HomeMy WebLinkAboutCASCADE VILLAGE GLEN LYON COMMON LEGALCascaclt 'L'i i/ay4'
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75 Soutb Frontage Rotd
Yril, Colorado 81657
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Standards for Lots
LoE 42; Glen Lyon
Department of Pablic Works/Transportation
39 t 40, 41
Subdivision
UM{ORANDI'II{
FROM:
DATE:
RE:
ShellvMello^,,reres italr ,Dfl -
February 8, -199L
Private Road
And Possible
The Town of Vail Municipal Code Section L7.2a.320.8 defines
driveways as rtAny private access for two or fewer dwelling units.rr
Section ]-7.28.32o.D defines rninor streets - which includes private
streets.
It appears that the access easernent granted to access the lots
mentioned abowe meets the definition of a private street.
The Town of Vail Municipal Code Section L7.2a.33o provides the
design criteria of mj.nor (private) streets.
From the design criteria, a 221 wide paved width vrith 2' shoulderson each side would be required once the next dwelling unit isbuilt, as currently there are two dwelling units existing on lot
40.
The issue at hand is howdoes 24r of roadway surface fit into a 2Oreasenent. There are two solutions, one is to contact the ForestService to see if an encroachment onto Forest Service land ispossible, as currently a part of the existing roadway encroaches.
The other solution would be to provide at a rninimum l-8t of paved
width and two 1r shoulders as long as the Fire Departrnent signs off
on the substandard road. I would prefer the first option, however,if the Fire Department signs off on the latter sol-ution then Public
Works will too and the second may work.
If you have any questions or need additional infornration, please
contact me.
cc: Dick Duran
53
\17.28. 300 STREETS
CLASSTFlcATrON:
."ttY through traffic. .2att'^:..
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88ilEftlt'ffi 'f,ilif;tff 3T'
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lsil'8ll;lll$' *,,0 o,
" .,e';'L?rgitt#;,Hil"l"#:5" " l:' lul :::": l:3i :: l,: :' ::l"l;llBughrar e
-Plan.
17.8.320
A. Arterial streets (Frontage Roads) - are those which pennic
cr,e-reratively rapid and_unimpeded movemenE or large
ioi.,i;;-;i iiirtit from. one pirt of the coumuniry io another.
B. Collector streets-are those which collect traffic from ml'nor or
local stree's "r,dffi it to arterial streels or Eo local traffLc
generaEors, Coliector streets include the prinitpal
engrance ".t""tt to a residential development, those-ltnktng
;;;h adjaceut d-evelopur.ents, and rhose streets providing
circulatlou ul!,!in such deveroPmenEs - :-:--:---:-:-, :r;: ::-- '
C. Loca1 sgreets-are those used orimarilv for direct access- to
DroperE,tes
:"Uutiin!-the rigtrt'-of -way '' ro9?l . strgecs carry
[;f;i;-h;"iog - 6rigin oi descination within the develoPment
""a ao not carrY tbrough traffic
D. X+?::#,if;*i::.i::"ff:l.iiE if,:" ;,;;;9"?:;$:iiilrf,ii
streeEs carry ferir-vehicles rhan local stre_ers_. rh"y._{g.got_
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17
E.' Drjveways - lny private access for two or. fewer aqgltlnq units' '*.i-'-Zeli3.;eslelrtnfnn- ,-=:--?:--:= ..,=-,--!+,*.=
;iii b" disc6uraged':' 'will be gt-sctruo5cu'. -:- ' -
2 rnr-arsections - Streets shall be laid ouE so 'af to"{;#;SfJf";a'' ffitible at righc angles .,:':,
3'*:#u*ffi
iS.EreeE nanes
- Street names'shaLl not duplicate an existlng street
the said streeE is an extension of che existing sEreet.
'shall be subject to Ehe approval of the Town Courtcil'
a Curves -.ihgriairnn curve radius shall be as designated ln" fffig-IaPh I Delw'
s- Allevs - Alleys stall be-provided if-requir"9-by the Elanning Com- /
"'.fitiffn. -Th;.tui-" width of chc a1!9i sharf 6e- 20 feet. Dead-end\-""ii"i" itall ot bc perrnicced. A11 alleys shall be paved.
6- Easemenrs - Easerats sha1l be provided for all uCillties, drainaget" ;:ii='E-annels. or streams r.rhich traverse across rhe subdivision.
7,
ii :.iii ll;,:lt, :'ilff ,"f":' r#:l I ::.::::Tl ffilnient access, cfrcula-and safety of t-traffic, and limitations ariZ opportunities-of toto:g.i1pll.^fi_.1:pljl::-l-ll9!! Ilt! be.defined.as the aiilince-u"tween-inytwo consecutive intersections of public streets.
(8. Cul-de-sacs- - Cul-de-sac streets, however, shall be designed as mlnor or localwlml-F1gFt-or-way bu or so i6ot-i:iciui ;il ;u;;';;i'iiarus-oi ao reit.---
9. Street hlidth -Street width shall conform to fte following:
rteria
fFrontage)12'per lane
Col I ector
Local
Minor
(Pr ivate)
Driveway
40
30
30
I
3
50 24
50 22
50
208*
22
12
40
250
60
7
I
750 and over
300-750
150-300
0-150
r(
B.
c.
Horfzonta'l Al iqrunent:
The maior considerations in horizontal alignment design are: safety, grade profile,road type,.des'ign speed, sight aistance, aid topogripf,y.-'iit tt,... factors rrustbe ba'lanced to_produce an alisnment ttrai is saiiii,-f,oii eCinomiiii,'inj-ia.iriie'for the type of road proposed.
Horizonta'l alignment must provide at least the minimun stopping sight distance forthe desisn speed at all points. This inciudei vjliuiiiiy-[i'titiii.iti6ril"ii ,iitas around curves and roidside encroachrents.
Vertical Al iqnment:
The grade line is the-referencg-l.inq by-wfrich the elevation or,n. pavement and otherfeatures of the road,are established. -It is coni"oiiea ,iiniv uv-tbpogripriv,'tti'factors of horizontar _ar isnrnnt, -sirety,
-si9ha-ai;iiil;,"iililn-ipiei,'iriiiigil,
and construction costs. Ttre configuraiion 6t treary-Juti venicres must also be.cons idered.
l. Grade Line - The grade line should be positioned with relafion to the cross-teTt-ion;s- fo'tlows:
a. It should coincide w;ti ilre road center'tine on two-lane and multi-lane undividedroads.
b. separate grade lines may be required on divided nrutti-lane roads.
*Maximum_grade for driveways may be up to l0% if the Townobtained. If the driveway is proposfa to be heaied, ih;if the Town Engineer,s approvai ls obtained.
Engineer's approval is
grade may be up to 'l2U
10.207-10.301 ,*ro.lrE coDE
(widths and clearances established under this section shall be maintained at all
times.
(l) Signs. When rcquired, approved signs or other aPProved notices shall be
provided and maintained for fire aPPaIatus access roads to identify such roads and
prohibit the obsmuction thereof or both.
Premlses ldentlficallon
Sec. 10.20t. Approved numbers or addresses shall be placed on all new and
existing buildingsin such a position as to be plainly visible and legible from the
sreet 6r road fronting the property. Said numbers shall contrast with their
backgound.
Key Bor
Sec. 10.209. When access to or within a structure or an area is unduly difficult
because of secured openings or where immediae access is necessary for life-
saving or fue-fighting purposes, the chiefmay require a key box to be installed in
an acJessible location. The key box shall be a type approved by the chief and shall
contain keys to gain necessary access as required by the chief-
Division lll
INSTALLATION AND MAINTENANCE OF FIRE.
PROTECTION, LIFE.SAFEW SYSTEMS AND
APPLIANCES
lnstallatlon
sec 10.301. (a) Tlpe Required. The chiefshall designate the type and number
of lue appliances to be installed and maintained in and upol all buildings-and
oremisesln the jurisdiction other than private dwellings. This shall be done
Lcording ro the rclative severity of probable fire, including the rapidity with
which ir iray sprcad. Such appliances shall be of a type suitable for the probable
class offfeisiociated with iuch building or premises and shall have approval of
the chief.-- piii"6i. fire exringuishers shall be in accordance with U.F.C. Standard No.
t0-1.--O)
Speciat Hazards. In occupancies of an especially hazardous naore or
where spcial hazards exist in addition to the normal hezard of the occuPancy' or
where access for firc apparatus is unduly difficult. additional safeguards rnay b€
reguired consisring of iaCidonat fire appliance units, more than one typc of
"ppti-.., or spccial systems suitable for the protection of the hazard involved.
Suih devices oi appliances may consist of automatic fire alarm systems, automat-
ic sprinller or nrater spray systems, standPiP€ and hose, fixed or portable fire
extinguishen, suitable asbestos blankets, breathing appiuatus, manual or aulo-
matiC covers, carbon dioxide, foam, halogenated and dry chemical or other
special fire-extinguishing systems. Whgre sulfr systems are installed, they shall
be in accordance t*ttr OJappticable Uniform Fire Code Standards or standards of
the National Fire Protection Association when Uniform Fire Code Standards do
not apply.
42
(
1985 EDmOil .206-10.207
deter or hir&r th,q fre &partment from gaining immediate access to said
equipment uhydran. A minimum 3-foot clear space shall be maintained around
the circumfererce of thc fin hydrants except ils otherwise rcquired or approved by
the chicl
Flre Apparatus Access Roads
Sec. 10.2117. (a) Genenl. Fire apparatus access roads shall be provided and
maintained in accordance with the provisions of this section.
(b) Wlren Rcqrfred. Firc apparatus access roads shall be required for every
building heieafter culstncted when any portion of an exterior wall of the first
story is locaed morc than 150 feet from f,tre department vehicle access.
EXCEPTIONS: l.When conditions prevent the installation of an approvcd fire
appanos acccs road, thc chief may permit the installation of a firc-pmtection
sysrcm or sy$cms in lict of a road, provided the system or systems are not otherwise
rcquired by this or any other code .
2. $fhel thcn are lol more than two Group R, Division 3 or Group M Occupan-
cies, tlr rcquirencnr of this section may be modified, provided, in the opinion of
the chief, fire-fighdng or rescue opcrations would not be impaired.
(c) Persrisible Modifications. Clearances or widths required by this section
may be ircreased when, in the opinion of the chiei minimum clearances or
widths an not adequae toprovide fue aPParatus access. For high-piled combusti-
ble storage, sec Sectbn El.l@.
(d) Surhce. Fue appantus access roads shall be designed and maintained to
support ttte imposed loads offre apparatus and shall be provided with a surface so
as to provide all-uadher &iving capabilities.
(e) Width. The minimum unobstnrcted width of a fue apparatus access road
shall be not lcss than 20 fca.
(f) Vertical Clcarznct All fire appiuatus access roads shall have an unob-
stnrcted vertical clcrame of not less than l3 feet 6 inches.
EXCEPTIOT* Upo approval vertical clearance may be reduced, p'rovided such
ndutioo does rt iryir access by fire apparatus and approved signs rre installed
aod mbuincd iadicaing the established vcrtical clearancc.
G) Ilrdng RadG. Thc turning radius of a fire apparatus access road shall be
as appmvedbythecticf.
(h) lhrnamundr All &ad+nd fire apparatus access roads in excess of 150
feet in lengt shall bc provibd with approved provisions for the turning around of
firc apparlus,
(i) Bridgcs. Whcorbridge is requircd to be used as access underthis section, it
sha.ll bc coustructed ad maintained in accordance with the applicable sections of
the Building Code odusing designed live loading sufficient to carry the imposed
loads of firc apparar.
0) Gndc. The Fdien for a fire apparatus access road shall not exceed the
maximum approved by Ihc chief.
G) Obsrocdon Tte required width of any fire apparatus access road shall not
be obstructcd in ary rnns, including parking of vehicles. Minimum required
41
ORDINANCE NO.2O
Series of 1990
AN ORDTNANCE AI'IENDING ORDINANCE NO. 10, SERIES OF 1990,
SPECIAL DEVEIOPMENT DISTRICT NO. 4,
sEcTroN 18.46.100 C, DENSTTY FrOOR AREA, AREA C
GLEN LYON DUPLEX IFTS TO PROVIDE FOR GROSS RESIDENTIAL
FIOOR AREA TO BE CALCUI,ATED PER THE REQUIREIT{ENT
oF THE PRTMARY/SECONDARY ZONE DTSTRTCT SECTTON 18.13.080
DENSITY CONTROL' AND SETTING FORTH DETAII,S IN REGARD THERETO.
WHEREAS, Chapter 18.40 of the Vail lilunicipal Code authorizes
special Development Districts within the Toltni and
WHEREAS, the Town Council approved Ordinance No. 10, Series
of 1990 Special Developrnent District No. 4 cascade Village; and
WHEREAS, a rnajority of the ProPerty owners within Area C,
clen Lyon Subdivision of special Developnent District No. 4 have
requested to amend Section 18.45.l-oOC of Special Development
District No. 4r and
WHEREAS, the Planning and Environmental Comrnission has
recommended that the Gross Residential Floor Area for Duplex Lots
within the Glen Lyon subdivision be calculated per Section
18.13.080 of the Vail Municipal Code; and
WHEREAS, the Town Council considers that it is reasonable,
appropriate, and beneficial to the Town and its citizens,
inhabitants, and visitors to amend ordinance No. 10, serles of
1.990 to provide for this change in Special Development District
No. 4, Cascade Village, Area C Gten Lyon Duplex Subdivision.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE
TOWN OF VArL, COT,oRADO, AS FOLT,oWS:
Section L.
Al1 the procedures reguired for a l,lajor aroendment to an sDD as
set forth in Section 18.40.1-OO have been conplied with.
Section 2.
Section 18.46.L00 Paragraph C, Density Floor Area' Area C, Glen
Lyon duplex lots is hereby amended by tbe deletion of the
following sentence:
rrNo residentiat lot shall contain more than 42oo sq.
ft. of GRFA per the Glen Lyon subdivision covenants.rl
Section 3.
If any part, section, subsection, sentence, clause or phrase of
this ordinance is for any reason held to be inval.id, such
decision shaIl not affect the validity of the remaining portions
of this ordinance; and the Town Council hereby declares it would
have passed this ordinance, and each part, section, subsection,
sentence, clause or phrase thereof, regardless of the fact that
any one or more parts, sections, subsections, sentences, clauses
or phrases by declared invalid.
1
,I
Section 4.
The Town Council. hereby finds, determines and declares that this
ordinance is necesaary and proper for the heat.th, safety and
welfare of the Tonn of Vail and inhabitants thereof.
Section 5.
The repeal or the repeal and reenactment of any provisions of
VaiI Municipal Code as provided in this ordinance shall not
affect any right which has accrued, any duty inposed, any
vioLation that occurred prior to the effecti.ve date hereof. any
prosecution commenced, nor any other action or proceeding as
cornmenced under or by virtue of the provision repealed or
repealed and reenacted. The repeal of any provision hereby shall
not revive any provision or any ordinance previously repealed or
superseded unless expressly stated herein.
Section 6.
A11 bylaws, orders, resolutions and ordinances, or parts thereof,
inconslstent herewith are hereby repealed to the extent only of
such inconsistency. This repealer sball not be construed to
revise any bylaw, order, resolution or ordinance, or Part
thereof, heretofore repealed.
INTRODUCED, READ AND PASSED ON FIRST READING THIS
-
day of
, L99O, and a public hearing shall be held on this
ordinance on the day of , 1990 at 7:30 p.n.
in the council Chambers of the Vail Municipal Buildinq, Vail,
CoIorado.
ordered published in full this
-
day of , 1990.
Kent R. Rose, Mayor
ATTEST3
Pamela A. Brandneyer, Town Cl.erk
INTRODUCED, READ AND APPROVED ON SECOND READING AND ORDERED
PUBLISHED this
-
day of , 1990.
Xent R. Rose, D1ayor
ATTEST:
z
Pamela A. Brandmeyer, Town Clerk
Section 4.
The Town council hereby finds, deternines and decrares that this
ordinance is necessary and proper for the heaj.th, safety and
welfare of the Town of VaiL and inhabitants thereof.
Section 5.
The repeal or the repeal and reenactrnent of any provj-sions of
Vail Municipal Code as provided in this ordinance shall not
affect any right which has accrued, any duty imposed, any
vioration that occurred prior to the effective datts hereof, any
prosecution commenced, nor any other action or proceeding as
commenced under or by virtue of the provi.sion repealed or
repealed and reenacted. The repear of any provision hereby shall
not revive any provision or any ordinance previously repealed or
superseded unless expressly stated herein.
Section 6.
A11 byraws, orders, resolutions and ordinances, or parts thereof,
inconsistent herewith are hereby repeared to the extent only of
such inconsist,ency. This repealer shall noL be construed. to
revise any bylaw, order, resolution or ordinance, or part
thereof, heretofore repealed.
TNTRoDUCED, READ AND pAssED oN rrRsr READTNG THrs 3rd day of
, L990 at 7 z 30 p.n.
Building, Vail,Vail Municipal
July , 1990, and a pubLic hearing shall be hel-d on this
ordinance on the 3rd day of
in the Council Chambers of the
colorado.
ordered published in full this 3rd day ef July ,1990.
ATTEST:
I,amera A. Brandmeyer, Town Clerk
INTRODUCED' READ AND APPROVED ON SECOND READING AND ORDEREDPUBLISHED by tltle oni]r this f Ztt day of .ru1y , L990.
ATTEST!
Brandmeyer,
Town ClerkParneLa A. Brandneyerd,
z
To: Vail Town Council
FROU: Department of Comnunity Developnent
SU&f: Arnendment to SDD #4 - Cascade Village concerning the maxirnum
allowed GRFA for all duplex lots.
DATE: July 3, 1990
On June 11, 1990 the PEC reviewed a request for an amendrnent to sDD
#4 - Cascade Village. The amendrnent would delete 'rNo residential
lot shall contain more than 4,2OO sq. ft. of GRFA per the Glen Lyon
Subdivision covenants.rr The amended code will read ttGRFA shall be
calculated for each lot per Section 18.13.080 of the Town-qllVail
Municipal Code.rr(See attached memo dated June 11' 1990) lThe PEC
reconmended approval of the anendnent by a vote;of 4-1.- Diana
Donavan voted against the request because she didlYfeel comfortable
with the increase{developrnent that would be allowed over what is
currently allowed.
I
The staff t."."i6f,"d the issue in order to find any background
infonnation that might be available that would give reference to
the Limit on the maximum on GRFA for duplex lots that was
instituted. Attached are minutes from The Planning Cornmission
meetings on July 14 and December 27|'}r, L977. On July 27 the PEC
reviewed the original subdivision plan. There is reference to the
downzoning that Itas proposed in the development plan. but no
specific reference to a maximum GRFA for the duplex- lots. On
Dlcember 27, the final plat was reviewed. There is specific
reference to the 4200 sq. ft. GRFA rnaxirnurn in the minutes. The
naximum however, had not been discussed in any other previous staff
memos or minutes of the rireetings during the review period- rn
addition, at this tine the Town was in the process of reviewing a
crowth Management PIan for the Town which inplenented downzoning
for a number of areas in Vail . There were references to the
applicability of this project to this p1an. In the JuIy 14th
rninutes there is a reference to trvoluntary downzoningrr by one of
the PEC mernbers. (See attached memo dated June L1, L99O for further
background information' )
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MTNUTES
VAIL PLANNING COMMISSION
14.IULY 1977
2.nn p l,
Members Present:
Chairman D::agen
Ron Todd
Sandy Mi1ls
Dudley Abbott
Ge:r:ry White
Bill Hanlon
APPROVAL OF FINAL PLAT -FDMI
Membe::s Absent: Garton
Staff Present: Toughill
Upon presentation of the Final Plat eoncer:ning the resubdivisionof Sunburst, adjoining neighbor" Gordon Pience commented that he
had reservations about multi-family housing adjaeerut to Vail Val1ey
Second Filing. l{e asked that careful attention be given tositing and design in the area. Abe Shapiro, also a residentof the area, agreed with Mn. Piercets comments. Hanlon then
moved to approve the plat subject to correction of technicaldifficulties by Kent Rose, town engineer:; Todd seconded the
motion; the vote was unanimous in favon; and the motj-on canried.
APPROVED.
Gone C::eek Associates (SDD#4) - Preliminary P:resentation
Andy Norris began the presentation by explaining the histonyof the 97 ac:res involved in the special development district,
annexation to the Town, cr"eation of the SDD and exceptionsto it. He then outlined possible development p1ans.
Parcel A
1. CMC and Vail Mountain School have been consulted
about putting an educational facility on a portionof thi"s parcel.
2. 100 unit 1odge.
3. Rernainder to be I4DMF - 150 units.
Page 214 July 1977
Parcel B t C
1. MDMF-6acnes
2. Open space - 3 acnes
3. Duplex - 40 ac::es
Norris commented that thene would be a direct access roadto the South Frontage Road fnom the pnoject, a bike path
and bridge, and that construction is planned fon the
surnmerl of 1978. With regard to the development of ParcelA, two alternatives wiJ-l be studied and designed: the combi-nation of educational facility and MDMF and all MDMF.
Norr is noted that he had neceived a letter f:ron UEVSDindicating thein ability to handle the sewer for the project;
he will petition for inclusion into the VWSD for water on1y.
Dudley Abbott commented that he is concenned with the impactof the development on cunnent growth managenent objectives.
Diana Toughillnoted that the Public Hearing will be heldon September 1; further heanings will take place during
October, with final approval to be given by the end of October.
John Ryan, economic consultant for the pnoject, then outlinedsubjects and issues to be studied in the environmental impactreport required for the project. Areas to be covered willinclude: 1) descripti-on of setting and proposali 2) impacts -social , economie and physical; and 3) ways to mitigate inpacts.
Dr^agen commented that emphasis should be placed on ene::gy and
water saving devices. The town should have enfoncement powens
to ensune that the thind pa::ty follows through with developer'sp1an. Discussion followed concerning heating eithen by gas
or electrie, including availability and costs.
Norris rema::ked that the Town staff wants the E.I.R. to coverParcel A, although it is not owned by Gore Creek Assoeiates,in order to make a legitimate evaluation of SDD#4.
White noted his concern with controls on the use of each Darcelof land and asked Ryan to use a checklist to indicate gnowth
impact which the planning comnrission designed,
Jay Peterson, attorney fon the project, asked the conmi.ssionif they felt the developer is headed in the night di:rectionespecially in the anea of downzoning. White cornmented thatthe voluntary downzoning is good and in keeping with grohrth
management. Mil1s stated her concern with contr.oL of densities.
Page 3
14 July 1e77 O
Abbott said that le would like to see more single fanilynesidential l-ots; he also stated that a transportation re-
quirement would be unrealistic and that transportation should
be done by the Town. Todd commented that the voluntanyattenpt to downzone and the E.I.R. are commendable. Dnager:
said that he liked the project and is in favor of the develop-
ment pJ-an.
P:relimina::y Recommendation - Bus Bann site,
Toughill explained that the Council had requested a preliminar"y
vote on site altennatives fo:r the bus ba::n. Altennativesinclude the Selby-Tofel site, New Electric site, V.A. site and
the Pulis site. It was noted that a companative study of the
sites has been made for light indust::ia1 use of the propenty.
After some discussion, a straw vote !,ras taken. Hanlon, tr{hite,
Abbott and Mil1s voted for the Pulis site; Todd and Dragen
abstained due to possible conflicts of interest.
Minutes of 6/30/77
Hanl-on moved to approve the minutes; White seconded the rnotion;
the vote was unanimous in favor; and the motion carnied.
APPROVED.
As thene was no furthen business, the meeting was adjourned.
MINUTES
PLANNING COMMISSION
DECEMBEB 27, T977
3:00 P.M.
Present: Ron ToddScott Eopman
Sandy Mills
Dudley Abbott
Ed Drager
Staff Present: Diana Toughill
A11en Gerstenberger
Request for Final Plat Approval of Glen Lyon Subdivision
Andy Norris, representing Gore Creek Associates, has requested
approval of the fiual plat for the Glen Lyon Subdivision.
The Town Counci.l and Planning Commission approved the prelim-
inary plat and the amendments to SDD4.
After a discussion, the Commissioners were ready for a motion.
The first motion was made by Ron Todd. He moved for approvalof the Glen Lyon Subdivision final plat and covenants to the
clause which will set a maximum GRFA limitation on any struc-ture (4,200 square feet), the exact language to be approved bythe staff. This motion also includes detailed road profiles
as amended by Kent Rose, drainage plans as submitted, bri.dgeplans which meet technical requirements of the Town and other
requirements as outlined in a memo from the Department of Com-
munity Development to the Planning Commi"ssion dated December
27 , 1-977 . Scott Hopman seconded the moti-on, and it was unani-
mously approved by the rest of the members of the Planning
Commissi-on.
Re subdivision and Rezonin
As outlined in a memo from the Department of Community Develop-
ment to the Planning Commission dated December 27, LQ27, Vail
Associates bas applied for a resubdivision into two/residen-tial lots and a rezoning from LD}[F to lR of the subject lot
consisting of 3.06 acres.
Minutes -2-December 27, L977
After a discussion, the Comissioners were ready for a motion;tbe first belng made by Dudley Abbott to approve the proposed
resubdivision and rezoning of Lot 2, Block 2, YaiL Village 12thfili.ng. Bon Todd seconded the motion, and it was unanimously
approved by the rest of the members of the Planning Commission.
Ron Todd nade the first motion to adjourn tbe meeting; it was
seconded by Scot llopmaa and unanimously approved by the restof the members of the Comnission. Tbe meeting adjourned at
4:30 p.n.
TO:
FROM:
DATE:
SU&TECT:
Ptanning and Environrnental Comission
Department of conmunity Development
itune 11, 1990
A najor amendnent to Special Development District No.
4-Cascade Vl.Ilage, Area C, Section 18.46.100, Paragraph
C: deletion of the folloring sentence t'No residentiallot shall contaLn rnore than 42OO square feet of GRFAper the GIen Lyon subdivislon covenantsrr, which amendsthe GRFA requirement to conform to the
Prinary/Secondary zone district, Section 18.13.080,
Density Control .Applicant: creg Amsden for 75t of the property owners.
I. DESCRIPTION OF TI{E REOUEST
The appticant is reguesting a najor amendment to Special
Development District No. 4, Cascade Village. The request isto delete the reguirement which states rrNo residential Lotshall contain more than 4200 sg. ft. of GRFA per the Glen
Lyon Subdivision covenants.rr The amended code will read
ITGRFA shall be calculated for each lot per Section
18.13.080, Density Control A and B for the prinary/secondarydistrict of the Town of Vail Uunicipal Code. with thedeletion of this restriction, the density controls for
duplex Lots I-38 and 40-52 of Area C will be governed bySection 18.L3.o8o of the vail Municipal Code. Because of
the lot sizes, the amendnent will allow 40 of the 51 duplexlots to increase their GRFA over what is currently allowed
by the SDD No. 4 density requirements. However, these lotswill not be granted more than what is allowed under the
Townrs density control for Primary/Secondary lots. The
applicant is not requesting any other changes to the
development standards.
II. BACKGROUND
At the tirne that sDD #4 was adopted, the GRFA definition was
in the process of revision. By putting a maximun GRFA in
the density reguirement for the SDD' the developerrs intent
was to lock in a specified GRFA allowed for the lots. Tttis
was j.ntended to protect against future changes in theinterpretations of GRFA. The ceiling, however, became arestriction for the GIen Lyon property owners, as the GRFA
requirenents did not becoute more restrictive (as the
developer had anticipated). Jin Rubin, the Comnunity
Development Department director at the tine of the original
adoption, confirms that the GRFA naximum was initiated bythe developer to guarantee the GRFA for Glen Lyon lots.
The applicant has received signatures fron 76.O7* of theproperty ohrners approving the change in the GRFA
requirenent.
The annendment will not include Lot 53 (Coldstrearn). The
amendnent will only affect duplex lots located in this Area
C. Also, the anendment will. not include Lots 39I and 39II.
Under resolution #1O, Series of 1982, these lots were
subdivided and zoned Single Fanily Residential with a heightrestrictLon of 25 feet and a maximun GRFA of 31oo sguare
feet per lot.
ITI. SPECIAL DEVEIOPUENT DTSTRICT CRTTERTA
Section 18.4O.O80 of ttre zoning code sets forth the
following design criteria to be used in evaluating the
merits of a special Developnent District. It is the burden
of the applicant to demonstrate that subrnittal naterial and
the proposed development plan comply with each of the
following standards or demonstrate that one or more are not
applicable or that a practical solution consistent with thepublic interest has been achieved.
A. Desiqn conpatibilitv and sensitivity to the irnmediate
environment, neigrhborhood and adjacent properties
relative to architectural design, scale. bulk, building
hei-qht. buffer zones, identitv, character. visual
inteqritv and orientation.
The granting of the request will allow for an increase
of the allowable GRFA for many of the duplex lots
located in the Glen Lyon Subdivision. Currently the
lots are regulated by the density requirements for
Prinary/Secondary zoning with a maximurn allowable GRFA
of 42oo square feet. 4o lots in Glen Lyon are
restricted by this maximum. It is inportant to
recognize that by deleting the maximurn for GRFA, they
will only be alLowed to build what is allowed under
Section 18.13.080 which reg'ulates the GRFA on all
Primary/Secondary lots. The mass and bulk of the
buildings will increase in comparison to what would be
allowed with the 42OO sg. ft. of GRFA rnaximum due to
the increase in allowable GRFA.
B.
uses and activitv.
The request will have noactivities of the area.effect on the number of
effect on the uses or
The application will have
units in the subdivision.
noIt
wlll increase the nass and bulk of the buildings
because the allonable GRFA vill be increased.
The folloving is a chart depicting the range ofadditional GRFA that would be allosed for a number oflots:
# of Lots Additional GRFA
01-250 sq. ft.
250-so0 sq. ft.
500-750 sq. ft.75O+ sq. ft.
c. Cornoliance with oarkingr and loadincr recruirenents asoutlined in Chanter 18.52.
off-street parking shall be provided as stated in the
SDD ordinance. This would require dwelling units with
up to 2,oo0 square feet of GRFA to provide 2 parking
spaces, and dwelling units over 21000 sguare feet toprovide 2.5 apaces per unit. These are the standard
Town of VaiI parking requirements.
D. Conforrnltv wLth apnlicable elenents of the Vail
Conprehensive Plan, Town Iplicies and Urban Desicrn
PIans.
The applicatlon does not request any additional GRFA
other than that which is allowed on other cornparable
Prinary/Secondary lots in the Town of Vail. There are
no planning studies that relate directly to this
requ€st.
E. Identification and mitigation of natural and/orqeoloqic hazards that affect the property on which the
special developrnent district is prooosed.
Geologic hazards wilL be identified and rnitigated as
required by Section 18.69 Hazard Regrulations of the
Town of Vail Uunicipal Code.
F. Site plan, buil-dino desiqn and location and oPen spacerrovisions desiqned to oroduce a functional development
responsive and sensitive to natural features.
veqetation and overall aesthetic aualitv of the
conmunitv.
Ttre only element of the above criteria that will be
affected by this request is building design. By
11
18
10
5
6
deleting the 4200 sguare foot naxinun, the nass andbulk vi11 be increased over what is currently allowedin the subdivision. Hortever, the mass and bulk of the
structures will be no more than what is allowed onother comparable Prinary/Secondary lots in other areasof Vail.
A circulation system desiqned for both vehicles andpedetrians addressinq on and off-site trafficcirculation.
There will be no change to the circulation system.
Since there sill be no increase in density, there are
no expected increases in use that would require a
change to the cLrculation systeu.
Functional and aesthetic landscaning and ooen space inorder to optimize and preserve natural features,
recreation, views and functions.
There will be no change to the existing landscaping and
open space plan. Individual lots will be reguired to
landscape 60* of lots as per the Section 18.46.170 -
Landscaping of SDD #4.
There will be no effect on the phasing or subdivisionplan. 23 of the 50 lots involved have either existing
homes or are under construction. No additional lots
are proposed with this application.
IV. DEVEIPPMENT STANDARDS
A11 developnent standards for SDD# 4 are very site specific.
For Area C, developnent standards including height'
setbacks, site coverage, parking and landscaping are in
accordance with the reguirements for the Prinaryr/secondary
zone district. This request sould allow ttre Area C density
control (GRFA) to be in accordance with Section 18.13.080 of
the vail Municipal Code.
G.
H.
Phasinq plan or subdivision plan that will naintain a
workable, functional and efficient relationship
throuqhout the developnent of the special development
district.
r.
at
v.STATF RECOI.{UENDATION
Staff recomnends approval of the reguest to delete the
statement that nNo resl.dential lot shall contain more than
42OO square feet of GRFA per the Glen l-,yon Subdivision
covenantsrr as stated in Section 18.76.100 of SDD #4
Ordinance f,10, Series of 1990 as applicable to Lots 1-38 and40-52. The staff feels that this restriction was used as a
means of guaranteeing GRFA to the Glen Lyon lots and
instead, the maximum became a restrlction. We feel that thedeletion of the maximun will have no negative inpacts on the
surrounding properties. The amendment vill allow the abovelots to be controlled under the denslty reguirements that
are used for all other Prinaryr/Secondary lots. There will
De no cbaage la tbe delel,ty requlreueate for L,otB 39I r|rd39Il ublcb are cortrolled by neeolutl.oa tlo. 10, Series of
L982.
Date of onnll.aton rr'r MAY 1 41990"5- LL- 30
Ma'1ov- Nmeo'alvy,n./-^
eppr,rcafloN FoRM FOR SPECIAL DEVELoPMENT
D]STRICT DE\TELOPI{ENT PLAN
I. This procedure is required for any project
the Special Development District Procedure.
The applicatj-on will not be accepted until
A. NA}4E OF APPLICANT
ADDR-ESS VAAES
APPTICANT' S REPRNSENTATIVE
that would go through
all information is submitted.
B.NAME OF
ADDRESS
C. AUTHORIZATION OF PROPERTY OhINER
uornis 476- MZ
SIGNATURE
ADDRXSS PHONE
D.LOCATION OF PROPOSAL
ADDRESS
LEGA], DESCRIPTION
$r00. 00 ,-i i,,.. lftEEp/ &n;&q>//7 /"t'"2-*: /,3ct-
F. A List of the name of ov,,ners of a1l property adjacent to theSubject property and their
II. Four (4) copies of the following information:
A, Detailed written/graphic description of proposal .B. An environmental impact report shall- be submitted to the zoningadministrator i-n accordance with Chapter 18.56 hereof unless waivedby Section 18.56.030, exempt projects;
C. An open space and recreational plan sufficient to meet the demandsgenerated by the development without undue burden on availableor proposed public facilities;
E.
(0vER)
Application ff Special Development Distlr Developmenr
Existing contours having contour intervals of -not more thanfeet if the average slope of the site is twenty-fercent oror vrith contour intervars of not more than ten-flet if theslope of the site is gxeater than twenty percent.
five
les s,
average
D.
E.
r.
1.,1I-?P9:?d site plan, at a scale not smalLer than one inch egualsrLtty teet, showing the approximate locations and dimensions ofarl build'ings and structuies, uses therein, and arl principal sitedevelopment features, such as landscaped areis,-recieatioiral facili_ties, -pedestrian plazas and walkways, service entries, driver.y",and off-street parking and loading-areas with proposed contoursafter grading and site development;
A preriminary J-andscape plan, at a scale not smalLer than one inchequals fifty feet_, showing existing landscape features to be retainedor removed' and showing proposed rind.scapin! and landscaped sitedevelopment featuresr such as outdoor recreational faciLities;bicycle paths. trai-1s, ped.estrian prazas and walkways, water features.and other elements i
Preliminary building elevations, sections, and floor p1ans, ata scaLe not smarrer than one-eighth equars "ni io"t, in suificientdetail to determine floor area, g'ross residential fioor area, interio:circulation, locations of uses within bui-Idingi, and the ge;er;l ---
scale and appearance of the proposed developm6ni.
III . Time Reguirements
The-..P1imning and. Environmental Commri:sSion meetsMondays of each month. An application with thematerial must be submitted four weeks prior to
on the 2nd and 4thnecessary accompanyingthe date of the meeting.
Comprehensive Plan.IV.Your proposal will be reviewed with compliance with Vail,s
N0TE: It is recommended that before a Specialsubmitted, a review ano comm"ni m[etingof Conrmunity Development.
Development Djstrict
should be set up with
appl ication isthe Department
a
l
-, ,/ \
, ,/l
2. a)I'
UAOF
a
AMENDMENTTO
PROTECNVE COVENANTS
OF
GLEN LYON SUBDIVISION
This Amendrnent to Protective covenants of Glen Lyon Subdivision is
executed as of this _anv or , 1989, by the undersigne.d.as the owners of
ot t"nst i 5Vo of tne surface itea of ttte ptiuat.lylowned ilnd included rvithin the boundaries
oi Ciin iyon ("Glen Lyon Subdivision") as s_i,!^forth on the Amended Plat for Glen Lyon
Subclivision recorded July 18, 1978 in B'ook272 at Page 370 in the records of Eagle
County, Colorado.
AMENDMENT
Forgoodandvaluab]econsiderationtheownersherebyamendthe
Declaration as follows:
1. Paragraph 17 is hereby deieted in its entirety'
2. This Amendnrent to Covenants may be executed in several
counterparts which when taken together shall constitute a.single instrume^nt and this
Amenclment shall beconre effectiv-e upon the recordation in the records of Eagle County,
Colorado of counterparts executed by the owners of at least 7 5Vo of rhe srtrface area of
Clen Lyon Subdivision.
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RECITALS
By protective Covenants of Glen Lyon Suldivision ("Covenants") recorded
April 4, 1978 in fiook 26'8 ar Page 698, of the records of Eagle County, Colorado, Orvner
t"lirt.i'r"11"li a.6"Ji" ttt" Coienanti) imposed cenain restrictions on certain real
prop"n' located in Eagle County, Coloiadoknown as Glen Lyon-Subdivision. Pursuant
io t'^tuh.oft 18 of thetovenants, the Covenants may be amended by the rwitten conserlt
"f lii"'oi'ti" owners of the surface area of Glen Lyon Subdivision' The undersigne^d
i"p."ii"t .t fi ittjSn of iu"h surface area and desiie to amend thc Covenants as set forth
below.
tr
LOT s I_& 3
srArE or fq rr!:rg!!
coUNTy 6p. 6t'L tt t'[r rc-'
The foregoing Amendment to Prot-rytive Covenqn-ts.toGlen Lyon
Subdivision *as acknoiffi"dU"fotrn1" this I I clay of [;( JC'lJ-i A.-' ,
Executed as of the date first above written.
OWNER:
P, Mone t te
.Jhe Lot in Cien Lyon Subdivision indicated above'
:Witness my hand and ofhcial seal.
My commission expires: 0 t -i t, llii h- 9,
)) ss.
)
)) ss.
)
1989, by
as the.t
J..'
fr
\f,
fi
&v.o
Ii
q,'
,}.
6OOFrii tt lv't rt-
Notary Public
lqLl3
? No-t-
LOT':} ?
STATE OF
OWNER:
l.cfcl
COUNTYOF
The foregoing Amendment to Protective Covenants to GIen Lyon. ^^^ ,
Subdivision was acknoiledled before me this
-
day of
-'
1989' by
as the
O*ner (s) of rhe Lot in Glen Lyon Subdivision indicated above'
Witness rny hand and oflicial seal.
My commission expires:
Notary Public
Donald P. Monette
4e4315 Et-5eg tr-154 A3/A?/9A 16:rhp trG e OF 39
Executed as of the date frst above written.
LOT ?q
STATE OF
COUNTYOF.
LOT_-z1_
STATE OF
COUNTYOF
)) ss.
)
OWNER:ML-W Partnersh
Byt
ts to Glen Lyon I
*Subdivision
O*"et (t of the I-ot in Glen Lyon Subdivision indicated above'
Witness my hand and official seal.
My commission expires: Z-6'7o
\ti
or.l
rl
r.l
tn
Notarv Public
,' .0 *,^-,'*Qlrl
Verne M. WiLlaman
)) ss.
)
r.us
ul
s
r.ua
!'ts
{f
!',
I
@
LU
lj'l
I
tE
i-d{
{re foregoing Amendment to Pro;ectiYe CovenalAs to Glen Lyon .tr7f0
Subdivision *as a.kno*ieJ3"a uii"i" he thissZld- day of &ztta+'/' , 1989' by
Verrne M. Willaman " :, as the
O*"e. (s) of the kt in CIen Lyon Subdivision indicated above.
Witness my hand and official seal.
My comnrission expires: -)- G - 70
Verne M. Willaman
Notary Public
Executed as of the date first above written.
LOT-:!!l--
STATE OF C!,r\sq'c^c{ o
OWNER:Fraser,/re Develo ent, Inc.
laE5
1989,by
AS
I
)
)
ss.
CoUNTYor. e+\re-
LOT
STATE OF
COUNTYOF
The foregoing Amendment to Protective Covenalts. to Gle.1 Lyon
ion was acknoiledged before me this trq-rr day of Od\o\)t \
'Gore Development
rtre Loi in Glen Lyon Subdivision indicated above'
i Witness my hand and official seal.
My commission expires: 3}1 lqo
Notaiy
OWNER:trtn
TL
f-l
s
rn )) ss.
)
atl.cl
rug
$
s
trt
a
ns
{t
lr'l
I
lJ.
o
run
IE
n
f9$
TU{t
The foregoing Amendment to Protective Covenants to Glen Lyon - ^ ^ ^
Subdivision was acknoiiedfied before me this
-
day of , 1989' by
, as the
Witness my hand and official seal.
My commission expires:
Notary Public
Owner (s) of the Lot in GIen Lyon Subdivision i
Executed as of the date first above written.
LOT4E OWNER:
srArE or elt'lWlc/a
COUNTYOF.
STATE OF
COUNTYOF
)
)
)
55.
'ro199, by
as the
t in Glenl-von Subdivision indicated above.
Witness mv hand and official seal.
My commission expires:
I BL'act \'r'zt' )' "
L
Notarv Public
OWNER:o
L'tfl
)) ss.
)
The foregoing Amendment to Protective Covenants to Glen Lyon
Subdivision was acknowledged before me this
-
day of 1989, by
as the
Owner (s) of the l,ot in Glen Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission expires:
Notary Public
pG50F394eA3L3 F-5eg F,-154 tA1/fre/90 16:Ofl
LOT___s_
Executed as of the date first above written-
OWNER:?*J/Jgl-^-t'.J\z
Fred V. Schubert
STATEOFH
The foregoing Amendment to Pro;ec1ive. CovgnEpls .1o.p\gtlJon
Subdivision was acknoriledled before me thissld$. day of triOtJeYI\beK- ,.
COUNTY OF.
Fred V. Schubert
Ownei(s) of the Lot in Glen Lyon Subdivision
Witness mv hand and ofhcial seal'
My commission expires:
LOT OWNER:
STATE OF
COUNTYOF
Wesl lvhitehnd Tvrp. ,Chefiet Cttt'itf'. +
Lly Comflriscion Erpi;es June 24, lgry . 'i
)) ss.
)
)) ss.
)
holaf:e:3ni:
Doris H. Disar,tis, lloiary Fublic I
.l
tncl
:-'
The foregoing Amendment to Protective Covenants to Glen Lyon , - ^ ^
Subdivision was acknowled"ged before me this
-
day of
-'
1989' by
as the
Witness my hand and official seal.
My commission expires:
Notary Public
Asg:aalon,:l
Notary Public
O*"er (s) of the Lot in Glen Lyon Subdivision indicated above.
4e4315 E-5eB F-154 A5/Og/90 16: tlE trG60F39
Executed as of the date first above wtitten- . -'
OWNER:' h.LOT_5_
STATEOF COIORADO
COUNTY OF.
Ronald J. Byrne
)) ss.
)
The foregoing Amendment to Protertive Covenants to GIen Lyon - ^^^
Subdivision *as acknoiiecl!"0 l"for" me this 17thd3y of October ' 1989' by
as the
^ltn
CJ
STATE OF
COUNTYOF
The foregoing Amendment to Protective-Covenants to Glen Lyon
1989, bySubdivision was acknoiledled before me this
-
day of
Errq-efi8ry":H,*.Ler
-
. as tlle
)) ss.
)
O*ner (s) of the Lot in Glen Lyon Subdi'rision indicated above.
Witness my hand and official seal.
My commission expires:
Notarv Public
4e4315 B*seS p-t34 qe/Ae/9Q 16:rIE FG Z OF g9
Executed as of the date first above written.
OWNER:
^ ,\ 4 Jr--/ 0 7t.tU tL-{-{."/ '-
Carl D. MacPetrieLOT_9__
STATE OF Hr C 11 l64^l
LOT
STATEOF
COUNTYOF
OWNER:
)) ss.
)
f'?tf)cl
The foregoing Amendment to Protective Covenants to Glen Lyon. ^^^ ,
Subdivision was acknoiled-ged before me this
-_
day of
-'
l9tt9' by
as the
O*"er (s) of the Lot in Glen Lyon Subdivision indicated above.
Witness my hand and ofhcial seal.
My commission expires:
Notary Public
484315 B-5eB tr-154 $S/A:E/SA 16:tZE trG A OF 39
oa
Executed as of the date first above written'
LOT 108 OWNER:
STATEOF l,<xt .nl o ts
/t
couNTY oF. L'ao/<.
LOT OWNER:
STATE OF
COUNTYOF
Owner (s) of the Lot in GIen Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission expires:
4e4313 F-SEB p-154 AA/Ae/gA 16:EE FB I BF 89
)) ss.
)
er
The forcgoing Amendment to Protective Covenants to Glen Lyon - ^ ^^
Subdivision was acknoiled[ed before me this
-
day of
--_-'
1989' by
as the
Notary Public
t
Executed as of the date first above written.
OWNER:LOT__[_
STATEOF
COUNTY OF.
Jack S. Flowers
ss.
The foregoing Amendment to Protective Covenants to plen Lyon - ^ ^^
Subdivision *as ackno*iedfied before me this l'l dal of o<'feat<- , 1989' by
Jack S. Flowers .t -
as the
Ovrner fsl of the Lot in Glen Lyon Subdivision indicated above.
Witness my hand and official seal.
Mycommission exPires: t' S' q3
Notary Pub
tAr fi IA. n//A
V4X . / IL,tt-UY-
s {4or-'1
!t
LNcl
;LOT U OWNER:
STATE OF C4
COUN:TY OF
The foregoing Amendment to Prote€tive- Covenants to Glen-Lyon
Subdivision was acknowledged before me this / 7| 7 day of -0<-/t-t/:'-t'n- ,1989, by
)
)
)
=fl
U 44.
*-L.t/LL
/l
Ltttt I ol
ss.
olf.l
u-c
lsl
LD
rL
as the
O*nEr (s) of the I.ot in Glen Lyon Subdivision indicated above.s
ul
rS
cn
flJa
!r'l
|\T
{t
lt-)
I
rf.
o
IE
!'l
f.l{
tt
Witness my hand and offrcial seal'
My commission expires:
Notary Public
LOT T2
Executed as of the date first above written-
OWNER:
STATE OF ALIALI dln
COUNTY OF. Ml'u,OlA .
Mason S. Thomas
The fore goin g Amendment to Protectiye- Covenar-ritto C le n
Subclivision w'as acknoi'ledled before me this 314 day of Tz1ztzttot
ss.
Mason S. Thomas
Owner (s) of the l,ot in Glen Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission expires: J- /o' P
LOT-t:a-
STATE OF
tf!cl
COUNTYOF
)) ss.
)
The foregoing Amendment to Protective Covenants to Glen Lyon - ^ ^^
Subclivision was acknoiled[ed before me this
-
day of
-,
1989' by
as the
Owner (s) of the Lot in Glen Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission expires:
A3/AE/99 16:tZtE
NotarY Public
F'G 11 0F 39
,)
Notary Publ
4a4915 E-5e8 F-154
Executed as of the date first above written.
OWNER:LOr__ll_
COUNTYOF
Subdivision
f.*.
)) ss.
)
The foregoing Amendment to Protective. Covenants to Glen Lyon
*";';;k;;;i;dEed before me this /ft" dav of Ac*'/'e'--' - ,1989, by
Diamond
as the
LOT
STATE OF
OWNER:
The foregoing Amendment to Protective- Covenants to Glen Lyon
Subdivision was acknoiledged before me this -- day of
COUNTYOF
)) ss.
)
F.
rhcl
1989, by
O*"e(t;f the Lot tn Glen Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission expires:
Notarv Public
494315 F*5eA F-154 VtA/r4iE/gA 16:ft8 F,G le OF g9
Executed as of the date first above written.
LOT_14_OWNER:
Ed Hicks
Gloria Hicks
STATEOF TEXAS
COUNTYOF. NUECES
The foregoing Amendment to Protective Covenants to^Q!e3 Lyon - ^--^ .
Subdivision *us a"tnowiialia U"fo.e me rhis 31 aay of OCTOBFR , 1989, by
Owne<sl of tn1 I-ot in Glen Lyon Subdivision indicated above.
OWNER:Lor__14
srATE oF TEXAS L,.
COUNTYOF NUECFS
'The foregoing Amendment to Protective Covenants tq Glel Lyon - ^ ^ ^
Subdivision was acknoiledled before me this 31 day of 0CTnRFR ' 1989, by
O*ner (s) of the i-ot in Clen Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission expires:
LARR J. ftcGOVI\EY
ilout Puuic, 6n h o( Ter.r
lry Conn. Erlh.r Jnda I ll0
)) ss.
)
nlfj
as the
Witness mv hand and official seal.
M+ncUntts6oion
ogry Public, St t oflsrrr
irly Conm. Atiraa Junr q, ISO
4e4315 B-5eS tr-154 A5/Ae/90 I6:Qe F'G 13 BF 39
I 4/L"_
/; ,/ ,l
STATE OyJt"(,e4 "-y'P\
COUNTY gP. t!"-t\ U'z-'<-''
The foregoing Amendment to Pro,qec1i,ve. Covgna.At! to Clen lyon , ^.^ ,^- -
Subdivision was acknoiledled before me this 30tu' day of Lt (:/ c'#a -) ' Itb9' Dy
LOT-154-
LOT---zs
)) ss.
)
Jchn O. Lohre and t"larv B. Lohre -----
wqpr (sl of the l,ot in Glen Lyon Subdivision indicated above.
// r"'.- ,,
Witness rny hand and ofhcial seal.
My commission expires: sf z;/ lo ,?.t."-L[
OWNER;
/;- / -
STATE OF l'.H-&'L c*'r
-.>.
COUNTY OFtJ{.nv/^'/
lr]
1989, by
as the
4e4,315 B-5ES F-154 A1/Q!/9A 1€':OE
z
Notary Public
F,6 14 (]F 39
Executed as of the date flrst above written.
OWNER:LOT 168
STATE OF r-r'''.trtrr>c: )) ss.
COUNTY OF.)S:il-!ts- )
The foregoing Amendment to Proteclive-Covenants to Glen Lyon
Subdivision was acknoiledled before me this 't'I* day sf \it n's '<ru '1989, by
Gers tenberger
All-en Gerstenberqer and Janet Gers
as the
Owne.r 1s; of ttte f.ot in Glen Lyon Subdivision indicated above'
.r ..*:-f.y.f"rf'ayitness my hand and ofrrcial seal.
STATE OF )) ss.
)
tt
COUNTYOF
The foregoing Amendment to Protective Covenants to Glen Lyon
- ^ ^^
Subdivision was acknowiedled before nre this --_ day of
-'
1989' by
Owner O of iire Lot in Glen Lyon Subdivision indicated above'
Witness my hand and official seal.
My commission expires:
Notary Public
4g4315 E-SES F. t5,4 a1/€rE/ga 16;B€ FE 15 0F 39
1
Executed as of rhe date first above written.
OWNER:LOT__L7_
STATE Or Os\q,\r. I i:t
COUNTY Or.\r,t!-ir
John O. Lohre
- as the
STATE OF
COUNTYOF
The foregoing Amendment to Protective Covenants to Glen Lyon - ^^^ .
Subdivision *as acknowie;;;Jb;i;; -e this \-ld dav of 0c*o,!' ^ ' 1989' bv
The foregoing Amendment to Protective Covenants to Glen Lyon - ^ ^^ .
subdivision was acknoiiedfied before me this
-
day of
---'
1989' by
)) ss.
)
)) ss.
)
.,t
rO
as the
Owner (s) of the Lot in Glen Lyon Subdivision indicated above.
Witness my hand and ofhcial seal.
My commission expires:
4e43L5 F-5gg F-154 td1/[rE/9A 16:OE FG t5 OF 39
Notary Public
nIt
Executed as of the date first above written-
OWNER:LOT 23
STATEOF
The foregoing Amendment to Protective Covenants to Glen Lyon
Subdivision was acknoiled-ged before me this *Ai-aay of \le.rr€zn-lrt^-,
couNTYor.(v, ^a n ["nQi . ss'
LOT
STATE OF
COUNTYOF
1989, b
Bettv M. Thomas
NotaryPublic
OWNER:
)
)
)
The foregoing Amendment to Protective-Covenants to Glen Lyon
Subdivision was acknoriledled before me this
-
day of
fl
rOcl
ss.
1989, by
nst/fscnn ilfso / -i tl lA0-,\-o'l
Witnessmyhandandofficialseal. gl,lffii"*f-i,'*ot
il::J:::T::T;:';r;ff *.!iffii:i$i: !
as the
OwnerTs) of the Lot in Glen Lyon Subdivision indicated above'
Witness my hand and ollicial seal.
My commission expires:
Notary Public
pB t7 0F 394e43Lg B-3e6 p-tg4 b3/6e/9A 16:&tE
Executed as of the date first above written.
OWNER:
/)_,
STATE OF UdZdAdztz,
LOT 2!
COUNTY Or./,ta{',1t2/
/.rm,
)
)
)
ss.
Diamond Homes , Inc. bY
. as the
ion indicated above.
OWNER:
STATEOF
COUNTY OF
The foregoing Amendment to Protective Covenanls to Glen Lyon , ^ ^^
Subdivision *as uctno*i"OE"d b"fo." me this l7*a day of Orrl;/.ttt ' 1989' by
The foregoing Amendment to Protective Covenants to Clen Lyon - ^^^Subdivision was acknoiledled before me this _- day of
---'
1989' by
)) ss.
)
|.1
LOil
as the
Ownei (s) of the Lot in Glen Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission expires:
Notary Public
Diamond
4e4315 B-5eS F-154 tA5/$e/9A 16:OE pEi tg OF 39
o
Executed as of the date first above written.
OWNER:LOT 26
STATE OF
COUNTYOF.
LOT OWNER:
STATE OF
COUNTYOF
Owner (s) of the Lot in Glen Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission expires:
)) ss.
)
)) ss.
)
i,FI
The foregoing Amendment to Protective Covenants to Glen Lyon
- ^^^ ,
Subdivision was acknoiledled before me this .- day of ___.---' 1989' by
as the
Notarv Public
4e4315 F-5eB F'-154 tA1/@e/gA 16:OE FG 1? OF 39
Executed as of the date fust above written.
OWNER:
srArE oe (,!-/''ta/*-
,^AiY,A,
dailton l\, Ma'stalir, f -
LAT 27
couNry or. d,yriAo
LOT
STATE OF
COUNTY OF
)ss,
The foregoing Amendment to Protpcqive Covena;1ts 1e Qlgn T yon
was acknofrled[ed before methis''j'//uday of &t4"/-(c )
'
of the Lot in Glen Lyon Subdivision indicated above.
Witness my hand and official seal.
Mycommissionexpires: y'rr/?
1989, by
as thes.li
)) ss.
)u?
The foregoing Amendment to Protective Covenants to Glen Lyon - ^^^
Subdivision was acknoiled-ged before me this
-
day of ---' 1989, by
as the
Owner (s) of the Lot in Glen Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission expires:
Notary Public
PG EE OF 39
1
4e4315 B-5ee P-154 A3/AE/94 16:OE
LOT23
Executed as of the date first above written.
OWNER:
ss,
STATE OF
COUNTY OF.
The foregoing Amendment to Protective Covenants to Glen Lyon . ^ ^ ^
Subdivision was acknoiied[ed before me this //tu day of CerostK , 1989' by
Diane L. Beat tie
as the
Lxpi:es i{et.17,
/-zzi
otary Public
OWNER:
STATE OF )) ss.
)
r&cl
COUNTYOF
The foregoing Amendment to Protective Covenants to Glen Lyon , ^ ^ -
Subdivision was acknoiledled before me this
-
day of __--' 1989' by
as the
Owner (s) of the Lot in Glen Lyon Subdivision indicated above'
Witness my hand and official seal.
My commission expires:
Notary Public
4e4315 F-seA F-154 fr1/nz/ga 16:[tE FG e1 0F 39
Executed as of the date first above written-
LOT__2eE_OWNER:
STATE OF 9--.4 yisas )'--(-, )
COUNTY Qp. "=--L.'i-.1 yr5ovr )
The foregoing Amendment to Protective Coven*qts to Glen Lyon. ^^^ ,
rs.actnoiled-ged before me this4lEday of ( lc*ak: r ' 1989' by
ss.
STATEOF
COUNTYOF
!"r
LOcl
sJ.
vlsl0n
,,I
Owner(stof the lriin Cten Lyorr Subdivision indicated above.
Witness my hand and offrcial seal.
)
U3/Ae/9@ 16:OE4p4315 B-SaA F-154 trG eE OF s9
LOT_ 3 r_
Executed as of the date first above written.
OWNER:
',.)//,/..,..h
STATE gp L-.{tdlt-tltt /t
")t.,. )
ss.
COUNTYOF.
LOT
rys toGle-n LyonL!./tfu.t_, 1989, by
as the
r
^1r]...F.r
@:tuT €
Notary Publi
OWNER:
STATE OF )
ni&
COUNTYOF
) ss.
)
The foregoing Amendment to Protective Covenants to GIen Lyon - ^^^
subdivision rvas acknoiledEed before me this
-
day of
--.--'
1989' by
as the
Ovrner G) of tne Lot in Glen Lyon Subdivision indicated above.
Witness my hand and offrcial seal.
My commission expires:
@5/0'e/98 t6:CtB
Notary Public
FG e3 0F 39
.,
as talir
4843r5 B-seg tr-154
LOT 32 OWNER:
STATE OF Co\o.ooo
)
)COUNTy Or. Z."rt\_
The foregoing Amendment to Protective Covenants.to Glen Lyon - ^^^*";;;kiltil;d"ged beforq.me this ?\ day of CL-kh''-- , 1989' by
as the
Executed as of the date first above written.
Notary
OWNER:
ss.
id
STATEOF )) ss'
)
f)
rO
COUNTYOF
as the
6*ne(s[f the I.oi in Gten Lyon Subdivision indicated above'
Witness my hand and official seal'
My commission expires:
Notary Public
F.G E4 OF 39
FARE Partnership
Bv: -[e*Rh."..i-t=]
ttre l-ot lrc'ten Lyon Subdivision indicated above'
{.^...----
The foregoing Amendment to Protective Covenants to GIen Lyon , ^-^ ,- .
Subdivision was acknorlled[ed before me this
-
day of
-'
l9Uy' by
4?43t3 E-ESB tr-1s4 A51me/9ra L6zOE
LOT JJ
Executed as of the date first above uryitten'
OWNER:
STATE OF 't
) ss.
)
)) ss.
)
aFct
COUNry OF
The foregoing Amendment to Protective Covenants to Glen Lyon . ^.^ , .
Subdivision was acknoiledEea before me this ___ day of
---'
l9E9' by
as the
O*tte. tsi of tne Lot in Glen Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission expires:
NotarY Public
F,G e5 trF 39
Ackerman
COUNTY OF. SLKS\b
The foregoing Amendment to Progeg.tive Covenants. to.Glen Lyon
subdivision was acknowffi$;;il;;; ilit ii;iir dtoi ttisbu(- -
' 1e8e' bv
dwierG|Athe ht t"ttletn Lyon Subdivision indicated above'
Witness my hand and ofhcial seal.
i'trtitT Fr''::'c ':!!':o
I ir l:..:: :;';;;'i
My commission expires:
OWNER:
STATE OF
: -, :l Ii)'rI'.,t,.\.t:;:r,tFl'.71)!:"5r'ltJ:''''- -
, -"' ,t \ z
4e4315 E-5es F-154 A3/@e/96 16:t?E
Executed as of the date first above written.
OWNER:
)
)
I
The foregoing Amendment to
acknowledged before me this day of
n Development , Inc. b
the Lot in Gten Lyon Subdivision indicated above.
OWNER:
Witness my hand and official seal.
My commission expires: tl-Zf, -'1 | , I I'' {i"**o- 0Llrt[*,t/J
Notary Public
ment, Inc.LOT__3A_
STATE OF
cov:
ss.
to Glen
1989, by
as the
LOT
STATE OF )) ss.
)
rlr
COUNTY OF
The foregoing Amendment to Protective Covenants to Glen Lyon - ^ ^^
Subdivision was acknowled"ged before me this
-
day of
-'
1989' by
as the
Otnt (s) of the l-ot in Glen Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission expires:
NotarY Public
F6 e6 UF 394e4315 B-5eB Fr-154 tT5/ge/g$ 16:tile
o
Executed as of the date first above written'
LOT--ge - owNER: \
srArE or C^;.^srl;Ltr) I
coUNrY oP. /\h," AluNn) i
The foregoing Amendment to Protective.Covenants to Glen Lyon
Subdivision was acknolledged before me this
ah.a rl as W - Jonc-s -)--:
day of --'1989, by
ss.
char le s
Charles W. Jones
as the
bdivision indicated above'
witness my hand and official seal. r*ro3,tfrl,nsT.tip#E::[
l{o.8O,153
My commission exPires:
Notary Public
LOT OWNER:
STATEoF colorado )) ss.
COUNTYOF Easle )
Thc foregoing Amendment to Pr-otective Covenants to Glen Lyon19 9 i .
Subdivision *o, ..kno*i.;A; i;;I;;elrriij:ra drv or April ' l9w'bv
Stanley S. Beard
as the
rl
Ibcl
Comntission lipircs March 31,
@on suudlvision indicated above'
Witness my hand and official seal.
My commission expires: Sgptember 6 , f 991
2BB Bridge St.
Vail, Co 81657
! c11
4e4315 E-geA F-154 A3/Ae/9@ t6:O€trG e7 0F 39
Executed as of the date frst above written.
LOT___31_OWNER:
STATE OF
COUNTY OF.
Resort Properties b
;iEe Lot t" Clen Lyo" Subdivision indicated above'
e -tC
Witness my hand and official seal.
My comnission expires:
IIOIIRY PIJELIC SIA1I Of FLORTOA
r{Y c0t${tsst0t ExP. APR. 1.1990
80il080 IHtu GEtEnAr rXS. lJf0.
;
OWNER:
STATEOF
COUNTYOF
)) ss.
)
)) ss.
)
1989, by
as the
LOT_ (O_
r1i\
The foregoing Amendment to Protective Covenants to Glen Lyon - ^^ .
Subdivision *as ackno*ieaEiJ u"rot" me this
-
day of
-'
1989' by
as the
rlG Lot inGten Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission exPires:
i0lrni Pggttc strrt 0F Flgntgl "!
f{Y c0f rtsstofl EXP. APR, I,1990
0010t0 tflnll oglrERAt S. ux0. , .i..*.'..;
Resort erties
'Fgse,nar I tk|er
hl(,nt...;r',s.' rr,.' /-/-i-
,:l/ i*,?., /-r,, L
N otarv ruDIlc
4e43LZ F-5eS F-154 A1/AE/9A 16:tZt€ FG eg OF 39
Executed as of the date fAst above written.
LOT-39=L and
39-2
STATE OF
COUNTY OF.
LOT
STATE OF
COUNTYOF
OWNER: Hasg ian-Pennin
By: --
The foregoing Amendment to Protecti.ve Covenants to
Subdivision was acknowffiio 6iroi" -" this /1adav ot -Q4.
)) ss.
)
)) ss-
)
len Lyon
- Penn inqt on-- Norr is ' A.D. 111 t)
1,989,
PAMEIJ J. CORNWELL
Notary Public-Calif ornia
LOS ANGELES C'UNW
My Comrn E)9. Ar9. 24. 1992
--T> /1 ,/1(J-azt c/-. 4' L:a<-^ t^'q-t'l--
Notary Publiy'
OWNER:
The foregoing Amendment to Protective Covenants to Glen Lyon , ^ ^^
Subdivision was acknowiedled before me this -- day of ---' 1989' by
trcl
ton-Norris , A. D. l" l1-----r- /, /::. {:
as the
Owne. (s) of the Lot in Glen Lyon Subdivision indicated above'
Witness my hand and official seal.
My commission expires:
Notary Public
tr6 e9 0F 394e4315B-5EA tr-154 A1/Ae/9fr t€,:tZrE
Executed as of the date first above written,
LOT-_4-OA_ OWNER:
STATEOF {)) ss. .. -\'/) (-"-'COUNTYOF
as
The foregoing Amendment to
Subdivision was ackno'iled-ged before me tJ
Blume FamiIy Partnershrp bY
ve Covenants qo Clen Lyon
of (F.[,r,4!{:1989, by
as the
@n t yon Subdivision indicated above.
s mv hand and official sea[.
ission expires, 6' t 3 '-^q
LOT OWNER:
STATEOF
COUNTYOF
)) ss.
r1r
The foregoing Arnendment to Protective Covenants to Glen Lyon - ^ ^
Subdivision was acknoiledled before me this
-
day of -----' 1989' by
as the
O*ner (s) of the Lot in Glen Lyon Subdivision indicated above.
Witness ny hand and official seal.
My commission expires:
Notary Public
F,G gra trF 39
Notary Public
4e4315 B-5eg F-154 A1/A?/EA 16:OE
Executed as of the date flust above written.
LOT__l!.!__end a 3
STATEOF Colorado )) ss'
COUNTY OF. e,asle )
OWNER:
The foregoing Amendment to Protective Covenants to Clen Lyon
Subdivision was acknoiled-ged before me this 3.QE4ay of !ctober '1989, by
Findell
LOT
Leslie Vl . FindeJ-l End Belb lE-YCn!-Jiqgell
as the
(s) of the Lot in Glen Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission expires: September 6 , 19 9l-
tl -l ,1/,+4,.7
'fk r.:,!",i),1.i,1
NotaryPublic 288' Bridge St.Vail, CO 81657
OWNER:
STATE OF
COUNTYOF
as the
Witness my hand and official seal.
My commission expires:
Notar.v Public
.)
rr
9r
)) ss.
)
The foregoing Amendment to Protective Covenants to Glen Lyon ^ ^^ .Subdivisionwasacknoiled!edbeforemethis-dayof-,1989'by
tlre Lot in Glen Lyon Subdivision indicated above.
4e43LS B-5EA tr-154 a1/@e/9?t 16:rZ€ trG 31 OF 39
LOT_-AA-
Executed as of the date first above written.
OWNER:
-)n! l/(./,t,)1\ U'-'>r'"3
andrew D. Norris III
) ss.
)
)) ss.
)
Frrr
3a
COUNTYOF
The foregoing Amendment to Protective Covenants to Glen Lyon
- ^^^ .
Subdivision was acknoiled-ged before me this
-
day of -....-' 1989' by
as the
O*ner (s) of the Lot in GIen Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission expires:
4e4315 E-SEB tr-154 A1/Ae/9v 16:OP trG 3g OF 39
Notary Public
7
srArE oe (M.nr2rv/a )
?{a-tff'
Subdivision *as acknowied[ed before methis./?t/ day ot (A-(VULL , 1989, by
Andrew D. Norris III
as the
,t of.rt e t-oi in CIen Lvon Subdivision indicated above.J..'
Witness my hand and official seal.
g lvly commission expires: ,Z/'t2L 7t''
LOT
STATEOF
Executed as of the date frst above written'
LOT- 46A - OWNER:
STATE OF colorado
couNTYOF. Eagle
)) ss.
The foregoing Amcnclment to Protective covenants to Glen Lyon rggo
Subdivision *u, n"Lno*i";!;;^i;;l;;"ir'it li"t' dav of ':anuarv ' Ww' bv
@bdivision indicated above'
.. Witness mY hand and official seal'
My commission expires: september 6 ' 19 91
,li. nt, h^,1 ht ns"4^^'t u -
NotarY Public \)
288 Bridge st., vail, co 81657
LOT 468 OWNER:Carof S. Schmidt
custodian for s.E. and M.G. Hoods
STATE OF
COUNTYOF
Subdivision rvas acknoiledged before me this
The foregoing Amendment to Protective.-Covenants to Glen Lyon
day of --.-'1989, by
JUU(llYlJlurl lY<lJ .lvArIL' vv rv
c-"t"f s. schmidt as cus-todian for s'E' and M'G' w
)) ss.
)
aNct
ns the
@Suboivision indicated above'
Witness my hand and official seal.
My commission exPires:
Notary Public
4e4315 F-ESB F-154 A1/A7/S@ 16:OE FG 33 OF 39
Executed as of the date first above written.
LOT_lJ__
STATEOF Colorado )
)
COUNTYOF. Easle )
OWNER:
ss.
The foregoing Amendment to Protective- Covenants to Glen Lyon
Subdivision was acknoiledled before me this
-
day of
6, 1991
a
Notary Public 2 Bridge St. ,
LOT OWNER:ar'.t
STATE OF
COUNTYOF
as the
O*ne" G)oi the Lotln Glen Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission expires:
Notary Public
1989, by
\/,a i I
8r657
)) ss.
)
f)r
The foregoing Amendment to Protectivs Covenants to Glen Lyon - ^ ^^
Subdivision was acknowiedled before me this
-
day of
-'
1989' by
4e4315 F*5A€ tr-154 A5/AE/94 16:EtEF,G 34 0F 39
LOT 49
STATEOF Cotorado )) ss.
COUNTYOF. Easle )
The foregoing Ameldment tq lrgleggve.Covenants to.Clen LyonThe foregoine Amendment to Protective Covenants to uren yi1g1
Subdivision *ui octnoiiJ!; i;;i;;" me tlris3-[!L dav of --AnEir-
Executed as of the date frst above wrinen'
OWNER:
vid L. Irwin, StanleY-!-:- J99rg
Lor 43,-
t 6, 1991
ibv
as the
8l-657
STATE OF
COUNTYOF C do-/
)
)
)
ss.
-)
CD
The foregoing Arnendment to Protective.Cou:n99t-tlq GlenLlon .|ffi
Subdivision was acknoiledled before rl1e this '41^L day of ,19wby
David t. frwin
stanley
James J. Bro\'rn. Jr -as the
@s ubdivision indicated above'
Witness my hand and official seal-
My commission expires:'\o'd 7, r?'tu ./)
V.r qau (,Lx'*t La.a.<'t<!
t'l6t{ry Public /
4e4315 B-5eB p-154 tT3/@e/ga 16:tZlE FG 35 0F 39
Executed as of the date first above written'
OWNER:LOT_IL *
STATEOF colorado
COUNTYOF. Eaqle )
STATE OF
COUNTYOF
ss.
OWNER:
r{
CD
ss.
The foregoing Amendment to Protective Covenants to Glen Lvon
Subdivision *o, o"tno*iJ;;Jiilil#;;i;i;-'- dav of ' 1e8e' bv
, as the
bdivision indicated above'
Witness my hand and official seal.
My commission exPires:
NotarY Public
trG 36 UF 394e4315 F-5eA p-154 @5/@e/9fr 16;0P
t^
a
Executed as of the date first above written.
OWNER:LOT
STATE OF
COUNTYOF.
)) ss.
)
The forigoing Amendment to Protecti,ve-Cove
Subdivision was acknoiledied before me tnifutz-day of
,
"gpon 1989, by
as the
,-':#H $,t ot-n Cten Lyon Subdivision indicated above.
Sitness my hand and official wdl. // - ?6 f ()
"^-''rtt
:-'^- r:r*rLMy commi ssion exPires:
LOT
STATE OF
COUNTYOF
t!a
)) ss.
)
The foregoing Amendment to Protective Covenants to Glen Lyon . ^^^ ,
Subdivision was acknoiledEed before me this
-
day of __.__--' 1989' by
, as the
Owner G) of the Lot in Glen Lyon Subdivision indicated above.
Witness my hand and official seal.
My commission expires:
A3/8t€/96 16:OE
NotarY Public
F.G 37 0F 39
,,
Coldstream
l*t,ln^ 1
4'c43L3 B*seB F,-154
a-
t
at
Executed as of the date first above written.
OWNER: Th" G1.. rYot offMildingLOT-l(L_
STATE OF
COUNTYOF.
)
)
ss.
day of
s) of tfre fvpt in Glen Lydn Subdivision ed aboVe.
1989, by
Witness my hand and official seal.
Mv commission expires:' /l''{/"'fa
4
CDcl
LOT
)) ss.
)
STATEOF
COUNTYOF
The foregoing Amendment to Protective Covenants to Glen Lyon. ^.^ ,- .
subdivision was acknoiledled before me this
-
day of
-'
l9E9' by
as the
Witness my hand and official seal.
My commission expires:
Notary Public
F,G 3A OF 39
O*"er(t of ihe Loiin Glen Lyon Subdivision indicated above'
4e4315 F-geA F-154 A5/Ae/94 16:OE
G
t
&Proi
t
o"fie4Jvr04b
LOT SIZE(Acres )
L .4272
! z .40263 .482'l
, E 1?1
5 .40U /
6 .457 4
7 .4684
B .4628
9 .s381
10 .7851
11 .7056
12 .7698
13 .8085t4 .74J.8
15 .)OlO
L6 .5123t7 .5448
18 .453619 .4730
20 .4920
2L . 5011
22 .5092
23 .517524 .437425 .463426 .7081
27 .524428 .659829 .617 r
30 .6237
31 .577032 .5078
33 .4289
34 .4250
35 .44L6
36 .4467
37 .4268
38 .4609
39A 1.2353B 1.2500
40 .8584
4L L.049442 .4914
4 3 .570644 . 4111
45 .47 6L
46 .435047 .4534
4 B .4489
49 .5105
50 .5009
51 .4474
52 .4826
5 3 4 .2lzLt',
54 I.7477xt
GLEN LYON - LOT SIZES AND GRFA
O
VOTING
PERCENTAGE
L.Lgz/ 4LL1
L . Lzz ,/ .4+8'1, 4oO4
L.342 '/ 4200
L.432/, 4200
r.2BZ {, 42OO
r.272{ 4200
1.30? 4200
r.292 4200L.5oz{, 42oo
2 - Lsz '/ .88% qzoo
L.g62 /, 42oo
2.LAZy. 42002.252r', 4200'
2.o72{. 42OO
I.5za,/ ,*% 4zoo|'.
1.43S /.SL% SZOOTI.s2Z/ 42oo
r.262 42001,.322 4200I.372 42OO
t.402/ 42oOt.422 4200L.442/, 4ZooL.Z2Z{, 4155
r.292'/, 4200
L.97Zt 4200
L.462(. 4200
1, .832 /. 4200
t.jZZ/ 4ZOO
L.742 4200L.6Lz/ 4zoor.4rz/ 4200L.Ls*4 4118
l" . 188'/ 4 10 1
L.232 , 4r7 4
l -Z4Z{ 4196
1.198 , 4LO9
L.2BZr'/ 4200
3.442{, -33003.482t/ 3300
2.392/ .Y"L 4zoo2.s22/ 42oo
)".372 , 4200t.ssza 42OO
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t.252 , 4199
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GRFA UNDER
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4 111
4004
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4256
4242
4290
4266
459 4
5 210
5037
5L7 7
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5116
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4 482
4623
4226
4 310
4 393
4432
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4504
4155
4269
5044
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47 57
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4 118
4 101
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LOT SIZE(Acres )
_ 1 .4272
,,2 .4026'3 .4827
\./A . , .5131
.,/ 5 .4607*'6 .4574
" 7 .4684
8 .4628
^"/ 9 .5381
v' 10 . ?851, 11 .?05612 .7698
13 .8085
.LA .74L8
" L5 .5626
u 16 .5123
L7 .5448- 18 .4536- 19 .4730
"' 20 .4920
2I .5011
'22 .5092
23 .517524 .43'7 4
25 .4634
26 .7 087
27 .524428 .6598
'-/ 29 . 6171
"'30 .6237
31 .577 0T2- ',.s078
33 .4289
-/ 34 .4250..'35 .4416
36 .4467
J I ..lZD6
'ie 38 .4609
- 39A. 1.2353- ' Y r.2soo,.'40 .8584
{r]*r.'o+gq''p ., .4eL443 .5706
44 .4111
x./ 45 .47 6r., 46 .4 350
-, 47 .4534
48 .4489
yz 49 .5105
50 .500951 .4474,, 52 .4826
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4 200
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'/ .*% 42oo | \- ,/ ,aef 42ool -
'/ 42oo
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4 200,/ 4zoo
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4 20O,/ 42oo/ 42oo,/ 4ltg,/ 4 to1
417 4,/ 4Lg6
4109,/, 4zoo{, 328!I- Zroot/ 33Dt bteC',/ .9t"L 42oO'/ 4zoo
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NEW AMENDMENT(Sq. Ft
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li** GIen Lyon Commercial Buildi.ng
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To: Steve Barwick
From: Steve ThompsonDate: 5/2/9LRe: clen Lyon Property
racts A, B, C, E, F, G,J were quit clairn deeded to
the-Fown--oFEliFfrom Gore Creek Associates. According to AndyNorris, the Glen Lyon Subdivision Agireement stated that when
constructj-on was compJ-eted on the subdivision, certain lots that
were dedicated by Gore Creek Associates as open space would be
dedicated to the Town. Andy did not specify which lots should have
been deeded to the Town.
on March 13, 1991- we received a letter from Eagle County stating
that there were deLinquent taxes owing on Lots A,B,C,D,E,F,G,J,K in
the amounc of $19,015,84, There are no delinquent taxes oue on
Tracts D and K. It appears that when the lots were deeded to the
Town in 1988 , the prior year taxes were not paid.-ru- r^,^ .^,." -t-.-io-i t-.. r
D{r-,^,'l?R,
According to community Developnentrs records, the following tracts
were dedicated as green belt and natural open space on the 1Oth ofJuly, L97B: B,C,D,E,F,G,H,J,K. Is Tract A designated as openspace? Community Development needs to answer that question.
The main issue is whether or not the Town wants to pay the
$19,015.84 in order to keep ownership of these lots. We have until
May 31, 1991 to settle this matter, or the property will be sol-d to
fha nrrrr.hrcorc r-rf the taX CgftifiCateS.
Someone should also guestion the county on why the 1987 delinquent,
taxes on Tracts A and B never went to tax sale and why the taxes
went from 582.24 and $350.78 per year to $1,975.37 and S12,183.35respectivelv on A and B.
/ft/-J T-* 7.J:.\ -*t(-\
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Recorded
Receotion
o'clock-M
Recorder.
whose legal address ie 75 S. FrontaS'p Rd. hI. , Vail , Colorado
of the County of F:gle and state of
Colorado, of the second part,
WITNESSETH, That the said part/ of the first part, for and in consideration of the su m of QQ,QQ00.00------ ------DoLLABS,
to the ssid parSr of the first psrt in hand paid by the said part y of the second part, the receipt whereof
is hereby confessed and acknowledged, ha remised, released, sold, conveyed and QUIT CLAIMED, and by these
presentsdogg re mise, release, sell, convey and QU tT CLAI M unto the said psrt y of the second psrt, iES heirg;
successorg and assigns, fotever, all the right, title, interest, claim and demand which the said part ofthe first part
ha S in and to the following described lot or parcel of land situate, lying and being in the County
nr Eagle
TglsDprp, Msderhis 10th aayor February ,le 8q
between f'Arg Cfeglc Associates, A Rhode IslandLllrrr Eed :arEnershi-ll
*Jthe , County of and stste of
$figed"rr8t\flPffrst part, and the Tcn^n.of Vai-l, a lfunicinal
corrroraElon
and State of Colorado, to wit:
Glen Lyorr Subdivisiorr:
Tfact J
Ttact A
Ttact C
Tract B
TYact G
TYact F
Tfact E
W*;tu*w6
also known ss slreet end number nla
TO HAVE AND TO HOLD the same, together with all and singular lhe appurtenancer and privileger thereunto
belonging or in anywise thereunto appertaining, and all thc estate, right, title, interest and claim whatsoever, of the
said part] of t he first part,reit he r in I aw or equity, to thc only proper use, benefit and behoof of the said part y of
the second p.rt, scGtt$89*F""signs fore"er.
lN WITNESS WHEREOF, The said part ofthefirstpartha hereuntoset ilg hand
snd seal the day and year first sbove written.
Signed, Sealed and Delivered in the Presence of
Core Associates, a Rhode Island
SEAL]
E. I(aEes, C'eneral Parhrcr
SEALl
SEALI
SEALI.tn "o.MhJg&*d
',
I "".County of J
The foregoing instrum€nt was acknowledged before me thir 22t}l. day of February
88' uv'Henry E. i(ates, General Parfner for Gore Creek AssociaEes, a Rhode
My commissiolslfrPg Llit*g Sterrltigitness my hand and officiar seat.
No,933. qurr cL^rM DEED.
fract \ O/en /7ott
' .t( b/ /t',/8?tlt
HOLY CROSS EI,ICTRIC ASSOCIATION, INC.
UI']DtRC ROU]'ID RI GHT-CF-IJAY
KN0h' ALL MtN BY THESE PRESENTS, that the unciersigned,
TOh'N OF VAIL, A COLORADO t4UNlCIPAL CORPORATION
(hereinafter citted "Grantor"); for a good and valuable consideration, the receipt
whereof is hereby acknowled-ced, does hereby grant unto HOLY CROSS ELECTRIC
ASS0CiATi0N, INC-, a cooperative corporation vrhose post office acidress is P.0.
Draner 2150, Glenwood Sprin.cs, Colorado (hereinaf'uer called "Grantee") and to its
"successors and assigns. the right of ingress and egress across lands of Grantor,
situate in the County of Eagle, State of Colorado, described as follows:
A sirip of land in the Ni{i/4lr,lll1/4, Section 7. Torlnship 5 South, Range 80
i,lesi of the Six'uh Principal I'iericjian, Toirn of Vail, Colorado.
And, to construct, reconstruct, repair, change, enlarge, re-phase, operaie, and
maintain an underground electric transmission or distribution 1ine, or both, with
the uncierground vaults, conduit, fixtures and equipment required above ground,
rviihin the above iientioned Iands, upon an easement descri bed as fol lows:
An easement ten (10) feet in width, being five (5) feet on either side
of the follor^ring clescribed centerl ine:
EeEinning at a point on the southerly line of an existing 20 foot wideutility easement irhence ihe noriheast corner of Tract K, Glen Lyon Sub-
division. a subdivision recoried in t.he Office of the Eag'l e County,
Colorado, Clerk and Recorded, in Book 212 at Page 370 bears S70028'581'l.l-
47.00 feet; thence S19o31'02"E 14.00 feet to the point of termjnus.
This document specificai1y al lows the placement of addi'"iona'l uno'erground
conductors, pad-noun--ed facilities, and,/or rel a'r.ed equi pruent upon the
above descri bed easement.
Together urith the right to remove any and all 'urees, brush, vegetation and
obstructions wii.hin sajd strip of land when such js reasonabiy necessary for the
imp le;-"entation and use- of the rights hereinabove gran"ed. After the exercise by
Grani.ee of any of jts rights hereunder, Grantee sha)1 promptly resr-ore the surface
of 'r.he ground to its former condition, as nearly as js practicab1e, and sha'l I
promptly replace any and all trees, brush, and vegetation removed or dama-oed by
Grantee.
Gran'uor aErees ',hat all fac jl i'":es -,nstailed by Grantee on il-,e above cjescribed
l;nc's, snal I r:;ain
"he
p;-cperry of Gr-anLee, and shal l be r-:,movabl e at the option of
Grantee -
Grano'or makes no rrarranties as to ov,nershi D of title of the above descrjbed lands.
Graniee agrees to indennify and hold harmless the Grantor from any 'l oss, danage or
€xi.ense, or costs, including but not limited to reasonable attorneys fees, it may
become liable for growing out of any injury to or death of any person or damage to
or lcss of, or personal oroperty arising out of or caused in the perforr,ance of any
of '"he r.;ork Cone by or under the authori ty of thi s grant.
Sr,cul d Gran'uee at any tine abancicn the use of said easament or any part t.hereof orfaiI at any '"ii-"e to use *.he sane for said purpcse for a con',-inuous period of cne
-vear, the grant hereby given shalI cease and Grantor shalI have 'uhe right to resumeerclusive pcss:ss ion of said l;nd.
-a -'- "''- i';i r0 -CLD, ::1i ri=.'.-cf -r.ray anC :.:=-..4t, '-:2.',-.zr ;.. 1:h all ard sir.:...;l"r,it: r, r,-''.s ar.d priviIza2s z.-.; =r-"ain jng ',-i,er':"o, un'uo Grar,iae, i',-s s,.rccessoi"s :,nd
assigns, forever.
iii
",yiTtJtSS
li;iiRt0F, Crznior !'ras c:us-:d tl-rcse pre:=nf-s ',-o :e culy erecuted on '"his
ATT E ST:
TO''ilJ CF \'AIL
A COLCi,AT,-IO iiiNI Ci:AL CC;POP,ATiON
3Y:
T]TLE:
(. -''
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Nw coRNER SECTTON 7r T5S,
OF THE 6TH P.M-- -gKt1 r- vcr\ *
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SL9"lI'02"E 14.00 feec bo the Point of Eerrninus '
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CoIc::Jo ?.L.S. -- 215C5
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a --r-.--24-zi 4,. -:..',.-z- -'-- -.'
Lel-and J1 Lechner=':
.<Y
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UN PLATTf D
( TOWN OF VAIL )
SCALE t"= 20'
NOIE: EEARINGS BASEO ON EAST LINE OF TRACT K
GLEN LYON SUBOIVISION = N OO oO5'24 " w
A scrip of land in the Nw1//.)rytl,/4, SecEion 7, To'*-nship 5 Souch, Range 80
l.Iesc of Che Sixth Principal Merdian, Tor-n of Vail, Colorado, said sEriP being
l0 feec wide and lying 5 feeE on each side of Ehe foliouing descrj.bed cencerlinc:
Beginning at a poinc on rhe southerly l-ine of an exlsting 20 fooc vide
urilicy easerient uhence rhe northeasE corner of Tracc K, Glen Lyon Subdivision,
a subdivision recorded j.n che 0fflce of the Eagle County, Colorado, Clerk and
Recorder, in Book 2-12 ar Page 370 bears S70"28'56"iJ 47.00 f eec; t\.tLS,$...
DaEe s/7 /'/6
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t
PTANN iNG At{D ENVIR0iif.iLr\i1'AL COI,IVISSION
Monday, February 8, 1982
2:00 p.m.
Work session, Architerra project revisions
3:00 p.n.
Public Hearing
I, Approval of ninutes of January 25 meeting.
2. Request for a density control variance in gross residential floor area
to construct lofts in 20 units and a request for a parking variance for
the Sandstone Creek Club Condorniniuns on lots 84 and 85, Block B,
Lionsridge Subdj.vision, Filing No. 1 Applicant: Vai.l Ridge Partnership--
Jack Perlrnutter.
3, Request to arnend Special Developnent District a to sii$ciiilid6 Iot 39,"
Glen Lyon subdivision into 2 single famJ-ly lots frorn one Prirnary/Secondary
dupl ex lot. A second anendrnent...requpsted is for a setback change
from the SDD4 requirenent for Area A to enable constrr,rciion of the parking
structure/athletic club to encroach on the north sidtj. Appli.cant: Andrew
Norris.
4. Request for a conditional use permit to operate a real estate office
on the basement level of the }lountai;r Haus at 292 East Nleadow Drive,
Suite #2. Applicant.: Earth Sheltered Realty and Investrnents, Ltd,
5. Request for exteriol' alteration and modificat-ion in Conmercial Core I
for the Lodge at Vail to construct llarryrs Bar. Applicant: Lodge Properties lrr;j
6, Request for exterior alteration and modifica.tion in Cor.lnerc ial Core I
to allow the Red Lions Inn to enclose with glass the northern portion
of their front deck on the west side of the building. Applicant:
Jeff Selby.
Published in the Vail Trail February 5, 1982.
Petiti "
I.
Varczznteatr Pze^/J).c./ e.4r,.r<.ut
- -:-7 ___ 1nn c/PETITION FORM FOR AIVI,ENDI'IENT TO THE4ZONING ORDINANICE JYY 7
REQUEST FOR
A CHANGE IN DISTRICT BOI,JNDARIES
This procedure is required for any amendment to the zoning ordinanceor for a request for a district boundary change
A. NAI'IE OF PETITIONER Pennington/Hagopian,/Norris
ADDRESS 1000 S. Frontage Rd. W., Suite 200, Vail pHONE 476-0838
B. NAME OF PETITIONERIS REPRESENTATIVE ANdY NOTTiS
ADDRESS 1000 S. Frontage Rd. W., Suite 200, Vail pHONE 476-0838
AUTHORIZATION OF PROPERTY'
SIGNATURE
ADDRESS1000 S. Frontage Rd. W., Suite 200, Vail pHONE 476-0838
c.
D.LOCATION OF PROPOSAI,
ADDRESS Glen Lyon Subliyision
I
Iln.
F.
{
LEGAL DESCRIPTION lot 39 block filing
FEE $100.00 plus 186 for each property owner to be notified.
A list of the names of owners of all- property adjacent to the
subject property, and their mailing addresses.
On the North and East:
Town of Vail
On the South:
the Southwest:Lot 40, Glen Lyon Subdivision, owned
Don Augustine
111 Elm Street
San Diego, California 9270I
lr)
by
\,.
Pg,tttion form for Amen ng Ord or Request
page 2in boundariesS,f?"
II. Four (4) copies of the following information:
A. ?he petition shall include a sunrnary of the proposed revision
. of the regulations, or a complete description of the proposed
changes in district boundaries and a nap indicating the existing
and proposed district boundaries. Applicant nust subnit written and,/orgraphic naterials stating the reasons for tequest.
III. Time Requirements
The Planning and Environmental Commission meets on the 2nd. arrd 4th
Mondays of each month. A petition with the necessary accompanyingmaterial must be submitted four weeks prior to the date of the meet-ing. Following the Planning and Environmental Conmission meeting,all arnendments to the zoning ordinance or dist,rict bor.rndary change
must go to the Town Council for final action.
IE
I
\IORRIS I?EALTY COMPANY
December 4 , 1981
Mr. Peter Patten
Town of VailP. 0. Box 100Vail, Colorado 81658
Dear PeEer:
Pursuant to our discussions of December 2, 798I , I wouldlike to modify the Request to Amend Special DevelopmentDistrict 4 to include the following:
1. Request subdivision of lot 39, Parcel C, into two
single fanily lots.
2. Request variance from set-back requirements in Parcel A
to enable consEruction of parking sEructure/athleticfacility in norEh setback.
3. Request removal of Pareel D (Glen Lyon Office Buildinglot) from Special Development District 4, and inclusionof said parcel into Corrnercial Core 4.
It is understood that these three request.s will be consideredat the same time and would first apPear before the Planning
and Environmental Corrmission in January, t982.
Should you require any furLher information, please call me.
Si-ncerely,
Norris
ADN/jh
frl'^ '
- L.-+ {31"'tA- L4+Zl GU^t7"-
' w-,'h.^-n kL - L-t =1 Yl:*
c r ", tv o{o rkfr#,J}.+gx, ffi!'^kJ* "n",0 o
$*!oyr,
CO 8165/ . {303) 476-0838
Andrew D. /Vorris
Ptt2ttsw BBut
Uail. Colondo aest
1000 S. Frontage Road West
Suite 200
ADN/jh
enclosures
November 9, 1981
Mr. Peter PatEen
Zoning Administrator
Town of VailP. O. Box 100
Vail , Colorado 81658
Dear Peter:
Enclosed please find a completed application for the re-
subdivision of LoE 39 of the Glen Lyon Subdivision into two
single-family homesites. Also, please find a check payable
EoTe-Town of Vail for $100.40 as the application fee.
Lot 39 is bor:nded by three property owners: (1) The Town of
Vail on the north and easL; (2) the U.S. Forest Service on the
south; and (3) Lot 40 on the southwest. Lot 40 is owned by
Don Augustine, 111 E1m Street, San Diego, Galifornia 92101.
I-.ot 39 i-s accessed by a privately mainEained street constructed
on a 2}-foot right-of-way connecting to lrlesthaven Circle, a
public street. The Privafe street provides access to LoEs
39 , 40 and 41. Deed covenanLs require each lot o\^tner topaiticipate in the maintenance of the street. In compliance
i.rittr stlte subdivision requirements, each of the three loEs
has a deeded access of 6.67 feet within the access right-of-
way with easemenLs over the balance of the right-of-way- from
thL other lot owners. The re-subdivision of Lot 39 would be
accouurodated by dividing the deeded access in two and assigning
the easement rights to Ehe new lot.
The application also includes two scale drawings, describing
the re-subdivision and Ehe proposed development plan. The
applicarrt agrees to include a deed resEriction on the two
lbts prohibiting the construct.ion of a second dwelling unit-on
eithe; 1ot. The covenants of the Glen Lyon Subdivision would
not be affected by the re-subdivision.
After you have had a chance to review the material , Please let
me know if you need further information.
Sincerely,
*tkD. Norris
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ATTORNEYS AT I^AW
POST O FFICE BOX 3149
vall., Got,onaDo alo67
VAIL NATIONAL BAN K BUILOING
(3031 476-OO92
EAG LE.VAIL PROFESSIONAL BUILDING
(3O3) 949-5360
FREDERICK S. OTTO
JAY K. PETERSON
WILLIAM .J. POST
FREDERICN O, GREEN
oF cou tls EL
August 20, 1978
Mr. Larry Rider
Tovm of Vail
P.O. Box 100Vail, Colorado 81657
Dear Larry:
Enclosed is the recorded Quit Claim Deed for Tracts D & K
of Glen Lyon Subdivision, -which was recorded-July 25, L978'
in Book Zi2 at Paze 692, in Eagle County, Colorado. I am
advised that addiEional tracts wil-l be dedicated in the
relatively near future.
Very truly yours,
"44J
Frederick S. Otto
! r'u"
'l
Recorded
Reception N"..]'(9.Q9
Recordcr'e Stamp
Tnrs Dnnn, Made this 14th day of July
Rhode Islandte 78, between GOPJI CRm( ASSOCIAIES, a
Limited Parhrershio llirli ti"irlliiliiiY iii
JUL 2 5,'7f
of the county of Eagle
Colorado, of the first part, and TCI^IN OF VAIL,
mrrricipal corporation tr;/,, e"/..
organized and existing under and by virtue of the laws of the State oI
Colorado , ol the second. part: whose legal address is p.O' Box 100, Vail , CO 81
WITNITSSDTII, That the said part! of the first part, for and in consideration of the sum of
TEN AliD NO/100 mIJARS Al\tD OIImR GOOD AND VALUABLE mNSrDERArrOll bd,ilt rts,
to the said part y of thc first palt in hand paid l-ry the said party of the second part, the rcceipt whcreof
is hereby confcsseti and acknowledged, haS remised, rclcased, sold, conveyed and QUIT CLAIMED, and by
these pr€sents do eS remise, releasc, sell, convey and QUIT CLAIM unto the said party of the second part, its
and State of
a Colorado
StLt 7
a corporation
successors an{ assigns forever, sll right, title, intcrest, claim and demand which thc said part}
first part ha S in and to the following described tfacts
County of Eaglesituate, lying and being in the
of t,Le
and State of Colorado, to wit:
TIACIS D ANd K, C'Tfi\T LYON SI,IBDIVISIOE{, ACCOTdiNg tO thE
recorded rnaD thereof as arended.
ftsl tlo./n /s q{ re$ /na/"u/nnir
TO IIAVD AND TO IIOLD thc ssme together with all and singular the appurtenances and privileges thereunto
belonging or in anywise thereunto appertaining, and all the cstatc, right, titlc, intercst and claim whatsoever, of the
said part y of the first part, cither in law or cquity, to thc only propcr use, bcnefit and behoof of thc said party
of the seoond part, its succcssors and assigrrs forever.
IN WITNDSS WHEREOF, Thc said part I of thc first part ha S hereunto set itS hond
and seal the day and year first above written.
Signed, Sealed and Delivercd in the Presencc of GDP',E CRm( ASSOCIAIES. a Rhode Island--,
LirTii ted' ?dih16f shi-P'
r' l"' :"': ::: ---:" "' -'-:-:'r sEA Ll
,'.' 'STATE OF COLOR.-rtm, l:'7aDt: - I, -7: > t-t-t tv) lsr,County of I ,-!t t: f Dtl tr, ie-- l
The foregoing instrument was acknowledged before me this /4'/7/ day oI J uz-y'
1978,Uv. Henrv E. Kates. Seneral partner of C;ore Creek Associates, a Rhode
Islahd limited' PartrrershiP
My commission expire s... ,.. -/ ,1 t," ,,- | ,, , 19 i | . Witncss my hand and official seal.
) r -..' ( (
:i . 'r ) 't{ -r" !. 1-......:..\........t.......!......!i,*-2.....-.................. ....
NottrY Publlc'
No.522. eUIT Ct,AtM DEED TO CORPORATION. Brattford Put'lishina co, ta21 aG Stout Strcat, D€nv€r, Colomdo !t.;ri
luwn
box lfll
vail, colorado 81657
(303) 47&5613
department of community development
10 July 1978
Dear Analy:
The parcel of land directly west of ?u^bject lots
are in ttre iOO-year Fl-ood P1ain a! indicated by study.completed.-
ly-Hyato-Triad an- adopted by the Town of Vail. Sectionl8.59.040
o? tire Town of Vaif r'luiricipai Code does not allow any-type of
structure to be built within the designated flood plain.
Andy Norris
Box 2941vail, colo. 81557
REF: Lots 41 & 43, Glen Lyon Subdivision
If you have further questions please free to contact
office
DST,/gew
my
lana S. Toughill
Administrator
a.
)
l i.-.r' . .:
PROTECTIVE COVENANTS
OF
GLEN LYON SUBDIVISION
TOWN OF VAIL
EAGLE COI'NTY, COLORADO
WHEFGAS, the Town of Vail, a Colorado Municipal Corporation
and Gore Creek Associates, a Rhode Island Linited Partnership are
the owners of certain real property located in the Town of Vail-,
County of Eagle, Colorado (hereinafter referred to as !'Subject
Land"), portions of which have been platted as the Glen Lyon Sub-
division (.'!Glen Lyon"), more particularly described in Exhibit A
attached hereto and by this reference rnade a part hereof; and
WI{EREAS, the Toun of Vail and Gore Creek Associates (here-
inafLer sometimes referred Lo as "Owner"), degire to place certain
:restrictions on the use of the Subject Land for the benefit of
:
Owner.and the grantees, successors or assigns of Gore Creek Associates
in order to establish and maintain the character and value of real
estate in the vicinity of the Town of Vail.
NOW THEREFORE, in consideration of the premises, the Towrr
of Vail and Gore Creek Associates for themselves and their grantees,
successors and assigns do hereby impose, establish, publish,
acknowledge,declare and agree with, to and for the benefit of all
persons who may acguire an interest in any of the tracts or lots in
Glen Lyon Subdiwisi-on, subject to the folloroing restrictions,
covenants and conditions, aIJ. of which shall be deerned to run with
the land and to inure to the benefit of and be binding upon the
Owrer, their respective grantees, successors and assigns.
t
1. I,AND USE
The lands in Glen Lyon and the balance of the Subject
Land shall be used for the foll-owing purposes:
1.1 Lots l through 52 shalI be used only for private
residences, each to include not more than two
primary/secondary dwelling units, as described in
the Town of Vail Zoning Ordinance, within a single
structurer as rrell as an adequate off-street parking
area and./or enclosed garage.
1.2 Lot 53 shall be used for rmrlti-family residential
purposes and shall have adequate off-street
parking.
1.3 Lot 54 shall be used for business and professional
office purposes
L.4 Tract A shal1 be used for emergency vehicles,
pedestrian, bicycle and skier accesE. Tracts B,
, C, D, E, F, G, H, J, K, and the unplatted stream
tract ("strer- tract") as described in the Quit
Claim Deed dated January 4, 1978 and recorded in
Book 265 at Page 901 of the records of the Eagle
County Clerk and Recorder's office, Day be land-
scaped and used as a picnic area upon which there
may be constructed and maintained picnic tables
and benches, park benches, fireplaces, barbecue
pits and trash containers. Tracts B, G, D, E,
F, G, H, J, K,and the stream tract are hereinafter
referred to as the "SubJect Tracts."
-2-
No sfructure, eLther temporary or pernanent,
shaLl be erected, constructed or peraitted to remaLn
on the SubJect Tracts, except decoratlve items con-
sistent with use of the Subject Tracts as a picnLc
area and except as herein provlded; and
No part of the Subject Tracts shal-l- be used
for camping or overnight stays by any persons or
persons, nor sha1l there be permi-tted, within or
upon the Subject Tracts, BDy informal or organized
public or private gathering nor any other act by
arry person or persons (except as hereinafter
expressly permitted), which, in the judgment of
any property owner or of the appropriate officiaLs
of the Town of Vail, Colorado, may deface, alter,
destroy or damage the natural condition of the vege-
tation or the aesthetic value of the natural environ-
mental quality of the Subject Tracts;.
Iuprovements necessary, desirable or conven-
ient for the provision and maintenance of utility
services may be construcLed and maintained through
or under Tract A and the SubJect Tracts, provided
that such improveuents shall not cause Permanent
disruption of alteration to the surface of Tracr A
or the Subject Tracts.
-3-
I
Hikers, pedestrians, skiers and blcycles are
orpressly pernitted to travel hereon provided the
surface of Tract A or the SubJect Tracts are not
unreasonably damaged by said actiwl-ties.
2. DESIGN REVIEW BOARD
The Design Revielr Board as created by Chapter 18.54 of
}tunicipal Cocle of .the Town of -.Vai1, Eagle County' Colorado.'
ca11ed "Design Review Board") shall apProve or reJect
proposed improvements within the area described as the
stream trac! and the recorded plat of Glen Lyon Subdivi-
sion of vhich these restrictive covenants are made a Part.
3. EASEMENTS A}ID RIGHTS-OF-WAY
3.1 Easements and rights-of-way for lighting, heating,
el-ectricity, gas, telephone, water and sewerage
facilities, bridal paths, and any other kind of
public or quasi-public util-ity service are
reserved as shown on the plat of Glen Lyon. With-
out the prior written permission of the Design Review
Board, no fence, wal1, hedge, barrier, or other
improvement shall be erected or maintained on,
across or within the areas reserved for easements and
rights-of-vay, or in such close proximity thereto
as to impair the accesa to or use thereof. An
easemenL for pedestrian use sha11 exlst and is
hereby reserved on, over and across those portions
- of the pLau of Glen Lyon, reserved herein for
utilLty service and facilities.
the
(herein
-4-
trDoso3.2 Easements for drainage pu
on the plat of Glen Lyon.
4.
3.3 Easements for drainage purposes reserved in these
covenants and on the Glen Lyon plat shall be perpetual.
3.4 Easements adjacent to a 1ot but outside the boundarl-ee
thereof rnay be appropriately landscaped, subJect to
the provisions of these covenants, by the owner of the
lot, but in the event such landscaping is disturbed by
use of the easement, the cost and expense of restoring
such landscaping shall be solely that of the owner of
ttre lot.
SIGNS
No signs, billboards, poster boards or advertising structure
of any kind shall be erected or maintained on any lot or
structure for any purpose whatsoever, except such signs aB
have been approved by the DesipSn Review Board as reasonably
necessary for the identification of residences and places of
business.
5. I{ATER AND SEIiIAGE
Each st:nrcture designed for occupancy or use by human
beings shall connect rd.th the lrarer facilities of the Vail
Water and Sanitation District and the sewage facLlLties of the
Upper Eagle Valley Sanitatiou District. No private well ehall
be used as a source of water for huuran consumption or irrl-
gation in GIen Lyon nor shall any facility other than those
provided by the Upper Eagle Valley Sanitation District be
used for the disposat of sewage. Mechanl-cal garbage disposal
facilities shall be prowided in each kitchen or food preparing
aTea.
es are reserved ag ehown
-5-
6. TRASH AND GARBAGE
6.1 No trash, ashes or other refuse may be thror*r or
dumped on any land within Glen Lyon. lhe burning of
refuse out of doors shalI not be permitted in Glea
Lyon. No incinerator or other device for the
burning of refuse indoors shall be constructed, in-
stalled or used by any person. Each property
ohrner shal-l provide suitable reeeptacles for the
collection of refuse. Such receptacles shall be
screened from public view and protected from dis-
turbance. -
6.2 As used in this Section 6, "trash, garbage or rubbish"
shall include lraste, rejected, valueless or worthless
uatter, materials and debris, useless, unusedl rlD-
'wanted, or discarded articles fron an ordinary house-
hold, waste from Ehe preparation, cooking, and con-
surnption of food, market refuse, ltaste froin tbe handling
atorage, preparation or sale of produce, tree branches,
twigsr grass, shrub clippings, weeds, leaves, e4d otber
general- yard and garden rraste uaterials; but sha1l not
incLude food or food products to be prepared ower out-
door open fires nor wood or other mat.erials used for
fueL in fireplaces.
7. LIVESTOCK
lilo animals, livestock, horses or poultry or any kind shall
be kept, raised or bred in Glen Lyon, excePt that dogs' cats
and other household animals may be kept only as Pet6.
-6-
8.TRADE
No work name, eyrnbol, or combinatLon thereof sha1l be used
to idenrify for corqnercial purposes a house, structure, busl.-
ness or service in Glen Lyon, unless the same shall have beea
first approved in wrLting by the Design Revl.ew Board.
9. SECONDARY STRUCTTIRES
o
NAI.IES
No temporary st,ructure, excavatl-on, basement, trailer, or
tent shall be permitted in Glen Lyon, except as may be necessary
during construction and authorized by the Town of Vail.
11. CONTINUIfi OF CONSTRUCTION
A11 structures conmenced in Glen Lyon shall be pursued
diligently to coupletion and shall be completed wlthin 12 months
of co enceoent, except rrith written consent of the Town of
Vai1.
L2. NUISANCE
No secondary detached
for garages and other out
Review Board.
10. TEMPORARY STRUCTT'RES
No noxious or
shall enything be
public nuisance ln
13. TREES
Any building, structure or
hazard areas of Glen Lyon, uore
structures shal1 be permicted except
buildings as approved the the Design
offensive activity shall be carried on nor
done or permitted which shall conetltute a
Glen Lyon
irnprovernenE in certain low
particularly described in the
No trees of a dianeter of four(4) inches or greater shall
be cut dorm or renoved in Glen Lyon except with the prior
wrirten approval of the Design RevLew Board.
14. HAZARDS
-7-
Environmerr* ,.op""a
foundatione designed
study on file at the
15. PARKING
roadways.
L5.2 A covered parking space shalI
, least one automobile for each
for LoLs 1 through 52.
15.3 A11 campers, trailers, boats
tional vehicles roust be kept
garage area.
16. EFFECT AND DURATION OT COVENANTS
llo dwelling containing
be permitted or created on
floor area (GRFA) (as that
Zoning Ordinance) exclusive
carport and garage of less
than' 4,2OO square feet.
Report dated scerbrt , Lg77 ehall have
in accord lrith the Arthur I. llearsr hazard
Town of Vail.
15.1 No parking shall be permitted along the public
The conditions, restrictions, stiPulations, agreements
and covenants contained herein shall be for the benefit of and
be binding upon the strerm tract and each l-ot and tract in Glen
Lyon Subdivision and each oe?ner of property therein, their
respective successors, representatives and assigns, and shall con-
tinue in full force and effect until January L, 2027, at which
tlme they shall be automatically extended five successive terms
of ten years each.
L7 . DI,IELLING UNITS
be provided for at
living unit on the site
and similar-tJrlte recrea-
in a fu11y enclosed
either one o! two living units shall
any site wlth gross residential
term is defined in the Town of Vail
of open porches, patios, Lerraces,
than L,500 square feet nor greater
-8-
18.AMENDI,IENT
The conditions, restrictions, stipulations, agreements and
covenants contained herein sha1l not, be waived, abandoned, ter-
minated, or amended except by written conserrt of the owners of
757" of the surfaee area of the privately-owned land included
within the boundaries of Glen Lyon as the same may be then
shown by the plat on file in the Office of the Clerk and
Recorder of Eagle County, Colorado upon the filing of such
arnendment with the Clerk's Office.
19. ENFORCEMENT
Enforcement of these special conditions, stipulations and
protective covenants shall rest with the Towr of Vail (whether
or not a property owner) and the property or^rners of Glen Lyon.
If any person shal1 violaEe or threaten to violate any of
the provisions of this instrument, the Town of Vail or any
property owner of Glen Lyon, in addition to all other available
remedies, rnay enforce the provisions of this instrr.ment by
instituEing such proceedings at law or in equity as may be
appropriate to enforce the provisions of this instrurnent,
including a demand for injr-rnctive relief to prevent or remedy
the threatened or existing violation of these covenants and
for damages.
20. DEFINITION OF PROPERTY OI"'NER
As used ln this instrument, the phrases "real property
o!,vnertt, "property ownertt, or trowner of real propertytt shall
me:rn any natural- person, partnership, eorporation, association
or other busLness entity or relationship which sha11 otn an
estate as a co-tenant or oLherwise in fee simple or for a term
of not less than forty-nine (40) years in any portion of the
lands lncluded within the boundaries of Glen Lyon. Such
-9-
." .ht rneaninB the holder or
owner of any lLen or secured Lnterest in lande or lmprovementa
thereon within the subdivision, nor any person claiming an
easement or right-of-way for utLlLty, transportatlon or other
purpose through, over or across any such lande.
21.. SEVERABILIIT
Invalidation
nent by judgment
any of the ottrer
and effect.
of any one of the provisiong of this lnsEru-
or court order or decree shall in no wise affect
provisions which shall remein in full force
GORX CREEK ASSOCIATES, A
Rhode IsLand Limited Partnership
By
forego instnnent wag aclnrowledged be
,ts?{ bt
ExEcurED ttie 'L! d.y of O - "' - '-, , ::--- Ls\{ -
STAIE OF
COTINTY OF
)) ss.
);Lu.-s-
The
day of
fates, General Partner
AIL, a Colorado
h^t1 ^e-4--,*""''4-4A;'.- .14 /-t-'rz- o
-+-<*'e 3... tz17' '.t - 10-
STATE Or COLORADo )) ss.
CO1INTY OF EAGLE )
The foregoing instrument was acknowLedged before me thie
+ dav or 0p o , 8 7F bv R.DNEY E. sLrFER,
l{ayor for the Town of Vail.
Witness my hand and officLaL seal-.
MY cornmi ssiOn exPires:
l,fy 0ommhsion expires Eept. l, lggl
- L1-
GIJEN LYON P.U.D.
LEGAL DESCRIPTION
A PARCEL OF LAND BEING ALL THAT PART OF TI'E NORIH L/2 NE L/4 OE SECTTON 12LYING SOUTHERLY Ol. THE SOUTHERLY RIGH?-OF-WAY LINE OF U.S. BTGHI{AY NO. 6AND NORTHERLY oB TltE souTHERLv LINE OF SAID NORTB V2 tra L/4, As snolfN ONTHE PIrAT ON FILE rN THE OFFTCE OF TIIE EAGLE COUNTI CLERK AltD RECORDER AS
DOCUMENT No. 97489' AND Ar.L TIIAT PART oF TIIE srt l/4 uE l/4 oE sEcTIoN 12LYING SOUTIIERLY OP THE CENTER OF GORE CREEK, AS SHOT9N OTT THE PI,AT ON FTLErN THE OFFICE OF THE EAGLE COUNTY CLERK AND RECORDER AS DOCUI'ENT NO. 9?489,AND rHE Nw 1,/4 sE L/4 oF sEcTroN 12, AltD ALL TITAT PART oF THE sE L/4I[!N 1,/4 OF SECTION 12 LYING SOUTHERLY OI' TIIE SOUTHERLY RIGHT-OF-WAY I.,rNE OFU.S. HTGITWAY NO. 5 AS SHOWN ON THE PI,AT ON FILE IN TIIE OFFICE OF THE EAGLE
COUNTY CLERK AND RECORDER AS DOCUI\IENT NO. 97489, EXCEPT THE FOI,I,OY'ING
PARCELS!
1. THAT PARCEL DESCRTBED IN BOOK 203 AT PAGE 231
2. TIIAT PARCEI DESCRIBED IN BOOK 181 AT PAGE 49
ALL IN SECTION 12, TOWNSIIIP 5 SOUTE' RANGE 81 VIEST, 6T8 PRTNCfPAL I1ERIDIAN,sArD PARCEL BErNG lloRB PARTTCUT,ARLY DESCRTBED AS FoLr,ows:
BEGINNING AT THE INTERSECTION OF THE SOUTHERLY LINE OF SAID HTGHWAY NO. 5AND THE EASTERLY LrNE oF sArD N L/2 NE l/4, wHENcE THE NoRTHEAST coRNER oFSAID SECTTON 12 BEARS NORTH OO5'24r }YEST 634.785 FEET;
THENCE 5.73"32113'Vt.r 985.57 FEET AIPNG THE SOUTHERLy RIGHT-OF-IVAY LINEoF sArD HTGHWAY; THENCE s. 45"19145' w., z2g-2 FEE! ALoNG THE sourHERLyRfGHT-OF-WAY LrNE OF SAID HTGHWAY; THENCE S- 52048105. 1J., 2OO.O FEET ALONGTHE SOUTHERLY RIGHT-OF-WAY LINE OF SAID HIGIIWAY; THENCE S. 6d"OGr43" W.,102.0 FEET ALONG THE SOUTHERLY RIGHT-OF-I{AY;LINE OF SAID HIGITI{AY;
THEryCE:!.,1-2"48!05'!f., 300.0 FEET ALONG THE SOUTHERLY RIGBT-OF-p3g LINE oFsArD arGHwAY; THENCE.S. 73c37r52',w-, 54.2 FEET-ArpNG TtrE souTHERLy RrGBT-
9I:w1Il9I-tlT?_IrcHwAY !o A PorNT oN rItE sourHERLy LrNE sArD N L/2 NE L/4iTHENCEi 88"45 r 57" 8. , 138..93 FEET ALONG THE soUTHERLy LInE sArD lI itZ nt itl,,SECTION 12; THENCE ALONG THE CENTERLTNE Or coRE CREEK S. 40"45114.- It.,94-32 FEET; THENCE CONTINUING AIONG SAID CENTERL NE S. 18"18136r !{.,54-08 FEET; THENCE CONTINUTNG ALONG SAID CENTERLTNE S. 1"21r36o w.,2o5:o2 r'EET; TITENCE CONTTNUTNG ALONG sArD CENTERLTNE s. l2oo7'30.' w.,110.25 FEET; THENCE CONTINUING ALONG SAID CENTERLINE S. 28038'35' W.-,372-96 FEET; THEISCE CONTINUING ALONG SAID CENTERLINE S. 5026r55' 8.,10{.50 FEET; TIIENCE,CONTINUING ALOI{G sArD CENTERLINE S. 49"26t36" }r.,95.5 FEETr THENCE CONTTNUTNG ArpNG sArD CENTERLTNE s. zzc3L'36i yt.,L24.47 FEET; THENCE CONTINUING ALONG SAID CENTERLINE S. 53052136. W.,119.34 FEET; THENCE CONTINUING AIONG SAID CENTERLINE S; 6503Ir35' yt.,109.62 FEET; THENCA CONTINUING ALONG SAID CENTERLINE S. 6900I'35' tf.,186.13 FEET; THENCE CONTINUING AIJONG SAID CENTERLfNE S. g5c22'36" W.;68-88 FEE!; TITENCE coNTrNurNc Ar.oNG sArD CSNTERLTNE t{. z7o3gt23' vt.,26.95 FEEf; TIIENCE coNTrNurNG AroNG sArD CENTERLTNE N. 5oo34.2s. w.,199.19 FEET; TaENCE COIflTINUING AIITNG SAID CENTERLTNE N. 3g"42 rZ4. Vl.,239.09 FEET; TIIEI9CE CONTINUING AIllNe SAID CENTERLINE S. ?8olqr32. W.,1Ol.1I FEET To A PoIMr ON TIIE I{ESTERLY LINE OF NE t/4;-sicrior-iZ, rgeilCaNORTHERLY AIONG SAID T{ESTERLY LINE N. 0038'56' E. , ZS.TS FEET TO TEENORTHERLY nrGB WATER LINE OF GORE CREEK; THENCE AIONG SAID BfcH WATER LINE
,;' a .
!f.r'
oF GORE CREET( S. 75034'03' lf.,
HIGH WATER LTNE S. 540{0I53" II.
BIGH TTATER LINE S. 45:53123' Ii'.
HIGB WArER LINE S' 3{"40'47" W.
HrcE }TATER LINE S. 4"44r5L' W..
SIGB WATER LINE S. 16CiI4IIO' I'.
HTGN WATER LINE S. 41C03t28' W.
NVt L/4, SECTTON 12;
THENCE N. 89ol5r28r E. . 449.74 FEET ArtNG SArD SOUTHERLY
OT SAID SECTTON 12i TIIENCE SOUTHERLY ALONG THE TfEsT LINEs. 0"35'16' I{., 138{.382 FEET TO THE SOUTHWEST CORNER OF
SAID SECTION l2t
e.B !138.98 FEET; THENCE CoNTINUING AIoNGSiEo.r, L92.75 FEET; THENCE CONTTNUTNG ArpNdtsifi, 87.97 FEET; TIIENCE CONTINUING
' 80.29 EEETi THENCE CONTINUING108.85 FEET; TIIENCE CONTINUING
, 102.85 FEET; THENCE CONTINUTNG
, 22.71 FEE! TO THE SOUTITERT,Y
LTNE
OF THE
THE III't/4 sE L/t
THENCE S. 89"56'32'8., 1401.288 FEET ALONG THE sOurHERLy LrNE SArD Ntf 1./4
SE l/4 To THE SOUTHEAST CORNER OF SAID t{tl L/4 SEL/4i THENCE N. 0cI5.52.8.,
14OO.275 FEET ArONG THE gAST LrNE SArD NW 1/4, SE l/4 TO THE NORTHEAS]T CORNET
OF SAID tfw L/4 SE Utli THENCE N. 0"I5r49'8., 1383.809 FEET AI{,NG THE E"ASILINE OF TIIE SII L/4 NE L,/4 OE SATD SECTION }2 1lO THE NORTHE,AST CORNER OP
SAID SW I,/4 NE 1/4; IHENCE N. 88O{5I57.8., 1384.930 PEETAIONG THE SoUTHERL:LINE oF THE NE L/4 NE L/4, sEcTroN 12 ro THE soUTHE"As? coRNER oF SAID
NE l-rl4 xE L/Ai THENCE N. 0"05'24" w., 754.30 rEEa AIoNc
"ItE EAST LINE sArDNE 1/4 NE V4 TO THE POINT OP BEGINNING; EXCEPT THE FOLI,OWTNG TWO PARCELS:
1. THAT PARCEL DESCRTBED IN BOOK 188 AT PAGE 545
2. TIIAT PARCEL DESCRTBED IN BOOK 192 AT PAGE lZ3,
CoNTAINTNG 80.977 ACRES, MORE OR LESS.
.ql^"
ttr t f_ "-,' ' '
a.. \
rlt' '
,
1oi lir'I -.
I
rail, colorado 81657
(3031 4765613
Mareh 8, 1978
If you have further
this offlce.
Snil
ana S. Toughil!
ning Administrator
Glen Lyon
tsox 294IVall, Colorado
Gentlemen:
This is to confirm that the Town of VaiI has approved the
a""io"gu system for Glen Lyon as.prepared by Gingery &
Associites as part of the subdivision approval process.
I
department of community development
questions, please feel free to contact
a
/*(
./\
e o
|lal
\H
oo oo
lnun
box lfl)
Yail, colorado 81657
(3031 476-s6r3
February 6, 1978
department of community development
l{r. Andrew D. Norris
P. 0. Box 2149
Vail, Colorado
Re: Acceptance of Roads, Glen Lyon Subdivision
Dear Andy:
This is to confinn that the Tovn of Vail wil] accept the platted
foads in the Glen Lyon Subdivision for dedication after they have
been constructed in conformance with Town of Vail standards.
S. Toughill
Admi nistrator
0{aha
Zoning
?
UEMO
TO Planning Commisslon
FnOil Department of Comnunlty Development
DATE
RE:
December 27, 1977
Glen Lvon Subdivision
@ of Flnal Plat
Andrew Norris, representing Gore Creek Associates, has
requested approval of the Final Plat for the GLen Lyon
Subdivision. Both Pl-anning Commission and Town Council
approved the Preliminary Plat and the Amendroents to SDD4.
The final plat is substantially the same as the preliminary
plat. Kent Bose has reviewed detailed road profiLes and
drainage plans, and tras requested amendment of road proflle
as outlined in red on the plans; amended profiles fall within
. the proposed road right-of-way as platted. I}etai1ed drainage'' plans are approved as submitted. Bridge plans meet technical
requlrements of Town of Vail and are ia accordanee with
the flood plain report as outlined in the Environmental
Impact report which was previously approved as a part of the
approved Development Plan for SDD4. The arcbiteqtural design
for tbe bridge must be approved by the Design Review Board.
All uttlities and other improvements as indicated on the
final plat must be installed or constructed prior to the
lssuance of a building permit for any residential or multi-
fanily 1ot. Access is indicated across the Mansfield Corp.parcel; however, the road must be approved and dedicated prior
to issuance of a building permit within GIen Lyon for anyresidential or multi-family 1ot.
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December 21 , 1977
owner and developer of a parcel of land known as
wil'l instalI all utilities at its cost and expense
General
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\hil,Colora& 81657
Ms. Diana Toughi'11
Zoning Administrator
Town of Vail
P. 0. Box 100
Vail, C0 81657
Dear Ms. Toughjll:
Gore Creek Associates
Glen Lyon agrees that
HEK/ s
including water, sewer, roads, and brodges prior to making application for
any bui'lding permits on the residential lots. Utilities shall be constructed
in confonnance with the Town of Vail standards and in accordance with the
Final Plat as approved by the Tovln of Vail and on record with the Clerk and
Recorder of Eagle County, Colorado.
Si ncerely,
Gore Creek Associates
a Rhode Island Limited Partnershio
Tvbil Natisral Banh Building W3-476-0438
PRELIIvITNARY
DRATNAGE STUDY
GLEN LYON SUBDIVISION
Gore Creek Associ-ation,Vail, Colorado
Job No. 1358.001
December L9, L977
Prepared by
Gingery Associates, Inc.Village P].aza, Suite 207
Glenwood Springs, Colorado
TABLE OF CONTENTS
page
GENERAL . . 1
DRAINAGE ASPECTS OF THE S]TE. 1
DESIGN CRiTERIA . 2
Hyd.rology . . 2
Erosion-,'and Sediment Control . 3IIYDROLOGY...3
DRATNAGE PI,AN 3
SEDIMENT CONTRO],. . 4
MUI-,TI-FAMILY A}iD
GORE CREEK BRIDGE
COMMERCIAL AREAS
SUMMARY
APPENDIX
4
4
5
Figure
Figure
Figure
Fi-gure
Design
1 - Vicinity Map (Bound.at end of report)2 - Conceptual PIan - Sedimentation Pond
(bound at end of report)3 - Preliminary Drainage Plan (Folded at
end of report)
4 - Preliminary PJ-an, Gore Creek Bridge
(Folded. at end of report)
Calculations (Bound at end of report)
I
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PRELIMINARY
DRAINAGE STUDY
GLEN LYON SUBDIVISION
GENERAL
The study area is Located in the l^Iest Vail vicinity immediately
south of I-70 in Section L2, Township 5 South' Range 81 West-
Gore Creek flows bet$teen parcels of the development, but is
not actually within any of the platted area-
The development will consist of 54 lots, the majority of which
are for single family or duplex dwellings. A multi family tract
and a commercial tract are included in the lots. on1-y a portion
of the 72 acres within the subdivision boundaries will actually
be used for development purposes. l4uch of the area is set aside
for open space purposes.
This drainage study is being submitted in accordance with the
Town of Vail subdivision Regul-ations. Since the regulations
eontain little specific drainage criteria, the Urban Storm
Drainage Criteria Manual , Denver Region Council of Governments 'March, L969, has been adopted for use as a source of criteria
where applicable. Conversations have been held with Kent Rose,
Vail City Engineer, to obtain information on the Cityrs desires-
fn addition to the normal reguirements for controlling surface
runoff in such a manner that no damage occurs to dwelling units,
the Glen Lyon Subdivision drainage plan includes provisions for
controlling pollution due to urbanization of the land.
DRAINAGE ASPECTS OF THE SITE
A1l runoff from the site is tributary to Gore Creek. One rnajor
offsite basin. designated as the Park Meadows Basin, crosses
the southern boundary of the development and drains 160 acres
extending up to the Eagles Nest area.
The Park Mearlows Basin has a northern exposure and is covered
extensively with dense aspen and spruce trees. The basin cover
has been estimated as 20? grass, 402 aspen-oak, and 408 spruce-
pine. In each category. a 40% cover factor appears to accurately
define the degree of vegetative cover. A soil type B' as de-
fined by the Soil Conservation Service, has been defined for
the basin.
Both the Park Meadows Drainage and, to a lesser extent, the
smaller Rockpoint Gulch, are subject to mass debris flows during
extreme runoff events. A thorouqh evaluation of the mass de-
bris flow potential is included in the "Debris Flow and Avalanche
Hazard Anatysis with Associated Land-Use Recommendations" report
prepared by Arthur I. Mears, August, 1977. The limits of the
potential mass debris flows are illustrated on the Preliminary
Drainage Plan drawing and Mr. Mearsr findings have been incor-porated into the drainage plan.
The majority of the area being developed is covered by meadowgrasses and is a soil group B.
DESIGN CRITERIA
Gingery AssociaLes completed a very intensive investigation ofhydrologic aspect.s of the Vail area when preparing the I'Master
Drainage Plan and Erosion and Sediment Control Plan" for Beaver
Creek Recreational Area, April , 1977. The master pl-an included
development of drainage criteria and erosion and sed.iment con-
trol criteria d.irectly applicable to the mountainous area near
Vail . The criteria recognized. the relative effect of snowmelt
runoff and rainfall runoff. The criteria was based on the con-
cepts of the Urban Storm Drainage Criteria Manual- utilized
by the Urban Drainage and Flood Control District of Metropoli-tan Denver, Colorado, but modified to specificalJ-y suit the
needs of the Vail area.
The concepts and design procedures developed for the Beaver
Creek Master Plan have been adopted for the Glen Lyon deveJ-op-
ment, due to their similarity. Copies of the criteria are
"- available upon request from Gingery Associates.
i ' Major Specific Criteria items are as follows:
Hydrology
Snowmelt runoff will be calculated based on the
following tabulation:
SNOWMELT RUNOFF
Return Frequency
2 yr.
5 yr.l0 yr.
50 yr.
100 yr.
Rate of Runoff
0. 040 cfs/ac.
0.048 cts/ac.
0.060 cfs/ac.
0.072 cfs/ac.
0.084 cfs/ac.
Rainfall runoff will be calculated utilizing the Soil
Conservation Service method as described in Urban
Hydrology for Small Watersheds, Technical P.elease No.
55, Soil Conservation Service, January, 1975.
Design frequency for minor drainage syslems shall be
a 10 year frequency. The 1C0 year runoff shall also
be calculated and facilities provided, where necessary,
to prevent damage to dwelling unit from that event.
-2-
Erosion and Sediment Control
Treatment sha11 be provid.ed to runoff for events
up to the 5 year frequency. More intense runoffevents will receive only partial- treatment. Treat-
ment will consist of a grease trap to collect oils
and greases, followed by a sed.imentation pond.
The average detention time in the pond wil-1 be 4
hours.
HYDROTOGY
Runoff from s.nowmelt is calculated based on the table ofsnowmelt runoff rates in the Design criteria section. Theprobabirity of rainfalr occurring concurrent with snowmeltis'recognized by adding rainfall runoff to snowmelt runofffor events less than the 50 year event. The rainfall run:.off is calculated using the Soil Conservation Servicemethocl.
The rainfall intensities for the various frequencies travebeen taken from "Precipitation-Frequency Maps of Colorado" ,. prepared.by the Speciat Studies Branch, Office of Hydrol-ogy, Environmental Science Service Administration-WeatherBureau, October, L967. The fo1_towi_ng table summari-zes ap-plicable May-October rainfall values:
Frequency
'1-0 yr,
100 yr.
RainfaIl DePth
24 llour Period
1.6 inches
2.4 inches
Copies of the calculations are included in the Appendix tothis stuCy.
DRAINAGE PT,AN
The proposed drainage improvements for Glen Lyon Subdivisionare shown on the Preliminary Drainage Plan drawing. A pri-
mary aspect of the plan is the separation of runoff from nat-ural areas from the runoff frorn the devel,oped area. Theflow from both the Park Meadows Basin and the Rock Pointbasin is carried directly through the developed area in theirnatural channels or man-rRade channels. Runoff from the
developed. area is intercepted by roadside drainage ditches
and carried to 2 treatment sites, prior to release to Gore
Creek.
-3-
The only problem area is associated wiLh the Park MeadowsBasin. In the mass d.ebris flow area, the primary runoff
channel will tend to relocate following any major debrisfLow. The drainage plan sho\^ts interception of the presentprimary channel between lots 14 and 15. A mass debrisflow may fill- the intercetion channel or cause the primary
channel to relocate. If such occurs, it will be necessaryto re-excavate the primary channel and clean the intercep-tion channel. This should, however, be a very infrequentevent, approaching a I? probabili.ty.
A flood hazard-.zone is shown on the Preliminary Drainage
PLan which might be subject to shallow overland sheet flowat the time of a mass debris flow. Proper site grading ofdwellings in this area would prevent any structural damage
from the sheet flow. A11- openings should be located atleast I'-0" above the ground level on the uphill side ofthese units. Sheet flow through the hazard zones would beintercepted by the roadside ditches and returned to the
designated drainage course.
SEDIMENT CONTROL
Figure 2, Conceptual P1an-Sedimentation Pond., illustrates
how the runoff from the developed areas may be treated to
remove oil and grease and sediments prior to release to GoreCreek. Details of the actual ponds will vary depending onthe specific location. Final construction plans for thesediment control structure will be submitted to the City
along with the fi,nal plans for the drainage facilities.
The proposed location of sediment control ponds and theirprobable sizes are shown on the Preliminary Drainaqe Plan
Drawing.
MULTI-FAMILY AND COMMERCIAL AREAS
Specific preliminary drainage plans are not shown for themulti family and commercial areas since detailed developmentplans are not available for those areas. Both preliminary
drainage plans and final construction plans will be sub-mitted to the City for review prior to development on these
parcels.
GORE CREEK BRTDGE
Westhaven Circel , the primary access to the site, crosses
Gore Creek. Details of the proposed bridge are shown onFigure 4, Preliminary Plan, Gore Creek Bridge. The bridgewill be constructed using conventional precast, prestressed
-4-
twin tees. Two spans with a center pier will be necessaryto clear Gore Creek without excessive encroachment on thewaterway. The clear opening will be sufficient to pass the
100 year flood of 2850 cfs as given in the Gore Creek FloodPlain fnformation Report dated ,June, 1975 with virt,ually
no increase in water surface upstream from the bridge. Ashorler single span could be used, but would require higher
abutments and. a cast in place eomposit design. The 2 spantwin tee bridge has therefore been selected.
SUMMARY
The proposed drainage system for Glen Lyon Subdivision pro-
vid.es both protection from flooding and reduces pollutionpotential frorn the developed area. Runoff from the offsitenatural basins is carried through the developed areas in
open channels. Runoff from the developed area is interceptedby the roadside ditches and carried to treatment facilitiespri.or to release to Gore Creek.
PREPARED BY:
NC.
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Elmer L. Claycomb,
Irlanager, Glenwood
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Gene Stanek
Design Engineer
DT?
Spring office
6ftrsit?a)
foooord
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PR ELIMINARY DRAINAGE STUDY
PRELIMINARY PLAN
GORE CREEK BRIDGE
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(303) 945-8676 CHECKED AY DATE
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cLENWooD 3;f;,fitr%AlbRADo Bl6or cALcuLArEo ," 6'6 , o,,,,e t? -t e '1\
(303) 94s-8676 CHECKED BY _ DATE
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PETER COSGRIFF
JOHN W. OUNN
ROBERT H. S. FFIENCH
STEPHEN C. WEST
TIMOTHY H. BERRY
LAw OFFrces
Coscnrrq DuruN & FRENcH
P. O. Box tl
LEADVILLE, CoLoRADo €l046l
(303 4A6-rBa5
EAGLE OFFIcE!
P. O. BOX r45
EAGLE, COLORADO Ar63l
|3o3) 32A-6371
BRECXENRIDGE OFFICE'
P. O. BOX s8e
BRECXENRIOGE, COLOFADO gO4A4
1303) 453-2901
I O77
Ms. Diana S. Toughill
Zoning Administrator
Town of Vail
Box L00
Vail, Colorado 8L657
Re: Glen Lyon Subdivision
December 1-2,
Final Plat - Robbins McDanniel
Dear Ms. Toughill:
In behalf of our clients, the o{ners of the Robbins and
McDaniels tracts, we strenuously urge the Town of Vail to requirethat the final pLat of the above subdivision contain specific
dedicated access to this property from the ol-d U.S.Highway 6across the Mansfield Corporation property, and further, that such
access across the Manfield Corporation property also provide
access to the Robbins and McDaniel tracts.
Yours very truly,
, DUNN & FRENCII
Peter ffi,*fi
PC: ech
Andrew D. Norris
P. O. Box 2941
Vail, Colondo ffiast
November 16, L97i
Ms. Diana Toughill
Zoning Administrator
Town of Vail
P.O. Box 100Vail, Colorado 81657
RE: Glen Lvon Subdivision
Dear Diana:
In completing the requirements for Final Plat of the Glen Lyon
Subdivision, Lhe Town of Vail has agreed to the following two
conditions:
1. The Gore Creek stream tract will be excluded from the Plat.
The streamside boundaries of the lots will be pinned in
accordance with requirements of the subdivision act. The
stream tract (unplatted) will be dedicated to the Town
immediately prior to the execution of the Final P1at.
2. The access road across the Mansfield property will not be
dedicated on the Final Plat. Rather, a bilateral agreement
between Ehe Mansfield CorporaEion and the Town of Vail will
be entered into granting a non-exclusive easement to Glen
Lyon and the Town and agreeing to a dedication at such a Eime
as a muLually agreeable alignment can be made.
You are also aware of the inconclusive location of the northeast
corner of Section 12. A "tentative" corner has been establishedfor purposes of completing the certified boundary survey and
revised legaI description. Consideration is being given to
requesting the CounLy Surveyor to confirm the corner in question.
Should the above points not be in accordance with your under-
standing, please call me at your earliest convenience.
cerely,
oooo
/
il lr?
,f,1.D. Itlorris
Rovston
Hairamoto
Beck &
Abey
Septsnber 26, aW7
IIr. A11en C,erstenberger
lbwn of Vail
P. O. Box L0O
Vall, Colora& 84657
RE: Glen Lyon Project - Desien Revisv
Dear Allen:
Or ltiednesday, September 27., a977, I net with Andy Norris and Graqne
Woodhorrse to review the Glen Lyon prrcject firral nap. The ovenll plan
is very good and my ccrflnents are as follotus:
1. I agree with Mr. Woodhousets analysis of the access road
connection to the frontage road. Ttre rpad sttould be
located as close to the frontage road as possible, on-
sistent with terrain, to avoid splittirrg the larger parcel
north of Gore Creek. Spa.ce between the road and the Creek
could becoste open q)ace.
2. The concept of the con&minitrn offices at the east end of
the projet, adjacent to the frontage r-oad, is good and
there appears to be a&quate space for such a project.
There should be many nrcre trees planted than are indicated
on the plan with particular attention to the north ald east
ends of the narrow parcels. There should be trees between
the parking area and the frontage road.
3. The central otrren spa.ce is very good and preserves a portion
of the natural meadcnv. I sugest that additiona"L trees be
planted and vizual corridors be designated linking the open
space to the stream tract. That is, by careful sitfug of
houses on fots north of the open space' it shou-ld be posslble
to achieve an apparent landscape cormection reactrlng from the
forested slope to the strearn.
Landscape Architects: Principals: Associates: 225 MllerAvenue
land Planning Robert Royston FASLA Harold N. Kobayashi ASLA Mill Valley
Urban Design Asa Hanamoto ASLA Rob€rt T. B4tterton ASLA California 94941
Park Planning Eldon Beck ASLA George W Girvin ASLA 415 383-7900
Environmental Planning Kazuo Abey ASLA Robert S. Sena ASLA
tauis C. Alley AtA
futricia Carlisle AsLA
Ir{r. Allen Gerstenberger -2-Septenbo 2'6, 7977
4. The one way Imp rcad is very good and well sited. I suggest
that two or tlrree added cLtmps of trees be planted adjacent
to the road to further achieve a blending of the road with
the terrain and the natural landscape.
I enthusiastically reormend approrzal of the plan with the above cdfiIer$s
attached as onditions of approval.
cc: N[s, Diana flugtult /
lr{r. Terrell J. Milger
[fu. Stan Berrstein
Idr. Andy ldolris
.t-
box 100
vail, colorado 81657
{303} 476-5613
off ice of the town manager
September L4, L977
*d
Yp'
Jay K. PetersonOtto, Peterson & B1lsh
Attorneys at Law
Box 3149
Vail , Colorado 91657
Re: Special Development District. Four
Gore Creek Associates
Dear Jay:
In answer to your letter dated August 25, the Town of Vail
agrees that sections 5,7,8, of Section 18.46.040. need not be
included in the current request for amendment to Special DevelopmentDistrict Four.
These sections will be required to be addressed prior
to specific improvements in development areas A, B, C, or D.
If you have any questions, please give me a call-
Sincerely,
DEPARTMENT OF
ITY DEVELOPME}{:I
ana S. Toughill
AdministratorZoning
DST/di
cc: Andy Nomis
Orro, PnrrnsoN
ATTOBNEYS AT
POg' OFFICE BOX
vArL, cotoBADo
& Br-rsn
LA'Ifr
3 t49
41657
FREDERICK S. OTTO
JAY K. PETERSON
JOHN M. BLIS H
VAIL PROFEgSIONAL EUILDI NG
(3031 476-OO92
WARNER PFIOFESSIONAL BU ILDIN G
(3o3) 949-s3eo
August 25, L977
Mrs. Diana Toughill
Town of VailP. O, Box 100Vai1, Colorado 81657
Re: Special Development District Four
Dear Diana:
Pursuant to our numerous conversations during the past several
weeks it is my understanding that Sections 5, 7, and 8 of
Section L8.46.040 of the Town of vail Zoinq ordinances need
not be complied with for the purpose of Gore Creek Associates
current request for amendment to Special Development District
Four.
At the time a contractor desires
on development areag A, B, C, or
sections will be complied with.
to construct any improvements
D, the criteria in the above
If this is not your understanding' please contact me at your
earliest sonvenience .
Sincerely yours,
PETERSON & BLISH
Peterson
JKP: cp
cc. Andy Norris
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THK Associates, Inc.l60l Emerson Street
Denver, Colorado 802.18
DMFT
ENVIRONMENTAL IMPACT REPORT
GLTN LYON
VAIL, COLOMDO
- Prepared For -
Andrew D. Norris
- 0n Behal f of -
Gore Creek Associates
and
The Mansfield Corporation
- For Submission To -
The Planning Cornmission
Town of Vail
- Prepared By -
The John Ryan Companyl60l Emerson Street
Denver, Colorado 802.|8
September .|977
TABLE OF CONTENTS
List of Exhibits
List of Tables
Introducti on
Summary
PART I -- THE PLAN
Sect'ion l. The Development Plan
ndi tures.
Local Economy.
Page
Number
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The Setting
Special Development District No. 4
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The Glen Lyon Project.
Alternative Uses for the Mansfield
Corporation ProPertY
Rate of Development
Section 2.
Site Biotic Description
The Geologic SettinS
Site Avalanche Hazards
Hydrologic Conditions
PART II -- THE IMPACTS
Section 3.Social and Economic Impacts
Popul ati on
Visftor Expe
The Changing
Empl oyment
Housi ng
Relationship to the Growth Management Plan.
Costs to the Town of Vail
Section 4.Physical Impacts
Visual Impacts
Biotic Impacts
Geologic and Avalanche Hazard Impacts
Drainage Impacts
Energy Impacts
Water and Sewer
Transportati onAir Quality Impacts
The Setting
Visual Impressions of the Entire Tract
Views into the Glen LYon ProPertY
Views from Within the Site
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Noise Impacts
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Page
NumberPART III -. MITIGATION MEASURES
Section 5. Mitigating the Negative Impacts 60
PART IV -- APPENDICES
Appendix A. Geol ogi c Supp'lement .. : ' .
Aipendix B. Snow Avalanche Hazard Supplement.
Appendix C. Ajr Qual'ity Supplement.
Appendix D. Water Quality Supplement.
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LIST OF EXHIBITS
Exhi bi t
Number Descri pti on
Page
Number
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Vicinity Map, Glen
Schematic of Permi
Development Djstri
Conditional Uses,
Visual Analysis of
and Sumoundi ngs.
Lyon
tted Land Uses, Special
ct No. 4. .
Special Development District No. 4.
the Site, Glen Lyon ProPertY
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Existing Cond'itions, The Glen Lyon Property
Natural Hazard Sunmary, Glen Lyon Proiect
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Tabl e
Number
LIST OF TABLES
Proposed Land Uses, Glen Lyon
Page
Number
illustrative Land Use
SD4, The Institutional
Plan for Parcel A 'in
or Educational Center
Al ternati ve.
Estjmates of the Population, Permanent and Visitor,
During a Peak Period, At Ful1 Deve'l opment and Full
0ccupancy, Special Development Distrjct 4.
Estimates of the Population, Permanent and Visitor,
During a Peak Period, At Full Development and Full
0ccupancy, Special Development District 4
Estimated Expenditures by Visitors Using Second
Homes jn Glen Lyon at Full Development 32
Estimated "Hard Costs" for the Development and
Construction of Special Development District 4,
Vai I
Estimated Labor Requirement for the Development and
Construction of Special Development Distrjct 4, Vail
Estimated Coverage
Full Development,
0mi tted
From Impervious Surfaces at
Glen Lyon
Estimated Annual Water Usage for
District 4, At Full Development
Special Development
Estjmated Number of Daily Automobile Trips for Special
Development Djstrict 4 hlith Maximum Allowable Densities
and at Fu] I Development During a Peak Period
Estimated Number of Vehicle Miles Traveled Per Day'
Attributable to SD4 at Full Development.
Estimated Quantities of Pollutants From Automobiles'
Attributab'le to the Full Development of SD4.
Estimated Quantjtjes of Pollutants From Fireplaces,
Attributable to the Full Development of SD4.
Estimated Quantities of Pollutants from Automobiles
and Fireplaces, Attributable to the Fu11 Development
of SD4
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INTRODUCTION
The purpose of this report is to present 'i nformation
regarding a development proposal for the G1 en Lyon property.
Glen Lyon is one of two parcels in Special Development District
No. 4; the other is owned by the Mansfield Corporation and is
not presently in the approval process, although it is consjdered
indirectly in the report.
Part One -- The Plan--describes the development proposal
for Glen Lyon 'arxlTh'e existing condition of the land.
Part Two -- The Impacts--conta'ins estimates of the
social, econffic-aidlhys'i cal impacts which will result
from development of the Glen Lyon project as presented.It also cons'iders impacts from development of the Mansfield
Corporat'ion's property at maxjmum allowable densities.
Part Three -- The Mitiqation Measures--surunarizes
specific actioffi be taken to
minimize adverse effects resulting from the Glen Lyon
Proj ect.
Part Four -- The Appendices--provides supplementary
information for geolog'ic,avalanche, air qua1 ity, and
water quality consideratjons. These appendjces are not
included in this publication but are available at the
Community Development Department, Town of Vail. The
appendices are an important part of the report, but
are re1atively technical in nature and are oriented
toward readers with special interests in the subiect
area.
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SUMMARY
Mr. Andrew D. Norris proposes to develop an 8O-acre site withjn the
Town of Vail. The land is located at the western end of Town, south
of Gore Creek--between LionsHead and West Vail. The land is owned
by Gore Creek Associates and is part of a special development district
(No. 4). The only other property in that distni ct is a l7-acre parcel
owned by the Mansfield Corporation. It is not being presented for
development at the present time, but the impact of its development has
been considered in this report in a general way.
The Pl an
The proposed development plan for the 80-acre parcel has been named
Glen Lyon; the major elements of the plan 'i nclude ...
. The subdivision of 49 duplex lots.
. The designation of a 4.6 acre site for the construction
of approx'imately 75 multi-fam'ily units.
. The designation of a .l.9 acre site along the South
Frontage Road for a .l0,000 square-foot office bui'l d.i ng'
Findings and Conclusions
The site is relatively secluded. Major physical feabures jnclude'i ts
setting along Gore Creek, a beautiful meadow, and the backdrop of
aspen trees rising up the mountain sjde. The development proposal
for Glen Lyon will have a moderate effect on a brcad range of categories,
'i nc1 uding...
Open Space
A loss of feeling of open space produced by the cont'i nu'i ng process
of "fi11ing in" developable land. However, the effe_cts of this
urbani zat'i-on wi I I be parti al 1y mi t'i gated by desi gn features of
the olan:
Large lots and substantially less density than allowed
(42-percent of the allowable number of units).
Placement of many of the lots among the trees to shjeld
their visual impact.
The designation of building envelopes within which construct'ion
may occui for selected sites which are especially sensit'i ve
from an environmental planning standpoint.
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A road system appropriate to a more rural setting.
The preservation of the neadow and the aspen grove--
areas often considered to be prime development sites.
A New Neighborhood
Glen Lyon wili grow to be a new neighborhood in Vail over a l0
to fifteeen year period. At full development it is estimated to
have a population of 51 5 people.
365 permanent residents 'i n duplex homes and multi-fatnily units.
.|50 visitors in second homes (when fully occupied).
It will not be low-cost housing.
Most of the duplex lots will be priced to sell for
$60,000 to $70,000.
Most of the multi-family units will be priced to sell for
$60,000 to $90,000.
The second unit in the duplex homes will be ljmited in
size to some fraction of the main unit (maybe 40 percent)
thus providing the opportunity for a source of more
moderately priced rental units or for-sale duplex units.
Natural Hazards
The property has a variety of natural hazards--flood p1ain,
debris flow, and ava'l anche. The risks associated with
implementatjon of the development plan were judged to be low and
acceptable providing appropriate caution'i s exercised in the
siting, design and construction of the structures--especial 1y
for five home sites jdentjfied in the mitigat'ion measures section
of the report.
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SECTION 1 - THE DEVELOPMENT PLAN
Mr. Andrew D. Norris proposes to develop an 8O-acre parcel
of land in the westernmost part of Vajl whjch js owned by Gore
Creek Associates- The proposed development includes the sub-
division of 49 duplex lots, a residential cluster of approximately
75 multi-family units, and a location for an office bui1d'ing which
will contain approximately 10,000 square feet.*
The Setting
The site is located within the corporate limits of the Town
of Vai'l , immediately south of Gore Creek between LionsHead and
West Vail. See Exhibit No. l.
Exhibit No. I
Vicinity Map
Glen Lyon
* The final plan submitted maY
number of units proposed.
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be slight'ly different in the
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The topography of the site is varied. There is a relatively
flat'l and bench to the south of, and paralle1 to, Gore Creek
traversing the property in an east-west direction. Moving farther
southward, the land slopes gently upward through a meadow area.
Beyond the meadow the terrain becomes very steep and js covered
with conjfers and aspens.
An existing vehicu'lar access to the property is through
Matterhorn Vil'l age on a paved road which winds past Park Meadows
and the Fall Line Apartments. An additional access will be
prov'ided.
Special Development District No. 4
The 80-acre parcel being described in this report (Glen Lyon)js one of two parcels within Special Development District No. 4
(S0+1. The other property is approximately 17 acres, and is
located on the north side of Gore Creek; it is owned by the
Mansfield Corporation of Denver. This smaller parcel is not
being presented for development at this time. However, Town of
Vail staff have suggested that its potent'i al uses be cons'ideredin this impact report in order to understand more fu11y the
implications of the proposed project. Therefore, in subsequent
chapters of this report, there wjll be reference to this l7-acre
parcel to 'illustrate the range of possible impacts which might
result from the tota'l deve'l opment of SD4. The reader should bear
in mind that this smaller parcel 'is not under considerat'ion directly
at this time.
It should also be noted that within the perimeter of SD4,
there is a Z.Z-acre parcel which has been excluded from SD4 by the
Town of Vail. It 'i s this Robinson-Danie'l s Parcel which contains
the o1d ranch bui'ldings. Present zoning for this exclusion is
six units per acre. However, this property is not under consider-
atjon for development at this time and it is not addressed further
in this report.
Exhibit Nos. 2 and 3 surnmarize the permitted land uses in the
97-acre Special Development D'istrict No. 4 as authorized in the
Town' s zohi ng regul ati ons.
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Exhibit No. 2
Schematic of Permitted Land Uses
Special Development District No. 4
Parce'l Ownershi p
The Mansfield Corp.
Gore Creek Associates
Gore Creek Associ ates
Gore Creek Associates
Approximate
Acreage
17
20
57
Permitted
Uses
SF, DF ,MF
SF,DF,MF Cluster
SF,DF, Cluster
Offi ces
Density Control
(Maximum Limits)
252 units
240 unitsl7l units
10,000 sq. ft.
B
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D
Note: Cluster means a residential cluster, 6 sites per acre.
SF means si ng'l e fami ly.
DF means duolex familv.
fiF means muiti-tamilvl
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Source: Title .|8, fhapter .|8.46 of the Municipal Code of the Town of Vail,
Special Develooment District No. 4.
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Exhibit No. 3
Conditional Uses
Special Development District No. 4
Development Area
ABCD
Conditional Uses
X X Private c1ubs, civic, cultural and
fraternal organizations
X X X X Public utility and public services
X X X X Publicbuildings,groundsandfacilities
X X X X Publicparkandrecreationfacilities
X X X Ski lifts and tows
X X Instjtutional or educatjonal center;
provided that if said centeris constructed,
then the fol I ow'ing sha'l I be condi ti onal
uses i n con juncti on therew'ith : 'lodges
inc'luding accessory eating, dri nking or
recreational establ ishments--not occupying
more than 20 percent of the total gross f1 oor
area of the lodge to whfch it is accessory.
X X Public or conmercial parking facilities
X X Professional offices, business offices
and studies.
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Source: Title 18, Chapter 18.46 of the Municipal Code of the Town of
Va'i1. Spec'i al Development District 4, Section .|3.500-4,
Conditional Uses , p.70.
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The Glen Lyon Project
The Glen Lyon proJect is being proposed for development by
Mr. Andrew D- Norrjs. Essentially, it is a residential plan for
duplex-family homes and multi-family units, and a .l0,000 square
foot office building. As discussed later in this report, it is
anticipated that this project will probably result in a combinationof permanent residents and second-home owners, but is expected to
be oriented more toward the primary home market.
The anticipated pric'ing of the home sites (averaging $60,000-
$70,000) wi'll dictate the economic necessity to bu'ild large and
expensive duplex units. Based on the experience of comparably
located subdivisions in Vail, the dup'lex buildings wil) probably
be placed for sale in the $150,000 to $200,000 price range ($75,000-
$100,000 per duplex unit).
The multi-family units will be clustered in one area -- between
Park Meadows and Gore Creek. They will be a combination of two and
three bedroom units and probably priced for sale between $60,000 to
$90,000.
Table No. I shows the allocated land uses and the proposed
densities in the Glen Lyon plan.
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Major characteristics of the proposed Glen Lyon plan include
the fol lowing:
. There will be 49 duplex home sites with an average size
of 20,000 square feet.
. There will be a'l imitation on the size of secondary units
in the duplexes which will work to preclude look-alike
dupl exes.
. Most of the home sites will be priced to sell between
$60,000 to $70,000.
. Most of the homes will be pl aced among the trees to preserve
existing open spaces.
. The land plan has attempted to preserve hjghly sensjtive
open space -- especially the 3.5 acre meadow in the center
of the property.
. The developer's representative has pledged to designate
building envelopes for approximately a dozen lots in the
final plat -- lots which are especially sensitive from an
environmental standpoint. Placement criteria wiIl include ...
. majntenance of critical open spaces.. vi sual cons'iderati on -- wi th'i n and wi thout.. preservation of the aspen grove.
. A new road and bridge will be required for access' The road
will connect with the South Frontage Road, cross over Parcel
A and Gore Creek, and into the multi-family area.
. A bicyc'l e trail will be constructed to connect with the
LionsHead Tra'il Head; it will be on the south side of Gore
Creek until the mid-point of the property; thence, it will
cross over a new pedestrian bridge to the north side of Gore
Creek into Parcel A. Essentially, it will follow the right-
of-way for the Upper Eagle Valley Sanitation District's main
trunk I i ne.
. No ski lifts are being proposed, but return access from
LionsHead will be poss'ible along the bike trail.
. The road plan has attempted to minimize the number of cuts
and fills and cul-de-sacs. A substantial amount of the
project's road system will be designed as one-way' resu'lting
in a more narrow paved area of'l 2 to 14 feet. This will
require that the covenants prohibit on-street parking.
. The land p'l an calls for a 700 foot private drive to three
of the lots at the eastern edge of the property' The intent
is to save development costs and reduce further disruption
of the terrain.
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The office bu'ilding along the frontage road wj11 be required
to be planned as a one-story structure.
All utilities will be placed underground.
Lot design and building placement will preserve the stream
tract from encroachment by the structures.
Alternative Uses for the Mansfield Co rati on
A proposed development p1 an for the adioining Mansfield Corporation's
property has not been prepared at th'is time. However, for purposes of
this impact study, it has been assumed that there are two development
alternatives -- as described in the zoning regulation for SD4.
. The Residential Alternative -- the permitted use -- a maximum
@y 250,000 Gross Residential Floor
Area (GRFA).
. The Educational Alternative -- the conditional use -- sti'l I
ffiFA, but allowing lodging units
and a restaurant to be built in conjunction with an educational
or instjtutional center. The accornmodation un'its may not exceed
400 square feet; and the restaurant and supporting facilities may
not exceed 20 percent of the total GRFA of the lodging rooms.
Table No. 2 conta'ins an example of how the educational alternative
could be developed -- allocating the 250,000 GRFA among the lodge, the
d'ining facility and multi-family units.
Table No. 2
Illustrative Land Use Plan
for Parce'l A in 5D4
The Institutional or Educational Center Alternative
I tem
Lodge Units
Education Center
Lodge Restaurant
(maximum of 20 percent
of the lodgjng GRFA)
Mul ti-fami'ly Units
Total
Number of "Equivalent
DwelIing Units"
!2
177
?52
Gross Residential
Floor Area
60,000
1 5 ,000
l2,000
163,000
250 ,000
Numberof Un'i ts
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177
327
Source: Town of Va'i 1 zoning ordinance for Special Development Distrjct No. 4.
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Rate of Development
This impact report is not a market study, and no building
or sales forecast has been made by the authors. But certain
assumptions about the build-out period might be he1pfu1.
There seems to be a considerable time lag between the subdivi-
sion of property and the building of homes in the Gore Va1 1ey, e.9.,
the build-out of the homes around the Vail golf course is just now
being completed. The proposed 49 building s'ites will probably not
be built out for l0 to 15 years.
Construction of the 75 multi-family units may come in two or
three phases -- timing being a function of competftion and market
absorpti on.
The .|0,000 square foot office build'ing w'ill probab'ly be bui1t
as a sing'l e bu'ilding -- perhaps within one to three years.
A starting date for the development of the Mansfield Corporation's
property has not been announced. As discussed above, there are two
development alternatives -- the residential and the educational
center. It would seem likely that if the educational alternative were
chosen and the institution is operational soon, that the elapsed time
for completion of that project would be less than jf the.purely
residential alternative were chosen.
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SECTION 2. THE SETTING
Visual Impressions of the Entire Tract
As one drives west from the Town of Vail alonq the South
Frontage Road past the Town's maintenance and storale shops, oneis not aware that the open land lying south of the highway for the
next three-fifths of a mile is in several different ownerships.
The observer is only aware of the fact that there is a gap in the
development between the western edge of the Town of Vail and a point
almost three-quarters of a mile to the west where housing development
begins again in West Vail,
The Glen Lyon property south of Gore Creek is largely jn its
natural state, with the exception of an unimproved road which
follows a land bench running from west to east about 200 feet
south, and east of Gore Creek and about 40 feet above the elevation
of the channe'l . The Mansfield Corporation's property is also
undeveloped. An unimproved road takes off from the South Frontage
Road and slants downhill toward Gore Creek to a cluster of rustic
1og buildings which are in a separate Z.Z-acre pa.rcel on the north
bank of the Creek.* The 1og build'ings by Gore Creek seem to be
the farmstead or ranch buildinqs (datinc from the .|930's) for the
vacant land on both sides of the Creek. Viewed from the South
Frontage Road, this is a tranqu'i I setting, with the Town of Vail
out of sight to the east and only part of the development in h|est
Vail visible.
Views into the Property**
Our primary interest is in the larger G1 en Lyon property. To
the casual visitor to the area, it can be seen from the South Frontage
Road or from the interstate highway. 0n the highway, an observer
would be traveling at a relatively high speed, and the property would
be ful ly in sight for about only 45 seconds at 55 miles per hour.
Traffic on the South Frontage Road is somewhat slower; there is a
greater opportunity for travelers to look at the property more closely.
Various aspects of the property can be seen from different parts of
the South Frontage Road.
At the east end of the property, just west of the Town shops,
the observer is aware of the namow bench between the South Frontaqe
Known as the Robinson-Daniels property.
Exh'ibit No. 4 contains a summary of major
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v'i ew corri dors.
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VIEWS
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into and from the site
Exhibit No. 4
Visual Analysis of the S'ite
Glen Lyon Property
and Surroundings
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Road and Gore Creek. This bench is about 800 feet long and 100
feet wide. The stream bed is not visible since it lies approximately
30 feet lower than the bench. The backdrop for the bench is a
steeply rising, forested hillside on the south side of Gore Creek.
Proceeding west on the South Frontage Road, the observer can
look across Gore Creek to the narrow strip of Glen Lyon property
on the south side of the Creek. The meadow lands are part of the
Glen Lyon property and also part of land managed by the U.S. Bureau
of Land Management (BLM). Beyond the meadow is a tree-covered
hillside in the national forest to the south.
Beyond this constricted point, views are afforded across the
Mansfjeld property to the Glen Lyon property beyond. One is
visually aware of the open Mansfield land, which slopes to the
Creek. The Creek is outlined by vegetation along'its banks and an
open meadow whfch rises away from the Creek on the G'len Lyon property
to the south. A fringe of wh'ite and f ight green aspen at the upper
reaches of the meadow is backed up by the darker green conifers
extend'ing up the steep hillsides. This view is partially defined
on the west by the Fall Line Apartments and Park Meadows condominium
project.
This panorama of a major part of the site is visible for a
distance of about 1,200 feet along the South Frontage Road. At its
western end, near a point where Gore Creek again comes close to the
South Frontage Road, the view into the site is b'locked by a mound
of earth left on the south side of the South Frontage Road when it
was constructed. Once this obstruction is passed, only limited
views into the lower portion of the site along the Creek and into
the meadow area are afforded because of the trees.
There are add'itiona'l views 'into the property from other
vantage points, but these vieh/s are not avaj'lable to the Vai1
visitor or traveler. These views are from several residences
located on the hillsides across the h'ighway to the north. 0bservers
in these locations will be afforded a bird's eye view of any
development which takes place on the site. They will see the roofs
as well as the facades of the structures.
V'iews From llith'in the Site
Views from within the site vary with 'location and elevation.
Views from the bui'ldable bench iust west of the Town's maintenance
shops and service stations include the development on the north
side of the South Frontage Road and down the valley to the west.
Views are closed in from behind (to the south) by the steeply rising,
tree-covered slopes of the BLM land. Above ground level , views are
those of the surround'ing peaks that frame the Gore Valley.
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The central and major portion of the G1 en Lyon property has
varied topography and allows for different visual impress'ions.
(See Exhibit No. 4.) From the south side of Gore Creek and from
the level of the Creek, the activity of Interstate 70 js screened
out by the stream bank vegetat'ion. Through gaps in the trees,
movement of the tops of cars can be seen on the highway, but the
roadway itse1f cannot be seen, and the sounds of the traffic are
almost lost in the sounds of Gore Creek" The area along the Creekis the most private and cloistered part of the property. This
suggests that jt should be disturbed as little as possible to
accommodate the proposed development. This approach will protect
the floodplain, keep a natural area free of development, and allow
incorporation of a natural amenity into a future deve'lopment p'l an.
As one moves upward (south) from Gore Creek, highway traffic
and noise become more apparent. At about elevatjon 8,060, highway
movement is about level w'ith the eye, although the roadway itself
cannot be seen. At elevation 8,100, both the traffic rnovement and
the roadway can be seen; the traffic noise replaces the softer
sounds of Gore Creek -- 400 to 600 feet away.
From an elevation of 8,100 feet or above, there are three
dist'i nct views from the site. A tree-lined Gore Creek softens
the immediate foreground; the interstate highway and its frontage
roads lje jn the middle distance; and if the eyes are ljfted above
a horizontal plane at this e'l evation, exce'l 'l ent views are afforded
to the peaks on either side of the valley.
This trjad of views is not universal throughout the site
above 8,.|00 feet elevation. In some places, aspen extend down
the slopes. These vjews are blocked from locations behind the
trees, or at least filtered through the trees.
The remaining northwest corner of the Glen Lyon property hasits own visual character. It js defjned by a south property linein front of the Fal1 Line Apartments and Park Meadows condomin'iuns,
by the bend in Gore Creek at this location and by the topography
which consists of two well defined benches -- one lower than the
other, between the higher Park Meadows project and the lower Gore
Creek. The trees along Gore Creek and the higher surrounding
topography give this small enclave a sense of enclosure. Some
highway traffic can be seen through the trees from the upper bench.
The highway is almost lost from view fron the lower bench. The
peaks defining this part of the Gore Val'ley can be seen from most
locations in this area. There is no view of the west end of the
Town of Va'il from th'i s point.
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Sjte Biotic Description
Basically, the Glen Lyon site can be divided into three
d'istinct vegetative areas; l) the south and southeastern portions
of the site, characterized by aspen covered, very steep slopes;
2) the north and northwestern portions of the site, characterized
by grasses and low bushes on moderate slopes; and 3) the northern
boundary of the site, characterized by riparian vegetation along
Gore Creek.
The very steep upper portions of the site are dominated by
a mature aspen forest, except for a small triangle of conifers
located on the northeast-facing slopes 'irrnediately southwest of
Park Meadows Gulch. The 1ower, more moderately sloped land below
the aspen forest is dominated by natural and introduced grasses
and sagebrush. The sagebrush seems to be confined to the coarse
soils and surfjcial material of the lower port'ions of the alluvial/
debris fan (See Surficial Geologic Map, Geologic Appendix A), and
a smal l portion of westerly orjented slope lying northeast of
Rockpoint Gulch, between the east property line and Gore Creek.
Along Gore Creek, vegetation becomes quite diverse. 81 ue Spruce,
Englemann Spruce, lJillow, and narrow-leaf Cottonwood characterize
this riparian habitat.
Al though i t i s poss'ibl e that many wi 1d'l i fe spec'ies* coul d
occupy any part of the Glen Lyon site at any one time, it is more
important to identify significant wi'ldlife habitats in areas of
proposed development. Examples of critical wildlife habitats
would be winter ranges, migration routes, calving areas, significant
concentration areas, nesting sites, and major feeding areas.
Examjnation of wildlife species distribution maps of Eagle County,
prepared by the Colorado Divisjon of l,ljldlife for twenty important
species show no crjtjcal habitat areas located on the Glen Lyonsite. But the site is near (generally less than % mile) critical
habitats for some species of wildlife; and, they are described
because of possible increased importance at some future date"
Perhaps the most significant of the critical wild'l ife habitats
near the G1 en Lyon s'ite is the Mule Deer migration route along the
Gore Creek Valley. As shown in the sketch below, the migration routeis general'ly confined to the north side of the Creek on the south-
facing slopes, and extends from the confluence of the Gore Creek
and Black Gore Creek down the val ley to the Eagle River and beyond.
* Such as Elk, Mule Deer, Black Bear, Beaver, Red Fox, Mountain
Lion, Bobcat, Ducks, Bald Eagle, Golden Eagle, Blue Grouse,
Bandtai'l ed Pigeon, Falcons, Hawks and several varjeties of
small rodents.
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0ther critical habitats near the Glen Lyon site are as follows:
. A Black Bear concentration area above the site on the north-
facing s]ope, in the vicinity of the Vail Ski Area.
. Active and inactive Golden Eagle nesting sites approximately
one mile down Gore Creek from the site.
. A Bandta'i1ed Pigeon feed'ing area (maior) above the site on
the north-facing slopes, extending from the ski area westward
past West Vail.
. An Elk winter range located on the valley's north-facing slope
approximate'ly !-" mile west of the G'l en Lyon site.
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Crjtical Biotfc Elements. !'lith regard to vegetation, the
to1lo@oted:
The aspen grove or clone* in the meadow area located between
the Creek and the aspen forest edge.
* Because aspen reproduce most readily by vegetative (asexual) repro-
duction of underground roots and shoots, a small aspen grove is most
Iikely composed of the "offsprings" of one to several aspen individuals.
An aspen clone, then, contains many individual trees that are
genEti;eTjl related and often physically connected.
'O'7N
'Yt)N
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EXISTING CONDITIONSI
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Exhibit No. 5
Ex i sti ng Condi ti ons
The Glen Lyon Property
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. The meadow area surrounding the aspen grove, which defines
the grove.
. The riparian plant cornmunities along Gore Creek.
. The conifers of the site, and the aspen forests of the site'
The aesthetic qualities of aspen in mountain areas cannot be
under-estimated. They are a visual de1 ight because of their
striking spring and fall colors and lively animation with the
slightest breeze, They are indeed valuable elements of the mountain
landscape. The aspen grove, as an enclave of the aspen forest,
represents the biotic diversity that occurs in transition zones
between vegetative biotopes--in this case the aspen forest and
the grassy meadow. One of the values of the meadow is'i n defining
and g'iving shape to the aspen grove. The zone of transition
between the grassy meadow and the aspen grove is a vital element'
both visually and biotic'ly.
The riparian plant cormunities along Gore Creek represent
another valuable biotic and visual resource. Again, as in the case
of the aspen grove, biotic divers'i ty is the chief habjtat character-istic. The conifers of the creekside and the steep h'illsjdes are
important members of the biota and the landscape because of their
relatively slow growth rates and great longevity. Fungal diseases
in aspen are an especially vex'ing problem in the Gore Valley and
the whole Colorado mountain province. Natural and man-made tree
wounds can provide points of entry for the sometimes fata'l fungal
attack. Highly parasitic fungi can cause the death of aspen
trees in three to five years.
Aside from the Mule Deer migration route, anobher critical
biotic element with regard to wildl'ife is Gore Creek itself.
Wildlife associated with Gore Creek can be divided into two
types: l) the aquatic wildlife of the Creek, and 2) the terrestria'l
wildlife associated with the djverse reparian plant cormunitjes
a1 ong the Creek. In the first case, the preservation of aquat'i c
wildlife depends on the maintenance of the water quality. In the
second case, since the distribution of plants determines the dis-
tribution of wjldlife, the preservation of creekside terrestrial
wildljfe depends on the maintenance of existing riparian plant
commun i ti es .
Aspen Diseases. Because the bark of aspen is soft, "living"
and exTFEme]l-SGceptible to damage, trunk wounds (natural and
man-made) occur qu'ite readily and are easily infested by fungi.
Researchers* have concluded that fungal cankers in aspen are
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"Wounds and Canker Diseases on
R.G. Krebill, U.S. Department
Forest Pest Leaflet .l52 (June
by T.E. Hinds and
U.S. Forest Servjce,
Western Aspen",
of Agriculture.
r 975) .
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"by far the most serjous causes of tree mortality. " Various
types of canker-causing organisms u,ere first recognized in Colorado
during the mid-fifties and on'ly Iater were specifically identified
as to species. A survey of aspen forests in 1960 revea'l ed that
cankers in aspen were more prevalent than expected. Sample plots
(31) in five national forests showed that a particularly highly
parasitic fungi (Cenangjum) had infested aspen. in all but one of the
sample plots (97 percent sample plot frequency). The high'ly
parasitic fungi (Cenangium and Hypoxylon) can "penetrate large
areas of the bark-aidlEfrEium and-- cEi-lirdle a healthly tree within
several years.* 0nce a tree is girdled, death usually fol'l ows.
Other less parasitjc varieties of fung'i usually produce isolated
infestations which rare)y kil'l the tree un) ess numerous cankers
begin to coalesce. Tree girdling, and resultant tree death' is
less 'like'ly in these 'less parasitic fungal varieties because the
cankers usually grow in vertically el ongated strips.
Natura'l ly caused wounds in aspen can come from many sources:
low-intensity wi'l dfires, falling trees, lightning strikes, branches
broken by wind or heavy ear'ly snows, natural branch mortality,
frost cracks, sunscald, elk and moose "barking", rubbing wounds,
vole "barking", and insect and bird bores. With the increase of
land development in mountain areas, these natural causes are
supplemented by man-made causes. Because of the aspen bark
sensitivity, careless human activ'i ty around aspen trees can produce
wounds. Man-made causes of wounds range from those caused by
construction activity to thoughtless, vandal-inflicted ax and knife
wounds.
No chem4cal control measures are known for aspen fungal cankers ibut often clearing and removal of infested individuals retards the
spread of the ajr-borne fungi. The natural edges of aspen forests
and groves produce more hardy indivfduals because of their more
severe micro-environment--compared to the forest interior. Removal
of canker infested trees on the forest and grove periphery exposes
less-hardy trees to not only fungal attack, but to the rigors of
the more severe microcljmate. Thjs environment stress, jf it doesn't
kill the tree, produces wounds from sunscald and frost cracking
which are favorable environments for the entrance of fungal organisms.**
* Girdle means the removal of bark and underlying "growth" tissue
in a manner which completely encircles the tree, Hinds and Krebill
(le7s).
** Personal communication with Mr. 0ave Johnson, U.S. Forest Service'
Plant Pathologjst, Denver, August ?0, 1977.
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Fungal cankers were observed on the aspen of the Glen Lyon
site, although, the specific species responsible were not identified.
Any management scheme which attempts to address the preservation
of the natural landscape, of which the aspen forest is a crucial
element, will u'l timately have to come to grips w'ith this disease
probl em. *
Mu'le 0eer Migration. Probably the rnost significant wildlife
activity for the Gore Creek Va1'l ey centers on the Mule Deer migration
route. The Gore Creek Valley is a major upland migration route
for Mule Deer, which surmer in the high country and winter, as a
herd, at the climatically less severe lower elevations. llildlife
Conservation 0fficer, Sue Smith related the attempts by the Colorado
Division of Wildlife to provide migrat'ion paths among the developed
portions of the Gore Creek Va11ey for the Mule Deer.** The ma'in-
tenance of these migration paths seems to be working well and the
actual Mule Deer migration has become a man-assisted event.***
But occasionally Mule Deer become entrapped among the valley's
developed areas in their quest for more seasonal surrounding.
In this regard, although the Glen Lyon site has not been mapped
within the Mule Deer migration route, the possibility for
"migratory activity" on the site should be recognized.
In "Aspen Morta'lity in Rocky Mountain Campgrounds" USDA Forest
Service Res. Paper RM-]64 (March .|976) T.E. Hinds discussed the
effects of human activity on the incidence of fungal diseases
and the resultant deterioration of the aspen as a visual and
biotic resource.
Vail Area wjldlife conservation officer, Colorado Division of
Wi1dlife, Persona'l communication, August 15, '1977.
l^li1d] ife Conservation 0fficers and State Highway personnel
oversee the natural migration.
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The Geologic Setting
The geologic investigation has jdentifjed three elements wh'ich
are critical to a clear understand'ing of the geologic setting for
the proposed development ...
. The character of the bedrock geology.
. The character of the surficjal geo'l ogy.
. The nature of the geo)ogic hazards.*
The site bedrock geology consists of highly erodable sandstones,
siltstones, and conglomerates of the Minturn Formation, deposited
during the middle Paleozoic Era (Pennsylvanian Period), (See General
Stratification Section in Geologic Supplement, Appendix A). These
bedrock units are comp'l ete'ly overl ai n by surf i ci a1 geo'l ogi c uni ts
of the late Cenozoic Era (Quaternary Period) on the GIen Lyon site.
Tbese surficia1 units are the products of ancient g'l aciation,
ancient and modern stream deposition, ancient and modern debris
flows, and ancient and modern mass-wasting (slow to rapid downslope
movement of sediment under the influence of gravity). Some of these
processes responsible for the deposition of surficia'l geologic units,
such as debris flows and mass-wastingr dp€ active or potent'ia11y
active at this time. Because these processes occur during times of
human habitation and have the potential to result in damaged
property or 'loss of 'l ife, they are called geologic hazards.
The general concerns for land development relative to geologic
hazards include ...
Location of development on metastable material source
areas capable of moving d-'-ownslope.
Location of development within the transportation path
of material capabie of hoG-nrent.
Location of development at the site of material
redeposi ti on.
* This is a sunnnary of findings from the geologic 'invest'igation
conducted in the course of this study. Appendix A contains a
more comprehensive analysis of the site geology and geologic
hazards; this "Geologic Supplement" is an essential element
of the total Environmental Impact Report.
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The specific concerns for the proposed development include
. Small-scale slides associated with very steep slopes.
. Debris flows down the two maior drainages, Park Meadows
Gulch and Rocksprings Gulch (See Natural Hazards Map,
Exhibit No.6).
. Settl'ing prob'l ems assocjated with unstable soils.I
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Fo't lowing js a summary of a special evaluat'ion of the Glen
Lyon property prepared by natural hazard consultant Mr. Arthur Mears:
. The greatest potential for small-scale slides occurs on the
very steep slopes. For the most partr these sljdes would
be small, and although they wou'ld not resu'lt in either
great property damage or loss of life' a small slide would
be a significant nuisance to any property owner. Because
these small-sca'le slides can occur anywhere where very
steep slopes are found, land development should avoid these
very steep slopes. Additionally, in most mountajn areas,
where development characteristical'ly occurs on ground
steeper in slope than that usually encountered in the
"flatlands," extra precautions are necessary to avoid
aggravation of sljde problems. In the absence of "large-
scale" hazards, it is not unusua'l in mountain areas to
accept the very |ow level of risk associated with these
small-scale slides because their incidence can be greatly
reduced with certain "common sense" precautionary measures.
. Debris flow hazards located along the drainageways are
higher risk phenomenon, and require careful study.
Rockpoint Gulch was the site of a substantial ancient
debrjs flow, however there is no evidence for present
debris flow potential. Park Meadows Gulch is "marginally
stable" with regard to debris flows. Mears calculated that
a debris flow event'i n this drainage wou'ld have an annual
probability of one percent or less an( a re'l atively low
maximum impact pressure of 100 lbs/ftz' Additionally'
redeposition of material from a major debris flow release'if one were to occur, would be restricted to the upper
portions of the debris fan and affect only several lots
(Lots .l3,14, and l5). (See Natural Hazards Map, Exhibit
No. 6. )
. Geologically young mountain surficjal materia'l and soil
are often under-compacted in their natural state and can
result in d'ifferential settllng problems if loaded and
undetected. Virtually all surficial materjal of the Glen
Lyon site is capable of exhib'i ting "undercompaction."
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Again, reasonable remed'i al measures can be taken to el'irninate
this risk associated with unstable soils so cormon in
mountainous areas.
In summary, the initial geologic investigation identified
severa'l areas of concern, which led to the special hazards assessment
of Mr. Mears. His fjeld invest'igations confirmed the presence of
debris flow, slope failure, and solid stabi'lity hazards, but with
risk levels much lower than originally suspected--low enough tojustify the continuance of the proposed land-use scheme, with
only very minor and reasonable mitigation measures.
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NATURAL HAZARDS
Exhibit No. 6
Natural Hazard Summary
G1 en Lyon Property
<.,/ e
LVCU ND
f?A FloodplainHeyrd
AH Avalanohe, llaz'prd
?H Oobw tlow AaTvl
AH
low buldn
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Site Avalanche Hazards*
G'iven the propos'ition that "any steep slope can 'run' under
proper conditions," the requirement is to determine the types of
avalanche like'ly to occur, their locations, and the magnitude of
the associated risk (based on return interval and impact pressure).**
To this end, Mr. Arthur Mears, a natural hazards consultant was
engaged to assess the extent of this problem for the Glen Lyon site.
The full text of the Mears' report can be found'in Appendix A,
and is sununarized below. Potent'ial avalanches often occur in
drainages wh'i ch produce debris flows; and there seemed to be a
likelihood of a large avalanche forming in the Park Meadows Gulch
drainage basin which would have the capability of reaching the
debris fan (See Natural Hazards Map, Exhibit 6). There was
additjonal concern over the likelihood of unconfined, small-to-medium
sized avalanches occurring on the steep slopes above the proposed
deve'lopment.
0n August 9 and .l0, 1977,l'lr. Mears conducted a field inves-
t'i gat'ion of the site, accompanied by the developer's representative
Mr. Andrew Norris. Based on this field study, Mears concluded that
sma'l I avalanches do occur on the steep side slopes of the upper
portions of Park Meadows Gulch but typically stop in the main gu11y
and only very rarely reach the mouth of the Park Meadows'Gulch
at an elevation of 8,300 feet--well above the proposed development.
Mears concludes, "they (avalanches) wil1 not constitute a hazard
on the debris fan (development s'ite).r' * * *
This section contains a surunary of site-specific studies for
snow avalanche hazards. The Avalanche Hazard Supplement,
Appendix B, contains background information on avalanche types,
character, and risk measurement schemes. This supplement should
be regarded as an essential element of the total Environmental
Impact Report.
"Eva'l uation of the Snow Avalanche Hazard jn the Valley of Gore
Creek, Eagle County, Colorado" by INSTAAR, University of Colorado'
R. Madde, A. Mears, et.al. (1973), p.6.
"Debris Flow and Snow Avalanche Hazard Analysis with Associated
Land-Use Recommendations" by Arthur Mears for Glen Lyon
developer Andrew Norris, agent of Gore Creek Associates.
August 1977, P.7.
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The other probab'le ava'l anche hazard area confirmed by Mr.
Mears is located in the Rockpoint Gulch drainage basin (ZOO to
300 feet southwest of the Rockpoint Gulch drainage channel .)
He found that small-to-medium, wet, loose snow, or dry s'l ab avalanches
could occur "just below the aspen forest on slopes of-300 to 32o."
Mr. Mears concluded... "Even during extreme cond'i tions, avalanche
depth will be small and maximum velocity will not exceed 20 m.p.h.
on steep s1opes." As portrayed on the Natural Hazards Map and Map'l
of the Mears report, this avalanche zone has been subdivided into
two separate risk zones. tlilhin Zone II, impact pressures can be c
expected to reach 300 lbs/ft1 . Those in Zone I can reach 200 lbs/ft'.
(See Ava'lanche Risk Measurement Scheme, in the Avalanche Hazard
Supplement Appendix B for comparison with other avalanche zones in
the Gore Creek Valley. )
In summary, 1arge "climax" type avalanches do not occur on the
Glen Lyon site, nor do they occur on the steep slope above the site.
Medium-sized avalanches can occur on the steep side s'lopes of
Park Meadows Gulch above the GI en Lyon site, but are not expected
to "run" down the drainage channel . Indeed, the field evidence
shows that they stop in the channel well above the Glen Lyon site.
These avalanches pose no threat to life or property on the debris
fan.
Small-to-medium avalanches can occur on the steep slope
SOuthwest of RockpOint Gulch. The avalanches here are characterized
by 1ow velocities, low impact pressures and small runout distances.
Although it is very difficult to determine accurate"ly the return
intervil at this location, Mr. Mears estimated that, for the maximum
avalanche possible here, a return interval of 25 to 100 years would
be reasonable.* An avalanche of this type and magnitude, although
sma'll in comparison with other avalanches of the Gore Creek Valley'
has the potentia'l to damage property. Therefore, mitigation measures
are required for two lots, Nos. 29 and 30, which are downslope
from the avalanche hazard area. (See the recormended mitigation
measures in Section 5. )
* Conversation with Mr. Mears, August 29, 1977.
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Hydrologic Conditions
Floodplai4. A floodplain analysis was completed for Gore
Creek Efn]dro:Triad, Ltd. in June .I975. This study identified
the f'loodplain and associated hazards for Gore Creek including the
Glen Lyon and Mansfield properties. This report js the source of
much of the jnformation dealing with the basin characteristics
sumounding the site. AIl of the proposed deve'loprnent, with the
exception of the proposed office area and most easterly 1eg of
residential construction, would be within what the report describes
as sub-basin S-8. This sub-basin ranges jn elevation from 7,920
feet to 10,360 feet with an overall slope of about 33 percent.It drains an area of 1.21 square mi'les genera'l 1y in a north-west
direction to Gore Creek. The proposed development lies on both
the north and south sides of Gore Creek and surface runoff drainsto Gore Creek. The existing vegetative cover of the sub-basin is
estimated to be about 75 percent trees, both evergreen and deciduous,
with 25 percent of the surface covered by rock, grass and tundra.
Stream profiles were defined and evaluated in the floodplainreport. The following table presents flow characteristics of Gore
Creek through the property.
Gore Creek D'i scharges
Locat'i on
Discharges in
Cubic Feet/Sec.T0-Year T00_Year
Dra i nage
Area(sq. Mi. )
90.6
Typical 100-
Year Creek
Depth in FegL
6.2Gore Creek below
confluence with
Red Sandstone Creek
near Section 8.9..|.
1 ,960 2,850
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Source: Hydro-Triad, Ltd., Flood Plain Analysis of Gore Creek,
1975.
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Drainage. The Glen Lyon property fronts
4,500 feet; it is a major feature of the s'ite.
drainages traverse the site and carry natura'l
summer thunderstorms:
on Gore Creek for
Two intermittent
runoff from localized
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. The Park Meadows Gulch, the 'l argest of the drainage
basins on the site, drains an area of approximately'185 acres (see Existjng Conditions, Exhibjt No.6).
This drainage wil1 discharge both water and debrjs
(see Section on Geologic Hazards).
. The Rockpoint Gulch drajns a much smal'ler area and
probably carries little water and no debrjs.
Rockpo'int Gulch is characterized by a very distinct channel
down the steepr forested slope to Gore Creek. This channel was
formed by an ancient debris flow of major proportions. Today,
because of the upper basin configuration, it carries little water
and no debris.*
The Park Meadows Gulch is characterized by a distinct channel
above the proposed development site. However, the channel disappears
near the top of the a'l luvial/debris fan and cannot be traced (except
for minor rilles) along the entire surface of the fan. Apparently
seasona'l spring snow me'lt or localized surmer stoym runoff is carried
down Park Meadows Gulch until it reaches the upper edge of the alluvial/
debris fan, and there the runoff encounters pervious surficia'l material
and percolates beneath the surface. This geological'ly unique situation
provides an excellent opportunity to pass natural runoff and development-
associated runoff down through the alluvial/debris fan in a cleansing
process to Gore Creek. 0ther natural drainage of the site occurs as
sheet wash from the steep slopes. It is anticipated that further
details of the natural drainage wjl1 be described in a drainge study
currently undervay by Gingery Associates, G'l enwood Springs.
Verbal communication with natural hazards consultant, Mr. Arthur
Mears, August, 1977.
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SECTION 3 - SOCIAL AND ECONOMIC IMPACTS
This section of the report discusses some of the major social
and economic impacts--positive and negative--that will ensue from
the deve'lopment of Special Development District No. 4. Ordinances
which create Special Deve'lopment Districts are typically broad in
scope intentionally to encourage a more creative development plan.
Impact statements try to prov'ide the reader with an understanding of
the magnitude and character of a project at full development. In
some ways, the assumptions presented about the characteristics of
the proposed pl an are as important a research finding as are the
estimated impacts. But they are assumptions, and alternative outcomes
within the broad limits of the Special Development District are also
poss i b'l e.
Popul atj on
It is estimated that the Glen Lyon project wi'll have a popu'lat'ion
of 5.|5 at full development. This estjmate assumes that 80 percent
of the hous'ing units wil1 be used as primary resi'dences, resulting
in a permanent population of approximately 365. The remaining 20
percent of the units will be used as secondary homes and will have
a population of approximately '150--at full deve'lopment and during
a peak period. (See Table No.3)
Special Development District No. 4 allows the Mansfield
Corporation's property to be developed under two broad alternatives.
The total population in SD4 for Glen Lyon and the Mansfield Corporation's
residential alternative could result in a peak population of 1,421
at full development and during a peak occupancy period:
. a resident population of 680. a visitor population of 654. a tota'l population of I,334
The total popu'lation in SD4 for Glen Lyon and the Mansfield
Corporation's educationa'l alternative could result in a peak populat'ion
of 1,421 at full development and during a peak occupancy period:
. a residentia'l population of 543. a visitor populat'ion of 878. a total population of 1,421'
This assumes that the mix between primary homes and secondary homes for
the Mansfie'ld Corporat'ion's property will be 40:60 for the maximum
a'llowable number ('178) of mu]ti-family dwelling units. It also
assumes the development of a 150-room lodge in conjunction with the
educational institution. (See Table No.4)
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Visitor Expenditures
The development objectives for G1 en Lyon envision a residential
community consisting primarily of permanent residents. However,
approximately 20 percent of the dwelling units wjll probab'ly be used
as recreational homes. These "visitors" spend money in the area
when they occupy their homes and condominiums. Hov{ever, perhaps
there will be a tendency to spend less in the local economy in that
there will be no direct charges for lodging. Also, kitchen facilitjes
'i n a second home allow some meals to be prepared "at home."
At ful'l development, it is estimated that approximately 35 of
the .|38 dwelfing units in the G'l en Lyon project will be used as
second homes. The calculations in Tab]e No. 5 indicate that the
annual expenditures in the local economy w'i 'l 1 be approximately
$844,000 by these visitors. This would indicate a sales tax revenue
of approximately $33,700 (4 percent).
Calcu'lations for the Mansfield Corporat'ion's proiect were
performed using the same methodology as outlined in Table No. 5 for
the Glen Lyon project. The average annual expenditure by these vjsitors
would be ...
$2.8 mill'ion
percent sales
per year.
$4..| milljon
percent sales
per year.
for the residential alternative; and the 4
tax would contribute approximately $90,.l00
for the educational alternative; and the O
tax would contribute approximate'ly $.|63,800
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The Changing Local Economy
During the growth period of a resort, there is need for expansion
of capital facilities -- facilities such as new ski lffts and trails,
housing accommodations for visitors, golf courses, restaurants, and
stores for a wide variety of services. Generally the mix of thesefacilities is kept in some sense of balance by market forces. During
the growing years, there is a requirement for expansion in alI of
these faci'l ities. However, one of the elements in the Vail economyis approaching, or has reached, its maximum size: the skiing capacityof the mountain. In the past, each incremental expansion of a portion
of the "resort plant" could be viewed as contributing to the netgrowth. In the future, additions of visitor support service facilities
such as hotels and restaurants wilI not necessarily bring more visitor
spending to the area; rather these new facilities will compete for a
share of the existing market.
This change in the economic impacts of growth will not occur
overnight; and of course, there are exceptions, primarily those kinds
of projects which will bring with them their own economic determinants.
But in general , all new projects should be examined with the expectation
that their success will depend increasingly on sharing in the local
economy -- as opposed to assum'ing their presence to be a 100 percent
expansion of the resort plant.
Not a great deal js known about the use of second homes in Vail.If their use by owners and friends tends to attract people who would
not ordinarily visit the area as often, then their presence and
spending would be considered 'incremental. Sjmilar'ly, with the lodgein the educational alternative -- if it attracts groups which wou'ld
not have come to Vail except for the lodge's promotional effort
or if it serves the overflow demand during peak periods -- thenvisltors' presence and spending would be considered incremental .
the extent that visitors to the facilities in SD4 merely divertvisitors from other lodg'ing places in Vail, the positive impact
the'ir expenditures would be decreased accordingly.
the
To
of
Empl oyment
There are djfferent kinds of employment associated with the
several alternative p1 ans for SD4. The presentation in this reportwill consider them under three categories: construction employment,
on-site employment, and off-site employrnent.
Construction. It is estimated that the development and
constructi-5rcf t-he several projects in SD4 will result in 668 man
years of labor. Table Nos. 6 and 7 contain the calculations used
to estimate the "hard construction costs" associated with the twoprojects.* Assuming further that a substantial portion of the labor
* "Hard constructj0n costs'r include only
materials; it excludes the costs of the
real estate commissions. etc.
the costs of labor and
Iand, financial costs,
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required will be suppfied from outside the local labor market, andfurther that the development period wil l require approximately 10years, it js estimated that the Glen Lyon project wjll support an
average of 26 local construction workers during the build-out
period.
It'is estimated that the Mansfield Corporation's projects will
support approximately l9 1oca1 construction workers. Either
alternative within the Mansfield Corporation's development planswill require contractors capable of constructing large-scale bujldings.
Local contractors and sub-contractors are assumed to be more competitivein smal'l er-sized projects 'in the Vail area.
On-Site Employnent. The multi-family units in the Glen Lyon
project will probably require a resident manager, but not much more'in terms of on-site employment. The office building w'il1 probably
prov'ide space for 50 to 80 employees, but these jobs are not created
by building the office building; they would have occurred somewhere
else if thjs buildjng were not built. 0n-site employment within the
residentia'l alternative for the Mansfield Corporation might resultin a manager's job and a few maid-housekeeping jobs for the second
homes. A1 though no plans for the nature of the residential alterna-tive have been announced, it would be expected that this location
would not automatically support a front-desk operation in the short-
term rental market. Therefore, the second home units would require
a few maid-housekeeping positions.
0n-site employment within the educational alternative for the
Mansfield Corporation would result in considerably more employment.
0peration of a .|50-room lodge, restaurant and banquet facilities for
c'lasses, meetings, and conferences might result 'in the direct
employment of as many as .|30 to 160 part-t'ime and ful1 -time people --
with intensive utilization of the institution.
Off-sjte emp_l oyment. The spending of money in a resort economy
tends to cause an increase in the supply of goods and services
available to visitors. Based on an analysjs of Town of VajI tax
revenues and estimates of the number of visitor nights during .l974,
each $3,085 spent during the skj season created a man month of
employment in the trade and services sector.* Inflating this
expenditure average to .|977 prices (lB percent) to allow for price
changes since 1974 results in a required expenditure of $3,640
currently to create a man month of employment in the fjve-month
winter period.
* The equivalent required spending to create a man month of labor
during the remajning seven-month period was $l ,680 in 1974.
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The estimated annual expenditures by visitors to the Glen Lyonproject was $843,900 as shown in Table No. 5. If these estimates
maintain a stable relationship in the future, the resulting employ-
ment in the trade and services sector of the local economy caused by
G1 en Lyon visitors' spending would be approx'imately 35 new off-sitejobs'in the winter.
The equ'ivalent employment number for the Mansfield Corporation's
residential alternative at full development would be 125 new trade
and servjces jobs in the local economy in the five-month winter
peri od . *
The equivalent employment number for the Mansfield Corporation's
educational alternative at full development would be 180 new trade
and services jobs in the local economy in the five-month winter
period . *
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expendi tures/$3,640)
expendi tures/ $3 ,640
months = 124 jobs.
months = 179 jobs.
tE
/5
* ($2,2S1,900 winter
($g,2sz,zoo w'inter
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I Table No. 6
t ro" theE;:l:i$$.;i';lac8il3t",.tionI of Special Deve'lopment District 4
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Pro.i ect
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Land Development Costs
Construct'ion of 0ffice Building --
- '10,000 Sq. ft. at $40/Sq. ft.II
Construction of 49 Residential
I units -- 262,000 sq. ft. atI $40/Sq. ft.
I Construction of 75 Multi-fam'i1y
Units -- 55,000 Sq. ft. atr $+t.solsq. rt.
II
Construction of Either theI Educational Alternative orI the Residential Alternative --
250,000 Sq. ft. at $65/Sq. ft.
Gl en Mansfi el dLyon Corporation
$ 575,000 $ 150,000
400 ,000
9,170,000
2 ,700 , 000
'16,380,000
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Total "Hard Costs"$'| 2,845,000 $.|6,530,000
Source: Development data are from Mr. Andrew D. Nomjs and the allowable
maximum of the zoning ordinance for Parcel A 'in SD4. Construction
costs are estimates of The John Ryan Company.
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292
257
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Table No. 7
Estimated Labor Requirementfor the Development and Construction
of Special Development District 4
Vai I
Factor
Estimated Total Hard Costs
(exc1 uding finance, sel I ing
comnissions, etc. ) for
Development and Construction
Labor Portion -- Estimated
at 45 Percent of Total Hard
Costs
Labor Requirement in Man
Years -- Assuming $.|9,800 Per
Man Year*
Estimated Number of Man Years
Filled by Eagle County
Res idents
88 percent
50 percent
Average Annual Employment of
Eagle County Residents --
Assuming a lO-Year Development
Period
G1 en Lyon
(Gore Creek Associates)
Residential or
Educati onal
Al ternati ve
(Mansfield Corp. )
$.l6,530,000
7 ,439 ,500
376
$12,845,000
5,790,250
* It is estimated that the average construction worker wi'l 'l earn $7.50per hour. This represents an average monthly wage of $1 ,320 ($7.S0 x
176 hours = $l ,320). Further, it is assumed that fringe benefits and
FICA contributions will average 25 percent of direct labor costs
($1,ezo + $330 = $I,650). Thus the average annual labor cost is
estimated to be $19,800 (12 x $1,650).
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Source: Estimating factors are from The John Ryan Company.
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Housi ng
0ver time the Glen Lyon project should have a favorab'le effect
on supply of mjddle-income and upper-income housing. Two families
might choose to purchase a lot jointly and build a two-family home.
Similarly, renta'l of the secondary units (which will be limited to
40 percent of the primary units' size) shou'ld make a pos'i t'ive
contribution to the supp'ly of rental units in a residential neighbor-
hood.
The proposed 75 multi-family units will be for-sale, and should
also make a positive contribution to the supply of permanent housing.
No specific build'ing plans exist at this time, so the price of these
multi-family units cannot be made with any high leve1 of certainty.
But a cursory review of the economics would suggest that these multi-
family units might be priced between $60,000 to $90,000.
The multi-fami'ly residential plans for the Mansfield Corporat'ion's
property are even less defini te, but they will probably be operating
in this middle-jncome housing market. It would seem likely to conclude
that neither of these projects wjll address the needs of moderate-
income housing or low-income housing.
Relationship to the Growth Management Plan
The proposed development p'lan for the Glen Lyon project indicates
a substantially lower density than is allowed in the provisions of
SD4. There are 173 housing units being proposed compared to the 4lI
a'l 1owed.
The alternative plans for the Mansfield Corporation's property
have been discussed throughout the text of the report. However, until
a specific plan is forthcoming, there is no way to assess a relation-
ship to the growth management plan.
Costs to the Town of Vail
No unusual capital costs for the Town of Vail were identified
during the course of the proiect. Bridges and roads will be
built at the developers' expense, and later maintained by the Town.
There will, of course, be an increase in the general costs
of government associated wjth the growth in population. More
people wi1l require more governmental services; but no immed'iate
expenditures wil'l be required not covered by perm'its and fees'
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Visual Irnpacts
The major impact upon the vjsual quality of the site will be that
of development of an area presently in a natural state. This open
area presently separates the urban deve1 opment at LionsHead from the
development of West Vail. This gap in urbanization is apparent from
the highway and from the South Frontage Road. When this site is
deve'loped (especially the Mansfield Corporation's property) urban
development will be continuous from West Vail to the east end of Vail.
The introduction of habitable buildings to the site will also
cause the construction of the necessary public service jnfrastructure
to serve them. Utilities and roads will be brought onto the site.
A bridge will need to be constructed across Gore Creek from the north
side to serve the G'l en Lyon property. Thjs will cause a visual
impact in the almost continuous vegetat'ion along the Creek.
During construction, there will be disturbances to the natural
landscape as bui'lding sites are prepared, and there will be equipment
and materials located at various places about the site. This will
be a relatively temporary situat'ion. After construction is completed,
disturbed land will eventua'l ly revegetate and the movement of con-
struction activity wil'l be gone from the site. Views of permanent
structuresr automobiles and people wil l replace the present scene.
Biotic Imoacts
Typical impacts of land development projects are: l) reduction in
numbers (due to migration) of certain wi'ld] ife species which are
fncompatible with human activity, 2) reduction of natural vegetation
cover in the vicinity of roads, utility easements, and building sites
and ancil'lary facilities, 3) disruption of natural wildlife--predator-
prey relationships, resulting in increases in rodent populations,
and 4) quantitative reduction in wi'ldljfe habitat volume, resulting
from disruption of naturai vegetation.
Unusual adverse impacts of the proposed G'l en Lyon developmentwill 'l jkely be 1) increased mortality rates in aspen, both in the
forest-covered slope and the grove, 2) incrementa'l contri bution to the
degradat'ion of the vitality of the aquatic wild1ife of Gore Creek due
to-reduction in water quality frorn runoff pollution, and 3) reduction
'i n big game (primarily Mule Deer) population numbers, due to both
migrat'ion and'death, by out-of-house human activity and unattended dogs.
SECTION 4 - PHYSICAL IMPACTS
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Increased mortality rates in aspen will likely result froml) root disturbance during construction, 2) sunscald and frost cracking
in newly opened areas in the forest edge, and 3) possible increased
incidence of fungal cankers. A conflict is seen between preservation
of the meadow as a visual element and the preservat'ion of the forest
edge as a biotic element. The decision to maintain the western portion
of the natural meadow as a visua'l element has important consequences
for maintaining the natural hydro-geologic characteristics of the site.
The desjre to screen as many dwelling units as possible w'i th vegetation
requires the acceptance of a certain amount of aspen tree remova'l
along the forest edge. An obligation, then, arjses to mitigate the
adverse impact of this act of clearing.
Benefjcial impacts of the proposed Glen Lyon development can be
an upgrading of natural vegetation through proper vegetative and
landscape maintenance and reveqetation. Merely because the natural
landscape is to be inhabited by man, all biotic elements of the
landscape need not suffer. The unavoTilable adverse impacts of a
proposed land development can often be compensated for (but not
necessarily balanced) by improvements in other areas of the biota.
Thoughtful , well-planned landscape management programs, as a
necessary adjunct to human hab'itation, can enhance certain elements
of the former'ly natural (but now managed) landscape.
Geologic and Avalanche Hazard Impacts
Developing land in a geo'logic or avalanche hazard zone can be
irmediately sign'ificant rather than incremental . Geologic hazard
'impacts can be classified as I) low-to-moderate risk hazards requiring
structural solutions, and 2) low-risk hazards requiring nonstructural
or activity modification solutions.
In addition to the above classjfications, impacts of geologic
hazards on land development can be thought of in two distinct ways:l) the effect of naturally occurring geologic hazards, (of fixed risk
levels) on the proposed land development, and 2) the effect of the
proposed land development on the rjsk levels of the geologic hazards.
In the first class, the probab'i lity of a geologic hazard event and its
characteristics remain constant and unaffected by human habitation.
In the second case, the probability of a geologic hazard event is
influenced (usually toward increasing rjsk levels) by human habitation
and act'ivity. In the cases above, where risk levels are "manageable,"
structures can be designed to withstand the hazard (first case); or
human activity can be modifjed to keep natural risk levels'l ow (second
case). Both types of impacts occur on the Glen Lyon site and are
surmarized below (See Natural Hazards Map for locatjons.).
Geol og'i c Hazards.
Debris flows are recurrinq natural hazards that can cause
property damage. Since the proposed Glen Lyon development
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plan partially coincides with a debris flow depositjon area
(rather than source area), debris flow risk levels will be
unaffected by this human act'iv'i ty. In other words, the
human activity will be affected by the debris flow hazard
and not vice versa. The proposed G1 en Lyon 'land development
project wlTi-have no effect on the risk levels of the debris
flow hazard because the material source areas lie above the
site. However, it should be recognized that if there is a
poss'i bi 1 i ty of natural or man-made changes 'i n ex'i sti ng
conditions at this higher elevation, then there will be
increased rjsk levels for the development be'low.
Small-scale landsl'ides or slope failures have the potential
@ent and be affected by development.
Very steep s'l opes (generally greater than 40 percent) can
produce naturally occurring slides which are a nuisance to
property owners. Addjtionally, property owners, by act'iv'ities
common to most residential areas, such as iawn watering and
landscaping, can increase the likelihood of small slope
fai I ures.
Unstable soils (surficial material) on the Glen Lyon site
aTE-ZfiaraiTerTstic of geo'logically young sojls. the potential
for differential settling of structures on this "under-
compacted" material is a natural hazard that is widespread
over the GIen Lyon sjte and is typical of nountain soils.
In this case, man's effect on the hazard is niI, whereas the
effect on man's activitjes can be significant jf appropriate
measures are not taken.
Avalanche Hazard. It is unlikely that the proposed developmentwilt TrareaseTfie probability of an avalanche, but if unrecognized
and not designed for, ava'lanches can cause significant property damage
on lots 29 and 30 of the proposed development plan for Glen Lyon.
Al'l of the hazards discussed above, j.e., debrjs flow, small-scale
slope failures, unstable soils and avalanches, have "manageable" rjsklevels. By designing structures to "fit" the soil conditions and to
withstand infrequent, low-level impacts, and by avo'i ding human
activ'ities that increase hazard risk levels, the proposed land
development can be implemented under conditions of acceptable risk not
significantly different from most mountain areas, and certainly atrisk levels lower than some.
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Drainage Impacts
Floodplain. There should be no adverse impacts as a result
of the proFosEd development for Glen Lyon related to the f'lood
plain of Gore Creek. All buildings will be located out of the flood-
pl ai n.
The Gore Creek floodplain study stated that "increased imper-
viousness within Gore Creek is not expected to increase snowne'l t
flooding" because snow in the val'l ey wi'l 'l melt prior to the thawing
of the snowpack at higher elevations, which is the prinicpal deter-
minant of the peak runoff for Gore Creek. Increased imperviousness
due to deve'l opment, however, will increase discharges within the
very small basins where the development occurs. Some jncrease in
the quantity of run-off can be expected, but should have a negligible
influence on floodinq.
Dra i naqe.! | ----r---r---r.-r-r iIano wnlcn wr ||
project ...
Table No. 8 contains an estimate of the amount of
be covered by impervious surfaces in the Glen Lyon
ir
r
. 7.6 acres by buildings.
. 5.3 acres by roads and parking areas.
This totat of nearly 13 acres represents 16 percent of the
80 acre parcel .
Tentative estimates for impervious surface coverage for the
development alternatives of the Mansfield Corporation might be
eight to nine acres--represent'ing approximately a 50 percent coverage
of the 17 acre site. Depending on the road layout and parking p1 an,
the coverage could be somewhat more or less.
This report has not attempted to estimate the magnitude of
surface runoff because a detailed drainage plan is currently being
conducted for Glen Lyon by Gingery Associates, Glenwood Springs. It
is recommended, and anticipated, that that study specifically address
the following topics ...
. Estimates of quantity and quality of storm runoff'
. A site drainage plan.. Recornmendations for maintaining the historic levels of
surface runoff.. The role of the "open-space meadow" as a filter for
surface runoff; it is a relatively porous surface, and seems
to intercept surface runoff naturally.
It is to be expected that there will be an increase in the amount of
sedimentation carried into Gore Creek by the construction activity.
With reasonable care and a landscape plan for revegetation, this
can be, and should be, a short-term impact.
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Energy Impacts
E1 ectricity will be used as the principal source of energy
for space heating jn the G1 en Lyon projects. It is supp'l ied to
the Gore Valley by the Holy Cross Electric Company. The substation
at the west end of the Gore Va11ey is served by a ll5 KV ljne from
Wolcott. The line from Wolcott is served by a 230 KV'l ine from
Hayden, Colorado, the pri ncipal generating source.
In both ]975 and 1976, the maximum peak loads on the Gore
Valley substation occurred 'in December. The maximum was l7'9.|0
Kl^l and .|8,040 Kl,| respectively. The summer peaks within recent
years have ranged from 5,800 Kl,l to 6,600 KI'J. The Vail substation
currently has a capacity of 25,000 K}l, with the future capability
of duplicating this capacity by the addition of another bay.
For the entire Holy Cross
demand per dwelling unit is 60
electric class dwellinq un'it.
system, the average annual e'l ectric
KW/day; jt is 78 Kw/day for an all-
The chjef engineer of the Holy Cross Electric Association has
indicated that the Associat'ion is capable of both generating the
energy for the two developments in SD4 (1,600 KW for Gl en Lyon;
3,000 Kt,l for the Mansfield Corporat'ion) and def ivering servjce to
the site.*
Water and Sewer
It is planned that water wiil be supplied by the Vail Water
and Sanitation District. Annual water reouirements for the SD4
property at full development are estimated to be ...
. 39 acre feet for the Glen Lyon Project
. 4l acre feet for either of the deve'lopment alternatives
on the Mansfield Corporation's property.
As shown in Table No. 10, the estimating factors were based
on actual experience for similar type residences in Vail several
years ago (meter reading records). The estimate assumes a modest
amount of lawn irrigation for the homes, but not half acre sites
total1y covered with sod.
From the standpoint of the Water District's planning requirement,
metered home usage is iust a part of the total need. There are
additiona'l uses at the p1 ace of employrnent, general municipal uses,
leakage, etc. Similarly, the housing requirement for the new workers
at the education center, lodges and restaurant are not included in
this estimate. This js so1e1y an estjmate of water delivered to
the SD4 site.
* Letter from Mr. Richard D. Brinkley, Chief Engineer, The Holy Cross
Electric Assoc'iation, Inc., Glenwood Springs, August ?9, 1977.
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Table No. l0
Estimated Annual Water Usaqe
For Specia) Development District 4at Ful 1 Development
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Gallons of Water
t s t'l ma teo
Average
Da'i1y Usage
Per Un'it
Total Annual UsaqercGlen Lyon Project
I 0f f i ce Bu'i 'ldi ng
49 Duplex Buildings
75 Multi-Family Units
60 Units (primary homes)
I5 Units (secondary homes)
Total
The Mansfield Corporation
The Resident'ial Al ternative--Maximum
252 Multi-family Dwelling Units'126 Units (primary homes) I57.|26 Units (second homes) 166
Total
The Educational Alternative--Maxinum
l78 Multf-family Dwelling Units
71 Units (primary homes).|07 Units (second homes).l50 Room Lodqe & Restaurant(72 gallons/r6om/70 percent
occupancy )7,560
355,875
8 ,030 ,365
3 ,438 , 300
34,886 .|2,733,390
19,782 7 ,220,430
40,698 l4,954,770
975 975449 22,001
157 9,420166 2,490
ls7
166
ll,147
17 ,762
4 ,068 ,655
6,483,1 30
2,759,400
t3'3TlT85
7,560
36;469
Source: Residential water usage factors are from an ana)ysis of l^Jater meter
records in the Town of Vail for Calendar years |972 and 1973,
conducted by Mr. Tony Rossi, I'later/Sanitation Superintendent.
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It is planned that sewage treatment w'i l'l be provided by the Upper
Eagle Valley Sanitation District, thus avoiding the need for a pump
station. Sewage vo'l ume usually averages 70 to 80 percent of water
usage. That would imply the following average daily volumes for
the SD4 projects at full development and full occupancy...
. 26,000 gallons per day for the G'len Lyon project.
. 3l ,000 ga'l lons per day for the Residential Alternative.
. 27,0AA gallons per day for the Educational Alternative.
Access to the System will be re] at'ively easy; the trunk line
runs along the Gore Creek basin. The expansion plan for the plant
in Avon is scheduJed to be conp'leted by December 1979--well ahead
of any significant development on the property.
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Transportati on
The creation of a neighborhood, the activity associated with
a new office building, and the possible operation of an education
center and lodge will place additional demands on the local
transportat'ion system over time.*
of thE-ETen-IyonlibTect at full development wi'11 generate approximately
'l ,000 one-wayautomob'ile trips per day. It is estimated that theof thE-Glen-Iyonli6Tect at full development wi'll
oifjce buflding will generate approximately 260 automobil.e trips per
day. The alteinatjve-development plans for the Mansfield Corporation's
prirperty are each estimated to generate approx'imately 1'400-l '600iutbmobile trips per day. See Table No. ll.
The average annua'l daily traffic (ADT) 9n lhe South Frontage.
Road is estimaied to be approximately 3,200-3,600 vehicles near the
property. (See Exhjbit No.7) This wou'ld imply that the Glen Lyon
broject--at full development--would increase traffic on the South
Froitage Road by approximately 37 percent over present levels.
The aniicipated- inliease jn traffjc over present levels .from both
projects (blen Lyon and the Mansfie'ld corporation) would_approxjmate
i Z5-AO percent increase--at full development and at full occupancy
of'lodging units and second homes,
Automobile Trips. It is estimated that the residential portion
* It should be remembered that est'imates of impact are presented
for full development--perhaps 10-15 years in the future.
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Exhibit No. 7
Calculation Sheet
Matterhorn Entrance at Frontage Road
Vail, Colorado
Se.cti on
A-A
B-B
c-c
Total
B- Hou r
Count
.l,058 + I,.l89
2,247
I ,.l67 + 'l ,356
2,523
296 + 357
653
24-Hour
Factor
{Drs"f
2
2
2
Time
of Year
Factor
Ba se
ADT
4,494
5 ,046
I,306
ADT
Estimate
3, .l
9',|
3,583
966
Road Type
S
I,.l67
FRONTAGE
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Source: Traffic Survey conducted Friday,
Frontage Road at Matterhorn Circle, 8 a.m.
and Gina Eergeron, The John Ryan Company.
August 12, 1977, on the South
to 4 p.m., by Jody Bishop
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Bus System. Present Town of VaiI bus service for the Bighorn
area appears to be capturing approximately four percent of the totaltrips generated by that area.* If the residentia'l elements of the
SD4 projects followed a similar pattern, there would be a demandfor approximately 90-'l 00 passenger trips per day. However, thereis less experience and Iittle historjcal data assocjated with
supplying the needs of an outlying 150-room )odge--such as could
be proposed under the educational alternative for the Mansfjeld
Corporati on .
The Town of Vail is p1 anning to implement a greatly expanded
transportation service in .l978 based on a two-year demonstration
grant from the Federal Highway Admjnistration. The "T'imely Se'rvice"
element of the plan will provide scheduled bus service for WestVail (and other places). The schedule would include two runs jn
the morning and two runs in the evening--expressly for'l ocal workers
going to and from work. The route is planned to pass (and service)
the SD4 site on the South Frontage Road. The grant application
estimated that the "Timely Service" might capture 25 percent of the
existing demand for gojng-to-work trips during these time periods.
That would result in significant benefits to the Corrnunity re1ative
to SD4 resident {vorkers ...
. Decreased traffic on the South Frontage Road.
. A reduction in a'ir pol lution caused by automotive
emissions.
. Less demand for parking spaces in the core areas.
However, there are no present plans to provide free shuttle bus
type transportation to areas outside the two commercial cores in the
Vi l l age and Li onsHead.
It is anticipated that there wjll be second homes in both the
Glen Lyon project and the development alternat'ives for the Mansfield
Corporation ...
. 35 units in Glen Lyon.
. 126 units in the Mansfield Corporation's Residential A'l ternative.
. 107 units in the Mansfield Corporation's Educational Alternative.
At full deve'lopment and when these residentjal un'i ts are fu1 ly
occupied, the occupants of these second homes will require transpor-
tation similar to other visitors in Vail. Additionally, there
would be a similar demand for vjsitor-type transportation if the
* Interview with Mr. AIlen Gerstenber^ger, Director of Human Resources,
Town of Vai1, August, 1977.
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Mansfield Corporation elects
wi th an accompany'ing l odge.
In summary, visitors to
deve'lopment could generate a
met by a public system would
the shuttle bus.
* Martha l,lood,E.A.
VaiI, CoIorado,"
to develop the Educational Alternative
second homes and lodges in SD4 at ful1
demand for transportation, which 'if
require service levels equivalent to
I
Vjsitors (only)
G1 en Lyon Second Home 0wners
Residential Alternative--Second Home 0wners
Educationa'l Alternative--Second Home 0wners
300 tri ps - Lodge residents with automobiles
300 trips - Lodge residents without
automobi I es
535 trips - Second Home Owners
FulI Development
Trip Demand for Visitors
175 175
630
I,.|35
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It should be noted that this is a forecast of demand 10-]5
years in the future. The impacts wil'l occur gradual'ly over the
years and a'l arge part of the demand could be, and probably will
be, met by private automobiles. However, that solution will resultin jncreased pressures on the public parking areas in LionsHead
and the Vil1age.
Ajr Quality Impacts
The principa'l po'llutants to air qua)ity in the Gore Valley are
fireplace emissions and automobile emissions. Peak occupancies
during the winter months cause peak discharges of pollutants due
to higher levels of usage of fireplaces and automob'i les. The fre-
quent invers'ion conditions in the winter jn the Gore Valley intensify
the pollution levels. Federal and State air quality standardsfor particulate matter have been exceeded on numerous occasionsin recent years.*
Natural gas is not available to the area, on a timely basisfor new installations; therefore electrfcity will be used for
space heating. Buildings on the sjte therefore wi'l I not contribute
the usual po'l lutants caused by the burning of natural gas.
Automotive Emissions. Table No. 'll contains estimates of thevehic@r day at full development of SD4 and atfull occupancy...
Howardn and }l.E. Marlatt," Air Qua'l ity Ana'lysis,
July, I976.
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. 3,226 miles/day for the Glen Lyon Project
. 2,369 miles/day for the Residential Alternative of
the Mansfield Corporation.
. 3,783 miles/day for the Educationa'l A'lternative of the
Mansfield Corporation
Usinq an "assumed mix" of typical trips for visitors and
area residents (LionsHead, Transportation Center, Minturn, Vai'l
Das Schone, etc.), a weighted average length trip was developed
as shown in Table No. 12. An estimate of daily emissions
attributable to deve'lopment of SD4 is shown in Table No. 13.
Carbon Monoxide emissions in pounds per day are estimated to be...
. 124/day for Glen Lyon.
. 91/day for the Mansfield Corporation's Residential Alternative.
. 145/day for the Mansfield Corporation's Educational A'lternative.
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Table Nos. 13 and 14 have illustrated that ...
. The educational alternatjve would contrfbute less fireplace
emissions that the residentia'l alternative.
. The educational alternatjve would contribute slightly more
automobile emissions than the residential alternative.
. The overall air po1 lution generated by the educational
a'l ternative would be less than the residential alternative.
A report entjtled "Air Quality Analysis, Vai'l , Colorado" by
Martha Wood, E.A. Howard, and t'1.E. Marlatt attempted to define the
current and future projections of air quality in the Gore Va] 1ey.
These projections were based on growth profiles for each of the
identified air sheds. It appears that the growth profile used for
the West Vail air shed assumed a higher-density development of SD4
than is currently proposed. It may, therefore, be deduced that the
proposed rezoning aetion for Glen Lyon will result in less air pollutants
in the Gore Va11ey than was indicated in the above-mentioned report.
Fjreplace Emissions. I,|oodburning fireplaces are a maior source
of poTTuTion-n-TIe-Gore Val1ey' It is anticipated.that-almost
all'duplex unjts and almost al'l multi-family units in sD4 will have
fireplbces. The calcu'l ations regarding the ant'icjpated em'issions
are based on the fo1 lowing assumption...
N'inety-six percent of all residential units will have a
fi repl ace.
A maximum of 50 percent of al'l fireplaces jn SD4 will be
in use at any one time.
The average fireplace, when used, will be used for a 3.5
hour period.
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Approximately |6. 5 pounds
per fireplace.
Emission factors per ton
be...
of wood will be burned per hour,
of wood burned are estimated to
20 pounds of particulate matter
120 pounds of carbon monoxide gases
1 pound of Nitrogen Oxides
5 pounds of Hydrocarbons
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Table No. l4 sunrnarizes the estimated emissions attributable
to the full development of SD4 under the above assumption. In certain
cases the estimated emissions may increase with increased occupancy
and firep'lace use. However, no reliable data for peak fireplace use
have as yet been developed for the Gore Valley. Based on the assumpt'ion
that there are approximate'ly 3,200 firep'laces jn the Gore Va11ey,
the proposed development of SD4 would increase fireplace emissions
in the va11ey by approximately five percent.
Tab'le No. l5 contains a summary of the a'ir pollution contribution
which may be attributed to the proposed development.
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Noise Impacts
hlith the exception of the proposed office building, proposed
structures in the GIen Lyon development plan lie approximately
150 feet from the South Frontqge Road and are separated from the
South Frontage Road by Gore Creek.
Distance, speed, number and types of vehicles are primary
factors jn establishing estimated nbise levels from mobile sources.
Variations in the elevation from a noise source'is also an'importint
consi derat'ion.
The residential portions of G'l en Lyon wi'l 1 be approximately.|50 feet to 700 feet from the South Frontage Road with Gore Creek
paralleling the northern boundary of proposed residential develop-
nent. The multi-famjly area will be approximately 20 feet below
the South Frontage Road. Th'e duplex residential area elevations
range from slightly be'low the South Frontage Road to approximately.l00 feet above it.
Current State Noise Law requires that any motor vehicle
produced after'1973 which is over 6,000 pounds wi]l be allowed to
generate a maximum of 86 dB(A). Any vehicle under 6,000 pounds
other than a motorcycle is allowed 84 dB(A). Both of these standards
are based on a measurement po'int 50 feet from the center of a lane
of travel .*
Several noise surveys were conducted in Vail in 1976. The
results of these surveys indicate that the L10 (sound level which
is exceeded'10 percent of the time) is well below applicab1e
State Noise Standards.
The Glen Lyon site itself will contjnue to receive noise from
Gore Creek during spring runoff, and vehicular traffic noise from
the South Frontage Road and I-70 Highway.
Norma'l sprirg runoff in Gore Creek provides a significant volume
of sound, which may, at times, surpass the sound generated by vehiculartraffic, depending on one's distance from the Creek.
The elevation separation between the multi-family area of Glen
Lyon and the Frontage Road will reduce perceptib'le nojse levels in
that area. Noise from the I-70 Highway wi1l be audible'i n the areas
proposed for duplex residential units.
* Te1 ephone interview with Mr.
Agency, Denver, Co]orado, on
Jim Libberton, Environmental Protection
August 30, 1977.
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Based on recent traffic count data,* the sound levels generated
from I-70 with an average vehicle speed of 50 miles per hour at .|00
feet from the single'lane equivalent, would range from 65 dB(A)
(8:00 a.m.-9:00 a.m.) to 0a dB(A) (a:00p.m. to 5:00 p.m.). Similarly
the estimated sound volumes from vehicles on the South Frontage Road
would range from 68 dB(A) to 42 dB(A). These noise levels indicate
that all of the proposed residential development of Glen Lyon would
not be subjected to noise Ievels exceeding cument state standards.**
will be increased traffic volume on the South Frontage
Road generated by the proposed development but should not significantly
raise the noise level on the GIen Lyon property over applicable
state standards.I
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Traffic Count Informatjon provided
"Highway Noise, a Design Gujde for
Nationa'l Academy of Scjences, 197'|' .
by Mr. Hank Custin, Va'i'l , Colorado.
Highway Engineers," by the
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SECTION 5. MITIGATING THE NEGATIVE IMPACTS
This sectjon of the report recommends specific actions which
can be taken to minimize some of the adverse effects assoc'iated with
the proposed development plan for G1 en Lyon.
Up to this point, the report has dealt with the anticipated
impacts of the development alternatives for the Mansfield Corporationin a general way. This was an attempt to provide background informatjon
on the probable configuration of SD4. However, it seems inappropriateto present mitigation measures for the Mansfield Corporation's
property until a definite development proposal is presented. This
section, therefore, pertains only to the Glen Lyon Project.
- Impgct=Srumary- Formerly stable or metastable material on steepslopes, including the old alluvial/debris fan can be induced to move
!y deep cuts, extensive Iawn watering and reduction of natural soil(or surfic'ial material ) drainage rates.
Mitigation Measures. During construction of the roads andthe preparation of building sites, good practices would include ...
Keep soil cuts to a minimum.
Avoid the extens'ive use of landscape p1 ant materials whichrequire large amounts of watering.
Provide "around the dwelling" dra'inage for all structures sothat water saturation of soil and surficial material wil'l
be reduced.
Build on the dryer, more stable slopes.
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Impact Summary. Geological'ly young soils and surficial material,
common in mountain areasr can be "undercompacted' and produce
d'ifferential settl'i ng of structures built on them when they are not
des'igned for site-specjfic so'i I characteristics.
Mitigation Measures. Site specific soil stabil ity tests should
be required for each lot or parcel upon which a bu'i 1d'i n9 is to be
constructed. These tests wilI provide the informat'ion necessary
for proper foundation designs and wi'l I indicate whether any
pre-construction sojl compact'ion is necessary.
Unstable Soils
Avalanche Hazard.
Debris Flow
Impact Summary. In one area of the site, to the southwest of
Rockpoint Gulch, the avalanche hazard risk is high enough to requ'i re
structures built on Lots 29 and 30 to be designed to withstand pressures
from possible snow avalanches (See Exhibjt No. 6).
Mitigation Measures. With'in Zone II, as depicted l! tle
NaturTI-XEZaFdFTaFlThe lower 12 feet of the uphill wall of the
structure, if designed to stand perpendicu'l arly to the flow of the
probab'l e ava'l anche, should be designed to withstand a maximum pressure
of 300 pounds per square foot. Wjthjn Zone I, the pressure should
be 200 pounds irer square foot for the lower eight feet of the wall.
These pressures can be reduced if structures are oriented so that
uphi11 wal 1s are oblique to the probable avalance path. Should
this be the case, special individual engineering solutions will be
requi red.
. {mpagt Surmary. Debris flows are recurr.ing but infrequent naturalhazards that can cause property damage.
. Mjt'!gatlon Measures. Residential buildings constructed inthe debris flow hazard area should be protected against the forcesproduced by a moving debris flow five feet high. -This
measureapplies only to Lots ,|3,'l 4 and 15 as shown on the preliminarv
development plan for Glen Lyon submitted August 6, 1977. Designpressures for these wa11s, foundations, or windows (if any) should benot less than .|00 lbs/square foot.I
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Bui'lding Structures and Roads
Impact Summary. Land development activitjes are necessarily
disruptTveToTfie natural setting. It is recognized that the
biotiL landscape js of extreme importance to the present and future
residents of the area. Because of the general attractiveness of
mountain biota--to visitors and residents of the area--it is as
much an economic asset as many man-made attractions. As a local
resource, the vegetatjon, wildlife, and landforms of the Valley
should be protected, preserved, and majntained to the fullest
extent possible, allowing for thejr use and enioyment by responsib'l e
and sensitive persons.
Mjtigation Measures.
Increased mortality rates in aspen can be m'itigated by a
comprehensive landscape management program. Either formal or
'i nforma'l organizations or groups, involving the developer,
homeowners, and other residents of the site, should avail themselves
of public or private expertise on forest and landscape management.
Citizen groups can work to bu'ild a native landscape consciousness
and make great strides toward maintaining and improv'ing the landscape
at remarkably Iittle cost.
Revegetation should be begun as soon as practical after
disturbanie or removal of the natjve vegetation. This should be
done on the basis that all areas that are disrupted should be
stabilized within one growing season--either by vegetat'ion or
some other material. This will resu'l t in a reduction of siltation
and an increase in the esthetic appearance. This revegetation
program should utilize native plant materials wherever possible.
To the greatest extent possibler development should avoid
the grassy meadow areas, the aspen grove (as a unit), and the
ripaiian vegetation along Gore Creek--for visual , bjotic, and
hydrologic reasons.
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l,Jitdlife
Impact Surnmary. The effect
activity 'in an area often extends
actual site.
on wildlife of increased human
far beyond the boundaries of the
Mitigation Measures. The existing dog control programs
adminTitered bythe Town of Vail and the Eagle County Government
must continue to be enforced to reduce the frequency with which
domesticated dogs chase and kill deer.
The migrat'ion of the Mule Deer should be observed and'if the
proposed land development disrupts th'i s natural , and now man-
assjsted migration, the Co1orado Djvision of l^lildlife Conservation
0fficer should be notified and the condition remedied.
Water Qual'ity in Gore Creek
Impact Summary. Mainta'i ning the water quality in Gore Creek is a
wel 1 recognjted concern. The increase 'in 'impervious surfaces
associated with the development wil'l have a tendency to increase the
surface runoff, carrying with it sj'l t, oil drippings from roadways,
and other materia'l s whjch are presently not being washed into the
stream.
Mitiqation Measures. A drainage plan is being prepared by
GingerJmsoET;T6!-ToF-'Glen Lyon which wi lI have specif ic recorrnenda-
tions on dra'inage requirements. It is expected that jt will contain
recommendations based on engineering calculations for appropriate
sized faciljties. Depending on the requirements, one or more of the
following types of control techniques can be utilized to reduce the
amount of runoff and subsequent degradation of Gore Creek.
Disturbing the soil as litt]e as possible 'i s obviously a
preventive measure which avoids the requirement to implement
miti gation techniques.
The naturally high rate of permeability of the alluvial/debris
fan can be used to fi l ter much of the pol I uted runoff beforeit reaches Gore Creek. This natural system uses a concept
of runoff water dispersion, rather than concentration in channels.
The construction of sedimentation basins, particular'ly during the
construction phase, is a traditional method to reduce the amount
of thi s pol I utant.
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Energy
Impact Summary. In the creation of Special Development District
No. 4, the oidjnance specifically ca'lls for the use of the latest
technology in energy conservation techniques.
Mitigation Measures. The present proposal is not a building
proposal , but rather a land development proposal. When building
p1 ans are submitted in the future, an energy conserving approachwill include features such as ...
Site Planning and architectural design whjch jncorporates passive
solar techniques.
Use of double-glazed windows and high insulation standards.
Instal'l ation of water-saving devices in flush toilets.
Construction and design of fireplaces which are heat efficient.
A well-mainta'ined b'ike trail will also encourage the use of
alternatives to the automobile.
A comfortab'le, all-season bus shelter wil'l also encourage the
use of public transportatjon as an alternative to the automobile.
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Air Qual ity
Impact Surnmarv. More automobi'les and more fireplaces in the
Gore Va1 'ley wi 1 'l i ncrease the 'leve'l of ai r po1 1 ut'i on.
l'litiqation Measures. Any reduction in the number of miIesdrive@ wili lessen the quantity of pollutants
from automotive emjssions. Completion of the bike trail through
the property to LionsHead will encourage a greater use of bicycles
both for residents of SD4 as well as the ex'isting neighborhoods
in adjoining lJest Vail.
Emissions from wood-burning fireplaces are under continuing
study in Vai1. Short of tota'l prohibition, some form of restrictive
use plan should be formulated for the entire Gore Va1ley. New
fireplaces should at least be heat efficient--actually making a
contribution to heating of the house and not letting warm air
escape up the chimney.
Bus Transportation
Impact Surrnary. It does not seem likely that the G1 en Lyon
projed-FflT+To-Fuce a sizeable increase in the demand for bus
service--certainly not within the next five years. It does seem likely'
however, that the educationa'l alternative of the Mansfield
Corporat'ion wjll, jndeed, warrant consjderat'ion of some higher
level of bus service; but that project is not under consjderation
at this time, That possib1e future bus service cou'l d take
different forms--extension of the shuttle bus from LionsHead or
operation of a private bus shuttle from the lodge on the Mansfield
Corporat'ion's property if the educational alternative is adopted.
Mitigation Measures. There are no specific recommendatjons
for mTfig=T]on-mea;ure-in this category for the Glen Lyon project.
But it may be in the jnterests of future G'len Lyon resjdents to have
a common bus shelter with the residents of the Mansfie1 d Corporation's
property.
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Visual Effects.
Impact Surmary. Glen Lyon js a beautiful site. The p1 an
reflects the objective to preserve as much of the natural setting
as possible.
Mitjgating Measures. Gore Creek, with its fringe of attractive
vegetation, can serve both as a line of demarcation between deve'l opment
parcelsanda unifying element which can tie the different projects
together. Future development should disturb as little as possible of
the area irmediately adjacent to the Creek This includes the
Creek channel , the |00-year floodplain, and adjacent natural growth
that cou'ld be convenjently incorporated into this green strip. This
concept wi'l I still allow the proposed deve'lopment.
The existjng trees are a vjsual asset to the s'i te. As many as
poss'i b1e shou'ld be preserved. In those cases where platted lots
include stands of trees, the proposed structures should be individually
sited to preserve the trees, and to provide a natural sett'ing for the
structures.
Roads should be fitted to the natural contours of the land and
located so as to provide only seiect'ive openings in the trees.
The trail system should go around and between trees,'boulders,
and other natural features. There is more flexibi'l ity with a
pedestrian path than with a bikeway, but even the bikeway should be
visualized as fol'lowing the topography and natural features, rather
than as a straight a1 ignment. In addition to causing fewer disturbances
to the site, thjs approach will also yield a more jnteresting hiker-
biker oath.
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APPENDICES
There are four appendices associated with this report:
Appendix Content
R
n
Geo'l og'i c Suppl ement
Snow Avalanche Hazard Supplement
Air Quality Supp'lement
Water Qua'l 'ity Suppl ement
These appendices have not been included in this copy of the report;
copies of the appendix are available in the Community Development
Department, Town of Vaj'l .
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OneParkCentral - l5l5 Aropohoe street
P. O. Box 84O Denver Colorodo 80201 (303) 534-1261
August 31, L977
vail Planning
75 S. Frontage
P. O. Box 100
Vai1, Colorado
Departlnent
Road t€st
81657
Re : Preliminar'!' Plot Plans
Glen LYon Subdivis ion
Gentlemen:
We have examined the above captioned plot plans ancl fincl that
at ttris time western has no facilities on the land to be pLotted.
Please note that vJe are a gas transmission utility and our
approval does not reflect our ability to serve subject subdivj.sion.
Right-of-way Agent
GV,/clh
efu**,0ru
CIVIL ENGINETRING . PIINNING . SURVTYs
sUBDIVISIONS . WATER & SEWER 5Y5TEA{5
o4t fr^
Kcnnah E. Richordc
Box ltSe C-IOO
Avon e61, 6o1oto3e4l{5a 81620
ph66g ffttg 949-5072
gqnygr eL{3t 893-1531
Rcairtcrcd Profccrionol Enginccrr
Rcairtcrcd Lond Surveyors
August 30, 1977
Mrs. Diana S. Toughi-ll
Zoning Adminstrator
Town of Vail
Box 100
Vail, Colorado 81657
Re: Glen Lyon Preliminary Subdlvlsion Plan
Upper Eagle Valley Sanitation District
Dear Diana:
We have reviewed the preliminary development plan for Glen Lyon. The Upper
Eagle Valley Sanitation District can provlde service to the proposed 173 units and
office facllities upon proper extension of its sewer mains within the project by
the developers. A11 rul-es and regulations of the dlstrict, including line extension
agreements, construction standards, tap fees and service line charges will apply to
this area.
The capacity of the dlstrlct's outfall sewer main and lts serrage treatment plant
is adequate at this t irne and appropriate expansions of all- facilities have been
scheduled for future needs.
If there are any questions, please call us at any time.
RICHARDS ENGINEERS, INC.@6,2.L
Kenneth E. Rlchards
KER:cr Engineer for the District
cc: John Amato, President
Jlm Collins, Manager
A1 Flewelling, Superlntendent
Tom Gr lmshar,r, Attorney
tNc,
August 29, 1977
I3OI GRAND AVE., GLENWOOD SPRINGS. COLOR.ADO 8I6OI
THK Associa
Attn :Boyd
t 60l rsonr, Colorado 80218
Electric Supply for Two Developments in Sectjon 12, Township 5 South,
Range 8l West of the 6th P.14., both within the Town of Vail, Colorado
Dear l'ls. Boyd:
Be it known to the Planning & Zoning Department of the Town of Vail, Coiorado, that
the two proposed developrnnts are within the certificated service area of Holy CrossElectric Association, Inc.
Be it further known that Holy Cross Electric Association, Inc. has an existing three-
phase power line located on the South side of the Frontage Road, and a single-phase
power line located near Park Meadows. There is an adequate electrical power supplyto serve the additional ioad requ'i rements for Parcel "A" (estimated .l,600 KW), and
Parcel "B" (estimated 3,000 Kt^,)lplease see enclosed calculations], subject to thetariffs, ruies and regulations on file with the Pub'l ic Utilities Commission of the
State of Coiorado, and to appropriate contractual arrangements with Holy Cross Electric
Association, Inc. It will be the responsibility of the Developer to extend from theexisting power fine(s) to the desired location(s) within the two developments.
Sincerely,
HOLY SS ELECTRIC ASSOCIATION, INC.
Richard D. Brinkley,
RDB/ K
ief En
Enct. ,/cc: 1/s. Diana Toughill, Town of Vailcc: Bob Waldrop, HCEA Vail Officecc: File:Glen Lyon Subd., area#Sl-.|2
C@PY
.1.
PRELIMINARY STAI'F REVIEW
GLEN LYON SUBDIVISION
August 29, L977 Present: Bose
GerstenbergerToughill
J. Ruoff
1, Legal description needs to except the Robbins/McDaniel parcels.
2. Access must be provided for the Robbins/McDaniel parcels.
' 3. Must have easement fo:e bike path across Robbins/McDaniel parcels.
4. Road width must be 22' with two-way traffic, and signed for no
'' parking on one side
5. Must submit road profiles and cross sections. Effective width
reduction could be realized through ditch and shoulder width
reduction.
6. Utility easements must be indicated especl,ally for sewer line
. which crosses several lots.
7. Utility Plan must be submitted indicating easements for gas,
electric, cable T.V. and telephone.
8. Consj"der using two d.ifferent names for lVesthaven to facilitate
street numbering for Fire Department. Change Greenhill Place
to Greenhill Court to indicate dead-end street.
9. Key plan must be show.n on preliminary p1at.
10. Show proposed cut and fill for roads, Centerline road profiles
and retaining wa}1 details.
11. Indicate water line size. We suggest that line be oversized
to allow inter-connect with Vail Village lfest llater District.Line should be engineered for correct sizing--probably 10" or
L2"
LZ. Use bike bridge for additional water line to provide loop to
serve Mansfield property.
13. Provide bridge details for automobile bridge, pedestrian bridge,
and for utility crossing.
14. Provide water tee and stub on access tract south of Park
Meadows for future inter-connect.
15. We suggest that dedicated public road be provided within themulti-family parcel.
.L
Page 2
Preliminary Staff Revlew
Glen Lyon Subdivision
16. Fire hydrants must be indicated so that no building will
be more than 600' from a hydrant. (lVe have indicated
suggested locations on Plat).
August 24, 1977
Ms. Diana Toughi I I
Town of Vail
Box .|00
Vail, Colorado 81657
REF: Glen Lyon Subdivis'ion
Dear Ms. Toughi l1 :
Holy Cross Electric is in receipt of the Glen Lyon Preliminary Subdivision Plan.
Our only concern is that adequate easements be provided for utility use. If the
development will be served from underground power lines, these easements should
be 7.5 feet on the'inside of side and back lot lines, and l0 feet on the inside
of front lot lines (bordering on streets and roads). If the development is to
be served from overhead power lines, these easements should be l0 feet on the
inside of front (bordering on streets and roads) and side lot lines, and 20 feet
on the inside of back lot lines.
In addition, our existing three-phase overhead power line runs along the South
edge of the South Frontage Road 'in the area of the proposed development. Care
must be taken to avoid conflicts between this existing povrer line and any proposed
development along the South Frontage Road.
Si ncerely,
HOLY CROSS ELECTRIC ASSOCIATION, INC.
--,t1/..7./ /) /lvffi-uffi
Walter D. Dorman, Engineer
l,l DD/ kcc: Bob l,|aldrop, HCEA Vail 0fficecc: File:Vail,Town oflP&Z
i*. ---- .4
THE JOHN R VIV COMPANY. lffi| Erumn Strat' Dnaer, Coloradt&Zl8'mg$l-W4
|4ay 20, 1977
'il| w
Mrs. Diana Toughill
Zoning Administratrix
Town of Va'il
Vai'l , Col orado 8'1657
Dear Diana:
I am in the process of formulating a proposal for an
environmental impact report on Special Development District 4.
Attached are some thoughts Jim Lamont considered appropriate
for inclusion in the report.
I would very much appreciate receiving your thoughts and
concerns relative to the development of this very important
piece of land. Also, I would appreciate your help 'in aski4S--
for a similar response from appropriate departments. Hopefully'
we can meet wjthin two weeks to define the scope of the proiect.
Thanks.
Si ncerel.y,
-tt ., f,Y-LNry*_ta/ John Ryan '
cc: Kent Rose
Bob Manzanares
Allen Gerstenberger
Denni s l'lurphy
Eldon Beck
Jim Lamont
Stan Bernstein
SDD-4
Background
Spec'ial Development District 4 (SDD-4) consists of 97 acres'
approximately one mile west of LionsHead. The property has two
ownershi ps:
. Mansfield Corporation (l.lalter Koelbel) is owner of
approximately 17 acres on the north side of Gore
Creek.
. Gore Creek Associates, a limited partnership, is owner
of 80 acres on the south side of Gore Creek.
SDD-4 includes the following features:
Penn'i ttedParcel Acreage Uses Conditional Uses Density
A
(Mansfiel d )
a
(Gore Creek)
D
(Gore Creek)
17 SF,DF,MF Education Center 252 units
C'l ub, Lift' Tennis
Pool s
B 20 SF,DF,MF, Same as "A" 240 units
(Gore Creek) Cluster
57 SF,DF, Ljfts
Cl uster
3 Offices none
17.| units
(totat = 633-uiT6f
10,000 sq. ft.
Note: SF: Single FamilYDF: Duplex FamilYMF: Multi-Family
Cluster: Residential Cluster, six s'ites per acre
t
SDD-4
Topics to be Addressed
The fol'lowing topics should be addressed jn tenns of their impacts
in the draft report. The draft report wi'l I also include a tentatjve set
of mitigation measures for these impacts. The final report will in-
corporate the recormendations of the Planning Cormission'..Town Staff'
and other interested parties in refining mitigation measures.
Acqesq. The principal requ'irement is to determine the general
locat-ion,'speeifications, and cost range for the type of bridge necessary
to cross Gore Creek.
Transportation. Three subjects need to be addressed here: the
impliEatr'-oiE-To-TE Town of Vail Bus System; parking for mult'i-family
units; and increased traffic on the Frontage Road.
Visual Considerations. The Town of Vail has identified theseprope@pacepotential.Itwouldseemappropriate
for the development plan to conserve the meadow, and propose a landscape
plan which would enhance these objectives.
Relationshio to the Growth Manaqement Plan. Anpropo sity)
in tenns of the objectives of the GMP.
assessment of the
should be made
Housing. One of the concerns associated with the Growth l{anagement
Plan Ti a potential exodus of the midd1e class from the Town of Vail
due to the lack of affordable housing. The proposed mix of housing jn this
project must be examined in relationship to its contribution to middle
income housing and low income housing.
Water Requirements. An est'imate of the conrnitment to providing
domesTTdTdEEi-ToFttE-project will be made--both annual consumption
as well as the peak demand.
Sewage Treatment. Based on the proposed land use p1 an and the
development schedule, an estimate of the increased load on the Town of
Vail sewer system wil'l be made. Timing seems to be important here; the
present system is operating near capacity, but an expansion'i s planned.
Bioloqv. The. ------"2-'f- -ano speclar pranr
frontage should be
Air Quality. The proposed p'lan should be examined in terms of
the expected contribution to air po1 lution from fireplaces, 'increased
vehicular traffic, and the construction activity itself.
Geology. An analysis of the
property should be undertaken in
use p'lan.
area should be assessed in terms of existing wild1ife
cormunities. Impacts of the proposed plan on stream
emphasi zed.
geologic conditions which exist on the
terms of ther'r 'implications to the 'land
, . r sDD-4 a4
Topics to be Addressed--continued
Drainage. The natural drainage of the area should be assessed
in terrns-offits relationship to the land use plan.
Rockfal'1. The stability of the mounta'in irmediately above the
projeETTo[-ld be assessed in terms of the potential for rockfal].
Energy Considerations. The proposed land use plan shou'ld beassesffiting oi structures relative to energy
conservation requirements.
6/tn ?nEu67
HUD neither approves the merits of the ofiering nor the value, if any, of the property.
Obtain lhe HUD Property Report from the developer and read it before signing anything.
Glen [-yon
0 4.11€ AC J
Park [,4eadows
c i571AC
. Tract A
Energency Vehrc e
and Pedeslr an Access
Lot 52
I4326*a / Lot 51 \ 0.:og9
tl
Ir
lcetold aql ]o alrur auo ur.l1m
pelecol sr DurljPls aur[ llnl q]rM uorlels eru v lclrlslc
uorlcoloJd erl lle^ eql {q pepnord sr uotlcelotd eltl
'soo] lerluarerero
1e suerOod leuorleorco./ raqlo {ueu pue oslnoc
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olqe aq l|i\^ srouiv\o ',{lourproccy }ctJ}slcl leuol}eerseu
ueplodorla4 lle1 eql ur.11m popnlcut st lcelord eql
A1 alqec
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sr ocrrues euoqdalel'uorlercossV crl1cell ssor3 r{1og
Aq papnord acrrues qlwr radolanop aql lo lsoc alos aqt
le palleisu I eq llrM sarlrpcel lecrlcela pu norOrepu 61
'uorlcn4suoc lo au.Jrl le slcr4srp
asaql o1 alqeAed eq lpm saal del lculsrg uotle1ues
,{e1|e1a10e3 redd 1 eq1 {q paprnord ere setillrcel JaMeS
lculsrc uorle]rues puB relEM lren eq1 ,{q. peptnotd
aq llr/{ sacr^./es pue sarlr[cel io]PM leolclunl/\
'lenourar Mous pue ecu€ualureur eprnord lltM -icttll
u^ oI oql o] polecrpep eq llrrn ,{eq1 'uot1e;dLtioc uodl
'suorlecrlcads pen ]o uir ol ol Ourprocce pelcnrlsuoc
pue peuOrsap eq 11t,u lcelotd eLll urqlt^^ speoH
strlAras Pue sauilpqJ
'len lo uMol orll quM uollcunluoc
ut pelcnrlsuoc aq ol qled alc{ctq e ,{q earc peoHsuotl
oq] uro4 peprnord eq llr/v\ ssacce ueutsepad pue
alc{crq 'rer1g lre1 }saM Jo uotsl^tpqns uJotUeUE17\ eql
q0norql peprnord aq lprrn ssacce {cua6raure ;euolllppV
'laerC aroe ssone a0pt4 pue peol
^Aau
pa^oldut { 1n1
e uo4 pepr,rold eq 1||rn lcelord uo^l ue|9 aql o1 ssaccv
'(llelep rateer0 )oI LL6l rcqu:e1deg
pelep uodeE lcedurl lelueuruorr,ru3 ees) uorlcnllsuoc
lo uorlrpuoc B sE palalouroc aq lsnu selrs oseql uo
suorlepunol Jo 6uueeur0ue leJnlcnils lualadLuoC lool
arenbsrad spunod gg 11o ernssard ]cedur ulnultxeuJ e
qilmsuqap OurnoruJolsuourose^Bq 9l pue g L't L slol
'saqcuele^e Mous loMlo lsu alBjepou, e e^eq L0 pue
0t slol 'slol aql lo e^u uo seuoq lo uollcnilsuoc pue
uOrsep 'Outus oql ut pestclaxa st uotnec eleudotdde
paprnord elqeldecce pup Mol eq ol pa6pnlerann ueld
lueudolenap eql lo uotleluauJaldut qlar polercosse
slsu eql sprezPq Mo[ slJqep pue Moll pnui 'pool]
'eqsuele^e possarppe uo,{l uele rci uodag pedul
lelusuruo]|^ul aq1,{a11e1 ero9 aql ul spjezeq pJnleu
uo sreeA luecar ur pasncol uoeq seq uorlualle qcn/\
rytweH ffin{
lntroduction
Glen Lyon is an 80 acre development located
along Gore Creek approximately 6/ 1 0 of a mibwest ol
the centerof LionsHead and isaccessible bytheSouth
Frontage Road. The Glen Lyon development received
final approval by the Town of Vail on January 3, 1 978.
It is the last large, residential parcel of land located
within the limits of the Town.
,
A
I
l
TtEPtan O
The strongest request of the Vail real estate market in recent years
has been for well planned homesites. What has been crealed at Glen
Lyon is a low density, environmentally sensitive residential plan.
Characteristics of the plan include the following
1 . Designation of over 5090 of the site as open space including the
entire Gore Creek slream tract and 3.2 acres of natural
meadowland within the heart of the prolect.
2. Minimum lot size of 'l 7,500 square feet, average lot size of
approximately 25,000 square feet (.57 acre).
3. Creekside lots total 13, meadow lots total 15 and 20 lots are within
the forested area (six lots border on Bureau of Land Management
lands while another 13 border on dedicated open space
adjoining BLM land).
4. Multi-family and office sites are separated from residential
homesites.
5. Minimum road surfaces - over 600/o of the roads are single lane and
there is only one cul-de-sac.
6. Road cuts and fills have been avoided wherever possible and
alignment of the road along trees minim2es visual impact.
ftopentyDccription
Glen Lyon includes approximately 30 acres
divided into 52 homesites. a4.2 acre condominium
site and a 1 .7 acre office building site. Of the total 80
acres, over 40 acres have been or will be dedicated to
theToryn ofVail as open space,
The land has some exceptional characteristics,
including nearly one mile of Gore Cree( expansive
natural meadows, heavily lorested hillsides and
several aspen groves. The developer's intent has been
to handle the land with environmental sensitivity andto
accommodate the limitedgrowth objectives of theVail
community. As a consequence, overall density is low,
roads have been minimized, open space preserved
and the stream tract protected.
l3ol 9!spaacxai;6;|.j '
31 ?ll? ;,9 :",Yi'l":$: i$ :i 5ffi? :; : ll fi :ry
a,B srleclas JeJ. oue l-orl -un-!rLru d-l rPiaLJ: -
.sf cBClos v
:s,',^31 cl se pazr,Pu.L!rs ac r,?J 3s3ql ll its C i€ll.ritp saU
tuPpuooaS,i lJEu-r ld a.l] roj eirsauJo! 3ql]c] Sprepuels
JUaLroo a,^,a3 LrEJ3c saqs lrelsa os p 0- ::z au1
sasn lErluasrsa,
A ruel elDLrs ol elJ3p ou A1 reuolsrc sotli ne+
?Jorlearoal raqlo 3uE slood 0uruurnis sc 1e3 sasrcq
-uo;,6 s-6:.ee :pO-,eCa:tllU, L ^O;r Sosr AIOsSA: ,V
Pa]! ro3ll lErlusp sau sso.r3 lelot alce,!\o le
out to (0,/ |') p,ru1-auc paecxe lou Aeu slrun 6ur 1a,.,,rp
eq; +o euo slrun 6u 1elv\p o^\l 0urureluo: a;rs Aue u6
a.rr;cr.rls a 6l s e u poleoo aq ]s1ut ,s]Jn 0u 11er,r:aql lueurfede ralelarEc , rall?urs e sr I un pLoJss
ar,ll pJE a3Lap so, ,i..r ?,1.r .ld ,aO,e e s irun aJo qt q
^/^,
u
sasn e luapisar,4 rrel or,rl ro ,41 uel alDurs rolsalrs ap Ao.to
c; papualur s ;3uls C B luaa saE ,i.r"auol3s ,\l?rrlr]d
aqt lreA ]o u/,\ol aql Iq palreuo ,{l1locar ;c r1s p 0.; uoz
ilrau € Lt 3ap.llt_, 3t? -o,i1 ua;5 ,-reJr,,v, s3: sauaH
'a ],I,, ,,
il,}
' .,.
Jv a_oc 0 ,iZeral ll
,'/ I,, tl'
t"' ,,
;li l
,l il'
ll,tlaf,Pos uaoo lernlPN
pus liaq Jaarcil
)l tv eszo c
1e lo"t
lv 9c.tt 10
JY rr6t 0
zv ta1
6ur1to7
:Y 16;0 |It to-l
lLra.l]arsaqtf,B$rTto'r€arft€-:3V r39e 0
0t lot
:t, o /,/ /'l/i '/
/,' i/til
Ul.-
| .;,
tained for the future, the property owner will be subject to
particular zoning and covenants within the developmenl
plan. Property owners will also be bound lo the archi-
tectural and design constraints of the Town of Vail's
Design Review Board.
It is our purpose here to make the prospeclive owner
aware of those provisions that will generally attect the
construclion of homes in Glen Lyon. This description is
intended to be an overview only and should not replace a
careful review of the backup documents themselves.
Not?oplicable.t
n:tL?:?h"i; rhan 2s square reer sross residenrial
floor area (GRFA) shall be permitted for each 100
square feel lor the tirst 15,000 square feet of lot area;
olus not more than 1 0 souare feet of GRFA shall be
permitted for each 100 squarefeet of lot area between
1 5,000 and 30,000 square leet; plus not more than 5
GRFA for each .l 00 square feet of lot area in excess of
30,000 square feet.
For example, the total allowable GRFA on a lot of
20000 squarefeet would be4,250 squarefeet(25olo of
1 5,000 plus 1 090 of 5000). One of the dwelling units
could not exceed 1 ,415 square feet (33o/o of 4250).
Gross residential floor area excludes patios, carports,
garages, and other space not generally considered as
"living" area, but does include basements.
D. Parking:
Otf-street parking shall be provided by the owner.
The designated open areas in the subdivision are to be
owned by the Town of Vail and are zoned Greenbelt and
Natural Open Space. Permissable uses under this zoning
would include open space, bicycle and pedestrian
pathways, and parks and playgrounds.
Couenants
The Protective Covenants of Glen Lyon are recorded with
the County of Eagle. The covenants run with the land and
shall be binding upon all property owners. Recission,
alteration, or amendment may be effected only with the
favorable vote of at least 75olo of all private property
owners at a duly noticed election. Enforcement of the
covenants shall rest with the property owners and the
Town of Vail. Some important aspects of the covenants
include the lollowing:
A. No dwelling with less lhan l ,500 GRFA shall be permit-
ted on any lot, nor any dwelling greater than
4,200 GRFA.
B. No parking shall be permitted along public roadways.
Dsign Reuietu
Article 15 of the Town o1 Vail Zoning Ordinance estab-
lishes a Design Review Board and a process for securing
approval ol building plans. The Board consists of five
members appointed by the Town Council. One of the
members is also a member of the Planning Commission.
Generally, the Board meets weekly.
The ordinance has established general design guidelines
10 which proposed developments should adhere. Some
of the most relevant include the following:
A. Roofs should have a pitch of at least 4 leet in 12 and
should be covered with materials harmonious with
their sunoundings; flal roofs shall be permitted in
soecial situations: mansard roofs should be avoided.
B. Building materials should be predominantly natural
such as wood and stone; brick is acceptable.
C. Natural earth tones should be favored; exposed metal
flashing or trim should be annodized or painted.
D. Landscaping should be natural; in general, lawns,geo-
metric plantings and formal gardens should beavoided.
E. Accessory buildings generally should be attached to
the main building either directly or indirectly.
Consult#cs
Planning:
GraemeWoodhouse
Planning and Urban Design Consultant
Vail, Colorado
Surveyi ng and Engineering:
Gingery Associates, Inc.
Consulting Engineers
Glenwood Springs, Colorado
Environmental I mpact Report:
John Ryan oftheJohn Ryan Company
Denver, Colorado
Robert Giltner of THK Associates. Inc.
Denver, Colorado
Natural Hazards:
Arthur l. Mears
Planning Engineer
Gunnison, Colorado
Legal:
Frederick S. Otto and Jay K. Pelerson
Otto, Peterson and Blish
Vail, Colorado
Marketing:
Charles E. Johnsos
The Results Group
Vail, Colorado
Ouner
TheGlen Lyon project is owned by Gore Creek
Associates, a Rhode lsland Limited Partnership.
TheGeneral Parlner is Henrv E. Kates of
Providence, Rhode lsland.
TlreDaploper
Andreur D. Norris, P.O. Box2941 , Suite206,
The Vail National Bank Building, Vail,
Colorado 81657. Telephone (303) 476-0838.
For f urther information and a completedescription of
the above topics, see copies of thefollowing available
al the olfices ol the developer: HUD Property Report;
Environmenlal lmpact Report; Declaration of
Protective Covenants; Official Plat and Development
Plan; Special Development District 4 Ordinance.
Glen [-yon
fux2941
4M78
\6i1, Colorado 81657
PrintedinU.S.A.
*
APPLICATION FOR VARIANCE
And,/Or
CONDITIONAL USE PERMIT
ordinance No. 8 (Series of 1973)
Date August 9, L977 Publication Date August 12' L977
SepLember 1, L977 Hearing Fee $r00.00
Final Decision Date for Town Council October 18, L977
I (we) Gore Creek Associates of P. O. Box 3149
Application
Hearing Date
Colorado Vail Phone 476-0092
do hereby request permission to appear before the Vail Planning
Commission to request the foll-owing:
Amendment to Special Development District
S D #4, Municipal Code of the Town of Vail,
Section I8.45.
For the fo1lovring described property:
Gore Creek Associates Property .
C1early state purpose and intent of this application
sD#4 Known as the Knobel
To better comform to the current qrowth management
proposal by resubdividinq into residential lots
with one multi-familv lot and one business and
professional lot.
What do you feel is the basis for hardship in this case?
N/A
Qnaturtorney