HomeMy WebLinkAboutHIGHLAND MEADOWS HIGHLAND PARK GENERAL LEGAL.pdfORDINANCE #29 (Serles of 1982)
AN EMENGENCY ORDINANCE AMENDING ORDINANCE
NUIdBEn 16, SERIES OF 1982, AppLyINc TilE
PNOVISIONS OT SAID ORDINANCE TO TITB IIIGIILAND
PANK SUBDIVISION, AND PBOVIDING CERTAIN CONDI-TIONAL RIIQUINI'MENTS WIIICII MUST BE MET BY INDIVIDUALS WISHITIG TO CONSTRUCT A BUILDING
OR STIIUCTURE IN SAID SUBDIVISIONS.
WIIEREAS, the Town of vail retalned'claycomb Englneerlng
Assoclates, rnc. to do a drainage and slope stabtllty anarysls
of the Htghland Meadows and vall vlllage west subdlvlslon, and
I{IIEREAS, claycomb Englneering Assoclates, rnc. has completed
said report and recommends thereln certain amendments to ordlnance
#16, Serles of 1982, and
IfHEREAS, the Town Council has concluded that said amendments
SIIOULD be made for the beneflt of the health, safety and welfare
of the lnhabltants of the Town of Vall;
NOW, TIIEREFORE, BE IT ORDAINED By TIrE TOWN COUNCIL OF TI|E TOWN
oF VAIL, COLORADO, TIIAT:
Section 1.
Ordlnance #16, Serles of t982, Sectlon 1 is hereby amended to
read as follows:
1. A11 appltcatlons for bullding pe.rnits for any bulldlngs
or structures or for any cuts and f1lls for any lots located ln
the lltghland Meadows FIlJ-ng 1-, Highland Meadows Flllng 2 , laLL
Vlllage West FllinB 1, and Val1 Vlllage'![est F1].1n8 2, and HIGELAND
PARK subdivisLons, shalI be accompanled by an extremely detalled
geotechnlcal solLs LnvestigatLon, WHICU SUALL BE PERFORMED DURING . ASSUMED
THE SPRING OF THE YEAR OR UNDER/FULLY SATURATED SOrLS COr'IDITION,
whlch shall set forth exlstlng ground water condLtl-ons, depth of
bed rock, slope stablllty.condltlons,. and design parameters for
foundatlons and subsurface dralnage requlrements. ALl foundation
deslgns must wlthstand Lateral Loads as determined by said'geotechnlcal
lnvestlgatJ.on, OR UAVE THE ABIL,ITY TO rLOAT WITU SUCH LATERAL LOADS.
SUBDRAINS SnALt BE REQUIRED FOR ALL BUILDINGS OR STnUCTURES IN SAID
SUBDIVISIONS AND NO CERf,IFICA?E OF OCCUPANSY STTALL BE ISSUED FOB
ANY SUCH BUII.DING OR STRUCTURE UNLESS SUBDRAINS HAVE BEEN INSTALTED.
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A11 such geotechnical lnvestlgatlons must be done by a llcensed
professlonal englneer, quaLifled in geologlcar and solls evaluatlon
and all soll sampres for such geotechnlcal investigatlons must be
obtalned from an area which in the footprlnt of the proposed burldlng
or structure.
A11 butlding permlt applicatlons sharr be submltted wlth plane
of the proposed structure-or bulldlng containing a wrltten certifl-
catlon by the lndividuar who performed the required geotechnical
survey that. sald plans are l-n accordance wlth hls recommendations.
Sectlon 2.
The Town councll specLfJ.calJ.y flnds and states that lt te the
opinlon of the Town council that au emergency exlsts and that thls
ordinance rs lrunediately necessary for the protectlon of tbe public
health, safety and welfare and the provlsions of thls ordtnance shall
take full force and effect upon adoptton iri accordance wlth tbe
Charter of the Town of Vail as an emergency measure.
SectLon 3.
If any part, sectlon, subsectton, sentence, clause or phrase of
thls ordlnance ls for any reason held to be lnvarld, such decislon
shall not affect the valldlty of the remalnlng portJ-one of thle
ordinance; and the Town council hereby declares that it would bave
passed thls ordinance and each part, sectl-on, subsection, seDtence,
clause or phrase thereof, regardless of the fast that any one or
more parts, section, subsectLon, gentences, crauses or phrasee be
declared lnvalld.
Sect_lon 4.
The Town Councll flnds, determln
and proper for
lts lnhabltan
eg and declares that
the health, safety
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thts
and weLfare ordinance is necessary
of the Town of VaIl and
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CTL/THOMPSON, INC.
CONSULTING GEOTECHNICAL AND MATERIALS ENGINEERS
GEOTECHNI CAL EVALUATION
HIGHLAND PARK
FILING NO. 1
Prepared For:
Calcon Constructors, Inc.
705 West Dartmouth Avenue
Eng'lewood, Co'lorado 80110
Job No. 9345
l97l WEST l2TH AVENUE .
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(3o3) 825-0777
August 31, 1983
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TABLE OF CONTENTS
S COPE
SUMMARY OF CONCLUSIONS
SITE CONDITIONS
PREV IOUS INVESTIGATIONS
INVESTIGATION
SUBSURFACE CONDITIONS
LABORATORY ANALYSES
SLOPE ANALYSES
RECTMMENDATIONS
L IMITATIONS
FIG. 1 - LOCATION OF EXPLOMTORY BORINGS AND CROSS-SECTIONS
FIG. 2 - STABILITY AMLYSIS SECTION A
FIG. 3 - STABILITY ANALYSIS SECTION B
FIG. 4 - STABILITY AMLYSIS SECTION C
FIG. 5 . STABILITY AMLYSIS SECTION D
FIG. 6 - STABILITY ANALYSIS SECTION E
FIG. 7 - STABILITY ANALYSIS SECTION F
FIG. 8 - STABILITY ANALYSIS SECTION G
FIG. 9 - LOGS OF EXPLORATORY BORINGS
FIG. 10 - DIRECT SHEAR TEST RESULTS
FIG. 11 - TRIAXIAL TEST RESULTS
FIG. 12 - RESTJLTS OF CONSOLIDATED-UNDRAINED TRIAXIAL TEST
|'IITH PORE PRESSURE MEASUREMENTS
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TABLE 0F CoNTENTS (CoNT,D)
O FIGS 13 AND 14 - GRADATION TEST RESULTS
TABLE I - SUMMARY OF LABORATORY TEST RESULTS
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SCOPE
At the request of Ca'lcon Construction, Lots 1 through 12 of
Highland Park, Filing No. 1in Vail, Colorado were reviewed to address
concerns of Calcon Constructors and the Vai'l Building Department
regarding potential unstable conditions at the sites. Highland Park,
Fil ing No. 1 is a re-subdivision of Lots 32 and 34 through 42 of
Highland Meadows. The original subdivision was platted under the
jurjsdjction of Eagle County and subsequently annexed into the town of
Vail. Numerous slope related problems have occurred near the sjte of
this investigation and previous studies of this site have identified
areas as either active'l andslides or topographic features whjch were the
result of previous landslide movements. The primary purpose of this
investigation was to evaluate the overall stab'ility of the hi'llside
supporting the structures. The report includes a description of
condjt'ions that existed on-sjte at the time of this investigat'ion, logs
of soils encountered in borings dri'l led for this 'investigation, the
results of laboratory strength tests, a suflmary and discuss'ion of slope
stabil ity analyses made us'ing both computer and hand calculation
techniques, our opinions regarding the overall stability of the site,
recommendations for improving stability, and comments regarding drainage
around the structures. The foundation recorrnendations for the
structures were prepared for the original builder by Klug and
Associates. The foundation systems for the structures were designed by
AD&C Group. The structures have been reviewed by the structural
engineer with reconnendations for remedial construction made on
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individual structure basis. This report does not address specific
structure areas. It is primarily limited in scope to an analysis of the
stability of the site.
The report h,as prepared based on physical examination of the site,
a revisn, of previous published data by various firms involved in this
site and other near-by sites, the results of field and laboratory
investigations, laboratory testing, and our analyses. A surmary of our
conclusions is presented in the paragraphs that follow.
SUMMARY OF CONCLUSIONS
1. Our borings genera'l ly confirm the conditions described in
borings advanced by Lincoln Devore. The site is genera'l ly
under'lain by an erratic mixture of clays, silty sands and some gravelly or cobble material. The clays and silty sands contain
fragments of sandstone. All of the materials encountered in the borings have a reddish-brown color and are relat'ive1y
moist.
Ground water was encountered in one boring at a depth of 35
feet.
Analyses of the stabi'lity of the hjllside indicate that the site is stable for dry condjtions. These analyses jndicate
that sliding could occur if a high water tab'le'is allowed to
develop.
We recommend construction of subsurface interceptor drain
system above the site. A similar recormendation has been made in previous reports.
We recommend elimination of the small decorative walls to
improve drainage and reduce the risk of channeling surface
flows into the structures.
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SITE CONDIIIONS
Highland Park is located near the west end of the Vail Development
area. This site is a hillside facing to the northeast which slopes down
to Gore Creek at approximate'ly 3:1 to 4:1 (horizontal to vertica'l )
slopes. Highland Park is located south of Interstate 70 near the West
Vail exit. The site can be reached by trave'l ing in an easterly
djrection along Gore Creek Drive to Alpine Drive thence to Vermont
Road. Vermont Road ends in a cuI-de-sac in the Highl and Park
Subdivision. At the time of this investigation, six structures had been
constructed in approximately the locations indicated on Fig. 1. The
structures are two and three 1eve1, wood-frame buildings with stucco
exteriors. Detached garages are located irmediately off of Vermont Road
with a steep slope down from street level to the structures. The
structures are generally stepped into the side of the h'i ll, however,
cuts up to l0 to 12 feet were required during the original
constructjon. At the time of our field investigation, Calcon
Construction was in the process of finishing the buildings. Buildings
were in various stages of final finish with some structures comp1ete
through finished carpentr.v and painting while others were at the dryrval'l
stage.
The bui'ldings apparently are constructed on spread footings
designed in accordance with a series of reports prepared by K'lug and
Associates. These reports were prepared for Suntech Builders and
apparently consisted of a series of 15 to 20 feet deep borings. No
laboratory testing was submitted wjth these reports.
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PREVIOUS INVESTIGATIONS
Highland Park, Filing No. 1is located in an area which was
investigated on a preliminary basis by this firm in 1973. At that time,
the property was known as Vail l^lestridge. The particular area that
included Highland Park was ident'ified as Block 5. In the study made in
1973, Block 5 was identjfied as a high risk area from a slope stability
viewpoint. The site was subsequently developed in the late 1970's and
subject of many geologic and soils engineering studies. Because of
problems that have occurred in the surrounding areas, the Highland
Meadows and Vajl Village West Subdjvisions were revjewed and all of the
available data surmarized in a report prepared by Claycomb Engineering
dated August 17, 19{32. This particular report was available for our
revjev as we1l as letter reports from Klug and Associates and
information from the original study contained in our files. Almost a'l I
of the individua'ls who have studied this particular area have identified
'l ands'l ide scarps and features which resemble 'l ands'l ides within the area
of development. Highland Park is a re-subdivision of Highland Meadows,
Lots 32, 34 through 42. The mapping in the most recent reports
indicates'lands'lide activity on Lots 31 and 33 with a possible landslide
on Lots 39 and 40 and zone of soil creep on Lots 38 and 39. The soil
creep zone identified in the Claycomb report apparently was located in
the vicinity of Lots 11 and 12 of the re-subdjvision. The landslide
zone appears to be located between Lots 10 and L1 of the re-subdivided
area. Most of the structures appear to be located in areas not mapped
either as landslide or soil creep zones with the exception of the
western most structure.
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I NVESTIGAT I ON
Because of the complex nature of the site and previous history of
stab'i lity problems in the near by areas, our analytical approach was
modified when compared with an investigation of a single site for
construction. Initially, an effort was made to obtain as much
topographic information as possible in the area before construction
started. This was estahlished through architectural site plans prepared
for the origina'l construction. In addition to the architectural plans,
structural drawings, reports by K'lug and Associates, and reports by
Clapomb and Lincoln Devore h,ere obtained and revjewed. Building areas
and the portions of the site surrounding the building area were visited
by Mr. Thompson of our firm to check for signs of movement or imminent
slope instability. Soi ls underlying the site u,ere judged on a
preliminary basis from the conditions exposed in road cuts, conditions
reported by Kl ug and Associates, and the data developed during the
prel'iminary study of Lg73. l.ljth this information, a series of
preliminary stability analyses were made using cross-sections taken from
the architectural topography and estimated strength parameters. This
was followed by a field exploration which inc'luded drilling and sampling
of 4 exploratory borings. The borings were extensively sampled using
both the Cal'ifornia drive type sampler and 3-jnch diameter thln walled
Shelby tubes. Sarnples from the field exploratjon were tested in the
laboratory to evaluate parameters for stability analyses. Laboratory
testing included unconfined compression, direct shear, unconso'l idated-
undrained triaxial shear tests, and consolidated-undrained triaxial
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shear tests on saturated samples. Based
a d'irect analysis of the more critical
previous preliminary analyses was made to
the slope.
on the laboratory shear tests,
sections determined from the
judge the overall stability of
SUBSURFACE CONDITIONS
As indicated previously, initially the layers underlying the sjte
were estimated using data from the previous reports. None of the
previous investigators had obtained good quality samples for laboratory
shear strength tests"Four borings were drilled for this
investigation. The purpose of these borings was to confirm the
estimated conditions for correlation with previous work and to obtain
high quality samples for laboratory tests. Two tJpes of sampling
devices were used. The borings were sampled at frequent intervals with
a 2-1,/2 inch diameter Caljfornia drive type sampler. This sampler has
an inside diameter of 2 inches and contains thin brass tubes which are
used to protect the samples during transportation to the laboratory.
The sample barrel is drjven into the ground using a 140 pound drop
weight. The sample obtajned 'is considered to be disturbed because of
the ratio of the wall thickness of the sample barrel to the inside
dianeter of the barrel . This sampling barrel is referred to as a
California Sampler and is used extensively in this area to obtain
samples of stiff clays. The samples are reasonably undisturbed and are
suitab'le for judging the overal'l strength and obtaining specimens for
water content, liquid limit, dry density, and similar tests. lr|e also
performed unconfined compression tests on these samples, however, we
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believe a more reliable estimate of the strength can be made using a
larger diameter sampling device wjth a thinner wall. The second type of
sampling procedure used was 3-inch diameter thin wal1 Shelby tubes. The
'I ocation of the Shelby tube samples is indicated on the Logs of
Exploratory Borings. At each location, the bottom of the boring was
cleaned and the Shelby tube pushed using the hydrauljcs of the drill
rig. After the Shelby had been removed from the hole, the hole was
cleaned and a drive sample taken in order to obtain a penetration
resistance determ'ination to corre'l ate with other data developed in the
laboratory. Logs of Exploratory Borings (FiS. 9) indicate field
penetration resistance tests value ('N' value), Iocation and depth of
sampling and some of the laboratory test results. The shear strength
tests and grain size analyses are presented on Figs. 10 through 14.
Table I presents a surnmary of al'l laboratory testing.
The conditions encountered in the borings were erratic, as
expected, and were basically similar to conditions described in the
Lincoln Devore rejort. Very little data was available from the original
reports by Klug because the borings were not 'logged using methods and
descriptions which are cormon to the 'industry.
Three of the four borings encountered si'lty sand fjll which was
placed during the construction of roads and other access to this site.
This fill was general 1y underlain by an erratic combination of stiff,
silty, lor plasticity clays and clayey or silty sands which ranged from
medium dense to very dense. The clays and the sands contain fragments
of sandstone. t^le also encountered cobbles in boring TH-z. The
materials whjch underlie the site were probably deposited as slope
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debris as a result of landsliding and other processess. They are highly
jnterlensed and are likely to vary dramatically in short distances both
horizontally and vertically. Visual examination of the soil in the
Shelby sample tubes ind'i cated an overall uniform appearance in
moisture. The reported moisture contents on the Logs of Exploratory
Borings vary from approximately 8 percent up to 18 percent. t.le believe
that the variation in moisture content reflects the variation in sand
content in the various layers.
The large diameter samples obtained with the Shelby tubes were
extruded jn the laboratory and visually similar samples were selected
for the shear testing. The remnants of the samples were split open for
comparative examination. The soi'ls have the appearance of a low plastic
clay w'ith fragments up to approximately I inch of sandstone. No attempt
was made to push the Shelby tubes in the layers containing gravels and
cobble or the very sandy zones because retrjeva'l of samples in these
zones is not good with this type of sampler.
LABORATMY AMTYSES
As discussed previously, the samples obtained from the borings were
subjected to a number of tests in order to judge the fie1d performance
characteristics. Tests performed jnc'luded water content, dry density,
Atterberg limits, percent passing the No.200 sieve, grain size
analyses, unconfined compressive strengths, triaxia'l shear strength, and
direct shear strength. Two types of triaxi al shear tests were
performed. Initially, a series of similar samples were selected and
unconsol'idated-undrained triaxai'l shear tests performed. Results of
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these tests are presented on Fig. 11. These tests were performed at the
natural moisture content. Samples were confined at various pressures
and sheared with no drainage allowed. The direct shear test was
performed on a series of similar samples by placing the sample in the
shear box, f1 ooding the sample and then shearing to develop the curve
presented on Fig. 10. The direct shear test can be interpreted to
determine the effective strength parameters. The samples tested in
direct shear indicated an effective cohesion of 1600 psf and an
effective frictjon angle of 20 degrees. The resu'lts of the
unconsolidated-undra'ined test were normal 1y used to make a total stress
analysis. Usually these analyses are made assuming 0 equals zero and
the cohesion intercept js determined from the diagrams presented on Fig.
11. In order to model conditions that might occur during conplete
saturation of the slope, a staged triaxial shear test was made using one
sample fran boring TH-4. In the stage test, the sample was init'ially
saturated using back pressure saturation methods. l.lhen saturatjon had
been achieved, the sample was sheared after consolidation under the
confining pressure. The resu'l ts of this test are presented on Fig.
L2. The indicated effective friction angle js 22 degrees and the
effective cohesion is indicated to be 650 psf.
An alternative interpretation of the Mohr's d'iagram indicates an
effectjve angle of friction of 19 degrees and an effective cohesion of
1,000 psf for the same test.
The results of various 'laboratory tests along w'ith the strength
tests are presented in Table I. Atterberg limits generally indicate a
lort plasticity c1ay. Some of the samples tested fall in the range of
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CL-ML which is a combined classification indicating a borderline silt
and clay. The gradation analyses on some of the sandier materials at
depth indicated 10 to 20 percent passing the No. 200 sieve with
occasional layers contain'i ng considerably more fines.
SLOPE AMLYSES
In our opinion, the most critical aspect of this project was to
evaluate the overall stability of the site. If problems occur in the
future with minor settlement of foundations, settlement of backfill
so'i1s, localized wet periods, and other cormon problems, there are
solut'ions which can be appljed on a case-by-case basis. However, if the
overall stability of the hillside is inadequate, the structures could be
endangered by gross movements of the ground. Lands'l id.ing has apparenily
occurred in this area in the past, slopes are fairly steep, and there is
a history of slope movement in the area east of this site. To assess
the stabil'ity of the s1ope, mathematica'l analyses are used to form a
basis for judgrnent. In order to perform "stability analyses", a number
of simplify'ing assumptions must be made. It is normally assurned that
the soil within the s'lope can be modeled with one or more layers with
given strength parameters. The soils strength is assumed to function
according to the Mohr-Columb theory and is represented by an angle of
internal friction 0 and a property described as cohesion. It .is
necessary to deterrnine the shape of the s'lope, the location of any
ground water tab'le, and any unusual loads, deep excavations, or similar
changes in the s1ope. Ass'igning the appropriate values for the strength
of various soils within the slope is probab'ly the most dJfficult task in
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performing the s'lope analyses. Additionally, it is necessary to assign
locations for the water tab'l e because most slope failures are associated
with increases in the water levels.
There are numerous mathematical procedures ava'i lable for computing
the factor of safety when the physical characteristics of the slope have
been established. The mathematical approaches vary from simple slope
circle type analyses to complex procedures such as Spencer's method or
the Morgenstern and Price method. Pub'lished studies by l{right and
others indicate that the simpl'ified Bishop method of slope analysis
tends to underestimate the factor of safety approximatley 15 percent
when compared with the more refined procedures such as Spencer's
method. For this site, the simplified Bishop procedure was selected as
a method of analysis. The analysis was made using a circle search
procedure and a computer to do the searches for each cross-section. The
critical circle was located by allowing the conputer to search through
various possible locations until a low value of the factor of safety was
detennined for a given set of strength parameters. Strength parameters
were then changed and addjtiona'l searches were performed. The factor of
safety is conputed by conparing the forces tending to cause movement
divjded by the forces tending to resist movement. At a factor of safety
of I, the slope is at jmminent failure. Figures 2 through 8 present the
results of circular searches and the critical circle locations at each
cross-section. The strength was varied from 0 equa'ls 20 degrees to fl
equals 32.5 degrees. The cohesion was varied from C=250 psf to C=500
psf. In addition, each slope was analyzed assuming no water table to
compute a factor of safety at the dry or moist condition. Then a water
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table was assumed parallel to the ground surface located about 5 feet
belor the ground surface. l.le be'l ieve this condition models the worst
possible condition that could occur during the spring runoff. The
factor of safety for wet conditions is reported on each of the sumnary
tabl es.
Most manuals of practice recommend a minimum factor of safety of
1.5 for design purposes where there is reasonable definition of the soil
conditions and confidence in the strength parameters. A factor of
safety of 1.2 or 1.3 is usually acceptable for earthquake analysis. No
earthquake analysis was included in this study. The location of cross-
sections is shown on F'i g. 1. The results of the stability analyses on
each cross-section is presented on Figs. 2 through 8. Relatively low
factors of safety were calculated at analysis Section C, D, E and G.
The analysis at section G indicates failure for dry conditions for I
equals 20 degrees and C=250. The slope 'is stable for dry conditions,
therefore, the actual avai I abl e strength must exceed the assumed
values. From this h,e can assume the field condition at least exceeds C
of 250 psf and A of 2A degrees. At section G our indicated factor of
safety of 1,.57 dry and 1.32 wet was calculated for 0 equals 27.5 degrees
and C=500 psf. This combination of strength factors is probably
realistic for the slope as it presently exists. Although section G
contains a steep s1ope, we do not be1 ieve it is the critical slope for
this investigation. l'|e believe the more critical areas are along lines
C and D which are in the centra'l portion of the site and 'located below
an area that was previous'ly mapped as an existing landslide. The
stability analyses in sections C and D indicate a factor of safety of
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approxjmately 1.4 for dry conditions assuming C=250 psf and 0 of 20
degrees. The wet factor of safety is approximately l for these assumed
strength conditions. The laboratory shear strength test results
jndicate a cohesion of up to 1600 psf and Q of 22 degrees which would
indicate there is more strength avai'l able than the lowest value used in
the circu'l ar search analyses. Using the lowest measured value of
cohesion of 650 psf wi'll drastically increase the factor of safety. As
apparent from the examination of values in the tab1e, an increase from
250 to 500 psf in C increases the factor of safety approximately 20
percent to a value above 1.5. Increasing the value of @ Z degrees would
jncrease the computed factor of safety an additional tll percent. For
the critical section at Section D, a 30 percent increase in strength for
the lowest computed va1 ue of factor of safety would indicate a factor of
safety of approximately 1.8 for dry conditions and a factor of safety of
approximately 1,.2 for the assumed'water table conditions near the
surface of the slope. At Section C, a corresponding increase in the
factor of safety could be calculated based on the laboratory test
results. The actual stability analyses were performed with a range of
values in order to determine the variation in the conputed factor of
safety with changes of the strength parameters and with changes in the
water tab'le conditions. These in turn were compared w'ith the actual
laboratory strength values. Based on this procedure, it appears there
is an adequate margin of safety in the slopes for the dry conditions.
}le estimate, based on our analyses, that the actual factor of safety in
the field ranges from 1.5 to 2.0 for the dry condition. The actual
factor of safety for the wet conditjon may be as low as 1.2 for the
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overall slope and near l for scrne of the cutbanks and other'localized
over-steepened areas. This analysis indicates that it is imperative to
maintain as dry condjtion as possible in order to have long-term
stabi I i ty at th'i s si te.
RECOMMENDATIONS
As ind'icated in the previous section regarding "Stability Analyses"
it is our op'inion that it is absolutely imperative to majntajn dry
conditions around these structures if long-term stabil'ity is to be
achieved. It is our opin'ion that the subsurface drains recorrnended in
previous reports by our firmn and in the report prepared by Clapomb is
necessary to intercept f'lol below the surface before it gets to this
site. It is my understandjng that the recommended drain system is not
1n existence. A joint effort should be made by the developers of
Highland Meadows to protect the sjtes with subsurface drainage. It is
my opinion, that this drain system will have to be 10 to 15 feet in
depth in order to be effective. By intercepting subsurface flow well
above the site, and directing surface flow away from the structures,
risk of saturation of the supporting soils can be reduced.
As we djscussed w'ith you verbally, we do not recormend construction
of a proposed ice rink to the west of the 2 upper structures. This
recreation facility would be a nice amenity, however, it would serve as
an area to 'load water into the s'l ope during the wfnter season and would
add to the problems during the thaw period. I have also previously
comnented on the numerous sma'll retaining walls or privacy walls around
these structures. It is my recormendation that th'is phase of the
o
a
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-15-
architectural design be reviewed and, if possible, revised. It appears
that water will be trapped and concentrated by these decorative walls.
If at al'l possible, simple landscaping around these structures which
provides for positive runoff should be accomplished. As construction
plans are prepared for development above th'is site, the p1 ans must
consider the impact on the lower sites. llater should not be directed
off of the upper area into this site. It appears there is a storm drain
system and this can be accompl ished without excessive expense.
Undercutting of the toe below Highland Park by the Streamside
Developnent could create problems.
t.{hile on-site, we observed numerous areas where poorly compacted
backfill had settled and caused problems with driveways and similar
structures. This generally has been corrected as part of this summer's
construction. Additiona'l problems cou'ld develop if water builds up on
wal'l s or other cond'itions are a'l lored to deve'lop where saturatjon occurs
in the soils irmediately adjacent to the structures. Because of the
critical nature of drainage conditions on this site, we recommend that
the hcmeowners be advjsed not to change the drainage patterns and
further they should be advised of the necessity of maintaining the
various drainage facilitjes in a clean, working manner after Calcon
Construction is off of the site.
LIMITATIONS
This report was prepared based on our knowledge of the conditions
as they exist at the site and as described within the report. If later
studies or additional excavations lndicate conditions different from
o
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-16-
those described within the report, we should be notifjed in order that
an assessment can be made to determine if modifications are necessary.
Scrne of the terms and methods of analyses discussed in this report may
not be familiar with various jndividuals reviewjng the data because of
the technical nature of the project, some additjonal clarificat'ion may
be required. tle would be happy to meet with you or with representatives
of various pub'lic agencies in order to clarify the data presented or
discuss the methods of analysis.
If we can be of further service,
RI.II: 91
(3 copjes sent)
please cal I .
o
)/,
T'
SCALEs
N
{
T
il
l'= l OO'
o
o
o FIG. I JOB t{O. 9346
AND CROSS-SECTIONS
F lr
a 2 o
||t
ul
o
o
o
o
o
a
o
o
o
o
o
a140
8r20
8 roo
80ao
80ilo
ao2('
8000
814('
80('('
tt
I z
9
ul
ul
oo60
tl tl
o 20 ao 220 2.to 2CO 280 300 rGo t80 200
A
SCALE: HOBz
V EB?
r' - 2O'
t'= 2O'
TH.2
4120.
8020
GARAGE BUILDIIIG
SUUTARY OF STAEILITY A1{ALYSIS
sEcT to.l
(PSF)
o
( O€GFIEES }ORY
F. S.
WET
CFIITICAL CIRCLE
RAO IUS xc(m Y EFO
250
so0
250
s00
250
500
250
500
250
500
20. o
20.0
?7,5
27.5
32.5
f?. s
ao. o
20.0
27 .5
27.5
r.90
2.42
3. l6
e. ao
3. 5l
I .95
2.49
2.54
3. t2
r.58
2,09
1.96
2.49
2.24
2.92
1.50
t.a8
1.89
2-47
98
lo8
98
r08
9a
toa
224
244
229
224
260
260
280
260
280
280
2AO
240
2go
2AO
lto
120
tl0
teo
r to
l?o
240
260
240
240
SOILS ASS('GD I^|IFCFI,I FI.LL D€PTH d: sLF.
WATER TABLE ASSLI€D ABOUT 5 FEET BELON' SI.RFACE PARALLEL TO g-FE.
JOB ]tO.93at
STABILITY ANALYSIS SECTION
Frc. 2
o
a
o
o
a
o
o
o
o
a
o
- 82ao
- 8200
- 8160
- 8120
-
8O8O
- SOaO
_ SOOO
3C ALE:HORZ
YEBT
l'-fO'
l'-aO'a2ao
820(r
8160
8120
l,.
I a
9
rl
!t
IL
I z o
rl
lrl
GARAGE
804('
8000
o
rl tl
2ao 280 320 30('
B
400 atlo /r80
TH- T
TH-2
8 Ur LD tilG
8UrLDil{G
SUMTARY OF SIABIL I TV AIIALYSIS
sEcr I o{
(PsF'
o
(DEGREES)
F. S.
oRY
F. S.
IET
CRITICAL CIRCLE
RADIUS xc@ Y C(DRO
B
B
B
a
B
a
250
500
250
500
250
500
250
500
250
500
20.0
20.o
27.5
27,5
32. 5
32.5
20. o
20.o
27.5
27.5
2.47
3. 08
3.26
3. 88
3. 61
4.47
2.42
2.84
3.27
3.71
r.8t
2.42
?.32
2.94
3. 30
3. 32
1.56
1.93
2. t5
2.59
222
222
222
222
162
22?
2r5
300
2r5
2r5
3ao
380
3ao
380
440
3ao
160
220
t50
160
240
440
240
240
lao
240
260
320
260
260
SOILS ASS(.|GO I.I.|IFM{ F(LL OCPTH f 9-F€.
WATER TAALE ASSI'GD AAOUT 5 FEET BEL(fl SI-RFACE PARAI.LEL TO $(PE.
JOE NO. 93a6
STABILITY ANALYSIS SECTION
Fro. 3
d l!
I -o
F
ut J
ul
o
o
a
o
a
o
o
o
o
a
o
- a220
- 8180
- 8140
- 8100
- 8060
- 8020
7980
7940
SCALE: llORz t' = 4o'
YERT I. =.O'
TH-3
o 40
lttrrrll
2EO 320 3CO /roo .l 40 480 s20
c
E220
81 8(t
8 140
8100
8060
oo2(,
79/rO
GARAGE
BUILDII'IG
SUMNABY OF STAEILITY ATIALYSIS
s€cr I o.r c
(PSF)
o
(DE@€ES)
F. S,
ORY I{ET
CRITICAL CIRO*E
RADIUs |
-x
cfitiD-T- Y ctno
c
a
c
c
c
c
250
250
500
2SO
500
500
250
500
20.0
27 .S
27.5
32.5
32.5
20.0
20. o
27.5
27 .5
t.35
2.44
3. 03
3.27
3.63
3.9 0
1.67
t.9t
2. 29
2.53
t.ot
1.59
r.82
2. 06
?.3t
2.41
l. 07
t.3l
1.43
r .67
t2a
230
230
230
20s
2!O
370
370
370
!70
520
400
400
400
400
400
4AO
4go
4AO
460
I loo
1200
r 200
1200
1200
1200
1340
t340
1340
1340
SOILS ASSI'.4EO (AIF(Nfi F(LL DEPTH F SI-OP€.
UATER TAI}LE ASSu'GD A€}OUT 5 FEET BELO{ ST-RFACE PARALLEL TO E.OPE.
JOB xO. e3a6
STABILITY ANALYSIS SECTION
Ftg. a
F lt
I 2 o
F
l|f J
l|'l
500
a
a
o
a
o
o
o
o o
a
a
o
olao
81 4(t
Eloo
80GO
8020
Teao
7940
SCALE: HORZ
VERT
l'= 4O'
l'-4O'
a 180
8t40
I 100
8060
8020
7e80
Teao
tt
I z o
F
II
ul
l!
I
=o
ltl
uJ
rrl rrl
/tO eoo 320 3CO
D
foo It4(,/t8()520 50('
BUILDIl{G
SUililABY OF STABILITY ATALYSIS
s€cr r ol
(PsF)
s
( DEGREES )DRY
F. S.
WET
CRTTICAL CIRCLE
RADIUS x cGo Y C@RO
o
o
o
o
o
D
o
o
250
500
250
500
250
500
250
500
250
500
20.0
20. o
27 -5
?7.5
32.5
32.5
20.0
20.0
27.5
27,5
t. 66
t.85
2,t4
2.49
| .62
1.82
2.22
2.43
| .23
t.27
r.32
r.4a
L.74
t. ot
t.2t
r.36
r.56
350
350
290
290
350
350
350
3so
350
520
520
520
520
520
5?O
440
440
440
440
1300
1300
la40
1300
1240
1300
1300
t300
1300
1300
solLs Ass{r.lED rr{IFm RLL o€PTH f g-oPE.
WATER TAE}LE ASS(I'IEO AAOUT 5 FEET BA-OT S(RFACE PARALLEL TO g-(PE.
JOB ll0.93.r5
STABILITY ANALYSIS SECTION
FIG, 5
lt
I -o
||l
ul
a
o
o
o
o
o
o
o
SCALE: HOBZ
VEFT
l'-2O'r' :eo'
TH-4
- Sloo
- 808()
- 8060
- 8040
- oo20
- 80('0
- ?e80
- 7900
tt
I z
9
ltl
ul
tl ll tl rl tl
E 100
BUILDING
SUNNAAY OF STABILI?Y AXALYAIS
sEcT r o{c
(PSF'
g
( OEGFI€Es }
F. S.
ORY
F.5.
r{€T
CRITICAL CIRO-E
RADI US x cmo Y C@RO
E
E
E
250
500
250
500
250
500
20, o
20, o
27.5
32.5
32.5
t.9t
2,43
2.36
2.81
1.16
1.44
t.a?
1.76
2. 06
Lg2
190
t78
la6
t7a
185
240
240
240
240
?40
240
I t60
I t60
I160
I160
I t60
t t50
SOILS AS9'€O (jNIFM FUI DEPTH F S-FE.
WATER TAEILE ASS(AIEO AEOUT 5 FEET BELO{ SI.RFAC€ PARAI-LEL TO SLEE.
o 20 4(' co 80 too t 20 t rto roo r80 200 22()24()260 280 300 o
o
o
E
JOB ilO. 93.15
STABILITY ANALYSIS SECTION
Fto. 6
o
o
o
o
o
o
o
Stoo
81 aO
81 00
SUXNABY OF STABILITY AIIALYSIS SGALE:HORZ
VEBT
l'=ao'
t'-ao'
81 80
81 4(,
81()0
8()20
F lt
I z o
F
lll
rl
F lt
I
=o
rt
rl
PR OPO S ED
BUI LD I}IG
rl rl lttl ll
s€CT I Sr
(PSF'
o
( DECREES )ORY
F. S.
I'ET
CSIITICAL CTRCLE
RAD I US x c(slo Y C(MD
F 250
500
250
s00
z5a
500
20, o
20. o
27 .5
t,47
t.?6
I .90
2.20
l. t2
r.26
t.49
| .69
1.80
r.92
250
270
260
240
260
340
340
340
340
340
340
t220
r220
1220
r220
t220
1220
SOILS ASSI.I.IEO (.}IIFGM F(I.L DEPTH OF SLOPE.
WATER TA€}LE ASSLI.IED AE}OUT 5 FEET BELOVJ ST.RFACE PARALLEL TO sLFE.
o ao 80 r20 820 3GO aoo t60 200 240 zeo
F
.lilo 4aO o
o
o
o JOB l{O. e8a5
STABILITY ANALYSIS SECTION
STABIK
FIG. 7
o
o
o
a
a
o
Et20
810('
F l!
I z o
IT
ul
a lr
I -
9 F
u
lu
rrl rll rrttrtttl
SCALE: llOBz l'-2o'
YEFT t' =2O'
TH.2
BUI LD I lrlc
SUTNARY OF 9TABILITY AilALY8I3
s€cT I o'l
(PSF)
g
(oE@EES )ORY WET
CRITICAL CIRO-E
RAOIUS x c6lD Y CqSD
250
250
500
500
20.o
20. o
27.5
32. 5
o.95
r.30
r.57
1.37
o.7 7
1.07
0.94
| .32
l.o7
| ,44
95
125
95
95
?ao
280
?80
2A0
2AO
2AO
too
130
lo0
too
to0
to0
SOILS ASSI"IIIEO (NIFCRM F(LL DEPTH F SI-OPE,
I{ATER TAE}LE ASSU,IED Af}OUT 5 FEET BELG{ ST.RFACE PARALLEL TO sl-OPE,
o
o
o
a
o 20 .lo GO 80 200 220 2.1o 260 280 t oo r20 t40 I co t80
G
JOB ilO.934 5
STABILITY ANALYSIS SECTION
FIG. 8
F ul
LrJ tr
I
I F
0_
IJJ o
a
a
a
o
a
o
o
o
o
a
a
Tt-l-- I
IL/12
wC=18.7
DD= 1 04
Ll=27
PI= I I
2L/ t2
wC= i l. 3
t3/ 12
v'/ C=8
DD=117
NP
t3/ r2
WC=8. 2
30/ I
L4/12
wC=12.7
DD= I 20
LL=22
PI=5
?oO=2O
1)/ !1
wC=13.9
DD= I 19
UC=3 , 7OO
L9/t2
WC=11 .3
DD= 120
LL=27 PI=11
20/ l2
WC=r3.1
2OO=56
Ttf 2 TFF 3 TH- 4
36/r2
27/t2 wc-13.3
DD= I 24
LL=23
P I=4
-2OO=52
50/9
wc=8. 6
DD=I18
35./ 1 2
wC= l6
DD=1r2
LL=23
PI=5
47/t2
wC=17.9
DD= I 09
43/ L2
wC=13.9
ta/ 12
wC=12.7
DD=119
30/ L2
wC=9.6
DD= I 25
uc=4 , 780
t2/ t3
WC=I8.5
DD= 1 Og
L5/t?
!4/ t2
wC=18.7
DD=l lO -200=1o
25/ 12
WC=11.6
23/ 12
JG NO. 9345
-2OO=24
LOGS OF EXPLORATORY BOR I NGS
FIG. 9
LEGEND:
FILL, SILTY SAND,MOIST, BROWN
CLAY, SILTY, CONTAINS FRAGMENTS OF
GRAVEL AND COBBLE, MEDIUI4 STIFF TO
VERY 5TIFF, I'IOIST, REDDISH BROWN
(cL)
SAND, SILTY TO CLAYEY, CONTAINS
FRAGMENTS OF SANDSTOFIE , MEDIL'i4
DENSE, MOIST, BROWN TO RED.BROWN
( sr"l, sc )
INDICATES WATER LEVEL IN EORING
ON AUGUST 8, 1983.
GRAVEL, SILTY AI.D CLAYEY W I TH
SOIVE COBBLE, DENSE, MOI ST,
BROWN (GM)
INDICATES 3 INCH SHELBY TUBE
SAMPLE.F
L DRIVE sAMPLE. THE sYl"€oL rll12
U INDICATES THAT ll BLolvs oF A r . 14 O POUND FIAT4MER FALL ING 30 INCHES
WERE REQUIRED TO DRIVE A 2.5
INCH DIAMETER SAMPL iNG BARREL
12 I NCHES.
F tll
trl
IL
I r
o
uJ NOTES:
I. TH-l AND TI+. 4 WERE DRILLED AL'GUST 6, 1983 WITH A TRUCK_MOUNTED POWER AUGER
DRILL. TFi2 AND TFF3 WERE DRILLED AUGUST 8, 1983. THE BORINGS WERE
ADVANCED WTIH A 4_INCH DIAMETER CONT INLOUS FLIGHT POVJER AIJGER.
2. ALL BORINGS WERE DRY AT THE TIME OF DRILLING. TI-I I DEVELOPED WATER WHEN
ALLOWED TO STAND FOR TWO DAYS.
3. THE BORING LOGS ARE SI,E}JECT TO TFIE EXPLANAT I ONS, LIMITATIONS AND CONCLUSIONS
AS CONTAINED IN THIS REPORT.
4. WC - INDICATES NATTRAL MOI STLJRE CONTENT (Z)
DD _ INDICATES DRY DENSITY (PCF)
UC - INDICATES UNCONF I NED C0i'PRESSIVE STREi'IGTH (PSF)
LL _ INDICATES LIOUID LIMIT (Z)
PI - INDICATES PLASTICITY INDEX (X)
_2OO _ IMICATES PERCENT PASSING THE NO. 2OO SIEVE
a
a
a
o
o
o
a
a
o
o
a
o
!
3t
aD
lrt E
F o
&
lrl
at
SAIpLE DESCRtpTTOI CLAY, SILTY, SANDY, SANDSToNE CHIPS,
MOIST, BROWN (CL)
34
NORMAL STRESS kef
SAXPLE ilO.I o z tr 3a
SAMPLE LOCATION TFF4 AT 14.5'Tr-r-- 4 AT
14-51
TFF4 AT 14-5t
DRY DEilSITY pcl I O8 to8 lno
PERCENT TOISTUBE 18. s 17 q 17.1
TORTAL STRESSi Kt'2t60 4320 5480
PEAK SHEAR STRENGTH krt 2360 3160 39 10
BESIDUAL SHEA R STRENGTH k.r
JB NO. 9345
DIRECT SHEAR TEST RESULTS
F IG. IO
o
o
a
o
o
o
o
o
lo
lr o
-!o6 o
tu E F
U'
G <4
lrl E o
o
a
68
PBINCIPAL STRESS-KSF
l2
sal.lPt-E
t€.LOCAT I cr.l
(FT
'
MC I STI,RE
CO{TENT
(l)
ORY
OENS t TY
COIG I NIT{G
PRESSI-R€
(PSF)
OEVI ATM
STRESS
(PSF'
su
(PSFI
T|-F4 AT 14.5- 15. O l7.l I t4 2160 6280 314 0
?Tff 4 AT 19.5-20. O t5.?I l4 3l ?o 3l 80 t 590
3 TFF 4 AT 25. O-25.5 ll2 4320 z49O t240
TFF4 AT 19.O-t9.5 t6. ?I l5 4 320 6?90 It40
TFF4 AT ?4.O-2...5 t6.6 I to 5760 54 70 2740
4
\..
\5 {y /\
\\
o JG NO. 9345
TRIAXIAL TEST RESULTS
lo
FIG. I I
tra-6lta aotr rlr air I
or^rt?Er oF ,ltlrcLt ri rl
a
o
o
o
o
o
a
o
o
o
o
o
a
F
I
I
o a
c
o ll a
!
F t
.'-
3
t !a a t
ts a I t |.a
cRAvEL 38 7o saNo lO % stLr ANo cLAy 52 . %
LfeutD LlMrr 22 7o PLA9TICITY tNoEx 4 lo
SAMPLE OF CLAY, SANDY, SANDSTONEF ROM TT+- I AT 19 FEET
FRAGMENTS (CL)
ollY |trrttEl io lt|-? tB-tul?lgl
al
E o h c"rvt,- 21 7o aaHo 55 7o stLT aND cLA.7
LtOulD LtMtt 23 lO FLAltTlCltY lxoEx 5
sAriPLE OF SAI\D, SILTY, GRAVFI I Y FROM TTI- 1 AT
(sr4)
GRAOATION TEST RESULTS
24%
lo
36 FEET
aoal ttl atl In
orllt?tt o? tltttctt rt
JB NtO. 9345 FtG. r3
o
t -
i
a
o t
o
a
a
o
o
o
o
o
o
o
o
t'
=a
!
:
o a
a
t !a a t
F !..t
1
cRAvEL 20 To s.eNo
LreutD LrMrr NL To
SAMPLE or SAIS. SILW'
(sM)
62 To stLr ANo cLAY 18 To
PLlsrrcrrY tNoEx Np 7o
GRAVELLY FRoM Tl-F 2 AT 6 FEET
S
E I oRAvEL TO cANo
LrourD LtMrr olo
3AMPLE OF
% sr Lr AND cLAY
PLAs7!CITY IXOEX
F ROM
TEST RESULTS
%
tra-atra aolt ir art | 3t
Drlt:tct or LI Ii II LLTXE TT' 8
cllY arlrtt€t no a|.t lrct-rrrtttol
aora a: arl r:
Ol/alalCl Oa 2AltIllC ll tl
JGI NO. 9345
GRAOATION
FIG. 14
td
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F
J
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(90 zow H (\l > ^q UN U).Frv <oo o.z
\o N (o \'N @ o N U)s o l
.D F
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G,lr,
F -x ;83 j=-s U)9 !o m l
clF
3iE
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F N m N m N J z N N t\N N N l
E a>tE-gf;s
ko 2
s o {f N @ o o N F o N o o N o o o l
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CTL/THOMPSON, INC.
CONSULTING GEOTECHNICAL AND MATERIALS ENGINEERS
GEOTECHNICAL EVALUATION
HIGHLAND PARK
FILING NO. 1
Prepared For:
Calcon Constructors, Inc.
705 West Dartrputh Avenue
Englewood, Colorado 80110
Job No. 9345
I97I W€ST I2TH AVENUE
Septernber 6, 1983
DENVER. COLORADO aO204 . (303) A250777
TABLE OF CONTENTS
SCOPE
SUMMARY Or CONCIUStoNs
SITE CONDITIONS
PREVIOUS INVESTIGATIONS
INVESTIGATION
SUBSURFACE CONDITIONS
LABORATORY ANALYSES
SLOPE AI\ALYSES
RECOMMENDATIONS
LIMITATIONS
FIG. 1 - LOCATION OF EXPLORATORY BORINGS AND CROSS-SECTIONS
FIG. 2 - STABILITY AI\IALYSIS SECTION A
FIG. 3 - STABILITY ANALYSIS SECTION B
FIG. 4 - STABILITY ANALYSIS SECTION C
FIG. 5 - STABILITY ANALYSIS SECTION D
FIG. 6 . STABILITY ANALYSIS SECTION E
FIG. 7 - STABILITY ANALYSIS SECTION F
FIG. 8 - STABILITY ANALYSIS SECTION G
FIG. 9 - LOGS OF EXPLORATORY BORINGS
FIG. 10 . DIRECT SHEAR TEST RESULTS
FIG. 11 - TRIAXIAL TEST RESULTS
FIG. 12 - RESULTS OF CONSOLIDATED-UNDRAINED TRIAXIAL TEST
t
2
3
4
5
6
8
10
74
15
I,'ITH PORE PRESSURE MEASUREMENTS
TAELE 0F CoNTENTS (CoNT,D)
I FIGS 13 AND 14 - GRAOATION TEST RESULTS
TABLE I - SUMMRY OF LABORATORY TEST RESULTS
i
SCOPE
At the request of carcon construction, Lots I through Lz of
Highland Park, Fil'ing No. 1 in vail, colorado were reviewed to address
concerns of calcon constructors and the va.il Building Department
regarding potential unstable conditions at the sites. Highland park,
Filing No. 1 is a re-subdivision of Lots 32 and 34 through 42 of
Highland Meadows. The original subdivision was platted under the
jurisdiction of Eagle county and subsequently annexed into the town of
vai'1 . Numerous slope related problems have occurred near the site of
this investigation and previous studies of this site have identified
areas as either active landslides or topographic features which were the
result of previous landslide movements. The primary purpose of this
investigation was to eva'luate the overa'l 'l stability of the hills.ide
supporting the structures. The report includes a description of
conditions that existed on-site at the time of this investigation, logs
of soils encountered in borings drilled for this investigation, the
results of laboratory strength tests, a summary and discussion of slope
stability analyses nade using both computer and hand calculation
techniques, our opinions regarding the overa'll stability of the site,
recorrnendations fo|improving stability, and conrnents regarding drainage
around the structures. The foundation recommendations for the
structures were prepared for the original builder by Klug and
Associates. The foundation systems for the structures were designed by
AD&c Group. The structures have been reviewed by the structural
engineer with recomrnendat'ions for remedia'l construction made on
-2-
individual structure basis. This report does not address spec.ific
structure areas. It is primari'ly limited in scope to an analysis of the
stability of the site.
The report was prepared based on physjcal examination of the site,
a review of previous published data by various firms involved in this
site and other near-by sites, the results of field and laboratory
investigations, laboratory testing, and our analyses. A summary of our
conclusions is presented in the paragraphs that follow.
f L,SIJMMARY
1.
OF CONCLUSIONS
Our. borings generally confirm the conditions described in borings - advanced by Linco'ln Devore. The site is leneralfi underlain by an erratic mixture of crays, sirty sands"inJ some gravelly or cobble materia]. The clayi aira siity sands contain fragments of sandstone. All of thd materials-encountereo in the .borings have a reddish-brown co'lor and are ietattvety
mo ist.
Ground water was encountered Jn one boring at a depth of 35 feet.
Analyses of the stability of the hillside indicate that the site is stable for dry ionditions. These inlGe! ln?icate that_sliding could occur if a hjgh water table is-attoweo to deve I op .
l'le recormend construction of subsurface interceptor drain
lJstem above the site. A similar recorrnendation hai been made in previous reports.
l.le recorrnend elimination of the small decorative walls to improve .drainage and reduce the risk of channeling su"face Ttows lnto the structures.
2.
3.
4.
5.
-3-
SITE CONDITIONS
Highland Park is located near the west end of the vail Development
area. This site is a hillside facing to the northeast which slopes down
to Gore creek at approximately 3:1 to 4:1 (horizontal to vertical)
slopes. Highland Park is located south of Interstate 70 near the west
vail exit. The site can be reached by traveling in an easterly
direction along Gore creek Drive to Alpine Drive ihence to vermont
Road. Vermont Road ends in a cul-de-sac in the Highland park
subdivision. At the time of this investigation, six structures had been
constructed in approximately tlre ]ocations indicated on Fig. l. The
structures are two and three level, wood-frame buildings with stucco
exteriors. Detached garages are located inmediately off of vernont Road
with a steep slope down from street 'level to the structures. The
structures are generally stepped into the side of the hill, however,
cuts up to 10 to 1'2 feet were required during the original
construction. At the time of our field investigation, ca'lcon
construction was in the process of finishing the buildings. gui'ldings
were in various stages of final finjsh with some structures complete
through finished carpentry and painting while others were at the drywall
s tag e.
The buildings apparenily are constructed on spread footings
designed in accordance with a series of reports prepared by Klug and
Associates. These reports were prepared for suntech Builders and
apparently consisted of a series of 15 to 20 feet deep borings. No
laboratory testing was submitted with these reports.
-4-
PREVIOUS INVESTIGATIONS
Highland Park, F'iling No. 1is located in an area which was
investigated on a preliminary basis by this firm in 1973. At that time,
the property. was known as Vail westridge. The particular area that
inc'luded Highland Park was identified as Block 5. In the study made in
1973, Block 5 was identified as a high risk area from a slope stabi'lity
viewpoint. The site was subsequently developed in the late 1970's and
subject of many geologic and soils engineering studies. gecause of
problems that have occurred in the surrounding areas, the Highland
Meadows and vail village l.Jest subdivisions were revieh,ed and all of the
avai]able data surrnarized in a report prepared by claycomb Engineering
dated August 17, 1982. This particular report was available for our
review as we'l 'l as letter reports from Klug and Associates and
infornation from the original study contained in our fi]es, Almost all
of the indjviduals who have studied this particular area have identified
landslide scarps and features which resemble landslides within the area
of developnent. H'ighland Park is a re-subdivision of Highland Meadows,
Lots 32, 34 through 42. The mapping in the most recent reports
indicates landslide activity on Lots 31 and 33 with a possible landslide
on Lots 39 and 40 and zone of soil creep on Lots 3g and 39. The soil
creep zone identified in the c'laycornb report apparent]y was located in
the vicin'ity of Lots 11 and 12 of the re-subdivision. The landslide
zone appears to be located between Lots 10 and 11. of the re-subdivided
area. Most of the structures appear to be located in areas not mapped
either as landslide or soil creep zones with the except.ion of the
western most structure.
-5-
INVESTIGATION
Because of the comp'lex nature of the site and previous history of
stability problems in the near by areas, our analytical approach was
modified wtren compared with an investigation of a single site for
construction. Initially, an effort was made to obtain as much
topographic information as .possible in the area before construction
started. This was established through architectural site plans prepared
for the original constructjon. In add.ition to the architectural plans,
structural drawings, reports by Klug and Associates, and reports by
c'laycomb and LincoJn Oevore ',rere obtained and reviewed. Build.ing areas
and the portions of the site surrounding the building area were visited
by Mr. Thompson of our firm to check for signs of movement or imminent
slope instability. soils underlying the site were judged on a
pre'l iminary basis from the conditions exposed in road cuts, conditions
reported by Klug and Associates, and the data developed during the
preliminary study of. 1973. }Jith this information, a series of
preliminary stability analyses were made using cross-sections taken from
the architectural topography and estimated strength parameters. This
was fol'lowed by a field exploration which included dril'ling and sarnpling
of 4 exploratory borings. The borings were extensively sampled using
both the california drive type sampler and 3-inch diameter thin walled
shelby tubes. samples from the field exploration were tested in the
Iaboratory to evaluate parameters for stability analyses. Laboratory
testing included unconfined compression, direct shear, unconsolidated-
undrained triaxial shear tests, and consolidated-undrained triaxial
-6-
shear tests on saturated samples. Based on the laboratory shear tests,
a direct supplerentary analysis of the rnre critical sections determined
from the previous preliminary analyses was made to Judge the overall
stability of- the slope.
SUBSURFACE CONDITIONS
As indicated previously, initially the layers underlying the site
were estimated using data from the previous reports. None of the
previous investigators had obtained good quality samples for laboratory
shear strength tests.Four borings were dri I led for thjs
investigation. The purpose of these borings was to confirm the
estimated conditions for correlation with previous work and to obtain
high quality samples for laboratory tests. Two types of sampling
devices were used. The borings were sampled at frequent interva.ls with
a 2-7/2 inch diameter ca]ifornia drive type sarnpler. This sampJer has
an inside diameter of 2 inches and contains thin brass tubes which are
used to protect the sarnples during transportation to the laboratory.
The sample barrel is driven into the ground using a 140 pound drop
weight. The sample obtained is considered to be disturbed because of
the ratio of the wall thickness of the samp'le barrel to the inside
diameter of the barrel. This sampling barrel is refe'ed to as a
california sarnpler and is used extensjvely in this area to obtain
samples of stiff clays. The samples are reasonably undisturbed and are
suitable for judging the overall strength and obtain.ing specimens for
water content, liquid limit, dry density, and similar tests. we arso
performed unconfined compression tests on these samples, however, we
-7-
believe a more reliable estimate of the strength can be made using a
larger diameter samp'ling device w.ith a thinner wa]l. The second type of
sampling procedure used was 3-inch diameter thin wall shelby tubes. The
location of the Shelby tube samples is indicated on the Logs of
Exploratory Borings. At each location, the bottom of the boring was
cleaned and the Shelby tube pushed using the hydraulics of the drill
rig- After the shelby had been removed from the hole, the hole was
cleaned and a drive sample taken in . order to obtain a penetration
resistance determination to corre'late with other data developed in the
Iaboratory. Logs of Exploratory Borings (Fig. 9) indicate fierd
penetration resistance tests value ('N,value), location and depth of
sampling and some of the laboratory test results. The shear strength
tests and grain size analyses are presented on Figs. 10 through 14.
Table I presents a surrnary of all laboratory testing.
The conditions encountered 'in the borings were e*atic, as
expected' and were basically similar to conditions described in the
Lincoln Devore report. very little data was available from the original
reports by Klug because the borings were not logged using methods and
descriptions which are common to the industry.
Three of the four borings encountered silty sand fill wtrich was
placed during the construction of roads and other access to thjs site.
This fil'l was generally underlain by an erratic combination of stiff,
silty, ]ow plasticity clays and clayey or silty sands which ranged from
medium dense to very dense. The clays and the sands contain fragments
of sandstone- l'le also encountered cobbles in boring rH-z. The
materials which under'lie the site were probably deposited as slope
-8-
debris as a result of landsliding and other processess. They are highly
interlensed and are 1ike1y to vary dramatica'l Iy in short distances both
horizontal]y and vertically. visual examination of the soil in the
Shelby sample tubes indicated an overal I uniform appearance in
moisture. The reported moisture contents on the Logs of Exploratory
Borings vary from approximately 8 percent up to Ig percent. l.|e believe
that the variation in moisture content ref'lects the variation in sand
content jn the various layers.
The large diameter samples obtained with the shelby tubes were
extruded in the laboratory and visually simi'lar samples were selected
for the shear testing. The rennants of the samples were split open for
comparative examination. The so'ils have the appearance of a low plastic
c'lay with fragments up to approximately 1 inch of sandstone. No attempt
was made to push the she'lby tubes in the layers containing gravels and
cobble or the very sandy zones because retrieval of samples in these
zones is not good with this type of sampler.
LABORATORY ANALYSES
As discussed previously, the samples obtained from the borings were
subjected to a number of tests in order to judge the field perfornance
characteristics. Tests performed included water content, dry density,
Atterberg limits, percent passing the No. ZO0 sieve, grain size
analyses, unconfined compressive strengths, triaxial shear strength, and
direct shear strength. Two types of triaxia'l shear tests were
performed. Initially, a series of similar samples were selected and
unconsolidated-undrained triaxail shear tests performed. Results of
-9-
these tests are presented on Fig. 11. These tests were performed at the
natural moisture content. samples were confined at various pressures
and sheared with no drainage a'l lowed. The direct shear test was
performed on a series of similar samples by placing the sample in the
shear box, flooding the samp'le and then shearing to develop the curve
presented on Fig. 10. The direct shear test can be interpreted to
determine the effectjve strength parameters. The samples tested in
direct shear indicated an effective cohesion of 1600 psf and an
effective friction angle of zo degrees. The results of the
unconsolidated-undrained test are norma'l ly used to make a total stress
analysis- Usually these analyses are made assuming 0 equals zero and
the cohesion intercept is determined from the diaqrams presented on Fig.
11. In order to model conditions that might occur during complete
saturation of the slope, a staged triaxia'l shear test was made using one
sample from boring TH-4. In the stage test, the sample was initially
saturated using back pressure saturation methods. when saturation had
been ach'ieved, the sample was sheared after consolidation under the
confinjng pressure. The resu'lts of this test are presented on Fig.
L2. The indicated effective friction angle is zz degrees and the
effective cohesion is indicated to be 650 psf. An a'lternative
interpretation of the Mohr's diagram indicates an effective angle of
friction of 19 degrees and an effective cohesion of 1,000 psf for the
same test.
The results of various laboratory tests along with the strength
tests are presented in Table I. Atterberg limits generally indicate a
low plasticity clay. some of the samples tested fall in the range of
:-r.'$*.
b
-10-
CL-ML wtrich is a combined classifjcation indicating a border'l ine silt
and clay. The gradation analyses on some of the sandier materials at
depth indicated 10 to 20 percent passing the No. 2A0 sjeve with
occasjonal layers containing considerably rrore fines.
SLOPE ANALYSES
In our opinion, the most critical aspect of this project was to
evaluate the overall stab'i lity of the site. If problems occur in the
future with minor settlement of foundations, settlement of backfill
soi1s, localized wet areas, and other conmon problems, there are
solutions which can be applied on a case-by-case basis. However, if the
overa'll stability of the hillside is inadequate, the structures could be
endangeredbygrossrnovementsoftheground.Landslidinghasapparently
occurred in this area in the past, slopes are fairly steep, and there is
a history of slope rpvement in the area east of this site. To assess
the stability of the slope, mathematical ana'lyses are used to form a
basis for judgment. In order to perform "stability analyses", a number
of simplifying assumptions must be made. It is norma'l ly assumed that
the soi'l within the slope can be modeled with one or more layers with
given strength parameters. The so'ils strength is assumed to function
according to the Mohr-Columb theory and is represented by an angle of
internal frictjon 0 and a property described as cohesion. It is
necessary to determine the shape of the slope, the location of any
ground water tab'le, and any unusual loads, deep excavations, or simi'lar
changes in the s1ope. Assigning the appropriate values for the strength
of varjous soils within the slope is probably the most difficult task in
-11 -
performing the slope analyses. Additional]y, it is necessary to assign
locations for the water table because rnst slope failures are associated
with increases in the water leve]s.
There are numerous mathematical procedures available for computing
the factor oi safety when the physical characteristics of the slope have
been established. The mathematical approaches vary from simple slope
circle type analyses to comprex procedures such as spencer's method or
the Morgenstern and Price method. published studies by wright and
others indicate that the simplified B.ishop method of slope analysis
tends to underestimate the factor of safety approximailey L5 percent
when compared with the more refined procedures such as spencer's
method. For this site, the simplified Bishop procedure was selected as
a method of analysis. The analysis was made using a circre search
procedure and a computer to do the searches for each cross-section. The
critical circle was located by allowing the computer to search through
various possible locations unt'il a low value of the factor of safety was
determined for a given set of strength parameters. strength parameters
were then changed and additiona] searches were performed. The factor of
safety is computed by comparing the forces tending to resist movement
d'ivided by the forces tending to cause rnvement. At a factor of safety
of 1, the slope is at imm'inent fai'lure. Figures 2 through g present the
results of circular searches and the critica'l circ'le'locations at each
cross-section. The strength was varied from g equals 20 degrees to fl
equals 32.5 degrees. The cohesion was varied from c=250 psf to c=500
psf. In addition, each slope was ana'lyzed assuming no water table to
compute a factor of safety at the dry or moist condition. Then a water
-12-
table was assumed parallel to the ground surface located about 5 feet
below the ground surface. we believe this condition models the worst
possib'le condition that could occur during the spring runoff. The
factor of safety for wet conditions is reported on each of the sumnary
tab les.
Most manuals of practice recormend a minimum factor of safety of
1.5 for design purposes where there is reasonable definition of the soil
conditions and confidence in the strength parameters. A factor of
safety of 1-2 or 1.3 is usuaily acceptable for earthquake anarysis. No
earthquake analysis was included in this study. The ]ocation of cross-
sections is shown on Fig. 1. The results of the stabil.ity analyses on
each cross-section is presented on Figs. 2 through g. Relatively 1ow
factors of safety were carcurated at analysis section c, D, E and G.
The analysis at section G indicates fai'lure for dry conditions for 0
equals 20 degrees and c=250. The slope is stabre for dry conditions,
therefore, the actuar avai'rabre strength must exceed the assumed
values. From this we can assume the field condition at least exceeds c
of 250 psf and Q ot 20 degrees. At section G an indicated factor of
safety of 1.57 dry and 1.32 wet was ca'lculated for g equals 27.5 degrees
and c=500 psf- This combination of strength factors is probabry
realistic for the srope as it presentry exists. Although sectfon G
contains a steep slope, we do not believe it is the critical slope for
this investigation. l.|e believe the more critical areas are along lines
c and D which are in the central portion of the site and located below
an area that was previously mapped as an existing landsride. The
stability analyses in sections c and D indicate a factor of safety of
-13-
approximately 1.4 for dry conditions assuming C=250 psf and A of ZO
degrees. The wet factor of safety is approximately 1 for these assumed
strength conditions. The laboratory shear strength test results
indjcate a cohesion of up to 1600 psf and g of 22 degrees which would
indicate there is more strength available than the towest value used in
the circular search analyses. Using the lowest measured value of
cohesion of 650 psf will drastically increase the factor of safety. As
apparent fron the examination of values in the table, an increase from
254 to 500 psf in c increases the factor of safety approximatety 20
percent to a va'lue above 1.5. Increasing the va'lue of 0 Z degrees wou.ld
increase the computed factor of safety an additional 1l t percent. For
the critical section at section D, a 30 percent increase in strength for
the lowest computed value of factor of safety would indicate a factor of
safety of approximately 1.8 for dry conditions and a factor of safety of
approximately 1.2 for the assumed water table condit.ions near the
surface of the slope. At section c, a corresponding increase in the
factor of safety could be calculated based on the laboratory test
results. The actua'l stability analyses were performed with a range of
values in order to deternine the variation in the computed factor of
safety with changes of the strength parameters and with changes in the
water table conditions. These in turn were compared with the actual
laboratory strength varues. Based on this procedure, it appears there
is an adequate margin of safety in the slopes for the dry condition. |,le
estimate, based on our analyses, that the actuar factor of safety in the
field ranges from 1.5 to 2.0 for the dry condition. The actual factor
of safety for the lret condition may be as low as 1.2 for the overa.l I
slope and near 1
steepened areas.
maintain as dry
stability at this
-14-
for some of the cutbanks
/-'.
Th is analys is ind icates
cond jtion as poss ible in
site.
and other localized over-
that it is imperative to
order to have lonq-term
RECOMMENDATIONS
As indicated jn the previous sectjon regarding ,'Stabil.ity Ana'lyses"
it is our opinion that it is absolutely imperative to maintain dry
conditions around these structures if long-term stability is to be
achieved. It is our opinion that the subsurface drains recorrnended in
previous reports by our firm, and in the report prepared by Claycomb is
necessary to intercept f'low be'low the surface before it gets to th.is
site. It'is my understanding that the recommended dra'in system is not
'in existence. A joint effort should be made by the developers of
High'land Meadows to protect the sites with subsurface drainage. It is
my opinion, that this drain system will have to be 10 to L5 feet in
depth in order to be effectjve. By intercepting subsurface flow well
above the site, and directing surface flow away from the structures,
risk of saturation of the supporting soils can be reduced.
As we d'iscussed wjth you verba'l ly, we do not reconrnend construction
of a proposed ice rink to the west of the 2 upper structures. Th'is
recreation facility would be a nice amenity, however, it would serve as
an area to load water into the s'lope during the winter season and would
add to the problems during the thaw period. I have also previously
commented on the numerous small retaining walls or privacy walls around
these structures. It is my recommendation that this phase of the
I
-t5-
arch'itectural design be reviewed and, if possible, revised. It appears
that water wil'l be trapped and concentrated by these decorative wa.lJs.
If at al'l possibre, simpre randscaping around these structures which
provides for positive runoff should be accomplished. As construction
plans ,* p""pu""d for development above this site, the plans mr.rst
consider the irnpact on the lower sites. water should not be directed
off of the upper area into this site. It appears there is a storm drain
system and this can be accomplished without excessive expense.
undercutting of the toe berow Highland park by the streamside
Development could create problems.
while on-site, we observed numerous areas where poorly compacted
backfill had settled and caused problems with driveways and similar
structures. This generally has been co*ected as part of this summer's
construction- Additiona'l problems courd deverop if water builds up on
walls or other conditions are allowed to develop where saturation occurs
in the soils irnrnediately adjacent to the structures. Because of the
critical nature of drainage conditions on this sfte, we recommend that
the homeowners be advised not to change the drainage patterns and
further they should be advised of the necessity of maintaining the
various drainage fac'ilities in a c1ean, working manner after carcon
Construction is off of the site.
LIMITATIONS
This report was prepared based on our knowredge of the conditions
as they exist at the site and as described within the report. If later
studies or additional excavations indicate conditions different from
-16-
those described within the report, we should be notified in order that
an assessment can be made to determine if modifications are necessary.
Some of the terms and methods of anaryses discussed in this report may
not be familiar with various individua'ts reviewing the data because of
the technica'l nature of the project, some additional clarification may
be required. t{e would be happy to meet w.ith you or with representatives
of various public agencies in order to clarify the data presented or
discuss the methods of ana'lysis.
If we can be of further service, please call.
RIJT:g I
(8 copies sent)
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cLtv trlralEl ?o ltL? tta-r|.rtrtcl
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To
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o
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gAMPLE OF SAI\D, SILTY, GRAVELLY FROM
(st4)
AXO CLAY
lNoEx 5
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24%
%
36 FEET
il trtl art ttn
Drrrttcf oF , ltiB!! rt rtL_
JOB NO. 9345
GRADATION TEST RESULTS
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GRADATION TEST
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rreat ( €p- Ip) egiura EolYrAr€
APPLICATION FOR
EONDOffiIUU/TOI,INHOUSE PLAT REV IEl,l
A.NAME OF
MAILING
APPLICANT 7 Nc,,
ADDRESS Ol/
P PHjNET62-/554"
B. NAME OF APPLICANT'S REPRESENTATIVE -L 4c-
MILiNG ADDRESS ? Eaq/e,Ca, (/,J31
t/aAn rlt/ae ko*, rr Ken ;o-1 PH}NEIZS:|2!3
( pri type \/,.t'C. NAME OF PROPERTY
OWNER'S SIGNATURE
MAILING ADDRESS
(tt,:" .:L:_. L/ ,!- SnVlN
PH0NE 370- /ztL
D. LOCATION OF PROPOSAL
Trnrr ZlTrarf;+E -FE{--sUBDIUIiION H/'HLAND FARK FILTNG
PAID rf f/r 3 _
E
F
G.
FEE $100,00
MATERIALS TO BE SUBMITTED
l. Three (3) copie_s, two of which must.be my1 ars of a site map following the
requirements of Section .|7.16.130(C) 1,2,3,4,6,7,9,9,.|0,11, 13 and |4 of
the Subdjvision Regulations.
2.The-ega#townhousep.latsha1]alsoincludeno#Kun,,elevations
and cross-sections as necessary to accurately determine indjvidual air spaces
and/or other ownerships and if the project was built substantial ly the same as the approved plans.
3. A copy of the condominium documents for staff review to assure that there are maintenance provisions included for all commonly owned areas.
APPROVAL PROCESS, REVIEl.l CRITERIA
These can be found in Chapter 17.22 of the Subdivision Regulations.
FILING AND RECORDING
The zoning adminjstrator shall be the fina'l signature required on the p1 at so
that the Department of Conrmunity Deve'lopment will be responsible for promptly
recording the approved plat with the Eagle County C'l erk and Recorder.
H.
WESTERN FEDERAL SAVINGS
700 Severfeenth Street Denver, Colorqdo 80202
Telephonc (303) 370-l2l 2
August 3, 1983
Scrrn of Vail
VaiI, @ 81657
Re: Hi$fard Park tblvnlnEEs
Gentlqnen:
In aonnection with the Application for lbrsnhouse PIat Review, I am enclosing a 6py of the "Protective Oorrenants and Decl-aration for Highlard Park Itnrnlures"for your mnsideration. The original, e><ecuted copy will be substantialry identical to tte enclosed opy and hlitl be reoorded in the Eagle @r:nty real estate records s@n.
IJpon request, r would be happy to furnish a coFy of the reaorded ccn/enants for your files.
Very truly yours,
[-\nNir
\ Jc,-'.['( J. lt\q,^L-.-
David D. Novd.in
Vice President
DD.I/ewf
Hrc
\,vESTERN FEDERAL SAVIN€9 AND LOAN ASSOCIATION OF COLORADO
HOME OFFlcEr 7OO Scv.ntoonth Str6ot, D.nver, Colorado AO2O2. T€l.phona (3Og) 370-121 2
BRAfiCH OFF|CES: AUFOFAi/iALL. CHERRYCREEK . CINDERELLACIIY. EASTDETWER. STAPIETON AIRPORT . LAKESIDE . GREELEY . WESTLAND
I.IORTIGIENN. SOUTHGI.ENN. OENVER TECH CENTEF . ARVADA. BEAAVAIEY. LAJWTA. PUEBLO. LOVELANO. GRAND JUIiICTION . PUEBLO I,TALL
COLORADo SPNINGS.OO$/NTOWN . AURORA COLORADo SPRINGS.CITADEL . BOULDER . FORT COLLINS . UNIVERSITY HILS . LONGMONT
PROTECTIVE COVENANTS AND DECLARATION
FOR IIIGHLAND PARK TOWNHOMES
These Covenants, Declaration2 Conditions and Restric-
tions are made on the date hereinafter set forth by 9lestern
Federal Savings and Loan Association of Colorado.
WITNESSETII:
WHEREAS, Western Federal savlngs and Loan Assoclation
of Colorado (hereinafter referred to as trDeclarantn which tern
shall include its successors and any assignees of Deelarantrs
rights hereunder) ls the owner of that certain real propelty
-loiated ln the Town of Vall, County of Eagle, State of Colorado'
descrlbed on Exhibits A and B attached hereto;
WHEREAS, Declarant intends to construct 12 single-
famlly residentiai hornes on a portion of the property deseribed
on nx-nlUit A and to submit said residentlal hones and the lots on
which they are constructed to the provisions of these Covenantst
Declarati-on, Conditlons and Restrlctions (rCovenantsn) i
WHEREAS' Declarant lntends to convey that portlon of
the property descrlbed ln Exhibit B to the llighland Park Town-
honei eisocLation as a conmon area to be used by the ownerE of
all homes conprising the Project ProPerty and-to have the owners
of such hones bear I share of the costs of naintalning and oper-
ating such conmon areai
No!{ THEREFORE, Declarant does hereby publish and
declare that the foJ.lowing terrns r cov€ldrtts, condlbions, ease-
ments, restrictions, uses, llnltations and obl lgations shall be
deerneil to run with the land, shall be a burden ancl a benef,it to
the DeclaranEr its successors and assigns and any Persons -acquiring or owning an interest ln the reaL Property and ln-
provements described in Exhiblts A and B, their successors or
lssigns and shall not create any servitudes or burdens on any
real. property except that described on Exhibits A and B.
1. Definitions. Unless the conEext shall expressly
provide otherwiiEe]E'F6J.lowing def initions shall applyr
(a) nAssociation" shalL nean Highland Park Town-
homes Assoclation, a Colorado non-profit corporation;
(b) 'Board' shall rnean the Board of Dlrectors of
the Assoclation;
(c) "Comnon Arean or rCommon Areasn shall mean and
refer to Ehe real property descrlbed on Exhiblt B atEached
hereto, any real pioplrtf that may be designated as a part of the
Conmon Are-a in any suppfement to Lhese Covenants and any other
real property nof or hlreafter owned by the Assoeiation and all
irnproiern-ents now or hereafter constructed or installed thereon.
(d) nCommon Expensesn shall mean and include
expenses Of adninistratiOn and managernentr- nalntenance, repair or
replacenent of the Comnon Area, and Lots, but with respect to_
f,ois shall include only those items of naintenance, repair and
replacernent for which Lhe Assoclation is responslble under the
provisions of Paragraph 9(b) of Ehese Covenantsi
(e) "DrLveway" shall mean those portions of the
Property that are paved and that provl.de vehicular ingress and
egress to the Lots or to the Comnon Area, but are not designated for pubJ.ic usei
(f) nDuplex" shall mean an entlre structure com-prlslng two Homes and shall include the Garages that are a part
of such Honesi
(g) rFirst Mortgageeo shall mean the holder of a
first deed of trust or flrst mortgage (collectively referred to
as nFirst MorEgagen) encumbering a Lot;
(h) lGaragen shall mean the conpletely enclosed
structure located on a Lot whlch is deslgned for storing one or
more automoblles;
(f) nHomes shaLl mean the structure (lncluding the
Garage and including flxtures) constructed by the Declarant (in-
cluding repLacement thereof) on a parcel of real Property deslg-
nated as a lot on the flnal Plat for HighJ.and Park Townhonesi,
(j) nl,otn shall mean and refer to a parcel of real
property deslgnated as a Lot on the flnal PIat for Highland Park
Townhomesr 6nd all irnprovements construeted thereoni
(k) noirnern meanE a person, flrm, corporatlont partnership, assoclatlon' or other legal entlty or any com-
bination thereof ownlng one or more Lotsi
(f) nParty Wall" shall nean and refer to the entire wall fron front to rear, all or a portion of whlch ie used for support or firewaLl protectlon between each adjoinlng Fome.
sltuated or intended to be situated on the boundary line between
ad jolning Iots;
(m) nProperty" shalL nean and refer to the real
property located ln the Town of ValLr County of Eagle, Colorado
descrlbed on Exhibits A and B heretot
(n) "Rulesr shall mean the Rules and Regulations
adopted by the Board as amended from tlme to tlme.
2. Property Subject to Covenants. Declarant expressly
intends to ana enants does herebY
subject the Property to the provisions of these Covenants.
3. Co . All easements,restrictions, charges, rights;
beneflts, burdens, and privileges which are granted, created'
reserved, or declared by these Protectlve Covenants shall be
deemed to be covenants appurtenant to and runnlng with the land
and shall be binding upon any [Erson havlng an interest or a
stake in bhe Property and their respectlve heirsr auccessoree
representatives and assigns. Reference in any deed of convey-
ance, lease, mortgager deed of trust or any other instrument to a Lot, shaLl be deened to affect that Lot, together with the Fone
constructed thereon, all rlghts of ownershtp of such Lot and all
Lirnitations on such ownershlp as described in these Covenants.
4. Title. A lot may be held and owned by more than
one person in EfrT real property tenaney relatlonship recognlzed
under the laws of the State of Colorado.
-2-
Restrictions 5.on Use.
(a) A11 Lots shall be used and occupied prlnci-
pally for resld.iltt"i purPoses by the ownerr by the ownerrs
;;;iiy or by the Owneris luesrs ind tenants; provlded that one
tt"..-irffiee-will n"--p"tt"itted in each Hone if the same conplies
;rt; th; iorr""i"gi 'iil no chatrels, goods, wares, or nerchan-
dise shall be corni.tciaity created, displayedr.exchangedr stored
"r-""ia,-tZl th;-;iiiag irrart be operated-entirely withln the
ff"^.-iO"t'ttot rltttln the Garage), (3) the of f ice shall be
operated fy a peison whose principal residence -is in the Home'
iit--i[;re'snair be no more than one person :1?l"I9d bv.or. -
associated wit,h ure otrice who does n-ot naintaln his prlneipal
iesiaence in the Home (5) there shall be no separate entranee to
the office from tiie o"iside of the Horne (6) the offlce shall not
urilize rnore thai- SOO-Jquire feet of floor area (7) the offlce
shall not create any exdernal evidence of the operation of an
office and (8) tt.ie shall be no signs- used. in-connection wlth
theofficeexceptsuchsigns(ifany)thattheBoardmayapprove i1 writing. In additlon, Declarant' his enployees' represen-
latives, agents and contractors may ma_intain business and saLes
offices, consrru;li""-iacillttes, ftodel units, and such other
i""ffities on the Property and Conmon Area and shall have an
;;;il;i-and right of- access over and across the conmon Areas for
said purpose.
(b) Al 1 use and occupancy,of the.Lote andl the
Conmon Areas snait 6.-got"t"ed by t-he nules of the AeeocLation.
tne U""ra, on behalf oi tfre Association, tnay promulgate and
"niota. the rules governing the use, maintenance, and appearance
of the Comrnon Areas.
(c) Nothing shall be done within the Lots and the
Conunon Areas rnniln would 6e in violation of any statute, rule,
oii'in"r,.", regurilion, permit or vaI idly inposed requlrement of
any governmental bodY.
(d) No noxlous or offenslve activity shall be
carried on uPon the Comnon Areast uPon a Lot or in a Hone'
(e) No animals of any kind, excePt household Petst
shal1 be raised, bred or kept on the common Areas or on a Lot.
it.-a""o.iation r.V-fi*it t^he nunber of household.pets which may
be kept on a r,otl-'oogs shall be leashed at all tirnes when on the
Common Areas und-e.-tr"petts owner shall confine its Pet for ex-.
cretions to his own LoL or to such part of the_conmon Areas as is
aestgrrated for such purpose. No owner shall al Low animal excre-
iid"Eo accumufaie oi his Lot. Pets constituting a nuisance may
u"-i"qoired to re-conrtned to the oldnerrs Lot by the Board.
(f) Unsightly objects or materials shall not be
placed upon the exterioi poittons of a Lot, or upon the co_runon
Areas. No Part of the f-,oi or the Conmon Areas tnay !e used as a
li"rpi"g grolnd for garbage, trash or other yraste and the same
;ilii 6e-dispos.a-oi-i" i sanitary tnanner. All eguiprnent for.the
"[ot"g" or aisposal of garbager -tiash or waste shall be kept in a
;i;;-ana saniiuiy-"onaiiion. Garbage, trash.or vtast,e shall be
;i;;;";J of in sulh a rnanner as may 5e established by the.Associ-
itt-on, and the 6"iti"g of garbage, trash-or waste in outside
in"i"!r.t"rs, uaiuecu6 pit6 or [n6 like is prohlbited. The
associatlon shall have the right to enter uPon a Lot to remove
"nV-i.iu"e pilei oi-"itr"t unsightly objects and maLerials at the
-3-
expenae of the Owner, following due notlce to such Owner and the
failure to the Owner to conply with thls Paragraph. Such entry
shall not be deemed a tresPass.
(g) No vehlcLes shalt be parked on the Property
except in earages or the paved portions of a Lot deslglated -for such purpose. No maintenince of vehicles shall be performed on_
the ProperEy except in a Garage, and no vehicles shall be placed
on jackstands or blocks outside of a Garage except on a tempo-
rar! basis for emergency repair. The board may Pass RuLes
furiher liniting where vehiches may be parked and the tyPes of
vehlcles permitfed to be parked outside of a Garage. No items of
any kind inaft be ptaced 6r stored in a Driveway. In no event
will the Owner of i f.ot be permitted to park vehlcLes on portlons
of a Driveway lying outside the physical boundaries of his Lot.
(h) The renoval' of trees, shrubs' or other im-
provements from the Connon Area sha1l be prohibited wlthout the '"rpr""r wrltten approval of the Board. No person shall pernlt
waier !o be introduced or placed into or on the soil anywhere
within the Comnon Areas without the express written approval of
the Board.
(i) No Home or Lot may be partitioned or subdl-
vided without the prior wrltten approval of the Board. No fences
shaLl be pernitted anywhere on the Property except any that nay
be erecte- uy ttre Declarant and replacements thereof. No trees
shall be removed fron a Lot and no exterior strueture, antenna,
or any other exterior addltion or alteration to the Lot shall be
permitted without the prlor written approval of. the Board' pro-
iriaea that DecLarant shall not be required to obtain approval for
inprovements constructed on the Property; howeverl ln the event
ne-clarent ottns 3 or fewer totsr then prior written approval must
be obtained by the Declarant as provided for in this subpara-
graph.
(j) No repairr Eeconstruction or repainting of the
exterior portio; of the lmprovements on a Lot ehall be permitted
without t-he approval of the goard, provlded that such prior ap-
proval shall -not Ue necessary lf the effect of sueh rePair'
iepainting or reconstruction is to restore the Lot to the appear-
an-ce (inciuding paint color) whlch it had at the tlme of its con-
veyance from the-Declarant to the originat owner.with such
chinges as have previously been approved in writing by the Board.
(k) No signs shall be placed on the Property
except with the prlor written approval of the Board, subject to
ttre iigtrts of Declarant set forth in paragraph 31.
6. Termlnatlon of Mechanicrs !i9n Blghts. atd r?d9n-
nification. lg ished and lncor-
poraTffi' a tot with the consent or at the request of the Owner
thereof or his agent or hls contractor or subcontractor shall be
the basis for filing a lien against the Lot or llome of any other
owner not exPressly consenting to or requesting the same or
against the bonrnon Areas. Each Owner shall indennlfy and hold
hlrmLess each of the other Owners and the AssoclaEion from and
against all liability arising from the cLain or any construction
ptrformed or for labor, maEerial , services or other products
incorporated in or otherwlse attributable to bhe Ovtnerrs Lot.
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7.Easements.
(a) Subject to the provisions of subparagraph (b)r
every owner of a tot shall have a right and easenent of use and
enjoyment in and to the Common Areas. Such rlght and easement of
enjoyment shall lnclude the right to non-exclusive uee of the
Common Area by the Owners, their faniliesr guestgr tenantsr and
invitees, subject to the Rules promuLgated by the Association.
(b) The right and easement of enjoyment created
hereby shal.l be subject to the rlght of the Board to publish
reasonable Rules and Regulations governing the use of the Conmon
Areas.
(c) There is hereby created a blanket easement
upon, acrossr over and under alL of the Conmon Areas and the Lots
for installation, replacement, rePalr and maintenanee of all
utilities, including but not lirnited to raterl sewerr 9€lse tele-
phone and electricity and upon the Connon Areas for pedestrian
ingress and egress and for vehicular engress and egress. An
easenent is further granted to all pollcer fire protectlon and
ambulance personnel and all similar persons to enter upon the
Common Arear Lots and Homes in performance of their lawful
duties. An easement ls further granted to the Assoclation (or
its designated representatives) to enter in, onto, abover acrosst
or under the Cornmbn Arear any Lot or Home to perform the dutles
of nalntenance, repair and replacement with respect to any L,ot,
the common Areasr or any utilitles Lying thereln or thereunder.
(d) Each Owner shall have an easenent for vehleu-
lar lngress and eftress, maintenance, repaLrr and replacenent of
the Driveray providing access to hls Lot across any other Lots on
which such Driveway is located. An easenent is further granted
to the Associatlon across al I Lots for the use, naintenance,
repair and replacement of the Driveways.
(e) Each owner shall have a non-exclusive eaEement
in and over adjacent Lots and Conrnon Area for horizontal and
laLeral support of such ownerrs Hone.
(f) The Association, through lts duly authorlzed
agent, shall have the rlght, in case of any emergency originating
in or threatenlng a Home to enter such Home or Lot or any other
Home or Lot which ls necessary, such entry to be perrnitted lm-
nediately lrithout prior reguest.
(S) The easements and rlghts herein created for an
Owner shall be deemed appurtenant to the Lot that the Owner and
all conveyances and instruments affeeting title to a Lot shall be
deemed to grant and reserve the easernents provided herein as
though fully set forbh in said doeumenb.
(h) If any portlon of the Common Area now or here-
after encroaches upon a tot, a valid easement for the encroach-
tnent and for the malntenance of the same so long as it stands
shall and does exist. If any portion of a Home now or hereafter
encroaches upon the Conmon Area or an adjacent Lotr a valid eaEre-
ment for the encroachnent and for the naintenance of the same so
long as it stands shatl and does exist. If any portlon of a
Driveway lies outside lts boundaries shown on the flnal. plat for
Highland Park Townhomes, a valici easement for the encroachment
and for the maintenance of the same so long as it remains shalL
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and does exist. For title and other Purposesr such encroachnents
and easements shall not be consldered or determined to be
encumbran- ces either on the Common Area or the L'ots.
Encroachrnents refer- red to hereln include eithout linitation
encroachnents caused by error in the origlnal construction, by
settling, rising or shift- ing of the earth or by changes in
positioi caused by repair or reconstructlon of any of the
inprovements located on the Property.
8. Maintenance of common Areas. The Assoelatlon shall
provlde ana pa anagement, malntenance,
lepair, repliciment and inprovement of the Conmon Areas. Without
fiiriting tire general.ity of the foregoing and by way of i1lustra-
iion, tie ass6ciation Etratf keep the Conmon Areas ln goodl-, clean,
attractive and sanitary order and repalr; nay arrange to be
furnished to t,he Comrnon Areas waterr sererr electrlCr gas and
other necessary utility servicest shall maintain and replace all
or atty portion of the -Landscaping; shall provide for rubbish
colte-ctioni may remove soowz 1ce or other materials from the
stt..ts, Driveiays, and walkways; shall keep the Property_safe,
attractive and desirabLe, maklng necessary or desirable alter-
ations, additions, betterments or inprovements to or on the
Corunon Areas. Woining herein shall be construetl as waiving any
right of the Assoclation to recover for any _danage or expense
iniurred by ehe Assoclation as the result of the willfuL or
negllgenE action or lack of action by any person.
9. The Malntenance of Homes.
(a) Except as otherwise provided in thie Paragraph
9, each Owner iniff be responsible for the malntenance, repair
and replacement of both the exterior and interlor portlons.of,-hls
Rore ai'td exterior of his Lot. Each Owner shaLl malntaln his llone
and tot in a first-class condition, so that lt does not detract
fron the appearance of the remainder of the Property. - Ptgh -Onner's obiigation hereunder shall include but not be lirnlted to
the following:
(i) Malntenance of landscaping and ground
eover approved by the Board on all portions of the Lot,
(1i) Removal of weeds, debrls, animal excre-
tion, trash, garbage, et cetera, from the Lot,
(iii) RepJ.acement of broken windows,
1iv) Malntenance, repalr and replacemen! o!.
water, sewer, elecirical , and other utilities that serve only hls
Lot from the polnt such utillties enter his Lot or if such
utilities are-ln common with those of other Lots from the point
within his Lot Ehat sueh utillties leave the common line'
(v) Maintenancer rePair and rePlacement of
steps, fences, patios and balconies, roofsr dnd the exterior
surfaces of exterior walls,
(vi) Repainting the exterior portions of the
Home.
(b) The Associatsion shall be responsible for maln-
tenance, repair, and replacement relating to the items enumerated
below on the exterior portions of tots and the costs incurred for
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such maintenance, repaLr and rePlacement shall be a Common
Expense, provided that lhe Board nay- decide to allocate any ex-
p"irses iniurreA on1y to those Lots that were benefitted and may
illocate the assess;ents among the benefitted Lots on an unequal
uasis based on the degree of beneflt as deternlned by the Board:
(t) ltaintenance, repalr and replacemen!-9f
those portions of the waterr sewer, electrical and other utlli-
ties that serve more than one Loti
(ii) Snow removal from, and naintenance,
repair and replacemen! of, the paved surfaces of Driveways.
(c) A11 disputes between the owners in a DupJ'ex
regarding malntenance, repiir, or rep1acement of_ that Duplex
sftaff be-subnitted to the Board (wiehout the partlclpatlon.on the
Board of either Owner involved in the dispute) for resolution'
which resoLution shall be final .
10. Failure of an owner to Maintaln. If an owner fails
to perforn hisin accordance wlth
iif'oi tfre provisiois of these Covenants, th9 Board rnay glve such
Owner writtln Notice of such failure, including in the Notlce the
it,ern or itens which requie maintenance, repair, repl.acement or
removal . The Owner sfritt have ten days after the del lvery of
such Notlce to cornmence the maint€o€ltlc€r repaLrr replacement or
removal. of sucb iterns and to dillgently pursue the same to corn-
pi.tio". rn the event an owner fails to conmence such action 'nttftin the ten day period or fails to dlllgently pursue the saner
Ehe Association miy-provide and pay for the nalntenaneer_repair-,
replacement or rem-ovit of the iteml specified ln the Notice. The
ow-ner shall be liable to the Associatlon for the cost of such
naintenance, repair, replacement or renovalr together with
i'ntete"t on the amount Lxpended by the Assoclation at the rate of
18t per annun (or such other rate provided for ln the Rules or
ay-Liws) and the Association nay levy_ an extraordinary assesament
aiatnst such ownerts Lot to recover the payment thereof. The
aisociation may take any actlon under thls para- graph without
prior wrltten -notlce lf- ln the oplnlon of the Board, such actlon
irust Ue done lnmediately in order to prevent damage to the Lot
lnvolvedr to any other tot or to the Common Areas.
t 1. Party-wal1s.
(a) General Rules of L,aw to APpIy' Each Owner
shall own in fie-si of this Para-
graph a portion of the Party wall lying within_ his Lot and' to
fhe- exteirt not inconsistent with this Paragraph, the general
rules of l.aw regardlng party walls and llability for property
a"r"ge thereto 6naff ipi,fy to each Party Wall. ,Each Owner having
a eaity WaI1 is hereby grlnted mutual reciprocal- easements for
Juppor-t, repair, and lnaintenance of the Party Wall. In the event
an-y-farly W;1.L, originally constructed by Declarant, shall pro-
tr-ude ov-er an adjoining Lot, such structure shall not be deemed
to be an encroac6rnent upon the adjolnlng Lot and no Onner shall
either maintain any action for removal of a Party wall or any
action for any damige because of such protrusion-. In the event
there is such-a prof,rusion, it shall be deerned that said Owner
has granted perpetual easernents to the adjoining owner for con-
tlnuing use, repair and rnaintenance of the Party WalL or such
pioj..[ion.' thl foregoing shall also apply to any.rep1aeement of
bny-party Wall if the"same ls constructed substantlally in con-
fo-rmity witrr original Party wall constructed by DecLarant.
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(b) Damage, Repair and llalntenanee' The cost of
reasonable rePair a WaIl shal1 be
shared equaLly by the onners of the Lots abutting such Party
WaII. If a plrty Waff is destroyed or damaged by fire or other
casualty, such d-estruction or darnage shall not terminate any
;i;hr" 6i tne adjoinlng Owners thereto and the adjoinlng Orners
sfriff restore ib to substantially origlnal. condition and con-
iriUut" equally to the costs of repaii or restoration. Notwith-
standing iny oiner provision of this Paragraph, an Owner who by
;i; i;;-is iantly'sl guestsrl tenantsr or inviteesr) negligent- or
wiLlful act or omisiion causes a Party Wall to be danaged.or des-
ir-yeA shall bear the entlre costs of repairs or-restoration. If
"u.-h orn"r shall fail to do so, then the owner of the adjacent
Lot nay do so at the sole cost and expense of.the owner causlng
such d-amage. The rlghb of any owner Eo contributlon or from any
ott.r Own6r under this Paragraph shaLl be apurtenant to each
Ownerrs Lot and shaLl" pass Lo Lach Ownerrs suecessor ln title.
12. Admlnistration and Management. The administrat,ion
and rnanagelnentffiSTlT6 vested exclusively in
the Assoiiation. An Owner of a Lot, upon beconing an Owner-,
shall be a menber of the Association and shalL renaln a rnember
i"i ir,. period of his ownership. Any purchaser of a Lot shall be
deened to have assented, ratlfiedr dod approved such designa-
tion. The Assoclation irrarr have the following dutles, rights
and powers:
(a) To collect nonthly or periodic assessments
fron the Ownersi to execute and record statements of lien for
deLinquent assessnentsi to collect delinquent assessments by sult
or otherwise; and to collect such other assessments as are
authorized herein.
(b) From funds collected, to provide for mainten-
ance, repair, replacement, improvement, management, lnsurance,
and care-of esso-clation property lncluding the Common Areas, and
I"-pi""iae for insurancel nlintenance, repal.r 1ng replacement of
Homis and such other expenses as are enunerated in these
Covenants.
(c) To lease, acguire and sell real or personal
property and to lmprove same, and to construct inprovements
thereon.
(d) To borron money in furtherance of any lawful
purpose of the Association and to issue such notesr or other
Lvihence of such borrowings as the Board so determines.
(e) To enter into the Homes and upon the Lots when
necessary in connecLion with lts duties set forth in these
Covenants.
(f) To enjoin, or seek danages fronr the Owners
for violation ;f these Covenants, the Articles of Incorporation
or tn. Association, the By-Laws of the Association, and the
Rules.
(S) To enploy workmen and othersi to contract for
services to be perforned, includlng those of a nanager; to pur-
chase supplies lnd egulpnenti to enter lnto contractsi and.gen-
erally t-o- have the p5we-rs of a property manager ln connection
with lhe matters heiein set forlh' excePt that the Association
may not encumber or dispose of the fee title of any orner except
io'satisfy a lien, award or judgnent against such Owner for
-8-
violation of the covenants lmposed by these covenants. The
association shall not enter into any contract or management
aqreement for the furnishing of servlces (other than utility or
i;;;;;y";"i"i"""i, materiar or supprigst tfre. tern of whlch is in
excess of one yeari and further provlded that any contract or
management .gr""."nt-entered tnto (excluding those for utilitles)
Uv t6e association shall be terminable by the_Assoeiation for
;'"r;;-r;;;-6i;;t tsoi-aays wrirten notile and terminatlon with-
out cause upon t inety' ( 90j days written notice vtithout the pay-
ment of a PenaltY or fee.
(h) In its own
suic or otherwiser to Protect loss and darnage.
name or on behalf of all Owners' bY
and defend the Comnon Areas from
(f) To ernploy counselr attorneye and auditors in
eonnection with ]egal maite-rs of the Association and in connec-
tion wlth the prepiration of any financlal statements of the
a""".i"tiorr, ,iricir finaneial stltements shall be available to
o;;;a and iirst ii"iigig..s for lnspection at the Assoclation
office' as hereinafter Provided.
(j) To deposit funds in the hands of tshe Board
which are not n."e"saty ?or inmediate disbursenents in insured
savings accounts of National or State Banks or Savings and Loan
insti[utions earning the standard rate of interest'
(k) To file legal Protest, formal or lnformal wlth
authorlties agalnst-Lne gtanting Ly-authorlties of zonlng ordln-
;;;;;;-i""onings, aPprovils, or varlances concerning Property
withln a reasona6f""pi"*irnily of the ProPerty whlch rnlght affect
ifr" .r"fo. of the Conmon Areas or a significant Portion of the
Project ProPertY.
(1) To adopt Rules ln accordance wlth the By-Laws
for the regulaiion and operation of the Lots and Coruron Areat
including, but not llmltEa to, regulatlons governing the use of
the Lots, and Common Area.
(m) To charge fees for the use of any facilities
situated uPon the Conmon Areas.
(n) To pay all taxes and special assessments
levied against the Cornnon Areas.
(o) To rent' manage and supervise the rental of
Lots at the request of an Owner.
(p) The Association shall have and nay exercise
any right or piivilege given to lt expressly by. these Covenantsr
"i'ov-it" Articles oi rico.poratlon, or reasonabl'y lnplied front
ine-irovisions thereof whiclr may be necessary_or_desirable to
ioififf its duties, obllgations, rights or privileges except as
such rights or privilegei t"y be expressly linlted ln these
Coo.n"ni", or in the A;tlcLes of Incorporation'
l3.MenbershipinAssociation.Thefollowingshallbe entitled t; ne n!
Allownerslnc].udingDeclarantshallautomatically
become Members oi tn. Association. Upon the sale or transfer of
-9-
a IJot by an owner the sellerts or transferor's membersip shall
ternlnale and sha]l be automatically transferred Eo the purchaser
or transferee.
14. votinq Riqhts in Association.
class of Menbe
ltembers shall be all the Owners and shall be
entitled to one vote for each Lot owned. If an Owner Is more
than one person or a corporation or other 1egal entlty, then.one
such person, an officer bf such corporatlon- or a ^representatlve chosei by such entity shall be designated the member with respect
to such iot uy writ.cEn notice delivered to the seeretary of the
Association. rn the absence of such designation' the Board may
designate one such person, offieer or rePresentative as the
votiig Member. When the same person owns more than one Lot such
Onner shall be entitled to one vote on Association nabters for
each Lot owned. So long as Declarant owns 3 or more Lots, said
Declarant shall have the exclusive right to elect the Board of
Directors of the Association provided that such rlght will not
extend beyond three years from the recordlng of these Covenants.
15. CompLiance with Provisions of Covenants and
By-Laws. Each sions of
Effiovenants, the Artlcles of Ineorporationr By-Laws and Rules
of the Association, and the decisions and resolutions of the
Assoclation adopted pursuant thereto as the same may be lawfully
arnended frorn time to time. Failure so to eornply shall be grounds
for an action to recover sums due for damages or lnjunctive
relief, or both, maintainable by the managing agent or Board of
Directors ln the nane of the Assoclation on behalf of the Owners
oEr in a proper case, by an aggrieved Owner-
There shall be one
16. Assessments.
(a) General . Each Owner, by acceptance of a deed,
agrees to pay to thffilatlon assessments or charges estab-
liehed from tlme to tine as herein provided. Such assessmentsr
together with any late charge as nay be determined from time to
Eifre by the Board, interest ab the rate of l8t per annun (or such
other ?ate provided for in the Rules or the By-Laws), the cost of
collection, and attorney's fees shall be charged to the Lots and
shall be a continulng lien upon Lhe Property against whi.ch each
assessment is nade in trre event of delinguency in paynent' sueh
assessment, together with interest, late eharge, court costs, and
reasonabfe at.torneyrs fees also shall be the personal obligation
of the person who was the Ownerr or the persons jointly and
severalJ.y who were the Owners at the tine when the assessment was
made.
The assessments levied by the Assoclation agalnst
the Lots (except Extraordinary Assessnents) shall be used exclu-
slvely for Ehe-conseruction, nanagenent, nalntenance and care Of
the Corunon Areas, maintenanee, repair, and replacement of Lots
that the Association ls responsible for under the provislons of
paragraph 9(b), and for the perfornance of a1l other duties and
obligations incurred by the Associatlon pursuant to these
Covenants, including but not Llmited to: the provision of ser-
vices and facllities related to the use and enjoyment of the
Conmon Areas; the provision of gas, electricity, water and sewage
disposal to the comrnon Areasi the naintenance, repair and re-
plaiement of utilities, paving, lighting, walkways, and other
- l0 -
facllities furnlshed to the comnon Area; provlsions for snow
rernoval , grounds upkeep, sprlnkler systems, landscaplng, garbage
pi.fupr-riter ana iewei' seivice, adninistration exPenaes, working
lapieii, real property taxes and special assessments levied
ag-ainst- the Coinmon areas, rental and acquisitlon of real" or Per-
s6nal propertyi and such expenses as the Aesociatlon' ln its
"pini"ir, "n.fi deternine to be necessary and desirable including
tire establishment and naintenance of a cash reserve and a sinking
fund for all of the foregolng purposes, lncluding but not linited
to an adequate reserve funtl ioi the acguisitionr.construetiont
maintenande, replacement and repair of these portions of the
C;mil; Areas which nust be repliced on a perlodlc basls' to be
charged against the owners as Part of their regular assessment.
(b) Annual Assessnents. Annual assessments may be
made for the purpos@nds for the. normal oper-
atlons of the Asiociatlonl including but not limted to mainten-
;;;;--;"d repalr of the Colnnon Areas and Lots' salarles, costs of
oferating t-he Association, cost of acguiring real .or personal
pi"p"tty", insurance preniuns, management feesr- office costs'
reasonabl-e reserves, amounls necessary to pay deficits or debtet
in-tualng debts incurred in connection wlth or for the purpose_of
iinincini the acqusitlon of real or Personal -property, incurred
bt iil;-Aisociatl6n, water and sewer rents and feesr 9€rs and el-ec-
iii.ity furnished to the Common Area' real estate taxes and other
speciai assessments on the Conmon Areasr and funds for any other
Durpose or purposes of the Assoclatlon, provided for herein '.i.!pt for iapital. improvements with a cost in excess of
$10rb00. the total aipunt of noney required_to be raised by
annual assessments for eaeh fiscal year shall be the amount, as
determined by the Board' necessary to satilfy lfe eosts and ex-
F;;;; or tuirirLing such functions and obligations of the
issociation in such fiscal year, including the paymgnt of
deficlts from prior flscal years, provldlng reasonable reserves,
i.ra providing i reasonable Larry-over reserve for the following
fisci:. year. To determlne the arnount required to_be ralsed by
annual lssessnents for any fiscal year, thg Board shall prePare
an annual budget for such fiscal year showing, in reasonabl'e
J.tiir, the virious matters proposed to be covered by the budgetr
the esiinated costs and expensei which will be payablel the
estimated incone and other funds which will be available in that
fiscal year, and the estlnated total amount of money requlred to
be rais6d by annual assessments to cover such costs and exPenses
."4-i" provide a reasonable reserve. The Board of Directors
shaLl f-urnish a coPy of such budget to any Owner. and, uPon
request, to any fillt Morggagee. Based on such budget, the Board
of -Dlrectors shalL determlne the amount of the annual assessments
for each such fiscal Perlod.
(c) SuPplementary Assessnent. In the event that
the Board shall. det on tine to tine, that
the anount of the annual assessment is not adequate to pay for
the costs and expenses of fulfiling the Associatlonrs obligations
hereunder, one oi to.. suPplementary assessments may be nade for
the purpoie of providing the actditional funds regulred._ To
deteirniire the amount required to be raised by each supplementary
assessrnent, the Board sliall revise the annual budget for-such
fiscal year or Prepare a new budget, a copy of.which shall be
furnishEd to any Owner or on reguest, to any First Mortgagee.
Based on such r6vised or new budget, the Board may make a supple-
mentary assessment against each Lot for such fiscal year.
(d) ExtraordinarY Assessment.
- 11
An ExtraordlnarY
Assessment nay be levied by the Board agalnst a Lot and the owner
to recover the actual amounts expended by the Association with
i""p".t to the folJ.owingr plus an amount to be determlned by the
eoara not to exceed 258 0f the total amount thereof to cover
overhead and administratlve costs of the Association:
(i) Maintenance, repair or replacement-per-
formed by the essociaiion under the-provislons of Paragraph l0r
regardin-g falLure of an orner to maintaln,
(ti) Maintenance, repair or replacenent eaused
or contributed to by ihe negligence, nl'suse or neglect-of-an
O;.;;; his famil.y, -guests, Lenants or invitees or the fallure of
an O"".r to maintaii trts ilome or Lot in accordance wlth the
provisions of the Covenantst
(iii) The Association may al so nake an Extra-
ordinary Assessment against an owner and hls Lot for any other
;;;F;.; provided for in these Covenants or in the Articlesl By-
tans or Rules.
(e) Speclal Assessment. Special assessments may
be made for the iur@unds- for capital. inprove-
ments ln excess ire 3t0r000 and for-any other Assoclation Purpose
for which annuaL assessnents nay not or have not been made.
Whether to nake a special asseslnent and the anount thereof shall
be determined by thL Board; provided that no speclal assessment
.fr.if be valid -unless approvld by a naJority vote of the members
;;;;;tt-ana-votin9, in -Srson 9r by proxy, at any annual neetlng
6f tne members of-ine A-ssociation or at any special meeting
thereof calfed for the purpose of eonsidering sueh speclal
assessment.
(f) Allocatlon of Assessments. A11 annual , sup-
plementary and-spec allocated equally
among bhe tots.
(g) Payment of AsPessments. The annual assees-
men! for eacn unit, @lve (12) equal nonthly-
instal.lnents due on the firsl day of each monthr.unless the Board
shal 1 adopt some other payment schedule' The failure to nake
p.y.""t-ritni.t thirty (SOi aays of Lhe due date thereof shall -"a-ose the fuLl anount of the assessnents for the remainder of the
i."i-t" be irnrnediately due and payable at the election of the
i"iia. Special- and s-upplementary- assessments shalt be payable as
pi""ia.a in ttre resolulions authorizing Ctle same. Extraordtnary 'A"r.rsr.nts shal1 be due upon demand by the Association lhere-
for. All installments of innual , supplementary, special and
extraordinary assessments shall be pald without any setoff or
diminution of anY kind.
(h) For the PurPose of thls Paragraph 16 911yt Declarant shal1 not be deened an owner and shall not be liable
for annual, supplementary, Ext,raordinary or Special Assessmentg.
17. tien for Nonpeynent of Assessnent for Cornmon
Expenses. e11="u^s assesseo aga a
Iffian-such Lot superlor to all other liens and encunbrances
excePt:
(a) Tax and speclal assessment I'iens in favor of
any assessing authoritY; and
-'t2-
(b) A1 1 suns unpaid to any Flret Mortgagee- of
record, including al.l unpaid sums as may be provided for by such
eneumbrances, and including additlonal advances made thereon
prior to Ehe arlsing of such lien-
To evidenee such llen, the Board of Directors or
nanaging agent shall prepare a written notice settig forth the.
"mooit 5f 6ucn unpald-lnbebtedness, the nane of.the Owner of the
Lot and the tot n-umber. such notice shall be slgned by one of
tft" i"ira of Dlrectors or by the nanaglng agent and shall be
recorded ln the Office of e-he Clerk and Recorder of the County of
i;;i;;-Stat" of Colorado. Such lien shall attach from the date
oi-"uin recordlng, and may be enforced by forecJ.osure on the
default,ing Owneris Lot by the Assoclation in like manner as a
lnortgage 6n real propert! and shall encunbei a1 I rents and
iri"ill!-issuing fion- the Lot which lien on rents and proflts_
3tt.ff be suborllnate to the matters described ln subparagraph-s
ia) and (b) above. The Owner ehall also be requlred to pay the-
Association a reasonable rental for the L,ot during the period of
iorectosure, and the Associatlon shall be entitled to a receiver
to collect ttre same. The Association shall have the Power to bid
at the foreclosure sale and to acqulre and holdr lease, mortgate
and convey the Lot.
The anount of any paynent assessed against a Lot
shall be the debt of the owner thereof at the tirne the assesa-
ment is made. Suit to recover a noney judgment for.unpaid
assessments shall be maintainable wilhouL foreelosing or waiving
the lien securing the same.
Any encunbrancer holding a llen on a Lot nay pay
any unpaid asses-sments payable with respect to such Lotr and upon
"u-ctr
ply*ent such encum6r-ancer shall have a lien on such Lot for
in" uir"irnts paid of the same rank as the llen on hls
encunbrances.
18. Liabilitv for Conmon Expeqg-eE-tJpon Transfer or
Encumbrance of a t
ffispeetive nortgagee or grantee of a Lot, and
opir. p"Vieit of a- reaionable fee not to exceed Flfteen DolLars
tbrs.boi, the Association' by its nanaginq agent or Board' shal'l
issue a written statement-selting forth the anount of any unpaid
assessment with respeet to the subject tot, the amount of the
.uri"nt monthly assissment and the date such assessment becomes
aue, ana the ainount of credit for advanced or for prepaid.itens
which statement shall be conclusive upon the Aseociatlon {n favor
of all persons who rely thereupon in good faith.. unl.ess such
reguest for a statemen-t of indebtedness ls complled with within
twdnty (20) days, al1 unpaid assessnents which become due prl.or
to th-e dat6 of-mifing sulh reguest shall be subordinate to the
lnterest of the person naking such reguest.
Mortgagees of Lots which acquire title to the Lot
as a result of obtlining a deed in lieu of forecl.osure and
purchasers of Lots at foreclosure sale foreclosed Pursuant to any 'f.irst Mortgage shall not be liable for any Assessments except
those accriiig during the perlod when such nortgagee or purchaser
is the Owner 6f said-f,ot. The llen for any assessnent shall be
junior and subordinate to any recorded First Mortgage pJ.aced on_ a
i"C i" good faith and for value and perfected by recordlng in the
office of the county cLerk and Recorder of the county of.Ea91e'
c"i"iiao prior to tire time a notice of llen ls recorded ln said
office pursuant to Paragraph 17 hereof.
- 13 -
o
't 9.Insurance.
(a) The Associatlon shall be reguired and enopower-
ed to obtain and malntaln the followlng lnsurance:
(1) Hazard lnsurance coverage upon the Conmon
Areas and the Eomes as hereinafter described;
(ii) Comprehensive public llablilty lnsurance
ln a minimun amount of $1r0001000.00 per slngle occurrencet
Workrnenrs Compensatlon coverage upon enployees, and such other
Liability lnsurance insurlng the Assoclation' the Board, managers
and agenis Ln connection wiltr the Common Areas as the Board so
determines.
(lti) Ftdellty bonds to protect agalnst dls-
honest aets on the part of Association offlcers, directors,
trustees and enployees, and aLl others who handle or are resPon-
sible for handl-ing Assoeiatlon funds. such bonds shall (1) nane
the Association ai a naned insured i Ql be written ln an amount
egual to at least 1508 of the estlmated annual operating expenses
atid rer.r.res unless a lesser percentage is agreed to by 75t of
the owners and all First Mortgagees; (3) contaln walvers of any
defense based upon the exclusion of persons servLng-without con-
pensation from iny definitlon of "employee" or slmilar exPres-'sionl (4) provide that no rnodlficatlon in any eubstantial mannert
or cane"itition shall be had without 30 days prior wrltten notice
to the holders of the First Mortgages on the tots.
( iv) Such other insurance as the Board nay
deen desirable for the benefit of the Owners.
(b) The Board sha1l obtain and maintaln at all
times fire lnsurance and extended coverage insurance pol leies
lssued in an amount of the estlnated repLacement value of the
lmprovements constructed upon the Lots and the Cormon Areas t and
ln-ctuatng all such other risks of a slmilar or dlsslrnilar nature
as are oi sha1l hereafter customarily be covered with respect to
other Duplexes, fLxtures, egulpment at{ personal property_slmilar
ln constluctlon, design and use. The Lnsurance covering loss or
darnage to the Homes shall be carrLed ln blanket polley form
naniig the Assoclation as the lnsured, shall identify the
inter6st of each Owner and sha1l contaln a standard, noncontrlb-
utory mortgagee clause Ln favor of each mortgagee of a tot. The
insuiance tovering loss or damage to the Conmon Areas shall name
the Assoclatlon at the Lnsured. The managing agent or Board
shall, upon request of any First Mortgagee, furnlsh ? copy of the
blanket iollcy-and the separate certlflcate ldentifylng-the
interestl of the mortgagor and mortgagee and of the policy
insuring the lrnprovem6nls to the Comrnon Areas. Each Owner shall
be resp6nsible for insurance on the contents of the Ownerrs Hone
and personal proPertY therein.
(c) A11 pol lcles of insurance rguired to be
carried hereunder shall be lssued by responsible lnsurance
companies authorized to do buslness ln the State of Colorado, and
sfrait provlde that the insurance thereunder shall be lnvalidated
or sus!"trded only ln respect to the Lnterest of any particular
Owner iuifty of i breach-of waranty, actr omisslon, negllgenee or
noncornilianie with any provislon of such pol lcyr- lncluding
payrnen-c of the lnsurance premlun appllcable to- that ownerrs
inleresg, or who perrnits or fails to prevent the happenings of
-'t4-
a
any evenE, whether oCcurrlng befOre Or after a lossr which under
th6 provislons of such pollcy would otherwise lnvalidate or sus-
p."a'ihe entire policyr-but lhe insurance under such policYe ?s -to the interests of all other insured Owners not guil.ty of any_
such act or omission, shal! not be lnvalidated or suspended and
"n"if remain in full force and effect, and shalL further provide
that the policy cannot be cancelled, materially altered or
allowed ti faple except upon ten days prior written notice to
each Owner and Flrst Mortgagee.
(d) The Assoclation and each Owner hereby eaive
and release any and all claims which they. nay have agalnst any
owner, the associatlon, its officers, nembers of the Board' Lts
"rpi"V""" and agents, ihe Declarant and any manager and its res-
p"lti-". enployees or agents, for danage to any portlon of the -nroject erbpeity or th6 improvements or personal . Property _located th"i"on, ca-used- by any casualty, to the extent that such damage
iii-"o""i"a Uv rir6 or any othei fonn of casualty insurance. All
poricies sec-ured by the tssociation under this Paragraph shall -contain waivers of the insuror's rights to suborgat,ion as to any
clairn against the Associatlon, lts Board of Directors' agents,
.rpf"y"6" and all other owners and Condominiun Unit owners and
sniff- further provide that the insuror shall. not be entitled to
contribution.
(e) In the even! of substantlal damage tor or des-
truction of, any part of the comnon Areas or to one or more
n"r."l any ai"tii6ution of lnsurance-proceeds hereunder shall be
rnade Lo the Owners and thelr respective First Mortgagees'- a9-
their interests may appear, and no Owner or other Party shall be
entitled to priority over the holder of a Flrst Mortgage on a Lot
with respect to any such distrlbution; provlded however, that
noining in this paiagrapn shalt be conslrued to deny the AssocLa-
tion tie right to appfy- any such proceeds to repair or replace
danaged poriions of-lne Cornnon Areas or Homes as hereinafter eet
tortfi. tne Association shall notify the approprlate First ]tort-
gagees forthwith whenever damage t,o any Home exceeds $11000 or
lhe aamage to the Connon Areas exceeds $101000.
20.ADDointmentofAttorney-in-Fact.Eachownerbyhis
acceptance of sting i'n nim an
inte-rest in a Lot does irrevocably constitute and appoint the
Association wlth fuJ.1 power of suLtltution as hls true and lawful
uttorn.y in his name, ilace and stead (i) Eo deal with such
interest upon damage to or destruction, obsolescence or
condennation of th6 eroperty and Common Areas as herelnafter
provided, (il) to enter lnto agreements regarding the common
ir""s inifuOfirg but not linited to leasesr rights of way, and
ingress and egless agreements wlth full.PovferT right and author-
izition co execute, lcknowledge and dellver any contract, deedt
proof of loss, release or other instrument affecting the lnterest
6f such owner, and (iii) to take any other action, which the
Association may conslder necessary or advlsable to give-effect to
the provisions-of these Covenants or to perform its duties here-
undei. If requested to do so by the Assoclation or Declarant,
each Owner stritt execuLe and deLiver a wrltten instrunent con-
firning such appointment. The actlon of the Association in set-
tling iny itamall or condemnatlon cLalm shalt be final and binding
on all Owners. No Owner shall have any rlqhts against the
Association or any of its officers or dlrectors with respect
thereto except in ttre case of fraud or gross negilgence.
- 15 -
21.
(a) Except as provided ln subparagraph (b) in the
event of danage to, or destruction ofr inY Duplex or of any im-
provenents constructed upon the Conmon Areas due to fire or ot,her
disaster, such darnage or destructlon shall be promptly repaired
and reconstructed by the Association. The DupJ.ex or other
irnprovenents, when rebullt or repaLred, sha1l be substantially
similar to the design of the originat Duplex or improvements. If
the proceeds of insurance are lnsufficient to effect any repair or reconstructions of the improvements on the Common Areas, the
Assoclation shall levy a speclal. assessment against the Ownere to
pay any deflclency reguired to accornplish the repalr and recon-
struction. If the proceeds of insurance are insufficlent to
effect any repair and reconstruction of a Duplex, the deflciency
shall be shared egually by the Owners of al 1 Hones then subject
to these Covenants and the Associatlon shall levy an Extra-
ordinary Assesstnent agalnst all the Ownere. The Association
shall have authorlty to cause the repair or reconstruction using
all the insurance proceeds for euch PurPose notwlthstanding the
failure of an Owner to Pay a Speclal or Extraordinary Assess-
ment. Notwithstanding the provislons of this Paragraph an Owner
shall be Liable to the Associabion for the entlre cost of spch
repair and reconstruction if the danage to the Duplex of Comnon
Areas was caused or contrlbuted to by the negligent or willful
act or omission of such Owner or his fanily, guestsr tenants or
invitees or the failure of an Owner to malntain hls Bome or [.,ot
in accordance with the provisions of these Covenants.
(b) If destruction or danage is sustained to nore
than sixty pereent (60t) of the replacement value of a Duplex,
(exclusive of foundatlon) and if the Owners rePresenting an a9-
gregate ownership interest of seventy-flve percent (758)' or
more, of the total nunber of Homes then subJect to these Coven-
ants, the Declarant (provided Declarantrs consent shall only be
necessary in the event the Declarant owns more than 3 Lots) and
the First Mortgagees of al L llones ln such Duplex determine not to
rebuild the Duplex, the Lots on which sueh Homes are located
shall be sold by the Assoclation' as attorney-in-fact for the
Owners of such Duplex, subject to the provlsions contained in
these Covenantsr the Plat, the Artieles of Incorporation and the
By-Laws, and the improvements shall be razed and the land
restored to an attractive conditlon as approved by the Board.
Any future improvements constructed on sueh Lots shalL be sub-
stantially sinilar in design to that of the original Duplex or
improvements or such other design as is approved ln writing by
the Board. The insurance settlement proceeds shall be divided by
Lhe Association according to each f,ot Ownerrs interest in the
Dup1ex (as such interests aPPear on the pollcy or policies)'.and
such aivlded proceeds shall be paid into a separate account ln
the name of the Association, and shall be further identlfied by
the .number of the Lot and the nane of the Owner. Frorn each
separate account, the Associationr as attorney-ln-fact, shalI use
and disburse the total amount of each of such fundE' without
contribution from one accont to another, toward the parital or
full palrment of the lien for the benefit of any Flret Mortgagee
against the Lot represented by such separate account. There
shall be added to each such account the Ownerrs share of the
proceeds derived fron the sale of the Duplex apportioned on an
equal basis. The total funds of each account shall be ueed and
disbursed (without eontribution from one account to another)by
the Association as attorney-in-fact in the following orders
- 16 -
( 1 ) For palment of taxes and special
assessment llens ln favor of any assessing entity;
(2) For Payment of the balance of the
llen of any First Mortgaget
(3) For Payment of unpaid Assesslnentsi
(4) FoE Payment of junior Llens and
encumbrances ln the order of and to the extent of thelr Prlority;
and
(5) The balance remaLning' lf any'
shall be paid to the Owner.
(c) If destructlon or damage ls sustained to more
than slxty (60t) of the replacement vaLue of the improvenents-.
construet-eA'upon the Conmon Area, and lf repalr or reconstruetion
of the improvinents to the Conmon Area ls not requlred by applt-
cabLe zoning laws, and if ownerrs representi!9 an aggregate
ownership titeresi of seventy-flve percent (758) or more of the
total ttoibe. of tots Chen subJect to theee Covenantse and all the
Flrst Mortgagees of all such lots determine not to rebuiLd such
improvemenls, ttre Assoclation sha].l demollsh the funprovements so
dairagecl or destroyed and restore the Comrnon Area to lts condition
prioi to construction of the lmprovements using the proceeds of
lhe lnsurance on the Common Area. Any lnsurance Proceeda
remalning after restoratlon of the conmon Area shall be appor-
tioned among all the Lots then subject to these Covenants on an
equal basisl Followlng such apportionment, the Lnsurance pro-
c6eds shaLl be used and disbursed by the Association in the
manner and in the order described in subparagraph (b) of thts
Paragraph.
(d) Notwlthstandlngr dllY other provision eontained
in these covenantsr dDY damage to, or destruction of, a tot shall
be governed solely-Uy ltre provlsions of thls Paragraph 21.if_tt
ls 6itner within the-rlsks-of the l.nsurance eoverage reguired
hereunder or within the risks actually lnsured agalnst by the
polleies then in force covering such Lot.
(e) The Owners representing an aggregate owner-
-shlp lnterest of'seventy-five peicent (75t) or more of the total
num6er of tots then subiect to these Covenants may agree that the
Homes are obsolete and adopt a plan for the renewaL and recon-
struction, subject to the unanimous approval of all First Mort-
gagees of-recolct. ff a plan for the renewal or reconstructlon is
ia5ptea, notice of such plan executed by the Presldent and
Seeietary of the Assoclatlon shall be reeorded, and the expensg
of the rlnewal and reconstruction shall be payable by all of the
OrrTners as a Speeial Assessment.
(f) The Owners representing an aggregate owner- -ship lnterest of-seventy-five peieent (758) or more of the total
nr.un-ber of lots then subjeet to these Covenants may agree that the
Eomes are obsolete and ftrat ttre same should be sold. Such agreed
plan shall have the unanimous . approval of every holder of a flrst
mortgage or record. In such instance, the Association shalL
tortiwittr record a notice of such agreement and upon the
recordJ.ng of such notlce by the Assoclationrs President and
Secretar!, the entire premises shall be sold by the Associatl'on
as attoriey-in-fact toi all of the Owners, free and clear of the
-17-
provisions cont,alned in this Declaratlon, the !{aP, the Articles
Lnd the By-Laws. The sales proceeds shall be apportloned *9n9
all the r,6ts then subJect to these covenants on an equal. basis.
FolLowing such apportionnent, the sale proeeeds -shall be used and
disbursed by the Association in the nanner and ln the order
described ln subparagraph (b) of thls Paragraph.
22. Condemnatlon. If all or any part of the Property
shalt be taken-tE-t6iti6n-ed by any public authorlty or sold or
otherwise dlsposed of ln lleu of or in avoldance thereof the
following provlsions shalI aPPIY:
(a) All conpensation, damages or other proceeds
therefrom the sun of whlch is hereinafter called oCondemnation
Awardn, sha1l be payable to the Association.
(b) In the event that an entlre Duplex is taken or
condemned, or sold or otherwise disposed of ln Lieu of or in
avoidance thereof, the provisions of these Covenants with respect
bo the condernned properly sha11 terminate. The Condemnation
Award shall be apporlioned equally among the Owners ownlng the
Homes in the Ouplex so taken or condemned and shall be dlsbursed
by t,he Assoclation as an attorney-in-fact for the Owners of Homes
ii such Duplex in the manner and the order described in subpara-
graph (b) of ParagraPh 21.
(c) In the event that less than an entire Duplex
ls taken or condenned, or sold or otherwiEe disposed of in lieu
of or in avoldance thereof, the provisLons hereof shall not
terminate. Each Owner of a Hone ln the Duplex shall be entitled
to a share of the condernnatlon Award to be determined in the
following manners As soon as practicable the Associatlon shalf,
reasonably and in good faith, allocate the condennatlon Award
between conpensation, danagesr or other proceedsr and shall
apportion the amounts so allocated smong the Ownere as fol'lottss
til ttre total amount allocated to severance damages shall ,belong to-the Owner ln bhe Duplex whose Lot was not taken or condennedt
(b) the respeetive amounts alloeated to the taklng of, or injury
io, a parti-cular Lot and/ox inprovements an owner has nade to his
own LoL shaLl be apportioned to the particular Lot involvedr and
(c) the total amouht allocated to consequential damages and.any
other takings or injurles shall be apportioned as the Association
deEermines lo be equlgable in the circumstances. If an alloca-
tion of the Condemnatlon Award is already established in nego-
tlatlon, judlcial decree, or otherwlse, then in allocating ttte
Condemnation Award the Assoclation sha1l enploy such aLlocatlon
to the extent it is relevant and applicable. Distribution of
apportioned proceeds shall be made in the manner and the order
set forth in ParagraPh 21 (b).
(d) In the event that the Common Area ls taken or
condemned or otherwise disposed of in lieu of or ln avoidance
thereof in whole or in part, the Condemnation Award shall be
apportioned egual.ly among the owners of all the Lots, and shalL
Ul- aisuursed in the nanner and in the order set forth in sub-
paragraph (b) of ParagraPh 21.
23. Hortgageers Rlghts.
(a) Each First F{ortgagee upon wrltten reguest by
such holder to the Board shaLl receive any of the following:
- 18 -
(1) Copies of budgetsr notices of assess-
ments, insurance ceitiftcatesr or any other.notlces or statements
;;;i;.a under th;;;-covenanti by the Assoclatlon to the ovner of
itt. r,ot covered by the mortgage or deed of trust;
(11) Any audlted or unaudlted flnaneiaL
statenents of the ass6ctatf6n withln nlnety (90) days followlng
It" ""4 of any tfscai ye"r, which are prepired for the Assocl'a-
tlon and dlstrlbuted to the Owners;
(i11) Copies of notlces of meetlngs of the
Owners and the right'to be lepresented at any such meetings by a
deslgnated rePresentative;
11v) Notlce of the decislon of the Ovrners or
the Associatlon to make any naterial amendnent to these coven-
ants, the By-Laws or the A;ticles of Ineorporatlon of the
Assoclatlon;
(v) Notlce of substantial danage to or de-
struetion of any Lot, or any part of the Common Areasi
1vI) Notice of comnencement of any condem- -natlon or emlnent iolnifn proceedings with respect to any part of
the Lots or Common Areagi
(vtt) Notlce of any default of the holderrs
owner which ie noi cured by the owner wl-thln thirty (30) days --;it;r ine gtvtng-of nottce by the Assoclatlon to the owner of the
existence of the default;
(vttt) The rlght to examlne the books and
records of the Assoclatlon at any reasonable tlme'
(b) The reguest of a Flrst Mortgagee shall specify
whlch of the "tione lt desires to recelve and shall lndlcate the
iaat.s" to whlch any notlces or documents shall be sent by the
Associatlon. Fallule of the Assoclatlon to provlde any of the
ioi"g"f"g to a First Mortgagee who has made a proper r-egugsg
therefor shall r,ot .ff."t-t6e valldlty of any action whlch is
related to any of the foregolng. Ttre Assoclatlon need not
ila;i;; i"to -tn"-virioiry
"! r"v requesr made by. a holder of a
Ff;;a nortgage hereunder and ln- the event of nultlple reguests
i;;-p;poiiea filda;; oe r.trst Morrgages on rhe sane lot, the
assoc-lai6n shatl honor the most recent reguest recelved.
(c) No vlolatlon or breach of' or failure to
conply wlth, any'pr-vtslon of these Covenants andl no actlon to
enforce "rry "o"i. bio"iiion shall affec!, defeat, render inva1id
or lrnpalr ifte flei-of any holder of a Flrst Mortgage-taken in
g"J ?.fth and for vatue and perfectect by,recordlng.ln !!9 app:"-
iiiit. offiee, pii"r-i" the tirne of recoidlng 1n sald offlce of
an lnstrurnent alscribing the tot and llstlng th9 mane or names of
the owner or orneie theieof and glvlng notlce of such violatLon'
Uieacn or failuie to cornply, How6ver, any purchser on foreclosure
or person....piittj a aela-in lieu thereof shall take subject to
these Covenants.
(d) First Mortgagees nay' Jolntly or slnglyr PaY
taxes or other .it..g." whlch ir6 fn aeiautt and whlcb may or have
UJcorne a charge against the Common Area and may pay overdue pre-
mir.uns on hazaid lisurance poJ.icies, or seeure new hazard
- 19 -
insurance coverage on the lapse of a policy, for such Connon Area
and First Mortgagees naking such payments - shaLl be owed immediate
reinbursernent Lherefore from the Associatlon.
24. Revocatlon or Arnendnent t9 !e!e-g!-lye Covenante'
Except as-;;ov be
revoled no-r shall any of the provisions herein be amended unLees
Owners representtng ln aggregate ornership interest of seventy-
five percint (75t); or nore, of the Lots and seventy-five percent
iiStt-or rore'of itre First Mortgages coverlng or affecting the
Lots-(based upon one vote for each such nortgage so held) consent -tO .g."" Co iuch revocation or amendment by instrument(s) duly-
recorded except that the specific voting provlsions in Paragraph
Zi-rtaff be a-ppltcable in the event of danage or deatruction.
25. Convevance of Corunon Area. The Decl'arant wiLl
convey and the all the Conmon Area,
iog.tir"r with any lmprovements thereon. The Comnon Area shall be
trinsferred to t-he aisociatlon by special warranty deed, subject
to the covenants, restrictions, easenents and reservations con-
tained hereln and alL easementsr covenantst restrictions, rights-
of-way and reservations then of record. The Assoclation shall
trota -titre to the common Area for the use and enjoynrent of the
Onners. No Owner shall have any other interest and right thereto
and aff such right and interest shall absolutely.terninate upon
the ownerrs terlninatlon of possesslon or onnershlp of his Lot.
25. Sale or Disposition. of Conmon Areas. The Conmon
Areas r.y-ttot d, encumbgrgd t
sold, leised, nortgaged or olherwlse hypothecated (except with
respect to the granting of.easements for utilities) excePt upon_
ifrt'"ifitmative vote oi written consent of 75t of the Owners and
758 of the First Mortgagees of the Lots (based upon one vote for
each First Mortgage).
27. I'laiLinq of Notices. A1l noticea' demande or other
correspondencemrveduponanownersha11besent'ni-ctrtiried rnail, postage prepaid, addressed ln the name of such
o-wner at t.he Lot number and Duplex address of such ownert or at
such other address as an owner notlfies the Association of in
writing from time to time. A11 notices, demands.or other clor-
i""p""6""ee intended to be served upon t'he- rnanaglng agent 9r- the
Soaia of Directors of the Association of the Assoclation shall
be sent by certlfied mail, postage prepaid to Highland Park
Townhornes Assoclatlont c/o Legal Dlvlslonr western Federal
Savings and Loan Association of Colorado, 700 17th Street'
OJtto.i, Colorado BO2O2, or such other address as may be given
fron time to time. ALl notices, demands or other corresPondence
shall be deened glven upon deposit ln the unitsed states mailsr as
herein- above sPecified.
28. Arbitration Required For Any CIain Hereunder'
Except as-;ihe im
aris-ing out of or relating Lo these Covenants' or the breach
thereoi, shall be settled by arbitration in the State of
Colorado, in accordance with the Rules of the American Arbitra-
tlon Assoclation, and judgment upon the award.rendered !y the
Arbltrator(s) may Ue eiteied In lny Court havlng jurisdietion
hereof; provided, however, that this paragraph shall have no
applicabiLity to any remedies available to nortgagee under
C6ioraclo law or to ?emedies available to the Association for
collection of assessments or foreclosure of a lien with respect
thereto.
-20-
29. Term of Protectlve Coyeqenle' The provlslons of
these cov;;;nb ce and effect for a
term of 20 years from the date these covenanta are first re-
coraea, aft-er which tlrne these covenants ehall be automatlcally
extended for successive perlods of 10 years, unless an instru-
r.nt "fgtted by owners reiresentlng an aggrega!9 ownershlp, -i.rtet."[ of t-he iit or rn6re of th; Lots antt 758 or more of the
First Mortgagees coverlng or effectlng- the- Iots-(based on one
vote for each sueh nortgige so held)7 has been-duly recordede
agreelng to termlnate tf,ele Covenantsl provlded that if any
pi""i"i""s of these Covenants shall be un1awful, void or voidable 'ior viofatlon of ihe rule agalnst perpetultLes, then such pro-
visLons shaLl "ontttto. only untll Zt years after the death of the
rutofvot of the not tt.ttttg-decendants-of the President of the
United States, Ronald negin and the Governor of the State of
Colorador Richard f.,amm.
30. Aceeptance of Provisions of All Do ' -gl'eonveyance-or 1:1"9:^th";;;;;[;; ;i ;ii or tt'e provislons-of. thesg-9?Y:?11t"ild-:l:
;y:il;;";a-ioies arra negi,rattons of rhe Assoctarlon, and shall
ui uinafng upon each graitee or encumbrancer, lts. succg::9ls-and
32. General .
;;"i;;;-;itn-our the n6cesstty_of includlng of eueh an express
pi""iiit"" in the lnstrument of conveyance or encumbrance.
3l.SalesandConstructl.onFcs!!!q-9-g..Notwithstandlng
any provi"ii" -Declarant' ite
ig'""[", enployees and contraCtors shalt be permltted to malntain
Jir;ifu'the-peilod of any construetlon onr and eale of r the [ots,
upon 6uctr p-ortlon of the ProJect Property.as Declarant may
.hoos", suih facilitles as tn the soLe oplnion_of- the Declarant
;;t-il reasonabry requlredr_convenient or lncldental to the
cJirstructlon, saie oi rental of the Lots, lncluding wlthout--.
iGft"tfon, a Uusiness offlce, atorage arear- constructlon officer
parklng areas and llghtlng and temporary-par|-it]g,facllltlee for
;ii -;;5";L.[f". tenaits oi purchasers. rn addltion, Declarant,
f[" i,g."ls, employees and contractors shall have the right to
i"gr.r" a.rd egies-s over the Comnon Areas and the Lots as 1n
OeliaranCrs discretion nay be necessary to complete the construc-
tion of improvements to the Project Property'
(a) If any of the provlsLons of-these covenanta or
any paragraphr-sentence' clause, -phrase
9T-w9rqr or the appllga-
tlon thereof in any ctrcunstance be lnvalldated, such invalidlty
shalL not affect tie valldlty of the renal.nder of these
i""""""t", and trre appifcatl6n of.any such-provlslonr Paragraphr-
sentencer'clauser pfri-ase or word ln any other clrcurnstances shall
not be affected therebY.
(b)Thatwheneverusedherelnrun].esgthecontext
shafl otherwise provlder the singular number shall include the
plural , the pfurai the slngularr and the use of any gender wllL
lnclude all genders.
-21 -
IN WITNESS THEREOF'
duly executed these Covenants
1983.
the undersignedt
this day
as Deelarant, has
ofl
ATTEST:
Satings and
Loan Association of Colorado.
My commission exPires:
WESTERN FEDER,At SAVINGS AND LOAN
ASSOCIATION OF COLORADO
gs.
was acknowledged
, 1983, by day of
The foregoing instrument before ne
, as Vice Presldent and
, as Assistant Secretary of Western Federal
7fce Presldent
Assistant Secretary
STATE OF COTORADO
CITY AND COUNTY OF DENVER
this
-22-
Ir
.l
PROTECTIVE @VENANTS AIID DECLARATION
FOR HIGHLAND PARK TOWNHOMES
EXHIBIT IIAT
LEGAL DESCRIPTION
Final Plat, HIGHLAND PARK TOWNHOMES, a
Resubdivision of Tract I and Tract fI,
Eighland Park Filing Nunber 1, according to the Flnal Plat record- ed on August 18, 1981 at Reception Nunber 224151 7n Book 327 at Page 789 of the Eagle County Clerk and Recorderrs Offlce and con- taining 3.67 acres, more or less, County of Eagle, State of Colorado.
EXHIBIT NBlt
Iot A (Conmon Area) which consists of all of the Property described in Exhibit nAn except Lots I through 12 as sbown on the Final Plat for Highland Park Townhomes, County of Eagle,State of Colorado, containing 2.563 acres,
nore or less.
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HORIZONTAL DRAIN LOCATIONS PHASE I JOB ilo, lo,o85
Engirreering arrd Tbsting EonsultanGs, Inc.
8041 W. l-70 Frontage Rd. North
Suiie 250 Arvada, Colorado 80002
(3431424-0892
CTL - Thompson, Inc.
1971 I{. 12th Avenue
Denver, Colorado 802L7
Attn: Mr. Robert Thompson
DEPTE fron to
Subject: Monitor WeIl Inetallation for the Highlands Park Subdivislon, VaLl, Colorado
Dear Mr. Thompson,
At the.request of !i!r. Leroy Tobler of Contra IJtd., we are providing a snmmary of the lnfornatlon gathered durLng the l-nstallatlon of, eix monLtor welle in the Eighlands Park SubdLvieion, VaLl, Colorado. The inforrration available at this time includes the location of the monitor wells, summary logs of the well borings, the depth to bedrock ln all borings and the depth to groundwater Ln Monitor WeII No. 4.
A total of eix, L-L/z inch dlaneter, monitor wells were inetalled at the locatl.onE shown on the attached test hole Iocation plan usl.ng a 2 L/2 tnch dianeter rotary drill.
Compressed air was used to remove cuttings fron the hole.
Logs of the borings have been gLven ln table form betlow.Detailed logs of the teet holes have not been provided due to the
method used to drLll the holes and the amount of test hole 1og infornation already available in reports previously done on the site. More detalled logs are available upon request.
HOLE NO.DESCRIPTION
April, 20, L984
ProJect No.:
840L184
DEPTR TO
WATER
MW-I 0 33
33 3s (TD)
MW-2 0 20
20 23 (TD)
MW-3 '' 0 27
27 29(rD)
Sand, Clayey, with
SS fragments.
SandEtone Bedrock
Sand, clbyey, wlth
SS fragments.
Sandstone Bediock
Sand, clayey, with
SS fragments.
Sandstone Bedrock
* N.E.
N.E.
N. E.
Engineering Inspections Field Instrumentation
Laboratory Testing Plans and Specifications
Site Investigations
M!{-4 O 25(TD) Sand, clayey, with l3r
SS fragments.
MW-5 0 I Sand, clayey, with , N.E.
SS fragments.I 9(TD) Sandstone bedrock
MW-5 0 ? Sand, clayey, wl-th N.E.
SS fraguents.7 8(TD) Sandstone Bedrock
* N.E. Indicates that groundwater was not encountered at the time of drilling.
The logs of the monLtor wells generally conform to the depths to bedrock shown on Flgrure 3 of Interin Report - Phase I,referenced above, for the subJect property.
No additional groundwater infornation is avaJ.lable yet.
Monitoring of the wells Ls expected to begin wlthin the next
week.
If you have any additional questlons concerning the project to date, please do not hesitate to contact us.
Engineering and TestLng Consultants, Inc.,
{t, Q->
^.Edward. D. Ford, P.E:Principal GeologLcal Engineer
Attachrnents: Monitor Well Location PIan
Engineering and Tbscing Consrrltarr'ts€r hE.
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CTL/THOMPSON, INC.
CONSULTING GEOTECHNICAL AND MATER IALS ENGI NEERS
Februory 29, 1984
Westem Federol Sovings
700 - lTth Street
Denver, Colorodo 802)2
Attention: Mr. Dovid D. Nowlin
Vice President
Subject: Highlond Pork
Filing No. I
Voil, Colorodo
Job No. 10,085
Deor Dove:
As we hove discussed, it is my understonding thot o subsurfoce droin system
will be reguired before Certificotes of Occuponcy will be gronted by the Town of Voil in Highlond Pork Development. This requirement is .reloted to
recommendolions mode to Voil by Cloycomb Engineering in o report ihol wos
prepored in fhe summer of 1982. In September 1983, we submitted our report Job
No. 9345 to Colcon Constructors which wos on onolysis of the stobility of the
hillside in Highlcrd Pork, Filing No. l. Essentiolly, our onolyses indicote there is
on odequote morgin of sofety in the hillside for dry condilions ond there is some
risk of slope foilure if high ground wqter conditions develop.
In our report of Sepfember 1983, we recommended instollotion of on
interceptor droin system. Since thot time, some odditionol doto hos been mode
ovoiloble ord I hove tried to moke o reosonoble determinotion of o proper locotion for on interceplor droin system. In the process of trying to select o proper
locotion ord moking onolyses for vqrious interceptor droin configurotions, we hove
become concerned oboui the effectiveness of on interceptor droin.
lnterceptor droins work very well where there is o well defined source of
woter ond some impervious boundory exists. We hqve used interceptor lype droins
to correct problems such os homes locoted downhill from irrigotion ditches to the
dewotering of lorge oreos to ollow development. We were involved in the design of on interc€ptor droin system used to dewoter severol hundred ocres of
ogriculturol lond in South Pork ord for o mojor lond development project locoted
neor Dillon, Colorodo. ln eocfi of these sites, it wos foirly eosy to construct on
interceptor ond the generol direction of ground woter flow wos known. ln oddition
ot eoch of these sites, the moximum depth of trench excovotion wos on the order
of 30 feet.
1971 WEST I2THAVENUE . DENVER. COLORAOO AO204 . 3O3t a250777
-2-
For ?he Highlond Pork site, the interceptor trench concept could be used.
However, topogrophy is quite steep ond we believe thot trenches 30 or more feet
in depth might be required. The greot depth to bedrock mo), force instollotion of
multiple droins in order to ochieve sufficient reliobility. The odvontoge of the
open trench method is thot it ollows visuol exominotion of the zones where
seepoge is occurring ond o high confidence level regording success of droinoge.
The disodvontoge on this porticulor site is the relotively steep terroin ond the high
level of domoge thot would occur becquse of the dense timber. lt would be
impossible to constrtxct on odequote droin trench without cutting o very unsightly
poth olong the uphill property lines of Highlond Pork. In oddition, we think thot
there would hove to be o second trench level locqted in the vicinity of Vermont
Rood in order to hove o reosonoble level of confidence in depressing potentiol
woter toble levels.
Becouse of some of the problems in selecting locotions ond the potentiol for
domoge to the oreo, we would like to suggest considerotion of o system of
horizontol droirs. Horizontol droins ore instolled with relotively smoll truck or
trcck mounted drilling equipment. Usuolly these droins ore drilled with hole
diometers ronging from 4 up to 6 irrches. A 2 ro 3 irch diometer slotted plostic
pipe is ploced inside of the boring ord the boring is bockfilled to some extent with
sord. The borings ore drilled on o slight ongle uphill. The inclincrtion of the boring
is usuolly belween 5 ord l0 percent grode. We checked with the Colorodo
Deportment of Highwoys ond the cost per.foot for this type of instollotion in the
lost 2 yeors hos been in the ronge of 58 to $10 per foot complete.
The doto from our borings wos very errotic. Wqter wos encountered in one
test hole neor your uphill units on Vermont Court. We recently received doto
from borings drilled by F. M. Fox ond Associotes during the summer of 1983 ond
lheir borings irdicote woter in the generol vicinity of Profile D ot o depth of 20
feet. Their borings were drilled in July ond our borings were drilled obout one
month loter. lt is my opinion, bosed on observotions of woter tobles in other
mountoin oreos, thot the onnuol peok of the woter toble probobly occurs in lqte
Moy to mid-June. Snowmelt usuolly storts to some extent in lote Morch ond
vories from yeor lo yeor, however, during the peok snowmelt seoson, the ground
woter toble is being rechorged ond it is quite possible thot o perched woter toble
or o relotively soturoted condifion could develop neor surfoce. lf this did occur,
foilure of the slope might occur os indicoted by some of our slope stobility
onolyses. The occurrence of woter in this slope is very errotic ond the post
perf ormonce of the slope tends to indicote thot woter must collect for some
reoson in the vicinity of Profile D in our report of September 6, 1983.
As on olternotive to instollotion of deep interceptor trenches, we believe
considerotion of o horizontol droinoge well system moy be more effective from o
slope stobility point of view ond certoinly less domoging to the site. At the
present time, it is my understonding thot some of the ground owners locoted uphill
from yotrr development ore oitempting instollotion of 8 observotion wells in order
to try to more completely define ground woter conditions. I think it moi be in
your interest to shore in the cost of obtoining this doto. lt oppeors to me thot
-3-
horizontol droins drilled in o fon-like pottern neor our test boring No. 3 from
Vermont Rood ond on odditionol series of borings neor our test boring No. I on
Vermont Court might provide on effective ouflet ond substontiolly increose the
stobility of the hillside. There will probobly be droins required uphill from your
property in order to ollow development of the properties locoied obove you. In
oddition, it moy be worthwhile to consider instolling droins downhill below the
units thot ore presently constrr.rcted. For preliminory evoluotion of this opprooch,
I believe somefhing on the order of l0 to l2 droins, 100 to 150 feet in lengrth might
be reguired. This would indicote thot moybe $301000 represents the lower bound
of the cost of the droins.
lf this opprooch is selected, my recommendotion is to instoll o series of
droins olorg Vermont Rod in the oreos where we believe most likely for
encountering woter. Prior to selecting the locotions, I would like to see fhe
results of the current otlempt of instollotion of piezometers. Bosed on the
informqtion thot I hqve ct the present time, it looks like the most likely oreo to
hit woter will be uphill from our test boring No. 3 ond uphill from our boring No.l. Although I believe consideroble wqter would be encounlered if o series of
droins were instolled neqr the upper end of the Vermont Court cul-de-soc.
Horizonfol droirs ore o freguent method used to droin londslides ofter they
occur ord in rcme instonces, they hove been used effectively os o precoutionory
treotment. The reqson for using droins is thot they increose weight of moieriols
resisting sliding ord ot the some fime hove o positive effect on the streigth of the
soils octing within the slope.
Time will be required to instoll these droins ond to determine their
effectiveness. Also, the wqter thqt dischqrges from the droin will hove to be
removed which could be o problem. The best method would be to put it ,into o
storm droin system locoted in pipes. lt is my understonding thot the storm
droinoge flows over the surfoce in this deve loprn ent. I do not believe thot it would
be o good ideo to droin this wqter into o sonitory droin becouse it could couse
overlooding of the system. ln oddition, if the horizontol droin opprooch is
selectedr I fhink sorne flexibility will hove to be plonned in order thot droins con
be odded or deleted in the field depending on success of droins ottempted in the
locqtions selected os most likely to be effective. lf you ore interested in pursuing
this opprooch, I would be willing to sit down ond exploin to vorious engineers
involved ot Vqil the relotive odvontoges of horizontol droins ond projected impoct
on the stobility of the hillside.
There ore o limited number of controctors thot instoll this type of droin. We
experienced some problems losf spring when ottempting to use this method but
were successful in controcting with Boyles Brothers Drilling of Golden. There is o
controctor in the Fort Collins oreo, Boyles Brothers ond o firm locoted in Seottle,oll of whom ore experienced in instolling horizontol droins. We world woni to
contrct the Deportment of Highwoys ond fird out which controctors they hove hod
the best success. Most of the work of this noture that is done in this stote hos
been performed for the Highwoy Deportment. The work is usuolly done in the
-4-
spring ond summer ond eorly fqll months. lf you decide to use this procedure, we
should probobly contoct potentiol contrqctors fo determine their relotive
ovoilobility becquse of the speciolty noture of the work.
. _ | om looking forword to meeting with you ond discussing this opprmch. I
will.bring drowings ord olher informotion to tr), to exploin to you how ihis system
works.
Very truly yorrs,
RWT:gl
(3 copies sent)
ad &c
o n o c
ru
Dave Nowl ln
lfestern Federal Savlngs
Rlchard E. Baldwin
ADEC Group, lnc,
Re: HIghland Park Condomin iurs
Job ilo. 909.2
The job site was vlslted to observe structural danage caused by water
feakage In several of the unlts. Unlt f7 was the only unlt accesslble
for observatlon. The followlng was noted:
l. Flnlsh materlals had been renpved throughout maJor portlons of the
lower level cell Ing and adJacent to the flreplace at the rof.
2. A water pipe ln a maln level bath had apparently ruptured and water
had run for a long pe.riod of time.
3. Apparently waterprooflng ls inadequate around the flreplace at the
roof resulting In I eakage.
4. Exterlor decks are not drainlng properly resul tlng In leakage. ..:r., ,
5. No apparent structural damage has occurred to the umod framing whlch
was ercposed for observation. ,..: :. ,:,..,
.'.
5/l/84 tteno
Hlghland Park Condos
6. . No cracklng of flnlsh materlals or other evldence ettrlbuted to ,, shlfting or settlernent of foundatlons could be observed.
Vlctor Galco, Job superlntendent for Azimrth Bullders, was at the
Job site and has noted that unlt #7 recelved the nest ortenslve
darage due to the pipe rupture. 0ther unlts have recelved minor
damage due to waterprooflng problems prevlously noted. The follow-
Ing correctlve measures are proposed:
l. Roofing materlals wlll be removed and a r3Bituthanetr or equlvalent
waterprooflng system wlll be added prlor to reroofing.
2. Inadequate flashing will be removed and replaced.
.3. Exterior decks will be ralsed and sloped for proper dralnage and
a redr,rood deck wlll be added. New waterproof Ing wlll consist of
a bullt-up tar and 90 lb felt rooflng materlal with rrBituthanerl
along the wal I s.
In concluslon, we observed no apparent structural danrage whlch could
be attrlbuted to w€ter leakage problems. The foundatlon systerns ap-
pear to be performing adequately. The correctlve measures proposed
are lntended to control water leakage problems whlch ls essentlal to
adequate performance of the structure and buildlng finlsh materlals.
Although no novement or distress could be seen in the foundation sy-
stem at the tlrne of our observation, saturation of the supporting soll
materlal s could have an adverse affect on the overal I stabil lty of the slope. This subject has been previously addressed by consulting solls
engineers and geologlsts. We recommend that the soils englneers aga ln
be contacted In relation to thls problem, particularly ln llght of the
heavy run off and reeent slope stability problems ln the Vail area.
fr-!8 6,tu*I
l"
il".gD n(*L-
WESTERN FEDERAL SAVINGS
7(X) S€venteenlh Strasf Denver, C,olorqdo 80202
Telaphone (303) 37G'1212
September 10, l-985
Mr. A. Peter Patten, Jr.
Director of Conrnunlty Devel-opment
Town of Vall
75 Frontage Road
VaLl-, Colorado 81-657
Re: Eighland Park
Bulldlng PermLts 752 tlrrotugl: 757
Dear Peter:
l{ld1and/Western Federal Savlngs lssued a Letter of Credit to assure
the Town of ValL of our performance of certal-n nLnor constructlon
ltems. Such work 'was to have been completed by July 3L, l-985 and ln
fact such work was conpLeted tlmely. On Ju1-y 25, L985, we wrote to
the Town of Val-l- and requested that an lnspectlon be performqd to
assure conpllance wl-th the agreement and, upon such satisfac{ory ln-
spectLon, to cancel and return the l,etter of Credit. I am ericlosiog
copies of the agreement, Letter of Credlt and July 25th correspon-
dence for your revlew.
We would respectfuJ-l-y request that the Letter of Credlt be returned.
Thank you ln advance for your assLstance.
Very truly yours,
Davld D. NowlLn
Vlce PresLdent
DDN:1unr
EncLo sures
\^/ESTERN FEDERAL SA\/INGIS AND LOAN A€€IOCIATION OF COLORAOO
HOME OFFf cE: 7OO Soventeenth Sirast, Denverr Colorado AO2,O2. Telephons (SO3l 370-1212
BRANCH OmCES: AURORA MAII . CHERRY CBEEI< . CINDEnELLA CITY . EAIIT DEIWEB . gfAPl-EtON AIFPORT . IAKESIOE . GREELEY. WESTLAND
I{ORT}GT.ENN . SOUTHGTENN. DENVEF TECH CENTER . MVADA . BEARVAITEY. LAJI,,NTA. PIJEBLO. LOVETAND . GRAND JUNCTION . PI.JEALO i'ALL
@LORAoo SPNN6.DqA'NTOWN ' AURORA . COLORADO SPRINO$CITADEL . EOU1DER . FOFT COI.I]NS . UNIVERSiTTY H|LIS . LONOMONT
.t
M rDLArvo/wesrERN FEDERAL sAVtNtGs
7m Sevenleenth St.eel
Ocnver, Colorado 80?02
Telephone (303) 370-1212
July 25, 1985
Mr. Steve Patterson
Town of VaiI Building Department
?5 Frontage Boad Vai1, CO 81657
RE: IIIGIILAND PARK Building Permits 752 througb 767
Dear Steve:
We are pJ.eased to report to you that all tbe items
covered by the Letter of Credi.t issued to the Town of Vall (replace tweLve trees, repalr stucco near base of. atriums
and build extension of rip-rap from the subsurface drain system) have now been completed.
We respectfully request that you or your staff
members inspeet these items to assure yourself of complianse.
Upon inspestion and satisfaction, we would request that the Letter of Credit be cancelled and returned to my attention.
Very truly yours,
David D. Nowlin
Vice President
DDN/vwn
WESTERru FEDERAL SAVI NGS
700 S€verr|eenth Slreet Denver. Colorodo 80202
Telophone (303) 37Gl2l 2
I'larch 1,9, 1985
tlr. Steve Patterson
Torrn of Vall-
75 Frontage Road
Vai1, Colorado 81657
Re: Ifighland Park Townhones
Dear Steve:
Pursuant to our co1versaElon of yesterday, I an rlrltlng you to clarlfy certain
lssues contalned ln ny l-etter of itlarch 15r 1985.
As we agreed, Midland/lJestern Federal- Savlngs w111 not regutre the Town of Vail
to send us a letter ox ootlce of non-perf orrnance lf the requlrement referenced
ln the Temporary Certiflcates of Occupancy (Nos. 752, 753, 754, 755' 756 and
757) are not met by July 31, 1985.
Further, ln the unlikely event that the Town of Vall assumes the responsibll-
lty to complete the requirements, we authorize the Tonn of Val.L to enter upon
our property to complete such requireEents.
I trust that this satisfles the documentation requirements in order for the Town
of Vall to issue Certifj-cates of Occupancy.
Very truly yourst
Davld D. Nowlln
DDN:lun^t
r,vES?ERN FEDERAL gAVIN6S AND LOAN ASSOCIATION OF COLORADO
HOME OFFf cE: 7OO Sevenioenlh Streel, Denvor. Colorado f,o2o2. Tolephone (3O3, 370-1212
BaANCHOFFICES: AI,TFORA MAIL ' CHEFnYCREEK. CTNOEBELIACIIY. EAiTOEI{VEB. STAPtEION AIBPOF . LAKESDE . GREELEY ' WESILA}D
NONDO,I,.ENN. SOUTHGLENN. OENVER TECH CENTER . AFVADA. BEARVAUEY. TAJ['$TA. PUEALO. LOVELANO. GMNDJUNCTE ' PUEELO I{ALL
@tonnoo spnrNos-'oontworvN . AURoFA . coloRAoo spBrNGscrrADEL . BoULDER . FotrcoluNs . t NrvERsrY HLls . LoNcrror{r
i\r tDLAzuo/wesrERN FEDERAL sAvlNcs
;m S€venteenth Streol
Denver. Colotado 80202
relephofl e (303) 370-1212
March 15, 1985
!1r. SEeve Pat terson
Town of Vail Building DePartmenE
75 Frontage Ro ad
Vaj.l , Colorado 8L657
RE: fssuance of Certlficates of Oicupancy
for lhe t{lghl aad Park Townhomes
Dear Mr. PatEersoD:
Pursuant to ny conversations wlth Gary Nlurraln and you, I au
requesEing that the Town of Va11 lssue certiflcates of occuPaocy
foi the llighland Park townhomes. To lnsure tbe perforEance of
the requiremenEs refereoced in the temPorary certificate of
occupancy for the projects numbered,752, 753, 754' 755, 756, and
757, I have enclosed a letter of credlt ln the amount of
$9,149.60. The amount of the letter of credit is equal to twice
the bld anounts for the sork to be perforned to satlsfy the
Townr s requirements. I have enclosed copl.es of these blde for
your fl1es. The bid in the amount of 92' 200.80 Ls for the
iepl acenent of up Eo twelve trees that are requLred under the
special_ Devel opmenL. Dlstrict p1an. The b1d itr the amount of
$2,370.00 is for the repatr of the stucco rcaEerlal on Ehe
exterior uniE.s near the base of the acriuns' and the exCension of
Ehe rip-rap froo the subsurface draln outfall 1lne westerly Eo
the dralnage easeroent.
IE 1s ray understandi.ng that if the requirernents referenced
in the TCOIs are not met by July 31, 1985' you wll1 send a leEEer
or noClce of non-performance to Midland/Western Federal Savlngs
and Loan Associatlon. If the requirements are not met withln
thircy (30) days of the nailing of sald noEice, the Town wl1I
draw on the Letter of credLE and cause Ehe work to be completed.
l,lidland/[4|esEern Federal savingr s and Lo an AssociaELon undersCands
and agrees that it must honor a draw on the Letter of credit
whether or not I personally believe a draw ls Justified'
If Ehe enclosed documentatlon roeets with your approval 'could you deLiver the Certlficates of Occupancy to me in care of
the above address. Thanks for your asslstance.
SLncerelv.
\\.9*b^u
Dv/pltt
Dave Nowl la
M lDLAtuo/wrsrERN FEDERAL SAVINGS
700 Seventeeoth Slreel Denver Colorado 8020? Telephone (3031 370'1212
TRREvocABL€ cnEotr No. 01-0073
Trorrtn of Vail-
75 Frontage Road
vail, colorado 81657
DATE I4arc:h 15, 1985
Gentlemen:
WE HEBEBy OpEN OUF1 TFREVOCABLE LETTER OF CFEDIT lN YOUR FAyOR FOR THE ACCOUNT OF l4idlandfiestern
AVAILABLE BY YOUR DRAFTS DRAWN ON MIDLAND/WESTERN FEDEML SAVINGS AND LOAN ASSOCIATION OF COLORAOO AT
FoRASUMoRsTJMsNoTExcEEDtNGtNTHEAGGHEGATETHESUMoT Nine Thousand One lhndred
Fortv-nine and 60'L00 DoILars ($9.1-49.60.|
Sight jl the Form of Schedule t hereto
(Siqht or Time)
TO BE AccoMpAl\ltED By: Yo ur certlficate ln the fo rro
t
: f'')of Aonex A. this Lerter of Credit tj
is relative to, but does not lncorporate by such referencer the lmprovements that Eust
be made Eo Ehe Elghland Park tomrhomes pursuant to the requlreEents contained ln Ehe
temporary c6rttficate of occupancy (the 'TCO') for proj ecE nrmbers 752, 753, 754, 755,
756 and 757. Ttre morsrt' payable hereunder sha1l not exceed $9' 149.60' which amount
represenls <louble che cr.mula cive srn bid Ay f6l:-h party contractors for the cmple tion
of ihe inproveoents referenced fu the TCO' ,r
Denand for paynenc may be uade by you utder thls tet.ter of Credlc prior to Ehe o<pira-
tion hereof at any tlme durirg our buslness hours at our aforesald address, on a Busi-
ness Day (as hereinafter defined). As used hereln the term "Busl.ness Day" sha1l nean
Contlnued on ne>(t page.
DRAFTS MUST SE NEGOTIATED AND PBESENTED TO US ON OR BEFORE
ALL DRAFTS DRAWN MUST BE MARKED'DBAWN UNOER MIOLAND/WESTEBN FEDEFAL SAVINGS LETTER OF CREDIT
BER 00-00?3 DArED tr4arch lst 1985'.
THE AMOUNT OFANY DFAFT DFAWN UNOEF THIS LETTEB MUST BE ENDORSEO ON THE REVEFSE HSNEOF. AND THE PFIESENTATION OF EACH
oanrr rr Hecorrereo. sr.rau cotisiirurE n nepneserranoN ANDWARRANTY BY THE NEGortArlNG BANK To BE RELIED oN BY us rHAT sucH
ENoonseuEr.ri xlseeett unoe ali6 TilrbocuueNrs xAvE BEEN FoFwARDEo As HERETN FEouISED. tF THE oFAFT ls Nor NEGoTIATED. THls
CREOIT ANO ALL RECIUIREO DOCUMENTS MUST ACCOMPANY THE DRAFT,
THIS CREOIT MUSTACCOMPANY ANY DRAFT WHICH EXHAUSTS IT. AND MUST 8E SURFENDERED UPON PFESENTATTON OF SUCH ORAFI.
WE HEFEBY AGBEE WITH THE DRAW€RS. ENOORSEFS ANO BONA FIOE HOLDERS OF DNAFTS OFAWN UNOER AND IN COMPLIANCE I\'ITH THE
TEFMS oF THts LEITEF oF cneori rNnr iire sAME sHALL BE ouly HoNoREo oN DUE PRESENTATIoN To rHE DHAwEe. oELIvEBY oF oOcU'
MENTS AND COMPLIANCE WITH THE TERMS HEREOF.
THIS CBEDIT IS SL'AJECT TO THE 'UNIFORM
CUSTOMS A^IO PFIACTICE FOR DOCUMENTARY
CSEDITS (rgs:l REVISION). INTERNAT|ONAL
CHATTBER OF COl,f\ilEFCe" PUALICATION NO.
.lm-
coM LN-r4
NUM.
SINCEFELY.
TO BE ACCOMPANIED BY: (contlnued)
Ierrer of Credit #01-0073
any day other than a Saturday, Sunday, or a day on whLch federally chartered sav 1ng s
and loan associatlons ln the StaEe of Colorado are authorized or required by lalt to
close. If demsrd for payEen t and the docu[ents presented in connectlon theresrl'th
conforn Eo the terms ard condltions hereof, paynenE shall be nade to you of the
amo1a1t deuanded, in imediaEely avallable fimd s ' on the same date as the date of
d enand by you by 5:00 p.rn. Dernrer, colorado tlme. If a dqard for palment made by
yo' here-rrnier does not; in any insEance, conforrl to the terms and conditlons of Ehls
Lttur of Credl-t, l(e shall glve you prcmpt notlce that such demard was not ef fecEed
in accordance with the terns and conditions of thls letter of Credit, stating the
reasons Eherefor and that Ire are hold irg any doctments at yo ur dlsposal or are
recurnlng the same to you, as we may elect. Ifon being notLfted tha t the purported
negotiation ltas not effected ln conformLty wlth this Letter of Credit' you may
.oi.."t any such non-conformlng denand for paym.ent 1f, and to the extent that ' you
are enciEled ard are able to do so.
This letter of Credlt is subJ ect to the ttrl fo ru Cust@s ard Prac tice for Doctnentary
Credics (1983 Revlslon), Interoational Chamber of Connerce, Publicatlon No. 400 (the
-Uolfono Custorng"). Thls Letcer of Credlt sha11 be deemed to be made under the
Ilniform Cornrnercial Code ln effect frou time to tftne ftr Che State of Colorado, and as
to naggers nor governed by che Ltrlfo rra Custons, shall be gwerned by ard cons trued ln
accordance r,ri th the laws of the SLate of Colorado.
A1l payrnents shal1 be ln.lffrnediately available funds and shall be nade solely fron
che Associatioata olin funds and not frcm any other source'
This LetEer of Credit enpires on Septenber 15' 1985'
SPECIAL CONDITIONS:
you are linited to one draft hereunder, whlch draft shall not exceed $9'149.60.
Thls l€Eter of Credlr shall termlnate at the c1o se of buslness at our aforesaid
address on the earl ier to occur of the foLLowing dates: (1) the scaEed ocplracion
da Ee hereof or ( i1) the date on r.rhich a dralr rnade by you has beerr honored in f ull .
Thts IeEter of Credit shall be pronpEly surrendered Co ust by you uPon such
cem lna c 1on.
Page 2 ot 4
Annex A
LETTER
CERTIFICATE FOR "A" DRAWING
oF cREDrr #01-0073
The undersigned, a du1 y authorized representative of the
Town of Vail ( the " !to$tn' ) hereby cer ti f ies to Midl and/Weseern
Federal Savings and Loan AssociaCion of Colorado (the "Associa-
F.innrr,t uri t-h rcfof ence tO the ASSOCiaE,iOnr S If reVOCabl e Lettef of (.I\.rrl ,, w!er. Lsrv
Credii'no.0l-0073 (the "Letter of Credit") issued by the Asso-
ciat.ion in favor of the Town r that:
( 1 ) That I have been authorized by t'he Tovtn to
make a draw under the Letter of Credit.
(21 That r am making a demand under the Letter of
Credit for the amount of money needed to pay third
party contractors to ccrnplete -a11 or pare of the
Eofflring work at the Highland Park Fil ing t{o ' 1
Subd iv is ion:
( a )
ffi :l ":il" x'" ."'".ff i;: " tn J'fi
" "T1 "'.:""?
"", ;
"Zii
( (t {lL
and I
(b)
(c)Extension of the rip-rap frorn lhe subsurface
drain outfall line westerly to Lhe drainage
easemenE.
Repair of the
of the atriuns
bulldings.
stucco material near the base
on one or nore of the townhome
IN WITNESS VTHEREOF' the undersigned has executed
this CerEificaEe as of the
-
daY of
TO9TN OF VAIL
and del i-
I vered
r98
By:
ilry=
(3 ) That the Town mailed a notice of non-
performance to the Association stating that the above
ivork has not been performed, and more than thirty (30)
days have passed since said notice was mailed'
(4) That the fu11 amount of the sight draft
accompanying this Certificate is necessary for the con-
pi"ti"n bt -cft" work described in paragraph 2 of this
CertificaEe.
(5) That the full anount drawn by Ehe sight draft
accompanying this Certificate will be expended- fo-r ruork
p.ir"ir"3 o'r, and labor supplied !o rhe Highland park
Fil ing tlo . 1 Subd iv ision -
ATTEST:
Pag e 3of4
I,I IDLAND,/WESTERN
SCHEDULE 1 tO
iEffiEETIcRED rr * o 1 -o o 73
DRAFT FOR PAYMENT
DRAWN UNDER
FEDERAL SAWNGS AND IOAN ASSOCIATION OF COLORADO
LETTER OF CREDIT NO. 01_0073
DATE:, 19
PAY TO: bhe accounE of the Town of Vail ' Aceount
, a bank
DOLLARS
TOWN OF \/AIL
By
Its
tlidl and,/Weseern Fed eral
700 - 17th Street
Denver, Colorado 80202
AttenEion: Commercial
Sav ings and Loan Association
Lend ing Div ision
4of4
No.
1n
Page
r(D,-.-r.
-INSPECTION TOWN OF
REQUEST
VAIL
DATE
ql
t//4 /r , JoB NAME F{ I 'i {, ( ,",-- J /ll" .. (o- -
MoN ru*=-','GQ ,rr, "-'r*i READY FOR
LOCATION:
INSPECTION:
F,t,,,o, *<t- l-:'':T- )r -{-. V2-
,-ld It----*'{
BUILDING:
tr FOOTINGS / STEEL
PLUMBING:
tr UNDERGROUND
tr ROUGH / D.W.V.tr FOUNDATION / STEEL
T] FRAMING tr ROUGH/WATER
n ROOF & SHEER " PLYWOOD NAILING tr GAS PIPING
tr INSULATION
tr SHEETROCK
tr POOL/ H. TUB
tr
tr
E]
tr
tr HEATING
ROUGH tr EXHAUST HOODS
tr SUPPLY AIR
tr APPROVED
CORREGTIONS:
SAPPROVED ifuspecrroru REeuTRED
INSPECTOR,
(-." t, *
INSPECTION TOWN OF
"8,.j! r'€": 'l (
s-
f-zz [':'^
1/q /n +DATE / /.I -; - (^ ( *'...-
REQUEST
VAlL
READY FOR
LOCATION:
cnllan d
frb='- E,?-
INSPECTION:
JOB NAME
/L- 63
TUES WED THUR FRI /@
4
a.4 b^-
LrallTt l-'2-J+-7 1 t h. I:-^t l-.. z
BUILDING:PLUMBING:
tr UNDERGROUND
tr ROUGH / D.W.V.
tr ROUGH/WATER
tr
tr
u
tr
tr
tr
r'l
FOOTINGS / STEEL
FOUNDATION / STEEL
FRAMING
ROOF & SHEER
PLYWOOD NAILING tr GAS PIPING
INSULATION
SHEETBOCK
tr POOL/ H. TUB
NAIL tr
tr
hiruar----tr FINAL
FlF9T!!9tl: _ *_)MEGHANICAL:
T] TEMP. POWER tr HEATING
tr ROUGH tr EXHAUST HOODS
I] CONDUIT T] SUPPLY AIR
-"
t J I t tl \tl lr .,- I - '-> - 1 *U l- -.-...-El FINAL t(nt( l- ,A - J " 7 -/ tr FINAL
Kappnoveo tr DISAPPROVED
CORRECTIONS:
box 100
uail. colorado 8165?
1303) 476-5613
department of community development
July 2, 1981
CoIorado Federal
821 17th Street
Denver, Colorado
Dear Sirs:
Savings and
80202
Loan Association
Please be informed that the lots fornerly known a s-tligh I and Meadows
Filing No. I, Lots 26-42 have been approved as speci'al Development Dis- .
trict ll, the project to be called Hightand eark. The project is approved
fot 34 dwelfin! units and has been unanirnously approved by the Tot'in
"i v"irts Planning and Environrnental Corunission and Town council .
Itre Design Review Board also has given final approval to Phase I of
ift" pto:!"t srlbject to resubnittai to the Planning Staff of the revised
fanaicaiing and grading plan. Itris approval took place on July l, 198I.
0n July 13, 1981, the Planning and Environmental cornnission will hold
,-p"Ufi" hlaring-on the requeit for approval of the vacation and re-
deiication of thg new road locations, The Vail Toun Council nust then
approve the finai plat with the new Toad locations after the Planning
C'o'nni s s ion app"ovai. Following these approvals and subnis sion of
working drawings to our department, building pernits will be issued
upon aPProval of those working drawings.
l{le as a planning staff have endorsed this project all along and feel
it is a -great ilnprovement to the site. I forsee no problens with the
renalnin; approv;ls, as they are nore or less a technicality which must
be followed.
If you have further questions, please contact ne at ry office (Irve
enclosed a business card) .
I
A. PETER PATTEN, JR.
Senior Planner
APP:bpr
xc: Barry Perrnrt
75 soulh lronlage road
rall, colorado 81657
(303) 476-7000
September 9, 1983
department ol publlc works/lransportatlon
tJtLtLuNt) &tK Fttn Ill",'- | '___
Mr. Kim Douglas
Ca] con Constructors, Inc.
705 l{. Dartmouth Avenue
Englewood, Colorado 80110
RE: Highland Park - CTL Thompson Report
Dear Kim:
After reviewing the 'l atest Geotechnical Report from CTL Thompson
and contacting Bob Thompson, I feel that the subdrajns recommended
are necessary to'insure the long term stability of the area. Other
studies by Claycomb and Linco'ln Devore along w'ith Thompson's
detailed report, stating factors of safety less than the required
1.5 for wet cond'itions, further show the need for these subdrains.
I understand that the locations of most of the subdrains are not
directly in your area of development, but the increased area wide
stability achieved by installing these drains substantially reduces
the degree of risk of a 'l andsl'ide occurring in your area. It will
probably be to your advantage to contact other developers in the
area to possibly share in the cost of the subdrains.
If you have any question concerning this requirement, please contact
me directly.
S i ncerel y,
Bill Andrews
Town Engineer
CC: Larry Eskwith
Peter ilamar
Stan Berryman
BA/cl d
oa ol
CTL/THOMPSON, INC.
CONSULTING GEOTECHNICAL AND MATERIALS ENGINEERS
August 17, 1983
Calcon Construction
705 West Dartmouth
Englewoodn Colorado 80110
Attent'i on: Mr. Cal Cox
Subject: Higland Park
F'i1ing No. 1 Vail, Co1 orado
Job No. 9439
Dear Cal:
As we discussed in my office last Friday, we have made a f.ie'ld investigation including exploratory borings 'at the Highland Park site.Prior to making !h" field investigation, we made slope stability
analyses on several areas of the site using strength parameters that were estimated from visual examination of the sot']. Based on this parameter study, we selected locations for borings that we felt would give us_ adequate design information and that -were also reasonably
accessib'le by 'l arge, heavy-duty drilling equipment.
hle,obtained quite a few very good quality samples using 3-inch d'iameter Shelby - tubes. lJe are currently conducting extensive laboratory
eva'l uation of the shear strength of the natural soils. By comparing th6 results of this laboratory study with the previous parameter'studj, we believe a reasonab'le judgment can be made regarding the ovbiall stability of the units. In order to allol analysis of under saturated conditions, t,le are conducting the triaxial tests on natural specimens
saturated using the back pressure testing technique.
The testing procedure is taking a 1itt1e longer than we estimated and we
hope to be finished with all of the tests by the middle part of next week. I am currently working on a draft of the report. I'ncluded with this letter are surrnaries of a large number of slope stability analyses on various sect'ions of the site usjng estimated strength parameters.
Thes.e analjaes 'indicate that in general, the slope is- stable in dry conditions and marginally stable under wet conditions.
l^le believe that jn any case, we are going to recormend that drainage
above al 1 of your construction areas 6e ihtercepted. we a'lso belieie that it will be imperative to limit development below the units to avoid under-cutting the toe of the steep s1ope. specific recornmendations and details will be included in the final report.
I97l WEST 12TH AVENUE . DENVER. COLORADO BO2O-1 . \3O3t B2S-O727
Q ol
I hope this wil'l assi st in Vail this week.
-2-
you in you meetings with various public agencies
Very
CTLA
truly yours,
l,PsoN, INC.
ert W.
RWT: 91
(3 copies sent)
STEPHEN A. TAGUIRE
ATTONNEY AT LAW
WESIEAN FEDEFAL SAVINGS BUILDING
7(n 17TH STREET
DENVER, COLOFADO 80202
'IELEPHONE (3@) 370.r2r2
November 15, 1983
Qs, Ff*
"'(F/""'
Mr. Lahrrence Eskwith
Ciey Attorney City of Vail
75 South Frontage Road
Vail, Colorado 81657
Re3 Western FederaL Savings and Loan Association of CoLoradors application to delete ice rink,/plaza builcling
Dear Larry:
This is to confirn in writing ny request made by telephone to remove the above-referenced naCter fron the'1 1/'15/83 City Counsel agenda. Western Federal Savings is currently negotiating with IKS Associates for a joint agreement to install drainage as required by the Clayconb report of August 17, 1982. In approxi-mately two weeks western hopes to submit a comprehen-sive plan of action to the City Council. Consequently,a hearing on the deletion application is somewhat
premature.
Thanks for your cooperation.
Sincerely,
G_{Y\-fi,1$.q
A. Maguire
SAMr/pIw
PEc to/241) -7-
She suggested working within the .Arterial Business District zoning. Rapson agreed with the Arterial Businss district.. Trout had no problem-with thi size'oi tnE restaurant, and suggested that perhaps there was a i:ertain ii." n"ea"O-io-ruk"-the restaurant work. .His on'ly concein was the bulk. lrorgan suggested that the Arteria'l Business District wai a better zone for-th-e l;. "-"
Hatami suggested reducing the height to perhaps 35 feet. piper stated that perhaps affordable housinq was not an issue now, suggested that there was too much parking l9f tf. $9ylt of-square tooiage, irrii.'irrere-should-u"-pi,i"it"ian access from rhe area to Pitkin creek Park condoso and did not have too muit'-trouole wiih iirJ*ui..He did not fee'l there was too much of a probfern *iil,-ir,"-irarric.
t
Brooks requested to table his proposal until
The vote was 6-0 seconded to table to lll28.Novenber 28. Pierce moved and Donovan to table.
uest to de osed ice ri laza buildi
roject. 12 of the 34 units had been both existing and planned units.joint application to remove rec
Loan and IKS Investments were the
Peter Patten went thro-ugh_the history of the p--..-.-.-built and recreation taiilities were-to serve
{otu.llg-phases have split ownership--this is a facilities. Both Western Federal bavings and
appl icants.
The proposed-rec facil.ities.are in geologic hazardous area. The Town now has more q"qjlgg geologic studies than when"tne 5oo wii-approvea]-'prc shoutd look at rec facilities when revisign: lg guplgI lots are revibwed. patten added that ciavcornu Engineerins had sussested that lubdrains te oui'ii-io-ritigii" giounowii"";;"bi;rs.The staff was asking for one condition upon approvat, ifrii-ot iuOaiiini-U"ing-built as per the Cl aycomb report of August 17, 1gg2.
Dave Peel , representwng IKS, indicated that they had a joint applicat.ion and that subdrains wou'ld be bu'iTt pei the siudies. necreition aminilies fees were discussed,with the conclusion that.they would have to be paid. 6il;;" fett that there should be some recreation amenity tireie-iucii-ii a toi ioi. paiien'suggested that it would be appropriate to look.at-alternative rec facil'ities wtien-lhe oup]ex lot application came.in. larrv Eskwith wondered how to-keep rec riitiiii"i"in-ihe-prin-ti"[r,"v"are deleted at the oresent time. Jim Morgan.gske! the apfiicants if they would be willing to contribute $t0:000 to'lrre-r6c aiitri"il-u;['ih" representative from western Federal answered that their iontriouiion ffi; in-uy"providing sub drains.
Rapson asked if some of the land mitigated by.subdrains wou'ld be made geologically safe? Green of western Federar statei that ih;-i;"n i,'ir-in opportunity to rimit construction on the site.
moved and Pierce 5 ec
ea
o edtoa rove the uest with the condi tion that sub drains be i nsta as per t sta memg and that t nsta rior e tssuance 0 a ttna cert i fi cate occupancy on the presen cons ruc i nqs new bu ts were issued on rema I noer o property.
wal ks taining walls foi
\ Applicant: l,Jestern Federa@
The vote was 5 in favor and 1 (Donovan)
tne pro.iect.
PEc 10/?33 -8-
7. Reouest for a conditional use t to allow a car wash in the Vol iter Nurse arage buildinq at l0 Fronta e Road n Ene rial Business stri c es
8.uest for a varianqe to Section 18.13.080 8.4 in order to
to
add a seconda on 6. B n wit v ns cgvered parkin pl icant: Sr/san Comock Hus
rml
sou
9S
Jim Sayre outlined the proposal as in the memo. He said that the applicant had
..agreed to the conditions except for paving. The conditiona'l use oUjiciivei were "to upgrade the property"--needed to be addressed. Stipuliiions or ipprovii were l. Build a berm and.plant at least 20_.5'-J'gvergreen trees with DRB approval 2. The number of exterior parking stalls be limiied to a maximum or roiri ititts 3. Pave the area to the north of-the car wash out to the berm
Piper asked about exterior improvements and Sayre explained that th.is was being done nown but Voliter. had not agreed to pav'ing. The'applicant explaineJ-tnii'iaving would conflict with the nursery-function. naison statbb that car'wash water wbuld -
I1!:..!l",lo!.quoay. Galles stated that he diiln't have the power to agree to paving Decause he did not own the. property. Morgan lvas concerned that there-not be hny outside use of the car wash. Pierce felt-that anything would improve ttre piopei.ty,but he didn't want to.see cars parking outside waiting-to get into oays, trb iirggeilea that gravel. might work as well as paving. Piper teit ttrit at'least the lot iiouto De graveled. Donovan asked about having a loop in the middle to increase the 'landscape opportunities, possibly having 6'ittrer iaving or iandsciping-in-iront-of the shop. Rapson wanted to see a berm betweeh the entrance ani tFe exit.
Trout moved for approval with the following conditions: 20 foot long berm with 5'-/' evergreens, and provide four parking spaces. The motion failed for lack of a second.
Donovan moved and Pierce seconded to approve the request per the staff memo but l. a benn be built and at'l east 20 5'-7'evergreen'irees'pl anted to screen the parki ng
2. The number of exterior parking spaces be limited to a maximum of four.
3. All work associated with the detail shop shall take place inside the garage.
4. Exterior renovation - siding and paint- of the garage be completed
5. That the entire parking 1ot in front of the garage bui'lding be either graveled or landscaped.
6. The conditional use permit for the detail shop is granted for a period not to exceed one year. Mr. Galles should appear befoie the Planninl and Environmental Conmission at their second meeting of Ocibber, 'l 984. Mr. Galles'should make application in the month of September, lgg4.
The vote was unanimous.
Jim Sayre gave the staff summary explaining why the site can,t handre a garage due to existing constraints ana"eii!ting snowpiotryins-hiiiii. Husted is finiihins off a basement with entry modificationi]
F!€"*T#a'tffio!#r*o tel I
Vice
Pl_B !9 carergt ty nr. -' -
WESTERN FEDERAL SAVINGS
700 Sever e€nth Street Denrrer, Colorodo 80202
Tefephorn (303) 37U1212
Novenber 5, L984
Mr. Gary Murraln
Corynunlty Development Department
Town of Vail
75 South Frontage Road
Val1, Colorado 8L657
Re: Highl-and Park
Dear Gary:
Enclosed pLease find a copy of a l-etter of understandlng betneen
ourselves and Streanslde wlth respect to the outfall from the sub-
surface drains and the locatlon of the rip-rap to dLvert such
water.
A portlon of the rip-rap has already been lnstal-1ed and the baLance
wil-l- be conpleted prlor to Ju1-y 31-, 1985 per the attached agree-
ment.
I trust EhLs neets Requlrement ll2 of BtLL Andrewr s letter dated
October L6, 1984.
ftrf trulf yours,
\U'9\ 'J*t-DavLd D. Non]-in
Vice Presl-dent
DDN: Luvr
Enclosures
tvE9TERN F.EDERAL SAVINGS AND LOAN A9SOCIATION OF COLORADO
HOME OFFf ce. 7OO Savent€snth StrEet, Denv€r, Colorsdo AO2O2. T€lephons (3OE, 97O-1212,
BFANCH OFFICE8T AUBORAMALL. CHEnRY CREEK . CTNDEREIIA CIrY . EASTDEIWER. STAPT-STON AIRPOFf ' LAKESDE. GREEEY. WESTI-AIID
NIORTTGTENN. SOInIIOTENN. DENVERTECH CENTER . ARVADA. BEARVAUEY. LAJI,JNIA. PIJEBLO. LOVELAND. GM'{DJIJNCTION. PUEBLO MALI
Oo|.OFAID SPRINO9I'Cf,VNTOIryN . AUROM . COLOFAOO SPRINO$C'TADEL . BOI,LDER . FOBT @LLINS . UNIVEFSFY HILU} . LONGMONT
WESTERN FEDERAL SAVINGS
7@ S€rcrteenfh Stre€l Danver, Colorodo 80202
klephone (3C|il) 37Gl 212
October 26, L984
Mr. Charles J. Nolan
Presldent
The Charles Nolan Coupany of
Colorado, Incl
Project Manager, T'lxe Spectrum Group
P.O. Box 1122
Avon, Col-orado 8l-620
Dear Mr. Nolan:
Per our telephone conversatlon of yesterday, enclosed pLease find a sketch of the
Elghland Park Townhome area which designates the proposed Locatlon of three sub-
surface drains; thoee dralns have now been inetal-led to the satlsfaction of the
Torln of VaLl subJect to our nutual understanding with respect to the locatlon of
a rlp-rap system to dlvert the subsurface draln water.
The sketch LndLcates that such rl-p-rap rsi]-l extend from the subsurface draLns
rlesterly to the dralnage eaaement. The proposed rlp-rap wlLL be instal-l-ed as
sooo as possible, weather pernltting, but, ln any event, aot later than July 3J.t
1985.
Klndly lndicate your acknolrledgement of the proposed rip-rap syatem.
lery trul-y youls,\\.gu &^,1,
Davld D. Novlln
VLce Pres{dent
DDN:lmg
Encl-osure
fhe Spectrr:m Group acknowledges the proposed rlp-rap to be instal-led by Mtdland/
Western FederaL SavLngs st lts expense Ln the location as shown on the attached
sketch.
o".., N*( Z* tq S +
Y\/Ec'TERN FEDERAL EAVINOS AND LOAN ASSOCIATION OF COLORAOO
HOME OFF]CET 7OO g€yenteanth 9tr€6t, Denv€ri Colorado AO2O2,. Tet€phone (3OA, A7O-1212
BFANCH OffiCES: AUFORA MAII . CXERRY CFEEI( . CINDEREUA Cny . EASIT DENVEB . STAPIETON AIRPORT ' LAKESIOE ' GREEIEY ' IYE9TLAND
NOFT}IOTENN.SOUTHGT€NN.DETWEFIECHCENTEN.ARVADA.BEARVATTEY.LAJI,0'ITA.PUEBLO.LOVELAND.ORANDJT'NCTION'PUEALOMALL
@LORAOO Smfi|Js.lrffillcHii . AURORA . COLOfiADO SPRlilGSCrttOEr EOULDEA . FOFiT CCIISiS ' Ut{lviaPstr., t:lLlg ' LCttCltg}tT
MEMORANDUM
T0: Planning and Environmental Commission
FROM:
DATE:
Community Development Department
0ctober 20, 1983
SUBJECT: Amendment.to SDD]l,.Highland park, to delete the plaza Room and Ice Skating Rink from. the project. Applicants: western Federal savinqs and Loan and Keith pomeroy (I.K.S.'_ Vail nssoiiitei) ' eg''"rJ
BACKGROUND
In .|981 the Town-approved l7 duplex lots in the Highland Meadow subdivision
19 be-a Special Development Dislrict with 34 townt'orse'uniti. rhe ctrange-ittowea the site to be treated as a whote and resutted i;;-;rd;i;r site plan ior-the"'entire area. construction of phase I of the proJ"it-ii-gsl compiel".-rr,ir-"-represents 12 of the 34 units.
Ownership of the first phase has changed hands from Sun-Tech Builders to western Federa'l savinqs and Loan who. are compieting the tirsi-pniiJ'now. The plaza
Room was prop6sed as an earth-streitei:ea-conrnunity,/meeting/party room for the entire project as an amenity. An ice-skating ri;1k was to'be aijacent anO Uottr were approved for an open meadow area in the-center;i ahe-;roj;;i-(;;";p[iicant,s stalement for more details). Since the time of approval, th""" have been'iurther geologic studies of this site and surrounaing-ur"I-wr,i"n'piint a dimmer picture
:lth",:?]1:-1n9.9_g9'losy on this site from tie informatioh avaitab.i; iwo-i;;;;-ago: ,lhis.has prompted the request to de'lete these common facilliies irofr-this most hazardous geologic area of the site.
0f further note is the fact that it is area not yet developed to abandon the this would lessen the need for corrnon
the wish of the owner of
SDD and go back to dup'lex facilities for the SDD.
the remaininq lots. If apfroved,
STAFF RECOMMENDATION
The staff reconmends approval of the deletion of the plaza Room and Ice Skating rink, but rvith an important condition out'lined-neiil. r,J;-r;ress the importance of conrnon recreationbl faci'tities for rrtti-iimiiv-p""i"lti"i"-ir,;ii'ii"'fi;ff|:;on-site,_easily accessible amenities to residents-, ina"ii-irro takes thb bil;;off-the Town to provide for them if the deveroper'do"in;i.-'nowever, we do not feel that.this-piovision of common anenities shoutJ-6I"tJ-th" o"t"iment of the safety and health of the residents as it could be he;;.--rne racitities are proposed in a "landslide area." This is not the pioper toiition for an earth-sheltered structure. lde.question-the viability o? ih"'li.-rlnk in an open meaaow area (exposed to the sun), as well.
-2- 10/20/83
In realizing the severity of the geotogic problems with the site, the most severe of which 'is underground streams, we wiil require that the geologisisi torrtion-'be followed. The studies a'll indicate the iecessity for uiderg6und Orainigd-'systems to divert and concentrate the flow.of this groundwater away from Oiild.ing sites. t,le recommena-l!ul the drainage systems as oiilinea ttre liijciivlorE"-"''Report' August 17,1982 be installed-as i condition of this approval. -
1i
ICE RIifii AI.JD PLAZA ROOi.i DELETIOI'J
I]IGi{LAI'ID PARK TO\.NfitOi.1ES
Resubdivision of ?racts I and II I{ighland .Park Filing liunbe.r 1 Vail, Colorado
This petition 1s a request for the deletion of the proposed Ice Rink/PLaza P.oom and accompanying vralks, stairs and re-taining lralls for the 12-unit i{ighland Park Tovmhoraes. The
reason for this request is tr.rofold: (1) The original devel-opnentts phased relationship no longer exists, and (2) a1l current geotechnical studies prepared subsequent to the orig-i.na1 approval advise against the proposed consiructj.on.
In the faIl of L980, I.K,S.-Vail_ Associates, a t,lichigan partnership, acquired L7 lots in the wester.nnost area of Highland i'leadorvs. 1.K.S. reached an agreement with Sun Tech Buj.lders, fnc. to purchase 6 of the lots for immediate devel-
opreent and construction of duplex torvnhomes; further, Sun Tech had an option to purchase adciitional lots for fuiure develop-ment and constructi-on. Developnent was delayed due to the artnexaiion of the property by the Tor,rn of Vail in December of
1-980, thereby requiring that the concept and plans be redrar,rn to comply with Tol,m of Vail requirernents. Eventuall_y, a Special Development Disirict (SDD) rvas establishecl r'rith the
Tor,mrs approval . Construction of the flrst phase of the SDD
commenced in the surlrner of 1981 and conti_nued until l_ate fal1
L9B2 r,rhen a default rvas declared by the first mortgagee. Fore-closure proceed5-ngs occurred and 6 Lots lrere acquired by l,.test-ern Federal Savings by Public Trusteers Deed. 1'Jestern has hlred a contractor io complete the si;l buildings, but has no i.ntention of further developrnent in the area.
I.K.S.-Vall Associates is presently havi-ng extenslve geotech-nical investigations perfornred on the 11 rernaining lots of Highland Park SDD (originaL lois 26-31 and 39-37) by Fox Consuliing Engineers and Geologists. ?he purpose of these studies is to provide slte specific data to al.l-or,r the SDD to be anended and the 11 lots to be replaited r'rith buiJ_ding envelopes thd,t are sensitive to the Tor.rn of VaiLrs Claycomb Report and tlre investigati.ons of Li.ncoln DeVore Soils ancl Geoiechnical Engineers and Fo:l Engi.neering. These 1ois vill be individually sold for slngle lanily and duplex projects.
The lots r,ri11 not be an exienslon of or associated vritir High-land Park Tor'rnhomes.
drainage and serve to collect or channelize floty. If it is at all possibre, i reconrnenc ellminating tire snrall i..'a11s and na-:in3 the ciesign on the uphilt sj.de of the units AS SIi.pLE As Possr3ll." (lhe deieiion of ilre privacir r..'a11s for ilrese reasons leceived tlre apirrolal of the Tor.rn of vair Jn3ineering Departnent and staff approval fron the TOV planning Depari-neni. ) The design of the Ice Bi.n]</p]-aza rloom incorporltes several of these tvalls. The r,ralLs, the retaing required for the ice rink and the earth-covered plaza roorn rtrould trap and concelntrate rvater i.n a similar rnanner to the pri-vacy lvalls.
The DraLn'age 'and Slope Stability Analysis deveJ-oped for the
Torvn of Vail by Claycornb Engineering Associat'es, Inc., and Li.ncoLn DeVore, Soils and Geotechnical Engineers, identifies the icd rink and the plaza room to be rocated in and imnediately adJaeent to Hazard zone 6. This zone Is described as ihe most critical geologic hazard zone consisting of nappeci lanctslide deposits of unstable -arid"rn€tastable. slopeS in..active grorind-vtater areas. The Lincoln DeVor.e Report reconnends, T,ADEQUATE
sE?BACiiS FROi.l TTIESE AREAS (Zone 6) SHOULD BE I,IAtl.ITj\fifED.',The Clayconb Report, in refeuing to Highland park, states that, r'based on the avall-able information, the basi.s for approval by the Torv'n of tlre proposed project may have been
soraervhat faulty. It certainly appears ihat re-sitJ_ng of certain uniis is appropriate and possible ELII.IIIfATIOI,I of sorne uni.ts 1f suitable lor,rer l:azard locations are not available.r,This r'roul-d.aLso apply to the constuction-of ihe Ice Rink/Plaza Roon, sincei it is located in Hazard Zone 6.
The slte specific report by CTl/Thompson does not incilcate any feaslble areas r.rithin ihe 12-unit Highland Park ?or'rnhornest boundaries r'rhere an icd rink and plaza room might be located.?he'locaiions of the exi.sti.ng buiLd.ings clo not allor,r enough
room inmediately to tlre norih of Vernont R.oaci for any further developnent. The property to the north of ihe existing build-ings is inaccdssible due to belng heavily rrooded r.ii.th extrenelir steep slopes. Tlre area beir.reen units 10 and 11 ls also e:':irenely sieep and has been identified as an area rritlr geo-logical cfraracterlsij.cs simiLar to ihose described above.
Due to ihe fact that the scope and phased relailonship of the originaS- CeveJ.opnent no longer. exists, and the geotechnicaJ.
rec<jnnendaiions are against consiruction in the area of ihe proposed fce Rini.:,/Plaza Roore, r,'e believe the deletion of tire struciure is in ihe besi interests of ihe project and surrounC-ing properties.
Respec tfulJ-1' sr5o' tied,
iiESTE:.;tr FIDEF$L SAVIIIGS AiD LOAii ASSOCIATIO:,I
o peririon,|_Septenber 26, 1983
'l
PETITIOI.I FORM FOR Ar'1Et\rDl'tENT TO TIIE ZONING ORDIIIANCE
OR
REQUEST FOR . A CHANGE IN DISTRICT BOUNDARIES
I. This procedure is reguired for any anend.ment to the zoning ordinance ' or for a request for a district boundary change
A. NAI'1I OF PETITIONER !trestern Fecleral SavS-ngs and Loan Association
ADDRESS 7OO S..t"ttt..ttth St Colarado BO2OZ'HO'E J7O-12
B. NA}18 OF PETITIoNER'S REPR-ESENTATIVE DavJ.d i.T. Peel, PEEL/!trARRE}I ARCiiITS
ADDRESS P.O. Box 3370, Vail, Colorado 81658 476-4506
PHONE
c.NAME 0F 0htlER (pri ,r r. rrrnol \'Iestqr-n Federal Savi-ngs and Loan Assn'
-J Y"t _
SIGNATURE "\.\ t\ic :- Davld D. Novr1in, Vice President
ADDRESS ZOO S".'.rrt"urlt1l S HgNg 370-12 1_2
D.TOCATION OI' PROPOSAI,
of Tracts I ADDRESS Hishland Park Tot'rnhomes,
tEGAI DESCRIPTION ].ot block filing Highland Park i{o. 7
. Resubdivision and II,
E.
F.
FEE $100.00 plus an anount equal to the then current first-class postage
rat,e for each property owner to be not.ified hereunder.
A list of the names of owners of all property ad.jacent to the subject property, and their rnailing addresses.
S?REA1.{SIDE:. Spectrum Group, Inc. Iiobert A' Tal/Ior .|.IestVailDevelopmentAssoc.3lSSouthHova.rdj.ve.
2077 l:lorth Frpntage Road
Vail, Colorado A7657
Paul T. Van \,iink1e
2077 "\l . Frontage Roari llest
Vai'l-, Colorado 81.557
Suite 2O4
Tampa, Florida 33606
IIIGI-1LI-]-D P"T,NJ: S)]
LOTS 26-3 1.and 33-37: I.-1i.li.-vaj-.1- ,t-SS,)cli.tes
l,lr. lieith J. Pomeroy
31805 l.tiddlebelt Road, Suite 305
Farnington ;Iills, :iichigan 48018
TRACT B: Designated as OPen SPace.
\^ai | .,"f r1r,
O peririon,+Septenber 26t 1983
,PETITION FORI4 FOR T}IENDI.IENT TO TITE ZONING ORDII{/"NCE
OR
REQUEST FOR
A CHANGE IN DISTRICT BOUNDARIES
i. This procedure is reguired for'any amendment to the zoning ordinance
' or for a reguest for a district bound,ary change
A. NAItlE OF PETITIONER I'Iestern Federal savlngs and Loan Associatlon
ADDRESS 7OO S"vu"tuu"th S Colqrado 8O2Ot"O"t JtO-t*t
B. NA}IE OF PETITToNERIS REPR.ESENTATIVE David iI. Pee1, PEEL/WARREN ARCHITS
\i ADDRESS P.O. Box 3370, Vai1, Colorado 8l-658 476-4506
PHONE
c. NAME 0F 0WNER.(pri or type)
-"":!qT ""t""?t t
SIGNATURE -.\b * David D. Novrlin, Vice President
ADDRESS ZOO Surr.r,tu.r,th ST HONS_:I=21?
D. LOCATION OF PROPOSAI
ADDRXSS ]itgllland Park Tovrrrtromesr.Resubdivision of Tracts I and I1,
LEGAI DESCRIPTION l-ot block filing Highland Park iio.
FEE $100.00 plus an anount eqr:al to the then current first-class postage rate :for each property ourer to be notified hereunder.
A list of the names of owners of all property ad.jacent to the subject property, and their nai.J.i-ng addresses.
SIREAI'{SIDE: Spectrum Group, Inc -
. tr'Iest Vail Development Assoc.
2077 North Fr.ontage Road
Vai1, Colorado 8L657
Paul T. Van iJinkle
. 2077 it. Frontage Road r.Iest
Vai'1 , Col-orado At657
i{IGi:L-r-D Plii.i SJD
LOTS 26-3 1 . and 33.-37:
TRACT 3: Designated as OPen SPace.
E.
F.
Robert A. Taylor
3L3 South ]{ovar:j i.ve.
Suite 204
Tampa, Florida 33606
i.::. S. -Vai-1,/,ss'rc ie-ies
I.'lr. I(eith J. Pomeroy
31805 l,liddlebelt Road, Suj-te 3O5
Farnington .Ii11s, iiichlgan 48OLB
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WESTERN FEDERAL SAVI NGS
700 Sovord€€nlh Siroot Donver, Colorsdo 80202
Tefophone (303) 370-1212
October L2, L984
z;a +'da,/r?ht^-;
Mr, A. Peter Patteu, Jr.
Actlng Director - Connnunlty Development
Torm of Vall-
75 South Frontage Road
Vall, Col-orado 81657
Re: Highland Park
Dear Peter:
We respectfully request that you execute the Final Plat for HighJ-and Park Town-
houses. The plat lras prepared by Johnson, Kunkel & Assoclates, Inc. (Job No.
82lJ03) and executed by thern on August 4' 1983.
It ls rny understanding that the only thlng delaylng the Townr s executlon was
the lnstall-atloo of subsurface dralns. Those dralns have nov been instaLled;
they were lnspected and accepted by 3111 Andrews on October 4, L984.
Should there be anything which now precludes your conpliance wlth our request,
please contact me imedlately. Otherw-lse, I would like to plck up the fu1Ly-
executed plat on Friday, October 19, 1984.
Very truly yours,
t. ',v\rr t \ 'r/ r ',1 | .
I J.)'- c\iJ. '\l(r,-r:-+
David D. Nowlin
Vice President
DDN: l-mt
u/ESTERN FEDERAL SA\/INGS AND LOAN ASSOCIATION OF COLORADO
HOME OFFICE! 7OO S6vonloanth Streel, Donver, Colorado AO2O2 . Toleptrono (3O3) 370-121 2
88ANCH OFFICES: AUFOBA I'lALl . CHERfiY CFEEK . CINDEREIIA CITY . EAST DSNVEB . STAnETC'{ AIRPOFIT . IA,(ESIOE . OREELEY . WESTL,A|ID
I€RTTGTEiIN. SOUTHGENN. OENVENTEC1I CENTEN . AFVAOA. BEAR VNI.EY ' LAJWTA. PtJEEN.O ' IOVET.AIID. ONA'{O JIJNCTOT{ . PI,EALO I|uLI
o('-oRAm sPRrNG9oo/{NTo|irN . AunonA . coLoRAm spFrNGgcrTADEt . BourjtEH . FoFr co|.IrNs . uNryEEiny HLls . L(*{G!roNT
( wt t2/tJzr.. -72,oj/*=?1?,* f"A
75 south lronlage toad
vall. colorado 81657
(303) 476-7000
16 0ctober 1984
deparlmenl ot publlc works/lransporlatlon
Dave Nowl in
l{estern Federal Savings
700 Seventeenth Street
Denver, Colorado 80202
REI HIGHLAND PARK TOWNHOUSES
Dear Dave:
The final items to be completedobefore the Town of Vai'l Department of
Public tlorks accepts the westerly portion of Vermont Road for maintenance
are as fo]'lows:
1. Lower manhole located along the south shoulder of Vermont Road
. dpproximately 200' from the intersection with Vermont Court-
2. Complete outfall for horizontal drains; ie, riprapped ditch or
culvert, and present a letter of agreement signed by Streamside
and yourself stating that the location of the outfall is
. satisfactory to both parties.
3. Clean catch basin and repair gravel shoulders as necessary along
the south shoulder of Vermont Road.
4. Remove all debris and building materials in the right-of-way
along Vermont Road.
ThiS/'l etter only addresses the Public l,lorks items prior to final approval.
You should request similar lists from the Department of Community Development
and the Fire Department.
If you have any questions concerning the listed items, please contact me
directly. I will be availab'le for a final inspection when you have
compl eted the requi rements.
Sincerely,
eJ{ c,_.r. _ fa
Bill Andrews, P.E.
Town Engineer
cc: Tom Braun
Peter Patten
Stan Berryman
Larry Eskwith
WESTERN FEDERAL SAVINGS
700 Ssrerfeonfh Slraot Denver, Colorodo 80202
Tolaphona (3CB) 37Gl2l2
October l-0, L984
Mr. Gharles NoLan
T'he Spectrum Markettng GrouP
P.O. Box 1122
Avon, Colorado 8L620
Dear Mr. Nolan:
Per our recent teJ-ephone conversatlon' eoclosed Pl"ease ftnd a nap of the
Hl"ghland Park area whlch deslgnates the proposed Locatlon of the subsurface
drains. As you nay recall, the dralns were required by the Town of Va11-; the
instellatlon ls novt complete.
We are plaruring to 1nsta11 rip-rap to direct the flol' of sater westerly toward
the naturaL dralnage area. The Town of Vail has requested that we inforur you
of such pLans and obtaln your acknowledgement of same. The rip-rap shoul-d be
Lnstalled vlthln the next few days.
If I can provlde further lnformation' Please do not hesitate to call.
Very tnly yours,
DavLd D. Nowl-ln
VLce Presldent
DDN:LE!t
Enclosure
The Spectrum Group acknowledges the proposed rip-rap to be installed at the ex-
pense of Western Federal Savlngs.
TEE SPECTRI'M GROI'P
Date
\^,E9TERN FEDERAL SAVINGS AND LOAN ASSOCIATION OF COLORADO
IIOME OFFTCE! 7OO Sov€ntsanth Sire€t, Denver! Colorado BO2O2. T€l€phone 1303, 379-'1212
BRANCH OFFEES: AURORA i/|ALL . CHEFFY CFEE|( . CTNDEFEIA CrY . EASI ITENVEF . STAPLEION AIRPORT . LAKESIDE . GREEIEY. WESTIAND
iIOhTIEENN. SOUTHOI.ENN. DENVEN TECH CENTEF . AFVADA. BEAR VALTEY . LA JI,'IIA . PT'EBLO . LOVETAND. GRANDJUNSTION. PUEELO MALL
@LOFADO SPFING$,DCIVNTOII'N . AIJFOFA . COLORAIr| APRNOgCTTAOEL . BOI,.{.DER . FORT @IINS . UNNERSITY H[!S . LONOUONT
By
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We; &t>,-. /'t. t, a:i7. WESTERN FEDERAL SAVTNGS y7 atalqZZn-*ttdt I hrZZ 700 S€verre€rdh Srre€r Denver, Cotorqdo 8O202 (.), \'t Telephono (303) 37@.1212 fl.; -4.G.. -T?-
-t/* -T.t^-.-{aih- ffi october L2.- L984
.,4r+'ta'/r44,t;
///r7z-
Mr. A. Peter Patten, Jr.
Acting Dlrector - Co'nmunity Development
Town of Vall
75 South Frontage Road
Vail, Colorado 81657
We respectfully request that you execute the FLnaL Plat for Highland Park Torm-
houses. The plat was prepared by Johnson, Kunkel & Assoclates, Inc. (Job No.
821103) and executed by then on Auguet 4, l-983.
It ls ny understanding that the only thing delaying the Tosnt s executLon wae
the lnstal-lati.on of subsurface draLns. Those dralns have nov been installed;
they were lnspected and accepted by Bll-L Andrews on October 4, 1984.
Should there be anything whlch now precludes your conpl-iance wlth our requeat,
please contact ne L'nmediately. Otherw"ise, I would l"ike to pLck up the fuLly-
executed p1-at on Friday, October 19, 1984.
Very truly yours,
tr \ : ,
\ J i.-'-i1-r..1 .,'{-- ..t.-:-
Davld D. Nosll-n
Vlce ?resLdent
DDN: l-mt
rA/ESTERN FEOERAL SAVINGS AND LOAN ASSOCIATION OF COLORADO
]tOME OFFIcE. 7OO Soveniconth Stroeti D€nver. Colorado gO2O2. Tolcphona lgo3, 370-1212
SnANc}l OFFICES: AlrROnArrALL. CXERFYCREE|(. C0{DEFE|.rACIrY. EASTD€IWEB. STAPIEIOi{ AIFPOm . LAKEEDE. GnEEr€Y. ttESIllND
iDHT}GI.ENN. SOUTHGIfNN. I,ENVER TECH CENTER . ANVAT,A. BEAN VATTEY . IAJINTA. PUEALO. IOVEI.AI{D . GRA'\IDJInICT|O{. PI,|EEIO I,AIL
@LOnAID SPRINGSDOVNTOI/N ' At nORA . COLORATD SPR|NG9CTTADEL ' B(x,rl,D€R . FOFT COLl.lNS . UNMRSfTY H1LLS . L('nElrONt
Mr. Gary Murraln
3ut1dlng Department
Town of Vail
75 South Frontage Road
Vailn CoJ-orado 8L657
WESTERN FEDERAL SAVINGS
7(D Sorsnteanth Streei Denver, Colorodo 80202
Telephorc (303) 37Gl2l2
October 22, 1984
.\
!.ovnhomes--,/,. Re: Highland Park ( unrt //7 \--__-._---
Dear Gary:
Per our conversatlon, enclosed please flnd a copy of the speclal-
structural report regardlng Unlt /17. The report was completed by
AD & C group, structural englneers, on June 1, 1-984.
I trust this wiLl- suffLce for your purposes.
Very truly yours,
I\ruu*L
Davld D. Nowl-l-n
Vice President
DDN:lrms
Enclosures
WEgTERN FEOERAL SA\/INGs' AND LOAN AS9OCIATION OF COLORADO
HOME OFFfCE! 7Oo Sev€nteenth Slreet, Denver, Colorado ao2o2. Telophons a3OS, S7O-1212
BRANCHOFFICESTAUmRAiTALL.CHERRYCREEK.CI'IDEHE|IACIIY.EASTDENVEn'STAPIEIONATRPORT.LAIGSIDE.OREETEY'WESTLANO
NOBTHOT€NN.SOTTHGIENN.DEiIVERIECHCENTER.AFVADA.BEARVAiIEY.l-AJLrNTA.PuEBLO.LOVAAND.OFANDJUNCnON.PUEBLOIIALL
@LORADO SPRINe;OCAflT.'TON'N . AURORA . COLORAOO SPRINOS.CTTADE. . BOULDEB . FOFT COLUNS . I'NIVERAITY HIIIS . LONOMON'
oj-
M I DLA].rO7WESTERN reOenfi SAVTNGS
700 Seventeenlh Streel
Denv€r, Colorado 80202
Telephone (303) 37G1212
Very truly yours,
\\.gh &*L'
David D. Nowlin
Vice President
DDNlvwn
JuIy 25, 1985
Mr. Steve Patterson
Town of. Vail Building Department
75 Frontage Boad Yail, CO 81657
BE: HIGM.,AND PARK
Building Permits 752 through 757
Dear Steve:
We are pleased to report to you that all the items
covered by the Le-+t€f. of Credit issued to the Town of Vail (replace twelve treesr-=Fepatr stucco fie?f tase of atrtrrns
and build extensj-on of rip-rap from the subsurface draj"n
system) have now been completed.
Ile respectfully request that you or your staff
members lnspect these items to assure yourself of compl.iance.
Upon inspection and satisfaction, we would request that the
Letter of Credit be cancelled and returned to my attention.
75 south lrontage road
vall, colorado 81657
(3O:t) 476-7000
June 14, 1985
David Nowlin
Colorado Federal Savings & Loan
82L lTth Street
Denver, Colorado
Re: Landscaping Improvements to
ofllce of communlly developmenl
Condominiums Project
Dear Dave:
0n June 4, 1985, we met at the Highland Park site to review the landscaping.It was agreed between you and me that the twelve trees shown on the enclosed site plan would be removed and new trees planted'in the same proximity.It was also agreed upon that the dead trees on the project would be
cut down and removed from the site. Please let me know when you would ljke to schedule another 'landscape inspection. If you have any other
questions pl ease give me a call.
Sincerely,
the'Highland Paq
K'fun l''}1
Kristan Pritz
Town Planner
KP/bl f
Ir \l
Date or Ap{"J""JP"'I t:, tqgt
APPLICATION FORDI FOR SPECIAL DEVELoPMENT'
DISTRI'CT DEI'ELOPII{E}IT PLAN
I.This
the
The
A.
procedure is reguired for any project
"5-"Ii"i o-.'-roptn6ttt District Procedure'
application will not be accepteil t-tt]
that would 9o through
all information is submitted''
PHINE/4$]:-J4!L
NAI.{E OF APPLICANT
ADDRES9
B.NAr,rE oF AppLrcArir*s REpREs n11re1jwz DEproN f fl#oa'
ADDRSSS
c.AUTHORIZATION OF PROPERIIY O!{NER
Isrcuaturs
-/
/< S - a6') g4*--l>-,+pHo'e fa (-</s^{i
ADDRESS
OF PROPOSAJ,D.
F
L/2
/y-r
],OCATION
ADDRESS
LEGAI., DESCRIPTION
E.
F
FEE $100.00 Plus 18+ for each property owner to be notified'
.A List of the narne of owners ,of "i"[J""t property ard their miling
tt. rour (4) copies of the following inforrnation:
- A. Detaired written/sraphi: a-"-t":3gf;l "rthlfinlTt=or^itt"a to -;: an--environmental imPact r
actninistril;;;;i"E"ia"".E-'itt'Chapter18.56hereof
Uy Sectio" fg'56'O3O' exempt projects;
C. An oPen fP-ace and recreational plan sufficient to meet the denands
oeneratecr oy the ilevelopmetrt wi-trrout-undue burd'en on available
it--Pi"P""ed- Public facilities ;
all ProPertY adjacent to the
a-ddres ses .
the zoning
unless waived
}.
t Applicati""
fffpeciar
Developrnen. "'fJ Development Plan
contours having contour intervals of not ruore than five the average slope of the site is twenty percent or less,contour intervals of not more than ten feet if the average the site is greater than twenty percent.
Existing feet if or with
slope of
D.
E.
F.
G.
A proposed site pLan, at a scale not smaLler than one inch egual_s fifty feet, showing the approxirnate locations and dimensions-of all buildings and structures, uses therein, and at1 principal site development features, such as landscaped areas, recreationaL faciri-ties, pedestrian plazas and walkways, service entries, driveways,and off-street parking and roading areas with proposed contourl after grading and site development;
A preriminary J-andscape pran, at a scale not smaller than one inch equals fifty feet, showing existing landscape features to be retained or removed, and showing proposed landscaping and landscaped site development features, such as outdoor recreational facilities,bicycre paths, trails, ped.estrian prazas and walkways, water ieatures and other €lements i
PreLirninary buiJ-ding elevations, sections, and floor pJ-ans, at a scale not smaller than one-eighth equals one foot, in suificient detaiL to determine floor area, gross residential fLoor area, interi circuLation, locations of uses within buildings, and the general scale and appearance of the proposed development.
on the 2nd and 4th necessary accompanying the date of the meeting.
' lc
t-
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./';) {'4'7t{\
1*"
/,/1 rr [/'i -/"
IIf. Time Requirements
The--P1ahning .and Environmental Conuuirssion meets
MonilayS of each monttr. An application with the rnaterial must be submitted four weeks prior to
NOTE: It is recomended that before a special developnent district application is subnitted, a rdview and conr''rent neeting should be set rrp wiiir ttre Departnent of Comunity Developnent..
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,fr AND EN'TR.NMENTAL coM'rssrb
0ctober 24, 1983
Site Inspections
Golden Peak Study Session with Town Counci'l
Publ ic Hearing:
Approval of minutes of September 26 and of 0ctober .|0.
Request to rezone the Amoco service station site from Heavy service to Public Accommodation zone district, and to incorporate the-site into
Special Development District #6. A]so, to amend'the Sepciat Development District height section and p1 an, to increase the gross residential resi-dential floor area allowable, to modify professional and business offjces,
!heg!9r1 , meeting rooms, convenoion facilities, and corunerc.ial parking facilities from conditional uses to permitted uses, to request in exetption for parking, to permit addit'ional floor area for conrnercidl uses, and other minor changes. Applicant: Piccidilly Square, Inc.
A.request. for an,exterior alteration for the Lodge at vail to add a new wing to the hotel between One Vail Place and the-Lodge. The proposal includes modifications to the "Lodge plaza" adjacent-to the Fbunbers, plaza
and to the parking lot on the west side.Applicants: Lodge at Vail
A request for a conditional use permit in commercial core II in order toconstruct conrnercial storage units in the lower level of the concert Hall Plaza. Applicant: Eag'le Valley Investments, Inc.
A-request for a rezoning on the Getty 0il site (parcel immediately west of Pitkin creek Parkcondominiums in Bighorn) trdin tow Density Mulii-Family (LPryF) to special,Development Distriit with underlyin-g Arterial Business District to build a restaurant and "affordable" Londominiums.
Appl icant: Brooks Investments
Request to delete the proposed ice rink/plaza building and accompanying walks, stairso and retaining wa]1s for the Highland pirk Townhomes,-spEcial Development District #ll. Applicant: westeri Federal savings and-Lobn -
7. Request for a conditional use permit to allow a car wash in the vol .iter
Nursery Garage building at 1031 south Frontage Road in the Arterial Business District. Applicant: David J. Grelg Galles
8. Beqygst for a variance to Section 18.13.080 8.4 in order to add a secondary dwelling on Lot 6, Block 6, intermountain without having to construct '
covered parking. Applicant: Susan Corrock Husted
J.
4.
5.
6.
box 100
vail, colorado 8'l657
(3o3) 476-s613
department of community development
July 22, 1981
Colorado Federa'l Savings and Loan
821 17th St.
Denver, Colorado
AfiN: David Now'lin
Dear David:
The Highland Park Filing Number 1 subdivision was approved
by the Town Council on Ju'ly 21, 1981.
The snhrlivision plat wil'l be recorded in Eagle County withln
the next seven working days.
Sincerelyn
rC)-JL;/. &?"-*
Dick Ryan,'D:iitctor
Department of Community Devtilopment
DR:df
Johnson, Kunkel & Associates, Inc.
LANO SURVEYING . CIVIL ENGINEERING . MAPPING
August 4, 1983
Department of Community Development
Town of Vail
Box 100
VaiL, CoLorado 81658
Re:
Dear Sirs:
We are submitting for your review the following items:
1) 2 mylars of the Townhouse Map
2) I print of the Townhouse Map 3) I print of the drainage map 4) I print of the Site Plan of Units 1-8 5) J- print of the Site Plan of Units 9-12 6) I copy of the Townhouse Declarations 7) A check for $100.00 for plat review 8) J- application for Townhouse Plat Review
If you have any questions please call me or John
MacKown at 328-6368.
Sincerely,
.(--n dn--q''u
Ken L,ong
Xc: Calcon Constructors
Western Federal Savings
{
P,O. Box 409 . ll3 East 4th street Eagle. Colorado 8i631 , Phone: (303) 32&6368
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MINUTES
VAIL TOWN COUNC.IL MEETING
J lovruaun r, 1983
f Page 3
The next item on the agenda was Citizen Partlclpation. Ella Knox addressed the Councl-l on the Townrs lease of the IBM 60 Copiei. 8111 Pyka explained to Ms.Knox the reasoning behind flnanclng the copi.er rather thair purciraslng the machin6 outright.
The next item on the agenda was the appear of the Highland parB proposal .PeterPattenaddressedtheCounci1,statingthattffi
contacting both of the dppllcants and asked that the appeal Ui taftea until the November 15 Counc'il meeting. After some dlscussion paul Johnston made a motlon to that affect and Gail llahrllch seconded the motlon. A vote was taken and the motion passed unanimously.
'The next item on the agenda was'the appointment of a Liquor Llcensing Authority member. Jim Lieberman was appointed to flll that vacancy.
Under Town Manager Report, Rich Caplan asked that the Council approve the list of electlon clerks and Judges presented-to then by Town Clerk p;; Brandmeyer.Ron Todd made a motLon to approve the list and Paul Johnston seconded lt. A vote was taken and the motion passed unanimously.
Mr. Caplan tben officially introduced Ken Hughey, Asslstant Chlef of pollce,to the Council,
There was no Town Attorney Report.
As there was no further business the meettng was ad.journed at 9:bo p.n.
Respectfully submitted,
ATTEST:
-
September 1, 1983
a @
Mr. Peter Jumar
Town of VaiL Buil-ding Department
75 South !'rontage Road
VaiJ-, Colorado 8L657
Dear Peter:
The following is
eased or dannaged
Quantity
2
24
a l-ist of trees to be put
trees on the Eighfand Park
Size Material Description
in place of dis-project:
I"lartin L. Jones
Owner
The Planters of Vail
Attachment
L2-L6r Lodgepole Pi.nes
3tr Aspen
and in two driveway dividers:
6#s 6#s 23"23"
PotentiLlas
PotentilLas
Aspen
Aspen
AIso, we recoruuend substitution of a variety of perennials
and ground covers includLng columbine, penstemon, erigeron,dianthus, cerastiun, lupine, gaillardia for the ajuga and
vinca that was specified. Also, rve have altered the shape anil sizes of the beds to work more effectively with the elirnination of the privacy wal.Ls. See attached drawing.
cc: Kim Douglas, Calcon
Dave Peel, Architect
Yours very trulyt 12v%
CREATIVE LANDSCAPING
P.O. Box 421 Yail, Colorado
r INTERIOR AND EXTERIOR
81657 Phone (303) 949:6058
TH€ PIANIEIS
lry
O peririon,+Septenber 26t 1983
,PETITION FORI4 FOR T}IENDI.IENT TO TITE ZONING ORDII{/"NCE
OR
REQUEST FOR
A CHANGE IN DISTRICT BOUNDARIES
i. This procedure is reguired for'any amendment to the zoning ordinance
' or for a reguest for a district bound,ary change
A. NAItlE OF PETITIONER I'Iestern Federal savlngs and Loan Associatlon
ADDRESS 7OO S"vu"tuu"th S Colqrado 8O2Ot"O"t JtO-t*t
B. NA}IE OF PETITToNERIS REPR.ESENTATIVE David iI. Pee1, PEEL/WARREN ARCHITS
\i ADDRESS P.O. Box 3370, Vai1, Colorado 8l-658 476-4506
PHONE
c. NAME 0F 0WNER.(pri or type)
-"":!qT ""t""?t t
SIGNATURE -.\b * David D. Novrlin, Vice President
ADDRESS ZOO Surr.r,tu.r,th ST HONS_:I=21?
D. LOCATION OF PROPOSAI
ADDRXSS ]itgllland Park Tovrrrtromesr.Resubdivision of Tracts I and I1,
LEGAI DESCRIPTION l-ot block filing Highland Park iio.
FEE $100.00 plus an anount eqr:al to the then current first-class postage rate :for each property ourer to be notified hereunder.
A list of the names of owners of all property ad.jacent to the subject property, and their nai.J.i-ng addresses.
SIREAI'{SIDE: Spectrum Group, Inc -
. tr'Iest Vail Development Assoc.
2077 North Fr.ontage Road
Vai1, Colorado 8L657
Paul T. Van iJinkle
. 2077 it. Frontage Road r.Iest
Vai'1 , Col-orado At657
i{IGi:L-r-D Plii.i SJD
LOTS 26-3 1 . and 33.-37:
TRACT 3: Designated as OPen SPace.
E.
F.
Robert A. Taylor
3L3 South ]{ovar:j i.ve.
Suite 204
Tampa, Florida 33606
i.::. S. -Vai-1,/,ss'rc ie-ies
I.'lr. I(eith J. Pomeroy
31805 l,liddlebelt Road, Suj-te 3O5
Farnington .Ii11s, iiichlgan 48OLB
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WESTERN FEDERAL SAVI NGS
700 Sovord€€nlh Siroot Donver, Colorsdo 80202
Tefophone (303) 370-1212
October L2, L984
z;a +'da,/r?ht^-;
Mr, A. Peter Patteu, Jr.
Actlng Director - Connnunlty Development
Torm of Vall-
75 South Frontage Road
Vall, Col-orado 81657
Re: Highland Park
Dear Peter:
We respectfully request that you execute the Final Plat for HighJ-and Park Town-
houses. The plat lras prepared by Johnson, Kunkel & Assoclates, Inc. (Job No.
82lJ03) and executed by thern on August 4' 1983.
It ls rny understanding that the only thlng delaylng the Townr s executlon was
the lnstall-atloo of subsurface dralns. Those dralns have nov been instaLled;
they were lnspected and accepted by 3111 Andrews on October 4, L984.
Should there be anything which now precludes your conpliance wlth our request,
please contact me imedlately. Otherw-lse, I would like to plck up the fu1Ly-
executed plat on Friday, October 19, 1984.
Very truly yours,
t. ',v\rr t \ 'r/ r ',1 | .
I J.)'- c\iJ. '\l(r,-r:-+
David D. Nowlin
Vice President
DDN: l-mt
u/ESTERN FEDERAL SA\/INGS AND LOAN ASSOCIATION OF COLORADO
HOME OFFICE! 7OO S6vonloanth Streel, Donver, Colorado AO2O2 . Toleptrono (3O3) 370-121 2
88ANCH OFFICES: AUFOBA I'lALl . CHERfiY CFEEK . CINDEREIIA CITY . EAST DSNVEB . STAnETC'{ AIRPOFIT . IA,(ESIOE . OREELEY . WESTL,A|ID
I€RTTGTEiIN. SOUTHGENN. OENVENTEC1I CENTEN . AFVAOA. BEAR VNI.EY ' LAJWTA. PtJEEN.O ' IOVET.AIID. ONA'{O JIJNCTOT{ . PI,EALO I|uLI
o('-oRAm sPRrNG9oo/{NTo|irN . AunonA . coLoRAm spFrNGgcrTADEt . BourjtEH . FoFr co|.IrNs . uNryEEiny HLls . L(*{G!roNT
( wt t2/tJzr.. -72,oj/*=?1?,* f"A
75 south lronlage toad
vall. colorado 81657
(303) 476-7000
16 0ctober 1984
deparlmenl ot publlc works/lransporlatlon
Dave Nowl in
l{estern Federal Savings
700 Seventeenth Street
Denver, Colorado 80202
REI HIGHLAND PARK TOWNHOUSES
Dear Dave:
The final items to be completedobefore the Town of Vai'l Department of
Public tlorks accepts the westerly portion of Vermont Road for maintenance
are as fo]'lows:
1. Lower manhole located along the south shoulder of Vermont Road
. dpproximately 200' from the intersection with Vermont Court-
2. Complete outfall for horizontal drains; ie, riprapped ditch or
culvert, and present a letter of agreement signed by Streamside
and yourself stating that the location of the outfall is
. satisfactory to both parties.
3. Clean catch basin and repair gravel shoulders as necessary along
the south shoulder of Vermont Road.
4. Remove all debris and building materials in the right-of-way
along Vermont Road.
ThiS/'l etter only addresses the Public l,lorks items prior to final approval.
You should request similar lists from the Department of Community Development
and the Fire Department.
If you have any questions concerning the listed items, please contact me
directly. I will be availab'le for a final inspection when you have
compl eted the requi rements.
Sincerely,
eJ{ c,_.r. _ fa
Bill Andrews, P.E.
Town Engineer
cc: Tom Braun
Peter Patten
Stan Berryman
Larry Eskwith
WESTERN FEDERAL SAVINGS
700 Ssrerfeonfh Slraot Denver, Colorodo 80202
Tolaphona (3CB) 37Gl2l2
October l-0, L984
Mr. Gharles NoLan
T'he Spectrum Markettng GrouP
P.O. Box 1122
Avon, Colorado 8L620
Dear Mr. Nolan:
Per our recent teJ-ephone conversatlon' eoclosed Pl"ease ftnd a nap of the
Hl"ghland Park area whlch deslgnates the proposed Locatlon of the subsurface
drains. As you nay recall, the dralns were required by the Town of Va11-; the
instellatlon ls novt complete.
We are plaruring to 1nsta11 rip-rap to direct the flol' of sater westerly toward
the naturaL dralnage area. The Town of Vail has requested that we inforur you
of such pLans and obtaln your acknowledgement of same. The rip-rap shoul-d be
Lnstalled vlthln the next few days.
If I can provlde further lnformation' Please do not hesitate to call.
Very tnly yours,
DavLd D. Nowl-ln
VLce Presldent
DDN:LE!t
Enclosure
The Spectrum Group acknowledges the proposed rip-rap to be installed at the ex-
pense of Western Federal Savlngs.
TEE SPECTRI'M GROI'P
Date
\^,E9TERN FEDERAL SAVINGS AND LOAN ASSOCIATION OF COLORADO
IIOME OFFTCE! 7OO Sov€ntsanth Sire€t, Denver! Colorado BO2O2. T€l€phone 1303, 379-'1212
BRANCH OFFEES: AURORA i/|ALL . CHEFFY CFEE|( . CTNDEFEIA CrY . EASI ITENVEF . STAPLEION AIRPORT . LAKESIDE . GREEIEY. WESTIAND
iIOhTIEENN. SOUTHOI.ENN. DENVEN TECH CENTEF . AFVADA. BEAR VALTEY . LA JI,'IIA . PT'EBLO . LOVETAND. GRANDJUNSTION. PUEELO MALL
@LOFADO SPFING$,DCIVNTOII'N . AIJFOFA . COLORAIr| APRNOgCTTAOEL . BOI,.{.DER . FORT @IINS . UNNERSITY H[!S . LONOUONT
By
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We; &t>,-. /'t. t, a:i7. WESTERN FEDERAL SAVTNGS y7 atalqZZn-*ttdt I hrZZ 700 S€verre€rdh Srre€r Denver, Cotorqdo 8O202 (.), \'t Telephono (303) 37@.1212 fl.; -4.G.. -T?-
-t/* -T.t^-.-{aih- ffi october L2.- L984
.,4r+'ta'/r44,t;
///r7z-
Mr. A. Peter Patten, Jr.
Acting Dlrector - Co'nmunity Development
Town of Vall
75 South Frontage Road
Vail, Colorado 81657
We respectfully request that you execute the FLnaL Plat for Highland Park Torm-
houses. The plat was prepared by Johnson, Kunkel & Assoclates, Inc. (Job No.
821103) and executed by then on Auguet 4, l-983.
It ls ny understanding that the only thing delaying the Tosnt s executLon wae
the lnstal-lati.on of subsurface draLns. Those dralns have nov been installed;
they were lnspected and accepted by Bll-L Andrews on October 4, 1984.
Should there be anything whlch now precludes your conpl-iance wlth our requeat,
please contact ne L'nmediately. Otherw"ise, I would l"ike to pLck up the fuLly-
executed p1-at on Friday, October 19, 1984.
Very truly yours,
tr \ : ,
\ J i.-'-i1-r..1 .,'{-- ..t.-:-
Davld D. Nosll-n
Vlce ?resLdent
DDN: l-mt
rA/ESTERN FEOERAL SAVINGS AND LOAN ASSOCIATION OF COLORADO
]tOME OFFIcE. 7OO Soveniconth Stroeti D€nver. Colorado gO2O2. Tolcphona lgo3, 370-1212
SnANc}l OFFICES: AlrROnArrALL. CXERFYCREE|(. C0{DEFE|.rACIrY. EASTD€IWEB. STAPIEIOi{ AIFPOm . LAKEEDE. GnEEr€Y. ttESIllND
iDHT}GI.ENN. SOUTHGIfNN. I,ENVER TECH CENTER . ANVAT,A. BEAN VATTEY . IAJINTA. PUEALO. IOVEI.AI{D . GRA'\IDJInICT|O{. PI,|EEIO I,AIL
@LOnAID SPRINGSDOVNTOI/N ' At nORA . COLORATD SPR|NG9CTTADEL ' B(x,rl,D€R . FOFT COLl.lNS . UNMRSfTY H1LLS . L('nElrONt
Mr. Gary Murraln
3ut1dlng Department
Town of Vail
75 South Frontage Road
Vailn CoJ-orado 8L657
WESTERN FEDERAL SAVINGS
7(D Sorsnteanth Streei Denver, Colorodo 80202
Telephorc (303) 37Gl2l2
October 22, 1984
.\
!.ovnhomes--,/,. Re: Highland Park ( unrt //7 \--__-._---
Dear Gary:
Per our conversatlon, enclosed please flnd a copy of the speclal-
structural report regardlng Unlt /17. The report was completed by
AD & C group, structural englneers, on June 1, 1-984.
I trust this wiLl- suffLce for your purposes.
Very truly yours,
I\ruu*L
Davld D. Nowl-l-n
Vice President
DDN:lrms
Enclosures
WEgTERN FEOERAL SA\/INGs' AND LOAN AS9OCIATION OF COLORADO
HOME OFFfCE! 7Oo Sev€nteenth Slreet, Denver, Colorado ao2o2. Telophons a3OS, S7O-1212
BRANCHOFFICESTAUmRAiTALL.CHERRYCREEK.CI'IDEHE|IACIIY.EASTDENVEn'STAPIEIONATRPORT.LAIGSIDE.OREETEY'WESTLANO
NOBTHOT€NN.SOTTHGIENN.DEiIVERIECHCENTER.AFVADA.BEARVAiIEY.l-AJLrNTA.PuEBLO.LOVAAND.OFANDJUNCnON.PUEBLOIIALL
@LORADO SPRINe;OCAflT.'TON'N . AURORA . COLORAOO SPRINOS.CTTADE. . BOULDEB . FOFT COLUNS . I'NIVERAITY HIIIS . LONOMON'
oj-
M I DLA].rO7WESTERN reOenfi SAVTNGS
700 Seventeenlh Streel
Denv€r, Colorado 80202
Telephone (303) 37G1212
Very truly yours,
\\.gh &*L'
David D. Nowlin
Vice President
DDNlvwn
JuIy 25, 1985
Mr. Steve Patterson
Town of. Vail Building Department
75 Frontage Boad Yail, CO 81657
BE: HIGM.,AND PARK
Building Permits 752 through 757
Dear Steve:
We are pleased to report to you that all the items
covered by the Le-+t€f. of Credit issued to the Town of Vail (replace twelve treesr-=Fepatr stucco fie?f tase of atrtrrns
and build extensj-on of rip-rap from the subsurface draj"n
system) have now been completed.
Ile respectfully request that you or your staff
members lnspect these items to assure yourself of compl.iance.
Upon inspection and satisfaction, we would request that the
Letter of Credit be cancelled and returned to my attention.
75 south lrontage road
vall, colorado 81657
(3O:t) 476-7000
June 14, 1985
David Nowlin
Colorado Federal Savings & Loan
82L lTth Street
Denver, Colorado
Re: Landscaping Improvements to
ofllce of communlly developmenl
Condominiums Project
Dear Dave:
0n June 4, 1985, we met at the Highland Park site to review the landscaping.It was agreed between you and me that the twelve trees shown on the enclosed site plan would be removed and new trees planted'in the same proximity.It was also agreed upon that the dead trees on the project would be
cut down and removed from the site. Please let me know when you would ljke to schedule another 'landscape inspection. If you have any other
questions pl ease give me a call.
Sincerely,
the'Highland Paq
K'fun l''}1
Kristan Pritz
Town Planner
KP/bl f
Ir \l
Date or Ap{"J""JP"'I t:, tqgt
APPLICATION FORDI FOR SPECIAL DEVELoPMENT'
DISTRI'CT DEI'ELOPII{E}IT PLAN
I.This
the
The
A.
procedure is reguired for any project
"5-"Ii"i o-.'-roptn6ttt District Procedure'
application will not be accepteil t-tt]
that would 9o through
all information is submitted''
PHINE/4$]:-J4!L
NAI.{E OF APPLICANT
ADDRES9
B.NAr,rE oF AppLrcArir*s REpREs n11re1jwz DEproN f fl#oa'
ADDRSSS
c.AUTHORIZATION OF PROPERIIY O!{NER
Isrcuaturs
-/
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ADDRESS
OF PROPOSAJ,D.
F
L/2
/y-r
],OCATION
ADDRESS
LEGAI., DESCRIPTION
E.
F
FEE $100.00 Plus 18+ for each property owner to be notified'
.A List of the narne of owners ,of "i"[J""t property ard their miling
tt. rour (4) copies of the following inforrnation:
- A. Detaired written/sraphi: a-"-t":3gf;l "rthlfinlTt=or^itt"a to -;: an--environmental imPact r
actninistril;;;;i"E"ia"".E-'itt'Chapter18.56hereof
Uy Sectio" fg'56'O3O' exempt projects;
C. An oPen fP-ace and recreational plan sufficient to meet the denands
oeneratecr oy the ilevelopmetrt wi-trrout-undue burd'en on available
it--Pi"P""ed- Public facilities ;
all ProPertY adjacent to the
a-ddres ses .
the zoning
unless waived
}.
t Applicati""
fffpeciar
Developrnen. "'fJ Development Plan
contours having contour intervals of not ruore than five the average slope of the site is twenty percent or less,contour intervals of not more than ten feet if the average the site is greater than twenty percent.
Existing feet if or with
slope of
D.
E.
F.
G.
A proposed site pLan, at a scale not smaLler than one inch egual_s fifty feet, showing the approxirnate locations and dimensions-of all buildings and structures, uses therein, and at1 principal site development features, such as landscaped areas, recreationaL faciri-ties, pedestrian plazas and walkways, service entries, driveways,and off-street parking and roading areas with proposed contourl after grading and site development;
A preriminary J-andscape pran, at a scale not smaller than one inch equals fifty feet, showing existing landscape features to be retained or removed, and showing proposed landscaping and landscaped site development features, such as outdoor recreational facilities,bicycre paths, trails, ped.estrian prazas and walkways, water ieatures and other €lements i
PreLirninary buiJ-ding elevations, sections, and floor pJ-ans, at a scale not smaller than one-eighth equals one foot, in suificient detaiL to determine floor area, gross residential fLoor area, interi circuLation, locations of uses within buildings, and the general scale and appearance of the proposed development.
on the 2nd and 4th necessary accompanying the date of the meeting.
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IIf. Time Requirements
The--P1ahning .and Environmental Conuuirssion meets
MonilayS of each monttr. An application with the rnaterial must be submitted four weeks prior to
NOTE: It is recomended that before a special developnent district application is subnitted, a rdview and conr''rent neeting should be set rrp wiiir ttre Departnent of Comunity Developnent..
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,fr AND EN'TR.NMENTAL coM'rssrb
0ctober 24, 1983
Site Inspections
Golden Peak Study Session with Town Counci'l
Publ ic Hearing:
Approval of minutes of September 26 and of 0ctober .|0.
Request to rezone the Amoco service station site from Heavy service to Public Accommodation zone district, and to incorporate the-site into
Special Development District #6. A]so, to amend'the Sepciat Development District height section and p1 an, to increase the gross residential resi-dential floor area allowable, to modify professional and business offjces,
!heg!9r1 , meeting rooms, convenoion facilities, and corunerc.ial parking facilities from conditional uses to permitted uses, to request in exetption for parking, to permit addit'ional floor area for conrnercidl uses, and other minor changes. Applicant: Piccidilly Square, Inc.
A.request. for an,exterior alteration for the Lodge at vail to add a new wing to the hotel between One Vail Place and the-Lodge. The proposal includes modifications to the "Lodge plaza" adjacent-to the Fbunbers, plaza
and to the parking lot on the west side.Applicants: Lodge at Vail
A request for a conditional use permit in commercial core II in order toconstruct conrnercial storage units in the lower level of the concert Hall Plaza. Applicant: Eag'le Valley Investments, Inc.
A-request for a rezoning on the Getty 0il site (parcel immediately west of Pitkin creek Parkcondominiums in Bighorn) trdin tow Density Mulii-Family (LPryF) to special,Development Distriit with underlyin-g Arterial Business District to build a restaurant and "affordable" Londominiums.
Appl icant: Brooks Investments
Request to delete the proposed ice rink/plaza building and accompanying walks, stairso and retaining wa]1s for the Highland pirk Townhomes,-spEcial Development District #ll. Applicant: westeri Federal savings and-Lobn -
7. Request for a conditional use permit to allow a car wash in the vol .iter
Nursery Garage building at 1031 south Frontage Road in the Arterial Business District. Applicant: David J. Grelg Galles
8. Beqygst for a variance to Section 18.13.080 8.4 in order to add a secondary dwelling on Lot 6, Block 6, intermountain without having to construct '
covered parking. Applicant: Susan Corrock Husted
J.
4.
5.
6.
box 100
vail, colorado 8'l657
(3o3) 476-s613
department of community development
July 22, 1981
Colorado Federa'l Savings and Loan
821 17th St.
Denver, Colorado
AfiN: David Now'lin
Dear David:
The Highland Park Filing Number 1 subdivision was approved
by the Town Council on Ju'ly 21, 1981.
The snhrlivision plat wil'l be recorded in Eagle County withln
the next seven working days.
Sincerelyn
rC)-JL;/. &?"-*
Dick Ryan,'D:iitctor
Department of Community Devtilopment
DR:df
Johnson, Kunkel & Associates, Inc.
LANO SURVEYING . CIVIL ENGINEERING . MAPPING
August 4, 1983
Department of Community Development
Town of Vail
Box 100
VaiL, CoLorado 81658
Re:
Dear Sirs:
We are submitting for your review the following items:
1) 2 mylars of the Townhouse Map
2) I print of the Townhouse Map 3) I print of the drainage map 4) I print of the Site Plan of Units 1-8 5) J- print of the Site Plan of Units 9-12 6) I copy of the Townhouse Declarations 7) A check for $100.00 for plat review 8) J- application for Townhouse Plat Review
If you have any questions please call me or John
MacKown at 328-6368.
Sincerely,
.(--n dn--q''u
Ken L,ong
Xc: Calcon Constructors
Western Federal Savings
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P,O. Box 409 . ll3 East 4th street Eagle. Colorado 8i631 , Phone: (303) 32&6368
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MINUTES
VAIL TOWN COUNC.IL MEETING
J lovruaun r, 1983
f Page 3
The next item on the agenda was Citizen Partlclpation. Ella Knox addressed the Councl-l on the Townrs lease of the IBM 60 Copiei. 8111 Pyka explained to Ms.Knox the reasoning behind flnanclng the copi.er rather thair purciraslng the machin6 outright.
The next item on the agenda was the appear of the Highland parB proposal .PeterPattenaddressedtheCounci1,statingthattffi
contacting both of the dppllcants and asked that the appeal Ui taftea until the November 15 Counc'il meeting. After some dlscussion paul Johnston made a motlon to that affect and Gail llahrllch seconded the motlon. A vote was taken and the motion passed unanimously.
'The next item on the agenda was'the appointment of a Liquor Llcensing Authority member. Jim Lieberman was appointed to flll that vacancy.
Under Town Manager Report, Rich Caplan asked that the Council approve the list of electlon clerks and Judges presented-to then by Town Clerk p;; Brandmeyer.Ron Todd made a motLon to approve the list and Paul Johnston seconded lt. A vote was taken and the motion passed unanimously.
Mr. Caplan tben officially introduced Ken Hughey, Asslstant Chlef of pollce,to the Council,
There was no Town Attorney Report.
As there was no further business the meettng was ad.journed at 9:bo p.n.
Respectfully submitted,
ATTEST:
-
September 1, 1983
a @
Mr. Peter Jumar
Town of VaiL Buil-ding Department
75 South !'rontage Road
VaiJ-, Colorado 8L657
Dear Peter:
The following is
eased or dannaged
Quantity
2
24
a l-ist of trees to be put
trees on the Eighfand Park
Size Material Description
in place of dis-project:
I"lartin L. Jones
Owner
The Planters of Vail
Attachment
L2-L6r Lodgepole Pi.nes
3tr Aspen
and in two driveway dividers:
6#s 6#s 23"23"
PotentiLlas
PotentilLas
Aspen
Aspen
AIso, we recoruuend substitution of a variety of perennials
and ground covers includLng columbine, penstemon, erigeron,dianthus, cerastiun, lupine, gaillardia for the ajuga and
vinca that was specified. Also, rve have altered the shape anil sizes of the beds to work more effectively with the elirnination of the privacy wal.Ls. See attached drawing.
cc: Kim Douglas, Calcon
Dave Peel, Architect
Yours very trulyt 12v%
CREATIVE LANDSCAPING
P.O. Box 421 Yail, Colorado
r INTERIOR AND EXTERIOR
81657 Phone (303) 949:6058
TH€ PIANIEIS
lry
I cALCoN coNsrRulh0l*..
705 West Dartmouth Avenue
Englewood, Colorado 80110
(3031 762-1554
t ,,"/Ftt.',t' r--?- l./,4//
_--7 /^ .,,, 1- --,-2 / (2 C( c'rq frz'rttLlzie Kr>
y'zlz , t *', ,4fu-5 7
t"rt.iironsmitto I
^'FNro'\ ,.irn l: jr) aru za-.r.," ///1,///4t ) ?tr'.r
HAN ?ELl".,
Plons E Somples C Specif icotions
GENTLEMEN.
WE ARE SENDING YOU
D Drowings
(CoOt of lefler
! lroched tr
D Prints tr
D Chonge order tr
U nder seporote cover vi the following items,
.''f--)
'i/D//1.,'/
THESE ARE TRANSMITTED os checked below,
n For opprovol
Aler your use
! As requested
! Approved os submifled
fl Approved os noted
! Reiu rned {or corrections
! Resubmit--copies Ior opprovol
! Su bmit-cooies for distribuiion
! Retu rn.- corrected prints
D For review ond commenl
! For bids due
,-1
REM^RKi f/l{tr:E P:,?/; lr'DZ fec(c-bu,Qa:;
2 /..\// a> _4 /-'.
SIGNED'
'ra2-4,'{o,.- 7 Fr.Q ,P,J[[FI)_ E?_S
-,1 !t)?zA ,z; 1,.t//)/u-(;F, -4PPE(, veb J-*z-:t+t
l''E /. 1'/)t
ACALCON f:rcoilsrnucrons, nc.
Kim R. Douglas
(303) 762-1s54
705 W Dartmouth Ave. Englewood, Cotorado 801 1 0
ll cnclosures ore nol ot ^oled, Lt.dlf nohl,l u\ ot once
D Prints returned ofter loon to us
-l CALCON CONSTRUCUN, INC.
705 West Dartmouth Avenue
Englewood, Colorado 80110
(3031 762-7554
lemerlil tronsmitto
To %"ntatr tht
GENTLEMEN:
WE ARE SENDING
fl Drowings
$:"nr of lefler
YoU fttoch"d D Prints Plons E Somples 0 Specif icotions
B Chonge order
tr
D
tr
Under seporole cover
THESE ARE TRANSMITTED os checked below:
E For opprovol
E(ot your use
DEfAs requested
E Aplroved os submi ed
E Approved os noled
fl Reiurned for correclions
! Resubmit-copies for opprovol
D Submit-copies for distribulion
E Retu rn- corrected prinls
fl For review ond commenl
REMARKS
D
tr
ll ooclosuaes o.e nol dt hotad.
Prinls relurned ofter loon to us
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Recorder atbhnnettc Phl t I tPs
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li"ioiii ini"rt"c ahaIl be luc r'': '-; itLr'- ':
1 982.
/LtD*I{llgAg it'$'etr 7 ur!h' Ii !t tll-
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*^.*G-L' tttt' ta rg d'cr sro 'u r" r'a\ dl'h' rdrd F't
Hr,;;;c."'"c' Eagle s'"! or c"''-o r.'
Lot(sl i+" "?
l.J rr'ri il
nighland Meacinu s 'sccording Eo t;1e rcL-:rrlF l
Plat EheEeot ' -eouJri-y of Saclt.
6eate of Cd lor'1'l'
,)!trr&r n *'uL;rl n'tflitn' 't ir
, ri\ 1,,nat' _.r _
gretu!f, !6d lcr 'h |lrfB' r' ''!'
. rrun forr.cr rh. rodd.rt! r'1 rr'F'
the Addan um r." u' c' j I 'f Trii$
bY this reftlt''-nr:c'
:i.. t{l.^- R.t '?l - olcDot nrll -rrr' rh!' 'o {'l1.l'"''.".. n"''!"'1 ''e
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Thls Addenddn shall' be a
ltust bY r,i.s. - vell Asa'.'L'lates'
ilili"i'"i-nasle countv' colorado'
ADDENDUH
TO
DEED OF TRqST
pATED ocEober g, I98 0
1.(.s. - vArL
pa rt nersh lP
By! Thon-RoY
t4 ich t'l an
oart of ehdt cer:a!n need of
I-oirinersn tP, t'r the PublLc
i"i-in. beneirt of Paul r' !'an
Hlnkle.
unde r rho #*:+'s.+?€=:;, #';:i:1,";::l?;":' :ii .*":i!ii i i;
Eo-lt. r"ruase of anv_rot 3l.li!f;':l rilrll3o'i,i"oii"iipir- inar r,t -.
trust uPon the PrePary:l:,::^::''j,.;.:-;;;;;;; t'.riuy, piovided tnat
;l;;;"-b". undel the-promissory nDt'l secureo,
ln order to be entlttej"ft''-i'tltto"F of the'ldst renalnlnq l1:
from this Dee.l ot "tu"J"inl
not*-seturett h€rcby must b-' pairl i''
tulI.
By:Keit-h J. P'lm'rr )r' -
AgsDL'L.1tes. I n'-" 'l
$ i ch i gJrn-r'r r J' )r at i
.sd - s-
ASSCCtATeS, .l
Ass'rclatts, l
part-nortrt I i:,
I t
f,trS lvPnrfir:, rrle rfur'
{tJ .f olat l,{'rr'1 "xr !ftotrsrtrd llirt''
I,,$ q' r(ri;ii 9. 1i3tt
.lohnnRl to lhi 1t iPtr
l*?i' ,in",,i
r'r,l eightY
rrl rlrc R,,rur',1,'r of llr'' '
. ilr rt't t{rnr" r'f l;'l"rrl.lr.' "Ir tl"
oc Lobcr
l!.1',!,,r, PauI T' 11sn !1!nFIc
CriuntY C(rrP'rrat i-rrr ' i
rltl\ "r
,! il,,' r ' ,,r,1{ ill
onil hl3
i
rrrr$iDiftti I xiltd tb' rtrlttl{,!
cJlarrdo corPofatron
heeirlnfrnr rrllcrl lhrr llErrAirr t
t*:ft6lt li r.l('s' -
lkl, ti r."rt!itl truEt 'lt'
.. 11 lir 80 , {lrd fnt trr'r'rJ tn l|ri
all."l.i,-tli,T*"lrc rruB
. rrt le lirrt grrr. uurl !I i gh
6. r.,arl p[rl, $itllr r' l]r' ll"rl
A:;#i;;;;; " MIch i'san
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rs!1r I'
fiil---F+t' ,,,* "t october
{ 'lltl, ,f
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6
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Itollar n linl.r' i''
rirrn rr:E${rulffir :.1ut t:":::T, .-,',,,." .,\ r,,.rir,l
prirt b3' rbe mitl anigrcn _
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*il:::iliX "*1i'i"}0""'"-i"'0h\ sront I "E'r
er,'r!": B ':r'rrr
bcrl lrop4rtY situste.il ib: . ,.
J !
t ot Ial
H19h
plaB
Count Statc
l
I
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6gflos 'otenor6 $ rtL lhr'8trrl rr'argrr'
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i- 6ry.,r October
---Je.r '
j.
tr qrl 1:'r'':rr
.,, "iiJ q'.9Ti"?::'i li;".t"'1!tF-
ttr.a-Itt) iltt |. rrt'ltt 'i _ ld rt 'f rt't - n'd'! ' I dl
, r1.,.' '65 - 'r'"
to
X. K" €. - VaiI Asaocsttes' A partnershiF
.b..aif ltc,'o Bube3t T. we:nthlcnk' lli60 Llnctlr' ::'f-l:e€1:' tei 'P. r ' ' ' --i'-':64
rtlv dlblt Ft dr-r.otrt Tn''-t'l {'rd} d ga l te
I-'-t-t"-**"t"'T=?t;a -\ra] 1 .ts seciat€s
fRAt. fHllErs' Tb - ; ' I
:*"- ^ - ffi ;.. o' 11,o,, u u,,'r - - - - - - - - Y-a - - - :':-A T:'-':l :5'#
"''-::.:].;-- Paul ?. v 5.&. "zo ar- e"'o3l'nil l'g"""o'r s t';i"*"";*':'-3ti:"'--
Trturug urtro'r
tseoty rIr goDll'
Tne Adden.lu$ Eo Dee'f cf
by thls reference'
r984.
^rDrt{EErs.
lleiF' v-'. --o ."i5.g$... L-- - ,. ;-:ffi r- D'rro ofr- Fatt: !r
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--rr. Itt t!' tstt' d d c'
;:;;;;-cJd Ea-qlo st'dcoo-r'6
t'ot (!) 30 ' 34 ' 'f ! 3nd 36
El9hl6'nd M€adoul 'accoE'ltnq to tho recordeu
Plat thc{+of ' -CourrtY cl Eagte -SEate of Corotrcc
Trl+6:
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n,D"t lo m m.o.r t qi-'n.|
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and ra3€!va'- Iar'E 'r{for Ette Y€rr L98C '
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{lnkle.
snl|ertheE:Effi;.I[";}l:l,.[::l;;,,:^lil;::iiill:.ii-ii" -ii r"o"" "' ety-i:i :1",iintg,:il, E;:,' ;:l^:l ti! liliFi:ii ?rusr upon the prePaymk 'i;";;./- ;;l * aecure,J heieby, proutd€d,tnrr
ncag dua und€r the,P:"llt:i"',t-::i-.""-,'r Ehc last- rernaininq l'-'r
il.:'HI"t"* :l; li*1,'?.: I'Jl :'"":"'il"l'"i"13;; ;;;; - ;; ia i't "'
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l.K.S. - VAIL qSSoCIATeS' I
Pr ri n'! rsh I P
Fr.r : Thorn- RoY Asgoc I aLe s , 1
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Keith J. romer )i -By:
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h
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rbdrroc/o Bub€rt T. lie irl3hr . Ii6C Lrncolri 3 -l-eL'' " r'i ' '
| &'tr n dJ ,,Fry
ir rrisr Ccc*. rro dlb rd Fr'
maT. sHElf,A3.lb..n I. ff.6i1 ASSilf r,lgeg
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ba aad iCB F6'Ft dr lufl'l 'r?t't'rt'
tEt 'rlb lry'n''"T |{rtti't
dn'e nunai-ea T-ci- thousand ar'd nh//100 ' ti-Lr's"
g.!3?-i" iii'* IhX#,.il5fFt"",,o"* 51" D€nver' co BD:,;'1
rv.!tci, trr nonehs i u-:To,'-Ya::i'::'::'::l].j*
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rrf rmlrtrtllq 'r s..!a'[dtJ'r\"
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;-Fd Frdr Tdli d' litr 'rr'r .d ri n !r. r ' "! ":'
.tl':'ll lli HIS'-.-*qa in sald ll:T'sg'll:' r'ite id-rb'le
lntctirt-onr1' Pavrbl€ on the 8E: dav ol i:t"--1:91-::9 ::,:t':: -
il;;;-;.;-C-eGiir aon ttt ch"r"if rer-'ttttll che Promrssrrrv :Jc'-e !s
Drid iR futl. rne entire outrtanding balance 5f Erincur-f and.
iccrrreC inE€rest shallbi auc 'and pefable rn iull :n DeeiGer;
1912.
Tite Addendun Eo D€Cd .,{ 'lir:it
by th is re fercncc.
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dhan-.tC adcart lrr-6--td EEgle . \'r d -!a. dtu ur.i, L Er.i
sr
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ddlty d'rf,'rrr, itt
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Thia Artdnnrlun qh'l^' I tle '! prrt 'rf tlrat ""t'l. ri r. Dl"prl ')f
Trust by I.K.s. - vaf f nsE''':iat rs' ; p'rrtntrFrl''if" t ' tl)': p'rrtllc
Truatee ,)f Eagle ':ounty,"i"'i'ltii'''' t'" ilre ln'n*f rt )f Prul T' van
Hl nkle.
rnde r ehe g:i9r'""+Bt#gg#;d l['[]';lll,"#: :;l r' :' :? i ;: ::: ii i :'
to the relcase r'f 3ny J"i=
"ti'' ""n"'; i - n7 -ne-r i''n ''f t-rti6 Deed ')f
rrusc up,rn ur.r* prepaltJi; ";';;:; s4s'b"o-ur l'.'inripsl lndebted-
norrs due ,rnder r-he Pro.T;";,;y'-nii't t""ut"'t.hei chv' provtded thtl
in of,ler t.r lrc cnLli,o'i-'-'t' "'r*l-'r:;"i th" l'rit- I P'nalning I )r'
f r,rm this Deer'l of rt.'si,'-'-r'" ;;;""'t'-.: rrc'l her4by 'ruct be Fai'l in
full.
r,K. j. - vAtt, A,qs{lclAlEli, I
.tn rt Ile rSh 1P
Dri thom-RsY ASGl.''rf r,---" I
ul ch iqan Partn.'r " I I
Bv: K9lt"r 'I' P 'mer',|i -
AgS,"1'-td!:e3, fni. l
'1i,:rr i,rdtr .', . ', r'll rl
,/
L"
i rl
9a l t.t.!lt;in lln i{ t,' ,
RDt{}ntr|R s sT rltf'
lr !l !l c!l'.1',-.r ,, j.)Fti
.Iolrnnr.ttr, f'hr I I rl)s
I
t-
hrtersrJttr cdlc'l tbr 'Ilgn'r i ' 1
'
rhrlilfrprrt,t3lHalr-er R' Schrnidtr 4 Ann f,' St:hm''ll
.19 tenEn t s- r n-d'lmmun I
lcnilrrLr crlla{t rhe rrl8!.e . of rhe ocohd I.rt. silu'-q'r
Itri I.R.S. - lail Acsodr'rL'-'s. 'r i tME|l Hrchigan Par +. ne rsh i F I
rlrd. bt r c.rlriD trust d.€d. drt J tLr -- .'':j i G't October ,19 8f' .lilPd fot rrfor'l to tbr "lt !r' ' r 1r'^
|
lrr'nltr of thr coEDti of E39 [e to lh' l-_-
1rrrs lrioDx rt'nt; ]ltde tbir
O'-ttf,trer , 19 80
P,ru'l f," Uan !ilnkle
trtcr'.D
toe (s) 37 $nd 38
Hiqhland Ms4$otrs,
ac;ording to the rcc,)rded
PI6t thereof i counLy of EaS I e,
Sta !e i'f C,- I brarl -
Ortr of Oobrrdo, ol tlc - drr of c|: Eober ' l:'trj
lra eoty r..or,t.i i! boor 3/O ,-* rqg? 912 [ - t 't' r' tt ' " t '' '; Jror'
b|ffril, t.ll r'ud eour€I tho proP?rrt thcl.i! ioJl hc rc raaf I ct rl"ar rr h"l r "
th€ Fubtlc Tru5tee of Eag le county ond h r s L..ji,lr,si ,., s, , ur.. rbr
y:-1-:::----::=':-"::---:1[-"-"-T-;l'il,:'frif.." f,,,,,6.8a8',iBt.r.;,
tort, tetfltoE!, i-o ne'ori'lcrarroo loqrr1attq; rra I ue lent-: I vcrl
lFSlt#pri'l by tlo {ld asoigne" to tbr tar'l !6[t81t'' ' tL! tecript
rlrrxl ir ttleby rclmuvlcdgert, the raiJarciSi{"r bereL5 amigo 6.unt!) thP ssid c'sltgoes ' tle 'aid -----'t-iugt itccd aad qoto iccurd thorr'b!', rod.lhrr !rrtb all trr,ru,:.!o aora o$lttE 6ltllt mal'
hr|r(ttr bacomo duo or o6rqg t[ t€rpeot tltrftof er"l tlc t rll'bgnrfit al sll th' Pr'\'t'r' an'l "f oli rlre
[alfa aod pmrLal thereil coatrile.l, qorl t!( 6j|d siilrgn''|r l'er'-t'y 6an6 d'oJ ':oqet'r g ullto
if.;-i-,So;. , thc folloebg rt'reribcd pfopttry silu!f'' itr rlc CouDtv of
Eaglo , od $ttrc of Cqlorsdo. t4 Fil
,fO ElgB ffD fO EOI'D tb€ tsid dtcJ '!d aote 'rtrd rlrD tbt. Fstrl Frol'''rv unl'r
ffr nfa rrigam lotefrr. r8bJ€ot to tbq t'rrds coabinPd lo |aid dcr'd dn'i nolt
-- f",l ll" afd ||d4lor h?ftblt sorrDrtrt rith rbo |8id 'ri-gBc!
l'hrt tho
'ald e."a--Oiou Usciy..:isaea t r gooO qiO vrlld recurity 'sil
rhit th' ssra ol ---- -Sf fO, OOO - - Do$nrrurinr orpeid or tht 'riJ aota rod tl'at tb' 8!rrl
..igor hr aot aloDt or p{'rmitted rlt 3rl, Ertt?r or ttin8 sberebt ih! 'dil trust
O-d= t'' Uo- ltlcr*d cr ditchrtfcd, elthcr lifnty or iD rDtirttt rDd hi 3 the rigb! to Ns3i8'1 Mrd
trJsa gktd rnd not€ ud riu udu rtqstrt do, plrforo aad ertrulc cYe]T !!:l ntc€isor]' to
eforrco tb6 ru$ pcdqrB!!,, or tbc cotr!|a{ orl rgrrrucotr tie"fi'| coDl.iDe,l .Dd thst tlr,s d.$,811
-iiioi, tli .t'r"ob Lrn.i! .trll burc to rtir bodir ot "od
?rtGDJ to &d be bindiDs trpi '' tbc herm
anato , dEiddrarorl, rtscttDtr a.trd |Ilb of thc rerp'ctrtG ptr.ti!' htr'to
-iiffi rmro!, tlc prrq of &c Gnt prrr bq . ctc'ote'l tlitso FrrsPDr' rlrt' tla'
ud ytrr lirt fbor! r?ltt D. I t. : t
la!d, rrdt rld ddirflrar u tho praerm "rl
-'.4t1f /'. 'l YY'' r 1r tst \:'l ' I Pid-l ?. \'.rn t; rrl: I'; lrli,ll,l
I it: ^'l 'l
,5T.rr oF coloRAm'
ci by and c4qltr ot Denl'er
ffbfl tr b|ia ad otti.N ...r'
It |mrl$!fi stsl!.trtrrFrralr
'ilT'f;:"'Hfil,'";,,i l'':'""* :J;: l'
, .t .t.ie
i Tbc l'! ,H,
r)- tr7
IA
I -I
lu
gt
0l 4('
81 2()
I 1()0
8()80
8060
8040
ao20
800(,
TH-2
SUHIIAFY OF STABILITY ANALYSIS
rrtrl
8l .lO
8000
tt
I -o
l|l
ul
tl
20 rlo 22o 24()260 2ao soo teo tao 200
A
SCALE: HORZ
VERT
r'- 20'
r'=20'
GARAGE BUILDING
812().
8020 SECT I (N c
(PSF'
u
( DEGRE€S }DRY
F. S.
I{ET
CRTTICAL CIRCLE
RADIUS xc|re Y CffiD
250
500
a50
500
500
250
500
250
500
20. o
20. o
27 .5
32.5
20. o
20. o
I .90
2.80
3.5r
1.95
2.49
2. 09
r.96
2.49
1,50
l. aa
1.89
2,47
98
108
9a
toa
98
lo8
244
2ZA
224
240
260
280
260
280
2AO
280
240
240
2AO
t t0
t20
I lo
tt0
t20
240
260
240
240
SOILS ASSIJTED t,{TF(nM FtLL OEPTH OF A@E.
WATER TA€ILE ASSIT.4ED AE}OU' 5 FEET BELOVJ SL.RFACE PARALLEL IO g-OTE.
JOB NO, 93a5
STABILITY ANALYSIS SECTION
FIG.
8240-l
i
l
l
8200 -r
8t60-
81 20 -r
I 824(l
s200
- 816()
_ 8120
- 8O8O
- 8O.tO
- 800(,.
SG ALE:H ORZ
VERT
t'-4O'
l'-4O'
ll.
I z o
F
ul
uJ
TH.1
TH-2 lt
I -o
UJ
rf
GARAGE
I
o
tl rl
8O8O -
SOaO-
8000 -
210 280 320
B
360 400 440 4ao
BUILDII{G
aut LD | 1{G
SUTTARY OF STABIL I TY AT{ALYSIS
SECT I O.r
(PSF'
g
( OEGREES )ORY
CRI TICAI- CIRCL€
RAOIUS x c(mo Y CCMO
B
a
B
B
a
B
B
500
250
500
250
soo
250
500
250
500
20. o
20. o
27 .5
27 .5
20.o
20.o
27 .5
2,47
2. A4
3.27
3.7t
t. al
1.64
2. t5
2.59
r62
2!5
300
2r5
2t5
380
3ao
3ao
380
440
3ao
160
220
160
240
240
240
240
180
240
260
320
260
260
SOILS ASSUTTIED tJNIFffiI'I FILL OEPTH OF SL@E.
I{ATER TA€}LE ASSI-I€O AE}OUT 5 FEET BELOVJ S{.RFACE PARALL€L TO SLFE.
JOB NO.9345
STABILITY ANALYSIS SECTION
FIG.
IL
I z I
ul
lrl
- 422()
- 8180
- 8140
- 81OO
_ ao6o
- 8O2O
7e8('
L r"oo
SCALE: HORZ t'=4O'
vERT t'=40'
TH.3
o 40
trttrlll
280 320 360 4(,0 44()4ao 520
c
8220
81 80
8t40
8100
8()6('
802('
7f,40
GABAGE
BUILDIilG
SUMMAFY OF STABILITY AIIALYSIS
SEcTIO'r
(PSF)
a
( DEGFIEES )
F. S.
ORY
F. S,
r.{ET
CRITICAL CIRO-E
RADIUS x co@D Y CMRD
c
c
c
a
c
c
c
c
c
c
500
s00
250
500
250
500
20.0
eo.0
27 .5
32.5
32.s
20. o
20, o
27.5
27 .5
3.03
3.27
3.63
3.90
1.6?
I .91
2. 29
1.Ot
1.82
?. 06
2. 3l
2.4 |
t. 07
1.43
| .67
t2a
230
230
205
230
370
370
370
370
520
400
400
400
400
400
480
4AO
4AO
4AO
I loo
| 200
r200
t200
1200
| 200
1340
1340
1340
1340
SOILS ASSI]i-1ED (,.JIFMfi FU-L DEPTH G SLOPE.
WATER TMLE ASSL,,IED AE}OUT 5 FEET BELotV SLJRFACE PARALLEL TO ST-OPE.
JOB NO. e345
STABILITY ANALYSIS SECTION
FI G.
F lr
I z
9
uJ
lrl
560
81 80
81 40.
81()0
8(,6(l
8(,20
7980
r',40
I
l
I
I
I I
L
SGALE: HORZ
VERT
l'= 4o'
l'=4o'
280 32()360
D
8t80
8 140
I 100
ao60
802()
7e80
Tg4(J
l-lr
I z 0
lrl
gl
F lt
I -I F
ul
ut
o 40 400 440 480 52('s60
BUILDIN O
SUMMABY OF STAB!LITY ANALYSIS
s€Cr tsl
(PSF)
d
( OEGREES )ORY I{ET
CRITICJL CTRCLE
RAD I US X COGO Y C(FRD
D
D
D
D
o
D
D
o
D
D
500
250
500
250
soo
250
so0
250
500
20.0
20.0
20.0
20.0
1.38
r.66
1.85
2. t4
z. zo
2.49
r,82
2,22
0.95
t.23
1.27
I .48
LOt
1.56
350
350
290
290
350
350
350
350
s20
520
520
520
520
520
440
440
440
440
1300
1300
1240
1300
t240
1300
1300
1300
1300
t300
SOILS ASS{. ED I'IIFMM FU.L DEPTH G SL@E.
waTEp TngLE ASSTI'IED ABOUT 5 FEET BELOW SLFIFACE PARALLEL TO SLOPE.
JOB NO. e345
STABILITY ANALYSIS SECTION
FIG.
8100
8(,80
so20
SCALE: HORZ
VERT
l'=2O'
l' =2 O'
0too
8('20
TH.4
;tt
I -o
rt
lrl
t|.
I
=o
F
l|t J
ul
BUILDII{G
SUTMARV OF STABILITY AilALYSIS
s€cr lcr.l c
(PSF'
g
( oEc€EES l
F. S.
ORY
CRITIC& CIRCLE
RADIUS x cmo Y C@RD
E
E
E
E
250
500
':o
500
250
500
20. o
20. o
27.5
27.5
32.5
32. 5
l.9r
2.43
?-36
2.8r
l.t6
1.44
t.76
2. 06
ta2
190
178
186
l7a
186
240
240
240
240
240
240
tt60
1160
I I60
I160
1160
1160
SOILS ASSLN4ED I.I{IFM!.I FU.L OEPTH OF S-OP€.
WATER TAEII-€ ASS(.I.IED ABOUT 5 FEET BELtlV ST.FFACE PARALLEL TO S-FE.
| 20 tGo
E
220 24()2AO 2AO 300
JOB l{O. e3.[5
STABILITY ANALYSIS SECTION
FIG.
I z
9
ul
rl
8100
81 4('
8100
8(, 60
8020
7980
794()
SUMilARY OF STAEILITY ATIALYSIS SCALE:HO RZ
VERT
l'= 40'
r'=40'
818
8too
8020
F l!
I -o
F
lt,
ul
SECT I O{c
(PSF)
o
( DEGREES )
ts. s.
DRY
CRITICAL CIRCTE
RADIUS X CGD Y C@RD
r
f
250
500
25A
500
250
500
20,0
20. o
27 .5
?7 -5
r.47
l .90
2.20
l.t2
r.26
t.49
1.69
t.ao
r.92
250
270
245
260
240
260
340
340
340
340
340
t220
1220
t220
t220
r220
L220
SOILS ASS''4ED IIIIFORM FU-L DEPTH OF SLOPE.
WATER TAE}LE ASSLMED AEOUT 5 FEET AELOI., S.RFACE PARALLEL TO AOPE.
PROPOSED
BUtLOilitG
80 40 | 20 roo 200 240 280 320
F
360 400 440 4EO
JOB NO_ 9345
STABILITY ANALY sts SECTION
STABIK
FIG.
F tt
I z o
F
ul
!J
-8120
- 81OO
- 8O8O
- SOAO
- 8040
- 8O2O
- 80(,0
tt
I 2
9
t4 J
ur
8040
l
I
I
ao20
rtl rl ttl
SCALE:HORZ t'-2O'
vERT t'=20'
TH-2
at20
8100
8()80
8()6('
BUILDING
SUTMARY OF STAEILITY ANALYSIS
5€C T I cltl c
(PSF)(DECfiEES )DRY
F, 5.
WET
CRITICAL C I RCLE
RAOTUS x coofiD Y C@RD
G
6
G
(_l
G
250
500
250
500
250
500
20.o
20 .o
?7.5
27 -5
32.5
32. 5
o. 95
1.30
l. l9
r.57
1.37
1.75
o.77
l.07
o, 94
t.32
r,07
95
125
95
95
95
95
2ao
2ao
zAA
2AO
240
280
r00
130
loo
roo
100
I00
SOILS ASSW€D UNIFMM FtLL DEPTH OF SLOPE.
WATER TABLE ASSLI'|ED AAOUT S FEET BELOI{ SI-RFACE PARALLEL TO SLOPE.
o 20 40 6()80 200 220 240 26()280 roo r20 tao t60 r80
G
JOB NO.0s4s
STABILITY ANALYSIS SECTION
F ro.
cArt'oN
colfsTRuCTORS, IlfC.
August 18, 1983
Meeting Notes Reference: Highland Park, Filing #1, Tracts I and II
Those in attendence:
Town of Vail: Gary Murrain - Building Inspector
Bilf Andrelrs j Clty Engineer
Peter .Tamar and Peter Patten - Planning
Dlck Duran - Fi-re Marshall
Calcon Constructors, Inc.: CaL Cox
Dick Norris
Kim Douglas
Architect: Dave PeeI
Johnson, Kunkel & Associates: Ken Long
Discussion covered reguirements necessary for the issuance of a Certifi-
cate of Occupancy for the six buildings (twelve units total) covered
by permit numbers 00752, 00753, AO754, 00755, 00756 and 00757-
The following i.tems were established as those reguirements:
1. Final platt sign-off requires the submission of the geotech report
and acceptance of Vermont Road and Vermont Court (only that portion
at lot 32).
Job site approval
Lnclude necessary
the privacy walls.
Final inspections
of landscape layout and,/or scope. Thj-s will
tree replacement because of the elimination of
- electrlcal and plumbing.3.
4.
In
1.
It was agreed upon that the cul-de-sac would have a 3I ft. paveil
radius with a 33 ft. driving radius. Both Dj-ck Duran and Bill
Andrews fel-t this would satisfy their needs.
additi-on, the following was discussed as items to be taken care of:
The road must be cleaned in order for it's inspection/acceptance.
7OS W. Dartmouth Ave. ' Englewood, Colorado 80110 (303)762-1554
oo
8/18/83 HIGHLAND PARK PROJECT
Ca] con, Murrajn, Andrews, Jamar, Patteno Dave Peel , Ken Long, Dick Duran
Letter dated 8/17/83 from Robert Thompson to Calcon re. study will be ready next
week.- only 2 problem areas identified in study - below bldg #2 and in landslide area.
l^lill'ie: Edeeno complaining bout drainage aga'in. |rlillie told them that he'd talk to Calcon and it would be remedied.- dra'inage prob'lem - rip rap ditch along lower road
Townhouse plat - Wil'l ie wants to look at road again before accepting
Landscaping - 95% ok - Jamar and Peel
Townhouse Plat - before approval:
-Willje accept'ing road, etc.
-revjew of Geo-Tec study
-revjew of final building locations
Privacy t,lalls - no problem in elimination - improves drainage, snow removal - need plan for landscaping in these areas
Landscaping contract Iet in 2 weeks finished this year
Duran - haven't received maps on distribution lines - 'l ines put in before Calcon got involved
l,lillie has some plans for H20 lines, but they might not be as-builts
Dick wants to do fireflow testso but he's afraid of drainage problems
-need contact with water district on status
-Ca1con will help with testing - could use flow to clean off road
Calcon is concerned only with lower road - upper road is Pomeroyts
Jamar - Plaza Bldg deletion requires amendment to SDD that will go to PEC - geo-tech infor is key
Blgs l-8 done by Sat, rest by Sept 15. C.0.'s on bldgs l-4 first
Dirt on inside of crawl spaces, yet to be done - Gary
otherwise Calcon has accomplished everything in last letter
Dick D can rent hose section to Calcon and theyneed UEVWSD meoer on hydrant
to wash down.
oo t^Highland Park
Meeting Notes
August 18, 1983
Page thro
2-
3.
4.
5-
6-
The addition of rip-rap along the south side of Vermont road in
the drainage ditch was neecled to control the flow of silt-
The grading west of building #5 (1ot 38) should be corrected to
the original intention of the drawings.
Dick Duran wanted to flow test the fire hydrants and thought it
would be easiest when the road was going to be cleaned.
Bill Andrews was to try and locate the fire hydrant layout for
the proJect and supply to Dj.ck Duran.
Need to make appJ_ication to delete the plaza building as soon as
possible. Dave Peel wilt handle after we get the geotech report.
copy of the report on all structural repairs from ADC Group vtas
'given to Gary Murain.
Peter Jamar will write a letter approving
exterior tile trim.
cc: Gary Murrain, Town of VaiI
Bill Andrews, Town of Vail'
A@'Afmmcwn of vail- _Peter--Fatten, Town of VaiI/
Dick Duran, Town of Vailz
Dave PeeI, Architect r/
Ken Long, Jrhnson, Kunkel & AssociatesT
Dave Nowlj.n, western Federal Savings,'
Dick Norris, Calcon Constructors, Inc.
the removal of the
If ttrere are any questlons, please do not hesitate to call .
SincerelJr,
/*/,fu,Kim R. Doug
Proj ect
s
er
WESTERN FEDERAL SAVINGS
7@ S€venreonrh Sfsst Denver, Colorqdo 80202
Tef ephone l3(f3) 37O- 1 21 2
October L2, L984
Mr. A. Peter Patten, Jr.
Actlog Dlrector - Conrmunl-ty Development
Town of Vall-
75 South Frontage Road
VaI1, Colorado 8L657
Re: Elghland Park
Dear Peter:
We respectful-Ly requesc that you execute the Flnal Plat for Htghland Park Towa-
houses. The plat ltas prepared by Johnson" Kunkel & Associatesr Inc. (Job No.
82/103) and executed by then on August 4, L983.
It is my understandlng that the onLy thlng delaylng the Tovnt s executlon was
the lnstal1atLon of subsurface dralns. Those dralns have nov been Lnstalled;
they were lnspeeted and accepted by BiLJ. Andrews on October 4' L984.
Should there be anythlng whlch now precludes your compLlance w-lth our requeat'
pl-ease contact rne lnrmedlately. Otherw'lse, I would 1lke to plck uP the fuJ-Ly-
executed pLat on Frl-day, october 19, L984.
Very truly yours,
\\*dtr {*t:
David D. Nowll-n
Vlce Presldent
DDN: lnw
\^/ESTERN FEDERAL SAVINGS AND LOAN A9€tOCIATION OF COLORADO
IIOME OFFICEt 7OO S€vente€nth slreet, Denver, Colorado ao2o2. Telephons (3o9, g7o-1212
BRANCH OFFICES: AURORATALL. CHEBRY CREEK . CTNDERETIACFY. EAST DEiTVER ' ATAPTEION AIRPORT . LAKESIDE . OREEI€Y. WESTLANO
iIICHTTGLENN . SOUTHGLENN. DENVEF TECH CENTEF . ARVADA . BEAFVAI.IEY. LAJIJNTA. PTJESLO . LOVE.AIID. ORAND JI,JNCNON ' PUEBLO MALL
@LoRAID speNc$tlo{l,NlowN . AURoRA . coLoMDo spFtNGgorIADEL . Bor[-DEF . FoRT@rlNs . UNwERaFyHrL!{t. LoNoMoNr
7B
ffi / TH-3./@/.,
e]
m
kw2?')
lo ol
SCALE:
N
I
T
I
t'= | OO'
%2
'l /z
%,//,
'i'/?'-/,.,:t?;2i+
:l-u ' LocArroN oF ExpLoRAroRy B.RTNGS
z
JOB t'|O.93.15
AND CROSS-SECTIONS
FIG. 2
75 soulh lronlage road
vall, colotado 81657
(303) 476-7000
16 0ctober 1984
deparlment of publlc works/lransportallon
Dave Nowl in
t,{estern Federal Savings
700 Seventeenth Street
Denver, Co] orado 80202
RE: HIGHLAND PARK TOI,INHOUSES
Dear Dave:
The fina'l items to be completed before the Town of Vai'l Department of
Public t'lorks accepts the wester'ly portion of Vermont Road for maintenance
are as fol I ows :
1. Lower manhole located a'l ong the south shoulder of Vermont Road
approximately 200' from the intersectjon with Vermont Court.
Complete outfall for horizontal drains; ie, riprapped ditch or
culvert, and present a letter of agreement signed by Streamside
and yourself stating that the location of the outfall is
satisfactory to both Parties.
Clean catch basin and repair gravel shou'l ders as necessary along
the south shoulder of Vermont Road.
4. Remove all debris and building materia'l s in the right-of-way
along Vermont Road.
This letter only addresses the Public Works items prior to final approval .
you should request similar lists from the Department of Community Development
and the Fire Department.
If you have any questions concerning the listed items, please contact me
directly. I will be available for a final inspection when you have
completed the requirements.
Si ncerel y,
2.
3.
/rJ( c-.r-..- fa
Bil'l Andrews' P.E.
Town Eng i neer
cc: Tom Braun
Peter Patten
Stan Berryrnan
Larry Eskwith
Inwn
75 south lrontage road
vall, colorado 81657
(3O:t) 476-7000
September .|3, .|983
Kim Dougl as
Project Manager
Highland Park
Calcon Construction, Inc.
705 West Dartmouth Avenue
Englewood, Co]orado 80.| l0
Dear Kim:
This letter is to inform you that of the blue tile from the Highland
match the trim on the rest of the
Si ncerely,
ofllce ol communlty development
Re: g.;9616nd park
the staff has approved the removal
Park project. The fascia should
building.
JIM SAYRE
Town Planner
JS: br
oo lo
ICE RII'IK AND PTAZA ROOI'T DELETIOII
HIGiILAND PARK TO1'AIHOI,IES
P.esubdivision of Tracts I and fI
i{ighlarrd Park Filing ifunbe3 1
Vai1, Colorado
This petition Ls a request for the deletion of the proposed
Ice RinklPlaza Room and accompanying walks, stairs and re-
talni-ng tralls for the 12-unit i{lgh1and Park Townhomes. The
reason for this request is truofold: (1) The original devel-
opmentrs phased reiationshlp no longer exi-sts, and (2) all
ci:rrent geotechnical studj-es prepared subsequent to the orig-
1nal approval advise against the proposed construction.
In the fa1l of L98O, I.K.S.-Vail Associates, a I'lichigan
partnerstrl-p, acquired l-7 lots in the westernmost area of
ftig6fa11a l,iladowJ. I.l(.S. reactred an agreement with Sun Tech
Buil_ders, Inc. to purchase 6 of the lots for immediate devel-
opment and construction of duplex townhomes; further, sun Tech
had an option to purchase adciitional lots for future develop-
ment and construction. Developrnent was delayed due to the
alnexation of the property by the Tolyn of vail in December of
1_980, thereby requiring that the concept._and pLans be redrawn
to conpJ-y wilfr fov,'n of Vail requirements"l'* Eventually, a
Special. bevelopment District (SDD) was established with the
Tbi.rnts approval . Construction of the flrst phase of the SDD
commenced in the sunrner of 1981 and continired unii.l late fal1
1992 when a defauLt was declared by the first mortgagee. Fore-
cLosure proceedings occurred and 6 lots 1'Iere acquired by l'iest-
ern Federal- Savings by Public Trusteers Deed. \'trestern has
hired a contractor io complete the six buildings, but has no
intention of further development in the area.
I.K.S.-Vail Assocj.ates ls presently having extensive geotech-
nicaL investigations performed on the 11 remaining lots of
Highland park SIO (originat lots 26-3 1 and 33-37) by Fox
Coisuliing Engi.neers and Geologi-sts. The purpose of these
studies i- to-provide site specific data to al-1og the SDD to
be arnended and the 11 l-ots to be reptaited with building
envelopes that are sensitlve to the To1tn of vailrs cLaycomb
Report and the investigations of tincoln DeVore Soils and
Ge-otechnical- Engineers and Fox Engineering. These lots l,ti11
be indj.viclually soLd for single lanrily and duplex proieqts.
The Lots vrilL not be an extension of or associated rvith High-
land Park Tor'rnhomes.
oo
Current geotechnical , drainage and slope stab1L1ty studies,
prepared subsequent to the Special Development District
approval , do not rec omilend constructlon of the j.ce rink
and plaza roon.
The geotechnical analysis prepared by CTl/Thonpson, Consult-
i.ng Geotechnical and l,laterials Engineers, addresses the area of the lce Rink/Pl.aza Room directly. The slope stability
analysls cross-section C occurs between the Lce rink and the p\aza room. The analysis developes a factor of design safety
that ls t'computed by comparlng the forces tending to cause
movement dlvided by the forces tending to resj-st novement. rr
[At a factor of safety of 1.O, the slope is at imminent failure. I,lost manuaLs of practice recommend a minimum factor
of safety of 1.5 for deslgn purposes rrftere there 1s reason-
able 'definition 6f 'the solL-conditi.ons and'confidence'i-n the
strength parameters. r'
The report states that relatively lorv factors of safetlr vere
calculated at anal-ysis cross-sectlon C and that the pmore
criticaL areas are along'lines C.and D irhich are'ln the central
porti-on of the siie and located belor.r an area that 1'ras pre-
viously mapped as an existing landslide.t' (Claycomb Report,
August 17, l-982. )
The actual- factor of safety in the field for the area of
cross-sectlon C I'ranges frorn 1.5 io 2.O'for the dry condition. r'
"The actual factor of safety for the IIET COI'IDITIOI{ may be as
lovr as 1.2 for ttre overall slope ancf near 1.O (irunj-neni fail-
ure) for some of the cutbanks and other localized over-steepened
aneas. This analysis indicates ihat it is IIIPEP,ATIVE TO
I.IAII.ITAII,I AS DRY A COI'IDfTIOI,I AS POSSIBLI in order to have long-
tern stability at thi.s siie.r'
The recomnendaiion section of the CTl/Thompson F.eport states
that, I'we DO I'IOT reconmend consiruction of a proposed ice
rirrk to the rvest of the trvo upper structures (unlts 1 and 2) . r'
t'This recreatlon facility vrould be a nice anenity, hor.'ever,
lt rvould serve as an area to LOAj TJATER II'ITO THB SLOPI DUnIliG
THE ICINTER SEASOI'I'AitD I'JOULD AnD TO THE PROBLEI'IS DURI1IG THI:
THAIf PERIOD. "
The CTl/?hornpson Report also addresses the prlvacy lr'alIs orLg-
ina1ly planned around the individual units.in a similar manner.
In a leiter Cated July 22, 1983, i.ir. Robert 1'1. Tlronpson of
CTt,/thonpson indicates tlrai, r'good sr,rface and subsurface
drainage conditions must be mainialned to keep the slope from
rnoving. tlhile these tralis
tunaL vier'.point, ttre r'rall-s
be attractive from
cause interruotlon of
ttr4!
rrrcry
architec -surfac e
oo
drainage and serve to collect or channelize fLol". If it is
at aLl possible, f recorsrencl elinlnating iire snal] rralls anci
neiling the ciesign on the uphilJ- side of the units AS SIipL;
As POSSIBLE." (Tire deieiion of the privacy r'ra11s for tlrese
reasons recei-ved tire approVal of ihe To',.'n of Val1 Engineering
Departrnent anci staff approval from the TOV Planning Depart-
ment. ) the design of the Ice Rink/PLaza Room incorporaies
several of these rrralLs. The rtalLs, the retaing required for
the ice,i rink and the earth€overed plaza roon l'Ioul-d trap and
concrintrate rvater in a similar nanner to the privacy lvalLs.
The Drain'age ana Slope Stalrility Anal-ysis developed for the
Town of Vail by Claycomb Engineerlng Associates, lnc.r and
tincofn DeVore, SolLs and Geotechnical Engineers, ldentlfies
the icei rint< aiid the plaza room to be locate<i in and immediately
adJaceint to Hazaed. Zone 6. Thj-s zone is desCribed as the most
ciiticrat geologic hazard zone consisting of napped landslide
deposits of unstable arid meta"BtabLe- sl-opes in-.5ctive grodnd-
vraler areas. The Lincoln DeVore Report reconmends, ]'ADEQUATE
SEIBACIiS FROI,I THESE AREAS (Zone 6) SHOULD BE I'IAINTAINED.T'
The Cl-aycomb Report, in refemlng to Highland Parkr' states
that, I'based on the available information, the basis for
approval by the Torrn of the proposed project may have been
somervhat faulty. Tt certainly appears that re-siting of
certain units is appropriate and posslble ELIIENATION of sorne
units lf suitable l-oi,,rer lnazatd, l-ocations are not avallable.1'
This r.,rou1d -al-so apply to the constuction"o'f' the lce Rink/
Plaza Roorx, sj.ncti it 1s locaied ln Hazard Zane 6.
The site specific report by CTl/Thompson does not incilcate
any feasible areas ldtlrin the 12-unit Hlghland Park Tor'rnhomes!
boundaries rthere an ice rink and plaza roon rnight be located.
The';locations of tlre existing buildings clo not a1lou enougrr
room j.mmediately to the norih of Vernront Road for any further
deveJ.opnent. The property to the north of ihe existing build-
ings is inaciessible iue to being heavily r'rooCed l'rith extrenely
steep slopes. The area betlreen units 10 and 11 ls also
e:ltremel]r sieep and has been identified as an area r'ritlr geo-
logical ctraracierisiics sj.rnilar to ilrose described above.
Due to the fact that the scope and phased relationship of the
original development no longer exists, and the geotechnical
recomnendatlons are against constructi.on in the area of the
proposed Ice Rink/Plaza Roon, lve beLieve the deletion of tire
struciure is in the best interests of the projeci and surround-
i.ng properties.
Respec tfully submitted,
TJESTERi,tr FEDEP"AL SAVII.IGS AJ.ID LOAJ'I ASSOCIATIOI'I
i'L aG C.u,I 'l
i'HlL
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Fii5 P:TEF ?ATTAiir sL.ii0F ILc,ir{iLr- r Tut :.i uI l;r1i-
7s SOLTTI: r It0riT{rLl iL \Att ca erLrT 1lE ei5 AtJACEIJT ?t.rt:L::'-' 0!lhLi 3 ai-,c- A1'An Di' TiiL tl- L'1,57 0F t Ot-0hr.L0
FEtEnAL :0 t-Ltt.ltihTL Tiii. trLAZrr. L'LiLLiirl, ;r.i,iL 1;l: F Iiil, Ai,JL L0;rLL'F. t'iTii
TI-;AT. l:L i;0ULL -i!rL T0 LL. A .j3:liT AFFLICT- iT :C l;;r''L ThL IL- !': Ii,t'-
IrEl:0r.'EL. S lLi CIILLY
Li'3 \;AiL ' r,.!-lTIi F'ii.r:e0''
1646 Es r
l? e rc f,t trcT
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-4.a O** Ar\rD Brcurt{BRAr\rc cr'cK t NO. 0-194
THAT E@RDI]iG 10 TIE INDTCE OF TTIE CTTJNIY RE@RDtsR OF EAGTE CCIJNIY
@IORAE0, REAIIVE 10 TIIE TOLTWII\E REAL PFOPEFtrY:
PARCEL, 1: IOIS 34, 35, 36, ard. 37, IIIGHIAND PARK FIIJI{G ilUMBER I,
A@OFDITG 10 TIIE REMFDED PIJTT I'I{ERMP, qJNIY CE'EAGLE,
STAIE @ @I'RAM.
PAFffiL 2: IDIS 26, 2'1 , 28, 29, 30t 31 and 33, HIGHIAND MEAmglS,
ACCORDIIG 10 SIE RMFDED PIAT THffiMF, CTXJNIY CF EAGLE,
STHIE CE. OOIORADO.
A. TIiE RffiiRiED C'$IER CF' SAID REAL PROPERTY IS:
I.K.S.-\ATt ASSMIATB, A MIGTIC.AT! PARINERSHIP
B. SEIE A}G NOI T{ORIGAGES OR |-IF.F'.I'S @ TBI.IST UIIIIffi PURPOFS TO AFEKT
SAID REAL PROPER T, OiIIR, IHAN ITIE -FOLI.CHIIG:
1. nrrn OF TFUSI DAIED CIOBER 08, 1980, FRCtt{ I.K.S.-VeII ASSGIIIIES,
A I.IIG{IGATiI PARII{M$flP TO ITIE PI]BI.TC TRUSJEE CF' EAGLE COTJNIY I\]R
IIiE USE CF pAltIJ T. \ZAN I.{TNKIE TO SrcURE TI{E SUt4 OF, $11-0,000.00
RruRDD GTOBER 09, 1980, rN BmK 310 AS PAGE 925.
(AFTETS r_CE 371.
NOE: SAID nFnD G' TRUST A.S ASSIG\IED TO IALTB, R. SCIi!{IDA eI{D AillN
E. SGIMIDtr IN A,SSIGiIMENT RrcORDED EAOBER 09, 1980 IN BMK 310 Af,
P}@,927.
2. DED S' TFUST DAIED OCTOEIER 08, 1980, FRCM I.K.S.-VeIT, ASS€IATFS,
A }IIGITC'AIiI PARIT{ERSI{IP TO TTIE PUBIJC TRUS"IE CF' EAffi,JE CTIJISIY FOR ITIE
usE oF pAlrl, T. \A[r !{n{Kr,E TO SECXJRE lrrE $nt{ CF $253,500.00 RECOmED
cmtsm.09, l_980, rN BmK 310 Af PAffi 920.
(AIFECTS Ig I..s 26, 27, 28 ard. 29,) .
NOIE: SAID DmD OF TFI.,ST ]nS ASSrQ{ED TO IIIGH Ct[JNTFIr @FPORAIICEiI,
A @IORAm CORPOmTICT{ E{ AgSrQ{MBilI RrcORDED 6TOBER. 09, 1980
IN B@K 3]-O Af, PA@ 92]-.
3. DmD OF TRIJST DArm OCIOBER, 08, 1980, frcrn I.K.S.-\AIL ASSCIAIES,
A I{ICIIIGAT.I PARTT{ERSIilP TO ITIE PTJBIJC IRUS:IM CF' EASE ffi'IfIY FOR ITIE
USE CF PAI'L T. \Alil V{INKLE 10 SrcLrRE 1T{E SUIr{ CE $300,000.00 RECORDED
(ATTEC'fS rrES 30, 34, 35 AtD 36t.
l€TE: SAID DIED CF TRUST IBS ASSTAnED TO DANIII, SEAL IN ASSIG.IMEIIII
RECORDm CrctsER 09, 1980 rN B@K 310 Atr PAffi 925.
4. F]Tg}CI]rc STATEMEI\II !{ITI VIRGINIA P. !fifTLEY, DBTOR, AND SIJN IEH
EUITJfERS, nE., TIfi SESJRD PARIY, REtrCRDD JUr,Y 20, 1981 rN BmK
325 Ar P , 277, (AFTECTS r-sr 27 TITRCIJGT 42) .
5. DEm @ TRI]SI DAIm JIJLY 15, 1981, FEolit I.K.S.-\AIL ASSOCIATES, A
PARINERSIIP TO ITIE PT]BIJC TRUSTEE CF' EAdE OCI,JNIY TOR TITE USE CF'
PAUL T. \nN !{TNKLE 10 STf,URE T}IE Sr,rM CF $11-0,000.00 RE@RDED JULY
24, L98L, St BmK 326 NE PAffi 663. (AFTECTS rCE 33).
6. FI]SI{SI}{G STAIE{E\II VIIILII SUN TECTI BIJIIDER, NC., TIIE S:rcURED PARTY
REOORDD I\}O/EMBER. 19, 1981 rN B@I( 332 AT PAGE 278.
7. MECIaNICTS IJEN A.S E\rrDH\l@ Rr STAf,EMnVI CF }{Y@ I n., A @LoRAm
@RPORaffTCN IN lrIE AI'ICUNI OF 93,357.19 REOORDED JANInK 8, ]-982 rN
BmK 334 AT pAG 544. (ArEffiS PARCEI, r).
8. MECEANICTS LIEN AS E\IIDEI{CD BY SIAIEMEIrE G DB.TIOTKUIIITG, P.C.'
dAla DBIItN ASSrcIlflES, I\8., IN TIIE Al'lClJtill @ $42,L76.34 RruFDED
SETEMBER 14, 1982 rN B@K 345 AT PAGE 873.
(AETECTS raAS 26 THRC[rcr 42).
a.oo
9. MDCIflNICIS IJBI AS E\IIDNrcED BY SMTEMMff'CF. ACADEDT I]€T'IATTCNiT
@{PAr{v IN TTIE A4CINI cF. 95,298.00 RE'@RDED }rcIIEMBER 9, 1982 IN
Bmr( 348 BS PAffi 527.
IAND TrILE GIARANIB CCF{PITiW
DAID: NC IEilBm. 9, L982 G8:00 AvI
(TI{E IJABII,HY OF SIE CCb{PAN':T IS IJMITD TO TTTE EE PAID IOR TITIS RPORf)
ot
VAIL NAT AL BANK
Lisa D. Sackbauer
Vice Presidet
March 11, 1983
Ilr. Kelth PomeroY
I.K.S. Vail Associates
318C5 Middlebelt Road
Suite 305
Farmington llills, MI 480f8
Dear I1r. PomeroY:
please be advised that the undersigned-has revierqed the
"iopo".a amendment to the Special Development District
'r"i'ui*rrrand park as preparla ty Peel and Warren, Architeets'-
a;;.e-3;;;;;y-r+, rga3, bescrib-ed as site Plan' vail National
l""t riff appto',r. the ievised-plan with the condition our col-
1;;r;1 val-irl will remain at leasE $125,0c0'
If you have anY questions, Please
IDE.
Yours very trulY,
i,/
,fie-.r L,\/adtzaz,a...-.
Lisa D. Sackbauer
Vice President
LDS/cob
#
ION
do not hesitate Lo contact
t
t 'I
q
IIAR 1i$83
RECETVED
t'ail Nahonal Bank Building 108 South Frontage Road West Post Office Box 2638 Vail, Colorado n657 nt/476ffi
or
Keith Pomeroy
I.K,S. Vait Associates
31805 Middlebelt Road
Suite 305
Farmington llills, MI 48018
Dear Mr. Pomeroy:
Please be advised that the undersigned has reviewed the proposed
amendment- to the Speciel_Development Distrlct for ttightanO Park as prepared by flef &Waren, Arehitects, dated January 14, 1983, deseribed aiSite ptan.
The undersigned would like to see the Town of Vail approve this plan
p
Roberta Segal, Personal Representative
ot
Keith Pomeroy
I.K.S. Vail Associates
31805 MiddleUelt Road
Suite 305
Farmington Hills, MI 48018
Dear Flr. Pomeroy:
Please be advised that the undersigned has reviewed the proposed
amendment to the Special Development District for Highlahd irark as prepared by Peel & l,larren, Architects, dated January 14, 1993,
described as Site P'lan.
The undersigned approves of the revised p'lan if the town of Vail approves this p'lan.
A.E $ W.R. SCHMIDT
ao ru
ro€.
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ri
CAre
€@rosTeucTeft5, !
July 28, 1983
Town of Vail
Box 100
Vail, Colorado 81657
Attn: Mr. Steve Patterson
Re: Highl-and Park, Filing #1, Tracrs I & II
Dear Steve:
The purpose of this Letter is to recap our progresa to versations and directions received regarding the above
Pl.ease note the following:
date, and to cl.arify
referenced proj ec t.
crl/rhoropson is in the process of preparing the report to compry with the intent of ordinance No. 29. we had originalLy expected to have the report by now, but wirr not have it until abolt August 15, r9g3.(Please note thet we will comply with ell remedial reqiests and/or renovations as directed. )
Ttr e building department approved plans sh or.r rip-rap to control the outfall from the culvert which feeds from area drains. All but trro of the drains have been instarred, with the rip-rap yet to be compreted.rt is our understanding that the scope of the rip:rap shouLd extend far enough down the hi1l to control erosion, with a plastic barrier placed beneath the rip-rap to further guard agailst erosion. The two remaining area drains are to be instelled at the main entry of unit #l and unit #2. They are to be connected together with one cirrvert with its outfaLL in ttre s outli drainage ditch of Vermont Road. (pl"ease note
Q) Re:
(3)Bgl Town of Vail letter, dated Se tember 29 1982 to Joe Fannin (copv attached),
that the geotech report may modify this in some way, but rpe will proceed
E_-stated unl-ess we are -toLd differencly. )
Geotech
As of this date' it is our understanding that each item has been
705 W. Dartmouth Ave. Englewood. Colorado B01.tO (303)762-1554
a
Town of Vail (Cont.)P age 2 July 28, 1983
complied with. Furtbermore,we wi 11 meet the
re ards to lanti
requ iremen t s
of items as
of the
neede d
As of this daEe +98"1 has been removed. In addition, we will cl.ean up the area best as-possible to refl-ect the condition as it was before the dirt was placed there.
As for the site plan s ng anges e aildition to showing th e geotech re-port as required.
(4) Re: Cloggqd culvert inleE:
The culvert inlet has been cleaned-out, and water has been running through freely. We had to machine excavate (from Veruront Road) as there had been a large amount of dirt along with all the garbage de-posited by sun Tech which collected around the inlet. I,le intend to place some rip-rap as a headwall as soon as the area dries up. At the present time, the hirl is too vret to get a machine down there.
(6)End of Vermont
(8)Re: Ti 1e Fascia deLetion:
We are going to move a portion of Vermont Road and the cul-de-sac so that it is within the Approved 1981 plat right-of-way. rn addition,one area drain and a fire hydrant will have to be moved. e" " resurt,the Final Plat for Tracts r & rr wilL have the same right-of-way as the 1981- Plat and there wilr be no need for a Replat on the ,o.i (o,r right-of-way).
Cul-de-sac:
rt is our understanding that the deletion of the Tile Fascia has been
approved along with the approval- of substiEuted paint color.
(9) Re: El,ectrical Inspection:
IJe have had the entire project inspected by tr.ro electricar engineering
o
Town of Vail (Cont. )
KRD,/sk
enc I
cc: PeEer Jamar - Town Planner
Bi 11 Andrews - Engineering
l{estern Federal Savings - Dave Nowlin
Dave Peel
Johnson, Kunkel & Assoc. - John MacKowan
A. E. S. - Patric Wright
Youder Engineering - Vern Dennison
CTllThompson - Bob Thompson
Ross ELectric - Alan Lamboley
July 28, 1983
firrus -- Automated Engineering Services, Inc. and youder
Attached please find copy of A.E.S. report dated June 28,
Page 3
Engineering.
f983. We
rf at all possibre, we would like a meeting August 19, 19g3 with aLl concerned parties to discuss any items we have not provided you in order to obtain the certificate of occupancy.for alL six permits. we anticipate requesting for Certificate of Occupancy's for buiLdings l through 3 (Units 1- 6) by AJgust 3L,1983.
Feel free to contect this office if you have any guestions, cofitrtrencs, etc.
are correcting the items as noted including instarLing the new service.
Privac wal1(s) deletion:
Kim R. Douglas
Project Manager
Attached please find copy of crl/Thornpson Letter dated JuLy 22, Lgg3,regarding the elimination of the privacy wall,s. Dave peel has been hired by western Federal savings and is in the process of talking vith the proper people to elirninate the privacy walls. w.h.r this process is complete, and all parties of concern epprove this elimination, we will
remove the present walls from the projF
'6.;(,,
o I
-:v
box 'l tXl j
vail. colorado 81657
1303) 476s513
Sept"rUer Zg, 7g8?
- Joe Fannin ' l47O S. l'ladsvrorth
Lakewood, Co'lorado 80226
department of community development
a
f , L ,ili,:.1 ., .:v. r-2) A re
Dear Joe:
To sumnarize our neeting this morning regard'ing phase I of Highland
.-, - Park, our staff requests that the fol)ovring info;rration be submjtted:
r iL' -/N--
1) An improvenent survey for bui)dings 7-4;v An 'r-mprovenent survey for bui)dings 7-4;-
'.1--L' . -*...-..-;A revised. sitb p1 an for'the entire phase I including the recreation :,,,:-i^l,fol
' 'locati
materia'ls that wi'l I be utilized to substitute for trees which were
designated to be saved and ha.v,e been damaged or removed during construction; _\*)"lls { . \.
:'i'/ bui)ding and area. This plan shall reflect all revisions of bui'lding ii-I ,'
-' t- ' 'locations and configurations and any Changes made in the drainage .oatterns I .-1
i 1s. and grading
\$vised landscape pl an shguing any rnodifications that will need to
bemadedU@dinganddrivervaylocationsand.p1ant
4) A 'letter from your structural engineer verifying that the foundations . -/ciesigned for ^r-he bui ) di ngs whi ch have re1 ocated are adequate; and v
- 5) A revised ii'irprovenent survey for buildings 5 & 6 shorving roof heightt /
l:,L. and grade elevations around_ the buildings .l/l-z
I have notified Chet Horton that he may proceed with inspecting building
6 for framing and that no o'cher inspectiohs wi'll be performed on any
buildings until the above informa'cion is received by our office. I
hope we can continue to work closely with you on this project-
Torrrn Pl arrner
PJ:df
_#AHS c
RVI SE
AUTOHATO
EF{GINEERI[G cEs lNc.
June 28, 1983
Calcoa
705 W. Dartmouth
Englewood, Colorado 8OIl0
Attr: Mr. Kim Douglas
Subject: Eighland Park & Highland }leadows
(Our Job No. 83037)
Dear Kim:
Pursuant to your request to Dake aII
electricaL iustallation on the above
we did so on June 23, L983, with the
in at t endauce :
Mr. Kfutr Douglas - Calcon
l{r. Dlck Norris - Calcoo
Mr. F,ark Condon - Ross Electric
Mr. Patric A. llrlght - A.E'S. Inc.
Fo llor,ring is a list of our corments:
msoN
Subdivis iou
observation of the
referenced project,
following geutlemen
1. It should be noted that the 1978 N.E.C. was Lu effect
at the ti-Ee the building pernlt was applied for on thls
project, therefore, all conments rl;i1l be addressed
accordiugly.
2. A11 of the units have been drlmalled and some have been
trir@e.d out (i. e. device plates lnstalled) so individual
branch circuit checks Fere Dot possible beyond device
boxes and panelboards.
3. After discussing the detached garage wiring probleo wlth
Hark of Ross Electric, a solution was worked out by which
a separate branch cLrcuit fron the unit panel rril1 be
installed uoderground from the uni.t panel to a juoctioa
box in the garage with No. l0 type ITJSE" cable.
4. A11 devlces appear to be properly grounded with mechanically
crimped connectors installed.
5. The Ground Fault Interrupter devices had not been instal-l"ed
'at this time, hor.rever, Mark assured us that tbe G.F.I.
circuits r,rould be couPlete and fr:nctional 1n tlme for
final inspect ion.
:-';:l i-q:133
consrRUCr0ns
13693 E. tlitt. Suite 102. Aurora, Colorado 80O14 . (303) 751-2700
.t af
. {' Highland Park & Highland Meadows Subdivlsion
Page Two
al
6. A11 uq:i t smoke detectors vere not iastalled at this tine
ald -in uaits with detectors lnstalled flamable fiaishiug
(i.e. staining and varnishing) roas ln progress so
functional testi.;g of detectors uas not feasible.
7. It is reconrmended that a G.F,I. circuit breaker be instal-led
on all Jucuzzi branch circults.
8. The fixture outlet iu the pantry of the "8" type units should
be blanketed off and the swltch removed in that the fixture
is closer th." 18" t.o the top shelf.
9- Services for Unlts 1A, 2A, 3, 38, 4B, 58, 68, 78, aud 8B have
beeo Lnstalled. Feeders from the Eeter stacks to tlre uDits
are 3tO ahniutm with l/O alumlnr.m neutral type 'USE|' (rated
at 155 Arps). These feeders are adequate-ln all cases based
oa individual unit loads .and voltage drop frou the Deter
to the panel which is rated at 200 Amps.
The terminatlons of 1tlg .n{t feeders at the Deter stack circuit
breakers represent a flagrant code vl-olation, very substandard
vorkmanship on the part of the prevLous electrical contractor,
and pose a potential hazard. (The conductbrs have been
1n'nrmgd to 5OZ of their iurrent carrying capacl.ty to flt under
the lugs of the circuLt breakers).
Based on our calculatlons, the ualn circuLt breakers iu all
neter stacks should be chauged to.125 Arnp s 2P aud the alumintrm
feeders should be terminated wlth copper pigtails using the
Burody or Mac type compression fl-tting and lnsulating sleeve.
10. Servlces for UoLts 98, l0B, 118" and l2B have not beetr
instal]ed at this tine but should be installed per Lteu 9,
paragraph 3.
ll. Driven ground rods should be install-ed at each Deter stack,
as well as a rlater pipe grormd.
12. The feeders from the Deter stack (38" 48, 5B).ard (68, 78,
88) to the transfonDers are inadequate, based ou our
calculations. Ttre load on a three r-mit buLl,ding ts 280 Anps
whlch requLres minimum 500MCl{ a luminum feeders'fron the transformer
to the meter steck. Our caLculatlons show that on buildings
(3B,48,58) aud (68, 78, 88) the 500MCI'{ due to tl.re distance
isvolved (21O ft. max.) will- give us voltage drop withio the
requirement s (32) of the code.
v
Eighland Park & Eighland Meadows Subdivision
Page Three
13. Services for UnLts 98, l0B, IlB, and l2B have not beetr
iostalled at this tioe but should be lnstalled per iteu 12'
PAW: gh
a__,
Lr_i
Gentlemen:
{t tle request of Mr- cal, cox, our firm has inspected conditions at a development known as Highland park in vail, colorado, The structures are'located in an area o1 vail where s]ope iailures hive occurred. The specific area of construction was identifieo as a,'High Risk Zone,'in an investigatign by our firm in 1973. subsequent to iur originJr tiray there have been many.repofls:.investigati.ons'and anatyles ot ihe g"ne.jt gyea.9f- Higiland Par!.---A!.the prese-nt time, ne u"e-rnuking anatjies oi the stability of the hillside which supports ihis projeci.
{s part of our current-ana'ryses, plans for the project were reviewed.In-addition, we have visited the site to observi tie construction and soils .expos_ed by various existing- slopes. l.le -p1an to orill t"si uor;nfi at critica] areas af ter r+e comf'letq our p"eiiminary stabi lity iiudiEi using values estimated from-the tonditions'exposed. - -'-
Based on the data reviewed and the soils exposed in the slopes, it is our opinion that considerable strenqth'loss will occur in th'e event of saturation of the soils.
visua'l examination of the cutslopes indicates the soils are low plasticity c)ays or silts with rock fragments and sind lenses. Thia general c'l ass of materja'ls may be moistule sensitive depending on ite re] atjve d^ensity of the oepos'it. It is our opinion ttrit good surface and subsurface drainage conditjons must be mainlained to ke6p the-s'lof-from moving.__ Part of the present design calls for instal'lation of numerous small wal] s to djvide up the uniti visua11y. lllhile these wa] ls may be attractive from an archiiectural viewpoint,- the walls may cius-interruption of surface drainage and serve to iollect or channelize flow- It appears that insta'l lition of the wa)1s may result in water
CTL/THOMPSON, tNC.
CONSULTING GEOTECHNICAL
Ju'ly 22, 1983 ':
Ca'lcon Constructors,'. Inc.
705 l.lest Darbnouth Avenue
Englewcod, Colorado 80110
Attention: l'lr. Kim R, Douglas
Project Manager
Subject: Highland park
Vail, Colorado
Job No, 9345
:AND MATERIALS ENGINEERS
DENVER- COLORADO ao2c|4 . |3A3j AN777
J_UL 2 2 te83
GALCOf{c\lrlsiRucIo.D.s
t 971 v.€ ST lzTH avENUE
-2-
I , !o-' -.!fi
t
standingadjacenttobuild-ingsand'increasesnowcollectionandremoval
orob.rers. If it is J'utt iossiure,. .I reconmend er jminating the smalr
i.ralls and making tt" iutign ;; th" ,pi,itt side of the units as simple as
isJiiuiiil ii i; :rp"iiti'u" that pos.itive slope away from the structure
is maintained unO lil"i- *ut"" -is' directed lnto t66 storm driinage as
ouickly as possible."-it'rpp.."i ttut the planned walls will serve as
t.raps lna could lead.to long-term problems'
l,fe are continuing our analysis'of the-project and q*p."cJ -to g-olRlete'the
;o;;; ;;;i;;;s'r'i'r."-i'i'* -t"n cliriiv our opinion on this matter'
please call .
Very trulY Yours'
CTL/ThomPson' I
Rl,lT:jc
(3 copies sent)
#i*H',$
son,
7(D Ssverfsen r Streot Denver, C.olorqdo 80202
Talephone (303) 37$l2l2
I"hy 6' L983
Tbnun of VaiJ-vajl, @ 81657
Be: Highland
T?acts I
GentLernen:
Fifing t{o. I
Please be advised that we inUerd to deLete tte recseational hdlding f::cm tJte
appnoved Special mdopent District pLans.
$le have been advjsed b!/ t]re bulld.ing departsnent tttat the prcposed site is tion of poterrtial geological stide hazarads.
Kinlly outl-ine tne procedres srtdch slpuld be followed to request appoval
deleLion.
Park,&II
WESTERN FEDERAL SAVINGS
tte loca-
for tJe
Ky truly lours'
\)*'"AD NhL
David D. I{cn'lin
cc: CaLon Oonstnrctors, Inc.
\^,E€TERN FEDERAL SA\/INOS AND LOAN AS9OCIATION OF COLORADO
HOME OFPf CE: 7OO geventeonth 9tr€et, D€nver, Colorado AO2O2. Telephone (3,O3, 370-1212
BFANCH OmCES: AURORA MAII . CHERRY CREEK . CNDEREIIA CrrY . EASTTE?,IVER. aTAPLETON AIRPOFT . LAKESDE . GREEIEY. WESLND
},OFTHOIENN. AOUTHOIENN. DENVENTECH CENTER . ARVADA. BEARVAIEY. LAJUNTA. PI.EBLO. LOVELAND. GRANDJTJNCNON. PUEBIO iIAI.I
@LOMT' SPRINOgDOINTSVN . AURORA . CO-ORAID SPRINO$CTTADEL . BOI.,I..DEF . FOFIT @I.IINS . UN'VERSTTY HN.I9 . LONOMONT
75 soulh trontage road
vall, colorado 81557
(303) 476-7000
May 10, 1983
David Now'lin
Western Federal Savings
700 Seventeenth Street
Denver, Colorado 80202 Re: Specibl Development Djstrict #11
Dear Mr. Now'lin,
I have received your letter dated May 6,'l 983.which requests informatjon
regard'ing the prbcedures to be fo'l'l owed in order to request approval to_delete
the recreationil bui'l ding from the requirements of Special Development Djstrict
No. 'l 'l .
I have enclosed for your information and use a copy of SDD #ll' Chapters 18.40
and .|8.66 of the Vail municipal code, an app'l ication for an amendment to the
zoning ordinance, and a schedu'le of the Planning and Environmental Conmission
appliiation deadlines and meeting dates. I have circ'l ed the appropriate sections
oi'each. If, after reviewing the procedure, you have any questions, p1 ease
contact me.
PETER JMAR
Town Planner
PJ: br
Enc'l s.
Sincerely
/'CALCbN elcoilsrnucrons, nc.June 6, 1983
Town of Vail
Box 100
Vail, Co 81657
Attentlon: Mr. Peter Jamar, Town Planner
Reference: Highland Park Filing #1
Dear Mr. ,Jamar,
The purpose of this letter 1s to recap our phone conversatlon of June
6, 1983, regarding your letter to Joe Fannin dated September 29, 1982
and the recent developments concerning it.
Calcon recelved notice on June 2, I9g3 that no further lnspectj.ons
would be made on the project until we complied with a letter dated
September 29, 1982 from the Town Planner. The letter in questj-on had
been sent to Joe Fannln requesLing various information required by the
Town Planner. Prlor to receiving this notice, we were told about the
requirements for the i"mprovement survey, before we couLd obtain inspec-
tions. The improvement survey(s) were submitted on May 19, 1983, and
up to June 2, 1983, inspections had been made.
You indj.cate ttrat except for some rninor details, you have no problems
with these, and will know completely the scope of any corrections that
may neecl to be addressed. by the end of the day.
A letter of verification concernj-ng the design of the foundations is
required to be supplied to Steve Patterson be€ore any further inspec-
tions can be made. It is our intent to have this by June 7, 1983.
Based on the fact that we will attempt to supply you with a revised
slte plan,/Iandscape plan per your desirecl scope within thirty (30)
days, all further inspections can be obtained by Calcon Constructors,
Inc.
appreciate the expression of the Town's view that it is the intent
the to'urn to see that the Hiqhland Park project j-s completed.
You advised that the above referenced letter from you to Joe Fannin is
the only letter that has conditions which have not been met. Please
do not hesitate to contact us if the above is i.ncorrect.
Sincerely,
4k/.6/
President v
cc: Steve Patterson
Western Federal Savings & Loan
Dick Norris
l1tre
of
705 W. Dartmouth Ave. Englewood, Colorado 801 10 (303)762n 554
o
7 June 1983
Buildlng Department
Town of Vail
P.0. Box 100
Vail, Colorado 81 658
Re: Hlghland Park Condorniniums
Job No. 909.0
ADEG Group, Inc. has provided the consulting structural englneerlng
deslgn services for the above referenced l2-tnit condominlum project.
The foundations designed and the construction documents detall in9 the
foundation portlon of the project .are is shown on structural sheets Sl, SZ and 53 for each of 6 lndivldual-duplex buildings. Sheets Sl
for buifdings 4 and 6 are dated July 3, l!81 ; for buildings 2,3 and
5 are dated July 10, t98l; and for bullding 6ls dated July 14, 1981 .
The design represented on these drawings ls based on the solls in-'
formatlon available at the tlme and on the location of the bulldlngs
as they are now constructed.
ADEC Group, lnc. is contlnuing to nonitor the cons truct-i oa progress
related to the structural portions of the buildingrs.
Please cal I if you have any quest ions.
RNF/co
ronald n. frickel . structural engineer .11290 w. alameda . lakewood colo. 80226 '303 ' 986 1546
Very truly yours,
P res i dent
Johnson, Kunkel & Associates, Inc.
LAND SURVEYING . CIVIL ENGINEERING . MAPPING
May 19, 1983
Town of Vail
Department of Community Development
Peter Jamar, Planner
Vail-, Colorado 8L657
Re: Ilighland Park Phase I
Dear Peter:
we are hereby submitt,ing for your review:
1) A revised improvement survey of Buildings
5 and 6 with grade elevations around the
buildings.
2) An j-mprovement survey of Buildings I - 4.
Thank you in advance for your consideration on this
matter.
Si.ncerely,
tf-z-" /"'d
Ken Long
RL/SS
Enclosures
Xc: Cal-con Construction
P.O. Box 4(x, ' 113 East 4th Street Eagle, Colorado 81631 Phone: (303) 32&6364
ofrwtuUtb4,@
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1N
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8N
s
10N
s
11 N rrl S
L2N .!r S
13N
s
A
164
112
57
63
toz
107
112
118
105
Ltz
t27
137
EI
1z
78
25
28
67
70
80
84
74
78
95
99
c 3{34-
32
35
35
37
32
34
32
34
32
38
w r T E
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@l p
m
IJNIT ,'A'' (GRFA) : 2L33 SQ'TT.
^/he/z'&" #'|*1L
t; flztta'2z'
Building heights with
are figured frcm this
B is the
lowest existing
or ProPosd
grade within
this area.
is the
lowest elevation
in this area.
B is the
lowest elevation
in this area.
_) _A
I c
I -{-b
IJNIT,'C..
UNIT "C,'
(GRFA) = 2041
- ALTERNATE -
SQ.FI.
(GRFA) =
30.5
33.5
35.5
26-s
26.5
28.5
29.5
31.5
35. s
33.5
39,5
36. s
47
42
35
36
33
32
25
22
I3
14
7
5
85.5
75.5
70.5
70.5
67.5
60.5
60.5
s3.5
49.5
55
46.5
49. s
2W
w 3E
w*
4E*
w
5E*
w
6E
w*
7N
s*
UNIT "B" (GRFA) = 2405 Q.IT.
31
31
31
32
35
36
33
3l
31
31
48
48
106
r08
108
106
108
r08
99
97
79
79
137
r40
143
L42
141
I39
130
L28
-L
l4
I5
15
L7
U
\)Project Application
Project Name:
Project Description:
Contact Person and Phone
Or rner. Address and Phone:
Architect. Addresi and Phone:
Legal Descripti ont tot o?h /.7. , atoc*,r,,n .{r/fr*/4ar'/s,,* , zone
-
CommEnts:
a) Design Revlew Board
Motionby: ffzr '
o^,. 7/ft/
Ssconded by:
DISAPPROVAL
a
:'r "C
box 1O0
vail, colorado 81657
(3031 47&s613
department of community development
September 29, 1982
Joe Fannin
1470 S. Wadsworth
Lakewood, Colorado 80226
Dear Joe:
To surmarize our meetjng this morning regarding phase I of Highland.
iirl, orr staff requesti that the foi'lowing informatjon be submitted:
1) An improvement survey for buildings 1-4;
if n itvfiib"sitii plan for the entire phase I-including the recreation
uu.ilaing and area.' This pian shall reflect al'l revisions of building
locatiois and configuratjbns and any Changes made in the drainage patterns
and grading
3) A revised landscape plan show'ing any mod'ifications that will need to
bi made due to changbs in buiid1ng and driveway locations.and plant
nateria'l s that wi'l l-be utilized to substitute for trees which were
designated to be saved and have been damaged or removed during
construction;
4) A letter from your structural engineer verifying that the foundations
i6tttgn"d-i6r tfre -Uuitaings wh'ich haie relocated- are adequate; and
5) A revjsed improvement survey for buildings 5 & 6 sho;ing roof he'ights
and grade e'l evations around the buildings.
I have notified Chet Horton that he may proceed w'ith inspecting building
6 for framing and that no other inspectioirs wi'll be performed on any
buildings unii'l the above informatibn is received by our office. I
hope rve-can continue to work closely with you on this project'
PJ:df
P'l anner
ao
box 1O0
vail, colorado 81657
(3031 47Gs613
department of community development
July 8, 1981
Roger Denton
Box 1020
Eag1e, Co'lorado 81631
Dear Roger:
RE: DRB Submittal of 7/l/81
At the July l meeting of the Design Review Board, your submittal
for 6 new units was given fina'l approva'l with the following
stipulations: submit revised s'ite plan for buildings 3 & 4
specifical 1y and landscaping plans to town staff.
Peter Jamar.
Town P'l anner
PJ:df
S i n cere'l
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.a ,/i
!t Prolect Appllcatlon
Project Name:
Project Description:
Contact Person and
Owner, Address and Phone:
Archit€ct, Address and Phone:
Legal Description: Lol Block Filing Zone
Comments:
Design Revlew Board
APPROVAL DISAPPROVAL
to
December 7 ' 1981
Roger Denton
Box 1020
Eagle, Colorado 81531
Dear Roger:
At the December 2 meeting of
submittal for Highland Park
was approved 6-0.
department of community development
RE: DRB Submittal of 12-2-81
the Design Review Board, Your
Ice Rink & Recreation Building
Peter Jamar
Town P'l anner
PJ:df
lltl
o
Date
Profect Appllcatlon
EtN Proiect Namo:
Projoct Description:
Conlact Person and
Owner. Address and Phone:
Architecl, Address and Phone:
Legal Descriplion: Lot Block Filing Zone
Comments:
Deslgn Review Board
DISAPPROVAL
Summary:
:)t"
Project Name:
Project Description:
Contact Person and Phone
Owner. Address and Phone:
Project Appllcatlon
vl
Design Review Board
Motion by:
Second€d by:
APPROVAL DISAPPROVAL ryr
trb"'f,
*'
.{AME OT PROJECT
^ 'LIST OF I'|A]'[RIALS '
Hr"ht?t* "r""" ""tru*to
LEGAL DUSCRIpTION: LOT 26-42 BL}CK FILING Highland Meadows *1
DESCRIPTION OF pRotECT' Plaza Bullding for the Hldl'lani. Palk Special Developnent
District *11
The following infornation is
Board before a final approval
A. BUILDING MATERIALS
Roof
Siding
Other Wal1 Materials
Fascia
Soffits
l9indows.
lfinclow Trin
Doors
Door
Hand
Flues
Trin
or Deck Rails
Flashings
Chirnneys
Trash Enclosures
Greenhouses
Other
PI"ANT MATERIALS
(Vegetative, Landscaping
Botanical Name
lqrlcera-ffiica
. .! zab€iliil
Potentilla fnriticosa
Syrinqa r{ulgaris
Potrr:lus trqrnrloides
Materials including
Comrnon Name
?labe1i Hqp)tsuckJ.e
r,ilao
Aspen
and Grorrnd Cover)
Size
required for subrnittal by the applicant to the Dcsign Review
can be g,iven:
Type of l'laterial Color
Earth Covered, Insulation, IlFfibrane, Concrete
Strrcco See Color SanPIes
Redrrcodl'e-Sbreee- ct#ealer p aZ4lt*
lNel z9O Gd&t4Ltt+{]oalt &
Oak Natr:ral
Oak e Insul. Metal Clacl
Natural
Redrr,pod & Stucco
Insul-. lGtal Pifn Painted where extrnsed
GaIv. Iron Painted to ratdr sbrco
Sulcco See Color SanpJ-es
Interior
Oak
N/A
B.
Trees, Shrubs,
Quantity
.t4
9
5 gal. ccnt.
5 gal. ccnt.
5 gal.. cort-
(12'-15') B&B
ldative Seeal Mix for Revegetatior of disturbed areas
Bricrrus i-nesnis ffih Brqne 19flacre
Agr.opyaqt stLitttii tarribal Western Wtrcatg::ass 19flasre
Agpcopyrcn desertorun rrprdanl Ocested Wheat4::ass 19#/acre
Phleun pratense Ttuothy L2#lacre
Poa p::atensis KenirrcJqr Blueg:ass 8#/acre
{'oo
C. O1IIER LANDSCAPI] F':ATURES.
(Rctaining }lal ls, Fctrces,
Ice Rink -- sand filled
oo
Swimrning Pools, etc.) Please specify.
Deckin -- redwood with clear seal
Walkwa s -- cinder
Wal-ls -.- to.match building (same as Units 1 through 6
previously approved by the Design Review Board)
Stair Threads -- natural wooil treated
t
NAI.IE OF PROJ}:CT
^ 'LlSl'OF l,lAltnIALS
"r'ht?.* "r"'" ""rru*oo
LEGAL DESCRIT'TION: LOT 26-42 BLoCK FILING Higbland Meadows #1
DESCRIPTION OF PRG'ECT. P1AZA BOiI.Ii
District #11
The following infornation is
Board before a final approval
A: BUILDING MATERIALS
Roof
Siding
Other Wall Materials
required for submittal by the applicant to the Design Review
can be given:
Type of l'laterial Col or
Earth Corrcred, Insulation lhrbrane Concrete
Strcco See Color SanpJ-es
Redrcoil & Str,rcao Clear Sealer
Andersen-VinyJ- Clad Terratcne
Oak Nabr:cal
Oak e InsuL- I'letal. CIad
Oak Natural
Re*rcodl & stucco
Insul-. lrletal PiIE Painted r*rere ortrnsed
Galv. Iron Paint€d to natch sif,roco
Sbrcco See Color Sanples
Interior
N/A
Fascia
Soffits
llindows'
Window Trin
Doors
Door Trin
Hand or Deck
Flues
Flashings
Chinneys
N/A
Rails
B.
Trash Enclosures
Greenhouses
Other
PLANT I'{ATERIALS
(Vegetative, Landscaping
Botanical Name
roni,cera:G6:-ca
-.!zabdl"ili'
Potentilla fmiticosa
j$ndrqa vulgaris
Popilus trqro:,.1oides
Materials including
Cornrnon Name
zabeli HonqyzucJ<Ie
Trees, Shrubs, and
Qqartity
Ground Cover)
Size
11 I gal_cqtt.
5 gal. @rt.
5 gal. cott-
(1i'-15') B&B
Cirquefoil-
Lilac 74
Aspen
^ Native Seecl Mix fon nevegetatiut of disturbed aleas
Bnmrs inelcnis $ncoth Brrcne 19#/are
Agroqiaton $rdthii
'arri.bal Western Wheatg::ass 19#/aere
Ag.rcr[)Jrcn desertonno rlpldant Crested Wteatg::ass 19S/acre
Phlogn pratertse Tjrotny 12*/aqe
Poa pratensis Kentrrdqy Bluegr:ass 8#/acre
to
c.O]]I[R LANDSCAPU FEATURES.
(Rctaining Walls, Fclrces,Swirnning Pools, etc.)
oo
Please specify.
rce Rink -- sand filled
Deckin -- redwood.with clear seal
Walkways -- cinder
WaLls -.- to.match building (same as Units 1 through 5
previously approved by the Design Review Board)
Stair Threads -- naturaL wood treated
1.
2,
/rlrJr rcrvir I o f ni.lttlt r.,;:i of Julrc 22 ' I98\ .
A rcerrcst for a sctbirck vlr rj.rrncc to nrlrl:c I c'!llr I an cx.i:;1. irtli Il,.tilding vrlrich
crrcLr);rclrr,.s 4 r j nt o thc s j tJ c: :;ctblcll on !i010 i.l:r in (.iorc ltl' ir,'c rvlrich is PaIt ol:
an unptitttcd I)ll,ccl jn tii1,,horn, tjtlcd surrcl jiri, l)hase lI. APplicant: I'cttttc:r
Construction irlatta 8t:ntcn t ' Itrc.
Appeal of aclministratjve dccision concerning thc color <rf a residcnce on Lot
20, Potato Patch. Applicant: Jonj.ne and ,l .J. Collins'
Ilcqucst to tablc dcnsity varj.ance application for lot 12, Block A7, Casolar
vair rr at 1101 Vail View Drive. Applicants: Jean and Jamcs l"r. McDonald,
Jean Catoc, ct al.
A request for amendncnt in accordancc with Scctions 18.66.110 through 18.66.160
to the zoning ordinance from Residential Cltrstcr to llcsidential. Priulary/Sccondary
in ordcr to build a residential unj,t togethcr lvith a caretakcrrs unit. Applicant:
Doyle l{opkins.
A ninor subdivision request to vacate a lot line between lots A-1 and A-2,
Lions.ridge Filing #1. Applicant: AAv Limitcd Partnership.
A request for an extcrior alteration and nrodifjcation in Comncrcial Core II,
rrnder Scction 18.26.0d5 otr lot 4' Block 1, Vail Lionshcad lst Filing,
to add 3,950 square fect of office spacc to thc Lionshead Gondola Building,
and a reqrrest for a vari:rncc to Scction 18.26.150 to tdq,ive the requircnrclrt
;f i;cl::ij.;g, onc-.half thc parking rvithin the nain bttildine. Applicant:
\tail Associates.
A r.equest for atr cxterior altcration and nodificatiorr in Commcrcial Colc I
rrndei section 1S.?4.065 on Tracts A, B, C, lllock 5c, vail village lst FilJ.ng,
t74 East Gor.e Crcek Drive, the Lodge at Vail , in ordcr to add a 618 sqttare
foot restaut'ant addition and a rett'actablc glass enclosure ovcr the existing
srsirnrning Pool. Appliccnt:. Lodge Propcrties, Inc'
A request for approval to i.-eplat Highland lleadorvs, Lots 26-42n the Highlatrd
park'special Uevlloprnent District 11. The apploval is requested to allotv ncl
road dedications and v:rcations and lot linc rcnovals. This is a najor sub-
aiuit:.on requestbd under Chapter 17.04 of thc Vail I'!unicipal Code. APplicaDt:
Surr Tcch iuildr:rs. Inc.
10. A requcst for a varinnce to Scction lS.l.1 .090 of the Vril l'lturicipal Codc to
allori thc applic:rnt to inclrttle'I'looJ pllin:tlct in calculating allorvablc dc'nsity
in dctcrrnining thc nunbtr rr1' lltrits :rlIosr.'d on the site of thc Interrnountnirr
Swim and Tcnnis Club, :rn utl!lxtt('d |:rrcr.'l in Viril llltL'rnountain Subdivisiotl.
Thc appl icants or.c thc lnt(.r' outlf,:tin .Srint lrnrl 'l'cnnis Clrrb who Nish to cotlstrttct
2 adaiiional units ovcr thc prt'\'iotts :tltpl.otal by Eaglc County.
5.
4.
5.
6.
7.
8.
9.,
11. A reoucst. undcr Orrlinancc 13, Scrics of lgsl . for Thc \tlllcy,
Itrasd O for rnajot.. r.cvisiolls to itn Jll)r'(ttt'tl s jtc plan. 'l'lro proposal
is to rc-tlcsign ttri builtlirr!l I oc:t t ! olls.-xtld trrtit dcsigrls. along iuith
* p""tion-'ol itrc rol.t tl1'ottt. lthtrrx!' I't'oltt'rtics l'artne'r'-ship of Dallas.
Publ ished in tlrc V:ri I 'l'tll I July l0' l$Sl
v
I /(r fi Prolect Appllcatlon ,l/^/o"" b/ r /g///
I Project Name:
Project Description:
Contact Person and
ou/nsr, Address and phon€: SttV 7&4 ,Oft OUn, , ,*a ,
?f& -r/2t
Architect, Address and Phone:
,on ? f4/.r,Legal Descripti on, vor!- 2L'4 2, , gto.k
Design Revlew Board . /-
""" 6//rft/t1
Motion by:
Seconded by:
APPROVAL DISAPPROVAL
Summary:
rt
z 'o
ENCINEERING CHECK LIST
ilrclq-o Pcerc Subdivi si on
Lot
8'lock
Filing
---Bzocs 6
I
1. Submittal Items (Acceptable) (not Acceptab'le)
(A) Topo Map
(B) Site P'lan (c) utility Plan
(D) Tjt'le Report
(E) Subdivision Agreement (if
2. [,ngineering Requirements
(A) Culvert Size ry-/{-(s) oriver.ray GradElET- m67
3. Source of Utilities
,/
-./'
,/
,.'-
app n caD reJ
n
B
C
D
E
r
El ectri c
Gas
Sewer
Water
TeI ephOne ArGt a6Rwt(c zr: 144614
T.V. .!o ian'rt.<G l.- 4r4EA-
4. Cornments: ute,rez 4 twe* '6'4&@
Aao lurcvezZl attlAe silbt r,t -----:-
a/rc/ er Approved:
Di sapproved:
P"./ / .-
Depari.mchi of Publ'ic llorks
r,-.F_ . t.J8.t fra,ltr ttdg _
Bill fuidrevrs
l.lATUlllALS
.)--
NAML OF PROJECT
LEGAT DESCRII'TION: LOTS 26-4&Iffik FILTNG Highland pa.k, F.ir.=
DESCRIPTION OF PRO'ECT Special D
The following infornation is
Board before a final approval
A. BUILDING MATERIALS *
Roof
Siding
Other Wall Materials
Fascia
Soffits
l{indows
Window Trin
Doors
Door Trirn
Hand or Deck Rails
F lues
Flashings
Chimneys
Trash Enclosures
Greenhous es
Other
Type of Material
Cedar Shakes
required for submittal by the applicant to the Design Rcview
can be given:
Color
Natural
Redwood & Tile See Color Samples
Redwood Paint to Match Stucco
Andersen-Vinyl Clad Terratone
Natural
Oak. & Insul.Met.Clad
Natur:al
Stucco See Color Samples
Metal Pipe Painted Where Exposed
26 ga G.I.Paint to Match Stucco
Stucco See Color Samples
Enclosed/Garage
Clad Mullions to Match Clad Windows
*See outline specifications for more com-
plete description & color swatch board
B. PLA}.IT MATERIALS
(Vegetative, Landscaping Materials including Trees, Shrubs,
BotanicaL Nane Comrnon Name Qqantity
Pinus contorta Lodge Pole Pine Seedling
Populus tremuloicles Aspen 6-8 gal. container
Amelanchier alnifol-ia Serviceberry 5 gal. container
Cornus solonifera Redosier Dogwood 5 ga1 . container
PotentiLlia fruticosa Shrubby CinguefoiJ.10 5 gal. container
Prunus americana American Plum ga1. _container
ga1 . container
gar. conEal_ner gal. container
Rosa woodsii Rose
Shepherdia canadensis Buffalo Berly Sym$oricarpus .oreophilud Snowberry
and Ground Cover)
Size
l_0
24
I2
I ---z
25
13 '2r2
14
5
5
5
Juniperus horiz6ntaliei
.'blue ghlpl Blue Chip Juniper
Juniperus horizontalis
Syringa vulgaris
Aduqa reptans
=--.------.----..
I pluniosa I
Vinca minor
!lrac
Carpet Bugle
Andorra ,funiper
Vinca
5 gal . container FIats
5 gal . container
5 ga1 . container FIats
15
530
Stucco See Color
c.OTIIER LANDSCAPE FI]ATURES
(Rctaining Walls,
Material- and color
Fences, Swimming Pools, etc.) Please specify'
of courtyard walls to match buildings.
a (")
effiesmd,cmmm emffis€BffHem$qssu Rsmo.
asg ilEs$€ecdesn6: . ge$anaaeafimngg' Ecucge$wqapgoel auc'c$sfi6€,O6$ne
box 1020 eagle, colorado 8'1631 328-72eG
April 24' l98l
Xbrqn of Vail
P.O. Box L00 \bil, @ 81657
RE: $lSbfqlq,erk ryojgct Fscription? Reason for SDD' ard ttre Envirormental
inpalt-nePor-ERequirenenE
Centlenen:
The Highl_and Park project consists of l-3"1-4 acres of open treadows, _
deciduous aid evergreen-tr6e cover locatsed alnost directly south of the V{est
vail interchange on the northern slope. lfne land is currently zoneil and
"uUai"ia"a for L7 individual duplen unigs. ttre site is distirptly separate
from the rernainder of Highland Meadohts suMivision. ltrere are no through
streegs within tne proje6t. alle site is surrounded on tkrree sides by federal
lands or open q)ace.
1[re project design criteria called for Lhe creation of a "sense of pilace"
ttrat identifies Lhe piojece as an individual conrnunity within ttre Vail
comnunity.
lltrroughout the design process there has been recognition of constrainls
ana resiraint'.s of the site"- Several of the rn:jor considerations are as
fol.I*rs:
l-. slopes. Stopes of ttre site were a unjor consideration in Lhe initial-
!-uifivision of g'e prolprty and are cf prirnary i:ttportance to a!ry -
derrelopmenl thaC wiil iceur in harrnonlr r,rith Lhe environnerrt" A sloEle
anal-ysis vras perfor-ned on thcse areas of the siLe considered
deve-Iopable. &rr findings r,ere thaL Ists 30' 32, 32' 33' 34' 40' 41'
and 42 are Lhe least difiicult to de'.reloF due to topographical
resti:aints. Loes 26, 27i 28 and 37 gi.ve Lhe greaLest difficulty r^rith
aceess to the site. It is eviderrt that in npst cases access to the
prcrperty should be a najor consideration in siting the buildings.
il .t-'
Ll FLAN Cli:0i(
2.
-
Ttnrn of Vail lpril 24r l98l
Page 2
3. Soils and Geolqqrr. soils reports have been prepared bv ctt'L/trompsont
86. frfgnbejg'r of -7e;;; A;;i;; s. nouit'=oir & Associabsr rnc' of
1980 and i"IrV irrs i-e.ssociates of 1980. Reports are detailed
enough to'incilrae individual reports on each lot. Our general
findirgs rio^ ieviewing trrese iils reports are that develoSxrent of
ttre sites wilt be structurally exSnnsive, but pracEical' It is
fuIPortant that each strucurdhav-e the foundations prepared by a
strlrctural engineer'
4.Vegetation.lllresiteiscurrentlyheavilyvegetatedwithaspenancl
todge poreipf;: -;;-rh; i*oaiutl cenbeiof the site, over Iots 31
and33lttrereisalroPennea,dow.ftreaE>ens.seemtogrowirrrrediately
around *r"'.F"-t*tAti, ard the lodge pole pines are behind tlle
aq)ens. ;"yt;";ilprr.rrt "nooia
ret;i;as m.rch vegetation as ngssiule
Lo preserve-the chaiacter of the site. If it is necessary to destroy
.r"git.tion-in oraer to develo-P' care should.be taken in order to
preserve il;';t;;;-b.".r"" of'the re-establishnent.time required.
5. Solar. The solar potentiaLof the siLe is restricted because of
ffrUrg-u&;a;ii";. Solar studies were conducted to determine what
ebe percenlite or available sunlight yoolq be during the.winter" Eoe
general concio=ion is ttrat I.ots 46' 4I and-42 have a limited solar
potential oi-u"t"""" 55? and 772. These sites should be given
pa.ssive ,oiir-"o.ruideration. Iotss 31, 32 and 33 have a 388 to 408
sorar potenllui-Uttu""" of the slopes-and-dense vegetation
irmrediateiy-lo-tf," *"ctt. flre remAioirg lots have little potengial'
6.views.T|reviewsfromttresitearelilgsclytothenorthwithminor ffi'to-t6e east. Wherever possible Lhe site should take advantage
of tbrese "i"r*. Ttre site also nas soflre very i-npressive inner views
that should be taken advantage of in every situation'
7. tloi.se. rots 37! 38r 39' 4C, 4I and 42' al-l receive a high leveL of
#rca'fr6*-Ut"'Lni"i"tale highway anc'l Ei:eat care sbould be given to
buffer those noises"
8. \oeld Cuts qry]--f!ps' In order Lo nrairrtain minimal sloF"s on Lhe
access rffiil;flA'VenBcIlL Road arrd Verft)nt Court, tlrere have been
"o* "..r"i"-cu[s -"a figs. These cuts and fills not only scar {:he
prol}ertybuLalsoincreaseblrediffj.culLyofaccesstoindividual
sites.
g. Vehicular hlfuElqq. I-oLs 41 atfr 42 should be given spgcial.
"ofr;1ffiid vehicle lighr:s shinirg into the sLructure when
i"rral"s the corner on vernpnL Road just past vermont court.
l0.SettirrE.Iots26,2Tand2Earethemcst.visiblesitesfromthe
access ,oue o,O siem to seL the feeling for the entire developrent
upon entlft"
T:5il
,l .lo
llbrrrn of Vail
April 241 1981
Page 3
ll.Buildingsetjcagks'Inorclertolendenviroilentalc''onsideration 6-#afr,ffi;t, the subdividers of HighJ-ard l[eadovs
Pt"P.;A-th;-;i';"""hthatlargeareaswerereftnaturaltsottte rear of each property and in those cases rahere open sPace was
not required in the t"tt' t 1O' "3Pt5tt.gyfd be re9r:ired'
oruv.ffs-iio"ia;-tr.'it i i/2, seLbacks yogra ue required on
eittrer side of alL side Pr++y lines' -P:: "" fronL setback
would be required because of the steep s-Lopes'
trearchitec|ureofthebuildingsidSouthr+estern_incharacter,yetis
designed ro fft tn"'iJi"i";;;r;il iit l -n
" rnaterial-s utilized vril1 bl-enil
well wittr sururNer *d;;;;r""rr.i.rt"ri"li."-or the nountain and ttre use of
walled courryards p.;il;-lh" aeveroprent iuuilaings) to.be held close to tie
roadways, therebryr reducing the ancunt.oi pavenent buE sLill offerirg the
privacry desired of ou*id6 areas. B!iiei;;1 courtyard. ya*sr and other outdoor
retainirg r'rarrs are'I;;;kd in a flowing fashion :o qt: they appear as a
part of the conmcn d;;id;:*T1te- centrar plara .t"a located in tie o'len maadow
sLrengthens ttu "onilt]iiiv-"o"ttpt
and tn6 Southwestern feel'
Before annexation to the Tovn of vail, the ploj99!. was designed Lo fit the
6unLy-appro*,"a prut-*J zonirg' -got*""i""u"ttir-6e Ehe-sites rvere extrenely
steep and airricuri tJ-u"*"",-una *'e ef!9"*9nt of a duplex on the site
"t..t"a conditions that Ytere less than desirable"
When the rbwn of Vail annexed thq proggrtqf q:y-rysed drplex zoning
upon it' I[Dwever' 6.'i;t";;-pfutt"a bv trte bounty continue to exist' rn
discussions *ittr tne nown of va-il oepartirent of cormru:nity oe. yef-oeryn!a-l!-5:
the consensus Lhat'" i$iif o",r.fofit "i oittti"g would be the rpsL aPProPriate
vehicle ro irnprove ;#-:;td*i;;"- Ti;; soo irror*a the renpval of interior
properby U-nes and Jln""i-r"uUl"eionr-*f,ich auoned Lhe relrcation of
buildinge t--o r,;here they fit best. ,rn* a"ni,i-iies remain within Lhe permitted
use"
Thecbangesa]-].owedby'bheSDDingenera}c]ecreaseal}environrrrental
ingncts frorrr vrhae ti,"v-r-""id have been inder the existing subdivision
plaLring. :;oveverl"ltt. ln"^i"6-ia-;;'Lh;-T"*1 of \rail zonins AftninisLration r're
reaffirm th': following areass
A. G.r.l:,1-r'qic Conditions" GeoJ-ogic and soil condiLions are r+el-L detailed
i" .i;:ai-fiAfr-ffirts, Lrie-iii"e tr1' riotert trd' fnolrn3son" rnc' in
1g73, the second by ctrarles s. nolin""tti Lsociates, Ini. in l9?7, and
the Lhird by Jerry Klug & er"or.i!"= in 1980. Tlrese repcrLs which are
enclosed poinL oui sev6ral .r""r-oi-g;Iogical arrd.soil concerns' Ilre
approved co*iy-"or'aiviiion plan tooi steps to rnitigate these concerns'
Ithe Torun of Vait special aeveropneni aiseiict allows a greater freedom of
buildirg fo"ulio., -and Urerefot" lnpi""""-miiigttiott of ifrese geological
and soils Problems'
Oia oo
ltr{n of VaiI
April 24, I98I
Fage 4
Sre IGug & Associates report of 1980 is a sibe by site soils
lnvestigation giving foundation recosunendatsions. Tlre buildings designed
for Eigtrland mrr.-rriu" taken.these foundation concerns into consideration
and individuaf iounaaiions will be designed for each'structure prior to
sutrnittal to the Town for building perrnits'
B. ge9lggl9-Condiq!94s. Ttre (trarLes S' Robinson & Associates reporb
identif ied "u.rffiffid'Le"t
-
uno soil permeability characteristic
problems. ft"'"pu"iaf developrcnt district again has alloreed greater
avoidance of th;'-;;;;i" ur.u"l A1r foundations designed for ttre project
will foll_ow ue-"Gine.ring reconnendations by installing foundation
drains, Uy usirg-diilled pfor,foundations where reguired' and by
installing aaaiEiJnJ-""n--ioir"". drainage systerns where appropriate "
Surfacedrainageconsistsofseveralsrnalldispersedchannelsover
theentiresite.Thesecharrrrelsarenotsubstantiallyalteredand
drainage characteristics wilL not substancially change'
c. Visuat conditioqq. ltre Highland Park project is^visually separate
i,o6tm##iffii in-lne-wuri rrail arla"- rtre doniinant naeural
feature of the siie as ib presently exists is an open rneador,r area that is
rirged by deciduous aq)en Lrte toulr' all of which is leated in a dense
pine forest. trr.-".""is roads have been cuL leavirrg large scars"
|frreCounLy-approveclsubdivisiondividedthesiteinEolTdupl-exlots
spaced alnxrst evenry o;r the entire site. siting of buildihgs required
by this arrargerenL *.i"-aiip"rse and uniform over the entire site.
BuitdingswerelocatedinthecentraloperimeadowareaaSwellasinEhe
aspen tree .o.r., ..ri-tfr" dense pine cover' Thre design freedom allowed by
the special deveropneni districl has allowed the rearrangenenL of
buildings in a clustJl.a-iiiri"n which aIlows the preservation of the open
neadow" AlI of tbe buildinqs ;lre nolrt l0caLed rvithin the Lree cover of t].e
site where their vislli-i*pi"t iro* u disi:airce wilr be re<lucec" we have
al_so utilizea poruioil-oi ,trt" exisLing road scars as building sites
tlereby reducing Lheir visual irq>act"
ThebuildingsaredesignedLofitLhesii:eandLocreateaslitLfe
site disturnance as'St;ili;, NaLuraI existing gra<1e is rnaintained around
're buildirg exterioi-ivf,erever 6nssib1e, utifiiing founilation extensions
r,lhere require,: ratrrel in*-nuuuiu gradj-rq. Ttle.strucLures-Lhemselves are
a grouping of srnaff iotn" t^noe re.duce th6 t'ilding rnass. - Stre buildi'rg
roofs are wood shate!-u.J fot Cheir soitenirg efFect and-abi'Iity to blend
rrrith the tree coverJ; ;i6" :he visual inrage of lh9 buildlng-conplex-is
one of unity, u ".n!I oi-tiutu, bg!-!ot the'repeLiLion.of.34 idenLical
units. There are ."tu"ir'-*tree differenL Lypes of buildirgs rvhich are
"iiuiffv dispersed throughout the site to reduce sameness"
?o,o o-,
Ibwn of VaiI
epri} 24, L981
lage 5
I?re central readow area of the project will remain unilisturbed excePt
for the addition of a pr.rblic area which witt consist of an ice skatirg
rink, a decked firepiCarea, and an undergrounil plaza room. lhis central
focal- point wilf exist in a natural state.
D. Vegetative d:raracteristigg_. anle entire site is centered arourd an
ope iately adjacent to those native grasses
ls a bancl of deciduous aspens varying in width and totally enconpassirq
the open neadow. As a backdrop on every-side except the northt
innrediately adjacent to ttre aspens is a forest of coniferous Lrees,
cOnsisting-npstly of Lodge pole pines. Ttre native grasses vary from very
clense in the open areas to a!rcst non-existent under the coniferous trees.
Open grass neadows offer the beauty of nature yet lenil litt1e visual
proteciion-for developrnenE. The developrent, of Highland Park is now
iituated so that this open neadow remains almost entirely intact and the
hores are situated in the deciduous and evergreen trees irurediately around
them.
There currently exists several severe land scars created when roads
anil underground utiLities were installed" Sbructures are now;nsitioned
so that they utilize these existing road scars and roail extensions have
been rnade to shorten driveways so thaL vre can preserve as much of ttp
natural beauty of t$e site as possible-
a.re site gradirg is being held to a minimurn and retaining walls are
used where necessary to avoid the destruction of natural foliage. In nnny
cases, the structural walls of the units themselves are used as retainirg
walls to confine the construction limits Lo within 10 feet of structures"
AII disturbeC areas rqill be revegeLated' G'rIy a sma1l portion of
land adjacent Lo each unit will L-re rnainLairrad in dornestic landscaping' and
the renainder of the site r'ritl be revegeLated in natiye grasses and
trees. llherever the land is disturbed nlcre 'cban I0 feeL from a structure
in an area that \.ras not originally in meadovrs" the area wilt be replanted
to Lree cover at a rate similar to that of the surrounding area. Through
this type of revegetation concept, we believe the inpacL of the site will
be ninindzed and the nabive v'egetation vill continue to thrive.
E. Construction I cts. During construcl-ion, Lhe fo1lor'ring steps vrill
be taken to insure ure rninimization of environnental inpacts;
Danrning or pondirrg of drainager'rays that will carry run-off from
areas that have no! yet. been properly revegetated vrill be done
on a ternporary basis to reduce erosion.
Areas of vegebation cover that are to renrain undisturbed will be
physically designated by roping them off and markirq Lhem as an
area Ltlat is off-lirnits to construction.
(1)
(21
'b aa'ooi
lbnvn of Vail
April 24, 1981
Page 6
(3) Trees that are to be naintained on a selective basis wiIL be
rnarked so that they can be clearly identified'
F. Revised site arrangement, which is allowed Py ttre special developrenL
district, decreases pr leaves uncharEed the environnental inpacts of
atrnosptreric conditions, noise levels, odor characteristics, wildlife, land
use c6nditions, lransportation ot circulation conditionsr populaLion
characteristics"
Sircerely,
Roger W. Denton
ArchiLect
Erclosures
elnlst [p*+r.,rnD {ZRK -- sDD ll
L-et9 2e-.42 fia*wtO vltrAN\> *l
3'l "tt Ollig .= Vlttt Sqrre&z ter t* +|rc rz oNrrs Z A@ ztgz# c(?I6
W 8@ a@f a{roso-
2aPtcry
t.- - ,itlAetFT z 3fi.s YbAxrhoM oX I I rrr- ' - -i({Z*t4e- z- fu,a oA117
l6W covttuZ cK
I
ON rf A{- 3Z;8'
4
UTILITY LOCATION VI]ITIFICATION
SUBDIVISION HICHLAND MEADOWS
JOB NAME HIGHLAND PARK
. see.
LOI S below: BLOCK N/A FILING
26,27,29,29, 30, 31, 33, 34,35,36,37
ADDRESS N/A
The location of utilities, whether they be nain trunk
lines, must be approved and verified by the following
acconpanying site p1an.
Authorized
Signature
I'buntain BelL
llestem Slope Gas
Public Service Conpany
Holy Cross Electric Assoc.
Vail Cable T.V.
Upper Eagle Valley Water
and Sanitation District
lines or proposed
ueilities for the "
Date
NOTE: Ihese verifications do not relidve the contractor of his.
responsibility to obtain a street cut Pexrdt fron the
Toun of Vail, Departnent of Public l{orks and to obtain
utility locations before digging in any public right-
of-way or easernent i4 the Town of Vail.
Eagle Valley Sanitation District Vail Intermountain Water District
t 7_.
ENGINEERING CHECK LIST
Subdivi si on
Lotg
Bl ock
Fi'ling
/frctcano t)eeq-t
2-6- +z
1. Submittal ltems (Acceptable) (llot Acceptab'le)
_ b/_
(A) Topo Map
(B) site Plan (c) utility P'lan
(n) Title Report (ri suuaivision Agreement (if applicable)
N€E@
2. Enqineering Requirements
(A) Culvert Size ,4s ea--zZZ---&-epiW6t" o^' Pe|J
(B) Oriveiray Grade (Fmax) (Actua'l) ah Poso oa 4tvatm)&%
3. Source of Utilities
El ectri c
Gas
Sevrer
hlater
Te'l ephone
t.v.N6 <6?vrc'e b' ARql
4. Cornments:
? 4&lL am.. #rz ,,r..e*, '^^.snnu '
A
B
L
D
L
F
Qtk 4t^t€ Pzotusq)
^2 6k
Approved:
Di sapproved:
Department of Public llorks
Bill Andrer'rs
ao
MEMoRAIIDUM
10; Planning and Environnental Connission
FROM: Departnent of Connunity Development,/Peter Patten
DATE: !,Iay 14, 1981
RE: R'oquest for Approval for Special Developrnent District lL to be known as High-
land Park with corresponding approvals of the Environrnental Impact Report and
the vacation of lot lines located on lots 32''38,39,40,41 and 42, Ilighland
-l'leadows Filing No.. 1.
BACKGROUND 0F S1JBDMSION AJ,ID PROPOSED PROJECT
The Highland Meadows Subdivision received final approval fron Eagle Cormty in 1978.
Because of the extensive geoLogic and slgpe problens existjlg throughout the subdivision,
the Staff beli.eves Highland Meadowssubdivision has many site problens" However, the fact
of the subclivision and the corresponding development "ights are a reality, and the
problens any developrnent will present must be dealt with in as best a manner as we
know how. The Staff believes this will involve a very careful, detaiLed analysis of siting, design and geologic conditions for every structure constructed in this
subdivision..
As you know, the County approved each lot for tr,,o,rrritr, and the Tort'n has been consisteht
with this approval in designating Residential (R) Zoning. The creation of small,
individual lots on a subdivision with areas of severe geologic probl ens is not con-
sistent with sincere atterpts to ninimize environnental impacts of developnent. This
type of zoning presents sevel'e restrictions to tl're possi.bilities of locating units
outside of the envilonnentally sensitive areas. Districts such as Planned Unit Develop-
nents or Special Development Districts a11ow for flexibility in unit location and
clustering of buildings to allorv sensitive or unbuildable areas to remain open. The Staff wished to do this for all of Highland Meadows Subdivision. They were approached
by the owners of these 17 lots which were geographically isolated fron the remainder of the subdivision rvith the intention to do a unified project. We were pleased with this opportunity, and with nutual agreenent betrr'edn Staff and developer, Special Develop-
ment District lL was underway.
With the abandonrnent of the 1ot 1ines, we were able to work towarrl the o6..1 ectives of keeping areas of hazardous geologic conditi-ons, steep slopes, nature vegetatj-on
as open space and genera11y rc-desi.gni.ng derrelopment for the entire arca. A11 of this r.ras accomplished naintaining a basic duplex nature, unified rlcorununitytr approach to the project, working generally rvith zoning restrictions of the Residential Zone.
Tlte result of 4 nonths of ri'o rk between the applicants and the Staff j-s the proposal in front of you for Special Development Dj.strict approval .
SII'E CO}IDITIONS
The site is ecologically diverse consisting of gentle sloping meadoi^i, aspen groves
and dense lodgepolc pine forest, An area very prone to landslide exists above and
through the neadot,r area due to an underg-r-ound spling draining this alca. Areas of
severe slope are scattered throughout the site, conccntrated on the out-skirts of the
proposed building sitcs. There is an abundancc of birds found on sitc along with
otltcr wildl ife nornally inhabiting the correspondi"ng ecosystens. A srnal l scction of thc s.ite is suitabl.e for passive solar usage, rdrile the r:cnuining e.\posures ale
not conducive to solar application.
. Highl.and Park tl - Ot4, le81
PROPOSED PLAN
The plan works within the general development standards and design p rarneters of the
Residential Zone, using the SDD to locate uni.ts rshere they wiLl produce a nininun
iupact upon Steep slopes, nature vegetation or problenatic soil conditions. A total of 34 units are proposed with a total of74,LII square feet, L5r006 square feet under the naxinun allowable of 89,117. .The buildings have a southwestern flavor to them f'hile fitting well within a mountain environrnent.
The pJ.an includes rnany detached garages to urininize driveway lengths, to alLow flexi-bility in location of the garages and to c"eate priyate inner courtyards for the units. The open neadow area created by landslides is retained as open space and contain:a snall skating rink. A comunity roon r,rith a sundeck is located to the east of the slide area in the rneadow.'
The units are located away fron the steeper, tnore problenatic slopes. Sorne of the existing cut and fill a:reas (fron the road construction) are proposed to be building locations so that trees are preserved. The relocation of the roads has allowed short driveway lengths and an ability to stay within the 8% grade linitation for all roads and rdriveways. the northeast part of the site is favorable for solar exposure, and the proposaL designs iri passive solar usage for these units.
Ihe plan takes great care toward the preservation of meadow and nature tree areas.
Areas of selective preservation take place around the units thenselves, while total preservation areas occur within 10 feet of the buildings. Sorne donestic lar,dscaping is proposed rvithin the courtyard areas. Natirre vegetation is planned for all disturbed areas. Physical designation of unclisturbed areas wilL take place prior to construct.ion to ensure tree preservation.
The foll-owing is a brief sunmary of how the proposal measures with respect to Residential
Zone development standards :
Standard
Setbacks
Height
Density*units
Density-GRFA
Site coverage
Landscaping
Par* ing
* Where hei.ght is
Required,/
AlLowed
20 front, L5 others
35r at any point
34 total
89,LL7
20% maxi-mrun
60% naxirnunr
2 spaces/unit
Proposed
SDD nakes one lot, 40t is
min inun proposed
39,5* rnaxiuun on one
average of all units
34
74,1L7
does not exceed 20%
building,
is 32"8r
D
exceeds standard
double garage,/unit plus
guest parking on driveway
-te--'
the greatest, tree cover mit j.gates the elevationrs impact
o ' Highland Park - 4 - l4ay 14, 1981
F. A detailed soils, foundation engineering and drainage analysis be
subnitted and reviewed for every structure to be built on the site-
T'hese reports will require approval of the Town Staff and (if necessary)
the Townrs consultant before any building pernit is issued for that
unit.
G. That the access driveway to Units 8 North and South be widened to
the ninimun requirements for the Fire Departnent.
H. That the project relocate fire hydrants according to the Fire Departnent
reconunendations .
L That Public Works approves all utility locations aad road construction
before any Cerificate of 0ccupancy is given out.
.. Highland Park O - ttt4, ls81
ENVIRONMENTAL IMPACT REPORT
The Staff asked the applicants to subrnit a brief EIR covering the itens in the report
you have reviewed. l4uch of the information was studied and reported on tr'hen the sub-
-division w-as approved in Eagle County. The EIR covels many of the points already out-lined in this meno. The Staff is impressed with the developerrs eflorts and wiJlingness to preservetrees and to ensure the safety of buildi.ng on identified poor soil conditions.The inclusion of erosion control neasures is another positive "t"p i-ir ninirnizing project inpacts .
One area of concern is the design of foundations for each individual structure. The geologic rePorts call out severe enough potential soil problens that detailed engineering investigations need to be subrnitted and ipproved for eaih building on the site. This can take place at Design Review Board,
In concLusion, we recornnend approval of the EIR for Highland Park and would nake its contents Part of the approvaL for the proj-ect (tliis reguires the derrelopers to fellow through with the proposed actions and stipulations confained in the ErR).
STAFF REVIEII' AND RECOTIilIENDATION
The Staff feels that the proposal is a rnajor inprovenent over the previouw conventional 1ot layout schene. The plan nakes the best out-of an area which piesents'nany tand planning problems. The project has received a.large anormt of staff review and input anil the applicants h-ave been extrenely cooperative in responding to this input. An inmense^irnprovement has taken place in the project design over ihe last seviral nonths,and r're feel the result is a project utilizing itre SOn concept to preserve land and vegetation which should be preserved and generally nitigating env-ironnental irnpacts.
The Staff recornmends approval of the request for SDDll, the vacation of Lot lines and for the approval of the EIR, with the following conditionsi
A. Resubdivision of area for dedication of streets, vacation of streets,utilities, drainages, etc.
B. Itre location and engineering for. unit lS l{est with respect to the
Landslide area in rvhj.ch a part of the tnj.t is located.
The location of unit 6 East as it relates to the steep drop-off
on the east of the unit.
Units 7 East and l{est to study the feasibility and engineering of building on these fill soiLs (from road construciion) and r,ritli regard to regrading detail s necessal.y tcr rnake theise viable building s j-tes.
E. The nin inum dj-ameter necessary to rnake the cul-de-sacs fiurctional
tr'hile preserving as ,nany trees as possible with their re-locatioir.
o
c.
D.
B is the
lowest existing
or proposed
grade within
this area.
{-p
is the
lowest elevation
in this area.
B is the
lorrrest elevation
in Lhis area.
o
'rn
IE
16
I7
LII'IIT ''C" (GRFA) = 2O4L
UNIT .'C'' - ALTRI.IATT -
_-}_7L
I t
I
---{- b
B
7z
78
25
28
67
70
80
84
74
78
95
99
c 3{
34
32
35
35
37
32
34
32
34
32
38
LN
s 8N
s 10N I ItN
s .L2 N
s
:.9 N
s
A
r04 rl2
57
53
L02
I07
LIz
t18
106
LLz
r27
137
(GBFA) = 2133
with asterisks
this point.
Building heights
are figured frwr
I
I
I
I
T
I
I
I
ffi
1 I
I
I
I
r88e I st. Fr.r
E
w
w
F
w
E
w
E
s
N
sQ. Fr.
(cnra; =
ffi
F--trt &
ffi
E€
EH
Ef@
dtg
ffi w EjGA
E@
ffi .J
EENE s dJ
RM Ii-Lrl
30.5
33.5
35.5
26.5
25.5
28.5
29.5
31. s
36.5
33.5
39" 5
36.5
85.5
75-5
70.5
70.5
67.5
60.5
60.5
53. s
49.5
55
46.5
49.5
47
42
35
36
33
32
z)
22
13
t4
7
5
2*
w 3E
w*
4E*
w 5E*
w 5E
w*7N
s*
UNIT "8" (GRFA) = 2405 Q.m.
31
31
31
32
35
JO
33
31
31
3I
48
48
106
r0B
108
r06
IOB
t0B
99
97
79
79
r37
140
143
r42
r41
139
130
128
:lIPiir
5
ory r|ry E,
N;i:RS
Decenber. 2, 1977
.Ketchum, Konke'l , Barrett, Nickel , Austin
Consulting Eng'lneers
7456 tlest 5th Avenue
Denver, Colorado 80226
Attention: Mr. Larry Sward
Subject: High'land Meadows
Eagle County,Colorado
Job No. 3957
Gentlemen:
At the request of Mr. Larry Sward we have reviewed the preliminary plan
for Highland Meadows, Eagle County, Colorado. The purpose.of our review
was to update the report prepared by our flrm for property occupied by
Highland l.leadows ln July of 1973. Our report No. 1232 dated July 11,
1973 was prepared for a different site plan with an entirely different
system of identifying various portions of this site. The purpose of this letter is to reference our opinions in our report No- 1232 with
the current nethods of identification of the property. In addition, we
have presented some additional corrnents regarding site development be-
cause of changes in concept since our original investigation. Our
firm name changed from Robert !{. Thompson, Inc. to CTL/Thompson, Inc.In 1977. The original report No. 1232 was submitted under the name of
Robert l.l. Thompson, Inc.
The areas formerly known as Block I and Block 2 are designated as Building
Areas I through 5 on the present plans. As indicated in our original
report, we believe buildings can be constructed and fairly intense
development can take place in this area with only normal consideration of
the solls and foundation conditions. Building Areas 2 and 4 impinge on
steeply sloping ground. For these particular building areas fairly com-
prehensive investigations and site analyses will be necessary for con-struction, The types of invegtigation in these two areas will be con-
siderably more extensjve than'the type of investigation for Building
Areas l, 3, and 5. Construction geotechnical investigations for Building
Areas l, 3, and 5 should include the usual analysis of problems with
localized settlement, allowable bearfng capacities, pressures on baSement
walls and protection of the structures from ground water. This is rather
typical of the type of investigation required for any significant building.
For Building Areas 2 and 4 construction geotechnical investigations nust
include an analysis of the impact of the construction on slopes and a
lTol souTH FEoERAL BLVO. . SUTTE D . DENVER. COLORADO 6C)2tc) . (3O3t 93.r.547J
. '\
I I (a
t"-2-
carefu't stability analysis of the structure, both during construction and
iiter constructibn rvith respect to the sloping area. These investiga-
tions ray cost 2 to 3 times'as much as a standard foundation investiga-
$ion'ln the Vail area.
In our original report vte recorsnended drainage of spring areas in the
uooer part-of Bl0cil 4 and below B'lock 3. These areas have been re-
a['tiqnit.a as Sites I through 25. Our conclusions rvith respect to de-
veidptent in thls area are lssential ty-the sarp in that the area can be
iif"iy deve'loped provided adequate drainage is installed. l'le assume that
iom ?o"r of intei-ceptor drairiage wi1l be provided on the uphill -side oi if,is area in the victnity of Lots 5 through 9. A subsurface drain
should extend from the cul-ie-sac on Meadot'r Orive dorvn through Lots l2
ina fS to contro'l an area of known high ground water. The latest nap
furnished our firm indicates substantial-portions of Lots 4 through 9'. -
ana tg to 25 are resiricted as open space. These restrictions are within
iieas Aescribed as high hazard zbnes in our original investigation. .l'le
U"iieue the open spac6 as designated on the plat should be maintained
and bulldlng restricted from these areas.
In our originai reportr we indicated that all of B1ock 5 might not-be -iiiiii6tt f6r develbpment, considering both stability and expense of.solu-
ti6n of stability pioblems. The substantjal reduction in density which
tris oicuirid beti.rebn the original plan and the present" plan may make
development within this area rnore feasible. Presen!_PlalJht?ws,a sg
stantiil portion of Lots 26 through 42 vrhich was or
rom
s
the stability of
s area.
nated
ns on of access lnto
to be tential problem.
as a criteria for
Loqic indicates that development will probably proceed from the east to-
iiii-ilrJ-r"ii-riit Meadowbrbok Drive aird Verm-ont Road constructed initially.
f,s additional access becomes available to the site we believe there may 'le i ootentia'l for substantial savings to the owner by doing additional
toils'investigation and analysis of the problems associated with consErucr-
ing Vermont Road in the area inunediately above Tract B'
overall recorunendations in our original report include liniting site
oradinq to a ninimur-und re.or-ending that construction p'l ans take ad-
;;;;# it in. i"iitively flat areas on the terrace deposits. The de-
tailed criteria p""r"n[e? in our original report.should be observed for
it"iirin.ri concfptuai-piuni.--lleiaiied site studies of individual construc-
tion sites may indicate that deeper cuts-or-fill will be locally acceptable'
-3-
This type of study should be conducted on a site-by-slte basis as con-struction p'lans are prepared by individual ovmers.
In our,opinion, building foundations will not present any unusual pro-'blems for the most part throughout this area. l,le believe most of the
foundations will be supported by terrace deposits which are prinarily
granular rnaterials. l.le antlcfpate the najority of the structures will
be constructed with spread footing foundations. Design pressures.will
probably range from 2,000 to in excess of 8,000 psf, depLnding on the
location wlthin the overall development.
sive foundations. but there is a
ma red or rooEln e relatrve e ng
va I ues re r aEr ve ry
to fit s
care archi tectural con-
slderation ln buildinq desl ures
road ToEEf,io-ilrBFould be dEfefuny-planned to ttlngrxlsting +ffi #F:';. "t':i1H : ?ilil i,3liTilf "ffi i::, "*o
studies in the steeper portions of the site.
Considerable dlscussion has occurred between our ffrm, the previous en-
gineers, the present parties planning development, and representatives of the various state and local agencies. lle have a:corp:lete record of
various comnents ln our flles. As this project proceeds, if additional
copies of either our original report or information regarding various detailed schemes for drainage and other foundation related detai'ls becone
necessary, we would be happy to provide this additional information.
If we can clarlfy our opinions in any way,.please call.
Very truly youns,
{''.'"'ilti.!\.i;;,"ro;;{j
:. -
(tu;;$
IITILITY LOCATION VIjIIIFICATION
SUBDIVISION ITIGHI.AND MEADOWS
JOB NAME HICHLAND PARK
.32,38,39
LCTTS 40,41,42 BLOCK N/A FILING 0ne
ADDRESS N/A
The location of utilities, whether they be nrain trunk lines or Proposed
lines, nust be approved and verified by the following ut'ilities for the
acconpanying site plan.
Authorized
l'lountain BelL
llbstern Slope Gas
Public Senrice Conpany
Holy Cross Electric Assoc.
Vail Cable T.V.
Upper Eagle Valley .Water and Sanitation District
Date 4
NOTE: ltrese verifications do not relidve the contrac_tor of his ,..,
responsibiLity to obtain a street cut Pernit fron the
Town of Vail, Departnent of PubLic Works and to obtain
utility locations before digging in any public right-
of-rvay or easenent i.n the Town of Vail.
242 l/a, t .72 re.z,ryaai74,/./ 4/a ZTt(
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-
----.=-- ----*-o.-
-
- - -: - ------ - -_=-----,-:-J-,:---::--- - ----:-----iJ-:- ---
:'*
box 100
vail, colorado 81657
(303) 47e5513
June 16" in&
Hopefully, this will clear.up any
of Highland Meadows Fi'ling No. 2.
please contact me.
Si ncere'ly,
E(a*.'-,--
Bil I Andrews
Town Engineer
BA:df
cc: Leroy Tobler, KKBNA
Tim Garton
Dick Rvan (EiE-Birn-e-Er>--:'--'-r--"_h-'-l
Lnc toseo Ll sE
department of public works
Joe Fannin
Sun-Tech Bui'lders" Inc.
1470 S. Wadsworth Blvd.
"r..Lakewood, Co'lorado 80226
Dear Mr. Fannin:
The following should clarify the Town of Vai'lts position as to
the acceptance of the roads in Highland Meadows F'iling No. Z. The
Town will accept the roads in the previous'ly mentioned subdivislon for maintenance when all items listed in two letters fran the Town of Vail to KKBNA are completed. All items are to be completed and
done to the satisfaction of the Departrnent of Public hrorks. Any 'item not completed to our satjsfaction will resu'lt in the entirl
subdivision being unacceptab'l e for maintenance.
questions as to our acceptance If you have any further guestions,
Fg9
Bf,IA
Conlutrln! C^9in€Grr
7456 Vterl F'nn Areoc
Defiv6r Cdor.6c &226 38 ?32 6050
Tehr 4${3rO rNoEvCO Ovn
l:.o S Xe|.nltn
E \trngl Kdtl.l
o9?3r97O)
tl€iaer H BBr€tl
DJ1a6n D NBel
DEvd E A6!tl
A. J Rt.rn
tre@re57)
-.,...Pr,n.,p!lr JorF X B'€hl Alroci.rc p'ih.iFtt
Ci,a'€s D h€, e3
Oon t Prr€ tti.r'n g O iaa' .ian,€r R Osr!'
Oors.d C Lelor hGl F D,l^ba' C Js:.!6 E'cr!o.r
Lero! E :obr€f Rooe4 O Scanor
H3'arc B grortuhg
June 9, 1981
Lq
Director Publlc lforks
Toso of Vall
Val-I, CO. 81657
Dear Slr:
fhls letter clarlfles the respous tbtl ttles of the Developer
for Hlghland Ueadows FllLng *2, as outllned ln your letters
dated May 18 anil l9th anil not recel.ved until Juoe 4, 1981.
High Country ls a developer of land who Ls responslble for
roads, water and sewer, lndlvldual lots are the responslbl-
lltl-es of the lot owners.-
t.
2.
Letter Requl.renenta
Culvert to water tank
access road.
Clean dLtch around
Cute-Sac Tahoe Dr.
Aililltlonal pavi.Dg,
Curve 28 Tahoe Circle.
Patch the rectanguler
cut ln Tahoe Drlve.
Eydronulch bank Lot 28.
Regrade & eeed on Lot 32
Regrade electrlc poser
oanho I e.
Responslbll lty
Bulldlng pernlt appllcant for Lot 32, and lfest Vall Dlstrlct responslblllty.
West ValI Water Dlstrlct I s contractor stock pLled ex-
cavatlon uaterlals ln thls
locatLon and was pernlted
to do thLs by Eagle Counry
auil Town. "'
To be paved nhen Veroont
Road Ls paved.
To be patched wheo VerEoot
road is paved.
Wae seeded, cau be reseeded
aga ln.
Ttrle le Dullderfe reaponel-btltty on bulldlog perolt.
E.C.E.A.
3.
4.
5.
6.
7.
8. Seed bank south side
of Cul-de-sac Alplne Dr.
9. Clqan up water llne
excavatLon between Lot
17-18. AdJust ?.R.v.
cover.
10. Regrade & seed excavated
area froo house to trans-
foroer.
Il. Rip-rap area by sprlng on
north side of lAt 22,
south slde Alptne Drlve.
12. Stabllze slope on south ' slde l,ot 12, Alplne Dr.
13. Addltlonal Paving on
curve 25, east end
Alpine Drlve.
14. Area slufflng south on
curve 9 on Alpine Dr.
15. Rlp-Rap steep portion
of dltch oo Lot 9 & ll.
f6. Rip-Rap on curve 7
L7. Northera side Lot 12
on Alplne Drive neeils
revegetatLoo seed and
mesh.
18. Pavlog PortLon of Vernont
Road anil Alplae Drive
Was seeded and will be re-
seeded.
Thls ls a contract by West
Vall Water Dlstrict and 1g
not Elgh Couatryrs Respbnsl-
btl lty.
Ttris ls work caused by House
Builder not Elgb Country.
Wlll be reseeded.
Wetll neet wlth you to
deternlne nethod of re-
palr acceptable to VaLl .
To be paved when Verruont
Road l-s paveil.
Wer 11. neet with Town of
Vail Staff to agree on
specLficatlons to repair
s luff lng.
Contractor wll1 place whea
pavlng is Lnst..I 'ed .
WetII neet wLth Torm staff
on specif icatLone.
Wet1l neet slth Torm staff
for area and speclflcatiotrs.
Torm of VaIl or Eagle County
has money Ln eecrow Elgh
Count,ry has been atteEptl.ng
to receLve dLrecEl-on froo
Torm of Vail slnce January
15, l98l on pavlng and that
the Town wlll pay Schnlilt
Tlago oo acceptable conple-
tlon of the work.
l{ay 19th- letter
tl. Venoont Road must be
paved to west edge of
br l.
2. Culvert at east end
Iat I (actually between
Iot I and tot 2)
Eigh Country ls await iug a letter from Town of Vall,
they will pay Schnldt Tlago
Constructlon Company fron
escrow funds transfered fron
Eagle County ln acc-ordance
wlth the subdlvlslon agree-
ment .
Box for iolet is settiDg at site. Work will be completed
when letter regardLng escrow
Doney paynent fron Eag le
County by the Town of Vail,will be Dade to Schuidt Tiago.
Since the Torra of Vall is desirous of having the pavlng of
Veroont Road and a portlon of Alpine Road conpleted after the lustallatJon of the gas llne to Suntechts property Ln the
west end of Eighland }leadows, and sinc-e the letter of exteo-
sLoo of paving prlces fron Schmidt-Ttago expl.res July l, l98l;
and slnce the escrow uoney wlll be Lnsufflcent to pay for auy
l-ncreased prlces iu roadway base and asphalt; and slnce the
Developer of Eighland Meadows Ls defunct and Verrnont Road was the approved access to Hlghland Meadows Number one. We do not know who would pay Schmidt-Tlago for aoy storages ln the
escrow accouot to pay all costs.
The gas llne ls estimated to be started August 25, lggl anil
completeil Septenber I, 1981. Perhaps the Torgn of Vall could
accelerate thLs constructlon schedul e.
The purpose of the subdlvlderts agreement was to outlLne work
and estlmateil cost of certaln lmprovements which the developer
1s responslble. ThI-s agreeuent Ls in affect aud Hlgh Coutrtry
hereby respectfully requests the Town of Vall to Lssue bulldtng pernits to lot or rers. lhe Town has a dully enforceable sub-divlders agreeoent backed by a cash document. Hlgh Country feele the Torra has adequate security to assure the subdl.vLderrs
agreement r'lll be carrLed out.
If you desLre addltlonal lnforrnation please contact Ee. Mr.
Lloyd wtl1 be contactlng Mr. Andrews regarding acceptance of
!
!
t
t.
I t F I
aggregate roadway base
speclflcatlons on lteEs
declare{ theY vll1 not
I Slncerely yours t
/)t/ ,/'
A*i"fA*brer, P.E.
Prtncip/L
t,ET/nlb
cc: Mr. RYan
!tr. Rl-der
llr. Garton
Hlgh CountrY
Bob LloYd
Ln Veroont, Road and Alplne Road and
12, L4 antl 17,. Schnldt-tlago has
extend thd'paving Past JulY l, 1981.
Namo
NEW CONSTRUCTION
Stanped toPograPhic naP (2 coPies
Site plan showing utilities (2copies)t
Utility location verification
. Preliminary title report (1 copy)
'Landscape Plan (2 coPies)
Architectural Plans (2 coPies)
.(aL1 floors and all elevations)
Materials list {1 set)
Color SanPles (1 set)
Subclivision agrecments (if applicable)
I.IINOR ALTEMTIONS TO TnE EXTDRiOR 0r BqllqrNgl
' t. Photo or sketch shott'ing alterations
(2 coPics)
.2. Site Plan (2 coPies)
3.' Materlal specifications (2 sets)
4. Color sarnPles (2 sets)
s. Lett'et of approvar ii?'#li:,f,i:;"'
ADDITIONS - RESIT)EI{TIAL 0R COI\|IIIERCIAL
1. Stanped toPograPhic surveY
2. Original floor Plan (2 coPics)
3, Ncw floor Plan (2 coPies)
4. Site Plan (2 coPics)
5. Dlcvations (2 coPics)
6. tlhotos of cxisting structurc (l sct)
7. Ngtericl spccific:rtions (l sct)
8. Color sauplcs (l sct)
Proj cct
DRB SU9MITTAI CtlEcK LrsT
Chccked bY
Date
l.
2.
3..
4..
5.
6.
7.
8.
9.
dr:nttul :tss0oi:rftls' Ino.
nrchilecturo . pl:tnnin$ . ktndscnpo nrchilecture
boxf020 eagle,colorado81631 3284226
HIGHLAND PARK OUTLINE SPECIFICATIONS
WATER AND SEWER - Upper Eagle Valley Water and Sanitation District
and Vail Village West Water and Sanitation District
FOUNDATION - Reinforced., poured concrete with waterproofing.
3000 psi min,, all foundations engineered, spread footings and piers.
STRUCTURAL LUMBER -Framing - Doug firllarch #2 ox better. (E:1 .7, fb=L450 psi)
Plywood - L/2"cD exterior glue (16-32 index)
3/4"T&G exterior glue
3/4"C-D exterior glue (48 124 index)
Timbers - glued Laminated. (fb=2400 psi) Arch. grade
where exposed
Columns - 3" adjustable steel. (design load 13r400 max)
MAINTENANCE FREE EXTERIOR -stucco -"Settuf" syntheticr "Compo Industries, Inc.',exterior wa11 insulation and finish system
Sun Deck - Waterproof membrane with walking surface
"Dex-o-textt, weatheniltear
Roofing - No. 1 certisplit, red cedar shakes, fire retardant
"Carlisle" Sure-seal elastomeric membrane, Universal
Design A
INTERIOR TRII4 -Mantel, bookcases, base, casing misc trim materials -oak, stained and laquered.
Cabinets - Riviera Products, "Coachman" or choice of plastic laminated cabinets. Choice of plastic
laminated, corrain or ceramic tile counter tops.
Doors - (Exterior) 2" solid oak at foyer with solid core
L 3/4" oak at other exterior, or Peachtree insulated metal door.(Interior) I 3/4" solid core fir - 6 panel
stained and. laquered.
Steam Sauna - ceramic tile with redwood bench, self
cleaning-flash boiler steam generator
HIGHLAND PARK
Page 2
o
INTERIOR FINISH -Walls - ll2" gypsum walI board, taped, finished, textured
and painted, including garages. Paint to'be acrylic base wall paint, flat finish except batbs
which are semi-gloss finish.
5,/8" type "x" gypsum wallboard where required
Fireplace - 36" & 42't UL approved, zero clearance, with
heat recirculating fans, outside combustion air,glass doors
Windows - "Andersen".VinyJ- clad, triple glazed' wood windows
Skylights - "Dawn" products insulated acryl"ic skyJ-ights'
doubLe dome
Door/Bath Hardware - trAtr series Schlage and Franklin Brass
hardware.
Bath and Showers - quality ceramic tile.Insulation - wa1ls = R-5 foam sheating + R-l-9 certified
batts (R23.5 total-). Ceiling = R-38 certified batts.
Mirrors/Shower Doors - tempered glass anodized aluminum
frame enclosure 3/15" plate rnirrors at all vanities.
PLUI4BING FIXTURES - Top line Kohler and American Standard
fixtures with l-ow maintenance gold Delta "Delex'bath trim and chrome kitchen trim.
ELECTRICAL TRIM - choice of 2 gual-ity complete lighting fixture
packages.
FLOOR COVERING - Choice of selections of quality carpeting
and ceramj-c tile as shown throughout with vinyl
flooring in mechanical and utj-lity areas.
GARAGES - 2 car plus large storage' fully finished, insuJ-ated,
heated remote control door operator.
a
@
F-t o
I
IJI
-
o z
I o J
I
=o
Building heights with
are figured frcur this
B is the
lowest existing
or proposed
grade within
this area.
is the
UNIT "C" (Cnfa) = 2047
IJNIT ''C,' - ALTBNATE -
lowest elevation
in this area.
r
I ---{-s
B is the
lowest elevation
in Ehis area.sQ.rT.
(GRFA) :
c 3{
34
32
35
35
37
32
34
32
34
32
38
B.
7z
78
25
28
57
70
80
84
14
78
95
99
A
r.d4
I12
57
63
102
107
112
r18
r06
LLz
L27
137
1N
s
8N
5
10N
s 11 N
s .L2 N
S
13N
s
30.5
33.5
35.5
26.5
26.5
28.s
29.5
3r.5
36.5
33.5
39.5
35.5
47
42
35
36
33
32
25
22
13
T4
7
f,
85.5
75.5
70.5
70.5
67.5
60.5
60.5
53.5
49.5
55
46.5
49.5
E*
9J
E
w*
E*
w
E*
w
E
w*
N
s*
2
3
4
5
6
7
31
31
31
32
35
36
33
31
31
3I
48
48
106
r08
108
105
r08
r08
99
97
79
79
r37
140
r43
L42
r41
r39
130
L28
9E
w
L4W
E t5w
E
16W
E t?s
N
(cxFA) = 2133 SQ.Fr.
UMT "8" (GFFA) = 2405 Q'Ft'
o
denfon ilsstDr:ftrtes' lno.
nrchilocture . plnnning . Inndsottllo nrchitecturr:
box 1020 eagle, colorado 81631 328-7226
HIGHTAND PARK OUTI,INE SPECIFICATIONS
WATER AND SEWER - upper Eagle Valley Water and Sanitation District
and Vail ViJ-1-age West water and Sanitation District
FOUNDATION - Reinforced, poured concrete with waterproofing.
3000 psi min., all foundations engineered, spread
footings and piers.
STRUCTURAL LUMBER -Framing - Doug fir,/larch *2 or better. (E=L.7, fb:1450 psi)
Plywood. - L/2"CD exterior glue 116-32 index)
3/A"T&G exterior glue
3/A"c-D exterior glue 148/24 index)
Timbers - glued laminated. lfb=2400 psi) Arch. grade
where exposed
Columns - 3" adjustable steel. (design load L3r400 max)
I{AINTENANCE FREE EXTERIOR -Stucco -"Settuf" syntheticr " Compo Industries, Inc.",
exterior wall insulation and finish system
Sun Deck - Waterproof membrane with walkj-ng surface
"Dex-o-textt, weatherwear
Roofing - No. 1 certisplit, red cedar shakes, fire retardant
"Carlisl-e" Sure-sea1 elastomeric membrane, Universal
Design A
INTERIOR TRII4 -Mantel, bookcases, base, casing misc trim materials -oak, stained. and laquered.
Cabj-nets - Riviera Products, "Coachman" or choice of
plastic laminated cabinets. Choice of plastic
l-aminated, corrain or ceramic tile counter tops.
Doors - (Exterior) 2" solid oak at foyer with solid core
I 3/4" oak at other exterior, or Peachtree insulated
rnetal door.(lnterior) L 3/4" solid core fir - 6 panel
stained and laquered.
steam Sauna - ceramic tile with redwood bench, self
cleaning-flash boiler steam generator
o
HIGHLAND PARK
Page 2
INTERIOR FINISH -
WaLls - Il2" gypsum wal-l- board, taped, finished' textured
and painted, including garages. Paint to'be
acrylic base waIl paint, flat finish except baths
which are semj.-gloss finish.
5/8" type "x" gypsum wall-board where required
Fireplace - 36" & 42" UL approved, Zero clearance, with
heat recirculating fans, outside combustion air,
glass doors
Windows - "Andersen"-Vi.nyl clad, triple glazed, wood windows
Skylights - "Da\,tn" products insul-ated acrylic skylights,
ilouble dome
Door/Bath Hardware - rrAn series Schlage and Frankl-in Brass
hardware.
Bath and Showers - quality ceramic tile.
Insulation - walls = R-5 foam sheating + R-19 certified
batts (R23.5 total). Ceil-ing = R-38 certified batts-
Mirrors/Shower Doors - temPered glass anodized alurninum
frame enclosure
3/L5" plate mirrors at all vanities.
PLUMBING FIXTURES - Top line Kohler and American Standard
fixtures with Low maintenance gold Delta "Delex'bath trim and chrome kitchen trim.
ELECTRICAL TRIM - choice of 2 quality complete lighting fixture
packages.
FLOOR COVERING - Choice of selections of quality carpeting
and ceramic tile as shown throughout with vinyl
flooring in mechanical and utility areas.
GARAGES - 2 car plus large storage' fully finished, insulated,
heated remote control door operator-
z o H :*h
HH ZH DO
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107
112
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Building heights
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B is the
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or proposed
grade within
this area.
- (e
is the
lowest elevation
in this area.
(cRFA) = 2405 Q.Fr.
-T*
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"c" (GFFA) = 204L
''C.' - ALTERNATE -
sQ.Fr.
(cnre) =
B is the
lowest elevation in this area.
I
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35.5
26.5
25.5
28.5
29.5
3r.5
36.5
33. s
39.5
36.5
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75.5
70. s
70.5
57.5
60.5
60.5
53.5
49.5
55
46.5
49.5
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106
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UNIT
TJNIT
NA!'IB, OF PROJECT
'L.IST Ol; l'i{TlRlAt,S
LEGAL DESCRIPTION: LOTS 26-4A+ffiK FILING lrig.hland Pa'k, Fi.Fr
DESCRIPTION OF PROJECT .Special Dev
The following infornation is
Board before a finaL approval
A. BUILDING MATERIALS *
Roof
Siding
Other Wall Materials
Fascia
Soffits
l{indorcs
Window Trin
Doors
Door Trim
Hand or Deck Rails
Flues
Flashings
Chinneys
Trash Enclosures
Greenhouses
Other
PLAI,IT MATERIALS
(Vegetative, Landscaping
BotanicaL Narne
Pinus contorta
required for submittal by the
can be given:
lype of Material
applicant to the Design Rcview
Color
Cedar Shakes Natural
Stucco See Color SampJ-es
Redwood & Tile See Color Samples
Redwood Paint to Match Stucco
Andersen-Vinyl CJ-ad Terratone
Natural
Oak. & Insul.Met.CLad
Oak Natural-
Stucco See CoLor Samples
Metal Pipe Painted Where Exposed
26 ga G.l.Paint to lrlatch Stucco
Stucco See Color Samples
Enclosed/Garage
Clad lt{ullions to Match Clad Windows
tkSee outline specifications for more com-
plete description & color swatch board
B.
Materials including
Common Name
Trees, Shrubs, and
quantit_y
10
Ground Cover)
Size
Lodge Pole Pine
Populus tremuloicles Aspen
Amelanchier alnifolia Serviceberry
Cornus solonifera Redosier Dogerood
Potentillia fruticosa Shrubby CinquefoiJ_L0
Prunus americana American Plum
Rosa wood.sii Rose
24
Seedling
5-8 gal . container
5 gal . container
5 gal. container
5 gal. container
5 gal-. container
gal. coritainer
frI-. container gal. container
5 gal . container
!lats
5 gal.. container
5 gal. . container Flats
T2
Shepherd.ia canadensis Buffalo Berry SJ4pbgf:.caIre__greophilug Snowberry
!l_rac
Aduqa reptans Carpet Bugle
JUnlperus norlzontall_s
.'b]-ue .chjtp' Blue Chip Juniper
Juniperus horizontalis
-
rplumosar Andorra Juniper Vinca minor Vinca
8 ---;-z
25
13 '2L2
t4
5
5
5
15
530
Syringa vulgaris
- '1r I o
C. OTIIER LANDSCAPE FEATURES
(Retaining Walls'.
Material and color
Fenccs, Sruimning Pools, etc.) Please specify'
of courtyard walls to match buildings.
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I
PLANNING Al.lD ENVIRONMENTAL COMMISSION MEETING
Itle.y 26 ' I98I
PRESE}IT STAFF PRESENT
Scott Edwards
Gerry lthite
Dan Corcoran
Duane Piper
later:
Roger TiLkeneier
Jin Morgan
Gaynor Miller
The neeting was
1. Approval of
Bob Ruder
order at 2:10 p.n. by Gerry l,tlhite, chairnan.
ninutes of l'4ay Ll, 1981 rneeting.
Dan Corcoran noved for approval , seconded by Duane. Vote was 3-0, Scott ab-
stain ed.
2. A reque st for anendnent s to an approved {evel opnent_@ 13,
Series of 1981 , to build two additional units at the Vail Interrnountain
Swim and Tennis Club Condorniniuns, and to redesign parking and landscaping
of Lots 7 and 8, Block 4, Vail Internountain Subdivision. Applicant,: VaiL
Inteflrtountain and Swin and Tennis Club Condonirriuns.
Dick Ryan presented the rneno and added that the staff had checked the size and
confirmed 5.1 acres. He added that j"n discussing this with the Torvn Council ,
they stressed that they didntt wart to approve additional writs unless the units
were to be for ernpLoyees. IIe stated that under the present zoning, no additional
uni.ts could be added.
The question about the error nade in surveying was discussed, some mernb ers felt,that the applicants could have had more units oliginally t+hen thc e-rror nas
discovered, others feeling that this did not change the issue now.
Dan noved for approval of the revisions of.the parking lot and landscaping per
the neno of .ltlay 6, 1981. Scott seconded it, and the vote was 4-0, r.naninous in favor.
More discussion follorved r,rith ihe realization that the appticants could cone
back and asJ< for a variance, rvhich they were not doing at present, and this
could be a nay to correct the error, and welL as a tj-ne to corle into confornity
with respect to having nore than 4 units in one building, trith respect to
streanside set backs, etc.
Dick Ryan
Peter Janar
tarry Eskwith
Larry Rider
Betsy Rosolack
CO1JNCIL-PRESENT
called to
PEC -2- lt|ey 26,
Gerry noved and Scott seconded to deny
the applicants in accordance with the
was 3-1, Dan Corcoran voting against.
the two additional units requested by
staff neno of l4ay 13, 1981 . The vote
the reguest was denied.
'3
3. Request for a side setback variances for the Storelqg]etUy-Ieei4ence itions
to the residence. ApPlicants: Charles Storey and Enslie Oglesby' Jr.
Peter Janar explai4ed the plans and explained that this was part of a row house.
Andy Beck nentioned that all was explained in the neno.
Dan noved and Duane seconded to approved the request for the side setback variance
per the staff neno dated lr,lay 20, 1981. Ttre vote was 5-0, unanimous.
4.4 t for roval of Special Deve1 t District 11 and the vacati.on
ot I ines or an area
No. 1, lots 320 38, 39, 4O and 42. APP Sun ders, Inc.
Dick Ryan reninded the Comrission that they had reviewed a request for lots
26 thru 42 at previous study sessions. He added that the clevelopers had
spent rnuch tinne with the staff arrd with Gage Davis and he felt that the Present
site plan was much superior, The staff recommended approval with the conditions
lettered A thTough I.
Roger Denton, a landscape architect for the project showed several sketches
of the site ard answered questions. ft rvas felt that the inpact of the project
had been reduced, but there r{ere several questions about the height of some
of tl.re bui!,dings, and how welL they would be hidden by the trees. He added
that they had no problems with items of condition, A thru I.
Dan rnoved and Roger seconded that the Special Developnent District be approved
with the conditions stipulated in the staff nerno dated May 14, 1981. The vote
rvas 6-0, (with Gaynor abstaining) for approval .
5. Reouest for a conditional use perroit under Section 18.24.030 C of the Ton'n - -of Vail zoning code, to operate a beauty shop on the street leve1 of tlle
GoLden Peak House. Applicant: Karl Hoevelrnann:
Dick Ryan explained that this issue had been trefore the Courmission and the
Toum Council several tirnes, and both grouPs had approved an anendnent to tho
zoning code that would permit by conditional use revi.ew, barber and beauty
shops roithout exterior frontage in CCI.
Hubert Weinshank, representing Mr. Hoevelnann, subnitted a letter from Ron
Riley, president of the Board of Directors of the Condo Association stating
that thcy had dropped theiT oPposition to the beauty shop. l-le added that a
couple of owners of the condoniniuns tverc opposed, but that the association
as a whole was not. Discussion follor,red concerning ventilation and odors,
It rvas finally decided that thj.s was a matter for the condo association and
for thc building depaltment of the Town.
pBc _3_ ttlny 26, rnb
Roger noved and Jin seconded to approve the conditional use permit per the staff
rneno and cautioning the applicant to monitor odor. The voto was 7-0, unaninous.
6. Continuance of an application for exterior alteration or nodification in
anil 3rd levels of the alLey between the PLaza and Casino Buildings, leaving
the street level open for pedestrian traffic. Al,plicant: Panela Telleen.
Dick presented the neno, reminding the Conrnission that on lr4arch 9, there was
a public hearing to build a 3 story building on the site, and that now the
application had been changed, although the original application rras appealed
to the Town Council . The changed application would leave the passage way betrileen
the plaza and Bridge Street. The Staff was concerned that the space for pedestriani
wouldnot be used because the height was only I0 ft € the a1ley is very narrow.
Ihere was mrch discussion of the problern of obtainjlg a clear title. Latr;l
Rider explained the situation, saying that in reviewing the title, he found
a nunber of clouds of tit1e, and that one restriction in a deed was rrunfettered
ingress and egress to the PLaza and that there be no perrnanent structure built
in that axea.rt In looking further" he found that the surueys didntt natch.
He suggested that the applicant be asked to show clear title. He added that
Pistachiors and the Lodge encroach into the area.
Bill Post representing the applicant stated that the o$Jners have a right to
use what they own. He added that one stiPulation for the original plan was
to have a safe and attractive'walkway, and at present it was neither safe
nor attractive. He also felt the appl icant could be required to post a bond
so that if the project was stopped, there would be no expense to the Tovm.
Larry added that the Toun nust be certaia that the applicant rvas indeed the
Owner. Gerry stated that they could proceed vrith the rest of the hearing as
to r,/hether or not this r,ras a suitable structure, but one conditional could
be added that the applicant nust have a clear tit.le.
Roger said that he .Iepresents VA, and. that they r{ould not take sides.
John Perkins showed the plans and elevatj-ons and answered questions concerni.ng
roof drainage, Pistachiots door, lighting, etc. Pam Telleen said that Pista-
chiots had opposed the first presentation because of the interruption of their
businss, but were for the present one because it would elininate the leak over their stairr,ray.
John Perkins also added that the shops aLong the a1ley rvould be encourage to
pJ.ace windorr's onto the alley, helping the alley to be nore jnviting. Pan was
asked if it r+as hcr intention to continue thc rmlkway to the Plaza. She
responded that she v.'ould contribute her sha.rc, whatever that rnay be. Bob Ruder felt that snor,r and ice r{ould still get into the r,ralkra'ay.
Discussion follor{ed concerning the construction restraints and interruption of ltal1 Street traffic. Gerry reacl the tirree conditons and Pan Telleen stated
that she. agreed to all of them.
PFc -4- tuar zo, fi
Gaynor noved that the application be approved with the recomendation nade
part of the approval . He felt that the building was iutportant to the area,
that they would sti.ll have a walkway from Bridge Street to Wall Stleet.
Scott felt they should add that the clear title nust be shown as a 4th
condition.
Dick Ryan stated that in talking to the Tor,n Council, he was instructed not
to issue a building pernit until a clear title was shown.
Gaynor wanted to add another condition to his uotion, that of requiring a
bond to protect the Town.
Duane Piper seconded the rnotion, and the vote jn favor of granting the
permi.ssion for the alteration was 5-0, with Roger and Dan abstaining.
The rnotion passed.
7. Request for amendnents to the density contTol section of t
Floor Area (currently this figure is 33 I/3%) allowed on the lot jrr the
P/S Residential District. A1so, lots in the ResidentiaL District containing
less than 15,000 squlre feet of site area shall not have a second unit exceed
4O% of the total GRFA allor,red on the lot. In addition, lots in the residential
distrj.ct with devel-opnent ploposals whereby the average slope beneath the
structure and parking area is in excess of 30% shal-l- not have a secondary unit exceed 40% of the totaL GRFA allowed on the lot. These changes rvould
result in a new 6O/4O allocation of GRFA wherever the 66,/33 allocation
presentLy is in effect.
Peter Janar explained the neno, and discussion of the various aspects followed.
Scott moved that they follorv the staff reconunendation to reconnend arnendments
to Sections 18.13.080, L8.12.090 and 18.69.050 of tlezoning code that the secondary
mit sha1l not exceed 40% of the total GRFA ailowed, and, 2) amendnent to sectj.on
18.12.050 to reduce the mininum l-ot size in the (R) Rsidential District to
15,000 square feet of buildable site area frorn 17,500 square feet. Dan Corcoran
seconded the notion, and the vote tr,as 7-0 in favor.
8. Reqrtest for anendments to Sections 18.12.090 and 18.13.080 of the zoning
code concerning the pxocess and criteria for granting exceptions to tbe density
control regulatbns in the Residential (R) and Prinary/Secondary Residential
(P/S) Zone Districts for lots of less than 15,000 square feet so that a secondary
rmit rnay be constTucted on these lots for the purpose of employee housing.
Peter Jarnar explained why the staff felt these changes were important. Dick
reviewed the process of the ap1-rlication:
1. Apply to DRB
2. After the decision, the Staff wi.ll nake certain the unit wil 1 be enployee
housing.3. A r{ritten notile will be sent to the PEC, so the PEC can revier,r and if they
donrt agree, the PEC can appeal the decision of cither the staff or DRB.
4. Applicant or adjacent pr:opert). otJner can appeal to PEC.
pEc -s- r,lar zoJet
Concern vas expressed over the condi.tion that no variances be allowed, and this
was discussed it length. Variances can be granted only if it benefits the visual
appearance of the site and surrounding area.
Also discussed was the fact that- 1/2 of
stated that he had brought a project to
issue with the requirenent for covered
having only one space for the emPloyee
Corunission rnenbers felt that there were
each enployee unit, and that two sPaces
cars had been consi.dered an eyesore in
the cars nust be enclosed. Torn Briner
the DRB the previous week when he took
parking fot L/2 the cars and wondered if
housing rvould be enough parking. The
very rarely only one Person living jrt
were definitely needed. Dick added that
many previous discussions.
Dan rnoved and Duane seconded to appxove the reconnendation of the staff that
Sections 18.1.2.090 and 18.13.080 be arnended concerning the process and
criteria for granting exceptions to the density control regulations, etc. as stated
in the meno dated May 2L, 1981 .
The vote rvas 6-0, unaninous. (Jirn Morgan had left.)
The neeting was adjourned at 5:00 p.n.
t)
i) ,
PLAI.INING AI.ID ENVIRONMEMAL COMMISSION AGENDA
2:00 p.n. May 26, 1981
1. Approval of Minutes of May 11, 1981 rnecting.
2. A requeit for anendnents to an approved develop,nent plan under Ordinance No. 13,
Series of 1981, to build two additional units at the Vail Intetrowrtain Srirn and
Tennis Club Condoniniurns, and to redesign parking and.l.andscaping of Lots 7 and 8,
Block 4, Vail Interz,rountain Subd.ivision. Applicant: Vail Interaountain Swin and
Tennis Club Condorniniums.
3. Reguest for two side setback variances for the Storey/0glesby residen"" lo""t"d on Lot 13, Block 5, Vail Village lst Filing to construct two additions to the resi-' dence. Applicants: Charles P. Storey and Enslie 0glesby, Jr.
4, A request for approval of Special Developnent District lt and the vacation of lot litres thereof for an area of Highland Meadows Subdivision, Filing No. 1, Lots 26
through 42. Applicant.: Stur Tech Builders, Inc.
5. Request for a conilitional use pernit under Section I.8,24.030 C of the Town of Vail
zoning code, to operate a beauty shop on the street level of the Golden Peak House.Applicant: Karl Hoevelnann.
6. Continuance of an application for exterior alteration or. rnodification irr Conmercial
Core I, to allow an office building t... be constructed on the htd and 3td leveLs of the alley between the Plaza arrd Casino Buildings, leaving the street level open for pedestrian traffic. Applicant: pamela Tel1een.
7. Request for amendrnents 'to the density contTol section of tlrg zoni.ng code that ' the second unit shal1 not exceed 4O% of the total Gross Residential Floor Area (currently this figure is 33 1/3%) al lor,'ed on the 1ot in the PrlS residential districi Also, lots in the residential district containing less than 15,000 square feet of site area shal1 not have a second unit excced 40eo of the toal GRFA ailowed on the lot. In addition, Lots in the residenti.al district rvith developnent proposaLs wheret the average slope beneath the structure and parking area is in excess- of 30% shell not have a secondary unit exceed 40% of the total GRFA allorsed on the lot. These
changcs would result in a new 60,/40 allocation of GRFA wherever the 66/33 allocation presently is in effect. Applicant: peter patten, Town of Vail.
8. A request for arnendnents to Sections 18.12.090 and 18.13.080 concerning the precess
and criteria for granting exceptions to the density control regulations in the Residehtial and Prirnarv/secondiry Zone Districts flr lots of less than l5,OOO square so that these lots nay receive a second:ry unit for enployee housing use.
. . On:tt.""a, Peter patten, Tlrvn of Vait.
rt
F
G t
a
I
T
r a / -/ .4 77c;(h> /"-t_-/ "/PI'BLIC NOTICE
NOTICE IS }IEREBY GII/EN that the Planning and Environn€.lrtal Comnission of the
Town of Vail will hold a public hearing in accordance with Section 18.66.060 of the
zoning code of the Town of Vail on I'lay 26, 1981 at 2:00 p.n. at the Towr of Vail
Gouncil Chanbers in the Vail Mrmicipal Building.
Public hearing and consideration of:
1. Request fo: a conditonal use pemit under Sectj.on 18.24.030 C of the Town of Vail
zonilg code, to operate a beauty shop. on the street level of the Golden Peak House,
Parcel B, Block 2, Yai-L ViLlage lst Filing. Applicant: Karl Hoevelnann.
2. Continuance of an application for exterior alteration or rnodification ia Comercial
Core I, under Section 18.24.065 of the Vail Mwricipal Code, to allow an office buildjag
to be constructed on the 2nd anil 3rd levels of the alley betrveen the PLaza and, Casiao ' Buildings, leaviag t{re street level open for pedestrian traffic. Proposal is located
' on a part of Lot F, Block 5-C, Vail Village 1st Filing. Applicant: Panela Telleen.
3. A request for approval of Special Development District 11 aad the vacati.on of lot
lines thereof for an anea of Highland Meadows Subdivision, Filing No. 1, Lots 26 through
42. This appLication is irr accordance with Section 18.40 of the Vail Zoniag Gode and
the Town of Vail Subdivision Regulations. Applicant: Sun Tech Builders, Inc.
4. A request for'a variance to construct residential dvlellings on slopes il excess
of. 40% in a Residentiat Cluster Zone District on lots A-l , A-2, tionsridge Subdivision,
Filing No. 1. This application is nade in accordance with Sections 18.69.060 and
18.62 of the Vail Zoning Code. The request is to a1low construction of an earth-
sheltered housing proposal . APPlicant: Architerra at Vail (AAV) tinited Partnership.
5. Request for two side setback variances for the Sporey/Oglesby residence located
on 1ot 15, block 5, VaiL Village lst Filing to construct two additions to the
residence. Request is in accordance with Section 18.62 of the Vail Zoning Code.
Applicant: Gharles P. Storey and Enslie 0glesby, Jr.
6. A request for amendnents to the density control section of the zoning code that
the second unit sha1l not exceed 40eo. of the total Gross Resiclential Floor Area (currently
this figure 33%) alLowecl on the lot in the Prinary/Secondary residential district.
Also, lots in the residential district containing less than 151000 square feet of site
area shall not have.a second unit exceed 4O% of the total GRFA allowed on the Lot..
. In addition, lots in the residential. district with developncnt proposals whereby
the average slope beneath the structuxe and parking area is in excess of 30% shall
uot have a secondary unit exceed 4leo of the total GRFA allowed on the lot. These
changcs would result in a new 60,/40 allocation of GRFA wherever the 66/33 allocation
PTesently is in effect. TtreapplicahLesections of the Vail Zoning Code are as foLlows:
sections 18.13.080, 18.r2.090 and 18.69.050. Applicant: A. peter patten, Jr,
Zoning Adninistrator, Toi,n of Vail .
(Pl.anning and EnvironrDen ta I Conmission, c,on't] .
?.: '1 1
-F 7. A request for anendments to Sections 18.12.090 and 18.13.080 concerning the process
and criteria for granting exceptions to the density controL regulations in the Residential
and Prirnary/Secondary Zone Districts for lots of less than 15,000 square feet so that
these lots nay receive a secondary unit for employee housing use. Applicant:
A. Peter Patten, Jr, Zoning Administrator.
Ihe applications and info:cnation relating to the proposed changes is available in the
Zoning Adrninistratorts office during regular business hours for reyiew or inspection
by the public.
TO}IN OF VAIL
DEPARTMEI{T OF COMMTJNITf DEVELOPMENT
A. Peter Patten, Jr.
Zoning Adninistrator
Published in the Yail Tiail on l,lay 8, 1981.
J:::i
.. QI*o*
042'1r
,li,' y. *
^--
AN oRDTNANcB EsrABLrsltrNG spncrat/orsrntctff $ |
AND AMENDING THE ZONIT{G ORDINANCE ^rub'J*l"{ry{
":|:'$IIEREAS, Article l, Section l'201, of the Zoning
'. 1
Ordinancel'Ordinance No. 8 Series of I98I'., of the Town of Vail''t-t fi+'fgu,pJ , ,.o"rl
Colorado;r,j1ps amended, established 'ir#€+|'a zoning districbs for
the munic[nality, one of which is the special Developnent
o
Di sbr icb;.'
ri''lFs-
.finsnnas, I.K.S.-Vail .Associates submitted an applica-
tion requpsting that bhe Town establish.special Development 't';.|.;;ll - ll
DisbrlcL'4r;'frereinafter referred to. "SDrtt , Eot the developnent
of lls paicel of land in the Vail areal County of Eagle' State
!,'of colorb,fb,. more completely described on attached Exhibit "A";
tl
:{WHEREas, the estabLishrnent of bhe requested Sql will
ensure un'l-fied and coordinated developnent and use of critical
'tr1l1
site as a r.rhole and in a nanner suitable for the area in which
it is situated;
WHEREAS, the Town council considers that it is reason-
able, appropriate and beneficial to the Town and its citizens,
)l inhabitants and visibors Lo esLablish said sDl;-
NOW' THERET'ORE' BE IT ORDAINED BY THE TOWN COUNCTT OF
TIIE TOIIIN OF VAIL, COIORADOT AS FOLLOWS:
Sect,ion 1" Ti tIe
This ordinance shall be known as the "Ordinance
EsLablishing Special DevelopnienL Dist rict @.1 |
Cornrnission ReporL./F'
in sect t"rr(n.nl ?
The amentlment procedures prescribed
of the zoplng ordinance have been fulfilled, and the Tolvn co'tn-
ciI- [as received the report of the PLanning Comrnission E€cotllrr€n-
diuq the enaetment of this ordinance.
,11;'.*
.,r d'"
o4201-2
L ished Amendments to Zoning Ordinance -enq-llJjcialloLinq Ma
'!' :ot''P,rr.u.nt bo the provlsions of Artlcles 1, 13 and 21
Zbning Ordinance, Orrdinance No. 8, Series of 1973r of the
of.
the
zoning.
'gi'Y
Torrn
' .,r.1
1.1 Iished fe_k':r!i:tr," developmenE on a certain parcel of land compris-
{:;.
ing a portl;n of the llighland l'leadows area of the Town of vail
and the !e..,ging ordinance ana trrfofriciar zonlnglgE-;re herebv
amended Oyitne addition of the following provisions which shall
become thpiiEighth Chapter of Art.icle 13, the caption of which
:. .:" ,ll shall 5s'r i!5pecial Developnent Distrlct p' ana a map which shaLl
become anj.addition to the official Zoning MaP.
.'.r,'
*fqSflgU. Purpose of special Developnent District'
-',A special development district is esLablished to
assure cO.prp-rehensive developrnenb and use of . an area in a manner
that will b0 harnonious with the general character of Lhe Town
of VaiI, color:ido, provide adeguate open space and recreational
anenitiesr.and prornote Ehe objectives of the Zoning Ordinance of
the Towni and there are significant aspects of the speeial
.developlnent- which cannot be sat.isf ied under the exisLing
5D
Section 5. summar
-'u'rY,+Y
€tlN e
Lots 26 through 42, Ilighland l'leadows' will be devel-
oped as a residential commrrnity containing 17 Lwo-family struc-
tures, abtached and detached parking st.ructuE€sr a common recre-
aLional facility and appurtenanL structures. The lots will be
developed,,lp approximabely Lhree phases, the first phase com-
prising Lots 32, 3Br 39, 4Oo 41 and 42" Each lob owner vril1 be
deeded atl.$" Lo the ground beneath his drqelling unie and garage
and the renainder of the grourrd vrill be deeded to a homeowners
associatioh. The cleveloper wilL lrave subsLant,ial rlisc:reLion in
/*r 4$* I ,-^./..
r*t
,:i,.4
'.;]i
Sectlon 3. Speclal Develo DistricL I EsLab-
-2,"
04?trl-.1
defining tdt area to be deeded the owner so Lhat to the exbettt
feasible ai.rectangular area wllI be deededl. upon cornpletion of
each.phase:of deveLopment, the lobs included in Such phase shaLl
be resubdivided under the Eitle High1and Park Filing No. l, th.-a.lf1S
resubdivision of Lots
-r
----:,
-, -t --t
and
-r
Highland
Meadovrs Filing.No. I. such plat vrill show the dimensions of bhe
lot to be deeded Lo individual lot purchasers, idenbify eaqh
such lot, €ihd identify the common area by a 1ot designaEion.
Protectiv€: cov€nEtlts will be filed to govern the retationshiP .
between lot':owners and the owners Assoeiation'
€ection 6. ApProval of Developnent Plan.
A. The Development Plan for r-,ots 26 through 421
Highland l,teadows subdivision FiLing No. 1, is approved and made
a part of sD8, and shalL constitute a general plan for develop-
rnent within the Special District. The Developnent Plan eonsists
of the fol.lowing docunents:
a. Site PIan datecl
-?Qcz-t;uttv'kP4 b. Grading and Drainage PLan dated
-3ci,i (-W 4n c-
c.' L,andscaPe Plan dated
'T/et r' 'a L d. A Unit Eloor Plans
e; ,(d!("toor Plans
f . c unit Floor lJans
| ' nLTu/'//'"i 7c
S. A Unit Elevations
h" B UniL Elevabions
i" C Unit Elevations
j. A unit site sections
:;3:Unit, Site Sections fc | '.'1.' c unit'.site Sections
J I'. n. Open Space and Recreation Pl.an
1), pi,'i"-ri ')""t"rF'!"'t fl&l&
. B. The'DeveloPmenb Plan may be rnodified in non-
material respecLs upon approval of tlre Director of comrnunity
Development who sIal I al so <]ete.rrni'ne wl'rether a rnocl i E ieat ion is
-3-
a
ut!,ttl -').
the
aecgs-
thereof.
maberial or non-material. Material nodifications may
approved by the n++n^ei^eg-€.n4 Env-i-ronmertffietnrri-srrion +
Town of Vail.
Section 7. Deve@.
b, Building pernits for the proposed imp
shalL have been obtained.
Section 8. Permitted Uses.
The following uses shalI be
d ist,r ict:
a. Mul
homes i
ideht dwellings consisL-
ing of
be
of
' Prior to commencement of construction of any improve-
ments with respect to any phase of developmentrlobher than the
I J
installation of utility pipes and lines' the following shall
----)occur: /r*/*4,>t pba"A
a. tThe improvements shall have received the
approval of the Design Review Board ("DRBr) and the architectur-
aL plan approved by the DRB shall'be part of the DeveLoPment
PIan.
duplex
b. Re
e
L amenitiesi
omarily incidental- and
y for the operation sory to th
Seetion 9" Developnent Standards.
a, Lot area and site dinensions" Each loL shall
contain a residential- dwelling unit and appurtenant garage in
such configuration as is described in Seclions 4 and 5.
b. Setbacks, There shalt be no front, rear or
side setbacks.
t't ffik*'
i",,,.tflf. nllfun"ffi\
?,0*?
1."
e"6*r"
Open space;
d. Other uses c
shown Develo
-4-
t o 04 ?.1I
th{++pg1lr.d. Height. No building shall exceed
The Gross Resident.ial
garage,
h. Re'creational facilities. Recreational facili.-
ties shall consist of one comrnunity building as shown on the
Developrnent Plan, ice skatinq rink and appurt,enant facil.ities.
A fireplace and fire pit shal1 be perrnitted.
i. Roads and Utilities. AlL roatlsr cul tie sacs,
utility llnes and pipes shall be construct,ed to the minimum
standards required of public dedicated roacl and of utirities,
respectively, within the Town of vail as orfu 1, 1981. The
certificate of occupancy with respect t.o .bhe units within any
phase of development shall be issued upon satisfaction of all
reguirements irnposed by the Town of VaiL Builrling cocle
appLicable thereto and completion of that. portion of the
dedicated roads fron the intersection of Vermont court and
vermont Road to the driveway farthest distant t.herefron within
such development phase. AU, # ?A- rsi.*4E* G-6Afi;rAmnds,
section 1,e " ,^"irrk#rn(!#r". ,(. "r.,iro"^'.'"ru,
'
Report dated is approved.
Section 11" .Upon the eomplet,ion of the duplex units
in any deveLoprnent phase in ac-cordance wiLh thc Deveropment
p t an f ?e[# *i ea r e o r o
" "
up @ri-it#&nKm "n .oro r",
"
o
unit shall be issrrert by the Town of vair/// a.*a>VA4.f
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{"sr Les*.=J*=*ais|b+- 4'<
e.
any duplex unit
iquare feet.
. f,.
buildings shal1
g.
Densi tv.
within the district, shall not e
Site Coverage. The site area to bG-c6vere<l by
be as shown on the "DeveJ.opment plan.
Parking. Each Unit shall .have one two-car
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x t? \--'
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B is the
lowest existing
or proposed
grade within
this area.
is the
lowest elevation in this area.
U'F E o
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UNIT ',B" (GBFA) = 2405 Q.fT.- )'z
------? S al:o '-t
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uNrr "c" - aLTERNATE - (CrrA)
xlo o
Building heights
are figured frcm
-l -A
I i tg
,fu
tqlq
B is the
lowest elevaEion in rhis area.
47
42
35
36
33
32
25
22
13
14
7
5
30.5
33.5
35.5
25.5
26.5
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33, s
39. s
36.5
2W
w 3E
I,[*
4E*
w 5E*
w 6E
w*
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s*
85. s
75.5
70.5
70.5
67.5
60.5
60.5
53.5
49.s
55
46.5
49.5
f-
31
3I
31
32
35
36
33
3I
31
3I
48
48
106
108
108
105
108
108
99
97
9E
w
L4W
E 15w
E
16W
E
L7S
N
79
79
137
r40
143
t42
r41
139
r30
L28
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'*1 *J ,'7 z*"^A -*ar*A"-" o
'4 An"r' %t
?t
box 1O0
vail, colorado 81657
(3031 47&5613
llr. Joe Fannirr
!tlr. Allen ldyers
Natural Energy Corporation
1470 South Wadsworth Boulevard
Lakewood, Colorado 80226
Dear Joe and Al I en,
department of community development
March 27, 1981
I enjoyed our meeting thisnorningand feel werre lizing
s a Special sone positive progression in the developnent oj-
Developnent District.
The purpose of this note is to inforn you of some of the SDD requirenent
submittals which you nay not be aware of and probably want to begin work on. Irn enclosing a copy of the application forrn and would like to point
out the Environrnental Inpact Report requirenent. This will be required,
and Itm enclosing the EIR section of the zoning code for your guidance
in preparing the docunent. Also, be aware of the open space and recreational
auenities requirenent.
One addition to this forn which does not now appear on it is that ue
would f.ike to have a written description of the proposal and why you
feel a SDD is appropriate.
I hope this helps you continue to prepare your subnittals for your project
and aids in expediting approval s quickly. Itn looking forward to continuing
review of your project. Please contact me at 476-7000 x237 if youtve
got some fi.:rther questions or conments.
Sincerely,
Senior Pl anner
APP:bpr
Encl.
initety rd
ighland Par
7:a.
ER PA
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57
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LO2
107
112
118
r06
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7z
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70
80
84
74
78
95
99
c z{
34
32
35
35
37
32
34
32
34
32
38
A
Building heights
are figured frcm
B is Ehe
lowest existing
or proposed
grade within
this area.
with asEerisks
LJNIT "C' (Cnr0 = 2133 SQ.Ff.
&uA*" 86'"7'
t; V"otr
a F E (t
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this point.l --rr^ )
4-*/
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is the
lovrest elevaEion in this area.
i {g
"c" (GRFA) = 2o4r
"C.' _ ALTERMTE -
sQ.Fr.
(GBFA) =
B is the
lowest elevation
in this area.
30.5
33.5
3s.5
25.5
26.5
28.s
29.5
31.5
36.5
33.5
39.5
35.5
85.5
7s,5
70.5
70.5
67.5
60.5
60.5
53.5
49.5
55
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49.5
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UNIT '8" (CBFA) = 2405 Q.FI.
{-
48
48
106
108
r08
106
108
r08
99
97
31
3I
31
32
35
35
33
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79
79
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MEIttORA$lnWl
TO: Planning and Environnental Conrnission
FROM: Departnent of Comnunity Developnent/Petet Patten
DATE: Jul-y 9, 1981
RE: Re'platting request for Highland Park Spec
to vacate and re'dedicate the road system.
3 g -44-
BACKGROTJND
Because the Highland Park project will be t'elocating the existing road
configurations, itts necessary to receive approval fron the PEC for the
neu road !.ocations. The re-plat is consistent with the previous approvals given. The PEC already has granted approval to renove the interior lot
lines frorn the project area.
StrAFF RECOI\0dH{DATION
The Departnent of Conmunity plat for-Highland Park. ltre
take place under SDD1I and
part of that plan.
Devel opnent recommends approval of the new ;;; pL;;;;.l ;j"iL :h;, .ilrprovenents we feel will
endorse the new road locations as an integral
^Q _4L \) () '@")t3rBI
/ 6t-c*''eLrk- n*fuzr*/
Fr-ffi'--
Developnent
1-ts fA'k'h,t1*
/eJa'*a;-e-"
oo ll
MEMORANDUM
T0: Planning and Environmental Corurission
FROM: Departnent of Cornrnunity Developnent/Peter Patten
DATE: Ivlay 14, 1981
RE: Rbquest for Approval for Special. Developnent District 1l to be known as High-
land Park with corresponding approvals of the Environnental lupact Report and
the vacation of lot lines located on lots 32r'38, 39, 40, 4l and 42, Highland
-Ileadows Filing No.. 1.
BACKGROIJND OF SIJBDIVISION AND PROPOSED PROJECT
Ihe Highland Meadorvs Subdivision received final approval fron Eagle County in 1978.
Because of the extensive geologic and slqpe probleurs existj.ng throughout the subdivision,
the Staff believes Highland Meadowssubdivision has many site problens. However, the fact
of the subdivision and the corresponding deve-l.opnent r:ights are a reaLity, and the
problerns any developnent will present must be dealt with in as best a nanner as lre
know how. The Staff believes this will involve a very careful, detailed analysis of siting, design and geologic conditions for every structure constructed in this
subdivision..
As you know, the County approved each lot for trr,o units, and the Town has been consistent
with this approval in designating Residential (R) Zoning. The creation of sna1l,
indivj-dual lots on a subdivision with areas of severe geologic problens is not con-
sistent with sincere attempts to rnininize environrnental inpacts of developrnent. This
type of zoning presents severe restrictions to the possibilities of locating units
outside of the environnentally sensitive areas, Districts such as Planned Unit Develop-
n€nts or Special Developrnent Districts allow for flexi.bility in unit location and
clustering of buildings to allow sensitive or unbuildable areas to rernain open. The Staff wished to do this for al.1 of l{ighland Meadows Subdivision. They were approached
by the omrers of tbese 17 lots rshich were geographically isolated from the renainder of the subdivision with the intention to <to a-unified project. We were pleosed with this opportunity, and with rnutual agreement between Staff and developer, Special Develop-
ment District 11 rvas underrvay.
l{ith the abandonrnent-. of the lot 1ines, we w3re able to }rork tonard the ob.; ectives of lteepi.ng areas of hazardous geologic conditions, steep slopesr nlture vegetatj-on
as opelt space and genclally re-desig:ring devclounient for the entire area. A11 of this r'tas accomplished naintaining a basic dupl ex naturc, unified I'connunityrr approach to the pioject, working gcnerally with zoni.ng restrictions of the RcsldentiaL Zone.Itre result of 4 rnonths o jl r,rork betrvecn the appl i-cants and the Staff is the proposal in fror:t of you for Special Develoirr,eirt Di-str:ict appr.oval .
STTE CONDI'IIONS
The site is ccologically divcrse consistj.rrg of gentle slopi-ng neador'r, aspen groves
and den-se lodgepole pine forcst. An area very prone to landslide exists above and
through the meador'/ area due to an underground spring drai.ning this area. Areas of
sevete slope are scatt.ercd throughout the site, concentrated on the ou"csliirts of ti're
proposed building sjtes. There is an abundirncc of bi::ds found on site along with
other tr'ild1ife nornally inhabiting the corre.-spondi-ng ccosystems. A snalL section of t l'te sile i.s suitabl.e for' Passivc solar usage, lrhilc: the renrainirrg exPosurcs at'e
not conducive to solar anDlication.
Highland Park - 2 - l,py 14, l98l ot tl
PROPOSED PLAII
The plan works within the general developnent standards and design p raneters of the
Residential iZone, using the SDD to locate units where they will produce a minirnum
inpact upon steep slopes, nature vegetation or problematic soil conditions. A total of 34 units are proposed with a totaL ofT4,lIL square feet, 15,00g square feet under
the naxinun allowable of 89,117. .The buildings have a southwestern flavo! to then fhile fitting well within a tnountain environmenr.
The plan includes nany detached garages to minimize driveway i.engths, to allow flexi-bifity in Location of the garages and to create private inner courtyards for the units. The open raeadow area created by landslides is retained as open space and contains a snall skating rink. A conmrnity roon with a sundeck is located io the east of
the sLide area in the meadow.'
the units are located away fron the steeper,. nore problematic slopes. Sone of the existing cut and fill areas (from the road construction) are proposed to be building locations so that trees are preserved. the relocation of the roads has allowed short
driveway lengths and an ability to stay within the 8eo grade lirnj-tation fo! aLl roads and rdriveways. lhe northeast part of the site is favorabl e for solar exposure, and
the proposal designs i.n passive solar usage for these units.
the plan takes great care toward the preservation of neadow and mature tree areas.Areas of selective preservation take place around the units therDselves, while total preservation areas occur within 10 feet of the buil.dings. Sone donestic lanJscaping is proposed within the courtyard areas. Native vegetation is planned for all disturbed areas. Physical designation of undisturbed areas will take place prior to constxuction to ensure tree presewation.
I'he following is a brief sunnary of how the proposal measures with respect to Residential
Zone devel oprnent standards :
Standard
Setbacks
Height
Density-un j-ts
Density-GRFA
Site coverage
Landscaping
Parking
Required/
Allowed
20 front, 15 others
331 at an)' pojrt
34 total
89,117
20% maxirnun
60% naxinum
2 spaces/unit
Propo:ed
SDD makes one lot, 40t 1s
rnininurn proposed
39.5* rnaxinrun on one building,
average of all unj.ts is 32.8t
34
74 "LLl
does not exceed 2Q%
e>:ceeds standard
double garage/unit plus
guest parking on driveway
D
E
* l{here height is the greatest, tree covcr rrritigatcs the elevation t s furpact.
e
, Highland Park - 3 -f|} 1e81 eo
ENVIRONMENTAL IMPACT REPORT
The Staff asked the applicants to subnit a brief EIR covering the itens in the report
you have reviewed. !,luch of the information was studied and reported on when the sub-
-division w-a-s aPproved in Eagle County. The EIR covers nany of the points already out-lined in this neno. The staff is inpressed with the developerts eflorts and wilingness to preservetees and to ensure the safety of building on identified poor soil conditions.The inclusion of erosion control .measures is another positive step ii urinirnizing project irpacts.
One area of concern is the design of foundations for each individual structure. The geologic rePorts call out severe enough potential soil problens that detailed engineering investigations need to be subnitted and ipproved for eaih building on the site. firis can take place at Design Review Board.
In conclusion, r,re reconrnend approval of the EIR for Highland Park and would rnake its contents part of the approval. for the proJect (this requires the developers to fellolu through with the proposed actions and ltipurations contained in the ErRl .
STAFF REVIEW AND RECOMIUENDATION
Ttte Staff feels that the proposal is a najor improvement over the previourv conventional 1ot Layout scheme. The plan nakes the best out-of an area which piesents nany Lancl planning problens. The project has received a.large anormt of staff review ard input and the appLicants h-ave be_en extremely cooperative in responding to this input. An imnense _imProvement has-taken place in the- project ilesign over ihe last s ev-eral rnonths,and we feel the result is a project utilizing ihe snn concept to presewe land and vegetation which should be preserved and general1y nitigating environrnentaL inpacts.
The Staff reconmends approval of the request for SDDL1, the vacation of 1ot lines and for the approval of the EIR, with the following conditionsi
A. Resubilivision of area for dedication of streets, vacation of streets,utilities" drainages, etc.
B. The locatj,on and engineering for unit lS l{est lrith respect to thg
land-slide area in r,rhich a part of the uuit is located.
C. The location of unit 6 East as it relat.es to the steep drop-off
on the east of the unit,
D" Units 7 East and West to study the fcasi-trility and engineering of building on these fill soils (fron road construction) and with regard to regrarlirlg details necessary to make these viable building sites.
E. The nini ururn diameter necessary to rnake tlie cul-de-sacs functional
rvhile preserving as ![any trees as possible rvith their re-location.
Hishland Pari< O Ort 14, 1s8t oo
F. A detailed soils, foundation engineering and drainage analysis be
submitted and reviewed for every stTucture to be built on the site.
These reports will requi.re approval of the Tor,rn Staff and (if necessary)
the Tounts consultant before any building pennit is issued for that
unit.
G. That the access driveway to Units 8 North aad South be widened to
the minimun requirements for the Fire Departnent.
H. That the project reLocate fire hydrants according to the Fire Departrnent
recormendations.
I. That PubLic Works approves all utility locations and road construction
before any Cerificate of Occupancy is given out.
B is the
lowest existing
or proposed
grade within
this area.
with
this
asterisks
1)
{ffi
F-
r#a
ffi
EE
eu ry @tEt
$
m
!!E
ffi :J
@E 'n Ft<+!El
en
tr.rt #
{-e
is the
lowest efevaEion in this area.
B is the
lowest elevation
in this area.
T
-+b
--+-I
I
I
I
I I F.\#
I I
I
I
r Rncr I
I s.Fr.r _
9E
ral
14 r'l
l_5 r4
16 !v
E
l-7S
N
79
79
137
I40
143
rqz
141
I39
130
l2B
48
48
106
108
108
106
r08
108
99
97
?t
31
31
32
35
36
33
31
31
3l
(cnra; =
UNIT "C" (Cru.A) = 2041
UNIT "C'' - ALTERNAIT -
c 3r
34
32
35
35
37
32
34
32
34
32
3B
B
7z
78
25
28
67
70
80
84
74
78
95
99
IN
s 8N
s 10N
s lIN
s ,L2 N
s
13N
s
A
r04
L].z
57
53
102
107
112
Ir8
106
Ltz
]-'27
137
(cRFA) = 2133 sQ.m.
Building heights
are figured fron
v
47
42
35
36
33
32
25
22
13
L+
7
5
30" 5
33.5
3s.5
26"5
zo. )
28.5
29.5
31. s
36.5
33" 5
39. s
36. s
2B
w
?F
!|\l*4W
w
5Ex
[{
5E
w*7N
s*
85.5
75.5
70.5
70.5
67.5
60.5
60.5
53.5
49.5
55
46.5
49.5
UNIT "8" (cBF'.A) = 2405 SQ.m.
OO .I
qffiemmdcpffiH seswemffffiee6cem' ffimm
anc"cEsB$ec6nens9' goBaenanaBougg' EagsseBeq:en
ME Elye
EBqe ass"cBnEfeoEeswee
box 1020 eaEle, colorado 8n631 928-7226
&Urril 24, 198L
lbwn of Vail
P.O. Box 100
VaiL, O 81657
RE: 4slrggg-E4s Projgce Descriptionr Reascil for sDD, ard the Ervironmental
f nfoaEEFePo rE Regu i renent
@nbleren:
sre Eighland Park project consists of 13.14 acres of open leadows, ,
deciduous aid evergreen tr6e cover located almcst directly south of tsf1g West
\ibil interchange on t[e northern slope. fkre lald is currently zoned and
""Uiuia"a for L7 jndividual duplex units. The site is distinctly separate
fron ELre remainder of t{ighland lleadows Subdivision" Ttrere are no through
streets within tfre projeiu. The site is surrounded on tbree sides bryr federal
l-ards or otnn E)ace"
ifire project desigin criteria calleal for the creation of a "sense of placen
ttraL identifies the piojece as an individual comnuniQ'within Lhe Vail
conuruniLy.
Shroughout the design process there has been recognition of constrajnts
a.nd resLraints of the siie.- Several of the nnjor: cons-;iderations e're as
frrJf.c,wsr
t. Slopes. Slopes of the site rrere a rrrajor consideration in the initial-
fiffiifision of Ure property and are of primarf i.ttportance to any -
develotrxnenl: thaj: wj.il occui in har-n-ony r,tiLh the envirorunent" A sloPe
analysl"s was performed on those areas of the site considered
derrelopable. Gtr findings were that Iots 30, 32, 32r 33' 34' 40' 4L'
afid 42 *" *ru least difiicult to derrelop due to Lopographical
resLraints. I-rrts 261 27t 28 anc'l 37 give the greatest diffi'culty wiLir
access to the siLe. It is evictent that in mcsL cases ac-cess to the
property should be a nnjor consideraLion in siting the buildings.
i:l Dln irl'i'i i0'r'r^.L----
Ll FL/\l'l (l':::Ci(
/-, .-.utt
tt of
Itlwn of Vail
lpril 24, 198I
Page 2
3. Soils antl Geotoql' Soils reports have been prepared bv ClT'/hompson'
Ec=n#rdce-j.lilr fr;i: ffi;i;; s' nonit'son & Associ;Gs' rnc' of
1980 antt ;il-KlG a-Gi,.o.iut"s of 1980. Reports are <letailed
enough to in"i"a" inOirriauuf reports on each Iot. Our general
findings riom reviewing tnegg 6iI" r"p"rts are that derreloprent of
the siees'riir-L sEuiturally e4>ensive, buE practical. It is
ir*lorbant ttii euctr strrrcture havL the founilations preparetl by a
structural engineer'
4.vegetation.ltresibeiscurrentlyheavilyvegetatedwitlraspenancl
lodge poreipino" -r"-trr" inuftealiate center of the site, over rpts 3r
anil33,thereisanopgnlrEadow.lltreaspens.seemtogrowinwediately
aroundtr,"-op""-"*"a'",ardthelodgepolepinesarebehindthe
aE)ens. A"y';;;i;E*nr sboutd retii;as mrch vegetation as egssiule
to pre""rvu'the chaiacter of the site. If it is necessary to destroy
vegetati;in oraer to deveLo-p' care should.be taken in order to
preserve ti*';i;;b."auie of- ilre re-establishnent tire required"
5. Solar' ltle solar potential of the siLe is restricted because of
&ifri"g;&.iiii-oit. Solar studies were conilucted to determine what
tte per"enia;-;i available_sunlighL youlq be durirq lkre.winter. trre
general conciusion is that Iots 46' 4l and.42 have a limited solar
potential oi G[r*." 65E and 77? " these sites should be given
ir""ii"u soii, .orr"ideration. Lots 31, 32 and 33 have a 388 Lo 408
"or.t pou"tttiui bttuo"" of ttre slopes-and-densg vegetation
inreaiateiy-t -tn"-".rif," 1'ne remiirlirg lots have little potential"
6" Views. Ttre views from the site are mostly Lo Ltre north wiLh minor
ffi"rc-ttre east,. Wherever possible tLre site shoul-d take advantage
of Llrese vieras. Ttre site alsc has sone very i-npressive inner views
that should be taken advantage of in every situation'
7"Noise,Iobs3?.38,39"401.ALarrcl42a].1r:eceiveahlshlevelof ffi rt,i'Lu'L"Lulttate higliwal' ar''i great-' care should be given to
buffer those noises"
S"RoadoJt]sandFi.uq"InorderLort:aj.ntainminimalslopesonthe
access ,o; VeffPng Roacl and \Iernront CourLt there have been
"o*".u.,"cutsandfills.Thesecul:sandfillsnotonlyscarthe prq}erLybutalsoincreaset]redifficultyofaccesstoindividual
sites.
g. Vehicular Intrr-rsions. Iots 4I and 42 shoulil be given specia-l
"ofrffi;a vehicle lights shinirq into the struccLrre when
io*aing the corner on Venr'nt Road just past VermonL CourL.
t0.SeLtirrg"|-ols26-2Tand28aretherrpsLvisiblesitesfromthe
access road and seem bo seb the feeling for the entire develolxent
uPon entry"
.:\ '
Town of Vail
april- 24, I98I
hge 3
11.
oo rf
##d#Pr,-",,'?o:'::Ll;'l:13!!"i:;ffi l:"i':iG:'::':"
ll#ll."Eill':{t:";Ln rhar tarse areas w"ie refr narural to the
rear of each prolEriv d in those cases where open sPace was
rrot required i-r, tntiel-i, t 19' easement r'rould be required'
lnrev also provided dtili i7-' setuacks r+ould be reguired on
;iit";;f"-"i-Jr "iJ" nt"iSttv lines' but no rront setback
;ile-;-;"s.tired because of ttre steep slopes'
lhearchit'ectureofthebuildingsidSouLhwesternincharacler,yetis
designed to f1 tr,e'ir#ui';ffi;i" iigo -n
" "rterials utirized wiLL blend
werr wth sunmer *d";;il; r[uiu.t"ti"!ir"-or the rnountain and ttre use of
warled courtyards p.*il"-ti," aeveropren!-ibrilaing") c9.F herd crose to the
roadways, thereby ,.a"ting-ttrt anotrli.-oi pivenent but' still offering tbe
privacy desired "r i"t"lll tit"=' ryiralil'- c99rtsyard. walls' and other outdoor
retaining *afrs are-lJiiucU"a-it a flowinq fashion so that they aPPear as a
parL of Ltre conurcn d;;i;;:*Tt e central piu". .t"u located in the oPen reaclol{
sbrengthens *,. tonililiiJ-"o"ttpt and ttre Southwestern feel'
Before annexation to the lrown of vailr Lhe ploj99!. was designed to fit the
County-atprovea pfat anJ zoning. _ffot+eveil'"ett"ril-6f the-sites rvere extrenely
steep and difficult tJ'.*""",-t"a tne ni"9"*9nt of a duplex on the site
"t".t"a conditions that were less ttran desirable'
When the Tbwn of Vail annexed tng ProFSrtX' T:-V^lnsed dr&)lex zoning
upon it. rblrever, 6.'i;i=;-piittua rv'trr. -oountl.continue to exist' In
itiscussions with rhe sown of vail oepar'ulent of connmnitv fyeroeS"!:^i!i?1,
the consensus that'u ipu.iuf Oevelop*enf nistrict '.rould 6e the nost aPProPriate
. vehicle to irnprove t"""it -4";i;;:' 11t; ffi alloweil the remcval of inLerior
property lines anal iltnu"fo-tu.trictions wirich allowed the.relocation of
builclings Lo where Ltrcy fit bst. ffre-O.ensiiies rernain vrithin the perruiLted
use.
Thechangesallort'edbytheSDDingeneraldecreaseallenvirorunental
hpacLs from s'hat tnuy-i"'o"ia have been inder the existing suMi\tision
ptat'.Lirrs" "o*.u.rl'Ii ffi^;"4;;t;t'til-r'o; of vail zoning Mmj'nistration rqe
ieaffirm the follovring areas3
Ir'"C,eoloqicConcit-.ions.@ologicandsoitconilitionsareiqelldeeailed i" t#H-iiaiffi,nffitt;;-t]1; iii=t bv Rol<:rt t{' rnomcs)'r" Inc' in
1973, the second by Grarles s" n"ui"tt"'g a-ssociates' InL' in 19?7' and
Lhe third by Jerry Klug & assocralei in 1980. llaese reports rvbich are
enclosed point ouL sev6ral ur"u" oi-g.ological and.soil concerns' TIre
"ppt.t a b*iy subdivision plan Look seeps to mitigate these concerns"
Ttre Tbwn of Vait special aevetopment ai.stiict allows a qreater freedom of
buirding r*uiii"5ii^ih";;i;;.' jil;.;;; ;iiig"Lio" of Lrrese seolos ical
and soils Problem's'
e.,I /-,r
Ibffn of Vail Afxil 24, I98I
Page 4
fre KIug & Associates report of 1980 is a sibe by site soils
investigation giving foundation reconuenilations. ltre builtlings designed
for Highland Pi;k-#* taken these foundation concerns into consideration
and individuar'iounaaiions will be designed for each'structure prior to
sutxnittal to the Town for builcting perrnits'
B. Ilv€ologic Con4f!iq!9. the Qrarles S' Iobinson & Associates report
identif ied "".r.ff=6frffa"ater ard soi J- pernreability character istic
problems. nr"-=p""i.i develogrent district again has allowed greater
avoidance "r tn"-se"er" "r.a=-. Al1 foundations designed for the p-roject
will follow uJerrgil;ring r"*t**rdations bry installirE foundaEion
aiai*, uy using-Jiiirea p&r-foundations where reguired' and bry
installing uddi?i;.*i^!un:"uifit drainage systens -where appropriate'
Surfacedrainageconsistsofseveralsrnalldisperseilchannelsover
the entire sircl- tf,ese channels are not substantially altered anil
drainage characteristics will- not substantially change'
c.Visualconditio4q.TtreHighlarrdParkprojectis-visuallyseParate il^-ffa.".f-G"'L in-ite frest vail arla.- The doniinant natural
fearure or tn =iiil1; i'r ;;;;aiy &i"tu is an open neadow area thaL is
rirged by deciduous aE)en tree covlr' all of which is-located in a dense
pine forest. *r.-io"is roads have beerr cut leavirg large scars"
TheoounLy-approveclsubdivisiondividedthesibeintolTduplex].ots
spa.ced atrpsB a;itt over_the enUiie site. Siting of buildings required
by this urru"rg.r*rrt.were disperse anil uniforn over the entire site.
Buildingswerelocatedinthecentraloperinreadowareaasqlel].asinthe
aspen rree .o*i-IiJt5j-a""s. pine-coult. The design freedom allowed by
thespecialae,,eropnentdistricthasa}lowedtlrerearrangerrentof
buildings ir., u'.iu!i.ied fasrrion which altows the preservation of the opert
nreailou. Fru. of the buildings are now locaLecl i'riLhin the tree correr of the
si'terthe-.:eiheirvisualinpacLfromadistancewillberc,Juced"i,?ehave
also utitiz"d'6tti;;;-oi- 'tr,"-"*i.iui'g road scars as builclirrg siLes
thereby reducing their visual inpact'
lbebui}dingsaredesignedLofitthesitearrdbocreaLeaslitlle
site disturbance as possible" Nueuiir ur:-"tl-rrg grade is naintained arourd
the b:ilding exterioi vrherever possible, utiliiing foundation extensions
rvhereregltiredratherLhanser,eregracling..The.structuresthernselvesare
a groupirrg of small forms thaL redice thl building mass" l:ne building
roofs are wood shakes used for uroii-"oit ning efiect ard abiliLy to brend
witlrLhetreecoveredsite"ttrevisuarirrageofthebuildirgconplex.is
one of unityu ;-;;G oi ptace, but not the repeLition of 34 identical
units. There are actualty three differeng tltPes of buildin3s which are
visually di.spersed Lhroughout the site to reduce salleness"
oo o
lbtm of VaiI
April 24, 1-981
Bage 5
I?re central meadow area of ttre project will remain undisturbed except
for the addition of a Erblic area which will consist of an ice skating
rink, a decked firepit area, anl an underground plaza room' This central
focal point wil-l exist in a natural staee.
D. Veqetative Graracteristics. Ttre entire site is centered arounil an
open iately adjacent to those native grasses
ii a band of deciduous asPens varying in width and totally encompassing
ttre open neadow. As a backdrop on every,side except the northt
inruediately adjacenL to ttre aq)ens is a forest, of coniferous trees,
cqnsisting nrcsEly of lodge pole pines. lltre native grasses vary fron very
dense in the onel areas to alncst non-existent under the coniferous trees.
O;en grass nreadows offer the beauty of natlrre yet J.end litt1e visual
proteclion-for developnent. lt1re develoEnnent of Highland Park is now
situated so that this open teadow remains alnost entirely intact and the
hores are situated in the deciduous and evergreen trees imnediately around
them.
There currenLly exists several severe land scarS created when roads
anil unilerground utilities vitere installed. Structures are now trnsitioned
so that they uti}ize these existing road scars and road extensions have
been nlaile to stprLen driveways so that vte can Preserve as much of tLe
natural beauty of the site as possible.
Sre site grading is being beld to a minimrm and retaining walJ-s are
used r+here necessary to avoiil the destruction of natural foliage. In many
cases, the Structural walls Of the units thernselves are used as retaining
walls to confine the construceion li:nits Eo rqithin 1"0 feet. of structures"
AtL d:Lsturbed areas rr'ill be l:evegeLated" ortly a small pcrLion of
land a'JjacenL to eaclr unit raill be maintained :in donestic Jandscapingr and
the rennj"nder of tie site will be r:evegeLated in naLive grasses ertcl
treei" Wrerever the land is dislurbed nrore Lhrr 10 feet fronr a structure
in an area that r',as not originally in rneacows, ttre area wi[ be replanted
to tree cover at a rate similar to Lhat of Lhe sttrroundirig a,rea. Through
this type of revegeuation concepi:, t+e believe Lhe inpacL of the site will
be nrinimized and ttre nabive vegetation will conlinue to thrive.
E. Cone'ir:uction I :acts. Durir4t construction, u:e followir:g sL.eps will
be taken co insure LEE-miniruizaLion of environmental inqncLs :
Danming or ponding of drainageways that will carry run-off from
areas thab have not yet been properly revegetaLed will be done
on a tem;.crary basis to reduce erosion.
Areas of veEetsat.ion cover tlrat are Lo remain undisturbed will be
physically designated by roping tlrem off and markirq them as an
area lhat is off-limits to construction.
A
-
(r!
tzt
a
/-.t-.
--
lbvn of VaiL
April 24, I98I
Page 6
(3) Trees that are to be nraintained on a selective basis will be
rnarked so that they can be clearly identified'
F. Revised site arrangement, which is allowed Py tne special developrcnt
district, decreases 9r leaves uncharged the environrental" inpacts of
atnrcspheiic conditions, noise levels, odor characteristics, wildlife, land
use cindiLions, transportation or circulation conditions, population
characterisfics.
Sircerely,
)
-
d
Roger W. Denton
Architect
Enclosures
o 1
?y P*'€
donfon stssoohtfi:s' ltr).
nrchifeotun: . plnnniltg . Inndscn;lo nrchltcoture
box 1020 eagle, colorado 81631 328'7226
Atlril 24, 1981
ltnm of Vail
P.O. Box 100
VaiL, @ 81657
RE: . Highland Park_Proj€e€-De.scrigrtion, Reason for SDD, and the Elironnental
rlpa-eE-3e;6fr ttequirerEnt
GentLerren:
tre Highland Park project conslsts of 13.14 acres of open leadors,
deciduous an:l evergreen Er€ @ver leated alrnost directly souEr of the qlest
Vail interchange on the nortttern slope. the land is currently zoned ard
subdivided for 17 inilividual dnplo< units. Sre site is distinctly segnrate
from the rerminder of Eighland !{eadows Subdivision. Ttrere are no through
streets within the project. Ihe site is srrrounded on tlree sides by federal
Iands or open g)ace.
Itre project design criteria cal-l-ed for the creation of a nsense of place"
that identifies ttre project as an individual- conrunity witiin the Vail
corunnity.
Throughout the design process there has ben recognition of constraints
and restraints of the site. Serreral of the najor considerations are as
follom:
1. Slopes. Slopes of the site were a najor consideration in ttre initial
-.E---'
.subdivision of the property ard are of primary iqnrtarre to a$jt
developrent tlral will occur in hanorry with the envirorurent. A sloPe
analysis nas perforued on those areas of the site considered
developable. Orr findings were that Iots 30' 32, 32, 33' 34' 40, 4L,
and 42 are the least difficult to develop due to totrngraphical
restraints. Iots 25, 27, 28 and 37 girre the greatest clifficulQr with
€pcessr to the site. It is evident tlrat in most c€rs€s access to the
proEErty shoulcl be a major consideration in siting the hri.ldirgs.
Drainage. Drainage of the si
east and west of the overall
DRB APPROVA
PLAF! CFI;CK
2.
to avoid derreloprent
lbm of Vail
April 24r 1981
Page 2
3.soiLs and Geoloey, soils reports have been preSnred by clT:,4hottpson'
ffi;Tn-oecenruerof L977, ctrartes s. Robinson & associates, IrE. of
19m ard Jerry Klug & Associates of L980. RePorts are detailed
enough Eo incLude inaiviauaf rePorts on each lot. Our general
firdings frorn reviewirg these solLs rePorts are that derreloSnents of
ttre sites will be strucEurally expensive' but practicaL- It is
inqnrtant ttrat each structure have the foundations preparecl by a
structural ergineer.
vegetation. tre site is currently heavily vegetated wittr aspen and
Ii@ pine. In tbe innediate center of the site, orrer rots 31
and-33, ttreie is an o[En rEailot{. tte as1rcns seem to gror fuurediately
arourd the open rrcadow, ard the lodge pol-e Pines are behirut ttte
asEens. Any develoSxnent should retain as rnrch vegetation as Snssible
to-preserve ttre chaiactser of the site. If it is necessary to destrql
vegetation in order to develop, care should be taken in order to
preserve the pines because of t}e re-establistunent tfue required.
Solar. lttre solar potential of ttre site is restricted because of
eriFing rregetation. Solar stuilies Yrere conducted to determine what
the percentage of available sunlight nould be clurirg lire winter. 1[oe
geneial conclusion is ttrat Iots 40' 4I and 42 have a linited solar
potential of between 55S ancl 778. Ttrese sitses should be given
trnssive solar consideration. Iots 3l-, 32 arlt 33 have a 388 to 40t
solar Eotentiat because of ttre slopes ard dense vegetation
imnediitefy b the south. llhe remainirg lots have little trntential.
Vier,rs. ltre views fron the site are nostly to ttre norttr wittr minor
ffi'to the east. lilterever possibte the site sbould take advantage
of ttrcse vierm. ]$re site aLso has some very furpressirae inner views
that shoulcl be taken aclvantage of in every situation.
libise. Iots 37, 38' 39' 40' 4I ar:d 42 all receive a high lerrel of
nffi from tte interstate higtrvny ard great care should be given to
hrffer those noises.
Road qlts ana riffs. In order to naintain ninimal slopes on tlre
access roffiiEi vernpnt Road ard ver$tnt Cotrrt, there harre been
sgne severe cuts and fills. lDrese cuts ard fills not only scar the
Protrprqr but also increase the clifficulty of access to inilividual
sites.
Vehicular Intrusions. rots 4l ard 42 should be given speial-
fficl rrehicle liglrts shinirg into the structure rdhen
rourdirg tlrc corner on Venmnt Road just past Verrnont Court.
Settirrg. l-oEs 25, 27 ar:d 28 are the Ipst visible sites from the
access road ancl seen to set ttre feeling for the entire developlent
l4pn entry.
4.
5.
6.
7.
8.
9.
10.
Ibwn of Vail
ApriL 24, 198L
hge 3
Brildinq setbacks. In order to lerd envirorurcntal consideration
6-E:lfaeCTb1rircnt, tle subilivitters of tsighlard lGadlows-
pr"p.t"a g1re site sucn *rat large areas vrere left natural to ttre
iear of each property ard itt tlrose cases where oEEn sPace-was
rot required in tfte iear, a 10' easenent r*ould be required'
ftrey afiso provided tbat 7 1,/2' setbacks rrculd be required on
eitlrer siite of all side property lines, but no front setback
vpuld be required because of ttre steep slopes'
1[re architecture of the h.rilclings is souttrwestern in character, yet-is-
designecl to fit ttre rvooded rpuntain lite. 1*le roaterials utilized will blerd
well with suIIErFr ard winter characteristics of the nountain ard ttre use of
wallecl courtyards permits the derrelotrxnent (builclings) to be held close to the
roadrmysl thireby ieaucing ttre anrcunt of pavement but_still offerirg tJte
privaci desired ot ou*iA6 areeut. Building, courtyard 1lra4?' arril ottrer outdoor
ietaining walls are connected in a flonirg fashion 9o tta! they a54nar as a
pari or fh".ono-t design. rte central plaza area localecl_in the open rneadow
itrergttrens ttre conuurnity concept and ttre Souttx'restern feel.
Before annexation to ttre lbtvn of \tail, ttre project ras desigred to fit the
@unty-alproved plat and zonirg. Eol€ver, serreral of the,sites nere extrelely
steep anh-aifficiLt to access, ard tle placenent of a duplo< on the site
created conditions that vrere less $ran desirable.
l{hen ttre lbnn of vail annexed tlte property, they fugpsecl dtJPreT zonirg
r4nn it. However, ttrc lots as platted fu ttt" Oounty continue to orist. In
d-iscussions with the ltnrn of Valt OeSnrtnent of @tmurniq/ f,Erreloprent, it nas
the consensus tttat a ipecial oevelopnent District r'puld be ttre rrcst approp-riate
rrehicle to irryrove t$e- site design. l$re $D al-lowed the relrcval of interior
property lire-s aryt setback restrictions which allor*ed the relocation of -Uuiiairfis to wlere they fit best. lllre densities remin within the pernitted
usie.
the charges allot€cl by tne sDD in geqeral decrease all- envirorunental
furqnct's fron itrat they would harre been under the existirE subdivision
pl--attirg. Hor*everr at *re request of the lbrn of Vail Zonirg Adninistration He
reaffirm the followirg areasi:
A- Ccoloqic Oonditions. @ologic ard soil corditions are r*ell detailed
in @rts, the first by Robert w. t''ryson' IE: in -1973, ttre second by Giarles s. Robinson e associates, Inc. in 1977, and
tlre third bv ,rernirhg & Associates in 1980' lBrese reports which are
enclosecl pint out serreral areas of geological ald-soil concerns. ltrte
approved bounty subdivision plan took stetE to nitigate these concerns-
1[re 1bnrn of Vaif speciaL devLtoFent district allovrs a greater freedon of
hrifditg location -and tlrerefore iryroves rultigation of tiese geological
ard soils problerns.
1I.
ltn*n of Vail
AErriI 24, 1981
Page 4
treKlug&AssciatesrePortoflgS0isasitebysitesoils
investigation givirg foundation recomerdations. lltre buiklirgs designed
for nigf,fandl pirf hatre taken these foundation concerns into consideration
ana indiviOual foundations will be designed for each structure prior to
sutnuittal to the Tonn for buikting pennits.
B. Ilvdrologic @nditions. lsre charles s. Robinson e Associates rqnrt
identified seveffirater ard soil perneability characteristic
problons. tl.re $pcial derreloSnrent district again has allolted greater
lrroictarce of tbJsevere areas. All fourdations designed for the project
will follor the engineerirE recornerdations by instalting foundation
drains, by usirg drilled Sner_fourdations where reguired, anfl by
instafiing addifionat sublsurface drainage rystens where a14gropriate.
Surface drainage consists of several auall dispersed channels over
ttre entire site. Ttrcse channels are not substantially altered and
drainage characteristics rrill not substantially change.
C. Visual Conditions. ftre Highlard Park Project, is visually seSnrate
fronrctneffi@t in tlre ldest Vail" area. sre doninant natural
featrrre of tlre si-te as it presently exists is an open neadqr area that is
rirged by deciduous as[En tree @\ter, all of which is teated in a ilense
pi.ne forest.. *te access roads harre been cut leavirg large scars.
Itre Oounty-agprorred subdivision divided ttre site into 17 duplo< Iots
spaced alnpst evenly over the entire site. Sitfug of builcliiqs required
uy ttris arrargerent were disperse and uniform over the entire site.
Sirifaings nere laated in etre oentral open neadon area as weII as in ttre
asSnn tree cover ard the clense pine cover. Tfre design freedon alloweil by
trre special- develoSxnent district has allored tlle rearrargelent of
buil6irgs in a clustered fashion nhich allorps the preservation of the open
rneadon. ItIl of tte buildirgs are non located w'it]rin the tree over of the
site lftere their visual inpact fron a distance will be reduced. We have
also utilized portions of the existing road scars as buildirg sites
ttrerebl' reducirg their vizual inPact.
g1e hrililirgs are designed to fit tlre site and to create as little
site disturbance as possible. Naeural- existirg grade is rmintained arourd
the brildirg exterior wherever possible, utilizirE founclation extensions
where required rather than severe grailing. Ihe structures thenselves are
a grouping of snall forms ttrat rduce the brildirg nass. src building
roofs are-nooa shakes used for their softening effect ad abifitl' to blent
wittr tte tree covered siEe. ttre visual irnage of the buildirg corryle< is
one of lnity, a sense of place, but not the repetition of 34 identicaL
units. Dreie are actuauy ttrree different tl,Pes of buildings which are
vlsually dispersed ttrroughout ttre site to rdtrce sallEness.
llonn of Vail
April 24, 1981
Iage 5
Gre central teador.r area of ttre project wiII renain undisturbed e)<cePt
for tfie addition of a prblic area which wiII consist of an ice skatirg
rink, a decked firepiCarea, ard an urdergrourd plaza roorn ttis central
feal point will exist in a natural state.
D. Veqetative Characteristics. illne entire site is centered around an
open iately adjacent to ttpse native grasses
is a banal of deciduous aspens nrying in wiclth and totally erccnqnssirg
ttre olnn rneailotr. As a backdrop on every side er<cept the northr
innediately adjacent to the aq)ensi is a forest of coniferous trees'
consistirg nostly of lodge pole pires. Bre natine grasses vary frcm very
dense in the open areas to alrost non-existent urder the coniferous trees.
Qnn grass npadows offer tIre beauQr of natrrre yet lerd little visual
protection-for developrent. lltre develoSment of Highland hrk is now
situated so that this otrnn neaclqr remains aLnpst entirely intact antl tbe
hones are situated in the deciduous ard evergreen trees funediately around
them.
Ttrere currently enists several severe land scars created when roads
ancl rrdergror:nd utilities r*ere instaLled. Strtrctures are now Positioned
so ttnt they utilize these existirg road scars ald road extensions have
been made to shorten driveways so tlnt lre can Preserre as mrch of the
natural beauty of ttre site as 6nssible.
tre site grading is beirg held to a rninj:rnun ard retaining walls are
used where necessary to arroid ttre destruction of natural fofiage. In many
cases, tfte stqrctural wafls of ttre units ttreruselves are used as retainirg
walls to confine tte constrr.rction lfunits to witfrin l0 feet of structures.
All disturbed areas will be revegetated. orly a snall portion of
land adjacent to each unit wiIL be maintained in donestic lardscaping, ard
the reruainder of ttrc site w:itl be revegetated in native grasses and
trees. Wtrerever ttre lard is disturbed nrcre than 10 feet frqn a structure
in an area that nas not originally in neadows, the area will be replanted
to tree cover at a rate similar to tttat of the surrounding area. $rrough
this t'1pe of revegetation conceptr we believe ttre irqnct of ttre site will
be rninfunized ard tIE native rregetation wilL sontinue to thrive.
E. Construction Imoacts. During construction, the following steps uill
be ffinfunization of environtental inpacts:
(I) Damd.ng or pondirg of drainageways tltat wiU carry nrn-off fron
areas that harre not yet been properly revegetated will be done
on a teflEprarlz basis to reduce erosion.
(21 Areas of vegetation cover that are to remain undisturbed wi]-t be
physically designated [' ropirg t]rern off ard markirg then as an
area that is off-lfunits to construction.
Y.
Ibvn of VaiI April 24, 1981
hge 6
(3) Trees tttat are to be naintained on a selective basis wilt be
marked so that they can be clearly iclentifted.
F. Revised site arrangeflEnt, wtrich is allored by the special develoErnent
district, decreases or leaves unchanged the envirorurental fuqncts of
atnospheric corditions, noise leveLs, odor characteristics, wildlifer land
use conditions, tranEnrtation or circulation conditions, pogrlation
ctraracteristics.
Sirrerely,
Roger W. Denton
Architect
Frclozures
t
*.
I
:l
t o
department of c6mmunity development
l,larch 17, 198I
Re: Highland Park ,1
Lots 26 through 42
lnwn n
box 100
vail, colorado 81657
(303) 476-5613
ldr. Joseph K. Fannin
l'lr. Allen MeYers
Natural Energy Corporation
1470 South Wadsworth Bculevard
Lakerood, Colorado 80226
:
Dear Joe and Allen:
After review of your Present site plan and severai site yisits by ry staff and
Jeff lllinston, we have the following comnents:
1. A special deveLopnent district seens to be the most aPploPriate vehicle
to irnprive the site planning for building and driveway location. Enclosed
is a iopy of the requirernent for the special developnent district section of
the zoning code.
Z. After review of your presentation pJ.ans, I think nore detailed site inforrna-
tion Nould assist us, and alrswer questions we have had regarding lbcation and
impact of buildings on the site.
S. A rnore detailed grading plan denonstTatjng feasibility of streets, drives
and building elevations. The desire is to keep streets and drives at 8%.grade.
4. Areas of tree preservation should be noted on the detailed grading p1an.
5. Suggest exploring regrading and relocation of Vernont Court cul-de-sac
to nake access easier.
6. ltte encourage you to restudy building locations to tighten cluster and elin-
inate building on steeper slopis. Lot-1ines should not be considered a constraint
under the special developnent district-
7. The staff has specific concern for downhill
for lot 37 and must be shown that this lot can
garages and drive,
8. We also have special concern for lots 36 and 39 and encourage that units
be located el set"here on the site.
g. Units and parking plaza on lots 35 and 34 to be studied, including reducing
an anount of aiphalt.] rnoving units and parking further west, and pogsibly accessing
units garages and driveways '
adequately handle the unit's
's ..,tand Park P"cO 3/r7/8L
I
the cluster frour the south(Vernont court cul-de-sac) ' straddling the ProPerty
iinu -a/o" vacating the sewer to be considered'
l0.Thatybudernonstrateaccess,rrnit-to-gradesrelationships,etc.forlots
26, 27, 28, ar.d 29-
ll. Ihe reLationship of buildings to grades not clear from drawings' lle request
that you provide typi"ii ,""ii""i-frr tuifdings in each of the various conditions
found on the site .rtin! u"arr"l profile data to denonstrate building siting
on the ground.
12. 0ther infornation needed is noted in the special developnent requireirents
for submi s s ion.
Weappreciateyourinterestinanimprovedsiteplanandlookforwardtoworking
with you in developi;;-;-;p";i"1 developnent plan that answers many of our
corrcuint and develops a good site plan'
SincerelYt a,J4"-
DICK RYANU
Conrnunity Devel oprnent Director
DR:bpr
xc: Roger Denton
l.
"!
04 231
AN oRDTNANcE ESTABLTsHTNG spEcrAL DrsrRrcr / t I
AND AMENDING THE ZONING ORDINANCE AND THE
OFFICIAL ZONING MAP
r'qrtfHEREAS, Article 1, Section 1.201, of the Zoning
Ordinancs;'Ordinance No. 8 Series of 1981, of the Town of Vail',.;i rsr,-e+J Colorado/pgs amended, establlshed sn*fre zoning districts for
the munlcipalitf' one of which ls the Special Developnent
Di str ict l,
S&hF
{innnnas, r.K.s.-vail Associates submitted an applica-
tion reqqEsting that the Town estabLish Special Development ti *11 tl District 6[r' hereinafter referred to "sDd" , fot the developnent
of lts patcel of land in the Vail area, County of Eagle, state
I
of ColorEfbr. more completely described on attached Exhibit trA";
tl
'{WHEREAS, the establishrnent of the requested SD/ will
ensure urulfied and coordinated deveJ.opnent and use of critical ,!iEU
site as a whole and in a tnanner suitable for the area ln which
it is situated;
WHEREAS, the Tohrn Council considers that it is reason-
able, approprlate and beneficial to the Town and its citizens,
inhabitants and visitors to establish said SD8;
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF
THE TOI{N OF VAII,, COLORADO, AS FOLLOWS:
Section I. Title
Thls ordinance sha1l be known as the "Ordinance
Establishing Special Developrnent DistrL* y'. ll
Sectlon 2. Anendnent Procedures FuIfilled, PLanning
Comrnission Report.
The amendment proeedures prescribed in Section 21.500
of the Zonfng Ordinance have been fulfilled, and the Town Co'rn-
cil has received the report of the Planning Comrnission recom,rren-
ding the enactnent of this ordinance.
ffi
,dt*
DATE .,I9, .TUJIE
.DRB APPROVAI
04201-2
I ished ndments to Zoninq ordinance and Official Zoning Ma
Eursuant to the provisions of Articles 11 13 and 2L of.
the Zoning Ordlnance, Orrlinance No. 8, Series of 1973, of the
Town of rlq".iif , Colorado, as amended, Special Developnent District
l::U,!
I (SD8) 1 !; special developnent zoning district' is hereby estab-
i,t
ii{r.llshed fp$tthe development on a certain parcel of land compris-, fn.'
ing a portlbn of the ttighland Meadows area of the Town of Vail,
and the Zoqing Ordinance and the official Zoning Map are hereby
amended uylttre addition of the fotlowing provisions which shall
becone thFt:Eighth Chapter of Article 13r the caption of which
' ll sha1l 6q'; fl,furecial Developnent Distrlct f " and a map which shall
become an,.addition to the Official Zoning Map.
,ri.'
ection 4. Purpose of Special Development District.
A special developnent disErict is established to
assure cqlF,nrehensive deveLopnent and use of an area in a manner
that will bd harnonious with the general character of the Town
of Vail-, Colorddo, provide adeguate open space and recreational
anenitiesr.and promote the objectives of the Zoning ordinance of
the Towni and there are signlficant aspects of the special
developmen!. whlch cannot be satisfied under the existing
zoning.
Section 5. Sunmary of DeveloPment Plan.
Lots 26 through 42, Ilighland Meadows, will be devel-
oped as a resldentlaL connunity containing J.7 two-fanily struc-
tures, attached and detached parking structures, a common recre-
ational facility and appurtenant structures, The lots will be
developed,,lp approximately three phases' the first phase con-
prlsing Lots 32, 38' 39, 4Ar 4l and 42. Each lot owner will be
deeded tit$F to the ground beneath his dwelling unit and garage
-?rll il.l
and the renainder of the grouncl will be deeded to a homeoltners
associatioh. The developer will have substantial discretion in
I
d
rdfu,
Wft
t#
Section 3. Special Development District ! Estab-
-2-
04201-2
defining thl'd area to be deeded the owner so that to the extelrt
feasible a-..rectangul-ar area will be deeded. Upon completlon of
each.phase,of development, the lots included in such phase shall
be resubdivlded under the title Highland Park Flling No. -1 a
resubdivision of Lots _r _,
-, -, -,
and , Highland
t{eadows Filing No, 1. Such plat will show the dimensions of the
lot to be deeded to individual lot purchasers' identify each
such lot, ahd identify the common area by a lot designation.
Protective: covenants will be flled to govern the relationship
between lod'owners and the owners Association.
Section 5. Approval of Developnent Plan.
A. The Development Plan for Lots 25 through 42,
Bighland Meadows Subdivision Filing No. I' is approved and made
a part of sD8, and shall constitute a generaL plan for develop-
nent within the Special District. The DeveloPnent Plan consists
of the fol.lowing docunents:
a. Site Plan dated
f'
j. ,p..Unit Site Sections
, it.k;i--ffinit Site Sections f-r 'I.o. C unic'Site Sections
m. Open Eitrrace and Recreation Plan
p ' pz-A@l 1l7-d.7/"c*' a t)
. B. The Development Plan may be nodified in non-
materlal respects upon approval of the Director of Cornrnunity
Development who shall also determine whether a rnodification rs
?Q€Ltt'utN'@(b. Grading and Drainage Plan dated
=cft aqA4-? v c. tandscape PIan dated
'r/et c4 t-d. A Unit Floor Plans
e. B Unit Floor P1ans
f. C Unit Floor Plans
t, n'LTaeutt€g. A Unit Elevations
h. B Unit Elevations
i. C Unit Elevations
-3-
o42nt -'2
material or non-naterial. Dlaterial nodifications nay be
approved by the r.{ir+{-ffiion of the
Town of vait. ; '
Section 7.Development Procedure.
Prior to conmencement of construction of any improve-
ments with respect to any phase of developnent, other than the
installation of uEility pipes and 1ines, the following shall
oceur:
a. The irnprovements shall have received the
approval of the Design Review Board ("DRB'I) and the architectur-
al plan approved by the DRB shall be part of the Developnent
Plan.
b. Building pernits for the proposed irnprovenents
shal1 have been obtained.
Section 8. Permitted Uses.
The following uses shall be perrnitted in the
d istr ict:
a. Multiple farnily residential dwellings consrst-
lng of duplex hones;
b. Recreational amenities;
c. Open space;
d. other uses customarily incidental and acces-
sory to the above uses and necessary for the operation thereof.
Section 9. Developrnent Standards.
a. Lot area and site dinensions. Each lot shatl
contain a residential dwelling unit and appurtenant garage in
such configuration as is described in Sections 4 and 5.
b. Setbacks. There shall be no front' rear or
side setbacks.
c. Distances between buildings. The distance
between buildlngs shall be as shown on the Development PIan.
-4-
04 231
d. Height. No building shall exceed thi-ty-+ive
t/
g. Parking" Each Unit shall have one two-car
h. Recreational facillties. Recreational facili-
tles shall consist of one cornmunity building as sho$rn on the
, Development Plan, ice skating rink ancl appurtenant facilities.
A fireplace and fire pit shall be pernitted.
1. Roads and Utilities. A11 roads, cul de sacs,
utility lines and plpes shalL be constructed to the minimum
standards requlred of public dedlcated road and of utilities'
respeetively, within the Town of Vail as of May I, 1981. The
eertificate of occupancy with respect to the units within any
phase of development shall be issued upon satisfaction of all
reguirenents imposed by the Town of vail Building Code
appl-ieable thereto and completion of that portion of the
dedicated roads from the intersection of vermont Court and
Vermont Road to the driveway farthest distant therefron withrn
such development phase.
Section 10. Env@. The Environnental
Report dated is approved.
Section 11.
.
Upon the eonpletion of the duplex units
in any development phase in aceordanee with the Development
Plan, a eertifieate of oceupancy with respect to eaeh completed
unit shall be issued by the Town of Vail.
e. Density. The Gross Residential Floor Area of
any dupJ.ex unit wibhin the district shall not exceed
square feet.
f. Site Coverage. The site area to be covered by
bulldings shall be as shown on the-Developnent Plan.
9arage.
-5-
/ t'blo,n,"
,.1r///dl,trD
ORDINANCE #26 (Series of 1981)
AN ORDINANCE APPROVING A SPECIAL DEVELOPMENT
DISTRICT (KNOh|N AS SDD i1) AND THE DEVELOPMENT
PLAN THEREF0RE IN ACC0RDAN cE I'lI TH CHAPTER 18.40
OF THE VAIL MUNICIPAL CODE.
}'lHEREAS, Chapter 18.40 of the Vai'l Municipal Code authorizes
specia'l development districts within the Town;
l,lHEBEAS, I.K.S. - Vail Associates submitted an application for
special deve'lopment distric.t approval for a certajn parcel of property
wjthin the Town known as Lots 26 through 42, inc'lusive, Highland
Meadows, Filing No. L, to be known as SDD 11.
}lHEREAS, the estab'lishment of the requested SDD 11 vlili
unified and coordinated development and use of the site as a
and in a manner suitab'le for the area in vlhich it is situated
' l,.|HEREAS, the Town Council considers that it is reasonabl
and beneficia'l to the Town and its citizensn inhabitants and
to establish said SDD 11;
N0l{, THEREF0RE, BE IT 0RDAINED By THE T0ttN C0UNCIL 0F THE T0t^]N
OF VAIL, COLORADO, AS FOLLOWS:
Secti on 1.. Amendment Procedures Ful fi l l ed Plannin Commission
Re po rt.
ens ure
whol e
,
e , appropri ate
visitors
Municipal Code have been fulfi'lled, and the Town Counci'l has received
the report of the Planning commission recommendjng approval of the
Development Plan for SDD 11.
Section 2. Spec'i a'l Deve'l o ment District 11 Establ i shed.
Special Development District 11 (SDD11)and the Devel opment Pl an
26 through
Tovrn of
The approva'l proc€d+rneE prescribed in chapter 1.8.40 of the vait
therefore, are hereby approved for the derrelopment of Lots
42,'i nclus'i ve, Highland lleadows, filing No. 1, rr,ithin the
Vai I , consi sting of approximately L3 acres.
_l
Secti on 3 Devel oPment P'lan
A. The Deve'lopment Plan f or SDD1l. 'is approved and sha'll consti tute
the pl an for
.
devel opment wi thi n the Speci al Di stri ct. The Devel opment
Pl an cons i sts of the f o'l 'lowi ng documents :
a. Site Plan dated 4/27181'
b. Pre'lim'inary Gradjng and Drainage P'lan dated
4127l8L
c. Schematic Landscape Plan dated 4/27181
d. Typical A Unit Floor Plans
e. Typical B Unit F'loor Plans
f. ( 1) C Uni t Floor Plans
(2\ C Unit Alternate'Floor Plan
g. A Unit Elevations
h. b Un i t El evati ons
i . C Uni t El evati ons
j. A Unit Site Sections
k. B Unit S'ite Sections
I. C Unit S'ite Sections
m. 0pen SPace and Recreati on P'l an
n . Pl aza E'l evati on
o. Pl aza Pl an
' p . Pl aza Sectj on
B. The Devel opment P'l an for SDD11 shal'l consi st of three phases,
developing the entire property as a residentia'l community containing 17
two-family structureso attached and detached parking structures' a
common recreati onal faci I i ty and appur.tenant structures .
C. Phase one shall be conprised of Lots 320 38,39,40' 41 and
42.
D. Prior to commencement of construction of any phase, the streets"
drainage and other easements, and other required public areas shall be
pl atted.
E. Upon completion of each phasc of development, the parcels of
property inclucl cd in such phase shal'l be resubcl ivided under the title
"Highlancl Park Filirrg tlo.
-,
Amended Plat, a resubcl ivision of
Lots __, _, -_, _! __, -,
tnd _-, ll ighland lleadotvs filing N0.1."
.-.
-\,'. " The Plat for the resubdivision shall include the dimens'ions of each
lot to be deeded to individual lot purchasers, the common area by a
lot desjgnation, streets, drainage and other easements, and other
required public areas and a statement of dedication thereof.
. F. The developer will have substantial discretion in defining
the area to be deeded indlvidua] owners so that to the extent feasible
a rectangular area will be deeded. Each lot owner will be granted
title to the ground beneath his dwelling unit and garage and the
remainder of the ground wi'l'l be deeded to a homeowners association.
Protective covenants wil'l be filed to govern the relationship between
lot owners and the 0wners association
Section_4. Development Procedure.
A. Prior to commencement of construction of any improvements
w'ith respect to any phase of developmento other than the insta'llation
of utility pipes and. lines, the fol'lowing shal'l occur:
I." The improvements shall have received the approval of
the Desjgn Review Board (uDRB") and the plans approved by the DRB
shall be part of the Development Plan.
2. Pay the appropriate recreation amenitjes fee.
3. Building permits for the proposal improvements shal'l
have been obtained.
B. Amendments to the Development Plan sha'l 'l be in accordance with
in Subsection 18.40.040 (D).
C. The applicant must begin constructjon of the special development
district within eighteen months from the effective date of this
0rdinance, and continue dj'ligent'ly toward the completion of the project.
If the special development district'is to be deve'loped in stages, the
applicant must begjn construction of each stage within eighteen months
of the comp'l etion of the prev'ious stage. If the appiicant does not
begin and diligently work toward the complet'ion of the special
development district or any stage of the special development district
within the tinre limits imposed herein, the planning and environmental
comm'ission shall review the spec'ia'l deve'l opment djstrict. They sha11
recomnend to the town council that ejther the approval of the spec'i a1
developmet'rt djstrict be extended, that the approval of the special
developnlent distr jct be revol<ed, or that the spec'ial development
dist.ricl be amended.
-3-
G. Recreati onal
,
fa ci'litles. Recreational facilities sha'll
as shown on the Deve'l oPment PI an
fac i l i ti es . A f irePl ace and fi re
and pipes shall be constructed to the minimum standards reguired of
public dedicated roads and utilities' respectively' within the Town
of Vai'l . The certi f icate of occupancy w'ith respect to the uni ts wi th
any phase of development shall be issued upon satisfaction of a1'l
requirements imposed by the Town of Vajl Codes applicable thereto and
completjon of that portion of the dedicated roads from the intersecti
of Vermont Court and Vermont Road to the driveway farthest distant
therefrom within such development phase. Building permits in respect
of the 'lots sha'l 1 be i ssued pri or to compl eti on of roads
Section 7. Environmental Report.
The environmental Report dated Aprj'l 24, 1981 is approved
upon the compl eti on of the dup'l ex uni ts i n any deve'lopment phas
in accordance wjth the Development Plan and Development Standards, a
certificate of occupancy (conditional or final as appropriate) wjth
respect to each completed unit sha'1 1 be issued by the Town of Vail "
provided that the conditions under Section 9, paragraph h, relating
roads and uti I i ti es are sati sfi ed .
Section 9. SeverabilitY.
If any provision of this Chapter or of any rule or r
promulgated hereunder or its app'l ication to any person or
is held invalid, such invalidity sha11 not affect other p
appf ications of the Chapter or of the rules and regulat'io
thereunder. The Council hereby declares that jn these re
provisions of this article and of rules and regulations p
thereunder are severable.
consist of one community build'lng
ice skating rink'and apPurtenant
pit shall be permitted.
H. Roads and Utilities
INTRODUCED, READ ON FIRST
ONCE IN FULL THIS 2ND DAY OF J
ORD]NANCI S}IALL BE HELD AT THE
OF THE TOI.IN OF VAIL, COLORADO
A1l roads, cul de sacs, utilitY lines
READING, APPROVED AND ORDTRED PUBL
UEN, 19I]]., AND A PUBLi C HEARING ON
REGULAR MEETING OF THE TOl/lN COUNCI
ON THI DAY ()F ,
I
in
ISHqD
THIJ
L
1eT1
n
Secti on 8.
s
d
A
I
'l
I
.1.
r
te
I
egul ati on
ci rcumstan
rovi si ons o
ns promu'l ga
gards the
romul gated
['iayor
Secti on 5. Permi tted Uses.
A. The fo'llowing uses shall be permitted in sDDl1 distrjct:
i. Single-family residentia'l dwe'll ings;
ii. Two-fami ly residential dwel l ings
B . The fo'l l owi ng condi ti ona'l uses shal 1 be permi tted i n the
district, subject to issuance of a conditional'use permit:
i.. Public utility and public service uses
ii. Pub'lic buildings'' grounds, and facilitiesi
iii. Pub'lic or Private schools;
iv. Pub'lic park and' recreation facjlities i
v. Ski lifts and tows-
-C-. The fol'lowing accessory uses shall be permitted in the
' di stri ct:
' i. Private greenhouses, too'l sheds' p'l ayhouses, garages or
carports, swimming pools, patios, or recreation facjlities customaril
incjdential to a single-family and two-famjly residential uses;
. ii. Home occupations, subiect to issuance of a home occupat
permit jn accordance with the provisions of Seclions 18.58.130 throug
18. 58.190.
iii. 0ther uses'customari'ty i'ncidental and accessory to
permitted or conditiona'l uses, and necessary for the operation thereo
Secti on 6. Devel oPment Standards
A. Lot a'rea and site diniensions. Each lot shal'l contain a
residential dwelling unjt and appurtenant garage in such configuratio
as is described in Sections 4 and 5.
B. Setbacks. There shall be no front, rear or side setbacks.
C. Height. No building.sha'll exceed 39.5 feet in height.
D. Density. The conbined Gross Residential Floor Area of all
dwelling units w'i thin the distrjct shall not exceed 77,000 square fee
The nraximunt number of dwel'l i ng uni ts a'l I owed i s 34.
E. Site-!-q-y€-ragg. The site area to be covered by build'ings sha
be as shown on the Deve'l opment Plan.
F. -BgIkI_!9. Each Unit shall have one ttvo-car garage.
on
I
+1..
11
-4-
PLT\IIN ING AI{D ENVIROMIINTAL CO!.IMISSION
JuLy 13, 1981 3:00 p.rn.
PRESENT
Scott Edwards
Duane Piper
Dan Corcoran
Gerry l{hite
Jfun Morgan
ABSENT
STAFF
Peter Patten
Dick Ryan
Larry Eskwith
Betsy Rosolack
COUNCIL REPRESENTATIVE
Roger Tilkemei.er
Gaynor Miller
The neeting was called to order by Gerry llhite' chairuan.
1. .Approval of the _ninutes of June 22, 1981.
Ton Steinberg
2. !, lequest for a setback variance to nake legal an existing building which
of an unplatted parcel in Bighorn titled'Sundial Phase II. Applicant:
Penner Construction Managernent, Inc.
Pete" Patten presented the nemo, explaining the error made fron the destructi.on
and subsequent re-location of a concrete monunent. Jeff Spanel erqrlained
how the suney error cane about, and Dan Corcoran added explanations regardi-ng
subsequent surveys showing other propexty corneas in the subdivision and
agreeing that an honest error had been nade. Tim Garton representing Vail
East Townhones told of his concern of the dyking of the property and felt
that it would affect their side of the creek. Peter stated that he would
discuss this with Tim.
Dan noved and Duane seconded to apProve the request for the setback variance.
The vote vlas 5-0 in favor, unanirnous.
Z. Appeal of adninistrative decision concerning the color of a residence on tot 20
Larry Eskwith explained that the Collins had had sone problens with their color
and were told by Peter Patten that their only option was to cone before the
DRB to appeal for the change in color, or to ch:rnge to the color that was listed in their original presentation. The Collinsr did appeal, and were denied.
However, he (Larry) was of the opinion that the PEC did not have the power
. to hear this item,
Scott Edwards rnoved and Jim ltlcrgan seconded that the PEC did not have the
authority to hear the Collins appeal.
The vote was 5-0, unaninous to accept the fact that they could not hear thc
appeal .
PEC -2- 7/Ls/8L
4. Requcst for dcnsity variance for lot 12, Block A7, Casolar II
aldr Jean Catoe,
et al .
Dick Ryan stated that the staff would like to table this iten tntil the next
PEC neeting, because that rnorning the staff had received a large meno fron the
applicant, and wanted tine to study it. George Straw, attorney for the applicant'
stated that this was the first tine that I4r. McDonald had had a chance to present
his case. Discussion followed, and it was decided that the aPPlicant could
rnake his presentation, and the request could still be PostPoned afterward.
Peter Patten then reviewed briefly the previous meetings and appeals with Deane
Knox, and added that the staff stil1 recoqlnended denial for lot 12,
GeorgeStrawthen gave his presentation for the appLicant: He felt that the
Town had acted illegally, and nentioned the fact that Phase I was zoned RC
and then LDMF. (Dan pointed out that thls was because it was originally going
to be part of Honestake.) He added that Deane Knox had talked to Diana Toughhill
in planning the subdivision. He pointed out that the plat di.d not shovr even
cormon open space, and yet was approved. He felt that the slope analysis should
have been done first on each 1ot. His exhibit G was a letter to Deane from
Diana Toughill stating that the units could be townhouses, and Straw added that
Toughill indicated that GRFA t{as on a per unit basis.
Dan Corcoran pointed out that the plat refers to protective covenants and are
part of the plat and call out the restrictions.
Straw then dfssusca" rha €az.f rhet the rosolutions state 1400 GRFA, and yet
3380 GRFA was in the declarations. Deane was advised that thete would be an
evaluati.on later.
Peter Patten read rninutes showing that the PEC approved resubdivision request,
not GRFA.
Straw then stated that.Carling proposed a greater GRFA and received it and then
still built a larger unit. He questioned why the comtission assuned Knox was
the spokesrnan for the subdivision. Gerry White responded that l(nox had been
the spokesnan who responded to their inquiries. Jin McDonald stated that Knox
further understood that he could transfer density fron Phase I to Phase II.
Straw questioned whether or not McDonald infl.icted the hardbhip on hinself,
whethei or not the Toun violated its own zoning ordinance, and whether or not
the Town had ignored the true oumers of the lots.
Dart felt he wanted to know how many building pe::rnits were issued Prior to
the probl en, and were the owners nade aware of the problern. Scott nentioned
that the Town cannot enforce the covenants which state the GRFA. He also asked
that the info:crnation in the new neno be boiled dorrrn to fewer pages. Larry E.
said the events nust be reconstxucted. Dan asked that the staff keep in contact
with Straw and McDonald so that both sides would know what would be said at
the next neeting.
Dan noved and Duane seconded a notion to table the iten until the next meeting.
The vote was 5-0 to table.
PEc _s_ 7/Ls/g a
5. A request for arnendment in ascordancc with S.ections 18.6-6.110 through 18.66.160
to the zoning ordinance from llesidential Clustcr to Residcntial Prinary/Sccondary
in order to build a residential unit together with a caretakerrs unit.
Applicant: Doyle tlopkins.
Mter beginning discussion, it was discovered that there were sone adj acent
property olrners on the Ridge who vrerentt notified of the neeting. Ed Drager
asked to table the iten until the next neeting. Duane moved and Jin seconded
to table this until the next regular neeting, Vote was 4-D (Dan had 1eft.)
6. A rninor subdivisJon .request to vaca ,
Peter Patten explained the neno, and Dave Green representing Architerra said
that this was real.Ly overlooked at the previous neeting r'rhen the project had
been approved, Gerry White stated that, while he was opposed to the project
itself, this point was a ninor one.
Iluane moved and Jin seconded to grant the request to vacate the lot line.
The vote was 4-0.in favor.
7. A request for.an exterior alteration and nodification in ConnerciaL Core II,
" 3,950 square feet of office space to the Lionshead Gondola Building, and a request
for a variance to Section 18.26.150 to waive the requirenent of including one
half the parking within the nain building. Applicant: Vail Associates.
Peter Patten explained the request, including an explanation of the nuaiber of ' parking units thar varr Assoclares irave for their enployees, which the staff felt was adequate. Tom Leonard of Vail Associates explained that they did not
have sufficient office space for their employees. Dr. Steinberg of the Toun
Council wanted to be assured that the parking lois were zoned for parking only,
and Dick Ryan assured hin that they were. Scott was concerned that in future
years, it night not be rernernbered that this variance was granted on the basis
of the existing spaces. Ton teonard reninded them that VA had 140 extra parking , spaces. Discussion of the one condition, that the applicant agrees to part.i-
cipate in and not remonstrate against a special irprovenent district when one is forned for the Lionshead area, fo11owed.
Jirn noved and Duane seconded to approve the request as stated in the staff neno
of July 6, 1.981 including the condition described above. The vote was 5-1,
Scott opposed because he wasntt confortable with the parking situation.
8. r on and nodificati.on
act_
able glass enclosure over the existing swinning pool at the Lodge at Vail .Applicant: Lodge Properties, Inc.
Dick Ryan explained that the applicant had decided to ask only for the restaurant
addition. Ken Wentvrorth, architect for the applicant showed plans and stated
that the restaurant addition would require 2 to 4 nore parking spaces. He
enphasized that his firn felt that nothing is happening around this edge of
the open area and that pedestrian activity would be increased. Iluane agreed
and added that his concern was with quality instead of quantity. Gerry White
PEC -4- 7/13/81 I
felt that there was already one najor entrance to thc Lodge r,rith a major
walkway frorn Wall Street. Ken stated that. he felt they were enhancing what was already there. Gerry felt that r'rh j-le it seesrs like a small encroichrnent,it was notn and that the space was valuable.
Duane moved and Jin seconded to approve the nodification of the restaurant subject to condition #2 of the staff nerno, that the applicant agree to parti-cipate in and not retnonstrate against a special improvement disirict when one is forured for the Vail Village area.
The vote was 2 for (Duane and Jiro) and 2 against (Gerry and scott), scott
w,as a.gai-nst encroaching upon- open_space. Gerry reminded the appi icant that he had l0 days to appeaf to Torin Council.
9. A. request for apploval lo-Tepl+t Highland lrteadows, rots 26-42, the Highl"nd
requested to allow new road dedications and vacatj.ons and 1ot line renovals. This is a rajo"subdivision requested_under chaptet 17,04 of the vail lfunicipal code.Applicant: Sun Tech Builders, Inc,
Peter Patten explained that this replat was a nere technicality aft,er approval of sDD 11, (The applicant did not appear.) Dave and Mrs. edeln appearii to voice their concexn about a drainlge pribtern they were having, 'with watur running off of Highland park onto their iand. rtrey stated that ihey had been washed out several tines i.n the past weeks. bi"k nyar, stated that the new plat would take care of drai'age with the redesign of the road.scott suggested they use a nethod to alivert the hrater teroporarily as was denonstTated hv Architerra. Larry Eskwith stated that boih t"rp'o""ry u"a pbrnanent diveision of water would be a reasonable condition of approval .
scott noved and Duane seconded that the replat be approved on c,ondition that temporary relief of the drainage probien th"t eiirt, for the Edeens be solved. water nusr be diverted.[o-tte,arainage ii"iu, shown on-ih" fr"t within 15 days of finaL approval of tlre plat.
The vote was 4-0' tmanimous approval with the cond.ition stated.
l0' $'regge.st for,a variance to section 18.14.09Lof the vail Muicipal code lo allon- r"density in determini.ng the nurnber of rmiis allowed on the site of the Inter-noutain Swim and Tennis Club' an unpLatted parcel in Vair Internoqntain Subdivision. Applicants: fnternountaj.n Swin and Tennis Club who wish to construct 2 additional units over the previous approvaL uy naci;-co;;y:-
l:te:r falt-en presented the neno stating that the staff recomended denial .chuck ogilbr, ole of the applicants, siowed trre proi pran ana exprained that 1'6 acres i.n the centli of their plot was "ir"riair"a frood prain. He explained that he felt the 2 units r,rouid fit werr inio-their plot plan.that thev wouldntt be adding nore unit blocks, woura nol--Jii"Ii-4,5^iliting,and they felt it. wo'ld be a pleasing addition architeciurarry. He added that they fert they had praciical difficulties, ana rneitioned that they had looked at othqr sitel up and down the varley ,rra iert that theirs was rmique, because of the survey error, anong othe; things.
PEC -s- ?/rs/81(
Stan Cole added that 1/3 of their totat land was affected by the flood plain.
Dick Ryan felt that this was simply a circumstancc. Gerry White felt strongly
that a flood plain situation was not one upon which to grant a variance.
Discussion followed concerning whether or not the flood plain was a hardship.
Jin noved and Scott seconded to deny the variance request. The vote was
4-0 in favor of denial .
Gerry White rerninded theur that they had 10 days in rvhich to appeal to Council .
11. 4 requgst under Ordinance 13, Series of 1981 , for The Valley Phase 6
design the building locations and unit desigrs, along with a portion of the road layout. Applicant: l'lurray Properties Partnership of DaLLas.
Peter Patten showed the nodel and site plan. John Wheeler, representing the applicant answered questions. He explained that the cul de sacs were large to acconmodate large vehicles. Jin Morgan expressed concern about cut and fills being largely visible. He wanted to nake certain the inpact
.vras downplayed so that the units didntt gi.ve a wall-like facade. Gerry felt that the tennis courts were alnost necessary to soften and add interest.scott wanted to know what will happen when this project went into DRB if the DRB decided there was too rnuch visual inpact, and Dick replied that that was the reason the DRB was invited on the field trip, however, the
DRB could still suggest changes. Dr. steinberg asked if it were possible to nar:row the roado and was told it was hecessary to have then that width to accormodate large vehicles.. The clustering and redesrgnrng ot the building locations were discussed.
Jim noved and scott seconded to approve the revisions. The vote was 3-0 rith Duane abstaining, in favor of approval of the site plan.
Scott moved and Duane seconded that the neetirg be adjourned at 6:45 p.n.
PEc -4- 7/L3t8L 1
felt that there was aLfeady one najor entrance to the Lodge with a najor
walkway fmn Wall StyLet. Ken stated that he felt they were enhancing what
was already there. /Getry felt that while it s eerns like a small encroachment,
it was nol, andrlfirat the sPace was valuable'
Duane rnoved. dr,a.fir seconded to aPProve the nodification of the restaurant
subject tqo condition #2 of the staff meno, that the applicant agree to_ PalSi-
cipate .i.n and not remonstrate against a special inprovenent district when
one is formeil for the Vail Village area'
lhe vote was 2 for (Duane and Jin) artd 2 against
was against encroaching uPon, oPen- sPac€ ' Gerry
chat fre had 10 days to appeal to Town Council.
(Gerry and Scott). Scott
reninded the applicant
rs.for lto lat and Meadows tots 26-42 the Hishland
opment ct aPPro
line
reques
nei road dedications and vacations and lot rernoval s. This is a major
subrlivision requested under Chapter
Applicant: Sun Tech Builders, Inc,
17,04 of the Vail ltunicipal Code.
peter patten explained that this replat was a mere technical ity after approval
of SDD 11, (The applicant ilid not apPear.) Dave and !'lrs, Edeen appeared
to voice their concern about a drainage problen they were having, with water
rrmning off of- Highlanil Park onto their land, They stated that they had
been washed out several tirnes in the past weeks. Dick Ryan stated that
the new plat would take care of drainage with the redesign of the road.
Scott suggested they use a method to divert the water temporarily as v{as
demonstrated by Architerra. Larry Eskwith stated that both teurporary and
pbrmanent diversion of water woul d be a reasonable condition of approval.
Scott noved and Duane seconded that the replat be approved on condition
that terporary relief of the drainage probLen that exists for the Edeens
be solved. Water nust be diverted to the drainage systen shonn on the Plat
within 15 days of final approval of the plat'
The vote was 4-0, unanimous approval with the condition stated.
10. A request for a variance to Section 18.14.090 of the Vail MmiciPal Code
le
density in det,ernining the nunber of units allowed on the site of the Inter-
normtain Swin and Tennis Club, an unplatted parcel in Vail Internountain
Subdivision. Applicants: Intermountaia Swiro and Tenni.s Club who wish to
construct 2 additional units over the previous approval by Eagle County.
peter Patten presented the raeno stating that the staff recomncnded denial.
Chuck Ogilby, one of the applicants, showed the plot plan and explained
that 1,6 a"i"s in the cent,ei of their plot was considered floodplain. He
explained that he felt the 2 units would fit uell into their Plot planr-
that they wouldntt be adding more unit blocks, would not affect the parking,
and they felt it would be a pleasing addition architecturally. He added
that thiy felt they had practical difficulties, and mentioned that they
had looked at other sites up and down the valley and felt that thcirs was
unique, because of the survey errorr arnong other things.