HomeMy WebLinkAboutHIGHLAND MEADOWS FILING 1 LOT 8 LEGAL.pdfPEL -2- Sliry 26, lgul
Gerry novcd and Scott seconded to deny
the applicants in accordance with thc
was 3-1, Dan Corcoran voting against.
{. &eg!g5!_JgI__ i_side setback vution""t fot the Sto""y/O
itions
to the residence. Applicants: Charles Storey and Enslie OgL6sby, Jr.
Peter Janar explained the plans
Andy Beck mentioned that all was
T t,
the two additional units requested by
staff ncno of !4ay 13, 1.981 . The vote
the request was denied.
and explained that this -was part of a row house.
explained in the neno.
request eor ttre side setback vari.ance
vote was 5-0,. unaninous',
Distlict be approved
14, 1981::The 'rote
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-:::.':4. A request for approval of Speci.al Development Distiicilil -anE-tE-e vacation of lot lines thereof for an area of Highland Meadows Subdivision, Fi.ling
No. 1, lots 32,38, 39, 4A and 42. Applicant: Sun I'ech Builders, Inc.
Dick Ryan reminded the Corruuission that they had reviewed'a request.for lots
2Q thru 42 at previous study sessions. He arlded that the developers h,ad
spent nuch tirne with the staff and with Gage Davis and he felt that the pl'cscnt
.site plan was mdch superior. The staff reconmended approvaL with the conditions
Dan noved and lluane seconded to approved the
per the staff memo dated !4ay 20, 1981. The
lettered A through I.
Dan noved and Roger seconded that the Special Development
vrith the conditions stipulated in the staff urerno dated lrby
was 6-0,(tvith Gaynor abstaining) for approval .
Roger Denton, a Jandscape architect for the project shoped several sketch'es
of the site;.'.:::::;;;j€J;i'.::1i::-:. !i ii::-f:1i il-at. tL- iarpact of,the project
had been reduced, but there. r{exe sevc}al questions about the heigirt,:of somc of the buildings, and horv well- they rrould be hidden by the trees. .lle aclded
that they had no problems with items of condition, A thru I. -*-.:.'
5. Request for a conditional use permit under Section 18.24.030 C of the Torrm_
of Vail zoning code, to operate a bearrty shop on the strect level of the
Golden Peak House. Applicant: Karl Hoeveluann:
Dick Ryan explained that this issue had been before
Torr'n Council several ti.mes, and both groups had appr:oved
zoning code that would pernlit by conditional use review,
shops without exterior frontage in CCI.
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the Conrnissi.on and the
an amendment to thc
barber and.,beauty
l{ubert ltleinshank, rePTesenting lvlr. Iloevelnann, strburiticd a lctter frorn Ron Riley, prcsident of the Board of Directors of the Condo Association -stating
that thel' lrad dropped their opposition to the bcrruty shop. I{e addcd that c
coupLe of orrrrels of the condorriniums hrcre opposcd, but that thc associatiorr
as a rr'holc r{as not. lJisctrssion follor,rcd conccr:ring ventilltion and:odors.It tr,as finrlly decidcd th:rt this was r mottcr for: the colrlo associlrtion and for the bullding dcpartmcnt of the Torsn.
*C'lrc -3- uay zo, t(' ' t'il't. .;.!lr
..f. '
,!' Roger noved and Jirn
C
neno and cautioning
(
secondcd to approve tho conditional use permit per thc staff
the applicant to nonitor odor. The vote was 7-0, unanjmous.
f-l ud
6. Continuance of an apPlication for exterior alteration or modification in
and Srd levels of the alley between the Plaza and Casino Buildings, leaving
the street level open for pedestrian traffic. Applicant: Panela Tolleen.
Dick presented the neno, reminding the Connission that on March 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 origirral application was appealed to the Toun Council. The changed application would leave the passage way between
the plaza and Bridge Street. The Staff was concerned that the space for pedestrians
wouldnot be used because the height was only 10 ft E the alley is very n-arrorv.
there was nr.rch discussion of the problen of obtaining a clear tit1e. tarr/
Rider explained the situation, saying that in reviewing the title, he found
a number of clouds of title, and that one restriction in a deed nas rrunfettered
ingress and egress to the Plaza and that there be no pernanent stxucture built in that area." In Looking further, he found that the surveys di&rrt natch.
He suggested that the applicant be asked to show clear titLe. He added that Pistachiots and the Lodge encroach into the area.
Bill Post representing the applicant stated that the olrners have a right to
use rr'hat they own. He added that one stipulation for the original plan was to have a safe and attractive walkrvay, and at present it was neither safe ilor asi"rltlive. He aiso telt the applicant could be rcquired to post a bonc
so that if the project was stopped, there would be no expense to the Tol,rn.
Larry added that the Town rrust be certain that the applicant was indeed the 0rvner. Gerr)'stated that they could proceed with the.rest of the hearing as to whether or not this was a suitable structure, but one conditional could be added that the applicant nust have ?! clear title.
Roger said that he .represents VA, and. that they uould not take sides. :
John Perkins showed the plans and elevations and anslercd questions concerning roof drainage, Pistachiots door, lighting, etc. Parn Telleen said that pista-
chiors had opposed the first presentation because of the ilterruption of their businss, but were for the pxesent one becausc it would eliminate the leak over their stairway.
John Perkins also added that the shops along the alLey rvould be encourage to placc rvindorrrs onto thc alley, helping the all.ey to be nore inviting. pan rsas asked if it was her intention to continue the rr'alkway to the plazi. she
responded that she rrrouLd contribute her share, rr'h:rtever that may be. Bob Ruder felt that snow and ice r,rould still get into the rvalkrvay.
Discttssion follotred conccrning the construction rcstraints and intemuption of ltla.ll StTeet traffic. Geny read the three conrlitons and Pam Tcllccn statcd that she agrced to alL of them.
PFc -4- tlay 26, fr .\(
Gaynor noved that the application be approved with the rccoruncndation nadc
part of the approval . He felt that the building was inportant to the area,
that they r,rould stil1 have a walkway fron Bridge Street to Wall Street.
Scott fclt they should add that the clear titl.e nrust be shown as a 4th
condition.
Dick Ryan stated that in talking to the Town Council, he was instructed not to issue a building permit until a clear title was shown.
Gaynor wanted to add another condition to his notion, that of requiring a
bond to protect the Town.
Duane Piper seconded the rnotion, and the vote in favor of granting the
perrnission for the alteration was 5-0, with Roger and Dan abstaining.
lhe notion passed..
7. Request for anendrnents to the density control section of lbe zoqi4g cod.e
Floor Area (currently this figure is 33 L/3%) allowed on the 1ot in the
P/S Residential District. A1so, lots in the ResidentiaL District containing
less than 151000 square feet of site area shalL not have a second unit exceed
4|'oa of the total GRFA a1lor.red on the lot. In addition, lots in the residential district rvith developnent Proposals whereby the average slope beneath the structure and park ing area is in excess of 3oro sha1l not have a secondary rmit exceed 40% of the total GRFA allowed on the 1ot. These charrges would result in a new 60/40 aLLocation of GRFA vrherever the 66/33 allocation
Presentlt i: li cffect."
Peter Jamar explained the mcmo, and discussion of the various aspects follotveC.Scott noved that they fo11ow the staff recoumendation to recomrnend anendrnents to Sections 18.13.080, 18.12.090 and 18.69.050 of tte zoning code that the secondary unit shal1 not exceed 4oei of the total GRFA allowed, and, 2) arnendment to section 18.12.050 to reduce the rninj:nun lot size h the (R) RsidentlaL District to
15,000 square feet of buildable site area frorn 17,500 square feet. Dan Corcoran
seconded the notion, and the vote was 7-0 in favor.
8.. Request for alendnents to sections 18.12.090 and 18.13.080 of the zoning codeconcerningtlrepIoce5sandcriteriaforgrantinge@ty
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 tmit nay be constlucted on these lots for the purpose of eruployee housing.
Peter Janar cxplained why the staff fclt thcse changes l{ere inportant. Dick reviclcd the proces.s of the application:
1. Apply 1o oou 2. Aftcr thc decision, the Staff rvill nake certain the unit will be enployee
housing.
5. A written notice will be sent to thc PlC, so thc PllC can rcview and if they donIt aglcc, thc l)iic can aPPcal thc dccision of cithcr: thc staff or DRB.4. Applictnt or rdjrccnt propcrty o\rner can appcal to PLC.
PllC -5- May 26, 1981
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-\Concern was expressed over thc condition that no variances ba allowed, and this
was discussed at length. Variances can be granted only if it benefits tJre visual
appearance of the site and surrounding area.
Also discussed was the fact that L/2 of the cars nust be enclosed. Tom Briner
stated that he had brought a project to the DRB the previous week when he took
issue with the requirement for covered parking f.ot l/2 the cars and wondered if
having only one space for the enployee housing would be enough parking. The
Comnission members felt that there were very rarely only one Person living in
each employee unit, and that two spaces were definitely needed. Dick added that
cars had been considered an eyesore in nany previous discussions.
Dan rnoved and Duane seconded to approve the reconmendat ion of the staff that
Sections 18.12.090 and 18.13.080 be arnended concerning the process and
criteria for granting exceptions to the density control regulations, etc. as stated
in the neno dated tlay 21, 1981 .
The vote was 6-0, unaninous. (Jin Morgan had left.)
The neeting r,ns adjourncd at 5:00 p.m.
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oRDrNAl{CE NO. 9 (Series of 1981)
AN EIMBGENCY ORDINAI{CE DISCONNECTING
TUAT PARCEL OF PROPERTY KNOWN AS
TRACT A, UIGHLAI{D MEADOWS; A'I{D
SETTING FORTH DETAILS RELATING
TSERETO.
IIEEREAS, The Town of vail recently annexed the area generally
knowi as tYest Vail and Intermountain; and
WHEREAS, a portion of tbat area occupled by the strearnside
condominiums was to be excluded from the annexatlon; and
WIIEREAS, a portion of the area to be excluded was included;
and,
WEEREAS, the owuer of Tract A, Highland Meadows, has requested
that the portion of tbe property known as Tract A, Highlaud Meadows'
be discounected;
NOW, TUEBEFORE, BE IT OBDAINED BY TgE TOWN COIJNCIL OF lEE TOWN
OF VAIL, COLORADO, THAT:
(1) The Town Council finds that Tract A, Eighland Meadows
should be disconnected from the Town of ValI and the best lnterests
of the Town will- not be prejudlced by such dlsconnestion. It ls
therefore decLared that in acsordanse wlth C.R.S. 31-12-503, (L973'
as amended) that Tract A, Eighland Meadows, is hereby detached and
disconnected from the Town of Vail.
(2) No taxes or other cbarges are to be imposed on this
disconnected property.
(3) Tbe Town Clerk is directed to record this ordinance in
lccordance with the Statutes of the State of Colorado.
(4) Tbe Council finds that aD emergency exists in that
lEa{'dlate action must be taken for the benefit of the publie and
lbo property owner as follows:
(a) Town funds and
lq Elen ;rnd zone for the area
resources are presently being used
recentlY annexed, including this
is disconnected, tbe less the public
(b)Townfundsandresourcesarepresentlybeingusedto
provide servlces for the area recently annexed, lncludlug this Tract
A and the sooner the area is disconnected, tbe less the publlc
expenditure w111 be.
(c) The owner of the property needs to have the status
of Tract A resolved as soon as possible so that the development ls
not lnterfered with.
INTRODUCED, READ AS Al{ EMERGENCY ORDINANCE, APPROVD, ENACTED
TO TAKE EFFECT I'PON FINAL PASSAGE ON THIS DATE, AND ORDERED PI]BLISIIED
ONCE IN FULL WITEIN TEN DAYS AFTER PASSAGE OR AS SOON AS POSSIBLE,
thts 3rd day of February, 1981.
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[rtHYi6 C
ORDINANCE NO. L4
(,Series of 1981)
AN ORDINANCE IMPOSING ZONING DISTRICTS ON
CERf,AIN SUBDIVISIONS KNOWN AS EIGHLAND
IffiADOI{S L &, 2; SETTING tr'ORTE CONDITIONS
NELATING TIIERETO ; AMENDING THE OFFICIAL
ZONING MAP FOR lUE TOWN OF VAIL; AND
SETTING TORTE DETAILS IN REIITTION fiIERETO.
of the Town of
75 s. frontage
vail, coloradc
office of tovrn
of the Town
newLy annexed
that the
as set forth
road
81657
c,e.'ri
WIIEREAS, the Town of Vail, Colorado, recently annexed the West
Vail area, County of Eag1e, State of Colorado, effectlve on
December 31, 1980; and
WEEREAS, Chapter 18.68 of the Municipal- Code
Vail sets forth procedures for the lmposition of
on recently annexed areas; and
zonlng distrlets
IIIIEREAS, Section 31-12-115 (2) C.R.S., t973, as aurended,
requires the Town to bring the newly annexed tfest VaiL area under
lts zoning ordinance wlthln ninety (90) days after the effective
date of said annexation; and
WHEREAS, the Planning and Envlronmental Commlssion
Highland Meadows FiLings 1 & 2 be zoned Residential. (B)
herein; and
. ffEEREAS, because of certain actlon taken by and approvaLs of
the Eagle County Conmlssioners relating to Hlghland Meadows fillngs
L & 2 the Town Councll ls of the opinion that the zonlug deslgnation
for these areas should be with condltlons; and
WHEREAS, the Town Couneil considers that it ls ln the interest
of the public health, safety and welfare to so zone said property;
NOI[, TIIEREFORE, BE IT ORDAIMD By lUE TOWN COIINCIL OF THE TOWN
OF VAIL, THAT:
Secti.on 1. Procedures Fulfilled.
of Vail has considered the zonlng to be imposed on the
Ifest Vail area at a publlc hearing and has recommended
The procedures for the deter:mluatiou of the
lmposed on the uewly annexed West Vall area
18.68 of the Vall MunlclpaL Code have been
zoulng distrlcts to be
as set forth ln Cbapter
fuIf1lled.
and
Ptff*n" to chapter 18.68 of tbe vail Municlpal code, the Eighland
, iorao*t filings t &' 2 as a portion of the West Vatl area annexed to
the Town through the enactment of Ordinance No' 43' Series of 1980'
of tbe Town of vaiL, colorado, effective on ttre thlrty-flrst day of
December, 1980, are hereby zoned Resldential (R) zoning district
except for Tracts B & C which are zoned Agricultural and open
Space (A) with the following condition:
a, The restrlctlons relating to lots of less than 15,000
square feet contained in Sectlon 18.12.090 of the Vail Municlpal'
code shall- not be applicable to the lots ln Higbland Meadows
filings one and two. all other standards and restrictions relating
to the (R) zoning districts shal1 apply'
Sectlon 3.
As provided in section 18.08.030 of the vail Municipal- Code, the
zoning administrator is hereby directed to promptly modify and
a.mend the officlal Zoning Map to indicate the zonlng specified
herein.
Section 4.
If any part, section, subsection, sentence, clause or phrase of
this ordinance is for any reason held to be invalld, such decislon
shall not affect the validity of the remainlng portlons of thls
o.llinance, and the Town Councll bereby declares lt would have paSsed
thiS Ordinance, and eacb part, section, sub-section, sentence, Clause
or phrase thereof, regardless of the fact that any one or more parts'
seCtiOnS, Subsections, Sentences, clauses or pbrases be declared invalid'
Section 5.
The Council hereby states that this ordinance is necessary for the
protection of tbe publie health, safety and welfare'
INTRODUCED, READ ON FIRST READING, APPROVED AND ORDERED PUBLISHED
oNcE IN FULL, thls 3rd day of March, 1981 , and a publlc bearing on thls
ordinance sball be held at tbe regular meetlng of the Town Councll of
tbe Town of vall, Colorado, on the 1?th day of March, 1981, at 7:30 p.n.
in the Municlpal Bulldlng of the Towu of Vail'
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INTRODUCED, NEAD, APPBOVED ON
BY TITLE ONLY TEIS March 17, 1981.
SECOND READING AI.ID ORDEBED PUBLISHED
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hwn llal
box 100
vail, colorado 81657
(3031 476-5613
March 2, 1981
department of community development
TO:
FROM:
Planning & Enviro I Commission
Devel opment
#l and #2
Department of Cormuni
hland Meadows Fili
Upon further review ofl the County of Eag'le files and
from reviewing minutes of Planning and County Corrnissioners
meeting involving the original acceptance of Highland
Meadows filings, the folloiwng is noted:
1) The property ownersl stated that there had been an
anended copy of the Prjotective Covenants filed on both
Filing #1 and #2
Staff findings: Uplon research by Land Tit'le it
was fotnd that there das an amendment filed and recorded
on Filing #1 on Augusq 17, 1978. Copy of amendment
attached. Land Titles search showed no new covenants
recorded on F'l'ling #2.
2) l,le requested cop'les of all County Corrnissioners meeting
minutes so they could be revjewed for any infonnation
that might help in determining what was approved. Upon
research of the minutes we found only that Highland Meadows
subdivision was approved on November 29, 1978 as a P.U.D.,
but the final plat would not be signed by the 0ounty until
the Improvement Agreements were signed by the County and
the applicant. Subsequent'ly, this agreement was signed.
The Staff has conpiled an analysis of the lot sizes and
number of each, analysis of G.R.F.A. by lot size (under
primary,/secondary zone requirements ) .
((
HIGHLAND MEADOWS
Number of Lots
Filing #7 - 42
Filing #2 - 32
- 2 dup'lex units under construction at this time
Lot Size
Lots in Hjghland Meadows range in size from 14"810 square feet to
71,872 square feet.
1. High'land Meadows t ' Lot- St"ze
Hiqh'l and Meadows Lot Sizes ffi
: ' '' 'r' i
Ni?mber of Lots
42
lots)
Number of Lots
Under 15,000 square feet
14,000 - 16,000 square feet
16,000 - 18,000 square feet
18,000 - 20,000 square feet
20,000 - 22,000 sguare feet
22,000 - 24"000 square feet
24,000 - 26,000 square feet
26,000 - 28,000 square feet
28n000 - 30,000 square feet
30,000 - 32,000 square feet
32,000 - 34,000 square feet
34,000 - 36,000 square feet
36,000 - 38,000 square feet
38,000 - 40n000 square feet
Over 40,000 square feet
TOTAL
High]and Meadows Filing #2 - (32
Lot Size
Under 15n000 square feet
14,000 - 16,000 square feet
16,000 - 18,000 square feet
18,000 - 20,000 square feet
20,000 - 22,000 square feet
22,000 - 24,000 square feet
24,00A - 26,000 square feet
26"000 - 28,000 square feet
28,000 - 30,000 square feet
30,000 - 32,000 square feet
32,000 - 34,000 square feet
34,000 - 36,000 square feet 2
36,000 - 38,000 square feet 5
38,000 - 40,000 square feet 1
Over 40.000 square feet 2
4
5
7
3
1
3
2
1
2
2
U
3
2
2
5
2.
0
0
4
3
4
0
2
4
2
4
1
TOTAL 32
The Gross Residential
Secondary wou'ld be:
Lot Size
14,000
15,000
16,000
20,000
25,000
30,0oo
35,000
40,000
Primary
Secondary -
Primary
Secondary -
4750 sq.ft.
3500 sq.ft.
1750 sq.ft.
5250 sq.ft.
3667 sq.ft.
1.833 sq.ft.
5500 sq.ft.
3834 sq.ft.
1916 sq.ft.
FIoor Area breakdown for'lots zoned Primary/
Floor Area
Primary
Secondary -
2334 square
1166 square
3500 square feet
2500 sq.ft.
1250 sq.ft.
3750 sq.ft.
2567 sq.ft.
1283 sq.ft.
Primary
Secondary -
3850 sq.ft.
2834 sq.ft.
1416 sq.ft.
4250 sq.ft.
3167 sq.ft.
1583 sq.ft.
(
feet
feet
Primary
Secondary
Primary
Secondary
Primary
Secondary
Primary
Secondary
The f'loor area
(50/50) wou'ld
each unit.
5750 sq.ft.
for these lots zoned as
ne ha'lf the total f'loor
straight dup'lex units
area shown a'llowed for
breakdown
be simply o
((
LOT SIZE ANALYSIS
1. Highland Meadows Filing #1 - (42 'lots)
(a) Number of lots under 22,600 sq.ft. - 16
(b) Number of lots above 22,600 sq.ft. - 26 (c) 38% of the developed lots would have a secondary
unit be'low 1500 sq.ft.
2. Highland Meadows Fi'ling #2 - (32 lots)(a) Number of lots under 22,600 sq.ft. - 12
(b) Number of lots above 22,600 sq.ft. - 20 (c) 37.5% of the deve'loped lots wou'ld have a secondary
unit under 1500 so.ft.
("
T0: Town Council
FROM: Depaxtnent of Conmunity Devel opnent
DATE: lfarch 6, 1981
RE: Questions on West Vail. Zoning
Enclosed is inforrnation which will hopefully further clarify sone aspects of the West Vail Zoning proposal:
Highl.and Meadows
1. Copys of covenants for Highland Meadows #L ar.J, #2.
2. Minutes of the PEC neeting of 3lz/8r including Terrill Knightrs explanation of the history of Highland Meadows,
3. A copy of a meno sent to PEC explaining the covenants and a breakdoun of lots, lot sizes, and floor area breakdown as prj:nary /Secondary and 60/40 for both Highland Meadows subdivisions
Lot 40 - Buffer Creek
L. Conparison of zone districts and a1lowab1e density.
(
lnwm
box 100
uail, colorado 81657
{303) 47fr-5613
March 2, 1981.
department of community development
T0: Planning & Environmental Commission
FR0M: Department of Corrnunity Development
RE: Highland Meadows Filing #1 and #2
Upon further review of the County of Eagle files and
from revieling minutes of Planning and County Cornmissioners
meeting invo'lving the original acceptance of Highland
$leadows filings, the folloiwng is noted:
t) fne propefty olvners stated that there had been an
anended copy of the Protective Covenants filed on both Filing #t and #2
Staff findings: Upon research by Land Title it
vlas fsrnd that there uras an amenriment filed and recorded
on Filing #1 on August 17, l97B: Copy of amendment
attached. Land Tiiles search shovred no new covenants
recorded on Filing #2.
2) l,Je requested copies of a'l'l County Corrnissioners meeting
minutes so they cou'ld be revier,red for any information
that might help in determ'i ning what was approved. Upon
research of the minutes vle found only that H'ighland Headows
subdivision rras approved on l{ovember 29, 1978 as a p,U.D.,
but the final plat nould not be signed by the County until
the Improvement Agreements were signed by the County and
the applicant. Subsequently, this agreement was signed.
The Staff has canpiled an analysis of the 1ot sizes and
number of eachn analysis of G.R.F.A. by lot size (under
prinary,/secondary zone requirements) .
Number of Lots
Fi I ind
Filing
#t-42
#2-32
- 2 dup'lex units under
HIGHLAND MEADOWS
construction at this time
Lot Size
Lots in Hjgh'land Meadows range in size from 14,810 square feet to
7L,872 square feet.
\. Highland Meadows
Lot.'Si'ze
Hiqhland Meadows Lot Sizes ffi
Ndmber of Lots
42
(32 lots)
Number of Lots
Under 15,000 square feet
14,000 - 16,000 square feet
16,000 - 18,000 square feet
18,000 - 20,000 square feet
20,000 - 22,000 square feet
22,000 - 24,000 square feet
2t,,000 - 26'000 square feet
26,000 - 28,000 square feet
28,000 - 30,000 square feet
30,000 - 32,000 square feet
32,000 - 34,000 square feet
34,000 - 36,000 square feet
36,000 - 38,000 square feet
38,000 - 40,000 square feet
Over 40,000 square feet
TOTAL
2. High'land Meadows Filing #2
Lot Size
4
5
7
3
1
3
2
1
2
2
0
3
2
2
5
Under 15,000 square feet
14,000 - 16,000 square feet
16,000 - 18,000 square feet
18,000 - 20,000 square feet
20,000 - 22"A00 square feet
22"OO0 - 24,000 square feet
24,000 - 26,000 square feet
26,000 - 28,000 square feet
28,000 - 30,000 square feet
30,000 - 32,000 square feet
32,000 - 34,000 square feet
34,000 - 36,000 square feet
36,000 - 38,000 square feet
38,000 - 40,000 square feet
0ver 40,000 square feet
0
0
4
3
4
0
2
4
2
4 I
2
5 I
2
n TOTT.L
The
C
Gross Residentia'l Floor Area breakdown for lots would be:
Floor Area
Prinary/Secondary Zone Lot Size
14,000
l5,ooo
l6,000
20,000
25,000
30,ooo
35,000
40,000
The floor area
(50/50) would
each un'i t.
Primary
Secondary -
2334 square feet
1166 square feet
3500 square feet
2500 sq.ft.
1250 sq.ft.
3750 sq.ft.
2567 sq.ft.
L2B3 sq.ft.
3850 sq.ft.
2834 sq.ft;
1416 sq.ft.
4250 sq.ft.
3167 sq.ft.
1583 sq.ft.
4750 sq.ft.
3500 sq.ft.
1750 sq.ft.
5250 sq.ft.
3667 sq.ft.
1.833 sq.ft.
60/40 Split
2100 sq.ft.
1400 sg.ft.
3500 sq.ft,.
2250 sq.ft.
1500 sq.ft.
breakdoln for
be simply one
Primary
Secondary -
5500 sq.ft.
3834 sq.ft.
1916 sq.ft.
5750 sq.ft.
these I ots zoned as
half the total floor
3750 sq.ft.
2310 sq.ft.
1540 sq.ft.
3850 sq.ft.
2550 sq.ft.
1700 sq.ft.
4250 sq.ft.
2850 sq.ft.
1900 sq.ft.
4750 sq.ft.
3150 sq.ft.
2100 sq.ft.
5250 sq.ft.
3300 sq.ft.
22OO sq.ft.
5300sq.!-t.
3450 sq.ft.
2500 sq.ft.
5750 sq.ft.
straight duPlex units
area shol'in al'loled for
Primary
Secondary
Primary
Secondary
Primary
Secondary
Primary
Secondary
Primary
Secondary
Primary
Secondary
(
EXAMPLES OF IOTS IN HIGMA}ID MEADOWS:
LOT 11, Highland Meadows Filing #1
Lot Size: 2L,344
Allowab1e Floor Area: 4384 sq.ft.
Prinary,/Secondary
Prinary Unit - 2926
Secondary Unit - l46L
Lot 20, Highl.and Meadows Filing #1
tot Size: 43,560 sq.ft.
Allowable Floor Area: 5928
C
6o/qo
2631,
1753
s0/s0
2L92
2L92
Primary/Secondary
Prinary Unit - 3952
Secondary Unit - 1976
sq ft
' 60/40
3557
237L
s0/s0
2964
2964
1.
2.
LOT SIZE ANALYSIS
High'land Meadows Filing #f - (42 lots)(a) Number of lots under 220600 sq.ft. - 16 (b) Number of lots above 22,600 sq.ft. - 26 (c) feZ of the developed 'lots wou'ld have a secondary
unit below 1500 sq.ft.
:
Highland Meadows Filing #2 - (32 'lots)
(a) Number of lots under 22n600 sq.ft. - 12 (b) Number of lots above 22,600 sq.ft. - 20 (c) fZ.5% of the developed lots would have a secondary
unit under 1500 sq.ft.
(,
Lot 40 - Resubdivision of Buffer Creek
Lot Size: 35,700 sq ft
County Zone: RSM - 5.5 units/acre
would have allowed 4.5 mits
Proposed Zone Residential CLuster (RC) - 6 rmits/acre
would allow 4.9 units
Densities allowed under other zones:
LDMF - 9 writs/acre
would allow 7 units
MDMF - 18 units/acre
would allow 14 units
HDMF - 25 units/acre
would alLow 20 units
(
MEMOMNDT'M
TO: TOWN GOIJNCIL
FROM: Cornnunity Developnent Departnent
SUBJECT:InitiaI Zoning of West Vail
DATE: February 26, 1981
Ihe Planning and Environnental Comission held a trublic hearing on the initial zoning of West Vail and are ?ecotmlending to Town Cowrcil the approval as noted in the Comnunity Developnent Departnent nemorandun. Two areas were noc recom-nended to Town council: Highland Meadows and Lot 40 of Buffer creek. The Planning and Environnental. connission will be considering these two aleas again on lilarch 2nd.
Enclosed is the rcePort of the Comunity Developnent Departnent on the initial zoning of west vail and the proposed comerciaL core rrr zone district. The Planning and Environnental comission did recomend approval of this zone district.
'. TIFT,FORM 23lo Rov.4t6 J'''- a f - AMERICAN U\-O TIrLE ASSOCIATION COML-fMENT - 1970 Rev.
Jrn-e Jr.rsuRANcE Co*pANy ot lVlrNNEsorA
a Stock Company of Minneapolis, Minnesota
TITLE INSURANCE COMPANY OF MINNESOTA, a Minnesota corporation, herein called the Courpanl',
for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Sc'hedrrlt'
l, i" t""or "f the proposed insured named in Schedule A, as owner or mortgagee of the estate or interest cttveretl
hereby in the land deicribed or referred to in Schedule A, utxrn payment of the premiums and-charges therefor; lll
subject to the provisions of Scbedules A and B and to tbe Conditions and Stipulations h"t1.1. ,,.,r.,, .
This Commitment shall be effective only when the identity of the proposed lnsured and the amorurt-of the policl'
or policies committed for have been inserted in Schedule A hereof by the Company, either at the ti$re of the issuancr:t
of this Corrmitment or by subsequent endorsement. .t :,:.
This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liabiUtl and
obligations hereunder shall cease and terminate six months after the effective date hereof o1 wh.e1 the po-licy or
pollies committed for shall issue, whichwer first occurs, provided that the faiture to issue such policy or polic'ies is
not the fault of the Company.
CONDITIONS AND STIPULATIONS
l. The term'mortgage", when used hereio, shall include deed of trust, trust deed, or other security instntrrlent.
2. If the proposed Insured has or acquires actual knowledge of any.def-ect,-lien, encumbrance, adve-rse claim or
other matter ifecting the estate or interest or mortgage thereon covered by tbis Commitment other than tbose shown .
ill"fr["ir f frlt"oi, *O .U"U fail to disclose suih-knowledge to the Company in writing, the Company shall be '
relieved from liability for any loss or damage resulting from any_act of reliance hereon to the extent thS 9qp-p"tty it
prejudiced by failure of the proposed Insuied to so disclose such knowledge. lf the proposed lnsured-shall disc'lose
iuch kno*ledge to the Compani, or if the Company otherwise acquires actual knowledgc-of any such defect, lierl
Jmcumbrance, "4ygrse
slaim or other matter, the Company at its option may anrend Schudule B of tbis Commitment
accordingly, but such amendment shall not reUeve the Company from liability previously incurred pursuant to
paragraph 3 of these Conditions and Stipulatioos.
3. Liebility of the Company under this Commitment shall be only to the named proposed Insured -and such
parties included under the definition of lnsured in the form of policy or policies committed for and only -for actual
loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof or (b) to
eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon
covered by this Commitment. In no event shall zuch liability exceed the amount stated in Schedule A for the policy or
policies courmitted for and such Uability is subiect to the insuring provisions and the Conditions and Stipulations and
lhe Exclusions from Coverage of the form of policy or policies ctmmitted for in favor of the proposed lnsured which
are hereby incorporated by reference and made a part of this Commitment except as expressly modified herein.
4. Any action or actions or rights of action that tho proposed Insured may have or may bring against the
Company arising out of the status of the title to tbe estate or interest or the status of the mortgage thereon covered by
this Commitment must be based on and are subject to the provisions of this Commitment.
STA,NDARD EXCEPTIONS
Exceptions I througlr 5, of Schedule B-2 on the revene dde hereof, are as follows:
1. Rights or claims of parties in possesslon not shown by the public records.
2. Easements, or claims of easernents, not shown by the public records.
3. Discrepancieq conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct
survey and inspection of tbe premises would disclose and which are not shown by the public rec'ords.
4. Any lien, or riglrt to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law
and not shown by the public records.
5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public
records or aftacbing subsequent to the effective date hereof but prior to the date the proposed insured
acquires of record for value the estate or interest or mortgage tbereon covered by tbis Commitment.
IN WITNESS WIIEREOF, Tide Insurance Company of Minnesota has caused its corlprate name and seal to be
hereunto affixed by its duly authorized officers on the dirte shown in Schedule A, to be valid whea countersigned by a
validating officer or other authorized sipatory.
ruig;b1tFr#dil,*--tr?j+ frru lr.rsunanrce f,orunnnv or lflruruEsorA
E i -;oRf,El'itl'lT ;' - '' "1 " |'.':tl_ur
clr":onsertclt$
Twli.L
x.ffi*,,**
0 Secretary
.' I ALTA COMMITMED!.T - 1970 Rev.-/ ( scHEDULE
EffectiveDate: APrll 12. 1979 of 8:@ trl
Policy or Policies to be issued and proposed irsued:
OWNER'S POLICY
cnncx!-ffi cuff,;or,l}t*[;t*H[ j'g
oN E tl.,c,Lr,{- owN E R's pollg;f"?ruBdr,
7-h
hoposed lnsured: f,lCllARD JSt{ Stt$9|.E
LOAN POLICY
"ALTA" LOAN POUCY 1970 Rev.
Proposed Insurert:
I
$95,0@.ql
The estate of interest in the Iand described or refened to in this commitment and covered herein is:
Title to the estate or interest covered herein is at the effective date hereof vested in:
s, ml&3s E t,{tc}tttd
The land referred to in this Commitment is described as follows:
lot g, _qq.n@ lEA00U3r occondleg to ths rc@ttcd plot hrsef,Strta of Cclmdo.Cffity d ESle,
The following are the
l. Payment to or for the account consideration for the estato or lnterest to be insured.
2. Proper instrument(s) creating executed and duly filed for record, to-wit:
3. &rlcora of hd of Trwt ,,@.CIs m utH.tg &6 HArl 5. llGljlEnlll b tb &6tlc for b uao ol Pfln T.
94f, UtEru to sscsn t$a ss of !t Plgtr @.t@d 191€ ls 8d et5
f. hd d Ssfflclst hd fi'ce S.emtdaE EoJect FqpGftlr.
SCHEDULE 8.2
Exceptions
The policy or policies to be issued will contain exceptions to the following unless the same irre disposed ofto the satisfactlon
of the Company:
l. Standard Exceptions I through 5 printed on reverse side hereof.
6. Taxes and assessments not yet due or payable and special asses$nents not yet certified lo the Treasurer's offlce.
7. Any unpaid taxes or assessments against said land. (Treasurer's certificate of taxes due has been ordered).8' tJ:"tat$gtrffiHffi{H$'-#"[ or" * bdo-b a-trd a;; n, il rncnfrg,8!std e ery q Srd rg Sffi. @ ttrrrac€r e prrlrrl'tla*W gmili;e ttsst$d lq thltol Stat6 9ltest rw4d E@t ll. ll{F |l bol, S,-ci Fbgr fu.
lo. R-l$! €f tb hlorlotq''of e rsile d. toiL tg ortnct'frjrtlm btc or\r tbtofcE.Ebld so se ba !ild tq @tratG or-tlq.rast if! Fudld 60rg-ffii;E naetnd la thlbd strsa nritfc r@W Octc8or fr lgfe tE bi-ir$ir-t$dtt;
It. la*r{ctloc E6lcb & aot cult lo c tbrfsltwu.qn,rffiF cldda. u ffi|rat In larrirwr rc*w& 15. lgry !a @t en afEF iCf rii tqia&st ro-raia rstrlciloat Eecer# eryst 17, lgt8 to Boot Att,?i:F[da_gF: --_ ---
-
-
- TIM FORM 23lO Rcy.4t6
A(
LAND
ISSUED THNOUGH THE OFFICE OF
TITLE GUARANTEE COMPANY
BOX 357
vAtL, coLoRADo 81657
'PHONE: 47O.251 AG3(IB
AppticatioaNo. BY gf - =-- -
AFEE
t.
2.
3.
4.
(coflTtr{r[D sl en$ tB,
r
l,'l'1 l, l'lY l.ocA'I' t(.'Il vt:li lt r(:4TloN
b,,/ /\/ e ., 1".SUI]D IVI:; I ON
JOD NAJ.{I:
--. I L0T_____l5i_BLocK_ FILING I _-
orr
-The location of utilities, whcther they
lines, nust be approved and verified by
accompanying site plan.
bc nain trunk
the folIowing
I incs or proposed
utilities for the
Date
Mountain Bel1
Western Slope Gas
Public Servj.ce Company
Holy Cross Electric Assoc.
VaiL Cable T.V.
Upper Eagle Va1ley Water
and Sanitation District
2:38'g/
?=.e:'--t/"
7-27-P/ffi
.NOTE: These verifications do not relieve the contractor of his
responsibility to obtain a street cut Pernit frorn the
Town of Vail, Department of Public Works and to obtain
utiLity locations before digging in aly public right-
of-way or easenent in the Town of Vail . A' building pernit
is not a street cut pernit. A street cut pemft nust be
obtained separately.
This forn is to verify service availablity and location.
This shouLd be used in conjunction rsith preparing your
utility plan and scheduling installations.
C
NAMI 0F PROJICT Ya11 Sternple House
Lt:c^t t)t;s(:Rlp'rloN r,o'l' I Br.ocK ItlLlN(; I
A. Bui ld ing Cons idr:rations
Prcl im. Finrtl
Affov-q! Approval
Illghla.nd. Meailows
C onuren t s
Bldg location on site
Bldg Configuration
Appropriateness with
Neighborhood
Height
l,lass
Roof Forns
Use of Materials
Choice of Color
Energy Efficiency
- B. Slte Consideration
Disturbanie of
Natural Features
Snow Renoval
Access onto Site
Vehicular and Pedes-
trian circulation
Landscaping Plan
Grading & Drainage
Erosion Control
Irrigation Systen
Exterior Lighting
Retaining Wal1s
Accessory Structures
C. Miscellaneous Considerations
D.Other Comrnents
FINAL APPROVAL
s0D
GROUIID.
covIRs
SEED
TYPE OF
IRRIGATION
SQUARE FOOTAGE
SQUARE FOOTAGE TYPE
TYPE OR METHOD
OF EROSION CONTROL
C. Other Landscape Features (retaining wal'ls, fences, swimming poo'ls, etc.) Please specify.
.g
February, 198l
Planning & Environmental Corunission
Vail, Colorado 81657
Gentlenen:
'-L.7-,_
unfortunately, r an unable to attend the public neeting scheduled for February 23, 1981. I strongly oppose the proposed dlylzoni_lg- of High_land Meadows, Filing No. I, aka Meadogood. r spec@urchased the
Properey because it. was zoned d upler< and r protest that the unfair des-ignation of primary/secondary zoning wir.L decrease the .ralue of, the property from its original vaLue when it was zoned duplil
Your innediate attention of this pressing problem would be greatly appreciated.
Since rely,
'n
orn., * /'l
((
february, l9 81
Planning & Environmental Cornrnission
Vail, Colorado 816 57
Genllemen:
unfortunately' r am unabl-e to attend the pubric meeting scheduled for
February 23, 1981. I strongly optlose the proposed downzoning of High-
Iand Meadows, Filing No. 1, aka Meadowood. I specifically purchased the proFerty because it was zoned duplo< and r protest that the unfair desig-natlon of pr irnary/secondary zoning rill decrease the value of lhe property
from its original value when it, was zoned duplex
Your immediate attention of this pressing problem would be greatly
appreciated.
Sincerely,
Owne r
orn", y2:.1
't
* z'--:
February, 1981
Planning & Environnental Commission Vail, CoJ-orado 91657
Gentlemen:
unfortunately, r arn unable to at,tend the pubr-ic meeting scheduled for February 23, 199I. I--strongly oppose in. propo""d downzoning of High_land l"leadows' Filing No' r, "iu it uaorr-J- r specifically purchased the property because it .was zoned duprex and r protest that the unfair des_ignation of pr imary /secondary ,oni.g ,iif a."r.use the value of the property from its original value whln it r+a s zoned duple,..c.
:#:.:T:::iate attention or this pressins probren wourd be sreatry
Sincerely,
, r,ot owner # \ (-)
, Lot Ovrne r f
((
February, 19 81
Planning & Environmental Comrnission VaiI, Colorado 8I6 57
Gentlemen:
unfortunatery, r am unabre to attend the public neeting schedured for February 23' f98r. r-.strongry oppose the proposed downzoning of High-IandMeadows,rilin9.I.6ffitiEd6wood.-r-specificaiiy-pu,.nu.edthe
Property because it _was zoned dup10< anrl r protest that the unfair des_ignation of pr imary,/secondary ,orrirrg ,oirr a"..."se the varue of the Property from its original value when it was zoned duplo<.
your inmediate attention of this pressing problen sould be greatLy appreciated.
Sincerely,
, Lot Owner f
Lot Owner il L>'.1E-.'., .- '7-I t (/t=_ I
7.t, Fttr
I
n
'1
fiuo* 7
Lr(
qo. F64
Jar, n
(C
February, 1981
Planning & Environnental Commission
Vail-, Colorado 816 57
Gentlenen:
unfortunately, r am unabre to attend the public meeting scheduled for February 23, 1981. I st,rongly oppose the proposed downzoning of High-land l"leadows, Firing No. I, aka Meadowood. r specificalLy purchased the property because it was zoned duprex and r protest that, the unfair des-ignaCion of pr imary,/second ary zoning wiII decrease lhe va.lue of the property from its originaL value vrhen ie was zoned duplex.
Your inmediate attention of this pressing problem would be greatly
apprecia ted .
Since re Iy,
, LoX Owner # 7
, Lof Owner * I
February, I9 8I
Planning & Environmental Conrnission
vail, colorado 816 5?
Gentlenen:
Unfortunately, I an unable to attend the public meeting scheduled for
February 23, 1981. I strongly oppose the proposed downzoning of High-
Iand Meadoss, Filing No. 1, aka Meadovood. I specifical.ly purchased the
property because .it was zoned duplec< and I protest !hat. the unfair des-
ignation of pr inary/secondary zoning will decrease the value of' the
property fron its original va.Lue when it was zoned duplo<.
Your imnediate attention of this pressing problern r'puld be greatly
apprecialed.
Sincerely,
, Lor owner * /('
, Lot owner * / 1,.
,
'jt
February, J.981
Planning & EnvironmenLal Commission
Vail, Colorado 816 57
Gentlenen:
unfortunately, r an unabre to aetend the public rneeting schedured for February 23, l-98I. I srrongly oppose the proposed downzoning of High-
rand lvleadows, Firing No. 1, aka lleadosood. r specifically purchased the property because it was zoned dupler< and I protest that the unfair des-ignation of primary/secondary zoning nill decrease the value of' the property from its original value when it was zoned duple*.
Your irunediate attention of this pressing problen would be greatly
apprecialed.
Sincere Iy,
, Lot Ovrner * I
L!({,1 . ,Lot owner * ,' .'),,',r/./ .) / ,4t/
j'
-11
-,/ -t ,.;,//) ii1/
.: t i
.:-. .l .\ ;-a -t, t ,'
(
February, 19 81
Planning & Environmental Conmission
Vail, Colorado 816 57
Gentlenen:
Unfortunately, I an unable to attend the public neeting scheduled for February 23, 1981. I strongly oppose the proposed dor.rnzoning of High-land Meadows, Firing No. r, aka llteadovrod. r specificarry purchased the property because it was zoned duplex and I protest the unfair desig-nation of pr imary/seconda ry zoning will decrease the value of the prop-erty fron its original value when it was zoned duplex.
Your immediate attention of this pressing problem woulcl be greatly
appreciated.
Sincerely,
!
ilr '!rr,/ rr.i:. .l.i
, Lot Owner #'I
, Lot Owner fl
(
February, 1981
Planning E Environmental Corunission
Vai1, Colorado 81657
Gent.Iemen:
unfortunately, r am unabre to attend lhe public meeting scheduled for Februarl 23, 198r. r strongLy oppose the proposed downzoning of High-land Meadows, Filing No. 1, aka Meadowood. r specificarly purchased the properfy because it vras zoned dupler< and r protest that the unfair des-ignation of pr imary/secondary zoning will decrease the value of the property from its original value when it was zoned duplex
Your immediate attention of this pressing probren would be greatry appreciated.
Sincerely,
, I,ot Owne r *Jl
, Lot Owner # a/
:ARD
Fr iday
February 20, 1981
,f,,l'{r. oscar schafer , of New york and or.rner of LoL z, Highland Meadows aka j
I'1e ad orrood called me from New york to terl me that he too disapproves of the Pr ima ry/secondary zoning. unfortunately, as of this tine, r have nol yel received his western union telegram verifying his posilion,
Sincerely,
i
*, ,.,
.
/-rl:, j,
.i., t.'r: _,
Mona Look
((
Sund ay
February 22, L98L
Mr. and }4rs. Darryl Hodgkinson of Rochester MI and ovJners of LoC 20,
Highland Meadows aka Meadowood called ne from Virginia concerning
the Pr imary,/Secondary zoning. A nessage was left for me stating that
he was very concerned with this type of zoning. Unfortunately, as of this time, I was unable to reach him.
Sincerely,
Tue sd ay
February 17, l-981
Mr. Ed Novick, of Denver and owner of I€t 17, Highland Meadows.aka
Ivle adowood came to my office and disapproves of the projected prirnary/
secondary zoning. unfortunatel-y, as of this time, r have not yet received his letter verifying his position on this matter.
Sincerely,
I
i",,-'
'{\ "' 'r t l,--'
Flona Look
., '
r
I1e planning and Environmental Comission, at their neeting on February 23rd recon-
rnended alnoit all the initial zoning for the recently annexed West Vail area to the
Town Cormcil. Ihe Torin Council will hold a Public hearing on the initial zoning at
7:30 p.rn. on l{arch 3ril.
Two areas of future consideration were the Highland Meadows subdivision and lot 40,
Buffer Creek Srrbdivision. These two areas will be considered by the Plannilg and
Environnental Comission at 3:00 p.n. on lihrctr 2, 1981 in the ldunicipal Building.
r
F It I .;r
I'
,1r.lr -
'-l+,'.';r'-
"
(C
ENG INEER I NG GEOLOGY
, OF
H I GHLAND },IEADOWS
EAGLE CoUNTY, C0L0RADo
for
T I I.I GARTOI,I
vAtL INTERI4OUNTAIN ASSOCIATES, lNC.
L by tT7'(--"-t' " )iltcAw '2
1.,-; 6*:1u'-'. --"--w I LL I AM A ' GAL LAN'
?uV tNc.
CoPverL S E t N,\,, o, Q:r t tS )-PtfO tJ
14bB7 W t cd/a1D,lt,^.u,n
flt,**-,Q,e,4, Eo,.vB
3or2
ir t
t-C r
CONT ENTS
c0NcLUs l0Ns
INTRODUCT ION
GENERAL GEOLOGY
SURF I C IAL DEPOS ITS
ENG t NEER ING GEOLOGY
ENGINEERING GEOLOGIC CLASS I FICATION
Road Construction Considerations
Speclfic Cons i de ra t ion In ProPert -d
REFERENC ES C ITED.
Page
I
2
6
I
9
ll
t.I 't
ir .
I
Figure 3 Eng
ca t
Eag
neerlng geologic class i fi-
on map of Highland li{eadows,e County, Col orado In pocket
r
LIST OF ITLUSTRATIONS
Page
Figure l. Index map showing location of
Hlghland Headows property
Figure 2 Geologic map of Hlghland
l,leadows, Eagle County, Colorado in pocket
((
c0NcLUs l0Ns
This report is suitabie for use in general design and
planning In relatlon to the prellminary plan of thls da te.
Specif lc building si tes will requ i re Individual solls
lnvestigatlons for foundation des I gn and d ra i nage. Adequate
building sltes can be located on each lot for single family
dwel I ings or dupl ex un I ts.
Several slopes within the development are metastable
or unstable. These areas are not recommended for bui lding
sites because of sloPe stabllity problems. Fills can be
p I aced at the bas e of these s I opes as l ong as proper sub-
surface dra i nage is maintained.
Cuts shoul d be avoided ln a reas of uns tab I e s I opes as
def i ned by this report in areas of 5 or greater. lf cuts
are required in excess of specif icat.i ons indicated below,
further invest igations are recommended to determine the need
of buttressing of slopes and drainage improvements.
Cut slopes shou I d be stable at l:l at 20 feet in height
ove r most of the a rea where groundwater conditions are
minimal.
I mp rovement of surface and subsurface d ra inage wil I
improve the slope stabil ity of much of the Proposed develop-
ment.
-t-
....c
INTRODUCT ION
The geologic Investigation of the Highland l'leadows
property concentrates primarl ly on the engineering geology
and ground water as lt relates to slope and foundation
stabil ity of the proposed development.
The study was requested by Hr. Tim Garton, Vai I lnter-
mountai n Associates, lnc. The p rope r ty was exam i ned by
Lri I I iam A. Gal lant, Engineering Geologist, of Charles S.
Robinson and Associates, Inc., Golden, Colorado, on 0ctober
25, 1977 , r
The location of the property is sout.h of the t/est VaiI
Interchange on !nterstate 70, In the NE* of Section 14,
T. 5 S., R. 8l N. (ri9. l).
GENERAL GEOLOGY
The development occurs on slopes developed on the Hinturn
Format ion. No bed roc k was identif ied in the a rea I nves t iga ted
but was encoun tered in bor i ngs within the deve I opmen t area
as described in the soils report by R'tl . Thompson, Inc. The
bedrock in the vicinity of the deve t opmen t dips l50 in a north-
northeasterly direction (Tweto, 19771.
-2-
WEST
VAIL
varL 'oolra"r=N
dte{
6e
PROJECT AREA
I
I
?
I
,v
I
I
F
20C)0 0 2000 FEET @
I
I
FIGURE I.-.INDEX MAP SHOWING LOCATION OF
HIGHLAND MEADOWS PROPERTY
EAGLE COUNTY. COLORADO
CHARLES S. ROA'NSON A ASSOC'ArES,
'NC.GOLDEN,COLoRADO OCTOEER,,g77
-t-
((
The Hinturn Format ion consl sts of th In-bedded gray to
brown sha I es and sands tones that out c rop ln the vicinity of
th e p roper ty .
SURF IC IAL DEPOS I TS
The surficial deposits of Highland l'leadows consist of
terrace deposits, al luvlal fan deposlts, alluvium and colluvial
deposits (rig. 2).
Al luvium consisting of clay, silt' s and and I rave I was
identified ln the tributary ups tream from the al luvial f an
sed iments.
Terrace deposits border the norLh Part of the Property
alono'Gore Creek. The terrace ls composed of well-sorted
sands and gravels deposlted by an ancestral Gore Creek during
or immediately fol lowing the last glaclal period.
Al tuviat fan depos I ts cover the terrace depos i ts in the
northern part of the PioPertY.
0lder ter race depos i ts occu r and cap the gentle- to
moderate slope to the south of Go re C ree k. Thes e depos i ts
:co-ns-Tsf -of-.poo11f-s-or.tedsi-1 tlctay '
- 9i'avel -and'aoul ders
deposited by ancestral Gore Creek during an older alluvial
period than the lower youn 9e r terrace depos i ts '
The al I uvial fan depos its cons ist of mo d e r a t e I y - s o r t e d
clay, silt, sand and gravel deposited at the mouth of the
,,
trlbutary than.Intersects the property.
The col luvial deposits that occur on the Highland Headows
property consists of landslide deposits, slope wash deposits
and mlxed colluvial deposlts. The landsllde deposlts occurred
primarily In pre-historic tlme. l,l inor adjus,r.n't and settle-
ment is probably occurring at present. The primary cause for
these fai lures appears to be a higher ground water condi tion
that occurs at the present t ime. A res idua I ground water
condition is evident in the head scarps of these sl ides and
causes moist conditlons and slope stabi I I ty p rob I ems in some
areas. Some movements in the recent histolic past are indicated
by the active scarps on the slope in the no.rtheast corner of
the property (fi9. 21 . These deposlts may be reactivated by
a change i n the ground water rcAime, construc t ion or other
pract ices not compatible wlth the s lope.
Slope wash deposits are primarily'clays and silts that
were deposited by slope wash on top of the terrace deposits.
These depos i t s are general ly thin.
Hixed col luvial and slope wash deposits occur on steeper
------slopes and coniist of a combi-nition of slopi-wash,--CoiluviLm
and soi I c reep depos i ts. All the steeper s I opes 5how some
degree of generally imperceptible downslope movement. This
movement is recurrent but cycl ic depending upon moisture.
tempera ture and slope. The depos it th ickens downs I ope because
of buildup at the base of the slope due to creep.
-5-
r
ENG INEERI NG GEOLOGY
The engineering geologic map of Highland Headows and
vicinity illustrates the relative slope stabil ity and g round-
wEter conditions of the area. The class I flcation deve I oped was
the resul t of the field investigation and del ineates areas
by rating geologic features identlfied on the ProPerty (fis' 3)'
Hi tlgat ion procedures are d i scussed in I ater paragraphs '
ENGI NEERING GE0L0GIC CLASS I FICAT l0N'!
Terrace depos i ts on stable flat s I opes general ly
rvith a near-surface water table. Emphasis on,
but not I imi ted to hlgh water table'
Upland terrace deposits and older al luvial fan
deposits above the physiograPhig .floodplain.on flat to gent I e slopes- Has variable water teble
conditiois. Emph as I s on' but not limlted to
water table cond i t ions and variable founda t i on
cond i t ions
2G
3A
3G
Area of stab I e s lopes but may be subject to
f looding and a generally h lgh but variable
water tille. Emphasis on, but not l imited to
f looding and water table condi tions'
Col luvial and slope wash deposi ts on gentle
s I opes in a general ly active I round water zone
originating as springs ups tope ' Emphas i s on'
but not li;i ted'-to-water-'table--+ondi-Lioos and ----'slope stabilitY-
General ly stable col luvial and slope was h de pos i ts
on gentle to moderate slopes' Emphasis on' but
not I imi ted to sloPe stabilitY'
-6-
4G
5G
6G
Colluvial and s lope wash depos I ts on gentle to
moderate slopes In a general ly actlve ground water
zone originating as qprings upslope. Emphasis
on, but not limited to sloPe stablllty and water
table condi tions.
Me tas tab I e col luvial and slope was h depos i ts on
moderate to steep s lopes. Emphas is on ' but not
I imited to slope stabi I ity and water table condi-
t ions.
Area of al luvial fan where nea r surface water table
occurs. Emphasis. on' but not I imi ted to surface
flooding and water table condl tions.
Unstable or metastable deposi ts on moderate to
s teep s lopes. Emphas i s on, but not limited to
slope stabll ity and water table conditions.
He tas tab I e or uns tab I e col luvial and slope was h
deposits on steep slopes below the'spring I ine.
Emphas i s on, but not I imlted to slope stabillty
and water table cond i t ions
Physiographi c f loodplain cif the tributary that
Intersects the ProPerty. Emphas i s on' but not
I i mi ted to surface flooding.
'* Increas i ng numbe r s i nd icate increas in9 de9 ree
of di ff i cul ty In deve I oPmen ! from an eng ineer-
ing-geologlc standpoint. Areas may change in
classification due to cons t ruct ion or improvement
of presen t conditions.
-7-
Euildlngs I n areas having a higher rating than 4 will
require detailed foundation investigation because of the slope
and stabi I i ty condi tions and may not be economical ly feas ible
Bullding foundatlons may be required on bedrock for some lots
wlthln the proposed development. A solls engineering report
on foundat ions and additiona, ,uO,
recommended for each lot pr ior to i s s uance of building permits
Buildlngs wi thout basements are recommended for most areas due
to the nature of the water tabl e on t.hls proPerty. Foundation
drains are suggested for most building!ls:j
3G and 4G a reas may be irnproved by a subsurface d ra inage
sys tem s uch as gravel-lined t renches wi th perforated culverts
or tlle. Thls may be used in combination with the sewer system.
The routing of surface dralnage should be des igned such that
when crossing a reas of 4 or greater the infil tration of surface
water shou I d be mlnimized by I ined d itches or gab i on blankets
because of potential slope stabil ity and erosion problems. fi.
routing of uncontrol led surface water ove r a reas of 5 or greater
shoul d be ayoided.
Cuts shoul d be avo i ded in areas classif ied as 6 as well as
in a rea 5 whe re ground water s eepage occ u rs lf cuts are
required, serious consideration of subsurface and surface
I .l
I
i
i
I
.l
I
I
dra i nage control and buttress ing of the slope
-8-
or oth er methods
". ; 't
H
td
rl
tr il
F
F
F
t:
il
H
g
*
E
s *
F *&
E
I
of slope stablllzatlon are recommended.
Road Cons t ruct ion Cons i derat ions
Cuts and .fil ls should be kept to a minimum and should
be revegeta ted. Whenever ground water is encountered I n a
cut culverts or pervious blankets Should be used to control
Infiltratlon into flll and to prevent slufflng of the cut.
Euttresslng should be considered because of slope stabll ity'
problems. Cuts should be stable at l: I at 20 feet high'
when dry, and should not be exceeded except under certain
circumstances. lf thesespecificattons arC exceeded serlous
consideration should be given to sloPe re.taining and drainage
structures, especially in areas of 5 or I rea.ter '
avoid.-or -ni tigate-any-,i.denti f ied 9eolj9-ic_ttl:1rd on-lhe--.lo-t--?
The seasona I groundwater 5 eePage condition at the chan ge in
stopeatthesouthendofthepropertycanbeadequately
control led by properly des i gned gravel -f il led t renches at the
spring I i ne.
The prel lminary plan of the Highland Headows development
ates the geologic hazards and groundwater conditions that
on the site. All tots h ave building sites that adequa te I y
mi t i g
ex i s t
derat
-9-
t
TheIar9ef|||neededforacccsstothesouthwestern
portion of the property south of tract B wil I act as a buttress
to any slope movements ln the area below the sprlngl ine' A
pervlous blanket wi I I be requi red beneath the fi I I to al low
forsubsur.facedrainageoftheslope.PervIou5bIanketsmay
be needed beneath other fi I ls on the Property i f adverse
groundwater conditlons are encountered during constructlon'
Rock-f||ledditchesalongtheedgesofthef|||w|||prevent
erosionofthefiIlbysurfacedrainage.Revegetationofall
cut and fill slopes are recommended to prevent erosion of the
slope. Prior to emplacement of fills' all vegetation and
organicsoiIshouldberemoved.ExcavatIo'nshouIdbeeasywith
,backhoes and bul ldozers; occas i ona l boul ders may be encountered
- l0-
n
i REFERENCES C ITED
Thompson, R.W., Inc., 1g73, prel lminary geotechnical investi-gation, vail_!{est Ridge property. Eigle county. cororado:Job. No. 1232.
Tweto, 0., 1977, Geology of the l,l inturn l5 minute quadrangle,Eagle and S.ummi t Countles, Colorado: U.S. Geof. Surv!y Prof. Paper 956.
-t l-
'll!&E
.', :,i.r,. il,,.,F#r"-,,1 li. .il
!!&
303.7A8.A461
SUBSURFACE CONDtTIoNS
PAPT ONE - GENERAL
r. I DESCRIPilON
l'r'r Gernera r: A-sor ls rnvestrgafron report has been preparec, for the ;:l; :irlm'l;i.rv d;;';;";;;;"Y:i-es, hereinafter rereireo ro as rhe
l'l'2 Aval rabl ltyi- The sol rs Invesfrgatron. report may be inspected at +t'e orric6-ElFFTEii-g"".,
"ii'""0i'"]=r"t ue outuiiei ui't,.," cosr or repro_f;:-f: ;:3,H::ilns upon request irc.ompained by run paymenr and.addressed
l. 1.3 Use of data:
j. 1.3: I This reporl was ob*alned onlv is-noi " p;; ;;?;" conrracr Do"ur"nirro"rll"-T:lgnerrs use .ln deslsn and inrormatron, bur rs nor a ,a..uil';;'.rorJl?"iit::lrl;,il:i labte ror-brddersr
l'l'3'1 Bidders th":19 vlslf. fhe slte and acquaint lhemserves with all ex_isting condifions- f1r9r fo uiiil"g,iidders.may ,n"k;'l;;ir own subsurface i nvesri garrons to saf is fy il;;;i;"i'u!' to s ite and .uo.uiiu"" cond irions.1.. QUALITY AssUMNcE
;:l:fu .,Hh#,iil'.1:J:i?,[:0,::":i?.1]"?i, i?";:.;:f , ffi ilil:",,;
l;3;1,"",-" * "i;:rJfi';lj ;:.l"ii:l?:H.,:H,*fl"l"lil"li"*Documenfs w rthout spe.i'"-"ij'"irii"n"lpprova l f rom fhe Des I gner.
END OF SECTION
.___:-j,:ri*:%
?I \_
r' r' r work incruded: Excava'ng, f rring and grading for this work in_ctudes, but is not.necessarl ly ttii+ea to:
( l) Excavatlng for footlngs and foundations;
(2t Fl lling and backfl lllng to atfain lndicated grades;
(j) Trenching and trench backfi lling;
(4) Rcugh and flnlsh gradlng of fhe site;
(5) Furnrshing and Insta r.l lng granular cush ron under arl rnterlor concrete slaus in"gi;J"; '-". ,"
PART TWO - PRODUCTS
PAPT oNE - GENEPAL
t.l DESCR I PT ION
FXCAVATil.1c, Tl LL|l.tc, ANn cpAnlNG
requi rements of Article
granu lar wlfh a naxlmum of l2 or I oss.
ON.S ITE FI LL I.,IATERIAL
All on-site f'f materia l shalr be so, or soi l-rock mixture which free from organrc matter.ana otner-oetIi".lor, ,uustan.J]" 'i'* ,nu, contain rockg or lumps over.srx, inches l" gi""i"r+. dimens ion, and nof rnore ihan r5c the rocks or rumps shar be tu.g"r"ii;-n-2-r/z rnches in greatest drmension.
IMPOPTED FI LL }.,,ATERIAL
. Al I Imported- fl I I materla I sha I I meet the 2. 1 above and, in addltlon,,n"ii-u"-pieoomlnantly particte stze of two Inchoi ""; ; ;i"I;ictty index
2.3 FILL BENEATH FOUNDATIONS
A', fi'mafer.iar praced within fwo-feet of the base of buirdino foundafions and/or staus s[aii-;";; ; prasticlty index of r5 or ress.
2.1
is
no
of
2.2
?.d
2.4. I
meet fhe
TRENCH AND STRUCTUPAL BACKFILL
re|.usedfortrenchandsfrucfuralbeckfil|sha||requirements of Ar-iic Ie 2.1 above.
OTHER IIATERIALS
Ail other materla ls, noi complete and proper lnstallailon,speciflca I ly descrlbed bu*shall be as selected by the
requi red for a
Confracfor.
3.1 GENERAL
3. l. l. I Do not a I fow or cause covered up or enclosed by work +ions, tests, and approva I s .
3.1.1.2 Should any of the work oeen approved, uncover all such
3..1 .1.3 After fhe work has been
T:k" ?ll repalrs and replacements *iol in whtch it was rolnO ut-irlJ cost to fhe Ouner.
3.2 FILL AND COi,PACTION
!:?:!, Fr ilr4q: Afrer subgrade sDread approved till maferlil in uncompacted th I ckness.
"ly.gl fhe work performed or lnstalled fo be of thls Sectlon prior to "ir ."qri."i',nro""_
be so enclosed or covered up before it has work at no addirionut co.+Jo-;iJ';r;r.
completely fested, lnspected, and approved,necessary fo restore +he work f; ;;; Ionoi_tlme of uncovertng, att ai no uJajiioil
conpacflon has been ap?r9yed by the lesigner,layers not exceeding eighf incies in"--',
3.2.2 lrroisf ure-cond!tlgning: Wafer or.aerate fhe f ill material as neces_lSll;.ilj"lhoroughltmlx to 06%in-a-mois'tu."-"Jn+"i+'il;J' wi ' perrni* proDer
3.:2'.3 comoac'*on. qenera!: compacf each soi l rayer to at reasf the speci_rreo mrnimum degree' Eep'EIcompuiii"n'process unti I plan grade is a+iained.3.2.4 Deoree of comDacflon requirements:
3'?-'4' I Srructurrt
IJ 1i:. tnrrfy at strucrura r firr, incruding recompacted existing fit and backfirr, to a i,iiirui degree of compactlon of 90f.3'2'4'2 pavemenf ar:as: compact the uppgr^3ix rnches of fi' rn pavemenf areas to a mlnlmum degree .f ;;;;";;onpof 955.
3.2.4.3 Trenches In building and pavement areas:
( l) Bui ldtng and pavement areas are.!"ling9, for ihe purpose of *his paragraph' as extendrrs "-.iilium of flre i""+"i"io^o *n" bui rding Q) :?Wl cohestve backf i il material to a mtntmum degree of cornpaction
(3) i;lflTir* i?tii,'iixrlffnff ;jr:"ckri r in pavemenr areas ro a rnin-
|,?";iltJ":ff:il1;:: i;"lii,l'rffF:'", ro a mrnirlum rerairve densiry
compact materlars of -a-quesflonab re cohesron fo either a mininum de-gree of conpacrlon or,gri4 ". ; ;;;;r;i"leta+ire densily of 70d.,whichever results in fhe 9r""I".' j"i'i"n.i+y.
(4)
(5)
?z GRAD ING
3'3'l General: perform. arr rough and finish grading requi red to atfain +he etevaJ:iiiJJh-own on the orawiigs. '-
3.4 EXCAVATING FOR FOOTINGS
?'1:.l -Excava.tinq: Excavate to the established rines and grades. cut off boftom of trenches level, and remove all foo."-.oi i.'-" """ .
3.5 TRENCHING
3.5. I Generat:
3'5'l' I Perform all trenching.requlred for the lnstallailon of i*ems where
;?:"li:f:lns is nor specircirv'descrrbed rn orher s".+ion. or rhese specr-
3'5'l'2 ttlake all trenches open ve r-f ical construction with suf f icient wi d-fh to provl de free working space at uo+h
-sides of ihe trench and around +he in-stalled item as required for carktng, Jorning, uuctriii'iig]""n0 compacting.
1:5'? 'Deolh: Trench.as required to provide the elevations shown on the Drawi ngs' where elevations are not shown on the Drawints, -t.ench *o sufficieni depth to give a mlnrmum of rg rnches of f ilr.above the top of the pipe, meas-ured from the adjacent flnished grade, excepf provide u ri nirr. of l0 i nches cover on as b es fos -cem'ent plpe.
END OF SECTION
..-'f "\(
STPUCTURA L COI.ICI?ETF
PART ONE - GENEPAL
| . I DESCRTPTTON
l' r' I work incruded: provide at cast-rn-p race concrete, comp re*e, in p race, as indicafeo ?nln?. Drawt ngs, -sp""l
rr !o-r,"rJi"], ]nl,n""o"d for a complete and proper lnstal ta+ton.--ieJ'i.unlng E_1.
I .2 CONCRETE F IN I SH ING
t.2.t
I .2. | . I Rough form flnlsh:
(l) Provide as-cast rough form flnrsh .10 formed concrete surfages tha-l are to be conceared-rn the ttnistr wo.*-o."u"v-lni'Irn",. consrructron.(2) sfandard rough form finrsh sha,.be fhe concrete surface having the fexture rmpaited bv the if-"i""rng ,nut"ri;i ,i.a, with defective areas repaired and patched, and ali ri.. ""r "ii"r p-i"ctrons exceedtns 6 mm |/4n) in h;ight ruuueo Join".;,c[ipped off.l'2'l'2 Related unformed surfaces: At tops of.walrs, horizontar offsets,and slml rar unfonned. surfaces o".urrtng aojacent +o ;;;;;'!r.facer, sirike off smooth and finish. wirh i-r;;;;'i.lwer"O flnish.
2.I CINCRETE PLACE},IENT
2'l'l - cord weafher-plgcinu cgrprr wrfn n!.r Tg to protecf a, concreie ?:::, lfi'":iH::'.:"Tff"m:#ii:!. ;**^sth wh r cn
-o5uia-u"e
caused by rrosr,
Hot weather o lac I nq:
when hot weafher condrtions exlst whrch wourd seriousry impair fhe and strength of concrete, ptuce'in""lon'"."r" as follows:
Malntarn concrete femperature ai f rme of. pracement berow 32 degrees c (90 desrees F). Use chlir"a-rr"ii6 iater or chopped rce to con-frol concrete teroerafu.", prouiili"ir,l'rut"r equrvalenf of rhe lce ls catculated to the totai lmouni-of'r]t"r.
cover rernforcrno steel wlth water-soaked burrap rf the steer be-comes too hof' 5feer-temper"+;;;'.;;i'not exceed the ambient air temperature immedtafely p;i.; ;;"p;ul"r"nt of concrete.
wet forms ihorough ry prior to pracement of concrefe.
Use set-control admixtures ln the mlx.
2.1 ,2
2. t .2.1
qual ity
( t)
(2)
| 11
..]
,i
ri
"{
I
(4)
CONS OL I DAT I ON
Genera I :
consoridafe alr concrete rn accordance with provisrons of ACr 30g.
Consolldate each laver-of concrefe lmmedla-le.ly after placing, by use :: i]j;il;j concrete vrbrators "rppi"'"it"d-bi ;;;;-rililil; roddins,
Do not use vrbrators to fransporf concrete lnsrde the forms.
Durlng all phases of operatlon, maintain a frequency of not less than 10,000 vlbratlons per mlnute per lnternal vlbrafor.
Do noi vlbrate forms or relnforcement.
t.l
2.2. I
2.2. t.l
2.2.t.2
2.2. t.3
2.2.1.4
2.2. | .5
END OF SECTION
(?
Cot'tcpffE *,,lropcm,rfrur
PAPJ ONE - GENERAL
I . I DESCRIPTION
l' r' r work lncrudgd: provide conplete, ln place, a, steer requi red for relnforceilSffiEFFlTn-ptu..-conc.!i" u, shown on the Drawtnos.
1,2 SUBI4ITTALS
r'2'r Genrear: compry with pertinent provisions of section or3oo.
l '2'2 shoo Drawinq-s: wrthrn 35 carendar days after award of the contract,submi* coillTE%-IGf-biawl ngs of a li-ma*erra r proposed to be f urnished and i n-sllled under thls Sectlon. "inon,- ' ""
( r) :il_':l:.:jihiljiiro spaclns, drasrams of benr bars, and arranse-
(2) Make shop Drawrngs in accordance wrth Acr ir5.
l '2'3 t''ll lr certlJtcqteg:.Accompanyrng fhe shop Drawings, submif sieer pro_:;:il:'ceFfriGtEf6?lTTr ;.;ii;;:;'i"n"ir",-I.j.i""i,il,*, ror reinrorcino
1.3 PRODUCT HANDLING
l'l' r Deriverv: .Deliver relnforcement fo-the job sife bundred, faoged,and marked' use metar tage rndlcatinq-rua size, rengihs, and o*her inforrnaf ion corresponding to marklngs shown on plJcemen_f dlagrams.
l-'3'2 sforaqe: store rernforcemenf at the job srte in a manner to prevent oamage and accumulatlon of dirf and excesslve rusf.
PART TWO - PRODUCTS
2.1 MATERIALS
Z.l.l Relnforclnq bars: Comply wlth ASTM A 615,. Grade 4C-
2.1.2 Steel wire: Comply wifh ASTM A 82.
2.1.3 }/etded wire fabric: Comply wlth ASTI4 A lg5.
'^^.t.:1^^,-sgooortg for-rglnforcement: Borsters, charrs, spacers, and o-fher .ev i ces ror spac i ns, supporilill-EiE fairen I ns
-
r; i;i";";I;i i n p r ace,
( l) use wire bar type.supporfs compryrng with cRSl recommendatlons, un-less othervrlse lndlcaied. Oo [o+ use wood, brlck, and other un_acceptab le materl a ls.
(2) For slabs on grade, use
. s upports
,
w r th sand p rates or horizonta I run_ners where base materlat wiit not sufpo;-J;;;-i#.
(3) For exposed-fo-vrew concrefe surfaces,. yfrere regs of supports are In contacf wlth forms, .provtOe-suppor+s with eithei nJ+_Oip galvanized or plastlc profected legs.
(c
2.2 FABRICATION
"r;3.
j,,".ffi*,_["?:J:?::.i:l"l:i:I: bars fo conform to requ.i red shapes
case or rabricarns errors, do not ."0""5"1."1T:ilil?":'il,:Hl.:;:;i';" j"manner that wltt ti;r." or weaken the materlal.
5. I INSPECTION
Examine fhe subsfrate, formwork, and the condiiions under which con_crete retnforcemenr--r1,t9.u.-ni;";;; ;il correcr;;;;;;;; whrch wourd prevenf proper and timery compretron bt +n"'w";.. .Do not pr."""i".rth the,,r/ork untrI unsatisfacfory condltions have U""i "J..""t"0.3.2 INSTALLATION
3,2.1 Genera l :
1'2-'l' l compry with.the.specified standards for detar rs and methods of re_tntorcement placement and supportrr-unJ-", hereln specified.
3.2.1.? Clean reinforcement to remove loose rust and mlllscale, earth, and other mafertals whtch reauce .; il;;;y bond wlth concrete.
3.2. 1.3. posltion, support,and secure re i nforcer on.ra+a nrra^-^_r __l:"l.against displacement by lSiHlii;.!T;T!;i1"3"f":;::::i:";;:::lili'ff3::;'::::"1"::;:'3ii'SlJ,3l*
;:i :j::.' ns by mera r "nui,-.,-l;;;;;r;'ffi$:;.:T::::::.".:T:*"qui red.ngers, as re-
'3'2'l'4 prace reinforcement fo ob*arn fhe.mlnlmum coverages for concrete profecflon' Arranoe,. space, and securery tie bais uii"iu'i=rupports toge+her with 16 gage wlre Io nota."i"i..""i"ni accurafety in posi+ion during concrete ?*"ffii.::'ISlllii; "i:L:ji:
i;;;-;; tna+ i,,isie;"J;;'are di re*ed away
i;3;i;?"n'fii:ii #'i:i.;'fi"t?lil",jlnls rons rensrhs as pracricabre. Lap
3'2'r'6 provrde suffrcrenf numbers of supporfs and of strength to carry re_inrorcement. Do no1,lH! fl;i;rilig i"., more rhan 5 cm (2,,) beyond rhe last leg of any conflnuous bar supporl. .Do-no+ r.l-.uipJ.+i "" bases for run_ways for concrefe conveyrng
"qulpilni'uno ,rmrar consiruc+ion roads.
loi'.;?
^n o#"oni:}:':;*il3;ii, T I ljT:ffi:l sp |, ces by r app I ns ends,
END OF SECTION
C
LUMBFR
PART ONE - GENERAL
I.I DESCRIPTION
l' l' l v{ork. rncrude.d: provide ail woodr.nai rs, bolts, screws, f raming ' anchors, and other rough hardware, and allother ii"r, n."o"d for rough aid ffnished carpentry ln thls work but not speclflcally descrlbed ln other sec_t ions of these Speclf lcailons.
PART TWO - MATERIALS
2.I DESCRIPTION
2.1.1 All framlng per englneered drawings S-1, S_2, S_j.
2.1,2 lnterlor Colurnns: S4S rrZerorr Camber GluLams.
2.1.3 Exterlor sldlng: I x 6 KD seleci verficle grain bever redwood.
2.1..4 Fascla, sofflt, corner Trlm: I x 6 KD select vertical grain T&G buit joint redwood.
2-1.5 Decks & Rarrs: 2 x4 and2 x 6 construcrlon heart redwood.
2.1.6 tnterror wood rrrm: Base 3 r,/4,r So[d whrie pine Anderson
Case Solld Whlfe plne Anderson
Jamb Extenslons Clear White pi ne
Hand Rall SAS Whlte Oak per drawlng
2.1.7 Doors: Soild core brrch pre-hung rn sorid whrte pine Jambs with three b utts .
2'l'8 Spa Room Walls I Celllngs: Select T&G rtvil Groove smoofh cedar.
2.1,9 Spa Deck: I x 4 Clear redwood
END OF SECTION
c
:::
-.
:,!i__ +.=-J::: -:::::.:;=::ilsF'l3,
POUGH CARPENTRY
PAET ONE - GENERAL
I.I DESCRIPTION
1:':l wgrk included; Instail ail wood framing lndicated on tre Drawings or required for a complete and operable facilityl
PART TWO - EXECUTION
2.I INSPECTION
Examlne fhe areas and condrtlons under r,rh rch work of thls Seciion will.be performed. correct condltfons detrrmenfar i; i;;'p.oper and tlmery comp letion of the work- De not proceed unir r unsatrsfaciory condifrons have been corrected.
2.2 WORKMANSHIP
2.?..1 ..G9n".?l,t Alt rough carpenfry shall produce jolnts true, fight, and well nailed, wifh all members assembteo tn accorda nce'n i in
-tn"
Drawr ngs and with all periinent codes and regulailons.
2.2,2 Selectlon of lumber pigces:
2-2.2.1. carefuily select ail members. serect indrviduar pieces so fhat knots and obvrous defdcls wiil noi rnterfere with-piuling borts or proper nai ling or maklng connections.
2'2'2'2 Cut out and dtscard all defects whlch will render a plece unable to serveifs lntended funcfron. Lumber may be rejected ny tn" Designer, whether or not ii has been rnstalled, for excessrve.wirp, twilt, bow, crook, mirdew,fungus, or mold, as well as for lmproper cutting and frtting.
2'2'3.. .shimmino: Do not shim slrts, jornts, short studs, *rimmers, head-ers, llntels, or other framing componenis.
2.3 TREATFD LUMBER
2'3'l General: Use only ireated lumber for all wood bucks and nailing grounds roifieFJGn Foundairon g.id" R"drooa) in,-";-;; conracf with, concrere.
2.4 GENERAL FRAMING
2.4.1 General:
2'4'l'l ln additig.n tg ali framing operations normal to fabrication and erec-tion lndicated on the Drawings, inita't I all backinf-..orired for work or other trades.
2.4.1.2 Sef all horlzonta I or s loped members with crown. up.
(
Z. . 4 .2 Bean1 nqs :
2'4'2' I Make at bearings fu, unress otherwise indicatecf on +he Drawings.
2'4'2.2 Ftnrsh ar bearrng surfaces on which structurar members are to rest so as to give sure and- evei rrpp".i. -wn"...
framrng members srope, cut or nofch ihe ends as requlred +o give uniio.rn bearing surface.
2.5 BLOCKING AND BRIDGING
BU ILT-UP BEAMS
2.5. I Blockl nq:
2'5'l' l Insfall all.blocklng requlred to.support all ltems of ftnlsh and to ::1,?;J :jj;?[:.j::",0:"r,6p"ning,,-uorh vbrlcai "nj,io.r,onrar, berween
2'5'l'2 Flre-blotf::. when of wood, shall be two lnches (nominal) In thlck-ness by fhe full wldth of the op"ning i"ing blocked.
2.5.1.3 Fire-block In fhe followlng specf f lc locailons:
(l) ln all stud wa.f ls at celllng and f loor levels;
(2) tn ail ,*rd^::lt::_lfluding furred spaces, so thar the amximum di_mensron of each conceated siace i;-.;;-;; ix.n''rignt r."t,(3)'
Sltr?lff:. rocailons where openings courd af ford passage for rodenrs
2.5.2 Brldolno:
2.5,2.1 Insfail wood li?ll p.lgslns oi nor tess than rwo tnches by.three lnches nomrnat, r"*?J.^"I:ss urtait.ni of, equar .strength, Jr'sor id b locking be-;H:?"$f:: j:i$.-::.'lliol""JEis-eist'+'re.t, or ie.',iop' drawinss wheie
3;3;';?nnln;":l:tun"" between a rrne or brrdsrns and a bearins sha' nor ex-
2'5'2'3 Cross brrdg.rng may be omlited for rgof and cei ring.joists eight in_ches nom'nat tn depfh where rhe omission l. ;;;r;;;J";;,ilo., """"0t where otherulse Indicafed on the O.awlngr.-'-'
2'5'2'4 lnsfat so'd.brockrng betueen jorsts at a'points of support and r,rherever sheathing or f loori.g"i;-;;;;;ntlnuous.
2'5'2'5 Blockrng may be omitted where jorsf rest on ribbons and are nailed to studs, and where Joists ur" irppo.iel on metal hangers.
use no less.than two jorsts sprked togelher to support partifions runnlng parater to fhe jorstsl p.""ia5i howevlr +nat,n"i5'necessary to per_il-,:::';3:."l"llT:";,:l :il;l:.,uy oJ-".pura*ed by sorio-r,rockins spac"i-a+
(\
2.j srub wnlls nxo
?.'7'1 . sfuds: Make at
r ramed.
PART I T IONS
I sfuds slngle length, unspl Iced, and p latform
C
2,7.2
i ngs,
quired
2.8
::.i?i.;:"*rl"r: .Unless orherwise indicafed on t;:l:, :: r, co.neE-Ei?-iiGct i.i" ",
I ii " ;; ;l] "" : ",:, ::':f ,;i bearing for wall flnlsh.
FASTEN ING
the [)rar+-
and all re-
2.8.1 Bo lit no:--oer ng used. Drl I I not bear on wood.
use washers under
Inch larger ln dlamefer than the bolts from one slde only. Bolf threadr-rn"ff head and nut where both bear ;;;.;;;"
?'8'2 screws: For rag. screws and wood, screws, pre-bore hores same diame-rer as roor of thread;.enrarge hor;;;'snunr. ai"#i;"";;; rengrh of shank.Screw, do not drtve, a, lag-icr;;;-";; wood screws.
2.9 INSTALLATION OF BUILDING PAPER
instatl the spectfled bui ldlng paper. (rosin paper) over a, exierior rraming members where srdrng-i.-i"li".i"; io,he i;;;"fi#,'luppins a' joinrs ilr';:;::*' :T:::-l ;'"::.i:m ;;n^;f stud spaces, -n i',".u.e I y rasr6n i ng ations'ur uppiorJJ by'the Deslgner. e manufacturerrs published .".orr"ni-
Dri ll holes l,/16 straight and true
Use washers under all nuts.
END OF SECTI.ON
PART ONE - GENEPJL
I.I DESCRIPTION
.l. l:l Work lncluded: provide al
. Work includlng, buf nof necessarl ly
( l) Exterior walls;
(2) Roofs;
(3) Sound wa I ls.
PART TWO - PPODUCTS
2.1 INSULATION MATERIALS
zt I NSTALLAT ION
Except as otherwise specrfrcar ry. drrected by ihe Eestgner; instail
-a
l.! .byi ldlng lnsuration in accordan"" *i+h the current edrilon of ,,Fiherolas
Bui lding lnsulafron Appricaf ron Instructrons", pUbricatton ;atlaggz';;'il;'Owens,/Cornl ng Fiberg tas Corporafl on.
3.3 VERIFICATION
Upon comp letlon of the lnsfallatlon ln and veri fy thaf all lnsulatlon is complete and
BIJILNING INSULATION
I bul ldlng lnsulation regul red for this llmlted to:
each ared, visually i ns pect
proper ly installed.
2.1.1 Generar: Ail lnsuratron maierra I shalr be the produc-f of owens,l Corn i ng FibeEl as, or an equa I .
2-1.2 Exterior war! inspratign.: At a, exterior wails where so indicafed on.theor@rbattshavlngaihermalresistance,,Ptt
value of R-19 for lnsulatron onry, and covered *itn a mir crear visqueen.
?'l'.1 - Rqofg: At all' roofs where so rndlcated on -rhe Drawrngs, provide kraft-faced glass fiber batts havrng a thermar resistance ,R,' varue of R-38 for I nsulatl on only.
2.t:1 , itEg-l$-qlatt*t Ftat sectton of llving roorn cetting ro have one inch T&G Dow Styrofoam (R - 5.5).
PAPT THREE - EXECUTION
3. t |NSPECTION
Examlne the areas and condrtrons under which work of this section will be lnstalred. correct condrtions detrlmental i";;o;":- and fimery com_plefion of the work. Do not proceed unti I unsatrsru.+i.y-Iondltions have been corrected.
END OF SECTION
PART ONE - GENERAL
l. I DESCR|PT|ONT
l.l.. l -!qll< tncluded: provide ty described in other Sections of ven't penetrat ion .of water through
1.2 QUALITY ASSURANCE
t.2.1
a.l I llashlng and sheef metal not specifical-these Specif lcations but requlred-;;";;_exterior shell of the buildlng. - " f'' v
(\
FLASHING AND SHEFT METAL
ski lled work-crafts and
the methods
(
products used ln the work of this !:"t]ol .. rroo[rcrs used In the work of this of slml tar tteis Ini rl+r, r hi-+^_.. -, _." regularly engaged in manufacture
i;..131 l;;" rrems and w I +h a, h i si;;;-;;, ;;:#:;J,i';L:::i?:l j:.$i:Ji:-i:the Des I gner.
-Qgall
flsgl.l9ns of . install_ers: use adequate numbers of are rhorough ly tra inea-nd'-elfbrtenceJ-i'n tn" n.."rluiv comptefely famr ilar wrth fhe ;p".ili;; requirements and for proper performance of the wbrt< of-inis Section.
PART TWO - PRODUCTS
2.1 DES IGN
?'!'l Sfandard cgPmgrglal ifems may be used for flashing, trim, and req-Jlll;"1r""'ded arr sucn-rtemrfreeT o.'"""".0-in"-quuiiir'.i""0".ds specified
2'r'2 Qua'fv standards: ln additfon to-comprytng with a, pertrnen-r codes and reourarions,-com!-ry wlth aii-perttne.; ;";;r;;;jations contalned in 'rArchitecturil sheet la"i"r-ujnriili,'ir"""nt edlflon, of the sheet t4efal and Ai rcondrf ronrng contrac+ors Naiionat'issoctatton.
2.2 MATERIALS AND GAGES
where sheet nreta r. is. requr red, 3nd no maferiar or gage is indicated ::,:::":::''il3il"ill],de the hi;h";;;-;;"'+v anJ-gJs.'"oi,"n.,,rare wrrh the
2.3 GALVANIZED IRON
2'3'l Generar: sheet Metar or lron sha, be a standard brand of open_hearth coffi-ffi1lng steel,-"opp"i-irtyoaenu, rron, or pure iron sheets.2.3.2 Zinc coatlno:
3;i;3;] *3'j,?"jJl?j::j.'n""*'sharrhave a zinc coarins appried by hor-dip
2.4 NAtLS, RtVETS, AND FASTENERS
use onry soft lron rrvets having rust-res istive coati ng, garvanized ll.,l=;"1"1*::i:' ,' prared ."..*, Inl-"u.t",. i. ;;.;;;;;"iT,*n sarvanized
| .2.2
men who
who are
nee ded
FLUX
ac i d.
2.6
All flux used for
SOLDER
All solder used on
OTHER MATERIALS
galvanlzed lron or steel shall be raw muriaciic
galvanlzed sheet sieel shall conform fo ASTM B j2.
ly descrlbed but required for a of this Section, shall be new,as selecied by the Contractor
PAPJ THREE - EXECUTION
3. I tNSPECTIoN
Examine the areas and condrflons under wh rch work of fhls Secrron wlll be instailed. correcf conaltions-detrlmentar-;; il;"p.oper and trmery compleflon of the work. Do nof proceed untll unsatrslucioiv condiflons have been corrected.
3.2 WORKMANSHIP
3.2.1 General:
3'2'l.l Form ail sheef metar accuratery and to the drmensrons and shapes required, flnlshino a mo rded and broken surfaces with true, sharp, ancl straight lines and angres and, nn"." iitercep+tng other,",ib".r, coping to an accurafe f it, soldering securely.
3.2.1.2 Unless otherwlse.?qgg] flcally permltfed by the Designer, turn all exposed edges back l5 mm ( l/Zn).
3.,2.2 , ,Exoanslgn:. Form, fabrlcate, and Install all sheet metal so as to adequaiely provide for expanslon and contracflon In fhe frnlshed work.
3.2.3 Weafherprooflnq:
3.2.3.1 Finish waterilght and weaiherflght where so required.
t;1;3;1 Make ail tock seam work ftat and true to tine, sweating fuil of
3'2'3' J Make arr rock seams and tap seams, when sordered, at reasf ri nrn (|/2") wide,
3'2 '3'.4 where lap seams are not sordered, rap according to prfch but in no case less than 75 mm (in)
3.2.3.5 Make all f lat and lap seams in di rection of f low.
All other materials, not speclflcal
gomplete and proper lnsfallation of the work first quality of thelr respectlve klnds, and subject to the approval of the Deslgner.
END OF SECTION
(
f,r.r*,.0.
PART ONE - GENERAL
I. I DESCRIPTION
l.l.l. Work included: Electrlcal work requlred for fhis blork
lncludss, but is not necessarlly limited to:
( l) Electrlc servlce, complete, to point of connection with the utirity
companyrs fac I lltles;
(2) Maln dlstrlbutlon panel wlth metering equlpment and feeder switches or ci rculi b reakers;
(3) Complete feeder system, ln condult, to power panels and branch cir-culi pane ls i
(4, Branch clrcult panels for power and lighting;
(5) Complete branch clrcuit wirlng system for llghting, motors, recep-tacles, Junctlon boxes, and slmi lar uses;
(6) Lightlng flxtures, wall swltches, receptacles, and sf mi lar items;
(7) Buzzer systems, telephone condult;
(8) Trench ing and backfi lling for underground electrical installation;
(9) Complete exferior floodllght wlrlng sysfem, including furnishing
and setfing of al I floodllght poles;
(10) wlring to, and connectlon of, llghting f lxtures furnished per owner;
1.2 OUALITY ASSUPANCE
1.2.1 codes and standardsi In addttlon to complylng wlth all pertinen*
codes and regulations, comp ly wlth:
.(l) National Electrical Code, latest edition;
(2, Local utllily company regulatlons.
END OF SECTION
t. I DESCR|PTI0N
l'l..l work includgd: The prumbrng system for thls !/ork rncrudes art cord v'arer disrribufion, oor".ti.-"ui"i'r,"u.in; ";;'iiri.lur*,on, vents and wastes, roof drainage and rtoor JrainJge, pt*6 lng-ri*ir"",
"no trim, and allofher prumbino i+.r, r.aii"+.i'";';;" Drawingi or a.sc.ibed ln these ;:ff::'illl3ii;-?ius ar |';;;;;;;#i'ns' rr"'i n;il";',Ji'l' comp rere and
PART TWO - PRODUCTS
2.t P|PE
3;';:. ,.3ji :J::j :lj"i;n??j."Xli.jl;"soir, wasre, vents, suppry, sha'
2.2 VEIIT FLASHING
2.3 FIXTURES AND EQUIF$4ENT
Provlde venf flashing at each vent fhrough the exceedtng the qualtfy of ',SemEoi nJiu'".''r rco_2 flashino
roof, equa I to or and counterflashino.
provi de f lxtures the manufacturer and nrode I requi red siops, supp I ies,rrxrures shal I be ln color
and equlpment
numbers shown
backlng drain,t'wh i tert.
2.4 OTHER MATERIALS
All other maferials, not specifically comptete and proper instalruir"n .;;;; work of f i.rsf quallty of ther r. respecti ve klnds, and as subjecf to the approval or'irre ;;ri;ffi:
KS5OOEB
tQ.t96
Wh lfe
Whlie
PART THREE - PLUMBING FIXTURES
?r
3.t.1
3.1 .2
3. t .2.1
3. t.2.2
3.1 .3
3. t .3.1
3. | .3.2
BATH f 1r4,5,6
Wafer Closet
La vaiory
l(6952 Faucefs
K9627 Onyx Inserfs
EaTn lub
K6931 Valve
K9627 Onyx Inserts
Koh ler
Koh ler
equa I ing or exceedin,
lri::":iriff ::i:fu ti:"liii,i i,
descrlbed but requl red for a
1!1: l":*.r"n, shail be new,selected bv fhe Contrac-lor'
Koh ler K5055 V/h if e
;
C
-)_- s:r=_:_:=_ :-::._
r,\
BA'rH #2 (MASTER SUITE)
Water Closef Koh ler
Bruslied Chrome Handle
Lavatory . (2) Koh ler
K6846 Brushed Chrome Faucet
Bath Tub , Koh ler
K3395-EB Black Black
t<2931 Black Black
K790S Black Black
Brushed Chrome Trim
K6834 Brushed Chrome
K6840 Brushed Chrome
l(6842 Brushed Chrome
l(6844 Brushed Chrome
BATH #3/Powder Room
Water Closet
Lavatory
KITCHEN
J I NK
Faucet
t,s.E.
Spout
Fa ucefs
Shower Va lve
Showe rh ea d
De lta
Insta Hot
Country Grey
Coun-lry Grey
White
K34OO PB
ta905
t(5923
400 wF
FND OF SECTION
.{,
PART ONE - GENERAL
t.l DESCR IPT ION
SURFACE PREPARATION
Clean and p repa re all surfaces In accordance with manufacturers recornmendat I ons .
l' l' l work Incruded: paint and frnrsh ail exferror and interlor exposed surfaces llsted on parntrng schedure anJ drawrngs per the painilng schedute.
1,2
t.2.1
I?
r.3.t
Dark
1,3.2
t.3.3
t.4
t.4.1
Baseboa rd
il)
Q'
(3)
( 4',)
(5)
(6)
t7t
t.4.2
i ns pect
latex or
| .4.3
MATERIALS
Interror naturar wood - watco Medium nuarnuJ. sfarn. sandrng sealer.l,latco Staln Wax mixed 5ol50 wtth ;;;;;i wu+"o Stain Wax.
Parnted walrs : Latex - Kwal Decorator Supreme Flaf Interror Latex Seml-gloss - Kwal Llquld Vinyl
All Exterlor Sldlng & Trlm: 0lympic Clear Wood preservative
METHOD
GluLam Beams, Doo r casr.ng, Doors, Door Jambs, lrlrndow Jambs & sashes,and Exposed. Nafural Wood:
Sand and Clean
Apply coat of sanding sealer
Sand and flll nail holes wlth color putfy to mafch stain
Apply sandlng sealer
Sand and clean
Hand apply watco staln wax mlxture with #0000 steel wool
Buff with clean clolh
Walls: Mask all areas as necessary. prime wi+h pVA primer and for areas needlng dryrva,,repalr. ipli prir" after at repairs. spray seml-gloss wlth even coats.
Clean Up: Remove all masklng and clean up overspray.
END OF SECTION