Press Alt + R to read the document text or Alt + P to download or print.
This document contains no pages.
HomeMy WebLinkAboutECHDA18-009 FCI Constructors IncPRECONSTRUCTION AND CONSTRUCTION SERVICES AGREEMENT
FOR THE EAGLE COUNTY HOUSING AND DEVELOPMENT AUTHORITY EAGLE
RANCH LOT 3 APARTMENTS
THIS AGREEMENT is entered into as of ______________, by and between Eagle County
Housing and Development Authority, (“OWNER” or “ECHDA”) and FCI Constructors, Inc., a
Colorado corporation (hereinafter referred to as “FCI” or “Contractor”).
WHEREAS, OWNER intends to design and construct twenty-two units of housing and related
parking and supporting infrastructure on the property known as Eagle Ranch Lot 3, in Eagle,
Colorado. The twenty-two new units will be a mixture of one and two bedroom units in Eagle,
Colorado (“the Project”); and
WHEREAS, the Architect for the Project is J.V. DeSousa, L.L.C., 1910 Seventh Street, Third
Floor, Boulder, Colorado 80302; and
WHEREAS, the OWNER seeks professional preconstruction services to facilitate and assist
with the design of the Project and final construction services to complete the facility as designed;
and
WHEREAS, Contractor represents to the OWNER that it is authorized to do business in the
state of Colorado, and that it has, by virtue of its capabilities of budgeting, cost estimating,
management, and personnel, the required technical and professional expertise to perform the
scope of Work set forth in Paragraph 2 hereunder.
NOW THEREFORE, OWNER and Contractor, for the consideration hereinafter set forth, agree
as follows:
1. Definitions
1.1. "Agreement" or "Contract" means this written agreement.
1. 2. "Architect" means “Engineer / Architect” for this Project is J.V. DeSousa or such other
professional architect, or group or association or professional corporation of such approved
professional architects, engineers and consultants, who have contracted with the OWNER to
accomplish the architectural and engineering services necessary to the Work.
1.3. "Change Order" means a written order to the CM/GC signed by the ECHDA Board or the
Project Manager and the CM/GC, issued after the execution of this Agreement, authorizing a change
in the Work, the method or manner of performance, or an adjustment in the Guaranteed Maximum
Price, Preconstruction Services, Construction Services, or the Contract Time.
1.4. “CM/GC” means Construction Manager/General Contractor and for this Agreement shall
be interchangeable with Construction Manager -At-Risk “CM-A-R”.
1.5. "Colorado Labor" means as provided in C.R.S. §8-17-101 et seq. as amended.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
8/7/2018
2
1.6. "Completion Date" means the first date when all of the following have occurred: the date
that the Architect and Project Manager have certified that construction is completed in accordance
with the Contract Documents, the local jurisdiction has issued a Certificate of Occupancy, and the
date the OWNER can fully occupy or utilize the Work for the purpose for which it is intended.
1.7. "Construction Documents" means the drawings and specifications that set forth in detail
requirements for the construction of the Project. “100% Construction Documents” means 100%
Design Documents with further detailed drawings and sections for constructability and written
specifications for 100% ability to construct the project.
1.8. “Contingency” means the set percentage of the construction contract amount budgeted for
unforeseen emergencies or design shortfalls identified after the construction project commences.
1.9. "Contract Documents" means this Agreement, Amendments to this Agreement, Conditions
of the Contract (General, Supplementary and other Conditions), Drawings, Specifications, Notices
to Proceed, Change Orders, Addenda to the RFP issued prior to execution of this Agreement, if any,
and other documents as identified in Paragraph 12 of this Agreement.
1.10. “Cost” means the total cost of labor, materials, provisions, supplies, fees, tests, expenses,
bonds, equipment rentals, equipment purchases, insurance, supervision, engineering, clerical, and
accounting services, the value of the use of equipment, and reasonable estimates of other
administrative costs which may be reasonably apportioned to this Project to complete it in
accordance with this Contract.
1.11. “Direct Cost of Work” means the Cost without the CM/GC Fees set forth in Exhibit “C”.
1.12 "Day" means calendar day unless specifically designated otherwise.
1.13. "Design Development" means the phase in which the Architect and other consultants
prepare the design development documents, from the approved schematic design, for submission to
the OWNER for its approval.
1.14. “Design Documents” means the drawings and other documents that fix and describe the
size and character of the entire project as to architectural, structural, mechanical, and electrical
systems, materials and such other elements of the Project as may be appropriate. “100% Design
Documents” means Design Documents that include grading, drainage, utility, irrigation, roadways,
field lighting, building architectural, structural, mechanical, electrical, plumbing and other
specifications necessary for a complete understanding of the scope of work for this Project.”
1.15. "Drawings" means all drawings and specifications reviewed and accepted by the OWNER
which have been prepared by the Architect showing the Work to be done.
1.16. “Guaranteed Maximum Price" and "GMP" mean that maximum amount for which the
OWNER agrees to reimburse the total cost of the Work up to a prescribed ceiling amount.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
3
1.17. “Notice to Proceed with Construction Services” means written notice from the Project
Manager to the CM/GC with direction to commence the Construction Services (as defined in
Paragraph 2.3 below), subject to the conditions of this Agreement.
1.18. The "Project" means the total design and construction of which the Work performed under
the Contract Documents is a part, and may include construction by the OWNER or by separate
Contractors.
1.19. "Project Manager" means the individual appointed by the OWNER to act as the OWNER’s
representative. The Project is under the authority of the Eagle County Facilities Management
Department, the Director of which, or his designee, shall be OWNER’s Project Manager with
Contractor with respect to the performance of the Work (hereinafter “Project Manager”). The Eagle
County Project Manager shall be authorized to sign change orders increasing the scope of work and
associated compensation within the budget constraints set for the Project. Change orders in excess
of the budgeted amount must be signed and approved by the ECHDA Board or its assigns.
1.20. "Subcontractor" means a person, firm, corporation, or other entity supplying labor and
materials, or only labor, for the Work, under separate contact or agreement with the CM/GC or any
other subcontractor.
1.21. “Substantial Completion” (also “substantial completion”) means the first date when all of
the following have occurred: the date that the Architect and Project Manager have certified that
construction is sufficiently complete in accordance with the Contract Documents such that OWNER
can occupy or utilize the Work for the purpose for which it is intended and the local jurisdiction has
issued a Temporary Certificate of Occupancy.
1.22. "Supplier" means any manufacturer, fabricator, distributor, material-man or vendor.
1.23. "Value Engineering" means the technical review and analysis of systems and materials
being considered in the design to produce the greatest value for the least cost, the object of which is
to achieve the optimum value for each construction dollar spent and keep the fiscal constraints set
forth throughout the Contract Documents.
1.24. "Work" means the Preconstruction Services (as defined in Section 2.1 below) and, if
Contractor is selected as the CM/CG, the Construction Services (as defined in Paragraph 2.3 below)
and all other services required by the Contract Documents, including all other labor, materials,
equipment and services provided or to be provided by the CM/GC to fulfill Contractor’s obligations
under the Contract Documents. The Work may constitute the whole or a part of the Project.
2. Work
2.1. Preconstruction Services:
Contractor, shall perform those preconstruction services that are normally and
customarily provided during the planning and design phases of project of this nature, as more
fully described in ECHDA’s Request for Proposal and Qualifications, Preconstruction Services,
for Eagle Ranch Lot 3 Apartments, Eagle Colorado, attached hereto as Exhibit “A,” and
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
4
incorporated herein by this reference (the “Preconstruction Services”) and as identified in the
CM/GC Fee Structure attached hereto as Exhibit “B” and incorporated herein by this reference.
The Preconstruction Services are generally described as the follows:
A. Contractor will consult with, advise, assist and make recommendations to
the OWNER and Architect on all aspects of planning for the Project, including
review and validation of plans, cost estimates and schedules.
B. Contractor will designate a competent representative (“Preconstruction
Representative”), and any necessary assistance, all satisfactory to the Eagle
County Project Manager, to attend at least bi-weekly meetings, commencing
immediately and continuing throughout the design phase of the project, as
requested with the Architect and/or OWNER to advise and discuss the
preconstruction progress and respond to questions regarding the Project. As of
the date of execution of this Agreement, Contractor has designated Gabe Conner
its Preconstruction Representative. The Preconstruction Representative shall not
be changed except with the consent of the Eagle County Project Manager, which
consent shall not be unreasonably withheld.
C. Contractor will assist the Architect and OWNER at any point in the
Preconstruction process to provide cost analysis comparisons of various materials,
products, or design options.
D. Contractor will provide Value Engineering services through technical
review and analysis of alternative designs, systems, and materials being
considered in the design to produce the greatest value for the least cost.
Contractor will provide cost estimates of the alternatives and evaluate the
alternatives on the basis of costs, time schedules, availability of labor and
materials, construction feasibility, warranties and projected life expectancy.
E. Contractor will make budget estimates based on the existing Design and
other available information. Contractor will review and refine subsequent
estimates with quantity take-off cost estimates in increasing detail as the
development of the plans and specifications proceeds, and will advise the
OWNER and the Architect if it appears that the targets for the Project budget
and/or completion will not be met.
F. After the 100% Design Development is determined by the OWNER and
Engineer and OWNER and Architect have approved 100% Design Documents,
Contractor will provide subcontractor prequalification and solicit subcontractor
pricing with the 100% Design Documents. Contractor will then compile final
pricing, to include hard bid subcontractor pricing, plus any other estimates and
projections, for a comprehensive final cost estimate which shall be presented to
the OWNER as a Guaranteed Maximum Price (“GMP”). Contractor will present
Owner with the GMP, a detailed budget and construction schedule within 21
calendar days of the issue of the 100% Design Documents.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
5
The GMP, budget and construction schedule must be approved by the Eagle
County Project Manager and the OWNER before the Design and Construction
Documents are implemented. The Construction Services may commence only
upon the OWNER’s issuance of a Notice to Proceed with Construction Services.
G. Contractor will review plans and specifications with the Architect for
accuracy and completeness and endeavor to eliminate areas of conflict and
overlap in the work to be performed by the various subcontractors.
H. Contractor will assist the design team in making recommendations of
sequencing based on the project parameters for determining the most cost
effective construction sequence. Contractor will provide a preliminary critical
path schedule for the completion of the design phase, procurement of long lead
items and construction phase to acquire a Certificate of Occupancy by November
30, 2019.
I. Contractor will maintain an “Open Book” with the OWNER and agrees to
provide copies of all data, bids, estimates, takeoffs, and any other supporting
documentation generated for pricing, products, materials, and schedule analysis.
Some forms, formats and procedures may be construed as proprietary and
copyrighted material. Although available for review by the OWNER, said
materials such as estimating and project management information written,
developed and implemented by Contractor shall not become public information.
J. Contractor will assist the OWNER in obtaining Building Permits if
requested.
2.2. Issuance of Notice to Proceed with Construction Services:
A. If after completing Preconstruction Services, Contractor’s proposed GMP,
detailed budget and construction schedule are accepted by the OWNER, then the
OWNER shall provide Contractor with a Notice to Proceed with Construction Services as
the Construction Manager/General Contractor (“CM/GC”). Any modifications to this
Agreement shall be recorded in writing as an addendum.
B. OWNER, in its sole discretion, may decide not to proceed with the Project or with
Contractor as the CM/GC, or OWNER may decide not to issue a Notice to Proceed with
Construction Services to Contractor for any reason or no reason at all. In the event
OWNER does not proceed with the Project or does not select Contractor as the CM/GC
prior to commencement of Construction Services, Contractor will be paid for
Preconstruction Services performed to that point, time and materials inclusive, in an
amount of Zero dollars ($0). This amount shall represent the total due to the Contractor
for Work performed.
C. Upon receipt of a Notice to Proceed with Construction Services, Contractor shall
carry out and develop the overall plans produced by the Architect that have been pre-
approved by the Eagle County Project Manager; establish procedures for coordination
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
6
between the Architect and Contractor’s subcontractors with respect to all aspects of the
Construction Services and implement such procedures; and supervise and direct the work
of its subcontractors and coordinate the Work with the OWNER’s objectives of cost, time
and quality, all in accordance with Section 2.3 herein.
2.3. Construction Services
In the event OWNER issues to Contractor, a Notice to Proceed with Construction Services, the
work and services to be provided shall include, but will not be limited to, the following
(hereinafter, the “Construction Services”):
A. Contractor shall furnish labor, materials, equipment and Construction Services (1)
which expeditiously, economically and properly complete the Project in the manner most
consistent with the OWNER's interests and objectives; and (2) in accordance with the
highest standards currently practiced by persons and entities performing comparable
labor and services on projects similar in size, complexity and cost in the State of
Colorado.
B. Supervision: Contractor shall supervise and direct the Construction Services, and
shall be solely responsible for all construction means, methods, techniques, sequences,
and procedures and shall coordinate all portions of the Work under this Agreement.
Contractor shall be responsible to OWNER for the acts and omissions of Contractor’s
subcontractors, agents, employees and any other persons performing any of the Work or
furnishing materials under a contract with Contractor.
C. Meeting Attendance: Contractor shall meet regularly with the Architect and Eagle
County Project Manager to discuss progress, present material and information and respond
to questions regarding the Project. Contractor will be responsible for submitting to the
Eagle County Project Manager, within five working days, the minutes of all meetings
during the preconstruction and construction phases. Schedule and conduct weekly
progress meetings at which subcontractors, Architect, the Eagle County Project Manager,
and Contractor can discuss jointly such matters as progress, problems and scheduling.
D. Schedule: Within fifteen (15) working days of issuance of the 100% Design
Documents, Contractor shall prepare and submit a construction schedule for the
Construction Services which shall provide for the expeditious practicable execution of the
Construction Services. The schedule shall be consistent with the previously issued
schedules, not exceed time limits current under this Agreement and shall be related to the
entire Project to the extent required by this Agreement. The schedule for the performance
of the Work shall be a Critical Path Method system. Contractor shall provide a detailed
schedule for the operation of Contractor and subcontractors on the project, including
realistic activity sequences and durations, allocation of labor and materials, processing of
shop drawings and samples and delivery of products requiring long lead-time
procurement.
E. Project Construction Budget: Contractor shall review the project budget and
advise the Eagle County Project Manager if it appears that the Project Construction
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
7
Budget will not be met and make recommendations for corrective action. Contractor shall
develop and monitor an effective system of Project cost control; incorporated approved
changes as they occur; develop cash flow reports and forecasts as required; identify any
variance between actual and budgeted costs within project budgets; advise Architect and
Eagle County Project Manager whenever projected costs are expected to vary from the
projected budget and/or the Guaranteed Maximum Price, and continually monitor the cost
estimates to assure that the Work remains within the applicable budget of the Guaranteed
Maximum Price.
F. Coordination of Contract Documents: Contractor shall review the drawings and
specifications and recommend alternative solutions whenever design details affect
construction feasibility of schedules.
G. Plan Review: Contractor shall review plans and specifications with the Architect
and the Eagle County Project Manager so as to reduce areas of conflict and for
coordination, accuracy and completeness of the plans and specifications at the issue of the
construction documents.
H. Labor: Contractor shall arrange and provide all labor necessary to accomplish
and complete the Construction Services and analyze the types, quantity and availability of
appropriate categories of labor required for various phases of the Project.
I. Project Control: Contractor shall monitor the work of the subcontractors and
coordinate the work with the activities and responsibilities of the Eagle County Project
Manager and the Architect to complete the Project in accordance with the Construction
Documents and OWNER's objectives of cost, time and quality.
J. Organization: Contractor shall establish on-site organization and lines of
authority in order to carry out the overall plans of the Construction Documents.
K. Communication: Contractor shall establish procedures for coordination among
the Eagle County Project Manager, the Architect, subcontractors and Contractor with
respect to all aspects of the Project and implement such procedures.
L. Monitoring: Contractor shall provide regular monitoring of the schedule as
construction progresses; Identify potential variances with the scheduled completion dates;
Review schedule for Work not started or incomplete and recommend to the Eagle County
Project Manager and the Architect adjustments in the schedule to meet the Completion
Date; Provide summary reports of each monitoring and document all changes in schedule;
and Determine the adequacy of the subcontractors' personnel and equipment and the
availability of materials and supplies to meet the schedule.
M. Cost Control: Contractor shall develop and monitor an effective system of project
cost control, showing actual costs for activities in progress and estimates for uncompleted
tasks. Incorporate approved changes as they occur.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
8
N. Permits and Fees: Contractor shall apply for a building permit for the Project.
OWNER will pay the direct cost for the building permit. Contractor shall secure all other
permits, including grading, mechanical and electrical permits applicable to subcontractor
work and any other special permits for permanent improvements not previously obtained
by the OWNER.
O. Staffing: Contractor shall keep on the Project at all times, during its progress, a
project superintendent (“Superintendent”), and any necessary assistants, including a
Project Manager, all satisfactory to the Eagle County Project Manager, to coordinate and
provide general direction of the work and progress of the subcontractors on the Project.
Contractor’s Superintendent or Project Manager shall not be changed except with the
consent of Eagle County's Project Manager, such consent to not be unreasonably withheld.
Contractor’s Superintendent and Project Manager shall represent Contractor and all
direction given to it shall be as binding as if given to Contractor.
P. Contractor shall provide full-time, qualified and efficient supervision of the Work,
using their best skill and attention. Contractor shall carefully study and compare all
drawings, specifications and other instructions and shall report to the Eagle County Project
Manager, and immediately correct any error, inconsistency or omission which it may
discover. Contractor shall inspect the work of the subcontractors at all stages and at final
completion and shall guard the OWNER against defects and deficiencies in such work.
Contractor shall be responsible to the OWNER for the acts and omissions of all its
Subcontractors, employees, agents and all other persons performing any of the Work or
furnishing materials under a contract, for which Contractor has supervisory or inspection
responsibility hereunder.
Q. Safety: Contractor shall be responsible for the safety of persons and property and
for compliance with all federal, state and local statutes roles, regulations and orders
applicable to the conduct of the Construction Services.
R. Shop Drawings and Samples: In collaboration with the Architect, Contractor shall
establish and implement procedures for expediting the processing and approval of shop
drawings and samples.
S. Reports and Project Site Documents: Contractor shall record the daily progress of
the Project in a daily log available to the OWNER and the Eagle County Project Manager.
Submit on a monthly basis written progress reports and summaries of meetings to the
Eagle County Project Manager, including information on the subcontractors' work, the
actual cost vs. budgeted cost, actual construction point vs. projected schedule point,
reasons for any discrepancies, the percentage of completion and the corrective actions to
obtain compliance with time and cost schedules.
T. Record Maintenance: Contractor shall maintain at the Project site, on a current
basis, records of all necessary contracts, shop drawings, samples, purchases, materials,
equipment, maintenance and operating manuals and instructions and any other documents
and revisions thereto which arise out of this Agreement or the Construction Services.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
9
U. Project Completion: Contractor shall determine Project Completion of designated
portions of the Work and prepare for the Eagle County Project Manager a list of
incomplete or unsatisfactory items and a schedule for their completion.
3. Time of Performance:
3.1 Contractor shall begin the Preconstruction Services upon full execution of this
Agreement by both parties. Contractor shall complete its design review and budget review and
provide the OWNER with its GMP, a detailed budget and final construction schedule within 21
calendar days of the issue of the 100% Design Documents.
3.2. Contractor agrees that Construction Services shall commence within ten (10) days of
OWNER’s issuance of a Notice to Proceed with Construction Services and all Construction
Services shall be substantially completed in accordance with the construction schedule approved
by the Project Manager. In no event shall the Completion Date be later than 365 calendar days
from issuance of the Notice to Proceed, absent written agreement for an extension of time in
accordance with Paragraph 4 below.
4. Liquidated Damages
4.1. OWNER and Contractor recognize that time is of the essence of this Agreement and that
the OWNER expects the Project to be substantially complete in accordance with the construction
schedule approved by the Project Manager. They also recognize the delays, expense, and
difficulties involved in proving a legal or arbitration preceding the actual loss suffered by the
OWNER if the Project is not substantially complete in accordance with the approved schedule.
Accordingly, instead of requiring such proof, the OWNER and Contractor agree that as
liquidated damages (but not as a penalty) for delay beyond the substantial completion date
indicated in the schedule approved by the OWNER Contractor shall pay the OWNER five
hundred dollars ($500.00) for each day that expires after the substantial completion date
indicated in the schedule approved by the OWNER, until the Project is complete.
4.2. If Contractor believes that a contract extension should be granted due to delays caused by
excusable, inclement weather, it may request a contract extension in writing from the Eagle
County Project Manager. The OWNER shall thereon grant an extension equal, in the OWNER’s
reasonable opinion, in duration to the delay, if any, that was caused by the excusable, inclement
weather. Excusable, inclement weather is excessive snowfall, excessive rainfall, excessive
freezing temperatures or excessive wind conditions, the degree or duration of which varies in
excess of the average conditions expected, which is unusual for the particular time and place
where the work is to be performed, or which could not have been reasonably anticipated by
Contractor.
4.3. The completion dates as set forth in Paragraphs 4.1 and 4.2 above include a reasonable
time for the reviews and approvals required by this Agreement. Should Contractor be
unreasonably delayed by the failure of any person or entity to provide review or approval within
such reasonable time, Contractor may be entitled to an appropriate extension of time after a
written request for such extension has been submitted to and approved by the Eagle County
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
10
Project Manager in writing. No time extension will be granted unless a determination is made by
the OWNER, in its sole discretion that good cause exists for such extension.
4.4. All time extensions shall be made pursuant to Paragraph 7 of the General Conditions.
5. Compensation and Payment:
5.1. OWNER shall pay Contractor in accordance with Paragraph 5.8 below and Paragraph
18 of the General Conditions of Contract a contract price (“Contract Price”) equal to the
CM/GC Fees (as set forth in Exhibit “C”) plus the Direct Cost of the Work, subject to any
GMP established pursuant to Paragraph 5.6 hereof and any adjustments made in accordance
with the General Conditions of Contract. The funds appropriated for this Project will be equal
to or in excess of the GMP.
5.2. The OWNER shall pay Contractor Zero Dollars ($0) for Preconstruction Services
described in Paragraph 2.1, subject to Paragraph 5.4 hereunder.
5.3. Additional Services, if requested by the OWNER and approved in writing in advance of
performance, that are determined by the OWNER not to be similar in nature as described in
Paragraph 2.1 through Paragraph 2.3 shall be paid to Contractor based on a GMP approved by
the OWNER in writing, which shall include construction costs (or “Direct Cost of Work”) as
well as CM/CG fees that are in line with Contractor’s proposal for the Eagle Ranch Lot 3
Apartments, Eagle, Colorado, dated May 9, 2018 attached hereto as Exhibit “B” and
incorporated herein by this reference. The Eagle County Project Manager shall have authority to
execute amendments and modifications to this Agreement within the parameters of the
appropriated funds for this Project.
5.4. Notwithstanding the foregoing, neither party represents that the Project will be
constructed or that Contractor will be the CM/GC in the event of Construction on this Project. It
is agreed that in the event Contractor is selected for Construction Services the Construction
Services Fee will be established at six percent, (6.0%) of the direct cost, inclusive of the
Preconstruction Services Costs, bonds, insurance and Contingency for the Project.
5.4.1. Construction Services Fee. Contractor’s Construction Services Fee shall include all
overhead and profit. Overhead shall include Contractor's off site costs, including, but not
limited to, those for scheduling, estimating and support of the project. This amount is to include
the Cost for key personnel and other off site office staff. Profit means before tax profit. On-site
costs of construction will be considered a part of the costs of the work and these costs are not to
be included in the fee. Costs to be included in the Construction Services Fee shall include only
those services and other items identified under the CM/GC Basic Fee column in the CM/GC
Fee Structure attached hereto as Exhibit “C.”
5.4.2. Adjustments in Construction Services Fee for additions or other changes that are
directed by the OWNER to increase the scope of Work and related construction costs shall only
be made as follows:
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
11
A. After the GMP is accepted by the OWNER, the OWNER shall be entitled to
direct additions or other changes that increase the scope of Work and the
construction cost up to an aggregate total of $110,000 without increasing the
Construction Services Fee.
B. Additions to or other changes that increase the scope of Work and construction
cost above the $110,000 Change Order Mark-Up “Free Zone” shall be subject to
a Construction Services Fee of six percent, (6%) excluding bonds and insurance
for the additional work.
5.5. Abandonment or significant reduction in the scope or magnitude of the Project will not
result in a negotiated reduction of the Construction Services Fee. The Construction
Services Fee will be based on the GMP and will not be subject to reduction if the GMP
can be reduced through the efforts of Contractor via procurement efforts or other cost
saving construction methods.
5.6. Guaranteed Maximum Price. The GMP shall include all of the Contractor's
obligations to be performed pursuant to the terms of the Contract Documents and include the
Direct Cost of Work and the CM/GC Fees as listed below:
A. All items identified under “Preconstruction Fee,” “CM/GC Basic Fee,” “General
Conditions,” and “Direct Cost of Work” in the CM/GC Fee Structure attached hereto
as Exhibit “C”
B. All items described in Contractor, CM/GC Fee Proposal Form, dated May 9, 2018,
attached as Exhibit “B” to this Agreement,
C. All Preconstruction Services Fees, Construction Services Fees and Direct Cost of
Work charges shall include:
a. Actual wages paid for labor in the direct employ of Contractor in the
performance of the Work under applicable collective bargaining agreements, or
under a salary or wage agreed upon by Eagle County’s Project Manager and
Contractor and including other benefits, if any, as may be payable with respect
thereto. If these wages are under applicable collective bargaining agreements the
termination date of such agreements must be included.
b. Actual salaries of Contractor's employees wherever stationed and in whatever
capacity employed.
c. Actual cost of pension contributions, hospitalization, vacations, medical
insurance, assessments or taxes for such items as unemployment compensation
and social security, insofar as such cost is based on wages, salaries or other
remuneration paid to employees of Contractor and included in the cost of the
Work.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
12
d. The reasonable transportation, traveling and hotel expenses of Contractor or of
its officers or employees incurred in discharge of duties connected with the
Work.
e. Actual cost of all materials, supplies and equipment incorporated in the Work,
including costs of transportation thereof. Also includes any material in excess of
those actually installed but required to provide reasonable allowance for waste
and spoilage.
f. Actual payment made by Contractor to subcontractors for work performed
pursuant to contract under this Agreement.
g. Actual cost, including transportation and maintenance, of all materials, supplies,
equipment, temporary facilities and hand tools not owned by the workmen,
which are employed or consumed in performance of the Work and costs less
salvage value on such items used but not consumed which remain property of
Contractor.
h. Actual rental charge of all necessary machinery and equipment, exclusive of
hand tools, used at the site of the Work, whether rented from Contractor or
other, including installation, repairs and replacement, dismantling, removal,
costs of lubrication, transportation and delivery costs thereof, at rental charges
consistent with those prevailing in the area.
i. Cost of the premiums for all bonds and insurance which are required by the
Contract Documents.
j. Mechanical, Electrical and Plumbing Permit fees,
k. Minor expenses such as telegrams, long distance telephone calls, telephone
service at the site, expressive and similar petty cash items in connection with the
Work.
l. Cost of removal of all debris.
m. Cost incurred due to an emergency affecting the safety of person and property,
to the extent not compensated by insurance or otherwise.
n. Other costs incurred in the performance of the Work if and to the extent
approved in advance in writing by the Eagle County Project Manager.
o. All costs directly incurred in the performance of the Work and not included in
the Construction Services Fee.
p. Cost of construction support activities such as Work items included in the
condition of the contract and in the specifications unless they are provided by
contractors.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
13
q. Legal costs, court costs and costs of mediation and arbitration reasonably arising
from Design-Builder’s performance of the Work, provided such costs do not arise
from disputes between Owner and Design-Builder. Such costs are part of Design-
Builder’s fee.
r. Costs incurred for contingency items, up to the total Contingency amount.
s. Wherever the Contract Documents state that Design-Builder shall perform any
Work or incur any expense, it shall be understood to mean, in the absence of
specific language to the contrary in this Agreement, that the cost thereof shall be
included in the Cost of the Work payable by the Owner subject to the GMP. Costs
shall be actual costs paid by the Design-Builder, less all discounts, rebates and
salvages.
t. Indirect costs (General Condition Fees).
u. Construction Services Fee, as set forth in Exhibit “B.”
v. Two (2) sets of as-built drawings.
w. Three (3) complete bound sets of required operations and maintenance manuals
and instructions.
5.6.1. The GMP includes General Conditions/General Requirements. Contractor will submit
for review and acceptance by the OWNER an itemized breakdown of the General Conditions
Fees for the Project in accordance with CM/GC Fee Schedule Proposal, Special Instructions,
Exhibit C of this Agreement.
5.6.2 Review and Adjustment to GMP. After submission of the GMP proposal, Contractor
and OWNER shall meet to discuss and review the GMP. If OWNER has any comments
regarding the GMP, or finds any inconsistencies or inaccuracies in the information presented, it
shall promptly give written notice to Contractor of such comments or findings. If appropriate,
Contractor shall, upon receipt of OWNER’s notice, make appropriate adjustments to the GMP.
5.6.3 Acceptance of GMP. The GMP may be negotiated between the parties. If OWNER
elects to accept the GMP or a negotiated version thereof, as determined by OWNER in its sole
discretion, the GMP and its basis shall be set forth in an amendment to this Agreement. In such
event, OWNER may, in its sole discretion, provide Contractor with a Notice to Proceed with
Construction Services with all or a portion of the remaining phases of the Work. With respect
to any Notice to Proceed with Construction Services identified in the Contract Documents,
OWNER, in its sole discretion, may decide not to issue a Notice to Proceed with respect to all
or any portion of the Work for any reason or no reason at all.
5.6.4 Failure to Accept the GMP. OWNER, in its sole discretion, may decide to accept or
reject the GMP proposal for any reason or no reason at all. In the event OWNER does not
accept the GMP proposal, then Contractor will be paid for the Work performed to date under
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
14
this Agreement. In the event the Work performed consists only of the Preconstruction Services
described in Paragraph 2.1, above, Contractor will be paid Zero Dollars ($0).
5.6.5. Any project savings, below the GMP, resulting from bidding of subcontractors and other
costs of the work shall accrue to the OWNER.
5.7. The funds appropriated for this Project are equal to or in excess of the GMP.
Notwithstanding anything to the contrary contained in this Agreement, no charges shall be made
to the OWNER nor shall any payment be made to Contractor in excess of the above amounts for
any work done without the written approval of the OWNER in accordance with a budget adopted
by the ECHDA Board in accordance with the provisions of the Colorado Revised Statutes.
5.8. Pursuant to the provisions of Section 24-91-103.6 C.R.S., and notwithstanding anything
to the contrary contained elsewhere in the Contract Documents, no Change Order or other form
of order or directive by OWNER, and no amendment to this Agreement, requiring additional
compensable Work to be performed which Work causes the aggregate amount payable under the
Agreement to exceed the amount appropriated for the original Agreement, shall be of any force
or effect unless accompanied by a written assurance by OWNER that lawful appropriations to
cover the costs of the additional Work have been made or unless such Work is covered under a
remedy-granting provision in the Agreement.
5.9. Payment Procedure for Preconstruction Services. The OWNER shall pay Contractor
Zero Dollars ($0) for Preconstruction Services described in Paragraph 2.1, above.
5.9.1. Payment Procedure for Construction Services If Contractor is selected as the
CM/GC, Contractor shall submit applications for payment and back-up material (e.g.
Subcontractor's invoices, vender statements and receipts) as shall be reasonably required in
accordance with the General Conditions. Applications for payment must be provided on AIA
forms G702 and G703 in written or electronic form. These applications shall indicate the
percentage of completion of each portion of the Construction Services as of the end of the
period covered by the application for payment. Applications for Payment will be processed as
provided in the General Conditions.
5.9.2. PROGRESS PAYMENTS: The OWNER shall make monthly progress payments on
account of the Contract Price on the basis of Contractor's Applications for Construction
Agreement Payments, as provided below. All progress payments will be on the basis of the
progress of the Work. The OWNER shall have the right to request and inspect supporting
documentation for progress payments, including but not limited to receipts and invoices
evidencing payments of charges associated with the Work.
Prior to Completion, progress payments will be in an amount equal to:
Ninety-five percent of the calculated value of Work completed and materials and equipment not
yet incorporated in the Work but delivered and suitably stored, less in each case the aggregate of
payments previously made. The withheld percentage of the Contract Price may be retained until
the Work is completed satisfactorily and finally accepted by the OWNER as provided for herein.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
15
5.9.3. FINAL PAYMENT: Except as provided by Paragraph 5.10 of this Agreement, within
sixty (60) days of completion and acceptance of the Work by the OWNER in accordance with
Section 17 of this Agreement and Paragraphs 20 and 21 of the General Conditions, the OWNER
shall pay the remainder of the Contract Price. The final payment shall not be made until after
final settlement of this Agreement has been duly advertised at least ten days prior to such final
payment by publication of notice thereof at least twice in a public newspaper of general
circulation published in Eagle County, and the Board of County Commissioners has held a
public hearing, thereupon and complied with C.R.S. §38-26-107. Final payment shall be made in
accordance with the requirements of the aforesaid statute.
5.10 The OWNER may withhold from any payments due to Contractor, to such extent as
may be necessary to protect the OWNER from loss, because of defective work or material not
remedied or the failure of Contractor to carry out the Scope of Work in accordance with this
Agreement.
5.11. Contractor shall maintain comprehensive, complete and accurate records and accounts of
its performance relating to this Agreement for a period of three (3) years following termination
or expiration of this Agreement, which period shall be extended at the OWNER’s reasonable
request. The OWNER shall have the right within such period to inspect such books, records and
documents upon demand, with reasonable notice and at a reasonable time.
6. Independent Contractor:
It is expressly acknowledged and understood by the parties hereto that nothing contained in this
Agreement shall result in, or be construed as establishing, an employment relationship.
Contractor shall be, and shall perform as, an independent contractor. No technician, agent,
subcontractor, employee, or servant of Contractor shall be, or shall be deemed to be, the
employee, agent or servant of OWNER. Contractor shall be solely and entirely responsible for
its acts and for the acts of its technicians, agents, employees, and servants during the
performance of this Agreement. Contractor shall not represent, act, purport to act or be deemed
the agent, representative, employee or servant of OWNER.
7. No Assignment:
The parties to this Agreement recognize that in entering into this Agreement, OWNER is relying
upon the resources, skill and reputation of Contractor. Therefore, Contractor may not assign its
interest in the Agreement, including the assignment of any rights or delegation of any obligations
provided therein, without the prior written consent of OWNER, which consent OWNER may
withhold at its sole discretion. Except as so provided, this Agreement shall be binding on and
inure to the benefit of the parties hereto, and their respective successors and assigns, and shall
not be deemed to be for the benefit of or enforceable by any third party. Unless specifically
stated to the contrary in any written consent to an assignment, no assignment will release or
discharge the assignor from any duty or responsibility under the Agreement.
8. Subcontracts:
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
16
8.1. All portions of the Work that Contractor does not perform with its own forces shall be
performed under subcontracts by Subcontractors prequalified by Contractor.
8.2. All subcontracts will be between Contractor and the Subcontractors.
8.3. Contractor shall be responsible to OWNER for the acts and omissions of its agents,
employees, suppliers, Subcontractors performing work under a contract with Contractor and such
Subcontractors’ lower-tier subcontractors, agents and employees.
8.4. By an appropriate written agreement, Contractor shall require the Subcontractor to the
extent of the Work to be performed by the Subcontractor, to be bound to Contractor by the terms
of the Contract Documents and to assume toward Contractor all the obligation and responsibility
which Contractor, by the Contract Documents, assumes toward OWNER. Said agreement shall
preserve and protect the rights of OWNER under the Contract Documents with respect to the
Work to be performed by the Subcontractor so that the subcontracting thereof will not prejudice
such rights. Contractor shall require each Subcontractor to enter into similar agreements with its
subcontractors. Contractor shall make available to each proposed Subcontractor, prior to the
execution of the subcontract, copies of the Contract Documents to which the Subcontractor will
be bound. Each Subcontractor shall similarly make copies of such Documents to its
subcontractors.
8.5. Each subcontract and material purchase order is hereby assigned to OWNER by
Contractor provided that (a) assignment is effective only after termination of the Contract by
OWNER for cause and only for those subcontract agreements which OWNER accepts by
notifying the Subcontractor and Contractor in writing; and (b) assignment is subject to the prior
rights of the surety, if any, obligated under the bond relating to the Project. Each subcontract and
material purchase order shall include this assignment.
8.6. Nothing contained in the Contract Documents shall be deemed to create any contractual
relationship between any Subcontractor of any tier and OWNER.
9. Insurance:
9.1 At all times during the term of this Agreement, Contractor and its Subcontractors shall
maintain the insurance as set forth in Paragraph 14 of the General Conditions:
9.2. Certificates of Insurance acceptable to OWNER, evidencing the above required amounts
shall be filed with the OWNER with respect to the Contractor and subcontractor prior to
commencement of the Work.
10. Indemnification:
The Contractor shall indemnify and hold harmless OWNER, its officers, agents and employees
(referred to collectively for purposes of this Paragraph 10 as “OWNER”) against any losses,
claims, damages or liabilities for which OWNER may become subject to insofar as any such
losses, claims, damages or liabilities arise out of, directly or indirectly, this Agreement, or are
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
17
based upon any performance or nonperformance by Contractor or any of its Subcontractors
hereunder; and Contractor shall reimburse OWNER for reasonable attorney fees and costs, legal
and other expenses incurred by OWNER in connection with investigating or defending any such
loss, claim, damage, liability or action. This indemnification shall not apply to claims by third
parties against OWNER to the extent that OWNER is liable to such third party for such claims
without regard to the involvement of the Contractor. This paragraph shall survive expiration or
termination hereof.
11. Contractor Representations:
11.1. Contractor expressly recognizes that this Project must be completed within the time and
fiscal constraints set forth throughout this Agreement.
11.2. Contractor further represents to OWNER that, by executing this Agreement, it has been
informed of and has reviewed the goals of the Project; the design of the Architect; the time
schedule as well as fiscal constraints of the Project; all of the Exhibits and documents attached to
this Agreement, and incorporated herein by reference; and, all of the services to be provided by
Contractor pursuant to the Contract Documents. Based upon this review and analysis, Contractor
represents to OWNER that it will provide all of the necessary services and perform all of the
Work within the requirements of the Contract Documents.
11.3. Contractor shall perform the Scope of Work in a skillful, professional and competent
manner and in accordance with the standards of care, skill, and diligence applicable to other
contractors performing this type of work.
11.4. Contractor shall be responsible for the completeness and accuracy of the Work and shall
correct, at its sole expense, all errors and omissions therein. The fact that OWNER has accepted
or approved the Work shall not relieve Contractor of any if its responsibilities under this
Agreement.
11.5 Contractor acknowledges it is Contractor’s responsibility to review all design and
construction documents relating to constructability and potential conflicts. The purpose of this
review is to minimize change orders due to conflicts in the Construction Documents to the
greatest extent possible.
12. Contract Documents
The Contract Documents which comprise the entire Agreement are made a part hereof and
consist of the following:
12.1. This Agreement.
12.2. The General Conditions attached to this Agreement.
12.3. Exhibit A: Request for Qualifications dated, April 13, 2018; Short List Letter/Request for
Proposal dated May 9, 2018.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
18
12.4 Exhibit B: CM/GC Fee Proposal Form dated May 9, 2018
12.5 Exhibit C: CM/GC Fee Structure
12.6 Exhibit D: Insurance certificate
12.7 Exhibit E: Preliminary Design Drawings dated 7-29-2016 by jvD LLC.
12.8 Addenda, clarifications or attachments to the above, deemed reasonable and necessary by
OWNER and the CM/PC.
There are currently no Contract Documents other than those listed above in this Article 12.
Thereafter, the Contract Documents may only be altered, amended, or repealed by an executed,
written Change Order or other amendment to this Agreement. In the event a change order or
amendment to the Contract Documents is agreed to by the parties, the same shall be in writing
and executed by both parties. Signature by OWNER may be made by OWNER’s Project
Manager, so long as such change orders and amendments are within the budget constraints set
for the project. Change orders or Amendments in excess of the budgeted amount must be
approved by the ECHDA Board with additional funding appropriation allocated to the Project.
The intent of the Contract Documents is to include all items, components and services necessary
for the proper execution and completion of all the Work outlined in Paragraph 2 of this
Agreement. The Contract Documents are complementary, and what is required by any one shall
be as binding as if required by all. Words and abbreviations which have well known technical or
trade meanings are used in the Contract Documents in accordance with such recognized
meanings. The Contract Documents are listed above in order of priority. If a conflict exists in
the terms of any of the Contract Documents, the document with a higher priority shall control.
13. Notices:
Any notice required under this Agreement shall be personally delivered, mailed in the United
States mail, first class postage prepaid, or sent via electronic mail (“e-mail”) provided an original
is also promptly delivered to the appropriate party at the following addresses:
OWNER: Eagle County Project Management
Josh Miller, Construction Manager
P.O. Box 850
Eagle, Colorado 81631
josh.miller@eaglecounty.us
(970) 328-3532 (p)
and a copy to: Eagle County Attorney
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
19
P.O. Box 850
Eagle, Colorado 81631
atty@eaglecounty.us
CONTRACTOR: FCI Constructors, Inc.
Gabe Conner, Project Manager
PO Box 1767
Grand Junction, CO 81502
Notices shall be deemed given on the date of delivery; on the date an e-mail is transmitted and
confirmed received or, if transmitted after normal business hours, on the next business day after
transmission, provided that a paper copy is mailed the same date; or three days after the date of
deposit, first class postage prepaid, in an official depositary of the U.S. Postal Service.
14. Termination:
14.1. Notwithstanding Paragraph 14.2 hereunder, this Agreement may be terminated at any
time in whole or in part, by OWNER for its convenience. Any such termination shall be effected
by delivery to Contractor of a written notice of termination specifying the date upon which
termination becomes effective. Upon termination, Contractor shall deliver to OWNER all
drawings, illustrations, text, data, redlined drawings and other documents entirely or partially
completed, whether in electronic form or otherwise, together will all material supplied to
Contractor by OWNER, and shall further comply with Section 28 of the General Conditions.
These documents must be provided to OWNER in a usable format. In such event, Contractor
shall be compensated for all work satisfactorily completed up to the date of termination. Final
payment will be due within thirty (30) days after Contractor has delivered the last of the
documents or records due the OWNER.
14.2. If either party defaults or Contractor neglects to carry out the Work in accordance with
this Agreement and fails within a ten (10) day period after receipt of written notice from the
other party to correct such default or neglect with diligence and promptness, the other party may,
without prejudice to other remedies, terminate this Agreement. If Contractor fails to correct such
deficiencies after timely notification by OWNER, OWNER may in addition to or as an
alternative to termination correct such deficiencies and deduct the cost of correction from
payments due Contractor. OWNER may recover the reasonable costs of correcting deficiencies
in an amount not exceeding that specified in the Agreement.
14.3. Upon the termination of this Agreement pursuant to Section 14.2, Contractor agrees to
deliver to OWNER such information and items which, if this Agreement had been completed,
would have been required to be furnished to OWNER, including completed or partially
completed plans, drawings, red-lined drawings and other pertinent information, in an electronic
form or otherwise, in a format usable by OWNER and shall further comply with Section 28 of
the General Conditions.
15. Drawings and Specifications
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
20
15.1. OWNERSHIP AND USE OF DOCUMENTS – All drawings, specifications, and copies
thereof furnished by the OWNER are and shall remain the property of OWNER. They are to be
used only with respect to this Project and are not to be used on any other project. With the
exception of one contract set for each party to this Agreement, such documents are to be returned
or suitably accounted for to the OWNER on request at the completion of the Work. Submission
or distribution to meet official regulatory requirements or for other purposes in connection with
the Project is not to be construed as publication in derogation of the OWNER’s common law
copyright or other reserved rights.
15.2. INTERPRETATIONS - The Architect may be asked to render interpretations consistent
with the intent of, and reasonably inferable from the Contract Documents, consisting of
additional instructions by means of drawings or otherwise necessary for the proper execution or
progress of the Work, in accordance with agreed upon time limits and otherwise so as to cause
no unreasonable delay. Contractor may make written request to the Architect of such
interpretations and decisions. Contractor shall comply with the Architect interpretations and
such interpretation shall be incorporated into this Agreement, subject to OWNER’s review and
final determination in those instances deemed necessary by OWNER.
16. Substantial Completion of the Work
16.1.1. When Contractor considers that the Work or a designated portion thereof is complete and
ready for its intended use, Contractor shall, in writing to Owner and Engineers, certify that the
Work (or portion thereof) is substantially complete, and request that Engineer issue a certificate
of substantial completion (“Certificate of Substantial Completion”).
16.1.2. Within ten (10) days after receipt of Contractor’s notice of substantial completion of the
Work, OWNER, Architect and Contractor shall make an inspection of the Work to determine
whether the Work has been substantially completed in accordance with the Contract Documents
and to prepare a punch list. If the Work has not been completed to the required stage, the parties
shall cease the inspection and an appropriate change order shall be issued deducting from the
payments then or thereafter due Contractor all costs associated with such premature inspection,
including compensation for the Architects additional services, if made necessary thereby. If the
payments then or thereafter due Contractor are not sufficient to cover such amount, Contractor
shall pay the difference to OWNER. If however, the Work has been completed to the required
stage, a punch list shall be prepared by Architect and/or OWNER and consist of those items
listed by Contractor to be completed or corrected as supplemented by those items observed and
noted during the inspection. The required number of copies of the punch list will be
countersigned by the Eagle County Project Manager or other authorized OWNER representative
and the Architect and will then be transmitted to Contractor. The failure to include any items on
such list shall not alter the responsibility of Contractor to complete all Work in accordance with
the Contract Documents.
16.2. RIGHT OF EARLY OCCUPANCY
16.2.1. The OWNER shall have the right to take possession of and to use any completed or
partially completed portions of the Work, even if the time for completion of the Work or such
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
21
portions of the Work has not expired and even if the Work has not been finally accepted. Such
possession and use shall not constitute an acceptance of such portions of the Work.
16.2.2. If the OWNER elects to take possession of and to use any completed or partially
completed portions of the Work prior to the time for completion of the Work or portion thereof,
prior to any such possession or use, an inspection shall be made by the local jurisdiction, the
Project Manager and Contractor. Any and all areas so occupied will be subject to a final
inspection when the Contractor complies with Article 16.1.
16.2.3. At the time of the inspection made pursuant to paragraph 16.2.2., the parties shall also
agree upon the responsibilities of the OWNER and Contractor for security, maintenance, heat,
utilities, property insurance premiums, and damage to the Work. If Contractor can also
satisfactorily demonstrate to the OWNER any actual cost for warranties for the period prior to
the date of Notice of Acceptance, the OWNER shall reimburse Contractor for that portion of
such cost attributable to the portion of the Work occupied by the OWNER for the period of time
of such occupancy. In the event Contractor believes there will be an additional cost associated
with completion of the Work while the OWNER occupies the Work in whole or in part,
Contractor shall advise the OWNER of all such cost at or before the time of the inspection and
an agreement shall be reached on the responsibilities of the OWNER and Contractor therefor. If
Contractor fails or refuses to furnish such cost information as required, Contractor hereby waives
any and all rights to assert any claim therefor at any time thereafter
17. Final Completion, Acceptance, and Final Payment
17.1. Following OWNER’s issuance of the Certificate of Substantial Completion of the Work
or designated portion thereof, and Contractor’s completion of the work on the punch list
established pursuant to paragraph 16.1.2. as may have been supplemented, Contractor shall
forward to OWNER a written notice that the Work is ready for final inspection and acceptance,
and shall also forward to OWNER a final application for payment. Upon receipt, OWNER and
Architect will promptly make such inspection. When the OWNER and the Architect find the
Work acceptable under the Contract Documents, the Architect will issue a Certificate of Final
Completion. This Certificate will constitute a representation that, to the best of the Architect’s
knowledge, information and belief, and on the basis of observations and inspections, the Work
has been completed in accordance with the terms and conditions of the Contract Documents.
17.2. NOTICE OF ACCEPTANCE – When the Architect has issued its Certificate of Final
Completion, Contractor has fully performed all of its obligations under the Contract Documents
and the same is acceptable to the OWNER, a Notice of Acceptance shall be issued by OWNER,
which shall establish the acceptance of the Work.
17.3. SETTLEMENT
17.3.1. OWNER shall not authorize final payment until all items on the punch list have been
completed, the Architect issues its Certificate of Final Completion, the Notice of Acceptance is
issued, and the Notice of Contractor’s Final Settlement Date is published and at least 30 days
have expired with no claims filed.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
22
17.3.2. Before OWNER may advertise, Contractor shall:
1. Deliver to the Architect for review by the Architect and deliver to OWNER:
a. All guaranties and warranties;
b. Confirmation that sales taxes from which OWNER is exempt
have not been paid;
c. Three (3) complete bound sets of required operations and
maintenance manuals and instructions;
d. Two (2) sets of as-built drawings;
e. To the extent not already furnished, one copy of all corrected Shop
Drawings;
f. Satisfactory evidence that all payroll, material bills, and other
indebtedness connected with the Work have been paid or otherwise
satisfied;
g. A complete and final waiver and/or release of any and all lien
rights and liens from each subcontractor of all tiers, materialmen,
supplier, manufacturer and dealer for all labor, equipment and
material used or furnished by each on the Work;
h. Consent of the surety to final payment;
i. Any other documents required to be furnished by the Contract
Documents.
2. Demonstrate to the operating personnel of OWNER the proper operation and
maintenance of all equipment installed or furnished under the Contract Documents.
17.3.3. Upon completion of the foregoing, the Contractor’s Settlement shall be advertised in
accordance with Colorado law. On the date of final settlement thus advertised, and after the
Contractor has submitted a written notice to OWNER that no claims have been filed, final
payment and settlement shall be made in full.
17.3.4. If any unpaid claim for labor, materials, rental machinery, tools, supplies, or equipment is
filed before payment in full of all sums due Contractor, OWNER shall withhold from Contractor
sufficient funds to insure the payment of such claim, until the same shall have been paid or
withdrawn, such payment or withdrawal to be evidence by filing a receipt in full or an order for
withdrawal signed by the claimant or its duly authorized agent or assignee.
17.3.5. The making of final payment, after the Date of the Notice of Contract Settlement of the
Project, shall constitute a waiver of all Claims by OWNER except those arising from:
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
23
1. Unsettled Claims;
2. Faulty or defective work appearing after completion of the Work;
3. Failure of the Work to comply with the requirements of the Contract Documents;
or
4. Terms of any warranties or special warranties required by the Contract
Documents.
17.3.6. The acceptance of final payment, after the Date of the Notice of Contractor Settlement of
the Project, shall constitute a waiver of all Claims by Contractor except those previously made in
writing and separately identified by Contractor as unsettled in the final Project Application for
Payment.
17.3.7. All provisions of the Contract Documents including without limitation those establishing
obligations and procedures, shall remain in full force and effect notwithstanding the making or
acceptance of final payments.
18. Warranties
18.1.1. Contractor warrants to OWNER that all work, materials and equipment furnished under
the Contract Documents will be of good quality, free from faults and defects and in conformance
with the Contract Documents. All work, materials or equipment not conforming to these
requirements, including substitutions not properly approved and authorized, may be considered
defective. If required OWNER, Contractor shall furnish satisfactory evidence as to the kind and
quality of materials and equipment. This warranty is not limited by the provisions of paragraph
18.1.2.
18.1.2. The CM/GC shall warrant and guarantee the Work for a period of two (2) years from the
date of the Notice of Acceptance of the Work. If, within two years after the Notice of
Acceptance, or within such longer period of time as may be prescribed by the terms of any
applicable special warranty required by the Contract Documents, if any of the Work is found to
be defective or not in accordance with the Contract Documents, Contractor shall correct it
promptly after receipt of a written notice from the OWNER to do so unless the OWNER has
previously given Contractor a written acceptance of such condition. This obligation shall survive
both final payment for the Work or designated portion thereof and termination of this
Agreement. The OWNER shall give such notice promptly after discovery of the condition and in
any event no later than two years after the issuance of the Notice of Acceptance.
18.1.3. In case of work performed for which other warranties are required by the Contract
Documents, Contractor shall secure the required warranties and deliver the same to OWNER in
accordance with paragraph 17.3.2. These warranties shall not in any way lessen Contractor’s
responsibilities under the Contract Documents. Whenever guarantees or warranties are required
by the Contract Documents for a longer period of that one year, such longer period shall govern.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
24
18.1.4. The establishment of the time periods noted in paragraph 18.1.2., or, such longer period
of time as may be prescribed by law or by the terms of any warranty required by the Contract
Documents, related only to the specific obligation of Contractor to correct the Work, and has no
relationship to the time within which Contractor’s obligation to comply with the Contract
Documents may be sought to be enforced, nor the time within which proceedings may be
commenced to establish Contractor’s liability with respect to Contractor’s obligations other than
specifically to correct the Work.
18.2. GUARANTY INSPECTIONS AFTER COMPLETION
18.2.1. OWNER and Contractor together shall make at least two (2) complete inspections of the
Work after the issuance of the Notice of Acceptance. One such inspection, the “Twelve-Month
Guaranty Inspection,” shall be made approximately twelve (12) months after the issuance of the
Notice of Acceptance and another inspection, the “Twenty Third-Month Guaranty Inspection,”
shall be made approximately twenty-three (23) months after the issuance of the Notice of
Acceptance. OWNER shall schedule and so notify all parties concerned, including the local
jurisdiction, of these inspections.
18.2.2. Written lists and reports of these inspections shall be made by the Contractor and
forwarded to OWNER and all of the other participants within ten (10) days after the completion
of each inspection. Contractor shall immediately initiate such remedial work as may be
necessary to correct any deficiencies or defective Work shown by these reports, and shall
promptly complete all such remedial Work in a manner satisfactory to the Engineer and
OWNER.
18.2.3. If the Contractor fails to promptly correct all deficiencies and effects shown by any
report, the OWNER may do so after giving Contractor ten (10) days written notice of its
intention to do so and the OWNER shall be entitled to collect from Contractor and its surety all
costs and expenses incurred by it in correcting such deficiencies and defects, as well as all
damages directly resulting from such deficiencies and defects.
19. Claims for Additional Costs and Damages
19.1. CLAIMS FOR ADDITIONAL COST
19.1.1. If Contractor makes a claim for an increase in the GMP, Contractor shall give OWNER
its written notice of claim thereof within fifteen (15) days or such other time period as may be
specifically set forth elsewhere in this Agreement, whichever is the lesser, after the occurrence of
the event giving rise to such claim and in all cases before proceeding to execute the Work, except
in an emergency endangering life or property, in which case, Contractor shall proceed as
necessary to prevent such threat. No such claim shall be valid unless so made. Any approved
change in the GMP resulting from such claim shall be authorized by Change Order.
19.2. INJURY TO PERSON OR DAMAGE TO PROPERTY – Should Contractor to this
Agreement suffer injury or damage to person or property because of any act or omission of
OWNER or of any of OWNER’s employees, agents, or others for whose acts such party is
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
25
legally liable, Notice of Claim shall be made in writing to such OWNER within sixty (60) days
after the first observance of such injury or damage.
19.3. RIGHTS AND REMEDIES
19.3.1. The duties and obligations imposed by the Contract Documents and the rights and
remedies available thereunder shall be in addition to, and not a limitation of, any duties,
obligations, rights or remedies otherwise imposed or available by law.
19.3.2. No action or failure to act by OWNER shall constitute a waiver of any right or duty
afforded under the Contract Documents nor shall any such action or failure to act constitute an
approval or acquiescence in any breach thereunder, except as may be specifically agreed in
writing. Nothing herein shall waive or be deemed a waiver of OWNER’s governmental
privileges and immunities under federal or state law.
20. Miscellaneous:
20.1. The Project is under the authority of the Eagle County Project Management
Department, the Director of which, or his/her designee shall be OWNER’s liaison with
Contractor with respect to the performance of the Work.
20.2. Contractor shall not discriminate against any employee or applicant for employment to be
employed in the performance of this Agreement on the basis of race, color, religion, national
origin, sex, sexual orientation, ancestry, physical handicap, age, political affiliation or family
responsibility.
20.3. The making, execution and delivery of this Agreement by the parties hereto have not
been induced by any prior or contemporaneous representation, statement, warranty or agreement
as to any matter other than those herein expressed. This Agreement embodies the entire
understanding and agreement of the parties, and there are no further or other agreements or
understandings, written or oral, in effect between them relating to the subject matter hereof. This
Agreement may not be amended, including by any modification of, deletion from or addition to
the Work, except by a written document of equal formality executed by both parties hereto.
20.4. This Agreement shall be governed by and construed in accordance with the internal laws
of the State of Colorado, without reference to choice of law rules. The parties agree that venue
in any action to enforce or interpret this Agreement shall be in the District Court in the 5th
District for the State of Colorado.
20.5. This Agreement does not and shall not be deemed to confer upon or grant to any third
party any right enforceable at law or equity arising out of any term, covenant, or condition herein
or the breach thereof.
20.6. The invalidity or unenforceability of any particular provision of this Agreement shall not
affect the other provisions hereof, and this Agreement shall be construed as if such invalid or
unenforceable provision was omitted.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
26
20.7. Time is of the essence and the parties agree to notify the other if they become aware that
any condition will significantly delay performance.
20.8. Neither party will be responsible for delays or lack of performance resulting from events
beyond the reasonable control of that party. Such events include, but are not limited to, acts of
God, weather conditions, fire, third party strikes, third party lock-outs, and other labor
disruptions, material shortages, riots, and acts of war.
20.9. All tracings, plans, specifications, estimates, reports, date and miscellaneous items,
including electronic data, purported to contribute to the completeness of the Project, the Project
or the Work shall be delivered to and become the property of OWNER, upon OWNER’s request.
However, all estimating and project management information written, developed and
implemented by Contractor shall be available for review by OWNER, but shall not become
public information or available for use by any entity other than Contractor.
20.10. Basic survey notes, sketches, computations and other data prepared hereunder shall be
made available to OWNER, upon request and become property of the OWNER.
20.11. The Architect, OWNER, Project Manager and all other representatives of the OWNER
shall at all times have access to the Project site to view the progress of the Work, wherever it is
in preparation and progress. The CM/GC shall provide any necessary safety equipment, and safe
and reasonable facilities for such access so that the Architect, Project Manager and OWNER’s
representatives may exercise their rights and perform their functions under the Contract
Documents.
21. Prohibitions on Public Contracts for Services:
21.1 If Contractor has any employees or subcontractors, Contractor shall comply with C.R.S. §
8-17.5-101, et seq., regarding Illegal Aliens – Public Contracts for Services, and this Contract.
By execution of this Contract, Contractor certifies that it does not knowingly employ or contract
with an illegal alien who will perform under this Contract and that Contractor will participate in
the E-verify Program or other Department of Labor and Employment program (“Department
Program”) in order to confirm the eligibility of all employees who are newly hired for
employment to perform work under this Contract.
21.1.1. Contractor shall not:
(i) Knowingly employ or contract with an illegal alien to perform work under
this contract for services; or
(ii) Enter into a contract with a subcontractor that fails to certify to the
Contractor/Consultant that the subcontractor shall not knowingly employ
or contract with an illegal alien to perform work under the public contract
for services.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
27
21.1.2. Contractor has confirmed the employment eligibility of all employees who are newly
hired for employment to perform work under this Contract through participation in the E-verify
Program or Department Program, as administered by the United States Department of Homeland
Security. Information on applying for the E-verify program can be found at:
https://www.uscis.gov/e-verify 21.1.3. The Contractor shall not use either the E-verify program or other Department Program
procedures to undertake pre-employment screening of job applicants while the public contract
for services is being performed.
21.1.4. If the Contractor obtains actual knowledge that a subcontractor performing work under
the public contract for services knowingly employs or contracts with an illegal alien, the
Contractor shall be required to:
(i) Notify the subcontractor and OWNER within three days that the
Contractor has actual knowledge that the subcontractor is employing or
contracting with an illegal alien; and
(ii) Terminate the subcontract with the subcontractor if within three days of
receiving the notice required pursuant to subparagraph (i) of the paragraph
(D) the subcontractor does not stop employing or contracting with the
illegal alien; except that the Contractor shall not terminate the contract
with the subcontractor if during such three days the subcontractor provides
information to establish that the subcontractor has not knowingly
employed or contracted with an illegal alien.
21.1.5. The Contractor shall comply with any reasonable request by the Department of Labor and
Employment made in the course of an investigation that the department is undertaking pursuant
to its authority established in C.R.S. § 8-17.5-102(5).
21.1.6. If a Contractor violates these prohibitions, OWNER may terminate the contract for a
breach of the contract. If the contract is so terminated specifically for a breach of this provision
of this Contract, the Contractor shall be liable for actual and consequential damages to OWNER
as required by law.
21.1.7. OWNER will notify the office of the Colorado Secretary of State if Contractor violates
this provision of this Contract and OWNER terminates the Contract for such breach.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement the day and year
first above written.
EAGLE COUNTY HOUSING AND
DEVELOPMENT AUTHORITY
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
29
GENERAL CONDITIONS TO PRECONSTRUCTION AND CONSTRUCTION
AGREEMENT
1. Contractor shall provide and pay for labor, materials, equipment, tools, licenses,
transportation, and other facilities and services necessary for proper execution and completion of
the Work.
2. If Contractor fails to obtain the tax exemption(s) applicable to public works projects from
sales, consumer, use and similar taxes, Contractor shall pay the same. OWNER will cooperate
with Contractor to obtain tax exemption for this Project.
3. Contractor shall be responsible for having taken steps reasonably necessary to ascertain
the nature and location of the Work, and the general and local conditions which can affect the
Work or the cost thereof. Any failure by Contractor to do so will not relieve it from
responsibility for successfully performing the Work without additional expense to OWNER.
OWNER assumes no responsibility for any understanding or representations concerning
conditions made by any of its officers, employees or agents prior to the execution of this
Agreement, unless such understanding or representations are expressly stated in the Agreement.
4. Before commencing activities, Contractor shall: (1) take field measurements and verify
field conditions; (2) carefully compare this and other information known to Contractor with the
Agreement; and (3) promptly report errors, inconsistencies or omissions discovered to OWNER.
5. Contractor shall supervise and direct the Work, using Contractor's best skill and attention.
Contractor shall be solely responsible for and have control over construction means, methods,
techniques, sequences and procedures, and for coordinating all portions of the Work.
6. Contractor, as soon as practicable, shall furnish in writing to OWNER the names of
subcontractors and suppliers for each portion of the Work.
7. No charge shall be made by Contractor for hindrances or delays from any cause whatever
during the progress of any portion of the Work, unless such hindrance or delay is caused in
whole or in part by acts or omissions within the control of OWNER or outside the control of
Contractor, e.g., weather. In any event, OWNER may grant an extension of time for the
completion of the Work, provided it is satisfied that delays or hindrances were due to causes
outside Contractor's control, e.g., weather, or to acts of omission or commission by OWNER,
provided that such extensions of time shall in no instance exceed the time actually lost to
Contractor by reason of such causes, and provided further that Contractor shall have given
OWNER immediate (as reasonably determined by the circumstances, but not exceeding seven
(7) calendar days) notice in writing of the cause of the detention or delay.
8. Contractor shall deliver, handle, store and install materials in accordance with
manufacturers' instructions.
9. Contractor warrants to OWNER that: (1) materials and equipment furnished under the
Agreement will be new and of good quality; (2) the Work will be free from defects not inherent
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
30
in the quality required or permitted; and (3) the Work will conform to the requirements of the
Agreement.
10. Contractor shall comply with and give notices required by all federal, state and local
laws, statutes, ordinances, building codes, rules and regulations applicable to the Work. If
Contractor performs Work knowing it to be contrary to laws, statutes, ordinances, building
codes, rules or regulations without notice to OWNER, Contractor shall assume full responsibility
for such Work and shall bear the attributable costs. Contractor shall promptly notify OWNER in
writing of any conflicts that Contractor discovers between the specifications for the Work and
such governmental laws, rules and regulations.
11. Contractor shall keep the premises and surrounding area free from accumulation of debris
and trash related to the Work.
12. Performance and Material and Payment Bonds. Contractor shall furnish performance
bond and a separate labor and material payment bond on forms acceptable to OWNER, each in
an amount at least equal to the Contract Price as security for the faithful performance and
payment of all Contractor's obligations under the Contract Documents. In the event of any
Change Order resulting in the performance of additional work in connection with the Project, the
amounts of such bonds shall be increased by an amount equal to the cost of such additional work
or materials or fixtures to be incorporated in the Project. Copies of the bonds shall be provided
to OWNER and shall be made payable to OWNER. These bonds shall remain in effect at least
until one year after the date of final payment, except as otherwise provided by law. All bonds
shall be executed by such sureties as (a) are licensed to conduct business in the state where the
project is located, and (b) are named in the current list of "Companies Holding Certificates of
Authority as Acceptable Sureties on Federal Bonds and as Acceptable Reinsuring Companies" as
published in Circular 570 (amended) by the Audit Staff Bureau of Accounts, U.S. Treasury
Department. All bonds signed by an agent must be accompanied by a certified copy of the
authority to act. If the surety on any bond furnished by Contractor is declared bankrupt, or
becomes insolvent, or its right to do business is terminated in any state where any part of the
project is located, or it ceases to meet the requirements of clauses (a) and (b) of the preceding
paragraph, Contractor shall within five (5) days thereafter substitute another bond and surety,
both of which shall be acceptable to OWNER.
13. Contractor shall be solely responsible for the protection of the Work and material.
Contractor shall have no claim against OWNER because of any damage or loss to the Work
(except that caused by negligence of OWNER or those for whom OWNER is responsible), and
shall be responsible for the complete restoration of damaged Work to its original condition. In
the event Contractor's Work is damaged by another party, not under its supervision or control,
Contractor shall make its claim directly with the party involved. If a conflict or disagreement
develops between Contractor and another party concerning the responsibility for damage or loss
to Contractor's Work, such conflict shall not be cause for delay in Contractor's restoration of the
damaged Work.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
31
14. Contractor's Insurance:
A. Contractor shall purchase and maintain such insurance as will protect it from
claims set forth below which may arise out of or result from Contractor's operations
under the Agreement, whether such operations be by itself, or by any of its
subcontractors, or by anyone directly or indirectly employed by any of them, or by
anyone for whose acts any of them may be liable. All such insurance shall remain in
effect until final payment, and at all times thereafter when Contractor may be correcting,
removing, or replacing defective Work. In addition, Contractor shall maintain such
completed operations insurance for at least one year after final payment.
B. Insurance coverages shall be as follows:
Claims under Workmen's Compensation, disability benefits, and other similar employee
benefit acts, with coverage and in amounts as required by the laws of the State of
Colorado;
Claims for damage because of bodily injury, occupational sickness or disease, or death of
its employees, and claims insured by usual personal injury liability coverage;
Claims for damage because of bodily injury, sickness or disease, or death of any person
other than its employees, and claims insured by usual personal injury liability coverage;
and
Claims for damages because of injury to or destruction of tangible property, including
loss of use resulting therefrom.
Contractor's Liability Insurance issued to and covering the liability for damage imposed
by law upon Contractor and each subcontractor with respect to all Work performed by
them under this Agreement.
Contractor's Protective Liability Insurance issued to and covering the liability for
damages imposed by law upon Contractor and each subcontractor with respect to all
Work under this Agreement performed for Contractor by subcontractors.
Completed Operations Liability Insurance issued to and covering the liability for damage
imposed by law upon Contractor and each subcontractor arising between the date of final
cessation of the Work, and the date of final acceptance thereof out of that part of the
Work performed by each.
Builder’s Risk Coverage in the amount of the initial Contract Price, plus value of
subsequent modifications, change orders, and cost of material supplied or installed by
others, comprising total value of the entire Project at the site on an actual replacement
cost basis. Policy will provide coverage from the time any covered property becomes the
responsibility of the Design-Builder, and continues without interruption during
construction, renovation, or installation, including any time during which the covered
property is being transported to the construction installation site, or awaiting installation,
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
32
whether on or off site. The Builders' Risk Coverage shall be written on a Special
Covered Cause of Loss form and shall include theft, vandalism, malicious mischief,
aircraft, vehicles, boiler explosion, smoke, collapse, false-work, temporary buildings,
transit, debris removal including demolition, increased cost of construction, architect’s
fees and expenses, flood (including water damage), earthquake, and if applicable, all
below and above ground structures, piping, foundations including underground water and
sewer mains, piling including the ground on which the structure rests and excavation,
backfilling, filling, and grading. The OWNER at its option may include Delay In
Opening Extension and Soft Costs. The Builders' Risk Coverage shall include interests of
the OWNER, Eagle County, the Contractor, Subcontractors, sub-tier contractors and
Design Consultants of any tier involved in the Project.
Comprehensive Automobile Insurance shall be carried in the amount of
$500,000/$1,000,000 for bodily injury and $500,000 for property damage, each
occurrence. All liability and property damage insurance required hereunder shall be
Comprehensive General and Automobile Bodily Injury and Property Damage form of
policy.
Comprehensive Risk Policy Option: In lieu of the several policies specified for
Contractor's Liability Insurance, a comprehensive liability and property damage
insurance policy inclusive of all the insurance and requirements herein set forth, subject
to the approval of the OWNER, will be permissible.
Insurance covering claims for damages to persons or property required by the preceding
paragraph shall be in the following minimum amounts:
Bodily Injury Liability:
Each Person: $1,000,000
Each Accident or Occurrence: $2,000,000
Property Damage Liability:
Each Accident or Occurrence: $1,000,000
Aggregate: $2,000,000
Insurance shall be placed jointly in the names of the OWNER, Contractor, and any and
all others obliged by contract with the OWNER to do Work on this project, and, at the
OWNER's option, any other person or persons whom the OWNER deems to have an
insurable interest in said property, or any part thereof, payable as their several interests
may appear. Any proceeds obtained from insurance provided for by this paragraph
shall be paid to and held by the OWNER as trustee. The OWNER shall have the right to
withhold payment of such proceeds until such time as the Work destroyed or damaged
and covered by such insurance shall be reconstructed and shall pay such proceeds on an
installment basis similar to that provided for by progress payments covering the original
Work.
C. Certificates of Insurance: Certificates of Insurance acceptable to OWNER shall
be filed with OWNER with respect to each contractor and subcontractor prior to
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
33
commencement of the Work. These Certificates shall contain provisions naming
OWNER and other public-agency property owners as an additional insured under
Contractor's insurance, as more fully required by the General Conditions herein, and that
coverage afforded under the policies will not be canceled until at least thirty days prior
written notice has been given OWNER. Contractor and its subcontractors shall not
permit any of its subcontractors to start Work until all required insurance have been
obtained and certificates with the proper endorsements have been filed with OWNER.
Failure of Contractor to comply with the foregoing insurance requirements shall in no
way waive OWNER's rights hereunder.
15. OWNER, at its option, may purchase and maintain such liability insurance as will protect
it against claims which may arise from operations under this contract. Purchasing and
maintaining such insurance, however, will not relieve Contractor from purchasing and
maintaining the insurance hereinbefore specified.
16. Before permitting any of its subcontractors to perform any Work under this contract,
Contractor shall either (a) require each of its subcontractors to procure and maintain during the
life of its subcontracts, Subcontractor's General Liability and Property Damage Insurance of the
types and in the amounts as may be applicable to its Work, which type and amounts shall be
subject to the approval of OWNER, or (b) insure the activities of its subcontractors in its own
policy. Subcontractor’s limits of liability shall not be less than $1,000,000 per
occurrence/$2,000,000 aggregate.
17. The Contractor shall indemnify and hold harmless OWNER, and any of its officers,
agents and employees against any losses, claims, damages or liabilities for which OWNER may
become subject to insofar as any such losses, claims, damages or liabilities arise out of, directly
or indirectly, this Agreement, or are based upon any performance or nonperformance by
Contractor or any of its Subcontractors hereunder; and Contractor shall reimburse OWNER for
reasonable attorney fees and costs, legal and other expenses incurred by OWNER in connection
with investigating or defending any such loss, claim, damage, liability or action. This
indemnification shall not apply to claims by third parties against OWNER to the extent that
OWNER is liable to such third party for such claims without regard to the involvement of the
Contractor. This paragraph shall survive expiration or termination hereof.
18. Progress Payments:
Not more often than once a month, Contractor shall submit to OWNER an application for
payment filled out and signed by Contractor covering the work completed as of the date
of the application, and accompanied by such supporting documentation as OWNER may
reasonably require. If payment is requested on the basis of materials and equipment not
incorporated in the work, but delivered and suitably stored at the site or at another
location agreed to in writing, the application for payment shall also be accompanied by
such data, satisfactory to OWNER, as will establish OWNER's title to the material and
equipment, and protect OWNER's interest therein, including applicable insurance. Each
subsequent application for payment shall include an affidavit of Contractor stating that all
previous progress payments received on account of the work have been applied to
discharge in full all of Contractor's obligations reflected in prior applications for
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
34
payment. The amount of retention with respect to progress payments will be as stipulated
in the Agreement.
OWNER will, within ten days after receipt of each application for payment, either
indicate in writing a recommendation of payment, or return the application to Contractor
indicating in writing its reasons for refusing to recommend payment. In the latter case,
Contractor may make the necessary corrections and resubmit the application. OWNER
shall, within ten days of recommendation of payment, pay Contractor the amount
recommended.
19. Contractor warrants and guarantees that title to all work, materials, and equipment
covered by any application for payment, whether incorporated in the project or not, will pass to
OWNER at the time of payment free and clear of all liens, claims, security interests, and
encumbrances (in these General Conditions referred to as "Liens").
20. Final Payment:
A. Upon written notice from Contractor that the work is complete, OWNER will
make a final inspection with Contractor, and will notify Contractor in writing of all
particulars in which this inspection reveals that the work is incomplete or defective.
Contractor shall immediately take such measures as are necessary to remedy such
deficiencies.
B. After Contractor has completed all such corrections to the satisfaction of
OWNER, and delivered all maintenance and operating instructions, guarantees, bonds,
certificates of inspection, Contractor may make application for final payment following
the procedure for progress payments. The final application for payment shall be
accompanied by all documentation called for in the contract documents, and such other
data and schedules as OWNER may reasonably require, together with complete and
legally effective releases or waivers (satisfactory to OWNER) of all liens arising out of,
or filed in connection with the work. In lieu thereof, and as approved by OWNER,
Contractor may furnish receipts or releases in full; an affidavit of Contractor that the
releases and receipts include all labor, services, material, and equipment for which lien
could be filed, and that all payrolls, material, and equipment bills, and other indebtedness
connected with the work, for which OWNER or its property might in any way be
responsible, have been paid or otherwise satisfied; and consent of the surety, if any, to
final payment. If any subcontractor, manufacturer, fabricator, supplier, or distributor fails
to furnish a release or receipt in full, Contractor may furnish a bond or other collateral
satisfactory to OWNER to indemnify OWNER against any lien.
21. Final payment shall not become due until Contractor submits to OWNER releases and
waivers of liens, and data establishing payment or satisfaction of obligations, such as receipts,
claims, security interests or encumbrances arising out of the Work. Final payment is subject to
the Final Settlement requirements and time periods set forth in C.R.S. §38-26-107.
21.1 OWNER shall not authorize final payment until all items on the punch list have been
completed, the Engineer issues its Final Certificate of Completion, the Notice of
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
35
Acceptance is issued, and the Notice of Contractor's Final Settlement Date is published
and at least 30 days have expired with no claims filed.
21.2. Before OWNER may advertise, Contractor shall:
A. Deliver to the Eagle County Project Manager for review:
1. All guaranties and warranties;
2. A letter confirming that sales taxes from which the OWNER is exempt
have not been paid;
3. Three (3) complete bound sets of required operations and maintenance
manuals and instructions;
4. Two (2) sets of as-built drawings;
5. To the extent not already furnished, one copy of all corrected Shop
Drawings;
6. Satisfactory evidence that all payroll, material bills, and other
indebtedness connected with the Work have been paid or otherwise
satisfied or will be paid evidenced by the provision of conditional lien
release waivers;
7. A complete and final waiver and/or release of any and all lien rights
and liens from each subcontractor of all tiers, material, men, supplier,
manufacturer and dealer for all labor, equipment and material used or
furnished by each on the Work which may be in the form of a conditional
lien release waiver conditioned upon final payment by the OWNER;
8. Consent of the surety to final payment; and
9. Any other documents required to be furnished by the Contract
Documents.
B. Demonstrate to the operating personnel of the OWNER the proper operation and
maintenance of all equipment.
21.3. Upon completion of the foregoing, Contractor’s Settlement shall be advertised in
accordance with Colorado law. On the date of final settlement thus advertised, and after
Contractor has submitted a written notice that no claims have been filed, final payment
and settlement shall be made in full.
21.4. Pursuant to C.R.S. §38-26-107, if any unpaid claim for labor, materials, rental machinery,
tools, supplies, or equipment is filed before payment in full of all sums due Contractor,
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
36
OWNER shall withhold from Contractor sufficient funds to insure the payment of such
claim, until the same shall have been paid or withdrawn, such payment or withdrawal to
be evidenced by filing a receipt in full or an order for withdrawal signed by the claimant
or its duly authorized agent or assignee.
21.5. The making of final payment, after the Date of the Notice of Contractor Settlement of the
Project, shall constitute a waiver of all claims by OWNER except those arising from:
A. Unsettled Claims;
B. Faulty or defective work appearing after completion of the Work;
C. Failure of the Work to comply with the requirements of the Contract
Documents; or
D. Terms of any warranties or special warranties required by the Contract
Documents.
21.6. The acceptance of final payment, after the Date of the Notice of Contractor Settlement of
the Project, shall constitute a waiver of all claims by Contractor except those previously
made in writing and separately identified by Contractor as unsettled in the final Project
Application for Payment.
21.7. All provisions of the Contract Documents including without limitation those establishing
obligations and procedures, shall remain in full force and effect notwithstanding the
making or acceptance of final payment.
22. Contractor's obligation to perform and complete the Work in accordance with the
contract documents shall be absolute. Neither the recommendation of any progress or final
payment nor the payment by OWNER to Contractor under the Contract Documents, nor any use
or occupancy of the Work or any part thereof by OWNER, nor any act of acceptance by
OWNER, nor any failure to do so, nor any correction of defective Work by OWNER shall
constitute an acceptance of Work not in accordance with the contract documents or a release of
Contractor's obligation to perform the Work in accordance with the contract documents.
23. Any work in accordance with the Contract Documents that OWNER finds improper,
Contractor will correct said work in a timely manner so as not to delay completion of the project.
24. If Contractor defaults or neglects to carry out the Work in accordance with the
Agreement and fails within a ten (10) day period after receipt of written notice from OWNER to
correct such default or neglect with diligence and promptness, OWNER may, without prejudice
to other remedies, correct such deficiencies and Contractor shall be responsible for the cost of
such correction.
25. Contractor shall be responsible for initiating, maintaining and supervising all safety
precautions and programs, including all those required by law in connection with performance of
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
37
the Agreement. Contractor shall promptly remedy damage and loss to property caused in whole
or in part by Contractor, or by anyone for whose acts Contractor may be liable.
26. Contractor shall promptly correct Work rejected by OWNER as failing to conform to the
requirements of the Agreement and Contractor shall bear the cost of correcting such rejected
Work.
27. Contractor warrants and guarantees to OWNER that all Work will be in accordance with
the Contract Documents and will not be defective. Prompt notice of all defects shall be given to
Contractor. If, within two years after the Notice of Acceptance, or such longer period of time
as may be prescribed by law, prescribed by the terms of any applicable warranty given by a
materials supplier or required by or a part of the Agreement, any Work is found to be defective,
Contractor shall promptly, without cost to OWNER, and in accordance with OWNER's written
instructions, either correct such defective Work, or, if it has been rejected by OWNER, remove it
from the site, and replace it with non-defective work. If Contractor does not promptly comply
with the terms of such instructions, or in an emergency where delay would cause serious risk of
loss or damage, OWNER may have the defective Work corrected or the rejected Work removed
and replaced, and all direct and indirect costs of such removal and replacement, including
compensation for additional professional services, shall be paid by Contractor.
28. The performance of the Work may be terminated at any time in whole, or from time to
time in part, by OWNER for its convenience. Any such termination shall be effected by delivery
to Contractor of a written notice ("Notice of Termination") specifying the extent to which
performance of the Work is terminated and the date upon which termination becomes effective.
After receipt of a Notice of Termination, and except as otherwise directed by OWNER,
Contractor shall, in good faith, and to the best of its ability, do all things necessary, in the light of
such notice and of such requests in implementation thereof as OWNER may make, to assure the
efficient, proper closeout of the terminated Work (including the protection of OWNER's
property). Among other things, Contractor shall, except as otherwise directed or approved by
OWNER:
A. stop the Work on the date and to the extent specified in the Notice of
Termination;
B. place no further orders or subcontracts for services, equipment or materials except as
may be necessary for completion of such portion of the Work as is not terminated;
C. terminate all orders and subcontracts to the extent that they relate to the performance of
Work terminated by the Notice of Termination;
D. assign to OWNER, in the manner and to the extent directed by it, all of the right, title
and interest of Contractor under the orders or subcontracts so terminated, in which case
OWNER shall have the right to settle or pay any or all claims arising out of the
termination of such orders and subcontracts;
E. with the approval of OWNER, settle all outstanding liabilities and all claims arising out
of such termination or orders and subcontracts; and
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
38
F. deliver to OWNER, when and as directed by OWNER, all documents and all property
which, if the Work had been completed, Contractor would be required to account for or
deliver to OWNER, and transfer title to such property to OWNER to the extent not
already transferred.
In the event of such termination, Contractor shall be entitled to payment for the work
satisfactorily performed prior to the termination date, all direct costs associated with the work up
to the termination date and the Construction Services Fee for the work satisfactorily performed
prior to the termination date at the rate identified in Article 5 of the Agreement.
29. Contractor acknowledges that for public works financed in whole or in part by funds of
the state of Colorado and/or OWNER, and pursuant to section Title 8-17-101, C.R.S.
(1973) Colorado labor shall be employed to perform the Work in the extent of not less
than eighty percent (80%) of each type or class of labor in the several classifications of
skilled and common labor employed in the Work. For purposes of this provision,
"Colorado labor" means "any person who is a resident of the state of Colorado at the time
of employment, without discrimination as to race, color, creed, sex, age, or religion
except when sex or age is a bona fide occupational qualification.
30. Contractor agrees to comply with the letter and spirit of the Colorado Anti-discrimination
Act of 1957, as amended, and other applicable laws respecting discrimination and unfair
employment practices. Pursuant thereto, the following provision shall be contained in all
OWNER contracts or subcontracts: during the performance of this Contract, Contractor
agrees as follows:
A. Contractor will not discriminate against any employee or applicant for employment
because of race, creed, color, national origin, sex, marital status, religion, ancestry,
mental or physical disability, sexual orientation, or age. Contractor will take
affirmative action to insure that applicants are employed and that employees are treated
during employment, without regard to the above mentioned characteristics. Such action
shall include, but not be limited to, the following: employment, upgrading, demotion or
transfer, recruitment or recruitment advertising; lay-offs or terminations; rates of pay or
other forms of compensation; and selection for training, including apprenticeship.
Contractor agrees to post in conspicuous places, available to employees and applicants
for employment, notices to be provided by the contracting officer setting forth
provisions of this non-discrimination clause.
B. Contractor will, in all solicitations or advertisements for employees placed by or on
behalf of Contractor, state that all qualified applicants will receive consideration for
employment without regard to race, creed, color, national origin, sex, marital status,
religion, ancestry, mental or physical disability, or age.
32. Colorado Statutes do not provide for any right of lien against public buildings. In lieu
thereof, Title 38-26-107 ct seq. C.R.S., as amended, provides adequate relief for any
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
39
claimant having furnished labor, materials, rental machinery, tools, equipment or services
toward construction of the particular public work in that final payment may not be made
to a Contractor until all such creditors have been put on notice by publication in the
public press of such pending payment and given opportunity to stop payment to
Contractor in the amount of such claims.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
40
EXHIBIT A
Request for Qualifications dated, April 13, 2018
Short List Letter/Request for Proposal dated May 9, 2018
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
NOTICE
REQUEST FOR QUALIFICATIONS
CONSTRUCTION SERVICES
FOR
EAGLE RANCH LOT 3 APARTMENTS
EAGLE, COLORADO
Eagle, Colorado April 13nd, 2018
Eagle County Housing and Development Authority (“ECHDA”) is soliciting statements
of qualifications and experience from Construction Manager/General Contractors for
construction services for the construction of the new Eagle Ranch Lot 3 Apartments,
located in Eagle, Colorado (the “Project”). The proposed Project will involve the
construction of twenty-one units of housing and related parking and supporting
infrastructure. The twenty-one new units will be a mixture of one and two bedroom units.
This Request for Qualifications (“RFQ”) will be non-exclusive. ECHDA reserves the
right to contract with other third parties.
Only those respondents who are shortlisted as part of the statement of qualification
evaluation process described in paragraph 13 of the Instructions to Respondents will be
included in a subsequent request for proposal (“RFP”) process for the construction
services for the Project, which will include a request for a Guaranteed Maximum Price
(“GMP”), detailed budget and a construction schedule. Following evaluation of the
proposals received by the ECHDA in response to the RFP, the successful respondent will
be given the first right to negotiate an agreement acceptable to the ECHDA. In the event
that an agreement satisfactory to the ECHDA cannot be reached, the ECHDA may enter
into negotiations with one or more of the remaining respondents. The successful
respondent shall commence work only after execution of an acceptable agreement and
approval of insurance certificates and notice to proceed given by the ECHDA. More
information regarding the RFP process will be provided to the shortlisted respondents.
Final selection of a successful respondent will be based on an evaluation of factors
including, but not limited to, general approach to the project, experience, schedule and
budget constraints, practices and procedures, familiarity with Eagle County, and legal
issues.
Statements of qualifications must be received by U.S. mail at Eagle County
Government, Project Management Department Attn: Josh Miller PO Box 850, Eagle,
CO 81631 or by FedEx, UPS, DHL, or hand delivered to Eagle County Government,
Project Management Department Attn: Josh Miller 3289 Cooley Mesa Road, Gypsum,
CO 81637 or emailed to josh.miller@eaglecounty.us before 3:30 p.m., MDT, on April
27, 2018. Any statement of qualifications received after this time will not be considered
and will be returned to the respondent unopened unless good cause is shown as
determined by ECHDA in its sole discretion.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
2
The Request for Qualifications document may be obtained from the Project Management
Department during the hours of 8:00 a.m. to 5:00 p.m., Monday through Friday. The
complete document is also available at www.eaglecounty.us Follow the link at the very
bottom of the Home Page, “RFPs / RFQs”. Contact the Project Management Department
at (970) 328-8780 for further information.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
3
REQUEST FOR QUALIFICATIONS
INSTRUCTIONS TO RESPONDENTS
1. ECHDA (the “Owner”) will receive statements of qualifications at the Eagle
County Project Management Office, attention Josh Miller, Construction
Manager, 3289 Cooley Mesa Road Gypsum, CO 81637, or P.O. Box 850
Eagle, CO 81631, or emailed to josh.miller@eaglecounty.us until 3:30 PM,
local time, April 27th, 2018. Any statement of qualifications received after this
time will be considered non-responsive and returned unopened.
2. Any question, interpretation or clarification regarding this Request for
Qualifications (“RFQ”) is required five (5) calendar days prior to the due date.
Responses, if any, will be issued by addenda posted to
http://www.eaglecounty.us. All questions regarding this RFQ or these
instructions must be in writing and submitted to Josh Miller, Construction
Manager. Questions may be faxed to (970) 328-3539 or emailed to
josh.miller@eaglecounty.us. Please call to verify receipt of your questions. No
additional questions will be accepted after the date and time referenced above
unless good cause is shown as determined by Eagle County in its sole discretion.
Oral interpretations shall be of no force and effect.
3. Please provide four (4) hard copies and one CD or email containing a PDF
version of your firm’s statement of qualifications. Please include the name,
address and phone number of the firm’s submitting project personnel.
4. ECHDA reserves the right, in its sole discretion, to reject any and all statements
of qualifications submitted in response to this RFQ, to waive or not waive
informalities or irregularities in the statements of qualifications received or in
RFQ procedures. ECHDA also reserves the right to re-advertise, or to otherwise
provide the services as determined by ECHDA to be in its best interest, and to
accept any portion of the statement of qualifications deemed to be in the best
interests of ECHDA. ECHDA may also choose to discard all statements of
qualifications and re-issue another RFQ.
5. ECHDA may, in its sole discretion, modify or amend any and all provisions of
these instructions or the RFQ. If it becomes necessary to revise any part of the
RFQ, addenda will be provided through posting at http://www.eaglecounty.us
ECHDA reserves the right to extend the RFQ submittal date or to postpone the
selection of the most qualified respondent(s) or award of an agreement.
6. All statements of qualifications will be reviewed by a selection committee and
any other review as determined to be necessary. Respondents may be asked to
supplement their initial statements of qualifications with additional written
material. ECHDA may short-list respondents based upon an evaluation of the
written submittals. ECHDA may arrange for in-person interviews with the short-
listed respondents for a detailed presentation.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
4
7. Respondents are encouraged to clearly identify any proprietary or confidential
data or information submitted with the statement of qualifications. Regardless of
whether or not so marked, ECHDA will endeavor to keep that information
confidential, separate and apart from the statement of qualifications.
Notwithstanding the foregoing, respondent acknowledges that ECHDA may be
required to release the information in accordance with the Colorado Open
Records Act or order of the court.
8. ECHDA will not pay for any information requested herein, nor is it liable for any
costs incurred by the respondent in connection with its response to this RFQ.
9. No telephone or oral statements of qualifications will be accepted.
10. Statements of Qualifications must be clearly identified on the front of the
envelope by RFQ title. Responsibility for timely submittal of statements of
qualifications lies solely with the respondent. Statements received after the
closing time specified will not be considered unless good cause is shown as
determined by Eagle County in its sole discretion.
11. Respondent(s) who submit a statement of qualifications are responsible for
becoming fully informed regarding all circumstances, information, laws and any
other matters that might, in any way, affect the respondent’s role and
responsibilities. Any failure to become fully knowledgeable shall be at the
respondent’s sole risk. ECHDA assumes no responsibility for any interpretations
made by respondents on the basis of information provided in this RFQ or through
any other source.
12. All respondents must include a fully executed Statement of Qualifications
Submittal Form with their statement of qualifications.
13. All statement of qualifications will be reviewed by the ECHDA selection
committee and any others as determined to be necessary. Firms may be asked to
supplement their initial statements of qualifications with additional written
material. ECHDA selection committee will short list firms based upon an
evaluation of the written submittals after considering the qualifications,
experience and capabilities of each responded to provide the construction
services, respondent’s familiarity with Eagle County and any other factors the
County may consider as determined by ECHDA in its sole discretion. ECHDA
may request in-person interviews with each firm short listed. Upon completion of
the evaluation, each member of the selection committee will individually fill out a
decision matrix. The firms achieving the highest scores on the decision matrix
will become the final short list of two or more firms. ECHDA shall not supply the
decision matrix forms to respondents but will supply the final ranking.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
5
14. Only those respondents who are shortlisted as part of the statement of
qualification evaluation process described in paragraph 13 above will be included
in a subsequent request for proposal (“RFP”) process for the construction
services, which will include a request for a Guaranteed Maximum Price, detailed
budget and a construction schedule. Following evaluation of the proposals
received by ECHDA in response to the RFP, the successful respondent will be
given the first right to negotiate an agreement acceptable to the ECHDA. In the
event that an agreement satisfactory to the ECHDA cannot be reached, the
ECHDA may enter into negotiations with one or more of the remaining
respondents. The successful respondent shall commence work only after
execution of an acceptable agreement and approval of insurance certificates and
notice to proceed given by the ECHDA. The successful respondent will perform
all of the work or services in compliance with the negotiated agreement. More
information regarding the RFP process will be provided to the shortlisted
respondents.
15. This RFQ is not intended to completely define the process for the selection of the
successful responded to perform the construction services or the contractual
relationship to be entered into with the successful respondent(s).
16. In the event that an agreement satisfactory to ECHDA cannot be reached,
ECHDA may enter into negotiations with one or more of the remaining
respondents. ECHDA may choose to discard all statements of qualifications and
re-issue another RFQ.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
6
REQUEST FOR QUALIFICATIONS
STATEMENT OF QUALIFICATIONS SUBMITTAL FORM
THIS FORM MUST BE SUBMITTED WITH YOUR STATEMENT OF
QUALIFICATIONS
TO: Eagle County Housing and Development Authority
500 Broadway
Post Office Box 850
Eagle, CO 81631
Re: Eagle Ranch Lot 3 Apartments
The undersigned, having examined the Instructions to Respondents and any and all
documents related to the above referenced RFQ:
(a) agrees to comply with all conditions, requirements, and instructions of the
Request for Qualifications as stated or implied therein;
(b) Acknowledges the right of Eagle County, Colorado in its sole discretion to
reject any or all statements of qualifications submitted, and that an award may
be made even though not the lowest cost or a short list of respondents may be
identified;
(c) Acknowledges and agrees that the discretion of Eagle County, Colorado in
selection of the successful respondent(s) shall be final, not subject to review
or attack; and
(d) Acknowledges that this statement of qualifications is made with full
knowledge of the foregoing and full agreement thereto.
By submission of this statement of qualifications and signature below, the respondent
acknowledges that he has the authority to sign this form and bind the company named
below. The respondent further acknowledges that Eagle County Housing and
Development Authority has the right to make any inquiry or investigation it deems
appropriate to substantiate or supplement information contained in the statement of
qualifications and related documents, and authorizes release to Eagle County Housing
and Development Authority of any and all information sought in such inquiry or
investigation.
Company Name: _______________________________________
Title of Respondent: _______________________________________
Signature of Respondent: _______________________________________
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
7
REQUEST FOR QUALIFICATIONS
I. PROJECT DESCRIPTION
The project consists of the construction of the new Eagle Ranch Lot 3 Apartments,
located in Eagle, Colorado (the “Project”). The proposed Project will involve the
construction of twenty-one units of housing and related parking and supporting
infrastructure. The twenty-one new units will be a mixture of one and two bedroom units.
II. OBJECTIVE OF THIS REQUEST
Eagle County Housing and Development Authority (“ECHDA”) is soliciting statements of
qualifications and experience from Construction Manager/General Contractors for
construction services for the construction of the new Eagle Ranch Lot 3 Apartments,
located in Eagle, Colorado (the “Project”). The objective of this RFQ/RFP process is to
form a productive and effective relationship between the ECHDA, the design team and the
successful Construction Manager/General Contractor (CM/CG).
Only those respondents who are shortlisted as part of the statement of qualification
evaluation process described in paragraph 13 of the Instructions to Respondents will be
included in a subsequent RFP process for the construction services, which will include a
request for a GMP, detailed budget and a construction schedule. Following evaluation of
the proposals received by the ECHDA in response to the RFP, the successful respondent
will be given the first right to negotiate an agreement acceptable to the ECHDA. In the
event that an agreement satisfactory to the ECHDA cannot be reached, the ECHDA may
enter into negotiations with one or more of the remaining respondents. The successful
respondent shall commence work only after execution of an acceptable agreement and
approval of insurance certificates and notice to proceed given by the ECHDA. The
successful respondent will perform all of the work or services in compliance with the
negotiated agreement. More information regarding the RFP process will be provided to the
shortlisted respondents.
Notwithstanding the foregoing, the ECHDA does not represent that the Project will be
constructed or that the successful respondent will be the Construction Manager/General
Contracting firm in the event of construction of the Project. ECHDA, in its sole discretion,
may decide not to proceed with the Project, or with the successful respondent(s) as the
CM/GC, or ECHDA may decide not to issue a Notice to Proceed with construction services
for any reason or no reason at all.
General information is provided by this RFQ to prospective firms concerning the Project
and the awarding of the agreement for construction services for the Project. This RFQ
document is not intended to completely define the selection process or the contractual
relationship to be entered into by ECHDA and the successful respondent.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
8
III. SELECTION CRITERIA
Respondents should address each of the evaluation criteria listed below and provide
specific examples of projects they have undertaken that demonstrate their qualifications:
These criteria are not listed in any order of evaluation priority and are a non-exhaustive list.
The ECHDA may seek additional information or perform further investigations as it deems
necessary. The relative importance of each criterion is identified on a scale of 1 to 4, with
4 being of the highest importance.
A. General Approach to the Project: Provide a narrative or other form to explain your
firm’s intended approach to the overall Project. Identify who will be directly
involved with the Project and how much time each person will be available to meet
with the Project team. Describe the roles of each member of your proposed team.
Relative Importance 2.
B. Experience: Each firm will be evaluated based on its overall experience providing
construction services for similar projects, experience with construction practices
and procedures in Eagle County, Colorado and mountain environments.
Evaluation of experience will include the following:
1. Resumes of the proposed members of the project management team who will be
committed to the Project for construction services. Resumes must include a
description of the person’s qualifications and past experience with similar
projects. Relative Importance 4.
C. Schedule and Budget Constraints: Identify your firm’s ability to undertake and
complete the Project in a timely manner. The pre-construction services will
commence upon execution of an agreement anticipated by June 2018. The goal is
to commence construction by October 2018 and substantial completion by October
2019. Relative Importance 3.
D. Practices and Procedures: Describe your firm’s construction project management
approach; quality control and assurance procedures; safety record and program;
and any other pertinent factors as deemed appropriate for a project of this scope.
Relative Importance 1.
E. Familiarity with Eagle County: Provide a narrative describing your firm’s
familiarity with Eagle County. Relative Importance 4.
F. Legal Issues: Are any lawsuits; Federal, State, or Local tax liens; or any potential
claims or liabilities pending against your firm, your team members, or the officers
of the team firms at this time? If yes, please explain. Please disclose any and all
claims in the past 5 years. Relative Importance 3.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
9
IV. METHOD OF AWARD
The statements of qualifications will be evaluated as described in paragraph 13 of
the Instructions to Respondents. Only those respondents who are shortlisted as part
of this evaluation process will be included in a subsequent RFP process for the
construction services, which will include a request for a GMP, detailed budget and a
construction schedule.
Final selection of a successful respondent will be based on an evaluation of factors
including, but not limited to, general approach to the project, experience, schedule
and budget constraints, practices and procedures, familiarity with Eagle County, and
legal issues.
Following evaluation of the proposals received by the ECHDA in response to the
RFP, the successful respondent will be given the first right to negotiate an agreement
acceptable to the ECHDA. In the event that an agreement satisfactory to the
ECHDA cannot be reached, the ECHDA may enter into negotiations with one or
more of the remaining respondents. The successful respondent shall commence work
only after execution of an acceptable agreement and approval of insurance
certificates and notice to proceed given by the ECHDA. The successful respondent
will perform all of the work or services in compliance with the negotiated
agreement.
V. INSURANCE REQUIREMENTS
Prior to the commencement of performance, the successful firm shall furnish to
ECHDA a certificate of insurance evidencing insurance coverage for workers'
compensation, automobile coverage and general liability, with limits of not less than
$2,000,000. The successful firm shall additionally purchase and maintain Builders'
Risk Insurance in the amount of the GMP, plus value of subsequent modifications,
change orders, and cost of material supplied or installed by others, comprising total
value of the entire project at the site on an actual replacement cost basis. These
policies shall be endorsed to include ECHDA, Eagle County, and its elected
officials, directors, employees, agents and volunteers as an additional insured.
VI. PROPOSAL MEETING/INQUIRIES
There will be no required pre-proposal meetings. Interested firms may visit the
Project site to view the location during normal business hours.
Any question, interpretation or clarification regarding this RFQ is required five
(5) calendar days prior to the due date. Responses, if any, will be issued by
addenda posted to http://www.eaglecounty.us. All questions regarding this RFQ
or these instructions must be in writing and submitted to Josh Miller,
Construction Manager by fax to (970) 328-3539 or by email to
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
10
Josh.miller@eaglecounty.us. Please call to verify receipt of your questions. No
additional questions will be accepted after the date and time referenced above
unless good cause is shown as determined by ECHDA in its sole discretion. Oral
interpretations shall be of no force and effect.
VII. SUBMISSION CRITERIA
Interested firms should submit statements of qualification as follows:
1. Four (4) copies of the statement of qualifications fully addressing the selection
criteria including name, address, and phone number of the firm’s submitting
project personnel.
2. One CD or email containing a PDF version of statement of qualifications.
Statement of Qualifications shall be addressed to:
Mail: Eagle County Project Management Department
ATTN: Josh Miller
PO Box 850
Eagle, CO 81631-0850
FedEx, UPS, DHL: Eagle County Project Management Department
ATTN: Josh Miller
3289 Cooley Mesa Road
Gypsum, CO 81637
Email: josh.miller@eaglecounty.us
All statements of qualification shall be received by April 27th, 2018 at 3:30pm.
Statements of qualification may be sent via US Mail, FedEx, UPS, DHL, hand delivered,
or emailed. Faxed statements of qualifications will not be accepted. Any statement of
qualifications received after this time will not be considered and will be returned to the
respondent unopened unless good cause is shown as determined by ECHDA in its sole
discretion.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
1
May 9, 2018
Re: Eagle Ranch Lot 3 Apartments
Dear : FCI Constructors, Inc. ATTN: Cassie Retherford
Congratulations! We are pleased to inform you that subsequent to your submittal to the Eagle County
Housing and Development Authority, your firm has been “short-listed” for further consideration in the
solicitation process for the selection of a contractor to provide Preconstruction/Construction services for
the proposed Eagle Ranch Lot 3 Apartments.
We require that you submit the information requested on the attached CM / GC FEE PROPOSAL FORM
–(Exhibit B)- by 3 pm, May 24th. You may submit the form via Mail, email, or facsimile at any of the
following addresses.
PO Box 850
Eagle, Colorado 81631-0850
3289 Cooley Mesa Road
Gypsum, CO 81637
970.328.3532 voice
970.328.3539 facsimile
josh.miller@eaglecounty.us
To commence this process we have included a set of the most up to date set of design documents for the
project. We need pricing based on this plan set and feedback on constructability. This process needs to
commence as the very first step in the Preconstruction services.
To fully understand the Construction Services and General Conditions component of the proposal we
need to understand what is included in these percentages. The exhibits included will assist in
understanding these components. Please complete the form attached as Exhibit B on fees.
Please call Josh Miller (970.328.3532) with any questions, and thank you for your continued interest in
this Project.
Sincerely,
Josh Miller, Construction Manager
Project Management Department
Project Managment
Department
Phone: (970) 328-8880
FAX: (970) 328-3539
Eagle County
P.O. Box 850
Eagle, CO 81631
3289 Cooley Mesa Road
Gypsum, CO 81637
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
2
CM/GC FEE & SCHEDULE REQUEST FOR PROPOSAL
SPECIAL INSTRUCTIONS
Eagle Ranch Lot 3 Apartments
Eagle, Colorado
Eagle County Housing and Development Authority (“ECHDA” or “Owner”) solicited statements of
qualification for the selection of a contractor to provide Preconstruction/Construction services for a new
housing project known as the Eagle Ranch Lot 3 Apartments. Your firm has been short-listed for further
consideration in the solicitation process.
This is the request for proposal (“RFP”) phase of the solicitation process. The RFP process includes
submission of a proposal by the short-listed respondents which will include profit and other overhead
costs based on a predetermined cost of work and schedule. Following evaluation of the proposals
received by the ECHDA, the successful respondent will be given the first right to negotiate an Agreement
acceptable to ECHDA. In the event that an agreement satisfactory to ECHDA cannot be reached,
ECHDA may enter into negotiations with one or more of the remaining respondents.
ECHDA reserves the right, in its sole discretion, to reject any and all proposals submitted in response to
this RFP, and to waive or not waive informalities or irregularities in proposals received, or RFP
procedures. ECHDA also reserves the right to provide the services as determined by ECHDA to be in its
best interest, and to accept any portion of a proposal deemed to be in the best interests of ECHDA to do
so. ECHDA may also choose to disregard all proposals and issue another RFP or RFQ.
ECHDA may, at its sole discretion, modify or amend any and all provisions of this RFP. If it becomes
necessary to revise any part of the RFP, addenda will be provided through posting at
http://www.eaglecounty.us. ECHDA reserves the right to extend the RFP submittal date or to postpone
selection of the most qualified respondent(s).
Final selection of a successful respondent will be based on an evaluation of factors including, but not
limited to, general approach to the project, experience, schedule and budget constraints, practices and
procedures, familiarity with Eagle County, and legal issues.
The successful respondent shall commence work only after execution of an agreement acceptable to
ECHDA, approval of insurance certificates and a notice to proceed is given by ECHDA.
1. PROJECT DESCRIPTION
Eagle County Housing and Development Authority is constructing a new housing project known as
the Eagle Ranch Lot 3 Apartments (the “Project”). The proposed Project will involve the construction
of twenty-one units of housing and related parking and supporting infrastructure. The twenty-one
new units will be a mixture of one and two bedroom units.
The Design Development Plans and Soils Report are provided in Exhibit A.
The committed funds budgeted for design, construction and all associated soft costs are
$5,000,000.
2. GENERAL SCOPE OF CM/GC SERVICES
The Construction Manager/General Contractor’s (“CM/GC”) services during the Preconstruction
Services include, but are not limited to, cost estimating, value engineering, cash flow projections,
scheduling, logistical planning, constructability analysis, bid package administration, bidding of
trade contracts, and the submittal of a Guaranteed Maximum Price (GMP) proposal for the
construction work for the Project.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
3
The CM/GC's services during the Construction Services phase include, but are not limited to,
construction management, administration, field supervision, coordinating subcontractors,
maintaining quality, meeting schedules and providing the general conditions work for the Project.
Generally, all trade contracts shall be competitively bid and assigned to the CM/GC's contract;
however, when circumstances warrant it, the CM/GC may be allowed to self-perform work that it
traditionally performs with its own forces, as long as the cost is acceptable to ECHDA.
3. PRE-CONSTRUCTION SERVICES MAXIMUM FEE
The CM/GC shall participate in the continuing design process as an integral member of the Project
Team and shall perform Preconstruction services that, in general, shall include but not be limited to
the following:
Attend all necessary work sessions with the Owner and Engineer/Architect to gather and distribute
information on the Project as required.
In conjunction with the Owner and the Engineer/Architect, immediately identify the Project
requirements and prepare a total Project budget that properly allocates construction costs and "soft"
costs for the various elements of the work intended for the Project.
Develop and continue to refine a comprehensive Project Schedule. Identify, set decision dates, and
make recommendations to the Owner and the Engineer/Architect on procurement of long-lead
delivery items. Update and monitor the Project Schedule with the Owner and the
Engineer/Architect regularly to identify deviations and changes. Prepare a detailed approach to
phasing of the work, mobilization, logistics, quality control and safety for review and approval by the
Owner and Engineer/Architect.
Provide value engineering and life-cycle costing for all materials, equipment and systems mutually
agreed upon to determine the best possible value to the Owner. Conduct formal value engineering
work sessions with the Owner and the Engineer/Architect, and recommend design detail
alternatives.
Prepare and monitor estimates of the construction cost during finalization of the design
development phase based on detailed quantity surveys of the Drawings and Specifications. Advise
the Owner and the Engineer/Architect if it appears that the construction budget will not be met, and
make recommendations for corrective action. Prepare and update with each cost estimate a
reconciliation report comparing the cost estimate with the approved budget, accompanied with an
updated construction billing and cash flow forecast.
Review the drawings and specifications as they are being prepared, and recommend alternate
solutions whenever design details affect budget, schedule, constructability, and consistency with
local and traditional trade practice.
Recommend a strategy for bid packaging the drawings and specifications relative to the Project
approach and other pertinent considerations. Administrate the various bid packages for the Project.
All Subcontractor and Contract Supplier bids shall be open book and shared in the entirety with the
Owner and the Engineer/Architect.
Prepare and submit a final Guaranteed Maximum Price (GMP) Proposal for the Owner’s optional
acceptance reflecting the entire cost, scope of work and the quality intent of the Project before any
construction funds are committed. The GMP Proposal shall be supplemented with a complete and
detailed breakdown of costs in an open book sharing of pricing information for the entire Project. All
construction costs must be clearly defined and included in the GMP Proposal, and as such,
allowances for work scope will not be allowed unless specifically approved by the Owner as
appropriate. The CM/GC’s proposed “self-performed work” shall be documented in the GMP
Proposal with a detailed, quantified and unit priced cost estimate. If the CM/GC’s proposed GMP,
detailed budget and construction schedule are accepted by ECHDA, then ECHDA will provide the
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
4
CM/GC with a Notice to Proceed with Construction Services as the CM/GC for the Project. Owner,
in its sole discretion, may decide to accept or reject the GMP Proposal for any reason or no reason
at all.
Assist the Owner and the Engineer/Architect as necessary in interfacing with the Town of Eagle
Building Department and other authorities having jurisdiction over the Project in order to obtain the
building permit(s) on a timely basis for the construction activities
.
The Preconstruction Services Maximum Fee shall be stated on the CM/GC Fee Proposal Form
(“Exhibit B", Item 1) and shall include the preceding scope and any other items identified on Exhibit
C for Pre-Construction Services.
Compensation for expenses in connection with the Preconstruction Services shall be included in the
total CM/GC Maximum Fee on the CM/GC Proposal Form (“Exhibit B", Item 1), and shall be paid in
one lump sum with the first construction pay application. In the event the Project or the CM/GC’s
services are cancelled or terminated for any reason whatsoever, the CM/GC shall be reimbursed for
actual verifiable costs incurred during Preconstruction Services phase up to the amount stated in
the Fee Proposal.
4. GENERAL CONDITIONS FEE
The General Conditions Fee shall be based off the (“Exhibit C”) CM/GC Fee Structure column titled
General Conditions. It is specifically intended that all General Conditions costs, CM/GC’s field
management and overhead costs shall be included in the General Conditions Total Fee. All
General Conditions and General Requirements for the Project with the exception of the cranes &
hoisting shall be provided and performed by the CM/GC as identified in this Exhibit. It is intended
that this fee will be based upon the information provided by Exhibit A and the Schedule duration
identified in Item 7. Schedule noted below. At time of pricing for the GMP by the selected CM/GC
the General Conditions Fee will be reviewed and compared to the proposed schedule duration. If
the total duration of the Project is proposed to be substantially different that the duration used for
this pricing then negotiations may occur between the Owner and the CM/GC for an adjustment in
the General Conditions Total Fee. Assigning any of these costs to Divisions 2 through 16 direct
costs is not acceptable. Cost reimbursement will not be allowed for General Conditions or General
Requirements unless specifically provided in the "CM/GC FEE STRUCTURE." The General
Conditions Total Fee shall be stated on the CM/GC Fee Proposal Form (“Exhibit B”, Item 2).
5. CONSTRUCTION SERVICES FEE
The CM/GC's Construction Services Fixed Fee shall be based in strict accordance with the attached
document Exhibit C titled "CM/GC FEE STRUCTURE." All items checked in the second column
identified as "CM/GC Basic Fee" shall be included without exception in Construction Services Fixed
Fee. The Construction Services Fixed Fee shall be stated on the CM/GC Fee Proposal Form
(“Exhibit B", Item 3). Exhibit B and Exhibit C will be attached to any formal agreement entered into
by the ECHDA and the successful respondent.
This Fee will not be subject to reduction through the efforts of the Engineer/Architect via design
refinement, or by the CM/GC via value engineering, procurement and construction efforts.
Abandonment or a significant reduction in the scope or magnitude of the Project would result in a
negotiated reduction of the Fee.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
5
1. CONSTRUCTION CHANGE ORDER MARK-UP
For Owner directed changes to the scope of the work, the CM/GC shall propose a Percentage Fee
for additive change orders to the GMP Contract amount. Deductive change orders will be credited
only the cost of the work. The Construction Change Order Mark-up shall be stated on the CM/GC
Fee Proposal Form (“Exhibit B". Item 4).
The Owner and the CM/GC shall mutually negotiate the subcontractor and contract supplier change
order mark-ups with the various trades after bids have been received.
Specify on the CM/GC Fee Proposal Form (“Exhibit B", Item 5), the direct cost “free zone” dollar
amount (if any) on Owner directed changes for which CM/GC change order mark-up would be
exempt.
2. SCHEDULE
The final Project schedule is not certain at this time; however, it is the Owner’s intent to select the
successful respondent by June 4, 2018, and to commence Pre-Construction Services immediately
upon execution of an agreement satisfactory to the ECHDA. It is anticipated that Construction
Services will commence approximately November 1, 2018 and all components of the Project will be
completed by November 1, 2019. There may be opportunities to improve on this schedule with
team efforts during preconstruction services. For the purpose of this RFP, assume construction will
start November 1, 2018 and finish November 1, 2019.
3. BIDDING & CONSTRUCTION CONTINGENCY
The CM/GC’s contingency shall be used to cover costs of unforeseen job conditions, omissions of
the estimate (with the exception of subcontracted work), and discrepancies between subcontractor
and supplier scopes of work, which are properly reimbursable as Cost of the Work but are not the
basis for a change order. The CM/GC’s contingency shall be used with the Owner’s concurrence
only, which shall not be unreasonably withheld. Requests for the use of the contingency shall be
submitted by the Construction Firm within ten (10) days of the event caused such Cost of Work to
be incurred, or as soon as the need is apparent. The contingency shall not be used for repairing or
replacement of the Work due to the Construction Firm’s negligence. The balance of the
Contingency which has not been expended for the Project according to the procedures set forth
herein shall be refunded entirely to the benefit of the Owner, upon final invoicing. The CM/GC Firm
shall also provide the Owner documented status of the contingency amount on a monthly basis with
each payment application.
Specify on the CM/GC Fee Proposal Form (“Exhibit B" Item 6), the percentage rate for contingency
that you propose to be applied to your GMP.
4. ADDITIONAL PROPOSAL RESPONSE REQUIREMENTS
a) Provide an organization chart graphically indicating how your firm would staff and structure the
proposed team (both in the field and in the office) during the Pre-Construction and Construction
phases.
b) Specify on the CM/GC Fee Proposal Form (“Exhibit B", Item 7), the percentage rate that you
propose for umbrella and general liability insurance.
c) Specify on the CM/GC Fee Proposal Form (“Exhibit B", Item 8), the percentage rate that you
propose for builder’s risk insurance.
d) Specify on the CM/GC Fee Proposal Form (“Exhibit B", Item 9), the percentage rate that you
propose for performance and payment bond.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
6
e) Provide a list of the trades that you propose to perform with your own forces on this Project.
Disclose and explain any additional mark-up for overhead, profit, fee or other margin you would
propose or commonly apply to self-performed labor and materials. Specify this mark-up on the
CM/GC Fee Proposal Form (“Exhibit B", Item 10).
f) Indicate in your Proposal response how small tools, equipment rental or other similar costs in
connection with the CM/GC’s “self-performed work” are determined and are proposed to be
billed to the Project.
g) Provide a detailed line-item cost breakdown of your proposed Construction Services Fixed Fee
that clearly illustrates the intent of the CM/GC Fee Structure is entirely included and sufficient for
the Project.
5. CONSTRUCTION CONTRACT
The formal agreement will be in the form of Eagle County Housing and Development Authority,
Standard Form of Agreement Between Owner and Contractor where the basis of payment is the
Cost of the Work Plus a Fee with a negotiated Guaranteed Maximum Price”, with such
modifications and additions as are mutually agreeable to the Owner and the successful respondent.
A preliminary template may be provided upon request from Eagle County’s Attorney’s Office.
In addition, the Contract Documents will include without limitation:
a) The Request for Qualifications Document.
b) This CM/GC Fee Proposal Special Instructions Document.
c) Exhibit A.
d) Exhibit B (CM/GC Fee Proposal Form).
e) Exhibit C (CM/GC Fee Structure)
f) The Plans and Specifications as investigated in the Design / Build investigation. (C.D.)
g) Addenda, clarifications or attachments to the above, deemed reasonable and necessary by
the Owner and CM/GC Firm.
h) The Construction Firm’s final Guaranteed Maximum Price Proposal if accepted by the Owner.
6. EXCEPTIONS
Note any and all exceptions or qualifications to these Special Instructions and conditions of the
Contract for Construction contemplated for the Project.
END
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Cover Page
A
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
Eagle Ranch Lot 4
Apartments
Eagle, Colorado 80304
Concept Design
Package 20160729
ARCHITECT
jvDeSousa Architecture, LLC
1910 Seventh Street, Third Floor
Boulder, Colorado 80302
720.301.0500 cell
jv@jvdesousa.com
PROJECT CONTACT: jv DeSousa
LANDSCAPE ARCHITECT
Norris Design
1101 Bannock St.
Denver, CO 80204
303.892.1166
escott@norris-design.com
PROJECT CONTACT: Elena Scott
CIVIL ENGINEER
JVA, Incorporated
214 8th Street, Suite 210
Glenwood Springs, CO 81601
970.404.3085
gschroeder@jvajva.com
PROJECT CONTACT: Gregory Schroeder
MEP ENGINEER
Gehring and Associates
5100 N Foothills Hwy
Boulder, CO 80302
303.449.7266
lizgehring@gmail.com
PROJECT CONTACT: Elizabeth Gehring
PROJECT TEAM
OWNER
Eagle County Housing and Development Authority
500 Broadway
Eagle, CO 81631
970.328.8773
jill.klosterman@eaglecounty.us
PROJECT CONTACT: Jill Klosterman
CONTRACTOR
Not yet selected
SHEET INDEX
ARCHITECTURAL
A COVER PAGE
A0.1 PROJECT NARRATIVE
A1.0 SITE PLAN
A3.0 BASEMENT PLAN
A3.1 GROUND FLOOR PLAN
A3.2 GROUND FLOOR PLAN (ALTERNATE)
A3.3 SECOND FLOOR PLAN
A3.4 ROOF PLAN
A4.1 ENLARGED UNIT PLANS
A5.1 ELEVATIONS
A5.2 ELEVATIONS
A5.3 ELEVATIONS
A5.4 SECTIONS
A6.1 ENLARGED ELEVATIONS
A7.1 WALL SECTIONS
LANDSCAPE ARCHITECTURAL
L-01
CIVIL
C1.0
MEP
M1 DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Project Narrative/
Specifications
A0.1
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments
PROJECT NARRATIVE
EAGLE RANCH LOT 4
PROGRAM
EAGLE COUNTY HOUSING AND DEVELOPMENT AUTHORITY
PROPOSES TO BUILD TWENTY ONE UNITS OF HOUSING AND
RELATED PARKING AND SUPPORTING INFRASTRUCTURE ON LOT
4, BLOCK _ OF THE EAGLE RANCH PUD IN EAGLE, COLORADO.
THE TWENTY ONE NEW UNITS WILL BE A MIXTURE OF ONE AND
TWO BEDROOM UNITS. THE MOST COMMON UNIT TYPE WILL
CONTAIN A BEDROOM WITH AN ACCESSORY SPACE THAT CAN
FUNCTION AS A STUDY, DEN OR SECOND BEDROOM. THE UNIT
BREAKDOWN IS AS FOLLOWS:
ONE BEDROOM!3
ONE BEDROOM PLUS STUDY!16
TWO BEDROOM!2
AN ALTERNATIVE PLAN IS SHOWN WITHIN THE SET OF DRAWINGS
THAT INCLUDES TWENTY TWO NEW UNITS. IN THIS ALTERNATIVE
PLAN THE LOBBY/COMMON AREA HAS BEEN REPLACED WITH AN
EFFICIENCY UNIT.
THE PROJECT WILL PROVIDE THIRTY PARKING SPACES ON SITE.
ADDITIONAL ON STREET PARKING IS AVAILABLE ON THE EAST
SIDE OF SYLVAN LAKE ROAD, AND ALONG BOTH SIDES OF EAGLE
RANCH ROAD TO THE SOUTH OF THE SITE.
DESIGN CONCEPTS
THE PROPOSED PROJECT IS BETWEEN THE SINGLE FAMILY
RESIDENTIAL NEIGHBORHOOD TO THE SOUTHEAST OF EAGLE
RANCH ROAD AND THE COMMERCIAL CASTLE PEAK SENIOR
HOUSING DEVELOPMENT TO THE NORTHWEST OF FREESTONE
ROAD. THE BUILDING RESPONDS TO THIS DIFFERING CONTEXT
BY COMBINING RESIDENTIAL AND COMMERCIAL CHARACTER INTO
A SINGLE STRUCTURE. THE EAST HALF OF THE BUILDING TAKES
ITS CUES FROM THE DETACHED SINGLE FAMILY AND TOWN
HOUSE DEVELOPMENT ADJACENT WHILE THE WEST HALF
RESPONDS TO THE COMMERCIAL SCALE AND CHARACTER OF
THE CASTLE PEAK DEVELOPMENT TO THE WEST.
THE BUILDING FOLLOWS NEW URBAN PRINCIPLES, AS OUTLINED
IN THE EAGLE RANCH DESIGN GUIDELINES FOR MULTI-FAMILY
RESIDENTIAL DEVELOPMENT, IN ITS SITE PLANNING.
•THE BUILDING MASS WRAPS THE SYLVAN LAKE AND EAGLE
RANCH ROAD EDGES OF THE PROPERTY. THE BUILDING
FORMS A STRONG STREET EDGE TO DEFINE THE VOLUME OF
THE STREET.
•IT ADDRESSES THE STREET WITH PORCHES AND ENTRY
ELEMENTS THAT CONNECT LIVING SPACES WITH THE PUBLIC
WAY.
•BUILDING MASS AND SCALE IS IN KEEPING WITH THE
ADJACENT DEVELOPMENT. THE STRUCTURE IS TWO STORIES
TALL.
•THE FORM AND MASS OF THE BUILDING ARE MODULATED BY
VARYING WALL PLANES AND ROOF FORMS. TOGETHER THESE
BREAK THE BUILDING INTO MANY SMALLER PARTS, EACH IN
SCALE WITH ADJACENT DEVELOPMENT.
•THE GROUND FLOOR OF THE STRUCTURE IS RAISED
SEVERAL FEET ABOVE THE SIDEWALK TO PROVIDE PRIVACY
AND SECURITY TO RESIDENTS LIVING ON THIS FLOOR.
•PORCHES PROVIDE BOTH PRIVATE OUTDOOR SPACE AND AN
ADDITIONAL LAYER OF SPACE BETWEEN THE PUBLIC REALM
OF THE STREET AND THE PRIVATE SPACE WITHIN THE UNITS.
THE EAST END OF THE STRUCTURE IS RESIDENTIAL IN
CHARACTER. IT IS GABLE ROOFED WITH “ADDITIVE” PORCH
ELEMENTS ON THE STREET FACADE. ROOF PITCHES ARE SIMILAR
TO THOSE OF THE REDSTONE TOWNHOMES ACROSS SYLVAN
LAKE ROAD. THE EAST END IS CLAD PRIMARILY IN CEMENT FIBER
LAP SIDING. WINDOWS ARE TRIMMED IN A TRADITIONAL MANNER.
PORCH COLUMNS, NEWELL POSTS AND GUARDRAIL ARE ALSO
TRIMMED IN TRADITIONAL RESIDENTIAL MANNER.
THE WEST END OF THE BUILDING IS COMMERCIAL IN
CHARACTER. THIS PORTION OF THE BUILDING IS FLAT ROOFED
WITH PORCHES THAT ARE “SUBTRACTIVE” ELEMENTS CARVED
OUT OF THE BUILDING FACADE. A PORTION OF THIS END OF THE
BUILDING IS CLAD IN MASONRY TO LINK IT TO CASTLE PEAK AND
STRUCTURES IN THE COMMERCIAL CORE ALONG CASTLE PEAK
ROAD. COLUMNS AND GUARDRAILS ARE STEEL AND OF
COMMERCIAL CHARACTER.
THE BUILDING ENCLOSES TWO OUTDOOR SPACES, ONE SMALL
SPACE ON THE NORTH SIDE AND A LARGER ONE ON THE SOUTH
SIDE. EACH OF THESE SPACES WILL BE AN OUTDOOR GARDEN
AND THE BUILDING CHARACTER CHANGES COMMERCIAL TO
RESIDENTIAL AND VICE VERSA AT THE GARDEN SPACE.
SITE DEVELOPMENT
THE PROJECT WILL INCLUDE A NEW PARKING AREA CONTAINING
TWO VAN ACCESSIBLE HANDICAPPED SPACES AND TWENTY
EIGHT STANDARD SPACES FOR A TOTAL OF THIRTY PARKING
SPACES.
THE PARKING AREA WILL UTILIZE AN EXISTING CURB CUT ON
FREESTONE ROAD AT THE SOUTHWEST CORNER OF THE SITE.
A TRASH ENCLOSURE IS LOCATED AT THE EAST END OF THE
PARKING LOT.
AN EXISTING ASPHALT PAVED PATH/SIDEWALK ALONG SYLVAN
LAKE ROAD AND EAGLE RANCH ROAD WILL BE REMOVED AND
REPLACED WITH A FIVE FOOT WIDE CONCRETE SIDEWALK
ALONGSIDE THE EXISTING PLANTED PARKWAY CONTAINING
STREET TREES. A CONCRETE SIDEWALK WILL BE CONSTRUCTED
ALONGSIDE FREESTONE ROAD.
THE STREETSCAPE ALONG FREESTONE ROAD, SYLVAN LAKE
BOULEVARD AND EAGLE RANCH ROAD WILL BE IRRIGATED AND
PLANTED. REFER TO LANDSCAPE CONCEPT DRAWINGS.
THE COMMUNITY GARDEN ON THE SOUTH SIDE OF THE BUILDING
AND THE ENTRY GARDEN ON THE NORTH SIDE OF THE BUILDING
WILL EACH HAVE SPECIAL LANDSCAPE DEVELOPMENT TO MARK
THESE KEY POINTS OF ACCESS TO THE BUILDING AND CREATE
INVITING OUTDOOR SPACES FOR RESIDENTS. REFER TO
LANDSCAPE DRAWINGS.
STRUCTURAL SYSTEMS
THE PROJECT WILL UTILIZE A CAST-IN-PLACE CONCRETE
FOUNDATION SYSTEM WITH TYPICAL LIGHT WOOD FRAME
CONSTRUCTION ABOVE.
FOUNDATION WILL BE CAST-IN-PLACE CONTINUOUS FOOTINGS
WITH CAST-IN-PLACE STEMWALLS ABOVE. FOUNDATION WALLS
ON THE WEST HALF OF THE BUILDING WILL BE APPROXIMATELY
NINE FEET TALL TO CREATE A FULL HEIGHT LOWER LEVEL
CAPABLE OF BEING USED FOR STORAGE AND MECHANICAL
SPACE. WALLS ON THIS END OF THE STRUCTURE WILL HAVE A
BRICK LEDGE TO CARRY VENEER MASONRY ON WALLS ABOVE.
FOUNDATION WALLS ON THE EAST HALF OF THE BUILDING WILL
BE APPROXIMATELY FIVE FEET TALL AND WILL CREATE A
CRAWLSPACE BENEATH GROUND FLOOR UNITS.
FOUNDATION DRAINAGE SYSTEMS ARE UNKNOWN AT THIS TIME.
REFER TO GEOTECHNICAL REPORT WHEN AVAILABLE.
PERIMETER WALLS WILL BE LOAD BEARING. INTERIOR CORRIDOR
WALLS WILL ALSO BE LOAD BEARING. PRIMARY FLOOR JOISTS
WILL SPAN FROM EXTERIOR WALL TO INTERIOR CORRIDOR WALL.
UNITS WILL STACK FROM FLOOR TO FLOOR TO EFFECT AN
EFFICIENT LOAD PATH AND LIMIT THE NUMBER AND SIZE OF
POSTS AND TRANSFER BEAMS.
POST AND BEAM CONSTRUCTION WILL BE USED ALONG THE
CORRIDOR WALL WHERE PRESENT DAY UNITS WILL BE REMOVED
TO CREATE NEW COMMON SPACE WHEN THE PROPERTY
CONVERTS TO COMMERCIAL USE FOR CASTLE PEAK.
WALL CONSTRUCTION WILL BE 2X6 WOOD STUDS ON 16”
CENTERS WITH DOUBLE TOP PLATE AND DOUBLE BOTTOM PLATE
(DUE TO FLOOR FINISH SYSTEMS).
FLOOR JOISTS WILL BE ENGINEERED OPEN WEB WOOD TRUSSES
OF DEPTH ADEQUATE TO CREATE OPENINGS BETWEEN WEB
MEMBERS TO ACCOMMODATE MECHANICAL DUCTWORK. FLOOR
JOISTS WILL BE ENGINEERED TO CARRY REQUIRED LIVE LOADS
AND DEAD LOADS PLUS THE ADDITIONAL LOAD OF UP TO 1.5” OF
GYPCRETE TOPPING OVER PLYWOOD SUBFLOORS.
ROOF TRUSSES WILL BE ENGINEERED WOOD IN SHAPE AND SIZE
TO CREATE THE ROOF FORMS SHOWN ON THE ARCHITECTURAL
DRAWINGS.
PORCH FLOORS WILL BE FRAMED OUT OF TRUSS JOISTS OR
SOLID LUMBER, WHICHEVER MAY BE MORE ECONOMICAL.
ARCHITECTURAL SYSTEMS
DIVISION 4 - MASONRY
VENEER BRICK: STANDARD SIZE CLAY UNITS WITH SMOOTH OR
LIGHTLY COMBED FACE, LAID IN RUNNING BOND WITH ROWLOCK
SILLS. ADDITIONAL ACCENT PATTERNS IN BRICK UNITS MAY BE
USED AT THE TOP OF THE WALL TO CREATE A CORNICE LINE.
MORTAR WILL BE DARK GRAY, TOOLED TO A CONCAVE SURFACE
WITH SOME BED JOINTS STRUCK MORE DEEPLY TO CREATE A
DARKER SHADOW LINE ON THE FACADE.
DIVISION 5 - STEEL
STRUCTURAL STEEL: SECTIONS OF SIZE AND SHAPE AS
REQUIRED AND SHOWN ON STRUCTURAL DRAWINGS. PORCH
COLUMNS WILL BE STEEL. ON THE WEST END OF THE
STRUCTURE THE COLUMNS WILL BE ARCHITECTURALLY
EXPOSED. STEEL LEDGE ANGLE TO SUPPORT MASONRY VENEER
AND STEEL LINTELS OF C OR MC SECTION WILL HEAD ALL
WINDOW AND DOOR OPENINGS WITHIN MASONRY VENEER.
DVISION 6 - WOOD
WOOD FRAMING AS REQUIRED BY STRUCTURAL.
INTERIOR TRIM WILL USE MDF BOARD MATERIAL.
DIVISION 7 - THERMAL AND MOISTURE
FOUNDATION WALLS SHALL BE PROTECTED BY A FLUID APPLIED
MEMBRANE OR A SELF-ADHERED SHEET MEMBRANE COVERED
BY A PROTECTION BOARD AND DRAINAGE MAT.
ROOFING ON THE WEST HALF OF THE BUILDING WILL BE FULLY
ADHERED TPO MEMBRANE WITH ALL REQUIRED FLASHING AND
TRIM ELEMENTS.
ROOFING ON THE EAST HALF OF THE BUILDING WILL BE
DIMENSIONAL ASPHALTIC COMPOSITION SHINGLES LAID OVER A
FULL MEMBRANE OF SELF ADHERED ASPHALTIC RUBBER (ICE
AND WATER SHIELD.)
BUILDING WALLS WILL BE COVERED WITH A VAPOR PERMEABLE
WEATHER BARRIER, TYVEK OR EQUAL, PROPERLY LAPPED WITH
ALL SEAMS TAPED.
SIDING WILL BE CEMENT FIBER LAPPED BOARD OR FLAT PANEL
AS SHOWN ON THE DRAWINGS. WHERE REQUIRED BY THE
MANUFACTURER FOR WARRANTY PURPOSES THE CEMENT FIBER
SIDING SHALL BE USED IN A RAIN SCREEN INSTALLATION OVER AN
AIR DRAINAGE PLANE. SIDING SHALL BE PRIMED OR PRE-PAINTED
ON ALL SIDES. SIDING TRIM WILL BE CEMENT FIBER FROM THE
SAME MANUFACTURER AS THE SIDING IN 4/4 AND 5/4 THICKNESS.
FOUNDATION WALLS WILL BE INSULATED ON BOTH INSIDE AND
OUTSIDE FACES WITH RIGID BOARD EPS, 2” THICK, R-10 MINIMUM.
WALLS AND RIMS ABOVE GRADE WILL BE INSULATED ON THE
EXTERIOR SIDE WITH RIGID BOARD EPS, 1” THICK, R-5 MINIMUM,
LAID CONTINUOUSLY OVER THE EXTERIOR SHEATHING. WALL
CAVITIES WILL BE NETTED AND BLOWN FULL DEPTH WITH
FIBERGLASS OR MINERAL WOOL.
ROOFS/ATTICS WILL BE INSULATED WITH BLOWN FIBERGLASS OF
DEPTH ADEQUATE TO PROVIDE R-52 MINIMUM. PROVIDE VENT
BAFFLES AT PERIMETER OF ROOF SYSTEM WHERE INSULATION
DEPTH WILL FILL THE ENTIRE SPACE FROM CEILING PLANE TO
UNDERSIDE OF ROOF SHEATHING.
PORTIONS OF THE BUILDING WITH PITCHED ROOFS WILL HAVE
EXPOSED STEEL GUTTERS AND DOWNSPOUTS.
PORTIONS OF THE BUILDING WITH FLAT ROOF WILL HAVE
INTERNAL ROOF AND OVERFLOW DRAINS THAT DAYLIGHT AT THE
FACE OF THE STRUCTURE.
SEALANT: PROVIDE SEALANT AS NECESSARY FOR EACH PORTION
OF THE PROJECT.
IN ORDER TO MINIMIZE INFILTRATION LOSS THE BUILDING WILL
ATTEMPT TO ACHIEVE A NACH OF LESS THAN 0.15. TO DO SO
WILL REQUIRE CAULKING/SEALING OF ALL JOINTS IN THE
FRAMING SYSTEM.
DIVISION 8 - OPENINGS
UNIT ENTRY DOORS ON THE CORRIDOR WILL BE SOLID CORE
WOOD IN HOLLOW METAL KNOCK DOWN FRAMES.
DOORS WITHIN INDIVIDUAL UNITS WILL BE HOLLOW CORE WOOD,
SMOOTH FACE, PAINTED.
PORCH AND PATIO DOORS WILL BE PART OF THE WINDOW
SYSTEM.
ENTRY DOORS INTO PUBLIC SPACES WILL BE ALUMINUM
STOREFRONT.
DOOR HARDWARE: GRADE 1 FOR ALL EXIT DEVICES, GRADE 2
FOR BORED LOCKS AND LATCHES. ALL LOCKSETS SHALL BE
KEYED TO THE OWNER’S MASTER SYSTEM.
WINDOWS WILL BE FIBERGLASS, MARVIN ALL-ULTRA OR EQUAL IN
SIZE AND CONFIGURATION SHOWN ON THE DRAWINGS. WINDOWS
SHALL HAVE INTEGRAL NAIL FLANGE.
GLAZING: ALL GLASS LITES SHALL BE DUAL GLAZED, LoE WITH
AIR. U-VALUE < 0.30. ANY SHGC SHALL BE ACCEPTABLE. GLASS
SHALL BE TEMPERED WHERE REQUIRED BY CODE.
DIVISION 9 - FINISHES
CEMENTITIOUS PLASTER (STUCCO): TWO COAT WITH
FIBERGLASS MESH, EL REY FASTWALL OR EQUAL. ACRYLIC
MODIFIED FINISH COAT WITH CUSTOM COLOR. SYSTEM SHALL
INCLUDE ALL ACCESSORIES AND TRIM REQUIRED FOR A
COMPLETE INSTALLATION. INSTALL CONTROL JOINTS SO THAT NO
PANEL EXCEEDS TEN SQUARE FEET.
GYPSUM WALLBOARD: 5/8” TYPE X THROUGHOUT. TAPED AND
FLOATED. SMOOTH FINISH LEVEL 4. PROVIDE GLASS FACED
GYPSUM WALLBOARD AT ALL BATH WALLS (GREEN BOARD IS NOT
ACCEPTABLE.) PROVIDE CEMENT WALLBOARD WHERE TILE WILL
BE INSTALLED ON THE WALL.
FLOORING: VINYL PLANK FLOORING THROUGHOUT COMMON
AREAS AND INDIVIDUAL UNITS. TILE FLOORING IN BATHROOMS.
FLOORING INSTALLED OVER GYPCRETE TOPPING BETWEEN 1
AND 1.5 INCHES THICK.
DIVISION 10 - SPECIALTIES
MAIL CENTER: PROVIDE MANUFACTURED MAIL CENTER
APPROVED BY THE LOCAL POSTMASTER FOR INSTALLATION
WITHIN THE BUILDING.
TOILET ACCESSORIES: PROVIDE ALL ACCESSORIES NECESSARY
FOR CONSTRUCTION OF ADA COMPLIANT BATH WITHIN TWO
UNITS - ONE UNIT TO BE ONE BED PLUS, THE SECOND UNIT TO BE
ONE BED.
DIVISION 11 - EQUIPMENT
RESIDENTIAL APPLIANCES: ALL UNITS WILL HAVE A RANGE,
DISHWASHER, REFRIGERATOR AND COMBINATION MICROWAVE/
VENT HOOD UNIT. APPLIANCES SHALL BE OF GOOD QUALITY IN
BLACK OR WHITE FINISH. APPLIANCES SHALL BE ALL ELECTRIC.
DIVISION 12 - FURNISHINGS
RESIDENTIAL CASEWORK: PROVIDE PLYWOOD BOXES WITH
WOOD FACE FRAMES. DOORS TO BE FULL OVERLAY WOOD IN
FLAT PANEL CONTEMPORARY STYLE. INTERIORS TO BE
MELAMINE. DRAWERS TO BE METAL BODY OR DOVETAILED
PLYWOOD. HINGES, GLIDES AND HARDWARE AS REQUIRED.
COUNTERTOPS TO BE SOLID SURFACE, QUARTZ STONE,
SILESTONE OR SIMILAR. BACKSPLASH MATERIAL TO MATCH
COUNTERTOP.
DIVISION 14 - CONVEYING EQUIPMENT
ELEVATOR: HOLELESS HYDRAULIC ELEVATOR, THREE STOPS, CAB
SIZE RATED TO HOLD A GURNEY.
MECHANICAL SYSTEMS
REFER TO ATTACHED SHEET WITH MECHANICAL NARRATIVE AND
SYSTEM DIAGRAMS.
PROVIDE WASHER HOOKUP IN ALL UNITS.
ELECTRICAL SYSTEMS
REFER TO ATTACHED SHEET WITH ELECTRICAL NARRATIVE.
PROVIDE DEDICATED CIRCUIT FOR ELECTRIC DRYER IN EACH
UNIT.DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
SITE PLAN
1" = 10'-0"1
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Site Plan
A1.0
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
SITE PLAN PRESENT
ELEVATOR
19'-0"1'-1 1/2"1
SYLVAN LAKE RD.FREESTONE RD.EAGLE RANCH RD.2 3 4 5 6 7 8 9 10
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20
RAMP RAMP
STAIRS
STAIRS
property line
trash enclosure, typical
existing path
existing curb to remain
True North
elevator serving all units
existing path
entry pointexit
entry point
30 space parking lot
PLAN DATA
General Project Data
Site Data
Total Site Area 33,713 sf
Buildings
Stories 2
Parking
On Site 30
Street Parking 0
Total Spaces 30
Building Data
Efficiency 0
One bedroom 2
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,608 sf
Second Floor Living Units
Efficiency 0
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 10
Total Enclosed area 7,975 sf
First Floor Living Units
Efficiency 1
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,376 sf
First Floor Living Units
(alternate plan)
Total unit count 21
Total Unit count (alternate)22
Total net rentable area of all units 16,583 sf
Total net rentable area of all units (alternate)16,984 sf
Total Living Units All Floors
Total unit count (basement)20
Total area of units 1,301 sf
Storage Units
Utility, fire, mech
Common Area Facilities
Patios, balconies
Ground floor 657 sf
Second floor 657 sf
Total area 1314 sf
Residential Unenclosed
Spaces
Corridors, elevator, ramps, stairs
Basement 854 sf
Ground floor 2,212 sf
Second floor 1,810 sf
Total area 4,876 sf
Common Areas
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
BASEMENT PLAN
1" = 10'1
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Basement Plan
A3.0
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
ELECTRICA
L
MECHANICA
L
/
FIRE
STORAGE UNIT 1
2
3
4
5
10
9
8
7
6
11
12
13
14
15
16
17
18
19
20
ELEVATOR
True North
outline of building above at ground floor
PLAN DATA
General Project Data
Site Data
Total Site Area 33,713 sf
Buildings
Stories 2
Parking
On Site 30
Street Parking 0
Total Spaces 30
Building Data
Efficiency 0
One bedroom 2
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,608 sf
Second Floor Living Units
Efficiency 0
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 10
Total Enclosed area 7,975 sf
First Floor Living Units
Efficiency 1
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,376 sf
First Floor Living Units
(alternate plan)
Total unit count 21
Total Unit count (alternate)22
Total net rentable area of all units 16,583 sf
Total net rentable area of all units (alternate)16,984 sf
Total Living Units All Floors
Total unit count (basement)20
Total area of units 1,301 sf
Storage Units
Utility, fire, mech
Common Area Facilities
Patios, balconies
Ground floor 657 sf
Second floor 657 sf
Total area 1314 sf
Residential Unenclosed
Spaces
Corridors, elevator, ramps, stairs
Basement 854 sf
Ground floor 2,212 sf
Second floor 1,810 sf
Total area 4,876 sf
Common Areas
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
RAMP RAMP
STAIRS
STAIRS
19'-0"1'-1 1/2"ELEVATOR
FIRST FLOOR PLAN
1" = 10'1
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Ground Floor Plan
A3.1
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
True North
PLAN DATA
General Project Data
Site Data
Total Site Area 33,713 sf
Buildings
Stories 2
Parking
On Site 30
Street Parking 0
Total Spaces 30
Building Data
Efficiency 0
One bedroom 2
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,608 sf
Second Floor Living Units
Efficiency 0
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 10
Total Enclosed area 7,975 sf
First Floor Living Units
Efficiency 1
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,376 sf
First Floor Living Units
(alternate plan)
Total unit count 21
Total Unit count (alternate)22
Total net rentable area of all units 16,583 sf
Total net rentable area of all units (alternate)16,984 sf
Total Living Units All Floors
Total unit count (basement)20
Total area of units 1,301 sf
Storage Units
Utility, fire, mech
Common Area Facilities
Patios, balconies
Ground floor 657 sf
Second floor 657 sf
Total area 1314 sf
Residential Unenclosed
Spaces
Corridors, elevator, ramps, stairs
Basement 854 sf
Ground floor 2,212 sf
Second floor 1,810 sf
Total area 4,876 sf
Common Areas
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
19'-0"1'-1 1/2"RAMP RAMP
STAIRS
STAIRSSTAIRS
ELEVATOR
FIRST FLOOR PLAN (ALTERNATE)
1" = 10'1
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Ground Floor Plan
(Alternate)
A3.2
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
True North
PLAN DATA
General Project Data
Site Data
Total Site Area 33,713 sf
Buildings
Stories 2
Parking
On Site 30
Street Parking 0
Total Spaces 30
Building Data
Efficiency 0
One bedroom 2
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,608 sf
Second Floor Living Units
Efficiency 0
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 10
Total Enclosed area 7,975 sf
First Floor Living Units
Efficiency 1
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,376 sf
First Floor Living Units
(alternate plan)
Total unit count 21
Total Unit count (alternate)22
Total net rentable area of all units 16,583 sf
Total net rentable area of all units (alternate)16,984 sf
Total Living Units All Floors
Total unit count (basement)20
Total area of units 1,301 sf
Storage Units
Utility, fire, mech
Common Area Facilities
Patios, balconies
Ground floor 657 sf
Second floor 657 sf
Total area 1314 sf
Residential Unenclosed
Spaces
Corridors, elevator, ramps, stairs
Basement 854 sf
Ground floor 2,212 sf
Second floor 1,810 sf
Total area 4,876 sf
Common Areas
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
RAMP RAMP
STAIRS
STAIRS
ELEVATOR
SECOND FLOOR PLAN
1" = 10'1
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Second Floor Plan
Eagle, Colorado
Eagle Ranch Lot 4
Apartments
A3.3
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
True North
PLAN DATA
General Project Data
Site Data
Total Site Area 33,713 sf
Buildings
Stories 2
Parking
On Site 30
Street Parking 0
Total Spaces 30
Building Data
Efficiency 0
One bedroom 2
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,608 sf
Second Floor Living Units
Efficiency 0
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 10
Total Enclosed area 7,975 sf
First Floor Living Units
Efficiency 1
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,376 sf
First Floor Living Units
(alternate plan)
Total unit count 21
Total Unit count (alternate)22
Total net rentable area of all units 16,583 sf
Total net rentable area of all units (alternate)16,984 sf
Total Living Units All Floors
Total unit count (basement)20
Total area of units 1,301 sf
Storage Units
Utility, fire, mech
Common Area Facilities
Patios, balconies
Ground floor 657 sf
Second floor 657 sf
Total area 1314 sf
Residential Unenclosed
Spaces
Corridors, elevator, ramps, stairs
Basement 854 sf
Ground floor 2,212 sf
Second floor 1,810 sf
Total area 4,876 sf
Common Areas
Concept Design
Package 20160729 DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
ROOF PLAN
1" = 10'1
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Roof Plan
A3.4
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
True North
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Enlarged Unit Plans
A4.1
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
37'-0"23'-0"11'-0"12'-6"7'-9 1/2"8'-11 1/2"10'-4 1/2"12'-8 1/2"8'-5 1/2"6'-0"11'-6"9'-0"6'-0"799 SF19'-4"KITCHEN
LIVING
DEN
BED
CLOSETBATH
LAUNDRY
5'-0"
BALCONY/PORCH
13'-5 1/2"11'-0"11'-0"
7'-9"21'-6"29'-6"6'-0"13'-6 7/8"
14'-7"19'-10"8'-11 1/2"8'-0"
644 SF
KITCHEN
LIVING
BATH
LAUNDRY
BED
BALCONY/PORCH
CLOSET
2'-4 1/2"
8'-0"
2'-6"4'-8 1/2"
20'-4"5'-0"7'-4"12'-10 1/2"10'-6 1/2"21'-6"19'-5"KITCHEN
LIVING
BATH
CLOSET
CLOSET
412 SF
994 SF
KITCHEN
LIVING
CLOSET
LAUNDRY
BED
BED
BATH
BATH
7'-7 1/2"10'-0"11'-1"12'-0"11'-1"12'-0"
9'-0"5'-4 1/2"5'-0"3'-0"3'-0"
15'-6 1/2"18'-10"13'-1"6'-0"22'-7 1/2"46'-2 1/2"
CLOSET
ONE BEDROOM
644 SF Typical of 3
EFFICIENCY
412 SF Typical of 1 (alternate plan only)
TWO BEDROOM
994 SF Typical of 2
ONE BEDROOM PLUS
799 SF (typical) Typical of 16
7 variations, ranging from 799 to 824 sf
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
NORTH EAST ELEVATION SYLVIAN LAKE
1/8" = 1'2 project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Elevations
A5.1
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
NORTH EAST ELEVATION SYLVIAN LAKE
1/8" = 1'1
1 exterior deck system: elevated wood framing
plywood subfloor TPO or fluid applied membrane
treated wood sleepers loose laid over membrane
synthetic deck boards
KEY NOTES
2 steel guardrail, powdercoated
3 steel newell, powdercoated
4 cement fiber panel over rim board
6 steel column, powdercoated
7 patio door - fiberglass full lite, LoE, obscureglass
on ground floor, clear glass on second floor
8 framed and trimmed wood stairs to grade
9 steel guardrail and handrail, powdercoated, at all
exterior porch stairs at grade
10 cement fiber panel siding with 4/4 batten strip at
8" o.c. to create board and batten look
11 cementitious stucco, 2 coat with custom color
12 cement fiber window trim - 4/4, 5.5" head, 3.5"
jambs and sill
13 fiberglass windows, LoE glazing, U-value < 0.30
14 cement fiber lap siding, 8" rainscreen installation
with air gap drainage plain
15 dimensional asphaltic composition shingle
roofing, 50 year, over full rubberized asphalt
membrane
21 cement fiber fascia board and soffit
22 steel lintel over window openings
23 veneer brick, 4", running bond
24 steel guardrail with horizontal bar stock at 4" o.c.
25 metal wall cap
5 steel stringer and precast concrete stairs to grade
16 brick rowlock sill, typical at openings
17 steel clad "bay window" frame
18 steel cladding
19 aluminum storefront entry doors
20 cement fiber panel siding with reveals between
panels, rainscreen installation
1 2346 7 89 2111141510
1 3 46 22 23242511131711
26 cementitious stucco, 2 coat
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Elevations
A5.2
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
SOUTH WEST ELEVATION PARKING LOT
1/8" = 1'3
6 9 212026 12 1314 15181910
1 exterior deck system: elevated wood framing
plywood subfloor TPO or fluid applied membrane
treated wood sleepers loose laid over membrane
synthetic deck boards
KEY NOTES
2 steel guardrail, powdercoated
3 steel newell, powdercoated
4 cement fiber panel over rim board
6 steel column, powdercoated
7 patio door - fiberglass full lite, LoE, obscureglass
on ground floor, clear glass on second floor
8 framed and trimmed wood stairs to grade
9 steel guardrail and handrail, powdercoated, at all
exterior porch stairs at grade
10 cement fiber panel siding with 4/4 batten strip at
8" o.c. to create board and batten look
11 cementitious stucco, 2 coat with custom color
12 cement fiber window trim - 4/4, 5.5" head, 3.5"
jambs and sill
13 fiberglass windows, LoE glazing, U-value < 0.30
14 cement fiber lap siding, 8" rainscreen installation
with air gap drainage plain
15 dimensional asphaltic composition shingle
roofing, 50 year, over full rubberized asphalt
membrane
21 cement fiber fascia board and soffit
22 steel lintel over window openings
23 veneer brick, 4", running bond
24 steel guardrail with horizontal bar stock at 4" o.c.
25 metal wall cap
5 steel stringer and precast concrete stairs to grade
16 brick rowlock sill, typical at openings
17 steel clad "bay window" frame
18 steel cladding
19 aluminum storefront entry doors
20 cement fiber panel siding with reveals between
panels, rainscreen installation
26 cementitious stucco, 2 coat
19
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Elevations
A5.3
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
NORTH WEST ELEVATION FREESTONE
1/8" = 1'4
SOUTH EAST ELEVATION EAGLE RANCH
1/8" = 1'5
COURTYARD 1
1/8" = 1'6
COURTYARD 2
1/8" = 1'7
1 exterior deck system: elevated wood framing
plywood subfloor TPO or fluid applied membrane
treated wood sleepers loose laid over membrane
synthetic deck boards
KEY NOTES
2 steel guardrail, powdercoated
3 steel newell, powdercoated
4 cement fiber panel over rim board
6 steel column, powdercoated
7 patio door - fiberglass full lite, LoE, obscureglass
on ground floor, clear glass on second floor
8 framed and trimmed wood stairs to grade
9 steel guardrail and handrail, powdercoated, at all
exterior porch stairs at grade
10 cement fiber panel siding with 4/4 batten strip at
8" o.c. to create board and batten look
11 cementitious stucco, 2 coat with custom color
12 cement fiber window trim - 4/4, 5.5" head, 3.5"
jambs and sill
13 fiberglass windows, LoE glazing, U-value < 0.30
14 cement fiber lap siding, 8" rainscreen installation
with air gap drainage plain
15 dimensional asphaltic composition shingle
roofing, 50 year, over full rubberized asphalt
membrane
21 cement fiber fascia board and soffit
22 steel lintel over window openings
23 veneer brick, 4", running bond
24 steel guardrail with horizontal bar stock at 4" o.c.
25 metal wall cap
5 steel stringer and precast concrete stairs to grade
16 brick rowlock sill, typical at openings
17 steel clad "bay window" frame
18 steel cladding
19 aluminum storefront entry doors
20 cement fiber panel siding with reveals between
panels, rainscreen installation
211415
21 1415
6
2223 26
6 23
14
25
26 cementitious stucco, 2 coat
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Sections
A5.4
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
LONGITUDINAL SECTION
1/8" = 1'1
LATITUDINAL SECTION
1/8" = 1'2
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Enlarged
Elevations/
Images
A6.1
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
ENLARGED ELEVATION COMMERCIAL
1/4" = 1'2
ENLARGED ELEVATION RESIDENTIAL
1/4" = 1'1
VIEW FROM SYLVAN LAKE AND EAGLE RANCH ROADS
3
VIEW FROM FREESTONE ROAD
4
AERIAL VIEW
5
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Enlarged
Elevations/
Images
A7.1
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments
Second Floor
0"
Ground Floor
0"
TYPICAL STREETSIDE EXTERIOR WALL ASSEMBLY:
5/8" GYPSUM WALL BOARD
2X6 WOOD FRAMING
FIBERGLASS INSULATION - NET AND BLOW TO FILL ENTIRE CAVITY
WOOD SHEATHING - REFER TO STRUCTURAL
WEATHER BARRIER - VAPOR PERMEABLE
RIGID BOARD INSULATION - R-5 MIN.
CLADDING SYSTEM AS LISTED BELOW:
CEMENT FIBER LAP SIDING OVER 3/4" WOOD BATTEN STRIPS
INSTALLED VERTICALLY FOR RAINSCREEN DRAINAGE PLANE
CEMENT FIBER PANEL SIDING OVER 3/4" WOOD BATTEN STRIPS
INSTALLED VERTICALLY FOR RAINSCREEN DRAINAGE PLANE
VENEER MASONRY, 4" THICK WITH 1" AIRSPACE
TYPICAL FLOOR ASSEMBLY:
VINYL PLANK FLOORING OVER LEVELING COMPOUND AS NEEDED
GYP CRETE - 1"
SOUND CONTROL MAT
WOOD SHEATHING, 3/4" - REFER TO STRUCTURAL
OPEN WEB WOOD TRUSSES, 24" DEPTH
GYPSUM WALL BOARD CEILING, 5/8" TYPE X
FIBERGLASS INSULATION - NET AND BLOW BOX SILLS TO MINIMUM
5 1/2" DEPTH TO MATCH TYPICAL WALL PERFORMANCE
9'-0 5/8"2'-0 3/4"PLATE
SUBFLOOR
SUBFLOOR
Top of Roof Sheathing
0"
TYPICAL ROOF ASSEMBLY:
TPO MEMBRANE, 60 MIL, CONTINUOUS OVER VERTICAL
TRANSITIONS OF 18" OR LESS
WOOD SHEATHING - REFER TO STRUCTURAL
OPEN WEB WOOD TRUSSES, TOP CHORD SLOPED 1/4"/FOOT, 24"
DEPTH AT THE SHALLOW SIDE
FIBERGLASS INSULATION - BLOW TO DEPTH AS REQUIRED TO
DELIVER THE DESIRED HERS SCORE - COORDINATE WITH GREEN
CONSULTANT GYPSUM WALL BOARD CEILING, 5/8" TYPE X
3'-0"T.O. PARAPET
FRAMING
METAL WALL CAP
STUCCO CLADDING ON BACK SIDE OF
PARAPET
TPO MEMBRANE
Ground Floor
0"
SLAB ON GRADE7'-11 1/4"2'-0 3/4"9'-0 5/8"PLATE 2'-7 5/8" - VARIESTYPICAL WINDOW ASSEMBLY:
FIBERGLASS WINDOW UNIT OF SIZE AND CONFIGURATION AS SHOWN
ON THE DRAWINGS
LoE GLAZING, INSULATED, U-VALUE < 0.30, SHGC < 0.50
FLASH WITH SELF ADHERED RUBBERIZED ASPHALT MEMBRANE -
VICOR
OR EQUAL, PROPERLY LAPPED WITH WEATHER BARRIER
PROVIDE THROUGH WALL FLASHING ABOVE WINDOW HEAD
SOLID SURFACE INTERIOR SILL - QUARTZSTONE OR EQUAL
TYPICAL FOUNDATION WALL ASSEMBLY:
5/8" GYPSUM WALL BOARD
2X4 WOOD FRAMING
FIBERGLASS INSULATION - NET AND BLOW TO FILL ENTIRE CAVITY
RIGID BOARD INSULATION, EPS, 2", TIGHT TO FACE OF CONCRETE WALL
CAST-IN-PLACE CONCRETE WALL - REFER TO STRUCTURAL
FLUID APPLIED WATERPROOF MEMBRANE
PROTECTION BOARD
DRAINAGE MAT - MIRAFI OR EQUAL
PERIMETER DRAIN - REFER TO GEOTECHNICAL
RADON MITIGATION SYSTEM - 4" DIA. SOCKED PIPE AROUND INSIDE
FACE OF PERIMETER FOOTING, CONNECT TO VERTICAL VENT STACK
THROUGH ROOF
VAPOR BARRIER
RIGID BOARD INSULATION - 2"
CONCRETE SLAB ON GRADE - REFER TO
STRUCTURAL
Second Floor
0"
Ground Floor
0"9'-0 5/8"2'-0 3/4"PLATE
SUBFLOOR
SUBFLOOR
TYPICAL ROOF ASSEMBLY:
DIMENSIONAL ASPHALTIC COMPOSITION SHINGLES, 50 YEAR
SELF ADHERED RUBBERIZED ASPHALT WATERPROOF MEMBRANE -
ICE & WATER SHIELD OR EQUAL
WOOD SHEATHING - REFER TO STRUCTURAL
PRE-ENGINEERED WOOD TRUSSES, TOP CHORD SLOPED 6"/FOOT, 15"
HEEL HEIGHT
FIBERGLASS INSULATION - BLOW TO DEPTH AS REQUIRED TO
DELIVER THE DESIRED HERS SCORE - COORDINATE WITH GREEN
CONSULTANT
GYPSUM WALL BOARD CEILING, 5/8" TYPE X
VARIES2'-0 3/4"9'-0 5/8"HEEL 1'-3"TYPICAL CRAWLSPACE FOUNDATION WALL ASSEMBLY:
RIGID BOARD INSULATION, EPS, 2", TIGHT TO FACE OF CONCRETE WALL
CAST-IN-PLACE CONCRETE WALL - REFER TO STRUCTURAL
FLUID APPLIED WATERPROOF MEMBRANE
PROTECTION BOARD
DRAINAGE MAT - MIRAFI OR EQUAL
PERIMETER DRAIN - REFER TO GEOTECHNICAL
RADON MITIGATION SYSTEM - 4" DIA. SOCKED PIPE AROUND INSIDE
FACE OF PERIMETER FOOTING, CONNECT TO VERTICAL VENT STACK
THROUGH ROOF
VAPOR BARRIER, SEALED TO FACE OF
PERIMETER WALL ON ALL SIDES - STEGO
WRAP OR EQUAL
FOR TYPICAL NOTES AND DIMENSIONS REFER TO DETAIL 1 THIS PAGE
Second Floor
0"
Ground Floor
0"9'-0 5/8"2'-0 3/4"PLATE
SUBFLOOR
SUBFLOOR
TYPICAL DECK ASSEMBLY:
SYNTHETIC DECK BOARDS, TIGHTLY SPACED, ADA COMPLIANT
LOOSE LAID SLEEPERS - TAPERED TO MATCH SLOPE BELOW
FLUID APPLIED WATERPROOFING MEMBRANE OR FULLY ADHERED
EPDM OR TPO MEMBRANE, 60 MIL MIN.
WOOD SHEATHING - REFER TO STRUCTURAL
WOOD JOISTS - REFER TO STRUCTURAL
FIBERGLASS FACED GYPSUM WALL BOARD CEILING, 5/8" TYPE X
2'-0 3/4"9'-0 5/8"HEEL 1'-3"FOR TYPICAL NOTES AND DIMENSIONS REFER TO DETAIL 1 THIS PAGE
NOTE: DECK IS SHOWN SLOPING PERPENDICULAR TO BUILDING BUT
ACTUAL DECK WILL BE SLOPED PARALLEL TO BUILDING TO
ACCOMMODATE A CONTINUOUS GUTTER AT THE DISCHARGE POINT WITH
A DOWNSPOUT AGAINST THE FACE OF THE BUILDING
STAIRS TO GRADE - WHERE OCCURS DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
SIZE & COND.
(UNLESS OTHERWISE NOTED)
LANDSCAPE PLANT LIST
SHRUBS
EVERGREEN TREES
COMMON NAME
DECIDUOUS TREES
SYM.BOTANICAL NAME QTY.
KENTUCKY COFFEETREE GYMNOCLADUS DIOICUS
3'' CAL. B&B SINGLE
KCT
PINYON PINE PINUS EDULIS 6' - 8' HT COLLECTED, TIGHT
CHARACTER
HAND SELECTED BY LANDSCAPE
ARCHITECT OR OWNER
PIN
ORNAMENTAL GRASSES
TUFTED HAIR GRASS
ELIJAH BLUE FESCUE
PURPLE FOUNTAIN GRASS
DESCHAMPSIA CESPITOSA
FESTUCA GLAUCA 'ELIJAH BLUE'
PENNISETUM SETACEUM RUBRUM
F/15
F/15
TTG
BBF
PFG
PERENNIALS (UNLESS OTHERWISE NOTED)
MOONSHINE YARROW
SEA PINKS
VALERIAN RED
FOXGLOVE SPANISH PEAKS
RED AVENS
RED WITH GOLD DAYLILLY
VARIEGATED CORAL BELLS
DWARF BLUE HOSTA
TORCH LILY
BLUE PINCUSHION FLOWER
DRAGON'S BLOOD STONECROP
BIG EARS LAMB'S EARS
ACHILLEA 'MOONSHINE'
ARMERIA MARITIMA 'SPLENDENS'
CENTRANTHUS RUBER
DIGITALIS THAPSI
GEUM CHILOENSE 'MRS. BRADSHAW'
HEMEROCALLIS 'CAREY QUINN'
HEUCHERA SANGUINEA 'SNOW ANGEL'
HOSTA 'BLUEMOUSE EARS'
KNIPHOFIA CAULESCENS
SCABIOSA COLUMBARIA 'BUTTERFLY BLUE'
SEDUM SPURIUM 'DRAGON'S BLOOD'
STACHY'S BYZANTINA 'HELEN VON STEIN'
Know what's
R
YAM
SEP
REV
FGS
GEU
DAG
COA
HBE
RHP
PBB
DRA
LAM
#5 CONT.
WOODS ROSE ROSA WOODSII
WSR
CAC
PEKING COTONEASTER
#5 CONT.
COLORADO BLUE SPRUCE PICEA PUNGENSCBS
4" POT
4" POT
4" POT
4" POT
4" POT
C. LUCIDAS
4" POT
4" POT
4" POT
4" POT
NOTES
L-01
OWNER:
DATE:
SHEET TITLE:
SHEET NUMBER:CHECKED BY:DRAWN BY:PO Box 2320
Frisco, Co 80443
970.368.7068
EAGLE RANCH LOT 4EAGLE, COE.S., M.T.L.M.NOT FOR
CONSTRUCTION
TOWN SUBMITTAL
07/27/16
EAGLE COUNTY
HOUSING ASSOCIATION
JILL KLOSTERMAN
4" POT
4" POT
4" POT
ORNAMENTAL TREES
SHADBLOW SERVICEBERRY AMELANCHIER CANADENSISSER
ROCKY MOUNTAIN BIRCH BETULA OCCIDENTALISRMB
QUAKING ASPEN POPULUS TREMULOIDES
2'' CAL. B&B MULTI.
ANG
1.THESE PLANS SHALL NOT BE UTILIZED FOR CONSTRUCTION OR PERMITTING
UNLESS STATED FOR SUCH USE IN THE TITLE BLOCK.
2.DRAWINGS ARE INTENDED TO BE PRINTED ON 24" X 36" PAPER. PRINTING THESE
DRAWINGS AT A DIFFERENT SIZE WILL IMPACT THE SCALE. VERIFY THE GRAPHIC
SCALE BEFORE REFERENCING ANY MEASUREMENTS ON THESE SHEETS. THE
RECIPIENT OF THESE DRAWINGS SHALL BE RESPONSIBLE FOR ANY ERRORS
RESULTING FROM INCORRECT PRINTING, COPYING, OR ANY OTHER CHANGES
THAT ALTER THE SCALE OF THE DRAWINGS.
3.VERIFY ALL PLAN DIMENSIONS PRIOR TO START OF CONSTRUCTION. NOTIFY THE
OWNER'S REPRESENTATIVE TO ADDRESS ANY QUESTIONS OR CLARIFY ANY
DISCREPANCIES.
4.WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS.
5.SUBMIT A CHANGE ORDER FOR APPROVAL FOR ANY CHANGES TO WORK SCOPE
RESULTING FROM FIELD CONDITIONS OR DIRECTION BY OWNER'S
REPRESENTATIVE WHICH REQUIRE ADDITIONAL COST TO THE OWNER PRIOR TO
PERFORMANCE OF WORK.
6.THE CONTRACTOR SHALL PROVIDE A STAKED LAYOUT OF ALL SITE
IMPROVEMENTS FOR INSPECTION BY THE OWNER'S REPRESENTATIVE AND MAKE
MODIFICATIONS AS REQUIRED. ALL LAYOUT INFORMATION IS AVAILABLE IN
DIGITAL FORMAT FOR USE BY THE CONTRACTOR.
7.IF A GEOTECHNICAL SOILS REPORT IS NOT AVAILABLE AT THE TIME OF
CONSTRUCTION, NORRIS DESIGN RECOMMENDS A REPORT BE AUTHORIZED BY
THE OWNER AND THAT ALL RECOMMENDATIONS OF THE REPORT ARE
FOLLOWED DURING CONSTRUCTION. THE CONTRACTOR SHALL USE THESE
CONTRACT DOCUMENTS AS A BASIS FOR THE BID. IF THE OWNER ELECTS TO
PROVIDE A GEOTECHNICAL REPORT, THE CONTRACTOR SHALL REVIEW THE
REPORT AND SUBMIT AN APPROPRIATE CHANGE ORDER TO THE OWNER'S
REPRESENTATIVE IF ADDITIONAL COSTS ARE REQUESTED.
8.CONTRACTOR SHALL CONFIRM THAT SITE CONDITIONS ARE SIMILAR TO THE
PLANS, WITHIN TOLERANCES STATED IN THE CONTRACT DOCUMENTS, AND
SATISFACTORY TO THE CONTRACTOR PRIOR TO START OF WORK. SHOULD SITE
CONDITIONS BE DIFFERENT THAN REPRESENTED ON THE PLANS OR
UNSATISFACTORY TO THE CONTRACTOR, THE CONTRACTOR SHALL CONTACT
THE OWNER'S REPRESENTATIVE FOR CLARIFICATION AND FURTHER DIRECTION.
9.CONTRACTOR IS RESPONSIBLE TO PAY FOR, AND OBTAIN, ANY REQUIRED
APPLICATIONS, PERMITTING, LICENSES, INSPECTIONS AND METERS ASSOCIATED
WITH WORK.
10.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY FINES OR PENALTIES
ASSESSED TO THE OWNER RELATING TO ANY VIOLATIONS OR
NON-CONFORMANCE WITH THE PLANS, SPECIFICATIONS, CONTRACT
DOCUMENTS, JURISDICTIONAL CODES, AND REGULATORY AGENCIES.
11.THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATION OF ALL UTILITY
LOCATES PRIOR TO ANY EXCAVATION. REFER TO ENGINEERING UTILITY PLANS
FOR ALL PROPOSED UTILITY LOCATIONS AND DETAILS. NOTIFY OWNER'S
REPRESENTATIVE IF EXISTING OR PROPOSED UTILITIES INTERFERE WITH THE
ABILITY TO PERFORM WORK.
12.UNLESS IDENTIFIED ON THE PLANS FOR DEMOLITION OR REMOVAL, THE
CONTRACTOR IS RESPONSIBLE FOR THE COST TO REPAIR UTILITIES, ADJACENT
OR EXISTING LANDSCAPE, ADJACENT OR EXISTING PAVING, OR ANY PUBLIC AND
PRIVATE PROPERTY THAT IS DAMAGED BY THE CONTRACTOR OR THEIR
SUBCONTRACTOR'S OPERATIONS DURING INSTALLATION, ESTABLISHMENT OR
DURING THE SPECIFIED MAINTENANCE PERIOD. ALL DAMAGES SHALL BE
REPAIRED TO PRE-CONSTRUCTION CONDITIONS AS DETERMINED BY THE
OWNER'S REPRESENTATIVE. CONTRACTOR SHALL BE RESPONSIBLE FOR
LOGGING ANY DAMAGES PRIOR TO START OF CONSTRUCTION AND DURING THE
CONTRACT PERIOD.
13.ALL WORK SHALL BE CONFINED TO THE AREA WITHIN THE CONSTRUCTION LIMITS
AS SHOWN ON THE PLANS. ANY AREAS OR IMPROVEMENTS DISTURBED OUTSIDE
THESE LIMITS SHALL BE RETURNED TO THEIR ORIGINAL CONDITION AT THE
CONTRACTOR'S EXPENSE. IN THE EVENT THE CONTRACTOR REQUIRES A
MODIFICATION TO THE CONSTRUCTION LIMITS, WRITTEN PERMISSION MUST BE
OBTAINED FROM THE OWNER'S REPRESENTATIVE PRIOR TO ANY DISTURBANCE
OUTSIDE OF THE LIMITS OF WORK.
14.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR OF ANY OF THEIR
TRENCHES OR EXCAVATIONS THAT SETTLE.
15.THE CONTRACTOR SHALL BE RESPONSIBLE TO PREPARE AND SUBMIT A TRAFFIC
CONTROL PLAN TO THE APPROPRIATE JURISDICTIONAL AGENCIES AND THE
OWNER'S REPRESENTATIVE IF THEIR WORK AND OPERATIONS AFFECT OR
IMPACT THE PUBLIC RIGHTS-OF-WAY. OBTAIN APPROVAL PRIOR TO ANY WORK
WHICH AFFECTS OR IMPACTS THE PUBLIC RIGHTS-OF-WAY. THE CONTRACTOR
SHALL BE RESPONSIBLE FOR ANY FINES OR PENALTIES ASSESSED TO THE
OWNER RELATING TO THIS REQUIREMENT DURING THE CONTRACT PERIOD.
16.SIGHT TRIANGLES AND SIGHT LINES SHALL REMAIN UNOBSTRUCTED BY
EQUIPMENT, CONSTRUCTION MATERIALS, PLANT MATERIAL OR ANY OTHER
VISUAL OBSTACLE DURING THE CONTRACT PERIOD AND AT MATURITY OF
PLANTS PER LOCAL JURISDICTIONAL REQUIREMENTS. NO PLANT MATERIAL
OTHER THAN GROUND COVER IS ALLOWED TO BE PLANTED ADJACENT TO FIRE
HYDRANTS AS STIPULATED BY JURISDICTIONAL REQUIREMENTS.
17.COORDINATE SITE ACCESS, STAGING, STORAGE AND CLEANOUT AREAS WITH
OWNER'S REPRESENTATIVE.
18.CONTRACTOR IS RESPONSIBLE FOR PROVIDING TEMPORARY SAFETY FENCING
AND BARRIERS AROUND ALL IMPROVEMENTS SUCH AS WALLS, PLAY
STRUCTURES, EXCAVATIONS, ETC. ASSOCIATED WITH THEIR WORK UNTIL SUCH
FACILITIES ARE COMPLETELY INSTALLED PER THE PLANS, SPECIFICATIONS AND
MANUFACTURER'S RECOMMENDATIONS.
19.CONTRACTOR SHALL BE RESPONSIBLE FOR PROTECTION OF THEIR MATERIAL
STOCK PILES AND WORK FROM VANDALISM, EROSION OR UNINTENDED
DISTURBANCE DURING THE CONSTRUCTION PERIOD AND UNTIL FINAL
ACCEPTANCE IS ISSUED.
20.THE CONTRACTOR SHALL KNOW, UNDERSTAND AND ABIDE BY ANY STORM
WATER POLLUTION PREVENTION PLAN (SWPPP) ASSOCIATED WITH THE SITE. IF
A STORM WATER POLLUTION PREVENTION PLAN IS NOT PROVIDED BY THE
OWNER'S REPRESENTATIVE, REQUEST A COPY BEFORE PERFORMANCE OF ANY
SITE WORK.
21.MAINTAIN ANY STORM WATER MANAGEMENT FACILITIES THAT EXIST ON SITE
FOR FULL FUNCTIONALITY. THE CONTRACTOR SHALL INSTALL AND MAINTAIN
ANY NEW STORM WATER MANAGEMENT FACILITIES THAT ARE IDENTIFIED IN
THE SCOPE OF WORK TO FULL FUNCTIONALITY. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR ANY FINES OR PENALTIES ASSESSED TO THE OWNER FOR
FAILURE TO MAINTAIN STORM WATER MANAGEMENT FACILITIES DURING THE
CONTRACT PERIOD.
22.THE CONTRACTOR SHALL PREVENT SEDIMENT, DEBRIS AND ALL OTHER
POLLUTANTS FROM EXITING THE SITE OR ENTERING THE STORM SEWER
SYSTEM DURING ALL DEMOLITION OR CONSTRUCTION OPERATIONS THAT ARE
PART OF THIS PROJECT. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY
FINES OR PENALTIES ASSESSED TO THE OWNER RELATING TO THESE
REQUIREMENTS DURING THEIR CONTRACTED COURSE OF WORK.
23.THE CONTRACTOR SHALL BE RESPONSIBLE TO PREVENT ANY IMPACTS TO
ADJACENT WATERWAYS, WETLANDS, OR OTHER ENVIRONMENTALLY
SENSITIVE AREAS RESULTING FROM WORK DONE AS PART OF THIS PROJECT.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY FINES OR PENALTIES
ASSESSED TO THE OWNER RELATING TO THESE STANDARDS DURING THEIR
CONTRACTED COURSE OF WORK.
24.THE CONTRACTOR AND/OR THEIR AUTHORIZED AGENTS SHALL INSURE THAT
ALL LOADS OF CONSTRUCTION MATERIAL IMPORTED TO OR EXPORTED FROM
THE PROJECT SITE SHALL BE PROPERLY COVERED TO PREVENT LOSS OF
MATERIAL DURING TRANSPORT. TRANSPORTATION METHODS ON PUBLIC
RIGHT-OF WAYS SHALL CONFORM TO JURISDICTIONAL REQUIREMENTS. THE
CONTRACTOR SHALL BE RESPONSIBLE FOR ANY FINES OR PENALTIES
ASSESSED TO THE OWNER RELATING TO THESE REQUIREMENTS.
25.THE CLEANING OF EQUIPMENT IS PROHIBITED AT THE JOB SITE UNLESS
AUTHORIZED BY THE OWNER'S REPRESENTATIVE IN A DESIGNATED AREA.
THE DISCHARGE OF WATER, WASTE CONCRETE, POLLUTANTS, OR OTHER
MATERIALS SHALL ONLY OCCUR IN AREAS DESIGNED FOR SUCH USE AND
APPROVED BY THE OWNER'S REPRESENTATIVE.
26.THE CLEANING OF CONCRETE EQUIPMENT IS PROHIBITED AT THE JOB SITE
EXCEPT IN DESIGNATED CONCRETE WASHOUT AREAS. THE DISCHARGE OF
WATER CONTAINING WASTE CONCRETE IN THE STORM SEWER IS PROHIBITED.
27.OPEN SPACE SWALES: IF SWALES ARE EXISTING ON SITE AND ARE NOT
INTENDED TO BE MODIFIED AS PART OF THE PLANS, THE CONTRACTOR SHALL
BE RESPONSIBLE TO MAINTAIN THE CONVEYANCE OF WATER WITHIN THE
SWALES DURING THE CONTRACT PERIOD. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR ANY DIVERSION OR PUMPING OF WATER IF REQUIRED TO
COMPLETE WORK. ANY SWALES DISTURBED BY THE CONTRACTOR SHALL BE
REPAIRED/RESTORED TO THEIR ORIGINAL CONDITION. IF THE SWALE NEEDS
TO BE DISTURBED OR MODIFIED FOR ANY REASON, THE CONTRACTOR SHALL
NOTIFY THE OWNER'S REPRESENTATIVE FOR APPROVAL PRIOR TO
DISTURBANCE.
28.DETENTION AND WATER QUALITY PONDS: IF DETENTION PONDS AND WATER
QUALITY PONDS ARE EXISTING ON SITE AND ARE NOT INTENDED TO BE
MODIFIED AS PART OF THE PLANS, THE CONTRACTOR SHALL MINIMIZE
DISTURBANCE TO THE PONDS, DRAINAGE STRUCTURES AND SPILLWAYS
DURING CONSTRUCTION. ALL PONDS, DRAINAGE STRUCTURES AND
SPILLWAYS SHALL BE MAINTAINED IN OPERABLE CONDITIONS AT ALL TIMES.
ANY POND OR SPILLWAY AREAS DISTURBED BY THE CONTRACTOR SHALL BE
REPAIRED/RESTORED TO THEIR ORIGINAL CONDITION. IF THE POND NEEDS
TO BE DISTURBED OR MODIFIED FOR ANY REASON, THE CONTRACTOR SHALL
NOTIFY THE OWNER'S REPRESENTATIVE FOR APPROVAL PRIOR TO
DISTURBANCE.
29.MAINTENANCE ACCESS BENCHES: IF MAINTENANCE BENCHES OR ACCESS
ROADS EXIST ON SITE AND ARE NOT INTENDED TO BE MODIFIED AS PART OF
THE PLANS, THE CONTRACTOR SHALL MINIMIZE DISTURBANCE TO THE
BENCHES OR ACCESS ROADS DURING CONSTRUCTION. ANY BENCHES OR
ACCESS ROADS DISTURBED BY THE CONTRACTOR SHALL BE
REPAIRED/RESTORED TO THEIR ORIGINAL CONDITION. THE CONTRACTOR
SHALL MAINTAIN ACCESS TO ALL EXISTING BENCHES AND ACCESS ROADS
DURING THE CONSTRUCTION PERIOD. IF ACCESS NEEDS TO BE BLOCKED
FOR ANY REASON, THE CONTRACTOR SHALL NOTIFY THE OWNER'S
REPRESENTATIVE FOR APPROVAL PRIOR TO INTERRUPTION OF ACCESS.
30.LOCAL, STATE AND FEDERAL JURISDICTIONAL REQUIREMENTS, RESTRICTIONS
OR PROCEDURES SHALL SUPERSEDE THESE PLANS, NOTES AND
SPECIFICATIONS WHEN MORE STRINGENT. NOTIFY THE OWNER'S
REPRESENTATIVE IF CONFLICTS OCCUR.
31.THE CONTRACTOR SHALL PREVENT SEDIMENT, DEBRIS AND ALL OTHER
POLLUTANTS FROM EXITING THE SITE OR ENTERING THE STORM SEWER
SYSTEM DURING ALL DEMOLITION OR CONSTRUCTION OPERATIONS THAT ARE
PART OF THIS PROJECT. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY
FINES OR PENALTIES ASSESSED TO THE OWNER RELATING TO THESE
REQUIREMENTS DURING THEIR CONTRACTED COURSE OF WORK.
32.THE CONTRACTOR SHALL BE RESPONSIBLE TO PREVENT ANY IMPACTS TO
ADJACENT WATERWAYS, WETLANDS, OR OTHER ENVIRONMENTALLY
SENSITIVE AREAS RESULTING FROM WORK DONE AS PART OF THIS PROJECT.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY FINES OR PENALTIES
ASSESSED TO THE OWNER RELATING TO THESE STANDARDS DURING THEIR
CONTRACTED COURSE OF WORK.
33.THE CONTRACTOR AND/OR THEIR AUTHORIZED AGENTS SHALL INSURE THAT
ALL LOADS OF CONSTRUCTION MATERIAL IMPORTED TO OR EXPORTED FROM
THE PROJECT SITE SHALL BE PROPERLY COVERED TO PREVENT LOSS OF
MATERIAL DURING TRANSPORT. TRANSPORTATION METHODS ON PUBLIC
RIGHT-OF WAYS SHALL CONFORM TO JURISDICTIONAL REQUIREMENTS. THE
CONTRACTOR SHALL BE RESPONSIBLE FOR ANY FINES OR PENALTIES
ASSESSED TO THE OWNER RELATING TO THESE REQUIREMENTS.
34.THE CLEANING OF CONCRETE EQUIPMENT IS PROHIBITED AT THE JOB SITE
EXCEPT IN DESIGNATED CONCRETE WASHOUT AREAS. THE DISCHARGE OF
WATER CONTAINING WASTE CONCRETE IN THE STORM SEWER IS PROHIBITED.
GENERAL NOTES
36.OPEN SPACE SWALES: IF SWALES ARE EXISTING ON SITE
AND ARE NOT INTENDED TO BE MODIFIED AS PART OF THE
PLANS, THE CONTRACTOR SHALL BE RESPONSIBLE TO
MAINTAIN THE CONVEYANCE OF WATER WITHIN THE
SWALES DURING THE CONTRACT PERIOD. THE
CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DIVERSION
OR PUMPING OF WATER IF REQUIRED TO COMPLETE WORK.
ANY SWALES DISTURBED BY THE CONTRACTOR SHALL BE
REPAIRED/RESTORED TO THEIR ORIGINAL CONDITION. IF
THE SWALE NEEDS TO BE DISTURBED OR MODIFIED FOR
ANY REASON, THE CONTRACTOR SHALL NOTIFY THE
OWNER'S REPRESENTATIVE FOR APPROVAL PRIOR TO
DISTURBANCE.
37.LOCAL, STATE AND FEDERAL JURISDICTIONAL
REQUIREMENTS, RESTRICTIONS OR PROCEDURES SHALL
SUPERSEDE THESE PLANS, NOTES AND SPECIFICATIONS
WHEN MORE STRINGENT. NOTIFY THE OWNER'S
REPRESENTATIVE IF CONFLICTS OCCUR.
38.CONTACT INFO (TO BE COORDINATED).
WESTERN CATALPA CATALPA SPECIOSACAL DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DECIDUOUS SHADE TREE
EVERGREEN TREE
SHRUB
ORNAMENTAL GRASS
SNOW STORAGE
ORNAMENTAL TREE
EXISTING TREE TO REMAIN
PERENNIAL BED
APPROXIMATE LIMIT OF
WORK
PROPOSED CONCRETE WALKWAY
STREET
SIDE PLAZA
COMMUNITY
GREENSPACE
CONCRETE
SIDEWALK
PROPOSED
PAVERS
COMMUNITY
GARDEN PLOTS
Know what's
R
LANDSCAPE
PLAN
L-02
OWNER:
DATE:
SHEET TITLE:
SHEET NUMBER:CHECKED BY:DRAWN BY:PO Box 2320
Frisco, Co 80443
970.368.7068
EAGLE RANCH LOT 4EAGLE, COE.S., M.T.L.M.NOT FOR
CONSTRUCTION
TOWN SUBMITTAL
07/27/16
EAGLE COUNTY
HOUSING ASSOCIATION
JILL KLOSTERMAN
IMPERVIOUS COVERAGE
TOTAL SITE:
LANDSCAPE:
LANDSCAPE:
33,297 SQ. FT.
7,501 SQ. FT.
23%
LEGEND DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G
GGGGGGGGGGGGGGGGGGGGGGG G G GGGGGGGGGF F F
TV
TV
TV
TV
TV
LOT 4
0.7644
A
C
R
E
S
0816
'XXXXXXXXXSHEET NO.
DRAWN BY:
DATE:
JOB #:
DESIGNED BY:
CHECKED BY:NO.DATEDES'DREVISION DESCRIPTIOND'WN816 SYLVAN LAKE RD.2555c
ECHDA EAGLE RANCH LOT 47/27/2016
C JVA INC
EAGLE COUNTY, COLORADOGWS
SAR
SAR
JVA, Incorporated Post Office Box 1860
47 Cooper Creek Way, Suite 328, Winter Park, CO
Zip Code 80482 Phone: 970.722.7677
Fax: 970.722.7679 E-mail info@jvajva.com
GRADING AND DRAINAGE PLANC1.0
J:\2555c\Drawings\x2555c-C1.0-GRADING AND DRAINAGE PLAN.dwg, 7/27/2016 4:21:43 PMN
O
T
E
:
1
.
O
N
S
I
T
E
S
T
O
R
M
W
A
T
E
R
D
E
T
E
N
NOTE: 1. ON SITE STORM
WATER DETENTION ON SITE
STORM WATER DETENTION
NOT REQUIRED, REGIONAL
SCALE
IN FEET
CONNECT TO EXISTING
SANITARY SEWER MAIN
IN SYLVAN LAKE ROAD
CONNECT TO EXISTING
SANITARY SEWER MAIN
IN SYLVAN LAKE ROAD
NEW 6" PVC SANITARY
SEWER SERVICE
NEW 6" PVC SANITARY
SEWER SERVICE
MAX 2' HIGH
RETAINING WALL
1' CURB AND GUTTER (TYP)
NEW 6" DOMESTIC
WATER SERVICE
NEW 8" WATERLINE
EXTENSION, TIE INTO EAGLE
RANCH ROAD
NEW FIRE
HYDRANT ASSY
DRAINAGE SWALES
NEW AREA INLET
EXISTING CURB INLET
NEW CURB INLET
APPROXIMATE LOCATION OF
CONNECTION TO EXISTING 8"
WATER LINE
80
.
00'
WHITE PLASTIC FENCE
DRY DITCH
SE
PATH
ASPHALT
WALK
CONC
PATH
ASPHALT
4" ASH
4" ASH
4" ASH
4" ASH 4" ASH 4" ASH
4" ASH
TVMH
MH
INV-W=6607.44
INV-S=6607.51RIM=6621.37
MH-SAN-C.10
SET
SET
WV
#5-RE-
BAR-"PLS
37902"
FND
2"ALUM.
CAP
#5-RE-BAR-"PLS 37902"
FND 2"ALUM.CAP
STAMPED-1'
WC
SET-2"-
ALUMINUM
CAP-"PLS
37958"
FND #5 RE-BAR
WV
POSTS
SCHOOL AHEAD
IVB
IVB
2-SIGN
FH
PVC
PVC
PVC
PVC
PVC
PVC
EMH DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
M1
seal & signature
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments
Narrative
Gehring & Associates, Architectural Engineers, LLC
Eagle Housing 1 7/22/16
HVAC System Option Narratives
Recommended Option (1): PTAC ‐ Packaged Terminal Air Conditioner (Amana)
Unitary Through the wall Air Conditioning Unit with electric heat or Hydronic heat option. With
the Hydronic heat option, a central boiler plant of estimated 200 Mbtuh will be sized, see
central Boiler below.
x Apartment zone cooling is controlled by direct‐expansion, SEER 11, non‐ozone depleting
refrigerant Through‐the‐Wall Air conditioning Unit with connected condensate drain piping. The
2 Bedroom units will have 2 indoor wall mounted units with one in the master bedroom area
and the other in the living area. Each unit will be independent of the other areas’ demand (2‐
Typ. 1.5 ton). The 1 bedroom units will have 1 unit for the entire apartment located in the living
room (Typ. 2 Ton). Each A/C unit will have exhaust fan damper capability for use of free cooling
and ventilation option.
x Kitchens shall have hood vent to outdoors and dishwasher but no ice machine hook up and a 2‐
compartment sink.
x Apartment Bathrooms will have 2‐stage exhaust, first stage will run continuously and second
stage will be interlocked with light switch.
x A separate central boiler for common spaces and a 60,000 Btuh snowmelt (HX). The snowmelt
system will be 600'/ 9"OC of tubing with 1 manifolds with (3‐4) 200'‐250' loops each. For the
Hydronic PTAC option add 200 MBH to boiler system.
x Apartments will include 1 set of frontload washer and dryer. A wall grill will connect the
common area to provide ventilation for make‐up air.
x Common area hallways and connected common spaces will be handled by a central rooftop unit
approximately 5,000 CFM, 150MBH gas fired heating with indirect/direct evaporative cooling
with heat recovery outdoor air heat exchanger (Spec‐Air). Exhaust will be provided for elevator
and electric rooms with make ‐up coming from the common RTU.
Gehring & Associates, Architectural Engineers, LLC
Eagle Housing 2 7/22/16
x electric cabinet heater will be at the base of each stair and fire riser room. Electric Ceiling
unit heaters will be in each entry vestibule.
x Natural gas will be supplied to the rooftop unit and boilers. Option available to provide Gas line
to dryers. Owner to confirm.
Apartments will also have CO sensors at the front door and each bedroom. (no gas appliances in rooms,
not necessary?)
Efficiency Pros To think about
Cooling: SEER 11
Central Heating option: Boiler
efficiency ‐ 92%
Ductless system; no HVAC
ductwork in living units.
Electric heat option and
Compressor loads associated
with each apartment will require
larger electrical services and
supplemental heat.
No mechanical closet needed in
living units.
Large bulky wall unit.
Electric heat option ‐ no freeze
potential.
Central heating system option.
Freeze potential tied directly to
exterior unit.
Gehring & Associates, Architectural Engineers, LLC
Eagle Housing 3 7/22/16
Recommended Option (2): Integrated Piping System with 4 pipe PTAC. (Williams)
Unitary Through the wall Air Conditioning Unit with Chilled water or DX compressor, and
Hydronic heat option. With the Hydronic heat option, a central boiler plant of estimated 200
Mbtuh will be sized, see central Boiler below. Heating Hydronic system is potable IPS domestic hot
water piping with thermostatic mixing valve and used also space heating medium.
x Schematic shows system with central boiler and central chilled water. Chilled water option is not
suggested for size of complex.
x Other systems similar to above.
Gehring & Associates, Architectural Engineers, LLC
Eagle Housing 4 7/22/16
Efficiency Pros To think about
Cooling: SEER 11
Central Heating option: Boiler
efficiency ‐ 92%
Ductless system; no HVAC
ductwork in living units.
Compressor loads associated
with each apartment will
require larger electrical
services and supplemental
heat.
Domestic and Heating water
use same piping system, 1 less
pipe.
Large bulky wall unit, closet
needed in living units.
Recommended Option (3): Radiant Floor heating w/ Through‐the‐ Wall Air Conditioner (LG)
Unitary Combi‐Boiler System with Through‐the‐Wall Air Conditioners: A Condensing high efficiency hot
water boiler for each apartment are used as the heat medium for domestic and radiant floor heat. The
boiler preliminary size will be (21) 60‐100 MBH with instantaneous or with a small domestic water tank.
Each one bedroom apartment will have a manifold with (3‐4) 9" OC loops and a single zone thermostat
with 1/2" tubing. 2 bedroom apartments will have (3‐4) 9"OC loops with 1/2" tubing and a thermostat in
the master and living room.
Gehring & Associates, Architectural Engineers, LLC
Eagle Housing 5 7/22/16
x Decentralized Heating system, with radiant floor heat.
x Other Systems similar to above.
x Option(4) Eliminate wall A/C, upsize Central Rooftop unit, utilize Combination Fire/Smoke
dampers to transfer cool evaporative air to units in summer season when windows opened.
Requires active unit owner operation.
Efficiency Pros To think about
Cooling: SEER 11
Heating: Boiler efficiency ‐ 92%
Ductless system; no HVAC
ductwork in living units. Thermal
comfort with radiant floor.
Compressor loads associated
with each apartment will require
larger electrical services than no
cooling.
Authentic Energy sub metering
Smaller A/C unit through the
wall.
Plumbing and Fire Protection System Option Narratives
x The main sewer line will be 6" in diameter. The water entry will be 6" in diameter and split
inside the building with a 6" fire line and 2‐1/2" domestic CW. The building Domestic HW will be
2".
x The Fire Suppression system design shall be fully investigated by the design /build contractor to
determine if a fire pump and generator is needed. Fire protection system shall follow NFPA 13
dwelling occupancy of ordinary hazard with a 6" water entry.
Electrical Systems Narrative
x Electrical service to feed the proposed 2 story development will be approximately
2400A. This service will be 120/208V, 3ph, 4 wire, with individual metering for each
tenant. Design will include a house panel at each floor for common electrical
equipment. Individual apartments will have 100A‐150A panels.
x Lighting systems: Apartment lighting fixtures will be down light and surface mount bi‐
pin florescent fixtures or LED. Public areas and hallways will be LED or fluorescent
fixtures with occupancy sensor control for energy management.
x Misc Electric: North side gutters and downspouts shall be heat‐traced.
x Laundry will have electric dryers.
x Building will have an access control system and 2 points of handicapped access with
motorized door operators.
x Elevator at core for handicap access. DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
M2
seal & signature
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments
Option 1/ Option 2
Hydronic Heat
System Diagram
Diagram provided for reference purposes only. Final system components and sizes will differ from those shown here DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
M3
seal & signature
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments
Diagram provided for reference purposes only. Final system components and sizes will differ from those shown here
Common Space
Mechanical System
- RTU DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
7
“Exhibit B”
CM / GC FEE PROPOSAL FORM
Eagle Ranch Lot 3 Apartments
Eagle, Colorado
May 9, 2018
RESPONDENT (FIRM NAME) _______________________________________
Description Proposal
1) Pre-Construction Services Maximum Fees $
2) General Conditions Total Fee $
3) Construction Services Fixed Percentage Fee
%
4) Construction Change Order Mark-Up Percentage Fee
%
5) Change Order Mark-Up “Free Zone”
$
6) CM/GC’s Contingency Rate
%
7) Umbrella & General Liability Insurance Rate %
8) Builder’s Risk Insurance Rate
%
9) Performance & Payment Bond Rate
%
10) Self-Performed Work Administrative Mark-up %
The respondent acknowledges and agrees that the above stated fees, mark-ups and schedule (as
may be subsequently modified by negotiation) shall become conditions of the Contract Agreement.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
"EXHIBIT C"
CM/GC FEE STRUCTURE
Eagle Ranch Apartments
Eagle, Colorado
5/11/18 Preconstruction Fee CM/GC Basic Fee General Conditions Direct Cost of Work By Owner By Engineer/Architect Not In Contract (NIC)CommentsPRE-CONSTRUCTION SERVICES
A. PROJECT MANAGEMENT
1. Engineer/Architect Consultant Selection x
2. Civil Consultant Selection x
3. Structural Consultant Selection x
4. Mechanical Consultant Selection x
5. Electrical Consultant Selection x
6. Special Consultant Selection x
7. Review Design Concepts x x
8. Develop Bid Packages x x
9. Site Use Recommendations x x
10. Material Selection Recommendations x x
11. Building Systems Recommendations x x
12. Building Equipment Recommendations (Movable) x x x
13. Building Equipment Recommendations (Fixed) x x x
14. Coordinate Owner-Supplied Fixed Equipment x x x
15. Coordinate Owner-Supplied Movable Equipment x x
16. Construction Feasibility Recommendations x
17. Construction Scheduling Recommendations x
18. Life Cycle Costing Analysis x
19. Informal Value Engineering x
20. Formal Value Engineering x
21. Energy Use Analysis & Recommendations x x
22. Labor Availability Review (Subcontractors) x
23. Material Availability Review x
24. Equipment Availability Review x
25. Subcontractor Availability Review x
26. Construction Logistical & Execution Plan x
B. PROJECT COST CONTROL
1. Total Project Cost Budget x x x
2. Construction Cost Budget x
3. Schematic Design Cost Estimate x
4. Guaranteed Maximum Price Cost Estimate x
5. GMP Proposal x
6. Bid Package Estimates x
7. Construction Cash Flow Projections (Monthly) x x
8. Material Surveys & Trade Contractor Estimates x
9. Set-Up Cost Accounting x
10. Set-Up Reporting Methods x
11. Set-Up Payment Procedure x
12. Set-Up Change Order Procedure x
13. Prepare Change Order Cost Estimates x
14. Verify Correctness of Quantities & Prices of All COs x
15. Continued Project Cost Monitoring x
Page 1 of 7
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
C. PROJECT SCHEDULING
1. Preconstruction Activity Schedule (Bar Chart) x
2. Construction Activity Schedule (CPM Set-Up) x
3. Const Activity Schedule w/ Milestones (CPM Updates) x
4. Shop Drawing & Submittal Schedule / Procedure x
5. Mock-Up Schedule & Procedure x
6. Short-Interval Schedules x
7. Occupancy Schedules x
D. SUBCONTRACTOR SELECTION / PURCHASING
1. Set Prequalification Criteria x
2. Recommend Subcontractor Selection Methods x
3. Recommend Subcontractor Award Methods x
4. Develop Subcontractor Interest x
5. Prepare Bidding Schedules x
6. Issue Plans, Specifications & Addenda x
7. Receive Bids x
8. Analyze Bids x
9. Recommend Award x
10. Determine Local Manpower Availability x
11. Prepare Subcontracts & Supplier Contracts x
12. Prepare Change Orders x
13. Verify Correctness of Quantities & Prices of All CO's x
14. Coordinate Owner-Supplied Fixed Equipment x
E. CONTRACT DOCUMENT COORDINATION
1. Constructability Review & Recommendations x
2. Responsibility For Temporary Facilities x
3. Review For Jurisdictional Overlap x
4. Review For Inclusion of All Work x
5. Review For Adequately Phased Construction x
6. Identify Long-Lead Items x
7. Identify Commodity Shortages x
8. Review For Installation of Owner Supplied Fixed Equip x
9. Apply For Building Permits x
10. Obtain Building Permits x
Page 2 of 7
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
CONSTRUCTION SERVICES
F. GENERAL CONTRACTOR OFF-SITE STAFF & SERVICES
1. Corporate Executives x x
2. Principal In Charge x x
3. Project Executive x x
4. Operations Manager x x
5. Construction Manager x x
6. Project Manager x x
7. Project Engineer x x
8. Mechanical & Electrical Coordinator x x
9. Safety Manager / Field Audit x x
10. EEO Officer x x
11. Human Resources x x
12. Secretarial x x
13. Project Estimating x x
14. Project Accounting x x
15. Project Data Processing x x
16. Project Scheduling x x
17. Project Purchasing x x
18. Basic Legal Services x x
19. Home Office Operating Expenses x x
20. Benefits for Above Personnel x x
21. Vacations for Above Personnel x x
22. Bonuses for Above Personnel (If Any) x x
G. GENERAL CONTRACTOR ON-SITE STAFF & SERVICES
1. Project Manager(s) x
2. Project Superintendent(s) x
3. Assistant Superintendent(s) If needed x
4. Project Engineer(s) If needed x
5. Field Engineer(s) x
6. Mechanical & Electrical Coordinator(s) x
7. Quality Control Engineer (As Required) x
8. Project Assistant / Clerk / Typist (As Required) x
9. Safety Engineer (As Required) x
10. Field Accounting x
11. Data Processing x
12. Field Engineering & Layout x
13. Registered Surveyor (As Required) x
14. Ground Transportation (As Required) x
15. Airline Transportation (As Required) x
16. Meals & Lodging (As Required) x
17. Personnel Moving & Relocation Expense x
18. Personnel Subsistence Costs x
20. Benefits for Above Personnel x x
21. Vacations for Above Personnel x x
22. Bonuses for Above Personnel (If Any) x
Page 3 of 7
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
H. QUALITY CONTROL / WARRANTY
1. Implement & Submit Construction Quality Control Plan x
2. Quality Control Inspection x x x
3. Field Inspector xx
4. Inspector's Transportation x x x
5. Inspector's Equipment x x x
6. Testing & Inspections x x
7. Special Inspection & Testing Consultants x x
8. Concrete Testing x x x
9. Masonry Testing x x
10. Compaction Testing x x x
11. Field Welding & AISC Bolted Connection Testing x x
12. Soils Investigations / Geotechnical Reports
13. Environmental Testing x
14. Environmental Inspection x
15. Environmental Cleanup Coordination / Govt Document x x x
16. Project Progress Photographs x x x
17. Warranty Inspections Coordination x x x
18. Air & Water Balancing x
19. Operator On-Site Training x
20. Prepare Operation Manuals x
21. Prepare Maintenance Manuals x
22. Prepare Preventive Maintenance Manual x
23. Drug Testing & Screening (Field Personnel) x
24. Warranty Service Cost Reserves x
25. Prepare Punch List(s) x x
26. Approve Punch List(s) x x
I. TEMPORARY FACILITIES
1. Temporary Field Office Facility x
2. Field Office Furniture & Equipment x
3. Field Office Copier(s) x
4. Field Office Fax Machine(s) x
5. Field Office Computer(s) & Software x
6. Field Office Supplies x
7. CM/GC's Storage Trailers / Sheds x
8. Field Office Equipment Maintenance & Repairs x
9. Engineer/Architect Temporary Office x
10. Project Sign x
11. Directional / Warning Signs x
12. Bulletin Boards x
13. Potable Drinking Water / Ice / Cups x
14. Temporary Toilets / Sanitary Sewer x
15. Temporary Construction Fencing / Silt Fencing x
16. Barricades x
17. Covered Walkways x
18. Safety Equipment x
19. First Aid Station & Supplies x
20. Handrails / Toe Boards / Opening Protection x
21. Safety Nets x
22. Temporary Stairs (Temp Office or Project Site) x
23. Fire Extinguishers x
24. Flagman / Traffic Control x
25. Job Hauling Charges x
Page 4 of 7
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
J. TEMPORARY UTILITIES
1. Temp Telephone Install Equipment & Monthly Fee x
2. Telephone Expense (Long Distance Charges) x
3. Telephone Expense (Internet Charges) x
4. Cellular Phone Charges x
5. Design / Engr Telephone Charges (Local Calls) x
6. Temporary Electrical Service / Distribution x
7. Temporary Electrical Wiring & Lighting x
8. Light bulbs & Temp Electrical Maintenance x
9. Electrical Power Consumption Expense x
10. Temporary Water Service / Distribution x
11. Temporary Water Consumption Expense x
12. Temporary Gas Service / Distribution x
13. Temporary Gas Service Consumption Expense x
K. CLEAN-UP
1. Daily Clean-Up x
2. Final Clean-Up x
3. Final Glass Cleaning x
4. Debris Hauling/Removal x
5. Trash Chutes x
6. Trash Dumpsters x
7. Dump Permits & Fees x
8. Dust Control x
L. WEATHER PROTECTION / TEMPORARY HEATING
1. Remove Snow & Ice (Site) x
2. Remove Snow & Ice (Buildings) x
3. Temporary Enclosures (Buildings) x
4. Temporary Weather Protection for Sub Trades x
5. Temporary Heating Equipment for Sub Trades x
6. Temporary Field Office Heating Energy Cost x
7. Fuel Cost for Heating (Building Construction) x
8. Permanent Heat System Filter Replacement x
9. Maintenance Cost (Permanent Heat System) x
10. Warranty Cost (Permanent Heat System) x
11. Temporary Heat Energy / Fuel (Building Construction) x
M. ON-SITE EQUIPMENT / HOISTING
1. Automobile(s) & Fuel x
2. Pick-Up Truck(s) & Fuel x
3. Tires & Maintenance Cost for CM/GC Equipment x
4. Hoisting Equipment & Fuel x
5. Mobile Crane(s) x
6. Material/Personnel Hoist(s) x
7. Crane & Hoist Operator(s) x
8. Temporary Elevator Cab Protection x
9. Temporary Elevator Maintenance Charges x
10. 2-Way Radio Equipment x
N. SMALL TOOLS & EXPENDABLE SUPPLIES
1. Small Tools (CM/GC's Only) x
2. Expendable Supplies (CM/GC's Only) x
Page 5 of 7
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
O. ECO BUILD REQUIREMENTS
1. MR2.1 Const Waste Management, Salvage or Recycle 50% x
2. MR2.2 Const Waste Management, Salvage Additional 25% x
3. MR5.1 Local/Regional Materials, 20% Manufactured Locally x
4. MR5.2 Local/Regional Materials, 10% Harvested Locally x
5. IAQ3.1 Construction IAQ Management Plan, Const x
6. IAQ4.1 Low-Emitting Materials, Adhesives & Sealants x
7. IAQ4.2 Low-Emitting Materials, Paints x
8. IAQ4.3 Low-Emitting Materials, Carpet x
9. IAQ4.4 Low-Emitting Materials, Composite Wood x
P. DOCUMENT REPRODUCTION / PRINTING
1. Cost Study Drawings & Specifications x x
2. Bid Package Drawings & Specifications x x
3. Construction Drawings & Specifications (30 Sets Max.) x
4. Subcontractor / Supplier Prequalification Forms x x
5. Bidding Instructions x x x x
6. Postage & Express Delivery Costs x x x x
7. Subcontract & Supplier Contract Agreement Forms x x
8. Shop Drawing Reproduction x
9. Printing & Duplication Expense (Miscellaneous) x x
10. As-Built Documents (Mark-ups & Recording) x
11. As-Built Documents (Computer Aided Drafting) x
12. As-Built Documents (Printing) x
13. Maintenance Manuals (From Subs) x
14. Operation Manuals (From Subs) x
15. Estimating Forms x x
16. Schedule Report Forms x x
17. Accounting Forms x x
18. Field Reporting Forms x
19. Cost Reporting Forms x
20. Special Forms x x
Q. INSURANCE & BONDS
1. Builder's Risk Insurance x
2. Builder's Risk Deductible x
3. Special Insurance - Earthquake x
4. Special Insurance - Fire x
5. Special Insurance - Flood x
6. Special Insurance - Machinery & Equipment x x
7. General Liability Insurance x
8. Umbrella Liability Insurance x
9. Excess Liability Insurance x
10. Completed Products Insurance x
11. Professional Liability Insurance x
12. Workman's Compensation Insurance (CM/GC's Only) x x x
13. FICA / Medicare Insurance (CM/GC's Only) x x x
14. Federal Unemployment Insurance (CM/GC's Only) x x x
15. State Unemployment Insurance (CM/GC's Only) x x x
16. Performance Bond x
17. Payment Bond x
18. Subcontractor & Supplier Bonds x
19 Bid Bond x
Page 6 of 7
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
R. PERMITS & FEES
1. Foundation Permit x
2. Superstructure Permit x
3. Building Permit (General) x
4. Mechanical Building Permit x
5. Electrical Building Permit x
6. Plan Check Fees x
7. Street Use Permit x
8. Curb & Gutter Permit x
9. Sidewalk Permit x
10. Landscape Permit x
11. Street / Curb Design Charge x
12. Sign Permits x
13. Site Drainage Study SWMP Application x
14. Site Drainage Permit (SWMP Fee) x
15. Utility Development Fees x
16. Plant Investment Fees x
17. Electrical Primary Construction Fee x
18. Water Service Construction Fee x
19. Gas Service Construction Fee x
20. Water Tap (Inspection) Fee x
21. Sanitary Tap (Inspection) Fee x
22. Storm Tap (Inspection) Fee x
23. Special Tap Fees x
24. Contractor's Licenses x
25. Zoning Fees x
26. Construction Equipment Licenses x
27. Construction Equipment Permits x
S. OTHER COSTS
1. Sales & Use Taxes (EXEMPT)x
2. Construction Labor Costs x
3. Construction Material Costs x
4. Construction Equipment Costs x
5. Cost of Design & Engineering x
6. A/E Cost for Bid Packages x
7. Preliminary Soils Investigation x
8. Title / Development Cost x
9. Land Costs x
10. Financing / Interest Cost x
11. Interim Financing Costs x
12. Building Operation After Move-In x
13. Building Maintenance After Move-In x
14. FF&E Coordination Services x
15. Owner Moving Transition Manual x
16. Owner Moving Costs x
17 Guaranteed Maximum Price Proposal x
18 Weekly Project Team & Subcontractor Meetings x x
19 Weekly Project Meeting Minutes & Distribution x x
Page 7 of 7
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
41
EXHIBIT B
CM/GC PROPOSAL FORM DATED May 9, 2018
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
7
“Exhibit B”
CM / GC FEE PROPOSAL FORM
Eagle Ranch Lot 3 Apartments
Eagle, Colorado
May 9, 2018
RESPONDENT (FIRM NAME) _______________________________________
Description Proposal
1) Pre-Construction Services Maximum Fees $
2) General Conditions Total Fee $
3) Construction Services Fixed Percentage Fee
%
4) Construction Change Order Mark-Up Percentage Fee
%
5) Change Order Mark-Up “Free Zone”
$
6) CM/GC’s Contingency Rate
%
7) Umbrella & General Liability Insurance Rate %
8) Builder’s Risk Insurance Rate
%
9) Performance & Payment Bond Rate
%
10) Self-Performed Work Administrative Mark-up %
The respondent acknowledges and agrees that the above stated fees, mark-ups and schedule (as
may be subsequently modified by negotiation) shall become conditions of the Contract Agreement.
0.24
6
0.59
0.6
2.5
110,000
6
6
290,798
Included
FCI Constructors, Inc.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
42
EXHIBIT C
CM/GC FEE STRUCTURE
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
"EXHIBIT C"
CM/GC FEE STRUCTURE
Eagle Ranch Apartments
Eagle, Colorado
5/11/18 Preconstruction Fee CM/GC Basic Fee General Conditions Direct Cost of Work By Owner By Engineer/Architect Not In Contract (NIC)CommentsPRE-CONSTRUCTION SERVICES
A. PROJECT MANAGEMENT
1. Engineer/Architect Consultant Selection x
2. Civil Consultant Selection x
3. Structural Consultant Selection x
4. Mechanical Consultant Selection x
5. Electrical Consultant Selection x
6. Special Consultant Selection x
7. Review Design Concepts x x
8. Develop Bid Packages x x
9. Site Use Recommendations x x
10. Material Selection Recommendations x x
11. Building Systems Recommendations x x
12. Building Equipment Recommendations (Movable) x x x
13. Building Equipment Recommendations (Fixed) x x x
14. Coordinate Owner-Supplied Fixed Equipment x x x
15. Coordinate Owner-Supplied Movable Equipment x x
16. Construction Feasibility Recommendations x
17. Construction Scheduling Recommendations x
18. Life Cycle Costing Analysis x
19. Informal Value Engineering x
20. Formal Value Engineering x
21. Energy Use Analysis & Recommendations x x
22. Labor Availability Review (Subcontractors) x
23. Material Availability Review x
24. Equipment Availability Review x
25. Subcontractor Availability Review x
26. Construction Logistical & Execution Plan x
B. PROJECT COST CONTROL
1. Total Project Cost Budget x x x
2. Construction Cost Budget x
3. Schematic Design Cost Estimate x
4. Guaranteed Maximum Price Cost Estimate x
5. GMP Proposal x
6. Bid Package Estimates x
7. Construction Cash Flow Projections (Monthly) x x
8. Material Surveys & Trade Contractor Estimates x
9. Set-Up Cost Accounting x
10. Set-Up Reporting Methods x
11. Set-Up Payment Procedure x
12. Set-Up Change Order Procedure x
13. Prepare Change Order Cost Estimates x
14. Verify Correctness of Quantities & Prices of All COs x
15. Continued Project Cost Monitoring x
Page 1 of 7
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
C. PROJECT SCHEDULING
1. Preconstruction Activity Schedule (Bar Chart) x
2. Construction Activity Schedule (CPM Set-Up) x
3. Const Activity Schedule w/ Milestones (CPM Updates) x
4. Shop Drawing & Submittal Schedule / Procedure x
5. Mock-Up Schedule & Procedure x
6. Short-Interval Schedules x
7. Occupancy Schedules x
D. SUBCONTRACTOR SELECTION / PURCHASING
1. Set Prequalification Criteria x
2. Recommend Subcontractor Selection Methods x
3. Recommend Subcontractor Award Methods x
4. Develop Subcontractor Interest x
5. Prepare Bidding Schedules x
6. Issue Plans, Specifications & Addenda x
7. Receive Bids x
8. Analyze Bids x
9. Recommend Award x
10. Determine Local Manpower Availability x
11. Prepare Subcontracts & Supplier Contracts x
12. Prepare Change Orders x
13. Verify Correctness of Quantities & Prices of All CO's x
14. Coordinate Owner-Supplied Fixed Equipment x
E. CONTRACT DOCUMENT COORDINATION
1. Constructability Review & Recommendations x
2. Responsibility For Temporary Facilities x
3. Review For Jurisdictional Overlap x
4. Review For Inclusion of All Work x
5. Review For Adequately Phased Construction x
6. Identify Long-Lead Items x
7. Identify Commodity Shortages x
8. Review For Installation of Owner Supplied Fixed Equip x
9. Apply For Building Permits x
10. Obtain Building Permits x
Page 2 of 7
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
CONSTRUCTION SERVICES
F. GENERAL CONTRACTOR OFF-SITE STAFF & SERVICES
1. Corporate Executives x x
2. Principal In Charge x x
3. Project Executive x x
4. Operations Manager x x
5. Construction Manager x x
6. Project Manager x x
7. Project Engineer x x
8. Mechanical & Electrical Coordinator x x
9. Safety Manager / Field Audit x x
10. EEO Officer x x
11. Human Resources x x
12. Secretarial x x
13. Project Estimating x x
14. Project Accounting x x
15. Project Data Processing x x
16. Project Scheduling x x
17. Project Purchasing x x
18. Basic Legal Services x x
19. Home Office Operating Expenses x x
20. Benefits for Above Personnel x x
21. Vacations for Above Personnel x x
22. Bonuses for Above Personnel (If Any) x x
G. GENERAL CONTRACTOR ON-SITE STAFF & SERVICES
1. Project Manager(s) x
2. Project Superintendent(s) x
3. Assistant Superintendent(s) If needed x
4. Project Engineer(s) If needed x
5. Field Engineer(s) x
6. Mechanical & Electrical Coordinator(s) x
7. Quality Control Engineer (As Required) x
8. Project Assistant / Clerk / Typist (As Required) x
9. Safety Engineer (As Required) x
10. Field Accounting x
11. Data Processing x
12. Field Engineering & Layout x
13. Registered Surveyor (As Required) x
14. Ground Transportation (As Required) x
15. Airline Transportation (As Required) x
16. Meals & Lodging (As Required) x
17. Personnel Moving & Relocation Expense x
18. Personnel Subsistence Costs x
20. Benefits for Above Personnel x x
21. Vacations for Above Personnel x x
22. Bonuses for Above Personnel (If Any) x
Page 3 of 7
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
H. QUALITY CONTROL / WARRANTY
1. Implement & Submit Construction Quality Control Plan x
2. Quality Control Inspection x x x
3. Field Inspector xx
4. Inspector's Transportation x x x
5. Inspector's Equipment x x x
6. Testing & Inspections x x
7. Special Inspection & Testing Consultants x x
8. Concrete Testing x x x
9. Masonry Testing x x
10. Compaction Testing x x x
11. Field Welding & AISC Bolted Connection Testing x x
12. Soils Investigations / Geotechnical Reports
13. Environmental Testing x
14. Environmental Inspection x
15. Environmental Cleanup Coordination / Govt Document x x x
16. Project Progress Photographs x x x
17. Warranty Inspections Coordination x x x
18. Air & Water Balancing x
19. Operator On-Site Training x
20. Prepare Operation Manuals x
21. Prepare Maintenance Manuals x
22. Prepare Preventive Maintenance Manual x
23. Drug Testing & Screening (Field Personnel) x
24. Warranty Service Cost Reserves x
25. Prepare Punch List(s) x x
26. Approve Punch List(s) x x
I. TEMPORARY FACILITIES
1. Temporary Field Office Facility x
2. Field Office Furniture & Equipment x
3. Field Office Copier(s) x
4. Field Office Fax Machine(s) x
5. Field Office Computer(s) & Software x
6. Field Office Supplies x
7. CM/GC's Storage Trailers / Sheds x
8. Field Office Equipment Maintenance & Repairs x
9. Engineer/Architect Temporary Office x
10. Project Sign x
11. Directional / Warning Signs x
12. Bulletin Boards x
13. Potable Drinking Water / Ice / Cups x
14. Temporary Toilets / Sanitary Sewer x
15. Temporary Construction Fencing / Silt Fencing x
16. Barricades x
17. Covered Walkways x
18. Safety Equipment x
19. First Aid Station & Supplies x
20. Handrails / Toe Boards / Opening Protection x
21. Safety Nets x
22. Temporary Stairs (Temp Office or Project Site) x
23. Fire Extinguishers x
24. Flagman / Traffic Control x
25. Job Hauling Charges x
Page 4 of 7
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
J. TEMPORARY UTILITIES
1. Temp Telephone Install Equipment & Monthly Fee x
2. Telephone Expense (Long Distance Charges) x
3. Telephone Expense (Internet Charges) x
4. Cellular Phone Charges x
5. Design / Engr Telephone Charges (Local Calls) x
6. Temporary Electrical Service / Distribution x
7. Temporary Electrical Wiring & Lighting x
8. Light bulbs & Temp Electrical Maintenance x
9. Electrical Power Consumption Expense x
10. Temporary Water Service / Distribution x
11. Temporary Water Consumption Expense x
12. Temporary Gas Service / Distribution x
13. Temporary Gas Service Consumption Expense x
K. CLEAN-UP
1. Daily Clean-Up x
2. Final Clean-Up x
3. Final Glass Cleaning x
4. Debris Hauling/Removal x
5. Trash Chutes x
6. Trash Dumpsters x
7. Dump Permits & Fees x
8. Dust Control x
L. WEATHER PROTECTION / TEMPORARY HEATING
1. Remove Snow & Ice (Site) x
2. Remove Snow & Ice (Buildings) x
3. Temporary Enclosures (Buildings) x
4. Temporary Weather Protection for Sub Trades x
5. Temporary Heating Equipment for Sub Trades x
6. Temporary Field Office Heating Energy Cost x
7. Fuel Cost for Heating (Building Construction) x
8. Permanent Heat System Filter Replacement x
9. Maintenance Cost (Permanent Heat System) x
10. Warranty Cost (Permanent Heat System) x
11. Temporary Heat Energy / Fuel (Building Construction) x
M. ON-SITE EQUIPMENT / HOISTING
1. Automobile(s) & Fuel x
2. Pick-Up Truck(s) & Fuel x
3. Tires & Maintenance Cost for CM/GC Equipment x
4. Hoisting Equipment & Fuel x
5. Mobile Crane(s) x
6. Material/Personnel Hoist(s) x
7. Crane & Hoist Operator(s) x
8. Temporary Elevator Cab Protection x
9. Temporary Elevator Maintenance Charges x
10. 2-Way Radio Equipment x
N. SMALL TOOLS & EXPENDABLE SUPPLIES
1. Small Tools (CM/GC's Only) x
2. Expendable Supplies (CM/GC's Only) x
Page 5 of 7
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
O. ECO BUILD REQUIREMENTS
1. MR2.1 Const Waste Management, Salvage or Recycle 50% x
2. MR2.2 Const Waste Management, Salvage Additional 25% x
3. MR5.1 Local/Regional Materials, 20% Manufactured Locally x
4. MR5.2 Local/Regional Materials, 10% Harvested Locally x
5. IAQ3.1 Construction IAQ Management Plan, Const x
6. IAQ4.1 Low-Emitting Materials, Adhesives & Sealants x
7. IAQ4.2 Low-Emitting Materials, Paints x
8. IAQ4.3 Low-Emitting Materials, Carpet x
9. IAQ4.4 Low-Emitting Materials, Composite Wood x
P. DOCUMENT REPRODUCTION / PRINTING
1. Cost Study Drawings & Specifications x x
2. Bid Package Drawings & Specifications x x
3. Construction Drawings & Specifications (30 Sets Max.) x
4. Subcontractor / Supplier Prequalification Forms x x
5. Bidding Instructions x x x x
6. Postage & Express Delivery Costs x x x x
7. Subcontract & Supplier Contract Agreement Forms x x
8. Shop Drawing Reproduction x
9. Printing & Duplication Expense (Miscellaneous) x x
10. As-Built Documents (Mark-ups & Recording) x
11. As-Built Documents (Computer Aided Drafting) x
12. As-Built Documents (Printing) x
13. Maintenance Manuals (From Subs) x
14. Operation Manuals (From Subs) x
15. Estimating Forms x x
16. Schedule Report Forms x x
17. Accounting Forms x x
18. Field Reporting Forms x
19. Cost Reporting Forms x
20. Special Forms x x
Q. INSURANCE & BONDS
1. Builder's Risk Insurance x
2. Builder's Risk Deductible x
3. Special Insurance - Earthquake x
4. Special Insurance - Fire x
5. Special Insurance - Flood x
6. Special Insurance - Machinery & Equipment x x
7. General Liability Insurance x
8. Umbrella Liability Insurance x
9. Excess Liability Insurance x
10. Completed Products Insurance x
11. Professional Liability Insurance x
12. Workman's Compensation Insurance (CM/GC's Only) x x x
13. FICA / Medicare Insurance (CM/GC's Only) x x x
14. Federal Unemployment Insurance (CM/GC's Only) x x x
15. State Unemployment Insurance (CM/GC's Only) x x x
16. Performance Bond x
17. Payment Bond x
18. Subcontractor & Supplier Bonds x
19 Bid Bond x
Page 6 of 7
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
R. PERMITS & FEES
1. Foundation Permit x
2. Superstructure Permit x
3. Building Permit (General) x
4. Mechanical Building Permit x
5. Electrical Building Permit x
6. Plan Check Fees x
7. Street Use Permit x
8. Curb & Gutter Permit x
9. Sidewalk Permit x
10. Landscape Permit x
11. Street / Curb Design Charge x
12. Sign Permits x
13. Site Drainage Study SWMP Application x
14. Site Drainage Permit (SWMP Fee) x
15. Utility Development Fees x
16. Plant Investment Fees x
17. Electrical Primary Construction Fee x
18. Water Service Construction Fee x
19. Gas Service Construction Fee x
20. Water Tap (Inspection) Fee x
21. Sanitary Tap (Inspection) Fee x
22. Storm Tap (Inspection) Fee x
23. Special Tap Fees x
24. Contractor's Licenses x
25. Zoning Fees x
26. Construction Equipment Licenses x
27. Construction Equipment Permits x
S. OTHER COSTS
1. Sales & Use Taxes (EXEMPT)x
2. Construction Labor Costs x
3. Construction Material Costs x
4. Construction Equipment Costs x
5. Cost of Design & Engineering x
6. A/E Cost for Bid Packages x
7. Preliminary Soils Investigation x
8. Title / Development Cost x
9. Land Costs x
10. Financing / Interest Cost x
11. Interim Financing Costs x
12. Building Operation After Move-In x
13. Building Maintenance After Move-In x
14. FF&E Coordination Services x
15. Owner Moving Transition Manual x
16. Owner Moving Costs x
17 Guaranteed Maximum Price Proposal x
18 Weekly Project Team & Subcontractor Meetings x x
19 Weekly Project Meeting Minutes & Distribution x x
Page 7 of 7
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
43
EXHIBIT D
INSURANCE CERTIFICATE
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
INSR ADDL SUBR
LTR INSR WVD
DATE (MM/DD/YYYY)
PRODUCER CONTACT
NAME:
FAXPHONE
(A/C, No):(A/C, No, Ext):
E-MAIL
ADDRESS:
INSURER A :
INSURED INSURER B :
INSURER C :
INSURER D :
INSURER E :
INSURER F :
POLICY NUMBER
POLICY EFF POLICY EXPTYPE OF INSURANCE LIMITS(MM/DD/YYYY)(MM/DD/YYYY)
COMMERCIAL GENERAL LIABILITY
AUTOMOBILE LIABILITY
UMBRELLA LIAB
EXCESS LIAB
WORKERS COMPENSATION
AND EMPLOYERS' LIABILITY
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required)
AUTHORIZED REPRESENTATIVE
INSURER(S) AFFORDING COVERAGE NAIC #
Y / N
N / A
(Mandatory in NH)
ANY PROPRIETOR/PARTNER/EXECUTIVE
OFFICER/MEMBER EXCLUDED?
EACH OCCURRENCE $
DAMAGE TO RENTED $PREMISES (Ea occurrence)CLAIMS-MADE OCCUR
MED EXP (Any one person)$
PERSONAL & ADV INJURY $
GENERAL AGGREGATE $GEN'L AGGREGATE LIMIT APPLIES PER:
PRODUCTS - COMP/OP AGG $
$
PRO-
OTHER:
LOCJECT
COMBINED SINGLE LIMIT
$(Ea accident)
BODILY INJURY (Per person)$ANY AUTO
OWNED SCHEDULED BODILY INJURY (Per accident)$AUTOS ONLY AUTOS
AUTOS ONLY
HIRED PROPERTY DAMAGE $AUTOS ONLY (Per accident)
$
OCCUR EACH OCCURRENCE $
CLAIMS-MADE AGGREGATE $
DED RETENTION $$
PER OTH-
STATUTE ER
E.L. EACH ACCIDENT $
E.L. DISEASE - EA EMPLOYEE $
If yes, describe under
E.L. DISEASE - POLICY LIMIT $DESCRIPTION OF OPERATIONS below
POLICY
NON-OWNED
SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE
THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN
ACCORDANCE WITH THE POLICY PROVISIONS.
THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD
INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS
CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS,
EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.
THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS
CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES
BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED
REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER.
IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed.
If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on
this certificate does not confer any rights to the certificate holder in lieu of such endorsement(s).
COVERAGES CERTIFICATE NUMBER:REVISION NUMBER:
CERTIFICATE HOLDER CANCELLATION
© 1988-2015 ACORD CORPORATION. All rights reserved.
The ACORD name and logo are registered marks of ACORDACORD 25 (2016/03)
ACORDTM CERTIFICATE OF LIABILITY INSURANCE
Arch Insurance Company
Travelers Property Cas. Co. of America
6/21/2018
USI Colorado, LLC Construction
P.O. Box 7050
Englewood, CO 80155
800 873-8500
Client Manager
800 873-8500 303-831-5295
den.contractors@usi.com
FCI Constructors, Inc.
PO Box 1767
Grand Junction, CO 81502
11150
25674
A X
X
X
X X ZAGLB9220001 10/01/2017 10/01/2018 1,000,000
100,000
10,000
1,000,000
2,000,000
2,000,000
A
X
X X
X X ZACAT9242101 10/01/2017 10/01/2018 1,000,000
B X X
X 0
X X ZUP15P9635717NF 10/01/2017 10/01/2018 25,000,000
25,000,000
A
N
X ZAWCI9389201 10/01/2017 10/01/2018 X
1,000,000
1,000,000
1,000,000
RE: Eagle Ranch Lot 3 Apartments.
As required by written contract or written agreement, Eagle County Housing and Development Authority is
included as Additional Insured as respects General Liability and Auto Liability but only as respect work
performed on behalf of the named insured.
Eagle County Housing and Development Authority
P.O. Box 850
Eagle, CO 81631
1 of 1
#S23325271/M21549072
FCICONClient#: 1082345
SABBC
1 of 1
#S23325271/M21549072
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
This page has been left blank intentionally.
DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Cover Page
A
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
Eagle Ranch Lot 4
Apartments
Eagle, Colorado 80304
Concept Design
Package 20160729
ARCHITECT
jvDeSousa Architecture, LLC
1910 Seventh Street, Third Floor
Boulder, Colorado 80302
720.301.0500 cell
jv@jvdesousa.com
PROJECT CONTACT: jv DeSousa
LANDSCAPE ARCHITECT
Norris Design
1101 Bannock St.
Denver, CO 80204
303.892.1166
escott@norris-design.com
PROJECT CONTACT: Elena Scott
CIVIL ENGINEER
JVA, Incorporated
214 8th Street, Suite 210
Glenwood Springs, CO 81601
970.404.3085
gschroeder@jvajva.com
PROJECT CONTACT: Gregory Schroeder
MEP ENGINEER
Gehring and Associates
5100 N Foothills Hwy
Boulder, CO 80302
303.449.7266
lizgehring@gmail.com
PROJECT CONTACT: Elizabeth Gehring
PROJECT TEAM
OWNER
Eagle County Housing and Development Authority
500 Broadway
Eagle, CO 81631
970.328.8773
jill.klosterman@eaglecounty.us
PROJECT CONTACT: Jill Klosterman
CONTRACTOR
Not yet selected
SHEET INDEX
ARCHITECTURAL
A COVER PAGE
A0.1 PROJECT NARRATIVE
A1.0 SITE PLAN
A3.0 BASEMENT PLAN
A3.1 GROUND FLOOR PLAN
A3.2 GROUND FLOOR PLAN (ALTERNATE)
A3.3 SECOND FLOOR PLAN
A3.4 ROOF PLAN
A4.1 ENLARGED UNIT PLANS
A5.1 ELEVATIONS
A5.2 ELEVATIONS
A5.3 ELEVATIONS
A5.4 SECTIONS
A6.1 ENLARGED ELEVATIONS
A7.1 WALL SECTIONS
LANDSCAPE ARCHITECTURAL
L-01
CIVIL
C1.0
MEP
M1 DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Project Narrative/
Specifications
A0.1
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments
PROJECT NARRATIVE
EAGLE RANCH LOT 4
PROGRAM
EAGLE COUNTY HOUSING AND DEVELOPMENT AUTHORITY
PROPOSES TO BUILD TWENTY ONE UNITS OF HOUSING AND
RELATED PARKING AND SUPPORTING INFRASTRUCTURE ON LOT
4, BLOCK _ OF THE EAGLE RANCH PUD IN EAGLE, COLORADO.
THE TWENTY ONE NEW UNITS WILL BE A MIXTURE OF ONE AND
TWO BEDROOM UNITS. THE MOST COMMON UNIT TYPE WILL
CONTAIN A BEDROOM WITH AN ACCESSORY SPACE THAT CAN
FUNCTION AS A STUDY, DEN OR SECOND BEDROOM. THE UNIT
BREAKDOWN IS AS FOLLOWS:
ONE BEDROOM!3
ONE BEDROOM PLUS STUDY!16
TWO BEDROOM!2
AN ALTERNATIVE PLAN IS SHOWN WITHIN THE SET OF DRAWINGS
THAT INCLUDES TWENTY TWO NEW UNITS. IN THIS ALTERNATIVE
PLAN THE LOBBY/COMMON AREA HAS BEEN REPLACED WITH AN
EFFICIENCY UNIT.
THE PROJECT WILL PROVIDE THIRTY PARKING SPACES ON SITE.
ADDITIONAL ON STREET PARKING IS AVAILABLE ON THE EAST
SIDE OF SYLVAN LAKE ROAD, AND ALONG BOTH SIDES OF EAGLE
RANCH ROAD TO THE SOUTH OF THE SITE.
DESIGN CONCEPTS
THE PROPOSED PROJECT IS BETWEEN THE SINGLE FAMILY
RESIDENTIAL NEIGHBORHOOD TO THE SOUTHEAST OF EAGLE
RANCH ROAD AND THE COMMERCIAL CASTLE PEAK SENIOR
HOUSING DEVELOPMENT TO THE NORTHWEST OF FREESTONE
ROAD. THE BUILDING RESPONDS TO THIS DIFFERING CONTEXT
BY COMBINING RESIDENTIAL AND COMMERCIAL CHARACTER INTO
A SINGLE STRUCTURE. THE EAST HALF OF THE BUILDING TAKES
ITS CUES FROM THE DETACHED SINGLE FAMILY AND TOWN
HOUSE DEVELOPMENT ADJACENT WHILE THE WEST HALF
RESPONDS TO THE COMMERCIAL SCALE AND CHARACTER OF
THE CASTLE PEAK DEVELOPMENT TO THE WEST.
THE BUILDING FOLLOWS NEW URBAN PRINCIPLES, AS OUTLINED
IN THE EAGLE RANCH DESIGN GUIDELINES FOR MULTI-FAMILY
RESIDENTIAL DEVELOPMENT, IN ITS SITE PLANNING.
•THE BUILDING MASS WRAPS THE SYLVAN LAKE AND EAGLE
RANCH ROAD EDGES OF THE PROPERTY. THE BUILDING
FORMS A STRONG STREET EDGE TO DEFINE THE VOLUME OF
THE STREET.
•IT ADDRESSES THE STREET WITH PORCHES AND ENTRY
ELEMENTS THAT CONNECT LIVING SPACES WITH THE PUBLIC
WAY.
•BUILDING MASS AND SCALE IS IN KEEPING WITH THE
ADJACENT DEVELOPMENT. THE STRUCTURE IS TWO STORIES
TALL.
•THE FORM AND MASS OF THE BUILDING ARE MODULATED BY
VARYING WALL PLANES AND ROOF FORMS. TOGETHER THESE
BREAK THE BUILDING INTO MANY SMALLER PARTS, EACH IN
SCALE WITH ADJACENT DEVELOPMENT.
•THE GROUND FLOOR OF THE STRUCTURE IS RAISED
SEVERAL FEET ABOVE THE SIDEWALK TO PROVIDE PRIVACY
AND SECURITY TO RESIDENTS LIVING ON THIS FLOOR.
•PORCHES PROVIDE BOTH PRIVATE OUTDOOR SPACE AND AN
ADDITIONAL LAYER OF SPACE BETWEEN THE PUBLIC REALM
OF THE STREET AND THE PRIVATE SPACE WITHIN THE UNITS.
THE EAST END OF THE STRUCTURE IS RESIDENTIAL IN
CHARACTER. IT IS GABLE ROOFED WITH “ADDITIVE” PORCH
ELEMENTS ON THE STREET FACADE. ROOF PITCHES ARE SIMILAR
TO THOSE OF THE REDSTONE TOWNHOMES ACROSS SYLVAN
LAKE ROAD. THE EAST END IS CLAD PRIMARILY IN CEMENT FIBER
LAP SIDING. WINDOWS ARE TRIMMED IN A TRADITIONAL MANNER.
PORCH COLUMNS, NEWELL POSTS AND GUARDRAIL ARE ALSO
TRIMMED IN TRADITIONAL RESIDENTIAL MANNER.
THE WEST END OF THE BUILDING IS COMMERCIAL IN
CHARACTER. THIS PORTION OF THE BUILDING IS FLAT ROOFED
WITH PORCHES THAT ARE “SUBTRACTIVE” ELEMENTS CARVED
OUT OF THE BUILDING FACADE. A PORTION OF THIS END OF THE
BUILDING IS CLAD IN MASONRY TO LINK IT TO CASTLE PEAK AND
STRUCTURES IN THE COMMERCIAL CORE ALONG CASTLE PEAK
ROAD. COLUMNS AND GUARDRAILS ARE STEEL AND OF
COMMERCIAL CHARACTER.
THE BUILDING ENCLOSES TWO OUTDOOR SPACES, ONE SMALL
SPACE ON THE NORTH SIDE AND A LARGER ONE ON THE SOUTH
SIDE. EACH OF THESE SPACES WILL BE AN OUTDOOR GARDEN
AND THE BUILDING CHARACTER CHANGES COMMERCIAL TO
RESIDENTIAL AND VICE VERSA AT THE GARDEN SPACE.
SITE DEVELOPMENT
THE PROJECT WILL INCLUDE A NEW PARKING AREA CONTAINING
TWO VAN ACCESSIBLE HANDICAPPED SPACES AND TWENTY
EIGHT STANDARD SPACES FOR A TOTAL OF THIRTY PARKING
SPACES.
THE PARKING AREA WILL UTILIZE AN EXISTING CURB CUT ON
FREESTONE ROAD AT THE SOUTHWEST CORNER OF THE SITE.
A TRASH ENCLOSURE IS LOCATED AT THE EAST END OF THE
PARKING LOT.
AN EXISTING ASPHALT PAVED PATH/SIDEWALK ALONG SYLVAN
LAKE ROAD AND EAGLE RANCH ROAD WILL BE REMOVED AND
REPLACED WITH A FIVE FOOT WIDE CONCRETE SIDEWALK
ALONGSIDE THE EXISTING PLANTED PARKWAY CONTAINING
STREET TREES. A CONCRETE SIDEWALK WILL BE CONSTRUCTED
ALONGSIDE FREESTONE ROAD.
THE STREETSCAPE ALONG FREESTONE ROAD, SYLVAN LAKE
BOULEVARD AND EAGLE RANCH ROAD WILL BE IRRIGATED AND
PLANTED. REFER TO LANDSCAPE CONCEPT DRAWINGS.
THE COMMUNITY GARDEN ON THE SOUTH SIDE OF THE BUILDING
AND THE ENTRY GARDEN ON THE NORTH SIDE OF THE BUILDING
WILL EACH HAVE SPECIAL LANDSCAPE DEVELOPMENT TO MARK
THESE KEY POINTS OF ACCESS TO THE BUILDING AND CREATE
INVITING OUTDOOR SPACES FOR RESIDENTS. REFER TO
LANDSCAPE DRAWINGS.
STRUCTURAL SYSTEMS
THE PROJECT WILL UTILIZE A CAST-IN-PLACE CONCRETE
FOUNDATION SYSTEM WITH TYPICAL LIGHT WOOD FRAME
CONSTRUCTION ABOVE.
FOUNDATION WILL BE CAST-IN-PLACE CONTINUOUS FOOTINGS
WITH CAST-IN-PLACE STEMWALLS ABOVE. FOUNDATION WALLS
ON THE WEST HALF OF THE BUILDING WILL BE APPROXIMATELY
NINE FEET TALL TO CREATE A FULL HEIGHT LOWER LEVEL
CAPABLE OF BEING USED FOR STORAGE AND MECHANICAL
SPACE. WALLS ON THIS END OF THE STRUCTURE WILL HAVE A
BRICK LEDGE TO CARRY VENEER MASONRY ON WALLS ABOVE.
FOUNDATION WALLS ON THE EAST HALF OF THE BUILDING WILL
BE APPROXIMATELY FIVE FEET TALL AND WILL CREATE A
CRAWLSPACE BENEATH GROUND FLOOR UNITS.
FOUNDATION DRAINAGE SYSTEMS ARE UNKNOWN AT THIS TIME.
REFER TO GEOTECHNICAL REPORT WHEN AVAILABLE.
PERIMETER WALLS WILL BE LOAD BEARING. INTERIOR CORRIDOR
WALLS WILL ALSO BE LOAD BEARING. PRIMARY FLOOR JOISTS
WILL SPAN FROM EXTERIOR WALL TO INTERIOR CORRIDOR WALL.
UNITS WILL STACK FROM FLOOR TO FLOOR TO EFFECT AN
EFFICIENT LOAD PATH AND LIMIT THE NUMBER AND SIZE OF
POSTS AND TRANSFER BEAMS.
POST AND BEAM CONSTRUCTION WILL BE USED ALONG THE
CORRIDOR WALL WHERE PRESENT DAY UNITS WILL BE REMOVED
TO CREATE NEW COMMON SPACE WHEN THE PROPERTY
CONVERTS TO COMMERCIAL USE FOR CASTLE PEAK.
WALL CONSTRUCTION WILL BE 2X6 WOOD STUDS ON 16”
CENTERS WITH DOUBLE TOP PLATE AND DOUBLE BOTTOM PLATE
(DUE TO FLOOR FINISH SYSTEMS).
FLOOR JOISTS WILL BE ENGINEERED OPEN WEB WOOD TRUSSES
OF DEPTH ADEQUATE TO CREATE OPENINGS BETWEEN WEB
MEMBERS TO ACCOMMODATE MECHANICAL DUCTWORK. FLOOR
JOISTS WILL BE ENGINEERED TO CARRY REQUIRED LIVE LOADS
AND DEAD LOADS PLUS THE ADDITIONAL LOAD OF UP TO 1.5” OF
GYPCRETE TOPPING OVER PLYWOOD SUBFLOORS.
ROOF TRUSSES WILL BE ENGINEERED WOOD IN SHAPE AND SIZE
TO CREATE THE ROOF FORMS SHOWN ON THE ARCHITECTURAL
DRAWINGS.
PORCH FLOORS WILL BE FRAMED OUT OF TRUSS JOISTS OR
SOLID LUMBER, WHICHEVER MAY BE MORE ECONOMICAL.
ARCHITECTURAL SYSTEMS
DIVISION 4 - MASONRY
VENEER BRICK: STANDARD SIZE CLAY UNITS WITH SMOOTH OR
LIGHTLY COMBED FACE, LAID IN RUNNING BOND WITH ROWLOCK
SILLS. ADDITIONAL ACCENT PATTERNS IN BRICK UNITS MAY BE
USED AT THE TOP OF THE WALL TO CREATE A CORNICE LINE.
MORTAR WILL BE DARK GRAY, TOOLED TO A CONCAVE SURFACE
WITH SOME BED JOINTS STRUCK MORE DEEPLY TO CREATE A
DARKER SHADOW LINE ON THE FACADE.
DIVISION 5 - STEEL
STRUCTURAL STEEL: SECTIONS OF SIZE AND SHAPE AS
REQUIRED AND SHOWN ON STRUCTURAL DRAWINGS. PORCH
COLUMNS WILL BE STEEL. ON THE WEST END OF THE
STRUCTURE THE COLUMNS WILL BE ARCHITECTURALLY
EXPOSED. STEEL LEDGE ANGLE TO SUPPORT MASONRY VENEER
AND STEEL LINTELS OF C OR MC SECTION WILL HEAD ALL
WINDOW AND DOOR OPENINGS WITHIN MASONRY VENEER.
DVISION 6 - WOOD
WOOD FRAMING AS REQUIRED BY STRUCTURAL.
INTERIOR TRIM WILL USE MDF BOARD MATERIAL.
DIVISION 7 - THERMAL AND MOISTURE
FOUNDATION WALLS SHALL BE PROTECTED BY A FLUID APPLIED
MEMBRANE OR A SELF-ADHERED SHEET MEMBRANE COVERED
BY A PROTECTION BOARD AND DRAINAGE MAT.
ROOFING ON THE WEST HALF OF THE BUILDING WILL BE FULLY
ADHERED TPO MEMBRANE WITH ALL REQUIRED FLASHING AND
TRIM ELEMENTS.
ROOFING ON THE EAST HALF OF THE BUILDING WILL BE
DIMENSIONAL ASPHALTIC COMPOSITION SHINGLES LAID OVER A
FULL MEMBRANE OF SELF ADHERED ASPHALTIC RUBBER (ICE
AND WATER SHIELD.)
BUILDING WALLS WILL BE COVERED WITH A VAPOR PERMEABLE
WEATHER BARRIER, TYVEK OR EQUAL, PROPERLY LAPPED WITH
ALL SEAMS TAPED.
SIDING WILL BE CEMENT FIBER LAPPED BOARD OR FLAT PANEL
AS SHOWN ON THE DRAWINGS. WHERE REQUIRED BY THE
MANUFACTURER FOR WARRANTY PURPOSES THE CEMENT FIBER
SIDING SHALL BE USED IN A RAIN SCREEN INSTALLATION OVER AN
AIR DRAINAGE PLANE. SIDING SHALL BE PRIMED OR PRE-PAINTED
ON ALL SIDES. SIDING TRIM WILL BE CEMENT FIBER FROM THE
SAME MANUFACTURER AS THE SIDING IN 4/4 AND 5/4 THICKNESS.
FOUNDATION WALLS WILL BE INSULATED ON BOTH INSIDE AND
OUTSIDE FACES WITH RIGID BOARD EPS, 2” THICK, R-10 MINIMUM.
WALLS AND RIMS ABOVE GRADE WILL BE INSULATED ON THE
EXTERIOR SIDE WITH RIGID BOARD EPS, 1” THICK, R-5 MINIMUM,
LAID CONTINUOUSLY OVER THE EXTERIOR SHEATHING. WALL
CAVITIES WILL BE NETTED AND BLOWN FULL DEPTH WITH
FIBERGLASS OR MINERAL WOOL.
ROOFS/ATTICS WILL BE INSULATED WITH BLOWN FIBERGLASS OF
DEPTH ADEQUATE TO PROVIDE R-52 MINIMUM. PROVIDE VENT
BAFFLES AT PERIMETER OF ROOF SYSTEM WHERE INSULATION
DEPTH WILL FILL THE ENTIRE SPACE FROM CEILING PLANE TO
UNDERSIDE OF ROOF SHEATHING.
PORTIONS OF THE BUILDING WITH PITCHED ROOFS WILL HAVE
EXPOSED STEEL GUTTERS AND DOWNSPOUTS.
PORTIONS OF THE BUILDING WITH FLAT ROOF WILL HAVE
INTERNAL ROOF AND OVERFLOW DRAINS THAT DAYLIGHT AT THE
FACE OF THE STRUCTURE.
SEALANT: PROVIDE SEALANT AS NECESSARY FOR EACH PORTION
OF THE PROJECT.
IN ORDER TO MINIMIZE INFILTRATION LOSS THE BUILDING WILL
ATTEMPT TO ACHIEVE A NACH OF LESS THAN 0.15. TO DO SO
WILL REQUIRE CAULKING/SEALING OF ALL JOINTS IN THE
FRAMING SYSTEM.
DIVISION 8 - OPENINGS
UNIT ENTRY DOORS ON THE CORRIDOR WILL BE SOLID CORE
WOOD IN HOLLOW METAL KNOCK DOWN FRAMES.
DOORS WITHIN INDIVIDUAL UNITS WILL BE HOLLOW CORE WOOD,
SMOOTH FACE, PAINTED.
PORCH AND PATIO DOORS WILL BE PART OF THE WINDOW
SYSTEM.
ENTRY DOORS INTO PUBLIC SPACES WILL BE ALUMINUM
STOREFRONT.
DOOR HARDWARE: GRADE 1 FOR ALL EXIT DEVICES, GRADE 2
FOR BORED LOCKS AND LATCHES. ALL LOCKSETS SHALL BE
KEYED TO THE OWNER’S MASTER SYSTEM.
WINDOWS WILL BE FIBERGLASS, MARVIN ALL-ULTRA OR EQUAL IN
SIZE AND CONFIGURATION SHOWN ON THE DRAWINGS. WINDOWS
SHALL HAVE INTEGRAL NAIL FLANGE.
GLAZING: ALL GLASS LITES SHALL BE DUAL GLAZED, LoE WITH
AIR. U-VALUE < 0.30. ANY SHGC SHALL BE ACCEPTABLE. GLASS
SHALL BE TEMPERED WHERE REQUIRED BY CODE.
DIVISION 9 - FINISHES
CEMENTITIOUS PLASTER (STUCCO): TWO COAT WITH
FIBERGLASS MESH, EL REY FASTWALL OR EQUAL. ACRYLIC
MODIFIED FINISH COAT WITH CUSTOM COLOR. SYSTEM SHALL
INCLUDE ALL ACCESSORIES AND TRIM REQUIRED FOR A
COMPLETE INSTALLATION. INSTALL CONTROL JOINTS SO THAT NO
PANEL EXCEEDS TEN SQUARE FEET.
GYPSUM WALLBOARD: 5/8” TYPE X THROUGHOUT. TAPED AND
FLOATED. SMOOTH FINISH LEVEL 4. PROVIDE GLASS FACED
GYPSUM WALLBOARD AT ALL BATH WALLS (GREEN BOARD IS NOT
ACCEPTABLE.) PROVIDE CEMENT WALLBOARD WHERE TILE WILL
BE INSTALLED ON THE WALL.
FLOORING: VINYL PLANK FLOORING THROUGHOUT COMMON
AREAS AND INDIVIDUAL UNITS. TILE FLOORING IN BATHROOMS.
FLOORING INSTALLED OVER GYPCRETE TOPPING BETWEEN 1
AND 1.5 INCHES THICK.
DIVISION 10 - SPECIALTIES
MAIL CENTER: PROVIDE MANUFACTURED MAIL CENTER
APPROVED BY THE LOCAL POSTMASTER FOR INSTALLATION
WITHIN THE BUILDING.
TOILET ACCESSORIES: PROVIDE ALL ACCESSORIES NECESSARY
FOR CONSTRUCTION OF ADA COMPLIANT BATH WITHIN TWO
UNITS - ONE UNIT TO BE ONE BED PLUS, THE SECOND UNIT TO BE
ONE BED.
DIVISION 11 - EQUIPMENT
RESIDENTIAL APPLIANCES: ALL UNITS WILL HAVE A RANGE,
DISHWASHER, REFRIGERATOR AND COMBINATION MICROWAVE/
VENT HOOD UNIT. APPLIANCES SHALL BE OF GOOD QUALITY IN
BLACK OR WHITE FINISH. APPLIANCES SHALL BE ALL ELECTRIC.
DIVISION 12 - FURNISHINGS
RESIDENTIAL CASEWORK: PROVIDE PLYWOOD BOXES WITH
WOOD FACE FRAMES. DOORS TO BE FULL OVERLAY WOOD IN
FLAT PANEL CONTEMPORARY STYLE. INTERIORS TO BE
MELAMINE. DRAWERS TO BE METAL BODY OR DOVETAILED
PLYWOOD. HINGES, GLIDES AND HARDWARE AS REQUIRED.
COUNTERTOPS TO BE SOLID SURFACE, QUARTZ STONE,
SILESTONE OR SIMILAR. BACKSPLASH MATERIAL TO MATCH
COUNTERTOP.
DIVISION 14 - CONVEYING EQUIPMENT
ELEVATOR: HOLELESS HYDRAULIC ELEVATOR, THREE STOPS, CAB
SIZE RATED TO HOLD A GURNEY.
MECHANICAL SYSTEMS
REFER TO ATTACHED SHEET WITH MECHANICAL NARRATIVE AND
SYSTEM DIAGRAMS.
PROVIDE WASHER HOOKUP IN ALL UNITS.
ELECTRICAL SYSTEMS
REFER TO ATTACHED SHEET WITH ELECTRICAL NARRATIVE.
PROVIDE DEDICATED CIRCUIT FOR ELECTRIC DRYER IN EACH
UNIT.DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
SITE PLAN
1" = 10'-0"1
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Site Plan
A1.0
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
SITE PLAN PRESENT
ELEVATOR
19'-0"1'-1 1/2"1
SYLVAN LAKE RD.FREESTONE RD.EAGLE RANCH RD.2 3 4 5 6 7 8 9 10
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20
RAMP RAMP
STAIRS
STAIRS
property line
trash enclosure, typical
existing path
existing curb to remain
True North
elevator serving all units
existing path
entry pointexit
entry point
30 space parking lot
PLAN DATA
General Project Data
Site Data
Total Site Area 33,713 sf
Buildings
Stories 2
Parking
On Site 30
Street Parking 0
Total Spaces 30
Building Data
Efficiency 0
One bedroom 2
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,608 sf
Second Floor Living Units
Efficiency 0
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 10
Total Enclosed area 7,975 sf
First Floor Living Units
Efficiency 1
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,376 sf
First Floor Living Units
(alternate plan)
Total unit count 21
Total Unit count (alternate)22
Total net rentable area of all units 16,583 sf
Total net rentable area of all units (alternate)16,984 sf
Total Living Units All Floors
Total unit count (basement)20
Total area of units 1,301 sf
Storage Units
Utility, fire, mech
Common Area Facilities
Patios, balconies
Ground floor 657 sf
Second floor 657 sf
Total area 1314 sf
Residential Unenclosed
Spaces
Corridors, elevator, ramps, stairs
Basement 854 sf
Ground floor 2,212 sf
Second floor 1,810 sf
Total area 4,876 sf
Common Areas
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
BASEMENT PLAN
1" = 10'1
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Basement Plan
A3.0
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
ELECTRICA
L
MECHANICA
L
/
FIRE
STORAGE UNIT 1
2
3
4
5
10
9
8
7
6
11
12
13
14
15
16
17
18
19
20
ELEVATOR
True North
outline of building above at ground floor
PLAN DATA
General Project Data
Site Data
Total Site Area 33,713 sf
Buildings
Stories 2
Parking
On Site 30
Street Parking 0
Total Spaces 30
Building Data
Efficiency 0
One bedroom 2
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,608 sf
Second Floor Living Units
Efficiency 0
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 10
Total Enclosed area 7,975 sf
First Floor Living Units
Efficiency 1
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,376 sf
First Floor Living Units
(alternate plan)
Total unit count 21
Total Unit count (alternate)22
Total net rentable area of all units 16,583 sf
Total net rentable area of all units (alternate)16,984 sf
Total Living Units All Floors
Total unit count (basement)20
Total area of units 1,301 sf
Storage Units
Utility, fire, mech
Common Area Facilities
Patios, balconies
Ground floor 657 sf
Second floor 657 sf
Total area 1314 sf
Residential Unenclosed
Spaces
Corridors, elevator, ramps, stairs
Basement 854 sf
Ground floor 2,212 sf
Second floor 1,810 sf
Total area 4,876 sf
Common Areas
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
RAMP RAMP
STAIRS
STAIRS
19'-0"1'-1 1/2"ELEVATOR
FIRST FLOOR PLAN
1" = 10'1
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Ground Floor Plan
A3.1
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
True North
PLAN DATA
General Project Data
Site Data
Total Site Area 33,713 sf
Buildings
Stories 2
Parking
On Site 30
Street Parking 0
Total Spaces 30
Building Data
Efficiency 0
One bedroom 2
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,608 sf
Second Floor Living Units
Efficiency 0
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 10
Total Enclosed area 7,975 sf
First Floor Living Units
Efficiency 1
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,376 sf
First Floor Living Units
(alternate plan)
Total unit count 21
Total Unit count (alternate)22
Total net rentable area of all units 16,583 sf
Total net rentable area of all units (alternate)16,984 sf
Total Living Units All Floors
Total unit count (basement)20
Total area of units 1,301 sf
Storage Units
Utility, fire, mech
Common Area Facilities
Patios, balconies
Ground floor 657 sf
Second floor 657 sf
Total area 1314 sf
Residential Unenclosed
Spaces
Corridors, elevator, ramps, stairs
Basement 854 sf
Ground floor 2,212 sf
Second floor 1,810 sf
Total area 4,876 sf
Common Areas
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
19'-0"1'-1 1/2"RAMP RAMP
STAIRS
STAIRSSTAIRS
ELEVATOR
FIRST FLOOR PLAN (ALTERNATE)
1" = 10'1
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Ground Floor Plan
(Alternate)
A3.2
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
True North
PLAN DATA
General Project Data
Site Data
Total Site Area 33,713 sf
Buildings
Stories 2
Parking
On Site 30
Street Parking 0
Total Spaces 30
Building Data
Efficiency 0
One bedroom 2
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,608 sf
Second Floor Living Units
Efficiency 0
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 10
Total Enclosed area 7,975 sf
First Floor Living Units
Efficiency 1
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,376 sf
First Floor Living Units
(alternate plan)
Total unit count 21
Total Unit count (alternate)22
Total net rentable area of all units 16,583 sf
Total net rentable area of all units (alternate)16,984 sf
Total Living Units All Floors
Total unit count (basement)20
Total area of units 1,301 sf
Storage Units
Utility, fire, mech
Common Area Facilities
Patios, balconies
Ground floor 657 sf
Second floor 657 sf
Total area 1314 sf
Residential Unenclosed
Spaces
Corridors, elevator, ramps, stairs
Basement 854 sf
Ground floor 2,212 sf
Second floor 1,810 sf
Total area 4,876 sf
Common Areas
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
RAMP RAMP
STAIRS
STAIRS
ELEVATOR
SECOND FLOOR PLAN
1" = 10'1
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Second Floor Plan
Eagle, Colorado
Eagle Ranch Lot 4
Apartments
A3.3
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
True North
PLAN DATA
General Project Data
Site Data
Total Site Area 33,713 sf
Buildings
Stories 2
Parking
On Site 30
Street Parking 0
Total Spaces 30
Building Data
Efficiency 0
One bedroom 2
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,608 sf
Second Floor Living Units
Efficiency 0
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 10
Total Enclosed area 7,975 sf
First Floor Living Units
Efficiency 1
One bedroom 1
One bedroom plus 8
Two bedroom 1
Total count 11
Total enclosed area 8,376 sf
First Floor Living Units
(alternate plan)
Total unit count 21
Total Unit count (alternate)22
Total net rentable area of all units 16,583 sf
Total net rentable area of all units (alternate)16,984 sf
Total Living Units All Floors
Total unit count (basement)20
Total area of units 1,301 sf
Storage Units
Utility, fire, mech
Common Area Facilities
Patios, balconies
Ground floor 657 sf
Second floor 657 sf
Total area 1314 sf
Residential Unenclosed
Spaces
Corridors, elevator, ramps, stairs
Basement 854 sf
Ground floor 2,212 sf
Second floor 1,810 sf
Total area 4,876 sf
Common Areas
Concept Design
Package 20160729 DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
ROOF PLAN
1" = 10'1
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Roof Plan
A3.4
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
True North
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Enlarged Unit Plans
A4.1
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
37'-0"23'-0"11'-0"12'-6"7'-9 1/2"8'-11 1/2"10'-4 1/2"12'-8 1/2"8'-5 1/2"6'-0"11'-6"9'-0"6'-0"799 SF19'-4"KITCHEN
LIVING
DEN
BED
CLOSETBATH
LAUNDRY
5'-0"
BALCONY/PORCH
13'-5 1/2"11'-0"11'-0"
7'-9"21'-6"29'-6"6'-0"13'-6 7/8"
14'-7"19'-10"8'-11 1/2"8'-0"
644 SF
KITCHEN
LIVING
BATH
LAUNDRY
BED
BALCONY/PORCH
CLOSET
2'-4 1/2"
8'-0"
2'-6"4'-8 1/2"
20'-4"5'-0"7'-4"12'-10 1/2"10'-6 1/2"21'-6"19'-5"KITCHEN
LIVING
BATH
CLOSET
CLOSET
412 SF
994 SF
KITCHEN
LIVING
CLOSET
LAUNDRY
BED
BED
BATH
BATH
7'-7 1/2"10'-0"11'-1"12'-0"11'-1"12'-0"
9'-0"5'-4 1/2"5'-0"3'-0"3'-0"
15'-6 1/2"18'-10"13'-1"6'-0"22'-7 1/2"46'-2 1/2"
CLOSET
ONE BEDROOM
644 SF Typical of 3
EFFICIENCY
412 SF Typical of 1 (alternate plan only)
TWO BEDROOM
994 SF Typical of 2
ONE BEDROOM PLUS
799 SF (typical) Typical of 16
7 variations, ranging from 799 to 824 sf
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
NORTH EAST ELEVATION SYLVIAN LAKE
1/8" = 1'2 project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Elevations
A5.1
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
NORTH EAST ELEVATION SYLVIAN LAKE
1/8" = 1'1
1 exterior deck system: elevated wood framing
plywood subfloor TPO or fluid applied membrane
treated wood sleepers loose laid over membrane
synthetic deck boards
KEY NOTES
2 steel guardrail, powdercoated
3 steel newell, powdercoated
4 cement fiber panel over rim board
6 steel column, powdercoated
7 patio door - fiberglass full lite, LoE, obscureglass
on ground floor, clear glass on second floor
8 framed and trimmed wood stairs to grade
9 steel guardrail and handrail, powdercoated, at all
exterior porch stairs at grade
10 cement fiber panel siding with 4/4 batten strip at
8" o.c. to create board and batten look
11 cementitious stucco, 2 coat with custom color
12 cement fiber window trim - 4/4, 5.5" head, 3.5"
jambs and sill
13 fiberglass windows, LoE glazing, U-value < 0.30
14 cement fiber lap siding, 8" rainscreen installation
with air gap drainage plain
15 dimensional asphaltic composition shingle
roofing, 50 year, over full rubberized asphalt
membrane
21 cement fiber fascia board and soffit
22 steel lintel over window openings
23 veneer brick, 4", running bond
24 steel guardrail with horizontal bar stock at 4" o.c.
25 metal wall cap
5 steel stringer and precast concrete stairs to grade
16 brick rowlock sill, typical at openings
17 steel clad "bay window" frame
18 steel cladding
19 aluminum storefront entry doors
20 cement fiber panel siding with reveals between
panels, rainscreen installation
1 2346 7 89 2111141510
1 3 46 22 23242511131711
26 cementitious stucco, 2 coat
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Elevations
A5.2
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
SOUTH WEST ELEVATION PARKING LOT
1/8" = 1'3
6 9 212026 12 1314 15181910
1 exterior deck system: elevated wood framing
plywood subfloor TPO or fluid applied membrane
treated wood sleepers loose laid over membrane
synthetic deck boards
KEY NOTES
2 steel guardrail, powdercoated
3 steel newell, powdercoated
4 cement fiber panel over rim board
6 steel column, powdercoated
7 patio door - fiberglass full lite, LoE, obscureglass
on ground floor, clear glass on second floor
8 framed and trimmed wood stairs to grade
9 steel guardrail and handrail, powdercoated, at all
exterior porch stairs at grade
10 cement fiber panel siding with 4/4 batten strip at
8" o.c. to create board and batten look
11 cementitious stucco, 2 coat with custom color
12 cement fiber window trim - 4/4, 5.5" head, 3.5"
jambs and sill
13 fiberglass windows, LoE glazing, U-value < 0.30
14 cement fiber lap siding, 8" rainscreen installation
with air gap drainage plain
15 dimensional asphaltic composition shingle
roofing, 50 year, over full rubberized asphalt
membrane
21 cement fiber fascia board and soffit
22 steel lintel over window openings
23 veneer brick, 4", running bond
24 steel guardrail with horizontal bar stock at 4" o.c.
25 metal wall cap
5 steel stringer and precast concrete stairs to grade
16 brick rowlock sill, typical at openings
17 steel clad "bay window" frame
18 steel cladding
19 aluminum storefront entry doors
20 cement fiber panel siding with reveals between
panels, rainscreen installation
26 cementitious stucco, 2 coat
19
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Elevations
A5.3
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
NORTH WEST ELEVATION FREESTONE
1/8" = 1'4
SOUTH EAST ELEVATION EAGLE RANCH
1/8" = 1'5
COURTYARD 1
1/8" = 1'6
COURTYARD 2
1/8" = 1'7
1 exterior deck system: elevated wood framing
plywood subfloor TPO or fluid applied membrane
treated wood sleepers loose laid over membrane
synthetic deck boards
KEY NOTES
2 steel guardrail, powdercoated
3 steel newell, powdercoated
4 cement fiber panel over rim board
6 steel column, powdercoated
7 patio door - fiberglass full lite, LoE, obscureglass
on ground floor, clear glass on second floor
8 framed and trimmed wood stairs to grade
9 steel guardrail and handrail, powdercoated, at all
exterior porch stairs at grade
10 cement fiber panel siding with 4/4 batten strip at
8" o.c. to create board and batten look
11 cementitious stucco, 2 coat with custom color
12 cement fiber window trim - 4/4, 5.5" head, 3.5"
jambs and sill
13 fiberglass windows, LoE glazing, U-value < 0.30
14 cement fiber lap siding, 8" rainscreen installation
with air gap drainage plain
15 dimensional asphaltic composition shingle
roofing, 50 year, over full rubberized asphalt
membrane
21 cement fiber fascia board and soffit
22 steel lintel over window openings
23 veneer brick, 4", running bond
24 steel guardrail with horizontal bar stock at 4" o.c.
25 metal wall cap
5 steel stringer and precast concrete stairs to grade
16 brick rowlock sill, typical at openings
17 steel clad "bay window" frame
18 steel cladding
19 aluminum storefront entry doors
20 cement fiber panel siding with reveals between
panels, rainscreen installation
211415
21 1415
6
2223 26
6 23
14
25
26 cementitious stucco, 2 coat
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Sections
A5.4
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
LONGITUDINAL SECTION
1/8" = 1'1
LATITUDINAL SECTION
1/8" = 1'2
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Enlarged
Elevations/
Images
A6.1
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
ENLARGED ELEVATION COMMERCIAL
1/4" = 1'2
ENLARGED ELEVATION RESIDENTIAL
1/4" = 1'1
VIEW FROM SYLVAN LAKE AND EAGLE RANCH ROADS
3
VIEW FROM FREESTONE ROAD
4
AERIAL VIEW
5
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
Enlarged
Elevations/
Images
A7.1
seal & signature
jvD LLC
1910 Seventh Street
Third Floor
Boulder, Colorado 80302
720.301.0500
jv@jvdesousa.com
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments
Second Floor
0"
Ground Floor
0"
TYPICAL STREETSIDE EXTERIOR WALL ASSEMBLY:
5/8" GYPSUM WALL BOARD
2X6 WOOD FRAMING
FIBERGLASS INSULATION - NET AND BLOW TO FILL ENTIRE CAVITY
WOOD SHEATHING - REFER TO STRUCTURAL
WEATHER BARRIER - VAPOR PERMEABLE
RIGID BOARD INSULATION - R-5 MIN.
CLADDING SYSTEM AS LISTED BELOW:
CEMENT FIBER LAP SIDING OVER 3/4" WOOD BATTEN STRIPS
INSTALLED VERTICALLY FOR RAINSCREEN DRAINAGE PLANE
CEMENT FIBER PANEL SIDING OVER 3/4" WOOD BATTEN STRIPS
INSTALLED VERTICALLY FOR RAINSCREEN DRAINAGE PLANE
VENEER MASONRY, 4" THICK WITH 1" AIRSPACE
TYPICAL FLOOR ASSEMBLY:
VINYL PLANK FLOORING OVER LEVELING COMPOUND AS NEEDED
GYP CRETE - 1"
SOUND CONTROL MAT
WOOD SHEATHING, 3/4" - REFER TO STRUCTURAL
OPEN WEB WOOD TRUSSES, 24" DEPTH
GYPSUM WALL BOARD CEILING, 5/8" TYPE X
FIBERGLASS INSULATION - NET AND BLOW BOX SILLS TO MINIMUM
5 1/2" DEPTH TO MATCH TYPICAL WALL PERFORMANCE
9'-0 5/8"2'-0 3/4"PLATE
SUBFLOOR
SUBFLOOR
Top of Roof Sheathing
0"
TYPICAL ROOF ASSEMBLY:
TPO MEMBRANE, 60 MIL, CONTINUOUS OVER VERTICAL
TRANSITIONS OF 18" OR LESS
WOOD SHEATHING - REFER TO STRUCTURAL
OPEN WEB WOOD TRUSSES, TOP CHORD SLOPED 1/4"/FOOT, 24"
DEPTH AT THE SHALLOW SIDE
FIBERGLASS INSULATION - BLOW TO DEPTH AS REQUIRED TO
DELIVER THE DESIRED HERS SCORE - COORDINATE WITH GREEN
CONSULTANT GYPSUM WALL BOARD CEILING, 5/8" TYPE X
3'-0"T.O. PARAPET
FRAMING
METAL WALL CAP
STUCCO CLADDING ON BACK SIDE OF
PARAPET
TPO MEMBRANE
Ground Floor
0"
SLAB ON GRADE7'-11 1/4"2'-0 3/4"9'-0 5/8"PLATE 2'-7 5/8" - VARIESTYPICAL WINDOW ASSEMBLY:
FIBERGLASS WINDOW UNIT OF SIZE AND CONFIGURATION AS SHOWN
ON THE DRAWINGS
LoE GLAZING, INSULATED, U-VALUE < 0.30, SHGC < 0.50
FLASH WITH SELF ADHERED RUBBERIZED ASPHALT MEMBRANE -
VICOR
OR EQUAL, PROPERLY LAPPED WITH WEATHER BARRIER
PROVIDE THROUGH WALL FLASHING ABOVE WINDOW HEAD
SOLID SURFACE INTERIOR SILL - QUARTZSTONE OR EQUAL
TYPICAL FOUNDATION WALL ASSEMBLY:
5/8" GYPSUM WALL BOARD
2X4 WOOD FRAMING
FIBERGLASS INSULATION - NET AND BLOW TO FILL ENTIRE CAVITY
RIGID BOARD INSULATION, EPS, 2", TIGHT TO FACE OF CONCRETE WALL
CAST-IN-PLACE CONCRETE WALL - REFER TO STRUCTURAL
FLUID APPLIED WATERPROOF MEMBRANE
PROTECTION BOARD
DRAINAGE MAT - MIRAFI OR EQUAL
PERIMETER DRAIN - REFER TO GEOTECHNICAL
RADON MITIGATION SYSTEM - 4" DIA. SOCKED PIPE AROUND INSIDE
FACE OF PERIMETER FOOTING, CONNECT TO VERTICAL VENT STACK
THROUGH ROOF
VAPOR BARRIER
RIGID BOARD INSULATION - 2"
CONCRETE SLAB ON GRADE - REFER TO
STRUCTURAL
Second Floor
0"
Ground Floor
0"9'-0 5/8"2'-0 3/4"PLATE
SUBFLOOR
SUBFLOOR
TYPICAL ROOF ASSEMBLY:
DIMENSIONAL ASPHALTIC COMPOSITION SHINGLES, 50 YEAR
SELF ADHERED RUBBERIZED ASPHALT WATERPROOF MEMBRANE -
ICE & WATER SHIELD OR EQUAL
WOOD SHEATHING - REFER TO STRUCTURAL
PRE-ENGINEERED WOOD TRUSSES, TOP CHORD SLOPED 6"/FOOT, 15"
HEEL HEIGHT
FIBERGLASS INSULATION - BLOW TO DEPTH AS REQUIRED TO
DELIVER THE DESIRED HERS SCORE - COORDINATE WITH GREEN
CONSULTANT
GYPSUM WALL BOARD CEILING, 5/8" TYPE X
VARIES2'-0 3/4"9'-0 5/8"HEEL 1'-3"TYPICAL CRAWLSPACE FOUNDATION WALL ASSEMBLY:
RIGID BOARD INSULATION, EPS, 2", TIGHT TO FACE OF CONCRETE WALL
CAST-IN-PLACE CONCRETE WALL - REFER TO STRUCTURAL
FLUID APPLIED WATERPROOF MEMBRANE
PROTECTION BOARD
DRAINAGE MAT - MIRAFI OR EQUAL
PERIMETER DRAIN - REFER TO GEOTECHNICAL
RADON MITIGATION SYSTEM - 4" DIA. SOCKED PIPE AROUND INSIDE
FACE OF PERIMETER FOOTING, CONNECT TO VERTICAL VENT STACK
THROUGH ROOF
VAPOR BARRIER, SEALED TO FACE OF
PERIMETER WALL ON ALL SIDES - STEGO
WRAP OR EQUAL
FOR TYPICAL NOTES AND DIMENSIONS REFER TO DETAIL 1 THIS PAGE
Second Floor
0"
Ground Floor
0"9'-0 5/8"2'-0 3/4"PLATE
SUBFLOOR
SUBFLOOR
TYPICAL DECK ASSEMBLY:
SYNTHETIC DECK BOARDS, TIGHTLY SPACED, ADA COMPLIANT
LOOSE LAID SLEEPERS - TAPERED TO MATCH SLOPE BELOW
FLUID APPLIED WATERPROOFING MEMBRANE OR FULLY ADHERED
EPDM OR TPO MEMBRANE, 60 MIL MIN.
WOOD SHEATHING - REFER TO STRUCTURAL
WOOD JOISTS - REFER TO STRUCTURAL
FIBERGLASS FACED GYPSUM WALL BOARD CEILING, 5/8" TYPE X
2'-0 3/4"9'-0 5/8"HEEL 1'-3"FOR TYPICAL NOTES AND DIMENSIONS REFER TO DETAIL 1 THIS PAGE
NOTE: DECK IS SHOWN SLOPING PERPENDICULAR TO BUILDING BUT
ACTUAL DECK WILL BE SLOPED PARALLEL TO BUILDING TO
ACCOMMODATE A CONTINUOUS GUTTER AT THE DISCHARGE POINT WITH
A DOWNSPOUT AGAINST THE FACE OF THE BUILDING
STAIRS TO GRADE - WHERE OCCURS DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
SIZE & COND.
(UNLESS OTHERWISE NOTED)
LANDSCAPE PLANT LIST
SHRUBS
EVERGREEN TREES
COMMON NAME
DECIDUOUS TREES
SYM.BOTANICAL NAME QTY.
KENTUCKY COFFEETREE GYMNOCLADUS DIOICUS
3'' CAL. B&B SINGLE
KCT
PINYON PINE PINUS EDULIS 6' - 8' HT COLLECTED, TIGHT
CHARACTER
HAND SELECTED BY LANDSCAPE
ARCHITECT OR OWNER
PIN
ORNAMENTAL GRASSES
TUFTED HAIR GRASS
ELIJAH BLUE FESCUE
PURPLE FOUNTAIN GRASS
DESCHAMPSIA CESPITOSA
FESTUCA GLAUCA 'ELIJAH BLUE'
PENNISETUM SETACEUM RUBRUM
F/15
F/15
TTG
BBF
PFG
PERENNIALS (UNLESS OTHERWISE NOTED)
MOONSHINE YARROW
SEA PINKS
VALERIAN RED
FOXGLOVE SPANISH PEAKS
RED AVENS
RED WITH GOLD DAYLILLY
VARIEGATED CORAL BELLS
DWARF BLUE HOSTA
TORCH LILY
BLUE PINCUSHION FLOWER
DRAGON'S BLOOD STONECROP
BIG EARS LAMB'S EARS
ACHILLEA 'MOONSHINE'
ARMERIA MARITIMA 'SPLENDENS'
CENTRANTHUS RUBER
DIGITALIS THAPSI
GEUM CHILOENSE 'MRS. BRADSHAW'
HEMEROCALLIS 'CAREY QUINN'
HEUCHERA SANGUINEA 'SNOW ANGEL'
HOSTA 'BLUEMOUSE EARS'
KNIPHOFIA CAULESCENS
SCABIOSA COLUMBARIA 'BUTTERFLY BLUE'
SEDUM SPURIUM 'DRAGON'S BLOOD'
STACHY'S BYZANTINA 'HELEN VON STEIN'
Know what's
R
YAM
SEP
REV
FGS
GEU
DAG
COA
HBE
RHP
PBB
DRA
LAM
#5 CONT.
WOODS ROSE ROSA WOODSII
WSR
CAC
PEKING COTONEASTER
#5 CONT.
COLORADO BLUE SPRUCE PICEA PUNGENSCBS
4" POT
4" POT
4" POT
4" POT
4" POT
C. LUCIDAS
4" POT
4" POT
4" POT
4" POT
NOTES
L-01
OWNER:
DATE:
SHEET TITLE:
SHEET NUMBER:CHECKED BY:DRAWN BY:PO Box 2320
Frisco, Co 80443
970.368.7068
EAGLE RANCH LOT 4EAGLE, COE.S., M.T.L.M.NOT FOR
CONSTRUCTION
TOWN SUBMITTAL
07/27/16
EAGLE COUNTY
HOUSING ASSOCIATION
JILL KLOSTERMAN
4" POT
4" POT
4" POT
ORNAMENTAL TREES
SHADBLOW SERVICEBERRY AMELANCHIER CANADENSISSER
ROCKY MOUNTAIN BIRCH BETULA OCCIDENTALISRMB
QUAKING ASPEN POPULUS TREMULOIDES
2'' CAL. B&B MULTI.
ANG
1.THESE PLANS SHALL NOT BE UTILIZED FOR CONSTRUCTION OR PERMITTING
UNLESS STATED FOR SUCH USE IN THE TITLE BLOCK.
2.DRAWINGS ARE INTENDED TO BE PRINTED ON 24" X 36" PAPER. PRINTING THESE
DRAWINGS AT A DIFFERENT SIZE WILL IMPACT THE SCALE. VERIFY THE GRAPHIC
SCALE BEFORE REFERENCING ANY MEASUREMENTS ON THESE SHEETS. THE
RECIPIENT OF THESE DRAWINGS SHALL BE RESPONSIBLE FOR ANY ERRORS
RESULTING FROM INCORRECT PRINTING, COPYING, OR ANY OTHER CHANGES
THAT ALTER THE SCALE OF THE DRAWINGS.
3.VERIFY ALL PLAN DIMENSIONS PRIOR TO START OF CONSTRUCTION. NOTIFY THE
OWNER'S REPRESENTATIVE TO ADDRESS ANY QUESTIONS OR CLARIFY ANY
DISCREPANCIES.
4.WRITTEN DIMENSIONS TAKE PRECEDENCE OVER SCALED DIMENSIONS.
5.SUBMIT A CHANGE ORDER FOR APPROVAL FOR ANY CHANGES TO WORK SCOPE
RESULTING FROM FIELD CONDITIONS OR DIRECTION BY OWNER'S
REPRESENTATIVE WHICH REQUIRE ADDITIONAL COST TO THE OWNER PRIOR TO
PERFORMANCE OF WORK.
6.THE CONTRACTOR SHALL PROVIDE A STAKED LAYOUT OF ALL SITE
IMPROVEMENTS FOR INSPECTION BY THE OWNER'S REPRESENTATIVE AND MAKE
MODIFICATIONS AS REQUIRED. ALL LAYOUT INFORMATION IS AVAILABLE IN
DIGITAL FORMAT FOR USE BY THE CONTRACTOR.
7.IF A GEOTECHNICAL SOILS REPORT IS NOT AVAILABLE AT THE TIME OF
CONSTRUCTION, NORRIS DESIGN RECOMMENDS A REPORT BE AUTHORIZED BY
THE OWNER AND THAT ALL RECOMMENDATIONS OF THE REPORT ARE
FOLLOWED DURING CONSTRUCTION. THE CONTRACTOR SHALL USE THESE
CONTRACT DOCUMENTS AS A BASIS FOR THE BID. IF THE OWNER ELECTS TO
PROVIDE A GEOTECHNICAL REPORT, THE CONTRACTOR SHALL REVIEW THE
REPORT AND SUBMIT AN APPROPRIATE CHANGE ORDER TO THE OWNER'S
REPRESENTATIVE IF ADDITIONAL COSTS ARE REQUESTED.
8.CONTRACTOR SHALL CONFIRM THAT SITE CONDITIONS ARE SIMILAR TO THE
PLANS, WITHIN TOLERANCES STATED IN THE CONTRACT DOCUMENTS, AND
SATISFACTORY TO THE CONTRACTOR PRIOR TO START OF WORK. SHOULD SITE
CONDITIONS BE DIFFERENT THAN REPRESENTED ON THE PLANS OR
UNSATISFACTORY TO THE CONTRACTOR, THE CONTRACTOR SHALL CONTACT
THE OWNER'S REPRESENTATIVE FOR CLARIFICATION AND FURTHER DIRECTION.
9.CONTRACTOR IS RESPONSIBLE TO PAY FOR, AND OBTAIN, ANY REQUIRED
APPLICATIONS, PERMITTING, LICENSES, INSPECTIONS AND METERS ASSOCIATED
WITH WORK.
10.THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY FINES OR PENALTIES
ASSESSED TO THE OWNER RELATING TO ANY VIOLATIONS OR
NON-CONFORMANCE WITH THE PLANS, SPECIFICATIONS, CONTRACT
DOCUMENTS, JURISDICTIONAL CODES, AND REGULATORY AGENCIES.
11.THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATION OF ALL UTILITY
LOCATES PRIOR TO ANY EXCAVATION. REFER TO ENGINEERING UTILITY PLANS
FOR ALL PROPOSED UTILITY LOCATIONS AND DETAILS. NOTIFY OWNER'S
REPRESENTATIVE IF EXISTING OR PROPOSED UTILITIES INTERFERE WITH THE
ABILITY TO PERFORM WORK.
12.UNLESS IDENTIFIED ON THE PLANS FOR DEMOLITION OR REMOVAL, THE
CONTRACTOR IS RESPONSIBLE FOR THE COST TO REPAIR UTILITIES, ADJACENT
OR EXISTING LANDSCAPE, ADJACENT OR EXISTING PAVING, OR ANY PUBLIC AND
PRIVATE PROPERTY THAT IS DAMAGED BY THE CONTRACTOR OR THEIR
SUBCONTRACTOR'S OPERATIONS DURING INSTALLATION, ESTABLISHMENT OR
DURING THE SPECIFIED MAINTENANCE PERIOD. ALL DAMAGES SHALL BE
REPAIRED TO PRE-CONSTRUCTION CONDITIONS AS DETERMINED BY THE
OWNER'S REPRESENTATIVE. CONTRACTOR SHALL BE RESPONSIBLE FOR
LOGGING ANY DAMAGES PRIOR TO START OF CONSTRUCTION AND DURING THE
CONTRACT PERIOD.
13.ALL WORK SHALL BE CONFINED TO THE AREA WITHIN THE CONSTRUCTION LIMITS
AS SHOWN ON THE PLANS. ANY AREAS OR IMPROVEMENTS DISTURBED OUTSIDE
THESE LIMITS SHALL BE RETURNED TO THEIR ORIGINAL CONDITION AT THE
CONTRACTOR'S EXPENSE. IN THE EVENT THE CONTRACTOR REQUIRES A
MODIFICATION TO THE CONSTRUCTION LIMITS, WRITTEN PERMISSION MUST BE
OBTAINED FROM THE OWNER'S REPRESENTATIVE PRIOR TO ANY DISTURBANCE
OUTSIDE OF THE LIMITS OF WORK.
14.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR OF ANY OF THEIR
TRENCHES OR EXCAVATIONS THAT SETTLE.
15.THE CONTRACTOR SHALL BE RESPONSIBLE TO PREPARE AND SUBMIT A TRAFFIC
CONTROL PLAN TO THE APPROPRIATE JURISDICTIONAL AGENCIES AND THE
OWNER'S REPRESENTATIVE IF THEIR WORK AND OPERATIONS AFFECT OR
IMPACT THE PUBLIC RIGHTS-OF-WAY. OBTAIN APPROVAL PRIOR TO ANY WORK
WHICH AFFECTS OR IMPACTS THE PUBLIC RIGHTS-OF-WAY. THE CONTRACTOR
SHALL BE RESPONSIBLE FOR ANY FINES OR PENALTIES ASSESSED TO THE
OWNER RELATING TO THIS REQUIREMENT DURING THE CONTRACT PERIOD.
16.SIGHT TRIANGLES AND SIGHT LINES SHALL REMAIN UNOBSTRUCTED BY
EQUIPMENT, CONSTRUCTION MATERIALS, PLANT MATERIAL OR ANY OTHER
VISUAL OBSTACLE DURING THE CONTRACT PERIOD AND AT MATURITY OF
PLANTS PER LOCAL JURISDICTIONAL REQUIREMENTS. NO PLANT MATERIAL
OTHER THAN GROUND COVER IS ALLOWED TO BE PLANTED ADJACENT TO FIRE
HYDRANTS AS STIPULATED BY JURISDICTIONAL REQUIREMENTS.
17.COORDINATE SITE ACCESS, STAGING, STORAGE AND CLEANOUT AREAS WITH
OWNER'S REPRESENTATIVE.
18.CONTRACTOR IS RESPONSIBLE FOR PROVIDING TEMPORARY SAFETY FENCING
AND BARRIERS AROUND ALL IMPROVEMENTS SUCH AS WALLS, PLAY
STRUCTURES, EXCAVATIONS, ETC. ASSOCIATED WITH THEIR WORK UNTIL SUCH
FACILITIES ARE COMPLETELY INSTALLED PER THE PLANS, SPECIFICATIONS AND
MANUFACTURER'S RECOMMENDATIONS.
19.CONTRACTOR SHALL BE RESPONSIBLE FOR PROTECTION OF THEIR MATERIAL
STOCK PILES AND WORK FROM VANDALISM, EROSION OR UNINTENDED
DISTURBANCE DURING THE CONSTRUCTION PERIOD AND UNTIL FINAL
ACCEPTANCE IS ISSUED.
20.THE CONTRACTOR SHALL KNOW, UNDERSTAND AND ABIDE BY ANY STORM
WATER POLLUTION PREVENTION PLAN (SWPPP) ASSOCIATED WITH THE SITE. IF
A STORM WATER POLLUTION PREVENTION PLAN IS NOT PROVIDED BY THE
OWNER'S REPRESENTATIVE, REQUEST A COPY BEFORE PERFORMANCE OF ANY
SITE WORK.
21.MAINTAIN ANY STORM WATER MANAGEMENT FACILITIES THAT EXIST ON SITE
FOR FULL FUNCTIONALITY. THE CONTRACTOR SHALL INSTALL AND MAINTAIN
ANY NEW STORM WATER MANAGEMENT FACILITIES THAT ARE IDENTIFIED IN
THE SCOPE OF WORK TO FULL FUNCTIONALITY. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR ANY FINES OR PENALTIES ASSESSED TO THE OWNER FOR
FAILURE TO MAINTAIN STORM WATER MANAGEMENT FACILITIES DURING THE
CONTRACT PERIOD.
22.THE CONTRACTOR SHALL PREVENT SEDIMENT, DEBRIS AND ALL OTHER
POLLUTANTS FROM EXITING THE SITE OR ENTERING THE STORM SEWER
SYSTEM DURING ALL DEMOLITION OR CONSTRUCTION OPERATIONS THAT ARE
PART OF THIS PROJECT. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY
FINES OR PENALTIES ASSESSED TO THE OWNER RELATING TO THESE
REQUIREMENTS DURING THEIR CONTRACTED COURSE OF WORK.
23.THE CONTRACTOR SHALL BE RESPONSIBLE TO PREVENT ANY IMPACTS TO
ADJACENT WATERWAYS, WETLANDS, OR OTHER ENVIRONMENTALLY
SENSITIVE AREAS RESULTING FROM WORK DONE AS PART OF THIS PROJECT.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY FINES OR PENALTIES
ASSESSED TO THE OWNER RELATING TO THESE STANDARDS DURING THEIR
CONTRACTED COURSE OF WORK.
24.THE CONTRACTOR AND/OR THEIR AUTHORIZED AGENTS SHALL INSURE THAT
ALL LOADS OF CONSTRUCTION MATERIAL IMPORTED TO OR EXPORTED FROM
THE PROJECT SITE SHALL BE PROPERLY COVERED TO PREVENT LOSS OF
MATERIAL DURING TRANSPORT. TRANSPORTATION METHODS ON PUBLIC
RIGHT-OF WAYS SHALL CONFORM TO JURISDICTIONAL REQUIREMENTS. THE
CONTRACTOR SHALL BE RESPONSIBLE FOR ANY FINES OR PENALTIES
ASSESSED TO THE OWNER RELATING TO THESE REQUIREMENTS.
25.THE CLEANING OF EQUIPMENT IS PROHIBITED AT THE JOB SITE UNLESS
AUTHORIZED BY THE OWNER'S REPRESENTATIVE IN A DESIGNATED AREA.
THE DISCHARGE OF WATER, WASTE CONCRETE, POLLUTANTS, OR OTHER
MATERIALS SHALL ONLY OCCUR IN AREAS DESIGNED FOR SUCH USE AND
APPROVED BY THE OWNER'S REPRESENTATIVE.
26.THE CLEANING OF CONCRETE EQUIPMENT IS PROHIBITED AT THE JOB SITE
EXCEPT IN DESIGNATED CONCRETE WASHOUT AREAS. THE DISCHARGE OF
WATER CONTAINING WASTE CONCRETE IN THE STORM SEWER IS PROHIBITED.
27.OPEN SPACE SWALES: IF SWALES ARE EXISTING ON SITE AND ARE NOT
INTENDED TO BE MODIFIED AS PART OF THE PLANS, THE CONTRACTOR SHALL
BE RESPONSIBLE TO MAINTAIN THE CONVEYANCE OF WATER WITHIN THE
SWALES DURING THE CONTRACT PERIOD. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR ANY DIVERSION OR PUMPING OF WATER IF REQUIRED TO
COMPLETE WORK. ANY SWALES DISTURBED BY THE CONTRACTOR SHALL BE
REPAIRED/RESTORED TO THEIR ORIGINAL CONDITION. IF THE SWALE NEEDS
TO BE DISTURBED OR MODIFIED FOR ANY REASON, THE CONTRACTOR SHALL
NOTIFY THE OWNER'S REPRESENTATIVE FOR APPROVAL PRIOR TO
DISTURBANCE.
28.DETENTION AND WATER QUALITY PONDS: IF DETENTION PONDS AND WATER
QUALITY PONDS ARE EXISTING ON SITE AND ARE NOT INTENDED TO BE
MODIFIED AS PART OF THE PLANS, THE CONTRACTOR SHALL MINIMIZE
DISTURBANCE TO THE PONDS, DRAINAGE STRUCTURES AND SPILLWAYS
DURING CONSTRUCTION. ALL PONDS, DRAINAGE STRUCTURES AND
SPILLWAYS SHALL BE MAINTAINED IN OPERABLE CONDITIONS AT ALL TIMES.
ANY POND OR SPILLWAY AREAS DISTURBED BY THE CONTRACTOR SHALL BE
REPAIRED/RESTORED TO THEIR ORIGINAL CONDITION. IF THE POND NEEDS
TO BE DISTURBED OR MODIFIED FOR ANY REASON, THE CONTRACTOR SHALL
NOTIFY THE OWNER'S REPRESENTATIVE FOR APPROVAL PRIOR TO
DISTURBANCE.
29.MAINTENANCE ACCESS BENCHES: IF MAINTENANCE BENCHES OR ACCESS
ROADS EXIST ON SITE AND ARE NOT INTENDED TO BE MODIFIED AS PART OF
THE PLANS, THE CONTRACTOR SHALL MINIMIZE DISTURBANCE TO THE
BENCHES OR ACCESS ROADS DURING CONSTRUCTION. ANY BENCHES OR
ACCESS ROADS DISTURBED BY THE CONTRACTOR SHALL BE
REPAIRED/RESTORED TO THEIR ORIGINAL CONDITION. THE CONTRACTOR
SHALL MAINTAIN ACCESS TO ALL EXISTING BENCHES AND ACCESS ROADS
DURING THE CONSTRUCTION PERIOD. IF ACCESS NEEDS TO BE BLOCKED
FOR ANY REASON, THE CONTRACTOR SHALL NOTIFY THE OWNER'S
REPRESENTATIVE FOR APPROVAL PRIOR TO INTERRUPTION OF ACCESS.
30.LOCAL, STATE AND FEDERAL JURISDICTIONAL REQUIREMENTS, RESTRICTIONS
OR PROCEDURES SHALL SUPERSEDE THESE PLANS, NOTES AND
SPECIFICATIONS WHEN MORE STRINGENT. NOTIFY THE OWNER'S
REPRESENTATIVE IF CONFLICTS OCCUR.
31.THE CONTRACTOR SHALL PREVENT SEDIMENT, DEBRIS AND ALL OTHER
POLLUTANTS FROM EXITING THE SITE OR ENTERING THE STORM SEWER
SYSTEM DURING ALL DEMOLITION OR CONSTRUCTION OPERATIONS THAT ARE
PART OF THIS PROJECT. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY
FINES OR PENALTIES ASSESSED TO THE OWNER RELATING TO THESE
REQUIREMENTS DURING THEIR CONTRACTED COURSE OF WORK.
32.THE CONTRACTOR SHALL BE RESPONSIBLE TO PREVENT ANY IMPACTS TO
ADJACENT WATERWAYS, WETLANDS, OR OTHER ENVIRONMENTALLY
SENSITIVE AREAS RESULTING FROM WORK DONE AS PART OF THIS PROJECT.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY FINES OR PENALTIES
ASSESSED TO THE OWNER RELATING TO THESE STANDARDS DURING THEIR
CONTRACTED COURSE OF WORK.
33.THE CONTRACTOR AND/OR THEIR AUTHORIZED AGENTS SHALL INSURE THAT
ALL LOADS OF CONSTRUCTION MATERIAL IMPORTED TO OR EXPORTED FROM
THE PROJECT SITE SHALL BE PROPERLY COVERED TO PREVENT LOSS OF
MATERIAL DURING TRANSPORT. TRANSPORTATION METHODS ON PUBLIC
RIGHT-OF WAYS SHALL CONFORM TO JURISDICTIONAL REQUIREMENTS. THE
CONTRACTOR SHALL BE RESPONSIBLE FOR ANY FINES OR PENALTIES
ASSESSED TO THE OWNER RELATING TO THESE REQUIREMENTS.
34.THE CLEANING OF CONCRETE EQUIPMENT IS PROHIBITED AT THE JOB SITE
EXCEPT IN DESIGNATED CONCRETE WASHOUT AREAS. THE DISCHARGE OF
WATER CONTAINING WASTE CONCRETE IN THE STORM SEWER IS PROHIBITED.
GENERAL NOTES
36.OPEN SPACE SWALES: IF SWALES ARE EXISTING ON SITE
AND ARE NOT INTENDED TO BE MODIFIED AS PART OF THE
PLANS, THE CONTRACTOR SHALL BE RESPONSIBLE TO
MAINTAIN THE CONVEYANCE OF WATER WITHIN THE
SWALES DURING THE CONTRACT PERIOD. THE
CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DIVERSION
OR PUMPING OF WATER IF REQUIRED TO COMPLETE WORK.
ANY SWALES DISTURBED BY THE CONTRACTOR SHALL BE
REPAIRED/RESTORED TO THEIR ORIGINAL CONDITION. IF
THE SWALE NEEDS TO BE DISTURBED OR MODIFIED FOR
ANY REASON, THE CONTRACTOR SHALL NOTIFY THE
OWNER'S REPRESENTATIVE FOR APPROVAL PRIOR TO
DISTURBANCE.
37.LOCAL, STATE AND FEDERAL JURISDICTIONAL
REQUIREMENTS, RESTRICTIONS OR PROCEDURES SHALL
SUPERSEDE THESE PLANS, NOTES AND SPECIFICATIONS
WHEN MORE STRINGENT. NOTIFY THE OWNER'S
REPRESENTATIVE IF CONFLICTS OCCUR.
38.CONTACT INFO (TO BE COORDINATED).
WESTERN CATALPA CATALPA SPECIOSACAL DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
DECIDUOUS SHADE TREE
EVERGREEN TREE
SHRUB
ORNAMENTAL GRASS
SNOW STORAGE
ORNAMENTAL TREE
EXISTING TREE TO REMAIN
PERENNIAL BED
APPROXIMATE LIMIT OF
WORK
PROPOSED CONCRETE WALKWAY
STREET
SIDE PLAZA
COMMUNITY
GREENSPACE
CONCRETE
SIDEWALK
PROPOSED
PAVERS
COMMUNITY
GARDEN PLOTS
Know what's
R
LANDSCAPE
PLAN
L-02
OWNER:
DATE:
SHEET TITLE:
SHEET NUMBER:CHECKED BY:DRAWN BY:PO Box 2320
Frisco, Co 80443
970.368.7068
EAGLE RANCH LOT 4EAGLE, COE.S., M.T.L.M.NOT FOR
CONSTRUCTION
TOWN SUBMITTAL
07/27/16
EAGLE COUNTY
HOUSING ASSOCIATION
JILL KLOSTERMAN
IMPERVIOUS COVERAGE
TOTAL SITE:
LANDSCAPE:
LANDSCAPE:
33,297 SQ. FT.
7,501 SQ. FT.
23%
LEGEND DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G
G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G
GGGGGGGGGGGGGGGGGGGGGGG G G GGGGGGGGGF F F
TV
TV
TV
TV
TV
LOT 4
0.7644
A
C
R
E
S
0816
'XXXXXXXXXSHEET NO.
DRAWN BY:
DATE:
JOB #:
DESIGNED BY:
CHECKED BY:NO.DATEDES'DREVISION DESCRIPTIOND'WN816 SYLVAN LAKE RD.2555c
ECHDA EAGLE RANCH LOT 47/27/2016
C JVA INC
EAGLE COUNTY, COLORADOGWS
SAR
SAR
JVA, Incorporated Post Office Box 1860
47 Cooper Creek Way, Suite 328, Winter Park, CO
Zip Code 80482 Phone: 970.722.7677
Fax: 970.722.7679 E-mail info@jvajva.com
GRADING AND DRAINAGE PLANC1.0
J:\2555c\Drawings\x2555c-C1.0-GRADING AND DRAINAGE PLAN.dwg, 7/27/2016 4:21:43 PMN
O
T
E
:
1
.
O
N
S
I
T
E
S
T
O
R
M
W
A
T
E
R
D
E
T
E
N
NOTE: 1. ON SITE STORM
WATER DETENTION ON SITE
STORM WATER DETENTION
NOT REQUIRED, REGIONAL
SCALE
IN FEET
CONNECT TO EXISTING
SANITARY SEWER MAIN
IN SYLVAN LAKE ROAD
CONNECT TO EXISTING
SANITARY SEWER MAIN
IN SYLVAN LAKE ROAD
NEW 6" PVC SANITARY
SEWER SERVICE
NEW 6" PVC SANITARY
SEWER SERVICE
MAX 2' HIGH
RETAINING WALL
1' CURB AND GUTTER (TYP)
NEW 6" DOMESTIC
WATER SERVICE
NEW 8" WATERLINE
EXTENSION, TIE INTO EAGLE
RANCH ROAD
NEW FIRE
HYDRANT ASSY
DRAINAGE SWALES
NEW AREA INLET
EXISTING CURB INLET
NEW CURB INLET
APPROXIMATE LOCATION OF
CONNECTION TO EXISTING 8"
WATER LINE
80
.
00'
WHITE PLASTIC FENCE
DRY DITCH
SE
PATH
ASPHALT
WALK
CONC
PATH
ASPHALT
4" ASH
4" ASH
4" ASH
4" ASH 4" ASH 4" ASH
4" ASH
TVMH
MH
INV-W=6607.44
INV-S=6607.51RIM=6621.37
MH-SAN-C.10
SET
SET
WV
#5-RE-
BAR-"PLS
37902"
FND
2"ALUM.
CAP
#5-RE-BAR-"PLS 37902"
FND 2"ALUM.CAP
STAMPED-1'
WC
SET-2"-
ALUMINUM
CAP-"PLS
37958"
FND #5 RE-BAR
WV
POSTS
SCHOOL AHEAD
IVB
IVB
2-SIGN
FH
PVC
PVC
PVC
PVC
PVC
PVC
EMH DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
M1
seal & signature
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments
Narrative
Gehring & Associates, Architectural Engineers, LLC
Eagle Housing 1 7/22/16
HVAC System Option Narratives
Recommended Option (1): PTAC ‐ Packaged Terminal Air Conditioner (Amana)
Unitary Through the wall Air Conditioning Unit with electric heat or Hydronic heat option. With
the Hydronic heat option, a central boiler plant of estimated 200 Mbtuh will be sized, see
central Boiler below.
x Apartment zone cooling is controlled by direct‐expansion, SEER 11, non‐ozone depleting
refrigerant Through‐the‐Wall Air conditioning Unit with connected condensate drain piping. The
2 Bedroom units will have 2 indoor wall mounted units with one in the master bedroom area
and the other in the living area. Each unit will be independent of the other areas’ demand (2‐
Typ. 1.5 ton). The 1 bedroom units will have 1 unit for the entire apartment located in the living
room (Typ. 2 Ton). Each A/C unit will have exhaust fan damper capability for use of free cooling
and ventilation option.
x Kitchens shall have hood vent to outdoors and dishwasher but no ice machine hook up and a 2‐
compartment sink.
x Apartment Bathrooms will have 2‐stage exhaust, first stage will run continuously and second
stage will be interlocked with light switch.
x A separate central boiler for common spaces and a 60,000 Btuh snowmelt (HX). The snowmelt
system will be 600'/ 9"OC of tubing with 1 manifolds with (3‐4) 200'‐250' loops each. For the
Hydronic PTAC option add 200 MBH to boiler system.
x Apartments will include 1 set of frontload washer and dryer. A wall grill will connect the
common area to provide ventilation for make‐up air.
x Common area hallways and connected common spaces will be handled by a central rooftop unit
approximately 5,000 CFM, 150MBH gas fired heating with indirect/direct evaporative cooling
with heat recovery outdoor air heat exchanger (Spec‐Air). Exhaust will be provided for elevator
and electric rooms with make ‐up coming from the common RTU.
Gehring & Associates, Architectural Engineers, LLC
Eagle Housing 2 7/22/16
x electric cabinet heater will be at the base of each stair and fire riser room. Electric Ceiling
unit heaters will be in each entry vestibule.
x Natural gas will be supplied to the rooftop unit and boilers. Option available to provide Gas line
to dryers. Owner to confirm.
Apartments will also have CO sensors at the front door and each bedroom. (no gas appliances in rooms,
not necessary?)
Efficiency Pros To think about
Cooling: SEER 11
Central Heating option: Boiler
efficiency ‐ 92%
Ductless system; no HVAC
ductwork in living units.
Electric heat option and
Compressor loads associated
with each apartment will require
larger electrical services and
supplemental heat.
No mechanical closet needed in
living units.
Large bulky wall unit.
Electric heat option ‐ no freeze
potential.
Central heating system option.
Freeze potential tied directly to
exterior unit.
Gehring & Associates, Architectural Engineers, LLC
Eagle Housing 3 7/22/16
Recommended Option (2): Integrated Piping System with 4 pipe PTAC. (Williams)
Unitary Through the wall Air Conditioning Unit with Chilled water or DX compressor, and
Hydronic heat option. With the Hydronic heat option, a central boiler plant of estimated 200
Mbtuh will be sized, see central Boiler below. Heating Hydronic system is potable IPS domestic hot
water piping with thermostatic mixing valve and used also space heating medium.
x Schematic shows system with central boiler and central chilled water. Chilled water option is not
suggested for size of complex.
x Other systems similar to above.
Gehring & Associates, Architectural Engineers, LLC
Eagle Housing 4 7/22/16
Efficiency Pros To think about
Cooling: SEER 11
Central Heating option: Boiler
efficiency ‐ 92%
Ductless system; no HVAC
ductwork in living units.
Compressor loads associated
with each apartment will
require larger electrical
services and supplemental
heat.
Domestic and Heating water
use same piping system, 1 less
pipe.
Large bulky wall unit, closet
needed in living units.
Recommended Option (3): Radiant Floor heating w/ Through‐the‐ Wall Air Conditioner (LG)
Unitary Combi‐Boiler System with Through‐the‐Wall Air Conditioners: A Condensing high efficiency hot
water boiler for each apartment are used as the heat medium for domestic and radiant floor heat. The
boiler preliminary size will be (21) 60‐100 MBH with instantaneous or with a small domestic water tank.
Each one bedroom apartment will have a manifold with (3‐4) 9" OC loops and a single zone thermostat
with 1/2" tubing. 2 bedroom apartments will have (3‐4) 9"OC loops with 1/2" tubing and a thermostat in
the master and living room.
Gehring & Associates, Architectural Engineers, LLC
Eagle Housing 5 7/22/16
x Decentralized Heating system, with radiant floor heat.
x Other Systems similar to above.
x Option(4) Eliminate wall A/C, upsize Central Rooftop unit, utilize Combination Fire/Smoke
dampers to transfer cool evaporative air to units in summer season when windows opened.
Requires active unit owner operation.
Efficiency Pros To think about
Cooling: SEER 11
Heating: Boiler efficiency ‐ 92%
Ductless system; no HVAC
ductwork in living units. Thermal
comfort with radiant floor.
Compressor loads associated
with each apartment will require
larger electrical services than no
cooling.
Authentic Energy sub metering
Smaller A/C unit through the
wall.
Plumbing and Fire Protection System Option Narratives
x The main sewer line will be 6" in diameter. The water entry will be 6" in diameter and split
inside the building with a 6" fire line and 2‐1/2" domestic CW. The building Domestic HW will be
2".
x The Fire Suppression system design shall be fully investigated by the design /build contractor to
determine if a fire pump and generator is needed. Fire protection system shall follow NFPA 13
dwelling occupancy of ordinary hazard with a 6" water entry.
Electrical Systems Narrative
x Electrical service to feed the proposed 2 story development will be approximately
2400A. This service will be 120/208V, 3ph, 4 wire, with individual metering for each
tenant. Design will include a house panel at each floor for common electrical
equipment. Individual apartments will have 100A‐150A panels.
x Lighting systems: Apartment lighting fixtures will be down light and surface mount bi‐
pin florescent fixtures or LED. Public areas and hallways will be LED or fluorescent
fixtures with occupancy sensor control for energy management.
x Misc Electric: North side gutters and downspouts shall be heat‐traced.
x Laundry will have electric dryers.
x Building will have an access control system and 2 points of handicapped access with
motorized door operators.
x Elevator at core for handicap access. DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
M2
seal & signature
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments
Option 1/ Option 2
Hydronic Heat
System Diagram
Diagram provided for reference purposes only. Final system components and sizes will differ from those shown here DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC
project
original issue dates:
drawing title
as noted
drawing number
revisions:
drawing scale
revisions:
M3
seal & signature
All content of this document expresses
design intent only. Final engineering
and fabrication shall remain the
responsibility of the contractor or
fabricator. All ideas, designs,
arrangements and plans indicated or
presented by these drawings are the
property of the Architect, and were
created for use in connection with the
specified project.
Concept Design
Package 20160729
Eagle, Colorado
Eagle Ranch Lot 4
Apartments
Diagram provided for reference purposes only. Final system components and sizes will differ from those shown here
Common Space
Mechanical System
- RTU DocuSign Envelope ID: 036A4ABA-D819-447E-9DE5-E1503D7888AC