HomeMy WebLinkAboutbocc.con.061.262026.04.29 CDD
Contract Number
Project Name
Contractor
Budget Line Item 11836362.573000.10098 !#BUDGET# $ 1,871,213.07
$ -
$ -
$ -
$ 1,871,213.07
Procurement Method:
Form:
Contract Effective Date:
Contract End Date
Contract Type
Retainage
If this is a new contractor, please enter the New Vendor information into Munis for workflow approval.
Contact Information:
Department:
Project Lead:Ted O’Brien Phone:(970) 429-6130
Provide a brief description of the Contract or Change Order:
Contract Value Summary:
$ 1,871,213.07
$ -
$ -
$ 1,871,213.07
061.26
Pitkin County
Procurement Cover Sheet
Cover Sheets are to be included with the contract record to provide an accurate summary of the Contract type, amounts, budget(s), and dates.
Contract Information
Yes - 5%
Wildin Residences Renovation
Kiser Construction GJ, LLC
Additional Budget Line
Item(s)
(Please fully allocate Contract Total if multiple lines
apply)
Formal
Construction
5/12/2026
5/11/2027
New Contract
Open Space & Trails
Contract for the provision of General Contracting services for the Wildin Residences Workforce housing
reconstruction
Original Contract Amount
Previous Change Order/Amendment Amount
This Change order/Amendment amount
Contract Total
Project #: 061.26 Rev. 2022.08.04 CDD
NOTICE OF AWARD
Date: May 15, 2026
To: Kiser Construction GJ, LLC
Will Kiser, Owner
PO Box 191
Grand Junction, CO 81502
RE: RFP 061.26 - Wildin Residences Renovation
The County, having duly evaluated the Proposal submitted on April 20, 2026 for the
work or purchase in response to the Request for Proposal Document titled RFP 061.26 -
Wildin Residences Renovation, hereby establishes the Guaranteed Maximum Price
(“GMP”) for the Project in the amount of One Million Eight Hundred Seventy One
Thousand Two Hundred Thirteen dollars and Seven cents ($1,871,213.07), and it
appearing that the Price and other information in your Proposal Form is fair, equitable
and to the best interest of the County, hereby accepts and awards the Project to your
organization.
In accordance with the terms of the Contract Documents, you are required to execute the
Contract within ten (10) consecutive days from this Notice of Award or within ten (10)
days following successful Contract negotiations, whichever shall occur sooner.
In addition, you are required to furnish in the said time a complete W-9 along with
Certificates of Insurance evidencing compliance with the requirement for insurance as
stated in the Contract Documents.
PITKIN COUNTY, COLORADO
_____________________________________________________
!#COUNTY REPRESENTATIVE#! Date
Receipt of the above Notice of Award is hereby acknowledged
_____________________________________________________
!#VENDOR SIGNATURE#! Date
Ted O'Brien
May-19-2026
Open Space and Trails Deputy Director
Will Kiser
Manager
May-19-2026
May-19-2026
Open Space and Trails Deputy Director
May-19-2026
Manager
May-19-2026
Richard Neiley
County Attorney
May-19-2026
Deputy County Manager
Ryan Mahoney
Procurement Manager
May-19-2026
May-19-2026
Procurement Manager
RFP 061.26 Rev. 2024.11.25 CDD
1
PUBLIC NOTICE
Pitkin County is accepting proposals to provide General Contracting Services – Wildin
Residential Reconstruction.
More information is available online at www.BidNetDirect.com/Colorado.
There is a mandatory virtual Prebid meeting on March 17th at 2:00 PM, see below for
RSVP instructions.
Any and all questions, or requests for clarification, must be submitted by 4:00 PM MT on
March 26th , 2026. Questions and requests for clarification will only be accepted via
email at procurement@pitkincounty.com.
Proposal documents must be uploaded to the BidNet Direct website no later than 2:00
PM MT on April 20th, 2026.
Published in the Aspen Daily News: March 16th , 2026 and March 23rd , 2026
RFP 061.26 Rev. 2024.11.25 CDD
2
PITKIN COUNTY
General Contracting Services – Wildin Residential Reconstruction
Table of Contents
REQUEST FOR PROPOSAL
I. INTRODUCTION 3
II. COUNTY BACKGROUND 3
III. SCOPE OF WORK 4
A. SPECIFICATIONS AND DRAWINGS 4
B. CONTRACT TIME AND LIQUIDATED DAMAGES 4
C. ADDITIONAL INFORMATION 4
IV. SELECTION PROCESS 6
A. SUBMITTALS 6
B. TIME SCHEDULE 7
C. EVALUATION CRITERIA AND WEIGHING 8
D. SELECTION COMMITTEE 9
E. CONTRACT 9
PROPOSAL FORM 11
INSTRUCTIONS TO PROPOSERS 13
RFP 061.26 Rev. 2024.11.25 CDD
3
REQUEST FOR PROPOSALS
Wildin Residential Reconstruction
GENERAL INFORMATION TO PROPOSERS
ISSUED: March 11th, 2026
DUE: April 20th, 2026, by no later than 2:00 PM MT
I. INTRODUCTION
Pitkin County (hereinafter called the “County”) is qualifying interested parties for
General Contracting Services for Wildin Residential Reconstruction, located at 15188
HWY 133, Units A & B, Redstone, CO 81623.
II. COUNTY BACKGROUND
Covering 975 square miles, Pitkin County is located in the heart of the White River
National Forest, surrounded by the spectacular peaks of the central Rocky
Mountains. Pitkin County is located in Colorado with the county seat of Aspen.
Pitkin County includes the communities of Aspen, Snowmass, Woody Creek, Old
Snowmass, Meredith, Thomasville, Redstone and portions of the town of Basalt.
As public servants, we work in the public trust to ensure quality of life and
experience in Pitkin County for present and future generations.
Organizational Values: Pitkin County embraces the following values to promote
public trust and confidence in County Government.
Stewardship: We strive to leave our natural environment, community, public
assets, and organization in better condition than we found them for current and
future generations.
Ethics: We hold ourselves to high standards of honesty and dependability in the
conduct of County business.
Excellence: We are committed to providing quality services that are accessible,
accurate and innovative to meet our community’s needs.
Collaboration: We work together as employees and with citizens and other
government, non-profit and private sector organizations helping each other
succeed in promoting and achieving the public’s goals.
Open Communication: We are committed to listening to our citizens and
partners and to giving accurate and timely information.
Positive Work Environment: We appreciate dedicated and knowledgeable
employees and support their professional and personal growth.
RFP 061.26 Rev. 2024.11.25 CDD
4
Additional information about the County may be found on the County’s website
at: https://pitkincounty.com/DocumentCenter/View/21997/PC_brochure_2020_FFO_digital
III. SCOPE OF WORK
Pitkin County Open Space and Trails is soliciting proposals for general contracting services
for the reconstruction of two residential units totaling approximately 3,500 square feet. The
residences are located on a 7.5-acre property along the Crystal River.
The units are currently remediated to the structural framing, with all drywall, interior
finishes, and mechanical and plumbing systems removed. The scope generally includes
partial demolition, new superstructure framing (partial), all new exterior and interior
finishes, new mechanical and plumbing systems, and remodeled electrical system. Site
work includes new retaining walls, septic system improvements, and other general
improvements.
See exhibits for the detailed scope of work.
A. SPECIFICATIONS AND DRAWINGS
Proposers shall submit a proposal based on the scope of work defined by the
following RFP exhibits:
Exhibit A – Civil Drawings – SGM
Exhibit A.1 – Engineering Report - SGM
Exhibit B – Site OSWT Drawings and Narrative Unit A – SGM
Exhibit B.1 – Site OSWT Drawings and Narrative Unit B – SGM
Exhibit C – Unit A Construction Documents – VKR Architects
Exhibit C.1 – Unit B Construction Documents – VKR Architects
Exhibit C.2 – Units A & B Project Manual - VKR Architects
Exhibit D – Proposal Worksheet
Exhibit E – AIA A102 – Standard Form of Agreement Between Owner and
Contractor where the basis of payment is the cost of the work plus a fee with a guaranteed
maximum price
Exhibit E.1 – AIA A201 – General Conditions of the Contract for Construction
B. CONTRACT TIME
The County anticipates receiving the building permit by 5/22/26. When
preparing a proposed schedule and guaranteed maximum price, proposers
shall assume construction commencement on 5/25/26. Time is of the
essence to complete and occupy the finished project. The proposed duration
and interim milestones shall be the proposers recommendation to balance
efficiency, expediency, and economies.
C. ADDITIONAL INFORMATION
In addition to the scope of work defined by the exhibits above, proposers shall also
consider the following when preparing their proposal:
RFP 061.26 Rev. 2024.11.25 CDD
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a. For the period between contract award and construction commencement
(Preconstruction), Contractor shall virtually attend weekly project team
meetings.
b. During Preconstruction, the Owner may request Contractor to provide
modifications to the project schedule or construction management plan.
Owner may also request Contractor to provide cost estimates for design
alternates and/or value engineering design changes.
c. Contractor will be required to provide payment and performance bonds for
at least 50% of the contract value.
d. Contractor is responsible for compliance with all state and local permitting.
Pitkin County Building, Grading and Earth Moving, and OSWT and Tree
Removal Permits will be obtained by the County (Owner). Other permits,
state, federal, and local, as required, will be provided by the General
Contractor.
e. Contractor will comply with Green Halo waste management requirements
as outlined by Pitkin County. This Waste diversion program aims at the
management of recycling and construction debris being diverted to
appropriate processing facilities.
f. Construction working hours are defined by Pitkin County standards and
guidelines
g. It is the Contractors responsibility to provide any and all safety equipment
and/or managerial oversight necessary to perform all work in a safe and
workman-like manner. Pitkin County reserves the right to enter the
working site for periodic checks of safe working environments, as
applicable.
h. Pitkin County expects that any Contractor providing goods or services will
do so in compliance with Pitkin County policies, including, but not limited
to, tobacco use policies, public health orders, permitting requirements,
construction ordinances, building access and safety requirements, and
Pitkin County standards of conduct.
i. Pitkin County’s elected Board of County Commissioners have identified
climate action and carbon footprint reduction as a priority for County
projects. Pitkin County encourages all proposers to be environmentally
conscious when preparing their proposal documents, making travel plans,
printing materials, selecting fleet vehicles, designing/updating facilities
systems, qualifying subcontractors, investing, and/or any other business
activities wherever a less environmentally impactful solution may or could
exist.
RFP 061.26 Rev. 2024.11.25 CDD
6
IV. SELECTION PROCESS
The County is required by the terms of the Pitkin County Procurement Code to
conduct a competitive selection process to select a Contractor for the above-
described proposal. This process shall be through formal proposals submitted in
response to this Request for Proposals.
A. SUBMITTALS
1. Proposer shall submit proposals for this Service as outlined in the Request
for Proposals and Scope of Services, or an alternately developed plan as developed
by Proposer in response to and in accordance with this Request for Proposals and
Information to Proposers attached hereto.
Proposal Format: Each response shall be 8½” X 11” in size. Font, Times New
Roman, size shall be no smaller than 12 point. A sample contract has been included
for review and Template Contract revisions, if any, must be uploaded as a separate
file with any changes clearly highlighted. Template Contract change requests will
not be reviewed until scoring has been completed and, as such, any information that
could be considered material to your proposed response to the solicitation should
not be included in the sample Contract. Proposals may include pages up to 11”x17”
size, as needed.
a. The proposal must contain name, address, daytime phone
number(s), and e-mail address for person(s) to whom additional
selection process requests should be communicated;
b. A proposed approach (basic description of how Proposer will
proceed with this Service), timetable for the Service, and proposed
method of compensation for services rendered;
c. A statement of Qualifications of the Proposer and any
subcontractors anticipated to perform under the awarded contract;
d. References, especially those for significantly similar projects
with local governments;
e. A completed Proposal Form (may indicate “In Attached
Documents” for Approach and Qualifications/References sections
of the provided Proposal Form, if desired. The Proposal Form,
however, will not be considered complete if any and all addenda
are not acknowledged and the form has not been signed);
2. Proposer may be required to supply additional information upon request,
or to make additional submissions under secondary selection criteria, if
necessary.
RFP 061.26 Rev. 2024.11.25 CDD
7
3. Any and all questions or comments shall be submitted via email to
procurement@pitkincounty.com no later than 4:00 PM MT on March 26,
2026. All requests must have the email subject line, “RFP 061.26- Wildin
Residences Workforce Housing Reconstruction for Clarification and
Questions.” All questions, comments and answers provided shall be shared
with all Proposers via addendum posted on BidNet Direct. Addendum(s)
will include the requests for clarification and questions, as written by the
Proposer.
4. All Proposals must be uploaded to the BidNet Direct website. Proposals
will not be accepted in any other form or manner.
5. During the Request for Proposal selection process, all proposals shall
remain confidential. The entire selection process (procurement) file shall be
available to the public (which includes all Proposers) after an agreement is
approved by the County, except those items for which confidentiality has
been requested in writing by the Proposer, and providing that the County
Attorney has reviewed and determined this to be the properly confidential
under the State Open Records Act and other relevant statutes and
regulations.
B. TIME SCHEDULE
The County will endeavor to use the following timetable:
March 11th, 2026 Request for Proposals publicly advertised, posted on website
(www.bidnetdirect.com/colorado)
March 17th
at 2:00 PM Mandatory pre-proposal virtual meeting. Please submit
your RSVP with planned attendee list via email to
procurement@pitkincounty.com by no later than 24-hours
prior to the scheduled meeting.
March 23rd
at 2:00 PM Optional, but recommended project site-walk at 2:00 PM
MST at 15188 HWY 133, Units A & B, Redstone, CO
81623. Please submit your RSVP with planned attendee list
via email to procurement@pitkincounty.com by no later
than 24-hours prior to the scheduled meeting.
March 26th
Proposer’s request for clarification and questions due via
email to procurement@pitkincounty.com by 4:00 PM MT
RFP 061.26 Rev. 2024.11.25 CDD
8
March 30th
County’s response to request for clarification and questions
posted on BidNet Direct via addendum
April 20th PROPOSALS MUST BE UPLOADED TO BIDNET
DIRECT BY 2:00 PM MT
Week of
April 20th Meeting of Selection Committee; checking of references as
necessary; requests for additional information or
clarifications, if necessary; scheduling of interviews, if
necessary
No later than
April 30th Notices sent to successful and unsuccessful proposer(s)
May 2026 Anticipated Contract Start Date
C. EVALUATION CRITERIA AND WEIGHING
Selection of the "short-listed" Proposers to be interviewed and/or the selection of
the top-ranked Proposer will be based upon the following criteria and relative
importance (or as the same may be amended or supplemented by published
secondary selection criteria, if any):
1. Approach to Project 30%
A. Submit an introduction letter that briefly summarizes your project
approach and how it may be unique or differentiating from other
candidates. In this letter, please also address your experience with
and approach to deferred MEP design/build scopes in residential
construction.
B. Submit a graphic project schedule, in a format convenient to the
Proposer (P6, Microsoft Project, etc…). The proposed schedule
shall at least include tasks for submittals, material procurement,
MEP deferred design and permitting, construction start, phasing
and milestones for each trade, substantial completion, and final
completion.
2. Qualifications 20%
A. Submit a graphic organization chart that communicates your proposed
team members, their roles/responsibilities, and approximate time
commitment to this project.
RFP 061.26 Rev. 2024.11.25 CDD
9
B. Submit resumes (1 page max) for each of the proposed team members
including their proposed role, experience in the role, similar projects
completed or in progress, and at least one reference.
C. Provide up to four (4) examples of projects that demonstrate relevant
experience. For each project, provide the following (1-page max)
a. Project description / General scope of work
b. Date complete
c. Approximate project cost
d. Explain how this project demonstrates relevant experience
e. Reference contact information (Owner, operator, and/or
designer)
3. Guaranteed Maximum Price Proposal 40%
A. Complete Exhibit D – Proposal Worksheet and submit as an excel file.
B. Provide a cost estimate detail report, by CSI division, including
quantities and unit costs for all Direct Costs, General Conditions,
General Requirements, Contingencies, Fees, Overhead, and Profit.
C. Provide a list of any assumptions, clarifications, and exclusions
affecting the Proposer’s scope of work and GMP proposal. (exlusions
need to be noted in bold type)
D. Provide a complete log of allowances within the proposed GMP.
4. References 10%
A. The Proposer shall provide a list, including contact name and
information, of references/prior clients, especially local, state and
federal government. These may be duplicative with the references
identified in team member resumes and/or relevant project examples
above.
D. SELECTION COMMITTEE
Communications between Proposer and any member of the selection committee
during the selection process, except when and in the manner expressly authorized
by the Request for Proposals, is prohibited. Violation of this restriction is grounds
for disqualification from the process.
Voting Members of the
Selection Committee:
Nonvoting counsel to the
Selection Committee:
-Ted O’Brien – Deputy Director
Open Space and Trails
-Jeffery Werner – Resource &
Stewardship Manager
-Austin Rosenthal – Artaic Group
-County Attorney
-County Procurement
RFP 061.26 Rev. 2024.11.25 CDD
10
-Chris Penney – Artaic Group
E. SAMPLE CONTRACT
A sample form of Contract, AIA A102 and A201, is included as Exhibits E & E.1,
respectively. The Proposer must present any exceptions to the standard contract
language, if any, with their proposal, included as a separate document. If changes
are not requested at the time of proposal submission, the County shall consider
that terms and conditions are accepted by proposer. Requests for Contract
alterations, modifications, additions, or deletions will not be entertained following
proposal submission. Submittal of contract change requests is for County’s
information only and will not be reviewed until selection committee scoring and
vendor selection has been completed; contract language change requests will not
disqualify any proposer or be evaluated for partiality. This opportunity is offered
so proposers may familiarize themselves with standard County terms and
requirements, and change requests that are submitted at the time of proposal allow
the County to expedite the consideration of such requests during the award
process so as to avoid delays in contracting.
As mentioned in Section IV.A, proposers should not include any information
specific to their proposed approach, pricing, delivery schedule, etc. when
submitting language change requests as this information will not be reviewed
prior to final selection of a top-ranked proposer. Failure of proposer to review and
abide by this guidance and any lack of conveyance of such information to the
selection committee shall be construed as an error on the behalf of the proposer
and not on behalf of the County or the selection committee.
RFP 061.26 Rev. 2024.11.25 CDD
11
PROPOSAL FORM
Proposal Time: 2:00 PM MT
Proposal Date: April 20th, 2026
From:
Phone
E-mail Address:
To: THE PITKIN COUNTY BOARD OF COMMISSIONERS
c/o Procurement
530 E Main Street, Suite #304
Aspen, CO 81611
For: RFP 061.26: General Contractor– Wildin Residential Reconstruction
Pursuant to a request by the Pitkin County Commissioners, the undersigned Proposer
having examined this Request for Proposals (RFP), including familiarization of the site
and/or the conditions of the proposed Service environment, including the availability of
materials and labor hereby proposes to furnish all labor, materials, supplies, applicable
permits, services, and supervision required to provide a completed product as detailed in
this RFP and adjoining documentation for the sum of:
$___________________________________________
Fee Schedule(s) for this project and any applicable work that may not have been included
in the Scope of Work but may be necessary for successful completion must be included in
the proposal documents.
Approach, Qualifications, and References may be submitted on your own proposal form;
please indicate “In attached documents” for any items omitted herein. A completed
proposal form including, at minimum, acknowledgement of all addenda and
signature/corporate seal is required for proposals to be considered responsive.
Statement and Detailed Approach to Service:
RFP 061.26 Rev. 2024.11.25 CDD
12
Qualifications of Proposer:
Please insert names address, phone numbers and description of similar Service for
Reference Checks.
1.
2.
3.
It is further understood that the right is reserved by the County to reject any and all
proposals and it is agreed that the proposals may not be withdrawn for a period of ten (10)
days from specified time for receiving proposals.
The Proposer acknowledges receipt of Addenda Nos. .
The right is reserved to waive any informalities and to reject any Proposal.
(Type/Print name under all signatures)
Dated this day of , 2025
(Corporate seal) PROPOSER:
SIGNATURES: If the proposal is being submitted by a Corporation, the Proposal
Form should be signed by an officer, i.e. President or vice-president. The signature of the
officer signing shall be attested to by the secretary and properly sealed. If the proposal is
being submitted by an individual or a partnership, the proposal shall so indicate and be
properly signed.
RFP 061.26 Rev. 2024.11.25 CDD
13
INSTRUCTIONS TO PROPOSERS
FOR PITKIN COUNTY CONTRACTS
1. a. A "Proposal" is a responsive, conforming, unconditional, complete, legible and
properly executed offer on the Pitkin County Proposal Form to do the work called for
in the Request for Proposals (“RFP”).
b. Proposals must be submitted electronically in PDF format and submitted at the time
and place designated in the RFP. Electronic submissions must be clearly marked as a
"sealed proposal" with the Service name and the name, contact person, mailing
address and telephone number of the Proposer. The County reserves the right to
request verification of any original or electronic signature at any time before issuing
a Notice of Award.
c. It shall be the responsibility of the Proposer to ensure that the Proposal is in proper
form and in the County's possession by or before the scheduled time and date of public
Proposal opening. Proposals will not be accepted after the scheduled time and date of
opening. Any Proposals received late will be returned to the Proposer unopened, if
possible. In the event that it is impossible to determine who the late Proposer is unless
the envelope is opened, the envelope will be opened, the address determined, and the
envelope and Proposal returned immediately to the Proposer.
d. If specified in the Request for Proposals, parties who request packages of proposal
documents will be required to pay a fee for the document package. All parties who
request packages must provide the name of the potential Proposer, along with the
name of a contact person, address, telephone number, and email address for the
purpose of dissemination of Addenda or additional proposal information.
e. If a mistake is made or discovered at or after the public opening, the County reserves
the right to determine which party made the mistake and whether the mistake is
material and, after these determinations, the County, in its sole discretion, shall make
the decision whether to accept or reject the Proposal. No advantage shall be taken by
either party of manifest clerical errors or omissions in the Proposal documents or the
Request for Proposals (and plans and specifications). All Proposers are required to
notify the County immediately of any errors of omissions that may be encountered.
(See 2.a. and 2.c., below).
f. The signer of the Proposal must initial any alteration or erasure. If provided on the
required Proposal Form, the proposal price of each item must be stated in numerals
and words; in case of a conflict, the words will control. In case of conflict between the
indicated sum of any addition of figures and the correct sum, the correct sum will
control.
g. No reimbursement will be made by the County for any costs incurred in the
preparation of a statement of qualifications, Proposals, or attendance at a site
inspection, pre-bid conference or interviews.
h. No person, firm, corporation or other entity shall be allowed to make, file or be
interested in more than one Proposal for the same work, unless alternate proposals are
called for. A person, firm, corporation or other entity who has submitted a sub-
proposal to Proposer, or who has quoted prices on materials to a Proposer, is not
RFP 061.26 Rev. 2024.11.25 CDD
14
hereby disqualified from submitting a sub-proposal or quoting prices to other
Proposers.
2. a. If any person contemplating submitting a Proposal is in doubt as to the true meaning
of any part of the Drawings, Specifications or other Proposal or Contract Documents,
or finds discrepancies, errors, ambiguities, inconsistencies, incompleteness or
omissions in the Drawings or Specifications or the proposal process, he/she must
submit to the Procurement Officer a written request for an amplification, clarification,
explanation, interpretation or correction thereof. Failure to do so shall constitute: (1)
acceptance by the Proposer of the Drawings, Specifications or other Proposal or
Contract Documents as is, and (2) a waiver by the Proposer of any and all claims
arising, or that might arise, out of such discrepancies, errors, ambiguities,
inconsistencies, incompleteness or omissions.
b. Proposers may propose substitute materials or techniques if such substitution is equal
to or better than the materials or techniques described in the RFP and if the substitution
has been submitted in writing at least ten (10) days prior to the public Proposal
opening. The burden of proof of equality or superior quality is on the Proposer. If
accepted as equal by the County in its discretion, the substitute will be designated as
an alternative on a formal addendum available to all Proposers three (3) days prior to
the deadline for Proposal submission, when possible. If approval of any substitute
materials and/or processes has not been provided by County prior to the deadline for
proposal submission, proposers may elect to submit an alternate bid with separate
pricing and rationalization for the alternate materials and/or approach. County, at its
sole discretion, will determine if the alternate meets the needs of the respective project.
c. Any amplification, clarification, explanation, interpretation or correction of the
documents will be made only by written Addendum duly issued and a copy of the
Addendum will be mailed or delivered to each person receiving a set of the Proposal
Documents. Delivery, as used in these Instructions, shall include electronic delivery
through e-mail, facsimile, web-posting or other electronic means. Neither the County
nor the Procurement Officer will be responsible for any information, representations,
explanations or interpretations of the Contract Documents not in written addenda.
d. The County reserves the right to call a pre-proposal conference; if called and
conducted, a summary of the pre-proposal conference will be mailed or electronically
delivered to all parties receiving a set of Proposal documents.
e. On request, the County will provide each Proposer access to the site to conduct, at
Proposer's sole cost, such inspections, tests and investigations as each Proposer deems
necessary for submission of a Proposal. No information provided by County
representatives at such a site inspection shall be deemed a waiver of the requirements
of 2.a. and 2.c., above.
f. Any Addenda issued during the time of the Proposal process, or forming a part of the
Proposal Documents, shall be covered in the Proposal, and shall be considered a part
of the RFP. Receipt of each Addendum shall be acknowledged in the Proposal.
g. If specified in the RFP, a request for qualifications may precede the RFP process.
RFP 061.26 Rev. 2024.11.25 CDD
15
3. a. Each Proposal, if required by the Proposal Documents, shall be accompanied by a
certified check or bid bond in a form acceptable to the County Attorney, in an amount
specified, payable without condition to the County as a guarantee that the Proposer, if
awarded the Contract, will promptly execute the Agreement in accordance with the
Proposal, and will furnish, if required by the Proposal, good and sufficient bonds for
the faithful performance of the Contract and for the payment to all persons supplying
labor and material for the work (see 10.a., below). The Proposal guaranties of all parties
except the three highest scoring Proposals will be returned promptly after the opening
of Proposals. After execution of the Contract and issuance of a Notice to Proceed, the
remaining two Proposers’ guaranties will be returned.
b. Proposer also, if required by the Proposal Documents, will fully complete and submit
with the Proposal a Pitkin County Qualification Statement, or an updated Statement
if one is already on file. Pitkin County reserves the right to pre-qualify Proposers based
on said qualification statements.
c. Proposer also must submit with the Proposal a list of subcontractors, independent
contractors and suppliers to be employed under the Contract. If the County has a
reasonable objection to any such subcontractor, independent contractor or supplier, it
shall notify the Proposer and the Proposer may then: (a) withdraw the Proposal; or (b)
substitute an acceptable contractor or supplier. If required by the Contract Documents,
subcontractors, independent contractors and/or suppliers may be required to submit a
Contractor's Qualification Statement.
d. Proposals by corporations must be executed in the corporate name by the president or
a vice-president (or other corporate officer accompanied by evidence of authority to
sign) and the corporate seal must be affixed and attested by the secretary or an assistant
secretary. The corporate address and state of incorporation shall be shown below the
signature.
e. Proposals by partnerships or limited liability companies (“LLC”) must be executed in
the partnership or LLC name and signed by a partner, authorized LLC officer, whose
title must appear under the signature and the official address of the partnership or LLC
must be shown below the signature. The state in which the entity was formed and whose
law governs the entity shall be shown below the signature.
f. All names must be typed or printed below the signature.
4. a. Proposer acknowledges that this proposal is solicited and submitted subject to the
requirements of the "Pitkin County Procurement Code," (Ordinance #009-2025, as
previously amended by Ordinances #026-2005 & #03-2007 (copies available via the
PitkinCounty website at https://pitkincounty.com/DocumentCenter/View/27059/title-
03-revenue-and-finance or upon request for a nominal charge). As such, the Proposer
agrees to comply with all applicable requirements of said Procurement Code relating
to proposing, contract drafting, contract administration, and ethics. The requirements
of the Procurement Code are incorporated herein by this reference.
b. The Proposer shall immediately notify the County Manager in writing of any violation
of said Code by the County's employees or agents, which violation is known or should
have been known by Proposer, and failure to so notify the County of violations within
five (5) days of knowledge of such violations shall disqualify the Proposer from award
RFP 061.26 Rev. 2024.11.25 CDD
16
of the Contract being proposed and shall be deemed as a waiver of any action or
defense that the Proposer may have against the County by reason of such violation of
the Procurement Code.
c. The submission of a Proposal shall be conclusive evidence and legal admission that
the Proposer: (1) has no questions, complaints or objections in connection with the
Proposal process and/or documents, subject to any requests made by Proposer for
amplification, clarification, explanation, interpretation or correction pursuant to
Paragraph 2.a. and 2.c., above; (2) has no questions, complaints or objections as to the
completeness, sufficiency, scope or detail of the Proposal Documents; and (3) has full
knowledge of the scope, nature, quality and quantity of work to be performed, the
detailed requirements of the Proposal Documents including any and all contract
documents, the plans and specifications, the site and conditions under which the work
is to be performed, the Pitkin County Procurement Code and applicable Colorado law.
5. a. All Proposals will be opened and read in public by name of Proposer only. No
Proposals may be withdrawn after the beginning of the public opening. The County,
in its sole discretion, may delay a Proposal opening for no longer than two (2) business
days if weather or other circumstances beyond control of Proposers results in delay in
receipt of Proposals. Proposals may be withdrawn at any time prior to the beginning
of the public opening or modified by a document executed and delivered in a form
substantially similar to the Proposal Form prior to opening.
b. All Proposals submitted must be valid for a minimum period of sixty (60) days after
the date of the Proposal opening. During this time, Proposers are investigated, and
Proposals are evaluated.
6. a. Proposals will be awarded to the highest scoring Proposer complying with the terms,
conditions, guidelines, selection criteria, plans and specifications presented in the
Request For Proposals. All rights are reserved by the County to determine, in the
County's sole reasonable discretion, whether the Proposal meets the needs or a
purpose intended and is within the budget.
b. Although price may be a major consideration in the selection of a Proposal, the County
does not award on price alone. The County may also consider the quality of product
as judged by the County; past experience with Proposers, subcontractors, independent
contractors, products or suppliers; qualifications of the Proposers and/or
subcontractors, independent contractors or suppliers; services offered; warranties;
maintenance considerations; long-range costs; delivery; and similar considerations,
all as specified in detail in the RFP.
c. The County reserves the absolute right to conduct such investigations as it deems
necessary to assist in the evaluation of any Proposal and to establish the experience,
responsibility, reliability, references, reputation, business ethics, history,
qualifications and financial ability of the Proposers and proposed subcontractors,
independent contractors and suppliers. The purpose of such investigation is to satisfy
the County that the Proposer has the experience, resources and commercial reputation
necessary to perform the work and support any warranties in accordance with the
Contract Documents in the prescribed manner and time.
RFP 061.26 Rev. 2024.11.25 CDD
17
d. The County, at its sole discretion, may require the apparent successful Proposer to
demonstrate, at a place and time designated by the County, that the Proposal meets
the performance criteria specified, or to otherwise provide documented proof from
independent reliable sources acceptable to the County that said performance criteria
will be met prior to final acceptance of the Proposal. The burden of proof of such a
demonstration is on the Proposer. In the event that the apparent successful Proposer
fails to demonstrate or provide acceptable proof of meeting required performance
criteria, that proposal will be rejected and the next eligible Proposer in the selection
ranking will be invited to participate in the same process until a proposal meeting
performance criteria is found within the ranking of eligible Proposers. The County
reserves the rights to reject any or all Proposals or to otherwise accept the Proposal
which in the County's sole discretion is in the best interest of the County.
e. Pitkin County reserves the right, if it deems such action to be in the best interests of
the County, to reject any and all Proposals or to waive any irregularities or
informalities therein. Any incomplete, conclusory, false or misleading information
provided by Proposer shall be grounds for rejection of the proposal. If proposals are
rejected, the County further reserves the right to investigate and accept the next best
proposal in order of ranking or to reject all proposals and re-solicit for additional pro-
posals.
f. Any questions or disputes involving the documents or procedures not covered by these
Instructions or other Proposal Documents shall be resolved by the Procurement
Officer on the basis of fairness, custom in the industry, maximization of competition
and best interests and convenience of the County.
7. Issuance of Notice of Award, execution of Contract Documents and issuance of a Notice to
Proceed shall be as specified in the Contract Documents and in accordance with the Pitkin
County Procurement Code. County standard practice is to first notice the top-ranked
proposer and enter into a final contract agreement prior to notifying unsuccessful bidders.
Non-awarded bidders will be notified of the County’s decision and shall be offered an
optional debrief conversation of the bidding and evaluation process; debrief conversations
may be offered prior to contract signing but, in most cases, will not be scheduled until a
contract has been finalized.
8. Contracts will be executed on standard Pitkin County Contract documents and/or by separate
agreement with the Proposer. Copies of any applicable standard forms are included with the
Proposal Documents. The County reserves the right to negotiate with the Proposer for
contract terms not specified in the Proposing Documents. Any changes from the Pitkin
County standard form contract may result in a delay in the issuance of a Notice to Proceed
in order to obtain any necessary County Attorney review of changes from the standard form.
Proposer agrees that any such delays shall not be grounds for either additional compensation
or an extension of time to complete the work that is the subject of the Proposal.
9. If any contract awarded as a result of a Proposal extends beyond the calendar year, nothing
herein shall be construed as an obligation by the County beyond any amounts that may be,
from time to time, appropriated by the County on an annual basis. It is understood that
payment under any Contract is conditional upon annual or supplemental statutory
appropriation of funds by said governing body and that before providing services, the
Proposer, if he/she so requests, will be advised as to the status of funds appropriated for
RFP 061.26 Rev. 2024.11.25 CDD
18
services or materials and shall not be obligated to provide services or materials for which
funds have not been appropriated.
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9"
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9"
24"12"7"8"
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12"
6"
22"
26"
5"9"10"
6"
8"
5"
5"4"6"
6"9"
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14"
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22"7"
11"
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6"
4"4"
6"
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8"12"
14"
11"9"
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7"6"6"
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1.3"0.6"0.8"1.0"
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7"11"8"7"
21"
9"8"
24"
24"12"7"8"
7"7"8"
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12"
6"
22"26"
5"9"10"
6"8"
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6"9"6"
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22"7"
11"
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6"
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Pitkin County Open Space and Trials Title:
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1.3"0.6"0.8"1.0"
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11"
7"11"8"7"
21"
9"8"
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24"12"7"8"
7"7"8"
6"
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5"9"10"
6"8"
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6"9"
6"
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14"
5"16"6"16"
22"7"
11"
6"
6"
4"4"
6"
12"
14"
11"9"
10"
10"7"
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PRELIMINARY NOT FOR CONSTRUCTION
Wildin Property
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Pitkin County Open Space and Trials
Title:
11.0
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PRELIMINARY NOT FOR CONSTRUCTION
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Pitkin County Open Space and Trials Title:
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Date By:
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Of :
Project Milestone:
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PRELIMINARY NOT FOR CONSTRUCTION
Wildin Property
Utili
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Pitkin County Open Space and Trials Title:
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.
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5
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JPDetails
MDF
Date By:
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Of :
Project Milestone:
13
PRELIMINARY NOT FOR CONSTRUCTION
Wildin Property
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s
Pitkin County Open Space and Trials
Title:
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5
.
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5
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Date By:
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Project Milestone:
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PRELIMINARY NOT FOR CONSTRUCTION
Wildin Property
Reta
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Pitkin County Open Space and Trials Title:
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RFP 061.26 Rev. 2024.11.25 CDD
11
PROPOSAL FORM
Proposal Time: 2:00 PM MT
Proposal Date: April 20th, 2026
From:
Phone
E-mail Address:
To: THE PITKIN COUNTY BOARD OF COMMISSIONERS
c/o Procurement
530 E Main Street, Suite #304
Aspen, CO 81611
For: RFP 061.26: General Contractor– Wildin Residential Reconstruction
Pursuant to a request by the Pitkin County Commissioners, the undersigned Proposer
having examined this Request for Proposals (RFP), including familiarization of the site
and/or the conditions of the proposed Service environment, including the availability of
materials and labor hereby proposes to furnish all labor, materials, supplies, applicable
permits, services, and supervision required to provide a completed product as detailed in
this RFP and adjoining documentation for the sum of:
$___________________________________________
Fee Schedule(s) for this project and any applicable work that may not have been included
in the Scope of Work but may be necessary for successful completion must be included in
the proposal documents.
Approach, Qualifications, and References may be submitted on your own proposal form;
please indicate “In attached documents” for any items omitted herein. A completed
proposal form including, at minimum, acknowledgement of all addenda and
signature/corporate seal is required for proposals to be considered responsive.
Statement and Detailed Approach to Service:
Please see attached RFP response
1,871,213
asadvar@kiserconstructioninc.com
970.629.9776
Grand Junction, CO 81502
PO Box 191
Kiser Construction
RFP 061.26 Rev. 2024.11.25 CDD
12
Qualifications of Proposer:
Please insert names address, phone numbers and description of similar Service for
Reference Checks.
1.
2.
3.
It is further understood that the right is reserved by the County to reject any and all
proposals and it is agreed that the proposals may not be withdrawn for a period of ten (10)
days from specified time for receiving proposals.
The Proposer acknowledges receipt of Addenda Nos. .
The right is reserved to waive any informalities and to reject any Proposal.
(Type/Print name under all signatures)
Dated this day of , 2025
(Corporate seal) PROPOSER:
SIGNATURES: If the proposal is being submitted by a Corporation, the Proposal
Form should be signed by an officer, i.e. President or vice-president. The signature of the
officer signing shall be attested to by the secretary and properly sealed. If the proposal is
being submitted by an individual or a partnership, the proposal shall so indicate and be
properly signed.
1
Please see attached RFP Response
Please see attached RFP Response
Please see attached RFP Response
2026April20
Will Kiser
Digitally signed by Will Kiser
DN: C=US, E=wkiser@kiserconstructioninc.com, O=Kiser Construction,
CN=Will Kiser
Reason: I am the author of this document
Contact Info: E: asadvar@kiserconstructioninc.com P: 970.629.9776
Date: 2026.04.20 13:51:45-06'00'
970.314.1008 – Wkiser@kiserconstructioninc.com – PO 191, Grand Jct, CO, 81502
1. COVER LETTER / INTRODUCTION
Kiser Construction is pleased to submit this proposal to provide General Contracting
Services for the Wildin Residential Reconstruction project located at 15188 HWY 133,
Redstone, Colorado.
We understand the importance of this project to Pitkin County and the surrounding
community. The reconstruction of these residential units—following full interior
remediation—requires a contractor capable of delivering high-quality workmanship, tight
coordination of MEP systems, and e7icient execution within a defined schedule and
budget.
Kiser Construction was founded with a clear purpose: to deliver the same level of quality,
professionalism, and project execution found in top-tier national contractors, while
providing a more cost-e7ective and responsive solution for local and regional clients. Our
leadership team and core sta7 bring their experience from FCI Constructors, where they
were trained in disciplined project management, safety standards, and high-performance
construction practices. We established Kiser Construction to carry forward that level of
quality while reducing overhead and passing those e7iciencies directly to our clients.
This background allows us to o7er a unique value proposition:
· Big-contractor experience with small-company agility
· High-quality construction standards at a more competitive price point
· Direct involvement from experienced leadership on every project
· Strong regional relationships with subcontractors and suppliers
Our team understands the complexities of working in mountain environments and rural
settings such as Redstone, including logistics, labor availability, and weather constraints.
We bring a practical, solutions-oriented approach to construction that emphasizes
planning, communication, and accountability.
We are also aligned with Pitkin County’s organizational values, including stewardship,
collaboration, and excellence . Kiser Construction is committed to:
· Minimizing environmental impact through responsible construction practices
· Supporting waste diversion e7orts such as Green Halo
· Maintaining safe, well-managed job sites
· Delivering a finished product that serves the community for years to come
970.314.1008 – Wkiser@kiserconstructioninc.com – PO 191, Grand Jct, CO, 81502
Ultimately, our goal is simple: deliver a high-quality project, on schedule, and at a fair
and transparent cost. We take pride in building lasting relationships with our clients and
approaching each project with professionalism, integrity, and attention to detail.
Kiser Construction appreciates the opportunity to be considered for this project and looks
forward to the possibility of partnering with Pitkin County.
2. PROJECT APPROACH
2.1 Overall Approach
A. Preconstruction Phase
Kiser Construction will:
· Participate in required weekly virtual meetings
· Review all drawings and specifications for constructability
· Develop and refine project schedule and GMP
· Provide value engineering options where appropriate
· Coordinate early procurement of long-lead materials
· Assist with permitting requirements assigned to the contractor
B. Construction Phase
Our field execution strategy includes:
· Mobilization aligned with anticipated start date of May 25, 2026
· Phased construction to maintain e7iciency and sequencing
· Dedicated onsite supervision to ensure safety and quality
· Continuous coordination of subcontractors and trades
· Regular progress reporting and schedule updates
C. Closeout Phase
· Final inspections and punchlist completion
· Systems testing and commissioning
970.314.1008 – Wkiser@kiserconstructioninc.com – PO 191, Grand Jct, CO, 81502
· Delivery of closeout documentation
· Turnover for occupancy
2.2 MEP Deferred Design/Build Approach
Kiser Construction will coordinate closely with qualified MEP subcontractors to manage
deferred design/build scopes.
Our approach includes:
· Early engagement of mechanical, electrical, and plumbing partners
· Coordination with design intent documents
· Timely submittals and permitting
· Cost control through early pricing and value alignment
This ensures constructability, reduces delays, and maintains budget control.
2.3 Preliminary Schedule Summary
(See attached Maser Schedule)
3. QUALIFICATIONS
3.1 Organization Structure
Kiser Construction operates with a streamlined and e7ective team structure:
· Owner / Project Executive: Oversight and client communication
· Project Manager: Budget, schedule, subcontractor coordination
· Superintendent: Daily onsite supervision and safety
· Administrative Support: Documentation and compliance
(See attached Organization Chart)
970.314.1008 – Wkiser@kiserconstructioninc.com – PO 191, Grand Jct, CO, 81502
3.2 Team Experience
Our team has extensive experience in:
· Residential construction and reconstruction
· Structural and finish carpentry
· Coordination of multiple trades
· Managing projects in rural and mountain environments
(See attached Resumes)
3.3 Relevant Project Experience
Project 1: 36 Ermine Residential Remodel – Western Colorado
· Scope: Full interior remodel with MEP replacement
· Cost: 3.43 M
· Completion: 1/1/26
· Relevance: Similar reconstruction scope and coordination
Project 2: Branding Lane Residential Remodel – Western Colorado
· Scope: Complete scape and remodel
· Cost: 3.83M
· Completion: 9/30/2026
· Relevance: Similar reconstruction scope and coordination
(Additional projects to be included)
4. GUARANTEED MAXIMUM PRICE
4.1 Pricing Approach
Kiser Construction will provide a detailed GMP based on:
· Quantity takeo7s
· Subcontractor pricing
970.314.1008 – Wkiser@kiserconstructioninc.com – PO 191, Grand Jct, CO, 81502
· CSI division cost breakdown
· General conditions and contractor fee
4.2 Cost Breakdown
(See attached Estimate)
4.3 Assumptions
(See attached Clarifications & Assumptions)
4.4 Exclusions
(To be bolded in final pricing document per RFP requirements)
· Unforeseen site or subsurface conditions
· Hazardous material beyond current remediation scope
· Scope not explicitly defined in construction documents
4.5 Allowances
A complete allowance log will be included with the GMP submission.
5. REFERENCES
Reference 1
· Name: Tim Belinski
· Company: IND Ventures
· Phone: 970.277.1100
· Email: tbelinski@indventures.com
Reference 2
· Name: Andrew Light
· Company: LB West
· Phone: 970.948.2737
· Email: andrew@twocreeksinvestments.com
970.314.1008 – Wkiser@kiserconstructioninc.com – PO 191, Grand Jct, CO, 81502
Reference 3
· Name: Justin Foreman
· Company: Town of Basalt
· Phone: 970.618.0795
· Email: justin.forman@basalt.net
Reference 4
· Name: Summer Berg
· Company: Engle & Volkers
· Phone: 970.379.6626
· Email: summer.berg@evrealestate.com
(Additional references to be included)
6. COMPLIANCE & ADDITIONAL REQUIREMENTS
Kiser Construction acknowledges and will comply with:
· Payment and performance bond requirements (minimum 50%)
· Green Halo waste diversion requirements
· All applicable permitting and regulatory requirements
· Pitkin County policies and safety standards
· Environmental and sustainability goals
We are committed to minimizing environmental impact through responsible material use,
recycling, and e7icient operations.
7. PROPOSAL FORM (SUMMARY)
See Attached
970.314.1008 – Wkiser@kiserconstructioninc.com – PO 191, Grand Jct, CO, 81502
8. CONCLUSION
Kiser Construction is prepared to deliver the Wildin Residential Reconstruction project with
a strong focus on quality, e7iciency, and collaboration. We understand the importance of
this project to Pitkin County and are committed to meeting all project requirements and
expectations. We thank you for the opportunity to bid this project.
PREPARED BY: Austin Sadvar
Kiser Construction - 970-314-1008 - Wkiser@kiserconstructioninc.com
Guaranteed Maximum Price Estimate
April 20, 2026
PROJECT:
Wildin Residences Remodel
Redstone, CO
PREPARED FOR:
Pitkin County
Project:
Wildin Residences Remodel
Redstone, CO
100% CD GMP PRICING
DESCRIPTION 5000 SF
$/SF NOTES/COMMENTS SOV
010000 GENERAL CONDITIONS 152,150$ 30.43$ 171,278$
020000 EXISTING CONDITIONS 128,790$ 25.76$ 144,982$
030000 CONCRETE 90,000$ 18.00$ 101,315$
040000 MASONRY 5,500$ 1.10$ 6,191$
050000 METALS 15,750$ 3.15$ 17,730$
060000 WOODS & PLASTICS 253,000$ 50.60$ 284,807$
070000 THERMAL & MOISTURE PROTECTION 180,510$ 36.10$ 203,204$
080000 OPENINGS 32,500$ 6.50$ 36,586$
090000 FINISHES 202,041$ 40.41$ 227,442$
100000 SPECIALTIES 4,494$ 0.90$ 5,059$
110000 EQUIPMENT -$ -$ N/A EXCLUDED -$
120000 FURNISHINGS -$ -$ N/A EXCLUDED -$
130000 SPECIAL CONSTRUCTION -$ -$ N/A EXCLUDED -$
140000 CONVEYING SYSTEMS -$ -$ N/A EXCLUDED -$
210000 FIRE SUPPRESSION -$ -$ -$
220000 PLUMBING 75,000$ 15.00$ 84,429$
230000 HVAC -$ -$ INCLUDED W/ DIV 22 -$
260000 ELECTRICAL & LOW VOLTAGE 110,000$ 22.00$ 123,829$
280000 ELECTRONIC SAFETY & SECURITY -$ -$ N/A EXCLUDED -$
31-330000 EARTHWORK & UTILITIES 400,000$ 80.00$ 450,288$
320000 EXTERIOR IMPROVEMENTS 12,500$ 2.50$ 14,072$
SUBTOTAL 1,662,235$ 332.45$
CONSTRUCTION CONTINCENCY (3%)49,867$ 9.97$
PERMITTING 9,509$ 1.90$ 0.57%
BUILDERS RISK INSURANCE 8,311$ 1.66$ 0.50%
GENERAL LIABILITY INSURANCE 16,622$ 3.32$ 1%
BOND P&P 41,556$ 8.31$ 2.50%
KC FEE (5%)83,112$ 16.62$ 5%
TOTAL 1,871,213$ 374.24$ 1,871,213$
April 20, 2026
BUILDING 1
CONSTRUCTION AREA 20000 SF
TOTAL BLDG AREA 5000 SF
QTY U/M UNIT PRICE TOTALS COST/SF NOTES/COMMENTS
010000 GENERAL CONDITIONS
SUPERINTENDENT LABOR 26 WK 2,700.00$ 70,200$
PROJECT MANAGER LABOR 7 WK 2,750.00$ 19,250$
PHONE / TRUCK 6 MO 1,200.00$ 7,200$
GAS/OIL/TIRES 26 WK 300.00$ 7,800$
SUBSISTENCE/HOUSING 26 WK 400.00$ 10,400$
FINAL CLEAN 1 LS 2,500.00$ 2,500$
FENCING 600 LF 4.00$ 2,400$
SMALL TOOLS 1 LS 1,000.00$ 1,000$
DUMPSTERS 10 EA 700.00$ 7,000$
BATHROOMS (X2)6 MO 900.00$ 5,400$
EQUIPMENT RENTAL 8 WK 1,000.00$ 8,000$
TEMP PROTECTION 1 LS 3,500.00$ 3,500$
SURVEYING 1 LS 7,500.00$ 7,500$
INSPECTIONS 0 LS -$ -$ BY OWNER
ENGINEERING 0 LS -$ -$ BY OWNER
PERMITS & FEES 0 LS -$ -$ BY OWNER
SUB TOTAL 152,150$ 30.43$
020000 EXISTING CONDITIONS
INTERIOR WALL DEMO 1 LS 126,290.00$ 126,290$ ASCO MASONRY
CONCRETE WALL DEMO 1 LS -$ INCLUDED
ROOF STRUCTURE DEMO 1 LS -$ INCLUDED
VENEER DEMO 1 LS -$ INCLUDED
ROOFING DEMO 1 LS 2,500.00$ 2,500$
REMOVE PUMP HOUSE 1 LS -$ INCLUDED INCLUDED W/ DIV 32
REMOVE EXISTING PROPANE TANKS & PIPING 1 LS -$ INCLUDED INCLUDED W/ DIV 32
REMOVE EXISTING SEPTIC TANKS 1 LS -$ INCLUDED INCLUDED W/ DIV 32
REMOVE NON-STRUCTURAL RETAINING WALLS 1 LS -$ INCLUDED INCLUDED W/ DIV 32
SUB TOTAL 128,790$ 25.76$
030000 CONCRETE
FOOTINGS & FOUNDATIONS 1 LS 35000 35,000$
RETAINING WALLS 1 LS 55000 55,000$
SLABS ON GRADE 1 LS -$ INCLUDED
CONCRETE WASHOUT 1 LS -$ INCLUDED
SUB TOTAL 90,000$ 18.00$
040000 MASONRY
MASONRY REPAIRS 1 LS 5,500.00$ 5,500$
SUB TOTAL 5,500$ 1.10$
050000 METALS
RAILINGS 50 LF 235.00$ 11,750$
ANCHOR BOLTS 1 LS 2,500.00$ 2,500$
MISC METALS 1 LS 1,500.00$ 1,500$
SUB TOTAL 15,750$ 3.15$
060000 WOODS & PLASTICS
LUMBER PACKAGE 5000 SF 31.00$ 155,000$
FRAMING LABOR 5000 LS 10.00$ 50,000$
TRIM CARBENTY 1 LS 5,500.00$ 5,500$
DECK CONSTRUCTION 200 HRS 50.00$ 10,000$
CASEWORK SUPPLY 1 LS 25,000.00$ 25,000$
CASEWORK INSTALL 1 LS 7,500.00$ 7,500$
SUB TOTAL 253,000$ 50.60$
070000 THERMAL & MOISTURE PROTECTION
THERMAL INSULATION 1 LS 28,560.00$ 28,560$ ACCURATE INSULATION
INTERIOR BATT INSULATION 1 LS -$ INCLUDED
ROOF INSULATION 1 LS -$ INCLUDED
FOUNDATION INSULATION 1 LS -$ INCLUDED
AIR SEALING 1 LS -$ INCLUDED
FOUNDATION INSULATION 1 LS INCLUDED
ROOFING SYSTEM 1 LS 94,475.35$ 94,475$ FULL CURL ROOFING
GUTTERS & DOWNSPOUTS 1 LS -$ INCLUDED
METAL WALL PANELS 1 LS 37,485.00$ 37,485$ TORRES ROOFING
EXTERIOR SIDING 2320 LS 7.00$ 16,240$
VAPOR BARRIER 1 LS -$ INCLUDED
FLASHINGS & WATERPROOFING 1 LS 2,500.00$ 2,500$
CAULKING/SEALANT 5000 SF 0.25$ 1,250$
SUB TOTAL 180,510$ 36.10$
Wildin Residences Remodel
080000 OPENINGS
CLAD WINDOWS 1 LS -$ INCLUDED INCLUDED W/ DIV 06 TOTAL
OH DOORS 4 LS 7,500.00$ 30,000$
EXTERIOR DOORS & HARDWARE SUPPLY 1 LS -$ INCLUDED INCLUDED W/ DIV 06 TOTAL
INTERIOR DOOR AND HARDWARE SUPPLY 1 LS -$ INCLUDED INCLUDED W/ DIV 06 TOTAL
DOOR AND HARDWARE INSTALLATION 1 LS 2,500.00$ 2,500$
SUB TOTAL 32,500$ 6.50$
090000 FINISHES
HTF DRYWALL 5000 LS 9.50$ 47,500$
INTERIOR PAINT & STAIN BLDG A 1 LS 41,010.00$ 41,010$ IPS
INTERIOR PAINT & STAIN BLDG B 1 LS 36,020.00$ 36,020$ IPS
EXTERIOR PAINTING 1 LS -$ INCLUDED
FLOORING & TILE BLDG A 1 LS 45,275.00$ 45,275$ TLC CARPET ONE
FLOORING & TILE BLDG B 1 LS 29,836.00$ 29,836$ TLC CARPET ONE
MISC. PATCHING AND REPAIRS 60 HR 40.00$ 2,400$
SUB TOTAL 202,041$ 40.41$
100000 SPECIALTIES
BATHROOM MIRRORS 4 EA 160.00$ 640$
TOWEL BARS 4 EA 75.00$ 300$
TOWEL HOOKS 8 EA 33.00$ 264$
TOILET PAPER HOLDER 4 EA 25.00$ 100$
SHOWER CURTAIN RODS 4 EA 85.00$ 340$
FIRE EXTINGUISHERS 2 EA 125.00$ 250$
SPECIALTY INSTALLATION 40 HRS 65.00$ 2,600$
SUB TOTAL 4,494$ 0.90$
110000 EQUIPMENT
RANGE 2 EA 2,860.00$ 5,720$
MICROWAVE 2 EA 660.00$ 1,320$
DISHWASHER 2 EA 935.00$ 1,870$
REFRIGERATOR 2 EA 2,200.00$ 4,400$
WASHER/DRYER COMBO 2 EA 2,200.00$ 4,400$
PEDESTAL 2 EA 385.00$ 770$
WOOD STOVE 1 EA 6,050.00$ 6,050$
FIREPLACE INSERT 1 EA 4,180.00$ 4,180$
SUB TOTAL 28,710$ 5.74$
120000 FURNISHINGS
N/A EXCLUDED 0 LS -$ -$
SUB TOTAL -$ -$
130000 SPECIAL CONSTRUCTION
N/A EXCLUDED 0 SF -$ -$
SUB TOTAL -$ -$
140000 CONVEYING SYSTEMS
N/A EXCLUDED 0 LS -$
SUB TOTAL -$ -$
210000 FIRE SUPPRESSION
N/A EXCLUDED 0 LS -$ -$
SUB TOTAL -$ -$
220000 PLUMBING
PLUMBING PACKAGE 5000 SF 15.00$ 75,000$ RER PLUMBING
WATER CLOSETS 1 LS -$ INCLUDED
LAVATORIES 1 LS -$ INCLUDED
INSULATION FOR EXPOSED PIPING 1 LS -$ INCLUDED
ELECTRIC WATER HEATERS 1 LS -$ INCLUDED
GAS PIPING & TERMINATION 1 LS -$ INCLUDED
SUB TOTAL 75,000$ 15.00$
230000 HVAC
N/A EXCLUDED 0 LS -$ -$
SUB TOTAL -$ -$
260000 ELECTRICAL & LOW VOLTAGE
ELECTRICAL PACKAGE 1 LS 110,000.00$ 110,000$
FIRE ALARM SYSTEM 0 LS -$ -$ EXCLUDED
SUB TOTAL 110,000$ 22.00$
280000 ELECTRONIC SAFETY AND SECURITY
N/A EXCLUDED 0 LS -$ -$
SUB TOTAL -$ -$
31-330000 EARTHWORK & UTILITIES
MOBALIZATION & PREP 1 LS 400,000.00$ 400,000$
STRIP & STOCKPILE TOPSOIL 1 LS -$ INCLUDED
BUILDING EXCAVATION 1 LS -$ INCLUDED
UTILITIES 1 LS -$ INCLUDED
SITE WORK 1 LS -$ INCLUDED
RETAINING WALL EXCAVATION & BACKFILL 1 LS -$ INCLUDED
EROSION CONTROL 1 LS -$ INCLUDED
FINAL GRADING 1 LS -$ INCLUDED
MEP TRENCHING 1 LS -$ INCLUDED
CONCRETE PREP 1 LS -$ INCLUDED
SUB TOTAL 400,000$ 80.00$
320000 EXTERIOR IMPROVEMENTS
SEEDING 1 LS 5,000.00$ 5,000$
SOIL RETENTION BLANKETS 1 LS 2,500.00$ 2,500$
PLANTINGS 1 LS 5,000.00$ 5,000$
RESTOR DISTURBED AREAS 0 LS -$ INCLUDED
SUB TOTAL 12,500$ 2.50$
TOTAL COST OF WORK 1,690,945$ 338.19$
701.580.5050 – Wkiser@kiserconstructioninc.com – PO 191, Grand Jct, CO, 81507
CLARIFICATIONS & ASSUMPTIONS
Pitkin County – Wildin Residences
4/20/26
1. Project General Information
a. Wilding Residence Remodel
b. Bid Day – 4/20/26
c. Duration – 6 Months
d. Schedule – May 2026 Start – January 2027 Finish
e. Proposal is based o8 “100% CD Drawings” included with RFP.
i. General Inclusions:
1. Working Superintendent
2. Dumpsters for own waste material
3. Equipment to complete own scope of work
4. Toilets for own tradesmen
5. Materials, Tools, Equipment for own scopes of work
6. General Liability Insurance, Workmen’s Comp & Auto
Insurances
7. 1 year workmanship & material warranty
ii. Demo included in Base Bid
1. Interior Demo per plan
2. Site Demo per plan
3. Masonry Veneer demo per plan
4. Roofing demo
5. Pump house removal
6. Removal of existing tanks and piping
iii. Concrete included in Base Bid
1. Footings, foundations & slabs on grade per plans
2. Retaining walls per plan
iv. Masonry Included in Base Bid
1. Masonry repair per plans
v. Metals included in Base Bid
1. All railings and anchor bolts have been included
vi. Woods & Plastics included in Base Bid
1. Lumber packages and framing labor
701.580.5050 – Wkiser@kiserconstructioninc.com – PO 191, Grand Jct, CO, 81507
2. Trim Carpentry
3. Casework and install included from national casework
supplier.
a. Not included as locally sourced custom cabinets.
4. Materials & labor for new deck construction
vii. Thermal & Moisture Protection included in Base Bid
1. All waterproofing per plans
2. Roofing and metal wall panels
3. Exterior siding
4. Thermal insulation
5. Sound Batts
6. Spray foam insulation
7. Roof Insulation
viii. Openings included in Base Bid
1. All doors & windows included as equivalent to specified
product.
ix. Finishes included in Base Bid
1. HTF of drywall per plan
2. Interior paint and stain
3. Exterior paint
4. Flooring and tile per plans and specs
x. Specialties included in Base Bid
1. Bathroom Mirrors
2. Towel Bars and hooks
3. Toilet Paper Dispensers
4. Shower curtain Rods
a. Curtains provided by owner
5. Fire extinguishers
6. Installation
xi. Equipment included in Base Bid
1. All residential equipment listed in specifications has been
included in estimate
xii. Plumbing included in Base Bid
1. New Plumbing system has been included
a. Water & waste
xiii. Electrical included in Base Bid
1. Electrical per plans has been included
701.580.5050 – Wkiser@kiserconstructioninc.com – PO 191, Grand Jct, CO, 81507
xiv. Earthwork & Utilities included in Base Bid
1. New storm and septic systems
2. Storm water management
3. MEP trenching
4. Import and export of materials
5. Final grading
6. Concrete prep
7. New tanks per plans and specs
a. 20,000 gallon fire suppression tank is not included
xv. Exterior Improvements included in Base Bid
1. Landscaping per plans and specs
2. Repairs or disturbed grounds
xvi. Excludes:
1. Interior and exterior furnishings
2. Conveying systems of any kind
3. Fire Suppression
4. Monitored Fire alarm system
5. HVAC outside of electric heaters
6. Security Systems of any kind
7. 20,000 gallon optional water storage tank
8. Winter Heating or protection
9. Sales & use Taxes
10. Architectural / Engineering
11. State or Local Building Permit
12. Testing or Abatement of any hazardous materials
13. Owner costs
a. Administrative costs or fees
b. Legal fees or Expenses
c. Furniture, Fixtures or equipment unless otherwise noted
d. Artwork or Exhibits
e. Owner Contingency
f. Telephone / Data Equipment unless otherwise noted
g. Costs associated with LEED or Green Globes
Certification
h. Material Testing or Special Inspections
i. Third Party Commissioning
701.580.5050 – Wkiser@kiserconstructioninc.com – PO 191, Grand Jct, CO, 81507
End of Clarifications & Assumptions
Task Name Apr, 27 '26 May, 04 '26 May, 11 '26 May, 18 '26 May, 25 '26 Jun, 01 '26 Jun, 08 '26 Jun, 15 '26 Jun, 22 '26 Jun, 29 '26 Jul, 06 '26 Jul, 13 '26 Jul, 20 '26 Jul, 27 '26 Aug, 03 '26 Aug, 10 '26 Aug, 17 '26 Aug, 24 '26 Aug, 31 '26 Sep, 07 '26 Sep, 14 '26 Sep, 21 '26 Sep, 28 '26 Oct, 05 '26 Oct, 12 '26 Oct, 19 '26 Oct, 26 '26 Nov, 02 '26 Nov, 09 '26 Nov, 16 '26 Nov, 23 '26 Nov, 30 '26 Dec, 07 '26 Dec, 14 '26 Dec, 21 '26 Dec, 28 '26 Jan, 04 '27 Jan, 11 '27 Jan, 18 '27 Jan, 25 '27 Feb, 01 '27 Feb, 08 '27
Construction 0%
Preconsturction 0%
5/25/2026
Site work 0%
Selective Demo 0%
Concrete 0%
Framing 0%
Roofing 0%
Plumbing Rough In 0%
Electrical Rough in 0%
Set Casework 0%
Base & Case Install 0%
Paint 0%
Plumbing Trim 0%
Electrical Trim 0%
Punch List Corrections 0%
1/4/2027
1 Construction
2 Preconsturction
3 Mobalize to Site
4 Site work
5 Selective Demo
6 Concrete
7 Framing
8 Roofing
9 Plumbing Rough In
10 Electrical Rough in
11 Set Casework
12 Base & Case Install
13 Paint
14 Plumbing Trim
15 Electrical Trim
16 Punch List Corrections
17 Final Completion
New Project - 20 Apr 2026 Page 1
Task Name Apr, 27 '26 May, 04 '26 May, 11 '26 May, 18 '26 May, 25 '26 Jun, 01 '26 Jun, 08 '26 Jun, 15 '26 Jun, 22 '26 Jun, 29 '26 Jul, 06 '26 Jul, 13 '26 Jul, 20 '26 Jul, 27 '26 Aug, 03 '26 Aug, 10 '26 Aug, 17 '26 Aug, 24 '26 Aug, 31 '26 Sep, 07 '26 Sep, 14 '26 Sep, 21 '26 Sep, 28 '26 Oct, 05 '26 Oct, 12 '26 Oct, 19 '26 Oct, 26 '26 Nov, 02 '26 Nov, 09 '26 Nov, 16 '26 Nov, 23 '26 Nov, 30 '26 Dec, 07 '26 Dec, 14 '26 Dec, 21 '26 Dec, 28 '26 Jan, 04 '27 Jan, 11 '27 Jan, 18 '27 Jan, 25 '27 Feb, 01 '27 Feb, 08 '27
Construction 0%
Preconsturction 0%
5/25/2026
Site work 0%
Selective Demo 0%
Concrete 0%
Framing 0%
Roofing 0%
Plumbing Rough In 0%
Electrical Rough in 0%
Set Casework 0%
Base & Case Install 0%
Paint 0%
Plumbing Trim 0%
Electrical Trim 0%
Punch List Corrections 0%
1/4/2027
1 Construction
2 Preconsturction
3 Mobalize to Site
4 Site work
5 Selective Demo
6 Concrete
7 Framing
8 Roofing
9 Plumbing Rough In
10 Electrical Rough in
11 Set Casework
12 Base & Case Install
13 Paint
14 Plumbing Trim
15 Electrical Trim
16 Punch List Corrections
17 Final Completion
New Project - 20 Apr 2026 Page 1
Task NameApr, 27 '26May, 04 '26May, 11 '26May, 18 '26May, 25 '26Jun, 01 '26Jun, 08 '26Jun, 15 '26Jun, 22 '26 Jun, 29 '26 Jul, 06 '26 Jul, 13 '26 Jul, 20 '26 Jul, 27 '26 Aug, 03 '26 Aug, 10 '26 Aug, 17 '26 Aug, 24 '26 Aug, 31 '26 Sep, 07 '26 Sep, 14 '26 Sep, 21 '26 Sep, 28 '26 Oct, 05 '26 Oct, 12 '26 Oct, 19 '26 Oct, 26 '26 Nov, 02 '26 Nov, 09 '26 Nov, 16 '26 Nov, 23 '26 Nov, 30 '26 Dec, 07 '26 Dec, 14 '26 Dec, 21 '26 Dec, 28 '26 Jan, 04 '27 Jan, 11 '27 Jan, 18 '27 Jan, 25 '27 Feb, 01 '27 Feb, 08 '27
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Roofing 0%
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Electrical Rough in 0%
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1/4/2027
1Construction
2Preconsturction
3Mobalize to Site
4Site work
5Selective Demo
6Concrete
7Framing
8Roofing
9Plumbing Rough In
10Electrical Rough in
11Set Casework
12Base & Case Install
13Paint
14Plumbing Trim
15Electrical Trim
16Punch List Corrections
17Final Completion
1 Construction
2 Preconsturc...
3 Mobalize to...
4 Site work
5 Selective...
6 Concrete
7 Framing
8 Roofing
9 Plumbing ...
10 Electrical ...
11 Set Casework
12 Base & Case...
13 Paint
14 Plumbing Trim
15 Electrical Trim
16 Punch List ...
17 Final Comp...
Task Name
New Project - 20 Apr 2026 Page 2
Task NameApr, 27 '26May, 04 '26May, 11 '26May, 18 '26May, 25 '26Jun, 01 '26Jun, 08 '26Jun, 15 '26Jun, 22 '26Jun, 29 '26Jul, 06 '26Jul, 13 '26Jul, 20 '26Jul, 27 '26Aug, 03 '26Aug, 10 '26Aug, 17 '26Aug, 24 '26Aug, 31 '26 Sep, 07 '26 Sep, 14 '26 Sep, 21 '26 Sep, 28 '26 Oct, 05 '26 Oct, 12 '26 Oct, 19 '26 Oct, 26 '26 Nov, 02 '26 Nov, 09 '26 Nov, 16 '26 Nov, 23 '26 Nov, 30 '26 Dec, 07 '26 Dec, 14 '26 Dec, 21 '26 Dec, 28 '26 Jan, 04 '27 Jan, 11 '27 Jan, 18 '27 Jan, 25 '27 Feb, 01 '27 Feb, 08 '27
Construction 0%
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5/25/2026
Site work 0%
Selective Demo 0%
Concrete 0%
Framing 0%
Roofing 0%
Plumbing Rough In 0%
Electrical Rough in 0%
Set Casework 0%
Base & Case Install 0%
Paint 0%
Plumbing Trim 0%
Electrical Trim 0%
Punch List Corrections 0%
1/4/2027
1Construction
2Preconsturction
3Mobalize to Site
4Site work
5Selective Demo
6Concrete
7Framing
8Roofing
9Plumbing Rough In
10Electrical Rough in
11Set Casework
12Base & Case Install
13Paint
14Plumbing Trim
15Electrical Trim
16Punch List Corrections
17Final Completion
1 Construction
2 Preconsturc...
3 Mobalize to...
4 Site work
5 Selective...
6 Concrete
7 Framing
8 Roofing
9 Plumbing ...
10 Electrical ...
11 Set Casework
12 Base & Case...
13 Paint
14 Plumbing Trim
15 Electrical Trim
16 Punch List ...
17 Final Comp...
Task Name
New Project - 20 Apr 2026 Page 3
Task NameApr, 27 '26May, 04 '26May, 11 '26May, 18 '26May, 25 '26Jun, 01 '26Jun, 08 '26Jun, 15 '26Jun, 22 '26Jun, 29 '26Jul, 06 '26Jul, 13 '26Jul, 20 '26Jul, 27 '26Aug, 03 '26Aug, 10 '26Aug, 17 '26Aug, 24 '26Aug, 31 '26Sep, 07 '26Sep, 14 '26Sep, 21 '26Sep, 28 '26Oct, 05 '26Oct, 12 '26Oct, 19 '26Oct, 26 '26Nov, 02 '26Nov, 09 '26Nov, 16 '26 Nov, 23 '26 Nov, 30 '26 Dec, 07 '26 Dec, 14 '26 Dec, 21 '26 Dec, 28 '26 Jan, 04 '27 Jan, 11 '27 Jan, 18 '27 Jan, 25 '27 Feb, 01 '27 Feb, 08 '27
Construction 0%
Preconsturction 0%
5/25/2026
Site work 0%
Selective Demo 0%
Concrete 0%
Framing 0%
Roofing 0%
Plumbing Rough In 0%
Electrical Rough in 0%
Set Casework 0%
Base & Case Install 0%
Paint 0%
Plumbing Trim 0%
Electrical Trim 0%
Punch List Corrections 0%
1/4/2027
1Construction
2Preconsturction
3Mobalize to Site
4Site work
5Selective Demo
6Concrete
7Framing
8Roofing
9Plumbing Rough In
10Electrical Rough in
11Set Casework
12Base & Case Install
13Paint
14Plumbing Trim
15Electrical Trim
16Punch List Corrections
17Final Completion
1 Construction
2 Preconsturc...
3 Mobalize to...
4 Site work
5 Selective...
6 Concrete
7 Framing
8 Roofing
9 Plumbing ...
10 Electrical ...
11 Set Casework
12 Base & Case...
13 Paint
14 Plumbing Trim
15 Electrical Trim
16 Punch List ...
17 Final Comp...
Task Name
New Project - 20 Apr 2026 Page 4
Will Kiser
Manager
Craig Vittitow
General Superintendent
Austin Sadvar
Project Manager
Wade Hughes
Superintendent
Harrison Haugh
Superintendent
Tanner Hall
Superintendent
Assistant PM's
Operations
Accounting
Accounting Dept.
Design Team
Consultants
Field Engineers
Operations
Carpenters
Operations
Project Engineers
Operations
Coordinators
Operations
Kiser Construction - Organizational Chart
WILL KISER
PROJECT MANAGER
CONTACT
970.314.1008
Wkiser@kiserconstructioninc.com
Grand Junction, CO
www.kiserconstructioninc.com
EDUCATION
BS CONSTRUCTION SCIENCE AND
MANAGEMENT
KANSAS STATE UNIVERSITY
TRAINING
OSHA 30 HOUR TRAINING
IN INDUSTRY
OVER 18 YEARS
PROFILE
REFERENCES
Andrew Light, LB West, LLC Phone: 970.948.2737 Email: andrew@twocreeksinvestments.com
Erik Berg, Senior Broker, Engel & Volkers Phone:970.379.6353 Email: erik.berg@evrealestate.com
Justin Forman, PE, Town of Basalt Phone: 970.618.0795 Email: justin.forman@basalt.net
Sean Nesbitt, Executive Director, CMC Phone: 970.947.8406 x8406 Email: scnesbitt@coloradomtn.edu
Eli Jennings, D. Manager Clifton Sanitation Phone: 970.433.5451 Email: ejennings@cliftonsanitation.com
Ermine Luxury Remodel
Tim Belinski, President, IND Ventures, LLC Phone: 970.277.1100 Email: tbelinksi@indventures.com
Ermine Luxury Remodel -Snowmass Village, CO $3.4m
Branding Luxury Remodel -Snowmass Village, CO $3.4m
Town of Basalt, Triangle Park Project -Basalt CO $450k
Clifton Sanitation, Influent Pump Station -Clifton, CO $450k
2025 Fruita Custom Homes - Fruita Colorado, $1.1m
CO Department of Human Services Regional Group Homes -Grand Jct., CO, $500k
CO Department of Human Services Youth Services Life Safety -Grand Jct., CO, $1.2M
CO Department of Agriculture, Insectary Building -Palisade, Co, $650k
Grand River Health, Phase 2B-Rifle, CO. 6M
Colorado Mountain College -Basalt, CO. 400K
Basalt River Park Gallery Building, Phase. 2 - Basalt, CO. 12M
Basalt River Park Place Townhomes, Phase 2- Basalt, CO. 4M
Basalt River Park Townhomes, Phase 1- Basalt, CO. 11M
CMU Varsity Track Practice Field- Grand Junction, CO. 3M
Decorative Materials International- Basalt, CO. 1M
Design Workshop at BRP Gallery- Basalt, CO. 1.5M
Engel and Volkers- Willits B11- Basalt, CO. 400K
Free Range Basalt Park Restaurant- Basalt, CO. 1.8M
GRH Pharmacy and Lab Renovation- Rifle, CO. 6M
Mesa County Probation Relocation- Grand Junction, CO. 3M
MCVSD Central High School Renovation, Phase 2 - Grand Junction, CO. 3.5M
Lumen Residences at Willits- Basalt, CO. 9M
Taco Bell 29 Road- Grand Junction, CO. 2M
Ryan Investments- Basalt, CO. 800K
After working for FCI for 11 years and accumulating 18 years of industry experience, Will
decided to start his own company. His extensive background in managing a variety of projects
has given him a remarkable ability to communicate effectively with diverse user groups,
stakeholders, and field crews on site. Will understands that organization and efficiency are
crucial components of any project, regardless of its size or client type. He is dedicated to
serving clients by maintaining open communication and fostering respectful beneficial
relationships throughout the duration of his projects.
WORK EXPERIENCE
CRAIG VITTITOW
GENERAL SUPERINTENDENT
CONTACT
719.221.5524
Cvittitow@kiserconstructioninc.com
Grand Junction, CO
www.kiserconstructioninc.com
EDUCATION
BUSINESS MANAGEMENT
TRAINING
OSHA 30 HOUR TRAINING
IN INDUSTRY
OVER 20 YEARS
PROFILE
With over 20 years of experience in the construction industry, Craig has established
himself as a seasoned professional in overseeing and managing a diverse array of
projects. His extensive background spans residential, commercial, and industrial
construction, where he has consistently demonstrated his ability to deliver projects on
time and within budget. His expertise lies in exceptional organizational skills and his
keen eye for detail, ensuring that every aspect of a project of a project meets the
highest standards of quality. His leadership and communication skills enable him to
effectively coordinate with clients, subcontractors, and field crews, fostering a
collaborative environment that promotes efficiency and excellence.
WORK EXPERIENCE
Hygge Haus 36 Ermine Lane- Snowmass, CO.
REFERENCES
Andrew Light, LB West, LLC
Phone: 970.948.2737
Email: andrew@twocreeksinvestments.com
Erik Berg, Senior Broker, Engel & Volkers
Phone:970.379.6353
Email: erik.berg@evrealestate.com
Todd Zoller, Owners Rep. State of Colorado
Phone: 970.985.0909
Email: todd.zoller@state.co.us
Alison Agley, Architect, Ali & Shea design
Phone: 970.274.9796
Email: aliagley@gmail.com
Jack Schur, Owner, Sesame Bagel Shop
Phone: 917.331.0626
Email: Jacob.Schur@gmail.com
Ermine Lane
Dana Dalla Betta, Aspen Ski Company
Phone: 970.456.6601
Email: ddakkabetta@aspensnowmass.com
Hygge Haus 36 Ermine Lane- Snowmass, CO. 3.5M
Regional Group Homes- Grand Junction, CO 450K
Open Sesame Bagel Shop- Basalt, CO 50K
Grand River Health- Phase 2B-Rifle, CO. 6M
Eagle 210 Apartments-Eagle, CO. 9M
Basalt River Park- Gallery Building-Phase. 2- Basalt, CO. 12M
Basalt River Park- Park Place Townhomes- Phase 2-Basalt, CO. 4M
Basalt River Park Townhomes, Phase 1- Basalt, CO. 11M
Decorative Materials International- Basalt, CO. 1M
Design Workshop at BRP Gallery- Basalt, CO. 1.5M
Engel and Volkers- Willits B11- Basalt, CO. 400K
Free Range Basalt Park Restaurant- Basalt, CO. 1.8M
Lumen Residences at Willits- Basalt, CO. 9M
Pitkin County Health- Basalt, CO. 1.5M
Red Hill Lofts- Carbondale, CO. 7M
Red Hill Lofts- Carbondale, CO. 7M
Tree House, Aspen Ski CO- Snowmass, CO. 3M
AUSTIN SADVAR
PROJECT MANAGER
CONTACT
970.629.9776
Asadvar@kiserconstructioninc.com
Grand Junction, CO
www.kiserconstructioninc.com
EDUCATION
BS CONSTRUCTION SCIENCE AND
MANAGEMENT
Colorado Mesa University
TRAINING
OSHA 10 HOUR TRAINING
Storm Water Management
IN INDUSTRY
OVER 8 YEARS
A results-driven and detail-oriented Construction Project Manager with over
8 years of experience leading residential, commercial, and infrastructure
projects from conception through completion. Austin has an adept ability at
navigating complex building codes, securing permits, and maintaining strong
relationships with clients, subcontractors, and stakeholders. Austin is known
for a hands-on leadership style, strategic planning, and a deep understanding
of construction processes, safety regulations, and quality control standards.
Austin takes great pride in his ability to manage multimillion- dollar budgets,
coordinate cross-functional teams, and ensure projects are delivered on time,
within scope, and under budget.
REFERENCES
Jamie Cox, Colorado Mesa University
Phone: 970.986.2584
Email: jcox2@coloradomesa.edu
Stephen Williams, Design West Architects
Phone:435.232.4089
Email: stephenw@designwestarchitects.com
Todd Raper, Dynamic Program
Management
Phone:970.986.2274
Email: todd.raper@dynamicpm.com
Justin Aubert, COF, ColCal Industries
Phone: 970.260.1657
Email: justin@colcal.net
Robert Miller, Facilities Director, MCSD
Phone:815.641.8429
Email: Robert.miller@moffatsd.org
Scott Roalofs, Director of operations, State of
Colorado
Phone: 303.869.9010
Email: scott.roalofs@state.co.us
MoƯat County High School Gymnasium
PROFILE
WORK EXPERIENCE
Craig Middle School Bleacher Replacement- Craig, CO. 162K
CNCC Library Carpet Replacement- Rangely, CO. 16K
Edwards Field House Renovation-Phase 1- Edwards, CO. 730K
CDA Palisade Insectary- Palisade, CO 700K
Steamboat Springs Fire Station and City Hall- Steamboat, CO. 36M
McKenzie County Ag Expo- Watford City, ND. 42M
Laurel House Water Remediation- Grand Junction, CO. 1.2M
Grand Junction High School- Grand Junction, CO. 130M
CMU Student Housing- Wingate North- Grand Junction, CO. 17M
Decorative Materials International- Basalt, CO. 1M
Moffat County High School Gymnasium Remodel- Craig, CO. 1.5M
CMU Admissions Entrance- Grand Junction, CO. 325K
Taco Bell Fruita Renovation- Fruita, CO. 500K
Taco Bell Mesa Mall Renovation- Grand Junction, CO. 400K
HARRISON HAUGH
SUPERINTENDENDENT
CONTACT
952.232.8586
hhaugh@kiserconstructioninc.com
Grand Junction, CO
www.kiserconstructioninc.com
EDUCATION
BS CONSTRUCTION SCIENCE AND
MANAGEMENT
Colorado Mesa University
TRAINING
OSHA 10 HOUR TRAINING
Storm Water Management
MEWP Certification
Frist Aid/CPR
IN INDUSTRY
OVER 7 YEARS
PROFILE
REFERENCES
Maggie McHugh, Roaring Fork Engineering Phone: 614.256.4714 Email: andrew@twocreeksinvestments.com Brad Johnson, Facility supervisor,
Edwards Field House
Phone:719.342.0438
Email: bjohnson@mountainrec.org
Justin Forman, PE, Town of Basalt
Phone: 970.618.0795
Email: justin.forman@basalt.net
Dan Potter, Architect, OLC designs
Phone: 303.886.4081
Email: dpotter@olcdeisgns.com
BRP Town Homes
Olivia Emery, A4 Architects Phone: 970.366.0564 Email: Oemery@A4arc.com
Design Workshop-Basalt, CO 3M
Ryan Investments-
Mesa County Probation- Grand Junction, CO 3.2M
Colorado Mtn. College Tenant Build Out- Basalt, CO 1M
Clifton Sanitation- Grand Junction, CO 500K
321 Branding Lane- Snowmass, CO 3M
BRP townhomes, Phase 1 - Basalt, CO. 11M
BRP Gallery Building Phase 2- Basalt, CO. 12M
CRMS Bar Fork Addition- Carbondale, CO. 8M
Basalt Triangle Park- Basalt, CO. 500K
Builders First Source- Carbondale, CO. 9M
Decorative Materials Tenant Finish- Basalt, CO. 1M
Carbondale Community School- Carbondale, CO. 400K
Basalt Pool and Tennis Courts- Basalt, CO. 30K
With over 7 years of experience in the construction industry, Harrison brings proven
leadership, technical expertise, and a strong commitment to quality to every project.
As a Construction Superintendent, he excels at coordinating teams, managing
schedules, and ensuring work is completed on time, on budget, and in compliance
with safety and quality standards. Throughout his career, Harrison has overseen many
projects, delivering results that consistently exceed client expectations. Known for clear
communication and firsthand problem-solving, he works closely with project
managers, subcontractors, and clients to keep operations running smoothly from
groundbreaking to final walk through. Harrison stays up to date on evolving building
codes, safety regulations, and construction technologies.
WORK EXPERIENCE
LB-WEST
22860 Two Rivers Road, Suite 204 Basalt, CO 81621
970 948 2737
July 11, 2024
Mr. Will Kiser
Kiser Construction
Via email: wkiser@kiserconstructioninc.com
RE: Reference Letter for Kiser Construction
Greetings:
LB-West has worked with Will Kiser and Craig Vittitow since 2020 and highly recommends their
work. We have completed 4 projects in Basalt, CO including:
x A mixed-use building with 32 rental apartments over commercial space
x A riverfront restaurant that was completed in approximately 6 months under a tight
timeline
x A for-sale residential project with 11 units that achieved record breaking sale prices for
the local market
x A mixed-use building with many product types ranging from a residential penthouse to
offices
Will and Craig are experienced managers and have always performed with integrity and honesty.
Please feel free to contact us with additional questions.
Sincerely,
LB-West, LLC
Andrew Light & Tim Belinski
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Dwg No.
Job No.Drawn by:Print Date:File:PE:QC:
2025-129.001JC11/03/2025JPDrainage AreasXX
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SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT
SPECIAL FLOODHAZARD AREAS
Without Base Flood Elevation (BFE)Zone A, V, A99With BFE or DepthZone AE, AO, AH, VE, ARRegulatory Floodway
0.2% Annual Chance Flood Hazard, Areasof 1% annual chance flood with averagedepth less than one foot or with drainageareas of less than one square mileZone XFuture Conditions 1% AnnualChance Flood HazardZone XArea with Reduced Flood Risk due toLevee. See Notes.Zone XArea with Flood Risk due to LeveeZone D
NO SCREENArea of Minimal Flood HazardZone X
Area of Undetermined Flood HazardZone D
Channel, Culvert, or Storm SewerLevee, Dike, or Floodwall
Cross Sections with 1% Annual Chance17.5Water Surface ElevationCoastal Transect
Coastal Transect BaselineProfile BaselineHydrographic Feature
Base Flood Elevation Line (BFE)
Effective LOMRs
Limit of StudyJurisdiction Boundary
Digital Data AvailableNo Digital Data AvailableUnmapped
This map complies with FEMA's standards for the use ofdigital flood maps if it is not void as described below.The basemap shown complies with FEMA's basemapaccuracy standardsThe flood hazard information is derived directly from theauthoritative NFHL web services provided by FEMA. This mapwas exported on 6/18/2025 at 3:44 PM and does notreflect changes or amendments subsequent to this date andtime. The NFHL and effective information may change orbecome superseded by new data over time.
This map image is void if the one or more of the following mapelements do not appear: basemap imagery, flood zone labels,legend, scale bar, map creation date, community identifiers,FIRM panel number, and FIRM effective date. Map images forunmapped and unmodernized areas cannot be used forregulatory purposes.
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OTHER AREAS OFFLOOD HAZARD
OTHER AREAS
GENERALSTRUCTURES
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MAP PANELS
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The pin displayed on the map is an approximatepoint selected by the user and does not representan authoritative property location.
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Basemap Imagery Source: USGS National Map 2023
5020 County Road 154Glenwood Springs, CO 81601phone: (970) 945-7988email: kaglenwood@kumarusa.comwww.kumarusa.com
Office Locations: Denver (HQ), Parker, Colorado Springs, Fort Collins, Glenwood Springs, and Summit County, Colorado
September 15, 2025
Artaic GroupAttn: Austin Rosenthal2650 18thStreet, Suite 301Denver, Colorado 80211austin.rosenthal@artaicgroup.com Project No. 25-7-519.02
Subject: Profile Pits Evaluation, ProposedWilden House Renovations, 15188 Highway 133, Pitkin County, Colorado
Dear Austin:
As requested, we are providing evaluations of profile pits for design of an onsite wastewater treatment system (OWTS) at the subject site. This letter provides the findings of our study and general classification of the subsoils at the planned soil treatment areas (STA). The study is in accordance with our agreement for engineering services with you dated August 4, 2025.
The field exploration for the OWTS was conducted on August 20, 2025. Two profile pits at each of the two Units (Profile Pits A-1, A-2, B-1 and B-2) were excavated with an excavator at the approximate locations shown on Figure 1 to evaluate the subsurface conditions at the planned soil treatment areas for the OWTS as requested by you. The pits were logged by a
representative of Kumar & Associates. Logs of the profile pits are provided below.
Log of Profile Pit A-1
Depth USDA Classification
0-½’ TOPSOIL; organic Sandy Loam, firm, slightly moist, dark brown.
½’-8’ SANDY LOAM; very Gravelly, massive structure, medium dense, slightly moist, brown.x Disturbed bulk sample obtained from 4 to 5 feet.x Bottom of pit @ 8 feetxNo groundwater or redoximorphic features observed at time of pit excavation.
Log of Profile Pit A-2
Depth USDA Classification
0-½’ TOPSOIL; organic Sandy Loam, firm, slightly moist, dark brown.
½’-8’ SANDY LOAM; very Gravelly, massive structure, medium dense, slightly moist, brown.
x Bottom of pit @ 8 feet. x No groundwater or redoximorphic features observed at time of pit excavation.
Log of Profile Pit B-1
Depth USDA Classification
0-2’ TOPSOIL; organic Loam, firm, moist, dark brown.
2’-8’ SANDY LOAM; very Gravelly, massive structure, medium dense, slightly moist, brown.
x Disturbed bulk sample obtained from 4 to 5 feet.x Bottom of pit @ 8 feet. x No groundwater or redoximorphic features observed at time of pit excavation.
Kumar & Associates
SILT COBBLESCOARSEGRAVELMEDIUMMEDIUMV. FINE SANDCLAY FINE CO.FINEV. CO.CO.FINE
Kumar & Associates
SILT COBBLESCOARSEGRAVELMEDIUMMEDIUMV. FINE SANDCLAY FINE CO.FINEV. CO.CO.FINE
Kumar & Associates
Clean Water Policy CW 9ALLOWABLE LONG TERM ACCEPTANCE RATES OF “TYPE R” SOILS
Page 2
Background
Regulation 43 was most recently adopted by the Water Quality Control Commission on April 30, 2018. This regulation establishes minimum standards for the location, design, construction, performance, installation, maintenance and use of Onsite Wastewater Treatment Systems (OWTS) with flows ≤2,000 gallons/day within the state of Colorado. Local boards of health within each county in Colorado are subsequently required to adopt regulations that are at least as stringent as Regulation 43. The local boards have the ability to adopt regulations that have additional, more stringent requirements. The Water Quality Control Division (division) reviews and approves each local regulation to ensure compliance with Regulation 43.
To ensure that the wastewater from an OWTS is treated and dispersed in a manner that provides protection to human health and the environment, Regulation 43 was developed to align with accepted industry standards. However, noting that the division does not provide local implementation of the regulations, in certain instances specific sections of the regulations may get applied differently across the state. This is typically due to the local agencies reverting to historic local application of the regulation, or possibly a misunderstanding of certain sections of the new regulation. When such situations are brought to the attention of the division, the division evaluates the regulation, then through policy development provides direction for proper implementation of the regulation. This document provides direction as to how long term application rates for type “R” soils were intended to be applied.
AuthorityThis policy applies to local public health agencies that review designs and permit OWTS, and to those individuals that design and install OWTS within the State of Colorado.
Table of Contents
1. Policy Introduction 3
2. Background of type R soils 3
3. Practical Implications 6
4. Issue Assessment 7
5. Policy Implementation 8
Clean Water Policy CW 9ALLOWABLE LONG TERM ACCEPTANCE RATES OF “TYPE R” SOILS
Page 3
1.Policy IntroductionThis policy details the division’s requirements for implementation of Table 10-1A withinRegulation 43. This policy will address allowable long term acceptance rates within the soil treatment area when type R soils are encountered.
2.Background of type R soils
The initial reference to a soil profile with a high rock content within the soil matrix was provided in the adoption of Regulation 43 in May of 2013; at that time high rock content soils were defined as, “soil type 0”. A soil type 0 referenced both a soil type 1 (sand, loamy sand) with more than 35% rock content, or a soil type 2 – 5 (all other soil types) with more than 50% rock content. In both cases, rock means a soil fragment that is greater than 2mm, consistent with U.S. Department of Agriculture soil classification which is the industry standard practice for OWTS.
This initial requirement provided only two design allowances where a type 0 soil existed within the soil treatment area of a proposed OWTS. A requirement for each was that the soil type 0 was to be removed, and an unlined sand filter installed. Depending on the wastewater effluent strength delivered to the soil treatment area, a 2’ or 3’ deep unlined sand filter was required. The regulation did not differentiate between the type or size of rock, only that a sand filter was required.
During the stakeholder process leading to the adopted revisions of Regulation 43 in 2017, contributing parties stated that the current practices, intended to address sites with soiltype 0, did not adequately address the diverse soil matrices throughout Colorado that contain various percentages and type of rock. To address this issue, the stakeholder group considered available research and developed a new classification to replace soil type 0, termed “soil type R”. The 2017 regulatory revision adopted a soil type R with three distinct soil classifications relative to the amount of rock and the size of the rock within the soilmatrix.
x Soil type R-0 references a sandy soil (soil type 1) that contains more than 35% rockxSoil type R-1 references all other soil types (soil type 2 – 5) that contain
between 35% - 65% rock, where more than 50% of the rock must be less than20 mm (3/4”)x Soil type R-2 references all other soil types (soil type 2 – 5) that containeither more than 65% rock, or a site that contains between 35% - 65% rock, where more than 50% of the rock is greater than 20 mm (3/4”)
Clean Water Policy CW 9ALLOWABLE LONG TERM ACCEPTANCE RATES OF “TYPE R” SOILS
Page 4
Table 10-1A from Regulation 43 summarizes the required design criteria for type R soils based
on the treatment capability of each distinct soil type. This table contains a number of requirements for the design of OWTS in a soil type R. The following items are included:
●Defined categories for soil types R-0, R-1, and R-2; with allowable sand media requirements, LTAR for each specific soil type, and other designconsiderations
●A footnote (#3) that states that, “The design of type “R” soil treatment systemsmust conform to sections 43.11.C.2 and 3; which are the general requirements for the design/construction of sand filters, and the LTAR allowances for unlined sandfilters
In order to ensure clarity for items referenced in this document, a description of certain terms from Regulation 43 are provided below.
●"Long-term acceptance rate" (LTAR) means design parameter expressing the ratethat effluent enters the infiltrative surface of the soil treatment area at equilibrium, measured in volume per area per time, e.g. gallons per square foot per day (gal/ ft.2/day).
●"Sand filter, unlined" means an engineer designed OWTS that includes a layer of specified sand used as a treatment media without a liner between the sand andthe existing soil on which it is placed.
●"Soil treatment area" (STA) means the physical location where final treatment and dispersal of effluent occurs.
●Type R Soils: The intent of the soil type R-0 is to define a material that consists of a high percentage of rock, or rock fragments, and has a percolation rate of less than 5 mpi. Soil types R-1 and R-2 consist of a high percentage of rock or rock fragments, but have a percolation rate of greater than 5 mpi. Soil types R-0 and R-2 are considered to be a “limiting layer”.
●Treatment level 1 (TL1): Typical septic tank effluent as defined in Regulation 43; BOD5≤180 mg/l, TSS ≤80 mg/l, Total Nitrogen 60 – 80 mg/l.
●Treatment level 3 (TL3): Treated effluent meeting the following standards asdefinedin Regulation 43; CBOD5≤10 mg/l, TSS ≤10mg/l.
Clean Water Policy CW 9ALLOWABLE LONG TERM ACCEPTANCE RATES OF “TYPE R” SOILS
Page 5
2.1 Table 10-1A
Table 10-1A Design Criteria for Soils with High Rock Content (Type “R” Soils)1,2,3,4
Soil Type, Percentage of Rock, LTAR, Distribution Required Sand or Media Depth Relative to the Quality of Effluent Applied to the Distribution System
Soil Type Percentage and Size of Rock5 Maximum LTAR (Gal./sq.ft./ day)
Type of Distribution Required
Treatment Level 16 Treatment Level 2 Treatment Level 2N Treatment Level 3 Treatment Level 3N
R-0
Soil Type7 1 withmore than 35% Rock (>2mm)
Unlined Sand Filter: 1.0 for “Preferred Sand Media”; 0.8 for “Secondary Sand Media”
Pressure Distribution8
Minimum 3-foot deep Unlined Sand Filter
Minimum 3-foot deep Unlined Sand Filter
Minimum 2.5-foot deep Unlined Sand Filter
Minimum 2.5-foot deep Unlined Sand Filter
Minimum 2-foot deep Unlined Sand Filter
R-1;Option 1
Soil Type7 2 –5, >35- 65% Rock (>2mm) ; with >50% ofthe Rock <20 mm (3/4 inch)
Use TL1 LTAR from Table 10-1 for the soil type corresponding to the soil matrix, with a maximum LTAR of 0.8
Pressure Distribution8
Minimum 2-foot deep Unlined Sand Filter
Minimum 1-foot deep Unlined Sand Filter
Minimum 1-foot deep Unlined Sand Filter
Sand media not required Sand media not required
R-1;Option 2
Soil Type7 2 and 2A,>35 - 65% Rock(>2mm); with >50% of the Rock <20 mm (3/4 inch)
The allowable LTAR’sare defined in each individual treatment level column in this Table
Pressure Distribution8
Remove, mix, replace 4 feet of existing material; with a maximum LTAR of 0.6
Remove, mix, replace 2 feet of existing material; with a maximum LTAR of 0.7
Remove, mix, replace 2 feet of existing material; with amaximum LTAR of 0.7
Remove, mix, replace 2 feet of existing material; with a maximum LTAR of 0.8
Remove, mix, replace 2 feet of existing material; with a maximum LTAR of 0.8
R-2
Soil Type7 2 –5, >65 Rock (>2mm), OR>50% of Rock >20 mm (3/4 inch)
Use TL1 LTAR from Table 10-1 for the soil type corresponding to the soil matrix, with a maximum LTAR of 0.8
Timed, Pressure Distribution8
Minimum 3-foot deep Unlined sand filter
Minimum 3-foot deep Unlined Sand Filter
Minimum 2.5-foot deep UnlinedSand Filter
Minimum 2.5-foot deep Unlined Sand Filter
Minimum 2-foot deep Unlined Sand Filter
1. General guidance for Table 10-1A: The intent of the soil type R-0 is to define a material that consists of a high percentage of rock, or rock fragments, and has a percolation rate of less than 5 mpi. Soil types R-1 and R-2 consist of a high percentage of rock or rock fragments, but have a percolation rate of greater than 5 mpi. Soil types R-0 and R-2 are considered to be a “limiting layer”.
2. No sizing adjustments are allowed for systems placed in type “R” soils. The maximum LTAR’s are provided in thistable
3.The design of type “R” soil treatment systems must conform to sections 43.11.C.2 and3.
4.All systems installed in a type “R” soil must be designed by a professional engineer.
5. The percentage of rock may be determined by a gradation conducted per ASTM standard D 6913-17 (2017version),6.Type “R” soil treatment systems that are designed per the criteria noted in the Treatment Level 1 column of this table do not require O/M oversight by the LPHA.
7.The “Percentage and Size of Rock” column references the soil types noted in Table10-1.
8.Design of the pressure distribution system for type “R” soils shall comply with the requirements of sections 43.11.C.2.b, c, e, f, g, h and i.
Clean Water Policy CW 9ALLOWABLE LONG TERM ACCEPTANCE RATES OF “TYPE R” SOILS
Page 6
3.Practical Implications
After local public health agencies began implementing changes to Regulation 43, the division was asked to provide clarification as to how the LTAR rates noted within Table 10-1A should be interpreted, thus ensuring consistent application across the state. Specifically local public health agencies have asked for clarification regarding provisions within Table 10-1A and footnote #3 of Table 10-1A that identify different LTAR design criteria for systems installed in type R soils.
●The criteria listed in the “Maximum LTAR” column for soil type R-0, state:
“Unlined Sand Filter: 1.0 for “Preferred Sand Media”; 0.8 for “Secondary Sand Media”
䕿 Note that this item does not distinguish between the type of effluent thatis applied to the sand filter; such as, TL1, TL2, TL3, etc.
●The criteria listed in the “Maximum LTAR” column for both soil type R-1 (option 1)and soil type R-2, state:
“Use TL1LTAR from Table 10-1 for the soil type corresponding to the soil matrix, with a maximum LTAR of 0.8”
䕿 Note that this item states to, “Use TL1LTAR from Table 10-1 …”, again withno reference to the quality of effluent applied to the sand filter.
●However footnote #3 applies to all type R soils listed in Table 10-1A, where the addition of sand media is required, and states that the design must conform to sand filter requirements noted in the regulation by specifically referencing Section 43.11.C.2 and 3 of Regulation 43. The referenced sections of Regulation 43, thatrelate to the LTAR requirements, state in part:
䕿 Section 43.11.C.2.a of Regulation 43 states: “The treatment level for intermittent sand filters is consideredTL3.”
䕿 Section 43.11.C.3.b.(1) and (2) indicates that the maximum hydraulic loading rate for TL1 effluent applied to an unlined sand filter will use the applicable sand media loading rate, or the LTAR of the receiving soil for TL3(Table 10-1), whichever results in the larger area.
䕿 Section 43.11.C.3.b.(3) indicates that the maximum hydraulic loading rate for TL2, TL2N, TL3 or TL3N effluent applied to an unlined sand filter will use the LTAR of the receiving soil for TL3(Table 10-1).
Clean Water Policy CW 9ALLOWABLE LONG TERM ACCEPTANCE RATES OF “TYPE R” SOILS
Page 7
As noted above, the soil treatment area sizing requirements for the various soil types as well
as the quality of effluent applied to the sand filter (i.e. TL1 – TL3) are found in Table 10-1, provided below:
Table 10-1 Soil Treatment Area Long-term Acceptance Rates by Soil Texture, Soil Structure, Percolation Rate and Treatment Level
Soil Type, Texture, Structure and Percolation Rate Range Long-term Acceptance Rate (LTAR); Gallons per day per square foot
Soil Type USDA Soil Texture
USDA Soil Structure-Type
USDA Soil Structure-Grade
Perc Rate (MPI)Treatment Level 11 Treatment Level 21 Treatment Level 2N1 Treatment Level 31 Treatment Level 3N1*
R >35% Rock (>2mm): See Table 10-1A >35% Rock (>2mm): See Table 10-1A
1 Sand, Loamy Sand Single Grain 0(Structureless)5-15 0.80 1.40 1.40 1.55 1.55
2 Sandy Loam, Loam, Silt Loam
PR(Prismatic) BK(Blocky) GR(Granular)
2 (Moderate)3 (Strong)16-25 0.60 1.0 1.0 1.1 1.1
2A Sandy Loam, Loam, Silt Loam
PR, BK, GRMassive
1 (Weak)0(Structureless)26-40 0.50 0.80 0.80 0.90 0.90
3 Sandy Clay Loam, Clay Loam, Silty Clay Loam PR, BK, GR 2, 3 41-60 0.35 0.55 0.55 0.65 0.65
3A Sandy Clay Loam, Clay Loam, Silty Clay Loam PR, BK, GRMassive
10(Structureless)61-75 0.30 0.45 0.45 0.55 0.55
4 Sandy Clay, Clay, Silty Clay PR, BK, GR 2, 3 76-90 0.20 0.30 0.30 0.30 0.30
4A Sandy Clay, Clay, Silty Clay PR, BK, GRMassive
10(Structureless)91-120 0.15 0.20 0.20 0.20 0.20
5 Soil Types 2-4A Platy 1, 2, 3 121+0.10 0.15 0.15 0.15 0.15
From this information, the difference in the allowable application rates between TL1 and TL3 effluent can be significant, especially when the effluent has already received additional treatment (TL2 – TL3N). In some cases, using the TL1 application rate could almost double the size of the soil treatment area. For example, if the soil matrix was a soil type 2A and TL1 effluent was applied, the allowable LTAR would be 0.50 gal./sq.ft./day. However if the effluent was treated to TL3 quality prior to the underlying soil matrix, the allowable LTAR would be 0.9 gal./sq.ft./day.
4.Issue Assessment
The initial adoption of Regulation 43 in 2013 provided criteria which said that a sand filter was required for the installation of an OWTS over all sites with a soil type 0 (now a soil type R). As sand filters provide the desired effluent quality, the 2017 update to Regulation 43
Clean Water Policy CW 9ALLOWABLE LONG TERM ACCEPTANCE RATES OF “TYPE R” SOILS
Page 8
maintained the sand filter requirement in most instances; however, the regulation modified the soil type R requirement to provide more site specific design criteria relative to the amount and size of rock within the soil matrix while maintaining an equivalent degree of environmental protection.
To understand the requirements of Table 10-1A, an explanation of the treatment capabilityof sand filters must be provided. Within the sand filter, imported sand is used as treatment media for the wastewater. When standard residential strength septic tank effluent is applied to the sand media at or below a maximum application rate, the media provides a quality of effluent which meets TL3 standards. Regulation 43 provides specifications for two types of sand, “preferred” and “secondary”; each having their own application rate relative to the size and uniformity of the sand filter media. The application rate for TL1 effluent applied to “preferred” sand is 1.0 gal./sq.ft/day, and the application rate for TL1 effluent applied to “secondary” sand is 0.8 gal./sq.ft./day. These rates for application to the sand filter media are noted in section 43.11.C.3.b. (1) and (2) and in some rows of the “Maximum LTAR” column of Table 10-1A.
Once the effluent is treated within the unlined sand filter, the allowable rate at which the effluent will move into the underlying soil must be identified. The term, “treated effluent”, is the key to understanding this factor. Regulation 43 states that a sand filter provides effluent that meets TL3 standards, therefore it would reason that the application rate to the underlying material could follow TL3 rates provided within the regulation. As TL1 effluent is applied to the top of the sand filter, the 0.8 and 1.0 gal./sq.ft./day application rates noted above establish the maximum application rates to the sand filter media for the system. After the effluent is treated in the sand media, the majority of the organic load has been removed, thus the higher TL3 application rates would be appropriate for the underlying soil consistent with section 43.11.C.3.b.(1) and (2).
From the items noted above, requiring TL1 application rates to be used for all sand filters is excessive and does not apply the advantages provided from the treatment within the sand filter as indicated by the “Maximum LTAR” column of Table 10-1A. However, footnote 3 to Table 10-1A states that the design of an OWTS in type R soils must conform with sand filter design standards provided within the regulation. As the regulation states that sand filters provide the desired higher quality effluent, the TL3 LTAR to the underlying soil provides equivalent environmental protection and is required.
5.Policy Implementation
The intent of Table 10-1A is to apply appropriate science based sizing requirements for the soil treatment area where type R soils are encountered. The criteria stated in footnote #3 of Table 10-1a is focused on the appropriate requirement for the sizing of an unlined sand filter installed in soil type R. The referenced section (43.11.C.2 and 3) is in alignment with accepted industry standards and provides the desired protection to the environment.
Clean Water Policy CW 9ALLOWABLE LONG TERM ACCEPTANCE RATES OF “TYPE R” SOILS
Page 9
The section also clearly distinguishes between the allowable application rate to the unlined sand filter media and the allowable application rate to the underlying soil.
Footnote #3 to Table 10-1A states:
“The design of type “R” soil treatment systems must conform to sections 43.11.C.2 and 3.”
Applicable criteria relative to long term acceptance rates, where the addition of sand media is required, are found within Section 43.11.C.3.b of Regulation 43:
Application rates:
(1) Maximum hydraulic loading rate for TL1 effluent applied to “Preferred Sand Media” in an unlined sand filter is 1.0 gal./sq.ft./day, or the long-term acceptance rate of the receiving soil for TL3 (Table 10-1) whichever results in the largerarea.
(2) Maximum hydraulic loading rate for TL1 effluent applied to “Secondary Sand Media” in an unlined sand filter is 0.8 gal./sq.ft./day, or the long term acceptance rate of the receiving soil for TL3 (Table 10-1) whichever results in the largerarea.
(3) Maximum hydraulic loading rate for TL2, TL2N, TL3, or TL3N effluent applied to “Preferred” or ”Secondary” Sand Media in an unlined sand filter must be the long-term acceptance rate of the receiving soil for TL3, (Table 10-1).
Note that Table 10-1A identifies two instances where imported sand media is not required. Thus, using a long term acceptance rate for sand filters as provided in Section 43.11.C.3.b isnot appropriate. The specific soil types and long term acceptance rates are listed below:
x Soil type R-1 (Option 1), when TL3 or TL3N effluent is applied. In this instance imported sand is not required and the long term acceptance rates of the receiving soil for TL3 may be used (Table 10-1); and
x Soil type R-1 (Option 2), where modification of existing soils is accepted. In thisinstance the specific long term acceptance rates noted in Table 10-1A will apply.
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KUMAR & ASSOCIATESDETAILED STUDY
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This map complies with FEMA's standards for the use ofdigital flood maps if it is not void as described below.The basemap shown complies with FEMA's basemapaccuracy standardsThe flood hazard information is derived directly from theauthoritative NFHL web services provided by FEMA. This mapwas exported on 6/18/2025 at 3:44 PM and does notreflect changes or amendments subsequent to this date andtime. The NFHL and effective information may change orbecome superseded by new data over time.This map image is void if the one or more of the following mapelements do not appear: basemap imagery, flood zone labels,legend, scale bar, map creation date, community identifiers,FIRM panel number, and FIRM effective date. Map images forunmapped and unmodernized areas cannot be used forregulatory purposes.
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5020 County Road 154Glenwood Springs, CO 81601phone: (970) 945-7988email: kaglenwood@kumarusa.comwww.kumarusa.com
Office Locations: Denver (HQ), Parker, Colorado Springs, Fort Collins, Glenwood Springs, and Summit County, Colorado
September 15, 2025
Artaic GroupAttn: Austin Rosenthal2650 18thStreet, Suite 301Denver, Colorado 80211austin.rosenthal@artaicgroup.com Project No. 25-7-519.02
Subject: Profile Pits Evaluation, Proposed Wilden House Renovations, 15188 Highway 133, Pitkin County, Colorado
Dear Austin:
As requested, we are providing evaluations of profile pits for design of an onsite wastewater treatment system (OWTS) at the subject site. This letter provides the findings of our study and general classification of the subsoils at the planned soil treatment areas (STA). The study is in accordance with our agreement for engineering services with you dated August 4, 2025.
The field exploration for the OWTS was conducted on August 20, 2025. Two profile pits at each of the two Units (Profile Pits A-1, A-2, B-1 and B-2) were excavated with an excavator at the approximate locations shown on Figure 1 to evaluate the subsurface conditions at the planned soil treatment areas for the OWTS as requested by you. The pits were logged by a representative of Kumar & Associates. Logs of the profile pits are provided below.
Log of Profile Pit A-1
Depth USDA Classification
0-½’ TOPSOIL; organic Sandy Loam, firm, slightly moist, dark brown.
½’-8’ SANDY LOAM; very Gravelly, massive structure, medium dense, slightly moist, brown.
x Disturbed bulk sample obtained from 4 to 5 feet.x Bottom of pit @ 8 feetxNo groundwater or redoximorphic features observed at time of pit excavation.
Log of Profile Pit A-2
Depth USDA Classification
0-½’ TOPSOIL; organic Sandy Loam, firm, slightly moist, dark brown.
½’-8’ SANDY LOAM; very Gravelly, massive structure, medium dense, slightly moist, brown.
x Bottom of pit @ 8 feet. x No groundwater or redoximorphic features observed at time of pit excavation.
Log of Profile Pit B-1
Depth USDA Classification
0-2’ TOPSOIL; organic Loam, firm, moist, dark brown.
2’-8’ SANDY LOAM; very Gravelly, massive structure, medium dense, slightly moist, brown.x Disturbed bulk sample obtained from 4 to 5 feet.x Bottom of pit @ 8 feet. x No groundwater or redoximorphic features observed at time of pit excavation.
Kumar & Associates
SILT COBBLESCOARSEGRAVELMEDIUMMEDIUMV. FINE SANDCLAY FINE CO.FINEV. CO.CO.FINE
Kumar & Associates
SILT COBBLESCOARSEGRAVELMEDIUMMEDIUMV. FINE SANDCLAY FINE CO.FINEV. CO.CO.FINE
Kumar & Associates
Clean Water Policy CW 9 ALLOWABLE LONG TERM ACCEPTANCE RATES OF “TYPE R” SOILS
Page 2
Background
Regulation 43 was most recently adopted by the Water Quality Control Commission on April 30, 2018. This regulation establishes minimum standards for the location, design, construction, performance, installation, maintenance and use of Onsite Wastewater Treatment Systems (OWTS) with flows ≤2,000 gallons/day within the state of Colorado. Local boards of health within each county in Colorado are subsequently required to adopt regulations that are at least as stringent as Regulation 43. The local boards have the ability to adopt regulations that have additional, more stringent requirements. The Water Quality Control Division (division) reviews and approves each local regulation to ensure compliance with Regulation 43.
To ensure that the wastewater from an OWTS is treated and dispersed in a manner that provides protection to human health and the environment, Regulation 43 was developed to align with accepted industry standards. However, noting that the division does not provide local implementation of the regulations, in certain instances specific sections of the regulations may get applied differently across the state. This is typically due to the local agencies reverting to historic local application of the regulation, or possibly a misunderstanding of certain sections of the new regulation. When such situations are brought to the attention of the division, the division evaluates the regulation, then through policy development provides direction for proper implementation of the regulation. This document provides direction as to how long term application rates for type “R” soils were intended to be applied.
Authority
This policy applies to local public health agencies that review designs and permit OWTS, and to those individuals that design and install OWTS within the State of Colorado. Table of Contents
1. Policy Introduction 3
2. Background of type R soils 3
3. Practical Implications 6
4. Issue Assessment 7
5. Policy Implementation 8
Clean Water Policy CW 9 ALLOWABLE LONG TERM ACCEPTANCE RATES OF “TYPE R” SOILS
Page 3
1. Policy Introduction
This policy details the division’s requirements for implementation of Table 10-1A within Regulation 43. This policy will address allowable long term acceptance rates within the soil
treatment area when type R soils are encountered. 2. Background of type R soils
The initial reference to a soil profile with a high rock content within the soil matrix was provided in the adoption of Regulation 43 in May of 2013; at that time high rock content soils were defined as, “soil type 0”. A soil type 0 referenced both a soil type 1 (sand, loamy sand) with more than 35% rock content, or a soil type 2 – 5 (all other soil types) with more than 50% rock content. In both cases, rock means a soil fragment that is greater than 2mm, consistent with U.S. Department of Agriculture soil classification which is the industry standard practice for OWTS.
This initial requirement provided only two design allowances where a type 0 soil existed within the soil treatment area of a proposed OWTS. A requirement for each was that the soil type 0 was to be removed, and an unlined sand filter installed. Depending on the wastewater effluent strength delivered to the soil treatment area, a 2’ or 3’ deep unlined sand filter was required. The regulation did not differentiate between the type or size of rock, only that a sand filter was required.
During the stakeholder process leading to the adopted revisions of Regulation 43 in 2017, contributing parties stated that the current practices, intended to address sites with soil type 0, did not adequately address the diverse soil matrices throughout Colorado that contain various percentages and type of rock. To address this issue, the stakeholder group considered available research and developed a new classification to replace soil type 0, termed “soil type R”. The 2017 regulatory revision adopted a soil type R with three distinct soil classifications relative to the amount of rock and the size of the rock within the soil matrix.
x Soil type R-0 references a sandy soil (soil type 1) that contains more than 35% rock x Soil type R-1 references all other soil types (soil type 2 – 5) that contain between 35% - 65% rock, where more than 50% of the rock must be less than 20 mm (3/4”) x Soil type R-2 references all other soil types (soil type 2 – 5) that contain either more than 65% rock, or a site that contains between 35% - 65% rock, where more than 50% of the rock is greater than 20 mm (3/4”)
Clean Water Policy CW 9 ALLOWABLE LONG TERM ACCEPTANCE RATES OF “TYPE R” SOILS
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Table 10-1A from Regulation 43 summarizes the required design criteria for type R soils based on the treatment capability of each distinct soil type. This table contains a number of requirements for the design of OWTS in a soil type R. The following items are included:
● Defined categories for soil types R-0, R-1, and R-2; with allowable sand media requirements, LTAR for each specific soil type, and other design considerations
● A footnote (#3) that states that, “The design of type “R” soil treatment systems must conform to sections 43.11.C.2 and 3; which are the general requirements for the design/construction of sand filters, and the LTAR allowances for unlined sand filters
In order to ensure clarity for items referenced in this document, a description of certain terms from Regulation 43 are provided below.
● "Long-term acceptance rate" (LTAR) means design parameter expressing the rate that effluent enters the infiltrative surface of the soil treatment area at equilibrium, measured in volume per area per time, e.g. gallons per square foot per day (gal/ ft. 2 /day). ● "Sand filter, unlined" means an engineer designed OWTS that includes a layer of specified sand used as a treatment media without a liner between the sand and the existing soil on which it is placed.
● "Soil treatment area" (STA) means the physical location where final treatment and dispersal of effluent occurs.
● Type R Soils: The intent of the soil type R-0 is to define a material that consists of a high percentage of rock, or rock fragments, and has a percolation rate of less than 5 mpi. Soil types R-1 and R-2 consist of a high percentage of rock or rock fragments, but have a percolation rate of greater than 5 mpi. Soil types R-0 and R-2 are considered to be a “limiting layer”.
● Treatment level 1 (TL1): Typical septic tank effluent as defined in Regulation 43; BOD5 ≤180 mg/l, TSS ≤80 mg/l, Total Nitrogen 60 – 80 mg/l. ● Treatment level 3 (TL3): Treated effluent meeting the following standards as defined
in Regulation 43; CBOD5 ≤10 mg/l, TSS ≤10 mg/l.
Clean Water Policy CW 9 ALLOWABLE LONG TERM ACCEPTANCE RATES OF “TYPE R” SOILS
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2.1 Table 10-1A
Table 10-1A Design Criteria for Soils with High Rock Content (Type “R” Soils) 1,2,3,4
Soil Type, Percentage of Rock, LTAR, Distribution Required Sand or Media Depth Relative to the Quality of Effluent Applied to the Distribution System
Soil Type Percentage and Size of Rock5 Maximum LTAR (Gal./sq.ft./ day)
Type of Distribution Required
Treatment Level 16 Treatment Level 2 Treatment Level 2N Treatment Level 3 Treatment Level 3N
R-0
Soil Type7 1 with more than 35% Rock (>2mm)
Unlined Sand Filter: 1.0 for “Preferred Sand Media”; 0.8 for “Secondary Sand Media”
Pressure Distribution8
Minimum 3-foot deep Unlined Sand Filter
Minimum 3-foot deep Unlined Sand Filter
Minimum 2.5- foot deep Unlined Sand Filter
Minimum 2.5- foot deep Unlined Sand Filter
Minimum 2-foot deep Unlined Sand Filter
R-1; Option 1
Soil Type7 2 – 5, >35 - 65% Rock (>2mm) ; with >50% of the Rock <20 mm (3/4 inch)
Use TL1 LTAR from Table 10-1 for the soil type corresponding to the soil matrix, with a maximum LTAR of 0.8
Pressure Distribution8
Minimum 2-foot deep Unlined Sand Filter
Minimum 1-foot deep Unlined Sand Filter
Minimum 1-foot deep Unlined Sand Filter
Sand media not required
Sand media not required
R-1; Option 2
Soil Type7 2 and 2A, >35 - 65% Rock (>2mm); with >50% of the Rock <20 mm (3/4 inch)
The allowable LTAR’s are defined in each individual treatment level column in this Table
Pressure Distribution8
Remove, mix, replace 4 feet of existing material; with a maximum LTAR of 0.6
Remove, mix, replace 2 feet of existing material; with a maximum LTAR of 0.7
Remove, mix, replace 2 feet of existing material; with a maximum LTAR of 0.7
Remove, mix, replace 2 feet of existing material; with a maximum LTAR of 0.8
Remove, mix, replace 2 feet of existing material; with a maximum LTAR of 0.8
R-2
Soil Type7 2 – 5, >65 Rock (>2mm), OR >50% of Rock >20 mm (3/4 inch)
Use TL1 LTAR from Table 10-1 for the soil type corresponding to the soil matrix, with a maximum LTAR of 0.8
Timed, Pressure Distribution8
Minimum 3-foot deep Unlined sand filter
Minimum 3-foot deep Unlined Sand Filter
Minimum 2.5- foot deep Unlined Sand Filter
Minimum 2.5- foot deep Unlined Sand Filter
Minimum 2-foot deep Unlined Sand Filter
1. General guidance for Table 10-1A: The intent of the soil type R-0 is to define a material that consists of a high percentage of rock, or rock fragments, and has a percolation rate of less than 5 mpi. Soil types R-1 and R-2 consist of a high percentage of rock or rock fragments, but have a percolation rate of greater than 5 mpi. Soil types R-0 and R-2 are considered to be a “limiting layer”.
2. No sizing adjustments are allowed for systems placed in type “R” soils. The maximum LTAR’s are provided in this table
3. The design of type “R” soil treatment systems must conform to sections 43.11.C.2 and 3.
4. All systems installed in a type “R” soil must be designed by a professional engineer.
5. The percentage of rock may be determined by a gradation conducted per ASTM standard D 6913-17 (2017 version), 6. Type “R” soil treatment systems that are designed per the criteria noted in the Treatment Level 1 column of this table do not require O/M oversight by the LPHA.
7. The “Percentage and Size of Rock” column references the soil types noted in Table 10-1.
8. Design of the pressure distribution system for type “R” soils shall comply with the requirements of sections 43.11.C.2.b, c, e, f, g, h and i.
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3. Practical Implications
After local public health agencies began implementing changes to Regulation 43, the division was asked to provide clarification as to how the LTAR rates noted within Table 10-1A should be interpreted, thus ensuring consistent application across the state. Specifically local public health agencies have asked for clarification regarding provisions within Table 10-1A and footnote #3 of Table 10-1A that identify different LTAR design criteria for systems installed in type R soils.
● The criteria listed in the “Maximum LTAR” column for soil type R-0, state: “Unlined Sand Filter: 1.0 for “Preferred Sand Media”; 0.8 for “Secondary Sand Media”
䕿 Note that this item does not distinguish between the type of effluent that is applied to the sand filter; such as, TL1, TL2, TL3, etc.
● The criteria listed in the “Maximum LTAR” column for both soil type R-1 (option 1) and soil type R-2, state:
“Use TL1 LTAR from Table 10-1 for the soil type corresponding to the soil matrix, with a maximum LTAR of 0.8”
䕿 Note that this item states to, “Use TL1 LTAR from Table 10-1 …”, again with no reference to the quality of effluent applied to the sand filter.
● However footnote #3 applies to all type R soils listed in Table 10-1A, where the addition of sand media is required, and states that the design must conform to sand filter requirements noted in the regulation by specifically referencing Section 43.11.C.2 and 3 of Regulation 43. The referenced sections of Regulation 43, that
relate to the LTAR requirements, state in part:
䕿 Section 43.11.C.2.a of Regulation 43 states: “The treatment level for intermittent sand filters is considered TL3.”
䕿 Section 43.11.C.3.b.(1) and (2) indicates that the maximum hydraulic loading rate for TL1 effluent applied to an unlined sand filter will use the applicable sand media loading rate, or the LTAR of the receiving soil for TL3 (Table 10-1), whichever results in the larger area.
䕿 Section 43.11.C.3.b.(3) indicates that the maximum hydraulic loading rate for TL2, TL2N, TL3 or TL3N effluent applied to an unlined sand filter will use the LTAR of the receiving soil for TL3 (Table 10-1).
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As noted above, the soil treatment area sizing requirements for the various soil types as well as the quality of effluent applied to the sand filter (i.e. TL1 – TL3) are found in Table 10-1, provided below:
Table 10-1 Soil Treatment Area Long-term Acceptance Rates by Soil Texture, Soil Structure, Percolation Rate and Treatment Level Soil Type, Texture, Structure and Percolation Rate Range Long-term Acceptance Rate (LTAR); Gallons per day per square foot Soil Type
USDA Soil Texture
USDA Soil Structure- Type
USDA Soil Structure- Grade
Perc Rate (MPI) Treatment Level 11
Treatment Level 21 Treatment Level 2N1
Treatment Level 31
Treatment Level 3N1*
R >35% Rock (>2mm): See Table 10-1A >35% Rock (>2mm): See Table 10-1A
1 Sand, Loamy Sand Single Grain 0 (Structureless) 5-15 0.80 1.40 1.40 1.55 1.55
2
Sandy Loam, Loam, Silt Loam
PR (Prismatic) BK (Blocky) GR (Granular)
2 (Moderate) 3 (Strong)
16-25
0.60
1.0 1.0
1.1
1.1
2A Sandy Loam, Loam, Silt Loam PR, BK, GR Massive
1 (Weak) 0 (Structureless)
26-40 0.50 0.80 0.80 0.90 0.90
3 Sandy Clay Loam, Clay Loam, Silty Clay Loam PR, BK, GR 2, 3 41-60 0.35 0.55 0.55 0.65 0.65
3A Sandy Clay Loam, Clay Loam, Silty Clay Loam PR, BK, GR Massive
1 0 (Structureless)
61-75 0.30 0.45 0.45 0.55 0.55
4 Sandy Clay, Clay, Silty Clay PR, BK, GR 2, 3 76-90 0.20 0.30 0.30 0.30 0.30
4A Sandy Clay, Clay, Silty Clay PR, BK, GR Massive
1 0 (Structureless)
91-120 0.15 0.20 0.20 0.20 0.20
5 Soil Types 2-4A Platy 1, 2, 3 121+ 0.10 0.15 0.15 0.15 0.15
From this information, the difference in the allowable application rates between TL1 and TL3 effluent can be significant, especially when the effluent has already received additional treatment (TL2 – TL3N). In some cases, using the TL1 application rate could almost double the size of the soil treatment area. For example, if the soil matrix was a soil type 2A and TL1 effluent was applied, the allowable LTAR would be 0.50 gal./sq.ft./day. However if the effluent was treated to TL3 quality prior to the underlying soil matrix, the allowable LTAR would be 0.9 gal./sq.ft./day.
4. Issue Assessment
The initial adoption of Regulation 43 in 2013 provided criteria which said that a sand filter was required for the installation of an OWTS over all sites with a soil type 0 (now a soil type R). As sand filters provide the desired effluent quality, the 2017 update to Regulation 43
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maintained the sand filter requirement in most instances; however, the regulation modified the soil type R requirement to provide more site specific design criteria relative to the amount and size of rock within the soil matrix while maintaining an equivalent degree of environmental protection.
To understand the requirements of Table 10-1A, an explanation of the treatment capability of sand filters must be provided. Within the sand filter, imported sand is used as treatment media for the wastewater. When standard residential strength septic tank effluent is applied to the sand media at or below a maximum application rate, the media provides a quality of effluent which meets TL3 standards. Regulation 43 provides specifications for two types of sand, “preferred” and “secondary”; each having their own application rate relative to the size and uniformity of the sand filter media. The application rate for TL1 effluent applied to “preferred” sand is 1.0 gal./sq.ft/day, and the application rate for TL1 effluent applied to “secondary” sand is 0.8 gal./sq.ft./day. These rates for application to the sand filter media are noted in section 43.11.C.3.b. (1) and (2) and in some rows of the “Maximum LTAR” column of Table 10-1A.
Once the effluent is treated within the unlined sand filter, the allowable rate at which the effluent will move into the underlying soil must be identified. The term, “treated effluent”, is the key to understanding this factor. Regulation 43 states that a sand filter provides effluent that meets TL3 standards, therefore it would reason that the application rate to the underlying material could follow TL3 rates provided within the regulation. As TL1 effluent is applied to the top of the sand filter, the 0.8 and 1.0 gal./sq.ft./day application rates noted above establish the maximum application rates to the sand filter media for the system. After the effluent is treated in the sand media, the majority of the organic load has been removed, thus the higher TL3 application rates would be appropriate for the underlying soil consistent with section 43.11.C.3.b.(1) and (2).
From the items noted above, requiring TL1 application rates to be used for all sand filters is excessive and does not apply the advantages provided from the treatment within the sand filter as indicated by the “Maximum LTAR” column of Table 10-1A. However, footnote 3 to Table 10-1A states that the design of an OWTS in type R soils must conform with sand filter design standards provided within the regulation. As the regulation states that sand filters provide the desired higher quality effluent, the TL3 LTAR to the underlying soil provides equivalent environmental protection and is required.
5. Policy Implementation
The intent of Table 10-1A is to apply appropriate science based sizing requirements for the soil treatment area where type R soils are encountered. The criteria stated in footnote #3 of Table 10-1a is focused on the appropriate requirement for the sizing of an unlined sand filter installed in soil type R. The referenced section (43.11.C.2 and 3) is in alignment with accepted industry standards and provides the desired protection to the environment.
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The section also clearly distinguishes between the allowable application rate to the unlined
sand filter media and the allowable application rate to the underlying soil.
Footnote #3 to Table 10-1A states: “The design of type “R” soil treatment systems must conform to sections 43.11.C.2 and 3.” Applicable criteria relative to long term acceptance rates, where the addition of sand media is required, are found within Section 43.11.C.3.b of Regulation 43:
Application rates: (1) Maximum hydraulic loading rate for TL1 effluent applied to “Preferred Sand Media” in an unlined sand filter is 1.0 gal./sq.ft./day, or the long-term acceptance rate of the receiving soil for TL3 (Table 10-1) whichever results in the larger area.
(2) Maximum hydraulic loading rate for TL1 effluent applied to “Secondary Sand Media” in an unlined sand filter is 0.8 gal./sq.ft./day, or the long term acceptance rate of the receiving soil for TL3 (Table 10-1) whichever results in the larger area.
(3) Maximum hydraulic loading rate for TL2, TL2N, TL3, or TL3N effluent applied to “Preferred” or ”Secondary” Sand Media in an unlined sand filter must be the long-term acceptance rate of the receiving soil for TL3, (Table 10-1).
Note that Table 10-1A identifies two instances where imported sand media is not required. Thus, using a long term acceptance rate for sand filters as provided in Section 43.11.C.3.b is not appropriate. The specific soil types and long term acceptance rates are listed below:
x Soil type R-1 (Option 1), when TL3 or TL3N effluent is applied. In this instance imported sand is not required and the long term acceptance rates of the receiving soil for TL3 may be used (Table 10-1); and
x Soil type R-1 (Option 2), where modification of existing soils is accepted. In this instance the specific long term acceptance rates noted in Table 10-1A will apply.
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N37°23'00"E 152.73
S35°44'30"W 189.9
7
'N35°44'30"E 200.60'
S25°14'00
"
W 196.51'
N25°14'00"E 356.15'
N90°W55.28'4'00"W 125.24'
CRYSTAL
R
I
V
E
R
R2.42
OWNERJOHN WILDINPARCEL NO. 272904300010
FOUND NO. 5 REBAR
FOUND REBAR & 1"YELLOW PLASTICCAP LS14111
FOUND LARGE SPIKE
FOUND 2" PIPE
S CORNERR & 1-1/4"CAP LS38215 50' WITNESS CORNERSET REBAR & 1-1/4"BLUE PLASTIC CAP LS38215
N11°30'00"E21.44'
PARCEL I
BRIDGE
P.O.B.PARCEL INERNERO
DEED = EAST 1383.27'S89°50'45"E 1376.82'
P.O.B.PARCEL II
GRAVEL DRIVEWAYTO 15184 HIGHWAY 133
GRAVEL DRIVEWAYTO 15188 HIGHWAY 133
GRAVEL DRIVEWAYTO 15230 HIGHWAY 133
BRIDGEOWNERCAROLYN S KAUFFMANPARCEL NO. 272904300009
OWNERALAN & CLAUDIA NELSONPARCEL NO. 272904300005
3' WITNESS CORNERFOUND REBAR & 1-1/4"YELLOW PLASTIC CAP LS13202
139.9'(TIE)
201.7'(TIE)
37.0'(TIE)
72.4'(TIE)
107.8'(TIE)
48.4'36.3'31.8'12.0'43.8'12.0'
24.2'24.0'23.7'4'39.2'27.6'21.7'17.1'9.3'4'7'
10.4'8.2'2 - STORYFRAME HOUSE & GARAGE
2 - STORYFRAME HOUSE & GARAGE16.8'24.3'
CARPORT GRASS-DIRTPATH
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PAR
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EXISTING CONDITIONS:;OLL_PZ[PUN]LNL[H[PVUPZJVTWYPZLKVMHYLHZVMSH^UTP_LK^P[OUH[P]LNYHZZLZUH[P]LZOY\IZHUKHTP_VMHZWLUHUKZWY\JLWPULMPY[YLLZ;OLYLZ[VYLKSHUKZJHWL^PSSYL[HPUHZPTPSHYJOHYHJ[LY0[PZUV[J\YYLU[S`PYYPNH[LK;OLYLZ[VYH[PVUVM[OLZP[L^PSSHJOPL]LHSV^THPU[LUHUJLKYV\NO[YLZPZ[HU[NLULYHSS`UH[\YHSSHUKZJHWL\ZPUNUH[P]LZWLJPLZ9LWSHJLTLU[TH[LYPHSZ^PSSTH[JO[OVZLJ\YYLU[S`L_PZ[PUNVU[OLZP[L5VUUH[P]LZWLJPLZVYPU]HZP]LZWLJPLZPKLU[PMPLKK\YPUNJVUZ[Y\J[PVU^PSSILLYHKPJH[LK;V[OLL_[LU[WVZZPISLSPTP[HYLHZVMKHTHNL[VHTPUPT\THYLHYLX\PYLK[VHJOPL]L[OLYLTV]HSHUKPUZ[HSSH[PVUVML_PZ[PUNHUKUL^Z\IZ\YMHJLZ`Z[LTZ>OLYLUL^ZLLKTH[LYPHSZHYLZWLJPMPLKZLSLJ[JLY[PMPLK^LLKMYLLZLLK=LYPM`[OH[UVZVPSZLLKHUKT\SJOTH[LYPHSZJVU[HPUZLLKVU[OL*V\U[`VY:[H[LUV_PV\Z^LLKSPZ[ZHUKHJX\PYLHSSTH[LYPHSZMYVTHYLW\[HISLKLHSLYREVEGETATION TREATMENTS:;OLYLHYLMV\Y[`WLZVMKPZ[\YIHUJL[OH[^PSSYLX\PYLKPMMLYLU[HWWYVHJOLZ[VYLZ[VYPUN[OLSHUKZJHWL;OLHYLHZHYLPUKPJH[LKVU[OLZP[LWSHUILSV^0UZVTLJHZLZ[YLH[TLU[Z^PSSV]LYSHW
TREATMENT #1:;OPZHYLHPZKLMPULKI`[OLL_PZ[PUNHUKUL^6>;:^H[LYZ[VYHNL[HURYLSH[LK[YLUJOPUNYLTV]HSVM[OLWYVWHUL[HURZHUKV[OLY[YLUJOPUNHZPUKPJH[LKVU[OL*P]PS7SHUZ-VY[OLTVZ[WHY[[OPZHYLHPZJ\YYLU[S`NYHZZ`^P[OUH[P]LZOY\IZ)HJRMPSS!>OLU\ZPUNTH[LYPHSZL_JH]H[LKVUZP[LMVYIHJRMPSSJSLHU[OLZVPSZVMJVUZ[Y\J[PVU^HZ[LSHYNLYVJRZYVV[ZHUKHU`OHaHYKV\ZTH[LYPHSZ*VTWHJ[[OLZVPSPUSH`LYZ[VLUZ\YLZ[HIPSP[`HUKWYL]LU[M\[\YLZL[[SPUNVYJVSSHWZL0UZ[HSS[VWZVPSZH]LKMYVTVYPNPUHSL_JH]H[PVUPMZ\P[HISLV[OLY^PZLPUZ[HSS[VWZVPSH TPUPT\TVM [VYLZ[VYL[OLL_JH]H[LKHYLH[VUH[\YHSNYHKLLUZ\YLWYVWLY KYHPUHNL:LLKPUN!=LYPM`[OH[Z\YMHJLJVUKP[PVUZHYLJVUK\JP]L[VZLLKPUN9HRLVYV[OLY^PZLYV\NOLU[OLZ\YMHJL=LYPM`[OH[Z\YMHJLTH[LYPHSZHYLUV[JVTWHJ[LKMYVaLUT\KK`VYV[OLY^PZLUV[JVUK\JP]L[VWSHU[PUN0USHYNLHYLHZO`KYVZLLKHTP_VMNYHZZLZ[OH[HYLPUJS\KLKPU[OL7P[RPU*V\U[`5VUPYYPNH[LK:LLK4P_HUK4V\U[HPU4LHKV^TP_HZKLZJYPILKPU[OL7P[RPU*V\U[`9L]LNL[H[PVU.\PKL7YV]PKLHZLLKKLUZP[`HZYLJVTTLUKLKI`[OL7P[RPU*V\U[`9L]LNL[H[PVU.\PKL 9L]LNL[H[PVU9LX\PYLTLU[Z:LLKPUN /HUKYHRLZLLKHZULLKLK[VILK[OLZLLKVUZSVWLKHYLHZ7LYMVYTZLLKPUNVWLYH[PVUZ^OLU^LH[OLY^PSSILJVUK\JP]L[VNLYTPUH[PVUPU[LYTZVMTVPZ[\YLHUK[LTWLYH[\YL7YV]PKLZOVY[[LYTPYYPNH[PVUHZTH`ILULLKLK*VUZPKLYHKQHJLU[\UKPZ[\YILKHYLHZ^OLUJOVVZPUNZLLKTH[LYPHSZ>OLYLO`KYVZLLKPUNPZUV[HWWYVWYPH[LIYVHKJHZ[ZLLKPUNZOHSSIL\ZLK4\SJOPUN!>OLYLULLKLK\ZLHKKP[PVUHST\SJOPUNTH[LYPHSZ[VWYV[LJ[ZLLKLKHYLHZ :LSLJ[OH`VYO`KYVT\SJOHZPZHWWYVWYPH[LMVY[OLZWLJPMPJZP[LJVUKP[PVUZ:WYLHK^LLKMYLLT\SJOH[YH[LVM[VUZWLYHJYL<ZLH7SHU[HNVIHZLK[HJRPMPLYVYZPTPSHYHWWSPLKVUHSST\SJOH[[OLYH[LVM SIZWLYHJYLTREATMENT #2:;OPZHYLHPZKLMPULKI`L_PZ[PUNYL[HPUPUNY\IISLYL[HPUPUN^HSSZPUTP_LKHZWLU[YLLZOY\IHUKSPTP[LKNYHZZ`HYLHZ5L^YL[HPUPUN^PSSILPUZ[HSSLKPU[OLZLHYLHZHUK[OLVIQLJ[P]LPZ[VYLZ[VYL[OLL_PZ[PUNSHUKZJHWL,_JH]H[PVU!4PUPTPaL[OLPTWHJ[ZVML_JH]H[PVUI`\ZPUNLX\PWTLU[^P[O[OLZTHSSLZ[MVV[WYPU[ULJLZZHY`[VHJOPL]L[OLYLTV]HSVML_PZ[PUNYL[HPUPUNHUKWYLWMVYUL^YL[HPUPUNTH[LYPHSZ)HJRMPSS!:LL*P]PSZOLL[MVYKL[HPSZVUIHJRMPSSTH[LYPHSZ>OLU\ZPUNHU`TH[LYPHSZL_JH]H[LKVUZP[LMVYIHJRMPSSJSLHU[OLZVPSZVMJVUZ[Y\J[PVU^HZ[LSHYNLYVJRZYVV[ZHUKHU`OHaHYKV\ZTH[LYPHSZ0UZ[HSS[VWZVPSZH]LKMYVTVYPNPUHSL_JH]H[PVUPMZ\P[HISLV[OLY^PZLPUZ[HSS[VWZVPSHTPUPT\TVM KLLWJYLH[PUNHKYHPUHNLZ^HSLWLY[OLJP]PSKYH^PUNZ[HWLYUL^TH[LYPHSZPU[VL_PZ[PUNNYV\UKSPUL:LLKPUN7SHU[PUN!>OLYLZLLKPUNPZHWWYVWYPH[L\ZL;YLH[TLU[
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GENERAL1.All construction shall conform to the 2021 editions of the International Residential Code (IRC) & International Building Code (IBC),and the Pitkin County amendments.2. Details not specifically shown on these drawings shall be similar to details for like construction as shown on these drawings.3. The Contractor shall verify all dimensions and conditions at the job site, and shall report any discrepancies to the Architect andStructural Engineer of Record (S.E.O.R.) before proceeding with work.4. Refer to Architectural drawings for dimensions and other information not specifically shown on Structural Drawings. Dimensionsshown are approximate and are provided as an aid in interpreting the drawings and must be verified with the Architecturaldrawings. In the event of conflict, dimensions shown on the Architectural drawings shall govern. Notify the S.E.O.R. of anydiscrepancies prior to constructing the impacted portions of the work. Scaled dimensions shall not be used.5. No structural members shall be cut, notched or otherwise penetrated unless specifically approved by the S.E.O.R. in advance oras shown on these drawings.6. Provide openings, curbs, framing, supports and attachments for items as indicated on Architectural, Mechanical, Electrical orother drawings included in the Construction Documents.7. Where these General Notes and typical details are in conflict with the Specifications, these Notes and Details shall govern.
MANUFACTURED WOOD PRODUCTS1. Manufactured wood I-joists shall be installed in accordance with the manufacturer's recommended details for blocking, bracing,bearing and connections. See plan for size, depth and product designations. Any alternate products shall be submitted to theengineer for written approval prior to construction.2. Laminated Veneer Lumber (LVL) beam & column plies shall be 1 3/4" in width with number of plies and depths as noted on plan.LVL shall have the following minimum working stresses: Fc pll=2,510 psi, Fb=2,600 psi, Fv=285 psi, E=2,000,000 psi.3. Laminated Strand Lumber (LSL), beams (1 3/4" min) and rimboard (1 1/4" min) shall be as noted on plan, with the followingminimum working stresses: Fc pll=1,400 psi, Fb=1,700 psi, Fv=400 psi, E=1,300,000 psi.4. Versa-Stud (1 1/2" min) shall be noted on plan, with the following minimum working stresses: Fc pll=3,000 psi, Fb=2,400 psi,E=1,700,000 psi.5. Parallel Strand Lumber (PSL) beams shall be as noted on plan with the following minimum working stresses: Fb=2,900 psi,Fv=290 psi, E=2,000,000 psi.6. Parallel Strand Lumber (PSL) columns shall be as noted on plan with the following minimum working stresses: Fc pll=2,500 psi,Fb=2,400 psi, Fv=190 psi, E=1,800,000 psi.7. Glulam (GL) beams shall be as noted on plan with the following minimum working stresses: 24F-V4, Fb(tension zone)=2,400 psi,Fv=265 psi, E=1,800,000 psi. All mult-span beams, including cantilever conditions, shall be 24F-V8 unless noted otherwise in thedrawings.8. Manufactured wood products as noted above shall be installed per manufacturer's specifications.9. Manufactured wood products in contact with concrete or masonry foundation or exposed to exterior conditions shall be treated permanufacturer's specifications.10. Wood manufactured products other than those noted, which have ICC-ES approval, may be used with approval by the engineer ofrecord. Substitutions made by the Owner or Contractor shall include all connection hardware as required for sizes used, and shallhave equivalent load ratings as those called for on the Drawings.STRUCTURAL ERECTION AND BRACING REQUIREMENTS1. The Structural Drawings illustrate the completed structure with all elements in their final positions, properly supported and braced.2. The Contractor, in the proper sequence, shall provide shoring and bracing as required during construction to achieve the finalcompleted structure. Design, sequencing, location, placement, etc. of bracing and shoring is the responsibility of the Contractor.3. The Contractor shall be responsible for the safety of the building and workers during construction. The Contractor shall complywith all applicable safety regulations.BACKFILLING1. Contractor shall not backfill against basement and/or retaining walls until all supporting elements (ex: concrete slabs and/or floorframing) are in place and securely anchored, or until adequate temporary shoring is installed.2. Contractor shall verify type of backfill material with Geotechnical Engineer prior to backfilling.
WOOD AND TIMBER FRAMING1. All wood and heavy timber construction shall conform to the American Institute of Timber Construction (AITC) and National DesignSpecification (NDS) Standards, latest edition.2. Structural framing lumber shall be at a minimum, as noted below, unless noted otherwise, and shall have a maximum moisturecontent of 19% at time of delivery.TYPE SPECIES GRADE Fb (MIN)Existing 2x structural Joists, Rafters & Headers - V.I.F.Douglas Fir-Larch No. 2 1200 psi2x Structural Joists, Rafters & Headers Douglas Fir-Larch No. 2 900 psi2x Studs, Posts & Plates Douglas Fir-Larch No. 2 900 psiVersa-Stud 1.7E 2,400 psiPlatesDouglas Fir-Larch No. 2 900 psiLSL1.3E 1,700 psiStringers, Beams & Posts (4x)Douglas Fir-Larch No. 1 1,000 psiStringers, beams (6x & greater)Douglas Fir-Larch No. 1 1,350 psiPosts (6x & greater)Douglas Fir-Larch No. 1 1,200 psi
SPECIAL INSPECTION1. The owner shall employ a special inspector per IBC Chapter 17. The special inspector shall submit a copy of all his reports to theOwner, Architect, Structural Engineer and the Building Department. When the work is completed, the special inspector shallsubmit a final signed report stating whether the work was, to the best of his knowledge, in conformance with the approved set ofplans and specifications and the applicable workmanship provisions of the building code. The S.E.O.R. will make visits to the siteto observe general compliance with the approved structural plans, specifications and change orders. The contractor shallcoordinate with the special inspector in order to ensure that the special inspection as indicated below can be performed withminimal impact to the project schedule.2. Special inspection is required for the following types of work. Refer to Chapter 17 of the IBC for additional testing and specificrequirements.2.1. All cast-in-place concrete work & reinforcing placement, except nonstructural concrete (periodic).2.2. All masonry construction (periodic per IBC 1705.4).2.3. All bolts and embeds in concrete (continuous if wet stabbed, periodic if tied).2.4. All shop and field welding (periodic).2.5. All high-strength bolted connections (periodic).
TYPICAL FRAMING CONNECTION SCHEDULE(MINIMUM U.N.O.)1, 2NAILING TYPEJoists or Rafters to T.O. Double Top Plate, Sill Plate or Beam (3) 10d ToenailRim Joist or Structural Fascia to Joists, Rafters (2) 16d, (1) T&B End NailSole Plate to Sill Plate (3) 10d @ 16"o.c.Face NailSole Plate to Joist, Rim Joist, Beam or Blkg - Typ (2) 16d @ 16"o.c.Face NailSole Plate to Joist, Rim Joist, Beam or Blkg at BWP (3) 16d @ 16"o.c.Face NailDouble Studs, Built-up Corner Studs, Trim Studs to King Studs1 Per Typ DetailRim Joist to Top Plate 8d @ 6"o.c.ToenailBlkg Btwn Rafters & Joists to Top Plate, Sill Plate or Beam 8d @ 6"o.c. (3) min per block Toenail2x Decking to Joists (2) 10d each joist Face Nail1. Refer to Typical Multiple Ply Beams & Columns Detail for additional information.2. Refer to Typical Framed Wall Detail for additional information.
REINFORCED CONCRETE1. All concrete design is based on the "Building Code Requirements for Reinforced Concrete", ACI 318, latest edition, associatedCommentary (ACI 318R), and IBC Requirements.2. All structural concrete shall be in accordance with ASTM C39 and properties noted. Minimum compressive strengths noted arerequired at 28 days. Typical unless noted otherwise.2.1. All concrete exposed to freeze-thaw cycles or deicing chemicals shall be air entrained 5-7%.2.2. For structural concrete in buildings of occupancy categories R-2 & R-3. Garage slab or exterior: Minimum compressive strength = 3,500 psi.2.3. Structural concrete for all other structures: Minimum compressive strength = 3,500 psi & maximum w/cm ratio of 0.50.Exposed to freeze-thaw cycles: Minimum compressive strength = 4500 psi & maximum w/cm ratio of 0.45.Exposed to deicing chemicals: Minimum compressive strength = 5000 psi & maximum w/cm ratio of 0.40.2.4. Stained or polished floor slabs: Minimum compressive strength = 4000 psi with low pozzolanic material ratios.3. All concrete shall be consolidated using mechanical vibrators.4. All concrete work shall conform to the requirements of the IBC and ACI Standard 318, latest edition, of the American ConcreteInstitute (ACI), unless shown or noted otherwise on these drawings.5. Aggregate shall conform to ASTM C33.6. Cement shall be ASTM C150, Type I or Type II modified.7. Concrete shall be placed in accordance with ASTM C94 and ACI Standard 304.8. All embedded items shall be placed accurately and secured prior to beginning concrete placement.9. Construction joints shall be located so as not to impair the strength of the structure. Construction joints shall comply with ACI 318,unless noted otherwise.10. Concrete mix designs shall be submitted to the Architect & S.E.O.R. for approval prior to placement of any concrete.11. Reinforcement and embedded items shall be free of excessive scale, rust, dirt, grease, & all or any other substance that will impairbond with concrete.REINFORCING STEEL1. All detailing, fabrication, and placement of reinforcing steel shall be in accordance with the ACI Manual of Concrete Practice.2. Except where otherwise noted on the Drawings, reinforcing bars shall conform to ASTM Specification A615 and shall be Grade 60.Ties and field-bent bars as noted on plan shall be Grade 40. All reinforcing bars to be welded shall conform to ASTM A706.3. Welded wire fabric reinforcement shall conform to ASTM A185 and shall be sheet-type; roll-type is not acceptable.4. Coverage for reinforcing bars shall be in accordance with the requirements of the IBC, the ACI Standard 318 and in the Tablebelow, unless shown otherwise on the Drawings.5. Lap splices for reinforcing bars shall be 57 bar diameters (24" minimum) for concrete reinforcement and 72 bar diameters (36"minimum) for masonry reinforcement unless shown otherwise on the Drawings. Wire bars together at laps or splices. Staggerlaps in adjacent horizontal bars a minimum of the required splice length. Hooks shall be ACI standard hooks unless shownotherwise. Welded wire fabric shall be spliced by lapping a minimum of 12 inches, or (2) cross wires, whichever is greater.
STRUCTURAL STEEL1. All detailing, fabrication, and erection of structural and miscellaneous steel shall be in accordance with the requirements of theAmerican Institute of Steel Construction (AISC) Code of Standard Practice, latest edition, and the American Welding Society(AWS) Specifications.2. All structural steel rolled shapes, except angles and plates, shall conform to ASTM A992, 50 ksi.3. Angles, channels & plates shall conform to ASTM A36, 36 ksi, unless otherwise noted on the Drawings.4. Pipes shall conform to ASTM A53, Grade B, 35 ksi.5. Tube shapes (HSS) shall conform to ASTM A500, Grade B, rectangular shapes = 46 ksi & round shapes = 42 ksi.6. All bolts for steel-to-steel connections shall conform to ASTM A325, unless otherwise noted on the Drawings.7. All anchor bolts shall conform to ASTM F1554 Gr. 36, unless otherwise noted on the Drawings.8. All shear studs shall conform to ASTM A108 & shall be welded to steel beams for full shear capacity.9. All welding shall be in accordance with the requirements of the IBC and the Structural Welding Code, AWS D1, latest edition, bythe American Welding Society. Shop welding shall be performed in shops approved by the Building Official, per IBC. Weldingshall be done using E70XX electrodes, unless noted otherwise on the Drawings.10. Expansion bolts and epoxy anchors called for on the Drawings shall be Hilti or approved equivalent, with embedment as shown onthe Drawings. Expansion bolts shall be Hilti Kwik Bolt 3.11. Powder actuated fasteners shall be Hilti DNI or approved equivalent, with full penetration into steel members, unless otherwisenoted on the Drawings.12. Steel, including bolts & anchors, in contact with earth, or as otherwise noted on the Drawings, shall be hot dip galvanized or primepainted. Do not paint within 3" of field welds until welds are completed.
MINIMUM CONCRETE COVER FOR REINFORCEMENT1CONCRETE CAST AGAINST AND PERMANENTLY EXPOSED TO EARTH 3"CONCRETE EXPOSED TO EARTH OR WEATHER No. 6 thru No. 18 bars 2"No. 5 bar, W31 or D31 wire, andsmaller1 1/2"CONCRETE NOT EXPOSED TO WEATHER OR IN CONTACT WITH GROUND Slabs, Walls, Joists:No. 14 and No. 18 bars 1 1/2 "No. 11 bar and smaller 3/4"Beams, Columns:Primary reinforcement, ties, stirrups,spirals 1 1/2"1.Minimum concrete cover specified or for cast-in-place, nonprestressed concrete
DESIGN LOADS1. ROOF LOADSDead Load ....................................... 20 psfFlat Roof Load (Snow)*.................... 55 psf (Ce = 1.0, Ct = 1.2, Is = 1.0)(per 2016 SEAC Snow Load Data Report w/ Site Elevation = 7,030', K = 18.6, Equivalent Ground Snow Load = 65 psf)2. FLOOR LOADSDead Load ....................................... 20 psfLive Load ......................................... 40 psf3. DECK LOADSDead Load ....................................... 10 psfLive Load ......................................... 40 psfSnow Load ...................................... 76 psf4. LATERAL LOADSSeismic Design Category................. BBasic Wind Speed ........................... 105 mph (ult)Exposure Category ......................... B4. IMPORTANCE FACTOR ................... 1.0* No duration of load increase was used in designFOUNDATIONS1. Concrete foundations are designed based on the following assumed soil values (full dead load plus full live load, placed on naturalsoils and/or engineered structural fill per soils engineer).Soil Density = 120 pcf (Assumed)Allowable Bearing Pressure = 2,500 psfLateral At-Rest Earth Pressure = 50 pcfLateral Active Earth Pressure = 40 pcfLateral Passive Earth Pressure = 400 pcf (Ultimate)Coefficient of Friction for Footing = 0.50 (Ultimate)Frost Depth = 36" min2. Soils conditions and types, at the proposed foundation bearing elevations, shall be verified as adequate for the noted soil values,by a representative of a qualified Geotechnical Engineer (employed by Owner) during excavation.3. Proper surface and below grade perimeter drainage shall be installed per Civil & Geotechnical Engineers to relieve foundationsfrom hydrostatic pressures.4. It is the responsibility of the Contractor to review the Geotechnical Engineer's recommendations and notify the Architect and/orS.E.O.R. if any changes to the design are required prior to start of construction.
MASONRY1. Concrete masonry units (CMU's) shall conform to ASTM C90, Grade N, and shall have a minimum 28 day compressive strengthof 1900 psi.2. Compressive strength of masonry construction (F'm) shall be 1500 psi minimum based on net compressive area.3. Mortar for CMU's shall be Type M or Type S, ASTM C270. Admixtures shall not be used unless approved by the Architect. Theuse of masonry cement is not permitted. Minimum compressive cube strength shall be 1900 psi.4. Grout used in masonry construction shall be coarse grout, and shall conform to ASTM C476. Grout shall develop a minimumcompressive strength of 3000 psi at 28 days.5. Reinforce all masonry walls with continuous horizontal 9 gauge ladder or truss type reinforcement meeting ASTM A82. Maximumvertical spacing of joint reinforcing shall be 16 inches.6. All walls shall be reinforced vertically at wall ends, corners, each side of door or window openings, and as otherwise noted onplans. Provide continuous horizontal bond beams at top of walls and as otherwise noted.7. All block shall be laid up in running bond.8. Grout shall be consolidated by mechanical vibration during placement. Grout pours less than 12" may be puddled forconsolidation.9. All bolts, anchors and embedded items shall be grouted in place, unless otherwise noted on the Drawings. Anchor bolts shallhave at least 1 inch of grout between the bolt and the masonry shell, and shall be headed or hooked.
GROUT, ADHESIVE & EPOXY1. All grout beneath column base plates, or steel beams at bearing shall be non-metallic, non-shrink high strength grout by BASF"Masterflow", or approved equal installed to manufacturer's specifications.2. All structural construction adhesive specified shall be Loctite PL Premium Fast Grab or approved equal & shall be installed tomanufacturer's specifications.3. Epoxy shall be Hilti HIT-HY 200 or approved equivalent, unless otherwise noted on the Drawings.
PRE-ENGINEERED WOOD ROOF & FLOOR TRUSSES1. Trusses shall be designed by a Professional Engineer registered in the state of Colorado.2. Truss design loads shall be in conformance with design loads as noted above.3. Truss supplier shall incorporate all roof and ceiling profiles in the truss design.4. All truss-to-truss connections shall be provided by the truss supplier.5. Roof trusses shall be attached to wall top plates with Simpson H2.5 hurricane ties, minimum, each end, unless noted otherwiseon the Drawings or supplier Shop Drawings..6. Girder trusses shall be attached to bearing wall top plates with a minimum of (2) H2.5a hurricane ties, unless noted otherwise onthe Drawings or supplier Shop Drawings.7. Truss shop drawings must be provided to the engineer of record for review prior to fabrication.
3. Provide solid blocking at supports between joists and rafters. Within floor joist spaces beneath solid or built-up posts, provide solidblocking with area same as post above.4. All plywood shown on these drawings shall be minimum C-D grade with exterior glue in accordance with DOC PS 1 and complywith IBC.5. Sill plates shall be of naturally durable wood, or Zinc Borate treated LSL or Douglas Fir-Larch per IBC with Fc perp = 625 psi,minimum and shall be protected for dry use.6. All wood framing shall be preservative pressure treated when in contact with concrete or masonry foundation or exposed toexterior conditions. All fasteners used to connect pressure-treated wood shall be hot-dipped galvanized (HDG) or stainless steel.7. Except as noted otherwise, provide minimum nailing as specified in IBC. Structural nailing shall be with common nails, unlessotherwise noted on the Drawings. Nails exposed to weather shall be galvanized. Nails used to connect preservative treated woodshall be hot dipped galvanized (HDG) or stainless steel.8. Metal timber connectors shall be Simpson Strong-Tie or equivalent. Hardware specified is for specific member size &manufacturer as show on the structural drawings. Hanger slope, skew & top flange shall be designated by the contractor asrequired. Simpson connectors for preservative treated wood or connectors in contact with concrete shall be ZMAX or HDG, or asotherwise recommended by specific connector supplier. Install all connectors in accordance with manufacturer's instructions formaximum rated loads.9. Bolts used as timber-to-steel or timber-to-timber connectors shall be ASTM A307 unless noted otherwise on the Drawings. Boltsshall be installed in accordance with the requirements of the latest edition of the National Design Specification for WoodConstruction (NDS) by the American Wood Council. Bolts used to connect pressure-treated wood shall be HDG or stainless steel.10. Lag screws shall be ASTM A307. Holes for lag screws shall be bored the same depth and diameter as the bolt shank. Theremaining depth of penetration shall be bored per NDS requirements. Lag screws used to connect pressure-treated wood shall beHDG or stainless steel.11. Provide malleable iron washers or equivalent cut plate washers under all nuts, bolts or lag screw heads which bear on wood.12. Wood screws shall be steel per NDS requirements. Pre-drill holes to prevent splitting as recommended in the NDS.13. Wood members shall be cut or notched only as shown on the Structural Drawings.14. Provide cross bridging, solid bridging or other lateral support for all framing members in accordance with the requirements of IBC.15. Except where more stringent construction is shown on the Drawings, wood construction shall comply with the requirements of theIBC, latest edition, as a minimum.
AB ANCHOR BOLTABV ABOVEACI AMERICAN CONCRETE INSTITUTEADDL ADDITIONALADJADJUSTABLEAFF ABOVE FINISHED FLOORALT ALTERNATEAPA AMERICAN PLYWOOD ASSOCARCH ARCHITECT OR ARCHITECTURALB.O. BOTTOM OFBLDG BUILDINGBLKG BLOCKINGBLW BELOWBM BEAMBOT BOTTOMBOW BOTTOM OF WALLBRG BEARINGBTWN BETWEENBWP BRACED WALL PANELCANTD CANTILEVEREDCCW COUNTER-CLOCKWISECIP CAST-IN-PLACECJ CONTROL JOINTCJP COMPLETE JOINT PENETRATIONCL CENTERLINECLR CLEARCMU CONCRETE MASONRY UNITCNTRD CENTEREDCOL COLUMNCONC CONCRETECONN CONNECTIONCONST CONSTRUCTIONCONT CONTINUOUSCONTR CONTRACTORCW CLOCKWISEDBA DEFORMED BAR ANCHORDEFL DEFLECTIONDIAG DIAGONALDL DEAD LOADE.F. EACH FACEE.N. EDGE NAILINGE.W. EACH WAYEL ELEVATIONELEV ELEVATOREMBED EMBEDMENTEQ EQUALEQUIV EQUIVALENTEXISTG/(E)EXISTINGEXP EXPANSIONEXT EXTERIORF.D. FLOOR DRAINFDN FOUNDATIONFLG FLANGEFS FULL SAWNFTG FOOTINGG.C. GENERAL CONTRACTORGA GAUGE/GAGEGALVGALVANIZED, HOT DIPGB GRADE BEAMGL GLUE-LAMINATED MEMBERH.A.S. HEADED ANCHOR STUDHDRHEADERHGR HANGERHORIZ HORIZONTALHSSHOLLOW STRUCTURAL STEELHTHEIGHTI.F.INSIDE FACEIBCINTN'L BUILDING CODEINTINTERIORIRCINTN'L RESIDENTIAL CODEISOISOLATIONJSTJOIST
JT JOINTKKINGKSIKIPS PER SQUARE INCHLLLIVE LOADLLHLONG LEG HORIZONTALLLVLONG LEG VERTICALLOCLOCATIONLTLIGHTLVLLAMINATED VENEER LUMBERMATL MATERIALMAXMAXIMUMMECH MECHANICALMFMOMENT FRAMEMFRMANUFACTURERMINMINIMUMMISC MISCELLANEOUSMTLMETALN.S.NOT SHOWNNTSNOT TO SCALEo.c.ON-CENTERO.F.OUTSIDE FACEOPNG OPENINGOPPOPPOSITEOSBORIENTED STRAND BOARDP.E.PRE-ENGINEEREDP.T.PRESSURE TREATEDPAFPOWER-ACTUATED FASTENERPCPRE CASTPENPENETRATIONPERP PERPENDICULARPLPLATEPLCS PLACESPLFPOUNDS PER LINEAR FOOTPLLPARALLELPLYPLYWOODPSFPOUNDS PER SQUARE FOOTPSLPARALLEL STRAND LUMBERRRADIUSR.D.ROOF DRAINRE:REFER TOREINF REINFORCING/MENTREQD REQUIREDRSROUGH SAWNRTUROOF TOP UNITS.O.G. SLAB ON GRADESCHED SCHEDULESEOR STRUCTURAL ENGR OF RECORDSHTSHEETSHTG SHEATHINGSIMSIMILARSPSPACE OR SPACINGSPECS SPECIFICATIONSSSSTAINLESS STEELSTDSTANDARDSTGD STAGGEREDSTLSTEELSTRUCT STRUCTURALSYMSYMMETRICALTTRIMMERT&B TOP AND BOTTOMT&G TONGUE AND GOOVET.O.TOP OFTOFTOP OF FOOTINGTOLTOP OF LEDGETOSTOP OF SLABTOW TOP OF WALLTYPTYPICALUNO UNLESS NOTED OTHERWISEVERT VERTICALVIFVERIFY IN FIELDw/WITHWPWORK POINTWWF WELDED WIRE FABRIC
SHEAR WALL (SW) PANELS1. All bearing walls shall be continuously sheathed as Typical Exterior or Interior Shear Wall, accordingly, including wall panelsabove and below openings.2. Typical Exterior Zip Shear Wall (ZSW1) shall be Huber R-9 ZIP sheathing attached to studs w/ 0.131ӯ common galvanized nails(1 1/2" stud penetration) @ 3"o.c. at panel edges & 12"o.c. at intermediate supports and 5/8" gypsum board attached to the insideface of studs w/ 6d cooler nails, 0.120ӯ x 1 3/4", min, 3/8" head (or No. 6 1 1/4" Type S or W screws), spaced at 4"o.c. at allsupports, studs & plates. Studs shall be spaced @ 24"o.c. max @ panels. Block all panel edges3. Typical Interior Shear Wall shall be 5/8" gypsum board, both sides of wall, attached to studs w/ 6d cooler nails, 0.120ӯ x 1 3/4",min, 3/8" head (or No. 6 1 1/4" Type S or W screws), spaced at 4"o.c. at all supports, studs & plates. Studs shall be spaced @24"o.c. max @ panels.4. All Shear Walls are critical to the current lateral force resisting system design. They shall not be modified. Any modification to wallpanels including above & below openings shall be approved by SEOR.5. Special Shear Walls, holdown straps & anchors, as required, are denoted per plan and shall be constructed per schedules shownon these drawings.6. Nails for gyp board attachment shall be Dritite or 'cooler' type nails.7. Nails for plywood shall be common nails. Use of pneumatically driven nails is subject to approval by the building department andstructural engineer. Do not overdrive nails.8. Plywood sheathing shall be standard (C-D) grade with exterior glue.9. Gypsum board and plywood to conform to IBC tables 2306.3 and 2306.3.10. Install 2x continuous blocking at horizontal panel joints/edges as needed for edge nailing.11. Provide edge nailing to stud or post where holdowns occur.
STRUCTURAL GENERAL NOTES ABBREVIATIONS
NAIL SCHEDNOMINAL SIZEØ & LENGTH6d 0.113" x 2"8d 0.131" x 2 1/2"8d x 1 1/2" 0.131" x 1 1/2"10d 0.148" x 3"10d x 1 1/2" 0.148" x 1 1/2"16d 0.162" x 3 1/2"16d x 2 1/2 0.162" x 2 1/2"
SHOP AND ERECTION DRAWINGS1. The Contractor shall furnish a PDF set of shop and erection drawings for review to the Architect and Structural Engineer of Recordprior to fabrication for the following items:1.1. Wood roof trusses1.2. Structural steel1.3. Concrete and masonry reinforcing steel1.4. Concrete mix designs2. The manufacture, fabrication or erection of above noted items prior to written review by the Architect and Structural Engineer ofRecord is at the sole risk of the Contractor.
EXISTING FLOOR JOIST OR ROOF RAFTER
EXISTING FLUSH BEAMEXISTING DROPPED BEAM
EXISTING HEADER BEAM OR LINTEL
STRUCTURAL SYMBOLS LEGEND
EXISTING MASONRY WALL & CONCRETE FOOTING
CONCRETE WALL & FOOTING
EXISTING CONCRETE WALL & FOOTING
EXISTING LEDGER
EXISTING WALL BELOW FRAMING TO BE REMOVEDEXISTING BEARING STUD WALL BELOW FRAMING
EXISTING ROOF RAFTER OR FLOOR JOIST SPAN, ARROWS DESIGNATEBEARING LOCATIONS
ROOF OVERFRAMING PER TYPICAL DETAIL
X
STEEL OR WOOD COLUMN WHICH SUPPORTS FRAMING OR LOADS FROM ABOVESEE WALL FRAMING NOTES FOR MIN SIZE, NUMBER, & TYPE
FLOOR JOIST OR ROOF RAFTER
JOIST HANGER OR BEAM TO BEAM CONNECTIONRE: HANGER SCHEDULE FOR CONNECTION, U.N.O.
FLUSH BEAM
VERTICAL STEP IN FLOOR
WOOD STUD STRUCTURAL WALL ABOVE
NON-BEARING STUD WALL BELOW FRAMING
REVISION CLOUD INDICATING REVISED ITEMSREVISION NUMBER CORRESPONDS WITH REVISIONS IN TITLE BLOCK
STEEL OR WOOD COLUMN FROM ABOVE OR BTWN BEAMS WHICH ARE SUPPORTEDON FRAMING, MIN WIDTH TO MATCH SUPPORTED FRAMING, U.N.O.
ROOF RAFTER OR FLOOR JOIST SPAN, ARROWS DESIGNATEBEARING LOCATIONS
DROPPED BEAM
HEADER BEAM OR LINTEL
WALL STEP, POINTS IN DIRECTION OF DOWN
MASONRY WALL & CONCRETE FOOTING
LEDGER
BEARING STUD WALL BELOW FRAMING
MOMENT CONNECTION
SHEAR WALL (SW) PANEL & BEARING WALL BELOW FRAMING
HOLDOWN FRAMING OR FOUNDATION ANCHOR PER PLAN & SCHEDULE
EXISTING STEEL OR WOOD COLUMN TO BE REMOVED
EXISTING FRAMING TO BE REMOVED
EXISTING VERTICAL STEP IN FLOOR
EXISTING WALL STEP, POINTS IN DIRECTION OF DOWN
HOLDOWNS INSTALLED AT BASE OF WALL PANEL ABOVE
SHEAR WALL (SW) PANEL & NON-BEARING WALL BELOW FRAMING
S1H1
EXISTING SHEAR WALL (SW) PANEL & BEARING WALL BELOW FRAMING
STONE VENEER
SLOPE ROOF SLOPE ARROW, POINTS TO DOWN
EDGE OF FLOOR DECKING OR SHEATHING
EXISTING STEEL OR WOOD COLUMN WHICH SUPPORTS FRAMING OR LOADS FROMABOVEEXISTING STEEL OR WOOD COLUMN FROM ABOVE OR BTWN BEAMS WHICH ARESUPPORTED ON FRAMING
S0.01
GENERALNOTES & TYPDETAILS
PROJECT # : 25.011CDRAWN BY: KFCHECKED BY: SM
STRUCTURAL DESIGNwww.evolvestruct.com1040 Main StreetCarbondale, CO 81623(970) 510-0773
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DATE: ISSUE:
PLOT DATE: 2/23/2026
2/23/2026 PERMIT
02/24/26
SCALE: NTSTYP SINGLE MAT REINF
57 BAR Ø(24" MIN)
57 BAR Ø(24" MIN)
CORNER INTERSECTION & END OF WALL ALTERNATE CORNER
57 BAR Ø(24" MIN)
CORNER BAR ATEA HORIZ BAR
(1) #5 VERT AT ENDOF WALL & CORNER
LAP HORIZ BARS EASIDE OF CORNER57 BAR Ø(24" MIN)
57 BAR Ø(24" MIN)
CONC WALL & REINFPER PLAN
1 SCALE: NTS2TYP REINF GEOMETRY
12 D R R = RADIUS
R = 4D FOR #3 THRU #8 BARSR = 5D FOR #9 THRU #11 BARS90° HOOK 180° HOOK
R R 4D
OFFSET
57 BAR Ø FOR CONC64 BAR Ø FOR MASONRY MIN 1.5D ≥ 1"MAX 1/5 LAP LENGTH ≤ 6"
TIED BARS
ALT NON-CONTACTLAP SPLICE
TYP LAP SPLICE
F'c = 3,000 psi MINF'm = 1,500 psi MIN
SCALE: 3/4" = 1'-0"3 TYP CONC SLAB CLOSURE POUR2'-0" MIN4'-0" MAX
RADIUS 1'-6"
M
I
N3-0" MAX
CONC CONTROLJOINT PER PLANSCENTERLINE OF COL
KEYED JOINT - TYP 1/2" DIASMOOTH BAR, QUARTER PTS
(2 1/2" MIN)COL PER PLAN,WRAP w/ 1/2" EXPJT MATL - TYP
1'-0" MIN
1 1/2"CLR
#5 EA FACE,EA SIDE OFOPNG U.N.O.
EDGE OF CONC
#5x4'-0" DIAGONALEA FACE, CNTR'D ATOPENING CORNERS
8" CONC WALL MIN &REINF PER PLAN, REINFOMITTED FOR CLARITY
SCALE: 3/4" = 1'-0"4TYP CONC WALL OPNG
OPEN PER PLAN1'-0" MIN
(2) #5 CONT
PER PLAN(3'-3" MAX)
2'-0" MIN(TYPICAL)
3"
#5 FULL HT EAFACE, EA SIDE OFOPNG U.N.O.
#3 CLOSED TIES @ (d/2)"o.c.
d
SCALE: NTS5TYP FLOOR & ROOF SHEATHING
1. FLOOR & FLAT ROOF SHEATHING: WOOD STRUCTURAL PANELS CERTIFIED BY THE APA FOR USE AS FLOOR SHEATHING, RATED STURD-IFLOOR, 24" o.c, 23/32" THICK, T&G. FLOOR SHEATHING SHALL BE GLUED AND FASTENED TO FLOORJOISTS & BEAMS USING ADHESIVES CONFORMING TO APA SPECIFICATION AFG-01 AND APPLIED INACCORDANCE WITH MANUFACTURER RECOMMENDATIONS. REMOVE WATER, DUST AND DEBRISFROM JOISTS. APPLY GLUE TO JOISTS & BEAMS AND COMPLETE ALL FASTENING BEFORE GLUE SETS.FLOOR SHEATHING USED AT EXTERIOR DECKS SHALL BE LABELED "EXTERIOR" OR "EXPOSURE 1".2. SLOPED ROOF SHEATHING: WOOD STRUCTURAL PANELS CERTIFIED BY THE APA FOR USE AS ROOF SHEATHING, RATED"EXTERIOR" OR "EXPOSURE 1" 40/20, 5/8" THICK3. FLOOR AND ROOFSHEATHING LAYOUT:3-SPAN CONTINUOUS - MIN,PERP TO FRAMINGMEMBERS FRAMING MEMBERS
SHEATHING NAILINGSHEATHINGAPPLICATIONFASTENERSNAIL SPACING COMMENTS@ INTERMEDIATESUPPORTS@PANEL EDGESWOOD FLOOR8d 12"6"GLUED (SEE NOTE 1)WOOD ROOF 8d 12"6" -
SCALE: NTS6TYP WALL FRAMING
A35 OR LS50 CLIP @ KING STUDTO TOP & BOT PL's @ WALL OPNGWIDTH > 4'-0" & (2) A35 OR LS50's@ WIDTH > 7'-0" - TYP U.N.O.
2x SILL PL - USE (2) 2xPL's w/ A35 EA END @EXT WALL OPNG 8'-0" &GREATER - TYP
(1) 2x6 TRIM STUD MIN,TYP U.N.O. PER PLAN
(2) 2x6 HDR MIN, TYPU.N.O. PER PLAN
(2) 16d END NAIL OR(4) 8d COMMON TOENAIL,EA STUD - TYP
BOT/SILL PL - SEE PLANNOTES OR SPECIFIC DETAILSFOR ANCHOR BOLT SIZE &SPACING
2x6 STUDS @ 16"o.c. PERPLAN & DETAILS - U.N.O
2x SOLID BLKG REQ'D ATCEILING LINES & AT ALLEDGES OF EXT WALL SHTG
(1) 2x6 KING STUD MIN,TYP U.N.O. PER PLAN (4) 16d NAIL
(2) 16d END NAIL, TOP PLTO EACH STUD - TYP
ATTACH ALL KING/TRIM STUD,HEADER & BEAM PLIES PER TYPMULTIPLY PLY BM & COL DETAIL
SCALE: 3/4" = 1'-0"7TYP MULTI-PLY BM/COL
2"
24"o.c.2"2-PLY MEMBER 3-PLY MEMBER 4-PLY MEMBER
FASTENER AT FAR FACE(3) & (4) PLY ONLY
FASTENER AT NEAR FACE
MULTI-PLY CONNECTIONSMATERIAL2-PLY 3-PLY 4-PLY2x LUMBER(2) 10d NAILS @ 12"o.c. (2) 10d NAILS @ 12"o.c. EA FACE (2) 10d NAILS @ 12"o.c. EA PLYLVL < 14"(2) 12d NAILS @ 12"o.c. (2) 12d NAILS @ 12"o.c. EA FACE (2) 6" SDS SCREWS @ 12"o.c. EA FACELVL ≥ 14"(3) 16d NAILS @ 12"o.c. (3) 16d NAILS @ 12"o.c. EA FACE (3) 6" SDS SCREWS @ 12"o.c. EA FACE 2'-0" MIN LAP DBL 2x TOP PLTYP U.N.O.
10d NAILS @ 24"o.c.(8) 10d NAILS MINBTWN SPLICES
ALIGN WALL STUDUNDER ALL SPLICES (2) 10d ADD'L
(2) 10d @ CORNER &INTERSECTION LAPS
3 1/2"OR5 1/2"(2) 10d ADD'LDOUBLE TOP PL
SCALE: NTS8TYP TOP PL SPLICE
DBL 2x TOP PL - U.N.O.
2x STRUCT WALL w/EXT SHTG & NAILINGPER PLAN
HOLDOWN PER PLAN,INSTALL PER MFR
CONC WALL PER PLAN,HORIZ & VERT WALLREINF OMITTED FORCLARITY
HD A.B. PER PLAN,INSTALL PER MFR
SECT A-A
COL PER PLANDIMENSION POINTPER PLAN
A-A
1 3/4" - TYP U.N.O.
E.N. PER SCHED CONT P.T. 2x PL w/A.B. PER PLANCONT 2x PL ATTACHPER PLAN
SCALE: 3/4" = 1'-0"9HOLDOWN AT FLOOR
PER PLANTOW PER PLANT.O. PLY
SEE SECTION
NOTES:1. BOTH UPPER & LOWER ROOF SHALL BE FULLY SHEATHEDPER SHEATHING SCHEDULE.2. OVERFRAMING TRUSSES MAY BE UTILIZED IN LIEU OFTHIS DETAIL AT CONTRACTOR'S OPTION.
UPPER ROOF SLOPE
2x4 STRUTS SHALL BEPROVIDED BETWEEN UPPER& LOWER RAFTERS AT EACROSSOVER LOCATION
DENOTES AREAS OF OVER-FRAMING ON FRAMING PLANUPPER RAFTERS SHALL BE2x6 @ 24"o.c.LOWER RAFTERS ARECONTINUOUS TO BEARING
FACE NAIL w/ (3) 16d NAILS2x4 STRUT16d TOE NAILS, BEVEL CUTSTRUT TO LOWER RAFTEROR TRUSS CHORD
SCALE: 3/4" = 1'-0"10TYP OVERFRAMING SCALE: 3/4" = 1'-0"11TYP TRUSS S.W. BLKG PANEL
V.I.F.
2'-0" MAX SHTG & NAILINGPER S0.02
TRUSS TOP CHORD
BLKG PANEL TO MATCH SW SHTG &NAILING PER S0.01 - U.N.O.
2x4 MIN PANEL PERIMETERFRAMINGTRUSS BOT CHORD
CONT 2x DBL TOP PLOR FRAMING MEMBER
ROUND VENT HOLES PER ARCHAS REQ'D10d NAILS @ 6"o.c. TO TRUSSESAND TOP PLATE
SHTG EDGE NAILINGPER PLAN
FULL HEIGHT BLKG AT HD's &@ 24"o.c. IN FIRST TWO BAYS
SHTG & NAILING PER S0.02
JOIST PER PLAN
8d NAILS @ 3"o.c. (3 MIN) TOEA BLKG PANEL
PER PLANT.O. PLY
CONT RIPPED P.T. 2x PLw/ A.B. PER PLAN5/8" BENT PL 4 1/2"H x 8"V x 6" LONG(ROUT OUT RIM AT BENT PL)
12" LONG x5/8"Ø STL ROD,THREADED AT TOP
5/8" Ø TITEN HD ANCHOR BOLT, EPOXY EMBED 6" MIN
4"1/4
S0.02
TYPICALDETAILS
PROJECT # : 25.011CDRAWN BY: KFCHECKED BY: SM
STRUCTURAL DESIGNwww.evolvestruct.com1040 Main StreetCarbondale, CO 81623(970) 510-0773
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DATE: ISSUE:
PLOT DATE: 2/23/2026
2/23/2026 PERMIT
02/24/26
(E) TOW=99'-1/2"(E) TOW=97'-5 1/2" TYP @ WINDOWS
(E) BOF=FROST DEPTH = V.I.F.
7'-4 1/4"7'-4 1/4"
28'-4 1/4"
28'-1"24'-2"
4'-0"
(E) TOS = 91-1/8"
GRADE & BOF TBD = FROST DEPTH
(E) SLOPED CONC SLAB ON GRADE - V.I.F.(E) TOS = V.I.F.
DOWEL & EPOXY HORIZ REINF TO(E) CONC WALL, EMBED 6" MIN
2'-0" x 2'-0" x 10" THICK w/ (2) #5 EAWAY AT BOTTOM TYP @ 3
FILL (E) CRACKS IN (E) CONC WALLAS REQD w/ EPOXY CRACKINJECTION, BY OTHERS - V.I.F.
12" SQ CONC PIER w/ (4) #4 VERT, (1) EA CORNER& #3 TIES @ 10"o.c. & (2) #3 TOP @ 3"o.c.
(E) 8" CONC FDN WALL - V.I.F.(E) CONT FTG - V.I.F.
(E) CMU FDN V.I.F. PER CMU NOTES/S0.01,CONT TOP BOND BM, VERT REINF & GROUTAT ENDS & CORNER - TYP AT 2 LOCS
V.I.F. (E) OPENING SIZE FOR NEWEGRESS & NOTIFY SEOR IF MODIF REQD
AT MODIFIED T.O. GRADE V.I.F. (E) FTGSTEP & FTG DEPTH TO MAINTAIN FROST
(E) TOW=V.I.F.
(E) TOW=91'-1/8"
1S6.01 ISOLATED SITE RETAININGWALLS PER CIVIL - TYP7'-10 3/4
"
8" CONC WALL w/#5 @ 12"o.c.VERT & HORIZ16" WIDE x 10" DEEP CONCFTG w/ (2) #5 CONT BOT
TOW = 97'-6" MIN - RE: ARCHBOF TO MATCH (E) = FROST DEPTH V.I.F.
9S0.02
24'-0 1/2"
1'-0"
4"
3'-8"
5'-0"
(E) 8" CONC WALL - TYP - V.I.F.
(E) 16" WIDE x 10" DEEPCONC FTG - TYP - V.I.F.
CPT66Z POST BASE - TYP @ 3 - w/ (2) 1/2"Ø x 6"EMBED EPOXY ANCHORS
4" MIN
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T.O. PIER = 8" ABV GRADE - V.I.F.
FOUNDATION NOTES:1. REFER TO SHEET S0.01 FOR GENERAL NOTES.2. SEE FRAMING PLANS ABOVE FOR COLUMN & POST LOCATIONS & SIZES.3. CONCRETE FOOTINGS & THICKENED SLABS SHALL BE PER PLAN & SCHEDULE ON S2.01.4. ALL CONCRETE WALLS SHALL BE CENTERED ON FOOTINGS - TYP U.N.O.5. SEE S0.02 FOR TYPICAL CONCRETE & REINFORCING DETAILS.6. PROPER SURFACE & BELOW GRADE PERIMETER DRAINAGE SHALL BE INSTALLED PER CIVIL & GEOTECHNICAL ENGINEERSTO RELIEVE FOUNDATION WALLS FROM HYDROSTATIC PRESSURES.7. DO NOT PLACE BACKFILL AGAINST BASEMENT WALLS UNTIL ALL SUPPORTING ELEMENTS, INCLUDING MAIN LEVEL FLOORSHEATHING, ARE IN PLACE AND SECURELY ANCHORED, OR UNTIL ADEQUATE TEMPORARY SHORING IS INSTALLED.8. ALL DIMENSIONS SHALL BE COORDINATED WITH ARCHITECTURAL DRAWINGS & FIELD VERIFIED BY CONTRACTOR.9. SOILS CONDITIONS TO BE VERIFIED IN FIELD AT OPEN HOLE BY SOILS ENGINEER PER FOUNDATION NOTES ON S0.01.10. ANCHOR ALL SILL PLATES TO TOP OF CONCRETE WITH 5/8" DIAMETER ANCHOR BOLTS WITH MINIMUM 7" EMBEDMENT AT 4'-0"MAXIMUM, 2 ANCHORS MINIMUM PER PLATE, 4" FROM EACH END, U.N.O.. REFER TO SHEAR WALL SCHEDULE FOR ATYPICALA.B.'S AND SPACINGS, REFER TO PLANS ABOVE FOR LOCATIONS.11. REFER TO PLANS AND SCHEDULE FOR ALL HOLDOWN ANCHORS BETWEEN FRAMING AND INTO CONCRETE. REFER TOPLANS ABOVE FOR SPECIFICATIONS.12. ISOLATE ALL SLABS-ON-GRADE FROM STRUCTURAL ELEMENTS WITH EXPANSION JOINT MATERIAL - TYP U.N.O.
HOLDOWN SCHEDULEMARK SIMPSON HOLDOWN HILTI A.B. STUD CONNECTION No. OF STUDS DETAILH1HDU2-SDS2.5 SEE 9/S0.02 (6) 14"Ø x 212" SDS (2) 2x 9/S0.02NOTES:1.REFER TO FRAMING PLANS FOR HOLDOWN MARK & LOCATIONS.2.SEE PLANS FOR SW LOCATIONS AND EXTENTS. HOLDOWNS OCCUR AT ENDS OF BWP's ABOVE, DENOTED ON PLAN AS:3.HOLDOWNS SHALL BE INSTALLED AT THE BASE OF THE WALL PANELS ABOVE WHERE SPECIFIED, CONNECTING THE SPECIFIED SHEARWALL EDGE STUD TO THE STRUCTURE BELOW.4.HOLDOWNS INSTALLED AT TOP OF FOUNDATION ARE DENOTED ON PLAN AS: REFER TO PLAN ABOVE FOR SPECIFICATION.5.HOLDOWNS & ANCHOR BOLTS SHALL BE MANUFACTURER AND TYPE SPECIFIED OR APPROVED EQUAL.
H1
IT IS RECOMMENDED THAT ALL DAMAGED STRUCTURE BE REMOVED & REPLACEDBY NEW FRAMING OF EQUAL MATERIAL, GRADE & SIZE - U.N.O. PER PLAN
ALL EXISTING STRUCTURE IS TO REMAIN - U.N.O. CONTRACTOR SHALLFIELD VERIFY ALL NOTED EXISTING STRUCTURE PRIOR TOCONSTRUCTION AND SHALL NOTIFY THE S.E.O.R. OF ANY DISCREPANCIES
EXISTING FOUNDATION TO REMAIN AS SHOWN
FOUNDATION PLANSCALE: 14" = 1'-0"A
FOUNDATION
N
S2.01
PROJECT # : 25.011CDRAWN BY: KFCHECKED BY: SM
STRUCTURAL DESIGNwww.evolvestruct.com1040 Main StreetCarbondale, CO 81623(970) 510-0773
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DATE: ISSUE:
PLOT DATE: 2/23/2026
2/23/2026 PERMIT
02/24/26
REC ROOMUTILITYMECHANCI
A
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BATHROOM
1
STORAG
E
GARAGE
(E) T.O. PLY = 100'-0"
(E) T.O.S. = 99'-4"
(E) 2x10
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(E) 2x10 @ 16"o.c.
2x8 @ 16"o
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c
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(3) 2x8 - CONT DROPPED
(2) 2x6
(2) 7 1/4" LVL CONT
(E) HIGH BM
2x DECKING PER ARCHDECK STAIR - TBD
(E) PORCH SLAB & FLOORSTRUCTURE TO REMAIN - V.I.F.
(E) SLOPED FLOOR
(E) T.O.S. = 100'-0" - V.I.F.
2S6.01
3S6.01 TYPLUS26Z
COL CAP - TYP @ 36x6 w/ ECCQ/ CCQ64SDS2.5
2x8 LEDGER w/ (2) 3 1/2"SDS SCREWS @ 8"o.c
(3) 2x4
(2) 9 1/4" LVL AT BEARING WALL ABOVE ORSISTER (2) 9 1/4" LVL IF 2x10 EXISTS HERE
4S6.01
9S0.02
H1
(3) 5 1/2" LVL
(E) HDR &BRG - V.I.F.(E) (2) 2x6 FLATCONT HDRS - TYP - V.I.F.
HDR BEARING CONDTN V.I.F.
4x6 FLA
T
H1
H1
H1
ROOF & FLOOR FRAMING NOTES:1. REFER TO SHEET S0.01 FOR GENERAL NOTES AND DETAILS, INCLUDING:1.1. FLOOR & ROOF SHEATHING.1.2. TYPICAL WALL FRAMING.1.3. ATTACHMENT OF MULTI-PLY COLUMNS & BEAMS.1.4. ROOF OVERFRAMING, HATCHED PER PLAN.1.5. ALL TYPICAL FRAMING CONNECTIONS PER SCHEDULE.2. ALL COLUMNS SHOWN SHALL BE (2) 2x4 - TYP U.N.O.3. ALL OPENING COLUMNS SHOWN SHALL BE (1) TRIM & (1) KING STUD - TYP U.N.O.4. ALL BEARING WALL HEADERS SHALL BE (2) 2x6 - TYP U.N.O.5. ALL INTERIOR & EXTERIOR BEARING WALLS ARE 2x4 STUDS AT 16"o.c. - TYP U.N.O.6. ALL INTERIOR & EXTERIOR BEARING WALLS SHALL BE SHEATHED PER BRACED WALL PANEL NOTES ON S0.01 - TYP U.N.O.6.1. SPECIAL SHEAR WALL (SW) PANELS PER SCHEDULE AND PLAN.6.2. ANY WALL OPENINGS TO BE MODIFIED SHALL BE APPROVED BY THE S.E.O.R.7. ALL FRAMING MATERIAL EXPOSED TO WEATHER SHALL BE PRESERVATIVE PRESSURE TREATED PER S0.01 - TYP U.N.O.8. REFER TO S2.02 FOR ALL HOLDOWN ANCHORS.9. ALL DEAD LOAD SHALL BE APPLIED TO STRUCTURE PRIOR TO INSTALLING WINDOWS & DOORS.10. ANCHOR ALL SILL PLATES TO TOP OF CONCRETE WITH 5/8" DIAMETER ANCHOR BOLTS WITH MINIMUM 7" EMBEDMENT AT 4'-0"MAXIMUM, 2 ANCHORS MINIMUM PER PLATE, 3" FROM EACH END, U.N.O.. REFER TO BWP SCHEDULE FOR ATYPICAL A.B.'S.AND SPACING, REFER TO PLANS ABOVE FOR LOCATIONS.11. ALL DIMENSIONS SHALL BE COORDINATED WITH ARCHITECTURAL DRAWINGS & FIELD VERIFIED BY CONTRACTOR.
HOLDOWN SCHEDULEMARK SIMPSON HOLDOWN HILTI A.B. STUD CONNECTION No. OF STUDS DETAILH1HDU2-SDS2.5 SEE 9/S0.02 (6) 14"Ø x 212" SDS (2) 2x 9/S0.02NOTES:1.REFER TO FRAMING PLANS FOR HOLDOWN MARK & LOCATIONS.2.SEE PLANS FOR SW LOCATIONS AND EXTENTS. HOLDOWNS OCCUR AT ENDS OF BWP's ABOVE, DENOTED ON PLAN AS:3.HOLDOWNS SHALL BE INSTALLED AT THE BASE OF THE WALL PANELS ABOVE WHERE SPECIFIED, CONNECTING THE SPECIFIED SHEARWALL EDGE STUD TO THE STRUCTURE BELOW.4.HOLDOWNS INSTALLED AT TOP OF FOUNDATION ARE DENOTED ON PLAN AS: REFER TO PLAN ABOVE FOR SPECIFICATION.5.HOLDOWNS & ANCHOR BOLTS SHALL BE MANUFACTURER AND TYPE SPECIFIED OR APPROVED EQUAL.
H1
SHEAR WALL SCHEDULEMARK SHEATHING EDGENAILINGFIELDNAILINGEDGE STUD/ BLOCKINGSILL BOLTINGAT FOUNDATIONSOLE NAILING TOP PLATEATTACHMENTSW17/16" PLYWOOD / OSB 8d @ 6" 8d @ 12"2x4 5/8"Ø AB @ 4'-0"16d @ 6"o.c. 10d@4"o.c.ZSW12" ZIP SHEATHING (R-9) & 5/8"GYPSUM BOARD (SEE S0.01 NOTES)16d @ 3" 16d @ 12"2x4 5/8"Ø AB @ 4'-0"16d @ 4"o.c.10d@3"o.c. orA35@12"o.c.
IT IS RECOMMENDED THAT ALL DAMAGED STRUCTURE BE REMOVED & REPLACEDBY NEW FRAMING OF EQUAL MATERIAL, GRADE & SIZE - U.N.O. PER PLAN
ALL EXISTING STRUCTURE IS TO REMAIN - U.N.O. CONTRACTOR SHALLFIELD VERIFY ALL NOTED EXISTING STRUCTURE PRIOR TOCONSTRUCTION AND SHALL NOTIFY THE S.E.O.R. OF ANY DISCREPANCIES
MAIN LEVELFRAMING
S2.02
PROJECT # : 25.011CDRAWN BY: KFCHECKED BY: SM
STRUCTURAL DESIGNwww.evolvestruct.com1040 Main StreetCarbondale, CO 81623(970) 510-0773
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DATE: ISSUE:
PLOT DATE: 2/23/2026
2/23/2026 PERMIT
MAIN LEVEL FRAMING PLANSCALE: 14" = 1'-0"A
N
02/24/26
GARAGE
LIVING R
O
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DINING ARE
A
KITCHEN
BATHR
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2
BEDROOM
2
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1
EXTERIORDECK BELOW
SLOPESLOPE
SLOPE
SLOPE
(E) (2) 2x12
(E) (2) 2x6(E) (2) 2x
6
(E) (2) 2x
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(E) TRU
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(E) (2) 2x
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(E) (2) 2x
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(E) STL
B
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(1)T(2)K
EA END (1)T(2)KEA END
(1)T(2)KEA END
(2)T(2)K
EA END(1)T(2)K
EA END(2)T(2)K
EA END(2)T(2)K
EA END
(2)T(2)KEA END
(2)T(2)KEA END
(1)T(2)K
V.I.F. TYP @
4
(E) COL V.I.F
.
(2) 9 1/4" LVL(2) 5 1/2" LVL(2) 7 1/4" LVL(2) 7 1/4" LVL
(2) 7 1/4" LVL
(2) 7 1/4" LVL (2) 5 1/2" LVL
2x6 @
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(2) 2x6(2) 2x6
P.E. ROOF TRUSSES @ 24"o.c.
(E) (2) 2x6
-
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V.I.F. ROOF EAVE FRAMING &NOTIFY S.E.O.R.
ROOF OVERFRAMING OR OVERFRAMEDP.E. TRUSSES PER: 10/S0.02
V.I.F. OR ADD 2x CEILINGTENSION TIE CONN - TBD
V.I.F. (E) PORCH FRAMING& NOTIFY SEOR
(E) RIDGE PL
5S6.01
7S6.01
(2) 5 1/2"
L
V
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(2) 5 1/2
"
L
V
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7S6.01
6S6.01
4'-0"
SW1
REMOVE & REPLACE BRICK VENEER TO ADDZIP SHTG SHEAR PANEL & INSUL PER ARCH
A35 - TYP
2x8 LEDGER w/ 3 1/2" SDSSCREWS @ 16"o.c., STGD T&B
SIM - V.I.F.
P.E. GIRDER TRUSS
(E) (2) 2x12 MIN - V.I.F. TYP @ 2P.E. GABLE END TRUSS
ROOF & FLOOR FRAMING NOTES:1. REFER TO SHEET S0.01 FOR GENERAL NOTES AND DETAILS, INCLUDING:1.1. FLOOR & ROOF SHEATHING.1.2. TYPICAL WALL FRAMING.1.3. ATTACHMENT OF MULTI-PLY COLUMNS & BEAMS.1.4. ROOF OVERFRAMING, HATCHED PER PLAN.1.5. ALL TYPICAL FRAMING CONNECTIONS PER SCHEDULE.2. ALL COLUMNS SHOWN SHALL BE (2) 2x4 - TYP U.N.O.3. ALL OPENING COLUMNS SHOWN SHALL BE (1) TRIM & (1) KING STUD - TYP U.N.O.4. ALL BEARING WALL HEADERS SHALL BE (2) 2x6 - TYP U.N.O.5. ALL INTERIOR & EXTERIOR BEARING WALLS ARE 2x4 STUDS AT 16"o.c. - TYP U.N.O.6. ALL INTERIOR & EXTERIOR BEARING WALLS SHALL BE SHEATHED PER BRACED WALL PANEL NOTES ON S0.01 - TYP U.N.O.6.1. SPECIAL SHEAR WALL (SW) PANELS PER SCHEDULE AND PLAN.6.2. ANY WALL OPENINGS TO BE MODIFIED SHALL BE APPROVED BY THE S.E.O.R.7. ALL FRAMING MATERIAL EXPOSED TO WEATHER SHALL BE PRESERVATIVE PRESSURE TREATED PER S0.01 - TYP U.N.O.8. REFER TO S2.02 FOR ALL HOLDOWN ANCHORS.9. ALL DEAD LOAD SHALL BE APPLIED TO STRUCTURE PRIOR TO INSTALLING WINDOWS & DOORS.10. ANCHOR ALL SILL PLATES TO TOP OF CONCRETE WITH 5/8" DIAMETER ANCHOR BOLTS WITH MINIMUM 7" EMBEDMENT AT 4'-0"MAXIMUM, 2 ANCHORS MINIMUM PER PLATE, 3" FROM EACH END, U.N.O.. REFER TO BWP SCHEDULE FOR ATYPICAL A.B.'S.AND SPACING, REFER TO PLANS ABOVE FOR LOCATIONS.11. ALL DIMENSIONS SHALL BE COORDINATED WITH ARCHITECTURAL DRAWINGS & FIELD VERIFIED BY CONTRACTOR.
HOLDOWN SCHEDULEMARK SIMPSON HOLDOWN HILTI A.B. STUD CONNECTION No. OF STUDS DETAILH1HDU2-SDS2.5 SEE 9/S0.02 (6) 14"Ø x 212" SDS (2) 2x 9/S0.02NOTES:1.REFER TO FRAMING PLANS FOR HOLDOWN MARK & LOCATIONS.2.SEE PLANS FOR SW LOCATIONS AND EXTENTS. HOLDOWNS OCCUR AT ENDS OF BWP's ABOVE, DENOTED ON PLAN AS:3.HOLDOWNS SHALL BE INSTALLED AT THE BASE OF THE WALL PANELS ABOVE WHERE SPECIFIED, CONNECTING THE SPECIFIED SHEARWALL EDGE STUD TO THE STRUCTURE BELOW.4.HOLDOWNS INSTALLED AT TOP OF FOUNDATION ARE DENOTED ON PLAN AS: REFER TO PLAN ABOVE FOR SPECIFICATION.5.HOLDOWNS & ANCHOR BOLTS SHALL BE MANUFACTURER AND TYPE SPECIFIED OR APPROVED EQUAL.
H1
SHEAR WALL SCHEDULEMARK SHEATHING EDGENAILINGFIELDNAILINGEDGE STUD/ BLOCKINGSILL BOLTINGAT FOUNDATIONSOLE NAILING TOP PLATEATTACHMENTSW17/16" PLYWOOD / OSB 8d @ 6" 8d @ 12"2x4 5/8"Ø AB @ 4'-0"16d @ 6"o.c. 10d@4"o.c.ZSW12" ZIP SHEATHING (R-9) & 5/8"GYPSUM BOARD (SEE S0.01 NOTES)16d @ 3" 16d @ 12"2x4 5/8"Ø AB @ 4'-0"16d @ 4"o.c.10d@3"o.c. orA35@12"o.c.
IT IS RECOMMENDED THAT ALL DAMAGED STRUCTURE BE REMOVED & REPLACEDBY NEW FRAMING OF EQUAL MATERIAL, GRADE & SIZE - U.N.O. PER PLAN
ALL EXISTING STRUCTURE IS TO REMAIN - U.N.O. CONTRACTOR SHALLFIELD VERIFY ALL NOTED EXISTING STRUCTURE PRIOR TOCONSTRUCTION AND SHALL NOTIFY THE S.E.O.R. OF ANY DISCREPANCIES
ROOF LEVELFRAMING
S2.03
PROJECT # : 25.011CDRAWN BY: KFCHECKED BY: SM
STRUCTURAL DESIGNwww.evolvestruct.com1040 Main StreetCarbondale, CO 81623(970) 510-0773
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DATE: ISSUE:
PLOT DATE: 2/23/2026
2/23/2026 PERMIT
ROOF LEVEL FRAMING PLANSCALE: 14" = 1'-0"A
N
02/24/26
SCALE: 3/4" = 1'-0"1CONC PIER AT COL
FTG & REINF PER PLANFROST DE
P
T
H
-
M
I
N
A-A
BEAR ON FIRMUNDISTURBED NATIVE SOILSOR COMPACTED STRUCTFILL PER GEOTECH
SQ TIESVERT REINF
PIER & REINF PER PLAN
SECT A-A
PER PLANTOF
PER PLANT.O. PIER
STD HOOKED DOWELS TOMATCH & LAP VERT REINF
WOOD COL PER PLAN,CNTRD ON PIER
SCALE: 3/4" = 1'-0"2 (E) BRG WALL AT PERP JOIST
(E) JOISTS PER PLAN,FULL LAP - V.I.F.
(E) SHTG & NAILING PER S0.01 - V.I.F.(E) CONT 2x SOLE PL
(E) SHTG & NAILING PER S0.01 - V.I.F.
(E) JOIST PER PLAN
SCALE: 3/4" = 1'-0"3DECK AT JOIST PERP
(E) 2x STRUCT WALL w/ EXTSHTG & NAILING PER PLAN
8" MIN (E) FDN WALL & REINF - V.I.F.(E) CONT RIPPED P.T.2x PL w/ A.B. - V.I.F.
DECKING PER ARCH
JOIST & HGR PER PLANLEDGER PER PLAN
PER PLANT.O. DECKING
SCALE: 3/4" = 1'-0"5BRG WALL AT CEILING TIE
(E) CONT DBL 2x TOP PL(E) 2x STRUCT WALL w/ INTSHTG & NAILING - V.I.F.
V.I.F. (E) CEILING TIE &SPLICE COND AT BRG WALL
SCALE: 3/4" = 1'-0"6GABLE END BRACING
40°- 45°
P.E. ROOF TRUSSESPER PLAN(MIN 2x6 TOP CHORD)
12'-0" MAX
FULL HTBLK'G
2x STRUCTFASCIAH2.5A @ 48"o.c.16d @ 8"o.c. @EA GABLEEND STUDGABLE ENDTRUSS PERPLANA35 AT DIAGBRACESE.N. PERSCHED
CONT 2x6 w/ 16dNAILS @ 6"o.c.INTO DBL TOP PL FINISH PER ARCH
A35 EALOOKOUT
LTP4 (LONGIT)@ 36"o.c.LOOKOUTS PER PLAN
BEVEL CUT TOP OF BLKG,ATTACH TO SHTG w/ADHESIVE PER S0.01 (6) 10d
2x6 STUD AT EA GABLE ENDVERT > 5'-0" @ 24"o.c. MAX
ADD 2x4 FLAT WHEN BRACING LENGTH> 6'-0" & 2x6 FLAT WHEN LENGTH >14'-0", NAIL w/ 10d @ 8"o.c. TO 2x BRACE
VERT 2x6 BLKGw/ A35 EA END
PER ARCH2'-0" MAX 2'-0" MIN
10'-0" MAX
2x6 DIAG BRACE AT RIDGE & @ 4'-0"o.c.
SCALE: 3/4" = 1'-0"
(E) FULL HT BLKG BTWNJOISTS OVER WALL - V.I.F.
SCALE: 3/4" = 1'-0"4DROPPED DECK BM
BM PER PLAN
DECKING PER ARCH
(2) 3 1/2" SDS TOESCREWS EA JOISTJOIST PER PLAN
COL & CAP PER PLAN
PER ARCH2x STRUCT FASCIA
CLIP PER PLAN
SHTG & NAILING PER S0.02P.E. ROOF TRUSSES PER PLAN
H2.5A @ EA TRUSS(E) CONT DBL 2x TOP PLE.N. PER SCHED2x STRUCT WALL w/ EXTSHTG & NAILING PER PLAN
TRUSS BLKG PANEL RE: S0.02NOTCH SHTG AROUNDTRUSS TOP CHORD
7 EXT WALL AT PERP TRUSS
COL BASE &ANCHORS PER PLAN
(E) FULL HTRIMBOARD CONT 2x RIM BOARDFASCIA & RAILING - RE: ARCH
(E) 2x BEARING WALL PER PLAN
BM & COL PER PLAN
PER PLANT.O. (E) PLYPER PLANT.O. (E) PLY
PER PLANT.O. (E) WALL
PROJECT # : 25.011C
DRAWN BY: KFCHECKED BY: SM
STRUCTURAL DESIGNwww.evolvestruct.com1040 Main StreetCarbondale, CO 81623(970) 510-0773
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DATE: ISSUE:
PLOT DATE: 2/23/2026
2/23/2026 PERMIT
S6.01
DETAILS
02/24/26
Certificate Of Completion
Envelope Id: 6C8E02FD-58B2-831E-81FB-8479205587CD Status: Completed
Subject: Kiser Construction | Pitkin County Contract 061.26 for Review & Signature
Source Envelope:
Document Pages: 138 Signatures: 8 Envelope Originator:
Certificate Pages: 6 Initials: 1 Pitkin County Procurement
AutoNav: Enabled
EnvelopeId Stamping: Disabled
Time Zone: (UTC-07:00) Mountain Time (US & Canada)
530 East Main Street
Suite 203
Aspen, CO 81611
Procurement@PitkinCounty.com
IP Address: 2605:59ca:22f4:
Record Tracking
Status: Original
5/15/2026 3:56:10 PM
Holder: Pitkin County Procurement
Procurement@PitkinCounty.com
Location: DocuSign
Signer Events Signature Timestamp
Connie Baker
connie.baker@pitkincounty.com
Budget Director
Pitkin County
Security Level: Email, Account Authentication
(None)
Signature Adoption: Pre-selected Style
Using IP Address: 65.38.144.66
Sent: 5/18/2026 11:02:46 AM
Viewed: 5/18/2026 11:41:00 AM
Signed: 5/18/2026 11:41:26 AM
Electronic Record and Signature Disclosure:
Not Offered via Docusign
Ted O'Brien
ted.obrien@pitkincounty.com
Open Space and Trails Deputy Director
Security Level: Email, Account Authentication
(None)Signature Adoption: Uploaded Signature Image
Using IP Address:
2600:1006:b198:9004:d04e:e283:7ffb:fe41
Sent: 5/18/2026 11:41:52 AM
Viewed: 5/19/2026 7:01:02 AM
Signed: 5/19/2026 7:01:37 AM
Electronic Record and Signature Disclosure:
Accepted: 5/19/2026 12:45:59 PM
ID: a7332571-68e7-46a2-b91d-f0411b6eb5f8
Company Name: Pitkin County, Colorado
Will Kiser
WKiser@kiserconstructioninc.com
Manager
Security Level: Email, Account Authentication
(None)Signature Adoption: Pre-selected Style
Using IP Address: 184.166.250.47
Sent: 5/19/2026 7:02:02 AM
Viewed: 5/19/2026 7:30:39 AM
Signed: 5/19/2026 7:33:25 AM
Electronic Record and Signature Disclosure:
Accepted: 5/19/2026 7:30:39 AM
ID: e41c641b-2d8c-435b-b82d-ea69a55301fb
Company Name: Pitkin County, Colorado
Richard Neiley
richard.neiley@pitkincounty.com
County Attorney
Security Level: Email, Account Authentication
(None)Signature Adoption: Drawn on Device
Using IP Address: 65.38.144.66
Sent: 5/19/2026 7:33:46 AM
Viewed: 5/19/2026 12:22:56 PM
Signed: 5/19/2026 12:23:26 PM
Electronic Record and Signature Disclosure:
Signer Events Signature Timestamp
Accepted: 5/19/2026 12:22:56 PM
ID: a921e6db-3e86-42a5-a551-a47f76464832
Company Name: Pitkin County, Colorado
Chris Davis
Chris.Davis@PitkinCounty.com
Procurement Manager
Pitkin County
Security Level: Email, Account Authentication
(None)
Signature Adoption: Pre-selected Style
Using IP Address:
2605:59ca:22f3:8710:94c1:1af6:4e6c:992a
Sent: 5/19/2026 2:45:16 PM
Viewed: 5/19/2026 10:34:34 PM
Signed: 5/19/2026 10:34:54 PM
Electronic Record and Signature Disclosure:
Not Offered via Docusign
Ryan Mahoney
ryan.mahoney@pitkincounty.com
Deputy County Manager
Signing Group: County Manager Group
Security Level: Email, Account Authentication
(None)
Signature Adoption: Pre-selected Style
Using IP Address: 65.38.144.66
Sent: 5/19/2026 12:23:51 PM
Viewed: 5/19/2026 3:00:41 PM
Signed: 5/19/2026 3:01:07 PM
Electronic Record and Signature Disclosure:
Not Offered via Docusign
In Person Signer Events Signature Timestamp
Editor Delivery Events Status Timestamp
Agent Delivery Events Status Timestamp
Intermediary Delivery Events Status Timestamp
Certified Delivery Events Status Timestamp
Carbon Copy Events Status Timestamp
Pitkin County Procurement
procurement@pitkincounty.com
Ruslana Ivanova, Procurement Specialist
Pitkin County
Security Level: Email, Account Authentication
(None)
Sent: 5/19/2026 10:35:14 PM
Resent: 5/19/2026 10:35:56 PM
Electronic Record and Signature Disclosure:
Not Offered via Docusign
Accounts Payable
AP@pitkincounty.com
Accounts Payable
Pitkin County
Security Level: Email, Account Authentication
(None)
Sent: 5/19/2026 10:35:15 PM
Electronic Record and Signature Disclosure:
Not Offered via Docusign
Austin Rosenthal
austin.rosenthal@artaicgroup.com
Security Level: Email, Account Authentication
(None)
Sent: 5/19/2026 10:35:16 PM
Viewed: 5/20/2026 7:16:05 AM
Electronic Record and Signature Disclosure:
Not Offered via Docusign
Witness Events Signature Timestamp
Notary Events Signature Timestamp
Envelope Summary Events Status Timestamps
Envelope Sent Hashed/Encrypted 5/18/2026 11:02:46 AM
Envelope Updated Security Checked 5/19/2026 2:45:14 PM
Certified Delivered Security Checked 5/19/2026 3:00:41 PM
Signing Complete Security Checked 5/19/2026 3:01:07 PM
Completed Security Checked 5/19/2026 10:35:16 PM
Payment Events Status Timestamps
Electronic Record and Signature Disclosure
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access this information electronically to your satisfaction and agree to these terms and
conditions, please confirm your agreement by clicking the 'I agree' button at the bottom of this
document. When you don't have a DocuSign account, you will be provided the opportunity to
agree to the Legal Disclosure each time you open an "envelope" for signing, at this time, you can
download and retain this disclosure. Pitkin County will forward completed documents that
you've reviewed, processed or signed via email. Should you require copies of these signed
documents (e.g., if they get deleted from your email account) you should request those
documents from Pitkin County under the Colorado Open Records Act by contacting the Pitkin
County custodian who sent you the document for signature.
Signing Documents with a Pitkin County DocuSign Account:
Electronic Record and Signature Disclosure created on: 3/20/2020 3:28:13 PM
Parties agreed to: Ted O'Brien, Will Kiser, Richard Neiley
Please read the information below carefully and thoroughly, and if you can access this
information electronically to your satisfaction and agree to these terms and conditions, please
confirm your agreement by clicking the 'I agree' button at the bottom of this document.
Getting paper or electronic copies
At any time, you may request from us a paper or electronic copy of any record provided or made
available electronically to you by us. For such copies, as long as you are an authorized user of
the DocuSign system you will have the ability to download and print any documents we send to
you through your DocuSign user account for a limited period of time (usually 30 days) after such
documents are first sent to you. After such time, if you wish for us to send you paper or
electronic copies of any such documents from our office to you, you may be charged a per-page
fee. You may request delivery of such paper or electronic copies from us by following the
procedure described below.
Withdrawing your consent
If you are an authorized DocuSign Account holder, you can decide to receive notices and
disclosures from us electronically, you may at any time change your mind and tell us that
thereafter you want to receive required notices and disclosures only in paper format. Described
below is the process for informing us of your decision to receive future notices and disclosure in
paper format and also how to withdraw your consent to receive notices and disclosures
electronically.
Consequences of changing your mind
If you elect to receive required notices and disclosures only in paper format, it will slow the
speed at which we can complete certain steps in transactions with you and delivering services to
you because we will need first to send the required notices or disclosures to you in paper format,
and then wait until we receive back from you your acknowledgment of your receipt of such
paper notices or disclosures. To indicate to us that you are changing your mind, you must
withdraw your consent using the DocuSign 'Withdraw Consent' form on the signing page of your
DocuSign account. This will indicate to us that you have withdrawn your consent to receive
required notices and disclosures electronically from us and you will no longer be able to use your
DocuSign user account to receive required notices and consents electronically from us or to sign
electronically documents from us.
All notices and disclosures will be sent to you electronically
Unless you tell us otherwise in accordance with the procedures described herein, we will provide
electronically to you through your DocuSign user account all required notices, disclosures,
authorizations, acknowledgments, and other documents that are required to be provided or made
available to you during the course of our relationship with you. To reduce the chance of you
inadvertently not receiving any notice or disclosure, we prefer to provide all of the required
notices and disclosures to you by the same method and to the same address that you have given
us. Thus, you can receive all the disclosures and notices electronically or in paper format through
the paper mail delivery system. If you do not agree with this process, please let us know as
described below. Please also see the paragraph immediately above that describes the
consequences of your electing not to receive delivery of the notices and disclosures
electronically from us.
How to contact Pitkin County:
You may contact us to let us know of your changes as to how we may contact you electronically,
to request paper copies of certain information from us, and to withdraw your prior consent to
receive notices and disclosures electronically as follows:
To contact us by email send messages to Helpdesk@provelocity.com
To advise Pitkin County of your new e-mail address
To let us know of a change in your e-mail address where we should send notices and disclosures
electronically to you, you must send an email message to us at Helpdesk@provelocity.com and
in the body of such request you must state: your previous e-mail address, your new e-mail
address .
In addition, you must notify DocuSign, Inc to arrange for your new email address to be reflected
in your DocuSign account by following the process for changing e-mail in DocuSign.
To request paper or electronic copies from Pitkin County
To request delivery from us of paper or electronic copies of the notices and disclosures
previously provided by us to you electronically, you should request those documents from Pitkin
County under the Colorado Open Records Act by contacting the Pitkin County custodian who
sent you the document for signature.
To withdraw your consent with Pitkin County
To inform us that you no longer want to receive future notices and disclosures in electronic
format you may:
i. decline to sign a document from within your DocuSign account, and on the subsequent
page, select the check-box indicating you wish to withdraw your consent, or you may;
ii. send us an e-mail to Helpdesk@provelocity.com and in the body of such a request, you
must state your e-mail, full name, Postal Address, telephone number, and account
number.