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ETLITHOIIfiF$A}I
October 7,2A24
t(8BS Holding*, LLC
248 Skipper Drive
Carbondale, CO 81623
Attention; Kara Syrne
Subject: Preliminary Geotechnical Engineering lnvestigation
Lookoul Msuntain lVedding & Events Center
Parcel f{o. 21 851 2402034
Garfield Caunty, Colcrado
CTLIT Project No. GS06903.090-115
CTI-IThomp$on, lnc. (CTLIT) complated a preliminary geotechnicalengineering
investigation fcr Lsokout *iountain Wedding & Events Center on Farcel 21&512402034 in
Garfleld County, Cclorado. The gecleclrnical **gineeri*g opi*ions and prelinninary
recomrnsndations in this letter are to provide the client with information to assist with planning
for the prcposed buildings. A design-levd geotechnical engineering investigation shauld be
performed to finalize recommendations far the buildings after civil engineering and architectural
plans are available, The investigation would include excavating several additlonal exploratory
pits at specific building locations.
Site Qgndiljcng
The Lookout Mouniain Wedding & Events Center is prapos*d sn Parcel No.
218fi24A2034, which is located on the east erd of Lookout Mountain in Garfield County,
Colorado. The prop*rty is a 40-acre parcelthat is accessed fram Lookosl Mcuntain Raad
{County Road 120} cn the south flank of the mountain. A vlcinity map with the locatior sf the
eite !s included as Figure 1. The property is on a localized, tapographic ridge that trends down ts
the southeast. The county road passes through the property wlth a switch-back turn that
contours around the ridge. An aerial photograph of the prcperty is shown on Figure 2.
An old grave! pit is in the southeast part of the property. The pit is accessed by an
existing, unimproved driveway from the county road. A* abandoned wellhead is west of the
gravel pit near the end of the driveway. Vegetation on the property is predorninantly thick
Gambei Oak with undergrowth af Big Sagebrush and native grasses. Grcund surface elevatio*
with{n the proposed development areas range between 8440 ieet and 8400 feet. Naturaf ground
along the ridge within the area of the proposed buildings generally sl*pes down to the southeast
at grades between 5 and 15 percent.
Plqposed Qp*struction
CTLIT was provided with a conceptuel master plan for the Lookout Mountain Wedding &
Events Center that was prepered by The Land Studio {dated August 7, 4024). A ciusler of ten,
tiny homes is proposed o* the ridge in the *o*hwest part of the property. We undersiand the
tiny homes willbe one-story, pre-manufactured buildings placed an cast-in-place fcundatians. A
pr*liminary plan provided t* us tdated Septernber 17,2A24, indicates that a concrete patio and
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etairway will be constructed ai the entrance of each tiny horne. An events buiiding is proposed
near the abandoned wellhead. Plans have not been developed for the building. Oevelapment
will *nclude canstruction of a new access road and parking areas. The proposed developrnent is
shcwn on Figur* 3.
Site Geoloqv
As part of our preliminary geotechnicalengineering investigation, we reviewed geolcgic
rnapping by the Colorada Geological Survey (CGS) titled, "Geologic lVlap cf the Glenwood
Springs Quadrangle, Garfield Co*nty, Colcrado", by Kirkharn, Streufert, Cappa, Shaw, Allen
and Schrceder {dated 2009). The map indicates the localized, topographic ridge in the area of
the proposed development is r"lnderlain by bedrock of the Miocene Epoch {Neogene Pericd} that
is derived frcm flows af basalt, basettic andesite, and trachybasalt.
The geologic r:rapping indicates the baseltic bedrock is underlain by bedrcck sf the
Maro*n Formation {Permian and Pennsylvanian Perlods}. The Maroon Formation is mainly
reddish-brown sandslane, congtor*eraie, m*dstone, siltstsne, and claystcne. Subsurface
inforrnatio* from cur exploratory pits indicates the basa{t}c bedrock is not present above the
Maroon Formaticn bedr.ock in the proposed developrnent areas at the site. The map indicates
the bedding in the Maroon Formatisn dips down to the southwest at an angle cf about 23
degrees. This is gener*lly unfavorable frorn a large-scale, slope stability siandpoint.
Severalfaults are below and adjacent to the subject parcel. The faults are generally
paraltelwith the localized, topcgraphic ridge. We believ* these faults are gen€rally inactive. The
gravel pit on ihe property is indicat*d on the geolcgic map. The map does not indicate
significant hazards sn the property,
P re l*fr?i n a r.y S s bs u rf,* ce I n v S."ptis ati q,p
For sur prelinrinary gectechnicalenginoaring investigatlon, subsurface *onditions at the
site *rere investigated by ob*erving excavation of four exploratory pits. Two exploratory pits {TP-
t and TP-z) were exca?ated ln the proposed area of the tiny hornes and two pits {TP-3 and TP-
4) were excavated near the proposed events building. The pits were excavated with a trackhoe
*n $eptember 11 ,2A?4 at the approxirnate lacatio*s shown an the attached Figure 3.
Expl*ratory excavation operaticns were directed by our engineer whc logged condltions
encountered in the pits and obtained representative samples of the soils. Summary logs of
subsu:'face conditicns found in our exploratory pits are included as Figure 4.
Subsoils found in our exploratory pits. TP-1 and TP-2, generally ccnsisted sf abgut 6 tc
12 inches of topsoil, underlain by 4.5 ta 7 feet clayey sand and sandy clay that is inierbedded
with clayey gravel. Sandstone bedrock was encountered at depths of 5 to 8 feet" The hardness
of the bedrock in TP-'tr and TP-2 made excavation deeper than 6 inches into the sandstcne not
practlcal.
Subsoils found in our exploratory pits, TP-3 and TP-4, generally consisled of *bout 6
inches of t*psoil or ?.5 fuet of lill and 6 i*ches of clayey sartd, underlain by 6 to I feet of silty
gravel. Sandstone bedrock was encoLrntered at a depth of 8 feei in TP-3. The hardness of the
bedrack made excavation deeper than 6 inches into the sandstone not practical.
KB89 HCLD}I\'GS, LLC
TCOKOUT;WOUN?AIru WHD*:ilG & €VEI{TS CEN|ER
cTLIT PROJECT lrto. GS&6S03.S00-l 1 S
Page I of 6
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Observations during excavatlon indlcated the clayey sand is medium defise, the sandy
clay is stitf, the clayey gravel and sllty gravel are dense, and the sandstone is very hard.
Groundwater was not encountered in our explcratory pits at the time a{ excavation. The pits
were back*lled immediately after exptoratory excavation cperaticns were ccmplated.
Soil samples were returned ts our laboratory where typical sarnples were setected fcr
p*rtinent testing. Laboratory testing included gradatio* analysis and Atterberg linnits" Gradation
test results are shgwn on Figures 5 and 6, Results of laboratory testing atre summarized in
Teble L
Earthwork
Excavations
Our subsurface l*formation indicates that excavations in the overburden soils at th* site
can be made with conventional. heavy-duty excavaticn equipment. f.xcavations into the bedrock
will be difficult and cauld require a hse ram attachment sn a trackhoe.
Fro*r a "trench safety' standpoint, sides of excavations nust be sloped or retained to
meet local, state, and federat safety regulations. The overburden soils at this site will Nikely
classify as Type F and Type C solls, based on OSHA standards governing excavations. The
sides af temporary excavatioss deeper than 5 feet, and above groundwater, should be no
steeper than 1 to 't {hcrizontal to vertica}} i* Type B soils and 1.5 1o 1 in Type C soils.
Groundwater seepage into excavations can cause slurnps and slcughing and the need fol flatter
sl*pes. Contractsrs are responsible for site safety and prsviding and rna*ntaining safe and
stable excavations. The csntractor's qualif*ed psrson shoutd identify the soils encountered in
excavations and ensure that OSHA standards are met.
Our experience in similar geolcgy and topography in the area indicates the upper soils
may become saturated during snowmell in spring and early surnrner m<lnths. Groundwater
seepage could be encsuntered in fou*daticn excavati*ns during these rnonths"
Subexcavafion and Structural Fill
Fcoting foundaticns will be appropriate for buildings constructed at the site. A slab-on-
grade floor is a reasc*able alternative fsr the events building. However, the nalural soi|s at this
site are relatively heterogeneous. To create more uniform support canditions and reduce the
potentialfsr differenlial building movement, the sails below footings and flcor slabs witlnsed ta
be subexcarrated to a deptl, ol ab+ut 2leel and replaced with densely compacted, struciural fi}*.
We judge that the structural fill *an conslst of the excavated scils, provided they are tree
of rocks larger than 4 inches, organics, and debris. ?he poteniial for differenlial movement, and
reco*mendatisns for nritigation, will need to be addressed for each building during a design-
level geotechnicai investigalion.
Foundaticn ltHalt Eackfill
Proper placemer*t and compaction of foundatio* wall backfill is imp*rtant to reduce
infiltratian of surface water and settlement from cansolidation of backfill soils" This is especially
ixrportant far backfill areas that will support concrete patio slabs and stairs. The soils excavated
KBAS HOLSINGS, LLC
LOOI{OUT MOUNTAI l.: lilJF DDI hiG & EVEf'ITS CEI{TER
cTLl: PROJfCT l\io. GS86$03.0SS-1 15
P*ge 3 of 6
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from the site can likely be used as backfiit, provided they are free of rccks larger than abcut 4-
inches in diarneter, organics, and debris.
Anticipated Bpildins Foundatiols
The natsrel soils at the site are relatively heterogeneous. We judge these soils *re
ge*erally suitable for support of fcoting foundations, but veriable suppcrt conditions exist. To
create snore unifom support conditions and reduce the potentialfor difer,ential buildlng
moverne*t, we anticipate that s*bexcavation of the sails to a depth of about 2 feet below
footings wil| be needed" The subexcavated soils willneed lo be replaced with densely
comnacted. stn"lcturat{lllas discussed in the Subexcavation and Structural Fill sectisn.
We expect an al{owable bearing pressure of less than 3,G00 psf for laoti*gs cn th*
structuralfill. A design*levelgeotechnical engineering investigation should be perfcrrned to
develop recomme*dations for the buildings a*er civil engineering and architectural pla*s are
dev*loped. This woutrd include excavating additisnalexploratory pits at speciflc building
localiona.
9lab-9n-G,.f,p4"R, Qonstructjotl
Plans indicate that a concrete paiio and stairway are plann*d for each tiny home" P{ans
for the events buitding have not been developed. The soils at the site are heterogenous with
variabte slab support characteristics. We anticipate that concrete slabs and structures can be
utilized, provided lhe soils below these elements are subexcavated to a depth of about 2feet.
The subex*avated scils will need tr h* replaced with denaely ccmpacted, structural filf.
ln general, we expect slab-on-grade construction w*** perforrn well at this site, provided
proper design and can*truction rnethads are utilized. Recsmmendatlons for slab-on-grade
construction wil{ need to be developed fcr the buildings after civil engineering and architestural
pian$ are devel*ped. Additlo*al subsurface Investigatfon will be r*quired as part *f the design-
level geotechnical engineeri*g lnvestigation.
S#bsurfaqg D{F*naqR
O*r experience in similar geology and topography in the area indicates the upper soils
becsme saturated dr.lring snowmelt in spring and eariy summer monlhs. The extent a*d rate o{
seepage witNfllctuate throughou{ tha year, and local perched groundwater can develop during
tirnes of heavy precipitation or seasonal snowmelt and runoff. Frozen ground during spring
runoff can also create a perched cc*diticn, These conditions can causs wetting of foundation
soils, hydrostatic pressures on below-grade walls, and wet or rngist conditions in bel*w-grade
areas, such as crawl spaces.
To nritigate problems associated with groundwater $eepage a*d infiltration of surface
water into foundatian backfill scils, foundation drains shculd be anticipated araund the
perlr*eters of belowgrade areas of the br.ritdings" The drains sho*ld discharge via positive
gravity outlets or lead lo sun*p pits where water can be removed by purnplng. Additionaldetails
fcr the drain systems wiil need to be developed for the buildings during {he design-level
geotechnical engineering investigation.
KBgS HOLDINGS. LLC
LOOKOUT I!}OUN'AIH WEDDING & EVERT$ CE}ITER
CTLIT FROJSCI $tO. GS$6SS3.000-1 t5
Page 4 cl €
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Surface Drai.paqe
Surface drainage is critical to the performance of building foundations, floor slabs, and
structural components. lnfiltration of surface water into the backfill soils adjacent to a building
can increase the potentiai for movement of the siructure. Site grading adjace*t to the buildings
shauld be designed and constructed to rapidly con\rey sudace water away from the buildings in
alldirecticns.
We reccmmend the buildings be provided with gutters and downspouts. Roof
downspouts should discharge welN beyond the lirnits of all foundation backfill soils. Landscaping
should be carefully designed and maintained tc mininrize irrigati*n near foutldatbn walls.
CancretF
Concrete in contact with soil can be subject to sulfate attack. Our subsurface information
in the area cf the site indicates the soils have water-saluble sulfate ccncentratians of less than
0.1S p*rcent. As indicated on the table below, ACI 318-19 states the sulfate expcsure class is
Nof Applicable or S0.
SUI-FATE EXPOSURE CLASSES PER ACI 318-19
A) Percent sulfate by rnass in scil by ASTM C1588
Fsr this level sf sulfate concentration, ACI 318-1E Gode Requiremenls indicate tlrere are
no cement type reqrirernents for sulf*te resistance.
Limit*jions
Our exploratory pits pr*vide a preliminary characterization of subsu'-face c*nditisns in
the areas of the proposed tiny homes and evenis building^ Variations in the subsurface
csnditions not indicated by the pits will sccur.
The geotechnicalengineering opinions and preliminary reccmmendatlons in thls fetler
are to provide the client with information to assist with planning for the proposed buildings. A
design{evdgeotechnicalengineering investigati** shouid be performed to f?nalize
recornrnendalions for the buildings after civil engineering and architectural plans are available.
The investigation would include excavating several additional exploratcry pits at specific bui*ding
lccations.
We believe this preliminary geatechnicalengineering investigation was ccnducted with
lhal level of sklll and care ordinarily used by geotechnical engineers practici*g under similar
cc*ditions in the locallty of thi* pro,fect" l{o wananty, sxpress or implied, is made. We are
available to discuss the conlents of this letter. Please cqntact us if you have quesiions or *eed
sdditional information"
K885 HOLni$GS. Lt-C
100{OUr $OUft?AlN WEDS:NC & EVENTS C€I'ITER
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Page 5 of 6
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CTLITHOMPSON, I
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Attachrnents: Figure 1 Map
figure 2 -Ae*al Fhotcgraph
Figure 3 * Proposed Development
Figure 4 - Surnm*ry Logs of Exploratory Plts
Figures 5 and S'- Sradaiio* Test Results
Table l- Sumrnary af, Labaratory Testing
IrBgs *oLolNGS, LLC
LGOKCUT irloul{TAtil WEOOING & Elt€t{?$ CENTTR
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LCOROUT AiOUNTAIN WEDBII'|G A!*D EVFHT$ CEIIITER
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LICUID LIMIT
22 Vt
frl^
Gradation
Test Results
SAl.lD$
f'l{E t'tGBlU&rtCI-AY fPl*STle) T0 SIL? $lOl'l€LASTtC)
SIEV€ ANALYSIS
*-'-t t"*-*
t---, ].-- t *-
*t t-
- * --tt-
,-.*-. -1--'--'l---
"- " - t
-{l
t"l . -- l {---.I .tt-.
" --t.
*
---4* "*?-"- ---1
'..
(toz=o
3s0F2
s5s
g\s
38
s .sl c.t02 _003 .8a8 .ttg ,01? .t31t ,149 29ro.a, u* 1.r$ 3.0 2.18 4.7$ 9.52 19.1 36,'1 79"2
'?{5?}S8
SIAMSTER OF FART'€LE II.I *,IILUL4ETE*$
'{
6n
8€
108
16
?0
6S
us
8S
t.s..grANoAaD s€ar€s
'1$* 's0'4s'34 '18 '1*'E
CLEAR SOT'AR€ OFTI-J&Gs3/s 3/4" rw 3" 5"0*
TS'g R€AOIhJG$
8g Mtil. 1S Mlil. 4 !i{r*" t e$ri{. -7w!5ltR- 7llF"
45ldi&r. 15t*tfl.
FIU. B
TABTE I
SUMIIIIARY OF TASORATORY TH$TING
GTLIT pROJECT NO. C308e03.000-r1$
ffi
DHSCRIPNON
CLAY. SANDY (CL}
sANp. cl*AYEY {SC}
GRAVHL, $ILTY (GM)
GRAVBL. $ILTY IGM}
PA$$ING
NO. ?00
$IEVF
t%)
66
30
10
7
pgftcgNT
$ANO
(%)
19
3g
21
??
PgRc[NT
GRAVEL
{yo}
1$
31
69
71
$OLUBLE
$ULF'ATES
f/ol
'$WELL
(%)
ATTERBTRG LIMITS
Pt3STlCrfi
INDEX
{%)
5
LIQUIP
LIMIT
(0,6)
28
DNY
CIENSITY
(PCF)
MOI$TURP
CONTFNT
(Yo|
12,4
8.3
23.4
DEPTH
(FEET)
7-8
4-5
s-s
6-7
TXPLORATCIRY
PIT
TP.1
tp-2
TP.3
TP.4
Pfi06 1 of 1