Resort Construction Remains Brisk
Everything from ski-in/ski-out condos to world-class golf course developments
Contractors working on these high-end, multi-million projects often experience unique challenges like rocky, steep terrains and long, frigid winter conditions
by Brad Fullmer
As Kurt Miller navigates his truck over the undulating, rocky terrain of the Collina Tinta Resort on the outskirts of Hurricane, Utah, he points out the vast amounts of lava rock construction crews have had to excavate and work around on the fledgling golf course community development.
“When we came on this project, we knew we’d run into a lot of rock we just didn’t realize how difficult it was going to be to work around it,” said Miller, construction manager for Orem, Utah-based Summit Development and Management. “One of the things we want to do is try to maintain the integrity of the land as much as possible. There are a lot of elevation changes the lots are staggered. Rather than take out big sections of land, we’ve tried to maintain the lay of the land and disrupt it as little as possible.”
Two of main site contractors on the project, Western States and Titan Paving and Grading, said the rocky terrain has proven extremely difficult to work around at times.
“The most challenging thing about this job is that it’s built on a lava rock bed,” said Weston Adams, project manager for Western States, which is installing utility and road infrastructure. “It’s extremely hard utility digging a lot of blasting. The elevation change has also made it very technical to install the infrastructure.”
“There have been a lot of headaches with the rock,” added Josh Camden, project superintendent for Titan Paving and Grading. “It’s easily one of the most challenging jobs I’ve ever worked on.”
Construction on the 540-acre Collina Tinta Resort began in January 2007 and will include approximately 1,200 to 1,400 units, including a mix of single family and multi-family homes. The highlight of the project will be a world-class, 18-hole golf course designed by Jack Nicklaus II, who Miller said toured the site last summer and was extremely impressed with the site’s potential, along with its breathtaking views.
“He absolutely loves the project,” Miller said of Nicklaus II. “We’ve heard from some of his designers that he can’t stop talking about it. He literally walked the course until late at night.”
Recycling material on the site has been a major consideration, especially the lava rock. Miller said the lava rock is white when it’s dug out of the ground, and then naturally oxidizes and turns black. Crews are actually expediting the oxidation process with a clear liquid called Permeon.
Crews will continue building the road and utility infrastructure over the next eight months, with home building expected to begin in late summer/early fall. The golf course will also be constructed throughout the year, with an anticipated completion in October.
Ski Resort Projects Plentiful
The two-state Intermountain region of Utah and Idaho is one of the hottest markets nationwide in terms of construction at or near major ski resort areas.
Southern Utah Projects Nearing Completion
Sometimes the most important aspects of a project are the ones typically not noticed by the general public. The Montage Hotel site has been a labor of love the past four-plus years for geotechnical engineer Scott Anderson of Applied Geotechnical Engineering Consultants, Inc. (AGEC).
Anderson said the Montage site has several conditions which pose unique engineering challenges. The project site includes an area where up to 40 ft. of mine rock from nearby silver mines was placed. The Daly West and Mears mine shafts are also located on the property. The subsurface soil consists of clayey gravel with occasional clay layers and bedrock at depth. Subsurface water at the site occurs in the spring as the snow melts, and the ground water occurs in a perched condition and follows more permeable channels through the soil. The location and amount of ground water are difficult to estimate. The project site slopes steeply down to the north which requires careful planning of retaining walls.
“It’s one of the most challenging sites I’ve ever worked on,” said Anderson.
More than 20 borings and test pits have been drilled/excavated at the site, with many of the borings drilled to depths of 80 to 90 ft. Two of the borings were actually drilled down into the bedrock a depth of more than 130 ft. AGEC also installed monitoring wells to measure groundwater levels for two years. Laboratory testing was performed on many samples of the soil to determine its strength and compressibility.
Other unique services provided by AGEC on this project include:
- Estimated building settlement – The building is going to be a 13-story concrete structure and will be extremely heavy. Two building cores are supported on mat footings with underlying drilled piers. The mat footings are 6 to 8 ft. thick. The drilled piers are 3 ft. in diameter and up to 100 ft. deep.
- Mine Rock – Laboratory testing was performed to determine whether the mine rock could be reused as structural fill. The mine rock is being crushed and used as fill in the shoring wall and in other areas.
- Shoring Wall – A shoring wall is being constructed around the building to retain the lateral earth pressures. The shoring wall is up to 65 feet in height. During early design meetings AGEC suggested the shoring wall consist of an upper mechanically stabilized earth (MSE) retaining wall and a lower soldier pile and tieback anchor wall with a shotcrete facing. AGEC provided consultation during design of the wall.
- MSE Retaining Walls – MSE retaining walls up to 40 feet in height are being constructed around the hotel. Concrete walls were originally planned. AGEC suggested the use of MSE retaining walls to reduce costs. AGEC provided consultation during design of the retaining walls.
- Construction Observation – AGEC is observing construction of the building, shoring wall, and retaining walls. Occasionally, the designs have to be modified to fit the conditions encountered. AGEC is providing consultation to help keep construction going and making sure that the construction follows the plans and specifications.
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In Idaho, Tamarack Resort is an up-and-coming year-round destination that offers a unique combination of skiing, golf and boating. Work on the $81 million Tamarack Resort Village remains steady, with a projected completion sometime this summer.
In Utah, construction activity is particularly hopping in and around the Park City area. Projects like the Westgate Resort and Spa at The Canyons, the St. Regis Resort and Hotel at Deer Valley, and the Montage Hotel at Deer Valley are examples of multi-million, high-end condo-hotel projects that will offer the finest in ski-in/ski-out lodging.
“Virtually all of our work is in resort areas,” said DeAnn Geary, president of Coalville, Utah-based Geary Construction, a contractor who specializes in sitework development on resort projects. “We started doing resort work in ’94 for United Park City Mines when the real estate market really started to boom. It’s challenging working through long, cold winter months, but it’s been a great market for us.”
Geary Construction is currently working as a sub to Okland Construction on the St. Regis Resort project at Deer Valley and the Silver Star at Park City project.
Below is a roundup of various resort projects in the Intermountain region.
Summit at Brian Head
Cost: $250 million
Owner: Altitude Development Corp.
GC: Carter Enterprises
Architect: Gardner Partnership and The Richardson Partnership
Slated to begin this spring, the Summit at Brian Head will include more than 450 condominium residences ranging in size from 1,300 sq. ft. to 4,000 sq. ft. spread out over a 42-acre site. Shoring and sitework figure to be a major construction challenges initially. The project is aiming for LEED certification.
Montage Hotel
Cost: $200 million
Owner: DV Luxury Resort LLC
GC: Layton Construction
Architect: HKS/Hill Glazier Studio
Located adjacent to Deer Valley Resort, the Montage Hotel is a mixed-use resort hotel and resort residential project that will consist of 173 guest rooms and suites, and 94 resort residences on the upper floors. It will feature two restaurants, a lobby lounge, a pool bar and grill, retail shops, 14,000 sq. ft. of meeting and function space, and a 35,000-sq. ft. resort spa with an indoor lap pool. Foundation work began in June 2007, with an estimated completion in June 2010.
The new $200 million facility is a cast-in-place concrete structure that will consist of 13 floors (including underground parking), with a total of 988,000 sq. ft. (see sidebar on the geotechnical engineering aspect of this project).
The Montage is aiming for a Silver LEED certification, and is a pilot project for the Environmental Protection Agency’s ER3 (Environmental, Responsible, Redevelopment and Reuse) initiative.
St. Regis Resort
Cost: $140 million
Owner: DDRM Greatplace, LLC
GC: Okland Construction
Architect: IBI Group
The 446,000 sq. ft. St. Regis Resort & Residences at Deer Crest will feature 26 private residences and 67 condominium hotel suites, with a total of 200 rooms. The resort will be situated on two pieces of land connected by a dual-car funicular rail tram with luxuriously appointed cabs. The lower terminus of the funicular will be built adjacent to Deer Valley's Snow Park Lodge at the base of the ski resort. Offering some of the most opulent amenities of any mountain resort in the world including a 24,000 sq. ft. spa with a salon and fitness facilities, a large, luxury ski lounge with ski valet service, a ski “beach”, and two resort-style pools in addition to a gourmet restaurant, a martini bar and an après ski lounge.
Tamarack Resort Village Plaza
Owner: Village Plaza Construction, LLC
Cost: $81 million
GC: Banner/Sabey II, LLC
Architect: MHTN Architects; OZ Architecture
Located at the heart of Tamarack Resort in Donnelly, Idaho, the Village Plaza will be home to residential condominiums and lodging facilities, populated by both guests and full-time residents. The pedestrian-friendly Village occupies a prominent place at the base of the mountain and the six Village Plaza buildings are designed to follow the natural terrain in order to preserve views and create intimacy and encourage interactions.
On the Plaza Level, Village Plaza consists of 35,990 sq. ft. of shops, restaurants, boutiques, galleries, and resort services, with 129 condominium residences on the top three levels, and 200 heated underground parking stalls. Each building in Village Plaza is crafted of indigenous wood and stone and reflects its own unique character of refined mountain luxury. The project's overall footprint is 240,000 sq. ft. Construction began in the fall of 2005 and is scheduled for completion in the summer of 2008.
Silver Star at Park City
Owner: Paladin Development Partners
Cost: $75 M
GC: Okland Construction Co.
Architect: JSA Architects
This unique resort project in Park City, Utah will include 102 high-end individual units, consisting of town homes, multi-level condominiums, artistic studio space, club house and pool, a public plaza with areas for a small commercial component on a 22-acre site. Phase I includes a four-story condominium structure comprised of 23 individually owner units ranging from 1,500-2500 sq. ft., 15 three-story town homes, also in the 1,500-2,500 sq. ft. range, and two below-grade parking structures comprising 33,000 sq. ft. Phase II includes 18 individual condos, along with 18 individual town homes, both in the 1,500-2,500 sq. ft, range. The project also includes two below grade parking structures totaling 27,000 sq. ft. 22 single-family cottages are also planned for the project.
Westgate Resort & Spa at The Canyons
Owner: C.F.I. Inc.
Cost: $64 million
GC: Wadman Corporation
Architect: Richardson Design Partnership
Phase 2 of Westgate Resort is an addition of 195,000 sq. ft. to the original resort project, which Wadman completed in 2002. The project consists of 296 additional condominium units, a second underground concrete parking structure; fine dining restaurant facility; an additional pool and spa facility; conference center; and retail space.
The type of construction is a precast planking system on first five levels transitioning into a structural metal stud framing panelized system on top three levels. The project will conclude in January 2009.
Arrowleaf Lodges A & B
Owner: East-West Partners
Cost: $50 million
GC: Jacobsen Construction Co.
Architect: Morter Architects
When completed, Arrowleaf will consist of two alpine lodges located on the slopes of Deer Valley Resort. The ski-in/ski-out high-end residences are located at the new Silver Strike Express Lift. Tucked in the forest on a private road, the lodges offer views of the Wasatch Mountain Range, Silver Lake Village and the Village at Empire Pass. The 80,000 sq. ft., four-story Lodge A has 33 units (each approximately 2,000 sq. ft.). The five-story, 82,662 sq. ft. Lodge B contains 30 units, with each unit being approximately 2,000 sq. ft. The design includes a hearth room, fire pit, various spas and other family gathering areas.
Canyon Lands Resort
Cost: $45 million
Owner: Canyon Lands Development
GC: Okland Construction
Architect: I-10 Studios
This 178,000 sq. ft., two-level resort will be located on 587 acres in Southern Utah. The architecture and design of the resort will be tied to the scenery of the site a rocky desert location north of Lake Powell. In order to achieve the owner's desire to maintain a special relationship with the land which enables their guests to enjoy genuine, close-up experiences with the landscape, the main structures of this facility will be made entirely from concrete. Accentuated by specialty stone, exotic woods, and high-end tile, the resort will feature unique architectural shapes for the public areas, private suites, restaurant and spa. The 40 suites, ten with their own large swimming pools, will provide fantastic views, high-end materials and amenities some with open-air “skybeds”.
Dakota Mountain Lodge
Cost: $43 million
Owner’s Rep: DuVal Development Partners
GC: Wadman Corporation
Architect: Architecture Belgique
Located at The Canyons Resort in Park City, within steps of the Frostwood Gondola, Dakota is comprised of 265,000 sq. ft. of elegant alpine design with 104 condominiums units. The building is comprised of composite beam and deck concrete slab system, wood framed four levels, massive timbers, real stone veneer, wood truss roof system with asphalt shingles and metal 4 in. up on eaves.
The exterior is constructed of timbers with stone and copper accents. Interior spaces are designed with exposed trusses and beams, to vaulted ceilings and luxurious finishes. In addition there is a one level concrete parking structure - with approximately 100 parking stalls. A full sized pool, a state-of-the-art fitness center, an executive center, and a high end luxury spa round out the resort amenities. Construction began in June 2007 and is slated for completion in June 2009.
Sky Lodge Hotel/Condominium
Owner: Cloud Nine Resorts
Cost: $40 million
GC: Jacobsen Construction
Architect: EMA Architects
The Sky Lodge Hotel is a six-story, 101,000 sq. ft. building with underground parking set to be completed November 2007. When finished, the five-star resort will boast two full-size kitchens and an upscale Japanese day spa. The building is a steel and precast hybrid structure. Set in historic downtown Park City between the intersections of Main Street and Heber Avenue, the exterior will be clad using reclaimed timber.
Silver Strike Lodge/Condominiums
Owner: Ironwood Development
Cost: $39 million
GC: Jacobsen Construction
Architect: JSA Architects
The Silver Strike Lodge is conveniently located at the base of the new Silver Strike Express in Deer Valley. The 121,000 sq. ft. lodge consists of 34 ski-in / ski-out luxury condominium units with a variety of floor plans to choose from. From detailed millwork, beams and trusses, to expansive entry foyers lined in rich stone and knotty alder, each unit will encompass the finest craftsmanship and finishes. Condominiums offer a combination of two to four bedrooms, ranging from approximately 1700 sq. ft. up to nearly 3,400 sq. ft. in size. Amenities include an owner’s locker room with private ski storage, fitness facility, outdoor grotto-style Jacuzzi tubs and Empire Pass’s first ski shop.
Sunrise at Escala Lodges
Owner: IBI Group
Cost: $38 million
GC: Kona Companies
Architect: IBI Group
This 190,000 sq. ft. project includes 45,000 sq. ft. of underground parking and 145,000 sq. ft. of space. Designed to have an upscale, European-country appeal, the structural steel and wood framed structure is slated for completion in May 2008.
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