Wednesday, May 31, 2023
Friday, November 25, 2022
November 2022 Geotechnical Report
Attached is the latest report from Geotechnical Testing Services. In summary, minor movement (less than 1/4") is noted on the south end of the berm next to the hotel property and restaurant. Otherwise the majority of the berm appears to be stable. The design report necessary for constructing the final version 1.5 of the berm is expected "by year end " (hopefully this year). While the city conducts a peer review of the report, we will seek construction bids and will work with the three affected property owners who will need to agree to share the construction costs and grant any easements that may be required. With respect to the condos, we are being told by the engineers that Building L will most likely need to be demolished, while Building M may possibly be saved, leveled and repaired. This is subject to approvals and financial feasibility. We will have more information when the next report is issued.
We appreciate the patience and cooperation of all stakeholders as we continue to work towards the resolution of a very long and difficult natural disaster.
Saturday, October 22, 2022
April 2022 Progress Report
The following link provides information regarding the geotechnical soils testing results as reported in April, 2022:
Link to April, 2022 update letter
In summary, the berm is performing well but needs further strengthening on the southern side. The balance of the berm, including buildings L and M, show no movement which is good news. A final report and engineering design to finalize the phase two construction of the berm with a safety factor of 1.5 is expected sometime in November, 2022. Bids will be obtained for construction costs and if all stakeholders agree to participate, work on the berm could begin early 2023.
In April, the City of St. George without warning issued orders to demolish buildings L & M, the old Dairy Queen, and the Knights Inn properties. In meeting with city officials, the hotel owner agreed to demolish the entire hotel building, which was accomplished in September. The city agreed to stay the demolition order on the other two properties subject to receipt by year end of a the above mentioned geotechnical design to finalize stabilization of the berm and prove that the subject buildings are not a danger to life or property. All stakeholders are waiting on the engineers to complete their report and design recommendations which hopefully will be accomplished sometime in November.
Friday, June 12, 2020
June 2020 Report
Tuesday, August 6, 2019
August 2019 Report
Wednesday, March 27, 2019
March 2019 Update
GTS performed additional tests this month and discovered that there may be some slight movement after all. Attached is a graph of data from one of five inclinometer wells, this one from a well located within the berm itself. If you compare the test dates, it shows both positive and negative movement, back and forth, which can be attributed to instrument inconsistency. The measuring instrument is extremely sensitive and it's not unusual to have slight inconsistencies among tests. The positive/negative differences in the early readings were averaged and the conclusion was that the slope had moved very little.
The concern now is that the three most recent tests over the last 18 months for this particular well show a possible trend (all positive, no negative data points) indicating the possibility of slope instability. The graph indicates movement of about 1/8 inch. Very small but it could indicate some instability. There is a blockage in one of the well shafts near N building about 40 feet down and Chris is trying to locate a camera this week to find out if the shaft has separated (minor inconvenience) or is sheared (major problem which could be proof of substantial earth movement). Chris has yet to plot the other three inclinometer data readings and will compare the data from those locations to see if there is a similar trend.
It may be necessary to wait another six months (we have become very accustomed to waiting) and conduct additional tests. If the readings indicate a negative direction, as in earlier tests, those results would be averaged with prior data and would again support the conclusion that the slope is stable. If future readings show a continued positive trend the conclusion may be that the slope is still moving, if ever so slightly. Further work to mitigate the problem may be necessary. The engineers are being extra cautious as no one wants to declare the problem solved and spend a lot of money fixing things up, only to discover that the slope is still unstable. At present the test results remain somewhat inconclusive and further testing may be required to increase the confidence level in the conclusions and recommendations.
Thursday, October 4, 2018
October 2018 Update - Finally!
The report also provides engineering recommendations to further strengthen the berm by constructing a keyway and adding additional weight to the berm, thus improving the level of safety (fudge factor) from 1.25 as originally designed to more than 1.5 as per code. A method to make the berm permanent and protect the surface from erosion was included in the report along with specific designs from a structural engineer. In addition to the shot-crete method of protection as detailed in the report, GTS is currently in the process of recommending another option for protecting the face of the berm by stacking additional concrete retaining blocks like those that already are in place at the base of the berm. This method may actually prove to be more permanent and aesthetically pleasing than using shot-crete.
The report is currently being reviewed by the City of St. George and their representatives. Meanwhile, bids to determine the costs to implement the recommended modifications to the berm are also being being obtained. If approved by the City and property owners, construction may begin soon to make the berm stronger and permanently protect it from erosion. Once the berm is deemed safe and made permanent, it is the intention of the property owners to move forward to repair or replace, if feasible, the affected improvements in order to regain the use of their properties. The timeframe, cost and feasibility to do so has yet to be determined but we are starting to see progress and resolution to this disaster that has affected so many people.
A copy of the report is available for review at this link
Tuesday, March 28, 2017
March 2017 Update
GTS is now finalizing it's recommendations to make the berm a permanent structure and to increase the safety factor so that the affected properties can be repaired or replaced. The preliminary plan may involve digging below the toe of the berm behind the Dairy Queen building and installing several layers of geo-grid to further stabilize the slide plane and raise the safety factor from 1.25 to over 1.5 which meets current building codes. The design will most likely also require spraying a concrete gunite coating over the face of the berm to prevent future erosion or sun damage to the geo-grid. Once we have the final design recommendations we will meet with the adjoining property owners to discuss sharing the cost. Then hopefully we can then move forward with the final construction involving the berm.
Gardens South Condos will then determine the feasibility of repairing buildings L & M. We will commission a design plan from both a structural and geo-technical engineer that can be approved by the City. Once a design solution is approved we can then obtain construction bids and determine the cost feasibility of making the repairs. Our preliminary estimates are encouraging and we are optimistic that the two buildings can be eventually repaired within the budget resources currently forecasted.
In the meantime, other improvements to Gardens South are being made. During the past year Gardens South HOA was able to pay off the balance of the loan owed to the City for the construction of the berm in 2012. The blanket lien was removed by the City providing clear title for all units not affected by the slide. The HOA is financially healthy and is setting aside additional funds to make other capital improvements to the project, including refurbishing the 30 year old pool and installing new high speed fiber optic internet service to each unit. We will be one of the first condo projects in St. George to enjoy fast fiber optic service (no copper) with speeds up to 1 GB, a $90/mo value, which will be included in the current HOA fees. We hope to have these improvements completed by May.
Tuesday, September 22, 2015
September 2015 Update
Thursday, January 29, 2015
January 29, 2015 Update
Below is the latest communication from the geotechnical engineer tasked with monitoring movements in the slope. Both the city, the HOA, and the homeowners who were forced out of their condos are waiting to determine if the site can be stabilized enough to justify making repairs to the damaged buildings so they can be inhabited once again.
It takes a couple of years for the dirt to fully settle and determine if there has been further slide activity which may pose a threat. Some slight movement has been detected which is most likely caused by normal settling of the berm, but overall the berm, so far, appears to be doing what it was designed to do. One major concern however was a recent break in the main sewer trunk that services the residents of the unaffected building N as well as M. This was most likely caused by the slide prior to the construction of the berm and it's not certain how long the pipe was broken. The HOA spent nearly $50,000 in November to construct a sewage pumping system to service building N. Although building M is not currently connected to any city utilities, including sewer, the pump system is designed with enough capacity to also service building M if and when it can be repaired.
The geotechnical firm will conduct another reading in June, 2015 and hopefully by then they should have enough history and information to make a recommendation as to whether or not the site is safe so that a determination as to the economic feasibility of reconstruction can be made. In the meantime, all we can do is continue to wait, monitor and hope that the slide has been sufficiently stabilized as a result of the efforts made so far.
If you have visited Gardens South recently, you will notice that the community is looking much better. All of the asphalt has been recently sealed and protected. This is a two step process and the second coat will be applied in the spring of 2015. Improvements to the landscaping are constantly being made to reduce water consumption and take care of maintenance issues. The HOA payment of $280 per month per unit may be higher than some other projects but you should be aware that it includes funds that are being set aside for capital expenditures and extra damage caused by the landslide, such as the sewer repairs. If the damaged buildings L & M can be feasibly reconstructed or if the city requires demolition, a additional special assessment may be required of all owners. Anyone contemplating purchasing or selling a unit in Gardens South should be aware of this possibility.
Thursday, April 3, 2014
April 2014 Update
Wednesday, January 2, 2013
Annual Meeting -- Gardens South HOA
ANNUAL MEETING
MINUTES
December 8, 2012
Lexington Hotel Conference Center
Meeting was Called To Order by Jason Schall. Board members in attendance were Dwaine Hatch and Chip Bair. Kimberly Graff represented the Management Company.
Welcome to All Owners present. We want to extend a thank you to Dan Steurer and Terry Brotherson, due to other commitments they have resigned from the Board. Their participation on the Board and assisted in the berm project.
Year in Review: Jason Schall reviewed topics that the Board had been working to resolve this last year.
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- A repair was made to the asphalt next to the pool
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- A Crack in the pool plaster was repaired
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- Wooden steps and handrails, repaired and in some areas replaced
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- Fence by the swimming pool completely replaced
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- A few issue were dealt with this last year:
o Water damage in a few units o Broken water lines repaired
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- The board had the sewer at the front of L & M scoped. The units that sit above all
drain down towards L & M buildings we wanted to be sure that the earth
movement had not effected the main sewer line.
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- Another hurdle to overcome before anything could be determined on the
demolition of the southern half of L building was dealing with HUD. One unit
was owned by them and the time it took to track down someone that was willing
to make a decision took months and we needed titles before we could destroy the
property.
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- This Board has attended many, many meetings with the City Attorney, our own
HOA Attorney, and the other two Owners with their Attorneys to move this
project forward. The Board has logged 100’s of hours; 1000’s of travel miles to
keep this project moving forward. The restaurant is not participating and we had
to make adjustments to assure we were not encroaching upon his property.
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- The berm project is moving forward, it took longer than any one of us thought. It
was not the intent to not inform Owners of progress, but when it had only been
progress of the contracts/agreements between the Attorneys, the Board felt that it
was menial information. We still couldn’t provide a date of commencement. It is
projected to move with demolition this next week.
Report from Attorney: Joseph Hood, Vial Fotheringham
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- Introduction of Joe Hood, he has been assisting with this berm project this last
year and he would like to publicly thank Jason for all his hard work.
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- We have been dealing with many agreements for this berm project
o Cost Share Agreement: Each participating Owner contributed their % of land interest in the shared expense to make this berm possible. This agreement has been signed
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- All funds have been collected.
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- The last step that Owners here today must vote for is a waiver/release and
Indemnification. Barco for liability reasons (insurance) needs to be waived of any damage that may be caused due to land movement while they are on the property during this construction. The waiver does not release Barco from damage caused due to their neglect, but if the land was to move (any natural earth movement) while they are there and damage is caused they cannot be held responsible.
o Question was asked how much more money is this going to cost us. This waiver and moving forward with the berm is not going to cost any more funds. We have collected the funds necessary to this point. Future reconstruction of L and M is a different matter.
o Homeowner indicated that more communication is needed. They don’t live there and don’t know as to how things are moving. It was noted by the Board.
o Question was asked regarding the bidding and if localized to the St. George area. The City solicited the bids and chose the winning bid. The HOA did not have an opinion.
o Vote was taken with a raise of hands, all present in favor. Vote was counted 49 total Owners in person or by proxy.
Insurance Review: LaMond Woods from Sentry West
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- LaMond reviewed, last year the association was very fortunate that we were able
to acquire low quotes, this last year due to several claims and over $250,000 in damage the insurance company was not going to renew. After several months of contact with underwriters, and the deductible increasing we acquired a quote. The insurance premium double from last year.
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- Review of coverage and Owner responsibility.
Election of Board of Trustees: Two positions on the Board have come up for election. Nominees included Brooke Gleave, Chip Bair, and Dwaine Hatch. Open nominations from the floor. Ballots to be filled out and pass to center of isles. Collection and counting of ballots by Karen Hatch.
Review of Finances: Kimberly Graff, Association Manager. Review of the 2012 Income/Expense statement and Balance Sheet. The 2013 Budget was reviewed, broken down as to how much an individual pays each month for water, trash, and cable. Please note that nothing was increased in the monthly expenses except Insurance.
- Question as to how long are we expected to wait before we know if renovations can be done
to L & M building. We do not have a time frame from the City but they have hinted at 1 year to monitor.
Election Results: The results from those present elected Dwaine Hatch and Chip Bair to serve 2- year terms.
MEETING ADJOURNED
Saturday, December 15, 2012
Merry Christmas !
Demolition of the Knights Inn building began this week |
Construction on the toe berm began this week as equipment arrived and the west section of hotel building is demolished. The east side of GSC building L (the four units now owned by the HOA) is next to disappear. The trucks will be rolling to haul off the debris and begin hauling in dirt which will be placed in 24" high layers with geo-grid fabric installed between each layer and wrapped up the leading edge of the berm. Dirt will continue to be imported until the height of the berm reaches approximately 23 ft. There will be a drainage pipe installed vertically through the berm to capture water from the roofs and area surrounding GSC buildings L and M. This pipe will be tied into an existing 12" line that protrudes through the base of the hotel retaining wall and will be extended under the berm to flow, as it currently does, onto the parking lot which slopes to Bluff Street.
The expenditures relating to the landslide mitigation efforts now exceed $300,000 with Garden South eventually contributing nearly $240,000 including the money spent on past geotechnical studies and legal fees. The City of St. George is lending $70,000 towards the project which is to be repaid over the next few years by the participating owners. The increased insurance costs to owners continues to be a burden as insurance companies consider the higher risks of insuring the problem properties. Insurance premiums have doubled in the past year. Garden South has enough in reserves to fund it's share of the current known costs. The future is still uncertain as we have yet to address the costs of restoration of the condemned buildings and some of the deferred maintenance throughout the community.
23 ft. of compacted dirt will replace the building. |
Will it work ??? ... that is the big question. The science and math says that the berm is designed with a 20% safety factor which is less than the 50% typically required by code for new construction. The safety factor is like an airplane which is required to have enough fuel on board to reach its destination, PLUS extra fuel in case there is a need to reach an alternate airport. In theory, there will be enough dirt placed at the toe of the slide to counterbalance the slippery ice cream scoop effect of the slide with an extra 20% to spare. However, no one can or will guarantee that this design will permanently fix the problem. For the slope to be declared safe by the engineers and city, it will need to be monitored and demonstrated that there has been no more movement. This will take some time. It will still be months before owners who are willing to invest in repairing the damage to existing buildings can begin restoration.
We will take this one step at a time, within the current budget that all owners have agreed on. We looked at many options. Quotes for proven landslide stabilization methods used by the DOT on mountain roads ranged from $3.500,000 to more than $6,000,000. At that price, the owners group decided that it did not make economic sense to use the more expensive stabilization methods. Attempts to secure government funding proved fruitless. The only option was for private owners to band together using private funds to do what they can to save their properties. The toe berm design has proven successful in some instances and we determined it was worth the investment to try and save the homes and business properties affected by this slow moving natural disaster given the limited financial resources available.
Monday, July 23, 2012
One Step Forward, Two Back...
A meeting with the EDG Group, owners of the land on which the Dairy Queen sits, is scheduled the first of next week to review the cost sharing agreement and seek to resolve their demands and concerns. If EDG and the hotel both agree to contribute the amounts budgeted, along with the loan from the city, there is a good chance the berm can still be constructed by simplifying the design and reducing some of the costs even though we now have a budget shortfall of nearly $50K from what we originally had hoped to raise.
To date, Gardens South has funded 100% of the engineering studies and legal efforts related to the landslide. Even if Gardens South homeowners could come up with all of the money necessary to construct the berm, without signed easements granted by the hotel and EDG to use a portion of their land for the berm, it will not be possible to construct the berm . Even if the two neighboring property owners agree to participate, Gardens South will still shoulder nearly two thirds of the total cost. I'm still hopeful that we can work through the legal issues but it has been more than a year since the first meetings were held among the various owners and we have yet to see signed agreements or actual funds to pay for the construction of the berm.
Friday, May 4, 2012
Another hurdle...
build the berm. The city is requiring the property owner sign an easement. If he refuses to sign the easement for truck access and the install drainage system I don't know what our options are. His parking lot is already destroyed because the storm water from the hill has been sheet flowing
across the asphalt for years. With the new drainage system, his parking asphalt will have a much longer life expectancy once repaired.
The free dirt at Monster Storage is quickly disappearing and if we need to pull dirt from elsewhere it will cost more. I'm getting a bid for the storm drainage system ... just sent a bill for another $2K for the cost of the engineer who designed it. I will then revise the construction budget and determine the latest total cost estimates to make sure we have enough money committed.
I think only the following items must be accomplished to get started:
1. Signed easement from the restaurant owner (and his financial participation agreement)
2. Signed cost sharing and budget/escrow agreement by all parties... draft agreements have been sent.
3. All parties must deposit money into escrow account prior to construction. If we don't have the signatures and money, then the deal may fall apart.
I haven't given up, but I didn't count on the long legal delays and short-sightedness of certain property owners. This has been a very frustrating week...we're so close. We'll know what happens in the next couple of weeks.
Sunday, April 15, 2012
More Delays... But Still Making Progress
Friday, March 16, 2012
Getting Closer
Thursday, February 23, 2012
What's Happening???
This project is the least expensive ($250K) of the possible remedies to attempt to halt the landslide and preserve property. The engineer's math estimates that the berm should halt the slide with at 20% fudge factor of certainty. Ideally, a 50% safety margin is desired but to achieve that the cost would be possibly more than $3 million to stabilize both slide planes down to the 40 ft. depth. We met with two other contractors last month who specialize in stabilizing landslides across the country to obtain rough estimates. The berm is designed as a temporary solution but given the limited resources of property owners, it may be the only economically feasible solution.
Property owners are wondering how long after the berm in completed repairs can be made on the affected buildings. That will be determined after a period of monitoring the movement of the buildings to determine if in fact the berm is successful in achieving the desired result. The buildings will need to be inspected and a list of repairs will need to be made to assure that they can be made safe. If all appears to be safe and stable then it may be possible to make the buildings habitable again. The utilities will need to be reconnected and sidewalks and gangways will need to be replaced or repaired along with any other cosmetic repairs. All costs of repairs to the condos will need to be born by the homeowners of Garden South which may require additional assessments to raise the funds necessary.
Saturday, November 19, 2011
Annual HOA Meeting Very Positive
A report of the financial condition of the HOA was given and concern was voiced about the number of non-paying owners (currently 14) which causes a cash flow challenge for the HOA. The HOA has the powers of a community government and the HOA fees are like taxes. It was explained that the HOA has the right to file a lien and foreclose for non-payment of fees. Additionally, services can be curtailed (such as cable TV service).
Those in attendance expressed gratitude for the service rendered by the board members. A spirit of volunteerism is emerging once again as Richard Evans announced a community effort to repaint the entrance wall and signage. Those wishing to spend a few hours to help pressure wash and paint should contact Richard who will organize the effort. A number of maintenance and landscaping concerns were brought to the attention of the board. If owners are aware of any issues, call or better yet, email Kimberly at C.A.M. to report items or concerns.
Lamond Woods, from Century West Insurance explained that the HOA policy covers the buildings and everything that is "attached"(including cabinets, carpeting, etc.). He taught why each owner should obtain personal property coverage to cover not only personal, "un-attached", property but also to cover the exposure of having to pay a $10,000 deductible should a claim be made against the HOA insurance policy.
The majority of the meeting time was spent discussing the current status and progress of the landslide abatment efforts. Attorney Joseph Hood explained the progress made in negotiating a cost sharing agreement with commercial landowners also affected by the slide. Homeowners received recently notification of a general assessment of $650 per unit to help fund the construction of an earthen buttress designed to halt the progress of the slide. Copies of the recent report and engineered designs are available at the following links:
Buttress Design Letter Link
Buttress Design Illustrations 1 - 4
Wednesday, November 2, 2011
Property Taxes Lower for 2011
Landslide Abatement Update
For Gardens South, the cost will need to be spread among all condo owners. As to the repairs of Buildings M and L, there will need to be sufficient time and evidence proving that the slide has stabilized before the City will permit work to be done on restoring the buildings. At present, it appears that the buildings may be saved from demolition and eventually repaired. However, the City will require that all utilities be exposed, inspected and that a structural engineer certify that the buildings are safe for occupancy before anyone can move in again. Monies will need to be raised to fund the repairs by special assessment so that funds are available to make the repairs.
Thursday, October 13, 2011
Agreement Hopeful
Wednesday, August 17, 2011
Date Of Annual Meeting Announced
Property owners are welcome to attend the monthly Board meetings which are usually held at 5pm on the third Tuesday of each month at the offices of Condominium Association Mgmt. on the corner of Tabernacle and 400 E. in St. George. If you have a concern or particular item to discuss, please notify the Mgmt. Company at least a week in advance so that they can schedule time on the agenda. Call to confirm the meeting time and date as occasionally the meeting date must be changed in the event of a conflict.
Property Tax Notices ... the good and bad news
The good news is that we will all pay less property taxes this year. The bad news is that is property values in Gardens South are WAY down, even more than the market in general making it very difficult for owners to sell, especially if they have a mortgage. There are about 14 owners out of the 111 that are seriously delinquent in the payment of their HOA fees and this is affecting the ability for the HOA to meet its monthly obligations. Unlike the federal gov't which can issue debt or print more money, a HOA is a small government that must spend no more than it receives. The total of non-payers and late payers has created about a $5,000 per month short fall in operating revenues. The Board voted to temporarily use for operations some of the funds that would otherwise be deposited into our savings account for future repairs and maintenance until such time as the monies owed to the association can be collected which now total nearly $40,000 in receivables. The HOA Board will have no other choice but to raise fees or cut services in order to protect the interests of all property owners.
The HOA is granted legal authority to file and foreclose a lien against any property that is delinquent. Even those in the two condemned buildings M and L are required to pay HOA fees because it is viewed as a monthly tax or assessment that is used to pay the obligations for the common ownership of property. Those who dismiss their mortgage obligation by foreclosure are still are liable for the HOA fees and a personal judgment is often sought even after a foreclosure is filed.
There is another problem that may arise as a result of the recent property devaluations by the County Assessor : In order to form a Special Assessment District and sell bonds to finance the costs to permanently stop the landslide, investor lenders look for at least a five to one ratio of debt to assessed value. The total assessed values (which is less than the market value) for Gardens South Condos and the commercial properties (Dairy Queen, Knights Inn Hotel, Claim Jumper, Pier 49 Pizza, etc.) was approximately $10,000,000 last year. This year the total valuation has dropped to about $5,500,000 which may make it more challenging to obtain financing. Of course, once the landslide is stabilized and property damage is repaired, values should rebound (and taxes increase) as a result of renewed market confidence.
What's happened lately?
After six weeks of meetings, emails, and discussions to resolve legal and practical issues, draft agreements with the various property owners, obtain easements, etc. we are just now thinking that it might possibly happen. Bids were recently obtained from several excavation contractors and the cost of demolition and building the berm exceeded $100,000. The City of St. George has been very helpful in trying to reduce this cost and may even agree to help loan some of the funds to accomplish the demolition.
The City has decided it may be best for them to take charge of the demolition portion of the job to save money and seek repayment from the property owners involved through property taxes. It has been decided to tear down at least the south half of Building L in addition to the hotel building. A structural engineer from Las Vegas was hired by Gardens South last week to inspect the north half of Bldg. L and he determined that the building is still structurally sound and could be repaired. The city building dept. is in the process of making their own inspection this week and will decide if they agree with the engineers observations. Tearing down any or all of the condominium buildings will do nothing to slow the movement of the landslide as the weight of the buildings is nothing compared to the total weight of the saturated earth that is actually causing the earth to move.
A temporary water line has been connected to service Building N and will need to be either buried or somehow freeze protected (sand bags?) before winter sets in. A major concern is whether or not the slide has damaged the main sewer line that services not only Buildings N, M, & L but also service the upper tiered buildings including P & Q. If the sewer is damaged, this will be a major expense to repair and will delay the occupancy of M and L owners. The other utilities (gas, electric, water, phone, and cable) are relatively secure and easily re-connected to Building M.
Assuming the legal and financial issues can be resolved soon, the demolition and construction of the berm will the first physical attempt to slow the landslide and attempt to halt the damages to property. It will take several months of observation to determine if the earthen berm is successful in halting the slide. This is viewed as a temporary, stop gap measure and is not expected to be the ultimate solution. However, if it appears that the slide has stopped as a result of the berm construction, we will approach the city to inspect the facilities and re-attach utilities to allow residents of M to re-occupy their homes. Realistically, this will not happen until sometime next year. Owners who wish to enter their homes in the meantime to remove personal possessions must obtain permission from the city building department to do so. The city and HOA are concerned about the safety issues of condemned buildings and will not be responsible if anyone is hurt as a result of trespassing or entering Buildings L and M.
Monday, July 11, 2011
Landslide Problems Attract Media Attention
Building M residents were officially notified on July 1, 2011 by the City of St. George to evacuate their units because the building was judged no longer safe to inhabit due to the risk of utility lines breaking as a consequence of the slow moving slide. Four of the twelve units were occupied by full-time residents who were required to find alternative housing. The other eight units are owned by non-residents as vacation or investment properties. Three of the units in "M" were purchased at a deep discount within the last year from foreclosure sales. Purchasers had full disclosure of the landslide issues prior to closing.
Further meetings with those representing the four commercial property owners and the condo HOA were held on July 5th, to discuss a possible cost sharing agreement and to obtain a consensus among owners regarding the implementation of recommendations from the geo-technical engineers to remove ASAP the condemned section of Knights Inn Motel and 1/2 of condo building "L" and place approx. 6,000 tons of dirt at the toe of the slide. The added weight at the bottom of the slide is expected to slow the advancement of the slide. Mr. Webster does not agree with the engineer's recommendations and is objecting to the placement of dirt on the parking lot for fear that it may affect his business. Negotiations will continue with the goal of protecting all property owners involved.
Meanwhile, a more permanent fix is being designed so that construction bids and financing can be obtained to halt the slide and make repairs to the buildings affected.
Links to the news reports are found below:
Channel 2 News report, July 8, 2011
The Spectrum newspaper article of July 2, 2011
Wednesday, June 29, 2011
Emergency Property Owners Meeting, June 28, 2011
Mr. Jim Nordquist, President of AGEC, presented scientific evidence describing the slide and his recommendations for abatement.
Mr. Bruce Jenkins, Attorney, then presented information about the proposed formation of a Special Assessment District among affected property owners to raise the required funds to stop the slide and repair the damages to property.
Summary of Mr. Nordquist's presentation:
1. The slide is part of a much larger ancient landslide that has been moving for a long, long time.
2. Multiple slide planes were found to be moving, one 6.5 ft. below the DQ parking lot and other at 35 ft. below ground. The soils are naturally saturated and the natural water table is high (within several feet of the surface). These soil characteristics are true for most of the southern part of the airport hill.
3. The structural strength of the soil is very weak. Once it begins to move, it continues to weaken and move at a faster rate.
4. The rate of movement has been slow over the last 20 years (about 1 inch per year), however, within the past year the rate of movement on the surface is increasing. Nearly five inches of movement has occurred within the past 6 months. One inch in less than a week.
5. The slide is caused by the shear weight of the saturated soils. By comparison, the weight of the buildings represents less than 1% of the total mass weight. Hence, removing buildings will not stop the slide.
6. The slide is causing the properties (Motel, DQ, and Restaurant) located at the "toe", or bottom, to lift and heave as dirt is pushed up along the slide planes. Buildings "L" and "M" of the condo project are experiencing lateral movement as well as some heaving.
7. The slide, if not stopped, will continue to migrate up the hill affecting properties higher on the hill and causing the lower properties to heave.
8. Recommendations:
a) Immediately place approx. 6000 yds. of soil at the base of the slide to add weight. This should dramatically slow the rate of movement.
b) a more permanent fix would be to drill and install large diameter (4 ft.?) concrete piers below the slide plane (60 ft?) and also drill laterally into the slope several hundred feet to install tie-back piers to hold back the slide. Cost estimates are being compiled for both recommendations.
You may view segments of the video-taped presentation by clicking on the following links:
Geotechnical Presentation, part 1
Geotechnical Presentation, part 2
Mr. Bruce Jenkins then explained the proposed creation of a Special Assessment District so that bonds could be sold to finance the construction and property repairs. Property owners would vote to tax themselves and repay the obligation over time rather than having to each come up with the money immediately. It is estimated that about $2 million will be required, however, owners will have an opportunity to vote on the exact amount once the costs are actually determined. The following steps need to occur:
1. The property owners must sign a petition and formally serve the City of St. George requesting the city to accept or deny the petition to create a Special District. We expect the city to deny the petition.
2. Each property owner must then be given a opportunity to vote (sign a petition) to form the SSD. If 67% or more of the owners sign, then a formal election can be avoided and the process is accelerated.
3. Once the costs to fix the problem are known, property owners will then vote to approve the assessment amount and if approved, the funding process is initiated by creating and selling bonds to raise the money.
4. The bonds become a tax obligation and owners will receive a separate tax bill in addition to the regular property tax from the county.
A meeting with city officials was held at 2:30 pm during which Mr. Nordquist presented an abbreviated version of his findings. The city expressed a desire to help the property owners within the scope of its powers and to help expedite the process to minimize further damage. Concern was expressed for the safety of residents of Bldg. M of GSC and the hotel patrons and DQ customers and steps will be taken to minimize bodily harm until the slide can be stabilized. Residents of "M" will be asked to find temporary housing until such time as the buildings are approved for occupancy once again.
Saturday, June 18, 2011
Rate of Movement Increasing
Sent: Saturday, June 18, 2011 6:14 AM
To: Dan Steurer
Subject: RE: schedule
Based on our measurements yesterday -
- Building "L"
- The east side of the buliding appears to have moved 0.8" in the last three months. It had moved about 0.7" in the prior 3 years.
- The west side of the building appears to have not moved.
- Bulding "M"
- The only good reading we have in the area of Builidng "M" is on the south end. It appears to be moving at only a slight increase (during the last 3 months) from what it has been doing over the past 2.8 years.
- The other inclinometers by building "M" and "L" have sheared off, so that we are not able to measure the actual movement
My suggestion is still to place soil (or something else really heavy like concrete blocks, rocks, etc.) east of the retaining wall behind DQ and also east of the wall in the area of the motel. This would be the fastest way to help improve the situation. The more that can be placed the better. I will try and do some analysis to see the relative impact of placing 5, 10 and 15 feet of soil.
Good luck today!
Jim
Sent: Friday, June 17, 2011 4:59 PM
To: Jim Nordquist
Cc: Bruce C. Jenkins; Jason Schall; Karen Hatch; Terry R. Brotherson; Chip Bair; Kimberly Graff - Community Association Mgmt.
Subject: RE: schedule
Sent: Friday, June 17, 2011 3:34 PM
To: Dan Steurer
Subject: RE: schedule
Sent: Friday, June 17, 2011 3:15 PM
To: Jim Nordquist
Cc: Jason Schall; Karen Hatch; Terry R. Brotherson; Chip Bair; Bruce C. Jenkins
Subject: RE: schedule