HomeMy WebLinkAboutEAGLE POINTE CONDOMINIUMS TIME SHARE CONVERSIONColumbia Savi
Cotumbia Savingc, a Fod€ral SavingB and Losn AssociEtion
Commercial Bankino Division
1670 Broadway - Suito 300
Donver. Co 8O2O2
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lrrevocable Letter of Credit
Tslophono (3031 831-9600
Prepared by Slgnaturo
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November 24, 1986
rmstion ol Our T€lsx Dstod
Applic€nt
Points of Colorado, Inc., a Colorado
Corporation' successors in interest to
Kaiser E. Morcus.
Attn:
Bensficiary
The Town of Vail' Colorado
Attn' The Town Manaqer of the Town of Vail' Co.
$175,000 . 0 0
March 1, 1988
(At our Counto6 at 3r00 p.m. Denwr timo)
W. hereby issue in your favor our IRREVOCABLE LETTER OF CREDIT
which is available against pr€csntation of your drafts on us al sioht.
Dratb must be accompaniod by:
Yout 3isnsd 3tat6ment readinq precbclv as lollows: rThat Points of col0rado , rnc . is in def ault of its
obligationfuith respect to its construction of a parking structure for twenty-five (25)
automobiles for the use of the owners and occupants of the Eagle Pointe Condomlnimum
Project, Vail, Colorado. "
Further Columbia shal-l have no obligation to determine the validity of any signa-
tures on the certificates presented to us in connection nith this Letter of Credit.
This Letter of Credit sets forth in full our undertaking, and such undertaking
sha11 not in any way be nodified, amended, ampl"ified, or limited by reference to any
docurnent, instrunent, or agreement referred to herein (including, without lirnj.tation,
the Bonds and the fndenture), except only the certificates and the sight drafts re-
ferred to herei-n; and any such reference shal1 not be deemed to incorporate herein by
reference any document, instrument, or agreement except for such certificates and suchcertificates and such sight drafts.
xunder the terms of that agreenent between the Town of Vail and Points of Colorado, In
THE OBIGINAL CREDIT MUST ACCOMPANY FINAL ORAFT.
DRAFTS DRAWN HEREUNDER MUST TNDICATE THIS LETTER OF CREOIT NUMSEF.
WE HEREBY AGREE WITH THE OBAWERS, ENDORSERS AND BONA FIOE HOLDCR8 OF THE DFAFTS DRAWN UNDER AND IN COM'
PLTANCE WITH THE TERMS OF THIS CREDIT THAT THE SAME SHALL EE HONOFED UPON PRESENTATION AND OELIVERY OF DOC'
UM€NTS SPECIFIED ABOVE TO THE DRAWEE IF DRAWN ANO NEGOTIATED ON OR BEFOFE THE EXPIRATION DATE STATED ABOVE.=fu
l76E E,/Es Pg I Burgett N. Woodcock, Sr. Vice Pres.
a.
ISPROVEMENT AGREEUENT
This Agreement nade and entered lnto this nP--f U.,Novenber 7Coloradothe Town
1985r by and between pointes of Colorado, fnc.Corporation (herelnafter called the rDevelop6r") rof Vail (herelnafter called the 'Townn).
of
rd
and
ETf,NEES.E.,EE:
WHEREAS, the Developer as a condition of approval of thecondonlniun map for The Eagle pointe condoninium wilhes to enterinto an Improvement Agreementl and
WHEREAST the-Developer is obligated to provide security orcorlateral sufficient ln the judgment of the Town to urakereasonable provlsions for completion of certain inprovernents setforth in approvals on ftle wtlh the Town; and
WEEREAS, the Developer wishes to provide colrateral toguarantee perfornance of the Agreenentr lncludlng constructlon ofthe above referenced inprovernints by means of an irrevocabreletter of credlt.
Not{, THEREFoRE, in consideration of the following mutualcovenants and agreenentsl the Developer and the Town igree asfollows:
1. The Developer agrees, at its sole cost and expenser tofurnish art equipmentr miterlal and rabor necessary to beginconstructlonl on or before the thlrd anniversary aite of ltteissuance of a tenporary certlficate of occupancyr (date ofcommencement) r in a good workmanllke rnannerr all improvements asshown on the attached rExhiblt A" in conformance wlth thisAgreenent to be approved by the Design Review Board of the Townof Vall for the constructlon of a pirking structure. All suchwork shall be done under the inspecEton of and to thesatisfactlon of the community Developurei'rt Department of the Townand shal1 not be deened comprete untit apprived and accepted asconpleted by the Town.
2. The estimated cost of
$17 5 r 000. OO .such work and inprovenents ls
To secure and guarantee perfornance of its obligations asset_forth hereinr -the Developer agrees to provide se6urlty andcollateral ln the forrn of an- irrevocable tetter of credit fromcol-umbia savings in the amount of g1z5roo0.00 on a formacceptable to the Town Attorney.
3. The Developer may at any time substltute its collateraloriginally deposited with the Town for another form of collateral
acceptable to the To$rn to guarantee the falthful completlon of
those inprovenents referred to herein and its performance of the
terms of this Agreenent. ff such Letter of Credit or other
colLateral. expires prior to the Date of Commencement and the
DeveJ-oper does not replace such Letter of Credit or othercollateral prlor to the date of expiration then the Developer
shall be deened to be in default under this Agreement and the
Town shall have a right to draw upon such Letter of Credit prior
to the date of expiration.
4. As improvements are completedr the Developer may applyto the Town for a release of part or all of the collateral
deposited with the Town upon lnspection and approvalr the Townshall release such collateral . If the Town determines that anyof such improvements are not constructed in compliance with theplans and specificationse it shall furnish the Developer a listof specific deficiencies and shall be entitled to withholdcollateral sufflclent to ensure compliance. If the improvenents
are not conpleted according to the plans and specifications by
the completion dater the Town may withdraw and employ frorn the
deposit of collateral such funds as may be necessary to constructthe irnprovements ln accordance wlth the plans and speclfications.
5. The Town shall notr nor shall any officer or enployeethereof, be liable or responsible for any accidentl loss or
damage happening or occurring to the work specified ln this
Agreenent unless the Town contracts to do the work pursuant to
Paragraph 4 abover nor shall the Townr or any officer or employeethereofr be liable for any persons or property lnjured by reasonof the nature of sald workr but all of said ltabilities shall andare hereby assumed by the Developer.
The Developer hereby agrees to indennlfy and hold harmless
the Townl and any of its offlcers, agentse and employees against
any losses2 claims; danagesr or liabilities to which the Town or
any such of its officersr agentsr or employees nay becorne subjectto, insofar as any such lossesl claimsl damages or llabilities(or actions in respect thereof) that arlse out of or are based
upon any perfornance by the Developer hereunder r except asspecified abover and the Developer sha1l reimburse the Town for
any and all legal or other expenses reasonably incurred by the
Town in connection with investigating or defending any such loss2
claimT danage, liability or actlon. This indernnity provisionshall be in addition to any other liability which the Developer
nay have.
6. The Town agrees to execute the condoniniurn nap for
Eagle Pointe Condoniniuur.
The
nxsrBll I ; ,_,
(Attached to and ntd€ a part of the fnProvelent AgrecDent dated
the
-
day of tfoye$err 1986r betreen Polntee of Coloradol lrco
and the Torn of vall)
#' ,' ,'
The constructlon of a narlnurn of Trenty-FlYa addltlonal 'E
parklng Epaeas wtthln three yeara of the lssuance of a
tenporary certlflcata of occupancy by the Town of Vall tf
deened neecsaary by the Torn of, ValI. The addltlonalparklngl lf neededr thall be provlded on sl'te.
a,
r .,4.
7. The partles
anended fron tlne towriting and slgned by
mutually agree thattimer provided thatall parties hereto.
this Agreement may
such anendnents be
be
in
DEVELOPTR:
By:
POTNTES OF COLORADO, rNC.,
By:
STATE OF COLORADO
COUNTY OF EAGLE
The foregolng Improvenent Agreenent wasne this A{d\day of Novenber, 1986, byPresldent of Polntes of Coloradoe Inc.
wltness ny hand and offlclal seal .
My comnlsslon explres on! S1\\c\O
)) ss.
)
acknowledged before
Kathy Klng aE Vice-
thy fif.tigce-d/esldCnt
rUP.RqVEtsgNE-AG BEEtsENE.
This Agreement made and entered into this d-G9 u.,
November, 1986, by and between Pointes of Colorado, Inc.l
Colorado Corporation (hereinafter called the lDeveloper") I
the Town of Vail (hereinafter called the 'Town').
E.IT.NE.9EEJIE:
WHEREAST the Developer as a condition of approval of the
condoniniun map for The Eagle Pointe Condominiun wishes to enter
into an Improvement Agreement; and
WHEREAST the Developer is obligated to provide security or
colLateral sufficient in tbe judgnent of the Torvn to make
reasonable provisions for completlon of certain inprovements set
forth in plans and specifications on file with the Towni and
WHEREAST the Developer wlshes to provide collateral to
guarantee perfornance of the Agreementr including construction of
the above referenced inprovenents by neans of an irrevocable
letter of credit.
NOVI, THEREFORB, in consideration of the following nutual
covenants and agreenents, the Developer and the Town agree as
follows:
1. The Developer agre€s, at its sole cost and expenser to
furnish all equipnentl naterial and labor necessary to perforn
and complete, on or before JuIy 15, 1987, (date of conPletion) rin a good worknanlike mannerr aII improvenents as shown on the
attached "Exhlblt Ai in confornance with the plans and
specifications to be approved by the Design Review Board of the
Town of Vail for the construction of a pedestrian path connecting
the Glen Lyon Subdivision to the roadway adjacent to The Eagle
Pointe Condorninium. AII such work shall be done under the
lnspection of and to the satlsfaction of the Corununity
Development Department of the Town and shall not be deemed
conplete until approved and accepted as completed by the Town.
2. The estinated cost of such work and improvements is
$7 r000.00.
To secure and guarantee perfornance of its obligations as
set forth hereinr the Developer agrees to provide security and
collateraL in the forrn of an irrevocable letter of credit fron
Columbia Savings in the amount of $71000.00 on a form acceptableto the Tonn Attorney.
3. The Developer may at any time substitute lts collateral
originally deposited with the Town for another form of collateral
acceptable to the Town to guarantee the faithful completion of
those improvements referred to herein and its perfornance of the
terms of this Agreement.
of
a
and
4. As improvements are cornpletedr the Developer may aPPly
to the Town for a release of Part or aII of the collateral
deposited with the Tonn uPon inspection and approvalr the Tonn
shall release such collateral . If the Town determines that any
of such improvements are not constructed in conpliance with the
plans and specificationse it shalt furnish the Developer a list
of speclfic deficiencies and shall be entitled to withbold
coLlateral sufficient to ensure conpllance. If the improvements
are not cornpleted according to the plans and specifications by
the conpletlon dater the Town nay withdraw and enploy from the
deposit of collateral such funds as nay be necessary to construct
the inprovenents in accordance with the plans and specifications.
5. The Town shall not, nor shal1 any officer or enployee
thereofr be liable or responsible for any accident, loss or
danage happening or occurring to the work specified in this
Agreenent unless tbe Town contracts to do the work Pursuant to
Paragraph 4 abovel nor shall the Townr or any officer or employee
thereofr be liable for any persons or Property injured by reasonof the nature of said workr but all of said liabilities shall and
are hereby assuned by the Developer.
The Developer hereby agrees to indennify and hold barnless
the Townr ?nd any of its officersr agentsr ?nd enrployees against
any losses, claimsl danagesr or liabilities to which tbe Town or
any such of its officersr d9€nts, or elBployees nay becorne subject
to7 insofar as any such l-osseel claimsl danages or liabilities(or actions in respect thereof) that arise out of or are based
upon any performance by the Developer hereunderT €xcept aE
speclfled abovel and the Developer shall reimburse the Town for
any and aII legal or other expenses reasonably incurred by the
Town in connection with investigating or defending any such loss'
claim, damager liability or action. This indemnity provision
shalt be in addition to any other Iiability which the Developer
may have.
6. The Town agrees to execute the condomlniun nap for The
Eag1e Pointe Condomlniun.
7. The parties rnutually agree that this Agreenent may
anended from time to time; provlded that such amendnents bewritlng and signed by a1l partles hereto.
By:
POINTES OF COLORADO, INC.l
be
in
--I*"=*OLarry Doll I
DEVELOPER:
By:
Executive Vice-President
tr
STATE OF COLORADO )) ss,
COUNTY OF EAGLE )
The folegolng rnprovenent Agreenent ras acknorledged before
ne thls .29$5af -of -Rovenberr 1b86r by Larry Doll as Erecutlve
vlce-Presldent of Polntes of Coloradol fnc.
wltness ny hand and offlclal geal .
My connlsston erplres onr
EESIEIS.a
(Attaqbqd.to and nade a part of the Inprovernent Agreerent dated
tne Jgaay of l{ovenberr-1986r betyeen Polntes of Coloradol fnc.
and the Torn of vatl)
Pedeetrlan Path connectlng Glen Lyon gubdlvlslon and
the roadray adJacent to Th- uagle Polnte Condonl'ntun.
DATE:
IRREVOqLELE I{EITEB OF SBEDLE
November 26, L986
AI,IOUNT: $7r000.00
NUMBER: 57
EXPIRATION DATE: Septenber 25, L987
Mr. Ron Phillips
Town of Vail
P.O. Box 100Vallr CO 81558
Dear Mr. Phillips:
we hereby open our Irrevocable Letter of credit in your favor
available by your drafts drawn on Vail Natlonal Bank 7 a National
Banking Corpolationl 108 South Frontage Roadr Westr Va11 r Co
81652r at llte for any sun not exceeding the total of Seven
Thousand and 00/100 oollars ($7r000.00) on the account of Pointes
of Colorador Inc. Each draft nust bear upon its face the clause
'DRAWN UNDER LETTER OF CREDIT NO. 57 DATBD NOVE!'IBER 26 1 L986 OF
VAIL NATIONAL BANK, VAIL, COLORADO.N
The anount of each draft which is negotiated Pursuant to this
credit, together with the date of negotiation must be endorsed on
the reverse side of thls Letter of Credit. Each draft nust be
accompanied by a statement executed by the Town Manager stating
the following:
The Developer has not conpleted the improvements at The
EagIe Polnte Condomlnium Pursuant to the Improvement
Agieenent dated the 26th day of November; 1986 by and
between Pointes of Colorador rnc. and The Town of VaiI on or
bef ore ,July 157 1987.
Copies of involces for monies expended to conplete the
inprovements pursuant to the terrns and conditions of the above
reierenced Irnprovenent Agreement shall also be enclosed with such
statement. We hereby agree that drafts in the amount of
submltted invoices drawn under thls Letter of Credit and in
conpliance with the terns shall be prornptly honored if presented
to Vail National Bank on or before September 26, L987 .
Sincerely,
,7.\
? /)'l Ulk^--
Lisa M. Dillon
Senlor Vice President
LMD! ns
Cross Reference:Pronissory Note
executed by Jay
the amount of $7'000.00
Peterson.
in
K.
o
Pl anni ng and Environmental Commi ssion
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TO:
F ROi4:
niTtr.
SUBJECT:
BACKGROUND
Commun ity Devel opment Department
JanuarY 13, 1986
Fal'l Line Time Share PrcPosal
^-?V
0n November 25, 1985, the-Planning il9-ftuironmenta1
Commission heard a
request to convert tie-Fall Line ipartments to lnterval ottrnership
condominiums. Ine approval process "q'itta for this request included:
1. An amendment to SDDT
2- A conditional use permit ,uo allow time sharjng in ihe l'iDirF zone
di str i ct
3. A condo conversion approval according to Chapter 17'26 of the
suotjivisi';n regui aii ons '
iL j! Dr--,--:*^ "6-r Ea',i*nflra"i:.1 C^-'::ssion approved "his
request with the
fol I owi ng four conditions:
I . 4n 36-5i t9 sh'-rttl e b'-:s be pro'''i rted '
2.Ausertaxbeinstitutedasdiscussedandagreedtobytheapp.licant.
3'Aletterofcreditbesubmtted.totheTorrrnforconstructionofthepath'0.i"..n this project and Cascade Viliage'
4. The Fire Department review-and aponove the final parking lot
confisurati";'il;i; tiiniuinins a'minimum of 51 parkins spaces'
In a subsequent review the Town Council upheld the PEC approval and
conditions and "AO.O=?iu.'*o.e
.onOition!"ti'if'. upptou"i ' Those conditions
are:
1. There shall be no marketing of
tf'e puUf ic right-of-l'ray wi'uhin
2- The Project shalI bear its fair
in the area'
3. The proposed budget for the project be adopted as a minimum and that
there'le an objilation on the part oi-the project to enforce their otrn
oarki ng Probl ems '
tt"tt., of credit be submitled-to the Tovrn of Vail in an acieeuate
amount to cover th' ;":;"';i""'l"t :i!:""1l:t'::,.0:lt,o,]?? :t:ii'mum
or
l['lll.,l?'i:l':.;l:,''#;; ;:il;;;':li'Jit The Town or vair sharr
determine if th,:r.e ir' .-.!.a tr. t'i is parking withi" I "=z'- '''
occupancy of the o'oltlt'--ihe appiicant wili be required to construct
itrir"r.t"ting if the iown of Vail deems it necessary'
the Fal I Line time share project within
'"he Town of Vail '
share of undergroundi ng the uti I i ti es
4.
t)
3Sn 03SOdOUd J0 I'l0Ild1uf,s3o
O snrJow res !e) Quee t looY
'sun!uttlroPuof, d!tlsJauMo IE^Ja1u! o1 :i':1]j::n
aull ttej aql lJa^uof, 01 1luJaa asn [Puo!?!puo] P Jo] lsanDau
986t '92 Jaqure^0N
luaulJPda0 luaudo IaAa0 f1 ! unul'tllo]
uo!ss !tlltuoJ 6uguue 16
5. The additional parking, if needed, be limited to its own property; not
anY off site ProPertY.
:1l3n8ns
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A technical error was committed by our department involvi.ng adjacent property
owners notification of-in" public hearing. 14e have. re-advertized and have
,"i-"if pr"cedura'l requlremLnts. l.le are bringing .this matter before the
pi.nnins'"nd Environmental Commission today ii oider to final'i ze the approval
pr0cess.
STAFF R ECOIIiI'1ENDAT I CN
Staff recommendation is for approval of this request ryllh.!h" four conditions
otigin"fly placed by the Planning Commission, along with. the additional five
conditions placed on it. upprouui by the Town Counci'l . l^lhile additional
prUfi. testimony try b. ta'ken at this hearing and may indeed affect the
outcome of the "pprouii pro...r, we feel thal the issues and impacts of this
;;;j;;a have beeh'ttrorouitrly diicussed at both the Plannins Commission and
iowi Council le,rels and'uhat the approval and conditions accurately represent
the outcome of those discussions.
PLANN I NG AND I,NV I RONI"IENTAL C0i'11'1I SS i
";D
ON
JANUARY 13, 1986
PR ES ENT
Tom Eriner
Diana Donovan
8r'yan Hobbs ( 1 st meeti ng )
Pam Hopkins
Duane Piper
S id Schul tz
Jim Viele
STAFF PRESENT
2-
3.
Peter Patten
Tom Braun
Kri stan Pritz
Ri ck Pylman
Betsy Rosolack
l. Approval of m'i nutes of meeting of December 9, 1985.
Donovan moved and Schultz seconded to approve the minutes as presented. The
vote t.ras 7-0 in favor.
This item was heard after item 3.
Reouest for an exterior alteration in or!91.!o a{Ll_e_q JS!CIe__tgg!_!9_$!_IG- -
Tom Braun explained the request and the fact that the staff recommended
approval . After a bri ef discussion, Viele moyell@
approve the request per the staff memo dated January 13, 1986. The vote
was 7-0 in favor.
Reouest for a conditional if-and I a conooml n l um converslon
ermit in order to convert th Fall Line a tments into t me snare
condomi n i ums. Appl icant:Ka
Rick Pylman revieled past meetings and menos. Alice Parsons agreed with thestaff jn their concern about parking. Jay Peterson stated that he had
researched parking at other time share projects jn Vajl and found that Apol1o
Park had.9 spaces,/unit and their parking spaces were never filled; the l^Jren
had 1 space/time share unit with less than 50% filled at any one time; Vail Run
has 1 space/untt + 20,000 sq ft of commercjal space and experienced no parking
problem; Streamside has 1-l/2 spaces/unit (1arge units) and had no parking
prcblems; and the Christy Lodge in Avon had 1 space/unit with about 35% useage
of the parking spaces. He added that the bank did not vrant to escrow funds for
the 25 covered spaces any longer t,han 3 years.
Piper r',as concerned about landscaping and wanted the appl icant to maintajn the
lardscaping between the r^oad and the building and the parking lot and the road.
He mentioned that it appeared that all time share projects rvithin Vail seened
to be r.;el I maintained.
.l .t
Briner wondered r"lhat would constitute a need for more parking and Peterson
rlpii.a ir,it if al'l cars could not be parked on the site that t'rould constitute
a problem.
.
Parsons asked how sno!{ removal r'rould be hand'l ed and vras told that if it could
notbestoredonthes.ite,itwouldhavetobetruckedaway.
Donovan r.ras concerned about the impact on the bus system and mentioned that the
bus 'as crowded *'"n-ii-.ioppla t"'pick up people at Sjmba Run. She wondered
if the word "shuttle" should be defined'
peterson replied that many of the people on the simba Run bus t'lere from valli
Hi. He stated that the bus from streamiide ran every 10 minutes and admitted
that the shuttle must be adequate'
Piper stated that a shuttle system t^ras usually provided by all time share
groups as a conven,.n." ina r^r|ndered if beyond that the Totln could prevent
ieople from using the Town bus service'
patten replied that we have required. shuttles with other sDD's, Simba, l{estin,
etc. This is the rule rather than the exception'
Donovan was concerned that condition #l did not stipulate "year round" or
"adequate" shutt l e bus servi ce.
Do n ov a n mo v ell!.- qpp19 v-g-!h e- r e qlr g-sl-gel- !!-q-t t "f t rn"rno a a t'e a l a n
ryiqreroeslels-:"-aqsd!s--q,sl_a-i-!iolll'
Further discussion followed concerning underground utilities' Patten pointed
out that there was no description of rihut n"t a "fair share," cost, agreement'
etc. Parsons explained that she had put underground. conduit the Iength of.
Hobbit Hjlls and added that Holy Cross stated ihut she had to pay to- have. it
extended to the transformer one block arr'ay' Therefore-:i? did not feel that
she should also have-to pay to get the underground uti.lities to the l'1ot'cus
property or across Donovan-Park. she had al ieady paid 2/3 on her own property'
Patten felt there should be more discussion of what constituted a "fair
;[;;;-" Piper felt the applicant would have to meet with the staff to
determine th.i s because it'shouldn't be determined at this meeting' Parsons
sajdthatshewaswillingtomeetwithanyone.Petersonstatedthatthe
"ppiii""i *"rfA fike to remove the overheld lines. Parsons also mentioned that
there was a water turn-off valve for Fall Line located on-Hobbit Hills
pr:op.rty. She rtondered if there bras an easeinent in this location and was
concerrred that rrhen people came to use it they would trample on the landscaping
of Hobbit Hills. pii.t't"ia t5"t tt'is would 6e brought to Upper Eagle Val 1ey's
attenti on.
Hobbs seconded t[g--49!-9,!. and thqJote was 7-0 in favor of the re uest.
a I
PLANNING AND ENVIRONMENTAL COMMISSION
JANUARY ].3, 1986
PRESENT
Tom Briner
Diana Donovan
Bryan Hobbs (lst meeting)
Pam Hopkins
Duane Piper
Sid Schultz
Jim Viele'
STAFF PRESENT
Peter Patten
Tom Braun
Kristan Pritz
Rick Pylman
Betsy Rosolack
1. Approval of minutes of meeting of December 9, |985.
Donovan moved and Schultz seconded to approve the minutes as presented. The
vote was 7-0 in favor.
This item was heard after item 3.
Request for an exterior alteration in order to add .|80 square feet to the
Treetops Plaza Buiding. Appl icant: Pierre Lakes. Ltd
Tom Braun explained the request and the fact that the staff recommended
approval . After a bri ef discussion, Viele moved and Hopkins seconded to
approve the request per the staff memo dated January 13, I986. The vote
was 7-0 in favor.
t.eouest for a conditional use a conooml nl um conversron
ermit in order to convert tments into time share
conoomrntums.
Rick Pylman reviewed past meet'i ngs and memos. Aljce Parsons agreed with the
staff in thein concern about parking. Jay Peterson stated that he had
researched parking at other time share projects in Vail and found that ApolIo
Park had .9 spaces/unit and their parking spaces were never fi11ed; the Wren
had 1 space/time share unit with less than 50% filled at any one time; Vail Run
has I space/unit + 20,000 sq ft of commercjal space and experienced no parking
problem; Streamside has l-1l2 spaces/unit (large units) and had no parking
problems; and the Christy Lodge in Avon had I space/unit with about 35% useage
of the parking spaces. He added that the bank did not want to escrow funds for
the 25 covered spaces any longer than 3 years.
Piper was concerned about landscaping and wanted the applicant to maintain the
landscaping between the road and the building and the parking lot and the road.
He mentjoned that it appeared that alI time share projects withjn Vail seemed
to be well maintained.
2.
3.
Briner wondered what would constitute a need for more parking and Peterson
replied that if all cars could not be parked on the site that would constitute
a problem.
Parsons asked how snow removal would be handled and was told that if it could
not be stored on the site, it would have to be trucked away.
Donovan was concerned about the impact on the bus system and mentjoned that the
bus was crowded when it stopped to pick up people at Simba Run. She wonderedif the wond "shuttle" should be defined.
Peterson replied that many of the people on the Simba Run bus were from ValliHj. He stated that the bus from Streamside ran every 10 minutes and adm'i tted
that the shuttle must be adequate.
Piper stated that a shuttle system was usually provided by alI time share
groups as a convenience and wondened if beyond that the Town could prevent
people from using the Town bus service.
Patten rep'l ied that we have required shuttles wjth other SDD's, Simba, Westin,etc. Thjs is the rule rather than the exception.
Donovan was concerned that conditjon #l did not stipulate "year round" or
"adequate" shuttle bus service.
Donovan moved to approve the request per the staff memo dated January .|3. ]986
with the word "adequate" added to condition #l .
Further discussion followed concerning underground utilities. Patten pointed
out that there was no description of what was a "fair share," cost, agreement,etc. Parsons expla'i ned that she had put underground conduit the length of
Hobbit Hil ls and added that Holy Cross stated that she had to pay to have jt
extended to the transformer one block away. Therefore she did not fee'l that
she should a'l so have to pay to get the underground utilities to the Morcus
property or across Donovan Park. She had already paid 2/3 on her own property.
Patten felt there should be more discussion of what constituted a "fairshare." Piper felt the applicant would have to meet with the staff to
determjne this because it shouldn't be determined at this meeting. Parsons
said that she was willing to meet with anyone. Peterson stated that the
applicant would Iike to renove the overhead lines. Parsons also mentioned that
there was a water turn-off valve for Fali Line located on Hobbit Hillsproperty. She wondered if there was an easement in this location and was
concerned that when people came to use it they would trample on the'landscaping
of Hobbit Hills. Piper said that this would be brought to Upper Eagle Va11ey's
attenti on.
Hobbs secondgd the mqtion and the vote j[ favor of the request.
,)r.at (
,) L'"', l(',. t,91"lI
I
T0: Planning and Environmental Commission
FR0M: Commun'i ty Development Department
DATE: January 13, 1986
SUBJECT: Fall Line Time Share Proposal
BACKGROUND
0n November 25, 1985, the Planning and Envjronmental Commission heard a
request to convert the Fall Line apartments to intervaj ownership
condominiums. The approval process required for this request jncluded:
L. An amendment to SDDT
?. A condjtional use perm'it to allow time sharing in the HDMF zone
d'istri ct
3. A condo conversion approval according to Chapter 17.26 of the
subci'i vi s i on regui at'i ons.
Tha D.l:nn:na :n.. trn,ri."nn,re.t:.. ! C^-"riSSiOn appfOVed thiS reqUeSt With the
fo1 Iowing four conditions:
,4-
?v
1. An cn-site shuttle bus be pr^ovided.
2- A user tax be instituted as discussed and
3. A letter of credit be submtted to the Town
between this project and Cascade Village.
4. The Fire Department review and approve the
configuration while maintaining a minimum
agreed to by the applicant.
for construction of the path
final parking iot
of 51 parking spaces.
In a subsequent revjew the Town Council upheld the PEC approvai and
condjtjons and added five more conditions to the approval . Those conditions
are :
1. There shall be no marketing of the Fall Line time share project within
the public right-of-way within the Town of Vail.
2. The project shall bear its fajr share of undergrounding the utiiities
'i n the area.
3. The proposed budget for the project be adopted as a minimum and that
there be an obligation on the part of the project to enforce thejr own
parking problems.
4. A letter of credit be submitted to the Town of Vail in an adequate
amount to cover the most expensive alternat'ive of building a maximum of
25 additional structured parking spaces. The Town of Vajl shall
determine if there is a need for this parking withir'', ?,'a:*: ?f
occupancy of the project. The applicant wil l be required to constructthis parking if the Town of Vail deems it necessary.
rt a
5. The additional parking, if needed, be limited to its own property; not
any off site property.
A technical error was committed by our department invo'l ving adjacent property
oh,ners notification of the public hearing. lle have re-advertized and have
met all procedural requinements. lile are bringj ng this matter before the
Planning and Environmental Cormission today in order to finalize the approval
orocess.
STAFF RECOMMENDATION
Staff recomrnendation is for approval of this request with the four conditions
original1y placed by the Planning Commission, along with the additional five
conditions placed on the approval by the Town Council. lihile additionalpublic testimony may be taken at this hearing and may indeed affect the
outcome of the approval process, we feel that the issues and impacts of this
project have been thoroughly d'iscussed at both the Planning Corrnission and
Town Council leve'l s and that the approval and conditions accurately represent
the outcome of those discussions.
(TO:
FROM:
DATE:
SUBJECT:
Pianning Commission
Community Development Department
November 25, 1985
Request for a conditjonal use permit to convert the Fall Line
apartments to jnterval ownership condominjums.
Aopl icant: Kaiser Morcus
{
I.DESCRIPTION OF PROPOSED USE
As this memorandum is close'l y associated with the memorandum address'ing the
amendment to SDDT and the condoninium conversion request for this proposal ,
please refer to that memorandum for the descriptjon and background of the
proposal . Briefly, the proposal is for the conversjon of the Fall Line
apartment buiiding to an interval ownership project selling individual weeksfor 53 ciweliing units with major upgraoings occurring to the existing
structure inciuding a recreation building additjon for the use of the time
share owners and their guests. The accompanying memo addresses the jssues of
employee housing and other items dealing with condominium conversions and the
Marriott Mark's existing conditjons regarding employee housing. The attached
memorandum from the applicant describing the project should be used for the
description of the proposed use.
In an attempt to aid the Planning Commission's understanding of the impacts
of a iime share project upon the communjty, I have enclosed a study entitled
"An 0verview of the Resort Time Sharing Market: Conseguences for the Local
Community" done by Richard Ragets, Assoc'i ates, for the National Time Sharing
Councjl of the Amerjcan Land Development Association. I thjnk you wjll findthis orief study very important to understanding the generai nature andjmpacts of time sharing on a local community.
CRITERIA AND FINDINGS
Consideration of Factors:
Relationship and impact of the use on development objectives of the Town.
The Community Development Department recognizes the Community Action Plan and
the Economic Development Commission report as the most recent documentationof development objectives of the Town. Please find attached a copy of the
Community Action Plan wjth hjghlights relating to this proposai as well as
the segment of the Economic Developmenc Commjssjonrs report on time shari ng.
In conclusion. it is evjdent that time sharing, properly constructed, managed
and maintaine,.i i5 ari dptilupriate ,.". ,!i r,,i,ri ;l:a Town of VaiI. It js
extremely important that any time share project with'i n the Town of Vail is of
ver5'high quality with respect to all aspects of the project, especia1 1y
marketing. A negative impression of a resort conmunity from shodoy marketing
practices related to time share marketing can turn what would otherwjse be a
benefit to a community into a definite negative. Moreover, when one
II
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recognizes that this particular proposal js eljminating an employee hous.i ngproject, it tends to remove some of the positive attitudes one may have
regarding the benefjts of time sharing to a resort commun'ity.
The effect of the use on light and ajr. distribution of population.
fac'i l ities and other public facilities' needs.
A. Transportation Facilities
The proposal includes the provision of a private shuttle bus or van for
the exclusive use of users of the project. There is also easy access to
the Town of Vai'l bus system by walking a short distance to the westerly
side of Donovan Park. Moreover, easy pedestrian access to Cascade
Viliage to the east would be provided via the proposed asphalt bike
path/walkway between Matterhorn Circle and Greenhjll Court. It would
appear, then, that there would be no negative effects upon
transportation fac'i lities due to the request with the possible exceptionof increased use of the Town of Vajl bus system.
B. Utilities
There are overhead utjljtjy lines jn thjs area currently and jt is
recommended that with the development of this project an appropriate
length of that overhead system be put under ground as a condition of
approval .
C. Parks and Recreation Faci lities
The prcject is ideally located for the use of the future facilitjes of
Donovan Park. The master plan for Donovan Park conta'i ns a variety of
recreational and open space related activities whjch would be d'i rectlyutjlized by the time share owners and their guests. Due to the
increased use of these future facjlities by this project, it would be
approprjate to discuss the possibility of a small tax on each time share
week sold to be earmarked for the development of Donovan Park.
D. Other Publ ic Facil ities Needs
The project wou'l d i
Village chajrlift. In fact, we feel the tjme share project shouid not
even be considered without the fu1 | assurance of this Iift. Locat.i ng a
tjme share project is very simjlar to locat'i ng a hot,el within varjous
areas of a resort community. It should be centrally located with easy
access to major recreational amenitjes and of course, in Vail, thjs
means ski lifts. hle feel that this project, if given approval , should
not begin before constructjon on the Cascade Village lift has begun.
Effect u n traffic with particular reference to congestion. automotive and
edestri an safetv and convenienc raffi and control . access
maneuverability. and removal of snow from the street and parking areas.
As a staff, jt is in this area that we feel the proposal fal] s apart. The Fall
Line apartments ha,re histori ca11y had the largest parking problem of any projectin the Town of Vaii. The Fire and Public Works Departments have had direct
a
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experience of the problem. Several years ago, when the Park Meadows proiect was
found to have emergency structural problems, the fire vehicles could physically
not get through to the project because of alI the cars parked along the road
side. In another emergency ca1 1, an ambulance could not get into the Fall Line
parking lot upon arrival due to the congested situation. Indeed, the entjre
neighborhood has a parking problem due to the inadequacy of on-site parking.
Although we would agree that the time sharing project may not require as many
spaces per un'i t as an employee housing project, we firmly believe that less than
one parking space per time share condoniniun would be a problem to the
neighborhood and would be poor planning poi'i cy. A1 locating 5l parking spaces to
the residential condominium units leaves no parking for employees, delivery and
repair trucks, vehicles re'l ated to on-sjte sales promotjons, or visitors of the
guests themselves.
The staff also feels that it is a mistake to make comparisons between the
previous project and the proposal before us today with regard to the park'i ng
situatjon. It does not make sense to support a proposal which simply might tak^
a terrjble parking situat'i on and make it merely poor. The reguiations and
criteria ro evaruate this project cieariy show that ihe project proposal must
stand on its own with regard to physical site plannjng characterjstics.
The appiicant states hjs wi11ingness to provide shuttling of potential purchasers
between the Marriott and the time share project. We feel that there is no excess
parking most of the tinre at the Marriott Mark and that this would be an
unenforceable cond'i tion in any regard. Moreover, the parking iot would have to
be redesigned to allow the maneuverjng room required for large fire vehicles. !,le
feel strongiy that the removal of snow from the street would be a difficuii ;asi
with the amount of parking proposed for this project.
Effect upon the character of the area in which the proposgd use is to bq,located,
irrcluding the scale and bulk of the proposed use in relation to surrounciing us"
As alluded to earlier, the staff feels that with the addition of a chairlift in
Cascade village to vail Mountain and with the pedestri anlbike connection betwe"'
the project and Cascade Vi11age, that this is a suitable location for an interva'
ownership project. Immediately to the east js the Park Meadows condominium
project which is predominantly a short term proiect oriented to the guest. To
the north lies the Coldstream condominjunr nroject which is a mix of resident
owners and short and long term renters. Across the street to the south a newiy
constructed Hobbit Hills townhouse project is being completed. Thus, there js no
1ow density permanent resident housing in the immediate area which thjs proiect
would significantly impact. The accessibility to Donovan Park if a bridge over
the creek is constructed on the east side of the park would be superb.
The scale and bulk of the proposed project would be no different from what js
existing on the site, and this is compatible with the surrounding uses'
III.FI NDI NGS
{
The Community Derrelooment Department recommends
be denied based on the following findings:
That the proposed location of the use is not in
that the conditional use permit
accorci with the purposes of this
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ordinance and the purposes of the district in which the site is]ocated.
That the proposed location of the use and the conditions under whjch jt would be
operated or maintained would be detrjmental to the public heaith, safety, or
welfare or materi ally injurious to properties or improvements in the vicinity.
That the proposed use would not compiy with each of the arolicab1 e r'o'/is-ions of
this ordinance.
VI. STAFF RECOMMENDATIONS
The Department of Community Development recommends den'ial of the proposed
conversion of the Fall Line apartments to interval ownership. tr|hile we feel
that jssues of employee hous'ing and physical upgrading can be mitigated (se:
the accompanying memorandum), we feel that as proposed, the project simply
does not physically work on the site. The parkjng proposal is one which we
cannot support, as we strongly feel that there would be a severe park'i ng
problem related to the project. hlhile statistics show that some Vail time
share projects require less than 2 spaces per condo unit, we have not been
convinced that jess than I space per time share unit is in any way adequate.
We simply feel that the site is too smalI to accommodate the developer's
proposaj for 53 time share units. There is a possibility that if the projecr
were reconfigured downward to the area of 35 units, we may be able to support
it.
As was clearly established in the evaluatjcn of the criteria above, we do not
have a problem with the location of a tjme share project on this site. lJe do
have some concerns regarding a major employer within the communjty allowing
an apartment project to become to become completely run down and
uninhabitable and following it wjth a proposal to completely convert to a
time sharing use. We feel this was a completely inrespons'ible lack of action
and do not feel obligated to bail out a distressed property owner. However.if an acceptable mitigation plan regarding employee housing for the hotel a,:u
with a new proposal to sat'i sfy the parking probiem whjch will certainly ari se
if the pnoject is approved as proposed, we could support the conversion to
tjme sharing of the Fa'l I Line project. If the Planning Commission or Town
Council proceeds with approva'l of this project we would respectfully request
a list of conditions of approval which will be prepared for you.
ft
t"It' To:Planning and Environmental Commmission
FROM: Community Development Department
DATE: November 25, .|985
SUBJECT: Request to amend Specjal Development District 7 (Manriott Mark
Resort) and for a condominium conversion approval for the Fall
Line Apartments located in the Matterhorn area. Appljcant:
Kaiser Morcus
I. THE REQUEST
Kaiser Morcus, owner of the Fall Line Apartments is requesting to
convert the FalI Line apartment project containing 54 restricted
empioyee dwelling units for Marriott Mark employees to an interval
ownership condominium project. Approvals from the Planning and
Envjronmental Commission and Town Councjl are necessary with respect to
the following three reouests: Amendment to SDDT with respect to a
restrjction on Fall Line apartments to serve as employee housing for the
Marriott Mark Resort to 'l 989, a condominium conversion approval
according to Chapter 17.26 of the subdivision regulations, and a
conditional use permit for time sharing within an HDMF zone djstrict.
l,le will address the project in two separate nemorandums. Thjs
{ memorandum will address the amendment to the special developmentL district and the condominium conversion request in that the same basic
issues are involved with these requests. The second memorandum will
address the conditjonal use pernit for the time sharing use. Eecause
the 'i ssue of employee housing is contajned within the condomiunium
conversion regulations, the criteria for condominium conversions found
in the subdivision regulations will be used to evaluate the request for
the SDD amendment.
Rather than attempting to summarize the detajis of the request at this
point, it is of more benefit for you to read the attachments from the
applicant describing the project and responding to staff concerns
discussed at the November llth PEC work sessjon regarding this proposal .
II. BACKGROUND
The Fall Line apartments were constructed in the mjd-l960's previous to
Town of VaiI or Eagle County zoning regulations. The project has always
been used as apartments and occupied prledominantly by local residents.
Due to the relationship between Kajser Morcus and the Marriott Mark
coupled with the employee housing crjsjs of the late 70's and early
80's, the project developed a direct relationship with the hotel in
providing workers with local housing. This relationship was formalizedin 198.l when the last phase of tha Marrioi" i4ark made its i.lay through
.. the Town of Vai1 approval process. At this time, the FalI Line-.. apartments were.-"stricted to emDloyee housing use by the Marri ott for a
peri od of 8 years.
As the managers of the Fall Line apartments, the Marriott Mark was responsiblefor the operation and upkeep of the apartment bu'i 1ding. This responsibility was
ignored over the last several years and the build'ing became run down, unsafe for
occupancy, and in a state of total disrepair. Upon discovery of these
conditions the Town of Vail conducted thorough inspections in Apri I 1985. A
detajled 10 page report of bujlding, electricaj, health and fire safety
vjolations was produced in April of this year. The report found that 22 units
had at least one of the fo'l iow'ing: structural, plumbing, health, electrjcal orfire problems and code violations. At the time,3'l un'its were occupied. The
building was promptly condemned by the Town of Vajl and the occupants were
reguired to leave. The Fall Line project has been vacant since that tjme.
The following chart shows development statistics for what js allowed jn HDMF aswell as what js existing versus proposed for the site:
FALL LINE APARTMENTS STATISTICS
Zone: High Density Multi-Family (HDMF)
Site Area: 1.52 acres
HDMF
ALLOWED/REQ'D
N0. D.U.'s
. GRFA
i\ DENSITY (DU/Ac)
SITE COVERAGE
PARKING AREA
LANOSCAPED AREA
PARK I NG
SPACES
39,726/ .6
25
55%
30%
106 +
1 ioading
EX I STI NG
IN SQ FTl#
54
43,000
35
1n ?q6
L7 ,438
30 ,377
51
0 'loacii ng
EX I STI NG
IN%
28
26
46
PROPOSED
IN SQ FTl#
53
43,000
35
2r,796
t6,?r4
28,201
51
0 'loadi ng
PROPOSED
IN%
55
25
42
.96/du
(
ttrllt.EVALUAIION OF THE PROPOSAL AGAINST CRIT RIA FOR CONDOMINIUM CONVERS
Chapter 11 .26 of the Subdivision Regulations deals with condcminium
conversions fon both rental apartments as well as accommodation units. Our
review beg'ins with the requirements for condominium conversions aS far as
provjding documentation for the submittal as found in Section .|7.26.060.
A. A condominium conversion report from the Town bui'lding jnspecton on
the condition of the building inciuding all building, fire, and
related code violations which are detgimental to ihe health, saietlr
and welfare of the Public.
Staff response:
This documentation 1a1as done jn April by the Town staff as part of the
condemnation proceedings. A copy of this report can be provided if you so
request.
B. A report of the proposed conversion addressing length of occupanc'r of
present tenants and their household composition as well as information
regard'i ng rental rates and whether or not the proposal is for jnterval
ownership and the pricing thereof.
Staff response:
C;,'i o;:i3, ;it-,,'l are :;v pr€Seht tenants as a result of the condemnation
action. -fiecause there are no tenants, this information was not required
for the appl ication. The rental rates in effect before condemnation r'/ere
$3Z5lmonth for a one beciroom furnished anci $453ii;;iih fcr_a t"t. ::j., r:il
iurnisneA. Pricing for the time share units would range from approximately
g4,000-$12,000 wit[ f1nancing offered at market rates for 80-90% of the
purchase price for a seven year term.
C. Provision of plans and descri ptions showing site planning
improvements, the treatment of parking facjlitjes and agreeing to the
correction of alI vjolations in the buiiding inspector's report ln the
condition of the structure.
Staff response:
As noted above in the chart on development statistics, the project
currently does not meet HDMF zone requirements in the areas of density,
GRFA, or parking (espec'ia1 1y with regard to the requirement of 75% of the
parking Ubing eicjosea). The parking proposed is the same as existing on
il". :il:.--1. :lt:ls,.'L:.!- F.-Fgsents .96 space/Cr.r Parking will be
addressed in detaii in the Conditional Use Permit memorandum. The 20 foot
setback requirement is violated only on the north sjde of the site where
the building is 10 feet from the property line. Both ihe exjsting and
proposed plans violate the requirement of no parking located within the 20
iool fron! setback area. The building currently is approximately 34 feet
.in height, and this will remain unchanged. Both the exj sting and proposed
projecis meet the minimum requirements for site coverage and landscaped
area,
(
The applicant has agreed to
page violation report done
these would depend upon the
and the new use.
ACTION ON PRELII4INARY MAP
make all of the corrections'in Apri 1 .|985. The speci f i cfinal building ptans as far
noted in the 10
compi iance with
as reconstruction
IV
A.
Section .|7.26.080 requires the Planning Commission to consider whether the
proposed conversion is consistent with the fol'l owing housing goals of the
Town:
At the hearing on the preiiminary (condominium) map, the Planning
Commission shalI consider whether the proposed conversion is
consistent with the following housing goals of the town:
l. To encourage continuation of social and economjc divers.i ty in the
Town through a vari ety of housing types,
2. To expand the supply of decent housing for low and moderate income
fami l i es,
3. To ach'ieve greater economic balance for the Town by increas.inE the
number of jobs and the supply of housing for people who will hold
them.
Staff response: Thjs js the section of this memorandum that will deal with
the employee housing 'issue. Certainly, this proposal has an effect uponthe current situation jn the community with regard to employee housing. As
a department, we feei that the employee housing,issue is an important onefor the iong term viewpoint. Our employee housing crisjs of the late.l970's and the early 1980's has clearly diminished as over-building of
housing stock occurred simu1 taneously. Thjs has produced a renter,s marketwithin the community today wh'i ch provides reasonably priced housing inreiative abundance. However, as is the case with many planning and
development areas of concern, we should not allow ourselves to become short
sighted about housing in Vai1. Allowing wholesale conversions of ex.i sting
apartment projects, chang'ing local , reg'iona1 and natjonal economic
scenarios and the pace at which existing inventory is reduced are ali
complex but critical factors in looking at housing'in Vail for the longer
te rm.
The last major study conducted on affordabie housing was coordjnated by the
Eagle County Community Oevelopment Department in .l984 with ass.i stance from
Rosall Remmen Cares, a Boulder planning firm. Please find attached
relevant excerpts from that report whjch wjll help our understand.i ng of thesjtuation today as well as an attempt to look into the future. As a
department, we feel it would be unwise to reverse po1 icies compietely
towand employee housing in a oeriod where there is no problem, only to fjnd
the problem come back at a later date que to factors beyond our control.
The key to the issue at this point at time js to arr.ive at an acceptablebut flexible mitigation plan for units converted away from employee housing
use so that adjustments to the requirements can be made as conditions
warranE.
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{In addressing Section 17.26.080 A.1,2,and 3, we feel that the supply of
housing within the overal'l commun'i ty at the present time mitigates, for the
most part, the loss today of this project be'i ng converted to condominiums.
In a recognition that some mitigation be required at this time, the
developer has agreed to lease 10 apartments at Valli Hi with the provision
that the agreement may be reviewed annually by the Pianning Commiss'i on to
adjust the housing requirement accordingiy. It is important to keep in
mind that the Fall Line apartments are attached to the Marriott Mark Hotel ,
one of the major emp'l oyers within the va1 1ey. The staff feels it important
that the 4 years remaining on the employee housing restriction not be
totaliy withdrawn, but rather reasonably mitigated for the current and
future circumstances. We would find the fIexible agreement as noted ::."e
an acceptable one at this tjme.
B. The commjssion may require thai a reasonable percentage of the
converted units be reserved for sale or rental to persons of moderate
i ncome -
Staff response: We feel that mixing employee housing and interval
ownership units within the same project is not benefjcial due to the
incompatibility of the uses. Interval ownership users are present for one
purpose--to vacation. Mixing that use with prjmary residents is not Ecro
planning policy. However, if there were a way to physically separate tnese
uses to mitigate the conflicts, we would not be closed minded about
reviewing a proposal to do so.
C. The Planning Commission may deny the tentative or preliminary map upon
finding that:
l. Based on the information required by 17.26.070 and on the vacancy
rate for rental housi ng, tenants wi I I have substant'i a1 d iffi cu lty i n
obtaining comparably priced rental housing. A rental vacancy rate
below five percent based on the most recent town survey constitutes a
housing emergency situation.
2. The ratio of multiple-famjly rental unjts would be reduced to less
than 25% of the total number of drvelling units in the Gore Va'i ley,
from Dowd Junction east to the base of VaiI Pass, with no replacement
rental housing being provided.
Staff response: As mentjoned earlier, the people who were dispiaced from
Fall L'i ne have certainly found suitable housing to meet their needs with
the excellent rental market we are now experiencing. Again, we find no
immed'i ate problems within the housing market which would cause a negative
response to this criteria. The longer term outlook is much more of a
ouestion mark to us.
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IMPROVEMENT SECURITY
The final section of the condominium conversion chapter applicable to this proposal
deals with the potential requirenent forimprovement security. This section reads
as follows:
17.26..l30 Improvement security
A. The Planning Conmjssion and the Town Council may require a security to be
posted by the applicant which shall consist of one or more arrangements
which the Council shall accept to secure the actua'l cost of construction of
such publ'i c improvements as are required by the ordinances of the Town.
The improvement security may inclu,.re any one or' q c!ii,',,,;:'-ion oi ihe ,-:::
of security or collateral listed in this paragraph, and the applicant may
subst'i tute security in order to release portions of the condominium project
for sale. The types of collateral which may be used as security are as
fol I ows:
1. Restrictions on the conveyance, sale or transfer of any unit within
the condominium project as set forth on the finai map;2. Performance of property bond;3. Private or publ ic escrow agreement;4. Loan commitment;5. Assignments of receivables;6. Liens on property;7. Letters of credit;8. Deposits of security funds; or other sjmilar sunety agreements.
B. Security other than plat restrjctions, required under the improvement
security, shal 1 equal in value the cost of the improvements to be completed
but shall not be required on the portion of the condominium project subject
to plat restri ctions. The CounciI shal 1 not require security with
collaterai arrangements in excess of the actual cost of construction of the
improvements. The amount of security may be incrementally reduced a
subdivision or condomin'i um 'improvements are completed.
The applicant is proposing a 10 foot wide walking path constructed of asphalt on
the 20 foot wide easement between Matterhorn Circle and Greenhill Court. This
path would provide easy access to the Cascade Village project where a chairlifris proposed to be constructed within the next 2 to 3 years. Some type of
securjty in the form of a ietter of credjt or otherwise would be appropriate for
this improvement. !'le would recommend that the path be constructed in such a
manner that it will provide an emergency access between these two subdivjsions.
Also. the applicant has agreed and budgeted for a $l/week/unit tax which would
raise $18,000/year. This money could be earmarked for a bri dge over Gore Creek
on the south side of the lower bench of Donovan Park or other improvements to
the park.
f\
V.STAFF RECOMMENDATION
The staff recommends approval of the amendment to s00 7 and the condominium
conversion request wjti.r'the condition that the applicant agree to providing a^
minimum of 10 employee housing un'its at i site alceptable to the Department of
Co*unitv Developme-nt. This irrangement should have an annual 0ctober review to
make adjustments as trorring-.;ndiiions change. -lJith.the existing favorable
nousing-conditions within lhe Town of Va1 1, we find jt would be an onerous
i;"qriri."ri to continue ine entire project as emplo-yee-housing or to require an
;q;;j ;;;t;r of uniti be provided on another siti for Marriott Mark emplovees'
id*.u.., we feel *iirt iori years remaining. on.an asrgqd upon condition for
employee housing, tnit ttre Marriott Mark ihould prov'i de at-least minimal
;iii;;air; at tfiis poini in ilt". 14e forsee an annua] review for both the
Marriott and the Wesiin-wtrich could include all parties working toward a
toirtion ior employee hous'ing on a flexjble and ongoing basis'
O
PLANNING AND ENVIRONMENTAL COMMISSION
JANUARY 13, 1986
PRESENT
Tom Briner
Diana Donovan
Bryan Hobbs (lst meeting)
Pam Hopkins
Duane Piper
Sid Schultz
Jim Viele
STAFF PRESENT
Peter Patten
Tom Braun
Kristan Pritz
Rick Pylman
Betsy Rosolack
'l . Approval of minutes of meeting of December 9, 1985.
Donovan moved and Schultz seconded to approve the minutes as presented. The
vote was 7-0 in favor.
2. This item was heard after item 3.
order to add .l80
s uare feet to the
explained the reguest and the fact that the staff recommended
roval . After a brjef discussion, Viele moved and Hopkins seconded to
approve the request per the staff memo dated January 13, 1986. The vote
was 7-0 in favor.
2. Request for a conditional use permit and for a condominium conversion
permit in order to convert the Fall Ljne apartments into t'ime share
condominiums. Applicant: Kaiser E. Morcus
Rick Pylman reviewed past meetings and memos. Aljce Parsons agreed with thestaff jn their concern about parking. Jay Peterson stated that he had
researched parking at other time share pnojects in Vail and found that Apollo
Park had.9 spaces/unit and their parking spaces were never fi'l led; the Wren
had I space/time share unit with less than 50% filled at any one time; Vail Run
has I spacelunit + 20,000 sq ft of commercial space and experienced no parking
problem; Streamside has 1-I/2 spaces,/unjt (large units) and had no parking
problems; and the Christy Lodge in Avon had I space/unit with about 35% useage
of the parking spaces. He added that the bank djd not want to escrow funds for
the 25 covered spaces any longer than 3 years.
Piper was concerned about landscaping and wanted the applicant to maintain the
landscaping between the road and the building and the parking lot and the road.
He mentioned that'it appeared that all time share projects with'i n VaiI seemed
to be wel 'l mai nta ined.
3.t for an
Briner wondered what would constitute
replied that if all cars could not be
a problem.
a need for more parking and Peterson
parked on the site that would constitute
Parsons asked how snow removal would be handled and was told that if it could
not be stored on the site, it would have to be trucked away.
Donovan was concerned about the impact on the bus system and mentioned that the
bus was crowded when it stopped to pick up people at Simba Run. She wonderedif the word "shuttle" shou'l d be defined.
Peterson replied that many of the people on the Simba Run bus were from ValliHi. He stated that the bus from Streamside ran every 10 minutes and adnjtted
that the shuttle must be adequate.
Piper stated that a shuttle system was usual 1y provided by all tjme share
groups as a convenience and wondered if beyond that the Town cou'ld prevent
people from using the Town bus service.
Patten replied that we have required shuttles wjth other SDD's, Simba, I'lestin,etc. This is the rule rather than the exception.
Donovan was concerned that condition #l did not st'ipu'l ate "year round" or
"adequate" shuttle bus service.
Donovan moved to the est e staff memo dated Januar 1986
Further discussion followed concerning underground utilities. Patten pointed
out that there was no description of what was a "fair share," cost, agreement,etc. Parsons explained that she had put underground conduit the length of
Hobbit Hjlls and added that Holy Cnoss stated that she had to pay to have it
extended to the transformer one block away. Therefone she did not feel that
she should also have to pay to get the underground utilities to the Morcus
property or across Donovan Park. She had already paid 2/3 on her own property.
Patten felt there should be more discussion of what constituted a "fairshare." Piper felt the applicant would have to meet with the staff to
determjne this because jt shouldn't be determined at this meetjng. Parsons
said that she was willing to meet with anyone. Peterson stated that the
applicant would 'l ike to remove the overhead lines. Parsons also mentioned that
there was a water turn-off valve for Fall Line located on Hgbbit Hil1s
property. She wondered if there was an easement in this location and was
concerned that when people came to use it they would trample on the landscaping
of Hobbit Hills. Piper said that this would be brought to Upper Eagle Valley's
attenti on.
seconded favor
ilnnlnn and Environmental co*irs n
January 13, 1986
'l:30 pm Site Visits
3:00 pm Public Hearing
l. Approval of minutes of meeting of December 9' 1985.
2, Request for a conditional use permit and for a condominium convers,tn
permit in order to convert the Fall Line apartments into time share
condominiums. Applicant: Kaiser E. Morcus
3. Request for an exterior alteration in order to add 180 square feet to
the Treetops Plaza building. Applicant: Pierre Lakes' Ltd.
4. Request for an exterior alteration in CCI in order to enclose a oeck
and add a third floor at the Hill Building,311 Bridge Street, Vail Village.
Applicant; Blanche C. HilI
5. Request for a conditional use permit to expand the Potato Patch Restaurant
by including condominium unit #44.
Applicant: Campbell/Hei'lman, a general partnership
6. Request for a density variance in order to convert storage into an
employee housing unit of 900 square feet at 44 tJest Meadow Drive.
Applicant: Polly Brooks
To Be 7. A request io a;ner,d the development plan of Crossroads and for setbackTabled variances in order to enclose an existing deck area and to add other
outdoor dining at Burger King. Applicant: Snowquest
B. Request for a conditional use permit in order to permr't temporary public
parking using a protective matting on an area 200' x 50' on the upper
bench of Ford Park. Applicant: Town of Vail
I
I-f*
Ml NUTES
VAIL TOWN COUNCIL MEETING
DECEMBER 3, 1985
7:30 o.m.
A regular meet'ing of the Vail Town Council was held on Tuesday, December 3, 1985, at
7:30 p.m. in the Council Chambers.
MEMBERS PRESENT:Paul Johnston, Mayor
Kent Rose, Mayor Pro Tem
Eric Affeldt
Oan Corcoran
Gai I t,Jahrl i ch-Lowenthal
Gordon Pierce
Hermann Staufer
Ron Phillips, Town Manager
Larry Eskwith, Town Attorney
Pam Brandmeyer, Town Clerk
TOWN OFFICIALS PRESENT:
The first item on the agenda was the approval of the Minutes of October 25, November5, L9 and 22, L985 meetings. Erjc Affeldt abstained from the October 25, November 5
and 19 meetings minutes jn that he was not a member of the Town Councjl at thattime. Hermann Staufer made a motion to approve the minutes, which was seconded by
Gordon Pierce. A vote was taken and the motjon passed 6-0 on the minutes for the
October 25, November 5 and 19, 1985 meetings wjth Eri c Affeldt abstaining, and
unanimously 7-0 on the November ?2, 1985 meeting.
The second item on the agenda was the approval of -a Booth Creek Tot Lot. KristanPr.itzgavedetaj.ledbackground.informationonthetffi.iscuss.ionby
the public and Council, Kent Rose made a motjon to approve the site for the tot lot
anci instruct the staff to hold a couple more public meetings for more input from the
residents in the area, which was seconded by Dan Corcoran. At thjs point, Joan
Carne asked Mayor Johnston if Kent Rose and Oan Corcoran should abstain because they'I ive in the affected area and are directly involved. Mayor Johnston stated that the
only reason for asking for abstention is when the action involves personal financ'ialgain. Larry Eskwith agreed. A vote was taken and the motion passed 5-2, w'ith
Gordon Pierce and Hermann Staufer opposing. Gordon Pierce stated there needed to be
more planning done on the tot lot for the public's sake.
The next item was the second read'i ng of Ordinance No. 30, Seri es of 1985, an ordi-
nance deleting the sales tax exemption for food sales. Mayor Johnston read thetiile in ful l. Steve Barwick explained the background of this ordinance. RonPhillips transmitted E. E. Ciemens'concerns over their cash regjster's limjta-t'ions. After some discussion by the public and Council, Hermann Staufer made a
mot,ion to approve the ordinance, and Dan Corcoran seconded. A vote was taken and
the motion passed 6-J., with GaiI Wahrlich-Lowenthal opposjng due the the amount of
revenue aiready raised during the budget process.
The fourth item on the agenda was the second reading of Ordjnance No- 28, Serjes of
19E5, an ordinance on larceny. The title was read in full by Mayor Johnston. Larry
Eskwith explained the reasonjng for this ordinance. After a short djscussion by
Council, Kent Rose made a motion to approve the ordinance, whjch Gajl Wahrlich-
*cwenthal seconded. A vote was taken and the motion passed unanimousiy 7-0.
The next item was the fjrst reading of Ordinance No. 32, Seri es of 1.985, an ordi-
nance makjng suppiemental appropriations in the Town of Vail budget. Mayor Johnston
read the full title. Steve Barwick gave background information on the supplemental
appropri ations. Hermann Staufer thanked Steve for the breakdown and all his hard
work on the budget for 1986. A motjon was made by Gail Wahrlich-Lowenthal to
approve the ordinance, which was seconded by Kent Rose. A vote was taken and the
motion passed unanimously 7-0.
The sixth item was the Fall Line Apartments time share proposal. Rick Pylman gave adetailedexplanation@ion.Heexp1a.inedstaffrecommended
denia'l based on the fol l owi ng fi ndi ngs:
1. Relationship and impact of the use on development objectives of the Town.
2. The effect of the use on iight and air, distri bution of population,
transportatjon facilities, ut'i lities, schools, parks and recreation
facilities and other public facilities' needs.
3. Effect upon traffic with particular reference to congestion, automotive and
pedestrian safety and convenjence, traffic flow and control , access,
maneuverability, and removal of snow from the street and parking areas.
4. Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk of the proposed use in relatjon to
surround ing uses.
Jay Peterson, representing Kaiser Morcus, explained the differences between tjme
sharing and employee housing. He gave lengthy detailed information as to why they
want the request approved. There was much Council discussion wjth Jay Peterson.
They requested a three year limit, after the date of opening, to construct tv{enEy-
five addjtional parking spaces. They also requested a letter of credit to guarantee
the money would be avai'l able for this, if needed, and that the PEC has an annual
review with the developer/owner for employee housing.
Larry Eskwith stated there were three steps which needed to be voted on:
1. A ccnditionai use permit for time sharing within the HDMF zone district.
2. A condominium conversion approval accord'i ng to Chapter 17.26 of the
Subdivjsion Regulations.
3. An amendment to Special Development Distrjct 7 with respect to a
restriction on Fall L'i ne apartments to serve as employee housing for the
Marriott Mark resort through 1989.
Hermann Staufer made a motion that the Marriott Mark resort be relieved of the
empicyee housing conditjon on SDDT through 1989, and amend the condition to be
revier.led annua'l 1y through approprjate channels as to the appropri ate number oi units
to be provided for employee hous'i ng. Gordon Pjerce seconded the motion. A vote was
taken and the motjon passed unanimously 7-0.
Oan lcrcoran made a motjon to uphold the Planning and Environmental Commission
decrsion on the Fall Line condominium conversion and remove the employee housing
prc:'ision. Eric Affeldt seconded the motion. A vote was taken and the motion
p;.::ed unanimously 7-0.
Dar Corcoran made a motion to uphold the Planning and Environmental Commjssion
cor-,ii t j ons for time shari ng:
i. An on-site shuttle bus be orovided.
2. A user tax be instituted as discussed and agreed to by appljcant.
3. A letter of credit be submitted to the Town of constructjon of the path
between this project and Cascade Vi11age.
+. The Fjre Department review and approve the parking lot configuration while
maintaining a minimum of 51 parking spaces.
lr: also included staff's additional conditions:
]. There shall be no marketjng of the Fall Ljne time share proiect within the
public right-of-ways of the Town of Vail.
2. The project bear its fair share of undergrounding the utilities in the
area.
3. The proposed budget for the project be adopted as a min'imum and that there
be an obligation on the part of the project to enforce thejr own parking
probl ems .
He also included two additional conditions:
1. A letter of credit be required jn an adequate amount to cover the most
expensive alternative of building a maximum of twenty-fjve additional
-2-
parking spaces, within three years of completion,'i f deemed necessary by
the Town of Vai l.
2. The addjtional parking, if needed, be ljmited to its own property; not any
outsi de property.
Kent Rose seconded the motion. A vote was taken and the motion passed unanimousiy
7-0.
Tfre next item on the agenda was the first reading of- Ordinance No. 31,-Serlgtpf
1.985, an ordjnance regard'i ng the leasing of private parking spaces. Mayor.Jonnston
\/--v-
/.
-nffithe full title of the ordinance. Tom Braun gave background jnformation on the
ordinance. Dan Corcoran stated he thought the provision that employee parking
should be given first consideration should be noted. After some discussion by
Councjl, G;jl Wahrljch-Lowenthal made a motion to approve the ordina499.-1q!th the
correction 'i n wording to change Section 1.A-Q Gordon
Pierce seconded the motjon. A vote was taken and the motion passed unanTmously
The eighth item on the agenda was the reading of Resolution No. 35 adopting Policy
Statement 85-7. GaiI Wahrlich-Lowenthal made a motion to approve the resolution,
which Hermann Staufer seconded. A vote was taken and the motion passed unanimously
7-0.
The next item was Resolutjon No. 36 setting a new date for a public hearing on
annexing the Buffehr Creek area West Vail. Larry Eskwith explained that the Vail
Trail failed to publjsh the second notice of four required, and the process had to
start over completely, resulting in this new resolution. A motion was made by
Hermann Staufen to approve the resolution, whjch Kent Rose seconded. A vote was
taken and the motion passed unanimously 7-0. Mayor Johnston wanted to communicate
to the community that worked so hard to get everything in by the deadlines how sorry
the Council was for the problems and delays. Kent Rose thought the incident was
inexcusable and wanted to change papers for advertising. Gordon Pierce suggesteC
putting public notices in two papers for security.
The tenth item was the actjon on the lease for Vendetta's deck. Larry Eskwith
explained the lease agreement and why he thought the Counci'l could approve. Also,
he noted that Exhibit A, a survey of the property, would be updated as soon as
possible next spring. After a short discuss'ion by Council, Gail Wahrijch-Lowenthal
abstained from voting, as she has an interest jn the property. Kent Rose then made
a motion to approve the lease agreement, and Hermann Staufer seconded. A vote was
taken and the motion passed 6-0, with Gail Wahr'l ich-Lowenthal abstaining.
There was no Citizen Participation.
Nex: was the Town Manager's report. He noted that Jay Hatfield, a Maintenance
l{orker a the Library, was the 0ctober Employee of the Month and Janiel Turnbujl, a
Flee-,. Technician, was the November Employee of the Month. Gary Murrain, as of
December 1, 'i s the permanent Chief Eujlding Official . Also, Thanksgiving weekend
the Village parking structure fjlled two days and Lionshead parking structure filled
one day and was close to filling one other day. This had never happened before.
At this time, Ron Phjllips asked the Council for approval and comments on a letter
to Robert Woodward of thb U.S. Forest Service. Changes in wording were noted on the
f:i^st page, seCond line from bottom, "falSe" tO "jncorrect", and On page twO, third
paragraph, stri ke out "strongly".
There being no further business, the meeting adjourned at 11:40 p'm.
Respectful Iy submi tted,
Paul R. Johnston, Mayor
-3-
T0: Planning and Env'i ronmental Commission
FROM: Community Development Department
DATE: January 13, 1986
SUBJECT: FalI Line Time Share Proposal
BACKGROUND
0n November 25, 1985, the Plannjng and Environmental Commission heard a
request to convert the Fall Line apartments to interval ownership
condominjums. The approval process required for rhi: request included:
1. An amendment to S0D7
2. A conditional use permit to al'l ow time sharing in the HDMF zone
di stri ct
3. A condo conversion approval according to Chapter 17.26 of the
subdivision regulations.
The Plannjng and Environmental Commission approved this request with the
following four condjtjons:
1. An on-site shuttle bus be provided.
2. A user tax be'i nstjtuted as discussed and agreed to by the applicant.
3. A letter of credit be submtted to the Town for constructjon of the path
between th i s proj ect and Cascade Vi l 1 age.
4. The Fire Department review and approve the final parking iot
configurat'i on while maintaining a minimum of 51 parking spaces.
In a subsequent revjew the Town Council upheld the PEC approval and
conditions and added five more conditions to the approval . Those conditions
are:
1. There shall be no marketing of the Fall Line time share project within
the public right-of-way within the Town of Vail.
2. The project shall bear its fair share of undergrounding the utilities
in the area.
3. The proposed budget for the project be adopted as a minimum and that
there be an obligation on the part of the project to enforce their own
parking problems.
4. A letter of credit be submitted to the Town of Vail in an adequate
amount to cover the most expensive alternative of building a maximum of
25 addjtjonal structured parking spaces. The Town of Vail shall
determine if there js a need for this parking within 3 years of
occupancy of the project. The applicant will be required to construct
this parking if the Town of Vail deems it necessary.
tr a
5. The additional parkjng, if needed, be limited to its own property; not
any off site property.
A technical error was committed by our department involving adjacent property
owners notification of the public hearing. Ue have re-advertized and have
met all procedural requjrements. lle are bringing this matter before the
Planning and Environmental Commission today in order to finalize the approval
process,
STAFF RECOMMENDATION
Staff recommendation is for approval of thjs request with the four conditionsoriginally placed by the Planning Commiss'ion, along with the addjtjonal five
conditions placed on the approval by the Town Council. t{hile additjonalpublic testimony may be taken at this hearing and may indeed affect the
outcome of the approval process, we feel that the issues and impacts of this
project have been thoroughly discussed at both the Plannjng Commission and
Town Council levels and that the approval and conditions accurately represent
the outcome of those discussions.
(TO:
FROM:
DATE:
SUBJECT:
Planning Commission
Community Devel opment Department
November 25, .l985
Request for a conditional use permit to convert the Fail Line
apartments to interval ownership condominiums.
App'l i cant: Kai ser Morcus
{
I.DESCRIPTION OF PROPOSED USE
As this memorandum is closeiy associated with the memorandum addressing the
amendment to SDDT and the condominium conversion request for this proposai,
please refer to that memorandum for the descri ption and background of the
proposal . Briefly, the proposal is for the conversjon of the Fall Line
apartment buildjng to an interval ownershic lro;:ct sell ing individual weeks
for 53 dwelling units with major upgradings occurring to the existing
structure includjng a recreation bujlding addition for the use of the time
share owners and their guests, The accompanying memo aCdresses the issues:--
employee housing and other items dealing with condominium conversions and the
Marriott Mark's existing conditions regarding ernployee housing. The attached
memorandum from the applicant describ'i ng the project should be used for the
description of the proposed use.
In an attempt to aid the Planning Conrmjssjonrs understanding of the impacts
of a time share project upon the communjty, I have enclosed a study entitled
"An 0verview of the Resort Time Sharing Market: Consequences for the Local
Community" done by Richard Ragets, Associates, for the National Tjme Sharing
CounciI of the American Land Development Association. I think you wiII fjnd
this bni ef study very important to understanding the general nature and
impacts of time sharing on a iocal community.
II. CRITERIA AND FINOINGS
Consideration of Factors:
Relationship and impact of the use on development objectives of the Town.
The Community Development Department recognizes the Community Action Plan and
the Economjc Development Commjssion report as the rnost recent documentation
of development objectives of the Town. Please find attached a copy of the
Community Action Plan wjth highlights relating to this proposal as well as
the segment of the Economic Development Commission's report on time sharing.
In conclusion, jt is evident that time sharing, properly constructed, managed
and maintained is an appropriate use within the Town of Vail. It;:
extremely important that any tjme share project within the Town of Vail is of
very high quality with respect to all aspects of the project, especially
marketing. A negative impression of a resort community from shoddy marketing
practices related to tirne share marketing can turn what would otherwise be a
benefit to a communjty jnto a definite negative, Moreover, when one
(
recognizes that this particular proposai js eljminating an employee housingproject, it tends to remove some of the positive attitudes one mly haveregarding the benefjts of time sharing to a resort commun.i ty.
The effect gf the rlgg. gn lish!"?ng air. dislrjbution of population.
transoortation facilities. util ities. schools, pffi
A. Transportati on Faci i i ti es
The proposal includes the provis'ion of a private shuttle bus or van forthe exclusive use of users of the project. There is also easy access tothe Town of vail bus system by walking a short distance to thi westerlvside of Donovan Park. Moreover, easy pedestrian access to Cascadevillage to the east would be provided via the proposed asphalt bikepath/walkway between Matterhorn circle and Greenhi'l I court. It wouldappear, then, that there would be no negat.i ve effects upontransportation facilit'ies due to the request with the possible exceptionof increased use of the Town of Vai l bus system.
B. Utilities
There are overhead utilitiy lines in this area currently and it is
recommended that with the development of this project an appropriatelength of that overhead system be put under ground as a condition of
approval .
C. Parks and Recreation Facilities
The project is ideally located for the use of the future facilities of
Donovan Park. The master plan for Donovan park contains a variety ofrecreational and open space related activities which would be directlyutilized by the time share owners and their guests. Due to the
increased use of these future facilities by this project, it would beappropriate to discuss the poss'ibility of a small tax on each time share
week sold to be earmarked for the development of 0onovan park.
D. 0ther Publ'ic Facilities Needs
The project would increase the utilization of the proposed cascadeVillage chairlift. In fact, we feel the time share project should not
even be considered without the full assurance of this lift. Locatinq atime share project is very similar to locating a hotel within varioui
areas of a resort community. It should be centrally located with easyaccess to major recreational amenities and of course, in Vail, this
means ski lifts. We feel that this project, if given approval , shouldnot begin before construction on the cascade viilage lift has begun.
(
As a staff, it is jn
Line apartments have'in the Town of Vail.
this area that we feel the proposal falls apart. The Failhistorjcally had the largest parking problem of any project
The Fire and Publjc Works Departments have had direct
Effect upon traff;c wjth particular reference to congestion, automotive anci
S.
(
experience of the problem. Several years ago, when the Park Meadows pnoject was
found to have emergency structural problems, the fire vehicles could physically
not get through to the project because of all the cars parked along the roadside. In another emergency ca11, an ambulance couid not get into the Fall Line
parking 1ot upon arrival due to the congested situation. Indeed, the entire
neighborhood has a parking problem due to the inadequacy of on-site parking.
Although we would agree that the time sharing proiect may not require as many
spaces per unit as an employee housing project, we firmly believe that less than
one parking space per time share condominium would be a pnoblem to the
neighborhood and would be poor planning policy. Allocating 5l parking spaces to
the residential condominium units leaves no parking for empioyees, delivery and
repair trucks, vehicles related to on-site sales promotions, or visitors of the
guests themselves.
The staff also feels that it is a mistake to make comparisons between the
previous project and the proposal before us today with regard to the parking
sjtuatjon. It does not make sense to support a proposal which simply might take
a terrjble parking situation and make it merely poor. The regulatlons anii
criteria to evaluate this project ciearly show that the project proposal must
stand on its own with regard to physical site planning characteristics.
Ths applicanr staies iiis 'rriilingness i,o provide siiucil iiig of potential purchasers
between the Marriott and the time share project. We feel that there is no excess
parking most of the time at the Marri ott Mark and that this would be an
unenforceable condition in any regard. Moreover, the parking lot would have to
be redesigned to alIow the maneuveri ng room requireci for iarge fire vehicles. We
feel strongly that the removal of snow from the street would be a difficult task
with the amount of parking proposed for thjs project.
Effect upon the character of the area in which the proposed use is to be locateci,
including the scale and bulk of the proposed use in reiatjon tc surrounding uses.
As alluded to earlier, the staff feels that with the addition of a chairlift in
Cascade Village to Vail Mountain and wjth the pedestrian/bike connection between
the project and Cascade Vi11age, that this js a sujtable location for an interval
ownership project. Immediately to the east is the Park Meadows condominium
project whjch is predominantiy a short term project oriented to the guest. To
the north lies the Coldstream condominium project which js a mix of resident
owners and short and long term renters. Across the street to the south a newly
constructed Hobbit Hills townhouse project is being completed. Thus, there is no
'I ow density permanent resident housing in the jmmediate area which this project
would sjgnificantly impact. The accessjb'i lity to Donovan Park if a bridge over
the creek is constructed on the east sjde of the park would be superb.
The scale and bulk of the proposed project would be no different from what is
existing on the site, and this is compatible with the surrounding uses.
III.FI NDI NGS
The Communjty Development Department recommends
be denied based on the following findings:
That the proposed location of the use js not in
that the conditionai use permit
accord with the purposes of this
ordinance and the purposes of the distrjct jn which the site is located.
\ That the proposed location of the use and the conditions under which it would be- operated or mainta'i ned would be detrimental to the public health, safety, or
welfare or materi a1 1y injurious to properties or improvements in the vicinity.
That the proposed use would not comply with each of the applicable provisions of
this ordinance.
VI. STAFF RECOMMENDATIONS
The Department of Community Development recommends denial of the proposed
conversion of the FalI Line apartments to interval ownership. tlhile we feelthat issues of employee housing and physical upgrading can be mitigateci (see
the accompanying memorandum), we feel that as proposed, the project simply
does not physicaliy work on the site. The park'i ng proposal is one whjch we
cannot support, as we strongly feel that there would be a severe parking
problem related to the project. l,lhile statistjcs show that some Vail tjme
share projects require less than 2 spaces per condo unit, we have not been
convinced that less than 1 space per time share unit is in any way adequate.
We simply feel that the site is too small to accommodate the developer's
proposal for 53 time share units. There is a possibility that jf the project
were reconfigured downward to the area of 35 units, we may be able to support
1t
As was clearly established in the evaluation of the crjteri a above, we do notl' have a problem with the location of a time share project on this site. l.le do\ have some concerns regarding a major empioyer within the community allowing
an apartment project to become to become completely run down and
un'i nhabjtable and following it with a proposal to completely convert to a
time sharing use. l,le feel this was a completely irresponsible lack of action
and do not feel obligated to bail out a distressed property owner. However,if an acceptable mitigation plan regarding employee hous'ing for the hotel and
with a new proposal to satisfy the parking problem which wj11 certainly arisejf the project is approved as proposed, we could support the conversjon to
time sharing of the Fall Line project. If the Planning Commission or Town
Council proceeds with approval of this project we would respectfuily request
a l'i st of conditions of approval which will be prepared for you.
(
t.
t^f /
tt To:Planning and Environmental Comnmi ssi on
FR0M: Community Development Department
OATE: November 25, .|985
SUBJECT: Request to amend Special Development Distri ct 7 (Marriott Mark
Resort) and for a condominium conversion approval for the Fall
Line Apartments located in the Matterhorn area. Appl icant:
Kai ser Morcus
I. THE REQUEST
Ka'i ser Morcus, owner of the Fall Line Apartments is requesting to
convert the FalI Line apartment project containing 54 restri cted
employee dwelling units for Marriott Mark employees to an interval
ownership condominium project. Approvals from the Planning and
Environmental Commission and Town Councjl are necessary with respect to
the foilowing three reouests: Arnendment to SDDT with respect to a
restriction on Fall Line apartments to serve as employee housing for the
Marri ott Mark Resort to 1989, a condominium conversion approval
according to Chapter 17.26 of the subdivision regulations, and a
conditjonal use permit for time sharing within an HDMF zone district.
llle wjll address the project in two separate memorandums- Thjs
{ memorandum will address the amendment to the special deveiopmentl- distri ct and the condominium conversion request in that the same basic
'i ssues are involved with these requests. The second memorandum will
address the conditional use permit for the t'ime sharjng use. Because
the issue of employee housing is contained within the condomiunium
conversion regulations, the criteria for condominjum conversions foundjn the subdivision regulations will be used to evaluate the request for
the SOD amendment.
Rather than attempting to summarize the details of the request at this
point, it is of more benefjt for you to read the attachments from the
appl icant descri bing the project and nesponding to staff concerns
discussed at the November llth PEC work sessjon regarding thjs proposal .
II. BACKGROUND
The Fall Line apartments were constructed in the mid-l960's previous to
Town of Vail or Eagle County zoning regulations. The project has always
been used as apartments and occupied predom'i nantly by local residents.
Due to the relationship between Kaiser Morcus and the Marriott Mark
coupled with the employee housing crjsis of the late 70's and early
80's, the project developed a direct re'l ationship with the hotel in
providing workers with Iocai housing. This relationsh'ip was formalizedin l98l when the last phase of the Marri ott Mark made its way through
the Town of Vail approval process. At this time, the Fall Line
t apartments were restrjcted to employee housing use by the Marrjott for a
period of 8 years.
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As the managers of the Fall Line apartments, the Marriott Mark was responsiblefor the operation and upkeep of the apartment bujldjng. This responsibi'l ity was
'i gnored over the last several years and the building became run down, unsafe for
occupancy, and in a state of total disrepair. Upon discovery of these
condjtions the Town of Vail conducted thorough inspectjons in Apri'l 1985. A
detailed 10 page report of building, electrical , health and fjre safety
violations was produced in April of this year. The report found that 22 units
had at least one of the following: structural , plumbing, health, electricai orfire problems and code violations. At the time,3l units were occupied. The
building was promptly condemned by the Town of Vail and the occupants were
required to leave. The Fall Line project has been vacant since that time.
The following chart shows development statistics for what is aliowed in HDMF as
we1 I as what is existing versus proposed for the site:
FALL LINE APARTMENTS STATISTICS
Zone: High Dens'ity Multi-Family (HDMF)
Site Area: ] 52 acres
N0. 0.U.'s
. GRFAt\- DENSITY (oU/AC)
SITE COVERAGE
PARKING AREA
LANDSCAPED AREA
PARKI NG
SPACES
HDMF EXISTING
ALLOi.IEDIREQ'D IN SQ FTl#
54
39,726/ .6 43,000
25 35
55Y.18,396
17 ,439
30% 30,377
EX I STI NG
IN%
28
26
46
PROPOSED
IN SQ FTl#
53
43 ,000
35
2L,796
t6,?L4
28,201
51
0 loading
PROPOSED
IN%
.55
33
25
42
.96/du106 +I loading
51
0 loacii ng
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III.EVALUATION OF THE PROPOSAL AGAINST CRITERIA FOR CONDOMINIUM CONVERSIONS
Chapter 17.26 of the Subdivision Regulations deals wjth condominjum
conversions for both rental apartments as well as accommodation units. Our
..ui.* begins with the requirements for condominium convers'i ons as far as
providing documentation for the submittal as found in Section 17'26.060.
A. A condomjnium conversion report from the Town building inspector on
the condition of the building including all building, fire, and
related code violations wh'i ch are detrimental to the heaith, safety
and welfare of the Public.
Staff response:
This documentation was done in Appi I by the Town staff as part of the
condemnation proceedings. A copy of this report can be provided if you so
request.
B. A report of the proposed conversjon addressing length of occupancy of
present tenants and their household composition as welI as information
regarding rental rates and whether or not the proposal is for interval
ownersh'i p and the pri c'i ng thereof .
Staff response:
Obv'i ous1y, there are no present tenants as a result of the condemnat'ion
action. -6".aut" there are no tenants, this information was not required
for the appljcation. The rental rates in effect before condemnation were
g325/month'for a one bedroom furnished and $450/month for-a two bedroom
iurnisfreO. Pri cing for the time share units would range from approximately
g4,000-912,000 w.itF financing offered at market rates for 80-90% of the
purchase price for a seven year term.
C. Provision of plans and descriptjons showing site planning
improvements, the treatment of parking facjlities and agreeing to the
correction oi all violations in the building inspector's report on the
condition of the structure.
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Staff response:
As noted above in the chart on development statistics, the project
currently does not meet HDMF zone requirements in the areas of density,
GRFA, or parking (especial 1y with negard to the requirerneni oi 75% oi tne
parking lbing eiciosia). The park'ing proposed is the same as existing on
lne siie--51 spaces which represents .96 space/du. Parking will be
addressed in detail in the Conditional Use Permit memorandum. The 20 fooc
setback requirement js violated only on the north side of the site where
the building is 10 feer from the property 1ine. Both the existing and
proposed plins violate the requirement of no parking located within the 20
iool tronl setback area. The building currently js approximately 34 feet
in height, and this will remain unchanged. Both the existing and proposed
projecis meet the minjmum requirements for site coverage and landscaped
area.
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The applicant has agreed to
page violation report done
these would depend upon the
and the new use.
ACTION ON PRELiMINARY MAP
make all of the corrections noted in the 10in Apri I .l985. The specific compliance withfinal bujlding p lans as far as reconstruction
economic balance for the Torvn by jncreasing che
the supply of housing for people who will hold
IV
Section .l7.26.080 requires the Planning Commission to consjder whether the
proposed conversjon is consistent with the following housing goals of the
Town:
A. At the hearing on the prel iminary (condominium) map, the Planning
Commiss'ion sha'l I consider whether the proposed conversion is
consjstent with the foliowing housing goals of the town:
1. To encourage continuatjon of socjal and ecrncnic djversit, i: the
Town through a variety of housing types,
?. To expand the supply of decent housing for low and moderate jncome
fami I i es,
3. To achieve greater
number of jobs and
them.
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Staff response: This is the section of this memorandum that will deal with
the employee housing issue. Certainly, this proposai has an effect uponthe current situatjon in the community with regard to employee housing. As
a depantment, we feel that the emplo.yee housing issue is an important onefor the iong term viewpoint. Our employee housing crisis of the late.l970's and the early 1980's has clearly diminished as over-building of
housing stock occurred simultaneously. Thjs has produced a renter's marketwithin the communjty today which provides reasonably pri ced housing inrelative abundance. However, as is the case wjth many planning and
development areas of concern, we should not allow ourselves to become short
sighted about housing in Vail. Allowing wholesale convers'i ons of existing
apartment projects, changing local , regional and natjonai economic
scenarjos and the pace at which existing inventory is reduced are a'l I
complex but critical factors in looking at housing in Vail for the longer
term.
The last major study conducted on affordable housjng was coordinated by the
Eagie County Community Development Department in .l984 with assistance from
Rosall Remmen Cares, a Boulder planning firm. Please find attached
relevant excerpts from that report which wjll help our understand'i ng of the
s'i tuation today as wel l as an attempt to look into the future. As a
department, we feel it would be unwise to reverse policies completeiy
toward employee housing in a period where there is no problem, only to find
the problem come back at a later date due to factors beyond our control .
The key to the issue at this poinc ai lime is to arri ve at an acceptable
but flexible mit'i gation plan for units converted away from employee housing
use so that adjustments to the requirements can be made as conditions
warrant.
(In addressing Section 17.26.080 A.l,2,and 3, we feel that the supply of
housing withjn the ovenal1 community at the present time mitigates, for ihe
most part, the loss today of this project being converted to condominiunis.
In a recognition that some mitigation be requjned at this time, the
developer has agreed to lease 10 apartments at Val|'i Hj with the provisjon
that the agreement may be revjewed annually by the Planning Commission to
adjust the housing requirement accord'i ngiy. It is 'important to keep jn
mind that the Fali Line apartments are attached to the Marriott Mark Hotel ,
one of the major employers within the val 1ey. The staff feels it important
that the 4 yeirs remainjng on the employee housing restriction not be
totajly withdrawn, but rather reasonably mitigated for the current and
future circumstances. We would fjnd the flexible agreement as noted above
an acceptable one at thjs t'ime.
B. The commission may require that a reasonable percentage of the
converted units be reserved for sale or rental to persons of moderate
i ncome .
Staff response: l,|e feel that mixing employee housing and interval
ownership uni ts wjthjn the same project is not beneficial due to the
incompatibiljty of the Lrses. Interval ownershjp users are present for one
purpose--to vacatjon. Mixing that use with primary residents is not good
planning po1 icy. However, if there were a way to physically separate these
uses to mitigate the conflicts, we would not be closeo mjnded about
rev'i ewi ng a proposal to do so.
C. The Plann'i ng Commission may deny the tentative or preliminary map upon
finding that:
1. Based on the .i nformatjon requjred by 17.26.070 and on the vacancy
rate for rental hous'ing, tenants will have substantjal difficulty in
obtain.ing comparably priced rental housing. A rental vacancy rate
below five percent based on the most recent town survey constitutes a
housing emergency situat'i on.
2. The ratjo of mult.i ple-family renta'l units would be reduced to Iess
than 25% of the total number of dwelling units in the Gore Va11ey,
from Dowd Junction east to the base of VaiI Pass, with no replacement
rental housing being provided.
Staff response: As mentjoned earlier, the people who were dispiaced from
Fall Line have certainly found suitable housing to meet their needs with
the excellent rental market we are now experjencing. Again, we find no
jmmediate problems wjthin the housing market which would cause a negative
response to this criteria. The longer term outlook is much more of a
question mark to us.
V.,IMPROVEMENT SECURITY
The final section of the condominium conversion chapter applicable to this proposal
deals with the potentia1 requirement forimprovement security. This section reads
as follows:
.|7.26..l30 Improvement securitY
A. The Planning Commission and the Town Council may requ'i re a securjty to be
posted by the applicant which shall consist of one or more arrangements
which the Council shall accept to secure the actual cost of constructicn of
such publ ic inprovements as are required by the ordinances of the Town-
The improvement security may include any one or a combination of the types
of security or collateral listed in this paragraph, and the applicant may
substitute security in order to release portions of the condominium project
for sale. The types of collateral which may be used as security are as
fol I ows:
l. Restri ctions cn the conveyance, sale or transfer of any unit wjthin
the condominium project as set forth on the final map;2. Performance of property bond;3. Private or publjc escrow agreement;4. Loan commitnent;5. Assignments of receivables;6. Liens on property;7- Letters of credit:8. Deposits of securi ty funds; or other similar surety agreements.
B. Securi ty other than plat restrictions, required under the improvement
security, shall equai in value the cost of the improvements to be completed
but shalI not be required on the portion of the condominium project subject
to plat restrictions. The Council shall not require security with
collateral arrangements in excess of the actual cost of construction of the
improvements. The amount of security may be incremental 1y reduced a
subdivision or condominium improvements are completed.
The applicant is proposjng a 10 foot wjde walking path constructed of asphalt on
the 20 foot wide easement between Matterhorn Circle and GreenhilI Court. This
path would provide easy access to the Cascade Village project where a chairlift'is orooosed to be constructed within the next 2 to 3 years. Some type of
security in the form of a ietter of credit or otherwise would be appropniate for
this jmprovement. We wouid reconmend that the path be constructed in such a
manner. that 'i t wil l p.:,.,i.,je an emergency access between these two subdivjsions.
Also. the applicant has agreed and budgeted for a $l/week/unjt tax which would
raise $18,000/year. This money could be earmarked for a bri dge over Gore Creek
on the south side of ihe lower bench of Donovan Park or other improvements to
the oark.
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(V.STAFF RECOMMENDATION
The staff recommends approval of the amendment to SDO 7 and the condominium
convers.i on request riifr-tn" condition that the app'l icant agree to providing a
minimum of 10 employee housing units at a site acceptable to the Department of
Community Developmeni. fni. irr"ng.t.nt should have an annua'l gctober rev'iew to
make adjustments as nousing conditions change' ^Iilh.lhe existing favorable
trousing-conditjons rittin ih" To*n of Vail, we fjnd it would be an onerous
r.quir"r.ni to continue lne.ntire proiect as employee--housing or to require an
g;r;i nrrU". of units be provided on another site for Marriott Mark employees'
xJr.u"tl *. feel w'iii iou". v.".. rema'ining. on-an agreed lPol condit'ion for
ffii;t;; housi ng, ttrat ine ftarri ott Mark ihoul d prov ide at . I east mi nimal
ri[igltion at tiis poini in iir". We forsee an annuai review for both the
Marriott and the w"siin-ri'ictr could include alIparties working toward a
.orution ior employee housing on a flex.i ble and ongoing basis.
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O
M I NUTES
VAIL TOWN COUNCIL MEETING
DECEMBER 3, 1985
7:30 p.m.
A regular meet'ing of the Vajl Town
7:30 p.m. in the Council Chambers,
Council was held on Tuesday, December 3, 1985, at
MEMBERS PRESENT:Paul Johnston, Mayor
Kent Rose, Mayor Pro Tem
Eric Affeldt
Dan Corcoran
Gail Wahrlich-Lowenthal
Gordon Pierce
Hermann Staufer
Ron PhiIIips, Town Manager
Larry Eskwith, Town AttorneY
Pam Brandmeyer, Town Clerk
TOWN OFFICIALS PRESENT:
The fjrst item on the agenda was the approva'l of the Minutes of October 25, November
5, 19 and 22, t985 meetings. Eric Affeldt abstained.from the 0ctober 25, November 5
and 19 meetings minutes in that he was not a member of the Town CounciI at that
time. Hermann Staufer made a motion to approve the minutes, which was seconded by
Gordon Pierce. A vote was taken and the motion passed 6-0 on the minutes for the
0ctober 25, November 5 and 19, 1985 meetings with Eri c Affeldt abstaining, and
unanimously 7-0 on the November 22, t985 meeting.
The second item on the agenda was the approval of a Booth Creek Tot Lot. Kristan
Pritz gave detajled background information on the tot lot. After much discussion by
the public and Counci'l , Kent Rose made a motion to approve the site for the tot lot
and jnstruct the staff to hold a couple more public meetings for more input from the
residents in the area, which was seconded by Dan Corcoran. At this point, Joan
Carne asked Mayor Johnston if Kent Rose and Dan Corcoran should abstain because they
live in the affected area and are directly involved. Mayor Johnston stated that the
only reason for asking for abstention is when the action involves personal financialgain. Larry Eskwith agreed. A vote was taken and the motion passed 5-2, with
Gordon Pjerce and Hermann Staufer opposing. Gordon Pierce stated there needed to be
more planning done on the tot lot for the public's sake.
The next jtem was the second reading of 0rdinance No. 30, Series of 1985, an ordi-
nance deleting the sales tax exemption for food sales. Mayor Johnston read the
title in full. Steve Barwick explained the background of this ordinance. Ron
Phjllips transmitted E. E. Clemens'concerns over their cash register's limita-
t'i ons. After some djscussion by the pub'l ic and Council, Hermann Staufer made a
motion to approve the ordinance, and Dan Corcoran seconded. A vote was taken and
the motion passed 6-1, with Gajl Wahrlich-Lowenthal opposing due the the amount of
revenue aiready raised during the budget process.
The fourth item on the agenda was the second reading of 0rdinance No, 28, Series of
1985, an ordinance on larceny. The title was read jn full by Mayor Johnston. Larry
Eskvlith explained the reasoning for this ordinance. After a short discuss'ion by
Council, Kent Rose made a motion to approve the ordjnance, which Gail Wahrlich-
Lowenthal seconded. A vote was taken and the motion passed unanimously 7-0.
The next item was the first reading of Ordinance No. 32, Series of 1985, an ordi-
nance making supplemental appropriations in the Town of Va'i I budget, Mayor Johnston
read the full title. Steve Barwick gave background jnformation on the supplemental
appropriations. Hermann Staufer thanked Steve for the breakdown and all his hard
work on the budget for 1986. A motion was made by Gail Wahrljch-Lowenthal to
approve the ordinance, which was seconded by Kent Rose. A vote was taken and the
motion passed unanimously 7-0.
The sixth item was the Fall Line Apartments tjme share proposal . Rick Pylman gave a
detailed explanation on background information. He explained staff recommended
denial based on the following findings:
1. Relationship and impact of the use on development objectives of the Town.
2. The effect of the use on light and air, distributjon of population,
transportation facilities, util ities, schools, parks and recreationfacilities and other public facilities' needs.
3. Effect upon traffic with particular reference to congestion, autonotive and
pedestrjan safety and convenjence, traffic flow and control , access,
maneuverability, and removal of snow from the street and parking areas.
Jay Peterson, representing Kaiser Morcus, explained the differences between time
shani ng and employee housing. He gave lengthy detailed information as to why they
want the request approved. There was much Council discussion with Jay Peterson.
They requested a three year fimit, after the date of opening, to construct twenty-
fjve additional parking spaces. They also requested a letter of credjt to guarantee
the money would be available for this, if needed, and that the PEC has an annual
revjew with the deve'loper,/owner for employee hous'i ng.
Larry Eskwith stated there were three steps wh'i ch needed to be voted on:
1. A condit'iona'l use permit for time sharing withjn the HDMF zone djstrict.
2. A condominium conversion approval according to Chapter 17.26 of the
Subdivision Regulations.
3. An amendment to Special Development District 7 with respect to a
restri ctjon on Fall Line apartments to serve as employee housing for the
Marrjott Mark resort through 1989.
Hernann Staufer made a motion that the Marriott Mark resort be relieved of the
employee housing condition on SD07 through 1989, and amend the condition to be
reviewed annual 1y through approprjate channels as to the appropriate number of units
to be provided for employee housing. Gordon Pierce seconded the motion. A vote was
taken and the motion passed unanimously 7-0.
Oan Corcoran made a motion to uphold the Planning and Environmental Commission
decis'ion on the Fall Line condominium conversion and remove the employee housing
provision. Eric Affeldt seconded the mot'i on. A vote was taken and the motion
passed unanimously 7-0.
Oan Corcoran made a motion to uphold the Planning and Environmental Commission
condjtions for time sharing:
1- An on-site shuttle bus be provided.
2. A usen tax be instituted as discussed and agreed to by applicant.
3. A letter of credit be submitted to the Town of construction of the path
between this project and Cascade Vi11age.
4. Effect upon the character of the
Iocated, including the scale and
surrounding uses.
area in which the proposed use is to be
bulk of the proposed use in relation to
share project within the
the utiIities in the
He also
The Fire Department revjew and approve the parking 1ot configuration while
maintaining a minimum of 51 parking spaces.
included staff's additional conditions:
1. There shall be no marketing of the Fall Ljne time
public right-of-ways of the Town of Vail.
2. The project bear its fair share of undergrounding
area.
3. The proposed budget for the project be adopted as a minjmum and that there
be an obligation on the part of the project to enforce their own parking
prob lems.
He also included two additional conditions:
1. A letter of credit be required in an adeguate amount to cover the most
expensive alternative of building a maximum of twenty-five additional
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parkjng spaces, within
the Town of Vail.
2. The additjona'l parking,
outside property.
three years of compietion, jf deemed necessany by
jf needed, be limjted to its own property; not any
Kent Rose seconded the motion. A vote was taken and the motjon passed unanjmously
, -u.
The next item on the agenda was the first readjng of 0rdinance No. 31, Series of
1985, an ordinance regard'ing the leasing of private parkjng spaces. Mayor Johnston
read the ful'l title of the ordinance. Tom Braun gave background information on the
ordinance. Dan Corcoran stated he thought the provision that employee parking
shouid be given first consideration shou'l d be noted. After some discussion by
Council, Gail Wahrlich-Lowenthal made a motion to approve the ordinance, wjth the
correction in wording to change Sect'i on 1.A back to ten spaces from thirty. Gordon
Pierce seconded the motion. A vote was taken and the motion passed unanjmously
7-0.
The eighth item on the agenda was the reading of Resolutjon No. 35 adoptjng Poljcy
Statement 85-7. Gail I'lahrlich-Lowentha'l made a motion to approve the resolut'ion,
whjch Hermann Staufer seconded. A vote was taken and the motion passed unanimously
7-0.
The next item was Resolutjon No. 36 setting a new date for a public hearing on
annexing the Buffehr Creek area West Vajl. Larry Eskwith explajned that the Vail
Trail fajled to publish the second notice of four required, and the process had to
start over completely, result'i ng in this new resolution. A motjon was made by
Hermann Staufer to approve the resolution, which Kent Rose seconded. A vote was
taken and the motjon passed unanimously 7-0. Mayor Johnston wanted to communicate
to the communjty that worked so hard to get everyth'i ng in by the deadl'i nes how sorry
the Council was for the problems and delays. Kent Rose thought the incident was
inexcusable and wanted to change papers for advert'ising. Gordon Pierce suggested
putting public notices in two papers for security.
The tenth jtem was the action on the lease for Vendetta's deck. Larry Eskwith
explained the lease agreement and why he thought the Council could approve. A1 so,
he noted that Exhibit A, a survey of the property, would be updated as soon as
possible next spring. After a short discussion by Counc'i l, Gail Wahrlich-Lowentha1
abstajned from voting, as she has an interest in the property. Kent Rose then made
a motion to approve the lease agreement, and Hermann Staufer seconded. A vote was
taken and the motion passed 6-0, with Gail Wahrlich-Lowenthal abstaining.
There was no Citizen Participation.
Next was the Town Manager's report. He noted that Jay Hatfield, a Maintenance
Worker a the Library, was the 0ctober Employee of the Month and Janiel Turnbu'l 'l , a
Fleet Technician, was the November Employee of the Month. Gary Murrain, as of
Oecember 1, is the permanent Chjef Bujlding Official . Also, Thanksgiving weekend
the Village parking structure fjlled two days and Lionshead parking structure filled
one day and was close to filling one other day. This had never happened before.
At rhjs tjme, Ron Philljps asked the Council for approval and comments on a letter
to Roheft Woodward of the U.S. Forest Service. Changes in word'i ng were noted on the'
first piE,-second l-lie from--tottom, "false" to "incorrect", and on page two, third
paragraph, stri ke out "strong1y".
There being no further business, the meeting adiourned at 11:40 p'm.
Respectful 1y submitted,
Paul R. Johnston, Mayor
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ATTEST:
Pameia A. Brandmeyer, Town Clerk
Minutes taken by Brenda Chesman
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TO: Planning and EnvironmentaL Commissio
FROM: Community Development
DATE: November 11, 1985
SUBJECT: Background on FalL Line Apartments proposal to
convert to a time share project
In preparation for the PEC's work session on this proposal on
November 11, we feel it would be helpful to give you some
backgound information as well as identify what we see as the
key issues at this point in time. Basically, the proposal isfor an interval ownership project at the Fa1l LineApartments. The developer, Kaiser Morcus, would convert theexisting 54 one and two-bedroom apartments to 53 one and
two-bedroom time share unj-ts, each containing 50 weeks forsale individually. A major upgrade of the entire project
--interior and exterior--is proposed, includj-ng a newrecreation amenities addition located in the existingcourtyard. Proposed parking is to remodel the exj-stingparking area, but to have only the existing 51 spaces for theentire project.
The project would be physically connected with the CascadeVillage area via a new pathway and/or stairway to WesthavenDrive.
The proposal requires a number of different approvals from the
Town including: a condominim approval to convert existingrental apartments to time share condominiums, an amendment to
SDD7, Marriott Mark, in releasing the employee housingrestriction connecting Fall Line and the Marriott unt.il 1989,
and a conditional use permit for the time sharing use withinthe HDMF zone district. If all of these are approved, thenthe project will also require approval of the condominium plat
as well as the declaraLions and covenants.
Enclosed please find the applicant's written application forthis project for more detail and information on the specifics.
The fol-lowing outlines the staff's major areas of concerns andthe key issues regarding the proposal:
A. Parkinq
Parking is a major concern 1n that less than 50% ofthe zoning code requirement is being proposed. Thestaff is open to studies and informatj-on which showthat time sharing may not require 2 spaces per
dwelling unit, but we are extremely sceptical- thatless than 1 space per dwelling unit will not create amajor problem for this site as wel-1 as the
surrounding neighborhood. The staff has encouragedthe applicant to investigate methods to mitigate this
parking shortage to the possibility of joint useparking agreements with surrounding projects, but
unfortunately, this appears to not be feasible atthis time.
B. Employee Housing
The proposal eliminates one of the major apartmentprojects in the Town of Vail which is currently tied
into the Marriott Mark's employee requirement.Certainly the 1984 Eagle County Employee Housing
Survey concluded that, in comparison to the late
'70's and very early '80's, we are in a betterposition with regard to employee housi-ng, however,the staff feels strongly that to ignore employee
housing by releasing all requirements on projects at
this point in time is an ignorance of the long termsituation. This area of major concern has been
discussed htith the applicant and we are attempting to
work out some type of arrangement whj.ch would be aproposal to mitigate this loss of employee housing
and acceptable to both parties.
The troubled Valli Hi project has a potentiaL to
serve in capacity of mitigating the loss of not onlythe Fall Line Apartments for the Marriott, but alsoto serve as a centralized employee housing project
for other major employers in Town. Moreover, aportion of VaIIi Hi could be utilized for "specialguest housing" such as Coors Bike Classic racers,
Denver Symphony Orchestra, and other amphitheatreperformers, John Curry ice skaters, and otherperformers and guests invited into the community tofurther special events, etc.
C. HISTORY OF TIME SHARE CONVERSION PROJECTS
The track record of projects converted from one useto time share is not good. Time sharing has been
most successful when conceptualized, designed, andbuilt for time sharing from the very beglnning.
There are very specific and special-ized design
requirements for time sharing projects that need to
be addressed and cannot be left out because a
conversion project wj-11 not al-low the existing siteto be adapted. There is a major concern of the staffthat this time sharing proposal is a result of a
distressed and unkept property and could be viewed asa form of rrbail out.rt However, it is hard to arguewith the fact that if approved, the building and
grounds will be substanti-alIy upgraded and, in the
case that time sharing fai1s, could be uti1ized for
whole owned condos or a short term hotel type use.
TIME SHARING INDUSTRYIS TRACK RECORD
Generally, it appears to be true with many projects
that the worries of inadequate maintenance and
management provisions are becomrng a reality. The
director of community development for Sanibel Island
in Florida does not have a positive attitude for tlme
sharing, especially from the consumer's point of
view, after L0 years of experience with it. Some of
the projects on Sanibel IsLand are becoming run down
and iII kept due to inadequate maintenance funds
because of the extremely high use of the commonfaciities provided.
LACK OF WEEK PACKAGING
of course, one of the advantages of allowing time
sharing in a resort communlty is the increased
occupancy in the shoulder seasons and summer months.
The FaII Line project does not propose to package the
sale of their weeks (i.e. se}l an off-season week
with the purchase of 2 high season weeks) and this
could result in the project selling out during hiqh
season only. However, this may be mitigated by the
proposal to sel-I out four or five units at a tlme
before putting the next 4 or 5 units on the market.
On the more positive side of reviewing the proposal, we find
that if and when a lift is constructed out of cascade Village
and a good connection is made between this project and Cascade
Village, this is a suitable Location for a time share project.
Also, as mentioned above, approving the proposal would al1ow a
major upgrading to the entire site and building and even in
the event time sharing does not work, we have a much upgraded
capital facility. If successful-, the project would generally
be in concert with the goals of the community to achieve
higher occupancies for the suruner season and off seasons. The
proximity of the project to Donovan Park is al-so a big plus.
We look forward to working with the applicant and the Planning
and Environmental Commission as well as the Town Council on
thj-s project proposal.
D.
lnttn
75 3outh frontage road
Yail, colorado 81657
(303) 476-7000
0ctober ]8, 1985
ofllce of communlly development
Jay Peterson
0tto, Peterson and Post
P.0. Box 3149Vail, Colorado 8.|658
Re: Fall Line Application to Convert to Time Sharing Condominiums
Dear Jay:
l,le have received and initially reviewed your app'lication to convert Fa]l
Line Apartments into time sharing condominiums. The three processes/
approvals you will need at this iime are an amendment to SDDT (Marriott
Mark-Resort) in regard to the 8-year employee housing restriction attachedln 196l; an approval to convert the apartments into condomiums as per theregulations found in Chapter 17.26 of the Subdivision Regulations; and aconditional use permit to a'llow time sharing in the HDMF-zone district.In reviewing your app'l ication, we find that-it is, for the most part, fairlycomprete. However, I feel it.important that a preliminary budget for theproject be submitted to show what the Association fees per time share
week wi'll be as well as replacement schedules for furniih'ings and appliancesas well as recreational amenities. It will a'lso be helpful-to know'what ttre
construct_ion-budget will be for initia'l capital improvements. Also, I
19call allowing the condominium map to be iubmitted later. However, I feelthat the_by-laws and declarations ire an'important part of this submittaland should be submitted at this time.
The last submittal requirement which I feel is important in reviewing theproject.is.a.site plan-showing bike path and stairway improvements connectingthe project to Greenhill Court.
If the above information is received by our office by Tuesday, October 22ndat 9:00 am' I feel comfortable scheduling a Planning Conmission meeting on
November l]th, even though this is a tight schedu'le-due to the amount 5f
interdepartmental review required by this major proposal. 0theruise,the Planning Commission could hear the proposal on November 25, and I
Jay Peterson
r o/.l8/85
Page Two
honestly feel this would be a more comfortable date for all of us in that
I believe there is some further work to be done addressjng some of our
concerns.
In a preiiminary revjew of the proposal we have the following concerns and
conrnents:
l. Parking is a major concern in that less than 50% of the zoning code..
requirement is being proposed. This project should provide two parking
spaces per unit to meet not only the zon'i ng code requirement, but what
I believe will be the actual demand of the proiect. You may be able
to increase the parking as proposed by adding some compact spaces.
2. The proposal should mitigate the loss of 54 rental apartments by agreeing
to a'mihimum of l0% of the units restricted to employee hous'i ng rentals.
3. The submitted project should assure our department of adequate.maintenance
and management'provisions for a quality long-term project servjcing its
gues ts .
4. A general concern on the part of the staff js that time sharing conversion
pr6jects have a poor track record of fa1 lure and generally are designed: to bail out a developer or owner in financial trouble.
5. Aithough we have not completed a zoning check, it appears the project
w'i ll differ substantially from the HDMF requirements, and these concerns
need to be addressed in the near future.
In light of our concerns, which are of a serious nature, I think the.application
'i s a good one and shows a very substanti.al upgrade to this distressed property.
The substantial addit.ion of recreatjonal amenjties to the property would appear
to be suffic'i ent to the time sharing use. The unit interiors also appear
to be redesigned in a fashion geared toward time share market.
I would suggest that you look into a parking availability, if any, on the-adiacent
Park l4eadowi site and consider a joint use parking agreement jf that availability
exi sts.
We look fonvard/fo, working with you on the project.
//
Sjncerely, /,.r'
/./ t-ffi
/;'174-
A. Peter Patten, Jr.
Di rector Community Development
APP: bpr
,a'
PRESENT
Tom Briner
Diana Donovan
Pam Hopkins
Duane Piper
Sid Schuitz
ABSENT
Jim Viele
This app'l ication was withdrawn
1 uest to c
Planning and Environmental Commission
November 25, 1985
STAFF PRESENT
Peter Patten
Tom Braun
Kristan Pritz
Rick Pylman
The
The
2.
meeting was called to order at 3:00 pm by Duane piper, chairman.
minutes of the meeting of November ll were approved with changes.
{ request"to amgnd the deyelgpmerlt plan of crossroads and fo11e:[!gqk]qr'!ancesin order to enclose g
The appiicant requested to tab'le this item until 1219. This was so moved by
Donovan and seconded by Briner. The vote to table was 5-0.
3. A, rggue:! fol q frgnt .setbaqk variance in order to construct a new entr.vq[.t!9-[-trva Rldqe North condominiums located on Lot 6, B]ock 6, Vail ViilagelstFilinq.mrst
1 i cant.
ts into time share condominiums which
Peter Patten introduced the project and explained the approval process thatwas required, the request and background iirformation.
First the issue of condo conversion was discussed, and the concern about convertingemployee housing_to condominiums for sale. The staff felt it was important-to.mit'igate the loss of the 54 employee unitsn not of 54 additional units, butwith a minimum number of units to'pei'trapi be ieased from Valli Hi foi ttre'reilainlng{ Jears of the original agreement wtrictr'restrjcted Fall Line to employee frouiingfor the Marriott Mirk.
Patten then discussed the issue of the requested conditional use perm'i t to convertFall Line to time share following the memo dated November 25. Paiten verbalizedthe.positive aspects of time shaiing , i.e. shoulder seasons, etc. He also --
oealE wrtn negatlve aspects from shoddy practices. Patten discussed transportation,utilities, parks, public facilities, aid'parking problems and
recommended denial of the conditional use permit allowing time share, and approvalof the conversion into condominiums and thb amendment to-SDD 7 with itre coniitionthat the applicant agree to providing a minimun of l0 employee housing unitsat a site acceptable to the Community Development Departmbnt'
Fal'l Li ne a
PE - 11/2s/8s
Jay Peterson' representing the applicant, gave a presentation. Andy Noryis,
developer of Cascade Village' spoke to the status of the proposed Cascade Vi'l lage
chair lift and employee housing agreements of the Westin. Ray Wamen of the
l,lestin Hotel spoke to employee housing concerns of the hotel , stating that
the need is not there PresentlY.
Corunissioners' corments :
Briner: Discussed the success of Pitkin Creek Park condos.
Donovan: Had concerns with tota'l loss of employee housing agreement, was concerned
about the parking issue, and suggested pursuing the dollar/week/unit tax for
parks purposes.
Schultz: Did not see parking as a problem--felt parking use is low in time
share/hotel uses in this area. Felt employee housing should be looked at on
a year-by-year basis. He felt that an arbitrary l0 unit requirement did not
seem fair.
P'i per: lr'las concerned about parking and believed that a worst case scenario was
maintaining employee housing with regard to housing. He welcomed the face lift
and fe'lt the program could be a valjd program with the amenjties of the area.
Piper expressed concern about the tax for parks.
Briner: Felt emp'loyee housing may be a serious concern in the future. He expressed
the opinion that the buildings could be redesigned to further upgrade them.
Schultz moved and Donovan seconded to approve the request for a c.u. for time sharinq
ffii-nst sand that a user tax be instituted as djscussed by the applicant. 0ther conditions
own:F6Frfiii3filEli on
of a b'lack top pa tween and that
artment review a o ura 0n e mal nta'l n
nlmum o arKlnq spaces.
ar
h;was n tavor a riner against.
e staff offered the fql'lowing addi!iona1 conditions, which the PEC did not
i ncorporate as a part of the approval :
2.
l.
3.
I rlVvl-yVl'qrrg <rJ q Pqr e v I r,rrs r.FFl
There shall be no marketinq of the Fall Line time share proiect within the
c-2o
vote
There shal'l be no marketing of the Fal
public right-of-ways of the Town of Vail.
An employee housing re5!r.!_q!1-q!--9imi'lar to,the original_. tr
br.
wiII be plgqe! !A the
4.
q
The project must bear its fair share of undergrounding the utilities in the area.
The proposed budqet for the proiect must be adopted as a minimum
There shall be an obligation on the part of the project to enforce their own.---------.i-.:------i--i--parKrng proprems.
Donovan moved and Schultz seconded to recommend approval per the staff memo of
Addresses of Adjacent
Property Owners
1. Lot 4 :.r I .
Fraser,/C'ore Development Inc.
Box 3451Vail, Colorado 81658
2. Hobbit HtIl
James W. and Allce L. Parsons
1672 Matterhorn ClrcleVail , Colorado 81657
3. Park Meadowe Condomlniun AssociatLon
1472 Matterhorn Circlevail , Colorado 81652
4. Coldstrean Condoninium Association
1000 South Frontage Road, Suite 200Vail, Colorado 81657
' y'z/rr
o
DATE
715 W. Lionshead Circle, Vail Colorado 81657
0ctober 14, 1985
ll.
PRELIMINARY APPLICATION FOR
CONDOMINIT'U CONVERSTON
IN CONNECTION WITH FALL LINE
APPLICANT Kalser E. Morcus PHONE 476-4444NA}IE OF
ADDRESS
B.NAI.,IE OF APPLICANTIS
ADDRESS P. O. Box
) IGiserv5c.NAI'{E OF PROPERTY OWNER (type
SIGNATURE OF PROPERTY OWNER
ADDRESS 715 I{. Lionshead
or prinE
OF PROPOSAL
1500 l,Iatterhorn Circle
REPRESENTATM Jay K. Peterson
3149, ValL, Colorado 81658 pnOnn 476-0092
E. Morcus
Vall-, Colorado psoun 476-4444
D.LOCATION
ADDRESS
LOT BLOCK SIJBDIVISION See Attached FILING
E. FEE $100.00 PAID
F. Include a llst of the names and nalling addresses of all oltners of property
adjacent to the subject property.
Addresses of Adjacent
Property Owners
1. Ipt 4
Fraser,lGore Development Inc.
Box 3t[51Vail, Colorado 8f658
2. Ilobbit Hill
itames W. and Allce L. Parsons
1672 llatterhorn CircleVail , Colorado 81657
3. Park Meadows Con.lominium Association
1472 Uatterhorn CircleVail, Colorado 81557
1. Coldstream CondomLnium Association
1000 South Frontage Road, Suite 200Vail, Colorado 81657
q
'":-i .rd 2l73
Pollcv Drtot @TOBER 19r 1994 rt SIOO A'll'
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Pollcv No. 11672770
Anount a-Lorn t
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The crtrto or tntrrcrt
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FARCELS T' ? AND 3T
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PARCEL 53
H-K CmFmATtO'|, A @'ORAtlO CTRPORATION
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rrrlrnmcntr thcreof, 1f tnY' rrc dcccrlbcd rr follourl
D€ED CIF TRUST DATED OCTOBER 01' 1984' FRq{ il-K CORPORATIOT{' A
COLORADO CORPORAiISI-AND KAISEn E.-lrcRCUS rXOtVlOuA-LY To Tll€ pt.lgN-rc
rRusTEE oF EAoLd';oiirurv ron rxe [iE'oF coutfislA-sAvlNos' A FEIERAL
SAVINGS AND LOAN essocrnrroN ro iiiunE THE SUn oF
-
iiconoeo ocroBEi tr; t9e4, rN BooK 3e7 AT FAGE Ees'
ASSIONf.IENT OF RENTS, CONTRACTS AND LEASES RECORDED OCTOBER t9T !994
tN BOOK 397 AT PASE 996'
SUBORDINATION ASREE'IENTS IN Co?{NECTION T'IITH 6AID TED OF TRIJST ANII
ASSTONilENT OF RENTS TI€RE RECORDE;-OCTOBER 19' I?84 IN BOOK 397 AT
FAOE 899 AND BOOK S?7 AT PAOE 600'
Puc 2 Thlr Pollcv vrlld onlv lf Schcdulr I lr rttrchrd'
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ACHEI}T.{-E A
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Amount t99lr€7O.49
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5. Thc trnd rrfrrrcd to ln thlr pol lcv lr rlturtcd ln EAOLE Gountvr
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PARCEL It
CONIIo|'INIUT LOIre UiIIT, T}€ IIARX/LODGE IN ACC0iDENC€ I{ITH T}E
ATI|ET{DED IECLARATIoi{ OF COI{DOIINIIJI'I FOR THE IiARK/LODOE RECffiIIED
oCTOBER t7, r97€ tN B@K 276 ni reOe 606 ANI! IIARCH ?2' t97t lil BO(l<
?e3 AT pAoE s4/t AND Tr€ cOrooliiHrrn rnp ron THE IIARK/LoIIOE RECOREI'
IIARC}I 27I I?7{ tN BooK 233 ET FACE 93O AND T}E AilENIt€D PLAT OF T}E
AITE PLAil FOR T}E TARK/LOM€ RECORDED OCTOB€R T7'- I97E tN EOU< 276
AT FAGE 607r Qflt{TY f EA&E' 6TATE OF' OOLORADO'
PARCEL 2I
THE I{ARK REFORT AND TENNTS CLUB (A COITIIIOIIINIUI'I} EXCEPT @MNilINIt,.T
t,NtTNos.A,B'CrFrH,.J.KANDLlNAeCoRDANeE$ITHT|'E
cotrtrollNltlt,t DEgt-ARATtotf REcoRDED ttAncfi tl' t98o IN BooK 3Oo aT PAOE
te3 AllD Tl€ COilIniltNIttl llAP RECORIED ltARGll t{' l?80 IN BOOI( 300 AT
PAOE t34r C(I,ln|TY OF EA&E' STATE OF COLffiADO'
PARCEL 3t
A PART OF LOT T}, BLOCK I, VAIL/LIONSI{EAD' THIRD FILINO A|{D PART OF
LoTagANDD,}ioRcus$BDIvIaIoi|,Tol{NoFVAtLrEAq-Ecot,NTY'
COLORAEOT NORE PARTICT'LffiI-Y DESCRIBEB AS FO.LOUgI
BEOTNNING AT TT€ NORT}TJE8T CORNER OF LOT CI T]€NCE ALo|\IO THE LIITIE
COfIT.ION TO SAID LOT C AND LOTS A AND B' ]'IORGIJS EUBDIVISIONT 6 16
DEBREES 17 I.IIM'TES 2I SECONDS E A DIST.I\ICE OF 24''OO FEETI THENCE N
73 DEoREES .2 t.|It,lUTEs s9 sEcoNDs E A nIsTANcE QF l42.oo FEETi
TI.IENCE N 16 DEOREES 17 I'IIM'TES 2T EECONDS I{ A DTSTANCE OF 28'OO
FEETr THENcE X ie oEAnEEB 42 I'IINLITES 39 6ECOI{DS E A DIgTANCE crl
13.OO FEETI T}IENCE N 16 DEOREES 17 T{INUTES 21 SECoI{DS T{ A DI8Ttr{CE
c|F2o.ooFEET|THENCENa3I}EGREES25'tINt|TEs.5aEocilDsEA
DtgTANcE oF 63.29 FEETT THEN-E s 22 IIEGREES 3e FINUTES 4l sECotlIlS E
A DISTANCE CIF 18.92 FEETT THENCE N 74 FEGREES 2T HINUTES 19 SECONDS
E A DISTANCE OF 13$,68 FEETI THENCE N 06 DEGREES 34 I'IINLITES T5
sEccNtrs l.l A DISTANCE OF 160.0(r FEETI THENCE S e3 DEOREF'S 23| fIINUTES
45 SECONDS I{ A DISTANCE OF 260.43 FEET TO A POINT ON THE gOUTHERLY
RIGHT-OF-}IAY LINE OF }IEST LIOi{SHEAN CIRCLET THENCE A'ONG SAIII
RIOHT-OF{AY LINE A NISTANCE OF T29.67 FEET ALONO THE ARC OF A
392.OO FOOT RADIUS CURVE TO T}IE LEFT AND }IHOSE C€NTRAL ANGLE IE T8
DEOREEE '7
NTNUTES IO GECONDS AND I{HOSE LONB CHORD BEARS 5 87
DEBREE$ tB
'.IINUTES
33 SECANDS }I A DI6TANCE OF 12''OE FEET TO T}E
TRUE POINT OF BEI3INNING'
Tpenceu +r
II A PART OF TI|E NORTHEAST QtJaRTER 8OLlTHt'rEaT oUARTER OF GECTIoN 12'
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FOLLOI.IST BEGTNNINO AT THE CENTER OF 6AID GECTION I2I THENC€ SOUTHo DEGREES ts iltNurE8 llESTr A-ortlo THE EAsr LIr{€ s 6AID NORTHEASTOUARTER 6Ot THI{EST QUARTER, 162 FEET TO A FOINT Oit Tl{E l'fORTH Ltt{E OFA TRACT DEACRIBED tN BOOK 169 AT PAO€ g9I THET{CE A-q{G 6AID iIORTH!lIF' q99TH @ IEGREES 59 l{ItrttTEs 3t eEctl\rlrs tf, 9s3.7 FEETf T]G]€g5U.'THT.IESTERLY ALOO.IO A CURVE TO T}€ LEFT T#{OSE RADIIJS IS 7A.?3 FEET.AND IIfIOSE CHORD BEARS 8Ot'TH 62 IEOREEE 23 }IINUTE6 32 SEOThIDG I'E8T?4.os FEETT At{ ARc DIsTAtlcE oF too.74 F€ETI THEt{cE itmTH to DE0REEsO$ NINUTES EP AECO{DS EAST N2.I2 FEET TO A FDIT.IT O{ T}|E }ORTH LIiGOF 6AID MNTHEAST OUARTER 8q'THT{E8T OIJARTERI Tr€ilCE NMTH 3EroREEs E I|INUTES 3t EEoot{gg EABT, d-oilc rHE }toRTH Lil€ s 6AtDt{oRT}€AsT Q'TARTER 8qjTtfi{Esr otJARygp' 39o FEET, ttoRE oR LEss, To APOINT OF BEOTNT{INB. EAOI-E O(IJNTY, Oq-ffiATE.
PARCEL $T
coND0t'lINIt tl trtltT Nos. A. B, G, F, H, J, K AND Lr Tl€ ltARK REsoRT ANDT€NNI8 CLUB (A CONI}OI.IINIUI,I} IN ACCORDAilCE I.IITH
D€CI.ARATION RECORITED }IARCH t4, I9BO IN BM( 3ooCONDOI.IINII'I TAP RECORDED !|ARCH t4r I98O IN BOOKCOLf,lTY OF EAOLE, STATE OF OCU_ffiAEfOr.
PARCEL 6I
LoT 1r' TRACT F' BEAVER CREEK auBDrvr8rs{, SEeoND FILTNG AocoRDrNGTo Tff; PLAT RECORD€D ocToBER tor 1979 tN BeoR z9z AT pA6E eol AND AsAIIENIED BY PI-AT RECMNED ilAY t8. 1981 IN AOO< 323 AT PAOE 75, COIJiITYOF EAOL€, €TATE OF @LORADO.
Perc Thts Policv valld onlv lf Schcdulc B lt rttrchcd.
Pollcv No. 8t67277O
Anount t991 ,A7O.1?Lorn {
Addrcrr
THE COT{DOHINII,T
AT PAOE 183, Attlfi TtG300 AT PAOE 184,
Addendum to Applicationfor
Condominium Conversion
l. Pursuant to discussions and agreements with the Town of Vail
Planning Staff, the Prel-iminary Map. Condominium Declaration and
Bylaws will be submitted upon formal appJ-ication after a
conditional use permit is granted for timesharing.
2. A building inspector report has been completed for the Fa1l
Line Apartments. A11 itens will be corrected including the
installation of heat and fire detection devices according to
code. In addition, all drainage (both surface and sub-surface)will be corrected according to the inspection report.
3. Currently there are no Lenants in the apartment compl-ex and
no current rental rates or proposed rates. The compl-ex has been
vacant since the spring of 1985 when the Marriott terminated its
long term l-easing arrangement with the applicant and the Toqtn
forced a cl-osure because of code violations,
When the applicant consented to an empJ-oyee housing restriction
on FaIl Line for the I'{arriott Mark Resort, such consent was based
on a 5 year committment from the Marriott to rent, maintain and
use the facility. Those committments ended in the spring of 1985
between the parties. The Marriott neither needs nor desires theFall Line for an employer provided housing project.
This stance by the Marriott is consistent with the stance taken
by the Westin Hotel and Vail Associates at Beaver Creek. Eagle
County has given relief to Vail Associates and Cliffside Village
by relaxing employee housing restrictions. The Town of Vail hasgiven relief to Andrew Norris for the Cascade Village employee
housing requirement, and currentJ-y Va3-ley-Hi Apartments is in
foreclosure because of low occupancy. In order to remain
competitive in the market place, the Marriott Mark Resort needsrelief from any unnecessary burden of providing a service
(employee housing) where no need exists.
4. Attached to this applicationcovering more than a yearrs worthwhich shows a continuing glut ofprices.
In addition, the attached ads doValley-Iti (198 units) and many ofjust individual units.
are want-ads from the Vail Trail
of long term rental housing adsrental units at reasonable
not reflect the rental units at
the ads are for projects, not
Please also refer to the Affordable Housing, Eagle County - 1984
study which also shows a continuing decline in the employee
housing problem.
PUBLIC NOTICE
NoTICE I5 HEREBY GIVEN that the Planning and Envjronmental Commission
of the Town of Vail will hold a public hearing in accordance with Section
]8.66.060 of the mun.icipal code of the Town of Vail on January 13, 19g5 at
3:00 pm in the council chambers in the Vail municipal building.
l' Request for a conditional use permit in order to permit temporary public parking
tlsing a protective matting on an area 200' x 50' located adjacent to the west end
of the ex.isting parking area on the east end of the upper bench at Ford park.
Applicant: Town of Vail
2. Request for a conditional use permit and for a condominium conversion permit
in order to convert the Fall Line Apartments into time share condominiums.
App'l icant: Kaiser E. Morcus
3. Request for an exterior alteration in order to add ]80 square feet to
the Treetops Plaza Bui'lding, Lionshead.
App'l icant: Pierre Lakes, Ltd.
4, Request for an exterior alteration in CCI in order to enclose a deck and add
a third floor at the Hill Building,3ll Bridge Street, VaiI Vi'l1age.
Applicant: Blanche C. Hill
5. Request for a density variance in order to convert storage into an employee
housing unit of 900 square feet at 44 west Meadow Drive, Lot I, vail village
2nd Fi 1ing.
App'l i cant: Po1 1y Brooks
The applications for the proposals are available in the Cormunity Development
Department for inspection by the public during regular office hours.
THOMAS A BRAUN
TOl^lN OF VAIL
COMMUNITY DEVELOPMENT DEPARTMENT
Published in the Vail Trail December 27, 1995.
RECOBD OF PROCEEDINGS 100 Lcavcs
arna.a a.a..na.aal l. a- a r. c4
o
oRDTNANCE No. 5lz_(Series of lEEa-
AN ORDINANCE AMENDING CHAPTER 20 OF THE MUNICIPAL CODE OI' THE CITY
OF ASPEN, COLORADO, BY THE ADDITTON OF A NEIV SECTION 20-24 REGU-
LATING THE SUBDIVISION, SALE AND MAIIITEIiANCE OF TII,IESIIARING PRO-
JECTS AND UNITS, SETTING FORTH PROVISIONS FOR APPLICAIJILITY AND
DEFINITIONS, PERMTTTING TII.IESHARTNG IN ONLY THE L_1' L_2, L-3, CC'
CL AND RMF ZOI{E DISTRICTS, SETTING FORTH PROCEDURAL REQUIREMENTS
FOR TII.IESHARE APPLICATIONS, SETTING FORTH STATIDARDS AND REQUIRE-
I,IENTS FOR TIMESIIARB PROJECTS, SETTING FORTH DISCLOSURB RBQUIRE-
I{ENTS, PROVIDING FOR TIMESHARE PROJECT INS?P.UIIENTS, PROVIDII'IG THAT
THE MARKETING AND SALE OF TII'IESHAF€ I}ITERESTS SHALT BE GOVERNED BY
STATE LAI{, PROVIDTNG FOR ASSESSI.IENT OF FEES AND USE OF UNSOLD
UNITS, SETTING FORTH REGULATIONS PERTAINING TO EXCHANGE PROGRAIV1S,
REQUIRII.IC THAT ALL APPROVALS AND REGULATIONS SHALT BE BTbiDING ON
THE APPLTCANT'S SUCCESSORS AND ASSTGNS, PROVTDTNG FOR TgE PAYMENT
OT' SALES TAX ON CERTAIN OCCUPANCIES OF TTI,IESHARE UNITS ' SETTING
FORTH PROHTBTTED PRACTTCES, SETTTNG FORTH REI,IEDTES FOR ENFORCE;',IENT
TNCLUDING CNTUTWET, PENALTIES, SETTING FORT;i REQUIRE}iENTS FOR FULL
DISCLOSURE; EXPRESSING THE CITY COUNCILTS INTENTION TO REVIEW THE
REGULATIONS AND REQUIREMENTS SET FORTH IN SECTION 20_24 WITHIN ONE
YEAR AND ANNUATLY THEREAFTER; REPEALING AND RE-ENACTING SECTION
2O.5Ie) OF THE MUNICIPAL CODE REGARDING THE PROHIBITION OF FRAC-
TIONAL FEE INTERESTS; AND AFIENDING THE SCHEDULE OF PERMITTED AND
CONDITIONAL USES FOR ZONE DISIR]CT.g ADOPTED IN SECTIOTI 24-3.2 OF
THE MUNICIPAL CODE TO PERMIT TII'IESHARING IN THE L-1, L-2, t-3, CC,
CL AND RMF ZONE DISTRICTS
WHEREAS' at a joint special neeting with the City Council on
.Iuly 2? , 1982, the Aspen Planning and Zoning Commission discussed
the advantages and disadvantages of tinesharing and its appropri-
ateness in the City of Aspen, and
WHEREAS, a public hearing was held before the Planning and
Zoning Corunission on August 10t 1982, in order to discuss the
issues involved in timesharing, including but not linited to the
following issues:
l. The potential reduction of short-term units in the City
resulting from tinesharing and the possible effect on the remain-
ing short-term lodge and hotel units.
2. The possibility of encouraging more People to come to
Aspen in the traditional off-season periods and the difficulty of
nrarketing these off-season periods.
o
BECORD OF PROCEEDINGS 100 Lsavcs
3. Ttre effect of timesharing on the smaller' nonconforming
iodges.
4. The.possibility of tlnesharing adding to the unafforda-
.bilityofAspenthroughpriceescalatlonVersusthelessexpensive
ownership alternative provided by timesharing'
5.ThelmportanceofconsumerProtectiontechnlquesand
strict timesharirfg regulations in order go prevent fraudulent
business practices, misrepresentations and deceptive timeshare
sales techniquesi and
WHEREAS' at the public hearing on August 10' 1982'
ning and Zoning Commission directed the Planning Office
with work to formulate a timeshare ordinance which would
ately regulate timesharing and address potential problem
and
WIIEREAS' at a special neeting of the Planning and Zoning Com-
mission on August 24, 1982, the Planning and Zoning Conmission
reviewed and made recommendations on a draft tineshare ordinancei
aTd
WHEREAS, the Planning and Zoning Conmission did recommend
that timesharing only be allowed in the L-1' L-2, CC, CL and R-!lF
zone districts and also the t-3 zone district should such a zone
be established; and
WHEREAS,anL-3zonedistricthasbeenestablishediand
I{HEREAS'thePlanningandZoningComnissiondiddetermine
that"right-to-usen(tinesharelicenserleaseorvacationclub)
tineshare interests were not appropriate in Aspen as they have
most often been the subject of fraudulent practices and are often
not covered by regulations governing real estate transactions i and
I{HEREAS, the Planning ancl Zoning Conmission did reconmend
thatnewtineshareprojectsbesubjecttosubdivisionprocedures,
by anendment to Chapter 20, Aspen ilunicipai U</c]e, 'arr<] .i cJlrdi
the Plan-
to proceed
approPri-
areas i
BECOBD OF PROCEEDINGS 100 Loavcs
tlonal
Code;
use. reviewr by amendment to Chapter 24, Aspen Municipal
and
BY THE CITY COUNCIL OF ?HE
l{IlEREAsr the Planning and zoning commission did review vari-
ous disclosure reguirements to be included in timeshare applica-
tions so as to offer substantial consumer protection and did
establish disclosure reguirenents which are included as part, of
this Planning and Zoning recommendation; and
WHEREAS, t,he Planning and zoning commission of the city of
Aspen did recommend, by its Resolution of Septenber 7, 1gg2, that
a ?ineshare ordinance be adopt,ed by the city council as an dmend-
ment to the Aspen Subdivision and Zoning regulationsi and
WHEREAS, the city council of the city of Aspen has determined
that it is in the best, interests of the City of Aspen, its
inhabitants and visitors to adopt and inplenent a Timesharing
ordinance and collaterarry amend other provisions of the l.tunicipal
Code as may be necessary.
NOW, THEREFORE, B8 IT ORDAINED
CITY OF ASPEN, COLORADO:
Section 1
That chapter 20 of the Municipal code of the city of Aspen,
colorado, be and hereby is amended by the addition of a new sec-
tion 20-24, to read as follows:
nSection 20-24. Timesharing.
(A) Applicabirity. The reguirements of this section sharlapply to alL tirnesharing projecLs and units in the Cityof Aspen, in addition to the-other applicable reguire-nents set forth in this chapter and in this Code andapplicable state law.
(B) Definitions.
( I ) "ApplicanL"cessors and
applying forSection.
neans any person or enbity and the suc-assigns of any such person or entitytinesharing approval pursuant to this
RECORD OF PROCEEDINGS 100 Loavcs
l2', "Disclosure Statement,, means t,hat written, surornstatenent described in paragraph (F), and anyamendments or supplements thereto
(3) rHotel and lodge' means a buitding containing three(3) or more units, none of which units containkitchen facilities, intended for temporary occu-pancy of guests. Accessory use facilitiei rnayconsist of an office, laundry facilities used bythe occupants, recreat,ion fatilities, a lobby oilounge, kitchen and dining facilities ana sifriiiraccessory uses commonly found in assoCiation with a, commercial hotel or lodge operation and meetingrequirernents of the particular zone district inwhich the building is located.
(4) nltulti-farnily dwellingn means a dwelling cont,ainingthree (3) ol rnore dwelling units, not iicludinghotels and lodges, but including townhouses, withaccessory use facilities and off-street parkingused by the occupants.
(5) "Off-season" means the t,ime between the date of theclosing of Aspen Mountain ski lifts and June l5th
9[ -any year and also the time between September15th to the date of the opening of Aspen Mountainski lifts in any year.
(6) nOn-season" means any tine of year not included inthe off-season.
(7't iPersonn means one or more natural persons, carpor-ati.ons, partnerships, asrociations, trusts, otherentities or any conbination thereof
(8) nProject" or "Unitn neans all real property subjectto the tinesharing project instrumeirtsl or in w6icna tineshare interest is created
(9) nPurchaser, means any person other than an appli-cant ryho acguires a tirneshare interest.
(lO) trTimeshare proj ect lnstruments" means any docunent,by whaLever name denoninated, creating oi regulat-ing tirneshare projects or units and c5ntainiig therestrictions or covenants regulating the use, occu-pancy or disposition of a timeshare project orunitr including any amendmenLs or supp:.ements. thereto, but excluding any law, ordiirlnce orgovernnental. regulation.
(ll) rTirnesharing, timeshare and/or timeshare interest"
3s permitted and regulated by this section meansr lnterval estatet', 'l t,imeshare estate,,, or ',time-span estate'r a: such are defined in 38-33-1'|0,C.R.S. 1973, as such may be amended from time totirne, or any other similar concept of propertyownership involving either interval ownership- orfractional fee interests as may be determinea Oythe City Council. ',Timesharing', shall noE incl udea " tiynesha't. t.i rensr. or.. ,.:ser., i'f,ictr isr gq1i,,aC as a
BECOND OF PROCEEDINGS I00 Loavcs
td rn c, t. n.t.fl| a. t, ]l t. at,
:...':.-.--j
;?::';:ili:":: nl;" :: ;ffi ':::t;.ffi '5?'':il. T,:fi: ::;. is divided into five (5) or nore separate time
Periods extending over a term of more than two (2)
years.
(C) Zones In Whieh Timesharinq Shall Be Permitted -Structures Allowed To Be Tirneshared.
(1) Timesharing as defined herein shall be al lowed onlyin the L-1 , L-2, L-3, CC, CL and RMF zones, butonly as t,o those structures for which short term,rental is otherwise allowed, provided such use
would not adversely affect the public health and' welfare, or the character and nature of lhe sur-
rounding neighborhood. Tinesharing shall only bepermitted as a conditional use in the above zones,requiring a permit in accordance with the proce-
dures and requirements for obtaining a conditional
use set forth in Chapter 24 of this Code, in addi-tion to subdivision approval as reguired by thisChapter. To the extent practicable subdivision and
conditional use approval shall occur simultane-
ously.
(Dl Procedure. Applications for timesharing shall containthe following:
(l) The established fees for subdivision and condi-tional use review.
l2l Proof of ownership;
(3) Inprovement survey for the property.
(4) A site plan, which shows in reasonable detail,parking' Iandscaping and project anenities. withthe site plan the applicant shall include a narra-tive description of the existing site amenities andarchitectural features and the applicantrs plan, if
any, for up,Erading such.
(5) A vicinity nap showing ail adjacent and surrounding
uses and their zoning and the names of the olrrnersof the surrounding properties.
(6) A written description of the employee housing, if
any, currently located in lhe project and a plan
for retention of that same amount of employee hous-ing on the site.
(7) Disclosure statement as is more particularly
described in Paragraph F below.
(8) If the projecb soughb to be tilaeshared is a ccrndo-
minium, written proof that the condorninium declara-tion allows timesharing, that one hundred percent(100t) of the o$rners of the condominium units have
approved the timeshare project, bhat all mortgageesof the condorniniun have approved the proposed time-
i;:.i.J.i pr,.); er. i, i.'-l :il"r.- :i: L.,rlo ai.l in i i.ir,r Liilr -- i.n
O
RECORD OF PNOCEEDTNGS 100 Loavcs
the timeshare project shall. be included in the same
sales and rnarketing program.
(9) The narketing plan for the project including infor-
mation on proposcd sales technigues ( including t,he
description of gifts to be offered and,/or premiums
or pronotions to be offered), sales packaging and
the specific tinre of year use of units is reserved
f,or maint,enance.
(10)
(11)
A statenent indicating the manner in which thereal estate transfer tax will be collected.
11z',)
A statenent demonstrating that upgrading as re-
quired by this section will be performed and
agsurances of such perfornance.
A thorough account of the proposed budget giving atrue indication of necessary costs and expendi-
tures.
A statenent demonstrating the manner in which
managenent/assessment fees will be heldr util-
ized and accounted for.
Documentation establishing the adequacy of a
reserve fund to assure that the project is satis-factorily maintained throughout its lifetime.
An affidavit by the applicant attesting that the
reguired documentation and facts contained therein
are true and accurate and an acknowledgenent that
the reguirements of this section shalI be binding
on the successors and assigns of the applicant.
( 13)
(14)
(ts)
(E)Tinesharing Standards and Review Criteria. In addition
to those standardF and ieview criteria generally per-
taining to subdivision and conditional use proposals,
the following shall also be consider'ed in evaluating a
tineshare project or unit:
t1)Right-to-Use: Riqht-to-use timeshare concepts(e.9. leaseholds, vacation clubs) are considered
inappropriate and not in the community's bestinterest in that they are noE regulated by real
estate laws and are the most abused form of tine-
6hare.
(2)Inteqrat ion:Timesharing must be conducted in all
given projecE or not at all. Mixing
tineshar ingsirable as aresidential
with other less intensive uses is unde-tourist use and is inconpatible with
uses or less intensive tourist uses.
(3) Marketjng and SaIes Fracticcs. A projectrs market-
ing program should reveal responsible, ethical
sales practices, and such marketing program shouldnot permit the following. practices:
(a) Use of public malls and streets for salesi
(b) Sales campaigns using phone solicitationsi
o
BECORD OF PROCEEDINGS 100 Loavcs
(c) The giving of gifts in a decepbive manner to
encourage people to attend sales presentations
or to encourage people to buy a timeshare
estate. Any exact description of gifts pro-
posed to be given by the develol>er to prospec-
tive purchaser and the cost to the developer
of any gift used in a sales or marketing pro-
gram nust be disclosed and shall be subject to
Prior aPProval bY Council.
(d) Any unethical sales and marketing praetices
which would tend to nislead potential pur-
, chasers.
The narketing plan shal1 satiqfactorily demonstrate
that off season timeshare weeks are being packaged
and included in the proposed sales packages, and
that off season periods witl be adequately marketed
and sold. The narketing pl an shall include, at a
minirnum, a multi-week package including one off-
season week sold with one on-season week. A mar-
keting plan may present alternative packaging of
weeks to be sold, if it can be Proven to ehe CiEy
Council that the proposed packaging adequately
acconplishes the marketing and sales of off-sdason
weeks.
(4) Amenities. A tineshare project's recreational
EETITEfes and amenities shall be sufficient so as
to not create an undue burden on public facilities.
Recreational facilities and amenities of newly con-
structed or existing structures must sufficiently
service the needs of the project during both the
sunmer and winter seasons.
(5) Parking. Parking shalL be sufficient to meet the
AemanEE of the project.
(6) Maintenance. In light of the fact that tirnesharing
Fan*ffiteisive, high irnpact use' a timeshare Pro-ject shall provide and reserve an adequate time
. period for project maintenance. A mininal four (4)
week annual maintenance period r tero (2) weeks in
the spring and two (2) weeks in the fall is con-
siderbd adequate, but, in al I events, the proposed,
naintenance period nust be sufficient to acconplish
ProPer maintenance of the timeshare project.
(?) Budget. The proposed budqet shalL denonstrate an
Effidte indication of necessary costs and expendi-
tures.
(8) Conversions. Adequate upgrading shall'be performed
on-xlEfit structures converting to timeshare as
requi.red by this sect ion.
(9) Escrow. Deposits or downpayments rnade in connec-
ETdn'-witn the purchase of a timeshare unit shall be
held in an escrow account until cJ.osing or the
issuance of a certificate of occupancy, whichever
ls later. The eserow agent or hol.der of the escrort
RECORD OF PROCEEDINGS 100 Lcavos
ehall be a neutral tbird party not having anylnterest in t.he purchase and sale transaction.
' ( 10 ) Man?9e{en!,/Assesgment f'egs. . A f air procedure for
reviewing/approving any fee increases which may be
nade throughout the life of the project shall beestablished to provide assurances and protection totlneshare ovrners that managenent,/assessnent feeswill be applied and used appropriately.
(11) Reserve. A reserve account shall be establishedto assure that the project will be satisfactorily,naintained throughout the lifetirne of the project.
(12) Occupancy Standards. Occupancy levels throughoutthe life of the project shalL be in conpliance withapplicable building code reguirements.
(F) Disclosure.
(t)General Reguirements: A written sworn discl.osure.
statement containing sufficient detail and informa-tion to allow the Cit.y to verify any and alL dis-closures reguired shall be filed with the Citlz atthe time the application is submitted and updated
as required herein. The disclosure statement shallcontain and fully and accurately disclose the fol-
lowing:
(a) The nane and address of the developer of thetineshare units as well as a summary of the
developerrs business experience including alIhis background and experience in the develop-
nent of timeshare projects and a resume with
references of the developer and his presentfinancial condition.
(b) The name and address of the plan manager, ifany, and a description of his responsibility,authority and his business experience along
with his resune with references. A11 informa-tion on the plan managerrs background andexperience specifically related to timeshareprojects should be provided.
(c) The names and addresses of the narketing en-tity and the listing broker and a statement of
whether there are any lawsuits pending orlnvestigations that have been undertakenagainst the narketing entity or liseing
brokerr'and if so, a description of the status
or disposition of said ]awsuits or investiqa-
tlons. A summary of t.he marketing entity'sbusiness experience including all background
and experience related to timeshare projects
and a resume with references on the marketingentity shall be provided.
(d) A description of the timeshare units, includ-ing the developer's schedule for completion of
:.Li bUilt i.lg- I 1,.. ^LL ;irr-r pLojt-Ci cl,r gtriLic'L .rlli
O
BECOND OF PROCEEDINGS 100 Loavcs
dates of availabiliby. In the event the pro_ject is to-be a phase project, the aeveioiurshall provide, to rhe larisfaction oi-[iJ-cityof Aspen, a bond or letter of credit insuringthat all phases of construcrion,,tiii b;-;;r_pleted.
(e) lf the tlmeshare plan is located in a condo_minium or a similar form of ownershi;, -;"--
deseription of the project and any pl,itinentprovisions of the pioject instrunint". -'-'
(f) Any restraints on the transfer of the pur_
, ch?ser's tineshare int,erest in the ti*l"trur"unj.ts or plan.
(S) The timeshare ownership plan (tirneshare, frac_tional fee, interval ownirsnip) which ;h"iiinclude a description of the iigfrts andresponsibilit,j.es under the pl an; tni" descrip_tion should also disclose wiethe, u ;r;;;;;_tive-purchaser is buying a specific irnit^io. uspecific rime or a specific irnir for i-if"il_-ing tine, or whether there is no slecific-unltbut just a specific time.
(h) Not,ice of any Liens, title defects or encum_brances on-or affecting the title to the-unitsor plan and, if there are encumbrances orLiens, a statement as to whether, when ina no"they will be renoved.
(i) Notice of any pending or anticipated legalactions that are rnaterial co th; tinesiriie.units_or plan, of which the app1i"o"i-ni"] ",should have, . knowledge.
(j) The total financial obligation of the pur_chaser, which shall inclide the initiai-lri.eand any additional charges to which tn. 'pui_
chaser rnay be subject ii purchasing the iirit.
(k) An estinate.of the dues, maintenance fees,real property taxes, sales taxes, real esiatetransfer tax and sinilar periodi" "*p"nJ"sr-and the method or formula by which t;et-;;;derived and apportione<i, wh-ich shall i'nciuJewhether maintenance fees are determined at--unit, time of year, or prorata share of t'heoveral] maintenance cost.s, or any other mearisutilized to compute maintenance fees.
(f) A description of any financing offered by theapplicant.
(m) 1'he terms and significant. l.imitatj.cr:s of arrywarranties provided, including statutory wai_ranties and limitat,ions on the enforcernlntthereof or on damages.
(n) A statement that any.deposits or downpayrnentsnade in conneet j on iuith- the purchas,-. if '*
r(
PROCEEDTNGSRECORD OF
tlmeshare unit will be held in an escrowaccount until closing of the transaction oravailability for occupancy, whichever islat,er. The escrow agent or holder of theescro$r shall be a neutral third party nothaving any interest in the purchise ind saletransaction.
(ol Any current or expected fees or charges to bepaid by_tineshare owners for t,he use-of inyfacilities related to the property
(p) The extent to which a tineshare unit maybecome subject to a tax or other lien aiisingout of claims against other tineshare ownersof the same tineshare unit.
(g) A statement that there is a ten (10) davcalendar period of nutual recission'in inepurchase of the unit.
(r) The. developer must disclose the minirnun per_centage of units he intends to sell befoie hewill proceed with the conpletion of the ii*u_
. share project.
(s) A_description of the rnaintenance to be sup-plied to the timeshare units and how suchmaintenance will be provided, and what iirneperiods during the'year, are set, aside foronly maintenance so that the unit will noi be. able to be occupied.
(t) How the project will deal erith the probJ.em ofa unit not being availabLe to an owner becauseof -a_prior occupant, holding over and notyielding possession of the unit; and, in ttrecase of a holdover problem, what means areavailable to discourage and penalize personswho do hold over.
(u) A statenent of rvhat times of year are highseason (on-season) and are low season (oFr_season), including a statement of when thelocal ski areas are open for skiing and howthe developer intends to market th6 off_sea_son.
(v) Whether all the units in the project, or onlycertain specific units, if any; are availablefor participation in a exchange program.
(w) All unusual and rnaterial circumstances, fea-tures and characteristics of the property.
(x) A description of all insurance covering theproperty.
A description of the on-site amenities andrec-rear:ic,iral. f acii it-i.es vilric.lr are availabtefor usc by t.he unit owners. All on-site amen-It,les must be owned by the homeownerrs associ_at.ion and the developer shall not be allowerl
(y)
t0
RECORD OF PROCEEDINGS 100 Loavcs
a?ata '.r a. a, ratrarl i,a,rl|.tll
to charge any addit,ional fees for use of the
anenities.
lzl A list of any units in the project that have
existing kitthens and any proposals for addi-
tional kitehens.
(aa) A list of the limitations on the number of
Persons who can occupy.a unit at any one Eime
ind whaL those limitltions are for each unit
ln the project. These linitations must meet
minimum-oc-upancy requirements established by
' aPPlicabte building codes.
(bb) A statement that the Homeowners Association
and/or the l"lanaging Agent shall serve as the
ownerrs designated aqent for the service of
Process (in a manner sufficient tso satisfy the
ieguirements of Personal Service in State,
pursuant to Rule 4, C.R.C.P., as amended) or
legal notices pertaining to the timeshare- interest.
(cc) A statenent that any timeshare interest sha1l
be expressly subject to aI1 requirernents and
. representations set forth in the disclosure
statement on record with the Pitkin County
. Clerk and Recorder.
(21 Conversion Property: The disclosure statenent for
Fh'e Eimes-h'are iiniE in a conversion Property nusE
contain, in addition to the information required by
Section (1) above:
(a) A staternent by the developer, based on.a
report prepared by an independent -ar-c!titect or
en-gineei, licenseo by the state of Colorado,
describing the present condition of aII struc-
tural components and mechanical and electrical
installations material to the use and enjoy-
ment of the timeshare units.
(b) A statelnent by the developer of the expected
useful life of each item reported on in Para-
graph (a) or a staternent that no rePresenta-
tions are nade in that regardi and
(c) A list of any outstanding notices of uncured
violations of building code or other municipal
regulations, together with the estinated cost
of curing those violations.
(3) Updating and FiIing: The applicant ?F,?pplicantrs' successors ai?--lEETgns other than individual unit
purchasers shall have a continuing duty to update- -lhe disctosure statemenE and file with the City all
arnendments to the tirneshare project instrunents'
Such amendments shall comply wihh the requirements
of bhis section. No amendment which shall signifi-
cantly alter the disclosure statement or the time-
share-projcct j.nsErurnu.l,ts shall be ef fect j.ve tiirl:cs
l1
o
RECOBD OF PNOCEEDINGS 100 Loaves
rott !| c, t. xrr.ln a,a,|!,tr,
approved and accepEed by the City and filed -in the
Ofiice of the Pitkin County Clerk and Recorder.
All amendments shatl be inibially submitted for
review to the Pl anning Director who shall have
authority to either apProve a Proposcd amendmenL, as
in cornpliance wibh the- requirements of this section
or reflr the proposed amendment for appropriate
subdivision or conditional use approval.
The foregoing updating and fiting requirements- do
not apply to-the single unit owner; however, the
Condominium Association and/ot the llomeoetners Asso-
ciation, or both if there be multiPle associations.
'shall have the continuing responsibility to update
and file the disclosure statemen! and any amend-
nent6 to the condominium documents and/or bimeshare
project instrunents h'ith the City and, subJect to
ippiicaUfe City approvals, to file the same in the
o-ftice of the pitfin county Clerk and Recorder as
6oon as practicable after City aPproval .has- been
granted.- Once the Condoninium Association has been
iormed, the City shall not accePt any amendments
for review without prior approval thereby'
(4)Time for Provision of Disclosure statement: Before
no later than the
date of execution of any contract of saler the
appllcant or any other seller of a €imeshare unit
sfriff provide the intended transferee with a copy
of the disclosure statement and any amendments
thereto, except this requirement shall not apply to
owner of a single tineshare unit in a.project who
ls attempting to sell that one (1) unit. The or"ner
of the singfe timeshare unit who is attenpting to
sell that one (1 ) unit nust supply the following
items:
(a)A statement of the anount of the timeshare
assessments for the year previous bo the tine
of sale.
(b) Copies of the timeshare and/ot condominium
documents eovering the Project.
(c) A copy of the existing or proposed budget'. If
it f;-a proposed budget, it must also be dis-
elosed that it is only a proposed budget'
(d) A st,atement of the anount of taxes for the
year previous to the time of sale, and how
. these taxes are Paid.
(e) Copies of any documents pertaining to.the day-
tolday or routine operations of a project,
lnclubing any management contracts entered
into bY the owners associ.ation.
(f) A stabenent of any anounts held in reserve by
the owners association and for what purposes
the reserv.e maY be utilized.
(S ) lloLice of any pending si)ecia1 asscsstncnt; '
12
.T
OF PROCEEDINGSBECOBD 100 Lcavcs
(h) A copy of the crrvenants, conditions and. restrictions affecting the timeshare projectat the tirne of sale.
(5) Right to Rescind: Wit,hin ten (10) calendar days;EE;-Ee-;ecution of a contract to purchase anlnterest in a timeshare project, or within ten (10)
calendar days after Purchaserrs receipt of the dis-cLosure staeement required by subparagraph four (4 )above, whichever occurs later, either party naycancel the conE.ract without. penalty. The Sellershall obtain a written receipt of the disclosure
statement documenting Purchaserts receipt of the'disclosure statement. The Seller shalL clearly andconspicuously notify the Purchaser in writing ofthe rights of the Purchaser under this section.
The Seller shall also provide an adequate oppor-tunity to the Purchaser to exercise his right ofrescission. Within ten (10) days after receipt ofa written notice of rescission, the deveLoper shallreturn to the Purchaser any and aLl rnonies given bythe Purchaser to the developer.
(6)Escrow of Deposits: Any deposit made in connectionwith the purchase or reservabion of a timeshareunit from a Seller must be placed in escrow andheld in an account designated solely for that pur-pose by a title insurance company licensed in thisStat.e, or with an institution vrhose accounts areinsured by a governmental agency or instrumentalityuntil3 (l) delivered to the Seller at E.he expira-tion of the time for rescission or such later timeas may be specified in any contract of sale; or (2)delivered to the Se11er because of purchaser'sdefault under a contract to purchase the timeshare;or (3) refunded to the purchaser.
(7) Effect: No conveyance of a tineshare interest
EfiEliT-be valid uniess the instrurnent of conveyanceshall indicate that title is being transferred sub-ject to the Condominium Declaration which shallinclude the disclosure statement as an exhibitthereto.
(G) Building.Code-Health and Safetv Requirements. Previ-ously existi.ng st.ructures whffid to tine-sharing use shall, to t.he.extent practicable, complywith current fire and building codes. fn such cases theBuilding Inspector shaLl inspect the sLructure anddeternine that there is no present danger to the healthand safety of occupants
(H) Upgrading Timeshare Project. Existing structures con-verted to timesharing shaLl be physically upgraded inaccordance with the following requirenents:
(l) A minimurn of thirty percent (30t) of the fair mar-ket value (according to a current MAI appraisalprepared within a twelve (12) month period prior tothe date the timeshare application is subnitted) ofthe property prior to conversion to tinesharing
t3
ilrl
RECORD OF PROCEEOINGS 100 Lonvcs
shall be applied bo the reguired upgrading of theproject. Upgrading shall be pursuant Lo plans sub-nitbed to and approved by the City Building Inspec-' tor within nine (9) months after the timeshareapproval by the Ciey. Upgrading shall be cornpletedwithin fourteen (14) months after the building per-nit for such upgrading is issuedi or
l2'l The applicant demonstrates to the satisfaction ofCity Council that funds previously expended havesufficiently upgraded the timeshare project so asto nake further upgrading unnecessary and t,hat theproject will continue to accornmodate its occupants, in a nanner consistent with or better in guality
than provided prior to the timeshare use. Suchinformation shal1 be presented in the form of anaffidavit itemizing the expenses incurred duringprevious nonths and documenting that the expendi-tures have resulbed in an actuaf upgrading of thestructure, the appearance thereof, and/or its guestfacilities i or
(3) The applicant may present a plan for upgrading theproject in phases and post a bond or letter of cre-dit sufficient to satisfy the City Council that the' upgrading will be completed. The pl an must be
approved by the City Council and implenented in
accordance with the approval.
No sale of timeshare units shall be cl"osed until acertificate of occupancy has been issued pursuantto any upgrading p1an. 'In passing upon require-
ments for upgrading, due consideration shal1 begiven by t.he City Council to the fact that the
lodges of Aspen attract cl ientele from diverse
economic sectors, certain lodges catering to cer-tain sectors, and the intent herein is not to cre-ate a unifornity in lodge character and roles, butto upgrade the physical appearance and facilitiesthat each lodge provides
(I) Timeshare Proieet fnstruments. Timeshare projectthout Iimitation, the fo1-lowing documentation or information:
(l) Disclosure statement.
(2) fnstrunents for a timeshare estate as defined andpermiLted by t.his section.
(a) The leqal description, street address or otherdescription sufficient to identify the pro-perty.
(b)Identification of timesharing time periods by
letter, nar're, number or combination thereof .
(c) Identification of the timeshare estate and the
method whereby additional timeshare estates
may be created.
l4
. -'r.i
BECORD OF PROCEEDINGS 100 Loavcs
(d)The formula, fraction or Percentage of the
common expenses and any voting rights assignedto each tineshare estate.
Any restrictions on the user occupancyr aLter-
ation or alienation of timeshare units.
Any other matters that the appLicant or the
City Council. deens reasonably necessary to
consider the project.
(e)
(f)
(3) All timeshare projech instruments shall provide for
, the following:
(a)That a homeownerst association shall be estab-
lished. Title to the cotnnon areas of the pro-ject and responsibility for maintenance of theproject shall reside within the association.
The association shal1 designat,e a nanaging
agent. The management contract with the
nanaging agent shall allow for either party to
terminate, fot cause, upon sixty (60) days
notice. In the event the manager is termi-
nated, a net, tnanaging agent shall be desig-
nated as guickly as Possible by the associa-
tion. Any management agreement shall specify
the managing agentrs duties to maintain the
proj ect.
A stipulation by the owner of the timeshare
interest irrevocably designating the Home-
ovrners Association and/or the Managing Agent
as an agent for the service of process ( in a
nanner sufficient to satisfy the reguirements
of Personal Service in Stater pursuant to Rule
{ C.R.C.P., as anended) or legal notices for
any legal action, Proceeding or hearing per-
taining to the tirneshare interest
Each timeshare interest with a multiple ol'tner-
ship shall be reguired to designate one manag-
lng agent as the spokesperson and voter for
all of the owners involved.
That the association shall have the ability to
compel a timeshare owner to pay maintenance
feel and if an ownerts fees are not paid' his
interest shall be subject to a lien and fore-
closure or other divestment. In the event an
owner'or his guests violate the rules and
regulations of the association' the associa-
tion shall have the right to enjoin the viola-
tion and the prevailing party in such suit
shall be awarded his court costs and reason-
able aEborney's fees.
How proceeds shall be distributed in the event
the property is taken by reason of condemna-
tion or eninent dontain.
(b)
(c)
(d)
(e)
l5
RECORD OF PNOCEEDINGS 100 Lcavcs
(J)Marketinq of Timeshare Units.The marketing and sale of
tfuneshare units shall be governed by the real estate. laws set forth in Title 12, Article 61, C.R.S. 1973. as
amended. The City, however, reserves the right t,o
inplement its own ficensing scheme should it deem it
necessary. The applicant and licensed marketing entit,yshall present to the City the plan for marketing t,he
tineshare units. In addition to all other renedies orpenalties, any deviation from the approved narketingplan shall give the City the right to enjoin these sal-etechnigues. The applicant shall be responsible for paying the costs of such legaL act.ion to enjoin' including
the Cityrs 1egal fees and expert witness fees. To
aecure this responsibility, a sum of Twenty thousand' dollars ($20,000.00) cash, a twenty thousand dollar
($20r000.00) irrevocable letter of credit or a One hun-
dred thousand dollar ($100,000.00) surety bond for each
tineshare project in vrhich the applicant or marketing
_. ent ity are involved in sha1l be requi red to be trrcsEedlrith the City to ensure that the applicant and the mar-keting entity do not deviate from the approved marketing
plan.
(K) Unsold Units. The applicant shall pay with respect to
. unsofti-Eimeshare units assessments and fees egual to
those assessed or levied on sold timeshare units. The
applicant may rent unsold timeshare units provided that
any funds realized fron the rentalr to the extent neces-sary, shall be utilized to defray naintenance costs.
(t) Exchange Programs. If the tineshare owners are to be
permitted or reguired to becoine nembers of or to parti-
cipate in any program for the exchange of occupancyrights among Lhernselves or for the tineshare owners of
other timeshare parcels or both, prospective purchasersshall be provided with a full and accurate disclosure ofall the details, costs, expenses, procedures, names or
persons and other timeshare projects involved and anyother matters pertinent to a Limeshare owner's partici-
pation in such program. The materials provided to pro-
spective purchasers shaII denonstrate that the timeshareproject has been accepted in the exchatrge program with
which it claims it is affiliated and shall disclose what
the confirnation percentage is in the exchange program
with which the timeshare project is associated, indicat-
ing the likelihood of the purchaser actually being ab1 eto obtain occupancy time in another project in the
exchange program at a time and a location the purchaser
desires.
(M)Binding Effect. The
any approval granted
binding on applicant
assigns.
requirements of this section and
pursuant to this section shall be
and the applicantrs successors or
(N) Disclosure of Inforrnation: This Section 20-24 is
creation and sale of timeshare
lnterests within t,he City of Aspen, an no warrant,y or
guarantee is.made by the City of Aspen with regard to
the cornpJ.eteness or accuracy of any information or docu-
rnent.eti on s'rbmitied to the City of Aspen or anj, ap1:::val.
granbed by the City of Aspen. No person may advertise
or represent that the City of Aspen or any of its offi-
16
RECOBD OF PROCEEDINGS 100 Lcavcs
a(rr ar a.r,ihJ.lrt a. t, a t. It
' cers or employees have recornmended the sale or purchase
of timeshare units.
(O) Prohibited Practiees and Uses: Without in any way
ained in this Section 20-
24, it is unlawful for any person to knowingly engage in
any of the following practices:
(l) The creation, operation or sale of a right to use
interest or any other tineshare concept which is
not specifically al lowed and approved pursuant to
, the requirements of t,his section.
(21 Sales campaigns utilizing phone soficitors or the
giving of gifts or other gratuity in a deceptive
manner to encourage prospective purchasers Lo viet,,
the timeshare project or unit or listen to any Pro-notional or sales discourse
(3) Solicitations of prospective purchasers of time-
share units on any City streets or malls or otherpublic Property or facilitY.
(4) Misrepresenting the facts contained in any applica-
tion for timesharing apProval , timeshare project
lnstrunents or disclosure statemenE.
(5) Failure to comply with any representations con-
tained in any application for timesharing or mis-
representing the substance of any such applicationto others who may be prospective purchasers of
tim.esharing interests.
(6) Managing, operating, using, offering for sale or
selling a timeshare estate or interest therein in
violat,ion of any requirenent of t,his sectiotr or any
approval granted pursuant hereto'or causing or aid-
ing and abetting others to violate any reguirementof this section or apProval granted pursuant to
this section.
(P) City Sales Tax. Occupancy of any tineshare unit by any-
one other than the owner thereof who pays a fee for the
use of the unit shall be subject to the City's sales tax
the sane as if such occupancy were of a hotel or lodgeunit. Any tineshare project, as a condition to appro-
val , shall be required to obbain the approval of the
City Finance Director of the neans by which this tax
shall be collected and paid to the City. The manager of
the association shall be responsible for the timely col-
Iection of the City sales tax for the City of Aspen.
(O) Remedies.
(1) In addition to al 1 remedies provided by law' this
chapter (see Sec. 20-5) r dlld this Code' the provi-
sions of this Sect,ion 20-24 are enforceable as fol-
lows:
(a! The Ci{'t' ;1r* insritttts? irn injttnction. r:'n'1 a-
mus, abatetnent or other appropriate act'ion or
17
RECORD OF PROCEEDINGS 100 Loavcs
,.ta..r a a,nhttlJr l, a. a r, r.1.
proceeding to prevent or enjoin a user occu-
Pancy or conveyance relating to a timeshareproject or to enjoin any property owner,
developer or applicant from sellingr agreeing' to sell or offering to sell or otherwise con-
vey a timeshare use, before full compliance
with the provisions of this Section 20-24 and
all approvals required herein are obtained.
(b) the City Council rrnay withdraw any approval of
a plan or plat or reguire certain corrective
measures to be taken following t,he determina-
tion Lhat information provided by an appli-
' cant, or by anyone on his behalf, on which a
decision was based, was rnaterially and sub-
stantially false or inaccurate. The Cityrs
renedies hereunder shall be only as against
the applicant and/or the Homeowner's Associa-
tion and,/or unit owners' and,/or Condominium
Associations and shalt not apply to indi-
viduals who have purchased units from the
developer, unless such individuals actively
participated in providing fa1 se or inaccurate
information. The City Council shall cause
written notice to be served on the applicanl ,
or his assignees, setting out a clear and con-
cise statement of the alleged fal se or inaccu-
rate information provided by the applicant or
by agents on his behalfr and to direct the
applicant to appear at a tine certain for a
hearing before the city CounciL not less than
ten (10) days or more than thirty (30) days
after the date of service of notice. The City. Council shall determine at the hearing the
nature and extent of the alleged false or
inaccurate information and shall have powert
on good cause being shown, to stithdraw any
approval or require certain corrective mea-
sures to be taken in the event it finds the
allegedly false or inaccurate information was
naterially and substantially false or inaccu-
rate and had the correct information been sup-. plied at the tirne of initial approval, the
outcome would have been different. However r
withdrawal of approval or inposition of cor-
rective requirenents shall not be an exclusive
remedy and any and all remedies provided by
law may be'exercised.
(2) The operation, sale or ownershi.p of any timesharbproject in violation of the requirements of this
section or in violation of any approval granted
pursuant to this section is hereby declared to be
unlawful and punishable, upon conviction, by a fine
not exceeding three hundred dollars ($300.00) ot:
imprisonrlent for a period of not more than ninety
(90) days, or both, such fine and imprisonrnent at
the discretion of the Court. Each day any such
violation shall continue shal1 constitute a separ-
ate offense.
18
s
RECORD OF PROCEEDTNGS 100 Lcavcs
--g:3.lJ:.|1!I!ll.!.!.!!- .--
(3) Any purchaser of a timeshare unit sold in violation' of any of the provisions of this Section 20-24shall have the righh, at his option, within thirty(30) days after ciosing on the purchase.of hisunit,, to void such a sale and thereupon purchasershall be refunded all nonies and things of valuepaid pursuant to such sale. This section shall not
be construed or interpreted to eliminate or Iimit
any other remedies available to purchaser at law or
egu itY.
(4) The remedies afforded hhe City set forth herein
,shall be deerned cumulative.
(R) Annual Review. The regulations set forth in this sec-ETon-5eil-Te subject to an annual review by the PIan-ning and Zoning Comrnission and the Cj.ty Counci. 1 in Julyof each year or as soon after July as is practicable.
Shis annuaL review shaLl be to re-evaluate the appropri-
ateness and effectiveness of the adopted timeshare regu-lations in this Section, to review t.he total nunber ofunits that have been timeshared and the irnpacts theseunits have had on the community and to make any changesin the tineshare regulations which nay be necessary to
. nake the regulations more effective."
. Section 2
The City Council hereby expresses its intention to review the
regulations and requirements set forth in Section 20-24 approxi-
mately one year from the effective date of this ordinance.
Section 3
The City Council shall have the pohrer, in addition to other
powers or remedies it may have under state law or the City Charter
or llunicipal Code, to declare a noratorium of up to twelve (12)
months on the acceptance and processing of timeshare appl ications
hereunder or relating hereto, if it finds that it is in the best
interests of the City to do so.
Sedtion 4
That Section 20-5(e) of Lhe Hunicipal Code of the City of
Aspen be and the sarne is hereby repealed and re-enacted to read as
fol lows:
'(e) Prohibited Occupancy and Use. It is unlawful to occupyor otherwise use any building, structure or land in vio-lation of any of the provisions of this chapter."
o
19
I
o
a.ra q c, a.6nt.arr n.a.il,g4
RECORD OF PROCEEDINGS 100 Loavcs
Sqcti,on 5
That the schedule of permitted and conditional uses for the
various zone districts adopted by Section 24-3.2 of tire Uunicipal
Code of the City of Aspen be and the sane is hereby amended to
permit timesharing in the L-l , L-2, L-3r CC, CL and RMF zone dis-
trict' as follows:
(a) Tha! the conditional use column of the lodge-One (t,-lloisfrict be amended to read rRest,aurant; timesharing".
(b) That the conditional use colurnn of the Lodge-Two (L-21
District be arnended to read "Restauranti timesharing".
(c) That the conditional use c'olumn of the Lodge-Three (L-3)
District be amended to read "Restaurant included within
a lodge operation serving guests and othersi timeshar-
ing".
(d) That. the conditional use column of the Commercial Core
(CC) Dist.rict be arnended by the addition of a new j.tem
(4) to read as follows: "(4) ?imesharing".
(e) That the conditional use column of the Commercial Lodge
(CL) District be arnended by deleting the word "none" and
adding the following: "Timesharing".
(f) That the conditional use crofumn of the Residential,/
ttulti-Fanily (RMF) District be amended to read as fol-
lows: 'rSame as R-6,/ timesbaring" .
Section 6
The City Council hereby finds and declares that this
ordinance is necessary and Proper for the health, safety and
welfare of the City of Aspen, Colorado, and its inhabitants and
visitors.
Section 7
If any section, subsection, sentence, clause, phrase or
portion of this ordinance is for any reason held invalid or
unconstitutional by any court of conpetent jurisdiction, such
portion shall be deerned a separate' distinct and independent
provision and such holding shall not affect the validity of the
remaining port,ions thereof .
20
'l
I
I
RECORD OF PROCEEDINGS
,t t a c, a. ,nttlir a. a, I t. r.a
o
100 Loavcs
Section I
A public hearlng on the ordinance shall be held on the 4/
n
day of W , 1982, at 5:00 P.M. in
the City Council Chambers, Aspen City Ha1l, Aspen, Colorado, l5
days prior to which hearing notice of the same shal1 be published
once in a ner.rspaper of general circulat,ion within the City of
Aspen.
INTRODUCED, READ AND ORDERED published as provided by law by
the City Council of the City of Aspen on the day of
, 1982.
Hernan EdeI, Mayor
ATTEST:
FINALLY adopted, passed and approved this 41__ day of
, 19q2.
Hernan Edel r llayor
ATTEST:
Kathryn S. Koch, City elerk
21
o
ect
A.
B.
Time-Share Proj Review Procedures
Processes1. Zoning Conditional Use Process
2. Subdivision Condominiurn Conversion
3. Project Registration
4. Brokers and Salesman License
Decision Making Bodies
L. For Zoning and subdivision, the Planning and Environmental-
Conunission is the decision making body, with the Town Council
having the ability to appeal and overrule the PJ-anning and
Environmental Commission' s .decisions.
2. For the Project Registration, the community Development De-
partment is the decision making body.
3. For the Broker and Salesman Licenses, the license is obtained
from the Town Clerkrs office.
c.Timing
l-. The
4rh
be
2. The
the
Planning and Environmental Conmission meets the
t"londay 6f every month at 3:00 P.M. Applications
submitled three (3) weelis before the meeting.
Community Development Department has 60 days to
Project Registration Material.
2nd and
must
review
time.
D.
3. Broker and Sal-esmen licenses can be obtained at any
For more information, contact the Department of Comrnunity Development,
Town of Vail, 75 South Frontage Road West, Vail, Colorado
81657, (303-476-7000) .
o 6//*f/,
^lerlidt3.
lVlar* nestrt
ru Uqnlnrd CIrch,Vr4 Colqaio t165r. lxJq $6M
October 10, 1985
Mr. Peter Patton
Town of Vail
Box 100Vail, CO. 81658
BE: FALL LINE APPLICATION FOR
TIME SHARING
Dear Peter:
This letter will hereby authorize J.K. Peterson to execute on my
behalf, as an individuaL, and as President of M.K. Corporation,
the following appl-ications:
1, Appl-ication for Conditional Use Permit
2. Application for Condominium Conversion
3. Application to Modlfy SDD#7.
Thank you.
Sincerely,
--,/%-t"4' mo^r'''z/
Kaiser E. Morcus
kf
Date
Date
of
of
APplication 0ctober 14, 1985
PEC Meeting Novenber ll' 1985
APPLiCATION FOR CONDITIONAL USE PERMIT
I' This procedure is required for any project required to obtain a conditionaluse permit.
The application will not be accepted until all information is submitted.
A. NAME 0F APPLICANT Kaiser E. Morcus
ADDRESS 5 !r7. Lionshead Circle
PHlNE 476-4444
B.NAME OF
ADDRESS
APPLICANT' S REPRESENTATIVE Peterson
P. 0. Box 3149
Vail. Colorado
Vai1. Colorado
c.
PHoNE 476-0092
NAME 0F ot^lNER(s) (pr.int r type)Kaiser E. Morcus
OWNER(S): SIGNATURE(S
ADDRESS
. Vai1. Colorado 81657 PHONE 476-4444
See At tachedD. LOCATI0N 0F pROp0sAL: LEGAL- LOT BLOCK FILING
ADDRESS
E. IEE $l0o
THE FEE MUST
ACCEPT YOUR
PAID cK#BY
BE PAID BEFORE THE DEPARTMENT OF COMMUNITY DEVELOPMENT I,'ILL
PROPOSAL.
F. A list of the names of owners of all property. INCLUDING PROPERTY BEHN{D AND ACROSS bTNTETS,THE APPLICANT l4tILL BE RESP0NsIBLE F0R COnntCf
II. PRE-APPLICATION CLAUSE
adjacent to the subject propertv
and their mailing addresies.
OldNERS AND CORRECT ADDRESSES.
A PRE-APPLICATION CONFERENCE I,{ITH A PLANNING STAFF MEMBER IS STRONGLY SUGGESTEDT0 DETERMINE IF ANY ADDITI0NAL rr'rronltniior,r Is NEEDED.
-Ho nFpr-rcnTloN wrLLBE ACCEPTED uNLEss II^I1..9gllaEir (utjSi-rNcauDE nr[-irEr'ii ritquineo'sV iHE-zonrneADMINISTRAT0R). IT .Is rHEAPpr-icnniii-nEspoNsIBLIiv io-r'lnrE nN AppoINTMENT ,':.,.;t.lITH THE srAFF T0 FrND our nsoui ADoiri'ouni iuar,riiini-niqiiinEMENTs. 1.,
IIFA:F NOTE THAT A EEIEIE IIPLICATION b,ILL STREAMLiNE THE APPROVAL PROCESSFOR Y0uR PROJEcr sv-DEcREStNG iHi nuNsrn 0F coNDrrioni oFlppnovAL THAT THEPEc MY STIPULATE. ALL
^CONDiiloNS
0i nFpnovnl Nu5r-sE cdMpliro wlru BEFSRE ABUILDING PERI"IIT IS ISSUED.
{
Ir- Four (4) copies of the follor+ing jnformation:
'.o.A descriPtion of the. preciie nature of the proposed use and
&liEs operating.characteristicsr n11d measures pr6posed to rnakeEne use compatible with other properties in lhe-vicinity.
A site plan showlng proposed development of the site, includingtopography, buirding lo-ationsl pariirrg, traffic-circuration;
::::il" open space, ra.ndscaped'area, and utirities and drainageteatures..::c' Preliminarv buirding prans and erevations sufficient tothe di:nension., general .appearanc€e scal€r and jlterior! \ all buildings.
D' 'Any additionar material necessary for the review of the application\..;-. as d.etermined by rhe zoning aarniiilii"i"i.
'. As P: aEtachment
III. Tine requirernents
Ttre-plannlns ana Environmentlr-commission meets on the 2nd and 4thMondays of each rnonth- An appric"ii".-rltilq" necessary accompanyingrnateri-al must be submitted roii" ,o""i, ;;i;, to the date of themeeting.
indicateplan of
,,1
3:00 pm Pub'lic Hearing
l. Approval of minutes of November 1'1.
To be Tabled 2. A request to amend the development plan of Crossroads and for
setback variances in order to enclose an existing deck area andto add other outdoor dining at Burger King.
Appl icant: Snowquest
Planning and Environmenta'l Commission
November 25, 1985
3. Request for a front, setback, variance in order to construct a newentry at the Riva Ridge North condominiums located on Lot 6, Block
Q, lai1 Village First Filing.Applicant: Mike Hazelhorst-
A request to convert Fall Line apartments into time share condominiumswhich would entail an amendment to SDD7, a conditional use permit and anapproval to convert apartments into condomniums. Applicant: Kaiser Morcus
Request for side and rear setback variances, a density control variance,a parking exception, and a variance to the required sbtback from
9 Tqior watercourse in order to construct an addition to the CorniceBuilding. Applicants: James Palmer and Dr. Robert Baker /
Request for an amendment to the Town of vail zoning code concerning leasingof parking spaces in order to more effectively implement the privaieparking leasing program.
Applicant: Town of Vail
l,li thdrawn
To be Tabled 5.
4.
6.
etunning and Environmental Conrmi ss ion
Department of Ccrnmunity Development
DATE:December 9, .l982
suBJEcr' ffilii:.:l,
recen t1Y
Town of
annexed Parcel s
Va i1
in Matterhorn area
pARcEL HDMF (25 du/acre)
,^^^,,--o 33-
Park Meadows ,.Resource
rJ-
fr du/35 ac) . ?' "nrrr fcc du/acre)
Fa,, Line ;;.$l:;;;' !n', 43'ooo 35 :w
parsons/sanders Resource 0" 0' ' lt
t 6 du/acre
;*::';,; *"*,." ';* o io v 6du/acre
S.'iverly/Mue11er RSM 5? ' 5 '070 ' 5 l0 RC 6 du/acre
rr-rr^-hnrn Tnn RSI-I l1 ? '5 22 ->
6 du/acre
llatterhorn Inn Kl'l
condos .=^\ ^_'__-/<.;js 2-4 unit:
The chart ber ow-represents exi sti ig-^'i1.Bl:l'i:' *:l:illll"
"'lt'i:ffi
il:'ii.::i 1:'
iii. )'ii*qi' :l^?:l*:l'"::il'1":::i,:"]ilil,'us *"tr -as^reasoning
rtrr our zonlns
a written descrrptton Yl^:'^';.i:;'"-rao for your reference.
;,gt::i: "'iii;:l;l*:l:.:""'riil ;;;:
[;*il^ te;*,I,, ,lllU, ltq'?l:'::. ;::#)cFt ^ru )nil'ir,rc N0. UN ITS
Lur'\rvr ,4-r}) o o .86
{:::1-':::::3''r' ;X s4v6/ il
LA. PARr" MEAD0'"ls ..-. -^-,, ^-^.i.u o!,rners listed by
park r,readows i1 a.condominiuT,::l3r'-,itll i:=illl::;tlrt:f,:"ii:i.:\:'ill^i's con-
tnl^r.gi" counw'T;il:';";:i:'E;,"i; ion!ns:- llll?" :*.1;nll'.,,tiunJfll?irliil
:|;':::: l'l,lli.;";; tiu., *" 'rryi:;:j."ffi,:: i?T['':;;;;;,-*iir be ccme reEal
i:r.i*;ni.g"i;'l'n"'fi'nl'f'!'i"'6il;;';:i: :
B. FALL LINE
The Fall Line apartments were constructed il lll ll9^90's
previotrs to Countv zoning
IIE';,in'ms;i:[lil;,liirilii:.in::li tii!flt:iit,:i:*'m;ilt:'i:u::ililil:'
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2173
Pollcv tlrtrt @TOBER 19r 1984 rt grGo A't'l'
Nrnc of lnrurrdr
@-uilBtA EAVII{GS, e FEERAL AAVtitoG AND LOAtil e88EtaYld{r rnd/cr
Arrlrnr
Thr crtttr oF lnteFc3t tn thr llnd drrcrlbed
lhtch lr encunbered bY thc lnrurfd rorttltc
A FEE
Thc crtrtc or lntcrttt nrfcrrrd to hrneln It
v.rted lnl
PARCELS t' 2 AND 3r
il-K CORPORATIOI.I, A COLORADO GORPORATION
IPARCEL 4!
I
IxRrsEn E. iloncts
FARCEL gI
ll-K cffiffnATto'L A CCI.ORADO CffiPORATION
PARCEL 6I
KAISER NORCT'S
g.Th.fiortrt|c.hcrclnrcfcrrcdtcrrrthclnrurrdoontlrlcrrndthe
rtrllnmcntr thcr.of, lf tnY' rrc dcrcnlbcd rr fot loulrt
DEEDOFTRT'STDATEDOCTOBEROT't984'FROIH'KCORFqRATION'A
COLORADo coRPORATIO.I AND KAISii E.-nona,S INDIVID{'fl-LY To TtG PUBLIc
TRt STEE oF EAGLE coWTY Fffi Tie [iE' or cour-ne1a sAvtNcs' A FEDERAL
sAvINGs AND L6;N eitoclarloH io iianE TIte slJt'l oF
-
RECORDED OCTOiER t?, 1984, tN BOOK 397 AT PACE tr95'
ASSIONT{ENT OF RENTS, COT{TRACTS AND LEASEA RECORD€D OCTOEER 19' T'84
tN BOOK 397 Af PAGE 596.
SUBORDINATTON AGREEIIENTS tN CO{NECTION }IITH 6AID TEED OF TRIIST AI{D
AssIot.tflENT oF RENTS IJ€RE REcoi'ddn-ocroSER 19, learl lN EoOK 397 Ar
PAOE
'99
AND BOOK 597 AT PAOE 600.
Prlc 2 Thlr Pollcv vrlld onlv tf gchcdull R lr lttrchod'
Fonn 23tt
Fllo No. VOOO69tt
GCHEILILE A
o
Pol lcv llo. 6L67277Q
Anount
-
Lorn I
Addrerr
ln thlr Schedulr rnd
lrr
rt Drte of Pollcv4.
2173 Foem
o
23t
Fllc No, Vo0o69lt
sCI'GT}ULE A
6,
o
Fol lcv No. A1672770
Arrount t99t'87O.49
Lorn f
Addrerr
Thc lrnd ncferrcd to ln thlr rollcv lr rlturtcd ln EAOLE Gountvr
Colonrdor rnd ls dcrcllbrd rr follourr
OTNRTER 6OLITHI.'E8T QUARTER OF gECTION
'?'Et }IEST OF THE 6TH P.II. D€SCRIBED AS
vrlid onlv if 6chcdulr B tr rttrchcd'
PARCEL tt
@NDo|'TINIT,i{ LOT}ffi UNIT, T}E }IARI':/LODGE IN ACCoRDANCE }IITH THE
AIIENDED DECLARATIO}.I OF OONDUIINIUT'I FOF THE T{ARK/LODGE RECffiT'ED
ocToBER t7, t97€ lN 8,cg< 276 AT PAOE 606 AND llARCll ?2' 1979 lN BOCX
283 AT PAAE 34iI END T}€ Cc[{Do|ttNItTl }IAP FOR THE IIAftK/LODOE RECORDED
ilARCll 27r 1974 IN BOOK 233 eT PAOE 93O tr'lD TIG AIGNItED PLAT OF TIE
gtTE PLA}I FOR Tl€ renrut-ome RECoRDED oeToEER 17' ttTB lN BOOK 276
AT PAGE 607' eqr{Tt OF im-e' 6TATE (f O(I-mAm
PARCEL 2'
TTG I.IARK RESffiT AND TET.INI9 CLUB (A CONNOfiINIU'I) EXCEPT @NI}OIINII'I
ur.rrr Nos. A, 8, Cr F, H, .t, K AND L tN ACCORDANeE NITH TIE
cofrtBo,tlNttJfl EcLAftATlq'.l REC{TRDED ltARCfl t4, tgAO lN BOO< 300 AT PmE
te3 AllD Tt€ coilDolllNltFt f,lAP R€GORDED }IARCH 14' Itgo tN B@k 300 AT
PAGE 194' CO|'INTY OF EA&E' STATE OF COLffiAD0'
PARC€L 3t
A PART OF LOT 4, BLOGK 1, VAIL/LIONSI{EAD, THIRD FILINO AI{D PART CIF
LOT$ C AND D, IIORCUS $IBDIVIAION, TOI{N OF VATLI EAGLE COUNTY'
COLORADOT ITORE PARTICULERLY DESCRIEEN AS FOLLO}IgI
BEOINNINO AT THE NORT}f,{EST CCIRNER OF LOT CI THENCE ALONO TTIE LII'IE
COI.II.ION TO 6AID LOT G AND LOT6 A AND B, IiORCIJS 6UADIVI6ION' 6 16
DEBREES 17 T'ITNUTES 2I SECONDS E A DISTANCE OF 249.OO FEETI THENCE N
73 I}EGREES /T2 FINUTES 39 SECONDS E A SIGTANCE OF I42'OO FEETI
T|{€NCE N 16 DEORESS l7 tlIMrT€s 21 6ECOI'{DS t'f A DISTANCE OF 2A'OO
FEETT THENCE N 73 DECREEE 42 |',IINLTTES 39 8EC1}NIIS E A DISTANCE (F
r3.OO FEETI THENCE N 16 D€OREES 17 TITNUTES 21 6EC@'IDS U A DISTANCE
CrF 2O.OO FEETT TH-NCE N 83 DEBREES 25 I'IINLITES 43 aECO|IDS E A
DISTANCE OF 63.2' FEETI THENCE S 22 DEGREES 38 T'IINUTES 41 SECONDS E
A DISTANCE OF IA. 92 FEETI THENCE N 74 NECIREES 2T F1INUTES t9 SECoI{DS
E A DISTANCE OF 135.68 FEETI THENCE N 06 DEGREES 34 I'IINLITES t3
SECONrIS N A FISTANCE CrF t6(r.Ocl FEETT THENCE S e3 DEGREF-S 2$ I'IINUTES
45 SECONDS T.I A DISTANCE OF 260.43 FEET TO A POINT ON THE SOUTHERLY
RIGHT-oF-I.|AYLINEoF}|EsTLIoNsHEAnctRcLE|THENCEAL0NG6AID
RIoHT.0F-I.|AYLINEADISTANCEoF|2g.6TFEETALoNaTHEARcoFA
392.OO FOOT RANIUS CI'RVE TO THE LEFT ANN NHtrSE C€NTRAL ANGLE IS 18
DEOREES 57 I,IINUTES lo SECONDS AND ITHOSE LONC{ CHORD BEARS S e7
nECTREES re ilINUTES 33 6EC$NDS ll A DTSTANCE OF 129.08 FEET TO TIE
TRUE POTNT OF BEOIIS.IING.
TFFncEl er
I
I e ponr crF THE NoRTHEAST
I rowrusHre s sotJTH' RANGE
l3"r 3 Thlr Pol lcv
tr.rc 2/73 For& 2311
Fllr No. VOOO6?1t
8CT{EDULE A
Follcv No. 91672770
Amount l99l'e7O.1?Lorn *
Addrcrr
FOLLOI.ISI BEOINNINS AT TT{E CENTER tIP SAID GECTION I2I THENCE SOUTHo DEgRE€s l5 iltNUTEg ll€sr, ALoNo THE EAST LIr.l€ oF 6AtD NORTHEA$TOUARTER 6OT'THI{EST OUARTER, 162 FEET TO A POINT OfiI THE NORTH LII{E OFA TRACT E6CfiIBED TI.I BOOK IS9 AT PAOE !9I THET{CE A.q{G SAID I{ORTH!INE, AOUTH Ae DEGREES Uf HIrrttTES gl AEOONI'S t{, 9li3.7 FEETf T}E|{CESOUTHI.IESTERLY ALONO A CURVE TO T'{€ LEFT IJFIOSE RANIUS tS 7A.93 FEET,AND I{HOSE CITORD BEARS 8(IJTH 52 ITEOREES 25
',IINUTE6
3? SECONDS I'E8T94.os FEET' All ARc DISTANCE oF too,74 FEETT THEr{cE titoRTH to D€oREEsOS NINUTES g' SECOI{DS EAST 222.12 FEET TO A PiOtNT OI{ T}IE T{0RTH LI'GOF SAID MNN€A8T OI'ARTER AOUTtfl€8T OI'ARTERI Tr€ilCE iORTH
'SE0REE$ s9 l{lNUTEs 3t BE@NDB EA6Tr A-oits THE NORTH Lrt{€ s sArDt{oRTl€AsT R#IRTER EqrIflEsT OUARTER, a9o F€ET' tloRE oR LEs8, To APSINT OF BEAINNINB, EAGI.E CO.r{TY, COLORATE.
PARCEL
'I
coNDo'llNIuIl uNlT N0s. A, B, G, F, H, J, K AND Lr TtE ilARK REsffiT ANDTENNIE CLUB (A CONDO.IINIU}I) tN ACCORDANCE I{TTH THE C(hI!{}IIINIUTIIECLARATION RECORI}ED }IARCH t4, r?EO IN BMK 3OO AT PAGE I83, ANII TI€cs'lDotllNltfl ttAP RECORDED ltARcH l4r lgao IN Boo|( Aoo AT pAoE te/t,COIJ.ITY OF EAGI.E, 6TATE OF CIII-ORADO.
PARCEL 6I
LoT llr TRACT F' EEAVER CREEK auBDIvIaIoN, G€co{D FTLING AocoRDrNBTO Tf{E PI-AT REOI}RI'ED @TOBER lo. 1979 lN BooK 292 AT PAGE e0t AND AsATIENIED BY PI.AT RECORB€D }tAY I8. I'81 IN BOO< 323 AT PAOE 75, COUNTYOF EAOLE, STATE OF @LORADO.
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Notes from PEC
rr/25/85
Fal'l Line Di scuss i on
Duane piper called second jtem for vote, CUP to aliow timeshari ng in the HDMF zone
di str i ct.
Sid Schultz made the following motion:,, I would move for approval of the condit'i onal
use permit to convert Fall Line apartmEnts to jnterval ownership condominiums wjth
the cohd.i tion that an on site shuttle be provided and that the user tax per unit as
proposed by the applicant be a part of this approval .
Second by Donovan
I,d like to offer I real'i ze that there is a motjon in front of you I would
a point of further discussion just run by you a list of other conditions
as a staff would ljke the Planning Commission to consider as part of a
and I am not sure how to do this it's just that if it does get approved I
'i ke you to consider some other conditions.
There would be no on site marketing within the
of the Town of Vai l
?. There would be a letter of credit for a minimum of a ten foot wide asohalt
oath
The taxes Sid has mentioned
A housing restriction sjmilar to what was just approved I th'i nk it should
be cross referenced with an annual review in October of each year.
0n sjte sales be bussed in, may be unenforceable
No marketing to Marri ott Hotel guests. I feei that that
negative maiketing tactic on the part of this project that wou'l d
reilect upon the community. I think it should be pointed out that that is
the jntention here and thit is something to consider when you approve the
proJ ecI .
7. b.r[ing lot be redesigned to accommodate maneuvering room for fire. trucks.
R1 ght iow that cannot be accomplished. We'd like to have more work wjth
the sjte plan for the Parking lot.
8. That the project would bear their fair share of undergrounding the
uti'l itiesg. That you adopt as minimums the proposed budget for the proiect and that
there be some type of obl'i gation on the part of the project to enforce
thei r own parking Problems.
I just throw those out as conditions that I think should be considered certainly
there is a lot of conditions there some of them may be unenforceable others may be
simply ignored by the applicant who has shown that he has done that in the past-
10. No sales can take p'l ace unti'l a building permit is issued for the Cascade
Village chair lift.
/W
Peter:
like as
that we
mot ion
would I
L.publ i c ri ght-of ways
4.
5.
6.
a
Sid: The conditions that I will add to the ex.isting motion will be:
A letter of credjt is recejved for the path between this project
and Cascade Vi 11age
A review by the Fire Department of the parking lot configuration be approved
by that a minimum of 51 spaces remajn.
Vote: 4 in favor, 1 opposed,
TO:Planning and Environmental Commmission
FR0M: Community Development Department
DATE: November 25, .1985
SUBJECT: Request to amend Special Development Djstrict 7 (Marriott Mark
Resort) and for a condominium conversion approval for the Fall
Line Apartments located in the Matterhorn area. Applicant:
Kaiser Morcus
I. THE REQUEST
Kaiser Morcus, owner of the Fal I Line Apartments is requesting to
convert the Fall Line apartment project containing 54 restricted
employee dwelling units for Marriott Mark empioyees to an jnterval
ownership- condominium project. Approvals from the Planning and
Environmental Commissjon and Town Councjl are necessary with respect to
the following three requests: Amendment to SDDT w'i th respect to a
restijction on Fall Line apartments to serve as employee housing for the
Marriott Mark Resort to 1989, a condominium conversion approval
according to Chapter 17.26 of the subdivision regulations, and a
conditional use permit for time sharing within an HDMF zone district.
tJe will address the project in two separate memorandums. Thjs
memorandum wi'l I address the amendment to the specjal developmentdistrict and the condominjum conversion request in that the same basic
issues are involved w'i th these requests. The second memorandum wi1|
address the condjtional use permit for the time sharjng use. Because
the issue of employee housing js contajned within the condomjuniun
conversion regulations, the criteri a for condominjun conversions found
in the subdivision regulations will be used to evaluate the request for
the SDD amendment.
Rather than attempting to summarjze the details of the request at thispoint, it is of more benefit for you to read the attachments from the
applicant describing the project and responding to staff concerns
discussed at the November llth PEC work session regarding this proposal .
I I . BACKGROUNO
The FalI Line apartments were constructed in the mid-l960's prevjous to
Town of Vail or Eagle County zoning regulations. The project has always
been used as apartments and occupied predominantly by locai residents.
Due to the relationship between Kajser Morcus and the Marriott Mark
coupled with the employee housjng crisis of the late 70's and early
80's, the project developed a direct relationship with the hotel in
providing workers with local housing. This relationshjp was formalizedin l98l when the last phase of the Marrjott Mark made its way through
the Town of Vail approval process. At this time, the Fall Line
apartments were restri cted to employee housing use by the Marriott for a
period of 8 years.
As the managers of the Fall Line apartments, the Marriott Mark was responsiblefor the operation and upkeep of the apartment building. This responsibility was
ignored over the last several years and the building became run down, unsafe for
occupancy, and in a state of total disrepair. Upon discovery of these
conditions the Town of VaiI conducted thorough inspections in April .|985.
A
detailed l0 page report of bu'i lding, electrjcal , heaith and fire safety
violations was produced in April of this year. The report found that 22 units
had at least one of the following: structural , plumb'i ng, health, electrical orfire problems and code violations. At the tjme,3l units were occupied. The
build'ing uias promptly condemned by the Town of Vai'l and the occupants were
required to leave. The Fall Line project has been vacant since that time.
The following chart shows development statistics for what is allowed jn HDMF as
well as,what is existing versus proposed for the sjte:
FALL LINE APARTMENTS STATISTICS
Zone: High Density Multi-Family (HDMF)
Site Area: 1.52 acres
N0. D. U. is
GRFA
DENSTTY (DUIAC)
SITE COVERAGE
PARKING AREA
LANDSCAPED AREA
PARK I NG
SPACES
30%
106 +
I ioading
PROPOSEO
IN SQ FTl#
53
43 ,000
35
2L,796
16,2t4
28,201
51
0 loading
PROPOSED
IN%
.65
33
25
42
.96/du
HOMF EXISTING EXISTING
ALLOIrIED/REQ'D INSQFT/# IN%
54
39 ,726/ .6 43,000
25 35
55%18,396 28
17,438 26
30,377 46
51
0 I oacii ng
s,,',tffif*= -rf*
chapter 17.26 of the Subdivision Regulations deals with condominium
conversions for both rental apartments as we1 I as accommodation units. Our
review begins with the requirements for condominium convers'ions as far as
pr4!djng-documentation for the submittal as found in Section .|7.26.060.
A condominjum conversion report from the Town building inspector on
the condition of the building including all building, fire, and
re] ated code violations whjch are detrimental to the health, safety
and we'lfare of the public.
This documentation was done jn April by the Town staff as part of the
condemnation proceedings. A copy of this report can be provjded if you so
request.
A report of the proposed conversion addressing length-of occupancy of
present tenants and their household composition as wel'l as information
regarding rental rates and whether or not the proposal is for interval
ownership and the pri cing thereof.
n
are uni
ing offered at market rates for 80-90%
year term.
ennati on
requi red
t'ion were
of the
orase
Pl\rlrtsi or" rf - prafis' ?ilulEgsltFf pt 1 ar s s h ow i n g s i tc' p I an-ril ld
improvements, the treatment of parking facilit'ies and agfteing
currently does not meet HDMF zone requirements 'in the areas
GRFA, or parking (especially wjth regard to the requ'i rement
parking being enclosed). The parking proposed is the same
the site--51 spaces which represents .96 space,/du. Parking
correction of all violations in the building inspector's report
to the
on the
cond'ition of the structure.
As noted above in the chart on development statistics, the project
of density,
of 75% of the
as existing onwill be
addressed in detail in the Conditional Use Permit memorandum.e 20 foot
te where
ng and
thin the 20
16ffi'front sdttiaCk area.
in height, and this will
y 34 feet
d proposedremain unchanged.
reouirements for
Both the existing
site coverage andprojects meet the minimum
area. do^r,{-1 , GRF4,lc,tk'^\r sef!o.k5.
I andscaned
The aoolicant has aqreed
GfFs€'vtrl.!fflFfrpt;FWir rthese would depend upon t
to make al I of the correct i ons
final building plans as far
and the new use.
ACTION ON PRELIMINARY MAP
Section I7.26.080 requires the Planning Corrnission to
proposed conversion is consistent with the following
Town i
At the hearing on the preliminary (condom'inium) map,th
si
e
0
Pl ann i ng
Commission shall consider whether the o
consjstent with the following housing goals
l. To encourage continuation of socjal and economic diversity in the
Town through a variety of housing types,
2. To expand the supply of decent housing for low and moderate jncome
fami l i es,
3. To achieve greater
number of jobs and
them.
Staff response: Th'is is the n of this memoran deal with
the employee housing issue.n
ing of
sl mu 's market
economic balance for the Town by
the supply of housing for people
,.:ili;q;F'.r!'
f'&",.inn.n.
who will hold
As
3i*,.
within the community
relative abundance.
tod ich rov
However,as s
ln
and-:--.--_
deve lopmen conce short
ng
lt
complex but critical
term.
factors in looking at housing in Vail for the longer
The last major study conducted on affordab'l e housing rAS coordjnated by the
Eagle County Cormun'i ty Development Departnent in '1984 with assist*rce from
Rosal'l Remmen Cares, a Boulder planning firm. Please find attached
relevant excerpts from that report which will help our understanding of thesituation today as well as an attempt to'look into the future. As a
department, we feel it would be unwise to reverse policies completely
toward employee housing in a period where there is no problem, only to find
as reconstructi on
roblem come back at a later date due to factors beyond our control .
In addressing
housing with'in
most part, the I oss
Section .l7.26.080 A.|,2,and 3,
the overal'l community at the
we feel that
present time
converted
the supply of
mitigates, for the
to condominiums.
/ ii,llm$iil"*!inr!:"i;!]*:::i"i:i.ii:,"""
I an-.acceptable one at this time.
+) O :H":;Tu";t?i,TI iilili!,'?tl :"t:";;";:li"i"i:"i:i::,:'.;n;"derate
\ ,,V\ that the agreement may be rev
LrraY a$.ust the housing requiremen
N\ mttrd that the Fall Line apart\ \J ^.-- -ft rL^ --:^- ---1^..--^ ..,;
L.\,N Enal lne agfeemenl may De fevleWeq annuallJ uy LIle rldllllllrg rvurrrrrr r)- rr
\ ,..\^y- a(i,ust the housing requirement accordingly. It is inportant to keep in
.rrNLf' mfiO ttr-at the Fali L'ine apartments are attached to the Marriott Mark Hote1,'{.t\.. \ one of the maj.p.r""enplgyers within the valley. The staff feels'Jt.important
\ ' \-:/- income' d
\ f.f;!ilf: lle,feel,that mixing "Tp]9v":-h:Y:ilg and interv{,
\ ownersntp unTis within the same project is not beneficial due to the
r .f,a5 incompatibiljty of the uses. Interval ownership users are presen$for one
(e\t5tr- o 'purpose--to vatation. Mixing that use with primary residents is not good
1 - r<sv- planning po'l icy. However, if there were a way to physically separdte these
$^'- uses to mitigate the conflicts, we would not be closed minded about. reviewing a proposal to do so. , L/q./re^) -J.,, odr .rsf-
LO uuvb - ^^va:G'1. 1--"'t
--"{'- -'l*
O< ccvAr^1|y' '{
'-4, '{
"# ^'o?L;" il:n'
tommi s s i on
'| on
nrng ssl0n to
may deny the tentative or prel iminary map upon
&,rrffir'#firnthh$Eqtit;l * n.z6.o7.oand on ure vacancv
ili:, lii,*;;1,"*f;i l:1.:;urun"y' ll,:1ffi dffim;lHIl;'l:{"' "
lpW,five percent based on the most recent town survey constitutes a
i,.*!,'. F ' '::'*'" *2.
The ratio of multiple-family renta'l unjts would be redriced to Iess
than 25% of the total number of dwelling un'i ts in the Gore Va11ey,
from Dowd Junction east to the base of Vail Pass, with no replacement
.: rental hous'i ng being provided.
\/6.i*">--
c,^$,/t5.gr-mffi;.:ill}.l:l,i"!].]ih'ln;,l:?l}..in;":;Tn:];'l::::illilC/' ') J FflTT'irG-mvJtdrtainly found suitable housing to meet their needs wjth
\ ol{iw{./ the excellent rental market we are now experiencing. Again, we fjnd no
rt -k Y.of)U\a" immediate problems within the housing market which would cause a negative
)A-.at-\{^ resoonse to this criteria. The lonqer term outlook is much more of a)Tf.ad\-Y' response to this criteria. The longer term outlook is much more of a
.-\\W-' ' .^ question mark to us.
( L/- -.,.- *2 -eIJ-'
"{[,*
V.: IMPROVEMENT SECURITY
The final section of the condominium conversion chapter appljcable to thjs proposal
deals with the potential u 1 remen for rovement security. This section reads
A.The P ty to beal'l consist of one more arrangements
construction ofTccept to securl{'
such public improvements as are required
The improvement security may include any
of,security or collateral listed in th'is
substjtute security in order to release
for sale. The types of collateral wh'ich
fol I ows:
by th
one or
paragraph,
portions of
may be used
of
1
'Stl!'tro",
and
the
as
the applicant may
:::ffTryr:i"'
Restrictions on the conveyance, sale or-the condominium project as set forth on
Performance of property bond;
Private or pub'l ic escrow agreement;
'Loan commitment;
Assi gnments of receivables;
Liens on property;
Letters of credit:
Deposits of security funds; or other similar sunety agreements.
ement
I eted
but shall not be requirqSl rtion of the condominium pro subj ect
to plat restrictions.
condominium improvements compl eted.
1S
path -asy access to the Cascade Village proiEC l ift
is proposed to be constructed within the next 2 to 3 years. Some type of
security in the form of a letter of credit or otherwise wou1 d be appropriate for
this improvement. i.Je would recomend that the path be constructed in such a
manner that it will provide an emergency access betwegn these two subdivisions.
Also. the applicant has agreed and budgeted for a $l/teek/gnit te5e,Slch would
raise $18,000/year. This money could be earmarked for a bridge ofe"|Eore Creek
on the south s'ide of the lower bench of Donovan Park or other improvements to
the park.
\d
transfej of any unit within
the fi[t-ilap+]r il
Security other than plat restrictions, required'- security, shall equal in value the cost of the
under the i
improvements
v
"pt
\Ni
\\g\
-$-tt/J
V. STAFF RECOMMENDATION
o
The staff recommends approval of the amendment to SDD 7 and the condominium
conversion request wjth'the condition that the applicant agree to providing a^
mjnimum of l0 employee housing units at i site acceptable to the Department of
Cornmun.i ty Development. This irrangement should have an annual 0ctober review to
lni["-"aj"utlrents'as nou.ing-.onaitions..ctrange. -14ith.the existing favorable
liouiing-ionditions within lhe Town of Vai1, we find it:9119-!"-:n":n:::::-^ .',ili|!ili to continue lne entire project as employee..housing or to require an
uat number of units Ue-p"oviaeO'on aiother siti for Marriott qfl.:Tpl9yt"t'
J*"u.t, we feel witrr ioui years remaining.on-an agreed upon,condition for
ili;t; nor.ing, that ihe Narriott Mark ihould provide "t,]:":!.-tilipJ,^miligition at t[is poini in ttme. ile forsee an annua] review for both the
iqarriott and the Wesiin which could include all parties working toward a
soiution ior employee housing on a flexible and ongoing basis'
I
tI
TO:
FROM:
DATE:
SU BJ ECT:
Planning Commission
Community Development Department
November 25, 1985
Request for a conditional use permit to convert the FalI Ljne
dpartments to jnterval ownership condomin'i ums.
Appl icant: Kaiser Morcus
I.DESCRIPTION OF PROPOSED USE
As this memorandum is closely associated with the memorandum addressing the
amendment to SDDT and the condominium conversion request for this proposal,
please refer to that memorandum for the description and background of the
proposal . Briefly, the proposal is for the conversion of the Fall Line
apartment bu'i lding to an interval ownership project selling individual weeks
for 53 dwelling units with major upgradings occurri ng to the existing
structure inciuding a recreation building addjtjon for the use of the time
share owners and their guests. The accompanying memo addresses the issues of
employee housing and other items dealing with condominium conversions and the
Marriott Mark's existing conditions regarding employee housing. The attached
memorandum from the applicant describing the project should be used for the
description of the proposed use.
In an attempt to aid the Planning Commission's understanding of the impacts
of a time share project upon the community, I have enclosed a study entitled
"An Overview of the Resort Time Sharjng Market: Consequences for the Local
Community" done by Rjchard Ragets, Assoc'i ates, for the National Time Sharing
Councjl of the Ameri can Land Development Association. I thjnk you will find
this bni ef study very important to understanding the general nature and
'impacts of time sharjng on a local community.
Consideration of Factors:
Relationship and jmpact of the use on development objectives of the Town.
/ The Community Development Department recognizes the Community Act'ion Plan and
\ the Economic Development Cornmission report as the most recent documentation( of development objectives of the Town, Please find attached a copy of the
\ Community Action Plan wjth highlights relating to this proposal as well as
\-ttre segment of the Economic Development Cornmission's report on tjme shari ng.
In conclusion, it is evident that time sharing, properlv constructed. manaqed
alflrclntaineLis an appropriate use within the Town of Vqi1. It is
ffiirv t-jme sFaTe proJEtilTEFlnTFe-rown of Vail is of
very high quality with respect to alI aspects of the proiect, especially
marketing. A negative impression of a resort community from shoddy marketing
practices re'l ated to time share marketjng can turn what would otherwise be a
benefit to a community into a definite negative. Moreover, when one
The effept.gf tle y:e on liqht and air. Cjslribution of populatjon.
Tacrr'rtres and other publrc tact lities' needs.$,ii"*
recognizes that thjs particular proposal is eljmjnating an employee housingproject, it tends to remove some of the positive attitudes one may haveregarding the benefits of time sharing to a resort community.
Transportation Faci I ities
The proposal includes the provision of a_pfivate shuttle bus or van forthe exclusive use of users of the project.JtEiE-]3 arso-iasy access tothe Town of vail bus system by walking a short distance to thi westerlyside of Donovan Park. Mo_fg9vC_8.__easJl_pedestrian aqcess to Cascadevillage to the east would be provided via the proposed asptral-bikepath/walkway between Matterhorn circle and Greenhill court. It wouldappear, then, that there would be no negative effects upongralsgortation faci I jties due-fo-TlE-reiuest-wTth irt" FFriur e exceptionof iaqrylsgl usE of the Town of Vail bus_gySrell.
Uti I ities -
There are overhead utiiitiy lines in this area currently and it.i s
recommended that with the development of this project an appropriatelength of that overhead system be put under ground as a condition of
approval .
C. Panks and Recreati on Faci I i ti es
t,
A.
B.
The project is ideal ly located for the use of the future facilities of
Oonovan Park. The master plan for Donovan park contains a variety ofrecreational and open space related activities which would be direct'lyutilized by the tjme share owners and their guests. Due to the
increased use of these future facilities by this project, it would beappropriate to discuss the possibifity of a small tax on each time share
week sold to be earmarked for the development of Donovan parr.
| :,*D. 0ther Public Facilities Needs
The project would increase the utilization of the proposed Cascadevillage chairlift. In fact, we feel the time share project should not
even be considered without the fulI assurance of this lift. Locating atime share project is very similar to locating a hotel within varioui
areas of a resort community. It should be centrally located with easy
access to major recreatjonal amenities and of course, .i n Vaii, this
means ski lifts. We feel that this project, .i f given approval , shouldnot begin before construction on the Cascade Village lift has begun.
Effect upon traffic with particular reference to congestion, automotjve and
.
As a staff, it is jn
Line apartments havein the Town of Vail.
this area that we feel the proposal falls apart. The Fajlhistorically had the .1 argest parking problem of any project
The Fire and Publjc Works Departments have had direct
experience of the problem. Several years ago, when the Park Meadows project was
found to have emergency structural problems, the fire vehicles could physical1y
not get through to the project because of all the cars parked along the roadside. In another emergency cal1, an ambulance could not get into the Fall Line
arking 1ot upon arrival due to the congested situation. Indeed, the entire
eighborhood has a parking problem due to the inadequacy of on-site parking.
AS
agree that the time sharing project may not require as many
an employee housing project, we firmly believe that less than
per time share condominjum would be a problem to thece
would be poor planning po1 icy. A1 |ocating 51 parking spaces to -
ondominium units leaves no parking for emfloyees,.delivery and ?
.l
i
vry
\
icles related to on-site sales promotions, or visjtors of the
The staff also feels that it js a mistake to make comparisons between the
previous project and the proposal before us today with regard to the parking
situation. It does not make sense to support a proposal which simp'ly might take
a terrible parking sjtuation and make it merely poor. The regulations and
criteria tq evaluate this project c1 early show that the project proposai must
stand on j-ts o-wn w'i th regard to physical site planning characteristics.
The appljcant states hjs willingness to provide shuttling of potential purchasers
between the Marriott and the time share project. We feel that there is no excess
parking most of the time at the Marriott Mark and that this would be an
unenforceable condition in an rd.
ost wou
Effect u on the character of the area in which the proposed use is to be located
ncl ud ns the scale an e proposed use in reiation to surrounding uses.
As alluded to earlier, the staff feels that with the addjtion
Cascade Villaqe to Vail Mountain and with the nrd$f,n{htlbiff
'ln
n
rva I
To
f
ewl y
'i s no
Cascade Village to Vail "|v]eUntafn" and with the
:*tu+iffiq'B$'Fit ffi$W :' : ;
"
lS#
would siqnif icantlv imoact. TEiHCcessibiIitv to'Dotiovan Park lf att$ffi i 5" E6iistluct'ou'oi ilrfEi'it -$tdaiirtnb -FH$R'wou I d bi' sup6
project whjch is predominantly
!h e }ggn i{iesrtitwr'eofustrsill^
own eF!FlilF{fr04.t,sdttd'rr}bilE.tcfir i.idftgr.s :i'''"4
constructed Hobbjt Hills townhouse project is being completed. Thus, there
low density permanent resident ho.-qg,ing*if the jmmediate area whichflitv to lDoi,idvan Park lf '?
r
The scale and bulk of the proposed project would be no different from what js
existing on the s'i te, and this is compatible with the surrounding uses.
iII.F I NDI NGS.
The Community Development Department recommends that the conditional use
be denied based on the following findings:
That the proposed location of the use js not in accord wjth the purposes
perm it
of this
ich-is a mix of residen
e street to the south a n
ordinance and the purposes of the district in which the sjte is located.
That the proposed location of the use and the conditions under which it wou'l d be
operated or maintained would be detrimenta'l to the public health, safety, or
welfare or materialiy injurious to properties or improvements in the vicinity.
That the proposed use would not comply with each of the appf icable p
th'i s ord inance.
a{
The Department of Cormunity Deve'l opment recommends denial of thelproposed*h-'
conversion of the Fall Line apartments to'interval ownership. While we feel
that issues of employee hous'ing and physical upgrading can be mitigated (see
the accompany'i ng memorandurn), we feel that as proposed, the project simply
does not physically work on the site. The parking proposal is one which we
cannot support, as we strongly feel that there would be a severe parking
problem related to the project. t{hile statistics show that some Vail time
share. projects require less than 2 spaces per condo unit, we have not been
convinced that less than I space per time share unit is in any way adequate.
We simp'ly feel that the site is too small to accommodate the developer's
propdsal for 53 tjme share units. There js a possib'i1ity that if the project
were reconfigured downward to the area of 35 units, we may be able to support
c'le#l'y established in the evaluation of the criteria above, we
have a problem with the |ocafron of a time share project on this site.
have some concerns regarding lmajor employer within the conmunity allo
an apartment project to become to become completely run down and
uninhabitable and following it with a proposal to comp] etely convert to a
time sharing use. }Je feel this was a completely irresponsible lack of action
and !o not feel obligated to bail out a distressed property owner. However,if alScS"ggjl$le mitigation plan regarding employee housing for the hotel and
witl-a niiil-pfbposal to satisfy thg parking problem which will certainly ariseif fhe project is approved as"FF6Dosed, we coul{,support the conversion to
8tffi .;Fft*8.!5,.ff ,[1]*#!, lfij€fii;'{t, :5.gl"ll].ll ::sl:;]ll, i'"lll!,,
a list of condjtions of dpprovll.wlich will be prepared for you. ,^"J
.l
do not r
Fe do-r
dllr!ftaa
{
if*
.J
i
Tn.
FROM :
DATE:
SUBJECT:
Town Counci I
Community Development
Dpcomhpr ? 1qR5
Fall Line Tjme Share Proposal
Kaiser Morcus, owner of the Fall Line'apartments, is requesting to convert
the Fall Line apartment project, containing 54 restricted employee dwelling
units for Marriott Mark employees, to an j nterval ownership condominiumproject. Approvals from the Planning and Environmental Commission and Town
Council are necessary with respect to the following three requests:
1. An amendment to SDDT with respect to a restrictjon on Fall
Line apartments to serve as empl oyee housing for the Marriott
Mark resort throuqh .|989
2. A condominium conversion approval according to Chapter
17.26 of the Subd'ivision Requlations
3. A conditional use permit for time shari ng within the HDMF
zone district.
The Communjty Development staff recommendation is for denial of the
request. We feel that there are several significant issues whjch are not
adequately addressed by this proposal .
0n November 25, .|985, the Planning and Envj ronmental Commission revi ewed and
approved this proposal . The PEC recommended approval of the amendment to
the special development district to remove the restrjctjon of Fall Line as
employee housing with the condition that Fall Line maintain a manager's unit
as well as provide 10 employee housing units within the Vaii Va11ey. The
Planning and Environmental Commission approved the conditional use permit
for time sharing in the HDMF zone with the followjng conditions:
An on-site shuttle bus be provided.
i
A user tax be instjtuted as discussed and agreed to by applicant.
A letter of credit be submitted to the Town for construction of the
path between this project and Cascade Vi11age.
The Fire Department review and approve the
configuration while maintaining a minimum
During discussion of this motion the staff offered
to the Planning Commission for their consideratjon.
fo l 'l ows:
parki ng 1ot
of 51 parking spaces.
several other condi ti ons
The cond'i ti ons are as
time share project
of Vail.
to the cond iti on pl aced
review date in October.
undergroundi ng the
2.
3.
4.
1..
t.
There shal I be no
wjthin the public
An empl oyee hous i
the amendment to
marketing of the Fall Line
right-of-ways of the Town
ng restri cti on simi I ar
the SDD with an annual
That the project bear its fair share of
uti I ities in the area.
3.
on
o
4. That the proposed budget for the project be adopted as a minimum
and that there be an obligation on the part of the project to
enforce their own parking problems.
The appljcant has agreed to all of these conditions and we would request
that if the Town Councjl is to approve this project, that these conditions
be a part of that approval .
t-
f,
r(.J\
I Planning and Environmental Cormission
November l'l , 1985 - -
l:30 Pm Site Vislt,r
2:15 pm llork Sessibn on Fall Line
Sfra$* 3:oo Pm Public Hearins
'1. Approval of minutes of October 28' 1985
T0 Bt TABLED 2' 1.ffi::i'l.ll.ii!!..,1n3,"5:l"l3o!;:i.3:"1,":-!ifi;;";::*"11.1""
and to add other outdoor dining at Burger King.
Appl i cant: Snowquest
T0 BE TABLED 3. A request for a conditiona'l use pennit in order to construct a ]ow
power subscription radio transmitter faci'lity on Tract A, Vail Potato
Patch subdivision.
Applicant: Stephens Conmunications
PRESENT
ERIC AFFELDT
DIANA DONOVAN
PAM HOPKINS
SID SCHULTZ
JIM VIELE
Planning and Environmental Cormission
0ctober 28, 1985
STAFF PRESENT
PETER PATTEN
TOl4 BRAUN
KRISTAN PRITZ
RICK PYLMAN
4BSENT
IOM BRINER
DUANE PIPERl. Approval of minutes of October .|4. Donovan moved, Schultz seconded to approve
the minutes as presented. -0 vote
2. Bequeqt to amen9 the developrnent plan of Crossroads and for setback variances
ln orde!:,to englo:g an ex.istinq deck area and to add other outdoor djning at
burger Klng. App licant: Snowquest.
Rick Pylman made the staff presentation and explained how the Commercial Service
Center zone district works in terms of approval process. There are two steps in
reviewing this request: l, the amendment to the deve'lopment plan of Crossroads
and 2' review of setback variances needed to enclose and modify Berguer King's
outdoor dining deck. Jay Peterson made the appf icant's presentation supporting
the staff recommendation.
Hopkins voiced concern over snow shedding and potential loss of cottonwood. Peterson
stated that the retaining wall could be redesigned to save the tree. Hopkins
questioned the accuracy of the retaining wall height as one travels from west toeast. She thought the wall would be higher than indicated on the sections.
Schultz'main concern was with the cottonwood. He also felt that the wall should
be stepped back. Donovan did not think the deck worked, felt the design was not
an improvement, and suggested adding benches to create a more open feeling that
would allow iandscaping to be maintained. She expressed philosophical problemswith allowing a deck enclosure, then granting property encroachment on Town of Vailland for a deck. She felt the patio footprint needed to be redesigned. Affeldt
expressed concern over how design would work with respect to the site lines fromthe seating areas. (?)
Viele had no problem with the enclosure and agreed with theis valuable. He felt that there were details to be worked
the patio. Peterson requested tabling to lllll to addressconrnission. Donovan moved and Affeldt seconded to table to
staff that outdoor dining
out in the design of
concerns rajsed by the
I I /t I .Vote 5-0.
PEC 10/28t85o -2-
3.uest for side and rear setback variances a density control var
excepti on a variance to t setback from a
waterc e I n oroer to construct an ontot
p1 i cant:Snowquest
Tom Braun gave the staff presentation regarding the requested variances,
the background of the project, impacts of the request, and stt recommendation
of denial. Mike Palmer presented the applicant's request and further described
the proposal.
Affe'ldt felt this detinitely a- grant of specia'l privilege unless the app'licant
could show otherwise. Donovan fel t that parking issue was critical and sever'ly
restricted any further development. Schultz agreed with Affeldt. Hopkins felt
the bui]ding needed remode'ling and a personality change. Viele felt the parking
was critical , although he also felt respect for the owner with respect to the
right to develop his property.
There was general discussion regarding the employee housing restrictions on the
property, with additional concerns from Hopkins and Affeldt were raised about
the stream encroachment request.
The applicant requested
seconded to table until
table the request to ll/25.
25 and the vote was 5-0 in
Affeldt moved and Donovan
favor of tabl i n
toil
4. A request for a setback variance in order to add an east entry to the Concert
Hal'l Plaza Building in Lionshead. Applicant: Brad Quayle
Rick Pylman gave the staff presentation outlining the proposal with a staff
recommendation for approval . He explained the location of the stairway and
stated that the staff felt the use was compatible with existing uses in thevicinity and was not a grant of special privilege.
Mark Donaldsonthis was not a
of locations of
of Lionshead.
Rat 'n t,lillie's. Affeldt moved and sid seconded to approve the uest with conditions
at 0uavie aqree LT,,rove the wa
trees and iqhts be reloca n an area near s t xe.vote avor.
elot as the staff to e a letter to ntaneros reques roof
be improved atop Charlie's T-shirt shop.
gave the presentation for the applicant. Affeldt questioned how
grant of special privilege. Rick. .commented that it wasn't because
existing buildings. Patten gave some history of the development
Quayle agreed to improve conditions of the walkway adjacent to
The
and
was
meeting of 12/23 will be cancelled. Peter
encouraged the commissioners to.attend, A
conducted.
explained the Keystone conference
short discussion of GRFA ordinance
TO: Planning and Environmental Commission
FROM: Community Development
DATE: November II, 1985
SUBJECT: Background on Fa}1 Line Apartments proposal to
convert to a time share project
In preparation for the PEC's work session on this proposal on
November 11 , we feel it would be helpful to gj-ve you some
backgound information as well as identify what we see as the
key issues at this point in time. Basically, the proposal j-s
for an interval ownership project at the Fall Line
Apartments. The developer, Kaiser Morcus, would convert the
existing 54 one and two-bedroom apartments to 53 one and
two-bedroom time share units, each containing 50 weeks forsale individually. A major upgrade of the entire project
--interior and exterior--is proposed, including a newrecreation amenities addition located in the existingcourtyard. Proposed parking is to remodel the existingparking area, but to have only the existing 51 spaces for theentire project.
The project would be physically connected with the cascadeVillage area via a ne$r pathway and,/or stairway to Westhaven
Drive.
The proposal requires a number of different approvals from the
Town including: a condominim approval to convert existingrental apartments to tj-me share condominiums, an amendment to
SDD7, Marrlott Mark, in releasing the employee housingrestriction connectlng Fa11 Line and the Marriott unt1L 1989,
and a conditional use permit for the time sharj-ng use within
the HDMF zone district. ff all of these are approved, thenthe project will also require approval of the condominium plat
as weLl as the declarations and covenants.
Enclosed please find the applicant's written application forthis project for more detail and information on the specifics.
The following outlines the staff's major areas of concerns andthe key issues regarding the proposal:
A. Parkinq
Parking is a major concern in that less than 50? of
the zoning code requirement is being proposed. Thestaff is open to studies and information which showthat time sharing may not require 2 spaces per
dwelling unit, but we are extremely sceptical thatless than I space per dwellinq unit will not create a
major problem for this site as weLl as the
surrounding neighborhood. The staff has encouraged
the applicant to investigate methods to mitigate this
o
parking shoparking agr
unfortunatethis time.
rtage to the possibility of joint use
eements with surrounding projects, but1y, this appears to not be feaslble at
Emplovee Housing
The proposal eliminates one of the major apartmentprojects in the Town of Vail which is currently tiedinto the Marriott Mark's employee requirement.
Certaj-nly the 1984 Eagle County Employee Housing
Survey concluded that, in comparison to the l-ater70's and very early '80's, we are in a betterposition with regard to employee housing, however,the staff feels strongly that to ignore employee
housing by releasing all regui.rements on projects atthis point in time is an ignorance of the long termsi-tuation. This area of major concern has been
discussed wj,th the applicant and we are attempting to
work out some type of arrangement which would be aproposal to mitigate this loss of employee housing
and acceptable to both parties.
The troubled Valli Hi project has a potential toserve in capacity of mitigating the loss of not onlythe Fa1l Line Apartments for the Marriott, but alsoto serve as a centralized employee housing project
for other major employers in Town. Moreover, aportion of Va1li Hi coul-d be utilized for "specialguest housing" such as Coors Bike Classic racers,
Denver Symphony Orchestra, and other amphitheatreperformers, John Curry ice skaters, and otherperformers and guests invited into the community tofurther special events, etc.
HISTORY OF TIME SHARE CONVERSION PROJECTS
The track record of projects converted from one useto time share is not good. Time sharing has been
most successful when conceptualized, designed, andbuilt for time sharing from the very beginnlng.
There are very speclfic and specialized design
requirements for time sharing projects that need to
be addressed and cannot be left out because a
conversion project wilt not allow the existing siteto be adapted. There is a major concern of the staffthat this time sharing proposal is a result of adistressed and unkept property and could be viewed asa form of Itbail out." However, it is hard to arguewith the fact that if approved, the building and
grounds wil-1 be substantially upgraded and, in the
case that ti-me sharing fails, could be utilized for
whole owned condos or a short term hoteL type use.
D.TIME SHARING INDUSTRY'S TR.\CK RECORD
Generally, it appears to be true with many projects
that the worries of inadeguate maintenance and
management provisions are becomlng a reality. Thedirector of community development for Sanibel Islandin Florida does not have a posltive attitude for time
sharing, especially from the consumer's point ofview, after 10 years of experience with 1t. Some of
the projects on Sanibel IsLand are becoming run down
and iIl kept due to inadequate maintenance funds
because of the extremely hlgh use of the commonfacj.ities provided.
LACK OF WEEK PACKAGING
of course, one of the advantages of allowing time
sharing in a resort community is the increased
occupancy in the shoulder seasons and summer months.
The Fall Line project does not propose to package the
sale of their weeks (i.e. sel1 an off-season week
with the purchase of 2 high season weeks) and this
could result in the project selling out during high
season on1y. However, this may be mitigated by theproposal to sel1 out four or five units at a time
before putting the next 4 or 5 units on the market.
On the more positive side of reviewing the proposal, we findthat if and when a lift is constructed out of Cascade Village
and a good connection is made between this project and CascadeVillage, this is a sultable location for a ti-me share project.
Also, as mentioned above, approving the proposal- would alLow a
major upgrading to the entire site and building and even 1nthe event tj-me sharj-ng does not work, we have a much upgraded
capital facility. If successful , the project would generally
be in concert r.rith the goals of the community to achieve
higher occupancies for the summer season and off seasons. Theproximity of the project to Donovan Park is also a big plus.
We look forward to working with the applicant and the Planning
and Environmental Commission as well as the Town council onthis project proposal.
PRESENT:
Gary Murrain, Building InspectorJoe, resident manager of Fa11 Line Apartmenfs
Susan Scanlan, Environmental Health OfficerErnst Gl-atzle, Electrical Inspector
John Gulick, M.L, Vaughn, Mike Chapman, Fire DepartmentWalker Burgdorf, MarrioEt Mark maintenance
COUMON AREAS:
WALK TIIROUGH OF FALL-LINE APARTMENTS
April 15 and 16, 1985
cabinet next EO unit 50 is missing the f ire
The laundry room overall conditions were dirty, lots of lint accuornulatedon gas dryersr the ground wire to some of the washing machines are not inplace, debris behind washers. No gas shut-off to two of the dryers -- theseneed to be installed. The sheetrock has had water damage, the fire integrityhas suffered because of this. The general appearance of the room is oneof lack of upkeep -- carpeE filEhy, accummulation of debris.
The boiler room has leaks around the heat punps that are dripping onto Ehefloor and delaminating the plywood, dripping onto the heat exchanger andnanifold. The sheetrock has some patch r{ork, some replacement is needed.There ere open electrical junction boxes in various locations throughoutthe boiler room. There are live wires hanging out of some of the electricalheat pump motors in the boiler room. The time clock needs a cover, elecErical,ires are exposed. Pressure and temperature relief valve is dischargingonto Ehe wood f100r. This needs to be taken to an indirect \{asEe.
Boiler room: access hole to the crawl space under the north rding Ehat needsto have a one hour rated access door put in.
Both laundry room and the boiler room need self-closing doors. A1so, the
f lamable storage needs to be removed,
The electrlcal meter panel located on the south side of Ehe building needsto have each unit identified as to rrhat unit the meter services.
The fire ext inguisher
ext ingui she r .
The cable to the exterior lighting around the perimeter and the courtyardls on the ground. This needs Eo be buried at least 1g inches below ground.
Staircases are deteriorating and falling apart.the north wing.
We are now speaking of
Ttre staircase at the north end (exterior balcony staircase) coming fromlevel 3 to level 2 is deteriorated. Also, there are open areas along thebalcony raiting in numerous areas,
AlL flood lights throughout the complex need to be waterproof EighE or EyPe
of bulb.
North wing attic area is prefabbed Eress, 2x6, 24" on center' no signs of
deflection or vrater leaks from the roof into the attic, A11 settling must
be occurring from the foundation down. In the attic there rrere some aEtempEs
Eo put a draft stop in, but iE has a 3O% opening and is not effecEive.
The bottom side of all the roof sheeting is mil.dewed as well as evidence
of mildew through Ehe corridor area at Ehe far easE end.
Access roof hatches do not have haEch covers.
hatch covers to the aEEic spaces.
These need to be one hour
The entire building does not have any
this will be a requiremenc before any of
The entire building roof shingles need
old.
fire alarms.
Ehe units can
For unit proEection,
be occupied.
to be repaired or replaced -- very
The entire side of the building along every entry door has some settlement
which makes it appear Ehet this may be occurring throughout Ehe whole
scructure on this norEh winP.
A11 the concreEe walkways Ehroughout the building on the lower end' courEyard
area are seEtling, cracked and/or in bad shape and in need of repair.
Entering the access to the crawl space of the north vting, wesE of the boiler,
there is evidence of rnoisture seeping down, some trash and debris in the
first location. As rde go by there are spread footers thaE apPear to be
in line with the parEy wal1s between units. fhis is occurring along the
entire foundation crawl space area. The plumbing pipes show signs of leakage
in many locaEions. As we move to the easE end of the crawl space' in about
fhe third bay over, there is a pretty bad sewer leak coming from both Eoilet
risers. This is a back-to-back toilet that services tqto separate units
and they are both leaking. The srne1l of sewer is very evident. As I move
through the crawl space in a rdesterly direction there are numerous sel^7er
plumbing leaks that are dripping into the crawl space. Continuing on' aE
the very far wesE end, being directly under the Units 13 and 14' there is
stagnant water, raw setrrer, mildew with growth on it entirely across Ehe
gtrucCural members. These structural members beamed, appears to be a TJI
Eype of floor joist. There is deflections in a lot of these possibly due
to the moisture content dorm in the crawl space, causing the wood Eo actually
breakdown and sag, The area under Units 13 and 14 is completely engulfed
in mildew vrith grorrEh. There is absolutely no ventilation in the enEire
crawl space.
I'NIT I.{ALK- THROUGHS :
Unit 1: Tile floor is coming up. Mildew on ceiling. Sheetrock damage,
taping falling off. Lens cover needs to be replaced over the vanity. We
cannot gain access to the bedrooms at this time.
Unit 2: The only place that looks as Ehough ir might be distressed is down-
ward movement on the center bearing wall right below the areas of Ehe units
-2-
thaE have the structural stress. There is a hole in the sheeErock. Thereis water damage in che kitchen area.
Unit 3: The kitchen has an area of the wall that has been burntstove. Looks like someone had overheated it. The bathroom areahas been deteriorated, shows signs of vrater damage, slight mildewlens cover over Ehe vaniEy is nelted probably due to too high of atured bulb in there. The sink is cracked. There is a hole inunder the light switch.
f rorn the
ceiling
and the
E empe ra -
the wal1
uniE 4: The living room area has some fairly large r^raEer stains, and fire
EaPe has been removed. Obvious leaking in this area. There are some cracksin the sheetrock in the hallway going towards the bedrooms. BaEhroom areahas a hole in the wall under the light switch. The light switch looks likeit has some signs of noisture in it. ceiling has spots of rnildewing anda fairly good size crack over the doorway, entering the bathroom. The tilein this area on the floor deeds to be replaced.
Unit 5: NoC occupied; the casing over the entry door is missing, Theelectrical breaker box panel has breakers hanging out, wires exposed andno cover plaEe' There is a hole in the corridor wall near the wesE bedroom.The appl-iances in the kiEchen are absenE. There is some signs of burningwhere the appliances \.rere. The bottom of the kitchen vaniEy where Ehe
dishwasher was has been leaking. Ttre floor in the vaniEy itself is missing.
Garbage disposal is missing. Faucets are missing. The east bedroom hasa fairly large leak at this time and is dripping onto the floor, saturatingthe unit below. The stain is approximaxeLy 2 feet by 4 feet. rn the closetcorridor area, there is a large hole that appears to be for lhe shower valvesto try to stop a leak of some sorc. The ceiling in Ehe baEhroom has mildewand some deterioretion. cover over vanity is missing. Hole in the wallby the lighE switch, The heaEer heat shield is missing in the living roorn.
unit 6: unoccupied; there is a paEch in the living room from a previousleak that has been fixed at this time. Outside light needs some aEtenEion.
The bulbs are just hanging from the wires. The globe needs to be replaced.
The floor of the vanity over the kitchen sink is gone due to a water leak.Ttre sheetrock behind the vanity is deteriorated. Bathroom has had a waterleak, it is not leaking at this time, but the sheetrock is deteriorated.There is a hole exposing the plurnbing and framing. Hole in the wall nextto the I'ight ewitch. The sink is cracked. The floor under the vanity isdeteriorated and gone and the tile needs to be replaced.
unit 7: The front door hinges are not working properly. There is a largehole directly over the front entry. water stains throughouE the livingroom area. Fire tape is sEarEing to break loose. Kitchen vanity bottomgone, back of the sheeErock is deEeriorated and Ehere is another large,warped piece of sheetrock in the kitchen area. The sink vanity had wacer
and has fallen out. Ttrere is rnildew over the shower area, Ehere is a holedeteriorated through to the strucEure areas. The bathroom sink is not clean
and is cracked. TiIe needs to be replaced.
unit 8: rn the bathroom of this unic the sheetrock needs Eo be replaced.ft is sagging and has waEer damage from the uniE above.
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UniE 9: Cannot gain access
Unit 10: Occupied; Water stain in living
is bellying, fire Eape is coming apart.
back wa11 is deEeriorated. The bottom of
bathroom is in pretty good shape, but has
have been leaking.
room, sheetrock in the hallway
Kitchen vanity by the sink; the
the vaniLy is roEted out. The
a Datch vTere the rest of them
Unit 11: Unoccupied; electrical box has live wires and breakers hangingout and has no cover. vanity bottom in kitchen under Ehe sink is rotEed,
Also, the fire tape is hanging again in Ehe kitchen area due Eo a v/aLerleak. The bedroom egress window is broken appears that iE doesn't work.
Bathroom vanity partiwall is deEeriorated and mildewed and the vanity is
soggy and broken. Trash and debri throughouE thaE uniE.
Unit L2z There i-s a very distinct odor of mildew in the entire unit asyou enter it, the window has mildew on it, The kitchen sink vanity boEEom
is moist and deteriorated. In Ehe ha11 ceiling the sheetrock is moist andthe fire EaPe is missing. The bathroom ceiling is deteriorated, with moisture
throughout the bathroom, there's holes and rnildew growing. Bedroom wall
by egress window is mildewed around the entire north wall of extending all
the way to the closet area. Moisture level in here is very high.
unit 13: The entire uniE needs Eo be gutted as far as the sheetrock. rEis nildewed through the fire rated including Ehe ceiling. The wa1ls arekicked in. There is open framing throughour the entire kiEchen, corridor,bathroom. There is a collapsed vanity. The common wall between the uniEs
as well as from the unit above show signs of water dripping inside the wall.This is a leak that is in the bathroom area. The electrical outleEs areaL1 ful1 of rust and mildew. Tlte entire electrical, af t.er Ehe sheeErockhas been removed needs to be inspected due to the moisture inside. Thereis mold growing in all the electrical boxes. There is a gronth of moldand rnildew growing approximately 32 feet up all walls through the unit.The unit above will probably have to be evacuated due to sanitary conditionsand fire rat ing.
unit L4.. This ic an unoccupied unit a! the norEh wing of the building,first floor. The humidity in here is tremendous due !o a leaky plumbingpipe in the bathrocm area, under the kitchen sink there is a waEer leakthat is doing damage to Ehe floor below it. Also Ehere are holes in thesheetrock in the kitchen due to water damage. Bathroom ceiling is startingto deteriorate. rt is mildewed. The floor has water damage. There ismildew around lighE switches, around the tub area, eEc, Ehroughout the unit.
Unit 15r Occupied unit. The kitchen has fire Eape moisrure and the ceilingareas has sheetrock falling apart. on the back wa11 on the vaniEy end oithe sink is deteriorated and moist, the bottom of the vanity is soggy andcollapsed. Bathroom area has some recent sheetrock that has been insEalledit aays type x sheetrock and has not been fire taped yet. There is somesigns of attempEs to repair this area although the repair is noE compleEeat this time. A1so, in the ha1l\.ray there is some areas that look like thevhave been wet, a few stains and tape missing. There is a small sEain i;the living room area. The heat shield for the heater is missing over thezone valve.
-4-
uniE 16: unoccupied. under the kitchen sink the vaniEy bottom is againsoggy and deteriorated and collapsed. The sink continues to run in thekiEchen. Bathroom area also has a hole exposing the sEructural membersand some of the electrical wiring, under the bathroon vaniEy it is verymildewed and the vanity is soggy and collapsed. There is also a hole inthe wa11 by the lightswitch, rn Ehe closec in the bedroom at the froorline there is moisture coming up which is mildewing some of the wa11s inthere .
unit 17z unoccupied. rn the kitchen the ceiling is sagging again due Eomoisture end vTater leaks. under the kitchen vanity there is mildew up thewa11, the vanity bottom is completely rnissing. The garbage disposai haswires hanging out of it. Bathroom area shows rdater leaks with growth andmildew around the water closet. The rest of the bathroom looks like itsin pretty good shape. The entry door is in bad shape,
unit 18: The entry door lock is danaged, the key doesn't work so we cannotgain entry into Ehis unit.
Unit 19: Occupied. The kiLchen ceiling area over the kitchen sink is moist,sheetrock is drooping, fire tape is coming loose. The kitchen sink runsconEinously. Underneath in the vanity area is r.7eL, moist and deterioraEed.Ttre bathroom vanity area is mildewed and has deteriorated sheetrock, moisE,col]'apsed, and has standing water on the floor from a leaky valve. watercontinues Eo run in the sink. There is a hole in the wall above the lightfixture by the vanity.
unit 202 Entry door looks like it has been kicked in at one point. Theceiling in Ehe bathroom over the tub is wet, moist, has some grov/Eh, Ehesheetrock is actually coming loose from the structural members. There isdeterioraElon around Ehe base board area on the f1oor. The tile needs Eobe replaced. There is some evidence of water leaks and deterioraEion aroundthe water closet in the bathroom. It appears chat there has been some v/aterleaks in the kitchen area the fire tape is starting to pull 1oose. underthe kitchen vanity again the bottom of the vanity is moist and gone. Thereis a section of sheetrock cut 4way in the kitchen due to a \{ater leak.This area is about 2 X 3 foot, there is rraEer stains throughout the kitchen.The other parts that havenrt been removed are sagging and mildewed. Thekitchen sink faucets run continously and cannot be shut off. Mildew isup the back wall above the vanity, again the vanity bottom is again missing,wet and deteriorated. rn the bathroom Ehe tile floor needs to be replaced,it tholts signs of deterioration. Along the sheet rock above the bathtubis deteriorate4 the ceiling is mildewed and appears that a ne\^r patch hasbeen put in this area. The same location as all other units,
Unit 21: The bathroom faucec continuesis again sogBy, behind Ehe water closet
Eo run, the bathroom vaniEy bottom
iE is i,re E and milder,red up Ehe wall.
Vrrtt 22t No apparent problems
Unit 232 The ceiling in the kitchen
contents, stains, holes were poked to
area is drooping,
relieve rhe vrater
obvious mo i s Eure
Dressure in tha t
-5-
area. under the sink is mildewed up the the bottom of the sink, the vanitybotton is wet, soggy, and rnissing. The garbage disposal has electrical\tires that have been spliced together in this area. The center wall betweenthe kitchen and the hallway is starting to show signs as in the other unitsof settlemenE in this area. The bathroorn tub faucet continues co run quitealot, there is alot of moisture, the sheetrock is falling loose around theshower areas. The fire tape is missing. There is sorne mildew and saggingsheetrock. underneath the vaniEy is mildewed, faucet conEinues Eo run, thebottom of the vanity is deteriorated and collapsing.
unit 24: This unit is also settling, and the center wa11 between the t\,robedrooms is screEching away, same areas as the one next to it. Bathroomhas a hole 1r x 3'in the ceiling exposing Lhe strucEural members of theunit above. The center wall in Ehe living room between the kitchen hallwayis se t t led.
unit 25: Ilorrible srnel1 of sewer gas. There is seEtlement in the kitchenarea. The floor sags approximately 2 inches and there is open electricalwiring from the dishwasher hanging on the f1oor. carper is mildewed andsoggy on all urain traffic areas. rn the bathroom there is sevrer leakingfrom the upstairs unit into this unit. There are al-so mushrooms growingalong the baseboard area. There is a large structural settlement in oneof the bedrooms. rn the closet of the adjacent bedroom there is a good3 inch gap of floor settlement, obviously some sEructural failure in thisarea. This entire unit should be invescigated from underneath Lo find out
trlha t causes Ehe settlemenE. This could be severe.
Sewer running from Unit 25 is backed up into the crawl space of the southwestend of the building. There have been unsuccessful attemps to shore up Ehecollapsing floor. There are some signs of the plumbing running somer^rhatin the wrong direction in some of Ehe pipes and they have been moved. Theoverall plumbing under here does not look good. The r.rho le underside iswet and dripping.
unit 26: Has structural stress. rt appears to be lessening toward thefar north unit on the end of the courplex.
Unit 27: Also has structural stress in the same areas.
Unit 28: Same structural stress as in 26 and, 27
unit 29: This is Ehe resident manager's unit. rE has some apparent setEle-
ment problems in the floor strucCure and shows signs of scress.
unit 30: This unit has distress in the ha1lways, midspan of Ehe bedrooms,around and including up to the baEhroom area, showing signs of structuralsettlement of some sort. This appears to be down in Ehe subsLructure andis occurring at the entire end of the building.
unit 31: occupied. The living room area shows some signs of a liEtle bitof sheetrock collapsing. on the wall between Ehe kitchen and the hallwayare again starting to pul1 a!,ray from the frame work. possibly seEtlingof the floor as in all other units. under Ehe kiEchen vanity is exposedwires which are rnerely Eaped Eogether. Tape is missing, Ehe vanity bottornhas deteriorated and fallen out. The bat.hroom area isntE in too bad of
-6-
shape, although there is some
over the vanity is nissing,
signs of sEaining on the cei l ing. Lens cover
unit 32: same settling on the cenEer wal1, stretching, sizable sErucLuralproblens, has been patched on several occasions, appears to be getting lrorseas we go toward the r.resE of the building.
unit 33: Bathroom ceiling needs to be replaced, shows signs of disEress.Plurnbing pipes and valves to the bathtub are loose in the wall. The Eoiletcontinues to run. This unit also sholr recent signs of stress along thekitchen wal1 and basically the same scenarios of Ehe rest of the units.Also the cover for Ehe EhermosEat is missing. The cracking is starEingto stretch along the hallway and there have been attempts to patch it onoccasions.
uniE 34: This uniE is also showing the same settlement along the kitchenwarl. The center wal1 areas have had attempts to be patched. There isstretching and putling apart. The light fixture in the kitchen is hangingmerely by Ehe wire nuEs. This needs to be secured in place. There is abad 1-ight fixture in the bedroom. Bathroom fan filEer is complete plugged.Light over vanity needs a lens cover. Light fixture over dining area notsecured to J-box.
unit 35: occupied. The garbage disposal under the kitchen sink is hooked
uP \tith taPe and has exposed wires. The bottorn of the vanity is deteriorated
and collapsed. The bathroorn ceiling around the exhaust systems shows mildew,sagging' and the tile floor is coming away from Ehe wall and has no baseboard.This needs to be replaced. This unit also has a little biE of settlingin the area between Ehe kitchen and Ehe hallway.
unit 36: occupied: Kitchen sink continues to run hot water, again thevanity bottom is wet and deteriorated, the garbage disposal has exposedrdires' some settlement between the kitchen and the hallway in this unit,The bathroom appears Eo be in preEEy good shape although Ehere are someatains and tape coming apart. The settlement beEween the wall and thebathroom is quite severe, probably tr,ro Eo three inches in this area, you
can visually see that the floor is settelj.ng in the bathroom. The hallwaylooks as though everything is moving downward at that point.
unit 37: occupied, vanity boEEom under the kitchen sink is gone. Exposedfraning is visuat, noisture and mildew growing in the hallway. rn thebathroonr area the wal1s are stained and rnildewed. Fire taping is drooping,and evidence of waEer stains and leaks behind Ehe water closet. T"trere isa hole in the wa11 behind the light fixEure, Ehis shows signs of mildewaround the elecErical ouElets, a smal1 hole in the wall. sheetrock issaturated causing che elimination of fire raEing.
unit 38: occupied; the only problem noticeable is EhaE Ehere are someaeParations at the ceiling line around Ehe kitchen. The sheetrock has beencracked in the hallway to Ehe bedrooms. There do not seem to be any severewater or sewer problems.
unit 39: occupied. EnEry door is not identified. under the kitchen sinkvanity is mildened, Ehe P trap is held cogether by a c clamp. The bottom
-7-
of the vanity is soggy and collapsed. There is some sagging in the ceilingareas. There appears to be a water leak that Ehey poked holes in Eo relievethe water. water is not dripping at this time. The bedroom ceiling hasdeflected possibly 6 Eo 8 inches. There is obviously some water or someother unknovm problem going on. SheeErock around Ehe kitchen in the corridoris also sagging, bathroom area also has sagging, mildewed sheeErock. Thetile floor needs to be replaced. Mildew under vanity and the boEtom ismissing, evidence of moisture running dor4rn the wal1 next to the kitchen.This is in the same area where we talked about the sheetrock cracking.There is sheetrock broken loose by the entry door and the fire tape itstarting to sag.
unit 40r Occupied; there are slight cracks in the hal1way. The bottomof the kitchen sink vanity is soggy and collapsed. sorne mildew in thisarea. The bathroom area has had new sheetrock put on recently but is nowstarting to settle and there is moisture evident. Under the vanity thereis considerable rnildew and is soggy.
unit 41: occupied; there are some holes in the ceiling, but look like tenantdamage. The wall between the kitchen and the hallway is showing signs ofsettling. The vanity under the kitchen sink has exposed wires which wereattempted to be taped. The boEEorn of the vanity is missing. Bathroom areais in fairLy good shape with the exception of a leaky faucet.
Unit 42z The wal1s around Ehe corridor between the kitchen and living andbathroom are showing same sign of movement stress d.ownward. There is ahole in the wa1l in the living room, some water leaks patched in the bathroom.
unit 43'. unoccupied; vanity bottom under kitchen sink is gone. Mildewunder the bathroom sink, saggy vaniEy bottom is deteriorated and collapsed.This unit is not in real bad shape although there are signs of seEtlement
between the kitchen and corridor area.
UniE 44: Manager does not have a key to this unit.
unit 45: occupied; vanity under the kitchen sink is soggy, deterioraEedand partially coLlapsed. There are signs of settlement between the kitchenand hallway area. rn the bathroom area, the ceiling is drooping aroundthe exhaust fan. Also, there is some signs of deterioraEion in the sheeErockbehind the water closeE. There is a hole in the wall by the light switch.
unit 462 Occupied; this unit does show some signs of settlement. ThesettlemenE is a Little more than the rest of the units in question. Firetape is coming off the walls. The froor is seEtling, you can see it visually.vanity bottom under the kitchen sink is deteriorating, collapsed and tas
some mildew. Kitchen faucet conLinues Eo run hot water and cannot be shuEoff- ceiling in the baEhroom is drooping and showing some signs of mildew.The tile on the floor needs co be replaced, settlement in Ehis unit isquiEe severe. The ceiling in the living room area has a rippling affec!to it, possibly due to the settling.
unit 47: unoccupied; in the living room area the ceiling is sagging consider-ably and does shor.r some signs of moisture coming Ehrough at the fire tapes.
-8-
The vanity floor bottom under the kitchen sink is deteriorated and collapsed.The faucet fixture is not secured and there are some signs of deteriorationunder this area. There are some settlements between ihe kitchen and thecorridor, buE not as severe as the uniE nexE to it. There are some cracksdue to the pulling of Ehe wal1s going in a dorrnward movement, rn Ehe bedroomaree there are some stains on Ehe ceilings that appear to have water damage.The bathroom area has mildew growing around the fan and a riEEle bit ofdefrection in the sheetrock. There is a water leak and scain. There ismildew behind the back of the r^rater closeE.
unit 48: Entry door has been kicked in and Ehe door jamb is totallydestroyed. There is a very, very rarge seEtremenE in this area pullingaway. Same with the area from the kitchen all the way to Ehe baEhroom walls.Entire length of the living room wa11 is also pulling away approxirnaEely2" and the floor is settling and you can see this visualry. This uniE hasa 1itt1e different seEElement than the others, extending back to the bedroomwalls in both directions all the way through all the interior walls of thisunit. rnside the bathroon, settling is obvious in this area. BathroomcloseEs continually running. The vanity bottom, again, under the kitchensink is collapsed, deteriorating and has mildew growing up the walls.
unit 49: Occupied; this unit has the same cracking around the kitchen wallsto the corridor wa11s, extending back to the bedroom wa11s. The bathroornhas arater stains and the area behind Ehe shower is deteriorated and isstarting to mildew' The vanity bottom is not in real good shape and thefaucet continually runs. The lens cover over the vanity lights are missing.Apparently there is no access Eo the tie rding between the north and thesouth wings of the building. we have discussed that they \^'ill obEain adiaroond blade to cut through the topping so they can provide an access tothat crawl space.
unit 50: This is right above unit 25, The baEhroom sink is not drainingand as there is no way Eo shuE Ehe r,iater off, it is running continuously:There is some deteriorating sheetrock in the baEhroom, causing the ceilingto come apart. The lighE fixEure has been damaged above rhe vanity andshows some signs of overheating and gelting. There is mildew and cracksthroughout the bathroom area. The settlement EhaE was occuring in /125 isetil1 obvious here -- Ehere are sEructural problems in the foundaEion cravzlsPace area.
unit 5l: This is an uooccupied unit that is in need of some major repair.The kitchen had a water pipe leak that appears to have been repaired. ThesheeErock has not been restored in this unit. The closet area sheetrockneeds to be removed and replaced due to mildew and water damage. The sameItith the entire bathroom. The ceiling in the baEhroom is wet. Electricalpanel plate is nissing and needs to be reinstalled. The plumbing is noLin good shape and there is some settlement is this unit also-
unit 52: There is some struccural damage in Ehis unit. rt is in poor shape,dirty and trashed. Bathroom has water damage in ceiling area, sheetrockaround shower and above tub needs to be replaced. This unit is used primarilvfor storage. llindows are boarded up.
-9-
Unit 53: Only problem we see is in the bathroom area.and the ceiling has mildew and apparent water darnage.stains in Ehe living room area. The entrv door iamb
aDart .
The floor is d irty
There are some water
is busted and torn
unit 54: This is being used as an office space. rt is fulL of storageand a smaLl office desk. The kitchen is totally destroyed. Fire raEingsheetrock problems, slight amount of mildew and a definaEe sag in Ehis areain the floor sysEem. Earlier this floor system was assumed Eo be a slabon grade, but after seeing a sag in Ehe floor further investigation \.ra smade and it was determined thaE someone had cut and accessed a hole in chisfloor and ordered this to be opened. upon opening Ehis haEch, we foundthat all the structural members are deflecting quite considerably, being3" or more. Also, therers approximately 6 - 8'i of standing mildew andstagnant water. We are not sure if this is fresh water or i.f it is sewerthat is leaking in here. There are obvious leaks coming into this spacenow. I will not go down in this space due to unsanitary conditions at thistime.
This concludes the walk-through on the units at Fall-Line Apartments.
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Addendum to Conditional-
Use Appl-ication
A. Nature of Proposed Use. The proposed use for the FallLine Aparffing in 3ne-week intervals. An
owner of a time share unit will have a fee simple interest in aspecific unit for a specific week. As oerner of that week, he hasthe right to use, rent or exchange the week at otherparticipating tirneshare projects throughout the worLd. Inaddition, the owner can exchange his week at Fa1I Line for
another week in the same category as his week (i.e. a winter weekfor a winter week) as long as a unit is avail-able for usage.This a1lows flexibility for a person who canrt or doesnrt want totake the same vacation week each year.
The usage is compatible with the surrounding properties, in that
much of the surrounding property is short termed (i.e.
Coldstream, Millrace, and Park Meadows), In addition, the
Cascade Vil-lage area with a major hotel , commercial space,
educational- facilities, athletic club, and anticipated ski lift
has created a third village area for the Vail guest which willadd a dimension to Vail Village and Lionshead.
The operating characteristics of the project will be no differentthan other time share projects in town, or other project,s thatare short termed.
B. Site Plans. A Site plan is attached showing the currentimprovemenE, pEffifng layout lnd landscaping. a sit6 plan isalso attached showing proposed modifications to the above. The
new site work will include improved drainage (underground andsurface), additional landscaping and a new parking lot layout.
C. Elevations. Photographs are attached showing currentelevationffiposed elevalions are also attached to showrenovations. Exterior remodeling of the buiJ-ding will include a
new color scheme, new roof, new siding and trim, new coveredstair towers, new balconies, new windows and doors. Interiorremodeling of the building will include an additional bathroom inthe two bedroom unit, new kitchen and bathroom fixtures, cabinetsand countertops, new appliances, new doors and hardware, newcarpet and floor coveringsr n€w light fixtures, general repairand painting and all new furniture.
D. Other Information.
1. Parking. Currently there are 51 parking spaces on
site for s4 em[G-yee trousing units. This proposal ca]-ls for the
same 51 parking spaces but in a reconfigured format for 53 units.
In reviewing parking usage for time share projects in this area'
two projects were consulted:
a) The christie Lodge. Two hundred and
eighty spaces are provided for 280 units.
Approximately 35t of the parking is
utilized by the timeshare or{tner or guest.
b) Streamside. Eagle County has reduced
6-e pffi'g requirement for streamside
from two and a hal-f spaces per unit to one
and a half spaces per unit because of
Streamside's documentation showingparking usage by a timeshare owner.
According to a former representative for
Streamside, approximately 50t of the owners
arrived by automobile and utilized aparking space. This usage is comparable
with hotel parking in vail , which shows
approximately 50t usage by guests.
Parking for on-site saLes will not create a problem, in that most
sales will be generated off-site (meaning outside the Town ofVail) and the busiest period of on-site sales activiLy will be in
the beginning when there witt be only a few owners using thefacilities. Streamside, which is a much larger project than the
proposed project, generates approximately 80 walkthroughs a week
or an average of 1l or 12 per day. Presentations are spread
throughout the day so generall-y very few parking spaces wiLl be
needed for sales.
2. Recreational Amenities. A new recreation amenitiesfacility wilL ffie following will beprovided:
a
b
c
d
ef
s
New front desk and lobbv area.
Swimming pool.
Spa/ lacuzzi-.
Steam room.
Sauna.
Recreation room and lounging area.
Shower facilities.
All recreation facilities will be restricted for owner or guest
usage. No outside memberships wiJ-J- be sold and no owner will beable to use the facilities except during his stay at the complex.
Obviously the greatest winter amenity is skiing and with the
proposed lift at Cascade Village, the project wiLl be able tooffer skiing access without use of private or publictransportation. Pedestrian access is achieved from the project
through Glen Lyon to the l-ift. The owner or guest can alsoreturn to Cascade Village by ski trail, ski over the bicycle pathto GIen Lyon and return by foot a short distance to the project.
During the summer all of Donovan Park is available atdoor of the project. Untike most visitors to Donovanprivate or public transportation wilL be need.ed by anguest of the project.
Very few projects of any kind in vail will be abte topublic and private amenities that the proposed projectwithout the use of private or public transportation.
the frontPark, no
owner or
offer the
can,
3. Marketing. The marketing of the project willentail- many fadffiEfi'e of which will be:
a) Media Adve!tl5!g.. This form of marketing
@per ads offering familiesthe opportunity to spend a mini vacationin Vail to become farniliar with and enjoythe facilities availabe in the Vail area,
and to attend a saLes presentation aboutinterval ownership. Typically, these adsare placed in papers in Colorado, Kansas,
Nebraska and Texas. In addition, other ads
may detail- the benefits of interval owner-ship and offer prospects the opportunityto find out more by calling the listed
telephone number.
b)llailings. These mailings will offer the
same benefits to a prospective purchaser
as the media advertising described above.
Whil-e the media advertising hits the publicat large, the mailings differ, in that theyare specifically mailed to pre-sel-ectedfamilies in general age groups (between
32 and 47 years of age) and a
minimum income leve1 (approximately
930,000 to {19400 _ per year) in orffioGc-n a qualTffirolpecl. These mailingswill typical-ly be used in Colorado, Kansas,
Nebraska and Texas. No local mailings will-be done, in that the residents of Vail willnot be general-ly interested in the project.
A typical mailing would be a quaLity phamplet
containing a general brochure on Vai1, a
brochure on vacation ownership' a brochure on
answers to freguently asked guestions about
interval ownership, and a brochure on theproject itseLf.
c) Broker Referrals. while no broker or sal-es-
man would be expected to do a salespresentation or do a showing of the project'
a referral fee would be paid to brokers or
salesmen for procuring an ultimate purchaser.
d) Owner Referrals. Once the project sales
program-Ts unEr way and sales have been made,
an owner wilL be able to invite guests to
stay at the project and to attend a salespresentation.
e) fndependent Marketing Companies. The
c different
shows (Sport, Boat and Travel- Shows, Home
Shows, and Fairs, etc.).
f) Telephone Advertising. Telephone advertising
@ place on the front
rangie where people are hired to telephone aqualified prospect (as in the mailingsadvertising above), to offer the salesprospect an opportunity to attend a present-
ation.
S) Information Office at the Marriott. Anr Mark Resort
may be set up to disburse information and
brochures to offer an opportunity to attenda presentation. The Marriott would obviousJ-ybe consulted for their consent.
While the use of "thank you gifts" and paid for mini vacations
may be used in a portion of the advertising program, no deceptiveadvertising or promises will be made. Deceptive promises andpractices have had some short term success in other time shareprojects, however, the effects have been short lived and mostprojects are now abandoning such practices.
The applicant is wi11in9 to restrict its advertising program in
such a manner so that no advertising activity wiLl take place onpubl-ic property. Any advertising taking place on privateproperty will have the consent of that owner.
Prior to the conmencement of any advertising program a detailedoutl-ine will be submi-tted to the Town staff for review and
collunent.
In summary, the time share industry has been criticized for its
"marketing excessest' and. ttboil-er room't sales presentations and
some of these probJ-ems continue to exist. However, with all butfour states now regulating the industry and with Colorado now
having a five day recission period for a prospective buyer to
cancel his purchase, such techniques are diminishing. Thenarketing of time sharing is changing with the likes of Disney
WorJ-d, the Marriott, the Holiday fnn, the Sheridan, and Vail
Associates at Beaver Creek entering the field.
4. Detail-s of SaLes Proposal-. Weeks will be sold in
one week interv ks will be sold per unitwith 53 units available for sale. Units will be brought on linefor sal-e 4 or 5 at a time and until those units are sold out, no
new units will be made available. Sal-es personnel are to begiven so many winter, summer and shoul-der weeks to sel-l- and onceagain are not issued more weeks until all are sold. In this
manner, which is now customary in the industry, a project doesnot sell out all- the prime weeks while 508 of the project remainsto be sold.
5. Management. A management contract will be enteredinto between tEEl6Fi?f association, a non-profit corporation
and an entity set up by the applicant or other professional
management group. This agreement will contain among otherthinos:
a) The general purpose of the agreement will
be to provide a broad and complete plan forthe management and maintenance of the projectfor the purpose of relieving the members,officers and directors of the associationfrom the day to day responsibilities of
management as delegated in the time share
documents.
b) The manager will have the exclusive right to
manage and maintain the project. The managlerwill appoint a generaL manager to overseeoperations, however, the selection of suchgeneral manager will be subject to associationapproval and the retention of the general
manager sha1l be subject to annual review bythe association.
c) The standard of management shall be eguivalentto that maintained by the best condominiumprojects in Vail . The duties of the managershall include the followinq:
1. Fiscal Management.
a) Prepare an annual operating budget de-
tailed to refl-ect expected operations for each
month.
b) Prepare budget projection for five (5)
year sinking fund reserve for capital expen-
ditures.
c) Prepare monthly operating and cash posi-
tion statements includinq reserve account state-
ments.
d) Analyze and compare operating receipts
and disbursements against the association's
approved budget, explain variations from budget
and suggest corrective action.
e) Collect the annual assessments from
association members, the monthly maintenance fee
expenses and special assessments, if any, chargedto association memberst and maintain compre-
hensive records thereof. Establish individual
checking and sinking fund reserve accounts, asdirected by the Board of Directors of theassociation. A11 funds collected by the managerfrom, or on account of members of theassociation, shal1 be deposited in a commercial
bank account specifically established to handlefunds of the association or in an incomeproducing account on behalf of the association.
No commingling of funds will be allowed and all
employees of the manag'er will be bonded.
f) Mail notices of del-inquency to any memberof the association in arrears, and exert reason-able effort to collect delinquent accounts.
S) Examine all expense invoices for accuracy
and pay all bills in accordance with the terms ofthe applicable agreements.
h) Prepare a year-end statement of opera-tions for association members.
i) Maintain complete books and records ofthe project in accordance with generally accepted
accounting procedures.
2. Physical Management. The manager wilLprovide the supervision for all interior andexterior repairs incLuding the following:
a) Sewer and water service.
b) Unit interior repair.
c) Garbage service.
d) El-ectricity and bulbs for common area
lights and interior l-ights.
e) Maintenace of walkways.
f) Trimming of trees and shrubbery as may
be required.
g) Removal of leaves and tree cuttings.
h) Cleaning of parking areas.
i) Repainting of parking guide lines as may
be requJ-red.
j) Mowing and edging of grass in common
area.
k) Fertilization of grass and shrubbery in
conmon areas.
1) Painting and maintenance of all outside
areas of the structure of the project as may be
needed.
m) Cleaning of common area rooms and
recreational facilities.
n) Maintenance of driveways and outsideparking areas which are part of common eLements.
o) Maintenance of the exterior of the struc-ture and roof of the structure of the project.
p) Maintenance and cleaning of the sidewalksin and about the project grounds.
S) Maintenance and cleaning of the garbage
and trash areas.
r) Servicing and maintenance of the centraltelevision cable system.
s) Maintenance and service of the project
facilities, including but not limited to, guest
facilities, desk facilities, porter and bellhopfacilities, manaltement office and relatedfacilities.
3. Administrative Management. The manager wouldprov service including
the followinq:
a) fn"p..t contractual services for satis-
factory performance. Prepare any necessary
compliance letters to vendors.
b) Obtain and analyze bids for insurance
coverage specified in the bylaws of the
association and recommend modifications or
additional coverages. Prepare cl-aims when
reguired and follow-up on palmenti act as theassociation's representative in negotiating
settlements.
c) Exercise close liaison and supervision
over all personnel to insure proper operational
maintenance and to promote good management-
rnember relationships.
d) Act as liaison for the association in
any negotiations or disputes with local-, federal
or state taxing agencies or regulatory bodies.
e) Exercise close supervision over hours
and working conditions of employed personneJ- toinsure compliance with wage and hour and work-
ments compensati.on laws.
f) Assist in resolving the problems ofindividual members of the association as thevpertain to the association.
d) Term. The term would be from year to year witha-cancellation clause of 90 dals prior to theexpiration of the calandar year.
e) Management Fees. The manager would be paid anonthly fee for its services.
In summary, the manager of the project wouLd be providing the
same services as any manager for any condominium project excepthere the service Level is more intense and administrative dutiesare more time consuming.
6. Budget. The preliminary budget would be as setforth on the atta'6Ed exhibit.
7. Transportation. A private van would be maintainedior the projecE.li--aEiliffii-to puttic transportation provided forthat area. A pedestrian and emergency vehicle link does exist
between Cascade Village and the pioject. The applicant would bewilling to share in the cost of any improvements to such accessalong with the other users of the easement.
8. The following time share projects are currently inthe Vail and Avon area:
Christie Lodge. Christie Lodge is composedof 280 units and 35 units remain to be sold.
The anticipated seII out should be by wintersend. The pricing ranges from approximatel-y
$6,000 to $12,000 with an averaqe price of
$8'500 per week.
b) Stqeamside. Approximately 250 weeks remain6ie-soni in the third luifaing and 33 unitsin the newest building are presently beingreadied for marketing. The prices rangefrom $6,000 to $13,000 in the third buiLdingwith an average price of approximately
$11,000. A special discounted price wasoffered for the third building to sell the
remaining weeks. The newest building will bepriced between $6,000 to $23,000 per week(The higher price reflecting the availabilityof a 3 bedroom unit). The last building yetto be constructed will contain 39 units.
c) Sandstone Par!. Approximately 300 weeks remain6-Fe soiEEprices comparable to streamside.
Another phase can also be built at Sandstone.
d) Appollo Park and Wren. The projects have been
@sales remaining.
(Beaver Creek time sharing has not been addressed, inthat their product is much higher priced andbasically competes \dith wholly owned condominium
sa1es. )
a)
9. Pricinq for Fall Line. Prices wiLlapproximatery ffiinancing wilrthen market rates for 808 to 90t of the purchaseof 7 years.
range from
be offered atprice for a term
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VAIL TOWN COUNCIL
REGULAR MEETING
TUESDAY, DECEMBER 3, 1985
7:30 p.m.
EXPANDED AGENDA
Approval of 0ctober 25, November 5, 19 and 2? Minutes
2. Booth Creek Tot Lot
17:30
7:35
Kristan Pritz
7:,50 :
Steve Barwick
.
8: 15
Larry Eskwith
8: 20
Steve Barwick
Approve/deny the construction
proposed wjthin the $10,000
Background Rati onale: The Va'i 1 Metropol i tan Recreati on
ffi10,000 to construct a tot lot adjacent
to the tennis courts at Booth Creek Park. Two public
meetings were held with residents in the area. At the
second meeting, a majority of the people voted to construct
the playground. Some resjdents were stiil concerned about
the impacts of the playground on their neighborhood. The
staff met with the VMRD on November 14 to update the members
on the work completed for the piayground. At that time, the
VMRD decided that they wouid still be in favor of committing
the $10,000 for the tot lot in the Booth Creek area. The
members agreed that it would be appropriate if the project
continued through the normal Town Council review process.
Staff Recommendation: The staff is recommending that the
@cted adjacent to the tennis courts.
Even though we are reconmending approval , we do feel
strongly that the neighbors' feelings who live adjacent to
the playground should be considered in the design of the
project. Please see the enclosed memo and minutes from our
two-publ'i c meetings to read in more detail the comments made
by residents.
3. Ordinance No. 30, food sales tax on second read'i ng
uested of Counci l : Approve/deny Ord inance No. 30 'on second readi ng.
Background Rationalq: The removal of the exemption of sales
ffived at the last meet'ing on first
reading and is a part of the adopted budget for 1986.
Staff Recommendatjon: Approve 0rdjnance No' 30 on second
read ing.
4. 0rdinance No. 28 regarding larceny on second reading
Action Requested of Council: Approve/deny Ordinance No' 28
on second read'i ng.
Background Rationale: The State laws changed on allowances
ffi fines for those convicted of larceny.
This ordinance would put the Town of Vajl in conformance
with the allowable limits set by State law-
Staff Recormendation: Approve 0rdjnance No. 28, Serjes offfiing.
5. Ordinance N0.32, 1985 supplemental appropriation ordinance,
first reading
of Courlc'! 1: Approve/deny Ordinance No. 32,
Action Requested of Council
of the Booth Creek tot I ot
budget donated by the VMRD.
Acti on
Series on fjrst reading.
8:30
Rick Pylman
o. nn
Rick Pylman
Background Rationale: As has been djscussed over the past
few months a number of items such as increased insurance
costs have required that we consider supplemental
appropri ation for 1985. The supplementa'l approprjation
ordinance proposed for first reading at the Evening Meetingwill be presented as well as the total financia'l report for
the Town.
Staff Seco0mendation: Approve Ordinance No. 32, Series offfi9.
6. Fall Line Apartments Time Share Proposal
Action Reouested of Council:Approve/deny the applicant's
the Fal I Line Apartments as a timerequest for redevelopment of
share project.
Eackground Rationale: The proposal to convert the Fall Line
Apartments to interval ownership condominiums requires 3
separate approval s: 1) C. V. P. to a] I ow t'imeshari ng i n the
HDMF zone district; 2) condom'i nium conversion approvai; and
3) approval to amend SDD 7 to remove the employee hous'i ng
requjrements. t,Jhile Planning Commission recormended
approval , the Town Councj l has to review the SDD 7 amendment
and call uo the other items for review.
Staff Recommendation: Staff recommendatjon to the Planningffinial of the proposal . The Planning
Commission, however, recommended approval with conditions as
listed in the attached memorandums. The staff recom-
mendation is for denial , as presented to the Planning
Commission for the primary reasons of inadequate parking on
the site.
7. Amendment of Lease Parking Crjteria 0rdinance No. 31, Series
of 1985, on fjrst reading
ueste! o'f Cqqnqil: Approve/deny Ordinance No. 31
on fi rst readi ng.
Background Rationale: The 1977
updating to meet present needs
proposed are to accomplish thjs
Staff Recommendatigrl: Approveffing.
ordinance needs revision and
and goais. Revisjons
(see attached memo).
Ordinance No. 31, Series of
8. Resolutjon No. 35 adopting Policy Statement 85-7
CITIZEN PARTICIPATION
9. Town Manager's Report
i0. Adjournment
VAIL TOWN COUNCIL
REGULAR MEETING
TUESDAY, DECEMBER 3, 1985
7:30 p.m.
REVISED AGENDA
2. Booth Creek Tot Lot
3. Ordinance No. 30, Series of 1985, second reading, an ordinance amending Section
3.40.120 Statutory Exemptions of the Municipal Code of the Town of Vail by the
deletion from the Sales Tax Qrdinance of the Exemption for Food Sales.
4. 0rdjnance No. 28, Series of 1985, first reading, an ordinance amending Section
9.22.010 Defjnitions to provide that the Town may enforce its larceny ordinance
on the value of the pertinent property if less than three hundred dollars
( $3oo. o0 ) .
5. ordinance No. 32, Series of 1985, fjrst reading, an ordinance makjng
supplemental appiopriations from the Town of Vail general fund, open space and
capital ifrprovements fund, Vail tnansportation center operating fund, Dobson
ice arena iund, general recreation fund, recreation amenities fee fund, heavy
equipment fund, and debt service fund of the 1985 budget and financial plan fon
the Town of Vai1, Colorado; and authopizing the expenditures of said
appropriations as set forth herein-
6. Fall Line Apartments Time Share Proposal
l. grdinance No. 31, Series of 1985, first reading, an ordinance amending Section
18.52.170 of the Municipal Code of the Town of Vaii; providing for the changing
of the minimum lot size for the leasing of private parking spaces within the
Town from 10 to 30 spaces; eliminating a requirement that the private'l ot owner
have a lessee before applying for permission to lease said private parking
spaces; increasing the number of spaces a private lot owner may lease; and
prohibiting the liasing of spaces to businesses based outside the Town limits
of the Town of Vail; and setting forth details in regard thereto.
8. Resolutjon No. 35, Series of 1985, a resolution adopting Policy Statement 85-7
setting forth the intentjon of the Town Councjl of the Town of Vail to
encourige al'l interested groups of cit'i zens to join in the combined community
effort to address the important issues presented by the VaiI Mountajn
Deveiopment Plan and the 1989 !{orld Alpine Ski Championships
9. Resolutjon No. 36, Series of 1985, a resolution setting a new date for a pubiic
hearing to determine if certain territory proposed to be annexed into the Town
of Vail compljes with Sections 31-12-104 and 31-12-105, C.R.S., as amended, to
establish whether or not said area is eligible for annexation under the
Municipal Annexation Act o:f 1965, as amended.
10. Action on Lease for Vendetta's Deck
CITIZEN PARTICIPATION
1.\pproval of October 25, November 5, 19 and 22, L985 Minutes
11. Town Manager's Report
L2. Adjournment
VAIt VILLAGE SIUOY
VILLAOE PARI(ING COUI{I
OATE LOI)GE
TOTAL $ PARKING
O.U, SPACES RAIIO
str
II{/SI. OUT/SI.RENIAL
EUSES/ $ t
R.V. EII1PTY EIIPry
TOTAL
A.U.
tl
LOCAL
Avg. A&08uilding
Avg. Ai l Seasons
Avg. Apollo Park -
Avg. Cha let Road tt
Avg. Chapei rt
Avg. Charter 8us Lot *t
Avg. Christ iana
Avg. Cnossnoads
Avg. Edelweiss
Avg. First Eank Vail t
Avg. Garden of the Gods ++
Avg, Golden Peak *r
Avg. Holiday Inn/House
Avg. Kiandna/Tal isman
Avg. Lodge At Vail/South
Avg. Manor Vai I
Avg. Ore lJousa r*
Avg. Pepi's **
2/16 Ramshorn
Avg. Riva Ridge North
Avg. Riva Ridge South
Avg. Riverhouse
Avg. Ror,rhouses
Avg. Sitznark 81d9. +
Avg. Ski C'lub Vail **
Avg. Soccer Field )tt
Avg. Sonnenalp
Avg. Texas Tornhomes
Avg. Tivo li
2/16 lyrol ean
lvg. Vai l Associates tt
Avg. Vail Athletic Club
Avg. Vail Trails East/ltest
Avg. Vail Village inn
Avg. Villa Cort ina
Avg. Vil la Va I hal lalvg. Vil lage Center
Avg. Vor I aufer
Avg. 9ard Res idence
Avg. lli I lors
Avg. l{ren
t 'l nE
14 50 3.6
89 80 0.9
It
22
50I 30 1.4
1?5?0 31 1.6{ 36 9.011.5 39 2.0
13080 136 1.099.5 125 0.7132 t8t t. l123 190 1.5
1615.5 26 Ll
ln aq ,| ntv aa a.zr8 13 0.710 5 0.522 33 1.5'21 36 0.9
ta
8017 30 0.911 30 2.120 28 0.7l0 18 1.8
t(
1ft0.111 61 1.359 r09 t.325 23 0.912 12 |.072 86 t.223 2l 0.9
{29 12 1.150 80 1.6
00
't2 t
18 t 16{1l
008330 1231638121 2142 14
t1 r (
21 122t r00022
cL0sE0
7tr0
00
60
41
01
,1 11
64
66
92
00t19 38t32 40t38tI 41t
0t6 20t63 36t22 71\il 39t2? 56tt7 l3t50 3?t43 34t87 48t
r 11 60t00t5 3tt
0t15 68tI 69t4 80t15 45tll 31t{ 33t-3 -1t6 20tlt 3?t8 29t
0t11 73t2 tll26 t3t5{ 50t13 5?t3 25t50 s8t-3 -ltt
2 50t25 60t55 69t
t?
D
120
r39
62
I
12
II
22
I
0
D
62
2
t3
6?
ll
28
t5
21
,
n
tl
1
n
l0
4
u
4
4
t9
18
7t
,t
0
I
1
I
I
{
0
t
1
I
3
n
n
U
0
I
0
0
0
n
n
0
0
0
0
0
n
0
n
0
0
0
0
n
0
U
0
tr
(
0
1
t1
I
6
{
0
I
n
I
t
6
I
I
0
0
t
1t
tl
t
6
0
I
I
9
l(
2
31
7
5
6
4
I
t8
25
I
t8
8
1
I
38
24
52
0
0
0
0
0
0
0
0
0
0
0
JOUTOIALS
Percent of Tcta l
Iota ls [/out Coinmarcial Lots
r068.5 2,131 1.6
1068.5 1,?67 1.7
483 309 18123t | 6t s?
226
t toI t!
824
391
{tt
I l'lotes: Eased on 3 counts, Feb 16, lB & lilarch 15* 20 stnucture, l6 surfacerr no residentia l units+ includes Gone Creek plaza (10 spaces)
++ lncludes ilystery Lot (ll spaces)^ jncludes 6 enployee spaces (west lot)- csuld not access stpuctufe
VAIL PARTIilG STUOY
WITH PROPOSEO EXPAI{SIOI{ OF '/ILUGE CHAIRLIFTS
8/15/8s
FIRSI LIFT:
OVERATL GOIIDOLA LIFT 8 LIFI I LIFT 16
(
LIFI 12 LIIT 6 TOIAL
ovERAtt t
N0. SKIERS t5000
|t0 cAR
CAR AT HolilE 03.1
TRAI{SP0 CTR 03.1peo/c
GOLO PEA|(
FROI{TAGE RD
L IONSHEAO
OIHER
SIAYIIIG:
VAIL VILLAOE
LIO}ISHEAO
EAST VAIL
I, VAIL
8C
EAGLEVAI L
AV0rr
OIHER
TOTAL
SfiIERS
LOCAL RES
FR/RAI'IGE OAY
suliililT oAY
OIHER DAY
c010. 0't'IIGHT
0/s 0'fiIGHI
T()TAL
S0URCE: ROSALL REillrEN CARES
201
3000
600
38?
58
0
0
252
71
roIt
150
4l
28
1
0
0
0
0
86 5?00600 3t565 25s0 t50{5
0900 t50r50 1500
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btatement of l'urpose
Communiw leaders, sensialre senous nature of the economic, social and gliponmental challenges that face Vail, havc
organized a concerted cffofplan for the t'uture rather than wait for the furu!happen. The focus of the plan is the ncar
future, and the objective is to make as much progress as possible during rhe neFseveral years.
Given Vail's location, physical configuration, programs, facilities, human resources, rccognized markets, and curtent product
orientation, overall communiry goals for the next several years should be:
1. To recognize that Vail is moving quickly from an economy based on recreation and real cstate to a mature resort
community with a stronger more diverse economic and social base. Marketing the communiry and providing service
to guests rcmains extremely important.
Z. To recognize and strengthen Vail's principal products and servic€s:
o Qualiry of life
r Outdoor sports
r Social recreation
r Business and professional meetings
. Educadon and the arrs
J The mountain environment
3, To set community direction through united leadership.
Reaching these broad goals will require achicving a series of other goals.
l. To develop, maintain and improve communiry support programs that susmin and enrich the lives of tesidents.
2. To assure continuing public and private maintenance and enhancement of major community products and
facilities.
3. To create or expand programs in undcveloped or new product areas.
4. To market and promote all community products within the framework of a community marketing program that is
coordinated when appropriate with regional programs,
5. To create a master plan that provides guidelines for action, cstablishes procedures for monitoring ptogrcss, and
recognizcs the special needs of neighborhoods.
There are nine sections to the plan that have been developed by community and business leaders. Thc sections are Social,/
Culrural/Educational, Parks and Recreation. Economic Considerations, Transporation, Community Design, Utilities,/Public
Services, Water Use./Water Quality and Air Quality,
l.
Social./Cultural,/Educational Considerations
The community should improve communicadons with residcnts and guests.
r Establish central information clearing houseo lmprove use of radio, community television and print mediar Place kiosks in key locations
r Continue improvement of guest r€lations progtams
r Produce wcekly and monthly communiry bulletins
Vail should develop and improve educational, recreational and social programs for children.
Vail should improve as an educational and intellectual cultural center.
r Promote Colorado Mountain College
o Research opportunities for attracting other educational institutions
o Promote seminars and conferences
o Develop facilities to provide for these activities
r Develop process and encourage art in public places
The Vail Town Council should appoint an ad hoc six-month committe€ to study the desirability
permanent committee on arts and education that would develop art and education programs
enrichment and for economic development.
Programs should be encouraged that develop the human, spiritual, physical, soclal and mcntal
communrty.
. Support drug awareness and education programs
. Support mental health programs
o Support other social programs
Parks/Recreation
Vail should make every effort to maximi2e the use of its recrearional facilities and resources.
o Comprehensive use plan for Dobson Arena
e Bike paths
o Gore Creek and other streams
r Vail Mountain
o Forest Service lands
a Cross-country trails
o Eagle County schools
o Eagle County
o Parks
r Open Space
r Tennis facilities
4.
).
.,
3.
l.
of establishing a
for community
resources of thc
J.
4
2. ' Vail-should recogni:e th"t ...r.".ion"lortunities expand its economic base and "ho.rlf-ot. the recreationalproduct effectively.
r Produce recreation guide
r Encourage recreational events that provide national and international stature,
Vail should develop a parks and recreation master plan.
r Ford Park is the top priority.
A short-term commission should be created to:
a Evaluate the economic poaential of greater use of Dobson lce Arenar Research the potential for expanding recreational opportunities (e.g. Olympic raining facilities, sports medicine)r Evaluate advantages and disadvantages of establishing a recreational board
-
r Explore creative ways of funding recreational programs and facilities
Vail should provide relatively undeveloped open spaces accessible to the core areas (e.g. walking paths and benches
along Gore Creek, corrversion of portions of those paths ro cross-country ski trallsi. -
Economic Considerations
1. New growth and revitalization are essential to the continued success of Vail,
r Hotel rating system
r Neighborhood planning and upgrading
o Special improvemenr districts
o Community incentives and awards programs for upgrading of buildings and sitcso Other rating systems to evaluate community products and faciliries
2. Develop a comprehensive marketing program.
3. The summer season should be significantly developed and promoted.
o Maximize current summer programs, opportunities and facilitieso Study new summer programs, opportuniries and facilitiesr Set up marketing programs to promote the summer season
o Survey summer guests
4. The shoulder scasons also should bc signi{icantly developed and promoted.
r Expand shoulder season educational and cultural activlues
o Encourage complimentary alternative business
o Identify and promore opportunities for recreation, shopping, etc.
a Survey shoulder season guests
5. Study the feasibility of an economic development commission ro organize efforts to direct this activiry.
o Town of Vail, Vail Associates, Vail Resort Association and other interested people represented (5 members)o Economic information
o Study summer economy
r Study the feasibility of building a convenrion facilityr Develop a reliable economic data baser Define the role of municipal government in economic development
6. Employees who provide goods and services to guests should be trained to promore Vail's recreational opportunities.
Transportation
1. Streets, drainage, bike paths, street ligh6, and signs should be maintained, upgraded and completed.
o Develop ways to finance str€et improvements
2. Vail should continue to have a high quality bus system and should look for long-term fundins.
3. Transportation problems should be studied, solutions found and implemented.
o Develop master circulation plan for Gore Valley
a Four-way stop
r East Lionshead Circle
r Golden Peak
r East and West Vail Interchanges
r Service and delivery vehicles in Vail Village
4. The Town should continue to review the need for additional porking.
5. The Town should conrinue to explore tlxed systems of transportation and other systems to determine the economic
feasibility of using these sys.ems in Vail Village rnd Lionshead.
Transportation links bcrr'r'een Stapleton Airport and Vail should be strengthened and promoted.
The feasibilitv of implementing a transportation system for the upper Eagle Valley should be furrher explored.
The problcms and opportunities of transporting people to Colorado and Vail by air and rail should be explored.
A long-term funding mechanism for transporration systems should be provided.
Develop strong and effective relattonship with Colorado Highway Deparrmenr ro resolve problems on lnrerstate 70 and
the trontage roads.
A
7.
8.
9.
10.
Comrnunity Design
l. Detailed physical planning should take place to insure planned, informed decisions about land use.
o Develop a comprehensive series ofplans; Gore Creek and its tributaries, master plan and landscaping plan for the
entire Core Valley, master plan for Vail Mountain, landscape plan for Town of Vail, master plan foi parks and
recreation, neighborhood and land use plans.
. Create design guidelines for the communiry and for neighborhoods.
2. Upgrading and remodeling of structures and site improvements should bc encouraged.
r Stimulate community awarenessr Incentives
3, Thc Town of Vail should make long-rangc plans to meet needs for employee housing
+. '*A process should be established for defining neighborhoods and for planning neighborhood improvements.
t A sense of neighborhood identity should be fosteredo Inforrn neighborhoods of zoninq and land use decisionso Set up private/public loint venrures for improvement
5. Maintenance and upkeep should be a priority of properry owners and of the town.
r Completely finish site improvements and landscapinga Create special improvement districts
6. The Town of Vail and Vail Associates shculd formali:e Vail Associates' dedication of land to the Torvn.
7 . The Town should continue to preserve unique natural features as open space or park land to enhance rhe lualiry oflifein Vail.
8. When pine bark beetles, Canadian thistles, or other natural infestations threaten the environment. rhe Town should
set up a preventatrve program.
r Reforestation plan
9' Acquiring key parcels of land through rhe purchase of development rights, fee simple gifts or purchases financially
feasible and other measures should be a Town prioriry.
10. Landscaping and signs that complement the environment should enhance entryways to rhe Town and to nerghborhoods.11. The community should stimulate activity and improve ambience within the core areas.
. Street lighting
. Streetscape planning and desrgn
a Street events, entertainment and special events. Aesthetic and effective signage
Utilities,zPublic Services
All new utiliry distribution and service lines should be located underground and the Town should work wirh utiliw
companies to bury all above-ground lines.
The Town should continue to work with utility companies todevelop contingency plans that can be use<l *hen there arepower outages or when various utility systems are unavailable.
The Town should institute a system to regulate the design and placemenr ofall utility systems for safety; aesthetics, andother factors affecting the welfare of the community.
The Town should continue to supply the various public service companies with development statistics and other dataso the companies can measure present and future demands.
Water LJse./Water O'ality
l.
J.
4.
Surface water, underground warer, and related ecosystems should be protected from depletion and deeradation.
The Town should cdntinue the use of water saving devices and techniques in existing and proposed ,levelopments.
The Town should make the stro:rgest possible efforts to keep Gorc Valley water for the Gore Vallev.
Minimum stream (lows should be determined and maintained,
Reservoirs and other water projects should promote the most beneficial, efficient use of water resources.
The Town should work with the Colorado Division of Wildlife to improve the fish and wiltllife habitar of Gore Creekand other streams within rhe Gore Valley.
o Gold medal srream designation for Gore Creek
The Town should continue to u'ork with the Upper Eagle Valley and Sanitation Districr to ensure the etficient, costeffective provision of water and sanitation servrces,
Air Quality
The To*'n should continue to monitor arr quality in the Gore Vallcy and, rvheo deemed approppare and necessary,shouid study and implement measure to control air quaiirv-
Thanks to the task fbrce members, Town C.ouncil, Plannrng and Environmental Commission, crrirens of the communrty andTown sraff who have spent many hours working on ,Jeveloping rhis pian. Success ol thc plan wrll bc in r-pi.-...",ron .t-lhipolicies over the next few vears.
f,tT
{.r' , r-
l.
J.
+.
5.
6.
7,
.D-;i
AN OVERVIEW OF THE RESORT TIMESHARING MARKET:
CONSEQUENGES FOR THE LOCAL COMMUNITY
A Summary Of
THE RESORT TIMESHARING INDUSTRY
A Socio-Economic lmpacl Analysis of Resort TimeSharing
in Two Volumes
This summary made possible by a grant from:
Captran Resorts International
P.O. Box 06100
Ft. Myers, FL 33906
(813) 472-6400
Prepared for
THE NATIONAL TIMESHARING COUNCTL
ol the
AMERICAN LAND DEVELOPMENT ASSOCIATION
Washington, D.C.
by
RICHARD L. RAGATZ ASSOCIATES, INC.
Eugene, Oregon
Under the Direction
of
The Socio-Economic Task Force of the National TimeSharing Council
George l. David, Chairman
eratefi | Acknowledg;rent
ALDA/NTC Officers During Preparation
of The Fesort Timesharing lndustry
ALDA President dnd Chairman - 1980-82
Norman L Conkle. President
Consolidated Development Corp.
Phoen ix, AZ
ALDA President and Chairman - 1978-80
Richard Norman, President
All-American Realty Company, Inc.
Wayne, NJ
Chairman, Nalional Timesharing Council
ol ALDA - 1981-1983
Carl G. Berry, Parlner
Calilornia Resorts
San Francisco, CA
Chairman, National Timesharing Council of
ALDA - 1979-81
Keilh Romney, President
Keith Romney Associates
salr Lake cily, uT
Chairman, National Timesharing Council of
ALDA - 1978-79
Keith W. Trowbridge, Presidenl
Captran Resorts International
Ft. Myers, FL
Sponsors and Contributors Whose Generous Contributions
Made This Survey and Analysis Possible
NTC Socio-Economic
Task Force
Chairman:
George l. David, President
The David Time Share Group lnc.
Stamford, CT
Members:
Carl G. Berry, Parlner
California Resorts
San Francisco, CA
Carl H. Burlingame, President
The CHB Company, Inc.
Los Altos, CA
John Reinhardl, Vice President
The David Time Share Grouo Inc.
Stamford, CT
Keith B. Romney, President
Keith Romney Associates
Salt Lake City, UT
Ex olficio
Gary A. Terry, Execulive Vice President
American Land DeveloDmenl Associataon
Washington, D.C.
Keith W. Trowbridge, President
Caotran Resorts Internalional
Ft. Myers, FL
American Inlernational Vacations. Inc.
Las Vegas, Nevada
The Bank ot Calitornia, N.A.
Los Angeles, California
Captran Resorts International
Ft. Myers, Florida
DEL Marketing, lnc.
Palmyra, Virginia
Dunes Marketing Group, Inc.
Hillon Head lsland. South Carolina
Fairfield Communities
Knoxville. Tennessee
New York, New York
All-American Realty Co., Inc.
Wayne, New Jersey
Calitornia Resorts
San Francisco, California
Carriage House at Pocono Manor
Pocono Manor, Pennsylvania
Club Land'or Ltd.
Ladysmilh, Virginia
Cox, Castle & Nicholson
Los Angeles, California
Sponsors
Lehigh Corporation
North Miami, Florada
Leisure Resource Group
Austin, Texas
Plalinum Exchange Group
Grand Rapids, Michigan
Resort Marketing Associates, Inc.
Honolulu, Hawaii
Keith Romney Associales
salt Lake city, utah
Bamona, Calilornia
Contributors
Oriftwood Resorts
Vero Beach, Florida
Holiday Clubs International
Memphis, Tennessee
Investment Corp. of Florida
Ft. Lauderdale, Florida
Lehman-Pike Oevelopment Co.
Bushkill, Pennsylvania
Lyanne Rennie
Indio, Calitornia
iii
Shawnee Oevelooment. Inc.
Shawnee-on-Delaware, Pennsylvania
Snowmass Inn Resort & Club
Snowmass Village, Colorado
South Seas Plantation, Ltd.
Sanibel lsland, Florida
Suncoast Besorts Pty. Ltd.
Melbourne, Australia
Sweelwater Properlies
Sall Lake City, Utah
Mid-Continent Associates, Inc.
St. Paul, Minnesota
Vacation Resorls
Houston, Texas
Vacation Spa Resorts
Las Vegas, Nevada
Resort Condominiums Int€rnalional paul G. Spining & Associatos, Inc.
Indianapolis, Indiana Dallas, Texas
Helmsley-Spear Hospitality Services, Inc. San Diego Country Estates
The Amerioan Land
Development Association . ! .
is an independent, nonprofittrade association formed, in 1969, to represent the recreational and resort development
industry.
Since then it has grown to represeni residential developers as well and today ALDA's membership is interna-
tional in scope. lt includes property owners who are holding land forfuture development or inveslment purposes, and
companies that build, sell and develop:
o Primary residential homes
r Vacation iomes
o Condominiums
o Planned unit develoDments
r Destin4tion resorts
o Retirement and new communities
o Recreational vehicle parks and campgrounds. Mobile home parks
e Timdsharing projects
o Marinas
ALDA is also fortunate to count among its members professional firms and individuals who provide products
and services to the developer - lenders, marketing experts, attorneys, architects, accountants, engineers, adver-
tising specialists, real estate agents, consultants, homebuilders.
To represent a membership which includes such a wide diversity of specialized interests, ALDA organized the
tirst ol its present seven councils in 1976. In addition to the pioneering Resort Timesharing Council (nowthe National
TimeSharing Council), ALDA's other councils are: International Council; Marina Owners, Developers and Operators
Council; Property Owners Council; Residential Development Council; Resort and Recreational/Second Home
Council; and RV Park and Campground Council.
With a f ull range of professional and membership services, ALDA serves as a medium for the exchange of infor-'
mation and ideas among its members and between the industry and the general public, media, government and regu-
latory bodies, and interested business sectors and individuals.
A monthly newsletter, annual magazine, council reports and special publications, such as this survey, provide
the ALDA mem bersh ip and the ind ust ry with im portant ind ust ry research resu lts and a foru m lo r news, featu re articles
and advertising. An annual industry-wide conference/exposition in addition to specialized conferences and seminars
th roughout the year provide opportunities for ALDA members and non-members io meet, discuss and hear about the
latest trends in the business. A strong government relations program ensures that ALDA members are represented on
Capitol Hill and before government agencies and kept informed of legislative/regulatory issues and activities atfect-
ing development interests.
ALDA was founded in response to the real estate development industry's greatest needs in the late'60s ancl
early '70s - a strong code of ethics and an industry-wide response to the Interstate Land Sales Full Disclosure Acl
(ILSFDA), enacted in 1968. In the latter half decade of the 1970s and now in the 1980s, timesharing became a major
new focus within ALDA. Serving the members of ALDA who are involved in timesharing is the National Timesharing
Council (NTC).
Director of Publications & Fesearch: Jeanette E. Smith
7
:
iv
Table ol Conlenlr
Page
Introduction
Sources of Inforniation ..
Consumer Characteristics and Motivations
Consumer Satisfaction
Use of Timeshare
Consumer Expenditures ....
Governmenl' Revenues and Costs
Employment Patterns
OtherExpenditures .... .........12
Other lrpacts ..... 14
:
A Model,for'Assessing Economic Effects of Timeshare Projects . . ... . . 19
Footnotes -..... ...... ..... 23
Addendum ...25
1
2
3
4
5
6
11
11
Introduction
Timeshare ownership of resort accommodations is growing rapidly lhroughout North America, Europe,Japan, Australasia' and elsewhere. Timeshare projects are no* found in over 30 countries around the world.
In the United States, it is estimated that 3oo,00o timeshare owners now exist in about 500 different prolects.Proiected sales in 1981 are $1.5 billion. As recently as 1978, the market consisted ot only 2so projects with an annualsales of roughly $300 million.l
Nearly any resort area with an established tourist trade is experiencing timeshare development through theconstruction of new units or lhe conversion of existing resort condominium or other overnight lodging units. Inaddition, iimeshare development is becoming apparent in communities with litfle previous expJrience with tourism.Although the bulk of timeshare development is in the form of condominium units, otherforms of accommodations arealso being offered on an interval basis, including detached units, and facilities such as yachts, ocean liners, anc camp-ing and recreational vehicle facilitles. lt is evident that timesharing, as a form of ownership, can be applie<l to a widerange of recreation and other facilities as consumers continue to become increasingly receptive.
In light of such rapid and recent growth of the market, it is natural that resort and other communities askabout the eftects which timeshare development will have on their residents, economy, government, and tol,.ism in-dustry' Timesharing is a relativety new concept which is not always consistent with commonly held conceptionsabout ownership of property. lts uniqueness has contributed to queitions arising in a number of communities aboutwhether timeshare development will bring in a less desirable touiism group, result in excessive and uncofipensatedgovernment cosls, and perhaps even displace current residents.
Thus far, resort timesharing has encountered mixed reaclions from public regulators and localcommuni esin this country. Reactions range from encouragement to neglect to restriction. Several states and municipalitiesalready have proposed, and in several inslances actually implemented, regulations that could readily be generatizedbeyond the local situation.
In the past, most public regulations in the real recreational property market have been crealed for tworeasons, including: (1 ) to protect the individual consumer, such as the various sEc, FTc, and oILSR pieces ot tegis-lation; andlor (2) to protect the host community or the public at large, such as the various taxing, environmentat, andland use regulations.
The image that many persons hold of resort timesharing often has been created by the negatirre publicitycoming forth from the raw land sales industry of the late t96os aid early 1970s. This imageirequeniy consists of aproduct for which a demand has been falsely created, one that is permiated by consumer fraud, gne that is unusedand unusable, and one that does not pay its way in regard to societal costs and benefits. Hence, decisionsare madeand legislation is created that could irrationally hinder future development of the timeshare market.
The broad question of timeshare desirability in a local community involves several specitic issues whichshould be addressed in a non-biased fashion by local decision makers befoie rendering recommendatiom. Some ofthe most important issues include:
l Are the typical consumers of resort timeshares of the "appropriate quality" to make them desirable toattract to the local communitv?
Are timeshare consumers satisf ied with their purchases or is the market wrought with many ot the con-sumer fraud problems associated with the old raw land industry of the past decade?
Do timeshare buyers use their purchase or do the units sit idle, again like the hundreds of thousands ofunused and unusable recreational lots developed throughout the country in the late 1960s and early1970s?
Are the public revenues generated by timeshare development adequate to cover associated publiccosts?
ls employment generated by timeshare development adequate and of a form considered to bedesirableto a communily?
Are overall patterns of public facility use generated by timeshare development appropriate to a healthytourism sector and the community in general?
2.
4.
6.
Information on the above questions is contained in a recent study sponsored by the National Timesharing
Council of the American Land Developmenl Association, The Resort Timesharing tndustry: A Socio-Economic
lmpact Analysis of Resort Timesharing in Two Volumes.2
Besults from this study are summarized in the document at hand. The vast majority of the f indings are posi-
tive toward the resort timeshare industry in regard to the above set of questions. However, two additional points
should be emphasized:
1. The study did not address three evident impacts that improperly developed, marketed, and managed
timeshare projects can create in a local community:a' sales techniques - the hard sales "peddling on the street" approach which frequently r€sutts in: (1)
pressure sales to persons who probably should not be purchasing recrealional property with their
limited discretionary income; and/or (2) disruptive activity to local residents and tourists.
b. Integrallon ol tlmesharc wlth prlmary houslng - industry data has shown that opposition to time-
sharing is more likely to occur in ownership developments than in right-to-use resorts since right-to-
use timeshares are often contained within a hotel or motel where transiency is expected and accepted.c. conversion ol other unlts to llmesharlng - the change in use f rom apartments or other types of resi-
'dential shelter to timesharing which impliesa toss of year-round primary housing forlocal residents.2. Results ol the study cannot be generalized to a/ real 6st8te projects which are termed .,resort tim€-
shares". Many small, marginal-quality projects in poor locations and without proper construction,
amAnities, marketing and management cannot be included in the positive remarks. However, if properly
developed, marketed and managed, there is a wealth of evidence to conclude that a quality resort time-
share proiect will greatly benetit all involved, including the consumer, the developer, and the host
com mu nity.
Sources of Information
Volume One of lhe Resort Timeshailng lndustry was concerned with characteristics ol timeshare buyers.
Questionnaires were maile_d to 26,730 buyers f rom 13 sponsoring companies who either had developed and/ or mar-keted timeshare proiects. Some 33 projects were represented by these 13 companies. Another 6,00b questionnaires
were mailed to members of the lwo majorexchange companies, including 3,500 members of Besort CondominiumsInternational (RCl) and 2,500 members of Interval International (ll).
The questionnaires were mailed in December 1979and January 1980, with a cut-otf date being established ofMarch 15, 1980. Some 9,685 usable questionnaires were relurned for a very high reponse rate ol 36.2 percent. lt is
estimated by ind ustry experts that roughly 215,000 timeshare owners existed in the United States in spring 1gg0. lf thisrepresented the true total, then roughly f ive percent of all existing timeshare owners in the country participated in the
survey. Based upon statistical sampling theory, the high rate of return coupled with the sizeable representation of theoverall population, were more than enough to ensure reliability of the results.
The 9,685 respondents owned timeshares in 183 different proiects throughout the United States, Mexico, and
the Caribbean. The 183 projects included almost all of the large resort timesharing projects in thecountry, and aboutone-half ol the 350 total proiects estimated to have existed in spring 19g0.
Volume ll was most directly concerned with the economic impacts that resort timeshare projects have onlheir host community. In this regard, in-depth case studies were conducted of the following three piolects:
'1 . Kuleana Club nearLahaina, Maui, Hawaii. This project contains 30 timeshare units which are integrated
with 60 wholly owned condominium units. All units contain one-bedroom with 625 square feet. ThL pro-
.iect is adjacent to the Pacif ic Ocean and contains a swimming pool, tennis court, and clubhouse. Ai tne
time of the study, 570 buyers had purchased 1,531 weekly intervals for an 80 percent sellout.2. The Good Life at San Diego Country Estates near the small town of Ramona in San Diego County, Cali-
fornia. lt contains 64 units in eight separate eight-unit buildings, with 32 units having one-bedroom an6
the other 32 having two-bedrooms. lt is in the midst of the several thousand acre San Diego Country
Estates, a large residential-rec reation community. Some 1,400 buyers have purchased a two-weeK
minimum package tor a 100 percent sellout'
3. Sanibel Beach club I I on San ibel lsland, Florida. Th is project was newly constructed f or timesharing ' lt
contains 29 two-bedroom units in eightseparate buildings. Each unit contains 1 '260 square feet' On-site
amenities include ocean frontage, swimming pool, tennis court, and sauna. Here,785 buyers have pur-
chased 1,479 weeks lor a 100 percent sellout'
lnvolved in the th ree case studies were dozens of interviews with local public off icials (both elected and staff )'
a review ol numerous public documents and local budgets, and research into relevant literature describing impacts
f rom other tou rist-rec reation types of markets. whenever possible, comparisons were made between impacts createc
by resort timesharing proiects and those created by othertypes of overnight recreation lodging such as resortcondo-
miniums, hotels and motels.
Consumer Characteristics and Motivations
An initial question that many local communities seem to ask is, "Are the typical consumers of resort time-
shares of the 'appropriate quality'to make them desirable to attract to our community"? In this regard' wnen aggre-
gating the demographic variables of age, education, income, and family type, itappears the timeshare market is com-
posed of a very stable and high quality population. Due to their high income and educational attainment, their age
prof ile and marital status, it would seem they are relatively protected from extreme problems of recessionary trends
in the country.
Over one-half (56.3 percent) had household incomes in 1979 of $3O,oO0 or more, and 17'1 percent had in-
comes of $5o,oo0 or more. The approximate median annual income was about $33'500' By way of comparison' the
median income of all households in the united states in 1979 was only about $16,500.ln a 1977 survey of timeshare
buyers, the median income was only about $23,000.3 lf the medians f rom the two surveys areaccurate' it would mean
that the median income ol timeshare buyers increased about 45 percent in two years. A significant portion of this
increase was due to natronally inf lating incomes during this period. (Average income for all households in the united
States increased roughly 22.2 percentbetween 1977 a;d 1979 ) However, it is suspected that a greater portion of the
increase was due to: (1) increasing costs ol timeshare units; (2i the increasing degree of credibility that timeshare is
gaining amongst hig her income households; and (3) the increasing availability of h igher q uality timeshare proiects in
more expensive and higher quality locations.
The average age of the head of household for timeshare buyers was 45'4 years' over one-half (52'7 percent)
were between the ages of 35 to 54. The vast maiority lf buyers were married couples (89'4 percent)' By contrast' on ly
about 62 percent of all households in the United states "r" no* composed of married couples' only 3'2 percent were
under 25 (most likely due to lack ol discretionary income) and only 4'8 percent were over 65 (most likely due to either
|ack ol discretionary income, a|ready having owned other types of recreationa| properties, or|inding the timeshare-
concept unattractive for a variety of reasons srcrr as neatttt, inconvenience of travel' elc')' lt is significant' however' $rat
almost one-quarter (19.2 percent) of the buyers were in the relatively young age group of 25 to 34 years' These people
can probably not afford to buy a detached vacation home nor wholly owned resort condominium' but are able to
afford the relatively low cost of a timeshare unit lor a week or so, and thereby gaining access to a quality resort'
one of the most interesting findings f rom the survey was the extremely high level of educa.tion attained by
timeshare buyers. over three-quarters (75.8 percent) of the respondents had attended college' with over one-half
(54.9 percent) being college graduates, and 31 .4 percent having done graduate work The median number of years of
education attained Uy ,"Jpo-nO"nts was 15.4 as compared to the national average of only 12 5'
In regard to why people buy timeshares, the most f requent responses were the opportunity to save money on
f uture vacation costs and the exchange opportunity. Thus, respondents appear primarily inf luenced byf lexible vaca-
tion plans while at lhe same time being interested in holding down f uture vacation costs. Resort timesharing is per-
haps the only type of recreational real property which simultaneously offers these advantages.
A wide array of response was found in regard to the distance between primary home and timeshare unit. Very
few (10.6 percent) live within 50 miles of their timeshare; however, about one-third (32.5 percent) live within 100 miles.
The most common distance seems to be just about 100 miles. while most owners live within close vacation-com-
muting distance of their timeshare, over one-quarter (26.4 percent) live 1,000 or more miles distant. These respon-
dents primarily represent: (1) all owners in Hawaii, Mexico, and the Caribbean; (2) mid-West owners who have pur-
chased in Florida; or (3) East Coast owners who have purchased in the Rocky Mountain states.
The average number of weeks purchased was about 1.8. The vast majority (90.0 percent) of respondents
owned their timeshares at just one resorl location. While the remaining 1O.O percent proportion may appear low, it isinteresting that some timeshare buyers are already beginning to collect not only multiple weeks but also multiple
locations, even though being offered the exchange privilege with other locations.
Consumer Satisfaction
Respondents in the survey were asked, "ln general, how satisfied are you with your timeshare purchase"?
Answers were overwhelmingly favorable with a very high 86.3 percent stating they were either..very satisf ied" (44.6percent) or "satislied" (41 .7 percent). Some 72.5 percent said they would again purchase their timeshare in hindsight.
High satistaction was most apparent amongst respondents who:
1. have owned their timeshare longer
2. have purchased multiple weeks
3. have purchased higher priced units
4. have purchased larger units
5- have purchased for use or because they like the unit as opposed to just purchasing to take advantage ofthe exchange opportunity
6. have used their timeshare
7. have requested an exchange
8. have had an exchange confirmed
9. received their own first trade choice in regard to lhe exchange
1 0. were very satisf ied with their trade
11. felt the exchange privilege was fairly represented by their salesperson
12. are middle age and above
13. have attained higher educational levels
14. have higher incomes
15. have purchased fee-type units
'16. have purchased units in projects originally built lor timeshare.
Another question. in the survey asked respondents to rate their degree of satisfaction for i3 specrfic items.Results are summarized below by listing the percent of respondents who saio they were ,,dissatisf iec," wilh thespecif ic items.
Percent of Respondents
Stating " Dissatisfaction "
With ltems Relating to the Unit
Item:
'1. cleanliness of unit
2. storage space
3. kitchen f acilities
4. quality of construction
5. size of unit
6. f urnishings
7. bathroom(s)
Percent of Respondents
Stating "Dissatislaction"
With ltems Relating to the Area or Site
Item:
1. shopping
2. reslaurants
3. recreation for children
4. responsiveness of management
5. on-site recreation
6. nearby recreation
2.9
2.2
| ..t
1.2
1.2
1 .'l
0.8
6.4
5.6
4.6
4.3
3.0
1.9
The vast majority of timeshare buyers appear very pleased with their purchase. None of the items in the firstcolumn which related directly to the unit itselt had a negative response rate of over three percent. only two (cleanli-ness of unit with 2'9 percent and small storage space with 2.2 percent) had more than two percent of the buyers check-ing "Dissatistied"' lt is to be remembered that these responses came from almost 10,ooo timeshare owners repre-senting '183 different projects around the united states and elsewhere.
Rates of dissatisfaction were slightly higher for items in the second column, but again almost negtigible.several of these items were checked by more than lour percent of the respondents, including shopping (6.4 percent),restaurants (5'6 percent), recreation for children (4.6 percent) and responsiveness of management (4.g percent).
extremely high 61.5 percent intended to buy additional timeshares, either at their present resort location(24'6 percent) andlor at another location (36.9 percent). such findings not onty indicate a high degree of satisfactionamongst present owners of timeshares, but also a vast potential demand increase in the overall market. In otherwords, a potential market not only exists with untapped buyers but also with almost two-thirds of the exist,ng buyers.only '18'6 percent of the respondents said they intended to sell their present timeshare and not buy another.Some 40'2 percent stated they did not plan to buy additional timeshare but rainerlust keep what they presenly own.
Use of Timeshare
A trequent argument made in the past against traditional types of recr€ational real properties (recreationaflots, detached vacation homes, and wholly owned resort condominium units) was that they rarely are usect bytheirowners' such does not seem to be the case with resort timeshares. some 62.0 percent of the respondents atready hadvacationed in their own timeshare unit. when combined with the respondents who have taken advantage of theexchange privilege, it appears that about three-quarters of the respondents already had used a timeshare unit of somekind' This is true even though 38.7 percent had made their purchase only within six months prior to the survey.
Some 58'1 percent said they planned to use their interval €very year in the futurs. Another 28.3 percentplanned to use the exchange privilege every year, lor a total planned timeshare annual use of g4.6 percent. lf thesefigures are generalized to all proiectJ for allseasons of the year, it appears that the issue of th is type of property sittingidle for long periods of time is much less relevant than it has been lorthe traditional types of r€creationat property.
About one-half (55.7 percent) ot the respondenls had vacationed in their timeshare for a seven-day period,
with the average stay being 8.2 days. The average number of visitors per party for the overall stay was 4.0, including
3.0 adults and 1.0 children.
Timesharing frequently has an image of attaining popularity only in peak vacation periods; for example,
winter lor skiing in the Rockies or beaching in Florida, or summer for hiking in the Rockies or boating at Lake Tahoe
and so forth. Many obselvers of timesharing have criticized the concept due to perceived severe peaks and declines
in seasonal use periods. However, according to the survey of almost 10,000 buyers, timeshare intervals have sold well
during all seasons of the year. Based upon a sample of the almost 17,000 weeks purchased by the respondents,
seasonal-purchase ranged f rom a low of 23.9 percent in the fall to a high of 26.3 percenl in the summer.
Consumer Expenditures
A major reason for positive response toward reso rt timesharing by some local public olficials and others
knowledgeable about the market relates lo the economic impacts created by this land use. One very direct way of
analyzing this issue is to describe the exlent of expenditures that timeshare occupants make in the local community.
Respondents rn thi: survey were asked, "During your most recent vacation in a timeshare unit, what would you esti-
mate your pa.ty's average daily expenditures to be in the local area f or each of the following items"? Th is q uestion is of
special importance, so please be as careful as possible".
For eight different items, the respondent was to write in a dollarestimate in regard to: (1) only the most recent
visit; (2) the daily expenditure average; (3) expenditures for the entire party; and (4) expenditures only made in the
local area. Some 6,005 respondents completed this question.
Overall average daily expenditures for the eight items are listed below:
- Overall AverageItem Daily Expenditures
1. Eating out and nightclubs $25.47
2. Groceries and liquor bought in a store 17.02
3. Recreation (movies, green fees, tours, lilt tickets, etc.) 14.00
4. Local shopping (souvenirs, gifts, apparel, etc.) 13.90
5. Rental car 5.10
6. Other overnight lodging besides timeshare unil 2.67
7. Local transportation (public bus, taxi, etc.) .76
8. Other 6.42
$8534
lf averages lo r the eight items are acc u mu lated, the overall average daily expend iture was $85.34. The f ollow-
ing paragraphs provide additional detail in regard to consumer expenditures.
1. Eatlng out and nightclubs. This item resulted in the highest average daily expenditure ($25.47). Appar-
ently, even though kitchens exist in the vast majority of timeshare units, occupancy ol a timeshare is
viewed as a true vacation and does not involve extensive cooking by the user. More than one-half (52.8
percent) of the respondents spent an average of more than $20 a day on this item.
2. Groceries and llquor. Many respondents included a hand-written comment in the questionnaire for this
item and "eating out and nightclubs", ststing they brought most of their food from home and did little
local shopping or eating out. Howover, only 1O.6 percent spent an avarage of less than $10 per day and
31.7 percent spent more than $20 per deY.
Becreatf on. Over one-qua rler (27 .5 percent) of the respondents stated they spent no additional money
on recreational activities during theirtimoshare vacation. This implies that either many timeshare useri
are content iust to relax and/or that all necessary recreational activities are provided free on-site. On the
other hand, about another one-quarter (25.2 percent) spent an average of g20 or more per day.
Local ehopplng. This was another item with a fairly high daily average ($13.90). lt also was an item with
extensive disparity between respondents. For example, 32.g percent spent less than g5 per day while
23.5 percent spent more than $20 per day.
Rentaf car, About one-qu arler (22.2 percent) of the respondents rented a car at some time in the local
area during their timeshare vacation.
O'lher overnight lodging. Only 1 1 .3 percent of the respondents stated they spent any money on this item,
which implies the vast majority of timeshare users travel directly from their home to their timeshare unit
without any interven ing overnight stops. lt also appears they mostly return to their timeshare unit at n ight
even it touring the surrounding area during the day.
Local transportallon. Here, the average daily expenditure was only $.76, with the vast majorily of respon-
denfs (90-2 percent) stating they spent no money at all on this item.
Another question in the survey was, "Please estimate your party's expenditures in the local area during your
most recent vacation in a timeshare fortheenllre time you were there. Do not include the occupancy or maintenance
fees charged for the timeshare". Hence, respondents were requested to g ive a singular overall estimate of their expen-ditures during their timeshare vacation, ralher than a daily itemized estimate as requested in the earlier question.
It uias tound that about one-third spent a total of less than $'100, probably representing the few responctents
whose most receht visit to a timeshare was only for one ortwo days. At the other end of the expenditure range were the13.3 percent who spent more than $ j,OOO.
An attempt was made to com pare expenditures by timeshare occ upants and other tourists/overn ight recrea-tionists at the three case study areas. Unfortunately, comparable data were not available for the same groups in allthree areas. However, some findings include:
1. Timeshare occupants at Kuleana Ctub had average total per party expenditures that were: (a) 62.7percent higher than for all tourists to Hawaii;a and (b) 46.7 percent higher than tor occupants ai wholly
ownsd resort condominium units on neighboring islands.s Comparisons are shown in Table 1.2. Timeshare occupants at The Good Life at San Diego Country Estates had average dally per party
expenditures that were 38.7 percent higher than for all tourists to San Diego County.6 Comparisons are
shown in Table 2.
3. Timeshare occupants at Sanibel Beach Gtub ll had average daily per party expenditures that were 1 1 .0percent higher than for all tourists to Lee County, Florida (the county in which the timeshare project is
located).7 Comparisons are shown in Table g.
. See page 8 for TABLE 1
. See page 9 for TABLE 2. See page 10 for TABLE 3
. In sum mary, it appears that timeshare occupants spend considerably more (either on a total visit or on a dailybasis) than do other tourists/recreation ists. Difterences are espacially significant in expenditures for groceries, rentalcars and shopping.
3.
4.
(
o.
TABLE 1
Average Party Total Expenditures,
Kuleana Club, All Tourists to Hawaii and Condominium Visitors
Kuleana
Club
Ownersr
Hawaii
Tourists2
Neighbor
lsland Condo
Visitors3Expenditure Category
Groceries
Restaurants, nightclubs
Rental car
Inter-island air.
Other transportation
Recreations
Shoppinge
Other
Subtotal (excluding lodging)
Timeshare maintenance and use fees
Lodging or other lodging
Total
318.30
395.85
288.60
126.52
12.15
155.55
334.0s
75.30
1,706.32
283.29
86.55
$ 32.57
294.69
41.59
51.21
27.86
89.27
235.83
62.20
835.22
440.86
$12?6^os
$ 97.42
4n5.79
157.20
103.84
18.25
62.28
136.89
59.53
834.60
580.64
$1,41s24$2,076.16
'lncludes only those who used their own timeshare unit.
2Hawaii Visitors Bureau, "1977 Expenditure Study", as reported in Hopkins and Penseyres (1979);corrected to retlect
prices ol July 1979, using the authors' methodology.
sHopkins and Penseyres (1979); Maui and Kauai only; corrected to July 1979.
'Assumes one round trip trom Honolulu to a neighbor island for timeshare and condo users, cost equivalent lo
average common tare for 1979.
5lncludes tours, attractions, admission fees, etc.
6lncludes gitts, apparel, other retail goods.
t
,I
')
Average
San Diego Country
TABLE 2
Party Dally Expendilures
Eslates and All Tourists to San Diego
Expenditure Category
San Diego
Country Estates
Owners
San Diego
Tourists'
$18.34
29.02
2.94
.41
12.52
4.41
2.69
$ s.43
24.25
9.69
6.62
7.24
70.33
16.04
.97
$87.34 $62.98
lTotal from San Diego Convention and Visitors Bureau (1979); distribution bycategorylrom San Diego Chamberof
Commerce, n.d. Assumes average visitor size ol 2.7
2Does nol include air or auto travel to the point of accommodation.
Groceries
Restaurants, nightclubs
Rental sar
Other tracsportation2
Recreation
Shoppihg
Other
Sublotal
Timeshare maintenance and use fees
Other lodging
Totaf
53.23
9.75
TABLE 3
Average Party Delly Expenditures,
Sanibel Beach Club ll ancl All Tourists to Lee County
Expenditure Calegory
Sanibel Beach Club ll
Owners
Lee County
Tourists'
Groceries
Restaurants, nightclubs
Rental car
Other transportation
Recreation
Shopping
Other
Subtotal
Timeshare maintenance and uge fees
Other lodging
Total
$17.13
23.22
9.07
o.32
4.77
18.58
7.71
$ 4.2s
22.90
12.q)
9.29
5.07
3.81
80.80
7.47
3./|t|
58.22
24.39
$91.70 $82.61
lFlorida Division of Tourism (1980). Weighted average of air and auto travelersr assuming equal proportions each.
Data for air travelers are statewide and probably under-represent actual Lee County expenditures.
10
Governmenl Revenues and Costs
Given that a community has embarked on economic development which involves tourism, a major concern
is the balance between the public sector revenues and costs associated with the various forms this development may
take. Public policy might seek to enhance development with beneficial net effects on the public sector, or at least
avoid development having clearly adverse effects.
Therefore, an important part ol the economic impact study was to develop a set of reliable revenue/cost
ratios in regard to lhe three case study projects. Unfortunately, reliable "leakage rates", (i.e., the proportion of local
expenditures that filter out ol the local community due to the parent company being located elsewhere) were not
available in any of the case study communilies. However, even if a leakage rate as high as 60 percent were assumed
(which is quite unlikely), very positive revenue/cost ratios were found tor lhe three timeshare projects.
Such ratios were calculated by employing an in-depih regression analysis. Public revenues lrom consumer
expenditures, taxes, licenses, etc., were compared with public costs of servicing the timeshare project and its occu-
pants (e.9., police, f ire, roads, sewer, and water).
When a revenue/cost ratio is greater than 1.0, it means that the project is more than paying its way in the local
community; in other words, creating more public revenues than public costs. Revenue/cost ratios directly generated
by the three case studies, assuming a leakage rate of 60 percent, for the counties in which the projects are located
were calculated to be:
Kuleana Club:2.8
Sanibel Beach Club ll: 6.6
San Diego Country Estates:3.5
These results were based on the most conservative treatment ol timeshare accommodations expenditures.
They would indicate an even more favorable revenue/cost balance it a greater proportion of timeshare investments,
beyond just maintenance and use tees, were included as income to the community. For example, timeshare sales
bring funds into a community which can in turn result in investments and enterprise which bring further economic
benefits. Such benef its are not associated with hotel or other rental accommodation development, although rental
income does accrue over a much greater period of time.
A very importanl tactor related to expenditure patterns and public revenues/costs was the f indlng that con-
siderably less seasonality in occupancy is found in timeshare projects than in comparable quality hotels or wholly
owned resort condominium projects. Year-round occupancy is more stable in timeshare projects because owners
probably feel some type of psychological obligation to vacation there for the time they have purchased. Such patterns
are, of course, very important to local merchants, many of whom would appreciate more steady year-round expendi-
ture patterns.
For the two case study projects for which the information was available, the overall annual occupancy rates
were 78 and 85 percent, high by visitor accommodation standards. In the three case siudy communities, only San
Diego rental accommodations (80 percent) approached theseligures. A more general comparison of timeshare occu-
pancy conducted in '1979 showed that in a nationwide study of 60 developers, the average occupancy ol their time-
share units was about 78 percent, compared to 50 percent for rental unils.s
Employment Patterns
Employment considerations in the three case studies included direct employment in timeshare projects, plus
employment created in the surrounding community through timeshare visitor expenditures. The nature of timeshare
accommodations limits the direct employment it ofters compared to that associated with most rental accommoda-
tions. Hotel and motel operations not on ly provide a g reater n um ber of di rect services than timesha re, but also include
more restaurants, shops, or other facilities which offer employment.
11
The data indicated that timeshare units are among th€ lowest providers of such direct on-site employment. lt
was also evident, however, that this employment was not sub,ect to strong seasonal variaflons, such as was evident in
many resort communiti€s. lt also consisted ol a high proportion of full-timo positions which are useful as primary
tamily income.
Although on-site timeshare employment is limited, employment occurs off-site in restaurants, stores, and
recreational facilities which attract limeshare visitor expenditures. The relatively high non-accommodation expendi-
tures of timeshare parties, compared to the average tourist party will lead to relatively greater indirect emptoyment
generated by timeshare development. The low seasonality of timeshare use also fosters a steady stream of expendi-
tures in the community, hence minimizing seasonal variations in employment opportunities. The greater the propor-
tion of timeshare in a community, the greater this smoothing effect wilt be.
whether overall timeshare relaied employment, on-site as well as off-site, is greater than for rental accom-
modations was not determined in the study. Timeshare visitor party non-accommodation expenditures well in excess
of those for the average party will probably produce indirect employment which will easily olfset the more lirnited
employment in accommodations firms. A more similar level of such spending, however, given the labor intensity and
relatively low leakage of accommodations firms, will probably be associated with greaterdirect and indirectemploy-
ment created by rental, accommodations. In any event, the community with a relatively diverse and well developed
commercial sector will capture a greater proportion of visitor exp€nditures, and this ability is of greater imporlance
than small differences in expenditure levels among types ol visitors.
Timeshare development also olfers employmenl during an initial sales phase, setting it apart from other
accommodation types. This is in addition to employment associated with construction and/or renovation. The data
indicates, however, that much ot this employment is created outside the communities in which the timeshare projects
are located, limiting local beneiits. Study data showed that sales employment and expenditures were located pre-
dominately outside the local community in all but Hawaii; in addition, the average local proportion for construction
and renovation expenses was about half. Those com m uniiies with relatively developed economies will be able to cap-
ture a greater portion of these development expenditures, particularly it the developer is committed to palronizing
local firms, and employing local residents.
Other Expendltures
In addition to the economic impacts already mentioned, timeshare projects also contribute other monetary
expenditures to the economic base of both the local area and elsewhere. Such expenditures can bedivided intothree
categories including development, sales, and on-going expenditures.
'1. Development Erpendlturer. As an example of variations in expenditures amongst timesharc proiect!,
some comparisons can be made betwecn tho three casg gtudies. For inatance, land costs ranged from
$1.5 million lor the 5.7 acre site tor Sanibel Beach Club ll to $200,000 for the 5.0 acres at San Diego
Cou nlry Estates. Also, while the latter project contributed $ 194,000 in government tees and applications
(including a $ 120,000 systems development charge), no permits of any kind were required for converting
condominium units to timeshare units at Kuleana Club. San Diego Country Estates paid outside aitor-
neys some $70,000 to prepare the Calilornia timeshare registration f orms, while this fee was only$7,500
for Sanibel Beach Club ll and not originally required for Kuleana Club (atthough the project was regis-
tered in the State of Hawaii since the conduct of the case study).
Design and land planning fees ranged from $11,500 for the 30 converted units al Kuleana Club to
$160,000 for the 29 new units at Sanibel Beach Club ll. The former project, being a conversion, had no
site devslopment costs, while Sen Di€go Co,untiy Estat€ rsquh€d about $500,fiD forthis ltcm. The high
costs of building a new project compared to oonvlfting trom condominiumr ir highly emphasized with
the costs of construction. For instEnce, Kuleana Club erpcnded only $240,000 ln thl! crtegory white
Sanibel Beach Club ll cost about $2 million and San Diego Country Estates about $3.5 million. On a per
unit basis, these totals represent about $8,000, $68,200, and $54,700, respectively.
12
Due to the lack of complete information from one of the projects, it is impossible to provide overallsummary figures for development costs. However, it is known that over $4.5 million was spent at SanDiego Country Estates in development costs, and about $3.g million at Sanibel Beach Club lt. lt isassumed that considerably lesser amounts were spent at the other project since it was a conversionrather than a newly built project.
These figures represenl an average of about $71 ,000 tor the 64 units at San Diego Country Estates and avery high $132,000 forthe 29 units at Sanibel Beach Club ll.
Despite the etfort to document thoroughly development expenditures made by resort timeshare pro-
iects' it is realized that some items have been neglected. An obvious item concerns contributions madeto leading institutions in the local community orelsewhere. Such contributions include: (a) interest pay-
ments made by the devetoper on construction loans; (b) interest payments made by the consumers ontake-out lOans; and (c) income to designated companies from pre-sales escrow deposits.
2. Sales Expendlture3. Variations in total sales costs were less extreme than f or development co$ts ranging
f rom $1.2 million at Kuleana Club to $3.0 million at San Diego Country Estates. However, the ranges arequite wide when comparing specif ic items. For example, Kuleana Club only spent g78,OOo on advertis-
ing and promotion whereas this figure was $1.2 million at San Diego Country Estates. On a per-interval-
sotd basis, it cost an average of 9965 at Kuleana Club, $1,404 at Sanibel Beach Club ll and $.l,g7S at SanDiego Country Estates.
Estimates by two of the developers in regard to the proportion that sales costs were of totat gross salesranged from 22 percent at Sanibel Beach Club ll to 27 percent at San Diego Country Estates.
3. 'On-Golng Operatlng Erpendltures. Developers ot the three case study proiects also were asked to
. estimate their annual on-going project costs. These total annual costs ranged-from $262,000 at SanibelBeach Club ll to $465,000 at San Diego Country Estates. One of the more significant variations In theseexpenditures is the high property tax paid by Sanibel Beach Club lt ($9S,0OO) compared tothe otherprojects, especiaily Kuleana Ctub (93,640).
Wide variations occur amongst the proiects when reviewing the proportion of expenditures which weremade in the local community. For instance, g5 percent of the development expenditures for KuleanaClub were made in the local area ot Maui County (probably due to the expense of bringing in outsideworkers and the availability of local contractors), and 70 percent of these expenditureJfor San DiegoCountry Estates were made in the small town of Ramona (primarily due to the policy of the emptoyer toemploy local people). Conversely, this proportion was only 13 percent at Sanibel Beach Club ll (ori-
marily due to the lack of local labor lorce).
The bulk of sales expenditures, both for commissions and advertising, were made outside the tocsl areas,ranging lrom 43 percent at Kuleana club to 7l percent at sanibel Beach club il.
When aggregating 46 differenl expenditure items for the three case study projects, it appears that 41 .2 pe..
cent of the total expenditures were made in the designated "local areas" and s8.8 percent were made elsewhere. The123 total units and 4,300 sold intervals generated about $7.0 million in development expendatures and $6.3 million insales expenditures. On a per unit/interval basis, this would represent $56,900 per unit for development expenctitures
and $1 '465 per interval for sales expenditures. Some 52.3 percent of the total dev€lopmenl expenditures were made inthe local areas, as were 28.3 percent ol the total sales expenditures.
In regard to on-going operational costs, the 123 units and 4,300 intervals generated about $1.1 million ofexpenditures from July 1979 through June 1980. This represents $8,943 per unit and $186 per weekly intervat. some43.3 percent of these expenditures were made in the local areas.
13
Other lmpacts
The purpose of this concluding seclion is to provide some brief and rather subjective insights into compara-tive impacts on public services created by resort timeshare projects, whollyowned resort condominium projects, andtransient overnight accommodations. In regard to the two latter categories, emphasis is on: (I) condominium projectscontaining organized rental pools; and (2) larger hotels/motels.
Comments are bfsed primarily upon conjecture offered by ths author and/orthe various interviewees as panof the field research for the three case studies. Actual veritication on the impacts is dependent upon more extensiveresearch' In each ol the case study proiects, interviews were held with staff f rom numerous public agencies to ascer-tain whether variations in demand for services existed amongst different forms of tourisl accommodations. Un-tortunately, these dozens of interviews resulted in little usable information. No public agency in any three com-munities had any quantitative comparative data. Several interviewed p€rsons expressed subiective commenls butcould provide no supporting numbers. Most conversations resulted in reactions of the, ,,on the one hand, ..., butthenagain on the other hand ' . ." variety. From the three case study communities, at least, it appears safeto conctudeihatno definitive answers yet exist as to which type of tourist accommodation creates most demand for public services:resort timeshare' resort condominiums, or holels/motels. The following sections simply provide some quatitativeinsights which may or may not be entirely accurate. lt should be noted that many of the insights reflecl positively onresort timesharing. Again, these comments are directed toward the larger, higher quality p-rojects. They cannot begeneralized lo the numerous small, marginal quality projects containint, for exampte, a handful of converted mot6lunits with neither recreational amenities nor adequate management.
1' Pollce. Tourists in general usually place more demands on the public service ot potice protection inresort areas than do permanent residents, not because they themselves commit more crimes, but because they aremore vulnerable to burglaries. concentrating on enjoyment and recreation, they frequen y torget the usuat protec-tive procedures of locking doors, not leaving valuables in the car, finding a safe place in the residence to hide valu-ables, and so forth.
Resort timeshare occupants perhaps are less vulnerable than the more transient hotel occupants due tobeing better acguainted with their living space (for safe storage) and hence being less apt to keep valuabtes in theircars.
Timeshare projects tend to have higher year-round occupancy rates than do hotels and especially resortcondominium projects. on the one hand, this is positive toward timeshaiing because burglary rates tenct to be higherin these units' However, larger hotels otten have an internal security lorce *hich f requent'iy handles many probtems.In timeshare projects and most resort condominium projects, the lirst telephone call upon the occurrence ot a pro-blem is made to the local police station.
' 2. Flre. Interviewed staff from local lire departments in the three case study communities report that moreserious lires probably tend to occur in hotels due to a higher degree ot transient occupancy, the possibitity ot majorkitchen or electrical tires, etc. However, these buildings are probably better serviced witn tire preventive facilities.They also more frequently have their own internal fire brigade which has received advanced training. Fewer trainedemployees usually exist in timeshare and resort condominium projects. Also, the frequency of firesln the tatter twotypes of projects is probably g reater bocause most units have their own individual kitchen. Occurrence ot fires intourist accommodations was not cited as a serious problem in any of the three communilies.
3. Roads. Shorter-term, more highty transient residonts in hotels probably u8e the local road,/highway sys-tem more intensively because they spend a grealer proporlion of theirtimc sight-seoing. Timeshare and reson condo-minium occupants probably undertake sight-seeing in a more leisurety manner due totheir longer average-stay-per-visit. The amount of sight-seeing is, of course, dependent upon the surrounding attractions and the supply and qualityof on-site recreational amenities.
lmpact on local roads raises an important question which can be generalized toaseriesof other impacts andis basic to the entire tou rism ind ustry. The issue conc€rns a com mu nity's willingness or hesitancy to welcoms tou rists
14
on a year-round basis versus just during seasonal peaks. Forexample, local opposition to resort timesharing has been
raised by some sectors of the Sanibel lsland community. There, occupancy of resort timesharing is quite high
throughout the year, whereas occupancy of resort condominiums and hotels/motels tends to peak during spring and
winter and fall off considerably during summer and fall. Many Sanibel lsland residents are opposed to high year-
round occupancy because it creales constanl use of local public services, road congestion, etc., and does not allow
periods of low-use. Other sectors of the Sanibel lsland community support resort timesharing because year-round
high occupancy creat-es a more stable economic situation due to consistent expenditure patterns in local stores,
restaurants, and other places.
4. Recreallon. Since occupants of timeshare and resort condominium units tend to have longer visits than
do hotel occupants, they perhaps place greater demands on local public parks and recreational lacilities. This, of
course, depends upon the extent, type, and quality of on-site recreational amenities. Local residents probably prefer
timeshare projects.which provide a full-range ol on-site amenities, thereby making them more self-contained.
5. Solld Waete Dlepoeal. According to interviewed local staff, limited variation probably occurs with
demand for th is pu blic service amongst the th ree types of tou rist accommodations. Larger hotels generate m uch solid
waste due to their extensive kitchen/restaurant facilities. On the other hand, occupancy rates tend to be higher in
timeshare projects altd the vast majority of the units have their own individual kitchens.
6. Publlc Ulllllles and Energy. lt is probable that hotels make more per visitor party demands on energy
sources (electricity, gas, and oil) and waterand sewerfacilities than do resorttimeshare and condominium projects.
This assumptidn depends upon occupancy rates, extent of internal facilities, and so forth.
Most larger hotels have theii own kitchens, restaurants, laundries, and other support tacilities, all ol which
require extensive servicing by water and s€wer. Potential major servicing problems are greater in larger kilchens due
to clogging of grease traps and breakdown of other machinery.
On a per unit basis, timeshare and resort condgminium units probably make greater demands because of: (a)
the h igher f requency of individual kitchens; and (b) the fact that the occupants probably spend more time in their u n its
than do the more transiant hotel occupants which creates more opportunities for showering, hand washing, toilet
flushing, and so forth.
Complaints about perceived h igh-number-of-persons-per-visitor-party have been made about resort time-
share projects. Accusations concern a perceived "piling-in" of large numbers ol persons per unit, which in tum would
create greater demands on wator, sewer, roads, and other public services. Responses from interviewed timeshare
developors negate these accusations and imply that their occupancy numbers are more highly regulated than those
in resort condom inium proiects (where on-site management trequently does not exist) or in motels (where it m ight be
economically advantageous to accept more people because higher rates can be charged).
It also is possible that timeshare occupants are more caretul about the amount of water and electricity they
use lhan are occupants of hotels and rental pool condominiums because they (as a group of many owners) end up
paying utility charges through their annual dues/assessments. Occupants of hotels and rental pool condominiums
might be more inclined to ihink, "Since lam paying a high priceforthe useotthisfacilityand since lam not personally
being charged tor the utilities, why be careful about conserving electricity and water?" Admittedly, the extra charges
croated by overuse of energy and water during a one-week stay ina timeshare unil are rather minimal, and may or may
not actually effect use-habits of the occupants.
15
o
A Model lor Assesslng Economlc Eflects of Tlmeshare Prolects
A review of the overall methodology of these case sludies is worthwhile for lhose who are interested in lheir replication inother communities or situations. This concluding section summarizes the broad research and oflers a modellor timeshare analysiswhich is intended to facilitate the assessm€nl of timeshare development in a range of circumstanc€s and in a manner which relieson a minimum ol primary dats collection and sophisticated lnalysis.
The approach and primary components ot the model are illustrated on thefollowing page. Overall, therearethree phases:data collection, analysis, and the assessment of the results. Each of these phases has a number of components as well.
1. Dlla Collecllon. The diversity of intormation reguired, and the number ot locations from which it must be cottected,lead to a considerable time commitment. First, the future timeshare visitor must be described requiring a survey, orlhe use of avail-able data it possible, ot estimate expenditures, average party size, length of stay, and other iimeshare visitor characteristics. Datafrom other communities must be used if timeshare is nol established locatty. itrls intormation is used primarily lor the revenue/cost analysis. Second, comparable data describing non-tim€shar€ visitors is necessary for purposes of comparison. Data allowingmote than one comparison group is most usetul since comparisons provid€ somc of the mosl illuminating resijfis of ihe study.Sources lor this intormation include visitor bur€aus, governm€nt res€arch units (such as state or r€gional tourism oftices), plan-nang departments, or private sector development or banking tirms. A certain amount of investigation may be necessaryto unoarthall that is available.
Third' the proposed timeshare resort itself must be described, using data which are generally collected trom the ownerand/or operator. This includes a wide range ot descriptive and economic data covering expected operations, expenditures, andincome and sales. Much of this material is most useful if the study involves comparisons among severat timeshare prolects or com-parisons between tim€share and rental accommodations. However, cerlain data will be necessary in any case, including antici-pated tax payments, employmenl, and occupancy and seasonality figures.
The fourth calegory consists ot intormation on rental and oth€r accommodations against which timeshare will be com-pared. Such data include tax payments, €mployment, and occupancy figures.
Finally' a considerable amount of data must be collected from the community. This includes data on government costsand revenues by category, the latter for a period of at least several years. Such data are collected trom each level of governmentfor which a revenue/cost analysis will be conducted (municipal and county are used in the current study) and may require visits toa number ot ditferent government units. Population and visitor estimates for several years are also necessary tor lhe community.C€rlain other data used in th€ revenue/cost anatysis are available trom the U.S. government in regular publications.2. Analyrl!. The analysis stage of this study is organized into thre€ components. The tirst, and most detaitect, is the com-parison of public secior revenues and cosls for timeshare proiects, and a limit€d comparison with rental accommodations. Thesecond component includes an estimation of the direct employment generated by timeshare developments, a briet discussion otindirect employment, and a comparison with other torms ot accommodation. Oveiall, the tevelof detail is more limited than torlhefirst component. A final component reviews a range of timeshare prolect characteristics and presenls a quatitative compansonbetween timeshare and other visitor use ot public facitities and services. The analytic proc€dures used for each component ar€related to the level of detail involved and the quantity ot data available.
3. Dltact Revenue/Cocl Analyllr. The procedure used lor the direct revenue/cost analysis is illustrated on page 22.Analysis begins by estimating public sector costs per visilor-day. Budget expenditure f igures lor an ippropriate and recent p.-eriodare used to represent costs. Departments, programs, or other budget categories are ciosen which iepresent expendilure areasdirectly related to visitor activities. There is some discretion regarding whatls included here, but recreaiion, transponatron, pubticsatety and perhaps facililies such as water and sewer are probably appropriate. Care should be taken lo assess whether thesefigures are reasonably representative of the expenses of a typicalyear, considering inflation. Also, capilat items ininese caregoflesshould be included: the capital expenses for the year chosen can be simply taken as the typical expenditure, or capitalexpenditures can be averaged over several years so as to smooth the year-lo-year variations one typically se"" in
""p,r"r "rp"nr"r.A final step in estimating total direct costs is to remove thosl costs which are covered by transferssuch is federal revenue sharing,block grant, lransportation or other funds. Removing these amounts yields the net expenses which must be coverect by tocalrevenue sources.
A portion of these costs are allocat€d to visitors depending on thair average proportion in lhe area's poputation over th€period studied. Average population figuros are summed with the annual average visitor census to yield ihe total number ot resi-dents and visitors to whom government costs can be attributed. D€riving th6 averages can be difficult in communittes with highlyseasonal visitor andlor resident population. However, il is important to include all visilors, if possible, so as to avoid over_estimating per-visitor costs. Finally, the total net direct cost figure is divided by the average resident/visitor population to yield theaverage cost per visilor-year (assuming lhe period study in oneyear). Notethatthis is the same cosl one would assign to a residentlor a year' an assumption implicit in this cost allocation approach. This cost per visitor-year, multiplied by the totat number ofvisitor-years generated by the prolect under analysis, gives lhe total dir€ct costs ihe project generales.
19
oo
Evaluation Model
Timeshare lmpacts
zoFo
lUJJo()
o
U)aI
z
Fz
IU
U)
U)
LrJ
U)
ct)
TIMESHARE DATA (lndividuat Projects and Visitors)
OTHER VISITOR DATA lerolects and Visitors)
LOCAL ECONOMIC DATA
REVENUE/COST
ANALYSIS
o Direct Effects. Total Effects
EMPLOYMENT
ANALYSIS
. Direct Effects. Total Eftects
QUALITATIVE
COMPARISONS
I Project
Characteristics. Facilities Use
TIMESHARE,/./
/,/oTHER/ TOURISM
COMPARISONS
TTMESHART
/onea/TOURISM
COMPARISONS
TIMESHARET
/ouea,ToURISv
COMPARISONS
COMMUNITY
DEVELOPMENT
GOALS
OVERALL ASSESSMENT
OF TIMESHARING
20
Estimating visilor-related public sector income is somewhat more complex due to the variety of sources trom which it is
derived. The model used is based on the premise that certain revenues derive trom visitor expenditures and the economy activity
they generate in lhe local community, and a portion from property tax and other levi€s on the timeshare project itselt.
Direct revenues derived lrom visitor expenditures are considered in lwo categories. The tirst consists of tax and other
income on that portion oJ expenditures which is leaked out ol the community immediately afler being received by individuals and
firms in the area. lf leakgge rales are available in the community under study they can be used at this stage. The current studyem-ploys a range ol leakages to compensate tor these values being unavailable tor the case study communities. Locat taxes which
most commonly apply to such leaked expenditures are sales orexcise taxes, but othertaxes, such as a room tax, might be included
as well. To summarize, the total revenues from this source consisl ot:
revenues trom leaked expenditures = (total visitor
expendltures) x (proportion leaked from the community)
x (local tax rate on expenditures).
In some cases, there is no income in this category since lhe government unit had no sales or other expenditure tax.
Estimating government income on the portion of expenditures which is retainsd in the community makes use of his-torical data on tax and olher revenues for the government unit involved. Estimating this relationship involves analyzinE govern-
ment revenues over a period ol at least several years, comparing changes in revenues tc ;hanges in personal income ot community
residenls. The maior assumptions are: (a) that historical relationships between the income ol community residenrs ano govern-
ment revenues will hold; and (b) that all visitor €xpenditures which do not leak out of the community can ther€tore be considered
direct income to community resid€nls. The lormula is as follows:
revenues trom detained expenditures = (revenue elasticity)
x (revenue proportion of income) x (income from tourist expenditures)
Revenue elasticity is the change in government revenues which is associated with a change in community income. In a
community with a tax system which is responsive to increases in its residents'incomes, this would have a value of more than l.O.
Elasticity values can be estimated using relatively simple tabular techniques as in this study, or if more data are availale, the use
of statistical regression analysis is appropriate.
The revenue proportion represents that percentage of community income which is collected as go\€rnment revenues.
Transfer payments should be excluded lrom the revenue figuresso as to beconsistent with excluding such payments trom thecost
tigures calculated earlier. Most other lorms of income should b6 included, however such as prop€rty taxes, te€s, assessments, orolher sources ol local government income. These figures are typically available trom budget documents of the government units
involved. lt is necessary that these documents list transfer payments separately, on both the revenue and cosl sides, so rney may
be deleted.
The income gained f rom this portion ol tourist expenditures will always be larger than that gained from leaked expendi-
tures since it includes whatever direct levies exist on visitor expenditures but adds to these the less direct income gained from indi-
viduals and lirms who receivo this income. In Some communities, the only direct revenues trom tourist expendilures derive from
the proporlion ot expenditures which is not leaked.
The revenue elasticity and revenue proportions of income ligures are derived from past financial records of the com-
munity and hence represent conditions of the pasl. In some cases, these conditions may show considerable change, limiting the
appropriateness of using these ligures to represent the situation in the future. This was the case in San Diego County, where
changes in tax laws altered the mean; by which local government is lunded and made past tax collectaon performance unreDresen-tative of future conditions. In such cases, the use of this methodology requires estimating the necessary tigures from other
sources, such as previous studies, secondary data, or protessional iudgments, and decreased the reliability of the revenue esti-
mates derived.
The third and final componenl of revenues are those levies paid directly by the pro,ect in the torm ot property taxes,
license fees, or olher on-going assessments. Only those levies which accrJe to the government unit under study should be
included: that is, if the municipality is the unit ol sludy, non-municipal levies should be excluded, such as county or staletaxes. Inthis study, school taxes were excluded from direct revenue calculations since school costs were considered indirect costs of
tourism development. These laxes w€re included in ostimales ot ths total revenu€ gainod by the community. The totaldirect reve-
nue figure can then be derived by lumming tho revonuos from lsaked and rctained expondilures and lrom direct levi6s.
21
ANALYSIS MODEL
DIRECT REVENUE
VISITOR
EXPENDITURES
/ cosr
' on'--
DIRECT PUBLIC
SERVICES AND
FACILITIES COSTS
zS
oF'
POPULATION
AND VISITOR
CENSUS
"stHrsroRrcAl
REVENUE/
PERSONAL
INCOME
RELATIONSHIP
REVENUES
ON LEAKED
EXPENDITURES
REVENUES
ON
RETAINED
EXPENDI-
TURES
AVERAGE DIRECT
COST PER
VISITOR
FEVENUES FROM
EXPENDITURES
TOTAL
REVENUES
PER VISITOR
DIRECT
neveruue/cosr
COMPARISON
22
1.
2.
4.
5.
6.
7.
FOOTNOTES
The CHB Company, lnc., Los Altos, CA
Richard L. Ragatz Associates, Inc. (1981). The Resort Timesharing lndustry: A Socio-Economic lmpactAnalysis of Resort Timesharing in Two Volumeg American Land Developmeni Association, Washing-ton, D.C.
Richard L. Ragatz Associates, Inc. (1979). Timeshare purchasers: who They Are, why Thay Buy,CHB Company, Inc., Los Altos, California.
Hawaii visitors Bureau (1978). "i927 Hawaii visitor Expenditure survey," Honolulu.
Hopkins, Michael, and Marjorie_Penseyres (1979). "Study of Resort Condominium Visitor Expendi-turos," prepared for the Hawari Resort Dovelopcrs conference, Jun€ 1g7g.
-..san Diego Gonvention and visitors Bureau (19791. visltor tnduEtry Digost, D€csmber.
Fforida' Division of Tourism (1980). stafewide Quarterly Roportl, Oflice of Marketing Res€arch,Tallahassee.
Romney, Keith and Associates (1979). Unpublished report produced by Keith Romney and Associates.
23
ADDENDUM
- During the interim period of time between completion ot The Resort Timesharing tndustry: A socio-Economic lmpact Anatys.is of Resort Timesharing in Two Volumes and the publication ot the Summarycontained herein, Richard L. Ragatz Associates, Int., has completed three adclitional nation-wide surveys otthe resort timesharing market. These include: (1) a 1981 survey of about 300 timeshare owners in the UniteclKingdom f rom 10 diff erent projects in Europe, which was conducted for the International property TimeshareConference; (2) a 1981 survey of about t,s00 timeshare owners in Canada from 102 differeni proiects incanada and the United States, which was conducted forthe Resort Timesharing Council of Canada;8nd (g) a1982 survey of about 5,200 timeshare owners in the United States from 244 ditterent projects, which wassponsored by Resort Condominiums International. The purpose of this Addendum is to biiefly summarizesome of the additional data in order to provide the reader with the most current information ay;itable on thetimeshare market.
The following tables show how selected items have varied amongst these four national surveys (and anearlier 1978 survey conducted in cooperation with RCI). For the mJst part, results have been quite simitar,although some sublle variations are apparent and are more f ully explained in the f ive individual documenrs.
25
Survey
Selecled ltems 1982 1980 1978usl us, us3
1981 1981
UK' Canadas
l. Consumer Gharacteristics
Average Age
Median income
Average years of education
Average children at home
Percent of married households
45.8 45.4 44.5
$37,500 $33,500 $23,ooo15.1 15.4 't 5.01.0 1.5 1.2
88.3 89.4 92.6
48.8 44.1
$30,400 $40,000n/a 14.50.6 1.490.7 87.7
ll. Timeshare Characlerisllcs
Average weeks purchased
Average maintenance fee
Percent studio u nits
Percent 2-bedroom units
Percent paid cash
1.6 1.8 1.2
$144 $119 $9516.7 10.8 26.9
41.9 60.2 30.1
28.8 32.4 32.0
2.1 1.9
$101 $1235.0 30.872.9 24.O92.8 50.6
lll. Satisfactlon wiih Purchase
Percent expressing satisf action
Percent who would purchase in hindsight
Percent who would buy more
Percent who would sell
Percent salisfied with exchange
78.5 86.3 84.862.s 72.5 78.149.3 61.5 47.6
20.7 18.6 13.987.6 89.6 90.7
89.8 88.1
84.7 73.6
74.0 78.6
14.4 13.5
92.8 90.1
lV. Percent Who Purchased For:
Exchdnge privileges
Save money in f uture
Investment or resale
Like timeshare unit
79.1 71.4 75.365.4 59.4 63.037.3 38.8 38.027.7 30.4 30.0
50.6 74.2
71 .4 71.8
49.6 3'1.6
34.5 28.1
V. Miscellaneous ltems
Percent used own timeshare
Percent requested exchange
Total vacation expenditures
Average distance f rom home
60.3 62.0 57.255.4 36.7 32.9
$540 $507 n/a585 598 nla
32.9 66.712.6 35.0
$430 $644364 1,441
1. Timeshare Purchasers: Who They Are, Why They Buy - 1982 Edition. Availablefrom Richard L. Ragatz
Associates, Inc.,998 Ferry Lane, Eugene, Oregon 97401, (503) 686-9335.
2. The Resort Timesharing lndustry: A Socio-Economic lmpact Analysis of Reso/t TimeSharing in Two
Volumes. Available from National Timesharing Council, American Land Development Association, 1000
16th St., NW, Suite 604, Washington, D.C. 20036, (202) 659-4582.
3. Timeshare Purchasers: Who They Are, Why They Buy. Published by the CHB Company, Inc., Los Altos,
cA.
4. United Kingdom Timeshare Purchasers: Who They Are, Why They Buy. Available lrom Richard L. Ragatz
Associates, Inc.
5. Canadian Timeshare Purchasers: Who They Are, Why They Buy. Available from Resort Timesharing
Council of Canada, Ste 1903, P.O. Box 12, TorontoDominion Bank Tower, Toronto, Ontario, MsK 1A8,
(416) 361-1207, 868-1900.
The Authors
RICHARD L' RAGATZ has been active in research and analysis of the vacation and recreational land markets
since 1965. His Ph.D. dissertation from Cornell University is recognized as the first thorough document written on
these topics, and he lias published extensively in both scholarly journals and trade magazines.
His academic background includes a Ph.D. degree in City and Regional Planning from Cornell University, a
Master's degree in City and Regional Planning from the University of California, and a Bachelor's degree in Geo-
graphy from the University of California. In addition to consulting activities, his related professional experience in-
cludes: Professor; Department of Urban and Regional Planning, University of Oregon (1969-8 l ), Assistant prof essor,
Department of Housing and Design, Cornell University (1966-1969), and research positions with the Center for
Housing and Environmental Studies at Cornell University.
DEAN R-UNYAN has participated in a number of research studies regarding tourism and vacation housing.
His work has emphdsized the economic and social aspects of tourism and recreation and has been published as
reports and in academic .journals.
He received his Ph.D. in Urban and Regional Planning from the University of Michigan. Previously, he earned
a Master's degree in Industrial Engineering f rom Michigan and a Bachelor's degree in Engineering f rom the University
of California at Los Angeles. He currently holds the position of Associate Professor in the Department of Urban and
Regional Plan ning at the University of Oregon (1978-1981). Previously, hewasAssistant Professorinthe Department
of Urban and Regional Planning at the University ol Hawaii (1973-1978), and held research positions at the Hawaii
Environmental Simulation Laboratory in Honolulu and the Institute for Social Research, Ann Arbor.
t7y/
1.
2.
Application for Modification
to sDD *7
Name of AppJ.icant: M-K Corporation
Address: 715 West Lionshead Circle
Vail , Colorado 8f657(303) 476-4444
Representative of AppJ.icant: Jay K. Peterson
Address: P. O. Box 3149
Vail , Colorado 81558
3. Aut
By:
4. Location of Proposal:
a) The Marriott Mark Resort
715 West Lionshead CircleVail , Colorado
b) Fal-l Line Apartments
1500 Matterhorn CircleVail , Colorado
(See Attached Exhibit for Legal Descriptions and Owners)
a) Parcel- 3 is The Marriott Mark Resort
b) Parcel 4 is the Falline Apartnents
ization of Property Owner:
Corporation
Addendum to Application
The specific request is to anmend SDD +7 to delete the
requirement to supply employee housing for a period of eightyears.
The original ordinance passed on February L, 1977 adopting
SDD #7 had no requirement for employee housing, however, thePlanning Commission approval for Phase III of SDD *7 passed inApril , 1981 reguired that the Fall Line be used for employee
housing for the Marriott Mark Resort.
(See Condominium Conversion Application for Back Up Data)
LiEt of Adjacent Property Owners
I. Vail Spa
710 W. Lionshead CircleVail , Colorado 81557
2. Antlers
68Ow. Lionshead place
Vail , Colorado 81657
3. Enzian
510 W. Lionshead CircleVail, Colorado 8l-657
4. llontaneros
641 w. Lionshead CircleVail , Colorado 81657
5. Lionsquare Ipdge
650 W. LionEhead CircleVail, Colorado 81652
6. VaiI Associates
Box 7vail, colorado gL55g
,.'/^6y,"/ M/rv/r ,,
o
oa 2173 Foru 23tl
Fllc No. VOOO69tl
eCHEI}ULE A
Pollcv llrtrt @TOBER 19r 1984 rt 8ro0 A'll'
Nrmo of lnruredr
oq-Lr,lBIA EAVtl{os' A FEERAI- 6Avlil06
Arrlrnr
o
Pollcv No. E167277O
firount --Lorn I
Addeerr
Al{D LOAiI fiSSOCIATIO{I rnd/cr
ln thlr Schedule rnd
lrr
t.
2.
3.
4.
Thc crtrt. oF tntercrt
rhlch lr encunbered bY
A FEE
Thc crtrt. or tntcrett
vorted lnl
tn thc lrnd drrcrlbrd
thc lnlured rortruc
Frfcrrad to henctn lr rt Drtr of PollcY
g.
FARCELS 1' 2 AND 3I
ll-K CORPORATIOT'|, A OOLOfiADO CORFORATI(I'I
IPARCEL 4!
Ilxetsen E. nfficus
PARCEL TT
II-K @RPCNATIS.I, A OCI-ORADO CORPORATION
PffiCEL 6I
KAIEER ItORCt'€
Thcmortrfr.'hcr.Ginrcfcrrcdtorrthclnruccdorortlercrrndthc
lrtlrnncntl thcroof, 1f tnv' trc dcrcribed rr follousr
I}EEDGFTRtJsTDATEDocToBERol,lgg4,FRof.|il.KcoRPmATIoN'A
COLORADO CORPORATioI er.ro KATSER E.-rlOnCr.tS INDIVIDUfl-LY To TIE FuBLlc
TRIsTEE OF EAoLd-iouruiv FoR TllE Uie'Or Cournnre-sAVtt{G9' A FEIERAL
sAVINGS AND LOAN eiioclerron ro iicune THE S|xr oF
-
RECORDED OCTOBER i;; t'84, IN BOOK 397 AT PAAE 595'
ASSTONT.IENT OF RENTS, OOiITRACTS AND LEASES RECORDED OCTOB€R 19' T'84
tN BOOK 9'97 Af PAGE 996.
SUBORDINATTOII AGREE'IENTS IN Coi{NECTION }IITH 6AID EED OF TRIJST AI{D
ASSIoI.|T.|ENT OF R€;Fa yene nEC0RDED-OCTOBER 19' l98rt lN BooK 397 AT
FACE !99 AND BOOK 397 AT PAGE 600.
Prlc ? Thlr Pollcv vrltd onlv lf Schcdulr B lr lttrche<l'
2/73 Fora 23tl
Ftlc No' VOOO691l
SC}€DIILE A
o
Po I lcv No, 81672770
Amount f991'97O./t9
Lorn I
Addretr
6,Thc ltnd ncfrrrcd to ln thlr rollcv 1r rlturtcd tn EABLE Gountv'
Colorrdo, rnd lr dcrcrlbod rr follotrr
AUARTER 6OLITH}IE8T AUARTER OF GECTION T2'
SI NEST OF THE 6TH P.T'I. DESCRIEED AS
vrlid onlv if 6chodulr B lr rttrchcd'
PARCEL It
CONIIoNTINTTJi,I LOI)aE IJNIT, THE IIARH/LODGE IN ACCORDANCE T'IITH THE
Ai,IENII€D DECLARATIOI.I OF CONDtrtINIt'Itt FOR THE TIARK/LODOE RECffiDED
GTOBER t7, l97A IN 8Fx;]/r-, ?76 AT PASE 606 ff{D IIAROH 22r 1979 IN Foo(
283 AT PAOE 34/$ END TI€ CO{DoI{INILTT t|AP FOR TI€ TIARI(/LODOE FECORED
IIARCH 27r 1974 IN EM< Zgg ET PAOE 93O END Tt€ A'TENDED PLAT OF T}G
SITE PLAN FOR T}G TENXZIOMC RECORT}ED OCTOBER T7' T978 tN BMK 276
AT FAEE 607' CqniTi r em-E' STATE OF OOLORAIIO
PARCEL 2I
Tt{EI,|ARKREGtRTANDTENNI$cLuB(4c0.|Bo'|tNIu'.|)Exc€PT@NIp|.|lNlt'|
r,lr.rrr nos. A, B, Cr F, H, .J, K AND L tN AccoRDANeE NITH TtlE
COiTDoI,IINII,!'1 ECLARATION RECORDED TTARCT{ t4' tgAO IN Eoo|< 3OO ET PAOE
te3 AND Tt{E Co}tDoilir.riUl }tAP R€coRDED nARCH 14' IIAO lN BCff 3OO AT
PAGE 184r GO|,I}{TY CF EA&E' STATE OF @LffiADO'
PARC€L 3I
A PART OF LOT lr, BLOCK 1, VAIL/LIONSTIEAD' THIRTI FILTNO AND PART OF
LOT$ C AND D, }tORCt'S SUBDIVISION, TOI{N OF VAIL' EASL€ CO{JNTY'
COLORADO, I.iOFE PARTICT'LARLY D€gCfiIBEB A9 FO.LOWSI
BEOTNNING AT T}€ NORT}i{EST CCNNER OF LOT CI TI€NCE ALONO THE LII{E
COfiT4ON TO 6AID LOT C AND LOTS A AND B' I'IORGIJS 6UBDIVISION' 6 16
iiciceEs-iz-iliruies 2r sEcoNDS E A Dr€rtrlcE or 24e.Oo FEErt THEr{cE N
73 DESREES 42 T'IINUTES 39 SECOI{DS E A DISTANCE OF I42'OO FEETI
TI{ENCE N 16 T}EGREES 17 IiII{'TES 21 6ECq|'IDS U A DTSTANCE OF 2€'OO
FEETI THENcE x ig mOREEG 42 l,llNLfTEA 39 S€coNDS E A DISTANCE OF
13.OO FEETI THENCE N T6 D€OREES 17 TINUTES 21 SECqI'IDS }I A DISTAI{CE
clF ZO.Oo FEETT iiEtCe N 83 DEGREEs 25 l'lINLrTEs 45 a€cOlDS E A
DISTANCE OF 64.29 ieErr THENcE S 2? DEGREEs 38 f'llNUTEs 4t sEcollDs E
A DISTANCE OF IA.9? FEETI THENCE N 74 BECTREES 2T FIINUTES 19 SECoI{DS
E A DISTANCE OF t3S,6B FEETT THENCE N O4'' DEGREES 34 I'IINLITES T$
sEcoNnS H A DISTANCE CIF l6Ct.O() FEETT THENCE S 83 DECREES 2g IIINUTES
45 SECONDS l.f A DISTANCE oF 260./13 FEET TO A POINT ON THE S0UTHERLY
RTGHT-oF-I.|AYLINE(|F}|EsTLIoNsHEAnctRcLEtTHENCEALoNGaAID
RIAHT.OF-flAY LINE A NTSTANCE OF 129.67 FEET ALONG T'{E ARC OF A
Sg2.ooFooTRAnIUscURvEToTHELEFTA}.ln}|H0SEC€NTRALANGLEISlS
DEOREEB 57 T'IINUTES IO SECONDS AND I#{OSE LONG CHORD BEARS 5 87
DEOREES IE NINUTES 33 SECONDS }I A DISTANCE OF 129'OA FEET TO T}E
TRUE POTNT OF BEBIHNING.
TFEnceu lr
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la eenr oF THE NoRTHEAsT
I rounsxre 5 sourH' RANaE
l*1uc 3 Thir Pol lcv
73 Forc' 2311
Ftte No. V0oo691r
BCHEDULE A
FOLLOT{SI EEGINNING AT THE CENTER Or EEID GECTION I2I THET{CE 8OL]THo DEGRE€S t5 IIINUTES l.lEsT, ALO}.IO THE EAST LIt{€ oF BAID NoRT}tEAsTOUARTER 6CUI11.1N''' CI.NRTER, 162 FEET TO A POINT O}I TI{E TIORTH LTIIE OFA TRACT IEgCRIEED tN BOOK 169 AT PAO€ I9I THENCE ALONO SAID N TTH!!NE' AOUTH Be DEGREES 59 tltNt TES gl 8ECONDS l.t, 953.7 FEETr TI|ENCE6OUTHT{ESTERLY ALONO A CURVE TO T}E LEFT TI}IOSE RADIUS tS 78.?3 FEET,AND I{HOSE C}IORD BEARS STItJT}I 62 IEOREES 25 IIINUTEE 32 SECONDS HEAT?/t.os FEET' Ar'l ARc DISTAI{CE oF too.74 FEETT TH€t{cE NffiTH to D€oRE€sO$ NINUTES E AEOOT{T}S EAST N2.I2 FEET TO A POINT O{ T}G iMTH LI}GOF 6AID I{ORTI€A8T OUARTER 8OI,TI{I.E8T OI,ARTERI T}€ilcE T!ffiTH 9eTGREES 60 TIINUTES 3t 6E@Ng8 EA8T, ALOTIG THE }ORTH-L'I€ C-SErOlsRTl€AsT q'nRTER BqrnflEgr ottARTER, o9o F€ET, iloRE cR L€9g, To APOTNT OF BEOIilNIi{O, EAOI.E C(xJt{Ty, ooLoRADO.
PARCEL $I
coNDof'llNltfl UNIT Nos. A, Er c' Fr H, J, K ff{D Lr T}G ttARK REsoRT ANDTENNIA q.t,B (A CS{DOIINIUII) IN ACCORDAhEE T.IITHIIECI-ARATION RECORDED I|RRCH 14, tgeo IN B@< 3OOCO{DOI|INII lt llAP RECORDED HARCH l4f lgBO IN BOOKCCUNTY OF EAGLE, 6TATE OF OCIt-ffiADO.
PARCEL 6I
LoT lrr TRACT Fr EEAVER CREEK SUBDIVIBIOi{, 6ECS{D FILING AccoRDINcTo Tl{E FLAT RECORDED ocToBER lor t9z9 tN BooK 292 AT PAGE eot AND AsAITENIED BY PLAT RECoRNED ilAY t8, I9E1 IN BOOI( 323 AT PAGE 7S. OOIJ{TYOF EAOLE, ATATE r @LORADO.
Pree Thir Policv valtd onlv lf Schcdulc F lt rttrctrcd.
Poltsv No. Blrl7277O
Anount l99l'e7O.*?Lorn {l
Addrcr r
THE COiITffiINIUII
AT PAGE !83, AND TI{E
300 RT PAOE te4,
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Covrvlar-: r)r l*Y f,eJez-c0'rck :r^-:D
CHAPTER VI . CONCLUSION
In 1984. it appears that the housing situation hasimproved fron what it'ras-ro"r-y""rs ago. The inforroation inthis study.seems to indicar" itti,t housrng na"-airi'ished as borha perceived and an acrual issue i.;i;;-;B"il!ni"-'i;-E;;i.-county. Although rhe issue tr"" airinlst"a-i"--iisibirity fromlgrt y.35s ag9,-it las ".i-ai"Ippearerl. In facE, iE hasapparenrly shifred fron a situa'tion ,t"r.-ir,!iJ-*r" a majoridenrifiabre eroup in "neeJi-"i-t,o""i;;-;.-;-;iaar" levell:g_f::"ional Etgfp rhar--nJesiIJ",, soneEhing nore rhan Eheeconomy is providing.
The survey showed that Ehe labor force is naturing in68€, remaininq in the area for longer periods oi ti.., andbroadening ir6 residenri"i ro".ii";:- ih;-;;;;; ar Beaver creekhas played a large role in si.e"gtt.ning cf;"-."o"oruics of the1ow91 val1ey-comiluniti""-""J-ai"ie."i'g Ehe locarion of borhresidence and employment. As Selv., Cieek continues Eo grow,and Arrowhead comes-on liner-r"-t"tr expect Ehis Erend coconEinue. rn the pasr, Vaii has been lh;-";;ilnity where rhehousing problen lras mosr crirical. roJayr-;;-';;; rhat this isno longer the case._ Housing has become more of a cricicalconcern for the niddle incoile group than for the rower serviceworkers. seasonal ernploy""" tE"i to want to be-wrrere the actionis and are willing Eo spirnd . ai"ptoporEinate amount of theirincome on housing.
But as Ehe new ski areas in Ehe County raature, joboportunities will become ro.. "or"enErated i.ir crre lower paidservice sector and job advancere.rt 'litt become even moredifficult. This coita i".J-io-l shorrage of housing for thelower incones sinilar t"-rt"i-tlppenea rn rhe vair varrey in rhelate 1970s.
'ith nany-rr'tt. iJi"t income jols arso beingseasonal in nature, iL makes the provisions"oi-trri" t.r"if;g ,r..ydifficult to econonically j""iiFv: For rhese reasons, iE isinportanr ro noc dismiss'h;;;i;;'as a solved rrroblero.
p.rSncl, Lewi"rbt.-:,
eieeS
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From this study, we learn thaE people prefer Lo live inhousing which is integrated within commt:nitiei rather than inprojecEs which are labeled as 'renployee housing". Accordingrr,solutions to the affordable housing problem sh6uld be direcEei'in a decentralized fashion. Affordable housins is alsoperceived as a very- tegl problem for rniddle inEorne groups.specific programs should be developed to assist thefe plople.
one desirable nethod is to add affordable housing unitsto Ehe current housing stock Chrough Ehe concept of a "E.."ny-Flatrt. The term ttGrainy Flat'r is ised to desciibe srnarlsecondary uniEs which are allowed Eo be attached to singlefaroily houses. This provision for affordable horrsing his avariety of advantages. First and roost importantly, It creaEeshousing-which inEegrates the emproyee intb the coiuiunity whileroiniraizing th9 visual impacts commonly associated with i"rg"employee housing projecti. rt benefits senior citizens wh5 areable to obEain addicional income from a rental unit and helpsthen remain in their houre torrm. This concept also does notinvolve the creation of new subdivisions. tirereby moreefficiently utilizing existing urban 1an6. Goveinmental
.agencies shogld provide zoning regulations which allow for Ehe"G-relrny Frat" concept and encourage such units when reviewingsubdivision proposals.
Locar governments should encorrrage sroa11 lot subdivisionswhich reduce the price-of housing. Horn6 ownership brings "it[
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it a nore serious involvenent in-the affairs of the comiunitv.Provisions should also be made for the creation of mobilJ hoilesubdivisions. Because of their relatively low cosC, many peoplepurchase nobile homes buE because of the iack of subrtivi6ibns'designed for nobile homes r _th.-y_ are required to renE a space ina-nobile_ hone park. considerable prcgiess has been marle'in chetrerd of manufacEured housing and land use policies should beadjusEed to provide an atEractive location ior this forro ofhousing within our communities.
In conjunction_ with programs aimed at reducing the costof housing, efforts should be directed at -rnaking morcgage moneyavailable at reduced rates for local residents.-' fne Ei[ninterest rates of the past few years have been a probleil forlocars who wanE to purthase a hbuse. Tn Ehis ca"L as well as inall our efforts Eo reduce Ehe cost of housing, public/pri""i" ---
cooperation is very important.
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The original affordable housing conmitrnents of Beavercreek and Arrowhead called for housin! to be built on ratherconcentrated areas in their respectiv6 projects. \,,re recommend
:l:: :ll"-requirement be retaxed to atlbw irore flexiUifir/ i"-both Ehe type, Iocation, and tenure of this housing
The _que,s_tion which we should ask in evaluating anyproposal of affordable housing is, "How well does it-'blend intoEhe.comnunity?tt rn order to 6reate a more normai or averageliving situation, we recomroend thaE the renEal housing proiid.aby Ehese 1.rg9 developnenrs be open Eo rhe gener"r p"6ri" ;e--not restricted t,o enployees chat'work for tEat cornpiny. Are-evaruaEion of the le_ntal policy used by the ,Tarne!" shouldbe undertaken in an effort tb Urolaen its o."rrp"rr"y.
, The results of this study give us direction in which tomove, our efforts to-provide housing. for our residents. ttor".rr".,the housing_rnarket is dynamic and Ehanges, when-they do occur,can happen in an extreroely short time Frarne.
our recornmended solution for the next few years is tocontinue to monicor the situation c10sely. rf occupancy races
:hory-signs of increasing and rental units become nore difficurcto -find, the county, municipalities and various other affectedentities roust be. ready to rlspond. A survey "i.ir". to the onediscussed here should- be done^ aE reast ..r".! ior-,. y...", if notat shorter intervals. such a survev can pr6vide a great anountof useful inforrnation especiarly whbn it tan be cornlared withthose done in the past
This cornnittee should remain intact. and prepare annualreports on "affordable-housing_" _within Eagle Cbunty. uewproposals for Ehe provision of affordable fron"ing in both theincorporated and unincorporaEed areas of the "o.rity should bereviewed by this connittee and its comnents forwarbeci Eo therespective Planning Connissions.
- IE is hoped that this report can and will lead toconEinued efforts to sEudy the housing issue and Lo forrnulaEeporicies. rE is again irnportanc to rE-ernphasize the need forthe various entities,,both governmental ana private, to workwith each other in underscaiaing and respondl-ng to changes inthe housing uarket. As conditi6ns changl, policies arso have toDe re-examined to test their ef fecti',reness. Bv doing this,futr:re housing needs can be planned for in an brderl| fastrion.
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CHAPTER V - CURRENT HOUSING OPPORTUNITIES
rn this section, we wirr review the currenc status of 1Iresident housing projecEs of various types .rrd ".rrrn"ii""-tr-r.
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results of'an oveiali market review or'iro""i"g for sare in theprice range of less than $150,000.
The eleveg projects which were included in our reviewincrude two nobile horne parks: The Eagle River park and TheBenchnark park,; six rental-projecEs: fliver View Apar;;;.;;;val1i Hi, Benchmark conconiniuns, sunridge, The Taines, and FallLine; and rhree Igl-r-*le projecrs: HonesEead Meadows, iii[in^-Creek Parl<, and Cliffside.
a) Rental I'tarket
Generally speaking,, the level of occupancy of the rentalprojecrs change. qu_i9e roa-ikedly wirh the ".""L.,.
- The "*""pcio.,Eo this.being Ehe River View Apartnents. This proiecE isoperated as DarE of the Federally subsidized "sLctiorr-gi-oro*."roin which Ehe rente! pays 307. of iris i".r."-ri.r-r-it."."i"i5i!F'orthe rent being paid by the government. The River ViewApartments continually roaintain 1007. occupancy. The remainderof the projecEs gener-arly noainrain 1007" oicufi""y during it.,.--winter and drop-to 50-602 during Ehe summer.' rhi" situ;rion is
ll *^::e?:!:C. in a councy whos6 winrer enploymenE requiremenrrs significantly greater than that requireb during thd summer.As the vair varley moves toward becoming nore of r forrr ""."onresort, we can expect a smoothing orrt oF renEal occupancy+ levels.
Mobile llone Spaces are occupied at close to 100%throughout the year. llowever, the """rrf"""y-Jf the unitthemselves fluctuates with the season. Because the majority ofmobile hornes for rent within a park "r. "oi-"onrrolleJ-;t-;;y-one management- entity,, we do not have reliable occupancy rates.Horvewer, we-believe the summer occupancy rate Eo be somewhereclose to 757".
Ownership Market
For Sale Housing projects which wePickin Creek was the earliesE project1980 during a period when cireie !/as aThe project offered low prices coupleclrates obtained through l,tunicipal
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Two of Ette threesurveved are sold out.which lras consEructed insevere housing problern.wich favorable interestMortgage Bond lloney.
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Sunridge
Description:
Location:
S ize
Tenure:
Rental Rate:
For Sale:
This proJect r'ras built as a condorniniun-project in 1981 and many of the ownershave placed their units-on Ehe rentalmarket._ Management company surveycontrolled 50 d.u.
Town of Avon opposite the West parkinqLot of Beaver Creek.
Phase I, 165 units and phase II , 20?-rrnics.
Rentals400-450-2$sso-600-2
3
3
$szs -
$500 -
550 -
700 -
bedroom unfurnished
bedroon furnished
bedroorn unfurnished
bedrooo furnished
$ 85,ooo
$ 100 ,000
- 2 bedroon- 3 bedroom
6.Benchnark Condoniniums
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Description:
Location:
Size:
Tenure:
Rental Rate:
Description:
Locat ion:
Size:
This project was built in early 1970tsand is a dorrnitory appearing bi:ilding.
l"fanagement agency survey controlled 43units.
Town of Avon
92 dwelling unics
RentaI
$:OO - 350 - l bedroon (plus uritiEies)$400-450-2bedroom$450-500-3bedroom
Early enployee projecE constructed inlrlest Vail currently reserved for Eheemployees of Che Mark (Marriott).
West \/ail
53 unics
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Tenure:
Rental Rate:
Hon6rstead Meadows
Description:
T.ocat ion:
Size:
Sale Price:
c)The Tarnes
Description:
LocaEion:
Size:
Tenure:
Rental P.ate:
This condoninium proJect was builc asthe firsE phase oi a-resia""ti"i-developtrent of sone 500* rnixed densityunits.
Edwards
56 dwellins unitsqzl - 77,000 - tO90 sq.fr.$83,500 I g5,600 - 121'0 sq.rr.
Thiq.projecr was builr in parrialfulfillnenr for the provi"i.;;-;;-affordable housing ritti"-n.a.,rei creetP .U. D.
Itlorthwestern portion of the p.U.l.r.oUunits-30-lbedroom
30 - 2 bedroonRental
$345 - 1 bedroon unfurnished (a11utilities lncluded)$400 - 2 bedroom furnisheh
bedroon furntshed
bedrooro furnished
- 2 bedroom unfurnished- 2 bedroon furnished
Rental
$32s -
$450 -
Connents:I!""9 uniEs are part of a cooperative affordablenous:-ng progran worked out between Ehe d.";i;;;;and the Counry. The develop"" "orriti.J-i;-i;;-sale price-s air,l through . pii"t""e option clausecontrols rhe resat: fi" a ieriod-of 5-1,""."-;i"-
:.Yli:^?::Y,P_il!y: Project is a fine exlnple ofPuD.|Ic/ prt_vate cooperaEion.
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Recommendations on Lodging
LY5g.IT fulyl Time Sharing. Discourage conversion of hotel-type units to
F_ timeshare ownership. Although the real estate transfer tax generates
EC"!|P?/' - more revenue than the sales tax on hotel room revenues, within three
ryorfouryearsthetaxonroomoccupancyrvillexceedtheone-timerealfuE estate transfer tax. However, conversion of condominiums to timeshare-ftWXoFUAtL, ownership has the potential of increasing utilization of the units--and
lRtU qng{ higher utilization means more visitor spending, more jobs, more tax
T'tz revenues. In new time share projects, units without kitchens should be
encouraged.
A continuing concern regarding time sharing, however, is thelong-term management commitment after the sales prcgram is
substantially complete. Approximately 40 percent of the projectrs sales
revenues are committed to sales commissions and/or one-time promotions.
Often, the developer is cornpletely out of the picture; and typically too
many of the time-share owners have relatively little at stake to make astrong commitment during some type of economic setback.
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'sua?! palelar apoc aral pup 6u!p[!nq a[qe3! [ddP lle ]o 'luauqrpdao luaudols^aoflrunyn,i:lo,; fiifi*'lli;,'?,11,;ffi1::l'fi1 i3,o:;.;i:llil]:,;',:1.ffi:"3;i:,:l#l
eua^of, aql u!rl1tl"r e6pn6upl axpudoJddv (E 'fpl4-Jo-1q6 lJ t!pil Jo ul4ol 01u0 aJnlJnJls
$g11-rorl nunoJ6J;rrrrn :rr11 6utrr-rnfra: ruarir.ri.r6p luautrllpoJtua aq1 to 6utploca,r pUp 6utzl.
I\TEMORANDUM
FROM:
DATE:
RE:
Peter Patten
Jay K. Peterson
07 /24/84
Fa1l Line Apartments
In response to your concern of Fal_I Line Apartments
with regard to the condominiumization of the r.{arriott Mark
Hotel, because the Marriott no longer desires to l_ease the Fall Line
Apartments (please see attached memo) , r would suggest one of the
following alternatives :
' 1. We are currently investiggting the possibility of
using tax-exempt financing to refinance the apartment complex and
if we are successful in doing this (wi-th the Townrs cooperation),
the complex wourd be renovated and we would then rent to anv
employee of the Upper Eagle Va11ey.
2. The project would be renovated and sold to
resi-dences of Eagle county in a simi.lar fashion to pitkin creek.
I^ihether there is a need for this type of housing at the present
tirne is unclear.
3. The project would be renovated and would be sub_
sequently sold as condomini-ums on the open market. Al1 aspects
of the condominium converstion ordinance would be compried with.
f would appreciate your cooperation and help in trying to
resorve this problem. lJhen a commitrnent was made by Kai-ser to keep
the Fa11 Li-ne as emproyee housing three years ago, there was a
real need for rental-type housing. As you are now aware, there
is an over abundance of this type of housing and no one is
projecting an employee housing problem in the future. rt seems
counter productive to hold Kaiser to the prior agreement when the
end result would be an empty, deteriorating complex.
JKP
TO:
FROM:
DATE:
Planning and Environmental Commission
Community Development Department
August 8, l9g4
SUBJECT: Request fof,u.qgolrgdation units conversionthe Marriott Mark n.iiri',pr,ll,J;. z uoattion.
I. BACKGROUND
III.
pRoposAL
lf l:l Corporation, owner of pr
:j, nt" i;jtiiidiifi:i, [: nnjj" iliiiiihj i:jHiiffnisyiit,,'H rt,
Fde il';q
'i'til#i{"
iil trifl#'itfir ry IFkJ:' rii, iu;, i]l ",,under the SDlwr,rir, isiui# 3:3'ffi.?t,"il;,r?,r:li Tt'.eil;t";il.xJ:il'lirf;niil.il]llij.; "
iil:ililiiil;rti':::5i,iilt.#ii ;:iilifil- i: ti;1i*r; ;'r,tiff ii#,,Inere remain
ni ii-0"-riji,,';T;niiilff#i:i,j#lir*rjliii:iji,ffffli,rfti,rl,:r,!"iji;rjiil
II.
fll":iStiltHfitl l"9".ements includins Buirdins and Fire Department insr
iilj;:il:nir, iitif i r;''' :st:;'sr i' i?ii1mi;, ::%iii rf;iiir.rirn iec'i
i ons'
i[dilu:;, iri :'d; ili .ln;ff,' ;, ;i ilg,'d Ti: ;?;
ffi f 'ir HTi;:l ;ff :
lrari-n"ro"i ;rtrr'at the present time. ilre priJr';il;., of the Ma*iottuegi nn ind' ir,.i"ir,?s"|.ff "f ;ll :'ill ;jf ; ;f,r*"*"::l r ntenti on rrom the
to condominiums forHpprrcant: M_K Corporation
A. Employee Housing
IlSt:iffiYiloolnll" onase 2 additton-fl.-l!".rfc a1d Town councir intrre rowi-re;;.;i|I an asreemen, o"
"l!:.1:_o into wiiir,iil" uppricant and
fii ;:;i.t3;;rffi r ift";$-'iJl il'i iiii'lqi;
""i#l'i
t#ir I :{tr#; ",
ill*i:ill,ir, ;rili::i'fnill'JllltiljiFliililill,ili
;:
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"ii:: Tlii:: -of the'ri.iriiv'uL'rre as its own emoloyee.,hous'ini-ini'*irn", to disposegyled by.tlre ,:*'l tt relates to thi lli:t.. Fal.l" iiin""uiu"trents are
g;;;1,; n:l,i'":i[iiiii' ?lr
(5i; ili:fi iij;,1is ff#;F;'';;ii#"
1i:-it;g ;;';il 19'uled to the narriolg^1grr< ioiir."'ir,J'p"oposar atrestricting u,e ra]Tp,l{-ent-er into a v{"itten. ug""ir"nt'#itn rq". Morcusnorma r ;'Ji.;;.' il .1, i;;".:3iiiffi iff l;i":il!r ;:.r,rirl ruj:. l; l,
;:i..pta
b r e
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projecting an employee
counter productive co
end result would be an
housing problem in the future. It seems
hold Kaiser to the prior agreement
empty, deteriorating complex.
JKP
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'EW'!= traTvatl. - Sbodro@@do'l?@ !qrt I b.rl!4.ltni .bd- 6r"|n't traDl
iti?Ercff "TIE |'(F'{p (r- tGrfiF;iciiEt bic6' carrr. _rry16r, -n5 or'trrt @' bu!
b tcr'& &fv. r prc ou er* sdta !Itct6. rutt F !p ''ppt6l.'EArrBcnrtartEt-8bibod.r aiff !ogltE**,I:{l*k..']:* r;.q-u
i@ slb*1.Ht3!*5I rDrb
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