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� ORDINANCE NO. 24
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Series of 2004
AN ORDINANCE ESTABLISHING SPECIAL DEVELOPMENT DISTRICT NO. 38, MANOR VAIL
LODGE, PURSUANT TO ARTICLE A,SPECIAL DEVELOPMENT(SDD)DISTRICT,CHAPTER 9,
TITLE 12,ZONING TITLE,TOWN CODE OF VAIL,AND SETTING FORTH DETAILS IN REGARD
THERETO.
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WHEREAS, Title 12, Zoning Title, Chapter 9, Article A, Special Development (SDD) �
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District, Town Code of Vail establishes a procedure for establishing special development
districts; and
WHEREAS, Manor Vail Lodge has submitted an application to the Town of Vail
Community Development Department to establish Special Development District No. 38, Manor
Vail Lodge, to facilitate the redevelopment of an existing lodge; and �
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WHEREAS, the Planning and Environmental Commission of the Town of Vail held a �
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public hearing on September 13, 2004, on the application to establish Special Development �
� District No. 38, Manor Vail Lodge, in accordance with the provisions of the Town Code of Vail; �
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WHEREAS, upon due consideration, the Planning and Environmental Commission of the
Town of Vail finds that the request complies with the design criteria prescribed in the Title 12,
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Zoning Regulations, Vail Town Code, and furthers the development objectives of the Town of
Vail; and
WHEREAS, the Ptanning and Environmental Commission of the Town of Vail has
forwarded a recommendation of approval by a vote of 6-0 (Gunion recused) of this request to the
Vail Town Council; and �
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WHEREAS, the Vail Town Council finds that that the request to establish Special �
Development District No. 38, Manor Vail Lodge, complies with the design criteria prescribed in
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� Ordinance No.24,Series 2004 �
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the Title 12, Zoning Title, Town Code of Vail; and provides a harmonious, convenient, workable
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relationship among land uses consistent with municipal development objectives; and
WHEREAS, the Vail Town Council considers it in the interest of the public health, safety,
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and welfare to adopt Ordinance No. 24, Series of 2004, and establish a new special �
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development district in the Town of Vail. �
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
VAIL, COLORADO, THAT:
Section 1. District Established
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Special Development District No. 38, Manor Vail Lodge, is established for development �
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on one parcel of land, legally described as Lots A, Manor Vail Subdivision, which �
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comprise a total of 236,536.4 square feet (5.43 acres) in the Vail Village area of the �;
Town of Vail. Said parcels may be referred to as "SDD No. 38". Special Development �
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District No 38 shall be reflected as such on the Official Zoning Map of the Town of Vail. `
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The underlying zoning for Special Development District No. 38, Manor Vail Lodge, shall
be High Density Multiple-Family (HDMF) District. �
Section 2. Special Development District No. 38, Manor Vail Lodge, Approved �
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Development Plan �
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An approved development plan is the principal document in guiding the development, �
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uses and activities of a special development district. The Vail Town Council finds that the �:
Approved Development Plan for Special Development District No. 38, Manor Vail Lodge, �
complies with each of the requirements set forth in Sections 12-9A-5 and 12-9A-6 of the �
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Town Code of Vail. The Approved Development Plan for Special Development District �
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No. 38, Manor Vail Lodge, shall be comprised of materials submitted in accordance with �`
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Section 12-9A-5 of the Town Code of Vail and those plans prepared by Zehren and �
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� Ordinance No.24,Series 2004 2 �
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Associates, entitled "Manor Vail Condominiums. Studio, and Manor House �
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Addition/Renovation", dated October 19, 2004. �
Section 3. Development Standards �
In conjunction with the Approved Development Plan described in Section 2 herein, the
following development standards are hereby approved by the Vail Town Council. These
standards are incorporated in the Approved Development Plan to protect the integrity of �'
the development of Special Development District No. 38, Manor Vail Lodge. The
development standards for Special Development District No. 38, Manor Vail Lodge are
described below:
A. Permitted, Conditional, and Accessory Uses: The permitted, conditional,
and accessory uses allowed in Special Development District No. 38,
Manor Vail Lodge, shall be those uses listed in Sections 12-6H-2, 12-6H-
3, and 12-6H-4 of the Town Code of Vail, as may be amended. �
�'` B. Lot Area: The minimum Iot area for Special Development District No. 38, �
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Manor Vail Lodge, shall be 236,536.4 square feet (5.43 acres).
C. Setbacks: The minimum setbacks for Special Development District No.
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38, Manor Vail Lodge, shall be as indicated on the Manor Vail Lodge '
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Approved Development Plan, described in Section 2 herein. �
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D. Height: The maximum allowable building height for Special Development �
District No. 38, Manor Vail Lodge shall be fifty-seven and four tenths
(57.4'), and as indicated on the Manor Vail Lodge Approved Development
Plan, described in Section 2 herein.
E. Density Control: The maximum allowable Gross Residential Floor Area �
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(GRFA) for Special Development District No. 38, Manor Vail Lodge, shall �
be 164,321 square feet and the maximum allowable density shall be one �
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Ordinance No.24,Series 2004 3
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hundred forty (140) dwelling units, twenty (20) attached accommodation �
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the Manor Vail Lodge Approved Development Plan, dated October 19, �
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2004. Said Gross Residential Floor Area (GRFA) shall be allocated as �
follows: �
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• Dwelling Unit (139) - 163,691.0 square feet �
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• Type III Employee Housing Unit (1) - 630.0 square feet �
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Total 164,321.0 square feet
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F. Site Coverage: The maximum allowable site coverage shall be forty and �
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four tenths percent (40.6%) or 95,744 square feet of the total lot area, and �
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as indicated on the Manor Vail Lodge Approved Development Plan, �
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described in Section 2 herein. �
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G. Landscaping and Site Development: At least forty and a half percent
� (40.6°/a) or 95,979 square feet of the total lot area shall be landscaped. In
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no instance shall the hardscaped areas of the development site exceed �
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twenry percent (20%) of the minimum landscaped area. The landscaping �'
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and site development shall be as indicated on the Manor Vail Lodge
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Approved Development Plan, described in Section 2 herein. �
H. Parking and Loading: The minimum number of off-street parking spaces �
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shall be two hundred fifty-four (254) of which thirty-finro (32) will be include �
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in a private parking club and the minimum number of loading and delivery
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bays shall be two (2), and as indicated on the Manor Vail Lodge Approved �
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Development Plan, described in Section 2 herein. �
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Section 4. Conditions of Approval
� The Applicant and Developer, a rees to com I to the followin conditions of a roval,
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which shall be part of the Town's approval of the establishment of Special Development �
District No. 38, Manor Vail Lodge: �
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Prior to Second Readinq of Ordinance �`
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1. That the developer meets with the Town staff and prepares a memorandum of �
understanding outlining the responsibilities and requirements of the required off-site
improvements, prior to second reading of the ordinance approving the establishment
of Special Development District No 38, Manor Vail Lodge. This memorandum of
understanding shall include, but not be limited to, all streetscape improvements �
along Vail Valley Drive and Hanson Ranch Road, details for the improvement of Mill
Creek, and details for funding and estabtishment of a Town of Vail Streetscape
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Master Plan for Gore Creek Drive east of Vail Valley Drive and Chalet Road. The �i
Developer Improvement Agreement shall be signed by all parties prior to issuance of
a building permit.
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Prior to Final DRB Review
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2. That the developer submits a final exterior building materials list,typical wall section, �
architectural specifications, and a complete color rendering for review and approval �
of the Design Review Board, prior to submittal of an application for a building permit. �
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3. That the developer submits a rooftop mechanical equipment plan for review and
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approval by the Design Review Board prior to the issuance of a building permit. All �
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rooftop mechanical equipment shall be incorporated into the overall design of the
lodge and enclosed and visually screened from public view. �
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Prior to Submittinq for a Buildinq Permit �
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4. That the developer shall provide detailed civil plans, profiles, details, limits of
disturbance and construction fence for review and civil approval by the Department `
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of Public Works, prior to submittal of a building permit.
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5. That the developer addresses the written final comments of the Town of Vail Public.
Works Department outlined in the memorandum from the Town of Vail Public Works
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Department,dated September 2,2004, prior to submitting an application to the Town �
of Vail Community Department for the issuance of a building permit for this project.
6. That the approval of the conditional use permits is not valid unless an ordinance
approving the associated special development district amendment request is
approved on second reading.
7. That the developer shall be assessed an impact fee of$5,000 for the net increase in
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p.m.traffic generation as determined by the Town of Vail Public Works Department, �
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as addressed in Attachment E of the September 13, 2004, memorandum. The �;
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applicant acknowledges and agrees that the Manor Vail Lodge Redevelopment will
generate seventeen (17) additional peak trips and agrees to pay the Town a Traffic
Impact Fee of$5,000 per peak generated trip,for a total of$85,000. The applicants
�, further acknowledge and agree that the payment by East West to the Town of the �
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entire amount of the Tra�c Impact Fee ($85,000) shall be a condition to the �
issuance of a building permit for the Manor Vail Redevelopment. This fee shall be �
used to pay for public traffic improvements on the South Frontage Road,Vail Valley �
Drive, Chalet Road, and East Gore Creek Drive as deemed necessary to alleviate �
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traffic impacts.
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8. The applicant agrees to contribute $100,000 to the construction of streetscape
improvement along Gore Creek Drive and Chalet Road. The Town and the applicant
agree that the $100,000 contribution shall be deposited in an escrow account with
instructions to restrict use of these funds to the streetscape improvement project in
the above-referenced locations. Escrow instructions will also dictate that any portion
of the$100,000 remaining in the account the day after the 10-year anniversary of the �'
initial contribution shall be refunded to the applicant. The Parties acknowledge that �`
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the Town will be responsible for leading and coordinating all aspects of the �
streetscape improvement project and that the applicanYs role in the streetscape �
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project is strictly limited to the contributions outlined above. The Town
� acknowledges that the streetscape improvement plan must be reviewed by the
� neighboring homeowners associations and that the Town will reasonably incorporate
feedback from these associations and the applicant into the final plan. The entire
amount of the Streetscape Improvements to Gore Creek Drive and Chalet Road fee
($100,000)shall be paid by the applicant prior to the issuance of a building permit for
the Manor Vail Redevelopment.
9. The applicant, with the input of staff, shall design and construct an extension to the
existing sidewalk located in the vicinity of the existing bus stop along Vail Valley �
Drive. The new sidewalk shall extend onto the 430 square foot parcel which will be
deeded to the Town from Manor Vail on the southeast corner of the property. The
design of the sidewalk shall be depicted on the building permit set of drawings.
Prior to Requestina a Temporarv Certificate of Occupancv
10. That the developer posts a bond to provide financial security for 125% of the total
�; cost of the required off-site public improvements. The bond shall be in place with the
Town prior to the issuance of a temporary certificate of occupancy. This includes but �
is not limited to the proposed raised pedestrian walkways across Vail Valley Drive,
resurfacing of the tennis courts if granted permission to stage upon them, and Ford
Park pedestrian pathway reconstruction.
11. That the developer shall prepare and submit all applicable roadway and drainage
easements for dedication to the Town for review and approval by the Town Attorney.
All easements shall be recorded with the Eagle County Clerk and Recorder's Office
prior to issuance of a Temporary Certificate of Occupancy. This includes but is not
limited to the easement required for the relocated Ford Park pedestrian pathway.
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12. That the developer provides deed-restricted housing that complies with the Town of
Vail Employee Housing requirements (Chapter 12-13) for a minimum of four (4)
employees on the Manor Vail Lodge development site, and that said deed-restricted
employee housing shall be made available for occupancy, and that the deed
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� Ordinance No.24,Series 2004 7
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� restrictions shall be recorded with the Eagle County Clerk & Recorder, prior to
issuance of a Temporary Certificate of Occupancy for the Manor Vail Lodge. The
required Type III deed-restricted employee housing units shall not be eligible for
resale and that the units be owned and operated by the hotel and that said
ownership shall transfer with the deed to the hotel property. �
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13. That the developer receives an easement from the Town for those improvements �
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which would be located within Town of Vail property on the rear of Building C.
14. That the parking club be limited to 32 spaces to allow for the elimination to the two �,
parallel parking spaces to the north of Building A and the one parking space in the �
loading delivery area at the rear of Building B. That the sale of the parking spaces
within the club occur as outlined in the proposal.
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15. That the developer shatl commence initial construction of the Manor Vail Lodge �
improvements within three years from the time of its final approval at second reading
of the ordinance establishing Special Development District No. 38, and continue
� diligently toward the completion of the project. If the developer does not begin and
diligently work toward the completion of the special development district or any stage �;
of the special development district within the time limits imposed, the approval of �
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said special development district shall be void. The Planning and Environmental
Commission and Town Council shall review the special development district upon �
submittal of an application to reestablish the special development district following �
the procedures outlined in Section 12-9A-4, Vail Town Code. �
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Remain in place after occupancv is qranted
16. The Manor Vail Condominium Association will maintain a working front desk for the
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purpose of conducting hotel like operations for a period of no less then ten (10) �
years from the date of this SDD approval,which will facilitate the continuance of the
rental program at Manor Vail Lodge. This condition helps to achieve the municipal
objective of insuring tax generation by establishing an active rental program for a
condominium project.
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Ordinance No.24,Series 2004 $ �
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� Section 5. If any part, section, subsection, sentence, clause or phrase of this
ordinance is for any reason held to be invalid, such decision shall not effect the validity of
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the remaining portions of this ordinance; and the Vail Town Council hereby declares it
would have passed this ordinance, and each part, section, subsection, sentence, clause
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or phrase thereof, regardless of the fact that any one or more parts, sections,
subsections, sentences, clauses or phrases be declared invalid.
Section 6. The Vail Town Council hereby finds, determines and declares that this
ordinance is necessary and proper for the health, safety and welfare of the Town of Vail �`
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and the inhabitants thereof. The Council's finding, determination and declaration is
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based upon the review of the criteria prescribed by the Town Code of Vail and the
evidence and testimony presented in consideration of this ordinance. �
Section 7. The amendment of any provision of the Town Code of Vail as provided in
this ordinance shall not affect any right which has accrued, any duty imposed, any
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nor any other action or proceeding as commenced under or by virtue of the provision �
amended. The amendment of any provision hereby shall not revive any provision or any
ordinance previously repealed or superseded unless expressly stated herein.
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Section 8. All bylaws, orders, resolutions and ordinances, or parts thereof, �;
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inconsistent herewith are repealed to the extent only of such inconsistency. This
repealer shall not be construed to revise any bylaw, order, resolution or ordinance, or
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part thereof, theretofore repealed. �.
INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED �
PUBLISHED ONCE IN FULL ON FIRST READING this 19th day of October, 2004 and a
public hearing for second reading of this Ordinance set for the 7th day of December, �:
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Ordinance No.24,Series 2004 9 �'
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� 2004, in the Council Chambers of the Vail Municipal Building, Vail, Colorado. �
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Rodney Slifer, Mayor �
ATTEST: �
Lorelei Donaldson, Town Clerk �
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READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED this 7th day of �
December, 2004. �'
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Rodney Slifer, Mayor
ATTEST: �!
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TOWN COUNCIL Y
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EVENING SESSION AGENDA �
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VAIL TOWN COUNCIL CHAMBERS �
75 S. Frontage Road W. �;;
Vail, CO 81657 �:
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6:00 P.M., TUESDAY, DECEMBER 7, 2004 �'
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NOTE: Times of items are approximate, subject to change, and �`
cannot be relied upon to determine at what time Council
will consider an item. g;
�. ITEMITOPIC: Citizen Input(10 min.)
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2. John Brendza ITEMITOPIC: Eagle County Schools Update. (5 min.) �
BACKGROUND RATIONALE: �
The Eagle County School District, RE50J, is currently re-doing its �'
marketing efforts, and as a part of that undertaking, is reaching �
out to all the municipalities and quasi-governmental organizations
to "open the doors to communication." Having already
approached the towns of Eagle and Gypsum, John Brendza,
Superintendant of Schools, has requested a few moments of time
to address this new initiative. �;
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3. Nino Licciardi ITEM/TOPIC: Vail Recreation District. (15 min.) �
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Peter Cook
➢ Request for co-pay for Outdoor Ice Sheet. �
VRD requests TOV financial assistance (50%) in providing a free �
outdoor ice rink at the Vail Golf Club driving range. Estimated
costs of $5,000 plus potential turf replacement are being
requested.
➢ Request for$60,000 in RETT funds for capital improvements
to Ford Park clay courts. �
VRD request RETT funds for capital repairs on the Ford Park Clay �
Tennis Courts as per TOV/VRD lease of 12.21.93: "Maintenance
and Repairs." Courts require substructure (irrigation) and fencing
repairs for an estimated total cost of $60,000 for the two north
banks of courts.
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4. Russ Forrest ITEM/TOPIC: Architectural Direction on the Vail Conference �'
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ACTION REQUESTED OF COUNCIL:
The Town Council is requested to provide direction on the
architectural direction for the conference center. Three altemative
approaches have been developed and discussed with the
community over the last 4 weeks. Other items the Committee
would like to review with the Town Council include:
➢ Review progress to date on the site planning and circulation
for the facility, and
➢ Receive an update on the Master Plan for the facility
Recommendation
The Conference Center Advisory Committee reviewed the public
input associated with the three design alternatives on November
18�'. After reviewing the public input and the associated costs with
each design option the Committee would like to forward a
recommendation for the"Architectural Vision Inspired by Nature.°
5. Lorelei Donaldson ITEM/TOPIC: Current Ford Park Paid Parking dates Pam
Brandmeyer for the 2005 Summer Calendar. (5 min.)
ACTION REQUESTED OF COUNCIL: Approve, approve with
amendments the summer calendar for Ford Park paid parking
dates for 2005.
BACKGROUND RATIONALE: The 2005 Managed Parking
Calendar Schedule for Ford Park is attached. This calendar has
been compiled by the Ford Park User Committee from our
meeting on November 29, 2004. We are requesting your review
and approval of the calendar for paid parking dates at Ford Park
for the Summer, 2005 schedule. There are currently 40 days of
paid parking requested as well as one managed parking date.
This calendar is subject to change as more events are added to
the various schedules of the user groups at Ford Park. �
RECOMMENDATION:
Approve or approve with amendments, the summer calendar for
Ford Park paid parking dates for 2005.
6. Matt Mire ITEM/TOPIC: First reading of Ordinance No. #23, Series 2004.
An ordinance amending the Vail Town Code regarding the
jurisdiction of the Town of Vail Municipal Court and setting forth
details in regard thereto. (10 min.)
ACTION REQUESTED OF COUNCIL: Approve Ordinance No.
#23, Series 2004, on first reading.
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BACKGROUND RATIONALE: A recently decided Colorado
Supreme Court case (Town of Frisco v. Baum, 90 P. 3d 845
(Colo. 2004), appears to have expanded the jurisdiction of the �'
municipal court in certain home rule municipalities that have �
adopted charter language granting themselves "exclusive and �'
original" jurisdiction. More specifically, the Supreme Court's
decision upheld the ruling of the District Court, that it lacked
jurisdiction over a C.R.C.P. Rule 106 appeal of a zoning decision �
and that such cases are the jurisdiction of the municipal court. �;
Since the Town of Vail has also adopted such charter language �
and since our belief is that the municipal court is NOT the proper �`
venue for these matters, Ordinance 23, 2004, operates to limit the • �
jurisdiction of the Town of Vail Municipal Court to handling criminal
matters. �'
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STAFF RECOMMENDATION: Approve Ordinance No. #23, �
Series 2004, on first reading. �
7. Bill Carlson ITEM/TOPIC: First Reading of Ordinance No. #31, Series of 2004,
an ordinance amending Section 12-11-4, National Pollution
Discharge Elimination System, Section 12-11-6, Erosion Control,
and Section 146, Grading Standards, Vail Town Code, and
setting for details in regard thereto. (5 min.)
ACTION REQUESTED OF COUNCIL:
Table the first reading of Ordinance No. #31, Series of 2004, to �
December 21, 2004. �;
BACKGROUND RATIONALE:
On November 8, 2004, the Planning and Environmental �'
Commission voted 7-0 to forward a recommendation of approval
for the proposed text amendments.
8. Matt Mire ITEM/TOPIC: First Reading of Ordinance #32, Series of 2004. An
ordinance vacating a certain part of the system of public ways of
the Town of Vail, Colorado, i.e., that public right-of-way
constituting those portions of Red Sandstone Road contiguous to
either Tract A or Tract B, South Frontage Road Subdivision. (10
min.)
ACTION REQUESTED OF COUNCIL: Approve Ordinance #32,
Series of 2004.
BACKGROUND RATIONALE: The Town Council and the Director �.
of Public Works, have found and determined that the public use,
convenience and necessity no longer require within its system of �,,
public ways the portion of Red Sandstone Road that is
contiguous to either of Tracts A and B, South Frontage Road �
Subdivision, and that intersects with South Frontage Road on the �
�; south and I-70 right-of-way parcels on the north; the vacation is �`
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also in furtherance of satisfying the requirements under that
certain Gore Creek Place Development Agreement made among
the Town of Vail, The Vail Corporation, d/b/a Vail Associates, Inc.,
and Vail Reinvestment Authority dated November 8, 2004
STAFF RECOMMENDATION: Approve Ordinance No. #32,
Series of 2004.
9. Warren Campbell ITEMITOPIC: Second Reading of Ordinance No. #24, Series of 2004,
an ordinance establishing Special Development District (SDD) No.
#38, Manor Vail Lodge, and setting forth details in regard thereto. (45
min.)
ACTION REQUESTED OF COUNCIL:
Approve, approve with modifications, or deny Ordinance No. #24,
Series of 2004.
BACKGROUND RATIONALE:
On October 19, 2004, the Town Council approved the first reading of
Ordinance No. #24, Series of 2004, by a vote of 7-0. In conjunction
with the approval the Council requested that the applicant and staff
provide a copy of the proposed Manor Vail Lodge Development
Agreement. In addition, Council requested that the applicant develop
a program which would encourage the new units to be included within
the rental base of Manor Vail Lodge. It was requested by Council that
staff explore in greater detail how the proposed $100,000 for
streetscape improvements would be best utilized.
STAFF RECOMMENDATION:
The Community Development Department recommends that the Vail
Town Council approve Ordinance No. #24, Series of 2004, on second
reading.
10. Judy Camp ITEMITOPIC: Second Reading of Ordinance No #27, Series of
2004, an Ordinance making supplemental appropriations to the
2004 budget. (5 min.)
ACTION REQUESTED OF COUNCIL: Approve Ordinance No.
#27, Series 2004.
BACKGROUND RATIONALE: Ordinance No. #27 was approved
as amended upon first reading on November 16�'. The ordinance
presented here reflects the amendments requested at that time.
STAFF RECOMMENDATION: Approve Ordinance No. #27 upon
second reading.
11. Judy Camp ITEM/TOPIC: Second Reading of Mill Levy Certification,
Ordinance No. #28, Series 2004. (5 min.)
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12. S bill Navas ITEM/TOPIC: Second Reading of Ordinance No. 30, Series of �
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Pam Brandmeyer 2004,the Town of Vail amending Title 3, Chapter 6, of the Vail �
Matt Mire Town Code regarding the Commission on Special Events and
setting forth details in regard thereto. (5 min.) �
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ACTION REQUESTED OF COUNCIL: Approve, approve with
amendments or den Ordinance No. #30 Series of 2004. �
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BACKGROUND RATIONALE: The Commission on Special �
Events currently requires that three of the five member board
represent specific areas of the business community; restaurant,
lodging and retail and two at-large voting members. In addition, �
the current ordinance contains a self imposed conflict of interest �`
provision which is not imposed on other town boards and is ��
unique to the CSE. This scenario continues to create conflicts of �'
interest. In the past several months, various voting members
have had to resign due to conflicts of interest. By expanding the �
board from 5 to 7 members, deleting the self imposed conflict of
interest provision and having all members at-large will enable the
board to attract members of the community with expertise in �
special events and will also allow this board to function like other
Town of Vail boards. (i.e. When a voting member has a conflict
they would recuse themselves from voting on that item). This will '
enable the CSE to more effectively carry out its functions and �`
responsibilities. �
RECOMMENDATION: �`
Approve or approve with amendments, Ordinance No. #30, Series
of 2004. �
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13. Russ Forrest ITEMITOPIC: Resolution No. #22, Series of 2004. A Resolution
approving and accepting, on behalf of the Town of Vail (the
"Town° or"Grantee°), a special warranty deed from Buffehr Creek �
Partners, a Colorado Limited Partnership (the "Granto�'), which �
deed pertains to a certain parcel of land within the Town of Vail �
and which is encumbered by a conservation easement in favor of �'
the Eagle Valley Land Trust, a nonprofit Colorado corporation (the
"Trust"); and setting forth details in regard thereto. (10 min.) �'
ACTION REQUESTED OF COUNCIL: Approve Resolution No.
#22, Series of 2004. �:
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BACKGROUND RATIONALE: �?
In December of 2003, Grantor acknowledged that this nine acre �'
property has significant scenic, aesthetic and open space values �
as set out in the Colorado Revised Statutes, and the Grantor �
� conveyed a Deed of Conservation Easement in favor of the Eagle �
Valley Land Trust in order to permanently preserve the entire �'
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Property as open space for the use and enjoyment of the general
public. The Grantor now desires to deed its interest in the
Property to the Town if the Town is willing to accept said deed
subject to the Easement.
STAFF RECOMMENDATION: Approve Resolution No. #22,
Series of 2004.
14. Stan Zemler ITEM/TOPIC: Town Manager's Report. (10 min.)
➢ 12.30.04 Annual Town Meeting Format.
The Annual Town Meeting is scheduled for Dec. 30 at the
Donovan Pavilion. Staff is proposing the following format:
4:00 p.m. Doors open to view Open House Displays on various
projects.
4:30 p.m. Welcome and Introductions by Mayor Slifer.
4:40 p.m. TOV Financial Overview and Key Milestones, Stan
Zemler/Staff.
5:00 p.m. Panel Discussion on Resort Trends featuring Local
and Regional Experts.
5:50 p.m. Panel Q8�A moderated by Stan Zemler.
6:15 p.m. Wrap up by Mayor Slifer and Town Council.
If this format meets with Council's approval, staff will begin making
arrangements to recruit members of the panel.
15. ITEM/TOPIC: Adjoumment. (10:00 p.m.)
NOTE UPCOMING MEETING START TIMES BELOW:
(ALL TIMES ARE APPROXIMATE AND SUBJECT TO CHANGE)
THE NEXT VAIL TOWN COUNCIL REGULAR EVENING MEETING
WILL BEGIN AT 6 P.M. TUESDAY, DECEMER 21, 2004, IN VAIL TOWN COUNCIL
CHAMBERS
Sign language interpretation available upon request with 24-hour notification. Please
call 479-2106 voice or 479-2356 TDD for information
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. MEMORANDUM
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TO: Vail Town Council �:,
FROM: Community Development Department �
DATE: December 7, 2004
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SUBJECT: Second reading of Ordinance No. 24, Series of 2004 �
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Applicant: Manor Vail Lodge, represented by Zehren and Associates �
Planner: Warren Campbell
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I. DESCRIPTION OF THE REQUEST
The applicant, Manor Vail Lodge, represented by Zehren and Associates, is �
requesting a second reading of Ordinance No. 24, Series of 2004, an ordinance �
establishing Special Development District No. 38, Manor Vail Lodge, and setting
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forth details in regard thereto. The purpose of Ordinance No. 24, Series of 2004,
is to facilitate the redevelopment of the Manor Vail Lodge, located at 595 Vail �'
Valley Drive
The staff and a licants are re uestin that the Town Council listen to a �
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presentation on the proposed ordinance and approve Ordinance No. 24, �
Series of 2004, upon second reading. �;
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II. BACKGROUND �'
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On September 13, 2004, the Town of Vail Planning and Environmental �'
Commission held a public hearing on a request to establish Special Development �;
District No. 38, Manor Vail Lodge.
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The applicants were requesting approval for the establishment of a new special �
development district with the following deviations:
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• A maximum allowable building height of 57.4 feet versus 48 feet,
• An increase in allowable density to 25.7 units per acre versus 25 units per
acre (6 dwelling units over allowable number of dwelling units),
• An increase in allowable Gross Residential Floor Area to 164,321 square '
feet versus 139,630.5 square feet, and �
• Encroachments of cantilevered walkways on Building C onto Town Of �
Vail stream tract property measuring 34 square feet for each of four �
floors.
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Upon consideration of the request, the Commission voted 6-0-1 (Gunion �
recused) to forward a recommendation of approval of the request to the Vail �`
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The Commission's recommendation of approval includes sixteen (16) conditions �
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Commission's recommendation of approval includes the following finding: �
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"That the proposal to establish Special Development District No. �
38, Manor Vail Lodge, complies with the nine design criteria �
outlined in Section 12-9A-8 of the Vail Town Code. Furthermore, �:
the applicant has demonstrated to the satisfaction of the �
Commission, based upon the testimony and evidence presented �
during the public hearing, that any adverse effects of the requested �
deviations from the development standards of the underlying �
zoning are outweighed by the public benefits provided. Lastly, the �;
Commission finds that the request is consistent with the
development goals and objectives of the Town. �:
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With regards to proposed building setbacks, that: �`
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a. Proposed building setbacks provide necessary separation between �'
buildings and riparian areas, geologically sensitive areas and other �
environmentally sensitive areas. �
b. Proposed building setbacks comply with applicable elements of the �
Vail Village Urban Design Guide P/an and Design Considerations. �:
c. Proposed building setbacks will provide adequate availability of light, �
� air and open space. �
d. Proposed building setbacks will provide a compatib/e relationship with �
buildings and uses on adjacent properties. �;
e. Proposed building setbacks will resu/t in creative design solutions or �
other public benefits that cou/d not otherwise be achieved by �
conformance with prescribed setback standards. �'
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With regards to proposed building height, that: �>
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a. Proposed building heights comply with applicab/e elements of the Vail �
Village Master Plan. � �
b. Proposed building height will provide adequately preserve views of the �
Gore Range from Vail Valley Drive. �
c. Proposed building height will provide a compatible relationship with �
buildings and uses on adjacent properties. �
d. Proposed building height will result in creative design solutions or
other public benefits that could not otherwise be achieved by �
conformance with prescribed setback standards. �:
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That proposed gross residential floor area of 118% and additional seven �
dwelling units over allowab/e in the High Density Mu/tiple-Family zone district �;
is in conformance with applicable elements of the Vail Comprehensive P/an. �
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That the deve/opment is in compliance with the purposes of the High Density �
Mu/tip/e-Family zone district, that the proposal is consistent with applicab/e
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� elements of the Vail Village Master P/an, the Vail Land Use Plan, and the Vail
Streetscape Master P/an, and that the proposa/ does not otherwise have a �
significant negative effect on the character of the neighborhood, and that the
proposal substantially complies with other applicab/e elements of the Vail �
Comprehensive P/an." �
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In the time since the September 13, 2004, Planning and Environmental �
Commission recommendation of approval the applicant has eliminated one �`
dwelling unit and one elevator on the rear of Building C. Staff believes these
changes are improvements to the proposal as there is now a surplus of two
parking spaces over that required and there is less proposed encroachment into �
the Town owned stream tract. �
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On October 19, 2004, the Town Council approved the first reading of Ordinance �,
No. 24, Series of 2004, by a vote of 7-0. In conjunction with the approval the �'
Council requested that the applicant and staff provide a copy of the proposed �
Manor Vail Lodge Development Agreement. In addition, Council requested that �'
the applicant develop a program which would encourage the new units to be
included within the rental base of Manor Vail Lodge. It was requested by Council �
that staff explore in greater detail how the proposed $100,000 for streetscape �;
improvements would be best utilized. �;
To address CounciPs comments staff has attached a copy of the proposed Manor �
Vail Lodge Development Agreement. The agreement does not include any �
commitments to use the tennis courts for staging of materials. Greg Hall, of the �,
� Public Works Department, believes that their may be an opportunity to utilize the
tennis courts in conjunction with the Town using the area for staging of the
Village streetscape materials. If this option is utilized Greg Hall and the applicant
will return before the Council with a proposal to utilize the tennis courts. �.
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The applicant has developed a program which the applicant believes will entice
owners of the new condominiums to include their units in the Manor Vail rental �..
program. Staff has attached the program which was created by the applicant. In �
general the program has created multiple attached accommodation units, 20
units, which are smaller one and two bedroom portions of the larger overall units. �'
This will create the ability for an owner to rent all or a portion of their unit. In �`
addition, the proposed program utilizes an incentive of $5,000 a year for up to 7 �``
years which would go towards furnishings in the units. The program does not �;;
mandate that an owner participate in the rental program. �
Staff has researched how the proposed contribution of $100,000 would be best �
utilized to establish a streetscape plan and install those improvements along East
Gore Creek Drive and Chalet Road. Staff estimates that all the base information
survey work will cost $15,000 to $20,000. In regards to dedicating staff to guide
the process of creating a master plan for the area it will be determined when the �
project gets started. It has been identified that staff may have time during the �_
winter months, however, in the spring and summer staff will be focused on other �'
public works projects such as the Village Streetscape. Staff will work to maintain �'
as much of the $100,000 for actual installation of the improvements to East Gore �
Creek Drive and Chalet Road. The condition within the ordinance has been �
�r revised to contain greater detail on how the money will utilized. �
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III. STAFF RECOMMENDATION
The Communi D v I �
ty e e opment Department recommends that the Vail Town
Council approves Ordinance No. 24, Series of 2004, on second reading. �
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IV. ATTACHMENTS �;
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A. Revised Ordinance 24, Series of 2004 �
B. Proposed plans for redevelopment dated October 19, 2004 �
C. Photo renderings of the proposed improvements �
D. Rental Program Proposal by the Applicant �
E. Manor Vail Lodge Development Agreement
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� ORDINANCE NO. 24
Series of 2004
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AN ORDINANCE ESTABLISHING SPECIAL DEVELOPMENT DISTRICT NO.38, MANOR VAIL �.
LODGE, PURSUANT TO ARTICLE A,SPECIAL DEVELOPMENT(SDD)DISTRICT,CHAPTER 9,
TITLE 12,ZONING TITLE,TOWN CODE OF VAIL,AND SETTING FORTH DETAILS IN REGARD
THERETO.
WHEREAS, Title 12, Zoning Title, Chapter 9, Article A, Special Development (SDD) �!'
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District, Town Code of Vail establishes a procedure for establishing special development �
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districts; and �'
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WHEREAS, Manor Vail Lodge has submitted an application to the Town of Vail �'
Community Development Department to establish Special Development District No. 38, Manor
Vail Lodge, to facilitate the redevelopment of an existing lodge; and �'
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WHEREAS, the Planning and Environmental Commission of the Town of Vail held a
public hearing on September 13, 2004, on the application to establish Special Development �
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� District No. 38, Manor Vail Lodge, in accordance with the provisions of the Town Code of Vail;
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WHEREAS, upon due consideration, the Planning and Environmental Commission of the �
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Town of Vail finds that the request complies with the design criteria prescribed in the Title 12,
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Zoning Regulations, Vail Town Code, and furthers the development objectives of the Town of
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Vail; and �;
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WHEREAS, the Planning and Environmental Commission of the Town of Vail has �
forwarded a recommendation of approval by a vote of 6-0 (Gunion recused) of this request to the
Vail Town Council; and
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WHEREAS, the Vail Town Council finds that that the request to establish Special �;
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Development District No. 38, Manor Vail Lodge, complies with the design criteria prescribed in �'
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Ordinance No.24,Series 2004 � �
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Attachment: A ����
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the Title 12, Zoning Title, Town Code of Vail; and provides a harmonious, convenient, workable �
� relationship among land uses consistent with municipal development ob�ectives; and �
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WHEREAS, the Vail Town Council considers it in the interest of the public health, safety, �::
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and welfare to adopt Ordinance No. 24, Series of 2004, and establish a new special �`
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development district in the Town of Vail. �
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NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF �;
VAIL, COLORADO, THAT: �
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Section 1. District Established �
Special Development District No. 38, Manor Vail Lodge, is established for development �'
on one parcel of land, legally described as Lots A, Manor Vail Subdivision, which
comprise a total of 232,932.4 square feet (5.347 acres) in the Vail Village area of the �
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Town of Vail. Said parcels may be referred to as "SDD No. 38". Special Development �;
District No 38 shall be reflected as such on the Official Zoning Map of the Town of VaiL �
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� The underlying zoning for Special Development District No. 38, Manor Vail Lodge, shall �
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be High Density Multiple-Family (HDMF) District. �
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Section 2. Special Development District No. 38, Manor Vail Lodge, Approved �
Development Plan
An approved development plan is the principal document in guiding the development, �
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uses and activities of a special development district. The Vail Town Council finds that the �
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Approved Development Plan for Special Development District No. 38, Manor Vail Lodge, �;
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complies with each of the requirements set forth in Sections 12-9A-5 and 12-9A-6 of the
Town Code of Vail. The Approved Development Plan for Special Development District �:
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No. 38, Manor Vail Lodge, shall be comprised of materials submitted in accordance with �
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Section 12-9A-5 of the Town Code of Vail and those plans prepared by Zehren and �`
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� Ordinance No.24,Series 2004 2 w
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Associates, entitled "Manor Vail Condominiums. Studio, and Manor House
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Addition/Renovation , dated October 19, 2004.
Section 3. Development Standards �
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In conjunction with the Approved Development Plan described in Section 2 herein, the �
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following development standards are hereby approved by the Vail Town Council. These �
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standards are incorporated in the Approved Development Plan to protect the integrity of
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the development of Special Development District No. 38, Manor Vail Lodge. The �'
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development standards for Special Development District No. 38, Manor Vail Lodge are �'
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described below:
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A. Permitted, Conditional, and Accessory Uses: The permitted, conditional, �
and accessory uses allowed.in Special Development District No. 38, �
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Manor Vail Lodge, shall be those uses listed in Sections 12-6H-2, 12-6H- �
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3, and 12-6H-4 of the Town Code of Vail, as may be amended. �
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B. Lot Area: The minimum lot area for Special Development District No. 38, �:
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Manor Vail Lodge, shall be 236,966.4 square feet (5.44 acres). �
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C. �etbacks: The minimum setbacks for Special Development District No. �;
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38, Manor Vail Lodge, shall be as indicated on the Manor Vail Lodge �
Approved Development Plan, described in Section 2 herein. �°;
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D. Height: The maximum allowable building height for Special Development �
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District No. 38, Manor Vail Lodge shall be fifty-seven and four tenths �
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(57.4'), and as indicated on the Manor Vail Lodge Approved Development �;
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Plan, described in Section 2 herein. �;
E. Density Control: The maximum allowable Gross Residential Floor Area �
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(GRFA) for Special Development District No. 38, Manor Vail Lodge, shall �
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be 164,321 square feet and the maximum allowable density shall be one �'
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� Ordinance No.24,Series 2004 3 &
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hundred forty (140) dwelling units, twenty (20) attached accommodation �
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units, and one (1) Type III Employee Housing Unit, and as indicated on �
the Manor Vail Lodge Approved Development Plan, dated October 19, �
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2004. Said Gross Residential Floor Area (GRFA) shall be allocated as
folfows: �,
• Dwelling Unit (139) - 163,691.0 square feet
• Type III Employee Housing Unit (1) - 630.0 square feet
Total 164,321.0 square feet
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F. Site Coverage: The maximum allowable site coverage shall be forty and �
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four tenths percent (40.4%) of the total lot area, and as indicated on the �}
Manor Vail Lodge Approved Development Plan, described in Section 2 �.
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herein.
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G. Landscaping and Site Development: At least forty and a half percent �
� (40.5%) or 95,979 square feet of the total lot area shall be landscaped. In �
no instance shall the hardscaped areas of the development site exceed �
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twenty percent (20%) of the minimum landscaped area. The landscaping �'
and site development shall be as indicated on the Manor Vail Lodge �
Approved Development Plan, described in Section 2 herein.
H. Parking and Loading: The minimum number of off-street parking spaces
shall be two hundred fifty-four(254) of which thirty-finro (32) will be include
in a private parking club and the minimum number of loading and delivery �
bays shall be two (2), and as indicated on the Manor Vail Lodge Approved �`
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Development Plan, described in Section 2 herein. �:;
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Section 4. Conditions of Approval �"i
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Ordinance No.24,Series 2004 4 �'
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The Applicant and Developer, agrees to comply to the following conditions of approval,
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District No. 38, Manor Vail Lodge: �
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Prior to Second Readinq of Ordinance �
1. That the developer meets with the Town staff and prepares a memorandum of
understanding outlining the responsibilities and requirements of the required off-site
improvements, prior to second reading of the ordinance approving the establishment
of Special Development District No 38, Manor Vail Lodge. This memorandum of
understanding shall include, but not be limited to, all streetscape improvements �
along Vail Valley Drive and Hanson Ranch Road, details for the improvement of Mill
Creek, and details for funding and establishment of a Town of Vail Streetscape '
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Master Plan for Gore Creek Drive east of Vail Valley Drive and Chalet Road. The
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Developer Improvement Agreement sha/l be signed by all parties prior to issuance of �:;
a building permit.
Prior to Final DRB Review
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2. That the developer submits a final exterior building materials list,typical wall section, �
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architectural specifications, and a complete color rendering for review and approval
of the Design Review Board, prior to submittal of an application for a building permit.
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3. That the developer submits a rooftop mechanical equipment plan for review and
approval by the Design Review Board prior to the issuance of a building permit. All
rooftop mechanical equipment shall be incorporated into the overall design of the �'
lodge and enclosed and visually screened from public view. �"
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Prior to Submittinq for a Building Permit
4. That the developer shall provide detailed civil plans, profiles, details, limits of �;
disturbance and construction fence for review and civil approval by the Department �
of Public Works, prior to submittal of a building permit.
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Ordinance No.24,Series 2004 5 �
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� 5. That the developer addresses the written final comments of the Town of Vail Public
Works Department outlined in the memorandum from the Town of Vail Public Works �;
Department, dated September 2, 2004, prior to submitting an application to the Town �
of Vail Community Department for the issuance of a building permit for this project.
6. That the approval of the conditional use permits is not valid unless an ordinance
approving the associated special development district amendment request is �`
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approved on second reading. �,
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7. That the developer shall be assessed an impact fee of$5,000 for the net increase in
p.m.traffic generation as determined by the Town of Vail Public Works Department,
as addressed in Attachment E of the September 13, 2004, memorandum. The �
applicant acknowledges and agrees that the Manor Vail Lodge Redevelopment will
generate sevenfeen(17)additional peak trips and agrees to pay the Town a Traffic �
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Impact Fee of$5,000 per peak generated trip, for a total of$85,000. The applicants �!<
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further acknow/edge and agree that the payment by East West to the Town of the
entire amount of the Traffic Impact Fee ($85,000) shall be a condition to the
� issuance of a building permit for the Manor Vail Redevelopment. This fee shall be
used to pay for public traffic improvements on the South Frontage Road, Vail Valley
Drive, Chalet Road, and East Gore Creek Drive as deemed necessary to alleviate �
traffic impacts.
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8. The applicant agrees to contribute $100,000 to the construction of streetscape
improvement a/ong Gore Creek Drive and Chalet Road. The Town and the applicant
agree that the $100,000 contribution sha/l be deposited in an escrow account with �;
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instructions to restrict use of these funds to the streetscape improvement project in
the above-referenced locations. Escrow instructions will a/so dictate that any portion
of the$100,000 remaining in the account the day after the 5-year anniversary of the
initial contribution shall be refunded to the applicant. The Parties acknowledge that �'
the Town will be responsib/e for leading and coordinating all aspects of the �
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streetscape improvement projecf and that the applicant's role in the streetscape �;
project is strictly limited to the contributions outlined above. The Town �
acknowledges that the streetscape improvement plan must be reviewed by the �
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neighboring homeowners associations and that the Town will reasonably incorporate
� feedback from these associations and the applicant into the final plan. The entire �:
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amount of the Streetscape/mprovements to Gore Creek Drive and Cha/et Road fee �
($100,000)shall be paid by the applicant prior to the issuance of a building permit for �
the Manor Vail Redeve/opment. �
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Prior to Requestinq a TemporaN Certificate of OccupancV �'
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9. That the developer posts a bond to provide financial security for 125% of the total �
cost of the required off-site public improvements. The bond shall be in place with the
Town rior to the issuance of a tem ora c ifi �
p p ry ert cate of occupancy. This includes but
is not limited to the proposed raised pedestrian walkways across Vail Valley Drive, �
resurfacing of the tennis courts if granted permission to stage upon them, and Ford �''
Park pedestrian pathway reconstruction. �°
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10. That the developer shall prepare and submit all applicable roadway and drainage
easements for dedication to the Town for review and approval by the Town Attorney. �
� All easements shall be recorded with the Eagle County Clerk and Recorder's Office �
prior to issuance of a Temporary Certificate of Occupancy. This includes but is not �'
limited to the easement required for the relocated Ford Park pedestrian pathway. �
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11. That the developer provides deed-restricted housing that complies with the Town of �:
Vail Employee Housing requirements (Chapter 12-13) for a minimum of four (4) �
employees on the Manor Vail Lodge development site, and that said deed-restricted �
employee housing shall be made available for occupancy, and that the deed �
restrictions shall be recorded with the Eagle County Clerk & Recorder, prior to �'
issuance of a Temporary Certificate of Occupancy for the Manor Vail Lodge. The �
required Type III deed-restricted employee housing units shall not be eligible for �
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resale and that the units be owned and operated by the hotel and that said �`
ownership shall transfer with the deed to the hotel property. �
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12. That the developer receives an easement from the Town for those improvements �
which would be located within Town of Vail property on the rear of Building C. �
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Ordinance No.24,Series 2004 7 �
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� 13. That the parking club be limited to 32 spaces to allow for the elimination to the finro
parallel parking spaces to the north of Building A and the one parking space in the
loading delivery area at the rear of Building B. That the sale of the parking spaces
within the club occur as outlined in the proposal. �
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14. That the developer shall commence initial construction of the Manor Vail Lodge
improvements within three years from the time of its finat approval at second reading
of the ordinance establishing Special Development District No. 38, and continue
diligently toward the completion of the project. If the developer does not begin and �
diligently work toward the completion of the special development district or any stage
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of the special development district within the time limits imposed, the approval of
said special development district shall be void. The Planning and Environmental �`
Commission and Town Council shall review the special development district upon �'.
submittal of an application to reestablish the special development district following �
the procedures outlined in Section 12-9A-4, Vail Town Code.
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� Section 5. If any part, section, subsection, sentence, clause or phrase of this
ordinance is for any reason held to be invalid, such decision shall not effect the validity of
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the remaining portions of this ordinance; and the Vail Town Council hereby declares it �`
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would have passed this ordinance, and each part, section, subsection, sentence, clause �
or phrase thereof, regardless of the fact that any one or more parts, sections,
subsections, sentences, clauses or phrases be declared invalid. �
Section 6. The Vail Town Council hereby finds, determines and declares that this
ordinance is necessary and proper for the health, safety and welfare of the Town of Vail
and the inhabitants thereof. The Council's finding, determination and declaration is
based upon the review of the criteria prescribed by the Town Code of Vail and the
evidence and testimony presented in consideration of this ordinance.
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Section 7. The amendment of any provision of the Town Code of Vail as provided in �
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� Ordinance No.24,Series 2004 $
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this ordinance shall not affect any right which has accrued, any duty imposed, any �
�� violation that occurred prior to the effective date hereof, any prosecution commenced,
nor any other action or proceeding as commenced under or by virtue of the provision
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amended. The amendment of any provision hereby shall not revive any provision or any �
ordinance previously repealed or superseded unless expressly stated herein. �``
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Section 8. All bylaws, orders, resolutions and ordinances, or parts thereof, �
inconsistent herewith are repealed to the extent only of such inconsistency. This �
repealer shall not be construed to revise any bylaw, order, resolution or ordinance, or
part thereof, theretofore repealed. �
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INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED
PUBLISHED ONCE IN FULL ON FIRST READING this 19th day of October, 2004 and a �'
public hearing for second reading of this Ordinance set for the 7th day of December,
2004, in the Council Chambers of the Vail Municipal Building, Vail, Colorado.
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Rodney Slifer, Mayor �
ATTEST: �
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Lorelei Donaldson, Town Clerk �'
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READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED this 7th day of �
December, 2004.
Rodney Slifer, Mayor
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ATTEST: �
Lorelei Donaldson, Town Clerk
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Ordinance No.24,Series 2004 9 �
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MANOR VAIL �
RENTAL PROGRAM �
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1) Existing Lodging Performance �`
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Manor Vail has operated as a successful lodging property for years and, as has been �;
noted, Manor Vail represents the standard upon which other condominium lodging �
operations in Vail strive to reach. With its existing hotel operating environment, ;
meeting space and spa, Manor Vail is able to drive occupancy in the shoulder seasons �:
through attracting group business. �
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The existing complex consists o£ ��
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• 76 - Studio Units �>
• 44 - 2BR Units �
• 3 - 3BR Units �������
• 16,000 sq. ft. of Meeting and Function Space (recently upgraded) �
• 2,700 sq. ft. of Lobby/Front Desk �`
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• 9,200 sq. ft. of Support Offices and BOH �
• 3,200 sq. ft. Restaurant k;
• 2,000 sq. ft. Spa �
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In addition, Manor Vail features extensive lodging services, including: �
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• 24 hr. Front Desk Attendant(s) �
• Maid Service �
• Room Service �
• Concierge �
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• Bell Service �
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Thanks to these amenities and services, Manor Vail currently experiences the �
following rental program participation and occupancy: G
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• 75% Rental Program Participation �
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• 60% Overall Occupancy �
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2) Positive Impact of Redevelopment on Rental of Existing Units �
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Redevelopment will likely result in Manor Vail's existing units experiencing higher �`
occupancy and room rates by making this already strong lodging property more �
competitive through remodeled exteriors, upgraded architecture/landscaping, addition �`
of elevators, creation of continuous indoor corridors, refurbishment of entry and �'
lobby, new swimming pool facility, underground parking and much more. These �:`
� improvements are in addition to the $S.SM that the Manor Vail Association has �
invested in improving the common areas to support rental performance and the $2.SM �
in interior renovations that individual unit owners have made since 1998. �
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Attachment: D �'
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3) New Units Expected Rental Performance and Incentive Program �.
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a) Of the 17 new units there are two sma112BR's and one sma113BR which are ideal �!
for rental. �:
b) Management believes they can successfully rent the larger units if they are made �
available. Current trends in resort lodging point to a growing number of large �',
units being placed into rental programs. �
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c) In response to Council's concerns regarding rentals we have created 20 bedrooms �
in the new condominium units that can be separately rented. �
As an incentive to owners to place these bedrooms in the rental program, owners �
, will be provided with a$5,000 credit to pay for furnishings for the bedrooms for �
every year the owner enters the bedroom into the rental program, up to a �;
maximum of l years ($35,000). This incentive program cannot legally be �;,
�� represented by the developer to prospective purchasers of the new units and will �
thus be introduced to new unit owners after closing by the Property Management �
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Company at Manor Vail—who will be responsible for administrating the �
incentive program. �
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MANOR VAIL LODGE DEVELOPMENT AGREEMENT �.
� THIS MANOR VAIL LODGE DEVELOPMENT AGREEMENT (this "Agreement") is �
made effective as of the day of , 2004, by and between the TOWN OF �'
VAIL, a municipal corporation duly organized and existing under and by virtue of the laws of
the State of Colorado (the "Town), East West Partners, Inc., a ("East West"), �
and Manor Vail Condominium Association, a Colorado Non-Profit Corporation ("Manor Vail"). �
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RECITALS: �
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A. East West and Manor Vail intend to redevelop certain real property in the Town of Vail, �'
commonly known as the Manor Vail Lodge, which is located in Special Development �
District No. 38, legally described on Exhibit A attached hereto and incorporated herein �
by reference (the "Property"). �'
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B. The Town, through its appropriate boards and reviewing agencies, including its �'
Planning and Environmental Commission, has approved redevelopment plans (the
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"Manor Vail Approvals") to allow for the redevelopment of the Property (the "Manor Vail �
Redevelopment"). The Town's Design Review Board is also in the process of �
reviewing final plans for the Manor Vail Redevelopment, and upon approval shall be �"
come part of the above-referenced Manor Vail Approvals. �
C. Pursuant to the Manor Vail Approvals and to further mitigate the impact of the Manor �
Vail Redevelopment, East West and Manor Vail have agreed to provide certain public
benefits and improvements (the "Public Benefits") as set out in the Manor Vail
� Approvals and as further provided in Town of Vail Ordinance No. 24, Series 2004, and
as more specifically described and defined herein. '
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NOW, THERFORE, in consideration of the above premises and the mutual covenants and �
agreements set forth herein the parties agree as follows �
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1. Responsibilities Of The Parties Regardina Public Benefits Reauired bv East West And �
Manor Vail As Part of The Manor Vail Redevelopment. The parties hereby agree that East �'
West and/or Manor Vail shall be responsible for providing the following Public Benefits subject �
to the terms below:
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(a) Improved Pedestrian Access To Ford Park: East West shall be responsible for p
constructing a ten (10) foot wide pedestrian/bike path, which rerouts the �
existing path to Ford Park as it passes through the Property, as set forth in the �;"
' Manor Vail Approvals. Manor Vail hereby agrees that it shall responsible for all �=
�1Ylegal requirements and costs associated with such rerouting, including but not �
imited to the grant of a new easement in the location of the rerouted path, �
(� which shall be conveyed to the Town prior to the issuance of any certificate of �
`\ occupancy for the Manor Vail Redevelopment. �
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(b) New Landscaped Garden: East West agrees that it will be responsible for �;
creating a landscaped garden above the new parking structure, as depicted on �
the Manor Vail Approvals. �
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(c) Mill Creek /mprovements: East West agrees that it shall be responsible for s
� making improvements to Mill Creek adjacent to the Property as set out in the �
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Attachment: E �.'
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� Manor Vail Approvals. The purpose of these Mill Creek Improvements is to �
enhance the appearance of the creek and to provide stream bank stabilization �
to mitigate erosion. �;
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(d) Employee Housing: East West agrees that it shall be responsible for �-
constructing an employee housing unit within Manor Vail Lodge capable of �
housing at least four occupants. Upon completion of the employee housing �
unit, Manor Vail shall execute and record a deed restriction, in a form approved �:
by the Town of Vail Community Development Department, to permanently
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restrict this unit as an employee housing unit.
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(e) Land Transfer With The Town: Manor Vail agrees that it shall quitclaim to the �`'
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Town any right, title and interest, in and to that certain land which comprises �
430 square feet at the Eastern portion of the Property in the location shown in �
the Manor Vail Approvals in exchange for a perpetual easement from the Town �
to Manor Vail of the land to be encroached upon by portions of the North side �
of the Building C, as reflected in the Manor Vail Approvals. Manor Vail shall be �;
responsible for all costs associated with this land transfer. �
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(fj Raised Pedestrian Crosswalks: East West agrees to construct two raised �
pedestrian crosswalks on Vail Valley Drive. One crossing is to be constructed �
at the intersection of Vail Valley Drive and Hanson Ranch Road and the other �
at the intersection of Vail Valley Drive and Gore Creek Drive, as set out in the ;
Manor Vail Approvals. �
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(g) Traffic Impact Fees: East West acknowledges and agrees that the Manor Vail �
Lodge Redevelopment will generate seventeen (17) additional peak trips and �
agrees to pay the Town a Traffic Impact Fee of$5,000 per peak generated trip, �
for a total of $85,000. The parties further acknowledge and agree that the ;`
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payment by East West to the Town of the entire amount of the Traffic Impact �
Fee ($85,000) shall be a condition to the issuance of a building permit for the �!
Manor Vail Redevelopment. This fee shall be used to pay for public traffic �
improvements on the South Frontage Road, Vail Valley Drive, Chalet Road, �
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and East Gore Creek Drive as deemed necessary to alleviate traffic impacts. _'
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(h) Streetscape /mprovements To Gore Creek Drive and Chalet Road: East West �;
agrees to contribute $100,000 to the design and construction of streetscape �
improvement along Gore Creek Drive and Chalet Road. The Town and East �
West agree that the $100,000 contribution shall be deposited in an escrow �'
account with instructions to restrict use of these funds to the streetscape �'
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improvement project in the above-referenced locations. Escrow instructions
ill also dict te that an ' n of the $100,000 r ccoun e �
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day after the 5- r anniversa n r' tion shall be refunded to �;
i East West Partne�. The Parties acknowledge that the Town wi l e �'
responsible for leading and coordinating all aspects of the streetscape �=
improvement project and that East West's role in the streetscape project is �
strictly limited to the contribution outlined above. The Town acknowledges that �
the streetscape improvement plan must be reviewed by the neighboring �
homeowners associations and that the Town will reasonably incorporate
� feedback from these associations and the applicant into the final plan. The �
entire amount of the Streetscape Improvements to Gore Creek Drive and �
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Chalet Road fee ($100,000) shall be paid by the applicant prior to the issuance �
� of a building permit for the Manor Vail Redevelopment. �
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2. Bonding For Public Improvements. The parties hereby acknowledge and agree that a
bond or letter of credit must be posted for 125% of the total estimated amount for each of the
improvements listed above (as set forth in the attached Exhibit B), with the exception of the
one-time Traffic Impact Fee and the contribution to the streetscape improvements to Gore
Creek Drive and Chalet Road as set forth above, which will be fully funded prior to delivery of �.:
the building permit.
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3. References To The Manor Vail Approvals. Any and all references to the Manor Vail
Approvals, as set forth herein, shall mean references to those plans approved by the Town of �
Vail for construction of the Manor Vail Lodge re-development project and as further provided
in Town of Vail Ordinance No. 24, Series 2004, and may be modified only as approved by the
Town through the building permit process. If a conflict arises between any construction plans
previously submitted and those approved as part of the building permit for this project, the
parties agree that the building permit plans shall control.
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4. Certificate Of Compliance. It is agreed that upon completion of any of the Public "
Benefits contemplated by this Agreement and upon the expiration of the warranty period as �:
defined herein, the Town shall, upon the request the party responsible for the particular Public �
Benefit, execute a certificate stating that all improvements have been constructed in �
compliance with this agreement. Said certificate shall not be unreasonably withheld if the �
requesting party has completed the Public Benefit in a good and workmanlike manner, and
consistent with plans approved by the Town. �
� 5. Warrantv. East West and /or Manor Vail shall warrant any and all Public Benefits for �
which they are responsible for a period of two (2) years from date of completion and �
acceptance by the Town. Specifically, East West and Manor Vail shall warrant that any and
all physical improvements or other Public Benefits required by the this Agreement which are �;
conveyed, dedicated or otherwise done for the benefit of the public shall be free from any �
defects in materials and workmanship, and free from any security interest, monetary lien or �
other encumbrance. �
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6. Liabilitv of Successors. The provisions hereof touch and concern and run with the �;
ownership of the Property. �;
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7. Notices; Business Davs. Any notice required or permitted under the terms of this �
Agreement shall be in writing, may be given by the parties hereto or such parties' respective �,
legal counsel, and shall be deemed given and received (i) when hand detivered to the �';
intended recipient, by whatever means; (ii) three (3) business days after the same is �
deposited in the United States mails, with adequate postage prepaid, and sent by registered �
or certified mail, with return receipt requested; (iii) one (1) business day after the same is �'
deposited with an overnight courier service of national or international reputation having a �':
delivery area encompassing the address of the intended recipient, with the delivery charges �:,
prepaid; or (iv) when received via facsimile on the intended recipienYs facsimile facilities �
accessed by the applicable telephone number set forth below (provided such facsimile �
delivery and receipt is confirmed on the facsimile facilities of the noticing party). Any notice �
under clause (i), (ii) or (iii) above shall be delivered or mailed, as the case may be, to the �
�� appropriate address set forth below: �
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If to Manor Vail:
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Attention:
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Fax No.: ()
Phone: O �
with a copy to:
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Attention:
Fax No.: ()
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If to East West Partners: �`
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c/o �
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Attention: �
Fax No.: ()
Phone: O
with a copy to: �
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Attention:
Fax No.: O £
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If to the Town of Vail: �
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Town of Vail �
75 S. Frontage Road �!
Vail, Colorado 81657 �
Attention: Town Manager �
Fax No.: (970) 479-2157 �
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with a copy to: �,
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Town of Vail �
75 S. Frontage Road �
Vail, Colorado 81657 �.
Attention: Town Attorney �;
Fax No.: (970) 479-2157 �`
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Each party may change its addresses and/or fax numbers for notices pursuant to a written �
, notice which is given in accordance with the terms hereof. As used herein, the term "business �'
day" shall mean any day other than a Saturday, a Sunday, or a legal holiday for which U.S. �
mail service is not provided. Whenever any date or the expiration of any period specified �
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under this Agreement falis on a day other than a business day, then such date or period shall �
� be deemed extended to the next succeeding business day thereafter.
8. Conditions To East West's Obliqations. Manor Vail and the Town acknowledge that '
East West does not currently hold any property interest in Manor Vail Lodge and East West's
obligations under this Agreement are expressly contingent upon the acquisition by East West
from Manor Vail of the development rights necessary for East West to satisfy its obligations � �
hereunder. If for any reason East West does not acquire such development rights and so �
notifies in writing both the Town and Manor Vail, Manor Vail hereby agrees to accept and M�
assume all obligations of East West hereunder effective upon such notice and further agrees ���� �'��t
to indemnify and hold harmless and defend East West and its affiliates from and against any
claim, demand, liability, cost or expense asserted East West or its affiliates arising out of this �� T
Agreement and to pay such indemnified party's reasonable costs and expenses, including �,
reasonable attorneys' fees, incurred in defending any such matter.
9. Severabilitv. In the event any provision of this Agreement is held to be illegal, invalid or �
unenforceable under any present or future laws, the legality, validity and enforceability of the �`
remaining provisions in this Agreement shall not be affected thereby, and in lieu of the
affected provision there shall be deemed added to this Agreement a substitute provision that
is legal, valid and enforceable and that is as similar as possible in content to the affected
provision. It is generally intended by the parties that this Agreement and its separate �
provisions be enforceable to the fullest extent permitted by law. �
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10. Exhibits. All Exhibits to this Agreement which are referenced by the provisions hereof as �
being attached hereto are deemed incorporated herein by this reference and made a part �.
� hereof. �
11. Entire Aqreement. This Agreement and the other contracts or agreements specifically �
referred to herein represent the entire agreement between the parties hereto with respect to �,
the subject matter hereof, and all prior or extrinsic agreements, understandings or
negotiations shall be deemed merged herein.
12. Rules of Construction. The headings which appear in this Agreement are for purposes �
of convenience and reference and are not in any sense to be construed as modifying the �
paragraphs in which they appear. Each party hereto acknowledges that it has had full and fair �
opportunity to review, make comment upon, and negotiate the terms and provisions of this �
Agreement, and if there arise any ambiguities in the provisions hereof or any other �
circumstances which necessitate judicial interpretation of such provisions, the parties mutually �
agree that the provisions shall not be construed against the drafting party, and waive any rule �
of law which would otherwise require interpretation or construction against the interests of the
drafting party. References herein to the singular shall include the plural, and to the plural shall
include the singular, and any reference to any one gender shall be deemed to include and be
applicable to all genders. The titles of the paragraphs in this Agreement are for convenience
of reference only and are not intended in any way to define, limit or prescribe the scope or �`
intent of this Agreement.
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13. Effective Date. The effective date of this Agreement shall be the date upon which this �'
Agreement has been executed and delivered by East West and Manor Vail and so executed �
by the Town Manager. ;
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14. Waivers and Amendments. No provision of this Agreement may be waived to any extent
� unless and except to the extent the waiver is specifically set forth in a written instrument
executed by the party to be bound thereby. No modification or amendment to this Agreement �
shall have any force or effect unless embodied in an amendatory or other agreement �,.
executed by all parties hereta �'
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15. Governinq Law and Venue. This Agreement shall be governed by and construed in
accordance with the laws of the State of Colorado, and Eagle County, Colorado shall be the �'.
venue for any dispute arising under this Agreement. �;
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16. Additional Assurances. The parties agree to reasonably cooperate to execute any �
additional documents and to take any additional action as may be reasonably necessary to �
carry out the purposes of this Agreement.
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17. No Third Partv Beneficiarv. No third party is intended to or shall be a beneficiary of this �
Agreement, nor shall any such third party have any rights to enforce this Agreement in any �
respect. �;
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18. Counterparts. This Agreement may be executed in counterparts, each of which shall �
constitute an original, and which together shall constitute one and the same agreement. �
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19. Recordinq. This Agreement shall be recorded in the real property records for Eagle �;
County, Colorada �
20. No Joint Venture or Partnership. No form of joint venture or partnership exists between
�� the Town and the other parties hereto and nothing contained in this Agreement shall be �
�rr+" construed as making the Town and the other parties to this Agreement joint venturers or �
partners. �
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21. Attornevs' Fees. In the event any legal proceeding arises out of the subject matter of �
this Agreement and is prosecuted to final judgment, the prevailing party shall be entitled to �:
recover from the other all of the prevailing party's costs and expenses incurred in connection �';
therewith, including reasonable attorneys' fees (and the presiding court will be bound to make �;
this award). �!,
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IN WITNESS WHEREOF, the Town and the Developer have made this
�; Agreement as of the day, month and year first above written.
TOWN:
TOWN OF VAIL, a municipal corporation duly
organized and existing by virtue of the laws of the
State of Colorado
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By: �
Name:
Title: Town Manager
ATTEST: �'
Lorelei Donaldson, Town Clerk
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STATE OF COLORADO ) �>
) ss: �
COUNTY OF )
� The foregoing instrument was acknowledged before me this day of
, 200_, by as Town �-
Manager of the Town of Vail, a municipal corporation duly organized and existing by virtue of �'
the laws of the State of Colorado. �:
Witness my hand and official seal. �
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My commission expires: �
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Notary Public �
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EAST WEST: �'
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EAST WEST PARTNERS, INC., a �'
Colorado corporation
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By: �
Name: �
Title: �'
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STATE OF COLORADO ) �
) ss: �
COUNTY OF ) �
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The foregoing instrument was acknowledged before me this day �
of , 200_, by as �;
of East West Partners Inc., a Colorado �
corporation. �
Witness my hand and official seaL �
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� My commission expires: �
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Notary Public �'
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MANOR VAIL: �
� EAST WEST PARTNERS, INC., a �
Colorado Non-Profit Corporation �
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By:
Name:
Title: �
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STATE OF COLORADO ) �
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COUNTY OF ) �
The foregoing instrument was acknowledged before me this day �
of , 200_, by as �'
of Manor Vail , a �;
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Witness my hand and official seal. �`
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My commission expires: �:
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MANOR VAIL �
RENTAL PROGRAM �:.
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1) Existing Lodging Performance �
Manor Vail has o erated as a successful lod in ro ert for ears and as has been �'
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noted, Manor Vail represents the standard upon which other condominium lodging �''
operations in Vail strive to reach. With its existing hotel operating environment, �
rneeting space and spa, Manor Vail is able to drive occupancy in the shoulder seasons �
through attracting group business. �
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The existing complex consists of: �
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• 76 - Studio Units �;:
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• 44 - 2BR Units �`
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• 3 - 3BR Units �
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• 16,000 sq. ft. of Meeting and Function Space(recently upgraded) �'
• 2,700 sq. ft. of Lobby/Front Desk �
• 9,200 sq. ft. of Support Offices and BOH �
• 3,200 sq. ft. Restaurant �`
• 2,000 sq. ft. Spa �
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In addition, Manor Vail features extensive lodging services, including: • �
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• 24 hr. Front Desk Attendant(s) �
• Maid Service �
• Room Service �
• Concierge �:
• Bell Service �
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Thanks to these amenities and services, Manor Vail currently experiences the �
following rental program participation and occupancy: �
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• 75% Rental Program Participaticn ���
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• 60% Overall Occupancy �
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2) Positive Impact of Redevelopment on Rental of Existing Units �
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Redevelopment will likely result in Manor Vail's existing units experiencing higher �
occupancy and room rates by making this already strong lodging property more �
competitive through remodeled exteriors, upgraded architecture/landscaping, addition �
of elevators, creation of continuous indoor corridors,refurbishment of entry and :�;
lobby, new swimming pool facility, underground parking and much more. These �'
� irnprovements are in addition to the $S.SM that the Manor Vail Association has �
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invested in improving the common areas to support rental performance a:.d thc$2.SM
in interior renovations that individual unit owners have made since 1998. �
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3) New Units Expected Rental Performance and Incentive Program �.
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a) Of the 17 new units there are two small 2BR's and one small 3BR which are ideal �'
for rentaL �'
b) Management believes they can successfully rent the larger units if they are made �
available. Current trends in resort lodging point to a growing number of lar e �
g �
units being placed into rental programs. �
c) In response to Council's concerns regarding rentals we have created 20 bedrooms �'
in the new condominium units that can be separately rented. �'
d) As an incentive to owners to place these bedrooms in the rental program, owners �
�
will be provided with a $5,000 credit to pay for furnishings for the bedrooms for �
every year the owner enters the bedroom into the rental pmgram, up to a �
maximum of l years ($35,000). This incentive program cannot legally be �`'
represented by the developer to prospective purchasers of the new units and will �`
thus be introduced to new unit owners after closing by the Property Management �
�
Company at Manor Vail —who will be responsible for administrating the k
incentive program. �'
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�- MANOR VAIL CONDOMINIUMS
- � STUDIO AND MANOR HOUSE ADDITION / RENOVATION
595 EAST VAIL VALLEY DRIVE
VAIL, CO
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19 OCTOBER 2004
ISSUE B2- TOWN COUNCIL SUBMITTAL
SANTA BARBARA � Z E H R E N V A I L
(B05rJ63-6890 FA%�BOS�l63-8102 (9]0�9C9-OZS]FA%(9]0�949-1080
.a�. =,sa,e�=a�,e��om AND ASSOCIATES,INC. ..���..��.� �o m
ARCHITGCTURE�PLANNING�INTERIORS
f -�.,.__
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INDEX OF DRAWINGS
CVR COVER
A0.01 DRAWMGMDEX
CNIL
CI EXISTMG DRA[NAGE PLAN �
C2 TOPOGRAPHIC MAP-BUILDWGS A,8,&C(EXISTMG SITE PLANj
C3 TOPOGRAPHIC MAP-BUILDMGS D,E,&F(EXISTING SITE PLAN)
C4 DRAMAGE&GRAD[NG PLAN(PROPOSED SITE PLAN)
LANDSCAPE
LI MANOR VAIL LANDSCAPE PLAN
L2 MILLCREEKiMPROVEMENTPLAN
ARCHITEG'1'URAl.
A0.10 BUILDMG f�IGHT CALCULATIONC_pgSOLUTE HEIGHTS/MTERPOLATED CONTOURS
A0.11 BUILDING HEIGHT CALCULATIONS-BUILDINC HEIGHTS/INTERPOLATED CONTOURS
A0.12 BUILDING![EIGHT CALCULATIONS-PROPOSED HEIGkiT/PROPOSED CONTOURS
A0.13 BUILDMG HEIGHT-PROPOSED ROOF HEIGHT
A020
AD1.02
ADI.O]
AD1.04
ADI.OS
ADI.O6
ADI.10
AI.01
A1.02
A1.07
A1.04
A1.05
AI.06
A1.07
A1.10
SITE PLAN
EXIST[NG BUILDMG FLOOR PLAN-ELEVATION 6173
EXISTMG BUILDMG FLOOR PLAN-ELEVATION 6183/SI69
EXISTWG BUILD[NG FLOOR PLAN-HLEVATION 6193/8200
ERISTMG BUILDING FLOOR PLAN-BLEVATION 6202/8210
6XISTMG BUILDMG FLOOR PLAN-HLHVATION 8220
EXISTING BUILDMG ROOF PLAN
FLOOR PLAN-LOWER LEVEL PARKAIG GARAGE
PLOOR PLAN-UPPER LEVFL PARKING GARAGE/ELHVATION 8173
FLOOR PLAN-ELEVATION 8183/8189
FLOORPLAN-ELEVATION 8193/82U0
FLOORPLAN-ELEVATION 8202/82i0
FLOORPLAN-ELEVATION 8217/8220
FLOOR PLAN-ELEVATION 8235
ROOFPLAN
A1.20
A1.21
A1.22
A123
AI.24
A125
A1.26
A1.27
A128
A1.29
A1.30_
AI.40
A1.41
A2.01
A2.02
A2.07
A2.04
A3.0I
FLOOR PLAN-IAWER LEVEL PARKING GARAGE
FLOOR PLAN-UPPHR LEVEL PARKING GARAGE&BUILDMGS D,E,&F(ELEVATION 8173)
FLOOR PLAN-BUILDMGS D,E,&F(ELEVATION 6183)
FLOOR PLAN-BUILDMGS A&B(ELEVATION 8189)
FLOOR PLAN-BUILDINGS D,E,&F(ELEVATION 8193)
FLOOR PLAN-BUILDWGS A,B,&C(ELEVATION 8200)
FLOOR PLAN-BUILDMGS D,E,&F(ELEVATION 8202)
FLOOR PLAN-BUILDINGS A,B,&C(ELEVATION 8210)
FLOOR PLAN-BUILUMGS D,E,&F(ELEVATION 8217)
FLOOR PLAN-BUILDINGS A,B,&C(ELEVATION 8220)
FLOOR PLAN-BUILDINGS A,B,&C(ELEVATION 8235)
ROOF PLAN-BUILDINGS A,B,&C
ROOF PLAN-BUILDINGS A,B,&C
EXTERIOR ELHVATIONS-BUILDINGS A&B
EXTERIOR ELEVATIONS-BULDM6 C
EXTERIOR ELEVATIONS-BUILDMGS D,E,&F
EXTERIOR ELEVATIONS-BUILDMGS D,E,&F
BUILDMG SECT[ON
___' '
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MANOR VAIL CONDOMINIUMS DRAWING INDEX ��� � A0.01
Vail, Colorado ....�..,..,,,,... �E,�,.,E,F
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MANOR VAIL CONDOMINIUMS
Vail,Colorado
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Vail,Colorado T
—_—__ I' _ 'I Revised 09/06/04 LZ �
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�J MANOR VAIL CONDOMINIUMS
'-" Vail, Colorado
i
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BUILDING HEIGHT CALCULATIONS ' - �•-
ABSOLUTE HEIGHTS/ INTERPOLATED CONTOURS �, � �N�
��-�� . =E�w.E� A0.10
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� MANOR VAIL CONDOMIN��UMS
Vail, Colorado
's
BUILDING HEIGHT CALCULATIONS ,% • °� �,N,"`
BUILDING HEIGH'T/ INTERPOLATED CONTOURS— �C� AO.11
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MANOR VAIL CONDOMINIUMS � PROPOSED HEIGHT/ PROPOSED CONTOURS �� ❑ ��
Vail, Colorado I 1 m�' � A�.12
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Vail, Colorado
BUILDING HEIGHT CALCULATIONS �
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PROPOSED ROOF HEIGHTS � �N``
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ELEVATION 8173
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MANOR VAIL CONDOMIN�UMS
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THIS VIEW WAS TAKEN FROM THE EASTERN EXIT OF THE GOLD PEAK LODGE SURFACE PARKING LOT AND SKIER DROP OFF.
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THIS VIEW WAS TAKEN FROM THE EXISTING SURFACE PARKING LOT AT MANOR VAIL LOOKING AT THE CONNECTION BETWEEN �
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THIS VIEW WAS TAKEN 1N FRONT OF BUILDING D LOOKING AT BUILDING F AT GROUND LEVEL.
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THIS VIEW WAS TAKEl�FROM THE DECK ON THE FIRST LEVEL OF THE GOLD PEAK LODGE LOOKING BACK AT THE GORE RANGE.
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THIS V[EW WAS TAKEN FROM THE EDGE OF EXISTING MAIN ENTRY TURNAROUND.
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THIS VIE��WAS TAKEN FROM 7'HE BUS STOP AT GOLD PEAK AT GROUND LEVEL.
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THIS VIEW WAS TAKEN FROM THE CORNER OF CHALET ROAD AND VAIL VALLEY DRIVE AT GROUND LEVEL.
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THIS VIEW WAS TAKEN FROM'I'IlE TOP OF THE SOUTHWEST STAIRS OF THE EXISTING SiJRF'ACE PARKING LOT AT MANOR VAIL.
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Special Development District (SDD)Application
Conditional Use Application (CUP)
Zoning Analysis
Public Benefits
Parking Sales Plan
October 19, 2004
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Z E H R E N East West Partners
AND ASSOCIATES. INC.
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r MANOR VAIL CONDOMINIUMS
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Special Development District(SDD) Application
October 19, 2004
SPECIAL DEVELOPMENT DISTRICT MANOR VAIL CONDOMINNMS(AKA THE MANOR
VAIL LODGE), PURSUANT TO ARTICLE A, SPECIAL DEVELOPMENT (SDD) DISTRICT,
CHAPTER 9,TITLE 12,ZONING TITLE,TOWN CODE OF VAIL
Submittal Requirement—Written Statement
Description of the Proposed Project
Through this application, a Special Development District(SDD)is being requested for the Manor Vail
Lodge. The SDD is being requested for improvements to existing buildings and new development on one
parcel of land, legally described as Lot A,Vail Village Filing No. 7,which comprise a total of 236,996
square feet(5.44 acres)in the Vail Village area of the Town of Vail. The underlying zoning for the
proposed SDD is High Density Multi-Family(HDMF).
The Development Plan for the SDD shall be comprised of materials submitted in accordance with Section
12-9A-5 of the Town Code of Vail and those plans prepared by Zehren and Associates, Inter-Mountain
Engineering, Lunceford Landscape and entitled"Manor Vail Condominiums, Studio and Manor House
Addition/Renovation"; Issue B2—Town Council Submittal dated October 19, 2004.
The existing development on the site consists of 123 residential condominiums with a total GRFA of
� 114,553 square feet. In addition there is an existing restaurant(the Lord Gore), conference facilities,
front desk and administrative offices, a swimming pool with deck area, and surface parking for 178 cars.
The existing development is located in six buildings entitled A, B, C, D, E, and F as indicated on the
Existing Conditions map.
Several changes have been made to the application since the application was reviewed by the PEC.
The changes were made to address comments,concerns and conditions made by staff,the DRB and
PEC. The changes to the application are as follows:
1. A reduction in density by the elimination of one new for sale unit. This revises the new unit
count down from 18 units to 17 units. The proposed development now requests only 6 units
in excess of the underlying zoning.
2. The encroachment into the stream tract of the balconies on the backside of the C-building
has been reduced from 65 sf to only 34 sf by the elimination of an elevator. The proposed
land transfer area has not been similarly reduced and remains at 430 sf.
3. The roof plans have been updated to address DRB comments and to align roof elements
such as dormers with the proposed unit interior layouts. These changes only affected minor
roof elements and there is no proposed increase in building height. As the unit design
continues to evolve these roof elements may be further modi£ed in conjunction with the
overall architecture and DRB input.
4. A stairway shown on the previous plans of the west end of the A-building has been
eliminated. This stair was a remnant from the previous Architect's work and had been
overlooked. There was no need for this stair and no intention for it to remain. The
elimination of the stair reduces our encroachment of new construction into setback areas.
�
SDD Application October 19,2004 Page 1 of 6
' . • •
� The proposed improvements include the following:
1. ADDITIONAL RESIDENTIAL UNITS/GRFA
A total of 17 new residential units are being added: 1 over Building A at the fourth level, 2 over
Building B at the fourth level,4 over Building C at the fourth level, 6 over Buildings D, E and F at
the fourth level, and 4 between Buildings D and E as well as between Buildings E and F at the third
and fourth levels. A total of 49,768 square feet of new GRFA is being proposed within the 17
residences.
A summary of the residential units and GRFA is provided in the Zoning Analysis.
2. REMODEL OF EXISTING BUILDING EXTERIORS
The exteriors of Buildings A, B, C,D, E and F will be remodeled to a mountain lodge theme while
maintaining an aesthetic consistency within the SDD. The remodeling will provide uniformity due to
the fact that the Manor Vail Lodge is an existing property with an existing ownership group. Each
building will have some subtle differences to provide individuality, yet each will remain identified
with the overall character of entire property. These differences will include changes in dormer
detailing, gable roof forms, cladding materials and railing treatments. In addition to the aesthetics of
these buildings, Manor Vail Lodge will upgrade the egress stairs and add accessible elevators.
3. EMPLOYEE HOUSING UNIT
The new development will provide one new deed-restricted housing unit in Building B that complies
with the Town of Vail Employee Housing requirements (Chapter 12-13) for a minimum of four(4)
employees. The deed-restricted employee housing will be made available for occupancy, and the deed
restrictions will be recorded with the Eagle County Clerk& Recorder. The type III deed-restricted
� employee housing unit will not be eligible for resale and the unit will be owned and operated by the
Manor Vail Condominium Association.
4. UNDERGROUND PARKING STRUCTURE, SURFACE PARKING, AND FOR-SALE PARKING
A new two-level underground parking structure accommodating approximately 152 spaces,will be
located in front of Buildings D, E and F on the northwest portion of the project. This new garage will
replace of the existing surface parking lot. The parking structure will be buried, and the land above
the structure will be reclaimed as a landscaped park.
Within the parking structure up to 35 spaces will be for-sale spaces (only spaces that exceed the
parking requirements will be available for sale), and it is intended that these spaces will be sold to
third parties for their private use. A proposed marketing plan has been included with this submittal.
Surface parking near the entry area at Building B will accommodate 5 parking spaces. The existing
and functioning surface parking area to the south of Buildings A, B, and C shall be updated to add
landscaping where possible along Vail Valley Drive and to provide functioning parking spaces. A
loading dock space for the Lord Gore Restaurant has been designated in a location that does not
infringe upon parking spaces and is partially screened by existing landscaping. The south lot surface
parking will accommodate 96 cars.
The combined total parking spaces within the SDD will therefore be 254 cars.
5. LANDSCAPE PARK AND EXPANDED OPEN SPACE
An additiona132,200 Square feet(0.74 acres)of landscaped park will be added to the open space of
the property. This will be accomplished by replacing the surface parking with a below grade parking
structure, adding gardens and stone walls to encapsulate the entire parking structure, and relocating
� the maintenance sheds that are attached to buildings D and E to the underground parking structure.
SDD Application October 19,2004 Page 2 of 6
� � •
� 6. ENHANCED FORD PARK PATH
Ford Park Path will be realigned and improved from its entry onto the west side of the property near
Mill Creek until it joins the existing pathway to the east of the property. Through paving, signing and
landscaping Ford Park Path will present an inviting accessway to the public. The pathway will
interface with the new landscape park over the parking garage. This new alignment will eliminate
cross over conflicts between pedestrians and vehicular traffic and will provide an aesthetically
pleasing experience for pedestrians using the path.
7. STABILIZATION AND BEAUTIFICATION OF MILL CREEK
The developer will cooperate with the Town of Vail to acquire the necessary approvals and provide
landscape enhancement and stream bank stabilization for the section of Mill Creek that passes
between the proposed parking structure and the existing tennis courts to the west of the property.
This new landscaping will help to visually integrate Mill Creek, the newly aligned Ford Park Path,
and the new park and gardens to be built over the parking garage in front of Buildings D, E and F.
8. LOADING AND SERVICE
The existing loading dock at the east side of Building B will be enhanced and upgraded with building
materials and design to match the rest of the upgraded architecture. Garbage will be kept in an
enclosed structure integrated into the architectural design of the building and beneath and expanded
outdoor area for the Fitzwilliam's Lounge. A new stair will be constructed accessing this new seating
terrace providing a new activity on the route to Ford Park.
9. ACCESS GATES RELOCATED WITH A NEW TURNAROUND
The existing card access gate at the main entry to Manor Vail is located just inside the property off
� Vail Valley Drive. This gate will be relocated to the entry ramp location to the underground parking
structure allowing public access to the existing turn around at the front door to the Manor Vail Lodge
during daytime hours. This will help to alleviate any traffic caused by access congestion. A new gate
at the property boundary,that will remain open during daytime hours,will close overnight for guest
safety.
10. FIRE DEPARTMENT ACCESS
A new fire department access will be provided from the entry drive at the hotel entry along the front
of Buildings D, E and F with a hammerhead turn around. Fire Department access for Buildings A, B,
and C will occur at the surface parking lot to the south of the buildings.
11. STREAM TRACT ENCROACHMENT
As part of this proposal, The Manor Vail Condominiums will transfer, convey or dedicate 430 square
feet of land to the Town of Vail at the east end of the property adjacent to the secondary access to
Ford Park off East Vail Valley Drive in exchange for 34 square feet of land on the north side of
Building C so that a walkway and handicapped access,with cantilevered balconies,can be
constructed wrapping around two new elevators on the back of Building C.
•
SDD Application October 19,2004 Page 3 of 6
• • •
� Deviations from the Development Standards of Underlying Zoning
The proposed development deviates from the development standards of the properties underlying zoning
in the following manner:
1. SETBACKS
Portions of the existing structures and portions of the proposed new improvements fall within the 20-
foot setbacks called for in the underlying zoning. Those portions of existing and proposed buildings,
roofs, and balconies that will be located within the setbacks are described in detail in the Zoning
Analysis.
2. GRFA AND RESIDENTIAL DENSITY
The GRFA of the proposed development will exceed the allowable Gross Residential Floor Area
(GRFA)of the underlying zoning by 24,736 square feet, or 18%. The allowable GRFA is 139,585
square feet, and the proposed GRFA is 164,321 square feet(including the 581 square foot Employee
Housing Unit).
The Residential Unit density of the proposed development will exceed the allowable density of the
underlying zoning by 6 units. The proposed development will have 140 dwelling units (plus 1
Employee Housing Unit). The allowable density of the underlying zoning is 134 units. This
represents a 5% increase in density.
3. BUILDING HEIGHT
The maximum allowable building height of the underlying zoning is 48 feet. The building height of
the proposed development will exceed this maximum allowable height. In general,the height limit is
� exceeded by approximately 2 to 10 feet. The exact deviations are indicated in the Zoning Analysis
and on the Height Analysis Plans.
Conformance of the Proposed Redevelopment with the Goals and Policies outlined in the
Vail Village Master Plan
Manor Vail enjoys a unique location within the Town of Vail. This property is literally adjacent to the
primary summer and winter recreational amenities Vail is known for;the world renown Vail Ski
Mountain and Ford Park, home to the equally renown Bravo concert series (among others). It also
functions as one of two portals for pedestrian access to Ford Park from the Village. It is a highly visible
property and one that would benefit from redevelopment.
The Vail Village Master plan(adopted in 1990) anticipated the redevelopment phase Vail is now
undertaking and outlined the goals and policies by which future town officials would evaluate and guide
that redevelopment. The redevelopment of the Manor Vail Condominiums has been proposed to
generally conform to the intent of the goals and policies of the Vail Village Master Plan as follows:
Goal#L• (page 13) ENCOURAGE HIGH QUALITY REDEVELOPMENT WHILE PRESERVING
THE UNIQUE ARCHITECTURAL SCALE OF THE VILLAGE IN ORDER
TO SUSTAIN ITS SENSE OF COMMUNITY AND IDENTITY
Objective 1.2—Encourage the upgrading and redevelopment of residential and commercial facilities.
This redevelopment proposal will upgrade and redevelop a residential condominium property.
Policy 1.2.1 —Additional Development may be allowed as identified by the Action Plan and as is
consistent with the Vail Village Master Plan and Urban Design Guide Plan.
� The Action Plan within the Vail Village Master Plan identifies Manor Vail as part of East Gore Creek
and identifies potential lodging infill on top of buildings E and F and on top of the existing north
surface parking lot.
SDD Application October 19,2004 Page 4 of 6
� � i •
� Goal#2: (page 15) TO FOSTER A STRONG TOURIST INDUSTRY AND PROMOTE YEAR-
AROUND ECONOMIC HEALTH AND VIABILITY FOR THE VILLAGE
AND FOR THE COMMUNITY AS A WHOLE
Objective 2.5—Encourage the continued upgrading, renovation and maintenance of existing lodging and
commercial facilities to better serve the needs of our guests.
This redevelopment proposal will upgrade and renovate an existing lodging property.
Objective 2.6—Encourage the development of affordable housing units through the efforts of the private
sector.
One type III deed-restricted employee housing unit containing 4 beds will be created as part of the
redevelopment. It is anticipated that less than 8 new employees will be generated by the additional
development,therefore, 50%or more of the additional employees can be housed on site.
Goal#3: (page 16) TO RECOGNIZE AS A TOP PRIORITY THE ENHANCEMENT OF THE
WALKING EXPERIENCE THROUGHOUT THE VILLAGE
Objective 3.1 —Physically improve the existing pedestrian ways by landscaping and other improvements.
This redevelopment proposal will replace a surface parking lot adjacent to the existing Ford Park Path
and replace it with a new landscaped garden. The path will be realigned to eliminate pedestrian-
vehicle conflicts.
Policy 3.1.1—Private development projects shall incorporate streetscape improvements, ...along
adjacent pedestrian ways.
As part of this redevelopment project, a proposal is made to assist in the planning and construction of
� streetscape improvements to East Gore Creek Drive and Chalet Road along with the upgrades that
will be built for the Ford Park path.
Policy 3.1.3—Flowers, trees, water features,and other landscaping shall be encouraged throughout
the Town in locations adjacent to, or visible from,public areas.
The new landscaped garden that replaces the existing surface parking lot will provide a landscaped
improvement visually expanding existing open space at the tennis courts and provide the type of
natural setting anticipated in this policy.
Objective 3.4—Develop additional sidewalks,pedestrian-only walkways and accessible green space
areas, including pocket parks and stream access.
Through improvements to Mill Creek and the creation of the new landscape garden,the town of Vail
will gain a visual improvement and accessible green space adjacent to a pedestrian-only walkway.
Goal#4: (page 18) TO PRESERVE EXISTING OPEN SPACE AREAS AND EXPAND
GREENSPACE OPPORTUNITIES
Objective 4.1 —Improve existing open space areas and create new plazas with greenspace and pocket
parks. Recognize the different roles of each type of open space in forming the overall fabric of the
Village.
The Vail Village Master Plan, Open Space Plan identifies the tennis court area as an active recreation
area. The new landscape garden and the Mill Creek improvements will expand this existing amenity
and will create new,diverse greenspace within the Village.
Goal#5: (page 20) INCREASE AND IMPROVE THE CAPACITY,EFFICIENCY,AND
� AESTHETICS OF THE TRANSPORTATION AND CIRCULATION SYSTEM
THROUGHOUT THE VILLAGE
SDD Application October 19,2004 Page 5 of 6
• . •
� Objective S.1 —Meet parking demands with public and private parking facilities.
Policy 5.1.3—Seek locations for additional structured public and private parking.
The proposed for sale structured parking spaces will provide additional private parking adjacent to
both summer and winter amenities as intended by this objective.
Policy 5.1.5—Redevelopment projects shall be strongly encouraged to provide underground of
visually concealed parking..
A new underground parking structure will be built to replace the existing surface lot adjacent to the
existing Ford Park Path. Approximately 60%of the total parking spaces will be provided within this
new underground structure.
Goal#6: (page 20) TO ENSURE THE CONTINUED IMPROVEMENT OF THE VITAL
OPERATIONAL ELEMENTS OF THE VILLAGE.
Objective 6.1 —Provide service and delivery facilities for existing and new development
Existing deliveries to the Lord Gore Restaurant take place in the south surface parking lot in a non
designated area. Cunently when making deliveries,trucks block existing parking spaces and make
maneuvering difficult. This.redevelopment proposal creates a designated delivery area within the
south lot that is screened by existing vegetation and does not impair parking or maneuvering.
The East Gore Creek Sub Area (#6) (page 52 of the Vail Village Master Plan)
Manor Vail is one of the dominant existing developments within this sub area of Vail. The Master Plan
identifies that"...this area has the potential to absorb density without compromising the character of the
Village." It goes on to state"this development could be accommodated....through increasing the height
� of existing buildings(generally one story over existing heights)." "The opporlunity to introduce below
grade structured parking will greatly improve pedestrianization and landscape features in this area." The
proposal to bury the existing north surface lot underground and replace it with a landscape garden clearly
satisfies a goal of this particular sub area.
On page 53 of the Vail Village Master Plan a portion Manor Vail is identified as parcel#6-2 of this sub
area. The plan anticipates an additional floor on the E and F buildings and requires that"...infill projects
must include addition of greenspace adjacent to East Mill Creek..."This proposal clearly satisfies this
requirement and adds density where anticipated. "Height of structures shall be limited to prevent impacts
on view to the Gore Range from the Village core and Vail Valley Drive." As the computer generated
renderings that are included with this proposal show,we designed the buildings to be as low as possible
when building over an existing structure and have not eliminated any existing Gore Range views. We
have also endeavored to keep additional mass away from Vail Valley Drive to preserve the architectural
scale along this important neighborhood road.
Special emphasis is placed for this parcel on policies 1.2,2.3, 2.6, 3.1,4.1, 5.1 and 6.1. As outlined
above,the proposed redevelopment of Manor Vail complies with these and other goals and objectives of
the Vail Village Master Plan.
�
SDD Application October 19,2004 Page 6 of 6
� � • i
� MANOR VAIL CONDOMINIUMS
Conditional Use Permit (CUP) Application
October 19, 2004
Submittal Requirement—Written Statement
a. Description of the proposed use and measures proposed to make the use compatible
with other properties in the vicinity:
The proposed use under this Conditional Use Permit application is to build up to 35 for-sale
parking spaces in a new garage on the Manor Vail property. These parking spaces will be built in
conjunction with additional garage spaces to be built for new and existing residences in Manor
Vail under a current SDD application. Only spaces in excess of the parking requirement as
determined by current town codes will be available for sale up to the limit of 35.
The proposed parking garage will be underground, and it will replace an existing on-grade
parking lot that is located to the southwest of Manor Vail Buildings D, E, and F. The top of the
new garage will be landscaped as a park and garden with public access from a newly aligned Ford
Park Path. The landscaping on top of the garage will interface with a proposed improvement to
stabilize and beautify the Mill Geek corridor that lies immediately to the west of the proposed
garage and adjacent to the Ford Park Path as it enters the Manor Vail area.
The proposed use will be compatible with the privately owned parking spaces that are located in
� the Gold Peak complex immediately west of Manor Vail. Since the proposed parking will be
totally underground, there will be no negative visual impacts to adjacent properties, and the
general area will benefit aesthetically from the replacement of surface parking with a park and
garden.
b. Describe the relationship and impact of the proposed use on development objectives of
the Town:
The Vail Village Master Plan identifies the East Gore Creek Sub Area for conversion of on grade
parking to structured parking. It also indicates that the Manor Vail parcel (#6-2) should place
special emphasis on planning goal#5 (among others). The objective of this goal is to"meet
parking demands with public and private parking facilities"and to "seek locations for additional
structured public and private parking facilities". This application helps the Town to achieve this
stated goal.
One of the development objectives of the Town is to assure that adequate off-street parking exists
within the Village area, especially during peak skier periods. It is anticipated that the primary use
of the parking will be for local residents who currently drive to the skier drop-off point at Gold
Peak and then park in the public parking garage. This use will provide private parking for these
skiers in lieu of using the public garage,thus freeing up additional spaces in the garage.
Because of the location of the proposed parking it will also provide convenient parking for
activities at Ford Park and the Ford Amphitheater. This convenience will encourage support of
these public activities by the owners of the parking.
A parking sales plan has been prepared and included with this application to identify how the
parking stalls would be marketed first to users with in Vail and the local area.
�
CUP Application October 19,2004 Page 1 of 2
' • �
c. Describe the effect of the proposed use on light and air,distribution of population,
�„ transportation facilities,utilities, schools,parks and recreation,and other public
facilities.
Since the parking will be totally underground it will have no impact on light and air due to
building mass. It may offer some improvement in air quality by reducing traffic at the Gold Peak
skier drop-off since it is anticipated that the future owners of the new parking are most likely
currently using the Gold Peak drop-off and making multiple trips to the facility.
It is anticipated that the future parking owners are already residents of the community, and
therefore there will be little, if any, impact on schools or distribution of population.
Since the proposed use will be done in conjunction with other improvements to Manor Vail there
will be little impact on utilities.
The transportation facilities of the Town will have a positive influence since the proposed private
parking will reduce the demand on public parking. It will also reduce the bus demand for
shuttling skiers from the public parking garage to the Gold Peak facility.
Parks and recreation will have a significant benefit. This benefit will include the stabilization and
enhancement of Mill Creek coupled with the realignment and improvement of the Ford Park Path
leading to the recreation amenities of Ford Park. In addition,the Ford Park Path will have contact
with and access to the proposed park and garden area to be constructed above the parking...thus
enhancing the pedestrian experience on the Ford Park Path.
d. Describe the effect on traf5c,congestion,auto and pedestrian safety,access,traffic flow
and maneuverability,and removal of snow.
t There will be an increase in the trips to and from the Manor Vail generated by the additional
f�• private parking spaces. However, it is anticipated that some of these trips will be offset by a
reduction in trips to the Gold Peak skier drop-off currently being used by potential buyers of the
parking.
The relocation of the control point at the main entry to Manor Vail so that it is separated from
Vail Valley Drive will help reduce the existing congestion near the Gold Peak skier drop-off.
These improvements should help the traffic flow and maneuverability in the area.
Pedestrian safety will be enhanced by separating the Ford Park Path from vehicle traffic entering
and departing from the Manor Vail parking. Currently the Ford Park Path crosses the Manor Vail
parking entry.
Since the proposed parking will be located in an underground garage there will be a reduction in
the need for snow removal from the existing north Manor Vail surface parking lot.
e. Describe the effect upon the character of the area including bulk and scale in relation to
surrounding uses.
Since the proposed parking will be located totally underground there will be essentially no effect
on the character of the surrounding area due to the bulk and mass of the proposed structure.
There will be a significant improvement to the character of the area by converting the existing
surface parking to a park and garden and by enhancing the adjacent Mill Creek.
Any required site or structural walls necessary for the garage will be of minimal height, will be
terraced and landscaped, and will be surfaced with stone or stucco. The configuration of the park
and associated walls are indicated on the Site Plan and Landscape Plan.
�
CUP Application October 19,2004 Page 2 of 2
• � �
MANOR VAIL CONDOMINIUMS
� Zoning Analysis and Project Calculations
October 19, 2004
The permitted, conditional, and accessory uses allowed in the Manor Vail Lodge Special Development
District(SDD)by underlying zoning are to be those uses listed in Sections 12-6H-2, 12-6H-3, and 12-6H-
4 of the Town Code of Vail. The following information is provided as a Zoning Analysis of the existing
and proposed development:
SDD Proposal As Compared To High Densitv Multi-Familv(HDMF) Zoning Requirements
SITE AREA
Existing Site Area 237,111 SF
Area Offered in the Land Transfer 430 SF
Total Site Area 236,681 SF
Total Site Area(In Acres) 5.43 Acres
BUILDABLE SITE AREA
Flood Plain Along Gore and Mill Creeks 4,039 SF
Buildable Site Area (236,681-4,039) 232,642 SF
Buildable Site Area(In Acres) 5.34 ACRES
� DENSITY/#UNITS
ALLOWABLE—HDMF
RATIO 25 Units per Buildable Acre
YIELDS (25 x 5.34) 133.5 Units
PROPOSEDSDD
Existing Units 123
New Units 17
Total Units 140
This SDD application requests 6 units more than allowed within the underlying
zoning. This represents a 5% increase over HDMF. This project also proposes to
add one EHU unit that is not counted in this density calculation.
GRFA (Reference the GRFA attachment for additional breakdown)
ALLOWABLE-HDMF (Calculated using the Old Method)
RATIO 60% 60SF Per 100SF of Buildable Site Area
YIELDS (232,642 x .60) 139,585 GRFA
PROPOSED
Existing GRFA 114,553 GRFA
New GRFA 49,768 GRFA
� Total GRFA 164,321 GRFA
This SDD requests an additiona124,736 GRFA over the allowable for the underlying
zoning. This represents a 1 S% increase over HDMF.
Manor Vail Zoning Analysis October 19,2004 Page 1 of 7
• � �
SITE COVERAGE
� ALLOWABLE-HDMF
RATIO 55 % (55 sf per 100 sf of Total Site Area)
YIELDS (236,681* x .55) 130,175 SF
*Number used for Total Lot Area is after the Land Swap
PROPOSED
Above Grade Coverage 67,426 SF
Below Grade Coverage 25,512 SF
Total 92,938 SF
We are under by 37,236.55 SF,which is 29%under the HDMF allowable square
footage number.
LANDSCAPE
ALLOWABLE-HDMF
MIN AREA 30 % (of Total Lot Area)
*Number used for Total Lot Area is after the Land Swap
YIELDS (236,681 x .30) 71,004 SF
PROPOSED
SITE COVERAGE 108,462 SF
PERCENTAGE (108,462/71,004) 54 %
This SDD exceeds the minimum Landscape Site Coverage requirement by 24%.
� SETBACKS (Reference Setback attachment for breakdown)
The above ground decks do not project the lesser of 5' or'/2 the required setback.
The ground level patios do not project the lesser of 10' or'/2 the required setback.
The architectural projections do not exceed 4' into the required setback.
FRONT
ALLOWABLE—HDMF 20'
PROPOSED 20'
SIDE
ALLOWABLE—HDMF 20'
PROPOSED 20'
REAR �
ALLOWABLE—HDMF 20'
PROPOSED—SDD 0'
VARIANCE 20'
Note: Manor Vail was originally built within Eagle County and later annexed into the Town of Vail.
The Town setbacks were applied after the building was originally completed.
�
Manor Vail Zoning Analysis October 19,2004 Page 2 of 7
� �
BUILDING SETBACK
� EXISTING BUILDINGS IN THE SETBACK GSF GRFA
Existing Building A (front setback) 1,469 741
Existing Building B (rear setback) 1,057 99
Existing Building C (front&rear setbacks) 10,212 9,669
Existing Building D (rear setback) 68 27
Existing Building E _ _
Existing Building F 8 -
TOTAL 12,814 10,536
PROPOSED BUILDINGS IN THE SETBACK GSF GRFA
Building A - -
Building B (rear setback) 1,119 121
Building C (rear setback) 4,280 2,972
Building D (rear setback) 497 275
Building E - -
Buildings F (rear setback) 95 12
TOTAL 5,991 3,380
%OF EXISTING GRFA IN SETBACK vs. TOTAL GRFA
(10,536/164,321) 6.4 %
%OF PROPOSED GRFA IN SETBACK vs. TOTAL GRFA
(3,380/164,321) 2.0 %
� %OF ALL GRFA IN SETBACK vs. TOTAL GRFA
(13,916/164,321) 8.4 %
DECK SETBACK
EXISTING DECKS IN SETBACK GSF
Existing Building A(front setback) 40
Existing Building B (rear setback) 136
Existing Building C (front&rear setbacks) 4,629
Existing Building D (rear setback) 63
Existing Building E -
Existing Buildin�F 44
TOTAL 4,912
PROPOSED DECKS IN SETBACK GSF
Building A(front setback) 85
Building B (rear setback) 280
Building C (rear setback) 1,890
Building D(rear setback) 110
Building E -
Building F 63
TOTAL . 2,428
�
Manor Vail Zoning Analysis October 19,2004 Page 3 of 7
' � , �
ROOF SETBACK
EXISTING ROOF OVERHANGS IN SETBACK GSF
�► Existing Building A(front setback) 506
Existing Building B (rear setback) 214
Existing Building C (front&rear setback) -
Existing Building D -
Existing Building E -
Existin�Building F -
TOTAL 720
PROPOSED DECKS IN SETBACK GSF
Building A -
Building B (rear setback) 375
Building C (rear setback) 2,856
Building D (rear setback) 32
Building E -
Building F (rear setback) 114
TOTAL 3,377
MILL CREEK SETBACK
ALLOWABLE—HDMF 30 from centerline of Mill Creek
PROPOSED—SDD 30 (closest point, see plan)
BUILDING HEIGHTS
ALLOWABLE—HDMF 48'
�" BUILDING A (Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED Main Ridge 48.24'
VARIANCE 0.24'
PROPOSED Stair/Elevator 51.34'
VARIANCE 3.34'
BUILDING B (Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED Main Ridge 48.24'
VARINACE 0.24'
PROPOSED Lord Gore Ridge 53.24'
VARIANCE 5.24'
PROPOSED Lobby Ridge 33.40'
CONNECTOR B/C (Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED 49.48'
VARIANCE 1.48'
CONNECTOR B/D (Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED 28.52'
BUILDING C (Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED Main Ridge 55.54'
VARIANCE 7.54'
� PROPOSED Gable Ridge 55.29'
VARIANCE 7.29'
Manor Vail Zoning Analysis October 19,2004 Page 4 of 7
' � �
BUILDING HEIGHTS (CONTINUED)
� BUILDING D (Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED Main Ridge 55.52'•
VARIANCE 7.52'
PROPOSED Gable Ridge 54.02'
VARIANCE 6.02'
CONNECTOR D/E (Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED 47.61'
BUILDING E(Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED Main Ridge 55.31'
. VARIANCE 7.31'
PROPOSED Gable Ridge 53.61'
VARIANCE 5.61'
CONNECTOR E/F(Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED 44.01'
BUILDING F (Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED Main Ridge 57.31'
VARIANCE 9.31'
PROPOSED Gable Ridge 57.47'
VARIANCE 9.4T
� PARKING (Reference GRFA attachment for New Unit Summary for Parking Breakdown)
EXISTING STUDIO-BUILDINGS D, E, F 73
NEW UNITS-BUILDINGS D,E, F 23
EXISTING MANOR HOUSE-BUILDINGS A, B, C 105
NEW UNITS-BUILDINGS A, B, C 17
EHU UNIT 1
TOTAL REQUIRED SPACES 219
LOWER LEVEL PARKING GARAGE
Full Size Spaces 29
Accessible Spaces 2
Compact Spaces 17
Valet Spaces 34
UPPER LEVEL PARKING GARAGE
Full Size Spaces 33
Accessible Spaces 3
Compact Spaces 12
Valet Spaces 22
SOUTH PARKING LOT
Full Size Spaces 88
Accessible Spaces 4
� Compact Spaces 4
Valet Spaces 0
Manor Vail Zoning Analysis October 19,2004 Page 5 of 7
. � �
PARKING (CONTINUED)
� SURFACE PARKING NEAR ENTRY
Full Size Spaces 5
Accessible Spaces 0
Compact Spaces 0
Valet Spaces 1
TOTALS
Full Size Spaces 155 61%
Accessible Spaces 9 3%
Compact Spaces 33 12%
Valet Spaces 57 22%
TOTAL SPACES 254
Parking Structure - The deck of the underground parking is sloped to minimize the profile of the
parking structure above grade. It is completely underground. Flat portions of the parking structure
will be sloped to accommodate floor drains.
Parking Spaces -The enclosed parking spaces are 90 degrees to the drive aisle and 9' x 18',with 8' x
16' compact parking spaces not exceeding 25%of the total of the total required parking spaces. Valet
spaces are 8' x 18' and do not exceed 50%of the total required parking spaces. Parallel valet parking
spaces are 9' x 20' and standard spaces are 9' x 24'.
The height clearance of the parking structure will be a minimum of 7'-6"clear.
The parking decks slope at a maximum of 6%. The access ramp slopes at a maximum of 12%.
� Street Entries-Both existing curb cuts and entry drop off at main lobby are to remain.
Curbs -Rolling curbs will be provided to accommodate fire department vehicles per Public Works.
Drive Aisles -24' wide two-way drive aisles accommodate 90 degree parking stalls.
Turning Radius - 24'turning radius to centerline is utilized at vehicular traffic patterns per Public
Works.
Structural Columns - Structural columns approximately 14" w. x 22" d. will be located on some
parking stripes.
SNOW STORAGE
Underground Parking Structure-No storage required
Lower Level 25,512 SQ FT
Upper Level 25,512 SQ FT
South Parking Lot
37,507 (30%Required) 11,252 SQ FT
Proposed 11,678 SQ FT
Surface Paving and Driveway
17,575 (30%Required) 5,272 SQ FT
Ramp Down to Garage
1,466(10%Required- Snow Melted) 146 SQ FT
� Proposed 5,735 SQ FT
Manor Vail Zoning Analysis October 19,2004 Page 6 of 7
� �
PROPERTY LINE
� TOV GORE CREEK CORRIDOR
AIR RIGHTS ENCROACHMENT BEHIND BUILDING C
Cantilevered Deck on Leve14 0 34
Cantilevered Deck on Leve15 0 34
Cantilevered Deck on Leve16 0 34
Cantilevered Deck on Level 7 0 34
Manor Vail is proposing a land transfer in which it would donate 430 sf of land at the eastern end
of its property in exchange for the 34 square feet of stream tract land for an air encroachment. No
structures would be built on the stream tract, but portions of balconies would project over this
land.
EMPLOYEE HOUSING BEDS (Type IIn
EXISTING 0
PROPOSED 4 1 unit with 4 beds in Building B
GRADING
The maximum finished grade will not exceed a 2:1 slope. The natural slope of the site is
relatively flat. New grading to accommodate drainage will be blended into the natural
topography. The elevated portions of the parking structure above natural grade will be treated
with stonewalls and terraced landscape areas to soften the difference in grade and create a natural
appearance. A registered Colorado Professional Engineer prior to building department submittal
will prepare the erosion and sediment control plan.
� FLOOD PLAIN
Approximately 500 square feet of the Gore Creek 100 year flood plain encroaches over the
property line to the northwest of Building F. There are no plans to grade or build improvements
within this area.
RETAINING WALLS
The parking structure retaining walls will be designed and stamped by a licensed P.E. Terrace
walls will be within the 4' to 6' maximum height range. Due to the relative flat nature of the site,
retaining walls will not exist on slopes exceeding 30%. There are no retaining walls planned
within the front setback or along the right-of-way. Retaining walls will meet the standards of
retaining walls,with a P.E. stamp if the slope exceeds 1:1. A stone veneer that matches the
proposed exterior of the building will be applied to the structural concrete.
�
Manor Vail Zoning Analysis October 19,2004 Page 7 of 7
- , � �
� MANOR VAIL CONDOMINIUMS
Special Development District (SDD) Application
October 19, 2004
PUBLIC BENEFITS
1. Improved Pedestrian Experience to Ford Park
The existing pedestrian/bike path to Ford Park, along with accompanying Town of
Vail easement, will be rerouted as it passes through Manar Vail property, as depicted
in the plans submitted for approval. The current vehicle/pedestrian conflict will be
eliminated and the path will be routed along the edge of the new landscaped garden to
be constructed, as described in Public Benefit#2. The result will be a much safer and
more aesthetically pleasing pedestrian experience for the public.
2. New Landscaped Garden
A new landscaped garden will be created above the new subterranean parking
structure, as depicted on the plans submitted for approval. Replacing an existing
surface parking lot, this garden will dramatically improve the visual appearance of the
neighborhood and enhance the public experience along the Ford Park Path.
3. Mill Creek Improvements
�, Mill Creek will be improved as it runs adjacent to Manor Vail property. These
improvements are outlined in the plans submitted for approval and are aimed at
enhancing the appearance of the creek for the public and providing stream bank
stabilization to help mitigate current and future erosion problems
4. Addition of Employee Housing
An employee housing unit will be constructed within Manor Vail capable of housing
at least four occupants. Upon completion of this unit, Manor Vail will sign and
record a deed restriction, in a form reasonably approved by the Town of Vail
Community Development Department, to limit the use of this space to employee
housing.
5. Selective Limbing of Dead Branches and Removal of Logs
Dead branches will be selectively limbed and logs removed along the Ford Park path,
adjacent to the bridge over Gore Creek. This limbing and removal will be conducted
under the guidance and instruction of the Town.
6. Improved Back of House Appearance from Ford Park Path
Aesthetic improvements will be made to the loading and delivery zone behind the B
building as viewed from the path to Ford Park. These improvements will aim to
change the appearance from the current back-of-house look to that of a new front
door for the public, featuring a new external staircase to provide the public with direct
� access to the Fitzwilliams Lounge.
Public Benefits October 19,2004 Page 1 of 3
- � � •
7. Loading and Delivery Improvements
� A new loading and delivery area in the south parking lot will be created through re-
striping and labeling. The location of this loading zone was chosen because it is
largely screened by mature vegetation and will not block the drive aisle when
occupied. The delineation of this loading area will reduce the potential for traffic
congestion in the south parking lot.
8. Increased Tax Revenues
The improvements to be made to Manor Vail, as depicted in the plans submitted for
approval, are aimed at upgrading the visual appearance of the entire property and
enhancing the guest experience at Manor Vail. The targeted result of these
improvements is increased occupancy and room rates at Manor Vail - resulting in
increased sales and lodging tax revenues to the Town.
9. Improved Visual Appearance of Important Property in the Community
As one of the original and central landmarks of the East Village, Manor Vail is one of
the most important buildings in the community. The upgrading of Manor Vail will
help to revitalize the entire neighborhood and improve the visual perception of the
area in the eyes of both guests and locals, ultimately designed to help boost property
values and visitation rates.
10. Vehicle Access Improvements
� The existing north entrance driveway will be widened to accommodate two-way
traffic. With this improvement in place, Manor Vail plans to leave the traffic control
gate at the north entrance in the open position during peak traffic periods. Combined,
these improvements will reduce the potential for traffic back-up and accidents at the
north entrance.
11. Improved Fire Truck Access
A new fire truck access path and turnaround in front of the studio buildings will be
constructed, capable of handling a pumper truck, as depicted on the plans submitted
for approval. This upgraded fire truck access will improve fire safety for Manor Vail
occupants, firefighters and residents of the surrounding properties. In addition,
reinforcements will be made to the fire truck staging area in the south parking lot to
more safely accommodate a ladder truck.
12. Addition of Fire Protection and Detection
Fire protection sprinklers will be installed in all existing condominium units at Manor
Vail. In addition, an intelligent-addressable fire detection system will be installed for
the entire property. The combined result of these fire protection and detection
upgrades will be dramatically improved fire safety for Manor Vail occupants,
firefighters and residents of the surrounding properties.
13. Elimination of Wood Burning Fireplaces
In conjunction with the Manor Vail Redevelopment all existing wood burning
� fireplaces will be converted to gas. In an aged building with aged flu pipes, this
conversion dramatically reduces the fire danger at Manor Vail.
Public Benefits October 19,2004 Page 2 of 3
. • •
� 14. Tennis Court Resurfacing
The tennis courts located adjacent to Manor Vail will be resurfaced, conditional upon
approval from the Town to allow these courts to be utilized as a construction lay-
down area for the duration of project construction(currently scheduled to begin April
1, 2005 and conclude September 31, 2006). These improvements to the tennis courts
will not be made if the Town does not grant East West Partners the aforementioned
lay-down privileges on this site.
15. Transfer of Land
Manor Vail will transfer, convey or dedicate 430 sq. ft. of land at the far eastern end
of Manor Vail property to the Town in exchange for 65 sq. ft. of town(stream tract)
land needed for a walkway and handicapped access on the north side of the C-
Building, as reflected in the plans submitted for approval. This 430 sq. ft. parcel can
possibly be used for a bus turnout.
16. Raised Pedestrian Crosswalks
Two raised pedestrian crosswalks on Vail Valley Drive will be constructed. One
crossing is to be constructed at the intersection of Vail Valley Drive and Hansen
Ranch Road and the other at the intersection of Vail Valley Drive and Gore Creek
Drive. The addition of these raised crossings will decrease the speed of auto-traffic
on Vail Valley Drive and increase pedestrian safety in the neighborhood.
17. Payment of$85,000 in Traffic Impact Fees
� The Manor Vail Redevelopment will generate 17 additional PM peak trips and will be
assessed a Town of Vail Traffic Impact Fee of$5,000 per PM peak trip, for a total of
$85,000. This $85,000 traffic impact fee will be used to help fund the Gore Creek
Drive and Chalet Road streetscape improvements, as described in Public Benefit#18.
18. Streetscape Improvements to Gore Creek Drive and Chalet Road
$100,000 will be donated to the Town to help fund the design and construction of a
comprehensive streetscape improvement plan along Gore Creek Drive and Chalet
Road. Combined with the $85,000 Traffic Impact Fee described in Public Benefit
#17, the total contribution to this streetscape project from the Manor Vail
Redevelopment will be $185,000.
The portion of the $185,000 contribution remaining after completion of the
streetscape design process shall only be used to pay for construction of the Chalet
Road portion of the streetscape improvements. The $100,000 portion of the total
contribution shall be restricted to funding only the streetscape improvement project
described above. Any portion of the $100,000 remaining the day after the 5-year
anniversary of the initial contribution is to be refunded to East West Partners.
The Town will be responsible for leading and coordinating all aspects of the
streetscape improvement project. East West Partners' role in the streetscape project
will be strictly limited to the contributions outlined above. The Town will work with
the neighboring homeowner associations to develop the specifics of this streetscape
� improvement plan.
Public Benefits October 19,2004 Page 3 of 3
. � . •
� MANOR VAIL CONDOMINIUMS
Special Development District (SDD) Application
October 19, 2004
PARKING SALES PLAN
INITIAL SALES
The 35 for-sale parking stalls at Manor Vail will be sold in five sequential offerings restricted to
incrementally broader geographic areas as detailed in the attached offering map and as described below.
Any individual in a more restrictive offering shall be eligible to purchase a space in any subsequent
offerings.
OFFERING 1: MANOR VAIL
• Owners of existing condominiums at Manor Vail
• Purchasers of new condominiums at Manor Vail
• Offering duration—two weeks
OFFERING 2: NEIGHBORHOOD
• Owners of residential property in the area bounded by Vail Valley Drive, Gore Creek and the
Eastern-most portion of Manor Vail's property
• Owners of residential property at Golden Peak
� • Offering duration—two weeks
OFFERING 3: TOWN OF VAIL
• Owners of residential property located within the Town of Vail
• Offering duration—two weeks
OFFERING 4: EAGLE COUNTY
• Owners of residential property located within Eagle County
• Offering duration—two weeks
OFFERING 5: UNRESTRICTED
• Offering duration—until sold out
RESALES
No restrictions shall be placed upon parking stall resales,regardless of when such resales occur.
OPERATIONS
The 35 for-sale parking stalls will be located in the new subterranean parking garage to be constructed in
place of the current north parking lot at Manor Vail. All stalls within the garage will use the same
entrance/exit ramp. The for-sale stalls will likely be accessed through an electronic gate within the garage
that separates them from the common parking stalls. In addition or alternatively, individual for-sale stalls
may feature name placards.
The entire parking garage will be maintained by the Manor Vail owner's association. Parking facility
� expenses will be allocated equitably to all owners at Manor Vail on a per stall basis.
Parking stall owners may also have access to any ski valet facility/service added to the Manor Vail
Resort.
Parking Sales Plan October 19,2004 Page 1 of 1
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MANOR VAIL CONDOMINIUMS
STUDIO ��ND MANOR HOUS� ADDITION / RENOVATION
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595 EAST VAIL VALLEY DRIVE
VAIL, CO
a. ��� �;�- a�_.
19 OCTOBER 2004
ISSUE B2- TOWN CO�.JNCIL SUBMITTAL
SANTA BARBARA � Z E � R E N V A I L
(805)963-6890 FAX(SOS)963-8102 /� (970)949-0257 FAX(970)949-1080
santabarbara @ zehren.com AND ASSC)CIATES� �Nl�. v a i I@ z e h r e n . c o m
ARCHITECTURE • PLANNING • INTERIORS
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Attachment: B
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CVR
A0.01
CIVIL
C1
C2
C3
C4
INDEX OF DRAWINGS
COVER
DRAWIlVG INDEX
EXISTING DRAINAGE PLAN
TOPOGRAPHIC MAP-BUII,DINGS A,B,&C(EXISTING SITB PLAI�
TOPOGRAPHIC MAP-BUII.,DINGS D,E,8c F(E3�STING SITE PLAl�
DRAINAGE 8c GRADING PLAN(PROPOSED SITE PLAI�
LANDSCAPE
Ll MANOR VAIL LANDSCAPE PLAN
L2 MILL CREEK IMPROVEMENT PLAN
ARCHITECTURAL
A0.10 BTJII.DING HEIGHT CALCULATIONS-ABSOLUTE HEIGH'TS/INTERPOLATED CONTOURS
A0.11 BUILDING HEIGHT CALCULATIONS-BUII.DING HEIGHTS/INTERPOLATED CONTOURS
A012 BUII.DING HEIGHT CALCULATIONS-PROPOSED HEIGHT/PROPOSED CONTOURS
A0.13 BLTILDING HEIGH'T-PROPOSED ROOF HEIGHT
A0.20 SITE PLAN
AD1.02 EXISTING BUII,DING FLOOR PLAN-ELEVATION 8173
AD 1.03 EXISTING BUII.DING FLOOR PLAN-ELEVATION 8183/8189
AD 1.04 EXISTING BUII.DING FLOOR PLAN-ELEVATION 8193/8200
AD1.05 EXISTING BUII.DING FLOOR PLAN-ELEVATION 8202/8210
AD1.06 EXISTING BUILDING FLOOR PLAN-ELEVATION 8220
AD1.10 EXiST'ING BUII.DING ROOF PLAN
AI.OI
A1.02
A1.03
A1.04
A1.05
A1.06
A1.07
A1.10
FLOOR PLAN-LOWER LEVEL PARKING GARAGE
FLOOR PLAN-UPPER LEVEL PARKING GARAGE/ELEVATION 8173
FLOOR PLAN-ELEVATION 8183/8189
FLOOR PLAN-ELEVATION 8193/8200
FLOOR PLAN-ELEVATION 8202/8210
FLOOR PLAN-ELEVATION 8217/8220
FLOOR PLAN-ELEVATION 8235
ROOF PLAN
MANOR VAIL CONDOMINIUMS
Vail, Colorado
A1.20 FLOOR PLAN-LOWER LEVEL PARKING GA1tAGE
A1.21 FLOOR PLAN-UPPER LEVEL PARKING GARAGE&BUII,DINGS D,E,&F(ELEVATION 8173)
A1.22 FLOOR PLAN-BUII.DINGS D,E,&F(ELEVATION 8183)
A1.23 FLOOR PLAN-BUII..DINGS A 8c B(ELEVATION 8189)
A1.24 FLOOR PLAN-BUII,DING3 D,E,&F(ELEVATION 8193)
A1.25 FLOOR PLAN-BUII,DINGS A,B,&C(ELEVATION 8200)
A1.26 FLOOR PLAN-BUII.,DINGS D,E,8c F(ELEVATION 8202)
A1.27 FLOOR PLAN-BUII,DINGS A, B,&C(ELEVATION 8210)
A1.28 FLOOR PLAN-BUII.DINGS D,E,8c F(ELEVA.TION 8217)
A1.29 FLOOR PLAN-BUILDINGS A,B,&C(ELEVATION 8220)
A130 FLOOR PLAN-BUILDINGS A,B,8c C(ELEVATION 8235)
A1.40 ROOF PLAN-BUII,DINGS A,B,&C
A1.41 ROOF PLAN-BUII.DINGS A,B,8c C
A2.01 EXTERIOR ELEVATIONS-BUII.DINGS A&B-
A2.02 EXTERIOR ELEVATIONS-BULDING C
A2.03 EXTERIOR ELEVATIONS-BUII,DINGS D,E,8c F
A2.04 EXTERIOR ELEVATIONS-BUII.DINGS D,E,8c F
A3.01 BUII..DING SECTION
DRAWING INDEX
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Meadow Foxtail 25%
Reed Canary 25%
Fowl Bluegrass 25%
Tufted Hairgrass 25�
Approx. 100 Ibs. per acre �
Add native wetland
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TYPICAL MILL CREEK SECTION
Add boulders (24" dia
min) in areas where
slope cut back to 2:1.
Where bank is eroded, cut to
reduce siope to 2 horiz: 1 vert
Add topsoil, meadow mix
seed, geotextile fabric to
encourage natural
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