HomeMy WebLinkAboutPEC070005 Rlanning and En�ironmer�tal Commi�svn
ACTI�DN FOi�M
� �
1 De��rtment of Commurrity De�elc�pment
������ � 75 South Frorttage R�nad, Vail, Colora�da 8i657
te1: 970.479.2139 fax: 970,479.2�52
�rrcEV��rrr web: wv►rw.vailgov.com
Project Name: CROSSROADS AMENDED CUP PEC Number: PEC070005
Project Description:
FINAL APPROVAL FOR A CONDITIONAL USE PERMIT TO MODIFY THE PRIVATE PARIQNG CLUB
Participants:
OWNER CROSSROADS EAST ONE LLC 01/22/2007
329 MILL CREEK QR
Vail
Co 81657
APPLICANT MAURIELLO PLANNING GROUP, LL01/22/2007 Phone: 970-748-0920
PO BOX 1127
AVON -
CO 81620
License: C000001697
Project Address: 143 E MEADOW DR VAIL Location: 143 E MEADOW DRIVE
� Legal Description: Lot: P Block: 5-D Subdivision: VAIL VILLAGE FILING 1
Parcel Number: 2101-082-0100-1
Comments: See Conditions
BOARD/STAFF ACTION
Motion By: Kjesbo Action: APPROVED
Second By: Pierce
Vote: 6-0-0 Date of Approval: 02/26/2007
Conditions:
Cond: 8
(PLAN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s).
Cond: 300
PEC approval shall not be not become valid for 20 days following the date of
approval.
Cond: 113
All development applications submitted to the Town after the effective date of
Ordinance 26, Series 2006 shall be subject to the pending employee housing
regulations in whatever form they are finally adopted; provided, however, that if
� the Town fails to adopt the pending employee housing regulations by April 15, 2007,
this Ordinance shall not apply to such development applications.
Cond: CON0008755
That the developer operates the parking club and rental program for the dwellings
units in accordance with the pages 9-13 of the Application for a Major Amendment to
Special Development District No, 39, Crossroads, and an amendment to the Conditional
Use Permit for the Private Parking Club document dated February 15, 2007, and the
approved Developer Improvement Agreement which will be agreed upon by Town Council
and the developer. Staff shall be able to approve a 5% increase or decrease in the
� number of parking spaces included within the parking club. A greater change shall
require an amended permit.
Cond: CON0008756
That the Planning and Environmental Commission approval of the conditional use
permits become valid upon approval of an ordinance amending Special Development
District No. 39, Crossroads, on second reading by Town Council.
Planner: Warren Campbell PEC Fee Paid: $650.00
�
�
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TOWN OF VAIL, COLORADOCopy Reprinted on 06-21-2013 at 16:16:36 06/21/2013
Statement
*****+************�**************************�**************�***********�*******************
Statement Number: R070000069 Amount: $650.00 O1/22/200704 :22 PM
Payment Method: Check Init: JS
Notation:
1154/CROSSROADS EAST ONE LLC
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Permit No: PEC070005 Type: PEC - Conditional Use
Parcel No: 2101-082-0100-7
2101-082-0200-1
Site Address: 193 E MEADOW DR VAIL
Location: 143 E MEADOW DRIVE
Total Fees: $650.00
This Payment: $650.00 Total ALL Pmts: $650.00
Balance: $0.00
***********+**+**************************************+***************************�**********
ACCOUNT ITEM LIST:
Account Code Description Current Pmts
-------------------- ------------------------------ ------------
PV 00100003112500 PEC APPLICATION FEES 650.00
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t
� MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: February 26, 2007
SUBJECT: A request for conditional use permits, pursuant to Section 12-7E-4, Conditional
Uses,Vail Town Code,to allow for multiple-family dwellings and lodges and private
club (parking club); located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail
Village Filing 1, and setting forth details in regard thereto. (PEC07-0005)
Applicant: Crossroads East One, LLC and Crossroads West One, LLC,
represented by Mauriello Planning Group, LLC
Planner: Warren Campbell
I. SUMMARY
The applicants, Crossroads East One, LLC and Crossroads West One, LLC,represented by
Mauriello Planning Group, LLC,are requesting conditional use permits, pursuant to Section
12-7E-4,Conditional Uses,Vail Town Code,to allow for multiple-family dwellings and lodges
and private club(parking club)located at 141 and 143 Meadow Drive/Lot P, Block 5D,Vail
Village Filing 1. These conditional use permit requests are being made in conjunction with
� the request for a major amendment to Special Development District (SDD) No. 39,
Crossroads, which is intended to facilitate the redevelopment of the existing Crossroads.
Upon review of the applicable elements of the Town's planning documents and adopted
criteria for review,the Community Development Department recommends that the Planning
and Environmental Commission approves,with conditions,the applicant's conditional use
permit requests. A complete summary of Staff's review is provided in Section VI of this
memorandum.
II. DESCRIPTION OF THE REQUEST
The applicant, Crossroads East One, LLC and Crossroads West One, LLC, represented by
Mauriello Planning Group, LLC,are requesting conditional use permits, pursuant to Section
12-7E-4, Conditional Uses,Vail Town Code,to allow for multiple-family dwellings and lodges
and private club (parking club). The requested conditional uses are being submitted in
conjunction with the request for a major amendment to SDD No. 39, Crossroads. The
conditional uses include the following:
• A multiple-family dwelling totaling 75 units (an increase in 6 from previously
approved CUP)and measuring 198,859 square feet; and
• A private club(parking club)of 84 spaces(a decrease in 19 spaces from previously
approved CUP).
The applicant is proposing to remove the existing improvements on the site and construct a
� new structure and public plaza. According to the Official Town of Vail Zoning Map, the
proposed development site is located in the Commercial Service Center(CSC)zone district.
1
.
As such, development and land uses on the site shall be governed by the regulations
� outlined in Article 7E, Commercial Service Center (CSC) District, Title 12, Zoning
Regulations, Vail Town Code.
III. BACKGROUND
• On January 23, 2006, the Planning and Environmental Commission voted 5-2-0
(Viele and Lamb opposed)to forward a recommendation of approval of SDD No.39,
Crossroads, to the Vail Town Council. The Planning and Environmental
Commission voted 7-0-0 to approve the conditional use permits for a major arcade;a
theater; meeting rooms,and convention facilities; multiple-family dwellings;a private
club(parking club); a bowling alley; and the outdoor operation of an accessory use
(ice skating rink).
• On March 21, 2006, the Town Council on second reading of Ordinance 5, Series of
2006, voted 4-3-0 (Slifer, Foley, and Logan opposed) to approve the adoption of
SDD No. 39, Crossroads.
IV. ROLES OF REVIEWING BOARDS
Conditional Use Permit
Order of Review: Generally, applications will be reviewed first by the PEC for
acceptability of use and then by the DRB for compliance of proposed buildings and site
planning.
Planninq and Environmental Commission:
� The PEC is responsible for final approval/denial of CUP. The Commission's decision to
approve/approve with conditions/deny a conditional use permit are based upon the
criteria found in Chapter 12-16, Conditional Use Permits, Vail Town Code and
conformance of the proposal with the zone district in which it is located.
Desiqn Review Board: '
The DRB has no review authority on a CUP, but must review any accompanying DRB
application.
Town Council:
Actions of DRB or PEC maybe appealed to the Town Council or by the Town Council. Town
Council evaluates whether or not the PEC or DRB erred with approvals or denials and can
uphold, uphold with modifications, or overturn the board's decision.
Staff:
The staff is responsible for ensuring that all submittal requirements are provided and
plans conform to the technical requirements of the Zoning Regulations. The staff also
advises the applicant as to compliance with the design guidelines.
Staff provides a staff memo containing background on the property and provides a staff
evaluation of the project with respect to the required criteria and findings, and a
recommendation on approval, approval with conditions, or denial. Staff also facilitates the
review process.
�
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V. APPLICABLE PLANNING DOCUMENTS
� Town of Vail Zonin Re ulations
Staff has reviewed the Town of Vail Zoning Regulations (Title 12, Vail Town Code). We
believe the following code sections are relevant to the review of the applicanYs request:
Article E. Commercial Service Center(CSC) District(in part)
12-7E-1: Purpose:
The Commercial Service Center District is intended to provide sites for genera/shopping
and commercia/facilities serving the Town, together with limited mu/tiple-family dwelling and
lodge uses as may be appropriate without interfering with the basic commercial functions of .
the District. The Commercial Service Center District is intended to ensure adequate light,air,
open space, and other amenities appropriate to permitted types of buildings and uses, and
to maintain a convenient shopping center environment for permitted commercial uses.
12-7E-4: Conditional Uses:
The following conditiona/uses shall be permitted in the CSC district,subject to issuance of a
conditional use permit in accordance with the provisions of chapfer 16 of this title:
Any use permitted by section 12-7E-3 of this artic/e, which is not conducted entirely
within a bui/ding.
� Bed and breakfast as further regu/ated by section 12-14-18 of this title.
Brew pubs.
Child daycare center.
Commercial laundry and cleaning services.
Dog kennel.
Major arcade.
Multip/e-family dwellings and/odges.
Outdoor operafion of the accessory uses as set forth in section 12-7E-5 of this
article.
Private clubs.
Public buildings, grounds and facilities. ``
Public park and recreation facilities.
Public utility and public service uses.
Ski lifts and tows.
Theaters, meetings rooms, and convention facilities.
Type lll employee housing units (EHU) as provided in chapter 13 of this title.
Chapter 12-16: Conditional Uses Permits (in part)
Section 12-16-1: Purpose; Limitations
In order to provide the flexibility necessary to achieve the objectives of this tit/e, specified
uses are permitted in certain districts subject to the granting of a conditiona/ use permit.
Because of their unusual or special characteristics, conditiona/uses require review so that
they may be located properly with respect to the purposes of this tit/e and with respect to
their effects on surrounding properties. The review process prescribed in this chapter is
� intended to assure compatibility and harmonious deve/opment between conditiona/uses and
3
surrounding properties in the Town at large. Uses listed as conditiona/ uses in the
�; various districts may be permitted subject to such conditions and limitations as the
Town may prescribe to insure that the location and operation of the conditiona/uses will be
in accordance with the development objectives of the Town and will not be detrimental to
other uses or properties. Where conditions cannot be devised, to achieve these objectives,
app/ications for conditiona/use permits shall be denied.
Vaii Villaqe Master Plan
The Vail Village Master Plan is based on the premise that the Village can be planned and
designed as a whole. It is intended to guide the Town in developing land use laws and
policies for coordinating development by the public and private sectors in Vail Village and in
implementing community goals for public improvements. It is intended to result in
ordinances and policies that will preserve and improve the unified and attractive appearance
of Vail Village. Most importantly,this Master Plan shall serve as a guide to the staff, review
boards,and Town Council in analyzing future proposals for development in Vail Village and
in legislating effective ordinances to deal with such development. Furthermore,the Master
Plan provides a clearly stated set of goals and objectives outlining how the Village will grow
in the future.
As noted on page 35 of the Master Plan,
`7t is important to note that the likelihood of project approval will be greatest for those
proposa/s that can fully comply with the Vail Village Master Plan."
� Staff believes this statement re-emphasizes that the Master Plan is a general document
providing advisory guidelines to aid the Town in analyzing development proposals and that
full compliance is not required in order for a project to be approved.
Staff believes the following Goals and Objectives found in the Vail Village Master Plan are
pertinent to this conditional use request.
Goal #1: Encourage high quality, redevelopment while preserving unique
architectural scale of the Village in order to sustain its sense of community
and identity.
Objective 1.2:Encourage the upgrading and redevelopment ofresidenbal
and commercia/facilities.
Goal #2: To foster a strong tourist industry and promote year-around
economic hea/th and viability for the Village and for the community as a
whole.
Objective 2.4: Encourage the development of a variety of new
commercial activity where compatible with existing/and uses.
Policy 2.4.1: Commercial in�ll deve/opment consistent with
established horizontal zoning regulations sha/l be encouraged
to provide activitygenerators,accessible greenspaces,public
plazas, and streetscape improvements to the pedestrian
�' network throughout the Village.
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� Policy 2.4.2: Activity that provides night life and evening
entertainment for both the guest and the community shall be
encouraged.
Goal#5: /ncrease and improve the capacity,e�ciency,and aesthetics of the
transportation and circu/ation system throughout the Vil/age.
Objective 5.1: Meet parking demands with public and private parking
facilities.
Policy 5.1.1: For new deve/opment that is/ocated outside the
Commercial Core I Zone District, on-site parking shall be
provided (rather than paying into the parking fund) to meet
any additiona/ parking demand as required by the zoning
code.
Policy 5.1.2: The expansion of the Vail Village parking
structure shall maximize the number of additiona/ parking
spaces available for public parking.
Policy 5.1.3: Seek locations for additiona/structured public
and private parking.
Policy 5.1.4: Continue to promote the lease parking program
� as a means for maximizing the utilization of private parking
spaces.
Policy 5.1.5: Redeve/opment projects shal/ be strong/y
encouraged to provide underground or visually concea/ed
parking.
VI. CRITERIA AND FINDINGS
Consideration of Factors Re4ardinQ Conditional Use Permits:
1. Relationship and impact of the use on the development objectives of the Town.
Multi-familv Dwellinq Units:
In conjunction with the proposed major amendment to SDD No. 39, Crossroads, the
applicant is requesting an expanded conditional use permit for an additional six (6)
dwelling units. This proposal increase then umber of dwelling units proposed from 69 to
75 dwelling units. Section 12-7E-1, Purpose, Vail Town Code, states:
"The Commercial Service Center District is intended to provide sites for genera!
shopping and commercial facilities serving the Town, together with limited multiple-
fami/y dwelling and/odge uses as may be appropriate without interfering with the
basic commercial functions of the District. The Commercial Service Center District is
intended to ensure adequate light, air, open space, and other amenities appropriate
to permitted types of buildings and uses, and to maintain a convenient shopping
� center environment for permitted commercial uses."
5
� The purpose statement anticipates that multiple-family uses could be located on
properties zoned Commercial Service Center zone district as long as they do not
interfere with the primary commercial functions of the district. Staff believes the number
of proposed dwelling units does not interfere with the commercial nature of the zone
district. There is a requirement in the Commercial Service Zone District limiting GRFA to
50% of the total floor area of a development, Section 12-7E-9, Density Control, Vail
Town Code. The GRFA requested in addition to the limit identified previously is a
deviation which staff believes the public benefits within the proposal off-set. Staffwould
also point out that the land use plan for this site as contained in the Vail Village Master
Plan does identify this site as being substantially high density multiple-family. Staff
believes that this request complies with Goal #1 and Objective 1.2 of the Vail Village
Master Plan as found in Section V of this memorandum.
The applicant has provided a plan which they believe encourages owners of
condominiums to be involved in the rental pool. According to the applicant, the key to
achieving the participation in a rental pool program is to emulate the management of a
fine, high quality, luxury hotel.The management program is a hospitaliry program above
all else. On-site management and management offices are a necessity. Top level
services need to be provided to renting guests and owners alike. Great service and a
first class property will attract the kind of clientele that not only can afford a fine resort but
will respect the property of others.Owners become proud of being part of the resort and
have confidence that their asset is being well cared for while producing a painless,
welcome income to offset their ownership expenses(Attachment A).
� The level of service to be offered by Crossroads includes daily or finrice daily maid
service, 24-hour desk and concierge, bell and valet staff, local transportation service,
pre-arrival activity, in-house amenities such as workout rooms, massage rooms, a lap
pool, meeting rooms, and a world class lobby, ski and grocery service and premium
rental equipment. An in-house maintenance staff not only quickly provides for guests
needs but corrects problems in units before they become a major problem and expense
to the renting owner. Owners become confident that their arrival will be hassle free and
as enjoyable as a vacationing guest in spite of a renting guest occupying their unit the
night before.
The final piece to encourage owners to rent is creating a financial structure that rewards
owners that rent.The cost sharing structure befinreen the Homeowners'Association and
the Rental Program needs to be an integrated program that equitably balances all of the
services being offered to owners and renters alike. Properly and efficiently designed,
owners will be financially rewarded for renting instead of carrying the service costs for all
owners, as is the case in many condominium hospitality programs.
Private Parkinq Club:
Staff believes that the proposal to establish a private parking club will address several of
the goals and objectives established in the Vail Village Master Plan. Those goals are
Goal#5 and Objective 5.1 as identified in Section V of this memorandum. Staff believes
the parking club could have a positive effect on the parking issues the Town faces
through out the year by providing an opportunity for individuals to lease or purchase
spaces and therefore not be parking in the Vail Village or Lionshead parking structures.
The proposal no longer identifies the parking club as a public benefit but as a public
� amenity which has indirect benefit to the community. Staff has attached a portion of the
6
submitted materials which address the operation of the parking club (Attachment C).
� 2. The effect of the use on light and air, distribution of o ulation, trans ortation
P p p
facilities, utilities, schools, parks and recreation facilities, and other public
facilities needs.
Multi-familv Dwellinq Units:
A great majority of the bulk, mass, and height of the proposed structure is generated by
the six floors of condominium units. The proposed increase in dwelling units from 69 to
75 dwelling units occurs completely in the previously approved bulk, mass, and height.
As with any development on this site, there will be shade and shadow on the adjacent
properties. However,the magnitude of shade and shadow proposed is really no different
on the adjacent property than if the building was constructed even a story or finro shorter.
Private Parkinq Club:
Staff believes that the proposal to establish a private parking club will address several of
. the goals established in the Vail Village Master Plan. Those goals are Goal #5 and
Objective 5.1 as identified in Section V of this memorandum. The private parking club,
which is subterranean, will not have any negative impacts on the above listed criteria.
3. Effect upon traffic with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the street and parking areas.
Multi-familv Dwellinq Units:
The proposed 75 dwelling units will generate increased vehicular traffic. The payment of
� the traffic impact fee and the construction of roadway traffic improvements to the South
Frontage Road and Village Center Road will off-set any negative impacts.
Private Parking Club:
The proposed 84 space parking club will generate additional vehiculartraffic in the area.
The payment of the tra�c impact fee and the construction of roadway tra�c
improvements to the South Frontage Road and Village Center Road will off-set any
negative impacts.
4. Effect upon the character of the area in which the proposed use is to be located,
including the scale and bulk of the proposed use in relation to surrounding uses.
Multi-familv Dwelling Units:
The Purpose statement of the Commercial Service Center zone district identifies
multiple-family dwelling units as a conditional use because the primary function of the
district is commercial. It is primarily the impact of six floors of residential which give this
project its bulk, mass, and height. As stated previously the increase in dwelling units
from 69 to 75 occurs completely within the approved bulk, mass, and height fo the
proposed structure.
Private Parkinq Club:
The proposed parking club is located within a completely subterranean structure. The
subterranean nature of the parking club has no negative impacts on neighboring uses.
� B. The Planninq and Environmental Commission shall make the followinq findinps
�
before qrantinq a conditionai use permit:
� 1. That the ro osed Iocation of the use is in accordance with the ur oses f
P P P P o
the conditional use permit section of the zoning code and the purposes of the
Commercial Service Center Zone District.
2. That the proposed location of the use and the conditions under which it will
be operated or maintained will not be detrimental to the public health,safety,
orwelfare or materially injurious to properties or improvements in the vicinity.
3. That the proposed use will comply with each of the applicable provisions of
the conditional use permit section of the zoning code.
VII. STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission approves with conditions the applicanYs request for two
conditional use permits, pursuant to Section 12-7E-4, Conditional Uses,Vail Town Code to
allow for a, multiple-family dwellings and lodges and a private club(84 space parking club),
located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1. Staff's
recommendation of approval is based upon the review of the criteria described in Section VI
of this memo and the evidence and testimony presented.
Should the Planning and Environmental Commission choose to approve the applicanYs
request, staff recommends that the following condition(s) be made as part of a motion:
� 1. That the developer operates the parking club and rental program for the dwellings
units in accordance with the pages 9-13 of the Application for a Major Amendment to
Special Develoament District No, 39, Crossroads, and an amendment to the
Conditional Use Permit for the Private Parkinq Club document dated February 15,
2007, and the approved Developer Improvement Agreement which will be agreed
upon by Town Council and the developer.
2. That the Planning and Environmental Commission approval of the conditional use
permits become valid upon approval of an ordinance amending Special
Development District No. 39, Crossroads, on second reading by Town Council.
Should the Planning and Environmental Commission choose to approve the applicanYs
request, staff recommends that the following findings be made as part of a motion:
1. That the proposed locations of the use is in accordance with the purposes of the
conditional use permit section of the zoning code and the purposes of the district in
which the site is located.
2. That the proposed locations of the use and the conditions under which it would be
operated or maintained would not be detrimental to the public health, safety, or
welfare or materially injurious to properties or improvements in the vicinity.
3. That the proposed use would comply with each of the applicable provisions of the
� conditional use permit section of the zoning code.
s
VIII. ATTACHMENTS
� A. Pro osed Rental Pro ram
P 9
B. Parking Club Program
C. Public Notification
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9
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N. Landscape Area�5treetscape
There are no changes to the landscape area as a result of this ma�or amendment.
D. Condommium Rental Program
Intent: The condomin�um rental program is being developed by input and
d�rection from Stan Cope who has more than 30 years of experience w�th
successful rental programs. The rentai program �s focused on three main goals,
which have proven successful for Stan at the Lodge Tower, as well as numerous
other high c�ual�ty, tourist oriented properties:
I . Owner asset management;
2. Owner rental �ncome; and
3. Owner's personal usage and satisfaction.
When these three goals can be achieved> condo owners in a large condominium
pro�ects will rent urnts voluntar�ly. Currently, 75% of the un�ts �n the Lodge
Tower rent and the rent�ng owners y�eld 63% of the gross rental revenue.
In summary, the key to achiev�ng the above goals is to emulate the management
� of a fine, high c�ual�ty, luxury hotel. The management program �s a hosp�tal�ty
program above all else. On-site management and management offices are a
necess�ty. Top level serv�ces need to be prov�ded to rent�ng guests and owners
al�ke. Great serv�ce and a first class property will attract the kind of cl�entele that
not only can afford a fine resort but w�il respect the property of others. Owners
become proud of being part of the resort and have conf�dence that the�r asset �s
being well cared for while produang a painless, welcome income to off-set their
ownership expenses.
The level of serv�ce to be offered �ncludes daily or tw�ce da�ly maid service, 24-
hour desk and conaerge, bell and valet staff, local transportation service, pre-
arrival activity, ski and grocery service and premium rental ec�uipment. An �n-
house ma�ntenance staff not only c�uickly provides for guests needs but corrects
problems �n units before they become a ma�or probiem and expense to the
rent�ng owner. Owners become confident that their arrival will be hassle free and
as en�oyable as a vacationing guest in spite of a rent�ng guest occupying their
unit the night before.
The f�nal p�ece to encourage owners to rent is creating a finanaal structure that
strongly rewards owners that rent. The cost sharing structure between the
1lomeowners' Assoaation and the Rental Program needs to be an integrated
program that ec�uitably balances all of the serv�ces being offered to owners and
� 9
Crossroads Redevelopment
Mauriello Planning Group,LLC
Attachment A
� renter5 alike. Pro erl and effiaentl des� ned owners will be f�nanc�all
I' Y Y 9 � Y
rewarded for renting instead of carrying the service costs for all owners, as i5
the case in many condominium hospital�ty programs.
Strategies for successful asset and rental management:
I . Client asset management.
Condo owners are reluctant to rent the�r homes �f they perce�ve that the�r
asset �s at r�sk from damage, theft, or other property degradat�on. When
there is proper staffing to allow for da�ly �nspect�ons of property and
proper assurance of damage replacement, condo owners feel more
comfortable renting the�r homes. Crossroads will empioy an adec�uate staff
to insure proper property supervision and inspection to the highest level
of c�uality. Da�ly maid serv�ce i5 made available to owners and automatically
prov�ded for guests in order to prov�de conven�ent service to the guests
as well as a supervision mechan�sm for the management of the property. If
the property �s managed at the highest level of c�uality then owners feel
comfortable allowing their asset to be utilized. Crossroads plans to
manage the property at the highest level of c�ual�ty with 24-hour on-s�te
management, secur�ty, and cl�ent serv�ces.
� 2. Client rental �ncome.
Condom�n�um management can be an expensive non-deduct�ble expense for
condo owners. The Crossroads rental program will be structured s�m�lar
to that of the Lodge Tower where the overall condom�n�um ownersh�p
expense can ea5ily be offset by the �ncome generated by the rentai
program. Additionally, condom�n�um owners can expect net rental �ncome
reach�ng 63% of the total revenues from renting one's condom�n�um.
3. Personal usage and sati5faction.
Probably the most important aspect of a rental program is flex�b�lity. Some
owners w�ll purchase a condominium in Vail for personal use as a h�gher
priority to rental income. Having ones home ava�lable when one wants to
use �t �s extremely �mportant to the success of a rental program. An
owner does not want to feel trapped by committing to certain days or
weeks. To create flexibil�ty owners are asked to set aside dates they th�nk
they may be �n Va�l and date5 they know they wiil not. Owners are able to
check back frequently with changes to schedules. Additionally,
management staff stays in close contact with owners when book�ngs are
being made to make sure the owners usage is not be�ng infringed upon.
�r' 10
Crossroads Redevelopment �
Mauriello Planning Group,LLC
.
� Based on Stan's ex er�ence work�n at the Lod e Tower, we bel�eve that
p 9 9
at least 50 of the 70 proposed condom�niums will be successfully rented.
This exceeds the predictions utilized in the revenue analysis prepared by
Steve Thompson who assumed only 30% of the units would be rented. A
more deta�led management program w�il be developed �n the com�ng
months.
Key Elements of Rental Program:
• 24 hour front desk and concierge
• 11igh level of serv�ce to un�t owners
• Fee structure allow�ng those partiapating �n rental program to offset
management and maintenance fees and obtain rental income
• Da�ly maid service ava�lable/rec�uired
• Full-t�me management�rental staff located on-site
• Food service del�very ava�lable from on-s�te restaurants
• Full-t�me on-s�te security
• Active marketing program for rental units locally and nationaliy
• Partiapation in national condo rentaVexchange club
P. Parlung Management
� Summary and lntent:
Crossroads �ntends to max�mize the occupancy and eff�aency of the entire
Crossroads parking facility by not restr�cting �nd�vidual parking spaces for
individual users I 00% of the time (�.e., when a condo owner is not in residence
or not otherwise occupying a parking space, that space becomes available for
other users). There are four bas�c users of the park�ng garage: condom�n�um
owners; business owners/employees and customers; park�ng club members; and
the general public when shopp�ng or taking advantage of amenities ons�te.
Crossroads w�ll be ut�liz�ng technology that will ailow the management of the
Crossroads garage to understand which park�ng spaces are �n demand by certa�n
users and when they can be made available to other users.
Residential Parking:
The owners of the condomin�ums �n the pro�ect w�ll have a right to use the�r
parking 24 hours a day 7 days a week. The condom�n�um documents will include
provisions that ensure that every condominium owner has the right to use its
rec�uired number of parking spaces so there is never an instance where a
condominium is bought or sold without the absolute r�ght to park within the
faality. Therefore, condominium parking spaces will not be individually deeded or
condom�n�umized. Fiowever, if an owner is not in res�dence and is not otherwise
occupying a parking space, the park�ng management w�ll reserve the right to use
� 11
Crossroads Redevelopment
Mauriello Planning Group,LLC
Attachment B
.
� condominium arkin s aces for short term rentable ublic arkin ; sk�er ark�n ,
I' 9 p I' p 9 p 9
shopper parking, or plaza event parking. This system will work utilizing a
temporary pass, card, or code system.
The res�dent�al system will generally operate as follows: when an owner or renter
arrives to a condom�n�um un�t they will be rec�uired to check �n w�th the conaerge.
OwnerS w�ll be prov�ded w�th a pin number or magnet�c pass (or s�m�lar dev�ce)
that can be changed periodically (in some cases daily) to access the parking
structure. The codes for temporary guests will exp�re upon the end of a guests
or owners stay which prevent5 abuse of system (i.e., providing cards or pin
numbers to others). This system will allow owners to always have a r�ght to park
but allows management to max�m�ze the use of park�ng spaces and keep the
park�ng faal�ty act�ve for the commun�ty when the owners are not using the
faality.
Business and Commerc�a/Parking:
Park�ng rec�u�red for the commeraal businesses will always be ava�lable to the
general public, business owners/employees, and reta�l consumers via the gate
system. Business owners and employees w�ll be prov�ded w�th a pass or access
code that allows them access to the parking fac�l�t�es. The general public will
have access to the parking facil�ty on a fee bas�s. In order to ensure success of
the commercial and retail establishments a credit, rebate, or reduced park�ng
� charge system will be established (i.e., val�dat�on system; free parking for f�rst 30
m�ns; as examples).
Parkmg Club/Surplus Parkmg:
There are 84 parking spaces that are not rec�u�red by the Town Code for e�ther
resident�al uses, commerc�al uses, or enterta�nment uses on the property. These
parking spaces will be operated under a parking lease system or made available
to the general publ�c when not otherw�se in use by a lessee. S�m�lar to the Front
Door pro�ect, these parking spaces w�ll be leased to �nd�v�duals or bus�nesses on
a seasonal or annual ba5is. Memberships or leases will be sold at a greater
number than the number of parking 5pace5 ava�lable (wh�ch w�ll be known to the
lessee) so that use of the park�ng spaces is max�mized (guaranteed access, not a
space). These memberships w�ll be sold at prevail�ng market rates. If the all of
the spaces are not able to be leased, park�ng spaces w�ll be made availabie to
the general publ�c on an entry fee basis. In no case w�ll any of the park�ng club
spaces be condominiumized or sold individually.
The goal is to maximize the use of the parking facility in a way that allows for
convenience to res�dent�al owners, ensure success of business, reta�l, and
commerc�al estabi�shments located ons�te, and generally a�ds �n the supply of
park�ng accessible by the general public.
� 12
Crossroads Redevelopment
Mauriello Planning Group,LLC
Y
� We antici ate that those takin advanta e of the arkin club sur lu ark�n
p 9 9 I' 9 � I' S p 9
spaces) will breakdown as follows:
60% restaurant or retailer from within the Vail Village area;
35% real estate professionals and other office users with�n the Vail V�Ilage
area;
5% downvalley res�dents and business profess�onals (vendors, serv�ce
providers, etc.) who have daily bus�ness act�vit�es w�th�n the Va�l V�Ilage
area.
Add�t�ona/Publ�c Access to Parking:
The proposed park�ng management system w�ll be abie to recogn�ze how many of
the spaces are be�ng occupied at any g�ven time and what the usage trends are
over the long term. W�th th�s knowledge, management will be able to allow the
additional parking spaces to be used as hourly park�ng dur�ng the da�ly hours of
operation. We antiapate having an attendant on site from 7:00 am to I 2:00
am, 7 days a week. Access for tenants and owners will be allowed 24 hours a
day.
�
V. Public Benefits of Pro�ect
The I�st of publ�c benefits be�ng proposed by th�s pro�ect �s extens�ve. Not only are the
d�rect community benef�ts such as the �ce r�nk and the enterta�nment complex �ncluded �n
the I�st, but also the more �nd�rect benef�ts of redevelopment �n and of itseif. The I�st
below includes all of the d�rect and ind�rect publ�c and commun�ty benef�ts th�s pro�ect
has to offer the Town of Va�l:
• New 24,000 sc�. ft. public plaza with winter ice skating/summer pop�et fountain
• Publ�c restrooms at pedestr�an level
• New high c�ual�ty reta�l and architecture in heart of Vail
• Implementation of streetscape master plan recommendations
• EncloSed load�ng and del�very faal�ty for publ�c use
• New bus stop
• New landscape medians in S. Frontage Road
Pubhc Amen�ties:
• 3 screen mov�e theater w�th stad�um seating
• I 0-lane bowiing alley
� 13
Cxossroads Redevelopment
:vlauriello Planning Group,LLC
. y
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rowN o�y� �'
THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town
Code on February 26, 2007, at 1:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a recommendation to the Vail Town Council on a proposed major
amendment to Special Development District No. 39, Crossroads, pursuant to Article 12- ' d.
9(A), Special Development District, Vail Town Code, to allow for an increase in the ��
number of dwelling units from 69 units to 75 units; located at 141 and 143 Meadow I'�$���
Drive/Lot P, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. �'� �
(PEC07-0004)
Applicant: Crossroads East One, LLC and Crossroads West One, LLC, represented
by Mauriello Planning Group, LLC
Planner: Warren Campbell
A request for conditional use permits, pursuant to Section 12-7E-4, Conditional Uses,
� Vail Town Code, to allow for multiple-family dwellings and todges and private club
(parking club); located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing
1, and setting forth details in regard thereto. (PEC07-0005)
Applicant: Crossroads East One, LLC and Crossroads West One, LLC, represented
by Mauriello Planning Group, LLC
Planner: Warren Campbell
A request for a final review of a major amendment to the Approved Development Plan
pursuant to Section 12-8E-18 (B) Major Amendments, to allow for a revised grading plan
at Vail's Front Door Vista Bahn Ski Yard, located at 151 Vail Lane/Lot A, Block 5C, Vail
Village Filing 1, and setting forth details in regard thereto. (PEC07-0006)
Applicant: Vail Resorts Development Corp.
Planner: George Ruther
A request for a final review of an amended final plat, pursuant to Chapter 12-12,
Exemption Plat Review Procedures, Vail Town Code, to allow for a modification to
shared property boundaries, Lots 29 and 30, Block 1, Vail Potato Patch, located at 805
and 807 Potato Patch Drive, and setting forth details in regard thereto. (PEC07-0008)
Applicant: Pedro Cerisola/Larch S.A., represented by Snowdon and Hopkins
Architects, P.C.
Planner: Wa�ren Campbell
A request for a final review of a variance from Section 14-6-7, Retaining Walls, Vail
Town Code, pursuant to Chapter 12-17, Variances, to allow for a retaining wall in excess
� of three feet within the front setback, located at 805 Potato Patch Drive/Lot 29, Block 1,
Vail Potato Patch, and setting forth details in regard thereto. (PEC07-0007)
Attachment C
, ,
.
Applicant: Pedro Cerisola/Larch S.A., represented by Snowdon and Hopkins
Architects, P.C. ;� �
Planner. Warren Campbell
The applications and information about the proposals are available for public inspection
during office hours at the Town of Vail Community Development Department, 75 South
Frontage Road. The public is invited to attend project orientation and the site visits that
precede the public hearing in the Town of Vail Community Development Department.
Please call 970-479-2138 for additional information.
Sign language interpretation is available upon request, with 24-hour notification. Please
call 970-479-2356, Telephone for the Hearing Impaired, for information.
Published February 9, 2007, in the Vail Daily. �
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