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Application for Review bY the
Planning and Environmen I al Commission
Department of Communily Dev('lopmenl
75 Soulh Frontage Fbad, Vail, Colorndo 81657
tel: 970.479.2139 lax:- 970.4 /1.2452
web: www.vailgov-com
General lnformation:
All projects requiring Planning and Environmenlal Commission review mtrst receive approval prior to submitling a
building pcrmit applicalion. Please reler to the submitlal requiremenls lor the particular approml that is requesled.
An application.lor Planning and Environmenlal Commission review cann,,1 l'e accepled until all required inlormalion
is received by lhe Communily Development Departmenl. The proiect r' ,, also need to be reviewed by the Town
Council and/or the Design Beview Board.
Type ol Application and Fee:
../. Rezoning $1300 ' v Conditionrt Use Permit $660. lriajor Subdivision $1500 .. Fbodplair, ;'lodificalion $400. Minor SuMivision $050 . Minor Exterior Alteration $660. Bemplion P.lal $650 . Major Exlerlrr Aheralion $800. Mhor Amendment to an SDD $1000 ' Developm,'nt Plan $1500. New Spcial Development District $@OO . Amendmo'rt to a Devebpment Plan $25O. lvhior Amendmenl to an SDD $EOOO . Zoning Cc ': nmendment $1300. Maior Amendmenl to an SDD $1250 . Variance '$500
ho erterior modilications) Sign Varia :e $20O
Description of the Request: Conditional Use Per.nit for T:/pe Irr FHII-
:v 1i--
4IoCIvc\
Localion of the Proposal:Lot:_q
-8bck:
6 subdivision:
74 lllllow Road
Vall Village Ist
Physical Address:
Parcel No.: 2lo1o82190ot (ContaclEagleCo.tu :ssorat970-328-8&10torparcel no.)
Zoning:
The Willows Condornlnium Assoclation, IncName(s) ol Owner(s):
Malling Address:74 l{i11ow Road Vai1, CO 81657
Owner(s) Signature(s) :see aCtached l-et ter
Name of Appllcant:Triumph Developrnent. LLC
8120 Woodmont
.
Ave . Suite 800 .,.. . , . . .- .,r p..Itlalllng Address:
Bethesda MD 20814
Address: Steve@Triumphdev.com Fax
Phone: -LOI-657-lL12
Ir
l'age I ol 5-lI'l^J l /lH
PECNo,S
301-657 -5948E-mall
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For Oflice
fbe Pairj: . (
fvleeling Dale:
Planner:
t+*+*** t ***** *** * *+ +********** **** +*+******+*** ***++*+*++++:t **+*++a*********f***********+**+
TOWNOFVAIL, COLORADO Statement
***** * * ** *** * * ** * * ******* ******** * +* ********'l'l*r.****** ***{.*** * ** * ***** *t * + * + * + * + * * * * * * * * * * * *
StatemenE. Nurnber: R050001?35 Anount: $650.00 lO/L7/2OO5O3:2O PM
Palzmene Method: Check
AND ASSOCTATES
Init: ,IS
Not.atsion: 148l,/Pl,Y!,tAN
Permit No:
Parcel Nor
Site Address:
L,ocabion:
This Payment:$5s0.00
PEC060075 qt)e: PEC - CondiEional Use
2101--082-1900-2
74 WILLOW RD VAIL
THE WIIJLOWS CONDOS ' Total FeeE:
TOTA1 AIJIJ PMES :
Balance:
$550.00
$5s0.00
$0.00
+++****'t i.*:t :i'it **** *+********d.**t,* r:t ** * * {. {. * 'r {r 'fi* * * * * * * * * * * *i.** * * *'}*****,t +++ + * * * * *** ******* * * +*
ACCOUNT ITEM LIST:
Account Code DescripE, ion Current Pmts
PV 00100003 r.12500 PEC APPI.,ICATION FEES 5s0.00
Conceptual Revif
Application for Design Review
Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
tel: 970.479.2128 fax: 97O.479'2452
web: www.vailgov.conl
Description of the Request:
Conceptual review of The Wlllows
LocadonoftheProposal: Loh 8 Blod: e Subdivision: varl viltra*" l"t
74 Wi11ow Road
Physlcal Address:
210108219001 (Contact Eagle Co. Assessor at 970-328-8640 for parcel no')
General Informatlon:
All prc)ects requlring design levlew must receive approval prior to submittlng a building permlt appllcatlon' Please
refer to the submlttal requlrements for the pardorhi approml that is requested. An applicatlon for Design Revlew
cannot be acepted until ail reluired informatton is recetveO by the Communlty Development Deparbnent' The
project may also need to be reviewed by the Town Council and/or the Planning and Environmental C.ommission'
besign rcvlew approval lapses unless a buildlng permlt ls lssued and constructlon commences within
one year of the approval.
Parcel No.:
v
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Zonlng:
Willows Condominium Association, Inc.
Name(s) of Owner(s):
74 Willow Road Vai1, C0 E1657Malling {ddress:
Phone:
owner(e) 9gnature(s):see attached letter
NameofAppllcant: Triumph DEvelopnent LLC
Maifrng Address:
8120 Woodnont Ave, Sulte 800
Rerhesrle , Mafyl rni 2oAl4 PhOng: 3rrl-657-11 t 2
E-mall Address: Steve@Trlurnphdev.com Fax: 301-657-5948
TYpe of Revlew and Fee:
tr Slgns
d Conceptrat Revtew
tl Nev, ConsUudontr Addidon
D Mlnor Alteraflm
(muft i-hmlly/commerdal )
D Minor AlteraUon
(slng lefamlly/duplex)
tr Changes to Approrred Phns
D Separadon Reqrrest
$50 Pltlf $1.m Per square fuot of total slgn area.
No Fee
$650 For @nsfruc0on of a narv bullding or demo/rebulkl.
isoO For tn addltlon where square fuotage ls dld b any rcsldentlal or
commerclal hrlldlng (lncMes 250 addldons & lntetlor conversbns)'
$250 For mlnor dnnges to bulHlngs and slte lmprotremenE, sudt as,
re-roofng, paln0ng, wlndow addldons, landscaplng, fences and
r€talnlng wa{s, etc.
$20 For mlnor dranges to bulldlngs and slte lmprorannants, zuch as,
ercof,ng, palnung, wlndov{ addltlons, landscaplng, fences and
retalnlng walls, etc.
$20 For rcrdslons b ptans already approvtd by Plannlng Staff or the
Dedgn Re'vlew Boar<l'
No Fee
From:
To:
Date:
Subject:
Elisabeth,
I hope your marathon went well, I would like to hear how you did.
I have been able to update and modify all the plans that needed further work
completed on them, they should be waiting on your desk come Wednesday
morning the 25th. of October. In doing this further work I also addressed
most of your comments that you stated in the lefter dated 1 0/19/2006
addressed to both Steve and Rick.
Site Plan:
- Dashed line was deleted indicating existing structure. There is a sheet Y
that you will see, 42.1.1., that indicates existing structure, PEC previous
submittal and today's design. I think this is very helpful on seeing how we
relate to existing structure and it also shows how we have modified the
building following the last PEC meeting.
- 42.1 .0. shows interpolated topographic lines and top of ridge spot
elevations on roof plan. When I show up to the meeting I will have a site
plan that has been further thought out, showing some new proposed spot
elevations as well. lf you truly look at the interpolated topo it apqears
we have a couple spots over the 48"0" limit, this is not our inten{on, | ,/],ui
want to further work with the roof and the new spots to get this entire | ,'
building below that magical 48' limit.
- on site plan below grade garage plan is now shown dashed. &
- A3.0 is the garage plan that shows the complete exlents of that below
grade plan. Foundaiion walls of this garage plan do align with first floor rl
above in areas that I could make this happen. I was trying to take
advantage of the space below grade BUT also wanted to make sure this was a
econom ical design as well.
Garage level Floor plan - sheet A3.0: .V
- 20' set back line as been added to all floor olansr'
- Accessibility of some parking spaces MAY be limited by owner storage
units, but the plan that you have now received shows 24 spaces as being
accessible. This does mean that we still meet the parking requirement of 2
spaces as you stated. We are still showing and planning on 29 parking
spaces total due to owners request.
- We do have tandem parking in our scheme, but we are below the 50% total as
alfowed by TOV. TOV requirements for our project are 21 spaces for the unit t4-'
counts above. 12 spaces are non-tandem spaces, which means only9 spaces,
of the required, will be tandem spaces, this is below the 50% TOV design
standard.
Floor plans:
- There are new sheets submitted for each floor that indicate with poche
just how much sq.ft. fall within the setback. These sheets are A3.0.1 /
43.1.1 I 43.2.1 / 43.3.1 | A3.4.1.
"Foster, Mike" <mfoster@ResortDesign.com>
'Elisabeth Reed' <EReed@vailgov.com >
1 0 I 25 I 20OO 1 O :44'.42 AM
RE: Willows comments
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- Sheet A3.4 now shows the schematic floor plans as requested by the
potential buyer.
Thank you for your help in this process,
Please don't hesitate to call or email if you need any further
documentation.
Mike Foster, Architect, Partner
Resort Design Associates
1434 Soruce St. suite 1 10
Boulder, CO 80302
3034494433p
303-449-3366f
www.resortdesign.com
---Original Message----
From : Elisabeth Reed [mailto:EReed@vdlgov.com]
Sent: Thursday, October 19,2006 9:32 AM
To: rick@pylman.com; mfoster@resortdesign.com; steve@triumphdev.com
Subject: Willows comments
Good morning, Gentlemen:
I have attached a brief letter indicating the outstanding needs which I
have. Feel free to call if any issues arise. Otherwise, l'll touch base
with you upon my return to the office next Wednesday.
Thanks!
Elisabeth E. Reed
Planner ll, Town of Vail
75 S. Frontage Road
Vail, CO 81657
970.479.2454 ofc
970.479.2452tax
GC:
<rick@pylman.com>
'Steve Virostek'<steve@triumphdev.com>, ''Rick Pylman (rick@pylman.com)"'
October 19, 2006
Mr. Rick Pylman
Pylman & Associates
PO Box 2338
Edwards, CO 81632
rick@ovlman.com
Mr. Steve Virostek
Triumph Development, LLC
8'120 Woodmont Avenue, Suite 800
Bethesda. MD 20814
steve@triumphdev.com
Re: The Willows RedevelopmenVT4 Willow Road, Lot 8, Block 6, Vail Village 1$ Filing
Special Development District *140 (PEC06-0061 )
O Dear Rick and Steve,
Thank you for submitting an amended set of plans for review by the Town of changes made in response to
the original reviewed the plans for the Planning Department and outlined outstanding items below, which must
be addressed before final hearing by the Planning and Environmental Commission on November 13, 2006.
Site Plan - Sheet A2.1
r' Please delete the dashed lines indicating existing structures.
/ Please submit a site plan showing both interpolated topographic lines (i.e. historic grade) and legible
roof ridge and eave elevations so that I may calculate building height.
r' Pbase indicate in some manner on the site plan the location of the proposed below grade parking
structure.
,/ Please provide a plan which shows the complete foundation walls of the building. The plan I have
received does not indicate the location of the foundation walls at the northwest corner of the site.
When shown, this will aid in site coverage calculations.
Garaoe Level Floor Plan - Sheet A3.0
{ Please indicate the twenty foot setbacks on this page.
,/ Please note that the accessibility of several of the proposed parking spaces may be impeded by ski
storage lockers and therefore not considered a conforming parking space by the Public Works
Department. As long as the requirement for twenty one (21) fully conforming parking spaces is met,
this should not be a problem, however.
r' Additionally, the tandem parking spaces will be viewed as "valet parking" upon the site, with the
provision that valet parking may not occupy more than 50o/o of the required parking on site.
U Floor Plans - Sheets A3.1 - A3.4
,/ Please submit numbers indicating the amount of square footage, at each level, of proposed floor area
within the setbacks.
/ Please submit a revised Sheet A3.4 indicating the floor plan of the whole ownership unit. The plan I
have received shows only the floor plans of the Fractional Fee Units.
I have yet to receive comments from the Fire and Public Works Deparlments, but will route those to you as
soon as they have been prepared. In order to ensure a timely review, please submit all requested.items to
the Community Development Department by Monday, October 30, 2006 for the meeting on the 13"'. As for
the Design Review Board hearing on the 1o, we will refer to the submittal date goals outlined on the schedule
which I e-mailed to you last week.
Please don't hesitate to contact me with any questions or concerns you may have. I look forward to receiving
revised items from you soon.
Best regards,
Elisabeth Reed
970.479.2454
cc: Mike Foster
mfoster@resortdesion.com
Rick
We require sight distance to be measured using "intersection sight distance" not "stopping sight distance".
The intent is to have enough sight distance so thru vehicles do not have to stop if a car pulls out from the
driveway. The Town's standard is measured 10' back from edge of pavment for a distance of 250'. lf this
is unobtainable AASHTO may be referenced for distance, the 10'setback should remain the same.
Please pass lhis on to Jason.
Thank you.
Thomas Kassmel, P.E.
Town Engineer
Town of Vail
Public Works Department
1309 Elkhorn Dr.
Vail, CO 81657
(970) 479-2235
>>> Rick Pylman <rick@pylman.com> 1011712006 '10:32 AM >>>
Tom:
I've attached three documents in pdf format. The lirst is a copy of
a trip generation chart created by Alpine Engineering. The chart
indicates a drop in PM peak hour trips due to the decrease in the
number of units. The second attachment is the Stopping Sight
Distance exhibit and thee third is the MSHTO Table used to calculate
the required stopping sight distance.
I have not included this information in the re-submiltal set of
drawings I will give to the planning staff as I assume this is of
specmc interesl to engineering/public works.
Please feel free to contact me or Jason Cowles at Alpine (926-3373)
if you have any questions. Jason is working on a design set for the
streetscape improvements for your review and approval. lf we need to
condition the Planning Commission approval on Public Works review and
approval of a design set of streetscape plans I have no issue with that.
Elisabeth, please let me know if this is information I should include
in the Planning commission set.
Thank you.
THE WILLOWS
A NEW TOWN OF VAIL SPECIAL DEVELOPMENT DISTNCT
!
October 17,2006
THE WILLOWS
A NEW TOWN OF VAIL SPECIAL DEVELOPMENT DISTRICT
Applicmt
Triumph Development, LLC
in parhership with The Willows Condominium Association Inc.
Architect
Resort Design Associates International
Civil Eneineer
Alpine Engineering, Inc.
Land Plannins
Pylman & Associates, Inc.
1.0
1.1
1.2
2.0
2.1
TABLE OF CONTENTS
Introduction
Summary of Request
Purpose ofReport
Existing Conditions
The Willows History
Proposed Plan
Project Description
Architectural Design r':
Utilities
Detailed ZonrngAnalysis
Employee Housing
Rental Opportunities
Public Benefits
1.
t.
2.
3.
J.
23.
27.
3.0
3.1
3.2
3.3
3.4
3.5
3.6
3.7
4.0
7.0
Attachments:
J.
5.
7.
7.
8.
12.
t4.
l5
5.0
6.0
Special Development District Review Criteria 17.
Conditional Use Permit Review Criteria 21.
Town of Vail Comprehensive Plen
and Master Design
Key Features
Town of Vail application form
Letter of authorization
Architectural plans and topographic site survey
1.0 INTRODUCTION
1.1 Summary of Request
The Willows Condominiums is truly one of Vail's early residential buildings.
Originally developed by Bob Lazier over the span of two years, from 1970 to
1971, the four story brick and stucco clad building has been well maintained but
has changed very little over the past 36 years. There is very little ownership
tumover in the Willows and most of the owners have been involved in the
building, and in the community, for many years.
Due to several factors, including the age ofthe building, the original construction
methods and updated life safety code requirements, the owners are facing a
significant capital investment requirement. The Willows Condominium
Association has spent considerable time investigating various options and
opportunities. This application represents a request for the establishment of a new
Special Development Disfrict in the Town of Vail to allow the ownen and a
development partner, TriumphDevelopment LLC, to pursue an opportunity to
redevelop the Willows building in a manner that addresses the goals of the owners
and also addresses many of the goals of the Town of Vail that are articulated in
various master planning documents. The existing Willows Condominiurns
building like most of the buildings in the Willow Circle neighborhood, is non-
conforming to almost every development standard of the High Density Multiple
Family Zone District (IIDNtr). The applicants believe thatthis application
represents the type of 'flexibility and creativitlt in the development of land in
order to promote its most appropriate use" that the Special Development Zone
District was desigred to encourage.
The owners at The Willows understand that change for the Willows building is
necessary yet they also have a deep affinity for their neighborhood and feel very
strongly about protecting the existing character of Willow Circle. The owners
have worked very carefully with Triumph Development to create a thoughtful
solution that will not impact the character of the neiglrborhood in a negative
manner. The redevelopment proposal will not increase the building height and
will maintain conformance with the height allowance of the HDMF Zone District
In fact, the new building height will be lower than the existing building in some
areas. The proposal results in a net decrease in the number ofunits on site,
increases the amount of landscape area, creates a greater setback from Willow
Road and maintains a similar number of actively rented beds. The redeveloped
active beds will be a tremendous improvement from the existing
accommodations.
t.2 Purpose ofReport
The purpose of this report is to provide information relative to an application for a
Town of Vail Special Dwelopment District (SDD) zoning designation and for a
Town of Vail Conditional Use Permit (CUP). Submittal requirements for the
formal establishment of an SDD and for the review of a Conditional Use Permit
are set forth in the Town of Vail development regulations. This application
complies with all of the submittal requirernents as outlined in the Town of Vail
SDD Application Form and CUP Application Form packets.
2.0 EXISTINGCONDITIONS
2.1 TheWillows History
The Willows Condominiums are located at T4Willow Road on l.ot 8 Block 6,
Vail Village l" Filing. The lot size is 0.4854 of an acre (21,14 square feet). The
site is bounded on the west by 44 Willow Place, on the east by the Riva Ridge
South Condominiums, on the north by Willow Road and on the south by Vail
Road. The Bishop Park Special Development District is located just across
Willow Road.
The four story building consists of twenty-seven identical 5fti square foot one- .
bedroom units and one studio unit of 445 square feet. The upper three floors each
have eight of the one-bedroom units located off of a central corridor with an exit
stairlocated ateach end ofthe building. The ground level consists ofthree ofthe
identical 596 square foot one-bedroom units, a one-bedroom martagers apartrnent,
a management office, a small hot tub and sauna room and a front desk and
common lobby area. An elevator in the lobby adjacent to the west stair tower also
provides access to the upper floors.
The building construction technique utilized a pre-stress concrete'oT" beam
system for the building floors/ceilings. This type of concrete structural system
limits the ability to make any kind of significant remodel or upgrade to the
existing building. The existing floor to ceiling clear height to the bottom of the
concrete'oT's " is seven foot six inches. The building does not have a fire
suppression sprinkler system. The concrete structural system will make the
installation of a fire sprinkler system very difficult and will be both expensive and
unsighfly. The seven foot six inch clearance height would most likely be further
compromised. The exterior brick and stucco skin of the building has been well
maintained but it no longer meets the level of quality of building materials of the
immediate nei ghborhood.
The rear yard ofthe lot is occupied by a two-story open air concrete parking
structure that has approximately forty-trvo spaces. This thirty-six year old parking
deck has significant structural issues and is a candidate for complete removal and
reconstruction in the near future.
The existing building is non-conforming to almost every development standard of
the High Density Multiple Family Zone District (HDMF). The HDMF Zone
Dshict allows a density of twenty-five units per acre. This equates to an
allowable density of twelve units on the 0.483acre site. The existing building
consists of twenty-eight units. The building or the parking structure encroach
well into every required setback, the site coverage exceeds the 557o maximum,
the minimum landscape requirement of 3OVo of the site area is not even close to
confonnance and the building exceeds the allowable GRFA limitation. The only
HDMF development standard that is met by the current building is the 48'
building height.
The Willows Condominiums has always been governed by a very interesting and
unique set of condominium association documents and covenants.
The twenty-eight units are each owned in fee simple. There are currently twenty-
six owners, with two owners each holding title to two units. The condominium
declarations restrict the owner of each unit to thirty days of summer use and thirty
days of winter use. All of the other time the units are placed in an actively
managed rental pool. Each unit owner is a partner in the Willows Management
Company, which provides the management, marketing and rental operations.
Each of the twenty-seven one-bedroom units is identical in floor plan and in
d6cor. Siuce the completion of the buildingin l97l all of the units have been
maintained and furnished in an identical menner. Owners have not, and are not
allowed to, make any individual upgrades or to conduct remodels of their own
unit. In fact, while using the property, owners often stay in tbe most desirable unit
available and not necessarily in the unit to which they actually hold title. Since all
of the units arc finished and furnished in an identical manner the upper floor
mountainside units tend to be favored.
This type of condominium declaration is fairly unique and appears to be a
predecessor to the fractional fee concept.
3.0 PROPOSED PLAJ\I
3.1 ProjectDescription
The Willows Condominium Association and Triumph Development have spent
the better part of the past year carefully studying remdel and redevelopment
opportunities that would address the needs of the building, and the various goals
and objectives of the homeowners, Triumph Development, the neighbors and the
Town of Vail.
The relatively near term building needs include:
. a complete demolition and reconstruction of the parking decks,
' installation of a fire sprinkler system to meet current building codes and
Town of Vail Fire Department requirements.
. a significant upgrade or complete replacement of the electrical, heating
and ventilation system.
' a complete renovation of the interior of all wenty-eight units and all
cofllmon spaces.
. an upgradey'replacement ofthe original brick and stucco exterior building
facades.
The overwhelming majority of existing owners wish to retain some ownership
and use of the building. However, the scope of improvements required, the
capital investment required and the difficulties of working with the existing
concrete structural "T" system to upgrade units and co[lmon areas cfeate an
overwhelming task for a homeown€rs association to address. This coupled with
the realization that after all that capital invesfrnent and construction effort, the
owners would still each have a 5!)6 square foot unit with a seven foot six inch
ceiling height has led to a conclusion that the best course of action for the owners
is to redevelop the site to a standard appropriate to theneighborhood and the
community. The fact that no individual owner has invested significant sums of
money in specific remodel projects or is emotionally vested in a particular unit
location lends itself well to this type of group consensus. There are probably very
few if any other condominium buildings in Vail that have a similar set of
circumstances.
The Triumph Development, LL,C and ril/illows Condominium Association
partnership proposes to completely remove and replace the existing twenty-eight
unit building with a new building thatwill include nine two-bedroom fractional
fee units and nine whole ownership units.
The nine fractional units will be divided as l/4 shares, resulting in thirty-six
available shares. Each of the existing Willows twenty seven 596 square foot,
thirty-six year old one-bedroom units and the k16 square foot studio unit will be
exchanged for one l/4 share fractional fee ownership of a brand new beautifully
finished two-bedroom unit of approximately 1200 square feet in size. The
existing Willows Condominium Association will receive title to the remaining
two units (eight l/4 shares). Although these shares may eventually be sold to
individual buyers the initial concept is that the Willows Condominium
Association will hold tlese shares for several years and place tlem in the active
rental pool. All nine of the fractional units will be subject to a similar use
restriction as the existing W. illows units. The owner of each l/4 share will be
allowed four weeks of summer use and fow weeks of winter use. The remaining
four weeks of each l/4 sharc will be placed in the rental pool. The Willows
Association will continue to operate an active rental and management prognrm.
The nine whole ownership units will be marketed for sale. Five of the wbole
ownenhip units have been designed to include a bedroom with lock-off
capability. Each of the five lock-offs may be accessed and rented separately from
theprimary unit.
The redeveloped Willows building also includes an on-site Employee Housing
Unit. This unit, located in a very desirable ground floor comer of the building, is
designed as a 670 square foot one-bedroom unil This EHU will be subject to tbe
standard Town of Vail EHU deed restriction and will be made available for sale.
The new building will also include a full front desk operation, a common lobby
area and a separate library room. The design includes an extensively landscaped
courtyard witl a swimming pool and spa facility. This pool garden will be a
tremendous amenity to the site and will be a focal point for both guests and
owners.
The new Willows will consist of threc and four story building forrns and will not
exceed the building height dlowance of the existing HDMF Zone Dstrict. The
building will actually be lower than the existing building in some areas. The
redesign will also pull the building back furtherfrom the street, increasing the
front setback area. Existing landscape wall improvements will be removed from
the street right-of-way. The area available for landscaping treatment is
significantly increased and all required parking will be located in a completely
enclosed parking garage directly below the building.
3.2 Architectural Design
Resort Designs Associates International is the project architect for the
redeveloped Willows building. Gordon Pierce, Principal of RDAI, is the lead
design architect for the project. Gordon has designed many of the most notable
buildings in Vail Village and is well versed in the design style that forms the
fabric of the Vail Village urban design pattern. Gordon also designed two of the
adjacent buildings to the Willows, 44 Willow Place and the Bishop Park Special
Development District.
The architectural design of the proposed building will be a dramatic upgrade from
the original Willows building in style, form and materials. The intent of the
design is to establish a high level of quality and character that is sensitive to the
neighborhood and pays tribute to the alpine design style of Vail Village.
The three and four story building heights crea0e a simple but varied form that is
very compatible with adjacent buildings. The building is designed with a strong
stone base, stucco and wood materials on the main massing forms and a st€ep
well articulated roofline with gable dormers and hip roof forms at the building
ends. The building forms provide articulation across the fagade and the well-
developed window patterns and the wood railings of the numerous balconies
provide for interesting and welcoming elevations.
The stone, stucco and wood siding materials, the generous roof overhangs, the
wood balcony railings and the small pane, true divided light window elements are
all consistent with the Vail Village Urban Design Plan and with the established
characler of Vail Village.
A covered porte-cochere creates a focal point for the front door and provides a
weather protected entrance. This creates a significantly improved check-in and
loading function and will reduce congestion caused by cars temporarily parking
on Willow Road during the check-in procedure.
3.3 Utilities
Water and sanitary sewer mains are located within Willow Road and should be
adequde to serve the redeveloped building. Alpine Engineering, Inc. is the
project engineer and will work closely with town staff and the utility service
providers to ensure appropriate utility connections are desigaed and implemented.
Natural gas, cable television and telephone services are all available at the site.
f,.4 Detailed Znrnfury Analysis
A. Proposed Uses
The HDMF Zone District allows for multiple family residential units and lodges
including accessory eating, drinking, recreational or retail uses not occupying
more than l07o of the total GRFA. The HDMF district also allows a fairly
lengthy list of Conditional Uses, including fractional fee units.
The historic use of the Willows prop€rty has been residential with a unique form
of covenant controlled usage.
The Willows redevelopment proposal maintains the residential use of the
property. There will be no commercial component to the Willows rcdevelopment
proposal. The redesigned building includes a total of nineteen dwelling units.
Nine of these units will be designed as two-bedroom units of approximately 1200
square feet in size. These nine units will be deeded as l/4share fractional fee
units and will be operated in a very similar manner to the existing Willows
Condominiums. Each of the current Willows property owners will assume
ownership of one ll4 share of a unit. Each owner will be allowed four weeks of
summer season and four weeks of winter season use. Any unscheduled owner
time and the remaining four weeks of time allocated to each l/4 share will be
required to be placed in the Willows rental program.
Fractional fee use is lisled as a Conditional Use in the underlying HDMF zone
district. This application has been written to include a request for Conditional
Use permit to allow the fractional fee use. A specific response to the Conditional
Use review criteria is included in a later section of this report. The current Town
of Vail definition of a Fractional Fee Club defines a fractional fee unit as "a
condominium unit, pursuant to recorded documentation as approved by the town
of Vail, has no fewer than six (6) and no more than (12) owners per unit..." The
planned program for the Willows will result in four owners per unit so the
Conditional Use Permit may not actually be a strict legal requirement of this
request.
There will also be nine whole ownership condominiums and one deed restricted "Employee Housing Unit. The whole ownership use is allowed as a use by right in
the HDMF Zone District. A Conditional Use Permit has been submitted for
rcview of the Type III EHU request.
All other aspects of the project, such as the parking gzuage, the front desk
operation and the pool garden courtyard are allowed as accessory uses to the
HDMF Zone Dstrict.
Densitv
The Town of Vail land Use Code defines densiry as the number of dwelling units
allowed per lot or per acre. The HDMF Zone Dstrict allows for twenty-five units
per acre. The lot size of 0.483 equates to a permitted density of twelve dwelling
units. Like most of the Willow Road/Willow Circle properties, the original
development of the Willows Condominium geatly exceeds this permitted density.
The existing building includes a total of twenty-eigbt dwelling units.
The proposed redevelopment of the Willows will reduce the overall density to
eighteen units plus one deed resbicted Bnployee Housing Unit.
C. Residential Floor Area
The HDMF Zone Distict permits a total of 76Vo of tbe site area as Gross
Residential Floor Area (GRFA). The permitted GP.FA equates to 16,069 square
feet. The existing Willows building exceeds the allowable GRFA and measures
at 18,607 square feet of GRFA. The re-development proposes a total of 32,?A
square feet of GRFA.
The Vail Village Master Plan includes the following description of the Willow
Circle sub-area:
"Inmost cases the levels of development tlvouglwut this
sub-area greatly exceedwhat is allowed wder existing
zoning (High Density Muhiple fatnily). Gross residential
floor uearaios (GRFAR)rangelrom .6 to l:-l with an
cwerage of I .01 . With the etception of one parcel, all of
the properties within this sub-area ue, developed at, or
over, their permitted leveh of development."
At the time of the adoption of the Vail Village Master Plan 44 Willow Place had
not yet been redeveloped. The original building onthe 44 Willow Place lot
represented the low end of the GRFA range stated in the above description of the
neighborhood. 44Willow Placehas now been redeveloped tothefull extentof
the allowable GRFA so the neighborhood range and average has increased. The
redeveloped Willows GRFA is not inconsistent with other buildings in the
neighborhood.
D. BuiHing Height
The HDMF Zone Distict Allows for a 48' building height for a sloped roof
building. The existing Willows building is approximately 48' in height and is one
of the few aspects of conformance with the existing zoning.
The redevelopment proposal consists of three and four story building elements
and will maintain conformance with the 48' height allowance. In fact, the three
story elements of the proposed building are lower than the existing building.
E. Site Covera&e
The HDMF Zone Distict includes a site coverage allowance of 557o of the total
site area. This equates to an allowable site coverage of I I,595 square feet for the
Willows property. The existing building and parking suucture have a site
coverage calculation of 12,638 feet, thus exceeding the allowance.
The actual building footprint of the proposed new building at grade, i. e. the
perceptible site coverage of the building, measures 10,820 square feet. This
perceptible site coverage of the actual building footprint equates to 507o qf'the
site area and would be in conformance with the 55Vo site coverage development
standard.
The definition for measuring site coverage, however, includes all portions of a
building, including below grade portions. The parking garage below the new
Willows building extends beyond the building footprint. There are extensive areas
oflandscaping and courtyard on top of the parking garage, at grade level, that will
not appear as site coverage and will qualfy as landscape area. The design team
believes this meets the intent, if not the definition, of the site coverage
development standard.
The proposed building, due to the extent of the underground parking garage, and
as site coverage is formally defined, has a site coverage measurement of 14,110
square feet.
E l-,andscape Area
The proposed redevelopment plan includes 8,540 square feet of landscape and
courtyard area and brings the site into conformance with this development
standard. This represents a substantial increase in the amount of landscape arca
on the site. The primary means of accomplishing this is by moving the existing at
grade parking to an enclosed garage underneath the building.
The HDMF Zone District requires 30Vo of a site to consist of landscape
improvements such as lawn areas, flower beds, courtyards, patios, walks or water
features. For the Willows site this equates to a requirement of 6343 square feet
oflandscape area. The existing site has been calculated to have only 2,848 square
feet of landscape area, which is well below the development standard of the zone
district.
l0
o
eL Parking
The Willows falls within the area described as the commercial core area on the
official Town of Vail parking maps. Tbe parking requirements for the
commercial core areas are listed in Schedule A of the Town of Vail land Use
Regulations.
Schedule A details a requirement of0.7 parking spaces forfractional fee units and
1.4 parking spaces per dwelling unit.
9 fractional fee units x 0.7 = 6.3
9 dwelling units x 1.4 = 12.6
I EHUx 1.4= 1.4
Total parking required = 20.3 parking spaces
The proposed parking garage as designed includes 27 parkingspaces.
In addition to the quantitative parking requirements, the HDMF Zone Dstrict
requires thatT1Vo of all parking spaces "sftal/ be located in the main building and
hidden from public view or slwll be completely hidden from public view from
adjoining properties within a landscape berm".
The existing Willows parking deck is clearly not in conformance with this
criterion and is generally considered to be a highly visible eyesore to the
neighborhood.
The redevelopment proposal will resolve the existing non-conformance of the
visible parking by locating all of the parking spaces in the building and hidden
from public view. With the development of tlre Front Door project and the
increase of traffic on this portion of Vail Road the removal of this parking deck
becomes a significant benefit.
E Setbacks
The HDMF Zone District requires a uniform 20' setback on all sides. The
existing buildings encroach into the setback to various degrees on all sides. The
building encroaches up to seven feet from the property line in the front and some
landscape wall improvements currently extend over the propeny line and into the
road right of way. The building and/or the parking garage encroach up to sixteen
feet from the west lot line, six feet from the rear lot line and four feet from the
east lot line. The driveway and a related retaining wall encroach onto the adjacent
44 Willows Ptace property.
t1
The building setbacks as proposed in the redevelopment plan vary greatly over the
site. The proposed building increases conformance with the front setback as the
building has been pulled back from Willow Road to allow for a loading and drop
off/pick up area. A porte-cochere roof extends out over the pick up/drop off area
to the property line to provide a sheltered entqr.
Setbacks on the east" west and rear sides of the building vary considerably. This
design allows for a creative articulation of the architectural forms and building
mass and avoids long continuous walls and flat elevation planes along the
property lines. Along the east property line, where the adjacent building
encroaches to within inches of the property line the building design steps deeply
back into the site, creating a significant space and separation between the
buildings.
In the underground parking garage the walls have been designed close to the
property line in order to design efficient parking and circulation spaces. These
subsurface portions of the building will be imperceptible from the exterior.
3.5 Employee Housing
1) Town of Vail existing policy
The Town of Vail has traditionally required the owners of new and redeveloped
projects to provide employee housing for the incremental increase in the number
of employees generated by a project. The Town has never formally codified this
requirement but has consistently applied a housing generation formula developed
by the firm of RRC Associates, Inc.
For development projects that comply with underlying zoning the policy has been
to provide housing for l}Vo of the incremental incrcase in employees. For
development projects that exceed underlying zoning standards the policy has been
to provide housing for30%o of the incremental increase in employees.
The RRC employee generation formula lists a 0.4 employee demand per
residential dwelling unit.
The existing Willbws project includes 28 condominium units. This equates to an
existing employee generation of 1 1.2 employees. (2a x O.4 = ll.2)
The proposed Willows redevelopment includes 18 condominium units. This
equates to an ernployee generation of 7.2 employees. (18 x O.4 -7.2)
The Wllows redevelopment proposal would result in an overall reduction of 4
employees. Housing mitigation is required for the incremental increase in
employee generation. In this case there is no incremental increase and therefore,
12
consistent with past application of this housing formula, no mitigation
requirement.
2) Actual conditions
The Willows Condominium Association owns and operates the Willows
Management Company. The Willows Management Company mirnages a total of
45 units in the Willows, Riva Ridge South and other Vail Village properties. The
management company has a total of 15 full time equivalent employees. This
averages to 0.33 employees per unit under management. The redevelopment of
the Willows would result in a total of l0 less units under Willows management.
The revised average, assuming no decrease in employees,iso.42 employees per
unit. This actual conditions experience at Willows Management is remarkably
consistent with the RRC employee generation figure of 0.4 employees per unit.
An actual conditions calculation results in a full time employee demand of 6 to
7.5 employees generated by the proposed Willows redevelopment.
3) Willows housing/public benefit proposal
Altlough the application of the traditional employee housing requirements
indicates that the Willows proposal does not create a net incremental increase in
employee housing the applicant recognizes that employee housing is an important
issue to the town and, as a public benefit of the project, believes it appropriate to
provide a reasonable measure of employee housing within the community.
Without taking credit for the employee demand already generated by the existing
building, the new Willows building wciuld generate 7.2 employees under the
existing town employee generation formula. This7.2 employee generation
number is also very consistent with tle actual employee levels experienced by the
Willows Management Company. Utilizing the town's housing demand
methodology '7 .2 employees, divided by the 1.3 jobs per employee figure equates
to a demand for 5.5 employee beds-
The Willows redevelopment proposal will commit to providing 1007o of this
employee housing demand. The current proposal includes one 67O square foot
one bedroom apartrnent on site and the applicant will commit to providing five
additional beds off site. These off-site beds will be provided via a buy down
prcgram or through a direct payment-in-lieu to the Town of Vail or the Vail
Housing Authorify. This housing commiEnent of one on-site one-bedroom unit
and five off-site beds addresses IOOVo ofthe actual employee housing demand of
the proposed Willows building.
t3
3.6 Rental Opportunitie
A primary goal of the Vail Village Master Plan is to maintain and to encourage an
active bed base in the Vail Village area. The Willows owne6 intend to continue
to operate the existing homeowner owned management company and to establish
a use and rental program for the fractional units that is very similar to the current
Willows use pattem.
The twenty-eight fractional shares that are exchanged for the current Willows
units will be subject to a condominium association covenant that will allow each
owner four weeks of summer use and four weeks of winter use. All other weeks
and all weeks not actually utilized by the owners will be placed in tle active
rental pool. The eight additional fractional shares will be owned by the Willows
Condominium Association. Although these shares may eventually be sold,
subject to the same use covenants as described above, the intent of the association
is to hold these units in the active rental pool for at least a few years. In addition,
five of the wholly owned units have been designed to include a lock-off studio
unit.
This results in eighteen brand new high quality beds that will be fully utilized for
short term occupancy and the potential for five more rental beds within the lock
off units. This is a total of five beds less than currently available in the existing
Willows building. And these new beds will be a significant improvement over the
existing Willows beds. The existing one-bedroom units are 596 square feet in
size with 7'6" floor to ceiling heights. The size and configuration of these units
is not consistent with the marketplace and no longer meets the expectations of
many of the guests looking for Vail Village based accommodations.
3.7 Pnblic Beneffts
As an integral part of thc Town of Vail SDD review and approval process there
has been a standard of public benefit that must be met. In general the appropriate
level of public benefit to be provided by a poject has been directly relative to the
level of variation requested from the standards ofthe underlying zone dishict.
As has been stated above, the existing Willows Condominiums, as well as most of
the other properties of the Willow Circle neighborhood, exceed most of the
development standards of the existing zone district including the density and the
GRFA. A redevelopment of the Willows Condominiums that would meet the
strict and literal standards of the HDMF Zone Dstrict, including density and
GRFA would include 12 or less units and 16,069 square feet of GRFA. In order
to meet these standards the redevelopment would most likely consist of 4 to 6
large townhome units of 250O to 4000 square feet in size. This type of
redevelopment scenario, while meeting the standards of the underlying zone I
14
district, would result in a very exclusive, low density project that would likely
have the following consequences:
. The loss of Vail Village based short-term rental inventory.
' The probability of an exclusive yet seldom used bed base.. The loss of the existing, long term Willows owners from the community.. No on-site Employee Housing Unit or provision of other housing.. No inclusion of public benefits.
This type of redevelopment, while meeting the zoning code, would go against
many of the principles, goals and objectives expressed in Town of Vail master
plan documents. In the case of the Willows Road neighborhood the underlying
HDMF Zone Dstrict is not necessarily fully harmonious with the goals and
objectives of the Vail Village Master Plan. The Willows Condominium
Association and the principals of Triumph Development believe that the SDD
process allows for a redevelopment of the Willows property in a manner that can
more successfully address many of the overall goals of the community than a
redevelopment under the parameters of the existing zone district would allow.
The proposed Willows redevelopment plan is able to address many of the Town
of Vail master plan document objectives and also provide a public benefit in a fair
relation to the deviation from the underlying zoning. Specifically the
redevelopment proposal represented by this request for SDD Zone Dstrict
designation will:
Allow the existing Willows owners, many of whom have owoed there for
many years, to maintain property ownership and to remain a vital part of the
Vail community.
Provide employee housing for IOOVo of the employee housing demand of the
proposed building, without deducting any credits for the existing level of
development.
Provide a 670 square foot one-bedroom on-site Employee Housing Unit. This
is an extremely rare opportunity to create a new Vail Village based EHU.
An upgraded pedestrian/automobile streetscape along the entire length of
Willow Road. Willow Road currently erists as a one-way street with a
twenty-trvo foot wide asphalt section and no curb, gutter or sidewalk.
This section of Willow Road will be reconstructed to a design that includes a
twelve-foot wide asphalt automobile travel lane and an eight-foot wide stone
paver pedestrian walkway. This streetscape design will match that of other
recent Vail Village streetscape improvements. The pedestrian walkway will
connect to the sidewalk along Vail Road on the west end and to the
streetscape improvements currently under construction as part of the Front
l5
Door improvements on the east end. This streetscape improvement will
provide a significant public benefit to all pdestrian traffic that flows through
Willow Road from the west. This streetscape will provide an enhanced
pedestrian altemative to Meadow Drive and will allow direct pedestrian
access to Vail Village from Beaver Dam Road, th€ First Bank area and
Meadow Drive properties such as Villa Cortina. This improvement rcpresents
a significant contribution to the goal of pedestrian connectivity from Vail
Village towards the west.
. The redevelopment of the Willows will result in a very desirable, high quality
fractional ownership and rental program that will meet a key Town of Vail
goal of providing and maintaining active beds in the Vail Village core area.
These beautiful new two bedroom units will provide a much superior rental
product over the existing one bedroom units. The larger unit size will open
the Willows to a family friendly market that the property has not been able to
serve over the years. The ownenhip and rcntal requirement covenant
structure will ensure that these beds remain actively occupied.
All of these public benefits can be accomplished with a building design that
increases conformance of many of the underlying zone district standards and
maintains the charm, character and integrity of the Willow Circle neighborhood.
The applicant believes this level of public benefit is appropriate to the level of
variation requested from the underlying zone district.
l6
I
4.0 SPECIAL DEYELOPMENT DISTRICT REVTf,W CRITERIA
Title 12, Chapter 9 of the Town of Vail Municipal Code provides for tle
establishment of Special Development Districts in the Town of Vail. According
to Section l2-9A-1, the purpose of a Special DevelopmentDistict is,
"To encourageflexibility and creativity in the development
of land, in order to promote its most appropriate use: to
imprwe the designcharacter and quality of the new
developnent within the Town; tofacililate the adequate
and economical provision of streets and utilities; to
preserve lhe natural and scenicfeatures ofopen space
areas: and to further the overall goals of the community as
stated in the Vail Comprehensive Plan. An approved
development planfor a Special Development District, in
conjunction with the property's underlying zone district,
shall establish the requirements for guiding development
and uses ofproperty included in the Special Development
District."
The Vail Municipal Code provides nine design criteria which shall be used as the
princrpal criteria in evaluating the merits of the proposed Special Development
District. It shall be the burden of the applicant to demonstrate that submittal
material and the proposed development plan comply with each of the following
standards, or demonstrate that one or more of them is not applicable, or that a
practical solution consistent with the public interest has been achieved. The
applicant has addressed each ofthe nine SDD review criteria below:
A. Design compatibility and sensitivity to the immediate environmenf
neighborhood and adjacent properties relative to architectural design'
scale, bulk, building height" buffer zoneg identity, character, visual
integrity and orientation.
Aoolicant response:
The proposed Willows redevelopment plan creates a high level of compliance with
this criteria. In fact, the applicants believe that the quality of the architectural design,
the proposed building materials, the elimination of surface parking and the sensitivity
of the design to the neighborhood result in a significant improvement over the
existing conditions.
17
The alpine style of Vail Village architecture and the quality of building materials
have evolved and improved a great deal since the l97O construction of the Willows.
The monolithic fagade and the brick and stucco exterior are uot up to par with the
surrounding neighborhood or with recent Vail Village improvements.
The design team has put a great effort into ensuring the proposed design is compatible
and sensitive to tlte immediate neighborhood. An overriding goal of the design tearn
has been !o achieve the program goals of the building without increasing the building
height. We believe that the character, identity and visual character of the proposal are
in complete harmony with the objectives of this SDD criteria.
B. Uses' activity and density which provide a compatible, eflicient and
workable rehtionship with surrounding uses and activity.
Applicant response:
The existing neighborhood is singularly residential in use, with a mix of highly
active rental programs and quiet exclusive second homes.
The proposed program strives to strike a compatible balance with this mix of
neighborhood activity levels while simultaneously meeting the goals of the
existing Willows owners, the goals of the development partner and the overall
goals of the Town of Vail.
We believe the proposed density and use structur€ is the optimal progam to
balance these goals and objectives and provide an appropriate balance to the level
of residential activity of the immediate neighborhood.
C. Compliance with parking and loading requirements as outlined in
Title 12, Chapter lO of the Town of Vail Municipal Code.
Aoplicant response:
The proposed Willows redevelopment meets or exceeds all requirements of the
parking regulations. The new building presents an improved loading and drop
off/pick up area that will reduce congestion on Willow Road.
The existing parking deck is in dire need of replacement and does not meet the
screening and visibility requirements of the zone district.
All of the required parking for the proposed building will be located in a fully
enclosed parking garage below the building.
D. Conformity with the applicable elemetrts of theVail Comprehensive
t8
I
Plan, Town policies and Urban Design Plan.
Applicant response:
The proposed redevelopment of the Willows is in compliance with all relevant
Town of Vail master plan documents, goals and policies. A separate chapter of
this application details the many specffic areas of compliance.
E. Identificstion and mitigation of natural and/or geologic hazards that
alfect the property on which tbe special dwelopment district is proposed.
Applicant response:
There are no known natural and/or geologic hazards, including the Gore Creek
floodplain, that affect the property.
F. Site plan, building design and location and open space provisions
designed to produce a functionrl dwelopment responsive and sensitive to
netural features, vegetation and overall aesthetic quelity ofthe
community.
Applicant response:
The proposed site plan and building design have been carefully designed to
respond to adjacent properties and to the overall aesthetic quality of the
community.
The front fagade of the building had been pulled back from the street to allow for
a more functional loading and drop off area and to enhance the pedestrian
streetscape experience.
The pool garden has been sited to create an op€n light and air rcgion in an area
where the adjacent building encroaches to within inches of the property line. This
courtyard design will minimize sun/shade noise and visual impacts to the adjacent
Riva Ridge South building.
G. A circulation system designed for both vehicles and pedestrians
addressing on and off-site traflic circulation.
I
19
Anolicant response:
The on site vehicular circulation system is designed to allow for simple and
convenient access to a single level of underground parking. An off street
loading/pick up area with a covered porte-cochere will eliminate existing
congestion on Willows Road.
H. Functionel and esthetic landsceping and open space in order to optimize
and preserve natural features, recreation, views and functions.
Applicant response:
The site plan includes a functional and esthetic landscape design that is
appropriate to the site. This landscape plan is only designed to a conceptual level
at this point in the review process. A fully detailed landscape plan will be
prepared for review by the Design Review Board.
L Phasing plan or subdivision plan thet will maintain a workable,
functional and ellicient rcIetionship tbroughout the dwelopnent of the
special developm ent d istrict.
Apolicant response:
All construction will take place in a single phase. The applicant will work with
both the Town of Vail and the neighborhood to develop an appropriate
construction management plan.
t
20
5.0 CONDITIONAL USE PERMIT REVIEW CRITERIA
The proposal to redevelop the existing Willows property includes a request for two
separate Conditional Use Permits. One is to allow a fractional fee ownership structure
for nine of the proposed units and the second is to allow an on-site Type III Employee
Housing Unit. The uses are described in detail in the above project narrative. The
Plannilg and Environmental Commission uses the following criteria in the evaluation of
a Conditional Use Permit request. The applicant response to each criteria is included.
A. The effect of the use on light and air, distribution of population'
hansportation facilities, utilities, schools, parks and recreation facilitieg and
other public facilities needs.
Applicant Response:
The use of a.portion of the site as fractional fee ownership will have no discernable effect
upon the above referenced facilities and issues beyond what the permitted uses would
generate.
There will be no impact upon schools and the usage of transportation, utility, park and
recreation facilities will be very similar to that of a lodge or actively managed rental
property that is allowed as a use by right.
The proposed 670 square foot EHU will have no discernable negative effect upon the
facilities listed in the criteria.
,Bec- Fflhptapnfraffic with particular reference to congestion, automotive and
'eder:tp'ffnafiiarcefet5r and convenience, traffic flow and control, access'
--: - -lnaneuverlrtility, and rernoval of snow ftom the street and parking areas.
ABplicant Resgonse:
The fractional fee ownership pattern of nine of the proposed dwelling units will result in
a usage pattern of the Willows site that is very similar to the existing use pattem. We do
not believe there will be an effect upon congestion, safety, traffic flow, access or
mmnihgbilltp flbwrr dte design, irrespective of the ownership pattern, will
irryWiedfitilldumRendcryestion, access to the Willows site and maneuverability of
i'ehicles onthe 3lte. There will be no impact on snow operations due to the ownership
pattem.
The inclusion of one 670 square foot Type III EHU in the building should not have a
measurable impact upon congestion, safety, traffic flow or snow rernoval.
2l
C. Effectupon 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.
Applicant Response:
The architecture of the proposed redevelopment of the Willows is a significant upgrade
from the existing building in style, form and materials. The architecture is very
compatible with tbe character of the area and with the established vernacular of Vail
Village and the surrounding residential environs.
The ownership format does not have an effect upon the architectural design of the
building. The usage pattern of the proposed building will remain very similar to the
cunent use of the current building.
The inclusion of a Type III EHU does not negatively impact the character of the area or
ttre bulk and scale of the proposed building.
The redevelopment proposal is in full compliance with the height allowance of the
IIDMF Zone Dstrict and the bulk and mass of the building is in character with the
sunounding uses. The Willows owners, Triumph Development and the design team have
made protecting the character of the neighborhood a high priority of the proposed
redevel opment plan.
22
6.0 TOWN OF VAIL COMPREIMNSIVE PLAN AND MASTER PLANMNG
DOCTJMENTS
The design team and the applicant have carefully analyzed the Town's master planning
documents in order to address and incorporate as many of the relevant goals and policies
as possible into the proposed redevelopment plan. The list below is a summary of the
goals and policies of various planning documents that are consistent with the proposed
Willows redevelopment plan. Items listed in italics are particularly relevant to the
proposed plan.
A. Yail Land Use Plan
l. GeneralGrowth/Development
1.1 Vail should continue to grow in a controlled environmenl maintaining a
balance between residential, commercial and recreational uses to serve
both the iisitor and the permanent resident.
L3 The qaality of development should be nwintained and upgraded whenever
possible.
1.4 The origirnl theme of the oldVillage core should be carried into new
development in tlw Villnge Core through contirwed implementation of the
Urban Design Guide Plan.
I.I2 Vail should accommodale most of the additional growth in existing
develnped areas (infiIl areas ).
4. Village Core/Lionshead
4.2 Increased density in the core areas is acceptable so long as thc existing
character of each area is preserved through implementation oJ the Urban
Design Guide Plan and the Vail Village Master Phn.
5. Residential
5.1 Additional residential growth should continue to occur primarily in
existing platted areas and as appropriate in new areas where high hazards
do not exist.
5.2 Quality time share units should be accommodated to hclp leep occupancy
rates up.
23
Affordable employee housing should be accommodated through private
efforts, assisted by limited incentives, and provided by the Town of Vail,
with appropriate restrictions.
Residential growth should keep pace with the market place demands for a
full range ofhousing types.
The existing employee houstng base should be preserved and upgraded.
Additional employee housing needs should be accommodated at varied
sites throughout the conmuniry.
B. Vail Vilage Urbsn Design Guide Plan
The Vail Village Master Plan includes a map that details the area subject to the Vail
Village Urban Design Guide Plan. The Willows Road -Willow Circle neighborhood
does not technically fall within the guide plan area of influence. The design team has,
however, incorporated many ofthe relevant architectural design elements ofthe plan into
the building design.
In particular, the roof compositions and overhangs, the building malerials, the style and
placement of windows and the balcony railing treatments are all in complete compliance
with the Vail Village Urban Design Guide Plan.
e.- Vail Villaee Master Plan
The Vail Village Master Plan does cover the general area from (and including) Ford Park
to Vail Road. This does include thb Willow Road - Willow Circle neighborhood. The
following is a list of goals and objectives that support the Willows redevelopment plan.
Goal I - Encourage high quality redevelopment while preserving unique
architectural scale of the Village in order to sustain its sense of community and
identity.
Objective L2 - Encourage the upgrading and redevelopment of
residential and cornmercial faci lities.
Objective 1.3 - Enhance new development and redevelopment through
public improvements done by private developers working in cooperation
with the town.
Goa72 - To foster a strong tourist industry and promote year-round economic
health and viability for the Village and for the community as a whole.
Objective 23 - Increase the number of residential units available for short
term overnight accommodations.
5.3
5-4
.!\
24
Objective 2.5 - Errcourage the continued upgrading, renovation and
taintenance of existing lodging and commercial facilities to better serve
the needs oJour guests.
GoaI 3 - 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 othcr improvements.
Goal 4-To preserve existing open space areas and expand greenspace
opportunities.
There arp no objectives of this goal that are relevant to the Willows
redevelopment proposal.
Goal 5 - Increase and improve the capacity, efficiency, and aesthedcs of the
hansportation and circulation system throughout the Village.
Objective 5.1 - Meet parking demands with public and private parking
facilities.
Goal 6 - 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
developmenl
2. Land Use Plan
The VWIP designates the Willow Circle neighborhood as Medium/High Density
Residential. The proposed plan is in conforrrance with this designation.
3, OpenSoacePlan
The VVMP designated areas to be protected as open space. The Willows redevelopment
is in complete conformance with this portion of the Vail Village Master Plan.
4. Parking and Circulation Pl,an
The Willows redevelopment proposal is in conformance with all aspects of this element
of the Vail Village Master Plan.
25
BuildinS HeifhtPhn
The building height plan dasiglates the Willow Circle neighbortood as appropriatc for
three and four story buildings. The proposed Willows building includes both thr€e md
four story elements and is in completc conformance with this plan.
26
7.O Kev Features
In summary, the following are key elements and features of the proposed Willows
redevelopment plan:
. The existing Willows building is in need of significant capital investment. The
two level exterior parking deck is in extremely poor condition and will require a
complete demolition and reconsfiuction. The main building structure was built
with pre-cast concrete "T" beams. This form of construction makes any type of
sipificant upgrade or renovation, including installation of fire sprinkler systems,
extremely difficult.
. The floor to ceiling clear height in the existing units is 7'6".
. The existing ownerc, through careful and thorough analysis conducted by their
condominium association, have determined that an attempt to upgrade the existing
building does not make economic sense.
. The proposed plan allows existing Willows owners to maintain ownership in the
property and maintain the exact usage pattern they are accustomed to.
The proposed plan maintains an active rental management program with a similar
number of beds. The existing Willows has twenty-seven l-bedroom units and
one studio unit. The proposed redevelopment plan proposes nine 2-bedroom
fractional fee units and includes opportunities to rentfive additional lock offunits
for a total of twenty-three actively rented beds.
The redevelopment proposal includes a commitment to provide deed restricted
affordable housing in an amount equivalent to lffiVo of the employee generation
demand of the building.
The proposed plan places all parking underneath the building. All parking will be
completely screened from public view in accordance with the zone district
standards.
. The proposed plan rneets the allowable height limit for the HDMF Zone District.
. The proposed plan incorporates public benefits that are appropriate to the level of
deviation requested from standard of the underlying HDMF Zone district.
The Willows owners, the principals of Triumph Development and the members of the
design team believe that this proposal is in keeping with the spirit and intent of the
Special Development District and maintains the character and integrity of the Mllow
Circle neighborhood.
27
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THE WILLOWS
74 Willow Road
Vail, CO
Project #:23270
November 07,2006
41.1 - cover sheet
A2.l - site plan
A2.1.0 - ht. calculation sheet
A2.l.l - existing vs. proposed no change
A2.2 - site sections
A2.3 - site sections
A2.4 - site sections
A2.5 - site sections
A3.0 - garage floor plan
Add sheet to index
revised porte cochere and drive design, show paving
Revised snow storage and site walls
Additional landscaping along west property line
lower ridge elevations so below 48'-0" limit
az,r ;,eJ/.,>;.
@'*,
zva2 /-2a2/tt
8...'
^*p
A3.0.1 - garage floor plan-sq.ft. no changes
A3.1 - first floor plan
43.1.1 - first floorplan-sq.ft.
A3.2 - second floor plan
43.2.1 - second floor plan-sq.ft. no changes
A3.3 - third floor plan no changes
A3.3.1 - third floor plan-sq.ft. no changes
A3.4 - fourth floor plan no changes
43.4.1 - fourth floor plan-sq.ft. no changes
porte cochere and ramp design, paving, traffic light
no changes
no changes
no change
lower ridge elevation
no change
no change
notes about storage being "common area"
lower ridge elevations
lower ridge elevations
lower ridge elevation
new sheet
A4.1 - roofplan
A5.1 - elevations
45.2 - elevations
A5.1.1 - enlarged elevation
.:/ - ., .a, .r .4,"" ;'i.r,. d d4a*c
.; )/ t-// F,fz. ffi;zao
LL/E6|zgSE 29.59 97894 98L94o PVLMAI.I 8 ASSOCIATES PAGE EL
TO:
FAX#:
DATE:
ROM:
Eisabcth Rced
419-?452
Nov. ?, 2(tr6
Rickfulman
PRO.IECT: IrYilloweArtortrrcPort
Nurrbcr dPrga Incbdl4 Covetr Shcntr !' {
ENCLOSED:
Mark Stclle rePort
COMMDNTS:
Here's a copy of the report tle arborist wrote' Notvcry delinitivc'
Thanks
Rick
a
rc Box 2338 ' Elrvtds, Colorado 81632 ' Phoncl 9F70'92Gfl155 ' Far: 9$92660G1
PVLI''|AN &PAGE A2ASS]CIATESo98184oLLlg612aEE 29259
@5 ,ilaiL Cotonto 8165E
October 23, 2005
lvtr. RickPYlman
Pylman & Associates
POB 2338
Edwards, CO 81632
Re: \trrillows Tree Invcmtory
DearMr. PYlman'
otrTuesday,octobcrl0,2006,ImetwjthyouandStewVirostecktodiscussteehealth
and prospcctivu p*.*"tio" activities for a pmposed redwelopmemt of the Willows'
This report will summuize oru discussions, pmviile a tree inventory, and provida
guidance for fiee proservation activities'
g*. For easc ofrefcrencg on tagged all
ttffi;i;;p;6; rpu"in"r tho dare, ree nunrber, tnuk diameter, md
Garage foundation (East wall)
I recommend kccPing the.
In order to mitigatc impacts to tho roots
#1ffi #ifiifrffiffi1]rht ;il Jrtgmp"ot to a large nat of cononwood
dripline radirx. Sce Attachment A'
Tree Preservation Guidelines .. - - 1,-,
Attachmcut B contains
"
rJ oi*u preserrration g'idelinas' Crcating a limit of
disturbance (IOD) at the dripline is only. a E-cltg,alizcd rule' The actual recommended
;d;F;"it# miaa-oioutsido or'the-*iplinc, and is bcst determined througb
exploratory Excavation tt.t p"i"-SZ)' YJ "'F"ry
observation ofthe large surfece root
,"i;ir;iFaii tit if,* a LO6 at the dripline of this tree mav not be sufficicnrt
i"jt*ia. dequatebee preservation' ' '
,
il;tfr"t o<te,nd along the east edge of this wdl
Tree spraying
Ireoommendthatall"savc'spces,aspens'andcottonwoodswithintheWillowsil;t ff ;ffi it"-taiittrv "iiaoemt Jo
the ncighboring Prop€rtv towards the cast
be spraved in summer zo6i. fti"f.Uowing insecUaraptnia spray sohedule applies:
-- -5;fi;
Needle scale and spidcr mite sprav in late June
Aspcos &
coitonwoods; Aphid and mitc sprayin late May
ffiFnnA\
D
#
LL/661268a 2at59 9749498144
Cc:Mr. Stevo Virosteck
Attachmorrt A, Willows TYcc Inventory
Attachment B, Tree PresErvation Guidelines
Aftacbmcrnt C, Willows Tree MaP
Futrue consfiuction will likely exaperbate the current population of insccts/arachnids'
Thereforen it is a good neffiip"ruv t" spray adjaccnt trees on neighboring properties'
Howwer, trce spraying "i-44
Wiffo""pUcd witt not bc necessary' since I havc been
;;;il td;il;;ilit p*Pertv for syveral ]'esrs' I alreadv have this propertv on a
regd;r inspection and nee epraying rcgime'
Conclusion
il#;;;ur revicw of this rcport, the next step in tha hee preservation process is to
mcct with thc orcavation/concreie oontractors to stake out thc prefcrre_d LoD. once the
prefenedLoDhasbecnstakcd,otploratoryexcavationoanproceed.Theresultantsize
and quantity of "ut
*oe
-;iiffi ;. dctermine whcth.'r a given trec should rcceive Ece
p*Jt'"tioit beatmcnt or is recommended for rerroval'
If you have any questions about this rcport, plcase give me a call'
SincerelY,
PVLMAN & ASSOCIATES PAGE A3
{4."ww
Mark Stelle, Registered Consulting Arbotist
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LLl6612gg6 29i53 3769434L44
Attachment B
Tree Preservation Guidelines
Project:Willows
By: Mark Stelle' Registered Consulting Arborist
October 23,2006
ROOT ZONE PROTECTION
protection of the critical *", """t it essential to insure long-tcrm health and suwival of
the trec. Soil compacti;;;;fii "' a-'"gtttg as root cutting and root romoval' To
protect the critical root ,;;; ftd;"avatioriand compaction' a feo"e should be Erecrcd
bcfore the onsct of any topsoil removal fiom th9 .site' ittu *itt provide a much nee'ded
physical barricr or""gb"[iiii" "r*tt*tion and landscape constnrction prooess' This
physical banicr protccts Jgainsi"a.r*r impacts such asotcavatiorL he,nching'
Irlfri"",' U"mi,, an. attffits to t"o'pot"tity store building matenials'
Fencing:
An improperly installed tree protection fcnce is as good as no fence at dL
Specifications "r"
oiolto*ri Tt "
f-"" shouldbe installcd ar the dripline of all save
#-, i--.^rr^,r r,;rh ..T'r ,.,nsts on 4' centets, The fcnce
should rcilnain, undishrrbcd throughout gcneml constrrction and initial landscape
constmction.
Fencing Altemative:
Should the fencc reqrrirc temPorary disassornbly for tcmporary ac:es:' a consulting
arboristshould be "*t "taio "ppro.,"
altemJtive tmk/rcot protection. Tho tunk
can them be protectcl-Jspecifi"iin tit" "Tnmk Protection" segmcnt of this report'
Mulching:
If not alroady mulched, ell save-trces should be mulched before initid site excavation'
Tlre mulch laycrut o"ril" z; i" 4'thick and cover tlre entire critical root zone (from
the tnrnk to Uc aripiinel. '1ft" *"toi"t can be wood chips, bark, or sfiaw' Benefits axc
as follows:e Reduce waporation of ground moisture'
r Reduce eroding effects of supplenrcntal water'
r Moderrate soil tanPerature.
r Mitigate soil comPaction.
o Recycle tace amounts of nutriecrts (only a bencfit of organic mulch)'
Construction Material Storage & Dumping:
Tho crirical *ot ,onu iii*-"'fnin ariifinb should be void of storcd materials' In
"dditi*,
storagp ("uci temporary) of any hroiloil containers, or other che'mical
oontarninants *th* t-0 i; if tn a;pf io" of any signifi cant save-trec should be
s6ictly prohibited. Oncaspilled liquiafu contaminate the rcot zonc' rerncdial leaching
p'ooouo*, becomo ortrcmcly exphsive and chemical uptake by the root system
often results in irrcvcrsible bec docline'
PYLMAN & ASSOCIATES PAGE E6
Pago Bl ofB4
LLlg6126aE 2A,,59 974949s PYLMAN &
Attachment B
Lg4o ASSOCIATESo PAGE g7
Tree Preseruation Guidelines
Proiecfi Willows
Bv: Mark Stelle, Registered Consulting Arborist
October 23,2OOo
TRUNK & BRANCH PROTECTION -
All hec tn'rks that are Jjr;i; runawayboulders or scraping from maohinery should be
encircred wior sfiaw bar;:d;;Jr#td be positioned vcrtioatly around the artirc
trunk perimctcr -d tigh;i; l;rii *itt, t'Mine. unii no circumstances should wire/sting
emsir€te the ** uirr",tit"rli# ;;.;;.*. 5m* iul"t will also protect env ocposed
root collarst.
Wherepossiblcallhanchcsadjacenttooonstantmaolrineryhaffioshouldbeidentificd
by the general .oot "",or7"*calating
contractorand pruned or tied out of hamls way by
an arborist. The tcc irr*t"ri io*flner se""ra trces on this project thatreed
professional pnrning to ,rrow rot uuncls access ena minimizi unwanted branch tcaring'
EXCAVATION
Whcnrernovingto,psoil,tothec'rtentpossiblenallexcavationadjacenttothelootzone
should be cut radiaty awJy-i"t mi ti""f. The operator's machine strould always be
facing the tnrnk whcrr tfrc ifrovA severs the root. ihis procedure minirnizes darnagc to the
residual mot s]'storn'
Exploratory Excavation:
This is a pro".a*, ioi aot"*lniog the actufl location' size' and volume of roots
beforc the "*o*".iipo"t* Jffit topsoil ailjace'rrt to thc anpline of a significant
savc-hoe. rrris pnocuo'uo must be monitored by a consulting atborist.
Root pruning:
Priortomachincgxcavationcuts,apre.o{cavationhand.dugtrerrchwillrerloal
critical ,rt "y.ot
'*fri"i
"* U" ."i.- tV hand to minimize damage to the residual
root system. Onsite monitoring and mot pruningby a,conntlting arborist is suggested
;; thil;;i;i A"t tir"" ; *it c,rt pmainJ"xporfo ig thl sun for an.extended pcriod,
the cut should be covEred with a porous proicctive banier such as landscape fabric'
burlap, orPlYwood.
Tree & StumP Removal:
Troes scheduled foi remo"A that located adjacent to the dripline ofsavc-trecs should
gglbetopplotlbyanoxcavator.Rarber,rerrroval-trceslocatedadjacenttossvc-trees
should be teueo uy an'cxpelirn"ca arborist, and the stumps should be sawn flush to
thc ground or freatJwiti a stump Efind€(, t""oiog *t" stump's root wad2 and
adjacent savc-fiee roots undisilrbcd'
rRoot collar (rcot flarc ot root crown) - A poiat el hce bacc where ttc roob and tnr6k mergc'
' ioo, tJ -ile mrss of soil and lawc stuctural rcots imncdi$ely below the mrnk'
Pagc 82 ofB4
LLlg'l2AA6 26259 97494
Attachment B
Tree Preservation Guidelines
Project:Willons
Bv: Mark stell+ idgille13d Consultins Arborist
Excess Soil Storage:
Excesssoilghouldnqtbestorcd(w€mterrloralilv)yithinthcdriplineofanysavc.il. Th" ;;c offects of this sxcess soil are as follonts:
r compaction irJee;r;bly ltiges tr,e crirical root zone by inhibiting cridoal gas
oth"ngt and watcr Percolation'. compaction on*-tiit, ienefici"t soil miorobes that are associated with mot
health. d-- i-.
.Theclcanupproccssofremovingexcesssoilbymachinesoftenintoducesfirrtlrer
physical damage to surfaco roots'
Iftemporaryplacemc'ntoffillsoilwithinthedriplincofateebecomcsabsolutely
uo"uoiOuUtlitterc aie two prudent protective measures'
.-- Sooir"t" the ttrnk with vcrtically placc straw balcs'
r covsrr *ur" *uJir,rio" thr d.iifi" *ith tandscape fabric prior to sdding fiu din'
Aeration SYstem:^-'I?;"#;;;ril adding extra soil wer tho roor zone becomes an unavoidable option'
an adequate ""rat
oriliJii";ffi ;t"t be tlesignedand +tdlP.TF the guidance
of a cotsultlng otti*t. On"e an aeration systeir and tnrnk P,roiection has been
installe4 tfre orcavatoi*oV totn-*"e witir the addition of fill dirt'
SoilRetention:
Arrytimeaproposedo(cavationcutandthcassociatedover.cutwouldviolate|he
Glinq rtcit stro*a! suctr as soil nailing should be considered.
Water Stress Mitigatlon:
Atreconaconsmrctionsitccanbecomewatcr-strcssedfromeweralinfluonces.o Ptrysical mot damrage or destnrction' -- -^2i ^-, Ir Increased oporoi-r.* the drying effects of sun upon soil aod foliage.
, . Reduced *rid;d;i*.*a *it r, due to the wicking cffccts of an exposed
hillside excavation cut
rSoilcorrrpactioncanadverselyaffecttheavailabilityofrainwater.
Supplemental Watedng:
supplcnrentat waJig of all oiti"f savc-trees during this constuction prcject
should be schedulcd. hior to initial cxcavation, a supplemmtal watq sorxce should
bc sccurcd. If hydraniwater is not immcdiately available on the site prior to
constttction, a water kuck should be schedulcd'
9S104o PVLMA..I & ASSSCIATES PAGE A8
Pagc 83 ofB4
L!lg6/2A66 29259 9709498164 PYLMAN &
Attachment B
ASSOCIATESo PAGE 69
Tree Preseruatlon Guidelines
ProjecL Willows
^ -L --:
Bv: Mark Stelle, ndgistereO Consulting ArboristY'' '----.- october 23'2ooo
*"Hff ::ilK*il*ffi :g**r,'""H"|ff :il:T}"ffi "'#"?Tf,ltTsize, slope, exposure' and weather pattefi-ts o.r
monitored by ,n" ".r#ii, "il"ii "l
irr" titn" orinitial excavation.
SUBCONTRACTOR BIDDING SPECTFICATIONS
Th e rolcs of a consulting ;;;"'* ;;T-3-nlt*tJ it"p"ot't save-tsce candidates'
provide guidarrce, 4 t9 t"ttit"r (dependanip.o-n lftt pto'itit budget)' constnrction
impacts. The crcatlon "i;;ffi;;'t"; guiatut'"t is an inrportant ste? in a free
uresenationpro*.. *i[#* tt" oiipr; *ryhirca to savl tre€s ar€ the conffactors
t*it"ut""itd" who are onsite every day'
Inadditiontodeootingonallfirtrrresiteplhnsthephysicalg.l,i:Il|.letrEeprotection
fence, the bidding ptorp** r"iall suboonnactot't, pttti"tt"tty orcavators' should
clearly reference the -"iiliilirr; *" ;*toti*;;J. Thit is aLsolutely esscntial since
thc positioning of the f*""it*tt tiJ"'" ot-*r'iotty allowable' the apcess for
bapifitline, soafrldinss;' *i g**"r *o*ing "pao"
b"*TjTt"T:* andthc'
tree dripline. SoU"ontr.ptolio,*i*ALr,""O ttrat tire tee protection fenco must rcman
unattercd througho"t u! J"*tt""t"" and landscape construction proccis'
PagcB4 ofB4
From:
To:
Date:
Subject:
Rick Pytman <rick@pylman.com>
Elisabeth Reed <EReed@vailgov.com>
10/10/2006 6:04:33 PM
Re: Revised Willows neighboring properties
Thanks Elisabeth. Will you see if you can find a copy of the lock-
off rental incentives that were built into the Arrabelle docs so we
can match those. I want to make sure we have that issue covered.
Thanks,
Rick
On Oct 10, 2006, at 4:31 PM, Elisabeth Reed wrote:
> Hello Steve, Rick, and Mike:
> | have attached a revised compendium of the development statistics for
> properties sunounding the Willows Condos, this time including the
> existing Willows property.
> As for the schedule, here's a summary of what we've talked about in
> the
> last few days:
> 1. Friday, Oct. 13th - all final drawings, EHU proposal, etc.
> submitted to Town, as proposed by developer;
> 2. Thursday, Oct. 1gth - latest day I could comfortably receive and
> process all referenced items;
> 3. Monday, Oct. 23rd - latest day to submit application and
> appropriate items for conceptual DRB review on Wednesday, Nov. 1st;
> 4. Monday, Nov. 6th - day that Staff memorandum can be expected to be
> completed for review by you and others;
> 5. Wednesday, Nov. 8th - latest day that Staff memorandum must be
> completed for Planning Commission hearing;
> 6. Monday, Nov. 13lh - final PEC hearing.
> Let me know if I have missed, under or overestimated anything, etc.
> Otherwise, full speed ahead. Thanks for your continued patience,
> time,
> and efforts!
> Best,
> Elisabeth
> Elisabeth E. Reed
> Planner ll, Town of Vail
> 75 S. Frontage Road
> Vail, CO 81657
> 970.479.2454 olc
> 970.479.2452tax
> <The Willows Redevelopment Comparison Properties.doc>
September 28,2006
Mr. Rick Pylman
Pylman & Associates
PO Box 2338
Edwards, CO 81632
rick@ovlman.com
Mr. Steve Virostek
Triumph Development, LLC
8120 Woodmont Avenue. Suite 800
Bethesda, MD 20814
steve@trium phdev.com
Re: The Willows RedevelopmenUT4 Willow Road, Lot 8, Block 6, Vail Village 1d Filing
Special Development District #40 (PEC06-0061 )
Conditional Use Permit (PEC06-0062)
Thank you for attending Monday's work session with the Planning and Environmental Commission to make
the initial presentation of the Willows redevelopment proposal. I have summarized the Commission's
comments below for our review as progress continues.
Comments regarding deviations and public benefits:
V l. n Commission asked that more thought be paid to the provision of public benefils to offset the
requested deviations. Options for additional public benefits include the provision of additional
Employee Housing Units, placement of public art within the Village, and other like items.
/ 2. Several of the Commission members suggested that more Employee Housing Units be provided,
but in another location. This would include the Unit proposed within the building itself. However,
other members disagreed with that suggestion, stating that the vitality of the Village was better
preserved through onsite Employee Housing Units.
. The Commission strongly urged further consideration of the setback deviations being requested.
Egress issues become more of a problem with less of a setback as do safety separation, snow
storage, review and constructability of future development proposals, and other issues. One
member felt that such encroachments of the building would be better allowed below grade only.
Others felt that some height deviations may be considered if the setbacks were to be improved
simultaneously.
Comments regarding architecture/site design:
4. The Commission requested renderings of all facades to be provided for study by the next
meeting.
,t/
,
/r/\
One member of the Commission encouraged the natural transition of grades across property
lines in order to make property lines as indecipherable as possible.
Better integration of the exit staircases into the building's design was mentioned by several
members.
Some concern was expressed regarding the possible eventual widening of Vail Road. I have
spoken with the Public Works Department about this issue. There should be an understanding by
the applicant, Staff, and the Commission that no assurance of continued existence can be
provided regarding any/all improvements (landscaping, etc.) proposed beyond the property line.
Additionally, building areas located near to the right-of-way may eventually be compromised
should the road ever reach its full capacity.
There was strong support of maintaining some architectural continuity with the rest of the
neighborhood.
One member asked that all trees to be removed be tagged prior to the next meeting.
Comments regarding the general proposal:
10. The Commission was quite interested that incentives continue to be proposed to rent the seven
(7) additional lock offs and that the number of hot beds be maintained, if not increased, within the
core of the Village.
11. One member of the Commission commented that the proposed provision of a front desk should
be portrayed as more of a benefit than was currently being portrayed.
'12. Many of the Commission members requested that Staff analyze the build-out potential of all the
sunounding properties on Willow Circle to better decipher the effect which currenUproposed
deviations may have on the neighborhood. I will let you know what information I find in this
regard.
Finally, please note that Staff is awaiting the following items as part of thefinal submittal:
13. Please provide a massing model, either digitally or otherwise, prior to final review by the
Commission.
14. Please provide elevation drawings which reflect the approximate height and massing of
surrounding buildings.
Please don't hesitate to contact me with any questions or concerns you may have. ln order for me to review
the.next set of plans in a thorough manner so that another work session or final review may occur on October
23', please have all revised items submitted for review by Friday, October 6, 2006. lf this deadline is not
feasible, let's work towards an October 27th submittal deadline for the November 13th meeting. I look fonrvard
to continuing work with you. Thank you for your continued patience in what is not always simple design
review process.
Best regards,
Elisabeth Reed
970.479.2454
8.
9.
<steve@trium phdev.com>
"Elisabeth Reed" <ereed@vailgov.com>, "Rick Pylman" <rick@pylman.com>, "Michael
Foster" <mfoster@ResortDesign.com>
From:
To:
Date:
Subject:
0912612006 6:17:'ll AM
Re: Willows recao
Elisabeth
Thanks for the your help yesterday. Our team met for a couple of hours after the meeting and we are
working to see if we can find a way to increase the east, west and south setback. I am assuming any little
bit will helo.
We are also working on the public benefit presetation for our next meeting.
I plan on attending the EHU worksession on the 1Oth and hope to have some idea's prepared for then.
I am flying back to Maryland this morning and will check in with you later.
Thanks,
Steve
---Original Message----
From: "Elisabeth Reed" <EReed@vailgov.com>
Date: Mon, 25 Sep 2006 16:56:07
To:<rick@pylman.com>, <mfoster@resortdesign.com>, <steve@triumphdev.com>
Subject: Willows recap
Hello Gentlemen:
Thanks for the time and energy you took today to prepare the property,
present to the Commission, etc. Please plan to hear from me in the next
couple days with a more formal summary of the meeting and the next steps
to be taken, though I am certain you know what they are already. I hope
to speak with the Public Works Department on Wednesday to flesh out some
of the right-of-way and similar issues. Until then, thanks for your
patience.
Best Regards,
Elisabeth
Elisabeth Reed presented the project according to the memorandum.
Rick Pylman, the applicant's representative presented the project further. He
outlined the background of the existing Willow Condominium building. He
commented that no substantial changes or remodels/upgrades had occurred within
the building since its construction. Rick outlined that the proposal was to keep the
existing height regulation in mind with the new development. The applicant viewed
the SDD process as most relevant to the preferred type of development. The
applicant felt that the Master Plan goals were much better served through the SDD
process than through the variance process.
Steve Virostek, the applicant with Triumph Development, presented the project
further. He outlined his background with Vail. He explained that the existing owners
were very passionate about Vail. 3 million dollars worth of renovation would be
required for the building to be livable. That would still provide 36 year old units with
low ceiling heights. He explained that four of the unit owners will be selling their
units after the construction process. His goal was to preserve the oasis of Willow
Park, solve the needs of the owners to stay on VailAffillow road, and keep the height
of the buihing lower than it exists today. He commented that his goal was to finish
construction by the time the Chalets were complete.
Bill Jewitt asked what incentives would be olanned to rent the 7 lock offs. Steve
commented htat condo dues would be reduced if the lock offs were rented. Bill
Jewitt asked about the pedestrian walkway and paver treatments. Rick responded
that Tom asked for the same streetscape application that was applied/constructed in
the Village. So, the applicant is proposing to reduce the asphalt and add 8 feet of
cobblestone. No heat was being proposed, but no reasoning was behind that lack of
heat. Bill thought that it would be reasonable to consider some heat in that area. He
asked for plans of the streetscape. Bill also asked about public benefits. He thought
that for so much extra GRFA, public benefits were lacking. He asked that the onsite
EHU be moved off site. He felt that the 600 square feet, if turned into something
salable, could be better sold onsite as a regular unit. He commented that 1.2 million
could be saved by putting the unit off site. He proposed that 25 employee beds be
bought elsewhere in the Town. At $50K bed, 25 beds is 1.25 million. He thought
that this would be a good opportunity to deed restrict some larger units within the
Town and for the applicant to be a leader within the affordable housing charge.
Steve asked if this was a pay-in-lieu program. Bill commented that it was a pay
down program. Steve commented that if he could plant a "flag" in Vail, he would. lf
there was an innovative way to contribute to this problem, he was willing to study it
and see what could be done. Bill commented that his last wish was for more colored
drawings to be provided for study by the Commission. He wished to better be able to
articulate the facades.
Mike Foster presented the changes that were being considered in response to the
view corridors that need attention from neighboring 44 Willow Road. He stated that
work on the floor plans had been continuing for a year. He commented that the
number of proposed parking spaces may be lessened as plans continued to evolve.
The fourth floor is the floor that would continue to experience some change as
consideration was paid to the neighboring units. He promised all elevations to be
rendered by the final hearing.
o
Steve detailed the conversations with neighboring owners. Many concerns needed
to be considered between the property owners, the Town, and the residents. The
doughnut shape that would result from complying with existing setbacks would not
necessarily be the best solution. A forty foot opening would respond to the closest
corner of the RRS building. Seventy five feet (75') would exisl between the property
line and the side of the proposed building by the courtyard. He commented that RRS
had expressed some concerns about the constructability of the parking garage. He
commented that the existing garage wall was closer than the proposed and NO
TIEBACKS WOULD BE NEEDED. The third floor of one of the units at 44 Willow
Road would likely be affected. lt was found that the proposal would, indeed, have a
dramatic effect on the view for the unit. The fourth floor would likely change, he
commented, and a flatter roof would be applied in that area. The applicant
commented that he had touched base with all the neighbors and those conversations
were continuing.
John Alfond, a year round Vail resident, stated that his family bought the unit
mentioned at 44 Willow Road. He stated that he was currently dealing, as a
contractor, with a neighbor with concerns about views. He commented that the
developer had been quite receptive to the needs of himself and his parents regarding
view protection. He realized that views could also be affected by the Chalet project
as well.
Art Ablanalp, the representative of the Riva Ridge South Condo Association,
commented that the Association felt that this was a positive redevelopment proposal.
The main concern regarded the proximity of the proposed building, particularly at the
southwest corner. He wanted assurance from an engineer that lateral support would
not be needed in that comer. He also expressed some concern about the trees
along that property line. The demolition of the property was also a concern for the
RRS owners and the mitigation thereof. Views were also a concern, though the
property owners were impressed with the developers efforts in this area. The
owners would like to make sure that proximity of the proposed building would not be
an issue if the RRS building were ever to be redeveloped as well.
Jim Lamont, Vail Village Homeowners Association, commented that he had met
several times with the applicant and at least once with RRS constituents. He asked
that surroudnign properties be analyzed in terms of existing GRFA, nonconformities,
etc. He felt that the major issue of this proposal was setbacks. Maintainable space
between buildings must continue. lf both properties redeveloped, what would be fair
for both sides? Access and setbacks may eventually be an issue. His main concern
was to see what the neighborhood would be like if all developments asked for the
same setback deviations. He commented that the developer was quite
conscientious, however. He expressed some concern about Vail Road and possible
future expansion there. Snow management must be addressed by the
Commissionffown sooner rather than later. Might snow drop on others' properties?
He suggested that anything around the entryway should be heated. He felt that the
park across the street was an ideal place for public art. Regarding affordable
housing, he asked if the current proposal would fall under the future EHU
requirement, to be adopted soon. He suggested that the EHU be included on site as
it was nice to have neighbors as a resident within the Town. A town without
residents would not be a nice place to be.
o
Russ commented that Employee housing was being discussed now by the Town. In
the past, developers were held to the requirements that were in place at time of
submittal. The hopeful result would be some guidance for the Boards to base
generation rates upon.
Bill Jewitt commented that Staff might consider using the PEC's recommendation to
Council at the right time. Russ agreed that Council was still very interested.
Jim Lamont commented that not placing employee housing units directly in the
Village was nol an option. The standard must be that housing is placed in the
Village. He felt that the Council would, indeed, take an aggressive stance regarding
housing.
Since no other public comment was offered, the Commission proceeded to
comment.
Bill Pierce commented that when a view is across someone else's property, there is
a problem. However, when that view lies across a setback line, it may be different.
Steve commented that the view is equally impaired even if the setback is honored.
Are the zoning standards reasonable regarding GRFA/FAR and density?? He also
commented that conformance with adjacent grades was important to ensure that
property lines "disappear''. He also asked what the impacts would be if Riva Ridge
was developed to the same setback standards being asked today. He commented
that energy use for heating the streeUwalk here would be a waste since it was a
limited use area. He asked if the redevelopment traffic exited here or not. Jim
Lamont commented that traffic mainly exited on Vail Road. Perhaps truck traffic
should be considered when thinking of the width of the right-of-way. Bill mentioned
concern about the stainarays and their exit patterns. He asked for a more creative
use of EHU dollars, i.e. larger bang for buck in different location. Also, what if Vail
Road widens? What are the impacts on the new development then?
Anne Gunion commented that many things had been stated. Her main concern was
regarding setbacks. There could be many different conflicts there. The "old tree"
problem is the way she related to this issue. There was a reason for setbacks and
this seemed to push a little far. lf egress issues became more of a problem with
redevelopment, there were some big issues regarding windows, doors, separation,
etc. Burden should not be placed on the neighbor. That sort of encroachment may
be better allowed below grade only. Exactly what uses would be placed within the
20' line???? Also, how are view affected by observing the setbacks? lf Vail Road
expanded, would there be enough space between the building and the rightof-way?
The drive to the garage is along the property line as well. How will the swale work?
Draft an easement for that, perhaps? The articulation looks good. However, the
flying staircases don't work as well. Integrate the staircases better. She felt that
employee housing should be a mix of everything to suite tastes and needs.
Chas Bernhart agreed with his fellow Commissioners. Chas commented that this
was his favorite neighborhood. He also expressed interest in the surrounding
neighbors and their development standards. Put as much underground as possible
without hurting the neighboring structures. He requested keeping things in keeping
with the neighborhood, rather than strictly complying with the code. He was going to
be concerned with public benefit the most. The development looks nice and may fit
in with the neighborhood, though he would like to see the analysis.
Dick Cleveland commented that the setbacks must be complied with more
thoroughly. Fire maintenance, proximity to Vail Road, snow plow issues, views
(which setbacks were put in place to maintain), were all issues that were worsened
by setback deviations. He felt that impacts to other neighbors were not an issue for
the Commission. This should be solidified before design review. He would not be
supportive of heat in the road or the sidewalk. He too, felt that the public benefits
were insufficient. As for increasing hot beds, he wasn't sure that was going to
happen with this proposal. He commended the attempt to allow current owners to
stay.
Rollie Kjesbo was most concerned with setbacks, density, and site coverage. More
public benefits might be required to make these aspects salable. When bulk and
mass is doubled, views will be affected. A front desk should be touted as a benefit
more than it is now. As for employee housing, he felt that was something the
Housing Authority should deal with. As for height, he wasn't married to the 48'
requirement.
Doug Cahill commented that the deviations must be directly tied to public benefits.
The underlying setbacks are an issue. He stated that the goals of the master plan
must be better tied to the setback deviation requests. What is too close in terms of
code (fire, access, etc.)? He also requested info on the neighborhoods to make sure
that this was in compliance. He wanted to know what employee generation would be
if this was a new development. He asked that the trees be marked if they were to be
removed. The fractional fee units would need to be explained in terms of the
ownership and hot bed strategies, etc. What would the program be and how would
the Town be assured that the warm beds were not being depleted. He was
interested in as much Employee housing as possible.
Russ asked that it be known that the policy was being revised as we speak.
Anne commented that some setback encroachment might be okay, but should be
very well thought out, particularly in relation to surrounding properties. He
commented that the setback encroachments were already thought out in regard to
neighbors. He asked if the Commission wanted what was best for the neighbors or
what was best for the code. Dick Cleveland recognized that the project was
advancing. What was presented today was not in the direction of better setbacks, he
said.
Bill commented that more height might be added to the north side of the building if
setbacks were improved. Rollie Kjesbo commented that he worried about the
precedent set for future developments.
Doug Cahill asked that the model reflect the proposed building plus the surrounding
neighbors building corners. He finished by commenting that the grading between
property lines would be an issue.
o+
I0t4N0r yAILt
Applicatlon for Review bY the
General Informatlonr
All protscts l€gulrlng Plannlng and Envhonmontal Cornmlsahn revldttt nnst recoh/o approval prlor to Eubmnhg a
buildtn! pormlt appttoatton. Fbaee rsftf to the submlttal flsquiremenls (br lh€ pafilcuhr appmval thal lc mquosbd.
nn agiifiatfon Oi ittanntng and Envlionmontat Commlsaton rddew cannot b€ soc€ptsd until all roquhod informatlon
is reiiivea by tho Comm|;nny Devclopm€nt Oapartment. Th6 proiac,t may abo n6d to bo re\rlottt€d by the Town
Planning and Environmental Commission
Mlnor Ei(tedof Afioratlon
lihlor Exiedor AltFrafl on
Dovelopmenl Plan
. Arngndmfft b I Dov€loPmont Pl6n
Zonlng Codo Amendmenl
Va.lance
Sion Varlanco
Doprrtmont of Cofiimunlty D€\rsbpmont
75 So;th Fmnlage Roed, veil, Colo€do E1857
ral: 970.470.2130 lax: 91o.4792452
wob: www.vallgov'oom
Counoll and/or thg D6dgn Ft€view Board.
Type of Appllcallon and Feel
R.-oning $1300
Major subdlvlgion S,|600
Mlnor Subdlvtelon $850B€mpuonPht S650
Mlnor Amsndmonl to an SDD $1000
Novu spadal Doralopmant Obtrld $6000
Malor Amendmant to an SCto $6000
MajorAmendmenttoanSDD $1250
(no oxtot1p,r tr'E,dlfrc€,lione )
DeeCrlptlon Ofthe RequOCt' Pleasrl see actached naFrFclve descr{pit6rl
Locatlon of tho Propo.al: Lot: 8 - Block: 6 SuMlvlelon: Val.l,-Vr r,,1 qgc J '''
Phyahat Addrec3 74 l{lllow
Parcel No": 210i08219001 . , (ContaatEagleCo.Asoeseorqt9T0-328"8B40forparcol no.)
$650
$400
$660
$800
$1S00
s250
$1300
$500
$2C0
TJ
(t|
o
orooo
,LT
Zonlng: qpMT , , , _ .,
Name(r) of6wnerlcl:The Wll1ows Condourlnlum Assoelatlon Inc.
MalllngAddnerel ., .73 Wlllou Roa4 vat1. c0 R1657 . -
Phono:
Ownor(e) Slgneture(s):see attached letter
Name of Applloantr Trlumph Devel nt, LLC
Malllng Addrcerl 8120 Woodmont Avenue Sulte 800
Bethes ,tm 20814 p6snq. 301-657-!$&9
E.mall Addrees: sreveGErl"umphdev-com Fax 301-6s7-5948
_-.]--------_._
Condltional use P€mlt-
loo
i cn"*nn., 199/-
Page I of7"0rV0l/04 (4loq- 038 ?ol
i**{'tlt*flt**f********f*l*******t*******lftit***d'l***l'***********+*****ttt**'t't**'}i'+**++**t***
TOWNOFVAIL, COI,,oRADO Statement
Staternent Nr:mber: R060001321 AmounE: S550.00 08/28/200603:58 PM
Payment Method: Check
ASSOCIATES
Init: iIS
Notation: 1441/PLYr,/Blil &
Permit, No:
Parcel No:
Site Addrees:
Lrocation:
This Pa)ment:
P8C050062 TlDe: PEC - Conditional Use
ztot- o82 -1900 - 2
74 WIIJLOI{ RD VAIL
THE WIIJIJOWS CONDOS
s6s0.00
Degcriotion
PEC APPIJICATION FEES
ACCOI.JNT ITEM LIST:
AccounE Code
PV 00100003112500
Total Fees:
Tota1 AIJL PmtS :
Balatrce l
9650.00
95s0.00
$0.00
Current Pmts
650.00
rft Application for Review bY the
Planning and Environmental Commission
Departmont of Cornmunlty Dewktpment
75 $outh Fnontage Road, Vail, Cohrado 81657
tsl: 970.479.2139 hx: 070.479.2452
nob: www.vallgov.com
G'eneral lnformatlon:
All projecb rcquirhg Plannlng and Envlronmonial Oommbalon rovierv mlst recolv€ approral prior to gubmlttlng a
OutUh! pcrmtt appllcatlon. pUase rsg lo thg rubmlttal r€qulremont|s for the partlcuhr appiot al that i8 requosbd'
nn apdiiiatton toi ittanntng and Envlronmontal Commlselon reylew c€nnot b€ aco€pted until all requlred information
ia reiiiwO by the Communlty D€vstopmant Department. Th6 pmjcct may aho neod to bo re\,lewed by tho Town
Councll and/or lhe Deoign R€\rlow Board.
Type of Appllcallon and Fee:
. Rezoning. lnlalor Subdlvblon. Mlnor Subdlvblon. Ercmption Plal. Mlnor Amendmont to an SDO. htanrepdalDanlogmnDhtlid. Major Arnerdment lo 6n SDD. lnajor Amendm€nt to sn SDD
(no axte fio r modif bation I )
$1300
$1500
s050
$E5o
$1000$m
$8000
$1250
Mlnof Exlerior Aiteratton
Malor Exterior Alteratlon
Dov€lopmont Plan
AmsrdrEnt to a Devglopment Plan
Zonlng Cod6 Amendmanl
Varhmg
SYon Varianc.o
$650
$8oo
$1500
$250
$ 1300
$500
$200
d
G\ooC
a
Doscflptlon Ofthe ReqUeSl. Pleasrr see attached na.rratlve descrlFtJnn
Locatlon ot tho Prop$al:Lot:-g-8bck:-9-Sr.rbAMebn: Vall-V'l1 l"g" I"r
Phyrlcal Addreec:74 Wl1low Road
Malling AddresE:
Parcel No"; .Zf Of OSZ1gO_O( , -, (ContactEagloCo.Asa€€soratS70€28-S640forparctl no.)
Zonlnd: IIDMI'q!.',-.....-
Name(s) of Owner(all The Wlllows Condonlnlum Assoclatlonr. Iqc'
Owner(s) Slgnature(e):see atEached Ie t ter
Namo of Appllcantl Tr iumph Devel r, LLC
Malllng Addrcor:8120 Woodmont Avenue Sulte 800
Bethesda,MD 20814 Phone: :4:!lZ:!!-14
E-m.ll Addre$:steve@trlumDhdev. com Fax 301-657-5948
7/r Wl I1ar.r Ra-ad Vq{1- alft 81457
Phone:
)o
Page I of7.0tV01/04 RtR.Jot-. 63
rf*t*++********++++i******';,r+++++****************tf+fr***r*r****|l'r'i'r!*r*i**.r*i.:t++++t+***+***+
TOWN OF VAIL, COLORADO Statement
* *'i't'f *****t***'t****** *t***t*lrt********** * *********t* * * * +t**+* ******+,t** l.***'f ********i*******
Statement Number: R050001320 Amount: $5,000.00 08/28/2OO5O3:56 PM
Pa)ment Method: Check Init: iIS
Notatsion: 1922ITRTUMPH
DEVEI,OPMENT, I.,IJC
Permit No: P8C050051 TYpe: PEC - New SDD
Parcel No: 2101-082-1900-2
Site Address: 74 WILLOW RD VAIIr
Location: THE WILLOWS CONDOS
Total Fees: $5, 000.00
Thie Payment.: $6,000.00 Total AlIr Pmts: $6,000.00Balance: S0.00
ACCOI,JNT ITEM LIST:
Accormt Code DescriDtion
PV OO1OOOO31125OO PEC APPI,ICATION FEES
Current Pmta
5,000.00
)o
September 15,2006
A.
THE WILLOWS
74 Willow Road
Vail. CO
L Garage Floor:
2. First Floor:
3. . Second Floor:
4. Third Floor:
5. Fourth Floor:
c.Allowable Deductions:
14,073 sq. ft.
12,607 sq. ft.
11,734 sq. ft.
11,734 sq. ft.
5,993 sq. ft.
Total GRFA:56,141 sq. ft.
walls and the exterior face of 5/8th inch sheathing on exterior walls)
NlowableGRFA:
Lot size: 21,144 sq. ft.
Existing building GRFA: 18,fi)7 sq. ft.
High Density Multiple-Family district allows 76 sq. ft. GMA/100 sq. ft.
buildable site area
With 20 ft. setback 8,665 sq. ft.
With 5 ft.3 in. setback 13,908 sq. ft.
Achnl GRFA for condominium:B.
Garage First Second Third Fourth
Parking 14.073 sq. ft.
Employee
Unit 555-sq. ft
Exterior
Decks/Patios 1,755 sq. ft.748 sq. ft.748 sq. ft.397 sq. ft.
Exterior
Stairs 250 sq. ft.292sq.ft.292sq.ft..102 sq. ft.
Common
Areas/Lobbv 2,459 sq. ft.1,334 sq. ft.1,334 sq. ft.805 sq. ft.
Total 14,073 sq. ft.5,019 sq. ft.2,374 sq. ft.2.374 sq.ft.1,304 sq. ft.
Total GRFA I)eductions:-25,144 sq. ft.
D.Revised GRFA:
Actual GRFA
- Deductions
56,141 sq. ft.
-25.144 so. ft.
= Revised GRFA:30,997 sq. ft.
Gross Square Footage: (Measured to the center of corridor walls and the
outside face of structure of exterior walls)
First Floor:
Second Floor:
Unit#101 (F.F. #l): 1,283 sq. ft.
unit #102 (F.F. #2): 1,275 sq. ft.
Unit#103 (F.F. #3): 1,316 sq. ft.
Unit #104 (W.O. #5): 1,386 sq. ft.
Unit #105 (Employee): 542 sq. ft.
Unit #106 (w.o. *t6): 2,211 sq. ft.
First Floor Total: 8,013 sq. ft.
unit #201 (F.F, #4): 1,307 sq. ft.
Uilt#202 (F.F. #5): 1,230 sq. ft.
Unit #203 (W.O. #1): 1,812 sq. ft.
Uilt#2M (W.O. #3): 2,649 sq.ft.
Unit #205 (W.O. #7): 2,211 sq. ft.
Second Floor Total: 9,209 sq. ft.
Unit#301 (F.F, *f6): 1,307 sq. ft.
Unit#302 (F.F. #7): 1,230 sq. ft.
unit #303 (w.o. #2): 1,812 sq, ft.
unit #304 (w.o. #4): 2,&9 sq.ft.
unit #305 (w.o. #8): 2,211 sq. ft.
Third Floor Total: 9,209 sq. ft.
unit #401 (F.F. #8): 1,307 sq. ft.
Unit#402 (F.F. #9): 1,230 sq. ft.
Unit#403 (W.O. #9): 2,080 sq. ft.
Fourth Floor Total: 4,617
Third Floor:
Fourth Floor:
Gross Total:31,048 sq. ft.
Net Square Footage: (Measured to the inside face of unit envelope wal\
First Floor: ^ (F'
Unit#101 (F.F. #1): I,198 sq, ft. t4.Dv
unit#102 (F.F. #2): 1,194 sq. ft. P l'
unit#103 (F.F. #3): 1,232sq,ft,
Unit#l(X (W.O, #5): l,JJ-{sq. ft. ,A00
Unit#105 (Enp)pvd.a89q,ft. " 12Unit#106(w.o.#6):ff8sq.ft.',, 0
First Floor Total: 7,493 sq. ft. l/"
Second Floor:
unit #201 (F.F. #4): 1,221 sq.ft.
Unit{202 (F.F. #5): 1,153 sq. ft.
Unit #203 (W.O. #l): 1,71I sq. ft.
U^tt#204 (W.O. #3):2,513 sq. ft.
unit #205 (w.o. #7): 2,068 sq. ft.
Second Floor Total: 8,666 sq. ft.
Third Floor:
Unit#301 (F.F. #6): 1,221sq.ft..
Unit#302 (F.F. #7): I,153 sq. ft.
unit#303 (w,o. #2): l,7ll sq. ft.
Unit#304 (W.O. +f4):2,513 sq. ft.
Unit#305 (W.O. #8): 2,068 sq. ft.
Third Floor Total: 8,666 sq, ft.
Fourth Floor:
unit #401 (F.F. #8): 1,221 sq. ft.
Unit #402 (F.F. #9): I,153 sq. ft.
Unit #403 (W.O. #9): 1,943 sq. ft.
Fourth Floor Total: 4.317
Net Total: 29,142q.ft.
.rruil
74 Willow Road
Vail, CO
Projeot#:23270
September 19,?106
Site Coverage:
Total Site:
Existing Building:
Proposed Building above grade:
Proposed Building underground:
B.Parking:
21,144 sq. fr.
12,209 sq.ft.or $%-*'t
11,890 sq. ftraf 56% ,)A,AB sq./[t. or 67% -z'V----,'
l.
2.
3.
4.
1.
2.
3.
4.
Total Parking Spaces: 30
Total F.F. Units: 9
Total W.O. Units: 9
Total Employee Units: I
c.Landscape:
l.
2.
3.
Existing Driveway:
Proposed Driveway:
2,403 sq. ft.
1,871 sq. ft.
1007o of the remaining site is to be landscaped.
74 Willow Road
Vail, CO
Project#:23270
September 20, 2fi)6
GRFA:
Amount of GRFA encroaching upon the 20 ft. setback:
Garage Floor: 2,906 sq. ft.
First Floor: 1,857 sq. ft.
Second Ftoor: 2,165 sq. ft.
ThirdFloor: 2,165 sq. ft.
Fourth Floor: 6(12 sq. ft.
Total of First through Fourth:6,789 sq. ft.
o
Willows emplovee housins/public benefit
1) Town of Vail existine policy
The Town of Vail has required the owners of new and redeveloped projects to
provide employee housing for the incrsmental increase in the number of employees
generated by a project. The Town has never formally codified this requirernent but
has traditionally applied a housing generation formula developed by the firm of RRC
Associates. Inc.
For development projects that comply with underlying zoning the policy has been to
provide housing for 15%o of the incremental increase in anployees. For development
projects that exceed underlying zoningstandards the policy has been to provide
housing for 30%o of the incremental increase in employees.
The RRC employee generation formula lists a 0.4 employee demand per residential
dwelling unit.
The existing Willows project includes 28 condominium units. This equates to an
existing ernployee generation of ll.2 employees. (28 x 0.4 - 11 .2) ,v'". \r-u /\ \...-
\rI
The proposed Willows redevelopment includes l8 condominium units. This equates
to an anployee generation of 7.2 ernployees. (18 x 0.4: 7.2) -t.,"\t"
The Willows proposal would result in an overall reduction of 4 employees. Housing
mitigation is required for the incremental increase in employee generation. In this
case there is no incremental increase and therefore no mitigation requirement.
2) Actual conditions
The Willows Condominium Association owns and operates the Willows Management
Company. The Willows Management Company manages a total of 45 units in the
Willows, Riva Ridge South and other Vail Village properties. The management
company has a total of l5 full time equivalent onployees. This averages to 0.33
employees per unit under management. The redevelopment of the Willows would
result in a total of 10 less units under Willows management. The revised average,
assuming no decrease in employees, is 0.42 ernployees per unit. This actual
condifions experience at Willows Managernent is fairly consistent with the RRC
figure of 0.4 unployees per unit. This actual conditions results in a full time
employee demand of 6 to 7.5 anployees generated by the proposed Willows
redevelopment.
Willows public benefit oroposal .
Although the application of the traditional employee housing requirements indicates
that the Willows proposal does not create a net incremental increase in anployee
housing the applicant recognizes that ernployee housing is an important issue to the
town and, as a public benefit of*re projecL believes it appropriate to provide a
reasonable measure of onployee housing within the community.
Without taking credit for the employee demand already generated by the existing
building the new Willows building would generateT.2 enployees under the existing
town onployee generation formula. This 7.2 employee generation nrunber is also
very consistent with the actual employee levels experienced by the Willows
Management Company. Utilizing the town's housing demand methodology 7.2
employees, divided by the 1.3 jobs per employee figure equates to a demand for 5.5
employeebeds.
The Willows redevelopment proposal will commit to providing 100% of this
employee housing demand. The current proposal includes one 600 square foot one
bedroom apartment on site and the applicant will commit to providing five additional
beds off site. These off-site beds will be provided via a buy down progtam or
through a direct payment-in-lieu to the Town of Vail. This housing commitment of
six beds addresses 100% ofthe actual employee housing demand ofthe proposed
Willows buildins.
'O-Geoncttic Design of Hi ys arut Slru'ts I
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t
al Telephone:
Ut 97o.476.osoo
970.476.6500
Telecopier:
970.476.4765
E-mail: Art.Abplanalp
@earthlink.net
Law Office of
Arthur A. Abplanalp, Jr.
L.L.C.
Post Office Box 2800
Vail, Colorado
8165&2800
09 November 2006
Physical Address:
Suite 301
Vail 21 Building
472 East Lionshead Circle
Vail, Colorado
81657
Planning and Environmental Commission
of the Town of Vail
75 South Frontage Road West
Vail CO
Re: Willows Condominium Redevelopment
Members of the Commission:
This office represents Riva Ridge South Condominium Association in connection with an
application for the demolition and redevelopment of the Willows Condominium, which is
adjacent to Riva Ridge South. The application for the redevelopment of the Willows
Condominium is scheduled for final consideration by the PEC on the l3th of November, and this
letter is being directed to the PEC in connection with that hearing.
As was noted in the letter sent to the Town in urro"iutiorr-*ith the work session
consideration of the Willows proposal in September, it should first be emphasized that Riva
Ridge South supports the redevelopment of the Willows Condominium. The current Willows
redevelopment plan appears to be attractive and to have been developed in a manner consistent
with the concems of the neighboring property owners. Consistent with the position of Riva
Ridge South during the work session, this letter is being provided to the Town in part to confirm
the conditional and qualified support of the proposed Willows project. The second purpose of
this letter is to confirm that there remain several concems with the project which, though not yet
resolved, appear to be on track toward resolution in a manner which should permit the proposal
to advance to the Town Council for consideration on the question ofthe creation ofa Special
Development District consistent with and based upon the plans delivered and representations
made to Riva Ridge South. Critical to this qualified support is the assumption that, if granted,
the set-backs from Riva Ridge South and the courtyard established west of Riva Ridge South
will be integral elements of the Willows redevelopment plan.
The concerns which have been expressed by the Riva Ridge South Condominium
Association were reviewed in my letter to the Town of the 14th of September but should be
reiterated and up-dated in connection with the forthcoming formal hearing.
The foremost concem of the Association is the proximity of the proposed Willows
project to Riva Ridge South. This concern is associated (a) with the possible effect of
construction and (b) with the interrelationship, with reference to set-backs, between the two
structures. The developer of the Willows project has provided a preliminary report from an
engineer indicating that the construction techniques to be employed in the project will not affect
the Riva Ridge South structure. The building configuration has been changed somewhat to
increase the separation of the two structures at their closest point. Although additional
information related to the construction technique analysis may be necessary, that report and the
change in the location of the proposed Willows structure have given the Association some
assruance regarding its principal concerns.
A second central concern remains the preservation of existing large trees which are
located in whole or in part on fuva Ridge property. The Willows developer has provided a
preliminaryreport regarding the probability and techniques required to preserve those trees, to
the extent possible. Again, the developer seems to be on track to satisff the concems of the
Association with respect to this matter, although additional information is to be provided.
Riva Ridge South is also concemed regarding the immediate effect of demolition of the
current Willows structures and construction of the new Willows project. The Willows developer
has indicated that the company is willing to enter into an agreement to establish a construction
program mitigating those impacts and dealing with other concems, and the Association is willing
to work toward creating such an agreement in the near future.
While conditioned upon and qualified by the understanding that there will be progress
and resolution regarding the concems of Riva Ridge South as the Willows project progresses,
Riva Ridge South Condominium Association is able, at this time, to indicate that it supports the
Willows redevelopment project as it is presently configured and upon the condition that the
issues with which it is concemed will be resolvedprlor to final approval of the proposed SDD.
If the PEC and the Town of Vail proceed with formal consideration of the Willows
redevelopment project, that decision must be premised upon the understanding that the
commitment of Riva Ridge South to support the project before the Town Council will be
affected by the anticipated progress toward resolution of identified issues. Riva Ridge South has
no reason to believe that resolution ofthose issues cannot be achieved.
If you have any questions regarding the foregoing, you may contact me. On behalf of the
Riva Ridge Condominium Association, I thank you for your consideration of the Association's
concems relatine to this matter.
Arthur A. Abp
xc: Riva Ridse South Condominium Association
THIS ITEM MAY AFFECTYOUR PROPERW
PUBLIC NOTICE
NOTICE lS 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 September 25, 2006, at 1:00 pm in the Town of Vail Municipal Building, in
consideration ot
A request for a recommendation to the Vail Town Council of a proposal to establish '-V,l'
Special Development District No. 40, pursuant to Article 12-9(A), Special Development f$ry-
Districts, Vail Town Code, to allow for the redevelopment of the Willows Condominiums,'.t4l6u-
located at 74 Willow Road/Lot 8 Block 6, Vail Village Filing 1st Filing, and setting forth nl'V
details in regard thereto. (PEC06-0061)
Applicant: The Willows Condominium Association, Inc., represented by Triumph
Development, LLCPlanner: Elisabeth Reed !
A request for final review of a conditional use permit pursuant to Section 12-6H-3, -H
Conditional Uses, allow for the construction of timeshare estate units, fractional tg.g un'E 4[q'-{
and timeshare license units, located at 74 Willow Road/Lot 8 Block 6, Vail Village Filing 1"' V
Filing, and setting forth details in regard thereto. (PEC06-0062)
Applicant: The Willows Condominium Association, Inc., represented by Triumph
Development, LLCPlanner: Elisabeth Reed
A request for a final review of an exemption plat, pursuant to Chapter 13-12, Exemption
Plat Review Procedures, Vail Town Code, for a modification to a shared property
boundary between Lots 3 and 4, Block 5, Bighom Fifth Addition, located at 4916 and 4920
Juniper Lane, and setting forth details in regard thereto. (PEC06-0063)
Applicant Slick Asset Management Trust, represented by William and Sally Slick, Co-
TrusteesPlanner: Matt Gennett
A request for a recommendation to the Vail Town Council of an amendment to the
Lionshead Redevelopment Master Plan, pursuant to Section 2.8' Adoption and
Amendment of the Master Plan, Lionshead Redevelopment Master Plan, to amend the
Lionshead Study Area Boundaries and Chapter 5, Detailed Plan Recommendations, to
include the study'West Lionshead' area, generally located at 646, 862, 890, 923, 934,
953, 1000, and 1031 South Frontage Road WesVLot 54 and Tract K of Glen Lyon
Subdivision, Tracts C and D, Vail Village Filing 2, and several upplatted parcels (a more
complete legal description is available at the Community Development Department), and
setting forth details in regard thereto. (PEC06-0008)
Applicant Vail Resorts De-velopment Company, Town of Vail, and Glen Lyon Office
Building Gege(al PartnershipPlanner: Wanen C/mpbell
The applications and information about the proposals are available for public inspection
during ofiice 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 arrailable upon request, with 24-hour notification. Please
call 970-479-2356, Telephone for the Hearing lmpaired, for information.
Published September 8, 2006, in the Vail Daily.
'i. r 'J.l ,.
'l'' li tI ...',.I ,
{i, .
'.j.,1.1-Irt');'1
-'i t' j .r"f .,!
THIS ITEM MAY AFFECT YOUR PROPERW
PUBLIC NOTICE
NOTICE lS 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 September 25,2006, at 1:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a recommendation to the Vail Town Council of a proposal to establish '.V,
Special Development District No. 40, pursuant to Article 12-9(A), Special Development r$lY -Districts, Vail Town Code, to allow for the redevelopment of the Willows Condominiums, '.tglOv
located at 74 Willow Road/Lot I Block 6, Vail Vili;g; Filing 1't Filing, and setting forth tf\
details in regard thereto. (PEC06-0061)
Applicant The Willows Condominium Association, Inc., represented by Triumph
Development, LLC
:T::,, .,=;::T:l:"lr " ""noitionar
use permit pursuant to section 12-6H-3, -R
Conditional Uses, allow for the construction of timeshare estate units, fractional fee units Al!.' 4and timeshare license units, located at 74 Willow Road/Lot 8 Block 6, Vail Village Filing 1" ' V
Filing, and setting forth details in regard thereto. (PEC06-0062)
Applicant The Willows Condominium As'sociation, Inc., represented by Triumph
Development, LLCPlanner: Elisabeth Reed
A request for a final review of an exemplion plat, pursuant to Chapter 13-12, Exemption
Plat ReMew Procedures, Vail Town Code, for a modification to a shared property
boundary between Lots 3 and 4, Block 5, Bighom Fifth Addition, located at 4916 and 4920
Juniper Lane, and setting forth details in regard thereto. (PEC06-0063)
Applicant Slick Asset Management Trust, represented by William and Sally Slick, Co-
TrusteesPlanner: Maft Gennett
A request for a recommendation to the Vail Town Council of an amendment to the
Lionshead Redevelopment Master Plan, pursuant to Section 2.8, Adoption and
Amendment of the Master Plan, Lionshead Redevelopment Master Plan, to amend the
Lionshead Study Area Boundaries and Chapter 5, Detailed Plan Recommendations, to
include the study "West Lionshead" area, generally located at 646, 862, 890, 923, 934,
953, 1000, and 1031 South Frontage Road WesULot 54 and Tract K of Glen Lyon
Subdivision, Tracts C and D, Vail Village Filing 2, and several upplatted parcels (a more
complete legal description is available at the Community Development Department), and
setting forth details in regard thereto. (PEC06-0008)
Applicant Vail Resorts Development Company, Town of Vail, and Glen Lyon Office
Building Gege{al PartnershipPlanner: Wanen Calmpbell
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 2&hour notification. Please
call 970-479-2356, Telephone forthe Hearing lmpaired, for information.
Published September 8, 2006, in the Vail Daily.
it..
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Willows SDD application
Adjacent owners mailing list
100 Vail Road
/ William J. Dore
C/O Dore Family Office
PO Box 67
Sulphur LA
70664
10 Forest Road
, Ronald J. Byrne
l0 Forest Road
Vail CO
81657
44 Willow Place
. Patricia L. McMunn Unit I
l74l Galleon Drive
Naples FL
34109
,/ Helen Miller Kurtz Unit?
6 Eaton Road
Scarsdale NY
10583
/ Alford, Theodore Bruce & Barbara Lawrence
One Chestnut
Weston MA Unit 3
02193
/ Bishop Park
Bishop Park Condominium Association
C/O Phillips & Associates, Inc.
PO Box 1403
Vail CO 81657
y' Edelweiss
Edelweiss HOA
103 Willow Place
Vail CO
81657
,,/ Riva Ridge South
Riva Ridge South Condominium Association
C/O Willows Management
74 Willow Road
Vail CO 81657
t/ Witlow RoadPublic Park
Town Of Vail
75 S. Frontage Road
Vail CO
81657
o
Name and Address:
Legal Description:
Zoning:
Land Use Plan Designation'
Current Land Use:
Development Site Size:
Total Site Standards
Density, GRFA (max):
Site Coverage (max):
Building Setbacks:
Height:
Name and Address:
Legal Description:
Zoning:
Land Use Plan Designation:
Current Land Use:
Develooment Site Size:
Total Site Standards
Density, GRFA (max):
Site Coverage (max):
Building Setbacks:
Height:
Name and Address:
Legal Description:
Zoning:
Land Use Plan Designation:
Current Land Use:
Development Site Size:
Total Site Standards
Density, GRFA (max):
Site Coverage (max):
Building Setbacks:
Height:
Name and Address:
Legal Description:
Zoning:
Land Use Plan Designation:
Current Land Use:
Development Site Size:
Total Site Standards
Density, GRFA (max):
Site Coverage (max):
Building Setbacks:
Height:
Name and Address:
Legal Description:
Zoning:
Land Use Plan Designation:
Bishop Park, 43 and fXl Willow Place
Lots 1 and 2, Block 6, Vail Village 1" Filing
High Density Multiple FamilY
Village Master Plan
High Density Multi-Family
30,848 squafe feet (0.71 acres)
Allowed/Required Existinq
18,493 sq.ft. 21'482 sq. ft.
16,966 sq. ft. (55%) 10,766 sq. ft. (34.9%)
20ft. 5'
48' 55'
Riverhouse Condominiums, 83 Willow Place
Lot 3, Block 6, Vail Village '1" Filing
High Density Multiple FamilY
Village Master Plan
High Density Multi-FamilY
16,523 square feet (0.38 acres)
Allowed/Required Existino
9,767 sq.ft.16,190 sq.ft.
9,087 sq. ft. (55%) 7,148 sq. ft. (43%)
20 ft.
48'
.2'
NA
1',
43.5'
Edelweiss, 103 Willow Place
Lot 4, Block 6, Vail Village l"tFiling
High Density Multiple FamilY
Village Master Plan
High Density Multi-FamilY
15,825 square feet (0.36 acres)
Allowed/Required Existino
9,487 sq.ft.20,970 sq. ft.
8,703 sq. ft. (55%) 6,963 sq. ft(44o/o)
20 ft.48' NA
Summer's Lodge, 123 Willow Place
Lot 5, Block 6, Vail Village 1" Filing
High Density Multiple FamilY
Village Master Plan
High Density Multi-FamilY
14,063 square feet (0.32 acres)
Allowed/Reouired Existinq
8,€8 sq.ft.11,202 sq.ft.
7,031 sq. ft. (50%) 7,420 sq. ft. (s3%)
Difference
> 14%
< 20o/o
> 15'
>7',
Difference
> 60%
<12o/o
> 19.8'
NA
Difference
> 55"/o
< 'l1o/o
>20'
NA
Difference
> 32"/o
> 3o/o'
> 19'
<4.5'
20 ft.
48'
'facts in file regarding site coverage were conflicting
Riva Ridge North, 133 Willow Place
Lot 6, Block 6, Vail Village 1{ Filing
High Density Multiple Family
Village Master Plan
Current Land Use:
Development Site Size:
Total Site Standards
Density, GRFA (max):
Site Coverage (max):
Building Setbacks:
Height:
Name and Address:
Legal Description:
Zoning:
Land Use Plan Designation:
Cunent Land Use:
Development Site Size:
Total Site Standards
Density, GRFA (max):
Site Coverage (max):
Building Setbacks:
Height:
High Density Multi-Family
11,935 square feet (0..274 acres)
Allowed/Required Existinq
o
Riva Ridge South, 114 Willow Road
Lot 7, Block 6, Vail Village 1" Filing
High Density Multiple Family
Village Master Plan
High Density Multi-Family
15,333 square feet (0.352 acres)
7,161 sq.ft.
? sq. ft. (557o)
20ft.
48',
Allowed/Required
9,199 sq.ft.
NA
20'
48'
13,126 sq. ft.
?s9.ft
1',
45'
Existinq
19,824 sq. ft.
NA
1',
45'
7,531 sq.ft.
4,678 sq. ft. (37olo)
10'
44'
Difference
> 54o/o
> 19'
<3'
Difference
) 54o/o
NA
>1g',
<3'
Difference
< 1o/o
< 18o/o
>10'
<4',
Land Use Plan Designation:
Current Land Use:
Development Site Size:
Total Site Standards
Density, GRFA (max):
Site Coverage (max):
Building Setbacks:
Height:
High Density Multiple Fam
Village Master Plan
High Density MultFfamily
12,630 square feet (0.29 acres)
Allowed/Reouired Existinq
7,579 sq.ft.
6,947 sq. ft. (ss%)
20 ft.
48',
' -r r. : -j i. -.y:-;ri1",,,.,L.r,r. rRiva Ridgi souin 9,1 gg
8,258
J , r zb -- ^- -'f,,vb5
#ti.")
ffiw
19,824
I o , zJb
10,625
7 ,g7g
e
The de ree to which relief fron the strict or Iitqral inte ta tion
vi ci ni
qo regulatid-lE necess€l to a chi eve
of spec
of trea-tEEi-E among si teC n theectives ot-Tnis.-ti tre rl] thdt rant
The staff has
glo_ :il- "nI; ?:":;i'.1:.';: ::?y?:ted requesrs ror addirjonaljJ;i;
"T i :" ;,. ",.. [ ;i -" I" . i' n"":' ;".i: n. ill,l li; . r n con s i;;;;;
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-;.;: ::l_il:?'in!i!'i:;";;r;::.:iji,i.r!!'.."T;J::to justify the varia""" -;;;;"sted
and that tr":o:lip i., ;;;:;oe a grant of speciur pii"i;."; he ',r".-iur". -;;;
Thi s regues t rspeciur 'piiirittses an interestilg guestion wi th .."n."a ,o
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oay not jnvol,r"Ttltnce'-- rn rig-ht of thisr an" *tth through
approva I i. '-, a grant of speciar pririi"i"-.' 'r';""";:?:."r:1., jfflvariance to L. ;,tnttred f or this .equestr .'na in order f or the
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. ' ,Zoning check anTo J ., ni I i:ttl:f r L;::.
Riverhouse CondominiumsLot 3, Block 6
{
Vait Village First Filing
High. Density Multiple family District
Lot size: 16,046 square feet = 0.36g acre
18.20.060 Setbacks:
20' required by.current zoning for all setbacks.Existing buiriiing setback is 3'6" on Northeast cornerand 2, on Southeait corner.Proposal is for the enclosure of the existing hot tubdeck.
.|8.20.080 Height:
Not applicable to proposal.
18.20.090 Density Control
Maximum of 60 square feet ofteet of buildable site area.
ALLOWABLE GRFA _ 60% (16,046) =EXISTING GRFA
PROP0SED ADDIII0NAL GRFA =-
18.20.110 Coverage:
|!Lq!4BLE = ss% (16,046) :
EXISTING C0VERAGE =PR0P0SED ADDITI0NAL COVERAGE =
GRFA for each 100 square
9,628 square feet
15,915 square feet
97 square feet
8,825 square feet
7,113 square feet
35 square feet
r.rcsr9r creaErvrEy and trexibility in certain areas that wouid-not bepermissibte ,n:"r t|sht HDMF ioning. --- "')'""'
Eelow is a table detiiring a comparison of the proposed sDD to HDMFzoning al Iowances.
Densjty
Site Coveraqe
Parki ng
d- Bldg Heisht
A- setbacks
f enrn
+ GFA (Gross Floor
PROPOSED SDD
l_? d. u. , i ncl udi ng one
manager's uni t
('15 un'its/acre)
.|0,766 sq fr (34.9%)
29 spaces covered
4 surface (2.75/unit)
Varies tel!: maximum
as set by development
p tan
vary. to 5' maximum as
set, by site plan
-4J8LLqgl
Area )
26,699 (.86)
HDMF
l7 d.r.
(25 units/acre)
55%
25 spaces total
requ i red. l
19 must be covered I ..t l't / / i48i - 4//tt/;/14 h ,rrtf l-Zat/ /a/;n///f,./i
total
covered
3e:
18,493 (.60)
-26, Sgtl:q7 )
A.Zoning Consjderatjon Issues
1. Setbacks
-:--
l
sktr ft"^I'd'f, c'5 tssL&s a'/' :
vary greatly.
propos
on Town
been reviewed
The Communjty Development staff has one area of concernregarding the setbacks proposed. Unjt 2 has a secona itorycantilevered element_that extends to a point very close io'the property 1ine. This buj lding should be shified tocreate a greater setback distance at that po.i nt.
*/ ant
rl?n I /,4
nt pl an
1 fhe-minimum-setback nnnprffi
/ surrace-parking spaces are located partially
/ right-of-way. The setbacks and parking haviI and approved by the operational departments.
n,f,1e kd
I a.u.roPment Plan for SDD 15'
1A]!houg!_lgLl di ns hei ght ranges up to 55 fe west to eas-n OT EN]S
teqr
r
and DutK above the eristinq Toning
characteristic of the surroundings
a!
n and mass wi
S.reover,as note n ob-i ecti vester Plan,ncrease In
ows a evelopment more
i n-ThTs area.
GRFA.
The^proposed SDD exceeds the a'l lowable GRFA of HDMF zoningb]+?999=sguare,feet. Because of the design nature of thiiposal , staff felt a grossl-loon area studv would give a'ld compar'lson with the bulk and mass__all owed through HDI4FZbning.
6rn ;Jor the proposed SDD, the GFA was catculated by add.inq GRFA
iSp*l^ll:l:_]-I],ld the manaser's unit, a1t storiseI - mechanical , airlock, recreation aras, common hailways andstaircases with the exception of the underground partjnglevel .
oU*
$"&BE'
YY;<tL+Jc*U
A,0,r:-=tCl'"aLl^.,t I For the HDMF comparison, the ca]culation included allowableQe'c.ei'FrDp-. @lfA:.:t:lSs..t,recnanicit and airtock credits for't7 units
ComtrcJ *W9x1'' and the 20% allowable common area.
\-,\ Ttr. vail village Master pran shows existing properties GFA\ ll the range of .8 to 2.0 in the tllillow C.i rcle area. The\ pran has tentative'ly identified a .g - .9 range as ailt owabre\ for redevelopment projects in thjs area.''-- -:" t - rl
F (|^ fq-xe5 +vf cba€ ,3 3-;1,'. *.a5<
,: g*,lor {." rlDqP all'r'^*.',.'-os
e Department of community Development recommends approval of this
{t\
o
| \jh-
proposal. Staff believes that this proposal meets tire intent of the sDDzone district. The proposa! g":ically follows the under'lying iomF
- ---
district and provides beneficial flexibity in certain "r"ir. tJe feelthe project meets the cri teria set forth in both the sDD zone district
i:l,tl:^dl1lt-,Ylil-Yl]tlse.Master ptan and_is-compat.ibte with ""iitingarea. i,le do feel that previously discusieddesign considerations and fee for the walkway should'ue aaaresseathrough the approval process and would also -request the ioii owinqcondi ti on be pl aced upon thi s project. aCdvr+CJ-€d - "
I The applicant agrees to pay a fee to be subsequently agreedupon for the constructjon of a pedestrian walkway "jon6 eor"
t
i {ec qf
foe, .- .\\*.u.J ou-A g.r-A,k,n
1 Creekllu< t^cU.\ 6or,1^ co n 5,.lcrn.-t o,.-5 dL.L
up0n proj ect .
L"""e-
b-y& pPt.
2111 V
*ut.STAFF RECOMMENDATION
development plan fon SDD 15.
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^ta^!1!sod
Staff discussed with the applicant various a'l ternatives for zoning the property
to a'l low for this project. Staff recommended the SDD solution, as it appearsto be the most effective way to handle the project. Requirements for HDMF
zoning wou1d serve as a development guide. A SDD would also eliminate several
variances that would be necessary under stri.ct HDMF zoning. Variances would
be needed for additional commercial square footage, offjce other than hotel
offices, setbacks, and parking if HDMF zoning is used.
The primary reason for establishing an SDD is to allow for more commercial
square footage than would be allowed under strict HDMF zoning. HDMF zoning
a'llows for only ten percent of the total GRFA of the main structure or structuresto be used for accessory eating, drinking, recreationa'l , or retail establishments.
In this case, the allowed commercial under HDMF zon'ing is 844 s.f. The
proposed commercial includes 6,075 s.f. of retail, restaurant, and perhaps
office space. A parking exception for the commercial parking would still be
required with an SDD. Below is a comparison between the allowed HDMF zoning and
the proposed SDD zoning.
Zoning Comparison
HDMF PROPOSED SDD D I FFERENCE
Dens i ty
GRFA
8 d. u.
(25 units/acre)
8438 s.f.
(60% x total s'ite area)
6 d.u.
8775 s.f.
GRFA +.add common area
over allowed = .l.l,202 s.f.
4800 s.f.
7,420 s.f.
-2 d.u. under
, r allowed
+ .2764 s lf .
over al l'owed
+3956 s.f.
over al I owed
-313 s.f.
under allowed
Conunercial/ 844
Retai I (]0% of
s.f.
a1 'lowed GRFA)
Si te
Coverage
7 ,734 s.f .
(50% x tota'l site
area )
Parki ng 75% of parking must
be enclosed or covered
Lodge 12 required
Commercial approx.
20-22 spaces
Landscaping 4,2.|9 s.f
(30% x Total Site Area)
Lodge parking all on sitel0 spaces underground
3 in rear setback (west sideof property--one of which is
a loading space)
Cormercial spaces: owner
proposes to pay into
CCI parking fund
Unable to make comparisonat conceptual level
+2427 s.f.
over allowed
Loading
Hei ght
Setbacks
Loadinq zone exists
al ong trli 1 1ow Bri dge
Road to the east of
the site.
oia owed GRFA)
ft flat roofft sloped roof
20 ft front, rear,
sides
Loading zone will be
ma'i ntained- I surface
parking space on west
side of building is
proposed for hotel
I oadi nglde1 i veri es
fl at roof
sloped roof
Assuming l,lillow Bridge Road is thefront of the site, the front setbackis proposed to be 0 to 2 ft, rear
and side setbacks 20 ft
45
48
45 ft
48 ft
(A model will be presented at the joint meeting.)
The Special Development District allows more flexibility within the developmentproposal while maintaining_in most respects the integrity of the underlying HDMFzoning. staff has jdentifjed 5pqe of the issues related-to zoning and iesignthat wi I I need to be resol ved.-Th'ey i ncl ude:
l. The setback in front of Checkpoint Charlie should not be a 0, setback.Instead an .|8" to 24" setback should be created. If the buitaing ii"pulledback, the project's footings will not extend into it0V property.
2. The area between the east property line and pavement will need some siteimprovements.. Paving material and permanent or temporary p'l anters weresuggested. Who provides and maintains these improvements needs to be resolved.
Office space other than for the lodge should be minimized. The amountof office spaces, if any, needs to be determ.ined.
The willow Bridge Road side of the property should be designated as thefront of the project to enable surface parking on the t^/illow place (west)side.of the property. This designation'would-resolve the concern oi travingparking in the front setback.
Parking for the retajl space would have to be purchased from the Town.
The_developer bel'ieves that a precedent has been set by the Sonnenalp thatwould allow for this type of parking arrangement. A dec'ision should be
made to determine if a parking except'ion is an appropriate solution.
3.
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Aitg-fuPsit" coverase:
Density:
Dwelling Units:
GRFA:
Common Area:
Building Setbacks:
Deck Setbacks:
Parking:
Height:
Landscaping:
Floor Area for EHU's:
7
7,579 sq. ft.
35% of ailowed GRFA
or 2,652 sq. ft.
20 ft. on all sides
15 ft. for deck
5 ft. above grade
11 spaces
757o enclosed or 9 spaces
48 feet
3,789 sq, ft, or 30%
60/o ol2,652 sq. ft.
or 1,591.2 sq. ft.
... rcrli'^
3 + 1.5 DU's = 4.5
7,531 sq. ft. free matket
361.0 sq. ft. mechanical
1.213.0 sq. ft. EHU's
1,574.0 sq. ft.
10 ft. north
20 ft. south
10 ft. east
5 ft. north
10 ft. east
9 garage spaces
6 unenclosed surface = 15 spaces
44 feet
4,725 sq. ft. minimum or 37.5/o
1,213 sq. ft.
Upon review of section
1l;gg:^t1" community Deveropment Department recommendsapprovar of the conditionar use permit oaseo',,-pon tn" fotowing factors:
III. CRITER'A AND FINDINGS
A.Consideration of Factors:
1.
fi"JTi"ff.r,O
and impact of rhe use on devetopment ob,ectives of
staff believes that the oroposed request is consisrent with the deveropmentobjectiVes of the Town. .Tl-"_I;*l;"Err#r"irp,oyee housing units to be9,,:?::.:1]Tgushout,n:::ITrllv,. rneToar. and poricies onhe Land Userran support employee housing, as shown in tfre goats listed below:
->"F-*-
1
0
7,579 sq. tl
7
35% ol allowed GRFA
ot 2,652 sq. tl'
20 leel on all sidas
'15 lsst for decK
5' above grads
11 spaces; .
757o enclosed or 9 sPaces
48'
3,789 sq. n.
or 3V/o
E VAI
l;l?lil . r'""T*":;n'ql''.')
*'1.'
3+ 3TYPelll EHU=6
36.1 sq. tl.
10' notlh
20'soulh
10'easl
5' norlh
10' easl
I garage sPaces
5 al grade ' 15 sPaces
44 leel
,p
Buildinesetbacks:
flLDtcu Selbacks:
Parking:
Height:
LandscaPln9:
il1.
I' nodn
20' south
11'-6" easl
wesl"
4 nonn
2 surlace
below 48'
8,889 sq. ft.
ot 7O1"
,4
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rhis site is specificarrv addressed il lt.YllY::?:.:,,H?l?J lJll;.lt?fi"t3'i#il'3:::jJ|tT
I.Tt':'i:?;''"T'::1'J'ffi i',ry.g"*:::*':,:,iH""r?iH:the Master Plan s 9oatsrarru vrJlew.tvs ""-'.
lncepts for this site.
il;lfy th" goals' ind objectives and sub-area cr
4lwwt
4,725 sq. fr. minimurnl *
or 37 .sao
Landscapins does not includ€€t-:tifi,:""":T#,'JI":?J;cks come toselher in a poinl oreatins a lriansular shaped lol'
There is no west selback becaus'
Willow Circle Sub Atea#2
"lnmostcases,thelevelsofdevelopmentthroughoutthissub-areagreatlyexceed
what is a*owed unoer exisinilo".*ig trrign #Jty M;il r"r'rvl. 6ross residentiat
ftoor area ratios (GRFAi,.-";iS"";il':aio"r.g, *iin In "u"t"g"
ot t 'ot ' with the
exception or one parcer' :iififfii;i;F'l.Ht;uol"i"u aie developed at' or over'
their permitted levets o, o?u-"rop*"nt. As .r"n, t'n""i"lJtitG oevetopment potential left
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1| Telephone:r- 970_476.0300-.- gzo.4z6.6soo
Telecopier:
970.476.4765
E-mail: Art.Abplanaip
@earthlink.net
Law Office of
Arthur A. Abplanalp, Jr.
L.L.C.
Post Office Box 2800
Vail, Colorado
81658-2800
14 September 2006
Attachment: C
Physical Address:
Suite 301
Vail 21 Building
472 East Lionshead Crrcle
Vail, Colorado
81657
Planning and Environmental Commission
of the Town of Vail
75 South Frontage Road West
Vail CO
Re: Willows Condominium Redevelopment
Members of the Commission:
This office represents Riva fudge South Condominium Association in connection with an
appiication for the demolition and redevelopment of the Willows Condominium, u,hich is
adjacent to Riva Ridge South. The application for the redevelopment of the Willows
Condominium is scheduled for a work session with the PEC on the 25th of September, and this
letter is being directed to the PEC in connection with that work Session.
It should first be emphasized that Riva Ridge South supports the redevelopment of the
Willows Condominium. On its face, the current Willoq,s redevelopment plan appears to be
attractive. Although there is at least one violation of the common property line by a proposed
roof line, that arrangement may be acceptable to Riva Ridge South, recognizing that a similar
condition may exist r.",ith reference to,the roof of Riva Ridge South. There are, hou'ever, several
considerations which compel Riva Ridge South to point out that the application is not ready for
formal consideration by the Torvn of Vail, although the work session revie'*,which is scheduled
is a logical and necessary hrst step toward redevelopment of the Willows project.
First, the application filed with the Town of Vail does not indicate whether or not the
current proposal can proceed without the use of the lot to the east, which is the Riva Ridge South
Condominium property. By overlaying the Garage Level Floor Plan (which doesn't establish the
location of the property lien or Rrva Ridge South) on the First Level Floor Plan (which does
establish the location ofthe property line and Riva Ridge South) (see attached), it appears that
the garage/foundation wall will be only approximately thirteen feet from Riva Ridge South
(without consideration of the actual area of excavation, although Mr. Pyleman has indicated that
the Willows actually is to be moved eighteen inches to the west). Excavation and construction in
such close proximity to Riva fudge South may affect the structural stability of its building.
Information regarding the nature and effect of this proximity, which has a direct relationship to
the question of u,hether the Willorvs project can proceed u'ithout the use of Riva Ridge South
land, should be provided and available to the Town before formal consideration of theappricationbvthePEC' 6 v fu'e'*"ha/a t u/z'/"'- trs p'7 "*7/L:.,-'-,t J / A/,Ltu4!E"fu,,, '/
q ////r/t?d/tutuu pzs 't1/futfrb",c"t to{
Recent discussions between the Willows developer and Riva Ridge South indicated that it
may be impossible to construct the east wall of the proposed parking garagelfoundation wall
without the use of soil nails or similar devices which would extend across the property line onto
Riva Ridge South property. If this is the case, the use of soil nails or other construction
technique may affect the structural integrity of the improvements on the property. Although
representatives ofRiva Ridge South have discussed the project and hope to cooperate with the
Willou's developers, at this point in time no information regarding construction techniques have
been provided. To the best ofthe knowledge ofthe representatives ofRiva Ridge South, plans
have not been developed by the Willows developers which identify the requirement for
construction of that garagelfoundation wall or the nature, scope, or impact of such construction
on Riva Ridge South property. The developer should be required to confirm the type of
construction technique which will be employed so close to an existing building.
The questions of whether Riva Ridge South property must be used or penetrated in
association with the Willows project and whether Riva Ridge South can or will permit the use of
its property in association with the Willows project must be resolved prior to formal
consideration of the Willows application. Otherwise, the Town may find that it's staff time and
effort will have been devoted to a project which cannot proceed because the project is premised
on an assumption (use of fuva Ridge South property) which cannot be realized.
Riva Ridge South has several other concerns which should be considered early in the
consideration of the Willows proiect.
One central concem is the preservation of existing large trees which are located in whole
or in part on Riva Ridge property. One of these trees appears to be within ten feet of the
proposed Willou's garage wall (again without consideration of the actual area of excavation).
These trees may be killed by adjacent excavation and consffuction activity'
fuva Ridge South is also concerned regarding the demolition of the current Willows
structures. While it is, perhaps, to early to expect definite answers to this concem, it is a concern
'*'hich will arise during the planning process.
Another issue relates to the possible redevelopment of the Riva Ridge South project.
Riva Ridge South must obtain assurance, to the extent possible, that the development of the
Willows project will not affect or limit the redevelopment of its own property.
Further, the effect of the Willows redevelopment project should not affect the enjoyment
of the Riva Ridge South property by its owners. Although a commitment has been made to
provide visual depictions of the appearance of the Willows project from the Riva Ridge South
condominiums. that has not yet occurred.
While the fundamental and preliminary questions of (a) whether Riva Ridge South
property must be used in association with the Willows development property and (b) whether the
Willows redevelopment plan may affect the structural integrity of the Riva Ridge South property
should be determined before formal consideration of the Willows project occurs, each of these
concerns noted above should be dealt with and resolved during the early review ofthe project
proposal.
For each of the reasons noted above, fuva Ridge South Condominium Association
cannot, at this time, provide any assurance whatsoever that the Willows redevelopment project
will be able to use Riva Ridge South property or that support can be given to what generally
appears to be an attractive project. ln order to determine whether the Willows project can
proceed without the use of Riva Ridge South property, the effect of the proposed construction in
close proximity to that property must be determined and evaluated, and a decision should be
made regarding the terms upon which Riva Ridge South property may be used, if such use is
necessary, before the Willows application receives formal consideration.
If the PEC and the Town of Vail proceed with formal consideration of the Willows
redevelopment project, that decision must be premised upon the understanding that no agreement
may ever be reached permitting the use of Riva Ridge property in the redevelopment of the
Willows. Approval of a proj ect premised on an enoneous assumption would be an unfortunate
and expensive experience for all concemed, and the Riva Ridge South Condominium
Association hopes that, to the extent possible, these issues will be resolved before action is taken
by the Town on the pending application.
Ifyou have any questions regarding the foregoing, you may contact me.
On behalf of the Riva fudge Condominium Association, I thank you for your
consideration of the Association's concerns relating to this matter.
Enclosure
xc: Riva Ridge South Condominium Association
Town of Vail Departrnent of Community Development
Attention: Georse Ruther and Elizabeth Reed
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the following'findings before approving
the managerilent plan: )-
a. That the management plan is in
accordance with the inlent and pur-
poses of this chapter and chapter 6,
article I ol this title.
b. That the management plan effec-
tively provides lor the provision of
employee housing as defined in sec-
lion 12-2-2 of this title.
c. That the management plan effec-
lively provides lor adequate notice to
prospective owners of the require-
menls of the management plan and
the occupancy requirements for a typeVl employee housing unit. (Ord.
1e(2001) $ 4: Ord. 6(2000) S 1)
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Town of YaiI
March 2005
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Emplovee Housing Requirements
As indicated in a number of the goals and objectives of the Town's Master Plans,
providing affordable housing for employees is a critical issue which should be
addressed through the planning process for SDD proposals. In reviewing the
proposal for employee housing needs, staff relied on the Town of Vail Employee
Housing Report. This report has been used by the staff in the past to evaluate
employee housing needs. The guidelines contained within the report were used
most recently in the review of the Austria Haus, Marriott, Four Seasons, Manor
Vail Lodge, and SDD No. 6 - Vail Village Inn development proposals.
The Employee Housing Report was prepared for the Town by the consulting firm
Rosall, Remmen and Cares. The report provides the recommended ranges of
employee housing units needed based on the type of use and the amount of floor
area dedicated to each use. Utilizing the guidelines prescribed in the Employee
Housing Report, staff analyzed the incremental increase of employees (square
footage per use) that results from the redevelopment.
The figures identified in the report are based on surveys of the commercial-use
employment needs of the Town of Vail and other mountain resort communities.
As of the drafting of the report, Telluride, Aspen and Whistler, B.C. had
"employment generation" ordinances requiring developers to provide affordable
housing for a percentage of the new employees resulting from commercial
development. "NeW' employees are defined as the incremental increase in
employment needs resulting from commercial redevelopment. Each of the
communities assesses a different percentage of affordable housing a developer
must provide for the new employees. For example, Telluride requires developers
to provide housing 'for 40o/o (0.40) of the new employees, Aspen requires that
60% (0.60) of the new employees are provided housing, and Whistler requires
that 100% (1.00) of the new employees be provided housing by the developer.
In comparison, Vail has conservatively determined that developers shall provide
housing for 15ok (0.15) or 30% (0.30) of the new employees resulting from
commercial development. When a project is proposed to exceed the density
allowed by the underlying zone district, the 30% (0.30) figure is used in the
calculation. lf a project is proposed at, or below, the density allowed by the
underlying zone district, the 15% (0.15) figure is used. The Crossroads special
development district does exceed the density permitted by the underlying zone
district in both number of dwellino units and GRFA so the 307o ratio was used.
Proposed Project
Emplovee Generation Calculations - Middle of Ranqe 41
1. t-
a) Multi-Family (Dwelling Units)
69 new units proposed @ (O.4/unit)
b) Retail and Service Commercial
45,804 sq. ft. @ (5.0/1000 sq. ft.)
= 27.6 employees
= 229.0 employees
c)Bar/RestauranUArcade/Theater/Bowl ing
13,000 sq.ft.@ (5.0/'1000 sq. ft.)65.0 employees
-t
4i6
'UUI
321.6 employees
= 8.8 employees
110.58 employees
100.0 employees
67.75 employees
6.88 employees
9.36 employees
Existing Grossroads Project
Emplovee Generation Calculations - Middle of Ranqe
a) Multi-Familiy (Dwelling Units)
4
e
do
[0' rt
'1'2
5,b
,.,G:',)f
?,22 units existing @ (0.4/unit)
Retail and Servjce-.lQommercial
,1 1 6 sq. @(s. o/io-00=6. ft . )
O-ffise: Professio f20,000M.0/1000i. ft.)
employees
emplovees
employees
303.37 employees
321.6 new
- 303.37 exisitinq
18.23 net new
x.30
5.47 required #
beds
According to the calculations above, the applicant must establish 6 new deed-
restricted employee beds ("pillows"). The applicants are proposing to provide the
required deed-restricted employee housing beds off-site through the purchase of
units throughout Town or through a pay-inJieu program, if established by the
Town prior to requesting a Temporary Certificate of Occupancy (TCO). The
applicant will deed restrict the units under the appropriate deed restrictions
depending upon which zone district the property is located within the community
under the appropriate review process. In the previous meeting, the Commission
asked for greater detail on how a "bed" will be defined in regards to the deed
restricting of units. For example if the applicant purchased a structure containing
three bedrooms this could potentially count as six employee 'beds". As
expressed by the Commission a unit as described previously may likely be
rented by a family and would still count as six employee beds. Staff
recommends that the developer submit to staff, prior to issuance of a TCO or
Certificate of Occupancy, the location of the units proposed to be deed restricted
along with the appropriate review application which is applicable or remit
payment in funds commensurate with any adopted pay-in-lieu program. Please
see the applicant's employee housing unit provision proposal on page 16 of the
Crossroads Redevelopment: Aoolications for Special Development District. Text
Amendments. and Conditional Use Permit document dated December 12,2005,
which is attached for reference (Attachment C).
Staff believes that the proposal does comply with this portion of the criterion.
September 13,2006
Mr. Rick Pylman
Pylman & Associates
PO Box 2338
Edwards, CO 81632
rick@ovlman.com
Mr. Steve Virostek
Triumph Development, LLC
8120 Woodmont Avenue, Suite 800
Bethesda, MD 20814
steve@triumohdev.com
Re: The Willona RedevelopmenUT4 Willow Road, Lot 8, Block 6, Vail Village ld Filing
Special Development District #40 (PEC064061)
Conditional Use Permit (PEC0C0062)
4.
b.
6. Please g;ovide a parking levglfloor plan which incldes the prgperMines.t.^G;t; 6 dw ati. Cu,|'i&li*) on c/.'\:t'?]o
Additionally, I received tfie attached set of comments fr0d the Public Works Q.eparlment yesterday. None ot
these comments will need to be addressed prior to the worksession on the 25th, however. Also, I spoke with
O Dear Rick and Steve,
I am writing to inform you of some additional needs that Staff has identified for submittal before the Planning
and Environmental Commission (PEC) worksession on the 25th of September.
1. Please identify the proposed loading bay location on the site plan and/or applicable floor plan.
One loading bay will be required pursuant to the section of the Vail Town Code which states that
"One loading berth for uses up to 100,000 square feet gross residential floor area" will be required
for "Multiple-family dwellings with over 20,000 sguare feet gross residential floor area' (Section
12-'lo-13, Vail Town Codel. tta ,*e d6kr.rLu
Pfease provide a set of plans (preferably 11" x 17'for review by PEC members) designating
areas and amount of square footage located within all setbacks, both total numbers and "per
floof numbers.
Please provide a Sun/Shade analysis, This may be produced digitally or othenvise. Though Staff
understands that the height of the building is not proposed to change for the worse, the amount of
bulk and mass proposed within the twenty foot (20') setbacks will be greater than exists today.
Please provide a rough massing model, again either digitally or otherwise, for the reason
specified above.
Please provide elevation drawings that reflect the approximate height and massing of surrounding
buildings.
oo
the Fire Department lhis moming, which only specified that an egress plan will need to be submitted prior to
more extensive review by that Department.
Finatly, ptease ptan to stake ttp proposed buildirp (as much as possible considering tlyt tocation of the
existing building) aN prcpefty comers prtor to the 12 noon on Monday, September 2g' .
Please don't hesitate to contact me with any questions or concerns you may have. I look foruvard to
continuing work with you.
Best regards,
Elisabeth Reed
970.479.2454
enclosure
Bepartment of Public Works &Transportation
1309 Elkhorn Drive
Vail, CO 81657
970-479-2158
Fax: 970-479-2166
www.vailgov.com
MEMO
To:
From:
Re:
Date:
Elisabeth Reed
Tom Kassmel, Town Engineer
Willows Redevelopment PEC Review
09/tzt06
The Town of Vail Public Works Deparfrnent has received the Planning and Environmental Commission
submittal plan set dated 8128106 for the Willows Redevelopment. Based on our review the following
comments will be required to be resolved prior to approval.
Comments
4
1f yt(O The Porte Cochere area does not meet curent town standards. TOV standards requires a minimum
* entrance angle of 70 degrees for 30'. However due to its location on a oney'fay^street-ari\he traffic1' flows in and out of the Porte Cochere area PW can support this variance. VEd t'|bw't2
2. Show driveway slopes on Porte Cochere.
3. The first 30' ofthe driveway entance shall not exceed 4Yo Please show slope.
4. All driveways greater than 9% must be heated. All heat within ROW must be on a separate zone and
sl$f?
no heat shall be in the required concrete pan.
Show sight distance triangle on Landgcape/Site plan.
Provide an 8' concrete pan at drive qltrances. A 4' pan with a l" invert may be used if it has
a-dequate drainage "upu"ity. Mryt $
Show top and bottom of all walls. u /8. All retaining walls must be a minimum of 2' offadjacent property lines.
9. Minimum two way drive access into parking garage is 22'.
10. Minimumtwoway garcgedooraccesswidthis20'. ' , P,fCll. Showsnowstorageonsite. il#-J I
4 12. The minimum width of the porte cochere is 12' for one-way access. ,-f fr"
.hgl1'', @ The developo shall provide a traffic impact study showingany change to PM pealrdooit ipr.
. Y'-'. q3. The developerhas proposed to reconstuct Willow Rd to provide an 8' paver walk and a 12' travel
lF ' lane with curb and gutier, similar to Hansen Ranch Rd. and East Gore Clegk Drive. Preliminary
design plans should be provided prior 1p approval. This improvenent is {consistent qith the intenl r.
of tuture Streetscape improverifidd-Xft[5ited uy ruttic works. f Vro\i**oartfo;(f' Fiaay 0
- -t? ff:f'"X1ff*Hri*i^lllffff fflHlHH?,"r conditions orApprovar. lsee attalhed ) ffi'x
U- LPawo -4m*. n/trftar ffinZryke
o Town of Vail
Public Works
General Conditions of Apnroval
l. Please add the Town of Vail General Notes to constuction plans. (Notes can be e-mailed upon request)
2. Please add Utility Sigrrature block and have all utilities sigrr acknowledging acceptance of utility design.
3. All construction staging issues shall be resolved prior to construction including staging, phasing, access,
schedules, haffic control, emef,gency access, etc...
4. A Rowrutility permit shall be obtained and approved by the Town of Vail prior to commencing any
construction within public Right of Way.
5. A Town of Vail Revocable ROW permit shall be recorded for all private property improvements located
within public ways.
6. Prior to approval of a Building permit all necessary pennanent and tempomry easements are recorded
with Eagle County.
7. Prior to approval of a Building permit a shoring and excavation plan shall be submitted including;
excavation phasing, engineered shoring plans with plan, profile and cross sections. Cross Sections and
plans shall include all existing conflicts (i.e. utilities).
8. Any excavation shoring methods used that encroach upon adjacent public or private property shall have
approval by the appropriate owner and have a recorded easement prior to construction.
9. A CDPHE Permit and all applicable ACOE permits (i.e. Dewatering) shall be submitted prior to
construction.
10. Provide full civil construction drawings meeting Town of Vail standards prior to building permit
submittal.
wt.^he
+ry
^-'
September 5, 2006
Mr. Rick Pylman
Pylman &Associates
PO Box 2338
Edwards, CO 81632
rick@ovlman.com
Mr. Steve Virostek
Triumph Development, LLC
8120 Woodmont Avenue, Suite 800
Bethesda. MD 20814
steve@triumphdev.com
Re: The Willows RedevelopmenUT4 Willow Road, Lot 8, Block 6, Vail Village ls Filing
Special Development District #40 (PEC06-0061 )
Gonditional Use Permit (PEC06O062)
O DearSirs,
Thank you for submitting an application for the creation of a new Special Development District (SDD) and a
proposal requesting a Conditional Use Permit for the construction of fractional fee units at the referenced
address. I have conducted the initial review of the project for the Planning Department and outlined
outstanding items below, which must be addressed before final hearing by the Planning and Environmental
Commission and/or the Design Review Board.
Landscape Plan
r' Pbase list the caliper size/height of all proposed landscaping.{ Please plan to provide the Town of Vail with a revocable rightof-way permit for all landscaping and
other improvements that will be placed oulside the property lines and within the Town's right-of-way.
This is a relatively simple form and fee that can be completed and paid for just prior to building permit
release.r' Pbase specffy the materiality of the proposed pool area, walkwalrs, site walls, etc. as the cover sheet
did not adequately address each material change.
Site Plan
r' Phase delete the dashed lines indicating existing structures as they complicate the drawings
somewhat.,/ Please submit a sile plan which indicates interpolated topographic lines (i.e. historic grade). These
grades could be approximately drawn using a topographic map of the condition of the sile prior to the
construction of the exisling Willows Condominiums. The interpolated grades should then be shown
underneath the proposed building height so that Staff may make accurate height calculations from the
site plan.{ Please be aware that the roof overhang at the northeast corner of the site currently overhangs the
property line.
o
Gradlno Level Floor Plan
r' Please submit a revised parking level sheet which indicates the propefi lines.
Architectural Floor Plans
r' Please explain the intent behind partially enclosed common staircases on some levels and fully
enclosed staircases in other locations.
Other
r' Finally, please submit all plans in an 8 Yz " x 11" format. I will then distribute copies to the Planning
and Environmental Commission al the September 25th worksession, which begins around 2 p.m.
As you are aware, as the plans for this project mature, additional items may be requested. In the meantime,
please submit all possible requested items to the Community Development Department by Monday,
September 18'2006 to ensure that we are adequately prepared for the meeting on the 25n. Please don't
hesitate to contact me with any questions or concerns you may have. I look forward to working with you as
this project progresses.
Best regards,
Elisabeth Reed
970.479.2454
From: Chris GunionTo: Elisabeth ReedDate: 08/30/2006 1:46:05 PMSubject: Willows redevelopment
Just to follow up with the DRT comments on the fire separation distance to property line for the east and
west sides of the building, maybe remind the architect they are required to comply with IBC table 602 for
exterior wall fire ratings and are limited on opening such as windows per IBC table 704.8 even if they get
approval for a lesser setback per the zoning or SDD.
Thanks.
Chris
f t. , I
ptW@rvt,u{'j . $t'/\'
)l
Re:
August 28,2W6
Ms. Elisabeth Reed
Town Of Vail
Department of Community Development
75 S. Frontage Road
Vail. CO 81657
The Willows Condominiums
Dear Elisabeth,
Under cover of this letter please find the required application materials and documentation for an
application for establishment of a Special Development District and for approval of a
Conditional Use Permit.
Specifically, attached is the foltowing:
o Q copies ofan application narrativee l, sets ofarchitectural plans and a stamped survey. a completed application form and fees in the amount of $6000.0O for the SDD
application and $650.00 for the CUP application. a letter of authorization from the Willows Condominium Association. a copy ofthe title report. selfaddressed stamped envelopes and a conesponding list ofadjacent property
owners
Please call if there is any additional information you need to accept this application as complete
for a work session hearing. We understand that additional information, such as the sun/shade
analysis and a massing model will be submitted prior to formal hearings.
On behalf of Steve Virostek of Triumph Development, LLC and the 26 owners at The Willows
Copy: Steve Virostek, Triumph Development, LLC
Tim Hargreaves, The Willows Condominiums
Gordon Pierce, Resort Design Associates Intemational)t
L'
Wce: 13? Main Street, Suite C-107W E.lu'ards, Colora,,b 816)2 Mail PO. Box 2J18, Edrvards, Colt:rado 81632
Phone: (970) 926-6065 Frrt: (970) 976-6a64 Emnil: rick@pylman com
m Land Title Guarantee Company
CUSTOMER DISTRIBUIION
Date: 08-28-2006
Property Address:
Our Order Number: V50015978
74 WILLOW ROAD / WILLOWS CONDOMINIUM BUILDING VAIL, CO 81657
PYLMAN & ASSOCIATES
PO BOX 2338
(137 MAIN ST., STE. C107W)
EDWARDS, CO 81632
Ath: RICKPYLMAN
Phone: 9?0-926-6065
Fax: n0-926-6M4
EMail: rick@pylman.com
Linked Commitment Delivery
If you have any inquiies or rquire further assistance, please contact one of the numbers below:
For Title Assistance:
Vail Title Dept.
Roger Avila
IO8 S FRONTACE RD W #203
FO BOX 357
VAIL, CO 81657
Phone:970-476-2251
Fax:. 970-4764732
EMail: ravila@ltgc.com
Chicago Tide Insurance Company
ALTA COMMITMENT
Schedule A
Our Order No. V50015978
Cust. Ref.:
Property Address:
74 WILLOW ROAD / WILLOWS CONDOMINII,IM BI]ILDING VAIL. CO 81657
1. Effective Date: August I 1, 2fi)6 at 5:00 P.M
2. Policy to be Issued, and Proposed Insured:
Information Binder
hoposed Insured:
TI{E WILLOWS CONDOMINIIJM ASSOCTATION, INC., A COLORADO NON-PROFIT
CORPORATION
3. The estate or interest in the land described or referred to in this Comnitment and covered herein is:
A FEE SIMPLE
4. Title to the estate or interest covered herein is at the effective date hereof vested in:
TI{E WILLOWS CONDOMINIUM ASSOCIATION. INC.. A COLORADO NON-PROFIT CORPORATION
5. The land referred to in this Commitment is described as follows:
THE WILLOWS, ACCORDINC TO THE MAP TI{EREOF FILED FOR RECORD IN MAP CASE 2, DRAWER
W AND AS DEFINED IN TTIE AMENDED AND RESTATED CONDOMINII,JM DECLARATION FOR THE
WLLOWS RECORDED SEPTEMBER 11, I979IN BOOK 290 AT PAGE 907, COTINTY OF EAGLE,
STATE OF COLORADO.
ALTA COMMITMENT
ScheduleB-Sectionl
(Requirements) Our Order No. V50015978
The following are the requirements to be complied with:
Item (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or
interest to be insured.
Item (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record,
to-wlt:
Item (c) Payment of all taxes, charges or assessments levied and assessed against the subject premises which are due
and payable.
Item (d) Additional requirements, if any disclosed below:
This product is for informational purposes only and does not constitute any form of title guarantee nor insurance. The
liability of the company shall not exceed the charge paid by the applicant for this product, nor shall the company be
held liable to any party other than the applicant for this product.
THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POUCY WILL BE ISSTJED
PI.JRSUANT }IERETO.
ALTA COMMITMENT
ScheduleB-Section2
@xceptions) Our Order No. V50015978
The policy or policies to be issued will contain exceptions to the following unless the same are disposed
of to the satisfaction of the Company:
l. Rights or claims of parties in possession not shown by the public records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct survey and
inspection of the premises would disclose and which are not shown by the public records.
4. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and
not shown by the public records.
5. Defects, liens, encumbrances, adverse claims or other maners, if any, created, frrst appearing in the public records or
attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for
value the estate or interest or mortgage thereon covered by this Comrnitment.
6. Taxes or special assessments which are not shown as existing liens by the public records.o the Treasurer's office.
7. Liens for unpaid water and sewer charges, if any..
. In addition, the owner's policy will be subject to the mortgage, if any, noted in Section I of Schedule B hereof.
9. RIGHT OF PROPRIETOR OF A VEIN OR LODE TO EXTRACT AND REMOVE HIS ORE
THEREFROM SHOI,JLD THE SAME BE FOI,JND TO PENETRATE OR INTERSECT THE PREMISES
AS RESERVED IN UMTED STATES PATENT RECORDED JULY 12, 1899, IN BOOK 48 AT
PAGE 475.
10. RIGHT OF WAY FOR DITCHES OR CANAIJ CONSTRUCTED BY TI{E AUTTIORITY OF T}IE
T]NITED STATES AS RESERVED IN TINTIED STATES PATENT RECORDED JULY 12, 1899,
IN BOOK 48 AT PAGE 475.
11. RESTRICTIVE COVENANTS WHICH DO NOT CONTAIN A FORFEITI,JRE OR REVERTER CLAUSE,
BI.IT OMITTING ANY COVENANTS OR RESTRICTIONS, IF AI{Y, BASED UPON RACE,
COLOR, RELIGION, SE)C SD(UAL ORIENTATION, FAMILIAL STATUS, MARITAL STATUS,
DISABILITY, IIANDICAP, NATIONAL ORIGIN, ANCESTRY, OR SOIIRCE OF INCOME, AS
SET FORTH IN APPLICABLE STATE OR FEDERAL LAWS, D(CEPT TO TIIE H(TENT THAT
SAID COVENANT OR RESTRICTION IS PERMITTED BY APPLICABLE LAW AS CONTAINED
IN INSTRUMENT RECORDED AUGUST IO, 1962,IN BOOK I74 AT PAGE 179.
12. THOSE PROVISIONS, COVENANTS AND CONDMONS, EASEMENTS AND RESTRICTIONS,
WHICH ARE A BI,JRDEN TO THE CONDOMINIUM I,JNIT DESCRIBED IN SCHEDI,JLE A. BUT
OMITTING A}IY COVENANTS OR RESTRICTIONS, IF ANY, BASED UPON RACE, COLOR,
RELIGION, SEX, SEXUAL ORIENTATION, FAMILIAL STATUS, MARI'TAL STATUS,
ALTA COMMITMENT
ScheduleB-Section2
@xceptions) Our Order No. V50015978
The policy or policies to be issued will contain exceptions to the following unless the same are disposed
of to the satisfaction of the Company:
DISABILITY, HANDICAP, NATIONAL ORIGIN, ANCESTRY, OR SOURCE OFINCOME, AS
SET FORTH IN APPLICABLE STATE OR FEDERAL LAWS. EXCEPT TO THE EXTENT THAT
SAID COVENANT OR RESTRICTION IS PERMTTTED BY APPLICABLELAWAS CONTAINED
IN INSTRUMENT RECORDED SEPTEMBER II, I979,IN BOOK 290 AT PAGE 907.
13. EASEMENTS, CONDMONS, COVENANTS, RESTRICTIONS. RESERVATIONS AND NOTES ON
TI{E RECORDED CONDOMINII]M MAP OF THE WILLOWS.
14. TERMS, CONDITIONS AND PROVISIONS OF CABLE TELEYISION EASEMENT AND
MAINTENANCE AGREEMENT RECORDED SEPTEMBER 13, 1994 IN BOOK 649 AT PAGE 837.
15. TERMS, CONDITIONS AND PROVISIONS OF GRANT OF EASEMENT RECORDED APRIL 14,
2006 AT RECEPTTON NO. 200609611.
16. AI.IY AND ALL ENCLIMBRANCES WHICH HAVE BEEN CREA'IED BY THE INDIVIDUAL
CONDOMINII.JM I'NTT OWNERS.
LAND TITLE GUARANTEE COMPANY and MERIDIAN LAND TITLE. LLC
DISCLOSURE STATEMENTS
Note: Pursuant to CRS 10-11-122, notice is hereby given that:
A) The subject real property may be located in a special taxing district.
B) A Certificate of Taxes Due listing each taxing jurisdiction may be obtained from the County
Treasurer' s authorized agent.
C) The information regarding special districts and the boundaries of such districts may be obtained from
the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor.
Note: Effective September l,1997, CRS 30-10406 requires that all documents received for recording or filing
in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom
margin of at least one half of an inch. The clerk and recorder may refuse to record or file any document that
does not conform, except that, the requirement for the top margin shall not apply to documents using forms
on which space is provided for recording or filing information at the top margin of the document.
Note: Colorado Division of Insurance Regulations 3-5- 1, Paragraph C of Article VII requires that "Every
title entity shall be responsible for all matters which appear of record prior to the time of recording
whenever the title entity conducts the closing and is responsible for recording or filing of legal
documents resulting from the transaction which was closed". Provided ttrat Land Title Guarantee
Company conducts the closing of the insured transaction and is responsiblc for recording the
legal documents from the transaction, exception number 5 will not appear on the Owner's Title
Policy and the Lenders Policy when issued.
Note: Affirmative mechanic's lien protection for the Owner may be available (typically by deletion
of Exception no. 4 of Schedule B, Section 2 of the Commitment from the Owner's Policy to be
issued) upon compliance with the following conditions:
A) The land described in Schedule A of this commitment must be a single family residence which
includes a condominium or townhouse unit.
B) No labor or materials have been furnished by mechanics or rnaterial-men for purposes of
construction on the land described in Schedule A of this Commitment within the past 6 months.
C) The Company must receive an appropriate affidavit indemnifying the Company against un-filed
mechanic's and material-men's liens.
D) The Company must receive payment of the appropriate premium.
E) If there has been construction, improvements or major repairs undertaken on the property to be purchased
within six months prior to the Date of the Commitment, the requirements to obtain coverage
for unrecorded liens will include: disclosure of certain construction information; financial information
as to the seller, the builder and or the contractor; payment of the appropriate premium frrlly
executed Indemnity Agreements satisfactory to the company, and, any additional requirements
as may be necessary after an examination of the aforesaid infornration by the Company.
No coverage will be given under any circumstances for labor or material for which the insured
has contracted for or agreed to pay.
Note: Pursuant to CRS lGl l-123, notice is hereby given:
This notice applies to owner's policy comrnitments containing a mineral severance instrument
exception, or exceptions, in Schedule B, Section 2.
A) That there is recorded evidence that a mineral estat€ has been severed, leased, or otherwise
conveyed from the surface estate and that there is a substantial likelihood that a third paay
holds some or all interest in oil, gas, other minerals, or geothermal encrgy in the property; and
B) That such mineral estate rnay include the right to enter and use the property without the
surface owner's permission.
Nothing herein contained will be deemed to obligate the company to provide any of the coverages
referred to herein unless the above conditions are fullv satisfied-
Form DISCIOSURE 09/0L/02
JOINT NOTICE OF PRIVACY POLICY
Fidelity National Financial Group of Compenies / Chicago Title Insurance Company
Security Union Title Insurance Company arrd Land Title Gumantee Company
and Meridian Land Title, LLC
July 1, 2001
We recognize and respect the privacv exDectations of todav's consumers and the reouirements of aoplicable federal and
state pritacy laws. W-e believe that rirakiie vou aware of liow we use vour non-pubfic oersonal inf6imation ("Personal'Information-"), and to whom it is disclosed,'wil[ form the basis for a r6lationshii of trult between us and the-public
that we serve. This Privacy Statement provides that explanation. We reserve ttr6 right to change this Privacy'
Statement from time to tinie consistent'with applicable privacy laws.
In the course of our business, we may collect Personal Information about you from the following sources:
* lrom applications or other forms we receive from you or your authorized representative;* Erom ybur transactions with, or from the services Seing p6rformed by, us, our affiliates, or others;* rrom our lnrcmet web sltes:* Fro.m the public records maintained by govemmental entities that we either obtain directly from those
entities, oi from our affiliates or otheisi and* From consumer or other reponing ageni:ies.
Our Policies Regarding the Protection of the Confidentiality and Security of Your Personal Information
We maintain physical, electronic and procedural safeauards !o Drotect vour Personal Information from unauthorized
access or intrusfon. We limit access t6 the Personal liformation only t6 those employees who need such access i4
connection with providing products or services to you or for other lEgitimate busines's purposes.
Our Policies and Practices Regarding the Sharing of Your Personal Information
We may slare your Personal lnformation with our affiliatcs, such as insurqnce companies, agents, and other real
estate settlement service providers. We also may disclose your Personal Informatiori:
* to agents, brokers or representatives to provide you with services you have requested;* to tliird-party contractois or-service proliders who provide servicd,s or perforni mark6ting or other
function's on our behalf: and* to others with whom wd enter into joint marketing agreements for products or services that we believe you
may find of interest.
In addition, we will disclose vour Personal Information when vou direct or eive us Dermission. when we are reouired
by law to do so, or when we suspect fraudulent or criminal aciivities. We alSo mav disclose v6ur Personal
Liformation when otherwise peniritted bv applicable Drivacv laws such as. for exainple. wheir disclosure is needed
to enforce our rights arising out of any agre'e'ment, trlnsaction or relationship with ybu.
One of the important responsibilities of some of our affrliated companies is to record documents in the public
domain. Such-documents' may contain your Personal Information. '
Right to Access Your Personal Information and Ability to Correct Errors Or Request Changes Or Deletion
Certain states aford you dre right to access your Personal lnformation and, under certain circumstances, to find out
to whom vour Persorial lnform-ation has been disclosed. Also- certain state6 afford vou the risht to reouest
correctioti, amendme^nt or deletion of your Penonal lnformation. We rcserve the right, wherE perminbd by law, to
charge a reasonable fee to cover the costs incurred in responding to such requests. -
All,requests submitted to the Fidelity National Financial Group of CompanieVChicago Title Insurance Company
shall bb in writing, and delivered to'the following address:
Privacv Comoliance Officer
Fidelit'v Nati6nal Financial- Inc.
4050 Calle Red. Suite 220-
Santa Barbara, CA 931 10
Multiple Products or Services
If we prov_ide yog wjth more than one financial product or service, you may receive more than one privacy notice
from us. We airologize for any inconvenience this may cause you.
Fo]]n PRw.mL.CHI
rc(
August 16,2006
Mr. George Ruther
Town of Vail Community Development Department
75 South Frontage Road
Vail, CO 81657
Re: WillowsCondominiums
Dear Mr. Ruther:
The purpose of this letter is to provide authorization for Triumph Development LLC to represent
The Willows Condominium Homeowners Association with regard to Town of Vail review of the
attached application for a new Special Development District. By the signature below such
authorization is granted.
Sincerely,
President
Willows Condominium Association
\TILLOV/S
(:()NDOMINIUMS
74 \Uillow Road, Vail, Colorado 81657 . 888-WILLO\(/S (945-5697\, 970416-2233' 97A476-5714 {ax
email: sales@u'illou'scondos.com' wuv.willowscondos.com
'6Csr
RIVA RIDGE SOUTH
ISSTIES TO BE RESOLVED
WITH
TRII.JMPH DEVELOPMENT' S
PROPOSED
WILLOWS REDEVELOPMENT PLAN
: 1v1emo To: Mr. George G. Ruther, Chief of Planning, Town of Vail
From: Ivan M. Popkin, President of Riva Ridge South Condominiums
s Date: August 11,2006
l. How will the requested variances from the Town's setback, impact the Riva
Ridge South building?
We have contracted for a new survey and pinning. We would expect that
Triumph will need to do the same. We would then want to match up our building
with the new Willow's proposed development to see exactly the relationship of
their final building plan on our Westerly side. This is critical to all Westerly RRS
owners facing the Willow redevelopment. This may entail views from each
apartnent.
What future effect will these variances have on any development that Riva Ridge
South may entertain for their own building?
2. How will both the demolition and construction phases of the Willows project
affect the structural integdty of Riva Ridge South?
3. How will both the demolition and construction phases of the Willows project
affect the viability and health ofthe existing trees and shrubs on any ofthe
present green space between the two buildings of Riva Ridge South?
The above arre some of the initial issues that confront the constituency of Riva Ridge
South at this time.
&
)o
I will be in Vail through Labor day. You can reach me for any reason at
476-2231-ext.670. I may also be reached by email at whalei@aol.com
After Labor day I can be reached at:
GP Development Corp.
The Pavilion, Suite 700-40,
261 Old York Rd. Jenkintown, PA 19046
or by phone at 215-886-1136.
Email is the same.
Thank you for your interest and time.
{