HomeMy WebLinkAboutVAIL VILLAGE FILING 1 BLOCK 5D LOT M O VAIL VILLAGE INN PHASE 4 AKA VAIL PLAZA HOTEL SEBASTIAN 1999 BACKGROUNDVo,/t/4f*
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WESTSTAR BANK BLDG.
lM SOUTH FRONTAGE ROAD WEST. SUITE 204
vAu, coLoRADo 81657
TELEPHONE (gzt) 475-OW2
FACSIMILE (9m) 476-{XB9
BnnEY & PTTERSoN
A PnorsssroNar. Conronemon
ArronNeys Ar Lew
LINCOLN CENTER
1660 LINCOLN STREET, SUTrE 317s
DENVER, COLORADO E0254
TELEPHONE (303) E37-165O
FACSIMILE (303) &r7{X'97
MEMORANDUM
P.O. BOX 449
iT29 EDWARDS ACCESS ROAD. SUITE 203
EDWARDS, COLORADO 81632
TELEPHONE I97OI 92G9255
FACSTMILE |Bml9264298
TO:
FROM:
DATE:
RE:
George Ruthem
Jay K. Peterson
December 16,1999
Vail Plaza Hotel
Dear George:
During the Town Council work session of December 7,1999, various questions were
asked by the Town Council, the following are our responses to those questions.
Ouestions from Rod Slifer
l. Trafhc. Rod raised a concern about the traffic generated by our project on Vail
Road.
Before finalizing our redesign ofthe hotel by shifting our entrance from the South
Frontage Road to Vail Road our traffic consultant prepared his recommendations regarding the
level of service currently on Vail Road and the level of service after the construction of the hotel.
Those conclusions are found in our comprehensive traffic study. No left turn lane was
necessary.
We have, however, provided a plan showing a left tum lane into the hotel and the
impacts to our site should such lane be needed in the future. The traffic consultant will be
available on December 21, 1999 to answer any questions regarding his study.
2. Loadine and Delivery. Rod also raised a concem about the way on loading and
delivery is being handled. The loading and delivery area was totally redesigned from the
previous proposal. The architects, traffic consultants and the Vail public works department
worked through various designs with the final design meeting the zoning and public works
criteria. The traffic consultant will address the impacts to the Frontage Road and the possible
conflict between the shared access with Phase III and the loading area.
3. Austria Haus. Rod also questioned the Austria Haus occupancy numbers.
The staffhas verified that the "fractional fee" occupancy rate exceeds 90Yo.
Ouestions from Diana
1 Gateway Zoning. The Gateway site was originally zoned Heavy Service with no
permitted uses, no general commercial uses, no residential density, twenty foot setbacks and a
maximum height of 35 to 38 feet. During the SDD process, the underlying zoning was changed
to allow for general commercial uses and residential uses. The SDD process does not allow for
uses outside the underlying zoning and therefore the underlying zoning was changed to the CCI.
Obstructed views from the 4-way stop was also a concem of the town staff and town consultant.
A further encroachment was later allowed after completion of the building.
Prior to the sale of any unit in the Gateway, the new owner has been put on notice that he
has no claim or right to an unobstructed view across the VVI properfy. (See attached
Encroachment and View Agreement).
2. Sun/shade on the Frontage Road. The new building will have an impact on the
Frontage Road as any building would in mid-winter. We have mitigated this impact by
providing heated walkways, Ioading and exit ramps.
3. Trash and Recycling. The trash and recycling is being provided for in the loading
and delivery area. Recycled materials need not be picked up on a daily basis.
4. Vail Road Traffic - See above comments.
5. Employee Housins. Diana suggested that employee housing is best provided in
town. The applicant's preference is to locate all housing in the Town of Vail, if feasible. We
believe flexibility is needed because ofthe lack ofprivate land, properly zoned, in the Town of
Vail.
Trees. The trees near East Meadow Drive bus stop can remain.
Ouestions from Sybil Navas
Vail Road Traffic - See above comments.
Employee Housine - See above comments.
6.
-2-
3. Lefttum from loadine area.
- See traflic report
- Consultant will be present
- See above comments.
4. View over the Gateway. The mountain view over the land under the Gateway
building has been a long discussed topic over the years. Prior to the Gateway building being
constructed and the round-a-bout replacing the 4-way stop, all plans for the VVI site have
respected the view in that area. There was never an established "view corridor" as we have in
the other parts oftown and consideration was given to establishing such a view corridor, but was
rejected. The Gateway building and the round-a-bout make the point moot.
Ouestions from Ludwis Kurtz
1. Vail Road Traffic - See above aomments.
2. Employee Housinq - See above comments.
Ouestions from Greg Moffett
1. "Fractional Fee" Capital Improvements. The "fractional fee" owners will be
responsible for their fair share of capital improvements, but to the extent allowed by the
Colorado Common Interest Ownership Act the owner of the hotel portion will control the
expenditures for capital improvements.
Ouestions from Kevin Foley
1 . Parking. The number and location of handicap spaces will be according to law.
2. Phase III Parking. Ifthis project is approved, discussions with Phase III owners
to eliminate the East parking ramp will be instigated.
3. Employee Housing - See above comments.
Ouestions from Chuck Oeilby
l. Employee Housing - See above comments.
2. Trees by bus stop - See above comments.
-3-
All questions asked by the public will be answered during the meeting.
Attachment
A-.+-
Princed by George Ru ther 9/22/99 11:4Oam
From: Garl, Goodel l
To: Georg'e Rr.rCher
Subj ec.t. I Vail Plaza HoLel
===NoTE::: =::-9 /22/9 9=11 ! lBam::CC: Mike Mcq:ee
Hef, ceorge :Jlr.st a cor-rtr)]-e of thouqhts, posL DRT:
1) Mike Mccee rea111' wasn'L scretchinqtsoo much on t'tte pedestrj-animprovements. The UBC does recmiretshat the e)<it.s dischal9.e saf e11z all Lhewal,r Lo a 'rpublic waL,,, which i.scommonllz constrLred tro be a publicstreet. MaL or maf. not' ult-imat'e].lr he]-pmucfr with ttre who,s re.sponsible f orwhat. 1mprovements issr_res, buts iL is iarequirement.
2) I'Canl.ons " or no, Lhe applicanLsmu.sL adhrere to t.he exLeri"or wafl andopeninq' prot.ection re<tr1rirement,s of ttreUBC based on proximitf/ !o propertl.lines. so, genera]-Ll., any walls lessttran 5 feet. from propert-l, 1ines must. benoncomb\r.s t. iLrl e 4 -hor,rr f ilre,resistiweconst truct.i on wiEh no open ing.spermit.t'ed. Openinqs are permitted aCmore Lfran 5 ft. from propertfr lines,but must be prot'ect.ed if less t'han 20feee from propertsy 1ines, wtsIich mearrswindows can,C be openable and wou].dtralre hre some sort of e)<'ensivefire-raLed mat'eriat. For all pract.icalpurtr)oses, open1ngs need to be at' 1easE20 feet- from property tines before t.heycan be r'torma1 openat)le non- ratedwindows or doors -
3 ) TLrose sfrirrgles on Lhe roof are noLpermitt.ed to l>e wood shakes, ewen iftshef/ are fire- retardan|] - ereated- sohopefu].]-y tfref/'re proposinq some ot.hertfrpe of Class ,'A" roof correrincrmateria]. -
Page: 1
.
Building Safety &
Inspection Sewices Division
TO:
FROM:
DATE:
RE:
MEMORANDUM
George Ruther, Senior Planner
Gary Goodell, Chief Building Official
October 7,1999
Building Code Requirements, Vail Plaza Hotel
l)
2)
3)
4)
5)
6)
7)
I have reviewed the Preliminary Code Review prepared by Zehren & Associates , dated9l28l99. The
1997 Uniform Building Code (UBC) classifications and requirements that are cited in the code review
appear to be accurate, but the conceptual design ofthe complex itselfdoes not appear to meet some of
these minimum requirements.
The Building Safety & Inspection Services Division has a number of concems. Some of the adopted
model code requirements listed below will have an immediate effect on the design of the project. Others
should be kept in mind as construction documents are developed. The general areas of concem are listed
as follows:
Exterior Wall and Opening Protection Based on Location on Property
Projections From Exterior Walls
Protection of Walls and Openings in Court(yard)s
Use of Combustible Materials on Exterior Walls
Roof Covering and Roof Assembly Materials and Construction
Exit Discharge to Public Way(s)
Specifi c Atrium Requirements
-Separations between Atrium and Other Areas
-Smoke Control System
-Limits on Combustible Furnishings
-Special Alarm, Sprinkler System & Means of Egress Requirements
Use of Combustible Materials on Interior
l) Exterior Wall and Opening protection Based on Location on pronerty. The intent of the Uniform
Building Code (UBC) in requiring higher fire-resistivity for exterior walls and limiting openings in those
walls as they approach property lines or other buildings on the same properly is to limit the spread of fire
from one building to another. The protection is achieved passively, by resorting to noncombustible
materials, higher fire-resistivity of exterior wall assemblies and either protecting or prohibiting openings
in walls as they are located closer to property lines or other buildings.
8)
The exterior wall and opening protection requirements found in Table 5-A of the UBC are based upon a
combination of the occupancy, the type of construction and the proximity of the building to properly lines
or other buildings on the same property.
In the case of the proposed Vail Plaza Hotel, the requirements are, from a practical standpoint, the same
for all of the occupancies. Openings located less than 5 feet from property lines are not permitted.
Openings located less than 20 feet from a property line or from an imaginary property line established
between separate buildings located on the same property must be "protected." This means, per Section
503.2.2 and footnote 5 to Table 5-A, respectively, that openings located less than 20 feet from the
property line must not exceed 50 percent of the wall area and must caffy a three-fourths-hour fire-
protection rating. Thus, any window or door assemblies that are located less than 20 feelfrom a property
line or less than 40 feet from another building on the same property are required to be protected and must
either be fixed (non-openable) or must be self-closing or automatic-closing assemblies.
There are at least two outright conflicts with these requirements:
a) Ground Floor Retail or Other Commercial Spaces. These areas are, by their nature, typically very
open, with large, unprotected (non-rated) window and door openings. Iflocated less than 5 feet from
the property line, these openings would not be pemitted. If located less than 20 feet from the
property line, these openings would be required to be protected. lt is unlikely that windows for retail
spaces could occupy less than 50% of the area of the wall in which they are located and be %-hour
rated assemblies.
b) Residential Units (Hotel Rooms, Condominium Units) Below the Fourth 14t) Story. These areas
are required, by Section 3l0.4, UBC. to have an egress window or door opening directly to the
exterior. A self-closing,l/t-hovr door could meet the egress requirement as well as the requirement
that openings in the exterior wall located less than 20 feet from the property line be protected. A
window being used to satisfy the sleeping room egress requirement could not, however, meet the
protected opening requirement. Any windows located more than 5 feet, but less than 20 feet from a
property line would need to be fixed, 3/q-hour rated assemblies, and thus could not simultaneouslv
meet the egress window requirement.
,r\*'F*>trF,$******:F,F,t ********{<t<{.{.+,&***************t(**,F,F,F,Fd(,f ,f **r.*********++**+*************
IMPORTANT NOTE:
ITEMS 2-8 AS LISTED ABOVE HAVE NOT YET BEEN ADDRESSED IN THIS DRAFT
>F**************{.***,F'k'k***********----?:-:y-YHI**********>F:r:r< x* * * *+:F+ * ******{r**{rr.{.*{.{.
In discussions with Mike McGee, Fire Marshal for the Town of Vail, he has stated that, in his opinion, a
qualified fire protection engineer is required as part ofthe design and construction team for this project. I
am in complete agreement with the fire marshal for two basic reasons:l) The complexity of the project, in terms of the minimum building code requirements for the highest
type of fire-resistive construction, an automatic fire sprinkler system throughout, a smoke control
system and other special requirements for the atrium, etc., and
2) The potential for the need to design other complex assemblies and systems that are alternative
equivalents to prescriptive minimum code requirements that will function at least as well and fully
meet the intent and the fire and life safety objectives of the building code.
I would be happy to sit down with the design team to provide more specific detail regarding these
minimum code requirements and perhaps arrive at some ideas for acceptable solutions. Mike McGee has
also stated that he would like to be a participant in such discussions.
GRG:grg
B
s
'Vi'-.
(.os) cYou rv
9701949-0ss5
Vail Plaza Hotel willput employees on site
By Tom Winter ees livnJg {l lown€adier in the meeting,
recounting his early days in Vail.
'We made moiey in the dav and ar
night we spenr ir in the rown whin I was
rn, my 20s." Sraufer said. .The people
who work with us should be able'to live
with us."
Foley, one of the two council nsn_
bers who opposed the poject said size
fbctors, left him -feeling
-the
buitding
i.1;JtffHg.H:-ffi ,ii*T'*: :ll{tFit';iffi *,, o.u, .
ieaaine wih n"6;;ii' " "* '' '""' wru.1e"'he sgrd Tuesday.
.*m"lm;.'K.;f".ifrLf'.T *, i"J;#T ['*l'ffTJ,'#i*
mind. She saidfrre"ri"r
""in. oi"ir"t" ryJ:fg Y: wouldn't be building po-
hTTlil'#Jr,fJl{ ffi.'#'ffi rtfi**}+il;;;
Tuesday. Navas said rhe emprovr holcl's orisinal ar
r<rno hm,,_hr u^. ,.-^,. ,^ ,i- _- ie thc Vail Gltewayhousing. broughr her uacL ro m'e pro_ ;j, i#i"Til';fft Hraza bur,dins I
lt:gl:'S "l $rnk ir's an impmveo pnr Town Councit ;,,1-, ,"""*lj*lj*ii rtirjal-'" ,. 5 4Ir ulrPruveo p'* Py gry* ona a aeuetop"r to in an
,lgfru[,m-*X#t'#t*: ;fS $fl[-i,T,ffii#"":'"f t;
iriy r,.i*it
/"",i.i"#ff#r#'ffi ,,.#,i*fiffi y"T"Hi ffiH SSr€c€ndy wenmo whistler in cl,iada wirh ;G;til tii;;riii iftlih, m* *nseveral members of VarJ's Communiry in neU,1,ary. ;{f,i ffiin" ttrrusr [of theTask Fmce as an ambassador of VaiL ,r{f i, !".
,g"_!
til" coffi toteview,*rc-- One element of Whistler,s success, actiffr of fte Town Courrcil.,,
f"T;Ti,ii.ril percent or emplovees Hot"t a'u'iop.i"ire"i.nting ro,
r-ongtir vu,r r.sident Joe Staurer 3:1ffi'&|it1r1'#l#?*trtr:voiced the sane opinion about emproy_ srxnnrer.
Dait Staff Writer
_ VAIL - In a case of cleia vu. the Vail
I!3 gorel *as approuud'again by th"
I own'Uouncil Tuesday nisht.
The hotet was firu apfrved in FeF
ruary. Lbuncil members, led by Chuck
(). $tby, decided to put a stipulation onhe approval that developers- still had top1e lack with employee housing for
lne rrotel.
. .l!9 housing-could have beenon_sire,
m. va or out oI town. The council, notmuong words, said co ectively it wanr_
ed tro se€ the housing on_site ifit all pos_
srble.
Alier nnnths of looking ar iL devel-opcr Waldir prado's tearn' came back
wrth. what will be the final plan for theemptoyee unirs. Thc proiect has been
lauded by Vail entrepieneurs and busi_
ness owners since *F beglnning. It also
nao-some village homeownen snarling.
, B.ut rhe. addition of fre employ&
l-o51S.,oruts reeqed o sofien tliu pm
Ject to the council members, who allexpressed their appretiation of hado
ll-cgmnanV's elTort trc pur employeesfi lne hotel.
. . It ev5n blcuglt one council member,
Mayor Pm-Tem Sybi ll Navas. back over
ro me $de olacquiescence, tninging thevob to +2 (Dana Dqn6yan anl K.vi rr
z
Chuck-' l. exnal [a+- t*r. h,p*l Lmn
5vo 5,8.
Rd' Cot.';ecr.s t.,r.clry''yr,i l\tr,et o,l Co'loiho.r'.i bJlU *Uo-g l,/trres r'ror-r ttrro
+? il^oge:roarmtta rui *ft
{bit . \ce*a wf Fod orr lorrr*t., l;k6 c,.rpolr*; har.,lrl i.t *' o'V'i
-_->
tA4vrrt . anqa <1.
t-vorrq *ooog13t vrr"'l PJ; ?otfa6;t,' e*(furJ d/-'. i 6rth':pico r.rl LID;
FrP' ]ra-s. i,.r . T.O.V. {t orrf or *'o'V. ;
X 3' +ie dil tue eaqP. lrou6"rq
C*neV*rk- +o To,^rJ vrf riooco rc{tr tl.*.
ffi"t o"*sioa *'o.rl. # 7 Co,roiko^l oe fpvu
.Z ?,'Reb€s,,ilel sioE'unttc to fiiiut,ntiLe fttn-t*€-
C",;rho.J: Ro'ro i^p. i mfr^; ili?a l*tDscr*pe,
/ 3. fll$ur- ,*Le-vitteducn- fuAlv€w ,++"p tro.',e*.
I\ q,@ d tD b-:tJ 38 scv*# e- Lg & eA.
od---+
T>iAdA - \ievl fuivc trlte ++"+t1- vfAr, Ai*si Aye vr/?o,+o
Co,roiho.rl *at,= i,'re tl,&ybe *ffiqci*4e fua +ltr': twresi
.z s +:ui- of f'p*i ?A\r6€s g !g- or teoi e1fl.a1!e.
h".ri1 -iu.fur^r./;
'g@:^=_gl"
" ce*rr-#; hrl'i;+1.
No F€rtde o? ua"'c-ffi i aiq.r$ foe crnhrre.
olral__.,,'---+, -\i ftrrr.e 5p*ez +oo' Srnr+J.-i Co'z&,et -l SgrbrRc.t,=.
' h,rr:lco skAl1bJ
Vail Gateway Proposal Heavy Service District . -
Floor Area COrtlt'tr. ' @tifr, C. N/A (is apptied by CUP)"Retail 11,200 sq. ft.
Retail/Commercial 3,900 sq. ft.Office 4,900 sq. ft.Residential 12,000 sq. ft. (13 DU)
Sloping Roof - 38 ft. b.7-|'4 '
Flat Roof - 35 ft. F lcl'
Building heightEast 62tt.west 57 ft.
4-way intersection 57 ft. and 52'ft.
Lot Area 23,928.3 sq. ft
Site Coverage 60/o or 14,357 sq. ft.
Parking' 75 covered spaces
Uses
Aecess' off-€++aifR€€d
10,000 sq. ft of buildabb area
75/, ot 17,946.2 sq. ft.
per Title 12, Chipter 10
3 surface spaces
as specified wirhin cc1 :ffirffi1,:,r;iffffi'. I
"J [:,"'r, l
)
ZONING
18.20.110 Site coverage.
Site coverage shall not exceed fifty-five percent of the total site
area. (Ord. l7(1991) $ 6: Ord.8(1973) g 6.507.)
18.20:130 landscaping and site development.
At least thirty percent of the total site area shall be
landscaped. The minimum width and length of any area
qualifying as landscaping shall be fifteen feet with a minimum
area not less than three hundred square feet. (Ord. 19(1975)
$ 7 (part): Ord. 8(1973) $ 6.509.)
18.20.140 Parking and loading
Off-street parking and loading shall be provided in
accordance with Chapter 18.52. At least seventy-five percent of
the required parking shall be located within the main building
or buildings and hidden from public view or shall be completely
hidden from public view from adjoining properties within a
landscaped berm. No parking shall be located in any required
front setback area. (Ord. l9(1975) $ 7 (part): Ord.8(1973) $
6.s r 0.)
Chapter 18.22
PUBLTC ACCOMMODATTON (pA) DTSTRTCT
Sections:
18.22.010 Purpose.
18.22.020 Permitted uses.
18.22.030 Conditional uses.
18.22.040 Accessorv uses.
18.22.050 Lot area and site dimensions.
18.22.060 Setbacks.
18.22.080 Height.
18.22-090 Density control.
18.22.110 Site coverage.
18.22.130 Landscaping and site development.
18.22.140 Parking and loading.
(Vail 4-7-92)
J38
PIJBLIC ACCOMMODATION (PA) DISTRICT
18.22.010 Purposri.
The public accommodation district is intended to provide sites
for lodges and residential accommodations for visitors, together
with such public and semipublic facilities and limited professional
offices, medical facilities, private rccreation, and related visitor-
oriented uses as may appropriately be located in the same district.
The public accommodation disuict is intended to ensure adequate
light air, open spac€, and otber anrenities conrmensurate with lodge
uses, and to maintain the desirable rcsort qualities of the district by
establishing appropriate site development standards. Additional
nonresidential irks-are permitted as conditional uses wtrich enhance
the nanrre of Vail as a winter and summerrecreation and vacation
community, and where permitted are intended to function
compatibly with the high-dersity lodgng character of the district.
The public accommodation district is intended to provide sites for
lodgrng units at densities not to exceed twenty-five dwelling units
per acre. (Ord. 30(1977) E7; Od. 8(1973) S 7.100.)
L8.22.02O Permitted uses.
The following uses strall be permitted inthe PA disrrict:
A. todges, including accessory eating, drinking, rccreational or
retail establishments located within the principal use and not
ocsupymg more than ten percent of the total gross residential
floor area of the main strucnrre or struchrrcs on the site;
B. Additional accessory dining arcas may be located on an outdoor
deck, porch ortenace.
(Ord. 37(1980) $ 7; Ord. 19(1976) $ 8 (part): Ord. 8(1973) $
7.2W.)
18.22.030 Conditional uses.
Ttre following conditional uses shall be permitted in the PA
disuict, subject to issuance of a conditional use permit in
,accordance wittr the provisions of.Chapter 18.60:
A. Professional and business offices;
B. Hospitals, medical and dental clinics, and medical cerlters;
C Privae cluts and civic, cultural and fratemal organizations;
D. Ski lifts and tows;
)
339 (vdl 9.29.92)
ZONING
E. Theaters, meedng rooms, and convention facilities;
F. Rrblic or commercial pa*ing facilities or srucurcs; ,
G. Pnblic transponation terminals;
H. Public utility and public service uses;I. Public buildings, grounds and facilities;J, Rrblic orprivate schools;
K. Pubtic park and recreation facilities;L. Ctrurches;
M Eating, drinking, recreational, or retail establishments not occu-
pying more than ten perc€nt of the total gross residential floor
area of a main structure or structures located on the site in a
nonconforming multi-family dwelling;
N. Major arcade, so long as it does not have any exterior frontage
on any public way, street, walkwan ormall area;
O. Bed and breakfast as furtherregulated by Section 18.58.31qP. Tlpe III EHU as defrned in Section 18.57.060:
Q. Type MHU as defined in Section 18.52.020.
(Ord. 8(1992) $ 19 ord. 3t(1989) $ Z: Ord. 3(1985) g l: Ord.
27(1982) gl(b): Ord. 6(1982) g 8a: Ord. 8(1981) g 2: Ord.
26(1980) $ 2 (pan): Ord. 8(1973) $ 2.300.)
18.22.040 Accessory uses.
The following accessory uses shall be permined in the PA
disrict:
A. Swimming pools, tennis courts, patios, or other rccreation
facilities customarily incidental to permitted lodge uses;
B. Home occupations, subject to issuance cif a home occupation
permit in accordance with the provisions of Sections 18.58.130
through 18.58.190;
C. Other uses customarily incidental and accessory to permined or
conditional uses, and necessary forthe operation thereof;
D. Minor arcade.
(Ord.6(1982) $ 8b: Ord. 8(1973) $ 7300.)
18.22.050 Lot area and site dimensions.
The minimunr lot or site area shall be ten thousand squarc feet
of buildable area and each site shall have a minimum ftonuge of
(vail9-29-92)
m
PUBLIC ACCOMMODATION (PA) DISTR ICT
thirty fe0t. Each site shall be of a size and shape capable of
enclosing a square area eighty feet on each side within its boun-
daries. (Ord. 12(1978) $ 3 (part).)
..
IE.22.060 Setbacks.
In the PA district, the minimum front setback shall be twenty
feet, the minimum side setback shall be twenty feet, and the
minimum rear setback shall be twenty feet. (Ord. 50( 1978) $ 2
(pan).)
18.22.080 Height.
For a flat ro6f or mansard roof, the height of buitdings shall
not excbed forty-five feet. For a sloping roof. the height of
buildings shall not exceed forty-eight feet. (Ord. 37(1980) $ 2
(part).)
f8.22.090 Density .control.
Not more than eighty sqluare feet of gross residential floor area
(GRFA) shall be permitted for each one hundred square feet of
buildable site area. Not more than eighty square feet of gross
residential floor area shall be permitted for each one hundred square
feet of buildable site area for any conditional use as listed in Section
18.22.030. The total density for permitted uses, conditional uses,
and accessory uses shall not exceed eighty square feet of gross
floor area for each one hundred square feet ofbuildable site area.
Total density shall not exceed twenty-five dwelling units per acre of
buildable site area. (Ord. 50(1978) $ lg(part); Ord. 12(1978) $
2(paft).)
18.22.110 Site coverage.
Site coverage shall not exceed fifty-five perceil of the total site
area. (Ord. 17(1991) $ 7: Ord. 8(1973) $ 7.507.)
,18J2.1,3O' Landscaping..and site development.
At least thirty percent of the total site area strall be landscaped.
The minimum width and lengh of any area qualifying as
landscaping shall be fifteen feet with a minimum area not less than
three hundred square feet. (Ord. 19 (1976) $ 8 (part): Ord. 8
(1e73) $ 7.50e.)
(Veil 4-7-92)
l
340-t
CoMMERCIAL CORE I (CCl) DISTRICT
18.22.140 Patking and loading.
Off-streei parking and loading shall be provided in accordance
with Chapter iS.SZ. At least seventy-five percent of the required
parking s-tratt be located within the main building or buildings and
iriaaen from public view. No parking or loading area shall be
located in any required front setback area. (Ord. 19(1976) $ 8
(part): Ord.8(1973) $ 7.510.)
ChaPter 18-24
COMMERCIAL CORE 1 (ccl) DISTRTCT
Sections:
18.24.010
t.8.24.020
18.24.030
18.24.040
18.24.0s0
I t.24.0s8
18.24.060
18.24.065
Purpose.
Permitted and conditional uses-Base-
ment or garden level.
Permitted and conditional uses-First
floor or street level.
Permitted and conditional uses-Second
floor.
Permitted and conditional uses-Above
second floor.
Reserved.
Conditional uses-GenerallY.
Exterior alterations or modifications-
Procedure for the commercial core 1 zone
district.
Conditional uses-Factors applicable-
Accessory uses.
Lot area and site dimensions.
Setbacks.
Height.
Density control.
Reconstruction of existing uses-Gener'
ally.
Site coverage.
18.24.070
18.24.080
18.24.090
18.24.100
18.24.t20
'"-18.24:130
t8.24.140
18.24.150
AI
(vail 4-5-94)
ZONING
tg,24.L7n
18.24.180
18.24.190
t8.24.200
18,24.220
Landscaping'and site development.
Parking and loading.
Location of business activity.
Reconstruction of existing uses-Com-
pliance with certain standards required.
Adoption of Vail Village urban design
guide plan and design considerations.
18.24.010' Purpose
The commercial core I district is intended to provide sites
and to maintain the unique character of the Vail Village
commercial area, with its mixture of lodges and cbmmercial estab.
. lishments in a predominantly pedestrian environment. The com-
mefcial core I disrict is intended to ensure adequate light,
air, open space, and other amenities appropriate to th; permiited
types of buildings arid uses. The district regulations
)
(vsil 4-5-94)
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1999 8:34Al{ ZEHRE}I AND ASS0clA N0,9651 P, 2/10
From:10?0
Vdl.Vi[as'G_IE!
Preliminarv Codc Revicw
Zehrcn ald Associates. Inc.
SeptemberSS, 1999
Underlvins Zorjuq -lPublieAesonxldation
Permithd Uscs. lodges
Coudltionrl Usrs, Theaters, Mecting roonr, Convanioa Facilitiss,
Public or conuercial Parking Facilitics.
Retai[ Eatirrg, Drinlcirg, Recreational uses not excr:cding 100/o of oul CRFA of the rpaiu
ssucffiss.
Major Arcade, so long rs it docs not hrve ary enerior ftonhge on any public vaF sutet, or
wslkwly.
Type III EIIU.
Typc IV EHU.
Acccsoory Ures. Swiruring poolq patios, or other recreational frcrlities custornarily incidcarrl m permitH
Lodge Uses,
Lot Arer 10,000 sq- ft- rninirurn-
30 ft. r:dnimm strcet froahga
$ize and sbapc caprblc ofcnclosing a square cighty fcd m cach sidc.
Sctbacks. 20' front sctbflck.
20' side sclback.
20''rcu setbacl,,
45' Oat roof-
4E' sloped roof-
E0 sq. It GRFA per 100 sq. ft. ofbuildable sirc a*r.
25 dwclling uniu pct actt ma:rinurn
Sitc Covcpege. 55% oftor.l sira srca.
I
Lrndecefling. 3004 of the toul sits rea-
l5 ft mininum widh auil length to bc incluilcd"
300 sq. fu miduun uca h be iDsludcd.
Perking Pcrchapbr 18-52.
No parking or loading in ihc front retbrck area.
Desiqn Critc_ria - Sp€cisl Develonment Dislrict
A. Dcsign ccrpaotility with imncdiate fivirorurrdt, ncigl$orhooq Bnd adjacet propctries rtlstivc to
rrcNtcctural design scalc, bul\ building heigb! butrtr eones, idedtity, chancter, vi$ual idsttity etd
chrnctcr.
B. Uses, acrivity, and denrity which pr$vide a compatible, efficicnt and wo ablc rebtionship with
srurouading uscs,
C- Compliancc wirh parking and loadiry ftquiftdrats.
Ueight.
Demity,
l.Sep.29. 1999 8:344M ZEI|REN AND ASSOCIA
CrmuP
A-2.1
A.3
Ssnrrrtiot
No Requircnctds
Onc Hour
OrcHour
One Hour
OneHow
Oae Horu
No Rcquircocnts
No Requirurrns
Ole Hour
orrcHour
One Hour
D. Conformity with applicable etenenrs of tre Vail comprcheosive pla4 mwn policies, and urban design plans.
E- tdcntifrcation and mitigation ofnanrral andor geologic hazards that allcct fre property-
F. Sitc plaq building dcsign, locdion, and opro space provisions designcd to producc r firncdonal dweloprncrt
responsive and scrsirivc to natural features, vegehtioD rnd overall acsthetic quallty ofthc cnvironment'
G. e iirculation system desi$ad for both vchicles rnd pcdestians add*ssing on and off-sitc traffic circuladou
H, Functional arrd resthetic landrcaping and opcn sprce in order to optimrze and Prescrve la ral features'
recteation, views, and fimction.
I. plusing plan c subdivision plan t!1t will maiilNin a workrblc, firnctional, ad clfecient relationship tluoughoul
the dcvelopment of the spccial development dski$-
Unjform Buildine Code - 1997 edition
Occupancv Groupe{Iqbl!-3-Af
S.ctlon DcsgriDtion303II -building or po.tiotr of a buildiqg baviug rn asszmbly mom with an occrrPant load ofrmrc
thrn 300 witbout a legitimarc stage.
303.1.1 .A luitding or portiou of a building taving rn assedbly room wit! au occltpant load of less
tban 300 withorrt a legitiaratc stagc.
B 304.1 A building or portion 0urcof, for ofhcg professional, or scrvice ryPc tarsactions,
includrng storage of remrds, and eatiug &inting establishrwDts witl an occupalt load of
less than 50.
M 309.1 A building or portou tlrercof , for the dieplay and sale of urrchrdise, iwolving sbcls of
goodr, urareq or mcbandise, iacidcntal to such purposes and acccsriblc to fte public'
R-l 310.f Uot"tr, uputtoon lnuscs, and congregatc rcridcaccs (erch accosrnodatmg roorc thro l0
persons).
S-2 3l l-t Low-hrzartl ocarpancies includc buildings or portions ofbuiHings uscd for storagc ofnorr
, cortrwtiblc raaterials.
S-3 J I f r-f Prrking garages not chssificd ar Cmup S, Division 4 Occupancics (open garagcs).
At-ium &2 An opcniag firough two or morc flou lcvels otbcr &rn enclosed gtrair$ays, clsvatoF,
hoispays ercalators, plurnbiag electrica! air*otditioning, or o0rer equipmcnr, which is
closcd at the top and uol dcfmcd rs r rnall.
No.9051 P. 3/10
iron:10?0
Groun
A-2
A-2
A-2
A-2
A-2
A-2
A-3
A-3
A-3
A-3
A-3
Grouo
4'-3
B
M
R-r
s-2
s-3
B
M
R-l
s.2
s-3
Group
B
B
BI
M
M
M
R,1
akia
Grouo
M
Feperetion
No Requircrucnts
One Hour
OneHou
Onc Hour
Onc Hour
One Hour
OneHow
Ono Hour
One Hour-Unpro&cteil
R-l
s.2
s3
R'I
s-2
s-3
92
R-l
rtsia
aEia
Teasots No Requirsmts - 3 lloors
R-3 Onc Hour - Protcctcd
+ Conrnrcrcial Kirchms accessory to A2lA3 dininB, srcas which tbey sewe do not aecd sepuation.
* {rlrrrinisg3fiys, clerical offrccs, gift shops, etc. acccsrory to Rl do not ueed scparation (10% max. area).
Occunaucy $eDaratio.[t
I .-sep.2e,
leee 8:35AIr{ZEIIREN IND ASSOCIA
Buildins F-Gisht and Floor Arca (Table 4-A. 5-D)
No,9051 P. 4/10
From:10?0
GroqD-
A-2.1
A-3
B
M
R-l
s-2
s-3
Atiudl
Grouo
A-2.t
A-3
B
M
R-l
Conrt.
TroQ
I-FR
I.FR
I-FR
I-FR
t-ltR
I.FR
I-FR
I.FR
cluEt
TvDe
I.FR
Mrximum llekht
Uotinited
Unlimited
Unlimibd
Unlimircd
Unlimited
Udimircd
Unlimitcd
4 Storics
Rrting - Be$ins Welb
FourHorrN/C
Four Hour N/C
Foru Horu N/C < 5'
T\ru Hour N/C ElsewhErc
Forx Hour < 5'
Two Hour N/C Elsewltcrc
Four Horr < 3'
Two Hour N/C Elsecfhere
FouHow<5'
T.ro Hour N/C Elsewlrrc
Four Hour < 5'
Two HoruN/C Elscttcre
Mffimumnf.cf
Unlimitcd
Utrlimited
Uuliritcd
Untinitcd
Unlinitod
UDlifiitcd
Unlimitcd
20' DiarueEr Clear Min.
Rrtins - Non-Bcrrins
wlur
Fon HourN/C < 5'
T*o Horu IVC < 20'
Foru Hour N/C < 5'
Two Horr N/C < 20'
ForuHoruN/C<5'
Two IIourl.{/C < 20'
Forr HourN/C < 5'
Two Hour N/C < 20'
Four Hour N/C < 5'
Tm HourN/C < 20'
ForuHouMC<5'
Tuo Horu N/C < 20'
Four Horu IVC < 5'
Two Hour N/C < 20'
Ooeninps
NotPermitM<5'
Prorccrcd < 20'
Not Pcrmittcd < 5'
Protectsd < 20'
Nor Pcnuitted < 5'
Protccted < 20'
Not Pcrmited < J'
Protectcd < 20'
Not?anittcd<3'
Probckd < 20'
Not Pcrmitted < 3'
Proucrcd < 20'
Not Pcrmittcd < 5'
Pro&c@d < 20'
I-FR
I-FR
I-FR
I-FR
s-2
s-3
NC!q-E!$.!4l- Bcariag Walls - Exteris
2. Bcuing Walls - hterior
3. Non Bcadrg Walls - Exbrior
4. Structurll Frr|lt
5. Partitions - Pcrraancnt
6, Sbaft Enctosures
7. Floors and Floor/Ceiling
8. Roofs and RooflC*iling
9. Exterior Doors and Windows
I 0. Srairuay Construction
11. Atrium Roof
tr'irc - Rcristiw RatiEf
4 Horr
3 Hou
4 Horu
3 Horu/4 Hour n Bxt, uall
I Hour
2 Hortr
2 Hsur
2 Horu
T$lc 5A
602-4
Uryrotected
Location on Prose
|*
Sep,29, 1999 B:354l'(ZEIIREN AND ASSOCIA
Lisbt Yentilation and $enitatioB (Section -1203)
Gcnsrrl, Exterior cpcnings for natural ligbt or vcntiladoa rcquircd by tlril scctioa sball open directly onm a public
uray or u yerd or a court as set fordr in sectioa 1203.4.
Exceptloor 2. Skyltghts.
Light Guest rooms rnd babitable rooms wirhin r dwelling unit or congrcgatc rcsideffe (Fury Rl drall bc providcd
wiih natural light by otror of cxhrior glazed opcnings with rn aler of aot less tlu! ouc rcoth thp of thc floor artr of
such rooms wi& a miniunrn of l0 sqrue fcei
Yrrds. Yards ghalt not bc less than 3 fcct in width for one and two story buddings. For buildb8F nore tlan two
stories in heighl $e mininnrrn widrb of tre yard shall be imrcascd at a nre of I foor for each additiornl story- Such
yards sball be on the sauu property as fte buildiug.
Courts. Courts shall not bc lcss than 3 feet in width Cogrts having winilows opcning ol opposite sides sbdl oot bo
tss5 rhnn 6 fcct in widlh For buildings more than rro stcics h ltcigbl thc miniruo width of &e nrd stell bc
increascd ar I (otc of I foot ia wrdtb for esch additional story- Sttch courb shall be on thc sac pro,perty as the
bnilding.
No.9651 P. 5/10
Fron:10?0
BuildinE
A
B
c
D
Atriun/Court
Ele!!Ua!r
\lfe3t
Norh
Sourh
East
All Intenor
Beisht
6i7 $tories
J/6 Stories
4/5 Srorics
6/7 Stories
6/7 Stories
Occunrn! Lord
trrctor
15 sq. ft,/occ.
200 sq. ft./occ.
15 sq. fl./occ.
200 sq, ftJocc.
100 sq. ft-/occ.
30 sq. ft,/occ.
60 sq. fr,/occ.
30 sq. llr/occ.
200 sq. ft-/occ-
300 sq. ft"/occ-
300 sq. ft./occ.
200 sq. ft./occ.
Rcq uired Clqdlf-ildSstbxct
7/8 Fcct
6nFeet
5/6 Peet
7/8 Fcet
l0/ll Feer (20' at Aaium)
occureltlord llcaBslE[S
BgSUdSS-ft?S Trvo Merns of
Mcnoslt[gIe$ EgG!J0occ. 750 sq. il.
Occupant lrord ifinblc llFA)
Grouo Uce
Aseembb6 lcsr coflcetrbabd
ua€
Curumcial Kitchcu
Asseribly; Icss concetrEat€d
usc
Cofinsrcial Kitclen
Offrces
Retdl - Grnd Fl./Basenent
Retail Sh,res - Uppm Floor
MNll
Aparbrflb and Holcls
R-3 DwellingUnits
S-2 $toragc ad SrockRoonu
S-3 Parkiry Garages
r0rosr kasablc Arca
A-2
A-3
B
M
R-t
30 occ.
50 occ.
30 occ-
30 occ,
50 occ.
50 occ.
50 ooc.
l0 occ.
l0 occ.
30 occ,
30 oca.
6,000 sq. ft.
?50 sq. t.
6,000 sq. ft
3,000 q. ft.
1,500 sq. fr.
3,000 rq. ft.
2,000 sq. ft-
3,000 sq. ft
9,0ffisq. ft.
6,000 sq. ft.
Ev6y sroly or portion thcrcof having an occupurt load of50l to 1,000 stall not havc lcss $ao tlucc cxirs.
Every story or portion thereof haviag m occupant load of mott tlar I ,000 chall aot bave less thrn four cx r
Esress Width.r0lllE2)
Srrirways - 0.3 ioches per occupard
Other Corpouents - 0,2 iilchcf per occuplnt
Mail erir ruiniflrn - 66"
. Sep, 29. 1999 B:3OAlr{ ZEIIRIN AI'ID ASSOCIAt. ,
No,9$51 P. 6/10
From:1070
Meximum TnvclDistance (1fi)4.2.S)
Indiyidurl Ten t Speces - 200 feet to mall (atrium area).
Atrium - 100 &et mffifuum of trrvel distance Ellowod by 1005.2,2 nny bc an open cxit-lccesr balcony within thc
abhrff.
Sprhklcd Building - 250 feet uuxirnurn.
Incrcases - Up to an addirimal
100 fcet pmvided fust porbou ofodt rccess occuw in within r corridor. Thc length of such a corridor shall not bc
less rhatr thp annunt of incrpase bken
'r'tt
,4ttl I
,,f-{ LuNu
v/ [rrl^,1 /f,t)ru? (['' 'f {
O
VAIL PLAZAHOTEL
TOWN OF VAIL INCREMENTAL REVENUE IMPACTS
September 20,1999
Prepared By:
STAN BERNSTEIN AND ASSOCTATES, INC.
TABLE OF CONTENTS
SECTION A: EXECUTIVE SUMMARY AND KEY ASSUMPTIONS
SECTION B: REVENUE IMPACT MODEL - ALL SUPPORTING SCHEDULES
SECTION A
EXECUTIVE SUMMARY AND KEY ASSUMPTIONS
VAIL PLAZA HOTEL
TOWN OF VAIL INCREMENTAL REVENUE IMPACTS
INTRODUCTION
Stan Bernstein and Associates, Inc. was retained by the developers of the proposed Vail
Plaza Hotel Project (the "Hotel") to analyze t}re incrementai municipal ,".r"rru", that could accrueto the Town of Vail (the "Tovm") as a direct result of the construction and completion of the
Hotel.
The incremental Town revenues that could be generated from the Hotel are based upon
the assumption that buildings 3,4, and 5 of the existing Vail Village Inn are replaced with the
Hotel as set forth in the followins chart.
PROGRAUAIIALYSIS (pERMR. WALDO PRADO, SEPTEMBER g.lggg
COMPONENT
VAIL
PLAZA
HOTEL
PROJECT
EXISTING VVI
TOBE
REPLACED
INCREMENTAL
ROOMS UNITS,
SQ. FT.
q&oss SQUARE FOOTAGE 7\A 1',71 44,143 315,129
DWELLING UNITS I L 0
FRACTIONAL FEE CLUB UNITS 4r)(L 1+O
ACCOMMODATTON (HOTEL) LTNITS 98 /tu 20
RESTAURANT SQUARE FOOTAGE 3,879 4,217 (338)
LOLINGE SQUARE FOOTAGE 1.971 |,196 I t>
COMMEBIIAL SQUARE FOOTAGE 4,568 1,932 2,636
HEALTH CLUB/SPA/RELATED SQ. FT.)? \4)0 )? \4')
CONFERENCE CENTER SQ. FT.l 8,501 |,074 17,427
-l-
VAIL PLAZAHOTEL
TOWN OF VAILINCREMENTAL REVENUE IMPACTS
EXECUTTVE SUMMARY
Exhibit I, which appears on the following page, presents a summary of the incremental
revenue impacts to the Town generated from the Hotel. Exhibit I presents ii; a summary of thesignificant recurring incremental Town revenues upon completion olthe Hotel; (ii) a summary ofnon-recurring incremental Town building permit related revenues generated during theconstruction period and real estate transfer tax revenues generated from the initial saies ofFractional Club units; and (iii) other significant information such as incremental skier days,
taxable sales and assessed valuation. Exhibit I relates all revenue impacts to the 1999 Town
budget so that readers of this report will be better able to wrderstand the ielative magnitude of the
forecasted incremental revenues. A concise narrative summary of Exhibit I is priented in thefollowing paragraphs:
o Recuning incremental Town revenues generated from the Hotel are forecasted to be
$907,188 and represent approximately 3.7Yo of the Town's I 999 budgeted revenues.
o Recurring incremental Town sales tax revenues generated from the Hotel are forecasted
to be $718,927 and represent approximately 4.6% of the Town's 1999 budgeted revenues.
o Real estate transfer tax revenues generated from initial interval sales are forecasted to be
approximately $90 i ,600.
o Construction related permit revenues are forecasted to be approximately $375,000.
o Incremental annual skier days are forecasted to be 14,398 which represents approximately
l.lVo of 1998199 Vail Mountain skier days.
o Incremental assessed valuation is forecasted to be approximately $12.2 million which
represents approximately 2.7Yo of the Town's most current certified assessed valuation.
o Incremental annual taxable sales are forecasted to be approximately $18.0 million which
represents approximately 4.6% of the Town's 1999 budgeted sales tax base.
o Incremental annual guest nights are forecasted to be 110.449.
a
EXHIBIT I
VAIL PI.AZA HOTEL
TOWN OF VAIL INCREMENTAL REVENUE IMPACTS
FINAL DRAFT DATED 9-20-99
NON_RECURRING REVENUES GENERATED BUDqET
1% REAL ESTATE TAXES $901,600 $2,3OO,OOOooNSTRUCT. RELATED PERM|TS 3J5pgq 6so,ooo
TOTAL REVENUES $L226_AAq $e€5oJoa
% OF TOWN'S 1999 BUDGET 43.3%
RECURRING REVENUES AT PROJECT GOMPLETION
$56,277
718,927
21 ,597
36,064
7,189
26,960
240
12,615
27,319
$9AZJ€g
3J%
BUDGET
$2,168,800
15,539,629
2,195,960
2,300,000
341,698
520,000
121,030
468,917
547,930
$ZLf93€o,1
PROPERTY & S.O. TAXES
4% SALES TAXES
4% SKI LIFT TAXES
1% REAL ESTATE TAXES
BUSINESS LICENSES
COUNW SALES TAXES
CIGARETTE TAXES
ROAD AND BRIDGE FUND
FRANCHISE FEES
TOTAL INGREMENTAL REVS
% OF TOWN'S 1999 BUDGET
SKIER DAYS
% oF 1998-99 ACTUAL
ASSESSED VALUATION
% OF 1998 AGTUAL
TAXABLE SALES
% OF 1999 TOWN BUDGET
GUEST NIGHTS
14,398
1.1o/o
$12,164,583
2.71"
$17,973,173
4.6%
110,449
1998 ACTUAL
1,338,460
9457,28,230
$388,490,725
Not Available
-3-
ilL
. VAIL PLAZAHOTEL
TOWN OF VAIL INCREMENTAL REVENUE IMPACTS
SUMMARY OF SIGNIFICANT PLANNING ASSUMPTIONS
A. GENERAL ASSUMPTIONS
The incremental revenue impacts are based upon the Hotel program Analysis
as communicated by Mr. Walder prado as of September g, 1999.
All incremental revenue impacts are based upon 1999 uninflated dollars (i.e.,
inflationary impacts have been ignored for financial planning purposes).
Forty-six Fractional club units wilr be developed as a part of the Hotei.
Approximately 28 weeks of each Fractional club unit will be sold as intervals
and the remaining 24 weeks will be retained by the developers of the Hotel
and rented to guests.
B. ASSESSED VALUATION AND PROPERTY TAX REVENUES
L Hotel rooms (including hotei amenities and parking spaces) will have an
actual value of $150,000 per room.
2. Retail, restaurant and lounge space will have an actual value of $275 per
square foot.
3. Fractional club Units (each containing approximately three bedrooms and
1,900 square feet) and the 5,s42 square foot condominium will have an actual
value of $ 1,000 per square foot.
4. The commercial assessment rate will remain at 29Vo of actual value and the
residential assessment rate will remain atg.74o of actual value.
5. The current assessed valuation of Vail Village Inn buildings 3,4 and 5 total
approximately $2.0 million and have been deducted from the forecasted
assessed valuation associated with the Hotel.
6. The Town's 1999 certified mill revy of 4.406 mills is assumed to remain
constant.
2.
J.
-4-
m.
VAIL PLAZA HOTEL
TOWN OF VAIL INCREMENTAL REVENUE IMPACTS
SUMMARY OF SIGNIFICANT PLANNING AS S UMPTIONS (CONTINUED)
C. SAIESTAXREVENUES
2.
4.
5.
It is assumed that an average of six persons will occupy the Fractional club
units retained by the developers of the Hotel for rental purposes (i.e., the
portion of each Fractional club unit expegl.ed:tebelenied- for 24 weeks
during the "shoulder seasons" of the yeart' An g0% o"hp*"y rate and an
average nightly rate of $500 is expected. \--------
-
It is assumed t(I6i-* f*r"-. "t rt- t".r"r cupy the Fractional club
units expected@. A g0% occupancy rate is
assumed and these units are expected to be used by the owners or thelr guests
(i.e., no sales taxable rental income has been assumed although it is likely that
some owners will rent their respective weekly intervals).
It is assumed that each hotel and Fractional crub guest will spend an average
of$100 per day for sales taxable food, beverage, and retail relited items. This
assumed daily spending rate is supported by a survey conducted by RRC in
1996 and 1998.
The forecasted incremental sales tax revenues and guest nights generated from
the Hotel have been reduced by sales tax revenues and guest nights estimated
to be generated from the existing Vail Village Inn operations.
D.LIFT TAX REVENUES
1.According to analyses developed by Design workshop, annual skier days
generated per Fractional club Unit are assumed to be 252 and annual skier
days generated per hotel room are assumed tobe_I3lr_ --
Effective taxable ski lift revenues per skier day are assumed to be $37.50.
-5-
il.
VAIL PLAZAHOTEL
TOWN OF VAIL INCREMENTAL REVENUE IMPACTS
S UMMARY OF SIGNIFICANT PLANNING AS SUMPTIONS (CONTINUED)
E. REAL ESTATE TRANSFER TAX REVENUES
l. It is assumed that approximately l,2gg interval weeks will be sold for an
average price of $70,000.
2- The annual rate for secondary sales of interval weeks is assumed to be 4% of
total inventory.
F- The Town's portion of the Eaglp€66-tyGFanT.bddee fund revenues are
calculated based on a continuatio(lf the 2.074 millEgfie County road and bridge
fund mill levy. \---/
G. Construction permits were estimated based upon discussions with the Town,s
building department offrcials.
H. The Eagle county sales tax rebate to the Town is calculated by applying a factor
of .0275 to the Town's forecasted incremental annual sales tax rlvenues.
I. cigarette tax revenues are calculated by applying a factor of .00g9 to the Town's
incremental annual sales tax forecasts.
Franchise fee revenues are calculated by apprying a factor of.03g to the Town's
incremental annual sales tax forecasts.
Business license revenues are calculated by applying a factor of .01 to the Town's
incremental annual sales tax forecasts.
J.
K.
-6-
SECTION B
REVENUE IMPACT MODEL - ALL SUPPORTING SCHEDULES
VAIi. PLAZA HOTEL
TOWN OF VAIL INGREMENTAL REVENUE IMPACTS
FINAL DRAFT DATED 9_20-99
GOMPONENT
VAIL PLAZA
HOTEL
PROJECT
EXISTING WI
TO BE
REPLACED
INGREMENTAL
ROOMS,
UNITS, SQ- FT-
GROSS SQUARE FOOTAGE 359,272 44j43 31s,129
DWELLING UNITS 1 I 0
FRACTIONAL FEE CLUB UNITS 46 0 46
ACCOVIODATTON (HOTEL) UNTTS 98 78 20
RESTAURANT SQUARE FOOTAGE Q./ s,ezg 4,217 (338
LOUNGE SQUARE FOOTAGE D 1,971 1,196 775
COM MERCIAL SOUARE FOOTAGE / 4,568 1,932 2,636
FTEALTH CLUB/SPA/RE|-ATED SQ. FT.23,542 0 23,s42
CONFERENCE CENTER SO. FT.18,501 1,074 17,427
SOURCE: MR. WALDER PRADO - PROGRAM ANALYSIS DATED SEPTEMBER 8. 1999
B-1
VAIL PLAZA HOTEL
TOWN OF VAIL INCREMENTAL REVENUE IMPACTS
RECURRING AT PROJECT COMPLETION
FINAL DRAFT DATED 9_20_99
PROPERTY TAXES
4% SALES TAXES
4% SKI LIFT TAXES
1% REAL ESTATE TAXES
BUSINESS LICENSES
COUNTY SALES TAXES
CIGARETTE TAXES
ROAD AND BRIDGE FUND
SPECIFIC OWNERSHI P TAXES
FRANCHISE FEES
TOTAL INCREMENTAL REVS - VAIL PLAZA HOTEL
B-2
$5g,5g7 /
719,927 //
21 ,597 r'/
96,64 v.
TJggv/.
26,960 " .240v
12,615 \/,
z,ago /
zt,atg /
$907,188
RECURRING AT PROJECT
VAIL PI.AZA HOTEL
TOWN OF VAIL INCREMENTAL HEVENUE IMPACTS
FINAL DRAFT DATED 9_20-99
General Assumptions:
Retail/Resvlounge Value - Sq. Ft.
RetaiYResvlounge Sq. Ft.
Hotel Value per Room
HotelRooms
lntervalSq. Ft.
lntervalUnits
Condominium Sq. Ft.
Condominium Units
Condo/lntervalValue per Sq. Ft.
1. Retail/FlestauranVlounge Space - Vail Plaza Hotel
Actual Value Retail, Restaurtant, Lounge
Assessed Yalue @ 29"/o
Town MillLevy
Town Property Ta(es
Town S.O. Taxes @ 5%
2. Vail Plaza Hotel (lncluding Conf. Ctr, & Amenities)
Actual Value Vail Plaza Hotel
Assessed Value @ 29%
Town MillLevy
Town Property Ta,yes
Town S.O. Taxes @ S%
3. Fractional (lntervall Club Units - Vailplaza Hotel
ActualValue Fractional Club Units
Assessed Value @ 9.74%
Town Mill Levy
Town Property Taxes
Town S.O. Taxes @ 5%
B-3
iContinued On Next Page)
lh,Wgt
$27510,418L c..-*-50,000 ,.h? t'
ss \ zb?'1,900 /
46
5,542
1
(9$t,ooo
$2,864,950t
$830,836
4.46 od-
$3,661
$183
$14,7}O,AOO +-
$4,263,000
4.4cf.w
$18,783 t
$939
$87,400,OAO4-
$8,512,760
4'406 '!^/'
$37,507
$1,875
VATL PLAZA HOTEL
TOWN OF VAIL INCREMENTAL REVENUE IMPACTS
FINAL DRAFT DATED 9_20_99
4. Condominium Unit - Vail Plaza Hotel
Actual Value Condominium Unit
Assessed Value @ 9.74%
Town MillLevy
Town Property Taxes
Town S.O. Ta<es @ S%
5. Total Assessed Valuation - Vail Plaza Hotel Proiect
Assessed Value Retail Restaurant, Lounge
Assessed Value Hoteland Amenities
Assessed Value Fractional Club Units
Assessed Value Condominium Unit
TotalAssessed Value - Vail Plaza Hotel proiect
Town Mill Levy
Town Property Ta(es
Town S.O. Ta:<es @ 5%
B-4
L.'.$5,542,000
$539,791
4.46
$2,378
$1 19
$830,836
$4,263,0@
$8,512,760
$539,791
$14,146,386
4.406
$02329
qgilt-o
6. Deduct Existinq Assessed Valuation - Properties to be Replaced:
Assessed Value - Buildings 3 & 4
Assessed Value - Building S
Assessed Value - Drvelling Unit # 400
Total Assessed Value - Bldgs. 3 - b and Unit #400
Town MillLevy
Town Property Taxes
Town S.O. Ta,res @ S%
7. Net Incremental Assessed Valuation & propertv Tax Revenues
Total IncrementalAssessed Value - Vail plaza Hotel p
Town MillLevy
Town Property Ta,res
Town S.O. Taxes @ S%
8. Countv Road and Bridse Fund Revenues @ 1.037 Mill
9. Gonsfi.rction Permits @ ,0075 xgS0,@0,000
$849,178
$832,625
$300,000
$1,981,803
4.406
$sJ92
$4gz
$12,164,5834A6 -/
$53,597 ,-
$2.680 /
'.,
$12.615 v
$375,000
VAIL PLAZA HOTEL
TOWN OF VAIL INCHEMENTAL REVENUE IMPACTS
FINAL DRAFT DATED 9_20_99
General Assumptions:
Hotel Rooms:
Number of Rooms Available for Rent
Average Daily Rental Rate per Room
Average Annual Occupancy Rate per Room h r,
Average Persons Occupying a Room
lncremental Persons Generated Annually
Average Taxable Daily Expenditure
per Person (Excluding Lodging)
(o. .,
Fractional Club (Rental Portion - 24 weeks/yeafl0
Number of Fractional Units Available for Rent
Average Daily Rental Rate per Unit
Average Occupancy Rate per Unit
Average Persons Occupying a Unit
Incremental Persons Generated Annually
Average Taxable Daily Expenditure
per Person (Excluding Lodging)
per Person (Excluding Lodging)
1. Sales Taxes Generated from Hotel Operations
Taxable Sales - Annual - Lodging
4% Sales Tax - Annual - Lodging
Taxable Sales - Annual - Retail/Rest
4% Sales Tax - Retail/Restaurant
Taxable Sales - Annual - All Sources
4% Sales Tax - All Sources
(Continued On No<t Page)
B-5
98,-..
$1ew
1-Wr,:-,1.7sw
50,078
fioo@
$1oo
$5,4{17,&10
$217,#2
$s,007,800
$200,s12
$10,444,840
$417,794
46
r{-, $500
l-^q/ {-g0%Jl - 6
37,O94
$100
Fraclional Club (lnterval Ownership Portion - 28 weeks/year):
Number of Fractional Units Available for Occupancy 46
Average Daily Rental Rate per Unit f-O-l
Average Occupancy Rate per Unit SM"
Average Persons Occupying a Unit 6
Incremental Persons Generated Annually 49,696
Average Taxable Daily Expenditure
VAIL PLqziI HOTEL
TOWN OF VAIL INCREMENTAL REVENUE IMPACTS
FINAL DRAFT DATED 9_20-99
2. Sales Taxes Generated trom Rental Portion of Fractional Club
Taxable Sales - Annual - Lodging
4% Sales Tax - Annual - Lodging
Taxable Sales - Annual - Retail/Rest
4% Sales Tax - Retail/Restaurant
Taxable Sales - Annual - All Sources
4olo Sales Tax - All Sources
3. Sales Taxes Generated from Interval Portion of Fractional Club
Taxable Sales - Annual - Lodging
4% Sales Ta< - Annual - Lodging
Taxable Sales - Annual - Retail/Rest
4% Sales Tax - Retail/Restaurant
Taxable Sales - Annual - All Sources
+% Sales Tax - All Sources
4. Sales Taxes Generated from All Sources:
Taxable Sales - Annual - Lodging
4% Sales Tax - Annual - Lodging
Taxable Sales - Annual - Fetail/Rest
4% Sales Tax - RetaiVRestaurant
Taxable Sales - Annual - All Sources
4% Sales Tax - All Sources
$3,091 ,200
$123,e4e
$3,709,.140
$148,378
$6,800,640
$272,026
$o
$o
$4,868,640
$194,746
$4,868,640
$194,746
$8,s28,240
$341,130
$13,585,880
$313,43s
s82fi4.120
$884.565
4% Sales Tax - Annual - RetiaiyRestaurant
Taxable Sales - Annual - All Sources
4% Sales Taxes - Annual - All Sources
ii. Net lncremental Taxable Sales & 4% Sales Tax Revenues
Taxable Sales - Annual - Lodging
4% Sales Tax - Annual - Lodging
Taxable Sales - Annual - Retail/Restaurant
4% Sales Tax - Annual - Retail/Restaurant
Taxable Sales - Annual - All Sources
4% Sales Taxes - Annual - All Sources
7. CountvTaxRebate @.0375
8. Cigarette Taxes @ .0089
9. Franchise Fees @,0098
'10, Business License Fees @ .01
$1,600,000
$64,000
25,409
$2,s0,948
$101,638
$lL140p!ul
$165.638
$6,928,240
$277,130
$11,044,933
wl,797
$17,973.173@/
$26pOA t"
$2n v/
wgs'/
$ZJll!e.
I | 5. Deduct: Existing Sales Taxes Generated from Properj
t*\ Taxable Sales - Anni.ral - Lodging - 28 Rooms! \ 4% Sales Tax - Annual - Lodging - Z8 Rooms
\AnFalfuSons Generated from 78 Rooms\-J ,.\ Frdl\
Anpualfuqons Generated from 78 Rooms-t- @51$occupancy
Taxa-bffiales - Annual - Retail/Restaurant
B-6
VAIL PLAZA HOTEL
TOWN OF VAIL INCREMENTAL REVENUE IMPACTS
FINAL DRAFT DATED 9_20_99
General Assumptions:
Anil.ral Skier DayslFFU
Annual Skier Days/Hotel Room
Effective RevslSkier Day
1. Ski Lift Taxes Generated from Hotel Rooms
Number of Hotel Rooms
Skier Days
Ta,rable Lift Revenues
4% Ski LiftTaxes - Hotel Rooms
2. Ski Lift Ta<es Generated from Fractional Units
Number of Fractional Units
Skier Days
Taxable Lift Revenues
4% Ski Lift Taxes
3. Ski Lift Ta;<es Generated from All Sources
Skier Days
Taxable Lift Revenues
4% Ski Lift Ta,xes
Number of Hotel Rooms
Skier Days
Taxable Lift Revenues
4% Ski LiftTaxes
4. Deduct: Existing ski Lift Taxes Generated from properties to be Replaced:
253
138
$37.50
98
13,524
$507,150
$20,286
46
1 1,688
$436,425
$17,457
25,162
$943.52q
$37.743
78
1O,764
$403-05A
s!_q!40
14,399
$199'925
$eL59Z
Taxable Lift Flevenues
4% Ski Uft Ta:<es vt"
B-7
4
- VAIL PLAZA HOTEL
TOWN OF VAIL INCREMENTAL REVENUE IMPACTS
!:INAL DHAFT DATED 9-20_99
1% HEAL ESTATE TRANSFER TA)( REVENUES
General Assumptions:
Interval Weeks for Sale per Unit Ze
Number of Units 46
Number of Interval Weeks for Sales 1,288
Ave. Price per IntervalWeek $70,000
Secondary Sales Rate 4.0@/o
1. Sale of Fractional Fee Interval Weeks
Taxable InitialSales $90,160,000
1% RETT Taxes - Initial Sales $gALQgA
1% RETTTaxes - Secondary $36,064 /
B-8
Stan Bernstein and Associates, Inc.
Financial Planners and Consultants.For Local Governments, Municipai Bond Underwriters, and Real Estate Developers
September 21,1999
Mr. Walder Prado
c/o Vail Village Inn
100 East Meadow Drive
Vail, Colorado 81657
RE: REVISED FISCAL IMPACTANALYSIS
Dear Walder:
Attached is the revised Fiscal Impact Analysis for the Vail Plaza Hotel project. Please
call with any questions or comments although I will be in Europe until october 11.
Very truly yours,
.iY /'l--- U- t1 / r<_F"W,-E. ut {L:yu, J,+
Stan Bernstein and Associates, Inc.
707 Seventeenth Street, Suite 2900 Denver, Colorado 80202 (303) 291-0495
Telecopier: (303) 291-0625 e-mail:bemstel@ix.netcom.com
2506 Davos Traii Vail. Colorado 81657
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Nov, 16. 1999 5:14PM ZEI|RIN AND ASSOCIA No. lllb Y. lll
From:10?0
?FELSBUBG
HOLT.&.
ULLEVI G
rngincariry path t w nw4,porturioa rokrionr
November 16, 1999
Mr. Tlm loca
Zehren and Associater, Inc.
P,O. Box 1975
Avon, Colorado 81620
RE: Acc$r bsusa - Proporcd Vail Ploza Hotd
FHU Rducnca ilo- 9$199I
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DeEr Tlm: I
lWe heve pr€parcd this-latrcr in rrrgonse to your lctter deterl Novembar 4, Igg9'tsgardhg
l."..ss iesum rt the propo$d Veil Plela Hotel. Wc hsvc ddr.sred eactr conrmsrn as Ulows:
I
Co4nrm 1: Tha pya;55lhihTy of tnlft fuW ttP b UP Mnhbovt from tlra wu{t ot W ott
Vail fusd wtilwutt dcdc!,tcd lettnun F,nc-
A toral $eclclng distance cf 3lO fect would be tvdlablc along Vail Road between $e
For.rndcbou and the proporad southEm Hotel entY. Thir rrecking distanca would
accommodate a queue lcngth gl rbour 15 vehicles. On averaga. h ls lorocartrd that ebout
I vehicle pcr minurc w1l lrm lett into thr rlte, and about t 3 vohicls per minutc will cominuc
sorsr along Vril Road. [.Jnder an extrems condirion, if Ell 14 of thcm vehiclct were to stop
8t thc cntry inrarsection, then a qucuc lcttf,$ of ebqrt l8O fult would bc gcncreted' Suah a
quoue lerqth would nor cxcaod tho rvallsblo sfiEcklng dls(8nca. Hgwever. thls repraaents a
worst casi ecenario, Oueuo lengths ars expected to be significonty lctr tun 2EQ feet, since
moru thrn 1 vehlCte per minute arc erprctld to be able to turn laft into the site.
By evaluating thO avai$blc 'gapn timo for left-tuming vetricle$ along Vall Road, h was
egtimated ttrat sbout 4 *hFbr per minute, Or 1 vrhicle srrry 1 5 reconds, could turn laft Into
the site. In a 1s;*on{ hterval, about 4 vehhles lon avarlga} src forecaEtsd to head ranh
along Vail Road, |f [tt 4 & thegc vchiclas wGre tl' Etop Et thc cntry ir*ercrstion, then a que$e
lengnh of abo|Jl EO fGct would be genaratcd, Srrch a qrcuc wqlld not evcn block the propored
exh drivarvay of dlc Hotd sito.
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Enghrod,CO&UI
Nov. 10, 1999 5:l5PM ZOHREN AND ASSOCIA
The benefitt and of dre proposd dadgn of t{re frnntegc road access have bccn
idEntilied ee
No, lllE Y. 3/5
Frorn:10?0
November 16, 1999
Mr. TIm Losa
Page 2
hna*tttzT'/ lglfsrylnd|otrrsfsrseocrLredwitttlr-ttotdelitlcr;ateda&thtfutswth
of rhe Vall GatrirrlY acce*onWfud'
lnsituadonrwheretwoacciJ!8dr|vcwryrarcclosc|ysprced,hisimFrgtiv.fromarafery
standpoim that gmo slghil-icrancc ic eviilaole -t uotri "i"s.u't' sefcty gt cudl iotsrscctbns
can alco be imprsvcd bvt;i"i;ntts tra numbor ol conf,lcring umt. This crn be done btt
rsstrlctino Ingross and/or c'grusr tYrninC.T*Tgc' In the crce of the proporod Hotol' it il
rscommerded that thG cccl", bo limhGd to orrtbourd morrlrprnr srly (i'e' an erit onlyl' As
noted in our Septsmbcr zi,-iJsg r.d ..grrt' potr-ibittng inbound left'trtnl Et tftis accoas will
"n-rinor "ritfapping
prt-trrrn sonltlcts rlong Vail Ford'
TherEfarc, tttllb this spacing is nor an idsal cordnion' tlrc Sovie'on of good rigln dirtance'
the .sstticrion or tot'"n*ili-tomuotrnd ontyt' tlrc roJarrcabw vdurnG sf sitlng trarfffs' and
the relatively low opsd in'ilt*tn stmuid gllow for wr acceptablg condition'
i
Ccglrlarrot 3: fhe seP'l{ ut&ornirts asractstgd ut\fi fiehotat [ord*ry tt'd ddfuwy'nW only
a@s ;;:&t;ffi h apfiotr A tN lt$ poxinitv to d7,a rctilt&bott' ut tttc
Soufri Fmntage fuad'
The
iluEksl
rlre rold.
verlay ls dc6lgn8d such thdt dclivery truoks tncluding cemFtrailer
into tho unbading/docr ersa of thc sile willput lmpncting rratfc on
ll:Wr*,f nmnm;sff :Hfr ,ffi g'ff fi !3giT'1ifi :
Also, a vcfcle ortuck;ild;hhk' *ihf arrr (whilc r detuery whlslc ir
mananvcring wlttrin ure iei tiO-it"nit along the F otfirgt Road will still ilot b€
impacted-
, Wrong-way rnovemonts coud be made up tho inbourd eccaos lane' Howerrur' this can
il, itiiii.i-io bv posting ;oo not Er*er ind/or 'wrong wav" $gns'
As noted bu tlF Town's Enginear' entering vchlclcs could tear-Gnd s filck making
backiilg rrrarcufers "*lt"
-fio*"ver'
thie can be mftigncd by portcd 'Yleld' dgns
et the ba$a of tho cilry lana- This will dorl an incoming drivcr of potandrl conflict"
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Nov. 16. 1999 5:l5PM ZEIiRIN IND ASSOCIA No ll16 l, [/5
From;10?0
November 16. 1999
Mr. Tim Lora
Page 3
Overull, h Should be notOd tlut tlra vdum. ol Urffie entering and exiring tt,tc site is rffy low
.nd rruck retared tEfflc is "np*t.o to be infrts|cnt. Durlng perk poriodr, onfy t whiclo
enery 3 rninutes t* "".r"g.ii-o-for.""rted
to um^lmo thc clta, errd about 1 vehicb evcry 5
minutes 13 cxpsctcd to otd,. site, on svorrga- Atso, it is amiciprted thet traftic will snts
the ei." rt 1ow sFeeds, Si*" ttt itt .*.siio locared in dose proximl* to r rcundabout
where txhing sPeedr arc low,
cuutstt * Ttn gEf',w andlor tisks 'EwdtlcFl
wiil, the lntel lwditE aN defivsv qT caly
aecassnl,'at"awnogdon^ndltEwxi|wbtlnmn6Wonthc
Sonh Frutttgp nerld. &rxifhetly, il'a rcwn apry:{ vmu6 frkc *nn
eufinantoni.r*triaryu}d vlctyotbok trttos rrtd dE hrgor wttlcetype
vr/rricls wnhg bft ut fia fmnngP rwd'
ln rcgards to the fEasibllity of trucks ttming lsft mto thc fronfrge roqd. il Eppctrt lnrnr the
;;;g tcmplatct thot you prwllad drat ttrir rhould nqt ba s prob6m. Fram an operationd
eignu;oiflt. it war derermirud thstth outb',nrt lcft-tumirrg mflic will orpstcncs long dela's
if*"i "f
i"*ice of 'E' *nJhi-.t during pcrk Pcnodr, Horw61, $ic door'not n€Ge"3rry
i*pfV ifr"i tr-ing ow ol rhc eite wlll be unsstu, but only fiur driv$s may havc 16 wait lor hng
pcfiods before an "*.p*irt" gap in traffic is availgblc fortuming. safey becomes en irsue
iJ;l;";r Uccomer,impaiiem*urU turns onto the frontagr road wtren a gap in traffic it not
sufficierrt- t
I
In regards tc tno ofion of p,rovifing a godcgrec acorti dong fte ftomrga road. wo belicve
tttat this also rcpreetr*$ e vlaUte odon from il opilrrtiOnAl standpaint Drottidcd drat thc enw
;;;ia grades'meer Town critena- Howcver, it OPpoarr thft e S'$fqst remi'trailer could not
,"n.u"# on-rito withom ms;ang a backing mlncuvsr onto or off of ttra front g? tord' Such
a manauver would crertc a very hazt€ous siHrtion'
tf you have any qusstionr rcgrrding our findinga or if you need oddltionEl esiFtanCc, COAET
call-
5nc'erety
FEISSURo HotT & utLEltlc
Lar/rcnd5C. t ang
.1.lcrnr N0, lll0 l,5/l
Frorn:10?0
J{rJ .4r
5: I5PMf 'ZTHNTI AND ASSOCIAt\
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l'lov. 16. 1999'"
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ZEHREN
AND ASSOCIATES, INC.Date Receiver
I'l0V 6 S rugg
Thursday, November 04, 1999
Mr. Lawrence lang
Transportation Engineer tr
Felsburg, Holt and Ullevig
Greenwood Corporate Plaza
7951 E. Maplewood Avenue, Suite 200
Englewood, Colorado 801 l 1
Re: Vail Plaza Hotel
Mr. Lang:
I had recently reviewed your report dated Septemb er 27, 1999 with the town engineer. In reviewing the
report and the associated access points, the engineer would like us to address a few additional items.
Specifrcally, the town engineer would like us to address:
l. The possibility of aaffic backing up to the roundabout from the south entry on Vail Road without a
dedicated left tum lane-
2. Tt'rc safe$r and/or risks associated with the hotel exit located eight feet, (eighteen feet from the
centerline of the gateway drive), south of the Vail Gateway access on Vail Road.3. The safety and/or risks associated with the hotel loading and delivery en@ only access as indicated in
Option A and it's proximity to the roundabout on the South Frontage Road. It is our intention that 55'
semi-trailers, and 45' passenger coaches use the drive (entry) lane for backing prior to departing
through the east exit. Our feeling is that passenger coaches only frequent the hotel during the "off
season" or low traffic periods due to the fact that the hotel operates as a fractional fee condominium
half the year and does not have the remaining occupancy to be able to cater to large groups.
Additionally, other than the initial equipment and fumishings move-in period, we foresee no semi-
trailer taffic although it has been determined that we need to provide for such vehicles. It is our
objective to have all other vehicles including 35' straight-body tucks and 50' articulated (beer
delivery) be able to turn right out of the structue with minimal maneuvers. It is the town engineer's
concem that vehicle entering the drive will rear-end vehicles using the drive lane for a backing
movement.
4' The safety and/or risks associated with the hotel loading and delivery exit only access as indicated in
Option A and it's proximity to the roundabout on the South Frontage Road. Specifically, the town
orgineer would like some comment on the feasibility and safety of both autos and the larger service
tlpe vehicles tuming left on the frontage road. We have preliminarily indicated medians for protection
of the center turning lane in this option.
Additionally, the town engineer had asked us to explore additional options for a combination inlout 90-
degree access. Enclosed is Option B exploring that option. Please just generally discuss any positive or
negative impacts associated with this scherne including safety concerns associated with its proximity to the
roundabout.
ARcH ITECTU RE.PLANNtNC.tNTER|ORS. rANDS(-Apt ARCHTTECTURE
PO. Box 1976 . Avon, Colorado 8'162O . BTOI g4g-O257 . FAX (920) g4g-1OBO
Vail Plaza Hotel
96t070.00
Zehren and Associates, Inc.
tU04t99
The design intent of both options is to schematically meet the development standards and turning radii of
the types and numbers of vehicles dictated by the town engineer and plarming staff. It is our intention that
we have the approved desigrr fully orgineered for confirmation of the ideas presented prior to permitting of
the project by the town or CDOT.
Please do not hesitate to contact me or the iown angineer, Greg Hall, with any questions or concems. We
would hope to have confirmation of these issues by Friday, Novernbr. 12, 1999 if it is at all possible.
Sincerely,
Tim Insa
Project Manager
Zehren and Associates, Inc.
Cc: George Ruther, Senior Planner, Town of Vail
Greg Hall, Town Engineer, Town of Vail
Enclosures
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