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Home My WebLink AboutPEC160002_PEC160002 Narrative_1452537240.pdf VAIL CASCADE HOTEL MAJOR A MENDMENT TO SPECIAL DEVELOPMENT To allow for improvements to the Vail Cascade Hotel Submitted to the Town of Vail: January 11, 2016 Table of Contents I.Introduction 2 II.Summary of Proposed Modiﬁcations 6 III.Zoning Analysis 8 A. Parking 8 B.Employee Housing 11 IV.Criteria for Review 13 V.Conclusion 16 VI.Adjacent Addresses 17 1 I.Introduction In December of 2015, Vail Hotel Partners LLC purchased the Vail Cascade Hotel. The purchase included all of the hotel, the Cornerstone Property (option to purchase pending), two levels of parking in the existing parking structure, and the Cascade Club. Vail Hotel Partners LLC is proposing to invest another $20 to $30 million into the renovation of the Vail Cascade Hotel and the Cascade Club and rebrand the hotel as a Starwood Luxury Collection hotel. As one of the largest conference hotels in Vail, the improvement of this community asset will continue to provide signiﬁcant public beneﬁts in terms of public revenues and vitality to the entire community. Many of the proposed changes do not require approval by the Town of Vail Planning and Environmental Commission or the Town Council, and are reviewed only at a staff level or by the Design Review Board. However, some of the proposed interior improvements cause a reduction in the number of existing accommodation units, which triggers a Major SDD amendment application. Mauriello Planning Group, representing the new ownership, is requesting a Major Amendment to Special Development District No. 4 to allow for a decrease in the number of accommodation units by seven units (3 units based on the SDD ordinance as explained further herein). Section 12-9A-2 of the Vail Town Code deﬁnes a Major SDD Amendment as follows: MAJOR AMENDMENT (PEC AND/OR COUNCIL REVIEW): Any proposal to change uses; increase gross residential ﬂoor area; change the number of dwelling or accommodation units; modify, enlarge or expand any approved special development district (other than "minor amendments" as deﬁned in this section), except as provided under section 12-15-4, "Interior Conversions", or 12-15-5, "Additional Gross Residential Floor Area (250 Ordinance)", of this title. 2 Existing Entry Lobby Proposed Entry Lobby FF&E and Finishes The Vail Cascade Hotel is located at 1300 Westhaven Drive. The property is part of Area A of Special Development District No. 4, Cascade. Cascade Village was annexed to the Town in 1975 with an approved development plan from Eagle County. It was established as Special Development District No. 4 in 1976. The SDD has been amended over 40 times in the last 40 years. Unlike most SDDs, the Cascade SDD has no underlying zoning and all development standards and uses are provided in the adopting ordinance. According to the most recent ordinance, the Vail Cascade Hotel was to have a maximum 288 accommodation units. However, in reality there are 292 accommodation units. It appears this change was made in the mid-1990’s but no speciﬁc amendment was identiﬁed. It is evident that over the years with the changes in terminology within the ordinances and with the number of amendments, that an error in the accommodation unit count occurred. The proposed renovations cause a reduction in the number of existing units of 7 accommodation units. Five of the units being removed are in marginal locations within the hotel and represent rooms that are occupied infrequently. Below is a chart indicating the number of existing accommodation units and proposed accommodation units. The reduction is a loss of 7 accommodation units from what is existing on-site today, but only a reduction of 3 accommodation units from what the SDD identiﬁes as the maximum. It is only the loss of the seven hotel rooms that generates the need for this Major Amendment application. The loss of four of the accommodation units is a result of the addition of a hotel spa, intended to serve guest of the hotel, on the lowest level of the hotel where there are currently administrative functions. One accommodation unit will be converted into the new library, in an area that is across from the retail market space and in a high trafﬁc area. The remaining two accommodation units are lost due to the creation of two presidential suites. Each new presidential suite is created by the combination of two existing accommodation units. No hotel room ﬂoor area is removed for the creation of these suites. This allows the new owners to diversify the hotel product as part of the new branding effort. The creation of the spa area, the addition of the library, and the creation of the presidential suites are all improvements necessary to address Starwood Luxury Collection standards. In addition to the loss of the accommodation units which generate the need for a Major SDD Table 1: Accommodation Units AU per SDD AU as constructed AU as Proposed 288 292 285 3 Existing Guest Rooms amendment, there are other proposed improvements that do not require approval by the Town Council as a major amendment including, but not limited to, the following: Updated and completed renovated hotel rooms Refreshed corridors and public areas Bar and restaurant improvements Lobby and entry remodel Improvements to the lounge, reception area, living room, game room, and library Updated restroom facilities Conference and meeting room renovations Retail market enhancements New spa and salon area - guest focused New ﬁtness area for guests only New kids indoor recreation area New porte-cochere and glass vestibule at entry Terrace addition and improvements Exterior window, balcony, and limited facade improvements These improvements are a positive investment to this hotel complex. The hotel will be under the Starwood Luxury Collection. Starwood is one of the leading hotel and leisure companies in the world, with more than 1,270 properties in 100 countries. The Starwood brands include the eleven distinct lifestyle brands: St. Regis, The Luxury Collection, W, Westin, Le Meridien, Sheraton, Tribute Portfolio, Four Points, Aloft, and Element. The Starwood Preferred Guest loyalty program is one of the industry’s leading loyalty programs. The Cascade will be a new offering of Starwood’s Luxury Collection. The Luxury Collection is an ensemble of more than 75 of the world’s ﬁnest hotels and resorts in more than 30 countries. All are noteworthy for their history, architecture, art, furnishings and amenities, highlighting the rich culture of each property’s fabulous surroundings. Starwood describes the Luxury Collection as follows: The Luxury Collection® (luxury full-service hotels and resorts) is a group of unique hotels and resorts offering exceptional service to an elite clientele. From legendary palaces and remote retreats to timeless modern classics, these remarkable hotels and resorts enable the most discerning traveler to collect a world of unique, authentic and enriching experiences indigenous to each destination that capture the sense of both luxury and place. They are distinguished by magniﬁcent decor, spectacular settings and impeccable service. The Vail Cascade Hotel is the second largest hotel in Vail and includes extensive conference facilities. Only the Vail Marriott, with 314 accommodation units, is larger. At 285 accommodation units 4 Mood Images of the Proposed Guest Room Remodel (proposed), the Vail Cascade Hotel represents a signiﬁcant proportion of the hotel bed base in Vail. The intent is to increase occupancy of the hotel and the average daily rate throughout all seasons with the rebranding effort and the approximately $20 million in proposed renovations. There will be signiﬁcant focus on the group and conference market bringing in new groups to ensure improved occupancy. With the Starwood Luxury Collection focus on customer service and satisfaction, the Vail Cascade Hotel will strengthen Vail’s competitive image in the resort market. The Vail Cascade Hotel will have the entire Starwood marketing, booking systems, and loyalty program supporting it. All of this generate an immense beneﬁt to the Town of Vail. 5 II.Summary of Proposed Modiﬁcations A complete set of plans identifying the existing uses and all proposed modiﬁcations has been submitted with this application for a Major Special Development District Amendment. The proposed modiﬁcations, as budget allows, are summarized below for reference. (A)Bar and Restaurant Improvements: The existing lobby bar, Fireside Lounge, will be relocated to within the existing restaurant. The restaurant will be upgraded to reﬂect the new aesthetic of the hotel, including new tables, chairs, ﬂoor coverings, artwork, etc. (B)Lobby Remodel: The entry lobby will be refreshed to create a more welcoming environment as guests enter the hotel. Lighter furnishings and a more modern aesthetic will improve the feel upon entry. (C)Fireside Lounge, Reception Area, Living Room, Game Room, Library Improvements: These public areas will all be updated with new ﬁnishes and furnishings to create a more modern mountain luxury hotel, with new amenities to provide a better guest experience. One hotel room (Room 143) will be converted to the new library. (D)Updated Restrooms: The public area restrooms will be updated and improved. (E)Conference and Meeting Room Improvements: A key part of the new hotel ownership is an increase in bookings for conferences and meetings. This new focus is part of the business model to increase hotel occupancy in the summer and shoulder seasons through group business. The conference and meeting rooms will be upgraded to reﬂect the new modern aesthetic. (F)Market Improvements: The hotel retail market will be updated to match the new aesthetic and modernize the experience. The market is being expanded into existing retail space previously occupied by Pepi’s sports. (G)New Spa and Salon Area: The Starwood Luxury Collection requires a spa within the primary hotel to serve hotel guests. The new spa will be located on the basement level and eliminates four existing hotel rooms (Rooms 33, 35, 37, and 39) and the Creekside meeting room. It consists of 10 treatment rooms, along with the reception area, and relaxation room. A small salon of 650 sq. ft. will also be added, located within space that was previously administration ofﬁces. The spa and salon uses are considered accessory to the hotel use. As these accessory uses, there are no new parking or employee housing requirements associated with this use as they do not add new net ﬂoor area to the building and are generally limited to hotel guest use. (H)New Fitness Area: The Starwood Luxury Collection requires a ﬁtness center within the primary hotel facility. The new ﬁtness area will be located within an area that is currently administrative and other staff areas. It is approximately 2,700 sq. ft., and includes a ﬁtness area and men’s and women’s locker rooms that are shared with the spa facility. The ﬁtness area is considered an accessory use to the hotel use. Because this use is to serve only the hotel guest as an amenity and no net ﬂoor area is being added, there are no new parking or employee housing requirements associated with this use. (I)New Kids Recreation Area: A small kids area, of approximately 650 sq. ft. is proposed. Guests, while using the spa or ﬁtness area, will have the opportunity to drop off children for activities. The area will be staffed with a “camp” counselor. The area for this space is currently staff and administrative areas. 6 (J)New Porte-Cochere and Glass Vestibule at Entry: A new porte- cochere is proposed, with the intent to provide a more dramatic entry statement to the hotel. The porte- cochere will be extended to the landscape island and will be raised to provide clearance for large vehicles and buses. A small vestibule beneath the porte-cochere will provide additional coverage from the elements and provide an airlock for entry into the hotel. (K)Terrace Improvements: The terrace adjacent to the new spa and ﬁtness area on the south side of the building will be updated with new furnishings an amenities to serve the guest. The upper terrace will be extended increasing the area of this outdoor amenity with lounging areas and a new stair connects the lower terrace with the upper terrace and the entry level of the hotel. (L)Front Exterior Improvements: Within the hotel entry plaza, stone bases will be added to the columns and decorative panels will be added to the recessed areas within the colonnade. The landscape island will be modiﬁed slightly. The improvements will enhance the entry experience and create a grander feature for guests upon arrival. 7 Proposed Porte-Cochere Proposed Exterior Improvements to the Entry Plaza III.Zoning Analysis Due to the nature of the addition, only certain development standards are affected by the project. Below is an analysis of the proposal with regard to these development standards. All other standards remain as approved by Special Development District No. 4. A. Parking Parking for Special Development District No. 4 is more complicated than other stand alone development projects. Generally, parking for the uses within Area A are served by the existing three level parking structure. This parking structure has 421 parking spaces. Parking requirements are calculated for each use, then a multiple use reduction of 10% is taken. Parking spaces are not allocated or assigned to each use by the SDD ordinance and the structure functions much like the Town’s public parking structures as a mixed use facility serving the hotel, condominium projects, retail and commercial spaces, and skier parking for the Cascade Village ski lift. Private covenants and agreements are in place which allocates parking on certain levels to uses. The parking situation is further complicated by the private ownership of level 3 of the parking structure which was permitted by a court in a bankruptcy action in the 1980s. The Level 3 owner is obligated to provide parking to serve the commercial uses within Cascade Village pursuant to the SDD and obligated to provide public parking during the ski season per covenant. Earlier this year, the new owners of the hotel were approved (Minor SDD amendment) to convert the three indoor tennis courts to a parking facility with an additional 81 parking spaces. This parking is in excess of any requirements of the SDD ordinance and allowed for private hotel use. The new parking will help the hotel provide additional parking to serve its hotel guests and conference attendees and will in turn free up public parking in other facilities. Below is the existing parking calculation based on the most recent SDD Ordinance No. 8: Table 2: Zoning Analysis Standard Existing/Allowed Proposed Density - Accommodation Units 292 (as constructed) 288 (per SDD Ordinance) 285 GRFA (in AUs in Vail Cascade Hotel only)120,731 sq. ft.118,708 sq. ft. Setbacks Per approved plans Compliant with Creek Setback No Change Employee Housing As prescribed by the SDD Ordinance No change 8 Below is the proposed parking calculation based on the proposed Major SDD Amendment. The Fireside Lounge bar has been eliminated from the parking calculation, as the bar is proposed to be relocated to within the existing restaurant and takes up space previously used for restaurant seating area. The number of accommodation units and GRFA for the Vail Cascade Hotel has been updated to reﬂect the proposed changes. Pepi’s Sports space and the market have been updated to reﬂect some minor changes that decreased the total retail area as a result of at the addition of the condominium check-in area. Table 3: Existing Parking Calculation From Ord. 5, Series of 2008 Development Dwelling Units Accommo dation Units GRFA EHU Net Floor Area Parking Provided On- Site Parking Required in Structure Liftside 29 48,600 2 56 Westhaven Condo 13 32,000 29 Millrace (Phase I, II, IV)39 47,984 64 The Cascades (formerly Millrace Phase III)6 11,987 12 Cascade Residences 22 47,151 13 16 Blue Tiger (empty restaurant)1,600 13.3 Ofﬁce/Retail 5,061 16.3 Vail Cascade Hotel 148 55,457 115 Chaps Restaurant 4,735 39.5 Hotel Cafe 2,160 18 Pepi’s Sports 2,491 8 Fireside Bar 1,800 15 Terrace Rooms 120 58,069 105 Terrace Retail 5,856 20 Plaza Rooms 20 7,205 16 Plaza Retail 2,024 7 Plaza Conference 8,297 35 Aria Fitness Club 5,886 30 Cornerstone 22 48,407 4 623 56 Total 131 288 356,860 6 40,533 230 454.1 Multiple Use Credit (10%)-45.41 Total Parking Required in Structure 408.69 Total Parking Provided in Structure 421 Total Surplus in Parking Structure 12.31 9 B.Employee Housing Section 12-23-4: REDEVELOPMENT, Vail Town Code describes when employee housing impacts are mitigated for redevelopment projects. This section states: Employee housing impacts need only be mitigated for a redevelopment that results in a greater number of employees generated from an increase in net ﬂoor area, or an increase in the Table 4: Parking Calculations based on this Proposed SDD Amendment Development Dwelling Units Accomm odation Units GRFA EHU Net Floor Area Parking Provided On-Site Parking Required in Structure Liftside 29 48,600 2 56 Westhaven Condo 13 32,000 29 Millrace (Phase I, II, IV)39 47,984 64 The Cascades (formerly Millrace Phase III)6 11,987 12 Cascade Residences 22 47,151 13 16 Blue Tiger (empty restaurant)1,600 13.3 Ofﬁce/Retail 5,061 16.3 Vail Cascade Hotel 145 53,434 111 Hotel Restaurant 3,250 27.1 Fireside Bar (eliminated) Hotel Market 1,095 3.65 Retail Shop 1,096 3.65 Terrace Hotel Rooms 120 58,069 105 Terrace Retail 5,856 20 Plaza Hotel Rooms 20 7,205 16 Plaza Retail 2,024 7 Plaza Conference 8,297 35 Cascade Hotel Excess Capacity Reservation 50.1 Aria Fitness 5,886 30 Cornerstone 22 48,407 4 623 56 Total 131 285 354,837 6 34,788 230 454.1 Multiple Use Credit (10%)-45.4 Total Parking Required in Structure 408.7 Total Parking Provided in Existing Structure 421 New Hotel Parking Provided with Minor Amendment 81 Total Surplus Parking 93.33 10 number of accommodation units or limited service lodge units in the redevelopment; provided however, that if any existing EHUs are to be removed, an equal amount of EHUs shall be replaced in addition to the other requirements of this chapter. Section 12-23-5: EXEMPTIONS, Vail Town Code, speciﬁcally exempts certain development from the requirements of the Commercial Linkage requirements, stating: The following shall be exempt from this chapter: A.The redevelopment of existing commercial development, if no new net ﬂoor area, accommodation units, or limited service lodge units are created; and B.The construction of EHUs. As indicated on the plans submitted for the proposed Major Special Development District Amendment, there is no increase in net ﬂoor area. “Net Floor Area” is a deﬁned term in the Vail Town Code, and is deﬁned as follows by Section 12-2-2: DEFINITIONS OF WORDS AND TERMS, Vail Town Code: FLOOR AREA, NET: The total ﬂoor area within the enclosing walls of a structure not including the following: a.Areas speciﬁcally designed and used for mechanical equipment to operate the building. b.Stairways. c.Elevators. d.Common hallways. e.Common lobbies. f.Common restrooms. g.Areas designed and used for parking. h.Areas designed and used as storage which do not have direct access to an individual ofﬁce or retail store, not to exceed ﬁve percent (5%) of the total proposed net ﬂoor area for ofﬁce and not to exceed eight percent (8%) of the total proposed net ﬂoor area for retail. "Common areas" are spaces for which all tenants in the building contribute toward the upkeep and maintenance thereof and are not used for employee working areas. Because this proposal is redevelopment of existing commercial development (a hotel) which does not contain “common areas” and where no new net ﬂoor area, accommodation units, or limited service lodge units are created, it is exempt from any commercial linkage requirements. Changes in use within an existing building where no new ﬂoor area is created are exempt from Commercial Linkage Requirements. For the sake of argument, if one were to examine the changes being made to the hotel and applied the commercial linkage standards, no net new employees are being created as demonstrated by the table below. To be conservative, no credits were taken for the uses that were converted to the spa, salon, and guest ﬁtness center, with the exception of the Creekside Meeting Room, which would have further reduced the requirements. 11 Table 5: Hypothetical Employee Housing Generation Use Change in use Employee Housing Calculation Spa 5,800 12.2 Salon 650 1.6 Fitness Center 2,701 2.6 Hotel Room (-)7 -4.9 Fireside Bar (-)1,800 -12.2 Market & Pepi’s (-)499 -1.2 Creekside Meeting Room (-)1,550 -1.2 Total -3.2 20% mitigation rate -0.6 12 IV.Criteria for Review Section 12-9A-2: DEFINITIONS, Vail Town Code deﬁnes a Major Amendment as follows: Any proposal to change uses; increase gross residential ﬂoor area; change the number of dwelling or accommodation units; modify, enlarge or expand any approved special development district (other than "minor amendments" as deﬁned in this section), except as provided under section 12-15-4, "Interior Conversions", or 12-15-5, "Additional Gross Residential Floor Area (250 Ordinance)", of this title. Section 12-9A-8: DESIGN CRITERIA AND NECESSARY FINDINGS, Vail Town Code, then provides the criteria for review of a Major Amendment to a Special Development District. These criteria have been provided below, along with an analysis of how this proposal complies with these criteria: 1.Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. Applicant Response: The proposed modiﬁcation to eliminate seven accommodation units has no impact on the compatibility of the building to the immediate environment, neighborhood and adjacent properties. The only exterior modiﬁcation included with this proposal is for the new porte-cochere and small glass-enclosed vestibule beneath the porte-cochere. In addition, there are some areas of extension of patios or terraces. Improvements are proposed for the entry area, including architectural panels in the recessed areas of the colonnade and the addition of stone to the columns. These items are only subject to DRB approval will be reviewed by the DRB at a future date. These changes improve the appearance of the Vail Cascade Hotel and provide a grander entry experience for the guest. As a result, there is only a positive impact to the architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. The project is therefore compatible and sensitive to the immediate environment, neighborhood, and adjacent properties. 13 Existing Porte-Cochere Proposed Porte-Cochere 2.Relationship: Uses, activity and density which provide a compatible, efﬁcient and workable relationship with surrounding uses and activity. Applicant Response: The proposed modiﬁcations improve the existing hotel, updating the hotel to its new Luxury Collection status. Because the overall use of the property remains the same, and the density is only a slight decrease of 7 accommodation units or a 2% decrease, the uses, activity, and density continue to provide a compatible, efﬁcient, and workable relationship with surrounding uses and activities. 3.Parking And Loading: Compliance with parking and loading requirements as outlined in chapter 10 of this title. Applicant Response: A parking analysis has been provided in Section III of this submittal. As indicated in the analysis, the parking complies with Chapter 12-10 of the Vail Town Code. The proposed changes have no impact on the loading requirements of the Special Development District, as there is a decrease of the overall impact. 4.Comprehensive Plan: Conformity with applicable elements of the Vail comprehensive plan, town policies and urban design plans. Applicant Response: Cascade Village does not have a speciﬁc master plan beyond the Vail Land Use Plan to provide guidance on development within the area. The following land use goals and policies from the Vail Land Use Plan are applicable to the project: 1. General Growth / Development 1.1. Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.3. The quality of development should be maintained and upgraded whenever possible. 3. Commercial 3.1. The hotel bed base should be preserved and use more efﬁciently. 3.3. Hotels are important to the continued success of the Town of Vail, therefore conversion to condominiums should be discouraged. The Land Use Map identiﬁes Cascade Village as “Resort Accommodations and Services.” This designation is deﬁned as follows: 14 Future Land Use Map from the Vail Land Use Plan RAS Resort Accommodations and Service This area includes activities aimed at accommodating the overnight and short-term visitor to the area. Primary uses include hotels, lodges, service stations, and parking structures (with densities up to 25 dwelling units or 50 accommodation units per buildable acre). The proposal conforms with the goals outlined in the Vail Land Use Plan, and speciﬁcally futures the goal to “upgrade the quality of development whenever possible.” These improvements to an aging hotel and the rebranding of the Vail Cascade Hotel as part of the Starwood Luxury Collection, will improve Vail’s hotel offerings and contribute to Vail’s continuing success. The reduction in hotel rooms is necessary to achieve the Luxury status and these are not being converted to condominiums, but rather to new services to serve the guest of the hotel and to diversify the hotel’s room offerings. 5.Natural And/Or Geologic Hazard: Identiﬁcation and mitigation of natural and/or geologic hazards that affect the property on which the special development district is proposed. Applicant Response: The proposed amendment has has no effect on the above criterion. There are no natural or geologic hazards that affect the property. 6.Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. Applicant Response: There are no changes to the site plan, building design and location, and open space provisions. As a result, the proposal complies with the above criterion. 7.Trafﬁc: A circulation system designed for both vehicles and pedestrians addressing on and off site trafﬁc circulation. Applicant Response: The proposed amendment has no effect on the existing circulation system. and therefore complies with the proposed criterion. 8.Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. Applicant Response: The proposed amendment has no effect on the above criterion as there are no proposed changes to the existing landscaping. 9.Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efﬁcient relationship throughout the development of the special development district. Applicant Response: The proposed amendment has no effect on the above criterion. 15 V.Conclusion  Vail Hotel Partners LLC is proposing to invest $20 to $30 million into the renovation of the Vail Cascade Hotel and the Cascade Club and rebrand the hotel as a Starwood Luxury Collection hotel. As one of the largest conference hotels in Vail, the improvement of this community asset will continue to provide signiﬁcant public beneﬁts in terms of public revenues and vitality to the entire community. These improvements are a positive investment to this hotel complex. While there is a slight decrease in actual key count, with this investment the hotel will improve its average daily rate and improve its ability to put heads in beds. The majority of the seven keys being lost are marginal rooms in terms of guest experience. The intent of the changes is to improve the guest experience and attract new customers through groups and marketing reach of Starwood. Work on this renovation is set for the spring of 2016 and with a target of a soft opening by winter of 2016.   16 VI.Adjacent Addresses RANGEL, FRANCISCO MILMO - CLARIOND, MARIA LUCIA LOPEZ 124 SAN ANGEL AVE NUEVO LEON CT MEXICO KERR, ANN J. & EDWIN PIERCE, III 1617 E QUINCY AVE CHERRY HILL VILLAGE, CO 80113-4809 COLORADO INVESTMENTS LLC 3101 S OCEAN DR APT 2903 HOLLYWOOD, FL 33019-2838 JOHN L. ALFOND 2004 TRUST IN CARE OF NAME DEXTER FAMILY OFFICE 2 MONUMENT SQ PORTLAND, ME 04101-4093 MARC B. LESSANS REVOCABLE TRUST PO BOX 685 FREDERICK, MD 21705-0685 PEDIGO, JAMES & RUTH ANN PO BOX 950356 LAKE MARY , FL 32795-0356 MCMAHON TRUST 732 HAMPDEN PL PACIFIC PALISADES, CA 90272-4345 BRAMANTE, ELEANOR 1285 WESTHAVEN CIR VAIL, CO 81657-5700 ST. MORITZ HOLDINGS LLC 1490 W CANAL CT STE 3000 LITTLETON, CO 80120-5648 TOWN OF VAIL FINANCE DEPT 75 S FRONTAGE RD W VAIL, CO 81657-5043 BEARD, STANLEY S. & BONNIE K. 500 W TEXAS AVE STE 705 MIDLAND, TX 79701-4276 BLUE OX LLC 17 CAMPBELL RD WAYLAND, MA 01778-1001 LIPNICK, JANIE B. 6238 29TH ST NW WASHINGTON, DC 20015-1510 WESTHAVEN LLC 1825 K ST NW STE 507 WASHINGTON, DC 20006-1221 H&C STONE REVOCABLE TRUST 615 PALISADES AVE SANTA MONICA, CA 90402-2723 ANNETTE G. FREY REVOCABLE LIVING TRUST 12604 E 127TH ST S BROKEN ARROW, OK 74011-5650 NANCY ANN HEINEN TRUST, NANCY ANN HEINEN TRUSTEE 2565 SOM CENTER RD HUNTING VALLEY, OH 44022-6651 WESTHAVEN AT CASCADE VILLAGE ASSOCIATION VAIL CASCADE CONDOMINIUMS 1476 WESTHAVEN DRIVE, #1 VAIL, CO 81657 OLIVER, ROBERT LEON PO BOX 976 CUERO, TX 77954-0976 FLOWER, ELIZABETH RAMSEY - ETAL 19023 HIGHWAY 131 BOND, CO 80423-9500 THE COLORADO MOUNTAIN CONDOMINIUM ASSOCIATION, INC. VAIL CASCADE CONDOMINIUMS 1476 WESTHAVEN DR, #1 VAIL, CO 81657 ULTIMATE CASCADE LLC - ETAL 825 DELAWARE AVE #203 LONGMONT, CO 80501-6169 MILLRACE CONDOMINIUM ASSOCIATION JULIE GRIMM 710 WEST LIONSHEAD CIRCLE, SUITE B VAIL, CO 81657 CASCADES ON GORE CREEK OWNERS ASSOC INC 1476 WESTHAVEN DR VAIL, CO 81657-4321 LIFTSIDE CONDOMINIUM ASSOCIATION VAIL CASCADE CONDOMINIUMS 1476 WESTHAVEN DR VAIL, CO 81657 MAURIELLO PLANNING GROUP PO BOX 4777 EAGLE, CO 81631 CDOT 4201 E. ARKANSAS AVENUE, 17 DENVER CO. 80222. FEDERAL HIGHWAY ADMINISTRATION 1200 NEW JERSEY AVE., SE WASHINGTON, DC 20590 BLUME FAMILY PTNSHP IN CARE OF KRISTEN BLUME PO BOX 504 CHEYENNE, WY 82003-0504 DEWS, JULIANNA PO BOX 362 VAIL, CO 81658-0362 CASCADE CLUB ASSOCIATION DON MACLACHLAN 1300 WESTHAVEN DR, VAIL, CO 81657, UNITED STATES 18