HomeMy WebLinkAboutPEC17-0038 DocumentsACTION FORM
Planning & Environmental Commission (PEC)
Department of Community Development
75 South Frontage Road West
Vail, CO 81657
Tel: 970-479-2139
www.vailgov.com
Project Name:Four Seasons Renovation
2017 Application Number: PEC17-0038
Application Type:Special Development District
(SDD)Date Applied: 07/31/2017
Project Description:Amendment to SDD #36, Four Seasons, will include upgrading common areas &
guest rooms, reconfiguration of units & minor exterior changes.
CONTACTS
Contact Type: Applicant
Full Name: BAI (Tim Halbakken)
Address:225 Main Street Unt G-2 225 Main Street Unt G-2
Edwards, CO 81632 Phone: 9267575
Contact Type: Property Owner
Full Name: EX VAIL LLC EXTELL DEVELOPMENT
Address: Phone: None
Project Address: 1 VAIL RD (210107122001) (210107122001)
Job Site Location:
Legal Description: Subdivision: VAIL VILLAGE FILING 2 Lot: A - C Block:No
Data
Parcel Number: 210107122001
BOARDS/STAFF ACTION
Motion By: Moffet Action: Approved 2nd Reading
Second By: Coggin
Vote:5-1-1 (Foley Opposed, Mason
Recused)Date: 12/19/2017
Conditions:
- The exterior building changes associated with this major amendment to SDD No. 36, Four Seasons, are
contingent upon the applicant obtaining Town of Vail approval of an associated design review board
application for all exterior changes to the property.
- The applicant shall provide a minimum of 2,000 square feet of deed-restricted employee housing within the
Town of Vail, to be recorded with the Eagle County Clerk and Recorder. Said deed-restricted employee
housing shall be provided in the following manner: a. Prior to the issuance of any certificate of occupancy
resulting in any decrease in the amount of accommodation units (AUs) or increase in the amount of dwelling
units (DUs), the applicant shall provide a deed-restricted employee housing unit with a minimum of two
bedrooms and approximately 788 square feet; and b. Prior to March 31, 2019, the applicant shall provide a
deed-restricted employee housing unit, with a minimum of approximately 1,212 square feet.
- Prior to issuance of any building permit resulting in any decrease in the amount of accommodation units
(AUs) or increase in the amount of dwelling units (DUs), the applicant shall pay to the Town of Vail a $81,312
traffic mitigation fee, based on the Department of Public Works’ estimate of 7.2 net new PM peak hour
vehicular trips.
Planner: Matt Panfil
Four Seasons Resort and Residences Vail
Amendment to SDD No. 36 Page | 1
Proposed Amendments to SDD No. 36, Series 2005
Four Seasons Resort and Residences Vail
July 2017
The purpose of this report is to provide a comprehensive description of amendments proposed
to the Four Seasons Resort and Residences Vail (Four Seasons) Special Development District No.
36, as amended by Ordinance #20, Series 2005. Information provided herein and under
separate cover have been prepared in accordance with Section 12-9A-4: Development Review
Procedures for Special Development Districts as outlined in the Town of Vail Zoning
Regulations.
Amendments to SDD #36 are intended to allow for the renovation of the Four Seasons that will
include, among other things, the upgrading of common areas and guest rooms and the
reconfiguration of existing accommodation units, fractional fee units and dwelling units.
Proposed amendments will not result in any new square footage to the building.
Exterior changes to the building are limited to minor refinements such as new windows, deck
improvements and sidewall flues for new fire places (none of these improvements would
require amendments to the existing SDD).
This application is submitted on behalf of Ex Vail LLC (Ex Vail), an affiliate of Extell Development
Company and Parkland. Ex Vail acquired the property in November of 2016. Property acquired
by Ex Vail includes the hotel, all resort amenity areas (spa, conference facilities,
restaurant/lounge, etc.) and thirteen unsold Fractional Fee Units (FFU’s). Sixteen Dwelling
Units (DU’s) and six FFU’s have previously been sold to other parties by the original developer
of the project. (The six FFUs include one unit in which only 10 fractional shares have been sold.
This application treats that FFU as a fully sold unit.) These sold units are not a part of this SDD
amendment.
Information provided below includes:
1. Background on the Four Seasons Resort and Residences Vail
2. Ex Vail’s Goals for Property
3. Proposed SDD amendments
4. SDD Review Criteria
5. Appendix
Four Seasons Resort and Residences Vail
Amendment to SDD No. 36 Page | 2
Background on Four Seasons Resort and Residences Vail
A Holiday Inn hotel and gas station existed on the subject site prior to the Town granting
approvals for the redevelopment of the property. The Holiday Inn included 120 hotel rooms
(Accommodation Units, or AU’s), along with a restaurant, a small amount of meeting space and
other accessory uses. The property was previously zoned Public Accommodation (PA) and with
the SDD approval the underlying zoning of the property remains PA.
Development approvals for the Four Seasons were originally established by Ordinance #14,
Series 2001. Ordinance #14 established SDD No. 36 that allowed for the development of the
following:
• 116 AU’s
• 15 DU’s
• 40 FFU’s
• Retail, restaurant, conference and health club/spa space, and
• 4,971sf of employee housing.
Ordinance #9, Series 2003 amended SDD No. 36 and allowed for the development of the
following:
• 118 AU’s
• 18 DU’s
• 22 FFU’s
• Retail, restaurant, conference and health club/spa space, and
• 34 employee housing units
Ordinance #20, Series 2005 amended SDD No. 36 and allowed for the development of the
following:
• 122 AU’s
• 16 DU’s
• 19 FFU’s
• Retail, restaurant, conference facilities and health club/spa space, and
• 28 employee housing units
It is interesting to note that with each amendment the number of AU’s and DU’s remained fairly
constant while the number of FFU’s was significantly reduced from 40 to 22 and finally to 19.
Construction of the project began in 2006 and after resolution of many issues during the
construction process the Four Seasons opened in December of 2010. Barclays Bank, lender on
Four Seasons Resort and Residences Vail
Amendment to SDD No. 36 Page | 3
the project, assumed ownership of the property from the original developers in 2009. Ex Vail
acquired the property in November of 2016. Four Seasons Hotels has an 80-year agreement
with Ex Vail to manage the hotel.
Ex Vail’s Goals for the Property
Ex Vail’s goal for the Four Seasons is to renovate the property to better balance the mix of
residential uses in order to improve its financial performance and in doing so create a viable
resort property that is sustainable over the long term. Since originally approved, two factors
have impacted the performance of the property:
• Nearly ten years passed from the time the project was originally approved until it
opened. The luxury lodging industry changed significantly during that period,
particularly the fractional industry and consumer’s preference for interior design and
unit size. In many respects, the project’s design and the mix of hotel and related
residential uses were obsolete the day the hotel opened.
• From 2011 to the day the property transferred to Ex Vail, the property was owned by a
bank. Financial institutions are not particularly well-suited to operating luxury hotels
and as such the property was managed with a lack of focus or long-term vision.
Ex Vail’s personnel have extensive experience with luxury properties, coupled with Ex Vail’s
working relationship with Four Seasons Hotels, the project team has brought a new perspective
and long-term vision that involves a more holistic approach relative to all aspects of the
property – guest lodging, fractional fee units, dwelling units and other properties amenities
(restaurants and lounges, conference facilities, health club, spa, etc.). Fundamental to this
perspective is the importance of establishing the proper balance of all uses within the resort.
Ex Vail has identified three specific issues with the Four Seasons that need to be addressed to
make the property viable for the long term:
FRACTIONAL FEE UNITS
When the Four Seasons was approved in 2001 the fractional fee product, while in its infancy,
was considered an innovative approach that would be a boon to the lodging and
vacation/second home industries. At about this time the Town of Vail adopted regulations to
allow for this type of land use. The 40 FFU units approved for the Four Seasons in 2001 are an
indication of how bullish the real estate industry was on fractional units. At this same time,
virtually all high-end lodging operators got involved in the development and/or management of
fractional fee projects.
Four Seasons Resort and Residences Vail
Amendment to SDD No. 36 Page | 4
While there have been successful fractional projects, the fractional fee industry has significantly
regressed in the past ten years. Fractional components at other Four Seasons have had
experiences similar to Vail (i.e. thirteen fractional units remain unsold). In Jackson Hole, twenty
fractional units were constructed in 2003 and fourteen years later they are still not sold out. In
Costa Rica twenty fractional units were originally planned but only five were developed due to
limited demand. In Punta Mita slow sales of fractional units resulting in their conversion to
whole ownership. In Scottsdale only 33% of planned fractional units were constructed. Most
luxury hotel operators have either abandoned or significantly curtailed fractional programs or
are no longer involved in the development of new fractional projects.
Previous amendments to the Four Seasons SDD gradually reduced the number of FFU’s, from
40 units in the original approval to the 19 units that were actually built. Only 6 of the 19 FFU’s
were sold and Ex Vail currently owns 13 unsold FFU units. Lack of sales is clear indication of the
markets lack of interest in the fractional product. These unsold units, while currently in the
hotel’s rental pool, are generally over-sized and not viable short-term rental units. Other than
during peak periods these fractional units do not perform well in terms of occupancy or
revenue per square foot. A major aspect of the amendments proposed to SDD #36 is to re-
purpose these unsold FFU units.
UNIT MIX
The Four Seasons unit mix is currently not appropriate, both from the stand point of the
market’s interest and with respect to the number and type of rooms needed for a well-
balanced resort hotel. The hotel currently has 37 suites (this number includes the 13 unsold
FFU’s) which constitute 28% of the total number of guest rooms. Based on industry standards
this is a disproportionately high percentage of suites. For example, the percentage of large,
traditional suites at the Park Hyatt in Beaver Creek, the Ritz-Carlton Bachelor Gulch and the
Sonnenalp ranges between 4-9%. Many of the Four Seasons suites are also over-sized. A major
aspect of the amendments proposed to the SDD is to reduce the number of suites and create a
better balance of rooms that is more in keeping with industry standards.
CONDITION AND DESIGN OF HOTEL
Consumer tastes and expectations for luxury lodging properties has changed significantly from
the time the Four Seasons was designed and constructed. The interior design of the hotel is not
in keeping with consumer interest. This consideration, coupled with the fact that the hotel has
seen nearly seven years of use, has created the need to upgrade common areas (hallways) and
all hotel rooms. While SDD amendments are not required to make these improvements, the
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Amendment to SDD No. 36 Page | 5
SDD amendments will allow for other changes that will among other things provide the
“economic engine” necessary to implement renovation of common areas and hotel rooms.
Proposed SDD Amendments
Amendments proposed to SDD No. 36 will change the approved mix of AU’s, DU’s and FFU’s
that are currently permitted on the property. These changes and zoning considerations are
addressed below. As no exterior expansions are proposed and no new square footage will be
added to the building, relevant zoning considerations are limited to parking and employee
housing.
The fundamental objective of these amendments is to improve the financial performance of the
resort, be it from increasing the number of hotel rooms, improving the occupancy of hotel
rooms, or increasing the number of “live beds” by including individually owned condominiums
in the hotel’s rental pool. Ultimately, improving the financial performance of the resort in ways
that benefit Ex Vail and Four Seasons will also result in improved financial performance for the
Town of Vail, whether from improved hotel occupancy or increased sales or transfer tax
revenues. An overview of how these amendments will benefit not just Ex Vail, but also the
broader community is provided below.
APPROACH TO PROJECT
The Four Seasons has been in operation for seven years and were Ex Vail to make no changes to
the property the hotel would likely continue to operate for another seven years and beyond.
However, to make no changes would do nothing to improve performance nor to establish the
long-term sustainability of the resort. Among other things, this means that the hotel would not
generate sufficient revenue to fund future capital investment in the facility. Based on seven
years of Four Seasons Resort Vail operations and the collective experience of Four Seasons and
Ex Vail’s management in the high end residential and resort markets, changes to the hotel
necessary to correct this situation have been identified. In essence, the changes below reflect
what would be done differently (working within the physical limitations of the existing building)
if the hotel were being built for today’s market:
Increase the number of hotel rooms
The hotel’s standard, entry level (non-suites) rooms have historically been the best
performing rooms and while there is some seasonal variation these rooms perform
well throughout the year. A calculated increase to the number of hotel rooms is
necessary to improve hotel performance.
Four Seasons Resort and Residences Vail
Amendment to SDD No. 36 Page | 6
Reduce the total number of suites
The property has too many suites, particularly large suites. This situation is
exacerbated by the unsold fractional fee units. There is a critical need to reduce the
number of large suites to be more in line with industry standards.
Re-purpose unsold fractional fee units
The 13 unsold FFU’s are in the hotels rental pool and they perform relatively well
during peak times but because of their large size are not productive rental units
during much of the year. Revenue per square foot from these units is far less than
that of standard hotel rooms, these unsold units are a drain on the overall
performance of the property. These units need to be re-purposed to some other
use.
Create additional for-sale real estate
There is strong demand for residential for-sale product and in the high-end resort
residential market there is increasingly strong demand for hotel run rental programs
for such units. The creation of additional for sale condominiums (DU’s) can provide
the economic engine to fund other improvements to the property and provide units
that can participate in the Four Seasons’ rental program.
Lock-off units
Lock-off units associated with condominiums have been embraced by the market
place. Well run, incentivized rental programs have proven to be an effective way to
increase the supply of rental units for the hotel while providing owners with revenue
from the rental of their condominiums. Lock-off units are a particularly valuable tool
in providing the hotel with flexibility in responding to periods of peak demand.
PROJECT AND DESIGN PARAMETERS
Given the objectives above, Ex Vail and the Four Seasons spent many months studying the
existing facility to define a plan that would most efficiently and effectively implement these
changes. Considerations, or parameters listed below influenced final renovation plans that are
reflected by this SDD Amendment. These included:
Carrying capacity of hotel amenities
Maintaining the appropriate balance between the number of hotel guests and hotel
amenities is critical, particularly at a high-end resort hotel. The Four Seasons
common areas and amenities (lobby space, restaurants and bars, spa and health
club, conference facilities, pool, etc.) all have a finite capacity. These amenities were
Four Seasons Resort and Residences Vail
Amendment to SDD No. 36 Page | 7
originally sized for the current hotel and in most cases, it is not feasible to increase
the size of these facilities. As such, existing common areas and amenities establish a
limitation of sorts on the type and extent of changes to the overall unit mix.
Layout of the existing building/code requirements
As a renovation, the design of the existing building directly affects where changes
can be made and the nature of changes that may be feasible. An example of this is
the limitations created by existing hallways. In most cases hallways cannot be
changed and they relate directly to each unit’s building code egress requirements.
In many cases options for unit conversions were directly impacted by such
considerations.
Unit locations and views
History has shown the quality of views from hotel rooms does not directly impact
guest revenue (while a mountain view room rents for more than a room with a
highway view, a good mountain view room does not rent for more than a great
mountain view room). The opposite is true of for-sale real estate. View
considerations were a factor in determining the location of new for-sale units and
new hotel rooms.
Parking
The existing parking structure cannot be expanded. The addition of hotel rooms and
lock-off units requires increased parking. While increased parking is proposed via re-
striping of standard spaces to compact spaces, there is a limit to additional parking
that can be provided. As such, parking requirements are a significant consideration
in the type of changes proposed to the properties overall unit mix.
Four Seasons standards
Four Seasons Hotels have explicit standards for the size, quality and features of their
hotel rooms. These standards directly influenced decisions on where new or
renovated hotel rooms could be created.
Cost and efficiency
The costs necessary to complete renovations along with projected returns were
considered in making final decisions on future improvements.
Four Seasons Resort and Residences Vail
Amendment to SDD No. 36 Page | 8
PROPOSED CHANGES TO UNIT MIX
Ordinance #20, Series 2005 amended SDD No. 36 to allow for the development of the
following:
• 122 AU’s
• 16 DU’s
• 19 FFU’s
Proposed amendments to SDD No. 36 would result in the following:
• 130 AU’s
• 28 DU’s (with 18 total lock-off units)
• 6 FFU’s
A floor by floor comparison of existing units and proposed unit changes has been provided
under separate cover. Below is a summary of how the proposed unit mix will be accomplished:
Conversion of three large suites to three DU’s
These hotel suites (which in total comprise ten “keys” or AU’s) range in size from
2,400sf to 5,000sf. The suites do not perform well due to their size and lack of
kitchen facilities. They are simply too large to be a rental product. These suites are
proposed for conversion to three DU’s. These three DU’s will include a total of eight
lock-off accommodation units. This change will address the problem of too many
large hotel suites. The sale of these units will provide some of the capital necessary
to support hotel improvement plans and the lock-off units will provide important
assets for the hotel’s rental program.
Conversion of nine FFU’s to nine DU’s
The conversion of these nine units can be accomplished very efficiently and doing so
will address two issues – the need to re-purpose these under-performing units and
to reduce the number of large hotel suites. Prior to sale each of these units will be
completely renovated with updated interiors and furnishings. An additional
bedroom/bath will be added to seven of these units, increasing the resorts overall
pillow count. hese nine new DU’s will include a total of ten lock-off accommodation
units.
Conversion of four FFU’s to sixteen AU’s
These specific units were identified for conversion to AU’s primarily due to their
location and access/hallway conditions that can meet building code egress and other
Four Seasons Resort and Residences Vail
Amendment to SDD No. 36 Page | 9
code requirements. These conversions will address issues with under-performing
FFU’s and will reduce the number of large hotel suites. More importantly the
conversion of these units will result in a significant number of new AU’s. The size of
these new AU’s is comparable to the hotel’s best performing hotel rooms (standard
sized, entry level rooms) and based on past experience are expected to maintain
solid occupancy rates throughout the year.
Conversion of two Suites to four AU’s
Two large hotel suites will be converted to four standard hotel rooms and in doing
so will reduce the number of large suites while increasing the number of standard,
entry level hotel rooms.
ZONING CONSIDERATIONS
Proposed amendments will not increase the square footage of the building nor affect the
exterior of the building in a manner that would require PEC approval. As such, the only relevant
zoning considerations are parking and employee housing.
Parking
The 2005 amendment to SDD No. 36 establishes the parking requirement for the Four
Seasons to be 211 spaces. The existing SDD also acknowledges that “215 spaces
provided”. All parking at the hotel is managed by 24/7 concierge services which
includes valet spaces. Below is a summary of the new parking demand from the
proposed amendments:
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Amendment to SDD No. 36 Page | 10
Based on the matrix above the proposed amendments will require nineteen additional
parking spaces. Existing dimensions between columns will allow for these additional
spaces to be provided by re-striping standard sizes spaces to compact spaces. Existing
and proposed parking plans are attached at the end of this report.
Employee Housing
The Four Seasons was developed prior to the Town codifying employee housing
requirements. Notwithstanding the fact that there was no formal employee housing
requirement at that time, in accordance with SDD No. 36 the project includes 28 on-site
employee housing units. These units are dormitory style and each provides housing for
two people.
The town’s housing ordinances for Inclusionary Zoning and Commercial Linkage address
re-developments as follows:
Inclusionary Zoning
Employee housing need only be provided for the increase in the GRFA of a
redevelopment; provided however, that if any existing EHUs are to be removed,
an equal amount of EHUs shall be replaced in addition to other requirements of
this chapter.
Commercial Linkage
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 number of accommodation units or in net floor
area, or an increase in the 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.
Below are the four proposed unit conversions and how they affect employee
generation:
Conversion of 3 hotel suites to 3 Condominiums – this change does not increase
GRFA nor does it increase the number of AU’s, as such the conversion generates
no additional employees.
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Amendment to SDD No. 36 Page | 11
Conversion of 2 hotel suites to 4 AU’s – this change will add 2 new AU’s. At .7
employees per AU the conversion generates 1.4 employees.
Conversion of 9 FFU’s to 9 Condominiums - this change does not increase GRFA
nor does it increase the number of AU’s, as such the conversion generates no
additional employees.
Conversion of 4 FFU’s to 16 AU’s – The addition of 16 new AU’s results in new
employee generation of 11.2 employees and the requirement to house 20%, or
2.24 employees. However, this increased demand needs to be considered in
context with the reduction of four FFU’s. Employee generation from the four
FFU’s is determined based on the Inclusionary Zoning’s 10% housing
requirement. The four FFU’s total 10,312 sf, which requires 1,031sf of employee
housing. In order to equate the employee requirement (from Commercial
Linkage) with the square foot requirement (from Inclusionary Zoning), it is
assumed that the 1,031sf requirement could provide four 250sf dormitory style
units, each of which based on town code houses 1 employee. This results in the
four FFU’s creating a housing requirement for 4 employees. As the housing
requirement from the existing four FFU’s is greater than the housing
requirement of the proposed 16 AU’s, there is no new housing requirement from
this conversion.
Based on the above, proposed SDD amendments will result in new employee generation
of 1.4 employees. Regulations require 20% of these employees to be housed, or
housing for .28 employees.
To mitigate new employee generation Ex Vail proposes to acquire and then deed restrict
a 2-bedroom dwelling unit in excess of 788 square feet. Based on town standards a unit
of this type can accommodate 2.25 employees. Proposed mitigation will exceed
requirements by nearly 2 full employees.
BENEFITS FROM PROPOSED AMENDMENTS
Ex Vail’s fundamental goal is to renovate the Four Seasons to establish a more balanced mix of
residential uses in a way that will improve its financial performance and in doing so create a
viable resort property that is sustainable over the long-term. An underlying premise of this
effort is that improvements which benefit Ex Vail and the Four Seasons will also benefit the
Town of Vail through increased occupancy, increased sales tax revenue and increased RETT
revenues. The proposed amendments will accomplish the following:
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Amendment to SDD No. 36 Page | 12
• The proposed mix of units will establish a proper balance of unit types that will enhance
hotel operations and revenues. Over-sized, under-performing units are eliminated.
Units to be created are optimally-sized to enhance occupancy and revenues.
• The total number and type of units proposed for the hotel have been designed to be in
keeping with the carrying capacity of resort’s amenities, an important consideration that
will ensure quality guest experiences.
• A net increase of eight new hotel rooms will be created, bringing the total number of
hotel rooms to 130. More importantly, the new hotel rooms with be standard sized,
entry level type rooms. Historically these types of units have been among the best
performing unit types at the hotel and have the highest occupancy rates throughout the
year.
• Eighteen lock-off units associated with new dwelling units will be created. These units
provide the hotel with the flexibility necessary to address demand for rooms,
particularly during peak periods. Incentive programs will be established to encourage
condominium buyers to include their lock-off units in the hotel’s rental pool. Based on
the success of similar programs in Vail, it is conservatively estimated that 50% of lock-off
units will participate in the rental pool.
• The sale of the newly created dwelling units will provide the revenue to fund capital
improvements to the hotel, specifically the renovation of all hotel rooms and other
common areas. Improved hotel performance is expected to provide increased revenues
to fund a long-term, on-going capital improvement program.
• Proposed unit conversions provide a solution to the thirteen unsold, under-performing
fractional fee units. Conversion of the unsold units to DUs will remove them from the
hotels rental pool and will increase the potential for dwelling unit owners to include
their units in the rental pool (currently only four of sixteen condo owners participate in
the rental pool).
STANDARDS FOR EVALUATION OF PROPOSED AMENDMENTS
Nine criteria prescribed by the SDD section of the zoning code will be used to review these
proposed amendments. These criteria are geared primarily towards the design of a project and
they focus on topics such as compatibility with the neighborhood, building scale and massing,
architecture, landscape design, density, etc. Proposed amendments are exclusive to changing
the existing mix of units and SDD criteria provide little guidance or direction with respect to
how to determine the appropriate mix of units for a property such as this.
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Amendment to SDD No. 36 Page | 13
A clear indication of the Town’s development objectives regarding unit mix, particularly
with respect to the redevelopment of hotel properties, can be found in the Lionshead
Redevelopment Master Plan (LHRMP). This Plan addresses the Evergreen Hotel and the
potential opportunities that could be realized from the redevelopment of this existing
hotel property. This is particularly relevant in that the development of the Four Seasons
involved the redevelopment of an existing hotel property (the 120-unit Holiday Inn).
While encouraging the redevelopment of the Evergreen property, the LHRMP states:
The Evergreen Lodge presently contains 128 short term accommodation units. In
addition, The Evergreen Lodge also contains a restaurant, lounge, spa, and meeting
space facilities incidental to the operation of the Lodge. Given the importance and need
for short term accommodations to the vitality and success of the community, any future
redevelopment of the site shall ensure the preservation of short term accommodation
units on the site. The preservation of short term accommodations should focus on
maintaining the number of existing hotel beds and the amount of gross residential
square footage on the site as well as requiring the preservation of 128 accommodation
units.
In essence, this element of the LHRMP defined an “equivalency standard” for the
redevelopment of hotel properties and established the Town’s objectives, or expectations for
the redevelopment of hotel properties. While this type of standard was not formally in place
when originally approved, the Four Seasons complies with this standard (120 hotel rooms were
existing, 122 were replaced along with increased square footage devoted to hotel rooms).
Proposed amendments to the Four Seasons results in a net increase to hotel rooms from 122 to
130 and as such would exceed this equivalency standard. The unit mix proposed by these
amendments to the Four Seasons is clearly in keeping with the Town’s objectives for the
redevelopment of hotel properties.
SDD Review Criteria
The SDD chapter of the Town Zoning Code prescribed nine criteria to be used to evaluate the
merits of a proposed Special Development District. The SDD sections states: The following
design criteria shall be used as the principal criteria in evaluating the merits of the proposed
special development district. It shall be the burden of the applicant to demonstrate that
submittal material and the proposed development plan comply with each of the following
standards, or demonstrate that one or more of them is not applicable, or that a practical
solution consistent with the public interest has been achieved.
Four Seasons Resort and Residences Vail
Amendment to SDD No. 36 Page | 14
These criteria and response to each are outlined below.
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.
Response:
There are no changes proposed to the property that would have any effect on the
considerations outlined above.
2. Relationship: Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
Response:
There are no new uses proposed by these amendments. While changes are proposed to the
mix of units, there is not a significant change to density or the intensity of development on
the site. For example, increases proposed to the number of dwelling units are off-set by a
reduction to the number of FFU’s. Proposed amendments do not affect the compatible,
workable relationship that has been established between the Four Seasons and surrounding
uses and activities.
3. Parking and Loading: Compliance with parking and loading requirements as outlined
in chapter 10 of this title.
Response:
Proposed amendments are in compliance with parking requirements.
4. Comprehensive Plan: Conformity with applicable elements of the Vail comprehensive plan,
town policies and urban design plans.
Response:
Ex Vail’s fundamental goal is to renovate the Four Seasons to establish a more balanced mix
of residential uses in a way that will improve its financial performance and in doing so create
a viable resort property that is sustainable over the long-term. An underlying premise of this
effort is improvements that will benefit Ex Vail and the Four Seasons will also benefit the
Town of Vail, be it through increased occupancy or increased sales tax or RETT revenues.
These goals are consistent with many aspects of the Town’s Comprehensive Plan and town
policies.
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.
Response:
This criterion is not applicable to the proposed amendments.
Four Seasons Resort and Residences Vail
Amendment to SDD No. 36 Page | 15
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.
Response:
This criterion is not applicable to the proposed amendments.
7. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and
off site traffic circulation.
Response:
The proposed amendments will have no appreciable effect on traffic considerations.
8. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and function.
Response:
This criterion is not applicable to the proposed amendments.
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.
Response:
This criterion is not applicable to the proposed amendments.
PLANNING FEE RECEIPT
Case # PEC17-0038
Date Printed: 09/15/2017
TOWN OF VAIL - FEES RECEIPT
Planning Summary
Type: Planning & Environmental Commission (PEC) Submittal Date: 07/31/2017
Subcases: Special Development District (SDD)
Bond Expire Date:
Description of Work:
Amendment to SDD #36, Four Seasons, will include upgrading common areas & guest rooms,
reconfiguration of units & minor exterior changes.
Property Information
Address: 1 VAIL RD (210107122001) Tax ID: 210107122001
Owner: VAIL HOTEL 09 LLC GENERAL COUNSEL
Contacts
Contact Type: Applicant
Company Name: BAI
Full Name: Tim Halbakken
Address: 225 Main Street Unt G-2 225 Main Street Unt G-2 Edwards, CO 81632
Email: tim@braunassociates.com
Contact Type: Property Owner
Full Name: EX VAIL LLC EXTELL DEVELOPMENT
Address:
Planning Fees
Fee Information Account Amount
Postage Fee 001-0000.31947.00 $36.48
Payment Information Date Paid Payment Type Amount
Postage Fee 09/15/2017 Check $36.48
Paid By: Braun Associates Inc - Notes: 6670 - Braun Associates Inc
FEE TOTAL $36.48
AMOUNT PAID $36.48
BALANCE DUE $0.00
09/15/2017 - 11:05:20 AM - Generated by: dcouch75 South Frontage Road West, Vail, Colorado 81657
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Four Seasons Adjacent Owners list 06.29.17
TOWN OF VAIL, COLORADO
75 S FRONTAGE RD W
VAIL, CO 81657‐5043
Vail Gateway Plaza Condominium Association, Inc.
c/o Beth Johnston
28 2nd St
Edwards, CO 81632
Holiday House Condominium Association
c/o W. Thomas Saalfeld
62 East Meadow Drive
Vail, CO 81657
Meadow Vail Place Condominium Asssociation
c/o Lindsay Gremmer
PO Box 5907
Eagle, CO 81631
GARY A. SYMAN ‐ AZITA RAJI FAMILY TRUST
10 CREST RD
BELVEDERE, CA 94920‐2434
SRZ PROPERTIES LLC
MORRISON, BROWN, ARGIZ & FARRA, LLC
1450 BRICKELL AVE FL 18
MIAMI, FL 33131‐3444
VAIL EAST PROPERTIES LLC
BRANDESS‐CADMUS
281 BRIDGE ST
VAIL, CO 81657‐4546
Alphorn Condominium Association, Inc.
c/o Eileen Forte Jacobs
2000 Spring Creek Road
Gypsum, CO 81637
Scorpio Condominium Association
c/o Eileen Forte Jacobs
2000 Spring Creek Road
Gypsum, CO 81637
Residences at the Sebastian
Ferruco Vail Ventures, Llc
c/o Alejandro Joaquin Garcia
16 Vail Rd
Vail, CO 81657
AMPH LLC
MARTIE HUTTO
16 VAIL RD
VAIL, CO 81657‐5049
The Sebastian Vail
c/o Irene McConnaughy
16 Vail Rd
Vail, CO 81657
VAIL WEST PROPERTIES LLC
BRANDESS‐CADMUS
281 BRIDGE ST
VAIL, CO 81657‐4546