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HomeMy WebLinkAbout2005-03-01 Support Documentation Town Council Work SessionTOWN COUNCIL WORK SESSION AGENDA VAIL TOWN COUNCIL CHAMBERS 75 S. Frontage Road W. Vail, CO 81657 2:45 P.M., TUESDAY, MARCH 1, 2005 NOTE: Times of items are approximate, subject to change, and cannot be relied upon to determine at what time Council will consider an item. 1. George Ruther ITEMITOPIC: PEC/DRB Update. (10 min.) 2. Stan Zemler ITEMITOPIC: Discussion of Special Construction Ordinance. (15 min.) BACKGROUND RATIONALE: Although most members of Council may be unaware of steps taken previously to allow for exceptional circumstances and requests in regard to both the 1989 and 1999 World .Alpine Ski Championships, in both cases, ,Town of Vail ordinances were passed. For a time specific, certain temporary improvements" were utilized to include, but were not limited to, the following: A. Flags and banners B. Temporary structures C. Lighting D. Snow and ice sculptures E. Entertainment and hospitality F. Parades G. Opening and awards ceremonies H. Race finish stadium 1. Opening Ceremonies stadium J. Food, trade, and festival centers K. Media centers L. Temporary signs and transportation Clearly, many of these uses would be inappropriate for this redevelopment phase; however, the concept of facilitating construction, loading and delivery, access corridors, lighting; signs and so on, for a temporary period (sunset provision recommended) is being investigated by staff. Attached you will find a copy of Ordinance #18, Series of 1997, that outlines potential uses, process for submittal and approval ,and appeal of all such staff approvals/rejections. Also outlined is a reporting process to the Vail Town Council on a monthly basis to allow Council to remain fully informed of i:hese temporary solutions. As staff continues to explore how we may be most receptive and helpful to the various construction challenges, we are proposing to present a similar ordinance at your IUlarch 15, 2005, meeting, both for discussion during the work session, as well as recommended approval on first reading at the evening meeting. 3. ITEM/TOPIC: {nformation Update. (10 min.) - Council Retreat. - Gilman Project. ~4. ITEM/TOPIC: Matters from Mayor 8~ Council. (10 min.) - Seibert Circle Update: AIPP Rep. Diana Donovan. 5. ITEM/TOPIC: C.R.S. 24-6-402(4)(b;1: Conference w/ Attorney, Re: Confidential Legal Matters. (30 imin.) E3: ITEM/TOPIC: Adjournment. (4:00 p.m.) NOTE UPCOMING MEETING START TIMIES BELOW: (ALL TIMES ARE APPROXIMATE AND SUBJECT TO CHANGE) THE: NEXT VAIL TOWN COUNCIL REGULAR WORK SESSION WILL BEGIN AT 12 NOON, TUESDAY, MARCH 15, 2'005 IN THE VAIL TOWN COUNCIL CHAMBERS. Sign language interpretation available upon request with 24-hour notification. Please call 479-2106 voice or 479-2356 TDD for information. PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING ,~ February 14, 2005 1'(ltt~V OF Vim` . PROJECT ORIENTATION -Community Development Dept. PUBLIC WELCOME MEMBERS PRESENT Chas Bernhardt Doug Cahill Anne Gunion Bill Jewitt Rollie Kjesbo George Lamb David Viele Site Visits: None Driver: Public Hearing -Town Council Chambers 12:00 pm 2:00 pm A request for final review of a major exterior alteration, pursuant to Section 12-7H-6, Exterior Alterations or Modifications, Vail Town Code, a final review of a variance from Section 12-7H-11, Height and Bulk, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, and a variance from. Section 12-7H-16, Parking and Loading, Vail Town Code, pursuant to Chapter 12- 17, Variances, Vail Town Code, to allow for the addition of an elevator tower, located at 610 West Lionshead Circle (Landmark Building)/Lot 1, Block 1, Vail Lionshead Filing 3, and setting for details in regard thereto. Applicant: Landmark Condominium Association, represented by Fritzlen Pierce Architects Planner: Bill Gibson ACTION: Approved, with conditions MOTION: Kjesbo SECOND: Lamb VOTE: 7-0-0 CONDITION: 1. Approval of this major exterior alteration shall be contingent upon Town of Vail approval of the related design review application. Bill Gibson presented an overview of the staff memorandum. Bill Pierce from Fritzlen-Pierce Architects gave an overview of their client's proposal. The Commission asked about signage.and pedestrian circulation; and Bill Pierce responded that no additional signage, or change in signage, is being requested at this time. Cahill opened up the hearing to public comment, closed public comment, and asked for PEC deliberation. MEMBERS ABSENT Jewitt stated his only comment is the DRB will be vital in this proposal. ~ The Commission noted the desire that the remainder of the Landmark Buildings also be upgrade and asked about the Landmark's future plans and intentions. Geoff Wright of the Landmark responded that no specific timeline will be set until Vail Resort's plans for the redevelopment of the fJorth Day Lot are finalized, but their desire is to redevelopment the existing buildings as soon as possible. 2. A request for a final review of a conditional use permit, pursuant to Special Development District No. ~1, Cascade Village, to allow for the temporary use of the tennis facility for conferences and conventions, located at 1300 Westhaven Drive (Vail Cascade Resort and Spa)/Area A, Cascade Village, and setting forth details in regard thereto. Applicant: Vail Cascade Resort and Spa Planner: Matt Gennett ACTION: Approved, with conditions MOl"ION: Kjesbo SECOND: Viele VOTE: 7-0-0 CONDITIONS: 1. That there will be no parking allowed along the South Frontage Road, Donovan Park; or Westhaven Drive during any conference or convention evE;nts held in association with this Conditional Use Permit approval. 2. This conditional use permit approval shall expire on 12/31/05. 3. Additional conventions may be held during 2005, if in compliance with the criteria and findings within the staff memorandum for this CUP dated 1=ebruary 14,,2005. Matt Gennett'presented an overview of the staff memorandum. Don MacLachlan and Douglas Brooks from the Vail Cascade Resort and Spa were available for comments and questions. There was no public comment. Commissioner Bernhardt recommended the applicant work with the Towri of Vail Public Works and Police Departrrients to manage traffic during peak days, such as snow days during the wintE~r. He suggested it be an employee of the Cascade. Douglas Brooks apologized to the PEC and agreed to address the situation. Commissioner Jewitt asked what the existing conference capacity is today for the existent, permanent conference facilities on site at the Cascade. Douglas Brooks noted that it was around 300 people and the tennis courts provide conference display areas and overflow dinner seating. Commissioner Jewitt asked what arrangements are made with the tennis playing merribership. Don MacLachlan noted that no additional fees are charged for tennis players or court times. Commissioner Cahill questioned the one proposed "to be determined" (TBD) conference. Douglas Brooks commented that most of their conventions are booked far enough in advance to establish the proposed schedule; however, some events are booked with shorter advance notice. Corrimissioner Kjesbo recommended that the Commission not limit the specific number of events which can be booked as the applicant will have to renew this Conditional Use Permit on an annual basis in any case. c 3. A request for a revision to a final plat, pursuant to Section '13-12, Exemption Plat Review Procedures, Vail Town Code, to amend a plat restriction to allow for additional gross residential floor area, located at 1094 Riva Glen/Lot 4, Spraddle Creek Estates, and setting forth details in regard thereto Applicant: W&B Development, LLC, represented by Tim Losa, Zehren and Associates, Inc. Planner: Matt Gennett WITHDRAWN 4. A request for a final review of a conditional use permit, pursuant to Section 12-9C-3, Conditional Uses, Vail Town Code, to allow for a public convention facility and public parking facilities and structures, located at 395 East Lionshead Circle/Lot 1, Block 2, Vail ,Lionshead Filing 1, and setting forth details in regard thereto. Applicant: Town of Vail Planner: Bill Gibson WITHDRAWN 5. Approval of January 24, 2005 minutes MOTION: Lamb SECOND: Lamb VOTE: 7-0 6. Information Update 7. Adjournment MOTION: Jewitt SECOND: Kjesbo VOTE: 7-0 The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published February 11, 2005, in the Vail Daily. c DESIGN REVIEW BOARD AGENDA ,> ~~, February 16, 2005 ~~~~ ~~ ~~~,.IG" 3:00 P.M. PUBLIC MEETING PUBLIC WELCOME PROJECT ORIENTATION /LUNCH -Community Development Department MEMBERS PRESENT MEMBERS ABSENT Joe Hanlon Bill Pierce Pete Dunning Margaret Rogers Diana Mathias SITE VISITS 1. Snowfox - 1030 Lionsridge Loop 2. Millenium Bank - 2111 North Frontage Road West 3. Tanglewood - 600 West Forest Road 4. Landmark Elevator - 610 West Lionshead Circle 5. TOV Streetscape -Vail Village 6. O'Loughlin - 5148 Main Gore Drive Driver: Matt PUBLIC HEARING -TOWN COUNCIL CHAMBERS 12:OOpm 2:OOpm 3:OOpm Dantas Residences DRB04-0623 George Final review of site plan (building site options) 1787 and 1797 Alpine Drive/Lots 39 and 40, Vail Village West Filing 1 Applicant: Dantas Builders, represented by Michael Dantas ACTION: Tabled MOTION: Rogers SECOND: Hanlon VOTE: 5-0-0 2. Millenium Bank DRB05-0032 ~ Matt Conceptual review of a minor alteration (canopy, windows, exterior) 2111 North Frontage Road West/Lot 3, Vail das Schone Filing 3 Applicant: Millenium Bank, represented by Gwathmey Pratt Schultz Architects PC ACTION: Conceptual, No Vote 3. O'Loughlin Residence DRB05-0027 Bill Final review of change to approved plans (deck rails, new lights) 5148 Main Gore Drive/Lot 11, Vail Meadows Filing 1 ~ Applicant: Susan Stearns and Franklin O'Loughlin ACTION: Consent Approved MOTION: Rogers SECOND: Hanlon VOTE: 5-0-0 NO CONDITION(S) 4. Landmark Elevator DRB05-0026 Bill Conceptual review of an addition (elevator tower) 610 West Lionshead Circle/Lot 1, Block 1, Vail Lionshead Filing 3 Applicant: Lionshead Condominium Association, represented by Fritzlen Pierce Architects ACTION: Conceptual, No Vote 5. Snowfox Condominium Association DRB05-0049 Bill Conceptual review of a residential addition (balcony enclosure) 103() Lionsridge Loop/Lot B2, Block B, Lions Ridge Filing 1 Applicant: Snowfox Condominium Association ACTION: Conceptual, No Vote 6. Tanglewood of Colorado DRB05-0017 Bill Final review of a residential addition (new entry, bedroom) 600 West Forest Road/Lot 4, Block 1, Vail Village Filing 6 Applicant: Tanglewood of Colorado, represented by Steve Riden, AIA ACTION: Tabled to March 2, 2005 MOl"ION: Rogers SECOND: Mathias VOTE: 5-0-0 7. Town of Vail Street:scape Phase II DRB05-0045 Warren Final review of new construction (paver design) 75 South Frontage Road/unplatted Applicant: Town of Vail, represented by Todd Oppenheimer ACTION: Tabled to March 2, 2005 MOl"ION: Rogers SECOND: Hanlon VOTE: 5-0-0 CONDITION(S): 8. Marriott Mountain Resort DRB04-0121 Warren Final review of a residential addition 715 Nest Lionshead Circle/ Lots 4 & 7, Block 1, Vail Lionshead) Filing 3 and Lots C & D, Morcus Subdivision Applicant: Mauriello Planning Group, LLC ACTION: WITHDRAWN Staff AKr rp ovals Katopodis/Cox Remodel DRB05-0023 Elisabeth Final review of a minor alteration (replace sliding door) 680 West Lionshead Place, Antlers Lodge, Unit 207/Lot 3, Vail Lionshead Filing 3 Applicant: John Katopodis and Marilyn Cox, represented by Danny Swertfeger Hughes Residence DRB05-0031 Bill Final review of changes to approved plans (Utility box enclosure) 303 Gore Creek Drive/Lot 7, Block 5, Vail Village Filing 1 Applicant: Ronald Hughes, Bridgestreet Associates LLC, represented by Shepherd Resources, Inc. Antoniu s/Kronen4erg Fesidence DRB05-0019 Warren Final review of changes to approved plans (new windows) 1881 Lions Ridge Loop, Unit #7/Lot 1, Block 3, Lions Ridge Filing 1 Applicant: Jeff and Ann Antonious and Jennifer Kronenberg, represented by Michael Hazard, AIA Bradley Residence DRB05-0033 Elisabeth Final review of a minor alteration (new door) 1081 Vail View Drive, Unit 6203/Lot A6, Block B, Homestake at Vail Applicant: Elizabeth Bradley Fischer Residence DRB05-0039 Final review of change to approved plans (new window) 4315 Bighorn Road/Lot 6, Block 3, Bighorn 3~d Addition Applicant: Steve Fischer, represented by Richard Caples Bill Beals Residence DRB05-0034 Warren Final review of a minor alteration (Landscaping, repaint, and addition of stone) 2840 Aspen Court/Lot 16, Block 4, Vail Village Filing 11 Applicant: Aspen Court LLC, represented by Jack Beals Madero Residence DRB05-0036 Warren Final review of a residential addition (Master bedroom addition) . 1234 Westhaven Drive, Unit B-52/Liftside Condominiums Applicant: Miguel Madero, represented by Architectural Services, PC Rubin Residence DRB05-0013 Matt Final review of changes to approved plans (basement) 3094 Booth Falls Road, Unit 6/Lot 1, Block 2, Vail Village Filing 12 Applicant: Gary Rubin Vail Racquet Club Remodel DRB05-0022 ~ Matt Final review of a minor alteration (New windows and doors) 4690 Vail Racquet Club Drive/Nail Racquet Club Applicant: Racquet Club Owners Association, represented by TRD Architects Huerta Residence DRB05-0020 Final review of changes to approved plans (snowmelt boiler) 3003 Bellflower Drive/Lot 9, Block 6, Vail Intermountain Applicant: Huerta, represented by Dean Johnson Management Warren The applications and information about the proposals are available for public inspection during regular office hours in the project planner's office, located at the Town of Vail Community Development Department, 75 South Frontage Road. Please call 479-2138 for information. Sign language interpretation available upon request with 24 hour notification. Please call 479-2356, Telephone for the Hearing Impaired, for information. / ..~. ~J - ~) ti ~. t~ .. i ~ ORDINANCE N0.18 ~ ~'' Series of 1997 ~ ~ ; ~~ AN ORDINANCE APPROVING THE GENERAL PLANNING DOCUMENT FOR THE 1999 WORLD ALPINE SKI CHAMPIONSHIPS, AND SETTING FORTH A SPECIAL REVIEW PROCESS TO ALLOW FOR STAFF APPROVALS FOR TEMPORARY SIGNS, STRUCTURES, STREET DECOR, AND OTHER TEMPORARY IMPROVEMENTS FOR THE WORLD ALPINE SKI CHAMPIONSHIPS OF 1999. WHEREAS, the Town of Vail shall be. hosting the 1999 World Alpine Ski Championships from January 31st through February 1Ath, 1999; and WHEREAS, said event is the major internationalski competition in non-Olympicyears; and WHEREAS, said event is a major undertakingrequiringtemporary structures, signs, street decor, and other temporary improvements in order to be properly staged; and WHEREAS, said event is determined to be of major importance to the Town for economic, cultural, and social reasons; and WHEREAS, in orderto facilitate the preparation necessary for such an event, the Town Council has determined that in the areas of temporary signs, structures, and street decor, it is necessary to exempt the Vail Valley Foundation, which is the sponsoring organization of the World Championships, from complying with all the Town's zoning, Design Review Board, and sign code requirements, and in their stead to set forth a special process to handle such temporary signs, structures, street decor, and other temporary improvementsfor the event. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF VAIL, COLORADO: Section 1 The Town Council hereby endorses the general planning document for the 1999 World Alpine Ski Championships. i n2 It is understood that in order to facilitate the 1999 World Alpine Ski Championships, certain temporary improvements shall be utilized by the Vail Valley Foundation, and that these improvements shall include, but may not be limited to, the following: A. Flags and banners B. Temporary structures C. Lighting D. .Snow and ice sculptures E. Entertainment and hospitality 1 T r 1 v F. Parades G. Opening and awards ceremonies H. Race finish stadium I. Opening ceremonies stadium J. Food, trade, and festival centers K. Media centers L. Temporary signs and transportation In order to facilitate the construction of the temporary improvements set forth above which are necessaryfor the conduct of the 1999 World Alpine Ski Championships, the following process shall be substituted for the customary review process for zoning, design review, and sign review as set froth in the Municipal Code of the Town of Vail. A. All temporary signs, structures, and street decor, and other temporary improvements necessary and desirable for the conduct of the 1999 World Alpine Ski Championships shall be submitted to the Community Development Departmentfor review a reasonable time prior to their construction or placement within the 1"own, B. The Town staff will review the requested structures, signs, or improvements in cooperation with representatives ofthe Vail Valley Foundation. The; Vail Valley Foundation and the Town staff shall work closely on an'ongoing basis to facilitate the approval process and to implementthe general planning document. Ifthe temporary signs, structures, or other temporary improvements meet the approval of the Town staff, they may be implemented by the Foundation. C. If the Vail Valley Foundation and the Town staff disagree on the approval of any temporary signs, structures, street decor, or othertemporary improvements, a final decision shall be made by the Town Manager, a representativeof the Design Review Board, and a representative of the Town Planning and EnvironmentalCommission. If said three individuals are unable to reach a decision or should they feel Town Council input is necessary, the issue shall be presented to the Town Councilfor their review. D. The Vail Valley Foundation or a Town of Vail staff representative shall report to the Town Council on a monthly basis to update them on the planning process for the 1999 World Alpine Ski Championships at a regularly scheduled Town Council Work Session. 2 i Section Nothing in this ordinance shall relieve the Vail Valley Foundationfrom the obligation to conform with all Town building and construction codes, includingthe Uniform Building Code, the Uniform Fire Code, and the National Electric Code. Nothing herein shall be deemed to relieve the Vail Valley Foundation from complying with any and all applicable ordinances, laws, and regulations relating to life, health, and safety. The Vail Valley Foundationshall obtain all required permits and be subject to all required building inspections for the construction of any temporary structures in If any part, section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid, such decision shall not effect the validity of the remaining portions of this ordinance; and the Town Council hereby declares it would have passed this ordinance, and each part, section, subsection, sentence, clause or phrase thereof, regardless of the fact that any one or more parts, sections, subsections, sentences, clauses or phrases be declared invalid. Section 5. The Town Council hereby finds, determines and declares that this ordinance is necessary and properfor the health, safety and welfare of the Town of Vail and the inhabitants thereof. Section 6 The repeal or the repeal and enactment of any provision of the Municipal Code of the Town of Vail as provided in this Ordinance shall not affect any right which has accrued, any duty imposed, any violation that occurred prior to the effective date hereof, any prosecution commenced, nor any other action or proceedings as commenced under or by virtue of the provision repealed or repealed and reenacted. The repeal of any provision hereby shall not revive any provision or any ordinance previously repealed or superseded unless expressly stated herein. 3 ,. f. ~,,; :. - . ;~ .u INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED PUBLISHED ONCE IN FULL, this 7th day of October, 1997. A public hearing on this ordinance shall be held at the regular meeting of the Town Council of the Town of Vail, Colorado, on the 21st day of October, 1997, in the Municipal Building of the Town. '. ~~ -~ C~ ~ .lLa. Robert W. Armour, Mayor <amtar: .. ; N G~ ATTEST: ~~ - = SEAL =: F Lori Aker, Acting Town Clerk ` '' ~•..,.~~Ll)RP~ INTRODUCED, READ, ADOPTED AND ENACTED ON SECOND F2EADING AND ORDERED PUBLISHED (IN FULL) (BY TITLE ONLY) THIS 21st DAY OF OCTOBER, 1997. Sy ' as, Mayor- Pro 7em ATTEST: ,t .~ . ` ec ,gyp .,~~ . (J1~- - SEAL _ Lori Aker, Acting Town Clerk ~~ GlwCJ7 to Ordinance No. 1, Series of 1997 4 Design Process Seibert Circle Renovation 2 Mar Conceptual Options - 3"' Committee Meeting Responding to the Committee from the first two meetings, the team will present the concepts for design and request discussion input. During the meeting, we are to derive the essential elements of the concepts that can be carried forward to develop 2 final options. The team will take these concepts and develop 2 conceptual designs for presentation to the full Council at work session on 15 Mar and the Committee meeting on 16 Mar. 15 Mar Refined Options Full Council Work Session Responding to the Committee from the second meeting, the team will present 2 conceptual designs for consideration by the Council. Input will be gathered and the team will commence the preliminary design with the intent to present it to the Committee on 31 Mar and the full Council for decision on 5 Apr. ' This may be an opportunity to conduct a public open house between Council's Work Session and Regular Meeting. y~ 16 Mar Select-the-Concept ~ ommittee Meeting Responding to the Committee from the third meeting and the 15 Mar Council Work Session, the decision will be made on which conceptual design to pursue to preliminary design. Input will be gathered and the team will commence the preliminary design with the intent to present it to the Committee on 30 Mar and the full Council for decision on 5 Apr. 30 Mar Final Design Infrastructure / Preliminary Design Feature - 5"' Committee Meeting Responding to the Committee from the fourth meeting, the 15 Mar Council Work Session, and public input, the team will present the preliminary design for Seibert Circle and the final design for the infrastructure. The decision is needed to move the project to final design. 5 Apr Final Design Infrastructure /Preliminary Design Feature Full Council Meeting Responding to the Committee from the fourth meeting, the team will present the preliminary design for Seibert Circle and the final design for the infrastructure. The Proposed Process Page 1 of 2 Seibert Circle Design 27-Feb-05 decision is needed to move the project to final design with the intent to commence construction by 15 April on the infrastructure. This may be an opportunity to conduct a public open house between Council's Work Session and Regular Meeting. 6 Apr DRB Conceptual Review Meeting 18 May DRB Final Design Review Meeting Spring '05 Infrastructure Construction Fall Feature Construction Proposed Process Page 2 of 2 Seibert Circe Design 27-Feb-05 Committee 2"d Meeting Notes Seibert Circle Design 23 Feb 8:00 -10:00 AM Public Works Conference Room Attendance Dick Cleveland Nancy Sweeny Dan Barry Diana Donovan Barbie Christopher Alan Kosloff Todd Oppenheimer Jay Peterson Brent Lloyd Leslie Pickling Rick Mueller Joe Kracum General Discussion of Process o Committee will work together to generate option(s) which will work for the Community as a whole o No votes will be taken in the Committee o Council Committee members will receive input form Community and provide direction on design decisions General Discussion on design o Activate the edges of the Circle o Respect view corridors & views of businesses o Consider lighting of buildings for more drama o Seating should be built in o A place for lingering o A warm place Presentation of options generated by Wenk Associates o Flat plane with moveable features has been eliminated in favor of other options o Pop jets are also eliminated o Renovation of existing Circle • Would incorporate J. Moroles in feature • Moroles will receive last Meeting Notes as overall direction • Leslie will contact Moroles for coordination options • Wenk will coordinate with Moroles on option drawings o Bavarian theme options • General direction given to Wenk for further development • Need to generate variation in mass and scale • Wenk will further develop for next meeting o Sculptural Form • Water 8 Fire option is intriguing • Wenk will further develop for next meeting Next Meeting Wednesday 2 Mar, 8:00 - 10:00 AM Public Works Conference Room Project Kickoff - 2nd Committee Meeting Notes Page 1 of 1 Seibert Circle Design 27-Feb-05 t 3rd Committee Meeting Agenda Seibert Circle Design 2 Mar 8:00 •-10:00 AM Public Works Conference Roonn • Presentation of Options generated by Wenk Associates o Renovation of existing Circle o Bavarian theme options o Sculptural Form • Committee to derive the essential elements of the concepts that can be carried forward to develop 2 final options. • Process Meeting Schedule Review o Committee Meetings o Public Open Houses o DRB Schedule 3rd Committee Meeting Agenda Page 1 of 1 Seibert Circle (Design 27-Feb-05