HomeMy WebLinkAbout2006-12-05 Support Documentation Town Council Evening SessionTOWN COdJNCIL
EVENING SESSION AGENDA
6:00 P.M., TUESDAY, DECEMBER 5, 2006
VAIL TOWN COUNCIL CHAMBERS
75 S. Frontage Road W.
Vail, CO 81657
NOTE: Times of i#ems are approximate, subject to change, and
cannot be relied upon to determine at what time Council
will consider an item.
1. ITEM/TOPIC: Citizen Participation. (10 min.)
2. ITEM/TOPIC: Consent Agenda. (5 min.)
• Approval of 11.0706 and 11.21.06 Minutes.
3. ITEM/TOPIC: Town Manager's Report. (5 min.)
• Revenue Update.
• Emergency Incident Training.
On November 29, 2006 17 Town of Vail employees participated in
a regional emergency preparedness exercise. The training
involved a simulated hostage-taking incident with response by
members of the Northwest Type 3 Incident Management Team
representing emergency responders from Eagle, Summit,
Garfield, Mesa, Pitkin, Moffat, Grand and Routt counties. There
were 104 participants with expertise in the areas of law
enforcement, tactical operations, hazardous materials response,
fire suppression, public health, emergency medical, and
communications. The incident scenario involved a suspect with a
volatile liquid who takes a hostage on a eastbound Greyhound
bus. Police Chief Dwight Henninger served as the. incident
commander during today's training. He .says responders worked
well in dealing with the circumstances and in identifying potential
threats to the community and activating appropriate safety
precautions. During a .debrief at the end of the exercise, Chief
Henninger said participants were impressed by the efficient
teamwork of the agencies involved and the development of an
incident management plan. The incident was not without its
problems. Henninger noted communication proved difficult
between service providers. within the incident. When they
recognized that some radios were not compatible it left some
people frustrated. "Through training, people will better understand
their resources, technology and how to work with communication
devices," Henninger said. Weather created difficulties in utilizing
the satellite dish for communications and a smaller base of cell
phones were used as an alternative. This type of training
continues to prepare Town of Vail employees to deal with critical
incidents that may occur in our jurisdiction.
4. Russ Forrest ITEM/TOPIC: Lionshead Parking Structure RFP. (10 min.)
ACTION REQUESTED OF COUNCIL: The purpose of the
evening meeting with the Vail Town Council (Council) is to:
1. Provide direction to perform a financial analysis on the two
development proposals. To ensure a work product is
produced that meets the Town Council's expectations, staff
prepared an RFP with a brief scope of service. Staff is
requesting Council's input on the scope of service and
whether a RFP should be issued for this service.
2. Staff is requesting authorization to engage Rocky
Mountain Valuation to perform a 2"d appraisal on the
Lionshead Parking Structure.
3. Review proposed next steps in the process.
BACKGROUND: On November 21St the Vail Town Council
received public input on the Lionshead Parking Structure
proposals. At that meeting the Town Council directed staff to
obtain an additional appraisal and find a highly qualified financial
consultant/analyst to review the proposals.
5. Todd Oppenheimer ITEM/TOPIC: Seibert Circle private fund raising results. (10 min.)
ACTION REQUESTED OF COUNCIL: Accept the funds raised
by Ron Riley and Alan Kosloff in the amount of $125,000 for the
Seibert Circle Project and direct staff to prepare contracts for
design and construction of the water and fire feature designed by
WET Design and presented on October 17, 2006.
BACKGROUND RATIONALE: On October 17, 2006 the Town
Council approved the design of a water and fire feature prepared
by WET Design as the final design for Seibert Circle and approved
a project budget of $675,000 contingent on the private sector
raising $125,000 toward the cost of the improvements. Mr. Ron
Riley and Mr. Alan Kosloff have successfully raised the required
$125,000 and will make that presentation to the Town Council.
STAFF RECOMMENDATION: Direct staff to proceed with design
and construction contracts in preparation of construction of Seibert
Circle Improvements beginning in late April -early May 2007.
6. Judy Camp ITEM/TOPIC: FIRST READING OF ORDINANCE NO. 29, Series
of 2006, AN ORDINANCE MAKING SUPPLEMENTAL
APPROPRIATIONS TO THE TOWN OF VAIL GENERAL FUND,
CAPITAL PROJECTS FUND, REAL ESTATE TRANSFER TAX
FUND, HEAVY EQYUIPMENT FUND, AND DISPATCH
SERVICES FUND OF THE 2006 BUDGET FOR THE TOWN OF
VAIL, COLORADO; AND AUTHORIZING THE EXPENDITURES
OF SAID APPROPRIATIONS AS SET FORTH HEREIN; AND
SETTING FORTH DETAILS IN REGARD THERETO. (10 min.)
ACTION REQUESTED OF COUNCIL: Approve or approve with
amendments the first reading of Ordinance No. 29, Series of
2006.
BACKGROUND RATIONALE: To be provided in a separate
memo.
STAFF RECOMMENDATION: Staff recommends that the Town
Council approves or approves with amendments Ordinance No.
29, Series of 2006, upon first reading.
7. George Ruther ITEM/TOPIC: First Reading of Ordinance No. 33, Series of 2006,
an ordinance amending Title 12, Zoning Regulations, Chapter 6,
Residential Districts, Article E, Residential Cluster (RC) District,
Vail Town Code, to add. "professional office" and "business office"
as conditional uses to the District, and amending Title 12, Zoning
Regulations, Chapter 16, Conditional Use Permit, Vail Town Code
to add use specific criteria and standards for business offices and
professional offices, and setting forth details in regard thereto. (15
min.)
ACTION REQUESTED OF COUNCIL: Approve, approve with
modifications, or deny Ordinance No. 33, Series of 2006 on first
reading.
BACKGROUND RATIONALE: On November 13, 2006, the Town
of Vail Planning and Environmental Commission voted 5-0-0 to
forward a recommendation of approval of the proposed text
amendment to the Zoning Regulations to add "business office"
and "professional office" as conditional uses to the Residential
Cluster (RC) District.
STAFF RECOMMENDATION: The Community Development
Department recommends that the Vail Town Council approves
Ordinance No. 33, Series of 2006, on first reading.
8. Judy Camp ITEM/TOPIC: Second reading of the 2007 Budget Ordinance No.
28, Series 2006. (5 min.)
ACTION REQUESTED OF COUNCIL: Discuss the second
reading of the 2007 Budget Ordinance No. 28, Series 2006, in
preparation for approval during the evening session.
BACKGROUND RATIONALE: To be provided in separate memo
STAFF RECOMMENDATION: Staff recommends that the Town
Council approves Ordinance No. 28, Series of 2006, upon second
reading this evening.
9. George Ruther ITEM/TOPIC: SECOND READING OF ORDINANCE NO. 30,
SERIES OF 2006, AN ORDINANCE ESTABLISHING .SPECIAL
DEVELOPMENT DISTRICT NO. 40, THE WILLOWS, PURSUANT
TO ARTICLE A, SPECIAL DEVELOPMENT (SDD) DISTRICT,
CHAPTER 9, TITLE 12, ZONING TITLE, TOWN CODE OF VAIL,
AND SETTING FORTH DETAILS IN REGARD THERETO. (20 min.)
ACTION REQUESTED OF COUNCIL: Approve, approve with
modifications, or deny Ordinance No. 30 Series of 2006, on second
reading.
BACKGROUND RATIONALE: On November 13, 2006, the Town of
Vail Planning. and Environmental Commission held a public hearing
on a request to establish Special Development District No. 40, The
Willows. The purpose of the new Special Development District is to
facilitate the redevelopment of The Willows Condominiums, located at
74 Willow Road. Upon review of the request, the Planning and
Environmental Commission voted 4-1-0 (Pierce opposed) to forward a
recommendation of approval of the request to establish Special
Development District No. 40, The Willows, to the Vail Town Council.
On November 21, 2006, the Vail Town Council voted 7-0-0 to approve
Ordinance No. 30, Series of 2006, on first reading.
STAFF RECOMMENDATION: The Community Development
Department recommends that the Vail Town Council approves
Ordinance No. 30, The Willows, on second reading.
10. Matt Mire ITEM/TOPIC: Second reading of Ordinance No. 31, Series of
2006, An Ordinance Amending Section 2-6-9 of the Vail Town
Code, Concerning use of the Real Estate Transfer Tax Fund, and
Setting Forth Details in Regard Thereto, until December 19, 2006.
(10 min.)
ACTION REQUESTED OF COUNCIL: Approve second reading of
Ordinance No. 31, Series of 2006.
BACKGROUND RATIONALE: In an effort to be the premier
mountain resort community, the Town has committed to provide
its citizens and guests with "a superior level of environmentally
sensitive services" in addition to "vision, leadership and
stewardship in an environmentally responsible manner." To
achieve the goals stated above and for the environmental
sustainability of the Town of Vail and the Vail Valley, the Council
has determined that certain text amendments are necessary to the
Vail Town Code as they relate to the use of the Town of Vail Real
Estate Transfer Tax Fund to include expenditures related to
environmentally sustainable practices. According to the Town
Charter, this ordinance will need to be tabled for second reading
until December 19, 2006 due to a publication error.
STAFF REGOMMENDATION: Table second reading of
Ordinance No. 31, Series of 2006 until December 19, 2006.
11. Judy Camp ITEM/TOPIC: Second Reading of Mill Levy Certification,
Ordinance No. 32, Series 2006. (5 min.)
ACTION REQUESTED OF COUNCIL: Approve Ordinance No.
32, Series 2006, on second reading.
BACKGROUND RATIONALE: Mill Levy Assessments must be
certified to the County for collection annually; this ordinance
authorizes certification. The numbers have been adjusted for the
Eagle County Assessor's report.
STAFF RECOMMENDATION: Approve Ordinance No. 32, Series
2006, on second reading.
12. Judy Camp ITEMlTOPIC: Resolution No. 23, Series 2006, A Resolution
Approving a Budget and Operating Plan of the Vail Marketing
District, for the Fiscal Year January 1, 2007 Through December
31, 2007. (10 min.)
ACTION REQUESTED OF COUNCIL: Approve Resolution No.
23, Series 2006.
BACKGROUND RATIONALE: The Council received the
operating plan and budget of the Vai! Local Marketing District for
the 2007 fiscal year on or before December 5, 2006, and has
provided required notice at set forth in C.R.S. § 29-1-106. The
statute C.R.S. § 29-25-110 requires the Council to approve the
operating plan of the VLMD for the 2007 fiscal year by December
5, 2006.
STAFF RECOMMENDATION: Approve Resolution No. 23,
Series 2006.
13. ITEM/TOPIC: Information Update. (5 min.)
14. ITEM/TOPIC: Matters from Mayor & Council. (10 min.)
15. ITEMROPIC: Adjournment. (8:10 p.m.)
NOTE UPCOMING MEETING START TIMES BELOW:
(ALL TIMES ARE APPROXIMATE AND SUBJECT TO CHANGE)
THE NEXT VAIL TOWN COUNCIL REGULAR EVENING MEETING
WILL BEGIN AT 6 P.M. TUESDAY, December i9, 2006, IN VAIL TOWN COUNCIL
CHAMBERS
Sign language interpretation available upon request with 48-hour notification. Please
call 479-2106 voice or 479-2356 TDD for information.
Vail Town Council Evening Meeting Minutes
Tuesday, November 7, 2006
6:00 P.M.
Vail Town Council Chambers
The regular meeting of the Vail Town Council was called to order at approximately
6:00 P.M. by Mayor Rod Slifer.
Members present: Rod Slifer, Mayor
Farrow Hitt, Mayor Pro-Tem
Kent Logan
Greg Moffet
Kim Newbury
Mark Gordon
Kevin Foley
Staff Members: Stan Zemler; Town Manager
Matt Mire, Town Attorney
Pam Brandmeyer, Assistant Town Manager
Moffet arrived at approximately 6:20 p.m.
The first item on the agenda was Citizen Participation. There was none.
The second item on the agenda was a request for the determination of a similar use by
the Town Council pursuant to Section 12-7B-5(B)(7), Permitted and Conditional Uses;
Above Second Floor, Vail Town Code, to allow for a ski club with ski storage to be
considered a use similar to a cocktail lounge and bar, located at 333 Hanson Ranch
Road (Vista Bahn Building)/Lot C, Block 2, Vail Village Filing 1. Town Planner Warren
Campbell reported that on September 25, 2006, an application was submitted by the
owners of the Vista Bahn Building to establish a ski club with ski storage on the third
floor of the structure. The Commercial Core I zone district does not list a ski club with ski
storage as a permitted or conditional use on any floor of a structure within the district.
The applicant has requested Council review their proposal pursuant to Section 12-3-4,
Determination of Similar Use, Vail Town Code, to determine if a ski club with ski storage
is similar to a cocktail lounge and bar.
Representing the applicant, John Durham, Maddux Design, explained the following:
• Eating and drinking establishments are a conditional use above the second floor in
CC1;
• A private ski club was approved in this space as a "similar use" to an eating and
drinking establishment;
• Ski storage is an amenity and ancillary to the primary purpose of a social facility;
• This facility is different than the "commercial ski storage" facilities in the village;
• This is not aprofit-oriented venture, allowing storage space to be minimized rather
than maximized;
This facility will attract down valley residents into the heart of Vail on a year-round
basis;
A "similar use" determination preserves oversight for the town and avoids a
contentious text amendment process.
Representing the Cordillera Property Owners Association, Bob Vanourek, explained,
"The proposal is an honest attempt to bring down valley people back into VaiI...This
would be a great anchor to continue our social opportunities." Property owner Rick
Mueller assured Council the proposal was not similar to commercial ski storage. Moffet
joined Council at 6:20 p.m. and confirmed he was competent and willing to vote on the
item. Foley clarified a new liquor license would not be applied for. Hitt clarified the
proposed establishment would generate sales tax. Mire explained an approval would not
have any precedent value. Moffet moved to find the proposed use similar as long ski
storage did not exceed 30% of the floor area. Logan seconded. Slifer said the proposal
was a great use. Foley asked the applicants to be judicious in their operation of a liquor
establishment. The motion passed 6-1, with Gordon opposed.
The third item nn tha agenda wac the ~;nncent Ananrla
a. Approval of 10.03.06, 10.10.06 and 10.17.06 minutes.
Moffet moved to approve the consent agenda with Logan seconding. Foley and Hitt said
they would submit some minor adjustments to the minutes. The motion passed
unanimously, 7-0.
The fourth item on the agenda was a presentation from the competing LionsHead
parking structure request for proposal (RFP) development teams and ask questions of
them regarding their proposals. Provide staff with direction on additional information that
would be helpful making a decision on the RFP process. The proposed format for the
presentations included 90 minutes for each team to present and respond to questions.
The order of the presentations was East West Partners followed by the Hillwood
Partnership. The public was given an opportunity to ask questions of the developers.
Due to a predetermined conflict of interest (East West Partners affiliation), Slifer recused
himself from the item and left Town Hall for the evening. Representing East West
Partners, Harry Frampton, Chuck Madison, and John Evans explained the merits of their
proposal. Frampton elaborated, "This is the equivalent of having a 500 room hotel...This
parking structure is an extraordinary scar on our environment." The project was touted
to include the following:
• Civic and learning center
• Lifestyle retail
• Wellness/recreation center
• Youth recreation center
• Non-profit center
• Leeds Certified
• Frontage Road improvements
• Transit Center
• Parking
Information Center
• Onsite employee housing
It was reported that East West and the Hyatt Corporation had executed an agreement
for Hyatt to manage the hotel project and they would to be a major investor in the
property. Nick Pritzken, Vice-Chairman of Hyatt Global said his company, "tries really
hard to be global and local." He then explained the Hyatt Corporation's philosophy and
spoke about recent Hyatt Hotel successes. Frampton continued, "We think this project
will be an economic engine, adding 70,000 incremental room nights...All of the retail will
be on the first floor, with 70% of that being local and 30% national...The transit center
will be on the Frontage Road, adjacent to the information center and public
restrooms...lt will be a very short walk and down the escalator located by the retail."
PEC Member Bill Jewitt questioned a possible scarcity of Frontage Road improvements
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discussion Frampton told Council his proposal included a recreation facility that would
provide up to 200 town resident memberships and on-site employee housing with an
additional payment in-lieu. Responding to a question regarding parking construction
timing, "V1le would negotiate meaningful damages for our contractor." Moffet questioned
the rentability of the proposed condominiums. It was explained that 90% of owners at the
Westin (under construction) in Avon were planning on renting similar units. One of the
focal points of the discussion centered on the proposed timetable for completion of the
parking structure component of the project. Speaking on behalf of Vail Resorts, Bill
Jensen emphasized the need to avoid all risks when it comes to construction of parking.
While Jensen said the redevelopment should be viewed as an "opportunity" for the
community, the need to have parking operations fully functioning for the duration of the
entire 2009-2010 ski season is critical.- Council members encouraged the developers to
continue meeting with Vail Resorts to explore a timetable that would enable a parking
structure to be built at the west end of LionsHead prior to redevelopment of the existing
structure to help reduce the risk. Forrest clarified 400 additional parking spaces would
facilitate 15 days per ski season of parking on the Frontage Road. Tom Neyens, Ski
Valet of LionsHead, questioned the validity of parking projections. "I think hotel stayers
are going to compete with day skiers...Do we really need to do this right now?"
Representing the Hillwood Partnership proposed project architect/designer Bob
Fitzgerald of 4240 Design began, "We feel the One Town story is built on a dense
layering of influences and ideas." They discussed a project consisting of 1.6 million
square feet with half of that dedicated to parking. Two hotels (the W and St. Regis)
would be located on the site along with a transit and performing arts center, spa facilities
and copious retail. Both of the hotels would operate as independent entities. The
performing arts center would be operated by the Hillwood Partnership. Jonas Woods
and Marc Stanworth of the Hillwood Partnership said the project was estimated to cost
$600 million with $145 million dedicated to public uses in various forms. Jewitt
questioned whether a 600-1,000 seat theatre could be economically viable. Wood
predicted 100-125 live acts per year would keep the facility profitable. Any moderate
losses would be subsidized through a metro district tax. "Experience with the American
Airlines Center in Dallas Texas gives us lots of experience programming a facility...We
are opening a new House of Blues in Dallas in the next few months." The group then
reported they had identified two sites for employee housing, one on-site and the other
off-site (possibly at the West Vail Holiday Inn location). Responding to a question from
Gordon, Wood said his firm anticipated selling the project's residential components at
around $2,000 per square foot. Doug McNichol of Mortenson Construction explained
the proposed parking garage would not be as efficient on a per stall basis as the East
West garage. Jensen told the group the proposed three levels of structured parking
"makes me nervous." Woods responded, "We will allocate dollars to somewhere else
(West LionsHead) if that is where parking needs to go." Representing the developer Jay
Peterson articulated, `The West LionsHead parking structure needs to be up and
running before we lose those parking spaces in LionsHead...Ford park doesn't work as
an option for LionsHead...Will there be some pain to bear in this process, yes." Tony
Vandans, Gateway Building property owner, asked if the town would receive the revenue
from the public parking spaces. Kaye Ferry asked if the town had received an appraisal.
Hitt said the town was not prepared to make that public yet. She then asked why the
town had only received one. Neyens concluded the public discussion by saying, "I am
hoping you are looking at a way to .keep local businesses here." Hall stated the town
had asked each group to have impact analyses performed by a traffic engineer.
The fifth item on the agenda was the Town Manager's Report.
• Authorization by Town Council for purchase of "buy down" unit, to wit; One bedroom
/+ loft in Vail Schone Building for $295,000.
Moffet moved to approve the request to purchase with Newbury seconding. The motion
passed unanimously, 6-0.
• Construction Update.
Hal! reported, "Everything should be out of the public right-away before November 15."
• Revenue Update.
Camp reported sales tax collections for the year-to-date through September were
expected to be $13.6 million, an increase of $84,534 or 7.8% over the same period last
year. Expected revenue for the month of September is $826,866, an increase of $31,059
or 3.9% over last year. The year-over-year increase in the consumer price index for
September is 2.1 %. Gross sales for six representative businesses located near the
construction area in LionsHead increased 9.3% from last year for the month of
September and are up 9.3% for the year-to-date through September. Compared with
2003, before construction started in that area, gross sales of the six businesses are up
16% for the month and 17% for the year-to-date. Construction permit revenue of $1.3
million through September 27, 2006, is up 7.9% from last year. This year's revenue
includes $845,614 (64% of the total) from eight large redevelopment projects -Forest
Place, Front Door (The Lodge at Vail), Gore Creek Place, Lodge Tower, One Willow
Bridge Road, Sonnenalp, Vail Plaza Hotel, and Westhaven Condos. Major
redevelopment projects accounted for $786,379 (also 64% of total) at this time last year.
Construction permit fees include building, electrical, mechanical, plumbing, and sprinkler
permits. RETT collections of $3.9 million through September 27, 2006, are down
$729,065 or 16% from last year. Last year's collections included $1.1 million of tax from
major transactions (over $10 million selling price) including: sale of the Chateau to the
Four Seasons developer; sale of units at Crossroads to the developer; Vail Mountain
Lodge timeshares; Founders' Park Garage; and the Vail Marriott.
• Vail Valley Athlete Commission.
Brandmeyer stated the Vail Valley Athlete Commission is composed of and funded by
four partners: Vail Resorts, Inc., Beaver Creek Resort Company, the Vail Valley
Foundation (WF} and the Town of Vail. This commission allocates funding twice
annually to winter and summer athletic competitors. The WF approached Council
during the out-of-cycle funding contributions to request that along w/their partners, the
town increase its annual contribution from $4,750 to its original $10,000 (post-9/11).
Those athletes receiving funding for the '06-'07 winter season are: Nate Asoian, $1,000,
Alpine Ski Racing; Claire Bidez, $3,000, Snowboarding/Half Pipe; Dylan Bidez, $2,000,
Snowboarding/Half Pipe, Slopestyle and Boardercross; Kevin Hochtl, $1,500, Nordic
Skiing; Stacia Hookom, $2,500, Snowboarding; Julia Littman., $4,500,. Alpine Ski Racing;
Sarah Schleper, $5,000, Alpine Ski Racing; Hunter Schleper, $1,000, Alpine Ski Racing;
Jonathan Stevens, $1,000, Mountain Running; and Zac Layman, $1,500, Snowboarding.
The inCreacg in fi inning has made the individual allocations much more meaningful and
this partnership has resulted in the four entities acting as one body to collectively assess
these separate requests for funding. Newbury said she would like an explanation as to
how the athletes are chosen.
Moffet moved to direct the town manager to manage and award a contract for the
Commission on Special Events handbook with Logan seconding. Hitt emphasized the
project needed to be completed and the past applicants should be re-interviewed.
Zemler stated he would ensure there was integrity in the process. The motion passed 6-
0.
The sixth item on the agenda was Adjournment. Moffet moved to adjourn with Newbury
seconding. The motion passed unanimously, 6-0.
Rodney E. Slifer, Mayor
ATTEST:
Lorelei Donaldson, Town Clerk
Minutes provided by Corey Swisher.
Vail Town Council Evening Meeting Minutes
Tuesday, November 21, 2006
6:00 P.M.
Vail Town Council Chambers
The regular meeting of the Vail Town Council was called to order at approximately
6:00 P.M. by Mayor Rod Slifer.
Members present: Rod Slifer, Mayor
Farrow Hitt, Mayor Pro-Tem
Kent Logan
Greg Moffet
Kim Newbury
Mark Gordon
Kevin Foley
Staff Members: Stan ZemlPr, Town Manager
Matt Mire, Town Attorney
Pam Brandmeyer, Assistant Town Manager
The first item on the agenda was Citizen Participation. Bill Jewitt stated he had recently
heard complaints regarding timeliness of bus service to the lifts -from Ford Park. Vail
Transit manager Mike Rose informed Council buses are picking up those who park at
Ford Park as buses go into service in the morning. Jewitt also requested consideration
of lighting the LionsHead holiday tree earlier in the season.
Vail Recreation District board member Rick Sackbauer requested Council consider using
the Real Estate-Transfer Tax (RETT) funds to redesign and build a new Vail Goff Course
irrigation system that would run more efficiently and save water. Currently the Vail Golf
Course is the largest user of water from the Gore Creek. Sackbauer also requested a
solution to the standing water issue on Alpine Drive. Zemler said the town would resolve
the water issue by Nov. 27.
Robert Aikens, owner of Verbatim Booksellers, asked Council to add street lights at the
crosswalks leading from town hall to the future Four Seasons site. Aikens also asked
Council to include more representatives from the retail sector to participate in drafting
the town's sign ordinance text amendments.
Billy Suarez, owner of Billy's Island Grill, requested the lighting of the LionsHead holiday
tree occur at an earlier date. Suarez also requested increased bus service during the
beginning of the season if the town is going to charge for parking, to which Council
replied had already been funded.
The second item on the agenda was the Town Manager's Report.
• Relocation of Checkpoint Charlie.
Zemler reported the relocation of Checkpoint Charlie would go before the Planning and
Environmental Commission (PEC) next week.
• Aspen/Snowmass Work Force Housing.
Zemler reported the town's department heads had recently toured the Snowmass base
village construction site and work force housing in both Aspen and Snowmass.
The third item on the agenda was a LionsHead Parking Structure Request for Proposals
discussion. Due to a predetermined conflict of interest (East West Partners affiliation)
Council member Rod Slifer recused himself from the item and left the Council chambers.
Town of Vail Community Development Director Russell Forrest provided Council with a
brief review of how the LionsHead parking structure redevelopment process is moving
forward and that the purpose of the evening meeting with Council is to receive feedback
from community members on the two development proposals from East West Partners
and Open Hospitality Partners/Hillwood Partners. Each proposal team received ten
minutes at the end of public input to respond to questions and comments. During public
rnmmc?nt, Billy Siiare~, owner of Billy'S Island Grill, encouraged Council to pursue
affordable housing and better parking on the site and encouraged the town to take a
step back and review other opportunities for the site. Representing the Eagle County
Economic Council, Don Cohen announced the Urban Land Institute would be hosting a
conference in Vail early in December. Cohen said there. is a need for global (county-
wide) solutions regarding work force housing and not to ignore that issue during the
redevelopment process. Cohen requested Council also pay close attention to
capitalization and transportation when studying the two LionsHead proposals. Stan
Cope said he supported the proposed 25,000 square foot continuous ball room
contained in the East West proposal as a public benefit. Cope also encouraged the town
to avoid looking at the brand names of the proposals and to focus on defining goals for
the redevelopment. Vail Valley Chamber and Tourism Bureau (WCTB) Director of
Quality Assurance Katis Barnes read a letter composed by the WCTB Executive
Director Michael Robinson supporting redevelopment of the parking structure and
encouraged Council to move forward with the process and create a community center
for both visitors and residents. Pam Stenmark informed Council she supported the
conference center concept provided by East West as a means to generate group
business. LionsHead business owner Tommy Neyens supported the music hall concept
of Hillwood but also encouraged Council to consider other uses for the land that might
be different for the community. A representative from Sonnenalp Real Estate said she
supported the W Hotel and St. Regis concept as it will meet the needs of many
demographics. Rick Stevens urged Council to use caution redeveloping town owned
land. Robert Aikens asked Council to consider one year without redevelopment but said
he supported Council moving forward with the redevelopment process. Ghigui Koffman,
Laughing Monkey owner, asked if the need for additional employees might create more
housing and parking problems. Representing the Vail Village Homeowners Association,
Jim Lamont requested Council continue to move forward through the process and keep
the public informed. Lamont encouraged Council aid developers with design and
creation of an economic development plan. Lamont concluded his comments by asking
the developers to reconsider the location, the size and scale of the project and add a
cross-section of on-site work force and free market housing opportunities. Representing
herself Kaye Ferry informed Council of her concerns regarding transferring the title of
public land to a private entity. Ferry encouraged Council to take a step back and allow
current projects to be completed prior to starting a new project. Ferry also encouraged
Council look at other uses for the site and review requests made during the 2020 and
recreation and parks master plan processes. Local developer Rick Pylman endorsed
East West Partners. Representing East West Partners,- Harry Frampton explained the
proposal includes many different aspects and not to get caught up in the large meeting
space. Frampton explained the large ball room will be flexible and perfect for all types of
uses. Frampton also said he envisions hosting several non-profit organizations in the
facility that would help bond the community. Frampton informed Council .and those
present that this is an opportunity to invest in the community. President of Hillwood
Partners Jonas Wood explained the timing of the project would not take place until 2009-
10 at the earliest. Wood also explained that employee housing will be addressed during
the redevelopment. Wood also informed the group to look forward to a unique retail
experience. Logan responded to the public comment and proposal representatives that
the process will continue but there are many aspects that need to be addressed
including working with Vail Resorts, Inc. Logan said parking continues to be a priority
and concern and the LionsHead parking structure will eventually need to be replaced as
it depreciates. Moffet explained it is early in the process and it is too soon to choose a
developer. Gordon agreed with Moffet explaining the project has to take place as the
right project at right time. Hitt reviewed the next steps; which inclueiP a sPr_.ond annraical
financial analysis of both proposals, a meeting with Vail Resorts, on Dec. ~ 12,~and
additional community meetings.
The fourth item on the agenda was the first reading of the 2007 Budget Ordinance No.
28, Series 2006. Finance Director Judy Camp introduced the budget and explained it
was built on conservative assumptions. She then said the employee merit increase
pool of five percent is being recommended to retain employees. Representing the Vail
Chamber and Business Association (VCBA) Richard Tenbraak requested Council
reconsider funding of the Vail Guide at its requested $58,000 level. Zemler stated the
town's Community Information Office committed to $5,000 worth of advertising in the
publication. Vail Guide publisher Mike Campbell described the proposed detailed 2007
Vail Guide and the need for the $58,000 in advertising is to provide complete business
listings. Representing the VCBA Kaye Ferry also explained the additional advertising
dollars would be use to add important phone numbers and information including hospital
contacts and bus schedules. Ferry reported local business owners Tom Higgins, Dan
Beard, John Cogswell, Robert Aikens, and Samantha Wright were in attendance during
the Work Session to support the publication. Tom Neyens, owner of Ski Valet, spoke in
support of the Vail Guide and urged Council to use a portion of the Town of Vail
business license fees to support the guide. Colorado Footwear owner Steve Rosenthal
and Nicole Hoffman, manager of the Laughing Monkey and General Store, also spoke in
support of the Vail Guide. Commission on Special Event (CSE) member Steve Connolly
thanked Council for additional funding for 2007. Moffet moved to approve the ordinance
with Newbury seconding. Newbury added that the town's Public Information Officer
Suzanne Silverthorn is the town's expert and should be responsible for where the town
advertises. Foley questioned whether Council could raise the mill levy. Camp reported
any mill levy increase would require a TABOR election. Zemler explained an Art in
Public Places (AIPP) funding increase would be evaluated every year and not dedicated.
Hall spoke in support of the AIPP board and encouraged Council to provide increased
ongoing funding. The majority of Council agreed to maintain AIPP funding at $75,000.
Moffet and Newbury amended the motion to reflect the decrease in AIPP funding. The
motion passed 6-1, with Foley opposed. Foley encouraged Council to hold several work
sessions to evaluate specific departments and specific items during the 2008 budget
process.
The fifth item on the agenda was the First Reading of Ordinance No. 30, Series of 2006, an
ordinance establishing Special Development District (SDD) No. 40, The Willows, Pursuant to
Article A, SDD District, Chapter 9, Title 12, Zoning Title, Town Code of Vail. Town Planner
Elizabeth Reed stated that on November 13, 2006, the PEC held a public hearing on a
request to establish SDD No. 40, The Willows. The purpose of the new SDD is to facilitate
the redevelopment of The Willows Condominiums, located at 74 Willow Road. Upon review
of the request, the PEC voted 4-1-0 (Pierce opposed) to forward a recommendation of
approval of the request to establish SDD No. 40, The Willows, to Council. Representing the
applicant Steve Restin and Rick Pylman outlined the .proposal. Pylman said a public art
contribution and on-site employee housing unit should be considered public benefits. The
redevelopment would create a decrease in employees. Representing the Vail Village
Homeowners Association, Jim Lamont requested the public benefits include a more
adequate streetscape safety plan (adding a walkway at least on one side of Vail Road).
Speaking on his own behalf Bill Jewitt recommended employee housing be provided -for
families. Representing the Riva Ridge Homeowner's Association Art Abplanalf explained the
adopted plans contained an error (the inclusion of anon-conforming deck on the southern
part of the property) and asked Council to reflect the error in the ordinance. Moffet
encouraged the purchase of three to four bedroom units to offset the employee housing
need. Moffet moved to adopt the ordinance with two additional conditions, the balconies off
the master bedrooms will be deleted and added to the south east corner off the living rooms
and the setbacks will become defined by the building footprint and that housing would be
provided off-site in the Town of Vail with Logan seconding. Newbury encouraged
consistency in regard to employee housing requirements. Slifer said he believed the
proposed 12 foot wide roadway on Willow Road was inadequate and said the focus should
be road improvements on Vail Road. The motion passed unanimously, 7-0.
The sixth item on the agenda was the first Reading of Ordinance No. 31, Series of
2006, An Ordinance Amending Section 2-6-9 of the Vail Town Code, Concerning use of
the Real Estate Transfer Tax (RETT) Fund. Council voted 7-0 to approve usage of
RETT funds to include expenditures related to environmentally sustainable practices.
Hitt encouraged adding a spending cap on the RETT fund to avoid the money being
used as slush fund. Moffet moved to approve the ordinance upon the condition the
existing four uses be satisfied before any funds are released to enhance environmental
sustainability, with Foley seconding. Gordon said the action was satisfying the desire of
town residents following responses from the 2020 process.
The seventh item on the agenda was the first Reading of Mill Levy Certification,
Ordinance No. 32, Series 2006. Mill Levy Assessments must be certified to the County
for collection annually; this ordinance authorized certification. Moffet moved to approve
this ordinance with Logan seconding. The motion passed unanimously, 7-0.
The eighth item on the agenda was Resolution Number 22, Series 2006. A resolution
declaring the intent of the Town of Vail to acquire a fee simple interest in the property
located at 2399 North Frontage Road West for Fire Protection facilities, further
continuance of good faith negotiations to acquire said property interest, and
authorization to initiate an action in eminent domain to acquire said property in the event
good faith negotiations do not result in an agreement to acquire said property interest
Town Attorney Matt Mire said the town has negotiated in good faith with the record
owner and others having an ownership interest in the property commonly known as
Wendy's, located at 2399 N. Frontage Road West, and legally described as Parcel A, a
resubdivision of Tract D, a resubdivision of Vail Schone Filing 1, Town of Vail, Eagle
County, Colorado (the "Property"). Negotiations to purchase the Property have, to this
point, been unsuccessful. This resolution represents Council's formal determination that
it is necessary to acquire a fee simple interest in the property, and that, in the event the
good faith negotiations do not result in voluntary granting of the property, it is necessary
the town acquire said interest in the property through the use of the town's power of
eminent domain as provided for in the Town Charter. Moffet moved to adopt with
Newbury seconding. Logan expressed displeasure with the use of eminent domain.
The motion passed, 5-2 with Logan and Hitt opposed.
The ninth item on the agenda was Adjournment. Moffet moved to adjourn with Newbury
seconding at approximately 10:45 p.m. The motion passed unanimously, 7-0.
Rodney E. Slifer, Mayor
ATTEST:
Lorelei Donaldson, Town Clerk
Minutes provided by Corey Swisher.
TOWN OF VAIL
REVENUE HIGHLIGHTS
November 30, 2006
Sales Tax
Sales tax collections for the year-to-date through October are expected to be $14.2
million, an increase of $1.0 million 7.8% over the same period last year. Expected
revenue for the month of October is $599,605, an increase of $33,432 or 5.9% over last
year. The year-over-year increase in the consumer price index for October is 1.3%.
Construction Permit Fee Revenue
Construction permit revenue of $2.0 million year-to-date through November 29, 2006, is
up 38% from last year. This year's revenue includes over $1.2 million (61 % of the total)
from eleven large redevelopment projects - Arrabelle, Forest Place, Front Door (The
Lodge at Vail), Gore Creek Place, Lodge Tower, Manor Vail, Mountain View, One
Willow Bridge Road, Sonnenalp, Vail Plaza Hotel, and Westhaven Condos. Major
redevelopment projects accounted for just over $900,000 (also 61% of total) at this time
last year. Construction permit fees include building, electrical, mechanical, plumbing,
and sprinkler permits.
Real Estate Transfer Tax (RETT)
RETT collections of $5.4 million through November 29, 2006, are down $520,947 or 9%
from last year. Two large sales in November brought the revenue from the "Sales over
$10 million" category to $1.2 million compared with $ l . l million for that category last
year. Therefore, the entire variance is due to smaller projects.
061205 Revenue Highlights - 1 -
MEMORANDUM
TO: Town Council
FROM: Community Development Department
DATE: December 5, 2006
SUBJECT: Lionshead Parking Structure Request for Proposals
Staff: Stan Zemler and Russ Forrest
PURPOSE
The purpose of the evening meeting with the Vail Town Council (Council) is to:
1. Provide direction to perform a financial analysis on the two development
proposals. To ensure a work product is produced that meets~the Town
Council's expectations, staff prepared an RFP with a brief scope of
services. Staff is requesting Council's input on the scope of services and
whether a RFP should be issued for this service.
2. Request authorization to engage Rocky Mountain Valuation to perform a
2"d appraisal on the Lionshead Parking Structure.
3. Review proposed next steps in the process.
II. BACKGROUND
A. Goals
The Town of Vail (Town) owns and operates an 1,150 space parking structure
and an unimproved charter bus parking lot, located at 395 South Frontage Road
in Vail, Colorado (See Section 7 of RFP). This site is 6.3 acres in size and is
located in the Lionshead Redevelopment Master Plan area, one of two
pedestrian retail areas in Vail. In addition, this site is included in the .Lionshead
Urban Renewal area.
A draft master plan for the parking structure was completed during the process of
considering a conference center; the Town identified at that time, the following
needs for the site:
• The existing parking structure needs both capital and operational
improvements to maintain its effectiveness in the future,
• The Town currently needs 400-500 additional public parking spaces to
minimize overflow parking on the Frontage Road for 15 days per winter
season,
• Redevelopment of the parking structure should include retail development
on the south side of the parking structure as called for in the Lionshead
Redevelopment Master Plan,
• Pedestrian access needs to be improved between the parking structure
and the Lionshead retail area, and
• Improve the Lionshead Information Center.
In the last year, private developers have approached the Town of Vail and
proposed redevelopment of the site to accommodate both public and private
uses. To ensure a flair and equitable process, the Vail Town Council directed
that a "Request for Proposals" be issued to solicit development proposals that
meet the project goals of the Town for this site.
The RFP seeks qualified developers who can develop the Lionshead parking
structure consistent with the project goals of this RFP stated below.
The following are project goals for any developer considering submitting a
proposal:
A. Development proposals shall comply with the Lionshead Redevelopment
Master Plan (See
http://www.vailgov.com/docs/dl forms/lionshead master plan 01 2006.pdf )
and be consistent with Lionshead Mixed Use 1 Zoning (See
http://www.sterlingcodifiers.com/CONaiI! for Title 12 in the Vail Town Code).
B. Development proposals consistent with the Lionshead Redevelopment
Master Plan and the Lionshead Mixed Use 1 Zone District shall help pay for
the public improvements. A strong preference is given to uses that generate
"hot beds" such as accommodation units (hotels) and Employee Housing
Units. Parking generated by private development shall be provided and paid
for by the developer.
C. Meeting/event/conference facilities accessory to hotel and lodging uses..
D. The Town anticipates extensive improvements to the Lionshead parking
structure in the near future. Creation of a new public parking structure, paid
for through the redevelopment of the site, should include a minimum of 1150
public parking spaces that would improve the operational performance of the
structure compared to current operation (See 2005 Walker Parking Study in
Attachment B). The Town is assuming that it would continue. to own and
operate public parking in Lionshead.
E. Creation of new public parking in excess of the 1,150 existing spaces on the
site based on circulation viability.
F. Creation of a new Lionshead information center with public restrooms.
G. Redevelopment of the Lionshead Annex with consideration given to the
relocation of a Youth Recreation Center and the Colorado Mental Health
offices.
H. Improvement of the pedestrian, transit, and vehicular circulation between the
parking structure and the Lionshead retail mall.
I. Provide loading and delivery for uses created on-site which can also be used
by adjacent Lionshead retail uses.
J. Improve hotel shuttle bus circulation which currently drops guests at the
southwest corner of the Lionshead parking structure.' The Town is interested
in siting a Lionshead transit facility to accommodate 5 buses for regional bus
traffic. The parking structure area is one of the locations under consideration
for that use (See Draft Master Plan for Parking Structure).
K. Creation of a retail connection along the south side of the project site that is
consistent with the Lionshead Redevelopment Master Plan.
L. Frontage Road improvements consistent with the Lionshead Redevelopment
Master Plan and acceptable to the Colorado Department of Transportation.
M. Other public amenities that would augment the vitality and economic impact
of the development.
N. Use of the U.S. Green Building Council's LEED Green Building Rating
System, or a comparable alternative, to guide project design.
Attachment A includes the Executive Summary for Both Teams. It should be
noted -that proposed schedule changes are proposed below.
B. Projected Costs for Maintaining the Lionshead parking structure and other
associated improvements
The Lionshead parking structure was built in 1980 and is projected fo have 25
years more of life before major reconstruction is required. However, significant
capital investments will be required to reach the 25 years. Necessary
improvements to the Lionshead parking structure can be placed in the following
categories:
Structural/Capital Maintenance:
• Repair all the stairs and stairways: $350,000 due next couple of years
• Ongoing expansion joint work: $50,000/yr
• Top deck slab: re-topping within the next eight years: $2,500,000
• Salt penetration repairs: $150,000 due next couple of years'`
• Water infiltration repairs: $250,000 within 5 years
• Painting/lighting/system maintenance: $150,000/yr
• Parking equipment replacement: now $300,000, also every 5-7 years,
will request for 2007
Operational: The current structure does not function well as designed:
• Install pay on foot stations: $200,000
• Provide another exit to East Lionshead Circle: $750,000
• Convert the garage to one-way circulation and lose 100 spots: cost to
replace the 100 spots: $3,500,000
• Roadway improvements for better ingress/egress: $3,000,000
Code/regulatory: Required improvements to meet current codes will be
required with any enhancement or remodel.
• Elevator to meet ADA: $400,000 a piece
• Sprinkler and detection systems: $1,000,000
• Increase ventilation on certain levels: $350,000
• Egress and. proper emergency access issues: $150,000
Enhancements: Keeping up with the customer expectations, matching the new
neighborhood and keeping the Vail experience.
• Bathrooms: $500,000
• Information booth: $900,000
• Auxiliary building: $1,700,000
• Heated entry stairs: $1,000,000 verses $300,000
• Elevators: See above
• Streetscape: $1,000,000
• New heated streetscape entry/bus plaza: $3,000,000
Expansion: We have stated the need to expand the supply by 400 spaces.
• 400 new spaces: $12,000,000
Currently, some of the structural and capital maintenance issues are budgeted
over the next 5 years (*). Operational issues are not budgeted except the
possibility of roadway improvements using Tax Increment Financing (TIF) funds.
Enhancements are not budgeted except to use TIF funds for streetscape and
entry plaza.
The conference center, if approved, would have addressed all these issues with
the exception of the topping slab, one-way circulation, the information booth and
expanded capacity by only 250 spaces verses 400 spaces. The revised capital
budgets for 2007-2010 will need to reflect increased costs to take care of the
shortcomings.
C. Criteria for a Final Selection
On September 5, 2006 the Council approved the following criteria (which is
based on the original goals of the RFP).
Regulatory Criteria
Compliance with Lionshead Mixed Use Zoning,
Conformance to design guidelines in the Lionshead Redevelopment
Master Plan,
Compliance with affordable housing policy.
Circulation and Parking
• Replacement of existing parking without affecting parking availability
in the ski season,
• Mitigation of lost parking during the construction of the parking facility,
• Number of additional public parking spaces (beyond 1,150 spaces)
provided upon completion of construction,
• Provide for loading and delivery for the site and surrounding area,
• Provide for mass transit access to the Lionshead area,
• Enhance circulation for pedestrians and vehicles,
• Provide necessary improvements to Frontage Road in compliance
with CDOT standards.
Uses
• Number of "live beds" and degree to which they provide diversity to
the Vail bed base,
• Provide retail opportunities on East Lionshead Circle which
complement existing retail areas,
• Provide public amenities: recreation, entertainment, event/meeting
facilities proposed on the site,
• Provide a new Lionshead information center,
• Consideration of the relocation for the Youth Recreation Center,
Colorado Mental Health, and other tenant uses.
Financial Considerations
• Financial return to the Town through lease payments, air rights
purchase or other payments,
• Town's financial commitment for construction and maintenance of
public improvements,
• Financial viability of the project,
• Financial capability of the developer to construct and operate the
project,
• Financial guarantees for timely completion.
Environmental/Carrying Capacity
• Overall environmental sensitivity and ability to achieve an established
environmental certification for the design and construction of the
facility,
• Overall innovation and creativity.
Legal
Ownership structure for the parking facilities and private
improvements,
Contractual arrangements necessary forjoint ownership and
operation of public amenities,
Assurance of completion and operational commitments.
Staff and consultants will review the proposals and make a recommendation .
to Council regarding the extent to which each proposal meets the criteria.
The Council will make a final decision in its sole judgment as to which
proposal is in the best interests of the Town. The Council will reserve the
right to reject all proposals.
I11. ACTION REQUESTED FROM COUNCIL
A. Scope of Service for a Financial Critique/Analysis of the two
development proposals
On November 21, 2006, the Town Council received input from the public and
requested that the proposals be reviewed and critiqued by a financial expert
that could review the financial viability of the proposals and the proposed
financial public benefits and risks of each proposal. To ensure that a final
product meets with the Town Council's goals for this review, Staff prepared a
request for proposals with a scope of services (See attachment A). Staff
would request that Council provide input on the scope of services and direct
staff to issue the RFP and retain the services of a qualified financial
consultant to review the two proposals. Staff would return on January 2,
2007, with a budget request for completing the financial analysis. Staff would
ask for the authority to retain a qualified candidate within the requested
budget requested on January 2, 2007.
B 2"a Appraisal of the Lionshead Parking Structure
Also on November 21, the Town Council asked that a second appraisal be
perFormed Based on recommendations given to Staff and prices received
from appraisers, Staff would recommend Rocky Mountain Appraisers
complete an appraisal of the land. Staff is requesting that Council authorize
staff to retain Rocky Mountain Appraisers to complete an appraisal with a
not to exceed budget of $9,000.
C. Schedule of Proposed Next-Steps
The following is a series of next steps with several opportunities for public
input and involvement.
December 5th Staff request to obtain additional resources to
perform due diligence on the two development
proposals.
December 12, 2007 Meeting between Town of Vail and Vail Resorts on
Lionshead Parking Structure RFP.
January 2, 2007 Development teams will respond by this date to
final questions from the Town Council and staff.
Questions for example (but not limited to the
following) include:
1. Identifying where off-site employee housing
would be located.
2. Providing documentation on how dwelling units
or dwelling unit lock-offs would be managed in
a rental pool
3. Providing information on how completion of
construction of public parking would be
guaranteed on-time and then how completion of
the overall. project would be guaranteed.
4. Providing additional documentation on how any
financial subsidy required for the civic center
use would be addressed by the developer.
5. Any additional ideas to address the comments
from the Town Council and the public.
No additional information will be accepted by the
developers after this date unless specifically
required by the financial analyst chosen by the
Town to critique the two proposal.
January 5, 2007 Selection of a financial analyst to evaluate
proposals
February 6, 2007 Presentation of appraisals, financial analysis and
staff recommendation to the Vail Town Council.
F:\cdev\COUNCIL\MEMOS\061LionsheadParking Structure Council Memo 120506.doc
Town of Vail
Request for Proposals
Afinancial-critique and analysis of two proposals to redevelop the existing
Lionshead parking structure in Vail, Colorado, as a mixed use development
providing over 1150 public parking spaces
December 6, 2006
1. BACKGROUND
In May 2006, the Town of Vail issued a request for proposals for qualified
development teams to propose amixed-use plan for redevelopment of the Town
of Vail owned Lionshead parking structure. The Town of Vail owns and operates
an 1150 space parking structure and an unimproved charter bus parking lot
located at 395 South Frontage Road in Vail, Colorado. This site is 6.6 acres in
size and is located in the Lionshead Redevelopment Master Plan Area which is
one of two pedestrian-oriented retail areas in Vail. In addition, this site is
included in the Lionshead Urban Renewal Area.
Lionshead is currently experiencing a major redevelopment with the new
Arrabelle mixed-use project as well as redevelopment of several surrounding
condominium projects. Lionshead is at the heart bf Vail's $1 billion renewal.
In the last year, private developers have approached the Town of Vail and
proposed redevelopment of the Lionshead parking structure to accommodate
both public and private uses. To ensure a fair and equitable process, the Town
issued a "Request for Proposals" to solicit development proposals which meet
the project goals of the Town for this site.
In September of this year two developers, East West Partners and Open
Hospitality Parnters/Hillvvood submitted proposals to the attached RFP. This
Request for Proposals seeks a qualified financial analyst to critique and analyze
the two development proposals.
2'. PROJECT GOALS:
The attached RFP for the development of the project includes the overall goals of
the project. The following are project goals for a financial critique of the two
proposals:
A. Review the financial capability of the two developers to determine if they have
the financial capability to complete their respective proposals.
B. Evaluate the proposed financing structure to determine its overall ability to be
financed.
C. Critique and evaluate, using independent verification, the feasibility of the
public benefits that are being proposed.
D. Provide a side by side comparison of the financial benefits of each teams
public benefit.
E. Identify other opportunities to further maximize the' public benefit either
through alternative financing or through other mechanisms to eliminate risk to
the Town in executing this public private partnership.
3. PROJECT REPORT
A. Submit a confidential written report regarding your findings to Town Council
addressing each of the Project Goals on February 1, 2007.
B. Provide an oral summary of the findings to Town Council on February 6,
2007.
3. MINIMUM QUALIFICATION TO SUBMIT A PROPOSAL
The Town is accepting proposals to perform a financial critique and analysis of
the two developers proposing to redevelop the Lionshead Parking Structure. A
"Respondent" to this RFP must satisfy the following conditions (the "Qualification
Conditions"):
• The Respondent (by itself or together with its affiliates) must have first-class
experience and expertise in developing and analyzing the financial feasibility
of public/private projects.
• Have a proven ability to analyze and critique the financing for a large multi-
million public-private deal in the market place.
4. SUBMITTAL REQUIREMENTS
Please submit in writing the following:
A. Statement of Qualification:
Provide a statement of qualification that describes the team to be involved in
the financial analysis. This statement should include similar projects and
references from those same projects. Other specific information shall include:
1) Identify the specific individuals and their qualifications that will be
involved in this project;
2} Highlight strengths of team;
3) Describe team's expertise as it pertains to the delivery of a financial
analysis.
4) Provide a list of previous projects which are similar to the scope of
service requested in this RFP and references for those projects.
B. Cost Estimate for a financial analysis and critique of each proposal.
This cost estimate should include the following scope of work:
A. Review the financial capability of the two developers to determine if they
have the financial capability to complete their respective proposals.
B. Evaluate the proposed financing structure to determine its overall ability
to be financed.
C. Evaluate the financial guarantee that is being offered to ensure
completion of the project on time.
D. Critique and evaluate, using independent verification, the feasibility of the
public benefits that are being proposed.
E. Provide a side by side comparison of the financial benefits of each team's
public benefit.
F. Identify any direct or indirect financial risks to the Town of Vail poised by
either proposal.
G. Identify other opportunities to further maximize the public benefit either
through alternative financing or through other mechanisms to eliminate
risk to the Town in executing this public private partnership.
The selected financial consultant will be provided the proposals submitted by
both teams and a preliminary financial comparison of both teams prepared by
Town staff. All respondents shall provide 5 copies of their qualifications and cost
proposal by 5:00 p.m. on December 29, 2006. The proposals shall include the
cost, methodology, and time frame to complete the above mentioned tasks along
with a date for final delivery.
All correspondence and questions should be directed to:
Russell Forrest
Director
Community Development Department
75 Frontage Rd
Vail, CO 81657
970-479-2146
Email: rforrest@vailgov.com
5.
SCHEDULE:
RFP Issued December 6, 2006
Proposal submittal due by 5:00 p.m. on: December 29th, 2006
Candidate Selection January 5, 2006
Desired Time for Report February 1, 2006
Dates are subject to change. Active candidates will be notified. via email or in
writing of any date or time changes.
6. GENERAL CONDITIONS
Limitations and Award: This RFP does not commit the Town. of Vail to award or
contract, nor to pay any costs incurred in the preparation and submission of
qualifications in anticipation of a contract. The Town of Vail reserves the right to
accept or reject all or any submittal received as a result of this request, to
negotiate with all qualified sources, or to cancel all or part of the RFP. After a
priority listing of the final firms is established, the Town of Vail will negotiate a
contract with the first priority firma If negotiations cannot be successfully
completed with the first. priority firm, negotiations will be formally terminated and
will be initiated with the second most qualified firm and, likewise, with the
remaining firms.
Selection: Initial evaluation will be based upon the qualifications of the applicant.
The Town of Vail reserves the right to not interview, and to make final consultant
selection based upon the qualification statements and cost estimate.
Equal Employment Opportunity: The selected consultant will not discriminate
against any employee or applicant for employment because of race; color,
religion, sex, or national origin.
F:\cdev\RUSS\Projects\Lionshead Parking RFP\RFPs\FinancialRFP.doc
F:\cdev\RUSS\Projects\Lionshead Parking RFP\RFPs\FinancialRFP.doc
10
t
MEMORANDUM
T0: Vail Town Council
FROM: Community Development Department
DATE: November 21, 2006
SUBJECT: First Reading of Ordinance No. 30, Series of 2006, an ordinance establishing Special
Development District No. 40, The Willows, and setting forth details in regard thereto. ,
Applicant: The Willows Condominium Association, represented by Triumph
Development, LLC
Planner: Elisabeth Reed
I. DESCRIPTION OF THE REQUEST
The applicant, .The Willows Condominium Association, represented by Triumph
Development, LLC, is requesting a first reading of Ordinance No. 30, Series of 2006, an
ordinance establishing Special Development District No. 40, The Willows, and setting
forth details in regard thereto. The purpose of Ordinance No. 30, Series of 2006, is to
facilitate the redevelopment of The Willows Condominiums, located at 74 Willow Road.
The staff and applicant are requesting that the Town Council listen to a presentation on
the proposed ordinance and approve Ordinance No. 30, Series of 2006, upon first
reading.
II. BACKGROUND
On November 13, 2006, the Town of Vail Planning and Environmental Commission held
a public hearing on a request to establish Special. Development District No. 40, The
Willows.
The applicant received approval for the establishment of a new special development
district with the following deviations:
• A deviation from the density requirements including:
0 18 dwelling units (not including EHU) proposed vs. 12 dwelling units
allowed by underlying zoning;
0 32,240 square feet of Gross Residential Floor Area (GRFA) proposed vs.
16,069 square feet of GRFA allowed by underlying zoning.
• 14,110 square feet (66.7%) of site coverage proposed vs. 11,629 square feet
(55% of site) of site coverage allowed by underlying zoning; and
• Deviations from the front, side and rear setbacks.
Upon consideration of the request, the Commission voted 4-1-0 (Pierce opposed) to
1
,~
forward a recommendation of approval of the request to the Vail Town Council.
The Commission's recommendation of approval includes five (5) conditions, as outlined
in Section 4 of Ordinance No. 5, Series of 2006. The Commission's recommendation of
approval includes the following findings:
"That the proposal to establish Special Development District No. 40, The Willows,
complies with the nine design criteria outlined in Section 12-9A-8 of the Vail Town
Code. Furthermore, the applicant has demonstrated to the satisfaction of the
Commission, based upon the testimony and evidence presented during the public
hearing, that any adverse effects of the requested deviations from the
development standards of the underlying zoning are outweighed by the public
benefits provided. Lastly, the Commission finds that the request is consistent with
the development goals and objectives of the Town.
Wifh regard to proposed building sefbacks, That:
a. Proposed building setbacks provide necessary separation between buildings
and riparian areas, geologically sensitive areas and other environmentally
sensitive areas.
b. Proposed building setbacks comply with applicable elements of the Vail
Village Urban Design Guide Plan and Design Considerations.
c. Proposed building setbacks will provide adequate availability of light, air and
open space.
d. Proposed building sefbacks will provide a compatible relationship with
buildings and uses on adjacent properties.
e. Proposed building setbacks will result in creative design solutions or other
public benefits that could not otherwise be achieved by conformance with
prescribed setback standards.
With regard to proposed Gross Residential Floor Area, that:
a. The proposed gross residential floor area of 200% of the allowable, and the
additional six dwelling units over the allowable, or 150% of the allowable
number of units in the High Density Multiple Family zone district, are in
conformance with applicable elements of the Vail Comprehensive Plan.
With regard to proposed site coverage, that:
a. Though the proposed site coverage of 67% of the site exceeds that which is
allowed within the High Density Multiple Family zone district, the proposed
above grade, or perceived, site coverage of 50% of the site area is in
conformance with the 55% site coverage allowance within the High Density
Multiple Family zone district and is in conformance with the applicable
elements of the Vail Comprehensive Plan.
That the development is in compliance with the purposes of the High Density Multiple
Family zone district, that the proposal is consistent with applicable elements of the
Vail Village Master Plan, the Vail Land Use Plan, the Vail Streetscape Master Plan,
2
~~
Iv.
and the Vail Village Urban Design Guide Plan and that the proposal does not
otherwise have a significant negative effect on the character of the neighborhood, and
that the proposal substantially complies with other applicable elements of the Vail
Comprehensive Plan."
ZONING ANALYSIS
Staff has performed a zoning analysis of The Willows redevelopment proposal which can
be used for comparison purposes.
The following is the zoning analysis of the proposal the PEC recommended approval of
with conditions on November 13, 2006. The deviations to the prescribed development
standards are shown in bold text in the table below.
Development Standard
Allowed Existing Proposed
Lot Area: 10,000 sq. ft.(min.) 0.4854 acres (21,144 sq. ft.) no change
Setbacks:
Front: 20 feet 8 feet 11' (above grd.)
Side: 20 feet 4 feet 7.5' (above grd.)
Rear: 20 feet 5.5 feet 6.2' (above grd.)
Bldg. Height: 45 ft. flat/mansard 48 feet 48 feet
48 ft. sloping
Density: 12 dwelling units 28 dwelling units 9 Dwelling Units
(+5 Lock offs)
9 Timeshare Units
1 EHU
GRFA: 16,069 sq. ft. 18,607 sq. ft. 32,240 sq. ft.
(76% of site area) (115% of allowable GRFA) (200% of allowable GRFA)
Site Cvge: 11,629 sq. ft. (55%) 12,638 sq. ft. (-60%) 14,110 sq. ft. (~67%)
Land. Area: 6,343 sq. ft. (30%) 2,848 sq. ft. (~13%) 8,540 sq, ft. (40%)
Parking: FFU = 0.7 sp/unit 42 spaces 29 spaces
DU = 1.4 sp/unit
EHU = 1.4 sp/unit
20.3 total spaces req'd
DISCUSSION ITEMS
Staff believes there are several items regarding the adoption of Ordinance 30, Series of
2006, which require a discussion with the Town Council in order to gain feedback. Those
items are as follows:
3
,r
• Does the Town Council believe the employee housing requirement asked
of the developer by the Planning and Environmental Commission is
appropriate considering recently assessed employee housing
requirements of other proposals to the. Town of Vail?
The applicant originally proposed to provide six Employee Housing beds, one
in the form of an onsite Employee Housing Unit, and five (5} others via a buy
down or eventual pay-in-lieu program. Because four fewer employees will be
generated by the proposed development than the existing Willows, this
proposal was not the result of an employee housing requirement, but was a
part of the developer's public benefit program.
Based on employee generation rates historically used by the Town, which are
based on net new employees generated, the developer would be under no
obligation to provide any employee housing units or beds. However, the
Planning and Environmental Commission generally believed that the
applicant's. proposal fora public benefit of six employee beds was not
sufficient.
• Does the Town Council have any comments and feedback regarding the
remaining public benefits proposed to the Town, including streetscape
work and the provision of public art?
As a part of the public benefit proposal, the applicant is proposing to complete
the streetscape along Willow Road from Vail Road to the intersection adjacent
to Checkpoint Charlie with an eight foot (8') pedestrian paver treatment and a
new twelve foot (12') asphalt automobile lane. The applicant is also proposing
to allocate $70K to the provision of public art, whether on or off site, which
specifics will be determined together with the applicant and the Art in Public
Places Board.
• Any other comments or suggestions on Ordinance 30, Series of 2006?
V. STAFF RECOMMENDATION
The Community Development Department recommends that the Vail Town Council
approves Ordinance No. 30, Series of 2006.
Vl. ATTACHMENTS
A. Ordinance 30, Series of 2006
B. Copy of the Staff Memorandum to the Planning and Environmental Commission
dated November 13, 2006 and the proposed plans for redevelopment dated
November 6, 2006.
C. Comparison of recently approved developments/EHU requirements
4
t~
TOWN COIINCIL
Attachment A
ORDINANCE NO. 30
Series of 2006
AN ORDINANCE ESTABLISHING SPECIAL DEVELOPMENT DISTRICT N0.40,THE WILLOWS,
PURSUANT TO ARTICLE A, SPECIAL DEVELOPMENT (SDD) DISTRICT, CHAPTER 9, TITLE
12, ZONING TITLE, TOWN CODE OF VAIL, AND SETTING FORTH DETAILS IN REGARD
THERETO.
WHEREAS, Title 12, Zoning Title, Chapter 9, Article A, Special Development (SDD) District,
Town Code of Vail establishes a procedure for establishing special development districts; and
WHEREAS, The Willows Condominium Association and Triumph Development, LLC, have
submitted an application to the Town of Vail Community Development Department to establish
Special Development District No. 40, The Willows, to facilitate the redevelopment of an existing
residential development; and
WHEREAS, the Planning and Environmental Commission of the Town of Vail held a public
hearing on November 13, 2006, on the application to establish Special Development District No. 40,
The Willows, in accordance with the provisions of the Town Code of Vail; and
.WHEREAS, upon due consideration, the Planning and Environmental Commission of the
Town of Vail found that the request complies with the design criteria prescribed in the Title 12,
Zoning Regulations, Vail Town Code, and furthers the development objectives of the Town of Vail;
and
WHEREAS, the Planning and Environmental Commission of the Town of Vail has forwarded
a recommendation of approval with conditions by a vote of 4-1-0 of this request to establish Special
Development District No. 40, The Willows, to the Vail Town Council; and
WHEREAS, the Vail Town Council finds thatthe request to establish Special Development
District No. 40, The Willows, complies with the design criteria prescribed in the Title 12, Zoning Title,
Town Code of Vail; and provides a harmonious, convenient, workable relationship among land uses
consistent with municipal development objectives; and
WHEREAS, the Vail Town Council considers it in the interest of the public health, safety, and
welfare to adopt Ordinance No. 30, Series of 2006, and establish a new special development district
in the Town of Vail
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
VAIL, COLORADO, THAT:
Section 1. District Established
Special Development District No. 40, The Willows, is established for development on a
parcel of land, legally described as Lot 8, Block 6, Vail Village 1St Filing, which comprises a
total of 21,144 square feet (.4854 acres) in the Vail Village area of the Town of Vail. Said
parcel may be referred to as "SDD No. 40". Special Development District No. 40 shall be
Ordinance No. 30, Series 2006
;,~
reflected as such on the Official Zoning Map of the Town of Vail. The underlying zoning for
Special Development District No. 40, The Willows, shall be High Density. Multiple Family
(HDMF) District.
Section 2. Special Development District No. 40, .The Willows, Approved
Development Plan
An approved development plan is the principal document in guiding the development, uses
and activities of a special development district. The Vail Town Council finds that the
Approved Development Plan for Special Development District No. 40, The Willows, complies
with each of the requirements set forth in Sections 12-9A-5 and 12-9A-6 of the Town Code
of Vail. The Approved Development Plan for Special Development District No. 40, The
Willows, shall be comprised of materials submitted in accordance with Section 12-9A-5 of
the Town Code of Vail and those plans prepared by Resort Design Associates, entitled "Th~
Willows", dated November 6, 2006, and stamped approved November 13, 2006.
-~~~~
Section 3. Development Standards
In conjunction with the Approved Development Plan described in Section 2 herein, the
following development standards are hereby approved by the Vail Town Council. These
standards are incorporated in the Approved Development Plan to protect the integrity of the
development of Special Development District No. 40, The Willows. The development
standards for Special Development District No. 40, The Willows, are described below:
1. A. Permitted, Conditional, and Accessory Uses: The permitted, conditional,
and accessory uses a{lowed in Special Development District No. 40, The
Willows, shall be those uses listed in Title 12, Chapter 6, Article H, High
Density Multiple Family zone district, Town Code of Vail, as may be amended
from time to time.
B. .Lot Area: The minimum lot area for Special Development District No. 40, the
Willows, shall be 21,144 square feet (.4854 acres).
C. Setbacks: The minimum setbacks for Special Development District No. 40,
The Willows, shall be as indicated on The Willows Approye~ Development
Plan, described in Section 2 herein. ~~ ; ,j ~r ~„" ~'
~,~' i' r,r1J~ ~s r
D. Height: The maximum allowable building height fo ~Spe ial Development
District No. 40, The W illows shall be forty eight feet (48') and as indicated on
The Willows Approved Development Plan, described in Section 2 herein.
E. Density Control: The maximum allowable Gross Residential Floor Area
(GRFA) for Special Development District No. 40, The Willows, shall be
32,240 square feet and the maximum allowable density shall be nine (9)
dwelling units, nine (9) timeshare units, one (1) onsite Employee Housing
Unit, with potential for five (5) lock-off units, as indicated on The Willows
Approved Development Plan, described in Section 2 herein.
F. Site Coverage: The maximum allowable site coverage shall be sixty six and
seven tenths percent (66.7%) or 14,110 square feet of the total lot area, and
as indicated on The Willows Approved Development Plan, described in
Ordinance No. 30, Series 2006 2
Section 2 herein.
G. Landscaping and Site Development: At least forty and three tenths percent
(40.3%) of the total site shall be landscaped. The minimum width and length
of any area qualifying as landscaping shall be fifteen (15) feet with a
minimum area of not less than three hundred (300) square feet. The
landscaping and site development shall be as indicated on The Willows
Approved Development Plan, described in Section 2 herein.
H. Parking and Loading: Off street parking and loading shall be provided in
accordance with title 12-10 of the Vail Town Code. At least seventy five
percent (75%) of the required parking shall be located within the main
building or buildings and hidden from public view or shall be completely
hidden from public view from adjoining properties within a landscaped berm.
The minimum number of loading and delivery bays shall be one (1) as
indicated on The Willows Approved Development Plan, described in Section
2 herein.
Section 4. Conditions of Approval
The following conditions of approval shall become part of the Town's approval of the
~. establishment of Special Development District No. 40, The Willows:
r.
The Developer shall address the following conditions of approval prior to appearing before
": ,I 1..~` _ the Vail Town Council for second reading of an adopting ordinance for the establishment of
~ S ecia/ Develo ment District No. 40 The Willows:
~ ~ p p
~,
~,
~v~V ~f u~,~ ~'~ 1. The Developer shall prepare a written agreement, for Town Council review and
,Y' , ~~,^~~ ~~, approval, outlining the responsibilities and requirements of the stated public benefits, as
V indicated within this memorandum. This agreement shall include, but not be limited to, the
t~ ~ry ^ provision of one Employee Housing Unit onsite, which shall be allocated for sole use by The
`J ~ ~ 1~~~ Willows Condominium Association; the provision of eleven (11) employee beds offsite,
,'~ U" ~~ provided through the "buy down program"and averaging five hundred (500) square feet per
~ ~ bed in units with at least two bedrooms; all streetscape improvements along Willow Road,
,,~' ~~ including an eight foot (8) paver sidewalk for pedestrians and a twelve foot (12) wide right-
of-way lane; and details for $70K of public art, which location shall be determined by the
applicant and reviewed with the Art in Public Places Board.
The Developer shall address the following conditions of approval prior to submitfing a
building permit application (a grading permibexcavation permit shall constitute a building
permit):
1. The Developer shall comply with all outstanding final comments of the Town of Vail
Public Works Department outlined in the attached memorandum dated October 20, 2006.
2. The Developer shall ensure that the proposed redevelopment plans comply with all
requirements of the Town of Vail Fire Department.
The Developer shall address the following conditions of approval prior to requesting a
temporary certificate of occupancy or a final certificate of occupancy:
Ordinance No. 30, Series 2006 3
,~
1. The Developer shall. commence initial construction of the Willows improvements
within three years from the time of its final approval at second reading of fhe ordinance
establishing Special Development Districf No. 40, and continue diligently toward the
completion of the project. If the developer does not begin and diligently work toward the
completion of the special development district or any stage of the special development
district within the time limits imposed, the approval of said special development district shall
be void. The Planning and Environmental Commission and Town Council shall review the
special development district upon submittal of an application to reestablish the special
development district following the procedures outlined in Section 12-9A-4, Vail Town Code.
2. The Developer shall provide one deed-restricted housing unit onsite that complies
with the Town of Vail Employee Housing requirement,~(Chap~er` 7~2.~13), and is allocated for
sole use by The Willows Condominium Association and secure eleven (11) additional beds
within the Town of Vail through the buy down progr m, averaging fiV~ hundred (500) square
feet per bed in units with at /easf two bedrooms, a tated in the vGritten agreement to be
drafted for the passage of Special Development Distric -e
Section 5. 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 Vail 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 6. The Vail Town Council hereby finds, determines and declares that this
ordinance is necessary and proper for the health, safety and welfare of the Town of Vail and
the inhabitants thereof. The Council's finding, determination and declaration is based upon
the review of the criteria prescribed by the Town Code of Vail and the evidence and
testimony presented in consideration of this ordinance.
Section 7. The amendment of any provision of the Town Code 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 proceeding as commenced under or by virtue of the provision amended. The
amendment of any provision hereby shall not revive any provision or any ordinance
previously repealed or superseded unless expressly stated herein.
Section 8. A11 bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent
herewith are repealed to the extent only of such inconsistency. This repealer shall not be
construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore
repealed.
INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED
PUBLISHED ONCE IN FULL ON FIRST READING this 21St day of November, 2006 and a
public hearing for second reading of this Ordinance set for the 5t day of December, 2006, at
Ordinance No. 30, Series 2006 ~,
i. ~
6:00 p.m. in the Council Chambers of the Vail Municipal Building, Vail, Colorado.
ATTEST:
Lorelei Donaldson, Town Clerk
Rodney E. Slifer, Mayor
Ordinance No. 30, Series 2006 5
TOWN COUNCIL 3 ~
Attachment B
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Department of Community Development
DATE: November 13, 2006
SUBJECT: A request for recommendation to the Vail Town Council of a proposal to establish
Special Development District No. 40, pursuant to Article 12-9{A), Special
Development Districts, Vail Town Code, to allow for the redevelopment of The
Willows Condominiums located at 74 Willow Road/Lot 8 Block 6, Vail Village
Filing 1St Filing, and setting forth details in regard thereto (PEC06-0061).
Applicant: The Willows Condominium Association, lnc., represented by
Triumph Development, LLC
Planner: Elisabeth Reed
L SUMMARY
The applicant, The Willows Condominium Association, Inc., represented by Triumph
Development, LLC, is requesting a recommendation from the Planning and
Environmental Commission to the Vail Town Council regarding a proposal to establish
Special Development District No. 40, The Willows, pursuant to Article 12-9(A), Special
Development Districts, Vail Town Code, to allow for the redevelopment of The Willows
Condominiums, located at 74 Willow Road/Lot 8, Block 6, Vail Village Filing 1St Filing.
Upon review of the applicable elements of the Town's planning documents and. adopted
criteria for review, the Community Development Department recommends that the
Planning and Environmental Commission forwards a recommendation of approval, with
conditions of the applicant's request to establish Special Development District (SDD)
No. 40, The Willows, to the Vail Town Council. A complete summary of the Staff's
review is provided in Section VII of this memorandum.
II. DESCRIPTION OF THE REQUEST
The applicant, The Willows Condominium Association, represented by Triumph
Development, LLC, met with the Planning and Environmental Commission on
September 25, 2006 for a worksession to present a proposed redevelopment application
and two requests: one for the establishment of a new special development district
intended to facilitate the redevelopment of The Willows Condominiums, and the second
for review of a conditional use permit, to allow for the "construction of timeshare estate
units and timeshare license units", located at 74 Willow Road/Lot 8, Block 6, Vail Village
1st Filing. Since that time, the applicant has submitted an additional application for
review by the PEC of a request to construct a Type III Employee Housing Unit as a
Conditional Use upon the property.
1
The key elements of the proposal to create Special Development District No. 40 are as
follows:
• Demolition of existing structure and construction of a new structure;
• Nine (9) new 2-bedroom Timeshare Units;
• Nine (9) new Whole Ownership Units with five (5) lock-off unit options;
• One (1) new onsite Employee Housing Unit;
• Front desk, lobby, porte cochere, library, pool, courtyard, spa, guest/owner ski
storage, below grade parking structure, and other amenities.
As part of the Special Development District request, the applicant is proposing the
following deviations from the underlying High-Density Multiple-Family (HDMF) zoning
district:
A deviation from the density requirements including:
1. Number of dwelling units;
2. Amount of Gross Residential Floor Area (GRFA).
Deviations from the front, side and rear setbacks; and,
A deviation from the allowable site coverage.
A complete zoning analysis of the site has been provided in Section IV of this
memorandum, A vicinity map has been attached for reference (Attachment .A) as has
the applicant's request and a reduced copy of the floor plans and elevations
(Attachments 6 and C).
III. BACKGROUND
The existing building of the Willows Condominiums was built in 1971 and is in need of
many repairs and upgrades, including but not limited to the following:
• Demolition or extensive repair of the parking decks;
• Installation of a fire sprinkler system;
• Upgrades to the mechanical systems within the building;
• Renovation of all units and common spaces; and,
• Renovation to the exterior of the building.
Because the building was constructed using a concrete "T" system; any renovations or
upgrades would compromise the already low (7', 6") head height. Considering the type
of existing construction and the non-conformities of the existing building and site, the
applicant and The Willows homeowners have chosen a proposal to demolish and rebuild
the building instead.
The Willows Condominium building currently houses twenty eight (28) units; twenty
seven (27) one bedroom, 596 square foot units and one (1) studio unit that is 446 square
feet in size. The units are owned by 26 different owners, with each owner allotted thirty
days of summer use and thirty days of winter use per year. When units are unoccupied,
they are placed into an active rental pool.
The applicant has undergone one worksession with the Planning and Environmental
Commission on September 25, 2006. A comprehensive list of the Commission's primary
2
concerns follows:
Regarding deviations and public benefits:
• The Commission asked that more thought be paid to the provision of public
benefits to offset the requested deviations.
• Several of the Commission members suggested that more Employee Housing
Units be provided, buf in another location. This would include the Unit proposed
within the building itself. However, other members disagreed with that
suggestion, stating that the vitality of the Village was better preserved through
onsite Employee Housing Units.
• The Commission strongly urged further consideration of the setback deviations
being requested. Egress issues become more of a problem with less of a
setback as do safety separation, snow storage, review and constructability of
future development proposals, and other issues. One member felt that such
encroachments of the building would be better allowed below grade only. Others
felt that some height deviations maybe considered if the setbacks were to be
improved simultaneously.
Regarding architecture/site design:
• The Commission requested renderings of all facades to be provided for study by
the next meeting.
• One member of the Commission encouraged the natural transition of grades
across property lines in order fo make property lines indecipherable.
• Better integration of the exit staircases into the building's design was
mentioned by several members.
• Some concern was expressed regarding the possible eventual widening of Vail
Road
• There was strong support of maintaining some architectural continuity with the
rest of the neighborhood.
• One member asked that all trees to be removed be tagged prior to the next
meeting.
Regarding the proposal in general:
• The Commission was quite interested that incentives to rent continue to be
proposed and that the number of hot beds be maintained, if not increased, within
the core of the Village.
• One member of the Commission commented that the proposed provision of a
front desk should be portrayed as more of a benefit than was currently being
portrayed.
3
• Many of the Commission members requested that Staff analyze the build-out
potential of all the surrounding properties on Willow Circle to better decipher
the effect which currenbproposed deviations may have on the neighborhood.
Furthermore, the applicant met with the Town of Vail Design Review Board for a
conceptual .review on Wednesday, November 1, 2006. The Board commented on the
following items at the time of that review:
• Much attention will be paid by the Board to the preservation of existing
landscaping, the promised arborist's report, and the final landscaping plan to
ensure proper screening and appropriate site treatment.
• The Board expressed concern regarding the site design. It was thought that
less site coverage may be possible if the "U" shape of the building was defined
differently.
IV.
The development proposal is scheduled for review by the Board on December 6, 2006,
provided that a recommendation of approval is forward to the Town Council by the
Planning and Environmental Commission.
ZONING ANALYSIS
The proposed deviations to the prescribed development standards outlined by the
underlying zone district, High Density Multiple Family, are listed in bold font.
Zoning: High Density Multiple Family (HDMF)
Land Use Plan Designation: Village Master Plan
Current Land Use: Village Master Plan
Address: 74 Willow Road/Lot 8, Block 6, Vail Village 1St Filing
Development Standard
Allowed Existin Proposed
Lot Area: 10,000 sq. ft.(min.) 0.4854 acres (21,144 sq. ft.) no change
Setbacks:
Front: 20 feet 8 feet 11' (above grd.)
Side: 20 feet 4 feet 7.5' (above grd.)
Rear: 20 feet 5.5 feet 6.2' (above grd.)
Bldg. Height: 45 ft. flat/mansard 48 feet 48 feet
48 ft. sloping
Density: 12 dwelling units 28 dwelling units 9 Dwelling Units
(+5 Lock offs)
9 Timeshare Units
1 EHU
GRFA: 16,069 sq. ft. 18,607 sq. ft. 32,240 sq. ft.
(76% of site area) (115% of allowable GRFA) (200% of allowable GRFA)
4
Site Cvge: 11,629 sq. ft. (55%) 12,638 sq. ft. (~60%) 14,110 sq. ft. (~67%)
Land. Area: 6,343 sq. ft. (30°l0) 2,848 sq. ft. (~13°l0) 8,540 sq. ft. (40°l0)
Parking: FFU = 0.7 sp/unit 42 spaces 29 spaces
DU = 1.4 sp/unit
EHU = 1.4 sp/unit
20.3 total spaces req'd
V. SURROUNDING LAND USES AND ZONING*
Land Use Zonin
North: Residential High Density Multiple Family
South: Residential Two-Family Primary/Secondary
East: Residential High Density Multiple Family
West: Residential Two-Family Primary/Secondary
(*See Attachment D for specific development standards of surrounding properties)
VI. ROLES OF REVIEWING BOARDS
Special Development District
Order of Review: Generally, applications will be reviewed first by the PEC for impacts of
use/development, then by the DRB for compliance of proposed buildings and site
planning, and final approval by the Town Council.
Planning and Environmental Commission: The PEC shall review the proposal for and
make a recommendation to the Town Council based upon the findings made on the
criteria located in Chapter 12-9A, Special Development District, Vail Town Code.
Design Review Board: The DRB has. no review authority on a SDD proposal, but must
review any accompanying DRB application. The DRB review of an SDD prior to Town
Council approval is purely advisory in nature.
Staff: The staff is responsible for ensuring that all submittal requirements are provided
and plans conform to the technical requirements of the Zoning Regulations. The staff
also advises the applicant as to compliance with the design guidelines._Staff provides a
staff memo containing background on the property and provides a staff evaluation of the
project with respect to the required criteria and findings, and a recommendation on
approval, approval with conditions, or denial. Staff also facilitates the review process.
Town Council: The Town Council takes into consideration the PEC's recommendation
when reviewing an application for a special development district and is responsible for
final approval/denial of an SDD. The Town Council shall review the proposal and
approve/approve with conditions/deny the application based upon the findings made on
the criteria located in Chapter 12-9A, Special Development District, Vail Town Code.
VII. THE SPECIAL DEVELOPMENT DISTRICT DESIGN CRITERIA
Chapter 12-9 of the Town Code provides for the establishment of special development
5
districts in the Town of Vail. According to Section 12-9A-1, the purpose of a special
development district is,
"To encourage flexibility and creativity in the development of land, in order to
promote its most appropriate use; to improve the design character and quality of
the new development within the Town; to facilitate the adequate and economical
provision of streets and utilities; to preserve the natural and scenic features of
open space areas; and to further the overall goals of the community as stated in
the Vai! Comprehensive Plan. An approved development plan for a Special
Development District, in conjunction with the property's underlying zone district,
shall establish the requirements for guiding development and uses of property
included in the Special Development District."
An approved development plan is the principal document in guiding the development,
uses, activities and public benefits of the Special Development District (SDD). The
development plan shall contain all relevant material and information necessary to
establish the parameters to which the special development district shall adhere. The
development plan may consist of, but not be limited to: the approved site plan; floor
plans, building sections, and elevations: vicinity plan; parking plan; preliminary open
space/landscape plan; densities; and permitted, conditional, and accessory uses.
The determination of permitted, conditional and accessory uses shall be made by the
Planning and Environmental Commission and Town Council as part of the formal review
of the proposed development plan. Unless further restricted through the review of the
proposed SDD, permitted, conditional and accessory uses shall be limited to those
permitted, conditional and accessory uses in the property's underlying zone district.
The Town Code provides nine design criteria which shall be used as the principal criteria
in evaluating the merits of the proposed SDD. It is 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. Following, is a staff analysis of the compliance with the nine SDD review
criteria of the Willows Condominium Association's request:
A. 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.
The Willows site is located within a neighborhood of three to four story residential
buildings which have been developed or redeveloped over the years with minimal buffer
zones, but which .have each maintained a unique intimate neighborhood identity, ah
alpine character, similar visual integrity, and orientation to either the mountain at the
south or the creek to the north. A description of the specific development statistics of
the surrounding properties has been attached for reference (Attachment D).
The design of The Willows redevelopment proposal is quite compatible with that of its
neighbors, in part due to the fact that Bishop Park and 44 Willow Place are products of
the same architectural entity responsible for the design of The Willows proposal. The
scale of the proposed building is sensitive to and similar to that of surrounding buildings,
6
which range from occupying one half a city block (The Edelweiss) to appearing as single
family dwellings (Bishop Park). The height of the proposed building (48') is very similar
to that of surrounding buildings, which range from three to four stories. Regarding
compatibility, the proposed building is similar to its surroundings partially because it
includes some encroachment into the setbacks, similar to that of each of its neighbors,
and less of a buffer zone than the underlying zone district requires. Many of the
surrounding buildings are located within mere feet of the property lines. However, the
neighborhood has been able to maintain its intimate residential feel as a result. Buffer
zones have instead been provided through mature landscaping and variation of the
building facades.
The applicant has paid specific attention to the portions of the structure which overhang
the setbacks and also approach neighboring buildings, particularly along the eastern
(Riva Ridge South) and western (44 Willow Place) property lines and has designed a
large courtyard and swimming pool along the eastern property line, partially to provide a
"buffer zone" of sorts between the new building and its nearest neighbor (see
Attachment E for illustration of the transformation of the site plan entitled "Different
Design Outlines").
The subterranean improvements along the northern property line remain the greatest
encroachment of the proposal, seconded by the encroachment into the setbacks along
Vail Road at the southern property line. However, this area is less sensitive to design
compatibility since no structures exist along the south of the property. At this time, the
amount of Gross Residential Floor Area located within the setbacks is 10,097 square
feet, or 31 % of the amount of proposed GRFA (32,240 square feet).
The architectural design of The Willows redevelopment is governed by the Design
Guidelines prescribed in Chapter 11, Design Review, of the Vail Town Code and by the
recommendations Vail Village Master Plan. The proposed architectural design of the
development is intended to be compatible with the unique European alpine village
character prescribed for Vail Village. The exterior design of the development is a
mixture of stone, stucco, wood, and copper which will be much better integrated into the
surroundings than the existing brick and stucco building. Many of the design details are
yet to be determined, as the Design Review Board has only reviewed the project
conceptually. However, Staff believes that additional work with the Design. Review
Board will ensure optimal synchronicity with the surrounding architectural themes.
Staff believes that the proposed project is compatible with and sensitive to the
immediate environment and neighborhood relative to design, scale, bulk, building height,
buffer zones, identity, character, visual integrity and orientation because of the similarity
of the design and placement of the building on its site to the design and placement of
surrounding buildings on their sites.
B. Relationship: Uses, activity and density which provide a compatible, efficient
and workable relationship with surrounding uses and activity.
The proposed uses, activities, and density for The Willows development site provide a
compatible, efficient and workable relationship with surrounding uses and activity. The
uses proposed within the new building are similar to what exists today and include
multiple family dwelling units, which are a permitted use; timeshare units, which are a
conditional use; and an Employee Housing Unit, which is also a conditional use (see
7
table below for employee housing requirements). Surrounding properties include
multiple family dwellings and short term rental units as well. Therefore, similar activity
levels will result from the proposal as result today from the existing Wiliows building and
its neighbors.
The High Density Multiple Family (HDMF) district is intended to provide sites for multiple
family dwellings at densities of twenty five (25) units per acre. The proposal to construct
a multiple-family residential dwelling building with eighteen units per half acre exceeds
that which is allowed. However, the overall density upon the site will be reduced; from
28 units to 18 dwelling and timeshare units and 1 Employee Housing Unit. Regardless,
per Attachment D and the following section of the Urban Design Guide Plan, higher
densities than are allowed by the underlying zone district are quite common, and even
expected, in the Willows neighborhood.
Although immediately adjacent to the mixed use developments found in the
Commercial Core and Mixed Use sub-areas, the willow circle sub-area has
retained an exclusively residential character. Condominium developments
have occurred on all but one of the sub-area's parcels and many of these
properties are actively "short-termed" to overnight guests. In most cases,
parking has been provided in underground structures. This design feature,
coupled with the Town-owned open space (Willow Circle- Park), contributes to
the pleasing appearance of this area.
In most cases, the levels of development throughout this sub-area greatly
exceed what is allowed under existing zoning (High Density Multi-Family).
Gross residential floor area ratios (GRFAR) range from .6 to 1.3, with an
average of 1.01. With the exception of one parcel, all properties within this sub-
area are, developed at, or over, their permitted levels of development. As such,
there is little development potential left in this sub-area.
Residential uses dominate-this sub-area and are proposed to continue with the
exception of one potential commercial space at the east end of the sub-area
facing Willow Bridge Road. This concept is discussed further under Sub Area
2.2.
Staff believes the uses (including the Employee Housing Unit, details below) and activity
level resulting from the proposed Willows redevelopment are clearly compatible with
those of surrounding uses and activity levels. Though the amount of GRFA exceeds
what is allowed, Staff believes that the proposed density (1.5 FAR) is relatively
compatible to the density levels expected in the Urban Design Guide Plan within this
area. Employee Housing as a use is addressed further below.
Employee Housing Assessment
As indicated in a number of the goals and objectives of the Town's Master Plans,
providing affordable housing for employees is a critical issue which is appropriately
addressed through the review process of SDD proposals. In reviewing the proposal for
employee housing needs, staff relies on the Town of Vail Employee Housing Report.
The Employee Housing Report was prepared for the Town by the consulting firm Rosall,
8
Remmers and Cares and provides the recommended ranges of employee housing units
needed based on the type of use and the amount of floor area dedicated to each use.
The guidelines contained within the report were used most recently in the reviews of the
Austria Haus, Marriott, Four Seasons, Manor Vail Lodge, SDD No. 6/Vail Village Inn,
and the SDD No. 39/Crossroads development proposals.
The figures identified in the report are based on surveys of the ,commercial-use
employment needs of the Town of Vail and other mountain resort communities. As of
the drafting of the report, Telluride, Aspen and Whistler, B.C. had "employment
generation" ordinances requiring developers to provide affordable housing for a
percentage of the new employees resulting from commercial development. "New"
employees are defined as the incremental increase in employment needs resulting from
commercial redevelopment. Every community uses a different percentage to determine
the amount of housing a developer must provide for its employees. Vail has.
conservatively determined that if a project is proposed at, or below, the density allowed
by the underlying zone district, the 15% (0.15) figure is used. When a project is
proposed to exceed the density allowed by the underlying zone district, the 30% (0.30)
figure is used in the calculation.
However, because the number of dwelling units upon the Willows site will be reduced by
ten, there was actually a reduction in the number of employees generated. Four (4)
fewer employees than are currently generated will fulfill the proposed needs and uses of
the site.
Proposed Willows Project
Employee Generation Calculations -Middle of Range
a) Multi-Family (Dwelling Units)
18 new units proposed @ (0.4/unit) = 7.2 employees
Existing Willows Project
Employee Generation Calculations -Middle of Range
a) Multi-Family (Dwelling Units)
28 units existing aC~. (0.4/unit) = 11.2 employees
Total net new = - 4 employees
The applicant has no obligation to provide any employee housing units or beds because
the housing requirement is only applied to developments for which an employee
generation will occur. However, the applicant is proposing that one of the public benefits
of the project include the addition of one new onsite Employee Housing Unit and five
new employee beds elsewhere in the Town. This number was generated by the
applicant's desire to house 100% of the employees required for the scope of the new
project. Using the Town's calculation that the average employee within the Town holds
1.3 jobs, the site creates a need for 5.5 employee beds (7.2 employees divided by 1.3
jobs each).
The applicant will deed restrict the units appropriately, depending upon the zone districts
in which the purchased properties are located. The off site employee housing beds will
be provided through the purchase of units throughout Town (the "buy down" program) or
through a pay-in-lieu program, if established by the Town prior to requesting a
Temporary Certificate of Occupancy (TCO).
9
Staff believes that the proposal for additional employee beds will be of substantial
benefit to the Town.
C. Parking and Loading: Compliance with parking and loading requirements as
outlined in Chapter 12-10 of the Vail Town Code.
The proposed redevelopment plan complies with the parking and loading requirements
outlined in Chapter 12-10. As indicated in the Zoning Analysis outlined in Section VI of
this memorandum, the total number of required parking spaces for The Willows
redevelopment project is 21 spaces (rounded up from 20.3 spaces). The applicants are
proposing to provide a total of 29 below grade parking spaces.
The applicant is proposing to fulfill its loading and delivery requirement through the
provision of one loading "bay", which is to be located at the porte cochere entrance to
the north of the building. The proposed area will be accessed from Willow Road.
In a memorandum to the applicant dated October 20, 2006 (Attachment F), the Public
Works Department outlined several outstanding items to be resolved. The applicant has
since verified compliance with most of these issues, with the exception of the width of
the driveway entrance and related signaling for ingress/egress and automobile safety
reasons. Attachment G includes a reduced copy of the applicant's possible solution to
this issue pending Public Works approval. Staff has addressed remaining Public Works
issues as a condition of approval, to be resolved to the satisfaction of the Public Works
Department prior as part of the request to establish a new SDD.
Staff believes that the application sufficiently complies with this criterion.
D. Comprehensive Plan: Conformity. with the applicable elements of the Vail
Comprehensive Plan, Town policies and Urban Design Plan.
The goals contained in several of the Town's comprehensive, guiding documents are
applicable during the review process for the establishment of a Special Development
District. Staff has reviewed the Comprehensive Plans and outlined the applicable plan
sections below as relevant to the review of this proposal.
Vail Land Use Plan (in part)
1.0 General Growth/Development
1.1 Vail should continue fo 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. ~~
1.12 Vail should accorpmodate most of the additional growth in existing
developed areas(~infill.areas).
10
3.0 Commercial
3.1 ,'The hofel`, bed base should be preserved and used more
efficiently.:
3.2 The Village and Lionshead areas are the best location for hotels to
serve the future needs of the destination skiers.
_..
3.3 Hotels are important to:the continued success of the Town of Vail,
therefore conversion tq condominiums`should be discouraged.
',~
3.4 Commercial growth should be-concenfrated in existing commercial
areas to accommodate both local and visitor needs.
4.0 Village Core /Lionshead
4.2 /ncreas d density~fn the Core areas is acceptable so long as the
existing~haracter of each area is preserved thorough
implementation of the Urban Design Guide Plan.
4.3 The ambiance of Vail Village is important to the identity of Vail and
should be preserved. (scale, alpine character, small town feeling,
mountains, natural setting, intimate size, cosmopolitan feeling,
environmental quality.)
5.0 Residential
5.1 dditional.~ residential growth should continue to occur. primarily in
e fisting; platted areas and as appropriate in new areas where
high hazards-do not exist.
5.2 Quality time share units.,~should be accommodated to help keep
5.3 (fordable employee housing should be made available through
p 'vate .efforts,.-assisted by limited incentives, provided by the
Town of Vail with appropriate restrictions.
5.4 Residential growth should keep pace with the marketplace
demands for a full range of housing types.
5.5 . - The exis ing employee housing base should be preserved and
C upgrade Additional employee housing needs should be
accommodated at varied sites throughout the community.
Staff Response:
Staff believes that the outlined sections of the .Vail Land Use Plan are
being met, as the proposed development includes a balanced mix of
residential uses, high quality redevelopment of the existing site, infill
11
development withi
increased density,
quality time share
affordable beds.
Vail Village Master Plan (in part)
n the Village area, a better use of the bed base,
maintenance of Vail's ambiance, the provision of
units, and provisions (via public benefit) for six new
The applicant's proposed redevelopment site is located within the "Vail Village
Master Plan" land use category. Staff believes that the following stated goals of
the Vail Village Master Plan are applicable to this application:
Goal #1: Encourage high quality redevelopment while preserving the unique
architectural scale of the Village in order to sustain its sense of community and identity.
Objective 1.2: Encourage the upgrading and redevelopment of residential and
commercial facilities.
Objective 1.3: Enhance new development and redevelopment through public
improvements done by private developers working in cooperation with the Town.
Policy 1.3.1: Public improvements shall be developed with the working
participation of the private sector working with the Town.
Goal #2: To foster a strong tourist industry and promote year-around economic health
and viability for the Village .and for the community as a whole.
Objective 2.3: Increase the number of residential units available for short term
overnight accommodations.
Policy 2.3.1 The development of short term accommodation units is
strongly encouraged. Residential units that are developed above existing
density levels are required to be designed or managed in a manner that
makes them available for short term overnight rental.
Objective 2.5: Encourage the continued upgrading, renovation and maintenance
of existing lodging and commercial facilities to better serve the needs of our
guests.
Policy 2.5.1; Recreation amenities, common areas, meeting facilities and
other amenities shall be preserved and enhanced as a part of any
redevelopment of lodging properties.
Policy 2.5.2: The Town will use the maximum flexibility possible in the
interpretation of building and fire codes in order to facilitate building
renovations without compromising life, health, and safety considerations.
Objective 2.6: Encourage the development of affordable housing units through
the efforts of the private sector.
Policy 2.6.1: Employee housing units maybe required as part of any new
or redeveloped project requesting density over that allowed by existing
12
zoning.
Policy 2.6.2: Employee housing shall be developed with appropriate
restrictions so as to insure their availability and affordability to the local
work force.
Policy 2.6.3: The Town of Vail may facilitate in the development of
affordable housing by providing limited assistance.
Goal #3: To recognize as a top priority the enhancement of the walking experience
throughout the Village.
Objective 3.1: Physically improve. the existing pedestrian ways by landscaping
and other improvements.
Policy 3.1.1: Private development projects shall incorporate streetscape
improvements (such as paver treatments, landscaping, lighting and
seating areas), along adjacent pedestrian ways.
Policy 3.1.2: Public an` shall be encouraged at appropriate locations
throughout Town.
Policy 3.1.3: Flowers, trees, water features, and other landscaping shall
be encouraged throughout the Town in locations adjacent to, or visible
from, public areas.
Objective 3.4: Develop additional sidewalks, pedestrian-only walkways and
accessible green space areas, including pocket parks and stream access.
Policy 3.4.2: Private development projects shall be required to
incorporate new sidewalks along streets adjacent to the project as
designated in the Vail Village Master Plan and/or Recreation Trails
Master Plan.
Goal #5: Increase and improve the capacity, efficiency, and aesthetics of the
transportation and circulation system throughout the Village.
Objective 5.1: Meet parking demands with public and private parking facilities.
Policy 5.1.1: For new development that is located outside the
Commercial Core I Zone District, on-site parking shall be provided (rather
than paying into the parking fund) to meet any additional parking demand
as required by the zoning code.
Policy 5.1.3: Seek locations for additional structured public and private
parking.
Policy 5.1.5: Redevelopment projects shall be strongly encouraged to
provide underground or visually concealed parking.
13
Goal #6: To ensure the continued improvement of the vital operational elements of the
Village.
Objective 6.1: Provide service and delivery facilities for existing and new
development.
Objective 6.2: Provide for the safe and efficient functions of fire, police and
public utilities within the context of an aesthetically pleasing resort setting.
Policy 6.2.1: Development projects and other improvements in Vail
Village shall be reviewed by respective Town Departments to identify both
the impacts of the proposal and potential mitigating measures.
Staff Response:
Staff believes that the goals, objectives and policies of the Vail Village
Master Plan are being met through the upgrading and redevelopment of
the Willows facilities; through the provision of public improvements via
private developers; an increase in the number of residential uses within
the Village which are above allowable density, but which are available for
short term rental; the development of an affordable housing unit and the
provision of five more affordable beds; physical improvements to the
pedestrian experience; the provision of public art; on-site concealed
required parking;- and service and delivery facilities that will improve
automobile and pedestrian circulation and interaction along Willow Road.
14
,,r..--_,~.. ~.........~...,,.
r- ~ . --
Although immediately adjacent to the mixed use developments found in the Commercial Core
and Mixed Use sub-areas, the willow circle sub-area has retained an exclusively residential
character. Condominium developments have occurred on all but one of the sub-area's parcels
and many of these properties are actively "short-termed" to overnight guests. In most cases,
parking has been provided in underground structures. This design feature, coupled with the
Town-owned open space (Willow Circle Park), contributes to the pleasing appearance of this
area.
In most cases, the levels of development throughout this sub-area greatly exceed what is
allowed under existing zoning (High Density Multi-Family). Gross residential floor area ratios
(GRFAR) range from .6 fo 1.3, with an average of 1.01. With the exception of one parcel, all
properties within this sub-area are, developed at, or over, their permitted levels of development.
As such, there is lift/e deveoopmenf potential left in this sub-area.
Residential uses dominate this sub-area and are proposed to continue with the exception of one
potential commercial space at the east end of the sub-area facing Willow Bridge Road.
Staff Response:
Staff believes that the residential character specified for this area, the
15
WILLOW CIRCLE SUB-AREA (#2)
proposed short term rental opportunities, underground parking, and high
density residential uses are each congruent with the goals of the Master
Plan as they were stated for the Willows Circle Sub Area.
Vail Village Urban Design Guide Plan and Design Considerations (in part)
Certain. aspects of the Vail Village Urban Design Guide Plan and Design Considerations apply
to The Willows redevelopment site. Only those sections which Staff found applicable to The
Willows redevelopment proposal are outlined below.
1. URBAN DESIGN CONSIDERATIONS
These considerations relate to general, large-scale land use planning issues, as
well as form considerations which affect more than one property or even whole
areas. These considerations are primarily the purview of the Planning and
Environmental Commission.
A. PEDESTRIANIZATION
A major objective for Vail Village is to encourage pedestrian circulation
through an interconnected network of safe, pleasant pedestrian ways.
Many of the improvements recognized in the Urban Design Guide Plans,
and accompanying Design Considerations, are to reinforce and expand
the quality of pedestrian walkways throughout the Village.
Since vehicular traffic cannot be removed from certain streets (bus
routes, delivery access), a totally care-free pedestrian system is not
achievable throughout the entire Village. Therefore, several levels of
pedestrianization have been identified (illustration outlined in Plan and not
included in this memorandum).
Staff Response:
An aspect of The Willows redevelopment public benefit involves providing
an improved pedestrian experience through the construction of a paver
walk and new asphalt drive lane. Additionally, the applicant is proposing
to remove loading and delivery from Willow Road by constructing a porte
cochere at the entry to the site. Staff believes that the "Pedestrianization"
goal of the Urban .Design Considerations is being upheld in this
redevelopment proposal and its associated public benefits (see
Attachment H for streetscape details).
C. STREETSCAPE FRAMEWORK
To improve the quality of the walking experience and give continuity to
the pedestrian ways, as a continuous system, two general types of
improvements adjacent to the walkways are considered:
7. Open space and landscaping, berms, grass, flowers and tree
planting as a soft, colorful framework linkage along pedestrian routes; and
plazas and park greenspaces as open nodes and focal points along those
routes.
16
It is not intended to enclose all Village streets with buildings as in the core
areas. Nor is it desirable to leave pedestrian streets in the open in
somewhat undefined condition evident in many other areas of Vail.
Rather, it is desired to have a variety of open and enclosed spaces, both
built and landscaped, which create a strong framework for pedestrian
walks, as well as visual interest and activity.
Staff Response:
Staff believes that the "Streetscape Framework" along Willow Road will
be improved, through the architectural variation of the north edge of the
building and roof ridges, the increased setback from Willow Road (from
15' to 23' at the main entrance to the building) and the proposed
streetscape improvements.
E. STREET EDGE
Buildings in the Village core should form a strong but irregular edge to the
street.
Unlike many American towns, there are no standard setback
requirements for buildings in Vail Village. Consistent with the desire for
intimate pedestrian scale, placement of portions of a building at or near
the property line is allowed and encouraged to give strong definition to the
pedestrian streets.
This is not fo imply continuous building frontage along the property line.
A strong street edge is important for continuity, but perfectly aligned
facades over too long a distance tends to be monotonous. With only a
few exceptions in the Village, slightly irregular facade lines, building jogs,
and landscaped areas, give the life to the street and visual interest for
pedestrian travel
Where buildings jog to create activity pockets, other elements can be
used to continue the street edge: low planter walls, tree planting, raised
sidewalks, texture changes in ground surface, arcades, raised decks.
Plazas, patios, and green areas are important focal points for gathering,
resting, orienting and should be distributed throughout the Village with
due consideration to spacing, sun access, opportunities for views and
pedestrian activity.
Staff Response:
Staff believes that the "Street Edge" as specified in the Urban Design
Considerations will be preserved through "irregular facade lines, building
jogs, landscaped areas", low walls, front-facing patios, and other
architectural aspects of the proposed. plan. Additionally, the porte
cochere will further vary the street edge, which Staff believes is congruent
with this aspect of the Design Considerations.
17
SUN /SHADE
Due to Vail's alpine climate, sun is an important comfort factor, especially
in winter, fall and spring. Shade areas have ambient temperatures
substantially below those of adjacent direct sunlight areas. On all but the
warmest of summer days, shade can easily lower temperatures below
comfortable levels and thereby, negatively impact use of those areas.
All. new or expanded buildings should not substantially increase fhe spring
and fall shadow line (March 21 -September 23) on adjacent properties or
the public right-of--way.
In all building construction, shade shall be considered in massing and.
overall height consideration. Notwithstanding, sun/shade considerations
are not intended to restrict building height allowances, but rather to
influence the massing of buildings. Limited height exceptions may be
granted to meet this criterion.
Staff Response:
The applicant has submitted asun/shade analysis- which reflects the
shadow of the proposed Willows building at three separate times of the
year; March, September, and December (Attachment I). It appears that
the most notable areas of new shading will occur along the 44 Willow
Road building and property during the winter months. This increased
shading is likely a result of the increased mass of the building at the
southern half of the property, replacing the area that is currently
designated to the above grade parking structure.
Staff believes that the uses "underneath" the newly shaded uses will not
be negatively affected, because the shadows primarily occur over the
driveway aisle entrance to the new Willows building (which drive is
heated) and along the property line of 44 Willow Road, which does not
appear to be a common pedestrian or use corridor. Regarding the spring
and fall shadow lines, Staff believes that since the height of the proposed
building is essentially the same as the height of the existing building, the
shadows cast during those seasons will primarily occur upon the Willows
property, with some shadow overlap onto the 44 Willow Road property.
Overall, Staff believes that the sun/shade analysis will not negatively
impact the use of the affected areas.
2. ARCHITECTURE/LANDSCAPE CONSIDERATIONS
ROOFS
Where visible, roofs are often one of the most dominant architectural
elements in any built environment. In the Village roof form, color and
texture are visibly dominant, and generally consistent, which tends to
unify the building diversity to a great degree. The current expression, and
objective, for roofs in the Village is to form a consistently unifying
backdrop for the architecture and pedestrian streetscape, and to avoid
roofs, which tend to stand out individually or distract visually from the
18
overall character.
Roof Forms
Roofs wifhin the Village are Typically gable in form and of moderate-to-low
pitch. Shed roofs are frequently used for small additions to larger
buildings. Freestanding shed roofs, butterfly roofs and flat roofs can be
found in the Village but they are-generally considered to be out of
character and inappropriate. Hip roofs likewise are rare and generally
inconsistent with the character of the Core Area. Towers are exceptions,
in both form and pitch, to the general, criteria, but do have an established
local vernacular style, which should be respected.
Pitch
Roof slopes in the Village typically range from 3/12 to 6/12, with slightly
steeper pitches in limited applications Again, for visual consistency this
general 3/12-6/12 range should be preserved. (See Construction below)
Overhangs
Generous roof overhangs are also an established architectural feature in
the Village - a traditional expression of shelter in alpine environments.
Roof overhangs typically range from 3 to 6 feet on all edges. Specific
design consideration should be given to protection of pedestrian ways
adjacent to buildings. Tee falls, snow slides, and runoff hazards can be
reduced by roof orientation, gutters, arcades, etc.
Overhang details are treated with varying degrees of ornamentation.
Structural elements such as roof beams are expressed beneath the
overhangs, simply or decoratively carved. The roof fascia is thick and
wide, giving a substantial edge to the roof.
Compositions
The intricate roofscape of the Village as a whole is the result of many
individual simple roof configurations. For any single building, a varied but
simple composition of roof planes is preferred to either a single or a
complex arrangement of many roofs. As individual roofs become more
complex, the roof attracts visual attention away from The streetscape and
the total roofscape tend toward "busyness" rather than a backdrop
composition.
Stepped Roofs
As buildings are stepped to reflect existing grade changes, resulting roof
steps should be made where the height change will be visually significant.
Variations which are too subtle appear to be more stylistic than functional,
and out of character with the more straightforward roof design typical in
the Village.
Materials
Wood-shakes, wood shingles, and built-up
exclusively used as roof materials in the
below.) For visual consistency, any other
appearance of the above.
tow and gravel are almost
Village. (See Construction
materials should have the
19
Staff Response:
The applicant is primarily proposing .gabled roof forms, with the exception
of several secondary shed roof forms and one tower element above the
entryway to the site. Overhangs occur at every roof edge, with an
average overhang of three and a half feet (3 '/2 `). The pitches of the
proposed roof range from 2:12 in one area to 12:12 at the tower element,
with the majority of forms portraying a 4:12 - 6:12 pitch. The applicant is
proposing to locate most of the mechanical equipment within the lower
parking structure level. However, all additional mechanical equipment
designated for rooftop use will be placed along the single flat portion of
the roof and screened by a parapet wall. The screening and design will be
discussed further by the Design Review Board.
Staff believes that the proposed plans adequately comply with the .Roof
guidelines specified within the Design Considerations.
FACADES
Materials
Stucco, brick, wood (and glass) are the primary building materials found
in the Village. While not wishing to restrict design freedom over-much,
existing conditions show that within this small range of materials-much
variation and individuality are possible while preserving a basic harmony.
Too many diverse materials weaken the continuity and repetition, which
unifies the streetscape.
Of the above materials, stucco is the most consistently used material.
Most of the buildings in the Village exhibit some stucco, and there are
virtually no areas where stucco is .entirely absent. It is intended to
preserve the dominance of stucco-by its-use in portions, at least, of all
new facades, and by assuring that other materials are not used to the
exclusion of stucco in any sub-area within the Village.
Color
The intent of these regulations regarding color shall be to provide greater
latitude in the use of color in Vail Village in order to create visual interest
and to enliven the area. Colors used should retain a discernible
consistency within a general range of colors relating well to the colors
found in the surrounding mountain backdrop of Vail, but need not be
specifically found in that environment.
All colors used shall relate to the colors of the natural materials found on
the buildings like wood tones, slate roof colors, stone colors and the Like.
Additionally all building colors shall work with the colors of the buildings in
proximity as well as with all natural landscape materials found nearby.
While there is no restriction per se on specific hues, primary colors of high
chroma shall not be used on building surfaces but can be used in a
limited fashion for accents. Body colors, both siding and stucco, shall be
rich and lively but must be less chromatic shades, which relate to natural
20
colors and can be either light or dark. All stucco shall have a flat finish.
Generally, to avoid both "busyness'; and weak visual interest, the variety
of major wall colors (and materials -excluding glass) should not exceed
four nor be less than two,
A color/material change between the ground floor and the upper floors is
a common and effective reinforcement of the pedestrian scale of the
street.
High chroma colors can be used for signage, accents, doors, canopies,
wall graphics and other streetscape (see E. Accent Elements).similar
elements as long as they do not dominate either the building they are
used on, the adjacent buildings, or the
The color schemes for all properties shall be considered on a case-by-
case basis.
Transparency
Pedestrian scale is created in many ways, but a major factor is the
openness, attractiveness, and generally public character of the ground
floor facade of adjacent buildings. Transparent store fronts are people
attractors" opaque or solid walls are more private, imply "do not
approach ".
On pedestrian-oriented streets such as in the Village, ground floor
commercial facades are proportionately more transparent than upper
floors. Upper floors are typically more residential, private and thus less
open.
As a measure of transparency, the most characteristic and successful
ground floor facades range from 55% to 70% of the total lengfh of the
commercial facade. Upper floors are often the converse 30%-45%
transparent.
Staff Response:
The proposed building is composed of a variety of wood, stucco, and
stone, all of which are specified as preferable for use within Village areas.
Natural colors will be used, though the specifics of number and location of
colors will be discussed between the Design Review Board and the
applicant in subsequent meetings. A material change is specified
between floors and the amount of transparency at the lower floor is
greater than that of above floors, in spite of the lack of any commercial
space.
Staff believes that the applicant is fully compliant with the "Facades"
section of the Urban Design Considerations.
WINDOWS
In addition to the general degree of transparency, window details are an
important source of pedestrian scale-giving elements.
21
The size and shape of windows are often a response fo the function of
the street adjacent. For close-up, casual pedestrian viewing windows are
typically sized to human-sized dimensions and characteristics of human
vision. (Large glass-wall storefronts suggest uninterrupted viewing, as
from a moving car. The sense of intimate pedestrian scale is diminished.)
Ground floor display windows are typically raised slightly (sic) and do not
extend much over 8 feet above the walkway level. Ground floors which
are noticeably above or below grade are exceptions.
The articulation of the window itself is still another element in giving
pedestrian scale (human-related dimensions). Glass areas are usually
subdivided to express individual window elements -and are further
subdivided by mullions into small panes -which is responsible for much of
the old-world charm of the Village.
Similarly, windows are most often clustered in banks, juxtaposed with
plain wall surfaces to give a pleasing rhythm. Horizontal repetition of
single window elements, especially over long distances, should be
avoided.
Large single pane windows occur in the Village, and provide some
contrast, as long as they are generally consistent in form with other
windows. Long continuous glass is out of character.
Bay, bow and box windows are common window details, which further
variety and massing to facades -and are encouraged.
Reflective glass, plastic panes, and aluminum or other metal frames are
not consistent in the Village and should be avoided. Metal-clad or plastic
clad wood frames, having the appearance of painted wood have been
used successfully and are acceptable.
Staff Response:
The architecture of the building includes provision of subdivided glass,
which the Considerations point out as integral for Village applications.
There is some horizontal replication of glass at the lowest level, an item
which Staff will address before the Design Review Board at the
appropriate time. Overall, Staff believes that the architecture meets the
intent of the "Windows" specifications of the Urban Design
Considerations.
DOORS
Like windows, doors are important to character and scale-giving
architectural elements. They should also be somewhat transparent (on
retail commercial facades) and consistent in detailing with windows and
other facade elements.
Doors with glass contribute to overall facade transparency. Due to the
visibility of people and merchandise inside, windowed doors are
somewhat more effective in drawing people inside to retail commercial
22
facades. Although great variations exist, 25-30% 1 transparency is felt to
be a minimum transparency objective. Private residences, lodges,
restaurants, and other non-retail establishments have different visibility
and character needs, and doors should be designed accordingly.
Sidelight windows are also a means of introducing door transparency as a
complement or substitute for door' windows.
Articulated doors have the decorative quality desired for Vail. Flush
doors, light aluminum frames, plastic applique elements all. are
considered inappropriate.
NOTE: Security is an important design consideration in Vail. Deadbolt
locks .are encouraged. Locks, door handles and glass should all be
designed to discourage break-ins.
Security-design discussions with the Town police staff are encouraged.
As an expression of entry, and sheltered welcome, protected entryways
are encouraged. Doorways maybe recessed, extended, or covered.
Staff Response:
The applicant is proposing to construct doors with glass and a porte
cochere (i.e. "protected overhang") at the entrance to the building, thus
satisfying the "Doors" specifications of the Urban Design Considerations.
TRIM
Prominent wood trim is also a unifying feature in the Village. Particularly
at ground floor levels, doors and windows have strop, contrasting
(see Color-Facades) framing elements, which tie the various elements
together in one composition. Windows and doors are treated as strong
visual features. Glass-wall detailing for either is typically avoided.
Staff Response:
The applicant is proposing to add wood trim to the fenestration at all
levels of the building. Staff believes that the applicant thus satisfies the
"Trim" specifications of the Urban Design Considerations
DECKS AND PATIOS
Dining decks and patios, when properly designed and sited, bring people
to the streets, opportunities to look and be looked at, and generally
contribute to the liveliness of a busy street, making a richer pedestrian
experience than if those streets were empty.
A review of successful decks/patios in Vail reveals several common
characteristics:
- direct sunlight from 11:00 - 3:00 increases use by many days/year and
protects from wind
- elevated feet fo give views into the pedestrian walk (and not the reverse)
23
-physical separation from pedestrian walk of to (planter better than a
wall) overhang gives pedestrian scale/ shelter.
Decks and patios should be sited and designed with due consideration to:
- sun -views
- wind -pedestrian activity
Staff Response:
According to the submitted elevation drawings, the applicant is proposing
to add approximately eighteen (18) decks and two (2) patios to the north
side of the building alone. Similar numbers of decks, balconies, and
patios are located upon other elevations of the building. Staff believes
that the decks proposed upon the building will offer views upon the
pedestrian walk at Willow Road at the north elevation, direct sunlight
during many days of the year at the south elevation, and physical
separation from adjoining residential uses at the east and west
elevations. Staff believes that through these provisions, the applicant
thus satisfies the "Decks and Patios" specifications of the Urban Design
Considerations.
BALCONIES
Balconies occur on almost all buildings in the Village which have at least
a second level facade wall. As strong repetitive features they:
- give scale to buildings
- give life to the street (when used)
- add variety to building forms
- provide shelter to pathways below.
The prominence of balcony forms. is due to several fairly common
characteristics:
Color
They contrast in color (dark) with the building, typically matching the trim
colors (see Facade-Color).
Size
They extend far enough from the building to cast .a prominent shadow
pattern. Balconies in Vail are functional as well as decorative. As such,
they should be of useable size and located to encourage use. Balconies
less than six feet deep are seldom used, nor are those always in shade,
not oriented to views or street life.
Mass
They are commonly massive yet semi-transparent, distinctive from the
building, yet allowing the building to be somewhat visible behind. Solid
balconies are found occasionally, and fend to be too dominant obscuring
the building architecture. Light balconies lack the visual impact which ties
the Village together.
24
Materials
Wood balconies are by far fhe most common. Vertical structural
members are the most dominant visually, often decoratively sculpted.
Decorative wrought iron balconies are also consistent visually where the
vertical members are clo_ se enough to create semi-transparency. Pipe
rails, and plastic, canvas or glass panels should be avoided.
Construction
Cantilevered beams, beams extended to support the balcony, are most
often visibly exposed on the underside of balconies. As such they are an
expression of structure and tie the balconies to the building visually.
Staff Response:
According to the submitted elevation and plan drawings, the proposed
balconies range from three feet (3') to eleven feet (11') in depth, likely of a
significant enough depth to cast a shadow. The proposed decks will be
constructed of wood, and most will include vertical structural members.
Specific aspects of color will be discussed by the Design Review Board.
Staff believes that the applicant has satisfied the "Balconies"
specifications of the Urban Design Considerations.
ACCENT ELEMENTS
The life and festive quality of the .Village is given by judicious use of
accent elements which give color, movement and contrast to the Village.
Colorful accent elements consistent with existing character are
encouraged, such as:
Awnings and canopies -canvas, bright color or stripes of two colors.
Flags, banners -hanging from buildings, poles, and even across streets
for special occasions.
Umbrellas -over tables on outdoor patios.
Annual color flowers - in beds or in planters.
Accent lighting -buildings, plazas, windows, trees (even Christmas lights
all winter).
Painted wall graphics -coats of arms, symbols, accent compositions, etc.
Fountains -sculptural, with both winter and summer character.
Staff Response:
Specific aspects of accent elements will be discussed by the Design
Review Board. Staff believes that "Accent Elements" specified within the
Urban Design Considerations will be well addressed at that time.
LANDSCAPE ELEMENTS
Landscape considerations
appropriate plant materials.
- plant materials
- paving
- retaining walls
include, but go beyond, the placement of
Landscape considerations include:
25
- street furniture (benches, kiosks, trash, etc.)
-lighting
- signage
Plant Materials
Opportunities for planting are not extensive in the Village, which places a
premium on the plant selection and design of the sites that do exist.
Framework planting of trees and shrubs should include both deciduous
and evergreen species for year round continuity and interest.
Native plants are somewhat limited in variety, but are clearly best able to
withstand the harsh winter climate, and to tie the Village visually with its
mountain setting.
Some typical local plant materials include:
Trees Shrubs
Narrow-leaf Willow
cottonwood Dogwood
Balsam poplar Serviceberry
Aspen Alpine currant
Lodgepole pine Chokecherry
Colorado spruce Mugho pine
Subalpine fir PotentiUa
Buffaloberry
Paving
The freeze/thaw cycle at this altitude virtually eliminates common site-
cast concrete as a paving surface (concrete spall). High-strength
concrete may work in selected conditions. Asphalt brick (on concrete or
on sand), and concrete block appear to be best suited to the area.
In general, paving treatments should be coordinated with that of the
public R.O. W.~ adjacent. The Town uses the following materials for all
new construction:
- asphalt -general use pedestrian streets
- brick on concrete -feature areas (plazas, intersections, fountains, etc.)
Retaining Walls
Retaining walls to raise planting area often protects the landscape from
pedestrians and snowplows, and should provide seating opportunities.
Two types of material are already well established in the Village and
should be utilized for continuity.
- split-face moss rock veneer -Village Core pedestrian streets (typical)
- rounded cobble hidden mortar - in open space areas if above type not
already established nearby. (example: Town of Vail entry wall)
26
Wood retaining walls are strongly discouraged due to deterioration
caused by the harsh climate. They may be effectively used with
appropriate detailing to resist rot and express crafted joint conditions.
Li htin
Light standards should be coordinated with those used by the Town in the
public R.O. W.
Si na e
Refer to Town of Vail Signage Ordinance.
Colorful annuals are used fn key locations throughout the Village to
accent pedestrian areas, highlight building entries, and as plaza focii.
These color accents can be provided in:
- retained planting beds
- flower boxes
- hanging pots, baskets
- ground beds
Staff Response:
Currently, the applicant has submitted a general landscape plan signifying
landscaping between structures at the east and west sides of the property
and landscaping along the entire southern property line. Specific
landscaping materials have yet to be specified.. However, Staff is
confident that "Landscape Elements" will be well addressed to the
satisfaction of the Design Review Board at the appropriate time.
E. Natural and/or Geologic Hazards: Identification and mitigation of natural
and/or geologic hazards that affect the property on which the special
development district is proposed.
According to the Official Town of Vail Geologic Hazard Maps, The Willows development
site is not located in any geologically sensitive areas. Therefore, Staff believes that the
application complies with this criterion.
F. 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.
The proposed site plan shows the building encroaching into each of the required
setbacks .upon the property. However, the site design reflects areas of less
encroachment into the sensitive areas between buildings. Additionally, less
encroachment now occurs at the above grade portions of the north side of the building
than has occurred previously. The areas of greatest encroachment occur at the south
side of the property, adjacent to Vail Road. Staff believes that the site plan signifies a
functional development that is responsive to natural features and the overall aesthetic
quality of the community.
27
The building design is quite similar to that of recently renovated or rebuilt structures in
the vicinity. The applicant has stated that each of the notable existing trees upon the
site will be able to be maintained throughout construction, though submittal of an
arborist's report stating the same is pending, per the Design Review Board's request.
The south side of the property is the only area in which some grade change naturally
occurs upon the property. However, due to the similar locations of the existing parking
structure and the proposed new building, extensive site changes and reconfiguration will
be unnecessary. Therefore, Staff has found that the design is responsive and sensitive
to natural features, vegetation and the aesthetic quality of the neighborhood.
The proposed location of the building upon the site is the result of consideration for both
the interest of the existing and future Willows owners as well as the interests of
surrounding neighbors to the east and west. The open space areas proposed upon the
redeveloped property pay respect to the adjacent property owners and the future owners
of the proposed units, particularly the areas of lower height at the west side of the
building, and the courtyard area at the east side of the building.
Staff believes that the applicant has proposed a responsive and sensitive design upon
the subject site.
G. Traffic: A circulation system designed for both vehicles and pedestrians
addressing on and off-site traffic circulation.
The Town of Vail Public Works Department has reviewed the proposed plans for
circulation to ensure that the site design and vehicular and pedestrian interaction are
satisfactory. Following the review of the plans, the Public Works Department forwarded
their written final comments in a memorandum dated October 20, 2006 (Attachment F).
Subsequently, an additional .site plan and a revised driveway proposal have been
submitted by the applicant, both of which address the comments within that
memorandum. Staff has requested that as a condition of approval of this SDD request
all remaining items be addressed to the satisfaction of the Public Works Department
prior to building permit submittal. Staff is confident that outstanding items will not be of
primary importance to the PEC.
A traffic report has been submitted by the applicant which addresses weekday peak trip
generation rates (Attachment J). An overall decrease in the number of AM and PM peak
hour trips will occur with the construction of eighteen (18) dwelling units, ten fewer
dwelling units than exist today. The interaction between pedestrians and vehicles along
Willow Road is expected to improve due to the applicant's proposal for streetscape
improvements, including an eight foot paver pedestrian sidewalk, and a twelve foot
newly-paved right-of-way lane. Currently, no curb and gutter or sidewalk exists along
Willow Road. Additionally, the proposed Porte cochere will lessen the amount of
temporary parking which occurs along Willow Road currently.
Staff believes that the applicant has designed a circulation system that will result in
improved functionality for both vehicles and pedestrians and which addresses well the
issues of on and off site traffic circulation.
28
H. Landscaping: Functional and aesthetic landscaping and open space in order
to optimize and preserve natural features, recreation, views and functions.
The proposed building is shaped as a "U", providing a large open plaza area at the east
side of the property which includes heavy landscaping, the recreational amenity of a pool
for owners and guests, and views to and from the mountain. Additional landscaping is
being proposed along the northern (front), western, and southern property lines to allow
for screening to and from the proposed Willows building. Staff believes that additional
meetings with the Design Review Board will allow for even more improvement to the
landscaping proposal
However, Staff finds that the landscaping proposal, as submitted today, has achieved
optimization and preservation of natural features, such as the grade to the rear of the
property; recreation, in the provision of an onsite pool and spa; views, both for
homeowners towards the mountain and towards the park; and functions for owners and
guests of the Condominiums.
I. Workable Plan: Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of the special
development district.
The applicant is proposing to construct the project in one phase. No subdivision of the
property will be necessary to facilitate the development of the project. Staff believes that
the proposal complies with this criterion.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission forwards a recommendation of approval, with conditions
to the Vail Town Council of the development application to establish Special
Development District No. 40, The Willows, located at 74 Willow Road/Lot 8, Block 6, Vail
Village 15t Filing. Staff's recommendation is based upon a review of the criteria and
findings as outlined in this memorandum and from- the evidence and testimony
presented.
Should the Planning and Environmental Commission choose to forward a
recommendation of approval, with conditions, of the applicant's request, staff
recommends that the following findings be made as part of the motion:
Special Development District No.40, The Willows
"That the proposal fo establish Special Development District No. 40, The Willows,
complies with the nine design criteria outlined in Section 12-9A-8 of the Vail
Town Code. Furthermore, the applicant has demonstrated to the satisfaction of
the Commission, based upon the testimony and evidence presented during the
public hearing, that any adverse effects of the requested deviations from the
development standards of the underlying zoning are outweighed by the public
benefits provided. Lastly, the Commission finds that the request is consistent
with the development goals and objectives of the Town.
29
With regard to proposed building setbacks, that:
a. Proposed building setbacks provide necessary separation between buildings
and riparian areas, geologically sensitive areas and other environmentally
sensitive areas.
b. Proposed building setbacks comply with applicable elements of the Vail
Village Urban Design Guide Plan and Design Considerations.
c. Proposed building setbacks will provide adequate availability of light, air and
open space.
d. Proposed building setbacks will provide a compatible relationship with
buildings and uses on adjacent properties.
e. Proposed building setbacks will result in creative design solutions or other
public benefits that could not otherwise be achieved by conformance with
prescribed setback standards.
With regard to proposed Gross Residential Floor Area, that:
a. The proposed gross residential floor area of 200% of the allowable, and the
additional six dwelling units over the allowable, or 150% of the allowable
number of units in the High Density Multiple Family zone district, are in
conformance with applicable elements of the Vai! Comprehensive .Plan.
With regard to proposed site coverage, that:
a. Though the proposed site coverage of 67% of the site exceeds that which is
allowed within the High Density Multiple Family zone district, the proposed
above grade, or perceived, site coverage of 50% of the site area is in
conformance wifh the 55% site coverage allowance within the High Density
Multiple Family zone district and is in conformance with the applicable
elements of the Vail Comprehensive Plan.
That the development is in compliance with the purposes of the High Density Multiple
Family zone district, that the proposal is consistent with applicable elements of the
Vail Village Master Plan, the Vail Land Use Plan, the Vail Streetscape Master Plan,
and the Vail Village Urban Design Guide Plan and that the proposal does not
otherwise have a significant negative effect on the character of the neighborhood,
and that the proposal substantially complies with other applicable elements of the
Vail Comprehensive Plan. "
Should the Planning and Environmental Commission choose to recommend approval
the applicant's requests, staff recommends the following conditions:
The Developer shall address the following conditions of approval prior to appearing
before the Vail Town Council for second reading of an adopting ordinance for the
establishment of Special Development District No. 40, The Willows:
The Developer shall prepare a written agreement, for Town Council review and
approval, outlining the responsibilities and requirements of the stated public
30
benefits, as indicated within this memorandum. This agreement shall include,
but not be limited to, the provision of one Employee Housing Unit onsite; the
provision of five employee beds offsite, provided through contribution to a pay-in-
lieu system or purchased through the "buy down program"; all streetscape
improvements along Willow Road, including an eight foot (8') paver sidewalk for
pedestrians and a twelve foot (12') wide right-of-way lane; and details for a
specific provision of public art, which amount and location shall be determined by
the applicant and reviewed with the Art in Public Places Board.
The Developer shall address the following conditions of approval prior to submitting a
building permit application (a grading permit/excavation permit shall constitute a building
permit);
The Developer shall comply with all outstanding final comments of the Town of
Vail Public Works Department outlined in the attached memorandum dated
October 20, 2006.
2. The Developer shall ensure that the proposed redevelopment plans comply with
all requirements of the Town of Vail Fire Department.
The Developer shall address the following conditions of approval prior to requesting a
temporary certificate of occupancy or a final certificate of occupancy;
The Developer shall commence initial construction of the Willows improvements
within three years from the time of its final approval at second reading of the
ordinance establishing Special Development District No. 40, and continue
diligently toward the completion of the project. If the developer does not begin
and diligently work toward the completion of the special development district or
any stage of the special development district within the time limits imposed, the
approval of said special development district shall be vo'sd. The Planning and
Environmental Commission and Town Council shall review the special
development district upon submittal of an application to reestablish the special
development district following the procedures outlined in Section 12-9A-4, Vail
Town Code.
2. The Developer shall provide one deed-restricted housing unit onsite that
complies with the Town of Vail Employee Housing requirements (Chapter 12-13)
and secure five (5) additional beds within the Town of Vail, as stated in the
written agreement to be drafted for the passage of Special Development District
No. 40.
X. ATTACHMENTS
A. Vicinity Map
B. Applicant's Request and Application Forms
C. Reduced plans of the proposal dated November 6, 2006
D. Adjacent properties development summary
E. Different Design Outlines diagram
F. Public Works memo dated October 20, 2006.
G. Driveway option plan dated November 6, 2006.
H. Proposed streetscape drawings dated November 8, 2006.
31
I. Sun/Shade Analysis dated November 7, 2006.
J. Traffic report and site distance diagram from Alpine Engineering dated October
12, 2006.
K. Gross Square Footage of Units by Floor, dated October 13, 2006.
L. Public Notice
M. Adjacent owners mailing list
N. Letters from Public
32
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Attachment B
THE WILLOWS
ANEW TOWN OF VAIL SPECIAL DEVELOPMENT DISTRICT
October 17, 2006
THE WILLOWS
A NEW TOWN OF VAIL SPECIAL DEVELOPMENT DISTRICT
Applicant
Triumph Development, LLC
in partnership with The Willows Condominium Association Inc.
Architect
Resort Design Associates International
Civil Engineer
Alpine Engineering, Inc.
band Planning
Pylman & Associates, Inc.
TABLE OF CONTENTS
1.0 Introduction 1.
1.1 Summary of Request l .
1.2 Purpose of Report 2.
2.0 Existing Conditions 3.
2.1 The Willows History 3.
3.0 -Proposed Plan ~ 5•
3.1 Project Description 5•
3.2 Architectural Design 7.
3.3 Utilities 7-
3.4 Detailed Zoning Analysis 8.
3.5 Employee Housing 12.
3.6 Rental Opportunities 14.
3.7 Public Benefits 15
4.0 Special Development District Review Criteria 17.
5.0 Conditional Use Permit Review Criteria 21.
6.0 Town of Vail Comprehensive.Plan
and Master Design 23.
7.0 Key Features 27.
Attachments: Town of Vail application form
Letter of authorization
Architectural plans and topographic site survey
1.0 INTRODUCTION
1.1 Summary of Request
The Willows Condominiums is truly one of Vail's early residential buildings.
Originally developed by Bob Lazier over the span of two years, from 1970 to
1971, the four story brick and stucco clad building has been well maintained but
has changed very little over the past 36 years. There is very little ownership
turnover in the Willows and most of the owners have been involved in the
building, and in the community, for many years.
Due to several factors, including,the age of the building, the original construction
methods and updated life safety code requirements, the owners are facing a
significant capital investment requirement. The Willows Condominium
Association has spent considerable time investigating various options and "
opportunities. This application represents a request for the establishment of a new
Special Development District in the Town of Vail to allow the owners and a
development partner, Triumph Development, LLC, to pursue an opportunity to
redevelop the Willows building in a manner that addresses the goals of the owners
and also addresses many of the goals of the Town of Vail that are articulated in
various master planning documents. The existing Willows Condominiums
building, like most of the buildings ~in the Willow Circle neighborhood, is non-
conforming to almost every development standard of the High Density Multiple
Family Zone District (1-IDMF). The applicants believe that this application
represents the type of '°flexibility and creativity in the development of land in
order to promote its most appropriate use" that the Special Development Zone
District was designed to encourage.
The owners at The Willows understand that change for the Willows building is
necessary yet they also have a deep affinity for their neighborhood and feel very
strongly about protecting the existing character of Willow Circle. The owners
have worked very carefully with Triumph Development to create a thoughtful
solution that will not impact the character of the neighborhood in a negative
manner. The redevelopment proposal will not increase the building height and
will maintain conformance with the height allowance of the HDMF Zone District.
In fact, the new building height will be lower than the existing building in some
areas. The proposal results in a net decrease in the number of units on site,
increases the amount of landscape area, creates a greater setback from Willow
Road and maintains a similar number of actively rented beds. The redeveloped
active beds will be a tremendous improvement from the existing
accommodations.
1.2 Purpose of Report
The purpose of this report is to provide information relative to an application for a
Town of Vail Special Development District (SDD) zoning designation and for a
Town of Vail Conditional Use Permit (CUP). Submittal requirements for the
formal establishment of an SDD and for the review of a Conditional Use Permit
are set forth in the Town of Vail development regulations. This application
complies with all of the submittal requirements as outlined in the Town of Vail
SDD Application Form and CUP Application Form packets.
2
2.0 EXISTING CONDITIONS
2.1 The Willows History
The Willows Condominiums are located at 74 Willow Road on Lot 8 Block 6,
Vail Village 1~ Filing. The lot size is 0.4854 of an acre (21,144 square feet). The
site is bounded on the west by 44 Willow Place, on the east by the Riva Ridge
South Condominiums, on the north by Willow Road and on the south by Vail
Road. The Bishop Park Special Development District is located just across
Willow Road.
The four story building consists of twenty-seven identica1596 square foot Qne-
bedroom units and one studio unit of 446 square feet. The upper three floors each
have eight of the one-bedroom units located off of a central comdor with an exit
stair located at each end of the building. The ground level consists of three of the
identical 596 square foot one-bedroom units, aone-bedroom managers apartment,
a management office, a small hot tub and sauna room and a front desk'and
common lobby area. An elevator in the lobby adjacent to the west stair tower also
provides access to the upper floors.
The building construction technique utilized apre-stress concrete "T" beam
system for the building floors/ceilings. This type of concrete structural system
limits the ability to make any kind of significant remodel or upgrade to the
existing building. The existing floor to ceiling clear height to the bottom of the
concrete "T's " is seven foot six inches. The building does not have a fire
suppression sprinkler system. The concrete structural system will make the
installation of a fire sprinkler system very difficult and will be both expensive and
unsightly. The seven foot six inch clearance height would most likely be further
compromised. The exterior brick and stucco skin of the building has been well
maintained but it no longer meets the level of quality. of building materials of the
immediate neighborhood.
The rear yard of the lot is occupied by a two-story open air concrete parking
structure that has approximately forty-two spaces. This thirty-six year old parking
deck has significant structural issues and is a candidate for complete removal and
reconstruction in the near future.
The existing building isnon-conforming to almost every development standard of
the High Density Multiple Family Zone District (HDMF). The HDMF Zone
District allows a density of twenty-five units per acre. This equates to an
allowable density of twelve units on the 0.4854-acre site. The existing building
consists of twenty-eight units. The building or the parking structure encroach
well into every required setback, the site coverage exceeds the 55% maximum,
the minimum landscape requirement of 30% of the site area is not even close to
3
conformance and the building exceeds the allowable GRFA limitation. The only
HDMF development standard that is met by the current building is the 48'
building height.
The Willows Condominiums has always been governed by a very interesting and
unique set of condominium association documents and covenants.
The twenty-eight units are each owned in fee simple. There are currently twenty-
six owners, with two owners each holding title to two units. The condominium
declarations restrict the owner of each unit to thirty days of summer use and thirty
days of winter use. All of the other time the units are placed in an actively
managed rental pool. Each unit owner is a partner in the Willows Management
Company, which provides the management, marketing and rental operations.
Each of the twenty-seven one-bedroom units is identical in floor plan and in
decor. Since the completion of the building in 1971 all of the units have been
maintained and furnished in an identical manner. Owners have not, and are not
allowed to, make any individual upgrades or to conduct remodels of their own
unit. In fact, while using the property, owners often stay in the most desirable unit.
available and not necessarily in the unit to which they actually hold title. Since all
of the units are finished and furnished in an identical manner the upper floor
mountainside units tend to be favored.
This type of condominium declaration is fairly unique and appears to be a
predecessor to the fractional fee concept.
4
3.0 PROPOSED PLAN
31 Project Description
The Willows Condominium Association and Triumph Development have spent
the better part of the past year carefully studying remodel and redevelopment
opportunities that would address the needs of the building, and the various goals
and objectives of the homeowners, Triumph Development, the neighbors and the
Town of Vail.
The relatively near term building needs include:
• a complete demolition and reconstruction of the~parking decks.
• installation of a fire sprinkler system to meet current building codes and
Town of Vail Fire Department requirements.
• a significant upgrade or complete replacement of the electrical, heating
and ventilation system.
• a complete renovation of the interior of all twenty-eight units and all
common spaces.
• an upgradelreplacement of the original brick and stucco exterior building
facades.
The overwhelming majority of existing owners wish to retain some ownership
and use of the building. However, the scope of improvements required, the
capital investment required and the difficulties of working with the existing
concrete structural "T" system to upgrade units and common areas create an
overwhelming task for a homeowners association to address. This coupled with
the realization that after all that capital investment and construction effort, the
owners would still each have a 596 square foot unit with a seven foot six inch
ceiling height has led to a conclusion that the best course of action for the owners
is to redevelop the site to a standard appropriate to the neighborhood and the
community. The fact that no individual owner has invested significant~sums of
money in specific remodel projects or is emotionally vested in a particular unit
location lends itself well to this type of group consensus. There are probably very
few if any other condominium buildings in V ail that have a similar set of
circumstances.
The Triumph Development, LLC and Willows Condominium Association
partnership proposes to completely remove and replace the existing twenty-eight
5
unit building with a new building that will include nine two-bedroom fractional
fee units and nine whole ownership units.
The nine fractional units will be divided as 1/4 shares, resulting in thirty-six
available shares. Each of the existing Willows twenty seven 596 square foot,
thirty-six year old one-bedroom units and the 446 square foot studio unit will be
exchanged for one 1/4 share fractional fee ownership of a brand new beautifully
finished two-bedroom unit of approximately 1200 square feet in size. The
existing Willows Condominium Association will receive title to the remaining
two units (eight 1/4 shares). Although these shares may eventually be sold to
individual buyers the initial concept is that the Willows Condominium
Association will hold these shares for several years and place them in the active
rental pool. All nine of the fractional units will be subject to a similar use
restriction as the existing Willows units. The owner of each 1/4 share will be
allowed four weeks of summer use and four weeks of winter use. The remaining
four weeks of each 1/4 share will be placed in the rental pool. The Willows
Association will continue to operate an active rental and management program.
The nine whole ownership units will be marketed for sale. Five of the whole
ownership units have been designed to include a bedroom with lock-off
capability. Each of the five lock-offs may be accessed and rented separately from
the primary unit.
The redeveloped Willows building also includes an on-site Employee Housing
Unit. This unit, located in a very desirable ground floor corner of the building, is
designed as a 670 square foot one-bedroom unit. This EHU will be subject to the
standard Town of Vail EHU deed restriction and will be made available for sale.
The new building will also include a full front desk operation, a common lobby
area and a separate library room. The design includes an extensively landscaped
courtyard with a swimming pool and spa facility. This pool garden will be a
tremendous amenity to the site and will be a focal point for both guests and
owners.
The new Willows will consist of three and four story building forms and will not
exceed the building height allowance of the existing HDMF Zone District. The
building will actually be lower than the existing building in some areas. The
redesign will also pull the building back further from the street, increasing the
front setback area. Existing landscape wall improvements will be removed from
the street right-of-way. The area available for landscaping treatment is
significantly increased and all required parking will be located in a completely
enclosed parking garage directly below the building.
6
3.2 Architectural Design
Resort Designs Associates International is the project architect for the
redeveloped Willows building. Gordon Pierce, Principal of RDAI, is the lead
design architect for the project. Gordon has designed many of the most notable
buildings in Vail Village and is well versed in the design style that forms the
fabric of the Vail Village urban design pattern. Gordon also designed two of the
adjacent buildings to the Willows, 44 Willow Place and the Bishop Park Special
Development District.
The architectural design of the proposed building will be a dramatic upgrade from
the original Willows building in style, form and materials. The intent of the
design is to establish a high level of quality and character that is sensitive to the
neighborhood and pays tribute to the alpine design style of Vail Village.
The three and four story building heights create a simple but varied form that is
very compatible with adjacent buildings. The building is designed with a strong
stone base, stuccoand wood materials on the main massing forms and a steep
well articulated roofline with gable dormers and hip roof forms at the building
ends. The building forms provide articulation across the facade and the well-
developed window patterns and the wood railings of the numerous balconies
provide for interesting and welcoming elevations.
The stone, shicco and wood siding materials, the generous roof overhangs, the
wood balcony railings and the small pane, true divided light window elements are
all consistent with the Vail Village Urban Design Plan and with the established
character of Vail Village.
A covered porte-cochere creates a focal point for the front door and provides a
weather protected entrance. This creates a significantly improved check-in and
loading function and will reduce congestion caused by cars temporarily parking
on Willow Road during the check-in procedure.
3.3 Utilities
Water and sanitary sewer mains are located within Willow Road and should be
adequate to serve the redeveloped building. Alpine Engineering, Inc. is the
project engineer and will work closely with town staff and the utility service
providers to ensure appropriate utility connections are designed and implemented.
Natural gas, cable television and telephone services are all available at the site.
7
3.4 Detailed Zoning Analysis
A. Proposed Uses
The HDMF Zone District allows for multiple family residential units and lodges
including accessory eating, drinking, recreational or retail uses not occupying
more than 10% of the total GRFA. The HDMF district also allows a fairly
lengthy list of Conditional Uses, including fractional fee units.
The historic use of the Willows property has been residential with a unique form
of covenant controlled usage.
The Willows redevelopment proposal maintains the residential use of the
property. There will`be no commercial component to the Willows redevelopment
proposal. The redesigned building includes a total of nineteen dwelling units.
Nine of these units will be designed as two-bedroom units of approximately 1200
square feet in size. These nine units will be deeded as 1/4share fractional fee
units and will be operated in a very similar manner to the existing Willows
Condominiums. Each of the current Willows property owners will assume
ownership of one 1/4 share of a unit. Each owner will be allowed four weeks of
summer season and four weeks of winter season use. Any unscheduled owner
time and the remaining four weeks of time allocated to each 1/4 share will be
required to be placed in the Willows rental program.
Fractional fee use is listed as a Conditional Use in the underlying HDMF zone
district. This application has been written to include a request for Conditional
Use permit to allow the fractional fee use. A specific response to the Conditional
Use review criteria is included in a later section of this report. The current Town
of Vail definition of a Fractional Fee Club defines a fractional fee unit as "a
condominium unit, pursuant to recorded documentation as approved by the town
of Vail, has no fewer than six (6) and no more than (12) owners per unit..." The
planned program for the Willows will result in four owners per unit so the
Conditional Use Permit may not actually be a strict legal requirement of this
request.
There will also be nine whole ownership condominiums and one deed restricted
Employee Housing Unit.. The whole ownership use is allowed as a use by right in
the HDMF Zone District. A Conditional Use Permit has been submitted for
review of the Type III EHU request.
All other aspects of the project, such as the parking garage, the front desk
operation and the pool garden courtyard are allowed as accessory uses to the
HDMF Zone District.
8
B. Density
The Town of Vail Land Use Code defines density as the number of dwelling units
allowed per lot or per acre. The HDMF Zone District allows for twenty-five units
per acre. The lot size of 0.4$54 equates to a permitted density of twelve dwelling
units. Like most of the Willow Road/Willow Circle properties, the original
development of the Willows Condominium greatly exceeds this permitted density.
The existing building includes a total of twenty-eight dwelling units.
The proposed redevelopment of the Willows will reduce the overall density to
eighteen units plus one deed restricted Employee Housing Unit.
C. Residential Floor Area
The HDMF Zone District permits a total of 76% of the site area as Gross
Residential Floor Area (GRFA). The permitted GRFA equates to 16,069 square
feet. The existing Willows building exceeds the allowable GRFA and measures
at 18,607 square feet of GRFA. The re-development proposes a total of 32,240
square feet of GRFA.
The Vail Village Master Plan includes the following description of the Willow
(-
Circle sub-area:
"In most cases the levels of development throughout this
sub-area greatly exceed what is allowed under existing
zoning (High Density Multiple family). Gross residential
floor area ratios (GIZFAR) range from .6 to 1.3 with an
average of 1.01. With the exception of one parcel, all of
the properties within this sub-area are, developed at, or
over, their permitted levels of development."
At the time of the adoption of the Vail Village Master Plan 44 Willow Place had
not yet been redeveloped. The original building on the 44 Willow Place lot
represented the low end of the GRFA range stated in the above description of the
neighborhood. 44 Willow Place has now been redeveloped to the full extent of
the allowable GRFA so the neighborhood range and average has increased. The
redeveloped Willows GRFA is not inconsistent with other buildings in the
neighborhood.
D. Building Height
The 1-1DMF Zone District Allows for a 48' building height for a sloped roof
building. The existing Willows building is approximately 48' in height and is one
of the few aspects of conformance with the existing zoning.
9
The redevelopment proposal consists of three and four story building elements
and will maint<~tin conformance with the 48' height allowance. In fact, the three
story elements of the proposed building are lower than the existing building.
E. Site Coverage
The HDMF Zone District includes a site coverage allowance of 55% of the total
site area. This equates to an allowable site coverage of 11,595 square feet for the
Willows property. The existing building and parking structure have a site
coverage calculation of 12,638 feet, thus exceeding the allowance.
The actual building footprint of the proposed new building at grade, i. e. the
perceptible site coverage of the building, measures 10,820 square feet. This
perceptible site coverage of the actual building footprint equates to SO% of the
site area and would be in conformance with .the 55% site coverage development
standard.
The definition for measuring site coverage, however, includes all portions of a
building, including below grade portions. The parking garage below the new
Willows building extends beyond the building footprint. There are extensive areas
of landscaping and courtyard on top of the parking garage, at grade level, that will
not appear as site coverage and will qualify as landscape area. The design team
believes this meets the intent, if not the definition, of the site coverage
development standard.
The proposed building, due to the extent of the underground parking garage, and
as site coverage is formally defined, has a site coverage measurement of 14,110
square feet.
F. Landscape Area
,,mss
The proposed redevelopment plan includes 8,~4D square feet of landscape and
courtyard area and brings the site into confQrinance with this development
standard. This represents a substantial in~°crease in the amount of landscape area
on the site. The primary means of accomplishing this is by moving the existing at
grade parking to an enclosed garage underneath the building.
The HDMF Zone District requires 30°10 of a site to consist of landscape
improvements such as lawn areas, flower beds, courtyards, patios, walks or water
features. For the Willows site this equates to a requirement of 6,343 square feet
of landscape area. The existing site has been calculated to have only 2,848 square
feet of landscape area, which is well below the development standard of the zone
district.
10
G. Parking
The Willows falls within the area described as the commercial core area on the
official Town of Vail parking maps. The parking requirements~for the
commercial core areas are listed in Schedule A of the Town of Vail Land Use
Regulations.
Schedule A details a requirement of 0.7 parking spaces for fractional fee units and
1.4 parking spaces per dwelling unit.
9 fractional fee units x 0.7 = 6.3
9 dwelling units x 1.4 = 12.6
lEHUxl.4= 1.4
Total parking required = 20.3 parking spaces
The proposed parking garage as designed includes 27 parking spaces.
In addition to the quantitative parking requirements, the HDMF Zone District
requires that 7S% of all parking spaces "shall be located in the main building and
hidden from public view or shall be completely hidden from public view from
adjoining properties within a landscape berm ".
The existing Willows parking deck is clearly not in conformance with this
criterion and. is generally considered to be a highly visible eyesore to the
neighborhood.
The redevelopment proposal will resolve the existing non-conformance of the
visible parking by locating all of the parking spaces in the building and hidden
from public view. With the development of the Front Door project and the
increase of traffic on this portion of Vail Road the removal of this parking deck
becomes a significant benefit.
H. Setbacks
The HDMF Zone District requires a uniform 20' setback on all sides. The
existing buildings encroach into the setback to various degrees. on all sides. The
building encroaches up to seven feet from the property line in the front and some
landscape wall improvements currently extend over the property line and into the
road right of way. Tie building and/or the parking garage encroach up to sixteen
feet from the west lot line, six feet from the rear lot line and four feet from the
east lot line. The driveway and a related retaining wall encroach onto the adjacent
44 Willows Place property.
11
The building setbacks as proposed in the redevelopment plan vary greatly over the
site. The proposed building increases conformance with the front setback as the
building has been pulled back from Willow Road to allow for a loading and drop
off/pick up area. A porte-cochere roof extends out over the pick up/drop off area
to the property line to provide a sheltered entry.
Setbacks on the east, west and rear sides of the building vary considerably. This
design allows for a creative articulation of the architectural forms and building
mass and avoids long continuous walls and flat elevation planes along the
property lines. Along the east property line, where the adjacent building
encroaches to within inches of the property line the building design steps deeply
back into the site, creating a significant space and separation between the
buildings.
In the underground parking garage the walls have been designed close to the
property line in order to design efficient parking and circulation spaces.- These
subsurface portions of the building will be imperceptible from the exterior.
3.5 Employee Housing
1) Town of Vail existingpolicy
The Town of Vail has traditionally required the owners of new and redeveloped
projects to provide employee housing for the incremental increase in the number
of employees generated by a project. The Town has never formally codified this
requirement but has consistently applied a housing generation formula developed
by the firm of RRC Associates, Inc.
For development projects that comply with underlying zoning the policy has been
to provide housing for 15% of the incremental increase in employees. For
development projects that exceed underlying zoning standards the policy has been
to provide housing for 30% of the incremental increase in employees.
The RRC employee generation formula lists a 0.4 employee demand per
residential dwelling unit.
The existing Willows project includes 28 condominium units. This equates to an
existing employee generation of 11.2 employees. (28 x 0.4 = 11.2)
The proposed Willows redevelopment includes 18 condominium units. This
equates to an employee generation of 7.2 employees. (18 x 0.4 = 7.2)
The Willows redevelopment proposal would result in an overall reduction of 4
employees. Housing mitigation is required for the incremental increase in
employee generation. In this case there is no incremental increase and therefore,
12
consistent with past application of this housing formula, no mitigation
requirement.
2) Actual conditions
The Willows Condominium Association owns and operates the Willows
Management Company. The Willows Management Company manages a total of
45 units in the Willows, Riva Ridge South and other Vail Village properties. The
management company has a total of 15 full time equivalent employees. This
averages to 0.33 employees per unit under management. The redevelopment of
the Willows would result in a total of 10 less units under Willows management.
The revised average, assuming no decrease in employees, is 0.42 employees per
unit. This actual conditions experience at Willows Management is remarkably
consistent with the RRC employee generation figure of 0.4 employees per unit.
An actual conditions calculation results in a full time employee demand of 6 to
7.5 employees generated by the proposed Willows redevelopment.
3) Willows housing/public benefit proposal
Although the application of the traditional employee housing requirements
indicates that the Willows proposal does not create a net incremental increase in
employee housing the applicant recognizes that employee housing is an important
issue to the town and, as a public benefit of the project, believes it appropriate to
provide a reasonable measure of employee housing within the community.
Without taking credit for the employee demand already generated by the existing
building, the new Willows building would generate 7.2 employees under the
existing town employee generation formula. This 7.2 employee generation
number is also very consistent with the actual employee levels experienced by the
Willows Management Company. Utilizing the town's housing demand
methodology 7.2 employees, divided by the 1.3 jobs per employee figure equates
to a demand for 5.5 employee beds.
The Willows redevelopment proposal will commit to providing 100% of this
employee housing demand. The current proposal includes one 670 square foot
one bedroom apartment on site and the applicant will commit to providing five
additional beds off site. These off-site beds will be provided via a buy down
program or through a direct payment-in-lieu to the Town of Vail or the Vail
Housing Authority. This housing commitment of one on-site one-bedroom unit
and five off-site beds addresses 100% of the actual employee housing demand of
the proposed Willows building.
13
3_6 Rental Opportunities
A primary goal of the Vail Village Master Plan is to maintain and to encourage an
active bed base in the Vail Village area. The Willows owners intend to continue
to operate the existing homeowner owned management company and to establish
a use and rental program for the fractional units that is very similar to the current
Willows use pattern.
The~'~venty-eight fractional shares that are exchanged for the current Willows
units will be subject to a condominium association covenant that will allow each
owner four weeks of summer use and four weeks of winter use. All other weeks
and all weeks not actually utilized by the owners will be placed in the active
rental pool. The eight additional fractional shares will be owned by the Willows
Condominium Association. Although these shares may eventually be sold,
subject to the same use covenants as described above, the intent of the association
is to hold these units in the active rental pool for at least a few years. In addition,
five of the wholly owned units have been designed to include alock-off studio
unit.
This results in eighteen brand new high quality beds that will be fully-utilized for
short term occupancy and the potential for five more rental beds within the lock
off units. This is a total of five beds less than currently available in the existing
Willows building. And these new beds will be a significant improvement over the
existing Willows beds. The existing one-bedroom units are 596 square feet in
size with 7'6" floor to ceiling heights. The size and configuration of these units
is not consistent with the marketplace and no longer meets the expectations of
many of the guests looking for Vail Village based accommodations.
3.7 Public Benefits
As an integral part of the Town of Vail SDD review and approval process there
has been a standard of public benefit that must be met. In general the appropriate
level of public benefit to be provided by a project .has been directly relative to the
level of variation requested from the standards of the underlying zone district.
As has been stated above, the existing Willows Condominiums, as well as most of
the other properties of the Willow Circle neighborhood, exceed most of the
development standards of the existing zone district, including the density and the
GRFA. A redevelopment of the Willows Condominiums that would meet the
strict and literal standards of the HDMF Zone District, including density and
GRFA would include 12 or less units and 16,069 square feet of GRFA. In order
to meet these standards the redevelopment would most likely consist of 4 to 6
large townhome units of 2500 to 4000 square feet in size. This type of
redevelopment scenario, while meeting the standards of the underlying zone
14
district, would result in a very exclusive, low density project that would likely
have the following consequences:
• The loss of Vail Village based short-term rental inventory.
• The probability of an exclusive yet seldom used bed base.
• The loss of the existing, long term Willows owners from the community..
• No on-site Employee Housing Unit or provision of other housing.
• No inclusion of public benefits.
This type of redevelopment, while meeting the zoning code, would go against
many of the principles, goals and objectives expressed in Town of Vail master
plan documents. In the case of the Willows Road neighborhood the underlying
HDMF Zone District is not necessarily fully harmonious with the goals and
objectives of the Vail Village Master Plan. The Willows Condominium
Association and the principals of Triumph Development believe that the SDD
process allows for a redevelopment of the Willows property in a manner that can
more successfully address many of the overall goals of the community than a
redevelopment under the parameters of the existing zone district would allow.
The proposed Willows redevelopment plan is able to address many of the Town
of Vail master plan document objectives and also provide a public benefit in a fair
relation to the deviation from the underlying zoning. Specifically the
redevelopment proposal represented by this request for SDD Zone District
designation will:
• Allow the existing Willows owners, many of whom have. owned there for
many years, to maintain property ownership and to remain a vital part of the
Vail community.
• Provide employee housing for 100% of the employee housing demand of the
proposed building, without deducting any credits for the existing level of
development.
• Provide a 670 square foot one-bedroom on-site Employee Housing Unit. This
is an extremely rare opportunity to create a new Vail Village based EHU.
• An upgraded pedestrian automobile streetscape along the entire length of
Willow Road. Willow Road currently exists as a one-way street with a
twenty-two foot wide. asphalt section and no curb, gutter or sidewalk.
This section of Willow Road will be reconstructed to a design that includes a
twelve-foot wide asphalt automobile travel lane and an eight-foot wide stone
paver pedestrian walkway. This streetscape design will match that of other
recent Vail Village streetscape improvements. The pedestrian walkway will
connect to the sidewalk along Vail Road on the west end and to the
streetscape improvements currently under construction as part of the Front
15
Door improvements on the east end. This streetscape improvement will
provide a significant public benefit to all pedestrian traffic that flows through
Willow Road from the west. This streetscape will provide an enhanced
pedestrian alternative to Meadow Drive and will allow direct pedestrian
access to Vail Village from Beaver Dam Road, the First Bank area and
Meadow Drive properties such as Villa Cortina. This improvement represents
a significant contribution to the goal of pedestrian connectivity from Vail
Village towards the west,
The redevelopment of the Willows will result in a very desirable, high quality
fractional ownership and rental .program that will meet a key Town of Vail
goal of providing and maintaining active beds in the Vail Village core area.
These beautiful new two bedroom units will provide a much superior rental
product over the existing one bedroom units. The larger unit size will open
the Willows to a family friendly market that the property has not been able to
serve over. the years. The ownership and rental requirement covenant
structure will ensure that these beds remain actively occupied.
All of these public benefits can be accomplished with a building design that
increases conformance of many of the underlying zone district standards and
maintains the charm, character and integrity of the Willow Circle neighborhood.
The applicant believes this level of public benefit is appropriate to the level of
variation requested from the underlying zone district.
16
4.0 SPECIAL DEVELOPMENT DISTRICT REVIEW CRITERIA
Title 12, Chapter 9 of the Town of Vail Municipal Code provides for the
establishment of Special Development Districts in the Town of Vail. According
to Section 12-9A-1, the purpose of a Special Development District is,
"To encourage flexibility and creativity in the development
of land in order to promote its most appropriate use; to
improve the design character and quality of the new
development within the Town; to facilitate the adequate
and economical provision of streets and utilities; to
preserve the natural and scenic features of open space
areas; and to further the overall goals of the community as
stated in the Vail Comprehensive Plan. An approved
development plan for a Special Development District, in
conjunction with the property's underlying zone district,
shall establish the requirements for guiding development
and uses of property included in the Special Development
District. "
The Vail Municipal Code provides nine design criteria which 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. The
applicant has addressed each of the nine SDD review criteria below:
A. 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 Willows redevelopment plan creates a high level of compliance with
this criteria. In fact, the applicants believe that the quality of the architectural design,
the proposed building materials, the elimination of surface parking and the sensitivity
of the design to the neighborhood result in a significant improvement over the
existing conditions.
17
The alpine style of Vail Village architecture and the quality of building materials
have evolved and improved a great deal since the 1970 construction of the Willows.
The monolithic facade and the. brick and stucco exterior are not up to par with the
surrounding neighborhood or with recent Vail Village improvements.
The design team has put a great effort into ensuring the proposed design is compatible
and sensitive to the immediate neighborhood. An ovemding goal of the design team
has been to achieve the program goals of the building without increasing the building
height. We believe that the character, identity and visual character of the proposal are
in complete harmony with the. objectives of this SDD criteria.
~. Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
Applicant response:
The existing neighborhood is singularly residential in use, with a mix of highly
active rental programs and quiet exclusive second homes.
The proposed program strives to strike a compatible balance with this mix of
neighborhood activity levels while simultaneously meeting the goals of the
existing Willows owners, the goals of the developmentpartner and the overall
goals of the Town of Vaii.
We believe the proposed density and use structure is the optimal program to
balance these goals and objectives and provide an appropriate balance to the level
of residential activity of the immediate neighborhood.
C. Compliance with parking and loading requirements as outlined in
Title 12, Chapter 10, of the Town of Vail Municipal Code.
Applicant response:
The proposed Willows redevelopment meets or exceeds all requirements of the
parking regulations. The new building presents an improved loading and drop
off/pick up area that will reduce congestion on Willow Road.
The existing parking deck is in dire need of replacement and does not meet the
screening and visibility requirements of the zone district.
All of the required parking for the proposed building. will be located in a fully
enclosed parking garage below the building.
D. Conformity with the applicable elements of the Vail Comprehensive
18
Plan, Town policies and Urban Design. Plan.
Applicant response:
The proposed redevelopment of the Willows is in compliance with all relevant
Town of Vail master plan documents, goals and policies. A separate chapter of
this application details the many specific areas of compliance.
E. Identification and mitigation of natural and/or geologic hazards that
affect the property on which the special development district is proposed.
Applicant response:
There are no known natural and/or geologic hazards, including- the Gore Creek
floodplain, that affect the property. -
F. Site plan, building design and location and open space provisions
designed to produce a functional development responsive and sensitive to
natural features, vegetation and overall aesthetic quality of the
community.
Applicant response:
The proposed site plan and building design have been carefully designed to
respond to adjacent properties and to the overall aesthetic quality of the
community.
The front facade of the building had been pulled back from the street to allow for
a more functional loading and drop off area and to enhance the pedestrian
streetscape experience.
The pool garden has been sited to create an open light and air region in an area
where the adjacent building encroaches to within inches of the property line. This
courtyard design will minimize sunshade noise and visual impacts to the adjacent-
Riva Ridge South building.
G. A circulation system designed for both vehicles and pedestrians
addressing on and off-site traffic circulation.
19
Applicant response:
The on site vehicular circulation system is designed to allow for simple and
convenient access to a single level of underground parking. An off street
loading/pick up area with a covered porte-cochere will eliminate existing
congestion on Willows Road.
H. Functional and esthetic landscaping and open space in order to optimize
and preserve natural features, recreation, views and functions.
Applicant response:
The site plan includes a functional and esthetic landscape design that is
appropriate to the site. This landscape plan is only designed to a conceptual level
at this point in the review process. A fully detailed landscape plan will be
prepared for review by the Design Review Board.
I. Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of the
special development district.
Applicant response:
All construction will take place in a single phase. The applicant will work with
both the Town of Vail and the neighborhood to develop an appropriate
construction management plan.
20
5.0 .CONDITIONAL USE PERMIT REVIEW CRITERIA
The proposal to redevelop the existing Willows property includes a request for two
separate Conditional Use Permits. One is to allow a fractional fee ownership structure
for nine of the proposed units and the second is to allow an on-site Type III Employee
Housing Unit. The uses are described in detail in the above project narrative. The
Planning and Environmental Commission uses the following criteria in the evaluation of
a Conditional Use Permit request. The applicant response to each criteria is .included:
A. The effect of the use on light and air, distribution of population,
transportation facilities, utilities, schools, parks and recreation facilities, and
other public facilities needs.
Applicant Response:
The use of a portion of the site as fractional fee ownership will have no discernable effect
upon the above referenced facilities and issues beyond what the permitted uses would
generate.
There will be no impact upon schools and the usage of transportation, utility, park and
recreation facilities will be very similar to that of a lodge or actively managed rental
property that is allowed as a use by right.
The proposed 670 square foot EHU will have no discernable negative effect upon the
facilities listed in the criteria.
r$4 ~ Ef€~cttrpum~raffic with particular reference to congestion, automotive and
ede~~_ps~iaar.safety and convenience, traffic flow and control, access,
- - -- - --maneuverability, and removal of snow from the street and parking areas.
Applicant Response:
The fractional fee ownership pattern of nine of the proposed dwelling units will result in
a usage pattern of the Willows site that is very similar to the existing use pattern. We do
not believe there will be an effect upon congestion, safety, traffic flow, access or
rar~ne;~iuhtabil'1~ r'~h~w mite design, irrespective of the ownership pattern, will
irrrpl~d~~.illdwa'I2aart~~~stion, access to the Willows site and maneuverability of
vehicles on -the site. There will be no impact on snow operations due to the ownership
pattern.
The inclusion of one 670 squaze foot Type III EHU in the building should not have a
measurable impact upon congestion, safety, traffic flow or snow removal.
21
C. Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk of the proposed use in relation to
surrounding uses.
Applicant Response:
The architecture of the proposed redevelopment of the Willows is a significant upgrade
from the existing building in style, form and materials. The architecture is very
compatible with the character of the area and with the established vernacular of Vail
Village and the surrounding residential environs.
The ownership format does not have an effect upon the architectural design of the
building. The usage pattern of the proposed building will remain very similar to the
current use of the current building,
The inclusion of a Type III EHU does not negatively impact the character of the area or
the bulk and scale of the proposed building.
The redevelopment proposal is in full compliance with the height allowance of the
HDMF Zone District and the bulk and mass of the building is in character with the
surrounding uses. The Willows owners, Triumph Development and the design team have
made protecting the character of the neighborhood a high priority of the proposed
redevelopment plan.
22
6.0 TOWN OF VAIL COMPREHENSIVE PLAN AND MASTER PLANNING
DOCUMENTS
The design team and the applicant have carefully analyzed the Town's master planning
documents in order to address and incorporate as many of the relevant goals and policies
as possible into the proposed redevelopment plan. The list below is a summary of the
goals and policies of various planning documents that are consistent with the proposed
Willows redevelopment plan. Items listed in italics are particularly relevant to the
proposed plan.
A. Vail Land Use Plan
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 a~pgraded whenever
possible.
1.4 The original theme of the old Village core should be carried into new
development in the Village Core through continued implementation of the
Urban Design Guide Plan.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
4. Village Core/Lionshead
4.2 Increased density in the core areas is acceptable so long as the existing
character of each area is preserved through implementation of the Urban
Design Guide Plan and the Vail Village Master Plan.
5. Residential
5.1 Additional residential growth should continue to occur primarily in
existing platted areas and as appropriate in new areas where high hazards
do not exist.
5.2 Quality time share units should be accommodated to help keep occupancy
rates up.
23
5.3 Affordable employee housing should be accommodated through private
efforts, assisted by limited incentives, and provided by the Town of Vail,
with appropriate restrictions.
5.4 Residential growth should keep pace with the market place demands for a
full range of housing types.
S.S The existing employee housing base should be preserved and upgraded.
Additional employee housing needs should be accommodated at varied
sites throughout the community.
B. Vail Village Urban Design Guide Plan
The Vail Village Master Plan includes a map that details the area subject to the Vail
Village Urban Design Guide Plan. The Willows Road -Willow Circle neighborhood
does not technically fall within the guide plan area of influence.. The design team has,
however, incorporated many of the relevant architectural design elements of the plan into
the building design.
In particular, the roof compositions and overhangs, the building materials, the style and
placement of windows and the balcony railing treatments are all in complete compliance
with the Vail Village Urban Design Guide Plan.
C. Vail Village Master Plan
The Vail Village Master Plan does cover the general area from (and including) Ford Park
to Vail Road. This does include the Willow Road -Willow Circle neighborhood. The
following is a list of goals and objectives that support the Willows redevelopment plan.
Goal 1 -Encourage high quality redevelopment while preserving unique
architectural scale of the Village in order to sustain its sense of community and
identity.
Objective 1.2 -Encourage the upgrading and redevelopment of
residential and commercial facilities.
Objective 1.3 -Enhance new development and redevelopment through
public improvements done by private developers working in cooperation
with the town.
Goa12 - To foster a strong tourist industry and promote year-round economic
health and viability for the Village and for the community as a whole.
Objective 2.3 -Increase the number of residential units available for short
term overnight accommodations.
24
Objective 2.5 -Encourage the continued upgrading, renovation and
maintenance of existing lodging and commercial facilities to better serve
the needs of our guests.
Goal 3 - To recognize as a top priority the enhancement of the walking
experience throughout the Village.
Objective 3.1 -Physically improve the existing pedestrian ways by
landscaping and other improvements.
Goal 4 - To preserve existing open space areas and expand greenspace
opportunities.
There are no objectives of this goal that are relevant to the Willows
redevelopment proposal -
Goal 5 -Increase and improve the capacity, efficiency, and aesthetics of the
transportation and circulation system throughout the Village.
Objective 5.1 -Meet parking demands with public and private parking
facilities.
Goal 6 - To ensure the continued improvement of the vital operational elements
of the Village.
Objective 6.1 -Provide service and delivery facilities for existing and new
development.
2_ Land Use Plan
The VVMP designates the Willow Circle neighborhood as Medium/High Density
Residential. The proposed plan is in conformance with this designation.
3. Open Space Plan
The VVMP designated areas to be protected as open space. The Willows redevelopment
is in complete conformance with this portion of the Vail Village Master Plan.
4. Parking and Circulation Plan
The Willows redevelopment proposal is in conformance with all aspects of this element
of the Vail Village Master Plan.
25
~ ,
5. Building Height Plan
The building height plan designates the Willow Circle neighborhood as appropriate for
three and four story buildings. The proposed Willows building includes both three and
four story elements and is in complete conformance with this plan.
26
r
7,~0 Key Features
In summary, the .following are key elements and features of the proposed Willows
redevelopment plan:
The existing Willows building is in need of significant capital investment. The
two level exterior parking deck is in extremely poor condition and will require a
complete demolition and reconstruction. The main building structure was built
with pre-cast concrete "T" beams. This form of construction makes any type of
significant upgrade or renovation, including installation of fire sprinkler systems,
extremely difficult.
• The floor to ceiling clear height in the existing units is 7'6".
• The existing owners, through careful and thorough analysis conducted by their
condominium association, have determined that an attempt. to upgrade the existing
building does not make economic sense.
• The proposed plan allows existing Willows owners to maintain ownership in the
property and maintain the exact usage pattern they are accustomed to.
• The proposed. plan maintains an active rental management program with a similar
number of beds. The existing Willows has twenty-.seven 1-bedroom units and
one studio unit. The proposed redevelopment plan proposes nine 2-bedroom
fractional fee units and includes opportunities to rent five additional lock off units
for a total of twenty-three actively rented beds.
• The redevelopment proposal includes a commitment to provide deed restricted
affordable housing in an amount equivalent to 100% of the employee generation
demand of the building.
• The proposed plan places all parking underneath the building. All parking will be
completely screened from public view in accordance with the zone district
standards.
• The proposed plan meets the allowable height limit for the HDMF Zone District.
• The proposed plan incorporates public benefits that are appropriate to the level of
deviation requested from standard of the underlying HDMF Zone district.
The Willows owners, the principals of Triumph Development and the members of the
design team believe that this proposal is in keeping with the spirit and intent of the
Special Development District and maintains the character and integrity of the Willow
Circle neighborhood.
27
ORDINANCE NO. 30
Series of 2006
AN ORDINANCE ESTABLISHING SPECIAL DEVELOPMENT DISTRICT N0.40,THE WILLOWS,
PURSUANT TO ARTICLE A, SPECIAL DEVELOPMENT (SDD) DISTRICT, CHAPTER 9, TITLE 12,
ZONING TITLE, TOWN CODE OF VAIL, AND SETTING FORTH DETAILS IN REGARD THERETO.
WHEREAS, Title 12, Zoning Title, Chapter 9, Article A, Special Development (SDD) District,
Town Code of Vail outlines the procedures for establishing special development districts; and
WHEREAS, The Willows Condominium Association and Triumph Development, LLC, have
submitted an application to the Town of Vail Community Development Department to establish Special
Development District No. 40, The Willows, to facilitate the redevelopment of an existing residential
development; and
WHEREAS, the Planning and Environmental Commission of the Town of Vail held a public
hearing on November 13, 2006, on the application to establish Special Development District No. 40,
The Willows, in accordance with the provisions of the Town Code of Vail; and
WHEREAS, upon due consideration, the Planning and Environmental Commission of the
Town of~/ail found that the request complies with the design criteria prescribed in the Title 12, Zoning
Regulations, Vail Town Code, and furthers the development objectives of the Town of Vail; and
WHEREAS, the Planning and Environmental Commission of the Town of Vail has forwarded a
recommendation of approval with conditions by a vote of 4-1-0 of this request to establish Special
Development District No. 40, The Widows, to the Vail Town Council; and
WHEREAS, the Vail Town Council finds that the request to establish Special Development
District No. 40, The Willows, complies with the nine design criteria prescribed in the Title 12, Zoning.
Title, Town Code of Vail; and provides a harmonious, convenient, workable relationship among land
uses consistent with municipal development objectives; and
WHEREAS, the Vail Town Council considers it in the interest of the public health, safety, and
welfare to adopt Ordinance No. 30, Series of 2006, and establish a new special development district in
the Town of Vail
NOW, THEREFORE, BE IT ORDAINED BYTHE TOWN COUNCIL OF THE TOWN OF VAIL,
COLORADO, THAT:
Section 1. District Established
Special Development District No. 40, The Willows, is established for developmenton a parcel
of land, legally described as Lot 8, Block 6, Vail Village 1St. Filing, which comprises a total of
21,144 square feet (0.4854 acres) in the Vai! Village area of the Town of Vail. Said parcel may
be referred to as "SDD No. 40". Special Development District No. 40 shall be reflected as
such on the Official Zoning Map of the Town of Vail. The underlying zoning for Special
Development District No. 40, The Willows, shall be High Density Multiple Family (HDMF)
Ordinance No. 30. Series 2006 ~
District.
Section 2. Special Development District No. 40, The Willows, Approved
Development Plan
An approved development plan is the principal document in guiding the development, uses
and activities of a special development district. The Vail Town Council finds that the Approved
Development Plan for Special Development District No. 40, The Willows, complies with each
of the requirements set forth in Sections 12-9A-5 and 12-9A-6 of the Town Code of Vail. The
Approved Development Plan for Special Development District No. 40, The Willows, shall be
comprised of materials submitted in accordance with Section 12-9A-5 of the Town Code of
Vail and those plans prepared by Resort Design Associates, entitled "The Willows", dated
December 1, 2006, and stamped approved December 6, 2006, and as further described in
Section 3 herein.
Section 3. Special Development District No. 40, The Willows, Approved
Development Plan Set
The following plan sheets prepared by Resort Design Associates, entitled "The Willows",
dated December 1, 2006, and stamped approved December 6, 2006, shall constitute the
Approved Development Plan set:
Topographic Survey, prepared by Eagle Valley Surveying, Inc., dated 12/22/05
Sheet A.1.1 Cover Sheet
Sheet A.2.1 Site Plan
Sheet A.2.1.0 Building Height Calculations on Existing Grades
Sheet A.2.2 Site Sections
Sheet A.2.3 Site Sections
Sheet A.2.4 Site Sections
Sheet A.2.5 Site Sections
Sheet A.3.0 Garage Floor Plan
Sheet A.3.0.1 Floor Plan (garage level setbacks)
Sheet A.3.1 First Level Floor Plan
Sheet A.3.1.1 Floor Plan (first level setbacks)
Sheet A.3.2 Second Level Floor Plan
Sheet A.3.2.1 Floor Plan (second level setbacks)
Sheet A.3.3 Third Level Floor Plan
Sheet A.3.3.1 Floor Plan (third level setbacks)
Sheet A.3.4 Fourth Level Floor Plan
Sheet A.3.4.1 Floor Plan (fourth level setbacks)
Sheet A.4.1 Roof Plan
Sheet A.5.1 Elevations (west/north elevations)
Sheet A.5.1.1 Elevations (north elevation)
Sheet A.5.2 Elevations (south/east elevations)
Section 4. Development Standards
In conjunction with the Approved Development Plan described in Section 2 herein, the
following development standards are hereby approved by the Vail Town Council. These
Ordinance No. 30, Series 2006 2
standards are incorporated in the Approved Development Plan to protect the integrity of the
development of Special Development District No. 40, The Willows. The development
standards for Special Development District No. 40, The Willows, are described below:
A. Permitted, Conditional, and Accessory Uses: The permitted, conditional, and
accessory uses allowed in Special Development District No. 40, The Willows,
shall be those uses listed in Title 12, Chapter 6, Article H, High Density Multiple
Family zone district, Town Code of Vail, as may be amended from time to time.
B. Lot Area: The minimum lot area for Special Development District No. 40, the
Willows, shall be 21,144 square feet (0.4854 acres).
C. Setbacks: The minimum setbacks for Special Development District No. 40,
The Willows, shall be as indicated on The Willows Approved Development
Plan, described in Section 2 herein.
D. Height: The maximum allowable building height for Special Development
District No. 40, The W illows, shall be forty-eight feet (48'), as indicated on The
Willows Approved Development Plan, described in Section 2 herein and as
regulated by Title 12, Zoning Regulations, Vail Town Code
E. Density Control: The maximum allowable Gross Residential Floor Area
(GRFA) for Special Development District No. 40, The Willows, shall be as
indicated on The Willows Approved Development Plan and the maximum.
allowable density shall be nine (9) dwelling units, nine (9) timeshare units, one
(1) onsite Employee Housing Unit, with potential for five (5) lock-off units, as
indicated on The Willows Approved Development Plan, described in Section 2
herein.
F. Site Coverage: The maximum allowable site coverage shall be as indicated on
The Willows Approved Development Plan, described in Section 2 herein.
G. Landscaping and Site Development: At least thirty five percent (35%) of the
total site steal! be landscaped. The minimum width and length of any area
qualifying as landscaping shall be fifteen (15) feet with a minimum area of not
less than three hundred (300) square feet. The landscaping plan and site
development shall be as indicated on The Willows Approved Development
Plan, described in Section 2 herein.
H. Parking and Loading: Off street parking and loading shall be provided in
accordance with title 12-10 of the Vail Town Code. At least seventy five
percent (75%) of the required parking shall be located within the main building
or buildings and hidden from public view or shall be completely hidden from
public view from adjoining properties within a landscaped berm. The minimum
number of loading and delivery bays shall be one (1) as indicated on The
Willows Approved Development Plan, described in Section 2 herein. .
Ordinance No. 30, Series 2006 3
Section 5. Conditions of Approval
The following conditions of approval shall become part of the Town's approval of the
establishment of Special Development District No. 40, The Willows:
The Developer shall address the following conditions of approval prior to submitting a
building permit application (a grading permit/excavation permit shall constitute a
building permit) to the Town of Vail Community Development Department:
1. The Developershall prepare and submita DeveloperlmprovementAgreement(DlA) to
the Town of Vail Community Development Department, for Town Council review and approval,
outlining the responsibilities, requirements and obligations of the Developer with regard to the
provision of the stated public benefits and required off-site improvements. The agreement
shall include:
• all streetscape improvements along Willow Road, including an eight foot (8') paver.
sidewalk for pedestrians and a Twelve foot (12') wide right-of-way lane; and
• $70K of public art, whose design and location shall be determined by the Developer
and reviewed for comment by the Town of Vail Art in Public Places Board.
2. The Developer shall comply with all outstanding comments of the Town of Vail Public
Works Department outlined in the memorandum dated October 20, 2006.
3. The Developer shall comply with all outstanding comments of the Town of Vail Fire
Department outlined in the memorandum dated November 30, 2006.
4. The Developer shall submit a complete application for design review to the Town of
Vail Community Development Department and receive final approval of the application from
the ,Town of Vail Design Review Board.
5. The Developer shall submit a complete set of civil engineering drawings of all required
off-site improvements for review and approval by the Town of Vail Public Works Department.
The Developer shall address the following conditions of approval prior to requesting a
temporary certificate of occupancy or a final certificate of occupancy, whichever comes
first:
1. The Developer shall provide one (1) Type ll1 Employee Housing Unit onsite that
complies with the Town of Vail Employee Housing requirements (Chapter 12-13), and is
allocated for sole use by The Willows Condominium Association for employee housing. This
employee housing unit shall be provided as indicated on The Willows Approved Development
Plan, described in Section 2 herein.
2. The Developer shall provide deed restricted employee housing for a total of eleven
(11) employees, as further defined in Section 12-2-2 of the Vail Town Code. Said housing
shall be Type 1, Type 111, or Type IV Employee Housing Units, or any combination thereof and
shall be located within the Town of Vail. Notwithstanding the minimum/maximum GRFA of an
EHU regulations prescribed in Chapter 12-13 of the Zoning Regulations, Vail Town Code, the
Ordinance No. 30, Series 2006 4
Developershall provide employee housing units which conform to the following floorarea and
occupant requirements:
a one bedroom unit shall contain at least 550 square feet of floor area .and
accommodate no more than two (2) employees
a two bedroom unit shall contain at least 850 square feet of floor area and
accommodate no more than three (3) employees
a three bedroom unit shall contain at least 1,350 square feet of floor area and
accommodate no more than four (4) employees
3. The Developer shall install a public safety radio communications system within the
subterranean parking structure which meets the specifications of the Town of Vail
Communications Center. The specifications and details of this system shall be depicted on
the building permit set of plans and submitted to staff for review and approval.
Section 6. The Developer shall commence initial construction of the Willows
improvements within three years from the time of its final approval at second reading of the
ordinance establishing Special Development District No. 40, and continue diligently toward the
completion of the project. If the developer does not begin and diligently work toward the
completion of the special development district or any stage of the special development district
within the time limits imposed, the approval of said special development district shall be void.
The Planning and Environmental Commission and Town Council shall review the special
development district upon submittal of an application to reestablish the special development
district following the procedures outlined in Section 12-9A-4, Vail Town Code.
Section 7. 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 Vail 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 8. The Vail Town Council hereby finds, determines and declares that this
ordinance is necessary and proper for the health, safety and welfare of the Town of Vail and
the inhabitants thereof. The Council's finding, determination and declaration is based upon
the review of the criteria prescribed by the Town Code of Vail and the evidence and testimony
presented in consideration of this ordinance.
Section 9. The amendment of any provision of the Town Code 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 proceeding as commenced under or by virtue of the provision amended. The amendment
of any provision hereby shall not revive any provision or any ordinance previously repealed or
superseded unless expressly stated herein.
Ordinance No. 30, Series 2006 cJ
Section 10. All bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent
herewith are repealed to the extent only of such inconsistency. This repealer shall not be
construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore
repealed.
INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED
PUBLISHED ONCE IN FULL ON FIRST READING this 21St day of November, 2006 and a
public hearing for second reading of this Ordinance set for the 5th day of December, 2006, at
6:00 p.m. in the Council Chambers of the Vail Municipal Building, Vail, Colorado.
ATTEST:
Rodney E. Slifer, Mayor
Lorelei Donaldson, Town Clerk
READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED this 5th day
of December, 2006.
ATTEST:
Lorelei Donaldson, Town Clerk
Rodney E. Slifer, Mayor
Ordinance No. 30, Series 2006 6
ORDINANCE NO. 31
Series of 2006
AN ORDINANCE AMENDING SECTION 2-6-9 OF THE VAIL
TOWN CODE, CONCERNING USE OF THE REAL ESTATE
TRANSFER TAX FUND, AND SETTING FORTH DETAILS IN
REGARD THERETO.
WHEREAS, the Town of Vail (the "Town"), in the County of Eagle and State of Colorado,
is a home rule municipal corporation duly organized and existing under laws of the State of
Colorado and the Town Charter (the "Charter"); and
WHEREAS, the members of the Town Council (the "Council") of the Town of Vail have
been duly elected and qualified; and
WHEREAS, in an effort to be the premier mountain resort community, the Town has
committed to provide its citizens and guests with "a superior level of environmentally sensitive
services" in addition to "vision, leadership and stewardship in an environmentally responsible
manner;" and
WHEREAS, to achieve the goals stated above and for the environmental sustainability of
the Town, the Council has determined that certain text amendments are necessary to the Vail
Town Code as they relate to the use of the Town of Vail Real Estate Transfer Tax Fund; and
WHEREAS, The Council finds that this ordinance is necessary and proper for the health,
safety and welfare of the Town of Vail and the inhabitants thereof.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
VAIL, COLORADO THAT:
Section 1. Section 2-6-9 of the Vail Town Code is hereby amended to read as follows:
(additions are shown in bold and underline; deletions are shown in ):
2-6-9: REAL ESTATE TRANSFER TAX FUND:
A. Creation; Purpose: All funds received by the Town pursuant to this Chapter shall be
deposited in the Real Estate Transfer Tax Fund, which Fund is hereby created. The Fund shall
be subject to appropriation for only the following purposes within the Town or within one mile of
the boundaries of the Town. However, it is the express intention of the Town of Vail that in
any annual budget cycle the Town Council shall ensure that the fund can adequately
Ordinance No. 31, Series of 2006. 1
~.
satisfy the purposes set forth in subsections one through four (1 4) below and that the
purposes described in subsections one through four (1 4) are in fact satisfied prior to
the Town Council's appropriation of any amount from the fund to be used for the
purposes listed in subsection five (5)
1. Acquiring, improving, maintaining, and repairing real property for parks, recreation, open
space and similar purposes.
2. The construction, maintenance, and repair of buildings which are incidental to park,
recreation, and open space land.
3. Landscaping parks and open space.
4. The construction, maintenance, repair, and .landscaping of recreation paths set forth in the
Town of Vail Recreation Trails plan as it may be amended by the Town Council from time to
time.
5. Supporting sustainable environmental practices as approved by the Town Council,
which may include but shall not be limited to expenditures related to recycling forest
and ecosystem health, water quality air quality, noise wildlife protection natural
resource protection alternative energy technologies, energy efficiency or any similar
purpose as determined necessary for the environmental health and welfare of the Town
of Vail its inhabitants and its environs in the discretion of the Town Council.
~6. Paying incidental costs and principal of and interest on any funds borrowed for the purposes
set forth in this subsection.
B. Building Defined: For the purposes of this Chapter, building shall mean any structure
having a roof supported by columns or walls, or any other enclosed structure for the housing of
persons, animals, or property.
Section 2. If any part, section, subsection, sentence, clause or phrase of this ordinance is
for any reason held to be invalid, such decision shall not affect 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 3. The Town Council hereby finds, determines and declares that this ordinance is
necessary and proper for the health, safety and welfare of the Town of Vail and the inhabitants
thereof.
Section 4. The amendment of any provision of the Town Code as provided in this ordinance
Ordinance No. 31, Series of 2006 2
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 proceeding as
commenced under or by virtue of the provision amended. The amendment of any provision
hereby shall not revive any provision or any ordinance previously repealed or superseded
unless expressly stated herein.
Section 5. All bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent
herewith are repealed to the extent only of such inconsistency. This repealer shall not be
construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore
repealed.
INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED
PUBLISHED ONCE IN FULL ON FIRST READING this 21St day of November, 2006 and a
public hearing for second reading of this Ordinance set for the 19th day of December, 2006, at
6:00 P.M. in the Council Chambers of the Vail Municipal Building, Vail, Colorado.
Rodney E. Slifer, Mayor
ATTEST:
Lorelei Donaldson, Town Clerk
Ordinance No. 31, Series of 2006 3
ORDINANCE N0.32
SERIES OF 2006
AN ORDINANCE PROVIDING FOR THE LEVY ASSESSMENT AND COLLECTION
OF TOWN AD VALOREM PROPERTY TAXES DUE FOR THE 2006 TAX YEAR AND
PAYABLE IN THE 2007 FISCAL YEAR.
WHEREAS, it is necessary for the Town Council to provide for the levy, assessment and
collection of Town ad valorem property taxes due for the 2006 year and payable in the 2007
fiscal year.
NOW, THEREFORE, be it ordained by the Town Council of the Town of Vail,
Colorado, that:
1. For the purpose of defraying part of the operating and capital expenses of the
Town of Vail, Colorado, during its 2007 fiscal year, the Town Council hereby levies a property
tax of 4.69000 mills upon each dollar of the total assessed valuation of $607,150,030 for the
2006 tax year of all taxable property within the Town, which will result in a gross tax levy of
$2,840,000 calculated as follows:
Base mill levy 4.690 $2,847,534
Abatement levy .009 5,464
Total mill levy 4.690 2 852 998
Said assessment shall be duly made by the County of Eagle, State of Colorado, as directed by the
Colorado Revised Statutes (1973 as amended), and as otherwise required by law.
2. If any part, section, subsection, sentence, clause or phrase of this ordinance is for
any reason held to be invalid, such decision shall not affect 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.
3. The Town Council hereby finds, determines, and declares that this ordinance is
necessary and proper for the health, safety, and welfare of the Town of Vail and the inhabitants
thereof.
Ordinance 32, Series of 2006
4. 'The repeal or the repeal and reenactment 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.
5. All bylaws, orders, resolutions, and ordinances, or parts thereof, inconsistent
herewith are repealed to the extent only of such inconsistency. This repealer shall not be
construed to revise any bylaw, order, resolution, or ordinance, or part thereof, theretofore
repealed.
INTRODUCED, READ ON FIRST READING, APPROVED AND ORDERED
PUBLISHED ONCE IN FULL, this 21st day of November, 2006. A public hearing shall be held
hereon at 6 P.M. on the 5th day of December, 2006, at the regular meeting of the Town Council
of the Town of Vail, Colorado, in the Municipal Building of the Town.
Rod Slifer, Mayor:
ATTEST:
Lorelei Donaldson, Town Clerk
READ AND APPROVED AS AMENDED ON SECOND READING AND ORDERED
PUBLISHED IN FULL this 5 day of December, 2006.
Rod Slifer, Mayor
ATTEST:
Lorelei Donaldson, Town Clerk
Ordinance 32, Series of 2006 2
MEMORANDUM
TO: Vail Local Marketing District Board
FROM: Kathleen Halloran
DATE: November 28, 2006
RE: VLMD Budget Message
The 2007 Vail Local Marketing District (VLMD) budget is prepared on a cash basis. The
proposed revenue budget is $1,690,000 and the proposed expenditure budget $1,690,000.
The fund balance is 34% of revenue by the end of 2007.
T._].____.,__ C.,.. ~L ,. ~7T T.TT 1 AO/ 4..., 1~~.; n.~ ~~a rtinn rn~~ar~n ao wi1'~ir1 the
t"i lllltli y revelltle LUl L11G V L1V11J iS a 1.`r /U pan i~ v ts.u on ivu~jittFj a v v vuuw vv a ~iiaai
Town of Vail. Lodging tax receipts are budgeted at $1,690,000 for 2007. This is an
increase of $50,000 or 3% from the 2006 actual. The lodging tax revenue budgets have
been held flat in prior years, and a conservative increase was projected for 2007. The
projected lodging tax revenue for 2006 is $1,640,000 compared with a budget of
$1,640,000.
Funds received by the VLMD are used to market the shoulder and summer seasons
within the Town of Vail. The 2007 expenditures of $1,690,000 represent an decrease of
$79,082 or (4.4)% from the current year amended budget.
-67-
RESOLUTION N0.23
SERIES 2006
A RESOLUTION APPROVING A BUDGET AND OPERATING PLAN OF THE VAIL LOCAL
MARKETING DISTRICT, FOR THE FISCAL YEAR JANUARY 1, 2007 THROUGH
DECEMBER 31, 2007.
WHEREAS, the Town of Vail (the "Town"), in the County of Eagle and State of Colorado,
is a home rule municipal corporation duly organized and existing under laws of the State of
Colorado and the Town Charter (the "Charter"); and
WHEREAS, the members of the Town Council (the "Council") of the Town of Vail have
been duly elected and qualified; and
WHEREAS, the Vail Local Marketing District (the "VLMD") is local marketing district
created and organized pursuant to C.R.S. § 29-25-101 et seq.; and
WHEREAS, the Council received the operating plan and budget of the Vail Local
Marketing District for the 2007 fiscal year on or before December 5, 2006, and has provided
required notice at set forth in C.R.S. § 29-1-106; and
WHEREAS, C.R.S. § 29-25-110 requires the Council to approve the operating plan of
the VLMD for the 2007 fiscal year by December 5, 2006.
NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF
VAIL THAT:
1. The Council hereby approves the operating plan of the VLMD for the fiscal year
beginning January 1, 2007, and ending December 31, 2007, attached hereto as Exhibit
A, and made a part hereof by reference.
2. This resolution shall take effect immediately upon its passage.
INTRODUCED, READ, APPROVED AND ADOPTED this 5th day of December, 2006.
By:
ATTEST:
Lorelei Donaldson, Town Clerk
Rodney E. Slifer, Mayor
Resolution No. 23, Series 2006
Income
310 • Lodging Tax
399 • Interest Income
Total Income
Expense
6301 -Destination Advertising
6302 • Front Range
6302.06 • Advertising
6302.07 • Partnerships
Total 6302 • Front Range
6303 • Groups and Meetings
6304 • Public Relations Expenses
6305 • Fulfillment
6306 • Photography
6307 • Research
6310 • Admin Miscellaneous
6311 • Database Mgmt & Direct Mail
6314 • Collateral
6315 • Web 8~ Email Marketing
6316 • Events
6317 • Cross Sell
6400 • Contingency
7000 • Professional Fees
7001 • Legal and Accounting
7003 • Advertising Agent Fees
7004 • Media Agency Fees
7007 • Marketing Coordination-WCTB
7008 • PR -Professional Fees
7009 • Web Site
7010 • Strategic Advisory Fess
7011 • Partnership
7012 • Air Service
7013 • Concierge Program
7014 • TOV Loan Repayment
Total 7000 • Professional Fees
8000 • Interest Expense
Total Expense
Net Income
Beginning Fund Balance
Ending Fund Balance"
*Includes TOV Capital Contribution
Vail Local Marketing District
2007 Proposed Budget
2006 2006 2007
2005 Original Amended Proposed
Actual Budget Budget Budget
1,711,743 1,640,000 1,640,000 1,690,000
6,541
1,718,284 1,640,000 1,640,000 1,690,000
131, 347
185,466 304,077 318,246
34,825 40,000 40,000
220,290 344,077 358,246
138,000
342,000
40,000
382,000
271,517 315,430 304,828 267,000
68,354 85,000 79,992 92,500
7,066 10,000 8,735 5,000
15,5'x5 65,000 69,463 57,000
51,165 45,000 39,073 27,000
4,078 5,000 3,530 5,000
67,564 84,000 66,127 6,000
26,282 45,000 10,222 24,000
67,118 23,000 27,141 58,000
30,000 50,000 50,000 53,000
21,527 152,600 137,708 3,500
20,000 - 30,800
20,134 18,000 18,000 16,900
84,000 55,260 60,165 84,000
20,000 20,000 20,000 20,000
119,822 114,800 114, 800 118, 300
100,000 75,000 75,000 75,000
37,250 100,000 116,052 77,000
30,000 40,000 35,000
47,250 30,000 30,000 .30,000
20,000 20,000 20,000
20,000 20,000 28,000
100,000 100,000 100,000 37,000
528,456 583,060 614,017 541,200
289
1
510 1,827,167 1, 769,082 1,690,000
,
,
996
207 (187,167) (129,082) -
,
488,899 500,227 696,895 567,813
696,895 313,060 567,813 567,813
137,000 37,000 37,000 -
Exhibit A
O 1v~+~t~fo~vnit I~so~r
November 20, 2t~Ob
LORL GGRr, ~EST_ii;RA\T • !'iTZWILLi~:vi'S ,GL;\GE
Members of the Town Council
The Town of Vail
75 South Frontage Road, West
Vail, CO 81657
Dear Council Members:
I understand you are going to consider two proposals for the redevelopment of the
LionsHead Parking Structure, to include lodging, conference space, retail and parking. I
urge you to give strong consideration to the East West Partners proposal. As you know, I
have had the pleasure of working with East West Partners at Manor Vail. A number of
challenges have been thrown at us, both internally and externally, and East West Partners
has proven to be very loyal and creative. To date we have not found a challenge that, by
working together, we couldn't overcome. In addition, they have a proven track record
both locally and nationally in the very kind of development that you are considering at
the LionsHead location.
Aside from the quality of the organization, I think their proposal is the superior proposal.
I believe that the Civic and Learning Center that they have proposed will be a good fit for
Vail. The Hyatt brand is considered one of the top two brands by affluent consumers for
recognition of consistently fine accommodations and services, and Hyatt is one of the top
two brands in the country for bringing in group business. This is consistent with the
image of Vail that we want to project, and know that their. operations throughout
Colorado are very successful. Their reputation and clout will go a long ways toward
assuring success for the lodging component as well as the retail in the surrounding area.
Thank you for your consideration.
MANOR VAIL RESORT
', ,"
'~~/Or. ,
/' ~ 'r / ~
-_J!' - E-' ~~
Robert S. McCleary,
General Manager
cc: Vail Daily
~g7 EMS=' ~:~.iL ~i..-;.,,.. R',Vv • ~wP,'= , COL~RADG vi C`,':
I-~C~-95GViIL {~~45;, 0 4"~-:i%~-;~v%' • 9;v-Tl~ -'r"~~ ~ ,.. • w~n~..._..^:c;r~•aiL_v.:
~.t'~~.i t~ RCS,, :;-c
N~,F-, s~._:y
TOR'NOFVAQ,
November 29, 2006
OCTOBER 2006
VAIL BUSINESS REVIEW
The October Vail Business Review breaks down the four percent sales tax collected for October and the
summer season (May-October).
Overall October sales tax increased 2.0% with Retail increasing 1.4%, Lodging increased 5.5%, Food and
Beverage decreased 4.7% and Utilities/Other (which is mainly utilities but also includes taxable services and
rentals) increased 7.0%. The summer (May-October) resulted in a 3.0% increase overall with Retail
increasing 3.2%, Lodging increased 6.4%, Food and Beverage increased 3.8% and Utilities decreased 2.1%.
Town of Vail sales tax forms, the Vail Business Review and the sales tax worksheet are available on the
Internet at www.vailgov.com. You can subscribe to have the Vail Business Review and the sales tax
worksheet e-mailed to you automatically from www.vail og_v.com.
Please remember when reading the Vail Business Review that it is produced from sales tax collections, as
opposed to actual gross sales.
If you have any questions or comments please feel free to call me at (970) 479-2125 or Judy Camp at (970)
479-2119.
Sincerely,
~~~
Sally Lorton
Sales Tax Administrator
October 2006 SALES TAX
VAIL VILLAGE
October October October
2005 2006 %
_ Col lections Collections f_ Cha_ nee _
Retail 64,779 67,863 4,g%
Lodging 25,174 25.831 2R°~„
Food &
Beverage
Other
Total
i
69,600.. 72,393 4.0% !
i
i
1,451 1,.736 19.6°la
161.:,004 167,823 4.2°/,
__--- -'
LIONSHFa n
October
2005
Collections
Retail ~~ 14,461
Lodging 16,693
Food &
October
2006
Collections
13,787
23,285
Beverage ' 15,757 18,78fi
C
Other - 3,377 2,232
Total
50,288 58, 0~0
-----
October
Chan e
- ~---
-4.7
39.5%
i
19.2°/a
-33.9%v ~
15.5°Io
October 2006 SALES TAX
CASCADE VILLAGE/EAST VAIL/SANDSTONEM/EST VA/L
October October October
2005 2006
Collections Collections __ _ Change
Retail 90,670 97,692 7F7% 1
I
Lodging 28,414 24,826 -12.6°!°
Food &
Beverage '~~ 43,101 3'1,523 -26.9%'
Other ~ 4 120 3,767 -8.6% ~
Total ! 166,305 .157,808 -5.1°1°
OUT OF TOWN
October October .October
2005 2006
~
Collections
-
Collections _
Chan~e__
Retail ' 46,946 40,599 -13.5%
Lodging ~'; 1,135 '1,419 25.0%
Food &
Beverage 323 0 -100.0 ;
i
Utilities & ~~, 140,264. '15'[,873 8.3% ~~
j
Other ~ ~ _ ___
I
Total ~~' 188,668 193,891 ~ 2.8°l0
1
October 2006 SALES TAX
Tnrai
October October October.
2005 2006
Collections Collections _ Chanc,~e
Retail I
~ 21.6,856
21:5,941
1~4°!°
Lodging 71,416 75,361 5.5% j
Food & i
Beverage 128,781 122,72 -~4.7°~
I
Utilities & ~ 149,212 '159,608 7.0°I°
Other
Total 566,265 577,612 2.0%
RETAIL SUMMARY
October
2005
Collections October
2006
Collections October
Change
FOOD 67,062 70,950 5.8%
LIQUOR 13,456 15,040 11.8%
APPAREL 19,703 20,067 1.8%
SPORT 37,362 41,155 10.2%
JEWELRY 6,446 6,315 -2.0%
GIFT 3,950 3,309 -16.2%
GALLERY 815 1,711 109.9%
OTHER 67,307 61,079 -9.3%
HOME 755 315 -58.3°,/0
OCCUPATION
TOTAL 216,856. 219,941 1.4%
ti
Summer 2006 Sales Tax
VAIL VILLAGE
Summer Summer Summer
2005 2006
____ Collections Collections Change
Retail ~'
Lodging
Food &
Beverage
Other
~~
Total
707,992 __T
703,375 _ ~
-0,7°/v ~
377,998
387,148 i
2.4%
l
747,920
777,119 i
3.9% j
i
28,505 29,fi43 4.0%
1,8fi2,415 1,897,285 1.9%
LIONSHEAD
Summer Summer Summer
2005 2006
Collections
----- - - Collections
- _ Change
Retail ;
~ 146,5fi0
1.53,104
4.5%a r
Lodging
! 247,305
282,184 i
14.1%
Food &
~ i
1
Beverage ~ 161,611 170,509 5.5%
Other C 25,7fi3 19,334' •25.0%
i
Total ~ 581,239 625,131 7.6% j
Summer 2006 Sales Tax
CASCADE VILLAGE/EAST VAlIJSANDSTONEM/EST VAIL
Summer Summer Summer
2005 2006
Collections Collections _ Change
~- - -- - --
Retail 671,503 707,567 5.4% a
Lodging 2X,491 289,188 4.fi%
1
Food &
Beverage '' 308,933.. 319,676 - 3.5°~ ,1
j
Other 29,854 29,960 0:4%
Total ~ 1,286,781 1,.346,391 4.fi%
OUT OF TOWN
Retail
Lodging
Food &
Beverage
Utilities &
Other
Total
Summer Summer Summer
2005 2006
Collections Collections Change
247,256 266,857 79% ;
6,281 7,585 2.0.$o/a
6,146 4,308 -29.9°f°
835,623 821,522 -1.7%
1,095,306 1,100,272 D.5%
Summer 2006 Sales Tax
TOTAL
Summer
2005
Collections
Retail 1,773,311
Lodging 908,075
Food &
Beverage ~ 1,224,6'0
Utilities & ' 919,745
Other ~ _
Total 4,825,741
Summer Summer
2006
Collections Chan e
1,830,903 3.2%~
966, ~ 05 6.4~°
1,271,,612 3.$%
900,459
-2.1 % I
4,969,079 3,0% I
- - ----
RETAIL SUMMARY
Summer
2005
Collections Summer
2006
Collections Summer
Change
FOOD 518,429 537,251 3.6%
LIQUOR ..103,499 113,940 10.1%
APPAREL 227,385 229,757 1.0%
SPORT 343,134 358,211 4.4%
JEWELRY 95,980 87,197 -9.2%
GIFT 47,638 48,802 2.4%
GALLERY 26,459 31,794 20.2%
OTHER 406,545 420,317 3.4%
HOME 4,242 3,634 -14.3%
OCCUPATION
TOTAL 1,773,311 1,830,903 3.3%
MEMORANDUM
November 29, 2006
To: Vail Town Council
Stan Zemler
Pam Brandmeyer
Judy Camp
From: Sally Lorton
Re: October Sales Tax
On the reverse side please find the latest sales tax worksheet. I estimate I'll collect
another $22,000.00 in October sales tax to bring October collections to $599,605.00. If
so, we will be up 11.81% or $63,311.00 from budget and up 5.9% or $33,432.00 from
October 2005.
Town of Vail
Sales Tax Worksheet
11 /29/2006
Month
1995
7996
7997
7998
7999
2000
2007
2002
2003
2004
2005
udget
2006
CO//BCt%Ol1S
Budget
Votience % Change
Bom
2005 % Change
lrom
Budget
January 1
894
597 1
935
78
February
March
Apnt
May
June
July
August
September
October ,
,
1,816,107
2,139,298
791,092
324,681
590,685
893,483
867,125
645,902
461,791 ,
,
2
1,993,389
2,240,865
966,993
318,920
594,907
963,717
990,650
630,453
413,573 2,052,569
2,089,673
2,580,992
874,427
329,783
630,366
1,043,637
1,073,430
637,831
472,836 2,115,359
2,153,121
2,368,077
1,107,334
382,718
633,400
1,107,882
1,183,926
735,608
515,531 2,066,459 2,034,529
2,021,486 2,223,670
2,415,202 2,545,573
952,843 926,771
370,864 388,121
692,811 721,774
1,130,883 1,235,470
1,050,004 1,038,516
806,600 817,313
536,204 547,201 2,210,547
2,366,321
2,568,871
1,043,431
448,234
751,439
1,157,867
1,124,275
747,766
486,570 2,073,481
2,281,833
2,699,664
870,875
414,248
657,707
1,044,966
1,084,318
713,574
484,425 1,997,091
2,117,163
2,372,942
871,468
428,919
742,755
1,075,532
1,029,446
679,208
508,092 2,225,841
2,362,825
2,344,178
992,157
411,595
732,113
1,128,514
994,445
757,033
532,537 2,275,967
2,429,377
2,785,101
915,554
458,770
834,913
1,166,183
993,985
795,807
566,173 2,241,544
2,379,495
2,360,716
999,157
414,499
737,278
1,136,476
1,001,461
762,374
536,294 2,597,270
2,526,477
2,850,194
1,279,581
449,080
804,870
1,254,425
1,052,748
830,333
577,605 355,726
146,982
489,478
280,424
34,581
67,592
117,949
51,287
67,959
41,311 14.12%
4.00%
2.34%
39.76%
-2.11 °,/0
-3.60°/u
7.57%
5.91%
4.34%
2.02% 15.87°ro
6.18°0
20.73%
28.07°,u
8.34%
9.17;
10.38%
5.12%
8.91 °%
7.70%
Total 10
424
7G1
,
,
11,049,249 11,785,544 12,302,956 12,043,&~
'~8
17,905,321
12 ° - ~ i
, 1 .,
1 ~
1 _ .l 1 -
i ,0
12 ,65.294
14,222, X83
1,653;?_139
7 5 7 °-c.
13.15
November 611
147
December ,
1,994,540 601,208
2,068,851 707,166
2,254,709 656,596
2,070,834 582,260 691,445
1,883,805 2,062,205 571,783
1,933,940 642,293
2,139,417 591,269
2,171,098 623,646
2,362,095 713,117
2,549,032 628,046
2,378,760
Total 13,030,448 13,719,308 14,747,419 15,030,386 14,509,421 15,232,588 15,41 1,044 15,106,801 14,578,983 15,466,979 16,483,979 15,576,100 14,222,_583 .1,653,289
MEMORANDUM
TO: Town Council
FROM: .Judy Camp
DATE: November 30, 2006
SUBJECT: Lift Tax Calculation
Per Kent's request at your November 21st meeting, the attached memo explains the
methodology used by Vail Resorts to determine the amount of lift tax due the town.
i
T+ ~ •
~a''e North America's #1 Resort
_. :_ _-,
i
}
June Z6, 2003
f
Vail- Tawas COUnCll
Tows of Vasil
75 South Ftage Road
Vail, Cp~,$17
j ,.°,
-`L Re: Cal~ulation'af Vail Mountain Lift Revenue for Town of Vai14% Assessment of Vail
Resorts, Inc, for Town Bus Transportation.
Dear Town. Cauncil~Members,
This letter is in response to your request to clarify how the 4% lift ticket assessment is
~. calculated with respect to the variety of Vail Resorts, Inc. lift access products currently
` available in the marketplace including the Colorado Pass.
~,~
V1 Resorts, Inc. pays the~Town of Vail a 4% assessment on all lift revenue generated on
Vail Mountain including window ticket sales, Internet sales, season pass sales including
the Colorado and Merchant Passes, and winter and summer sight seeing rides. Revenue
is recognized at the base of the mountain through our ticket scanning system. In effect,
onr scaling staff with their scanning equipment is our cash register. Every
indfvidua~/guest accessing Vail Mountain is scanned including employees, outside
vet~ars contractors and U~ Forest Service personnel. Simply put no valid ticket, no
ride: As eac~scan takes place, revenue recognition occurs based on the bar code on the
product presented whether it is a paper lift ticket, season pass,. employee/dependent pass
or a Peaks Cara with adrect-to-lift component attached to the bar code (credit card
attached The revenue recognized by the scanning equipment is the revenue that is
associated with that particular lift access product. As an example, a single day lift ticket
sold at the tict~et window would be revenue recognized at the price the ticket was
purchased for at the window. A multi-day lift ticket would be revenue recognized at the
fractional component Qf the product purchased (i.e. three, four or five day ticket purchase
price divided by the. number of days with that portion of the revenue recognized on each
day of use). ~z
In the case of seasan passes, and in particular with respect to your inquiry regarding the
Colorado Pass;; season pass revenue recognition occurs when the pass is presented on
Post Office Box 7 Vail, Co{orado 81658 970-845-2500 vrww.vail.com vA ~ ~ RESORTS'
*.~
each day of use. Because the majority (if not all} of Vail Resorts season passes have
multi-resort capability, the revenue associated with that pass usage is credited to the
resort where the pass is scanned. Vail Resorts estimates, based on season pass usage
history at the start of every. ski season, the number of days of use each type of pass
product will incur. As an example, Vail Mountain and Beaver Creek Resort historically
estimate that a Merchant Pass will be used 25 times during the season and the purchase
price of the Merchant Pass is divided by 25 creating a daily revenue amount to be
recognized by the scanning process. As the season progresses, pass usage is monitored
and adjustments are calculated based on actual usage. Daily revenue amounts are
adjusted accordingly. This past season Merchant Pass holders skied in excess of 26 days
and the resort's daily revenue from Merchant Pass usage had to be adjusted down to
account for the increased usage. Because the Merchant Pass is good at both Vail and
Beaver Creek (with the exception of the Breckenridge/Keystoneupgcade option) the
resort where the pass is scanned receives the revenue associated for that day. At the end
of the season, fmal calculations are made based on total season pass usage byproduct
category. Season pass revenue is precisely calculated to each resort where pass usage
occurred. These final adjustments are made in the month of April after the slci season
ends. Generally this "breakage calculation" represents less than 1 % of Vail Mountain's
total lift revenue but does increase April lift revenue for the Town of Vail assessment
calculation.
In the case of the Colorado Pass, which is valid at Vail Resort's four Colorado resorts,
usage is estimated at 10 times at the start of each season (adult or children's purchase
price divided by 10) and that revenue is credited to the resort where the Colorado Pass is
scanned on each day it is presented. At the end of the season, actual usage is determined
and revenue adjustments are recalculated with actual revenue adjusted according to
individual resort usage. Historically Colorado Pass usage has averaged 8.5 to 9.3 days of
use (9.1 days this 2002/2003 ski season) with just 2.1 days used this season at Vail.
Based on the actual usage of 9.1 days, the Vail Resorts blended rate (adult and children
pass usage) earned $30.05 each day the Colorado Pass was presented. In the case of Vail
Mountain, Vail earned $30.54 each day the Colorado Pass was presented (due to a higher
ratio of adult versus children's passes presented at Vail than the Vail Resorts average).
Total Colorado Pass revenue earned by Vail Mountain during the 2002/2003 ski season
was $7,748,000, which in turn Vail Resorts paid the applicable 4% Town of Vail
transportation assessment on that as well as Vail Mountain's other ticket revenue.
Vail Resorts has one of the most sophisticated lift access (ticketing and season pass)
systems in the world. The philosophy of amulti-resort lift ticket or season pass has been
beneficial from a marketing standpoint for Vail Resorts in a very competitive ski resort
environment. As the Chief Operating Officer of Vail I am responsible for Vail
Mountain's profitability (the combination of revenue and operating expenses). I
personally monitor Vail Mountain's lift ticket revenue on a daily basis and I want to
assure the Town of Vail and the Town Council that we share a common interest in
maximizing Vail Mountain's lift ticket and season pass revenue.
If you have any further questions regarding Vail Mountain's lift ticket revenue I will
attend the work session on Tuesday, July 1 and be available to answer your questions.
Best regards,
3:~ -s---
Bill Jensen
Senior Vice President
Chief Operating Officer
Vail Resorts