HomeMy WebLinkAbout1978-28 Amending Title 17 of the Vail Municipal Code By the Addition of a Chapter 17.40 Relating to Condominiums, Conversion of Rental Units to Condominiums or Non-Rental Units,. <r ti
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ORDINANCE NO . ~~-
Series of 1978
AN EMERGENCY ORDINANCE AMENDING TITLE 17
OF THE VAIL MUNICIPAL CODE BY THE ADDITION
OF A CHAPTER 17.40 RELATING TO CONDOMINIUMS,
CONVERSION OF RENTAL UNITS TO CONDOMINIUMS
OR NON-RENTAL UNITS; SETTING FORTH DEFINI-
TIONS, REQUIREMENTS FOR THE TENTATIVE MAP
AND PRELIMINARY MAP, REQUIREMENTS FOR THE
FINAL MAP AND PARTIAL MAP, SPECIFYING
PROCEDURE FOR REVIEW OF THE PROP05ED
CONVERSION AND SPECIFYING THE TYPES OF
SECURITY THAT THE TOti^7N MAY REQUIRE FOR
IMPROVEP~IENTS; STATING THE DETAILS REQUIR-~
ING THE IMMEDIATE ENACTMENT OF THIS ORDI-
NANCE AND DECLARING THIS ORDINANCE TO BE
AN EMERGENCY ORDINANCE IN ACCORDANCE WITH
SECTION 4.11 OF THE CHARTER OF THE TOWN OF
VAIL; AND SETTING FORTH DETAILS IN RELATION
TO THE FOREGOING
WHEREAS, the Town has not previously regulated or
controlled condominium developments, but the Town Council is
of the opinion that the building of condominium units and the
conversion of rental units to condominiums has the potential
for adversely affecting the public health, safety and welfare;
WHEREAS, the decreasing availability of rental units
has become an increasing problem within the Town of Vail;
WHEREAS, in particular, the availability of low and
moderately priced rental housing has been declining within the
Town of Vail until now the lack of housing for low and moderate
income residents is at a crisis point;
WHEREAS, the increasing lack of availability of low
and moderately priced rental units for residents has resulted
in the following impacts to the community:
(a} The population of the Town of Vail is changing
significantly and dramatically with employees of private and
public enterprises being forced to live out of the Town of Vail
because of the lack of low and moderate rental housing. In
addition, existing low and moderate priced rental housing is
being converted to condominiums for sale at prices that cannot
be afforded by low and moderate income people and for sale in
interval ownership.
~~ ~~ ~~
Ord. Page 2
(b) Public and private enterprises have found it
increasingly difficult to get and keep employees because of
the lack of local low and moderately priced rental housing.
(c) The effect of converting rental housing units
to condominiums has been to remove from the market housing
for residents and in place thereof, to provide transient haus-
ing for short-term rental to visitors or interval ownership.
(d) The loss of employee housing has had the impact
of removing from the Town of Vail residents that are necessary
to provide leadership and support for the Town.
WHEREAS, the Town Council is of the opinion that in
order to lessen the impact of rental conversions on the Town
of Vail and to protect the public health, safety and welfare
of the residents of the Town of Vail that a review process is
required to control rental conversions;
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL
OF THE TOWN OF VAIL, COLORADO, THAT:
Section 1. Title 17 of the Vail Municipal Code is
amended by the addition of Chapter 17.40 to be entitled "Con-
dominiums and Condominium Conversions" which will read as
follows:
17.40 CONDOMINIUMS AND CONDOMINIUM CONVERSIONS
17.40.010 Purpose
This ordinance has been adopted in accord-
ance with the provision of the Local Government Land
Use Control Enabling Act of 1974, as found in C.R.S.
29-20-101, et. seq. as more particularly spelled out
in C.R.S. 29-20-104 to regulate condominium develop-
ments which may result in significant changes in the
population of the Town of Vail and to control the
impact thereof an the Town of Vail and the surround-
ing areas. The Town of Vail finds that this ordinance
is necessary for the protection of the public health,
safety and welfare to accomplish the following purposes:
{a) To ensure the performance of main-
tenance responsibilities in condominiums and converted
condominiums, and to promote the public health, safety
and welfare.
(b) To ensure that rental units being con-
verted to condominiums meet reasonable physical stan-
dards as required by subdivision and building codes
adopted by the Town of Vail.
~s ~ ~~~
Ord. Page 3
(c) To protect from unnecessary eviction
the residents of rental units being converted to con-
dominiums, and to assist these residents in meeting
their future housing needs.
(d) To preserve a reasonable balance in
the owned vs. rental housing mix and to maintain the
supply of low to moderate income units available in
the Town of Vail.
(e) To monitor the supply of low to mod-
erate income units so that the Town may take measures
to avoid a worsening housing crisis.
17.40.020 Definitions
The following definitions shall apply to
the interpretation of this Chapter:
(a ) By--Laws : By-1 aws as used in thi s
Chapter shall refer to the by-laws of the unit owners'
association or corporation.
(b} Condominium Unit: Condominium unit
means an individual air space unit together with the
interest in the common elements appurtenant to such
unit.
(c) Community Apartment: Community apart-
ment is defined as a development in which there is an
undivided interest in the land coupled with the right
of exclusive occupancy of an apartment located therein.
Community apartments shall be subject to the same
restrictions and conditions set forth herein for con-
dominium units.
(d) Condominium Conversion: Condominium
conversion is defined as the development or use of the
land and existing structures as a condominium project
regardless of the present or prior use of such Sands
and structures, and regardless of whether substantial
improvements have been made to such structures.
(e} Condominium Project: Condominium pro-
ject is defined as the entire parcel of real property,
including all structures thereon, to be divided into
two or more units for the purpose of constructing or
converting existing structures to condominium units.
(f) Declaration: A declaration is an
instrument recorded pursuant to the Statutes of the
State of Colorado and which defines the character,
duration, rights, obligations, and limitations of
condominium ownership.
(g) Individual Air Space Unit: An indivi-
dual air space unit consists of any enclosed room or
rooms occupying all or part of a floor or floors of a
building of one or more floors to be used for residen-
tial, professional, commercial or industrial purposes,
which has access to a public street.
{h) Moderate Income: Moderate income shall
be as defined from time to time by the Council.
~~ ~~ 1j •
Ord. Page 4
17.40.030 Preliminary Map
All proposed condominium projects sha11
submit the preliminary map, containing the informa-
tion and requirements specified in Chapter 17.16 of
this Title 17, as may be applicable to the proposed
condominium project. In addition to that informa-
tion, the preliminary map for the condominium project
shall include:
(a) A map showing all common areas and
usages of the building and grounds, and plans for
the interior division of the building showing hari-
zontal and vertical boundaries of all units.
{b} A copy of the declaration applicable
to the condominium project.
(c) A copy of the by-laws. The by-laws
shall contain the information required by the Condo-
minium Ownership Act of the State of Colorado. A11
condominium projects shall comply with this require
ment.
17.4(1.040 Final Niap
The final map for the condominium project
shall contain all information required by Chapter
17.16 of this Title 17 as the same may be applicable
to the condominium project. In addition, if there
are any restrictive covenants, conditions or res-
trictions other than specified in the declaration,
they shall be filed concurrently with the final map.
17.40.OS0 Review Procedure
The review procedure for condominium pro-
jects and condominium conversions shall be in accord-
ance with the procedures for subdivisions as speci-
fied in this Title 17.
17.40.060 Conversion to Condominiums
In addition to any other applicable require-
ments contained in this Chapter, condominium conversion
projects shall comply with Section 17.40.0$0 through
17.40.130.
17.40.070 Additional Requirements - Condominium
Conversions
The applicant proposing to make a con-
dominium conversion shall provide the following
documentation with the preliminary map:
{a} A condominium conversion report
from the Town of Vail Building Inspector on the
condition of the building, listing all building
code violations, fire code violations and related
violations which are detrimental to the health,
safety and welfare of the public, the owners, and
the occupants of the building. The applicant shall
have available and shall provide copies of this
report to all prospective purchasers of condominium
units or interest in the condominium project.
. E ~ ~
Ord.
T
.Page 5
(b} A report of the proposed conversion
including the following information:
(1) Length of occupancy of present
tenants.
(2) The household composition of
present tenants.
(3) Current rental rates; whether
rents include ar exclude utilities; date
and the amount of last rental increase.
{4) A summary of the proposed owner-
ship of the units, if the units will be
sold as time-share or interval ownerships;
the approximate proposed sale price of
units and financing arrangements to be
provided by the applicant.
(c} Plans and descriptions showing how
the following will be performed:
(1} All site work shall be brought
up to current Town of Vail standards unless
a variance therefrom is granted to th.e appli-
cant by the Town Council in accordance with
the variance procedures of this Title 17.
The Town Council may, if it deems necessary,
require additional parking facilities to
meet requirements of owners and guests of
the condominium units.
(2) Corrections of violations cited
in the condominium conversion report by
the Building inspector.
(3) Condominium projects shall meet
current Uniform Building Cade requirements
for heat and fire detection devices and sys-
tems.
(4} Condominium projects shall have
public utilities independently metered to
each unit; water may be on a common meter
if appropriate agreements are included in
the covenants, declarations, conditions,
and restrictions.
(5) All applicable taxes, fees or
charges for water, sewer, recreational amen-
ities, or other services that would be pay-
able to the Tawn for the project if it were
being constructed new rather than being con-
verted, shall be paid by the applicant prior
to approval of the conversion. The applicant
shall be credited in the amount equal to the
corresponding fee, tax or charge that was paid
to the Tawn of Vail when the building was
built.
17.40.080 Action on Preliminary Map
(a) At the hearing on the preliminary map,
the Planning Commission shall consider whether the pro-
posed conversion is consistent with the following hous-
ing goals of the Town of Vail:
~~ ~,+~ E •
Ord. Page 6
(1) To encourage continuation of
social and economic diversity in the Town
of Vail through a variety of housing types.
(2) To expand the supply of decent
housing for low and moderate income families.
(3) To achieve greater economic balance
for the Town of Vail by increasing the number
of jobs and the supply of housing for people
who will hold them.
(b) The C~~~u«ission may require that a rea-
sonable percentage of the converted units be reserved
for sale or rental to persons of moderate income.
(c) The Planning Commission may deny the
tentative or preliminary map upon finding that:
(1) Based on the information required
by 17.40.070 and on the vacancy rate for
rental housing, tenants will have substantial
difficulty in obtaining comparably priced
rental housing. A rental vacancy rate below
five percent (50) based on the most recent
Town survey shall constitute a housing emer-
gency situation.
(2) The ratio of multiple family rental
units would be reduced to less than twenty-
five percent (250) of the total number of
dwelling units in the Gore Va11ey, from Dowd
Junction east to the base of Vail Pass, with
no replacement rental housing being provided.
17.40.090 Preliminary Public Report
(a) No later than five days after the filing
of an application for conversion, the applicant shall
notify the tenants of the proposed condominium conversion
and report to the Planning Commission at its public hear-
ing, the approximate number of tenants desiring to con-
vert to condominium ownership,
(b) Existing tenants shall be notified of
the proposed sale price. Each tenant shall have a ninety
day non-assignable option to purchase their unit at this
preliminary market value. The "preliminary market value"
shall be a fair market value for the unit, and if the
Planning Commission determines that the preliminary market
value was too high, the application may be denied.
17.40.100 Final Map
The final map to be filed by the applicant
shall contain the information required. by Section 17.16.
130 relating to subdivisions as the same may be appli-
cable to the condominium project. Tn addition to that
information, the applicant shall obtain the following
certification to be filed with the final map:
Receipt of a condominium report from the
Building Inspector of the Town of Vail stating that
condominium structure and units are in conformance
with the Town of Vail building codes, fire codes and
other related codes adopted by the Town of Vail or the
Vail Fire Protection District, or that agreements have
been entered into with the Town of Vail or Vail Fire
Protection District concerning said structure and units.
~~ +• ~ .
} r I/
Ord. :Page 7
17.40.110 Final Map Approval
No final. or partial map shall be approved
until the certification required in 17.40.100 is
obtained.
17.40.120 Subdivision Public Report
The subdivision public report shall state
that sales are subject to occupancy by the existing
tenant for ninety (90) days from the date of issuance
of said report. within rive {S) days of issuance of
the subdivision public report, the applicant shall
notify the tenants of the following:
(a) The date of issuance of the report.
(b) The right of occupancy specified above.
(c) That no repair or remodelling will
begin until at least thirty (30) days after the date
of the issuance of the subdivision public report, or
the date of notification, whichever is later.
Copies of said notices shall be filed with
the Department of Community Development at the time
the notice is given to the tenants. In the case of a
conversion project consisting of four parcels or less,
the applicant shall. meet this requirement within five
(5) days of the approval of the final map.
17.40.130 Improvement Security
The Planning Commission and the Town Council
may require a security to be posted by the applicant
which shall consist of one or more arrangements which
the Council shall accept to secure the actual cost of
construction of such public improvements as are required
by the ordinances of the Town of Vail. The improvement
security may include any one or a combination of the types
of security or collateral listed in this paragraph, and
the applicant may substitute security in order to release
portions of the condominium project for sale. The types
of collateral which may be used as security are as follows:
(a) Restrictions on the conveyance, sale or
transfer of any unit within the condominium project as
set forth on the final map.
(b} Performance of property bond.
(c) Private or public escrow agreement.
(d) Loan c~l~u«itment.
(e) Assignments of receivables.
(f) Liens on property.
(g) Letters of credit.
(h) Deposits of security funds; or other
similar surety agreements.
Security other than plat restrictions, required
under the improvement security shall equal in value the
cost of the improvements to be completed but shall not be
required on the portion of the condominium project subject
to plat restrictions. The Council shall not require secur-
ity with collateral arrangements in excess of the actual
~~ ~~~~i
a •
•~ Ord. Page 8
cost of construction of the improvements. The amount
of security may be incrementally reduced as subdivi-
sion or condominium improvements are completed.
17.40.135 Exemptions
The teams of this ordinance shall not apply
to developments or structures of two units.
17.40.144 Applicability
The terms of this ordinance shall be appli-
cable to condominium projects that are commenced or
converted after the effective date of this ordinance.
Section 2. Emergency. The Town Council finds that an
emergency exists for the following reasons:
(a) The decreasing availability of rental, units has
become an increasing problem within the Town of Vail.
(b) In particular, the availability of law and moder-
ately priced rental housing has been declining within the Town of
Vail until now the lack of housing for low and moderate income
residents is at a crisis point.
(c) At least one large project, Apo11o Park, and other
smaller projects have been sold or are to be sold shortly, and the
rental units will be removed from the moderate and low income ren-
tal market to be sold as condominiums or time-share units. The
lass of these units to moderate and low income residents will push
a crisis situation to the emergency level.
(d) The rate of conversions of rental units will esca-
late upon the notice of this ordinance.
Therefore, based on the above, the Town Council finds
and is of the opinion that an emergency exists, that this ordinance
is immediately necessary for the protection of the public health,
safety and welfare, and the provisions of the within shall take
full force and effect immediately as an emergency ordinance in
accordance with the Charter of the Town of Vail.
Section 3. 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 remain-
ing portions of this ordinance; and the Town Council hereby declares
~~• t
•
Ord. Page 9
it would have passed this ordinance, and each part, section, sub-
section, sentence, clause or phrase thereof, regardless of the
fact that any one or more parts, sections, subsections, sentences,
clauses or phrases be declared invalid.
INTRODUCED, READ AS AN EMERGENCY ORDII~TANCE, APPROVED,
AND ORDERED PUBLISHED ONCE IN FULL, this 5th day of September,
1978.
~,
f ,~ ~ -~ ~' r
Mayor
ATTEST : --~
Town Clerk
Atl~A7ED AS AN Eh1ERGENCY ORDINANCE -first reading only.
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17.40.13Q Improvement Sacuh[y.
The Planning Commission end the Town
Counclf may require a security Io be posted by
the applicant which shall consist o! one or more
arrangements which the Council shell accept to
ascots the actual Cast Of COnslrUCtipn Of Such
public improvements as are required by the
ord{nanees of the Town pf Vail. The
Improvement security may include any one or a
combination of the types of security or
collateral listed in this paragraph, and the
applicant may substitute security in order to
release pbrhons o1 the condomini um protect for
sale. The types of collateral which maybe useu
as security are as follows:
{a} Restrictions on the conveyance, sale or
transfer of any unit within the condominium
project as set forth on the Sinai map.
(b) Performance of property band.
(cj Private or public escrow agreement,
{d] Loan commitment.
{eJ Assignments of rereivahles.
(ly Liens on property.
{gJ Letters of credit.
IhJ peposils of security funds; or. other
similar surety agreements.
Security othertahn plat restrictions, required
under the tmprovement security shall equal In
value the cost 01 the improvements to be
eompleled but shall not be requlretl on the
portion of the condominium project subiect to
plat restricsions. The Council shall not require
security witheoltateral arrangements In excess
of the actual cost of construction of the
improvements. The amount of security may de
incrementally reduced as subdivision or
enndominfum Improvemems arc completed.
17.40.135 Exemptions
The terms of this ordinance shall not apply so
tlevafopmenl dr structures of two units.
17.40.140 Appllcabiliiy.
The terms o! this ordinance shelf be
applicebte to condominium projects Ehat are
mmmencetl or conversed efler the effective
date otthis ordinance.
SECTION 2. EMERGENCY, The Town
Council Linda that an emergancyexisfs tar the
following reasons:
{ay The decreasing avaltabllify O1 rental uni;s
has become an increasing problem within the
Town of Vail
(b} In particular, the availability of low and
moderately priced rental housing has been
declining within the Town of Vail until now the
lack of housing for low end moderate income
residents is at a crisis point.
(c} At least one terge project, Apollp park,
and other smaller protects have been sold or are
to 6a acid shortly, and the rental units will ba
removed from the moderate and low income
rental market to be acid as condominiums or
time-share units. The loss of fYiese units to
moderate and low income residents will push a
crisis situation to the emergency level.
(d} The rate of conversions of rental units will
escalate upon the notice of this ardlnance.
Therefore, based on the above. the Town
Council finds and is of the opinion that an
emergency exists, Ihat this ordinance is
i mmetlietely necessary for the protection of the
public health, safely and welfare, and the
provisions of the Within shell take full force and
effect immetliataly as an emergency ordinance
~in accordance with the Charter of the Town of
Vail.
SECTION 3. I1 any part, section, subsection,
sentence, clause or phrase ofthis ordinance is
for any reason held to beinvalid,such decision
shall not aflecl 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,
subsea fan, sentence, clause orphrasethereaf
regardless of the tact that any one or mare
parts, sections. subsections, sentences,
clauses or phrases be declared Invalid.
INTRODUCED, READ AS AN EMERGENCY
ORDINANCE. APPROVED. ANQ ORDERED
Pt1BLISHEO ONCE IN FULL. this 5th day of
September, 1978.
TOWN OF VAIL
Rodney E. SUfer
M a y6r
ATTEST,
Calfeen M. Kline
Town Clem
Published in The Vail Trail on September B.
1976-
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