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03-19-07 Town Council PacketSNOWMASS VILLAGE REGULAR MEETING AGENDA MARCH 19, 2007 PLEASE NOTE THAT ALL TIMES ARE APPROXIMATE—ITEMS COULD START EARLIER OR LATER THAN THEIR STATED TIME CALL TO ORDER AT 4:00 P.M. Item No. 1: ROLL CALL Item No. 2: RESOLUTION NO. 15, SERIES OF 2007 —APPOINTMENT TO CITIZEN GRANT REVIEW BOARD: CONSIDERATION OF A RESOLUTION APPOINTING LISA WILKINSON TO THE CITIZEN GRANT REVIEW BOARD Rhonda Coxon................................................................Page 1 (TAB A) Item No.3: REVIEW OF THE MARKETING, GROUP SALES AND SPEICIAL EVENTS BOARD'S PROGRAM FOR THE 2007 SUMMER CONCERT SERIES Russ Forrest, John Dresser, Kathleen Wanatowicz................Page 4 (TAB B) Item No. 4: PUBLIC NON-AGENDA ITEMS 5-Minute Time Limit) Item No. 5: COUNCIL UPDATES J Town Council J Item No. 6: FIRST READING — ORDINANCE NO. 06, SERIES OF 2007 —AN EX- OFFICIO MEMBER OF THE MARKETING, GROUP SALES AND SPECIAL EVENTS BOARD: FIRST READING CONSIDERATION OF AN ORDINANCE AMENDING CHAPTER 2, ARTICLE XIV OF THE TOWN OF SNOWMASS VILLAGE MUNICIPAL CODE, REVISING THE COMPOSITION OF THE MARKETING, GROUP SALES AND SPECIAL EVENTS BOARD OF THE TOWN OF SNOWMASS VILLAGE TO PROVIDE FOR AN EX-OFFICIO MEMBER OF THE MARKETING, GROUP SALES AND SPECIAL EVENTS BOARD OF THE TOWN OF SNOWMASS VILLAGE John Dresser.................................................................Page 7 (TAB C) Item No. 7: TRANSIT CENTER NEEDS ASSESSMENT AND FEASIBILITY REVIEW David Peckler................................................................Page 11 (TAB D) Item No. 8: RESOLUTION NO. 14 SEREIS OF 2007 —AMENDED AGREEMENT WITH URBAN INNOVATIONS: CONSIDERATION OF A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF SNOWMASS VILLAGE, COLORADO, APPROVING AN AMENDMENT TO AN EXISTING AGREEMENT WITH URBAN INNOVATIONS, INC TO COMPLETE WORK ON PROPOSALS AND GRANTS RELATED TO THE MALL TRANSIT STATION (Tabled from March 5, 2007 Meeting) David Peckler................................................................Page 12 (TAB E) 03-19-07 T.C. Page 2 of 2 Item No. 9: PUBLIC HEARING — RESOLUTION NO. 06, SERIES OF 2007 — ARCHITECTURAL PLAN REVIEW: CONSIDERATION OF A RESOLUTION CONCERNING TOWN COUNCIL ARCHITECTURAL PLAN REVIEW OF BUILDING 136, BASE VILLAGE PLANNED UNIT DEVELOPMENT. Chris Conrad..................................................................Page31 (TAB F) Item No. 10: PROPOSED ADMINISTRATIVE MODIFICATION TO THE BASE VILLAGE CONSTRUCTION MANAGEMENT AND PHASING PLANS Chris Conrad..................................................................Page 44 (TAB G) Item No. 11: RODEO PLACE PHASE I HOME PRICES & DESIGN REVIEW Joe Coffey.....................................................................Page 97 (TAB H) Item No. 12: CONTINUATION OF PUBLIC HEARING AND DISCUSSION- CLUB COMMONS II EMPLOYEE HOUSING: A PRELIMINARY PLANNED UNIT DEVELOPMENT FOR THE COMMONS II EMPLOYEE HOUSING PROJECT Jim Wahlstom..................................................................Page 108 (TAB 1) Item No. 13: ENTRYWAY SIGNAGE CONCEPTS Hunt Walker....................................................................Page 137 (TAB J) Item No. 14: MANAGER'S REPORT.........................................................Page 141 (TAB K) Construction Management Coordination /Traffic Control Intercept Lot transportation provided by Ski Co. Item No. 15: COUNCIL COMMENTS/COMMITTEE REPORTS/CALENDARS...Page 142 (TAB L) Item No. 16: ADJOURNMENT NOTE: ALL ITEMS AND TIMES ARE TENTATIVE AND SUBJECT TO CHANGE WITHOUT FURTHER NOTICE. PLEASE CALL THE OFFICE OF THE TOWN CLERK AT 923-3777 ON THE DAY OF THE MEETING FOR ANY AGENDA CHANGES. PLEASE JOIN TOWN COUNCIL FOR A SOCIAL AT WILDCAT CAFE AFTER TONIGHT'S MEETING. TOWN COUNCIL COMMUNIQUE Meeting Date: March 19, 2007 Agenda Item: RESOLUTION NO. 15, SERIES OF 2007 —APPOINTMENT TO CITIZEN GRANT REVIEW BOARD CONSIDERATION OF A RESOLUTION APPOINTING LISA WILKINSON TO THE CITIZEN GRANT REVIEW BOARD Presented By: Rhonda B. Coxon, Town Clerk Core Issues: The Citizen Grant Review Board has seven positions and only six members. An application has been received from Snowmass Resident Lisa Wilkinson. Council Options: Interview applicant and approve Resolution. Interview applicant and amend or deny Resolution Staff Interview applicant and approve Resolution Recommendations: TOWN OF SNOWMASS VILLAGE TOWN COUNCIL RESOLUTION NO. 15 SERIES OF 2007 A RESOLUTION APPOINTING LISA WILKINSON TO THE CITIZENS GRANT REVIEW BOARD WHEREAS, Section 8.3 of the Home Rule Charter states that members of all boards and commissions shall be appointed by the Town Council; and WHEREAS, the terms of members on certain boards and commissions have expired and resignations have been submitted; and WHEREAS, vacancies have been publicly posted and published in accordance with the terms and conditions of the Home Rule Charter; and WHEREAS, the following citizen has submitted applications expressing a desire to be appointed: NOW, THEREFORE BE IT RESOLVED by the Town Council of the Town of Snowmass Village, Colorado: That the following citizens are hereby appointed to serve as follows: Section One:Appointments and Terms Lisa Wilkinson 3 year term Section Two: This term shall expire on December 31, 2009 INTRODUCED, READ AND ADOPTED by the Town Council of the Town of Snowmass Village, Colorado, on the 19`h day of March with a motion made by Council Member and seconded by Council Member and by a vote of_in favor to_opposed. TOWN OF SNOWMASS VILLAGE DOUG MERCATORIS, Mayor ATTEST: RHONDA B. COXON, Town Clerk TOWN OF SNOWMASS VILLAGE Tft0F8NDftWft4GE Application for Board/Commission Position FEB 13 2006 Board of Appeals and Examiners Liquor Licensil Financial Advisory Planning Com I Citizens Grant Review Board Arts Advisory Board Marketing & Special Events Board 2ND Homeowners Board ame: Home Phone: isa wi1kinson Me-1;SS t g23.5f5} Physical Home 1 RooLd Permanent Residence?: Address: 255 Me-0-clota K ciry:SnoWmQss 1 rl 11 sr.s 10 Yes C No V CO S i to lS Mailing Address:If No,place of Permanent Residence: Qp 8oX !0001 Business Mailing Address: Office Phone: PO Boy. 101 1$ 5ncwmoss VIl IRE 923.5021 Employed With:Position: L000dj_ L'Omrnunt Assocta ion Sales dilrec`bc' Are you Registered to Vote in Snowmass Village: Yes 'y- or No List the Experience or Education which m-ay uglify ou for this position:Pa$F EXeW iVe- r'ec- br - Asper V0.11ey Me iiao 'Foundsxdlon Dine Z1zva lopmen k .f s>er( 6t lecsptl. Con-tnb ta o v01u 1fee-r `tw, non- Gi% rl SCOLA , SCYwo s and AS?e \/O: leys loc at) club. Why do you wish to be appointed to this position?AAA laved L0&r Rc % Valle since 1882, Q w . PsQc 'vimarkl1-gym all woJ s aF i Ids e k w I I ii •dw Qrtd Conirtbuk os Ye in assts Boyd are, aQp 2 on5 =pilii+v oLd CtounGl. I acknowledge that I am familiar with the qualifications, duties and responsibilities of the position for which I am applying and, if appointed, I am ready, willing and able to take an oath as well as accepting the responsibilities and duties. 1.2 007 A licant's Signature Date Return to: Town Clerk, Town of Snowmass Village, Box 5010, Snowmass Village, CO 81815 p:\shared\clerk\boards\app.b&C.03 TOWN COUNCIL COMMUNIQUE Meeting Date: March 19, 2007 Agenda Item: Review of the Marketing, Group Sales, and Special Events Board's program for the 2007 Summer Concert Series Presented By: Russ Forrest, John Dresser, Kathleen Wanatowicz Core Issues: The Town's Marketing, Group Sales, and Special Events Board has produced a concert series on Thursdays nights for the last three years. Based on Article IV, Section 10-62 of the Town municipal code the Town Manager had temporarily suspended the public consumption and open container ordinance. In 2006, the Colorado State Department of Revenue, the entity responsible for enforcing state Liquor Law, informed the Town that a municipal suspension of the public consumption and the open container law does not supersede state law. Since that time staff has done further legal research on the State Liquor law and the Town's obligation to comply with that law. The Marketing Board given the information they have received intends to continue the Thursday night concert series and Massive Music and Movies in full compliance to State Liquor law. Overview: Staff would like to make a two-part presentation on this issue. The first presentation would be on the legal issues associated with this topic and the second part would involve a presentation by Susan Hamley on the proposed format for the 2007 series. Staff would then propose that the public be given an opportunity to provide input on the new format. Attachment A reviews the legal parameters for public consumption and open container law in the State of Colorado. Attachment B reviews the proposed format for the 2007 Summer Concert Series proposed by the Marketing, Group Sales, and Special Events Board. Council Options:Share opinions or ideas with Marketing, Group Sales and Special Events Director today, as convenient, or via staff at the April 11 Board Meeting. Staff Staff is obligated to move forward with any action or event in Recommendation: compliance to local, state, and federal laws. ATTACHMENT A 12-47-901 (1) Except as provided in section 18-13-122, C.R.S., it is unlawful for any person: h) (I) To consume malt, vinous, or spirituous liquor in any public place except on any licensed premises permitted under this article to sell such liquor by the drink for consumption thereon; to consume any alcohol beverage upon any premises licensed to sell liquor for consumption on the licensed premises, the sale of which is not authorized by the state licensing authority; to consume alcohol beverages at any time on such premises other than such alcohol beverage as is purchased from such establishment; or to consume alcohol beverages in any public room on such premises during such hours as the sale of such beverage is prohibited under this article. 12-47-904: 2) It is the duty of all sheriffs and police officers to enforce the provisions of this article and articles 46 and 48 of this title and the rules and regulations made pursuant to said articles and to arrest and complain against any person violating any of the provisions of this article or rules and regulations pertaining thereto. It is the duty of the district attorney of the respective judicial districts of this state to prosecute all violations of said articles in the manner and form as is now provided by law for the prosecution of crimes and misdemeanors, and it is a violation of said articles for any such person, knowingly, to fail to perform any duties pursuant to this section. ATTACHMENT B TOSV Free Concert Series 2007 Program Overview TOSV Marketing & Special Events has responded Colorado State Law by modifying the Free Concert Series. Numerous options were explored and no viable legal alternatives have been determined to date. While we continue to creatively think through possible ways to keep the event working as is, yet with compliance to Colorado State Law, in the absence of new viable solutions at this point, the following plan has been established. Continue Components: FREE concerts every Thursday, June 28 through August 23 (9 total) with usual caliber of great talent FREE concerts on Saturday, June 30 and August 4 Bring your own tarp and/or low lawn chair Bring your own picnic foods and soft drinks (unopened containers, no glass) Dogs in designated area Family Fun Zone Modified Alcohol Component: Two entrances (off Mall and from Elbert Lane) Bag check process tbd One to two bars set-up on Fanny Hill depending on anticipated audience size, with crowd- roving vendors, to sell beer and wine. Staffed by TOSV TIPS-trained bartenders; carding & wrist-banding at point-of-sale Beef up process to manage under-age drinking and of-age overconsumption Priced from extremely affordable to higher end products; priced to cover incremental costs Expenses per concert Additional security: 8 staff @ $100 = $800 Bartenders: 2-4 carders; 6-8 pourers @ $14/hr x 2 hrs = $225-350 Sales Tents: one time cost of$4K/ 11 concerts = $375 Miscellaneous (wrist-bands, supplies, bar clean-up, etc) = $125 TOTAL INCREMENTAL COST PER CONCERT: $1,600 Revenue Audience: Avg 1500 people; 60% @ four drinks/each= 2,400 pours Beer: $100/domestic keg/ eighty 12-ounce drafts = $1.25 beer Wine: $12.50/ 1.51,bottle/ten 6-ounce pours = $1.25 wine Sales: 2,400 pours @.75 = $1,800 = sell beer and wine at $2/glass TOTAL REMAINING: $200 contingency TOWN COUNCIL COMMUNIQUE Meeting Date: March 19, 2007 Agenda Item: FIRST READING — ORDINANCE NO. 06, SERIES OF 2007 - AN EX-OFFICIO MEMBER OF THE MARKETING, GROUP SALES AND SPECIAL EVENTS BOARD: FIRST READING CONSIDERATION OF AN ORDINANCE AMENDING CHAPTER 2, ARTICLE XIV OF THE TOWN OF SNOWMASS VILLAGE MUNICIPAL CODE, REVISING THE COMPOSITION OF THE MARKETING, GROUP SALES AND SPECIAL EVENTS BOARD OF THE TOWN OF SNOWMASS VILLAGE TO PROVIDE FOR AN EX- OFFICIO MEMBER OF THE MARKETING, GROUP SALES AND SPECIAL EVENTS BOARD OF THE TOWN OF SNOWMASS VILLAGE Presented By: John Dresser, Town Attorney Core Issues: Amend the Marketing, Group Sales and Special Events Board (MGSSEB) provisions regarding composition to permit an "ex-officio" member on the Board. General Info: Council directed staff to prepare an Ordinance enlarging the composition to include an ex-officio member to the MGSSEB. Council Options: 1. Approve the First Reading of the Ordinance as proposed; 2. Amend the Ordinance at First Reading and adopt the amended Ordinance at First Reading; or 3. Deny the Ordinance at First Reading. Staff Adopt the Ordinance as proposed. Recommendation: 1 TOWN OF SNOWMASS VILLAGE 2 TOWN COUNCIL 3 4 ORDINANCE NO. 6 5 SERIES OF 2007 6 7 8 AN ORDINANCE AMENDING CHAPTER 2, ARTICLE XIV OF THE TOWN OF 9 SNOWMASS VILLAGE MUNICIPAL CODE, REVISING THE COMPOSITION OF THE 10 MARKETING, GROUP SALES AND SPECIAL EVENTS BOARD OF THE TOWN OF 11 SNOWMASS VILLAGE TO PROVIDE FOR AN EX-OFFICIO MEMBER OF THE 12 MARKETING, GROUP SALES AND SPECIAL EVENTS BOARD OF THE TOWN OF 13 SNOWMASS VILLAGE 14 15 WHEREAS, the electors of the Town of Snowmass Village determined that the 16 Town would benefit from instituting a lodging tax and directed the revenue from such a 17 tax be used for sales and marketing programs to attract guests and groups to the Town 18 of Snowmass Village as a whole; and 19 20 WHEREAS, the Town Council has determined that a desirable method to provide 21 broad and diverse representation for all interested parties to achieve such purposes and 22 goals is to revise the composition of the Marketing, Group Sales and Special Events 23 Board of the Town of Snowmass Village; and 24 25 WHEREAS, the Town Council, pursuant to a recommendation by the Marketing, 26 Group Sales and Special Events Board of the Town of Snowmass Village, determined 27 one method to insure such broad and diverse representation would be to enlarge the 28 composition of the Marketing, Group Sales and Special Events Board of the Town of 29 Snowmass Village to permit an ex-officio member to the Board to represent the on-going 30 development business in Snowmass Village; and 31 32 WHEREAS, the Town Council finds that the adoption of this Ordinance is 33 necessary for the immediate preservation of the public health, safety and welfare. 34 35 36 NOW, THEREFORE, BE IT ORDAINED, by the Town Council of the Town of 37 Snowmass Village that the following Sections of Chapter 2, Article XIV shall be hereby 38 amended as follows: 39 40 1.That "Sec. 2-313. Composition." shall be amended to read as follows: 41 42 The Marketing, Group Sales and Special Events Board shall 43 consist of seven (7) members and one (1) "ex-officio" member. 44 The members of the Board, subject to the provisions of Section 2- 45 316 of this Code, shall be the following: 46 47 1) one nominee of the Snowmass Village lodging industry 48 nominated from the lodging businesses that were members of the 49 Snowmass Village Resort Association by virtue of a covenant or 50 other restriction on the real property upon which the business was 51 operated; 1 52 53 2) one nominee of the Snowmass Village lodging industry 54 nominated from the lodging businesses in Snowmass Village; 55 56 3) one nominee of the Snowmass Village lodging industry 57 nominated from the lodging businesses in Base Village; 58 59 4) one nominee of the Snowmass Village retail industry; 60 61 5) one nominee of the Snowmass Village food and beverage 62 industry,- 63 64 6) two (2) members at-large; and 65 66 7) one "ex-officio"member of the Board to be appointed by the 67 Town Council to represent the on-going development 68 business in the Town of Snowmass Village. Said "ex-officio" 69 member of the Marketing, Group Sales and Special Events 70 Board shall be a non-voting member but shall enjoy all other 71 rights of Board membership, including the right to be present 72 during executive sessions of the Board. 73 74 75 2. If any provision of this Ordinance or application hereof to any person or 76 circumstance is held invalid, the invalidity shall not affect any other provision 77 or application of this Ordinance which can be given effect without the invalid 78 provision or application, and, to this end, the provisions of this Ordinance are 79 severable. 80 81 82 READ, AMENDED, APPROVED AND ADOPTED, by the Town Council of the Town of 83 Snowmass Village on First Reading on March 19, 2007 upon a motion by Council 84 Member the second of Council Member and 85 upon a vote of_in favor and _opposed. 86 87 88 READ, APPROVED AND ADOPTED as amended by the Town Council of the Town of 89 Snowmass Village on Second Reading on April 2, 2007 upon a motion by Council 90 Member the second of Council Member 91 and upon a vote of_in favor and opposed. 92 93 94 95 TOWN OF SNOWMASS VILLAGE 96 97 98 99 100 Douglas Mercatoris, Mayor 101 102 2 103 104 105 106 ATTEST: 107 108 109 110 111 Rhonda B. Coxon, 112 Town Clerk 113 114 115 116 APPROVED AS TO FORM: 117 118 119 120 121 John C. Dresser, Jr., Town Attorney 122 123 124 3 TOWN COUNCIL COMMUNIQUE Meeting Date: March 19, 2007 Agenda Item: Mall Transit station Needs Assessment and Feasibility Study Discussion Presented By: David Peckler, Transportation Director Core Issues: The Needs Assessment and Feasibility Study (NAFS) will be submitted to the Federal Transit Administration upon your review. This is an FTA requirement for federal funding under Joint Development guidelines. Bound books are provided with your packets and extra copies will be available at the Town Council Meeting and in the Town Clerks office. This document is a complete review of the study and work on the Mall Transit Station to date. General Info: Much of the information you have seen at one time or another in our presentations. We have attempted to address all the issues you have raised in previous discussions. The NAFS Contains: 1. Over View and History; 2. General area and site maps, Exhibits A & B; 3. Sole Source Justification documents submitted to FTA Exhibit C; 4. Joint Development Check List Exhibit D; 5. Urban Innovations Timeline by Phase Exhibit E; 6. Land Appraisals and Addendum, F1 & F2a-F2d; 7. Draft Memorandum of Understanding for Joint Development Exhibit G; 8. Capital Improvements Program (CIP) Overall Cost Projection and Individual Program Element Costs Exhibit H1 & H2; 9. Background Line Items for Program Elements Exhibits 11-13. Council Options: 1. Approve the NAFS for submission to FTA; 2. Recommend Changes to the NAFS; 3. Decline submitting the NAFS to FTA. Staff Approve submitting the document to FTA Recommendation: TOWN COUNCIL COMMUNIQUE Meeting Date: March 19, 2007 - Tabled From to March 5, 2007 Agenda Item: RESOLUTION NO. 14, SEREIS OF 2007—AMENDED AGREEMENT WITH URBAN INNOVATIONS: CONSIDERATION OF A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF SNOWMASS VILLAGE, COLORADO, APPROVING AN AMENDMENT TO AN EXISTING AGREEMENT WITH URBAN INNOVATIONS, INC TO COMPLETE WORK ON PROPOSALS AND GRANTS RELATED TO THE MALL TRANSIT STATION Tabled from March 5, 2007 Meeting) Presented By: David Peckler, Transportation Director Core Issues: Staff is asking Council to approve an Amending Agreement to our original agreement dated June 8, 2006 (see attachments to Resolution) between the Town and Urban Innovations, INC (Urban Inn) The original agreement outlined tasks to be completed as part of Phase II of Urban INN process to develop a Joint Development project for the Mall Transit Station. The Amending Agreement lists five new tasks to be completed (see Amending Agreement.) The Amending Agreement adds $40,000 to the original agreement. This cost will be divided between the Town and WestPac/Related (WPR.) General Info: At the requests of the public and private sectors, Urban Inn began to develop documents outside the scope of the original agreement, that are specific to the next Phase III of their process. Specifically they were: a draft of the Memorandum of Understanding MOU) between the public and private sector, and the development of Request for Proposals for an Environmental Assessment of the potential site and for the selection of an architect. A memo from Urban Inn is attached that provides clarification to their proposal and the issues surrounding the process to date. The memo includes a Scope of Service Schedule in Attachment #2, timelines for the phases to get to ground breaking, and a funding/cost allocation for the project. Both the Region 8 office of the Federal Transit Administration (FTA) and the Transit Unit of the Colorado Department of Transportation (CDOT) have required that an Environmental Assessment of the site be completed before grant funding can be used for design or construction work. Staff is requesting that Council select a representative to be part of the RFP review committee for selection of both the Environmental Assessment and the Architect. In addition, issues related to property in the West Village area and agreement(s) between the Town and Snowmass Village Resort Association (SVRA) have impacted the scope of work contemplated in the original agreement with Urban Inn. Given the issues related to the development of the property and the project, staff is proposing the Amending Agreement to get to the completion of the Environmental Assessment and keep the outreach and planning moving forward. Council Options: 1. Approve the Amending Agreement to complete the listed tasks, and direct staff to request funding from the Elected Officials Transportation Committee for funding of Environmental Assessment, Land Appraisals, and Public Outreach for up to $190,000, see attached staff memo. 2. Table the agreement to gather additional information on the agreement and tasks. 3. Not approve the Amending Agreement Staff Staff recommends: Recommendation:1. Approving the Amending Agreement to keep the project moving forward with completion of the Environmental Assessment; 2. Appoint a Council member to be part of selection committee for Environmental Assessment and potential Architect; 3. Request funding from EOTC to keep Environmental Assessment and public outreach moving forward; 4. Resolve issues relative to property to move forward into Land Use process upon completion of Environmental Assessment. SNOWMASS VILLAGE TOWN COUNCIL RESOLUTION NO. 14 SERIES OF 2007 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF SNOWMASS VILLAGE, COLORADO, APPROVING AN AMENDMENT TO AN EXISTING AGREEMENT WITH URBAN INNOVATIONS, INC TO COMPLETE WORK ON PROPOSALS AND GRANTS RELATED TO THE MALL TRANSIT STATION. WHEREAS, the Town of Snowmass Village (TOSV) has the power to enter into agreements with the Urban Innovations, INC (Urban INN) for the provision of services; and, WHEREAS, there exists an agreement for consultant services dated June 8t" 2006 (attachment "A") between the TOSV and Urban INN for consulting work on a transportation project; and, WHEREAS, the scope of the consultant services has expanded beyond the original scope of services; and, WHEREAS, attachment "B" Amending Agreement defines the additional consultant services being concluded for the TOSV; and, WHEREAS, the cost for the additional consultant services will be $40,000; NOW THEREFORE BE IT RESOLVED by the Town Council of the Town of Snowmass Village, Colorado, To approve the expenditure of up to $40,000 for the completion of the services defined in the attached Amending agreement. CERTIFICATION READ, APPROVED AND ADOPTED by the Town Council of the Town of Snowmass Village on the 5th of March 2007 upon a motion made by Council Member the second of Council Member and upon a vote of_in favor and opposed. RESO 07-14 Page 2 of 2 TOWN OF SNOWMASS VILLAGE Douglas Mercatoris, Mayor APPROVED AS TO FORM John C. Dresser Jr., Town Attorney ATTEST: Rhonda B. Coxon, Town Clerk 2 AMENDING AGREEMENT This AMENDING AGREEMENT is entered into as of this 19th day March, 2007, by and between URBAN INNOVATIONS, INC, of 2089 Hycroft Drive, Pittsburgh, PA 15241 hereinafter referred to as "Consultant') and Town of Snowmass Village, of PO Box 5010, Snowmass Village, CO 81615 (hereinafter referred to as "Owner"). WITNESSETH THAT: WHEREAS, the Owner and Consultant (the"Parties") entered into the contract (the Contract") dated June 8, 2006 for the purpose of consulting services (Attached as Exhibit I hereto); and WHEREAS, the Parties desire to amend the Contract on the terms and conditions set forth in this Amending Agreement (the "Agreement'); and WHEREAS, This Agreement is the first amendment to the Contract and serves to add $40,000 to the Contract amount to extend and continue services as more fully described below; NOW, THEREFORE, the parties hereto do mutually agree as follows: 1) The Contract is amended as follows: A) Section 2 is hereby amended adding the following: L) Coordinate Submission of National Environmental Policy Act(NEPA) Assessment to Transit Authority by Engineering Firm M) Establish Financing Mechanism(Cost Sharing%between Developer and Transit Authority) for Joint Development Planning Funding N) Coordinate Filing of Planning Grant Application with FTA/CDOT for Additional Planning Funding O) Coordinate Approval of Additional Funding Grant P) Arrange Receipt of Developer Planning Funds B) Section 4 is hereby amended replacing $80,000 with $120,000 C) Section 4135 is hereby amended replacing $5,000 with $15,000 D) Section 4C is hereby amended replacing $65,000 with $105,000 E) Section 5B is hereby amended replacing $80,000 with $120,000 IN WITNESS WHEREOF, the Owner and Consultant have executed this Agreement as of the date first written above. ATTEST: URBAN INNOVATIONS, INC BY: Robert A. Ardolino, President ATTEST: TOWN OF SNOWMASS VILLAGE BY: Russell Forrest, Town Manager 1 Jun 16 06 09;01a Rrdolino 4128519404 P '- Exhibit 1 p. 1 of 4 AGREEMENT FOR CONSULTANT SERVICES —PHASE 2 This AGREEMENT is entered into as of this 8th day of June, 2006, by and between URBAN INNOVATIONS, INC, of 2089 Hycroft Drive,Pittsburgh,PA 15241 (hereinafter referred to as "Consultant") and Town of Snowmass Village, ofPO Box 5010, Snowmass Village, CO 81615 (hereinafter referred to as"Owner"). WITNESSETH THAT: WHEREAS, the Owner is undertaking various projects in Snowmass Village, CO hereinafter referred to as"Projects"); and WHEREAS, it is necessary for the Owner to retain a consultant; and WHEREAS, Consultant utilizes a five phase process more fully described in Exhibit I to this Agreement to provide services to clients; and WHEREAS, Owner and Consultant havecompleted work under Phase 1 of Consultant's process described in Exhibit I and Owner understands this Agreement relates to Phase 2 services and in no way includes services related to Phase 3 through Phase 5 which may only be provided under separate agreement(s); and WHEREAS, Consultant has agreed to provide Owner with certain services under Phase 2 of Exhibit I which are more fully described below and which are necessary for the undertaking and completion of the Projects; NOW, THEREFORE,the parties hereto do mutually agree as follows: 1) General Description of Services Consultant shall perform all necessary services required under this Agreement with respect to identifying potential funding sources to fund infrastructure for Transit Oriented Development("TOD") Opportunities and preparing the appropriate applications and advocate funding for TOD to Federal and State agencies while at the same time recommending team(s) to implement TOD and Transit Related Development("TRD") Opportunities. The services enumerated in detail in Paragraph 2 of this Agreement include technical advice and assistance in connection with certain projects, including graphic representations and any other incidental work in connection therewith. All materials concerning the Projects in possession of Owner will be supplied to Consultant and any additional information which Owner later obtains shall be made available to Consultant upon request. Consultant shall at the request of Owner prepare reports satisfactory to Owner within the scope of its services. 2) Scope of Services Consultant, utilizing qualified personnel, shall perform all the necessary professional services provided under this Agreement in connection with the Projects and shall do, perform and carry out in a satisfactory and proper manner as determined by the Owner, the following: 1 Jun 16 06 09: 01a Rrd,olino 4128519404 P . ° Exhibit t p. 2 of 4 A)Review land use opportunities and evaluate sites B)Define initial development program-TOD/TRD/Joint Development C)Prepare joint development guidelines and review with board D)Evaluate zoning issues E)Prepare preliminary business plan, identifying potential stakeholders and users of the facilities F)Review existing transit plan G) Coordinate initial FTA meeting with regional office H) Coordinate the preparation and submission of the Needs Assessment& Feasibility Study(NAFS)to FTA I) Work with all parties to achieve FTA preliminary approval of the project J)Update as necessary all elements from Phase 1 K)Prepare a final report that will encapsulate all of this information into one document that will serve as a tool for Owner's use to advance to the next phase of the project. 3) Time of Performance: Consultant shall furnish the documents and provide the service herein required in such a manner and at such a time as may be necessary to insure the prompt and continuous prosecution of the work of the Projects. Consultant agrees to prepare and deliver to the Owner reports as set forth in Paragraph (2)within fifteen(15) days of the request. Such times shall be extended on account of any delay caused by the Owner or by conditions otherwise beyond the control of Consultant; times may be extended by mutual agreement between the Owner and the Consultant. All services hereunder shall be completed within one(1) year of the date hereof. 4) Compensation: Consultant hereby agrees to receive and the Owner agrees to pay an amount not to exceed$80,000 for services of Consultant as follows: A) An initial deposit of$15,000 shall be made upon the signing of this Agreement, against which hourly services will be billed according to Paragraph 4B below. B) Thereafter,montlily billings based on the following hourly rates: 1) Principals - $180.00 per hour 2) Associates-$100.00 per hour 2 Jun 16 06 09: 01a Rrdolino 4120519404 P. '* Exhibit p. 3of4 3) Drafting- $75.00 per hour 4) Clerical -$50.00 per hour 5) Expenses—Actual incurred,but not to exceed $5,000 C) The balance ofup to $65,000 shall be billed monthly as described above and payment to the Consultant by Owner is due within thirty(30) days of receipt of invoice. Owner agrees to pay a late fee of 1%per month on past due balances. 5) Method ofPayment. The Owner shall pay Consultant as follows: A)Upon receipt of bills for work performed under paragraph 2A-J, Consultant will be paid 90%of the bill, 10%to be withheld until issuance of the final report described in Paragraph 2K. B) It is expressly understood and agreed that in no event will the total compensation and reimbursement, if any,paid hereunder exceed the maximum sum of$80,000 for all of the services required. 6) Terms and Conditions: A)Duration of Agreement: This Agreement shall remain in full force and effect for one-year from the date of signing, after which time it may be extended by mutual consent of the Parties hereto. B) Termination of Ag-reement for Cause: If,through any cause, the Consultant shall fail to fulfill in a timely and proper manner his obligations under this Agreement, or if the Consultant shall violate any of the covenants, agreements or stipulations of this Agreement,the Owner shall thereupon have the right to terminate this Agreement by giving written notice to the Consultant of such termination and specifying the effective date thereof, at least five (5) days before the effective date of such termination. In such event, all finished or unfinished documents, data,studies and reports prepared by Consultant under this Agreement shall, at the option of the Owner, become its property and the Consultant shall be entitled to receive just and equitable compensations for any satisfactory work completed under the Agreement. Notwithstanding the above, the Consultant shall not be relieved of liability to the Owner for damages sustained by the Owner by virtue ofAny breach of the Agreement by the Consultant,and the Owner may withhold any payments to the Consultant for the purpose of setoff until such time as the exact amount of damages due the Owner from the Consultant is determined. Consultant may terminate this Agreement or discontinue services under this Agreement, at Consultant's sole discretion, if Owner fails to make timely payment of invoices to Consultant or Owner breaches responsibilities outlined in this Agreement, and Consultant has so notified Owner in writing of such past due 3 1100-Min 16 06 09: 0Ga Rrdolino 4128519404 p . l wwmum Exhibit 1 Po p.4 of 4 IN WITNESS WHEREOF, the Owner and Consultant have executed this Agreement as of the date first written above. ATT ST: I OVATIO S, NC BY: Robert . Ardolin0,President AT TO OaSN VM S VILLAGE CJ GGC BY: D. Michael Segrgdt,Town Manager 5 u ss.4 r n IfOVAT)OAS Specialists in Z- Transit Oriented Development MEMORANDUM TO: David Peckler, Transportation Director Town of Snowmass Village FROM: Robert Ardolino, President/CEO Urban Innovations DATE: March 13, 2007 RE: Addendum Phase II Extension Urban Innovation Services Let this memorandum serve as clarification to our proposal to amend our Agreement with the Town of Snowmass Village (Town) and the potential Joint Development partner, WestPac/ Related Companies (Developer.) To date, Urban Innovations has completed a Phase I Evaluation and Phase II Needs Assessment that will be presented to Town Council on March 19, 2007. Currently, Urban Innovations and the Town of Snowmass Village are in the process of an Environmental RFP, as well as an RFP for Architectural Services. Both RFPs are due on March 12`h (see Attachment#1 for the revised schedule). Upon receipt of the proposals from potential firms, an evaluation and review will be conducted to choose a consultant to perform the Environmental Assessment. Estimated timeline for this service is 90 to 120 days. Urban Innovations, along with the Selection Committee, will review the Architectural proposals as well. However, selection does not have to occur immediately. These proposals will remain in effect for 90 days from the date of opening. The contract/performance of services, however, does not need to begin until the environmental review is complete and submitted to the FTA for approval. Upon discussions with you, the Developer and the Town Manager, Urban Innovations has outlined a schedule and deliverables for our proposed Phase II Amending Agreement along with Phase III deliverables (see Attachment#2 for Scope of Service schedule). Also, the costs for Urban Innovation's services to complete the Joint Development process are as follows: Phase 11 Amend.40,000 Phase III Balance $120,000 Phase IV 150,000 Phase V 175,000 485,000 It is important to note that Urban Innovation's fees are 100% reimbursable from FTA grants. As part of the Amending Agreement, Urban Innovations will be reviewing potential grant opportunities with the Colorado Transit Coalition to maintain our proiect qualification and provide specific documentation to the Federal Transit Administration. Recently, additional discussions have taken place with the Developer and their representatives regarding a master schedule for the Transit Center/Snowmass Mall revitalization TOSV Memorandum (03/13/07) Page 1 ff ffbYATf Offs s specialists to Transit Driented Development project. I have listed critical items that need to be resolved per these discussions in Attachment 3. For the Joint Development partnership to stay on track, Council and the Developer need to address these issues to keep the project moving forward. The Private Developer needs some fair understanding of a reasonable timeline to complete this development. Their motivation is to work closely with the Town of Snowmass Village to achieve this goal. Moreover, they would agree to participate in a cost sharing agreement to achieve this objective. However, it is Urban Innovations opinion that the Town of Snowmass Village needs to take the leadership in resolving key issues in the "Items for Discussion," Attachment#3, that are hindering this effort. The Town and the Developer need to quickly address the items (even conceptually) to bring to some conclusion an agreement to proceed. The FTA is not interested in local politics —their objective is to provide assistance to Joint Development/TOD projects. As you are aware, the FTA process is complex and requires specific documentation that Urban Innovations can provide to assist in securing federal funding and state funding. However, Urban Innovations needs full cooperation from the designated grantee, which is the Town, for the process to move forward. The Developer also needs to be participatory and supportive in the process for the partnership to be effective in achieving groundbreaking for this project. Urban Innovations looks forward to our continued relationship with regard to the West Village Revitalization Project. If we can provide additional information, do not hesitate to contact me. cc: WestPac/ Related Companies: Pat Smith Carey Shanks Bob Schultz TOSV Memorandum (03/13/07) Page 2 Nw AI'a'f} Specialists in Transit Oriented development Attachment#1 NOTIFICATION OF REVISED DATES Please be advised that the below dates have been revised in regards to the above- referenced RFPs for Architectural Services and Environmental Assessment Services: EVENT: REVISED DATES: Pre-Proposal Conference Addendum sent by March 2, 2007 Proposals Due March 9, 2007, by 5:00 p.m. Public Proposal Opening March 12, 2007, at 1:00 p.m. Evaluation Committee Evaluates Proposals March 13-16, 2007 To Determine Responsive & Responsible Evaluation Committee Evaluates Responsive &March 19-23, 2007 Responsible Proposals Selection of Successful Proposer Announced March 27, 2007, at 5:00 p.m. And Contract Award (Tentative) unchanged) Notification to Successful Proposer March 28, 2007 unchanged) TOSV Memorandum (03/13/07) Page 3 l,,,soVRTfO„S Specialists in Transit Oriented Oevelopment Attachment#2 SCOPE OF SERVICE SCHEDULE Amending Agreement tasks have been noted in bold. Days Project Tasks Needed 1 Coordinate Submission of Needs Assessment& Feasibility 30 Study (NAFS)to the FTA 2 Submission of FTA Discretionary Grant to FTA 14 3 Coordinate FTA Preliminary Approval 10 4 Coordinate Submission of National Environmental Policy Act 10 NEPA) Assessment to TA 5 Establish Financing Mechanism (Cost Sharing % Between 2 Developer and TA)for Joint Development Planning Funding 6 Coordinate Filing of Planning Grant Application with MPO/RPO 10 for Additional Funding 7 Coordinate Approval of Additional Funding Grant 10 8 Arrange Receipt of Developer Planning Funds 45 9 Establish TOD/JD to Implementation Check-List 60 10 Review Appraisal Estimates for Exchange of Properties 30 11 Determine Infrastructure Needs & Project Requirements— 30 Critical Task to Complete A Review Transit Service/TOSV&RFTA 30 B Analyze Parking Needs/Parking Study Required 30 C Estimate Capital Costs/Estimates byArchitect.Firm per RFP 30 D Estimate Non-Transit Revenue Streams/Urban Innovations 30 12 Identify Funding Opportunities that are"Good Fits'with TOD/JD 10 13 Identify Funding & Estimated Capture Rates for Available Funds 30 Critical Task to Com late 13 Prepare Financial Assessment of Project for FTA-60 A Prepare Source & Use of Funds Statement 60 B Prepare Initial Cash Flow Performa 60 C Prepare Stabilized Occupancy Cash Flow 60 D Prepare 10-Year Projection Cash Flow 60 E Obtain Property Appraisals- TASK COMPLETE 60 Critical Task to Com late END OF PHASE III TASKS See Addendum 1 For Phase II & Phase III Tasks in Timeline. See Addendum 2 For Five Phase Timeline To Construction. TOSV Memorandum (03/13/07) Page 4 Specialists in Transit Oriented development Attachment#3 ITEMS FOR DISCUSSION APRIL MAY JUNE JULY 1 The Declarant Rights for the Entire West Village, as well as the parking lots and roads owned by the Town of Snowmass Village need resolved. 2 The SVRA issues need addressed as well as the resolution of a Conference Center location and size. 3 The Developer is requesting a master schedule be developed for the project which shows a construction start date. (How is this to be achieved if Council is not even addressing the West Village Revitalization Plan?) 4 The Town Council has to start the process of addressing the West Village Revitalization Plan 5 The Town Council and the Developer need to start a communication that identifies goals and objectives to be achieved for this project. TOSV Memorandum (03/13/07) Page 5 Addendum# 1 SCOPE OF SERVICE SCHEDULE Items 1 through 8 include Amending Agreements Tasks TOWN OF SNOWMASS VILLAGE- PHASE II EXTENSION 3/ 13/ 2007 SCOPE OF SERVICE TIMELINE Days 2007 Project Tasks Needed APRIL MAY JUNE JULY AUGUST 1 Coordinate Submission of Needs Assessment& Feasibility Study 30 NAFS to the FTA 2 Submission of FTA Discretionary Grant to FTA 14 3 Coordinate FTA Preliminary Approval 10 4 Coordinate Submission of National Environmental Policy Act( NEPA) 10 Assessment to TA 5 Establish Financing Mechanism ( Cost Sharing % Between Developer 2 and TA) for Joint Development Planning Funding 6 Coordinate Filing of Planning Grant Application with FTA/ CDOT for 10 Additional Funding 7 Coordinate Approval of Additional Funding Grant 10 8 Arrange Receipt of Developer Planning Funds 45 9 Establish TOD/ JD to Implementation Check- List 60 10 Review Appraisal Estimates for Exchange of Properties 30 11 * Determine Infrastructure Needs& Project Requirements— 30 a Review Transit Service/ TOSV& RFTA 30 b Analyze Parkin Needs/ Parking Study Required 30 cl Estimate Capital Costs/ Estimates b Architect. Firm per RFP 30 d Estimate Non- Transit Revenue Streams/ Urban Innovations 30 12 Identify Funding Opportunities that are" Good Fits" with TOD/ JD 10 13 * Identify Funding& Estimated Capture Rates for Available Funds 30 14 Prepare Financial Assessment of Project for FTA- 60 a Prepare Source & Use of Funds Statement 60 b Prepare Initial Cash Flow Proforme 60 c Prepare Stabilized Occupancy Cash Flow 60 d Prepare 10- Year Projection Cash Flow 60 e * Obtain Property Appraisals- TASK COMPLETE 60 END OF PHASE III TASKS ITEMS 1 THROUGH 8 ARE PART OF AMENDING AGREEMENT. Critical Task to Complete URBAN INNOVATIONS TIMELINE BY PHASE - SNOWMASS VILLAGE MALL Addendum 2 - Phase II Extension Memo From UrBAN Innovations. 2005 2006 2007 2008 2009 Months to Ul Phase Complete Ul Fees OND JFMAMJJASOND JFMAMJJASOND JFMAMJJASOND JFMAMJJASOND Phase 1 - Complete 9 $ 55, 000 Phase 2 6 $ 80, 000 NAFS Draft RFP Architectural Design- Sep. Contract 1 5, 500 RFP Environmental Assess.- Se . Contract 1 0 Phase 3 7 $ 150, 000 FTA Review of MOU/ Draft Public Outreach Process 12 $ 30, 000 2nd Meeting 02/ 16/ 07 03/ 2007 04/ 2007 06/ 2007 07/ 2007 08/ 2007 11/ 2007 12/ 2007 01/ 2008 Phase 13 $ 160, 000 Phase 15 $ 175, 000 Note. This timeline is subject to timely approvals and the FTA review process. I4,7i ; To: Russel Forrest,Town Manager From: David Peckkac Transportation Director Date: March 1Q. 2OD7 Re; Mall Transit Station(W1TS)Issues for Council n)e*tingon3/1O/D7 and Funding Request for project from Elected Officials Transportation Committee(E0TC) Council needs to consider amending the contract with Urban Innovations(Ul)to complete a number of pnojeotofortheMTS |nyWuy. |vvi|| beaMendingtheoonferenoeoftheCo|onadoTrsnaitCoa|ition(CTC) tu draft a statewide transit-funding request for 2000.The CTCio comprised uf all the transit agencies seeking Federal Transit Administration (FTA)funding from the Bus and Bus Facility program. Last year I submitted our MTS project for funding beginning in 2009 through 2011. 1 need to keep the project moving forward to stay on this timeline, or make adjustments to the dates at the CTC meeting inMay. The CTC meeting is the beginning of the 2009 to 2013 grant application process.A number of other possible funding sources may be coming available in the near future. Most promising may be state funding coming from Senate Bill 1 for transit projects, or a general fund allocation for transit projects coming from the legislature. The MTS is listed in the Town's Capital Improvement Program(CIP) in the 2007 budget. The program shows funding/spending projected over the next five years.Attached to this memo is the summary page for the project in the CIP.The cost projection for the project was based on the design elements of the transit station study back in 1999/2000, and limited discussion on the West Village Revitalization Planning efforts.After discussions with the private sector on their thoughts about redevelopment in the Mall area, the inclusion of funding to relocate the existing bus storage facility was included in the CIP cost projection. The total project was projected tobe$20.215,00O. In meetings with both the FTA and the Colorado Department of Transportation's Transit Unit(CDOT) we were told that grant funding for the Mall Transit Station would not be made available until un Environmental Assessment(EA)of the potential site, under the National Environmental Policy Act NEPA)guidelines,was completed locally.We have issued a Request for Proposal (RFP)for a firm to conduct the Environmental Assessment, as well as an RFP to select an architect for the project. It is our hope that the Environmental Assessment will allow us to qualify under Categorical Exclusion for transit facilities that relieve congestion. The projected cost for the EAiaat$11O.UO0.VVe hope tocome in under that projection because there isn't any proposed significant change in the land use or the use of the property. Staff is requesting funding for continuation of our work on the Mall Transit Station. I am asking for permission to approach the EOTC to help fund the MTS. There is approximately$6,500,000 in EOTC funding that is earmarked for this project. I am proposing asking the EOTC to Fund: Environmental Assessment at$110.000; Continuation nf Public Outreach onproject for 545'0O0; and Appraisal&Survey of Property impacted by Joint Development for$35,000. Total Request ufG1QU.UU0. 0 Pago1 TRANSPORTATION DEPARTMENT WEST VILLAGE TRANSIT STATION PROJECT 7- Sep- 06 WEST VILLAGE REDEVELOPMENT: TRANSPORTATION PROJECT JOINT DEVELOPMENT PROJECT COSTS& FUNDING ARE SPREAD OVER FOUR YEARS AFTER INITIAL EVALUATION IN 2006/ 07. PROJECT COST BY PROJECT 5 YEAR ELEMENTS: ELEMENT FUNDING SOURCES: FUNDING PLANNING& DEVELOPMENT 250, 000 FTA5311/ CDOT 2, 285, 000 TRANSIT STATION 7, 154, 800 EOTC 6, 500, 000 REPLACEMENT PARKING 8, 975, 556 PARTNERSHIP 6, 180, 000 ROADWAY IMPROVEMENTS 2, 461, 867 FTA 5309 7, 000, 000 BUS FACILITY 7, 372, 778 RETT 4, 250, 000 TOTAL 26, 215, 000 26, 215, 000 I. FUNDING BY YEAR:CATEGORY 2006 2007 2008 2009 2010 2011 TOTALS 023 0000 300 02 22 FTA 5311 30, 000 160, 000 95, 000 $ 2, 000, 000 0 0 $ 2, 285, 000 023 0000 300 02 23 EOTC 15, 000 222, 009 575, 000 $ 2, 750, 000 $ 2, 937, 991 0 $ 6, 500, 000 023 0000 300 06 49 PRIVATE 40, 000 503, 000 740, 000 $ 2, 075, 000 $ 2, 822, 000 0 $ 6, 180, 000 006 0000 300 02 19 FTA 5309 0 0 0 $ 3, 000, 000 $ 2, 000, 000 $ 2, 000, 000 $ 7, 000, 000 RETT 40, 000 427, 107 712, 686 $ 2, 159, 879 910, 328 0 $ 4, 250, 000 TOTALS 125, 000 $ 1, 312, 116 $ 2, 122, 686 $ 11, 984, 879 $ 8, 670, 319 $ 2, 000, 000 $ 26, 215, 000 CROSS CHECK 26, 215, 000 II. EXPENDITURES BY YEAR: CATEGORY 2006 2007 2008 2009 2010 2011 TOTALS 023 0000 530 06 04 SOFT COSTS 125, 000 $ 1, 312, 115 $ 2, 122, 686 0 0 0 $ 3, 559, 802 023 0000 530 06 29 HARD COSTS 0 0 0 $ 11, 984, 880 $ 8, 670, 319 $ 2, 000, 000 $ 22, 655, 199 TOTALS 125, 000 $ 1, 312, 115 $ 2, 122, 686 $ 11, 984, 880 $ 8, 670, 319 $ 2, 000, 000 $ 26, 215, 000 CROSS CHECK 26, 215, 000 SNOWMASS VILLAGE TOWN COUNCIL NOTICE OF PUBLIC HEARING PUBLIC NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BEFORE THE SNOWMASS VILLAGE TOWN COUNCIL. THE PUBLIC IS INVITED TO ATTEND AND COMMENT. DATE: March 5, 2007 TIME: During a regular meeting that begins at 4:00 P.M. WHERE: Town Council Chambers 0016 Kearns Road, 2nd Floor, Snowmass Center Snowmass Village, CO WHY: To receive public comment on an application by the Intrawest/Brush Creek Development Company LLC regarding Resolution No. 06, Series of 2007 consideration of a resolution concerning Town Council architectural plan review of Building 13b, Base Village Planned Unit Development. CODE: The application will be processed pursuant to the Base Village PUD Guide PUD Guide") Planning Director Review Procedures set forth in Ordinance No. 21, Series of 2004 (the "Ordinance"). INFO: The application generally involves Town Council review of the final architectural plan for Building 13b to determine whether substantial consistency exists between the final architectural plans and the preliminary architectural plan for the building and the design narratives described in Exhibit"A", the conditions imposed by the Ordinance and the provisions of the PUD guide. Additional information regarding the proposal is available for inspection at the Snowmass Village Planning Department or by telephone at (970) 923-5524 during normal business hours. Telephone: (970) 923-3777 Internet Access to Council email: htip://www.tosv.com Citizen Feedback Hotline: (970) 922-6727 or clerk cr,tosv.com Rhonda B. Coxon, Town Clerk Posted and Published in the Snowmass Sun on February 21, 2007. C:\Documents and Settings\ahodges\Local Settings\Temporary Internet Files\OLK16A\BV Bldg 13b Arch Design TC 3-5-07 PH Public Notice.doc TOWN COUNCIL COMMUNIQUE Meeting Date: March 19, 2007 Agenda Item: PUBLIC HEARING - RESOLUTION NO. 06, SERIES OF 2007 ARCHITECTURAL PLAN REVIEW: CONSIDERATION OF A RESOLUTION CONCERNING TOWN COUNCIL ARCHITECTURAL PLAN REVIEW OF BUILDING 13B, BASE VILLAGE PLANNED UNIT DEVELOPMENT. Presented By: Chris Conrad, Planning Director Core Issues: Does substantial consistency exist between the final architectural plan and the preliminary architectural plans for Building 13B? Are the final architectural plans consistent with the design narrative see Attachment 2) described in Exhibit "A" of Ordinance No. 21, Series of 2004? Are the final architectural plans consistent with the provisions of the Base Village PUD Guide? General Info: Intrawest/Brush Creek Development Company LLC ("Applicant') has submitted the final architectural plans for Building 13B to receive architectural plan review in accordance with the Planning Director Review Procedures (see Attachment 1) set forth in Ordinance No. 21, Series of 2004 (Base Village Final PUD). The process includes Town Council review of the final architectural plan for Building 13B to determine whether substantial consistency exists between the final architectural plans and the preliminary architectural plan for the building and the design narratives described in Exhibit "A" of Ordinance 21, the conditions imposed by the Ordinance and the provisions of the PUD Guide. Please refer to Attachment 1 for the excerpted text from the Ordinance. This process also calls for a public hearing that commenced on March 5. The public hearing and this item was then continued to March 19 for discussion and action. Copies of the application packet, titled Snowmass Westin-13B Design Approval", the application packet originally submitted for Building 13A and the Administrative Modification Record of Decision for Building 13A had been placed in your Town Council boxes prior to the March 5 meeting. Please bring them to the meeting for reference. The Planning Director has reviewed the application and found the architectural design, colors and materials proposed for Building 13B to be consistent with those previously approved for Building 13A by Planning Director Administrative Modification # 16 (provided as a handout for the March 5 Town Council meeting). Based upon that approval, the review of Building 13B principally involves a determination as to whether the architectural design elements, colors and materials approved for Building 13A have been carried forward to Building 13B. The relocation of the of the garage entry from Building 13A to 13B was t considered at that time and found to be acceptable as it then provided for an improved loading dock facility at Building 13A. The modifications to Building 13B from the original PUD plans are identified as bubbled areas on the floor plans and elevations within the application packet. Each bubble has been identified by a number and a description of that change is described further within Attachment 3 of this packet. You may recall the Building 13B was at a fairly schematic level of architectural design at the time of the Base Village Final PUD approval. For that reason, Architectural Design Guidelines (see Attachment 2) were included within the PUD approval to provide a descriptive narrative of architectural features that were to be applied to the final design. In reviewing the Guidelines, the Planning Director finds that substantial consistency exists in the final architectural design for Building 13B with the possible exception of the chimneys which do not appear to be made of stone to match the building or include a cut sandstone cap. This may be clarified at the meeting. Finding No. 1 of Section Two: Specific Findings, of the enclosed resolution (Lines 69-85) provides a discussion of the proposed building location I relation to the location originally shown on the Setback Map included by reference within the Base Village Final PUD ordinance. Please refer to Attachment 3 which explains that the proposed building footprint is actually further from the front and rear yard property lines than as originally proposed. The Setback Map did not show the roof overhangs which have increased from the original design; however. The Planning Director determination is that the proposed building is located within the property in a manner consistent with the original Setback Map. With the possible exception of the chimneys, the Planning Director determination is that the final plans submitted are substantially consistent with the preliminary architectural plans and architectural design guidelines. Attachments and Attachment 1: Ordinance No. 21, Series of 2004 excerpts relating to Handouts: Architectural Review of Building 13A. 2: Architectural Design Guidelines from Ordinance No. 21, Series of 2004. 3: Description of proposed changes to Buildings 13A & 13B from original PUD approval. 4: Setback Diagrams and email from architect. Council Options: 1. Re-open the Public Hearing and approve Resolution No. 6, as may be amended at the meeting; OR 2. Table action until additional information has been provided; OR 3. Deny the resolution. Staff Approve Resolution No. 6 as may be amended at the meeting. Recommendation: 2 ATTACHMENT Base Village Final PUD Ordinance No. 21, Series of 2004 Excerpts Relating to Architectural Review of Building 13A Section Two. Action. The Town Council hereby approves the following: 4. Delegation of Authority to Planning Director. The Planning Director is hereby delegated the authority to process and approve final architectural plans for Buildings 10AB, 11, 12 and 13B, development and parking modifications and short term events as identified in the Planning Director Review Procedures contained in the Base Village PUD Guide. PLANNING DIRECTOR REVIEW PROCEDURES 1.Planning Director Deferred Architectural Plan Review. The final architectural plan contemplated in Section 16A-5-360(c)(2)C for Buildings 10A and B, 11, 12 and 13B will be submitted to the Planning Director prior to the submission of a building permit application. The Planning Director will review the final architectural plan to determine that substantial consistency exists between the final architectural plan and the preliminary architectural plan for the Building and the design narratives described in Exhibit "A", the conditions imposed by the Ordinance and the provisions of this PUD Guide. The Planning Director may request additional information necessary to adequately evaluate a final architectural plan as the Planning Director deems reasonably necessary. The applicant shall be responsible for payment of Town costs associated with processing the application pursuant to the Town Planning Department Fee Schedule in effect at the time application is made. After review of the final architectural plan, the Planning Director will cause a public notice to be published that the Town Council will consider the approval of the final architectural plan for a building at a regularly scheduled Town Council meeting to occur at least 10 days following the date of publication of the public notice. At the such meeting the Town Council will consider the recommendation of the Planning Director and will approve the final architectural plan by Resolution provided that substantial consistency exists between the final architectural plan and the preliminary architectural plan for the building and the design narratives described in Exhibit "A", the conditions imposed by the Ordinance and the provisions of this PUD guide. SNOWMASS BASE VILLAGE Architectural Design Guidelines for Phases 3 and 4 06/13/04) ATTACHMENT 2 BUILDING 13 A & B CHARACTER/MASSING Character of this building to be crafted similar to the Broadmoor Hotel, which was fashioned after the elegance of large resort hotels in Europe and the Orient. Three wings with stepped roof elements capture the formal layout of European hotels. A formal entranceway with porte-cochere and grand lobby further expresses European hotel reception. Flatter hipped roof forms with stepped ends help the massing engage the ground in a more human scale manner. A lookout tower reinforces lobby entrance and is a focal point for building symmetry and massing. Signature" hotel design that is unique to Town of Snowmass Village with distinctive design elements and full-service amenities (Per PC Resolution recommendation) BASE Stone arcade around the base to firmly anchor the stately building and provide protection for pedestrians at the building entrances around the building, 6'minimum depth. The stone and timber arcade creates strong horizontal element at the base. WALLS Mid-wall: Primary material is stucco with trimmed punched window openings Recess of windows from exterior walls with stucco or siding is 2"min. Vertical faces to be simple with emphasis on the horizontal base and horizontal balcony Balcony at upper floor creates a break in the wall and a stepping point for roof forms. Upper-wall: Primary material is stucco with more ornate detailing around punched window openings at the end wings,which relates to the more elegant units on the upper levels. ROOF Two-story roof steps at ends of the wings with low-sloped hipped roofs A major central tower element provides focus to building entrance and creates a starting point for the stepping roofs. Hip dormers help break up eave lines and adds interest to roof forms Exposed wood-like rafter tails create a sense of historic construction methods and help create detail to simple roof forms. COLOR Primary color to be medium earth-toned stucco representing the elegant European hotel. Base: Stone base to be dry stacked rubble stone indigenous to the area. Stone arches at main arcade to be cut stone lintels. Stucco accents of the field color can be an infill between stone elements. Mid-wall: Stucco to be medium earth-toned with lighter colored built-up stucco trim around windows and doors. Upper-wall: Stucco to be medium earth-toned with more ornate lighter colored built-up stucco trim around windows and doors. Roof: Asphalt shingle roof red-tone brown. DOORS AND WINDOWS Punched openings in pairs of two. Recess of windows from exterior walls with stucco or siding is 2"min. Recess of windows from exterior walls with stone veneer is 6"min.. Double hung in appearance with simple forms without divided lights at lower windows. Divided lights at vaulted units to symbolize exclusivity. 7 SNOWMASS BASE VILLAGE Architectural Design Guidelines for Phases 3 and 4 (08/13/04) Window trims to be built-up stucco forms at lower and mid-level windows. Upper level windows to have more ornate built-up window profiles to symbolize exclusivity Window color and trim to be light tan to accentuate building form and openings. RAILINGS Projecting and horizontal railings to have wood appearance with wood spindles to relate to mountain character and scale. Wood-like railing to have natural stain color to match wood trim at roofs. CHIMNEY A minimum of 4 chimneys, min. 3' above the main roof ridge and/or as required by code,to break up the ridgeline and transition building/roof steps. Chimney to be made of stone to match building. Stone caps to be of cut sandstone. 8 ATTACHMENT Description of proposed changes to Buildings 13A & 13B from original PUD approval. Note: The number of each site item below corresponds with the bubbled areas as shown and numbered on the floor plans and elevations within the application packets. Those items pertaining to Building 13A were approved by Planning Director Administrative Modification #16. Site Items: 1. Relocating loading dock and garage entry a. Garage entry has been relocated to building 13B to reduce the slope of the entry drive and simplify ramp b. Loading dock has been relocated to better screen the dock area from the entry drive c. Entire garage and entry at 13B to be phased with 13 A to be complete at time of 13A opening. 13B construction to be phased 9 months behind 13A eliminating the need for temporary construction at the lid garage under 13 B. Primary structure and Village Level of 13B to be complete at time of 13A opening. 2. Pool area a. Pool has been realigned to respond to lift alignment b. Small grill structure has been added c. Outdoor fire pit has been added at skier entry 3. Employee Housing a. 2 units of employee housing have been relocated from 13B to 13A. PUD amendment was approved. 4. Employee facilities a. Employee facilities have been relocated to 13B b. Employee facilities to be phased with 13A to be completed at time of 13A opening 5. Mechanical Room a. Mechanical needs for both 13A & 13B will be serviced from a central plant in 13A eliminating the need for the mechanical room in 13B. The area of 13B designated as mechanical in the PUD is the current location of the ramp into the parking garage 6. Roof Slope , a. Roof slope at tower feature has been increased to create a more dramatic feature. Ridge height has not increased. b. Main roof slope has increased from 4:12 to 5:12. Overall ridge height has not increased 7. Decorative Metal Brackets a. Decorative metal brackets have been added at dormers, corner balconies, and porte cochere b. Decorative metal brackets &trellis have been added at main entry elevation, restaurant terrace, banquet terrace and exit stairs 8. Feature Railing a. Feature railing at tower feature has changed to a glass railing detail b. Feature railing at Level 5 has changed to a more open pattern. Railing to have glass panel at all accessible locations 9. Stone Veneer a. Stone veneer has been reduced at dormer locations b. Stone veneer has been added to the base at Main Entry and North Elevations to better anchor the building in the site c. Stone from the entry feature at 13B has been relocated to the more public south elevation to create a stone base d. The overall stone quantity has remained equal to or greater than that shown in the PUD. e. Arched details at the base have been removed 10. Corner Balconies a. Massing at corner balconies has been reduced and simplified 11. Unit Balconies a. Projected balconies at bump outs in building have been relocated to either side of bump out to better define massing 12. Stair Cores a. Stair cores have been developed as feature elements to help break up the massing 13. Banquet Room a. Banquet room has expanded on Lower Level 3 to allow more room for pre- function area 14. 13B Entry Feature a. Space behind has been turned into balconies for units. b. Entry feature stone has been removed and feature has opened up. Stone has been relocated as described in item 9. c. Size of roof feature has increased to cover elevator overrun to further development of elevator specifications. 15. Windows at Restaurant a. The window size at the Village Level of the west wing at 13A has increased to provide bigger windows for the restaurant area 16. Decks at employee housing units a. The decks have been eliminated from the employee housing units ATTACHMENT 4 SNOWMASS SETBACK PLAN BASE VILLAGE SNOWMASS,COLORADO Lcrr 7 2.21 AC 4. LOT 57 1$.0" LOT 6 1.34 AC AQUA 58 s 31' LOT 4 0.69 AC 5s 4! SIM132' L LOT 8 1.10AC&j- 5S 9C rye zB. 6 U6 4p ID LOTS 0.91 2smy 3.35 AC 3s 4S•2 S LOT 3 3su.Y 4 2.48 AC - T 4 swy 5SIVy 6swy 79 REVISED PARCEL F 3.67 AC r— A- = BUILDING TO BUILDING SETBACKS THE MINIMUM DISTANCE BETWEEN ALL BUILDINGS SHALL BE TWENTY—FIVE FEET (25'-0"). EXCEPT THAT AS BETWEEN BUILDINGS IN MICH THE ADJACENT PORTION OF EITHER BUILDING EXCEEDS 4 STORIES IN HEIGHT, THE MINIMUM DISTANCE SHALL BE FORTY FEET(40'-0-). B. = BUILDING TO RIGHT OF WAY SETBACKS THE MINIMUM SETBACK BETWEEN ANY BUILDING AND THE CENTERUNE OF RIGHT OF WAY ADJACENT TO THE BUILDING SHALL BE TWENTY FEET (20'-0'). C' = BUILDING TO ADJACENT PROPERTY LINES SETBACKS THE MINIMUM SETBACK BETWEEN ANY BUILDING AND ME PROPERTY LINES OF THE PROPERTY IMMEDIATELY ADJACENT To THE117ONWHICHTHEBUILDINGISCONSTRUCTEDSHALLBE0FEETASLONGASTHEDISTANCEBETWEENBUILDINGSONTHEADJACENTPROPERTYANDTHELOTMEETSTHEREQUIREMENTOFMEMINIMUMDISTANCEBETWEENBUILDINGTOBUILDING. ALL BUILDING SETBACKS ARE FROM PROPOSED LOT AND RIGHT—OF—WAY UNES TO FACE OF ROOF OVERHANG 09 DECK PROJECTION. li if r!_s t, 7-4 1} + ] tea. an 1541 ZA ... Ulk iii i a WA w liriiF WIN INi \< n q%ry rim,-oat Ya g: " Q j, 'r'• i, 1,.__„ ,•:—iu':;f N" c/in ir/aur-ewr -_ g* r i +',!t,1*n Rid i j•"• 4 tt_ ryre,•.. i .%_ Chris Conrad From: Jenette Alie Oalie @ ozarch.com] Sent: Wednesday, March 14, 2007 4:53 PM To: Chris Conrad Cc: Bob Kaufmann Subject:Snowmass 13B setback narrative Attachments: 13032007122205_ExA-Rev3-06.pdf Inq A eI. 13032007122205_E xA-Rev3-06.pdf... Chris, Please see the attached PUD and current setback diagrams for building 13B. I believe Bob Kaufmann has also forwarded these documents to you. It is our understanding that due to the level of development of building 13B at the time of the original diagram, the dimensions given are from face of building to the property line rather than from drip lines at the roof as shown on the other buildings. We have made minor changes to the footprint and placement of 13B. The building has been rotated slightly with the pivot point being at the knuckle of the building. The rotation of the building allowed us to open up the space between the two building at the Wood Road side of the site to better accommodate the entry drive and allow us to ease the slope of the entry drive. The building has not increased in length. Dimensions given in red on the attached diagrams are to the same building face as indicated in the original document. In both diagrams the balconies at the corners of the buildings are inset from the points given. If you have any other questions, let me know. Thanks, Jene JENE ALIE Associate OZ ARCHITECTURE 3012 Huron Street . Denver . CO 80202 P: 303 .861.5704 F: 303 .861.9230 jalie @ozarch.com 1 1 2 TOWN OF SNOWMASS VILLAGE 3 TOWN COUNCIL 4 5 RESOLUTION NO. 06 6 SERIES OF 2007 7 8 CONSIDERATION OF A RESOLUTION CONCERNING TOWN COUNCIL ARCHITECTURAL 9 PLAN REVIEW OF BUILDING 13B, BASE VILLAGE PLANNED UNIT DEVELOPMENT. 10 I WHEREAS, the Base Village Final Planned Unit Development ('BV PUD") was 12 approved by Town Council Ordinance No. 21, Series of 2004 ("Ordinance 21"); and 13 14 WHEREAS, said ordinance contains the Base Village Planned Unit Development Guide 15 ('PUD Guide"), which sets forth the zoning and development parameters for the individual 16 buildings and lots within the BV PUD; and 17 18 WHEREAS, at the time of granting final approval of the BV PUD, the Intrawest/Brush 19 Creek Development Company LLC ("Applicant') had not finalized the architectural design for 20 several buildings within the development that were scheduled for the later phases of the overall 21 project; and 22 23 WHEREAS, the PUD Guide included a procedure providing for deferred architectural 24 review of these buildings by the Planning Director; and 25 26 WHEREAS, the process includes Town Council review of the final architectural plan for 27 Buildings 10AB, 11, 12 and 13B to determine whether substantial consistency exists between 28 the final architectural plans and the preliminary architectural plan for the building and the design 29 narratives described in Exhibit "A" of Ordinance 21, the conditions imposed by the Ordinance 30 and the provisions of the PUD Guide; and 31 32 WHEREAS, the Applicant has now submitted the final architectural plans for Building 33 13B, as shown in the "Snowmass Westin-13B Design Approval' application packet dated April 34 26, 2006 as revised December 6, 2007 and hereafter referred to as Exhibit "A", for architectural 35 plan review in accordance with the Planning Director Review Procedures set forth in Ordinance 36 No. 21; and 37 38 WHEREAS, a public hearing notice was published in the Snowmass Sun on February 39 21, 2007 specifying that public hearing will be held during the March 5, 2007 Town Council 40 meeting; and 41 42 WHEREAS, the Public Hearing was opened during said meeting and then continued to 43 the March 19 Town Council meeting to receive additional public comment and for consideration 44 and action regarding this application; and 45 46 WHEREAS, the Town Council has reviewed the application, heard the 47 recommendations of the Town Staff and received public comments; and 48 49 WHEREAS, said application was considered by the Town Council pursuant to the PUD 5o Guide Planning Director Review Procedures set forth in Ordinance No. 21. TC Reso. 07-06 Page 2 51 52 NOW, THEREFORE, BE IT RESOLVED, by the Town Council of the Town of 53 Snowmass Village, Colorado: 54 55 Section One: Findings. The Town Council finds that: 56 57 1, the Applicant has submitted sufficient architectural information pursuant to the PUD 58 Guide Planning Director Review Procedures to permit the review of the proposed final 59 architecture for Building 13B and that the public notification requirements have been 60 satisfied; and 61 62 2, substantial consistency exists between the final architectural plans and the preliminary 63 architectural plan for Building 13B, the design narratives described in Exhibit "A" of 64 Ordinance 21 and the conditions imposed by the Ordinance including the provisions of 65 the PUD Guide. 66 67 Section Two: Specific Findings. The Town Council specifically finds that: 68 69 1, The "Setback Plan" map included within Exhibit "A" was attached by reference as part of 70 Ordinance 21 and indicates a front yard setback of 29 feet and rear yard setback of 132 71 feet. The Applicant's site plan indicates that the proposed front yard setback will be 20 72 feet and rear yard setback will be 118 feet. These distances are as measured to the 73 proposed roof overhangs. 74 75 Buildings 12 and 13B were fairly schematic at the time of the Final PUD approval and 76 the setback distances shown on the Setback Plan were dimensioned to the building 77 footprint rather than roof overhangs as indicated for the other buildings. While the front 78 yard setback for Building 13B will be 20 feet when measured from the roof overhang, 79 the building footprint will be 35 feet from the Wood Road right-of-way. This exceeds the 80 original 29 foot front yard setback measurement to the footprint by 6 feet. 81 82 The rear yard setback measured to the proposed building footprint will be 134 feet or 2 83 feet greater than the distance specified on the original "Setback Plan" map. The Town 84 Council has now reviewed the final architectural design and determined that the 85 proposed setback distances for Building 13B are acceptable. 86 87 2. The architectural design proposed for Building 13B, including colors and materials, is 88 consistent with the Planning Director Administrative Modification #16 approved on 89 November 22, 2006 regarding the architectural design, colors and materials approved 90 for Building 13A. 91 92 3. The colors and materials presented during the March 19 meeting are acceptable for 93 both Building 13A and 13B. 94 95 Section Three: Action. The Town Council hereby approves the final architectural plans and 96 building setbacks for Building 13B as shown and described in Exhibit "A" attached hereto by 97 reference as on file with the Snowmass Village Town Clerk and Planning Department. Further, Pluser\cconradWIS Word Docs\Base Village\Post Final PUD\Architectural Design Bldg 13B\TC Reso 07-06 BV Bldg 13B Arch Review 01.doc TC Reso. 07-06 Page 3 98 the color and material sample board presented during the March 19 meeting is hereby 99 approved for Buildings 13A and 13B and shall be retained in the Town Planning Department 100 offices until said buildings are completed. Said approvals shall be subject to the conditions lol contained within Section Four below. 102 103 Section Four: Conditions of Approval. The approval of the amendments stated within 104 Section Three above shall be subject to the following conditions: 105 106 1. Future modifications to the colors and materials for Buildings 13A and 13B shall be 107 reviewed and approved by the Planning Director, who may refer the matter to the Town 108 Council for final determination. 109 110 2. The final landscape plan for Lot 9, containing Building 13A was approved by Planning III Director Administrative Modification #16. The final landscape plan for Lot 8, containing 112 Building 13B, was not included with this application and shall be submitted for review 113 and approval by the Planning Director prior to building permit issuance for Building 13B. 114 115 1) The Applicant shall submit an exterior lighting plan to the Chief Building Official for 116 review and approval by the Planning Commission prior to building permit issuance. 117 118 2) No exterior signage has been authorized by this Resolution. 119 120 Section Five. Severability. If any provision of this Ordinance or application hereof to any 121 person or circumstance is held invalid, the invalidity shall not affect any other provision or 122 application of this Ordinance which can be given effect without the invalid provision or 123 application, and, to this end, the provisions of this Ordinance are severable. 124 125 INTRODUCED, READ, AND ADOPTED by the motion of Council Member 126 and the second of Council Member by a vote of _ in favor 127 and _against, on this 19th day of March, 2007. 128 129 TOWN OF SNOWMASS VILLAGE 130 131 132 133 Douglas Mercatoris, Mayor 134 ATTEST: 135 136 137 138 Rhonda B. Coxon, Town Clerk 139 140 APPROVED AS TO FORM: 141 142 143 John C. Dresser, Jr., Town Attorney 144 P:\user\cconrad\MS Word Docs\Base Village\Post Final PUD\Architectural Design Bldg 13B\TC Reso 07-06 BV Bldg 13B Arch Review 01.doc TOWN COUNCIL COMMUNIQUE Meeting Date: March 19, 2007 Agenda Item: Discussion: Proposed Administrative Modification to the Base Village Construction Management and Phasing Plans. Presented By: Chris Conrad, Planning Director Core Issues: Does the Town Council find the road closures and delays identified within Exhibit "B" to be acceptable for the period from March 19 through October 15, 2007? General Info: Related WestPac, LLC has applied for an Administrative Modification to the Base Village Construction Management and Phasing Plans to incorporate the April 2007 through November 2007 infrastructure improvements discussed with Town Council on February 26. The Applicant has determined that it is necessary to focus their construction efforts during this period on the placement of infrastructure within, across or proximate to Lower Carriage Way, Wood Road and Brush Creek Road and commencing landscaping, revegetation and bridge construction as more fully described within Exhibit "A" of the enclosed resolution. As such, the overall time frame schedules for other development within the Base Village project had to be adjusted accordingly. Exhibit "B" of the resolution identifies certain road closures or delays that will need to occur in order to effectively construct the subject infrastructure improvements. It should be noted that the proposed amended text includes reference to the Town CCIMP and incorporates some of its draft provisions. Staff has no objection to these amendments. Attached is a draft Record of Decision for the Administrative Modification summarizing the Applicant's request, the administrative findings and the proposed conditions. Staff is requesting Town Council confirmation regarding the road closure and delays discussed February 26 prior to finalizing the Record of Decision. The full closure of Lower Carriage Way until June 29, 2007 has been identified by staff as having a substantially adverse effect on transit operations during the period of the Chili Pepper & Brew Fest from June 8-10, 2007. The Applicant has agreed to open Lower Carriage Way in one direction (downhill) during those three (3) days. The lane will be open for transit vehicles only during that weekend.and signage will be put in place by the Applicant. This agreement is based on the ability to keep the road closed through June 291h and then opening the road to one lane of traffic starting June 30'h. This provision has been added as a condition to the Administrative Modification approval. Attachments: Attachment 1: Draft Record of Decision for the Administrative Modification summarizing the Applicant's request, the administrative findings and the proposed conditions. Please note that the underlined text within Exhibit "A" represent new language being proposed. Attachment 2: Existing CMP language with the text to be removed stricken. Separate Handout: Colored phasing maps and road closure diagrams. Council Options: 1) Provide final confirmation or direction regarding the road closures and delays discussed during the February 26 Town Council meeting; OR 2) Table this item until additional information is provided. Staff Provide final direction and authorization regarding the subject road Recommendation: closures and delays. 2 ATTACHMENTItown0. SNa ASS a DRAFT Record of Decision DRAFT Planning Director Administrative Modification #18 Base Village Construction Management and Phasing Changes The Applicant, Related WestPac, LLC [To Be Determined], has applied for a "Planning Director Administrative Modification" pursuant to the review criteria and standards established in the Final PUD Guide of Ordinance No. 21, Series of 2004 ("Ordinance 21"), regarding the approval of the Base Village Final PUD (the "Project'), and pursuant to Municipal Code Section 16A-5-250, Administrative Modifications. The proposal is to amend certain provisions in the text, the time frame schedules and construction management diagrams for the construction of infrastructure and buildings and other physical development in the Base Village Construction Management Plan CMP"), attached hereto and incorporated herein as Exhibit "A". General Changes: The Applicant has determined.that it is necessary to focus their construction efforts from April 2007 to November 2007 on the placement of infrastructure within, across or proximate to Lower Carriage Way, Wood Road and Brush Creek Road as commencing landscaping, revegetation and bridge construction as more fully described within Exhibit "A". As such, the overall time frame schedules for other development within the Project had to be adjusted accordingly. Exhibit "B" identifies certain road closures or delays that will need to occur in order to effectively construct the subject infrastructure improvements. Section One: Findings. Pursuant to the criteria in the Final PUD Guide referenced by Ordinance No. 21, Series of 2004, the proposed changes to the Base Village Construction Management and Phasing plans are permitted for administrative review as can be authorized for approval by the Town's Planning Director and as permitted by Municipal Code Section 16A-5-250, Administrative modifications. After evaluation, the Town's Planning Director has found the requested changes to be generally consistent with the applicable review standards and with the previously approved Final PUD. Specifically, it was found that: 1. The Applicant discussed the proposed road closure/delays with the Town Council during their February 26 meeting. Exhibit "B" of this Record of Decision is intended to document the determination of the Town Council relating to said closures or delays that have been authorized for the period March 8 — October 15, 2007. All work within Town rights-of-ways are to occur under the authorization, supervision and control of the Public Works Director and Town Engineer as may be directed by the Town Council. 2. The full closure of Lower Carriage Way until June 29, 2007 has been determined to have a substantially adverse effect on transit operations during the period of the Chili Pepper & Brew Fest from June 8-10, 2007. The Applicant has agreed to open Lower Planning Director Adm. Mod. Record of Decision No 18 Page 2 of 3 Carriage Way in one direction (downhill) during those three (3) days. The lane will be open for transit vehicles only during that weekend and signage will be put in place by the Applicant. This agreement is based on the ability to keep the road closed through June 291h and then opening the road to one lane of traffic starting June 301h 3. The amended text within the proposed CMP includes reference to the "CCIMP" being developed but not yet adopted by the Town. Certain provisions of the CCIMP have been incorporated within the proposed CMP. Reference to the CCIMP and incorporation of CCIMP language has been determined to be acceptable. 4. The proposed CMP for the period of April 2007 through November 2007 makes reference to "Prepare Fanny Hill Cabin Site for Temporary Clinic" and 'Prepare Bldg 12 site for the relocation of the grocery/post office if approved". This language may remain; however, the work and improvements described are not authorized at this time and require further Town approval. 5. The revisions are not in conflict with the original provisions of this PUD Guide and the Final PUD and Ordinance; 6. The modifications do not have a substantially adverse effect on the neighborhood surrounding the affected lot(s) or have a substantially adverse impact on the enjoyment of land abutting upon or across the street from such lot(s); 7. The amendment do not appear to change the basic character of the Project or surrounding areas; 8. The revisions appear to demonstrate compliance with all applicable standards and provisions of the Municipal Code; and 9. The modifications comply with all other applicable provisions of the Municipal Code Section 16A-5-250, including that: a. The proposed modifications are a result of circumstances that could not have been reasonably anticipated by the Applicant prior to or during the original and Final PUD approval process; b. Any adverse impacts on surrounding properties from the proposed modifications would seem insubstantial; and c. The proposed modifications seem to promote the public health, safety and welfare. Section Two: Decision. The modifications, as generally described above and in more detail within the amended construction management and phasing plan, attached as Exhibit "A", and road closure/delay proposal, attached as Exhibit 'B" are hereby granted on this day of March, 2007, subject to the following conditions: Section Three: Conditions of Approval. The approval granted within Section Two above shall be subject to the following conditions: P:\user\cconrad\MS Word Docs\Base Village\Post Final PUD\Administrative Modifications\CMP Amended 2 March 2007\Adm Mod#18- BV CMP 8 Phasing Arndt DRAFT 03-19-07.doc Planning Director Adm. Mod. Record of Decision No 18 Page 3 of 3 1) Alternative routes for trails shall be considered by the Applicant, coordinated with the Public Works Director or his designee and provided as reasonably possible during the course of construction. Should disagreements arise that cannot be resolved at an administrative level, they shall be referred by either party to the Town Manager who may refer the matter to Town Council for final determination. 2) The Applicant has agreed and is hereby required to open Lower Carriage Way in one direction (downhill) on June 8-10, 2007. The lane will be open for transit vehicles only during that weekend and signage will be put in place by the Applicant. This agreement is based on the ability to keep the road closed through June 299 and then opening the road to one lane of traffic starting June 30'". 3) Pursuant to Condition No. 14 of Ordinance 21, the hours during which construction activities may occur will be in conformance with the provisions of Chapter 18 of the Municipal Code. Said condition also states that due to the phasing and lengthy development construction period, certain refinements, modifications, or amendments to the Construction Management Plan may be required in the future by the Town to mitigate impacts which were not apparent at the time of adoption of Ordinance 21. The Planning Director is authorized to require reasonable amendments to the plan as determined to be reasonable and necessary to mitigate an unforeseen impact. The Applicant will either amend their plan accordingly or request that the matter be reviewed by Town Council for final determination. 4) This approval is subject to the recording of this document, at the Applicant's expense, in the Real Estate Records of the Clerk and Recorder of Pitkin County, Colorado. Some documents referenced in Exhibits "A" and "B" are colored exhibits and shall be retained for review in the records of the Town Clerk's office. A color copy will also be on file with the Town Planning Department. 5) This Record of Decision is based on the application for Administrative Modification, and the supporting documents thereto, submitted by the Applicant to the Town of Snowmass Village Planning Director as of the date of this Decision, including the plans and supporting documents of the Base Village application that was approved by the Town Council of Snowmass Village by Ordinance 21 and the authority vested in the Planning Director thereby. This Record of Decision pertains only to the subject matter contained in it and supersedes all prior and contemporaneous approvals, representations, and understandings of the parties. No supplement, modification, or amendment of this Decision shall be binding unless executed by the Planning Director. No waiver of any of the provisions of this Decision shall be deemed, or shall constitute, a waiver of any other provision, whether or not similar, nor shall any waiver constitute a continuing waiver. No waiver shall be binding unless executed by the Planning Director. Chris C. Conrad, Planning Director P:\user\cconrad\MS Word Docs\Base Village\Post Final PUD\Administrative Modifications\CMP Amended 3 March 2007\Adm Mod#18- BV CMP& Phasing Arndt DRAFT 03-19-07.doc Exhibit "A" Record of Decision #18 Page 1 of 35) CONSTRUCTION MANAGEMENT & PHASING PLAN SNOWMASS BASE VILLAGE & FANNY.HILL CABINS October 12, 2004 (REV 2 Feb 2007) (REV 3 March 12, 2007) I. GENERAL PROJECT CONSTRUCTION: A. Construction Hours A. Standard Hours for exterior activities a. Monday through Saturday (Unless under special request and approval by the TOSV) b. 7:00am to 6:00pm or as otherwise approved or requested by the Town of Snowmass Village C. TOSV applicant may have right to extend working hours for work in Right Of Way or special tasks B. Activities occurring inside buildings that are not disruptive to the general public a. 7 days a week b. Unlimited hours C. To achieve the proposed schedule in this plan and in order to facilitate the execution of certain portions of the construction, variations from the standard hours of operation need to be considered. A minimum thirty six-hour prior notification to the TOSV Construction Coordinator TOSV CC)will be required for any construction activities beyond the Standard Hours of construction.The following construction methods and materials will require variation of construction hours to achieve an acceptable level of quality and efficiency. a. Cast in place concrete construction. b. Exterior work that does not violate the Town noise ordinances. c. Steel erection and delivery d. Roadway grading and asphalt work e. Other work in the Right of Way D. Prior to commencement of construction, the owner shall designate responsible parties to provide direct communication with the appropriate TOSV Personnel (TOSV Construction Coordinator) and provide responses to complaints. E. The contractor shall be responsible for providing information of general construction activities and schedules. Public Meetings will be held to inform the public on construction issues and information sources.An Email and Facsimile construction notice list will be developed and regularly scheduled construction updates will be distributed by the appropriate TOSV personnel- TOSV CC. F. The TOSV Police Department will be notified of major material deliveries and concrete pours. Regularly scheduled construction updates will be distributed to the Police Department. G. If construction of the project is interrupted,Applicant will work with the Planning Department to establish interim landscaping plans for the affected areas. INTRAWEST Snowmass Base Village 1 Exhibit "A" Record of Decision #18 Page 2 of 35) CONSTRUCTION MANAGEMENT & PHASING PLAN B. Construction Traffic Management on Town Roads A. Brush Creek Road a. Traffic flow to be reduced by shuttling employees to the construction site from external parking areas. The primary parking area will be the Intercept lot at Brush Creek Road and SH 82. b. In addition to Brush Creek Passing Lane,existing pullouts are to be used along Brush Creek road by trucks that are not able to maintain reasonable speed up the road. This will allow for vehicles backing up behind the trucks to pass at these locations. Specifically designated non bus stop areas may also be used for temporary truck stacking during large material deliveries at times when limited staging on site is available. c. Peak traffic times of 7 AM to 9 AM(10 AM during ski season)and 3:00 PM to 5:00 PM are to be avoided,as reasonably possible for major material deliveries during the ski season and summer season. d. Lighted roadway information signs will be maintained at key entrances to the village. These signs will alert motorist of detours and construction activities that could affect travel. e. A Traffic Control Coordinator will be designated for the project. The Traffic Control Coordinator will develop a written delivery plan, manage all deliveries to the site,develop and enforce a policy that all deliveries must be coordinated through the Traffic Control Coordinator,limit deliveries during peak skier traffic times, conduct a traffic control meeting at the end of each shift identifying deliveries and traffic control issues for the next day,personally dispatch all delivery vehicles to the site from the designated staging area,be in continuous radio contact with the site, and continuous radio contact with the site concrete superintendent who will be in direct telephone contact with the batch plant.. Once the CCIMP is adopted and the Town Wide Traffic Control Coordinator is identified, they will ensure identified and established guidelines are complied with and consistent throughout all projects. B. Wood Road and Lower Carriage Way(Please refer to the ROW Impact Plan for more details) a. No staging of trucks or other construction vehicles is allowed along these roadways. Accommodations will be made within staging areas for vehicles except for work required within the Right of Way. b. If parking is not available in the staging areas for construction vehicles, they will be directed to other off site vehicle parking areas provided by the Contractor. 3. Public Access Closure Notification A. Public Trails a, Public notice shall be provided a minimum of 1 week in advance of all public trail closures. Signs shall be placed for trail closures in advance of the closed sections so alternate routes can be used. Prior to trail closure, Contractor must gain approval from the Public Works Director or his designee of a way finding plan to reroute the closed trail. b. A functional, well-defined ski back trail through or around the Base Village shall be preserved and operational during the ski season. Alternate TETRA TECH,INC. Snowmass Base Village 2 Exhibit "A" Record of Decision #18 Page 3 of 35) CONSTRUCTION MANAGEMENT & PHASING PLAN routing of affected trails during non- ski season timeframes will be provided and coordinated with the Public Works Director or his designee. B. Public Roads a. Contractor shall coordinate all road closures with the TOSV Construction Coordinator and be in compliance with approved CMP schedules. b. Public notice will be required a minimum of 1 week prior to all roadway closures c. Single lane closures will be used as much as possible instead of closing entire road sections d. All closures shall follow Manual of Uniform Traffic Control Devices. e. Full closure of Lower Carriage Way will be required during the installation of utilities within the road. This closure will be performed per the attached ROW Impact Plan and coordinated with the TOSV Construction Coordinator and the Town Public Works Department. 4. Construction Fencing A. Site fencing a. 8' fencing with screened mesh b. 20' planting buffer along roads when practical and where space allows. The applicant shall submit a construction landscape plan for these areas to be approved by TOSV staff. c. Permanently installed on posts,except some areas that require movable fencing for construction activities d. Maintained by the contractor to remain in tact and neat to outside appearance 5. Construction Waste Management A. Reduction and reuse of waste material on the site through a specific site waste management and separation program. B. Recycling of all applicable products. C. All food waste must be disposed in specified receptacles to prevent access by bears and other wildlife. The construction site will be maintained and kept clean of trash and debris by the contractor. 6. Minimization of Construction Impacts on Wetlands A. Specific measures shall be employed during site construction in and around wetlands and the Brush Creek Riparian zone. These measures are intended to provide additional protective measures beyond a standard Erosion and Sediment Control plan to the natural resources onsite and of Brush Creek. The Brush Creek Enhancement Plan(BCEP) shall be used for further detail on this issue. B. All construction shall comply with the Army Corps of Engineers 404 permits for the project area. C. All wetlands and existing sensitive riparian zones that are to be preserved shall be clearly identified and approved by the environmental consultant prior to the initiation of any site disturbance activities. D. All wetland areas to be preserved shall be protected with 2 lines of silt fencing as described in the BCEP, and shall be maintained by the Contractor throughout the construction period. E, No machinery, equipment or other construction materials shall be allowed within the delineated wetland areas designated to be preserved. TETRA TECH,INC. Snowmass Base Village 3 Exhibit "A" Record of Decision #18 Page 4 of 35) CONSTRUCTION MANAGEMENT & PHASING PLAN F. Wetland areas to be preserved shall be inspected on a weekly basis,or after significant storm events to insure that all protection devices are operational. Any devices that are deficient shall be replaced or repaired. G. No cleaning of equipment,tolls, machinery, concrete trucks, vehicles,etc shall be conducted where runoff may enter erosion control measures or protected wetland areas. H. All protection devices shall remain in place until all adjacent uphill areas of the construction site have been revegetated or completed. Revegetation is considered re-established once 70% of overall ground coverage is achieved. These devices shall not be removed until approved by the environmental consultant. I. In the event of an accidental placement of fill material within the wetland areas, the Contractor shall immediately cease operations in or adjacent to the affected wetland area and notify the wetland consultant. 7. Limits of Disturbance A. All trees and other native areas to be protected shall be delineated with fencing to prevent damage B. Tree preservation areas and the surrounding tree crown line area must be left intact. C. All tree and native vegetation areas to be preserved shall be fenced off and approved by the landscape architect prior to the commencement of any site disturbance. D. The contractor will repair all disturbed areas. 8. Storm Water Management and Erosion Control A. The Contractor shall follow the Storm water Management Plan and Erosion Control plans for control of water quality and erosion from the site disturbance during the construction period. B. A Storm water discharge permit is required by the State of Colorado and is required prior to the start of any construction. C. Detailed engineering plans for Final Erosion Control Plan and Storm water Management Plan shall be submitted for and approved by the Town Engineer prior to Building Permit approval. D. All silt fence,erosion control structures and water quality devices shall be installed and approved by the engineer prior to any site disturbance. The Contractor throughout the duration of the project shall maintain all of these devices implemented. E. All erosion control and water quality structures shall be inspected on a weekly basis,or after significant storm events to insure that all protection devices are operational. Any devices that are deficient shall be replaced or repaired by the Contractor. F. An environmental consultant will review the site for hazardous materials at the beginning or the project construction. G. The offsite diversion drainage piping shall be constructed at the beginning of the construction phasing in order to intercept offske runoff at upstream of the construction area in order to reduce contamination of this water from construction activities. H. Temporary settling ponds will be constructed with each phase of construction for control of water quality. Locations and design shall be detailed in final grading, drainage and erosion control plan. 1. All hazardous and toxic materials must be disposed and/or treated as per the manufacturer's recommendations. J. All concrete trucks and concrete pumps are prohibited from disposing any excess concrete material or washout at the construction site unless a plan for such disposal is TETRA TECH,INC. Snowmass Base Village 4 Exhibit "A" Record of Decision #18 Page 5 of 35) CONSTRUCTION MANAGEMENT &.PHASING PLAN submitted to and approved by the Town via formal Administrative Modification. The contractor is responsible for the proper disposal of any excess concrete material. K. All fueling of vehicles and machinery must be conducted in a designated area to prevent accidental leakage or spills.The fueling area shall be designed to contain spills and a typical plan shall be submitted for approval.The excavation contractor shall meet with the Public Works Department staff and Planning Department representative on site prior to commencement of construction of any of the buildings to: a.Clearly describe the spill containment plan for the construction sites and/or staging areas and resolve any concerns with respect thereto to the reasonable satisfaction of the Planning Director; and b.Identify specific ways the contractor(s) will be responsive to street sweeping and erosion control to the reasonable satisfaction of the Planning Director. 9. Dewatering A. Details of dewatering pond locations and designs will be completed with final grading, drainage and erosion control plans. The Contractor shall implement all measures in accordance of these plans. B. Dewatering ponds as per Corps of Engineers standards C. Dewatering treated discharge as per Corps of Engineers standards 10. Fugitive Dust Control and Air Quality A. Run out areas from excavation sites will be made as lone as possible and recycled asphalt will be rolled and oiled to create a tire"spin-off area". B. Tire Anti-Tracking Devices(ATDs) will be used at all construction exits. In some cases, these may be comprised of a gravel or cobbled roadbase. In areas of heavy excavation greater than 30.000 cubic yards), and for any multi-year construction project, heavy steel plates with large steel angles welded to the plate will be required to create tire mud knockoff areas.These ATDs will be cleaned regularly during the dn. C. In cases of heavy excavations and/or multi-year construction schedules, and at the discretion of the Town's Construction Coordinator, a tire wash trench must be cleaned regularly during times that tires must be washed. D. A street sweeper with an internal vacuum and wash pot will be required to clean all project—adjacent roadways and intersections and to prevent airborne dust from being created by sweeping operations. E. Truck speed limits will be monitored and kept to a level that does not create excessive dust during dry periods. F. A water truck will be used during dry periods to wash down streets, control on-site dust, and minimize airborne dust on haul roads. G. Chemical stabilization(magnesium chloride)may be sued on haul roads to mitigate dust during dry periods. H. Tracking of soil onto Town streets will be minimized by on-site mitigation measures. When tracking of soil occurs onto Town streets the Contractor shall effectively high pressure wash, flush and clean the roadways with a street cleaner. L A real time air monitoring station shall be installed near the construction site in order to monitor air quality throughout the construction period.A baseline analysis will be conducted prior to major construction and the data shall be used to provide immediate response if air quality standards are exceeded. TETRA TECH,INC. Snowmass Base Village 5 Exhibit "A" Record of Decision #18 Page 6of 35) CONSTRUCTION MANAGEMENT & PHASING PLAN J. All exposed soil areas where grading operations are continuing shall be watered as required to reduce fugitive dust. Disturbed soil areas shall be revegetated as soon as possible after grading operations are complete. K. Vehicle engine pre-heaters will be used to reduce warm up times of vehicles on site for the purpose of minimizing vehicle idling time. L. All vehicles and machinery must be in good working order and comply with all necessary environmental legislation. M. A primary water truck shall be designated on site for the purpose of dust control. TETRA TECH,INC. Snowmass Base Village 6 Exhibit "A" Record of Decision #18 Page 7 of 35) CONSTRUCTION MANAGEMENT & PHASING PLAN PROJECT PHASING: This schedule represents the most likely schedule of development for the Base Village and Fanny Hill Cabins projects. Intrawest reserves the right to modify this schedule at any time. 5. November 2006 through April 2007—Refer to map CM-5 A. Infrastructure a.None at this time B. Buildings Starting Construction a.None at this time C. Buildings Continuing Construction a.Phase IA Residential Commercial and Garage Structure D. Buildings Completing Construction a. None at this time E. Construction Staging and Hoarding a. Construction fencing line to allow for: i. Operation of Village Express and Sky Cab lifts and Ski school at base of Fanny Hill ii. , Operation of Wood Run Gondola ii. Fire access through remaining Phase I construction area with gates operational by Fire Department b. Construction fencing line to enclose: i. Areas as delineated on the plan ii. Fall protection requirements will encroach into Phase la,will need to maintain clear fire access through this staging area c. All staging(construction materials, storage, construction staging, site offices, etc.) occurs within construction fencing. d. Ski Back trail open for ski season use F. Parking a. Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site parking lots and shuttled in to site for work day b. Guest Parking i. Guest Parking in lot C (150 spaces) during the ski season. ii. Pedestrian access from Lot C to the Gondola and Village Express iii. Ski out access to Assay Hill iv. Transit services will be available at Lot C and the Mall during the ski season TETRA TECH,INC. Snowm ss Base Village 7 Exhibit "A" Record of Decision#18 Page 8 of 35) CONSTRUCTION MANAGEMENT &PHASING PLAN 6. April 2007 through November 2007—Refer to map CM-6 (And More Detailed Right Of Way Impact Sheets 1-6) A. Infrastructure a. Construct Wood Road Bridge over Brush Creek b. Demo existing Architectural Components on bridges over Brush Creek c. Brush Creek Enhancements d. Lower Carriage Way i. Storm Sewer ii. Wall iii. Guard Railing iv. Snowmelt Vault v. Electric Installation/Phone Installation vi. Snowmelt Paving vii. Bus Shelters viii.Signage e. Wood Road i. Gas Line ii. Storm Sewer iii. Wall Along Upper Road iv. Bush Shelter v. Detour vi. Paving vii. Sidewalks viii.Snowmelt f. Repave Wood Road g. Complete Wood Road and Funnel bridges h. Prepare Fanny Hill Cabin Site for Temporary Clinic i. Prepare Bldg 12 site for the relocation of the grocery/post office if approved j. PRV Construction k. Utilities across Brush Creek Road 1. Landscape on Town Parcels,Tamarack, Crestwood and Enclave m. Revegetation on Assay Hill and Fanny Hill B. Buildings Starting Construction a. Bldg 13a 154 Residential Units b. Bldg 13b 78 Residential units Total 232 Residential Units c.Provisions for temporary relocation of Clinic to be provided in mall C. Buildings Continuing Construction a. Bldg 2a b. Bldg 2b c. Bldg 2c d. Parking Structure Phase 1B D. Buildings Completing Construction a. Bldg 1 14 Units/Children's Center b. Bldg 3abc 0 Units c. Bldg 3de 0 Units d. Garage Phase IA e. Total 14 Residential Units TETRA TECH,INC. Snowmass Base Village 8 Exhibit "A" Record of Decision #18 Page 9 of 35) CONSTRUCTION MANAGEMENT &PHASING PLAN f. Portions of the garage structure will be operational as required by the PUD for Base Village operations rior to the C-of-O for Bldg 1 residential and 3ABC,DE Commercial. Limits and operation will be coordinated with the Building Official and Fire Department. g. Public separation from construction to be coordinated with Building Official and Fire Department as buildings obtain their C-of-O. E. Construction Staging and Hording a. Construction fencing line to enclose areas as delineated on plan b. All staging (construction materials, storage, construction staging, site offices, etc.) occurs within construction fencing. c. Ski back trail closed. F. Parking a. Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site parking lots and shuttled in to site for work day b. Guest Parking i. Drop off parking for ski school in Parking Lot off Lower Carriage Way as Building 1 is occupied. ii. Temporary Guest arrival services will be based in Building 2A and temp parking for check-in will use the parking lot in front of Bldg 2A/2B. iii. Loading dock and required parking will be available in partially completed Parking structure as required in the PUD and ordinances. TETRA TECH,INC. Snowmass Base Village 9 Exhibit "A" Record of Decision #18 Page 10 of 35) CONSTRUCTION MANAGEMENT & PHASING PLAN 7. November 2007 through April 2008—Refer to map CM-7 Landscape plantings may not be installed due to planting season limitations in May 2008. A. Infrastructure a. None at this time B. Buildings Starting Construction a. None at this time C. Buildings Phase Continuing Construction a.Bldg 2c b.Bldg 13a c.Bldg 13b d.Relocation of Grocery Store,Post Office and Pharmacy in April 2008 amending Town approval. D. Buildings Phase Completing Construction a.Bldg 2a&2b Bldg 2a 29 Units Bldg 2b 24 Units Total 53 Units E. Construction Staging and Hoarding a.Residential and commercial are on-line as indicated b.All village infrastructure is on-line and operating: i. Temp Arrival Center/Visitor check—in Bldg 2A ii. Loading dock iii. Central mechanical c. Construction fencing line to allow for: i. Operation of residential(Bldgs 1 &2A) ii. Operation of commercial (Bldgs 3ABC/3DE) iii. Operation of ski operations iv. Fire access as per local fire authority requirements. v. Construction fencing line to enclose areas as delineated on plan d. All staging(construction materials, storage,construction staging, site offices, etc.)occurs within construction fencing e. Ski Back trail, open for ski season use. F. Parking a. Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site parking lots and shuttled in to site for work day b. Guest Parking i. Main Parking Structure as required for guests of Base Village(Residential and Commercial)and Lot C as required to provide a minimum of 150 spaces for Day Skier parking. TETRA TECH,INC. Snowlmss Base Village 10 Exhibit "A" Record of Decision#18 Page 11 of 35) CONSTRUCTION MANAGEMENT & PHASING PLAN 8. April 2008 through November 2008—Refer to map CM-8 A. Infrastructure a. Main Street Bridee B. Buildings Phase Starting Construction a. Bldg 9 Units b. BldR 7 8 Units C. BIB 8 32 Units d. Bldg 4 4 Units Total 53 Units C. Buildings Phase Continuing Construction a. Bldg 13a b. Bldg 13b c. Phase la Landscaping D. Buildings Phase Completing Construction a. Bldg 2C 22 Units Total 22 Units E. Construction Staging and Hording a. Residential and commercial are on-line and operating as indicated b. Construction fencing line to allow for: i. Operation of residential ii. Operation of commercial iii. Fire access as per local fire authority requirements . F. Construction fencing tine to enclose: a. Areas as delineated on the plan b. All staging(construction materials, storage,construction staging, site offices,etc.) occurs within construction fencing c. Ski back trail closed for public safety G. Parking a. Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site parking lots and shuttled in to site for work day b. Guest Parking i. In now completed Village Parking Structure.Transit Center is also complete and operational prior to completion of Bldg 6 &7 TETRA TECH,INC. Snowmass Base Village 11 Exhibit "A" Record of Decision #18 Page 12 of 35) CONSTRUCTION MANAGEMENT& PHASING PLAN 9. November 2008 through April 2009—Refer to map CM-9 A. Infrastructure a. None at this time B. Buildings Phase Starting Construction a. None at this time C. Buildings Phase Continuing Construction a. Bldg 13A b. Bldg 13B c. Bldg 6 d. Blde 7 e. Bldg s D. Buildings Phase Completing Construction a. Phase 2B i. Bldg 4 4 Units Total 4 Residential Units E. Construction Staging and Hording a. Residential and commercial are on-line and operating. b. Construction fencing line to allow for: i. Operation of residential ii. Operation of commercial iii. Operation of Ski operations iv. Fire access as per local fire authority requirements F. Construction Fencing Line to Enclose: a. Areas as delineated on the plan b. Temporary fire access will need to be kept clear for fire access to phase 1B and phase 213 G. All staging(construction materials,storage,construction staging,site offices,etc.) H. Parking a. Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site lots and shuttled in to site for work day b. Guest Parking i. In now completed Village Parking Structure TETRA TECH,INC. Snowmass Base Village 12 Exhibit "A" Record of Decision #18 Page 13 of 35) CONSTRUCTION MANAGEMENT & PHASING PLAN 10. April 2009 through November 2009—Refer to map CM-10 A. Infrastructure a. None at this time B. Buildings Phase Starting Construction a. FHTH 10 Units b. Bldg 5 57 Units c. Bldg 9ab 0 Units d. Bldg 9c 0 Units Total 67 Units C. Buildings Phase Continuing Construction a. Bldg 8 D. Buildings Phase Completing Construction a. Bldg 6 9 Units b. Bldg 7 8 Units c. Bldg 13ab 232 Units Total 244 Residential Units E. Construction Staging and Hording a. Residential and commercial are on-line and operating. b. Construction fencing line to allow for: ii. Operation of residential iii. Operation of commercial iv. Pedestrian access to Base Village from 13a v. Fire access as per local fire authority requirements F. Construction Fencing Line to Enclose: a. Areas as delineated on the plan b. Temporary fire access will need to be kept clear for fire access to phase 1B and phase 2B G. All staging(construction materials,storage,construction staging,site offices,etc.) H. Parking a. Construction Parking vi. Limited areas within staging limits for some trades, inspectors and visitors vii. Worker parking at off-site lots and shuttled in to site for work day b. Guest Parking viii. In now completed Village Parking Structure TETRA TECH,INC. Snowmass Base Village 13 Exhibit "A" Record of Decision #18 Page 14 of 35) CONSTRUCTION MANAGEMENT& PHASING PLAN 11. November 2009 through April 2010—Refer to map CM-11 A. Infrastructure a. None at this time B. Buildings Phase Starting Construction a. None at this time C. Buildings Phase Continuing Construction a. Bldg 5 b. FHTH D. Buildings Phase Completing Construction a. Bldg 8 32 Units b. Bldg 9ab 0 Units c. Bldg 9c 0 Units Total 32 Residential Units E. Construction Staging and Hording a. Residential and commercial are on-line and operating. b. Construction fencing line to allow for: ix. Operation of residential x. Operation of commercial xi. Operation of Ski Operations xii. Fire access as per local fire authority requirements F. Construction Fencing Line to Enclose: a. Areas as delineated on the plan G. All staging (construction materials,storage,construction staging,site offices,etc.) H. Parking a. Construction Parking xiii. Limited areas within staging limits for some trades, inspectors and visitors xiv. Worker parking at off-site lots and shuttled in to site for work day b. Guest Parking xv. In now completed Village Parking Structure TETRA TECH,INC. Snowmass Base Village 14 Exhibit "A" Record of Decision #18 Page 1S of 35) CONSTRUCTION MANAGEMENT & PHASING PLAN 12. April 2010 through November 2010—Refer to map CM-12 A. Infrastructure a. Round—a-Bout B. Buildings Phase Starting Construction a. Bldg 11 50 Units b. Aqua Center Total 50 Units C. Buildings Phase Continuing Construction a. None at this time D. Buildings Phase Completing Construction b. Bldg 5 57 Units c. FHTH 10 Units Total 67 Residential Units E. Construction Staging and Hording d. Residential and commercial are on-line and operating. e. Construction fencing line to allow for: i. Operation of residential ii. Operation of commercial iii. Fire access as per local fire authority requirements F. Construction Fencing Line to Enclose: f. Areas as delineated on the plan G. All staging (construction materials,storage,construction staging,site offices,etc.) H. Parking g. Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site lots and shuttled in to site for work day h. Guest Parking i. In now completed Village Parking Structure and associated oroiect parking structures. TETRA TECH,INC. Snowmass Base Village 15 Exhibit "A" Record of Decision #18 Page 16 of 35) CONSTRUCTION MANAGEMENT& PHASING PLAN 13. November 2010 through April 2011—Refer to map CM-13 A. Infrastructure a. None at this time B. Buildings Phase Starting Construction a. None at this time C. Buildings Phase Continuing Construction a. Bldg 11 D. Buildings Phase Completing Construction a. Aqua Center E. Construction Staging and Hording a. Construction fencing line to allow for: xvi. Operation of residential xvii. Operation of commercial xviii. Fire access as per local fire authority requirements xix. Fencing to enclose areas delineated on plans F. All staging(construction materials,storage,construction staging,site offices,eic.) G. Parking a. Construction Parking xx. Limited areas within staging limits for some trades, inspectors and visitors xxi. Worker parking at off-site lots and shuttled in to site for work day b. Guest Parking xxii. In now completed Village Parking structure and associated proiect parking structures. TETRA TECH,INC. Snowmass Base Village 16 Exhibit "A" Record of Decision #18 Page 17 of 35) CONSTRUCTION MANAGEMENT& PHASING PLAN 14. April 2011 through November 2011—Refer to map CM-14 A. Infrastructure a. None at this time. B. Buildings Phase Starting Construction a. Bldg 10ab 90 Units Total 90 Units C. Buildings Phase Continuing Construction a. Bldg 11 D. Buildings Phase Completing Construction a. None at this time E. Construction Staging and Hording a. Residential and commercial are on-line and operating. b. Construction fencing line to allow for: i. Operation of residential ii. Operation of commercial iii. Fire access as per local fire authority requirements F. Construction Fencing Line to Enclose: a. Areas as delineated on the plan G. All staging (construction materials,storage,construction staging,site offices,etc.) H. Parking a. Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site lots and shuttled in to site for work day b. Guest Parking i. In now completed Village parking structure and associated project parking structures. TETRA TECH,INC. Snawmass Base Village 17 Exhibit "A" Record of Decision #18 Page 18 of 35) CONSTRUCTION MANAGEMENT & PHASING PLAN 15. November 2011 through April 2012—Refer to map CM-15 A. Infrastructure a. . Complete B. Buildings Phase Starting Construction a. None at this time C. Buildings Phase Continuing Construction a. Bldg 10ab D. Buildings Phase Completing Construction a. Bldg 11 57 Units Total 57 Units E. Construction Staging and Hording a. Residential and commercial are on-line and operating. b. Construction fencing line to allow for: i. Operation of residential ii. Operation of commercial iii. Fire access as per local fire authority requirements F. Construction Fencing Line to Enclose: a. Areas as delineated on the plan G. All staging(construction materials,storage,construction staging,site offices,etc.) H. Parking a. Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site lots and shuttled in to site for work day b. Guest Parking ii. In now completed Village parking structure and associated project parking structures. TETRA TECH,INC. Snowmass Base Village 8 Exhibit "A" Record of Decision #18 Page 19 of 35) CONSTRUCTION MANAGEMENT& PHASING PLAN 16. April 2012 through November 2013—Refer to map CM-16 A. Infrastructure a. Complete B. Buildings Phase Starting Construction a. Bldg 12 41 Units Total 41 Units C. Buildings Phase Continuing Construction a. Bldg 10ab D. Buildings Phase Completing Construction a. None at this time E. Construction Staging and Hording a. Residential and commercial are on-line and operating. b. Construction fencing line to allow for: i. Operation of residential ii. Operation of commercial iii. Fire access as per local fire authority requirements F. Construction Fencing Line to Enclose: a. Areas as delineated on the Dian G. All staging(construction materials,storage,construction staging,site offices,etc.) H. Parking b. Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site lots and shuttled in to site for work day b. Guest Parking iii. In now completed Village parking structure and associated project parking structures. TETRA TECH,INC. Snowmass Base Village 19 Exhibit "A" Record of Decision #18 Page 20 of 35) CONSTRUCTION MANAGEMENT& PHASING PLAN 17. November 2012 through April 2013—Refer to map CM-17 A. Infrastructure a. Completed B. Buildings Phase Starting Construction a. None at this time C. Buildings Phase Continuing Construction a. Bldg 12 D. Buildings Phase Completing Construction a. Bldg 10ab 90 Units Total 90 Units E. Construction Staging and Hording b. Residential and commercial are on-line and operating. c. Construction fencing line to allow for: i. Operation of residential ii. Operation of commercial iii. Fire access as per local fire authority requirements F. Construction Fencing Line to Enclose: c. Areas as delineated on the plan G. All staging (construction materials,storage,construction staging,site offices,etc.) H. Parking d. Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site lots and shuttled in to site for work day b. Guest Parking iv. In now completed Village parking structure and associated project parking structures. TETRA TECH,INC. Snawmass Base Village 20 Exhibit "A" Record of Decision #18 Page 21 of 35) CONSTRUCTION MANAGEMENT& PHASING PLAN 18. April 2013 through November 2013—Refer to map CM-18 A. Infrastructure a. Competed B. Buildings Phase Starting Construction a. None at this time C. Buildings Phase Continuing Construction a. None at this time D. Buildings Phase Completing Construction a. Bldg 12 41 Units Total 41 Units E. Construction Staging and Hording a. Residential and commercial are on-line and operating. b. Construction fencing line to allow for: i. Operation of residential ii. Operation of commercial iii. Fire access as per local fire authority requirements F. Construction Fencing Line to Enclose: e. Areas as delineated on the plan G. All staging(construction materials,storage,construction staging,site offices,etc.) H. Parkin a. Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site tots and shuttled in to site for work day b. Guest Parking v. In now completed Village parking structure and associated project parking structures. ALL WORK COMPLETED TETRA TECH,INC. Snowmass Base Village 21 Exhibit "A" Administrative Modification #18 Exhibit "A" Pages 22-35 are colored CMP diagrams CM-5 through CM-18] Not suitable for black & white copying Placed in Town Council boxes and available for viewing at Town Clerk Office Exhibit "B" Administrative Modification #18 Exhibit "B" are colored road closure/delay diagrams] Not suitable for black & white copying Placed in Town Council boxes and available for viewing at Town Clerk Office ATTACHMENT 2 CONSTRUCTION MANAGEMENT & PHASING PLAN SNOWMASS BASE VILLAGE & FANNY HILL CABINS October 12, 2004 HFV j av 20369 (Rev n_ 2307 - per M1nop PU® Amendl GENERAL PROJECT CONSTRUCTION: 1) Construction Hours fH a) Standard Hours for exterior activities i. Monday through Saturday ii. 7:00am to 6:00pm or as otherwise approved by the Town of Snowmass Village b) Activities occurring inside buildings that are not disruptive to the general public i. 7 days a week ii. Unlimited hours To achieve the proposed schedule in this plan and in order to facilitate the execution of certain portions of the construction, variations from the standard hours of operation should be considered. A minimum thirty six-hour prior notification to the TOSV Community Development Department will be required for any construction activities beyond the Standard Hours of construction. The following construction methods and materials will require variation of construction hours to achieve an acceptable level of quality and efficiency. 1. Cast in place concrete construction. 2. Exterior work that does not violate the Town noise ordinances. 3. Steel erection and delivery 4. Roadway grading and asphalt work c) Prior to commencement of construction, the owner shall designate a responsible party to provide direct communication with the appropriate Town of Snowmass Village personnel and provide responses to complaints. d) The contractor shall be responsible for providing public notification of general construction activities and schedules. Public forums will be held to inform the public on construction issues and information sources. An Email and Facsimile construction notice list will be developed and regularly scheduled construction updates will be distributed. i.The Town of Snowmass Village Police Department will be notified of major material deliveries and concrete pours. Regularly scheduled construction updates will be distributed to the Police Department. e) If construction of the project is interrupted,Applicant will work with the Planning Department to establish interim landscaping plans for the affected areas INTRAWEST TETRA TECH,INC. Snowmass Village, PCO-INTR-015 I CONSTRUCTION MANAGEMENT & PHASING PLAN 2) Construction Traffic Management on Town Roads a) Brush Creek Road i. Traffic flow to be reduced by shuttling employees to the construction site from external parking areas.The primary parking area will be the Intercept lot at Brush Creek Road and SH 82. ii. Existing pullouts to be used along Brush Creek road by trucks that are not able to maintain reasonable speed up the road. This will allow for vehicles backing up behind the trucks to pass at these locations. Specifically designated non bus stop areas may also be used for temporary truck stacking during large material deliveries at times when limited staging on site is available. iii. Peak skier traffic times of 8 AM to 10 AM and 3:00 PM to 5:00 PM to be avoided for major material deliveries during the ski season. The affla....AWIF 4""1 HIRiBtAi . .JI poll offs as neeessaFy. All designated pull 09.. ...:11 130, 448d:9:....ti...... T60, „1t,1 (`0UHt1 .. .10,1 Shall a 11 Of-S iH PitI4 1 GOUF t1 v. Lighted roadway information signs will be maintained at key entrances to the village. These signs will alert motorist of detours and construction activities that could affect travel. vi. A Traffic Control Coordinator will be designated for the project. The Traffic Control Coordinator will develop a written delivery plan, manage all deliveries to the site, develop and enforce a policy that all deliveries must be coordinated through the Traffic Control Coordinator, limit deliveries during peak skier traffic times, conduct a traffic control meeting at the end of each shift identifying deliveries and traffic control issues for the next day, personally dispatch all delivery vehicles to the site from the designated staging area,be in continuous radio contact with the site, and continuous radio contact with the site concrete superintendent who will be in direct telephone contact with the batch plant. b) Wood Road and Lower Carriage Way i. No staging of trucks or other construction vehicles is allowed along these roadways. Accommodations will be made within staging areas for vehicles except for work required within the Right of Way. ii. If parking is not available in the staging areas for construction vehicles, they will be directed to other off site vehicle parking areas provided by the Contractor. 3) Public Access Closure Notification a) Public Trails i. Public notice shall be provided a minimum of I week in advance of all public trail closures. ii. Signs shall be placed for trail closures in advance of the closed sections so alternate routes can be used iii. A functional, well-defined ski back trail through or around the Base Village shall be preserved and operational during the ski season. Alternate routing of affected trails during non-ski season timeframes will be provided and coordinated with the Public Works Director or his designee. INTRAWEST TETRA TECH,INC. Snowmass Village, PCO-INTR-015 2 CONSTRUCTION MANAGEMENT & PHASING PLAN b) Public Roads i. All read elesures shall be eaefidinated A04-h-flRe Chief BHildiAg Qf&ial. ii. Public notice will be required a minimum of 1 week prior to all roadway closures iii. Single lane closures will be used as much as possible instead of closing entire road sections iv. All closures shall follow Manual of Uniform Traffic Control Devices. Full closure of Lower Carriage Way will be required during the installation of utilities within the road. This elasure will be ..040FFHOd only i ..heuld-er qeasAps" .,..a will be , erdiHated 4) Construction Fencing a) Site fencing i. 8' fencing with screened mesh ii. 20' planting buffer along roads when practical and where space allows.The applicant shall submit a construction landscape plan for these areas to be approved by TOSVV staff. iii. Permanently installed on posts, except some areas that require movable fencing for construction activities iv. Maintained by the contractor to remain in tact and neat to outside appearance 5) Construction Waste Management a) Reduction and reuse of waste material on the site through a specific site waste management and separation program. b) Recycling of all applicable products. c) All food waste must be disposed in specified receptacles to prevent access by bears and other wildlife.The construction site will be maintained and kept clean of trash and debris by the contractor. 6) Minimization of Construction Impacts on Wetlands Specific measures shall be employed during site construction in and around wetlands and the Brush Creek Riparian zone. These measures are intended to provide additional protective measures beyond a standard Erosion and Sediment Control plan to the natural resources onsite and of Brush Creek. The Brush Creek Enhancement Plan (BCEP) shall be used for further detail on this issue. a) All construction shall comply with the Army Corps of Engineers 404 permits for the project area. b) All wetlands and existing sensitive riparian zones that are to be preserved shall be clearly identified and approved by the environmental consultant prior to the initiation of any site disturbance activities. c) All wetland areas to be preserved shall be protected with 2 lines of silt fencing as described in the BCEP, and shall be maintained by the Contractor throughout the construction period. d) No machinery, equipment or other construction materials shall be allowed within the delineated wetland areas designated to be preserved. INTRAW EST TETRA TECH,INC. Snowmass Village,PCO-INTR-015 3 CONSTRUCTION MANAGEMENT & PHASING PLAN e) Wetland areas to be preserved shall be inspected on a weekly basis, or after significant storm events to insure that all protection devices are operational. Any devices that are deficient shall be replaced or repaired. f) No cleaning of equipment, tolls, machinery, concrete trucks, vehicles, etc shall be conducted where runoff may enter erosion control measures or protected wetland areas. g) All protection devices shall remain in place until all adjacent uphill areas of the construction site have been revegetated or completed. Revegetation is considered re-established once 70% of overall ground coverage is achieved. These devices shall not be removed until approved by the environmental consultant. h) In the event of an accidental placement of fill material within the wetland areas, the Contractor shall immediately cease operations in or adjacent to the affected wetland area and notify the wetland consultant. 7) Limits of Disturbance a) All trees and other native areas to be protected shall be delineated with fencing to prevent damage b) Tree preservation areas and the surrounding tree crown line area must be left intact. c) All tree and native vegetation areas to be preserved shall be fenced off and approved by the landscape architect prior to the commencement of any site disturbance. d) The contractor will repair all disturbed areas. S) Storm Water Management and Erosion Control a) The Contractor shall follow the Storm water Management Plan and Erosion Control plans for control of water quality and erosion from the site disturbance during the construction period. b) A Storm water discharge permit is required by the State of Colorado and is required prior to the start of any construction. c) Detailed engineering plans for Final Erosion Control Plan and Storm water Management Plan shall be submitted for and approved by the Town Engineer prior to Building Permit approval. d) All silt fence,erosion control structures and water quality devices shall be installed and approved by the engineer prior to any site disturbance. The Contractor throughout the duration of the project shall maintain all of these devices implemented. e) All erosion control and water quality structures shall be inspected on a weekly basis, or after significant storm events to insure that all protection devices are operational. Any devices that are deficient shall be replaced or repaired by the Contractor. INTRAWEST TETRA TECH,INC. Snowmass Village, PCO-INTR-015 4 CONSTRUCTION MANAGEMENT & PHASING PLAN f) An environmental consultant will review the site for hazardous materials at the beginning or the project construction. g) The offsite diversion drainage piping shall be constructed at the beginning of the construction phasing in order to intercept offsite runoff at upstream of the construction area in order to reduce contamination of this water from construction activities. h) Temporary settling ponds will be constructed with each phase of construction for control of water quality. Locations and design shall be detailed in final grading, drainage and erosion control plan. i) All hazardous and toxic materials must be disposed and/or treated as per the manufacturer's recommendations. j) All concrete trucks and concrete pumps are prohibited from disposing any excess concrete material or washout at the construction site unless a plan for such disposal is submitted to and approved by the Town via formal Administrative Modification. The contractor is responsible for the proper disposal of any excess concrete material. k) All fueling of vehicles and machinery must be conducted in a designated area to prevent accidental leakage or spills.The fueling area shall be designed to contain spills and a typical plan shall be submitted for approval.The excavation contractor shall meet with the Public Works Department staff and Planning Department representative on site prior to commencement of construction of any of the buildings to: i. Clearly describe the spill containment plan for the construction sites and/or staging areas and resolve any concerns with respect thereto to the reasonable satisfaction of the Planning Director; and ii. Identify specific ways the contractor(s) will be responsive to street sweeping and erosion control to the reasonable satisfaction of the Planning Director. 9) Dewatering a) Details of dewatering pond locations and designs will be completed with final grading, drainage and erosion control plans. The Contractor shall implement all measures in accordance of these plans. b) Dewatering ponds i. As per Corps of Engineers standards c) Dewatering treated discharge i. As per Corps of Engineers standards 10) Fugitive Dust Control and Air Quality a) T......1 ins..,,.1s shall be used at all entfanse lM;u.. iflte the projeet stagifig areas.She tffte i"g INTRAWEST TETRA TECH,INC. Snowmass Village, PCO-INTR-015 5 CONSTRUCTION MANAGEMENT & PHASING PLAN GORt....,,.,._ShMI e .et e..a ffl ..t..:.. th.8Ugh8Ht the a.....w,.., ,.a the ..Typie.a pad details shall he submitted io the T.....n f0f:a .el off- stations shall be PF8N'ided at designated staging aFea exits. S94 and OtheF debfiS Shall be waShed ffofn the e) T-raek:.g of....:1 ....t..Town streets will be miRifnized by on site mitigation F oasufo When tFa6ki g Of....:1 @ ,...t..T..WR st«vets the Contenetor shall sweep the roadways. e) All exposed sail areas whow gading operations Me e8fitiflHiFig Shall be WfttoFed as requiFed to feduee fugitive d-ust. Dktimbed SA4 areas shall be revegetated as soon as possible af4ef gadin h\ A .. ate«tmek shall be ae..:gnatea on site F...the purpose of dust o gel INTRAWEST TETRA TECH,INC. Snowmass Village,PCO-/NTR-015 6 CONSTRUCTION MANAGEMENT & PHASING PLAN PROJECT PHASING: This schedule represents the most likely schedule of development for the Base Village and Fanny Hill Cabins projects. Intrawest reserves the right to modify this schedule at any time. 1) August 2004 through November 2004 — Refer to map CM-1 Preliminary Utility Relocations This construction period consists of some preliminary relocation work of existing utilities in the area so that Phase I A construction can start in with immediate building excavation work in the next construction season. 1. Infrastructure A) Shallow Utility Service Relocations September—November II. No new buildings being constructed during this phase 11I. Construction Staging and Hording a) Temporary construction closures where required for utility relocation work b) Short term lane closures for utility work across existing roads. c) Staging area for construction in Lot A.This staging area will be removed in November. d) Fencing of holes left open to protect pedestrian travel adjacent to utility work. NOT AIEPUCAB LIE INTRAWEST TETRA TECH,INC. Snowmass Village,PCO-INTR-015 7 CONSTRUCTION MANAGEMENT & PHASING PLAN 2) April 2005 through November 2005 — Refer to map CM-2 Changes to Fanny Hill ski trail will take place including relocating existing utilities and re-grading the ski slope to match the new Base Village plaza, as well as installing the new Sam's Knob Express and Sky Cab" Gondola from Base Village Plaza level to the existing Snowmass Mall. The EOTC Interceptor Lot parking and turning lane work at the intersection of Hwy 82 and Brush Creek Road will be completed. I. I. Infrastructure A. Remove existing Fanny Hill Lift B. Water and Sewer line relocations C. Gas line relocation D. Demolition of VMF and Admin. Buildings E. Grading of Fanny Hill Ski Trail F. Grading of Sam's Knob Express base Station area. G. Fanny Hill Bathrooms and Warming Hut(by SkiCo) H. Install Sam's Knob Express I. Demolition of Wood Run Lift J. Grading of Ski Back Trail K. Excavate Garage Phase I L. Construct EOTC Parking Lot IL Buildings Phase Continuing Construction a) None at this time III. Buildings Phase Complete Construction a) None at this time IV. Construction Staging and Hording a) Construction fencing line to segregate ski operations at new Fanny Hill lift from public. i. b) Construction fencing line to enclose areas as delineated on plan c) All staging (construction materials, storage,construction staging, site offices,etc.) occurs within construction fencing limits. d) Ski Back trail will be closed for public safety between April to November for construction V. Parking INTRAWEST TETRA TECH,INC. Snowmass Village,PCO-INTR-015 8 CONSTRUCTION MANAGEMENT & PHASING PLAN 4. Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site parking lots and shuttled in to site for work day 5. Guest Parking i. No guest parking required during this stage ii. Existing parking lot C will be flattened out during summer to utilize for staging and to increase parking efficiency for guest parking in winter. NOT APIPILI«AB LIE INTRAWEST TETRA TECH,INC. Snowmass Village,PCO-INTR-015 9 CONSTRUCTION MANAGEMENT & PHASING PLAN 3) November 2005 through April 2006—Refer to map CM-3 i. All of the grading for Fanny Hill ski run and the new Sam's Knob Express and Sky Cab Gondola will be completed for this winter ski season. Construction is shut down for the ski season . a) Guest Parking i. Guest Parking in Lot C (150 spaces)during ski season ii. iii. Ski out access to Assay Hill Lift iv. Pedestrian access to Sam's Knob Express from Lot C will be provided. v. Transit drop-off services will be available at Lot C and the Snowmass Mall during this time period. NOT APPMCABIL]E INTRAWEST TETRA TECH,INC. Snowmass Village,PCO-INTR-015 10 CONSTRUCTION MANAGEMENT& PHASING PLAN 4. April 2006 through November 2006 —Refer to map CM-4 Phase la Buildings begin construction as well as construction of the new Wood Run Gondola and new Funnel Bridge. In addition, the relocation of Wood Road and the Lower Carriage Way utility construction and temporary asphalt road topping will be completed. Construction of the passing lane on Brush Creek Road in Pitkin County will be completed. I. Infrastructure A. B.` Relocate Water Vault C. D. E. F. Construct new Gondola G. H. H. Relocate Assay Hill Lift I. J. Water, sewer and storm line construction K. Gas line construction L. Wood Road Construction including bridge M. New Funnel Skier Bridge Construction N. Utility Farm installation O. Demolish Funnel Bridge (after Item M) P. Lower Carriage Way shut down and utility install II. III. Buildings Phase Starting Construction April 2006 Phase I Parking Garage l 14 Units 2a 29 Units 2b 24 Units 2c 22 Units 3a6c 0 Units 3de 0 Units b) Total 89 Units IV. Buildings Phase Continuing Construction a) None at this time V. Buildings Phase Complete Construction a. None at this time INTRAWEST TETRA TECH,INC. Snowmass Village,PCO-INTR-015 l l CONSTRUCTION MANAGEMENT & PHASING PLAN VI. Construction Staging and Hording b) Construction fencing line to enclose areas as shown on plan. c) All staging (construction materials, storage, construction staging, site offices,etc.) occurs with construction fence limits. d) Ski Back trail closed for the summer construction period for public safety. VII. Parking a) Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site parking lots and shuttled in to site for work day b) Guest Parking i. No Guest parking during summer construction season. NOT APPLICABLE INTRAWEST TETRA TECH,INC. Snowmms Village, PCO-INTR-015 12 CONSTRUCTION MANAGEMENT & PHASING PLAN 5) November 2006 through April 2007 — Refer to map CM-5 I. Infrastructure a) None at this time I.Buildings Phase Starting Construction a) None at this time II. Buildings Phase Continuing Construction a)Phase I Residential and garage structure III. Buildings Phase Completing Construction—None at this time IV. Construction Staging and Hording a) Construction fencing line to allow for: ii. Operation of Sam's knob and Sky Cab lifts and Ski school at base of Fanny Hill iii. Operation of Wood Run Gondola iv. Fire access through remaining Phase I construction area with gates operational by Fire Department c) Construction fencing line to enclose: i. Areas as delineated on the plan ii. Fall protection requirements will encroach into Phase la, will need to maintain clear fire access through this staging area d) All staging (construction materials, storage, construction staging, site offices,etc.)occurs within construction fencing. f) Ski Back trail open for ski season use V. Parking a) Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site parking lots and shuttled in to site for work day b) Guest Parking i. Guest Parking in lot C (150 spaces)during the ski season. ii. Pedestrian access from Lot C to the Gondola and Sam's Knob Express iii. Ski out access to Assay Hill iv. Transit services will be available at Lot C and the Mall during the ski season INTRAWEST TETRA TECH,INC. Snowmass Village,PCO-INTR-015 13 CONSTRUCTION MANAGEMENT & PHASING PLAN 6) April 2007 through November 2007—Refer to map CM-6 I. Infrastructure B) Demo existing Road over Brush Creek C) Brush Creek Enhancements II. Buildings Phase Starting Construction leg 4ab 3 units Bldg 5 57 Units Bldg 6 9 Un. tqpml331dg77C}1-Rits Bldg8 32 Units 13ldg-9ab cefnmereial 131dg 9e EeFamereial Bldg 13a 154 Units Bldg 13b 78 Units Total 34-3 232 Units b) Applieant to P .WO Fe.e...PEWaff rele....ti OR Of Gl ..:e 'RAW C PletiOR Of Glle:e Bldg III. Buildings Phase Continuing Construction a) Bldg 2c Parking Structure Phase 1B IV. Buildings Phase Completing Construction a) Phase 1 A 1 14 Units 2a 29 Units 2b 24 Units 3abc 0 Units 3de 0 Units Total 6.14 Residential Units b) Pof:tiefis of garage stmetHre...:11 Lee Rt1onal as fequifed by ihopuDfai:ski season an Base Village a ns by A;e..@Fabe.2007 Limits and operation will be coordinated with the Building Official and Fire Department. V. Construction Staging and Hording INTRAWEST TETRA TECH,INC. Snowmass Village, PCO-INTR-015 14 CONSTRUCTION MANAGEMENT & PHASING PLAN a] Deside..Kel FIRPI a 1 a an line and a rata... by AIe.,ember 200;; b) Construction fencing line to enclose: i. Areas as delineated on plan c) All staging (construction materials, storage,construction staging, site offices,etc.)occurs within construction fencing. d) e) Ski back trail closed. Parking a) Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site parking lots and shuttled in to site for work day b) Guest Parking i. Drop off parking for ski school in Parking Lot off Lower Carriage Way as Building 1 is occupied. ii. fflp. af5'GUeSt em.,el WRI4,.e.. ,.,;111.9 1 nne,1 :13 BUildifig 1 .....J Will .SO thO BUildi.... 1n parking let as building 1 is eeeiipied. iii. Loading dock and required parking will be available in partially completed Parking structure as required in the PUD and ordinances. INTRAWEST TETRA TECH,INC. Snowmass Village,PCO-INTR-015 15 CONSTRUCTION MANAGEMENT& PHASING PLAN 7) November 2007 through April 2008 — Refer to map CM-7 Building Phase la except bldg 2e is apeFatianal Limited landscape plantings may not be installed due to planting season limitations. I. Infrastructure a) None at this time II. Buildings Phase Starting Construction a) A,A III. Buildings Phase Continuing Construction a) Bldg-4ab Bldg 5 Bldg 6 Bldg 9 Bldg 9ah Bldg Bldg 2c Bldg 13a Bldg 13b IV. Buildings Phase Completing Construction a 2E 22 Units Total 23 Residential Units V. Construction Staging and Hording a) Residential and commercial are on-line mid operating for phases !A b) All village infrastructure is on-line and operating: i ii. Loading dock iii. Central mechanical iv. Lodging services c) Construction fencing line to allow for: i. Operation of residential ii. Operation of commercial iii. Operation of ski operations iv. Fire access as per local fire authority requirements. .Construction fencing line to enclose: i. Areas as delineated on plan Ball ....dent:..., . manta „411 a ael; ;.,tA Phew lb will need to maintain GIO&F A..e INTRAWEST TETRA TECH,INC. Snoivmass Village,PCO-INTR-015 16 CONSTRUCTION MANAGEMENT & PHASING PLAN d) All staging(construction materials, storage, construction staging, site offices, etc.) occurs within construction fencing e) Ski Back trail, open for ski season use. VI. Parking a) Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site parking lots and shuttled in to site for work day b) Guest Parking 1. Village Parking Str. 6Wfe as FeqUifed fOr BP@Fati@RS of Base Village INTRAWEST TETRA TECH,INC. Snawmass Village,PCO-INTR-015 17 CONSTRUCTION MANAGEMENT& PHASING PLAN 8) April 2008 through November 2008 — Refer to map CM-8 I. Infrastructure a) None at this time II. Buildings Phase Starting Construction a)ter Phase W 39 U:.iis W13 72 Units v.,.....,v:u r ..l.:.... to 4444S Total 60 UpgodpHtial Units III. Buildings Phase Continuing Construction a) cD S 13a 13b N. Buildings Phase Completing Construction Bldg 2c 22 Units Bldg 4ab 5 Units Bldg 90 r,..,,..,e.,.:el Bldg 6 91Inits Bldg—7 9 Units Aquatic Center Total Units 22 Residential Units V. Construction Staging and Hording a) Residential and commercial are on-line and operating as indicated. b) Construction fencing line to allow for: i. Operation of residential ii. Operation of commercial iii. Fire access as per local fire authority requirements c) Construction fencing line to enclose: i. Areas as delineated on the plan Fall .....teed..F s for building G will a aeh into Phase 1B AFe aecess, will e04 t@ ffi ..t..:.. ,.leaf fine .. S thf@Hgh this f d) All staging(construction materials, storage,construction staging, site offices,etc.)occurs within construction fencing e) Ski back trail closed for public safety INTRAWEST TETRA TECH,INC. Snowmass Village, PCO-INTR-015 18 CONSTRUCTION MANAGEMENT & PHASING PLAN VII. Parking a) Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site parking lots and shuttled in to site for work day b) Guest Parking i. In now completed Village Parking Structure. Transit Center is also complete and operational prior to completion of Bldg 6. INTRAWEST TETRA TECH,INC. Snowmass Village,PCO-INTR-015 19 CONSTRUCTION MANAGEMENT & PHASING PLAN 9)November 2008 through April 2009 — Refer to map CM-9 L Infrastructure a) None at this time II. Buildings Phase Starting Construction a) None at this time III. Buildings Phase Continuing Construction a) Bldg 11 h) B!4 13b IV. Buildings Phase Completing Construction a) Phase 2B 34,—Unots 13a 154 Units 8 32 Units Total 343 154 Residential Units V. Construction Staging and Hording a) Residential and commercial are on-line and operating. b) Construction fencing line to allow for: i. Operation of residential ii. Operation of commercial iii. Operation of ski operations iv. Fire access as per local fire authority requirements c) Construction fencing line to enclose: i. Areas as delineated on the plan ii. Temporary fire access t"-^^^t D will need to be kept clear for fire access to phase 1B and 2B. d) All staging (construction materials, storage,construction staging, site offices,etc.) occurs within construction fencing. VI. Parking a) Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site parking lots and shuttled in to site for work day INTRAWEST TETRA TECH,INC. Snowmass Village,PCO-INTR-015 20 CONSTRUCTION MANAGEMENT & PHASING PLAN b) Guest Parking i. In now completed Village Parking Structure. Building 13 ..aFki.. garage pletL INTRAWEST TETRA TECH,INC. Snowm s Village, PCO-INTR-015 21 CONSTRUCTION MANAGEMENT & PHASING PLAN 10) April 2009 through November 2009 — Refer to map CM-10 1. Infrastructure II. Buildings Phase Starting Construction in April 2009 a) Phase 4 10A, 1913s 90-unit- Total on Resiapenti l nioUs III. Buildings Phase Continuing Construction a) BlElg 1_. BlEIg IV. Buildings Phase Completing Construction Phase 3 FaRnyl4ill Cabins 10 Units Bldg 13b 58 Units Total 69 50 Residential Units V. Construction Staging and Hording a) Residential and commercial are on-line and operating. b) Construction fencing line to allow for: i. Operation of residential ii. Operation of commercial iii. Pedestrian Access to Base Village from 13a iv. Fire access as per local fire authority requirements c) Construction fencing line to enclose: i. Areas as delineated on the plan d) All staging (construction materials, storage, construction staging, site offices, etc.) occurs within construction fencing. VI. Parking a) Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site parking lots and shuttled in to site for work day b) Guest Parking i. In now completed Village Parking Structure INTRAWEST TETRA TECH,INC. Snowmass Village,PCO-INTR-015 22 CONSTRUCTION MANAGEMENT & PHASING PLAN 11) November 2009 through April 2010— Refer to map CM-11 I. Infrastructure a) None at this time II. Buildings Phase Starting Construction None at this time III. Buildings Phase Continuing Construction a) Bldg 10 a,b IV. Buildings Phase Completing Construction 13b Ii 3+tiis 1petalResi cwti°'sm oPvs3 V. Construction Staging and Hording a) Residential and commercial are on-line and operating. b) Construction fencing line to allow for: i. Operation of residential ii. Operation of commercial iii. Operation of ski operations iv. Fire access as per local fire authority requirements c) Construction fencing line to enclose: i. Areas as delineated on plan d) All staging(construction materials, storage, construction staging, site offices,etc.)occurs within construction fencing. VI. Parking a) Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors ii. Worker parking at off-site parking lots and shuttled in to site for work day b) Guest Parking i. In now completed Village Parking Structure ii. iii. Building 11and I3b Parking Completed with buildings. INTRAWEST TETRA TECH,INC. Snowmass Village, PCO-INTR-015 23 CONSTRUCTION MANAGEMENT & PHASING PLAN 12) April 2010 through November 2010 - Refer to map CM-12 I. Infrastructure a) None at this tifne IL Buildings Phase Starting Construction h) Bldg 12 41 nits III. Buildings Phase Continuing Construction i.None at this time IV. Buildings Phase Completing Construction a) Phase 5 IOab 90 6h+its Total 90 ReSiElOfltial• flitS V. Construction Staging and Hording a) Residential and commercial are on-line and operating. b) Construction fencing line to allow for: i. Operation of residential ii. Operation of commercial iii. Fire access as per local fire authority requirements e) Construction fencing line to enclose: i. Areas as delineated on plan d) All staging(construction materials, storage, construction staging, site offices,etc.)occurs within construction fencing. VI. Parking a) Construction Parking i. Limited areas within staging limits for some trades, inspectors and visitors. ii. Worker parking at off-site parking lots and shuttled in to site for work day b) Guest Parking i. In now completed Village Parking Structure. INTRAWEST TETRA TECH,INC. Snownwss Village,PCO-INTR-015 24 CONSTRUCTION MANAGEMENT & PHASING PLAN 13) November 2010 through January 2012 - Refer to map CM-13 I. Infrastructure A.None at this time II. Buildings Phase Starting Construction A. Nett this time III. Buildings Phase Continuing Construction A. None at this tinte IV. Buildings Phase Completing Construction Iz 41 'Units V. Construction Staging and Hording B. Construction fencing line to allow for: 1. Operation of residential 2. Operation of Commercial 3. Fire access per local authority requirements 4. Fencing to enclose areas as delineated on plans B. All staging(construction materials, storage,construction staging, site offices,etc.)occurs within construction fencing. VI. Parking A. Construction Parking 1. Limited areas within staging limits for some trades, inspectors and visitors 2. Worker parking at off-site parking lots and shuttled in to site for work day INTRAWEST TETRA TECH,INC. Snowmass Village, PCO-INTR-015 25 TOWN COUNCIL COMMUNIQUE Meeting Date: March 19, 2007 Agenda Item: Rodeo Place Phase I Home Prices & Design Review Presented By: Joe Coffey Core Issues:Review of Proposed first phase of home designs Sales price discussion Green building/ energy saving construction features Construction schedule discussion General Info: Today Pete Weber and Dan Rotner of Coburn Development will present the proposed first phase of homes for council review. We have some new home designs to review mixed with some home designs you have seen before. The proposed first phase of construction consists of four duplex units, five small homes, five medium homes and one large home for a total of 11 single- family homes and four duplex units. Of these designs, we have completed pricing on a total of 9 single-family homes. As of the date of this meeting we are still working on the pricing of the four duplex units and two of the single family homes in an effort to provide the best cost/benefit scenario. Please note, Roaring Fork Custom Homes and Timber Creek Homes are our contractors for this affordable housing project. The last few weeks have been very productive with adding new home designs and value engineering each home. The end result is we have designed some very energy efficient homes for this affordable housing neighborhood. There are a sufficient variety of home styles and sizes to satisfy the housing needs of most Village employees. We have increased the number of small homes in the first phase with three additional homes per your direction. YRG sustainability consultants of Boulder were hired to model these homes for energy efficiency and sustainability. The sales prices have increased slightly but the homes have been greatly improved with energy efficiency being given top priority. I believe these homes will become a model for others to follow. As previously directed by Council we have made these homes nice! These homes will have Icynene (foam insulation) in the walls, baseboard hydronic heat, high efficiency boilers (92% efficient) with programmable set back thermostats, dual flush water saving toilets, energy star light fixtures and appliances, and a whole house air circulation fan. A solar assisted domestic hot water system is being considered for each home. The 90,000 dollar energy efficiency grant funds received from CORE will be applied to reduce the sales prices of these homes. These homes are not only energy efficient but they will be very sustainable with cement board siding and quality doors and windows. All homes include a basic landscaping package with an irrigation system. The infrastructure work on this site has continued thru the winter and deep utility installation will begin again on April 15, 2007. The proposed schedule is to begin foundation work in May and continue thru October on the first phase of homes. We anticipate occupancy of the first homes to occur in September or October of this year and continue as the homes are completed. We are still on schedule and with your approval today we will order our first homes right away. Marianne and I plan to return to Council very soon to discuss a financing plan for this development. The Housing Excise Tax subsidy has only been applied to the infrastructure construction to date. Council Options: Provide Staff/ Development Team direction on all information presented today. Approve or deny the first phase of proposed homes. Approve, deny or alter home sales prices. Staff Full Speed Ahead" as Council previously directed. Recommendation: We have made some great progress the last few weeks and these are going to be wonderful homes for the lucky lottery winners! I hope the Council is as excited about these homes as we are and we plan to "Stay the Course'. r-I I I COBURN Proposed Phasing phase 1 future 5 Medium House Small House Large House Duplex of Lot Number Adaptable Unit y 2 n 2 c \ 22 0 2 21 1 IVA, 10D i, . n+/' 2 r ! ilia,+ ink _,. . Fy,• i c. phase 1 phase 2 Duplex Lots 2 & 3 Floor Area: TBD C O BU RN Total Finished: 1 , 343 sq. ft. Storage/ Meth: 264 sq. ft. I kh. nedroom I ontry -- t utility an Cloeet © Bedroom._ _ r' © Clout ILJI Balms vBath Garage Garage w I Dining Dining i Llving. Ll rg P room Bed . Porch Porch Jv' I or. or rm, rn Upper Floor t o, o Ground Floor F p , F F FF F F I. E Large House Lot 5 M Floor Area: Without Basement: $ 421 , 565. 00 COBURN Total Finished: 2, 147 sq. ft. With Basement: $ 450, 219. 00 Basement: 936 sq. ft. F I Y. IW YuYnxn 7; II PqM Second Floor First Floor I FV. vr' j ti t J!IJ Basement Medium House Lot 10 [ LotS 6 & s similar] Floor Area: Without Basement: $ 362, 939. 00 COBURN Total Finished: 1 , 594 sq. ft. With Basement: $ 384, 657. 00 Basement: 702 sq. ft. o e JJ 10, J First Floor Basement 13 Medium House Lot 7 [ Lot 9 Similar] Floor Area: Without Basement: $ 393, 803. 00 COBURN Total Finished: 1 , 792 sq. ft. With Basement: $ 414, 387. 00 Storage/ Mech: 844 sq. ft. Mt ;" unnm) nea DhIng G Mge nvr I IL I ro Qa ) G uv J 6• > mrr mmr e. m e. n P" wesr Mr j i o io Basement First Floor Second Floor t' 4c Y EM 1 I i 11 11 1 l Small House Lot 11 M Floor Area: Without Basement: TBD COBURN Total Finished: 1 , 486 sq. ft. With Basement: TBD Basement: 1 , 382 sq. ft. J th i. Mi • Clm. J _ oimov ' 1R Jy TLI B/iB` YFHt 10, I FF 0 0 0 0 0 Basement First Floor i Small House Lot 12 Floor Area: Without Basement: TBD COBURN Total Finished: 1 , 313 sq. ft. With Basement: TBD Storage/ Mech: 1 , 200 sq. ft. Gn 8. I"; as iA IlwaI, o Mrh 0 Olnlnp PNun umna PPrch Basement FirstFir Floor Small House Lot 15 [ Lots 14 & 13 Similar] M Floor Area: Without Basement: $ 295, 692. 00 COBURN Total Finished: 1 , 313 sq. ft. With Basement: $ 320, 027. 00 Basement: 738 sq. ft. Wes.r IF v« en 10, t Second Floor First Floor Basement MEN" COBURN xw. ap .. s Lot 5 Lot 6 Lot 7 Lot 8 Lot 9 Wildh® rae Circle. Elevation Looking North TOWN COUNCIL COMMUNIQUE Meeting Date: March 19, 2007 Agenda Item: CONTINUATION OF PUBLIC HEARING AND DISCUSSION - CLUB COMMONS II EMPLOYEE HOUSING: PRELIMINARY PLAN APPLICATION FOR THE PROPOSED CLUB COMMONS II EMPLOYEE HOUSING PROJECT Presented By: Jim Wahlstrom, Senior Planner Core Issues: At the initial public hearing on March 7, 2007 to primarily hear the presentation of the proposal by the Applicant, public comments were taken and each Council member provided an overview of their main concerns, generally summarized in ATTACHMENT 6. See ATTACHMENTS 7 and 8 for the Applicant's responses, received as of March 13, 2007. It also directed at that meeting that the March 19, 2007 session begin focusing on the one-half of the Council directives pursuant to Resolutions Nos. 55 and 64, Series of 2006 (see ATTACHMENT 1). As more time is needed to address potential transit service options for review at a subsequent meeting, Staff recommends that the transit and the related traffic and circulation issues be deferred to the next available meeting. For the March 19`h meeting, the scheduled core issues for review are: Additional housing needs: Are there still additional employee housing needs or desires considering the building heights and visual impacts (e.g., three versus four levels)? Building heights: What are the height impacts and how do the variations meet the Code criteria? Employee housing mitigation provisions: How would or should the remaining employee housing requirements at Base Village and Snowmass Mountain be mitigated? What would be the acceptable mitigation square footage to be applied at Club Commons II? Unit mix/locations: Are the unit locations and their mix, including ADA units as they relate to elevators and their locations, adequately arranged? Parking Provisions: Are the proposed parking provisions for the employee units at the Club Commons II site adequate? Is there a further need to the additional remote parking at the Black Saddle parking area? Parking restrictions: Are options for restricting parking, such as for seasonal units or for certain other units acceptable, especially if additional employee housing units are recommended? General Info and Attachments: Attachments: 1. Council directives from Resolutions Nos. 55 and 64; 2. Updated summary staff report of affected core issues; 3. Supplemental staff report explaining Code language interpretations related to floor area measurements versus the housing mitigation measurements; 4. Excerpts from the Base Village Restricted Housing Agreement; 5. Snowmass Mountain Restricted Housing Agreement; 6. Summary of discussion points from the March 7`h Council meeting; 7. Replies from Applicant to the discussion points on March 7`h' Note: As the referenced site plan deals with circulation issues, that plan will be brought forth and scheduled for a future meeting); 8. Letter dated March 7, 2007 explaining Applicant's plan to mitigate the 8,360 square feet of employee housing for Snowmass Mountain; and 9. Town Attorney's response to Applicant's now proposed housing mitigation for Snowmass Mountain. As needed, please reference as needed the referral agency comments and Planning Commission Resolution No. 2, Series of 2007, from the March 7'h meeting (in packet). Separate handout packet with 11" x 17" drawings (i.e., enlargements from the Planning Commission resolution exhibits) that include: Colored renderings of the proposed three-story buildings; Building elevations, also conceptually illustrating how a fourth level might appear for additional employee housing; Letter from Applicant dated December 15, 2006 describing the floor area calculations together with revised employee housing mitigation allocation and land use tables; Colored floor plan area calculation sheets dated December 15, 2006 for both buildings (Buildings A24 and B12); and Expanded parking plan for the Black Saddle lot presented to Planning Commission. Council Options: Pursuant to Code Section 16A-5-70, the order of proceedings involving a public hearing for a land use application is summarized as follows: 1. Staff introduction of the application and/or core issues; 2. Applicant presentation of the core issues as needed; 3. Open the continued public hearing and allow for public testimony; 4. Permit the Applicant to respond to the public comments; 5. Allow Staff to respond to the public or Applicant statements; 6. Provide directives to Applicant and Staff in preparing of findings and conditions for a subsequent resolution; 7. Continue the public hearing to a date certain. Staff See ATTACHMENTS 2 and 3 of this report for staff comments, Recommendation: observations, suggestions and recommendations. 2 ATTACHMENT 1 TC Report 03-19-07 Page 1 of 2 TOWN COUNCIL RESOLUTION NO. 64, SERIES OF 2006, EXCERPT DIRECTIVES TO PLANNING COMMISSION REVIEW OF CLUB COMMONS II PRELIMINARY PLAN Section Two: Direction to Planning Commission. Having determined that review of this application should first be completed before the Planning Commission, to address a comprehensive review of the application against Code Sections 16A-5-340(b), Preliminary Plan Review Intent and Issues," 16A-5-300(c), "General Restrictions," 16A- 5-310, "Review Standards" for PUDs, 16A-5-220, the Town Council hereby identifies the following components or core issues within the application which the Planning Commission should primarily focus upon and provide their recommendations: 1. How the remaining employee housing requirements for Base Village and the remaining 8,360 square feet employee housing requirement from the Snowmass Mountain Final PUD Ordinance No. 2, Series of 2005, would or might be mitigated; 2. Determine if there might be additional needs for employee housing, also in consideration of any height impacts; 3. Address proposed height impacts against the Code criteria; 4. Address Options including possible funding mechanisms for the provision of bus shuttles or routes and the general transit/transportation service adequacy for the employee housing project; 5. Bus turnaround design adequacy; 6. Adequacy of pedestrian activity areas and connectivity provisions; 7.. Adequacy of Nordic crossings in the vicinity; 8. Adequacy of unit locations and their mix, including ADA units as they relate to elevators and their locations; 9. Adequacy of the parking provisions and how it compares with Club Commons I; 10. Determine options for restricting parking, such as for seasonal units or for certain other units, especially if additional employee housing units are recommended; and 11. Determine how the fiscal impact report in the application folds in with or compares with the Base Village fiscal impact report. 3 ATTACHMENT 1 TC Report 03-19-07 Page 2 of 2 TOWN COUNCIL RESOLUTION NO. 55, SERIES OF 2006, EXCERPT CONDITION OF DEFERRAL ITEM VS. WAIVER The "Traffic Study Waiver" requested by the Applicant shall be a deferral with said report due prior to Planning Commission resolution and adoption of said resolution. Note: The comprehensive Traffic Impact Analysis[TIA] was initially provided in December 2006 and referred to affected staff and the Town's traffic engineering consultant for review and comment. The latest update of the TIA was submitted on February 22, 2007 in response to previous staff comments(see ATTACHMENT 61.' That TIA is currently under review with comments requested by March 12, 2007. As of the writing of the March 19"' Council report, no additional review comments were submitted on the latest TIA). 4 ATTACHMENT 2 TC Report 03-19-07 Updated Summary Staff Report Club Commons II Employee Housing project Preliminary Plan application Core Issues for March 19, 2007 meeting Additional housing needs: Are there still additional employee housing needs or desires considering the building heights and visual impacts (e.g., three versus four levels)? The Applicant has restated per ATTACHMENT 7 that the current application is for three- story buildings. If the direction changes, they would submit for an amendment to the current application. Staff recommends that the 41h level on the buildings no longer be discussed, unless the Applicant submits an amendment to the Preliminary Plan application for consistency with the modified Sketch Plan acceptance in January 2006. If there is consensus by the Council that the Preliminary Plan should include four-story buildings as per the modified Sketch Plan acceptance, such a directive to the Applicant needs to be provided at this time so the Applicant could revise the proposal and submit an amended application. However, Staff understood earlier that the Snowmass Water and Sanitation District would not consent to four-story buildings unless an underground parking area was part of the application proposal. Building heights: What are the height impacts and how do the variations meet the Code criteria? The application proposes two, three-story buildings for employee housing that would generally match the scale, character, architectural details and materials of the Club Commons I development (reduced from four stories with the revised Sketch Plan). Concerning the proposed height variations, the application proposes building heights from two to five feet above the existing 41-foot height limit in Parcel 12. The Applicant wishes to eventually apply the same height standard for the portion of the proposed project area outside Parcel 12 by subsequently expanding the PUD boundary. However, a rezoning will likely be needed, that may have a more restrictive height limit (e.g., 38 feet), as a 'PUD' designation may no longer be used for rezoning purposes per the Municipal Code. Therefore, the Applicant cannot simply apply standards from one property onto another without a PUD Amendment or rezoning, as determined as permissible. Council deferred rezoning and platting information on November 6, 2006 by Resolution #55 and as a result, this issue will likely be brought forth again during the Final PUD stage. 5 Pursuant to Section 2 of the application notebook, about 15-17% of the buildings would be over the 41-foot height limit established for existing Parcel 12. The buildings would range from 42.7 to 44.7 feet above the lower finished floor level. This would take a simple-majority vote as the height variation meets the 50% rule (e.g., one-half of structural mass meeting the 41-foot height limit), but complies with the 75% rule (i.e., below the maximum of 71.75 feet). However, as previously noted above, development outside of Parcel 12 would require a PUD Amendment or a rezoning with a possible height limit of 38 feet. On the other hand, a height variation in that scenario (e.g., a 38 foot limit with the proposed three stories) would probably meet the 50% rule, but unlikely for the Planning Commission recommended additional 4`h levels. The smaller Building B12 would be cut into the existing grade approximately 5-10 feet. The larger Building A24 would be situated primarily on fill with a finished floor elevation five feet higher than Building B12. Planning Commission summary recommendations— Building Architecture and Heights: The Planning Commission offered no recommendations concerning the architecture of the buildings. However, several findings of importance were made pursuant to their strong recommendation for the addition of a 4`h level on the buildings. Please reference Planning Commission Resolution No. 2, Series of 2007, in the March 7`h Council report for the specific language. However, the specific findings below are probably more relevant for Council's consideration at this time considering the current application proposing three-story buildings: 1) Pursuant to Municipal Code Section 16A-5-300(c)(5) and (7), "Dimensional limitations," and "Standards for granting variations" under the General Restrictions, the proposed application requires height variations and meets the following height criteria: a) The proposed three-story buildings meet the rule that at least 50% of the structure for which the variation is sought, as measured utilizing the structure's footprint from existing grade and finished grade, conforms to the height limits of the underlying zoning parameters for Parcel 12, provided such building is located on Parcel 12 or if an amendment to the PUD is subsequently permitted to expand the boundary, land uses and development parameters into the impacted area on the Snowmass Water and Sanitation District site for the development to occur; and b) If a rezoning of the affected Snowmass Water and Sanitation District site is sought that has a height limit of 38 feet or if the buildings change to add the recommended 4'h level, then the buildings would likely exceed the height limit of the underlying zone district by more than 75% triggering a super-majority vote of the Town Council, community purposes and the demonstration of "exceptional and special circumstances." 2) Pursuant to Municipal Code Section 16A-5-300(c)(5-7), "Dimensional limitations," Community purposes for PUDs," and "Standards for granting variations" under the General Restrictions, community purposes, and "exceptional and special circumstances" for the recommended 4'h level were not demonstrated at this time to the Planning Commission, and the Town Council should address appropriate or applicable community purposes, as needed, for the variations sought during their review and that the Applicant clearly and satisfactorily described as to why the height variations are necessary for the buildings in order to achieve the community purposes to be proposed, such as but not 6 necessarily limited to the provision of employee housing square footage over and above the mitigation requirements or to develop necessary public facilities, as examples. 3) Pursuant to Municipal Code Section 16A-4-340, `Building design guidelines to preserve community character," the design of the new storage sheds proposed on Parcel 12 seem acceptable and would be a used for the purpose of housing golf course equipment currently stored outside on the site, as represented by the Applicant. Staff Recommendations— Building Architecture and Heights: Staff does not dispute the Planning Commission recommendations, provided the buildings are designed similarly or match the Club Commons I project. However, if the application is subsequent amended for four-story buildings, it may be out of character with the other structures in the area. They would represent the first four-story buildings in the Snowmass Club area outside of the Chapel proposal. The Applicant also needs to demonstrate a community purpose to the satisfaction of Town Council for the current height variations. One scenario could be the provision of employee housing beyond the mitigation requirement. However, this may not be possible with the current three-story proposal. Another community purpose, as an example, could be the provision of necessary public facilities, such as public parking, transportation facilities, and/or recreation facilities or the usage thereof. Employee Housing mitigation provisions: How would or should the remaininq employee housing requirements at Base Village and Snowmass Mountain be mitigated? What would be the acceptable mitigation square footage to be applied at Club Commons II? The Base Village Final PUD approval via Ordinance No. 21, Series of 2004, indicates that 38,143 square feet of employee housing, or approximately 27% of the total employee housing mitigation requirement of. 141,240 square feet, shall be provided at the proposed Club Commons II employee housing project (see ATTACHMENT 4 for excerpts from the Base Village Restricted Housing Agreement). The Applicant is also required to mitigate a total of 8,360 square feet of employee housing pursuant to the Snowmass Mountain Amendment Final PUD approval via Ordinance No. 2, Series of 2005, which could also be mitigated at the Club Commons II site or if not, by cash-in-lieu (see ATTACHMENT 5 for the Snowmass Mountain Restricted Housing Agreement). In addition, with the previous modified Sketch Plan for Club Commons II, documented in Resolution No. 5, Series of 2006, the Applicant proposed to mitigate both requirements within two buildings containing four stories each. The Applicant now states in a letter dated March 7, 2007 (see ATTACHMENT 8) that the Snowmass Mountain employee housing mitigation would be fulfilled by utilizing housing credits acquired in 1999 (e.g., 42,105 square feet). A portion of that credit, or 38,931 square feet, has already been accounted for usage as mitigation in the Base Village Final PUD and the Restricted Housing Agreement (see ATTACHMENT 4). Staff believes the sales of these credits or portions thereof need to be publicly documented, such as by amending both the Base Village and the Snowmass Mountain Restricted Housing Agreements and by acknowledgement of all affected parties via execution (e.g., Town, Related/WestPac, and the Skico). Such proposed amendments to the agreements have yet to be submitted to Staff for review. In addition, see the attached Town Attorney response to the Applicant for other related comments (ATTACHMENT 9). Floor area mitigation allocation per current proposal - Summary allocation of space per current application with two, three-story buildings: Square footage of employee housing within the dwelling units:34,104 sq. ft. Porch areas (first level only per floor area measurements): 1,053 sq. ft. Interior Corridor circulation (Seasonal housing Bldg A only): 2,379 sq. ft. Stairways in both buildings (first level on per floor area calcs): 513 sq. ft. Ski Lockers in Building A: 622 sq. ft. Storage closets off decks in Building B for permanent housing units: 168 sq. ft. Gross floor area measured: 38,839 sq. ft. Minimum mitigation square footage within dwelling units would be: 34,104 sq. ft. With the current Preliminary Plan application, the Applicant now proposes two, three-story buildings similar to the original Sketch Plan application, mainly due to the Applicant's stated exorbitant cost of the underground parking. The Applicant proposes to mitigate 100% of the Base Village requirement allocation of 38,839 square feet to the Club Commons site. However, Staff is not entirely in agreement with how the Applicant has calculated the mitigation housing, because the Applicant is utilizing the floor area measurements for the entire structure per their revised floor area calculations submitted December 15, 2006 in the separate handout packet (i.e., different from the ones in Section 1 of the application notebook). The Applicant indicates per their letter that the Municipal Code in Section 16A-4-410(b) requires mitigation housing to be calculated pursuant to the floor area measurements in Code Section 16A-3-210(b). Staff does not necessarily dispute this statement, because the mitigation area needs to be determined by utilizing the methods for how floor area is measured per the Code. However, Code Section 16A-4-410(b) also states, 'the total square footage for which the developer shall be responsible shall be provided in dwelling units emphasis added)whose size shall be within the range of sizes described in Subsection (c), Size Ranges of Restricted Units" (e.g., for full-time employees, the unit size requirements are for studios from 448 to 550 s.f.; one-bedrooms from 550 to 750 s.f.; two-bedrooms from 750 to 1,000 s.f.; and three-bedrooms from 1,150 to 1,350 s.f.). For seasonal housing the requirement is 224 s.f, of private or jointly shared living area for each employee. The Applicant is meeting these size requirements for the various unit types. The Applicant's floor area calculations indicate areas outside of the dwelling units that were calculated, such as interior corridors, stairways, covered entryways, and porches/decks that the Applicant wishes to utilize as mitigation square footage. Staff believes this does not meet the spirit or the intent of the referenced Code Section above (i.e., provision of housing mitigation in the dwelling units) and this may not be fair to the Town or the Applicant in meeting the employee housing needs or demands. Some of the square footage calculated may be appropriate, as may be deemed appropriate by the Town Council, such as the lower level enclosed patios/decks and the ski lockers, for example, as these might be considered amenities to the livable area of the units. However, stairways, circulation hallways, and horizontal projections meeting the floor area calculation, but not the spirit or intent of providing employee housing "within dwelling units," probably should not count as mitigation housing. 8 Below is a detailed breakdown of the total 4,735 square feet counted beyond the dwelling units sizes that the Applicant proposes to include as mitigation housing square footage: Lower level enclosed patios/decks: Building A24 (8 x 88 s.f.) = 704 s.f. Building B12 (73+73+75+128) = 349 s.f. 1,053 s.f. Interior hallways or corridors: Building A24 (3 x 793 s.f.) 2,379 s.f. Building B12 (no interior halls) 0 s.f. 2,379 s.f. Lower level covered stairways (calced at 50%due to extended horizontal projections): Building A24 (2 x 136 s.f.) = 270 s.f. Building B12 (2x 122 s.f.) = 243 s.f. 513 s.f. Storage spaces (separate lockers or storage units off the decks): Building A24 (2 x 311 s.f.— lower level) = 622 s.f. Building B12 (3x [14+14+15+13]) = 168 s.f. 790 s.f. Planning Commission summary recommendations — Employee housinq: 1) This housing project should be restricted to, a) employees within the Town of Snowmass Village, b) employees within Pitkin County, and then c) other employees, such as but not necessarily limited to employees or students of profit or non-profit organizations provided they are not housed for short-term occupancy. 2) The addition of the recommended 4`" story levels on the two buildings is considered to be advisable for either seasonal or permanent housing with certain parking restrictions. 3) The type of units and tenants within the buildings or the recommended 4'" levels should be controlled as a means to match or coincide with the demand for seasonal or permanent housing during any given season. 4) If deemed permissible by the Town Council, there should be consideration of allowing additional employee housing mitigation for the site by interpreting certain square footage that would normally not qualify as mitigation square footage, in that enhanced livability such as the square footage within the interior corridor or circulation space, together with the first floor stairways and deck areas on the first levels, in efforts to buy down the incremental cost of constructing a recommended 4`h level of employee housing on the buildings, could also be utilized to mitigate the 8,360 square feet of Snowmass Mountain housing requirements per Ordinance No. 2, Series of 2005, and perhaps beyond this amount as a possible Community Purpose over and above the required mitigation square footage as to be determined as acceptable by the Town Council. 5) Separate from this application, a reassessment of the Municipal Code's employee housing mitigation square footage credits and the cash-in-lieu provisions ought to be considered to include other spaces for mitigation square footage that enhance the 9 livability of employee housing units and to incorporate costs, in the cash-in-lieu formula, associated with amenities or common areas outside of the dwelling units that enhance the units, such as but not necessarily limited to underground parking, ski lockers, laundry facilities, recreation rooms, clubhouses, and additional floors for employee or mitigation housing that require elevators. Summary Staff Recommendations — Employee housing: Reference the Town Council Report Supplement (ATTACHMENT 3) for specific Staff interpretations of the Code language related to the floor area calculations versus the employee housing mitigation calculations. Of the floor area calculations noted above for the spaces outside of the units, the lower level enclosed patios/decks and the storage spaces could be interpreted, if Council agrees, as qualifying as mitigation housing since these areas might be considered amenity type spaces for the dwelling units. However, in the spirit of the Code in providing mitigation housing in dwelling units, the square footage for the stairways and corridors totaling 2,892 square feet i.e., the equivalent of at least three nicely sized employee units) seems inappropriate to count as mitigation housing and does not appear to serve the needs or the housing demand for the Town or for the Applicant. The Council should also make a determination whether to qualify the lower level deck areas of 1,053 square feet and the locker storage units of 622 square feet as mitigation housing square footage. See the supplemental report in ATTACHMENT 3 for further comments regarding interpretations of the Code language. Also, since the amount of mitigation housing was reduced from the last Sketch Plan proposal (e.g., since the buildings were reduced from four to three stories), perhaps the maximum number of units within the larger long-term housing building for use by Snowmass Water and Sanitation District employees, which was previously accepted by Council during Sketch Plan as qualifying as mitigation housing, ought to be reduced from three units to two units. The reasoning before in accepted these units as mitigation housing was that those employees might then be removed from the priority lease list at the Town's Housing Department thus freeing up housing inventory in other areas of the Town for remaining full- time employees. Lastly, if the fourth levels were added,,it would likely mitigate the 8,360 square feet for the Snowmass Mountain application pursuant to Ordinance No. 2, Series of 2005. If the 4'" levels are not added, then the Restricted Housing Agreement for Snowmass Mountain should be amended to address how the 8,360 square feet will be mitigated per Applicant's current proposal (see ATTACHMENT 8) and acknowledged by the execution of all affected parties, unless the cash-in-lieu option is implemented. Unit mixilocations: Are the unit locations and their mix, including ADA units as they relate to elevators and their locations, adequately arranged? The number of units proposed at Club Commons 11 is 36 units (reduced from 60 per the revised Sketch Plan). This includes 24 seasonal units in Building Wand 12 permanent housing units in Building 'B' (reduced from 16 and 44, respectively, from the revised Sketch Plan). Accessible units are typically required to be located on the first level per the building codes, especially if elevators are no longer proposed for the three-story walk-up buildings. to The average unit sizes are proposed at 947 square feet (increased from 858 s.f. per the revised Sketch Plan). The number of bedrooms is as follows: 120 bedrooms (reduced from 140 with the revised Sketch Plan), including: 96 seasonal bedrooms (Building A) 24 permanent housing bedrooms (Building B) Note: The Applicant has since mentioned at the March 7'h meeting that elevators are no longer proposed). The proposed bedroom mix is as follows: 24—4-bedroom units at 937 s.f. each (seasonal housing) 3— 3-bedroom units at 1,236 s.f. each 6—2-bedroom units at 968 s.f. each 3— 1-bedroom units at 700 s.f. each The proposed overall density for the project is calculated at 18.55 units per acre (decreased from approximately 23.0 units per acre with the revised Sketch Plan) Planning Commission summary recommendations — Unit mix/location: The application's unit mix seems appropriate given the Applicant's past success with similar unit mixes at Club Commons I. Staff Recommendations: Staff agrees with the Planning Commission finding. Parking Provisions: Are the proposed parking provisions for the employee units at the Club Commons II site adequate? Is there a further need for the additional remote parking at the Black Saddle parking area? The application notebook indicates that 105 surface parking spaces are proposed, and the site plan for the proposed development shows 111 spaces for the restricted housing units reduced from 130 spaces that included 100 surface parking and about 30 spaces in a parking garage per the revised Sketch Plan). Parking ratio requirements for the site are 1.25 spaces for the 24 full-time housing bedrooms or 30 spaces and 0.75 spaces for 96 seasonal housing bedrooms or 72 spaces. Sixteen (16) additional parking spaces that would replace previous non-delineated spaces for the maintenance area, plus two new worker spaces, are also proposed closer to the Club Commons I site. Staff understood that most of this parking would not be installed if approximately 50 net spaces in the north Black Saddle golf course parking lot were constructed. However, Staff's understanding is that the Black Saddle parking lot expansion would not take place since the application currently proposes three-story buildings at the Club Commons II site. Planning Commission summary recommendations— Parking provisions: 1) As offered by the Applicant, additional parking north of the Black Saddle golf course parking lot should be accepted for off-site employee parking as it would likely add approximately 50 net spaces to meet the additional requirement of 34 parking spaces that would be needed for the recommended 4" levels on the Club Commons 11 employee housing buildings. 2) The parking components within the proposed employee housing project, both on-site and off-site, should be completed concurrently with the balance of the housing 11 development and comply with geotechnical or soils report requirements or recommendations. Staff Recommendations— Parking provisions: Staff does not necessarily dispute the Planning Commission recommendations. However, instead of providing parking in a remote area off the site for a possible fourth level as recommended by the Planning Commission, staff believes more parking on the site such as underground parking would be an added convenience for the residents of the project. On the other hand, if the buildings remain at three stories as currently proposed, then parking restrictions or remote parking would not necessarily be needed. Parking restrictions: Are options for restricting parking, such as for seasonal units or for certain other units acceptable, especially if additional employee housing units are recommended? Planning Commission summary recommendations — Parking restrictions: An aggressive parking management plan, similar to or as a modification to the Club Commons I parking management plan, is recommended to support or justify the proposed alternative parking plan for Club Commons II. The parking usage on site should be controlled by: a) Issuing certain types of parking permits, such as the Applicant offering permits that allow close-in, on-site parking and those permits that only allow off-site, remote parking; or b) allowing permanent housing residents to park on-site and seasonal housing residents to park off-site at the Black Saddle lot; or c) combining the above noted restrictions; and d) prohibiting the storage of abandoned, disrepaired vehicles, RV's, campers, tractor- trailer or similar vehicles on the site and in the Black Saddle parking areas. Staff Recommendations— Parking restrictions: The restrictions proposed above were in response to the remote parking assuming the recommended 4'" levels on the buildings would be added. Again, if the buildings remain at three stories as currently proposed, then parking restrictions or remote parking would not necessarily be needed since the proposed surface parking provisions on the site meet the parking ratios previously designated pursuant to the Sketch Plan acceptance. 12 ATTACHMENT 3 TC Report Supplement 03-19-07 Town Council Report Supplement What floor area is calculable for the purposes of computing the amount of mitigation square footage being provided by the Club Commons II project? In order to compute the mitigation floor area amount for full-time housing, you need to refer to Section 16A-4-410(b), Square Footage Per Employee, which states: For that number of employees required to be housed in restricted housing, as determined in Subsection (a) above, the developer shall be responsible for the creation of a total square footage equal to four hundred forty-eight(448)square feet as measured in Section 16A-3-210(b). Measuring Floor Area)for each employee to be housed. The total square footage for which the developer shall be responsible shall be provided in dwelling units whose size shall be within the range of sizes described in Subsection (c), Size Ranges of Restricted Dwelling Units. The unit mix and methods of providing housing shall be determined as described in Section 16A-4-420, Methods of Complying With Requirements. Emphasis added) 1. Section 16A-3-210(b), Measuring Floor Area. This section of the Municipal Code applies throughout the community and basically states that the floor area within all levels of a building with a ceiling height greater that 5' — 6" is included unless specifically excepted within that section. Using this section of the Code, the Applicant, therefore, needed to exclude the following items in calculating the floor area of each building: a. Above grade decks and covered on-grade decks (except for certain partially enclosed ground level decks) are only included as calculable floor area by the square foot amount greater than 12% of the total building square footage. For this reason, only the first level decks that are partially enclosed by fencing are included as calculable floor area (1,053 sq. ft. total — 704 s.f. in Building A24 and 349 s.f. in Building B12). The remaining deck area (2,106 sq. ft. total — 1,408 s.f. for Building A24 and 698 s.f. for Building B12) was excluded; b. Elevator shafts and stairs are included on the first floor that they originate from only. Only 793 sq. ft. of corridor/elevator space and 270 sq. ft. of stairways or horizontal covered projections in Building A24 and 243 sq. ft. of covered stairways or horizontal covered extensions in Building 612 qualified as calculable while 700 sq. ft. of upper level stairwells and elevator shaft areas in Building A24 and 944 sq. ft. of upper level stairwells in Building B12 were excluded; c. Mechanical or service space (978 sq. ft. total —810 sq. ft. of mechanical/trash space in Building A24 and 168 sq. ft. of mechanical closets on the decks in Building B12) was excluded; 13 d. Per Municipal Code Section 16A-3-210(b)(2)c, for storage exclusions states, "In multi-family unit and dormitory buildings only, areas designed and used as storage which do not have direct access to a dwelling unit, not to exceed five percent (5%) of the total proposed floor area of the unit for which the storage is intended." As the separate 622 sq. ft. of locker storage units in Building A24 exceed 5%of the dwelling unit sizes, they should count as part of the floor area; The total of 168 sq. ft. of storage closets on the patios/decks in Building B12 are below 5% of the dwelling unit sizes but should count since directly accessed from the units; and e. Subgrade parking areas are excluded (Note: no longer proposed with this application). The total calculable square footage of both buildings is determined at this time to be a total of 38,839 sq. ft. —26,463 in Building A24 and 12,376 sq. ft. in Building B12. 2. Computing mitigation square footage. Section 16A-4-410(b) (for full-time housing) states: 'The total square footage for which the developer shall be responsible shall be provided in dwelling units...". Dwelling unit is defined as "any building or portion thereof, used exclusively for residential occupancy, that contains living facilities, including provisions for sleeping, eating, cooking and sanitation, and is intended for occupancy by a family and its guests, independent of other families or guests..." Section 16A-4-410(d) (for seasonal employee housing) states: To ensure that the size of the housing contributed by a developer for shared living accommodations is appropriate, each building shall provide two hundred twenty-four (224) square feet of private or fointly shared living area for each employee being housed."(Emphasis added) In interpreting the Code, Staff is of the opinion that the mitigation square footage for full time units should be provided within the dwelling unit(s) and that seasonal housing should include only the private or jointly shared "living" area within the "pod". The stairs, elevator, circulation, decks and storage square footage technically should not be included in determining the square footage credited to an employee housing project being provided as mitigation housing. The problem with "strictly' applying the code is that it does not afford any incentive for the provision of interior access to units, laundry rooms, additional storage area for the occupants and other amenities that improve the quality of the project to the benefit of the employees. It is, however, believed that whether or not to include the total of 2,892 sq. ft. of covered stairs, elevator and circulation space (2,649 sq. ft. in Building A24 and 243 sq. ft. in Building B12) as part of the mitigation credit applied to this project should be affirmed by the Town Council. The same applies to the first floor deck areas of 1,053 square feet and the locker storage units of 622 square feet. 14 ATTACHMENT 4 TC Report 03-19-07 Page 1 of 7 BASE VILLAGE RESTRICTED HOUSING AGREEMENT THIS BASE VILLAGE RESTRICTED HOUSING AGREEMENT (this "Agreement') ' dated as of November 4, 2004 between INTRAWESTBRUSH CREEK DEVELOPMENT COMPANY LLC, a Delaware limited liability company ("Developer"), and the TOWN OF SNOWMASS VILLAGE,COLORADO,a Colorado municipal corporation(the"Town"). RECITALS WHEREAS Developer intends to develop that real property situated in the Town commonly known as Lots 1-9, Base Village Planned Unit Development (the "Property'), as depicted on the Final Plat for Base Village P.U.D,; WHEREAS Developer has received approval from the Town to develop the Property(the Project'l as more particularly described in Town Ordinance No. 21, Series of 2004 (the Ordinance"); WHEREAS in conjunction with the development of the Project,Developer is required to mitigate a required amount ofRestricted Housing(as defined below); WHEREAS this Agreement specifies the methods by which Developer shall mitigate such Restricted Housing; WHEREAS execution of this Agreement by the Town and Developer is contemplated by the Ordinance; NOW, THEREFORE, in consideration of the mutual covenants contained herein, and other good and valuable consideration the sufficiency of which is hereby acknowledged, the parties agree as follows: ARTICLE I RESTRICTED HOUSING 1.1. Restricted Housing MitigationReeuirement. As part of the development of the Project, the Town Land Use and Development Code(the"Code")requires Developer to mitigate 137,455 square feet of Restricted Housing (the "Restricted Housing Requirement"). The Restricted Housing Requirement has been calculated by multiplying(i) the number of employees assumed to be generated by the Project at the rates set forth in Table 4-5 ofthe Code by(ii)448 square feet of net interior floor area per generated employee(iii)by a required mitigation rate of 45%minus iv)any applicable Restricted Housing redevelopment credit, as such formula is more particularly described in Section 16A-4.400 et seq.of the Code. For purposes of this Agreement,"Restricted Housing" [Weans one or more residential dwelling units that is intended to be used to house employees generated by the Project or other individuals employed within the Town and is subject to a Declaration ofRestrictive Covenants as described in Section 1.5 below. 1.2. Satisfaction of Restricted Housing Requirement. 1.2.1. Methods of Satisfaction. Developer shall satisfy the Restricted Housing Reouirempm c mbination of(i)"on a'Restricted Housing to be built at the ii) "off-site" Restricted Housmg to _e, built at the Droiec'a commord lmown"Sinclair Meadows and "Club Commons II", (iii)use of a portion of the 42,105 square eet_q Restricted t0015723t.noC81 Illilllllllllllllllllllllllllllllllilllllllllllll1111110 Page :9 12 6a IIIIIIIVIIIIIIIIIIIIIIIIIIIIIIIINIIIIIIIIIIII IIIIIII ag©49oe ®a:oa ATTAR HM03-19- 70 Page 2 of 7 JANICE K VOS CAUDILL PITKIN COUNTY CO R 61.00 D 0.00 Ho ' credit bold b Brush Creek Land Co an ,LLC,and(iv)other means permitted by the ode(whic may include cash-in-lieu payments to the Town or development of other"off-site' Restricted Housing units to be approved by the Town under separate development applications). Attached hereto as Exhibit "A" is the Restricted Housing Mitigation Schedule, which schedule sets forth the manner in which Developer intends to mitigate a portion of the Restricted Housing Requirement,including the size,location and phasing of such mitigation. 1.2.2. Timing for SatisfactionMrerequisites to Development. The Ordinance sets forth the phasing plan by which Developer may construct the buildings approved for the Project (the Phasing Plan"). In general,Developer intends to begin construction ofPhase 1 of the Project in July 2005 and complete construction of Phase 1 of the Project in May 2008. In general, Developer intends to begin construction of Phase 2 of the Project in April 2006 and complete construction ofPhase 2 of the Project in November 2008. As a& forth on Exhibit"A"attached hereto, Develo r intends to use ub II to satisfy a portion of the Restricted Housin Requirement a zeta a to e 1 o the Pmo4 and to use Sinclair ws to satisfy a portion or the Kesricf ousing Requirement attributable to Phase 2 of the Project. In that regard, it is anticipated that construction of in in S t d will be co In e o an construction of Sinclair Meadows will begin in May 2006 and will be completed m November 2007. As such,while certain portions ofPhase 1 and Phase 2 of the Project may be wed poor to lh completion n C u Corn II and Sinclair s,i ism e u onmmons II will be completed nnor to the final totted o Phase ] of the Pro'ect an at Sinclair Meadows will be completed prior to the final completion of P ase or to Project. hi any event, Developer shall satisfy the Restricted Housing Requirement as described below: a) Developer shall obtain a building permit for Club Commons II for obtain a building permit for suc% oMer estncted ousing otherwise Contemplated by Section 1.2.3 below)before Developer obtains a buil ' uildi e P o'ec and shall receive a ceitifica a occupancy or Club Commons II pnor to rccelvulg a certificate of occupancy for Building 6 of the Project. b) Dev o er shall complete construction of and receive a certificate of occupancy for Sinclair Meadows re eveloper obtains a certificate of occupancy for Building 13A in Phase 2 of the Project or for any other building in a subsequent phase of the Project as identified in the Phasing Plan. c) Developer and the Town shall agree upon a method for mitigating the Remaining Restricted Housing and amend this Agreement accordingly or, in the alternative, Developer shall pay to the Town the applicable portion of the cash-in-lieu amount described in Section 1.2.4 below to the Town before Developer obtains a building permit for Building I 1 in Phase 2A ofthe Project or for any other building in a subsequent phase ofthe Project as identified in the Phasing Plan. d) The "on-site" Restricted Housing shall be constricted contemporaneously with the development of the applicable building of the Project within which such Restricted Housing is located. 1.2.3. Approval of Club Commons H. The methods of satisfying the Restricted Housing Requirement set forth in Sections 1.2.1 and 1.2.2 above assume that the development of tub Commons I1 shall be approved b the Town in substantially the same PUD P an pp mcation for Club ommons H submitted by Aspen Sluing Company, LLC,to the 10015123].DOC sl 2 1 Illlcl IIIIIIIIII I Ifl IIII Illclli Ilvl ll III III{ 0 Page: 0s en ATTACHMENT TCQR prt 03-19-07 CO Town on August -k 114 1AL 4WAL F t't ttEis+efTltyL j l5 2003 evoIo er aclmowled es that Club Commons II has not yet bae aP roeTb the To and that the nlwn 'egr-s-- — - — 4wtifreviewantonererttoavcsuchprotectTheTown development a applicable Club Commons H app Icahous as it wou any otherapplicationssubmittedtoit. U Club Commons R is not aDDroved by the TownbeforeJune12005DLerandtheTowhallon v rmu un that ttton o t e ' r`"'ng an el[ernat,vA ,nl"',7 on Ex y tt eshrcte HOB'°Re"' '•^^""'allocatal to Club Comm n nattaciee(o t Orly v et roan in Section 1.2.2 aboveLotbeentitledtoreceiveabuil ' evelo r shall or an m in an su a uent base of the Pro ec unless and untiles2o f a lama evemitttionmethodseenientanorsae. the Remaining Mitigation to be Satisfied. U on completion of theforthintheRestrictedHousingMitigationScheduledescribedabove, 9,664 square feeetrof theRestrictedHousingRequirementshallremainunmitigated (the "Remaining RestrictedHousing")• Prior to the issuance of a building permit for Buildings I OAB, 11,or 12, the partiesshallusebesteffortstoenterintoanamendmenttothisAusisetsforththemeansbywhichtheRemainingRestrictedHousingshallbesatAisfiedbyDeveloperi Notwithstanding the foregoing, if the Amendmeot has not been executed as of the later tofMarch31, 2007 or the date Developer applies for a building permit for Buildings 10o occur A t , 12, then,in lieu of executing the Amendment,Developer may satisfy the proportionate AB, or1II ofRemainingRestrictedHousingtobemitigatedbythedevelopmentofsuchbuildingbypayingtotheTownacash-in-lieu figure equal to the sum of the Design and Construction Cash-in-LieuAmountplustheLandCash-in-Lieu Amount,where the"Design and Construction Cash-in-LieuAmount" equals the product obtained by multiplying (a) $90 per square foot for constructioncosts,by(b)the square footage of Restricted Housing generated by Building 10AB, 11,or 12, asapplicable,es set forth on Exhibit"A"attached hereto,by(c)the CPI Adjustment Factor,and thaLandCash-in-Lieu Amount"equals the product obtained by multiplying(x) a per square foot in for land costs square footage of Restricted Housior12, as applicable, as act forth on Exhibit "A" attached hereto, by() y the CPI Ad'"entFactor, The Land Cash-in-Lieu Amount may be satisfied in whole or in part by use of anyRestrictedHousingCredit" held by Brush Creek Land Company, LLC, under that certainExchangeAgreementandEscrowInstructionsexecutedbetweenBrushCreekLandCompany,LLC, and the Town dated February 7, 2005. For purposes of this Agreement, "CPI AdjustmentFactor" means a fraction, the numerator of which is the Consumer Price Index for All UrbanConsumers: Dptver_Boulder Greeley, CO (1982-84=100) most recently published prior to thedateonwhichDeveloperpayssuchcash-in-lieu amount to the Town, and the denominator ofwhichistheConsumerPriceIndexforAllUrbanConsumers: Dettver-Boulder-Greeley, CO1982.84=100) most recentlycash-in-lieu published after the date of this Agreement. Upon receipt of suchpaymentbytheTown, Developer shall be eligible for a building permit for thebuildingsproposedfortheapplicablephaseoftheProjectasdescribedintheOrdinance. 1.3. w sbi . 1.3.1. On-Site Restri e F oust-Mesdow, The on-site Restricted Housing to be conOstmled na the ProRestrictedHousingtobeconstructedatSinclairMeadowsshallbesoldby Developer too eligibleindividualsintheTown, as such eligibility is determined by a Declaration of RestrictiveCovenantsdescribedinSection1.5 below. 1.3.2. ff-Site Restricted Housin at Club Cn rrRestrictedHousingshallberetainedbyDelmr The ofTsite-t I_ ,}rc; O¢8 IloranaffiliateofDeveloper, and leas—e 0015723 t-Doc s) 3 520494 ATTACHMENT 4 page: 4 of 12 I IIIIII VIII IIIIII IIIIII III IIIIII IIIIII I I IIII IIII IIII TC Report 02//02/2006 03:01 age 4of 7 JANICE K VOS CAUDILL PITKIN COUNTY CO R 61.00 n 0.00 eligible individuals in the Town,as such eligibility is determined by a Declaration of Restrictive Covenants described in Section 1.5 below. If, as discussed in Section 1.2.3 above, Commons II is not a roved by the Town the ies shall determine the ownershi of such a ternanve estrict ousm o e co c in eu o Club Commons prior to e commencement o construction o uildings 5 9AB or 9C m Phase 2 of the Project or any building m any subsequent p are or e Yroject. 1.4. Initial Sales Price,Rental Rates and Assessments. 1.4.1. Initial Sales Price. The initial sales price of the Restricted Housing units to be sold by Developer pursuant to Section 1.3.1 above (or such other Restricted Housing to be developed and sold by Developer as may be agreed by the Town and Developer pursuant to Section 1.2.3 above) shall be consistent with the then-current sales prices,on a dollar per square foot basis,for comparable units in the Daly Townhomes project. 1.4.2. Rental Ratea. The initial rental rate charged by Developer for the Restricted Housing units leased by Developer pursuant to Section 1.3.2 above shall be consistent with the then-current rental rates charged, on a dollar per square foot basis, for comparable units in the Mountain View Phase R and Club Commons I projects. Such rental rates may be adjusted annually based on the inflation index used by the Town. 1.5. Restrictive Covenant. Prior to the sale or leasing of a Restricted Housing unit,Developer 4shallcausetobeexecutedandrecordedintherealpropertyrecordsofPitldnCounty,Colorado a Declaration of Restrictive Covenants" against such Restricted Housing unit. The form and substance of the Declaration of Restrictive Covenants for the Restricted Housing units to be sold by Developer(or such other Restricted Housing to be developed and sold by Developer as may be agreed by the 'Town and Developer pursuant to Section 1.2.3 above) shall be approved by the Town Attorney, acting reasonably, and shall be consistent with the terms of Chapter 17 of the Town municipal code regarding the individuals eligible to purchase such Restricted Housing units. The Declaration of Restrictive Covenants for the Restricted Housing units to be leased by Developer pursuant to Section 1.3.2 above shall be approved by the Town,acting reasonably, and shall provide that such Restricted Housing units shall be maintained in perpetuity at restricted rents and that Snowmass Village employees will be favored as renters ofsucb Restricted Housing units to the extent that sufficient demand therefrom exists. 1.6. Fulfillment of Obligations. This Agreement and the parties' performance of their respective obligations hereunder constitute the complete satisfaction of Developer's Restricted Housing mitigation requirements under the Code,the Ordinance or otherwise. ARTICLE B DEFAULT 2.1. Event of Default. The failure by either party to observe or perform any of its obligations set forth above in any material respect and the continuance of such failure beyond the Cure Period shall constitute an"Event of Default." 2.2. Notice of Default. Upon the occurrence of a default, the non-defaulting party shall provide the defaulting party a written notice of such default ("Notice of Default'). The defaulting party shall have 60 days after receipt of the Notice of Default(the"Cure Period") to cure the breach specified in the Notice of Default(or ifsuch default cannot be cured within the 60 day period, if such defaulting party shall fail to promptly commence to cure the same and 400157231.DOC s) 4 ATTACHMENT 4 TC Report 03-19-07 Page 5 of 7 EXHIBTf"A" RESTRICCED HOUSING MITIGATION SCHEDULE This Restricted Housing Mitigation Schedule sets forth (i) the Restricted Housing Requirement generated by the Project on a phaseby-phase basis and a building-by-building basis and (ii) Developer's intended means for satisfying the Restricted Housing Requirement on those same bases. This schedule is attached for illustrative purposes only and is not intended to supetcede the terms of Section 1.2 ofthis Agreement set forth above, Should any conflict arise between the provisions of Section 1.2 above and this schedule,the provisions of Section 1.2 shall control. I`III II11II II{{II{{VVII ll111I IIIIIlII IIIIII II11 II{{ 11II1I I{I( Ii 52x494 11f 111 III I I 11 111I III I I 0IIIIIll61.00 1) 29 2 02000 304 J O ll 100157211.DOC B) ATTACHMENT 4 TC Report 03-19-07 Page 6 of 7 Base Village/Fanny Hill I Sinclair Meadows Employee Housing Mitigation Requirements ono me=aagIR. vctos/ar Tv,zwn t-mpi0yees SF Housing S.F. nP=S.F.H g S' S. F AA+SC Tdta'SF.Type of Use(Square Squere Feet, Genealedper Employees Requirement Housing Rovlded ffi Flousing Ufher HousingFeet) fotsaUniis 1,000 afor lol Generated {48%oremps Provided SM txediTa Prodded un8 et448sf/efSV 8ewngr Set below •ambelow 89.05 171953 0 17,053 IO 0 0 17,053 SOida/Oro Badrmam 2 0.32 0.64 129 TwoBedaom 6 0.42 2.52 508 7aroeeoal0om 6 0,52 312 629 Chodmn'sCenter 27,284 Sea below 62.6 fe,88T Chbron'sFoofts 20,802 3.68 766 15,433 Resbroms 1Lve1W 6,482 096 6.2 1.255 BuOVing2A See below sea below 86.91 11,021 0 17,923 0 a 0 11023 SNNro/One Bedroom 7 0.32 2.24 452 TwoBedowm 15 0,42 63 1,270 Throe Beofonm 6 0.52 3.12 629 Fou•Bedmom 1 0.62 062 125 Pooda8cem9e 2,344 616 12.1 2,438 ReleN 8,887 4.83 42.9 81654 OfBoe 1x31 368 6.4 1,284 ConmwwYYFadirr 1;708 0.97 152 3,072 Busting25 See below Sea below 2946 5,368 821 2,207 0 2,266 0 4164 SlumIOne,Bedroom 17 0.32 544 1,097 Two 900aom 4 0.42 1.68 339 Three B9drowm 3 0.52 1.56 314 Relee 3.701 4.83 17.9 3,604 tOuOding2C Soo below Sao below 17.16 3,450 W8 0 0 511 0 3.459 Studio/OneBe000m 10 0.32 3.2 645 TsOBeam,01 9 0.42 3.78 762 Two Dadroom 3 052 1.56 314 Retee 1,784 483 8.6 1,737 ftWing 3ABC 14912 Sa below 71A 14.401 0 0 0 14,101 0 14,401 Food B Beverage 11,184 5.16 57.7 11,634 SNarSeMrws 3,729 1168 131 2.787 BuBdhii;WE 7,506 3"below 37.3 7,510 0 0 0 7,610 71511 FoodBBe meite 3,146 Sib 16.2 3,273 Relief 4,380 4.83 21.1 4,245 Building 6 Sea below See below 17.17 3,461 0 0 0 4451 0 3,481 Two Bea'rom 5 042 21 423 ThwOodrvom 4 152 2.08 419 Foo08Bewrega 2,517 51e 130 We BuNddng7' Sn below a"below 8.97 fA09 1604 0 0 205 0 11109 Two Bedroom 2 0.42 0.84 169 Thre4 Bedroom 5 0.52 28 524 FowBeoBoom 1 0.62 0.62 125 Foddbwreroge 785 5.16 4.1 017 SNrerSeNkw 899 0.96 0.9 174 BWtdhrgl"See below Sae below 5976 12,047 1191 0 0 10856 0 1%O47 Srudlo/OneBeikoon 11 038 4.18 843 TwoRedmom 21 0.76 1596 3,216 Fmod88everage 3,045 5.16 157 3,168 Cink 4,987 3.68 18.4 4700 WerSwvkes 5,T85 0.96 56 1,120 CredB-ExistingAdmin.Btdg •11,961 3.68 50.8 10,205 0 0 0 40,205 0 -10,205 Credit-Edsitng Hadisal 3,f00 3 131 648 0 0 0 2,645 0 645 ra 'biw 61 i a azer zoo':;: BMW 13A"• See below Seebelow 116A2 23,319 0 0 23,399 0 0 24310 Shrd'oIam Bedmmn 125 038 47.5 9,516 Two Beftom 32 0.76 24.32 4.90 FoodFoodABewemge 8565 5.16 44.2 8,910 BuOding011 SM below SM below 2L11 4531 0 0 4531 0 0 4531 slidoramsedomn f 0.32 032 65 TsmBadoom 2 0.42 0.84 169 Ttmol)edmom 2 052 1.04 2t0 Reudl 4,198 483 2(13 4088 30ding5 See below See below 51.70 if,eW 2516 0 31788 5,501 0 11,834 SWdp/One Bedroom 5 0.32 116 323 TW8904om 42 0.42 17,64 3,556 ThmeBedmom 10 0.52 52 1,048 Rohl 6.433 4.93 31.1 6.264 Sidwsomsdlohws) 2,745 096 2.6 531 Resbaome 577 096 0.6 112 IIIIIIIVIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIflRIIiIIIIIIII 02/02/280B403?04 3RNICE K VOS CAUDILL PITKIN COUNTY CO R 61.00 D 0.00 ATTACHMENT 4 TC Report 03-19-07 Page 7 of 7 Aw6a66 ta{Ij Base Village 7 Fanny Hill/Sinclair Meadows Employee Housing Mitigation Requirements end Ment" October 19,2004 Building MS 1,476 Sae below Lt 1,439 0 0 0 11439 0 1,439 R0fa0 1.478 413 7.1 1,439 BuOdarg SC 1,034 Ses below SO 1,007 0 0 0 1,007 0 1,007 Retell 1,074 4.83 5.0 1,007 wtkC to 600 4 677 0 0 0 677 0 677 ri4 0''S','^ 9.T^ i". 7 7'..rYt'BSAi:,.'. X Y.` .._t'.1 Yf4i Fi;b`''A6fl8*t3'a. t.,'„u. .T Bugeng 130 Soo below Sesbelow 40.66 1,101 6661 0 sad 0 7,107 Shrdbloresamoa0 43 0.38 t634 3294 Two Bemoom 23 0.76 17.48 3.524 nmBab= 8 1.14 8.84 1,379 BuBdIng1l See below Sm below 21.70 4,774 0 0 0 402 3,672 4274 Sftdio/Ore Bemoan 9 0.32 2.39 581 I"Bemoom 30 0.42 126 2.540 Redman 11 7 f u.. NiIY i.. R.-° _VIA. A:V S' _ Mh .."i..?'!'' ,.A ah.5n„ Building 10AB Sea barow ses bakw 36.20 7,701 5240 0 d d $461 7,701 Stumb/Onssedd" 29 0.32 9.28 1,871 np TWO 8001,0a11 29 0,42 lf.76 2,371 r.. +,1F.'A'. .'-'x ••.' ASlMI',fl°° S„Y•W7S':'6 BuNMnO f2 sea below Sea below 1st! 4330 0 0 0 0 §2f 3,330 3,730 - SWOlOm Semuom 15 0.32 4.8 968 TwBedoan 18 a42 7.56 1,524 7hmBomm q.52 4.16 rm• Arrival and mnw ement OBkes lu Building T AM Included in condo a- 13 sPAM00geute0anratesNamnotNaledneespefgeWn. L futum conk space In Building 6 Is not included In thecalculations. 5 7 -96111, ——— J Conference b psrncefacilitiesInBuilding13AamincludedInthehotelgenannMisssoannotfistedasaeeets Item. Lf.61$ 4COw Illill VIII I IIII IIIIII III illlll IIIIII III IIIIII III IIII 0204 `9esea? 04 JANICE K VOS CAUDILL PITKIN COUNTY CO R 81.00 D 0.00 c ATTACHMENT 5 TC Report 03-19-07 Page 1 of 2 f S S wbHit)'a' + i RESTRICTED HOUSING AGREEMENT THIS AGREEMENT is made and entered into by and between the Aspen Skiing Company, LLC, a Colorado limited liability company, hereinafter referred to as "ASC", and the Town of Snowmass Village, Colorado, a Colorado home rule municipal corporation, hereinafter referred to as the "Town WITNESSETH: WHEREAS ASC has received a final PUD approval for the Snowmass Mountain Master Plan pursuant to Ordinance No. 2, Series of 2005; and WHEREAS a component of the approval is the requirement of ASC to mitigate job generation by the creation of restricted employee housing; WHEREAS, the amount of restricted employee housing has been calculated by multiplying (i) the number of employees assumed to be generated by the Project at the rates set forth in Table 4-5 of the Municipal Code by (ii) 448 square feet of net interior floor area per generated employee (iii) by a required mitigation rate of 45% minus (iv) any applicable Restricted Housing redevelopment credit, as such formula is more particularly described in Section 16A-4-400 et seq. of the Municipal Code; and WHEREAS this Agreement defines the method and amount of restricted employee housing that ASC will mitigate. NOW, THEREFORE, in consideration of the mutual covenants contained hereir., and other good and valuable consideration the sufficiency of which is hereby acknowledged, the parties agree as follows: 1. Restricted Housing Mitigation Requirement. The amount of restrictive employee housing is calculated to be 8,360 square feet. This amount is composed of 44 the following mitigation square footage: a. 4166 square feet to replace and satisfy the audit requirement contained in Ordinance No. 9, Series of 1994; and b. 2258 square feet for the mountain facilities and operations approved in Ordinance No. 2, Series of 2005; and c. 1936 square feet for the Ullrhof restaurant expansion completed in 1992. Page 1 of 2 ATTACHMENT 5 TC Report 03-19-07 Page 2 of 2 2. Satisfaction of Restricted Employee Housing Requirement. The restricted employee housing square foota a re ui can be satisfied b the develo meniT ulu ommons roved that ASC has obtained a Final an approval prior to` January 1, 2006 and has recp ed a certificate of occupanc or a completed ro e prior to January 1, 2008. ASC acknowledges a u ommons II has not yet been d approve y the own and that the Town has no obligation o approve suc protect. R 3. Remaining Mitigation to be Satisfied. If the conditions for satisfaction of the restricted employee housing described in Section 2 are not timely met by ASC. t'hee-4w ASG will pay to the I as -m-ieu amount calculated by multiplying (a) $146 per square foot for construction and land costs, by (b) the square oo age of restricted employee housing that has not been mitigated, by (c) the CPI Adjustment Factor (the numerator of which is the Consumer Price Index for All Urban Consumers: Denver- Boulder-Greeley, CO (1982-84=100) most recently published prior to the date of payment of such cash-in-lieu amount to the Town, and the denominator of which is the Consumer Price Index for All Urban Consumers: Denver-Boulder-Greeley, CO (1982- 84=100) most recently published after the date of this Agreement. 4. Club Commons II, The Club Commons II project will not be owned b t. the_ Town and it is intended that it be owned by ASC, or an affiliate, and leased to eligible ind ivi uals in the Town. 5. Rental Rates. The initial rental rate charged by ASC for the restricted employee housing units to be leased will be consistent with the then-current rental rates charged, on a dollar per square foot basis, for comparable units in the Mountain View Phase II and Club Commons I projects. Such rental rates may be adjusted annually based on the inflation index referred to in Paragraph 3. 6. Restrictive Covenant. Prior to the lease of a restricted employee housing unit . in Club Commons II, ASC will restrict on the use of the property for the benefit of the Town maintaining the units in perpetuity in conformance with the is Agreement at restricted rents and establishing a preference for Snowmass Village employees as tenants, to the extent that sufficient demand therefrom exists. The restriction will tie in a form and content reasonably acceptable to the Town and will be filed for record in the Office of the Clerk and Recorder of Pitkin County, Colorado. IN WITNESS WHEREOF, the parties have caused this Agreement to be signed as of the date written above. ASPEN SKIING COMPANY, LLC TOWN COUNCIL OF SNOWMASS VIL GE David Bellac cSael e V e t, Town Manager Page 2 of 2 ATTACHMENT 6 TC Report 03-19-07 Page 1 of 1 Summary of discussion points Town Council meeting March 5, 2007 Prepared by Town Planning Department) Possible 4"' level or not: Obtain signed letter from SWSD granting/consenting to 4`h level, otherwise Town will not consider; If SWSD consents to 4'h levels, possible design options appear to be lowering the finished floor level of the first floor units and/or lowering the finished grade to lessen the perceived extra height increase of 11 feet. Most of Council members seemed to express a consideration of 4`h levels, but at least one members was against adding a 4th level of units; The Town should review and act upon the current proposal for the 3-story building, since application has not been officially amended; A proposed amendment to add a 4`h level of units would need to be formally submitted by the applicant and then accepted by Council prior to evaluation and subsequent action. Parkino: Remote parking seems ok as an alternative if 4'h story accepted or agreed to by the stakeholders; However, it is preferable to have underground parking with more employee housing; Also, there was a suggestion for restricting certain units that prohibit personal vehicles, if the 4`h level of units was consented to by the applicants; More specifically define the proposed parking controls, especially if the remote parking is needed for possible 4`h levels upon consent/agreement of SWSD. Site Plan arrangement: Better explain in detail why the swapping of the CCII employee housing site with the maintenance yard is infeasible; Applicant stated it would be a 'deal killer' but further explain reasons. Fencing area around the pond should be shown, including set backs and buffering treatments, etc. There should be an open recreation area for children to play. Employee housing mitigation: Signed contracts or agreements between affected stakeholders should be in place to guarantee the implementation of required employee housing mitigation at Base Village; Identify the responsible parties and time frames for the construction of the required housing mitigation for Base Village; It was noted that the employee housing at Club Commons II would be filled from the Housing Department waiting list; The SWSD units are not to be considered housing mitigation; It was expressed that it doesn't matter which employees in the Town occupy the project. The FAR calculation to determine the mitigation square footage was deemed a core issue. ATTACHMENT 6 TC Report 03-19-07 Page 2 of 2 Lighting Plan: Need further details concerning the proposed lighting; Light standard at Horse Ranch Drive and Brush Creek Road was termed 'ugly,' but explained as being temporary; Demonstrate or prove that the proposed street lights are really needed. Traffic Impact Analysis: Applicant explained that the 1%traffic increase on Town roadway was an annual increase. Trails: Proposed trail and walk connections need to be better shown on the plans. Suggest placing a rubberized crossing on Clubhouse Drive for the 'winter crossing' required in the Recreational Use Agreement; The 'winter crossing' should stay on Clubhouse Drive. Transit Services: The Applicant should work with the Town and Transportation Department to consider creating a continuous one-way loop transit.route through the area along Clubhouse Drive, preferably south to north between Snowmass Club Circle and Brush Creek Road; The transit service seem sporadic at times after 5 p.m, in particular; Alternative routes should be explored and considered to improve transit service in the area; Overall bus program is a core issue item. Construction: There were questions concerning the timing of the project construction, and the Applicant confirmed a goal of operating CCII in time for the '08/'09 ski season; The Applicant explained that there was no request for exemption from the Code's construction hours. Other: The F.I.A. and energy conservation plan seems ok preliminarily. Council directed that the subsequent core issue review generally follow the same order as the directives outlined for Planning Commission. ASPEN( SNOWMASS ASPEN SKIING COMPANY Planning Department March 8, 2007 Mr. Jim Wahlstrom ATTACHMENT 7 Senior Planner TC Report 03-19-07 Page 1 of 2 Town of Snowmass Village P.O. Box 5010 Snowmass Village, CO 81615 Re: Response to Summary Notes & Town Council Directives Dear Jim: To follow up on your email of March 6, 2007, here are our responses: SUMMARY NOTES Possible 4'" Level or not: We have a three story employee housing unit in for review at this time. Should this direction change, we will submit an Application Amendment. Parking: Same response. Site Plan arrangement: It is infeasible from a pure economic standpoint to take an asset the current maintenance facility), demolish it and then re-build it. The added cost equation looks like this: Value of current asset + cost to demolish + cost to redesign + cost of new building permits + cost to redesign Club Commons II + cost to build new maintenance facility + cost of time delay = A lot of money. Fencing around the pond is shown on the attached site plan and is per State of Colorado regulatory code. Employee housing mitigation: All points are open for discussion. Lighting Plan: Applicant proposed fixing existing lighting and forgoing the addition of more lighting as requested by the Planning Commission. Traffic Impact Analysis: Waiting for further TOSV review. Trails: Please note attached Site Plan. A rubberized crossing on Club House Drive for "winter crossing" will be evaluated. Transit Services: Applicant will work with the Town Manager and Staff to evaluate and make recommendations for transit service relative to Club Commons 11. f(jLP.O.Box 1248 CIUVED Aspen,CO 81612 9701923-8759 MAR 13 2001970/923-8753 FAX Snowmass Village Community Development March 13,2007 ATTACHMENT 7 Page 2 TC Report 03-19-07 3/8/07 Page 2 of 2 Jim Wahlstrom Construction: We are not requesting exemption from the Code's construction hours. Other: No response. TOWN COUNCIL DIRECTIVES 1.Please see attached letter regarding Snowmass Mountain Final PUD Ordinance No. 2, Series 2005 employee housing 8,360 square feet mitigation. 2.Four Story project not part of current application at present. 3. A height variance for the three story project is part of the application. The height of the roof structure is not more than 50% above the current or Code limitation and therefore does not require a super majority vote of approval. 4. Applicant will meet with Town Manager and Staff to evaluate and make recommendations for transit service relative to Club Commons II. 5.Bus turnaround design adequacy will be part of transit service evaluation. 6. The site is in close proximity to TOSV ballpark open space and across the street from the new recreation center and town park. The Club Commons II site has no adequate room for a playground or outside entertainment space due to site constraints without impacting fire lane requirements. 7. A rubberized crossing on Club House Drive for "winter crossing" will be evaluated. 8.Unit mix is similar to Club Commons I which works very well. 9.Parking ratios for Club Commons 11 are per approved Sketch Plan and follow Town Housing Manager Joe Coffey's recommendations. Club Commons 11 parking ratios are 1.25 spaces for full time bedroom and 0.75 per seasonal housing bedroom. Club Commons I parking ratio is 0.64 per bedroom and includes 30 offsite parking spaces located at Black Saddle. 10. Four Story scheme is not part of this application and therefore restricted parking is not part of the application. Parking is per Town Housing Manager ratio recommendations at Sketch Plan. 11. Base Village FIA included 30 employee housing units at Club Commons site and therefore, the Club Commons II FIA of 36 units only needs to address the additional six units of Club Commons 11 if any. Sincerely, Mark Vogele Project Manager Cc: Don Schuster (ASC), Wm Carey Shanks (Related WestPac), Grant Melius (Realted W estPac) Attachments: Site Plan, Snowmass Mountain PUD Employee Housing Mitigation Letter RECEWTEED Page 2 MAR 13 2007 Snowmass Village Community Development 9 SNOWMASS ASPEN MOUNTAIN ASPEN HIGHLANDS BUTTERMILK A S P E N C S N O W M A S Sn ASPEN SKIING COMPANY ATTACHMENT 8 March 7, 2007 TC Report 03-19-07 Page 1 of 1 Chris Conrad John Dresser Town of Snowmass Village MAR 13 2007 PO Box 5010 SnOWass VillageSnowmassVillage, CO 81615 Community Development Dear Sirs: Pursuant to the request of Town Council in Resolution 64, Series of 2006, Section 2, No. 1, Aspen Skiing Company intends to mitigate the 8,360 square feet of employee housing requirements from the Snowmass Mountain Plan Final PUD Ordinance No. 2, Series of 2005, by utilizing employee housing credits we acquired from Snowmass Land Company in 1999. Although 38,931 square feet of credits were originally contemplated in the Base Village Employee Housing Agreement for use in mitigating the impacts of Base Village, we only transferred 30,000 square feet of these credits to Related Westpac in the recent sale of Base Village. This would allow us to utilize a portion of these credits for the Snowmass Mountain Plan Final PUD. Thank you for your attention to this matter. ZIA Don Schuster Vice President-Real Estate cc: Jim Wahlstrom, Mark Vogele, Dave Bellack, Chris Kiley P.O.Box 1248 Aspen,CO 81612-1248 970-925-1220 www.asoensnowmass.com VMI aR"W NW.. Jim Wahistrom ATTACHMENT 9 From: John Dresser TC Report 03-19-07 Sent: Wednesday, March 14, 2007 3:25 PM Page 1 of 1 To: Schuster, Don Cc: Jim Wahlstrom; Chris Conrad; Russell Forrest; BELLACK, DAVE; MVOGELE @aspensnowmass.com; CKILEY@aspensnowmass.com Subject:Housing Mitigation for ORD 2 of 2005 Don: Thank you for your letter of March 7, 2007 wherein you stated that Aspen Skiing Company (ASC) intends to utilize employee housing credits it acquired from the Snowmass Land Company in 1999 to satisfy the restricted housing required by Ordinance 2, Series of 2005, the Snowmass Mountain Plan Final PUD. Please be advised that pursuant to the Restricted Housing Agreement executed by ASC and the Town of Snowmass Village(TOSV), which is made a part of Ordinance 2, Series of 2005 as Exhibit "C, the use of employee housing credits is not a method agreed to by the parties to satisfy the mitigation requirements thereof. This method of providing housing was specifically excluded from the Restricted Housing Agreement in Ordinance 2, Series of 2005 so that the provision of the housing would not contradict the terms of Ordinance 9, Series of 1994. Please be further advised that the ASC transfer of 30,000 square feet to Related/WestPac does not allow ASC to utilize the remaining credits to the Snowmass Mountain Plan Final PUD without amending the Agreement and the approval of the Town Council. John C.Dresser,Jr. Town Attorney Town of Snowmass Village Colorado P.O.Box 5010 Snowmass Village,CO 81615 Telephone:970-923-3777 ext 612 Facsimile: 970-923-6083 jdresser @tosv.com CONFIDENTIALITY NOTICE: This message is for the receipt and use by the named recipient only,as it may contain privileged and confidential information andmaterial that is protected by the attomey-client privilege. If you are not the named recipient,or are not authorized to receive this message on behalf of the named recipient,you are prohibited from distributing or copying it,or use or dissemination of its contents. In such instance, please reply to this message by e-mail,and delete this message. 1 TOWN COUNCIL COMMUNIQUE Meeting Date: March 19, 2007 Agenda Item: Entryway Signage Concepts Presented By: Hunt Walker, Julie Findley, and Leslie Bethel Core Issues: Sign Design Sign Communication General Info: Over the past month Leslie Bethel, Julie Findley, our sign consultant from Esse Design, and I have been meeting with various Town Departments to receive input on the Entryway signage plan. Although initially the scope of work for the Entryway signage only included the signs located within the Entryway project area, the scope was expanded to include the signs on Brush Creek Road from Highway 82 to the Entryway. It became apparent that all of the signs on Brush Creek Road, those at the Entryway, and, possibly, a new sign at the Wood Road/ Brush Creek intersection need to work together to convey the correct way-finding information to the traveling public. The signs need to address the needs of a variety of users, including but not limited to: day skiers, lodge guests, employees, residents, vendors, maintenance personnel, and contractors. The purpose of Monday's meeting, not unlike our meetings with town staff, is to receive feedback from the Council on sign design and our preliminary thoughts on sign communication. Find attached 3 exhibits for your review. The first attachment shows the sign at Highway 82 with a couple of possible layouts to improve its design. The second attachment depicts the locations of the signs we think should be included in the sign package. The third attachment describes the purpose of each of these signs. On Monday, staff will present our preliminary sign design concepts through a PowerPoint presentation. Council Options: NA Staff Staff recommends Council conduct the meeting as a "work Recommendation: session" for Council to provide feedback on sign design and communication. At a subsequent Council meeting Staff will present Council with a draft signage plan. rh + v ' x a"W1.. y m. 4- +• ten a ' T.A 1 += Y l«, ip. '` /.' tea. i { yY R.. Y MAIN HIGHWAY 82 ENTRANCE SIGN SIZE OF SIGN FACE . . O n rr» 1V cF tirrR . o 1I Fs f.4 _ SNOWMASS VILLAGE . . bronzed Q X MILES steel copper with I > r SNOWMASS VILLAGE bronzed steel face 0 X MILES psi with aluminum lettering > y .' i / Yd YEA bo <," 5`• . rF I 4 ,, a I{ 1i 4'R r t ... f . ti ' ir iC ilNy fYYr...-....' ! i y'A. G ,- 11 -! e; °° 99 -„' r 9 n€ 1? . ' 1 i • .? Lt x 4° C' A' ' y!. +. e L'.- rr'N i` ' s ti r kq` at .., Y"q z t / fi" f ht k* t+ • i s/ s . r5 3Sj s: P 6 iv r eM G t ;µ i! R• n. r qtr Y 4w ` Y Ilk irk," • z q - i/ t } ' z f esse design 300 south spring street, suite 202 aspen, colorado 81611 t 970/925-9578 f 970/429-9499 info a essedesign.net Memorandum To: Hunt Walker Town of Snowmass Village 03 1907 For:Town Council Work Session / Entryway Signage Sign "0"Intersection of Highway 82 and Brush Creek Road Purpose:notify traveler ofturn onto Brush Creek Road,and distance to centralized location(TBD) Sign "1"Welcome Sign (current location) Purpose:notify traveler ofapproach and wayfinding options Sign "2"Information Center(just prior to pull out lanes) Purpose:direct traveler to turn in forparking info,maps,etc,Includes variable messaging component Sign "2a" secondary identity/support info Sign "3"Round-a-bout Purpose:wayfinding Sign "3a,b,c" directional wayfinding Sign "4" Town Park Purpose:identity and wayfinding;notify traveler offunctions within Town Pork area Sign "4a,b,c" secondary identity/support info Sign "5" Village Center(to be located at logical central point, near new Center development) Purpose:identity and wayfinding;notify traveler of Center functions and upper village areas;may include variable messaging component TO: SNOWMASS VILLAGE TOWN COUNCIL FROM: RUSSELL FORREST, TOWN MANGER SUBJECT: MANAGER'S REPORT DATE: MARCH 19, 2007 CONSTRUCTION MANAGEMENT COORDINATION / TRAFFIC CONTROL Jason Haber, Economic Resources As a critical component of the Town's Construction Coordination and Impact Mitigation Plan, Dave Shepard of Schmeuser-Gordon-Meyer has been engaged to serve as the TOSV Construction Coordinator on a contract basis. Dave will begin his new role starting immediately, and will hold his first construction coordination meeting on Thursday, March 22nd. These meetings will continue on a weekly basis throughout the construction season. In addition, staff has released an RFP for Town-wide traffic control services, and we expect to have a traffic control contractor on board prior to the March 22nd meeting. INTERCEPT LOT TRANSPORTATION PROVIDED BY SKI CO. Art Smythe, Chief of Police The practice of directing overflow day skier traffic to the numbered lots on days when the designated day skier parking lots fill before 12 noon has been removed from the Town's parking management procedures. As an alternative, these day skiers will first be directed to the Black Saddle lot with shuttle transportation provided by the Ski Co. When this lot fills, signs will be posted and Ski Co. staff will re-direct day skier traffic to the Highway 82 Intercept Lot. Ski Co. has made arrangements with RFTA to utilize free skier busses and scheduled busses to transport these folks up to the Village free of charge. Sun Mon Tue Wed Thu Fri Sat 1 2 3 4 5 6 7 8 9 10 Town Council Meeting v 4:00 p.m. Daylight Savings Time Starts 11 12 13 14 15 16 17 St Patrick's Day 18 19 20 21 22 23 24 Town Council Meeting 4:00 p.m. 25 26 27 28 29 30 31 11 Sun Mon Tue Wed Thu Fri Sat 1 2 3 4 5 6 7 Town Council Meeting 4:00 p.m. 8 9 10 11 12 13 14 Easter Sunday 15 16 17 18 19 20 21 Town Council EOTC Meeting Meeting 4:00 p.m. 4:00 p.m. TOSV Council Chambers 22 23 24 25 26 27 28 29 30 11 10 JO 00 a m 03 19 00! l!) We March 19. 2007 00 3 ( Ialy 7 To: Town council — Snowmass Village RE': Fanny Bill Concerts Sarah and I think it is a very bad idea to change the format far the concerts. We have not noticed any bad behavior at the concert. We enjoy an "adult" beverage with our snacks on the hill. The other day I read something in the Wall Street Journal that I will share with you. We should forbid less and demand more. We should exert less pressure from without and encourage more discipline from within." It is a sad state of affairs when we are judged by and governed by the lowest common denominator. Thank you for your time and interest I the Fanny ]-Hill Concerts. Let's leave it as it was. Re Beards, k4,,J VVv Sarah and George I[art ScC 8lYu 0 rre OJ 3(c4ly Audience: Avg 1500 people; 60% @ average three drinks/each 2,700 pours Beer: $100 / domestic keg / eighty 12-ounce drafts = $1.25 beer Wine: $12.50 / 1.51- bottle / ten 6-ounce pours = $1.25 wine Sales: 2,700 pours @.75 = $2,025 = sell beer and wine at 2/glass TOTAL REMAINING: $425 contingency; Help offset event investment in this community program of over ti• L O d 5 OZ gSsaSNOWMASSVILLAGEIijiyDF = EIO gill,g9NOWMASSV6.LAGEIi¢ajFEo _ S. t,•-ICI V '_-` 1" loll 'V. !f /I '/ ,IfI It $;. r 5 SvV'$i., r / ge3ill}e f a-jr [ v ,1IiI !., I, rr Y/ OVA >: \ A. -Iw { r a9" °i .Ii11 ,! ( IY .(II[ ., wN \ IJIM ci t. 1I liidy1iF k Iq 11 i1r . / e _` - I' iii _ .z, ^i1 ,Ili!¢ .,ir i \ 11" Jy / 5 rt yy1tIrn FFFrrMyrJrJr t IlY .; l' r too AI _° SNOWMASS\ILLAGE' z SNOWMASSVILLAGE,COLORADO Xt1r1 ! 4 Xxrr ''} 41r 4r \lrf I i. Ilks• ' ' / 11l< n'Irr „riI11 ; 11! J/ Scryap i' Cr , d •terrl+ /,3 >• I , AI f• flirfYr' idr OE.° SNOWMASSVILLAGE1lii, xppajp6a` .. L1p kiSNOWMASSVILLAGE,COLORADO 5piap F1dyd ii4E 5 SNOWMASSVILLAGE SNOWM Eit- ® 4 a n Ba A SV l;/ r Plir wva.vv r { t & Ilr IIl .lil ' Tr`Illl_j) 1 11I11Irr -11 1111111 -1IIf1III11III11IIII It / 6y ( I v11I e. •inn t1u'Wga./oa t. IIIIIIllj / 111 r , I 11trx e SNOWMASSVILLAGE c$FSNOWMASSVILLAGE,COLORADO P!, 40 r\ IV -7tep, Mtil If vZ' C) x SNOWMASSVILLAGE, SNOWMASS Or I! - 011 VILLAGEYVCOLORADO vt 3M ZTb -k lkbluo 3/t4ly As many of you have already read or heard the pharmacy in Sundance Drug & Liquor { G will be closing. Let me make this clear, the prescription filling section of the store is /vUli closing but Sundance will be open for business as usual. dG„ This has been a very difficult decision to make but we can no longer subsidize the 0 pharmacy ourselves. High wages and benefit packages ($150,000) a year for one full time pharmacist, prescription cards barely covering our cost , medicare, mail order houses, and the lack of doctors on a year round basis have all contributed to this situation. A busy drug store/liquor store cannot support the cost of a pharmacy. Sundance Drug will remain a satellite pharmacy. We are negotiating with another pharmacy to fill prescriptions and they will be delivered to Sundance. We are trying to make it as convenient as possible. Most of our customers have said that they will support a satellite pharmacy. I had hoped to find someone to sublease the pharmacy but most people in the pharmacy business do not want an additional location. We have exhausted almost all sources to find someone to sublease the pharmacy or to find a worthwhile pharmacy manager. Our last effort is an ad in the Pharmacy Times which is mailed out to most pharmacists in the country. I would like to thank Dr. Check, Dr. Redko and the Snowmass Clinic for their support. I especially would like to thank my loyal customers. We hope to help the town organize a health task force which would benefit the people of Snowmass.LAA, Sincerely, Barb and Steve idDONOO DOVNEAS AVMA :] iN3 EL ' ONW311 VCIN3 !DVLOOZ: Hl6lHOAVIN2iOJ iNEINHOViiV vqva MASS VILLAGE MAIN HIGHWAY 82 ENTRANCE SIGN SIZE OF SIGN FACE( APPROX.): a 10' wide by 2. 5' high by 5" deep IT W SNOW MASS VILLAGE bronzed steel face with copper lettering > SNOWMASS VILLAGE bronzed steel face with aluminum lettering > ci 1}l cc Y YTLo d I r r:. au S'.. y1t4 t;aF' t: w r' r{$, c'.r`.'" y l/! . y -: y . j, 1, • s' . C rq- r jj ,' y' ,(, AW r x(l l{. Ll7 l. V 11" F,.'* aa , s:«v .. t: „ y'\ Ij_' . b` 4 f L 1, 4. t '• . LJr. 17r c y V :. i i r,,, a^''< i ,. i h ti m'•.. r yid T J " f r.a vi. U y fix, •^^ . Gd w i kk A voa wn I . r t. 1':' 1 Tt ,. W X FQ Aw" s w BRUS CREEK ROAD g ji" a• rO 1SY: l e• fy ti. esse design 300 south spring street, suite 202 aspen,Colorado 81611 t 9701925-9578 f 970/429-9499 info®essedesign.net Memorandum To: Hunt Walker Town of Snowmass Village 03 1907 For:Town Council Work Session /Entryway Signage Sign "0' Intersection of Highway 82 and Brush Creek Road Purpose:notify traveler of turn onto Brush Creek Road,and distance to centralized location(TBD) Sign "1" Welcome Sign(current location) Purpose:notify traveler ofapproach and wayfinding options Sign "2"Information Center Oust prior to pull out lanes) Purpose:direct traveler to turn in for parking info,mops,etc,-Includes variable messaging component Sign "2a" secondary identity/support info Sign "3" Round-a-bout Purpose.,wayfinding Sign "3a,b,c" directional wayfinding Sign "4" Town Park Purpose:identity and wayfinding;notify traveler of functions within Town Park area Sign "4a,b,c" secondary identity/supportinfo Sign "5" Village Center(to be located at logical central point,near new Center development) Purpose:identity and wayfinding;notify traveler of Center functions and upper village areas;may include variable messaging component O' lboz0A ATTACHMENT FOR MARCH 19TH 2007 AGENDA ITEM NO . 10 ADMINSTRATIVE MODIFICATION TO THE BASE VILLAGE CONSTRUCTION MANAGEMENT Town Council Handout March 19 TC Meeting Administrative Modification #18 Exhibit "A" Pages 22-35 Colored CMP diagrams CM-5 through CM-18] Exhibit "B" Colored road closure/delay diagrams] i . r.' f1I1 r•1 rII rrrly l/ , /v / / ,, // , / 1 F 11 // .-lI YI'[ :, ft 11 I I VI fltll Ilhy Ill Ii '1 I 1j i 1 rr V 2 aV+ 1. 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F 1 I s!>njx V2 IW f by {' B, i / ttnTMarch 8'Il— April 151 4' - er ,. - id YC kA rlk v 1, T'•' j9'1e - 1 _ wh Creek Bridge: L r ' S y - o ConstrMUOII Sleds March O^ I- K 7 7: rv4 aFr o JoryeY Berrfare Wll be Placed In Bresh Ceek Rood Tam ar 51 ns WIY be aced eft- l A •° + s `\ . o['i# T3 F3 ' T ', I Rw Y e PI Saricut Asplall JS' J f'S )) 7a• Ia Y j I r \ ' a?'" xR ' Y $• t , s n a, e Na 1 r 1 x r t , l l - n , „) YI`, )' h 9 ' 4. a. t s Y l' YI 6 I I t ^ n .'. h 7 1 II h •. YY l * r'i t ti l _ 1 II q1 4 I Bialit Of Way Impact plans Kev Read QIosu. O"O- Law Cl BUM Mar 10 minute delay. v 11'- NKim xV- Ra— On.- U. e CJD.. With 5 mk", delays CO Occer Road 7" k 0 J r A1140[ L-- rsI ts V'. I I;x a W Is,, j VIP. r ll:. %. L rµ J F f S." Vv F It J" M AD61 I Oh— May 314' Cor, strualDn Congnues Dulldhil 13 Ercaiauerr: f'-: 3p 3, Tile l0wri= a ospnct II,.. k every 6 mnavues LawcrCamag. W., 7 RoWn Inshalng M3FdtoW Wells M FAonmS.., CpnwnL. Vn Y Ls IIWYC. ConduitlininWidlConzarucilon Wood Rd: I Begin Ga. Lice lnsd; rlla I StIsnaliewarComansellon kz rm Remove Boams it= Ord2G( W night) AjX OW Begin Cars& OiAle, Rept.... t 8. 91n hartebing Manifold V.. b Brush Crack Road'Begin W. 1 Construction PRV limtoliallon& rie- In G. Crouls, Eiectrh; Cnaedn, May 26'- May 28"' is Memorial Day Weekend. During me Memorial Day Weekend Lower Cardiage Way Hill be closed. Wood Road will be open In both directions, Small Creek Road will be open In both directions. Right Of Way ImpaGtRUM- 19 KEy g jV Rand Occurs One- Lane Clmro v411, 10. 1mle delays V 6 N Aw Open Read fZ- 1< f1j. C117+' 7 tki`c: N' 17 If S, P, Wk fill, D I " w ITt " f6,, A, 4t e June V— June 29" 7 I Va.. 4 Brush Creek Orldge: cS ak Y 1 PL C. seurnallen Continues oundng 13 ESray. tlan: vo . Ir, dm1Nayn", edl1ruckeery5nlnWan Ca . V. Snoccrell Gernstruatl0r, COnIfinuess A SonItwySevm, W. k M Fi.i. h Wall C... hustler, I Tie to Gas Line tn" ai-, 11.0 Weed Read; 45 O., jim hsl. MN WNW Vain, t6 e e Water& Swm Instolleth, h near Recipe Finish Asphaft Reptacal V. 7, Finish Crabs rutar i SIde,, ak 1rhatal law,, o Flrealizo Stone Samtal finstall. thr, push Creek s0eid: Q 0 Wake LincI Instatatc,, Az, cas Read I Patch digested Wood Read with Asphalt ct Utlifims W< osrha Read Ofilties PRV Installation jun. - June 10" is the Ciiii! Peppers Br" Fast Duntng the Chill Pepper 13,01, Fast Lower Carriage Way will be ert closed, Wood Road 41 be open In both directions, Brush Creek Road will be open in i directions. Night Of Wqz Irnj? act Plans MIN Read Closure 7" e crui- t- araiCkicumvillhlomintradehyaV il—) N, Lana Clksumi- tfth 5 minul. delays One NNK. N. C,, en Road U> A. litL I-r. ]. J/f)I(l1l' r1x-ySl/!- Ir_.c-.>- C. .-. IfI!', ,/`, l.rl'F\.. __ F1,U' 1:6-`---,/\- 77r..,!=" nr4nrat< II,, GG'i ry/. ' r•$J'/,/.-./,. I`.5% rin) i l q^r`\\ . \ V``\-{,_ i/CtJ^ 7y jN! z gfs LqT 2:3- IL Z . I- M k 15 Mzl WT; 1 GI` 7- JLVI m:' I J 455 r 121 June 3&— July 31' LIM rt:. Z . 7 BrusliCrookOrkigs; P- 13 2L Consuactarx Contl.... Duildingl3Eiea" MDn: M o Tie iram can e Geut1bucitawy5adrular I_ awarCiinrkiaft. ON— SruwariellCurnainjoilanConginumi r b Install Gui Al 7r r RF AIR, o OWInCu" Guilar/ Skiwadlinstalblion V" d Ftoad:Midi S. ownseft Construction gg 4i o Finish Curb& Gtimer I SkmalK Insibiliam tv a Construct Bus Shelter Shilift& Siquage N Completed Al o Finish Guardrail Drum Creek Road: Gas Tie- fin near NpJm Rank a FliashWall c.. Finish Guardaill J no 30"'- July P are the dates for Independence day u z celebrations. During these dates Lovmr Cordage Way will be open to one Lana of traffic, Wood Road will be upon in both directions, Brush Crook Road will be open in both directions. ffiah O Wav m acY plans Key A Road Closure izl- Otle- Looe Ciusuto With 10 mhdo Me" N v opm' Romd 110' Al 0 J Ui, 2.31 AC- 11 n I 4i' mx- t v.. rM, W.' T i1---- w a ! N 1 / -' ,, ), Ifl, I— JJV Al n- ti T fisl Au! Rk- QtrL y I L it, 5P. P'm+ vll 61 910m.-, A ALIqust J"— Auciust 3? A' Brush Greek BrIdg.: 4 jt jr C. ndrua.. Rnish. 8 leafficis opened upWwd Road omritic bridge L., aa' daw Way.Srimmoft Cawwnllon FWshas C,tb& GWI., t Skk.. Ik GmstnrAun Flnl, hes Weed Remit:Rsl, iiweM0kJ Bush Creek CmsshYj 8'. slj Creek Road: C. mtmct Asphaltic- In IqB.. I Crook WidUo Pluht Of Way Impact Plans fiaarlCbsure l1 101 • ap. \\ Jt{ 1 ' , ys,"i'° ' t' i ti\ tiXl. Oyu- Lane L' lou m wdh 10 mliwla delays r 1- I (\ - , l `' YA ' p. l.\`',"•,} ( ij.' /' J a I: ar` u,' vfl t ) LG W lv h\ J!„ r"' C' \•... ' r One- Lane GOxuro v4h5minula delays t ` a l Opon Roatl 1 J 4 a r'; Sy 1'•, '° ; Sig ' w j:! , L I / alp ' - II / I ...'•. - y.-„" `.., r w s- j< >'( N ' : fey` aJr; ` ' p`+' kI` rfrN(_ .! s, ir Fi I r L. !/ iN - z21- A( , L i.` .: // " '. \ \ v uYr2.+" 0' t',. f F:) Y + s.0 1 ; y. < Y. `• ', f l 1j 1 1T , ! 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Lower Cardarda Way, Wand Road,& Brushh Croek Road vrill be open In boUi directions. 111181St/3 :ACINV iN31NSS3SSV SC133N 2:] 31N30iISNV :li L ' ONW311 VCIN39VLOOZ Hl6LHOAVLAIJOJ iN3NHOViiV Town of Snowmass Village Snowmass Mountain Village,LLC NEEDS ASSESSMENT AND FEASIBILITY STUDY Prepared For: Town of Snowmass Village P.O. Bog 5010 Snowmass Village, Colorado And Snowmass Mountain Village,LLC 16 Kearns Road, Suite 204 Snowmass Village, Colorado Prepared By: Urban Innovations, Inc. Pittsburgh,Pennsylvania MARCH 2007 TABLE OF CONTENTS I INTRODUCTION 2 a) Brief History H PROJECT DESCRIPTION 4 a) Potential Schematic Design III PROPOSED JOINT DEVELOPMENT 5 a) Guideline from Federal Transit Administration FTA) Circular b) Sole Source Document C) Transit Oriented Joint Development Check-List d) Project Schedule e) Project"Like-Kind" Property Exchange Q Assets of TOSV—Land Appraisals g) Memorandum of Understanding h) Potential Revenue Streams for TOSV i)Source& Use of Funds j)Hard and Soft Cost Projections 1 IV PROJECT IMPLEMENTATION 9 a) Next Steps b) Phase III V DEVELOPMENT OPTIONS 10 VI EXHIBITS: Exhibit A—Area Map Exhibit B—Potential Design Exhibit C—Sole Source Document Exhibit D—Transit Oriented Joint Development Checklist Exhibit E—Project Schedule Exhibit F1—TOSV Land Appraisals—Main Report Exhibit F2a—TOSV Land Appraisals—Addendum Exhibit F2b—TOSV Land Appraisals—Draft Regulating Plan Exhibit F2c- TOSV Land Appraisals—Existing Program Exhibit F2d—TOSV Land Appraisals—Options Menu Exhibit G—Memorandum of Understanding Exhibit Hl— Source& Use of Funds Summary Exhibit H2—Source & Use of Funds Details Exhibit I1 —Hard Cost Details Exhibit 12— Soft Cost Details Exhibit 13—Costs by Element 1 1 L INTRODUCTION The Town of Snowmass Village(TOSV), Colorado, is currently embarking upon major development/renovation and land use planning in three sections of their community: The Base Village—construction is currently in process; The Snowmass Center—planning is well underway; and The West Village—in this existing core ofthe community, an Inter-Modal Transit Center would be a key part of the redevelopment. Exhibit A, an area map, notes the three sections and the road network. In addition to interconnecting all three areas with a gondola, as part of these renovations, the existing transportation facilities and systems servicing all three areas are undergoing upgrade and modification to better integrate both locally and regionally. a) BriefHstory From 1984 to 1999 at least ten sets of plans for a transit and parking plaza in the TOSV had been studied, involving six different architects, planners and/or engineers.Numerous Council sessions reviewed the evolving plans as new criteria and design concepts were introduced into the project. Concerns ofthe TOSV, business owners, residents, and guests had to be addressed in the project. From the beginning, a fundamental goal of the project was to enhance alternative modes of transportation, mainly transit, to control the impact of development and demand for access to recreational activity on public land. The goal and vision for the Mall Transit Center project remains articulated in the previous mission statement. "The primary objective must be to ensure thefuture of Snowmass Village as an internationally renowned resort, while enhancing the quality of lifefor our residents. This project must withstand the lest of time, and complement the community transportation plan by improving the interface between transportation and activities in the Village. To do this, it must create easy pedestrian mobility and transit orientation. " When the TOSV created its local service in 1979, it tried to operate the service from the existing regional bus depot. Being painfully clear that the space was inadequate for both systems, the Town moved its service into a parking lot as a temporary solution. Original designs of the Mall transit station were very simple, focusing on a bus station and parking structure. In 1987 the TOSV purchased land and built a local bus depot on property adjacent to the commercial core. Although separated both vertically and horizontally from the regional depot, a station for the local service was provided. In the early 1990's there was renewed interest in consolidating the regional and local systems and addressing other design flaws in the core area. Designs began to include improvements to traffic circulation, improved pedestrian access and safety, prioritization to transit use, vertical circulation, moving delivery functions off of congested streets, and providing conference/performing arts space. One design grew into a huge renovation of the TOSV core that surpassed the community's resources. 2 In 1999,the TOSV began a design review with the impacted property owners, a key employer and community members to study a more affordable project that could address as many of the concerns as possible. This stakeholders group defined the scope of the project in the document "Snowmass Village Transit&Parking Plaza General Design Criteria. " They worked to match the project design to the local, regional and private funding available at the time. Conceptual drawings were approaching completion in 2000 when a major development submission within the community put the project on hold. The community wanted to review the new development (Base Village)to ensure that redundant infrastructure would not be constructed. Base Village was viewed as one of three commercial nodes in the community, and was designed to complement the two existing commercial areas. Being at about the midpoint between the two existing commercial areas, the transit facility within Base Village was designed as an interim stop for both the regional and local transit systems. Base Village received approval in 2004 and construction shortly thereafter. The community has begun studying redevelopment of a larger and more comprehensive area in the old commercial core Mall area. The study is called the West Village Revitalization Plan. It incorporates commercial and residential properties. In 2005 new owners in the Mall area contacted the TOSV about restarting conceptual design ofthe Mall Transit Center project as a cornerstone ofthe West Village Revitalization Plan. They 1 expressed interest in looking at the plan as a Joint Development project under Federal Transit Administration (FTA)guidelines. The services of a consulting firm, Urban Innovations, have been secured to review the project for consideration as a Joint Development project. Therefore, as part ofthis process, a Needs Assessment and Feasibility Study(NAFS)was performed and the findings are contained herein. 1 r 1 1 r 3 1 IL PROJECT DESCRIPTION It is the intent ofthe developer, in conjunction with the TOSV, to determine how to best implement and develop a new inter-modal transit center to be located adjacent to the major mall renovation known as "The Rest Village Revitalization. " Urban Innovations was retained to identify the feasibility of Transit Oriented Development and Joint Development, as appropriate, to secure Federal and State transportation funds for the project. The project is the cornerstone of an effort to revitalize the outdated commercial area in the community. The regional transit depot(1970) and the local transit depot 1987) are separated both vertically and horizontally in the existing core. The project will consolidate the two stations into a centralized location, thus improving the function r ofthe local service as a feeder to the regional service, and improve access to and efficiency ofthe station's design and location. The footprint of the new transit station displaces existing parking, which will be replaced in a parking structure adjacent to the transit station. The main road will be relocated to the periphery of the structure to reduce pedestrian/vehicle conflicts and traffic congestion impacting bus service. Pedestrian access from the transit station to the commercial area will incorporate vertical lifts to reduce bus/vehicle conflicts with pedestrians. Transit offices will be located within the station to provide better access for the general public. Bus storage will be incorporated into the facility to free space in the area for delivery functions that currently contribute to roadway congestion. Both the TOSV's Master Plan and the regional vision support multimodal uses for all trip purposes: employment, recreation, and services. Working together with the private sector on this project will help focus on transit as a beneficial choice for both regional and local travel. a) Potential Schematic Design—Refer to Exhibit B r r r r r r r r4 III. PROPOSED JOINT DEVELOPMENT a) Guideline from FTA Circular The FTA clearly defines a Transit Oriented Development(TOD) as a joint venture with the private sector on a transit project, "wherein; both parties come together in a collaborative effort to build transportation facilities that address community needs for sustainable infrastructure. TOD projects are usually located in high density, mixed-use, and urban pedestrian-friendly districts with high quality transit service." TOD projects are eligible for Federal, State, and Local government transit funding. Additionally, when a public agency partners with a developer in all or some portion of the total project,this is considered"Joint Development" and may offer additional benefits and funding sources. For example, the transit authority contributes the land on which some TOD occurs. Long-term leasing of the property will create a funding source for transit services. All such assets and agreements are clearly defined in the Joint Development Agreement and must meet specific funding guidelines. A Joint Development project must satisfy three tests set forth in the transit section ofthe Code ofFederal Regulations: The statutory definition ofa capitalproject: Enhances economic development commercial and residential)that is physically or functionally related or provides access to mass transit, improving its effectiveness, enhancing transportation coordination, and providing a fair share of revenue for mass transit. Financial return: Provides a fair return on FTA's investment and public assets for transit use. Highest and best transit use: Final project produces the greatest level of social, economic and financial benefit to the transit system and the community. The FTA is encouraging transit systems to undertake Transit Oriented Joint Development projects either under new grants or with property acquired under previous grants, whether the property is associated with a rail, bus or other transit facilities. The purpose of this Joint Development should be both to secure a revenue stream for the transit system, and to help shape the community that is being served by the transit system. Where the grantee(transit system)retains effective continuing control over the joint development for mass transportation purposes(such as an easement, or a contractual arrangement), all proceeds of sale, lease or other encumbrance of the property will be treated as program income for use by the transit system to meet capital and operating needs, for as long as the joint development lasts. Therefore, these types of programs provide a method by which transit systems can obtain additional needed funding to continue or enhance transit service at a local level. This is why, in part, that the FTA supports such endeavors. Joint development involves the common use of property for transit and non-transit purposes. FTA policy, published in March 1997, indicated that transit operators were expected to generate revenue from land around their transit facilities. Under new FTA 5 guidance, TEA-21,transit operators are allowed to sell excess land and retain all ofthe proceeds to defray the capital costs of a transit project. Proximity to rail transit enhances the value of residential property and increases the opportunity for fostering community and development partnerships. A FTA grantees may use FTA financial assistance for joint development projects that are physically or functionally related to transit or that increase transit ridership in a corridor. Such projects may include disposing of land for nearby real estate development, preparing land for development, providing enhanced access, and developing on-site community services such as dependent care, health care, public safety, or commercial conveniences. The eight factors that should be addressed for joint development projects are: establishing the physical or functional relationship to transit; coordinating the site and functional plans to avoid non-incidental use; existence of program income to recover the cost of the project; designing transit and related services in an integrated manner; determining the market and financial feasibility of the transit-related components; producing supportive land use policies, urban design guidelines, and transportation management strategies to increase transit ridership; development ofa joint development agreement; and compliance with cross-cutting Federal requirements and executive orders. b) Sole Source Document—Refer to Exhibit C rc) Transit Oriented Joint Development Check-List—Refer to Exhibit D The check-list contained in Exhibit D shall be used as guide to ensure compliance with Federal Transit Administration requirements regarding Transit Oriented Joint Development projects. d) Project Schedule—Refer to Exhibit E e) Project"Like-Kind" Property,Exchange Within this project, an opportunity exists to complete a property exchange. There has to be a basic justification for such an exchange to be feasible. These justifications areas follows: 1) Greater efficiency/physical function 2) Effectiveness oftransit service 3) Value added to transit in the form of community enhancements, increased revenue, and physical and functional enhancements 4) Additional benefits to transit in the form of new facility for buses, administration facility, and increased ridership 6 The Snowmass Mall Project can create all of the above, as well as assist the developer in providing parking and additional revenue for the joint development project. Property exchanges require review by the FTA Region prior to closing. In a truly "like-kind" exchange, one property is valued the same as the other, even ifthey are of unequal sizes. The Federal interest in the transit-owned property simply transfers to the joint development partnership on a pro rata basis. In most cases, it is 80%Federal and 20% local. However, in some instances the property value may be partially donated or acquired with local funds so the Federal share requirement may be lower. If the property being acquired by the transit agency or town(in this case) is designated in a grant which funds are lower than the property being swapped, then the private sector provides a fair return to transit or the town either in a lump sum payment or a series of payments. (The higher value ofthe existing property may result from improvements made with Federal and local funds). Transit can provide a fee simple deed prior to receiving all of the fair return payments allowing the new partnership to mortgage the new property or leverage for development. Some transit agencies have accepted payment streams as far out as 10 or 15 years. Others have taken long term leases(i.e., back to back 29 '/z year lease to defer transfer of ownership). tIf the property being acquired by the transit agency is worth more than the property it is giving up,transit must either make up the difference with its own funds or it must reprogram its local funds to include a federal share in acquisition. This requires approval by the FTA Regional office. The Town of Snowmass Village has a unique opportunity to value"as is" and "as if' developed. This approach will assist the town and the private sector. Urban Innovations along with the Development Team will provide this joint development analysis as part of the next steps, recommendation, and FTA evaluation. f)Assets of TOSV—Land Appraisals—Refer to Exhibits F1 and F2a-d g) Memorandum of Understanding—Refer to Exhibit G h) Potential Revenue Streams for TOSV The Joint Development aspects of the West Village Revitalization project may provide numerous ongoing revenue streams for TOSV. These include, but are not limited to: Increased ridership revenues Increased parking fees Rental income 1 7 Condo fees Real estate transfer taxes Increased bus pass revenues FTA lease reimbursements for TOSV transportation administration facilities Revenues from sale of capital assets r Additional contributions to TOSV from area transit stakeholders i)Sources and Uses ofFunds—Refer to Exhibits Hl and H2 rj)Hard and Soft Cost Projections—Refer to Exhibits I1, 12 and 13 1 r 1 1 r r r r r r 8 r IV. PROJECT U"LEMENTATION a) Next Steps Proceed to Phase III with Urban Innovations Procure Environmental Assessment with selected consultant Continue Public Outreach Meetings(3) Procure Architectural Design Services with selected consultant Resolve Land Issues Cost Sharing Agreement Further Clarification on Conference Center Parking Revisited for Town Concerns Transit Needs Planning Department Input on Criteria Revenue Sharing with Developer needs to be determined Estimated Source and Use of Funds(Urban Innovations' Phase III) Development of Timeline(March 2010) Meeting with EOTC 9 V. DEVELOPMENT OPTIONS Introduction The TOSV has a valuable asset in the town's land being considered for use in the West Village Revitalization Project. There are a number of options regarding utilization ofthis land that the TOSV can consider. Each alternative has different elements of risk/reward. Summary discussions of each alternative follow. Option 1 — Sale tIn this case, the land asset is simply sold to the developer. Appraisals have been received for AS IS and AS IF valuations and a fair price based on this information needs to be negotiated. This alternative provides immediate cash, eliminates risk and forgoes future upside in the land value through appreciation or development. This approach is the safest but most likely yields the lowest benefit. Option 2—Lease In this case, the land is leased to the developer. Again, a fair lease rate based upon the land value needs to be negotiated. However, by retaining ownership, the TOSV will be the recipient of upward or downward movements in land/lease rate market values over time. This will impact future lease rates, as well as a future selling price in the event the TOSV later chooses to sell the land. This approach provides less immediate cash, but likely greater financial return over time than Option 1. However, this alternative generates greater risk, since the future valuations upon which future lease rates and/or selling prices will be based are subject to unknown market forces. However, based on current real estate activity in the Roaring Forks Valley, it would not be unreasonable to assume that land values in the future will be higher than current valuations. Option 3 —Joint Development In this case, the TOSV essentially becomes a partner with the developer in the potion of the developer's project that occurs on the TOSV-owned land. The TOSV's contribution to the project will be the TOSV-owned land and the public funding dollars that the Joint Development project generates from all Federal, state and local sources. The developer's contribution will be their land contributed, any ownership rights related to the TOSV- owned land (i.e. air rights)plus their expertise and their financing ofthe design, construction and operation of the development which occurs. All of these elements need to be considered in negotiating the ownership interests of the parties (i.e. 30/70, 20/80, etc.) in the Joint Development. In this approach, both parties assume considerable risk associated with the success or failure of the development project. However, both parties also substantially increase the upside benefits that result from a successful development. Clearly, this approach provides the greatest upside potential. A detailed analysis based on the revenue streams of the 10 1 development needs to be completed. For example, the returns to the TOSV over time may be substantially different if the Joint Development is a 100 unit hotel providing a long term revenue stream based on occupancy verses 100 condominium units that will be constructed for $2 million each and sold for$7 million each. Option 4—Combination of Above Qptions Finally, any of the above Options may be combined. Certain land parcels could be sold, leased or contributed to a Joint Development project. As with all the other Options, the decision process will need to consider what type of development activity will be taking place on each parcel. Once the development project has been better defined, pro-forma revenue steams and costs can be developed to evaluate the alternatives. Summary None of the above options is right or wrong. Considering the dollars involved, there are no bad choices....only better ones. Each option will yield different results based upon future events. For those who are extremely conservative or believe the Roaring Forks Valley development future is questionable, Option 1 is likely their choice. For those who see a bright future for the area and view the risk of a failed development as low, Option 3 is likely their choice since in the final analysis Option 3 will likely yield the largest return. However, all three Options need to be discussed with the developer. If the developer will only pay $14 million in a sale, but the TOSV percentage share of a Joint Development yields $50 million from the sale of 100 condominiums, the TOSV may view Option 3 as the best. But, ifthe developer will pay$35 million in the sale, such an offer may change the TOSV decision.......taking a guaranteed $35 million verses a future $50 million. 11 lJ ! . . 1 M b 1 m len' Y F' i'i y Sriowmv ss' CettFer- Baseilla' ge F' Yr r t 4 Nss Aw a I,, ii 0„ 53' 4 ' r.eS AR , yf Irk' Y} r .F ti°t. n ', r p:'. 1G$ I Y • F t t. J t'° r x ? sr 3£ r nC 9 r. cCaaxcc hr'A' H gtlt jyS` S18WJ A •• n: 6M - SfiOD £ CCY ." K i t r ¢., Fij y A 0 OI 0 t m A S s 6 9cr . 8 0. V S k cab N vT o . r tf 0 It 1 v S 1 S n j v scenario west village revitalization ` y' p ennov icons _ 4,Specialists in lnasrf OrahodDevelopment Exhibit C Town of Snowmass Village Transit Oriented Development/Joint Development SOLE SOURCE JUSTIFICATION This is to serve as a formal document, prepared by Urban Innovations, Inc(UI), on behalf of the Town of Snowmass Village (rOSV) and Snowmass Mountain, LLC (SM). All parties believe that a proposed project, known as the West Village Revitalization and Transit Center, located in Snowmass, Colorado, warrants a Sole Source Justification under the Federal Transit Administration (FTA) Procurement Guidelines. The following criteria support this justification: 1. Land Use and Ownership: To be determined after receipt of appraisals. 2. Desian Team and Professional Consultant: Landscape Planners+Wayfindina and Sionane Designers Company: Design Workshop Inc. Team: PIC—Richard Shaw, Project Manager—Gyles Thomely, Project Landscape Architect—Steven Spears, Project Landscape Architect—Dominic Chidgey Architects: Company:To be determined by Developer Geotechnical Engineer's Company: HP Geotech Transit Planners and Engineer's Company: LSC Transportation Parking Consultants Company:Walker parking Structural Engineers Company:Walker Parking Civil Engineer's Company:To be determined by Developer(Bob, Johnson Kunkel &Associates is our preferred choice but we need to confirm their availability and involvement) 3. Cost Analysis and Attemative Site Comparison: No aftemative sites are available. 4. Establish Cost Sharino Agreement with the TOSV and SM: Refer to Exhibit I attached 5. UI is in the process of preparing a Needs Assessment and Feasibility Study that will identify that the TOSV and SM would benefit by entering into a Joint Development t Agreement to build a new transit center. Such a project would enhance economic development and provide an annualized return to transit. 6. To achieve the optimum return on investment by the FTA, the TOSV and SM have agreed in principal to explore and participate in a potential joint development project that will meet the definitions of: A) Capital Project-A joint development transportation project must be compatible with the statutory definition of a capital project: 1) It is a transportation project that enhances economic development or incorporates private investment including commercial and residential development, pedestrian and bicycle access to a mass transportation facility, and the renovation and improvement of historic transportation facilities, because the project: a) Enhances the effectiveness of a mass transit project, and is related physically or functionally to that mass transit project; or b) It establishes new or enhanced coordination between mass transportation and other transportation; and, c) It provides a fair share of revenue for mass transportation use. 2) Other definitions related to the capital project definition include: a) Physically Related. A project is physically related to a capital project if it provides a direct physical connection with transit services or facilities. This includes projects using air rights over transit stations or projects built within or adjacent to transit facilities. b) Functionally Related. A project is functionally related to a capital project if it is related by activity and use, and it is functionally linked (with or without a direct physical connection)to transit services or facilities. Also, a project is functionally related to a capital project if it provides a beneficial service to the public(or community service) and enhances use of or access to transit. Functional relationships do not extend beyond the distance most people reasonably can be expected to walk to use a transit service. The eligible project area for a functionally related project is estimated to be within a radius of approximately 1,500 feet from the center of a transit facility. The eligible project area for a functionally related project will be identified by the grantee in consultation with FTA's Regional Office on a case-by-case basis. B) Financial Return to Transit 1) Each grantee must negotiate a fair and equitable return in the form of cash and other benefits to be generated as a result of the FTA investment. 2) All projects must generate a one-time payment or ongoing revenue stream for transit use, the present value of which equals or exceeds the fair market value of the property. See paragraph 6 for discussion of fair market value. 3) After October 1, 1996, all FTA Master Agreements allow the use of real property for appropriate project purposes "including joint development purposes that generate program income to support transit purposes;"this is the Federal agency authorization required by 49 C.F.R. 18.25(g)(2) by which the revenues are brought within the definition of program income and can be used for transit capital, planning, and operating purposes. While a grant is still open, the transit agency must apply all revenues from any sale of real property (which does not qualify as a joint development transfer)to the grant 2 purposes, or must return the revenues to FTA, or must obtain FTA approval to use the revenue to reduce gross project costs in another capital project. If the transit agency transfers an Assisted Real Estate Asset from an open grant and maintains continuing control and otherwise meets the three joint development program tests, the transit agency may retain as program income all the revenues that accrue. 4) For open grants predating October 1, 1996, all the terms of the current Master Agreement apply, so subparagraph c above controls. 5) Closed grants made in 1983 or thereafter maybe reopened to allow for the use of Assisted Real Estate Assets in joint development projects. However, for those closed grants made between 1983 and October 1, 1996, the grant purpose and terms, as necessary, must be amended to allow for joint development.Aside from the requirement that the income be used for transit capital, planning, or operating expenses, FTA generally sets no further conditions on income from a closed grant. 6) Program income includes current or future returns generated from, but not limited to,transfer or lease of property, mortgage proceeds, or returns stemming from participation in distribution of project revenues. 7) Agreements which transfer title or rights in land or facilities acquired as part of the FTA project must contain provisions which: a) Extend the requirements, as appropriate, of the FTA Grant Agreement; see paragraph 9) and, b) Ensure that the grantee retains continuing control of the assets as long as they are needed for mass transit. This continuing control may be demonstrated by an easement, by a reversionary interest, by a covenant running with the land, by a contractual clause in the joint development agreement, or more commonly, by some combination of these assuring the transit agency that the joint development project will maintain its physical or functional relationship to transit,will continue to enhance coordination between modes, or will in fact result in increased mass transportation usage. c) Ensure that a person making an agreement to occupy space in a facility under this subparagraph shall pay a reasonable share of the costs of the facility through rental payments and other means. C) Highest and Best Transit Use 1) The calculation of equitable return required in paragraph 5 must be based on the appraised market value as represented either by highest and best use of the property or by highest and best transit use of the property, taking into account in either valuation the local transportation, land use, and economic development plans. Highest and best transit use is that combination of residential, commercial, retail, public, and/or parking space and amenities to be included in the joint development, which is calculated to produce the greatest level of social, economic, and financial benefit to the transit system and the community that it serves. 2) If the grantee structures a joint development project to include the transfer of an Assisted Real Estate Asset, then the final transfer value must be based on competition to the extent practicable, and FTA concurrence in the final transfer value is required. 3 1 7. History of the Transit Center. From 1984 to 1999 at least ten sets of plans for a transit and parking plaza in Snowmass Village had been studied, involving six different architects, planners and/or engineers. Numerous Town Council sessions reviewed the evolving plans as new criteria and design concepts were introduced into the project. Concerns of the Town, business owners, residents, and guests had to be addressed in the project. From the beginning, a fundamental goal of the project was to enhance alternative modes of transportation, mainly transit,to control the impact of development and demand for access to recreational activity on public land.The goal and vision for the Mall Transit Center project remains articulated in the previous mission statement. "The primary objective must be to ensure the future of Snowmass Village as an internationally renowned resort, while enhancing the quality of life for our residents. This project must withstand the test of time, and complement the community transportation plan by improving the interface between transportation and activities in the Village.To do this, it must create easy pedestrian mobility and transit orientation." When the Town created its local service in 1979, it tried to operate the service from the existing regional bus depot. Being painfully dear that the space was inadequate for both systems,the Town moved its service into a parking lot as a temporary solution. Original designs were very simple,focusing on a bus station and parking structure. In 1987 the Town purchased land and built a local bus depot on property adjacent to the commercial core. Although separated both vertically and horizontally from the regional depot, a station for the local service was provided. In the early 1990's there was renewed interest in consolidating the regional and local systems and addressing other design flaws in the core area. Designs began to include improvements to traffic circulation, improved pedestrian access and safety, prioritization to transit use,vertical circulation, moving delivery functions off of congested streets, and providing conference/performing arts space. One design grew into a huge renovation of the Village core that surpassed the community's resources. In 1999 the Town began a design review with the impacted property owners, a key employer and community members to study a more affordable project that could address as many of the concerns as possible.The stakeholders group defined the scope of the project in the document"Snowmass Village Transit&Parking Plaza General Design Criteria.'They worked to match the project design to the local, regional and private funding available at the time. Conceptual drawings were approaching completion in 2000 when a major development submission within the community put the project on hold.The community wanted to review the new development (Base Village)to ensure that redundant infrastructure would not be constructed. Base Village was viewed as one of three commercial nodes in the community, and was designed to complement the two existing commercial areas. Being at about the midpoint between the two existing commercial areas,the transit facility within Base Village was designed as an interim stop for both the regional and local transit systems. Base Village received approval in 2004 and began construction. The community has begun studying redevelopment of a larger and more comprehensive area in the old commercial core.The study is called the West Village Revitalization Plan. It incorporates commercial and residential properties. In 2005 new owners in the Mall area contacted the Town about restarting conceptual design of the Mall Transit Center project as a cornerstone of the West Village Revitalization Plan.They expressed interest in looking at the plan as a Joint Development project under Federal Transit Administration (FTA) guidelines. The services of a consulting firm, Urban Innovations, have been secured to review the project for consideration as a Joint Development project. 1 4 r r In conclusion,the above mentioned criteria should warrant a Sole Source Justification. The 1 TOSV and SM partners look forward to approval from the FTA to proceed to design and review of documents in conjunction with the Joint Development Guidelines established by the FTA and final review and approval by the FTA Regional Office. If you should require additional information or have any questions regarding this matter, please do not hesitate to contact Mr. David Peckler, Director of Transportation, Town of Snowmass Village, at(970) 923-3777 or(970) 923-2255. rRespectfully submitted by: Reiktr lotdo&" Robert Ardolino President Urban Innovations, Inc r r r r r Urban Innovations,Inc.P.O. Box 1354 Wexford, PA 15044 412-400-9464-Main Office Phone 1400-431-3352-Toll Free Phone 412.851-9404-Main Fax 1-800-431-3437-Toll Free Fax Email: infoOui-tod.com Website: www.ui4od.com 5 Exhibit D Transit Oriented Joint Development Check-List The following check-list shall be used as guide to ensure compliance with Federal Transit Administration requirements regarding Transit Oriented Joint Development projects: MATERIALS SUBMITTED: Joint Development Agreement Market and financial assessment of the project with sources&uses of funds and cash flow proformas initial cash flow statement J stabilized occupancy cash flow statement 10 year projection cash flow statement Statement of the outcome of planning and coordination between the private parties and Transit Agency Documentation of project's benefit to transit and impact on transit Appraisal/ Review Appraisal (if selling property) As developed Appraisal (if Transit Agency is the Lessor) rAPPLICATION OF POLICY CRITERIA: FTA Joint Development Policy Requirements- Description- Capital Project Definition (53 USC 5302(a)(1)(G)) Project includes only eligible transit expenses Economic Link Enhances urban economic development or Incorporates private development Transportation Benefit Enhances transit project effectiveness, and is Physically and functionally related to public transportation Financial Benefit Note property value, method Generates in excess of the property's current for determining highest and Market value best transit use, and J Appraised value, taking into account cumulative impact on TOD highest and best transit use", a portfolio. revenue stream, or one-time payment Pay its fair share of facility operating costs 1 APPLICATION OF POLICY CRITERIA(continued): FTA Joint Development Policy Requirements- Descri on- Continuing Control Leval Agreements Ensure unimpeded access between the development and the transit facility Ensures protected Gasses against discrimination Improvements constructed will meet ADA standards Includes conflicts of interest and suspension and debarment clauses Crosscutting Requirements Complies with other Federal requirements including: NEPA and other environmental requirements Uniform Relocation Davis-Bacon and other Labor Protections Buy America 4f(Parkland...), 106 (Historic Prop.), 404 (Wetlands) Seismic Safety Energy Assessment of Federally funded construction Endangered Species Act State and Local Requirements Local Supportive Actions (Optional) Builds on local policies and strategies promoting: Mixed use/higher density development Urban design enhancements Transportation management actions 1 2 t # Ir r r i M M, r M so r M No M an Exhibit E URBAN INNOVATIONS TIMELINE BY PHASE - SNOWMASS VILLAGE MALL 2005 2006 2007 2009 2009 Months to Ul Phase Comple UFees QNQ JFMAMJJA`; QNQ 2JEMAMJ4A$ QNQ JEMAMJJASQNQ JEMAMJJAAONQ Phase 1 - Complete 9 $ 55, 000 0 Phase 6 1 $ 90, 000 NAFS Draft RFP Architectural Deal=- Se . Contract 1 1 , 500 RFP Environmental Assess.- Se . Contract 1 1 0 Phase 3 7 $ 150, 000 FTA Review of MOU/ Draft Public Outreach Process 12 $ 30, 000 2nd Meeting 02716( 07 032007 042007 062007 072007 09/ 2007 112007 12/ 2007 012008 Phase 4 13 $ 160, 0001 1 Phase 5 15 $ 175, 000 Note: This timeline is subject to timely approvals and the FTA review process. r rExhibits F1 and F2a-d 1 Refer to separate appraisal package for Exhibits Fl and F2a-d 1 1 r r r r r r r r Exhibit G MEMORANDUM OF UNDERSTANDING This Memorandum of Understanding ("MOU") is entered into and made effective as of the day of 2007, by and between the Town of Snowmass Village ("TOW), doing business at and Snowmass Mountain Village, LLC ("Developer"), doing business at Unless other wise provided, capitalized terms set forth herein shall have the meaning assigned to them in the Request for Proposal No. including all addenda thereto ("RFP"). 1.0 Purpose: The purpose of this MOU is to outline the understanding of the parties regarding the Developer's proposed development to include a new transit center, replacement parking, new transit administration facilities, a community/conference center and an adjacent hotel/condominium development, which is more fully outlined in IAttachment A, attached hereto and made a part hereof ("Project"), and to: a) Describe the roles, responsibilities, and requirements of each party; b) Establish an annotated schedule and plan for completion of the Project; c) Develop a financing plan for the Project; d) Further refine the Project. I 2.0 Tenn: This MOU shall be effective as of the date set forth above and shall remain in effect for the completion of the timeframe set forth as follows: a) The Developer shall commence its Services, meet the milestones (which will be determined between the TOSV and Developer at the start-up of the Project), and complete its Services, all within the stated timeframe. Services shall commence on 200_and will be completed as required by the TOSV, with an estimated completion date of no later than 200_ 3.0 Terms and Conditions: This MOU, including all attachments and documents incorporated herein and made applicable by reference, constitutes the complete and exclusive statement of the terms and conditions of the MOU between the TOSV and the Developer. The invalidity in whole or in part of any terms or conditions of this MOU shall not affect the validity of other terms or conditions. The failure of the TOSV to insist upon the Developer's performance of any terns and conditions of this Agreement shall not be construed as a waiver or relinquishment of TOSV's right to such performance, nor shall such failure be construed as a waiver of future performance of such terms and conditions, and the Developer's obligation in respect thereto shall continue in full force and effect. Changes to this MOU shall be binding only when specifically confirmed in writing by an authorized representative of the Developer and TOSV and issued in accordance with the terms and conditions of this MOU. 4.0 Obligations: The TOSV is a municipality supported, in part, by federal, state, and county grants, which grants mandate TOSV's assumption of substantial obligations to the federal, state, and local governments. Further, as a public agency, TOSV must MOU Town of Snow Mass Village 1 icomply with applicable Federal, state and local laws and regulations in conducting its business activities. Nothing in this MOU shall be construed to release either party from full and complete compliance with all existing obligations, agreements and regulatory controls imposed on TOSV and which may be similarly imposed on the Developer through its participation in the Project. 5.0 Roles and Responsibilities: The following describes the roles and responsibilities of Developer and TOSV under this MOU: a) Developer shall employ its best professional efforts to design and develop the Project and to work in good faith with TOSV to achieve a mutually agreeable Development Plan and Financial Plan. Generally, Developer shall be responsible for investigating physical site conditions, performing any required environmental investigations, developing design, engineering, and economic feasibility altematives, preparing the Development Plan, schedule, financial pro-forma and Financial Plan, securing public approval through coordinated public outreach meetings and a referendum vote, and securing private financing. b) TOSV is charged with protecting the public interest while fulfilling its purpose of serving the transit needs in the TOSV and in coordination with transit systems in the Roaring Fork Valley. The requirements provided in this MOU are designed to assist the TOSV to achieve these goals. The TOSV shall work in good faith with the Developer to achieve a mutually agreeable Development Plan and Financial Plan. Generally, TOSV shall help to facilitate the initial design process, coordinate design work for proposed modifications and additions to transit facilities required to be made as a result of the Project, review and approve the Development Plan, schedule, financial pro-forma and Financial Plan, and other required submittals, and otherwise assist Developer to the extent deemed appropriate in TOSV's sole discretion, with the completion of the Development Plan. TOSV shall also provide the National Environmental Policy Act ("NEPAJ document required by the Federal Transit Administration ("FTAJ. Without making any representation or warranty of the materials provided, TOSV agrees to provide Developer with a copy of the following, including, but not limited to any investigations, development schemes, engineering reports, and surveys relating to the Project and to cooperate with Developer in securing public and private financing. Any additional duplicating costs associated with production of such materials by TOSV to Developer shall be subject to reimbursement (see Paragraph 6.0 herein). 6.0 Financial Requirements: Developer shall deposit the following funds in order to demonstrate a commitment by Developer to the Project, and to fund and/or reimburse TOSV for any and all costs incurred by TOSV hereunder. Within days of execution of the MOU by the TOSV and the Developer, the Developer shall: a) Make an eamest money deposit of $ in an interest bearing account, subject to terms and conditions acceptable to TOSV (the "Earnest Money Deposit Account"), to provide evidence of Developer's commitment to the project, and in consideration of TOSV's granting to Developer, the right of exclusive negotiations with respect to the Project during the Tenn of this MOU Town of Snow Mass Village 2 MOU. In the event TOSV accepts the Development Plan and subsequently enters into a Project Agreement, the monies in the Earnest Money Deposit Account can be credited toward any financial obligations imposed on Developer under the Project Agreement. The Earnest Money Deposit Account shall be established in a federally insured account and only TOSV shall have authority to make withdrawals from the account and authorized signers on the account shall be determined at the sole discretion of TOSV. Any accrued interest shall run to the benefit of the party entitled to the benefit of the earnest money; and b) Make an initial deposit of $ in a separate interest bearing account to be used by TOSV to pay any and all costs incurred by TOSV, except otherwise expressly provided herein, in the performance of its obligations hereunder, including, but not limited to, design, development, appraisal, legal and administrative costs (the "Development Fund"). The Development Fund shall be distinct and separate from the Earnest Money Deposit Account Once the Development Fund is reduced to or less, Developer shall make supplemental deposits to return the Development Fund to a balance of$ as required by TOSV not more frequently than every l—) months. The maximum amount of deposits to be made to the Development Fund is a total of $ At the time of request by TOSV for the Development Fund to be replenished, TOSV shall provide Developer with an accounting of the use of the Development Fund to date. TOSV shall establish the Development Fund account with a federally insured bank within days of receipt of the funds by Developer. Once the account is established, TOSV shall provide Developer with the name and address of the financial institution and the account number to enable Developer to make future deposits, as provided herein and only TOSV shall have authority to make withdrawals from the account and authorized signers on the account shall be determined at the sole discretion of TOSV. 7.0 Requirements and Schedule for Completion: Each party's specific responsibilities in connection with this MOU will be defined and set forth as part of the Joint Development Agreement between the parties. 8.0 Confidentiality: The TOSV and Developer hereby agree that the terms and conditions of this MOU, the existence of, and details concerning the project as well as all other information marked as proprietary related to the TOSV's or Developer's business, are confidential as to both parties, their subcontractors, employees, agents, and representatives, and shall not be disclosed without the proper written consent of the other party and FTA. Any third party consultants or professionals shall be considered a part of the development team and privy to the Confidential Information, subject to this confidentiality provision. Notwithstanding the foregoing, such Confidential Information shall: (a) not be deemed Confidential Information to the extent such infornation is generally available in the public domain; and (b) be disclosed to the extent, and only to the extent, required by law, including, but not limited to, the State's Inspection and Copying of Public Records Act and the Colorado Open Records Act, if applicable. MOU Town of Snow Mass Village 3 9.0 Termination: a) The TOSV has the right, but not the obligation, to terminate this MOU, in writing, without liability therefore, other than as set forth in this Section 9.0, at any time, for any reason including but not limited to the following: i. Developer, any business entity of the Joint Venture (if Developer is a Joint Venture), or any individual or business entity holding ownership in Developer or business entity of the Joint Venture declares bankruptcy; ii. The ownership structure of Developer changes without TOSV's prior written approval. Structural changes include altered percentages of ownership by any of the individuals or business entities with ownership interest, or a change in ownership of any business entity holding an ownership interest in the Developer, iii. Developer assigns or otherwise transfers its rights in the Project without TOSV's written approval. Likewise, Developer requests TOSV's approval of an assignment and TOSV does not grant approval and Developer refuses to proceed in accordance with its Project as intended. Any assignment occurring without TOSV's prior written approval shall be void and have no effect, at TOSV's sole discretion; iv. Developer, any business entity of the Joint Venture (if Developer is a Joint Venture), or any individual identified as a principal or officer of Developer or such business entities, is convicted of a felony; v. Developer, any business entity of the Joint Venture (if Developer is a Joint Venture), or any individual identified as a principal or officer of I Developer or such business entities is found to have an unsatisfactory record of integrity and business ethics. vi. Developer provided incorrect or incomplete information of significance in L any of its submissions to TOSV, as determined by TOSV at its sole discretion; vii. Developer does not cooperate in good faith with TOSV, as determined by TOSV at its sole discretion, and the parties do not reach agreement after written notice by TOSV; viii.The parties, following good faith negotiations, are not able to negotiate a mutually acceptable Project Agreement after written notice by TOSV; ix. TOSV determines that the Project is not financially feasible; x. TOSV determines that termination is in its best interest due solely to the failure of Developer to perform it obligations under this MOU. b) Developer has the right, but not the obligation, to terminate this MOU at any time, upon prior written notice, if Developer concludes, and TOSV concurs, as a result of Developer's due diligence investigation that the development of the Project is not practical because of economic or other considerations. Developer shall present appropriate documentation to TOSV to support this conclusion. Concurrence in this conclusion shall not be unreasonably withheld by TOSV. c) Should Developer discover, during it due diligence investigation, a condition in, on, or about the Property which, in the reasonable opinion of Developer, would preclude Developer from developing the Project, whether because of economical or other considerations, TOSV shall have the right, but not the obligation, to undertake appropriate action to address such condition, or part MOU Town of Snow Mass Village 4 thereof, in order that Developer and TOSV may continue in the development of the Project. TOSV's decision to accept such undertaking shall be conditioned, in part, on the successful negotiation and execution of a mutually acceptable agreement between Developer and TOSV regarding the responsibilities of the parties in addressing the condition. d) If TOSV is in default of this MOU, and TOSV fails to cure such default within 30 days of receipt of written notice from Developer of the speck nature of said default, or such longer period as may be mutually agreed to by both parties, Developer shall have, as its sole and exclusive remedy, the return of the monies in the Earnest Money Deposit Account and any monies remaining in the Development Fund, less any and all expenses reasonably incurred by the TOSV under this MOU up to the effective date of termination. i e) If the MOU is terminated by TOSV because of Developer's failure or inability to fulfill its obligations and responsibilities under this MOU: (1) the monies in the Earnest Money Deposit Account shall be forfeited by Developer and shall be immediately payable to TOSV; and (2) TOSV shall return to Developer, within fourteen (14) days of the effective date of termination of this MOU, any monies remaining in the Development Fund, less any and all expenses 1 reasonably incurred by TOSV under this MOU up to and including the effective date of termination and any additional costs necessary to effectuate this termination. Other than the return to Developer of any monies remaining in the Development Fund in accordance with this Section 9.0, TOSV shall have no further obligation or liability to Developer upon the termination of this MOU by TOSV, including, but not limited to, any and all costs incurred by Developer as a result of such termination by TOW f) If the parties mutually agree to terminate this MOU for any reason, the Developer shall be entitled to receive the monies in the Earnest Money Deposit Account and any monies remaining in the Development Fund, less any and all expenses incurred by TOSV under this MOU up to the date of termination. 10.0 Facilities and Operations: The functions performed by and on behalf of TOSV at TOSV facilities located on the property owned by TOSV ("Facilities") are critical to the efficient and effective operation of the transit system. TOSV recognizes, however that some reconfiguration of Facilities may be needed to accommodate the Project. Developer shall adhere to the following requirements: a) All existing TOSV Facilities must be accommodated. b) Developer must ensure the uninterrupted and unimpeded operations of the Facilities throughout the construction period and after completion of the Proposed Development. TOSV will work cooperatively with Developer to achieve that result. c) If Developer anticipates using TOSV owned land, the value will be addressed in the Financial Plan developed under this MOU. d) If the project requires the relocation, replacement, or alteration of any Facilities, the cost of such relocation, replacement, or alteration shall be bome jointly by Developer and TOSV. 1 MOU Town of Snow Mass Village 5 I11.0 Construction Requirements: a) The Project shall comply with all applicable federal, state and local laws and regulations, including all applicable FTA statutes, regulations, and guidance including, but not limited to, what is found at the web pages of FTA.DOT.GOV, the Master Grant Agreement, and any other agreement or regulation of which TOSV shall give written notice to Developer; b) Developer shall be responsible for ascertaining the character, quality and quantity of surface and subsurface materials located on the Property as well as the existing utilities on the Property. This information is available from, among other places: (1) a visual inspection of the Property; (2) as-built and progress design technical drawings and specifications of TOSV, copies of which TOSV will make available upon request; (3) field identification by utilizing utility company services schematics and meeting with said companies serving the Property; (4) minimally invasive field investigations e.g., core borings, test pits, etc.), provided TOSV's prior written consent to such field investigations is obtained; and (5) publicly accessible local land records. Developer acknowledges that it shall take any requisite steps to verify the accuracy of any questionable data or technical information and material that it secures regardless of the source of such material or information; c) Should Developer and TOSV execute a Project Agreement as set forth herein, TOSV will require the Developer to secure and file with TOSV a Labor and Materials Bond equal to 100% of the value of each phase of the Project; and provide Surety or Sureties licenses to transact business in the State of Colorado; and provide proof of their name in the current list of "Companies Holding Certificates of Authority of Acceptable Sureties on Federal Bonds and as Acceptable Reinsuring Companies" as currently authorized under 31 CFR, Part 223 as possessing a Certificate of Authority as described thereunder. TOSV may require a Performance Bond equal to 100% of the value of each construction phase of the Project from such an approved surety company, which bond shall name TOSV as beneficiary for the completion of the planned construction in that phase of the Project. All Labor and Materials bonds and Performance bonds must be in a form acceptable to TOSV. 12.0 Environmental Conditions: TOSV makes no representations about the presence or absence of contaminated material or other environmental conditions located in, on, or about the property which may impact the Project. TOSV shall be directly provided by Developer's environmental site investigators, a copy, at no cost to TOSV, of all test results and reports addressing the environmental site investigation. If environmental contamination is found that requires a clean-up or remediation of the Property, Developer and TOSV may, at TOSV's sole discretion, continue to negotiate the Project Agreement taking into full consideration the environmental conditions encountered, any associated delays to the Project and increase in costs due to additional excavation, removal or disposal of soil/materials, and treatment of ground water, or other remediation activities required to comply with applicable regulations. If the parties jointly determine that they cannot agree upon the resolution of these issues, the parties may mutually agree to terminate this MOU in accordance with Paragraph 9.0. 13.0 FTA Requirements: TOSV is subject to the requirements of the FTA of the U.S. Department of Transportation found among other places at the web page MOU Town of Snow Mass Village i6 FTA.DOT.GOV. Any MOU and/or Project Agreement that TOSV negotiates with the Developer may be subject to FTA approval. 14.0 Non-Discrimination—Civil Rights Compliance 1 a) Non-Discrimination— Developer will not discriminate against any employee or applicant for employment because of race, color, religion, sex, age or national origin. Developer will comply with all provisions of Executive Order No. 11246 of September 24, 1965, and of the rules, regulations and relevant orders of the U.S. Secretary of Labor, and it will furnish all information and reports required by Executive Order No. 11246 of September 24, 1964, and by the Age Discrimination in Employment Act 1 effective June 12, 1968, and by the rules, regulations, and orders of the U.S. Secretary of Labor pursuant thereto, and will permit access to books, records and accounts by TOSV and the Secretary of Labor for the purpose of investigation to ascertain Developer's compliance with such rules, regulations and orders. b) Civil Rights Compliance— Developer shall comply, and shall require the 1 compliance by each of the subcontractors under this MOU, with all requirements of Title VI of the Civil Rights Act of 1964, 42 U.S.C. /2000d and the Department of Transportation regulations, "Nondiscrimination in Federally-Assisted Programs of the Department of Transportation— Effectuation of Title VI of the Civil Rights Act," 49 C.F.R., Part 21. 15.0 Americans with Disabilities Act (ADA): Developer shall comply with Titles 11 and III of the "Americans with Disabilities Act", 42 USCA Section 12101, at seq., as amended, and any regulations promulgated thereunder, including, but not limited to 49 CFR 37 and 38. The Development Plan must demonstrate how access regarding the Project will be provided for persons with disabilities. If the Project or any addition, modification or alteration to the Facilities requires ADA-related improvements to the Facilities, Developer shall be responsible for the costs of such improvements. 16.0 Compliance with Federal, state and local Laws, Regulations, Guidance and Other Requirements: Developer is responsible for being fully informed of, and requiring that all aspects of the Project are conducted in compliance with the following: a) All applicable Federal, state and local laws, rules, ordinances, and regulations including revisions thereto which may occur during the term of the MOU and Project Agreement. b) TOSV, as an instrumentality of the State of Colorado, may be exempt from certain taxes. Any taxes or other assessments imposed upon the Project or the Property shall be assumed by the Developer, and payment thereof shall be Developer's responsibility. c) Additionally, the following laws are applicable: a 'Rehabilitation Act of 1973", 29 USCA Section 794; a "National Environmental Policy Act of 1969", 42 USCA 4321, at seq. a "Architectural Barriers Act", 42 USCA Section 4151, at seq.; MOU Town of Snow Mass Village 7 Americans with Disabilities Act", 42 USCA Section 12101, at seq.; Planning and Design for the Elderly and Handicapped", 49 USCA Section 5301, at seq. 17.0 Disadvantaged Business Enterprises: Developer shall not discriminate, and shall require that none of its subcontractors under this MOU discriminate, on the basis of race, color, national origin, or sex in the performance of this MOU. The requirements of 49 C.F.R. Part 26 and TOSV's U.S. Department of Transportation approved Disadvantaged Business Enterprise (DBE) Program, if applicable, are incorporated into this MOU by reference. Failure by Developer or its subcontractors to carry out these requirements is a material breach of the MOU by Developer which may result in the termination of this MOU and/or such other remedy as TOSV deems appropriate. In connection with the performance of the MOU, Developer will cooperate with TOSV in meeting its commitments and goals with regard to the maximum utilization of DBE firms and will use, and will cause each of the subcontractors to use, maximum efforts to ensure that DBE's shall have the maximum opportunity to participate in the performance of contracts and subcontractors for this MOU. A specific goal of percent DBE subcontracted participation is established in connection with the performance of this MOU. 18.0 Insurance Requirements: The Developer shall procure, before work is commenced hereunder, and maintain at its own costs and expense, during the entire Term, the types of insurance listed in this Section 18.0 with insurance companies authorized to operate in the State of Colorado and with companies acceptable to TOSV. 18.1 Worker's Compensation and Employer's Liability a) Worker's Compensation—Statutory Limits; and b) Employer's Liability in an amount not less than: i) $ Each Accident ii) $ Disease— Policy Limit iii) $ Disease— Each Employee Note: Coverage shall be provided in accordance with laws of the State of Colorado and 1 the laws of such other jurisdictions as may apply. 18.2 Commercial General Liability in the amount not less than: a) $ General Aggregate; b) $ Personal and Advertising Injury; and C) $ Each Occurrence Note: Contractual exclusion shall be deleted from Personal and Advertising Liability coverage section if insurance company cannot comply with requirement; Developer may self-insure. Policy shall provide that TOSV be named as Additional Insured for Developer's full limits of coverage on a primary basis, but in no rase less than the limits specked; and shall be endorsed with a waiver of subrogation clause with respect to TOW and neither Developer nor its Insurer shall have any claim against TOSV to the extent the claim is, or should have been covered by insurance; MOU Town of Snow Mass Village 8 If Claims Made coverage is provided, the policy retroactive date shall be effective prior to the date of this MOU and the extended reporting period or policy renewal must provide that the policy will respond to claims made for at least twenty-four 24) months after the termination or expiration of this MOU. 18.3 Business Automobile Liability with a Combined Single Limit not less than: a) $ Each Accident Policy shall provide coverage for legal liability for damages caused by an error, omission or negligent act in the performance of professional services; Policy retroactive date shall be effective prior to date of this MOU and the extended reporting period or policy renewal must provide that the policy will respond to claims made for at least twenty-four(24) months after this termination or expiration of this MOU. 18.4 Proof or Evidence of Professional Liability in an amount not less than: a) $ Each Claim; and b) $ Aggregate Policy shall provide coverage for legal liability for damages caused by an error, omission or negligent act in the performance of professional services; Policy retroactive date shall be effective prior to date of this MOU and the extended reporting period or policy renewal must provide that the policy will respond to claims made for at least twenty-four(24) months after the termination or expiration of this MOU. 18.5 Valuable Papers coverage in an amount sufficient to assure restoration of any plans, drawings, field notes, records, or other similar date relating to work covered by this MOU in the event of their loss or destruction. 18.6 Approval Developer shall not commence work under this MOU until it has forwarded to TOSV, for review and approval, a certificate(s) of the insurance required. TOSV shall be given a minimum of thirty (30) days notice in the event of change or cancellation of any of the insurance required. The fact that Developer has obtained the insurance required under this MOU shall in no manner lessen nor affect Developer's obligations set forth in any provision of this MOU. 19.0 Indemnification: The Developer shall indemnify, hold harmless, and defend TOSV and all of its directors, officers, employees, agents and other representatives, from and against any and all claims, loss or damage, charge or expense, including all costs of suits and attorney' fees to which it or any of them may be put or subjected by reason of any damage, loss, or injury to persons, including accidental death, or property damage caused by or resulting from the actions, inaction or omissions of Developer, any of its subcontractors or any of their respective employees, agents or other representatives in the performance of this MOU or otherwise arising from the MOU or the performance of the MOU or the failure of Developer to adhere to any applicable laws, statutes, codes, rules or regulations. Developer shall comply with all applicable laws, ordinances, and regulations in the performance of the MOU. TOSV will notify Developer in writing promptly of any such claim or demand and Developer and TOSV will cooperate to facilitate the settlement or defense of any such claim or demand. MOU Town of Snow Mass Village 9 1 20.0 Amendment: This MOU may not be amended, released, discharged, rescinded or abandoned, except by a written agreement duly executed by each of the parties hereto. The failure of any party hereto at any time to enforce any of the provision of the MOU will in no way constitute or be construed as a waiver of such provision or of any other provision hereof, nor in any way affect the validity of, or the right to enforce, each and every provision of this MOU. 21.0 Binding and Beneficial Effect: This MOU is binding upon and shall inure to the benefit of the parties hereto and their successors and permitted assigns, but shall not inure to the benefit of any third party or person. 22.0 Governing Law: This MOU shall be govemed by the laws of the State of Colorado as they may from time to time be in effect. 23.0 Choice of Venue: Any suit or proceeding arising out of, relating to, or mentioning this MOU shall be commenced only in a state or Federal court located in Colorado and each party to this MOU hereby consents to the jurisdiction and venue of such court. 24.0 Independent Contractor: The Developer shall perform its duties hereunder as an independent contractor, and nothing herein shall be construed to create a relationship of employer/employee, principal/agent or any joint venture between TOSV and Developer. 25.0 Notice: All notices or other communications to either party by the other shall be deemed given when made in writing and sent via registered mail through the United States Post Office or registered overnight delivery addressed as follows: To TOSV: To Developer: 1 26.0 Restricted Dealing: During the Term of this MOU, TOSV will not directly or indirectly, market or entertain other proposals for the development as outlined in Attachment A, attached hereto and made a part hereof. Developer shall have the exclusive right to pursue the development of the Project during the Term hereof. The Sole Source Justification Letter under FTA regulations and guidelines that permits Developer exclusivity under this section appears as Attachment B hereto. MOU Town of Snow Mass Village 10 27.0 Severability: If any section, subsection, or provision of this MOU shall, for any reason be adjudged by a court of competent jurisdiction to be invalid or unenforceable, such invalidity shall not affect the meaning or construction, or limit the scope or intent, of any other provision of this MOU. 28.0 Counterparts: This MOU may be executed in several counterparts or with counterpart signature pages, each of which shall be deemed an original, but such counterparts shall together constitute but one and the same MOU. 29.0 Assignment: The Developer shall not voluntarily, involuntarily or by operation of law, assign any interest in this MOU, and shall not transfer any interest in the same whether by assignment or novation), except as provided herein, without in each instance, the prior written consent of TOSV. TOSV acknowledges and agrees to a one- time assignment of this MOU to an entity to be created for the purpose of continuing this Project Said newly created entity shall identify as a principal. 30.0 No Conflicts of Interest: No member, official or employee of TOSV, during his or her tenure or for one (1) year thereafter, shall have any interest, direct or indirect, in this MOU or the proceeds thereof. 31.0 No Members of Congress: No member of, or delegate to, the Congress of the United States of America, shall be admitted to any share or part of this MOU or to any benefits arising therefrom. 1 32.0 Acceptance of Service of Legal Process: Developer shall maintain within the County of Colorado, an agent to accept service of legal process on Developer's behalf, and shall keep TOSV advised of such agent's name and address during the term of the MOU and for a period of four(4) years after expiration of this MOU. 32.0 Entire Agreement: This MOU, together with attachments hereto, constitute the entire Agreement of the parties with respect to the subject matter hereof. Those executing this MOU represent and warrant that they have full right, power, and authority to execute this document. MOU Town of Snow Mass Village 11 IN WITNESS WHEREOF, the parties hereto, by their duly authorized officers, have executed this Memorandum of Understanding as of the day and year first above written: WITNESS: DEVELOPER: Tax Payer I.D. WITNESS: TOWN OF SNOW MASS VILLAGE: r MOU Town of Snow Mass Village 12 1 Attachment A MProject Description Attachment B Sole Source Justification Letter 1 1 1 MOU Town of Snow Mass Village 13 TRANSPORTATION DEPARTMENT Exhibit H1 WEST VILLAGE TRANSIT STATION PROJECT 7- Sep- 06 WEST VILLAGE REDEVELOPMENT: TRANSPORTATION PROJECT JOINT DEVELOPMENT PROJECT COSTS& FUNDING ARE SPREAD OVER FOUR YEARS AFTER INITIAL EVALUATION IN 2006107. PROJECT COST BY PROJECT 5 YEAR ELEMENTS: ELEMENT FUNDING SOURCES: FUNDING PLANNING& DEVELOPMENT 250, 000 FTA5311/ CDOT 2, 285, 000 TRANSIT STATION 7, 164, 800 EOTC 6, 500, 000 REPLACEMENT PARKING 8, 975, 556 PARTNERSHIP 6, 180, 000 ROADWAY IMPROVEMENTS 2, 461, 867 FTA 5309 7, 000, 000 BUS FACILITY 7, 372, 778 RETT 4, 250, 000 TOTAL 26, 215, 000 26, 215, 000 I. FUNDING BY YEAR:CATEGORY 2006 2007 2008 2009 2010 2011 TOTALS 023 0000 300 02 22 FTA 5311 30, 000 $ 160, 000 $ 95, 000 $ 2, 000, 000 0 0 $ 2, 285, 000 023 0000 300 02 23 EOTC 15, 000 $ 222, 009 $ 575, 000 $ 2, 750, 000 $ 2, 937, 991 0 $ 6, 500, 000 023 0000 300 06 49 PRIVATE 40, 000 $ 503, 000 $ 740, 000 $ 2, 075, 000 $ 2, 822, 000 0 $ 6, 180, 000 006 0000 300 02 19 FTA 5309 0 0 0 $ 3, 000, 000 $ 2, 000, 000 $ 2, 000, 000 $ 7, 000, 000 RETT 40, 000 $ 427, 107 $ 712, 686 $ 2, 159, 879 $ 910, 328 0 $ 4, 250, 000 TOTALS 125, 000 $ 1, 312, 116 $ 2, 122, 686 $ 11, 984, 879 $ 8, 670, 319 $ 2, 000, 000 $ 26, 216, 000 11. EXPENDITURES BY YEAR: CROSS CHECK 26, 215, 000 CATEGORY 2006 2007 2008 2009 2010 2011 TOTALS 023 0000 530 06 04 SOFT COSTS 125, 000 $ 1, 312, 115 $ 2, 122, 686 0 0 0 $ 3, 559, 802 023 0000 530 06 29 HARD COSTS 0 0 0 $ 11, 984, 880 $ 8, 670, 319 $ 2, 000, 000 $ 22, 655, 199 TOTALS 125, 000 $ 1, 312, 115 $ 2, 122, 686 $ 11, 984, 880 $ 8, 670, 319 $ 2, 000, 000 $ 26, 215, 000 CROSS CHECK 26, 215, 000 a a a a a a a a s a as TRANSPORTATION DEPARTMENT E# dbOH2 7- Sep- M WEST VILLAGE REDEVELOPMENT: TRANSPORTATION PROJECT JOINT DEVELOPMENT PROJECT EXPENSES AND FUNDING. PROGRAM ELEMENTS SOFT AND HARD COSTS PROJECTED OVER THREE YEARS. PROGRAM ELEMENTS FUNDING SOURCES PROJECTED OVER THREE YEARS. 1, JOINT DEVELOPMENT PROJECT OVERALL EXPENDITURES& FUNDING SOURCES A. TOTAL EXPENDITURES:CATEGORY 2008 2007 2008 2009 2010 2011 TOTALS 023 0000 530 06 04 SOFT COSTS 125, 000 $ 1, 312, 115 $ 2, 122, 686 0 0 0 3, 669, 802 $ 2, 306, 163 023 0000 SW 06 29 HARD COSTS 0 0 0 $ 11, 984, 880 $ 8, 670, 319 $ 2, 000, 000 222, 866, 199 $ 25, 215, 000 TOTALS 125, 000 $ 1, 312, 115 $ 2, 122, 686 $ 11, 984, 880 $ 8, 670, 319 $ 2, 000, 000 26, 215, 000 $ 26, 215, 000 CROSS B. TOTAL FUNDING: CHECK CATEGORY 2008 2007 2008 2009 2010 2011 0 023 0000 300 02 22 FTA 5311 30, 000 $ 160, 000 $ 95, 000 $ 2, 000, 000 0 0 2, 286, 000 023 0000 300 02 23 EOTC 15, 000 $ 222, 009 $ 575, 000 $ 2, 750, 000 $ 2, 937, 991 0 8, 600, 000 023 0000 300 06 49 PRIVATE 40, 000 $ 503, 000 $ 740, 000 $ 2, 075, 000 $ 2, 822, 000 0 6, 180, 000 006 0000 300 02 19 FTA 5309 0 0 0 $ 3, 000, 000 $ 2, 000, 000 $ 2, 000, 000 7, 080, 000 RETT 40, 000 $ 427, 107 $ 712, 686 $ 2, 159, 879 $ 910, 328 0 4, 250, 000 TOTALS 125, 000 $ 1, 312, 116 $ 2, 122, 686 $ 11, 984, 879 $ 8, 670, 319 $ 2, 000, 000 26, 216, 000 $ 26, 215, 000 11. JOINT DEVELOPMENT PROJECT BROKEN OUT BY PROGRAM: A. PLANNING& DESIGN 260, 000 1. EXPENDITURES: 2008 1007 2008 2009 2010 2011 TOTALS 023 0000 530 06 04 SOFT COSTS 125, 000 $ 125, 000 0 260, 000 250, 000 50. 00% 50. 00% 0. 00% 100. 00% 023 0000 530 06 29 HARD COSTS 0 0 0 100. 00% 100. 00% $ 250, 000 CROSS SUB- TOTALS 125, 000 $ 125, 000 0 0 0 0 260, 000 CHECK 2. FUNDING SOURCE: 2008 2007 2008 2009 2010 2011 TOTALS 023 0000 300 02 22 FTA 5311 30, 000 $ 25, 000 0 0 661000 023 0000 300 02 23 EOTC 15, 000 $ 25, 000 0 0 40, 000 023 0000 300 06 49 PRIVATE 40, 000 $ 60, 000 0 0 100, 000 006 0000 300 02 19 FTA 5309 0 0 0 0 0 CHECK RETT 40, 000 $ 15, 000 0 0 86, 000 $ 250, 000 CROSS SUB- TOTALS 126, 000 $ 125, 000 0 0 0 0 260, 000 CHECK m r r. r r r r a r r r r s r r r B. TRANSIT STATION 7, 164, 800 1. EXPENDITURES: 2006 2007 2008 2009 2010 2011 TOTALS 023 0000 530 06 04 SOFT COSTS 0 $ 228, 009 $ 684, 026 912, 034 912, 034 0. 00% 25. 00% 75. 00% 100. 00% 023 DD00 530 06 29 HARD COSTS 3, 745, 659 $ 2, 497, 106 6, 242, 788 8, 242, 766 60. 00% 40. 00% 100. 00% $ 7, 154, 800 CROSS SUB- TOTALS 0 $ 228, 009 $ 684, 026 $ 3, 746, 659 $ 2, 487, 106 0 67, 164, 800 CHECK 2. FUNDING SOURCE: 2008 2007 2008 2009 2010 2011 TOTALS 023 0000 300 02 22 FTA 5311 0 $ 85, 000 $ 95, 000 500, 000 0 680, 000 023 0000 300 02 23 EOTC 0 $ 47, 009 $ 225, 000 $ 1, 750, 000 $ 1, 500, 000 3, 522, 009 023 0000 300 06 49 PRIVATE 0 $ 48, 000 $ 225, 000 375, 000 $ 400, 000 1, 048, 000 006 0000 300 02 19 FTA 5309 0 0 0 800, 000 $ 400, 000 61, 200, 000 RETT 0 $ 48, 000 $ 139, 026 320, 659 $ 197, 106 704, 791 $ 7, 154, 800 CROSS SUB- TOTALS 60 $ 228, 009 $ 684, 026 $ 3, 746, 669 $ 2A97, 108 0 7, 164, 800 CHECK C. PARKING REPLACED 8, 975, 566 2006 2007 2008 2009 2010 2011 TOTALS 1. EXPENDITURES: 023 ODDO 530 06 04 SOFT COSTS 0 $ 457, 652 $ 696, 477 1, 144, 129 1, 144, 129 0. 00% 40. 00% 60. 00% 0. 00% 100. 00% 023 0000 530 D6 29 HARD COSTS 4, 696, 856 $ 3, 132, 571 7, 831, 427 7, 831, 427 60. 00% 40. 00% 100. 00% $ 8, 975, 556 CROSS SUB- TOTALS 0 $ 457, 662 $ 688, 477 $ 4, 688, 866 $ 3, 132, 671 0 6, 975, 666 CHECK 2. FUNDING SOURCE: 2006 2007 2008 2009 2010 2011 TOTALS 023 ODDO 300 02 22 FTA 5311 0 $ 50, 000 0 500, 000 0 860, 000 023 0000 300 02 23EOTC 0 $ 150, 000 $ 300, 000 $ 1, 000, 000 $ 1, 037, 991 2, 487, 991 023 DO00 300 06 49 PRIVATE 0 $ 150, 000 $ 200, 000 450, 000 $ 450, 000 1, 250, 000 006 DODO 300 02 19 FTA 5309 0 0 0 $ 2, 200, 000 $ 1, 195, 000 3, 396, 000 RETT 0 $ 107, 652 $ 186, 477 548, 856 $ 449, 580 1, 292, 666 $ 8, 975, 556 CROSS SUB- TOTALS 0 $ 467, 662 $ 696, 477 $ 4, 098, 858 $ 3, 132, 671 0 8, 976, 666 CHECK m M m m WI r = m m m m m m m m r D. ROAD RELOCATION 2, 461, 867 2006 2007 2008 2009 2010 2011 TOTALS 1. EXPENDITURES: 023 0000 530 06 04 SOFT COSTS 0 $ 125, 527 $ 188, 291 313, 618 313, 818 0. 00% 40. 00% 60. 00% 0. 00% 100. 00% 023 0000 530 06 29 HARD COSTS 1, 268, 829 $ 859, 219 2, 148, 048 2, 148, 048 60. 00% 40. 00% 100. 00% $ 2, 461, 667 CROSS SUB- TOTALS 0 $ 125, 527 $ 188, 291 $ 1, 286, 829 $ 859, 218 0 2, 481, 807 CHECK 2. FUNDING SOURCE: 2006 2007 2008 2009 2010 2011 TOTALS 023 0000 300 02 22 FTA 5311 0 0 0 0 0 0 023 0000 300 02 23 EOTC 0 0 $ 50, 000 0 $ 400, 000 460, 800 023 0000 300 06 49 PRIVATE 0 $ 65, 000 $ 85, 000 650, 000 $ 215, 000 996, 000 006 0000 300 02 19 FTA 5309 0 0 0 0 0 0 RETT 0 $ 60, 527 $ 73, 291 638, 829 $ 244, 219 1, 016, 866 $ 2, 461, 866 CROSS SUB- TOTALS 0 $ 125, 627 $ 188, 291 $ 1, 286, 829 $ 868, 219 0 2, 481, 868 CHECK E. BUS STORAGE 7, 372, 778 1. EXPENDITURES: 2006 2007 2008 2008 2010 2011 TOTALS 023 0000 530 06 04 SOFT COSTS 0 $ 375, 928 $ 563, 892 939, 820 939, 820 O. 00% 40. 00% 60. 00% 0. 00% 100. 00% CROSS 023 0000 530 06 29 HARD COSTS 0 0 0 $ 2, 251, 535 $ 2, 181, 422 $ 2, 000, 000 6, 432, 968 CHECK 6, 432, 968 35. 00% 33. 91% 31. 09% 100. 00% $ 7, 372, 778 SU13- TOTALS 0 $ 375, 928 $ 583, 892 $ 2, 261, 635 $ 2, 181, 422 $ 2, 000, 000 7, 372, 778 2. FUNDING SOURCE: 2006 2007 2008 2009 2010 2011 TOTALS 023 0000 300 02 22 FTA 5311 0 0 0 $ 1, 000, 000 0 1, 000, 000 023 0000 300 02 23 EOTC 0 0 0 0 0 0 023 0000 300 06 49 PRIVATE 0 $ 180, 000 $ 250, 000 600, 000 $ 1, 757, 000 2, 787, 000 006 0000 300 02 19 FTA 5309 0 0 0 0 $ 405, 000 $ 2, 000, 000 2, 405, 000 CHECK RETT 0 $ 195, 928 $ 313, 892 651, 535 $ 19, 423 1, 180, 778 $ 7, 372, 778 SUB- TOTALS 0 $ 375, 928 $ 663, 892 $ 2, 261, 536 $ 2, 181, 423 $ 2, 000, 000 7, 372, 778 M , r TRANSPORTATION DEPARTMENT Exhibit 11 9/ 8/ 2006 WEST VILLAGE REDEVELOPMENT: TRANSPORTATION ELEMENTS ORIGINAL LIST OF JOINT DEVELOPMENT- TRANSPORTATION ELEMENTS. THE COST PROJECTIONS WERE BASED ON GENERAL INFORMATION AVAILABLE. COST ORIGINAL % OF ELEMENTS: ESTIMATE ER VIEW PROJECT 1. TRANSIT PLAZA IN 2000 DESIGN 4, 480, 000 OCT. 2000 22. 12% 2. PARKING STRUCTURE IN 2000 DESIGN - NET NEW PARKING 180 SPACES 7, 000, 000 OCT. 2000 34. 57% 434 TOTAL PARKING SPACES- ALTERNATIVE Q. THIS BUDGET IS FOR EXISTING PARKING DISPLACED, ROUGHLY 240 SPACES 0$ 29, 167 PER. 3. SNOWMELT ROAD RELOCATION 1, 920, 000 OCT. 2000 9. 48% CUT THROUGH LOT 3 TO OUTSIDE OF PARKING LOTS 4. PEDESTRIAN LEVEL ACCESS 750, 000 OCT. 2000 3. 70% SUB TOTAL 14, 150, 000 OCT. 2000 69. 88% 5. IMPROVE FREIGHT DELIVERY 0 2006 0. 00% TOWN' S GARAGE SPACE IN BOTTOM OF GATEWAY BUILDING 6. RELOCATION OF TOWN' S TRANSIT VEHICLES TO STRUCTURE UNDER MALL $ 5, 750, 000 1995 28. 40% CONTAINED SOME OFFICE SPACE: 32, 000SF @ $ 180/ SF LESS OFFICE, 7. TRANSPORTATION OFFICE 1, 200 SQ FT X$ 2921SF 350, 000 2002 1. 73% SPACE DEPENDS ON NUMBER OF ACTIVITIES IN DESIGN ELEMENTS TOTAL JOINT DEVELOPMENT PROJECT CONSTRUCTION COST 20, 250, 000 100. 00% TOWN OF SNOWMASS VILLAGE-TRANSPORTATION DEPARTMENT Exhibit 12 7-SOP-06 MALL TRANSIT STATION PROJECT The Town of Snowmass Village(TOSV)has been studying transportation problems in the existing commercial area,known as West Village,for a long time.The community began working on a new West Village Revitalization Plan(WVRP)to address the transportation and pedestrian problems,while encouraging redevelopment of the oldest proper ies in the community.The key component or the WVRP la"s construction of a new transit station that consolkWes the local and regional transportation systems in one location.The goal reconfigurationistoenhancethetransitstationandimprovecirculationthrough:the of the road network,conscidation of the existing parking and separating pedestrian circulation from auto traffic.This will improve the public safety,the efficiency oftransit and pedestrian circulation.On April 17,2008 the TOSV Council agreed to study a Joint Development Pmject with the private sector under the Federal Transit Administration guidelines for Transit Oriented Development(TOD.)Through collaboration on the Joint Development project,we plan to achieve the Improvements.This is a summary ofthe planning funds required for the project. PERLIMINARV CAPITAL COST PROJECTIONS ON CONCEPTUAL PLAN: 1 Transit Station:Including Road Realignment,Parking Structure(ReplaeementJ 14,500,000 Pedestrian Connections,and Ofics.(Parking$7.OM,Office$0.35M, Road$1.9M,Transit Station$4.5M,If Pedestrian$0.75M.) 2 Tmn sft Bus Storage Facility(32,000 sq It @$180Isq ft.) 5,750,000 TOTAL TRANSPORTATION IMPROVEMENTS=20,260,000 SOFT COST PROJECTIONS: 1 Environmental Study:NEPA If EIS 110,000 2 Soils(Testing 42.000 3 Architectural @ 6% 1,200,000 4 Engineering @ 4%810,000 5 Sub-ConsuBams(Route Study 6 Fare Structure) 80,000 6 Financial Package 50,000 7 Public Outreach 10,000 8 Attorney Fees 50.000 9 TOSV Administration(Land Use,Planning&Administration) 110,000 10 Appraisals(Land Value S Revenue Analysis) 35,000 11 Urban Innovations Fee 80,000 12 Marketing Study 10,000 13 Survey Mapping 15,000 14 Traffic Study 18,000 15 Zoning Guidelines 75,000 TOTAL SOFT COST= 2,726,000 13.46% TOTAL PROJECTCOSTS= 22,976,000 INFLATION OF CONSTRUCTION COSTS TO 2009= 3,240,000 1 14.10% PROJECT COST ON COMPLETION IN 2011= 26,216,000 TRANSPORTATION DEPARTMENT Exhibit 13 7- Sep- 06 WEST VILLAGE REDEVELOPMENT: TRANSPORTATION PROJECT JOINT DEVELOPMENT PROJECT ELEMENTS CONSOLIDATED INTO CORE PROGRAMS. PLANNING& DESIGN LINE ADDED FOR DETERMINATION OF FEASIBILITY OF PROJECT. SOFT COSTS AND CONSTRUCTION COST BY ELEMENT PER FINANCE 1. PLANNING & DESIGN: DETERMINE SCOPE& COST 250, 000 2. TRANSIT STATION, PEDESTRIAN CONNECTION & OFFICE 7, 164, 800 3. PARKING STRUCTURE BASED ON 2000 DESIGN: EXISTING PARKING DISPLACED, ROUGHLY 240 SPACES @$ 28, 250 PER. 8, 975, 556 4. SNOWMELT ROAD RELOCATION CUT THROUGH LOT 3 TO OUTSIDE OF PARKING LOTS 2, 461, 867 5. PEDESTRIAN LEVEL ACCESS 0 6. IMPROVE FREIGHT DELIVERY TOWN' S GARAGE SPACE IN BOTTOM OF GATEWAY BUILDING 0 7. RELOCATION OF TOWN' S TRANSIT VEHICLES TO STRUCTURE UNDER MALL 7, 372, 778 8. TRANSPORTATION OFFICE 1, 200 SO FT X$ 2901FOOT SPACE DEPENDS ON NUMBER OF ACTIVITIES IN DESIGN ELEMENTS 0 TOTAL PROJECT ELEMENTS COST= 26, 215, 000 A Summary Appraisal Report Estimating the Market Value of Six Parcels Located in the Town of Snowmass Village, Pitkin County, Colorado Parcel 1 - Parldng Lots Upper 1/i of Lot 3 & All of Lots 4, 5 & 6 Parcel 2 - RFrA Transit Plaza Parcel 3 - Parldng Lots 7, 8 & 9 Parcel 4 - Snowmass Village Transit Center & Daly Lane Right of Way Parcel 5 - Parcel C, Unit T— Gateway Center Parcel 6—Elbert Lane Right of Way Prepared at the Request of i David Peckler Town of Snowmass Village 51-A Elbert Lane Snowmass Village, CO 81615 Effective Date of Appraisal December 29, 2006 Date of Appraisal Report March 8, 2007 1 Appraised By Dave Ritter, MSA The Appraisal Office - Aspen, Ltd 210 South Galena Street Suite 29 Aspen, CO 81611 1 1 Letter of Transmittal The Appraisal Office -Aspen, Ltd 210 S Galena St Ste 29 Aspen, Colorado 81611 Phone (970) 920-1002 Fax (970) 925-3603 Real Estate Appraisals-Feasibility Studies-Investment Analysis-Consultation Services March 8, 2007 David Peckler Town of Snowmass Village 51-A Elbert Lane Snowmass Village, CO 81615 RE: Estimation of Market Value of 6 parcels located in the Town of Snowmass Village Based upon Current As Is—Current Use and the As If—Potential Future Alternative Uses based upon Hypothetical Conditions as well as Assumptions and Extraordinary Assumptions as described in the body of this report. Dear Mr. Peckler: Pursuant to your request, I herewith submit for your review this appraisal report. The purpose of this t appraisal report is to estimate the Market Value of the fee simple estate interest in the subject properties based upon their current use - As Is and their Market Value alternative uses based upon Hypothetical Conditions as well as Assumptions and Extraordinary Assumptions -As If as described in the body of this t appraisal report. The definitions of Hypothetical Conditions,Assumptions, Extraordinary Assumptions, Market Value and ot4ehr relevant definitions can be found in the body of this appraisal report titled Pertinent Definitions. A physical description of the property is contained in the body of the appraisal report. The methods I have used in arriving at the value conclusion and all pertinent supporting data gathered in my investigation are included in this report. Please pay special attention to the sections entitled Assumptions, Contingent and Limiting Conditions, Assumptions and Scope of the Assignment. This section discusses more fully the types and sources of data used and the potential limitation of the analyses contained herein. The body of this appraisal report contains 39 pages. The addendums to this appraisal report contain a total of 59 pages. This report is not complete without all of them. I certify that I have physically inspected the property and personally assembled all the data in support of this estimate of value. I further certify that I have no present or contemplated future interest in this property beyond this estimate of value. This report has been made in conformity with the Uniform Standards of Professional Appraisal Practice (USPAP) and the Code of Ethics of the Al, the IRWA, the IAAO and the NAMA. 2 Final Estimate of Market Value As Is The As Is Valuation was based upon existing conditions. After considering all of the information and analysis in this report, I arrived at a final estimate of market t value for the subject properties based upon their currant use i.e. As Is. As of the effective date of appraisal, I concluded that the market value of the properties As Is was: Parcel 1; Two Million Five Hundred Fifty Thousand Dollars 2,550,000.00) Parcel 2; One Million Two Hundred Fifty Thousand Dollars 1,250,000.00) Parcel 3; Three Million Three Hundred Fifty Thousand Dollars 3,350,000.00) Parcel 4; Five Million One Hundred Thousand Dollars 5,100,000.00) Parcel 5; One Million Five Hundred Fifty Thousand Dollars 1,550,000.00) Parcel 6; Nine Hundred Fifty Thousand Dollars 950,000.00) This appraisal report is subject to Assumptions, Certification, Contingent, Limiting Conditions and General Underlying Assumptions and Scope of Assignment contained herein. There is not sufficient current market data on which to base an estimate of marketing time for the subject because few parking lots and street have been offered for sale in recent years. Respectfully submitted, ve Ritt r, The body of this appraisal report contains 39 pages. The addendums to this appraisal report contain a total of 59 pages. This report is not complete without all of them. 3 1 Final Estimate of Market Value -As IF The As If valuation was based upon hypothetical conditions which are contrary to what exists but is supposed for the purpose of analysis. After considering all of the information and analysis in this report, I arrived at a final estimate of market value for the subject properties based upon their currant use i.e. As If. As of the effective date of appraisal, I concluded that the market value of the properties As If was: Parcel 1; Twelve Million Six Hundred Thousand Dollars 12,600,000.00) Parcel 2; Six Million One Hundred Fifty Thousand Dollars 6,150,000.00) Parcel 3; Sixteen Million Seven Hundred Thousand Dollars 16,700,000.00) Parcel 4; Twenty-Five Million Seven Hundred Thousand Dollars 25,700,000.00) Parcel 5; Three Million Nine Hundred Thousand Dollars 3,900,000.00) Parcel 6; Four Million Seven Hundred Fifty Thousand Dollars 4,750,000.00) Since this is a fluid process and until the Project Profile is determined,which is provided in Phase 3 by Urban Innovations this appraisal is based upon certain assumptions which are discussed throughout this appraisal report. When Phase 3 has been finalized my conclusions of market value for the subject properties may change. This appraisal report is subject to Hypothetical Conditions, Extraordinary Assumptions,Assumptions Certification, Contingent, Limiting Conditions and General Underlying Assumptions and Scope of Assignment contained herein. There is not sufficient current market data on which to base an estimate of marketing time for the subject because few developmental properties have been offered for sale in recent years. However, at the appraised value, it is my opinion that the subject would likely sell within 12 to 24 months. This assumes there are no changes in market conditions. Respectfully submitted, Dave Ritter,MSA The body of this appraisal report contains 39 pages. The addendums to this appraisal report contain a total of 59 pages. This report is not complete without all of them. 4 Table of Contents ADDENDUM....................................................................................................................................................................................6 EXISTINGPROGRAM...................................................................................................................................................................6 OPTION MENUCERTIFICATION...............................................................................................................................................6 CERTIFICATION...........................................................................................................................................................................7 CONTINGENT,LIMITING CONDITIONS AND GENERAL UNDERLYING ASSUMPTIONS............ 8 ASSUMPTIONS............................................................................................................................................................................10 PERTINENTDEFINTI'IONS.......................................................................................................................................................11 ABBREVIATIONS................................................................................................................................................................ 13 USPAP COMPETENCY REQUIREMENT.................................................................. .13 COPYRIGHT NOTICE.................................................................................................................................... 13 PURPOSE OF APPRAISAL,.,..,.., 13 PROPERTY RIGHTS APPRAISED........................................................................................................................ 13 tFUNCTION OR USE OF APPRAISAL REPORT................................................................................................ 13 EFFECTIVEDATE OF APPRAISAL....................................................................................................................... 13 CLIENT RELATIONSHIP.................................................................................................................... 13 SCOPEOF THE ASSIGNMENT........................................................................................... 14 IDENTIFICATION OF SUBJECT PROPERTIES.......................... 15 PROPERTY TAXES............................................................................................. 15 SALESHISTORY......................................................................................................15 LISTING HISTORY................................................................................................. 16 PERSONALTY..................................................................................................................... 16 AREA ANALYSIS......................................................................................................... 16 SITE ANALYSIS....................................................................................................... 21 UNITS OF COMPARISON..................................................................................... 24 AS IS ANALYSIS........................................................................................................... 24 HIGHEST AND BEST USE-AS IS........................................................................ 25 CONCLUSION................................................................................................ ASIF ANALYSIS.......................................................................................................... 25 HIGHEST AND BEST USE—AS IF................................................... . 26 s 1 CONCLUSION...............................................................................................................................................................................26 THE APPROACH TO VALUE...................................................................................................................................................27 VALUATION—AS IS...................................................................................................................................................................27 TUECOST APPROACH—AS IS......................................................................................................................................................27 Conclusion of Value Estimate—Cost Approach—As Is........................................................................................................27 TIIEINCOME APPROACH-AS Is.................................................................................................................................................27 Conclusion ofMarket Value—Income Approach—Asis......................................................................................................31 MARKETAPPROACH-AS Is........................................................................................................................................................32 Conclusion ofMarket Value—Market Approach—As Is............................................................................... ............. 32 RECONCILIATION OFTIIE APPROACHES—AS IS...........................................................................................................................32 FINAL ESTIMATE OF MARKET VALUE-AS IS.................................................................................................................33 VALUATION—AS IF...................................................................................................................................................................34 TIIE COST APPROACH—AS IF......................................................................................................................................................35 Conclusion of Value Estimate—Cost Approach—As If.. 35 THEINCOME APPROACH-AS IF.................................................................................................................................................35 Conclusion of Value Estimate—Income Approach—A,r/f...................... . .. .. . . .............. 35 MARKET SALES COMPARISON APPROACH—AS IF...35 Conclusion of Value Estimate—Market Sales Comparison Approach..... . 37 RECONCILIATION WME APPROACHES—AS IF...........................................................................................................................38 FINAL ESTIMATE OF MARKET VALUE-AS IF.................................................................................................................39 Addendum Existing Program Option Menu 1 6 Certification I hereby certify that: 1. The statements of fact contained in this report are assumed to be true and correct. 2. The reported analyses, opinions, and conclusions are limited only by the assumptions and limiting conditions contained herein and are my personal, unbiased,professional analyses, opinions, and conclusions. 3. I have no present or prospective interest in the property that is the subject of this report and I have no personal interest or bias with respect to the parties involved. 4. Neither my engagement nor my compensation has been contingent upon an action or event resulting from the analyses, opinions, or conclusions in, or the use of, this report. 5. Neither my engagement nor my compensation has been contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event. 6. My analyses, opinions, and conclusions were developed and this report has been prepared in conformity with the requirements of the Code of Professional Ethics of the Appraisal Institute and the Uniform Standards of Professional Appraisal Practice. 7. This appraisal assignment was not based on a requested minimum valuation, a specific valuation, or the approval of a loan. 8. I have made a personal inspection of the subject properties. 9. The use of this report is subject to the requirements of the State of Colorado, Board of Real Estate Appraisal Division of Real Estate, the Al, the IRWA, the IAAO and the NAMA relating to review by its duly authorized representatives. 10. Mark Chapin, Tyler Dustman, Lyn and Dan Ewert, Alex Kovacs, Dean Paauw, and Conrad Rauth are all real estate appraisers that are knowledgeable regarding the appraisal of properties located in ski resort communities in Colorado and surrounded states that have provided technical assistance to the appraiser signing this report. Dave Ritter, MSA t Contingent, Limiting Conditions and General Underlying Assumptions 1. The subject property legal description provided to me and contained in this report is assumed to be the subject property. 2. The survey of the subject property provided to the appraiser is assumed to represent the subject property correctly. The appraiser assumes no responsibility in connection with the survey's correctness. 3. No responsibility is assumed for matters of a legal nature affecting title to the property nor is an opinion of title rendered. The title is assumed to be good and marketable. 4. Information furnished by others is assumed to be true, correct, and reliable. A reasonable effort has been made to verify such information; however, the appraiser assumes no responsibility for its accuracy. 5. All mortgages, liens, encumbrances, leases, and servitudes have been disregarded unless otherwise specified within the report. The property is appraised as though under responsible ownership and competent management. 6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil or structures, which would render them more or less valuable. No responsibility is assumed for such conditions or for the engineering knowledge,which may be required to discover such factors. 7. Full compliance with all applicable federal, state, and local environmental regulations and laws is assumed unless noncompliance is stated, defined and considered in the appraisal report. 8. Full compliance with all applicable zoning and use regulations and restrictions is assumed unless nonconformity has been stated, defined and considered in the appraisal report. 9. It is assumed that all required licenses, consents, or other legislative or administrative authority from any local, state, or national governmental or private entity or organization have been or can be obtained or renewed for any use on which the value estimate contained in this report is based. 10. It is assumed that the utilization of the land and improvements is within the boundaries of the property lines of the property described and that there is no encroachment or trespass unless noted within the report. 11. The appraiser will not be required to give testimony or appear in court because of having made this appraisal, with reference to the property in question, unless arrangements have been previously made. 12. Neither all not any part of the contents of this report, or a copy thereof, shall be conveyed to the public through advertising, public relations, news, sales or any other media without written consent and approval of the appraiser. Nor shall the appraiser, firm, or professional organization of which the appraiser is a member be identified without written consent of the appraiser. a 13. Environmental Disclaimer: The value estimated in this report is based on the assumption that the property is not negatively affected by the existence of hazardous substances or detrimental environmental conditions. The appraiser is not an expert in the identification of hazardous substances or detrimental environmental conditions. While the subject property consist of a mining claim, and the appraiser's routine inspection of and inquiries about the subject property did not develop any information that indicated any apparent significant hazardous substances or detrimental environmental conditions which would affect the property negatively, it is possible that tests and inspections made by a qualified hazardous substance and environmental expert would reveal the existence of hazardous materials and environmental conditions on or around the property that would negatively affect their value. Thus, if the client wishes to be certain as to the condition of the subject property with respect to environmental hazards, she/he should have an expert in the field inspect the property. It should thus be noted that this appraisal does not constitute an expert inspection of the property with regard to hazardous substances or detrimental environmental conditions and it should not be relied upon to determine whether or not environmental hazards actually exist on the subject property. 14. ADA Disclaimer as property exists at time of appraisal: Since I am not an expert in this field it is my recommendation that an expert be retained to determine if the subject properties meets all ADA requirements. If the subject properties do not compliance with ADA the cost of compliancy could be substantial at some point in the future. The valuation herein does not take into account any such contingent liability. Dave Ritte , 6SA 9 Assumptions 1. Since the revitalization and redevelopment of West Village is a fluid process and only until the Project Profile is determined as provided in Phase 3 by Urban Innovations this appraisal will be based upon certain Assumptions, Extraordinary Assumptions and Hypothetical Conditions. When Phase 3 has been finalized my conclusions of market values for the subject properties may change based upon final approvals. 2. This appraisal is based upon the Hypothetical Conditions that The Town of Snowmass Village Colorado a Colorado Municipality is the lawful owner of all of the subject properties. 3. Portions of this appraisal will be based upon the Hypothetical Condition that redevelopment approvals for West Village had been granted based upon West Village Revitalization documents provided to me by The Town of Snowmass Village which can be found in the addendum to this appraisal report. 4. Since I was not provided with a recent survey of the subject properties this appraisal is based upon the Extraordinary Assumption that the physical size as stated in this appraisal report for each of the parcels is correct. 5. Since I was not provided recent title insurance policy for any of the subject properties this appraisal is based upon the extraordinary assumption that there are no adverse easements or encumbrances which would obstruct the redevelopment of the subject properties based upon the West Village Revitalization Option Menu found in the addendum to this report 6. The As If valuation is based upon the extraordinary assumption/hypothetical condition that the subject properties are unencumbered by declarent rights or other deed restricts which limit the potential uses of the properties. 7. It is noted that some of the comparable sales are improved and generate income. In cases like this normally one would subtracted from the sales price the present worth of anticipated cash flows as well as adding the cost of obtaining redevelopment approvals and razing the improvements from the sales price to arrive at the net adjusted sales price. However after repeated fruitless attempts to obtain this information I have come to the conclusion that this appraisal will be based upon the extraordinary assumption that the cost of obtaining approvals and razing the improvements will be offset by the present worth of income derived from rent during the time it takes to obtain redevelopment approvals. Dave Ritter, t 10 Pertinent Definitions Appraisal n)The act or process of developing an opinion of value; an opinion of value. Adj) Of or pertaining to appraising and related functions such as appraisal practice or appraisal service. (Source: The Dictionary of Real Estate Appraisal, Fourth Edition,Appraisal Institute, 2002 page 14—USPAP, 2002 Ed.) Arm's Length Transaction A transaction between unrelated parties under no duress (Source: The Dictionary of Real Estate Appraisal, Fourth Edition, Appraisal Institute, 2002, page 18) Assemblage The combining of two or more parcels, usually but not necessarily contiguous, into one ownership or use; the process that creates plottage value (Source: The Dictionary of Real Estate Appraisal, Fourth Edition, Appraisal Institute, 2002, page 19) Assumption That which is taken to be true (Source USPAP, 2006, page 2) Extraordinary Assumption An assumption, directly related to a specific assignment which if found to be false could alter the appraiser's opinions or conclusions. Comment; Extraordinary assumptions presume as fact otherwise uncertain information about the physical, legal or economic character of the subject properties such as market conditions or trends; or about the integrity of data used in an analysis. (Source USPAP, 2006,page 3) Fee Simple Estate Interest A Fee Simple Estate is: "An interest in land that, being the broadest property interest allowed by law, endures until the current owner dies without heirs. An estate of infinite or potentially infinite duration" (Source: Black's Law Dictionary, Abridged Seventh Edition, West Group, 2000, pp. 499- 500) A Fee Simple Estate is: "Absolute ownership unencumbered by any other interest or estate subject only to the limitations imposed by governmental powers of taxation,eminent domain,police powers, and escheat" (Source: The Dictionary of Real Estate Appraisal, Fourth Edition, Appraisal Institute, 2002,page 113) Functional Obsolescence An element of depreciation resulting from deficiencies or superadequacies in the structure (Source: The Dictionary of Real Estate Appraisal, Fourth Edition, Appraisal Institute, 2002, page 122) Highest and Best Use The Highest and Best Use of a Property is: The reasonably probable and legal use of vacant land or improved property, which is physically possible, appropriately supported, financially feasible, and results in the highest value. The four criteria the highest and best use must meet are legally permissibility, physically possibility,financial feasibility and maximum productivity. (Source: The Dictionary of Real Estate Appraisal, Fourth Edition,Appraisal Institute, 2002, page 135 Hypothetical Condition That which is contrary to what exists but is supposed for the purpose of analysis Comment; Hypothetical conditions assume conditions contrary to known facts about physical, legal or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in the analysis(Source USPAP, 2005, page 3) Leased Fee Estate Interest A Leased Fee Interest is: "An ownership interest held by a landlord with the right of use and occupancy conveyed by lease to others; the rights of lessor (the leased fee owner)and the leased fee are specified by contract terms contained within the lease." (Source: The Dictionary of Real Estate Appraisal, Fourth Edition, Appraisal Institute, 2002, page 161) Market Value A type of value, stated as an opinion, that presumes the transfer of a property (i.e., a right of ownership or a bundle of such rights), as of a certain date, under specific conditions set forth in the definition of the term identified by the appraiser as applicable in an appraisal. Comment: Forming an opinion of market value is the purpose of many appraisal assignments, particularly when the client's intended use includes more than one intended user. The conditions included in market value definitions establish market perspectives for the development of the opinion. These conditions may vary from definition to definition but generally fall into three categories; the relationship, knowledge and motivation of the parties (i.e., seller and buyer) the terms of sale(e.g. cash,cash equivalent, or other terms; and the conditions of sale (e.g., exposure in a competitive market for reasonable time prior to sale (Source USPAP, 2005, page 3) Planned Unit Development (PUD) A type of residential,commercial and J or industrial land development in which buildings are cluster or set on lots that are smaller than usual and large Open Park like areas are included within the development Individual properties are owned in fee with joint ownerships of open areas or if local law requires open areas are deeded to the city. (Source: The Dictionary of Real Estate Appraisal, Fourth Edition, Appraisal Institute, 2002,page 214) Plottage The increment of value created when two or more sites are combined to produce greater utility. Source: The Dictionary of Real Estate Appraisal, Fourth Edition,Appraisal Institute, 2002, page 214) Real Estate Physical land and appurtenance attached to the land, e.g. structures. An identified parcel or tract of land, including improvements, if any. (Source: The Dictionary of Real Estate Appraisal, Fourth Edition,Appraisal Institute, 2002 page 232) 12 Abbreviations AF: Appraisal Foundation Al: Appraisal Institute FAR: Floor Area Ratio GI.A: Gross Living Area MAO: International Association of Assessing Officers IRWA: International Right of Way Association MSA: Master Senior Appraiser- NAMA Appraisal Designation NAMA: National Association of Master Appraisers RFTA: Roaring Fork Transit Authority ROW: Right of Way USPAP: Uniform Standards of Professional Appraisal Practice USPAP Competency Requirement Based upon the my professional real estate appraisal education, my level of appraisal licensure, Certificated General State of Colorado; my appraisal background and appraisal experience,both in the type of property being appraised as well as the economic neighborhood of the property being appraised and my memberships in various professional appraisal organizations and my designation establish that I have the knowledge, experience and credentials necessary to complete this appraisal assignment. Copyright Notice Possession of this report or copy thereof does not carry with it the right of publication or reproduction, nor may it be used for any purpose whatsoever by any but the appraisal client,without the previous written consent of the appraiser and the appraisal client, and in the case of any such event only with the proper qualifications. Please note that all of the contents of this report are copyrighted. Purpose of Appraisal The purpose of this appraisal is to estimate the Market Value of the fee simple interest in the subject properties As Is, current uses and alternative uses based upon Hypothetical Conditions as well as Assumptions and Extraordinary Assumptions -As If. Property Rights Appraised The property right appraised was the Fee Simple Estate Interest. Function or Use ofAppraisal Report It is my understanding that the function or use of the reports is reportedly in connection with finalizing a study of area properties with potential to be utilized as the site of a The Town of Snowmass Village owned transit center. Effective Date of Appraisal The date as of which this estimate of value applies is December 29, 2006. Client Relationship This appraisal report has been prepared for the exclusive benefit The Town of Snowmass Village Transportation Department, my client. It may not be used or relied upon by any other party, regardless of whether that other party pays the appraisal fee, either directly or indirectly. Any party who uses or relies upon any information in this report without the preparer's written consent does so at his or her own risk. 13 Scope of the Assignment The As Is Valuation was based upon existing conditions. The As If Valuation was based upon hypothetical conditions which are contrary to what exists but is supposed for the purpose of the As If analysis. This is a summary appraisal report which conforms to my understanding of USPAP standards. The Scope of this appraisal is to estimate the Market Value (as defined) of the subject properties, described herein, based upon their current use, As Is, and potential use, As If, utilizing—as applicable—the standard appraisal process considers all three approaches to value: the Cost Approach, the Direct Sales Comparison or Market)Approach, and the Income Approach however not all three approach will be applicable for estimating the market value of each of the subject properties. In estimating the As Is market value of Subject Parcels 1, 3 and 5 the income approach was deemed applicable. In estimating the As Is market value of Subject Parcels 1, 2, 3, 4 and 6 the market approach was deemed applicable. In estimating the As If market value of the Subject Parcels the Market, or Sales Comparison,Approach was deemed the only applicable approach. Since the revitalization and redevelopment of West Village is a fluid process and only until the Project Profile is determined as provided in Phase 3 by Urban Innovations this appraisal will be based upon certain Assumptions, Extraordinary Assumptions and Hypothetical Conditions. When Phase 3 has been finalized my conclusions of market values for the subject properties may change based upon final approvals. Information pertaining to the subject properties was obtained through a physical on-site inspection completed by the appraiser, conversations with knowledgeable parties involved in the subject, comparable sales transactions, and from county records. Market data was derived from the local Multiple Listing Service and the Pitkin County Assessors Office and Pitkin County Clerk and Recorder's office as well as the other real estate appraisers named in the Certification Section of this appraisal report. Flood maps are from FEMA, prepared for the area where the subject is located and included in this report if available and applicable. Additional sources include but are not limited to interviews with local real estate brokers and developers, land planners, real estate attorneys, prior appraisals completed by myself and the like. This Complete Appraisal leading to a Summary Report was done according to USPAP(Uniform Standards of Professional Appraisal Practice) Standards of the Appraisal Foundation. This is a summary report which is intended to comply with the reporting requirements set forth under Standards Rule 2 of the Uniform Standards of Professional Appraisal Practice for a summary appraisal report. A summary report does not present all of the discussions of the data, reasoning, and analyses that were used in the appraisal process to develop the appraiser's opinion of value. The supporting documentation concerning the data, reasoning, and analyses will be retained in the appraiser's file. The depth of discussion in this report is specific to the needs of the client and for the intended use stated in the purpose of the appraisal below. The appraiser is not responsible for the unauthorized use of this report. The property was physically inspected on December 29, 2006. The report preparation was over a period from December 12, 2006 through March 2, 2007 14 Identification of Subject properties Property 1 Public Parking 1/2 of Lot 3 and all of Lots 4, 5 & 6 Property 2 RFTA Transit Station Property 3 Public Parking Lots 7, 8 & 9 Property 4 Snowmass Village Transit Center and ROW - Daly Lane Property 5 Gateway Building Parcel C Unit T Property 6 Road ROW - Elbert Lane Location The subject properties are all located adjacent to the pedestrian mall area of Snowmass Village, Colorado known as West Village. Legal Description Parcels 1, 2, 3, 4 and 6 legal descriptions shall be determined by survey. Parcel 5; Parcel C Unit T - Described as Lower Level Garage See addendum for narrative description of subject properties. Owner of Record The Town of Snowmass Village Colorado a Colorado Municipality This appraisal is based upon that extraordinary assumption that The Town of Snowmass Village Colorado a Colorado Municipality is the lawful owner of all of the subject properties. Parcel Numbers and Account Numbers The Pitkin County Assessor only lists two of the subject parcels in his inventory. Property Parcel Number Account Number Town of Snowmass Village Transit Plaza 2733 242 23 852 R014121 Gateway Building Parcel C Unit T 2733 024 15 851 R014119 Census Tract Number 08 097 0001.00 Map Number Not Mapped Property Taxes The subject properties are owned by The Town of Snowmass Village. They are not subject to property taxation or special assessments Sales History To the best of the appraiser's knowledge, no ownership transfers of the subject properties have occurred during the past five years. 15 Listing History According to the Aspen Multiple Listing Service the subject properties have not been listed for sale during the past 12 months. Personalty No personal property is included in the value estimate. Area Analysis Brief Historical Background of the Aspen Area Archaeologists recently discovered that ancient people made their homes in the mountains near Aspen, Colorado 8,000 years ago. Ute Indian tradition says that these Shining Mountains have always been their homeland. First silver and later near perfect snow conditions enticed more recent settlers to the Roaring Fork Valley. Leadville was the second largest city in Colorado in 1879, when prospectors from Gothic and Leadville crossed the Continental Divide into the Ute's summer hunting territory to discover one of the richest silver lodes the world had ever known. They named their Camp Ute City, but by spring the name had been changed to Aspen. Many mining camps were temporary settlements. Aspen had the winning combination of rich silver ores, two competing railroads and ample investment from wealthy Victorian capitalists such as Jerome B Wheeler, President of Macy's Department Store and Cincinnati lawyer and businessman David Hyman. Aspen quickly became an urban, industrialized community with impressive architecture, leaving Independence, Ashcroft, Ruby and other camps to become ghost towns. By 1891 the production of Aspen's silver fields had surpassed even rival Leadville, making it the nation's largest single silver producing mining district. By 1893 Aspen's 12,000 residents had six newspapers, two theaters, an opera house and a very small brothel district. Aspen's fortunes fell with the U.S. Government's repeal if the Sherman Silver Act and the return of the gold standard in 1893. Ironically, one if the largest nuggets of native silver ever found was mined in 1894 in Aspen weighting in at almost 2,200 pounds. With minimal commercial silver markets Aspen survived as a rural county seat and ranching center as mining declined. Just 700 people called Aspen home in 1935 when international outdoorsmen came to the Roaring Fork Valley in search of the ideal location for a ski report. They hired the famous Swiss avalanche expert Andre' Roch to develop a ski area based in the ghost town of Ashcroft but had to cancel their plans with the outbreak of World War II. Meanwhile Andre Roch and the enthusiastic Aspen Ski Club cut a race course on Aspen Mountain served by a"Boat Tow"—two massive sleds pulled up the hill by an old mine hoist and a gas motor. While plans for a ski resort were delayed by the War later ski development was actually enhanced by the presences of the Army's 1 oth Mountain Division training in nearby Camp Hale. Many soldiers skied in Aspen while on leave and some including Austrian Friedl Pfeifer planned to return in peace time. Pfeifer teamed up with Chicago industrialist Walter Paepcke and his art patron wife Elizabeth. The Paepckes were interested in t3he community's potential as a summertime cultural center; Pfeifer hoped to build a ski resort on a par with Europe's best. In 1947 Aspen Mountain opened with the world's longest ski lift. In 1949 Paepcke with the University of Chicago masterminded the Goethe Bicentennial Convocation in Aspen celebrating the great humanist's 200the birthday with international leaders, artists and musicians. Aspen's role as a cultural center was assumed by the music, art, dance, theater and international studies program which developed for the Convocation. The very next years Aspen became the first ski report in America to host an international competition precursor to today's World Cup Races. 16 Three more mountains—Buttermilk(1958), Aspen Highlands (1958) and Snowmass (1968)—added to Aspen's reputation as a premiere international resort and Aspen flourished in summertime with the combination of climate,recreation,history and culture. The unanticipated growth of an appealing community based on world class skiing and culture spurred a concerned local population to turn to zoning and later to adopt controversial growth control measures. From hunting territory to mining city through the"Quiet Years"as an agricultural center to the present the history of Aspen is a story of a town of changing economic with a distinct mix of locals and visitors, recreation and culture, landscape and sport. Source; Aspen Historical Society September 6, 2006 Brief Historical Background of the Snowmass Village Area The first European/non-natives explored the Elk Mountains as early as 1853 during the Gunnison Survey, but it wasn't until the Hayden Survey in the 1870s that the prominent peaks visible from Snowmass were named. Mt Daly with its famous white stripe is named after the then-president of the National Geographic Society, Augustus Daly,while distinctive, triangular Capitol Peak paid tribute to the Washington, D.C., building. The mountain after which Snowmass is named, which actually is located in the next drainage over, was renamed from the Ute's preference for"Cold Woman" because the mountain often was enshrouded in clouds and believed to cause bad weather to "Snow Mass"because of the abundant snow between its two summits. While there is some evidence of exploratory digging by prospectors in Brush Creek Valley, the land proved to be more conducive to ranching interests. By the 1880s the Utes had been banished from the valley, although rumor has it that the Big Bum area on Mt. Baldy was formed either by lightning, by Utes trying to discourage settlers from trespassing, or the other way around, or by settlers trying to clear the land. Eventually between 11 and 19 ranches running sheep and cattle would occupy the Brush Creek Valley. Sam's Knob, for instance, is named after rancher Sam Stapleton who used to run sheep up on the mountain. His family's camp was located at the current Divide parking lot in Snowmass. Katherine Jensen Lindvig, also known as the, Cattle Queen of Snowmass, ranched a 640-acre parcel just over the hill in what today is called Old Snowmass. One of the most prominent ranchers, Charles Hoaglund, immigrated with his family from Sweden to Aspen just in time for the silver crash,and he was hired to close down Aspen's Smuggler mine. When he padlocked the doors for good in 1910, he and his family took their wagon over Owl Creek Road and acquired land in Brush Creek to raise cattle, sheep, wheat and hay. Hoaglund built his house and outbuildings out of timbers from the nearby hillside, and today several buildings including the main house have been incorporated into the renowned Anderson Ranch Arts Center. According to former Anderson Ranch Director of Communications Jeremy Swanson, Hoaglund always intended his home to be a place for the Brush Creek community to gather, and he even built his home's second story with windows large enough to haul a piano up through so that community celebrations could take place there. Life in Snowmass wasn't easy and included such drudgery as hauling water up from the creek to wash clothes or making the three-hour roundtrip wagon ride each Saturday to sell butter and eggs in Aspen. Hoaglund's daughter Hildur was raised on the ranch as well, and she lived there for over 40 years. Hildur attended the community's one-room school house which was then called the Brush Creek Frontier School and today is known as The Little Red Schoolhouse. The schoolhouse celebrated its centennial in 1994 and still functions as an early childhood learning center today. Hildur eventually even taught at the school herself and was known as a talented musician and accordion player. She married Bill Anderson, hence the art center's name, and raised four children on the ranch. 17 In 1958 Olympic Skier Bill Janss began buying up ranches in the valley with an eye toward emulating the Aspen ski area's success. By 1961 he owned six ranches at the base ofBaldy and Burnt Mountains and planned to build a ski area served by a European-style ski community on 3,300 acres. Although the area above Divide Road was known as "Snowmesa"at the time, the developers chose to name the resort after Snowmass; a mountain located one drainage over instead. In December of 1967, Snowmass-At-Aspen opened with five chairlifts, fifty miles of ski trails, seven hotels, and six restaurants. Lift tickets cost $6.50. Less than a decade later the town of Snowmass was incorporated, and the rest, as they say, is history. Regional Data Local and regional factors play important roles in any real estate market, so they need to be addressed. Geographic Location Snowmass Village is located in the Brush Creek drainage in the eastern portion of the Roaring Fork River Valley, which embraces most of Pitkin County (of which Aspen is the county seat) and portions of Eagle and Garfield Counties. It is approximately 160 miles southwest of Denver and 130 miles southeast of Grand Junction. Commercially, Aspen and Snowmass Village either serves or affects an economic base area extending west approximately seventy miles to Rifle, an area that houses many of the people who work in Aspen on a year-round basis. Transportation Links State Highway 82 run southeast from Glenwood Springs to City of Aspen and provides year-round access and is itself accessed from Interstate 70 between Denver and Grand Junction. The primary access to Snowmass Village from State Highway 82.is Brush Creek Road however one can access Snowmass Village from State Highway 82 via Owl Creek Road. Snowmass Village's third vehicular access is from Snowmass Valley via Divide Road which is open only in the summer months. Access by air is possible through either the Pitkin County Regional Airport(Sardy Field)or the Eagle County Regional Airport which are both served by several commuter airlines and is readily accessible to general aviation. Passenger Rail transportation is limited to Amtrak daily service at Glenwood Springs, located 42 miles northwest of Snowmass Village . Economic Bases, Population Growth and Governmental Factors The economy of City of Aspen and Snowmass Village today is clearly based upon tourism—skiing in the winter and a mixture of cultural events, conferences,mountain scenery and various outdoor activities in the summers. To support this primary industry (tourism) the area has developed a bed count, or, more technically, a pillow count,base totaling approximately 13,300. The growth of tourism in the area has, of course, led to corresponding increases in population, especially since 1960 however the restrictive growth policies of the area since the 1980s have limited growth over the past 2'/z decades or so. 1 18 Population Pitkin Count 1960 Census 2,381 1970 Census 6,185 1980 Census 12,100 1990 Census 12,661 1996 Estimate 14,119 2000 Census 14,872 While it needs to be pointed out that the commercial expansion and the building permit figures were both limited by the costly, stringent, complex, subjective, highly discretionary and political growth control policies established by the City of Aspen and Pitkin County in the mid 1970's, the significance of all of these statistics is that the growth of population and economic activity in the area has far exceeded what might be attributed solely to increased skier visits and inflation. This is not to deny the importance of skiing to the economy,but only to say that other factors are increasingly in the marketplace and they are serving to give the economy some greater measure of stability than is typically found in totally skiing-based economies. Finally, the Aspen—Snowmass Village area is developing as a financial center for the entire inter-mountain region of Colorado. Its banks have all experienced very strong deposit and asset growth while maintaining strong profits as well, and its mortgage lenders typically are providing financing not only for the Aspen and Snowmass Village localities, but also for other ski communities such as Breckenridge, Steamboat Springs, and Telluride as well as other communities in the Roaring Fork River Valley such as Basalt, Carbondale, El Jebel, and Glenwood Springs. Aspen has thus developed a base population of professionals such as attorneys, bankers, and mortgage brokers whose livelihood—while certainly tied indirectly to tourism and skiing—is not directly dependent on skier days or occupancy of tourist beds. Summary Comments Clearly, the area's economy has undergone significant growth during the last 15 to 25 years and has reached a level of economic activity and stability that very few ski towns enjoy. Some measure of the area's success in this regard may be seen in the fact that even when there is a decline in skier visit days to the area, sales tax collections actually show an increase. Also, given the types of custom homes now being built in the area; the investment in modern luxury hotel facilities; the extensive resort amenities the area now offers, other than alpine skiing; and the area's growing professional population; it can only be expected that this trend away from dependence on alpine skiing will continue and probably accelerate into the foreseeable future. Perhaps the only negative economic force affecting area is the lack of affordable housing for its employees. Very simply put, the normal worker(even doctors and lawyers) in the area cannot afford a home in Aspen or Snowmass Village and there are not enough affordable housing units available in the area for the number of employees needed to service the more affluent visitor. It appears that Pitkin County, the City of Aspen and the Town of Snowmass Village need to see a wholesale construction of housing units that truly are affordable for its workers to keep the area fully competitive with other international resorts. Residential Market Conditions of Region The limited growth policies in the area since the mid 1970's and the increased demand for real estate in the area have forced real estate prices to rise during the 1980s through 1990s however the real estate marketplace in the area has seen a period of stabilization of sales prices from early 2001 until about 3 years 19 ago when the demand for real estate in the area increased sharply and we again are seeing increasing sales prices and increasing sales volume, some even go as far as to say we were are in the middle of a feeding frenzy for real estate. To further illustrate the demand for real estate in the Aspen area the total sale volume in 2006 exceeded $2,690,000 which broke the 2005 sales volume record of$2.6 Billon which broker the all time sales record that was set in 2004 with a sales volume of$1.8 Billion. However during the past say 3 to 6 months or so we are starting to see some resistance from potential buyers to the extremely high asking prices especially when the asking price is a tad optimistic. According to the Aspen MIS the typical marketing time for single-family residences in the City of Aspen's and The Town of Snowmass Village's neighborhood in 2006 was in the area of 117 days with the sales price approximately 95% of listing price and the average sales price in excess of$4,800,000 with the median sale price in the area of$3,700,000. However, I believe this figure is somewhat misleading since many of the sales properties are being razed so new,higher quality homes can be built, or are being substantially remodeled and upgraded which tends to distort the reliability of the statistic to a great extent. The typical real sales transaction was all cash, (Approximately 65% for the years 1992 through 2006); however, many of the all-cash transactions were later financed. Conventional loans, assumptions of existing loans, and owner financing are common in the marketplace. The type of financing(or lack of financing) used appears to have little effect, if any,on sales price. Summary Comments The primary negative economic force affecting the local marketplace is the lack of affordable housing for its employees. When the typical single family dwelling sells in the area of$4,000,000, the normal worker even doctors, lawyers or bankers) in the local marketplace cannot afford to by a home, and there are not enough deed restricted affordable housing units available in the area for the number of employees needed to service the more affluent visitor we are seeing today. It appears that the Aspen—Snowmass Village marketplace needs to see wholesale construction of housing units that truly are affordable for its workers to keep the area fully competitive with other international resorts. Economic Neighborhood The subject's economic neighborhood is the entire incorporated Town of Snowmass Village itself. Factors that play a major role in value are: quality of views, access, ski access,golf course frontage, seclusion, and the like. Recreational facilities are available within a short distance of the subject neighborhood. These include: the four World Class ski areas of Snowmass Village and Aspen, three golf courses, the Gold Metal t Trout streams of the Roaring Fork River and the Frying Pan River, as well as numerous hiking trails and access to the National Forest. Overall, the subject's neighborhood provides a good environment for the subject property. There were no observed factors in the neighborhood that have'a negative impact on values.This location is very convenient to all amenities located within Snowmass Village. The subject property's sub-economic neighborhood is all commercial areas of The Town of Snowmass Village. The Town of Snowmass Village presently has two primary commercial areas: the Village Mail and Snowmass Center. The Village Mall area is generally located in between Snowmelt Road and Carriage Lane to the west, Fanny Hill ski run to the east,Anderson Lane to the north and Fall Lane to the south. The Village Mall area is made-up of a clustering of hotels, condotels, traditional condominiums and townhouses as well as commercial retail shops, a few professional offices, and restaurants. The Snowmass Center as an enclosed shopping center located at the intersection of Brush Creek Road and Kearns Road. The Snowmass Center has a mixed use which included retail stores, a restaurant, a grocery store, a drug liquor store, the Snowmass Village post office, a bank, professional offices, and the many of The Town of Snowmass Village's municipal offices as well as housing the Town of Snowmass Village's Police Department. 20 1 While a detailed examination of the recently approved new Base Village is not warranted due to the scope of my assignment, a brief overview is necessary. Over the past 25 years or so, a new Base Village for Snowmass Village's ski area has been in various stages of discussion and planning and has recently gained final approvals. The construction of the Base Village has begun on a 21+/- acre site downhill from the West Village area and uphill from Snowmass Center. The new Base Village is schedule to be completed in 2011. When it is completed, it will replace the majority of commercial uses presently located in the West Village area and some of the uses in Snowmass Center. As a result, plans are being developed to redevelop both areas as well as some surrounding lands with residential and commercial uses; however, preliminary redevelopment plans have not been totally disclosed to the public. Application to Assignment Since the As If portion of this appraisal is based upon redevelopment of the West Village area, this appraisal will be based upon the Hypothetical Condition that redevelopment approvals for West Village had been granted based upon West Village Revitalization documents which can be found in the addendum to this appraisal report. Site Analysis Parcel 1 - Parking Lots - Upper 1/2 of Lot 3, all of Lots 4, 5 & 6 Current Use—As Is Parkin Lots - Upper 1/2 of Lot 3, all of Lots 4, 5 & 6 Size 3.70 +/-Acres— 161,172 +/- Square Feet 242 Parking Spaces Future Use—As If 17, 790 +/- sq ft Community Facility—Transit Center plus In Conjunction with 250 Space Parking Structure. It takes an average of 350 square Parcel 2 feet of building to accommodate 1 parking space. Parcel 2 RI TA Transit Plaza Current Use—As Is RFTA Transit Plaza Size 1.80 +/-Acres—78,408 +/- Square Feet Future Use—As If In 17, 790 +/- sq It Community Facility—Transit Center plus 250 Conjunction with Space Parking Structure. It takes an average of 350 square feet Parcel 1 of building to accommodate 1 parking space. Parcel 3 Parking Lots 7, 8 & 9 Current Use—As Is 179 Parking Spaces Size 2.80 +/- Acres— 121,968 +/-Square Feet Lot 7 33 Parking Spaces Lot 8 58 Parking Spaces Lot 9 88 Parking Spaces Future Use—As If Hotel - Condotel t 21 Parcel 4 Snowmass Village Transit Center & Daly Lane Current Use—As IS Snowmass Village Transit Center & ROW Daly Lane, Size Transit Center 1.312 +/-Acres—57,151+/- Square Feet Daly Lane ROW 0.514 +/-Acres 22,390 +/- Sq Feet Scale from Map 79,541 +/- Square Feet Future Use—As If Mixed Commercial—Residential Use Parcel 5 Parcel C Unit T Current Use -As Is Lower Level of Gateway Center Snowmass Village Transit Authority Garage, Storage Breakroom, etc. Size 16,118 +/- Square Feet Plat Ma Future Use—As If Mixed Commercial—Residential Use Parcel 6 Elbert Lane Current Use As Is Road Right of Way—Elbert Lane Size 114,714 +/- Square Feet—Surveyor Future Use—As If I Mixed Commercial—Residential Use Since I was not provided with a recent survey of the subject properties this appraisal is based upon the Extraordinary Assumption that the physical size as stated in this appraisal report for each of the parcels is correct. Location All of the parcels being appraised are located near, abutting or are part of the Snowmass Village Pedestrian tMall known as West Village. Zoning According to Town of Snowmass Village's Zone District Map, all of the subject properties are zoned SPA- 1. For improved properties SPA-1 zone district is akin to PUD zoning which limits the use of a property to the use or uses which were approved by The Town of Snowmass Village's Town Council when they were developed. For vacant land properties the SPA-1 zone district is a holding zone district and a property does not have an allowable use, other than open space, until it gains approvals from The Town of Snowmass t Village Town Council. The SPA-1 Zone District is no longer used by The Town of Snowmass Village. Since the second portion of this appraisal report is based upon an As If, development approvals are in place. This portion of the appraisal will be based upon the Hypothetical Condition that redevelopment approvals for West Village had been granted based upon West Village Revitalization documents which can be found in the addendum to this appraisal report Parcel As If Use Land Size +/- Sq Ft Projected FAR Projected Allowable Floor Area 1 Community Bldg & Parking 161,172 0.439 70,831 t 2 Community Bldg& Parking 78,408 0.439 34,459 3 Hotel - Condotel 121,968 1.340 93,550 4 Mixed Use Comm & Res 79,541 1.430 113,744 5 Mixed Use Comm & Res 12,134 1.427 17,315 6 J Mixed Use Comm&Res 14,714 1.427 20,997 22 Topography The topography of the subject properties ranges from basically level to moderately sloping to steep hillside. The impact of each the properties' topography will be analyzed in the valuation portion of this appraisal report. Access Access to the subject properties is from publicly owned and maintained roads. Soil, Subsoil Conditions/Drainage and Flood Hazards t There are no known adverse soil or subsoil conditions on the subject properties, and the subject properties appear to have adequate drainage. According to FEMA, the subject properties are not located within a designated flood hazard. Utilities Currently, the subject properties are severed by all utilities. Hazards and/or Nuisances There are no known or observed hazards or nuisances near the subject at the time of appraisal. The appraiser's routine inspection of, and inquiries about,the subject properties did not develop any information that indicated any apparent significant hazardous substances or detrimental environmental conditions which would affect the property negatively. It is possible that tests and inspections made by a qualified hazardous substance and environmental expert would reveal the existence of hazardous materials and environmental conditions on or around the property that would negatively affect its value. Thus, if the client wishes to be certain as to the condition of the subject properties with respect to environmental hazards, she/he should have an expert in the field inspect the property. It should thus be noted that this appraisal does not constitute an expert inspection of the property with regards to hazardous substances or detrimental environmental conditions and it should not be relied upon in determining whether or not environmental hazards actually exist on the subject properties. Radon Radon is known to exist in Colorado and in the Pitkin County marketplace. The appraiser is not an expert in t the field of Radon detection. It is the recommendation of the appraiser that the client hire an expert in this field to determine if Radon exists. Easements and/or Encumbrances Since I was not provided recent title insurance policy for any of the subject properties this appraisal is based upon the extraordinary assumption that there are no adverse easements or encumbrances which would get in the way redeveloping the subject properties based upon West Village Revitalization in a timely manor at no additional cost to the developer. Mineral Reservations The subject properties may have reservations of mineral rights by prior owners. However, since the appraiser is not an expert in mineral right reservations, if the client wishes to be certain as to if there are any mineral reservations encumbering the subject properties she/he should have an expert in the field review if there are any mineral reservations encumbering the subject properties. 23 1 Units of Comparison There are three basic units of comparison; Site Size: Dollars per acre or dollar per square foot of land area. Allowable Floor Area: Dollars per square foot of building area Number of Units: Dollars per Condominium Unit, Lodge Room or Parking Space Application to Assignment In the As Is portion of the appraisal since all of the subject properties are zoned SPA-1, and therefore the only allowable use are their current uses, the unit of comparison will vary; for the parking lots number of units, for the roads and transit center will be dollars per square foot of land and for improved properties dollars unit square foot of building area. In the As If portion of the appraisal the unit of comparison will be dollars per of building area. Therefore this appraisal will be based upon the Hypothetical Condition that redevelopment approvals for West Village had been granted based upon West Village Revitalization documents which can be found in the addendum to this appraisal report. Since this is a fluid process and until the Project Profile is determined, which is provided in Phase 3 by Urban Innovations this appraisal is based upon certain hypothetical conditions and assumptions which are discussed throughout this appraisal report. When Phase 3 has been finalized my conclusions of market value for the subject properties may change. As Is Analysis Parcel 1 Parcel 1 consists of 3 1/2 parking lots which are improved with 242 asphalt parking spaces. Parcel Parcel 2 is improved with an open air shelter which is used by RFTA as a bus stop. Parcel Parcel 3 consists of 3 parking lots which are improved with 179 asphalt parking spaces. Parcel 4 Parcel 4 is improved with the open air shelter which is used by The Town of Snowmass Village's transit center and the asphalt road right of way known as Daly Lane. Parcel Parcel 5 is the lower level of the Gateway Center. According to the plat Parcel 5 contains 16,118 square feet. It is being used by The Town of Snowmass Village's transit authority as storage area and a breakroom for its employees. Parcel Parcel 6 is improved with an asphalt road right of way known as Elbert Lane with access to the Silver Tree and Wildwood Hotels as well as the Snowmass Village Conference Center and a few commercial businesses located on the upper level of Snowmass Village's Pedestrian Mall. 24 Highest and Best Use -As Is One of the basic tenets of real estate appraisal is that a property must be appraised at its highest and best use. This is especially true when estimating the market value of vacant land and improved property whose improvements have reached the end of their economic life. Conclusion Since one of the four criteria of the highest and best use of a property is legally permissibility and all of the subject properties are zoned SPA-1 the highest and best use of the subject properties can only be their current use since their current use is the only legally permissible use therefore their highest and best use. As If Analysis This portion of the appraisal is premised upon the hypothetical condition that the subject properties have gained final approvals for redevelopment as discussed below. Since this is a fluid process and until the Project Profile is determined, which is provided in Phase 3 by Urban Innovations this appraisal is based upon certain hypothetical conditions and assumptions as detail in the following section of this appraisal report. When Phase 3 has been finalized my conclusions of market value for the subject properties may change. Parcels 1 & 2 Parcels 1 and 2 are combined into one and approved to redevelop them with a 17,790 square foot multi-use structure plus 250 parking spaces. Based upon 350 square feet per parking space the parking structure would be 87,500 square feet and the total square footage of the building would be 105,290 +/- square feet. The structure is planned to contain vital community facilities such as a conference center,possibly a performing arts center and a movie theater as well as office spaces for The Town of Snowmass Village Transportation Department and nonprofit organizations. The community facility structure will also house Transit Centers for both The Town of Snowmass Village and RFI A and will include replacement parking spaces that were lost due to redevelopment of 1/2 of Parking Lot 3 and all of Lots 4, 5, 6, 7, 8 and 9. Parcel 3 tParcel 3 is approved to redevelop the site with a hotel/condotel. Since the size, number of units and configuration of the units have not been determined at the time of appraisal; this appraisal is based upon the extraordinary assumption that the redevelopment approvals gained will be similar to the existing density of the Snowmass Village Mall area. Parcel Parcel 4 is approved to redevelop the site with a mixed-use, residential—commercial building. Since the size, number of units and configuration of the units have not been determined at the time of appraisal; this appraisal is based upon the extraordinary assumption that the redevelopment approvals gained will be similar to the existing density of the Snowmass Village Mall area. Parcel Parcel 5 is approved to redevelop the site with a mixed-use, residential—commercial building. Since the size, number of units and configuration of the units have not been determined at the time of appraisal; this appraisal is based upon the extraordinary assumption that the redevelopment approvals gained will be similar to the existing density of the Snowmass Village Mall area. t 25 Parcel Parcel 6 is approved to redevelop the site with a mixed-use, residential—commercial building. Since the size, number of units and configuration of the units have not been determined at the time of appraisal; this appraisal is based upon the extraordinary assumption that the redevelopment approvals gained will be similar to the existing density of the Snowmass Village Mall area. Highest and Best Use—As If One of the basic tenets of real estate appraisal is that a property must be appraised at its highest and best use. This is especially true when estimating the market value of vacant land and improved property whose improvements have reached the end of their economic life. Conclusion Since one of the four criteria of the highest and best use of a property is legally permissibility and all of the subject properties are zoned SPA-1 and this portion of the appraisal is based hypothetical condition that each of the subject parcels has gained redevelopment approvals the subject properties highest and best use can only be their approved use as per SPA-1 zoning. Since this is a fluid process and until the Project Profile is determined, which is provided in Phase 3 by Urban Innovations this appraisal is based upon certain hypothetical conditions and assumptions which are discussed throughout this appraisal report. When Phase 3 has been finalized my conclusions of market value for the subject properties may change. 1 26 1 The Approach to Value The process of estimating the Market Value of real property is a systematic process in which the appraisal problem is defined, the work necessary to solve the problem is planned, and the data necessary to solve the appraisal problem is assembled and analyzed to the end of producing an estimate of Market Value. Sound and accepted appraisal practice calls for this process to employ three methods of estimating value: the Cost Approach, the Market Approach, and the Income Approach: The Cost Approach is based on the concept that the informed purchaser of a property would pay no more for it than the cost of producing a.substitute property with the same utility as the subject properties. In the Cost Approach, the Direct Sales Comparison Method first values the subject site. Then, the cost of replacing or creating the improvements is calculated, and from this cost is deducted any necessary amounts for physical, functional, or economic depreciation. The total value of the subject as determined by the Cost Approach is then the sum of the cost of the land and the depreciated cost of the improvements. The Market, or Sales Comparison, Approach is based on the concept that an informed purchaser would pay no more for a property than the cost to him of acquiring an existing property with the same utility. This approach is applicable when an active market provides sufficient authoritative sources. The Market Approach is relatively unreliable in an inactive market or in estimating the value of properties for which no real comparable sales data are available. (See Byrl Boyce, Real Estate Appraisal Terminology, page 67). The Income Approach is based on the concept that the value of the property can be expressed as being the present worth of anticipated benefits(dollar income and or amenities) to be derived from the ownership of the subject properties. Anticipated future income and/or reversions are discounted to a present worth figure through the capitalization process(Boyce, page 112). Based upon the Scope of the Assignment in estimating the As Is market value of In estimating the As Is market value of Subject Parcels 1, 3 and 5 the income approach was deemed applicable and the Market, or Sales Comparison, Approach was deemed applicable in valuing Subject Parcels 1, 2, 3, 4 and 6. Based upon the Scope of the Assignment in estimating the As If market value of the Subject Parcels the Market, or Sales Comparison, Approach was deemed the only applicable approach. Valuation—As Is The first valuation section of this appraisal report is estimating the market value of each of the parcels based upon their current use, As Is. The Cost Approach—As Is Since the subject properties are parking lots, streets, transaction centers or a single condominium unit, the Cost Approach is deemed not an applicable methodology in estimating the market value of the subject parcels. Conclusion of Value Estimate—Cost Approach—As Is Based upon the forgoing, the Cost Approach was deemed not an applicable approach to estimate the market value of the subject parcels. The Income Approach—As Is Since some of the properties appraised generate income or could generate income in the As Is condition the Income Approach was considered applicable for this report. The Income Approach to Value can be viewed as consisting of three steps. In the first step, stabilized market rent and vacancy and credit losses are estimated. Market Rent is defined as"the rental income that a 27 property would most probably command in the open market; indicated by current rent paid and asked for t comparable space as of the date of the appraisal" (The Dictionary of Real Estate Appraisal, American Institute of Real Estate Appraisers, Chicago, Illinois: AIREA, 1984, page 194). The total estimated market rent, or Potential Gross Income,net of the estimated stabilized vacancy and rent loss factor, is the Effective Gross Income. Secondly, applicable expenses are estimated. Like the estimate of vacancy and credit losses, the estimated expenses represent stabilized or typical amounts adjusted to represent normal operations. Applicable categories of expenses are determined through market analysis. Non-cash accounting expenses such as depreciation are not considered. Only those expenses pertaining directly to the operations of the property are used. The Effective Gross Income less the Estimated Expenses is called the Net Operating Income. Proper appraisal technique requires also that the appraisal report"contain a summary of actual income and expenses experienced by the subject property where it is an existing income or revenue producing property. In addition, all such appraisals must contain a complete reconciliation of all deviations projected by the appraiser in his forecast of future financial performance from those historically realized by the property." The Income Approach to Value arrives at an estimate of value through the capitalization of the Net Operating Income that a property produces. Capitalization is the process of converting an income stream into a value estimate or restating the value of the income stream in terms of net present values rather than gross sums. For the purpose of estimating if the subject's current rental rates are reasonable, similar properties were surveyed. Similarly, in estimating an appropriate capitalization rate, sales of income producing properties in Town of Basalt, The Town of Snowmass Village and City of Aspen were surveyed and analyzed. Development of Overall Capitalization Rate Since recent sales of income producing properties in Snowmass Village were not purchased based for their present income production rather than for redevelopment I interviewed investors and other appraisers in recreational marketplaces such as Aspen, Telluride and Vail and it appears that the overall capitalization rate of 6.0% to 7.0% is reasonable for long-term commercial rental properties in the recreational marketplace. To verify if the capitalization rate range of 6.0% to 7.0% is reasonable I calculated a Built-up tOverall Capitalization Rate based upon the following long-established formula. Built-up Overall Capitalization Rate Safe Rate-5 year US Bond 4.58% Risk Rate -Corporate Bond Rate Aaa-Baa 0.87% 5.33%6.20% Illiquidity Rate 30 Year US Bond-5 Year US Bond 0.11% 4.69%4.58% Management Rate 1.00% Discount Rate 6.56% Improvement Return on Investment 0.50% Land Return of Investment 0.50% Recapture Rate 1.25% Overall Built-up Rate 6.81% Source; Statistics Al - Nov 2006—Formula IAAO Property Appraisal &Assessment Administration pg 268-269 While the Built-up Overall Capitalization Rate is at the higher end of the array it does supports my market research extremely well. 28 Parcels 1 and 3 Current Income and Expenses Parking Lots The Town of Snowmass Village Transportation Department provided me with a copies income and expense statements for their parking lots. Based upon The Town of Snowmass Village's complex parking fee structure which has many different rates for parking and a discussion with the Town of Snowmass Village Transportation Department I will be basing my income analysis on the weekly rate, $25.00 per space. The parking lot expenses are based upon segregating the expenses attributable to parking only from the overall transportation income and expense statement. Parking Lots Weekly Rate Daily Rate Rental Rate per Space 7 25.00 3.57 Number of Spaces 1010 Potential Daily Income 1$3,607 Typical Number of Rental Days Ski Season 173 Potential Annual Income 624,036 Occupancy Rate 70.00% Effective Income 436,825 Expenses Professional - Accounting& Legal Fees 2.00% 8,737 Management 7.00% 30,578 Enforcement and Maintenance 29.53%129,000 Capital Reserves 5.00% 21,841 Total Expenses 43.53% 190,156 Net Operating Income 156.47% 1 246,670 rounded 247,000 Indicated Market Value per Parking Space Net Operating Income 247,000 Overall Capitalization Rate 7.00% Indicated Value 3,528,571 Indicated Value per Space 3,494 Rounded 3,500 Net Operating Income 247,000 Overall Capitalization Rate 6.00% Indicated Value 4,116,667 Indicated Value per Space 4,076 Rounded 4,100 Parcel Since I lack rental rates for comparable properties to Parcel 5 in Snowmass Village marketplace I review rental rates of similar use properties in the City of Aspen and Town of Basalt—El Jebel marketplaces. My 29 rental rate review was base upon the utility of Parcel C Unit T being similar to enclosed storage space. In the City of Aspen marketplace storage spaces, outside the pedestrian mall area, rental rates range is $10.00 to $15.00 per square foot. In the Town of Basalt - El Jebel marketplace enclosed storage spaces rents for 7.00 to $9.00 per square foot. Taking into consideration the large size of the subject property and its configuration it appears to me that a rental rate of$8.00 per square foot, on a net base, is reasonable. Rental Rate Storage 8.00 Square Feet 16,118 Potential Income 128,944 Occupancy Rate 5.00% Effective Income 122,497 Expenses Recoverable Real Estate Tax 8.12% 9,950 Loss Due to V& C 5.00% 498 Total Recoverable Not Recovered Non Recoverable Professional -Accounting& Legal 2.00% 2,450 Property Management 7.00% 8,575 tCapitol Reserve Fund $0.75 per Sf 9.87% $12,089 Total Non Recoverable 18.87% 23,113 Total Expenses 19.27% 23,611 Net Operating Income 80.73% 98,886 1 1 1 30 Conclusion of Market Value-Income Approach-As is Parcel 1 Parking Lots -Upper 1/2 of 3 and all of 4,5 & 6 Parcel 1 Spaces $'s per Space Indicated Value $'s per Space Indicated Value Lot 3 37 3,500 129,500 4,100 151,700 Lot 4 82 3,500 287,000 4,100 336,200 Lot 5 66 3,500 231,000 4,100 270,600 Lot 6 57 3,500 199,500 4,100 233;700 847,000 992,200 847,000 992,000 Size s per Sq Ft s per Sq Ft 161,172 5.26 6.16 Parcel 3 Parking Lots 7, 8 and 9 Parcel 3 Spaces $'s per Space Indicated Value $'s per Space Indicated Value iLot 7 33 3,500 115,500 4,100 135,300 Lot 8 58 3,500 203,000 4,100 237,800 Lot 9 88 3,500 308,000 4,100 360,800 626,5001 1 733,900 627,000 734,000 Size s per Sq Ft s per Sq Ft 121,968 5.14 6.02 Parcel Net Operating Income 98,886 98,886 Overall Capitalization Rate 7.00% 6.00% Indicated Value 1,412,658 $1,648,101 Rounded 1,425,000 $1,650,000 Improvement Size 16,118 16,118 s per Square Foot of Improvement 88.41 102.37 Land Size Location 11,294 11,294 s per Square Foot Land Location 126.17 146.10 1 i 31 Market Approach —As Is Given the that Parcels 1, 2, 3, 4 and 6 are Transit Centers, public roadways or public income producing parking lots, we lack sales of similar properties, and Parcels 2, 4 and 6 do not generate income, but are all essential for the overall operation of Town of Snowmass Village and its ski area, I consider them in the As Is condition to be akin to public open space parcels or public right of ways since based upon their zone district they do not have the ability to be redeveloped with an alternative use without the approval by The Town of Snowmass Village's Town Council. In estimating the As Is market value of the subject parcels I believe that the same methodology used in road, utility, conservation or open space easements appraisals is the most appropriate approach. This methodology estimates the market value of a property prior to thee encumbrance of the easement and subsequent to the encumbrance of the easement. As part of my real estate practice I have completed a paired sale analysis of developable and non- developable land sales to determine the affect on a property's market value when an easement that restricts the use of the property. My study indicates that the loss in market value to a property range is 75% to 90% when the property loss development rights. Based upon my study the loss in market value due the lack of development rights of 80.00% of its value if it were developable is reasonable. The base value of the subject properties was determined in the As If portion of this appraisal. Conclusion of Market Value—Market Approach—As Is Parce $'s per Sq Ft $'s per Sq Ft Open s per $'s per Allowable Floor Indicated Indicated 1 Floor Area Floor Area Space Adj Sq It Sq It Area Value Value 1 167 190 80% 33 38 70,831 2,400,000 $2,700,000 2 167 190 80% 33 38 34,459 1,200,000 $1,300,000 3 167 190 80% 33 38 93,550 3,100,000 $3,600,000 4 213 239 80% 43 48 113,578 4,800,000 $51400,000 6 213 239 80% 43 48 20,997 900,000 $110001000 t Reconciliation of the Approaches—As Is Rarely do all of the approaches used in an appraisal give the same results. By way of review,the applicable approaches I used in this appraisal gave the following indications: Parcel Income Market Cost 1 850,000 to$990,000 2,400,000 to$2,700,000 N/A t2 N/A 1,200,000 to$1,300,000 N/A 3 630,000 to$730,000 3,100,000 to$3,600,000 N/A 4 N/A 4,800,000 to$5,400,000 N/A 5 1,425,000 to$1,650,000 N/A N/A 6 1 N/A 900,000 to$1,000,000 N/A The reconciliation process is often seen as nothing more than an averaging calculation: add the numbers and divide. That is hardly an accurate representation. In order for the reconciliation to be meaningful, the appraiser must consider the data and support for each of the approaches. How good is the documentation? How applicable is it to the property type? How well does it reflect the motivations of buyers and sellers? 32 In this case since half of the properties do not generate income and the ones that do generate income total variation between the two approaches is substantially larger than I would normally like to see but not unexpected based upon the minimal income generate it is my opinion that the Market Approach is the better indicator of market value for Parcels 1, 2, 3, 4 and 6 and the Income Approach is the better indicator of market value for Parcel 5. Final Estimate of Market Value-As Is The As Is Valuation was based upon existing conditions. After considering all of the information and analysis in this report, I arrived at a final estimate of market value for the subject properties based upon their currant use i.e. As Is. As of the effective date of appraisal, I concluded that the market value of the properties As Is was: Parcel 1; Two Million Five Hundred Fifty Thousand Dollars -$2,550,000 Parcel 2; One Million Two Hundred Fifty Thousand Dollars -$1,250,000 Parcel 3; Three Million Three Hundred Fifty Thousand Dollars - $3,350,000 Parcel 4; Five Million One Hundred Thousand Dollars - $5,100,000 Parcel 5; One Million Five Hundred Fifty Thousand Dollars - $1,550,000 Parcel 6; Nine Hundred Fifty Thousand Dollars - $950,000 This appraisal report is subject to Assumptions, Certification, Contingent, Limiting Conditions and General Underlying Assumptions and Scope of Assignment contained herein. There is not sufficient current market data on which to base an estimate of marketing time for the subject because few parking lots and street have been offered for sale in recent years. The body of this appraisal report contains 39 pages. The addendums to this appraisal report contain a total of 59 pages. This report is not complete without all of them. t t 33 Valuation—As If The As If Valuation was based upon hypothetical conditions which are contrary to what exists but is supposed for the purpose of analysis.The hypothetical conditions were based upon West Village Revitalization documents prepared by The Town of Snowmass Village and which can be found in the addendum to this appraisal report. The following chart describes the subject properties future uses. In arriving at the futures uses certain Assumptions, Extraordinary Assumptions and Hypothetical Conditions where made. Since this is a fluid process and until the Project Profile is determined, which is provided in Phase 3 by Urban Innovations this appraisal is based upon certain Assumptions, Extraordinary Assumptions and Hypothetical Conditions. When Phase 3 has been finalized my conclusions of market value for the subject properties may change. Parcel 1 Parkin Lots -Upper 1/2 of Lot 3,all of Lots 4,5 & 6 Size 3.70 +/-Acres— 161,172 +/- Square Feet Current Use—As Is 242 Parking Spaces Parcel 2 RFTA Transit Plaza Size 1.80+/-Acres—78,408 +/-Square Feet Current Use—As Is RFTA Transit Center Future Use—As If 17, 790+/-sq ft Community Facility—Transit Center plus 250 Space Parking Structure. It takes an average of 350 square feet of building to accommodate 1 parking space in a parking structure. Bldg G Conference&Performing Arts, etc Spaces Sq Ft per Space 17,790 Parking 250 350 87,500 105,290 Parcel 3 Parking Lots 7, 8&9 Size 2.80 +/-Acres— 121,968 +/- Square Feet Current Use—As Is Parking Lots Lot 7 33 Parking Spaces Lot 8 58 Parking Spaces Lot 9 88 Parking Spaces Future Use—As If I Hotel—Condotel 93,550+/-sq ft Parcel 4 Snowmass Village Transit Center—Daly Lane ROW Size Transit Center 1.312+/-Acres or 57,151+/-Sq Ft Daly Lane ROW 0.514+/-Acres or 22,400 +/- Sq Ft Daly Lane size was derive from a map Total 1.826 +/-Acres or 79,551 +/- Square Feet Current Use—As If Snowmass Village Transit Center Future Use—As If Mixed Commercial—Residential Use 34 1 Parcel 5 Parcel C Unit T- Gateway Center Improvement Size 16,118 square feet,which equals 44.90% of the total Located Land Size 11,295 square feet, which equals 44.90% of the total Current Use—As If Snowmass Village Transit Garage—Breakroom Future Use—As If Mixed Commercial—Residential Use As part of the analysis I determine the percent of total Parcel C Unit T represents. This analysis can be found in the addendum to this report. Parcel 6 Elbert Lane ROW Size 14,714 +/-from Surveyor Current Use—As Is Elbert Lane ROW Future Use—As If Mixed Commercial—Residential Use The Cost Approach—As If Since the valuation subject properties are based upon the value of the land as if vacant and ready to development the Cost Approach is deemed not an applicable methodology in estimating the market value of the subject parcels. Conclusion of Value Estimate—Cost Approach—As If Based upon the forgoing, the Cost Approach was deemed not an applicable approach to estimate the market value of the subject parcels. The Income Approach—As If Since the valuation was based upon land as if vacant and ready to redevelopment the Income Approach is deemed not an applicable methodology in estimating the market value of the subject parcels. Conclusion of Value Estimate—Income Approach—As If Based upon the forgoing, the Income Approach was deemed not an applicable approach to estimate the market value of the subject parcels. Market Sales Comparison Approach—As If The traditional Market Sales Comparison Approach to Value estimates the subject's value by direct comparison with similar properties,which have been purchased or are offered for sale. It is based upon the principle of substitution by recognizing the availability of substitute properties in the market. That is, it addresses the question of what a well-informed purchaser would pay for the subject property after comparing it specifically both with other properties like it that had sold recently and with existing properties currently offered for sale. This approach to valuation, then, attempts to simulate the thought process of the prospective buyer who looks at a number of like properties in contemplation of purchase, and who on the basis of experience and judgment obtained in the marketplace, arrives at a conclusion as to what each property is worth based on a feature by feature comparison. Accordingly, the basis of this approach is the sales comparison of properties as similar to the subject as possible which have recently sold. After a search for sales that have recently occurred in the subject's neighborhood and in similar localities those most similar to the subject are selected for further analysis and use as comparable sales. Each of these comparables is then compared directly to the subject property with overall similarity and dissimilarity being noted. 35 Comparable Sales On the following page you will find a grid depicting comparable sales of development property in Snowmass Village, City of Aspen, Vail, Telluride, Mtn Cresta Butte and Park City for your review. In the addendum to this report you will find a narrative description of each of comparable sales. My reasoning for analyzing sales in other recreational ski towns was due to the limited number in Snowmass Village couple with all of the sales which have taken place in Snowmass Village were purchase by the related parties, could be considered assemblage sales and could therefore not meeting the requirements of an arms length transaction. As a result I believe that it would be best to analyze the sales in Snowmass Village alongside sales in similar resort communities to see if the sales prices in Snowmass Village where similar and or t within a reasonable range. It is noted that some of the comparable sales in Snowmass Village were improved and generate income and normally one would subtracted from the sales price the present worth of anticipated cash flows as well as adding the cost of razing the improvements from the sales price to arrive at the transaction adjusted sales price. However after repeated fruitless attempts to obtain this information I have come to the conclusion that this appraisal will be based upon the extraordinary assumption that the cost of obtaining approvals and razing the improvements would be offset by the income derived from rent. Also while various time adjustments could be defendable and justifiable, and being a prudent appraiser, since all of the sales took place within the last two years no adjustment for time was made and since there are so many variables which are subjective the sale analysis will be based on a qualitative methodology versus the quantitative methodology. Market Sales Comparison Analysis Project Name-Legal Description Transaction Site sf $'s per FAR Floor $'s per sf Ft Comparison Comparis Adj Value sf Area P 1,2&3 on P45&6 Mother Lode with Approvals 8,506,000 6,031 $1,409 2.99 18,039 $471 Far Superior Far Superior Hannah Dustin Unit B 4,500,000 5,830 $772 1.85 10,807 $416 Far Superior Far Superior Residences @ Little Nell 36,804,405 66,714 $552 1.54 103,000 $357 Far Superior Superior Chateau at Vail 29,000,000 111,949 $259 0.94 105,000 $276 Superior Somewhat Superior Mountain Village Lot 110 1,200,000 3,354 $358 1.33 4,470 $268 Superior Somewhat Superior Snowmass Village Mall 14,000,000 40,943 $342 1.43 58,618 $239 Somewhat Similar Superior Gateway Center Parcel C 10,800,000 14,858 $727 3.21 47,662 $227 Somewhat Similar Superior La Cocina 4,000,000 6,000 $667 3.00 18,000 $222 Somewhat Similar Su erior Wienerstube,Ajax Bike&Sport and VL $11,500,000 18,000 $639 3.00 54,000 $213 Somewhat Similar Assemblage Superior Conner Cabins&Lofts 4,342,500 9,750 $445 2.35 22,894 $190 Similar Somewhat Inferior Stage Three 5,0009000 10,000 $500 3.00 30,000 $167 Similar Somewhat Inferior North Mill Street Assemblage 13,600,000 56,202 $242 2.00 112,404 $121 Somewhat Inferior Inferior Mtn Cresta Butte 27,28,44,45&CVA 3 $3,840,000 71,438 $54 0.60 43,150 $89 Far Inferior Far Inferior North Forty Fire Station 1,700,000 64,904 $26 0.36 23,365 $73 Far Inferior Far Inferior Mtn Village L SS-165A&SS 165 B 6,110,000 68,215 $90 1.33 90,900 $67 Far Inferior Far Inferior Mountain Village Lot 161 CR 9,500,000 123,798 $77 1.33 165,000 $58 Far Inferior Far Inferior Mountain Village Parcel 2 Lot 158 R 9,000,000 158,714 $57 1.33 211,500 $43 Far Inferior Far Inferior Wei ht Parcel Summit Cty Utah 7,180,000 214,751 $33 0.81 175,000 $41 Far Inferior Far Inferior Hansen Parcel Summit Cry Utah 2,6509000 184,258 $14 0.43 80,000 $33 Far Inferior Far Inferior Bear Hollow Drive Summit Cry Utah 5,100,000 240,421 $21 0.98 235,000 $22 Far Inferior Far Inferior 36 Based upon the forgoing it is my conclusion that the As If market value range for Parcels 1, 2 and 3 is between $167 to $190 per square foot of floor area and the market value range for Parcels 4, 5 and 6 is between $213 to $239 per square foot of floor area. Parcel 1 and 2 While there can be an argument made regarding the affect on the market value of property due to its use being a community facilities since properties which are purchased for community facilities are typically purchased based upon their market value in the private sector no modification to the value process was made. A good example of a recent purchase, in the Pitkin County marketplace, for community facilities was the North Forty Fire Station Site. On June 30, 2006 the Aspen Fire Protection District purchased Lot 2 Block 2 in the North Forty PUD subdivision. The purchase price of the property was $1,700,000 and was established by an appraisal completed by myself. This appraisal was based upon the most likely rezoning to B-2 and no adjustment to the purchase price was made for the use of the property being a community facility. As a result it is my opinion that the As If value of Parcels 1 and 2 should be based upon their market value in the open marketplace. Conclusion of Value Estimate—Market Sales Comparison Approach Parcel 1 Parcel 2 Land Size+/-Sq Ft 161,172 Iand Size+/-Sq Ft 78,408 Projected FAR 0.439 Projected FAR 0.439 Allowable Floor Area 70,831 Allowable Floor Area 34,459 s per Sq Ft Floor Area 167.00 $'s per Sq Ft Floor Area 167.00 Indicated Value 11,800,000 Indicated Value 5,800,000 Indicated Value per Sq Ft of Land 73.21 Indicated Value per Sq Ft of Land 73.97 s per Sq Ft Floor Area 190 $'s per Sq Ft Floor Area 190 Indicated Value 13,500,000 Indicated Value 6,500,000 Indicated Value per Sq Ft of Land 83.76 Indicated Value per Sq Ft of Iand 82.90 t Parcel Parcel Land Size+/-Sq Ft 121,968 Land Size+/-Sq Ft 79,551 Projected FAR 0.767 Projected FAR 1.430 Allowable Floor Area 93,550 Allowable Floor Area 113,744 s per Sq Ft Floor Area 167.00 $'s per Sq Ft Floor Area 213.00 Indicated Value 15,600,000 Indicated Value 24,200,000 Indicated Value per Sq Ft of Land 127.90 Indicated Value per Sq Ft of Land 304.21 s per Sq Ft Floor Area 190 $'s per Sq Ft Floor Area 239 Indicated Value 17,800,000 Indicated Value 27,200,000 Indicated Value per Sq Ft of Land 145.94 Indicated Value per Sq Ft of Land 341.92 37 1 Parcel Parcel Land Size+/-Sq Ft 12,134 Land Size+/-Sq Ft 14,714 Projected FAR 1.427 Projected FAR 1.427 Allowable Floor Area 17,315 Allowable Floor Area 20,997 s per Sq Ft Floor Area 213.00 $'s per Sq Ft Floor Area 213.00 Indicated Value 3,700,000 Indicated Value 4,500,000 Indicated Value per Sq Ft of Land 304.93 Indicated Value per Sq Ft of Land 305.83 s per Sq Ft Floor Area 239 $'s per Sq Ft Floor Area 239 Indicated Value 4,100,000 Indicated Value 5,000,000 Indicated Value per Sq Ft of Land 337.89 Indicated Value per Sq Ft of Land 339.81 Reconciliation of the Approaches—As If Since only one of the three approaches was deemed applicable reconciliation of the approaches is not required. Parcel Indicated Value Indicated Value 1 11,800,000 13,500,000 2 5,800,000 6,500,000 3 15,600,000 17,800,000 4 24,200,000 27,200,000 5 3,700,000 4,100,000 6 4,500,000 5,000,000 1 t 38 Final Estimate of Market Value-As IF The As If valuation was based upon hypothetical conditions which are contrary to what exists but is supposed for the purpose of analysis. After considering all of the information and analysis in this report, I arrived at a final estimate of market value for the subject properties based upon their currant use i.e. As If. As of the effective date of appraisal, I concluded that the market value of the properties As If was: Parcel 1; Twelve Million Six Hundred Thousand Dollars - $12,600,000 Parcel 2; Six Million One Hundred Fifty Thousand Dollars -$6,150,000 Parcel 3; Sixteen Million Seven Hundred Thousand Dollars - $16,700,000 Parcel 4; Twenty-Five Million Seven Hundred Thousand Dollars - $25,700,000 Parcel 5; Three Million Nine Hundred Thousand Dollars - $3,900,000 Parcel 6; Four Million Seven Hundred Fifty Thousand Dollars - $4,750,000.00 Since this is a fluid process and until the Project Profile is determined, which is provided in Phase 3 by Urban Innovations this appraisal is based upon certain assumptions which are discussed throughout this appraisal report. When Phase 3 has been finalized my conclusions of market value for the subject properties may change. This appraisal report is subject to Hypothetical Conditions, Extraordinary Assumptions, Assumptions Certification, Contingent, Limiting Conditions and General Underlying Assumptions and Scope of Assignment contained herein. There is not sufficient current market data on which to base an estimate of marketing time for the subject because few developmental properties have been offered for sale in recent years. However, at the appraised value, it is my opinion that the subject would likely sell within 12 to 24 months. This assumes there are no changes in market conditions. 1 39 The Appraisal Office-Aspen Ltd. West Village Parcels File No. Case No. Case No. Borrower Property Address city County State Zip Code Lender/Client Town of Snowmass Village Tranportaion Departmeftdress t West Village Parcels Parcel 1 — Consists of the upper section of Lot #3 through all of Lot #6, as well as the adjacent length of Snowmelt Road. This parcel also extends down the hillside from the parking lots towards Brush Creek to where it meets the lower edge of upper Brush Creek Road approximately 100 yards from where it meets the intersection of Upper and Lower Snowmelt Roads. Parcel 2— Consists of approximately the last 100 yards of upper Brush Creek Road, the RFfA depot and the section of Upper Snowmelt Road where it runs along the tie wall below Lot #7. Parcel 3 — Consists of Lot #7 through Lot #9, as well as the adjacent length of Snowmelt Road. This parcel also extends down the hillside from the parking lots towards Brush Creek to where it meets the upper edge of upper Brush Creek Road approximately 100 yards from where it meets the intersection of upper and lower Snowmelt Roads. Parcel 4—Consists of the Town of Snowmass Village Bus Depot on Daly Lane from the back wall to the planter/island separating the bus area from Daly Lane, and the wall at the stairs to the east to the end of the walkway on the east end of the commercial building. Parcel — 5 Consists of the underground delivery and bus storage area beneath the Gateway building adjacent to Snowmelt Rd. y y Parcel —6 Consists of Elbert Lane from the intersection of Snowmelt Road to the traffic circle in front of the Silvertree Hotel/Conference Center. t t ClickFORMS Appraisal Software 800-622-8727 Page 1 of 45 The Appraisal Office-Aspen Ltd. West Village Parcel Map File No. Case No. Case No. Borrower Property Address City County State Zip Code LenderiClient Town of Snowmass Village Tranportaion DepartmeAbdms I-A CA 5,10 To nn ClickFORMS Appraisal Software 800-622-8727 Page 2 of 45 rr. 'rr . r r rr ff.. t f tY 6 f • jjN tl.-.Ar, f t ' f. rryryryV ' t r Y t•°'" I)Ir tl r y r r - r'2- lie 1 Y N r' rb > pr gg a 0 Dlyr{•IGIo Ge t Icy 1. 'd -('` ' a The Appraisal Office-Aspen Ltd. Scenario 4 West Village Revitalization File No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Transportion Department Address 1 OFVf N Ghe NF= j y4i 4 d P i pF tiF w F}° K GGGSSs scenario 4 , Ymage rc taalzation \y' 1 ClickFORMS Appraisal Software 800-622-8727 Page 4 of 45 The Appraisal Office-Aspen Ltd. Roaring Fork Valley Old Snowmass-Snowmass Village-Aspen Region Map File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion Department Address h nowmna 1 t C LW otyC'..k. Y- aIs " RD corm \r kiF Vilyago S' T t;'•_- l G ;,-4 Y _ry'Y e2 Aspanr lom"m m r; r Dab)use subject to license. ml 2005DeLonne.SheetAdes USAJD 2098. 0 Y1 1 1% 2 2Yi cleicme com MN(103'F) Dab)Zoam 11-0 ClickFORMS Appraisal Software 800-622-8727 Page 5 of 45 1 The Appraisal Office-Aspen Ltd. State of Colorado Map File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion Departmeftdress PHmmn r°' Douplai i Cnadron 1 rmadN ScortsbWk i nnp I Uramle I Cho enn i C. mSCelllna J rhnD I rWgj _vemay C Sreamb09asp. p ,Loveland Gn.I.,ItnnS Akron I 1 me d Il 1 Theme cover i V.-I f p UNI D coo4and t AspwS scar dJUnrn.n 1\I 1 Moab 1 Gunnison l I M y^'- l— Canon I PJlzblo f ar I T,Ilurldc Lay nta I J 9lnmos a f IDump i Farmi onf i r I 1 U Alamos pumas 1 Santa Fe I`eorpera1Gallup I Grants I b u aAlo inique I i I Herer id I 1 x I cio Is I JI\ Data use subject to license. 111A DeLanne.StreetAlas USAS 2008. 0 20 40 60 60 10U 120 www.delorme.Com MN(66'E) Data Zoom S5 ClickFORMS Appraisal Software 800-622-8727 Page 6 of 45 1 The Appraisal Office-Aspen Ltd. Western United States Map File No. Case No. Case No. Borrower Property Address 1 City County State Zip Code LendedClient Town of Snowmass Village Tranportaion DepartmeAtldress CAN a es n jADA '•,su 1 Nli low,nBa Wh eti lz or •a`ntt t Glya'y Lelrrlen.-a9! I I i{ ' IIIM oon Yor1 k j ton oose w R In WInMePned9-*dW 11a OAti i i I I i rJ a F 1 I P 1 m Fort Frhna s d Forks 1 I 1 l Mlaoula Bls Far a1.,616 a 1 01 tl i B n ill nge r' a 1 u m rapo PJelse I 1 It a ItlC Boise b I Pacate1 carver r ; - p m .ay 1 o8d e — s N 40111, lane l l b Fon fillsi I I I enver on.City f r' mna daA p or$tlo Sp s 1 Pueblo i l Ut TE n 9eCity' Nka l resna VbaO \ as 9. Se Fe IGalluP 1 ake ,eld I39stalf U San BaIU a I I 14 Venhnn Ane<1H r R fo Phoertlx I t j inb 1 no f I wt rm as Tnrao 1 La Cruces I I anJ i Ensenada 1 rstin Hemosilld 1 l .am ry 1 Chihuahua orla 1 M9osturo I us Ch,WlGUapmas MEXICO t Lees r Carp SantaRosalla,GludA 0bre96n I r) 1i,,'' lin9aoiLOSMottlls Twre6n/ Sadlllo { rMOncage -;, ajatamaros Data uDatau®tm icense, ml 1 2005 DeWm e.Streetatlas USA®2008. 0 70 140 210 280 350 w rlelcme.com MN(10.2'E) Data Zoom4D ClickFORMS Appraisal Software 800-622-8727 Page 7 of 45 1 The Appraisal Office-Aspen Ltd. Comparable Sales Grid File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeMdress 101 Oak Ridge Drive,Aspen,CO 81611 1 1 SrSin FLVAn. AILnI1. MmA¢.! xm..N...-x.t.l_a.rma _ _ .u A[a.,. sa..o..', mm .m...mAi s..l s•.e.re_ B.n m.A.. rT` , n5,vrt..n.„ a yup 3n cwar. A Ave 6ry. 16 [ 23009 ntmNb Z511, $15M 1 m4banme Bm V(agPQD lnv l,2 m33 BuVJL e Iui-06 SIIffi'300' t22.flT,WO I IIIS1 $ SSX 111 47 143 i1B 1) 'NeeBau Vigo-$.kwJ>Cb91AV pJSPVeVU16e PQp FuwgRad SLOwiu,CMn WO6 't19.W0.W9 tI94N,0001.R9.Q>l: 11001 Peml e-VmaIaW-Fmellv6 CamerWBeademY A¢mryCMnPtrttlC - ,- mosmMPMno®NN 80.03 ,t10.900.900 t10&Y.MO la$59_ 7)2609 321 47662 S2N60 T9tlSM1 26.965J PnjeveGFlw,Mn865AJ_SSIN$aW _ _ t rVbpMY Snawun Pehmin]dY! M0005 tlOCC0A00 tN.W)OA 1043_ t311At 13 51.613 723893 FuveU t1 C YBWWmDY __- Ha+iDwmOmB 101 ENHpuo Nw.CR W]COCCO FSOI.WO ;9A, f))I bl 95 ID,9P)11,41 'AgnwJ 2F MYTH 2PHmLbeHoumµCmM AyBThn 523 FxYm _ _10.W i3.W0PW: $SpWy00, SSW. 3W 30.000 S16R6) Zu.¢5Anm14nr1nFbnLQ NeuCae Ncder[[JeNEltedn mAppre.Lr _ ]N Fr1HIrvn OrVO$ {BSW.9W' f5.]If1,000 6,031! SIA"3 2W _ 19.039_")120 ApevY BeuiB¢.kln Per Ald 3,d lle(}eeepieruE663Pn 6afW Wmmn2eApHie dEpmtroJVLMenr,lye 625,R33d 635E N}mn On.05 rtl SO,OW III,]63p00'. I9,Wl I6NL5 'rJ K. $21396Pu'yl)vmdAlLe,laMwAn QUNevGe NaAId$$Cnlarrrsdr(a 65d515]STNNi Sep-OS 71360 OW II3,6%,000 M. $NI99 rN IIPi01' EID99 CawuetlA[Aertlgnm4repm) LC 3W 2nHaplim Sep05 HW9 E4.W1999 60N• $6665• 3M 19.900 532222 CeeaanYC P,epvGrtCeubpux3mya4.BmunmJwebllt Aeafrm«IdeNtl E emdSCalme Np01151) 03 88&61495 6614, 55510 1 103.000 5351)2 kpmeF -WDmuilpAM, Gw9rh3L6eNtlNOW C C2i+dWl, _ S30A SNbEHaptru J.01. A.. PS E43YL500 9 W 1615" 235 _22.991 19966 Cm Ca 30fie Q3HpnAT wtl NM Pe_pFn SSry _ _ _ _435ge IXq 1w06 TI...W $1_?IIIAO U.9WI $N19 0.36 23365 M76 •Z dB 2.AAprmty AECIII,CMC-%ep—IFn aiw_ _ Ro Low _ IF3NF geRaVal IW M N.&WWO' Sa8W,000 BI 9' 151W. A6 I CI 611a.YOeemx ImCLVeuYdVyEGdS?FavgHtlV Fe0.05 t20.9A.J f29/q.90 1391 O 625905 OV 105961 5°/6.19 $mID dallt 119 L roemr 35 CVdv- Fuple)Vm B•4NaMmVd Inn5S165A 4551656 ,EUSm lergin%6Me616 Ny-M M 10/OO' 16,IIQOW 692151 IE457 133 90,9. 1,1 1< Irt , M_d2Dmd AemiatlJCUdeVim _ Nwnvn VGye Ln 110 14n12y81Gl1nVl6, N—II 71&1,050 56$00,000 3,34! 535/)7 133 44M EM646 '6 CmHMevmViyeUU50351& 91mV:L6e BFf Mm619 NrnCS {6.tM.OW 86]00.000 50.3:2 51331) 6e LwIHM-IOOAVeu-NCwde B MO VLys Iuu 124130.I52.ABdC 2a9CmuryC16RH VI$ D¢OI rtV5 Po0' 525,000.000 9)TM* 513315 G 1VC7.6 6dtlMwviiVL6eUV161C% I VU$.VI,N$_ M,05, wmm $9Nom000 1233M })6]4 133 161.W P255 35 10C ,*nIdeViye%ed21ae 159& diBYgb0.Mm 619 14p05 {HOAWC t9.900ll00 IIDT4 156^I 133 211.]00 "255 dCwGOeCwgk¢35CmdaetebeBk TA 1OW P' Jb53 ¢Y IN GwddedlImAYdLv182.K2 Y:WFS DSVwen TSdcn' 16.. $I.IPo.PoO Eb1J.1001..61 I}291 1.m2]13 pouRPV.2WNVtUVWr C Plfa,Ti 1HM 41dCVA3_ 1Lnu FitBetl ewE _ LLOS_ [3940&00 I'M0WJ I,N Arhv.(IuA 0.tl IDTvd,Rm_SOldli,__GbI?LTM_ey.9ye_ SR 75315 003 11150 {89 Y9 S6U&WA _.. t WeyfrtPnrl.S®[Qy Qlah AQimFniSre Nw-95 CI9000P V.1NOW 210151 [3343 0,91 175,000 UIM 'SA¢mtlw6uY5¢ BeaHF.nPnrSwmtCSyQW 4nPeLL.Arte NOS 8100.000" [S.Ipp PoO 240421r [2121 OW _235,00, RITO •CV9wtlLh SH.ymu _ BmmPartlSameClyUW _ W6u CyeePJ _ Im 05--k6'AP00__ [2.65AWi IBZII $14H, 063 Po.OW -33313 'SPAS.9LU 1 1 ClickFORMS Appraisal Software 800-622-8727 Page 8 of 45 1 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Propel,Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAddress Name Snowmass Village Conoco Location Keams Road Legal Sec 1 Twn 10 Rug 86 W 6` PM Tract 45 Existing Use Service Station Future Use Tbd Land Size 26,136 Zoning SPA 1 Date of Sale September 2006 Sale Price 2,300,000 Adjusted Sales Price $2,300,000 Grantor Snowmass Corporation Grantee Roundabout Office Bld s Recording Reception No 528715 Vs per Sq Ft Land $88.00 Location Northwest of Base Village Utilities Available Verification Pitkin County Public Records According to Pitkin County publics records this comparable sale sold in September of 2006 for$23,000,000 or$88.00 per square foot. It is my understanding that the intension ofthe purchaser was to redevelop the site in conjunction with the redevelopment of the Snowmass Center.At site is improvement with the only gas station in Snowmass Village and was not included in the purchase of the property. At time of appraisal since The Town of Snowmass Village has determined that Snowmass Village needs gas station. Therefore redevelopment of the site is in uncertain. 1 1 1 ClickFORMS Appraisal Software 800-622-8727 Page 9 of 45 1 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion Departmemdress Name Base Village Location Fanny Hill Legal Base Village PUD Lots 1,2 and 3 Existing Use Vacant Land Future Use New Base Village Land Size 412,328 Zoning PUD Allowable Floor Area 474,143 -TC Ordinance No 21 Series of 2004 Date of Sale June 2006 Sale Price 22,837,300 Adjusted Sales Price $22,837,300 Grantor Brush Creek Land Company LLC Eta] Grantee Base Village Phase IA,2B&I B Development Company LLC Recording 525527, 525528 and 525529 s per Sq Ft Land 55.39 s per Sq Ft Floor Area $48.17 Utilities Available Verification Pitkin County Public Records The New Based Village PUD has 9 total lots.According to Pitkin County publics records Lots 1,2 and 3 sold in June of 2006 for$22,837,300. According to TC Ordinance No 21 Series of 2004 the total aggregate allowable floor area for the three lots is 474,143 square feet. 1 ClickFORMS Appraisal Software 800-622-8727 Page 10 of 45 1 1 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAtldress Name Snowmass Center Location Keams Road Legal Faraway Ranch North Lot 1-A Replat 1, A, B, F,G&H Existing Use Retail, Office and Open Space Future Use Conference, Parking,Transportation and Ski Facilities,75,264 sq ft ofCommercial and Office space 51 Free Mkt condos including 43 fractional units 31 Affordable Housing Condos 4 Free Mkt Single-Family Lots Land Size 41.3 +/-acres Pitkin County 36.691 +/- acres Zoning Snowmass Villa eSPA-1 —Holding Zone District Date of Sale March 15,2006 Sale Price 18,000,0000 Doc Fee$17,000,000 Adjusted Sales Price $18,000,0000 Grantor Snowmass Land&Cattle Company LLC Grantee Brush Creek Capitol Holdings LLC Recording 521924&521925 s per Sci Ft Land $10.01 County$10.64 Location Northwest of Base Village-Considerable Steep Unusable Hillside Utilities Available Verification Pitkin County—Appraiser This analysis is based upon the two sales as a single economic transaction since it is the intension of the purchasers of the properties is to redevelop themjointly however there is a 4.609+/-acre difference between Pitkin County records and the preliminary plan as well as an$1,000,000 difference in report purchase price versus recorded documentary fee which has not been reconciled at time of appraisal. Parcel Future Use 1-A Center Site Center Redevelopment A Center Redevelopment B Center Redevelopment F Center Redevelopment G Open Space I Open Space H Re-platted Single Family Lots H-1 Re-platted Single Family Lots ClickFORMS Appraisal Software 800-622-8727 Page 11 of 45 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAddress Name Gateway Center Location Snowmass Village Mall Sold Units Legal Parcel C Units 15, 102-106,201-212,215-216,301-311, 315- 316=55.10%of Total Unsold Units Parcel C Unit 214-Alpine Bank 1,160 sf Parcel C Unit T-The Town of Snowmass Village 16,118 sf Existing Use Mixed Commercial Future Use Mixed Commercial Residential Use Total Land Size 26,965+/-sq ft Total Improvement Size 38,482+/-sq ft Floor Area Ratio 1.427 Total Percentage Sold 55% Date of Sale May 2005 Sale Price 10,800,000 Adjusted Sales Price 10,800,000 Grantor Gateway Center of Snowmass LLC Grantee Snowmass Holding Company LLC Recording 510741 Land Sold 14,858+/-sq ft s per Sq Ft Land Sold $726.88 Improvement Sold 21,204+/-sq ft s per Sq Ft 509.34 Improvements Sold Future Improvements Potentially Total of 86,500+/-sf Zoning SPA 1 Utilities Available eriVfication Pitkin County Public Records This is the sale ofthe Gateway Center which is the entrance to Snowmass Village Mall area.To the best ofmy knowledge there are only 2 units ofthe Gateway Center condominium not included in this transaction. Parcel C Unit 214 which is owned by Alpine Bank which contains 1,160 square feet,which equals 3%of the total and Parcel C Unit T which is owned by the Town of Snowmass Village which contains 16,118 square feet,which equals 44.90%of the total. It is my understanding that the intension of the buyers is to redevelop is parcel in conjunction with the redevelopment of the Snowmass Village Mall. ClickFORMS Appraisal Software 800-622-8727 Page 12 of 45 1 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeMdress Name Hannah Dustin Townhome Location 701 East Hyman Legal Hannah Dustin Unit B Existing Use Parking Lot Future Use 2 Free Market&2 Deed Restricted Condominiums Land Size 5,830+/-square feet Zoning City ofAspen MU Mixed Use Contract Date August 10,2005 Date of Sale November 2006 Sale Price 4,500,000 Adjusted Sales Price 4,500,000 Grantor Hyman Avenue Holdings LLC Grantee Hyman Street Brownstones LLC Recording 530906 s per Sq Ft Land 771.87 Allowable Floor Area 10,807 s per Sq Ft of Floor Area $416.40 Location Interior Lot Utilities In place Public Verification Appraisal This parcel is located at near base ofAspen Mountain and adjacent to Aspen's commercial core area.The subject property was uses as a parking lot and the purchase contract was subject to gaining development approvals. The development approvals gained prior to the purchase were; two free market townhomes(Unit A 4,278 sf GLA and Unit B 4,575 sf GLA)and two deed restricted affordable housing units(Unit C 979 sf GLA and Unit D 975 sf of GLA). One of the more interesting features ofthe design of the improvement to be built is that in order to meet the City of Aspen's onsite parking requirements the basement of the building will be used as parking for the complex and will be access via a lift from the alley. ClickFORMS Appraisal Software 800-622-8727 Page 13 of 45 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAddress Name Stage 3 Location 625 East Main Legal East Aspen Block 29 E 10' of Lot and all of Lots 5, 6&7 Existing Use 3 screen Movie Theater Future Use Office Retail 1 s`Floor,Employee Housing 2Id Floor and Free Market Condo 3'd Floor Land Size 10,000+/-square feet Zoning City of Aspen MU Mixed Use Date of Sale May,2006 Sale Price 5,000,000 Adjusted Sales Price 5,000,000 Grantor Carisch Brothers Grantee Aspen Main Street Properties LP Recording 524045 s per Sci Ft Land 500.00 Allowable Floor Area 30,000 s per Sq Ft ofFloor Area $166.67 Location Interior Lot Utilities In place Public Verification Public Records tThis parcel is located in the middle of its block on East Main Street adjacent to Aspen's commercial core area. The subject property was a three screen movie theatre and the purchase contract was not subject to gaining development approvals.The intension of the purchasers of the property is to redevelop it with a mixed use,commercial—residential, building. However at time ofpurchase and appraisal no redevelopment approves had been granted by the City of Aspen.The reason for the redevelopment delay is that the City of Aspen imposed a moratorium on all commercial development applications and approvals while the City review the effects the infill plan has had on the City of Aspen over the past couple of years. The moratorium was to expire on October 31,2006 however the moratorium has been extended to February 28,2007 and looks like it will be extended again. t ClickFORMS Appraisal Software 800-622-8727 Page 14 of 45 1 The Appraisal Office-Aspen Ltd. t Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAddress 1 Name Wienerstube Rstmt-Ajax Bike&Sport and Adjacent t Vacant Land Sale Assemblage Location 625,635&633 East Hyman or 307 South Spring Legal COA Bk 100 Lots D,E, F,G,H& I Existing Use Restaurant&Retail-Parking Lot Future Use Commercial—Residential Land Size 18,000 sq ft Zoning City of Aspen C-1 Commercial I Date Sold October 25,2005 &March 2,2006 Sales Price 7,000,000+$4,500,000=$11,500,000 s per Sq Ft Land 638.89 Allowable Floor Ratio 3:1 Allowable Floor Area 54,000 sq ft s per Sq Ft of Floor Area $212.96 Location Southwest Comer of East Hyman &South Spring 1 Adjacent to Commercial Core Utilities In lace Public Verification I Appraiser This analysis is based upon the two sales as a single economic transaction since it is the intension ofthe purchasers of the properties is to redevelop them jointly.However at time of purchase and appraisal no redevelopment approves had been applied for or granted by the City of Aspen. The reason for the redevelopment application delay is that the City of Aspen has imposed a moratorium on all commercial development applications and approvals while the City review the effects the infill plan has had on the City ofAspen over the past couple of years. The moratorium was to expire on October 31,2006 however the moratorium has been extended to February 28,2007 and looks like it will be extended again. ClickFORMS Appraisal Software 800-622-8727 Page 15 of 45 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address city County State Zip Code Lender/Client Town of Snowiness Village Tranportaion DepartmeAddress Name Mother Lode 1 Location 314 East Hyman Legal Mother Lode Lots N&O Existing Use Restaurant Future Use Commercial—Residential Land Size 6,031 Zoning City of Aspen CC Commercial Core Allowable Floor Ratio 3:1 Allowable Floor Area 18,039 Prior Entitlements Date Sold July 12,2005 Sale Price 3,750,000+$250,000=$4,000,000 Dollars per Square Foot of Land 663.24 s per Sq Ft of Existing Floor Area $221.74 Subsequent to Entitlements Date Sold October 12,2005 Sale Price 8,500,000 Allowable Floor Area 13,948 Mother Lode Subdivision Agreement s per Sq Ft Land 1,409.38 s per Sq Ft of Approved Floor Area $609.41 Location Adjacent to Commercial Core—in the middle of its block and the south side of its block Utilities In lace Public Verification A raiser In July of2004 an option to the subject property was agreed upon and On July 12,2005 the option to buy was exercised after obtaining redevelopment entitlements. It is my understanding that the cost of obtaining the redevelopment entitlements was in the area of 250,000. On October 12,2005 the subject property was resold as result of the obtaining said entitlements and is being redeveloped at time of appraisal. As part of the redevelopment approval since the existing improvements where on Aspen's Inventory ofHistorical Buildings the many of the customary mitigation fees associated with redevelopment in the City of Aspen were waived. The redevelopment agreement allows for 3,804 square feet ofnet leasable retail—restaurant space in the basement and on the first floor,one,1,983 square foot free market condominium unit,two 600 affordable housing condominium units on the second floor and one 3,916 square foot free market penthouse condominium unit on the third floor. The buildings maximum allowable floor area including net leasable—net livable and storage areas is 13,948 square feet. It is noted that even-though the improvements where on Aspen's Inventory of Historical Buildings only the front fascia of the first floor remains from the original building. ClickFORMS Appraisal Software 800-622-8727 Page 16 of 45 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAbdress 1 Name North Mill Street Assemblage Location 465 North Mill Street-555 &557 North Mill Street Legal Metes&Bounds Existing Use Office—Retail&Light Industrial Future Use Assemblage Retail Residential Land Size 49,901 +6,301 —56,202 Zoning City of Aspen SCI Service Commercial Light Industrial Contract Date Summer of 2005—August 8,2005 Date Sold June 2,2006—September 16,2005 Sales Price 10,000,000+$3,600,000=$13,600,000 s per Sq Ft Land 241.98 Allowable Floor Area Ratio Commercial Uses 1.5:1.0 Affordable Multi-Family Housing 0.5: 1.0 Allowable Floor Area 99,802+ 12,602= 112,404 s per Sq Ft of Floor Area 1 $120.99 Location North of Commercial Core Utilities In place Public Verification Appraisal&Banker This analysis is based upon the two sales as a single economic transaction since it is the intention of the buyers to raze both buildings and redevelop as a single mix use, residential/commercial,project similar to the Obermeyer Building on East Bleeker Street.However at time of purchase and appraisal no redevelopment approves had been applied for or granted by the City ofAspen.The reason for the redevelopment application delay is that the City ofAspen has imposed a moratorium on all commercial development applications and approvals while the City review the effects the infill plan has had on the City of Aspen over the past couple of years. The moratorium was to expire on October 31,2006 however the moratorium has been extended to February 28,2007. 1 ClickFORMS Appraisal Software 800-622-8727 Page 17 of 45 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address t City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAbdress Name La Cocina Location 308 East Hopkins Legal COA Bk 80 Lots M&N Existing Use Restaurant Future Use Commercial—Residential Land Size 6,000 Zoning City ofAspen CC Commercial Core Date Sold September 30, 2005 Sales Price 4,000,000 s per Sq Ft Land 666.67 Allowable Floor Area Ratio 3:1 Allowable Floor Area 18,000 s per Sq Ft of Floor Area $222.22 Location Adjacent to Commercial Core—in the middle of its block and the south side of its block Utilities In place Public Verification J Listing Broker 1 This comparable property was improved with a 3,648 square foot commercial building which was built in 1888 but was not on Aspen's Inventory of Historical Buildings. The building was being used as a restaurant at time of sale however the intension of the purchasers of the property is to raze the existing building and build a three story mixed use, commercial—residential building, with a full basement. However due to the building moratorium the redevelopment application has been put on hold. 1 ClickFORMS Appraisal Software 800-622-8727 Page 18 of 45 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAddress Name Residences at Little Nell Assemblage Location East Dean& South Galena Aspen Colorado Legal Various Existing Use Nightclub, Restaurant, Residential Condominium Future Use 26 Unit Fraction Ownership Condominium Land Size 66,714+/-square feet Zoning City ofAspen CL Commercial Lodging Contract Date Various Date of Sale May 2005 Sale Price 35,174,405 Adjusted Sales Price 36,804,405 Grantor Various Grantee Aspen Land Fund, LLC Recording Various s per Sq Ft Land 551.67 Allowable Floor Area Ratio 0.36 Allowable Floor Area 103,000 s per Sq Ft of Floor Area $357.32 Location Excellent-Adjacent to Gondola Utilities In place Public Verification Appraiser This analysis is based upon the sales transactions as a single economic transaction since it is the intention of the buyers to raze buildings and redevelop the property as a high-end fractional ownership development. This property is located at the base of Aspen Mountain adjacent to the Silver Queen Gondola near the Little Nell Hotel who will be the management company for the complex. The assemblage of the properties took three years to acquire and the analysis of this transaction included the cost of demolition of existing improvements. 1 ClickFORMS Appraisal Software 800-622-8727 Page 19 of 45 1 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion Departmemdress Name Conner Cabins&Lofts Location 530,532&534 East Hopkins Aspen Colorado 81611 Legal COA Bk 93 Lots East 7 V2 ft of P,Q,R&S Northwest Corner of East Hopkins Ave and So Hunter Street Existing Use 3 Residential Historic Cabins Future Use 3 Cabins Converted to Offices 3 New Residential Lofts Land Size 9,750 Zoning City of Aspen CC Commercial Core Redevelopment Approval was in the form of a PUD Option January 2004 Date Sold June 2,2005 Sales Price 530$1,386,622 Rec 510881 $100,000 Rec 510882 t 532$1,308,378 Rec 510883 $100,000 Rec 510884 534$1,447,500 Rec 510886 Total 4,342,500 Approved Total Residential Commercial Square Feet of Floor 530 A 5,265 530 B 2,494 Area 532 A 5,256 532 B 2,566 534 A 4,956 534 B 2,348 Total 15,486 7,408 22,894 s per Sq Ft Land 445.38 s per Sq Ft Floor Area $189.68 Utilities In Place- Public Verification Seller The sale of the property was based upon an optioned to buy which took place in January of 2004. The option to buy was subject to gaining entitlements to redevelop the property. The redevelopment approval granted approval to rebuild the three historically designated cabins and convert their use for residential to professional offices and to build three new high-end free market residential townhouses without the customary affordable housing component. The redevelopment approval was granted under the old CC Zone District Code since the application was made prior to the approval of the new CC Zone District Ordinance with limits the use of a property first floor in the CC zone district to either retail or restaurant. 1 ClickFORMS Appraisal Software 800-622-8727 Page 20 of 45 1 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAbdress Name Roost Lodge Vail Colorado Location 1783 N Frontage Road Legal Buffer Creek Re sub Lots 9-12 Existing Use Roost Lodge Future Use 4 story Marriott Residence Inn Land Size 84,149+/-square feet Date of Sale July 25,2005 Recording Reception No 924090—Warranty Deed Sales Price 4,800,000 Adjusted Sales Price 4,800,000 Grantor Lester$Eva Warpecha Grantee Timberline Roost Lodge LLC Recording 924090 s per Sq Ft Land 57.04 Allowable Floor Area Tbd s per Sq Ft of Floor Area Location North Frontage Road Utilities In place Public Verification Appraiser Prior Sale July 91 2002 Recording Reception Number 804530 Sales Price 2,800,000 Prior Sale January 3,2002 Recordin Reception Number 782436 Sales Price 2,000,000 This site is located on North Frontage Road across Interior State 70 from the core area and the ski area of Vail. The site at time of sale was improved with a 75 unit economy lodge that was built in the 1970's and will continue operations through the 2006—2007 ski season. Construction of a 4 story Marriott Residence Inn is schedule to begin in the spring of 2007. 1 ClickFORMS Appraisal Software 800-622-8727 Page 21 of 45 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion Departmemdress Name Chateau at Vail,Vail Colorado Location Vail Road and South Frontage Road Legal Vail Village Filing 2 Lot A,C&Part of B Existing Use Lode&Service Station Future Use Lodge, Whole&Fraction Ownership Condominium Land Size 111,949+/-square feet Zoning Town of Vail Contract Date Various Date of Sale February 4,2005 Recording Reception Number 906000 Special Warranty Deed Sales Price 20,200,000 Adjusted Sales Price 29,000,000 Grantor Doramar Hotels et al Grantee Vail Development LLC Recording 906000&906001 s per Sq Ft Land 259.05 Estimated Floor Area 105,000 s per Sq Ft of Floor Area $276.19 Location Vail Road and South Frontage Road Utilities In place Public Verification Appraiser Prior Sale May 1, 1985 Recording Book 412 Page 967 Warranty Deed Sales Price 9,000,000 This site will contain a 118 room Four Seasons Hotel, 16 whole ownership condominium units, 19 fractional ownership condominium units and 34 employee housing units. The adjusted sales price includes the recorded sales price of$20,200,000 plus payment to option holder,a business buyout of service station and demolition costs. ClickFORMS Appraisal Software 800-622-8727 Page 22 of 45 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAudress Location Tbd San Joaquin Rd-Mm Village-Telluride,CO Legal Lots SS-165A&SS-165B Mountain Village Existing Use Vacant Land Future Use 20 Free Mkt&2 Deed Restricted Condominium Units Land Size 68,215 +/-sq ft Zoning Mtn Village PUD—Condominiums Date of Sale May,2006 Sales Price 6,110,000 Adjusted Sales Price 6,110,000 Grantor Stone ate Lexington Partners Grantee Behringer Harvard Mountain Village LLC s per Sci Ft Land 89.57 s per Free Mkt Condo Unit $305,500 Location Core of Mountain Village Utilities In place Public Verification Appraiser This development site located between Cortina Land and Lodges on Sundance complex the site is heavily wooded with steep access to level bench above and excellent views to the north across San Sophia Ridge. Final development approval included a poma-lift for ski in and out access to the Sundance run. Location Tbd Mountain Village Blvd.-Mtn Village- Telluride,CO Legal Lot I10 Mountain Village Existing Use Vacant Land Future Use 6 Condominium Units&Commercial/Retail Space Land Size 3,354 sq ft Zoning Mtn Village PUD—6 condominium units Date of Sale February 2006 Sales Price 1,200,000 Allocated Sales Price 117,320(Commercial) 1,082,680(Residential) Grantor Telluride Mountain Lodges,LLC Grantee Stonegate Core Partnership II LLC s per Sq Ft Land 357.78 s per Residential Condo Unit $180,447 Location Core of Mountain Village Utilities In place Public Verification Appraisers This site is a small development site located in the core area of Mountain Village. It has views of the San Sophia Ridge and is zone for 6 residential condominium units and 3,352 square feet of Commercial/Retail Space. ClickFORMS Appraisal Software 800-622-8727 Page 23 of 45 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAbdress Name Hotel Site Location 568 Mountain Village-Mtn Village-Telluride Colorado Legal Lot 50&51 R Existing Use Vacant Land Future Use Condotel Land Size 50,312 sq ft Future Use 100 Lodge rooms 34 Free Mkt, 8 Employee Condominiums and 28,000+/-sq ft Commercial Space Zoning Mm Village PUD Date of Sale November 2005 Sales Price 6,700,000 Adjusted Sales Price 6,700,000 Grantor Telluride Mountain Village Resort Grantee RAL Mountain Village Lodging LLC s per Sq Ft Land 133.17 s per Unit Tbd Location Core of Mountain Village Utilities In place Public Verification Appraiser This sale included two lots located in Mountain Village which is being used as a parking. The two lots where purchased for the development of a Condotel. The development rights include 100 lodge rooms,34 condominium units,8 employee housing units and 28,000 square feet of commercial space. Location 208 Country Club Drive—Mtn Village-Telluride CO Legal Mountain Village Lots 126, 130, 152,A,B,C Existing Use Vacant Land Future Use Luxury Hotel—Condotel Land Size 187,744 sq ft Zoning PUD Date ofSale October 2005 Sales Price 25,000,000 Adjusted Sales Price 25,000,000 Grantor RSG Holdings LLC Grantee Honig Aviation LLC s per Sq Ft Land 133.16 s per Unit Tbd Location Mountain Village Utilities T place Public Verification Appraiser This land sale consists of 4.3 +/-acres located on Country Club Drive in Mountain Village. A luxury hotel—condotel project is being planned for the site. ClickFORMS Appraisal Software 800-622-8727 Page 24 of 45 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Properly Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAbdress Location 680 Mountain Village—Mtn Village-Telluride Colorado— Legal Lot 161 CR Existing Use Vacant Land Future Use 35 Condominium Units Land Size 123,798 sq ft Zoning Mtn Village PUD Date of Sale September 2005 Sales Price 9,500,000 Adjusted Sales Price 9,500,000 Grantor Lot 161 C-R LLC Grantee MR 1.81 LLC s per Sq Ft Land 76.74 s per Unit 271,429 Location Core of Mountain Village Utilities In place Public Verification Appraiser This site is located near the gondola. The site was zoned for 35 residential condominium units however the site is under design review for potential alternative use as a fitness center. Location Tbd Rid eline Dr- Mtn Village-Telluride,Colorado Legal Parcel 2 Lot 158R Existing Use 4 partially Completed Condo Vacant Land 35 Addition Condos Future Use High-end Condo Land Size 176,853—4,534.69 sq ft per Unit— 158,714 Zoning PUD Date of Sale May 2005 Sales Price 14,000,000 Adjusted Sales Price 9,000,000 $5 million Value of existing units Grantor Tristant LLC Grantee Primegro Telluride LLC s per Sq Ft Land 56.71 s per Buildable Unit 9,000,000/35=$257,143 Location Mountain Village Utilities In place Public Verification Appraiser This is large development parcel located in Mountain Village. At time of sale there were 4 partially completed townhomes and the right to build 35 condominium units.The total purchase price was $14,000,000 with the value of the 4 partially completed townhomes was estimated to be$5,000,000. As a result the allocated value of the remaining land with developments rights is $9,000,000. ClickFORMS Appraisal Software 800-622-8727 Page 25 of 45 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion Departmedddress 1 Location Tbd Fir Street Telluride,Colorado Legal Lot A Fir Existing Use Vacant Land Future Use Mixed Commercial I"Floor Residential 2" Floor Land Size 2,937 sq It Zoning Commercial Date of Sale May 2006 Sales Price 1,100,000 Adjusted Sales Price 1,100,000 Grantor Snell Grantee Raymond A Messier s per Sq Ft Land 374.53 Allowable Floor Area Tbd Location Interior Lot one block from gondola Utilities In place Public Verification Appraiser This is an interior lot located in the Town of Telluride one block from the gondola which accesses Mountain Village where the ski area is located. The buyer of the property intends on developing the site with a 2 story mixed use building,commercial on the first floor and residential on the second floor. Location 368 S Davis Street Telluride Colorado Legal Lot IA Replat of Lots 1 &2,X,Y&Z Existing Use Vacant Land Future Use Condominium 30 Units-increase to 37 Units after sale Land Size 122,713 sq R Net Buildable 90,200 sq ft Zoning Telluride Commercial Date of Sale February 2006 Sales Price 8,250,000 Adjusted Sales Price $8,371,667 Grantor Telluride Holdings LLC Grantee Telluride Corporation s per Sq Ft Land 122,713 sf$68.22 90,200 sf$92.81 Usable Floor Area 90,200 s per Sq Ft Floor Area $92.81 s per Unit 30 Units$275,000 37 Units$226,261 Location Ski Access&River Frontage Utilities In place Public Verification Appraiser This development parcel is located in the Town of Telluride at the base of the ski mountain and also has 360 feet of San Miguel River frontage. It is situated on a steep slope with net buildable area is 90,200 square feet and will have access to the ski runs. At time of sale there were 30 condominium units planned for the site however since the sale this site gained approvals for 7 additional condominium units. ClickFORMS Appraisal Software 800-622-8727 Page 26 of 45 1 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAbdress Location Tbd Snowmass Road Mtn Cresta Butte Portion of Lodge Suite 18 SLO Improvement Vacant Land Land Size 41,382+/- Sq Ft Zoning Multi-Family Allowable Floor Area 24,922 Sq Ft Date Sold September 2005 Sales Price 1,595,000 t Price paid per S . Ft ofLand 38.54 Price paid per S . Ft of Floor Area 564.00 Location Wood Creek —>30 yards from Lift Utilities In place Public Verification Appraiser This comparable sale was relisted on July 26,2006 with an asking price of$3,150,000. This comparable sale is less than 30 yards from a ski lift and Woody Creek runs through the property. Location Tbd Hunter Hill Road Mtn Cresta Butte Mtn Cresta Butte Lots 27, 28,44,45 &CVA 3 Land Size 71,438+/- Square Feet Allowable Floor Area 43,150+/- Square Feet Zoning Multi-Family Date Sold July 2005 Sales Price 3,840,000 Dollars per Sq Ft Land 53.75 Dollars per Sq Ft Floor Area $88.99 Location Ski In &Out Access Utilities In place Public Verification Appraiser This is a sale has Ski In&Out Access. Seller will remove existing improvements. 1 ClickFORMS Appraisal Software 800-622-8727 Page 27 of 45 The Appraisal Office-Aspen Ltd. t Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAudress Name Weight Parcel Location Summit County,Utah Adjacent to Escala Parcel Improvement Vacant Land Land Size 214,751 +/- Sq Ft Zoning SPASpecially Planned Area Allowable Floor Area 175,000 Sq Ft Date Sold November 2005 Sales Price 7,180,000 Price paid per S . Ft of Land 33.43 Price paid per S . Ft ofFloor Area 41.03 Grantor Alternative Funding Associates,LLC Grantee Morinda Properties Weight Parcel LLC Location Adjacent to Escala Site—Has Ski Access Utilities In place Public Verification Appraiser This comparable sale of development land is adjacent to Escala site and will have ski access through the Escala site. The buyer is the developer of the Escala sit. Name Bear Hollow Drive Location Summit County Utah Land Size 240,421 Allowable Floor Area 235,000 Zoning PD Date Sold July 2005 Sales Price 5,100,000 Dollars per Sq Ft Land 21.21 Dollars per Sq Ft Floor Area $21.70 Grantor New ort Potomac Partnership, LLC Grantee Bear Hollow Development, LLC Location Sun Peak Area Utilities In place Public Verification Appraiser This is a sale of a condotel development property is which located in the Sun Peak area north of the Canyons SPA and lacks ski access. ClickFORMS Appraisal Software 800-622-8727 Page 28 of 45 The Appraisal Office-Aspen Ltd. Comparable Sales Analysis File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion Departmekdress Name Hansen Parcel Location Summit County Utah Land Size 184,258+/- Sq Ft Allowable Floor Area 80,000 Zoning SPASpecially Planned Area Date Sold January 2005 Sales Price 2,650,000 Dollars per Sq Ft Land 14.38 Dollars per Sq Ft Floor Area $33.13 Grantor Hansen Group, LLC Grantee Forum Development, LC Verification Appraiser Location Lacks Ski Access Utilities Available This is a sale of development property which accessed from White Canyon Road however it lacks ski access. 1 t 1 1 ClickFORMS Appraisal Software 800-622-8727 Page 29 of 45 The Appraisal Office-Aspen Ltd. Review of Snowmass Village Sales File No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Transportion DepartmerrAddress 1 a•eo"teas iaws LmdT.Harr weal CraNU j Gtavtee G6al SlertPtivn Bale Dare SM.pip S., Sf SF . of S'a pv aft5C'om 15 CorymN - _ A,mdabomOOCe-Bldg, _ S IT IO ArgS6 W 6th]?N[Traoi 45 525115 188-Sry06 _ $2,300000 PA ' 26136 0600. 58 .S PJkm C nvtY AbB,Re<aL i I . Hue SIDap B YAW POD Lot I 52552)_ 20Ja 06 68.825300 214,+19' 5.410 {A.95 5411E Bnoh Creek Ud CompLLCEril _ IBsse Valage Phve lA_Dev CO LLC Aoar Ma3lnpo 0.93 BazeVOW POD Lott 525528 21-hv 06 $6.383.600, 68.829 11500 $9275 $5635 creek LadCompLLC Fd y8 VO Ph 2BE-CO LLC. - --. ._ ._ FborM Rae 168 -_. t I H VJlaye PM Lot 525529 20Ja 06 6].1]8400 136.715 108028 2460 56695 $525 BwhC RI.md CaseUsDO B Val•g Pharr 180 COLLC not,AaaRa 129 1 S__Rdd ComtepJhe Ramda ITC Onh mre Na 11 Sn_at _ __ __ __- _ _ _ " 522,36]300', 46q,441_412511 9470 555 36 _5418.141 S Landand Ca04LLC _ rvshC k Capdd HoldvgsUs F yB.md,No LOt I.AReplyl _ 521926 15-Ma 06 s6C .M 43.802. M.566 d260 LSo Lmd-dC.JLC Brvx6 Creek Cap IHoldings LLC F ryA thNmtlmLotA 521924 15-Mar06 36.000,000 113,692, 5 ss LmdadCNeI H v,Creek Cgml HoldingsLLC Farawry RathNose,LotB 521924 15-Mv06 $6,000.000 08862' 2.040 SoowvutLadad CageLLC BsvW Cmek Cap4ol HoldvgsLLC 'Faawry RathNoM LotF 521924 I5-Ma-06 $6,000000 489.1]9, 11.210 _ S o ,Lad.d CaeleLLC -BO Creek Capvol HoiLLC FvawryA Ninth Lot0Cp Sp a L 521924 15-Ma-O6 $6,000,000: _300,172' 6891- 5 Lad dCUtl LLC H sh Cmek CryvlHoldBaLLC Fiozo,,RanhNort LotIOPa Space 521929 15-Mar06 6,-000-,000 _ 41,658 Y PukmC wtr Ah4e RaoN 27129_ ,28,1]1w 5 Ladad Cm4II BrvshC ek EVav LLC _ 'F—,,l North LotH 521925 15-Mm 06 a $11,000000 300.129t a stand dCCe ILC '13.11i Cmek Es..sUs FaawryRathNorth LotH-1 521925 15-Mar 06 $11,000.000 _411,003 1.630 S 1.j"C A4h,Re<v.ds bl],000.000 1,598.260 36.691 SIO.6!Y a A,,, 16,000,000 1]9028 4130_51001..1 e ma BJaS G pugC ter_ f Ud<___.__._____- GvewgCwno[S sUC Snowm Hdd'mBCwipmvl],C P dCIIme 15— 51041 31-Mny oS _ 510.800.000 _ _ 454GvewryCmn [Sm sLLC _ S sHoldmg CompmqLLC jP OCQe102So,,WUo 510y41 31-$day 05 510,800.000 _ 300'GvlewryCorn [So wormsLLC ISw 8Wm8 Cmsgv7LLC P e1C U.104 510741 31-Mry05 $10,800,000. 267, 0vwryCma [Swwm nc S 81dg CmpaOLLC P dCII'10LA 510741 31-140,05 510800.000 228, GueveyCemv f5ro avLLC S 8oldg Cw,pwryLLC P dCII 106 S101dt 31-May 05 E10.800,000 115' GxewryCmaofSw us LLC S wmm HoMmg CmopaylS,C P IC Um,101 510]4131-May oS 510,&00,000798 G Ceoaraso-1LLC S-o Ow HoattwryWing Conpmy LLC Pw,dC Qo0202 510741 31.ALy-O5 510,800.000' _ 391. 1GVeway Cevn FSmwaass LLC S,wwmasr Heldme Cmpmy LLC P.SCU.203 51041 31-141-05 - $13,2532M5, G.-,Cerro-ofS - nLLC 190 sHOldvgcart, ryLLC P-0C U.204 _ 510241 31-Mry05 S10,800,000 741' 1 svewryCerrao aLLC Sn sHOIA,CooiLLC _ P e1CQ,205 5IM41 31-MY-05 $10,800,000 805_ 1Gakwry Ceoes f5 s1LC 5 es Hoiduig Campmy LLC .P dC Umt 206 510141 31-Mg05 _ S1o,800,000 _583, Gmaryc.of S,.,o, aLLC _ Isitt"ss Holding CompanyLLC Pamd C Om 20] 510]41 31-May.08 510,900,000 3141 GVe CerraofSnowmualSC ',Snowman Hal 1 -way, d'ag Compmy Us PatdCIIpd208 510]41 31-May-OS 510,800.000 _ 335„ GvewryCereo-of5nowmaasLLC S Hddg Co,,pmyLLC cP dC Ume209 510741 31-Mry 05 510800000 1'2 C II 210 510]41 3 6b k Gvry CemofSnemlac M me GatewcyCerraofSnowmusslSC S s8oldmSCasp.Uc p tdC U.211 510141 31-May 05 _$10,800000 _ 420. Gat Cemvofioo—LLG 1$ ,Holding CompvryUs ,P dCIIm 212 510741 31-1dey05 510,800000 4221 Gvewry Qvn oFSnawmas LLC 3mwwss Holdg Comp IZC_Prod CUm215 1_510]41 31-May-OS_ 510800,000. 1.010 rGvewryCeoly fSn sss LLC Sn sHobbog CompanyLLC P IC Qw,216 510141- 31-,Lany05 510.000.000 GvewryC onds eLLC JS 81dq Cm,pyUC _P dC Umt301 51M41_ 31-May 05 $10800,000+ 788r Gmwry CornofSoo ,LLC IS _ Holding Cm,gary Us P dCU.302 510741 31-ISLi $10800.000 119E 1GvryCormfSw.- -1 LLC _ S s EolL 8ConpanyLLC_ IP d C IIes 306 _ 510]41 _31-May 05 - 510,860000 511' poio,,Cerro-ofSnowams Us 9 worms 8nldgCwp yLLC JP dCQmtn9 510191 M-Ma105 E10,800,000 _ 1,546 GVewy Cerra MSVOwaas LLC ISoo, Ho,d Coto,o Us 'Pa,dCIIm310 510]41 31-May-05 510,800.000 1,754 deg gmpmy _ Yp elCQve311A - 510741 31-Mry-05 $10,800.000 - 443GVewryCornoFBwormsLLCSmwmmsHdCLLC Aveway CemerofSm LLC TS sHddolqCm,pmy LLC P dCIImt3118 510]41 31-May05__ $10,800,000 _- 3931 GUewry CemvofSw sLLC Sa %oldvgCVmpmy LLC _P tlC Qmt 315 510741 31-May 05 _ S10,830,000 1,663 IGVewry CormofSaoamass LLC S,,—HoldhgCompny LLC P dC Um,316 _ 510141 31-Mry OS $10,800.000_ 1,]98 (Seali21jW! 55 p± m IResortDeveWVmem_Aes..e, AWBa SOOwmusVOW 'PattlCQOa 214 311968 I-m- a Ve 1 89 200500 1360 1-16,1 _ _LT -ofSnowmm Vdlyg rP , elCU.T 161181 41,9%i 38i9iT 100 9 Akin C AbB Raved 1 T.1 She A mp,..emart Lind _ RV 431JS Sold 1,204 t L dSaPaA I M6Set SW9_ 4e 5 M11W -hR- 'dvg omP y peMao LotA _ 510]42 25-Nuy-05 $14000,00D' 26497 _15,5M 1 sV>UWMAU B 510]42 2S,May-0S S15,M000P IS tl- 2,66Be 5 VOW L1D PaM S 801 C LLC 5 S -VOW LTD PaemMp 5 Hold,,Cone yUC S y5 ,VOW LTD P.ttdop 1,S Holdg Gmp yLLC Saowmaa WW MaoLo C 510'142 2J-1a-05 $14,000,000 166041 _ ]664"1 i 6nowmays Vdage 1,]D Parmemhp Snt v ss Boldn Cppw.y LLC ISeewuss Vdbge Ma4LatD 810742 25.Mry-O5 _ $14,000,000', 01 9.0114109,13:_ F -YeaRatu 1931 9 ALLmC ryAhB<Ramd+ __ LmdS per of 53413941• IaaP3 pa a(_ 2:3983,r ClickFORMS Appraisal Software 800-622-8727 Page 30 of 45 The Appraisal Office-Aspen Ltd. Review of Gateway Center Sale File No. Case No. Borrower Property Address C ty County State Zip Code Lender/Client Town of Snowmass Village Transportion DepartmerAddress Greater - Gontee Legal - - Reception Sale Date 'Sale Rice Imp+/.Sf /ofTotal Gateway Cerra ofSno.us LLC IS wmass Holding Company LLC _ Parcel C Unit 15 510741'_31 May 05 1 S1Q800 000 _ 454 1.18Yo1 Gateway Center ofSnowiness LLC Saowmas H Idmg C mpm y LLC Parcel C UM 102 Storage Unt 51074D 31 Mny 05 $10,800,000. _300 0.78% Gar ,Center ofSno.1c MC tSno-n n Hold'ug Company LLC Parcel C Urit 104 S10/d1 31 M y OS 510,800 000 267 069%' Gateway Ceuta o£S o LLC _ Snowmms Holding Company LLC Parcel C IIaW 104 A _51074131 May 11 110,110,111 _278 __0.72%' Gateway Center oFSnowmass LLC __ Sun. H Idvig C FL yLLC :ParcelC Unit 106 ___ __ 510741, 31 May OS $10,800 000 _- 715' - _1.86% Gateway Center oE5 owmacc LLC Snowmaa H Idbg C nany LLC Pamd C Unn 201 5IM41 31 M y 05 i 91 79917991 207% Gateway Curter ofSao.LLC___ Svownuc Holding Cowry LLC_ _ :ParcdCIIna 202 _510741' 31 May 05y $IO_,800, 000t __ 391 _ 102% Gate y Caar ofSvo.n LLC_ISnowmu Holding Compay LLC Parcel C Und 203 _ _ _ 510741T 31 M y 05 $10,800,000_ _ _569 _ 148Y_ Gateway Center ofSnownass LLC — S owmuc Holding Company LLC Parcel C Una 204 -_ 510741: 31-May-05 $10,900,000 _ — 747 - 194% Gateway Censt of$...,LLC 1S wmu H I<kg Compay LLC 'Parcel C Unit 205 510741131My05 $70,800000 805 2.09 Gate yCater ofSnowmass LLC Snowmass Holding COmpary LLC 'Part lCUmt 206 51074131May05 S1Q800000 583; 151% Gateway Cat'ofSnowmacs LLC Suoo nass Holdt Company LLC :Parcel C Unt 207 510741; 31-May-05 siox A00 314.092% Gateway Cents ofsv..t LLC _ rSnowinxss Holding Company LLC_ _Parcel C Unit 208 _r_ _ 510741 31 Mry:051_ $10,800000? 335, _0.87% Catewry Centre ES ovnnass LLC_- - ,Svowma HoldingCompaq LLC Parcel C Und 209_ _ 510741y 31 May 05 310,800,00-10,800 000 _ - 1 262 _ 3.29% Gaze yC ter fS win cLLC snowmassH IdmgCompaery LLC Pare ICUnt 210 j 510741' 31 May 051 $10.800000, 3681 096%' Gat ay Center ofSnowinasa LLC Svowmns HoldingCompaq LLC Pared C Una 211_ 5107411 37 May05 $10,800000 _ 420, L09v Gatewry Cagier ofSnowmass 111 -__tSvowma HoldvgCompany LLC _Parcel C Una 212 _ _ 510741; 31 May05;_$10,800,000' ___ 422' _ 1.10% Gateway Ceeber ofSnowmass LLC 5nowmass Holding Company LLC _ :Parel C Unit 215 510741 31May-0.5 $70.800,000' 1010! 262% Gateway Cerra ofSnowmau l7,C -Snowinus Holding Company LLC Pace[CUcit 216 - - 51074E 31-1&y-05 $70,800000 - _7076 -_ _2.80% Gat ay Cm-ofSvowmas LLC STv_wma Holding Company LLC_ ;Parcel C Una 301 510741 3]May05 ' Sm?00000 788 _ 205% Gate ay CannofS..a LLC 5nowmasc HoldingCompany LLC Parcel C Una 302 510741:311&y05 $10,800000 1194 3.10% Gamway CemerofSnowinuc LLC ISvowmass HoldingCompaq LLC ,Parcel C Unn 306 510741- 31-Map-05' $10,800,000 5111 1.33% Gatewa Center ofSno.,LLC S.coomsc Hol Co an LLC__ ,Parcel C Unit 309 510741, 31-Ma-05 $10,800,000' _ ___1,546.4.02%.Y__. SmP-Y__- y__ Gatewa,Cater ofSmaw s LLC Svowmass HoldingCompayLLC Pared C Una 310 510741'31 May 05; 570,800,000_ 1,754 4.56%. Gateway Ceuta ofSnowmuc LLC Snowmass Holden,CompanyLLC Parcel C Una 311 A 510741 31-May-05,1 $10,800,000, 4431 1.15% Gateway Curter ofSvooemass LLC _ ,Svowmass Holdvfe Company_ILC_ _Pa_rcelC Unrt 311 B _ _ _i 510741 31 May 05_ $10,800,000 _ 393', -_ 1.02% Gateway Center ofsvowmasc LLC Snowman,Holding Companyl.LC '.Parcel C Una 315 510741 31-May-05 $10,800,000, 1.663 4.32% Gateway Cater of'co.,LLC Svowmasc Holding CompanyLLC Parcel C Una 316 510741137May05 510,800,000 17981 4.67% I NotIncluded mSal 2 5 ResortDeadopmatRccomcec Aline Baru,So..,W,, Pamel C Uut 214 311968; 1,Iuo89 1 $200500 1160 301%, Town_of Snowman Vi.4a Pare_elC Un_T 16,178'41.66% Source Rtivv COm,tyPubb R rd 1 _ _ rt— .r 78,482a 100A0•/. Sales Pnce 510,800,000 1 t lmprovemem aTatedSe _ 38'482 - 26965 Lan 14,8(9 Lanai spa sf Sold rt S77b98 Lvp f a per err sold 550936 560 Ya of Total Parent C Unit T_ _ -- - -- 16118 4188% i Potential Floor Area Potevtid FloorArea Sold 86,500- .- 47,662 S's Per sfPetevtialfloorArea Bold_ 5226.60 Potevv_alFloor AseaL ha Land Loravon I PvalCUnitT 36,226 11,294 ClickFORMS Appraisal Software 800-622-8727 Page 31 of 45 1 The Appraisal Office-Aspen Ltd. Review of Base Village Approvals File No. Case No. Borrower tProoerN Address City County State Zip Code Lender/Client Town of Snowmass Village Transportion DepartmerAddress ITC Ordinance No 21 Land Size Land Size Ifloor Area jMax Floor Approved j Series of 2004 Acre +!- SF +/- Ratio i Area Floor Area Base Village PUD Lot 1 5.410 235,6591 0.93 219,163 214,449 IBase Village PUD Lot 2 1_580 68,824 1.681 115,624 113,2 I Base Village PUD Lot 3 2.480 108,028 1.29 139,356 136,715 Base Village PUD Lot 5 0.910 39,639 1.66 65,801 64,200 Base Village PUD Lot 6 1.340 58,370 2.07 120,826 118,570 Base Village PUD Lot 7 2.210 96,267 0.62 59,686 57,445 Base Village PUD Lot 8 1. 100 47,916 1.67 80,020 78,800 Base Village PUD Lot 9 3.3501 145,9261 1.42 207,215 196,489 e Total 18.380 800,6291 11.340 1,007,690 979,945 Mean 2.30 100,0791 1.42 125,961 122,493 I I Base Village PUD Lot 4 0.690 30,056 0.13 3,907 3,500 Aqua Center Base Village PUD Lot E 2.095 Open Space? j IBase Village PUD Lot F 3.675 Snowmass Village? ClickFORMS Appraisal Software 800-622-8727 Page 32 of 45 The Appraisal Office-Aspen Ltd. Open Space Sales File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion Departmemdress Sale 1 Location Within Wildcat Ranch Homestead 6 Partial Legal Description Sec 35 T 9 S R 86 W, 6th PM Type of Property Inholdin Sales Date May 1993 Sale Price 87,700 Size+/- Acres 41.76 Sale Price per Acre 2,100 Zoning RS - 160 PUD Grantor USA - BLM Grantee Wildcat Ranch, Ltd Book&Page/Reception Number Book 712 Page 886 Financing Cash Conformation Source BLM Regional Office - Denver Appraiser Wildcat Ranch, Ltd. Comments: This parcel was an inholding owned by the BLM and lacked access at time of sale. The purchase of the property did not create an additional building site. Sale 2 Location Within Wildcat Ranch Homestead 10 & 1 l Partial Legal Description Sec 7 T 9 S R 85 W,6th PM Type of Property Inholdin Sales Date May 1993 Sale Price 180,000 Size +/-Acres 81.81 Sale Price per Acre 2,200 Zoning RS - 160 PUD Grantor USA- BLM Grantee Wildcat Ranch, Ltd Book&Page/Reception Number Book 712 Page 887 Financing Cash Conformation Source BLM Regional Office - Denver Appraiser Wildcat Ranch, Ltd. Comments: This parcel was an inholding owned by the BLM and lacked access at time of sale. The purchase of the property did not create an additional building site. ClickFORMS Appraisal Software 800-622-8727 Page 33 of 45 The Appraisal Office-Aspen Ltd. Open Space Sales File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion Departmeowdress Sale 3 Location Wildcat Ranch Partial Legal Description Sec 25 T 9 S R 86 W, 6th PM Type ofProperty Inholding Sales Date May 1993 Sale Price 464,000 Size +/- Acres 54.59 Sale Price per Acre 8,500 Zoning RS - 160 PUD Grantor USA- BLM Grantee Wildcat Ranch, Ltd Book & Page/Reception Number Book 712 Page 884 Financing Cash Conformation Source BLM Regional Office - Denver Appraiser Wildcat Ranch, Ltd. Comments: This parcel was an inholding owned by the BLM and lacked access at time of sale. The purchase ofthe property did create an additional building site. Sale 4 Location Wildcat Ranch Partial Legal Description Sec 14 T 9 S R 86 W, 6th PM Lots 2, 4& 5 Sec 23 T 9 S R 86 W,6th PM Lots 12 & 13 Type of Property Inholdin Sales Date July, 1995 Sale Price 364,000 Size+/- Acres 38.29 Sale Price per Acre 9,500 Zoning RS - 160 PUD Grantor USA -BLM Grantee Wildcat Ranch, Ltd Book& Page/Reception Number Book 788 Page 114 Financing Cash Conformation Source BLM Regional Office- Denver Appraiser Wildcat Ranch, Ltd. Comments: This parcel was an inholding owned by the BLM and lacked access at time of sale. The purchase of the property did create an additional buildin site. ClickFORMS Appraisal Software 800-622-8727 Page 34 of 45, The Appraisal Office-Aspen Ltd. Open Space Sales File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAbdress Analysis Unrestricted Sale $'s per Acre Restricted Sale $'s per Acre %of Loss 3 8,500 1 2,100 75.29 3 8,500 2 2,200 74.12 4 9,500 1 2,100 77.89 4 9,500 2 2,200 76.84 Sale 5 Location Highway 82,Dump Road,Wildcat Ranch &Aspen Village Partial Legal Description Aspen Village Expansion Parcel B Type of Property Vacant Land Sales Date December 1996 Sale Price 100,000 Size+/-Acres 13.70 Sale Price per Acre 7,299 Zoning AH- Open Space Grantor Aspen Village, Inc. Grantee Aspen Village Homeowners Association Book&Page/Reception Number Rec. 401019 Financing Cash Conformation Source Treasure for AVHOA at time of sale. Comments: This parcel was part of larger sales involving a 150-pad commercial mobile home park, this comparable property and 720 +/- acres of vacant land. The owner of Aspen Village Inc. traded its only asset,The Conservation Fund, for stock held by the fund. After this transaction,the Conservation Fund sold the mobile home portion of park,Parcel A, to the tenants in the park. Sale of Parcel B to the Aspen Village Homeowner's Association was presented in two differing scenarios. The first scenario was un-restricted full developable for 5800,000. The second scenario was deed-restricted open space allowing for recreational use only for$100,000. The two prices were based upon appraisals under each of the scenarios and accepted by both parties as being the market value under the two differing scenarios. Analysis Unrestricted Sale$'s Restricted Sale$'s %of Loss 800,000 100,000 87 Conclusion Based upon these sales, it is my opinion that lack of developmental rights diminishes the value of a property range is 75%to 88%. As a result I believe that the market-derived adjustment for lack ofdevelopmental rights is 80%. ClickFORMS Appraisal Software 800-622-8727 Page 35 of 45 The Appraisal Office-Aspen Ltd. Open Space Sales File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAddress Sale 6 Location Park Estates Subdivision, Miller Mesa, Ridgeway, CO Partial Legal Description SW 1/4, SW 1/4, SE 1/4 SW 1/4 and the NE 1/2 SW 1/4 Sec 10 T44N R8W N.M. PM , Ouray County CO Type of Property Vacant Land Sales Date November 2, 1999 Sale Price 30,000 Size +/- Acres 37.25 +/- Sale Price per Acre 805.37 Zoning Agricultural Grantor Charles R. & Marsha A. Parker Grantee S.J.G.R., Ltd Book & Page / Reception Rec. 171060 Number Financing Cash Conformation Source Appraiser Comments: This parcel is located on Miller Mesa south of Ridgeway, Colorado in a subdivision known as Park Estates. Park Estates is minimally developed 35 + acre subdivision with dirt roads and a water system provided through shared wells. The above sale is a tract within this subdivision that was encumbered with a conservation easement with adjoining lands. It was purchased by a local resident who operates a guest ranch on the valley floor. He purchased this parcel, which is restricted from any residential use, limited to horse grazing, and very restricted hiking and camping. Two roads exist on this parcel, which provide access to adjoining property owners and access to BLM lands to the south. The purchaser's motivation for buying the property was access to BLM hunting areas, which are important to his guest ranch operation. Paired sales of un-restricted lands ClickFORMS Appraisal Software 800-622-8727 Page 36 of 45 The Appraisal Office-Aspen Ltd. Open.Space Sales File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion Departmedtldress Sale 7 Location Park Estates Subdivision, Miller Mesa, Ridgeway, CO Partial Legal Description SW 1/4, NE 1/4, NW 1/4 SE 1/4 and the NE 1/4 SW 1/4 Sec 10 T44N R8W N.M. PM , Ouray County CO Type of Property Vacant Land Sales Date July 9, 1998 Sale Price 225,000 Size +/- Acres 35.17 +/- Sale Price per Acre 6,397.50 Zoning Agricultural Grantor Charles G. Moore Grantee Martha R. Feddersen Book & Page/Reception Rec. 167228 Number Financing Cash Conformation Source Appraiser Sale 8 Location Park Estates Subdivision, Miller Mesa, Ridgeway, CO Partial Legal Description Tract 23 SW 1/4 SW 1/4 Sec 4, N1/2 NW1/4 Sec 9 T 44N R 8 W N.M.P.M. Type of Property Vacant Land Sales Date October 8, 1999 Sale Price 240,000 Size +/- Acres 35.01 +/- Sale Price per Acre 6,855.18 Zoning Agricultural Grantor Betty Beauregard Grantee Tellman Living Trust Book &Page /Reception Rec. 167943 Number Financing Cash Conformation Source Appraiser ClickFORMS Appraisal Software 800-622-8727 Page 37 of 45 The Appraisal Office-Aspen Ltd. Open Space Sales File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeAbdress Sale 9 Location Park Estates Subdivision, Miller Mesa, Ridgeway, CO Partial Legal Description NE 1/4 SE 1/4 Sec 9, W 1/2 NW 1/4 SW 1/4 Sec 10 T 44N R 8 W N.M.P.M. Type of Property Vacant Land Sales Date October 1, 1999 Sale Price 1,000,000 Size+/-Acres 160.00 +/-acres Sale Price per Acre 6,250.00 Zoning Agricultural Grantor Richard L.&Barbara E. Weber Grantee Charles R.&Marsha A. Parker Book&Page/Reception Rec. 170849 Number t Financin Cash Conformation Source Appraiser Analysis Unrestricted Sale $'s per Acre Restricted Sale $'s per Acre %of Loss 7 6,397.50 $805.37 87.41% 8 6,855.18 $805.37 88.25% 9 6,250.00 $805.37 87.11% Conclusion Sales Analysis ofLoss 1 74.12 2 75.29 3 76.84 4 87.50 5 80.00 6 87.11 t 7 87.41 8 88.25 Mean 82.07 Median 83.56 Based upon these sales, it is my opinion that lack of developmental rights diminishes the value of a property between 74.12 to 88.25%. As a result, I believe that the market- derived adjustment for lack of developmental rights is 80.00%. ClickFORMS Appraisal Software 800-622-8727 Page 38 of 45 The Appraisal Office-Aspen Ltd. Appraiser's Qualification File No. Case No. Case No. Bonmer Propedv Address City County State Zip Code Lender/Client Town of Snowiness Village Tranportaion Deparlme"dress Dave Ritter, MSA The Appraisal Office—Aspen, Ltd 210 South Galena St Suite 29 Aspen,CO 81611 Federal Tax ID Number: 84-1459914 Phone: (970)920-1002 Fax: (970) 925-3603 E-mail: appraisaloffice@sopris.net Profession: Real Estate Appraiser since 1978 Real Estate Appraisal Licensing: Certified General Appraiser-CGO1315907 Expiration Date: 12/31/2007 Real Estate&Appraisal Experience: 1994- Fee Appraisal and Consultation, Aspen, CO 1991-93 Chief Appraiser Pitkin County Assessors Office, Aspen, CO 1986-90 Appraiser III Pitkin County Assessors Office,Aspen, CO 1984-86 Appraiser II Eagle County Assessors Office, Eagle, CO 1982-84 Fee Appraiser, Grand Junction, CO 1978-82 Fee Appraiser, Cedar Falls, 1A 1976-78 Norman W. Ritter Realtors, Marketing Real Estate, Cedar Falls, IA Real Estate Appraisal Experience: Single-Family, Townhouses,Condominiums, Income Properties,Vacant Land, Development Properties, Hotel and Motels, Commercial Industrial, Office, Warehouse, Retail Properties, Conservation Easements, Condemnation&Eminent Domain, Estate& Tax Planning, Percent Complete Inspections and General Consultation Regarding Real Estate matters Expert Witness: State Board of Equalization(Colorado) State Board of Assessment(Colorado) County Board of Equalization(Eagle, San Miguel &Pitkin Counties, Colorado) State District Court—Varies Districts in Colorado United States District Court—District of Colorado Federal Bankruptcy Court- District of Colorado Valuation Trial to Jury Commission—CDOT- State of Colorado Past and Present Appointments: Panel ofBinding Arbitrators-Eagle,Garfield, Pitkin& Summit Counties,Colorado Condemnation of Right of Way- Colorado Department of Transportation Hearing Officer, County Board of Equalization-Eagle&Pitkin Counties, Colorado ClickFORMS Appraisal Software 800-622-8727 Page 39 at 45 The Appraisal Office-Aspen Ltd. Education&Affiliations File No. Case No. Case No. Borrower Property Address City County Stale Zip Code Lender/Client Town of Snowmass village Tranportaion DepartmeAlkiess 1 Professional Education: American Institute of Real Estate Appraisers Course VIII- Single Family Residential Appraisal 1-4 Appraisal Institute 7 Hour Update—Uniform Standards of Professional Appraisal Practice Update-Uniform Residential Appraisal Report Residential Appraisal Review Course 700- Condemnation Appraisal: Principles&Applications Course 720-Condemnation Appraising: Advanced Topics &Applications Course 705 - Litigation Appraising: Specialized Topics&Applications Course 710- The Appraiser as an Expert Witness: Preparation&Testimony Uniform Appraisal Standards for Federal Land Acquisitions CLE Intemational (Continuing Legal Education) Eminent Domain Conference Conservation Easements Seminar International Association of Assessing Officers Course 619 Professional Standards & Ethics Course 004 Assessment Administration Course 202 Advance Income Approach to Value Course 302 Mass Appraisal of Income Producing Property Course 305 CAM Modeling Building Residential International Right of Way Association tCourse 401 Appraisal of Partial Acquisitions RNMI- CCIM- DIVISION Courses Introduction, 101, 102, 103 Society of Real Estate Appraisers Appraisal of Condo Conversion State of Colorado, Division of Property Taxation Cost Approach to Value Real Estate Court Decisions Introduction to Assessments University of Colorado USPAP-Update Commercial Case Study Various Seminars Conservation Easements, Condemnation, Estate Planning and The Like Appraisal Affiliations: Member—National Association ofMaster Appraisers Associate Member- International Association of Assessing Officers Member—International Right of Way Association General Associate Member- The Appraisal Institute Member-Aspen Board of Realtors-Aspen, Colorado Appraisal Designation: Master Senior Appraiser—National Association ofMaster Appraisers ClickFORMS Appraisal Software 800622-8727 Page 40 of 45 The Appraisal Office-Aspen Ltd. Partial List of Clients File No. Case No. Case No. Bonower ProperlyAddress City County Slate Zip Code Lender/Client Town of SnowmassVillage Tranporlaion Departme"dress Allstate Insurance Company Aspen Consolidated Sanitation District Aspen Educational Research Foundation, Inc Aspen Valley Hospital District Brush Creek Water District Buttermilk Metropolitan District CentryTel City of Aspen,Colorado City of Aspen/Pitkin County Housing Office,Aspen Colorado Eagle County,Colorado Eagle County Regional Trail System Federal Aviation Administration (FAA) Federal Deposit Insurance Corporation(FDIC) Garfield County,Colorado Holy Cross Electric Association Internal Revenue Service(IRS) Music Associates of Aspen, Inc.(MAA) Pitkin County, Colorado Pitkin County Title Company Rocky Mountain Institute Roaring Fork Railroad Holding Authority Roaring Fork School District Roaring Fork Transportation Authority(RFTA) State of Colorado Board of the Great Outdoors Trust Fund(GOCO) Summit County,Colorado The Tenth Mountain Division Hut Association, Inc Town of Snowmass Village,Colorado Town of Carbondale,Colorado Yamaph Alternative High School, Glenwood Springs Colorado Alpine Banks ofColorado-Various Locations in Roaring Fork River Valley American National Bank—Aspen,Co Bank of America Bank of Colorado- Western Slope Bank of New York Boston Safe Deposit&Trust Cc Citicorp/Citibank/Citigroup Private Bank Colorado Federal Savings Banks Colorado National Banks Community Banks of Colorado-Aspen Cc Gibraltar Private Banking IndyMac Affiliates-Independent National Mortgage Corporation, Pasadena Ca Market Intelligence,Inc Mellon Private Bank Merill Lynch Nations Bank Realink STARS Appraisal Service U.S. Property&Appraisal Service Vectra Banks of Colorado-Various Locations in Roaring Fork River Valley Cc Washington Mutual Bank Western Banks,Los Angeles,Ca ClickFORMS Appraisal Software 800-622-8727 Page 41 of 45 The Appraisal Offoe-Aspen Ltd. Professional References File No. Case No. Case No. Ocrrower Property Address GN County Slate Zip Code LenderlCtient Town of Snowmass Village Tranporlaion Depa rneAtldress t Kurt E.Adam,Regional President Jeff Bowman,Vice President Community Banks ofColorado Timberline Bank—Aspen 210 North Mill Street 311 East Hopkins Avenue Aspen,CO 81611 Aspen,CO 81611 970)544-8282 970)920-0112 Jonathan S. Lengel, MAI Michael R.Nash,MAI J. S. Lengel&Associates Nash-Johnson Associates, Inc. P.O. Box 2082 4045 South Broadway, Suite 204 Eagle,CO 81631 Englewood,CO 80110 970)328-7337 303)761-6103 Ted Gardenswartz,Esquire Gary Wright,Esquire Oates,Knezevich&Gardenswartz,PC Wright&LaSalle, LLP 533 East Hopkins Avenue 715 West Main Street Suite 201 Aspen,CO 81611 Aspen,CO 81611 970)920-1700 970)925-5625 The Citigroup Private Bank Robert O. Stevens, MAI Marley Raymond Stevens Real Estate Services 1 Court Square,Floor 20, Zone 10 115 North 5th Street Suite 401 Long Island City NY 11120 Grand Junction,CO 81501 718)248-1279 970)243-4888 Eva Gordon Bob Ballinger,Right of Way Technician Gibraltar Bank Holy Cross Electric Assoc. Inc. 220 Alhambra Circle 5t°Floor P.O.Drawer 2150 Coral Gables, FL 33134 Glenwood Springs,CO 81602 305)476-5636 970)945-5491 Vince Higens,President Tom Newland, Principal Pitkin County Title, Inc.Newland Project Resources, Inc. 601 East Hopkins Avenue 417 Original Road,Basalt CO Aspen, CO 81611 970)927-4645 970)925-1766 Former Executive Director of Roaring Fork Railroad Holding Authority Scott Harper,Esquire Dan Kerst,Esquire 1280 Ute Avenue Suite 10 Schenk,Kerst&deWinter,LLP Aspen, CO 81611 302 8th Street, Suite 310 970)544-5000 Glenwood Springs, CO 81601 970)945-2447 ClickFORMS Appraisal Software 800-622-8727 Page 42 of 45 The Appraisal Office-Aspen Ltd. Copy of License File No, 1 Case No. Case No. Bon er Property Address City County Stale ZipCode Lender/Client Town of Snowmass Village Tranportaion CepartmeRBdress rk Sigla i 5 1 0 t s 1 ClickFORMS Appraisal Software 800-622-8727 Page 43 of 45 The Appraisal Office-Aspen Ltd. Expert Witness File No. Case No. Case No. Borrower Property Address City County Stale Zip Code Lender/Client Town of Snowmass Village Tranportaion Departmeodress 1 Case No Plaintiff Defendant Court Report Deposition Petitioner Respondent Court Appearance 06 DR 49 Donna Sailor Michael Sailor District Court Pitkin Appraisal Report County Colorado 05 JAG 251631 Paul Robinson Inc Iacono Family Investment Arbitration Action Appraisal Report Trust LLC. Rebuttal Report Arbitration Testimony 05 D308467 Elizabeth Lipit Daniel W Ramsey Superior Court of Appraisal Report California County of Venture 05 CV 334 165 Midland Avenue Town of Basalt,Colorado, District Court, Rebuttal Report Comm Blding Condo etal Eagle County Assoc Colorado 05 CV George Chopivsky Jr,etal John T McCormick,etal District Court Pitkin Consultation County Colorado 04 77 180 255 03JRJ Bradley Hook&Michael Robert Barmore District Court Pitkin Consultation Report Lucian County Colorado Deposition 04 DR 1-1 Dorthea B Huber Leandro C.R.Huber District Court Pitkin Appraisal Report County Colorado 03 DR Div: 1 Ana E Goldberg Michael A Goldberg District Court Pitkin 3 Appraisal Reports County Colorado Deposition 03 DR 82 D 3 George Coulter Bright Michelle Bright Angelene District Court Pitkin Appraisal Report Tsou County Colorado 03 DR 2 Carolyn Metcalf Frank Mead Metcalf District Court Pitkin 12 Appraisal Reports F County Colorado 03 CV 205 Shapkin Taddune District Court Pitkin 3 Review Appraisals County Colorado Appraisal Report 03 CV 144 Buttermilk Metropolitan Suzanc Elizabeth Pfister District Court Pitkin Appraisal Report District etal County Colorado Rebuttal Report Deposition 02 FL 02-0841 Janet A.Smith Patrick N. Smith Superior Court of Appraisal Report California County Consultation Report of San Obispo Deposition Court Appearance 00 CV 67 2 Goldman Hy-West Condominium District Court Pitkin Consultation Report Homeowners Association County Colorado Court Appearance ClickFORMS Appraisal Software 800-622-8727 Page 44 of 45 1 The Appraisal Office-Aspen Ltd. Expert Witness File No. Case No. Case No. Borrower Property Address City County State Zip Code Lender/Client Town of Snowmass Village Tranportaion DepartmeMdress Case No Plaintiff Defendant Court Report Petitioner Respondent Deposition Court Appearance 00 CV 307 Donald Russell Shadow Mountain District Court Consultation Lodge Fraction Pitkin County Report Owners Association Colorado 00 CV 137 Hunter!Jumper Bill Poss&Assoc District Court Appraisal Report . Yoder Pitkin County Engineering Colorado Consultants 00 CV 021 3 Blue Ridge Capital Jill Ann Tulasi District Court Consultation Corporation Wilkinson&Jaya Pitkin County Report Wilkinson Colorado Court Appearance 99 CV 213 Donald Roberts + Paula J Barclay MD District Court Review Pitkin County Appraisal Colorado Appraisal Report Deposition 98 CV 106 Smith Colorado District Court Appraisal Report Department of Pitkin County Deposition Transportation Colorado Valuation Trail to Jury Commission 98 1282 RIB Weldon Seebohas Federal Appraisal Bankruptcy Report Court District Court of Colorado Appearance 97 CV 100 Silver Mountain San Miguel County District County Appraisal Report Industries Board of San Miguel Deposition Equalization County Colorado 96 D 1607 D.Stoney Davis United States of United States Appraisal America,Pitkin District Court Report County Colorado District of Deposition etal Colorado 96 CV 216 2 Dirk Broekema Jr Wildcat Ranch Ltd. District Court Appraisal Doris Broekema LP&Schmueser, Pitkin County Report Gordon,Meyer, Colorado Deposition Inc. 96 CV 112 Raven W Gaechter,SW District Court Appraisal Report Black&Sport USA Pitkin County Court Inc. Colorado Appearance 94 CV 46 1 Draper Bank Jamie Hall District Court Appraisal Report Pitkin County Deposition Colorado Court Appearance 94 CV 214 ACES Stouffer District Court Review Pitkin County Appraisal Colorado Deposition 93 CV 236 1 Sezanne Termer Brush Creek Water District Court Appraisal District Pitkin County Report Colorado ClickFORMS Appraisal Software 800-622-8727 Page 46 of 45 etoo0aarW iii iii ii iii iii iii iii r ii iiii iiii iiii iii iii iii iii iii iii Existing Program West Village Summary -- Existing sf units parking 466 service/ support/ circulation retail/ food& beverage/ restaraunt lobby/ circulation/ amenities conference/ meeting area 29, 165 office/ other commercial residential units 564 existing built area* 692, 998 * derived from assessor' s info for each property mall area* 8, 712 * derived from assessor' s info for each property TOSV shuttle center* 13, 591 * derived from assessor' s info for each property Parking -- Numbered Lots ( affected) lot4 lots lot6 lot7 Iota lot9 subtotal 426 1000 total for all numbered lots Wildwood Summary Parking 8 Retail/ Food and Beverage/ Entertainment Office/ Other Commercial conference/ meeting area 2, 790 units 150 275 sf unit ay. size Service/ S uo 0o rt/ Ci rcu lati on subtotal existing built area* 124, 300 Gateway/ Parcel C west village revitalization 20 january 2006 t Existing Program Summary Parking Retail/ Food and Beverage/ Entertainment Office/ Other Commercial units 0 Service/ Support/ Circulation subtotal existing built area* 27, 004 Silvertree Hotel Summary Parking 8 Retail/ Food and Beverage/ Entertainment Office/ Other Commercial conference/ meeting area 7, 975 add 3, 000sf in summer units 260 340 sf unit ay. size Service/ Su 000rt/ Ci rcu lati on subtotal existing built area* 286, 070 Timbermill Summary Parking Retail/ Food and Beverage/ Entertainment Office/ Other Commercial conference/ meeting area 4, 400 units 0 Service/ Support/ Circulation subtotal existing built area* 45, 050 Shell Properties( Parcels A- C) Summary west village revitalization 20 january 2006 2 IM M IM M M iii Existing Program Parking 10 Retail/ Food and Beverage/ Entertainment Office/ Other Commercial Units 0 Service/ Support/ Circulation subtotal existing built area* 59, 179 Mall area 8, 712 sf Parcel D) Mountain Chalet Summary Parking Retail/ Food and Beverage/ Entertainment Office/ Other Commercial Units 64 Service/ Support/ Circulation subtotal existing built area* 61, 610 Snowmass Inn Summary Parking 2 Retail/ Food and Beverage/ Entertainment Office/ Other Commercial Units 37 Service/ SupporUCi rculation subtotal existing built area* 35, 480 Pokolodi Summary Parking 4 Retail/ Food and Beverage/ Entertainment Office/ Other Commercial west village revitalization 20 January 2006 3 iii iii w• iii iii iii iiii iiiii iiii is iii iii iii Existing Program Units 47 Service/ Support/ Circulation subtotal existing built area' 15, 305 Conference Center Summary Parking Retail/ Food and Beverage/ Entertainment Office/ Other Commercial conference/ meeting area 14, 000 add 4, 100sf in summer Units 0 Service/ Su 000rt/ Ci rcu lati on subtotal existing built area" 28, 000 Sonnenblick Summary Parking 8 Retail/ Food and Beverage/ Entertainment Office/ Other Commercial Units 6 Service/ Support/Circulation subtotal assessed built area' 11, 000 west village revitalization 20 january 2006 4 as0wO w w w w w w w w w w w w w w w w w w w iii iiii r Options Menu West Village Summary parking 135, 626 1, 072 service/ support 89, 158 retail/ food & beverage 80, 360 lobby/ circulation/ meeting space/ amenities 214, 576 office/ other commercial 9, 622 residential units 458. 769 350 total 988, 111 Brush Creek Road Entry Enhancement area 1 @ $ 7/ sf $ 100, 800 area 2 @$ 15/ sf $ 630, 000 area 3 @ $ 7/ sf $ 112, 000 area 4 @$ 10/ sf $ 200, 000 e creek enhancements $ 100, 000 1, 142, 800 Transit Center Option w/ Structured Parking Option ( 4 levels) Parking Spaces level 1 65 V. level 85 i level 85 level 58 subtotal 293 Bus Staging TOSV shuttle 7 RFTA( articulated) 2 RFTA 3 subtotal 12 Office/ Restroom Building 1, 750 west village revitalization 20 january 2006 1 Options Menu Plaza Area area with snowmelt@$ 30/ sf $ 672, 000 Pedestrian Walk area @$ 20/ sf $ 160, 000 Parking/ Bus Area 172. 800 subtotal $ 832, 000 Parcel C Service Improvements-- Enlarged y Service/ delivery 27, 200 Parking 20, 400 54 47, 600 54 area @$ 100/ sf $ 4, 760, 000 Bus Barn Improvements @ Lots 2-3 lF area @$ 90 1sf $ 1, 100, 000 r... air-+ 0 Elbert Lane/ Carriageway Intersection area with snowmelt@$ 301sf $ 150, 000 FM Mall Improvements water mist area with snowmelt@ $ 40/ sf $ 780, 000 Y,t fy_ ice rink area with snowmelt@ $ 50/ sf $ 1, 200, 000 fire area with snowmelt@ $ 30/ sf $ 270, 000 ice/ water area with snowmelt( a, $ 30/ sf $ 600. 000 a subtotal $ 2, 850, 000 west village revitalization 20 january 2006 2 Options Menu Elbert Lane Improvements UJ area @$ 15/ sf $ 630, 000 t area with snowmelt@$ 30/ sf $ 1, 260, 000 f Daly Lane Improvements area @$ 15/ sf $ 600, 000 area with snowmelt@$ 30/ sf $ 1, 200, 000 Benedict Park Connections area @ $ 10/ sf $ 280, 000 Benedict Park @ Snowmass Mountain Lodge area @ $ 10/ sf $ 439, 500 Wildwood Redevelopment Parking level 2 spaces 96 subtotal 96 west village revitalization 20 january 2006 3 Options Menu Parking level 1 spaces 80 subtotal 80 Mall side( 3 Levels) Retail/ Restaurant 6, 000 Units @ 2000sf 10, 176 5 Lobby/ circulation CcD 20% 2, 544 subtotal 12, 720 subtotal 18, 720 Elbert crossing Retail/ Restaurant 2, 400 Lobby/ circulation 480 subtotal 2, 880 Fall Level 1 Units @ 2000sf 20, 720 10 Lobby/ circulation ( a) 20% 5, 180 subtotal 25, 900 subtotal 25, 900 Fall Level 2 Units @ 2000sf 20, 720 10 Lobby/ circulation (& 20% 5, 180 subtotal 25, 900 subtotal 25, 900 Fall Level 3 Units @ 2000sf 18, 080 9 Lobby/ circulation Ca) 20% 4, 520 subtotal 22, 600 subtotal 22, 600 Fall Level 4 Units @ 2000sf 18, 080 9 Lobby/ circulation Co) 20% 4, 520 subtotal 22, 600 subtotal 22, 600 Fall Level 5 ( in roof) Units @ 2000sf 12, 000 6 Lobby/ circulation( a) 20% 3, 000 subtotal 15, 000 subtotal 15, 000 west village revitalization 20 january 2006 4 iii iii iii Options Menu Summary Parking 176 Retail/ Food & Beverage 8, 400 Residential 99, 776 50 2000sf unit ay. size Lobby/ Circulation ( ng 20%) 25. 424 total 133, 600 o Conference Center Hotel Parking level 3 parking 118 1 subtotal 118 Parking level 2 parking 56 subtotal 56 Hotel Conference Space lobby/ meeting space/ theater 43, 200 subtotal 43, 200 Second Level restaurant 4, 000 rooms @ 200sf 2, 800 14 rooms @ 400sf 2, 400 6 rooms @ 1000sf 6, 000 6 circulation a- 20% 3. 040 subtotal 15, 200 subtotal 18, 240 Third Level rooms @ 200sf 5, 600 28 rooms @ 400sf 4, 800 12 rooms @ 1000sf 12, 000 12 circulation ( g) 20% 4. 480 subtotal 22, 400 subtotal 26, 880 Fourth Level west village revitalization 20 january 2006 5 Options Menu rooms @ 200sf 5, 600 28 rooms @ 400sf 4, 800 12 rooms @ 1 000s 12, 000 12 circulation Coil 20% 4. 480 subtotal 22, 400 subtotal 26, 880 Fifth Level rooms @ 200sf 2, 800 14 circulation na 20% 560 subtotal 2, 800 subtotal 3, 360 Summary Parking 174 Units 58, 800 144 408sf unit ay. size Retail/ Food& Beverage 4, 000 Lobby/ Meeting Space/ Theater 43, 200 Circulation 12. 560 118, 560 Gateway Redevelopment-- Enlarged Daly Lane Level service/ parking 18, 000 office/ other commercial 5. 400 subtotal 23, 400 Mall Level retail/ food & beverage 16, 800 circulation @ 20% subtotal subtotal 16, 800 Second Level retail/ food & beverage 3, 200 units @ 2000sf 10, 880 5 circulation( a) 20% 2. 720 subtotal 13, 600 subtotal 16, 800 Third Level west village revitalization 20 january 2006 6 iii iii iii iii iii iii iii iii iii i iii iii iii iii iii iii iii iii. iii Options Menu units @ 2000sf 11, 800 6 circulation a- 20% 2. 950 subtotal 14, 750 subtotal 14, 750 Fourth Level units @ 2000sf 11, 800 6 circulation ( a) 20% 2, 950 subtotal 14, 750 subtotal 14, 750 Summary units 34, 480 17 2000sf unit ay. size retail/ food & beverage 20, 000 service/ support 18, 000 circulation 8, 620 office/ other commercial 5. 400 86, 500 Upper Silvertree/ Sonnenblick Redevelopment Parking level 2 parking 16. 800 56 subtotal 16, 800 Parking level 1 a° rking 16. 800 56 subtotal 16, 800 Ground Level lobby/ amenities 28, 000 subtotal 28, 000 Second Level units @ 2000sf 22, 400 11 circulation ( a) 20% 5. 600 subtotal 28, 000 subtotal 28, 000 Third Level units @ 2000sf 22, 400 11 west village revitalization 20 january 2006 7 iiii iii iii iii iii iii iii iii iii iii iiii iiii iii iii iii iii iii iii iii Options Menu circulation ( aD 20% 5. 600 subtotal 28, 000 subtotal 28, 000 Fourth Level units @ 2000sf 20, 000 10 circulation( a7 20% 5. 000 subtotal 25, 000 subtotal 25, 000 Fifth Level units @ 2000sf 20, 000 10 circulation( a7 20% 5. 000 subtotal 25, 000 subtotal 25, 000 Summary parking 33, 600 112 retail/ food & beverage lobby/ circulation/ meeting space/ amenities 49, 200 units 84. 800 42 2000sf unit ay. size 167, 600 Lower Silvertree/ Conference Center Redevelopment Mall Level/ Parking Level 0+ 1 retail/ food& beverage 14, 400 service/ delivery 16, 800 ao rkino 72. 000 240 subtotal 103, 200 Ground Level lobby/ amenities 28, 000 units @ 2000sf 22, 000 11 circulation ( a) 20% 5. 500 subtotal 27, 500 subtotal 55, 500 Second Level units @ 2000sf 33, 552 17 circulation( cil 20% 8, 388 subtotal 41, 940 west village revitalization 20 january 2006 g Options Menu subtotal 41, 940 Third Level units @ 2000sf 33, 552 17 circulation ( ED 20% 8. 388 subtotal 41, 940 subtotal 41, 940 Fourth Level units @ 2000sf 30, 000 15 circulation Cad 20% 7. 500 subtotal 37, 500 subtotal 37, 500 Fifth Level + Sixth Level units @ 2000sf 30, 000 15 circulation 0) 20% 7. 500 subtotal 37, 500 subtotal 37, 500 Summary parking 72, 000 240 service/ delivery 16, 800 retail/ food& beverage 14, 400 lobby/ meeting space/ circulation 65, 276 units 149. 104 75 2000sf unit ay. size 317, 580 Timbermili Redevelopment Daly Level Parking 9, 626 23 Service/ Support 5, 720 Office/ Other commercial 4. 222 subtotal 19, 568 Mid Level Service/ Support 2, 888 Circulation 3, 550 Food and Beverage/ Entertainment 16. 760 west village revitalization 20 january 2006 9 Options Menu subtotal 23, 198 Mall Level Service/ Support 16, 800 Retail 16, 800 subtotal 33, 600 Second Level Residential 6, 387 4 Circulation 1. 818 subtotal 8, 205 Third Level Residential 14, 081 10 Circulation 2. 676 subtotal 16, 757 Fourth Level Residential 11, 341 8 Circulation 2. 252 subtotal 13, 593 Summary Parking 9, 626 23 Retail/ Food and Beverage/ Entertainment 33, 560 37, 782 Office/ Other Commercial 4, 222 Units 31, 809 22 Service/ Support 25, 408 Circulation 10, 296 114, 921 105, 295 west village revitalization 20 january 2006 10 ONisnOH EDAOIdND SNONNOOeno Z4 ' ONW311 VGN39VLOOZ H166HOJVN2i0J IN3NHOViiV TOWN COUNCIL COMMUNIQUE Meeting Date: March 5, 2007 Agenda Item: PUBLIC HEARING AND DISCUSSION - CLUB COMMONS II EMPLOYEE HOUSING: PRELIMINARY PLAN APPLICATION FOR THE PROPOSED CLUB COMMONS II EMPLOYEE HOUSING PROJECT Applicant presentation of the proposal; and Review of core issues Presented By: Jim Wahlstrom, Senior Planner Core Issues: At the joint meeting with the Planning Commission on December 4, 2006, Council outlined the directives for the Planning Commission review via Resolution No. 64, Series of 2006, and also instructed Planning Commission via Resolution No. 55, Series of 2006, on November 6, 2006 to review a traffic impact report that assessed the turning movement impacts (see ATTACHMENT 1). The summary Staff report (see ATTACHMENTS 2 and 3) generally addresses the outline of core issues established earlier by the Council. The report also incorporates the Planning Commission findings or recommendations for each topic. In addition, the report makes reference to other information or materials (see ATTACHMENTS 4 through 7). The Planning Commission has completed its review following the Council directives as of February 7, 2007 and has provided their complete set of recommendations in Resolution No. 2, Series of 2007 see ATTACHMENT 8). The general drift of the Planning Commission recommendations was that they strongly preferred that the project incorporate a fourth level of employee units on the two buildings, which they felt outweighed the visual impacts of any height variation due to the need, requirements or demand for such housing and per the other reasons outlined in their findings. These recommendations were subject to the provision of adequate parking, an aggressive parking management plan, improved pedestrian connectivity in the area, and transit services for the area. General Info and The public hearing notice for the Council meeting on March 5, 2007 Attachments: was published in the Snowmass Sun on January 31, 2007. The Applicant submitted signed affidavits for the mailing and posting of the hearing notice. Attachments: 1. Council directives from Resolutions Nos. 55 and 64; 2. Summary staff report 3. Supplement staff report explaining Code language interpretations i related to floor area measurements and housing mitigation measurements; 4. The existing land use and development parameters for Parcel 12, Snowmass Club PUD, the parcel of land for the existing and proposed employee housing project that sits next to the Snowmass Water and Sanitation District site (provided for reference if needed); 5. Excerpt from the Snowmass Club Recreational Use Agreement regarding the winter road crossing (provided for reference if needed); 6. Referral agency review comments; 7. Responses from Applicant to the review comments; and 8. Signed Planning Commission Resolution No. 2, Series of 2007, including all the exhibits Separate handout packet with 11" x 17" drawings (i.e., enlargements from the Planning Commission resolution exhibits) that include: Letter from Applicant dated December 15, 2006 describing the floor area calculations; Revised employee housing mitigation allocation and land use tables (attached to above noted letter); Colored floor plan area calculation sheets dated December 15, 2006 for both buildings (Buildings A24 and B12); Open space map of impacted area; Floor plans and elevations of proposed golf course maintenance sheds for Parcel 12; Parking plan for proposed or anticipated expansion of the Black Saddle golf course parking lot for use as overflow parking for Club Commons employees; Conceptual pedestrian and lighting plan; and Conceptual building elevations illustrating how a fourth level might appear for additional employee housing. Note: Please save this introductory packet of information and attachments for reference at subsequent meeting reviews) Council Options: Pursuant to Code Section 16A-5-70, the order of proceedings involving a public hearing for a land use application is summarized as follows: 1. Staff introduction of the application; 2. Applicant presentation of the proposal; 3. Open the public hearing and allow for public testimony; 4. Permit the Applicant to respond to the public comments; 5. Allow Staff to respond to the public or Applicant statements; 6. Provide directives to Applicant and Staff in preparing of findings and conditions for a resolution; 7. Continue the public hearing to a date certain. Staff See ATTACHMENTS 2 and 3 of this report for staff comments, Recommendation: observations, suggestions and recommendations. 2 ATTACHMENT 1 TC Report 03-05-07 Page 1 of 2 TOWN COUNCIL RESOLUTION NO. 64, SERIES OF 2006, EXCERPT DIRECTIVES TO PLANNING COMMISSION REVIEW OF CLUB COMMONS II PRELIMINARY PLAN Section Two: Direction to Planning Commission. Having determined that review of this application should first be completed before the Planning Commission, to address a comprehensive review of the application against Code Sections 16A-5-340(b), Preliminary Plan Review Intent and Issues," 16A-5-300(c), "General Restrictions," 16A- 5-310, 'Review Standards" for PUDs, 16A-5-220, the Town Council hereby identifies the following components or core issues within the application which the Planning Commission should primarily focus upon and provide their recommendations: 1. How the remaining employee housing requirements for Base Village and the remaining 8,360 square feet employee housing requirement from the Snowmass Mountain Final PUD Ordinance No. 2, Series of 2005, would or might be mitigated; 2. Determine if there might be additional needs for employee housing, also in consideration of any height impacts; 3. Address proposed height impacts against the Code criteria; 4. Address Options including possible funding mechanisms for the provision of bus shuttles or routes and the general transit/transportation service adequacy for the employee housing project; 5. Bus turnaround design adequacy; 6. Adequacy of pedestrian activity areas and connectivity provisions; 7. Adequacy of Nordic crossings in the vicinity; 8. Adequacy of unit locations and their mix, including ADA units as they relate to elevators and their locations; 9. Adequacy of the parking provisions and how it compares with Club Commons I; 10. Determine options for restricting parking, such as for seasonal units or for certain other units, especially if additional employee housing units are recommended; and 11. Determine how the fiscal impact report in the application folds in with or compares with the Base Village fiscal impact report. 3 ATTACHMENT 1 TC Report 03-05-07 Page 2 of 2 TOWN COUNCIL RESOLUTION NO. 55, SERIES OF 2006, EXCERPT CONDITION OF DEFERRAL ITEM VS. WAIVER The "Traffic Study Waiver" requested by the Applicant shall be a deferral with said report due prior to Planning Commission resolution and adoption of said resolution. Note: The comprehensive Traffic Impact Analysis [TIA] was initially provided in December 2006 and referred to affected staff and the Town's traffic engineering consultant for review and comment. The latest update of the TIA was submitted on February 22, 2007 in response to previous staff comments (see ATTACHMENT 61. That TIA is currently under review with comments requested by March 12, 2007) 4 ATTACHMENT 2 TC Report 03-05-07 Summary Staff Report Club Commons II Employee Housing project Preliminary Plan application Introduction: The project information below provides a synopsis of the proposed application. Much of the information in the outline below may eventually be utilized in the preparation of a PUD Guide. Project Location/Background: Land Owners: Snowmass Club Associates, LLC (SCA)/Aspen Skiing Company; Snowmass Water and Sanitation District (SWSD); Note: SWSD has consented to the application and authorized SCA to represent SWSD) Location: Parcel 12, Snowmass Club P.U.D. Subdivision (platted), and SWSD property (unplatted) Existing Site areas: Parcel 12—4.214 acres SWSD property— 6.84 acres Existing Zoning: Parcel 12—"PUD" (permitted uses are restricted housing of 61 units, property management offices, and golf course maintenance facilities); and SWSD property—"SPA-1" (no land use and development parameters) Existing Density:14.5 units per acre Proposed Proiect Overview / Description: Impacted site area: 5.2 acres Land Exchange: 49,148 square feet or 1.13 acres from SWSD to SCA; and 7,061 square feet or 0.16 acre from SCA to SWSD; Net land exchange proposed: 0.97 acre (same as Sketch Plan) Proposed Owner: SCA of both adjusted land area and the buildings. Number of buildings: Two, three-story buildings for employee housing to match the scale, character, architectural details and materials of the Club Commons I development (reduced from four stories with the revised Sketch Plan); and 5 Two new maintenance storage buildings on Parcel 12 to house golf course equipment currently stored outside Height variations: Proposed from two to five feet above the existing 41-foot height limit in Parcel 12; Applicant wishes to apply the same standard for the portion of the proposed project area outside Parcel 12. Note: The Applicant cannot simply apply standards from one property onto another without a PUD Amendment or rezoning, as determined as permissible). Council deferred rezoning and platting information on November 6, 2006 by Resolution #55. Number of units: 36 units (reduced from 60 per the revised Sketch Plan); Includes 24 seasonal units in Building A and 12 permanent housing units in Building B (reduced from 16 and 44, respectively, from the revised Sketch Plan) Average unit size:947 square feet (increased from 858 s.f. per revised Sketch Plan) Number of bedrooms: 120 bedrooms (reduced from 140 with the revised Sketch Plan) 96 seasonal bedrooms (Building A)—with two elevators 24 permanent housing bedrooms (Building B) —with no elevators ADA accessible units planned to be placed on lower floors. Proposed bedroom mix:24—4-bedroom units at 937 s.f. each (seasonal housing) 3— 3-bedroom units at 1,236 s.f. each 6 —2-bedroom units at 968 s.f. each 3 — 1-bedroom units at 700 s.f. each Proposed overall density: 18.55 units per acre (decreased from approximately 23 units per acre with the revised Sketch Plan) New bus stop facility: North of Club Commons 1 CORE ISSUES: Parking provided: 105 surface parking spaces (per application; but 111 on plans) for also to be in PUD Guide) restricted housing (reduced from 130 spaces that included 100 surface parking and about 30 spaces in a parking garage per the revised Sketch Plan); and 16 parking spaces that replaced previous non-delineated spaces for the maintenance area, plus two new worker spaces; and As supplemental information, there would be proposed installation of approximately 50 net spaces in the north Black Saddle golf course parking lot expansion, which means the proposed expanded parking into Parcel 10 off the Club Commons I site could be removed. Parking ratios: 1.25 spaces for 24 full-time housing bedrooms or 30 spaces; and 0.75 spaces for 96 seasonal housing bedrooms or 72 spaces 6 Planning Commission summary recommendations — Parking: 1) As offered by the Applicant, additional parking north of the Black Saddle golf course parking lot should be accepted for off-site employee parking as it would likely add approximately 50 net spaces to meet the additional requirement of 34 parking spaces that would be needed for the recommended 4'" levels on the Club Commons II employee housing buildings. 2) The parking components within the proposed employee housing project, both on-site and off-site, should be completed concurrently with the balance of the housing development and comply with geotechnical or soils report requirements or recommendations. 3) An aggressive parking management plan, similar to or as a modification to the Club Commons I parking management plan, is recommended to support or justify the proposed alternative parking plan for Club Commons ll. The parking usage on site should be controlled by: a) Issuing certain types of parking permits, such as the Applicant offering permits that allow close-in, on-site parking and those permits that only allow off-site, remote parking; or b) allowing permanent housing residents to park on-site and seasonal housing residents to park off-site at the Black Saddle lot; or c) combining the above noted restrictions; and d) prohibiting the storage of abandoned, disrepaired vehicles, RV's, campers, tractor- trailer or similar vehicles on the site and in the Black Saddle parking areas. Staff Recommendations - Parking: Staff does not necessarily dispute the Planning Commission recommendations. Instead of providing parking in a remote area off the site for a possible fourth level as recommended by the Planning Commission, staff believes more parking on the site such as underground parking would be an added convenience for the residents of the project. Landscape Plans: The Applicant submitted revised landscape plans in response to the initial review comments from the Town's Landscape Architect (see ATTACHMENT 6 for the comments and Attachment 7 for the Applicant replies) in response to the original landscape plan in Section 3 of the application notebook. The Applicant also submitted an open space plan and building elevations of the new golf course maintenance sheds (see separate handout packet). The new shed locations appear to affect the removal of a few existing trees along the berm areas, but the revised landscape plan does not appear to provide a mitigation schedule for such tree removals. Planning Commission summary recommendations - Landscaping: Additional berms and landscape buffering around the perimeter of the expanded Black Saddle parking lot should be provided especially around or toward the north side of the lot closest to Brush Creek Road. A landscape plan for this area should be submitted for review and approval at the time of Final PUD application. The Planning Commission had no recommendations concerning landscape design on Parcel 12 where the proposed employee housing would be located. Staff Recommendations - Landscaping: Staff does not disagree with the Planning Commission recommendations, but the review comments from the Town's Landscape Architect should be address with the submittal of the Final PUD. In addition, a tree mitigation schedule should be provided with the final landscape plan. Employee Housing Floor Area / Mitigation: The Base Village Final PUD approval via Ordinance No. 21, Series of 2004, indicates that 38,143 square feet of employee housing, or approximately 27% of the total employee housing mitigation requirement of 141,240 square feet, shall be provided at the proposed Club Commons II employee housing project, which still seems appropriate. The Applicant is also required to mitigate a total of 8,360 square feet of employee housing pursuant to the Snowmass Mountain Amendment Final PUD approval via Ordinance No. 2, Series of 2005, which could also be mitigated at the Club Commons II site. The current Sam's Knob Restaurant Special Review application which is currently under review by staff indicates that the "Aspen Skiing Company intends to provide that mitigation at Club Commons II. In addition, with the previous modified Sketch Plan for Club Commons II, the Applicant proposed to mitigate both requirements within two buildings containing four stories each. Summary allocation of space per current application with two, three-story buildings: 1. Square footage of employee housing within the dwelling units: 34,104 sq. ft. 2. Porch areas (first level only per floor area measurements): 1,053 sq. ft. 3. Interior Corridor circulation (Seasonal housing Bldg A only): 2,379 sq. ft. 4. Stairways in both buildings (first level on per floor area calcs): 513 sq. ft. 5. Ski Lockers in Building A: 622 sq. ft. 6. Storage closets off decks in Building B for permanent housing units:168 so. ft. Gross floor area measured: 38,839 sq. ft. Minimum mitigation square footage within dwelling units would be: 34,104 sq. ft. With the current Preliminary Plan application, the Applicant now proposes two, three-story buildings similar to the original Sketch Plan application, mainly due to the Applicant's stated exorbitant cost of the underground parking. The Applicant proposes to mitigate 100% of the Base Village requirement allocated to the Club Commons site. In this case, the Applicant proposes 38,839 square feet of mitigation housing. However, Staff is not entirely in agreement with how the Applicant has calculated the mitigation housing, not necessarily how the floor area measurements were calculated per their revised floor area calculations submitted December 15, 2006 in the separate handout packet (i.e., different from the ones in Section 1 of the application notebook). The Applicant indicates per their letter that the Municipal Code in Section 16A-4-410(b) requires mitigation housing to be calculated pursuant to the floor area measurements in Code Section 16A-3-210(b). Staff does not necessarily dispute this statement, because the mitigation area needs to be determined by utilizing the methods on how floor area is measured per the Code. However, Code Section 16A-4-410(b) also states, "the total square footage for which the developer shall be responsible shall be provided in dwelling units (emphasis added) whose size shall be within the range of sizes described in Subsection (c), Size Ranges of Restricted Units" s e.g., for full-time employees, the unit size requirements are for studios from 448 to 550 s.f.; one-bedrooms from 550 to 750 s.f.; two-bedrooms from 750 to 1,000 s.f.; and three-bedrooms from 1,150 to 1,350 s.f.). For seasonal housing the requirement is 224 s.f. of private or jointly shared living area for each employee. The Applicant is meeting these size requirements for the various unit types. The Applicant's floor area calculations indicate areas outside of the dwelling units that were calculated, such as interior corridors, stairways, covered entryways, and porches/decks that the Applicant wishes to utilize as mitigation square footage. Staff believes this does not meet the spirit or the intent of the referenced Code Section above (i.e., provision of housing mitigation in the dwelling units) and this may not be fair to the Town or the Applicant in meeting the employee housing needs or demands. Some of the square footage calculated may be appropriate, as may be deemed appropriate by the Town Council, such as the lower level enclosed patios/decks and the ski lockers, for example, as these might be considered amenities to the livable area of the units. However, stairways, circulation hallways, and horizontal projections meeting the floor area calculation, but not the spirit or intent of providing employee housing "within dwelling units," probably should not count as mitigation housing. Below is a detailed breakdown of the total 4,735 square feet of area counted beyond the dwelling units sizes and that the Applicant proposes to include as mitigation housing square footage: Lower level enclosed patios/decks: Building A24 (8 x 88 s.f.) = 704 s.f. Building B12 (73+73+75+128) = 349 s.f. 1,053 s.f. Interior hallways or corridors: Building A24 (3 x 793 s.f.) 2,379 s.f. Building B12 (no interior halls) 0 s.f. 2,379 s.f. Lower level covered stairways (calced at 50% due to extended horizontal projections): Building A24 (2 x 136 s.f.) = 270 s.f. Building B12 (2 x 122 s.f.) = 243 s.f. 513 s.f. Storage spaces (separate lockers or storage units off the decks): Building A24 (2 x 311 s.f.— lower level) = 622 s.f. Building B12 (3 x [14+14+15+13]) = 168 s.f. 790 s.f. Planning Commission summary recommendations — Employee housing: 1) The application's unit mix seems appropriate given the Applicant's past success with similar unit mixes at Club Commons I. 2) This housing project should be restricted to, a) employees within the Town of Snowmass Village, b) employees within Pitkin County, and then c) other employees, such as but not necessarily limited to employees or students of profit or non-profit organizations provided they are not housed for short-term occupancy. 9 3) The addition of the recommended 4'h story levels on the two buildings is considered to be advisable for either seasonal or permanent housing with certain parking restrictions. 4) The type of units and tenants within the buildings or the recommended 4'h levels should be controlled as a means to match or coincide with the demand for seasonal or permanent housing during any given season. 5) If deemed permissible by the Town Council, there should be consideration of allowing additional employee housing mitigation for the site by interpreting certain square footage that would normally not qualify as mitigation square footage, in that enhanced livability such as the square footage within the interior corridor or circulation space, together with the first floor stairways and deck areas on the first levels, in efforts to buy down the incremental cost of constructing a recommended 4'h level of employee housing on the buildings, could also be utilized to mitigate the 8,360 square feet of Snowmass Mountain housing requirements per Ordinance No. 2, Series of 2005, and perhaps beyond this amount as a possible Community Purpose over and above the required mitigation square footage as to be determined as acceptable by the Town Council. 6) Separate from this application, a reassessment of the Municipal Code's employee housing mitigation square footage credits and the cash-in-lieu provisions ought to be considered to include other spaces for mitigation square footage that enhance the livability of employee housing units and to incorporate costs, in the cash-in-lieu formula, associated with amenities or common areas outside of the dwelling units that enhance the units, such as but not necessarily limited to underground parking, ski lockers, laundry facilities, recreation rooms, clubhouses, and additional floors for employee or mitigation housing that require elevators. Summary Staff Recommendations — Employee housing: Reference the Town Council Report Supplement (ATTACHMENT 3) for specific Staff Code language interpretations of the floor area calculations versus the employee housing mitigation calculations. Of the floor area calculations noted above for the spaces outside of the units, the lower level enclosed patios/decks and the storage spaces could be interpreted, if Council agrees, as qualifying as mitigation housing since these areas might be considered amenity type spaces for the dwelling units. However, in the spirit of the Code in providing mitigation housing in dwelling units, the square footage for the stairways and corridors totaling 2,892 square feet i.e., the equivalent of at least three nicely sized employee units) seems inappropriate to count as mitigation housing and does not appear to serve the needs or the housing demand for the Town or for the Applicant. The Council should also make a determine whether to credit the lower level deck areas of 1,053 square feet and the locker storage units of 622 square feet. See the supplemental report in ATTACHMENT 3 for further comments. Also, since the amount of mitigation housing was reduced from the last proposal (e.g., since the building were reduced from four to three stories), perhaps the maximum number of units within the larger long-term housing building for use by Snowmass Water and Sanitation District employees, which was previously accepted by Council as qualifying as mitigation housing, ought to be reduced from three units and two units. The reasoning before in accepted these units as mitigation housing was that those employees might then be removed from the priority lease list at the Town's Housing Department thus freeing up housing inventory in other areas of the Town for remaining full-time employees. 10 Lastly, if the fourth levels were added, it would likely mitigate the 8,360 square feet for the Snowmass Mountain application pursuant to Ordinance No. 2, Series of 2005. The current Special Review application in process for the Sam's Knob Restaurant indicates this intention. Suggestions previously brought forth included that perhaps the fourth levels could be added, the lower levels made into garden level units to lessen the height variation impact, the parking be restricted for seasonal housing such as prohibiting vehicles for certain units, and that improved transit service be provided outside of the peak hours. Architectural Building Elevations / Height Variations: Pursuant to Section 2 of the application notebook, about 15-17% of the buildings would be over the 41-foot height limit established for Parcel 12. The buildings would range from 42.7 to 44.7 feet above the lower finished floor level. This would take a simple-majority vote as the height variation meets the 50% rule (e.g., one-half of structural mass meeting the 41-foot height limit), but complies with the 75% rule (i.e., maximum of 71.75 feet). However, development outside of Parcel 12 would require a PUD Amendment or a rezoning with a possible height limit of 38 feet. On the other hand, a height variation in that scenario (e.g., a 38 foot limit with the proposed three stories) would probably meet the 50% rule, but unlikely for the Planning Commission recommended additional 4`h levels. The smaller Building B12 would be cut into the existing grade approximately 5-10 feet. The larger Building A24 would be situated primarily on fill with a finished floor elevation five feet higher than Building B12. Planning Commission summary recommendations — Building Architecture and Heights: The Planning Commission offered no recommendations concerning the architecture of the buildings. However, several findings of importance were made as follows: 1) Even though the current application proposes three-story buildings, it is recommended to add 4`h levels to the two buildings, an increase of 11 feet in height, for additional seasonal or permanent employee housing, to fulfill the mitigation requirements and demand thereof, and address the adequacy of parking provisions through an aggressive parking management plan. 2) Adding units or employee housing square footage by the addition of a recommended 4`h level to the two buildings is a more important issue for the community than the height variation issue. The site is a good location for employee housing with limited height impacts as further described in the findings below. 3) Pursuant to Section 16A-5-310(2), "Preservation of community character" under the Review Standards, the buildings' mass, scale and height of the development proposed for the PUD, with or without the recommended 4`h level, seems consistent with the standards of Section 16A-4-340, "Building Design Guidelines to Preserve Community Character' under the Development Evaluation Standards, and compatible with the character of existing land uses in the area, which creates the impression that it might not adversely affect the development in the surrounding area, because of the following findings: a) Pursuant to Section 16A-4-340(c)(1), "Site integration," of the Municipal Code, the proposed structures seem to incorporate a plan design that avoids overwhelming the surrounding mountain environment because: 11 i) The proposal minimizes the grading changes and complements the natural landforms; ii) The new buildings are designed to be set into the slope; and iii) The building massing is broken up or stepped along a slope to conform to the shape, aspect and scale of the natural terrain. b) Pursuant to Section 16A-4-340(c)(2), "Scale and mass," the proposed design of the buildings seem to convey the perception that the buildings are not monumental in scale, including its relationship to the scale of surrounding buildings, because: i) The character of the surrounding area within the immediate vicinity of the site has not changed and it still remains a good site for employee housing with or without the recommended 4`h level; ii) The scale, form and proportion of the proposed buildings relate to the prevailing surrounding buildings in the immediate vicinity of the site, considering that the three-story buildings or even the recommended 4`h level was represented by the Applicant as being less than the ridge line elevations of the buildings behind it to the south and up the hillside; iii) The buildings avoid the "wall" or"row" effect, due to the architectural relief illustrated in the elevations and are similar in design to Club Commons I, which seems acceptable; and iv) The design of the buildings respect human scale. 4) Pursuant to Section 16A-4-340(c)(5), "Views," the proposed buildings appear to create the impression that they are oriented to take advantage of views and view corridors, and to frame views and enclose open space, as it would still appear, being positioned far away from public roadways and at a low point of the valley, to convey the preservation of important sight lines, overlooks and landmarks as viewed from public roadways and other public spaces, and as viewed from neighboring developments. 5) The amended Municipal Code provisions in Section 16A-4-50(f), "Ridgeline Protection Areas" under the Development Evaluation Standards do not apply, as the site is not within a defined ridgeline protection area that is visible from Brush Creek Road, Owl Creek Road or the Town Community Park and is not at the crest or highest elevation of a ridge or hillside, or within fifty (50)feet of elevation, measured vertically, from the crest of a ridge or hillside. 6) Pursuant to Municipal Code Section 16A-5-300(c)(5) and (7), "Dimensional limitations," and "Standards for granting variations" under the General Restrictions, the proposed application requires height variations and meets the following height criteria: a) The proposed three-story buildings meet the rule that at least 50% of the structure for which the variation is sought, as measured utilizing the structure's footprint from existing grade and finished grade, conforms to the height limits of the underlying zoning parameters for Parcel 12, provided such building is located on Parcel 12 or if an amendment to the PUD is subsequently permitted to expand the boundary, land uses and development parameters into the impacted area on the Snowmass Water and Sanitation District site for the development to occur; and b) If a rezoning of the affected Snowmass Water and Sanitation District site is sought that has a height limit of 38 feet or if the buildings change to add the recommended 4'h level, then the buildings would likely exceed the height limit of the underlying zone 12 district by more than 75% triggering a super-majority vote of the Town Council, community purposes and the demonstration of"exceptional and special circumstances." 7) Pursuant to Municipal Code Section 16A-5-300(c)(5-7), "Dimensional limitations," Community purposes for PUDs," and "Standards for granting variations" under the General Restrictions, community purposes, and "exceptional and special circumstances" for the recommended 4'" level were not demonstrated at this time to the Planning Commission, and the Town Council should address appropriate or applicable community purposes, as needed, for the variations sought during their review and that the Applicant clearly and satisfactorily described as to why the height variations are necessary for the buildings in order to achieve the community purposes to be proposed, such as but not necessarily limited to the provision of employee housing square footage over and above the mitigation requirements or to develop necessary public facilities, as examples. 8) Pursuant to Municipal Code Section 16A-4-340, "Building design guidelines to preserve community character," the design of the new storage sheds proposed on Parcel 12 seem acceptable and would be a used for the purpose of housing golf course equipment currently stored outside on the site, as represented by the Applicant. Staff Recommendations— Building Architecture and Heights: Staff does not dispute the Planning Commission recommendations, provided the building are designed similarly or match the Club Commons I project. However, four-story buildings may be out of character with the other structures in the area. This would be the first four- story building in the Snowmass Club area outside of the Chapel proposal. Pedestrian Circulation: See the attached excerpt from the Snowmass Club Recreational Use Agreement dated June 2002 (ATTACHMENT 5). It appears that the 'winter road crossing' (i.e., for Nordic trail use primarily) on Clubhouse Drive still needs to be provided. Staff is unaware of any unsatisfactory positions by the Applicant or the Fire District that were presented to Council earlier for resolution. Also see the plans in the application notebook and the supplemental drawing in the separate handout for the proposed sidewalk/trail connections. Planning Commission summary recommendations — Pedestrian circulation: 1) As offered by the Applicant, the plans should incorporate the following items to encourage pedestrian safety and usage of the walkway segments between the Club Commons site and Brush Creek Road: a) The installation of additional pedestrian bollard lighting around the bend of Clubhouse Drive and the tees/putting greens located between the existing clubhouse, the proposed bus transit turnaround and the Club Commons site; b) The installation of additional pedestrian bollard lighting near pedestrian crosswalks, especially between the clubhouse, the transit turnaround and the Club Commons site; c) Extension of the sidewalks on Clubhouse Drive toward the west from the new bus turnaround and around the outside bend of Clubhouse Drive to create a seamless pedestrian connection between the Club Commons site, the transit turnaround and the existing walkway system leading to Brush Creek Road; 13 d) Maintenance of the snow removal for all walkways between the bus stop on Brush Creek Road, the Club Commons site and the transit turnaround; e) The installation of two street lights located at, 1) the southwest corner of Brush Creek Road and Clubhouse Drive, and 2) at the bus shelter near the pedestrian crossing of Brush Creek Road of which both should be designed to match the street light pole/fixture at Brush Creek Road and Horse Ranch Drive; f) Installation of directional/control signs where needed at the pedestrian crossings; and 2) The Applicant should review the lighting plan with the Town's Chief Building Official for conformance with the Lighting Ordinance No. 18, Series of 2003, at the time of construction drawing review and prior to issuance of a certificate of occupancy. Staff Recommendations — Pedestrian circulation: Pursuant to the Planning Commission recommendations, the Applicant should better illustrate the proposed pedestrian connections to the sidewalk along Clubhouse Drive and the proposed transit circle for both Club Commons I and II in the Final PUD submittal. Common amenities and a usable open space area for residents should be provided. There does not appear to be a location for outdoor entertainment, recreation or a safe area for children to play. The plan does, however, provide a trial connection to the golf course trail. As a suggestion or observation, it appears the Club Commons II site could be swapped with the maintenance site. Such a re-arrangement could cluster the Club Commons I and II together thus creating a more attractive pedestrian-oriented neighborhood next to established `green space' (e.g., landscaped berms/golf course) for the employee residents, while at the same time grouping the industrial-type, service uses in a separate, segregated area away from the residential area. Perhaps some of the parking in between the uses could then be shared. If proposed golf course maintenance sheds are being added (see separate handout packet for the plans), perhaps this is the time to re-consider the master plan layout for the impacted area. The maintenance site also sits approximately 10 feet lower that the proposed Club Commons II site, and therefore, adding a fourth level on the buildings may not be as noticeable from the surrounding areas, especially if the lower level were redesigned as garden level units. Traffic Impact Analysis (TIA) summary (submitted December 2006): Background: Turning movement data was collected during the week prior to Christmas in December 2006. Counts were collected in two periods during peak times (7-9 AM and 4-6 PM). Existing Traffic Conditions: Traffic flow during the evening peak hours was greater than the morning peak hours. Historic average daily traffic volume on Brush Creek Road near the Highline Road intersection is roughly 7,700 vehicles per day (1,700 vpd less than the 1996/97 levels), but the week before Christmas it is in the range of 8,600 vpd. The above figures suggest a conservative growth rate of 1% of future conditions. 14 The existing condition analysis indicates that all movements at intersections in the study area would operate at LOS C or better. The report notes that the new roundabout in the area has significantly improved operations and increased the capacity of that intersection. Existing Transit Conditions: The Snowmass Village shuttle system is busier in winter than in summer. Summer transit ridership is one-fifth of winter ridership. From historic data, Route 3 that serves the area averages about 1,100 riders per day during mid-March. 40% of the AM peak hour boardings along the route occurred at the Snowmass Club bus stop; 50% at the Snowmass Club Circle stop. During the PM peak hour, 50% of Route 3 boardings occurred at the Village Mall and 25% occurred at Two Creeks. Assumptions used for trip generation calculations: Employee housing generates fewer vehicle trips and more transit trips; The proposed 36 units would house 120 bedrooms (Note that the Base Village TIA indicated 30 units at the Club Commons II site in its projected trip generation table); Per the Applicant, 96 of these beds would be restricted to employees without vehicles; and Separate vehicle and transit trips were evaluated; 40% vs. 20% of the units were evaluated to determine the vehicle trips, as a conservative estimate; For units with employees that had vehicles, a rate of 1.5 trips per bed was used for daily trip generation (0.15 trips per bed in AM at 100% outbound; 0.2 trips in PM assuming 70% inbound and 30% outbound for night shifts) For units with employees that had no vehicles, a rate of 3.0 trips per bed was used for daily trip generation (0.44 trips per bed in AM; 0.62 trips in PM) It was estimated that each housing unit would house 3.3 employees on average (120 beds/36 units = 3.3 employees per unit) Site Trip Generation: A unit of employees with vehicles would generate 10 trips per day (3.3 employees x 1.5 transit trips per day + 5 vehicle trips per unit = 10 total trips per unit). Assuming the 40% or 14 of the units that have vehicles, that would translate to 140 trips per day (vehicle and transit). The project represents less than 1% of the projected total traffic on the roadway system at buildout. For employees without vehicles, a rate of 3.0 transit trips per bed was used with assumption that 5 out of 7 of these employees would be working at any one time and assuming 75% of the work trips occur in the AM and 60% in the PM peak hours. Therefore, units filled with employees without vehicles would generate 10 trips per day as well (3.3 employees x 3.0 transit trips per day = 10 total trips per unit). Assuming that 80% or 28 of the units would not have vehicles translates to roughly 280 transit trips per day. When splitting the trip modes separately, the study projects 70 daily vehicle trips (35 inbound and 35 outbound) of which 6 trips occur in the AM and 9 in the PM peak hours; and 324 additional transit trips are projected of which 55 occur in the AM and 43 in the PM peak hours. 15 Trip Distribution: o 65% of the site trips are estimated to and from the Snowmass Village area and approximately 35% to and from Highway 82. Future Conditions - Conclusions: The traffic study estimates a 1% growth rate of traffic for future conditions. For future background conditions, all turning movements at all intersections would operate at LOS C or better. Assuming project buildout in future years, the study indicates that the road system would operate at an adequate level of service. Transit Impacts: Club Commons II would add 55 riders in the AM and 46 riders in the PM per the study. The Town shuttle routes affected include Route #3 (along Snowmass Club Circle with 15 minute headways) and Route #8 (along Brush Creek Road with 30-minute headways). The Town shuttle bus capacity is 35 persons (seating and standing). The Skico provides shuttle service between Club Commons I, the golf course clubhouse, and Snowmass Village. The report states that the Skico is committed to maintaining shuttle service for employees. The Applicant's shuttle services the peak hours only (four times per hour in the AM; once in the afternoon). The Applicant's shuttle bus capacity is 14 persons. The combined Town and Applicant shuttle service would provide the availability for 226 persons in the AM and 224 persons in the PM peak hours per the report. Planning Commission summary recommendations -TIA: 1) The "winter crossing" provision on Clubhouse Drive in the Snowmass Club Phase II Recreational Use Agreement dated June 26, 2002 should be deleted. 2) The Applicant's Traffic Impact Analysis (TIA) should be modified to address the latest comments from the Transportation Department dated January 25, 2007 and from the Town's Traffic Engineer consultant dated January 31, 2007, and the updated TIA resubmitted in time for Town Council review and prior to action upon their resolution. Staff Recommendations -TIA: See the review comments from the Transportation Department and from the Town's Traffic Engineer (ATTACHMENT 6). The Applicant submitted an updated TIA as of February 22, 2007. It was referred to affected staff and consultants for review. Comments were requested by March 12. Fiscal Impact Analysis (FIA) Summary— Be advised that the Town's Finance Department is currently undergoing a review of the fiscal impact report for Club Commons II, and the Financial Advisory Board (FAB) is scheduled to review the report on March 14. Once received, review comments will be forwarded to the Town Council and the Applicant. In the interim, below is a summary of the FIA along with a few staff comments: Net FIA Overview: As is typical for stand-alone residential development, a negative fiscal impact for the Town is forecast as summarized below. The Base Village FIA accounted for 30 employee units at the Club Commons site. The analysis in the application accounts for over 80% of the impacts identified in the FIA. The net summary impacts are: 16 Projected revenues: 49,096 Projected expenditures:60,119 Net estimated annual deficit: $11,022 One-time capital cost: 1,186 (portion of police vehicle) The FIA states that the remaining impacts of the net increase of six (6) units proposed could adequately be covered by the Town's operating surplus generated by the entire Base Village project, estimated at $50,146 at the end of Phase 1 and growing to $564,708 at project buildout. Also, the capital needs could be offset by the $532,132 net surplus in one-time revenues RETT) generated at the end of Phase 1. See the fiscal impact analysis details below and on the subsequent pages. The Snowmass Water and Sanitation District expects to operate on a cost recovery basis via userfees. The project is expected to result in an estimated annual deficit of$11,048 for the Snowmass- Wildcat Fire Protection District mainly due to the need for a projected 0.2 emergency staff member. Per the Base Village FIA, even though estimated using 30 employee units at the Club Commons II site, the Fire District would operate in surplus of$32,700 at the end of Phase 1 and growing to $74,400 at project buildout for Base Village. Fiscal Impact Analysis (FIA) Details: The report mentions 124 bedrooms for the analysis, but the other parts of the application indicate 120 bedrooms proposed. The Applicant should clarify where the additional four bedrooms would be located on the plans, whether it is an adjoining manager's unit or another subterranean unit, for example. Methodologies used included, identifying extraordinary impacts, estimating ongoing and one-time revenues, estimating revenues and costs for other serving districts, utilizing the 2005 Town budget, case studies using a multiplier of property taxes based upon market value, deriving per capita costs or revenues, and the recovery of direct costs. A summary of the assumptions used in the FIA were that: o The market value of Club Commons II estimated at $3.76 million or $104,546 per unit; o All the residents of the employee housing were characterized as permanent residents for the analysis; however, most of the residents are seasonal, which trigger a greater need or demand for transit services. o The analysis assumes 3.4 persons per unit (or 123 people in 36 units) in 124 bedrooms; however, other parts of the application note 120 bedrooms. The alternative is a nominal change at 3.3 persons per unit (120 bedrooms/36 units). o The occupancy rate used is 100% for the employee housing project, but for calculating tax revenues, an average annual 73% occupancy rate was used assuming that 65% of the seasonal housing would be occupied year-round and 8% of the permanent housing would be 100% occupied. o The Base Village FIA addressed impacts related to 30 employee units at this site, and that this analysis measures the fiscal impacts of the 36 units and the net impacts of the increase of six (6) units from that previously analyzed. 17 A summary of the estimated revenue for the Town per the FIA are: o Per the estimated project value at buildout of$3.8 million and the General Mill levy fund of 0.744 mills, the project would produce $223 per year in new property taxes. o Annual average salary for the residents at the new complex is estimated at $22,880, based upon average $11 per hour wage over full-time equivalent of 2080 hours per year to analyze sales tax revenue. o It's projected that each resident would spend about 34.5% of their income on retail goods and services and that the Club Commons residents will spend $715,459 on retail goods and that 43% of that would be spent in Snowmass Village. o Based on assumptions above, the new residents would generate approximately 309,481 of taxable retail sales, which would in the end calculate to about $8,232 in annual sales taxes. o Based on the Town's mill levy of 5.0 mills that 70% is mainly used for roadway project, the project's assessed value would generate about $1,498 per year with roughly $1,049 transferred to the general fund for road projects. o No one-time revenues are anticipated. A summary of the estimated expenditures for the Town per the FIA are: The fiscal impact analysis projects an assumed 50% of the gross multiplier for an increase in expenditures for the Town Departments, except that 10% of Planning and Zoning will be cost recovered, and the Building Department will be 100% cost recovered. Note that the Planning Department costs related to project and plans reviews are typically 100% cost recovered. The preamble of the expenditure analysis section indicates that the parking costs were reduced by 50 percent to account for the higher transit ridership; however, there currently is no Town shuttle route serving Clubhouse Drive. The closest one is Route #8 off of Brush Creek Road and Route #3 off of Snowmass Club Circle, both about 0.2 mile or approximately two city blocks) from the Club Commons site. According to the FIA, the Police Department indicated that calls for service to the existing employee housing project were typical of other development in the Town. Police was analyzed using 2005 staffing levels with a 0.6 vehicle per officer rate. The FIA states that this ratio assumes that the Police Department should utilize other officer vehicles that are not typically on patrol, such as animal control vehicles. The FIA projects a need for approximately 0.1 officer or$7,571 for additional operating expenditures and $237 for replacement costs and $1,186 for approximately 0.05 police car. Total annual expenditures for the project are estimated at $60,119 and $1,186 for one- time expenditures per the Police Department projections above. Planning Commission summary recommendations - FIA: No recommendations were offered by the Planning Commission concerning the FIA results. However, the Planning Commission finds that pursuant to Municipal Code Section 16A-5-340(b)(12), "Fiscal impact," employee housing is not a fiscal revenue generator, but rather a "revenue facilitator" in that the Resort Operation as that principal revenue generator depends on available employee base and that conversely the Town relies heavily on employee housing to drive the tourist business. Therefore, the fiscal impact report as presented in the application seems adequate. 18 Staff Recommendations - FIA: Other than the comments provided above in the summary analysis, Staff is awaiting review and comment from the Finance Department and FAB. The FAB is tentatively scheduled to review the FIA on March 14. Summary and Evaluation of the FIA's transit / bus program: Staff believes it would be valuable for the decision makers to read pages 14 and 15 of the application's FIA regarding the bus program. Also reference the latest Transportation Department comments (see ATTACHMENT 6 of this report). In summary, together with a few Staff comments, the FIA states that: The Skico provides shuttle service from the Club Commons site to the ski base area during peak times only (7-9 AM and 4-6 PM) during the ski season for work related trips. Staff finds that this type of service level appears to serve the needs of the Applicant more so than the needs of the employees. For non-work related trips, the Skico expects the employees to walk 0.2 mile (or the equivalent of two city blocks) to the nearest bus stop on Brush Creek Road or the one on Snowmass Club Circle. This might be difficult when carrying retail goods and groceries home, and if that is the case, then staff questions the 43% capture rate in calculating revenues in the FIA, especially for those residents who do not possess a vehicle or have to park off-site a few blocks away. The FIA projects no negative impact upon Town shuttle services. However, Staff points out that the reports indicate that the existing Town shuttle service could serve non-work trips. Without convenient transit service during non-work hours, Staff questions if the 43% capture rate could be achieved. It's anticipated that the Club Commons II residents by themselves could generate 16 additional transit riders in the morning peak hours and 22 riders in the afternoon peak hours. This is estimated to be approximately one-half of the riders from the Club Commons I project. The FIA states that these generation rates may underestimate transit ridership for the proposed project, given that the project will likely have more transit-dependent residents than is found elsewhere in the Town. Staff believes the latter is the case, because the ridership numbers supplied by the Applicant are based on a 45% or 60% generation rate per unit, not bedroom, during the peak hours. If utilizing bedrooms, the Transportation Department believes that the potential demand might be: 80 cars in Black Saddle lot at 1.8/car= 126 people (100 cars would be 180 people), plus Club Commons Phase 1 at 154 residents at 60% in the peak hour = 92 people, plus Phase II with 124 residents at 60% in the peak hour = 74 persons. Therefore, the total conservative demand might be closer to 292 passengers. Staff believes this is real transit dependency. The FIA states that the Skico is committed to providing its shuttle service for the additional residents from Club Commons II and to expand its service to accommodate growth of peak riders (i.e., assuming those residents need to get to and from work only). The proposed transit stop near the Club Commons site is viewed by the Applicant as addressing an existing deficiency and not as an impact created solely by the proposed Club Commons II project. 19 o Per the FIA, the Applicant believes that Town transit access to the employee housing is a planning issue that will need to be addressed in the future and that it is premature to evaluate its fiscal impacts as part of this review. However, Staff believes that more frequent shuttle service may be necessary in order to ensure that the project's estimated 43% capture rate is being achieved and to further restrict parking if additional employee housing is desired by adding a fourth level to the buildings. Planning Commission summary recommendations— FIA's transit/ bus program: The Transportation Department should propose to the Town Council a program to redesign the transit routes in the vicinity, including the nearby Entryway area, based upon current transit ridership data. The Transportation Department should then propose to Town Council transit service options in the area utilizing a rearrangement or redesign of existing routes, adding new routes or a combination thereof that adequately serves the area. Fiscal impacts should subsequently be assessed based upon the results of these analyses. Staff Recommendations — FIA's transit/ bus program: Reference the review comments from the Transportation Department (ATTACHMENT 6). Also see the comments above within the FIA's transit/bus program summary analysis. Air Quality Analysis: Summary of important points in the report include: PM10 emissions may include bulldozing, material transfer, haul trucks, and construction equipment traveling on dirty or unpaved roads. Since much of the new housing units will be fabricated off-site, PM10 emissions would be reduced. The air quality analysis states that in the most likely scenario, an underwater heat exchange system will be used, which eliminates the need for boilers and therefore reduces the potential for air pollution emissions. According to the report, the air quality modeling reveals that the impacts were below national ambient air quality standards (NAAQS). The report states that, "odors during the dewatering and excavation process will be minimized by removing the pond sludge prior to dewatering." Staff understood that this had already occurred per other information presented in the application. The report mentions that no special control techniques are required, with the exception of a few mitigation techniques during construction such as frequent watering of surfaces, limiting the size of the disturbance area, and use of synthetic covers on areas not being actively used. Impacts from stationary sources are minimal. Planning Commission summary recommendations —Air Quality: 1) The Applicant should respond to the Town Department or agency review comments with the submittal of the Final PUD application or explain how such comments have been implemented or how they will be implemented. 2) A fugitive dust control plan should be filed with the Town even if an Air Pollution Emissions Notice (APEN) is not required by the State. Planning Commission summary recommendations—Air Quality: Staff agrees with the Planning Commission recommendations. 20 Solid Waste Disposal: A summary of the points in the report include: Seasonal employee housing building: Dedicated 150 s.f. trash room with recycling bins, ventilated and bear-proof. Permanent employee housing building: Detached trash enclosure adjacent to access drive to the same trash area for the seasonal housing. Trash per day per employee: 0.7 cubic yards Trash accumulation for project: 8.4 cubic yards per day or 58.8 cubic yards per week; Seasonal — 6.7 cu. yds./day or 47.0 cu. yds./week Permanent — 1.7 cu. yds./day or 11.8 cu. yds./week Container provisions:Seasonal housing - Three, 3-yard containers; and Permanent housing —Two, 3-yard containers Pick up times: Two times per week as per Club Commons I Planning Commission summary recommendations — Solid Waste Disposal: None. It was found that the applicant met the applicable review criteria. Staff Recommendations — Solid Waste Disposal: The Public Works Department did not respond on the referred application. Public Works may have comments to offer during the Final PUD review stage. Otherwise, Staff has no comments to offer concerning solid waste disposal at this time. Energy conservation methods: Below is a summary of the energy conservations described in the application together with a few staff comments: Water-to-air heat pump system with submerged heat exchangers in a lake; Heat from the lake would be transferred to the buildings' thermal systems in the winter, and heat would be removed from buildings to the lake in the summer; The Applicant plans to utilize high insulation values in the roof and walls (R-49 and R-20); Double pane low E windows are proposed. Planning Commission summary recommendations — Energy conservation: None. It was found that the applicant met the applicable review criteria. Staff Recommendations — Energy conservation: It appears that the shading from the larger Building A for the seasonal housing will significantly affect the permanent housing and units in Building B. Further separation of the buildings is recommended which might also increase the amount of usable, functional open space for the residents. Utilities: The Snowmass Water and Sanitation District(SWSD) submitted a letter dated September 12, 2006 indicating that the district is capable of providing potable water and sanitary sewer 21 service to the project (see the letter in the back of Section 8 of the application notebook). However, the letter points out that the "district does not currently have the infrastructure to serve all aspects of the submission." The Applicant will need to relocate lines and install facilities. A line extension agreement will be required for execution. The letter is fairly typical of the "capability-to-serve" letters received from SWSD. In a report dated May 16, 2005, the capacity of the Horse Ranch lift station was 217 EQR's with the expansion in 2000. There is a table in Section 8 of the application notebook explaining the EQR loading for each project in the vicinity together with the remaining EQR capacity. It is located behind the SWSD letter. The engineer for the SWSD indicated that with the design modifications to the flow leveling pond, the volume availability of the pond for the flow leveling to the filters is reduced, but that the need for this volume is less than needed before the expansion of the treatment plant to 3.2 MGD. It's reported that the reduction of the pond will not limit or reduce the capacity of the plant and that the depth increase for the pond would result in better aeration efficiency and water quality in the pond. Planning Commission summary recommendations - Utilities: None. It was found that the applicant met the applicable review criteria. Staff Recommendations - Utilities: No comment. Geotechnical Report: Summary of findings and recommendations below: Grading for the structures will involve cut depths between about 4 to 15 feet; The aeration pond's surface elevation is about 7930 feet with the pond embankments about 10 to 15 feet high on the north and east sides of the northern end of the pond; The subsoils 9 and 13 feet below the surface are mostly sandy clay fill; No free water was encountered in the recent borings in December 2003, but water was found in test boring on the west side of the pond between depths of 13 to 15 feet; The report recommends that the buildings be founded with spread footings bearing on the natural granular soils beneath the existing fill and clay, and that the fill and clay should be removed from below footing areas; Exterior footings and footings beneath unheated areas should be provided with adequate soil cover above their bearing elevation for frost protection; Fill depths range from 11 feet up to 17 feet. The existing subgrade should be cleared of loose material, moistened and compacted prior to the placement of any additional fill materials or pavement section; In total, the Applicant should adhere to the recommendations of their geotechnical report. Planning Commission summary recommendations — Geotechnical issues: The parking components within the proposed employee housing project, both on-site and off-site, should be completed concurrently with the balance of the housing development and comply with geotechnical or soils report requirements or recommendations. Staff Recommendations—Geotechnical issues: Staff agrees with the Planning Commission recommendation. 22 Brush Creek Impacts: The brief report provided in Section12 of the application notebook states that water quality enhancement and pre/post construction Best Management Practices (BMPs) through the use of the offsite ponds at the Snowmass Club Golf Course would minimize any degradation of surface water. The current conveyance of onsite flow is via storm sewer or sheet flow onto the golf course property. The runoff is then conveyed through a ditch and into a series of ponds within the golf course. It is felt that this conveyance of the onsite storm water will provide water quality before it is discharged into Brush Creek. The Applicant completed a more comprehensive version of a Brush Creek Impact Report during the review of the Snowmass Club Phase II project. Planning Commission summary recommendations — Brush Creek impacts: 1) Fuel spill containment construction detail(s) should be provided for review with the construction plan documents that incorporates and satisfactorily describes or illustrates an unregulated spill from the fuel tanks. 2) The Applicant should comply with State and local standards for fuel farms. 3) A Stormwater Management Plan and Erosion Control Plan should be reviewed and approved by the Town Engineer, and the State as needed. Staff Recommendations — Brush Creek impacts: Staff does not disagree with the Planning Commission recommendations. Construction Management Plan (CMP): The project is designed as a modular system that will move more than half of the construction activities (mostly interior work) to a controlled location; The modular units will be delivered to the site, craned into position and bolted together; Overall construction schedule is expected to reduce from 14 months to 7 months, due to the modular system, and the construction vehicles will be reduced by approximately two-thirds; Screw piles will be used in lieu of caissons, and precast foundation walls will replace poured in place stem walls and footings to reduce the number of concrete truck trips; The CMP states that the Applicant will coordinate with the Town to set appropriate construction work hours. The Municipal Code already states the required construction hours of 7:00 AM to 6:00 PM, Monday through Saturday, excluding legal holidays. If the Applicant desires certain exemptions, they should make their specific requests. The CMP states that a water truck will keep the exposed graded surfaces moist. The CMP also states that a construction traffic plan will be implemented for Town approval. Staff has yet to see such a plan. The Applicant has yet to update the CMP to address the Town's Environmental Consultant's comments (see ATTACHMENT 6 for the comments) but did respond in written to the comments (see ATTACHMENT 7 for the Applicant replies). Planning Commission summary recommendations - CMP: 1) The Applicant should respond to the Town Department or agency review comments with the submittal of the Final PUD application or explain how such comments have been implemented or how they will be implemented. 2) As stated in the Construction Management Plan, the Applicant will submit a construction traffic plan for implementation to the Town for review. This plan should be submitted with the Final PUD application for evaluation and approval by the Town Council at that time. 23 3) Certain refinements, modifications, or amendments to the Construction Management Plan should be allowed to be made in the future by the Town to mitigate impacts which were not apparent at the time of the application review. The Planning Director should be authorized to require amendments to the plan as determined to be reasonable and necessary to mitigate an unforeseen impact. The Applicant should either amend their plan accordingly or request that Town Council review the matter for final determination. Staff Recommendations - CMP: The Applicant should specify their requested exemption from the Code's construction hours at this time. Otherwise, Staff agrees with the Planning Commission recommendations. Rezoning and re-platting information: Even though rezoning and platting information was deferred by Council on November 6 via Resolution No. 55, such material would have been helpful at this time for review because certain zone districts have certain limitations on development. For example, the lot frontage for a 'MF' zone district is 50 feet along a street, the height limit is 38 feet, the maximum FAR is 1:1, and has a minimum lot area of 3,000 square feet plus 1,500 square feet per bedroom and 500 square feet for each additional bedroom per dwelling unit. This would require a lot size for Club Commons II alone of 99,000 square feet or 2.27 acres (3,000 s.f. + [1,500 x 36 units] + [500 x 84 additional bedrooms]). The impacted site area for Club Commons II is projected at 5.2 acres. However, a proposed lot for Club Commons II site alone would not meet the frontage requirement for a possible 'MF' zone district. The Municipal Code does not permit re-zoning to 'PUD'. Parcel 12 is zoned 'PUD' with certain development parameters (see ATTACHMENT 4), but the portion proposed for development on the SWSD site is zoned SPA-1 and requires rezoning, whether it be 'MF' or an amendment to the existing PUD. The proposed land exchange does not automatically transfer zoning from Parcel 12. Planning Commission summary recommendations — Rezoning and Replatting: 1) The Town Council should consider amending the Future Land Use Map in the Comprehensive Plan in consideration of the proposed land use exchange. 2) Rezoning or amendments should be accomplished for the affected properties at the time of Final PUD. 3) The subdivision exemption and/or final subdivision plats should be accomplished during the Final PUD review, including appropriate easement grants. 4) Given the site is a good location for employee housing, the buildout designation for this site ought to be amended by ordinance to reflect the additional employee housing units as may be determined to be acceptable as mitigation or additional housing for approval by the Town Council. Staff Recommendations— Rezoning and Replatting: Staff agrees with the Planning Commission recommendations. 24 ATTACHMENT 3 TC Report Supplement 03-05-07 Town Council Report Supplement What floor area is calculable for the purposes of computing the amount of mitigation square footage being provided by the Club Commons II project? In order to compute the mitigation floor area amount for full-time housing, you need to refer to Section 16A-4-410(b), Square Footage Per Employee, which states: For that number of employees required to be housed in restricted housing, as determined in Subsection (a) above, the developer shall be responsible for the creation of a total square footage equal to four hundred forty-eight(448) square feet as measured in Section 16A-3-210(b). Measurinq Floor Area) for each employee to be housed. The total square footage for which the developer shall be responsible shall be provided in dwelling units whose size shall be within the range of sizes described in Subsection (c), Size Ranges of Restricted Dwelling Units. The unit mix and methods ofproviding housing shall be determined as described in Section 16A-4-420, Methods of Complying With Requirements. Emphasis added) 1. Section 16A-3-210(b), Measuring Floor Area. This section of the Municipal Code applies throughout the community and basically states that the floor area within all levels of a building with a ceiling height greater that 5' —6" is included unless specifically excepted within that section. Using this section of the Code, the Applicant, therefore, needed to exclude the following items in calculating the floor area of each building: a. Above grade decks and covered on-grade decks (except for certain partially enclosed ground level decks) are only included as calculable floor area by the square foot amount greater than 12% of the total building square footage. For this reason, only the first level decks that are partially enclosed by fencing are included as calculable floor area (1,053 sq. ft. total —704 s.f. in Building A24 and 349 s.f. in Building B12). The remaining deck area (2,106 sq. ft. total — 1,408 s.f. for Building A24 and 698 s.f. for Building B12) was excluded; b. Elevator shafts and stairs are included on the first floor that they originate from only. Only 793 sq. ft. of corridor/elevator space and 270 sq. ft. of stairways or horizontal covered projections in Building A24 and 243 sq. ft. of covered stairways or horizontal covered extensions in Building B12 qualified as calculable while 700 sq. ft. of upper level stairwells and elevator shaft areas in Building A24 and 944 sq. ft. of upper level stairwells in Building B12 were excluded; c. Mechanical or service space (978 sq. ft. total —810 sq. ft. of mechanical/trash space in Building A24 and 168 sq. ft. of mechanical closets on the decks in Building B12) was excluded; 25 d. Per Municipal Code Section 16A-3-210(b)(2)c, for storage exclusions states, "in multi-family unit and dormitory buildings only, areas designed and used as storage which do not have direct access to a dwelling unit, not to exceed five percent (5%) of the total proposed floor area of the unit for which the storage is intended." As the separate 622 sq. ft. of locker storage units in Building A24 exceed 5% of the dwelling unit sizes, they should count as part of the floor area; The total of 168 sq. ft. of storage closets on the patios/decks in Building B12 are below 5% of the dwelling unit sizes but should count since directly accessed from the units; and e. Subgrade parking areas are excluded (Note: no longer proposed with this application). The total calculable square footage of both buildings is determined at this time to be a total of 38,839 sq. ft. — 26,463 in Building A24 and 12,376 sq. ft. in Building B12. 2. Computing mitigation square footage. Section 16A-4-410(b) (for full-time housing) states: 'The total square footage for which the developer shall be responsible shall be provided in dwelling units...". Dwelling unit is defined as "any building or portion thereof, used exclusively for residential occupancy, that contains living facilities, including provisions for sleeping, eating, cooking and sanitation, and is intended for occupancy by a family and its guests, independent of other families or guests..." Section 16A-4-410(d) (for seasonal employee housing) states: To ensure that the size of the housing contributed by a developer for shared living accommodations is appropriate, each building shall provide two hundred twenty-four (224) square feet of private or jointly shared living area for each employee being housed."(Emphasis added) In interpreting the Code, Staff is of the opinion that the mitigation square footage for full time units should be provided within the dwelling unit(s) and that seasonal housing should include only the private or jointly shared 'living" area within the "pod". The stairs, elevator, circulation, decks and storage square footage technically should not be included in determining the square footage credited to an employee housing project being provided as mitigation housing. The problem with "strictly' applying the code is that it does not afford any incentive for the provision of interior access to units, laundry rooms, additional storage area for the occupants and other amenities that improve the quality of the project to the benefit of the employees. It is, however, believed that whether or not to include the total of 2,892 sq. ft. of covered stairs, elevator and circulation space (2,649 sq. ft. in Building A24 and 243 sq. ft. in Building B12) as part of the mitigation credit applied to this project should be affirmed by the Town Council. The same applies to the first floor deck areas of 1,053 square feet and the locker storage units of 622 square feet. 26 ATTACHMENT 4 TC Report 03-05-07 PARCEL 12 SNOWMASS CLUB PUD EXISTING LAND USE AND DEVELOPMENT PARAMETERS PROVIDED FOR REFERENCE IF NEEDED) EXHIBIT A TC Ord. 02-03 7b. ference Center can be operated for the following use Page 6 of 7 Or - tion events and meetin s related confe oups. or Private functions with valet parking F. Parcel 12, Snowmass Club PUD 1. Parcel 12 is a re-plat of parcel 12 of the Snowmass Club Subdivision PUD containing a total of 4.214 acres of land, more or less.The Restricted Housing Complex, known as Club Commons, is deed restricted under the Employee Housing Restriction document. The parcel also contains the Golf Maintenance Facility. 2. Parcel 12 is accessed from the north and south entrances of Clubhouse Drive. Access will be maintained by SCA. Winter use of Parcel 10 may restrict access from the North entrance of Clubhouse Drive as provided for in the Snowmass Club Phase II Subdivision Improvement agreement.Additional restrictions may be allowed pursuant to any special events and festival easement agreements with the TOSV. Access from the South entrance will be year round provided by Easement agreements between SCA and the Snowmass Water and Sanitation District (SWSD). 3. Restricted Housing: Lot Size: Refer to Employee Housing Restriction document. Permitted uses:Restricted Housing, Property Management offices. Number of Units: 61 a N N Number of O Bedrooms: 154 co o Nm Total Unit S.F.: 39,559 square feet more or less. dame Building Site Coverage: 16683 square feet more or less. Open Space Percentage: 79.8 percent more or less U Maximum Building Height: 41 feet above finish grade Required Paring: 64 spaces. Parking Surface Area: 22,200 square feet more or less 6 EXH1131T A 4, Golf Course Maintenance Facility TC Ord.02-03 Page 7 of 7 Lot Size: Refer to Employee Housing Restriction document. Permitted uses:Maintenance Facilities, Offices and Repair Shops, Fuel Farm, Storage. Building Site Coverage: 13,340 square feet more or less. Open Space Percentage: 86.8 percent more or less Building Height: 21 feet above finish grade Required Parking: 16 spaces Parking and Maintenance Surface Area: 15,200 square feet more or less 27057, III;Ilillll llll 09fo¢0002 vkl P7KtN SILVI ATTACHMENT 5 TC Report 03-05-07 EXCERPT FROM THE SNOWMASS CLUB RECREATIONAL USE AGREEMENT REGARDING THE WINTER ROAD CROSSING" PROVIDED FOR REFERENCE IF NEEDED) Provided, however, the winter use trails shall each year be generally as comprehensive and consistent with the trail alignment for the 2001-2002 winter season. 4. Winter Road rossin . SCA shall allow TOSV to maintain a twenty foot wide portion of lubhouse Drive as a winter road crossing, including markers adjacent to the crossing to identify its location. The crossing shall be located generally in the mid-point of the portion of Clubhouse Drive between Brush Creek Road and the clubhouse parking lot entrance. SCA shall place removable bollards within Clubhouse Drive at the Brush Creek Road entrance and in a location directly North of the clubhouse parking lot entrance during the times when the winter road crossing is in place. These road crossing operations are subject to review by SCA, TOSV and the Snowmass-Wildcat Fire District not earlier than one year after the effective date of this winter use license. If such continued operations are unsatisfactory to any of the above named parties, TOSV staff may refer the issue to TOSV Town Council for resolution. SCA agrees to cooperate with any such resolution provided that such cooperation does not cause SCA to incur any additional costs nor cause any damage to the golf course and its improvements. 5. No Conveyance. SCA does not hereby convey to TOSV any right, title or interest in or to the Property but merely grants the License as set forth herein. SCA, for its successors and assigns, excepts and reserves all rights not expressly granted to TOSV hereunder, including without limitation, the right to use and enjoy the Property, including the land beneath and the airspace above, for all purposes that do not unreasonably interfere with the License granted hereunder. Use of the Property pursuant to this License shall not unreasonably interfere with the use of the Property by SCA. 6. No Improvements; Limitations on Uses. TOSV and its invitees may use the area subject to.the License solely for trails for pedestrians, skiing, and other on-snow non-motorized uses, including snowshoes and sleds. TOSV and its invitees shall be prohibited from operating horses, mountain bikes, snowmobiles, snowcats or any other motorized equipment except for trail setting and maintenance purposes. TOSV shall be prohibited from storing or parking any equipment, vehicles or material within the area subject to the License except in areas, if any, designated by SCA in its sole discretion. Except for the grooming vehicle storage area described below, TOSV shall not construct, erect or place on the area subject IIIIQII tIllllIIIIIIIIIIIIIIIIIII IIIIIjI1lllllll l ll 469 288 ei:sza Page 3 of 10 COUNTY CO R 70.00 D 0.00 ATTACHMENT 6 TC Report 03-05.07 REFERRAL AGENCY REVIEW COMMENTS 0 biuegreen a 00 south spring St. I suite 202 aspen.colarado 61011 t vo 429 7499 1 f97 429 9499 to Chris Conrad—Town of SnOwma95 Village from Sheri Sanzone/Brian McNellis date 7 December 2006 project name Town of Snowmass Village Landscape Architect subject Club Commons II- Preliminary Plan Application copy to Project Files Response to Code Section 16A-5-340 Preliminary Plan Review Note: The following comments are only specific to landscaping standards contained within the above stated Code Section. b) 1) Response to sketch plan issues and concerns. Has the applicant provided detailed, sufficient and appropriate responses to each of the issues identified during sketch plan review? Our previous) submitted sketch plan comments entailed the following: e applcantis encourage to provi a space that can be used by the future tenants for outdoor activ' e applicant should be requested to provide this existing condition information on the provided site plan. The prbposa wI result in very steep grades on portions of the berm that will not re-vegetate and screening that wit not successfully soften views of the proposed project. The applicant has provided an Open Space map representing the space dedicated to landscaped areas"and"drives/"Parking-. does not appear that an of these areas J can be considered adequate as outdoor activity areas for future tenants. Although the a pf can as prov3e anexlstincLcondlbon map, It does not show existing vegetation. This information will be necessary to determine the number or mature trees the applicant will be required to replace elsewhere on the property. Finally, the applicant has provided a schematic landscape plan with proposed plant species. It is our determination that the Club Commons will be quite visible and the submitted planting plan will not sufficiently screen the buildings. a app scant should provide more mature everareen tree species along the facade of the building to so en t e appearance of the architecture. Sketch plan conditions of approval specific to the landscape are as follows: Landscape screening and buffering design techniques that include tall coniferous trees around the building complex and from Highline Road (should be included). Club Commons 11 Referral Comments P.1 A pedestrian sidewalk linkage with crosswalks must be provided to the existing wa way system on the Club Commons I site and to Clubhouse Drive. The applicant should coordinate with the adjacent SWSD to create a more natural appearing, park-like replacement pond with perimeter landscaping, including the provision of a landscaping buffer between the proposed housing project and the pond that demonstrates compliance with Municipal Code Section 16A-4-320. Landscaping, grading, and other design standards. As mentioned above, more can be done to achieve a standard lantin with native Avegetationaroundthebuildingstoscreenthearchitecture. a app scant has provided the sidewalk linkage and crosswalk as requested. The ap licant could do more to provide Aa "park-like"landscape, especially between the proposed ousing and theme. urrent y, a esign Is linear in nature. Species should be clumped to reflect a more natural growing pattern. The applicant has not shown the extent of existing vegetation nor a mitigation plan for such disturbance. This should be provided rior to su mission for Final Plan Review submission: This area should be defined and approved by planning sta pnor o inal Plan Review submission. The applicant has provided a plan for the storage of materials on site during construction. 5) Landscaping and open space. Is the type, amount, size, species, and location of proposed landscaping adequate and suitable for the development?Has adequate landscaping been provided as a buffer between uses and around the perimeter of the development?Has the applicant demonstrated that existing vegetation and trees on the site that should be protected will be so protected? Which specific areas of the site will be designated as open space; what is the proposed size, use.and landscaping of each area? What are the preliminary plans for the homeowner's association or condominium association to maintain said open space? The species and types of vegetation proposed are appropriate for hardiness Zone 3. The applicant is proposing an adequate num er o Fees owever, it is suggested that these e c um ed in a more"natural°manner, w is ma re uire that mores ecies be added o t e plan. The applicant has proposed a native'grass mix for the area surrounding t e pon . It is recommended that the applicant consider planting more native riparian grasses and shrub species that will soften the edge of the pond. The applicant has not provided an existing conditions survey for vegetation and therefore has not provided a protection plan for mature trees or groundcovers. The applicant has provided an open space map which defines two type of sub-areas; landscaped areas and drives/parking. The sizes of these areas are unclear and no plans or information was provided regarding the future maintenance of these areas. 6) Natural hazard areas. What is the site specific location of characteristics of any geologic hazards, steep slopes, flood plains, and similar hazards on the property? Wi/I any of these natural areas pose a potential threat to life or property?If so, what specific measures will be employed to avoid, minimize, or mitigate these dangers? There are stee slo s in t?i of 30 percent within the proposed development area. ost of these slope areas are directly associated with the embankment of the Pond which will be modified by its reclamation on the north side. The steep embankment to the northeast of the existing water treatment facility will be stabilized with a retaining_ wwaT tha s ou a verfied by a structural engineer. Remaining"stems"slope areas_are Fimal and typically man-made. These areas are not-oreseen as a hazard to e oP 7)Natural Resource areas. What is the site specific location and characteristics of any wildlife habitat areas, riparian areas, wetlands and other valued natural features on the property? What are the anticipated impacts of the proposed development on these Club Commons it Refenal Comments p.2 features?Has the proposed development been designed so it will comply with the standards of this Development Code that apply to these natural resource areas? There are existing wetlands associated with the drainage to the east of the development site. The applicant should take all precautions to assure that siltation resulting from development on the property will not adversely impact this natural resource area. No other natural hazards impact the site. The parameter of the existing sanitation pond will be reduced. It can be assumed that due to the functionality of the pond and proximity of surrounding development, the site does not contain any critical wildlife habitat. However, planting riparian vegetation Troun a penphery of the gond may improve water qua t an encourage wl I e OWVILY in VIC area. 8) Grading and drainage. What is the extent of soil and vegetation disturbance planned for the site?How will disturbed areas be stabilized both during construction and following the completion of the project? Where will excavated material be stockpiled? Will any retaining structures be employed, and if so, what will be there design specifications and materials?How will storm water be handled both during construction and following completion of the project? Although it is assumed that much of the material excavated for development will be used for reclamation of the pond area, this has not been specified by the applicant. The applicant has delineated areas were siltation fencing will be placed. It is recommended that siltatio fenncing be placed along the entire eastern boundary of the Tile as represen a to avol any po en to mpacts to the existing wet an s. e) f) Landscape plan. A detailed landscape plan, depicting the type, amount size, species and location of all plant materials, with a planting schedule. The plan shall also include conceptual irrigation plans for landscaped areas ifapplicable. The plan shall show the locations of all existing trees with a trunk circumference of fourteen (14)inches or more measured four and one-half feet above the ground and shall indicate which trees are proposed to be removed. Where large groves of trees are to remain undisturbed, single trees need to be located. A landscape plan has been provided by the applicant that shows the number, type, and Iota ion of vege atlon within the proposed development. It does not detaill"'oation concepts or specify the location existing trees ecies. This in ormati"on should be vie prior to na an evlew su mission k) Open space map. A map shall be submitted showing all areas to be designated as common open space and the proposed use of each common open space area, including size of each area in acres and the size of the total common open space in acres and as a percentage of the total site. In addition, the type, size and general location of the planting and other screening techniques to be used in the perimeter buffer area shall be shown on this map and the landscape plan. An O en Space ma has been provided but it does not indicate whether or not designate open space areas are common or de ica ed. Total acreage of these individual areas are not delineated (the previous application estimated that 85 percent of the land is open space). The landscape plan does indicate locations of plantings. This information should be provided prior to Final Plan Review submission. n) Clearing, grading and drainage plans. A detailed report identifying plans for clearing, grading and drainage including: 1. Limits of clearing. The location and defined limits of all clearing and/or removal of vegetation cover. 2. Grading plan. Existing and proposed grades at a contour interval of two (2) feet or less, based on field survey controls, including location with proposed grades and elevations for all buildings, roads, walks, storm sewers and other drainage structures and devices, retaining walls and other Club Commons 11 Referral Comments p.3 landscape features. The plan shall provide designs for sediment control devices to be employed, Including speciFicah'ons of how graded areas will be stabilized and revegetated after construction is completed. Any changes from the grading and drainage plan submitted with the sketch plan shall be described. The extent of clearing or re-grading is not shown on any of the site maps. This information should be rOvided an approve rio o In an Review submission. The app scant has provided a grading map t—__F_t depicts proposed drainage routes. M f he drainage on site will be drained to settling onds on the adjacent golf course via su su aces orm water Ines. The applicant has provided a plan for containment of sedimentation. A siltation fence should be extended along the entire eastern boundary of the project site to avoid the siltation of the adjacent wetlands. Retaining.areas have been detailed in the submitted site plan. q) Geologic report. A report evaluating geologic and soils conditions, including: 1. Potential geologic hazards. A site specific analysis of the geologic characteristics on, or in the vicinity of, the site that could have a significant impact on the proposed development shall be conducted. It shall be prepared by a geologist or engineer who is qualified to map and evaluate geologic hazards and to assess their potential impacts on the development. It shall discuss any recent activity associated with the geologic hazards and shall provide an expert opinion as to the degree of severity of the potential geologic hazards. It shall also include recommendations as to how the development will avoid or mitigate any dangers posed to life or property from these hazards. 2. Soils study. A study prepared by a qualified professional describing existing surface and sub- surface soil characteristics on the site, and evaluating the suitability ofsuch soils for the planned construction. A geologic and soils study was conducted by HP-Geotech. This report identifies potential geologic concerns and gives recommendations regarding development on within the geologic constraints of the development site.There does not appear to be any major geologic hazards or concerns within the development area. r) Brush Creek impact report A site spedflc analysis shall be prepared for lands within the boundaries of the Brush Creek Impact Area, and for lands located outside of the Brush Creek Impact Area whose development is determined to have the potential to impact Brush Creek and its associated riparian habitat. The analysis shall be prepared to comply with the provisions of Section 16A-4-30(d), Brush Creek Impact Report. It appears as though the site is well within the Brush Creek Impact area. A report specific to this designation was not include wit in t e app cat on and should be provided prior to Final Plan Review submission. If a Brush Creek Impact report has not been submitted for the Sanitation District site, we recommend this be provided as well. Dischar a of tr into Brush Creek should be evaluated to assure that no a verse ecological impacts will occur to this natural resource. Club Commons 11 Referral Comments p.4 46 DUNLOP ENVIRONMENTAL CONSULTING, INC. Environmental and Public Health Planning for the Future November 23,2006 Thomas S.Dunlop President Town of Snowmass Village Jim Wahlstrom, Sr. Planner PO Box 5010 16 Kearns Road Snowmass Village, CO 81615 Re: Club Commons II Employee Housing Project—Preliminary Plan Application Dear Mr. Wahlstrom: This review contains some of the exact language presented in my reports dated December._ 23, 2003 and October 3, 2005. I purposefully left some narrative the same, but with added updates prompted by the Preliminary Plan Application. At the request of the Town of Snowmass Village(TOSV), Dunlop Environmental Consulting, Inc, was asked to perform a review of the Club Commons II Employee Housing Project, Preliminary Plan Application. The focus of this assignment is to review the environmental impact ofthe project during the construction phase and beyond. There appears to be conflicting information in the application. A discussion in the submittal identifies a total of 36 living units. Thecover memorandum from the TOSV mentions a total of 32 units. In Section 1 of the app r—Iaton the project overview declares ,* ere will be 120 bedrooms. In Section 1, Preliminary Development Plan Part 4,there is mention that ereareatotal of 96 bedrooms. Clarification is needed to properly assign environmental health impacts. However, it isnot a tictpated there will be significant ! increase or decrease of impacts given the numbers are relatively close. A portion of the development will occur on 'and under control of the Snowmass Club Associates, with the remaining development taking place on what is now a section of pond used as part ofthe Snowmass Water and Sanitation District's tertiary waste water treatment process. The pond will be divided into approximately two equal sections. The parcel committed to this o1T'usingproJecl wtl]"lie ewateied,andfillmaterial will be hauled in to create a suitable location for supporting a building. A site visit was made to the Snowmass Water and Sanitation District(SWSD) Office on December 10, 2003. Kit Hamby, SWSD Manager met with me and conducted a walking tour ofthe proposed development area. In keeping with the narrative in the submittal Mr. Hamby pointed out changes that will have to occur in order for the employee housing units to be built. In general terms, capacityofthe existjng pond is necessary to maintain flow leveling" or surge minimization of treated effluent prior to entering thewaste water filtering process. This proposal will require restructuring of the existing pond to accommodate treatment needs. A second site visit was made November 23, 2006 to Post Office Box 6289 • Snowmass Village,Colorado 81615 USA • Office and Fax(970) 9234820 0 painted on meyeled paper clearly understand the impacted area.No one accompanied me on this latest visit. As was stated by the applicant at a December 15,2003 public meeting with Town Council and Planning Commission, the State of Colorado requires a 100 foot separation between the pond and dwellings. In a conversationonDec 23, 2003 with MikeK,iuz'zioff' the Co ora o Water Quality Control Division-Permits Section, he confirmed certain setback requirements between dwelling units and waste water treatment plant components. The intent and support logic for such setbacks is to minimize odors and aerosol drift of treated effluent impacting residential units. The standard's describedm Water Quality Control Division Policy WQSA-7 offers a number of situations requiring differing setbacks. The applicant states in this application,"The required 100'separation between the levelingpond and housing will be maintained "As design is finalized it is u—r for..,,.:x: ,._- tea'recommended encroachment within the 100 ft setback not occur for reasons stated. Air Quality: Air quality impacts will be greatest durtg the construction phase of this project. The applicant conectly_states t a a State of ColoradoAird'olIulant mission Notice (APEN) and a cow nstruct4pp1=.t w j not be required. Requirements for such a permit is theprotectmustinvolve25-acres or greater and last longer than 6-months. Club Commons II will involve 5.15 acres with not more than 3.1 acres disturbed at any one time, and will last less than 6 months according to the application Although,in Section 13,p.2 of the construction management plan,construction is scheduled for completion at 7-months. 7 While the APEN is not required, it is recommended as a condition o3rapprroval thata fugitive dust control plan be submitted. T e orm for this plancame oGtannedon-line at www.cdphe.state.co.us/ap/stationary.html . Once completed the dust control plan shoulds be submitted to the TOSV for monitoring and enforcement. This p7anwilf-aefine 7ttwk , correctiveactions thatwill btaken uu`ingconstaction should windblown dust offsite become a problem. The proposal calls for use of an underwater heat exchange system to heat the buildings. If this can be accomplished no boiler system will be needed. Post construction emissions from boiler(s)will therefore not be an issue. Ifboilers are needed proper permitting will a•3 A4e be required through thr,e Colorado Air QualiControl Division. Earlier reviews of this project discussed the need to remove sludge front the bottom of the"leveling"pond serving the SWSD facility. Concern was expressed about odors that might emanate from the pond during the dewatering and sludge removal operation. Stud ems_ removal took place it August 2006 using a process that did not involve draining the pond (although draining a portion ofthe pond must still occur). No odor complaints nom„ were regst e witheiffierfCeS PJSD'rtliefiCSS t'fromy knowledge. There remains an g - opportunity for odor generation once the pond is drained to begin fill-in—to creat the 4 ofunatfonforT uTZTo-mmons II. If odors aregenerated a meeting is recommended between the Town and SWSD to deve pa strategyYo address the matter. A proactive response is suggested ifthe threat of odor release is still a possibility. The State of Colorado Department of Public Health and Environment,Air Pollution Control Division maintains authority 12mly the State Odor Law to any situation generatingoroorrs'fTiarex.eeed standards under At'r'ol)utionf eg'u ation 2. The gist of this regulation is that if odor complaints are registered there is a legislative response that can 2 be used to investigate and enforce the standard if it is exceeded. However, the reality of a State inspector visiting the site in response to a complaint, in my estimation and experience, is minimal. Therefore, odor complaints willprob-ably be directed to the TOSV for response. In order to enforc e tion 2the inspector must be certified byQ ` i1TeS=afeo o ora o to use a device designed to measure the strength of odors. In other words,there is no one in the immediate area that I am aware of that is certified to determine compliance with this State law. Response decisions will most likely be based on quality of life determinations such as a nmsance complaint. Noise: Noise generated during the construction phase may also become a problem for nearby residents. It will be important for the applicant to become familiar with the TOSV standards in the Municipal Code and the Building Code when designing work schedules. As a reminder construction can occur between 7:00am and 6:00pm Monday through Saturday. Inteno°owoikon b goutside of the above mentioned hours andno generating noise in excess of the TOSV standard has been allowed. Hazardous Waste: The construction managementem plan does not address fuel storage and management_of other such material during construction. It is m etrecomen as a con'tdonoonstfapproval that a stye and spyillcontainmentpanbetriedrteuor n 4 Relocation of the existing fuel farm is also discussed. Proper closure practices including ocudmentearemediationfortheabandonedfuelstorageandfuelingareashouldbea condition ofaroyal.Proper design, permitting andlnsfaalfationoft ie new fuel farm s io e a con rtion o ap`pioval:- b_" Storm Water: Loris and Associates proposes site runoff can be managed without installation of detention ponds. The use storm sewers and sheet flow onto the golf course property where the water will enter existing offsit smif course is proposed. No additional comments or suggestions are recommended at this time. A Storm Water Management elan is mentioned but was not included in the Preliminary 'lan Application. This concludes this review of the application. Should you have further questions or concerns please do not hesitate to contact me. Sincerely, Thomas S. Dunlop, REHS C:TOSV.Club Commons 11 11/23/06 3 Jim Wahistrom From: David Peckler Sent: Thursday, January 25, 2007 9:20 AM To: Jim Wahlstrom Cc: Chris Conrad; Hunt Walker Subject: RE:Club Commons II -TIA update Jim, Y' 1?}E'•C1'/ gTCUn Ah rLp r.Agr_5 _Tle„Ot tc_ 1=1AL L The memo is fairly accurate about my conversation with the traffic engineer. I do take issue with one point. In the revised report under the section on Transit Impacts, page 17, it talks about a total capacity of three service -routes being " . . . 266 erson ni ak and 224 persons in e a1"i ternoon." I tol the traffic engineer that this atatemen is misleading because there are already passengers using our services, so there isn't the surplus capacity as suggested_ky_the s FF. The restor eitF—memo is accurate. At some point we need to ave Council and the applicant land whether the Town will be extending transit service to the project on a regular basis. A question for you is whether the statement by the applicant that the Base Village application references the Club Commons development as part of their Fiscal Impact and employee housing mitigation. If it does, then some of the revenue from Base Village can be applied to offset transit service costs to expend/create a route that gets to Club Commons. If the ASC wants to propose the Town supplementing/replacing services as an enhancement to their service to the three referenced activities (Black Saddle parking, Club Commons Phase 1 and Club Commons Phase 2, ) then a subsidy relative to their savings may be acceptable to Council to provide fixed/demand responsive service from the Town. David original Measage----- rom: Jim Wahlstrom ent: Wednesday, January 24, 2007 4:58 PM T David Peckler Subj t: FW: Club Commons II - TIA update David, Is the attach memo consistent w/ your discussion w/ Applicant' traffic engineer. Jim original Message---- From: Vogele, Mark R. [mail -mvogeleeaspensnowma .com) Sent:Wednesday, January 24, 2 7 3:53 PM To: Jim Wahlstrom cc: Schuster, Don; VanMoorsel, Gert Subject: RE: Club Commons II - TIA upd e Here's what I got. This memo based on disc sions with Dave Peckler. Mark Vogele Project Manager Aspen Skiing Com y P.O. Box 1248 Aspen, CO 8 2 970.925.1 0 main 970.92 . 759 direct 970. 9.5019 cell 97 .923.8753 fax vogele@aspensnowmass.com 1 Page 1 of Jim Wahlstrom From: David Peckler Sent: Wednesday, December 20, 2006 11:49 AM To: Hunt Walker Cc: Chris Conrad;Jim Wahlstrom Subject: RE:Analysis Of Funding From Base Village For Club Commons Hunt, Council had shown interest in bus service to Club Commons. This was brought up in Sketch review of Club Commons Phase 11. 1 made Council aware that we are already getting pressure to go to Club Commons Phase I. Mike Segrest and Don Schuster were having conversation about how to institute bus service to Commons, and funding was always e core issue. i e asked me o 0o a a number o un ing possibilities' e i iga on Y's one posse a source, Base Village Fiscal Impact Analysis as another, and the shared use and benefit to the community of fifteen minute service to the Recreation Facility based on Route 6 and a new Club Commons route. in the Club Commons Phase 11 submission, Fiscal Impact Analysis, Bus Program, Page 14 you see the ASC position. They will run service around 8 am to 5 pm to move employees, after that the existing service should handle the rest. (Employees shouldn't go grocery shopping after 5 pm.)They do not want to address the cumulative impacts of Club Commons Phases I and II and Black Saddle employee parking. I do think that because they are making a relationship between Club Commons Phase 11 as part of Base Village employee housing,that there is a connection to all these impacts.The potential demand is: 70 cars in.BS @ 1.8/car= 126 people(100 cars would be 180 people,) Club Cam. Phase 1 @ 154 residents @ 60% in the peak hour= 92 people and Club Cam. Phase 11 with 124 residents @ 60% in the peak hour=74. Total conservative demand is 292 passengers. roposa o e was that a combined benefit view of some ASC Mitigation, some Base Villa a Revenue and public t3enetit at service to ea. enter would probably fly. ASC should acknowledge that they would receive a reduction m eir costs to provide service to Club Commons and Black Saddle. I hope that this helps, or at least didn't give you a headache. David From: Hunt Walker Sent: Wednesday, December 20, 2006 9:55 AM To: David Peckler Subject: RE: Analysis Of Funding From Base Village For Club Commons I'm happy to read it, but tell me what the issue is. Hunt From: David Peckler Sent: Tuesday, December 05, 2006 12:03 PM To: Hunt Walker Subject: FW: Analysis Of Funding From Base Village For Club Commons Hunt, Here is the information that I sent to Mike concerning bus service to Club Commons. Let me know how you would like to proceed. David From: David Peckler [mailto:dpeckler@tosv.com] Sent: Monday, September 18, 2006 7:56 PM To: D. Michael Segrest(msegrest@tosv.com); Marianne Rakowski (Marianne Rakowski) 12/21/2006 Page 2 of 2 Cc: Chip Foster(Chip Foster); Dave Harris(Dave Harris) Subject: Analysis Of Funding From Base Village For Club Commons Mike. Attached are three memos concerning the Club Commons bus service. The first, Club Commons Funding by BV 09 18 06, looks at the Base Village Fiscal Impact Analysis to fund bus service to Club Commons. It presents some options, but they are not necessarily the best of solutions to get service to Club Commons. the other two memos are form our previous discussion with ASC in November and the proposed service expansions for the budget. David 12/21/2006 Y 1 1 MEMO To: Jim Wahlstrom, Senior Planner From David Peckler,Transportation Director Date: January 11,2007 Re: Club Commons II Traffic Analysis Update I have review the comments from the traffic consultant.As 1 stated earlier, I do not think that the vehicle trips generated from the new complex adds too much to the traffic movement. The future projection shows an adequate turning LOS for the intersection of Clubhouse Dr and Brush Creek Rd. Steve P. should review the numbers and turning movement analysis. The left turn could be harder than the model projects. I am glad that the applicant took a more realistic approach to projecting the transit impact I believe that it is slightly conservative about the trip generation, but it is more accurate than before. The transit trips presented in the Future Transportation Conditions, Section C is consistent with the earlier information. . I do have a problem with the statement about the existing capacity of the transit service to accommodate the new passengers. There is an assumption that there is no one riding the existing service.The Existing service is picking up people today that are coming from the Balck Saddle parking lot and the Club Commons Phase 1. Phase II impact is being added to the peak hour, so there will not be much surplus capacity, even with the service level proposed in the report. What is not addressed is service after the work day, and service in seasons other then the winter. I do not think that the units will remain empty if there is demand for housing. The need for transportation in the other seasons should be addressed. Page 1 RA 141 MEMO RECEIVED To: Jim Wahlstrom,Senior Planner DEC 2 0 2006 From: David Fackler,Transportation Director SnOWmaSS village Date: December 19,2006 Community Development Re: Club Commons II Submission Comments I am sorry that my comments come to you so late. I only have a couple of observations: Forward: 1. Traffic Study Waiver — I do believe that the project will not impact the traffic volumes significantly. What is an issue is that the Club House Dr was su000sed to be open only in the summer. A modification should be done to allow access to the employee housing an Black 4 Taddle parking lot for bus service. Section 1: 1. Part 1 —Project Location states that access will be from Club House Dr. 'support the concept, but it is a change from the original submission.The road was o on y e oxen in the summer. 2. Part 3— Project Description: I support The construction of th bus stop with the turn around. I AbelievethattheywillfindinthelongrunthattheintersectionofClubHouserannowmass Club Cr is a poorly designed intersection for vehicles attempting a left turn from Club House onto Snowmass Club. In the long run they may be better served by accessing Club Commons and Black Saddle from Brush Creek Rd. 3. Part 3—Project Description: I support the parking numbers presented for winter use. I do worry about the parking numbers during the summer season when the golf course is in full swing(no pun intended.) The Black saddle parking lot is being discussed as overflow parking location, This may not work in the summer. 4. Part 4 — Variations: I support the pedestrian connection between the housing and the transit bus stop. 5. Part 4 —Written Responses, Page 2, 7): The applicant offers a utilitarian solution to the bus service question of Council. The seasonal employees in the winter are very transit dependent, and are separated by 0.2 of a mile in winter con i ions. o not know pry e service schedule proposed meets the Council's expectations. Our experience at Mountain View suggests otherwise. Direct service to the complex outside of peak periods is once an hour and ends at 5:00pm, so grocery shopping after business hours is difficult. We do have the capacity in the off hours to carry the people, we do not have t e surplus headway to get to the facility without compromising service to another location. Page 1 6. Part 4–Written Responses Fiscal Impact:to be addressed later. r;ggr_ 7. Part 4–EXB-04:The bus stop layout appears to be what we discussed with the applicant. I do not understand the implications of the"20' RADIUS ENTERINGTURN-AROUND." The inside of the curve around the island may need to be flared more-to allow vehicle wheels to stay on pavement— Section 5,Fiscal Impact Analysis: 1. I. Executive Summary: The project is stated as being part of the employee housing related to Base Village. It should be determined if that relationship is appropriate given the on mountain improvements related to the Burnt Mountain submission and the Ski Area Master Plan. Whether or not the Base Village economic returns support this proposal, the need for ad 'iona emp oyee housing to support the resort remains.To import labor comes at a cost as well. 2. II. Overview,Assumptions:Want to make sure that the"average annual occupancy'rate of 73 percent (91 residents) matches in the revenue potential to the impacts relative to transit, on site pa irng, police,water and sanitation, and/or other services. Generation of other revenues addressed later, but is dependent on assumptions about occupancy. 3. III. Revenue Analysis, Table 2: Two revenue sources in this table may not be accurate, Transportation parking and Contributions ASC.The transit dependent population of the projW would not generate average parkin re_venues, 7.41 for per capita projection.) If the Con i ution ASC is t e un ing frogmktamitigationagreementfromtheBurntMountain submission, then the funding may not applicable. The possibility that most of the residents of the project would receive a ski pass from the ASC would remove them from the Contribution ASC revenue. It is our understanding that the employees of the ASC are not included in the mitigation formula.The ration of$71.92 per capita is not insignificant. 4. 4. III. Revenue Analysis,Table 5:The concerns in items#2 and#4 above are related to Table 5. The per capital factor used for the Revenue Sources appears to be the 124 permanent residents. I understand the Trans ortation Parking r ted as follows: $37.41 x 124 Residents Permanent = T4,638. The same rate appears to be used for Aspen Ski o pang: 71.92 x 124 residents Permanent=$11 9. The question is what is the Iikelyho the residents o e emp oyee uni s will generate t ese revenues to the Town? 5. IV. Expenditure Analysis, Expenditure Analysis: The analysis states "Parkin costs were reduced by 50 percent to account for the higher transit ri ers i of residents livin in the F_ropose employee housing." As noted in item#4, there i actor for the per capita rate on t e revenue side, an en on the expense side for parking there is a reduction for the high use of transit servicesee Table 7. 6. IV. Expenditure Analysis, Bus Program: The statement about the distance to the Route 8 and 3 bus stops is fairly accurate,however,our drivers are constantly pressed by passengers to be take them to the complex.Council should decide if service to the complex is bene icia7.— 7. IV. Expenditure Analysis, Bus Program: I question the increase in passengers generated by FH&U. Given the probable origin of the seasonal employees, they most likely will be transit dependent. Therefore they should generate higher passenger rates than the "...Town as a . Vole." 1 agree with the observation that"...these generation rates may underestimate transit Indeship for the project, given that the Project will likely have more transit-dependent residentsthanisfoundelsewhereintheTown" For this reason it is good to see that the ASC will be providing increased service if necessary in the peak periods. Given the distance ofexisfirig Page 2 transit stops to the project, under mountain winter conditions, makes the statement about the transit dependent residents seem callus: "Off-peak transit demand for non-wor re a e -in can be accommodated by existing service capacity. The existing Town transit routes Will therefore not a nega ive y imp 8. IV. Expenditure Analysis, Bus Program: The last paragraph states the applicants position concerning previous Council's desire to see service provided to the project. The development of housin in this location in both hases, and the creation of em to ee arking at Black ,g addle during the winter creates a lot of demand for transit service inTy mind. Council shou I ea e i prove a service o e cilities. I find it hard to accept the"0"for Bus Program in Table 10. Section 9,Traffic Study Waiver Request: 1. Project Trip Generation: I do agree that the projected traffic volume will be minimal from the rpoject. As stated before, the year-round opening of Club House Dr should be addressed, because it was viewed as a summer season access to the golf course. I believe that the community is better se aving access to the employee housing units and the employee parking at by having the road open. There is a possible c6ffft'GI Gween the Jett turn pocket for the Club House Or and the left turn pocket or e Rodeo ransi s anon. am will ing to wait and see R th eVaTis projection is accurate,or i con is s deve op. 2. Transit Impacts: The, Ls generated in Table 3 seem low, as stated above in #7. The projection is based on 36 units and not the 124 beds for the permanent population. Ther is a so a considerable tri reduction rate for the AM (55%) and PM (40%) peak hours. Using the same tormula to the permanent resident factor of 124 results in 56 passengers in the AM hour and 74 passengers in the PM hour. This does not include the im anctofPhaseI project or the provision of ASC employee parking at Black Saddle from a previous application. 3. ASC Employee Shuttle Schedule: I hope the vehicles) capacity will match the potential eman , given that the Phase I Phase II an ac a e par ing are all Tieediingthe demand for service. s RECEIVED DEC 2 0 2006 Snowmass village Community Development 9 Page 3 WILSON Albuquerque Omaha 7 Colorado Springs Pasadena COMPANY Memo Denver Phoenix Fort Worth Rio Rancho Houston Salina Kansas City San Bernardino Lenexa San Diego Wilson&Company Latin America,LLC From: Stephen G.Pouliot,PE Jeri Babbington, PE To: Jim Wahlstrom,Town of Snowmass Village Date: January 31, 2007 Copies To: File No.: IdLIMID Subject: Review of January 25,2007 Response to Wilson & Company TOSV Traffic Consultant Comments JAN 31 2007 INTRODUCTION anwMimyd* On January 10, 2007, Wilson&Company submitted comments on the Club December.2006 Submittal. These comments were reviewed by the Aspen Skiing Company, and ` an explanation memo was submitted back to the Town of Snowmass Village. Wilson & Company reviewed the explanation memo and is providing the following additional comments. COMMENTS The following comments are numbered consistent with the comments provided by the Aspen Skiing Company in their memo dated January 25, 2007. 1. "Appendix C—Intersection Level of Service Worksheets"was provided to Wilson & Company. The SYNCHRO analysis and associated factors were reviewed. Everything appeared consistent with the analysis described in the TIA. No change is needed in the TIA. 2. Wilson &Company reviewed the traffic counts and existing conditions intersection analysis again for the Brush Creek Road,Horse Ranch Road, and Clubhouse Drive intersections (west half and east half due to the new configuration). It appears rt ar traffic counts were taken at the west half of Brush Creek Road/Horse Ranch Road and the east half of Brush Creek Roa u ouse rive. These intersection counts were combined into one intersection and analyzed as one intersection in the SYNCHR analysis. This ana ysis is not sufficient for the TIA. The two intersections—Brush Creek Road/Horse Ranch Road and Brush Creek Road/Clubhouse Drive—should be analyzed separately. Although it is unlike that the conclusions of the TIA will change, at a minimum, the existing and future conditions networks should be portrayed and eva uate correctly for the sake of clarity to the reader and credibility for the Applicant. Please resubmit the TIA with the revised analysis. 3. Wilson &Company reviewed the explanation of the minor discrepancy between March 2004 and December 2006 projections, and agrees with how the analysis was conducted. No change is needed in the TIA. 4. Wilson & Company reviewed the explanation of how the transit ridership volumes is cuiTently being addressed, and has agreed that the Town Council should direct its Transportation WILSON&COMPANY,INC.,ENGINEERS&ARCHITECTS Memo WILSON COMPANY Director to undertake a transit ridership study to obtain current data. No change is needed in the TIA. Additionally, it is noted that the 14 minor comments provided by Wilson &Company were not addressed. We are in agreement that these minor comments do not change the technical nature of.the analysis. Because the TIA is to e resu mute , we recommend these minor comments be addressed to provide clarity and consistency in the documentation for the reader. Thanks for the opportunity to respond. Reviewed by: Jennifer Babbington, PE Transportation Engineer iennifer.babbington@wilsonco.com 31 - Stephen G. Pouliot, PE Senior Transportation Engineer stel)hen.t)ouliot@wilsonco.com 999 18th Street, Suite 2600 Denver, Colorado 80202 303)297-2976 www.wilsonco.com Page 2 of 2 WILSOWILSON Albuquerque Oma a N Springs Pasadena COMPANY Memo Denver Phoenix Fort Worth Rio Rancho Houston Salina Kansas City San Bernardino Lenexa San Diego Wilson&Company Latin America,LLC From: Stephen G.Pouliot,PE Jen Babbington,PE To: Jim Wahlstrom, Town of Snowmass Village Date: January 10,2007 Copies To: File No.: X3-310-002-07 Subject: Review ofClub Commons II TIA December 2006 Submittal INTRODUCTION On December 7,2006, Wilson&Company submitted comments on the applicant's August 2006 Club Commons II Draft TIA. All ofthese comments were adequately addressed in the revised , December 2006 Draft TIA. However, additional questions and concerns have been raised on the revised December 2006 Draft TIA and are noted in the following section. COMMENTS Technical Comments: Please provide"Appendix C Intersection Level of Service Worksheets"so that the Synchro Analysis and associated factors used may be reviewed. Horse Ranch Road is not shown in the correct location—please revise. The alignment from the north has been shifted to the west ofthe Brush Creek Road bridge. This will affect the analyses completed for the Brush Creek Road/Clubhouse Drive intersection. Background volumes are stated in the report to have been taken from the 2004 FHU traffic study for Base Village. The March 2004 report from FHU shows slightly higher volumes at the Brush Creek Road roundabout(Figure 10—Total Traffic Projections,FHU 3/2004) than what is shown in Club Commons report Figure 7 -2030 Winter Background Traffic Conditions. Please explain the discrepancy and provide a photocopy ofthe 2004 FHU report cited for the Club Commons analysis. It appears the peak hour selection was conservative in nature,as various peak hours were selected for each of the intersection analysis. Typically one peak hour for the AM and one peak hour for the PM is used for the entire roadway network. However, as the proposed volumes are relatively low, this approach appears appropriate and no change is needed. Please provide existing transit ridership volumes and compare to existing capacity to show the excess transit capacity. This is necessary to assert that the proposed additional ridership will be adequately accommodated. Minor Comments: Please label all roads in Figures 1 and 2,using the same naming designations as discussed in the text. WILSON 9 COMPANY,INC.,ENGINEERS&ARCHITECTS Memo WILSON COMPANY There are discrepancies between the traffic counts taken and the existing volumes shown in Figure 3 at the following locations: PM peak hour northbound and southbound volumes at the Brush Creek Road/Clubhouse Drive intersection; PM peak hour westbound left turning and right turning volumes at the Brush Creek Road/Clubhouse Drive intersection; PM peak hour eastbound left turning and right turning volumes at the Brush Creek Road/Clubhouse Drive intersection AM peak hour northbound through volume at the Highline Road/Country Club Circle intersection; AM peak hour eastbound left turning volume at the Highline Road/Country Club Circle intersection; AM peak hour eastbound and westbound volumes at the Highline Road/Brush Creek Road intersection; and PM peak hour eastbound,westbound, and northbound volumes at the Highline Road/Brush Creek Road intersection. These discrepancies could be due to several factors, but will most likely not affect the outcome of the Synchro modeling. However,these should be corrected and the Synchro models should reflect the changed values. Figure 3 should display existing daily traffic volumes,as well as the peak hour turning volumes. Figure 4 should display a through arrow for the eastbound approach at the Highline Road/Brush Creek Road intersection, not a right turn arrow. Figure 4 displays 5 vehicles leaving the Snowmass Lodge and Club Site in the PM peak hour, rather than 4 as discussed in the text. It appears the turning movement volumes were rounded to the nearest 5 vehicles in Figure 5, after the growth rate was applied to the turning movement volumes from Figure 3. However, in cases where less than 5 vehicles (i.e. 1 vehicle) are listed in Figure 3, the appropriate rounded value for Figure 5 should be 5 vehicles. On page 12,the Figure numbers referenced in the text do not always match the figures. Figure 8 should display the PM peak hour westbound through movement volume at the Highline Road/Brush Creek Road intersection as 236 vehicles, not 226 vehicles. Thanks for the opportunity to respond. Page 2 of 2 Memo WILSON COMPANY Reviewed by: Q4,t, P'- Jennifer Babbington, PE Stephen G. Pouliot, PE Senior Transportation Engineer 999 18th Street, Suite 2600 Denver, Colorado 80202 Phone (303) 297-2976 Cell (303) 588-4794 stei)hen.youliot(@.wilsonco.com www.wilsonco.com Page 3 of 3 WILSON Colorado Omaha Memo Colorado Springs Pasadena COMPANY Denver Phoenix Fort Worth Rio Rancho Houston Salina Kansas City Son Bernardino Lenexa San Diego Wilson&Company Latin America,LLC From: Stephen G. Pouliot,PE To: Jim Wahlstrom,Town of Snowmass Village Date: December 7,2006 Copies To: File No.: X3-310-002-07 Subject: Review ofClub Commons II TIS August 16,2006 Submittal INTRODUCTION The letter presented to the Town of Snowmass Village by the applicant requests a waiver on grounds that 1)the scale of the proposed development is small and(2)obtaining reasonable turning movement counts would be difficult in light of the on-going construction in the immediate vicinity ofthe proposed development. Concerning the application of waiver requirements,the Municipal Code states the following: Municipal Code:§1 6A-5-340(c)(2)(o) Transportation Impact Analysis The Planning Director may, however, waive(the transportation impact analysis)requirementfor proposed development that contains less thanfive(5)dwelling units, or less than two thousand(2,000) . squarefeet ofnonresidential space, or an addition to a ski area ifit is determined that the transportation impacts generated by the development are negligible and that requiring a detailed analysis is not warranted. It is my opinion that this project does not meet the requirements for a waiver based solely on the requirements stated in the Municipal Code. Although the project is indeed relatively small,the scale of the project still exceeds the maximum number of dwelling units noted above. That being stated,my review is based on the need for the project to provide a traffic impact study per TOSV TIA guidelines. COMMENTS Daily and peak hour traffic counts are not provided in the report. However,per the Town Council Resolution for a deferral ofthe Traffic Impact Study,these counts are pending cessation ofconstruction activities. The counts should be taken and the site evaluated prior to a submittal to the Planning Commission. The traffic impact study needs to provide a description of the study area(intersection and roadways for evaluation)and the existing conditions within that study area,including a schematic diagram oftraffic volumes(daily,am,and pm). The study area should include at a minimum Highline Road @ Snowmass Club Circle,Clubhouse Drive @ Brush Creek Road,and HighlineRoad @ Brush Creek Road. Transit impacts are discussed and the impacts are noted.However,it is not clear how the development can produce 22 pm peak hour site trips(as noted in the trip generation forecast)and also produce 22 transit trips in the same peak hour. Does this indicate that all trips generated by the development will use transit? Typically,the traffic impact report should show how trips are generated,distributed,assigned, WILSON&COMPANY,INC.,ENGINEERS 8 ARCHITECTS Memo WILSON COMPANY and the mode choice applied. Please clarify how the mode choice affects the trips generated by the development. Please present the tri eneration in the format noted in the uidelines: Land use units n rate daily trips AM tri s PM tri s Multi-family 36 5.0/unit 180 xx 22 The current submittal does not include AM trips. Please include AM trips. The trip distribution is shown as 50-50 up and down Brush Creek Road. Please provide the basis for this assumption. The distribution should include Base Village(XX"/o),Down Valley Brush Creek Road XX%),and Down Valley Highline Road(XX%). The submittal does not note how the trips will be assigned to the network. Please provide schematic illustrations of the peak hour traffic(existing,background,project assigned,and future)and the corresponding LOS. Thanks for the opportunity to respond. Stephen G.Pouliot,PE Senior Transportation Engineer 999 18th Street, Suite 2600 Denver,Colorado 80202 Phone (303)297-2976 Cell (303) 588-4794 stcpben.ppuliot(@wilsonco.com www.wilsonco.com Page 2 of 2 ATTACHMENT 7 TC Report 03.05-07 RESPONSES FROM APPLICANT TO THE REVIEW COMMENTS ASPEN(SNOWMASS rsrce sVAM I MPANr Planning Department December 12, 2006 Mr.James D. Wahlstrom Senior Planner Planning Department Town of Snowmass Village P.O. Box 5010 Snowmass Village, CO 81615 Re: Club Commons II-Preliminary Plan Application Responses to TOSV Consultants Review Dear Jim: Included with this letter are the completed Traffic Impact Analysis,a revised Schematic Landscape Design and details in response to the Town's landscape consultant. The completed TIA is our response to the review by Mr. Stephen G. Pouliot, PE of Wilson & Company. What follows are our responses to both Bluegreen, the Town's landscape consultant and Mr. Thomas S. Dunlop, REHS. Bluegreen Memorandum dated December 7. 2006 COMMENT: "The applicant has provided an Open Space map representing the space dedicated to"landscaped areas"and"drives/parking." It does not appear that any of these areas can be considered adequate as outdoor activity areas for future tenants." RESPONSE: The landscaped areas around both proposed buildings and specifically the area between the buildings are designed for outdoor activity. In addition, the property is in close proximity(300 feet)to the Town's Parks and Recreation area. COMMENT: "Although the applicant has provided an existing condition map, it does not show existing vegetation." RESPONSE: Existing trees are shown on the Schematic Landscape Design. Existing vegetation is shown on the recently submitted Improvement Survey. A copy of the Improvement Survey has been included for the Town's consultants use and review. COMMENT:"It is our determination that the Club Commons will be quite visible and the submitted planting will not sufficiently screen the buildings. The applicant should provide more mature evergreen tree species along the fagade of the building to soften the appearance of the architecture." reV-% J Aspen Skiing Company UC1.P.O.Box 1248 Aspen.CO 91612 SnuwimQ^,) S Commun,. d topmeM 1 ASPEN(SNOWMASS 4PE+SxnCG COMVAi1V RESPONSE: Club Commons is surrounded by eight to 12 foot berms along the eastern, southern and northern borders of the property. In an effort to provide greater screening from Highline Road, we have proposed planting more than fifty (50)10.5' to 16' mature Colorado Blue Spruce trees at staggered heights on the berms. In addition, we are proposing that we plant approximately fifty(50)Quaking Aspens on the berms. The 100+new trees will be planted amongst the fifty(50)existing trees that currently screen the golf course maintenance facility,the Snowmass Water and Sanitation District leveling pond and Phase 1 of Club Commons. The goal is to maximize screening by planting trees amongst the existing trees at staggered heights on the berms in order to increase density of the existing landscaping. COMMENT: "The applicant could do more to provide a park-like landscape, especially between the proposed housing and the pond. Currently, the design is linear in nature. Species should be clumped to reflect a more natural growing pattern." RESPONSE: We agree and will clump Quaking Aspens as this is a more natural presentation. In response to making the area between the proposed housing and the pond more park- like, the Colorado Department of Public Health and Environment,Water Quality Control - Commission, Design Criteria Considered in the Review of Wastewater Treatment Facilities. Section 5.2.3, paragraph (i)states, "The pond area shall be enclosed with an adequate stock-tight fence to preclude livestock and discourage trespassing, and be located so that mowing of dikes and travel on top of the dikes will not be obstructed" Section 5.2.5, paragraph (c)states, "All disturbed areas above the water line will be seeded with a densely growing perennial grass native to the area." Section 5.2.5, paragraph (d) states, "Ponds shall be constructed so the seepage out of the bottom or dikes(sides)will not exceed 1/32 of an inch per day. If the soil tests demonstrate that this cannot be obtained, then positive seal methods such as soil additives, bentonite, native clay, soil cement, asphalt, or synthetic liners must be used." Our interpretation of the State Design Regulations is that they want to discourage trespassers, be able to mow all sides of the dike and side walls of the pond, have a drivable access road on top of the dike, seal it with none plant friendly soils and keep it obstruction free. The linear planting of trees is at the bottom of the dike slope along the State required stock-tight fence not obstructing the Snowmass Water and Sanitation Districts ability to mow the required perennial grass native to the area. COMMENT: "The applicant has not shown the extent of existing vegetation nor a mitigation plan for such disturbance." RESPONSE: We have revised the Schematic Landscape Design to reflect re-vegetation of all disturbed areas. All disturbed existing landscaping will be landscaped per the attached plan. COMMENT: "The applicant is proposing an adequate number of trees however, it is suggested that these be clumped in a more natural manner, which may require that more species be added to the plan." Aspen Skiing Company P.O.Box 1248 Aspen,CO 81612 2 ASPEN(SNOWMASS ASPFN:,N!Ibn PALIVAN1 RESPONSE: We agree and will clump Quaking Aspens as this is a more natural presentation. COMMENT: 'The applicant has proposed a native grass mix for the area surrounding the pond. It is recommended that the applicant consider planting more native riparian grasses and shrub species that will soften the edge of the pond." RESPONSE: The Colorado Department of Public Health and Environment, Water Quality Control Commission, Design Criteria Considered in the Review of Wastewater Treatment Facilities, Section 5.2.3, paragraph(i)states, "The pond area shall be enclosed with an adequate stock-tight fence to preclude livestock and discourage trespassing, and be located so that mowing of dikes and travel on top of the dikes will not be obstructed." Again, our interpretation of the State Design Regulations is that they want to discourage trespassers, be able to mow all sides of the dike and side walls of the pond, have a drivable access road on top of the dike, seal it with none plant friendly soils and keep it obstruction free. The linear planting of trees is at the bottom of the dike slope along the State required stock-tight fence not obstructing the Snowmass Water and Sanitations Districts ability to mow the required perennial grass native to the area. COMMENT: "The applicant has not provided an existing conditions survey for vegetation and therefore has not provided a protection plan for mature trees or groundcovers. The applicant has provided an open space map which defines two types of sub-areas; landscaped areas and drives/parking. The sizes of these areas are unclear and no plans or information was provided regarding the future maintenance of these areas." RESPONSE:A copy of the Improvement Survey has been included for the Town's consultant to review for existing conditions. We have included with this document, a construction detail for protecting trees and groundcovers. Square footage for both landscaped and drives/parking is included on the attached Open Space Map. The previous map did not include square footage of drives/parking. There is no HOA or condominium association for this project. While it has not been determined who will maintain landscaping and drives/parking, it will either be the Housing Department of the Aspen Skiing Company or the Town of Snowmass Village. COMMENT: 'The parameter of the existing sanitation pond will be reduced. It can be assumed that due to the functionality of the pond and proximity of surrounding development, the site does not contain any critical wildlife habitat. However, planting riparian vegetation around the periphery of the pond may improve water quality and encourage wildlife activity in the area." RESPONSE: Please refer to previous comment regarding State design criteria/regulations of Sanitary District ponds. We are required to keep the top of all dikes and sides/embankments clear of obstructions and the native grass mowed. We are required to install a six foot high"stock-tight"fence to keep livestock out and discourage trespassers. This fence is also to keep wildlife out. Aspen Skiing Company P.O.Box 1248 Aspen.CO 81612 3 ASPENTSNOWMASS ASPEN SY.nNe COMPANY COMMENT: "It is recommended that siltation fencing be placed along the entire eastern boundary of the site (as represented)to avoid any potential impacts to the existing wetlands." RESPONSE: As earlier stated, the site is surrounded by eight to 12 foot berms and siltation fencing is located in those areas where there is a remote possibility of runoff getting free from the site. Siltation fencing along the entire eastern boundary would be a waste of project dollars as the only area not having a silt fence is a substantial berm. COMMENT: "A landscape plan has been provided by the applicant that shows the number, type, and location of vegetation within the proposed development. It does not detail irrigation concepts or specify the location existing tree species." RESPONSE: An irrigation plan is included with this submittal. The landscape plan does specify the location of existing tree species. COMMENT: "An Open Space map has been provided but it does not indicate whether or not designated open space areas are common or dedicated. Total acreage of these individual areas are not delineated (the previous application estimated that 85 percent of the land is open space)." RESPONSE: The sodded area surrounding the two employee housing buildings is anticipated to be common open space for the project. Please refer to the Amended Open Space map, EXB-04 for both acreage and square footage of all open space areas. COMMENT: "The extent of the clearing or re-grading is not shown on any of the site maps." RESPONSE: Please refer to detailed grading plans C2.1, C2.2, C2.3 and C3.1 that show extent of proposed grading. COMMENT: "A siltation fence should be extended along the entire eastern boundary of the project site to avoid the siltation of the adjacent wetlands." RESPONSE: Please see prior to regarding siltation fencing along eastern boundary of site. COMMENT: "it appears as though the site is well within the Brush Creek Impact area. A report specific to this designation was not included within the application and should be provided prior to Final Plan Review submission." RESPONSE: A report by Loris and Associates was included under Tab 12 of the Application titled, "Protection of Environmentally Sensitive Areas (Brush Creek Impact Area). Per this report, "The development impact to the environmental sensitive Brush Creek Impact Area is negligible due to the existing Snowmass Water and Sanitation District's facilities, existing maintenance facilities and existing first phase employee housing. Water quality enhancements and pre/post construction Best Management Practices (BMP's) through the use of the offsite ponds at the Snowmass Club Golf Course will minimize any degradation of surface water. The current conveyance of onsite flow is via storm sewer or sheet flow onto the golf course property. The runoff is then conveyed through a ditch and into a series of ponds within the golf course. This conveyance of the onsite storm water will provide water quality before it is discharged into Brush Creek." Aspen Skiing Company P.O.Box 1248 4 Aspen,CO 81612 ASPENC )SNOWMASS h5]Ed SfinMU r4b:"n•n COMMENT: "if a Brush Creek Impact report has not been submitted for the Sanitation District site, we recommend this be provided as well. Discharge of treated water into Brush Creek should be evaluated to assure that no adverse ecological impacts will occur to this natural resource." RESPONSE: Discharge by the Snowmass Water and Sanitation District into Brush Creek is a highly regulated, highly monitored process under the jurisdiction and oversight of the Water Quality Control Commission of the Colorado Department of Public Heafth and Environment and governed by the Snowmass Water and Sanitation District's"discharge permit." Thomas S. Dunlop, REHS Letter Dated November 23, 2006 COMMENT: Question regarding a discrepancy of number of units and beds. RESPONSE: The project consists of two buildings totaling 36 units and 120 beds. COMMENT: "AS design is finalized it is recommended encroachment within the 100ft. setback not occur for reasons stated" RESPONSE: No buildings will encroach into the 100ft. setback. COMMENT: Question to schedule-6 months or 7 months. RESPONSE: The actual project schedule is subject to the start date dictated by Town of Snowmass Village approvals and projected snowmelt runoff. The project cannot start until the Snowmass Water and Sanitation District pond reconfiguration begins. Pond reconfiguration, grading and site utilities will be completed in less than 6 months. A final schedule will be submitted to the Town during Final Review. COMMENT: While the APEN is not required, it is recommended as a condition of approval that a fugitive dust control plan be submitted." RESPONSE: Please refer to Tab 10,Air Quality Analysis report Section 3.2 "Fugitive Dust From Construction Vehicle Traffic"and Section 7.2"Mitigation for Criteria Pollutants." Note,the particulate emissions from construction activities assumed that watering would be employed to reduce fugitive dust emissions by 50%. COMMENT: "If boilers are needed proper permitting will be required through the Colorado Air Quality Control Division." RESPONSE: Agreed. COMMENT: "It is recommended as a condition of approval that a storage and spill containment plan be required prior to excavation." RESPONSE: We agree and will include a"hazardous waste storage and sill containment plan" as part of our final Construction Management Plan during Final Review. Once we have selected the contractor for the project,we will work closely with the firm to produce a complete and detailed plan for submittal to and approval of the Town. Aspen Skiing Company 5 P.O.Box 1248 Aspen,CO 81612 ASPEN(SNOWMASS ASPEN SKIM COMEPAMY COMMENT'. 'Relocation of the existing fuel farm is also discussed. Proper closure practices including documented remediation for the abandoned fuel storage and fueling area should be a condition of approval. Proper design,permitting and installation of the new fuel farm should also be a condition of approval." RESPONSE: We are not abandoning the fuel farm. It is an above ground double walled tank, not an underground storage tank. It will be moved to the new location and no longer in use at its current location. We disagree that the above documentation, permitting and installation should be a "condition of approval"of this project since the existence, use, maintenance, installation, inspection, permitting, etc. are highly regulated by the State of Colorado and any removal and relocation of the existing tank will be under strict supervision, permitting and inspection of the State of Colorado. A copy of the Aspen Skiing Company State required"Spill Prevention, Control and Countermeasure Plan(SPCC)"is included in the submittal. COMMENT: "A Storm Water Management plan is mentioned, but was not included in the Preliminary Plan Application," RESPONSE: Please refer to Storm Water Management Plan located on drawing C4.0 Erosion Control Plan. Thank you and your consultants for the thorough review of our application. Should you have other requests outside of the contents of this submittal or regarding the contents of this submittal, please do not hesitate to ask. siinncceerre'ly, M' ark Vogele Project Manager Aspen Skiing Company Aspen Skiing Company P.O.Box 1248 6Aspen,CO 81612 SNOWMASS ASPEN MOUNTAIN ASPEN HIGHLANDS BUTTERMILK A S P E N C )S N O W M A S S- January 22,2007 ASPEN SMING COMPANY Re: Snowmass Golf Maintenance Facility Aboveground Storage Tank To Whom it May Concern: There is one aboveground storage tanks at the Snowmass Golf Course vehicle maintenance facility. The double-walled tank contains 500 gallons ofdiesel and 1500 gallons of gasoline.These tanks and surrounding facilities are inspected for compliance annually by the state oil inspector. In connection with the redevelopment of this site we will be incorporating all requirements of the Oil Pollution Prevention regulations at Title 40 of the Code of Federal Regulations, Part 112,(40 CFR 112), including required secondary containment able to collect 3,200 gallons of fuel in the event of a complete failure of a fuel delivery vehicle. In addition, Aspen Skiing Company(ASC)will be hiring a qualified firm to empty and relocate the aboveground storage tank. That firm will be required to have trained spill response staff on site and spill kits at hand. Staff at the Snowmass Golf Maintenance Facility are trained annually in spill response according to 40 CFR 112.7(a)(3)(ii)(iv)and have spill kits,including absorbent booms, on hand near the refueling area.Training requirements are listed in section 8.0,page 23, of ASC's Spill Prevention Control and Countermeasure Plan,which was updated on June 3,2004 and approved as meeting federal regulations by Kenneth L. Walter of the Walter Group. (970) 255-8017. Please don't hesitate to contact me should be there questions about the relocation of this aboveground storage tank or ASC's ability to meet federal regulations at the new facility. Sincerely, Auden Schendler Director ofEnvironmental Affairs Aspen Skiing Company PO Box 1248 Aspen, CO 81612 970)300-7152 fx (970)300-7154 www.aspensnowmass.com/en-%,iromuent P.O.Box 1248 Aspen,CO 61612-1248 970.925-1220 www.aspensuawmass.com I NF,E SRI !It_ . H 0 I_. C11tV1Kt'llll;; MINIS 10 111n1<I1oYluliUn soiullw MEMORANDUM TO: Mark Vogele,Aspen Skiing Company FROM: Jeff Ream, P.E., PTOE, Felsburg, Holt& Ullevig DATE: January 24, 2007 SUBJECT: Phone Conversation with David Peckler,Town of Snowmass Village FHU Reference No.06-229 1 spoke with David Peckler, Town of Snowmass Village, on Tuesday, January 23, 2007 about the TIA we prepared for Club Commons II. David indicated that the traffic and transit information we provided in the study was sufficient and the study would not need to be updated based on` his 1/11/07 comment memo. He acknowledged that the Skiing Co. shuttle would take care of work trips, but expressed concern about the other non-work trips (shopping, etc.)using the town services, since those buses are already full from other demand areas. He also mentioned he was worried about the cumulative impacts from the park and ride, Phase I and Phase II, and noted that the existing routes don't have enough extra time in their schedules to deviate into Club Commons to provide direct service. Finally, he noted that at this point the transit discussion between the Town and Aspen Skiing Co. Is more philosophical that technical. X%v-%P.tI111o11q,l ow 111.41,11...,I,•; . ATTACHMENT 8 TG Report 03-05-07 EXECUTED PLANNING COMMISSION RESOLUTION NO, 29 SERIES OF 2007 INCLUDING ALL THE EXHIBITS TOWN OF SNOWMASS VILLAGE PLANNING COMMISSION RESOLUTION NO. 2 SERIES OF 2007 A RESOLUTION PROVIDING RECOMMENDATIONS TO THE TOWN COUNCIL CONCERNING THE CLUB COMMONS II PRELIMINARY PLAN APPLICATION. WHEREAS, the Snowmass Club Associates, LLC/Aspen Skiing Company Applicant") initially submitted on September 21, 2006 and updated as complete on October 25, 2006 a Preliminary Plan application for the Club Commons II employee housing project ("Project") involving Parcel 12 of the Snowmass Club and the Snowmass Water and Sanitation District site encompassing approximately 5.2 acres of impacted area ("Application"), as generally described or illustrated in attached Exhibit "A;" and WHEREAS, the Applicant also requests variations from dimensional limitations in the land use application, including exceeding maximum building height, revisions to the maximum buildout, and an alternative parking plan; and WHEREAS, Town Council granted on November 6, 2006, via Resolution No. 55, Series of 2006, the Applicant's requested deferral of the subdivision platting and rezoning information to Final PUD and deferred, rather than waived, the traffic study incorporating turning movement numbers for review by Planning Commission prior to acting upon their resolution; and WHEREAS, pursuant to Section 16A-5-340(d) of the Snowmass Village Municipal Code ("Municipal Code"), the Club Commons II Preliminary Plan Application was presented to a joint meeting of the Town Council and the Planning Commission on December 4, 2006; and WHEREAS, pursuant to Section 16A-5-340(d)(1) of the Municipal Code, the Town Council on December 18, 2006, via Resolution No. 64, Series of 2006, identified the specific components within the application, including project elements, specific areas of the Land Use and Development Code or core issues, that the Planning Commission should focus upon during the course of their review and provided the direction that the application review shall take; and WHEREAS, the Applicant submitted supplemental information or modifications to the plans in response to comments and concerns expressed by the Planning Commission and Town Staff through the course of the review; and PC Reso.07-02 Page 2 of 12 WHEREAS, the Preliminary PUD, as generally illustrated and described in attached Exhibit "A," includes plans and information related to the application that are incorporated herein by reference; and WHEREAS, the Planning Commission reviewed the application, and the supplemental information or updates thereto, at public hearings on January 3 and 17, and February 7, 2007 and acted upon this resolution; and WHEREAS, the application was reviewed and processed in accordance with the provisions outlined in Section 16A-5-340 of the Municipal Code. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the Town of Snowmass Village, as follows: Section One: General Findings. Subject to the recommendations in Section Two of this Resolution, the Planning Commission hereby generally finds that: 1) The Applicant submitted the Preliminary PUD application for the Project in accordance with the provisions of the Municipal Code. The Preliminary PUD application provided the Minimum Contents required pursuant to Section 16A-5-340(c), except those submission items that were deferred, and included written and graphic materials in sufficient detail to deem the application complete for review. 2) The Applicant has submitted supplemental information during the review process to present changes or updates to the application for the primary purpose of responding to the directions provided, by Planning Commission and Staff requests, comments, and concerns. 3) All public notification requirements, as specified within Section 16A-5-60(b) of the Municipal Code, have been satisfied, including submittal of the affidavits from the Applicant regarding mailing and posting of the public hearing notices. 4) The application has been reviewed pursuant to the Town Council directives in Resolutions Nos. 55 and 64, Series of 2006. 5) The application's unit mix seems appropriate given the Applicant's past success with similar unit mixes at Club Commons I. 6) Even though the current application proposes three-story buildings, it is recommended to add 4`" levels to the two buildings, an increase of 11 feet in height, for additional seasonal or permanent employee housing, to fulfill the mitigation requirements and demand thereof, and address the adequacy of parking provisions through an aggressive parking management plan. 2 PC Reso. 07-02 Page 3 of 12 7) Adding units or employee housing square footage by the addition of a recommended 4th level to the two buildings is a more important issue for the community than the height variation issue. The site is a good location for employee housing with limited height impacts as further described in the findings below. 8) Pursuant to Section 16A-5-310(2), "Preservation of community character" under the Review Standards, the buildings' mass, scale and height of the development proposed for the PUD, with or without the recommended 4th level, seems consistent with the standards of Section 16A-4-340, 'Building Design Guidelines to Preserve Community Character under the Development Evaluation Standards, and compatible with the character of existing land uses in the area, which creates the impression that it might not adversely affect the development in the surrounding area, because of the following findings: a) Pursuant to Section 16A-4-340(c)(1), "Site integration," of the Municipal Code, the proposed structures seem to incorporate a plan design that avoids overwhelming the surrounding mountain environment because: i) The proposal minimizes the grading changes and complements the natural landforms; ii) The new buildings are designed to be set into the slope; and iii) The building massing is broken up or stepped along a slope to conform to the shape, aspect and scale of the natural terrain. b) Pursuant to Section 16A-4-340(c)(2), "Scale and mass," the proposed design of the buildings seem to convey the perception that the buildings are not monumental in scale, including its relationship to the scale of surrounding buildings, because: i) The character of the surrounding area within the immediate vicinity of the site has not changed and it still remains a good site for employee housing with or without the recommended 4th level; ii) The scale, form and proportion of the proposed buildings relate to the prevailing surrounding buildings in the immediate vicinity of the site, considering that the three-story buildings or even the recommended 4th level was represented by the Applicant as being less than the ridge line elevations of the buildings behind it to the south and up the hillside; iii) The buildings avoid the "wall' or "row" effect, due to the architectural relief illustrated in the elevations and are similar in design to Club Commons I, which seems acceptable; and iv) The design of the buildings respect human scale. 9) Pursuant to Section 16A-4-340(c)(5), "Views," the proposed buildings appear to create the impression that they are oriented to take advantage of views 3 PC Reso.07-02 Page 4 of 12 and view corridors, and to frame views and enclose open space, as it would still appear, being positioned far away from public roadways and at a low point of the valley, to convey the preservation of important sight lines, overlooks and landmarks as viewed from public roadways and other public spaces, and as viewed from neighboring developments. 10) The amended Municipal Code provisions in Section 16A-4-50(f), "Ridgeline Protection Areas" under the Development Evaluation Standards do not apply, as the site is not within a defined ridgeline protection area that is visible from Brush Creek Road, Owl Creek Road or the Town Community Park and is not at the crest or highest elevation of a ridge or hillside, or within fifty (50) feet of elevation, measured vertically, from the crest of a ridge or hillside. 11) Pursuant to Municipal Code Section 16A-5-300(c)(5) and (7), "Dimensional limitations," and "Standards for granting variations" under the General Restrictions, the proposed application requires height variations and meets the following height criteria: a) The proposed three-story buildings meet the rule that at least 50% of the structure for which the variation is sought, as measured utilizing the structure's footprint from existing grade and finished grade, conforms to the height limits of the underlying zoning parameters for Parcel 12, provided such building is located on Parcel 12 or if an amendment to the PUD is subsequently permitted to expand the boundary, land uses and development parameters into the impacted area on the Snowmass Water and Sanitation District site for the development to occur; and b) If a rezoning of the affected Snowmass Water and Sanitation District site is sought that has a height limit of 38 feet or if the buildings change to add the recommended 0 level, then the buildings would likely exceed the height limit of the underlying zone district by more than 75% triggering a super-majority vote of the Town Council, community purposes and the demonstration of"exceptional and special circumstances." 12) Pursuant to Municipal Code Section 16A-5-300(c)(5-7), "Dimensional limitations," "Community purposes for PUDs," and "Standards for granting variations" under the General Restrictions, community purposes, and exceptional and special circumstances" for the recommended 4 level were not demonstrated at this time to the Planning Commission, and the Town Council should address appropriate or applicable community purposes, as needed, for the variations sought during their review and that the Applicant clearly and satisfactorily described as to why the height variations are necessary for the buildings in order to achieve the community purposes to be proposed, such as but not necessarily limited to the provision of employee housing square footage over and above the mitigation requirements or to develop necessary public facilities, as examples. 4 PC Reso.07-02 Page 5 of V 13) The recommendation for an additional 4th level on the buildings, if desired, would add the need for 34 parking spaces based upon 24 additional spaces for seasonal housing at 0.75 spaces per bedroom, and 10 additional spaces for permanent housing at 1.25 spaces per bedroom, the same ratios accepted during the Sketch Plan review. 14) Pursuant to Municipal Code Section 16A-4-310(7), "Off-Street Parking Standards," the Applicant is proposing an alternative parking plan, which seems reasonable for the site and the usages proposed, including the supplemental provision of approximately 50 net parking spaces in the north Black Saddle golf course parking lot expansion. Such additional off-site spaces are permitted by Code through an alternative parking plan and such expansion seems more than what is needed and should sufficiently meet the parking demand of the recommended 4th level, if desired, subject to managing the parking effectively with certain restrictions. 15) If the Black Saddle lot expands by more than what would be needed to meet the parking demand for the recommended 4th level on the proposed Club Commons II buildings, then the expanded parking from the existing Club Commons I lot into the bermed area on Parcel 10 would not be needed, as offered by the Applicant, which seems acceptable to remove from the application. 16) Pursuant to Municipal Code Section 16A-4-320, "Landscaping, grading and other design standards," screening and buffering of the expanded Black Saddle golf course parking area will need to be provided, especially as viewed from Brush Creek Road to the north. 17) Pursuant to Municipal Code Section 16A-4-210, "Streets and related improvements" and other than minor alterations that should be made to the traffic impact analysis, the vehicular traffic impacts from the proposed employee housing project seem minimal mainly because of the transit- dependent nature of the development. 18) Pursuant to Municipal Code Section 16A-5-310(7), "Adequate facilities," there seems to be a strong need for additional transit service to serve the employees at the Club Commons site. 19) Pursuant to Municipal Code Section 16A-5-310(7), "Adequate facilities," there is a need to improve the pedestrian connections and lighting between the Club Commons site and Brush Creek Road as a means to increase the pedestrian safety and usage along the existing walkway segments. 20) Pursuant to Municipal Code Section 16A-4-340, "Building design guidelines to preserve community character," the design of the new storage sheds 5 PC Reso.07-02 Page 6 of 12 proposed on Parcel 12 seem acceptable and would be a used for the purpose of housing golf course equipment currently stored outside on the site, as represented by the Applicant. 21) Pursuant to Municipal Code Section 16A-5-340(b)(15), "Construction management Plan," on-site dust control per the construction management plan seems acceptable, including the use of magnesium chloride on the site only, where needed. 22) Pursuant to Municipal Code Section 16A-5-340(b)(12), "Fiscal impact," employee housing is not a fiscal revenue generator, but rather a "revenue facilitator" in that the Resort Operation as that principal revenue generator depends on available employee base and that conversely the Town relies heavily on employee housing to drive the tourist business. Therefore, the fiscal impact report as presented in the application seems adequate. 23) Pursuant to Municipal Code Section 16A-4-410, "Restricted housing requirements," the mitigation square footage of a minimum 34,104 square feet within the dwelling units in the two, three-story buildings should be applied by Town Council as acceptable mitigation square footage. 24) In.general there is limited opportunity within the Town to create land or good sites for employee housing and there are incremental costs and restrictions involved with adding floors to structures to attain desired employee housing, which .decreases the need and demand for additional employee housing. Similarly, the Applicant should also not be penalized for designing projects and spaces that enhance the project for tenants and the livability of the project. 25) Pursuant to Municipal Code Section 16A-5-310(1), "Consistency with Comprehensive Plan" under the Review Standards, the proposed employee housing project is currently consistent with the 'Mixed-Use' land use designation for Parcel 12 of the Snowmass Club and inconsistent with the Public Use' designation on the SWSD site according to the Future Land Use Map of the Comprehensive Plan, but the proposed land use seems consistent with the policies and objectives outlined in Chapter Eight, Housing, of the Comprehensive Plan as further described in the finding below. 26) Pursuant to Municipal Code Section 16A-5-310(1), "Consistency with Comprehensive Plan" under the Review Standards, the proposed PUD Amendment does not appear to conflict with a majority of the goals, objectives and policies of the Comprehensive Plan, with the exception of the policies related to the Buildout Chart(Line B97). 27) The Comprehensive Plan's Buildout Analysis Chart for the properties designates no free-market units for SCA's Parcel 12 or the SWSD site, and 6 PC Reso.07-02 Page 7 of 12 therefore, no free-market housing should be considered for this site. However, employee housing in general is appropriate for the site, and therefore, the proposed project would seem to be a proper use, given the findings stated above, if the project is eventually accepted for the purpose of fulfilling housing mitigation requirements. 28) Pursuant to the findings above and subject to the recommendations in Section Two of this Resolution, the proposed application seems to have adequately addressed and complied with the other review and approval criteria in Municipal Code Section 16A-5-300(c), General Restrictions, and Section 16A-5-310, Review Standards. 29) Pursuant to the findings above and subject to the recommendations in Section Two of this Resolution, the proposed application seems to have adequately addressed and complied with the "Purpose° and the 'Review and intent issues" or questions outlined in Municipal Code Section 16A-5-340. Section Two: Comments, Concerns and Recommendations. The Planning Commission makes the following additional comments, concerns and recommendations to the Town Council for its consideration: 1) This housing project should be restricted to, a) employees within the Town of Snowmass Village, b) employees within Pitkin County, and then c) other employees, such as but not necessarily limited to employees or students of profit or non-profit organizations provided they are not housed for short-term occupancy. 2) The addition of the recommended 41h story levels on the two buildings is considered to be advisable for either seasonal or permanent housing with certain parking restrictions. 3) As offered by the Applicant, additional parking north of the Black Saddle golf course parking lot should be accepted for off-site employee parking as it would likely add approximately 50 net spaces to meet the additional requirement of 34 parking spaces that would be needed for the recommended 4t' levels on the Club Commons II employee housing buildings. 4) The parking components within the proposed employee housing project, both on-site and off-site, should be completed concurrently with the balance of the housing development and comply with geotechnical or soils report requirements or recommendations. 5) An aggressive parking management plan, similar to or as a modification to the Club Commons I parking management plan, is recommended to support 7 PC Rose. 07-02 Page 8 of 12 or justify the proposed alternative parking plan for Club Commons N. The parking usage on site should be controlled by: a) Issuing certain types of parking permits, such as the Applicant offering permits that allow close-in, on-site parking and those permits that only allow off-site, remote parking; or b) allowing permanent housing residents to park on-site and seasonal housing residents to park off-site at the Black Saddle lot; or c) combining the above noted restrictions; and d) prohibiting the storage of abandoned, disrepaired vehicles, RV's, campers, tractor-trailer or similar vehicles on the site and in the Black Saddle parking areas. 6) The type of units and tenants within the buildings or the recommended 4th levels should be controlled as a means to match or coincide with the demand for seasonal or permanent housing during any given season. 7) Additional berms and landscape buffering around the perimeter of the expanded Black Saddle parking lot should be provided especially around or toward the north side of the lot closest to Brush Creek Road. A landscape plan for this area should be submitted for review and approval at the time of Final PUD application. 8) As offered by the Applicant, the plans should incorporate the following items to encourage pedestrian safety and usage of the walkway segments between the Club Commons site and Brush Creek Road: a) The installation of additional pedestrian bollard lighting around the bend of Clubhouse Drive and the tees/putting greens located between the existing clubhouse, the proposed bus transit turnaround and the Club Commons site; b) The installation of additional pedestrian bollard lighting near pedestrian crosswalks, especially between the clubhouse, the transit turnaround and the Club Commons site; c) Extension of the sidewalks on Clubhouse Drive toward the west from the new bus turnaround and around the outside bend of Clubhouse Drive to create a seamless pedestrian connection between the Club Commons site, the transit turnaround and the existing walkway system leading to Brush Creek Road; d) Maintenance of the snow removal for all walkways between the bus stop on Brush Creek Road, the Club Commons site and the transit turnaround; e) The installation of two street lights located at, 1) the southwest corner of Brush Creek Road and Clubhouse Drive, and 2) at the bus shelter near the pedestrian crossing of Brush Creek Road of which both should be designed to match the street light pole/fixture at Brush Creek Road and Horse Ranch Drive; 8 PC Reso.07-02 Page 9 of 12 f) Installation of directional/control signs where needed at the pedestrian crossings; and g) The Applicant should review the lighting plan with the Town's Chief Building Official for conformance with the Lighting Ordinance No. 18, Series of 2003, at the time of construction drawing review and prior to issuance of a certificate of occupancy. 9) The "winter crossing" provision on Clubhouse Drive in the Snowmass Club Phase II Recreational Use Agreement dated June 26, 2002 should be deleted. 10) The Applicant's Traffic Impact Analysis (TIA) should be modified to address the latest comments from the Transportation Department dated January 25, 2007 and from the Town's Traffic Engineer consultant dated January 31, 2007, and the updated TIA resubmitted in time for Town Council review and prior to action upon their resolution. 11) The Transportation Department should propose to the Town Council a program to redesign the transit routes in the vicinity, including the nearby Entryway area, based upon current transit ridership data. The Transportation Department should then propose to Town Council transit service options in the area utilizing a rearrangement or redesign of existing routes, adding new routes or a combination thereof that adequately serves the area. Fiscal impacts should subsequently be assessed based upon the results of these analyses. 12) A fugitive dust control plan should be filed with the Town even if an Air Pollution Emissions Notice (APEN) is not required by the State. 13) Fuel spill containment construction detail(s) should be provided for review with the construction plan documents that incorporates and satisfactorily describes or illustrates an unregulated spill from the fuel tanks. 14) The Applicant should comply with State and local standards for fuel farms. 15) A Stormwater Management Plan and Erosion Control Plan should be reviewed and approved by the Town Engineer, and the State as needed. 16) If deemed permissible by the Town Council, there should be consideration of allowing additional employee housing mitigation for the site by interpreting certain square footage that would normally not qualify as mitigation square footage, in that enhanced livability such as the square footage within the interior corridor or circulation space, together with the first floor stairways and deck areas on the first levels, in efforts to buy down the incremental cost of constructing a recommended 4t' level of employee housing on the buildings, could also be utilized to mitigate the 8,360 square feet of Snowmass 9 PC Reso.07-02 Page 10 of 12 Mountain housing requirements per Ordinance No. 2, Series of 2005, and perhaps beyond this amount as a possible Community Purpose over and above the required mitigation square footage as to be determined as acceptable by the Town Council. 17) Separate from this application, a reassessment of the Municipal Code's employee housing mitigation square footage credits and the cash-in-lieu provisions ought to be considered to include other spaces for mitigation square footage that enhance the livability of employee housing units and to incorporate costs, in the cash-in-lieu formula, associated with amenities or common areas outside of the dwelling units that enhance the units, such as but not necessarily limited to underground parking, ski lockers, laundry facilities, recreation rooms, clubhouses, and additional floors for employee or mitigation housing that require elevators. 18) Pursuant to Municipal Code Sections 16A-5-300(c)(3) "Uses," under the General Restrictions, the Applicant must propose a zone district for the un- zoned SPA property beyond Parcel 12, or a PUD Amendment to expand the boundaries of Parcel 12 if permitted, and subsequently demonstrate during the Final PUD review process before the Planning Commission and Town Council compliance the following criteria in accordance with Section 16A-5- 220(e), "Review Standards" of the Amendments to Official Zone District Map, as follows: a) Consistency with the Comprehensive Plan; b) Consistency with the purpose of the zone district; c) Consistency with surrounding zone districts and uses; and d) Necessary circumstances such as changed conditions or a community need as part of the consistency with the intent of the Comprehensive Plan. 19) Pursuant to the Municipal Code Section 16A-5-500, "Exemptions authorized," the Applicant should submit a subdivision exemption for the proposed land exchange, and a subsequent re-subdivision plat of the impacted area as deemed needed, for review and approval by the Town Council at the time of Final PUD review which demonstrates that: a) The exemption would be necessary to accommodate the Applicant's proposed development; b) It would not be inconsistent with the goals, objectives and standards of the affected subdivision plats; c) No new lots would be created; d) It would comply with the Development Code; e) The exemption itself would not create adverse impacts to the surrounding area; and f) The exemption by itself would not increase total allowable floor area. 10 PC Reso.07-02 Page 11 of 12 20) The Applicant should coordinate with the Snowmass Water and Sanitation District (SWSD) an application for amendment from its SPA zone district, pursuant to the above noted recommendations, including rezoning to 'Public' or similar zone district and the need for a exemption/subdivision plat, as the proposed modifications on either development site are related. Such an application review for consideration should occur simultaneously with the Final PUD application for this project. 21) Pursuant to Municipal Code Section 16A4-260, Easement characteristics, affected easement dedications may be accomplished through a subdivision exemption and/or a re-subdivision plat, which should be formally submitted at the time of Final PUD application. 22) Pursuant to Municipal Code Section 16A-4-270, Survey monuments, applicable legal descriptions of the affected property and proposed land exchange have been provided, and monumented boundaries may be established with a Subdivision Exemption and/or Re-subdivision plat at the time of Final PUD. 23) The Town Council should consider amending the Future Land Use Map in the Comprehensive Plan in consideration of the proposed land use exchange. 24) Given the site is a good location for employee housing, the buildout designation for this site ought to be amended by ordinance to reflect the additional employee housing units as may be determined to be acceptable as mitigation or additional housing for approval by the Town Council. 25) As stated in the Construction Management Plan, the Applicant will submit a construction traffic plan for implementation to the Town for review. This plan should be submitted with the Final PUD application for evaluation and approval by the Town Council at that time. 26) Certain refinements, modifications, or amendments to the Construction Management Plan should be allowed to be made in the future by the Town to mitigate impacts which were not apparent at the time of the application review. The Planning Director should be authorized to require amendments to the plan as determined to be reasonable and necessary to mitigate an unforeseen impact. The Applicant should either amend their plan accordingly or request that Town Council review the matter for final determination. 27) The Applicant should respond to the Town Department or agency review comments with the submittal of the Final PUD application or explain how such comments have been implemented or how they will be implemented. 11 PC Reso.0702 Page 12 of 12 28) Except as may need to be amended, the Final PUD application should be generally consistent with the Preliminary Plan submission, as may have been amended, and with the design, policy or other representations made by the Applicant during the Preliminary Plan application review. Section Three: Action. If the Applicant can address and conform to the issues raised in the findings and recommendations stated in Sections One and Two of this resolution, the Planning Commission recommends that the Town Council permit the application to proceed to a Final PUD following Council's completion of a comprehensive review of the application. Section Four: Severability. If any provision of this Resolution or application hereof to any person or circumstance is held invalid, the invalidity shall not affect any other provision or application of this Resolution which can be given effect without the invalid provision or application, and, to this end, the provisions of this Resolution are severable. INTRODUCED, READ, AND APPROVED, as amended, by the Planning Commission of the Town of Snowmass Village on February 7th, 2007, upon a motion by Planning Commission Member Gustafson, the second of Planning Commission Member Markey, and upon a vote of 5 in favor and 0 against. TOWN OF SNOWMASS VILLAGE PLANNING COMMISSION Doug Faurer, ChaiIman ATTEST: Cindy For , lanning Commission Secretary 12 Club Commons II EXHIBIT "A" PC Reso 07.2 Employee Housing project Page 1 of 27 Preliminary Plan application Summary Project information Project Location/Backgrounds Land Owners: Snowmass Club Associates, LLC (SCA)/Aspen Skiing Company; Snowmass Water and Sanitation District (SWSD); Note: SWSD has consented to the application and authorized SCA to represent SWSD Location: Parcel 12, Snowmass Club P.U.D. Subdivision, and SWSD property Existing Site areas: Parcel 12—4.214 acres SWSD property-6.84 acres Existing Zoning:Parcel 12 —"PUD" (permitted uses are restricted housing of 61 units, property management offices, and golf course maintenance facilities); and SWSD property—"SPA-1" (no land use and development parameters) Existing Density: 14.5 units per acre Proposed Protect Overview/description: Impacted site area: 5.2 acres Land Exchange: 49,148 square feet or 1.13 acres from SWSD to SCA; and 7,061 square feet or 0.16 acre from SCA to SWSD; Net land exchange proposed: 0.97 acre (same as Sketch Plan) Proposed Owner:SCA of both adjusted land area and the buildings. Number of buildings: Two, three-story buildings for employee housing to match the scale, character, architectural details and materials of the Club Commons I development (reduced from four stories with the revised Sketch Plan); and Two new maintenance storage buildings on Parcel 12 to house golf course equipment currently stored outside Height variations:Proposed from two to five feet above the existing 41-foot height limit in Parcel 12; Applicant wishes to apply the same standard for the un-zoned portion of the property. (Note: The Applicant cannot simply apply standards from one property onto another without a PUD Amendment or.rezoning, as determined as permissible. 1 EXHIBIT "A" PC Reso 07-2 Page 2 of 27 Rezoning and platting information were deferred by Council on November 6, 2006 by Resolution#55. Number of units: 36 units (reduced from 60 per the revised Sketch Plan); Includes 24 seasonal units in.Building A and 12 permanent housing units in Building B (reduced from 16 and 44, respectively, from the revised Sketch Plan) Average unit size: 947 square feet (increased from 858 s.f. with revised Sketch Plan) Number of bedrooms: 120 bedrooms (reduced from 140 with the revised Sketch Plan) 96 seasonal bedrooms (Building A)—with two elevators 24 permanent housing bedrooms (Building B)—with no elevators ADA accessible units planned to be placed on lower floors. Proposed bedroom mix: 24—4-bedroom units at 937 s.f. each (seasonal housing) 3—3-bedroom units at 1,236 s.f. each 6—2-bedroom units at 968 s.f. each 3— 1-bedroom units at 700 s.f. each Proposed overall density: 18.55 units per acre (decreased from approximately 23 units per acre with the revised Sketch Plan) Parking provided:105 surface parking spaces (per application; but 111 on plans)for restricted housing (reduced from 130 spaces that included 100 surface parking and about 30 spaces in a parking garage with the revised Sketch Plan); and 16 parking spaces that replaced previous non-delineated spaces for the maintenance area, plus two new worker spaces; and As supplemental information, there would be installed a net of approximately 50 spaces in the north Black Saddle golf course parking lot expansion, which means the expanded parking into Parcel 10 for Club Commons I could be removed. Parking ratios: 1.25 spaces for 24 full-time housing bedrooms or 30 spaces; and 0.75 spaces for 96 seasonal housing bedrooms or 72 spaces New bus stop facility: North of Club Commons I Employee Housing Floor Area /Mitigation: The Base Village Final PUD approval via,Ordinance No. 21, Series of 2004, indicates that 38,143 square feet of employee housing, or approximately 27% of the total employee housing mitigation requirement of 141,240 square feet, shall be provided at the proposed Club Commons II employee housing project, which still seems appropriate. The Applicant is also required to mitigate a total of 8,360 square feet of employee housing pursuant to the Snowmass Mountain Amendment Final PUD approval via Ordinance No. 2, Series of 2005, which could also be mitigated at the Club Commons II site. With the previous modified Sketch Plan for Club . Commons ll, the Applicant proposed to mitigate both requirements within two buildings containing four stories each. 2 EXHIBIT "A'$ PC Reso 07-2 Page 3 of 27 1. Square footage of employee housing within the dwelling units: 34,104 sq: ft. 2. Porch areas (first level only per floor area measurements): 1,053 sq. ft. 3. Interior Corridor circulation (Seasonal housing Bldg A only):2,379 sq. ft. 4. Stairways in both buildings (first level on per floor area calcs):513 sq. ft. 5. Ski Lockers in Building A: 622 sq. ft. 6. Storage closets off decks in Building B for permanent housing units:168 sq. ft. Gross floor area measured: 38,839 sq. ft. Minimum mitigation square footage within dwelling units would be: 34,104 sq. ft. 3 EXHIBIT "A" PC Reso 07-2 Page 4 of 27 The following Table is a comparison between the original Club Commons If submission, the July 2005 four-story Sketch Plan submission and the current Preliminary Plan Application. o o bf't3wettln .t1glt T es i bedroam!'t bath 2 .. 20 3 1T 2 bedwa l kbaM 8: 4. to 2 2 t edrtmm 11.Beth 0 12 0 12 9<be/.2.WM 2 R a 6. 4.bGdroOMj4:beth 24 16 EW 777 Total M. 60 as X24 tli nrf tJnti. Iz 1 beftOM1.1balft 849 080- 700 424 2liacira iin.l2:txaih 8D8 1,4013 9 MI5 2 . .::. ..., . ;!'1 : 't}• 817 Lt nla 3 E9deC o fr:2 i.1f7 C20 i ass r19ti bKOOrrGB 4 tfitti 876. t"+vtait PWOling Unit`Area to 1 151SOMM-11 I bath fi 00 1x "2;106 41 2" . r ;f 2 bAM 7.204 4 Q52 5808 14758 2'betlro itri/1 beth 0 11 004' '0' 14,872 3 b ?ilrftotn.l2 b81ft 2,33 4 b.-OW,31;,t2a 4 bedre+aiii.!4 bath Total 31,1920. rs1,504 104 21,U8$ ofbedrooms i26 140 120 20 Total #of PaMho spaoss 1100 130"* 11.1 9 F3a310 ot° aN .s bed 0:83 0.63 Total dwelltn units 36 60 36 24 Avera a units. e 887 s3 8 047 489 EXHIBIT "A" PC Reso 07-2 Page 5 of 27 407.77 FJCN1 A TC 02 03 cnference Center can be operated for the followin u ge 6 of 7 a. Civic Organization M..._ _ as. b. Villas relat erences and groups. ublic or Private functions with valet parking service. F. Parcel 12, Snowmass Club PUD 1. Parcel 12 is a re-plat of parcel 12 of the Snowmass Club Subdivision PUD containing a total of 4.214 acres of land, more or less. The Restricted Housing Complex, known as Club Commons, is deed restricted under the Employee Housing Restriction document The parcel also contains the Goff Maintenance Facility. 2. Parcel 12 is accessed from the north and south entrances of Clubhouse Drive. Access will be maintained by SCA. Winter use of Parcel 10 may restrict access from the North entrance of Clubhouse Drive as provided for in the Snowmass Club Phase 11 Subdivision Improvement agreement. Additional restrictions may be allowed pursuant to any special events and festival easement agreements with the TOSV. Access from the South entrance will be year round provided by Easement agreements between SCA and the Snowmass Water and Sanitation District(SWSO). 3, Restricted Housing: Lot Size:Refer to Employee Housing Restriction document. Permitted uses:Restricted Housing, Property Management offices. Number of Units: 61 N N Number of m ONEBedrooms: 154 no Total Unit S.F.: 39,559 square feet more or less. 0) am O F p Building M Site Coverage: 16683 square feet more or less. Open Space a. Percentage: 79.8 percent more or less Maximum Building Height: 41 feet above finish grade v u Required Parking: 64 spaces. 4 Parking Surface_ 4_ Area 22..70 scuare f e: more or less r u. EXHIBIT "A" PC Reso 07-2 Page 6 of 27 EXHf q 4. Golf Course Maintenance Facility a 02-03 go Lot Size: Refer to Employee Housing Restriction document. Permitted uses:Maintenance Facilities, Offices and Repair Shops, Fuel Farm, Storage. Building Site Coverage: 13,340 square feet more or less. Open Space Percentage: 86.8 percent more or less Building Height: 21 feet above finish grade Required Parking: .16 spaces Parking and Maintenance Surface Area: 15,200 square,feet more or less 069 Dae oe2, I I'' R 135 0"fg 09/2002 02'.056 1111111111I5 .%: - EXHIBIT «A„ PC Reso 07-2 Page 7 of 27 r h'. ' SNOWWSS CLUBwGOLFCOURSE s aewmmt: p @o\ uta+dwa ate iw u tl EXISRNG 1NOIlENANCE MFA r =aim must IPIDYEE n PH 7-`III PROPOSED EKPLOYEE caasrs HOUSING (PH II) III1 f]El L r o oars tt 1 p+ 1 iI ' Imo{ I y gtlE I N x 0 WATER & SRI o N F LWIIES man iw mm.M) Sl- E 8 y W tt p,EYM'ssq b LEGEND 1 a I' EXHIBIT "A" PC Reso 07-2 Page 8 of 27 pY1Y R 1 rJrJrJ 1 w Y yiy y9 1 y d , x rD zY i fib b v[l$l gv CLUB COMMONS PHASE II N ? SNOWMASS VULAGE I gg e15 g 4 PTTKLN COUNTY,COLORADO P a D i a Q N N CDCDO o m m V m W CREEK ROAD PROPOSED Labffd' h O w LIGHT. BOLLARDS, O I SIX ( 6) TOTAL c I(3 EXISTING PILLS 3 Q PROPOSED BOLLARDS I f C 9 1. / 55 O iz L// PROPOSEDSTREETLIGHT ream m RkIEMDJAN 10 2007 srow Wage LIGHT/ NG 14. AN EASTIN LIGHT o BOLLARD EXHIBIT "A" PC Reso 07-2 I Page 11 of 27 REIMIE I I I j gQ' i is rxreosm cuUwn PROPOSED-\ Dwm To i i i 1 I BUS TURN—AROUND.1 t SINGLE LANE (16' WIDTH) I MINIMUM 40' INSIDE RADIUS 20' RADIUS ENTERING TURN—AROUND I 2 II I 9 II I 1 SPEN SNOW% AS Wiz tm vo a r\ SIP S Lu E) CB- 04 r r o ASPEN(SNOWMASS ASPZN 5 JJF4p co'"ANr Planning Department EXHIBIT "A" PC Reso 07-2 Page 13 of 27 December 15,2006 Jim Wahlstrom Senior Planner Community Development Department Town of Snowmass Village P.O. Box 5010 Snowmass Village,CO. 81615 Re: Club Commons II Preliminary Plan Application FAR Dear Jim: As requested, below please find a description of the methodology used to calculate the Floor Area of the proposed buildings as indicated in the Mitigation Allocation Chart in the Club Commons Phase 11 Preliminary Plan Application.As stated in the application,the project proposes to use 100 percent of the Floor Area as required mitigation for the Snowmass Base Village project.As such the calculated areas are subject to Article IV Division 4, Standards for Restricted Housing. 1. Basis of FAR Methodology: Pursuant to Article IV Division 4,Standards for Restricted Housing in the TOSV LUC;The square footage per employee(Sectionl6A-4-410(b) Square Footage Per Employee) shall be measured per the TOSV Floor Area Ratio(FAR) methodology(Section 16A-3-210(b) Measuring Floor Area) 2. Measuring Floor Area: All floor areas are calculated per the TOSV LUC.All floor areas are measured to the outside face of the primary exterior walls. Both general exclusions and exclusions specifically for multi-family dwellings are used as follows: 3. General Exclusions: a. The on grade deck areas in both buildings are enclosed by 42"high railings and do not meet the exclusion requirement,therefore they included in the FAR area calculations. b. Mechanical room in the A24 and the mechanical closets at the B12 exterior balconies are excluded from total FAR square footage and are not included in the mitigation allocation chart. Mechanical shafts are also excluded c. The first floor stairways in the A24 building are considered to be open,outdoor spaces with horizontal floor projections above.The first floor area below these projections that extend beyond four feet is calculated at fifty percent.The stairways in the B12 building are also considered to open, outdoor spaces with roofs above.The first floor area below these projections that extend beyond four feet is calculated at fifty percent.The stairs above the first floor are not included. d. The A24 Building above grade decks have a total area of 1,408 SF and the B12 Building above decks have a total area of 570 SF. Both building deck areas are } r Aspen Skiing Company DEC ZODGP.O.Box 1248 Aspen,CO 81612 h VillageJnowta$:y: CommunI00.01opment ASPEN( SNOWMASS ASPEN SRIM 01,61PANY within 12 percent of maximum allowable floor area and are therefore excluded from the mitigation chart, EXHIBIT "A" 4. Exclusions specifically for multi-family units: PC Pag ee 1 o 14 off 27 a. The first floor storage units in the A24 building are allocated by the Property Manager to each unit with a minimum of one storage locker per unit. Each unit has unlimited covered access to the storage facility.With 622 SF of storage area the lockers do not exceed five percent of the building area and are included in the mitigation chart. The storage lockers at each unit deck in the B12 Building are also included. As always, please do not hesitate to contact Mark Vogele or myself with any questions or concerns. Thank you, Gerardus H. Van Moorsel,AIA ASC Project Manager Aspen Skiing Company P.O.Box 1246 Aspen,CO 81612 970.925.1220 EXHIBIT "Arr PC Reso 07-2 Page 15 of 27 MITIGATION ALLOCATION CHART—Revised 12/15/06 Building A24 SMBV Floor 1 7,496 sf 704 sf 793 sf 622 sf 270 at 9,885 sf SMBV Floor 2 7,496 sf 0 793 sf 0 0 8,289 sf SMBV Floor 3 7,496 sf 0 793 st 0 0 8,289 sf Building 812 SMBV Floor 1 3,872 at 349 sf 0 56 sf 243 sf 4 520 sf SMBV Floor 2 3,872 sf 0 0 56st 0 3,928 sf SMBV Floor 3 3,872 sf 0 0 56 sf 0 3,926 sf Total FAR per Lend Use Code 34,104 sf 1,053 6f 2,379 s} 790 at 513 sf 38,839 sf LAND USE TABLE 0 0 Total Site Area 5.18 acres Total Building Coverage 21% Total Parking Drives And Sidewalks 44.5% Total Landscaped Area 34.5% Total Open Space 79.% Existing Employee Housing 0.418 18119@ 9.7 Multi-Family Building Coverage Residential Lots Existing Maintenance 0.338 14,724 8.2 Maintenance Facility Facility Building Coverage Proposed Employee 0.334 14,544 6.1 Multi-Family Housing Building Coverage Residential Lots Parking,Drives and 2.303 100,358 44.7 Multi-Family Sidewalks Parkin Landscaped Space 1.787 77,832 31.3 Landscaped Area Total . 5.18 100% Density 18.55 DU/A(Gross) RECFIVIED OEC 15 2006 Snowtna68 vtllacga rommultiN t7evelopmeln rjRB A _ ASPENf ANOWMASLa« 1T-3• 11w lw • 13W, r-n' lz• ! r-0' 1• IrT 1 13'. 7 M- 11. EXHIBIT " A" ins v- 1v 37sr• 37a• 3vat v- 1v 3za PC Re 07- 2 y Pega 18of 27 OS 7W8• 1TWa' v- 17 V-4}' 11' WP n-2• 7 7- VP 11'- 0Y n.1• wr n-t5' 116P 7-Z• X7•- 17 iT P n& 4• 9'S pa V 4M/ 2 b f V 4 71) u ww oafs y w h ^ 1x N 31 3' Wf• i a 2zra• v- 17 v-vr 11• ax• 7r vr v- Ir / ra• ova v v- 1r lnvl• v-r 7-, 7 a•- m' vim' ff f? 2Y. iM n- W / 37AP W<• 97dP/ 4 7. 17 V- W I+! • A4. G. i 3• Y.{....' Lge V V15• 1 C7 5F car a rf Y rl. 6a' - Z7P. 58s4 1 r :<" y _ 1.3 S". ! v'v• flnaT raoox ww 0"0•D r'-(s. eiG` LV a'.'l @Zi 713` l lG+, 3$' kr BUILDING A24 TaLs+ ll rG1 S 7 PN_ Pil, l s 1 M^ wk sPEN" NOlresss. 1rT '• 1r' '- 1rs• '• 1rT '• mT ' 1rT '• 1rT '• mr '• uT I ROrr EXHIBIT " A" ma• @- 1v aver mT mar Y- 1@ ms PC Reso 07- 2 iP Page 17 of 27 lrq 0.1@ P1X 11' aP @T Y @- 11r 11' Ar VS r' Y- W 11' AP @S Y- 1@ 1TAr Yar @J' O b ekD 12d1 ` j( a® l1 y aM Vc Dow III 1 jl S M12 I 1 . bED IaBA 194 2 it p b mar ms Y b b xa ax icoe . wu. b tfar @- 1@ @-p' 1Tar @.T @r @-ei' 11aP @Y @ @- 1@ tYdY @•S @AP iTar @tea• LvT 1 @d{' iTar @- 1P asst' VT mar 4 a'- 1@ 1Tar yp8- tt 11 ins " ) A7Y £ lr` { T 3Sc} nc. w. nw a• w ROOR PLW w. amu. ul r l 0 4 Srt BUILDING Ala n t G- 1 AC`_ LTA e.e, r-.. AAPENQ} ENON' YAAS- 1rd T 1110 1• 13-0• P 1rd t' 11'd 1• tr-P 1• 1r0 1• 11d 1' tra inr+EXHIBIT " A" and P- 1P B'.sf' 3Y'd WP P-1P JSd PC Rota 07- 2 Pag* 18 o( 27 1P r4w irB P- iP rr 11' AP P•Y r P- tP 11W PS Pr P-1) P 11tq- P-Y W1P 1T- w P C3' BM124 4 T a O U alOF a1 b 5 P. ` y-_— C ,.. ' J A c-c•+ c^.'.= YaJ Yb O fe 12 l A( ED SM 12 aFpt I u i riftls MR eatr000ia. b b b b 17 Y•d' iTSP P• 1P P• W 1TdP P8' P Y- W 11' dP P.Y P P- W 1'1` dP P-S P- iP trmP 6-0f' aJ• lvd 17' P- 1P aP- 65• a'd OTC f P- 1P 1Ta• 2IXYd 1C- 1 r bt,; 3 1fi. t s s t iJ'F' fGiL" RWRPIJIN r awa BULGING A24 Vj ASPEN( SAOWNASS. A EXHIBIT " A" PC Reso 07- 2 Page 19 of 27 HER K. aao em. UA it YA t i ° Y ( tC •! / i 4 1\ 3Tf y d f N (. + ± 7i4J. T Y s9 sv o• cf:"'` y_ r f p +'_ r s . Lr r. . r°= g 4 L'it S,• d i P^{ G`. 5• SCSTFLOORPIM a ; BUILDING 13I2 weu. iv y 3 I ASPEN() SNSWMASS i EXHIBIT " A' PC Reso 07. 2 Page 20 0f 27 al' 0 U 0 HE tvcli c t iyi '- r,. _ tom• ' t" {- 1 /:'. F t:- T . 5` G 8iry1n` 3 5iF' i:a': axFlOgtPW1 anxa v BUILDING B12 A1 p aa SPEAI1S000' A4ASLEXHIBIT" N' PC Reso 07- 2 Page 21 of 27 ate— 0 t b AG t o I 1 I C NleaiM M BUILDING B72 MIT EXHmR "A' PC kw o2 Page a«J La Z mm 0 y \ 4 | CLUB COMMONS 11 1 ƒ s mm o EXHIBIT "A' PC _ 07 2 Page£@z g « m © III /\ I z2@ CLUB COMMONS # r AoWM-kSs VILLAGE,COLORADO k §| ' iq lii rr EXHIBIT "A" PC Reso 07-2 Page 24 of 27 Np :. m V 0 t y Ipp ww JIM k- 00000000o Fmk lit 66;D6 jJ f JI Zm 6 ti JICLUBCOMMONSIIIi r GSNOWMASS VILLAGE,COLORADO a D G N 1R 1iRk. EXHIBIT "A" PC Reso 07-2 Page 25 of 27 zo .al JH ^2mr 0 i 1 II pjJ l ll iia' 0. N F }' m iln' I o ` z Y is r a0000aoaoo me I r a P; z CLUB COMMONS H . SNOWMASS VILLAGE,COLORADO as D Qnry0o 16 P B A - XaaLu ASPEAPNOWMASS. Y o LAYOUT PLAN rs. ar 0 1 m FRONT ELEVATION _ d Wm Z vr• rr sd53 gg @SI,! EL$ ATION SIDE ELEVATION 9r ROpR PLW/ ELEVATIONS .... S e MAINTENANCE SHED 0 f - A1 . 21 SNOWMASS ASPEN MOUNTAIN ASPEN HIGHLANDS .BUTTERMILK A S P E N(S N O W M A S S,. January 22,2007 ASPEN SNNNG COMPANY EXHIBIT "A" Re: Snowmass Golf Maintenance Facility Aboveground Storage Tank PC Reso 07-2 Page 27 of 27 To Whom it May Concern: There is one aboveground storage tanks at the Snowmass GolfCourse vehicle maintenance facility. The double-walled tank contains 500 gallons of diesel and 1500 gallons of gasoline.These tanks and surrounding facilities are inspected for compliance annually by the state oil inspector. In connection with the redevelopment of this site we will be incorporating all requirements of the Oil Pollution Prevention regulations at Title 40 of the Code of Federal Regulations,Part 112,(40 CFR 112),including required secondary containment able to collect 3,200 gallons of fuel in the event of a complete failure of a fuel delivery vehicle. In addition,Aspen Skiing Company(ASC)will be hiring a qualified firm to empty and relocate the aboveground storage tank. That firm will be required to have trained spill response staff on site and spill kits at hand. Staff at the Snowmass GolfMaintenance Facility are trained annually in spill response according to 40 CFR I I2.7(a)(3)(ii)(iv)and have spill kits, including absorbent booms, on hand near the refueling area.Training requirements are listed in section 8.0,page 23, of ASC's Spill Prevention Control and Countermeasure Plan,which was updated on June 3,2004 and approved as meeting federal regulations by Kenneth L. Walter of the Walter Group. (970) 255-8017. Please don't hesitate to contact me should be there questions about the relocation of this aboveground storage tank or ASC's ability to meet federal regulations at the new facility. Sincerely, Auden Schendler Director of Environmental Affairs Aspen Skiing Company PO Box 1248 Aspen, CO 81612 970) 300-7152 fx (970)300-7154 Www.aspensno wmass.corrl/enviromnent P.O.Box 1248 Aspen,CO 81012.1248 970.925.1220 i www,aspensnowmiss.com I 9NisnoH IDAO dHD SNONNOOon Z6 ' ONW311 VCIN3 !DVLOOZ H16LHOJVN2i0 :J IN3NHOViIV aqvq=rd R r Club Commons II - Employee Housing PUD - Preliminary Plan Application Supplemental Materials Presented to Planning Commission Submitted for Town Council Review rr J 3 ; d FJ JILJ r March 19, 2007 BAR O 1 2001 Town of Snowmass Village snowmassVllageCommunity Development Town Council Meeting At d Xv'.. v- kayro- vlev • M NT IURIx) slreel M: SDWdA9Y oendv, meosas mmm- m) Nn: 1lNnrooR. ml ASPEN( SNOWMASS. c vob lm nn: tma11. sem AdpNG EG 81112 b: fA9}]. Y)s em GUVn. ox mn• Ge, w., w-,.• k a 00W SOUTH ELEVATION l SCALE: X!Y• 1'4' OU 5 Q0 D oO RWFIEIGHT O fWISH EIEVAIAYI.) p65d 1V z V' p1 86idty 3 1 1 FlM9X ATgN. R)6) E EEL HEIGM k v, IEFL HEIGM O N1dT- 61? Q d MTN Q FlNIBHELEVATgN- M0. IW18' oV ti VR iffiJ L!' n o as^ 11F F FMI9HH£ P1pH ISSUED FOR: DATE: bY d SCHEMATIC DESIGN I 172L08 e a 1d SCHEMATIC DESIGN 01/ 10107 vra N•.G Q Flq$ H EIEVAT pN- g BUILDING A24 E ELEVATION ggg EwISH¢ EVAnax- nGxs' o KEY NOTES Qe FI BHEIEV.- A]2)$ O IQ 1l.G. VT 1! ffiFJE- lpbkb G PoGTb ILL1P. W ws FlmR U Fl 19X GRME O, ib D1' CNbIGN. OL G1N31. 16 316E) TN£ c 0 Nauiaa4 e• L4s° ' BUILDING TYPE A24 NdER11C' AL 11oAIa 1 G4i831 WPM ELEVATIONS EAST SIDE ELEVATION o SCALE: IIB'• 1'4• LlDCibia! 61ad eEBErt srasrma Q Qi u1' lOD 181. 1 A4. 01 O DeDL11LTNE FETIL e1RM 8 rts rre* etas euiremcn II G ub e GMmecrsnar< rxlG® l vaw, S€'y LL pfd wmr• lI..Jl. o4 pz4 4-=. 4 B vt-4lt-oJa riuviwm..•. N611mh m5, mf Ylxm] 593- A6a peM.. CAIVAS MYOA? ll% mPI 4mPP fam. eVamI. MC1 ASPENC) SNOWMASS. x POBm1P6 P: W692 N Mp CO 91612 e9m92 5 ITO 6oirierinv Z au NORTH ELEVATION w BDALE: anr- ra- O Qr eaoFHEIPXr FwISx ELEVAnax- TRS. s o l IEpHT2 STOW V FW1911 ATIGN- 1pi6) S EEyXm v, P3 F1MSx ElEVpTIGN- Am. 1P OQ omaxa FOUPTI R 4 FIMSX EIEVAiIGN- T[62 1 S 6 ISSUED FOR: DATE: w1 Paw.. SCHEMATIC DESIGN 1Y13/ 0! Flo RO!a L f msx slzupT Gx. TSSxss SCHEMATIC DESIGN 101110107 6 3a 6 g M" F".. BUILDING A24 flNlsx ELEVAIb ".. 0 GxDE.- m s E ELEVATION O F10. 5TfLOIXiNFIMSM( MADE KEY NOTES o le. svr m,!! 1e- tweeee 6 room WEST SIDE ELEVATION e1Q4 Xe" F' rn HOWZOHTµ re# VeiY¢ LM eloNO SCALE: I/8•• T-0• LIMINGLEVATIONS N eN9L! W19 NNTL WPIDdY6 LIDOIeTQJ! 6706@ 69QR 9PMMIA. Ie Q Q WNO IRM A4. 02 O oleeRATNa reTAL e,R.' rraE G! T eTOra a 0 moon RAILNe e po Bfrg Q RID6L V@! Te gPOtISFxOPLIMW( E¢ p wr G y_ t113fiyo- 614-} not u I msow oo- H 17 11MYV. roNpS Bc1W591g°) FaBSx ettvAmN. nee+ r m.. le® gyelccwl,ASPENCJSNOWMASS. HOOFXEIOHfp 9TTIIgqYY FIWBH FIEVATON- 18i8e. PO" 124 ph P1892Y5W Fu ENEe AW W 81512 h9A9 75 FlNIBX ELEVATplRI9. 16 4{ PoAnM- O iINIBH EtEVATON- fl5T i a TXWOFL OR FWSHF AMR- Ml L O BEIX FlX6N EE - 1 . 6 G TIZ m a FlNI6H ElEV.. FIRST ROIXi O FINW IXUOE SOUTH ELEVATION d FaOSXFlEVenox- neo+ r ROOFIEICXRI, S V FI188M EIF/ AFKMl 18N r^ N FlMBN F1kVATON15 v` ED—El r l Z v z o CA 4 1 TM- M72X FIm6X FLEVenoN. TN1z6 3EQ0 SECOND FLWR 8 pIP811 ElEVATCN- I8T. 5 UQ A s FINISH FtEV.- ISSUED FOR: DATE: ren. 1s v FIXSrFroan SCHEMATIC DESIGN 122SN8 FIXISx GRADE SCHEMATIC DESIGN 0111= 7 3 EAST SIDE ELEVATION a BUILDING B12ELEVATION I SCALE: i/B'= 1'-0' KEY NOTES N IQ 1i4VY TRIKR- iRbeEe aM1' tlM U QBTAD DR1b1BIW. LL BHwLEe sa tmtz y O, Q MOWlLN1A1..' CTCdK Ld1 B, ow t>px@ Y i 1uL OOAFS 1 wraw Blow BUIELEVATIONS 12 N Brt+ oLe Nw vwrl u. maue QI Laval TQIE 610 VeeoA o-nN, eS1¢ No eWJ 1R.,OBCQtA1A9 NB el 1RM B A4. 11 o I6eoo IYLLw L np Isors Nvare s., smm. N. n Awm, VI36 Av- 11Yq[- Bp- 3 4JI P. m n.rt k.X„- n.. x ooFrwotz damn cocosmos em: ollolroOKaa WT__ FPIISN EIEVAtICN- ASPEN4ANOWMASS. I ItCG NENiM1] 6ropV FIMBII FIfVATICN-]% 0]T Poemtw 0: 9mms000 FWIBX EL WAMN M PWa4W nal] 6: 9181b Y)s FWXlN FL00R FIN18X EtEVATNMI- fl!Pyy Z 10a iXINBn N i FYLSN REVAIgN- T9R] 6' y u 1 0 8EW10 T^ 7"' 1Z Ol Fn% SH FIPJ.. O m>. is O FIPSi FLB01i U fIN18X GPA0E NORTH ELEVATION d FINI6XELEVAn' ON . 1w O a HEMW N MZHEt AlW-) I V O FNISHELEVAMN- A a a u 3 1 Fi+ rsXlssvA, a'x oLO 3 1 y v Y A0 1 V SEW FINISHE ATON- M" ISSUED FOR: DATE: e F. W SCHEMATIC DESIGN 11/23/06 SCHEMATIC DESIGN 01110/ 07 O FIP FLOORRNISx olisoE rn3 WEST SIDE ELEVATION BUILDING 612 E ELEVATIONSCALE: 1/8'aT-0' Oo KEY NOTES a O t'T iRlER• 1RMlEe 1 Poee 0U QlTIe DAHFlmIONAL OMniYae s1 i1111E Nomrwrtx e• esodset L.L' elDen BUILDING TYPE B12 N Qa t4mfcy, WAIA1e rmN elpllb ELEVATIONS Qe eNaLe NIn M1YL RIlDCYG LBOF T" eTmc` hlffit BsessNU+. ART M N fflrter b Dsl m. A4 . 12 o O ol0.' ID IEAILAn a a D M AVWI LL ASPEN ( SNOWMASS ASPERIC SNOWMASS Planning D e p a C t m e ftr 1 within 12 percent of maximum allowable floor area and are therefore excluded from the mitigation chart. 4. Exclusions specifically for multi- family units: December 15, 2006 a. The first floor storage units in the A24 building are allocated by the Property Manager to each unit with a minimum of one storage locker per unit. Each unit has unlimited covered access to the storage facility. With 622 SF of storage area the lockers do not Jim Wahlstrom exceed five percent of the building area and are included in the mitigation chart. The Senior Planner Community Development Department storage lockers at each unit deck in the B12 Building are also included. Town of Snowmass Village P. O. Box 5010Snowmass Village, CO. 81615 As always, please do not hesitate to contact Mark Vogele or myself with any questions or Re: Club Commons II Preliminary Plan Application FAR concerns. Dear Jim: Thank you, As requested, below please find a description of the methodology used to calculate the Floor Area of the proposed buildings as indicated in the Mitigation Allocation Chart in the Club Commons Phase II Preliminary Plan Application. As stated in the application, the project Gerardus H. Van Moorsel, AIA proposes to use 100 percent of the Floor Area as required mitigation for the Snowmass Base ASC Project Manager Village project. As such the calculated areas are subject to Article IV Division 4, Standards for Restricted Housing. MITIGATION 1. Basis of FAR Methodology: Pursuant to Article IV Division 4, Standards for Restricted ALLOCATION CHART— Revised 12/ 15/ 06 Housing in the TOSV LUC; The square footage per employee ( Sectionl6A- 4- 410( b) Square Footage Per Employee) shall be measured per the TOSV Floor Area Ratio ( FAR) Section 16A- 3- 210 b Measuring Floor Area) Balldin or1 methodology( i g Fl ea) SMBV Floor 1 7 496 sf 704 of 793 at 622 sf 270 at 8885 sf SMBV Floor 7496 0 793 sf 0 0 8289 at 2. Measuring Floor Area: All floor areas are calculated per the TOSV LUC. All floor areas are Buldin eiz 7ae6ar o 7936 o o 8, 289 sf measured to the outside face of the primary exterior walls. Both general exclusions and SMBV Floor 1 3872 sf 349 s 10 56 a 24 a 4520 at exclusions specifically for multi- famil dwellings d follows: SMSVFloorz 38 91 0 o s6sf 0 3, 928 at P y y we gs are use as SMBV 191 r3 3872 sf 0 0 56 at 0 3. 928 sf Total FAR per 3. General Exclusions: Land Use Cotle 34104 at 1 053 at 2 379 sf 790 of 613 sl 38, 939 of a. The on grade deck areas in both buildings are enclosed by 42" high railings and do LAND USE TABLE not meet the exclusion requirement, therefore they included in the FAR area calculations. total site arse 5. 18 acres b. Mechanical room in the A24 and the mechanical closets at the B12 exterior balconies Total Building Coverage 21 o Parking are excluded from total FAR square footage and are not included in the mitigation T And Sidewalks s 44. 5% allocation chart. Mechanical shafts are also excluded Total Landscaped Area 34. 5% Total Open Space 79.% c. The first floor stairways in the A24 building are considered to be open, outdoor spaces with horizontal floor projections above. The first floor area below these ease AREA AREA USE projections that extend beyond four feet is calculated at fifty percent. The stairways in ACRES SQUARE e . the 1312 building re also considered too en, outdoors aces with roofs above. The E> osting Employee Housing 0. 418 18, W( Gron) uai- Femlty g P P RDemfty covers a esidential Lots first floor area below these projections that extend beyond four feet is calculated at Maintenance 0. 338 14, aintenance Facility flit percent. The stairs above the first floor are not included. oildin oe" era e yP Employee 0. 334 14, ulti- Family Buildin Covers esidential Loft d. The A24 Building above grade decks have a total area of 1, 408 SF and the B12 o ea end 2. 303 00ulti- Famly arkin Building above decks have a total area of 570 SF. Both building deck areas are ed Space 7e7 77, ndscaped Area 515 Aspen Skiing Company Aspen Skiing Company 16. 65 DUT P. O. Box 1248 P. O. Box 1248 Aspen, CO 81612 Aspen, CO 81 612 970. 925. 1220 970. 925. 1220 0 o a 0 Rev aCSCA P ®(- ° rr'° O S4 P B A , F gem lnnmere" w m, 2 ASPEHtJ) SHOWMASS, 1" 1" 1" 1• 1" 1" 1" 1" roea) 2se yl" rms> asem 13'_ 9" 111_ 9" 13'_ 9" ne" eneone: mvmvn+ ns 202'- 11" 32'- 5" 9•- 10" 39'- 5>4" 39- 6" 39'- 6v2" 9'- 10" 32'- 5" 4' 974" 6'- 3" 8'- 874" 17'- 514" 9'- 10" 9'- 114" 11' 5$" 9'- 2" 9' 9'- 114" 11'- 614" 9'- 2" 9' 8" 9'- 1Y" 11'- 614" 9'- 2" 9'- 10" 1T- 574" 8'- 814" 6'- 3" O w m UNIT 4 BED/ 2 BA 1 BED/ 28A 9371 SF I B DN2 BA O C) 937 SF 937 SF w' II II II x II II II W j 4 BED 112 BA _ U 4 BED N713FATIi V C/] I II II I N J u,UNIT4 UNIT4 z a UNIT BED 12 BA BED l2BA co BED/ 2 BAT 937 SF 937 SF 0 rn Q, 97 in Ic Qff 4w Er t rJ QQ VSSUEDFOR,. DATE: SCH u SCHEM FTIC DESIGN 07/ 31Po8 s cu 3- 674" 974" 3,_ 6Y2. v 22'- 7k' 9'- 10" 9'- 1v2" 11'- 6$" 9'- 2" 9' 8" 9'- 174" 11'- 614" 9'- 2" 91. B. 9'- 114" 11' S7h" 9'- 2" 9'- 10" 22'- 7K" 6'- 3" i 22'- 7J2" 9'- 10" 39' 3Y" 39'- 6" 39' 54" 4'- 9.% 9'- 10" 22'- 7Ye" 9'- 974" 202'- 11" 9 9J4" U W U ° F9 a o ° o CS UIJo ' J c'J r S/ O Q FIRST FLOOR PLAN Q O FIRST FLOOR PLAN BUILDING A2124 Qd 3 C ° BUILDING a24 kg Q u Vim( au" tsm. 00a w uwwce y 2°"]" w° s AWK V„ I° V L%,} g C W UG° OVV U VU Cl " C V ° 0Q 2a ronLwna iwd" ax.. w. P B A 2nl snnn.. smn sn: smsvy2pss wens memos mas159 em elhpNeecmm ASPEK( SKOWMASS. 1" 1" 1" 1" V. Fosmssn on: ommsem 13'- 9" 11. 9" 13'- 9" 13' 9" 1 11 9' 1e 13- 9" 1" 13' 9" 11- 9" 13'- 9" u" ehm Re12 m" msv. ens 203'- 6" 33'- 0" 9' 10" 39'- 574" 39'- 6" 39'- 574" 9'- 10" 32'- 5" 4'- 974" 6'- 10" 8'- 87;" 17'- SYd:" 9'- 10" 9'- 176" 11'- 674" 9'- 2" 9' 8" 9'- 174" 11'- 674" 9'- 2" 918. 9'- 174" 17'- 5Y," 8'- 874" 6'- 3" 7 1= 1 C) io v r- 6 N ^ - coo BED 12 rBED/ 12 UNIT4 O BA H BED/ 28A a 937 SF 937 SF 937 SF D y O UNIT 4 Ol II II II II p II I rT; o 4BED/ 2BA J UNIT 4 Cl 937 SF yam" BED/ 2 BATH o LEA u I II I u o UNIT 4 UNIT 4 UNIT 4 z 4 BED I2 BA BED/ 213A I BED/ 2BA io ° J 937 SF 937 SF 937 SF 4io ra m LL J D (° ISSUED FOR: DATE: th SCHEMATIC DESIGN OTMIM 6- 10" 8'- BY," 17'- 514" 9'- 10" 9'- 1K" 11'- 6Y2" 9'- 2" 918. WAY 11- 874" 9'- 2" 9. 8. 9' ' 11'- 614" 17'- 576" 8'- 874" 6' 3" 15'- 674" 17'- 5Y2" 9'- 10" 39'- 5Y2" 39'- 6" 39- 574" 4'. 9Y2 9'- 10" 17'- 574" 203'- 6" 14'- 11 FLOOR PLAN IC FL BUILDING A24 SCALE: 1/8'= 11-V ar¢ rNe n leuiuxacmmmlEUCS e- eeFnfiooNe: eniH Urvrta e IMI!& FLl s. tl Mm uurrs AmarzcrsuplsrmamEx eww P B A II" N S" l nN: BmmM m"" IB® Hbacmm ASPEN( OSNOWMASS. 1" V. 1" Wevrowasem 13'- 9" 13'- 9" 1" 11'- 9" 1" 13'- 9" Aw. W 81612 mvmvu.® s 203'- 6" 33'- 0' 9'- 10" 39'- 514" 39'- 6" 39'- 514" 9'- 10" 32'- 5" 4'- 9K" 6'- 10" 8'- 8Y," 17'- 574" 9'- 10" 9'- 114" 11'$ Yz" 9'- 2" 918. 9'- 175" 11'- 614" 9'- 2" 9' 9'- 1Yz" 11'- W 9'- 2` 9'- 10" 17'- 574" 8- 814' 6'- 3" 7 4 UNIT 4 D/ 2B UNIT 4 V 1 BED/ 26A BED/ 28A BED/ 2BAT Z 0 937 SF - 937 SF - 937 SIF 1 ro C) O II J a o> N i'ry UNIT 4 BED BAT _ UNIT 4 83737 SF I?< BED/ 2 BATH c UNIT 4 x x ill II II II II II II O c'7 IQ BE 93737 SBA BEDr/ 12 BA BED/UNIT ra BD F 2 BA 837 SF 937 SF L J r J Ip iD ISSUED FOR DATE: SCHEMATIC DESIGN 07/31/ 06 D 6'- 70" 8'- B" 17'- 514" 9'- 10" 9'- 174" 11'- 615" 9'- 2" 9' " 9' 15'- By" 17'- M" 9'- 10" 39'- 5Y" 39:_ 6:: 39'- 5Y? 4'- 9Yz 9' 40" 17:- 5" 203'- 6" 14'- 11Y" aPC ed ° COCA ° 7 TYPICAL FLOOR PLAN G---= FLOOR PLAN BUILDINGA26 6 Q O o a o BUILDING A24 SCALE: 7/e•a1'-0° 1 BNILBNO p MEN= B." BEDROOM12MA UNM B I1MI& FILpp g 3I roru uNNB R Iaoum: rsexom.+ mB 1 Ivtl% rvn A moi z-z 1 zm+ amm elnM qs Aasvz.] 9pa oemeE. COfBRS hb159f 9B9 em: BlBmnfBm m ASPEN( J) SROWMASS. aae lm omrroszsamB 4gAa W Ble12 ec9109 s 1' y 1 11'V + 1PB tf'i' t 11'-ff iSp tl 16-T 6'V Sf' 11'- ftl a'% 11'-0• 1P-1P 1T-Y aNY e''OT ] O T QIIV F f- 0o O A 6 uNM2 DMlaA 0 z amlzan zamlz BATH YBB SF mw 4 n I I' II d a Oalms I uNrtt o a a em Iz BATH i l fz% sF tamli6 TH I f- roB ar VI b b 4 F 4 1a.T 1 fd' a% ] b• v'C H'-H• b• 15-11' 3r B' dT ISSUED FGR DATE: txs• tt'a• 1e<• 11'-w 1t'% zo SCHEMATIC DESIGN 0B/ 17N8 r r r r 96? ` ( 7b9 U,I O 0P, & 20 9Y& , T t l S gr` S 6l M SIIGd OC9Q Qa D— v AQ4 E SHEET T k SHEET nnE:FIRST 2 FIRST FLOOR PLAN BUILDING B1 BUILDING B12 SCILLE:] B.-].- 0. SHEET NUMEM'. 19ULLpelp OCCURENCE a t BROOM/ 1M= IINIte Y- 2BEWiW1A lz BATHUlT16 e 8MCQMI ZBATHMMS 12TOT FLaoR d 1z TOTAL UHIIb mmTECTS PR0. ECT 7. 4W S HumeM. LxIVL Xnfai P s a 241 U,m" a Bh: 888a m Denmm, m WmB 1caB88stl/] A] my plp® p18mCmmASUNJANOWMASS. ftim Nexmeaseo0 ANN° mM, 12 9711 m tzr '• n•d '' 11w• '• tzd '' n•d r tza• 11 d tzd 1 Bd asr tm 1r-tm n•a• lz-tr tz-r • a es' OO a o 1mRZ uurt aA 3Bm/ Y BAM YBED/ ZB] TH BBB SF BBB BF F WF I I 6 O F A IMRe UNRf a BEO/ zBA] H teFn/ 1 BA] H 1a% 8F OO6F V) 4 k II tYd 1 8'.a ad xd' b'd' 11'-11' 11Y tT-11' tz-T 6.8Y ttxd ISSUED FOR DATE: tro n•d , nd wr ma 1zd . SCHEMATIC DESIGN OB71] AB JJ t• P 1 P t• V v sNEe. nnE: o TYPICAL FLOOR PLAN VFPKAtFLOORPLAN BUILDING 812 BUILDING B12 SCALE: 1/8'= 1'-0• sNeE* NUMBER: I BUIMIN° OCCURENCE 1- 1BELAWM/ 1 BLMUNRB g z. z6eBam° 1zanMUlNa t- anE° R°° N/z BRM Uw* B e° X uNrtBlFwoa O 12r u uxRR FOINECYS PR0. FLi I. SO4MI g NUMBER: 1 1 I 1 P B A 1. 201 Larlmr Sbot ph: 303 592- 29a I I I I I I oenw, A 9o2os h ] 0] - V vroapfl, ro, wp` SPENC SNOWMASS I I PO Boy pph; 970 923- 5800 CC 81614 h: 970 92} 4675 20 1® AYlOA ORIGINAL SCALE: 1' = 20' I PARKING DATA EXISTING PARKING 151 SPACES PROPOSED PARKING 62 SPACES I LESS EX. PARKING REMOVED FOR DRIVE LANE 9 SPACES I-' I II TOTAL PARKING 204 SPACES FTC I TOTAL NEW PARKING 53 SPACES C)QopUu M ISSUED FOR: DATE: PRELIMINARYDESIDN OMM7 PARKING PLAN O NUMOM. vspwui f COBURN Proposed Phasing phase 1 future 5 Medium House Small House I Large House n Duplex I' of Lot Number Adaptable Unit o 22 2 21 g 1 S , t ( E LU4C P J phase 1 phase 2 DU IeX Lots 2 & 3 Floor Area: TBD C O BU RN Total Finished: 1 , 343 sq. ft. Storage/ Meth: 264 sq. ft. X tiatlrovm x eyn h t h nn h closet © Betlrovm -_ j u'.•+ Closet in mr. rr nr. nm - - nn•. rr J Garage Garage w lichen then t. K c€ L Dww' Dining r Llv ng- Living J`-'" J I a roam Betlroom Porch vr. h v v Upper Floor o. Ground Floor R FP FE MP rrnF FF Large House Lot 5 Floor Area: Without Basement: $ 421 , 565. 00 COBURN Total Finished: 2, 147 sq. ft. With Basement: $ 450, 219. 00 Basement: 936 sq. ft. Y. BW 1 YuEmunl O_ U i Second Floor First Floor i I 1 • ail I _ y1 1 14I r I'', i. i Basement Medium House Lot 7 [ Lot 9 Similar] Floor Area: Without Basement: $ 393, 803. 00 COBURN Total Finished: 1 , 792 sq. ft. With Basement: $ 414, 387. 00 Storage/ Mech: 844 sq. ft. UeOel. bed m duo, eea re. S.... WhIng Gam mnrr a emu Sryu Li H 1m„ earoom PawUer ... n im rr iol Basement First Floor Second Floor IfFtIF.FEM9s CC C 1- 1 Medium House Lot 10 [ Lots 6 & 8 Similar] Floor Area: Without Basement: $ 362, 939. 00 COBURN Total Finished: 1 , 594 sq. ft. With Basement: $ 384, 657. 00 Basement: 702 sq. ft. J io. i I Icy om y J I(— LL_11.. 00 PoM O y I V A NNN I I Gbrmn I First Floor Basement El Small House Lot 11 Floor Area: Without Basement: TBD cosuRN Total Finished: 1 , 486 sq. ft. With Basement: TBD Basement: 1 , 382 sq. ft. i s xU aw, mr Kh4Nn t Lla. oWng , B OTYRM. TIM` J ullul J 10' T bYa O O O O O r Basement First Floor Small House Lot 12 Floor Area: Without Basement: TBD COBURN Total Finished: 1 , 313 sq. ft. With Basement: TBD Storage/ Mech: 1 , 200 sq. ft. iti r ea. g.m sew,°.m° Nwlon wmm, nw U 4 n J roRn Basement First Floor it Small House Lot 15 Lots 14 & 13 Similar] M Floor Area: Without Basement: $ 295, 692. 00 COBURN Total Finished: 1 , 313 sq. ft. With Basement: $ 320, 027. 00 Basement: 738 sq. ft. GimpKIXh-oo i eum. m 7 Second Floor First Floor Basement COBURN 4 F Lot 5 Lot 6 Lot 7 Lot 8 Lot 9 Wildh® rse Circle.- Elevation Looking North ti