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Town Council Resolution 17 2015TOWN OF SNOWMASS VILLAGE TOWN COUNCIL RESOLUTION NO. 17 SERIES OF 2015 A RESOLUTION WITH REGARD TO THE BASE VILLAGE MAJOR PUD AMENDMENT SKETCH PLAN APPLICATION AUTHORIZING APPLICANT PERMISSION TO PROCEED TO THE PRELIMINARY PLAN LEVEL AND FOR DIRECTIVES TO THE APPLICANT. WHEREAS, the Base Village Final Planned Unit Development ("BV PUD") was approved by Town Council Ordinance No. 21, Series of 2004 ("Ordinance 21"), which was amended and updated by Ordinance No. 03, Series of 2007, among other Minor PUD Amendments for certain buildings within Base Village; and WHEREAS, a Base Village Minor PUD Amendment vesting extension with certain milestone dates was approved via a Development Agreement by Ordinance No. 03, Series of 2014, on October 6, 2014; and WHEREAS, the Snowmass Acquisition Company LLC, ("Applicant") formally submitted on October 15, 2014 a Major PUD Amendment Preliminary Plan for Base Village meeting the initial milestone established through the Development Agreement for vesting extension passed by Ordinance No. 03, Series of 2014; and WHEREAS, as part of the Preliminary Plan submission and its completion review process, the Applicant requested a waiver of the Sketch Plan application which request was granted for the Lot 2 hotel proposal but denied for the remainder of the project by the Town Council via Resolution No. 37, Series of 2014, on November 17, 2014; and WHEREAS, the Applicant submitted a Sketch Plan application on December 1, 2014, and following completion review by the Town, the Sketch Plan was updated and resubmitted for referral and review purposes on December 19, 2014; and WHEREAS, said Sketch Plan application in summary initially proposed changes and reprogramming on Lot 1 to replace the commercial square footage space in Building 2C with a community purpose Discovery Center; on Lot 2 to include a 102 unit hotel in Building 5 with 15 upper level condominium units, relocation of the Snowmass Mountain Club from Building 8 to Building 5, with check-in for the hotel on the P3 garage level, reallocation of parking on the P2 and P3 levels, and removal of Buildings 9AB and 9C to make room for a replacement Aqua Center facility relocated from Lot 4, and two versus three employee units housing 7 seasonal employees with common areas; on Lot 3 the reprogramming of the mix of units and commercial spaces in Buildings 6, 7 and 8, with central check-in for these buildings in Building 8 (to include the previous entitled Medical Clinic facility location), removal of the surface pool area on the north side of Building 8 for a loading/unloading area, the introduction of a minimum Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 2 of 19 11 fractional units in Buildings 7 and 8, delaying the deadline for completion of Building 6 from 2018 to 2019, and the relocation of two employee units in Building 8 to Building 7 to increase the employee units in that building to 4 units; a proposed combination of Lots 4 and 6 to accommodate a redesign of Buildings 10AB with the removal of an underground parking level and the addition of 20 condominium units with needed variations and development parameters for Lot 4 in particular; and retaining the same entitlements for the unbuilt or uncompleted Lots 5, 7 and 8 planned for the development of Buildings 11, 12 and 13B, respectively. The proposed amendment is further described and illustrated in the Sketch Plan application materials dated December 1, 2015 and updated as submitted on December 19, 2015; and WHEREAS, a joint Town Council and Planning Commission meeting, which involved a 10 -day publication notice, as printed in the Snowmass Sun on January 21, 2015, occurred on February 2, 2015 for the purpose of hearing a presentation of the proposed Sketch Plan by the Applicant; and WHEREAS, the Planning Commission held meetings to review the Sketch Plan application on February 4, 2015, February 18, 2015, February 25, 2015, March 4, 2015, and March 11, 2015 at which meetings it heard a presentation by the Applicant on the core issues or topics, heard the recommendations of the Town Staff, reviewed the application, considered any comments offered from the public, Town departments or districts, and provided its recommendations to the Town Council including directives to the Applicant; and WHEREAS, a public hearing notice for the initial Town Council meeting on March 16, 2015 was printed in the Snowmass Sun on February 25, 2015; and WHEREAS, the Town Council held public hearings and meetings to review the Sketch Plan application on March 16, 2015, April 6, 2015, and April 13, 2015 at which meetings it heard a presentation by the Applicant on the core issues or topics, heard the recommendations of the Town Staff, reviewed the application, considered comments offered from the public, Town departments and districts, and considered the Planning Commission Resolution No. 03, Series of 2015, and reviewed and acted upon this Town Council resolution; and WHEREAS, in response to the Town Council review and comments at the March 16, 2015 public hearing, the Applicant submitted amendments to the application dated April 1, 2015 that was reviewed by the Town Council at the April 6, 2015 public hearing. Based upon that meeting discussion, the Applicant further revised the amendment proposal in a letter dated April 8, 2015 ("2nd Amendment") incorporated herein as Exhibit "A"; and WHEREAS, the Major PUD Amendment Sketch Plan application was processed pursuant to the procedures outlined in Section 16A-5-390, `Amendment of Final PUD,' Section 16A-5-300 "Purpose; overview; general restrictions,' Section 16A-5-310 `Review Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 3 of 19 standards,' and Section 16A-5-320, `Sketch plan' of the Snowmass Village Land Use and Development Code ("Municipal Code"). NOW, THEREFORE, BE IT RESOLVED, by the Town Council of the Town of Snowmass Village, Colorado: Section One: General Findings. The Town Council generally finds for a Sketch Plan level of review that: 1. Application material sufficiency. The Applicant has submitted sufficient information pursuant to Section 16A-5-320 of the Municipal Code, including the extraneous submission items not necessary for a Sketch Plan level of review, to permit the Town Staff and Planning Commission an adequate review of the proposed Major PUD Amendment Sketch Plan application. 2. Public Hearing Notices. Pursuant to Section 16A-5-60, the Applicant sufficiently complied with the publication, mailing and posting of the 10 -day public hearing notice requirement and by submitted executed affidavits for such notices. 3. General Consistency with Municipal Code Requirements. Except with respect to the notable items for a sketch plan level of review described in Section Two below, the application is generally consistent with Section 16A -5-300(c), General Restrictions, and Section 16A-5-310, Review Standards, of the Municipal Code. 4. Amendments. The Applicant filed a modification to an amendment to the application dated April 8, 2015 ("2nd Amendment) in attached Exhibit "A" which has been accepted, but not approved, by the Town Council for Sketch Plan level of review and for further follow up and consideration during the Preliminary Plan review process. This amendment shall not be considered an agreement with Town Council, but simply an offering by the applicant to address concerns of the Sketch Plan project expressed by the Town Council primarily related to community purposes. The specifics and details of the offering will be more fully addressed by the applicant in the subsequent Preliminary Plan stage of the Major Amendment. Section Two: Specific Findings. For a Sketch Plan level of review, the Town Council more specifically finds that: Section 16A -5-300(c), `General Restrictions:' 1. Uses. The Sketch Plan Application proposing a hotel on Lot 2 and fractional units on Lot 3, as well as the wholly-owned condominiums, results in better uses than were approved in the 2004 BV PUD because it increases the number of high occupancy turnover (H.O.T.) beds and appears more consistent with the current market. A modification to the PUD Guide to permit a hotel use on Lot 2 Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 4 of 19 and fractionals on Lot 3 is appropriate because the underlying `MU -2" zoning for Base Village allows hotels and fractionals, but the PUD Guide must be modified to incorporate such uses. 2. Maximum buildout. The Sketch Plan application proposes an approximate 1% increase in the maximum buildout within Base Village from 394.35 to 398.15 Unit Equivalents (UE) largely attributable to the hotel as well as an increase in the size of other units. As the unit sizes, floor plans and dimensions are at a Sketch Plan level, the calculation of unit equivalency and buildout should be refined during the Preliminary Plan stage. 3. Dimensional limitations. a. Height. The Sketch Plan amendment's proposed modifications to the BV PUD approved building height variations, do not exceed the previously granted variations of the maximum allowable height permitted under the `MU - 2' district, and the revisions do not increase the overall allowable maximum height variation of the structures measured at the chimneys, cupolas and/or roof forms. b. Open space. The requirement for 25% open space on all the lots continues to be met. c. Floor area. The proposed building changes on Lot 2, result in a net increase in the previously allowable F.A.R. from 1.68:1 to 1.71:1 (117,634 / 68,824 SF). The net change to the F.A.R. maximum for Lot 2 is attributable to the proposed hotel and is reasonable for such a use. For Lot 3, the Maximum F.A.R. of 1.29:1 appears to be met with the reprogramming of the uses in Buildings 6, 7 and 8 to include fractional units. With the proposed combination of Lots 4 and 6, the Applicant is essentially proposing the approved Lot 6 F.A.R. of 2.07:1 be extended to Lot 4 which currently does not incorporate such development entitlements. This requires the Applicant to propose variations (also from minimum lot size and height standards) and supplemental community purpose offerings for these variation requests. The other Lots 5, 7 and 8 remain as currently entitled for planned Buildings 11, 12 and 13B, respectively. d. Lot area. With the reprogramming proposed, a variation or modification to the previously granted variation for minimum lot size needs to be proposed for both Lot 3 and the combined Lots 4 and 6 as well as supported by supplemental community purposes. e. Setbacks. Building setbacks are being altered slightly to address the amendments or being corrected to conform to as -built conditions. According to the municipal code, setbacks may be established by a PUD. The proposed modifications are appropriate for a Sketch Plan level of review. Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 5 of 19 4. Community purposes. To continue to support the previous variations granted in the 2004 BV PUD and to support any proposed new variations or modifications to the previously granted variations, in particular the minimum lot size modifications and the new variations needed for the proposed combined Lots 4 and 6 with condominium development on Lot 4, Applicant has offered, in addition to the previously specified community purposes described in the BV PUD, replacement and additional community purposes as more specifically described and submitted in a 2nd Amendment dated April 8, 2015 (Exhibit "A"), which creates an appropriate framework for a Sketch Plan level of review, and shall be further evaluated and considered during the Preliminary Plan stage and subject to the directives outlined in Section Three of this resolution. The substitution of a hotel on Lot 2 and some fractional units on Lot 3 does encourage economic development, but may be offset economically by Applicant's 6,200 square foot proposed reduction in Base Village retail/restaurant space — see the finding under the heading "Consistency with the Comprehensive Plan," below. 5. Parking. a. The Applicant stated that the garage structure is complete but that 54 percent of the garage is operational and that 258 more usable parking spaces are built but inaccessible at this time. The proposed reduced parking rate from 0.75 to 0.5 parking space per hotel unit requires further support which should be provided by submitting parking studies of similar properties with the Preliminary Plan application, and in a thorough and updated Parking Management Plan. The Applicant should address how much parking is needed for the entire PUD. b. The reallocated parking spaces locations within the garage for the various uses in Base Village and for Lots 2 and 3, appear reasonable, including the relocation of the mountain club parking area on the P3 level for Building 8 to the P2 level to contain 57 club spaces for Building 5. The Applicant should address where employee housing unit parking spaces will be provided. 6. Road standards. a. The Traffic Impact Analysis provided for the application is not a required Sketch Plan submission item and is extraneous material for this level of review despite review comments being provided by the referral agencies. b. To emphasize, there remain problematic pedestrian safety, traffic conflicts and poor level of service turning movement functions along Lower Carriage Way and Wood Road intersections. Mitigation methods will need Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 6 of 19 to be explored and implemented in the future as part of the phased development and addressed more definitively with the Preliminary Plan application. c. The Traffic Impact assessment should be explained or rectified at the Preliminary Plan stage. The rationale used to control parking by signs appears weak and should be further substantiated. d. Snowmass Village is experiencing extraordinary transit ridership demand during peak periods during the winter season. There is increased transit ridership, in particular on RFTA buses, which are nearing or exceeding capacity especially during peak periods and at a time when the Base Village is only one-third complete and not fully built out. The remaining development will generate more employees and transit ridership demands in the future. e. There are questions pertaining to the placement of bus stop locations that should be further explored, in particular to improve the pedestrian experience for employees, visitors and residents to Base Village. f. The use of pedestrian crossing signs would likely improve pedestrian safety, and other options should be explored. However, the roundabout design incorporating pedestrian crossings and safe haven islands may be a viable solution at this time to move traffic at the time the Base Village is fully complete. Section 16A-5-310. `Review standards:' 1. Consistency with Comprehensive Plan. a. A hotel on Lot 2 and the fractional units with traditional higher occupancies on Lot 3 should improve the capture rate because hotel and fractional products provide more heads on beds, and as a result these uses are consistent with the Comprehensive Plan objectives; b. The Comprehensive Plan's objective is to have a commercial core that achieves "critical mass," that is the commercial space sufficient to create the vibrancy necessary to meet and exceed the expectations of our guests and residents. Diversification of commercial offerings, both as to types or retail and price points, is a stated goal of the Comprehensive Plan. In addition, the Plan set a goal of producing at least $400/sq. ft. of revenue on an annual basis for restaurant/retail space. The Sketch Plan Application's reduction of commercial space by approximately 6,200 sq. ft. from the current BV PUD (and pursuant to the April 8, 2015 2nd Amendment) could result in revenues lost and Base Village commercial space diversity reduced with limited options and choices for guests. It is Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 7 of 19 essential that the appropriate mix of residential, retail and food/beverage in Base Village, including an updated determination of both a healthy, sustainable revenue per square foot and revenue capture, be analyzed by experts retained by both the Applicant and the Town in connection with the Preliminary Plan submission and evaluation. 2. Preservation of community character. The municipal code requires the Sketch Plan proposal to be generally consistent with the Building Design Guidelines of Section 16A-4-430 and compatible with or an enhancement of the character of existing land uses in the area. The building locations and the mass and scale thereof appear appropriate for the Sketch Plan level of review. Reference the section below under 16A-4-340, `Building design guidelines to preserve community character,' for further findings. 3. Creative approach. a. Hotel rooms without kitchens will likely demand more commercial services. b. The expressed potential "leakage" of commercial spending outside Base Village to other commercial districts within the town should not be considered as Town revenue "leakage" since the spending stays within the town limits. c. The lesser amount of commercial square footage should not be based on the amount of low revenue per square foot assumptions of the existing conditions, but rather what the effect of build -out will have on the commercial space. d. The vitality and vibrancy for Base Village should be improved. The amount of commercial space meeting the Comprehensive Plan objectives and the code's development review standards is paramount. The 2nd Amendment dated April 8, 2015 seeks at the Sketch Plan level of review a means to potentially fulfill this objective and should be further evaluated with the Preliminary Plan submission. e. The Base Village Commercial Covenant only restricts food and beverage outlet to certain commercial units on Lots 1 and 3 in the Base Village core. The reduction of certain food and beverage opportunities is not consistent with the town's mission to ensure full day vitality within the community. f. Public restroom convenience is important. 4. Landscaping. The preliminary landscape plan appears generally consistent with the standards in the code and compatible with the landscape design in other parts of the Base Village, except that a few areas at the major entry areas could be embellished, and should be subject to further review during the Preliminary Plan stage. Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 8 of 19 5. Suitability for development. The approval of the previously planned buildings on Lots 2 and 3 together with the already constructed foundation supports for the buildings provide evidence that the site remains suitable for development. 6. Spatial pattern. The efficiency of utility service provisions for the project does not appear to be compromised by the proposed amendments. 7. Phasing. The combining of previous Phases 1B and 2B into a Phase 2 area does not necessarily appear to be a fatal flaw considering that the building foundations or portions of the buildings in this area have been constructed. With respect to Applicant's proposed one-year delay to 2019 in completion of Building 6, the Applicant has not provided a compelling reason to justify the delay. Moreover, continuing construction of Building 6, after completion of its immediate neighbors Buildings 4, 5, 7 and 8, will be extremely disruptive to occupants of those buildings and pedestrian traffic in the area. However, the previous intent was that the buildings in Lot 3 be completed first to improve the front door image to the project and for the Town. Any off -setting construction schedules and staging will need to be further clarified and mitigated. 8. Compliance with Development Evaluation Standards. (See next subsection below). Article IV, `Development Evaluation Standards:' 1. Section 16A-4-20, `Sensitive wildlife habitat areas.' Base Village is not located in any sensitive wildlife habitat areas according to the Comprehensive Plan. 2. Section 16A-4-30, `Brush Creek Impact Area.' The review standards in this section were previously addressed in the original Base Village Preliminary Plan review in 2003/04. 3. Section 16A-4-40, `Floodplain and wetland areas.' The review standards in this section were previously addressed in the original Base Village Preliminary Plan review in 2003/04. 4. Section 16A-4-50, `Geologic hazard areas, steep slopes and ridgeline protection areas.' The review standards in this section were previously addressed in the original Base Village Preliminary Plan review in 2003/04, including the previous height variations and the buildings mass and scale effect upon the ski mountain ridgeline as viewed from Brush Creek Road. The amendment and roof form modifications do not impact the ridgeline protection area standards in the code. Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 9 of 19 5. Section 16A-4-210, `Streets and related improvements.' According to the Development Agreement for the vesting extension granted by Ordinance No. 06, Series of 2014, the roundabout would be constructed in 2015 assuming the current Major PUD Amendment review process could be consummated by May 31, 2015. If not, then the roundabout would be delayed another year. The timing of the Upper Wood Road improvements are addressed in the Development Agreement as well. 6. Section 16A-4-220, `Trails.' The review standards in this section were previously addressed in the original Base Village Preliminary Plan review in 2003/04. However, considering the amendments proposed in particular the combined Lots 4 and 6, further pedestrian connection improvements, including potential locations for pedestrian bridges and other connections should be explored for safety reasons. 7. Section 16A-4-230, `Water supply, sewage disposal, solid waste disposal and utilities.' The review standards in this section were previously addressed in the original Base Village Preliminary Plan review in 2003/04. The Snowmass Water and Sanitation District submitted a conditional "Will -Serve" letter dated October 14, 2014 based upon the proposed amendment and reprogramming of the Base Village project. There are a number of obligations that have yet to be fulfilled by the Applicant in meeting the SWSD conditions, and should be addressed at preliminary plan. 8. Section 16A-4-240, `Fire protection.' The review standards in this section were previously addressed in the original Base Village Preliminary Plan review in 2003/04. With the proposed amendments, the Applicant should address the Snowmass-Wildcat Fire Protection District comments per the correspondence dated January 14, 2015 provided in the staff report for the joint Town Council and Planning Commission meeting on February 2, 2015 with the Preliminary Plan submission. 9. Section 16A-4-250, `Storm drainage.' The review standards in this section were previously addressed in the original Base Village Preliminary Plan review in 2003/04. 10. Section 16A-4-260, `Easement characteristics.' The Snowmass Water and Sanitation District submitted a conditional "Will -Serve" letter dated October 14, 2014, which includes a number of obligations that the Applicant needs to fulfill with the SWSD including easement grants that should be further addressed with a Preliminary Plan submission. 11. Section 16A-4-270, `Survey monuments.' This standard was previously addressed with the Base Village subdivision plat. However, with the proposed combination of Lots 4 and 6, a final plat amendment or subdivision exemption would subsequently be required for review. Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 10 of 19 12. Section 16A-4-310, `Off-street parking standards.' An alternative parking plan via the Base Village Parking Management Plan (PMP) was previously approved for Base Village, and the Applicant is required to implement the PMP pursuant to the Base Village Services Agreement. Reference the additional parking findings under the General Restriction standards above. 13. Section 16A-4-320, `Landscaping, grading and other design standards.' The code's landscape standards appear sufficiently met, subject to clarifying the design intent regarding the numbers and sizes of plant material and focus on improving the appearance of the planting design at the major entries into the project that should be illustrated with the Preliminary Plan submission. 14. Section 16A-4-330, `Energy conservation.' The orientation and placement of the buildings on Lots 2 and 3, as accepted during the previous approvals, are not being significantly altered. The lower level of Building 5 (off the ski -back trail) is being exposed to allow passive solar and walk -out capability. The application sufficiently describes the energy conservation measures for a Sketch Plan level of review. 15. Section 16A-4-340, `Building design guidelines to preserve community character.' The Planning Commission has expressed differing opinions in their Resolution No. 03, Series of 2015, regarding the change to the building design including that the new architecture appeared "blockish" or monolithic with little articulation, a flatter stone cladding appearance, and simplistic window designs. There remain concerns about an acceptable presentation of the building designs facing Brush Creek Road. 16. Section 16A-4-410, `Restricted housing requirements.' In consideration of the comments dated January 21, 2015 from the Housing Department incorporated herein by reference: a. The change from three `for -sale' permanent employee housing units to two seasonal communal rental units in Building 5 with 7 bedrooms and common areas meeting the code minimum of 224 SF per employee within Building 5, (considering the proposed mixed-use nature of the building to include hotel units), seems reasonable given that the 10 employee units in Buildings 13A / B hotel operation were allowed to become rental units pursuant to Ordinance No. 06, Series of 2013. b. The application represents that Building 7 is still intended to serve as the central check-in facility for the buildings in the Base Village core, outside of Buildings 5, 6, 7 and 8. The Applicant represented that Building 5, despite the separate building entrance proposed on the lower level P3 of the garage, would be served by an off-site central reservation and sales operation along with centralized accounting, IT and human resource departments which are Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 11 of 19 located outside of TOSV, and that the Lot 2 buildings are also serviced from the Central Plant which is maintained by the master association reducing the need for on-site engineering staff. c. The Applicant represented that employee unit assessments would be removed from the master association billing and that such unit assessments would be 50% from the prorated building association assessments for each unit. Ensuring that employee units remain affordable with this approach should be presented in more detail by the Applicant at preliminary plan. Section Three: Directives. For a Sketch Plan level of review, the Town Council provides the following directives for the Applicant to address or resolve with a permission to proceed to the submission of a Preliminary Plan application: 1. Brush Creek Impact Area. Any modifications or updates shall be provided and further studied by an environmental consultant during the Preliminary Plan application review. 2. Utility Plan. A utility and easement plan design shall be provided with the Preliminary Plan application, also addressing the conditional SWSD comments, and any other additional issues related to water and sanitation that may arise. 3. Grading Plan. A re -grading and drainage plan design based upon the proposed amendment shall be provided with the Preliminary Plan application. 4. Fire Protection. The Applicant shall address the Snowmass-Wildcat Fire Protection District comments (including the need for an emergency pull out bay on Wood Road per Ordinance No. 02, 2009) per the correspondence dated January 14, 2015, incorporated herein by reference, with the submission of the Preliminary Plan application. In the Preliminary Plan application, the Applicant shall represent the correct entitled fire access plan. 5. Maximum Buildout. The unit equivalency and buildout shall be further refined as might be needed with the Preliminary Plan submission. 6. Creative approach. Following this review criteria in Section 16A-5-310 `Review standards' for PUDs, the Town Council directs as follows: a. Commercial allocation and performance. Considering that the Applicant proposes to decrease the commercial square footage amount for food and beverage as well as retail from the previously approved 71,166 SF (65,000 SF desired per the 2004 development strategy and up to 75,000 SF per a Comprehensive Plan objective) down to 59,460 SF with the amendments, the Town Council directs staff and the Applicant to determine: Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 12 of 19 i. whether any proposed phasing and timeline schedule modifications for the buildings might affect the food and beverage as well as the retail performance in Base Village; ii. whether a maximum amount of commercial square footage should at minimum be reserved, banked or documented as such in the plans and the PUD Guide and/or the commercial space ought to be flexible and adaptable for certain types of commercial usage, whether retail or food and beverage; iii. the appropriate mix of residential, retail and food/beverage square footage; iv. whether a healthy, sustainable revenue per square foot assumption could be achieved; and v. that the above concerns have been adequately explored with expert reports provided by the Applicant and Town Staff together with an updated fiscal impact report that analyzes the net effects against government/district service expenditures. b. Commercial use options. Since there remains a continuing concern regarding the adequacy of commercial uses in Base Village, the vibrancy and the diversity of food and beverage as well as other retail options and choices for the general public are encouraged within the Base Village core in particular. c. Commercial allocation. The Applicant shall address during preliminary plan how the final commercial space will be allocated to ensure the variety of necessary uses that will serve the Base Village area. d. Food and beverage plus retail designation. The commercial SF for food and beverage plus retail shall not include the hotel use square footage in determining the appropriate commercial mix and performance of the commercial core in Base Village and its consistency with the 2004 Base Village development strategy or the current Comprehensive Plan objectives. e. Replacement Commercial. Additional commercial areas shall be explored within the core, including, as a minimum, the Village Street level in Building 6, and east of the ski back trail. f. Community Purposes. The Applicant's 2nd amendment proposal dated April 8, 2015 creates an appropriate framework for a Sketch Plan level of review and shall be further reviewed and considered with the Preliminary Plan evaluation. However, based upon the December 1, 2014 Sketch Plan submission updated December 19, 2014, possible Community Purposes that Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 13 of 19 the Applicant may wish to offer with the Preliminary Plan submission for evaluation and consideration include, but are not limited to: I. Cash -in -lieu contribution to finance a to -be -determined community purpose (as offered in the 2nd Amendment dated April 8, 2015); and Il. A plaza area on Lot 2 that may include a resort -style, seasonal ice skating rink and signature fountain area and community -centered amenities to serve as a Community Purpose, designed to increase the vitality of the Base Village. g. Public restrooms. The planned public restrooms in Building 5 shall be open for general public usage. 7. Parking. The proposed modifications of the Base Village Parking Management Plan (PMP) shall be further revised and included in the Preliminary Plan application to include the following provisions: a. Further explanation or rationale to justify the reduction of the parking rate for hotel units from 0.75 to 0.5 with an updated PMP. b. To allow usage of the mountain club parking area on the P2 level during non -peak seasons for overflow parking. c. That the contingency parking beneath Building 10AB (the amount provided above the required off-street parking requirement for Building 10AB) be reinstated to maintain flexibility in determining in the future whether the parking provisions are adequate for the entire Base Village project, possibly through usage of future cross -parking agreements. The Preliminary Plan application should address the review comments dated January 12, 2015 from the Town's Transportation Department. 8. Landscaping. A landscape plan design shall be submitted with the Preliminary Plan application addressing the review comments from staff reports in attempts to clarify the design proposal and to enhance the entryway areas for the project. Plant material, irrigation and event plaza surfacing and furniture should be installed prior to issuance of a Final Certificate of Occupancy for any of the buildings. Per the requirement for the Base Village plaza in the Services Agreement, the Applicant/owner should deliver an executed nonexclusive license to the Town for use in scheduling and coordinating events at the events plaza area. 9. Energy Conservation. The Applicant shall describe the energy conservation measures for each building and lot to demonstrate compliance with town's review, standards. Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 14 of 19 10. Building Design Guidelines. The building redesigns, including the roof form changes, shall be considered a portion of the proposal and considered as a whole with the other revisions in the PUD amendment application. The building designs facing Wood Road and Brush Creek Road need to be welcoming and the actual material/color sample boards of the buildings shall be submitted with the Preliminary Plan application for further study. 11. Proposed Development on Combined Lots 4 and 6. With respect to the proposed extension of Buildings 10AB onto Lot 4, the development parameters needed for Lot 4 with a modified PUD Guide including any variations from the underlying "MU -2" zoning district standards (minimum lot size, heights, etc.), and computer-generated three-dimensional or other visual imagery and view plane analysis from adjacent properties shall be provided and further explored and evaluated with the submission of the Preliminary Plan application. 12. Restricted employee housing. a. The Preliminary Plan shall address the employee housing requirements and mitigation provisions for the Base Village PUD Amendment as a whole . b. Rents for the seasonal rental units shall be comparable to those in Club Commons II or similar -sized units within Snowmass Village. c. The `MF -1' housing definition for job generation rate shall continue to be applied for the PUD amendments as is uniformly applied throughout Base Village, if the Applicant can sufficiently demonstrate to the satisfaction of the Planning Commission and Town Council at the time of Preliminary Plan review that the three separate locations for the check-in facilities (all located on Lots 2 and 3) still qualify as being considered central check-in for the Base Village core. d. Pursuant to Condition No. 16 in Ordinance No. 21, Series of 2004, to the extent a condominium ceases to meet the definition of `MF -1' for purposes of determining employee generation rates, then such owners of the condominium will be required to mitigate any additional restricted housing required as a result of such change in classification. e. One parking space per employee unit shall be allocated and reserved by signs in the Base Village parking garage and addressed accordingly in a Parking Management Plan with the submission of a Preliminary Plan application, with the understanding the Applicant will restrict parking permit issuances to only two employees for the seven employees occupying the seven bedrooms in the two seasonal communal rental units within Building 5. Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 15 of 19 f. Building association assessments on the new employee housing units shall be consistent to those similarly applied to employee units elsewhere within Base Village. g. The comprehensive Exhibit `A' table for the Base Village Restricted Housing Agreements needs to be modified to show the correct entitlement provisions and the appropriate labeling of lots and buildings, in efforts to be carried forward appropriately in an updated Exhibit "A" table. h. Since employee housing is proposed in Building 11, the floor plan shall reflect the location of such employee units. The Preliminary Plan application shall address the review comments in the memorandum dated January 21, 2015 from Town's Housing Department to also include more information and rationale to address the Housing Department concerns. 13. Phasing schedule. Project phasing and the timing of appropriate community facilities, construction scheduling that may overlap affecting staging, and the proposed delay of the Building 6 completion until 2019 are important matters to address when considering this proposal and shall be more specifically resolved with the submission of a construction management plan as part of the Preliminary Plan application. Further, Buildings 10ab should be considered for the next phase east of the ski -back trail. 14. Public improvements / traffic volume mitigation / pedestrian connections. a. Considering the current phasing schedule for the Base Village project, and despite whether or not phasing changes may be proposed or approved in separate application(s), the Applicant/owner shall: i. In consideration of the Base Village Services Agreement, explore alternative options for Lower Carriage Way and Wood Road intersection and examine resources to fund for increased mitigation provisions, including but not limited to traffic control officers. ii. Install sufficient traffic control device(s) at the easterly intersection of the transit garage on Lot 3 to the satisfaction of the Town's Public Works and Transportation Directors as a means to maintain safe and efficient transit and traffic operations through the area and to limit the queuing of vehicles toward Wood Road and beyond. If required, such installations shall be completed prior to the issuance of a Certificate of Occupancy for any of Buildings on Lots 2 or 3. Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 16 of 19 b. The review comments submitted in response to the Applicant's Traffic Impact Analysis shall be addressed with an updated TIA and PMP submitted with a Preliminary Plan application, which includes the latest data. c. The applicant shall present alternatives that will ensure that Level of Service (LOS) B will be achieved at both the Upper Kearns/Brush Creek Road intersection and the Wood Road/Lower Carriage Way intersection on the tenth busiest traffic day of the year given the updated traffic projections and submit the results of such information with the Preliminary Plan application for subsequent review and consideration. d. That the lay-by emergency pullout on Wood Road in front of Building 8 be further reviewed in the civil design plans with the Preliminary Plan application as it was approved with conditions in Ordinance No. 02, Series of 2009. e. In light of the anticipated increases in traffic and its effect upon the turning movement impacts on Brush Creek Road, Wood Road, and Lower Carriage Way, further pedestrian connectivity improvements within, to and around Base Village with emphasis on connecting other commercial nodes are needed. The easements needed for the aerial connection and/or alternative connectors to the Snowmass Center area and to the adjoining streets shall be subsequently granted. f. Pedestrian connection improvements shall be considered as a community purpose (if not required as mitigation) if subsequently offered to justify any additional variations needed on the site or as a result of the proposed amendments. g. The Preliminary Plan application should address the review comments from the Town's Public Works Department and Traffic Engineering consultant dated January 19, 2015, from the Transportation Department dated January 12, 2015, from the Parks, Recreation and Trails Department dated January 28, 2015, from the Police Department and from the Snowmass-Water and Sanitation District found in the joint meeting report for February 2, 2015. 15.Transit ridership. In conjunction with the Ski Resort Operator's Agreement, the Applicant shall coordinate with the Roaring Fork Transportation Authority to increase the bus capacity to meet ridership demands during peak seasons and time periods and/or adjust routing and schedules to meet peak demands as well as provide a plan to increase those services as the Base Village project is phased in. The Applicant shall provide a report in coordination with RFTA (which will verify numbers) with the submission of the Preliminary Plan application in efforts to demonstrate improvement in the service levels. The Applicant shall analyze whether another escalator in Arrival Center Building 7 is needed to meet transit ridership demands. Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 17 of 19 The Applicant shall work with staff to relocate, modify and/or consolidate the bus stop locations on Upper Wood Road to correspond to planned relocations of pedestrian walkways or trails or from adjoining properties to the satisfaction of the Town's Transportation and Public Works Directors. 16.Air quality. The Applicant shall demonstrate there is adequate capacity in the garage air handling system to accommodate idling vehicles and ambulances with the submission of the preliminary plan and eventually with subsequent building permit construction plans. 17. Construction management plan. A CMP is required with the submission of the Preliminary Plan application considering the proposed merging of two phases into one, the multiple and possible off -setting construction schedules and activities, the staging areas for each building and lot, and the mitigation of impacts caused with a proposed delay of the Building 6 completion until 2019 and its location in the midst of potentially completed buildings. The Applicant shall comply with the construction interruptions provisions in the code and address those standards in the CMP. In addition, the Applicant shall further explain the need for a delay of Building 6 and provide a construction management plan that describes how to avoid or mitigate impacts upon visitors and guests as part of the Preliminary Plan application. 18. Medical Clinic. The Applicant shall explore whether the reserved medical clinic space containing 5,668 SF in Building 8 on Lot 3 in current Project Phase 1B (proposed to be combined with new Phase 2) should be a priority or accelerated if feasible; or if the Phase 2 combination of the previous Phases 1 B and 2B are subsequently acceptable during the Preliminary Plan review, then the community type facilities on Lot 3 should be installed up front as expeditiously as possible. The urgency is recognized but there is understanding considering the constraints involved with the delivery by 2018. However, the Applicant could consider re - amending the phasing schedule. 19. Fiscal Impact. It is essential that the appropriate mix of residential, retail and food/beverage in Base Village, including an updated determination of both a healthy, sustainable revenue per square foot and revenue capture, be analyzed by experts retained by both the Applicant and the Town in connection with the Preliminary Plan submission and evaluation. Section Four. Authorization to Proceed to Preliminary Plan. The Applicant is authorized to proceed to submit a preliminary plan, which shall, among other requirements, comply with the requests, modifications, other issues and the directives identified in Sections Two and Three of this resolution. Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 18 of 19 Section Five. 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 motion of Town Council Member Sirkus and the second of Town Council Member Madsen by a vote of 5 in favor and 0 against, on this 13th day of April, 2015. TOWN OF SNOWMASS VILLAGE TOWN COUNCIL Butl¢r, Mayor ;ATT7T: Y Rhonda B. Coxon, Town Clerk 9 'T, 9 j*49 go r �1 John C. Dresser, Jr., Town Incorporated Exhibit: ➢ Exhibit "A" — Letter dated April 8, 2015 from Applicant further amending the application (2" d Amendment). Exhibits incorporated by reference: ➢ Review comments from Town Departments, consultants, referral agencies and districts, including: o Conditional `Will -Serve' Letter dated October 14, 2014 from the Snowmass Water and Sanitation District; o Memorandum from the Town's Police Department provided in the February 2, 2015 joint meeting report; o Correspondence dated January 14, 2015 from the Snowmass-Wildcat Fire Protection District; o Memorandum dated January 16, 2015 from Snowmass Tourism; o Correspondence from Parks, Recreation and Trails dated January 28, 2015; o Memorandum dated January 19, 2015 from the Town's Public Works Department; Town Council Resolution 17, 2015 Base Village Major PUD Amendment Sketch Plan Page 19 of 19 o Memorandum dated January 19, 2015 from the Town's (SGM) Traffic Engineering consultant; o Memorandum dated January 12, 2015 from Town Transportation; o Memorandum dated January 21, 2015 from Town's Housing Department; o Memorandum dated January 14, 2015 from the Town's Finance Department; o Memorandum dated January 28, 2015 from Town's (EPS) economic consultant; ➢ Sketch Plan application materials dated December 1, 2014 and received as updated December 19, 2014 (11" x 17" and 8.5" x 11" notebooks). EXHIBIT "A" Town Council Resolution No. 17, Series of 2015 Page 1 of 4 SNOWMASS ACQUISITION COMPANY LLC 16 Kearns Road, 3rd Floor PO Box 6565 Snowmass Village CO 81615 April 8, 2015 Julie Ann Woods Community Development Director Town of Snowmass Village 130 Kearns Road Snowmass Village CO 81615 Dear Julie Ann: F As requested by the Mayor at the April 6, 2015 public hearing, this letter confines SNOWMASS ACQUISITION COMPANY LLC'S ("Applicant") proposal with respect to improvements to the plaza area of Lot 2 and Applicant's proposed financial cash -in -lieu contribution to the Town. For simplicity and to avoid having to reference multiple letter amendments, this letter amends and supersedes in all respects the letter that we submitted to you on April 1, 2015. As outlined in Section 16A 5-320 of the Land Use Code, it is expected that a development proposal may evolve during the course of Sketch Plan review. Based on Planning Commission Resolution No. 03, Series of 2015 and comments we have received from the Town, Applicant would like to further amend its development proposal in certain respects. As such, the Applicant's Sketch Plan Application submitted to the Town on December 1, 2014, as previously amended April 1, 2015 (as amended, the "Application"), is hereby further amended as follows: Community Purpose Facility The Base Village development includes a multitude of Community Purposes sufficient to satisfy the ongoing development. The current PUD requires that the Applicant deliver an Aquatic Center to be located on Lot 4 the Applicant and Town believe that the estimated development cost of such facility is $3,500,000. In an attempt to accelerate the delivery the Aquatic Center and the year round vitality it provides, the Applicant requested to relocate the Aquatic Center from Lot 4 to the courtyard area on Lot 2. The Applicant also introduced a new Community Facility by proposing to convert retail space in Building 2C into the new Discovery Center to create a year round attraction for Snowmass Village. It has become clear through the Sketch Plan review process, including the April 6, 2015 public hearing, that these proposed alternative Community Purposes are not acceptable to the Town. While the Applicant continues to believe that the Aquatic Center as entitled for Lot 4 would be a beneficial Community Purpose for Base Village, the Applicant now understands that the Town no longer desires an Aquatic Center on Lot 4 or anywhere within Base Village, and would likely reject any proposal that includes an Aquatic Center as the Community Facility. As such, Applicant hereby amends its Application, eliminating both the proposed alternative Community Purpose offerings and the entitled Aquatic Center for Lot 4, and, in return, offers the following having a total economic value of $6,500,000.00: EXHIBIT "A" Town Council Resolution No. 17, Series of 2015 Page 2 of 4 (a) SAC will make cash -in -lieu payments to the Town in an aggregate amount $4,500,000 to finance the construction of a to -be -determined Community Purpose in accordance with Code on land outside the PUD (the "Town Project"). The cash -in - lieu payment will be made in accordance with a schedule to be determined during Preliminary Plan review with a final payment due November 1, 2018. The $4,500,000 payments will be comprised of. (i.) $3,500,000 in lieu of the construction cost of the Aquatic Center, and; (ii.) $1,000,000 for development rights on Lot 4 as proposed in this application and as further defined below in Dimensional Limitation Variances. (b) Applicant will construct community -centered amenities on the plaza areas of Lot 2 at a cost of up to $2,000,000.00 that are anticipated to include a resort -style, seasonal ice-skating rink and signature fountain area. These amenities will be designed following approval of the Sketch Plan resolution and additional details will be provided by Applicant as part of its Preliminary Plan application for Town review. These amenities will be completed in accordance with the Community Facility milestone as defined in the Amended and Restated Development Agreement. The aggregate amount of $2,000,000 for the community -centered amenities on the plaza areas of Lot 2 described above, will be comprised of: (i.) $1,000,000 unconditional cash contribution from the Applicant, and; (ii.) $1,000,000 cash contribution conditioned upon the Town agreeing to an additional 20 UEs (each UE is equal to an additional 2,000 SF) for future development on Lot 5 and/or Lot 7. For avoidance of doubt, the proposed Dimensional Limitation Variances (as outlined below) remain a standalone request as part of the Application and therefore the increase of 3.8 UE associated with the Lot 2 and Lot 3 programs (for the Limelight and Sunrise projects, respectively) would not be counted against the additional 20 UEs. In the event the Town does not approve the 20 UE increase, the amount dedicated to the community -centered amenities on the plaza areas of Lot 2 would be reduced to $1,000,000.00. Capitol Peak I Hayden Lodge Owners & Guests Pool Access At the April 6, 2015 public hearing, Town Council inquired several times whether pool facilities would be made available to existing owners of the Hayden Lodge Condominium and Capitol Peak Lodge Condominium. Providing those owners and their guests access to either the existing Viceroy pool or the proposed non -Community Purpose pool proposed for the Limelight is not a viable solution as neither pool is large enough to reasonably accommodate those additional users. Applicant intends to submit plans for a pool facility as part of a revised development plan for Building IOAB. If approved by the Town, that pool would be made available to owners and guests of Hayden Lodge Condominium and Capitol Peak Lodge Condominium. Retail Impacts In consideration of the proposed alternative Community Purpose offerings, the Applicant will revert the proposed Snowmass Discovery commercial unit back to retail, thereby addressing the Town's desire to increase the amount of retail square footage in Base Village. The Applicant will provide a full update on the commercial mix in Base Village with the submission of the Preliminary Plan application. EXHIBIT "A" Town Council Resolution No. 17, Series of 2015 " r Page 3 of 4 APR 0 8 2015 Dimensional Limitation Variances11 E= x The new Community Purpose offering, as described above, shall sufficiently justify all previously approved variances as well as any dimensional limitation variances as set forth in the application, including, but not limited to, the following: Lot 2 - The proposed changes represent an increase in Floor Area from the approved 113,752 SF for Lot 2 to 117,975 SF. Applicant requests to increase the FAR to 1.72:1 (117,975/68,824 = 1.72) as compared to the approved 1.68:1, representing a 2% increase. Lot 3 - The proposed changes represent an increase in the Minimum Lot Size calculation to 109,500 SF. Applicant requests to provide a variance for this increase since the size of Lot 3 is not increasing. > Lot 6 - The Applicant is proposing to combine Lot 4 & Lot 6 to create a new Lot 6. The Applicant will follow the Subdivision Regulations review process in the Preliminary Plan application to combine the lots as noted in Article 1I, Section 5.3. A new plat will need to be prepared showing the joining of the two lots by a surveyor. The new Lot 6 area will be 88,426 SF or 2.03 acres. (Lot 4 30,056 SF + Lot 6 58,370 = 88,426 SF) Applicant requests a Minimum Lot Size variance. - The Floor Area Ratio for the new Lot 6 will be the same as the entitled Floor Area Ratio for Lot 6, 2.07:1. The Applicant is proposing the new FAR will apply to the new Lot 6 lot size resulting in a maximum allowable Floor Area of 183,042 SF. Base Village Unit Equivalent - The proposed changes contemplated in this Application increase the Unit Equivalency by 3.8 UE for Base Village. The Applicant is requesting that the Town increase the overall unit equivalents for Base Village from 394.35 UE, in accordance with Ordinance No. 6, Series of 2013, to 398.15 as part of this approval. Per the above, $1,000,000.00 of the cash-in-Iieu payment described above is conditioned upon the Town agreeing to further increase overall UE to 418.15 (with the additional 20 UE to be allocated to Lot 5 and/or Lot 7). Traffic Mitigation — Brush Creek Road/Wood Road/Kearns Road Roundabout The Base Village development plan, as entitled, requires the Applicant to construct a roundabout at the Brush Creek Road/Wood Road/Kearns Road intersection. The Applicant has submitted 90% Construction Drawings as well as bonded for the improvement, however Applicant understands the Town desires to explore alternatives to constructing the roundabout. Given testimony at the March 16, 2015 Council meeting, we understand that the Town is interested in reassessing the long-term plan for the Brush Creek Road/Wood Road/Kearns road intersection. To assist in analyzing the intersection's current service challenges, the Applicant has begun to evaluate a number of alternatives to assess their potential of meeting a Level of Service of B on the 10d' busiest day given updated traffic projections. The Applicant is currently assessing options with respect to functionality as well as design, and we plan on sharing our EXHIBIT "A" Town Council Resolution No. 17, Series of 2015 Page 4 of 4 insights to the Town with a short list of promising options on May 4, 2015. In connection with the foregoing, we understand from the April 6, 2015 public hearing that the Town will review alternatives to the roundabout concurrently with, but separately from, the Major PUD Amendment. Please contact me if you have any questions. Thank you. SNOWMASS ACQUISITION OMPANY LLC A Delaware limited 1' ity company Signatory APP 0 8 ZQ i _�,. ..ge z C.il}! From: John K8e|o Sent: Wednesday, 14,20158x41AM To: 'Julie Ann Woods' Cc: ']knVVah)otrom' S RE: Base Village Sketch Plan Application is in Attachments: Scanned from a Xerox multifunction device.pdf Julie Ann Woods, Thank You for the opportunity to review the Base Village Sketch plan, Wehave completed a{ist ofcomments/concerns below from the Base Village Application. We realize that this is a sketch plan review and some items will need closer plan review when the appropriate time presents itself. However, some items in their submittal do not exactly match our documentation of previously adopted approvals and agreements for Base Village. The Snowmass-Wildcat Fire Protection District wishes to remain clear in our goals and objectives for fire and life safety in this development moving forward. rITIM—MT1117,01111M W_ We concur with the Applicant that fire accessibility requirements for the newly proposed Bath House and relocated Pool may be adequate but we will need more specifics during plan review on the proposed new location in general if it is approved, Emergency access to pool area, safety lock off for children and a mechanical room that is indicated to be below grade with the potential of hazardous materials storage for pool chemicals, etc. are just a few concerns. Changes to Building 7 seem to include a construction type change that is different from the approved Type IV Heavy Timber /Ord.21,7004 This change in construction type will need to be further reviewed, addressed and possibly mitigated. Changes toBuilding 8will require further plan review. Building Dwill remain asaHigh Rise designation asapprovedin Ord. 21, 2004. In addition, changes to the front entry concept (further depicted in Volume 2 Appendix Q, page 111) do not reflect the Emergency Vehicle Access lay-by that is required along Wood Road. This important fire access area off of the Wood Road thoroughfare is designated for emergency equipment only and is crucial for safe Clinic and building fire operations. This was included in the adoption of Ordinance 2, 2009 Exhibit "B". ( Please see attached Exhibit "B" Ord. No. 2,Series of2OO9) Changes to Building 10A& B.This will need further review and better access mitigation for fire apparatus..." to include walkways bgand from access doors inbuildings approved bvthe 5novxmmaas-VVUdcatFire Protection District 2WFP[Athat will beclear ofobstructions for access bvfirefighters and maintained inasnow free mondithon."(Ord.21,2DO4.)VVe realize the description of 10 A & B is still in Sketch and welcome the opportunity to work with the Applicant for more detailed plans prior to our final emergency access approval. This Building is also required to be a High Rise designation as outlined in Ordinance 21, 2004. Please note that the indicated approved fire access on page 11 of Volume 2 Appendix Q for Buildings 10 A &Bis not the existing approved fire truck access as indicated in Ordinance 21, 2004 that is reflected in the PUD and will need further review and approval by SWFPD should this change occur. 5. Town Core Enhancements, Page 23 section 17.6 We are encouraged by the inclusion of the Medical Clinic inBuilding 8(Winter 2018) in this list. However, SWFPDfeeb strongly that this isaNecessary Fadlityandnot-ustaTown Core Enhancement. The original skiers clinic was torn down toaccommodate anaccelerated construction ofthe Viceroy Hotel. Itwas originally pronnisadtoberep!amed\nPhaseYof Construction. The "temporary" Snowmass Clinic regularly accepts close to 2,000 patients a year within a 6 month period during the winter ski seasons. Due to the poor location of the existing "temporary" Clinic on Daly Lane, unsafe emergent ambulance patient transfers take place along busy roadways in Snowmass Village from the Snowmass area ski patrol. On February 12, 2014 The Planning Commission heard testimony from the Fire Marshal concerning the regularity of patient transfers onFaraway Road. The Planning Commission agreed to recommend to the Town Council... "that provisions for the medical clinic be accelerated in any new construction proposal." We agree with the Planning Commission. (Please see the attached Planning Commission meeting mninutes\. Due to the uphill grading (4%) of the ambulance access to the Building 8dinic patient loading platform, SWFPD will be requiring the emergency access roadway to have snow melting to insure adequate and safe backing in all weather conditions. This is not indicated properly in the application for snow melted emergency access on page 11,Fire Access Diagram. / Please see exhibit °B"Ord. No. 2,Series of2U09\ Fire Protection Water Demands. ( also referred toinAppendix C)Fire flow calculations are assumed by the Applicant to receive a 25% flow reduction for automatic sprinkler system protection. This isanincorrect assumption. SVVFPD historically has not approved fire flow reductions in the IFC fire codes for fire sprinkled buildings. Full fire flow requirements should be recalculated to reflect this. In addition, it should be noted by the Applicant that all building standpipe fire flows will be required to be at 100 psi at the roof as SWFPD also does not recognize exceptions in NFPA 14 for fire department apparatus to augment the standpipe systems. Fire Pump design and future submitted automatic fire suppression design should take this into account. SWFPD often cannot guarantee adequate personnel on hand to positively anticipate timely augmented water supplies from apparatus. Please refer to the signed and approved Fire and Life Safety Report for Base Village 2005 and reference TOSV Municipal Code 16A-4-240. Fire Protection. The fire flow water supply hnBase Village isacombination ofprivately owned and maintained hydrants belonging to1he Applicant and fire hydrants that are owned and maintained by5nowmass Water and Sanitation District (SWSD). Most all of the fire hydrants in Base Village have never been officially flow tested nor accepted by SWSD. Therefore, all fire hydrants will need to be flow tested and accepted by SWSD and the fire district to verify fire flow results. This testing wil I be prior to any future automatic fire suppression and standpipe plans being approved by the Snowmass-Wildcat Fire Protection District. The Applicant should plan accordingly. The last time any fire hydrants were tested in Base Village is now close to 10 years ago and current fire flow results will be needed for accuracy. (IFC 507.5.3) The Applicant's references to past and current TOSV adopted codes throughout the Sketch Plan Review Documents did not appear to recognize the potential of 2015 adopted IFC codes within the Town of Snowmass Village. It is anticipated at the commencement of continued construction in Base Village that the 2015 International Codes will in fact have been adopted. The Applicant should plan for this possibility. The Fire and Life Safety Report (LSR) for SnowmassBase Village was developed bvRolf Jensen and Associates in conjunction with input from the Snowmass-Wildcat Fire Protection District in 2005. The LSR is the Master Plan of all fire protection features to be implemented for Snowmass Base Village. Much of the existing LSR plan will remain applicable but an updated version to reflect TOSV approved changes should be compiled. This report should beprepared bya recognized Fire Protection Engineer or Consultant that is acceptable to the Snowmass-Wildcat Fire Protection District prior toany future building plan submittals toSVVFP[1(IFC 1O5.Z\ Uthe Applicant bsunfamiliar with the Fire and Life Safety Report for Snowmass Base Village document we will be happy to share a copy. The Snowmass-Wildcat Fire Protection District remains available towork closely with the Applicant toresolve all concerns for fire and life safety within the Base Village development, John TMele Fire Marshal Snoxvnlass-VV|dcatFire Protection District (970) 923-2212 From: Julie Ann Woods [mailto Sent* P7onday, December 22, 20149:11AM To: John Me|e; khamby@swad.org; Mark Kittle; Jim VVah|sLrnm; Joe Coffey; Brian Olson; Anne Martens; David Peck|er; Andy VVorine;John Baker; Marianne Rakowski; Clint Kinney; John Dresser; Rose AbeUc;(deang@sgm-inccomn);Dave Ogren Cc. Kelly Vaughn Subject: Base Village Sketch Plan Application is in All - Please stop by the Planning Dept. to pick up your copy of the Application and Appendix Q for your review and comment. Ul-P|easestopbvtheP|anningDepLtupbkupyourcopyoftheApp|ba1ionandAppendixOfbryourrevievvandconnrnenL [xxU|needyourvvhttencononnentsbacktnnneno|aterthanVVednesday,]anuaryZ1o. The earlier you can review and provide moewith your comments, the better. Please sign off the check -off sheet when you pick upthe two documents. Thanks all! Julie Ann Woods, AICP/ASLA Community Development Director Town ofSnoxvmaoaVillage P'O.Box 5O10 13DKearns Road 3nownnaoaVillage, C<3 81815-5010 T: Q70-A23-5S24ext U37 D: 970-922-2235 F: 970-923-1861 3 444, a 0 SMANK-1; a 46 walking over €,ate bridge- ort Wood toad Lov-%arils 'ruslh . m..,ek Road, (' 47 Monzio indicatc-A that Base Wage Manor wom-Ad be addressing pedestriaul _rossi$f when Pte 4n L -he roundabout,Staff -i,t"'_c a)so e.. ol-n"€-?enHii dhat IBase rge Omier i x a cvairrnan SiAms said that hn was C n e €ted with the loss of c° e r5i2M�thought tsq.R. J�..C����,pa�.. f r_i�r. spacespacethat ti„;z,£._ .I �...;�i �^3it.�E 2i.._, s.s.W plds-u $s for that 1We should r.,r €}P ulre Base hVSrfagr OwrSt-1 t( .a a.l'} de, that 5 Page 2 1 February 124 2014 r i9�1Rlites ae. forix slifn 'k,mass -`'Yii Ca€ Fire err. e`G,t` si)`: 7iS`E`i ""17 sooke about, Ole rieed to providle t zl i,5J LLi"� L. g`nal approvals for Base Vfflagalo,, eA tts1d t - ' .. _C beforr, -9 trit Jr r F St r cr of 111c-, ceg os C..r�€ g and i va to be mkmcate7d in t �� g F -�[}tri � L i � � Y %-.}e p` 60 }1E ,T e/"`° £ €M e�.'.k. theFirst yg yp-g y j'` j yy> e `o t bLir€. in, the �}h.ti3«�'e. lle £�i'W�w ist_)�...1 Ame,,-::. me -t€.. �1�J��±.t ii3L.., 61 C.,i"i.�ianns .:,,}i.) /> gg{ ., S e a' ' �:a� €� i € i �r .g ��f � have Wrown that phasing pot dersi`E of 62 ~. project cdff, with the s_' if nt ,i. to ex `lF_I t1le Veshing Fri€ t. a. i r� _, a t r *j; i.A e . 'IVI e d i c,,ai c. hfl i "_. 13M, Y r: c? _ 7...,_ a. # ...: -.. _ i ..L, ..,?Space lip £"K €. tile t -» f ..a_ t x; ,. c . is Madequate to seme the needs f QS` skiing Mrnicae ast. f;rr ti �t _ ra _ tm� Valley i� 'w�� �h� nurse � ��*L}�� at , �se (�G i cllescribe,,l ec~ ho2b 66 _. €qq L in the mall spac, pointhig out. that. 5elm.. e p ig clknicand,they 67 have hiadl difficulty gettintg fhe landlord to the Yrot., r-€. The +`uI, 68 rally ed a u JABINes "hC H1 tile >._IAOVIONS o emergency t- c ehi s h I Y to 4 , "" on - lack s, € �' ( 7 €° Y�` q€ YY 3 g}g} ����, Y{ {{''F� { p p$ the �-L} ,..E�. � i {� [[ yy F. � iy'' {{ rg-�gg p} YY T ty t S ( 4.C, k' e M.,i.rde. fie C Yi€IL�tPub 4? @t thi t.. f.,£S i i. nt � �6. nr i tdp g,.�i c €tons W�(.Sf.°„�„r irn 71 ,a; ; changes Ito the plias 1M o s V # gc gE ,i < q Base ii3[c xd iv =t f good ofP�'L, dtr to 72 z�Cet eniphasize to e E x ` { fl ° (. e El . irsi ti £ ufF.. ge., nkp5 s t'oCL}Y„�3s£peirurE1 031 LwouS is ! h5 9 € rP f1f f <t 2Lwi; WO: MeCi c andLkk Ythat 75 CwitmCs?C4n �:�-. S�g3$&&dam} «£ i}£ ��£.S I£ Council EPL Ll th rpt Lh wid r4.�,s krL�:C urgent tl A �5 £y p iwi _. L .. '; *'9V�m4 (E gE )) ## y�5 iom-ff 2F.3E ZS3 'i to i.1 RL•,,F3.L-�v d5 provisions "177 Xa,.rlsi 4.Gixfµ"" ? ed .oaf chni®, N- ` cc sc.,fa,Led in Env i e1x �.,�T ��I C t €� )i'trr=C'�d.,�. .. 8 c The P It -m ng Csirf rni d io4�n decided that a site, si U, s @t j } i visit SO helpfOl in their deliberations, They ananged to Tneet ,d Town fialj, 81 cin Wed,.rt.,: s..rf y , 2/ 1.*9/ 14 at, 2,30 to w,s!'R k14`e.r U. -f € as Village, Lo.,.§,.r..,v,.�iL t.r �..±.i. the o- 8- . 83 i,ci tris I ;. (:f rit. b 1ti�: ir''z i:.`4„�.1.� ? C.£tsjO r?sed €W3 z 7 -E nit. . Page 2 1 February 124 2014 r i9�1Rlites 9' A',) T` TO: JULIE ANN WOODS, COMMUNITY DEVELOPMENT DIRECTOR FROM: MARIANNE RAKOWSKI, FINANCE DIRECTOR SUBJECT: BASE VILLAGE FIA PREPARED BY BBC DATE: JANUARY 14, 2015 CC: JIM WAHLSTROM, SENIOR PLANNER Below are my comments/observations regarding the Base Village Fiscal Impact Analysis prepared by BBC Research & Consulting dated September 29, 2014. The most notable information missing from the BBC Fiscal Impact Analysis are the financial impacts on Town services i.e. police services, transportation, bus purchases etc. The 2004 report by EPS referenced the need for additional public safety employees, transit bus employees as well as capital purchases for public safety and transit bus vehicles. Although Planning and Building revenues are not addressed, an evaluation should be completed to ensure that the revenues are adequate to cover any phasing and construction services required by the development. In addition, a cost recovery analysis should also be completed on Solid Waste services. Mill Levies — Page 5 The mill levies stated for the Town need to be further broken down by purpose in order to correctly apply the funding. The Town of Snowmass Village has a total mill levy for property tax collections in 2014 of 9.261, however the mill levies shown on page 5 also show an additional five mills for the Road Fund, which are already included in die 9.261 mills shown for the Town. e The 9.261 mills also includes the Droste mill levy (.420), which is a pass-thru tax collection for Pitkin County Open Space. It is based on a $ amount and is not a funding source that would garner additional funds for the Town. ® The 9.261 mills also includes the Debt Service mill levy (2.273), which is also based on a $ amount that is used to pay bonds and does not add any additional funds for the Town. • The 9.261 mills includes the mill levy for refunds/abatements (.073), which is intended to collect property taxes that should've been collected in the prior year. This mill levy is not an absolute every year and changes from year to year and in some years, it may be -0-, so it should not be included in the calculation for additional property taxes. • The 9.261 mills includes the mill levy (.749) for the Transportation funding that expires at the end of 2015, so there will not be any additional funds for this mill levy after 2015 and therefore should not be included in the calculation. Sales Taxes — Page 6 Ownership and Occupancy: The below occupancy rates should be analyzed to determine the correctness/accuracy of these percentages as these affect the accuracy of the tax revenues. Per the DestiMetrics reports, the following occupancy rates are reported: Jan to June 2014: 51.9% Jan to June 2013: 46.5% July to Dec 2014: 39.1% July to Dec 2014: 30.7% • Hotel Rooms — BBC is using an annual occupancy rate of 55%. o In the EPS memo dated 1/9/14 (page 2), EPS notes that 55% may be high given the smaller number of year round events in Snowmass Village compared to Aspen. o In the EPS presentation to the Town Council on 12/15/14 (page 10), EPS notes that most resorts hotels hover below 50%, but Vail or Aspen can reach 55% • Traditional Condo's — BBC is using an annual occupancy rate of 27%. o In the EPS presentation to the Town Council on 12/15/14 (page 10), EPS notes that condominiums as short term units average 30% to 50%, but with a high performing management company, can reach 85%. • Fractional Condo's — BBC is using an annual occupancy rate of 70%. o In the EPS presentation to the Town Council on 12/15/14 (page 10), EPS notes that fractional condos can range from 60 to 70%, depending on location and program. Retail Restaurants — Page 7: County Sales Tax — BBC used the following formula for calculating the County sales tax share back amount: 2 o Captured Retail Sales $ X 3.6% (County Sales Tax Rate) X 28% (BBC that the Town receives 28% back from the County) $ County Sales Tax amount TOSV receives Based on the TOSV 2013 Actual Sales Tax Report, the Town receives 1% ($1,555,557.33) on the taxable sales in Snowmass Village. This equates to $155,555,733 in taxable sales. The 2013 actual County Sales Tax received by the County (share back) was $2,742,069, which is equivalent to 1.763% of the 2013 taxable sales ($155,555,733) in Snowmass Village ($155,555,733 x 1.763% _ $2,742,448. This calculation increases the amount of County sales tax share back compared to the amount that BBC calculated and is a closer reflection of the actual share back amount. Captured Spending: • Figure 6, Occupancy and Retail and Spending Sales Tax uses a TOSV Captured Spending of 60% (with leakage to Aspen). o In the EPS memo dated 1/9/14 (Page 3), EPS states that 50% should be used based on an analysis by TOSV & EPS in 2002/2003. Persons per Unit (ay — Page 7: • The number of persons per unit should also be looked at to determine if these averages are realistic. Retail Spending per Person/Day (ay — Page 7: • The amounts shown for per day spending ranges between $100 to $150 per day ... these appear were deemed reasonable based on the EPS memo date 1/9/14 (Page 2), but should be evaluated based on any current information available. Lodging Taxes — Page 8 • County Sales Tax — Same issue as above. • Nightly Rental Rates o Condo's $500/night o Hotel $375/night o Fractional $764/night These nightly rental rates appear to be high for Snowmass Village based on the Average Daily Rate (ADR) reflected in the DestiMetrics reports: 3 Per Night Average Annual Rate High Rate Low Rate Dec '13 — Nov '14 $222 $416 $108 Dec '12 — Nov `13 $212 $397 $ 62 Other — ® Revenues per fund: o This report should break down the sources of revenues by fund to accurately reflect the financial impacts to the variety of Town funds, many of which have restricted uses and cannot be applied towards any public purposes. 0 To: Julie Ann Woods, Community Development Director From: Andy Worline, Parks, Recreation & Trails Director CC: , Date: 1/20/2015 Re: Base Village Sketch Plan Comments Base Village Sketch Plan Comments: Z7eT uca/ QO SNOWMASSre PARKS RECREATION & TRAILS The Community Purpose being offered by Base Village was to provide the Town with the ability to provide enhanced services, facilities and amenities that meet the needs of residents and visitors to this resort community. The needs that once presented this community with a lack of world class amenities such as a Recreation Center and aquatics facility have been accomplished and vetted throughout the past 9 years. During that vetting process the community has reluctantly come to realize and accept the amount of money this type of facility currently is and will continue to be subsidized. Allowing another Identical facility to operate in such a small geographic area would be detrimental to both operations with a dilution to the market. In 2004, the addition and completion of an Aqua CenterlRecreation facility would have been critical to the success of that project. Now, after 9 years of operation of the Town of Snowmass Village Recreation Center, the community demand for this type of facility is no longer needed. The Limelight Hotel should provide a hotel pool; guests often look for that amenity when deciding on a hotel. We should not think that a hotel pool would be anything more than a hotel pool and should be planned accordingly. The real need missing in this development project is a gathering space for; people, events, businesses, guests, locals and large groups staying in this world class resort. We need a "Town Center", we need a place where we can send our arriving guests to and they will know that they have arrived when they get there. The open flexible space of a town center could complement the other facilities currently in this community by providing space for the Ice Rink or festival space or outdoor movie nights, farmers market, etc. Also, the Base Village PUD should address the "community purpose" piece of this development by providing pedestrian connections to Base Village. Proper planning of pedestrian connections before the development breaks ground would allow for designing intuitive and safe pedestrian travel for tourists and locals attempting to link service centers, event centers, bus stops, and our trail system (both paved and non -paved trails) to the Base Village area. Providing well planned pedestrian connections would: • Decrease hotel service bus and village shuttle traffic congestion in town and the need for tourists to rent cars while on vacation. • Increase economic vitality for local restaurants and merchants by funneling pedestrian and trail user traffic to the base village economic hub/service center. As a community we should strive to tie our community into this new "town center', while we have the chance before the development breaks ground instead of retrofitting it later. Resort Towns should be easy to use and navigate and currently Snowmass Village is not, which is one of the most popular complaints of first time visitors. SNOWMA:S VILLAGE TO: JULIE ANN WOODS, DIRECTOR OF COMviUNITY DEVELOPMENT FROM: ANNE MARTENS, DIRECTOR OF PUBLIC WORKS SUBJECT: BASE VILLAGE PUD AMENDMENT SKETCH PLAN APPLICATION - (FEBUARY 5, 2015 COUNCIL MTG) DATE: JANUARY 19, 2015 CC: CLINT KINNEY, TOWN MANAGER DEAN GORDON, TOWN ENGINEER In reference to the Snowmass Acquisition Company LLC application for minor PUD Amendment of the Base Village PUD — Amended agreements submitted on December 19, 2014 the following comments are bevng submitted: The submittal was at a higher level than a sketch plan submittal, therefore several of the comments are at a deeper review than typical. However, a complete review of the data submitted will be reviewed at later submittals, and comments are intended to be concerns, clarification or general in context. Access Points 1. The access points for Building 10A and Building 12 have been modified from the previous approval. Adequate site distance, pedestrian access and transit facilities will need to be reviewed at the time of detailed design. 2. The snowmelt areas indicated on the Fire Access Diagram differ than previously agreed to for the access to Parking Garage at building 7. 3. Snow storage areas will need to be fut- ier reviewed as design continues. Appendix E — Traffic Impact Study 1. Comments relative to the traffic impacts are covered under the SGM memo from Lee Barger. Appendix G - Solid Waste Disposal Plan 1. In the solid waste management plan it would be helpful to indicate the 2002 waste generation volumes relative to the proposed volumes. 2. The estimated compaction rate will need to be verified relative to typical compaction rates found in Snowmass Village. 3. The solid waste management plan does not address how collection will be taken care of for building 11. The entitled plan for building 11 indicates trash area in level P1, which causes concern for turning movements, ceiling height clearance and space needed to 3745 OWL CREEK ROAD, P O BOX 5010, SNOWMASS VILLAGE, COLORADO 81615 (970) 923-5110 (fax) (970) 923-3794 worksc ,tosv.com www.tosv.com collect the estimated volumes and needs further clarification. Solid waste collection and deliveries most likely will impact parking space counts. 4. Further details will need to be provided for deliveries and solid waste collection from building 10 AB. At this point in the design there is no areas indicated for back of the house operations and access to such facilities. 5. Clarifications will need to be provided for collection of solid waste and deliveries for buildings 12 and 13B. Appendix J — Clearing, Grading and Drainage - Tetra Tech memo dated November 11, 2014 The memo does not address or discuss the timing of the required roadway improvements as outlined in Ordinance 3, Series of 2014, and generally referred to as the Amended and Restated Development Agreement. 2. The memo states "Details for the final construction of these improvements were originally approved by the Town as part of Tetra Tech's Base Village Phase 1 Infrastructure plans." This statement is accurate; WITH THE EXCEPTION that agreement on the road improvements uphill from the ski over bridge on Upper Wood Road has never been reached. The extent of those improvements remains resolved. 3. The technical memo states "The sidewalks that are planned to constructed are along the upper portions (above the Viceroy) on Wood Road and along Brush Creek Road in conjunction with the Brush Creek Roundabout construction." The 90% construction drawings submitted in October of 2014 by the applicant do not show any sidewalks along Brush Creek Road. The intent of prior construction documents does show the presence of sidewalks on Brush Creek Road. Appendix L - Drainage / Water Quality — ERC memo date September 22, 2014 1. In section 7.2 of the ERC Report it states "All activities associated with the proposed roundabout will be confined within the existing Brush Creek Road footprint." That is not an accurate statement. There are portions of the proposed improvements which extend beyond the footprint in a southerly direction within the Brush Creek corridor. 2. Section 7.3 of the ERC report discusses water quality and the improvements, by reference, to facilities that the project is proposing to improve and / or mitigate impacts to Brush Creek. The facilities as constructed and currently in place for the Base Village area do meet the criteria stated. The proposed over lot grading and construction will be served by these facilities. Portions of required facilities have been constructed in the roundabout construction footprint. In order to fully comply with the representations made in the ERC report, it would be necessary to construct curb and gutter or an acceptable alternative on the south side of Brush Creek Road, the full extent of the proposed construction. Curb and gutter or an approved alternative will also be required on the north side of Brush Creek Road, to comply with the intent of this document. Note that prior 90% construction documents from 2004 do show curb and gutter improvements as noted above. 3745 OWL CREEK ROAD, P O BOX 5010, SNOWMASS VILLAGE, COLORADO 8161.5 (970) 923-5110 (fax) (970) 923-3794 works@tosv.com www.tosv.com E5SGM www.sgm-inc.com TO: Anne Martens, Public Works Director TOSV CC: Dean Gordon, PE, SGM FROM: Lee Barger, SGM DATE: January 19, 2015 RE: Base Village PUD Amendment, IUD Sketch Plan Review Transportation Analysis & Parking Management Strategy This cursory review was completed to evaluate the vehicular and pedestrian components of the traffic analysis. SGM has not reviewed the parking, transit, emergency access, and delivery access components of the application at this time. The "2014 Update" to the original 2004 Transportation Analysis & Parking Management Strategy (March 2004) provides an updated analysis using baseline and forecast volumes that had been developed by the applicant's traffic consultants and SGM. The conclusions drawn and mitigation measures recommended are similar to those found in the 2004 report. Nonetheless, given the frequency of poor operations for various movements at the Lower Carriage/Wood Road and Lower Carriage/Treehouse intersections (among others) happening today, no new long-term improvements were recommended or proposed in the analysis. Additionally, the study notes that the conditions at the Treehouse intersection have recently improved with the shuttle drop-off/pick-ups occurring at Building 7, but my impression is that this simply shifted the impact elsewhere. The proximity of the access points to Building 7 to the Lower Carriage/Wood and garage entrance/exit intersections creates additional operational issues when long queues exist at these intersections during the peak periods. The Town's peak hour Level of Service standard is "C" for intersections. It is understood and generally accepted that certain left turn movements from side streets suffer today and may be worse in the future as traffic volumes increase along Brush Creek Road, and LOS "D" or worse conditions may exist from time to time. This analysis confirms this conclusion, but suggests continued and additional use of Uniformed Traffic Control officers (UTC) at problematic intersections rather than recommending long-term solutions that would provide better operations (less delay and shorter queues) for peak times as well as non -peak times. Although UTC can often move traffic better than a traffic signal, they also have limited impact with the closely spaced intersections of Lower Carriage and Brush Creek and are often difficult to schedule and staff on demand. The analysis shows the Lower Carriage/Wood intersection's operations dropping from a LOS "D" today to an "F" in the future, and Brush Creek/Owl Creek dropping from LOS "E" to "F". Although this "is projected to occur regardless of the Base Village development' as the conclusion mentions, a good portion of the traffic using these intersections are generated by Base Village (new or `existing' traffic). Now is the time to be certain that all intersections will operate well into the future during peak seasonal conditions. Other options including mini roundabouts and access control to establish better flow should be considered by the consultant as a means to improve operations, access, and circulation for all vehicles, particularly in this congested area that is the heart of Snowmass Village's transportation system. GLENWOOD SPRINGS 118 West Sixth St, Suite 200 1 Glenwood Springs, CO 81601 1 970.945.1004 SSGM www.sgm-inc.cor My primary concern with the pedestrian access plan is in regards to the area in front of Building 7 and access into the Transit Center. The crossing shown of Wood Road (between Lower Carriage and the Garage) appears too far uphill from the Lower Carriage intersection and would promote jaywalking. A direct staircase connection from the Lower Carriage/Wood intersection up to Building 7 should be shown to address the straight-line pedestrian routes of today that would encourage more pedestrian usage of facilities and pedestrian routes over the current pedestrian practice of crossing roadways and intersections "where it feels right". A pedestrian route along the north side of Brush Creek Road between Lower and Upper Kearns Roads is also being discussed in the roundabout design process and should be incorporated into Figure 13. 2 SSGM TO: Anne Martens, Public Works Director; amartensCc)-TOSV.com FROM: Justin Kattnig, SGM; Justin KQ_SGM-INC. com THRU: Dean Gordon, Town Engineer; DeanGCc�SGM-INC.com DATE: January 20, 2014 RE: Snowmass Village Ice Rink Shading Assessment This memorandum summarizes results of a preliminary analysis concerning shading facilities for an ice rink in the confines of the rodeo arena. At this point in time SGM has completed Phases 1 and 2 of a previously defined scope, which is outlined below. • Phase 1 - Create a base map for use in the analysis assuming a presentation before Town Council. We would propose to do this using available resources such as Google Maps, Pitkin County GIS data, etc. which would be sufficient for our analysis as well as having a product that would work for public presentation. • Phase 2 - Shading evaluation looking at a number of horizontal and vertical combinations to provide the necessary shading at a mid -winter and early spring time frame. The analysis would result in an understanding of the extent of support facilities needed and the amount of shading material required to provide the desired shading environment. Phase 1: Base map Creation Phase 1 was initiated by projecting aerial imagery from Pitkin County onto a 3m Digital Elevation Model (DEM) from the United States Geological Survey's (USGS's) National Map. The footprint of the existing ice rink was then digitized using data provided by the Public Works Director, Anne Martens. Combining these two objects created a functional base map for use in the shading analysis, which can be seen in Exhibit 1. Within the applied model the ice rink was modeled as a 80'X 130' rectangular area. Phase 2: Shading Analysis Two separate types of structures were analyzed for shading the ice rink: covered and un -covered structures. Un -covered structures were modeled as vertical walls outlining the southern end of the rodeo arena while covered structures were modeled by adding a horizontal component across the top of each wall. Examples of modeled structures can be seen in Exhibit 2, which shows screenshots from ArcScene. 118 W. 6" St, Ste 200 Glenwood Springs, CO 81601 Phone: 970-945-1004 Fax: 970-945-5948 Structures were analyzed for their shading ability by using the ArcScene tool "Sun Shadow Volume", which derives shaded volumes by projecting the angle of the sun across the boundary of three dimensional objects. Shadows were initially derived for each of the tested structures at 12:00:00 PM on the 21St days of December, January, February, and March. The height of each un -covered structure was then increased until the structure was able to shade the entire ice rink at each month. Results of this analysis are summarized in Table 1. An example of the shade resulting from a 50 foot high structure can be seen in Exhibit 3 Table 1. Shading Analysis Results Required Wall Height Required East/West Wall Length Month Time 11% 1�% December 12:00:00 PM 50 30 January 12:00:00 PM 55 35 February 12:00:00 PM 80 35 March 12:00:00 PM 120 60 Notes: 1. 'Required Wall Height' refers to the wall height at which an un -covered structure with Southern, Eastern, and Western walls completely shades the rink area for the given date and time. 2. "Required East/West Wall Length" refers to the length of Eastern and Western walls required for each un -covered structure to completely shade the ice rink. Conclusions and Recommendations Constructing an un -covered shading structure that preserves the ice rink through March would require extensive vertical structural members, rendering this option problematic. In comparison, design of an adequately sized covered structure involves consideration of snow load and may result in the need of a more permanent facility. Feel free to contact us with any questions or concerns regarding this analysis and to discuss the future of this investigative project. 118 W. Oh St, Ste 200 Glenwood Springs, CO 81601 Phone: 970-945-1004 Fax: 970-945-5948 Revision Drawn By: JJK Exhibit 1: Base Map Date: t/1220 5 of (b) Un -Covered Structure with a 30' Long Eastern Wall (d) Example of a Covered Structure Exhibit 2: Shading Structure Models SSGIM IIBWsixlhsl SURL200 Glcn�md Spi�,6sCO 81601 945,ID04 0 C0 LO 12 A 1) O To: Julie Ann Woods From: Rose Abello cc: Clint Kinney Date: January 16, 2015 Re: Base Village Application Comments Thank you for the opportunity to comment on the Base Village application. To note what might be obvious, we reviewed this plan in the context of tourism and special events and have no expertise in the technical nature of the plan. Overall, Tourism is in support of moving forward with completing Base Village and it is our hope that we can get to `yes' during this process expeditiously while ensuring the best result for the community. Many thanks General questions/comments: • What is the total square footage of the conference/meeting space entitled vs proposed? We would advocate for more, rather than less, flexible space that is available for events/groups. • What was the square footage of the retail space entitled vs proposed? p. 11: Looking at an overview of the proposed plan noting fire lanes, there seems to be very limited space for events in BV. Please request a plan of potential event/open space with square footage that excludes fire lanes. Snowmass Tourism I P.O. Box 5566 1 Snowmass Village, CO 81615 1 p: 970-923-2000 * 800-598-2006 1 f: 970-923-5466 COt.OttADO p. 17: Village Mobility: ® From a consumer point of view, consider adding additional access way across the ski way. Explore other options to connect these two parts of the village. Risk may exist to create yet another `node' in our multi -node community. ® Currently the 'skittles' are not an effective transportation method at peak times and during events. With increased density in Base Village, suggest improving/enhancing the connectivity between the mall and base village. Lot 2: Building 4AB: Suggest that this footprint (or that of building 6) become the community amenity with a large open plaza on the slope side of the building. Suggest an indoor/outdoor space that can be used for events, exhibitions, concerts/staged events, meetings, non -profits, as a stage and more. The building should include a kitchen, a few meeting rooms along with restrooms, and flex space. And, a roof deck/event space on the top of the building. Recommend a feasibility study be done to explore optimal options and plans. Building S, Limelight Hotel: love it in general. HOT beds. Aspen's property is a success and fits a good niche. ® Recommend event space on rooftop and expanded conference/meeting facilities Ski Corral: Is this the public ski corral or just for Limelight guests? Does this replace the current existing ski transfer area? How high is this building vis a vis the gondola behind? Is this tucked in? The Aqua Center Page 97: This building is not a community amenity without lockers or showers. The Aqua Center overall does not look like a community amenity and should be re - sized to be a hotel pool, eliminating the need for the Aqua Center building. And, wonder if the pool can be designed so that it can be covered for events? Lot 3: Building 6: Suggest this footprint (or building 4AB) become the community amenity with a large open plaza on the slope side of the building. Suggest an indoor/outdoor space that can be used for events, exhibitions, concerts/staged events, meetings, non -profits, as a stage and more. The building should include a kitchen, a few meeting rooms along with restrooms, and flex space. And, a roof deck/event space on the top of the building. Recommend a feasibility study be done to explore optimal options and plans. Snowmass Tourism I P.O. Box 5566 1 Snowmass Village, CO 81615 1 p: 970-923-2000 * 800-598-2006 1 f 970-923-5466 Building 7: The Village level corner residential lobby seems like a key spot for coffee/restaurant/retail space as an anchor a key pedestrian area. Building 8: Love the roof -top amenity (recommend adding this to other buildings). Recommend some public retail/restaurant facilities on village level rather than all residential as this is a vital thoroughfare. Lot 4: Hey, it went away! Lot 5: Building 11, No comments Lot 6: Building 10A & 1013: Suggest a connection from these building to Limelight via overpass bridge or some other way to ensure they remain main part of the main village. Any restaurant/retail proposed in buildings 10A & 1013? Lot 7: Building 12: no comments Lot 8: Building 1313: build it! Other: Snowmass Discovery: If this is a community amenity it should be provided gratis, inclusive of CAMS (or CAMS endowment). In addition, a contingency plan needs to be formulated in case Snowmass Discovery either chooses an alternate site, ceases to exist, etc. In addition, the space suggested for Snowmass Discovery does not seem to be feasible given the actual footprint (on two floors) and the size of the specimens. Suggest requesting an operation plan from Snowmass Discovery clarifying that this space meets their needs and how they see utilizing the facility. Technology/WiFi: WiFi-enable the entire base village and provide complimentary to guests. Need to also consider the 'what's next' in terms of WiFi and technology. Snowmass Tourism I P.O. Box 5566 1 Snowmass Village, CO 81615 1 p: 970-923-2000 * 800-598-2006 1 f: 970-923-5466 Julie Ann, Below are my comments regarding the Base Village Sketch plan review. Overall public safety and emergency access are the basis and objectives of my comments. ✓ Medical Clinic o Listed under Town Core Enhancements, Sketch Plan Review, volume 1, page 23, section 17.6 The Police Department shares a profound concern with the fire department that delaying the completion of the Medical Clinic in Building 8 until 2018, unnecessarily prolongs the challenges presented by the current location of the "temporary" medical clinic. The temporary medical clinic was proposed as a short term solution to allow the razing of the original Medical Clinic in order to expedite the construction of Building 13A. Components of the "Temp Clinic Parking and Traffic Management Plan" prepared by Related in November, 2007, have been disregarded. Related has removed designated patient and delivery truck parking as outlined in the Parking and Traffic Plan for the Clinic. The Mountain Chalet located on Daly Lane at the Clinic is run by Snowmass Hospitality (SH -Related). Snowmass Hospitality at the Mountain Chalet has increased its operational service levels by providing check-in and transportation services for other SH properties. This has led to unacceptable traffic conditions on Daly Lane during emergency responses to the Temporary Clinic, now in its seventh (7th) year. The Clinic's inaccessibility at the top of Fanny Hill on the far west side of the ski area requires the fire department's ambulance to make roadside patient pick-ups from ski patrol on a busy portion of Faraway Road for those patients coming off the east side of the mountain (Elk Camp area). The Medical Clinic was originally proposed in the Phase I development of Base Village. My understanding is the Clinic was identified as a "community purpose" in the PUD guide, Exhibit B attached to Ordinance 21, 2004. We recommend that the Medical Clinic be removed from list of Town Core Enhancements, section 17.6, Page 23 and be re-identified as a Community Purpose in order to accelerate the Clinic construction. ✓ Medical Clinic Wood Road Lay-by/Pull off. o Lot 3 Development Plan, Page 11, Section 3.3 The "Lay-by" or emergency vehicle pull off originally designed into the South side of Wood Road even with the front entrance to Building 8 seems to have disappeared on the latest version of the Development Plan. This "Lay-by" is crucial to emergency response resources responding to the Medical Clinic and Building 8. We feel this "Lay -By" is required as adopted and identified in Ordinance 2, 2009, Exhibit B.(attached) ✓ Transportation and Traffic Operations. o Sketch Plan Review, Volume 1, Appendix E Traffic Impact Study, Pages 27-31, including Figure 12. The traffic study calculates the Wood Road/Carriage Way intersection level of service (LOS) as "F" during "relatively rare peak conditions" or "the top ten days of peak winter season". The applicant is committed to providing a police officer to manage the intersection during these peak periods. The same analysis calculates the Carriage Way/Children's Center (Treehouse) intersection at A/A, B/B during peak hours. The reality is the same intersection operates at a poor level on peak conditions during the winter season due to the lack of parking and drop- off/pick-up space at the Treehouse. This is acknowledged in the Volume 1, Appendix E, Page 4 Transportation Analysis & Parking Management Strategy 2014 Update, however, Related believes the opening of Building 7's drop-off/pick-up area has improved the traffic congestion at the Treehouse by relocating hotel shuttle vans to the Building 7 area. The opening of Building 7 has had little or no positive impact on the traffic demands at the Treehouse. The Building 7 drop-off/pick-up area is simply not where people want to be. Hotel vans still strive to drop- off/pick-up customers at the preferred Treehouse circle for convenience and satisfaction and are not prevented in doing so by Aspen Skiing Company staff. As a result, the police department has been required to dedicate a traffic officer to the Carriage Way and Treehouse intersection each winter day (morning and afternoon) for the past several years to manage traffic impacts made worse by a blind pedestrian crossing. The Carriage Way garage entrance/exit also has to be managed with TOSV traffic resources on these peak condition days. We think it appropriate for Related to consider mitigation to offset the allocation of these frequent and unanticipated resources. o Sketch Plan Review, Volume 1, Appendix E Traffic Impact Study, Pages 30-31, including Figure 13. Figure 13 illustrates pedestrian circulation throughout and around Base Village. There are a lack of transportation bus stops on Wood Road, in both directions, above Building 11. Pedestrian circulation in that area is heavily influenced by Buildings 10a, 11, 12 and 13b. Designated bus stops or adequate pull-outs would improve pedestrian safety throughout that corridor, especially during the winter season where the incline of Wood Road becomes hazardous in slippery conditions. *'O""LICE Ei.rl, n Olson Chief of Police Town of Snowmass Village Police Department 130 Kearns Road/POB 5010 Snowmass Village/ Colorado/ 81615 ph 970.923.5330 N 970.923.5867 Desk 970.922.2243 bolsonOtosv.com Zl=�_I_I_l•J To: Julie Ann Woods, Jim Wahlstrom From: Joe Coffey Date: January 21, 2015 Re: Base Village PUD Sketch Plan Employee Housing Review Observations The employee housing component of the Base Village PUD is very complicated and this part of the sketch plan review will require additional review with the Community Development Department to insure the mitigation rates and the credits are applied correctly. The Housing Department has reviewed the Employee Housing identified in the Base Village Sketch Plan Application and I have listed the following observations for each building below. The Housing Department has some General Concerns about the proposed units that are listed below. Building 5, Limelight Hotel This building shows two units with seven bedrooms configured to best suit the needs of seasonal hotel employees. This type of housing does not fit the needs of employees who may work on a year round basis unless the units are modified. The unit floor plans seem to be suitable and accommodating for seasonal employees. The Housing Department recognizes that rental units fit into short term lodging and hotel type buildings better than for sale employee housing units. • Individual closet space, EH 1 shows two closets for four bedrooms and four closets are recommended. Building 7 The units shown on page 136 of Volume 2 are two one bedroom units. The description of these units on page 12 of Volume one indentifies these units as rental units regulated by the TOSV Housing Department with a priority given to lot 3 employees. These units are sufficient in size to accommodate year round or long term employees. Staff is acceptable to allowing lot 3 employees first priority in an effort to house employees where they are employed. Units not rented by lot 3 employees would then revert to the Housing Department rental waitlist. Please note due to the size and floor plans these units could be considered as "for sale" deed restricted units too. Building 10AB The drawings for this building identify six units for employee housing but, the unit sizes are not listed. The drawings appear to show four studio units and two larger units that could be two bedroom units. Again these units appear to be sufficient for on site employee housing or possibly sold as deed restricted "for sale units". The level of detail is not sufficient to truly identify actual unit types at this time. General Concerns The Housing Department's general concerns about the proposed units are as follows. • Equitable rental rates with other seasonal housing units or long term rental units operated by TOSV. • Laundry facilities need to be available in the units or located close to the units. • Adequate parking spaces for various unit types and reserved parking in close proximity to the units. • All units appear to lack outdoor deck space. • Personal storage/closet space within the units appears limited • Individual storage space/lockers/closets for recreational equipment/personal items are recommended. • Will employees have the ability to use pools and spa amenities? • In an effort to provide housing for all levels of employees the Housing department recommends that the developer consider a mixture of Employee Housing Units types, seasonal rental, long term rental & deed restricted sales units. • The Housing Department recommends adding long term rental units and sales units to add vitality to the base village area on a year round basis. • A Housing Agreement similar to the agreement created for building 13B will need to be created for the next buildings submitted in this sketch plan. • The Housing Department recommends the developer to provide housing for as many employees on site as possible. Housing Credits The applicant is using Housing Credits to offset the amount of mitigation housing to be constructed. The Housing Department recognizes that these credits have been rightfully granted but, the underlying factor is the existing affordable Housing inventory is full and therefore the majority of new employees created with the Base Village development are not likely to find affordable housing located within the Town of Snowmass Village. 0 Page 2 To: Julie Ann Woods, Community Development Director, Town ofSnmwnnassVillage From: Andrew Knudtsen and Tim y4orze|, Economic @kPlanning Systems Subject: Base Village Commercial and Residential Analysis; EPS #143036 The floxomicvof Land Use Date: January 28, 2015 This memorandum summarizes the analysis Economic &Planning Systems (EPS) has completed for the Town ofSnovvrnass Village (TOSV) associated with the proposal put forth by the Related Companies (Re|ated)tndevelop additional sections ofthe Base Village. Elm Task 1 addresses the critical mass of the Base Village with the dual goals ofbalancing the amount offloor area with the number ofproposed hotel and accommodation units aswell as achieving the critical mass needed to create a base area destination. Given that retail sales are a key factor in the Town ofSnowrnossVillage fiscal base, it is critical to maximize this opportunity. EPS has evaluated data detailing the number of accommodation and dwelling units that have been developed and that are planned for development inthe Base Village, total expenditure potential, annual occupancy rates, and capture rates to determine current and future supportable commercial square footage. www.epsysxom Based onthe expenditure potential estimated for the proposed Economic ePlanning Systems, Inc. zmznmStreet, Suite e30 residential development program, EPS estimates that the Base Village Denver, cn80moa-3511 could support atotal ofapproximately 2S,UOOto31,OOOsquare feet of s»»623zJ57tel additional retail and restaurant space. The current proposal includes 303 623 9049 fax approximately 12,000 square of retail and restaurant space. The result Oakland is a deficit of approximately 13,000 to 19,000 square feet ofretail and Sacramento restaurant space in the current proposal. Denver Los Angeles www.epsysxom Memorandum Base Village Commercial and Residential AnalysisPage 2 January 28,2O15 EPS believes that the layout of Base Village must concentrate the retail to create asmuch vibrancy and cross -shopping as possible. To this end, we believe that the short- and long-term concentration of the retail activity needs to be located near the initial phase, along the walkway that extends from the lifts on the west to the pedestrian gateway on the east. The timing of construction should be pared based on the incremental buildout of remaining lots in the Village, However, the full amount should be planned and designed now to ensure all ofthe future floor area can be accommodated along (or immediately adjacent to) this key corridor, Commercial shops and restaurants that are located on the far side of the pedestrian bridge to the Viceroy will not see adequate levels ofpedestrian activity to support the businesses. EPS believes the applicant should provide concepts that achieve this goal, highlighting design parameters (such as the layout of the subgrade parking structure). As noted previously, the goal is to achieve critical mass, retail vitality, and fiscal health. EPS has calculated the value of the Aquatic Center parcel, located on Lot 4, using market data and information provided by Town staff. The goal is to provide a concrete target for discussions with Related on ways they can fulfill their original commitment for civic amenity. The value ofthe parcel and associated development isestimated Uobebetween $6.3and $6.9 million. The analysis accounts for the value of the {and and a {ow and high estimate for construction costs. ltdoes not, however, account for the estimated ongoing operations and maintenance costs of the Aquatic Center, which require additional research in order to develop a reliable estimate. 143036-eMO-Sase Viflage Analysiq_01�-2015 Memorandum January 28,J05 Base Village Commercial and Residential Analysis Page 3 The objective of this task is to determine an appropriate balance between the amount of residential/lodging space and the amount of restaurant and retail space that is planned for the Base Village. The goal is to create a vibrant and vital Base Village that is also able to improve the Town's capture of visitor spending and increase annual lodging occupancy rates. It is important that the current development program for the Base Village is not only informed by current market conditions but also by the future amount of development anticipated at buildout. The analysis included inthis section is informed by market research, local broker interviews, information gathered from Town departments as well as interviews with senior staff members, and EPSs broad experience working with other resort communities in the region. This section includes the following elements: ° Development Program for the Base Village " Base Village Spending Potential Area - Related has completed approximately 130,000 square feet of commercial space in the Base Village, summarized in Table I and in further detail in Table Al. Of the completed commercial area, approximately 46,000 square feet are occupied by retail and restaurant tenants. Of the total retail and restaurant space, approximately one quarter |slocated within the Viceroy Hotel (13,080 square feet). Related is proposing to develop approximately 13,000 square feet of additional commercial space dedicated to retail and restaurant services. At buildout, the current proposal dedicates approximately 58,OOOsquare feet to retail and restaurant uses. 14303i�_°E"o-Basevmav Aumysis._01-28e05 Memorandum Base Village Commercial and Residential Analysis Table I Base Village Commercial Development Program Description Amount Completed 12.164 Rete|VRostourant 451 462 Comme/zia|BeNuoo 10.887 Community 41.894 Ski Related 31,343 Subtotal 129.586 Future 57,626 Retai ]/Restaurant 12.164 Commercial BmNoao 12,069 Community 10,893 Ski Related 81691 Subtotal 43.617 Retail/Restaurant 57,626 Commsrcial8er\Aceu 22,956 Community 52,587 Ski Related 40,034 Subtotal 173.303 Source: Related conpaniea;pcununicuPanninoSystem o^1430Y�w=m"sswllao Fiscal Impact cri�=w=°1-1+ 2015 xism)Proposed Commercial January 28,ZOzS Page 4 To date, Related has completed approximately 243 residential and lodging units in the Base Village, shown inTable 2.Although the completed 243 units are commonly referenced as condominium units, there are approximately 152 units located in the Viceroy Hotel that are hotel/condo units. Condo -hotels like the Viceroy are developments in which a portion of the inventory includes condominium units sold to individual investors. The individual owners can then choose tuinclude their units through anorganized rental program, Related is proposing to develop an additional 429 residential and lodging units which includes 316 condo units, 11 fractional units, and 102 lodging units, However, only aportion ofthese units are expected to be completed in the next phase of the project. Re/abed is proposing to construct approximately 161 residential and lodging units in the next phase of development, resulting in a remaining 268 units that are expected to be completed in future phases. At buildout, the project is expected to have atota| of 672 residential and lodging units. 1*3036-^ewo-Ba, Village x=^sis�_01e8-205 Memorandum Base Village Commercial and Residential Analysis Table 2 Base Village Residential Development Program Description Amount Units Condo 243 Fractional O Lodging 0 8ubtota| 248 Condo 316 Fractional 11 Lodging 102 Subtotal 429 M. - Condo 559 Fractional 11 Lodging 102 Subtotal 672 Source: Related [unponieo;EoonorTicaRonnmosyutena m143036-Snow=VillageFiscal Impact Cdlical Masm-14- 2015ilsmlProposed Residential January 28,201J Page 5 For the purpose of this analysis, it is assumed that the annual expenditure in the TOSV is sufficient to support the existing cornrnemja| space located through the Town. It is also assumed that a successfully completed Base Village will generate community -wide benefits such as higher occupancy nates and greater capture rates. Accordingly, the analysis that follows reflects improved economic performance over today's thresholds. A key metric in understanding the annual spending potential ofresort community guests is connrnon|yreferredtuas°V|shor[}ays"whichaccountfordhenunnberofoccupiedunits,Lhe average number of individuals per unit, and the annual occupancy rate for various unit types. Futuna phases of the Base Village are expected to generate approximately 168,000 additional annual visitor days, shown in Table 3. 143036LMEMOLBase Village ^nalyvis�_01e8e05 Memorandum Base Village Commercial and Residential Analysis Tables Annual Visitor Days Persons Annual Additional Description Amount per Unit @co Rate Visitor Days Unfts | 365 Future Phases Condo 310 3.5 30.0% 121.107 Fractional 11 20 70.0% 5.621 Lodging 102 2.0 55.0% 40,953 Subtotal 429 | 167,681 Source: Related Companies; oocmesouoxacunovmn .wbnnwTOSV,oeptemue 29, 2014; suvnorricapannmoavstenis HA143036-Snowmass Village Fiscal Impact AnaIysjs\McdelsqI43036-BV Critical Mass-1-14-201S.AsimlProposed Residential January 28,20z5 Page 6 In order to calculate visitor days a number of assumptions regarding the average persons per unit and annual occupancy by unit type are necessary. EPS has developed these estimates through an analysis of data provided by OestlMetricss, BBC Research @kConsu|ting2, extensive research completed by EPS in resort communities throughout the western US, as well as previous memos and reports relating to the development ofBase Village that EPS has completed in the past. The assumptions regarding persons per unit and annual occupancy rates by type are generally consistent with documents submitted to the Town by Related's economic consultant (BBC Research &Consu|ting). Based on the proposed development program and the assumptions regarding additional visitor days (Table 3), future phases of Related's proposed Base Village development program have the potential to generate approximately $9.4 million to $11.5 million in additional annual expenditure in the Base Village, shown in Table 4. This estimate relies on an additional set of assumptions regarding average daily spending and TOSV capture rates, EPS has previously estimated that average daily spending in the TOSV ranges from approximately $100 to $150 per person per day, excluding lodging and recreation expenses, This analysis assumes ageneral rate of¢125per person per day. The total guest expenditure is discounted toaccount for leakage to Aspen (and potentially down valley cornnnunities). EPS hos used a range for capture, 45 to 55 percent This is higher than current capture rates, which have been estimated to be as low as 38 percent in previous Base Village analyses. The elevated capture rates are reasonable, given the potential ofthe new base area to establish e new destination forSnovvnnass Village guests. (The range is also consistent with previous targets provided by EPS to theTOSV). The potential capture range is used totest two scenarios that include a low and a high capture rate. The "Low Capture" scenario assumes a 45 percent capture rate and a "High Capture" assumes a 55 percent capture rate and is applied -1DesuMetr/csisapremier provider of lodging performance benchmarking tndestination resorts throughout the United States. 2 BBC research & Consulting, Fiscal Effects of Revised Base Village Plan Memo, September 29, 2014. 143036L^eMn-uassxmoge Ana*sls�_01-28-205 Memorandum Base Village Commercial and Residential AnalysisPage 7 January 28,201S to the entirety ofSnownnass Village. EPS recognizes that guests near the Mail or near the Base Village will have a propensity to spend in dose proximity to their hotel location, but that expenditures will occur by guests and residents throughout Snowmass Village in any of the three commercial nodes. As a result, any net difference between expenditure leakage oradditional expenditure potential in the Base Village and other parts of the Town is assumed to be relatively Table Expenditure Potential Description Additional VWtor Days Annual Spending Potential Annual Capture Expenditure Low Capture High Capture Low Capture High Capture Future Phases Condo 121,107 $125 $15,138,375 45% 55% $6,812,269 $8,326,106 Fractional 5,621 $125 $702,625 45% 55% $316,181 $386,444 Total 167,681 $125 $20,960,125 $9,432,056 $11,528,069 Source: monomp& Rannmoovstsrs mwm36-sno"=ssVillage a=Impact Critical uasu^4-2mcAsmiAddition*Spending To create viable commercial core in the Base Village itisnecessary to not only develop an adequate amount ofcommercial space in order to create a sense of place but to also ensure that the commercial space that is developed isable bo attract quality tenants and maintain relatively high occupancy rates. In general, an overall average of approximately $350 to $408 per square foot in gross annual sales is desired standard for new commercial space in a resort context such asSnowrnass Village. The amount of additional commercial space prescribed in this analysis is based on an average of $375 per square foot in annual gross sales. While this level of annual sales is approximately 10 to 15 percent higher than current estimates for gross retail and restaurant sales in the TOSV (as compiled by EPS and town staff), it represents sales target that is necessary toattract quality tenants, allows tenants to pay an annual rental rate that is commensurate with sales, and provides the developer with a return on investment that justifies the construction of additional commercial space. Based on these assumptions and the additional expenditure potential outlined in the previous section, approximately 25,000 to 31,800 square feet of commercial retail or restaurant space could be supported by the future residential units proposed for the Base Village, shown in Table S. Related is currently proposing to develop approximately 12,000 square feet of retail and restaurant space. As a result, the Base Village could support approximately 13,000 to 19,000 square feet of commercial space that is currently not proposed for development. 143036_wew«-Bosewlla» A"alys*_0-28-205 Memorandum Base Village Commercial and Residential Analysis Table 5 Supportable Commercial Space Description Factor Low Capture High Capture (45%) (55%) Spending Potential Condo $6,812,269 $8,326,106 Fractional $316,181 $386,444 Lodging $2.303.606 $2,815,519 Subtotal $9,432,056 $11,528,069 Retail/Restaurant Space (Sq. Ft.) Supportable $375[1) 25,152 30,742 Proposed 12,164 12.164 SurplusfDeficit -12,988 -18,578 [1] Gross sales of $375 per square foot reffects a desired standard for new conrnarcial space in the resort industry. Source: Econornic & Planning Systerns H 1143036-Snowmass village Fiscal Impact AnaIysIsAModeIsj143036-6VCHficaI Masr,1-14-2015.xismlExisting-Proposed January 28, 2015 Page 8 143036_MEMCLBase Village Analysis 01-28-2015 SNOWMASS WATER & SANITATinN October 14, 2014 Town of Snowmass Village Attn: Jim Wahlstrom Community Development Department P.O. Box 5010 Snowmass Village, Colorado 81615 Re: Provision of Water and Sanitary Sewer Service to the Base Village Project Dear Jim: This letter is to confirm that the Snowmass Water and Sanitation District ("SWSD") has the capacity to serve, and that SWSD has previously agreed to provide water and sanitary sewer service to, the Base Village PUD development within the Town of Snowmass Village, Colorado, as such was described and approved by the Town of Snowmass Village by Ordinance No. 21, Series of 2004. The developer of the Base Village PUD now proposes to amend the PUD. According to a Water and Sanitary Sewer Basis of Design Report dated October 13, 2014, the revised PUD could include a maximum of 788.11 equivalent residential units (EQRs) at full build -out, which is less than the demand associated with the 2004 PUD plan. SWSD therefore remains willing to provide water and sewer service to the proposed amended Base Village PUD at or below these projected service levels. However, unless and until such agreements are amended, SWSD's commitment to provide water and sewer service to the proposed amended Base Village PUD remains conditional upon satisfaction of applicable obligations set forth in the Base Village Water and Sewer Facilities Agreement (referred to herein as the "LEA"), between the District and Intrawest Brush Creek Development Company, LLC (the original Developer), dated September 2005 as well as the related Improvements Agreement (Sewer and Water Lines Upgrade) (referred to herein as the "IA") by and between SWSD, the Town and Snowmass Acquisition Company, LLC (the successor/current Developer) dated August 30, 2013 (the "IA"). In particular, there are a number of outstanding obligations pursuant to these existing agreements that will need to be fulfilled prior to SWSD providing additional water or sewer service, including: 1. Payment of additional system development fees, as applicable to each property/building for which additional service is sought but fees have yet to have been paid (or as to which fees already paid have since been reallocated as performance security pursuant to the IA); 2. SWSD approval of final design specifications for requisite additional water and sewer infrastructure; 3. Installation of requisite infrastructure according to SWSD's rules and regulations; 4. Provision of as -built surveys and acceptance of all presently existing and future additional public infrastructure by SWSD together with requisite warranties and security for the same; 5. Dedication of public utility easements to SWSD for all public infrastructure to be owned by SWSD, in a form and with title assurances as required by SWSD; b. Reimbursement of SWSD's costs incurred in administration of the LEA, including periodic replenishment of a $25,000 Project Fund as described in Section 10 of the LEA. We look forward to working with the current Developer and the Town toward completion of this project. Please contact me with any questions. SNOWMASS WATER & SANITATION DISTRICT a Colorado special district Cc: Mark Hamilton (email) File