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PZC Minutes 12-20-2005 (3)avo Town of Avon Planning & Zoning Commission December mber 20, 2005 ` ° ` " ° ° Meetings Heid At: Avon Town Council Chambers Meetings are open to the public Avon Municipal Building / 400 Benchmark Road 4:30 - 5:30 pm Joint Work Session with Town Council Lot C PUD Amendment. - REGULAR MEETING AGENDA - Call to Order: 5:30 pm II. Roll Call III. Additions and Amendments to the Agenda IV. Conflicts of Interest V. Consent Agenda: Approval of the December 6, 2005 Planning & Zoning Commission Meeting Minutes. VI. PUD Amendment / Confluence (5:35pm - 5:40pm) CONTINUED PUBLIC HEARING Property Location: Confluence/95 Avon Road Applicant., East West Resorts /Owner. • Vail Associates Description: A request for an amendment to the Confluence PUD to modify the existing development rights and zoning for the entire property. This application proposes a hotel, retail plaza, high-speed public gondola, condominiums, and fractional ownership residential units. This item is tabled until the January 3, 2006 Planning and Zoning Commission meeting. VII. PUD Amendment / Wildridge (5:40pm - 6:15pm) PUBLIC HEARING Property Location: Lot 44 & 45, Block 4, Wildridge Subdivision / 5123 & 5129 Longsun Lane Applicant: Sam Ecker /Owners: Sam Ecker, Bruce & Susan Baca Description: A request for an amendment to the Wildridge PUD to allow for three (detached) single- family residences in place of a two duplex structures. This amendment would permanently reduce the density for the properties by one dwelling unit. A new lot would be created for the third single-family residence and the vehicular access to the new lot would be accessed from Wildridge Road East. Also being reviewed is a Preliminary Subdivision application. VIII. Sketch Design- Duplex (6:15pm - 6:30pm) Property Location: Lot 10, Block 3, Wildridge Subdvision/4010 Wildridge Road West Applicant/ Owner. Daniel Ritsch Description: The applicant is proposing a 9,400 square foot duplex residence on the subject property. The property is a relatively steep uphill lot located at the intersection of Bear Trap and Wildridge Road. The proposed materials include stone veneer, cedar siding, and asphalt shingles. IX. Sign Design - Master Sign Program Amendment (6:30pm - 6:45pm) Property Location: Lot 68, Block 1, Benchmark at Beaver Creek/111 Swift Gulch Road Posted on December 16, 2005 at the following public places within the Town of Avon: • Avon Municipal Building, main lobby • Avon Recreation Center, main lobby • Alpine Bank, main lobby • City Market, main entrance bulletin board • On the Internet at httD://www.avon.ora, / Please call (970) 748.4030 for directions Applicant/Owner: George Roberts Description: The Master Sign Program (MSP) for the Petro -Hut building was approved on May 20, 2003. This application proposes an additional building mounted sign on the east side of the building (facing the 1-70 off ramp) and a larger monument sign. The originally approved monument sign was never constructed and this application proposes to enlarge this specific sign. Other Business (6:45pm - 6:50pm) A. Wildridge Park Improvements XI. Adjourn (6:50pm) Posted on December 16, 2005 at the following public places within the Town of Avon: • Avon Municipal Building, main lobby • Avon Recreation Center, main lobby • Alpine Bank, main lobby • City Market, main entrance bulletin board • On the Internet at hfD://www.avon.ora / Please call (970) 746.4030 for directions 'w Town of Avon Planning & Zoning Commission Meeting AH Minutes u O IN December 6, 2005 C a L o x A D 0 I. Call to Order The meeting was called to order at 5:35 pm. II. Roll Call All Commissioners were in attendance with the exception of Commissioner D'Agostino and Commissioner Evans. III. Additions and Amendments to the Agenda There were no additions and amendments to the Agenda. IV. Conflicts of Interest Commissioner Buckner revealed a conflict of interest with Item VII, Final Design Plan - Ritsch Complex, Property Location: Lot 12, Block 2, Benchmark at Beaver Creek Subdivision/540 West Beaver Creek Boulevard. V. Consent Agenda: • Approval of the November 15, 2005, 2005 Planning & Zoning Commission Meeting Minutes. Commissioner Green motioned for approval of the Consent Agenda and Commissioner Struve seconded the motion. Motion passed unanimously with Commissioner Buckner abstaining due to his absence from the meeting. VI. PUD Amendment I Confluence - PUBLIC HEARING Property Location: Confluence/95 Avon Road Applicant: East West Resorts /Owner. Vail Associates Description: A request for an amendment to the Confluence PUD to modify the existing development rights and zoning for the entire property. This application proposes a hotel, retail plaza, high-speed public gondola, condominiums, and fractional ownership residential units. The application is requested to be tabled until December 20, 2005. Eric Heidemann revealed that this item was continued from the November 15'", 2005, Planning and Zoning Commission Meeting and since that day, no information has been received by the Applicant to include in the packet or to prepare a report for the Commission. John Evans, East West Resorts, approached the podium to address questions raised at the last meeting. Items discussed were employee housing, Development Plan and development standards by lot, parking and the Walker Parking Consultants recommendations, and building heights. Commissioner Struve queried a continuous foundation on Lot 6a and Commissioner Green questioned encroachments. Commissioner Buckner asked about Beaver Creek employees and their use of this facility. w Chuck Madison, East West Resorts, approached the podium to comment that parking was not intended for day skiers and that alternatives would develop as the Village at Avon develops. He also mentioned that Vacation Ownership was the least developed aspect of this project. No public comment was offered. OPEN PUBLIC HEARING CLOSED PUBLIC HEARING Commissioner Struve motioned to table Item VI, PUD Amendment / Confluence, Property Location: Confluence/95 Avon Road, Applicant., East West Resorts /Owner., Vail Associates, to the December 20"', 2005, Planning and Zoning Commission Meeting. Commissioner Buckner seconded the motion and it passed unanimously. VII. Final Design Plan - Ritsch Complex Property Location: Lot 12, Block 2, Benchmark at Beaver Creek Subdivision/540 West Beaver Creek Boulevard Applicant: Scott Nevin - Davis Partnership Architects /Owner: Daniel Ritsch Description: The applicant, Davis. Partnership Architects, is proposing a Final Design application for a 10 unit multi -family project on West Beaver Creek Boulevard. The proposal includes a single structure with a combination of surface and below ground structured parking. As proposed, all minimum zoning requirements have been adhered to with this proposal and the applicant has addressed many of the Commission's prior concerns with the design of this project. Matt Pielsticker presented the Staff Report to the Commission and introduced several letters received regarding tabling this Agenda Item to the December 20°i, 2005, Planning and Zoning Commission Meeting as well as neighboring Buck Creek Condominium Association's drainage concerns. Scott Nevin, Davis Partnership Architects, came to the podium to comment that a complete project submittal was provided to Staff. Mr. Nevin reviewed the revisions made in the current submittal with its reduction in the number of units from its permitted density, strong consideration to view corridors in the new design, relief was implemented on the west side of the site, ridgeline adjustments were made per Commission suggestion, staging was being worked on with Staff, lighting issues would be dealt with Staff and drainage was mitigated to the south of the site and not onto adjacent properties. Commissioner Green questioned the number of owners and/or neighbors who were contacted. Daniel Ritsch, project owner, responded that all were contacted and only one choose to meet. Commissioner comment and review discussed roofing materials on the west elevation, use of a civil engineer with Mr. Nevin responding that there are 2 landscape architects and a civil engineer on his staff have worked on this project, moving of the sanitation unit to the road, new architecture more appealing, suggestion to vary stain colors, and thanks was extended to the applicant for their responsiveness to Commission Sketch Design application suggestions. Commissioner Savage motioned for approval of Item VII, Final Design Plan - Ritsch Complex, Property Location: Lot 12, Block 2, Benchmark at Beaver Creek Subdivision/540 West Beaver Creek Boulevard, for a 10 unit multiple family project, to include Staff Recommendations and 4 the following additions: 1) an acceptable engineer drainage report. Commissioner Green seconded the motion and it passed unanimously. VIII. Sign Applications A. Valley Automotive Property Location: Lot 37, Block 1, Benchmark at Beaver Creek Subdivision/140 Metcalf Road Applicant. Monte Park - Sign Design /Owner., Alan Wigod Description: The applicant, Monte Park from Sign Design, is proposing an eight (8) foot freestanding sign on this Metcalf Road property. The sign is unlit and would allow for up to six individual tenant sign panels attached to the aluminum poles that support the sign. Matt Pielsticker presented the Staff Report to the Commission. Monte Parks, Sign Design, approached the podium for Commissioner review. Commission discussion included nature of the lettering; type of paint would be a polyurethane; coloring designation by tenants; difficulty with the site/landscaping plan; concern with vinyl lettering and the coordination of the lettering; uniformity of the sign; 8 foot height was too tali, 6 feet would be more acceptable; and a monument would be more permanent. Commissioner Struve motioned to table Item Vlll, Sign Applications, A, Valley Automotive Property Location: Lot 37, Block 1, Benchmark at Beaver Creek Subdivision/140 Metcalf Road, until the Applicant has time to discuss project with Planning Staff. Commissioner Savage seconded the motion and it passed unanimously with the Commission. B. Mountain Center & Self Storage Property Location: Lot 26127/28, Block 1, Benchmark at Beaver Creek Subdivision/910 Nottingham Road Applicant: Monte Park - Sign Design !Owner. Lund Group Description: This is a Master Sign Program Application for the Mountain Center building on Nottingham Road. The sign program contemplates signs for the entire property including: internally lit box type cabinets on the street side of the project, aluminum tenant panels on the north elevation, and one externally lit building identification sign mounted to the back side of a trash enclosure at the southeast entrance to the property. Matt Pieisticker presented the Staff Report. Commissioner Savage questioned the Design Review Guidelines regarding cabinet signs. Mark Donaldson, Victor Mark Donaldson Architects, came to the podium to discuss the signage. Mr. Donaldson began that the number of signs was in correlation to the number of tenant bays and that cabinet signs were appropriate and easy to change as tenant changes occur. Visibility of the signage from the interstate highway was a paramount concern for the applicant. Monte Parks, Sign Design, mentioned that the lighting under the awnings was for public safety on the walkways. Commissioner discussion included concern for the background on the signs; standard graphics for empty sign areas; differentiation of signage for bay and top tenants; prevention of selling signage to others and agreement that rear tenants were entitled to signage as well. Calculations on signage square footages were performed. Commissioner Struve motioned to approve Item VIII, Sign Applications, B, Mountain Center & Self Storage, Property Location: Lot 28127128, Block 1, Benchmark at Beaver Creek Subdivision/910 Nottingham Road, with the following conditions: ■ Signage square footage not to exceed 480 square feet to include the monument sign and south facing sign. • Size of lower signs not to exceed 2' X 12' and upper sign size not to exceed 2' X 8'. ■ Background signs in a muted non-white color. • Sign size of 8 square feet on north side to be unlit. • Sign is not in use by a tenant, a standard default would avail. • Unused sign, either by vacated tenant or choice not to use, a default sign to be used would be opaque with staff approval. • Changes incorporated into the program. • Condition 2 of the staff report. Commissioner Savage seconded the motion and all commissioners were in favor. Motion passed unanimously. IX. tither Business A. The judging for the Holiday Lighting Contest will be held on Monday, December le. B. Comprehensive Plan Update The Comprehensive Plan will be heard again by Town Council on December 13'h at which time prioritization of issues will be encourage as well as the attendance of the Planning and Zoning Commission. C. Revised Fee Schedule is scheduled to go before Town Council. D. Lot C Joint Work Session Requested for December 20, 2005 Lot C withdrew their application at Town Council and has requested a Joint Work Session with the Planning and Zoning Commission for 12/20/05 for 4:00 pm. The regular Planning and Zoning Commission Meeting Work Session will begin at 5:00 pm as usual on that day. E. The Gates at Beaver Creek project will again be presented to Town Council at the December I P meeting. Financial consultant, Stan Bernstein, revealed disparity with the economic numbers for this project and economic advantage for the Town would be with units being time-share instead of condominium units. F. Park improvements in the Wildridge Subdivision were discussed. Vitt. Adjourn Commissioner Struve motioned to adjourn. All Commissioners were in favor. The meeting was adjourned at 8:05 pm. Respectfully submitted, Ruth Weiss Recording Secretary APPROVED: Terry Smith Vice Chairman Phil Struve Secretary LOT C- SHERATON MOUNTAIN VISTA AMENDED PUD APPLICATION JOINT WORK SESSION - DECEMBER 20, 2005 In February 2000, a PUD application (Ordinance 2000-02) was approved for Lot C - Sheraton Mountain Vista which consisted of a mixed use development in three phases. Shortly thereafter, construction began for Phases IA and 113, which are now completed in accordance with all of the existing terms and conditions of Ordinance 2000-02. In May 2005, a PUD Amendment application was submitted. The Planning & Zoning Commission along with staff expressed concern with the reduced amount of retail, overall massing, parking requirements, and pedestrian movement through the project. The concerns resulted in a recommendation for denial of the PUD Amendment application. Accordingly, on behalf of Points of Colorado, Inc. the application was withdrawn to reevaluate the Town's concerns with the application. Over the past few months, Points of Colorado has been working on incorporating the Town's comments and have revised the application to include the following: • Overall reduction of massing in Phase 1 D • Overall reduction of density from 210 DUs in the existing PUD to 187 DUs • Increased commercial/retail SF in excess of 1,000 SF from existing PUD approval for a total of 22,360 commercial/retail SF • Increased parking to 374 parking spaces and reduced compact spaces to less than 20% for the entire project • Eliminated 75% rebate on sales and accommodation taxes • Town continues to receive Recreational Amenity Fees • 50% Real Estate Transfer Tax Rebate continues for the next ten years limited to the first sale of each deeded timeshare unit • Project offers a national hotel company and overnight hotel accommodations • Highest resort occupancy in Eagle County The purposed of this joint work session is to receive feedback from the public, Council and Planning & Zoning Commission to respond to the change in the PUD plans prior to resubmitting an entire application. A revised development agreement has also been provided to outline the legal modifications being sought. In light of the growing demand for timeshare ownership and the increasing occupancy rates at Sheraton Mountain Vista and the progressive planning and development the Town is focusing on, this revision will work to benefit all parties. Staff Report PU ' ,11/ PUD Amendment AVON C O L O R A D O December 20, 2005 Planning & Zoning Commission meeting Report date December 12, 2005 Project type AMENDMENT to the WILDRIDGE PUD Legal description Lot 44 & Lot 45, Block 4, Wildridge Subdivision Current zoning PUD (4 units - 2 Duplexes) Address 5123 & 5129 Longsun Lane Introduction Sam Ecker and the Baca's (Bruce and Susan) are proposing an amendment to Lot 44 and Lot 45, Block 4 of the Wildridge PUD to permit three detached single-family residences in place of two duplex structures. There are currently two single-family residences constructed. This amendment would permanently reduce the density for the properties by one dwelling unit, and a new lot would be created for the third single- family residence. Vehicular access to the new lot would be from Wildridge Road East as opposed to using one of two existing access points on Longsun Lane. The two subject properties are currently zoned to allow for two (2) duplex structures, or a total of four (4) dwelling units. The details of the proposed access, site design, and compatibility with adjacent land uses are discussed later in the report. It is important to note that this PUD application is being reviewed in conjunction with a preliminary subdivision plan. The proposed PUD amendment would create a new access, reduce the overall density by one dwelling unit, and create a new lot for the development of a single-family residence. Some of the features of the amendment include: • Proposed: Lot 44A: Existing Single -Family Residence owned by Bruce & Susan Baca Lot 45A: Existing Single -Family Residence owned by Samuel Ecker Lot 4413: Newly created lot zoned for one (1) Single -Family Residence. The Building Envelope measures approximately 15,200 square feet, or 190'x 80'. • Height Restriction on Lot 4413: 25' in the rear of the property and 35' elsewhere. • Setbacks: 25' front, 10' rear Town of Awn Community Development (970) 748.4030 Fax (970) 949-5749 Lot 44/45, Block 4, Wildridge Subdivision, PUD Amendment December 20, 2005 Planning & Zoning Commission meeting Page 2 of 9 • Lot 44B would be accessed from Wildridge Road East. • Creation of a platted building envelope. • Vacation of Property Line, Easements, arid Platted Setback Lines. Staff Recommendation Staff recommends DENIAL of the proposed PUD amendment and preliminary subdivision for the following reasons: (1) added site disturbance; (2) failure to advance or meet the Public Benefit Criteria; and (3) conflict with adopted policies of the Comprehensive Plan. This will be a Public Hearing, as required by Section 17.20.100 of the Avon Municipal Code. Background & Discussion Benchmark Properties created Wildridge Subdivision in 1979 shortly after the incorporation of the Town of Avon on February 28, 1978. According to the Wildridge Final Plat application for Wildridge and Wildwood Subdivisions, the overall development concept was for "abundant open space recreation areas around lots" with a density of "barely one dwelling unit per acre". The land was identified with no particular hazards for development except in areas with slopes of 40%. The development plan recognized that lot sizes are a function of land slope, buildable area and road access; smaller lots are concentrated on lesser slopes with easy access and larger lots are on steeper slopes where buildable area and access are more •restricted. In 1981, the Wildridge Subdivision was completely replatted with a total of 849 planned development units and is the foundation of the current zoning in Wildridge. Over the years, there have been several PUD Amendments and transferring of development rights. Recently, there have been several PUD Amendments in Wildridge Block 2 and one major Amendment in Block 4 wherein development rights have been altered and replatted. The most recent Amendment in Block 4, "Western Sage", converted four properties with a combined total of eleven (11) dwelling units into eight (8) single-family home sites. One major difference with this application and past PUD Amendments that the Town has reviewed is that the subject properties are partially developed, whereas the previous Amendments were undeveloped giving them greater flexibility in lot line locations, access options, and resulting building locations. Existing Conditions Lot 44 1.15 acres with a log constructed single-family home of approximately 4,900 (including garage area) square feet in size. The home was constructed in 1995. The property drops considerably below the home down to Wildridge Road East with native sage brush vegetation. Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 • 0 • 0 Lot 44/45, Block 4, Wildridge Subdivision, PUD Amendment December 20, 2005 Planning & Zoning Commission meeting Page 3 of 9 Lot 45 Property is .94 acres and the home is constructed with predominately wood siding and totals approximately 3,200 square feet. This home was built in 1992 and the lot shares many of the same characteristics as Lot 44, with steep grades dropping from the back of the home to where it meets up with Wildridge Road East. As with many of the neighboring properties on Longsun Lane, much of the lower portions of these two lots are covered in native sage brush and most of the grades Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 Lot 44/45, Block 4, Wildridge Subdivision, PUD Amendment December 20, 2005 Planning R Zoning Commission meeting Page 4 of 9 equal or exceed 40% slope on the lower portions below the existing homes. After review of one of the original address maps for the Wildridge PUD, it appears that access from either Longsun Lane or Wildridge Road East was contemplated for both properties. PUD Design Criteria According to the Town of Avon Zoning Code, Section 17.20.110 (h), the following shall be used as the principal criteria in evaluating a PUD Amendment application. It shall be the burden of the applicant to demonstrate that submittal material and the proposed development plan comply with each of the following design criteria, or demonstrate that one or more of them is not applicable, or that a particular development solution is consistent with the public interest. Conformance with the Town of Avon Comprehensive Plan Goals and Objectives. The fundamental reason for having a ComDrehensive Plan is to communicate where and how land uses may and will occur in the Town. The land use plan is based upon these goals and polices. Implementation is through annexation, subdivision and zoning regulations. This proposed PUD Amendment satisfactorily complies with some of the policies, but fails compliance with the following goals and polices of the Town Comarehensive Plan: Policv A1.3 Flexible zoning such as PUD should be encouraged where It results in more effective use of land. However, such flexible zoning will only be allowed where it provides a benefit to the community and is compatible with surrounding development. Variations from standard zoning must be clearly demonstrated, and will be permitted only as needed to achieve effective development. The applicant states that the proposal would be beneficial to the neighborhood as a whole and compatible with the surrounding development. While staff agrees that the proposed development would generally be compatible with surrounding development in terms of density and construction type, it is difficult to find a benefit to the community with this zoning amendment. Policv A1.6 Land for open space should be preserved throughout the community, particularly on steep slopes and other environmentally sensitive areas. The Wildridge PUD created a residential subdivision that focused on the preservation of open space, and avoidance of development on steep slopes and natural drainage patterns. By maintaining the existing development rights, there is greater opportunity to create larger contiguous areas of undisturbed natural area with the potential of enhancing the existing open space in the area. Immediately south of the proposed Lot 44B is Tract L, an undeveloped 32 acre parcel of land. It may be more appropriate to Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 Lot 44/45, Block 4, Wildridge Subdivision, PUD Amendment December 20, 2005 Planning & Zoning Commission meeting Page 5 of 9 further develop the upper portions of Lot 44 and 45 in order to maintain larger areas of contiguous open space within Wildridge. Policv A3.7 Steep slopes in and around the community should be designated and preserved as open space wherever possible. There are significant steep slopes on the lower portions of Lot 44 and Lot 45. It appears that when the two subject lots were platted, site access was contemplated from either above (Longsun Lane) or below (Wildridge Road East), not both directions. A large portion of the subject property contains slopes in excess of 40%. Of particular concern are the 40% slopes within the proposed building envelope. Staff believes that the steep slopes on the lower portions of Lots 44 and 45 should be preserved in their natural state. Some of the grades exceed 55%. Policv C1.1 Maintain and enhance the character of the residential neighborhoods of the Town. Because of the diversity of housing types within the immediate area, both the proposed single-family and multifamily developments would be compatible with the character of the surrounding neighborhood. Maintaining as much open space could help maintain the natural character of Wildridge and the original intentions of the subdivision. Goal C1 Provide for diverse, quality housing to serve all economic segments and age groups of the population. The available mix of dwelling types in Wildridge has continually changed as a result of the market demand for single-family residences. Several PUD Amendments have been approved recently to provide even more single-family residences. Staff would contend that while there may be less demand currently for duplex type housing arrangements, the long term demand for housing types may shift and Wildridge was platted with a variety of dwelling types to serve a diverse housing market. Pollcv F1.2 Development shall not be allowed on steep hillside areas vulnerable to environmental and visual degradation. Staff contends that additional "degradation" would be experienced with the proposed development layout. 1. Conformity and compliance with the overall design theme of the town, the sub -area design recommendations and design guidelines of the Town. The application appears to conflict with some of the requirements of the Residential Design Guidelines. Specifically with respect to the site grading, retention, and disturbance required to construct an additional single-family residence and associated driveway in place of adding dwelling units onto the existing single-family residences. Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 Lot 44/45, Block 4, Wildridge Subdivision, PUD Amendment December 20, 2005 Planning 8 Zoning Commission meeting Page 6 of 9 The Residential Design Guidelines state "where no development has been identified, construction shall at a minimum avoid: all drainage and utility easements, development setbacks, areas over 30% in slope, and unique and sensitive natural site features." Significant areas of site disturbance are required to access the proposed Lot (44B) in areas that are over 30% slope. This application also proposes to vacate and cross an existing sewer line easement. The logistics of vacating this easement may be difficult with the excavation required for the proposed driveway location in relation to the sewer line which runs down to Wildridge Road East. This application proposes to vacate a 20' width Utility and Drainage Easement which currently bisects the new proposed lot. The finished grading around existing development on Lot 44 and Lot 45 appears to direct drainage towards this easement. Staff does not advise the vacation of this drainage easement. 2. Design compatibility with the immediate environment, neighborhood, and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, character, and orientation. With the proposed building envelope, the architectural design or bulk of a potential home is unknown. The platted building envelope is generous in size and it appears that over half would not be considered 'Buildable Area' per the Municipal Code. The Municipal Code defines 'Buildable Area' as "the area of any site which does not contain land... in excess of forty percent (40%) slope." The design of the building and site would be governed by the Residential Design Review Guidelines. The applicant has stated that construction of duplex residences would have a far greater negative impact on the existing site conditions and adjoining parcels that this application would create with a separated single-family home. While this application would create an additional buffer between existing adjacent developments on Longsun lane, that should not be a basis for approval. 3. Uses, activity, and density provide a compatible, efficient, and workable relationship with surrounding uses and activity. An additional single-family residence would be a compatible use with development and density in the area. 4. Identification and mitigation or avoidance of natural and/or geologic hazards that affect the property upon which the PUD is proposed. The application does not appear to negatively affect a known geologic hazard, and staff does not anticipate any hazards. A soils report would be required at building permit to ensure a buildable property. 5. Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. The site plan and location of the proposed building envelope appear far less responsive to the natural features of the existing topography, as opposed to building onto the existing single-family homes. It could be argued that the overall aesthetic Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 Lot 44/45, Block 4, Wildridge Subdivision, PUD Amendment December 20, 2005 Planning & Zoning Commission meeting Page 7 of 9 qualities of this area of Wildridge would be negatively affected if this PUD Amendment were approved. The proposed building envelope does not respond to the excessive grades of the existing topography. The building envelope appears to be driven by the required access design which is limited. 6. A circulation system designed for both vehicles and pedestrians addressing on and off site traffic circulation that is compatible with the Town Transportation Plan. The -vehicle access proposed for Lot 44B, albeit a preliminary sketch design, would not meet town standards for a perpendicular 20' approach to a public way. In order for vehicles leaving this proposed site to view upward approaching cars from Wildridge Road East, a perpendicular access is preferred by Town staff. A perpendicular access would likely cause more site disturbance. 7. Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. The landscaping will be reviewed through the design process should the PUD be approved. A new single-family lot development would increase the site grading, retention, and disturbance resulting in less natural area (or open space). This may affect the aesthetic qualities that exist with current open space patterns. Connecting from the bottom of Lots 44 and 45 directly across Wildridge Road East is Tract L, which is an integral 32 acre tract of open space platted with the original Wildridge subdivision. 8. Phasing pian or subdivision pian that will maintain a workable, functional, and efficient relationship throughout the development of the PUD. The phasing pian shall clearly demonstrate that each phase can be workable, functional and efficient without relying upon completion of future project phases. The PUD amendment application is predicated on approval of a preliminary subdivision plan, which has been submitted in conjunction with the application for review by Town Council, it is important to track these two processes together in order to ensure a workable, functional development. Subdivision requirements must be tied to PUD approvals. If this application was approved and the subdivision process moved forward, there would be several issues that would need to be resolved prior to a final plat submittal. 9. Adequacy of public services such as sewer, water, schools, transportation systems, roads, parks, and police and fire protection. Adequatd facilities are available to service the proposal and the applicant is requesting no extension to municipal services. One technical difficulty identified with this proposal is the existing sewer line which runs from the existing log home on Lot 44 and underneath the proposed driveway (Lot 448) and required retaining wall. In order to meet the Upper Eagle River Water Authority's requirements for sewer lines, additional excavation and disturbance would likely be required to construct the proposed driveway. Town of Avon Community Development (970) 748-4030 Fax (970) 949.5749 Lot 44/45, Block 4, Wildridge Subdivision, PUD Amendment December 20, 2005 Planning & zoning Commission meeting Page 8 of 9 As part of the subdivision process and prior to a final plat, a sign off from all involved utility companies would be required to proceed with the proposed development. 10.That the existing streets and roads are suitable and adequate to carry anticipated traffic within the proposed PUD and in the vicinity of the proposed PUD. The proposal complies with capacities originally contemplated in the first Wildridge PUD approval. An additional curb cut would be required on Wildridge Road East. Staff has continually discouraged additional curb cuts wherever possible. 11. Development Standards Development standards have been submitted for the PUD Amendment and summarized within this staff report. The 25' height requirement for the rear portions of a home would be unique to this property. 12. That the PUD or amendment to PUD requested provides evidence of substantial compliance with the following public purpose provisions, as outlined In Section 17.28.085 of the Avon Municipal Code, as follows: A. The application demonstrates a public purpose which the current zoning entitlements cannot achieve. It is questionable whether this application demonstrates a public purpose which the current zoning entitlements cannot achieve. The applicant has stated that the amendment "would be a benefit for the neighborhood as a whole." While there has been a tolerance for reduced densities in the Wildridge PUD in recent years, all of the previous amendments were contemplated prior to any development on the subject lots, allowing for a greater chance to design a plan that minimizes site disturbances required. B. Approval of the zoning application provides long term economic, cultural or social community benefits that are equal to or greater than potential adverse impacts as a result of the changed zoning rights. Staff believes that this application directly conflicts with this approval criteria. Losing additional open space resulting from additional site disturbance could outweigh the benefits of keeping development on the upper portions of Lots 44 and 45 as currently entitled. There are no apparent economic, cultural, or social benefits anticipated if this application were approved. C. The flexibility afforded In approval of the zoning application will result in better siting of the development, preserving valued environmental and cultural resources, and increasing the amount of public benefit consistent with the community master plan documents. As stated throughout the report, better siting of development could be achieved if the properties were developed as duplexes. Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 Lot 44/45, Block 4, Wildridge Subdivision, PUD Amendment December 20, 2005 Planning & Zoning Commission meeting Page 9 of 9 Recommended Motion "I move to approve Resolution 05-14, recommending to the Town Council to deny the PUD Amendment and Preliminary Plan for Lots 44 & 45, Block 4, Wildridge Subdivision, Town of Avon, Eagle County, Colorado, as more specifically described in the application dated November 11, 2005." If you have any questions regarding this project or any planning matter, please call me at 748-4413, or stop by the Community Development Department. Respectfully su ed, Matt Pielsti Planner I Report Attachments: A. PUD Application dated November 11, 2005 B. Resolution 05-14 Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 PUD AMENDMENT APPLICATION FOR LOTS 44 & 45. BLOCK 4. WILDRIDGE The intent of this application is to reduce the overall density on the combined area of Lots 44 & 45, Block 4, Wildridge, by amending the current configuration from two duplex lots (allowing for four units total) to three single-family residential lots. Currently there are single residences on each of Lots 44 & 45. Due to the size of these lots, and current structure locations, the construction of the additional residences to create duplex structures is possible. In fact, the owner of Lot 45 already has construction plans for such a structure, and the owner of Lot 44 has begun the same. However, the owners of these lots have decided to apply for this amendment first, as they feel it provides a far better use of the available properties. The construction of the duplex residences would have a far greater negative impact on the existing site conditions and adjoining parcels than this application would create. Because of the close proximity of the existing residences adjoining Lots 44 & 45, the new construction would greatly affect their views and privacy. The proposed homesite location is much further away from these residences, and would not impact their existing views. The proposed newly created parcel would have a building envelope which would not only restrict the residence's location, but also its height. In addition to the existing height limitations, an additional restriction of allowing it to not exceed 25' in height on the uphill side will be implemented. The proposed homesite location would be below the view plane of the existing residences on Longsun Lane and would not have a negative impact on the neighborhood. There are no restrictions on Lots 44 & 45 that would not allow construction in the proposed location. It is already a viable homesite location. The new parcel would access off of Wildridge Road East. The proposed access point is in a straight section of roadway, with clear visibility in either direction. The site naturally has a good access point which would allow for a smooth transition onto the site with minimal disturbance. The existing grades from Wildridge Road East to the homesite provide for the construction of a driveway that would at most require a 2' to 4' retaining wall along one side, and be at natural grade on the other. The grade and construction of the access drive would be well within current town guidelines. By accessing this single- family residence from Wildridge Road East, instead of the possible two duplex structures, would result in a decrease in both construction and residential traffic on Longsun Lane. The availability of access to the lot from Wildridge Road East is already an existing permitted condition. This proposal is consistent with other parcels in the neighborhood which have received approval for similar applications. There is a trend in this part of Wildridge towards more expensive, higher quality residences. Reduction of density is seen favorably by the residents. The spacing of residences this would provide is far more visually appealing than if there were duplex structures lined up for four lots in a row, with only 20' between them. This request for amendment is congruent with recent approvals, has no obvious negative impacts, and would be a benefit for the neighborhood as a whole. 9 TOWN OF AVON PLANNING & ZONING COMMISSION RESOLUTION NO. 05-14 A RESOLUTION RECOMMENDING DENIAL OF A PUD AMENDMENT APPLICATION AMENDING THE WILDRIDGE PUD, LOTS 44 & 45, BLOCK 4, WILDRIDGE SUBDIVISION, AS MORE SPECIFICALLY DESCRIBED IN THE APPLICATION DATED NOVEMBER 11, 2005. WHEREAS, Sam Ecker has filed an application to amend the existing Planned Unit Development ("PUD") for the Wildridge PUD; and WHEREAS, the proper posting, publication and public notices for the hearings before the Planning and Zoning Commission of the Town of Avon were provided as required by law; and WHEREAS, said application fails to comply with the following Town of Avon Comorehensive Plan's Policies, as required by section 17.20.110h(1) of the Avon Municinal Code: 1. Policy A1.3 Flexible zoning such as PUD should be encouraged where it results in more effective use of land. However, such flexible zoning will only be allowed where it provides a benefit to the community and is compatible with surrounding development. Variations from standard zoning must be clearly demonstrated, and will be permitted only as needed to achieve effective development. 2. Policy A1.6 Land for open space should be preserved throughout the community, particularly on steep slopes and other environmentally sensitive areas. 3. Policy A3.7 Steep slopes in and around the community should be designated and preserved as open space wherever possible. 4. Policy Fl.2 Development shall not be allowed on steep hillside areas vulnerable to environmental and visual degradation. FAPlanning & Zoning CommissionVksolutions\2005\Res 05-14 L44&45 B4 WR Ecker PUDAmendment.doc 5. Goal C1. Provide for diverse, quality housing to serve all economic segments and age groups of the population. WHEREAS, said application fails to comply with the following PUD review criteria set forth in Section 17.12.110 of the Avon Municipal Code, including the following: The site plan, building design and location and open space provisions fail to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. 17.20.110h(6). 2. Functional and aesthetic landscaping and open space are not maintained in order to optimize and preserve the natural features of the sites. 17.20.110h(8). 3. Apparent conflicts with the requirements contained within the design guidelines of the Town. 17.20.110h(2). WHEREAS, this PUD Amendment fails to provide evidence of compliance with the public purpose provisions outlined in Section 17.28.085 of the Municipal Code, NOW, THEREFORE, BE IT RESOLVED, that the Planning and Zoning Commission hereby recommends denial to the Town Council for the amendment of the Wildridge PUD, Lots 44 & 45, Block 4, Final Plat, Replat Number Two, Wildridge Subdivision, application dated November 11, 2005 with the following conditions: ADOPTED THIS 20th DAY OF DECEMBER, 2005 Signed: Chris Evans, Chair Attest. Phil Struve, Secretary Date: Date: FAPlanning & Zoning Commission\ResolutionsV00SRes 05-14144&45 B4 WR Ecker PUD Amendmem.doc t I Z 0 w 1 Q+ `�. --.oma to OLQ r"Y1 t ..�""�' f m i I t h: -! y !:r' . I 1 I row. y jt o 'Juj Vf (jy rll \\ •, :.y".' �.�!' �i 1. '. t /}� r i i :'.•' 1 U 1 it ;J4 yam. !^ '� ,'�', ' :f.'�,: �• y t `'� 'qty ^� r ! ! - }1 ! CO i uhf•. If Lra O Z H � r $ 1 � i � � , I, . �S • t � ' `'J :;'. � ti : r . t � � � : ` � -r . }rr� �� -' .' • ! i ! C� ►.-a � � � � � � } � Ili` ' I � ,� .. / � -' / r l.'.'.': °+y L.T, O 54 CIO 82 O ai 1 7�` FSI ! ` /may'• /� • ' y`� f l '..: f 1 1 1 Z � 101�-• } `'"�+` 1. /: !/ J J ' i Q e - , . % - r ,�,�"°�3 '.g�tirj "9` �.`�"• ."i • .� c J • . ' ,rK' � / 1 }'��,,��/f .r.=---�—l._rJ:• .�," .�.. /.-� ..J�.� oJ' ' .'!3Ap�„•�n. .,.�... '.�..�f 1 :r 1 O 11 INA lbo Qr t� p / ,44 ... ...... .�`�..:`.. •.:�"./ ... -%: '" -� o i ^cy CD / J j 1'! � Aj – ' .. • ISO ti it tie 1 } 04 12, f r g C1 Cet lit w -t pis O go = � � With d = tDtn ow d � FSt�u fi e��u le q Staff Report ' `5" AVON Sketch Design Cot O R A UO December 20, 2005 Planning & Zoning Commission meeting Report date December 15, 2005 Project type Duplex Legal description Lot 10, Block 3, Wildridge Subdivision Zoning 2 Units — Residential Duplex Address 4010 Wildridge Road West Introduction The applicant is proposing a Sketch Design application for a 9,439 square foot duplex residence. The subject property is a steep uphill lot located on the northwest corner of Wildridge Road and Bear Trap Road, constrained by both topography (part of the frontage is a cliff) and access location (comer property with only one realistic point of access). The property presents significant design challenges primarily due of the nature of the topography and therefore careful consideration should be given to all grading, use of retaining walls, and treatment of exposed slopes. Approximately 28% of the lot contains 40% or greater slopes. This is an unconventional lot that may require an unconventional and innovative approach to building to avoid excessive site disturbance and retainage. On September 20th, 2005 the Commission reviewed a prior sketch design application and it was suggested at that time that the site planning and architecture needed further development. The current application has been refined considerably with respect to both the site planning and architecture. Staff Comments Although in general conformance with the Town of Avon Residential. Commercial. and Industrial Desian Review Guidelines, this application appears to conflict with some of the requirements included in the guidelines, particularly site disturbance, the use and extent of engineered retaining walls, and the size of the proposed structure. In order to develop the proposed access to the site with reasonable driveway grades (6% grades) three structural engineered retaining walls are proposed; two below the drive and one above. Although the proposal includes a landscaped planting bench between the lower two walls, the appearance from Wildridge Road will be a wall plane approximately 22' high. The guidelines suggest minimal use of retaining walls and site grading. However, because of the steep natural conditions of the site and the size of the proposed structure, there are limited options without significant cut and fill slopes. Staff would suggest a smaller building more compatible with the topography and constraints of the lot would reduce the amount of grading and use of retaining walls. Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 1. Lot 10, Block 3, Wildrid uplex Sketch Design December 20, 2005 Planning & Zoning Commission meeting Page 2 of 4 The applicant has submitted a letter from an engineer (see attached) conceptually approving the retaining walls, but it is unclear whether the letter was based on the proposed design. Staff would ask the applicant to clarify whether the use of a planting bench would compromise the structural integrity of the walls. This type of treatment has been securitized on previous applications in the past and should be resolved prior to a Final Design application. Moreover, staff believes other building and massing options exist to effectively reduce the necessary grading and disturbance of the site that requires such extensive retaining walls. The site plan appears to have demonstrated positive drainage away from the structure. However, this is accomplished through the use of boulder walls and significant grading. Staff would again ask the applicant to address whether a smaller structure or some other means of site planning could reduce the amount of grading proposed. In terms of the building design, the applicant has made significant improvements with variations in material and design from the last sketch submittal, however the massing still appears to be a conventional mass excavation solution that is not well suited for a property so physically constrained. The proposed building materials include stone veneer, a combination of cedar and cor- ten siding, timber accents, and asphalt shingles. The duplex no longer resemble mirror images, particularly along the southern elevation. Staff has some concern with the northern elevation, as it appears that the adjacent property owners to the north would view primarily the roof form- a result of pushing the home to the highest portion of the lot. The guidelines state, "all designs shall be compatible with existing built structures, the immediate inbuilt environment, and the design philosophy of the Town." Staff is concerned that this design may be incompatible with adjacent structures and this design should be reviewed carefully against adjacent developments. Building height is difficult to determine with this sketch submittal and appears to approach the maximum allowable. Staff would ask the applicant to clearly demonstrate building height compliance at final design with recognizable spot elevations. No exceptions to the height requirement will be made except for penetrations that add architectural variety such as with the chimneys. Staff has identified several issues that need further discussion with the applicant and Commission prior to support of a design review application. These issues revolve around the proposed size of the structure relative to the size and nature of the lot, which in our opinion is excessive. Design Review Considerations The Commission and Staff shall evaluate the design of the sketch plan utilizing the specific Design Standards, and by using the following general criteria: A. The conformance with setbacks, massing, access, land use and other provisions of the Zoning Code. B. General conformance with Residential Development Sections A through D of the Town of Avon Residential. Commercial. and Industrial Desian Review Guidelines. The Commission will take no formal action on the sketch plan application. Rather, direction on the design will be given to the applicant from Staff and the Commission to incorporate in the final design application. Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 Lot 10, Block 3, Wildridge L ex Sketch Design December 20, 2005 Planning & Zoning Commission meeting Page 3 of 4 If you have any questions regarding this project or any planning matter, please call me at 748-40009, or stop by the Community Development Department. Respectfully su�biitted, ric Heidemann Senior Planner Town of Avon Community Development (970) 7484030 Fax (970) 949-5749 Lot 10, Block 3, Wildridg iplex Sketch Design December 20, 2005 Planning & Zoning Commission meeting h Page 4 of 4 Town of Avon Community Development (970) 748-4030 Fax (970) 949-5749 K.RM1-gNSLILTANTS. INC. structural engineering and design November 28, 2005 Eric Heidemann, Senior Planner Town of Avon P.O. Box 975 Avon, CO 81620 748-4030 Re: 4010 Wildridge Road West Dear Eric, Dan Ritsch has asked me to send you a letter addressing the feasibility of using a mechanically -stabilized -earth (MSE) retaining -wall system for various locations on the site referenced above. I have reviewed the areas requiring structural retaining walls as indicated in the site plan prepared by Stuart Brummett, and in my opinion, the MSE wail would be an adequate structural option for this site. However, the soils engineer will have to review and approve the type of fill to be used for these retained areas. Please give me a call with any questions. Sincerely, KRM Consultants, Inc, Structural Engineering and Design Tim D. Hennum, PE -o' 34167 e0. LPy�4NAi.E�� I/ 211�r cc: Dan Ritsch Tambi Katieb P.O. 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I a w4 e S 3 E = Ix O N Z CN tk e� rmsgcrgo 'o Gad "o Ni .a N sK Uhf' �' ■ em �� o > !I V�'p � C G �m W,a, M Q omnis a3= ++ ° joo§ Z 2 w a'8) a aoa 9 0 m Q WE Zd w I� 141 �rcyy �d e Kmm J 9 0 • E', Q LU J W 9 1 E,\ 1— Q WLUb J H cA 6 N Y W if ! > 4 � d OTI a t� Q H Q W J W ae LU H g Y U i i � � _S •rn.�n W b s o b ai o�3 E Sy S • ~ yy 5 oO s�E61 $• ,..i L •s 8 � of �5�fi5g :1 E�Yg d O�S 111E Lob 8ib5_,k Sc:5t•, F� E yy o • �oav ■�$fi�y �ak#fi�p ��a Oti o •O�� Y�.�: Ow .ilY O is5 � v �� i8; $is� ode■ � fi53o• �..So3u �05 9�E� 25 o � t �.4 $ 5� Sa$3 ied '53 ri ro uO1. brin��e �E85 eo YC1121, i i iie me - N 88q 0 W In p m� N W N 30 W F 0 N W J Q U U) K Jill Cp FF Li 8 o � iie me - N 88q 0 W In p m� N W N 30 W F 0 N W J Q U U) K Staff Report SIGN DESIGN AVTON C O L 0 R A D 0 December 20, 2005 Planning & Zoning Commission meeting Report date Decmeber 12, 2005 Sign type Master Sign Program Amendment Legal description Lot 68, Block 1, Benchmark at Beaver Creek Subdivision Zoning Neighborhood Commercial INC) Address 111 Swift Gulch Road / 008 Nottingham Road Introduction The Master Sign Program (MSP) for the Petro -Hut building was approved on May 20, 2003. The program was later amended in 2003 by Talbot Intermountain insurance to change the color of the three south facing building mounted tenant signs. This application proposes an additional building mounted sign on the east side of the building (facing the 1-70 off ramp) and a larger monument sign. The originally approved monument sign was never constructed and this application proposes to enlarge this sign. Design Review Considerations According to the Town of Avon Sian Code. Section 15.28.070, the Planning & Zoning Commission shall consider the following items in reviewing proposed designs: 1. The suitability of the improvement, including materials with which the sign Is to be constructed and the site upon It Is to be located. The building mounted sign would match all material and design specifications of the existing sign program and should be appropriate for the project. The materials of the proposed monument sign would be identical to the currently approved monument sign, however, the size and design of this sign would vary from the current MSP. 2. The nature of adjacent and neighboring Improvements. The area is zoned Neighborhood Commercial with service and restaurant land -uses. 3. The quality of the materials to be utilized In any proposed Improvement. The building mounted sign would match the specifications of the current MSP and the monument sign would utilize the same stone base, and would utilize a plexiglass sign face. The quality of the materials to be utilized with this application are consistent with the already approved MSP. Town of Avon Community Development (970) 748.4030 Fax (970) 949.5749 Lot 68, Block 1, Benchmark at Beaver Creek Subdivision, Petro -Hut MSP Amendment #2 December 20, 2005 Planning & Zoning Commission meeting Page 2 of 2 4. The visual impact of any proposed Improvement, as viewed from any adjacent or neighboring property. Both proposed signs would gain visibility of motorists entering the round -a -bout from Avon Road as well as traffic exiting 1-70 coming from the east. The building. mounted sign should not detract from the other signs or the building's architecture. The monument sign would have a greater visual impact than the currently approved shorter sign. Given the small area to place the monument sign, there would be limited room to landscape around the base of this sign, and this sign would be slightly elevated on the hillside as proposed. 5. The objective that no Improvement will be so similar or dissimilar to other signs In the vicinity that values, monetary or aesthetic, will be impaired. Monetary values should not be impaired with this application. Staff would argue that aesthetic values would be impaired with the proposed monument sign. 6. Whether the type, height, size, and/or quality of signs generally complies with the sign code, and are appropriate for the project. The types of the signs proposed are consistent with the current MSP in place for the property. The height and size of the monument sign may not be appropriate for the project. One of the reasons the proposed monument sign is larger (other than a corporate ownership change) is that it introduces gas pricing. This was avoided with the original approval by allowing for price signs at the pumps. Staff believes that the currently approved design is more appropriate by simply identifying the gas company with the monument sign and displaying the gas prices at the pumps. The gas pricing signs were never installed on the property. 7. Whether the sign is primarily oriented to vehicular or pedestrian traffic, and whether the sign is appropriate for the determined orientation The primary orientation of both affected signs is to vehicular traffic which appears to be appropriate. Staff believes that the exposure to motorists can be maintained for the monument sign with the current MSP's design. Staff Recommendation Staff recommends approval of the new building mounted sign location and denial of the monument sign design based on conflict with Review Criteria 4 and 6. If you have any questions regarding this project or any planning matter, please call me at 748.4413, or stop by the Community Development Department. Res ctfully submitted, Matt Pielsticker Planner I Town of Avon Community Development (970) 748.4030 Fax (970) 949.5749 T x Rom. MIR ------------- of .4 .1 L — ------------ -- ------ ------ I 1� .TV -sl to r- 1 -\ 1 zo +x _(0 M Co LL c CU r' IA- V u 44 REI i E0 JUN 17 2003 t;ot tmunity Dsvelopmettt Comprehensive Sign Program Swift Gulch Business Center Swift Gulch Business Center will have a mixed use of retail and commercial tenants. The intent of this program is to provide an aesthetic sign program fitting the buildings architecture and to insure consistent quality representation for any and all tenant signage. GENERAL REQUIREMENTS: 1. Approval Process/Permits All signage shall be in accordance with Swift Gulch Business Center sign program. All tenants must submit drawings and specifications for proposed signage and must be pre -approved by Condominium Association prior to submission to the Town of Avon for permitting. All building signage shall be approved and permitted by Town of Avon prior to installation. Incurred costs for submitted art work and permit fee shall be at tenant's expense. 2. installation All installation expenses are to be the responsibility of the tenant. A licensed electrician is required for any lighting installation. All workmanship and specifications will comply with Swift Gulch Business Center sign program and all applicable government regulations. 3. Maintenance Tenant Signs are to be kept well-maintained and to building standard. Lighting must kept in good repair. Physical condition of tenant sign should be maintained, no missing letters or characters, paint kept fresh and not faded etc. Landlord holds rights to require tenant improvement or repair to any sign that falls below building standard. Any repair requirements will be presented in written form to tenant by the Condominium * . Association. Failure to meet maintenance needs required by written notification with -in 60 days constitutes a violation of a tenant's lease if so deemed by Condominium Association. 4. Removal of tenant signs shall be the responsibility of and at the expense of tenant. Base substrates and lighting components for upper floor tenant signs become a fixed building asset and may not be removed once installed. (See attached for descriptions) Landlord reserves the right to withhold the expense of removing any tenant signage from deposits held on tenant space or lien the tenant for all costs incurred in said removal. 5. Requirements & Options Tenants are not required too, but have the option of applying for, a building mounted sign. Tenant signage allocations are outlined as Ground floor (street level Nottingham) or upper levels. a.) Tenant Sign locations & approval The Condominium Association reserves the right to assign exterior building, sizes and locations for tenant signage. These allocations must fit into the required guidelines of the total square footage allowed for the building as approved by the Town of Avon. The Association reserves the right to approve or decline tenant requests for exterior building signage. b.) Location & allocations Signage shall be placed per designated building locations only. (See attached) Tenants may apply for one exterior space only. Spaces may require sharing of a base substrate but shall have their own Tenant Panel (see attached) 6. Temporary Signage a tenant may place a temporary sign while permanent sign is under construction. Temporary sign shall not exceed allocated permanent sign square footage and shall consist of the same layout and colors as permanent sign. All other temporary signage, sales banners, posters etc must be approved by Condominium Association. No interior signs, notices posters etc. are allowed in common areas unless approved by Condominium Association. SIGN SPECIFICATIONS: 1. Building Identification There shall be one primary building identification sign located on the South side of the building (see attachment 1) with secondary logo location on West end and an Address location on North side of Building. Building materials shall consist of dimensional formed acrylic letters individually mounted to building exterior matching Mathews paint color Dark Bronze. (See attachment) A building logo identity will be utilized to represent the building and will be located on building pop -outs over exterior entries. (See attached) The owners of the building reserve the right to change the building identity name at their discretion. 2. Ground Floor Tenant Signs as designated for: On The Go / Conoco Current main floor tenant requires set identity representation according to their contract requirements in order to represent and sell CONOCO products. a.) Monument sign with stone base on a concrete footer with internally lit fluorescent components illuminated through acrylic single sided face. Located at Southeast ground level to Nottingham. Rd. (See attached sizing and landscaping lay -outs) b.) Canopy (2) Internally lit fluorescent components illuminated through acrylic single sided face. Locations: Southeastern corner of canopy & South face of canopy. (See attached) c.) Store Identity A station Identity sign for "On The Go" incorporating their logo will represented on the building itself. Cabinet will be backlit fluorescent cabinet box locate - over entry doorway flush with building facing West. (See attached) d.) Window graphics shall consist of professionally installed vinyl or digital text and graphics. No temporary "poster or banner style" window graphics will be allowed on windows "street side" facing south onto Nottingham Road. All permanent window graphics to be reviewed and approved by Condominium Association prior to installation and must conform to applicable Town of Avon codes. 3. Upper Floor Tenant Signs a.) Building mounted base substrate of W thick aluminum to shape (see attachment) primed and painted with polyurethane mounted to building by Hilti stucco anchoring system and mechanical hardware. The base plate will have extruding permanently mounted YV threaded studs for attaching tenant panels with hex head cap nuts. This "base plate" will be considered a fixed asset and is to remain property of the building once installed. Base plate shall match PMS color 554 Forest Green. Tenant panel will stud mount extruding from base plate with '/2" standoffs. Tenant panel shall be fabricated of %" aluminum or dibond primed and painted with polyurethane to match building beige, Forest Green, and Duronodic Bronze colors. (see attached art files) Text portion of sign may consist of a business name, nature of the business and logo if applicable. Text may be of a font determined by tenant. The business name shall be raised text; minimum 5/8" thick mounted flush to tenant panel. Nature of the business text may be made of dimensional painted aluminum letters or flush vinyl letters. All text shall match building trim paint spec or vinyl Avery high performance opaque beige. Logo's should have a raised shape and can incorporate paint or vinyl to building and sil program colors only, Condominium Association reserves the right to decline requests f logos deemed not aesthetically fit into building sign program. Town of Avon must also approve the use of any logos on tenant panel =.6#S77VAL c.) Window signage shall consist of professionally installed text and graphics not to exceed 25% of window space. No temporary "poster or banner style" window graphics will be allowed. All window graphics to be reviewed and approved by Condominium Association prior to installation and be in compliance with Town of Avon codes. d.) Interior Directory wHI be available for tenant use and is the responsibility of, and at the expense of Swift Gulch Tenants. Designated Directory standard of set Font, spacing, and format only, no logos. In order to maintain consistency of directories all tenants are required to use Condominium Association specified sign shop only. Suite Signs Assigned suite numbers are provided for each tenant location. Each suite Number will have an allocated attachment to suite number sign for business description. Designated Suite sign standard of set Font, spacing, and format to be used by tenants. Logo's with -in the standard and capable of fitting into designated space allowable. In order to maintain consistency of suite signs all tenants are required to use specified sign shop only. Interior Identity signs require an art submittal and approval by Condominium Association. P.Irr 1MAIK Ammendment to Approved Sign Program for Swift Gulch Business Center 8/20/03 3. Upper Floor Tenant Signs a.) Building mounted base substrate of ''/1' thick aluminum to shape (see attachment) primed and painted with polyurethane mounted to building by Hilti stucco anchoring system and mechanical hardware. The base plate will have extruding permanently mounted 'W threaded studs for attaching tenant panels with hex head cap nuts. This "base plate" will be considered a fixed asset and is to remain property of the building once installed. Base plate shall match PMS color 554 Forest Green. Ammend to Matte Black Tenant panel will stud mount extruding from base plate with '/i' standoffs. Tenant panel shall be fabricated of '/4" aluminum or dibond primed and painted with polyurethane to match building beige, Forest Green, and Duronodic Bronze colors. (see attached art files) Ammend to: match building trim creme, with Teal borders and trim PMS #323C Tent portion of sign may consist of a business name, nature of the business and s' logo if applicable. Text may be of a font determined by tenant. The business name shall be raised text; minimum 5/8" thick mounted flush to tenant panel. Nature of the business text may be made of dimensional painted aluminum letters or flush vinyl letters. All text shall match building trim paint spec or vinyl Avery high performance opaque beige. Ammened to: Text to match teal border PMS #323 C Note: This amendment is directed at upper floor tenant panel color changes only. All other criteria, sizing, materials, lighting along with the sign program requiring upper floor tenants to remain in this ammended color scheme remain intact and unchanged. Ammendment approved by Building Owner Representative Tom Banner. V�Wpc A? & 0 BUILDING ID NOT PART OF ALLOWED SQ. FOOTAGE 1.75 sq. ft. 2.7 sq. ft, 3.5 sq. ft. 4.75 sq. f t. *00"' as"AAC 77 Aj e. d r y F Y f 5 ,rr • S v { r F 1 r Y N 1 ' R 3t ti{ Y ;j r, '7 - ?y a ! � M f J � r 4 't J r: l fr �, 3'J J lllJ h r JL J. ' S r ' �f•4� :v 1✓ r r r y J r ,� 1. J J!!+r rr ti { ` �rfr� •' '. r ✓ r 'A ! •' '� -. �'� - r ,{rf JRA . �?j - r " y • f R,'rf�t _ a Jd r✓'n �Yj Y R f T J ✓' ' ,�,' 1. f 5 ]'' . ✓ - 1 J1 J � d f�^ '� r ! l R C . i • 17--kitri m(m 1 3+F�'Ed47113s� Li9ESEL . - y ; T � r t r�1? 4! i Vit: l,•� Y / �.. ' T lr•:�. r � f ��1 :tom ��, �, Y i : -• i r'ti''' { ep••xaq.• ^mw°a^N/wA ':b :1,� �`�� r � r `;y y<^ �p<.• y�..q,( K'.r /* 9 E ristopher J. Green, AIA PO Boz 18457 2909 June Creek Trail #1 Avon, CO 81620 December 15, 2005 Secretary of State State of Colorado 1700 Broadway, Suite 270 Denver CO 80202 Re: Disclosure of Conflict of Interest - Town of Avon, Colorado Dear Madam: Pursuant to §§ 18-8-308 and 24-18-110, C.R.S., you are advised that the I, the undersigned, may perform an official act directly and substantially affecting, to my economic benefit, a business or other undertaking in which I either have a substantial financial interest or am engaged as consultant, representative or agent. My disclosure of the possible conflict of interest is made to comply with § 18-8-308 and to enable me to vote if my participation is necessary to obtain a quorum or otherwise enable the Planning and Zoning Commission of the Town of Avon to act. Such vote may occur with respect to the request of East West Partners, for amendment of The Confluence Planned Unit Development at a meeting of the Planning and Zoning Commission on December 20, 2005 or at meetings of the Planning and Zoning Commission thereafter. The nature of the potential conflict of interest is my employment as an architect (Consultant) by the Eagle Point Condominium Association, which is managed by East West Resorts, Inc. — a subsidiary organization of East West Partners, Inc. Sincerely, Christopher jlG n, AIA Commissioner - Town of Avon Planning and Zoning Commission Cc: Planning and Zoning Comission, Town of Avon �' v LO -= r 0 W Q cn N Q inp�lit = OO R w N w 1�eMs Room a � v W D dC W O � �o zz cn �' `'0!tt'�'I�! W!1111111G illllllllllll� -= 1 �F inp�lit w 1�eMs Room 1•I 3�q 1 �F � o o � N OO O N U LL- W O W w w LLJ O UJ Z /m/� VJ W CL a ! WI � ■..1 � o o � N OO O N U LL- W O W w w LLJ O UJ Z /m/� VJ W CL L a .1 'v 4 .1 r L 71 j fs�/i it, ...IN, IF la If AL WINEEi �kk _ =/� as ;I� ;• ��\ e,v Reil{ / OWN 1 k. ,I� 1 a 3� ta�4 '>•� : Ita j' - � � - � J Meal` L Rousso 1.15�4 'NMI ■!g- C4 IS Is751 C t. IV- '/ I s ,r�/�'•I + Vii' —�� , Ali •, AN=; i Is n 11111111P owl. . ^i , +i I� All ��' of '� `1+ II a i i � •� � �'�.,1 � r r ON a 'I ;le ■- l�, Ilh � � cr ., un 0 0 N O .-1 a Ln 0 0 N O N N un 0 0 N O .-1 a IL oz9 W Oad8O100 `Nond F S affil s o 9 p Epip! Ndld ANM013AM and a30N3Wd m � - ° $ I DO QQ �LL ViSIA NIViNnovi S,NOiVH3HS Z 17) � g � � w 2 - / \ ccV1, / � / 1 cr �. qq a < 3 w / pp o / / \ 5.r-. \ z is z W / Gio I m ce \ \ ( "Alw C+ kt ��J 4 v - L) m V oy�oo� d o aNS N,�N`� �N�OW S'N-`�', v High society: Amp Whistler Mountain, in British Columbia's Coast Range, skiers tackle Matthew's Traverse. In this year's ski resorts poll we reveal our readers' picks for the preeminent places to schuss and stay. And as perennial favorite Whistler gears up for the 2010 Winter Olympics, !. c± ole hie-rr er finds that there's more to the Canadian heavyweight than just its slopes SINCE SKIERS REALLY DON'T NEED A CAR ONCE THEY'RE IN Whistler, the smart ones take The Perimeter Bus for the 80 -mile ride from the Van- couver airport. It's a good way to appreciate the view's from Highway 99best enjoyed from the left side of the vehicle—without having to worry about keeping your eyes on the road. This is no landlocked Colorado or Utah, after all. This is coastal Country, the western edge of the continent, and the nearness of the Pacific defines everything_ North of Vancouver, the horizon opens up in a British Co - or croc aoa Hs ev CATHRINE WESSEL s.vLeu av SEITRESSA MANDELBAUM DFCEMBE0.2001 63 ers'poll lumbian version of Big Sur, with forested bills tumbling down to the ocean, where small humped islands risefrom the mist like sea monsters. These days, the coast road is bordered by boulders and busy with construction to widen it. As I travel northward, fog envelops the bus as well as the fir -covered hills, where tiny waterfalls dip between mossy rocks. Green mossy rocks. There is no snow to be seen at all. "The skiing is not what it should be." the bus driver says, sounding apologetic as he drops me off at the new Four Seasons Resort. Although it's January, there's been rain instead of snow for over a week. If I had a nickel for every time I've heard this apology, I could afford to pay all the cancellation penalties and reschedule my vacation amonth or so later. But my gear and I have traveled across tler Mountain and right in the village. three time zones, and I'm determined to Splitting my stay seems a sensible way makehay, make lemonade, makeanything to experience both parts of a resort that of my trip other than a wasted long week- has expanded considerably since my last end. Whistler Blackcomb has the greatest visit, seven years ago. There are more vertical drop of any ski resort new hotels and condos than n North America, so there What's your favorite I can name, fresh glades have has to be some snow that didn't ski resort! Let us know by logging on to been carved all over the west melt because of the warm west- readerschoice2oo6.com face ofWhistler, and the re - ern winds known locally as the and entering the needed sort has clinched the 2010 Pineapple Express. information; well send Winter Olympics. Hence the My plan is to spend the you the next ski poll. construction along the high - first two nights at the Four Subscribers are eligible way, part of a road -widening Seasons, on the Blackcomb to win a trip for two to ro ect designed to silence a top-rated ski resort. p I g side of the double -mountain concerns about Whistler's development, about a ten-minute walk limited accessibility. The hills are already from the main shopping -and -dining being chipped away to make room for the hub of Whistler Village. My second two traffic expected to flow northward from nights will be at the five-year-old Wes- Vancouver. Metaphorically, if not quite tin Resort & Spa, at the base of Whis- literally, Canada is moving mountains Just peering into the double -black -diamond abyss is a thrill for the 2010 Games. A hot breakfast is delivered to my room the next morning along with a tepid weather report. The temperature in the village is a slushy 40 degrees, as it was the day before and will remain during my stay. It isn't raining, thankfully, but very little good snow is left after all the showers. Undaunted by the forecast, I head over to the resort's valet building, near the base of the Wizard Express chair, where ski gear for guests of the Four Seasons is stored. As I step into my bindings, I get a few promising tips from fellow skiers: Visit the ice cave near the Glacier Express chair; have sushi (avail- able everywhere and mostly good) for lunch; be sure to ski the slopes that will be used for the Olympics (some of which have been plumped up with newly made snow—wise, given the sparsity of pow- der today). The downhill events will be staged on Whistler—the men's on the Dave Murray trail and the women's on Franz's—and the slalom and giant sla- lom on Blackcomb's Cruiser. A long, broad, aptly named trail, Cruiser slices down the middle of Black - comb from the Solar Coaster Express chair. It's a democratic run- not too steep, not too narrow, not too bumpy but today, rocks and dirt interrupt this otherwise pleasant terrain. So after one disappointing descent, I venture farther uphill for some playtime on the Horst- man Glacier. Although several of its chutes and bowls lack enough snow to be skiable, just peering over the cornices 66 CONDf NAI I I RAVLLER 1 xn vnvelev.com Emm N I - a° 2005 h TOP 50 SKI RESORTS 7w h,-;;>; �P°° :;. �y Trails' vr�0+� le�a�>� �,°`9�y-o°�-I" Qac ��¢ Noteworthy 1. Ritz.Carhon Bachelor Gulch, Bearer Creek Cola. 34% 39% 27% 237 85.5 89.6 $5.4 88.3 81.9 90A 85.1 77.7 The expanded kids'progrom offers marshmallow roasting. + 2. Sonnenalp Resort ofVoil, Vai4 Cob. 28% 32% 40% 84 85.2 94.2 74.3 90.1 84.5 93.0 88.7 71.8 Renowtims will update the spa and add a msmomnt and heated garage. 3. FourSeosonr Resod, Jackson Hak, V✓yo. 10% 40'%50% 140 85.1 86.8 67.3 100 87.1 eZl 93.9 677 Experience the longest continuous vertical drop (4, 139 feet) in the country. + 4. Fairmont Chateau Whittier, Whistler Narkcovi ILC 20% 55%25% 550 84.4 82.9 79.4 96.5 80.9 87.8 86.1 77.4 The revamped valet ski area now has pat -screen TVs + S. St Regis Resort, Aspen, Cob. O% 48%52% 179 83.8 87.5 75.3 96.1 83.3 86.3 85.3 72.5 A$37 minim face-lift earlier this year remodeled rooms and the spa. 6. Fairmont Le Chdteau Fromenw, MontSmAnne, Quebec 239: 46"% 31% 618 81.7 75.9 828 B6.4 81.8 90.9 773 90.9 A permanent exhibition oftintoric memombdia wihbe unveikd the; season. + 7. Little Nell, Aspen,, Cab. M 48% 52% 92 82.4 87.5 75.3 98.2 78.9 83.5 84.4 688 The lobby was redesigned with terrocotm colors and leather choirs. + B. Stein Eriksen Lodge, Deer Vadeg Utah 15% 50% 35% 175 82.2 90.8 91.4 82.2 71.0 78.S 91.6 70.1 This Norweghon-themed lodge has more than 145preplaces. 9. Summit at Bi Sky, ky, &' gSkg Mont "I 7% 25„ 58% 213 82.0 62.1 874 95.2 81.0 85.7 71.4 71.9 Under new partnership, guests have access to 5,300 acres with one ticket + 10. Pad Hyatt Beaver Creek Resod4 Spa, Beaver Creek Colo 14% 39`6 27% 274 81.2 89.6 85.4 96.2 73.6 79.2 67.9 76.4 Dming the Ashm[su massage, a barefoot theropin walks m theguert's back, Il Pines Lode, Beaver Creek Colo. Lodge, __,• '34X 39% 27% 60 81.1 89.6 85.4 96.3 778 81.5 778 59.3 Anew high-speed quad willsweep skier wlvrWpur Bowl. Q. Inn at Beaver Creek, Be over Creek Colo. 34% 399; 27% 45 80.8 89.6 85.4 93.8 84.4 71.9 65.6 75.0 This month,Bearer Creek basis the Men's World Cup downhill race + 13. Peaks Resod& Golden Door SpA! Telluride, Colo. 24% 38% 36X 174 80.5 85.0 89.3 91.5 80.9 72.3 61.7 83.0 The 42,000-squme-jmt spa was refurbished fart summer. 4. Four Seasons Resort, WhisderIlloukcwnb,&C. 20% 55% 25% 273 80.3 82.9 79.4 96.2 76.9 84.6 76.9 65.4 Ski instructors hot Preside chats, with complimentary hot beverages. +15. Sun Valley Lodge, Sun Vaiby, Idaho 36%42%22% 148 79.9 80.4 849 77.3 72.7 96.4 83.0 75.0 Orderapresski cocktails at the heated Motor pool. 6. Snowmvss Club, Summon, Colo. 7% 55% 38% 54 79.6 943 87.1 78.8 75.8 81.8 63.6 75.8 Prep with ski<mckiommg dosses at the 19000 -square -foo[ health dub. P. Lodges w Deer Volley, Deer Mick lhsh 15% 50%35% 261 78.8 90.8 91.4 90.9 90.9 78.8 48.5 60.6 For the moinmins 2Sth anniversary, 75 arzes afnew certain will open B. Fairmont Chateau Lake Louise, Lake Lauise,Alberta 25% 45% 30% 550 78.5 73.5 80A 87.7 72.3 81.5 81.5 72.3 Atomssk,, shoot pool and sip cocktails at the Glacer Salam. 0. PIurap/ack Squaw Valley Inn, Squaw Valley, Calif. 25% 45% 30% 61 78.5 88.7 726 92.0 68.0 72.0 96.0 60.0 The restaurant has added more than 300 new wines mits global list 20. Westin Resod B Spa, Whistler&ackcanb, B.0 20% 55% 25% 419 77.0 82.9 79.4 98.2 78.6 67.9 64.3 67.9 Treatments at the Avello Spa include a hot rod massage. b. Pan Pacipc Whistler Mountainside,Whistler Blackcmh6,&C 1% 55% 25% 121 76.6 82.9 79.4 974 76.3 61.2 60.5 55.3 The titter roams were upgraded November, adding erten ski storage. 22. Fairmont BanffSpcngs, Sb Bm}jat Noryuag AOerta 20% 36%44X 770 76.5 61.0 76.3 BLS 66.7 870 75.9 87.0 Ben(jNoryuaylures adrenodnerynkies with its quintet afmogulmns 13. Steamboat Grand Resod Hotel, Steamboat Cab. 13% 56%31% 327 75.6 84.3 81.2 93.9 69.7 66.7 66.7 66.7 Rent a wristband transmitter to tract companions on the slopes + 24. Hotel Jerome, Aspen, Colo. 0% 48%52% 92 75.1 87.5 75.3 75.3 67.4 83.1 82.0 55.1 Ski with a concierge who takes hat0guesn offthe beaten path. 24. Mount Washington Hotel, Bream Woods, N.H. 31% 41% 28% 200 75.1 79.4 82.4 80.0 60.0 84.0 72.0 68.0 Team Bode, named for Bode Miller, teaches children ski-mongreemiques. +t4. Sundrer Resort, MC Bothebq Ore. I5%25%60%239 75.1 729 76.5 714 87.1 677 54.88)9 The resat hosts ISO Christrnas events, inducing caalde dementing. +27 Lodge at Vail, Vad, Cdo. 28% 32% 40% 165 74.4 94.2 74.3 94.6 63.4 66.7 73.1 54-8 A newdhefk revamping the menus ar Wddpower and Curing Rustem. I8. Trapp Family Ledge, Stowe, VL 16% 59% 25% % 73.5 65.5 57.3 76.0 68.0 88.0 84.0 76.0 A$2.5 milbon lioness center with a new pool opens this month. 29. Rated at Squaw Creek, Squaw lHky, Calif. 15% 45% 30% 403 73.4 88.7 72.6 94.5 673 671 60.0 63.6 A$50 million renovation added (fireplaces and (fat -amen TVs to rams. + 30. Beaver Creek Lodge, Beaver Creek Cob. 34% 39% 27% 72 71.4 89.6 85.4 84.4 71.1 64.4 51.1 53.3 The resort's new Grand Bohemian Gallery showcases bmf art 30. Lodge B Spa at Cordillera, Vail, Crab. 26% 32%46% 56 71.4 89.6 85.4 46.4 67.9 75.0 71.4 64.3 A new mumlitsnowxhae tour includes dinner in Timber Hearth Gram. 32. CBf wilge B Spa, Snowbird, Uum 27% 38% 35% 511 71.0 86.1 75.8 87.1 67.1 57.6 60.0 63.5 Rod climbed voted the resort's walls to hang its 200splusAsian raga 73. Sun Valley inn, Sun Vdley, Idaho 6%42%22X 109 70.8 80.4 849 69.6 69.6 69.6 522 69.6 Asuperpipe was added this season for (reestyk siding and snowbaarding. A. Canyons Grand Summit Hotel, The Canyons, Utah 14% 44%, 42% 356 70.7 69.3 71.2 90.9 77.3 68.2 59.1 59.1 The First Trucks program offers guided guess in prime slopes. 74. Gaidener Hineh Inn, Deer Valley, Utah 15%50%35% 20 70.7 90.8 91.4 68.8 53.1 59.4 93.8 375 Bathroom renovations for this season added tubs with airjet. N. Keystone Lodge, Keystone, Cob. 191, 321 49% 152 70.7 72.7 69.6 78.6 71.4 69.0 64.3 69.0 The resort win use wind power to supplement electricdyin is lodge. 37 Marriott Grand Residence Club, HeovenF,, Calif. 20'% 45% 35% 199 70.6 76.1 61.4 97.4 76.9 69.2 53.8 59.0 Heavenly marks it Stith anniversary this month with discount ski pone 38. Mirror Lake Inn, Lake Placid/Whnmiuse Mountain, N.Y. 18% 38% M% 129 70.5 45.2 58.1 75.0 70.0 85.0 90.0 70.0 Paul Sorgule cooks pan-European cuisine at the new restaurant Tare + 19. Vdl Cascade Resod& Spa, Val Cab. 28%32%40%292 70.2 94.2 74.3 71.8 64.1 61.5 61.5 64.1 The mouth sees new activities for kids and weeky-..:....•:......... ..:..... 40. Hanel Park City, Pad City, Utah 18% 44% 38% 54 70.0 80.8 68.0 72.7 72.7 72.7 59.1 63.6 The resat will double in size, completing 46 mw cottages byJanuary 4 L Grand Lodge Crested Butte, $ Crested Butte, Cob 23%57%20% 246 69.6 87.3 76.1 100 76.2 61.9 3&1 47.6 A$5 motion spring makeoverfreshenedguest rooms and the spa. 41. Talon Plum, Steamboat Colo. 13% 56% 31% 80 69.6 84.3 81.2 100 73.9 60.9 34.8 52.2 Sta(fski dawn to mountain with handheld light an New Year's Ere. 43, Huntley Lodge, fig Sky, Mont 17% 25% 58% 182 69.4 82.1 87.4 929 59.5 64.3 54.8 4S.2 Former ski msmuctars perform a musical comedy ort Chet's Bar. M. Historic Taos inn, 7ms, N.M. 24% 25% 51% 36 68.4 75.8 73.7 75.0 66.7 667 70.8 50.0 The Adobe Borhas lure music and serves signature margadms. +45. Vail Marriott Mountain Resand Spa, Vail, Colo. 28% 32% 40% 345 67.8 94.2 74.3 80.2 60A 63.5 47.9 54.2 The new Southwestern gnB.Continuo, specializes in alMatural steaks. 46. Teton Mountain Lodge, Jackson Hong Wyo. 10% 40% 50% 128 67.1 88.8 81.3 75.0 75.0 60.0 40.0 50.0 Foot Reflexology Recovery is a newsber-friendly treatment at to spa 47 Hyatt Regency Lake Tahoe, Nortfistorm Tahoe, Cafe( 5%50`%25%422 67.0 71.6 59.5 69.7 74.2 72.7 62.1 59.1 Combat sunburn with asun fora! -on aloe and lavender spa treatment 41 Marnion, Timber Lodge, Heavenly Codi 20%45%35%232 67.0 76.1 61.4 96.9 78.1 62.5 37S 56.3 Heavenly has new trembing trails that reveal secret routes 4 Sheraton Steamboat Springs Resort, Steamboat Coit. 13% 56%31%315 67.0 84.3 81.2 926 53.7 59.3 42.6 $5.6 Catch the Winter Olympia freestyle triols in lace December. SO. fun2per5pcngs Resod, §Mammoth Mawtoin, Cafif 25% 40% 35% 210 661 90.6 63.8 100 54.5 59.1 45.5 54.5 The resod opened oski and mow600rdrental shop this fog, •. I 9"02h, OEM readers poll into the double -black -diamond abyss is a thrill. There arestill some spectacular gla- cial vestiges here: Expansive, endless runs welcome intermediates and yet allow ad- vanced skiers to test their mettle. I make my way down to the base for a quick lunch at Sushi Village, where the ahi poke—a pile of tender marinated tuna—is satis- fying and bottomless. To my disappoint- ment, the waitresstells me that the ice cave is closed because of the warm weather. She recommends hitting the slopes of 7th Heaven, a snowy expanse of terrain that rises above the bare spots and exposed rock that punctuate the middle and lower mountain, and where the valley views are outstanding. The 7th Heaven Express chairlift deposits me above tree line, at about 7,200 feet, where the runs have what I call the ambiguous-snowfield effect: The entire face has the look of a white mead- ow, with little differentiation between one trail and another. A few hundred yards down, where the tree line reappears, the clouds hang thickly like floating fields of cotton candy and the valley forms a bowl. The montage, in dramatic bands of dark gray, white, and pink, is strangely stun- ning. More rain is predicted for the eve- ning. The clouds, it seems, are Whistler's beauty and its bane. The next day dawns distressingly gray, and the dry -erase board at The Peak chair is blunt. "Warning: Marginal conditions" is scrawled in pen. "Experts only. Ex- tremely low visibility, like skiing in a bowl of milk." The scenic route to Franz's trail, which I'm dying to ski so I can experience what the Olympians will, entails a trip to Whistler peak—a trip that in today's con- ditions proves a mistake. The summit is shrouded in clouds, and with the white- out combination of wind, snow, and rain, I could be in Siberia. The problem with skiing in such con- ditions is that unless the mountain has idiot -proof signs, which Whistler does weary-vue wu—nnvun g a urn 4.a„ that carries 2,400 skiers per hour— make the average wait one minute. 89.3 Telluride, Colorado 87.4 Big Sky,Montana 97 i r�i.,..n� longings to the Westin, I bail out well be- fore the lifts close at 3:30. The following day dawns even grayer, so I decide to trade skiing for an afternoon Ziptrek tour of the mountains. This will entail zipping back and forth 80 feet above a white -water river that forms a crevice between Blackoomb and Whistler moun- tains, harnessed to steel lines up to 1,100 feet long. Our group of 12 begins on the Blackcomb side, climbing a series of cedar walkways and suspension bridges to elab- orate platforms built from 300 -year-old The soaring sensation not, you have no clue where you are or where you're going. Combine that with exposed rocks and the distinct likeli- hood of accidentally crossing over to the backside of the mountain and any sensible skier would feel uneasy. I bum- ble through Franz's—which is already marked with a giant sign trumpeting its Olympic status—about as gracefully as a bear on skis. Realizing that my time would be better spent moving my be- is part porachut Douglas firs. The soaring sensation—once you are securely strapped in and trust that your harness won't come undone and send you free -falling into the creek below—is part parachuting, partjumbo slide. It's like skydivingwithout the uncertainty. Outlast zip line is the shortest, but there's a catch. The guides want us to attempt it upside down. Their instructions are nonchalant: Just lean backwards and your center of gravity will follow. A slender young guide helps me push off, and sure enough, when I do as instructed, the harness pivots, seam- lessly slipping me into an inverted position. Soon my legs are slicing through the crisp air in a V One at a time, I remove my hands from the harness, which they are white - knuckling, and stretch both arms toward the river below. I scream even though 1 am not a screamer --because it seems wholly appropriate, a roller -coaster reflex. It oc- curs to me as I reach the platform at the other end, where the guides wait to break my momentum after I turn right -side up ing, part jumbo slide again, that for an adult there are few purely heart -surging novelties like this. That, however, was not what I had been thinking seconds earlier, rocketing through the sky, surrounded by ancient forests and glacial peaks. In those fleeting moments, all I could focus on were the cold crystals landing on my face crystals that I recognized, finally, as snow. For service information, see page 78. 74 CONnt NASITRAVELER ! co ¢aveler cora Top 50 North American Ski Resorts Swoosh down slopes, sip a scotch, and soothe muscles in a spa at these resorts. Rates quoted are for doubles during the month of December. A L B E RTA Fairmont Banff Springs, Banff, 403-762-2211; fairmonccom; $263-$420. Fairmont Chateau Lake Louise, Lake Louise; 403-522-3511; fairmontcom; $168-$580. BRITISH COLUMBIA Fairmont Chateau Whistler, Whistler; 604-938-8000; fairmont .com; $295-$76 1. Four Seasons Resort, Whistler; 604-935-3400; fourseasons.com; $292-$866. Pan Pacific Whistler Mountainside, Whistler; 604-905-2999; panpacific.com;$168-$633. Westin Resort & Spa, Whistler; 604-905-5000; westin.com; $388-$760. QUEBEC Fairmont Le Chateau Frontenac, Quebec City; 418-692-3861; fairmont.com; $168-$718. United States CALIFORNIA Marriott Grand Residence Club, South Lake Tahoe; 800-845-5279; marriottcom;$225-$300. Juniper Springs Resort, Mammoth Mountain; 760-924-1102; mammothmountain.com; $249-$425. Marriott's Timber Lodge, South Lake Tahoe; 530-542-6600; marriottcom; $137-$300. Plump)ack Squaw Valley Inn, Squaw Valley; 800-323-7666; plumpjack.com; $95-$375. Resort at Squaw Creek, Squaw Valley; 530- 583-6300; squawcreek.com;$179-$499. COLORADO Hotel Jerome, Aspen; 800.331- 7213; hoteljerome.com; $460-$870. Little Nell, Aspen; 970-920.4600; thelittlenell .com; $450-$995. St. Regis Resort, Aspen; 970-920-3300; stregis .com; $495-$775. Beaver Creek Lodge, Beaver Creek; 800-525- 7280; beavercreeklodge .net; $259-$599. Inn at Beaver Creek, Beaver Creek; 970-845- 7800; vbcrp.com; $219- $669. Park Hyatt Beaver Creek Resort & Spa, Beaver Creek; 970-949- 1234; hyatt.com; $199- $995. Pines Lodge, Beaver Creek; 970-845-7900; rockresorts.com; $219- $669. Ritz-Carlton Bachelor Gulch, Beaver Creek; 970-748-6200; riacarlton.com; $275- $1,225. Grand Lodge Crested Butte, Crested Butte; 888-823-4446;gmnd lodgecrestedbutte.com; $108-$218. Lodge & Spa at Cordillera, Edwards; 970-926-2200; rock resorts.com; $199-$799. Keystone Lodge, Keystone; 877.753.9786; rockresorts.com; $186-$358. Snowmass Club, Snowmass; 800-525-0710; snowmassclub.com; $225-$680. Sheraton Steamboat Springs Resort, Steamboat; 970-879-2220; sheraton.com; $179-$379. Steamboat Grand Resort Hotel, Steamboat; 877-306-2628; steamboatgrand.com; $175-$363. Torian Plum, Steamboat; 866-634-9616; resortqueststeamboatcom; $188-$803. Peaks Resort & Golden Door Spa, Telluride; 970-728-6800; thepeaksresomcom;$135-$939. Lodge at Vail, Vail; 970-476-5011; rockresorts .com; $199-$549. Sonnenalp Resort of Vail, Vail; 800-654-8312; sonnenalp.com; $350-$1,200. Vail Cascade Resort & Spa, Vail; 970-476-7111; vailcascade.com; $249-$569. Vail Marriott Mountain Resort & Spa, Vail; 970-476-4444; marnott.com; $189-$439. IDAHO Sun Valley Inn, Sun Valley; 800-786- 8259; sunvalley.com; $149-$249 Sun Valley Lodge, Sun Valley; 800-786-8259; sunvalley.com;$189-$269. MONTANA Huntley Lodge, Big Sky; 800-548- 4486; bigskyresortcom; $141-$347. Summit at Big Sky, Big Sky; 800-5484486; bigskyresortcom;$151-$400. NEVADA Hyatt Regency Lake Tahoe Resort, Spa & Casino, Incline Village; 775-832-1234; hyatt.com;$185-$435. NEW HAMPSHIRE Mount Washington Hotel, Bretton Woods; 800-314-1752; mtwashington.com; $280-$1,050. NEW MEXICO Historic Taos Inn, Taos; 888- 518-8267; taosinn.comt $60-$225. NEW YORK Mirror Lake Inn, Lake Placid; 518-523-2544; mirrorlakeinn.com; $220-$350. OREGON Sunriver Resort, Sunriver; 800-801- 8765; Sunriver-resort.com; $124-$209. UTAH Canyons Grand Summit Hotel, The Canyons; 435-615-8040; thecanyons.com; $482-$802. Goldener Hirsch Inn, Deer Valley; 800-252- 3373; goldenerhirschinn.com; $250-$610. Lodges at Deer Valley, Deer Valley; 800-453- 3833; lodges-deervalleycom; $240-$605. Stein Eriksen Lodge, Deer Valley; 435-649- 3700; steinlodge.mm; $375-$1,060. Hotel Park City, Park City; 435-200-2000; hotelparkcity.com; $399-$699. Cliff Lodge and Spa, Snowbird; 801.933-2222; snowbird.com; $189-$369. VERMONT Trapp Family Lodge, Stowe; 800- 826-7000; trappfamilycom; $198-$535. WYOMING Four Seasons Resort,Jackson Hole; 307-732-5000; fourseasons.com; $165-$850. Teton Mountain Lodge, Jackson Hole; 800- 801-6615; tetonlodge.com;$189-$329. ❑ METHODOLOGY The independent terms of Lieberman Research Group and Millard Group asked Conde Nast Trov. eler readers to evaluate 214 North American properties that they had visited in the past three years. Properties were rated excellent very good, good. fair, or poor on sev- en criteria -Terrain & Conditions. Lifts & Lines. Location, Rooms. Service. Dining/Food. and Other Facilities Scores represent the percentage of the first 1.501 readers who re- sponded and rated criteria excellent or very good Only properties that received a required minimum number of re- sponses were eligible to be included in these rankings. 78 CONDE NAST TRAVELER / cn¢aveler.com THE WAY WE LIVE NOW what's the ideal vacation home, and where do you find it? The results of our readers' poll A SECOND HOME IS WHERE YOU go to get away from it all, "it" being the various quotidian headaches—the leaky faucets, squeaky door hinges, and end- less piles of paperwork—that seem to overwhelm us in everyday life. Today, more Americans than ever own vacation homes, with 2.82 million such proper- ties purchased in 2004 alone. So one size couldn't possibly fit all: The beachside bungalow of your fantasy might be a mere sandy shack to someone whose What kind of ownership do you have? Sole owner of a house or an apartment ..................... 45% Time-share owner ................ 45% Fractional owner......................9% Member of a destination club.............................................. 2% In which locations do you own, or are you interested in owning, property? 23% United States. 86% Caribbean................................21 % Mexico ................... _-............... 19% Europe...................................... 17% Canada.............................. _... _... 6% Australia and the Pacific .......... 6% British Isles................................5% 12% Asia.............................................. 3% Ifyou already own or are interested in owning vacation property in the United States, where is it located (in order of preference)? Florida ...................................... 32% California .... - .......................... 24% Hawaii .......... - .... ..._................. 23% Colorado .... ........ ........ ........ _ 12% 144 ideal getaway is an aerie high above Lon- don. And with time-shares, fractionals, and destination clubs not only diversi- fying but complicating the real estate market, the options are almost limitless. Will your haven be in the city or the countryside? On the coast or in the mountains? A time-share or a tradition- al second home? We polled the readers of Conde Nast Traveler and got answers that reflect the breadth of choices available to buyers How would you describe your vacation home location? Resort community ................ 63% Village, small town, or rural... 23% Urban..........................................8% 52% Wilderness................................5% 45% What aspects of the surround- ing area are most attractive? Coast....................................... 78% Year-round good weather.. 52% Mountains ............................... 45% Local cultural attractions..... 34% Lake or river ........................... 32% Dry climate .............................. 15% Nightlife .................................. 13% Desert...................................... 12% In what year did you first purchase a vacation property? Most vacation properties were purchased after 1995, with 2001- 2004 being the prime years: 31 %of respondents purchased properties in that four-year period. How many days do you spend at your vacation home each year? 66% Up to 4 days...............................4% 52% 5 to 9 days ............................... 25% 10 to 19 days ........... _.............. 24% 20 to 29 days ............. _............ 15% 30 to 59 days ...... ...... _........... 16% 60 to 89 days ............................. 5% 90 or more days _................... 11 % today. Some commonalities, however, emerged among poll respondents—who were fairly evenly divided between own- ers of traditional second homes and of fractionals and time-shares. Eighty-six percent bought (or hope to buy) a sec- ond home in the United States, and 78 percent preferred the coast for a vaca- tion property. So although there's a home and a locale for every taste, it does sound like few can resist that beachside bungalow. r What activities do you most enjoy participating in while at your vacation home? Walking.....................................67% 66% Swimming .... .......... _................. 66% Driving around ...... ................. 52% Golf ......... ......... - ..... _............. .... 39% Hiking............... ... .......... ......... 37% Fishing .............. ...... - ..... _....... 24% Skiing ....................... _....... __...... 24% Games............................. _.......... 8% Camping...................................... 7% Is enough ...................................... 20% What especially appeals to you about the idea of owning a vacation home, fractional, time-share, or destination club membership? Having a vacation home in a place I want to return to often......... 82% Being near activities I enjoy --- 50% Having a place to bring together my family ................. _......... _- ... 46% The investment......_................40% The lack of hassle in planning and executing atrip ................ 39% Income from renting when I'm not there ................................... 22% Having a place to retire to ....21 % It's more urban or rural than my primary residence............ 16% What especially important obstacles do you see to owning a vacation home? Maintaining it ............ _.............. 66% 1 prefer to travel to lots of different places....................46% Feeling locked in to traveling to the same place....................45% The expense ............................. 34% 1 worry that it'll eventually seem restrictive when I want to travel elsewhere ................................. 32% Maintaining one home Is enough ...................................... 20% 1 don't have the free time to make it worth it .................. 18% I can't afford it .......................... 14% Do you have more than one vacation property or mem- bership in a destination club? No, just one ............................ 63% Two.......................................... 24% Three.......................................... 8% Four.................... _....................... 2% More than four ......................... 3% Do you have privileged access to sister properties of your va- cation home in other locations? Yes............................................ 52% No....... _............. ..................... 48% CONDE NAST TRAVELER I entraveler.com