TC Council Packet 01-18-2000STATE OF COLORADO )
COUNTY OF EAGLE )
TOWN OF AVON )
SS
NOTICE IS HEREBY GIVEN THAT A WORK SESSION OF THE TOWN COUNCIL OF THE
TOWN OF AVON, COLORADO, WILL BE HELD JANUARY 18, 2000, AT 3:00 P.M. IN THE
MUNICIPAL BUILDING, 400 BENCHMARK ROAD, AVON, COLORADO FOR THE PURPOSE
OF DISCUSSING AND CONSIDERING THE FOLLOWING:
3:00 PM - 4:45 PM I .) Contract Negotiations (Executive Session)
4:45 PM - 5:00 PM 2.) Fire Discussion
AND SUCH OTHER BUSINESS AS MAY COME BEFORE THE COUNCIL
THIS MEETING IS OPEN TO THE PUBLIC
TOWN OF AVON, COLORADO
BY:
is ash
Town Clerk
POSTED AT THE FOLLOWING PUBLIC PLACES WITHIN THE TOWN OF AVON
ON JANUARY 14, 2000:
AVON MUNICIPAL BUILDING IN THE MAIN LOBBY
AVON BEAVER CREEK TRANSIT BUS STOP AT AVON CENTER
AVON RECREATION CENTER
CITY MARKET IN THE MAIN LOBBY
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Memo
Date: January 14, 2000
To: Mayor and Town Council
T h r u : Bill Efting, Town Manager
From: Michael Matzko, Director of Community Developmen
Re: Further comparison of approved and proposed Lot C Detelent Plans
This memo is to clarify several points of discussion during and immediately following the
January 11 work session regarding the Lot C final development plan proposed by Vistana, Inc.
In particular, this memo addresses:
1. The difference between Gross Floor Area (GFA) and Gross Leaseable Floor Area (GLFA);
2. A comparison of the October 1998 PUD Vistana's proposed development plan.
3. A comparison of the distribution and mix of uses in the proposed plan with those in the
existing and approved projects within the Town Center.
4. The number of timeshare units proposed by Vistana.
Measuring Floor Area
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A three-story building of the same outside 100
dimensions (footprint) is measured by multiplying
the GFA of one floor times the number of floors: 5,000 sf x 3 floors = 15,000 sf GFA.
Gross Leaseable Floor Area, or GLFA, is measured by subtracting permanent lobbies, public
restrooms, permanent corridors, stairwells, mechanical rooms, and other non-occupied space,
from Gross Floor Area. Outside walls are still included, however.
GLFA is used to determine more effectively the average number of people in a building, usually
for purposes of determining parking demand or vehicle trip generation.
Gross Floor Area or GFA, is the entire floor area
within a building, measured from the outside of the
exterior walls, for each floor.
The first example (right) is a single-story building
in plan view, 100 feet long by 50 feet wide. GFA is
measured by multiplying length times width: 100 ft
x 50 ft = 5000 square feet (sf) GFA.
The second example (right) is the same single-story
building used above, with a public lobby, permanent
hallway, public restrooms and a mechanical room
represented by shading. The total floor area of the shaded
portion is approximately 1,250 feet. This area is
subtracted from GLA, and the result is 3,500 sf GLFA
(5,000 - 1,200 = 3,500).
3,500 sf GLFA
100
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f:\council\memos\miscellaneousUotc comparison jan 12.doc
Memorandum to Town Council re: Lot C development plan comparision
January 14, 2000
Page 2 of 3
Comparing the October 98 PUD with Vistana Lot C proposal
During the January 11 work session it was pointed out that the restaurant in the hotel was not
included in Vistana's calculation of retail floor area.
• Without the restaurant, the Vistana plan includes 14,800 sf GLFA of retail area, equivalent to
21,000 sf GFA.
• The restaurant adds 1,620 sf GLFA (the seating area), equivalent to 2,700 sf GFA.
• With the restaurant, the proposed development plan includes 16,420 sf GLFA of
"Office/Retail and 23,700 sf GFA"
The summary table below includes the restaurant floor area, as well as the percentage changes
between the October 1998 PUD and the Vistana proposal.
PUD Oct 98 Current Change % Change
Hotel rooms 143 136 -7 -4.9%
Timeshare Units 116 140 24 20.7%
Retail/commercial area (GLFA) 27,000 16,420 -10,580 -39.2%
RetaiVcommercial area (GFA) 38,130 23,700 -14,430 -37.8%
Structured/Underground parking 313 345 32 10.2%
Surface Parking 65 43 -22 -33.8%
Please note that the number of parking spaces has not changed; the application maintains that
this area is not included in calculating parking demand because the restaurant is a minor
accessory use within the hotel. If the restaurant were to be a full-service restaurant, then it would
require an additional 9 parking spaces.
Lot C compared with neighboring Town Center properties.
All of the existing and approved development in the Town Center south of West Beaver Creek
Boulevard consists of multistory buildings with a vertical mix of uses. In each building the
ground level is comprised of commercial space that is either retail or is convertible to retail.
There are no hotel rooms, timeshare units or residential units on the ground floor.
• The Seasons at Avon, for example, has approximately 70,000 sf GLFA of commercial area
on the ground floor, and residential units on the upper floors.
• The Avon Center building has approximately 22,000 GLFA of commercial space on the
ground floor, and an additional 18,000 GLFA of commercial on the second floor, and
residential units on the upper floors.
• The approved Development Plan for Lot B includes 23,800 sf GLFA of ground and second-
level commercial, and 82 hotel rooms above
In contrast, Vistana proposes to construct its timeshare building as Phase I, with a potential
ground floor of over 30,000 sf GFA. Only 6,500 sf of this is potential retail. Of the remaining
area, 7,200 sf is to be used for lobby, fitness area and back of house; 16,500 sf is dedicated to
structured parking.
Number of proposed timeshare units
Vistana's application and development plan includes 140 timeshare units. However, each of
these units consists of a one-bedroom main unit with a kitchen, plus a one-bedroom lockoff unit
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Memorandum to Town Council re: Lot C development plan comparision
January 14, 2000
Page 3 of 3
with a microwave and refrigerator.
During the Planning & Zoning Commission meeting on December 21, 1999, Vistana stated its
intent to lease and/or subdivide these units. Their position is that the timeshare industry depends
upon this type of flexibility of leasing and ownership, and that the two units would function the
same as a two-bedroom unit. Vistana points out that the 1998 PUD approval requires .6 parking
spaces per timeshare bedroom, not 1.2 spaces per unit.
P&Z's recommendation for approval of the PUD includes a condition that leasing or subdividing
of these units not be allowed.
At the extreme, one could argue that subdividing or separately leasing each two-bedroom
timeshare unit effectively doubles the number of units, resulting in a 280 unit timeshare project.
As a practical matter, however, the impact of this approach is probably somewhere in between
140 and 280 units. Since this issue came up relatively late in the review process; staff has not
found at a method of assessing the impact of Vistana's approach.
Conclusion
• Comparing the floor area of retail in the two proposals is meaningful so long as both numbers
are expressed the same: Gross Floor Area or Gross Leaseable Floor Area. Otherwise you're
comparing apples and oranges.
• The floor area of the restaurant, which wasn't included in the January 5 comparison between
the October 98 PUD and Vistana's proposal, is now included. The revised amount of retail
area in the Vistana plan remains significantly below that contemplated by the 1998 approval.
• The amount and distribution of ground-floor commercial area do not compare favorably with
existing and approved Town Center development.
• Staff became aware of the proposed subdivision of two-bedroom timeshare units into
separate units at the December 21 P&Z meeting. It is presented in this memorandum in the
event that Council wishes to discuss it during the January 18 work session.
Please let me know if you have any questions about this summary.
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