SECTION ELEVEN. PHASING ELEMENT The

Transcription

SECTION ELEVEN. PHASING ELEMENT
The Planned Resort development shall have a phasing element to ensure that development within
a Planned Resort occurs in logical sequence within the Planned Resort including amenities and
necessary public service expansions.
A. OVERVIEW
The phasing sequence is intended as a guide as to how phasing of the project may occur. The
Phasing Plan has been developed based on consideration of physical, economic and market
factors. Since these factors may change over time, there may be changes to the phasing plans
over time.
Each phase of the project will be self sufficient should the proposed phases either not occur, take
longer to occur, or be modified.
1. Phasing Plan Criteria
The Phasing Plan considers the following factors:
•
Additional accommodation units are needed early in the project to replace the
existing 96 units that are in need of upgrading, and to supplement and eventually
provide higher quality accommodation to meet the needs of the destination visitor.
•
There should always be enough parking both to accommodate the additional
overnight guests and to meet the needs of the day skiers. Day skier parking lots are
retained and/or reconfigured to provide adequate day skier parking throughout
project construction.
•
Continue to increase recreation opportunities at the resort to enhance its attraction as
a destination in both winter and summer. Summer recreation elements are introduced
early to support the emphasis on being a year round resort
•
The project phasing introduces a representative mix of accommodations and
residential lifestyles as the project progresses. Development of clusters of the singlefamily, townhouse and cabin units in the residential and accommodation plan area
will occur concurrently with development of the resort center.
•
The existing resort and new phases of the resort that are added will continue to
operate during construction of other components of the resort. Temporary mitigation
measures will be included as needed to ensure that this will occur.
•
Phases are coordinated with the logical extension of roads, utilities and other
infrastructure services and amenities.
Grand Targhee Resort Master Plan
Section Eleven. Phasing Element
11 – 1
June 2006
2. Phasing Schedule
It is anticipated that construction of the four phases of the project will occur over a fifteen
to twenty year period. The start date for construction will occur approximately one year
from the recording of Final Approval for the PUD District for Planned Resort. The
construction of each phase is anticipated to take three to four years.
3. Construction
Construction will be carefully implemented in relation to minimizing impacts to regular
activities at the resort and to ensure the natural landscape of Grand Targhee Resort is not
unduly damaged during construction.
•
A Construction Management Plan shall be prepared for each proposed development
project in the resort.
•
These plans will need to address protection of resources, storage of materials, storage
yards, staging area locations, signs to direct delivery, waste disposal, recycling,
minimizing impacts of vehicles used by construction workers, e.g. encourage
carpooling or shuttle workers to the site.
•
Erosion control during construction shall be carefully planned based on Forest
Service mitigation measures, the requirements of Teton County and best management
practices.
•
There will be monitoring of construction activities and enforcement of construction
management plans. Grand Targhee Resort will develop a monitoring program for all
construction to assure that building proceeds in accordance with the proposed
mitigation plans and principles of sustainability.
B. DESCRIPTION OF DEVELOPMENT PHASES
The following are short written descriptions of the development proposed for each of the phases
one through four that are contemplated for the project. Please also see Table 11-1. Phases 1
through 4; 11-A: The Key to Phasing, 11-B: Existing Conditions, and 11C: Project Phase 1
through 11-F: Project Phase 4, following.
Phase One
•
The first two buildings to be constructed will be Buildings E and F. The intent is to
provide additional accommodation on site to replace the units that will be lost when
the existing lodges are removed and to begin the supply of additional units for a
destination resort. Approximately 70 units will be included, and 4,455 sf of resort
services and amenities. Parking for the uses will be in structured garages beneath the
buildings.
•
Temporary parking will be provided. The south west access road will be improved to
accommodate overflow parking. Gravel shoulders will be provided.
11 – 2
June 2006
•
Upon completion of Buildings E and F, the following existing facilities will be
removed: tennis courts, Rendezvous Lodge, Sioux Lodge (32 units), and restrooms.
Teewinot Lodge with 48 units and Targhee Lodge with 16 units will remain.
•
The new Building B will be constructed. Building B is a mixed-use building with
approximately 85 units, 10,000 sf of commercial uses, and 11,236 sf of resort
services and amenities and 5,900 sf of support/circulation space. Parking for the uses
will be in a structured garage beneath the building.
•
The first steps in creating the new public space will occur as the water feature is
started between buildings E and F. The 45,000 sf recreational pond will also be
created in this Phase.
•
Parking area 2 will be expanded in the direction of buildings E and F. The south
west road will be extended to the single family area at the southern end of the parcel.
It will end in a cul de sac. Overflow parking along the road will be reduced from
220 spaces to the 95 spaces that will remain for the entire project.
•
The first residential accommodation units will occur in the south western parcel
comprised of 13 single family lots and 24 townhouses.
•
A public dedication site for community use shall occur within two years of the
first development permit approval within the PUD (expected to be timed to
occur in Phase One).
Phase Two
•
Upon completion of Phase One, the following facilities will be removed: the ski
school, powder scouts, fitness cabin, and the kids club structures.
•
The new Buildings A, C and J will be constructed. Building A will be the adult ski
school and temporary children’s ski school. Building C will be linked to Building B.
Approximately 119 units will be included, and 5,400 sf of commercial uses. Parking
for the uses will be in a structured garage beneath the buildings. Seven employee
units will be built.
•
On Forest Service land just west of the resort center and above the wetlands, a
beginners ski slope will be configured. A new beginners ski school will occur on the
private land. There will be a magic carpet to transport beginner skiers back up the
slope.
•
New ski lifts will be placed to facilitate connections from the Center to the mountain
and to provide a new beginner ski area. There will be a beginner lift on Forest
Service land. A new ski lift will be placed on the west side of the site. There will be
an extension to the Shoshone lift to improve connectivity to the beginner ski area.
•
Temporary parking during this phase will be in expanded Parking Area 4. A new
road will be constructed on the west side of the site, along with associated utilities.
The road to the wastewater site will be reconfigured. The existing parking area will
be expanded.
11 – 3
June 2006
•
In the western parcel, served by the new road, residential accommodation units will
occur. There will be thirteen single family lots, eighteen cabins and eighteen
townhouses. Ski easements will be provided to connect the new residential
developments to the mountain.
•
Upon completion of the first set of buildings in Phase Two, the following facilities
will be removed: the Trap Bar, Rendezvous Lodge, Targhee Lodge and the ice rink.
•
The new Buildings D, G, H, I and M will be constructed. Building D will be the
Children’s Center and will include four employee housing units. Buildings G, H and
I will be for commercial uses of approximately 17,664 sf. Building M will be a
mixed use building with approximately 56 units, 8 employee housing units, 6,000 sf
of resort services and amenities and 1,080 sf of support/circulation space. Parking
for the accommodation uses will be in a structured garage beneath the building.
•
The public plaza and major pedestrian elements will be started.
•
The parking area will be further reconfigured. The road to the west parcel, along
with utilities, will be extended north to serve the new maintenance facility’s site. The
maintenance facility will be relocated from near the parking area to it new location at
the previous wastewater facility on National Forest land.
•
Seventeen new townhouses will occur in the triangle of land located in the western
parcel
Phase Three
•
The new Buildings K and L will be constructed. They will include about 15,000 SF
of commercial space. The new mixed use Buildings N, O, P and Q will also be
constructed. Approximately 62 units and three employee units will be included, and
17,000 sf of commercial uses.
•
The public plaza will be mostly complete in this phase.
•
New recreation related buildings will occur around the pond. They are Buildings BB,
CC, and DD. Building AA will be the medical clinic. Building BB will be the
recreational facility with an associated aquatic center. The three buildings will
include seven (7) employee units. Building II will be the stables. The buildings will
be connected via a spur road access with a parking and drop off area. The
intersection with the main access road will be improved.
•
In the north west area of the site, 24 single family lots will be configured. A ski
easement will be provided to connect the new residential development to the
mountain.
•
The new accommodation Buildings R, W and V will be constructed. Approximately
52 units will be included. Parking for the uses will be in structured garages beneath
the buildings. Building R will have three employee units.
11 – 4
June 2006
•
11 cabins will be built in the resort center area.
•
New recreation related buildings will occur around the pond. They are Buildings EE,
FF and GG. The parking lot in that area will be expanded.
•
In the north west area of the site, 25 townhouses will be added.
Phase Four
•
The new lodging and accommodation Buildings S and T will be constructed.
Approximately 54 units will be included and 4 employee units. Parking for the uses
will be in a structured garage beneath the building.
•
Building HH, with 12 employee units will be constructed.
•
The new lift 8 on the east side will be installed.
•
Parking Area 2 will be removed to accommodate the new buildings. Parking Area 4
will be improved and parking spaces will be formalized.
•
In the east area of the site, the road will be extended, along with utilities. 35 cabins
will be built.
•
The new lodging/accommodation Buildings X, Y and Z will be constructed.
Approximately 93 units will be included and 4 employee units. Parking for the uses
will be in structured garages beneath the buildings.
•
7 cabins and 22 townhomes will be built in the resort center.
•
Parking Area 3 will be removed from the center of the resort plan area to
accommodate the new buildings. The first half of the parking structure in Parking
Area 4 will be built and then the second half of the parking structure will be
completed. The total day skier parking will be 745 permanent spaces and 95
overflow spaces.
•
The water feature that runs through the Resort Plan Area will be connected to the
pond.
•
Completion of Phase Four will be the completion of the Grand Targhee Resort as
proposed in this Master Plan.
C. PUBLIC BENEFITS RELATED TO PHASING
The phasing of the public benefits are included in the above description of the project phasing. A
land dedication site for community use shall take place within two years of the first
development permit approval within the PUD. Further detail is provided in Section Fifteen.
Responses to Other Pertinent Teton County Land Development Regulations, D. Development
Exactions.
11 – 5
June 2006
D. COORDINATION WITH PUBLIC SERVICES
Phasing shall be coordinated with the improvements schedule or capital improvements
program of public or semipublic service providers.
E. STANDARDS AND MONITORING
See Section Twenty-Two: Standards and Conditions, page 67 for the Schedule of
Improvements that identifies responsibilities for monitoring relative to the standards
established in the Grand Targhee Resort Master Plan.
As outlined in the Teton County LDR’s further detail on the establishment of performance
objectives and subsequent program monitoring and reporting will be achieved within the
process of review of the Master Plan. Grand Targhee Resort will work with county staff, the
Forest Service, and representatives from the Teton Valley, as review of the Grand Targhee
Resort Master Plan proceeds.
11 – 6
June 2006
Table 11-1
PHASE ONE
Building Type
Use
Footprint (SF)
Level 1
11,226
10 units @ 1,000
Level 2
Level 3
Level 4
# Emp Units
# of Units
Total SF
42
42,000
28
28,000
RESORT CENTER
BUILDING E
Lodging and Accommodation
Support/Circulation
BUILDING F
8,940
Resort Services and Amenities
1,300
1,300
1,300
5 units @ 1000
8 units @ 1,000
8 units @ 1,000
7 units @ 1,000
800
800
800
30 units @ 405
30 units @ 405
25 units @ 405
5,200
3,940
Support/Circulation
BUILDING B
10 units @ 1,000 11 units @ 1,000 11 units @ 1,000
1,300
0
23,842
Commercial
10,000
11,236
Support/Circulation
1,100
3,940
2,400
85
34,425
10,000
11,236
1,600
1,600
1,600
Proposed Units Subtotal
5,900
155
Area Subtotal
143,101
RESIDENTIAL AND ACCOMMODATION UNITS
Single Family Lots
Residential
Townhomes
1,200
Cabins
16,000
13 lots
13
24 units
24
37
EXISTING UNITS
Targhee Lodge (16)
16
Teewinot Lodge (48)
48
Existing Units Subtotal
64
TOTAL PHASE ONE
256
143,101
DAY SKIER PARKING
Amount Spaces
Parking P1
0
Parking P2
283
Parking P3
160
Parking P4
423
Overflow Parking P5
Total Parking Phase One
95
961
CUMULATIVE TOTALS PHASE ONE
AMOUNT FREEMARKET UNITS
AREA(SF) COMMERCIAL, RESORT SERVICES & SUPPORT
256
76,170
11 - 7
April 2006
Table 11 - 1
PHASE TWO
Building Type
Use
RESORT CENTER
BUILDING C
Footprint (SF)
Level 1
30,826
Level 2
20 units @
1000
Employee Housing
BUILDING A
Level 3
20 units @
1000
7 units @
1,200
Level 4
20 units @
1000
7 units @
1,200
Level 5
21 units @
1,200
Level 6 # Emp Units
20 units @
1,200
BUILDING H
BUILDING I
BUILDING G
BUILDING M
Total SF
60
60,000
55
66,000
1,920
1,920
4,800
6
9,184
6 units @ 800
9,184
2,684
4 units @
1,500
4
Employee Housing
BUILDING J
BUILDING D
# of Units
1
Commercial
(Children's Center)
2,700
8,769
1 unit @ 500
2,700
2,700
3,690
8,770
3,700
2,292
2,840
23,769
Support/Circulation
3,700
2,292
2,840
3,700
2,292
2,840
8 units @
1,200
500
5,400
17,540
5,080
4 units @
800
Employee Housing
Commercial
Commercial
Commercial
16 units @
1,200
4
19 units @
1,200
56
13 units @
1,200
6,000
1,080
Employee Housing
5 units @ 500
11,868
6,000
3,200
7,400
4,584
5,680
67,200
6,000
1,080
2 units @
500
1 units @
500
8
19
4,000
175
Area Subtotal
273,172
Single Family Lots
Residential
Townhomes
Cabins
1,200
1,600
13 units
35 units
18 units
13
35
18
66
EXISTING UNITS
Teewinot Lodge (48)
48
Existing Units Subtotal
48
TOTAL PHASE TWO
DAY SKIER PARKING
289
273,172
CUMULATIVE TOTALS PHASE TWO
Amount Spaces
Parking P1
Parking P2
Parking P3
Parking P4
Overflow Parking P5
Total Parking Phase Two
19
0
283
163
432
95
973
DEVELOPMENT ON FOREST SERVICE LAND
Building Type
Use
Footprint (SF)
Maintenance Facility
Support/Circulation
10,000
(excludes basement) Resort Services & Amenities
Proposed Sub-Total
Level 1
10,000
481
120,483
Level 2
Total SF
10,000
20,000
11 - 8
April 2006
Table 11 - 1
PHASE THREE
Building Type
RESORT CENTER
BUILDING K
BUILDING L
BUILDING N
BUILDING O
BUILDING P
BUILDING Q
BUILDING AA
BUILDING BB
BUILDING CC
BUILDING DD
BUILDING II
BUILDING EE
BUILDING FF
BUILDING GG
BUILDING R
Cabins
Use
Commercial
Commercial
Support
Commercial
Commercial
Employee Housing
(Medical Clinic/Ski Patrol First
Employee Housing
Employee Housing
Employee Housing
Employee Housing
Stables (1500 SF not included in
total area)
Employee Housing
Footprint (SF)
Level 1
Level 2
4,663
3,000
4,410
5,775
4,600
3,000
4 units @ 1,100
4 units @ 1,200
1,653
4,200
4,600
3,000
4 units @ 1,100
4 units @ 1,400
4 units @ 1,100
3 units @ 1,500
3 units @ 1,200
11 units @ 850
3 units @ 1,200
11 units @ 850
11 units @ 850
1 unit @ 500
5,860
1 unit @ 500
5,860
1 unit @ 500
2,530
3
1 unit @ 800
5,808
1 unit @ 800
1 unit @ 800
4
5,250
11,120
Level 3
Level 4
# Emp Units
# of Units
12
11
6
33
7,500
1,810
6,660
5,808
1,524
900
1,500
3,983
1,745
6,400
21,013
2,530
1 unit @ 800
5,000
1 unit @ 800
1,448
1 unit @ 800
900
1 unit @ 800
1,500
3,983
1,745
6,400
12 units @ 1,000
1,716
1 unit @ 500
1
1
1,500
8 units @ 1,000
1,087
52
3
11 units @1600
11
13
9,200
6,000
13,200
14,900
1,653
4,200
7,200
28,050
7,500
1,810
1,500
16,780
3,200
10,808
800
1,448
800
900
800
1,500
1
4,245
3,225
16 units @ 1,000 16 units @ 1,000
1,043
1,043
1 unit @ 500
1 unit @ 500
Total SF
3,983
1,745
13,870
52,000
4,889
1,500
17,600
125
Area Sub-Total
227,836
Single Family Lots
Townhomes
Cabins
Residential
1,200
1,600
24 units
25 units
24
25
49
TOTAL PHASE THREE
13
174
227,836
CUMULATIVE TOTALS PHASE THREE
607
206,769
DAY SKIER PARKING
Parking P1
Parking P2
Parking P3
Parking P4
Overflow Parking P5
Parking P6
Total Parking Phase Three
Amount Spaces
0
160
163
478
95
70
966
11 - 9
April 2006
Table 11 - 1
PHASE FOUR
Building Type
Use
Footprint (SF)
Level 1
Level 2
Level 3
8,703
7 units @ 1,000
8 units @ 1,000
8 units @ 1,000
1,374
374
374
Level 4
# Emp Units
# of Units
Total SF
23
23,000
31
31,000
RESORT CENTER
BUILDING S
Support
BUILDING T
13,535
Support
2,122
8 units @ 1,000 12 units @ 1,000 11 units @ 1,000
4,458
BUILDING HH
Employee Housing
Employee Housing
Cabins
7 units @ 1600
Townhomes
22 units @ 1200
4,458
2 units @ 500
2,783
6 units @ 500
2 units @ 500
6 units @ 500
4
2,000
12
16
6,000
7
11,200
22
26,400
83
Area Sub-Total
106,180
Single Family Lots
Residential
Townhomes
1,200
Cabins
1,600
35 units
35
35
TOTAL PHASE FOUR
16
118
106,180
DAY SKIER PARKING
Amount Spaces
Parking P1
0
Parking P2
0
Parking P3
0
Parking P4
675
Overflow Parking P5
95
CUMULATIVE TOTALS PHASE FOUR
Parking P6
70
AMOUNT UNITS
Total Parking Phase Four
840
725
213,349
11 - 10
April 2006

SECTION ELEVEN. PHASING ELEMENT The

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