GENERAL AND TEAM
Who is the Developer?
The developer, Empire Residences LLC, is a partnership between Aspen Group and Summerset Corp. Their combined experience exceeds over 65 years of luxury condominium projects with an emphasis on Deer Valley. In Deer Valley alone, Aspen Group has built Deer Lake Village, The Lodges at Deer Valley, Silver Baron Lodge and The Chateaux at Silver Lake. Deer Valley projects for Summerset include Chaparral, Comstock Lodge, Red Stag Lodge and Black Bear Lodge. View Aspen Group’s website. View Summerset Corp’s website.
Who is the Architect?
The architecture firm is Beecher Walker from Salt Lake City, Utah. Their portfolio includes large scale commercial, residential and hospitality projects throughout Utah. Beecher Walker & Associates (BWA) is a progressive architectural firm specializing in master-planning and design/build architecture. BWA has worked closely with local engineers, architects and construction firms and understands what it takes to produce a quality design/build facility with a spirit of partnering and cooperation among all team members. BWA has incorporated traditional architectural services with state-of-the-art computer technologies to provide unparalleled design and architectural services. View Beecher Walker’s website.
Who is the Interior Designer?
Alder & Tweed, a local Park City firm, is the designer for Empire Residences. They have extensive experience with various Park City and Deer Valley new developments including 205 Main Street, Nakoma, The Belles at Empire Pass, and numerous custom homes. They have also been invited to re-design specific residences at the Parkite, Silver Strike Lodge, and the Montage. View Alder & Tweed’s website.
Who is the Builder?
The builder is Rimrock Construction from Salt Lake City, Utah. Rimrock has extensive experience in developing and constructing various types of projects including retail, hospitality, industrial and residential. They were recently announced as one of Utah’s 100 fastest growing companies. View Rimrock’s website.
Where is Empire Residences Located?
Empire Residences is located at 7695 Village Way, Park City,Utah. This sought after location in Deer Valley is within the Village at Empire Pass. Empire Residences is next to Shooting Star and adjacent to the Silver Strike Chairlift and the Silver Buck ski run.
Where is the ski access? Where can I buy my lift ticket?
Empire Residences is sited at the base of the Silver Strike chairlift. Access to the ski run is out the west side of the building, direct to the lift. Deer Valley Resort operates a lift ticket office for Empire Pass guests, located next to the Silver Strike chairlift.
What winter/summer activities are offered in Empire Pass?
In addition to world renowned skiing, Deer Valley and Park City offer an abundance of year-round recreational options. Winter activities include snowmobiling, tubing, snowshoeing and cross-country skiing. Summer activities include hiking, biking, running, boating, fishing, golfing, festivals and outdoor concerts.
How many residences are available?
There are only nineteen condominium residences for sale.
What are the size of the residences?
The nineteen residences include three, four and five bedrooms floor plans. These range in size from approx 2,198-3,678 square feet. All bedrooms offer en-suite bathrooms plus each residence includes an additional 3/4 bath.
Will the residences be sold furnished?
The residences will be sold unfurnished. Alder & Tweed has designed the interiors and would be a great choice for a buyer to continue to work with in outfitting their home.
What are the price points?
Empire Residences represents an exceptional value for ski-in, ski-out property in Deer Valley, and is priced lower than nearby new construction competition and resales. The residence prices range from $2,475,000 – $4,816,000. This calculates to approx $1,055 – $1,488 PSF with a blended average of about $1,280 PSF. This pricing also includes the $100,000 Talisker Membership Deposit.
What are the design features, materials & style of Empire Residences?
The overall design style for Empire Residences is a sophisticated and inviting contemporary look, featuring natural and organic materials to blend with clean architectural lines. The recent trend in Park City and Deer Valley has gone quite far to the modern style. Empire Residences plans to pull back slightly from an overly modern design to create a unique product that offers a more relaxing and hospitable ambiance.
Will there be various color palettes to choose from?
Yes, there are two color palettes to choose from. There is a lighter palette named “air” and a more bold palette named “earth”. Each palette offers a complete list of selected materials and finishes.
Are appliances included? What are the specifics?
Yes, all standard appliances will be included. The list includes professional grade stainless steel appliances. Please see our residence features list for specific appliance inclusions and details.
Will a washer & dryer be included?
Yes, a washer and dryer will be included with purchase.
What are the ceiling heights?
The various heights of the ceilings range from approx 10’ 0” with some areas such as bathrooms at 9’ 0”. These are approximate measurements from the architectural plans and the finished product may vary.
How will the units be heated? Will they have A/C?
The residences will have forced air heating, with energy star rated furnaces. Each residence will also have AC included.
Will there be steam showers?
Steam showers will be included for Master Bathrooms, and can be added as an upgrade to other bathrooms where spacing allows.
Will there be window coverings included?
All windows and exterior doors will include window coverings, chosen by the developer to meet the standards of the HOA and design requirements set by the Empire Pass Master Association.
Are there any views?
All residences have been designed with living rooms, dining and kitchens facing east towards Village Way. This produces views looking east to Silver Lake, southeast to Bald Mountain, and northeast to the Uintas and down valley of Park City. The bedrooms are facing west toward the ski run. Views include mountain, valley and ski runs. The developer cannot guarantee any future impediments to views such as surrounding buildings, trees, etc. It is up to each buyer to determine the quality of, and future of current views, to their own satisfaction.
Will the residences feature individual patios/decks?
A very unique feature to Empire Residences is the design of expansive outdoor spaces for each residence. Each residence will boast a large covered deck at the front of the building. All units also have an outdoor deck on the backside of the building off the Master Bedroom. The north stack of units will feature a third deck on the north side of the building.
Will private hot tubs be allowed on the residence’s patios/decks?
Another very unique feature to Empire Residences is the design for individual residence hot tubs. This has not been accomplished in Empire Pass condos and will be the first of its kind. The hot tubs are designed to be recessed into the deck framing by approximately 18 inches. The upper portion of the hot tub will extend approximately 18 inches above the deck, with bench framing around the hot tub to conceal the tub. Because of the specific design requirements and approvals, hot tubs will be chosen by the developer to be consistent throughout the building and will be included in the purchase.
Will the deck be heated for snow melt?
Yes, a snow melt radiant heating system will be included in the design of the outdoor decks. During heavy winter storms, the HOA may need to access the deck for additional snow removal.
Are there fireplaces?
Yes, there will be a gas fireplace in the living room and master bedrooms.
Can I make any customizations to my unit or add any upgrades?
The developer is open to buyer requests, within reason, in advance of construction. As construction progresses, it will become more difficult to introduce any design changes. Please contact us with specific questions and we will see what can be done.
Do the units offer a central lighting system (ex. all on/all off)
Yes, there will be a basic lighting package with limited lighting automation. Additional upgrades and packages will be determined.
Will there be a standard AV package included, or packaged upgrades?
There will be an included low voltage wiring package for internet, AV and distributed audio throughout the home.
Will automated window shades be included?
Window coverings will be included to be sure the exterior of the building remains consistent, and follows the guidelines set by the Empire Pass Master Owners Association. Automation systems for the window coverings will be offered as an upgrade.
What level of internet service will be provided? Residences & Common Areas.
A private and secure wireless internet system will be provided by the developer and the monthly fees for internet service will be paid by the HOA. Each residence will have its own secure network established and there will be an overall building network available to guests and for use of residents while visiting common areas of the building.
Will satellite or cable TV service provided?
The HOA will set up service with either satellite or cable TV. The HOA will cover the expense for a basic programming package for the residences and for the common areas. Additional upgrades of service will be made available to each residence. Details and pricing TBD.
SERVICES AND AMENITIES
What features & amenities are included in the building?
Empire Residences will feature a large common area of amenities on the main level of the building. Amenities will include a ski locker room, front lobby, aprés-ski lounge and pub, coffee bar, fitness center, and outdoor “ski beach” patio with seating, fire pit and BBQ, and an underground parking garage with individual storage units.
What services will be provided?
The Empire Residences HOA will manage the building common area and amenities including maintenance, repairs, snow removal, utilities, insurance, and daily operations. Deer Valley Resort Lodging has been selected as the property manager. They are equipped to offer additional services such as ski rentals, ski tuning, residence vacation rental programs, residence interior management, concierge services, airport shuttle coordination, etc. The Empire Pass Master Owners Association offers additional services such as “dial a ride” for all owners in Empire Pass.
What size are the ski lockers?
The ski lockers are planned to be larger than what is typically found in similar buildings nearby, allowing room for numerous skis and equipment. Each locker will include built-in shelves, hooks, racks, etc. Each residence will receive one locker.
Will there be additional owner storage in the building?
Yes, there are private storage closets located in the parking garage at the front of each owner’s designated parking space. Most of these closets are sized at nearly 9 feet wide with depths ranging from approx 3 feet – 5 feet. This should provide ample storage room for bikes, golf clubs, and other miscellaneous items.
Will there be owner storage lock-off in the unit?
Many of the residences do offer options for owner lock-off storage within the condo. Most of the Master Bedrooms include two closets – a large walk-in and a standard size closet. This dual closet design offers the ability to have a his/her configuration, or lock one closet off for the owner, and leave the other available for renters or guests. There will also be additional cabinetry in the living room wet bar area, another potential location to lock off a few cabinets for personal items.
Will there be dedicated parking?
Yes, there is an underground parking garage with 30 parking stalls. 19 stalls will be marked as dedicated spaces for specific residences. The spaces also include a storage closet designated to the same residence. The additional spaces provide guest overflow parking.
How many parking spaces will a unit receive?
Each residence will have one dedicated parking space.
Will the parking garage be heated?
Yes, the garage will be heated.
Will the parking garage be locked and secured?
Yes, the garage will be coded for access from the overhead garage door entry.
Can I leave a car year round?
Yes, owners can leave a car full time in their dedicated parking space so long as they are not renting their property. If the owner has their unit in rental management, they will not be able to leave a car as the space will be required for the use of their tenants.
What is the garage max height for an SUV or car with ski racks or gear box?
The planned height of the garage is set to have a minimum clearance of approximately 8” 0”.
Where is the project in regards to the approval and plat process?
The developers have met with the Empire Pass Master Owners Association Design Review Board multiple times to ensure the building design and parameters meet all their requirements and guidelines. There still remains another formal meeting for final sign-off on the project from the DRB. Once approval is secured from the DRB, the next step is the City approval process.
Empire Pass is a unique development in that the entire community has been master planned with each parcel allowed a designated amount of entitlement. Each parcel essentially has a “glass box” of massing and design parameters to meet. So long as the building design is within all set guidelines, the CUP (Conditional Use Permit) approval is a much more simple process as compared to other development parcels.
Upon approval of the CUP application, the next step is submitting the condominium plat for approval. The plat will run through the City Planning Commission and City Council. Once approved, the plat is then recorded with Summit County, along with the Condo Declarations, By-Laws and CCR’s. Upon plat recordation, the reservations can be converted to real estate purchase contract (REPC). The timeframe for the plat recordation is expected for late summer / early fall 2017.
When is the expected completion of Empire Residences?
The construction timeframe is planned for approximately 18 months from breaking ground, however there can always be unforeseen delays in construction and the developer cannot guarantee any specific delivery dates such as for Christmas, Sundance or ski season. The REPC will reference an allowable time frame of 24 months.
Is the building a Green Certified Project?
Empire Residences will not pursue a green build designation. Too many additional fees and checklist inspections can cause unnecessary costs and delays to the project. The developer does plan to use many proven building science techniques, materials and systems to ensure an efficient building design.
What is the plan for sound attenuation in the residences?
A professional sound engineer will be hired to ensure the transfer of sound is reduced to a minimum from residence to residence and a high standard of sound mitigation practices are employed.
When can my Interior Designer and Contractors have access to the unit?
We can arrange for a buyer’s personal designer and contractor to tour the residence for measuring and planning purposes, although no work can be started until after closing and recording of the residence. Any unplanned, unattended site visits by buyer, or representatives of buyer, will be in direct violation of the REPC and can be grounds for default of the buyer.
Can I schedule walk-throughs of my unit during construction?
The developer will allow limited scheduled walk-throughs of the residence and building during construction. Walkthroughs must be scheduled in advance, and will require a member of the construction team to conduct the walkthrough.
HOME OWNERS ASSOCIATION
What are the expected HOA fees and budget?
The HOA budget will be competitive with surrounding similar properties and will be determined prior to converting reservations to real estate purchase contract.
What will the HOA fees cover?
The HOA fees for Empire Residences will cover water, sewer, trash, cable or satellite TV, internet, snow removal, common area maintenance, common area insurance, amenities maintenance, amenities operations and building an ongoing reserve fund.
Which utilities will be the responsibility of the homeowner to pay?
Electric, gas, upgrades to TV service.
Is there a Master Association for Empire Pass?
Yes, the Empire Pass Master Owners Association fee is an additional $3,344 annually for 2017. This fee covers operating expenses for the EPMOA, design review board, roadway maintenance and snow removal, landscaping, signage, walking and bike paths, security patrol and dial-a-ride service. To learn more you can log onto: www.empirepasshoa.com
Will there be an HOA initiation fee collected at closing?
Yes, to initiate an HOA operating fund, each residence shall pay an amount equal to 3 months of HOA dues at closing.
Do you have a copy of the CCR’s to review?
A copy of Condo Declarations, Bylaws and CCR’s will be made available at the time reservations are converted to real estate purchase contract.
Will telephones be installed in the units?
The developer does not plan to install phones.
Who will manage the HOA?
The developer has chosen Deer Valley Resort Lodging to manage the HOA. Deer Valley Resort Lodging can also provide a single solution and integrated resource to owners as a property rental manager and interior property management.
What will be covered under an HOA insurance policy?
The HOA insurance policy will include coverage for damage to the building’s common areas, amenities and exterior. Liability insurance will also be included for the property through the HOA policy. Owners will need to carry individual insurance for contents and liability of their residences.
Is there transportation available to Main Street through the HOA?
Yes. As members of the Empire Pass Master Owners Association, an included service is the dial-a-ride program.
Will BBQ’s be allowed on the deck/patio?
Yes, may be subject to guidelines set by the EPMOA.
Will Patio Furniture be allowed on the deck/patio?
Yes, may be subject to guidelines set by the EPMOA.
Will the HOA service my hot tub?
Scheduled maintenance will be the responsibility of residence owners, typically through their property manager.
Will the HOA have access to my deck for snow removal?
Yes, scheduled maintenance may be required by the HOA when snow levels outpace the radiant heat snow melt system.
Are pets allowed?
Yes. Pets will be allowed for owners. No more than two pets per unit.
Are nightly rentals allowed?
Yes. Vacation rentals are allowed.
Is there onsite rental management?
Deer Valley Resort Lodging will be a great resource to serve as a property rental manager for the owners. Owners are free to hire their own property manager or can use a service such as VRBO if they choose.
Do you have rental projections?
The Sotheby’s sales team will not provide any information related to rental projections, nor will they make any statements regarding future rental performance. Interested buyers may seek out information from independent third party property management companies if they would like further information on current rental rates and performance in similar Deer Valley properties.
TALISKER CLUB MEMBERSHIP
Is a Talisker Club Membership Deposit included with purchase?
Yes, the $100,000 club membership deposit will be included with the residence purchase and paid by the developer at settlement.
What amenities and services are offered through the Talisker Club?
Talisker Club offers an exceptional alpine and golfing lifestyle in one of North America’s premier year-round Rocky Mountain destinations. Amenities include the landmark ski-in/ski-out Tower Club at Empire Pass, a Mark O’Meara crafted 18 hole championship golf course – a course that debuted as one of Golf Digest’s Top 10 Best New Courses in America, The Outpost – a backcountry yurt nestled in an aspen grove 9,000 feet above sea level, Talisker Club Adventure Guides – who can teach you everything from fly fishing to dog sledding, and the Wildstar Rangers Kids Club. To learn more log onto: www.taliskerclub.com
What are the annual dues for the Talisker Club membership?
Annual dues are $13,140 ($1,095 monthly).
Will my family and friends have access to Talisker Club amenities?
The membership is vertical to a family, which means your parents, and your children will have access to the club on their own. Other family members and friends may only have access to the club amenities if accompanied by you as the Club member.
Will my renters have access to Talisker Club amenities?
Vacation renters will not have access to the private club.
Who is the contact for Talisker Club Membership questions?
Contact the Talisker Club membership director, Becky Swan-Wehner for specific details:
O: 435.333.3068 C: 808.221.6161 Email: firstname.lastname@example.org
RESERVATION PROCESS AND PURCHASE CONTRACT
When will the reservation process begin?
Reservations are now being accepted on a first come, first served priority.
What is the reservation deposit amount?
The fully refundable reservation deposit is $50,000, and will be held at Coalition Title in Park City, Utah.
Will reservations be unit specific, and what is the process?
Yes. Reservations are specific to a single unit. The first eight reservations submitted, received and executed by both Buyer and Seller, along with receipt by the Title Company of the required Reservation Deposit, will receive a 5% early reservation discount from the published prices.
When will reservations convert from reservation to purchase contract?
Reservations can be converted to a real estate purchase contract once the building plat has been recorded with Summit County. Reservation holders will be kept informed as the plat approval process moves through city planning commission approval and city council approval and the following signature process required prior to recordation with Summit County. The estimated timeframe for plat recordation is late summer / early fall 2017.
How will the purchase contract be structured?
The REPC will outline the complete purchase process including payment of earnest money deposits, seller disclosures, buyer due diligence deadlines, and all activities required for a transaction.
When is Earnest Money due? When does it become non-refundable?
The reservation deposit is $50,000. Once converted from reservation to REPC, the Buyer shall submit the appropriate funds to bring their deposit to an amount equal to 20% of the purchase price. Upon completion of the buyer’s due diligence as outlined in the REPC, the earnest money deposit shall be deemed non-refundable. The remaining balance shall be paid at settlement.
Is there a transfer fee associated with this purchase? With Re-sale?
All property within Empire Pass is subject to a transfer fee at sale equal to 1% of the purchase price, paid by the buyer. This will include the initial sale of each residence at Empire Residences. At a future resale, the next buyer will also be required to pay a 1% transfer fee. The transfer fee proceeds collected at settlement are then distributed in a 50/50 split to the Empire Pass Master Owners Association and the City.
Discrepancy on Square Footage?
With new construction it can be typical to see a discrepancy in estimated square footage amounts from marketing plans to the recorded plat to the updated as-built plans to an appraiser’s measured amount. The seller has made best efforts to be sure the architectural plans show an as accurate as possible amount for each residence’s square footage. These square foot amounts are also what show in the Condo Declarations and are used to determine each residence’s owner voting rights in the HOA as well as each residence’s percentage of HOA dues to be paid. Buyers must recognize changes could be made during construction, and an appraiser’s measurement techniques and opinion may differ.
Property Tax estimated Value?
The Summit County Assessor’s Office is responsible for the appraisal of real property. The Assessor’s Office has nothing to do with the total amount of taxes collected. The assessor’s primary responsibility is to find the fair market value of your property, so that you may pay only your fair share of the taxes. The amount of taxes you pay is determined by a tax rate applied to your property’s assessed value. The tax rate is determined by all the taxing agencies-city or county, school districts, and others-and depends on what is needed to provide all the services you enjoy. As an estimate, typically you can expect to pay about 1.1% of your assessed value.
Do I need to purchase insurance for my condo?
Yes. The HOA will carry coverage for the building, but your individual interior and contents must be covered by your own policy.
Closing Process and Title Company Contact?
As construction nears completion, the Sotheby’s sales team will keep buyer’s informed of the timing and will notify all buyers once the Certificate of Occupancy has been delivered by the City. At that point the REPC will outline the timeframe in which the buyer must wire in remaining funds to the title company and coordinate for signing of closing documents. Buyers may conduct a final walk-through prior to settlement. Buyers may not move any items into their residence until final recordation of their residence purchase.
When will I receive keys for my residence?
Upon recordation of the purchase. *Note: The contractor may still require access to complete punch list items.
When can I move in to my residence?
Upon recordation of the purchase. *Note: The contractor may still require access to complete punch list items.
Will there be a developer pre-sale requirement to begin construction?
Yes, there will be a minimum of sales required to commence construction, based upon the developer’s discretion and lender requirements.
Will this property be considered a condo-hotel?
The seller has made efforts in design to create a building that is amenity rich, and may fall into the lending industry’s classification as a “condominium-hotel”. The seller cannot guarantee how a particular lender may classify the property.
Will financing be available?
It is possible that financing will be available for this property type, but the seller cannot make any representations or guarantees as to the availability or type of financing that might be available to buyers in the future.
Are financing contingencies allowed?
The REPC will state that a buyer may elect to use financing as part of their purchase, however the REPC will in no way be contingent on the buyer’s ability to obtain financing nor the availability or terms of financing options at the time of closing. It is at buyers discretion to enter into a purchase of a residence knowing financing may or may not be available to them. At time of closing, it is recommended that the buyer plan to be ready and able to complete the purchase with cash.