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HomeMy WebLinkAbout081204 FV PEC Submittal Letter Page 1 RF 081120 PEC submittal TL Draft 05.doc December 4, 2008 Rachel Friede Town of Vail Department of Community Development 75 South Frontage Road Vail Colorado 81657 Re: Fairmont Vail Evergreen Lodge Redevelopment Master Plan Compliance Rachel: As indicated in your correspondence of October 14, 2008, and at the request of the developer, I have reviewed portions of the Fairmont-Vail development plan for compliance with adopted master plans and zoning ordinances. Below is a summary evaluation based upon those documents and information provided to me by the developer. Lionshead Redevelopment Master Plan The Lionshead Redevelopment Master Plan was used as the guiding document for development of the project. With regard to the specific recommendations contained in Section 5.19 of the plan, the proposed project: • Removes all surface parking and provides for an increased amount of underground parking consistent with adopted zoning requirements. • Demolishes the existing structure and creates a new structure consistent with requirements of the Lionshead Architectural Design Guidelines. • Provides for improved exterior lighting consistent with adopted zoning and building codes. • Coordinates and improves vehicular access from the South Frontage Road through: o Separation of service and guest access, o Limiting vehicular turning movements in and out of the site, o Increasing sight distances, and o Providing dedicated turning lanes in accordance with adopted policies of Colorado Department of Transportation as coordinated with public works staff.. • Provides for improved streetscape and landscaping along the South Frontage Road in accordance with adopted design guidelines, policies and regulations through provision of new landscaping, pedestrian pathways, curb and gutter and lighting. • Provides for improved pedestrian circulation through the provision of improved, landscaped, multi-use pathways and sidewalks connecting existing, external pedestrian and multi-use pathways around the site. • Provides for upgraded and expanded variety of short term accommodation options and amenities through: o Preservation of the existing 128 accommodation units, increases in the GRFA and quality of each accommodation unit, Page 2 RF 081120 PEC submittal TL Draft 05.doc o Provision of new fractional fee condominium units, and o Provision of fee simple condominiums, and o Provision of new and expanded lounge, spa, retail, restaurant and conference facilities. 5.19.1 Pedestrian Access • The development plan identifies a new, continuous, multi-use path in the South Frontage Road right of way. The pathway provides reasonable access to the existing public transit stop at the Westar Bank Building in compliance with the detailed recommendations of the Lionshead master plan. • The development plan identifies a multi-use sidewalk along the southern edge of the site connecting the hotel access to the existing pedestrian pathway bridge over Middle Creek to the ice area and the public transit stop. • The development plan identifies a new, continuous, pedestrian path along the western edge Middle Creek, connecting the proposed multi-use pathway at the South Frontage Road and the existing proposed multi-use pathway at the ice area. 5.19.2 South Frontage Road Improvements and Vehicular Access • The development plan identifies two relocated vehicular access points along South Frontage Road to address traffic safety and capacity concerns in compliance with the detailed recommendations of the Lionshead master plan. • The proposed access separates guest/resident access to the west and service access to the east. • The guest and residential access point to the west provides for full movement with improved sight distances and a dedicated turning lane as prescribed by the traffic study and adopted policies of the Town of Vail and Colorado Department of Transportation, (CDOT). • The service access point to the east provides for limited right-in/right out movements through the use of landscaped medians, as well as providing for improved sight distances and increased separation from neighboring access points as prescribed by the traffic study and adopted policies of the Town of Vail and Colorado Department of Transportation, (CDOT). 5.19.3 Preservation of Existing Accommodation Units • The development plan identifies no loss of short term accommodation units in compliance with the detailed plan recommendations of the Lionshead master plan. • The development plan identifies upgraded and expanded variety of short term accommodation options and amenities through preservation of the existing 128 accommodation units, through provision of branded fractional fee units, and through provision of branded fee simple dwelling units available for short term rental at each unit owner’s discretion. • The development plan also includes expanded lounge, spa, retail, restaurant and conference facilities. • The development plan identifies branding and management by an internationally recognized five star operator. Page 3 RF 081120 PEC submittal TL Draft 05.doc 5.19.4 Impacts on Middle Creek Stream Tract • The final development plan will identify protection of the natural riparian stream tract as part of the construction management and staging plan in compliance with the detailed recommendations of the Lionshead master plan. • The development plan identifies and enhanced visual connection between the building site, Vail International and the Town of Vail stream tract through the addition of landscaping and pedestrian path. • With the town’s prior approval, the developer would intend to clear undesirable undergrowth and vegetation from the stream tract with the intent to preserve the riparian environment and strengthen the visual connection to both the Fairmont Vail site and the Vail International site. 5.19.5 Relationship to the Vail Valley Medical Center and proposed Vail Civic Center • The development plan would not preclude redevelopment of the Medical Center access from the South Frontage Road in compliance with the detailed recommendations of the Lionshead master plan. • The development plan allows for unified and consistent pedestrian pathways, landscaping and site improvements with adjacent properties as indicated in the submitted landscape and civil documents. • The proposed Fairmont-Vail development would not preclude a future land exchange with the Medical Center as adopted setbacks from the existing parking structure have been provided. 5.19.6 Service and Delivery • The development plan identifies an indoor delivery facility hidden from public views in compliance with the detail recommendations of the Lionshead master plan. • All truck turning movements are provided for on site and should not negatively impact traffic flow on the South Frontage Road as indicated in the Traffic Study. 5.19.7 Setback from the South Frontage Road • The submitted development plan indicates a thirty foot (30’) setback in compliance with the detail recommendations of the Lionshead master plan. • The increased setback allows for visual screening of the building mass through the use of berms, trees and vegetation as indicated in the submitted landscape documents. 5.19.8 Architectural Improvements • The development plan indicates demolition of the existing structure and replacement with a new structure that complies with the intent of the Lionshead architectural design guidelines. 5.19.9 Public Transit Stops Page 4 RF 081120 PEC submittal TL Draft 05.doc • The development plan does not indicate any relocation of the existing public transit stop. • The development plan indicate improved pedestrian circulation through the provision of multi-use sidewalks and pathways connecting existing external pedestrian and multi-use pathways to existing transit stops. • At such a time that the Medical Center redevelops its primary access, the developer agrees to coordinate any relocation of the bus stop to a mutually agreeable location within the South Frontage Road right of way or easement. Setbacks/Easements 12-7H-10 The development plan complies with the required 10 foot setback in accordance with adopted zoning and existing easements. All at and above grade projections including unroofed decks, terraces, and balconies do not project more into 5 feet into the required setback in accordance with adopted codes. Roofs and other similar architectural projections do not project more than 4 feet into the required setback in accordance with adopted codes. Front (North - South Frontage Road)* – 30 feet (easement) proposed, 10 feet required Side (West - Middle Creek) – 10 feet proposed, 10 feet required Rear (South - Medical Center) – 20 feet (easement) proposed, 10 feet required Side (Medical Center Parking Structure)** - 10 feet proposed, 10 feet required * The existing Medical Center parking structure has approximately a 2.5 foot front setback and extends into existing easements. ** The existing Medical Center parking structure has approximately a 36 foot side setback that extends into existing easements. Please reference the enclosed summary. Stream Setbacks 12-14-17 The development plan complies with the 30 foot required stream setback in accordance with adopted zoning. The 30 foot setback from the centerline of the established Middle Creek stream channel occurs within the required 10 foot side yard setback. Please reference the enclosed summary. Site Coverage 12-7H-14 The development plan complies with maximum allowable site coverage in accordance with adopted zoning and existing easements. Maximum Allowable Site Coverage – 70% Proposed Site Coverage – 64% Please reference the enclosed summary. Building Height 12-7H-11 (Lionshead Development Master Plan) Page 5 RF 081120 PEC submittal TL Draft 05.doc The development plan generally complies with the intent of the adopted zoning and Lionshead Design Guidelines for calculation of building height. Uninhabitable architectural features such as towers, spires, and cupolas do not extend more than fifteen feet above the indicated maximum height. Maximum Allowable Building Height – 82.5 feet Proposed Building Height – 82.3 feet Maximum Average Building Height – 71 Feet Proposed Average Height – 69.95 Feet Maximum Initial Eave Height – 60 Feet Proposed Initial Eave Height - 60 Feet Maximum Architectural Projection – 97.5 feet Proposed Architectural Projection – TBD (</=97.5 feet) Please reference the submitted building height drawing and calculation. Landscaping Coverage 12-7H-15, 14-10-8, 14-10-9 The development plan complies with the minimum allowable landscape coverage in accordance with adopted zoning and design review guidelines. The proposed plant species and sizes comply with those minimum indicated in the design review guide. Minimum Allowable Landscaping Area– 20% Proposed Landscaping Coverage – 23.8% Maximum allowable hardscape, walks, water features – 20% Proposed allowable hardscape, walks, water features – (tbd, <20%) Please reference the submitted landscape coverage diagram and calculation Grading 14-6 The development plan complies with the maximum allowable grading of 2:1, (horizontal:vertical), in accordance with adopted zoning and guidelines. Retaining Walls 14-6 The development plan complies with the maximum allowable height of 6 feet, are located more than 2 feet from adjacent property lines and will be stamped by a profession engineer if over 4 feet in height in accordance with adopted codes and regulations. In addition, all boulder walls are indicated with a maximum 1:1, (horizontal:vertical), slope. Driveway 14-3-1 The development plan complies with the maximum allowable grades including 2% slope at cross walks (six feet), 4% or less for the first 30 feet, and 12% maximum for the remainder of the drive. The developer intends to snow-melt the driveways with separate zones for both the easements and public right of way. Page 6 RF 081120 PEC submittal TL Draft 05.doc Both the service and guest driveways are a minimum of 22 feet wide in accordance with adopted codes and regulations. Parking 10-12, 14-5 The development plan complies minimum required parking in accordance with adopted codes and regulations. All parking with the exception of short term valet spaces at the project entry are located within the structure. Please reference the attached calculation and plans. Employee Housing Mitigation 12-7H-18 The developer intends to provide off-site mitigation of development impacts in accordance with the adopted inclusionary zoning and commercial linkage provisions of the Town of Vail Zoning Regulations. There is no employee housing on site. This area will be provided in accordance with the minimum size and development standards as indicated in the adopted zoning ordinances. Please reference the attached calculation and plans. Public Art Mitigation 12-7H-18, 12-3 (Ordinance 8, 2008) The developer intends to provide mitigation of development impacts in accordance with the adopted Public Art provisions of the Town of Vail Zoning Regulations and Public Art Master Plan as they may apply to this project. Traffic Impact Mitigation The developer intends to provide mitigation of development impacts due to increase vehicular traffic in accordance with the adopted policy and rates as determined by the traffic impact study submitted as part of the development plan and as identified in the plans submitted.. Please do not hesitate to contact me with any questions or concerns regarding the analysis. Sincerely, Timothy R. Losa, A.I.A. Principal Zehren & Associates, Inc.