HomeMy WebLinkAboutPEC September 13, 2004 �
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PLANNING AND ENVIRONMENTAL COMMIS310N
� ` PUBLIC MEETING
���� � Monday, September 13, 2004 �
PROJECT ORIENTATION -Community Development Dept PUBLIC WELCOME 12:00 pm
MEMBERS PRESENT MEMBERS ABSENT
Chas Bernhardt
Doug Cahill �
Anne Gunion
Biil Jewitt
Rollie Kjesbo
George Lamb
David Viele
Site Visits :
1. Vista Bahn Building —333 Hanson Ranch Road
2. Sitrmark Building— 183 Gore Creek Drive
3. Sonnenalp Resort of Vail—20 Vail Road
4. Cascade Village— 1325 Westhaven Drive
5. Crossroads East— 141 and 143 Meadow Drive
6. Forstl Residence—2714 Larkspur Lane
7. Manor Vail Lodge—595 Vail Valley Drive
8. Briar Patch— 1390 Buffehr Creek Road
� Driver: George
NOTE: If the PEC hearing extends until 6:00 p.m., the Commission may break for dinner f�om 6:00
-6:30 p.m.
Public Hearin�t -Town Council Chambers 2:00 pm
1. A request for final review of a major exterior alteration, pursuant to Section 12-7A-12, Exterior
Alterations or Modifications, and a request for a conditional use permit, pursuant to Section 12-
7A-3, Conditional Use Permits, Vail Town Code, to allow for a lodge, including accessory
eating, drinking or retail establishments located within the principal use and occupying between
ten percent (10%) and fifteen percent(15%) of the total gross residential floor are of the main
structure or structures on the site, located at 20 Vail Road (Sonnenalp Resort of Vail)/Lots K
and L, Block 5E, Vail Village Filing 1, and setting forth details in regard thereto.
Applicant: Sonnenalp Resort of Vail, represented by Resort Design Associates
Planner: Elisabeth Eckel
ACTION: Approved with condition(s)
MOTION: Kjesbo SECOND: Lamb VOTE: 7-0-0
CONDITION(S):
1)The applicant shall agree to proceed with construction of this phase of the project
concurrently with the proposals which were approved by the Planning and
Environmental Commission in 2003 and the applicant shall submit such a phasing plan
to the Community Development Department prior to applying for a building permit for
this aspect of the proposal.
� 2)The applicant shall submit a final parking plan designating the type and lay-out of all
parking spaces required on site as a result of this proposal to the Community
Development Department for review and approval prior to applying for a building permit
for this phase of the project.
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Elisabeth Eckel introduced the project according to the memorandum.
� Mike Foster further explained the project and the purpose of the proposed enclosure. �
Doug Cahill asked about the design of the enclosure and Mr. Foster described its flexibility to be �
used both during good and bad weather. Mr. Cahill also asked the applicant of his confidence that
the project approved in 2003 would be finished, making the parking requirement related to this
proposal valid. Mr. Foster replied affirmatively, that the first condition would not be problematic.
The Commissioners had no further comment.
2. A request for final review of a conditional use permit, pursuant to Section 12-7B-4, Permitted
and Conditional Uses; Second Floor, Vail Town Code, to allow for an outdoor patio, located at
333 Hanson Ranch Road (Vista Bahn Building)/Lot C, Block 2, Vail Village Filing 1, and setting
forth details in regard thereto.
Applicant: Remonov&Company, Inc., represented by Terrill Knight
Planner: Bill Gibson
ACTION: Approved with condition(s)
MOTION: Kjesbo SECOND: Bernhardt VOTE: 7-0-0
CONDITION(S):
1) This conditional use permit approval is contingent upon the applicant receiving Town of
Vail design review approval for this proposal.
2) The use of the outdoor dining deck shall begin no earlier than 7:00 AM and end no later
than 10:00 PM daily.
3) Amplified sound shall not be permitted in association with the use of the outdoor dining
deck.
� 4) The use of the outdoor dining deck shall comply with the provisions of Section 5-1-7
(Noise Prohibited), Vail Town Code. Failure to comply with these provisions shall
constitute both a violation of the Vail Town Code and a violation of the conditions of
approval for this conditional use permit. A violation of these provisions may allow the
Planning and Environmental Commission to revoke this conditional use permit approval.
5) Any outdoor lighting associated with the outdoor dining deck shall comply with the
provisions of Title 14(Development Standards),Vail Town Code. Failure to comply with
these provisions shall constitute both a violation of the Vail Town Code and a violation
of the conditions of approval for this conditional use permit. violation of these
provisions may allow the Planning and Environmental Commission to revoke this
conditional use permit approval.
6) Any signage associated with or displayed upon the outdoor dining deck shall comply
with the provisions of Title 11(Sign Regulations),Vail Town Code. Failure to comply with
these provisions shall constitute both a violation of the Vail Town Code and a violation
of the conditions of approval for this conditional use permit. A violation of these
provisions may allow the Planning and Environmental Commission to revoke this
conditional use permit approval. '
Bill Gibson introduced the project according to the memorandum. Terrill Knight, applicant's
representative, gave a presentation of the proposal and made himself available for questions.
Charles Greenhouse, an attomey representing Bridge Street Lodge residential owners
association, noted their associations objection to the proposal. He explained the main issue of
the homeowners was one of excessive noise and they are concerned that the proposal will only
� exacerbate the existing noise problem. He stated that the applicant had already failed to
comply to ordinances that the Town has instituted. Professional tests had been done to show
that the use was in violation of the noise ordinance on several occasions.
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Paul Johnson, of Christiania Lodge, stated that he failed to understand the conditions that were
a part of,the memorandum; so Bill Gibson restated the conditions as they were listed in the
� memorandum. Paul Johnson noted the Christiania's objection to the proposal.
� Tom List, a partner of Charlie Greenhouse, representing Oscar Tang, noted his clients objection �
to the proposal.
Ron Riley, the owner of Los Amigos, a nearby restaurant, spoke in favor of the proposal, stating
that the club/bar aspect of Vail Village was nearly non-existent and this type of facility was
integral to the Vail experience. He continued to say that the outdoor dining deck did not have to
be attached to the problem of the noise coming from the nightclub.
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Jim Lamont, Vail Village Homeowner's Association, commented that the proposed use was in a &'
transitional zone, and some problems existed around keeping the area vibrant but not a �
nuisance. He suggested that if an approval was given, an annual review be required, a
compendium of complaints be kept, and hours of operation be imposed upon the use.
Rick Mueller, Vista Bahn Building owner, stated that the nightlife in the Village was not what it
should be for a resort of its stature and this proposal was meant to help the Town, both for
visual and economical reasons. He stated that the Town had done its own noise level readings
during which even the Creek was over the Town's noise level regulation.
Steve Kaufman, owner of the Tap Room and Sanctuary, stated that the Tap Room does its best
to add to the Town and to address problems as they arise. He stated that no complaints had
been addressed to him directly, aside from one instance. Further, windows and doors are
dead-bolted during the evening to keep noise from adversely affecting the neighbors. He stated
that their only request was for a deck, which "polices itself" due to weather constraints.
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The Commissioners clarified that the Tap Room was a permitted use, the Sanctuary (i.e. the
nightclub)was a separate conditional use, and the proposed deck was also a separate
conditional use. The Commission noted that vitality within the Village remains an important
issue, and stated that dining decks are a positive amenity. The Commission stated their
concerns about the noise issues related to the nightclub, but separated those issues from the
deck proposal. The Commission expressed that with the appropriate conditions, the deck
would be an appropriate use on the site. The Commissioner's strongly recommended that both
the applicant and the neighbors work together to resolve the existing noise issues, and noted to
the applicant that the Commission would "call-up"this approval if noise issues arise from the
use of the deck.
3. A request for final review of a variance, pursuant to Chapter 12- 17, Variances, Vail Town Code,
to allow for a variance from Section 12-7B-12, Height, Vail Town Code, and a re.quest for a
major exterior alteration, pursuant to Section 12-7B-7, Exterior Alterations or Modifications, Vail
Town Code, to allow for a new residential addition, located at 183 Gore Creek Drive (Sitrmark
Building)/Lot A, Block 5B, Vail Village Filing 1, and setting forth details in regard thereto.
Applicant: Bob Fritch, represented by Fritzlen Pierce Architects
Planner: Bill Gibson
ACTION: Approved with condition(s)
MOTION: Kjesbo SECOND: Lamb VOTE: 6-0-1 (Viele
recused)
CONDITION(S):
1)This approval shall be contingent upon the applicant receiving Town of Vail design review
approval for this proposal.
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Bill Gibson introduced the project according to the memorandum. Bill Pierce, Fritrlen Pierce
Architects, made himself available for questions. There was no additional Commissioner
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comment. �:
4. A request for a work session to discuss a major amendment to Special Development District
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No. 4, Cascade Village, pursuant to Section 12-9A-10, Vail Town Code, to allow an amended �
approved development plan, located at 1325 Westhaven Drive/Development Area A, Cascade �
Village, and setting forth details in regard thereto. �
Applicant: Wright&Company/PJA Land Planning �
Planner: Russ Forrest �;:
Worksession—No Vote �
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Russell Forrest introduced the project according to the memorandum. Jen Wright, the �
applicant, explained the difficulty of creating a project will work on the site. Kaye Ferry spoke �;
about ultimate goals of employee housing in terms of locatmg units on or off-site. If a pay-in-
lieu system was approved it should be set aside for dealing with the affordable housing
problem.
Bill Jewitt commented that the goal for having on-site employee housing is to add critical mass
for vitality of life in the Town. The Commission agreed that any kind of pay-in-lieu funds should
be used for employee housing development. Bill Jewitt believed that pay-in-lieu was
appropriate and that 8 units seemed like more than it should be. Rollie Kjesbo believed on-site
housing was preferable to off-site or pay-in-lieu and that 8 EHUs was more than it should be.
George Lamb agreed that the pay-in-lieu was acceptable but the buy down program did not
make sense from a real estate perspective. The pay-in-lieu money should be used for larger
projects. Ann Gunion believed on-site employee housing was preferrable, but understood that it
may not be possible on all sites. If a pay-in-lieu system was established, the funds should be
used for the development of affordable housing. Several Commissioners stated that more finro
and three bedroom EHUs were needed within the Town for families. David Viele believed this
was a unique situation and that a broadly-reaching policy should not be established from this �
� one project.
Doug Cahill believed that pay-in-lieu should be the last resort. In addition, he wanted some sort
of document expressing the need for the remaining EHUs from the other property owners.
Rollie Kjesbo believed that the$75,000 figure per bed was too low and was not an incentive to �
not build an EHU.
5. A request for a recommendation to the Vail Town Council on a proposal to establish Special
Development District No. 39, pursuant to Article 12-9(A), Special Development District, Vail
Town Code, to allow for the redevelopment of Crossroads, a mixed use development; a request
for a text amendment to Section 12-2-2, Definitions, Vail Town Code, pursuant to Section 12-3-
7, Amendment, to add a definition for bowling alley; a request for a text amendment to Section
12-7E-4, Conditional Uses, Vail Town Code, pursuant to Section 12-3-7, Amendment, to add
bowling alleys as a conditional use; and requests for conditional use permits to allow for the
construction of an outdoor operation of the accessory uses as set forth in Section 12-7E-5 (ice
skating rink); a major arcade to include indoor entertainment; a theater, meeting rooms, and
convention facilities; multiple-family dwellings and lodges; and a private club to allow for the
establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Code, located
at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1, and setting forth details in
regard thereto.
Applicant: Crossroads East One, LLC, represented by Mauriello Planning Group
Planner: Warren Campbell
ACTION: Tabled to October 11, 2004
� MOTION: Viele SECOND: Kjesbo VOTE: 7-0
Staff gave a presentation per the memorandum. Peter Knobel, the owner and applicant stated
he was excited to get the process started and that he looks forvvard to going through the
process. Dominic Mauriello, representing the applicant, gave a presentation providing an
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overview of the project. Chris Coy, the architect, gave a presentation on the architecture.
� Ann Bishop, representing Qean Hall from Vail Village Inn Phase III, voiced concerns about
several of the uses, such as bars/nightclubs and bowling alleys that would affect the
neighborhood, which would eventually have to be addressed. Gwen Scalpello, a resident of
Vail, mentioned the problems related to approving developments which encroach into setbacks
and Town owned right-of-way. She continued that once approved they would become
permanent.
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Waldir Prado expressed his strong support of the project, commenting that the proposal would �
help contribute to "the new Vail". Luc Meyer, a Vail resident, expressed support for the project,
saying that the proposed uses would help to draw and keep the younger generation in Vail.
Kevin Engstrom, a resident of Vail, overwhelmingly agreed with the proposal. Johannes
Faesller, owner of the Sonnenalp, offered unqualified support of the project and expressed the
hope that the PEC could evaluate the project based upon its future contribution to the Town of �
Vail. Rick Almous, owner of Haagen-Dazs ice cream shop, stated concern over the recent drop �
in tourism and hoped that a project like the one proposed would bring much-needed visitors �
back to the Village.
Rick Scalpello, a resident of Vail, communicated vast support from the business owners on
Meadow Drive. He expressed particular excitement in the inviting fa�ade of the proposal, as
compared to the parking lot that currently exists in the center of Crossroads, and the increases
in sales tax revenue for the Town of Vail which would come with redevelopment. Kaye Ferry,
resident of Vail, communicated strong support of the proposal, stating that this project would be
the one to bring the excitement back to the Village. Jim Lamont, representing the Vail Village
Homeowners Association, equated this project's benefit to the Village as the Core Site's benefit �
�,� to Lionshead. Paul Ferzacca, from La Tour, stated that the level of quality, security, and fun, �
�, could be the highest of any ski industry in the world, and encouraged the PEC to aid in its
expedition. Steve Lindsrom, movie theater owner, mentioned that this was a once-in-a-lifetime
opportunity to develop some ailing parts of the Town.
The Commission was generally very favorable towards the project. Several of the
Commissioners expressed that there were some issues to work through.
6. A request for final review of a variance, pursuant to Chapter 12- 17, Variances, Vail Town Code, �
to allow for a variance from Section 12-6D-6, Setbacks, Section 12D-9, Site Coverage, and k
Section 12-6D-10, Landscaping and Site Development, Vail Town Code, to allow for a �
residential addition, located at 2714 Larkspur Lane/Lot 4, Block 3, Vail Intermountain, setting
forth details in regard thereto.
Applicant: Andrew and Margaret Forstl
Planner: Bill Gibson
ACTION: Approved with condtion(s)
MOTION: Kjesbo SECOND: Viele VOTE: 7-0-0
CONDITION(S):
1)This approval shall be contingent upon the applicant receiving Town of Vail design review
approval for this proposaL
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Bill Gibson introduced the project according to the memorandum. Andy Forstl, property owner,
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made himself available for questions. No public or Commissioner comment was added. �
7. A request for a recommendation to the Vail Town Council for the establishment of Special
� Development District No. 38, Manor Vail Lodge, to allow for the redevelopment of the Manor
Vail Lodge, and a request for a conditional use permit to allow for the construction of Type III
Employee Housing Units, pursuant to Section 12-6H-3, Vail Town Code, and a request for a �
conditional use permit, pursuant to Chapter 12-6H-3, Public or Commercial Parking Facilities �;
or Structures, Vail Town Code, to allow for the sale of parking spaces, located at 595 Vail
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Valley Drive/Lots A, B, & C, Vail Village 7th Filing, and setting forth details in regard thereto.
Applicant: Manor Vail, represented by Zehren and Associates
� Planner: Warren Campbell
Special Development District
ACTION: Recommendation of Approval with conditions
MOTION: Kjesbo SECOND: Lamb VOTE: 6-0-1(Gunion
recused)
1) That the developer meets with the Town staff and prepares a memorandum of
understanding outlining the responsibilities and requirements of the required off-site
improvements, prior to second reading of the ordinance approving the establishment of
Special Development District No 38,Manor Vail Lodge. This memorandum of understanding
shall include, but not be limited to,all streetscape improvements along Vail Valley Drive and
Hanson Ranch Road,details for the improvement of Mill Creek,and details for funding and
establishment of a Town of Vail Streetscape Master Plan for Gore Creek Drive east of Vail
Valley Drive and Chalet Road.
2) That the developer submits a final exterior building materials list, typical wall section,
architectural specifications,and a complete color rendering for review and approval of the
Design Review Board, prior to submittal of an application for a building permit.
3)That the developer submits a rooftop mechanical equipment plan for review and approval
by the Design Review Board prior to the issuance of a building permi� All rooftop
mechanical equipment shall be incorporated into the overall design of the lodge and
enclosed and visually screened from public view.
� 4)That the developer posts a bond to provide financial security for the 150%of the total cost
of the required off-site public improvements. The bond shall be in place with the Town prior
to the issuance of a building permit This includes but is not limited to the proposed raised
pedestrian walkways across Vail Valley Drive, resurfacing of the tennis courts if granted
permission to stage upon them, and Ford Park pedest�ian pathway reconstruction.
5) That the developer shall prepare and submit all applicable roadway and drainage
easements for dedication to the Town for review and approval by the Town Attorney. All
easements shall be recorded with the Eagle County Clerk and Recorder's Office prior to
issuance of a Temporary Certificate of Occupancy. This includes but is not limited to the
easement required for the relocated Ford Park pedestrian pathway.
6)That the developer shall be assessed an impact fee of$5,000 for the net increase in p.m.
tra�c generation as detenr�ined by the Town of Vail Public Works Department,as addressed
in Attachment E of this memorandum. The public Works departrnent has calculated the fee
to be$85,000 for the additional 17 trips generated by the projec�
7)That the developer shall provide detailed civil plans,profiles,details,limits of disturbance
and construction fence for review and civil approval by the Department of Pul�lic Works,
prior to submittal of a building permit
8) That the approval of the conditional use permits is not valid unless an ordinance
approving the associated special development district amendment request is approved on
second reading.
� 9) That the developer shall commence initial construction of the Manor Vail Lod e
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improvements within three years from the time of its final approval at second reading of the
ordinance establishing Special Development District No.38,and continue diligently toward
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the completion of the projec�If the developer does not begin and diligentiy work toward the
completion of the special development district or any stage of the special development
�'�; district within the time limits imposed, the approval of said special development district
�"` shall be void.The Pianning and Environmental Commission and Town Council shail review
the special development district upon submittal of an application to reestablish the special
development district following the procedures outlined in Section 12-9A-4,Vail Town Code.
10) That the developer addresses the written final comments of the Town of Vail Public
Works Department outlined in the memorandum from the Town of Vail Public Works
Department,dated September 2,2004,prior to submitting an application to the Town of Vail
Community Department for the issuance of a building permit for this project.
11)That the developer receives an easement from the Town for those improvements which
would be located within Town of Vail property on the rear of Building C. �"
Conditional Use Permits for a Tvae 111 EHU and Private Parkin� Club �
ACTION: Approval with conditions
MOTION: Kjesbo SECOND: Lamb VOTE: 6-0-1(Gunion
recused)
1)That the developer provides deed-restricted housing that complies with the Town of Vail
Employee Housing requirements(Chapter 12-13)for a minimum of four(4)employee on the
Manor Vail Lodge developmentsite,and thatsaid deed-restricted employee housing shall be
made available for occupancy, and that the deed restrictions shali be recorded with the
Eagle County Clerk�Recorder, prior to issuance of a Temporary Certificate of Occupancy
for the Tivoli Lodge.The required Type ill deed-restricted employee housing units shall not
�; be eligible for resale and that the units be owned and operated by the hotel and that said
ownership shall transfer with the deed to the hotel property.
, 2) That the parking club be limited to 32 spaces to allow for the elimination to the finro
parallel parking spaces to the north of Building A and the one parking space in the loading
delivery area at the rea�of Building B. That the sale of the parking spaces within the ciub
occur as outlined in the proposal.
Ann Gunion recused herself due to specific financial conflicts of interests.
Warren Campbell gave a presentation per the memorandum.
Jim Lamont gave a brief presentation on the positive efforts that have occurred to generate �
pubic benefits by initiating a streetscape plan through Chalet Road.
Chuck Madison then made a presentation on behalf of the applicant. He acknowledged that the
design teams have worked on improving the pubic benefits. He then summarized the pubic
benefits on the project. Jack Zehren, the architect, then made a brief presentation on the
design of the project.
Rick Kotay, a resident of All Seasons, brought a letter on behalf of the All Seasons owners
which he wished to be included into the record. He also shared some pictures from his window
at All Seasons. Mr. Kotay likes how they shaped the building. However, he mentioned that his
view is impacted by the project and the heights should be reduced.
� The Commission generally expressed satisfaction with the changes that had been made since
they last saw the project. The felt the public benefits were great. However, they felt some of
the items to applicant listed as public benefits were thin, but the funding of the new streetscape
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master plan, raised pedestrian crosswalks, and Mill Creek improvements were valid public
benefits. George Lamb expressed a desire to see the traffic circle in the south surface parking �
� lot return as he felt that is was a benefit as well.
8. A request for a final review of a minor subdivision, pursuant to Chapter 13-4, Minor Subdivisions,
Vail Town Code, to amend the locations of the existing building envelopes; and a final review of a
variance from Section 12-21-10, Development Restricted,Vail Town Code,to allow for construction
on slopes of 40%or greater, located at 1390 Buffehr Creek Road/Lots A, B, C, and D, Residences
at Briar Patch, and setting forth details in regard thereto.
Applicant: Residences of Briar Patch Homeowner Association, represented by Zehren and
Associates
Planner: Bill Gibson
ACTION: Approved with no condition(s)
MOTION: Kjesbo SECOND: Lamb VOTE: 7-0-0 �
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Bill Gibson introduced the project according to the memorandum. Tim Losa, of Zehren
Associates, made himself available for questions. No public or Commissioner comment was
added.
9. A request for a final review of a variance, pursuant to Chapter 12- 17, Variances, Vail Town
Code, to allow for a variance from Section 12-6H-6, Setbacks , Vail Town Code, to allow for a
residential addition to encroach into the side setback, located at 303 Gore Creek Drive/Lot 8,
Block 5, Vail Village Filing 1, and setting forth details in regard thereto.
Applicant: Erickson S. Shirley
Planner: Bill Gibson
ACTION: Approved with condition(s)
MOTION: Jewitt SECOND: Viele VOTE: 6-0-1 (Kjesbo
recused)
�' CONDITION(S):
1)This approval shall be contingent upon the applicant receiving Town of Vail design review
approval for this proposal.
Bill Gibson introduced the project according to the memorandum. Kyle Webb, of KH Webb,
made himself available for questions. No public comment or Commissioner comment was
added.
10.A request for a final review of a major exterior alteration or modification, pursuant to Section
12-7H-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant
to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site
Hotel and the operation on a new private skier club, new lodge dwelling units and conference
facilities and meeting rooms on the first floor or street level floor of a structure, located at 675
Lionshead Place (a complete legal description is available for inspection at the Town of Vail
Community Development Department upon request).
Applicant: Vail Corporation
Tabled to September 27, 2004
11.An appeal of staff interpretation, pursuant to Section 12-3-3, Administration and Enforcement,
Vail Town Code, of an administrative interpretation of Section 12-11-4, Materials to be
Submitted, Procedures, located at 1448A Vail Valley Drive/Lot 18, Vail Valley Filing 1, and
setting forth details in regard thereto.
Applicant: Robert Kossman
Planner: Russ Forrest �
Tabled to October 11, 2004
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12.A request for a final review of a major amendment to a special development district (SDD), �
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pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an �
� amendment to SDD#6, Vail Village Inn, to allow for the conversion of existing common area to �;
new gross residential floor area (GRFA), located at 68 East Meadow Drive/Lot O, Block 5D,Vail �
Village Filing 1, and setting forth details in regard thereta �;
Applicant: Carlos Rojas
Planner: Matt Gennett �
Tabled to October 11, 2004 �;
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13. A request for final review of a sign variance, pursuant to Section 11-10-1, Variances, Vail Town �
Code, to allow for a variance from Section 11-6-3(1 a) for a new business identification sign,
located at 100 East Meadow Drive/Lot O, Block 5D, Vail Village Filing 1, and setting forth details
in regard thereto.
Applicant: Robert Aikens and Barbara Ruh (Verbatim Booksellers)
Planner: Matt Gennett
Withdrawn
14.Approval of minutes
MOTION: Kjesbo SECOND: Lamb VOTE: 7-0-0
15. Information Update— APA Conference
Special PEC Meeting, September 27, 2004
16. Adjournment
MOTION: Kjesbo SECOND: Lamb VOTE: 7-0-0
The applications and information about the proposals are available for public inspection during regular
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
�`�� public is invited to attend the project orientation and the site visits that precede the public hearing in the
�r' Town of Vail Community Development Department. Please call (970) 479-2138 for additional
information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published, September 8, 2004 in the Vail Daily. �
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PROPOSED TREES AND SHRUBS
Botanical Name Common Name Quantity/Size
Picea pungens Colorado Spruce 53/6'-22'ht.
Pinus aristata Bristlecone Pines 11 /8'-12'ht.
Populas angustifolia Cottonwood 43/2" dia.
Populus tremuloides Aspen 12/2" dia.
Decidious/Ornamental Trees 189/2" dia.
Acer Ginnala Maple
Alnus tenuifolia Thinleaf Alder
Betula Bog Birch
Malus'RadianY Radiant Crabapple
Prunus maackii Amur Chokecherry
Prunus virginiana`Shubert' Schubert Chokecherry
Aronia melanocarpa elata Black Chokeberry
Prunus padus Mayday Tree �
Shrubs 1,146/5 gal.
Juniperus sabina'Broadmoor' Broadmoor Juniper
Pinus mugo Mugo Pines
Picea pungens`Globosa' Blue Globe Spruce
Juniperus Blue Rug Juniper
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Cornus stolonifera Redtwig Dogwood
Prunus x cistena Purpleleaf Plum
Symphoricarpos oreophilus Mountain Snowberry
Lonicera syringantha'Wolfii' Tiny Trumpet Honeysuckle
Lonicera x xylosteoides'Emerald Mound' Emerald Mound Honeysuckle
Lonicera tatarica'Arnold's Red" Amold's Red Honeysuckle
Symphoricarpos orbiculatus Red Coralberry
Syringa vulgaris Common Purple Lilac
Syringa x prestoniae'James Mcfarlane' Pink Canadian Lilac
Syringa x prestoniae'Noctume' Blue Canadian Lilac �:
Ribes aureum Golden Currant
Potentilla fructicosa'Gotd Drop' Gold Drop Pontentilla �
Potentilla fructicosa Abbottswood Potentilla
Spirea japonica'Neon Flash' Neon Flash Spirea
Caryopteris x clandonensis'Blue MisY Blue Mist Spirea
Rosa woodsii Rose,Woods
Rosa foetida Austrian Copper Rose �
Rosa x'Adelaide Hoodless' Adelaide Hoodless Rose
Rosa glauca Redleaf Rose
Salix irrorata Blue Stem Willow
Salix monticola Golden Mountain Willow
Sambucus pubens Red Berried Elder �
Cotoneaster lucidus Peking Cotoneaster
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Rhubus deliciosus Thimbleberry
Sorbaria sorbifolia Ashleaf Spirea
Amelanchier alnifolia'RegenY Regent Serviceberry
Prunus besseyi Westem Sandcherry
EXISTING TREES
TO BE REMOVED
Decidiuous Trees
(1) 24'Cal. �
(5) 18"Cal.
(4) 6"CaL �
(7) 4"Cal. �
Evergreen �.
(1) 4"Cal. Colordao Spruce
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GROUND COVER/PERENNIALS 10,210 sf �
SOD 15,730 sf fi
IRRIGATION -All new trees and shrubs to drip irrigated. Groundcovers, perennials,and sod to be sprayed. �
TYPE OF EROSION CONTROL N/A �`
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- MANOR VAIL CONDOMINIUMS
� Zoning Analysis and Project Calculations
August 9, 2004
The permitted, conditional, and accessory uses allowed in the Manor Vail Lodge Special Development �
District (SDD) by underlying zoning are be those uses listed in Sections 12-6H-2, 12-6H-3, and 12-6H-4
of the Town Code of Vail. The following information is provided as a Zoning Analysis of the existing and
proposed development:
SDD Proposal As Compared To Hiqh Density Muli-Family (HDMF) Zoninq Requirements
SITE AREA �
Existing Site Area 237,111 SF
Area Offered in the Land Swap 430 SF �;
Total Site Area 236,681 SF
Total Site Area (In Acres) 5.43 Acres
BUILDABLE SITE AREA Flood Plain Along Gore and Mill Creeks 4,039 SF
Buildable Site Area 232,642 SF
� (236,681-4,039)
Buildable Site Area (In Acres) 5.34 ACRES �.
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DENSITY/# UNITS ALLOWABLE — HDMF
RATIO 25 Units per Buildable Acre �
YIELDS 133.5 Units , �
PROPOSED �
Existing Units 123 �;
New Units 18 �
Total Units 141
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We are asking for a variance for the 7 units that we are over. It is 5% over �
HDMF allowable unit number. This project will also add one EHU unit.
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� GRFA
See GRFA attachment for breakdown. �'
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ALLOWABLE- HDMF
Old Method
RATIO 60% 60SF Per 100SF of Buildable Site Area �
(232,642x60%) a
YIELDS 139,585 GRFA �
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PROPOSED
Existing GRFA 114,553 GRFA �
New GRFA 50,061 GRFA �
Total GRFA 164,614 GRFA �
We are asking for a variance for 25,029 GRFA that we are over. It is 15% �
over HDMF allowable GRFA number. �
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SITE COVERAGE
ALLOWABLE- HDMF �'
RATIO 55% 55SF Per 100SF of Total Site Area �
(236,681 x55%) *Number used for Total Lot Area is after the �
� Landswap
YIELDS 130,174.55 SF �.
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PROPOSED
Above Grade Coverage 67,426 SF
Below Grade Coverage 25,512 SF �
Total 92,938 SF �
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We are under by 37,236.55 SF, which is 29% under the HDMF �
allowable square footage number. �
-LANDSCAPE
ALLOWABLE- HDMF
MIN AREA 30% of Total Lot Area
_ (236,681x30%) *Number used for Total Lot Area is after the �
Landswap �
YIELDS 71,004 SF �
PROPOSED �
SITE COVERAGE 108,462 SQ FT �
PERCENTAGE 54% �
� We are over the minimum by 24% of the Landscape Site Coverage �
requirement. �
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SETBACKS
See Setback attachment for breakdown. �'
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� The above ground decks do not project the lesser of 5' or %2 the required �
setback.
The ground level patios do not project the lesser of 10' or %2 the required
setback.
The architectural projections do not exceed 4' into the required setback. �
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FRONT �'
ALLOWABLE— HDMF 20'
PROPOSED 20' �;
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SIDE �
ALLOWABLE— HDMF 20' �
PROPOSED 20'
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REAR �`
ALLOWABLE — HDMF 20' �
PROPOSED —SDD 0' �;
VARIANCE 20' �'.
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-BUILDING SETBACK �
EXISTING BUILDINGS IN THE SETBACK GSF GRFA �
Existing Building A (front setback) 1,469 684 �
� Existing Building B (rear setback) 1,066 170 �
Existing Building C (front & rear setbacks) 10,446 8,643 �
Existing Building D (rear setback) 62 24
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Existing Building E - - �`
Existinq Buildinq F �
TOTAL 13,043 9,521 �
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PROPOSED BUILDINGS IN THE SETBACK GSF GRFA �
Building A - -
Building B (rear setback) 346 60
Building C (rear setback) 4,452 2,464
Building D (rear setback) 518 254 �
Building E - - �
Buildinqs F (rear setback) 30 - �
TOTAL 5,356 2,778 ��
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% OF EXISTING GRFA IN SETBACK vs. TOTAL GRFA �
(9,521/164,614) 5.78% ��
% OF PROPOSED GRFA IN SETBACK vs. TOTAL GRFA ;`
(2,778/164,614) 1.68% �
°/a OF ALL GRFA IN SETBACK vs. TOTAL GRFA �
(12,299/164,614) 7.47% �:
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� -DECK SETBACK
EXISTING DECKS IN SETBACK GSF
Existing Building A (front setback) 48
Existing Building B (rear setback) 145
Existing Building C (front & rear setbacks) 4,760
Existing Building D (rear setback) 57
Existing Building E -
Existinq Buildinq F 3
TOTAL 5,013
PROPOSED DECKS IN SETBACK GSF
Building A (front setback) 85
Building B (rear setback) 375
Building C (rear setback) 2,526
Building D (rear setback) 37
Building E - �
BuiJding F 1
TOTAL 3,023
-ROOF SETBACK
EXISTING ROOF OVERHANGS IN SETBACK GSF
Existing Building A (front setback) 413
Existing Building B (rear setback) 224 �
� Existing Building C (front & rear setback) 326
Existing Building D
Existing Building E -
Existinq Buildinq F -
TOTAL 963
PROPOSED DECKS IN SETBACK GSF
Building A -
Building B (rear setback) 64
Building C (rear setback) 3,182
Building D (rear setback) 173
Building E -
B_uilding F (rear setback) 14
TOTAL 3,433 �
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-MILLCREEK SETBACK �
ALLOWABLE — HDMF 30 from centerline of Millcreek �
PROPOSED — SDD 30 (closest point, see plan) �
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BUILDING HEIGHTS
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ALLOWABLE — HDMF 48' #'
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� BUILDING A (Based on Interpolated Grade and at Worst Case Scenarios) �
PROPOSED �;
Main Ridge 48.24' �`
VARIANCE 0.24' �
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PROPOSED �
Stair/Elevator 51.44' �
VARIANCE 3.44' �
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BUILDING B (Based on Interpolated Grade and at Worst Case Scenarios) �;
PROPOSED �.;
Main Ridge 48.24'
VARINACE 0.24' ���
PROPOSED �`
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Lord Gore Ridge 52.74' �:
VARIANCE 4.74' �
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PROPOSED �'
Lobby Ridge 33.40' �
CONNECTOR B/C (Based on Interpolated Grade and at Worst Case Scenarios) �
PROPOSED 51' �
VARIANCE 3' '
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CONNECTOR B/D (Based on Interpolated Grade and at Worst Case Scenarios) �°
PROPOSED 29.47'
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BUILDING C (Based on Interpolated Grade and at Worst Case Scenarios) "
PROPOSED �`
Main Ridge 55.79' �
VARIANCE 7.79' �'
PROPOSED �
Gable Ridge 54.79' ���
VARIANCE 6.79' �
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BUILDING D (Based on Interpolated Grade and at Worst Case Scenarios) �
PROPOSED �'
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Main Ridge 55.02' �
VARIANCE 7.02'
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PROPOSED �'
Gable Ridge 55.22' �
VARIANCE 7.22' �"
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� CONNECTOR D/E (Based on Interpolated Grade and at Worst Case Scenarios) �
PROPOSED 45.61' �:
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, BUILDING E (Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED
Main Ridge 55.31'
VARIANCE 7.31' �
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PROPOSED
Gable Ridge 53.61'
VARIANCE 5.61'
CONNECTOR E/F (Based on Interpolated Grade and at Worst Case Scenarios) �
PROPOSED 47.60' �
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BUILDING F (Based on Interpolated Grade and at Worst Case Scenarios) �
PROPOSED
Main Ridge 57.31' �'
VARIANCE 9.31' �
PROPOSED �
Gable Ridge 57.47'
VARIANCE 9.47' �`;.
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PARKING � �
See GRFA attachment for New Unit Summary for Parking Breakdown.
EXISTING STUDIO- BUILDINGS D, E, F 73
� NEW UNITS- BUILDINGS D, E, F 23
EXISTING MANOR HOUSE- BUILDINGS A, B, C 105 �
NEW UNITS- BUILDINGS A, B, C 19 �
EHU UNIT 1
TOTAL REQUIRED SPACES 221 �
LOWER LEVEL PARKING GARAGE- �
Full Size Spaces 29
Accessible Spaces 2
Compact Spaces 17
Valet Spaces 34
UPPER LEVEL PARKING GARAGE- �
Fuli Size Spaces 33 �
Accessible Spaces 3 �;
Compact Spaces 12 �
Valet Spaces 22 �
SOUTH PARKING LOT �
Full Size Spaces 88 �`
Accessible Spaces 4
Compact Spaces 4 �`
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Valet Spaces 0 �
SURFACE PARKING NEAR ENTRY �'
Full Size Spaces 5 �'
� Accessible Spaces 0 ��
Compact Spaces 0 �'
Valet Spaces 1 �
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TOTAL �!:
Full Size Spaces 155 61%
Accessible Spaces 9 3%
Compact Spaces 32 12% �
Valet Spaces 57 22%
TOTAL SPACES 253
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Parking Structure - The deck of the underground parking is sloped to minimize �
the profile of the parking structure above grade. It is completely underground. �
Flat portions of the parking structure will be sloped to accommodate floor drains. �
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Parking Spaces - The enclosed parking spaces are 90 degrees to the drive aisle �
and 9' x 18', with 8' x 16' compact parking spaces not exceeding 25% of the total
of the total required parking spaces. Valet spaces are 8' x 18' and do not exceed
50% of the total required parking spaces. Parallel valet parking spaces are 9' x �`.
20' and standard spaces are 9' x 24'. �
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The height clearance of the parking structure will be a minimum of 7'-6" clear. �
The parking decks slope at a maximum of 6%. The access ramp slopes at a �
�r+ maximum of 12%.
Street Entries - Both existing curb cuts and entry drop off at main lobby are to
remain.
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Curbs - Rolling curbs will be provided to accommodate fire department vehicles
per Public Works. �
Drive Aisles - 24' wide two-way drive aisles accommodate 90 degree parking �
� stalls.
Turning Radius - 24' turning radius to centerline is utilized at vehicular traffic
patterns per Public Works.
Structural Columns - Structural columns approximately 14" w. x 22" d. will be
located on some parking stripes.
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SNOW STORAGE
Underground Parking Structure- No storage required �;
Lower Level 25,512 SQ FT �'
Upper Level 25,512 SQ FT ��
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South Parking Lot �'
37,507 (30% Required) 11,252 SQ FT �
SurFace Paving and Driveway �
17,575 (30% Required) 5,272 SQ FT �`
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Ramp Down to Garage
1,466 (10% Required- Snow Melted) 146 SQ FT
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PROPERITY LINE
TOV GORE CREEK CORRIDOR �`
AIR RIGHTS ENCROACHMENT BEHIND BUILDING C �
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Cantilevered Deck on Level 4 0 215 g
Cantilevered Deck on Level 5 0 215
Cantilevered Deck on Level 6 0 215 �
Cantilevered Deck on Level 7 0 215 �'
A
Manor Vail is proposing having a land swap, donating the Town of Vail 430 �
square feet of land in exchange for the 215 square feet of land that is being �;
cantilevered over. �''
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EMPLOYEE HOUSING BEDS (Type III) �
EXISTING 0 �'
PROPOSED 4 1 unit with 4 beds in Building B �'
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GRADING �
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The maximum finished grade will not exceed a 2:1 slope. The natural slope �
of the site is relatively flat. New grading to accommodate drainage will be �'
blended into the natural topography. The elevated portions of the parking �
structure above natural grade will be treated with stonewalls and terraced �
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landscape areas to soften the difference in grade and create a natural �
appearance. A registered Colorado Professional Engineer prior to building 4:;
� department submittal will prepare the erosion and sediment control plan. �
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FLOOD PLAIN �
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Approximately 500 square feet of the Gore Creek 100 year flood plain encroaches
� over the property line to the northwest of Building F. There are no plans to grade �
or build improvements within this area. �
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RETAINING WALLS �
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The parking structure retaining walls will be designed and stamped by a licensed �
P.E. Terrace walls will be within the 4' to 6' maximum height range. Due to the �
relative flat nature of the site, retaining walls will not exist on slopes exceeding �
30%. There are no retaining walls planned within the front setback or along the �
right-of-way. Retaining walls will meet the standards of retaining walls, with a P.E. �
stamp if the slope exceeds 1:1. A stone veneer that matches the proposed exterior �
of the building will be applied to the structural concrete. �
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Building A �
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Existing Unit Melick Cal ZAA Cal Change Area Remarks
1 1,340.00 1,336.00 (4.00) �
2 1,340.00 1,336.00 28.00 �
3 1,380.00 1,368.00 12.00) �
4 1,380.00 1,368.00 (12.00 �
5 1,380.00 1,368.00 (12.00) ;;
6 1,380.00 1,368.00 (12.00) �;
7 1,380.00 1,368.00 12.00) �':
8 1,380.00 1,368.00 (12.00) �
9 1,380.00 1,368.00 (12.00) �
10 1,380.00 1,368.00 (12.00) �
11 1,380.00 1,368.00 (12.00 �;
12 1,380.00 1,368.00 (12.00) �
13 1,380.00 1,368.00 (12.00) �;
14 1,380.00 1,368.00 (12.00) �
15 1,340.00 1,336.00 (4.00)
16 1,340.00 1,336.00 (4.00) �'
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Total 21,920.00 21,760.00 (128.00) �;
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� New Unit �
A1 2,888.00 3,205.00 317.00 70 Includes fireplace area �
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Total New 2,888.00 3,205.00 317.00 �
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Total for Building 24,808.00 24,965.00 189.00 70.00 �;
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Building B ,
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Existing Unit Melick Cal ZAA Cal Change Area Remarks �
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17 1,336.00 1,341.00 5.00 �
18 1,336.00 1,341.00 5.00 =`
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19 1,368.00 1,368.00 0.00 �
20 1,368.00 1,368.00 0.00 �'
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Total 5,408.00 5,418.00 10.00 �
New Unit �
46 3,444.00 3,616.00 172.00 0 Includes fire lace area ��
4C 3,110.00 3,514.00 404.00 50 Includes fireplace area �
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Total New 6,554.00 7,130.00 576.00 50.00 �`
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Total for Buildin 11,962.00 12,548.00 586.00 50.00 �
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Building C �
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Existing Unit Melick Cal ZAA Cal Change Area Remarks ;
�
101 1,369.00 1,363.00 (6.00) �
102 1,376.00 1,370.00 (6.00) �
103 1,376.00 1,370.00 (6.00) �'
104 1,373.00 1,367.00 (6.00) �
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105 1,512.00 1,498.00 (14.00) g
106 1,512.00 1,498.00 (14.00) w
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107 1,373.00 1,359.00 (14.00) �`
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108 1,376.00 1,362.00 (14.00) �,
109 1,373.00 1,370.00 (3.00)
201 1,369.00 1,363.00 (6.00 �
202 1,376.00 1,370.00 (6.00) �
203 1,376.00 1,370.00 (6.00) �
204 1,373.00 1,367.00 (6.00) �
205 1,512.00 1,498.00 (14.00) $:
206 1,512.00 1,498.00 (14.00) �'
207 1,373.00 1,359.00 (14.00) g;
208 1,376.00 1,362.00 (14.00) �.
209 1,373.00 1,370.00 (3.00) ��
301 1,369.00 1,363.00 (6.00) �;
� 302 1,376.00 1,370.00 (6.00) �
303 1,376.00 1,370.00 (6.00) �^
304 1,373.00 1,367.00 (6.00) �
305 1,512.00 1,498.00 (14.00 �
306 1,512.00 1,498.00 (14.00) �:
307 1,373.00 1,359.00 (14.00) �
308 1,376.00 1,362.00 (14.00)
309 1,373.00 1,370.00 (3.00) ;.;;
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Total 37,920.00 37,671.00 (249.00) 3
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New Unit �
;
4D 2,095.00 1,539.00 (556.00) 45 Includes Fireplace Area �
4E 2,137.00 2,769.00 632.00 20 Includes Fireplace Area �'
4F 2,925.00 2,981.00 56.00 32 Includes Fireplace Area "'
4G 2,266.00 2,873.00 607.00 20 Includes Fireplace Area �
4H 2,244.00 1,704.00 (540.00) 48 Includes Fireplace Area �
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Total New 11,667.00 11,866.00 199.00 �
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Total for Building 49,587.00 49,537.00 (50.00) 165.00
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Building D �
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Existing Unit Melick Cal ZAA Cal Change Area Remarks �
�
210 652.32 654.00 1.68 �
211 652.32 654.00 1.68 �
�-
212 652.32 654.00 1.68 �
213 652.32 654.00 1.68 �
214 652.32 654.00 1.68 �;
215 652.32 654.OQ 1.68 �:
216 652.32 654.00 1.68 �
217 652.32 654.00 1.68 �
311 652.32 654.00 1.68 �
312 652.32 654.00 1.68 �
313 652.32 654.00 1.68 �;
314 652.32 654.00 1.68 �
315 652.32 654.00 1.68 �
x:
316 652.32 654.00 1.68 ��
317 652.32 654.00 1.68 {
318 652.32 654.00 1.68 �
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410 652.32 654.00 1.68 �.
411 652.32 654.00 1.68 r
412 652.32 654.00 1.68 �'
.� 413 652.32 654.00 1.68 ;"
414 652.32 654.00 1.68 �
415 652.32 654.00 1.68 �
416 652.32 654.00 1.68 �_
417 652.32 654.00 1.68 �
:
Total 15,655.68 15,696.00 40.32 �
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New Unit "
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3C 1,702.00 1,714.00 12.00 0 Connector Unit-3rd floor �
4G 1,702.00 1,699.00 (3.00) 0 Connector Unit-4th floor �
4J 3,283.00 3,662.00 379.00 124 Includes Loft space & Fireplace
4K 3,283.00 3,662.00 379.00 124 Includes Loft space & Fireplace ;:
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Total New 9,970.00 10,737.00 767.00 �
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Total for Building 25,625.68 26,433.00 807.32 248.00 �:
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Building E �
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Existing Unit Melick Cal ZAA Cal Change Area Remarks �
�
220 652.32 654.00 1.68 �
221 652.32 654.00 1.68 �'
222 652.32 654.00 1.68 �
223 652.32 654.00 1.68 �
224 652.32 654.00 1.68 �
225 652.32 654.00 1.68 �
226 652.32 654.00 1.68 �:
227 652.32 654.00 1.68 ��
320 652.32 654.00 1.68 4
321 652.32 654.00 1.68 �'�
322 652.32 654.00 1.68
323 652.32 654.00 1.68 �:
324 652.32 654.00 1.68 �
325 652.32 654.00 1.68 ��-
326 652.32 654.00 1.68 �:
327 652.32 654.00 1.68 �
420 652.32 654.00 1.68 �"
421 652.32 654.00 1.68 �
422 652.32 654.00 1.68 �
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423 652.32 654.00 1.68 #'
� 424 652.32 654.00 1.68 �
425 652.32 554.00 1.68 #
426 652.32 654.00 1.68 =
427 652.32 654.00 1.68 �.
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Total 15,655.68 15,696.00 40.32 �
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New Unit �:
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3A - 1,219.00 1,231.00 12.00 13.00 Connector Unit-3rd floor �
4C 1,219.00 1,227.00 8.00 13.00 Connector Unit-4th floor Y
4E 3,288.00 3,664.00 376.00 105.00 Includes Loft space &fireplaces �`,
4F 3,288.00 3,668.00 380.00 100.00 Includes Loft s ace &fireplaces �
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Total New 9,014.00 9,790.00 776.00 �
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Total for Building 24,669.68 25,486.00 816.32 231.00
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�ii+ Building F �
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Existing Unit Melick Cal ZAA Cal Change Area Remarks �
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110 652.32 654.00 1.68 �
111 652.32 654.00 1.68 �.
112 652.32 654.00 1.68 �;`
113 652.32 654.00 1.68 k
230 652.32 654.00 1.68 �'
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231 652.32 654.00 1.68 �
232 652.32 654.00 1.68 �
233 652.32 654.00 1.68
234 652.32 654.00 1.68 �'
235 652.32 654.00 1.68 �
236 652.32 654.00 1.68 �
237 652.32 654.00 1.68 �
330 652.32 654.00 1.68
331 652.32 654.00 1.68
332 652.32 654.00 1.68 $
333 652.32 654.00 1.68 s.
334 652.32 654.00 1.68 �
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335 652.32 654.00 1.68 ;
336 652.32 654.00 1.68
337 652.32 654.00 1.68
� 430 652.32 654.00 1.68 g
431 652.32 654.00 1.68 �
432 652.32 654.00 1.68 �
433 652.32 654.00 1.68
434 652.32 654.00 1.68 �'
435 652.32 654.00 1.68 x-
436 652.32 654.00 1.68 �'
437 652.32 654.00 1.68 �
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Total 18,264.96 18,312.00 47.04 �
New Unit `
4A 3,284.00 3,669.00 385.00 93.00 Loft space added &fireplaces
46 3,284.00 3,664.00 380.00 104.00 Loft space added &fireplaces �
F
Total New 6,568.00 7,333.00 765.00
F:
Total for Building 24,832.96 25,645.00 812.04 197.00 �
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Building A �
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Level F FA Remarks �
Building-Existing �
1 0.00 0 �
Z O.00 O f
3 589.00 0 �
4 440.00 342 �
5 440.00 342 �
6 0.00 0 �
7 0.00 0 ;;:
Total 1,469.00 684.00 �
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Building-New *
1 0.00 0 �
2 O.00 O F
3 0.00 0 �'
4 0.00 0 '
5 0.00 0 `°
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6 0.00 0 �
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7 0.00 0 �.
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Total 0.00 0.00
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Deck- Existing v
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1.00 0.00 0 �
2.00 0.00 0 �'
3.00 0.00 0
4.00 24.00 0 ='-
5.00 24.00 0 �
6.00 0.00 0 �
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7.00 0.00 0 �
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Total 48.00 0.00 �
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1.00 0.00 0 '"
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2.00 0.00 0 °
3.00 0.00 0
4.00 85.00 0
5.00 0.00 0 k`
6.00 0.00 0 z
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Total 85.00 0.00
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Roof-Existing 413.00 0 �
�; Roof-New 0.00 0
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Level F R A Remarks �
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Building-Existing �
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1 0.00 0 �
2 0.00 0 �
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3 844.00 0 �
4 111.00 85 �'
5 111.00 85 �
6 0.00 0 F
7 0.00 0 �
Total 1,066.00 170.00 r
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Building-New $
1 0.00 0 £
2 0.00 0 �;
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3 256.00 0 This is the area of the Mechanical Room Between Bldg B & C
4 0.00 0 �
5 0.00 0
�;
6 90.00 60
7 0.00 0 �
�
Total 346.00 60.00 °
�:
� a:
Deck- Existing �
1.00 0.00 0 �;
�
2.00 0.00 0 a
�
3.00 0.00 0
4.00 68.00 0 i`
5.00 77.00 0
�
6.00 0.00 0 '
�;
7.00 0.00 0
�
Total 145.00 0.00 a'
�
Deck-New �
1.00 0.00 0
�-
2.00 0.00 0 �.
i
3.00 0.00 0 ;
4.00 193.00 0
5.00 0.00 0
6.00 182.00 0 �;
7.00 0.00 0 �'
Total 375.00 0.00
Roof-Existing 224.00 � 0
�; Roof-New 64.00 0 p
�;
,
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1
�:
� �
�
3
, 3-
�;
� SETBACKS- Existing and New Caiculations �
Building C
Level FA Remarks �'
Buildin -Existing �`
1 0.00 0 �
2 0.00 0 '
3 0.00 0 �'
�
4 3,482.00 2,881 185- in front set back js
5 3,482.00 2,881 185- in front set back =
6 3,482.00 2,881 185- in front set back �
;
7 0.00 0
Total 10,446.00 8,643.00 �
�
Building-New
1 0.00 0 �
2 0.00 0 �
3 0.00 0
4 497.00 0
5 497.00 0
3`
6 497.00 0
7 2,961.00 2,464 r
Total 4,452.00 2,464.00
� Deck- Existin
9
1.00 0.00 0 E
2.00 0.00 0
3.00 0.00 0
4.00 1,613.00 0 46- in front set back
5.00 1,678.00 0 111- in front set back
6.00 1,469.00 0 111- in front set back
7.00 0.00 0
Total 4,760.00 0.00
Deck-New
1.00 0.00 0 '
2.00 0.00 0
3.00 0.00 0
4.00 209.00 0 ry
5.00 457.00 0
6.00 207.00 0
<
7.00 1,653.00 0
Total 2,526.00 0.00
Roof-Existing 326.00 0
� Roof-New 3,182.00 0
�
' �
� � �
, �
;
� SETBACKS- Existing and New Calculations �
Building D �
�'
�
Level SF RFA Remarks �
Building-Existing %
1 0.00 0 �
2 17.00 0 �
3 15.00 8 �'
4 15.00 8 �
5 15.00 8 �
6 0.00 0 �
7 0.00 0 �
Total 62.00 24.00 �:
�
Buildin -New �
�
1 0.00 0
2 26.00 0 °
3 49.00 0 This includes the GSF between Bldg D & E ''
�
4 49.00 0 This includes the GSF between Bldg D & E �
5 209.00 126 This includes the GSF & GRFA between Bldg D & E �'
.:
6 185.00 128 This includes the GSF & GRFA between Bldg D & E _
7 0.00 0 ;
Total 518.00 254.00 �
� �:
Deck- Existing �
1.00 0.00 0 �
2.00 0.00 0 �
3.00 19.00 0 fi
�
��.
4.00 19.00 0 �
5.00 19.00 0 �
�:
6.00 0.00 0 �
7.00 0.00 0 �
3
t
Total 57.00 0.00 z
Deck-New �'
x'
1.00 0.00 0
2.00 0.00 0 �
3.00 0.00 0
4.00 0.00 0
5.00 9.00 0 �
6.00 28.00 0
7.00 0.00 0
F:
Total 37.00 0.00 �
Roof-Existing 0.00 0
� Roof-New 173.00 0 '
:
�
�
�
- �
�.
�,
� � �
�
. �>
�
,;
�
�
� SETBACKS- Existing and New Calculations �
Building E �'
�
Level SF RFA Remarks z
�
Buildin -Existing A
1 0.00 0 �
2 0.00 0
�
3 0.00 0 �,
�
4 0.00 0 �'
5 0.00 0 `
�
6 0.00 0 �
7 0.00 0
�
Total 0.00 0.00 �`
3
Building-New �
1 0.00 0 �
2 0.00 0 �
3 0.00 0 �
4 0.00 0 �
5 0.00 0 �
�
6 0.00 0 �
7 0.00 0
Total 0.00 0.00 �
�
� �.
Deck- Existing �
�
1.00 0.00 0 �`
�
2.00 0.00 0 �
3.00 0.00 0 �
4.00 0.00 0 �
{:
5.00 0.00 0
6.00 0.00 0 �
7.00 0.00 0
�
Total 0.00 0.00 �
e
Deck-New �
1.00 0.00 0 �;
2.00 0.00 0 �
3.00 0.00 0 '
�
4.00 0.00 0
5.00 0.00 0 �
6.00 0.00 0 �
7.00 0.00 0
�
Total 0.00 0.00
Roof-Existing 0.00 0 �
� Roof-New 0.00 0
�
�
�
- '�:
x
�
� �
� � �;
. �
�
�`
SETBACKS- Existing and New Calculations `"
� Building F �
a
�
Level RFA Remarks �
[.
Building-Existing =
5
1 0.00 0 :
2 0.00 0 `
�
3 0.00 0 �
4 0.00 0
5 0.00 0 =
�:
6 0.00 0 �
7 0.00 0
;
Total 0.00 0.00 �
E
Building-New �
1 0.00 0
2 6.00 0
�.
3 6.00 0
4 6.00 0
5 6.00 0
6 6.00 0 �
7 0.00 0 �
Total 30.00 0.00
� �
Deck- Existing �'
1.00 0.00 0 �
2.00 0.00 0 �
�
3.00 1.00 0
4.00 1.00 0
5.00 1.00 0 �:
6.00 0.00 0
7.00 0.00 0
Total 3.00 0.00 ;;
Deck-New
1.00 0.00 0 `
2.00 0.00 0
3.00 0.00 0
4.00 0.00 0
5.00 0.00 0
6.00 1.00 0
7.00 0.00 0
Total 1.00 0.00
Roof-Existing 0.00 0
Roof-New 14.00 0 `
�
_ �
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ALL SEASONS CONDOMINIUM ASSOCIATION �
� 434 GORE CREEK DRIVE -- �
- - ... ,
VAIL, COLORADO 81657 '�~--�--. �
(970)476-2221 �
(970) 476-2684 FAX i`
�
Frederick Wyman II,President (914)273-3145 �
93 Whippoorwitl Road (914)273-5118 Fax �
Armonk,NY 10504 crgfw@aoLcom �
>
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,
September 13, 2004 �
�
;
„
#'
;
Town of Vail Via Email �'
Planning&Environmental Commission �;
75 South Frontage Road West �;
Vail, CO 81657 �
�
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;:
�,, RE: Manor Vail Redevelopment �
;
Dear Gentlemen: �
�
The Boazd of the�All Seasons Condominium Association held a special meeting on �
September 8, 2004 to discuss the proposed Manor Vail Redevelopment plan. �
s
The Board wishes to thank the Town of Vail Planning and Environmental Commission �
for having considered the concerns raised by the Association during the review process �
and the assistance of Warren Campbell in keeping us apprised of the Manor Vail
redevelopment project as it evolved.
r
The All Seasons Condominium Association Board is aware of many of the issues facing �`
the Town of Vail in keeping Vail the premier ski resort and mountain vacation �
destination in the country. The Board recognizes the need to improve and update the �
Towns infrastructure and understands the desire to modernize and redevelop many of the #
older structures in Vail. The Board, in fact, is supportive of many of the initiatives �
, undertaken by the Town in recent years to accomplish this end.
�
Nevertheless,the Board is philosophically concerned with the implications and
consequences of some of the projects that are under consideration and that have been
approved in the Town of Vail. We note with some dismay that there is a bias in Town to
� encourage larger scale projects with greater densities, height and bulk that will only
exacerbate existing problems and change the character of the Vail we knew and love. ;
s
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One of the most charming aspects of Vail compared to Beaver Creek and Lionshead is ;
�
the people friendly scale of the town. We are concerned that the character of the Town E
will forever be altered by the erection of these large massive projects that unfortunately ;;
are being proposed, encouraged by Town policy and approved by the municipality. We �
are not per se opposed to progress and recognize the need for some change. We are 6'
simply concerned with some of the consequences and implications of these changes. �
>
The Board acknowledges and wishes to thank Manor Vail for its attempts to address our `'
Association's concerns regarding the impact of their development on our view shed. We �'
believe that Manor Vail, given what they wish to do,has reduced the height of their %
structure as much as is practical. We note;however,that because of self imposed �
conditions including unwillingness to give up cathedral space in the existing structures as �
well as the creation of a three foot high platform to support the new level that there were �;
still other options available to reduce the height to conform with existing regulations and �
zoning. Cleazly eliminating the new story over Building F would address our view shed �`
issue. We suspect that this would make the project not economically viable from the
perspective of Manor Vail. �
�
Philosophically our Board is concerned with the precedents being set by the current
approach to redevelopment in Vail. Increased density exacerbates already over taxed �
infrastructure in particular the additional vehicular traffic generated in the Golden Peak �
area. Increased height and bulk of structures dwarf existing adjacent neighborhoods and ;
� encourages further larger scale redevelopment. �
The All Seasons Boazd has reviewed the alleged public benefits of the Manor Vail project �
and feels it is worth pointing out that the majority of the benefits accrue to Manor Vail. �`
T'he modest fees that they are paying to the Town as well as the resurfacing of the tennis �
court(provided that they are granted permission to use it to facilitate their construction
project)aze meager in relationship to the significant economic benefit being received by �'
Manor Vail and the project developer. We understand that Manor Vail in addition to the
$4,000,000 self imposed assessment will be receiving an estimated $7,000,000 worth of
improvements to their property as a result of this project. This does not include any
profit to the developer which we imagine will be substantial. �
F;
The community benefit is mere $185,000, a resurfaced tennis court, a couple of
pedestrian crosswalks and removal of some logs along Gore Creek. Manor Vail is �
receiving$7,000,000 worth of improvements for what I estimate to be less than five
percent of the cost in alleged questionable municipal improvements; while All Seasons is
getting the short end of the stick in giving up its million dollar views of the Gore range �
which obviously decreases the value of some of our condominiums. �
We note with incredulity, the creation of a deed restricted employee housing unit for 4
people of approximately 630 square feet. Companies allocate more space per employee
for a desk and a chair in an office environment. This is barely a walk in closet. Do you
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� really expect to have satisfied employees living in accommodations like this? If the only �
alternative is living in a tent on a snow bank; I guess this is an improvement. �
1;
The Master Plan states that one of its goals is to preserve the view of the Gore Range �
�
from the perspective of the Village Core and Vail Valley Drive. We are delighted that �'
one will be still be able to see the Gore Range from Vail and resent that our view shed is
considered expendable and is being sacrificed for the benefit of Manor Vail and modest �
community benefits like replacing wood burning fireplaces with gas. We look forward to �
having our cocktails standing by the side of the road rather than sitting in our apartments �
as we have for 40 yeazs to enjoy a mountain vista. {;'
We pay taxes to maintain residences in Vail, support local merchants and restaurants and
wonder why people who have supported the community far yeazs-year in and year out '
must sacrifice our amenities so that Vail can get more live beds to collect more tourist
dollars. We wonder why our view is considered less important than providing a better 5
landscaped access to Ford Park for visitors to Vail. We wonder why Manor Vail can't $
give up some of their views of the mountain by building a structure over their new below
grade garage. We wonder why a private landscaped area for the exclusive use of Manor
Vail owners and guests is considered a community benefit. We wonder about a lot of
things.
The All Seasons Board does not wish to be perceived as being an obstructionist or a deal
breaker but wishes the PEC to know and understand the specific impacts this is having on
� our Association.
While we don't know what the future will bring for our Association we expect that at �
some point our members, when they decide that our property has become functionally
obsolescent, may need to redevelop our property in its entirety. We hope and expect that t'
the PEC and the Town Boazd will extend to us the same courtesies that they have `
extended to other Associations and redevelopment projects to enable us to redevelop �
property in an economically viable manor.
The All Seasons Board with reservations and without enthusiasm is prepared reluctantly
to accept the Manor Vail redevelopment plan as currently proposed. €
;
Sincerely,
�'
Frederick Wyman
PRESIDENT `
CC: Vail Town Council
Department of Planning
Vail Village Home Owners Association
Manor Vail
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MEMORANDUM
�'"' TO: Pianning and Environmental Commission
FROM: Community Development Department
DATE: September 13, 2004
SUBJECT: A request for a recommendation to the Vail Town Council for the establishment of
Special Development District No. 38, Manor Vail Lodge, to allow for the
redevelopment of the Manor Vail Lodge, and a request for a conditional use permit
to allow for the construction of Type I II Employee Housing Units,pursuant to Section
12-6H-3, Vail Town Code, and a request for a final review of a conditional use
permit, pursuant to Chapter 12-6H-3, Private Clubs and Civic,Cultural and Fratemal
Organizations, Vail Town Code, to allow for the sale of parking spaces, located at
595 Vail Valley Drive/Lots A, B, &C, Vail Vitlage Filing 7, and setting forth details in
. regard thereto.
Applicant: Manor Vail, represented by Zehren and Associates
Planner: Warren Campbell
I. SUMMARY
-
The applicant, Manor Vail, represented by Zehren and Associates, are requesting a
� recommendation from the Town of Vail Planning and Environmental Commission to the Vail
Town Council of a development application to establish Special Development District No.
38, Manor Vail Lodge, to allow for the redevelopment of the Manor Vail Lodge.
Upon review of the applicable elements of the Town's planning documents and adopted
criteria for review,the Community Development Department is recommending approval of
the applicants' request with conditions. A complete summary of our review is provided in
Section VIII of this memorandum.
II. DESCRIPTION OF THE REQUEST
The applicant, Manor Vail Lodge, represented by Zehren and Associates, is requesting a
recommendation from the Town of Vail Planning and Environmental Commission to the Vail
Town Council of a development application to establish Special Development District No.
38, Manor Vail Lodge, to allow for the redevelopment of the Manor Vail Lodge.
The establishment of Special Development District No. 38, Manor Vail Lodge,is intended to
facilitate the redevelopment of the Manor Vail Lodge, located at 595 Vail Valley Drive. The
applicant is proposing to add an additional floor to Buildings D, E, and F , a new floor to
portions of Buildings A, B, and C, and two level connections befinreen Buildings F and E, D
and E, and D and B. According to the Official Town of Vail Zoning Map, the proposed
development site is located in the High Density Multiple-Family zone district. As such,
development on the site shall be governed by the regulations outlined in Article 6H, High
Density Multiple-Family(HDMF)District,Title 12,Zoning Regulations,Vail Town Code.The
key elements of the new Manor Vail Lodge include:
�" � The establishment of the extension of the Town of Vail Streetscape Master Plan by
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creating a plan for Gore Creek Drive east of Vail Valley Drive and Chalet Road. The
applicant is proposing to contribute$100,000 to establish a Streetscape Master Plan ,�,+
for Gore Creek Drive east of Vail Valley Drive and Chalet Road. The applicant is
also proposing to construct those improvements agreed to on Chalet Road;
• The stream bank stabilization of Mill Creek. The applicant is proposing to work with
staff to develop a plan for revegitating and stabilizing the banks of Mill Creek on their
property;
. • Improved fire truck access to Buildings D, E, and F;
• The elimination of all wood burning fireplaces within the project;
• The selective removal and limbing of trees along the Ford Park path as agreed to
with the Town upon future study and review of the impacts, both aesthetic and
enviromental;
• The construction of one new on-site deed restricted employee housing unitwith four
beds;
• Expansion and upgrading of one of Vail's High Density Multiple-Family zoned
properties with 18 new dwelling units at the base of Vail Mountain;
• Improved live-bed base added to the existing lodging inventory; and
• Elimination of the existing north surface parking lot and the provision of a new
underground parking structure with a landscaped garden on the surface of the
structure.
• The establishment of a private parking club to allow for the sale of parking spaces
within the subterranean parking structure;
• The construction of two raised pedestrian walkways across Vail Valley Drive;
• The exchange of 430 square feet of property in return for the dedication of 215
square feet of Town of Vail stream tract property at the rear of Building C to allow for
walkways on the second floor and above to extend over the property line. �.+�'
Pursuant to Section 12-9A-9, Development Standards, Vail Town Code, the applicant is
requesting deviations from the prescribed development standards for building height,density
(number of units), Gross Residential Floor Area (GRFA), and additional bulk and mass in
required setbacks.
A vicinity map showing the location of the project and complete set of reduced plans
illustrating the proposed development have been attached for reference (Attachments A&
B). The applicant has also prepared a narrative of the proposal entitled, Manor Vail
Condominiums Redevelopment, dated September 13, 2004, which describes in greater
detail the proposal including public benefits and improvements (Attachment C).
III. BACKGROUND
• On July 14, 2003, the applicant, Manor Vail, was before the Planning and
Environmental Commission to request a height and setback encroachment variance
for the construction of an additional floor on top of Buildings D, E, and F. That
application was tabled as staff was recommending denial of the height variance and
the Commission could not make a finding of a hardship. The applicant requested
the tabling in order to redesign the proposal so as to eliminate the need for a height
variance. In association with this application the applicant held a work session with
the Town of Vail Design Review Board where the Board generally expressed that the
proposal was an improvement. The variance application was later withdrawn as the
applicant was planning to submit an application for a Special Development District. �
• On December 3 and 17, 2003, and March 3, 2004, the applicant met with Town of
Vail Design Review Board for conceptual review discussions on the Special
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Development District proposal. The Board's review at these meetings focused
� primarily on building mass and the architectural form of the proposal.
• On December 8, 2003, and January 12, March 8, and June 26, 2004, the applicant
met with the Town of Vail Planning and Environmental Commission for a work
session on the Special Development District proposal: The Commission's review at
these meetings focused on building mass,deviations from the High-Density Multiple
Family District standards, and public benefit.
• On April 6, 2004,the applicant met with the Town Council and proposed to improve
the existing tennis court site and Mill Creek with landscaping and stream bank �
improvements as part of their public benefits associated with this project. The
applicant proposed to repair the tennis courts as they are currently in need of repair.
This repair would occur after their use as a staging area for the proposed Manor Vail
improvements. In addition, the applicant proposed to relocate the pedestrian path
leading from Vail Valley Drive to Ford Park. The applicant also proposed the
construction of a portion of the walkways and decks on the rear of Building C within
Town stream tract land. In general, the Council was not favorable towards the
elimination of the tennis courts for the creation of a new park, the relocation of the
Ford Park path onto Town property south of Vail Valley Drive, nor the use of Town
land for private improvements.
IV. ROLES OF REVIEWING BOARDS
Special Develoament District
Order of Review.• Generally, applications will be reviewed first by the PEC for impacts of
use/development, then by the DRB for compliance of proposed buildings and site planning,
� and final approval by the Town Council.
PlanninQ and Environmental Commission:
Action: The PEC is advisorv to the Town Council.
The PEC shall review the proposal for and make a recommendation to the Town Council on
the following:
• Permitted, accessory, and conditional uses
• Evaluation of design criteria as follows (as applicable):
A. Compatibility: Design compatibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relative to architectural design, scale, bulk,
building height, buffer zones, identity, character, visual integrity and orientation.
B. Relationship: Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
C. Parking And Loading:Compliance with parking and loading requirements as outlined
in Chapter 10 of this Title.
D. Comprehensive Plan: Conformity with applicable elements of the Vail
Comprehensive Plan, Town policies and urban design plans.
E. Natural and/or Geologic Hazard: Identification and mitigation of natural and/or
�,,., geologic hazards that affect the property on which the special development district is
proposed.
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- F. Design Features: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.
G. Traffic:A circulation system designed for both vehicles and pedestrians addressing
on and off-site traffic circulation.
H. Landscaping: Functional and aesthetic landscaping and open space in order to
optimize and preserve natural features, recreation, views and function.
I. Workable Plan: Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of the special
development district.
Desian Review Board:
Action:The DRB has NO review authoritv on a SDD proqosal but must review anv
accompanvinq DRB aqplication The DRB review of an SDD prior to Town Council approval •
is purelv advisorv in nature.
The DRB is responsible for evaluating the DRB proposal:
• Architectural compatibility with other structures, the land and surroundings
• Fitting buildings into landscape
• Configuration of building and grading of a site which respects the topography
• Removal/Preservation of trees and native vegetation
• Adequate provision for snow storage on-site �
• Acceptability of building materials and colors
• Acceptability of roof elements, eaves, overhangs, and other building forms
• Provision of landscape and drainage
• Provision of fencing, walls, and accessory structures
• Circulation and access to a site including parking, and site distances
• Location and design of satellite dishes
• Provision of outdoor lighting
• Compliance with the architectural design guidelines of applicable master plans.
Staff:
The staff is responsible for ensuring that all submittal requirements are provided and plans
conform to the technical requirements of the Zoning Regulations. The staff also advises the
applicant as to compliance with the design guidelines.
Staff provides a staff memo containing background on the property and provides a staff
evaluation of the project with respect to the required criteria and findings, and a
recommendation on approval, approval with conditions, or denial. Staff also facilitates the
review process.
Town Council:
Action: The Town Council is responsible for final approval/denial of an SDD
The Town Council shall review the proposal for the following: �
Permitted, accessory, and conditional uses
Evaluation of design criteria as follows (as applicable):
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� A. Compatibility: Design compatibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relative to architectural design, scale, bulk,
building height, buffer zones, identity, character, visual integrity and orientation.
B. Relationship: Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
C. Parking and Loading: Compliance with parking and loading requirements as outlined in
Chapter 10 of this Title.
D. Comprehensive Plan: Conformity with applicable elements of the Vail Comprehensive
Plan, Town policies and urban design plans.
E. Natural and/or Geologic Hazard: Identification and mitigation of natural and/or geologic
hazards that affect the property on which the special development district is proposed.
F. Design Features: 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.
G. Traffic:A circulation system designed for both vehicles and pedestrians addressing on
and off-site traffic circulation.
H. Landscaping: Functional and aesthetic landscaping and open space in orderto optimize
� and preserve natural features, recreation, views and function.
I. Workable Plan: Phasing plan or subdivision plan that will maintain a workable,functional
and efficient relationship throughout the development of the special development district.
Conditional Use Permit
Order of Review.• Generally, applications will be reviewed first by the PEC for
acceptability of use and then by the DRB for compliance of proposed buildings and site
planning.
Planninq and Environmental Commission•
Action: The PEC is r�esponsib/e for final approval/denial of CUP.
The PEC is responsible for evaluating a proposal for:
1. Relationship and impact of the use on development objectives of the Town.
2. Effect of the use on light and air, distribution of population, transportation facilities,
utilities, schools, parks and recreation facilities, and other public facilities and public
facilities needs.
3. Effect upon traffic, with particular reference to congestion, automotive and pedestrian
safety and convenience, tra�c flow and control, access, maneuverability, and removal of
snow from the streets and parking areas.
� 4. Effect upon the character of the area in which the proposed use is to be located,
including the scale and bulk of the proposed use in relation to surrounding uses.
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5. Such other factors and criteria as the Commission deems applicable to the proposed ,,,,�
use.
6. The environmental impact report concerning the proposed use, if an environmental
impact report is required by Chapter 12 of this Title. �
Conformance with development standards of zone district
Lot area
Setbacks
Building Height
Density
GRFA
� Site coverage
Landscape area
Parking and loading
Mitigation of development impacts
DesiQn Review Board:
Action: The DRB has NO review authority on a CUP, but musf review any accompanying
DRB application.
Town CounciL
Actions of DRB or PEC maybe appealed to the Town Council or by the Town Council. Town
Council evaluates whether or not the PEC or DRB erred with approvals or denials and can
uphold, uphold with modifications, or overturn the board's decision.
�..r'
Staff:
The staff is responsible for ensuring that all submittal requirements are provided and
plans conform to the technical requirements of the Zoning Regulations. The staff also
advises the applicant as to compliance with the design guidelines.
Staff provides a staff memo containing background on the property and provides a staff
evaluation of the project with respect to the required criteria and findings, and a
recommendation on approval, approval with conditions, or denial. Staff also facilitates the
review process.
V. APPLICABLE PLANNING DOCUMENTS
Vail Land Use Plan
The Vail Land Use Plan was adopted by the Vail Town Council on November 18,
1986. The plan is intended to serve as a basis from which future decisions may be
made regarding land use within the valley. The primary focus of the Vail Land Use
Plan is to address the long-term needs and desires of the Town as it matures. The
Town of Vail has evolved from a small ski resort founded in 1962 with approximately
190,000 annual skier visits and virtually no permanent residents to a community with
4,500 permanent residents. The Town is faced with the challenge of creatively
accommodating the increase in permanent residency as well as the increase in skier
visits,while preserving the important qualities that have made Vail successful. This
is a considerable challenge, given the fact that land within the Valley is a well- .��/
defined finite resource, with much of the land already developed at this juncture.
The Vail Land Use Plan was undertaken with the goal of addressing this challenge in
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mind.
� A secondary purpose of the Vail Land Use Plan was to anal e a series of ro e i
Yz p p rt es
owned by the Town of Vail, to determine their suitability for various types of
community facilities.
The goals articulated in the plan reflect the desires of the citizenry. The goal
statements that were developed reflect a general consensus of the comments
shared at public meetings. The goals contained in the Vail Land Use Plan are to be
used as the Town's adopted policy guidelines in the review process for new
development proposals.Staff has reviewed the Vail Land Use Plan and believes the
following policies are relevant to the review of this proposal:
1.0 General Growth/Development
1.1 Vail should continue to grow in a controlled environment,maintaining
a balance befinreen residential, commercial and recreational uses to
serve both the visitor and the permanent resident.
1.2 The quality of the environment including air, water and other natural
resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded
whenever possible.
1.12 Vail should accommodate most of the additional growth in existing
�r. developed areas (infill areas).
2.0 SkierlTourist Concerns
2.1 The community should emphasize its role as a destination resort
while accommodating day skiers.
2.2 The ski area owner, the business community and the Town leaders
should work together closely to make existing facilities and the Town
function more efficiently.
2.3 The ski area owner, the business community and the Town leaders
should work together to improve facilities for day skiers.
2.4 The community should improve summer recreational and cultural
opportunities to encourage summer tourism.
4.0 Village Core/Lionshead
4.1 Future commercial development should continue to occur primarily in
existing commercial areas. Future commercial development in the
Core areas needs to be carefully controlled to facilitate access and
delivery.
:� 4.2 Increased density in the Core areas is acceptable so long as the
existing character of each area is preserved thorough
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implementation of the Urban Design Guide Plan.
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4.3 The ambiance of Vail Village is important to the identity of Vail and
should be preserved. (scale, alpine character, small town feeling,
mountains, natural setting, intimate size, cosmopolitan feeling,
environmental quality.)
5.0 Residential
5.1 Additional residential growth should continue to occur prima�ily in
existing, platted areas and as appropriate in new areas where high
hazards do not exist.
5.3 Affordable employee housing should be made available through
private efforts, assisted by limited incentives,provided by the Town of
Vail with appropriate restrictions.
5.4 Residential growth should keep pace with the marketplace demands
for a full range of housing types.
5.5 The existing employee housing base should be preserved and
upgraded. Additional employee housing needs should be
accommodated at varied sites throughout the community.
According to the Official Town of Vail Land Use Plan map,the applicant's proposed
redevelopment site is located with the �Vail Village MasterP/an"land use category. �
Pursuant to the Plan, the "Vail Village Master Plan"land use category description,
°Vail Village has been designated separately as a mixed use area and
accounts for 77 acres or about 2%of the Plan area. This area has not been
analyzed in this Plan document because the Vail Villape Master Plan study
addressed this area specifically in mor�detail."
Town of Vail Streetscape Master Plan
The Town of Vail is in the process of preparing a revision to the adopted Town of
Vail Streetscape Master Plan. The original Master Plan is an outgrowth of the Vail
Village Urban Design Guide Plan. The Guide Plan was created in 1982 to give
guidance to the overall physical development for the Village. In addition to providing
broad design guidelines,the Guide Plan suggested specific physical improvements
for the Village. Improvements such as new plazas, new landscape area,etc. Along
with the construction of these public improvements included proposals to complete
numerous private sector improvements. Improvements such as building additions
outdoor deck expansions,and fa�ade improvements. The Streetscape Master Plan
was written in part to provide clear design direction for coordinated public/private
improvements. According to the Master Plan,the purpose of the plan is to provide a
comprehensive and coordinated conceptual design for streetscape improvements
that:
1. is supported by the community; ,
2. enriches the aesthetic appearance of the Town; and �
3. emphasizes the importance of craftsmanship and creative design in order
to create an excellent pedestrian experience.
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� Vail Villa4e Master Plan
The Vail Village Master Plan is based on the premise that the Village can be planned and
designed as a whole. lt is intended to guide the Town in developing land use laws and
policies for coordinating development by the public and private sectors in Vail Village and in
implementing community goals for public improvements. It is intended to result in
ordinances and policies that will preserve and improve the unified and attractive appearance
of Vail Village. Most importantly,this Master Plan shall serve as a guide to the staff, review
boards,and Town Council in analyzing future proposals for development in Vail Village and
in legislating effective ordinances to deal with such development. Furthermore,the Master
Plan provides a clearly stated set of goals and objectives outlining how the Village will grow
in the future.
The Vail Village Master Plan is intended to be consistent with the Vail Village Urban Design
Guide Plan,and along with the Guide Plan, it underscores the importance of the relationship
between the built environment and public spaces.
Goals for Vail Village are summarized in six major goal statements. While there is a certain
amount of overlap between these six goals, each focuses on a particular aspect of the
Village and the community as a whole. The goal statements are designed to establish a
framework, or direction, for the future growth of the Village. A series of objectives outline
specific steps that can be taken toward achieving each stated goal. Policy statements have
been developed to guide the Town's decision-making in achieving each of the stated
objectives, whether it be through the review of private sector development proposals or in
implementing capital improvement projects.
�✓
The Vail Village Master Plan's objectives and policy statements address key issues relative
to growth and development. These statements establish much of the context within which
future development proposals are evaluated. In implementing the Plan,the objectives and
policies are used in conjunction with a numbe�of graphic planning elements that together
comprise this Plan. While the objectives and policies establish a general framework, the
graphic plans provide more specific direction regarding public improvements or development
potential on a particular piece of property.
The Vail Village Master Plan is intended to serve as a guide to the staff, review boards and
Town Council in analyzing future proposals for development in Vail Village and in legislating
effective ordinances to deal with such development. The most significant elements of the
Master Plan are the goals,objectives, policies and action steps. They are the working tools
of the Master Plan. They establish the broad framework and vision, but also layout the
specific policies and action steps that will be used to implement the Plan.
As noted on page 35 of the Master Plan,
"It is important to note that the likelihood of project approval will be greatest for those
proposals that can fully comply with the Vail Vil/age Master Plan."
Staff believes this statement re-emphasizes that the Master Plan is a general document
providing advisory guidelines to aid the Town in analyzing development proposals and that
full compliance is not required in order for a project to be approved.
� The stated goals of the Vail Village Master Plan are:
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� �
Goal#1 Encourage high quality redevelopment while preserving the unique
architectural scale of the Village in order to sustain its sense of community ,�,r
and identity.
Objective 1.2: Encourage the upgrading and redevelopment of residential
and commercial facilities.
Objective 1.3: Enhance new development and redevelopment through
public improvements done by private developers working in cooperation with
the Town.
Goal#2 To foster a strong tourist industry and promote year-round economic health
and viability for the Village and for the community as a whole.
Objective 2.3: Increase the number of residential units available for short
term ovemight accommodations.
Objective 2.5: Encourage the continued upg�ading, renovation and
maintenance of existing lodging and commercial facilities to better serve the
needs of our guests.
Objective 2.6: Encourage the development of affordable housing units
through the efforts of the private sector.
Goal#3 To recognize as a top priority the enhancement of the walking experience
throughout the Village.
�
Objective 3.1: Physically improve the existing pedestrian ways by
landscaping and other improvements.
Objective 3.2: Minimize the amount of vehicular traffic in the Village to the
greatest extent possible.
Objective 3.4: Develop additional sidewalks, pedestrian-only walkways and
accessible green space areas, including pocket parks and stream access.
Goal#4 To presenre existing open space areas and expand green space
opportunities.
Objective 4.1: Improve existing open space areas and create new plazas
with greenspaces and pocket parks. Recognize the different roles of each
type pf open space in forming the overall fabric of the Village.
Goal#5 Increase and improve the capacity, efficiency and aesthetics of the
transportation and circulation system throughout the Village.
Objective 5.1: Meet parking demands with public and private parking
facilities.
Goal#6 To insure the continued improvement of the vital operational elements of the
Village. �;
Objective 6.1: Provide service and delivery facilities for existing and new
�o
�,�,,,�.�-��_ .�...,�.�...� :< ..�
. � •
development.
� Objective 6.2: Provide for the safe and e�cient functions of fire, police and
public utilities withm the context of an aesthetically pleasing resort setting.
Specific Sub-Area Details found in the Vail Village Master Plan
East Gore Creek Sub Area (#6)
A number of the earliest projects developed in Vail are located in the East Gore
Creek Sub-Area. Development in tf►is area is exclusively multi-family condominium
projects with a very limifed amount of support commerciaL Surface parking is found
at each site, which creates a very dominant visual impr�ession of the sub-ar�a.
While the level of development in East Gore Creek is generally greater than that
a/lowed under existing zoning, this area has the potential to absorb density without
compromising the character of the Village. This development could be
accommodated by partial infills of existing parking areas balanced by greenspace
additions or through increasing the heights of existing buildings(generally one story
over existing heights). In order to maintain the architectural continuity of projects,
additional density should be considered only in conjunction with the comprehensive
redeve/opment of projects.
C/eary, one of the main objectives to consider in the redevelopment of any property
shou/d be to improve existing parking facilities. This inc/udes satisfying parking
demands for existing and additional deve/opment, as well as design considerations
relative to redevelopment proposa/s. The opportunity to introduce below grade
�,,. structured parking will greatly improve pedestrianization and landscape features in
this area. This should be considened a goa/of any redevelopment of this sub-area
will attract additional traffic and population into this area and may have significant
impacts upon portions of Sub-Areas 7 and 10.
#6-2 Manor Vail
Possible residential in�ll on portions of existing surface parking area and
additional floor to the northem most buildings adjacent to Gore Creek and
other adjoining pedestrian areas. Height of structures shall be limited to
prevent impacts on view to the Gore Range from Village Core and Vai!Valley
Drive. Present and future tra�c demand to be met on site. Traffic
considerations must be addressed. Special emphasis on 1.2, 2.3, 2.6, 3.1,
4.1, 5.1, 6.1.
Town of Vail Zoninq Re4ulations
Staff has reviewed the Town of Vail Zoning Regulations (Title 12, Vail Town Code). We
believe the following code sections are relevant to the review of the applicant's request:
Article 12-9A: Special Development(SDD) District(in part)
Section 12-9A-1: Purpose:
The purpose of the special development district is to encourage flexibility and creativity in
the deve%pment of land in order to promote its most appropriate use;to improve the design
� character and quality of the new deve/opment with the town;to facilitate the adequate and
economical provision of streets and utilities;to preserve the nafura/and scenic features of
open space areas; and to further the overall goa/s of the community as stated in the Vail
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comprehensive plan. An approved development plan for a specia/development district, in
conjunction with the property's underlying zone district, shall establish the requirements for �
guiding development and uses of property included in the special development district. The
special development district does not apply to and is not available in the following zone
districts:Hillside residential, single-family, duplex,primary/secondary. The elements of the
development plan shall be as outlined in section 12-9A-6 of this article.
Chapter 12-16: Conditional Uses Permits (in part)
Section 12-16-1: Purpose;Limitations
In orcler to provide the flexibility necessary to achieve the objectives of this title, specified
uses ar� permitted in certain districts subject to the granting of a conditional use permit.
Because of their unusual or special characteristics, conditional uses require review so that
they may be located properly with respect to the purposes of this title and with respect to
their effects on surrounding properties. The review process prescribed in this chapter is
intended to assur�compatibility and ha►monious development between conditional uses and
surrounding properties in the Town at large. Uses listed as conditional uses in the various
districts may be permitted subject to such conditions and limitations as the Town may
prescribe to insure that the locafion and operation of the conditional uses will be in
accordance with the development objectives of the Town and will not be detrimental to other
uses or properties. Where conditions cannot be devised, to achieve these objectives,
applications for conditional use permifs shall be denied.
VI. ZONING ANALYSIS
According to the application information provided by the applicant, staff has performed an �
analysis of the proposal in relation to the requirements of the Vail Code. The deviations to
the prescribed development standards are shown in bold text in the table below. The
analysis performed by staff took into account the reduction in lot area created by the current
proposal to exchange 430 square feet of Manor Vail property for 215 square feet of Town
owned stream tract property to accommodate the proposed elevators on the rear of Building
C.
Zoning: High Density Multiple-Family
Land Use Plan Designation: Vail Village Master Plan Study Area
Current Land Use: Mixed Use/Residential
Develoqment Standard Allowed Existin4 Proposed
Lot Area: 10,000 sq.ft. 236,966.4 sq.ft. 236,751.4 sq.ft.
Buildable Area: 232,932.4 sq.ft. 232,717.4 sq.ft.
Setbacks:
Front: 20' 8' g'
Sides: 20' 20'/100' 20'/100'
Rear: 20' 1' 1'
Mill Creek: Building F 30" 5' S'
Parking Structure 30' 11' 30'
Building Height: 48' 32' 57.4'
�
Density: 25 units/acre 23.2 units/acre 25.9 units/acre
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� �
133.5 D.U.s 123 D.U.s 141 D.U.s
� GRFA: 139,630.53 sq. ft. 121,365.4 s . ft. 164 32
q , 1 sq. ft.
Site Coverage: 130,213.27 sq.ft. 66,995 sq.ft. 95,744 sq.ft.
(55%) (23.5%) (40.4%)
LandscapeArea: 71,025.42 sq.ft. 77,146 sq.ft. 95,979 sq.ft.
(30%) (32.6%) (40.5%)
Parking: 223 spaces 178 spaces 254 spaces provided
221 required(33 surplus)
(33 in proposed
parking club)
BOLD indicates deviations from the prescribed development standards.
VII. SURROUNDING LAND USES AND ZONING
Land Use Zonin4
North: Public Park General Use District
South: Commercial Ski Base Recreation District
East: Public Park General Use District
West: Open Space/Residential Outdoor Recreation District/High Density
Multiple-Family
� VIII. THE SPECIAL DEVELOPMENT DISTRICT ESTABLISHMENT AND REVIEW PROCESS
Chapter 12-9 of the Town Code provides for the establishment of special development
districts in the Town of Vail. According to Section 12-9A-1, the purpose of a special
development district is,
�To encourage flexibility and creativity in the development of land, in order to
promote its most appropriate use;to improve the design character and quality of the
new development within the Town; to facilitate the adequate and economical
provision of streets and utilities;to preserve the natural and scenic features of open
space areas and to further the overall goals of the community as stated in the Vail
Comprehensive Plan. An approved deve%pment plan for a Special Deve%pment
Districf, in conjunction with the property's underlying zone district, shall establish the
requirements for guiding deve%pment and uses of property included in the Special
Deve/opment District"
An approved development plan is the principal document in guiding the development,uses,
and activities of the special development district. The development plan shall contain all
relevant material and information necessary to establish the parameters with which the
special development district shall adhere. The development plan may consist of, but not be
limited to:the approved site plan;floor plans, building sections,and elevations:vicinity plan;
parking plan;preliminary open space/landscape plan;densities;and permitted,conditional,
and accessory uses.
� The determination of permitted, conditional and accessory uses shall be made by the
Planning and Environmental Commission and Town Council as part of the formal review of
the proposed development plan. Unless further restricted through the review of the
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proposed special development district, permitted, conditional and accessory uses shall be
limited to those permitted, conditional and accessory uses in the property's underlying zone ..�
district.
The Town Code provides nine design criteria which shall be used as the principal criteria in
evaluating the merits of the proposed special development district. It shall be the burden of
the applicant to demonstrate that submittal material and the proposed development plan
comply with each of the following standards,or demonstrate that one or more of them is not
applicable,or that a practical solution consistent with the public interest has been achieved.
The following is a staff analysis of the projecYs compliance with the nine SDD review criteria:
A. Consideration of Factors ReQardinQ Special Development Districts:
A. Design compatibility and sensitivity to the immediate environment,neighborhood
and adjacent properties relative to architectural design, scale, bulk, building
height, buffer zones, identity, character, visual integrity and orientation.
The Manor Vail Lodge development site is located along the eastern side of Vail Valley
Drive across from Golden Peak. An attached vicinity map has been provided for reference
(Attachment A). The development site is adjoined on the north and east by Ford Park and
Town of Vail owned stream tract, on the south by Ski Club Vail and Golden Peak,and to the
west by Town of Vail owned open space (tennis courts) and Texas Townhomes. The
neighboring residential properties include The Wren, Apollo Park, Texas Townhomes, All
Seasons, Golden Peak Lodge, Pinos Del Norte and Northwoods.All of these properties with
the exception of Golden Peak Lodge, zoned Ski Base Recreation, are located in the High
Density Multiple-Family zone district, and thus share the same development standards. �
The neighboring residential properties enjoy similar development characteristics with the
exception of Texas Townhomes. The buildings constructed on the neighboring properties
are all three to five story tall buildings and most have been granted deviations from the
minimum setback requirements and several have been granted height deviations through
SDD's or are legally non-conforming in regards to heights above 48 feet. In addition,several
properties such as Apollo Park and The Wren exceed the number of allowable dwelling units
as they were annexed into the Town of Vail.
According to resea�ch of Town files,other properties currently zoned High Density Multiple-
Family(HDMF) have been issued setback variances. Several of those properties include
the Evergreen Lodge and Apollo Park. The Evergreen Lodge encroaches on the Middle
Creek and Frontage Road setbacks. Apollo Park was granted a variance to allow for a zero
setback on February 10, 1972. The applicant is proposing to increase the bulk and mass
within setbacks with the additions proposed on top of the existing structures. Those area
were bulk and mass are being increased is due to the fact that the existing structures are
currently located within setbacks.
The proposed addition of new stories on Buildings D, E, and F and on portions of Buildings
A, B, and C will cause the proposal to exceed the 48-foot maximum height permitted under
HDMF zoning. Staff perFormed extensive research on all the properties zoned HDMF within
the Town and found that multiple properties exceed the maximum height of 48 feet as they
were constructed prior to being annexed into the Town. The Evergreen Lodge tower is
currently at a height of 72 feet and rezoned to Special Development District#14 on February
6, 1990, in order to obtain additional GRFA on the site. Other properties over 48 feet in �+'
height include the Lodge at Lionshead with a height of 51 feet,Vail International,the Wren,
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Apollo Park, and the Alphorn. Specific heights are not known for Vail Intemational, The
� Wren, Apollo Park, and the Alphorn as they were constructed prior to annexation into the
Town, but all four files reference the fact that they exceed 48 feet in height.
The Manor Vail Lodge development site slopes toward Gore Creek and Mill Creek in the
area where Building F is located. Although the existing grades prior to development are not
known it appears that at least two feet of dirt was excavated to create the functioning
walkout basements. It is on Building F where the greatest height is found within the
proposed project. The primary ridge on Building F is proposed to be 57.4 feet tall. The
heights of the other buildings fluctuate between 48 and 56 feet tall.
The architectural design of the Manor Vail Lodge, like its neighbors, is governed by the
design guidelines prescribed in Chapter 11, Design Review, of the Vail Town Code and the
by the recommendations Vail Village Master Plan. As such, the architectural design of the
proposed lodge is intended to be compatible with the unique European alpine village
character prescribed for Vail Village. The exterior design of the lodge is a mixture of stone,
stucco and wood. Many of the finer details have not been resolved nor presented to the
Design Review Board
The applicant is requesting a deviation from the maximum allowable building height,
encroachments into required setbacks,maximum allowable GRFA,and maximum amount of
dwelling units. Pursuant to Section 12-6H-6,Setbacks,of the Vail Town Code,the required
minimum setbacks are 20 feet from all property lines. The existing Manor Vail Lodge is
legally non-conforming in regards to setbacks on Buildings A, B, C, and D. Pursuant to
Section 12-6H-7, Height,of the Vail Town Code,the maximum allowable building height in is
48 feet for sloping or mansard roofs. The applicant is requesting a maximum allowable
ir,,,, building height within the specia! development district of 57.4 feet which occurs only on
Building F on the north side. Both Pinos del Norte and the Evergreen Lodge have created
SDDs in order to gain development rights in excess of that permitted under HDMF zoning.
Pursuant to Section 12-6H-8, Density Control, Vail Town Code, the number of allowable
dwelling units on the site is 133 units and the allowable GRFA is139,630.53 square feet.
The applicant is proposing to construct 141 dwelling units totaling 164,321 square feet of
GRFA which is 8 dwelling units and 24,690.47 square feet of GRFA in excess of allowable.
The Vail Village Master Plan addresses the Manor Vail Lodge development site throughout
the Plan. In regards to building height the Plan includes a conceptual map identifying
potential heights of existing and future structures and states:
"The building heights expressed on this lllustrative Plan are intended to provide
general guidelines. Additional study should be made during specific project review
relative to a building's height impact on the streetscape and relationship to
surrounding structures."
The Plan identifies Buildings E and F as being 5 to 6 stories in height and the remaining
Building as being 3 to 4 stories in height(The Plan identifies a story as being 9 feet in height
and the Plan does not include roof structure). A copy of Conceptual Building Height Plan is
attached for reference(Attachment D). Most recently the Tivoli Lodge, identified as being 3
to 4 stories tall in the Ptan, established SDD #37 in orde� to achieve a 56-foot height
limitation. Although the Tivoli Lodge is not zoned HDMF it is addressed within the Vail
Village Master Plan. The Tivoli Lodge contended that the 48-foot limitation did not
f adequately address current hotel accommodation building trends. A48-foot height limitation
��"" permits 9-foot floor to floor sections with an additional 12 feet for sloping roofs as
recommended in the various town master plans(9'X 4 floors+12' =48'). According to the
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applicants,the proposed 56-foot height limitation is justified as it permits four floors of hotel �
with 11-foot floor to floor sections and 12 additional feet to accommodate the sloping roof
(11' x 4 floors +12'= 56').
The applicanYs proposal includes the addition of two elevator towers on the rear of Building
C. Building C currently exists anywhere between 5 and 10 feet from the property line. The
proposed elevator shafts would go right up to the property line. In conjunction with the
elevator shafts the applicant has proposed walkways which would wrap around the
perimeter of the shaft and therefore extend out over Town of Vail property. The amount of
deck area which would extend out over Town property measures approximately 215 square
feet. The applicant has proposed a land exchange of 430 square feet for the 215 square
feet encroachment this proposal would require. Staff believes that it is in the better interest
- of the Town to provide the applicant with a perpetual easement for the improvements which
would go away if the improvements were ever removed.
Many of the properties zoned HDMF were constructed priorto annexation into the Town and
possess multiple nonconformities such as encroachments into setbacks,excess GRFA,and
number of dwelling units in excess of that permitted under HDMF zoning. Staff feels that the
requested deviations in terms of increased bulk and mass within setbacks and height would
not be uncharacteristic of neighboring properties such as Apollo Park, The Wren,and other
properties within the HDMF District. It is likely that in the future developments like All
Seasons, Texas Townhomes, The Wren, and Apollo Park would need to utilize the SDD
process to accomplish major renovations to their projects.
B. Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
,..+
The uses,activities and densities for the Manor Vail Lodge development site are prescribed
by the underlying zoning. According to the Official Town of Vail Zoning Map,the underlying
zoning for the proposed special development district is High Density Multiple-Family District
The High Density Multiple-Family Zone District encourages the development of high density
multiple-family dwellings including public and semi-public facilities and lodges at a density of
twenty-five (25) dwelling units per acre. The surrounding land uses and zoning district
designations are outlined in Section VII of this memorandum.As previously discussed,the
same development standards and uses that apply to the Manor Vail Lodge development site
apply to the all of the surrounding developed properties with the exception of Golden Peak.
The Manor Vail Lodge is proposing to add 18 units to the 121 units which exist in
conjunction with the on-site accessory guest amenities(i.e., meeting rooms,work out room,
bar, restaurant, outdoor pools, etc.)With the exception of requested deviations to from the
maximum allowable building height, encroachments into required setbacks, maximum
allowable GRFA, and maximum amount of dwelling units, the proposed lodge conforms to
the development standards prescribed for the development site and the surrounding
properties. Like several other HDMF zoned properties, the applicant is proposing to utilize
the special development district process to facilitate the successful redevelopment of the
Manor Vail Lodge. Staff believes that the application complies with this criterion.
Emplovee Housina Re4uirements
As indicated in a number of the goals and objectives of the Town's Master Plans, providing
affordable housing for employees is a critical issue which should be addressed through the �.+°
planning process for special development district proposals. In reviewing the proposal for
�s
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employee housing needs, staff relied on the Town of Vail Employee Housing Report. This
� report has been used by the staff in the past to evaluate employee housing needs. The
guidelines contained within the report were used most recently in the review of the Austria
Haus, MaRiott and Special Development District No. 6 - Vail Village Inn development
proposals.
The Employee Housing Report was prepared for the Town by the consulting firm Rosall,
Remmen and Cares. The report provides the recommended ranges of employee housing
units needed based on the type of use and the amount of floor area dedicated to each use.
Utilizing the guidelines prescribed in the Employee Housing Report, staff analyzed the
incremental increase of employees (square footage per use), that results from the
redevelopment.
The figures identified in the report are based on surveys of commercial-use employment
needs of the Town of Vail and other mountain resort communities. As of the drafting of the
report, Telluride, Aspen and Whistler, B.C. had "employment generation" ordinances
requiring developers to provide affordable housing for a percentage of the new employees
resulting from commercial development. "Nev�'employees are defined as the incremental
increase in employment needs resulting from commercial redevelopment. Each of the
communities assesses a different percentage of affordable housing a developer must
provide for the new employees. For example, Telluride requires developers to provide
housing for 40% (0.40) of the new employees, Aspen requires that 60% (0.60) of the new
emptoyees are provided housing and Whistler requires that 100% (1.00) of the new
employees be provided housing by the developer. In comparison, Vail has conservatively
determined that developers shall provide housing for 15% (0.15) or 30% (0.30) of the new
employees resulting from commercial development. When a project is proposed to exceed
�,,, the density allowed by the underlying zone district, the 30% (0.30) figure is used in the
calculation. If a project is proposed at, or below,the density allowed by the underlying zone
district, the 15% (0.15) figure is used. The Manor Vail Lodge special development district
does exceed the density permitted by the underlying zone district in both number of dwelling
units and GRFA.
Emalovee Generation Calculations—Middle of Ranqe
a) Lodging (Dwelling Units)
18 new units proposed@ (0.75/unit) = 13.5 employees
13.5 new employees
x .30%
4 new employees
The applicants are proposing to provide one, four-bedroom, Type III deeded-restricted
employee housing unit approximately 630 square feet in size on the first floor of the Manor
Vail Lodge. Staff believes that the application complies with this criterion.
C. Compliance with parking and loading requirements as ouUined in Chapter 12-10 of
� the Vail Town Code.
As indicated in the Zoning Analysis outlined in Section VI of this memorandum, the total
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number of required parking spaces for the Manor Vail Lodge is 221 spaces. The applicants
are proposing to provide a total of 254 spaces of which 152 (59.8%) of the parking spaces �„�
are to be provided in the underground parking structure. Out of the 152 parking spaces in
the subterranean parking structure 119 (53.8% of required parking) would be attributed to
the required parking with the other 33 proposed to be made available for inclusion in a for-
sale parking club. The proposal also redesigns the surface parking lot along Vail Valley
Drive in order to bring it into greater conformance with current parking design standards.
The proposed redesign of the surface parking lot and subterranean structure increases the
amount of landscaping on the site.
Within the Vail Village Master Plan the Manor Vail Lodge development site is included within
the East Gore Creek Sub Area (#6) plan. Within the text for this sub area it states:
Cleary, one of the main objectives to consider in the�development of any property
should be to improve existing parking facilities. This includes satisfying parking
demands forexisting and additional development, as well as design considerations
relative to redevelopment proposals. The opportunity fo introduce be/ow grade
structur�d parking will g�atly improve pedestrianization and landscape featunes in
this area. This should be considered a goa/of any redevelopment of this sub-area
will attract additional tra�c and population into this ar�ea and may have significant
impacts upon portions of Sub-Areas 7 and 10.
Staff has identified three(3)parking spaces which raise a concern in terms of their location.
Although they comply with parking standards staff believes there could be potential conflicts
with the aesthetics desired by staff and the Design Review Board in the past. Two of the
parking spaces of concern are parallel spaces located on the north side of Building A in an �
area the Design Review Board has identified on previous applications as being in need of
increased landscape area along the entry lane to the project. The third parking space of
concern is located along the Ford Park pedestrian path in the turn-around area for the
loading and delivery at the rear of Building B. Staff's concern is the aesthetic impact of
having a vehicle parked along the pedestrian way which we have worked so diligently to
improve with this project. Staff suggests eliminating the three parking space and reducing
the size of the proposed private parking club to 30 parking spaces.
In order to establish a private parking club offering for-sale parking spaces the Town Code
requires the review and approval of a conditional use permit by the Commission. The
developer is proposing to establish a 33 stall private parking club. Staff addresses the
criteria for the establishment of a private parking club later in this section. Staff will address
the conflict in establishing a private parking club when there are 26 parking spaces within
the setback along Vail Valley Drive.
The applicant has developed a program for the initial sale of the 33 proposed parking
spaces which would utilize five successive offerings to larger and larger geographic areas
(Attachment C). The applicant has proposed that future sales of parking not be required to
go through the process of successive offering as it is believed that purchasers may be likely
selling any space along with their unit if it is in the vicinity. The proposed method of selling
the parking club spaces initially and in the future is consistent with the program established
for the P3 and J parking structure created by Vail Resorts Development Company.
The applicant believes that there is a possibility that a unit within the complex will be 4
eliminated as market research is furthered developed regarding the different units. The .,.,,i
�s
.. .4-
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applicant would like to discuss with the Commission whether or not the Commission would
� be amenable to a potential future amendment to the proposed SDD No. 38 to increase the
parking club to 35 parking spaces. Staff believes that if a unit were to be eliminated that the
parking should go towards creating a surplus of additional parking which could then be
translated to the elimination of parking within the Vail Valley Drive setback
Currently, Manor Vail Lodge has only one loading bay at the rear of Building B. This
proposal requires two loading bays. The applicant is proposing to maintain and improve the
existing loading bay and create an additional loading bay near the fire staging area on the
south surface parking lot near the existing pool.
Staff believes that the application complies with this criterion. However,staff believes there
are benefits to eliminating the three parking spaces identified above which would require the
reduction of the private parking club from 33 to 30 spaces in order to comply with the parking
requirements.
D. Conformity with the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plan.
The goals contained in the Vail Land Use Plan are to be used as the Town's policy
guidelines during the review process for the establishment of a special development district.
Staff has reviewed the Vail Land Use Plan and believes the following policies are relevant to
the review of this proposal:
1.0 General Growth/Development
� 1.1 Vail should continue to grow in a controlled environment, maintaining
a balance between residential, commercial and recreational uses to
serve both the visitor and the permanent resident.
1.2 The quality of the environment including air, water and other natural
resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded
whenever possible.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
2.0 SkieNTourist Concerns
2.1 The community should emphasize its role as a destination resort
while accommodating day skiers.
2.2 The ski area owner, the business community and the Town leaders
should work together closely to make existing facilities and the Town
function more efficiently.
2.3 The ski area owner, the business community and the Town leaders
should work together to improve facilities for day skiers.
�
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• � .
2.4 The community should improve summer recreational and cuitural
opportunities to encourage summer tourism. ,�
3.0 Commercial
3.1 The hotel bed base should be preserved and used more efficiently.
3.2 The Village and Lionshead areas are the best location for hotels to
serve the future needs of the destination skiers.
3.3 Hotels are important to the continued success of the Town of Vail,
therefore conversion to condominiums should be discouraged.
3.4 Commercial growth should be concentrated in existing commercial
areas to accommodate both local and visitor needs.
�4.0 Village Core/Lionshead
4.1 Future commercial development should continue to occur primarily in
existing commercial areas. Future commercial development in the
Core areas needs to be carefully controlled to facilitate access and
delivery.
4.2 Increased density in the Core areas is acceptable so long as the
existing character of each area is preserved thorough implementation
of the Urban Design Guide Plan.
�r
4.3 The ambiance of Vail Village is important to the identity of Vail and
should be preserved. (scale, alpine character, small town feeling,
mountains, natural setting, intimate size, cosmopolitan feeling,
environmental quality.)
5.0 Residential
5.1 Additional residential growth should continue to occur primarily in
existing, platted areas and as appropriate in new areas where high
hazards do not exist.
5.3 Affordable employee housing should be made available through
private efforts, assisted by limited incentives,provided by the Town of
Vail with appropriate restrictions.
5.4 Residential growth should keep pace with the marketplace demands
for a full range of housing types.
5.5 The existing employee housing base should be preserved and
upgraded. Additional employee housing needs should be
accommodated at varied sites throughout the community.
According to the Officia�Town of Vail Land Use Plan map,the applicant's proposed
redevelopment site is located with the �Vail Village MasterPlan"land use category. ..rri'
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Pursuant to the Plan, the "Vail Village Master Plan"land use category description,
�
"Vail Vil/age has been designated separately as a mixed use area and accounts for 77 acr�s
or about 2% of the Plan area. This area has not been analyzed in this Plan document
because the Vail Villaqe Master Plan study addressed this area specifically in more detail."
Staff believes that the application complies with this criterion.
Vail Villaae Master Plan
Staff believes that the following stated goals of the Vail Village Master Plan are applicable to
this application:
Goal#1 Encourage high quality redevelopment while preserving the unique
architectural scale of the Village in order to sustain its sense of community
and identity.
Objective 1.2: Encourage the upgrading and redevelopment of residential
and commercial facilities.
Objective 1.3: Enhance new development and redevelopment through public
improvements done by private developers working in cooperation with the
Town.
Goal#2 To foster a strong tourist industry and promote year-round economic health
� and viability for the Village and for the community as a whole.
Objective 2.3: Increase the number of residen#ial units available for short
term overnight accommodations.
Objective 2.5: Encourage the continued upgrading, renovation and
maintenance of existing lodging and commercial facilities to better serve the
needs of our guests.
Objective 2.6: Encourage the development of affordable housing units
through the efforts of the private sector.
Goal#3 To recognize as a top priority the enhancement of the walking experience
throughout the Village.
Objective 3.1: Physically improve the existing pedestrian ways by
landscaping and other improvements.
Objective 3.2: Minimize the amount of vehicular traffic in the Village to the
greatest extent possible.
Objective 3.4: Develop additional sidewalks, pedestrian-only walkways and
accessible green space areas, including pocket parks and stream access.
Goal#4 To preserve existing open space areas and expand green space
� opportunities.
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Objective 4.1: Improve existing open space areas and create new plazas �
with greenspaces and pocket parks. Recognize the different roles of each
type pf open space in forming the overall fabric of the Village.
Goal#5 Increase and improve the capacity, efficiency and aesthetics of the
transportation and circulation system throughout the Village.
Objective 5.1: Meet parking demands with public and private parking
facilities.
Goal#6 To insure the continued improvement of the vital operational elements of the
Village.
Objective 6.1: Provide service and delivery facilities for existing and new
development.
Objective 6.2: Provide for the safe and efficient functions of fire, police and
public utilities within the context of an aesthetically pleasing resort setting.
Staff believes that the application complies with this criterion.
Town of Vail Streetscape Master Plan
The Town's Streetscape Master Plan does identify East Gore Creek Drive and Chalet Road
within the East Village portion of the Town of Vail Streetscape Master Plan. rimary �
pedestrian route between Vail Village and Lionshead Mall.
The Plan identifies the need to create stronger more consistent pedestrian connections in
the East Village analysis. The goal is to improve the quality of the walking experience and
give continuity to the pedestrian ways as a continuous system.
The Plan identifies the concept of establishing a pedestrian connection on the vacated right-
of-way to the north of the Rams-Horn lodge(presently used for parking)which would allow
for a great deal of the pedestrian and vehicular conflict on Vail Valley Drive to be eliminated.
The Plan states that it would be difficult to secure easements and address the loss of
parking if a pedestrian path were to be established. The creation of a detailed plan, as
proposed by the applicant,for East Gore Creek Drive and Chalet Road staff believes could
be the solution to the problems identified in the Streetscape Master Plan.
The applicant has proposed to contribute$100,000 to the creation of a streetscape plan for
East Gore Creek Drive and Chalet Road. After the plan was create and approved by all
appropriate parties the remainder of the$100,000 not used in the creation of the plan would
be used to construct the Chalet Road improvements. Staff anticipates that the creation of
the master plan will fall between $40,000 and $50,000. Staff believes this proposat is a
great public benefit as it will create a stronger link to pedestrian pathways leading to Ford
Park.
As previously discussed in Section VIII of this memorandum, staff believes that the
application complies with this criterion.
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� E. Identification and mitigation of natural and/or geologic hazards that affect the
property on which the special development district is proposed.
According to the Official Town of Vail Geologic Hazard Maps, the Manor Vail Lodge
development site is not located in any geologically sensitive areas. However, portions of the
site are within the 100-year floodplain of Mill and Gore Creeks. No development is proposed
within the 100-year floodplain. Staff believes that the application complies with this criterion.
F. 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.
According to Section 12-6H-10, of the Vail Town Code, the minimum landscaped area
requirement for development in the HDMF zone district is 30% of the total site area. The
total landscaped area requirement for the� Manor Vail Lodge development site is 71,025
square feet or 30%of the total site area. The applicant's proposal has 95,979 square feet of
landscaped area which is 24,954 square feet in excess of that required.
According to Section 12-6H-9, of the Vail Town Code, the maximum site coverage
requirement in the HDMF zone district is 55%of the buildable lot area. The total amount of
site coverage permit on the Manor Vail Lodge development site is 130,213 square feet.
The proposal currently has a site coverage of 95,744 square feet which is 34,469 square
feet below the maximum site coverage permitted.
The applicanYs proposal includes the addition of units and GRFA over existing structure with
``►- the exception of the connections between Buildings D and E, E and F, and D and B. The
proposal allows all bulk and mass to be placed upon existing structures as contemplated in
the Vail Village Master Plan and does not propose additional structures in the area of the
existing parking structure as the Plan contemplates. The addition of new units over the
existing structures and the creation of a subterranean parking structure allow the project to
meet several goals of the Vail Village Master Plan for creating more greenspace and
establishing a better pedestrian experience which includes removal of surface parking.
Staff believes that the proposal complies with this criterion.
G. A circulation system designed for both vehicles and pedestrians addressing on
and off-site traffic circulation.
The Town of Vail Public Works Department has reviewed the proposed plans for adequacy
of the circulation to ensure that it is designed for both vehicles and pedestrians on and off
the site. Following the review of the plans the Public Works Department forwarded their
written final comments in a memorandum, dated September 9, 2004. Many of the final
comments are time sensitive actions that can only be accomplished at a later date or are
only necessary to address if the applicants receive approval of this request. To require full
compliance at this time would thus be inappropriate. None of the comments,however,when
addressed, significantly alter the final outcome of the project. A copy of the memorandum
with the final written comments from the Public Works Department has been for reference
(Attachment E).
�, To address the concerns of circulation of pedestrians and vehicles and the conflicts that are
23
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present between the two the applicant has proposed to construct two raised pedestrian
crosswalks at the intersections of Gore Creek Drive and Hanson Ranch Road with Vail �•+✓
Valley Drive.
Staff would like to address the fact that the addition of 18 new units and a private parking
club will have impacts on traffic on Vail Valley Drive. Staff believes that it is likely to be
minimal the Commission should be aware of the incremental increase in traffic generation.
The applicant's proposal for offering the parking spaces for-sale in five increasing
geographic areas should minimize the traffic impact created by the private parking club.
As previously discussed, staff believes that the application complies with this criterion.
H. Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and functions.
The applicants are proposing to preserve all the mature trees currently located on the site
including those along the existing pedestrian path into Ford Park and within the south
surface parking lot. These trees add a significant aesthetic value to the Manor Vail Lodge
development and could not be replaced in their existing condition on the site. Like the
applicants, staff believes that these trees are a valuable asset to the development site and
surrounding neighborhood. As such, staff recommends that the Planning and
Environmental Commission requires the applicants to submit a tree protection plan prepared
by a Certified Consulting Arborist to the Design Review Board for review and approval prior
to final approval by the Board of the proposed project.
There is an impact on landscaping and open space in conjunction with the proposed parking ,�
club as there are 26 parking spaces proposed to remain within the setback along Vail Valley
Drive. Staff believes that there are definite public benefits to bringing Manor Vail into greater
compliance with the Code if all or a portion of the parking spaces in the setback were
removed and a landscaped area was created to buffer the project from the street and create
a more aesthetic environment adjacent to one of the major portals to Vail Mountain, Golden
Peak.
While staff does not believe the establishment of a private parking club consisting of 30 or
33 spaces(depending on the Commissions decision regarding the 3 spaces staff identified
as have concerns with) is a reason for denial staff does believe the Commission should be
aware of the benefit which could be achieved if all or a portion of the parking in the setback
was removed. Maybe a compromise of a smaller private parking club and reduced parking
in the setback is the solution.
I. Phasing plan or subdivision plan that will maintain a workable, functional and
efficient relationship throughout the development of the special development
district
The applicant is proposing to construct the project in one phase and a subdivision of the
property is not necessary to facilitate the development of the Manor Vail Lodge.
B. Consideration of Factors ReQardinq Conditional Use Permits:
1. Relationship and impact of the use on the development objectives of the Town.
.�r�
24 .
. � �
Type III EHU:
� The Town has identified the need to establish EHUs in conjunction with the
redevelopment of properties such as Manor Vail Lodge which employee a great deal of
people. The creation of a four bedroom EHU on site satisfies the requirement placed
upon the project as discussed above.
Private Parking Club:
Staff believes that the proposal to establish a private parking club will address several of
the goals established in the Vail Village Master Plan. Those goals are as identified in
Section V of this memorandum. Goal#5 and Objective 5.1 and the goals and objectives
identified in Sub-Area#6.
2. The effect of the use on light and air, distribution of population, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities needs.
Type III EHU:
The addition of a four bedroom EHU at the Manor Vail Lodge will have a positive effect
on the above criteria as it will provide an opportunity for several employees to live on
site.
Private Parking Club:
The establishment of a private parking club could have a positive effect on the
transportation facilities. It is anticipated that many of the for-sale parking space will be
purchased by property owners in the immediate vicinity of Manor Vail which will help with
� the existing shortage of parking at many of the surrounding properties. Staff bases this
assumption on the purchase tendencies of for-sale spaces sold at the new P3 and J
structure.
3. Effect upon tra�c with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the street and parking areas.
Type III EHU:
The addition of a four bedroom EHU at the Manor Vail Lodge will have a positive effect
on the above criteria as it will provide an opportunity for several employees to live on
site.
Private Parking Club:
The establishment of a private parking club could have a positive effect on the
transportation facilities. It is anticipated that many of the for-sale parking space will be
purchased by property owners in the immediate vicinity of Manor Vail which will help with
the existing shortage of parking at many of the surrounding properties. Staff bases this
assumption on the purchase tendencies of for-sale spaces sold at the new P3 and J
structure.
Staff also believes that the establishment of a private parking club will have potential
impacts on the traffic on Vail Valley Drive. As it is likely to be minimal the Commission
should be aware of the incremental increase in traffic generation. The applicanYs
proposal for offering the parking spaces for-sale in five increasing geographic areas
� should minimize the traffic impact.
25
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4. Effect upon the characte�of the area in which the proposed use is to be located, �
including the scale and bulk of the proposed use in relation to surrounding uses.
Type III EHU:
The addition of a four bedroom EHU at the Manor Vail Lodge will have a positive effect
on the above criteria as it will be established within the existing building.
Private Parking Club:
The proposed private parking club will have no effect on scale or bulk as all the spaces
will be located within the subterranean parking structure. However,there is an impact as
there are 26 parking spaces proposed to remain within the setback along Vail Valley
Drive. Staff believes that there are definite public benefits to bringing Manor Vail into
greater compliance with the Code if all or a portion of the parking spaces in the setback
were removed and landscaped area was created to buffer the project from the street and
create a more aesthetic environment adjacent to one of the majo� portals to Vail
Mountain, Golden Peak.
While staff does not believe the establishment of a private parking club consisting of 30
or 33 spaces (depending on the Commissions decision regarding the 3 spaces staff
identified as have concerns with) is a reason for denial staff does believe the
Commission should be aware of the benefit which could be achieved if all or a portion of
the parking in the setback was removed. Maybe a compromise of a smaller private
parking club and reduced parking in the setback is the solution.
B. The Planninq and Environmental Commission shall make the followinq findinps �,
before qranting a conditional use qermit:
1. That the proposed location of the use is in accordance with the purposes of
the conditional use permit section of the zoning code and the purposes of the
High Density Multiple-Family Zone District.
2. That the proposed location of the use and the conditions under which it will
be operated or maintained will not be detrimental to the public health,safety,
or welfare or materially injurious to properties or improvements in the vicinity.
3. That the proposed use will comply with each of the applicable provisions of
the conditional use permit section of the zoning code.
IX. STAFF RECOMMENDATION
Special Development District
The Community Development Department recommends that the Planning and
Environmental Commission forward a recommendation of approval with conditions to
the Vail Town Council of the development application to establish Special Development
District No. 38, Manor Vail Lodge, located at 595 Vail Valley Drive/Lots A, B, & C, Vail
Village Filing 7. Staff's recommendation is based upon a review of the criteria and findings
as outlined in this memorandum and from the evidence and testimony presented.
Should the Planning and Environmental Commission choose to forward a �
2s
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recommendation of approval with conditions, staff recommends that the foilowing
� findings be made as part of the motion:
Special Development District No 38 Manor Vail Lodqe
"That the proposal to establish Special Deve/opment District No. 38, Manor Vail
Lodge, complies with the nine design criteria outlined in Section 12-9A-8 of the Vail
Town Code. Furthermore, the applicant has demonstrated to the satisfaction of the
Commission, based upon the testimony and evidence presented during the public
hearing, that any adverse effects of the requested deviations from the development
standards of the underlying zoning are oufweighed by the public benefits provided.
Last/y, the Commission �nds that the request is consistent with fhe development
. goals and objectives of the Town.
With regards to proposed building setbacks, thaf:
a. Proposed building setbacks provide necessary separation between buildings and
riparian areas, geo%gically sensitive a►neas and other environmentally sensitive
areas.
b. Proposed building setbacks comply with applicable elements of the Vail Village
Urban Design Guide Plan and Design Considerations.
c. Proposed building setbacks will provide adequate availability of light, air and
open space.
d. Proposed building setbacks will provide a compatible relationship with buildings
and uses on adjacent properties.
� e. Proposed building setbacks will result in creafive design solutions orotherpublic
bene�ts that could not otherwise be achieved by conformance with presc�bed
setback standards.
With regarols to proposed building height, that.
a. Proposed building heights comply with applicable elements of the Vail Village
Master Plan.
b. Proposed building height will provide adequately preserve views of fhe Gore
Range from Vail Valley Drive.
c. Proposed bui/ding height will provide a compatible relationship with buildings and
uses on adjacent properties.
d. Proposed building height will result in cr�eative design solutions or other public
benefits that could nof otherwise be achieved by conformance with prescribed
setback standards.
That proposed gross residential floor area of 118%and additional seven dwelling units
over allowable in the High Density Multiple-Family zone district is in conformance with
applicable e%ments of the Vail Comprehensive Master Plan.
That the deve/opment is in compliance with the purposes of the High Density Mu/tiple-
Family zone district, that the proposal is consistent with applicab/e elements of the Vail
Village MasterPlan, the Vail Land Use P/an, and the Vail Streetscape MasterPlan, and
that the proposal does not otherwise have a signifrcant negative effect on the character
of the neighborhood, and that the proposal substantially complies with other applicable
�, elements of the Vail Comprehensive Plan."
27
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Staff's recommendation of approval includes the following conditions: �
1. That the developer meets with the Town staff and prepares a memorandum of
understanding outlining the responsibilities and requirements of the required off-site
improvements, prior to second reading of the ordinance approving the establishment
of Special Development District No 38, Manor Vail Lodge. This memorandum of
understanding shall include, but not be limited to, all streetscape improvements
along Vail Valley Drive and Hanson Ranch Road,details for the improvement of Mill
Creek, and details for funding and establishment of a Town of Vail Streetscape
Master Plan for Gore Creek Drive east of Vail Valley Drive and Chalet Road.
2. That the developer submits a final exterior building materials list,typical wall section,
architectural specifications, and a complete color rendering for review and approval
of the Design Review Boa�d, prior to submittal of an application for a building permit.
3. That the developer submits a rooftop mechanical equipment plan for review and
app�oval by the Design Review Board prior to the issuance of a building permit. All
rooftop mechanical equipment shall be incorporated into the overall design of the
lodge and enclosed and visually screened from public view.
4. That the developer posts a bond to provide financial security for the 150%of the total
cost of the required off-site public improvements. The bond shall be in place with the
Town prior to the issuance of a building permit. This includes but is not limited to the
proposed raised pedestrian walkways across Vail Valley Drive, resurfacing of the
tennis courts if granted permission to stage upon them, and Ford Park pedestrian „�
pathway reconstruction.
5. That the developer shall prepare and submit all applicable roadway and drainage
easements for dedication to the Town for review and approval by the Town Attomey.
All easements shall be recorded with the Eagle County Clerk and Recorder's Office
prior to issuance of a Temporary Certifcate of Occupancy. This includes but is not
limited to the easement required for the relocated Ford Park pedestrian pathway.
6. That the developer shall be assessed an impact fee of$5,000 for the net increase in
p.m. traffic generation as determined by the Town of Vail Public Works Department,
as addressed in Attachment E of this memorandum. The public Works department
has calculated the fee to be $85,000 for the additional 17 trips generated by the
project.
7. That the developer shall provide detailed civil plans, profiles, details, limits of
disturbance and construction fence for review and civil approval by the Department
of Public Works, prior to submittal of a building permit.
8. That the approval of the conditional use permits is not valid unless an ordinance
approving the associated special development district amendment request is
approved on second reading.
9. That the developer shall commence initial construction of the Manor Vail Lodge
improvements within three years from the time of its final approval at second reading
of the ordinance establishing Special Development District No. 38, and continue -�'�
2s
. • �
� diligently toward the completion of the project. If the developer does not begin and
diligently work toward the completion of the special development district or any stage
of the special development district within the time limits imposed, the approval of
said special development district shall be void. The Ptanning and Environmental
Commission and Town Council shall review the special development district upon
submittal of an application to reestablish the special development district following
the procedures outlined in Section 12-9A-4, Vail Town Code.
10. That the developer addresses the written final comments of the Town of Vail Public
Works Department outlined in the memorandum from the Town of Vail Public Works
Department,dated September 2,2004,prior to submitting an application to the Town
of Vail Community Department for the issuance of a building permit for this project.
11. That the developer receives an easement from the Town for those improvements
which would be located within Town of Vail property on the rear of Building C.
Conditional Use Permits
The Community Development Department recommends that the Planning and.
Environmental Commission approves with conditions the applicanYs requests for a
conditional use permit to allow for the construction of Type III Employee Housing Units,
pursuant to Section 12-6H-3, Vail Town Code, and a request for a final review of a
conditional use permit, pursuant to Chapter 12-6H-3, Private Clubs and Civic, Cultural and
Fraternal Organizations,Vail Town Code,to allow for the sale of parking spaces, located at
595 Vail Valley Drive/Lots A, B, & C, Vail Village Filing 7. Staff's recommendation of
� approval is based upon the review of the criteria described in Section VIII of this memo and
the evidence and testimony presented.
� Should the Planning and Environmental Commission choose to approve the applicant's
request, staff recommends that the following conditions:
1. That the developer provides deed-restricted housing that complies with the Town of
Vail Employee Housing requirements (Chapter 12-13) for a minimum of four (4)
employee on the Manor Vail Lodge development site, and that said deed-restricted
employee housing shall be made available for occupancy, and that the deed
restrictions shalt be recorded with the Eagle County Clerk & Recorder, prior to
issuance of a Temporary Certificate of Occupancy for the Tivoli Lodge.The required
Type III deed-restricted employee housing units shall not be eligible for resale and
that the units be owned and operated by the hotel and that said ownership shall
transfer with the deed to the hotel property.
2. That the parking club be limited to 30 spaces to allow for the elimination to the two
parallel parking spaces to the north of Building A and the one parking space in the
loading delivery area at the rear of Building B. That the sale of the parking spaces
within the club occur as outlined in the proposal.
Should the Planning and Environmental Commission choose to approve the applicant's
request, staff recommends that the following findings be made as part of a motion:
�
29
� � .
1. That the proposed locations of the use is in accordance with the purposes of the '
conditional use permit section of the zoning code and the purposes of the district in .�
which the site is located.
2. That the proposed locations of the use and the conditions under which it would be
operated or maintained would not be detrimental to the public health, safety, or
welfare or materially injurious to properties or improvements in the vicinity.
3. That the proposed use would comply with each of the applicable provisions of the
conditional use permit section of the zoning code.
X. ATTACHMENTS
A. Vicinity Map
B. Reduced Set of Plans
C. Manor Vail Condominiums Redevelopment, dated September 13, 2004
D. Vail�Ilage Master Plan: Conceptual Building Height Plan
E. Public Works memo dated September 2, 2004
F. Public Notication
�
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30
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MANOR VAIL COND �
OMINIUMS
REDEVELOPMENT
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Special Development District (SDD)Application
Conditional Use Application (CUP)
Zoning Analysis
Public Benefits
. Parking Sales Plan
September 13, 2004
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ZoEs oo�R E E�N. East West Partners
Attachment: C
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� MANOR VAIL CONDOMINIUMS
Special Development District(SDD) Application
SPECIAL DEVELOPMENT DISTRICT MANOR VAIL CONDOMINIUMS(AKA THE MANOR
VAIL LODGE), PURSUANT TO ARTICLE A, SPECIAL DEVELOPMENT(SDD) DISTRICT,
CHAPTER 9,TITLE 12,ZOI�IING TITLE,TOWN CODE OF VAIL
Submittal Requirement—Written Statement
Description of the Proposed Project
Through this application,a Special Development District(SDD)is being requested for the Manor Vail
Lodge. The SDD is being requested for improvements to existing buildings and new development on one
parcel of land,legally described as Lot A,Vail Village Filing No. 7,which comprise a total of 236,996
square feet(5.44 acres) in the Vail Village area of the Town of Vail. The underlying zoning for the
proposed SDD is High Density Multi-Family(HDMF).
The Development Plan for the SDD shall be comprised of materials submitted in accordance with Section
12-9A-S of the Town Code of Vail and those plans prepared by Zehren and Associates,Inter-Mountain
Engineering,Lunceford Landscape, and Melick Associates, entitled"Manor Vail Lodge, Studio and
Manor House Renovation and Addition",dated June 28,2004.
The existing development on the site consists of 123 residential condominiums with a total GRFA of
114,824 square feet. In addition there is an existing restaurant(the Lord Gore),conference facilities,
� front desk and administrative offices, a swimming pool with deck area,and surface parking for 178 cars.
The existing development is located in six buildings entitled A,B,C,D,E,and F as indicated on the
Existing Conditions map.
The proposed improvements include the following:
1. ADDITIONAL RESIDENTIAL UNITS/GRFA
A total of 18 new residential units are being added: 1 over Building A at the fourth level,2 over
Building B at the fourth level,5 over Building C at the fourth level, 6 over Buildings D,E and F at
the fourth level,and 4 between Buildings D and E as well as between Buildings E and F at the third
and fourth levels. A total of 49,768 square feet of new GRFA is being proposed within the 18
residences.
A summary of the residential units and GRFA is provided in the Zoning Analysis.
2. REMODEL OF EXISTING BUILDING EXTERIORS
The exteriors of Buildings A, B,C,D,E and F will be remodeled to a mountain lodge theme while
maintaining an aesthetic consistency within the SDD. The remodeling will provide uniformity due to
the fact that the Manor Vail Lodge is an existing property with an existing ownership group. Each
building will have some subtle differences to provide individuality,yet each will remain identified
with the overall character of entire property. These differences will include changes in dormer
detailing,gable roof forms,cladding materials and railing treatments. In addition to the aesthetics of
these buildings,Manor Vail Lodge will upgrade the egress stairs and add accessible elevators.
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SDD Application September 13,2004 Page 1 of 6
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3. EMPLOYEE HOUSING UNIT �
T'he new development will provide one new deed-restricted housing unit in Building B that complies
with the Town of Vail Employee Housing requirements(Chapter 12-13)for a minimum of four(4)
employees. The deed-restricted employee housing will be made available for occupancy, and the deed
restrictions will be recorded with the Eagle County Clerk&Recorder. The type III deed-restricted
employee housing unit will not be eligible for resale and the unit will be owned and operated by the
Manor Vail Condominium Association.
4. UNDERGROUND PARKING STRUCTURE SURFACE PARKING AND FOR-SALE PARKING
A new two-level underground parking structure accommodating approximately 152 spaces,will be
located in front of Buildings D,E and F on the northwest portion of the project. This new garage will
replace of the exisring surface parking lot. The parking structure will be buried,and the land above
the structure will be reclaimed as a landscaped park.
Within the parking structure up to 35 spaces will be for-sale spaces(only spaces that exceed the
parking requirements will be available for sale),and it is intended that these spaces will be sold to
tlurd parties for their private use. A proposed marketing plan has been included with this submittal.
Surface parking neaz the entry area at Building B will accommodate 5 parking spaces. The existing
and functioning surface parking area to the south of Buildings A,B, and C shall be updated to add
landscaping where possible along Vail Valley Drive and to provide functioning parking spaces. A
loading dock space for the Lord Gore Restaurant has been designated in a location that does not
infringe upon parking spaces and is partially screened by existing landscaping. The south lot surface
parking will accommodate 96 cars.
The combined total parking spaces within the SDD will therefore be 254 cars. �
5. LANDSCAPE PARK AND EXPANDED OPEN SPACE
An additiona132,200 Square feet(0.74 acres)of landscaped park will be added to the open space of
the property. This will be accomplished by replacing the surface parking with a below grade parking
structure, adding gardens and stone walls to encapsulate the entire parking structure,and relocating
the maintenance sheds that are attached to buildings D and E to the underground parking structure.
6. ENHANCED FORD PARK PATH
Ford Park Path will be realigned and improved from its entry onto the west side of the property near
Mill Creek until it joins the existing pathway to the east of the property. Through paving, signing and
landscaping Ford Park Path will present an inviting accessway to the public. The pathway will
interface with the new landscape park over the parking garage. This new alignment will eliminate
cross over conflicts between pedestrians and vehicular traffic and will provide an aesthetically
pleasing experience for pedestrians using the path.
7. STABILIZATION AND BEAUTIFICATION OF MILL CREEK
The developer will cooperate with the Town of Vail to acquire the necessary approvals and provide
landscape enhancement and stream bank stabilization for the section of Mill Creek that passes
between the proposed parking structure and the existing tennis courts to the west of the property.
This new landscaping will help to visually integrate Mill Creek,the newly aligned Ford Park Path,
and the new park and gardens to be built over the pazking garage in front of Buildings D,E and F.
8.
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SDD Application September I 3,2004 Page 2 of 6
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LOADING AND SERVICE
�" The existing loading dock at the east side of Building B will be enhanced and upgraded with building
materials and design to match the rest of the upgraded architecture. Garbage will be kept in an
enclosed structure integrated into the architectural design of the building and beneath and expanded
outdoor area for the Fitzwilliam's Lounge. A new stair will be constructed accessing this new seating
terrace providing a new activity on the route to Ford Park.
9. ACCESS GATES RELOCATED WITH A NEW TURNAROUND
The existing card access gate at the main entry to Manor Vail is located just inside the property off
Vail Valley Drive. This gate will be relocated to the entry ramp locarion to the underground parking
structure allowing public access to the existing tum around at the front door to the Manor Vail Lodge
during daytime hours. This will help to alleviate any traffic caused by access congestion. A new gate
at the property boundary,that will remain open during daytime hours,will close overnight for guest
safety.
10. FIRE DEPARTMENT ACCESS
A new fire department access will be provided from the entry drive at the hotel entry along the front
of Buildings D,E and F with a hammerhead turn azound. Fire Department access for Buildings A,B,
and C will occur at the surface parking lot to the south of the buildings.
1 l. STREAM TRACT ENCROACHMENT
As part of this proposal,The Manor Vail Condominiums will transfer, convey or dedicate 430 square
feet of land to the Town of Vail at the east end of the property adjacent to the secondary access to
Ford Park off East Vail Valley Drive in exchange for 65 square feet of land on the north side of
� Building C so that a walkway and handicapped access,with cantilevered balconies,can be
constructed wrapping around two new elevators on the back of Building C.
Deviations from the Development Standards of Underlying Zoning
The proposed development deviates from the development standards of the properties underlying zoning
in the following manner:
1. SETBACKS
Portions of the existing structures and portions of the proposed new improvements fall within the 20-
foot setbacks called for in the underlying zoning. Those portions of existing and proposed buildings,
roofs,and balconies that will be located within the setbacks are described in detail in the Zoning
Analysis.
2. GRFA AND RESIDENTIAL DENSITY
The GRFA of the proposed development will exceed the allowable Gross Residential Floor Area
(GRFA)of the underlying zoning by 24,736 square feet,or 18%. T'he allowable GRFA is 139,585
square feet,and the proposed GRFA is 164,321 square feet(including the 581 square foot Employee
Housing Unit).
The Residential Unit density of the proposed development will exceed the allowable density of the
underlying zoning by 7 units. The proposed development will have 141 dwelling units(plus 1
Employee Housing Unit). The allowable density of the underlying zoning is 134 units. This
represents a 5%increase in density.
i
SDD Application September 13,2004 � Page 3 of 6
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3. BUILDING HEIGHT �
The maximum allowable building height of the underlying zoning is 48 feet. The building height of
the proposed development will exceed this maximum allowable height. In general,the height limit is
exceeded by approximately 2 to 10 feet. The exact deviations are indicated in the Zoning Analysis
and on the Height Analysis Plans.
Conformance of the Proposed Redevelopment with the Goals and Poticies outlined in the
Vail Village Master Plan
Manor Vail enjoys a unique location within the Town of Vail. This property is literally adjacent to the
primary summer and winter recreational amenities Vail is known for;the world renown Vail Ski
Mountain and Ford Pazk,home to the equally renown Bravo concert series (among others). It also
functions as one of two portals for pedestrian access to Ford Pazk from the Village. It is a highly visible
property and one that would benefit from redevelopment.
The Vail Village Master plan(adopted in 1990)anticipated the redevelopment phase Vail is now
undertaking and outlined the goals and policies by which future town officials would evaluate and guide
that redevelopment. The redevelopment of the Manor Vail Condominiums has been proposed to
generally conform to the intent of the goals and policies of the Vail Village Master Plan as follows:
Goal#1: (page 13) ENCOURAGE HIGH QUALITY REDEVELOPMENT WHILE PRESERVING
THE UNIQUE ARCHITECTURAL SCALE OF THE VILLAGE IN ORDER
TO SUSTAIN ITS SENSE OF COMMUNITY AND IDENTITY
Objective 1.2—Encourage the upgrading and redevelopment of residential and commercial facilities.
This redevelopment proposal will upgrade and redevelop a residential condominium property. �
Policy 1.2.1—Additional Development may be allowed as identified by the Action Plan and as is ••r✓
consistent with the Yail Village Master Plan and Urban Design Guide Plan.
The Action Plan within the Vail Village Master Plan identifies Manor Vail as part of East Gore Creek
and identifies potential lodging infill on top of buildings E and F and on top of the existing north
surface parking lot.
Goal#2: (page 15) TO FOSTER A STRONG TOURIST INDUSTRY AND PROMOTE YEAR-
AROUND ECONOMIC HEALTH AND VIA,BILITY FOR TI3E VILLAGE
AND FOR THE COMMUNITY AS A WHOLE
Objective 2.5—Encourage the continued upgrading, renovation and maintenance of existing lodging and
commercial facilities to better serve the needs of our guests.
This redevelopment proposal will upgrade and renovate an existing lodging property.
Objective 2.6—Encourage the development of affordable housing units through the efforts of the private
sector.
One type III deed-restricted employee housing unit containing 4 beds will be created as part of the
redevelopment. It is anticipated that less than 8 new employees will be generated by the additional
development,therefore, 50%or more of the additional employees can be housed on site.
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SDD Application September 13,2004 Page 4 of 6
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� Goal#3: (page 16) TO RECOGNIZE AS A TOP PRIORITY THE
ENHANCEMENT OF THE WALKING EXPERIENCE THROUGHOUT THE
VILLAGE
Objective 3.1—Physically improve the existing pedestrian ways by landscaping and other improvements.
This redevelopment proposal will replace a surface parking lot adjacent to the existing Ford Park Path
and replace it with a new landscaped garden. The path will be realigned to eliminate pedestrian-
vehicle conflicts.
Policy 3.1.1—Private development projects shall incorporate streetscape improvements, ...along
adjacent pedestrian ways.
As part of this redevelopment project,a proposal is made to assist in the planning and conshuction of
streetscape improvements to East Gore Creek Drive and Chalet Road along with the upgrades that
will be built for the Ford Park path.
� Policy 3.1.3—Flowers, trees, water features, and other landscaping shall be encouraged throughout
the Town in locations adjacent to, or visible from,public areas.
The new landscaped garden that replaces the existing surface parking lot will provide a landscaped
improvement visually expanding exisring open space at the tennis courts and provide the type of
natural setting anticipated in this policy.
Objective 3.4—Develop additional sidewalks,pedestrian-only walkways and accessible green space
areas, including pocket parks and stream access.
Through improvements to Mill Creek and the creation of the new landscape garden,the town of Vail
F
will gain a visual improvement and accessible green space adjacent to a pedestrian-only walkway.
`'��' Goal#4: (page 18) TO PRESERVE EXISTING OPEN SPACE AREAS AND EXPAND
GREENSPACE OPPORTUNITIES
Objective 4.1—Improve existing open space areas and create new plazas with greenspace and pocket
parks. Recognize the different roles of each type of open space in forming the overall fabric of the
Village.
The Vail Village Master Plan,Open Space Plan identifies the tennis court area as an active recreation
area. The new landscape garden and the Mill Creek improvements will expand this existing amenity
and will create new,diverse greenspace within the Village.
Goal#5: (page 20) INCREASE AND IMPROVE THE CAPACITY,EFFICIENCY,AND
AESTHETICS OF THE TRANSPORTATION AND CIRCULATION SYSTEM
THROUGHOUT THE VILLAGE
Objective S.1—Meet parking demands with public and private parking facilities.
Policy 5.1.3—Seek locations for additional structured public and private parking.
The proposed for sale structured parking spaces will provide additional private parking adjacent to
both summer and winter amenities as intended by this objective.
Policy 5.1.S—Redevelopment projects shall be strongly encouraged to provide underground of
visually concealed parking..
A new underground parking structure will be built to replace the existing surface lot adjacent to the
existing Ford Park Path. Approximately 60%of the total parking spaces will be provided within this
� new underground structure.
SDD Application September 13,2004 Page 5 of 6 ,
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Goal#6: (page 20) TO ENSURE THE CONTINUED IMPROVEMENT OF THE VITAL �
OPERATIONAL ELEMENTS OF THE VILLAGE.
Objective 6.1—Provide service and delivery facilities for existing and new development
Existing deliveries to the Lord Gore Restaurant take place in the south surface parking lot in a non
designated area. Currently when making deliveries,trucks block existing parking spaces and make
maneuvering difficult. This redevelopment proposal creates a designated delivery area within the
south lot that is screened by existing vegetation and does not impair parking or maneuvering.
The East Gore Creek Sub Area (#� (page 52 of the Vail Village Master Plan)
Manor Vail is one of the dominant existing developments within this sub area of Vail. The Master Plan
identifies that"...this azea has the potenrial to absorb density without compromising the character of the
Village." It goes on to state"this development could be accommodated....through increasing the height
of existing buildings(generally one story over existing heights)." "The opportunity to introduce below
grade structured parking will greatly improve pedestrianization and landscape features in this area," The
proposal to bury the existing north surface lot underground and replace it with a landscape garden clearly
satisfies a goal of this particular sub area.
On page 53 of the Vail Village Master Plan a portion Manor Vail is identified as parcel#6-2 of this sub
area. The plan anticipates an additional floor on the E and F buildings and requires that"...infill projects
must include addition of greenspace adjacent to East Mill Creek..."This proposal clearly satisfies this
requirement and adds density where anticipated. "Height of structures shall be limited to prevent impacts
on view to the Gore Range from the Village core and Vail Valley Drive." As the computer generated
renderings that aze included with this proposal show,we designed the buildings to be as low as possible
when building over an existing structure and have not eliminated any existing Gore Range views. We
have also endeavored to keep additional mass away from Vail Valley Drive to preserve the architectural ,�r
scale along this important neighborhood road.
Special emphasis is placed for this parcel on policies 1.2, 2.3,2.6, 3.1,4.1, 5.1 and 6.1. As outlined
above,the proposed redevelopment of Manor Vail complies with these and other goals and objectives of
the Vail Village Master Plan.
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SDD Application September 13,2004 Page 6 of 6
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MANOR VAIL CONDOMINIUMS
Conditional Use Permit(CUP)Application
September 13, 2004
Submittal Requirement—Written Sta.tement
a. Description of the proposed use and measures proposed to make the use compatible
with other properties in the vicinity:
The proposed use under this Conditional Use Permit application is to build up to 35 for-sale
parking spaces in a new garage on the Manor Vail property. These parking spaces will be built in
conjunction with additional garage spaces to be built for new and existing residences in Manor
Vail under a current SDD application. Only spaces in excess of the parking requirement as
determined by current town codes will be available for sale up to the limit of 35.
The proposed parking garage will be underground, and it will replace an existing on-grade
parking lot that is located to the southwest of Manor Vail Buildings D,E,and F. The top of the
new garage will be landscaped as a park and garden with public access from a newly aligned Ford
Park Path. The landscaping on top of the garage will interface with a proposed improvement to
stabilize and beautify the Mill Creek corridor that lies immediately to the west of the proposed
garage and adjacent to the Ford Park Path as it enters the Manor Vail azea.
The proposed use will be compatible with the privately owned parking spaces that are located in
the Gold Peak complex immediately west of Manor Vail. Since the proposed parking will be
�, totally underground,there will be no negarive visual impacts to adjacent properties, and the
general area will benefit aesthetically from the replacement of surface parking with a park and
garden.
b. Describe the relationship and impact of the proposed use on development objectives of
the Town:
The Vail Village Master Plan identifies the East Gore Creek Sub Area for conversion of on grade
parking to structured parking. It also indicates that the Manor Vail parcel(#6-2)should place
special emphasis on planning goal#5 (among others). The objective of this goal is to"meet
parking demands with public and private parking facilities"and to"seek locations for additional
structured public and private parking facilities". This application helps the Town to achieve this
stated goaL
One of the development objectives of the Town is to assure that adequate off-street parking exists
within the Village area,especially during peak skier periods. It is anticipated that the primary use
of the parking will be for local residents who currently drive to the skier drop-off point at Gold
Peak and then park in the public parking garage. This use will provide private parking for these
skiers in lieu of using the public garage,thus freeing up additional spaces in the garage.
Because of the location of the proposed parking it will also provide convenient parking for
activities at Ford Pazk and the Ford Amphitheater. This convenience will encourage support of
these public activities by the owners of the parking.
A parking sales plan has been prepared and included with this application to identify how the
parking stalls would be marketed first to users with in Vail and the local area.
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CUP Application September 13,2004 Page 1 of 2
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c. Describe the effect of the proposed use on light and air,distribution of population, �
transportation facilities,utilities,schools,parks and recreation,and other public
facilities.
Since the parking will be totally underground it will have no impact on light and air due to
building mass. It may offer some improvement in air quality by reducing traffic at the Gold Peak
skier drop-off since it is anticipated that the future owners of the new parking are most likely
currently using the Gold Peak drop-off and making multiple trips to the facility.
It is anticipated that the future parking owners are already residents of the community,and
therefore there will be little, if any,impact on schools or distribution of population.
Since the proposed use will be done in conjunction with other improvements to Manor Vail there
will be little impact on utilities.
The transportation facilities of the Town will have a positive influence since the proposed private
parking will reduce the demand on public parking. It will also reduce the bus demand for
shuttling skiers from the public parking garage to the Gold Peak facility.
Parks and recreation will have a significant benefit. This benefit will include the stabilization and
enhancement of Mill Creek coupled with the realignment and improvement of the Ford Park Path
leading to the recreation amenities of Ford Park. In addition,the Ford Park Path will have contact
with and access to the proposed park and garden area to be constructed above the parking...thus
enhancing the pedestrian experience on the Ford Park Path.
d. Describe the effect on traffic,congestion,auto and pedestrian safety,access,traffic flow
and maneuverability,and removal of snow.
There will be an increase in the trips to and from the Manor Vail generated by the additional
private parking spaces. However,it is anticipated that some of these trips will be offset by a "'�
reduction in trips to the Gold Peak skier drop-off currently being used by potential buyers of the
parking.
The relocation of the control point at the main entry to Manor Vail so that it is sepazated from �
Vail Valley Drive will help reduce the existing congestion near the Gold Peak skier drop-off.
These improvements should help the traffic flow and maneuverability in the area.
Pedestrian safety will be enhanced by separating the Ford Park Path from vehicle traffic entering
and departing from the Manor Vail parking. Currently the Ford Park Path crosses the Manor Vail
parking entry.
Since the proposed parking will be located in an underground garage there will be a reduction in
the need for snow removal from the existing north Manor Vail surface parking lot.
e. Describe the effect upon the character of the area including bulk and scale in relation to
surrounding uses. �
Since the proposed parking will be located totally underground there will be essentially no effect
on the character of the surrounding area due to the bulk and mass of the proposed structure.
There will be a significant improvement to the character of the area by converting the existing
surface parking to a park and garden and by enhancing the adjacent Mill Creek.
Any required site or structural walls necessary for the garage will be of minimal height,will be
terraced and landscaped,and will be surfaced with stone or stucco. The configuration of the park
and associated walls are indicated on the Site Plan and Landscape Plan.
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CUP Applicarion September 13,2004 Page 2 of 2
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MANOR VAIL CONDOMINIUMS
�"' Zoning Analysis and Project Calculations
September 13,2004
The permitted,conditional,and accessory uses allowed in the Manor Vail Lodge Special Development
District(SDD)by underlying zoning are to be those uses listed in Sections 12-6H-2, 12-6H-3,and 12-6H-
4 of the Town Code of Vail. The following information is provided as a Zoning Analysis of the existing
and proposed development:
SDD Prouosal As Comnared To Hi�h Densitv Multi-Familv(HDM�Zoning Repuirements
SITE AREA
Existing Site Area 237,111 SF
Area Offered in the Land Swap 430 SF
Total Site Area 236,681 SF
Total Site Area(In Acres) 5.43 Acres
BUILDABLE SITE AREA
Flood Plain Along Gore and Mill Creeks 4,039 SF
Buildable Site Area (236,681-4,039) 232,642 SF
Buildable Site Area(In Acres) 534 ACRES
� DENSITY/#UNITS
ALLOWABLE—HDMF
RATIO 25 Units per Buildable Acre
YIELDS (25 x 5.34) 133.5 Units
PROPOSEDSDD
Existing Units 123 �
New Units 1 g
Total Units 141
This SDD application requests 7 units more than allowed within the underlying
zoning. This represents a 5%increase over HDMF. This project also proposes to
add one EHU unit that is not counted in this density calculation.
GRFA (Reference the GRFA attachment for additional breakdown)
ALLOWABLE-HDMF (Calculated using the Old Method)
RATIO 60% 60SF Per 100SF of Buildable Site Area
YIELDS (232,642 x .60) 139,585 GRFA
PROPOSED
Existing GRFA 114,553 GRFA
New GRFA 49,768 GRFA
� Total GRFA 164,321 GRFA
This SDD requests an additiona124,736 GRFA over the allowable for the underlying
zoning. This represents a 18%increase over HDMF.
Manor Vail Zoning Analysis September 13,2004 Page 1 of 7
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SITE COVERAGE .
ALLOWABLE-HDMF )
..i/
RATIO 55 %(55 sf per 100 sf of Total Site Area)
YIELDS (236,681* x .55) 130,175 SF
*Number used for Total Lot Area is after the Land Swap
PROPOSED
Above Grade Coverage 67,426 SF
Below Grade Coverage 25.512 SF
Total 92,938 SF
We are under by 37,236.55 SF,which is 29%under the HDMF allowable square
footage number.
LANDSCAPE
ALLOWABLE-HDMF
Mn`i AREA 30 %(of Total Lot Area)
*Number used for Total Lot Area is after the Land Swap
YIELDS (236,681 x .30) 71,004 SF
PROPOSED
SITE COVERAGE 108,462 SF
PERCENTAGE (108,462/71,004) 54 %
This SDD exceeds the minimum Landscape Site Coverage requirement by 24%. �
SETBACKS (Reference Setback attachment for breakdown)
The above ground decks do not project the lesser of 5' or%z the required setback.
The ground level patios do not project the lesser of 10' or'/z the required setback.
The architectural projecrions do not exceed 4' into the required setback.
FRONT
ALLOWABLE—HDMF 20'
PROPOSED 20°
SIDE
ALLOWABLE—HDMF 20'
PROPOSED Zp°
REAR
ALLOWABLE—HDMF 2p'
PROPOSED—SDD 0'
VARIANCE 20°
Note: Manor Vail was originally built within Eagle County and later annexed into the Town of Vail.
The Town setbacks were applied after the building was originally completed.
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Manor Vail Zoning Analysis September 13,2004 Page 2 of 7
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BUILDING SETBACK
� EXISTING BUILDINGS IN THE SETBACK GSF GRFA
Existing Building A (front setback) 1,469 741
Existing Building B (rear setback) 1,057 99
Existing Building C (front&rear setbacks) 10,212 9,669
Existing Building D (rear setback) (g 2�
Existing Building E _ _
ExistinQ Buildin�F g
TOTAL 12,814 10,536
PROPOSED BUILDINGS IN THE SETBACK GSF GRFA
Building A _ _
Building B(rear setback) 1,119 121
Building C(rear setback) 4,475 2,972
Building D(rear setback) 497 275
Building E _ _
Buildines F(rear setback) 95 12
TOTAL 6,186 3,380
%OF EXISTING GRFA IN SETBACK vs. TOTAL GRFA
(10,536/164,321) 6.4 %
%OF PROPOSED GRFA IN SETBACK vs. TOTAL GRFA
(3,380/164,321) 2.0 %
� %OF ALL GRFA IN SETBACK vs. TOTAL GRFA
(13,916/164,321) 8.4 %
DECK SETBACK
EXISTING DECKS IN SETBACK GSF
Existing Building A(front setback) 40
Existing Building B (rear setback) 136
Existing Building C(front&rear setbacks) 4,125
Existing Building D(rear setback) 63
Existing Building E _
Existin�Buildine F 44
TOTAL 4,408
PROPOSED DECKS IN SETBACK GSF
Building A(front setback) gs
Building B (reaz setback) 280
Building C (rear setback) 2,100
Building D (rear setback) 110
Building E _
Buildine F 63
TOTAL 2,638
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Manor Vail Zoning Analysis September 13,2004 Page 3 of 7 ' �
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ROOF SETBACK
EXISTING ROOF OVERHANGS IN SETBACK GSF
Existing Building A(front setback) 506 �
Existing Building B (rear setback) 214
Existing Building C(front&reaz setback) _
Existing Building D _
Existing Building E _
Existing Buildine F
TOTAL 720
PROPOSED DECKS IN SETBACK GSF
Building A _
Building B(rear setback) 375
Building C(rear setback) 2 856
Building D(rear setback) � 32
Building E _
Buildin¢F(rear setback) 114
TOTAL 3,377
MILL CREEK SETBACK
ALLOWABLE—HDMF 30 from centerline of Mill Creek
PROPOSED—SDD 30 (closest point, see plan)
BUILDING HEIGHTS
ALLOWABLE—HDMF 48�
../
BUILDING A (Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED Main Ridge 48.24'
VARIANCE 0.24'
PROPOSED Stair/Elevator 51.34'
VARIANCE 3.34'
BUILDING B (Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED Main Ridge 48.24'
VARINACE 0.24'
PROPOSED Lord Gore Ridge 53.24'
VARIANCE 5.24'
PROPOSED Lobby Ridge 33.40'
CONNECTOR B/C (Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED 49.48'
VARIANCE 1.48'
CONNECTOR B/D (Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED 2g,52�
BUILDING C (Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED Main Ridge 55.54'
VARIANCE 7.54'
PROPOSED Gable Ridge 55.29' �,v
VARIANCE 7.29'
Manor Vail Zoning Analysis September 13,2004 Page 4 of 7
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BUILDING HEIGHTS(CONTINUED)
� BUILDING D(Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED Main Ridge 55.52'
VARIANCE 7.52'
PROPOSED Gable Ridge 54.02'
VARIANCE 6.02'
CONNECTOR D/E (Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED 47.61'
BUILDING E(Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED Main Ridge 5531'
VARIANCE 731'
PROPOSED Gable Ridge 53.61'
VARIANCE 5.61'
CONNECTOR E/F(Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED 44.01'
BUILDING F(Based on Interpolated Grade and at Worst Case Scenarios)
PROPOSED Main Ridge 57.31'
VARIANCE 9.31'
PROPOSED Gable Ridge 57.47'
VARIANCE 9.47'
� PARKING (Reference GRFA attachment for New Unit Summary for Parking Breakdown)
EXISTING STUDIO-BUILDINGS D,E,F '73
NEW UNITS-BUILDINGS D,E,F 23
EXISTING MANOR HOUSE-BUILDINGS A,B, C 105
NEW UNITS-BUILDINGS A,B, C 19
EHU UNIT 1
TOTAL REQUIRED SPACES 221
LOWER LEVEL PARKING GARAGE
Full Size Spaces 29
Accessible Spaces 2
Compact Spaces 1�
Valet Spaces 34
UPPER LEVEL PARKING GARAGE
Full Size Spaces 33
Accessible Spaces 3
Compact Spaces 12
Valet Spaces 22
SOUTH PARKING LOT
Full Size Spaces gg
Accessible Spaces 4
� Compact Spaces 4
Valet Spaces p
Manor Vail Zoning Analysis September 13,2004 Page 5 of 7
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PARKING(CONTINUED)
SURFACE PARKING NEAR ENTRY
�
Full Size Spaces 5
Accessible Spaces p
Compact Spaces p
Valet Spaces 1
TOTALS
Full Size Spaces 155 61%
Accessible Spaces 9 3%
Compact Spaces 33 12%
Valet Spaces 5� 22o�a
TOTAL SPACES 254
Parking Structure-The deck of the underground parking is sloped to minimize the profile of the
parking structure above grade. It is completely underground. Flat portions of the parking structure
will be sloped to accommodate floor drains.
Parking Spaces-The enclosed parking spaces are 90 degrees to the drive aisle and 9' x 18',with 8' x
16' compact parking spaces not exceeding 25%of the total of the total required parking spaces. Valet
spaces are 8' x 18' and do not exceed 50%of the total required parking spaces. Parallel valet parking
spaces are 9' x 20' and standard spaces are 9' x 24'.
The height clearance of the parking structure will be a minimum of 7'-6"clear.
The parking decks slope at a maximum of 6%. The access ramp slopes at a maximum of 12%.
Street Entries-Both existing curb cuts and entry drop off at main lobby are to remain. �
Curbs -Rolling curbs will be provided to accommodate fire deparbment vehicles per Public Works.
Drive Aisles-24' wide two-way drive aisles accommodate 90 degree parking stalls.
Turning Radius-24'turning radius to centerline is utilized at vehiculaz traffic patterns per Public
Works.
Structural Columns - Structural columns approximately 14" w. x 22" d. will be located on some
parking stripes.
SNOW STORAGE
Underground Parking Structure-No storage required
Lower Level 25,512 SQ FT
Upper Level 25,512 SQ FT
South Parking Lot
37,507 (30%Required) 11,252 SQ FT
Proposed 11,678 SQ FT
Surface Paving and Driveway
17,575 (30%Required) 5,272 SQ FT
Ramp Down to Garage
1,466(10%Required- Snow Melted) 146 SQ FT
Proposed 5,735 SQ FT �
Manor Vail Zoning Analysis September 13,2004 Page 6 of 7
. • •
PROPERTY LINE
TOV GORE CREEK CORRIDOR
� AIR RIGHTS ENCROACHMENT BEHIND BUILDING C
Cantilevered Deck on Leve14 0 65
Cantilevered Deck on Leve15 0 65
Cantilevered Deck on Level 6 0 65
Cantilevered Deck on Leve17 0 65
Manor Vail is proposing a land swap in which it would donate 430 sf of land at the eastem end of
its property in exchange for the 65 square feet of stream tract land for an air encroachment. No
structures would be built on the stream tract,but portions of balconies would project over this
land.
EMPLOYEE HOUSING BEDS (Type IIn
EXISTING p
PROPOSED 4 1 unit with 4 beds in Building B
GRADING
The maximum finished grade will not exceed a 2:1 slope. The natural slope of the site is
relatively flat. New grading to accommodate drainage will be blended into the natural
topography. The elevated portions of the parking structure above natural grade will be treated
with stonewalls and tenaced landscape areas to soften the difference in grade and create a natural
appearance. A registered Colorado Professional Engineer prior to building depaitment submittal
will prepare the erosion and sediment control plan.
� FLOOD PLAIN
Approximately 500 square feet of the Gore Creek 100 year flood plain encroaches over the
property line to the northwest of Building F. There are no plans to grade or build improvements
within this area.
RETAINING WALLS
The parking structure retaining walls will be designed and stamped by a licensed P.E. Terrace
walls will be within the 4' to 6'maximum height range. Due to the relative flat nature of the site,
retaining walls will not exist on slopes exceeding 30%. There are no retaining walls planned
within the front setback or along the right-of-way. Retaining walls will meet the standards of
retaining walls,with a P.E. stamp if the slope exceeds 1:1.A sfone veneer that matches the
proposed exterior of the building will be applied to the structural concrete.
�
Manor Vail Zoning Analysis Septembcr 13,2004 Page 7 of 7
� � .
MANOR VAIL CONDOMINIUMS �
Special Development District (SDD)Application
September 13,2004
PUBLIC BENEFITS
1. Improved Pedestrian Ezperience to Ford Park
The existing pedestrian/bike path to Ford Park, along with accompanying Town of
Vail easement,will be rerouted as it passes through Manor Vail property, as depicted
in the plans submitted for approval. The current vehicle/pedestrian conflict will be
eliminated and the path will be routed along the edge of the new landscaped garden to
be constructed,as described in Public Benefit#2. The result will be a much safer and
more aesthetically pleasing pedestrian experience for the public.
2. New Landscaped Garden
A new landscaped garden will be created above the new subterranean parking
structure, as depicted on the plans submitted for approval. Replacing an existing
surface parking lot, this garden will dramatically improve the visual appearance of the
neighborhood and enhance the public experience along the Ford Park Path.
3. Mill Creek Improvements
Mill Creek will be improved as it runs adjacent to Manor Vail property. These -.�
improvements are outlined in the plans submitted for approval and are aimed at
enhancing the appearance of the creek for the public and providing stream bank
stabilization to help mitigate current and future erosion problems
4. Addition of Employee Housing
An employee housing unit will be constructed within Manor Vail capable of housing
at least four occupants. Upon completion of this unit, Manor Vail will sign and
record a deed restriction,in a form reasonably approved by the Town of Vail
Community Development Department, to limit the use of this space to employee
housing.
5. Selective Limbing of Dead Branches and Removal of Logs
Dead branches will be selectively limbed and logs removed along the Ford Park path,
adjacent to the bridge over Gore Creek. This limbing and removal will be conducted
under the guidance and instruction of the Town.
6. Improved Back of House Appearance from Ford Park Path
Aesthetic improvements will be made to the loading and delivery zone behind the B
building as viewed from the path to Ford Park. These improvements will aim to
change the appearance from the current back-of-house look to that of a new front
door for the public, featuring a new external staircase to provide the public with direct
access to the Fitzwilliams Lounge. �
Public Benefits September 13,2004 Page 1 of 3
. • • .
� 7. Loading and Delivery Improvements
A new loading and delivery area in the south parking lot will be created through re-
striping and labeling. The location of this loading zone was chosen because it is
largely screened by mature vegetation and will not block the drive aisle when
occupied. The delineation of this loading area will reduce the potential for traffic
congestion in the south parking lot.
8. Increased Tax Revenues
The improvements to be made to Manor Vail, as depicted in the plans submitted for
approval, are aimed at upgrading the visual appeazance of the entire property and
enhancing the guest experience at Manor Vail. The targeted result of these
improvements is increased occupancy and room rates at Manor Vail- resulting in
increased sales and lodging tax revenues to the Town.
9. Improved Visual Appearance of Important Property in the Community
As one of the original and central landmarks of the East Village, Manor Vail is one of
the most important buildings in the community. The upgrading of Manor Vail will
help to revitalize the entire neighborhood and improve the visual perception of the
area in the eyes of both guests and locals,ultimately designed to help boost property
values and visitation rates.
10.Vehicle Access Improvements
The existing north entrance driveway will be widened to accommodate two-way
�. traffic. With this improvement in place, Manor Vail plans to leave the tra�c control
gate at the north entrance in the open position during peak traffic periods. Combined,
these improvements will reduce the potential for traffic back-up and accidents at the
north entrance. -
11. Improved Fire Truck Access
A new fire truck access path and turnaround in front of the studio buildings will be
constructed, capable of handling a pumper truck,as depicted on the plans submitted
for approval. This upgraded fire huck access will improve fire safety for Manor Vail
occupants, firefighters and residents of the surrounding properties. In addition,
reinforcements will be made to the fire truck staging area in the south parking lot to
more safely accommodate a ladder truck.
12. Addition of Fire Protection and Detection
Fire protection sprinklers will be installed in all existing condominium units at Manor
Vail. In addition, an intelligent-addressable fire detection system will be installed for
the entire property. T'he combined result of these fire protection and detection
upgrades will be dramatically improved fire safety for Manor Vail occupants,
firefighters and residents of the surrounding properties.
13. Elimination of Wood Burning Fireplaces
In conjunction with the Manor Vail Redevelopment all existing wood burning
� fireplaces will be converted to gas. In an aged building with aged flu pipes, this
conversion dramatically reduces the fire danger at Manor Vail.
Public Benefits September 13,2004 Page 2 of 3
� � 4 .
14. Tennis Court Resurfacing �
The tennis courts located adjacent to Manor Vail will be resurfaced, conditional upon
approval from the Town to allow these courts to be utilized as a construction lay-
down area for the duration of project construction(currently scheduled to begin April
1, 2005 and conclude September 31,2006). T'hese improvements to the tennis courts
will not be made if the Town does not grant East West Partners the aforementioned
lay-down privileges on this site.
15. Transfer of Land
Manor Vail will transfer, convey or dedicate 430 sq. ft. of land at the far eastern end
of Manor Vail property to the Town in exchange for 65 sq. ft. of town(stream tract)
land needed for a walkway and handicapped access on the north side of the C-
Building, as reflected in the plans submitted for approval. This 430 sq. ft.parcel can
possibly be used for a bus turnout.
16. Raised Pedestrian Crosswalks
Two raised pedestrian crosswalks on Vail Valley Drive will be constructed. One
crossing is to be constructed at the intersection of Vail Valley Drive and Hansen
Ranch Road and the other at the intersecrion of Vail Valley Drive and Gore Creek
Drive. The addition of these raised crossings will decrease the speed of auto-traffic
on Vail Valley Drive and increase pedestrian safety in the neighborhood.
17. Payment of$85,000 in Traffic Impact Fees
The Manor Vail Redevelopment will generate 17 additional PM peak trips and will be ''�
assessed a Town of Vail Traffic Impact Fee of$5,000 per PM peak trip, for a total of
$85,000. This $85,000 traffic impact fee will be used to help fund the Gore Creek �
Drive and Chalet Road streetscape improvements, as described in Public Benefit#18.
18. Streetscape Improvements to Gore Creek Drive and Chalet Road
$100,000 will be donated to the Town to help fund the design and construction of a
comprehensive streetscape improvement plan along Gore Creek Drive and Chalet
Road. Combined with the $85,000 Traffic Impact Fee described in Public Benefit
#17,the total contribution to this streetscape project from the Manor Vail
Redevelopment will be $185,000.
The portion of the $185,000 contribution remaining after completion of the
streetscape design process shall only be used to pay for construction of the Chalet
Road portion of the streetscape improvements. The$100,000 portion of the total
contribution shall be restricted to funding only the streetscape improvement project
described above. Any portion of the $100,000 remaining the day after the 5-year
anniversary of the initial contribution is to be refunded to East West Partners. .
The Town will be responsible for leading and coordinating all aspects of the
streetscape improvement project. East West Partners' role in the streetscape project
will be strictly limited to the contributions outlined above. The Town will work with
the neighboring homeowner associations to develop the specifics of this streetscape
improvement plan. �
Public Benefits September 13,2004 Page 3 of 3
. � �
�, MANOR VAIL CONDOMINIUMS
Special Development District(SDD)Application
September 13,2004
PARKING SALES PLAN
Il�TITIAL SALES
The 35 for-sale parking stalls at Manor Vail will be sold in five sequential offerings restricted to
incrementally broader geographic areas as detailed in the attached offering map and as described below.
Any individual in a more restrictive offering shall be eligible to purchase a space in any subsequent
offerings.
OFFERING 1: MANOR VAIL
• Owners of existing condominiums at Manor Vail
• Purchasers of new condominiums at Manor Vail
• Of�`'ering duration—two weeks
OFFERING 2: NEIGHBORHOOD
• Owners of residential property in the area bounded by Vail Valley Drive,Gore Creek and the
Eastern-most portion of Manor Vail's property
• Owners of residential property at Golden Peak
� • Of�`'ering duration—two weeks
OFFERING 3: TOWN OF VAIL
• Owners of residential property located within the Town of Vail
• Off'ering duration—two weeks
OFFERING 4: EAGLE COUNTY
• Owners of residential property located within Eagle County
• Offering duration—two weeks
OFFERING 5: UNRESTRICTED
• O,f�`'ering duration—until sold out
RESALE5
No restrictions shall be placed upon parking stall resales,regardless of when such resales occur.
OPERATIONS
The 35 for-sale parking stalls will be located in the new subterranean parking garage to be constructed in
place of the current north parking lot at Manor Vail. All stalls within the garage will use the same
entrance/exit ramp. The for-sale stalls will likely be accessed through an electronic gate within the garage
that separates them from the common parking stalls. In addition or alternatively,individual for-sale stalls
may feature name placards.
The entire parking garage will be maintained by the Manor Vail owner's associarion. Parking facility
� expenses will be allocated equitably to all owners at Manor Vail on a per stall basis.
Parking stall owners may also have access to any ski valet facility/service added to the Manor Vail
Resort.
Parking Sales Plan September 13,2004 Page 1 of 1
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� •
� 9/2/04
Public Works
Manor Vail Comments
1. Civils need to be submitted and approved prior to Building Permit submittal
2. Final Drainage study required prior to building department submittal, include
calcs, outfall protection and any required permits from the Town, State or
Feds
3. All inlets are to have 18" sumps per TOV standards
4. Provide sand/oil separator for garage/surface parking lot drainage
5. Provide center line profile for the realigned Ford Park path
6. A new pedestrian/access easement is needed for the realigned Ford Park path.
7. Please provide cross-sections and details for the Mill Creek improvements,
planned improvements will need to be submitted to and approved by the
Corps of Engineers. A flood plain analysis will also need to be performed for
the proposed improvements to Mill Creek to demonstrate no adverse impact.
8. Tr�c impact fee $5000 per PM peak trip increase
9. P.E. designed Erosion and sediment control plan required prior to building
department submittal
•
�
Attachment: E
� �
THIS ITEM MAY AFFECT YOUR PROPERTY �
PUBLIC NOTICE ��y� f
-' NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail �'`
will hold a public hearing in accordance with Section 12-3-6,Vail Town Code, on July 26, 2004,at
2:00 PM in the Town of Vail Municipal Building, in consideration of:
A request for a recommendation to the Vail Town Council for the establishment of Special
Development District No. 38, Manor Vail Lodge, to allow for the redevelopment of the Manor Vail
Lodge, and a request for a conditional use permit to allow for the construction of Type III Employee
Housing Units, pursuant to Section 12-6H-3, Vail Town Code, and a request for a final review of a
conditional use permit, pursuant to Chapter 12-6H-3, Private Clubs and Civic,Cultural and Fratemal
Organizations,Vail Town Code,to allow for the sale of 30 parking spaces,located at 595 Vail Valley
Drive/Lots A, B, &C, Vail Village Filing 7, and setting forth details in regard thereto.
Applicant: Manor Vail, represented by Zehren and Associates
Planner: Warren Campbell
A request for a final review of variance, pursuant to Chapter 11-10, Variances and Appeals, Vail
Town Code,for a variance from Chapter 11-6-4, Building Identification Signs,to allow for a new free
standing building identification sign, located at 934 South Frontage Road/unplatted and setting forth
details in regard thereto.
Applicant: George Brodin, represented by Mauriello Planning Group, LLC
Planner: Warren Campbell/Clare Sloan
A request for a final review of a minor subdivision, pursuant to Chapter 13-4,Minor Subdivisions,Vail
Town Code,to amend the locations of the existing building envelopes,located at 1390 Buffehr Creek
Road/Lots A, B, C, Residences at Briar Patch Condos and setting forth details in regard thereto.
Applicant: Residences of Briar Patch Homeowner Association, represented by Zehren and �
— Associates
Planner: Bill Gibson
A request for a final review of a variance, pursuant to Chapter 12,Variances,Vail Town Code,from
Section 12-6H-6, Setbacks, Vail Town Code, to allow for a minor alteration, located at 400 East
Meadow Drive, Unit 9, (Tyrolean Inn)/Lot 5 D, Block 5,Vail Village Filing 1 and setting forth details in
regard thereto.
Applicant: Tyrolean Chalet, LLC., represented by Mauriello Planning Group, LLC
Planner: Matt Gennett
The applications and information about the proposals are available for public inspeetion during
regular office hours at the Town of Vail Community Development Department, 75 South Frontage
Road. The public is invited to attend project orientation and the site visits that precede the public
hearing in the Town of Vail Community Development Department. Please call (970)479-2138 for
additional information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Published July 9, 2004, in the Vail Daily.
� �
Attachment: F
� �
Ski Club Vail Lee Edwards, Phd. Apollo Park at Vail Timeshare
598 Vail Valley Drive Texas Townhouse Condo. Assn. 442 Frontage Rd., West
il, CO 81657 P• O. Box 489 Vail, CO 81657
v- Locust Valley, NY 11560
Apollo Park Lodge The Wren The Town of Vail
442 S. Frontage Rd., E. 500 S. Frontage Rd., East 75 S. Frontage Road, West
Vail, CO 81657 Vail, CO 81657 Vail, CO 81657
Vail Resorts Pinos Del Norte Paul Jeppson
P. O. Box 7 600 Vail Valley Drive Golden Peak Condo. Assn.
Vail, CO 81658 Vail, CO 81657 P• O. Box 915
Avon, CO 81620
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PROPOSED
THiS VIGW WAS TAKEN PROM THE FRONTAGE ROAD LOOKING OVER FORD PARKS SOFTBALL FEILD TO GOLD PEAK.
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THIS VIEW WAS TAKEN FROM THE EDGE OF VAIL VALLEY DRIVE NEXT TO GOLD PEAK PARKING LOTAT GROUND LEVEL.
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THIS VIEW WAS TAKEN FROM THE EXISTING SURFACE PARKING LOT AT MANOR VATL LOOKING AT TfIE CONNECT'fON BE'IWEEN
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THIS VIEW WAS TAKEN IN FRONT OP BUILDING D LOOKING AT BUILDING F AT GROUND LEVEL.
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THIS VIEW WAS TAKEN FROM TE�DECK ON'I7IE FIRST LEVEL OF THE GOLD PEAK LODGE LOOKING BACK AT THE GORE RANGE.
� 11 ��OR �AIL CONDOMINIUlVIS �-- ��° \�.
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THIS VIEW WAS TAKEN FROM THE EDGE OF EXISTING MAIN ENTRY TURNAROiJND.
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THIS VIEW WAS TAKEN FROM TfiE BUS STOP AT GOLD PEAK AT GROIiND LEVEL.
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