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HomeMy WebLinkAboutPEC September 13, 2004 � � � 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. 1 � � 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. 2 � � � 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. � 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. � 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. � Bill Gibson introduced the project according to the memorandum. Bill Pierce, Fritrlen Pierce Architects, made himself available for questions. There was no additional Commissioner 3 � � � �, s comment. �: 4. A request for a work session to discuss a major amendment to Special Development District � 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 � �,; 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 4 � � � �. � 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. � 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 � Bill Gibson introduced the project according to the memorandum. Andy Forstl, property owner, � 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 5 � � � 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 9 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 6 � � 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 7 � � 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 � �` 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 � 8 � � 12.A request for a final review of a major amendment to a special development district (SDD), � � 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 �; �::. � 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. � � � � � � 9 ' � __ --� , ` �'`,—;�'" , � - -r. � , - , \ l� � �� ��� jii t j '1 � / ` � � - - ' - I T� � � 1i 1 �/ \\ �� r' �_/ i 1 \ �� � •r i��� � 1 ` '1j �,`\ � . � �\ �f! - - �,�� I � � �;-... `� 1 ���CCC'''������GGG 0 "�' ^,�\I � I 1� � . \ �. '\\ ( . _ �'�� ✓, '�1.� �'1� `{ �..,,,-��\� // . .. ^�1- -� ` "' _ � �'d� � � � � C L - i - i � ,�,� � ��.,^�"`.^v'v,: . � . � -j ,1�' �`� ._� � . .__.. . 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' I �I � ��_ `.; �,' ti ,r� r :1�` I+ _ /� JI '' �' I I I I • ij � / � � ,r I � I _� �1,� , i � i I � ' , � � , �;���'l ;� �i; , � � � �� ��� I � � --- —1--:F— �. . � � � L ! ',', t-r ;j � � - �,. �I i � I,',�,�v1, rli ,, � N J`� �' i — i� � ;� i � i:. � �C` �. �i � � � � � � # � � � s' k G' !' �§ €q.� C f � � � � PROPOSED LANDSCAPING 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 � � 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 � � . �' , , , � � � � � Cotoneaster horiizontalis Rock Cotoneaster � 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 � 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 �` � � � �' � � � � � � & � � � � � � � �. � � � �' �< � � � � � �� t: � �:. � � � k � � � � � , 4 � � �' �. . � �` - 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 �. ' � DENSITY/# UNITS ALLOWABLE — HDMF RATIO 25 Units per Buildable Acre � YIELDS 133.5 Units , � PROPOSED � Existing Units 123 �; New Units 18 � Total Units 141 � 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. � � �' � � �' � . � � � � _ � � . � �> � GRFA See GRFA attachment for breakdown. �' � � ALLOWABLE- HDMF Old Method RATIO 60% 60SF Per 100SF of Buildable Site Area � (232,642x60%) a YIELDS 139,585 GRFA � �' 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. � � �; � �' � �: � � � � � �;. �` � �. � �. � � � � � �; � � �; � � � Y �-, y; L; s' i � �; � � � � �'', � ` � � �'. 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 �. � 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 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. � � � �' �; � �. �? � �:. �' � � �` � � �: �,' � � �; � � �; , �: � � � _ � �: _ �; � � �: , � � SETBACKS See Setback attachment for breakdown. �' � � 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. � � FRONT �' ALLOWABLE— HDMF 20' PROPOSED 20' �; : � SIDE � ALLOWABLE— HDMF 20' � PROPOSED 20' � REAR �` ALLOWABLE — HDMF 20' � PROPOSED —SDD 0' �; VARIANCE 20' �'. �:; -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 �: Existing Building E - - �` Existinq Buildinq F � TOTAL 13,043 9,521 � �' 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 �� � � � � �; % 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% �: , �, �. �„ � � � � � �. �i �; � _ � � . �' � � � -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 � �:. -MILLCREEK SETBACK � ALLOWABLE — HDMF 30 from centerline of Millcreek � 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 51.44' � VARIANCE 3.44' � �' BUILDING B (Based on Interpolated Grade and at Worst Case Scenarios) �; PROPOSED �.; Main Ridge 48.24' VARINACE 0.24' ��� PROPOSED �` � Lord Gore Ridge 52.74' �: VARIANCE 4.74' � � PROPOSED �' Lobby Ridge 33.40' � CONNECTOR B/C (Based on Interpolated Grade and at Worst Case Scenarios) � PROPOSED 51' � VARIANCE 3' ' � �, CONNECTOR B/D (Based on Interpolated Grade and at Worst Case Scenarios) �° PROPOSED 29.47' � � . 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' � k. i: BUILDING D (Based on Interpolated Grade and at Worst Case Scenarios) � PROPOSED �' F' Main Ridge 55.02' � VARIANCE 7.02' � PROPOSED �' Gable Ridge 55.22' � VARIANCE 7.22' �" � � � CONNECTOR D/E (Based on Interpolated Grade and at Worst Case Scenarios) � PROPOSED 45.61' �: �. �: � �:' �' �: � _ �, � . � � � , BUILDING E (Based on Interpolated Grade and at Worst Case Scenarios) PROPOSED Main Ridge 55.31' VARIANCE 7.31' � � PROPOSED Gable Ridge 53.61' VARIANCE 5.61' CONNECTOR E/F (Based on Interpolated Grade and at Worst Case Scenarios) � PROPOSED 47.60' � �, 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' �`;. �! �, � �, � � � � � � �" � �; a �' � � � �'' � � � � �: �: �' �, �:: �? �' �; � � � �; � � �, � . �; 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 �` � Valet Spaces 0 � SURFACE PARKING NEAR ENTRY �' Full Size Spaces 5 �' � Accessible Spaces 0 �� Compact Spaces 0 �' Valet Spaces 1 � � TOTAL �!: Full Size Spaces 155 61% Accessible Spaces 9 3% Compact Spaces 32 12% � Valet Spaces 57 22% TOTAL SPACES 253 � 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 � �r+ 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 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. �' 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 � SurFace Paving and Driveway � 17,575 (30% Required) 5,272 SQ FT �` m Ramp Down to Garage 1,466 (10% Required- Snow Melted) 146 SQ FT �` PROPERITY LINE TOV GORE CREEK CORRIDOR �` AIR RIGHTS ENCROACHMENT BEHIND BUILDING C � � � � 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. �'' �' � EMPLOYEE HOUSING BEDS (Type III) � EXISTING 0 �' 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 terraced � � 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. � � � � � � � � - �; � � , � � � 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 stone veneer that matches the proposed exterior � of the building will be applied to the structural concrete. � � � � �;. } � � � � � �' � �. �. � � � � � � �: � � � � � � �; � � � � � ¢ �` > r &' � �; �.' n � ; � � � h �;, $ , � ; � � � � ; - � � � � . �` � � � � �; � � � � � � � � �; �` �:. �' � � � � a� � a� a� a� � � � � a� a� a� �' � � .n � � � .fl � � a � a E E E E E E E E E E E E � > > > � > > > > > > > � c c c c c c c c c c c c �; N N a� a� N a� a> a� a> a� a� a� � � � � � � � � � � � � � m m m co m m m ca co ca m ca � � � � � � a� � � a� a� � a� � wc� ww wcc c�. �. ww � � N N N N N N � N N N N � �,. w � w w w ..�.. w .L.� w w w .L. �#.. t/1 tn tn f� V1 N fn tn tn tA t� VJ �;.. � N N � N N N N � N � N '0 "0 '� '� � 'a "O 'O 'O 'O 'O 'O �i. 7 7 7 7 7 � 7 7 � 7 7 7 ��:: U U U U U U U U U U U U p�� C C C C C C C C C C C C �'�... N N N N � N N N N N N N �. � � � � .� � � � � � � d � � � � � � � � � � � � �'.. 7 7 7 7 7 7 7 7 7 � 7 7 � C C C C C C C C C C C C $ � (9 f0 (D (0 f0 f0 fU f0 (D (0 N (9 �.. � V U U U U U U V U U U V S� � � � � � � � � � � � � � � � o 0 0 0 0 0 � � � � N � t� (�O '� M � ��,. @ N N 'r� � � � � �, V O O O O O O O O O N O N N O N sT O rY �p �� C O O O O O O O O O c'7 Q M M p M O O O � � [O 1� � O t� CO � � O O h 1� O CO CO I� 117 N �vj : � T � [O � �f � N � � � I� O�D � � 00 � � OD �: 0 � � � O O O O O O O O O O O O O O O O O O ��. O O O O O O O O O O O O O O O O O O �p . �:.� U O ln ln 00 O 00 (D h CD 1� M (O O (D N M � � �t CD O (O M � h (O M � M M � � CO M 'ct �p � f� N � � � � (O 00 � CO ti �(O f��c`) M C� �:. M � � h N h � � � O CO t!7 � � OO I� � s�� N N N r ch .- � � � N �-- N � N F O O O O O O O O O 00 O OD 00 O CO (O O (O � s- m O O O O O O O O O (O O (D (O O CD m O � � �� U O a0 a0 a0 d� CV O I� I� l!� O � � V Oi �t o0 N ,.. N 00 O O � (O N (D 00 � 1� N � (O (O (D M � �� �c � 00 a0 �t � � � CD tn CO � CO (O O (D N tn o0 U N N N t!7 (O � M � � t!7 O)N ln m N 00(D N 4..:�.. � � ti (O � I� �' N CO 00 � c'� <!' 'ct (O V � (D a0 N O a0 {.:. � � N M N N N N N ch M � 7 = �" O i *s V �O ks a' O 0 � 00 .-. � .-. - O p� � C C C C C � " � � c°' � 3 Q � 3 m .� 3 U � 3 O N 3 w v, 3� � o � 'x a� 'x a� x a� 'X a� ' ' X � — X � — � � � W Z � W Z � W Z N W Z ca W Z � W Z@ � ` o O `�v O `�`�O `'' O �''" o O �� � � C� QQf- [O [11 � UUF- � � � W W F- ItL� F- I- �, �' - t € � 4 � . �,, � � � � • � � � ;. � � � � s � � � � �- �: � ¢;: a� a� a� m a� a� a� a� a� a� a� a� a� a� a� a� a� a� � � � � � � .n .n � � � .n .naa � _o � a � E E E E E E E E E E E E � E E E E E � 7 7 > > 7 7 7 7 7 7 7 7 7 7 � 7 7 7 ��:- C C C C C C C C C C C C C C C C C �C N N N N N � N N N � � N � � N N N N U U U CJ U U U U U U U U U U U U U U �: f6 f0 (9 (0 N f0 (V [0 (9 f9 f0 (D f0 f0 f0 (9 N (0 � � � N N � N � � � � N � d N N N N � �� w= �.= u= ..�-- 4= �.= w :� w w � � w 4= �.= w �.= 4=. N � N N � N N � � � � N � � � N N N $:� w w .L-� .L.. « � w w w w � � � « Y w .L-� w fi'.� N fn tn tq fn tn N tn t/1 fA Vl f/1 N V1 (A N N tn �:. � N � N � � � N N N N N � N � N N N , _O 'D 'a 'O '� 'D 'a '� '0 � '0 '6 'O 'O � 'O '� '0 �: 7 � 7 7 7 7 7 � 7 7 7 7 7 7 � 7 7 7 �� U U U U U U U U U U U U U U U U U U = C C C C C C C C C C C C C C C C C C �,'. � N � N N N N � N N N N N N � � N � %'. .Q t] � � � d � � Q � � .L] � � .fl � � � �: E E E E � E E E E E E E E E E E E E � > > � > > > > > > > > > > > > > > > s C C C C C C C C C C C C C C C C C C � ` fV f0 (9 CO f0 f0 f0 (0 fD (0 f9 f9 f0 @ f0 (0 (U (0 � UUUUUUUUUUUUUU (� (..) UU � � � � � � � � � � � � � � � � � � � � � � N N N N N N N N N N N N N N N N � " 0 0 o u") O o o � � � O O � tn O o 0 o fl' tt7 � � N � lf) � N N N 117 � N N � ln tn � � �:.... N N N N N N CV CV N N fV N N N N N N CV � � � N � � C U •� ¢ � (D Q ar @ �. � K � � � ` £; p O O O O O O O O O O O O O O O O O O � y O O O O O O O O O O O O O O O O O O � � tp O O O t17 O N O N O O � � M M ln O M �7 ��' Q U t� � �YNMNst NN � � 000> O �� Q � � � � � C� LL u o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ° ' c o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ° � f� N V C� N (O I� O N c'O Oi Oi N 00 CO O t0 O M ��. � � O 117 M � O � � �h h r- I� OO 00 00 ,� M � � lf) (O (D lt7 M M M Ch ('7 (h �: � fr` O O O O O O O O O O O O O O O O O O z%� O O O O O O O O O O O O O O O O O O O �� U � CO �t O� O� c`') '�t � O� CV N t� V aO 6� �t O "=fi O M CD 00 h O O� (D CO c'q N (O (O (O (O � ��.. � N (O tf) 117 I� � 00 h h (D CD CO N N (O CO CO CO M M r�.- N N N � � M M� �- ch M M M �.� s; N ;� 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 � ¢ @ o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 � � V o0 � O �A f� tn (O � N N � c'7 O� O� 00 a0 V V (O r;:� eD V � 6) M N CO � O O N N � .- 00 aO aD a0 � �C a0 V' � O r Q� N N I� t� N N N N N N N N V N c") c'O N N N N N � �---ch ch �- .- M M M M �..��� .� L 4 Q� � � '� � C Y' � � ti' � � t: Z � i m O / � � � Q m m U V U U U Q � Q Q w w w W � � � J � m m � � O C C C C C C � C C C C C C C � C C C �, � � � 'O "� �6 � 'O � � �6 "6 'O � a � �O � � 'O '� r::. � C �j �� �j �j '� '� �� �� �� �� •� '� '� 'j '� '� '� '� O � =p pp m CO CO a] C� m m m m �p �0 CO CO CO pp O] m @ � �0 0- �� vmU � W � C� = UC� -� YQU W � Qm o � � � m Qvvvvvv �rr� vvvr> v � v �tv I- � �: i, � � � . � � � t � GRFA- Existing and New Unit Calculations � Building A � �` �; GRFA Fireplace �. 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) �' � Total 21,920.00 21,760.00 (128.00) �; � � � New Unit � A1 2,888.00 3,205.00 317.00 70 Includes fireplace area � � a Total New 2,888.00 3,205.00 317.00 � �" � � Total for Building 24,808.00 24,965.00 189.00 70.00 �; � �: 4: � � �'. 3 �, k. �- �p'' Y, �.' �: �. s� �, �; �' � 5.: �: � ;: � i� �. �' �' fiX- R:: � . �' � � �' _ � ; x � � GRFA- Existing and New Unit Calculations � Building B , � � �. GRFA Fireplace � Existing Unit Melick Cal ZAA Cal Change Area Remarks � � 17 1,336.00 1,341.00 5.00 � 18 1,336.00 1,341.00 5.00 =` �; 19 1,368.00 1,368.00 0.00 � 20 1,368.00 1,368.00 0.00 �' �' � 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 � ; � Total New 6,554.00 7,130.00 576.00 50.00 �` � � � Total for Buildin 11,962.00 12,548.00 586.00 50.00 � # � �, �: � � � � £; �' �: � ;. � � � ;' � } � � k' / � & �: �- � _ K � k; � � . � � � �' . � :, �: � � GRFA- Existing and New Unit Calculations � Building C � � � GRFA Fireplace � 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) � � 105 1,512.00 1,498.00 (14.00) g 106 1,512.00 1,498.00 (14.00) w � 107 1,373.00 1,359.00 (14.00) �` �'` 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) ;.;; �! � Total 37,920.00 37,671.00 (249.00) 3 �? 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 � � Total New 11,667.00 11,866.00 199.00 � �; � Total for Building 49,587.00 49,537.00 (50.00) 165.00 � ;; , �; �, � � � j ;; _ � � �< � • � � � � � ' � �ii t � GRFA- Existing and New Unit Calculations �: Building D � � � GRFA Fireplace � 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 � �; 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 � � � New Unit " � 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 ;: �' Total New 9,970.00 10,737.00 767.00 � � �, £ � Total for Building 25,625.68 26,433.00 807.32 248.00 �: r 4: �' �i / � � j: S; �%r jr: _ � �i . � � � � . � � � � GRFA- Existing and New Unit Calculations �, Building E � � GRFA Fireplace � 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 � � 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 �. f Total 15,655.68 15,696.00 40.32 � �; New Unit �: � 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 � � � Total New 9,014.00 9,790.00 776.00 � �: x: �; Total for Building 24,669.68 25,486.00 816.32 231.00 � �: � , � � �: � � � �. k � _ SF �, � i'. N: �: . � � � � a • �, � � � GRFA- Existing and New Unit Calculations � �ii+ Building F � � GRFA Fireplace � Existing Unit Melick Cal ZAA Cal Change Area Remarks � �; 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 �' �: 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 � �: 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 � � � 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 � � � � Y � �. - y k' k- �. � - � � �. � r . 4 i �: � SETBACKS- Existing and New Calculations � Building A � � t. � 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 � ,; i: Building-New * 1 0.00 0 � 2 O.00 O F 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 � � � s Deck- Existing v � 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 � �, 7.00 0.00 0 � �- � Total 48.00 0.00 � � { Deck-New �' 1.00 0.00 0 '" � 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 7.�� �.�� � r � Total 85.00 0.00 � Roof-Existing 413.00 0 � �; Roof-New 0.00 0 � r _ G � �? � � � �' F , b; ( � SETBACKS- Existing and New Calculations � Building B { 1 �. #y� 6 Level F R A Remarks � �. Building-Existing � � 1 0.00 0 � 2 0.00 0 � � 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 R: �, Building-New $ 1 0.00 0 £ 2 0.00 0 �; � 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 �; , _ `Y" 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 ` � _ � ): �: � � � � �' �F�E1��� � , , ��; � � .� �' � � 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 � > � � s � � �: � , September 13, 2004 � � ; „ #' ; Town of Vail Via Email �' Planning&Environmental Commission �; 75 South Frontage Road West �; Vail, CO 81657 � � < ;: �,, 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 4 ( � � � `s. � � g � � t, ; � � � � 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 � { � � � � � f �, ,: s � �, � � 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 � Vail�►nanorvailpec91004 �� w .._.!��� '�"` • - � !/ ' � -., " ��M,;�►„ *► • �, :t+y,� y � � i . �a, � �.�ra> � .-- . � �'�r'� -�'''.„ �. ..,�j• �, . ,-- �"����, •-� �.�►r • • *�+r,� ,, _,� i +�`i, � +I' •r` � ' ` - , � ,ir i r •� ` .+ a ;� .: l�t��. � /.y'� .�,r.�: , .��•� . � ,� r "', _� �. ..^. � ♦ I'I ` ��.Iy t a� + ' � f � !� p , �, i�, � �l ., ` �'�'� "'""' .�+c�n'# . �" � •� .+, � ����� - « ,*..if� + � "�...� �.._ �7M' • A•J�! � � . � ��� r, �, , . ���`.,�. ��:.,� '� �►� 7• • �;r, '- � '' • , ,/ . ,�, .�.•�Y''* , �, .. � €�►�.� ` h••• „��t'��'�1�. � '' .,.�a ` k �i +. � � /i � a � � Y. � ^q. r G ` 4r v - "� �., . t t� '��� " l' �y `,. .�'� �„ �, _ . . . - "' . . . ,�� . .- - c� � y .�.ar• '��..'dl' .`. * •��+ � ' .,� i;�`I � . , . . �� i1 . _ . «�� �� i� �'' �` � 1 ;�'. 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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 1 � • � � �. 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 2 , . • • 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. 3 . � � - 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): 4 . � � � 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. 5 . � � . 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 6 4. . ___ _ . .._. .�a.w.�....r�.a..,,..__. . .,w..� ..�. �.�. . ..�: :...��y.— _ � _ _... . • � 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 7 i � . . 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 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. 8 ..�,�;, . i r � 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: 9 �...,:,. ,,�...,, _�.- - - --------- - -_. __ .�� � � 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 11 � � 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 12 ,,..... . . ,,..,,,,w-�...,.«.�r...a...w,..-.r,:=.....;�..�.,...--.;,;.,,._,-�awr.,,- � � 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 13 � � � � 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, 14 . � � 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 15 � ! � 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 . � • 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 17 i ; o • . 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- • � � 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. � �s , . _�...�,, . __, ...,_ .�.. ._ .. . ..� ! • � . 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' 20 ., .µ_ ._ , . �..�. ._ __. _ f � � 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. 21 . . I i � 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. � 22 . � � � 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 � � � 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 � � • 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 . � �� 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 � � � 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. 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Parking Sales Plan September 13, 2004 Re� �\\ < �l��FO7 � � � � �����. ZoEs oo�R E E�N. East West Partners Attachment: C � � � 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. � SDD Application September 13,2004 Page 1 of 6 � � � 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. � SDD Application September I 3,2004 Page 2 of 6 . . • 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 �>F,�;,k- �., . .,.,a.w: • � . 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. � SDD Application September 13,2004 Page 4 of 6 . • � � 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 , �.. � • . 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. � SDD Application September 13,2004 Page 6 of 6 _ .,r e,«�.w. � � � � 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. � CUP Application September 13,2004 Page 1 of 2 ! • . 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. � CUP Applicarion September 13,2004 Page 2 of 2 • . 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 � � - 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. � Manor Vail Zoning Analysis September 13,2004 Page 2 of 7 a . i • 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 � Manor Vail Zoning Analysis September 13,2004 Page 3 of 7 ' � • i . 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 . � • 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 . +*a�t. .� � . � � • 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 ` �' �I �'' � � �= ;` � ' ' - ' ��I 1 %� ��� i �:\ \\ . 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(� I�� � � f r\-', 1 x., f � �� ' � , ,,: � .�,, 1 �,'� ���� "'� ` �;r� � "` � ,� , +:�� �t, � °� -� � �, � � , `�` i 1(� I 1� I �r � � �r f j II!� � 'vl�j�), �����l ` t� �;�� � �,, , � ��, � Attachment: D � � � � _ � .� � .�.,a:,..�ur,�'_,;,,,� .�� �_ �;'�,,;�-.� � • � 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 � • � � ; � ( � ! ; � i R � � � � m � ` v � s U � � y{ �3t ) Q M�����r� �' _ _ '¢.�t w '"'a'� � i� _ ��„�. ':lFi 1 � L '. �k.�`�..fi i�f �F�' � 1�-i �y��� F 7 �- I�� . 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"-.-� - a_.�_ I ,� .�+', �e��� -� w� a�`,,„� � ,�.�.;�.����+ �� � F .a''�,'�w�t`'�`.��',� �--- � ". � -' .b i - s '�''�,�'s�•��'' .. �x�y�y,�' ' � � � �,. �`'s_ � � s a�..�. t �,�� � � y "' ` rt'i�.�ti,Nrt �- ,� _ . a..,_ � _ s..�,..v_e _.._.__.,_._�_��.�..�._..:.E�,,.ni _ .�..�.�,s�%"..�?yr.:.'? t�►tui�u�Lu THIS VIEW WAS TAKEN FROM THE SIDEWALK OF VAIL VALLEY DRNE IN FRONT OF NORTH WOODS(PINOS DEL NORTE). � 04 MANOR VAIL CONDONIINIUMS ��1��� ,��..�: VAIL� COLORADO �" � ����- F� /��1 ,� . L t:k r �fy 5� `��i3�X. �a.Y G4�'T�v'b��,t? .�.. . � �w L 2� r :, '` ,f ; "c`' ��3,,.r �,'�`�,� �:����s^�'�� � � ,xyi � .. �ii � yt� t .< y, .� ."#' �d 'F,�r 3,� zt�'����-����h���:+:� "�''�,e.� t!. . �, r, � ' �' a}' �a`�'a �4 '�. � _ - '� t � Y�.����t,�. .��ti�riK��_��� _ - t s A 7 ��., • � ' 1'� � � � ��_��.. � _ _ - i� �� � i�: � r '.�r��, .�. ,,�yr,-� �. � a': ,�y�v�a..�r ; . . .� y� �' ._; +�,._ �s'y „� s ��� s�y � b`�� - i ���,�' rg- ��. ... _ _ .. _ f �'��" ��'���'�� �'—�+ ��." 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I f�:r._ ��� . . .. -• . ��.. . . .. � . .. .. � � • • '� ' . . ... � i�i� v' . _ . . .. .. �yw+ �.._ . __ � . � . ._ ...� '�.+s' , �-1 EXISTING _.�_.._._._, �...._, _ �:� r `�i ���� a �v: � � .; t � '3� . . .. � ` � �� } , ���.t '�'�'A � , . . �F.�.i �.- �'S, ' f'I,y . . . . � .. �� ��,, � # _� 3'.y *.' �¢ ,�. . . ��,������+ �l�i �j'£�'���3 . �il �C��,R# . .. y � ,� u M �.'� 6"��,F� � ..a`.;: � � ��.;'r�dr.:F .. f 4 ,p} �.a 1 i �.�_�. � ::��# #�'ta+e.°�w��� 3 ��,d,: �� ��'�` �`� ��" fr L., .. �� _ J ���,� !, 1� -��. - y' j ��t r s " . � � . . �7�J4diro' _ L . � ) �p � ; � ! _ ' A��¢�4W �4 � �}, ' Y$� ; _'G \4.'. S t.� � . - k �i%,,�.,.� / - "�?;SL. kfT'� .�' " � y—'' ` i t � � ��4 �� i�. � �w�`�" i � __ .� .�.1� �.�` :;t �r� /,� . � �� f/ .: ; �� � .,�. - ° � :.. ` �,�, '. ��^ _ � .,� -'�. �°'`" -_ � � _ _ _ �-- _ - - - -_ _ � � . __._ - _ -_ _ __ _ _ _-�__-__�� PROPOSED THIS VIEW WAS TAKEN FROM TI-IE HILLSIDG AT FORD AMPHI'I'I IEATER LOOKING TOWARD"I'I IE SKI MOUNTAIN. � � — --- �=�_.. ��� �g MANOR VAIL �ONDOIVIINIUMS l�� �! �1 VaiL, CoLOUai�o � `��' ; � -� -�, �---�- _. _,.� -- - - — � � - - - . - - � — � . . - � � - _ � � � ��� �4Y �����.S�. . . � '-"=� �'*v' "�'�"; 's - ..; ,�� � - _ � -•--_. r----'Tr- �.... ._ :. , � .r��,, , (u����r�I � f - �. i a C,s.. ,.'�r+_ .>_!+, �� � , � � 'a i�?'°�'�"� i._ �k��,. . �� � }���. �+R �d � t���K'w �� � x ���� d���T bf�.'� ����r�t r , , ,: � � _ �,� ,�� �-� ��`;��` � 7 f]j�fa'�� ~ �,r�� -�., �I tft ti,,,y.. ���;� �. rl�i,, _If; k�..� 1���.rl irfl��i � 3{��eS�.�`�'�r ,h ±� "u���1'�t�i�tt!1��l��;��li(�i���' u Y'i' ���' � ;,s rt , , , � _ _ s .�� � ^��_-<. ° �-.• _ � � : ,, .+y,5 .,, t }4� fi y . ;.: 4t�� f ' (���� ... � � $� - f� {� ¢ f � #�t�i�.�: ...!f �i�(t;t r r..' ,7,j� _ �y.f�.. k.r r�Lr�°� '�'�� ... n . u:t — t{ �s- . f��� �:��E���i����� a�i��x���r��r s} �al+. .r� � '- - � ,� r t� ,��i , <: `r� p.�-'� ��.,-+a`J -:,.0 .�s�s`�-'Y;ie. , �fi' � - _s�- r it 7 �i �„ � - , . > . ' E� � � �. . ' { .. �Y � ::c':�vr+�r.+ws-�a.<v_,.� r.ss.o.:�..R_. , , . . ,_ :�. �� . ' . ,. . . , .. ...._ : .. ,..,._ ... ,' . Y!� ��z{ Y w �.•„.� ,y � . �.', - _ I ( �:s' . :�ar i'�s� �_ —.' .?�'s1�' .�r$__q�5a��•.�_ „� EhISTING ._ _ _ _ _. ___ _ ��_.,� .�� � ;� - , � -__� �,,i�i���irr "' ,-- i �-�- -��,�""-'�-`�f�� m�" `^^ ,_.,._� � - � � � �u�,,, � _: , �E,€�� ,�-== p ": �iear��' e F-s�- ����..,_.__, - - � - � `¢�� _ i € A' t r�'� �.� M F.� f ! �� �-� ���� � au ,.}� �, r '.- L' �we r � � � � �—T I.gw�` .,t91 f y f WI k, f : � " 1 F z - G � 1�! F � � �� E I -- � a a r ..z.,�a i �'`� "��� ��'�j ' �;��71���33l�Ii8ESE�� .�. I 6i t c V�e� ad�°�p�� rg ff � `s�i t u ' a ��� # '13 aEtf��l L E�-----��wti� ,' I 6tC �911ft�1� I�S�Eh1�df�Plf �I,-�� �,ffi � �. � .,.�.� a � - _ � �� ., r �} � � � . � �z� � � -� 3 ` -_: !,;- .' j ��` �i�E�����i�f��i���4,';ttrull,,�►��# � ���`� ���`�1 �. � ��;-.-� _ � ��� . F—.- � _ �,�-, ����.�� �.�,�, z � � a.�� �-=—�� � `� �� � � "g„„�-�.�� � � � �- ,� j z+` r "' � � �� � �� i�4� ` � iE j nr.¢9 i����f EA�� i �,, � �.. �' k � ti r-,. -�'��� ��i1',;s� e��.i ��if��}i�; :3�� �` tif�[��usa���` i �, � �����'�i!�i�Pl�ll�II�![�9i Il��I o��t� `��;I{���°Eii���6�������E!�I�I��� �,��� �� —� �� �- � t t � 1:; � �. �. a5 F r,e� �q� . '�5 r' t . '�F� �°_ � t yli . � �P �, � � � , �., i*q !�j' � S � � t�. }� � � �� ���a� p. a � � a 6p E C x ; � � ..� #r�' .'. .I i ; ��S �.���01�li�a°#keG�-�il'i I�:a9p��Sl��tl�����dtt�E�� k ; � �E���'' � i��������$�sil�����i�Eiilf � � °�" � _ : ,� , � -, i i � c[ �` ��'� �°� ��,_� � ��."`�.v� {� ��� � �>' 1 � '�"` �"t.�.._ << � {� � � � � �'� '� � -�:�� ;� �:��_�—_.,; . _ � . r ��.. � a� _ � , : � � . w � _ � ; � . � , _ — : .. _ .. .._ _ �, � ,„ s. � ;.::�.:. .._ ,_:. � , �: : . _ _ _ _ _ � _ri_ , , _ _ , � . _ : r . -�-ry.,,.-- �-�-� PROPOSED THIS VIEW WAS TAKEN FROM THE EXISTING SURFACE PARKING LOT AT MANOR VATL LOOKING AT TfIE CONNECT'fON BE'IWEEN BUILDING�DRE. . � 09 �ANOR VAIL COI�DOMINIUMS � /��=_: VAiL, CoLOrtavo �� f�`� :� i ^ �.*, , _ . ___ E �A► - ..� _ ___ �; .�; � � � - - � � : -- I � � , .� , �'�"�'� � . .. .�� ��n�� _._�� �,. �C d-��;t �K"..�'} - � � J _ � r3.._ � �- - .��.{'�'���.a: ."M .::�� �_.� . � �-� ..� � � r ,rt'� `�' ��� .� � ' �;�-i °ue�. �_., �.� r ,!� .:� r . '� S�s �y ,,s`"�;�..._ ���--4 rN f `s ���� 4#��'e� ��,�'!�;. �{f '��',�5� � ' , �`. ,�����'"� #' Y i �"j i ���a f-�3.�.�1" ;�{..k t.l. ��3�'k Y 1 ` . 0 .t� { g ,.r � " B •. � �` r �, : ��4 f,l ..� .:� i , -. .7,, ys-TM' ,z ,,,, J ;.� ..� ,,�",�"�.�,l�°':`I: _ , - � Y 5 x W,'.�.� - ,i K�.s ti�_.'-++..t�.sN. .. �. ..a. ._.� 'r�>�. ;''f' . .. . ,:.. . . . .,. . �'.- _ ..� _ � : .�.a�,.:.... .� . �b ., iq�n. � ,.. . .�.. . • •-..' ;vr� 'a,.a..,y.---+s...,.. �� . . . . .. - .. -....,�..�-� -...- � ' .-` �� _� .m ' 4..;�.. � r 1,.. t . . . �_t�._. . . �-. Y�����__i , „"*i EXI S TING ���" � � � ?s _ . - = - '; , .� � � I � I . � _ �'' .� ,,.�. �� � _____-__—���.�,' ° -��,�� ��"�`� —= =�,� . ` "` � �`;���` '% �_-�j����1��1((_!b �����, -� � -� - �i�� � ;;� �' �- �.�.�� { —� ��r0i�r�� � � , �,���a������- � I� . � � � .�.� �e�� - [�i� �:� ��� �s f� 1I�_ _ � i,"I�I�A l�l�iff�� `"�,:�.�_. � '����la� ' - --- '� ..,�.:- ���''� ,r�. �- '�'=.'�i''1�`�11�� �I�� -- 4�,.t�� ��� � ��;e ���E ���1� �o;l��l " - ��' �� _ ���.� .� °fu;�wi ����C i���iN,` � �_�au�¢1m�__ i='�9BI�I�II� ��i II�iI�i��f k III�Iff lllllf;, �: � � ,. - _;�, — - - - �-, � �� ,t� � � ���z� �� '' . , ; � �,'��,�" K i�i9��1��0 �' �_m��Ilillahtf�_� � , 1 � I , ��'�o_�"°� l . t �( ___ � . �"-���._:��� � �e .�Y� W ]y. � � 4- �-,� .._ _ Y� ,�j�. .;' ---�._'_�� L , y`�.L�� :' ,,� � „_ � € � r. ---_- "'"� .. �,,� ... E. --^w .._. . �� - . ..et�._= __. . ---� -- .... . . _ `P'�'�,.. ��`3repa�`� - '- ��+�'9�Wu.�i - . r_ ,.�.� �-- .,azr. zr�+-�_ .y��8� �_..T�'�s�.���.�.��+`• L� ��� ��� .. � �..- '" ' -,. _.... PROPOSED THIS VIEW WAS TAKEN IN FRONT OP BUILDING D LOOKING AT BUILDING F AT GROUND LEVEL. f �' 1 o MaNOU VarL Co�vvoNmvluMS -�� ��,�::_ �� ,:� � VAIL� COLORADO � � �� � �r - ...r � � _ - . � i , _ � ,s� ��.,,� � . _ ',�<_ -�,` f €• � .� x., �. ���y �,r M1' is�. �,--� __ ��+�, t .:,�s� ,,�,�,9;: � �' �.,�y�} '� ��� - '�+'.{y✓ '���t{4f� �. ? � ' '�"� � � s,�#"��r,"��, C"��''t.,s.. 'f�� � � :;�y +�?q, r � -AF ' i t - `t ` � _ � ��-���. _ _ � t �- �v �# ..� �&'.' s � ;`. �, __��'`, � ?� V `��� � �rf 4.. -. Vd� k^��� �[z-.-s��.���t ; �: .i�"a'r���e � �. .ea �; � � �— ':y �� � �� "`'' , ;* at�'"'-'4 .� � "� }t � , � �� � S-�� - 3����'t ��'a i C c6�:��1�� ���rct - rc a �� w' " � � �'b` ;� ��s TA 4` ':�� ��ni.a!e'�� 3 a ,, .. � ��' y�. g,ail r,�` � �:. �-.�a .-�.�`� ��i tw i ��t '�,..-�z . �r _ '��'�' � ` } k`6��.��rn��,�1 L �_ F ♦ ;�.�.d•-` ` ,�� i „T�� ;^'6�.� ��= it. .r Q a1. .,..��� ,/ - ��'"� ^h. �f�y9 � $. ��� ,;-�°`-----.. ` - : �{ '�..na�+"+4fi3t S�'m.._ � T—�� at� �!'��v' LLi.��._ X."aH -�: �m. ;� n- . +-: �' h. w._.�� *; .�'-+��.�.���1�: ,r` rl.�.. . 't V Sa�'a'CF�mA,p , :��. �L rr" _ � t ..�,�, � . ., �,� �:� l. 3„+Ai1,: �l. . ... � - w :� %r� �S`� . „�y�..+� � . , • �� � _" y'1= . , " ' ._ . " � � _.._ _ .�. -�.-...3 - �''""' v . a:,.. , � �� . . � 4. n�tnw.�.,�6:-,:p..:ay..:r.--..e �_,. ..,...,:.� .u.;,v�. , , ,..... , . . . . .. . , ... . . ` "'y. °"'v'� -:._ � -._ . '_ I �� � .'h,, .:�� �� }� ��, . _ . . . . . . . __�s.,..�i:n�e:g x�c.,...u.�.;�ts3'..3i_��_"_ ���{�-`�ta�' -i�i T _ EXISTING �� �.� ��.-�,�-.� { � � � f � ..��. �E .`y . . . . . r.. : -'- _. ,'�iy�,. . . . - . . , . ,�.h+' ' ..,. E�. i_. . . . . . .� . . ...+^"'+L �Lu.,k�sA .:sa�' .d r . � � � � -�,�rr--�s :,�, � . F- � i { �..� -.�: , .�" , ��� '-„„' ` -q - '`.�-� *s" � C . �': - �r u� k i�,^�'i,�' S§"5'` :" �'-' . �� �[�.�kla "'�: - ���a.t����'� `7�� .:5 :d". .� � i y�- �� :� � ��6 {I�,�E.i,�` ��� � . � t 4,,: �. �{ � � �L} �� �� ..` ; ���Y_ ���. 4 d . Rr a`S'' �,�:"lyu.i� iea��a � Q�I�,�!�?'� �i i ri�. tt n■ sw'�t � YqS� ' '�a.: .. .''�, _ �� .�.:. . .� ' �/�-) rt�� ��d g� �+ �g[ 6 � iui��� .�f� .��,�,4°° ' P ' ��" '�1 �: �S_1 iiu:x�s ens r7�1. �,�g �'���I,'��� ���°� '�e�'� ... . . � , ' ,.� �i � r�v' E � - _ . 1 F,- y ;. � �l i- i� ,� „Ls��,�,�' �4'��� } ` � _,w_-� � �ti"�r1� �,t��'v'�Y -c�° 7� ry.*"e" "^ t+:',� II 4 y:''� a : . r r 5"ly4 .>�� r _ � �I �� i �` . � v,� —y <�. �� ,..,,.+.�;� � � s'� ,r,,,,� S���;"�' � .. ,,,�_ � _. b _ `, _ g ,. ,_,,,:,�r..-�F �a�.n � .ys'y-'�'' �.cd i!���-�R"�''��--���- 'ar:dY.� -o� - '� ��—���nrA_. A�� `'F l�'I'' h �T'�' \ �t?��= r. � � k.i:,..S... � . � _ . � � � � .'!'�'�\• �� �s'��.'�'� ,z, F�`'��'3a° .. �. - ;� Y-- � -.r. � 'y _„ " '� _ ` .-- - r< I �r_ ��,t.., . . . ,..:-, __ . i � � -'°s�� �� 'f --� - - �:.� a5 w� 4� � 4 ^s- i J .t . � _. . a,. :;_,�'���.�;�s�ia�,:s�.,.��. : ... ' PROPOS�D 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 �-- ��° \�. � �� Va1L, CoLORano ��° �,�: j i—,, ,"^, -,.,,�n�--._ � - � � : � � � � '�t,�.�..` — .. i , — e ,", � �: _! _ : _ � -< � ���- _ :,� � _ �, _ ''� - .. _ f;.,, � .. .4?�`�. � .•l - .. , .' � . . ' � � . .___.__�_ �.r.,;y ,� _. . . . ._ . ^-�.�.�_��i � �:.. . .�i .��-.r���� �, .. _ _..� 'r,.,�, . ��+.. 1'.i t � C� T�'`� ' . . { _ � / 1_. g� - E . __ \ 'kX A! � �'� I `�'.1 L { ��� r � .�� � � m^�_�r � ,� - , � I(lu��� � � 1 '+f -�d , � �, �F' - �s;y ' i �a�ilj�wli� }}; {��r�' ���`a� y�Hb,� �,� � � �+� fl.,h 1 t''� y ._ � � �. �� �'�� � �� ��4 s.*a ����� ��� ��. ..,�, �: .+�. >r �. ��y��." �� /�. � �� .�f� fi�y� ''���: � r' Y,� r , � Ml�i��'��,����.' "� �j��'+-� � r '.' S i' �':; .r r �.. :-R,..-t„v._ .-e..._ . - hih"-"j� a.3.3-`-'•� r - � , "�: c�. 11i�s -'� ,,w, " '� � � ` .� ie < ; > s� � y�, , a -- � .. . � +�. r �,� '� �� ,� � - —� �� �,4 �! �,,i�; 4 '�� �, �'�� ��� [ � ��: � � .J,,,��.... �"4.�.. �e a±.�, �.� . � -...,.U. . '"a.; . . .�.� _ _ / �'.. ->'. � .�. �t, --- r � � �� . : ... . ;: i�;: . . ._..:--.. r_"�y �` ' __._ _—: -.,_ . , - _ _ _. ,.. _- . , _. . .,.._,.. •-., ..r ;. : ,- -,..,�:,._.. � ,._ �3.r��:, _-:'�""�`�......�...,..,.r..<�-.�.,��.,._�._...,, =_s-t_.i"="�� ' e,�..-..x ' - �"`'""5.',..-; *s..� . , . . ry « __. .. •_" ..A.r.�.,d._a�.si'-_ �' °: Fs5' EXISTING N - - � F ��-- - : ,_ _ ! t.� 4 . . � . �� ��� �� I FI� �� . _ y __ _ � � . �.� �,-J.:,.a{�.�- . .... `4 ', . .. � IQd91��ta�F ��C� \ � ���� ,�,. -.,. .<.. � � �! ' A �-� � �� '' ., ��� ,��� � �I�Il�lll!Il' � � � — �,�"I_ , � �a � .�� � � i ��,� �:� _': �' .; ti� �,� � --- � r � ''y .x�?y ' r, •V'��: ryr�� � ' � � ' _ E�I ����'P�� �� . �`..�'r .- � x��� �,.�::..�- �.,,�� , . rs - — �.-.�-�.-� __, _... _ �� # -� — 3= s� '� � � ti,`�' � r �_ ,:` � �, ; �j� � ' �°\ t-,. � � �II[�ff��' � ' `��' �-- �� � _ ��;..., _ _ � �� �� � � �� ��.� -- .� : _ � �� �� - �� - � � ���},��{_ ��. ,, � ,R:,, , � � , . � , � �� �, - : - ,, .., j..-�,� -- -� �� � ���. `� �� , � � , . �', ��`. �� :�- a x - b: � � �.r�w�.�w-,� � '� i ' d r _ .��-.�'�� �'..,�� - - t. ` ,-, .. ...-.,_. ..-. . :� ... ,� ._ .. °a.,"K"'ril�� y � . ' _. �. - _ � i __.: _ . .�. ��,_w_._,,.��. ..�..�_.�.._... �� ' . PROPOSED THIS VIEW WAS TAKEN FROM THE EDGE OF EXISTING MAIN ENTRY TURNAROiJND. ! � 12 �IANOR VAIL CONDONIINIUMS �� ���;;: VAIL� COLORADO �!,''� `�_ -� ,—. ,..-�, � � � - � � ���. f r _. -� � � �- r't 4'�µ ':µ .... v �i �. a�'' ��.� 4 .-" , - .{' �'fiL'R�� ��Y ; �� �� ��' . .�C . �`i�h.,�y *x _ .i'�8�.� . . � T - � ...`y��l � 4h � L 2'+�F q �S -� �r S S ; ��� � � .± �c.���,�y���'` � ��� � �.��i 3 i'� �.7�a� - ��F��[ .� �A�r S, -_ �s � �.!ve .�,� «d�� �,��'+ _�, f�a� �"'�;��" � ,,Ftr� � �"��� � 9��, ��,.�a„��'�� .�y�;:� '"` �� � �*'�t� ° s� .T x�iY'i � d r � �a' �"S t �`-�= �.� �.T�_ � � �' � ��� �"y�L., �� �.4�,� ..�� �i'����,-_ 1, �'�'%� ��� � .v��� � .,..«.. �- , , ,`r•--"�� ... _ , ._ :J. . .. �,.sxs`.�+.�. c�. �-.s:r;;'�'d , x� �w..�.,�. _—. . �..a.:��,'-.. T... . . ..: � ,r.� . _�Y� � � '� ��71Y:o�.o� " ' 4 . �_.:.; _ - •:: � �- l � � � � ��� ' �� •o-'.�,.,,=Y,�.. - _ „ '�' .:. r�k»'_.._•__ ..,. � �:��.,v, �y,., �� � _. ��. ��.. . 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I � � ; �, .: _ � � � � .� , : -� .., � � . . ._ � - � .. � � . � ' � . � -.--�:Y.7` '� . I i4�� �,�.�_..�,,..� ; - .Z��'�...�....�...----^�..� i �-�.�_�.�.v.�,_�����,_��.._�..�___�_ .___,_�...._.__..�. �_ .,. ..�. ..y_.� ._ . � us.. — �_�.__ .�Y.,,�_�.� � PROPOSGD THIS VIEW WAS TAKEN FROM TfiE BUS STOP AT GOLD PEAK AT GROIiND LEVEL. i � 13 ��NOR �AIL CONDOMINIUMS `�- ("� � , t ;�,^::. �� ��.��� VAIL� COLORADO t -__�__; 3, r � �_� �� � .�._ _, ��,����,��,�� ��>�h,� - `�' �-� �; ' �� , , t,, ����� ` .,- ;. �� T�6���; � .cx7„ � $t '.. 3=:.� �- -� ... . -i4 -e y� ,,i �,� ,r •�.� � ,.�- � � � .n.sn ,:L�f� � - . N�- � . � w - ..i; .��!�'� ,: t, �w'� . . , �r.�'Sr,�ti��;� < ` �r' *.:�yr�,..�' ,�e �-. �.-. j � '':` �•�.'' x'�i'�{i-' ���. �..R��� $ '""!` :�: �� ����� ^'�" •'-Y }Y�rt..� '� � �t ' r�.�, _.,t�� .;_' .!�: — �ay �'h�l .�' �}.r".' 3"� � - ���Y�- t ,�' t � '� �i . � �-�'v'� �tg'_"_ r;,a 3 - ..r sa.� p � �.E r'� .�.) 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J I '� Y:� �� �-��(�2� ~�y�, P Y�: .-�G'° I I ..r!wU'U� � � '�T���.� �l �- I � F ��� � F �' t� T� . s.~ ; .�Sr��,�r'. �rf , {�� '^ �-r',� d . . e,r,�� 'Y:' RT ;s � - �..-� .a�Y Cr�� (!` � Y _.�. . -- rt ��.. r �� . �: vC �Z�3:`o�� 4Y. � r�: t .� ud'�'.� �'S f E i . .�� 1� YI , , I .�� Fi - � --' -� h.�., i: s ?.� . 4 1-,� ' :�y��'' , �^�i.��,,.�i,, j � a � d i, 1+1!�a�it -� '1 .. ri�av'�� 3�S,- G 9w, i� . y.. � � �ky�s$ � 2V.-� 1� ♦�i} J '74� �r. _ �� Hk ^L k} I -.11 y�` _ 5 �`.Ya� �. ' � .S a} � f�if� I ,�aF�' ' v .{ � � ��^ n _ ; r � 1 �, � .; t a .. . . . - - .i � • � �`b� .Y. j R Y'fl�R ' � � �� 1 ' . R . i ,u�r • � � ?. � �, � /� . y • �V` . ���•�� ��� �i ..� ' _� �A...���,�1'��. _ �' ♦..b "` 1 NF. � "�� + ❑ �^ f> 5Pbt6°rl'RlCt1S` _ ✓ �..i s. .�,.,�y�+�. ' t .. �• �a�k .�f e�, '"°< ''� ."4..� � �'� ra� i�"'.,�Y`,�„�f' :z;t+e,q - � �,.- L� � � r?� . '�'f I +i4C';�:` 4...- , �.,sy. tl.' � ,� ~' 7 �' iA� �!�;� `� IS y ���LL.', '� . - " _.' :. 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