HomeMy WebLinkAboutPEC July 26, 2004 .J , �; �
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PLANNING AND ENVIRONMENTAL COMMISSION
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1 PUBLIC MEETING
�'Q�(����, ' , Monday, July 26, 2004
PROJECT ORIENTATION -Community Development Dept PUBLIC WELCOME 12:00 pm
MEMBERS PRESENT MEMBERS ABSENT
Site Visits :
1. Tyrolean -400 East Meadow Drive, Unit 9
2. Manor Vail - 595 Vail Valley Drive
3. Vail Amoco - 934 South Frontage Road
4. Residences at Briar Patch Condos - 1390 Buffehr Creek Road
Driver: George
NOTE: If the PEC hearing extends until 6:00 p.m., the Commission may break for dinner from 6:00-
6:30 p.m.
Public Hearinq -Town Council Chambers 2:00 pm
1. 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
MOTION: SECOND: VOTE:
2. 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
MOTION: SECOND: VOTE:
� 3. 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 Strucfures, Vail Town Code, to allow for the sale of 30 parking spaces, located at 595 Vail
Valley Drive/Lots A, B, & C, Vail Village 7th Filing, and setting fo�th details in regard thereto.
Applicant: Manor Vail, represented by Zehren and Associates
Planner: Warren Campbell
MOTION: SECOND: VOTE:
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4. A request for a final review of variance, pursuant to Chapter 11-10, Variances and Appeals, Vail
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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
MOTION: SECOND: VOTE:
5. 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
Planner: George Ruther
MOTION: SECOND: VOTE:
6. A request for a conditional use permit, pursuant to Section 12-6H-3, Conditional Uses; High
Densit Multi le Famil Vail Town Code o allow for a ublic utili and ublic services use �
Y P Y, � t P tY P �
located at 501 North Frontage Road (Solar Vail Condominiums)/Lot 8, Block 2, Vail Potato �
Patch Filing 1, and setting forth details in regard to. �
Applicant: Verizon Wireless, represented by Kelley Harrison, Closser Consulting
Planner: Clare Sloan
MOTION: SECOND: VOTE: �;
TABLED TO August 23, 2004 �
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7. A request for a variance from Section 12-21-14, Restrictions In Specific Zones On Excessive �
Slopes, Vail Town Code, to allow for the construction of driveways and surface parking in
excess of 10% of the total site area, located at 2388 Garmisch Drive/Lot 9, Block G, Vail das
Schone Filing 2, and setting forth details in regard thereto.
Applicant: Snow Now, LLC
Planner: Warren Campbell
MOTION: SECOND: VOTE:
TABLED TO August 9, 2004
8. Approval of minutes
� MOTION: SECOND: VOTE:
9. Information Update
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10. Adjournment
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MOTION: SECOND: VOTE:
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The applications and information about the proposals are available for public inspection during regular �
o�ce 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 �'
Town of Vail Community Development Department. Please call (970) 479-2138 for additional �
information.
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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, July 23, 2004 in the Vail Daily. -
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Manor Vail Project Proposed Public Benefits �
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• Improved pedestrian access to Ford Park by providing an integrally �
colored path which is separated from the vehicle access to Manor Vail
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• Provide new signage/monument highlighting the Ford Park Path
• Upgrade Mill Creek visibility and visually enhance the stream through
landscape improvements
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• Visually enhance and screen the back of house loading and delivery
area and provide public access to Fitzwilliam lounge and deck via a
new stauway
• Provide a new loading bay in the south pazking lot �
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• Improve rental occupancy and vitality by substantially improving the �
�r aesthetics of the project through adding significant additional �'
landscaping and by removing the surface parking lot on the north side
of the project as well as improved architecture, and improved access
to lodging units by adding elevators
• Provide a new Employee Housing Unit with four beds �
• Provide improved vehicle access at both entrances
• Provide a new turnaround/load unload area at the entrance to the south
parking lot
• Contribute $80,000 to fund the renovation of the Art Shack building
in Ford Park
Other:
� � Provide public access to Gore Creek through the new pathway and
seating area
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• Resurfaced Tennis Courts (if allowed to use the courts as a lay down
� area}—The neighborhood would like to self manage these courts—
Manor Vail, given its front desk proxi.mity to the courts would be
willing to provide this service. ' �
• Contribute $85,000 to public works as an impact fee �
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��� r Vail rend „ _gs/reply from Lee Edwards � � � Page�1 ; ��
Warren Cam bell Re Mano
� From: <LEdwa1234@aol.com>
To: <bmccleary@premier-resorts.com>
Date: 05/30/2004 8:01:47 PM �
Subject: Re: Manor Vail renderings/reply from Lee Edwards
Dear Bob:
I have downloaded the images you emailed and as far as I can tell, the new
remodel at Manor Vail almost completely biocks the view corridor to the Gore
Range. I should think this is of concern to those who live in All Seasons as
well as for all of us who think this view corridor one of the most beautiful in
the Rockies. Why then is it being blocked off? The Vail we all knew and
loved has become a building site. Why is it that when I go to Austria, for
example, I can stand in a village street with houses that are hundreds of years
old and I don't see them being constantly altered. Of course, it helps that
their design was beautiful in the first place. Too bad we can't get it right
the first time here. Very best regards from Lee Edwards, President, Texas
Townhouse Association
In a message dated 5/21/04 8:20:38 AM, CRG FW writes:
>Subj: Manor Vail renderings
> Date: Thursday, May 20, 2004 5:37:18 PM
> From: bmccleary@premier-resorts.com
>To: CRGFW@aol.com, bstone@acninc.net
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> Fred and Barbara-Here are the before and after renderings of the proposed
> project as taken from the deck. The colors are not correct yet so don't pay
>attention to that. The massing is in proper proportion to
. �
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> «Resize of 2-6-052004.jpg» . «AS Unit G3.JPG»
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From: Bob McCleary
� To: CRGFW@aol.com, bstone@acninc.net
Subject: Manor Vail renderings
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� ECD JUN 2 I 2004
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COIll11C Klll�lt,President
385 Gore Creek Drive,Suite 201 1 Vail,CO 81657 �
Telephone&FAX:(970)476-3615♦ e-mail:cknight@vail.net
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Mr. Doug Cahill, PEC Chairman
Town of Vail
75 S Frontage Rd, South
Vail, CO 81657 �
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Dear poug and Commissioners: �;
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Regarding the proposed Manor Vail redevelopment, I know
you will be making a vast number of decisions, ma.ny of them
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One of them, as I understand it, will be approval or �
disapproval of their sta.ging area on town tennis courts alongside
the creek.
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On behalf of my fellow tennis players, we adama.ntly are �
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opposed to this. This is town property paid for with taxpayers' �:
monies, as such it should not be used for private enterprise.
After all, if any of us private citizens wanted to remodel our
property, we surely would not be allowed to use the town or Manor
Vail's property for our staging area. �
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Thank you for your consideration, �
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Connie Knight `� �
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� MEMORANDUM
TO: Planning and Environmental Commission
FROM: Department of Community Development
DATE: June 26, 2004 '
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SUBJECT: A request for a recommendation to the Vail Tq-wn Council for the
establishment of Special Develapment District No;38, Manor Vail Lodge,
to allow for the redeveEopment 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 Fraternal 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.
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Applicant: Manor Vail, represented by Zehren and Associates �,
Planner: Warren Campbell �`
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I. SUMMARY �
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� The purpose of this meeting is to allow the applicant an opportunity to present �'
revised plans for the proposed redevelopment for Manor Vail Lodge to the �
Planning and Environmental Commission. Staff has included multiple questions �
in this memorandum for which the staff and applicant would like feedback. �
Through the identified questions staff would request that the Commission identify �
issues which need to be addressed prior to return for a final review of the �
proposed Special Development District (SDD). This proposal differs from that �
previously seen by the Commission on March 8, 2004, in that there has been an �
additional below grade level on the parking structure added and a request for a �;
conditional use permit to establish a parking club to allow for the sale of 34 �
parking spaces. The Commission is not being asked to take any formal action on �
this application at this time. As such, staff will not be providing a formal �
recommendation at this time. �
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II. DESCRIPTION OF THE REQUEST
The applicant, Manor Vail Lodge Condominium Association, represented by �
Zehren and Associates, has requested a work session meeting with the Planning �
and Environmental Commission to present revised plans for a proposed �
development application and request for the establishment of a new special �:
development district intended to facilitate the redevelopment of Manor Vail �
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Lodge, located at 595 Vail Valley Drive/ Lots A, B, & C, Vail Village 7th Filing. A `�
vicinity map has been attached for reference (attachment A). The key elements b
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• Expansion and upgrading of one of Vail's High Density Multiple-Family �
zoned properties,
• A deviation from the maximum allowable number of dwelling units (7.4
' additional units)
• A deviation from the allowable amount of Gross Residential Floor Area
(21,855 square feet additional)
• A deviation from the allowable building height (64.5' proposed at worst
case on Building F). In most case the building heights on the portians of
the buildings proposed for new storey additions ranr�e between 52 and 60
feet. �-
• Elimination of surface parking on the north portion of the site and the
creation of one three-level partially below grade parking structure and
continuance of the existing surface parking along Vail Valley Drive. The
proposed plan includes parking for the project with additional parking
which would be proposed to be for sale.
• Provision of one employee housing units to accammodate four (4)
employees within the Town of Vail.
• The addition of a fourth floor to a portion of Buildings A and B and full
fourth floor added to buildings C, D, E, and F, the addition of third floor
connections between Buildings D and B and B and C, and the addition of
a third and fourth floor connection between Buildings D and E and E and
F.
• The exterior remodel of all the buildings located on the sit .
• The cleanup and improvement of both Mill Creek�E�Sd���r�e�/
• The encroachment of several buildings and the existing parking into �
required setbacks. �
• The proposal to establish a parking club to allow for the sale of 30 parking
spaces within the proposed parking structure. I
A copy of a letter from the applicant dated June 28, 2004, has been attached for ',
reference (attachment B). A reduced copy of the floor plans and elevations have
been attached for reference (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 wark
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, 2003, the applicant met with Town of Vail Design '
Review Board for a conceptual review discussion on the Special �
Development District proposal. The Board's review at that meeting
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proposal. A copy of the Design Review Board's comments has been
attached for reference (attachment D). '
• On December 8, 2003, 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 that meeting
focused on building mass, deviations from the `High-Density Multiple
Family District, and public benefit. A copy of the December 8, 2003,
Planning and Environmental Commission minutes has been attached for
- reference (attachment E). 1." �
• On December 17, 2003, the applicant met with Town of Vail Design
Review Board for a conceptual review discussion on revisions made to �
the Special Development District proposal. The Board's review at that
meeting focused primarily on building mass and the architectural form of
the proposal. A copy of the Design Review Board's comments has been �'
attached for reference (attachment F). �
• On January 12, 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 that meeting
focused on building mass, deviations from the High-Density Multiple
Family District, and public benefit. A copy of the January 12, 2004, �
Planning and Environmental Commission minutes has been attached for �
reference (attachment G). �
• On March 3, 2004, the applicant met with Town of Vail Design Review
� Board for a conceptual review discussion on revisions made to the �
Special Development District proposal. The Board's review at that
meeting focused primarily on building mass and the architectural form of �;
the proposal. A copy af the Design Review Board's comments has been ``
attached for reference (attachment H).
• On March 8, 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 that meeting
focused on building mass, deviations from the High-Density Multiple �
Family District, and public benefit. A copy of the March 8, 2004, Planning
and Environmental Commission minutes has been attached for reference
(attachment I).
• 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 praject. 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 is 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. �
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IV. SITE 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 re�}r of Building C.
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Zoning: High Density Multiple-Family
Land Use Plan Designation: Vail Village Master Plan Study Area
Current Land Use: Mixed Use/Residential
Develoqment Standard Allowed Existinq 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' No Change
Sides: 20' 20'/100' No Change
Rear: 20' 1' No Change
Mill Creek: Building F 30" 5' No Change
Parking Structure 30' 11' 30'
Building Height: 48' 32' 64.5' „�„�
Density: 25 units/acre 23.2 units/acre 25.9 units/acre
133.5 D.U.s 123 D.U.s 141 D.U.s
GRFA: 139,630.53 sq. ft. 121,365.4 sq. ft. 161,485 sq. ft.
Site Coverage: 130,213.27 sq.ft. 66,995 sq.ft. 95,744 sq.ft.
(55%) (23.5%) (40.4%)
Lanclscape Area: 71,025.42 sq.ft. 77,146 sq.ft. 95,979 sq.ft.
(30%) (32.6%) (40.5%}
Parking: 223 spaces 178 spaces 221 spaces
V. DISCUSSION ISSUES
The purpose of this work session meeting is to allow the applicant an opportunity
to present the redevelopment plans for Manor Vail to the Planning and
Environmental Commission and to provide the applicant, public, staff, and the
Commission an opportunity to identify issues for discussion at a future meeting.
The Commission is nat being asked to take any formal positions on this
application at this time. However, staff has identified several issues at this time
that we believe should be discussed. The issues are: �
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A. Complete Develoqment Application �
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The Town of Vail has reviewed the development application submitted by the �
applicant's representative for completion and compliance with the prescribed �'
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submittal requirements. Upon completion of our (Community Development, �=;
Public Works, and Fire Department) review, it has been determined that �
additional information is required to be submitted ancf reviewed before any �
final decisions may be made by the reviewing boards. Many of these issues
have already been communicated to the applicant. Ofthers have not. For "
reference purposes, the following information is needed: �
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• A sun/shade analysis needs to be completed per the requirements in �
order to identify the impacts of the additional height on neighboring �"
properties. The submitted suNshade analysis does not show �''
potential impact on the neighboring Texas Townhomes property. It �
appears that there may be some negative impact to the eastern most �
unit. . �`
� Address the comments provided by the Town of Vail Public Works �
Department in the memo dated July 15, 2004 (attachment J) �
• Submit an applicant for a conditional use permit to allow for a Type III �'
Employee Housing to be constructed on the development site. This �
can be done at a later date.
• Provide greater detail on the proposed Mill Creek stream bank �
� stabilization proposal for inclusion as a public benefit.
• All plans need to be check and updated to match each other as the �
proposal has recently changed and some of the corresponding �
documents have not been updated. The plans submitted on June 28, �
2004, need to be checked as there were multiple drafting errors �!
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Pursuant to Section 12-7A-12 (A)(2)(j) of the Vail Town Code, "Any �:
additional information or material as deemed necessary by the �`
Administrator or the Town Planning and Environmental Commission may �;
be requested': �
Is there any additional information or materials that the Planning and �
Environmental Commission finds is necessary to be submitted for �;
review and consideration prior to acting upon the requests of the �
applicant? �':
Does the Commission want any additional photo renderings which �`
will provide a different perspective on the potential impacts? �;'
Included with this memo are several photo renderings which will �
substitute for a more traditional massing model. The applicant currently �
has only submitted renderings showing the after design of the project. �`
Staff has directed the applicant that in order for a final hearing to be �;
conducted that both before and after renderings will need to be submitted. �
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B. Proposed Setback Encroachments ���
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The proposal includes the construction of approximately 4,568 square �;
feet of addition Gross Square Footage of which 2,780 square feet is �
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Gross Residential Floor Area within the required setbacks of the High �
Density Multiple-Family District. All of the proposed encroachments occur
within the rear setback which abuts the Ford Park parcel. There is
currently 12,170 square feet of Gross Square Footage of which 9,521
square feet is Gross Residential Floor Area within the required setbacks
of the High Density Multiple-Family District.
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Does the Commission believe this to be acceptable or in excess of
what is appropriate? If the Commission believe�the encroachments
are excessive what changes are suggested? �'
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In the previous submittal the applicant proposed to not enclose the
loading and delivery at the rear of Building B. The current proposal has
been revised to include an enclosed loading and delivery area. The
proposed enclosed loading and delivery area is located within the
required setbacks.
C. Proposed Underqround Parkinq Structures and Traffic Impacts
As a part of this proposal the applicant would like to construct one
partially underground parking structure on the north portion of the site and
keep the surface parking along Vail Valley Drive as it exists today. The
proposed parking structure would eliminate a majority of the surface
parking. Staff and the applicant are currently in the process of
determining the amount of parking provided as there are several spaces �
in the structure which need to be adjusted in order to meet Code
requirements. In addition, staff and the applicant are working on some
adjustments and reconfigurations to the existing parking lot along Vail
Valley Drive as some of the current spaces are unusable.
Does the Commission believe the parking proposal is acceptable? If
, the parking structure is not acceptable what changes should be
made to make it acceptable?
Does the Commission value the partially below grade parking
structure as a public benefit? -
Staff previously identified the need a need for an extensive traffic study to
examine the impacts along Vail Valley Drive from the Frontage Road to
Manor Vail with each intersection examined closely for impacts. After the
applicant reduced the number of parking spaces and was proposing to
provide no additional parking to service other properties, staff determined
that a traffic study will no longer be needed.
The current proposal includes a conditional use permit application to
allow for the establishment of a parking club in order to sell 30 parking
spaces within the parking structure.
Does the Commission believe a traffic study is needed to evaluate �
this proposal?
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�; The current proposal proposes to leave the existing parking lot �
along Vail Valley Drive in its current configuration with the exception �:
� of the addition of a turn-around, a loading and delivery area, and �'
pavement improvements to support a fire truck. �:
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D. Proposed creation of a parkina club to allow for the sale of 30 parkin4 �
spaces '
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The proposal by Manor Vail now includes a reques�,for a conditional use �
permit to allow for the creation of a parking club which would contain 30 �
for sale parking spaces within the proposed parking structure. Prior to K
final submittal details regarding the for sale parking spaces in conjunctian �
with a parking club need to be provided. For example whom will be
eligible to purchase the spaces and how future sales of the parking �
spaces will occur. �.
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Staff has identified that there may be a conflict in supporting the creation �
of a parking club. The first being that the existing parking lot along Vail �:.
Valley Drive has multiple parking spaces within the required setback. �
Parking in this zone district is not permitted to be within a required �
setback. Staff believes that before any parking is made available for sale �'
that the parking in the setback along Vail Valley Drive should be �
eliminated.
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� Staff has also requested that the applicant identify which parking spaces �
are proposed to be for sale. Any parking spaces offered for sale in �:
con}unction with the proposed parking club shall not be included in the �.
calculations determining the appropriate combination of full size, valet, �
handicapped, and compact parking spaces under the Code. �
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Does the Commission feel that the creation of a parking club is �;
appropriate?
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Does the Commission agree with staff that the parking within the �;
setback along Vail Valley Drive should be addressed prior to �'
offering any parking spaces up for sale? �
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If a parking club is found to be acceptable what if any restrictions �:
should be placed upon its operation? For example only owners of �'
units within Manor Vail can on spaces? Only property owners within 4
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. a certain distance of Manor Vail can be owners? �,
E. Proposed Creation of Covered Pedestrian Walkwav and the Relocation of `
the Existinq Path �
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The proposal includes the construction of a one story element which ''
would bridge Buildings B and D and create a covered pedestrian way �
leading to Ford Park. The height of the opening would be 14 feet to �
�' accommodate the access of delivery trucks and fire equipment. Staff has �
concerns over the enclosure of the pedestrian way leading from Vail �
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Valley Drive to Ford Park. Staff's concerns are that the heavily utilized �;
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pedestrian way will take on the appearance of being a private feature. In �
addition, one of the great amenities of the pedestrian way is the view of
the Gore Range in the distance as you are heading east into Ford Park
which would be obstructed from view if a an addition was installed to
bridge Buildings B and D. To address this concern the application is
proposing the connection to be 6.5' wide with large glass windows which
` will make the connection more transparent. '
What if any concerns does the Commission �ave regarding the
covering of the public pedestrian way leading�from Vail Valley Drive
to Ford Park? What suggestions does the Commission have
regarding mitigation of any foreseen impacts?
The applicant has also proposed to relocate the existing path north of its
current location which would allow it to be incorporated into the praposed
landscaped gardens on the surface of the parking structure. The
applicant relocated the path to be on the surface of the parking structure
to address staff's concern that there may be a conflict between vehicles
and pedestrians with the path in its current location and the proposed
entry to the parking structure. The applicant also moved the path into the I
proposed landscaped garden to address a concern from a previous
meeting that the proposed garden would appear too "private" and not ,
"public". Staff believes these are valid reasons to move the path. �,
However, the proposed configuration is circuitous and staff believes that '
many pedestrians will choose to walk down the entry road to Manor Vail. � °� �;
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Does the Commission believe that the relocated pedestrian path is
' appropriate? Is their any public benefit to routing the path through '
the proposed landscaped garden area? '
F. Mitiqation of Development Impacts
Pursuant to Section 12-7A-14, Mitigation of Development Impacts, Vail I
Town Code,
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"Property owners/developers shall also be responsible for mitigating �I
direct impacts of their development on public infrastructure and in all i
cases mitiga�ion shall bear a reasonable relation to the development 'I
impacts. Impacts may be determined based on reports prepared by ',
qualified consultants. The extent of mitigation and public amenrty ',
improvements shall be balanced with the goals of redevelopment and wiN '
be determined by the Planning and Environmental Commission in review '
of development projects and conditional use permits. Substantial off-site
impacts may include, but are not limited to, the following: deed restricted
employee housing, roadway improvements, pedestrian walkway
improvements, streetscape improvements, stream tract/bank restoration, ,
loading/delivery, public art improvements, and similar improvements. The
intent of this Section is to only require mitigation for large-scale
redevelopment/development projects which produce substantial off-site �
impacts."
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The applicant is proposing to add bulk, mass, and height to ail the �"
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buildings on the site. A portion of the proposed bulk and mass exceeds �
the maximum allowed Gross Residential Floor Area by 21,855 square � �`
feet with 2,780 square feet of that being within the setbacks on the site. �
The heights of the buildings exceed the maximum permitted height in the �
HDMF zone district of 48 feet with proposed heights of 64.5 feet in it's �
worst case. The proposed floor additions to tl�e buildings measure �
approximately 22 feet from the floor plate to the tallest interior ridge. The �
height can be seen on the proposed fourth floor �lans which identify a �
potential mezzanine measuring 450 square feet. Staff believes as well as �
the Design Review Board that the proposed bulk, mass, and height can �
be reduced which would greatly mitigate the impacts. �
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Does the Commission believe the proposed bulk, mass, and height �
are acceptable? Should the bulk, mass, and height be reduced to �
mitigate some of the impacts? �
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Are there any other specific mitigating measures that the applicant �
should be pursuing at this time as part of this development
application? �
G. Public Benefits
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Pursuant to Section 12-9A-1, Purpose, in part, of the Vail Town Code, �
� "The purpose of the 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 with the Town; to facilitate the adequate and �
economical provision of streets and utilities; to preserve the natural and �'
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scenic features of open space areas; and to further the overall goals of
the community as stated in the Vail Comprehensive Plan. An approved �'
development plan for a Special 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." �
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Furthermore, Sections 12-9A-8, Design Criteria, and 12-9A-9, Development �:
Standards, of the Vail Town Code, staies, in part, ¥
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"If shall be the burden of the applicant to demonstrate that submittal �
material and the proposed development plan comply with the �
development standards and design criteria, or demonstrate that one or �
more of them is not applrcable, or that a practical solution consistent with �
the public interest has been achieved." _
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And, �
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"Deve%pment standards including lot area, site dimensions, setbacks, �
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' height, density control, site coverage, landscaping and parking shall be �
determined by the Town Council as part of the approved development
plan with consideration of the recommendations of the Planning and
Environmental Commission. Before the Town Council approves
development standards that deviate from� the underlying zone district, it
should be determined that such deviation provides benefits to the Town
that outweigh the adverse effects of such deviation: This determination is
to be made based on evaluation of the proposed special development
district's compliance with the design criteria outlinedjin Section 12-9A-8 af
this Article."
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The applicant has proposed deviations to the maximum allowable building height
limitation of 48 feet, the maximum allowable Gross Residential Floor Area, the
maximum number of dwelling units, and multiple encroachments into the requirect
setbacks. The addition of a fourth floor to a portion of Buildings A and B and full
fourth floor added to buildings C, D, E, and F and the addition of third and fourth '
floor cQnnections between Buildings D and E, E and F, B and D, and B and C.
The maximum height of the structures is approximately 64.5 feet in height at its �
worst case and portions of the proposal extend into the required setbacks. The '��
proposed additions would create 7 units and 21,855 square feet of Gross I
Residential Floor Area in excess of that permitted by the existing zoning.
Prior to the request for deviations from the development standards, the ;
Commission and Council must make a finding that the said deviations provide ',
benefits to the Town that outweighs the adverse effects of such deviations. Staff � II
would recommend that the applicant and Commission discuss the magnitude of '
the requested deviations and the public benefits that may or may not exist with i
the request. Historically, the Town has recognized such benefits as off-site '
streetscape improvements, heated surfaces, landscaping, employee housing,
etc. as possible public benefits.
Does the Commission believe that the requested deviations are appropriate
given the prescribed criteria?
Does the project have significant public benefits proposed which balance �
the increased development potential? ',
What additional information may the Commission need to respond to the I'
questions of adverse effects versus public benefits? '
What ideas does the Commission have on what they would like to see
occur along Mill Creek and Gore Creek in terms of improvements to be �,
valued as a public benefit? Would the creation of a pool of water and the I
addition of landscaping along Mill Creek be a public benefit? '
Does the Commission believe the is public benefit in a contribution of '�
$80,000 to fill the funding gap in funding the reconstruction of the "Artist '
Shack" in Ford Park, which is located just north of the covered bridge ,
crossing the Gore Creek? �
The Public Works Department has identified a potential need for the addition of
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� raised pedestrian walks across Vail Vailey Drive after attending a neighborhood �
meeting. �
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Does the Commission believe this is a potential public benefit? What level �
of value is perceived with this type of improvement? �
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The Town has identified the need to maintain and irlcrease our stock of �`
accommodation units as well as increase the quality of existing accommodation �
units. Manor Vail is a wholly owned condominium project1that has operated for #
years as a lodge/hotel. The applicant will be retro-fit�ing all the units and
buildings with a monitored fire alarm system along with this proposal.
Does the Commission see the improvements proposed to Manor Vail as a �
public benefit as it increase the quality of the units which are rented as if
they were accommodation units?
Does the addition of GRFA in excess of that permitted which will be
included in the rental pool represent a public benefit? �
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Does the Commission view the proposed fire sprinkler system as a public �
benefit as it will make an existing property safer for guests? �
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The applicant has proposed a turn-around area for vehicles in the proposed �
parking area off of Vail Valley Drive. The applicant has proposed this design as �
�; they and the Police Department believe may help with the traffic congestion on �
Vail Valley Drive which has been identified as a significant problem. '
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Does the Commission view the traffic turn-around on Vail Valley drive as a �
public benefit? �
VI. CRITERIA AND FINDINGS �
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The following section of this memorandum is included to provide the applicant, �`
community, staff, and Commission with an advanced understanding of the �
. criteria and findings that will be used by the reviewing boards in making a final �
decision on the proposed applications. �
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Conditional Use Permit Criteria and Findings for the creation of a Parking Club to �"'
allow for the sale of 30 parking spaces and the proposed Employee Housing �;
Unit. �<
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A. Consideration of Factors Reqardinq Conditional Use Permits:
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1. Relationship and impact of the use on the development �
objectives of the Town. �!
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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. �
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3. Effect upon traffic 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.
4. Effect upon the character of the area in which the proposed
use is to be located, including the s�ale and bulk of the
proposed use in relation to surrounding uses.
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B. The Planninq and Environmental Commis`sion shall make the
followinq findinqs before qrantinq a conditional use permit:
1. That the proposed location of the use is in accordance with
the purposes of the conditional use pe�mit section of the
zoning code and the purposes of the Public
Accommodation 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.
Special Development District
12-9A-8:DES/GN CRITER/A:
The following design criteria shall be used as the prrncipal criteria in
evaluating the merits of the proposed special development district. lt 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 con,sistent with the public interest has been
achieved:
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.
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�,; E. Natural And/Or Geologic Hazard: Identification and �
mitigation of natural and/or geologic hazards that affect the �
property on which the special development district is �
proposed.
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. F. Design Features: Site plan, building design and location �
and open space provisions designed to produce a �'
functional development responsive a`nd 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. �
l. Workable Plan: Phasing plan or subdivision plan that will
maintain a workable, functional and etficient relationship �
throughout the development of the special development �
district.
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VII. STAFF RECOMMENDATION �".
As this is a work session, staff will not be providing a staff recommendation at �
this time. Staff will provide a staff recommendation at the time of a final review of �`
this application. �
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For future reference purposes only, pursuant to Section 12-7A-13, Vail Town
Code, the applicant shall be required to meet a compliance burden and �'`
demonstrate by a preponderance of the evidence that the proposed application �'
conforms to the requirements prescribed for such application. Section 12-7A-13 �
states, �
"COMPLIANCE BURDEN: �,
It shaN be the burden of the applicant to prove by a preponderance of the
evidence before the Planning and Environmental Commission and the
Design Review Board that the proposed exterior alteration ar new
development is in compliance with the purposes of the Public
Accommodation Zone District, that the proposal is consistent with
applicable elements of the Vail Village Master Plan, the Vail Village Urban
Design Guide Plan and the Vail Streetscape Master Plan, and that the
proposal does not otherwise have a significant negative effect on the �
character of the neighborhood, and that the proposal substantially
complies with other applicable elements of the Vail Comprehensive Plan." �,;
XI. ATTACHMENTS �
A. Vicinity Map �:
B. Letter from the applicant dated June 28, 2004 �,
C. Proposed elevations and floor plans dated June 28, 2004 �.
� D. December 3, 2003, Design Review Board comments �
E. December 8, 2003, Planning and Environmental Commission minutes �
F. December 17, 2003, Design Review Board comments �
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G. January 12, 2004, Pianning and Environmental Commission minutes �
H. March 3, 2004, Design Review Board comments
I. March 8, 2004, Planning and Environmental Commission minutes
J. Public Works comments dated December 26, 2003, February 20, 2044, and
July 15, 2004
K. Photo Renderings of the proposed project and Vicinity Map
L. Public Notice `
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.. £r�:;.T�� '�'- �� -• `�*�� Attachment: A
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Manor Vail �
Conditional Use Permit Application
June 28, 2004
Written Statement: '
a. Description of the proposed use and measures proposed to make the use
compatible with other properties in the vicinity: '
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The proposed use under this Conditional Use Permit application is to build 30 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.
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 area.
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 negative visual impacts to adjacent
properties, and the general area will benefit aesthetically from the replacement of
surface parking with a park and garden.
Another important improvement to existing conditions, that will help make the use
compatible with other properties in the vicinity such as the skier drop-off at Gold Peak, is
the relocation of the driveway gate and card reader. These control items will be
relocated so that the potential for traffic congestion on Vail Valley Drive due to cars
stacking from the gate onto the roadway will be eliminated.
b. Describe the relationship and impact of the proposed use on development
objectives of the Town:
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 Park and the Ford Amphitheater. This convenience will encourage
suppo�t of these public activities by the owners of the parking. �
Attachment: B -
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c. Describe the effect of the proposed use on light and air, distribution of �
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population, transportation facilities, utilities, schools, parks and recreation,
and other public facilities. , ��
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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 reducin traffic at the �
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Gold Peak skier drop-off since it is anticipated that the future owne�s of the new parking �;
are most likely currently using the Gold Peak drop-off and making multiple trips to the �;
facility. �
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It is anticipated that the future parking owners are already residerits of the community, �
and therefore there will be little, if any, impact on schools or distribution of population. �
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Since the proposed use will be done in conjunction with other improvements to Manor �
Vail there will be little impact on utilities. �
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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. �
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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.
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d. Describe the effect on traffic, congestion, auto and pedestrian safety, �;;
access, traffic flow and maneuverability, and removal of snow. �
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There will be an increase in the trips to and from the Manor Vail generated by the 30 �
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 separated �;.
from Vail Valley Drive, coupled with the proposed improvement to the Manor Vail south �
parking lot entry, including a new turn-around circle within the Manor Vail property, 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. �
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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. In addition, the relocation of the control gates and �
the construction of a turn-around within the existing Manor Vail south parking lot will
improve pedestrian safety near the existing Gold Peak skier drop-off. �"
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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 �
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parking lot.
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e. Describe the effect upon the character of the area including bulk and scale �
in relation to surrounding uses.
Since the proposed parking wiil be located totally underground there will be essentiaily
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 �ir stucco. The
configuration of the park and associated walls are indicated on the Site Plan and
Landscape Plan. ,
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Manor Vail �
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Special Development District (SDD� Application �'
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SPECIAL DEVELOPMENT DISTRICT MANOR VAI�CONDOMINIUMS(�KATHE MANORVAIL `
LODGE),PURSUANT TO ARTICLE A,SPECIAL DEVELOPMENT(SDD)DISTRICT,CHAPTER �'
9,TITLE 12,ZONING TITLE,TOWN CODE OF VAIL �
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Submittal Requirement—Written Statement �
Description of the Proposed Project
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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). �.
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The Development Plan for the SDD shall be comprised of materials submitted in accordance �
� with Section 12-9A-5 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 Lodqe, Studio and Manor House Renovation and Addition", dated June �
28, 2004. �
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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. �F
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The proposed improvements include the following: �;
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1. ADDITIONAL RESIDENTIAL UNITS /GRFA �
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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 Buildings E �'
and F at the third and fourth levels. A total of 47,242 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. �
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2. REMODEL OF EXISTING BUILDING EXTERIORS �'
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� 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 �
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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 diffe�ences 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 ADA accessible elevators.
3. ADDITIONAL EMPLOYEE HOUSING UNIT
The new development will provide one new deed-restricted hou�ing unit in Building C
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 required 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 finro-level underground parking structure accommodating approximately 153
spaces will be located in front of Buildings D, E and F on the northwest portion of the
project in place of the existing 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 30 spaces will be for-sale spaces, and it is intended that �
these spaces will be sold to third parties for their private use. `�
Surface parking near the entry area at Building B will accommodate 5 parking spaces. ;
The existing surface parking area to the south of Buildings A, B, and C shall be retained
in their current configuration with the exception that a loading dock space will be
designated and a turn-around circle will be provided at the entry. The south lot surface
parking will accommodate 103 cars.
The combined total parking spaces within the SDD will therefore be 261 cars, including
the 30 for-sale spaces.
5. LANDSCAPE PARK AND EXPANDED OPEN SPACE ,
An additional 32,200 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
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�'° pedestrians and vehicular traffic and will provide an aesthetically pleasing experience for �
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pedestrians using the path. �;
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7. STABILZATION AND BEAUTIFICATION OF MILL CREEK �
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The developer will cooperate with the Town of Vail to acquire the necessary approvals �
and provide landscape enhancement and stream bank stabiliza:tion 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 parking garage in front of Buildings D, E and F. ��
8. LOADING AND SERVICE
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The existing loading dock at the east side of Building B will be screened with landscaping �,
to reduce its exposure to the Ford Park Path. An additional loading Dock will be
designated within the existing surface parking lot to the southwest of Building B. �'`
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9. ACCESS GATES RELOCATED WITH A NEW TURNAROUND �
The existing card access gates are located just inside two curb cuts off Vail Valley Drive.
One accesses Buildings A, B and C and the other accesses Buildings D, E and F. At
Buildings A, B, and C the gates will be relocated to provide access to two separafe
surface parking areas while providing a new tum around to alleviate congestion along
Vail Valley Drive at Golden Peak during peak weekend hours. At Buildings D, E and F �
� the gates will be relocated to the entry ramp location to the underground parking �
structure. The relocation of these gates will allow public access to the existing tum ¢'
around at the front door to the Manor Vail Lodge.
10. FIRE DEPARTMENT ACCESS
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 around. Fire Department access
for Buildings A, B, and C will occur at the surface parking lot to the south of the buildings.
11. LAND SWAP �
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As part of this proposal, The Manor Vail Lodge will donate 430 square feet of land to the �I
Town of Vail at the east end of the property directly adjacent to a secondary access to �
Ford Park off East Vail Valley Drive in exchange for 215 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 the new elevators of Building C.
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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 locatee�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 22,307 square feet, or 16°/a. The
allowable GRFA is 139,759 square feet, and the proposed GRFA is 162,066 square feet
(including the 581 square foot Employee Housing Unit).
The Residential Unit density of the proposed development will exceed the allowable I
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.
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3. BUILDING HEIGHT I
The maximum allowable building height of the underlying zoning is 48 feet. The building
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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. �
Benefits of the proposed Development to the Town of Vail i,
The following attributes of the proposed development will bring a public benefit to the Town I�,
of Vail: '
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1. ADDITIONAL EMPLOYEE HOUSING UNIT �
The development will provide one additional Employee Housing unit within the Town.
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2. STABILZATION AND BEAUTIFICATION OF MILL CREEK
The development will provide an opportunity to stabilize the existing erosion and scouring �
of the Mill Creek stream banks. When coupled with newiandscaping this will provide a ',
visually and environmentally improved creek corridor that will be seen from the Ford Park '
Pathway.
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3. LANDSCAPE PARK AND EXPANDED OPEN SPACE �`
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A new landscaped park and garden area will be added over the below- rade arkin �
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structure. This park will be accessible and visible from the realigned Ford Park Pathway
making it an amenity to the public as they access Ford Park.
4. GORE CREEK FRONTAGE AND CLEANUP OF GORE CREEK �
As part of the proposal, the developer will trade 430 square feet Gore Creek fronta e �'
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along Vail Valley Drive for 215 square feet of area behind Building C for three
cantilevered walkways that allow access around new elevators. The proposed swap
area will allow the Town to create a new (or upgrade the existing) pathway access along
the Gore Creek Corridor. The land to be acquired by the development in exchange for
the creek frontage is located immediately adjacent to the existing residences in Building �
C and is of marginal public benefit, but the new elevators will allow the existing units and �
new units on building C to be accessible and adaptable.
5. NEW TURNAROUND TO REDUCE AUTO CONJESTION ON VAIL VALLEY DRIVE
The proposed turnaround circle to be located within the existing south parking lot and the ?
relocation of the card access gates that are now located just inside finro curb cuts off Vail �
Valley Drive will help alleviate congestion along Vail Valley Drive at Golden Peak during �:
peak weekend hours �
6. ART SHACK RENOVATION
� As art of this ro osal the Manor Vail Lod e will rovide 80 000 in fun
P P p 9 p $ , ds to the Town
of Vail to be used to renovate the "Art Shack" located in Ford Park just east of the bridge �'
from the Manor Vail Lodge. �'
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6. INCREASED OCCUPANCY AND TAX REVENUES �;
It is expected that the occupancy of the rental units within the property will increase due
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to the improved aesthetics achieved by the exterior remodel and the new accessibility of �
all units. This increased occupancy will have a direct benefit to the Town through �
increased taxes. �
7. IMPROVED VISUAL APPEARANCE OF AN IMPORTANT FACILITY WITHIN THE �
COMMUNITY �
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The combined efforts of remodeling the exterior of the existing ageing buildings; the �
addition of new elevation images, materials, and roof lines; and the significant site and �
landscape improvements will present a much higher quality resort image for this �
important facility within the community. �
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MANOR VAIL LODGE
Zoning Analysis and Project Calculations ,,,�
, June 28, 2004
The permitted, conditional, and accessory uses allowed in the Manor Vail Lodge Special Development
District by underlying zoning are be those uses listed in Sections 12-6H-2, 12-fiH-3, and 12-6H-4 of the
Town Code of Vail. The following information is provided as a Zoning Analy�is of the existing and
proposed development:
SDD PROPOSAL AS COMPARED TO HDMF ZONING REQUIREMENTS
SITE AREA Existing Site Area (acres) 5.44 ACRES
Existing Site Area (square feet) 236,966.4 SF
BUILDABLE SITE AREA Flood Plain Along Gore and Mill Creeks 4,034 SF
Buildable Site Area — (square feet) 232,932.4 SF
Buildable Site Area — (acres) 5.3 ACRES ,
DENSITY/# UNITS ALLOWABLE — HDMF (Hiqh Density Multi-Familv) � �
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RATIO 25 Units per Buildable Acre �'i
# UNITS 134 Units �
PROPOSED —SDD
# UNITS
Existing Units 123 '�,
New Units 18 (plus 1 EHU) ',
Total Units 141 !i
VARIANCE +7 +5% over HDMF allowable '�
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GRFA— Existing and New Unit Calculations �
Building A ��
� Unit Existing GRFA �
1 1,340.00
2 1,340.00 �
3 1,380.00 �
4 1,380.00 �'
5 1,380.00 �`
6 1,380.00 �� �'�
7 1,380.00 �
8 1,380.00 .f �
9 1,380.00
10 1,380.00 ` �'
11 1,380.00 �;
12 1,380.00 �
13 1,380.00 �;
14 1,380.00 �
15 1,340.00 �,
16 1,340.00 �
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New GRFA �
4A 2,888.00
Total Building A �
17 Units 24,808.00 �
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Building B �
� Unit Existinq GRFA �
17 1,336.00 §
18 1,336.00 �
19 1,368.00 �
20 1,368.00
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New GRFA �`
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4B 3,444.00 �
4C 3.110.00 �`
Total Building B �
6 Units 11,962.00 �
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Building C
Unit Existinq GRFA �
101 1,369.00
102 1,376.00
103 1,376.00 �
104 1,373.00
105 1,512.00
106 1,512.00 '
107 1,373.00
108 1,376.00 _�
109 1,373.00
201 1,369.00 `
202 1,376.00
203 1,376.00
204 1,373.00
205 1,512.00
206 1,512.00 ,
207 1,373.00
208 1,376.00
209 1,373.00 ,
301 1,369.00 ,
302 1,376.00 I,
303 1,376.00 ',
304 1,373.00 I
305 1,512.00 �
306 1,512.00 ��,
307 1,373.00 ".,,� I
308 1,376.00 j
309 1,373.00
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New GRFA I
4D 2,095.00 ',
4E 2,137.00 '�,
4F 2,925.00 I,
4G 2,266.00 '
4H 2.244.00 '
Total Building C i
33 Units 49,587.00 �
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Building D �°
Unit Existinq GRFA �
� 210 652.32 �
211 652.32
212 652.32 �;
213 652.32 �
214 652.32 �
215 652.32 �
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216 652.32 � �
217 652.32 �;
311 652.32 .;
312 652.32 �`
313 652.32 `� �'
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314 652.32 �
315 652.32
316 652.32 �':
317 652.32 �
318 652.32
410 652.32 �`
411 652.32 �.
412 652.32 �
413 652.32 g;
414 652.32 �
415 652.32 �`
416 652.32 �
417 652.32 �
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Total Building D �
24 Units 15,655.68
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Link Between D&E �`
New GRFA �
3C 1,702.00 �
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Building E
Unit ExistinqGRFA �
220 652.32
221 652.32
� 222 652.32
223 652.32
224 652.32
225 652.32 '
226 652.32
227 652.32 _�
320 652.32
321 652.32 `�
322 652.32
323 652.32
324 652.32
325 652.32
326 652.32
327 652.32
420 652.32
421 652.32
422 652.32
423 652.32
424 652.32 ,
425 652.32
426 652.32 ,
427 652.32 � �
Total Building E
24 Units 15,655.68 'i
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Link Between E&F
New GRFA
3A 1,219.00 '
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Building F �
Unit Existing GRFA �
� 110 652.32 �`
111 652.32 ��
112 652.32 � �'
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113 652.32 �
230 652.32
231 652.32 �
232 652.32 � µ
233 652.32 �
234 652.32
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235 652.32 �� �
236 652.32 `� �'
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237 652.32 �'
330 652.32
331 625.32 �
332 625.32 �
430 652.32 � �
431 652.32 �
432 652.32
433 652.32 �
434 652.32 �'
435 652.32 �'
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436 652.32 �.
437 652.32
Total Building F �`
� 28 Units 18,264.96 �
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4t'' Floor D, E, F �
New GRFA �
4A 3,284.00 �;
4B 3,284.00 �;,
4C 1,219.00 �
4E 3,288.00 �'
4F 3,288.00
4G 1,702.00 �;
4J 3,283.00 g
4K 3 283.00 �;
Total 4t Floor D, E, F �
8 Units 22,631.00 ;
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GRFA ALLOWABLE— HDMF ?
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RATIO 60% 60 sf of GRFA per 100 sf of buildable site area �`
GRFA 139,759 GRFA ;
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PROPOSED— SDD �`
� Existing GRFA 114,824 0
New GRFA 46.661 ''
Total GRFA 161,485 �"
VARIANCE +21,726 +16% over HDMF allowable 4.
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SITE COVERAGE � �
The site coverage will be 31% of the total lot area, and as indicated on the Manor
Vail Lodge Site Plan. �
ALLOWABLE — HDMF
RATIO 55%
SITE COVERAGE 130,332 Total Site Coverage
SITE AREA 236,966 ,
PROPOSED — SDD
Building A 17,365 ��
Building B 12,707 `�
Building C 14,408
Building D 7,172
Building E 7,143
Building F 7,157
Sub Total 65,952
Additional 1,402 Stairs, Elevators
Air Rights 3,563 Links @B/C, B/D, D/E, E/F
Total 70.917 30% site coverage
VARIANCE -59,415 46% under HDMF allowable
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SETBACKS ��
The above ground decks do not exceed the lesser of 5' or%2 the required setback. i
The ground level patios do not exceed the lesser of 10' or%2 the required setback.
The architectural projections do not exceed 4' into the required setback. � II
FRONT ALLOWABLE — HDMF 20
PROPOSED — SDD 20 I
VARIANCE 0 '',
SIDE ALLOWABLE — HDMF 20 �!,
PROPOSED — SDD 20 '
VARIANCE 0 '
REAR ALLOWABLE — HDMF 20
PROPOSED —SDD 0 I
VARIANCE 20 I
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EXISTING BUILDINGS IN THE SETBACK GRFA GSF I
Existing Building A at first floor (front setback) - 589 I�
Existing Building A at second and third floors (front setback)684 880 '
Existing Building B at first floor - 521
Existing Building B at second and third floors 170 222
Existing Building C at first—third floors 8,643 9,890
Existing Building D at basement - 17
Existinq Buildinq D at first—third floors 24 51
SUBTOTAL 9,521 12,170
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PROPOSED BUILDINGS IN THE SETBACK �
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Building B at first floor - - �
Building B at second floor - - �`
� Building B at third floor - - �
Building B at fourth floor 60 90 �:
Link between Building B and C at first floor - 256 �
Building C at second floor - 250 �',
Building C at third floor - 250
Building C at fourth floor (in Building B) - - �
Building C at fifth floor 2,464 3,190 �;
Buildings D-F at basement - 34 �`
Buildings D-F at first floor _S - 64 �.
Buildings D-F at second floor - 64 �
Buildings D-F at third floor ` 128 185 �
Buildings D-F at fourth floor 128 185
Buildinqs D-F at fifth floor - - �
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SUBTOTAL 2,780 4,568 =
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EXISTING ROOF OVERHANGS MORE THAN FOUR FEET IN THE SETBACK �;'
Existinq roof overhang at existinq Building A - 32 �;;
SUBTOTAL - 32 �
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PROPOSED ROOF OVERHANGS MORE THAN FOUR FEET IN THE SETBACK �'
Roof overhang at Building B - 40 f;
Roof overhang at Building C - 885 �
Roof overhanq at Buildings D-F - 84 �
SUBTOTAL - 1,009 �
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EXISTING BALCONIES MORE THAN FIVE FEET IN THE SETBACK �
Balcony at Building A at second and third floors (front setback)- 48 �_'
Balcony at Building B at second floor - 68 �
Balcony at Building B at third floor - 80 �
Balcony at Building C at second and third floors - 2,880 �
Balconv/Patio at Buildinq D&F at first—third floors - 67 �
SUBTOTAL - 3,143 �
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PROPOSED BALCONIES MORE THAN FIVE FEET IN THE SETBACK �'
Balcony at Building B at second floor - 313 �
Balcony at Building B at fourth floor - 182 �;
Balcony at Building C at second floor - 250 �
Balcony at Building C at third floor - 250 �:
Balcony at Building C at fourth floor - 1,653 �'
Balcony at Building D at fourth floor - - �;
Balcony at Buildings D-F at third floor - 9 �
Balcony at Buildings D-F at fourth floor - 29 �"`
Balconv at Buildinqs D-F at fifth floor �`
SUBTOTAL - 2.686 �
TOTALS 12,301 23,608 �,
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% OF ALL GRFA IN SETBACK VS. TOTAL GRFA 7.59% �"
% OF EXISTING GRFA IN SETBACK VS. TOTAL GRFA 5.87% �
� % OF NEW GRFA IN SETBACK VS. TOTAL GRFA 1.72% ;
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MILL CREEK � �
ALLOWABLE — HDMF 30 from centerline of Miilcreek
PROPOSED — SDD 30 (closest point, see plan)
VARIANCE 0 �
TOV GORE CREEK CORRIDOR AIR RIGHTS ENCROACHMENT BEHIND BUILDING C
Walkways (some cantilevered) on Grade 0 215
Cantilevered Walkways at Second Level 0 215
Cantilevered Walkways at Third Level 0 215
Cantilevered Walkwav at Fourth Level ' 0 215
TOTALS 860
BUILDING HEIGHTS ��
ALLOWABLE— HDMF 48' `
BUILDING A PROPOSED — SDD Main Ridge 26.48' based on interpolated grade
VARIANCE— HDMF 21.52' under
PROPOSED — SDD Gable Ridge 31.95' based on interpolated grade
VARIANCE— HDMF 16.05' under
PROPOSED —SDD Stair/Elevator 29.48' from grade
VARtANCE— HDMF 18.52' under i
BUILDING B PROPOSED — SDD Main Ridge 49.96' based on interpolated grade �
VARINACE — HDMF 1.96' over i
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PROPOSED —SDD Gable Ridge 53.01' from grade at worst case � '�
VARIANCE - HDMF 5.01' over
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PROPOSED—SDD Lord Gore Ridge 54.13' based on interpolated ;
grade at worst case
VARIANCE— HDMF 6.13' over
PROPOSED — SDD Lobby Ridge 33.40' from grade ,
VARIANCE— HDMF 14.6' under !,
LINK B/C PROPOSED — SDD 51' based on interpolated grade II�
VARIANCE — HDMF 3' over I
LINK B/D PROPOSED — SDD 32.99' from grade �,
VARIANCE— HDMF 15.01' under '
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BUILDING C PROPOSED — SDD Main Ridge 56.52' based on interpolated grade
VARIANCE— HDMF 8.52' over '
PROPOSED — SDD Gable Ridge 57.61' at worst case '
VARIANCE — HDMF 9.61' over
BUILDING D PROPOSED — SDD Main Ridge 55.68' based on interpolated grade
VARIANCE — HDMF 7.68' over � ,
PROPOSED — SDD Gable Ridge 57.12' at worst case
VARIANCE — HDMF 9.12' over
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LINK D/E PROPOSED—SDD 50.60' based on interpolated grade �'
VARIANCE — HDMF 2.6' over �
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� BUILDING E PROPOSED — SDD Main Ridge 57.28' based on interpolated grade
VARIANCE — HDMF 9.28' over �
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PROPOSED—SDD Gable Ridge 58.71' at worst case
VARIANCE— HDMF 10.71' over
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LINK E/F PROPOSED — SDD 52.60' bas�d on interpolated grade
VARIANCE— HDMF 4.6' over
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BUILDING F PROPOSED—SDD Main Ridge 59.10' base� on interpolated grade �
(worst case) `� �
57.10' at north face of building �
VARIANCE— HDMF 9.1' over, worst case at north face �
PROPOSED — SDD Gable Ridge 64.54' based on interpolated grade
(worst case)
58.54' at north face of building
VARIANCE — HDMF 10.54' over, at north face �;:
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REQUIRED STUDIO — BUILDINGS D, E, F �
Existing Spaces 73 �;
� New Unit Spaces 23 2.3 (avg. spaces per unit for 10 �
units) �
Sub Total 96 �
REQUIRED MANOR HOUSE — BUILDINGS A. B, C �
Existing Spaces 105
New Unit Spaces 20 2.5 (spaces per unit for 8 units)
EHU Spaces 1 �
Sub Total 126 �
TOTAL PARKING SPACES 222 �;;
�
PARKING STRUCTURE GROSS FLOOR AREA �,
Studio Structured Parking /Out Buildings 27,811 total of parking structure & adjacent �
structures
SURFACE PARKING �
Studio SurFace Parking and Paved 13,433 �`
Manor House Surface Parking and Paved 43,190 �'
TOTAL SURFACE PARKING AND PAVED 56,623 �"'
�
Parking Structure -The deck of the underground parking is sloped to minimize the profile of the �'
parking structure above grade. 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'. �"
�
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The height clearance of the parking structure will be a minimum of 7'-6" clear. �
�`
_ �
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The parking decks slope at a maximum of 6%. The access ramp sipoes 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 department vehicles per Public
Works
Drive Aisles - 24' wide finro-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. �,
OPEN SPACE ',
TOTAL LANDSCAPE AREA AND PATHS 100,303 ',
LANDSCAPE AREA %OF TOTAL SITE AREA 42% '
LANDSCAPING AND SITE DEVELOPMENT: I�
Approximately 52% or 107,575 square feet of the total lot area will be landscaped. The
landscaping and site development will be as indicated on the Landscape Plan.
EMPLOYEE HOUSING BEDS
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 stone walls and terraced landscape areas to soften the difference in grade and create a �
natural appearance. The erosion control plan will be prepared by a registered Colorado
Professional Engineer.
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.
,I�
RETAINING WALLS �
I
�
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 � I
walls will not exist on slopes exceeding 30%. There are no retaining walls planned within the front �i
setback or along the right-of-way. Boulder retaining walls will meet the standards of retaining walls, i
with a P.E. stamp if the slope exceeds 1:1.
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Design Review Board Comments
From December 3, 2003 Meeting '"'�
• The proposal is "tremendousiy huge" and the impact on neighboring
properties will be "enormous". `
� Views from the Betty Ford Gardens and Ford Park will be negative{y
impacted. The view of seeing the proposed roof of the Manor Vail will be
detrimental to the ambiance of Ford Park. :s
• The proposed links between the buildings will take a�vay views to the Gore
Range.
• This proposal creates an 800-foot plus long building with little change in
the ridge line which creates the appearance of an unbroken wall. Massive
structure over a block long.
• The balconies are very linear. Linear architecture dominates the facades.
� The proposed addition appears to double the mass of the buildings which
is far and above what is acceptable. The volume is too much.
� The design looks very "city-like".
� The benefits of the project come at a great sacrifice.
• The previous plan for the addition of one level to Buildings D, E, and F
was more in scale and character with the surrounding uses. It was an
exciting proposal. �
• Don't see any public benefit other than underground parking. �
• This site is too serve as the transition of the Vail Village into the residential �
neighborhood.
• Understand the difficulties of working with a large homeowners
association in order to achieve a project of this magnitude. �
� The design of the Austria Haus and Sonnenalp Hotel are more like the ,
scale and architecture which should be proposed. �
• The trees along Vail Valley Drive are "sacred" and need to be saved as !
they help to break up the mass of the buildings. There needs to be more I
than ornamentaf trees planted on top of the parking structures to help �
break up the mass of the buildings. May need to �ut some tree wells into ',
the design of the parking structure. ',
• Upgrade the facades does not have the impact it should when old roof ,
forms such as the °saw-tooth" roof remain.
• This is a fine piece of property and it deserves fine architecture.
• The proposed height is too much to ask.
• While the additional open area is good, it is Manor Vail's not the Town's. '
• This is a very large project which will take several meetings to completely
grasp and understand.
�
Attachment: D
• s _
PLANNING AND ENVIRONMENTAL COMMISSION
� PUBLIC MEETtNG
Monday, December 8, 2003
PROJECT ORIENTATION /- Community Development Dept. PUBLIC WELCOME 12:00 pm
MEMBERS PRESENT MEMBERS ABSENT
John Schofield Gary Hartman '
George Lamb Doug Cahill
Rollie Kjesbo ;
Chas Bernhardt �, �'
Erickson Shirley
Site=
1. Vail Resorts Tennis Courts-615 West Forest Road
2. David Irwin residence- 1956 West Gore Creek Drive
3. Michael and Iris Smith- 44 West Meadow Drive
4. Lodge Tower South- 164 Gore Creek Drive
5. Manor Vail Lodge- 595 Vail Valley Drive
Driver: George
��
�r• NOTE: If the PEC hearing extends until 6:00 p.m., the board may br�ak for dinner from 6:00 -
6:30
Public Hearinq - Town Council Chambers 2;pp pm
5. 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 construcfion of Type III
Employee Housing Units, pursuant to Section 12-6H-3, Vail Town Code, located at 595 Vaii
Valley Drive/Lots A, B, & C, Vail Village 7th Filing, and setting forth details in regard thereto.
Applicant: Manor Vail, represented by Melick and Associates
Planner: Warren Campbell
Warren Campbell gave a presentation per the memorandum.
The applicant Manor Vail, represented by Chip Melick with Melick and Associates, stated that
this proposal was a work in progress and that many benefits to thP Town would result from
the approval of this project. He added that by enhancing the exterior of the buildings, the
proposal was in accordance with the Vail Village Master Plan. He detailed the plan to
remove the parking from the surface of the site and replace it with underground parking, in
the form of a two level parking structure. Approximately 109 additional parking spaces would
be proposed, in accordance with the need outlined in the Lionshead Master Plan for
additional parking within the Town. Efforts would be taken to visuaUy enhance the access to
Ford Park and a clean-up of Mill Creek would be undertaken as well. He continued by
�, detailing the proposal to add 6 new Employee Housing beds between Buildings B and C.
Thirteen more units than were currently allowed under HDMF zoning were being requested.
�
Attachment: E _ � �;;
Tnwn,J nr va rr. �
� �
Site coverage wouid not be exceeded under the new proposal. The front and side setbacks
would not change at all. The rear setbacks would be reduced. He made several
comparisons between the proposed project and buildings in the Lionshead areas. Regarding �
building height, he stated that 45% of the proposed roof area would be over the 48' height
limit for that zoning district. He again stated that compared with buiidings in the Lionshead
area, no percentage of the roofs would be over the height requirement. The additional 109
parking spaces would be for sale. Mr. Melick finished by stating that the amount of open
space being added with the proposal totaled to be over one acre. ,
Jim Lamont, Vail Village Homeowners Association, commented on the lack of comparisons
between the Vail Village Master Plan and this proposal. :f
Warren Campbell responded that in the Vail Village Master Plan, only height requirements
were compared currently. No comparisons had been made with the Lionshead Master Plan,
as that area is entirely different than the site in questions. One of the criteria in the
Lionshead Master Plan regulated the total redevelopment of a property as opposed to a
piecemeal approach.
Jim Lamont asked if a plan existed that assured architectural consistency of the buildings
that were not currently proposed to be remodeled. He noted that the 1960's roof forms would
not be compatible with the new roof forms being proposed. i
Rollie Kjesbo mentioned his surprise at the changes that had taken place within the proposal I
since the last time the plan had been submitted. The amount and the height of the proposed �I
building was excessive, he felt. Comparisons should not be made between Lionshead and !
the Village since the areas are so drastically different. The change in height from forty-eight ��
to seventy feet was substantial. Mr. Kjesbo stated that the increase in traffic would be � I
notable, though the proposed open space was nice.
George Lamb agreed that the new proposal was vastly different from ihe original proposal.
The increase in bulk and mass was significant and the Lionshead guidelines should not be
applied to the Manor Vail redevelopment. Substantial landscaping, not simply small shrubs, I
should replace the parking lot that currently existed and was being relocated underground. i
He mentioned that the connection from the Village to the amphitheater should be maintained
as it currently is and not further narrowed.
Erickson Shirley commented that Vail Village must remain unique. Any reason that would
justify amending height resirictions must be "very compelling", he continued. He mentioned
that a recent traffic analysis identified the area as handling traffic poorly: an increase in
parking spaces at this site would further that problem. The public that enjoys Ford Park
would be affected by the visual intrusion of increased height. The original proposal was more �
acceptable than the current proposal. '
Chas Bernhardt liked the idea of putting the parking underground, but suggested that the
applicant attempt to drive on Vail Valley Drive during a peak traffic time. Further congestion
was simply not needed, he commented. The character of the neighborhood would be
substantially altered with the increases in height that were proposed. Mr. Bernhardt felt that
this property was a transitional area to a residential area, and the bulk and height proposals
were not appropriate.
John Schofield agreed that comparisons with the Lionshead area should not be made. The
plan previously submitted was more feasible. Underground parking was definitely preferred. �
However, nothing would be approved that would result in an increase in traffic. The
• �
proposed height of 71 feet was unacceptable. The recommendations of the Design Review
� Board were quite applicable. Mr. Schofield felt that the pedestrian access to Ford Park
should be enhanced, at the very least, as it was highiy used during the summer season.
Chip Melick responded that a link between buildings D, E and F was still desired, even if that
link only consisted of one story. Would a proposal including those minimal connections be
acceptable?
John Schofield stated that the linear mass of the building was the most important issue, in
the minds of the Commission.
s
Erikson Shirley was interested in knowing how drastically the zonE�g regulations were being
affected by the new proposal Mr. Melick was now suggesting.
The applicant, Chip Melick, responded that only a minimal height variance was formerly
requested, which was eventually deemed unnecessary after further study.
Jim Lamont asked if an elevator would be required to serve the buildings, even under the
revised proposal.
John Schofield asked if the building was constructed under County regulations.
Jim Lamont responded in the affirmative.
John Schofield commented that that could partially justify the setback variances in question.
�, . Chip Melick asked if the scenario he suggested would be worthwhile to pursue or not.
Erickson Shirley responded that he was still unsure of the public benefit that would result
from the proposal and compared this proposal with the Tivoli development, which public
benefit was extensively critiqued.
Chip Melick responded that more of a "Village feel"would be worked toward.
John Schofield finished by encouraging the applicant to proceed with positive ideas for
redevelopment of the site.
Jim Lamont stated his familiarity with the site and the complications that surrounded the
redevelopment of the area. The skier drop off functions of Golden Peak would need to be
analyzed again, he commented. If the parking could be designated to two different areas,
the impacis upon through traffic could possibly be fewer. The efforts that had been
undertaken to improve the site were substantial, and applauded, he finished.
Erikson Shirley restated the importance of public benefit in proposals similar to this one. The
Tivoli was granted a height variance to allow for proper construction.
The applicant requested that the project be tabled until January 12th 2004.
Motion: Rollie Kjesbo Second: George Lamb Vote: 5-0-0
TABLED TO JANUARY 12, 2004
�
• .
Design Review Board Comrnents
From December 17, 2003 Mee#irag .•�
• Questioned the height of each floor. The additional floor on Buildings D, E, and F
is approximately 20 feet in height. This excess ceiling height could be used to
help step the roof forms.
• The current proposa� looks like one long linear building. Ttie project should look
like a series of buildings as you travel down the street by utilizing different colors
and materials. >
• Avoid the "complex"appearance. There should be some;;common elements but
also some differences in the building structures.
• Concerned about the top of the parking deck. There needs to be some full size
trees planted in the large open area cr�ated by the sub-surface parking structure.
Shrubs and ornamental trees are not going to be acceptable.
• The Board appreciated the applicant making such dramatic changes in the
current proposal from the initial proposal.
• There is still a problem with the "saw-tooth" roof forms which are not proposed to
be changed.
• Flat roof on Building B not acceptable. Looks like a"Riverwalk"development
building in Edwards. �
• The proposal still resembles a large cruise ship. ;
• Height is still and issue in terms of the views which will be obstructed and the ;
impact on Ford Park. !
• Buildi�gs D, E, and F appear "top heavy" because the proposed additionat floor !,
is so much taller than the existing floors. � ;
� Several members expressed that they didn't like the links between buildings. �
T he lin ks b loc k views o f par k and creek behind Buildings D, E, and F. The newly '
proposed building links are less obstructive than previously opposed. �
• The park on top of the parking structure should not be flat. There should be �
more undulation and a well developed landscape plan. i
• Asked how the garage structure was to be vented and how it would be screened. �
• The railings on the decks of the buildings create a cruise ship appearance. j
• The landscaping leading to Ford Park needs to be "dressed up".
• Suggested adding units on top of Buildings A and B and eliminate the "saw tooth"
roof.
• This proposal has come a long way, however, there is a lot more to do.
--- ------- �
Attachment: F
• •
PLANNING AND ENVIRONMENTAL COMMISSION
�`"' PUBLIC MEETING
Monday, January 12, 2004
PROJECT ORIENTATION - Community Development Dept. PUBLIC WELCOME 12:00 pm
MEMBERS PRESENT MEMBERS ABSENT
George Lamb Erikson Shirley
Doug Cahill Gary Hartman ;
Chas Berhardt ��
John Schofield `
Roilie Kjesbo
Site Visits :
1. Village Center Commercial Condominiums—122 East Meadow Drive
Driver: George
NOTE: If the PEC hearing extends untii 6:00 p.m., ihe board may break for dinner from 6:00 - 6:30
Public Hearinq -Town Council Chambers 2:00 pm
� 5. 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, located at 595 Vail
Valley Drive/Lots A, B, & C, Vail Village 7th Filing, and setting forth details in regard thereto.
Applicant: Manor Vail, represented by Melick and Associates
Planner: Warren Campbell
TABLED TO FEBRUARY 23, 2004
MOTION: George Lamb SECOND: Doug Cahill VOTE: 5-0
Warren Campbell gave a presentation of the staff inemorandum.
Robert McCleary presented the revisions made to the plans and responded to questions of the
Commission. The Commission's questions focused on pedestrian access in and around the
development site and the cannectivity of the proposed buildings.
Chip Melick discussed the proposed development and the standard from which the project deviated.
John Schofield asked for public comment.
There was no public comment.
George Lamb expressed his appreciation to the applicant for breaking up the proposed ridgeline.
He suggested that the applicant communicate their pians with the residential owners in Golden Peak
and other neighboring property owners to avoid last minute concerns about impacts to views to the
� east. George stated that traffic impacts on Vail Valley Drive could be a concern.
Doug Cahill expressed a suggestion to create the connectivity between buildings on the first floor
Attachment: G - ,j{
Tnwtv n�va n �+
� �
instead of the third floor. He suggested further research into the use of the surplus parking spaces to
avoid further congesting Vail Va11ey Drive. He questioned the appiicant's intent to "clean up" the
Gore Creek and Mill Creek riparian corridors. �
Chas Bernhardt indicated that he liked this proposal better than the previous plan. He felt that
landscaping should be considered to help visually break mass the horizontal mass of the buildings.
Chas suggested that the applicant conceptually explore the possibility of large trees in the landscape
plan.
John Schofield stated his concern that the redevelopment of residential condominiums can not rely
solely upon deviations from the development regulations to"fund"ren�vation projects. That said,he
suggested the applicant now submit a complete application and pro�eed towards a decision of the
Commission. He expressed that building bulk and mass and bu�lding height were the two most.
important concerns of the Commission and needed to be addressed. He further stated that parking
and impacts to traffic on Vail Valley Drive.
Rollie Kjesbo arrived. (2:50 pm)
;
John Schofield stated that if the negative impacts of parking could be addressed, then surplus
parking on the Manor Vail Lodge development site could be acceptable. ;
i
Lloyd Bishop responded to the Commissioner's comments. i
i
I
�
�
�
' I
�
I
',
� '
2 -
� .
�,. Design Review Board Comments
, From March 3, 2004 Meeting
• Recognize difficult working with such a large ownership, however, at some
point decisions based on good design need to occur versus always
evaluating an idea based on how the ownership will react.
• Landscape plan has come along way for the positive. Still concerned that
no large trees can be planted on top of the structure.;and that trees along
the existing walkway and in the southern parking �lot along Vail Valley
Drive are being removed.
• Do not believe many people will choose to walk on the relocated path to
Ford Park. The most direct route is to head down the driveway to Manor
Vail.
� The proposed new floor on Building C needs to be revised. The height is
excessive and it should be reduced dramatically. In addition, the new floor
should be pulled back so that it does not extend out all the way to Vail
Valley Drive. A new floor on top of Building C creates a large wall.
• The new floor levels are extremely taller than the existing floor plates. The
proposed new floors are approximately 22 feet from the floor plate to the
ridge on the interior. This should be reduced dramatically to be 12-15 feet
in height to match the levels below. Such a tall new floor makes the
� buildings look "top heavy".
• The ridge line is too high in some places as it blocks too much of the Gore
Range. This is especially true with Building C.
• The proposal from the summer of 2003 seemed less imposing. The
heights on that proposal did not exceed the 48-foot maximum. The
heights of the new floors should be reduced to be as close to 48 feet as
possible.
• There needs to be some variation in colors and architectural features.
Too mono-tone. The current plan carries forward the repletion that exists
in the current project. The new roof is too repetitive just like the existing
roof is too repetitive. The project is not more interesting, just a larger
version of what exists, except this proposal is clad in more wood.
• The project gets bigger and more "out of control" every time it comes
before the Board.
� The parking structure needs to be more under ground. There is too much
exposed. It appears that it is "shoe-box" just pushed into the existing
grades with most of it exposed. The linear wall which is created along Mill
Creek is awful.
• Suggested relocating the entry to the parking structure to the east side of
the structure. They understand the concern of not wanting to put it in front
of some of the units but it is a better design.
• The mass is overwhelming.
� • Are the trusses on the gable ends structural or ornamental? They seem
too busy.
Attach�nent: H
• •
PLANNING AND ENVIRONMENTAL COMMISSION
, PUBLIC MEETING ..�
Monday, March 8, 2004
,
PROJECT ORIENTATION - Community Development Dept. PUBLIC WELCOME 12:00 pm
MEMBERS PRESENT MEMBERS ABSENT �
John Schofield Gary Hartman
Erickson Shirley
;
Chas Bernhardt �'
Rollie Kjesbo '
Doug Cahill
George Lamb �
i
Site Visits : i
1. Slifer -230 Bridge Street ';
2. Hughes - 303 Gore Creek Drive, #7
3. Shirley - 303 Gore Creek Drive, #8 i
4. Yare - 2434 Chamonix Lane
5. Vail Resorts Development Company - Tract K, Glen Lyon ;
Driver: George ��
NOTE: If the PEC hearing extends until 6:00 p.m., the board may break for dinner from 6:00 - 6:30
!�
Public Hearinq -Town Council Chambers 2:00 pm ..,,,�
I
1. 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, located at 595 Vail ;
Valley Drive/Lots A, B, & C, Vail Village 7th Filing, and setting forth details in regard thereto. II
Applicant: Manor Vail, represented by Melick and Associates '
Planner: Warren Campbell �
MOTION: Lamb SECOND: Bernhardt VOTE: 6-0
Tabled to April 12, 2004
�
Staff reviewed the memorandum and a letter provided by Jim Lamont, Vail Village Homeowner's �
Association, from Fredrick Wyman III, President of All Seasons Condominium Association. The i
applicant reviewed the goals of the project and displayed multiple visual simulations of the proposal I
and how it affected different views. I
Jim Lamont complimented the visual simulations and then expressed concern about the proposed
parking structure within the required setback from Mill Creek. Mr. Lamont also expressed concern �
about the parking lot access and asked why the loading and delivery was not covered. He asked �
about employee housing in the parking structure and whether it could be moved. He suggested
putting it over the loading and delivery area. Mr. Lamont asked about pubic improvements and �'
whether there were other pubic improvements that could be required or should be required. Jim
Lamont indicated that improving access to Ford Park could be pursued. � ,
The Commission commented that the setback from Mill Creek was a concern and the prposed
I
Attachment: I ;i
T/}WN l}F VATT. �
• •
parking structure should be pulled away. There was also general concern over the access to the
proposed parking structure. The new floor on Building "C"was identified as a concern as the height
� would block a large portion of the view to the Gore Range. The new floor increased the height by
approximately 22 feet. It was suggested that Building "C" should taper down to Vail Valley Road.
There needs to be some planting pockets located on top of the parking structure to provide winter �
interest. The existing trees along the bike path should remain. The relocation of the access gate
further not the property from its current location will help circulation on Vail Valley Road. There was
some indifference about covered loading and delivery and its value as a public benefit. The
proposed new units should not be required to be placed in a rental pool. The Commission asked the
applicant why they wanted so much floor area and questioned where the public benefits were in the
project which would warrant such a large increase over the maximum GRFA permitted. The �
Commission liked the turn-around area provided off of Vail Valley Drive on the south lot and the
proposed garden on top of the parking structure. The Commission stated that they liked the plan
from a year ago when a variance for GRFA to be located within a setback was being requested.
The applicant was directed to remove all improvements from the 100-year floodplain. Improvements
to Mill Creek could be a significant pubfic improvement. The Commission concluded by requesting a
complete application with no more work sessions. Staff was directed to review the next submittal for
completeness very thoroughly. The Commission acknowledged that the photography simulation
used in the presentation worked better than a model. However, the photos need to be realistic
about landscaping and what is impacted with development.
2. A request for final review of a variance from Section 12-6H-6, Setbacks, Section 12-6H-10:
Landscaping and Site Development, and Section 12-6H-11: Parking and Loading, Vail Town
Code, to allow for a residential addition, located at 303 Gore Creek Drive/Lot 7, Block 5, Vail
Village 1 St Filing, and setting forth details in regard thereto.
�,,, Applicant: Ron Hughes, represented by Shepherd Resources, Inc.
Planner: Bill Gibson
MOTION: Kjesbo SECOND: Bernhardt VOTE:5-0-1 (Shirley abstained)
APPROVED WITH ONE CONDITION:
1. This variance request approval shall be contingent upon the applicant receiving
Town of Vail design review approval for this proposed residential addition.
Due to the similar nature of the applications, items#2 and#3 (Hughes Residence and Shirley
Residence) were reviewed concurrently.
Staff presented an overview of the request and the staff inemorandum.
The applicanYs architect, Shepard Resources, Inc., had no additional comment. The
applicant's attorney, Murray Franke Greenhouse List & Lippitt LLP, stated their objection to
Staff's recommended condition #2 for the Hugh's proposal.
Virginia Wells, adjacent property owner Rowhouse#6,stated that they did not support the Hugh
Residence variance request and did not support the final design of the proposal. Ms. Wells
requested that the PEC adopted and broaden the language of Staff's recommended condition
#2 for the Hugh's proposal.
Commissioner Shirley stated his objection to Staff's recommended condition #2 for his
proposal.
� The PEC noted the special circumstances and hardships related to the Hughes and Shirley
variance requests. The PEC noted that Staff's recommended condition#2 was not necessary
as any risk of construction impacting neighboring properties would be addressed by the existing
private party-wall agreements.
2
• •
7/15/04 �
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 the garage drainage
5. Provide center line profile for the realigned Ford Park path i
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 ;
8. Landscape plan shows trees in the middle of the access to the parking garage, ��
please correct �
9. The curb alignment for the driveway access to the parking garage off of Vail ;
Valley Rd should remain as it exists today. '
10. The southern surface parking lot needs to be brought up to current standards,
parking stall widths/lengths, drive aisle width
11. Traffic impact fee $5000 per PM peak trip increase
12. P.E. designed Erosion and sediment control plan required prior to building
department submittal �
�
Attachment: J - II
� �
�
� ��
�
TUWN OF�AIL
Dept. of Public Works/Transportation
1309 Elkhorn Drive
Vail,Colorado 81657
970/479-21'S8
970/474=2166 Fax
www.vailgov.com
Project: Manor Vail
Reviewed By: Chad Salli, P.E.
Project Engineer
Public Works
Date: 02/20/04
After reviewing the latest revision to the Manor Vail project, Public Works comments are
as follows:
�,,. 1. Show turning movements for ingress/egress to loading dock
2. Final Drainage study required prior to building department submittal
3. Sand/oil intercept required for parking garage
4. P.E. designed Erosion and sediment control plan required prior to building
department submittal
5. Traffic impact fee $5000 per PM peak trip increase
6. Mill Creek slope restoration and stabilization required along property frontage
7. Altlzough the realigned path to Ford Park eliminates the conflicts with vehicles
entering/exiting the garage, it does not give a strong visual presence as a public
access. The direct movement to the Park is eliminated and along with the tunnel
effect of the path with the connection between buildings it appears more like a
private sidewalk for the development than a public path to the park. The first
option should be to keep the current alignment of the path and relocate the
entrance to the garage to the east side with a 90 degree turn vs. the proposed west
access with a 180 degree turn. The 90 degree turn allows for better line of sight
for both the peds/bikes and the vehicles exiting the garage.
�
8. Please show snow storage locations for the site.
• �
�
�
' T'Ot�YNN OP�AIL
Dept.of Public Works/Transportatiou
1309 Eikhorn Drive
Vail,Colorado 81657
970/479-2158
970/479-21-66 Fax
www.vailgov.com
Project: Manor Vail
Reviewed By:Chad Salli, P.E.
Project Engineer
Public Works
Date: 12/26/03
After reviewing the latest revision to tlie Manor Vail project, Public Works cotnments are
as follows:
�
Show new curU line to accon�unodate required turning radius for tl�e garage access � '
Show turning movements for ingress/eg�•ess to parlcing ga.rage and loading doelc
Area required for fire dept turn around for bldgs D, E, F appears to encroach into the
parking garage, how is this going to work?
Remove surface parlcing from setback
�
All parking stalls must have capability for vehicles to turn around/exit u1 a 3-point ttiin. ;
The west side of the surface lot appears that 3-� stalls will not be able to accommodate
this. -
Drainage study required i
Sand/oil intercept required for parlcing garage
Grading plan required
Erosion control plan required
Traffic impact fee $5000 per PM pealc trip increase �
� I
I
_ I
. •
� Mill Creek slope restoration and stabilization required a(ong property frontage
Sight distance for peds at garage insufficient, vehictes exiting garage have limited
visibility of peds hea.ding east to Ford Park �
Traffic study of Vail Valley Dr at each iiitersection (Blue Cow Cir, Mill Creek Cir, Gold
Peak, Hanson Ranch Rd, Gore Creek Dr, all curb-cuts) ,
Relocate handicap parking in the garage nearer to the elevators
:1
What is the grade of the access to the garage before the 8"/o slope`
. -
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• �
THIS ITEM MAY AFFECT YOUR PROPERTY �' '�
PUBLIC NOTICE ����� �
�r.
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 Fraternal
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 inspection 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: L
� •
Ski Club Vail Lee Edwards, Phd. Apollo Park at Vail Timeshare
Texas Townhouse Condo. Assn.
598 Vail Valley Drive 442 Frontage Rd., West
��il, CO 81657 P• O. Box 489 Vail, CO 81657
Locust Valley, NY 11560
Apollo Park Lodge The Wren The Town of Vail
442 S. Frontage Rd., E. 500 S. Frontage Rd., East 75 S. Frontage Road, West
Vail, CO 81657 Vail, CO 81657 Vail, CO 81657
Vail Resorts Pinos Del Norte Paul Jeppson
P. O. Box 7 600 Vail Valley Drive Golden Peak Condo. Assn.
Vail, CO 81658 Vail, CO 81657 P• O. Box 915
Avon, CO 81620
•
•
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