HomeMy WebLinkAboutPEC March 8, 2004 � •
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
Site Visits :
1. Slifer - 230 Bridge Street
2. Hughes - 303 Gore Creek Drive, #7 •
3. Shirley - 303 Gore Creek Drive, #8
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
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.
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
applicant reviewed the goals of the project and displayed multiple visual simulations of the proposal
and how it affected different views.
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
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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 public 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.
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�RiGINAL
� MEMORANDUM
TO: Planning and Environmental Commission
FROM: Department of Community Development
DATE: March 8, 2004
SUBJECT: A request for a recommendation to the Vail Town Council for the
establishment of Special Development District No. 38, Manor Vail Lodge,
to allow for the redevelopment of the Manor Vail Lodge, and a request for
a conditional use permit to allow for the construction of Type 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 Lodge, represented by Melick and Associates
Planner: Warren Campbell
I. SUMMARY
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). 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.
11. DESCRIPTION OF THE REQUEST
The applicant, Manor Vail Lodge Condominium Association, represented by
Melick 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
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
of the proposal include:
• 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
additional units)
• A deviation from the allowable amount of Gross Residential Floor Area
� (20,446 square feet additional)
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� • A deviation from the allowable building height (68.6' proposed at worst
case on Building F)
• Elimination of surface parking on the north portion of the site and the
creation of one two-level partially below grade parking structure and a
reduction in surface parking along Vail Valley Drive. The proposed plan
includes parking for the project with no additional parking.
• Provision of two employee housing units to accommodate seven
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 and the addition of third
floor connections between Buildings D and E, E and F, B and D, and B
and C.
� The exterior remodel of all the buildings located on the site.
• The cleanup and improvement of both Mill Creek and Gore Creek.
� The encroachment of several buildings and the parking structures into
required setbacks.
A copy of a letter from the applicant dated February 27, 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
'�r■' encroachment variance for the construction of an additional floor on top of
Buildings D, E, and F. That application was tabled as staff was
recommending denial of the height variance and the Commission could
not make a finding of a hardship. The applicant requested the tabling in
order to redesign the proposal so as to eliminate the need for a height
variance. In association with this application the applicant held a work
session with the Town of Vail Design Review Board where the Board
generally expressed that the proposal was an improvement. The
variance application was later withdrawn as the applicant was planning to
submit an application for a Special Development District.
� On December 3, 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
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 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).
� • On December 17, 2003, the applicant met with Town of Vail Design
Review Board for a conceptual review discussion on revisions made to
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� 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 of the Design Review Board's comments has been
attached for reference (attachment H).
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.
� Zoning: High Density Multiple-Family
Land Use Plan Designation: Vail Village Master Plan Study Area
Current Land Use: Mixed Use/Residential
Development Standard Allowed Existinq Proposed
Lot Area: 10,000 sq.ft. 236,966.4 sq.ft. 236,966.4 sq.ft.
Buildable Area: 232,932.4 sq.ft. 232,932.4 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' 8'
Building Height: 48' 32' 68.6'
Density: 25 units/acre 23.2 units/acre 26.4 units/acre
133.5 D.U.s 123 D.U.s 140 D.U.s
GRFA: 139,650.53 sq. ft. 121,365.4 sq. ft. 160,205 sq. ft.
Site Coverage: 130,331.5 sq.ft. 66,995 sq.ft. 100,615 sq.ft.
�, (55%) (23.5%) (30.5%)
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� Landscape Area: (00959.2 sq.ft. 77,146 sq.ft. 148,712 sq.ft.
° ) (32.6%) (42.5%)
Parking: 223 spaces 178 spaces 223 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 not 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:
Complete Development Application
The Town of Vail has reviewed the development application submitted by the
applicant's representative for completion and compliance with the prescribed
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 and reviewed before any
final decisions may be made by the reviewing boards. Many of these issues
have already been communicated to the applicant. Others have not. For
� reference purposes, the following information is needed:
• 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 sun/shade 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.
• A vicinity plan which includes at minimum the Texas Townhomes,
Golden Peak, Ski Club Vail, The Wren, Apollo Park, and Pinos Del
Norte.
• A complete and accurate roof plan with existing and proposed grades
shown underneath to be used in the determination of building height.
The submitted plan displays the height above interpolated grade in
multiple locations. These plans should be revised to provide staff with
ridge and eave elevations with interpolated historic grades and
proposed grades shown on the site including through the footprints of
the buildings.
• Address the comments provided by the Town of Vail Public Works
Department in the memo dated February 20, 2004 (attachment I)
• 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.
• All plans need to be check and updated to match each other as the
� proposal has recently changed and some of ihe corresponding
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� documents have not been updated. For example the landscape plan
still includes the enclosed loading and delivery area.
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 need a traditional massing model to aid in the
review of this project or do the digital renderings taken from multiple
angles satisfy the need to see impacts and massing of the
proposal?
Does the Commission want any additional photo renderings which
will provide a different perspective on the potential impacts?
Proposed Setback Encroachments
The proposal includes the construction of approximately 11,414 square
feet of addition Gross Square Footage of which 3,094 square feet is
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.
Does the Commission believe this to be acceptable or in excess of
what is appropriate? If the Commission believes the encroachments
are excessive what changes are suggested?
In a previous submittal the applicant proposed to enclose the loading and
delivery at the rear of Building B. That proposal has been removed for
the most recent submittal.
Does the Commission believe that the reincorporation of an
enclosed loading and delivery bay is a public benefit?
Proposed Underground 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
reduce the amount of surface parking along Vail Valley Drive. The
proposed parking structure would eliminate a majority of the surface
parking with 11 parking spaces remain on grade on the north portion of
� the site. The proposed parking structure and surface parking would meet
the minimum requirements of the Code for maintaining the existing
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� number of parking spaces while adding parking to meet the proposed
new uses.
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?
The west side of the proposed parking structure and pathway encroaches
into the 30-foot Mill Creek setback 22 feet. The result is that the structure
is right on the bank of Mill Creek with an exposed wall of the structure
running the distance of the structure. Staff believes the structure needs
to be pulled back from Mill Creek and should generally meet the 30-foot
setback requirement.
Does the Commission believe the parking structure is properly
located or should it be pulled back from Mill Creek? If the
Commission agrees with staff that the structure should be moved to
the east out of the setback is there a recommendation as to how far
away from the creek it should be at a minimum?
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 is curren�ly
proposing to provide additional parking to service their proposed used
solely as required by Code, staff has determined that a traffic study will no
longer be needed.
Does the Commission believe a traffic study is needed to evaluate
this proposal?
Proposed Creation of Covered Pedestrian Walkwav and the Relocation of the
Existinq Path
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
Valley Drive to Ford Park. Staff's concerns are that the heavily utilized
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.
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� What if any concerns does the Commission have 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 proposed
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
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.
The relocation of the path and installation of 11 surface parking spaces
will eliminate the mature trees which line the current path.
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?
Mitiqation of Development Impacts
�
Pursuant to Section 12-7A-14, Mitigation of Development Impacts, Vail
Town Code,
"Property owners/developers shall also be responsible for mitigating
direct impacts of their development on public infrastructure and in all
cases mitigation shall bear a reasonable relation to the development
impacts. Impacts may be determined based on reports prepared by
qualified consultants. The extent of mitigation and public amenity
improvements shall be balanced with the goals of redevelopment and will
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."
The applicant is proposing to add bulk, mass, and height to all the
buildings on the site. A portion of the proposed bulk and mass exceeds
the maximum allowed Gross Residential Floor Area by 20,446 square
� feet with 3,094 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 68.6 feet in it's
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worst case. The proposed floor additions to the buildings measure
� approximately 22 feet from the floor plate to the tallest interior ridge. The
height can be seen on the proposed fourth floor plans 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.
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?
Are there any other specific mitigating measures that the applicant
should be pursuing at this time as part of this development
application?
Public Benefits
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
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 i2-9A-6 of this Article."
Furthermore, Sections 12-9A-8, Design Criteria, and 12-9A-9, Development
Standards, of the Vail Town Code, states, in part,
"It 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 applicable, or that a practical solution consistent with
the public interest has been achieved."
And,
"Development standards including lot area, site dimensions, setbacks,
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
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� 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 outlined in Section 12-9A-8 of
this Article."
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 required
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 floor
connections between Buildings D and E, E and F, B and D, and B and C. The
maximum height of the structures is approximately 68.5 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 20,446 square feet of Gross
Residential Floor Area in excess of that permitted by the existing zoning. The
proposed parking structure is located approximately 8 feet from the center line of
Mill Creek which has a 30-foot setback by Code.
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
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
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
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
addition of landscaping along Mill Creek be a public benefit? Would the
creation of a walking path along the Gore Creek with pockets for benches
be a public benefit?
The Town has identified the need to maintain and increase our stock of
accommodation units as well as increase the quality of existing accommodation
units. Manor Vail is a wholly owned condominium project that has operated for
years as a lodge/hotel. The applicant will be retro-fitting 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
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� 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?
Does the Commission view the proposed fire sprinkler system as a public
benefit as it will make an existing property safer for guests?
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 believe it may help with the traffic congestion on Vail Valley Drive which has
been identified as a significant problem.
Does the Commission view the traffic turn-around on Vail Valley drive as a
public benefit?
VI. CRITERIA AND FINDINGS
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.
Conditional Use Permit Criteria and Findings
�„ A. Consideration of Factors Reqardinq Conditional Use Permits:
1. Relationship and impact of the use on the development
objectives of the Town.
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.
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 scale and bulk of the
proposed use in relation to surrounding uses.
B. The Planninq and Environmental Commission shall make the
following 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 permit section of the
� zoning code and the purposes of the Public
Accommodation zone district.
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� 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:DESIGN CRITERIA:
The following design criteria shall be used as the principal criteria in
evaluating the merits of the proposed special development district. It shall
be the burden of the applicant to demonstrate that submittal material and
the proposed development plan comply with each of the following
standards, or demonstrate that one or more of them is not applicable, or
that a practical solution consistent with the public interest has been
achieved:
A. Compatibility: Design compatibility and sensitivity to the
immediate environment, neighborhood and adjacent
properties relative to architectural design, scale, bulk,
building height, buffer zones, identity, character, visual
�, integrity and orientation.
B. Relationship: Uses, activity and density which provide a
compatible, efficient and workable relationship with
surrounding uses and activity.
C. Parking And Loading: Compliance with parking and
loading requirements as outlined in Chapter 10 of this Title.
D. Comprehensive Plan: Conformity with applicable elements
of the Vail Comprehensive Plan, Town policies and urban
design plans.
E. Natural And/Or Geologic Hazard: Identification and
mitigation of natural and/or geologic hazards that affect the
property on which the special development district is
proposed.
F. Design Features: Site plan, building design and location
and open space provisions designed to produce a
functional development responsive and sensitive to natural
features, vegetation and overall aesthetrc 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 P/an: Phasing plan or subdivision plan that will
� maintain a workable, functional and efficient relationship
throughout the development of the special development
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� district.
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.
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,
"COMPL/ANCE BURDEN:
It shall 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 or 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."
�1r►
XI. ATTACHMENTS
A. Vicinity Map
B. Letter from the applicant dated February 27, 2004
C. Proposed elevations and floor plans dated February 27, 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
G. January 12, 2004, Planning and Environmental Commission minutes
H. March 3, 2004, Design Review Board comments
I. Public Works comments dated December 26, 2003 and February 20, 2004
J. Public Notice
•
12
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MANOR VAIL LODGE "` -
STUDIO AN�MANOR HOUSE RENOVATION A ADDITION
Development Plan
February 27, 2004
�JECT GOALS / BENEFITS TO THE TOWN OF VAIL
RESPONSIVENESS TO THE VAIL VILLAGE MASTER PLAN
The goals of this project respond to the Vail Village Master Plan's objective to enhance the exterior by proposing
the following:
Remodeling the exterior of all buildings
Providing underground parking at the Studio Buildings
Expanding the Open Space
Expanding the landscape area
Enclosing the back-of-house at Building B
Enhancing the Ford Park Access
Cleaning up Mill Creek
Cleaning up Gore Creek
EXTERIOR REMODEL
The goals for Buildings A, B, C, D, E and F are to remodel the exterior to a mountain lodge theme while maintaining
the aesthetic sameness that they currently enjoy. It is essential that the buildings provide a uniformity due to the fact that
this is an existing property with an existing ownership group. One building cannot be perceived as having an advantage
in appearance over another. Each building has some subtle differences to provide some individualiry, yet each remains
part of one whole that defines the north edge of the property. These differences include changes in dormer elements, gable
roof forms, and different railing treatments. In addition to the aesthetics of these buildings, Manor Vail Lodge is upgrading
the egress stairs and providing ADA accessible elevators.
U�RGROUND PARKING
It is proposed to relocate all of the surface parking the Studio portion of the project to two below grade parking levels.
Parking for the Manor House portion of the project will be achieved through surface parking.
EXPAND ON OPEN SPACE
The goal for the site is to expand the amount of open space. It is proposed to add .74 acres of land to open space
/landscaped area. This is being accomplished by replacing the surface parking with below grade structured parking,
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.
LANDSCAPING
Landscaping an additional .74 acres will be done over the tops of the below grade parking structure at the Studio
Buildings and around the reduced surface parking area at the Manor House Buildings.
BACK OF HOUSE ENC�OSURE AT BUILDING B
The back of house is proposed to be enclosed within the new Building B footprint.
ADDITIONAL UNITS/GRFA
A total of 17 units are being requested, 7 of which exceed what is allowed by HDMF zoning. Of these units, 6 are being
req��ested over Building B at the 3rd and 4th levels, and one over Building A at the 4th level. Ten units are being requested
o�'�,uildings D, E and F at the 4th level, and between Buildings D/E and E/F at the 3rd level allowing a two story high
pas�ageway between buildings D, E and F at grade.
Prepared by: Melick Associates Attachment: B
MANOR VAIL LODGE
STUDIO AN�MANOR HOUSE RENOVATION AI� ADDITION
Development Plan
February 27, 2004
Ei,r„„�NCED FORD PARK ACCESS
The Ford Park Access is being maintained and combined with the addition of the gardens directly to the north.
Paving materials will link the existing access point to the west with the existing walkway in the TOV property along
the Gore Creek. The bridge link between Buildings B and D will act as a welcoming portal to Ford Park.
PARKING
A two level 134 space underground parking structure is being proposed along with 11 surface spaces on the Studio portion
of the project in front of Buildings D, E and F. Surface parking accommodating 77 parking spaces is proposed for the
Manor House portion of the project. This will accommodate parking spaces for the existing units as well as the new units
plus employee housing. A turn around is proposed at the entry to this surface parking area to solve what the TOV has
pointed out as a problem along East Vail Valley Drive.
EMPLOYEE HOUSING UNITS
New Employee Housing Units are proposed to accommodate 7 beds. This represents 87% of the 8 new employees
that will be required to operate this property.
CLEANUP OF MILL CREEK
It is proposed that the Mill Creek be cleaned to enhance the natural beauty of this water feature and its interaction
within the Manor Vail Lodge property.
CLEANUP OF GORE CREEK
It is proposed that the Gore Creek be cleaned up to enhance the natural beauty of this water feature and to open
up the views to the creek and to the Gore Range beyond. Further study is required to determine the scope of this work
on TOV property.
P� POSED SPECIAL DEVELOPMENT DISTRICT ENTITLEMENTS
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
RATIO 25 Units per Buildable Acre
#UNITS 133.68 Units
PROPOSED -SDD
#UNITS
Existing Units 123
New Units 17
Total Units 140
VARIANCE -6.32 = 7 104.72% over HDMF allowable
�
Prepared by: Melick Associates
� MANOR VAIL LODGEv,�'
STUDIO AND MANOR HOUSE RENOVATION AND ADDITION
Development Plan
February 27, 2004
C�!+�rA-Existin and New Unit Calculations
Remain Existin to Remain Existin to Remain Existin to Remain Proposed
Unit GFRA Unit GFRA Unit GFRA Unit GFRA Unit GFRA
Building A Building C Building D Building E Building A
1 1,340.00 202 1,376.00 316 652.32 425 652.32 4A 2,893.00
2 1,340.00 203 1,376.00 317 652.32 426 652.32 Building B
3 1,380.00 204 1,373.00 410 652.32 427 652.32 4B 3,956.00
4 1,380.00 205 1,512.00 411 652.32 Building F 4C 3,140.00
5 1,380.00 206 1,512.00 412 652.32 110 652.32 Building C
6 1,380.00 207 1,373.00 413 652.32 111 652.32 4D 4,280.00
7 1,380:00- 208 1,376.00 414 652.32 112 652.32 4E 2,951.00
8 1,380.00 209 1,373.00 415 652.32 113 652.32 4F 2,963.00
9 1,380.00 301 1,369.00 416 652.32 230 652.32 4G 2,876.00
10 1,380.00 302 1,376.00 417 652.32 231 652.32 EHUs
11 1,380.00 303 1,376.00 Building E 232 652.32 Link Between E&F
12 1,380.00 304 1,373.00 220 652.32 233 652.32 3A 582.00
13 1,380.00 305 1,512.00 221 652.32 234 652.32 3B 530.00
14 1,380.00 306 1,512.00 222 652.32 235 652.32 Link Between D&E
15 1,340.00 307 1,373.00 223 652.32 236 652.32 3C 886.00
16 1,340.00 308 1,376.00 224 652.32 237 652.32 3D 657.00
Building B 309 1,373.00 225 652.32 330 652.32 4th Floor D, E, F
f7 1,336.00 Building D 226 652.32 331 652.32 4A 3,287.00
18 1,336.00 210 652.32 227 652.32 332 652.32 46 3,287.00
19 1,368.00 211 652.32 320 652.32 333 652.32 4E 3,288.00
?0 1,368.00 212 652.32 321 652.32 334 652.32 4F 3,288.00
Bu`fding C 213 652.32 322 652.32 335 652.32 4J 3,257.00
101 1,369.00 214 652.32 323 652.32 336 652.32 4K 3,260.00
1�02 1,376.00 215 652.32 324 652.32 337 652.32
'� �'03 1,376.00 216 652.32 325 652.32 430 652.32
w 104 1,373.00 217 652.32 326 652.32 431 652.32
', 105 1,512.00 310 652.32 327 652.32 432 652.32
, 106 1,512.00 311 652.32 420 652.32 433 652.32
� 107 1,373.00 312 652.32 421 652.32 434 652.32
108 1,376.00 313 652.32 422 652.32 435 652.32
109 1,373.00 314 652.32 423 652.32 436 652.32
201 1,369.00 315 652.32 424 652.32 437 652.32
ST 41,337.00 ST 33,043.48 ST 20,221.92 ST 20,221.92 ST 45,381.00
GRFA ALLOWABLE- HDMF
RATIO 60% 60 sf of GRFA per 100 sf of buildable site area
GRFA 139,759 GRFA
PROPOSED-SDD
Existing GRFA 114,824
New GRFA 45,381
Total GRFA 160,205
VARIANCE -20,446 -14.63% over HDMF allowable
�
Prepared by: Melick Associates
'+�.r MANOR VAIL LODGE�r'
STUDIO AND MANOR HOUSE RENOVATION AND ADDITION
Development Plan
February 27, 2004
� COVERAGE ALLOWABLE - HDMF
RATIO 55%
SITE COVERAGE 130,332 Totai Site Coverage
PROPOSED -SDD
Building A 15,327
Building B 17,500
Building C 14,128
Building D 7,123
Building E 7,143
Building F 7,143 •
SubTotal 68,364
Head Houses 641 Stairs, elevators
Air Rights 3,846 Links @C/C, B/D, D/E, E/F
Total 72,851
VARIANCE 57,481 44% under HDMF allowable
SETBACKS -
The above ground decks do not exceed the lesser of 5' or%2 the required setback.
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.
FRONT ALLOWABLE-HDMF 20
� PROPOSED -SDD 20
VARIANCE 0
SIDE ALLOWABLE- HDMF 20
PROPOSED-SDD 20
VARIANCE 0
REAR ALLOWABLE-HDMF 20
PROPOSED -SDD 0 (CLOSEST POINT, SEE PLAN)
VARIANCE 20 100% over HDMF
0% over Lionshead
EXISTING BUILDINGS IN THE SETBACK GRFA GSF
Existing Building A at first floor(front setback) - 589
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
Existing Building D at first-third floors 24 51
SUBTOTAL 9,521 12,170
PROPOSED BUILDINGS IN THE SETBACK
Building B at first floor - _
Building B at second floor - _
� Building B at third floor _ _
Building B at fourth floor g5 2g7
Link between Building B and C at first floor - 256
Building C at second floor - 146
Prepared by: Melick Associates
�ir,.. MANOR VAIL LODGE�
STUDIO AND MANOR HOUSE RENOVATION AND ADDITION
Development Plan
� February 27, 2004
Building C at third floor - 147
Building C at fourth floor(in Building B) - -
Building C at fifth floor 2,881 3,441
Buildings D-F at basement - 26
Buildings D-F at first floor - 64
Buildings D-F at second floor - 64
Buildings D-F at third floor 126 175
Buildings D-F at fourth floor 2 41
Buildings D-F at fifth floor - _
SUBTOTAL 3,094 4,647
EXISTING ROOF OVERHANGS MORE THAN FOUR FEET IN THE SETBACK
Existing roof overhang at existing Building A - 32
Existing roof overhang at existing Building C - 860
SUBTOTAL - 892
PROPOSED ROOF OVERHANGS MORE THAN FOUR FEET IN THE SETBACK
Roof overhang at Building B - 40
Roof overhang at Building C - 947
Roof overhang at Buildings D-F - gg
SUBTOTAL - 1,086
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 - 2,870
Balcony at Building D at first-third floors - 57
SUBTOTAL - 3,123
PROPOSED BALCONIES MORE THAN FIVE FEET IN THE SETBACK
Balcony at Building B at third floor - -
Balcony at Building B at fourth floor - -
Balcony at Building C at fourth floor - 1,637
Balcony at Building D at fourth floor - -
Balconies at Buildings D-F at third floor - 26
Balconies at Buildings D-F at fourth floor - 3
Balconies at Buildings D-F at fifth floor - -
SUBTOTAL - 1,666
TOTALS 12,615 23,584
% OF ALL GRFA IN SETBACK VS. TOTAL GRFA 7.87%
% OF EXISTING GRFA IN SETBACK VS. TOTAL GRFA 5.94%
% OF NEW GRFA IN SETBACK VS. TOTAL GRFA 1.93%
MILL CREEK
ALLOWABLE- HDMF 30 from centerline of Millcreek
PROPOSED -SDD 14 (CLOSEST POINT, SEE PLAN)
� VARIANCE 16
Studio parking structure, mechanical and maintenance is partially in setback, 1900 sf
Prepared by: Melick Associates
�,,, MANOR VAIL LODGEr/
STUDIO AND MANOR HOUSE RENOVATION AND ADDITION
Development Plan
February 27, 2004
6�...f..DING HEIGHTS
ALLOWABLE - HDMF 48
BUILDING A PROPOSED-SDD Main Ridge 47.83 based on interpolated grade
VARIANCE - HDMF 0.17 under
PROPOSED-SDD Gable Ridge 52.3 based on interpolated grade
56.16 at north face of building
VARIANCE- HDMF -8.16 over
BUILDING B PROPOSED-SDD Main Ridge 47.83 based on interpolated grade
VARIANCE- HDMF 0.17 under
PROPOSED-SDD Gable Ridge 52.83 based on interpolated grade
57.12 at north face of building
VARIANCE -9.12 over
PROPOSED-SDD Lord Gore Ridge 55.3 based on interpolated grade
57.83 at north face of building
VARIANCE- HDMF -9.83 over
PROPOSED-SDD Lobby Ridge 32
VARIANCE- HDMF 16 under
LINK B/C PROPOSED-SDD 40.75
VARIANCE- HDMF 7.25 under
LINK B/D PROPOSED-SDD 49
� VARIANCE- HDMF -1 over
BUILDING C PROPOSED-SDD Main Ridge 53.54
VARIANCE-HDMF -5.54 over
PROPOSED-SDD Gable Ridge 54.62
VARIANCE - HDMF -6.62 over
BUILDING D PROPOSED -SDD Main Ridge 55.6
VARIANCE-HDMF -7.6 over
PROPOSED-SDD Gable Ridge 58.66
VARIANCE -HDMF -10.66 over
LINK D/E PROPOSED-SDD 45
VARIANCE - HDMF 3 under
BUILDING E PROPOSED-SDD Main Ridge 55.6
VARIANCE-HDMF -7.6 over
PROPOSED-SDD Gable Ridge 58.66
VARIANCE- HDMF -10.66 over
LINK E/F PROPOSED-SDD 45
VARIANCE- HDMF 3 under
� BUILDING F PROPOSED-SDD Main Ridge 60.75 based on interpolated grade
65.91 at north face of building
VARIANCE- HDMF -17.91 over, worst case at north building face
PROPOSED-SDD Gable Ridge 63.92 based on interpolated grade
68.66 at north face of building
Prepared by: Melick Associates -
�,, MANOR VAIL LODGE ,,�
STUDIO AND MANOR HOUSE RENOVATION AND ADDITION
Development Plan
February 27, 2004
� VARIANCE- HDMF -20.66 over, worst case at north building face
AVERAGE MAXIMUM HEIGHT 52.8
VARIANCE- HDMF -4.8 over
ROOF AREAS OVER 48 FOOT HDMF HEIGHT LIMITATION
totai roof area roof area over 48'
BUILDINGS D, E, F ROOF AREA 27,980 21,710
BUILDINGS A, B, C ROOF AREA 46,310 19,392
TOTALS 74,290 41,102
VARIANCE- HDMF 55% over
PARKING
' Surface Parking -All parking is below grade with the exception of three surface spaces on paved grade at
the main entrance to the building and four surface spaces on paved grade on the Manor House side.
' Parking Decks -The decks of the underground parking are flat except to accommodate surface drainage.
* 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.
" Height Clearance-The height clearance of the parking structure will be a minimum of 7' clear.
' Drive Aisles-The drive aisles are two way and 24' wide.
' Ramps-The ramps between levels are 24' wide with 6% slope.
" Street Entries - Both existing curb cuts and entry drop off at main lobby to remain.
" Curbs- Rolling curbs will be provided to accommodate fire department vehicles per Public Works.
' Drive Aisles -24'wide two-way drive aisles accommodate 90 degree parking stalls.
* `"' Turning Radius -24'turning radius to centerline is utilized at vehicular traffic patterns per Public Works.
' Structural Columns -Structural columns approximately 14"w. x 22"d. will be located on some parking stripes.
REQUIRED STUDIO- PHASE 1
Existing Spaces 73
New Unit Spaces 23 (2 @<2000/unit, 2.5 @ > 1999/unit)
Saleable Parking Spaces 0
EHU Spaces 4 (7 beds @ .57 spaces per bed)
Sub Total 100
REQUIRED MANOR HOUSE - PHASE 2
Existing Spaces 105
New Unit Spaces 18 (2 @<2000/unit, 2.5 @ > 1999/unit)
Saleable Parking Spaces 0
Sub Total 123
TOTAL PARKING SPACES 223
PARKING STRUCTURE GROSS FLOOR AREA
Studio Parking Structure 55,786 total of both levels
SURFACE PARKING
Studio Surface Parking and Paved 13,623
Manor House Surface Parking and Paved 27,027
� TOTAL SURFACE PARKING AND PAVED 40,650
PROVIDED PARKING SUMMARY
Studio Structured Parking 134
Studio Surface Parking 11
Prepared by: Melick Associates -
�,,. MANOR VAIL LODGE ,�
STUDIO AND MANOR HOUSE RENOVATION AND ADDITION
Development Plan
February 27, 2004
� Manor House Surface Parking 77
TOTAL PARKING SPACES 222
OPEN SPACE
TOTAL LANDSCAPE AREA AND PATHS 123,465
LANDSCAPE AREA% OF TOTAL SITE AREA 52%
EMPLOYEE HOUSING BEDS
EXISTING 0
PROPOSED 7 7 beds in townhome style unit
FUTUREUNDERGROUNDIMPROVEMENTS
FUTURE SPA 1,250
FUTURE BALLROOM 3,250
TOTAL 4,500
GRADING
' Maximum Finished Grade—The maximum finished grade does 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.
'' Existing Vegetation, Natural Features—The extent of the parking structure with surface gardens is being
constructed within the existed surface parking lot in front of Buildings D, E, and F. The existing pool will
be relocated to the north and reconfigured. The access to Ford Park will be maintained.
*� Construction Fence—The construction site will be properly surrounded by a non-removable construction
fence during the construction process.
'` Erosion Control—Erosion control measures will be utilized using the best management practices.
The erosion control plan will be prepared by a registered Colorado Professional Engineer.
FLOOD PLAIN
Approximately 500 square feet of 100 year flood plain encroaches over the property line to the northwest of
Building F. There are no plans to grade within this area.
RETAINING WALLS
" The parking structure retaining walls will be designed and stamped by a licensed P.E. Terrace walls
will be within the 4'—6' maximum height range. Due to the relatively flat nature of the site retaining walls
will not exist on slopes exceeding 30%. There are no retaining walls planned with the front setback
or along the right-of-way.
" Boulder retaining walls will meet the standards of retaining walls, with a P.E. stamp if the slope exceeds 1:1.
GEOLOGIC/ENVIRONMENTAL HAZARDS
" The site does not contain snow avalanche, debris flow, rock fall, unstable soils or slopes or wetlands.
FIRE DEPARTMENT ACCESS
" The design team has agreed in concept to a design solution to provide fire department access from the entry drive
at the hotel entry along the front of Buildings D, E and F with a hammer head turn around. Fire Department access
for the Manor House will occur in the surface parking fot. We are currently finalizing details to these schemes.
It is the intent of the design team to have this solution finalized prior to formally submitting to the DRB and PEC.
�
Prepared by: Melick Associates -
2.27.04
�..r�'
MANOR HOUSE OPTION W/ REDUCED S.F.
#OF (N)
�NEW UNITS NSA #OF (N) UNITS G.R.F.A. GSF PARKING
SPACES
FIRST FLOOR 0 0 0 1468 0
TOTAL
CORES/LOBBY 1084
ENTRIES 903
MECHANICAL 384
SECOND FLOOR 0 0 0 986 0
TOTAL
CORES gg6
3RD FLOOR
TOTAL 0 0 904 0
CORES 904
4TH FLOOR @ 'A'
and 'B' BLDG.
TOTAL 10346 3 9989 11447 7.5
4A 3008 2893 2.5
4B 4085 3956 2.5
4C 3253 3140 2.5
4TH FLOOR @ 'C'
BLDG.TOTAL 13558 4 13070 14284 10
4 D 4437 4280 2.5
4E 3057 2951 2.5
4F 3071 2963 2.5
4G 2993 2876 2.5
B'l'7f�DING TOTAL 23904 7 23059 29089 17.5
TARGET 27500 11 32353
ADDITION SF -3596 -3264
EFFICIENCY 82.18%
P :KING REQUIREMENTS
EXISTING UNIT SPACES 105
`�- NEW UNIT SPACES 18 7 UNITS
TOTAL REQUIRED SPACES 122.5
SURFACE PARKING 77 24,588
PARKING P1 0 29,679 incl. head houses
TOTAL PROVIDED SPACES 77
SALEABLE SPACES 0
•
�
G
, • C C �.
� .
Design Review Board Comments
�- From December 3, 2003 Meeting
• The proposal is "tremendously huge" and the impact on neighboring
properties will be "enormous".
• Views from the Betty Ford Gardens and Ford Park will be negatively
impacted. The view of seeing the proposed roof of the Manor Vail will be
detrimental to the ambiance of Ford Park.
• The proposed links between the buildings will take away 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 Valfey Drive are "sacred" and need to be saved as
they help to break up the mass of the buildings. There needs to be more
than ornamental trees planted on top of the parking structures to help
break up the mass of the buildings. May need to put 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
� �
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 Visits:
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
��
� 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
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
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 the 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 detaited 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 visually 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 � ;�
Tnwr��nF va ir. '�
. �
Site coverage would not be exceeded under the new proposai. The front and side setbacks
would not change at ail. 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 buildings 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.
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 ihe 1960's roof forms would
not be compatible with the new roof forms being proposed.
Rollie Kjesbo mentioned his surprise at the changes that had taken place within the proposal
since the last time the plan had been submitted. The amount and the height of the proposed
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
notable, though the proposed open space was nice.
George Lamb agreed that the new proposal was vastly different from the 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,
should replace the parking lot that currently existed and was being relocated underground.
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 restrictions 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 ihe 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 highly used during the summer season.
�r
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.
Erikson Shirley was interested in knowing how drastically the zoning 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 impacts 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 12`h 2004.
Motion: Rollie Kjesbo Second: George Lamb Vote: 5-0-0
TABLED TO JANUARY 12, 2004
�
� �
Design Review Board Comments
�., From December 17, 2003 Meeting
• 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 proposal looks like one long linear building. The 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
a�so 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 created 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.
� Buildings D, E, and F appear"top heavy" because the proposed additional floor
[ is so much taller than the existing floors.
��r' • Several members expressed that they didn't like the links between buildings.
The links block views of park 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.
• 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.
• 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
i •
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
Rollie Kjesbo
Site Visits :
1. Village Center Commercial Condominiums—122 East Meadow Drive
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
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 connectivity 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 plans 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 ;�
TnWN(►F VATI, �
� �
instead of the third floor. He suggested further research into the use of the surplus parking spaces to
avoid further congesting Vail Valley Drive. He questioned the applicanYs intent to "clean up" the
Gore Creek and Mill Creek riparian corridors.
�
Chas Bernhardt indicated that he liked this proposal better ihan 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"renovation projects. That said,he
suggested the applicant now submit a complete application and proceed towards a decision of the
Commission. He expressed that building bulk and mass and building 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.
Lloyd Bishop responded to the Commissioner's comments.
•
•
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.
Attachrr�ent: H
• •
�
�
TOWN OF�AIL
Dept. of Public Works/Transportation
1309 Elkhorn Drive
Vail,Colorado 81657
970/479-2158
970/479-2166 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. Although 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 degee 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.
Attachment: I
. •
�
��
�
TOWN 0�'�AIL
Dept.of Public Works/Transportation
1309 Elkhorn Drive
Vail,Colorado 81G57
970/479-2158
970/479-2166 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 the Manor Vail project, Public Works comments are
as follows:
�, Show new curb line to accommodate required turning radius for the garage access
Show turning movements for ingress/egress to parking garage and loading dock
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 parking from setback
All parking stalls must have capability for vehicles to turn around/exit in a 3-point turn.
The west side of the surface lot appears that 3-5 stalls will not be able to accommodate
this.
Drainage study required
Sand/oil intercept required for parking garage
Grading plan required
Erosion control plan required
Traffic impact fee $5000 per PM peak trip increase
�
• •
Mill Creek slope restoration and stabilization required along property frontage
� Sight distance for peds at garage insufficient, vehicles exiting garage have limited
visibility of peds heading east to Ford Park
Traffic study of Vail Valley Dr at each intersection (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
What is the grade of the access to the garage before the 8% slope
•
•
THIS ITEM MAY AFFECT YOUR PROPER�
PUBLIC NOTICE
� 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 of the Vail Town Code on,
December 8, 2003, at 2:00 P.M. in the Vail Town Council Chambers. In consideration of:
A request for a setback variance, pursuant to Chapter 12-17,Variances, Vail Town Code, to allow
for a patio in the rear yard setback, located at 44 West Meadow Drive/Lot I, Vail Village 12�h Filing,
and setting forth details in regard thereto.
Applicant: Michael and Iris Smith
Planner: Bill Gibson
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 7t" Filing, and setting forth details in regard thereto.
Applicant: Manor Vail, represented by Melick and Associates
Planner: Warren Campbell
A request for a recommendation to the Vail Town Council of a major amendment to Special
Development District No. 36, Four Seasons Resort, pursuant to Section 12-9A-10,Vail Town Code,
to allow for a mixed-use hotel; a request for a final review of a conditional use permit, pursuant to
Section 12-7A-3, Vail Town Code,to allow for Type III Employee Hausing Units and a fractional fee
club; and a request for a recommendation to the Vail Town Council of a proposed rezoning of Lots
9A & 9C, Vail Village 2"d Filing from Public Accommodation (PA) zane district to High Density
� Multiple family(HDMF)zone district, located at 28 S. Frontage Rd. and 13 Vail Road/Lots 9A&9C,
Vail Village 2"d Filing, and setting forth details in regard thereto.
Applicant: Nicollet Island Development Company Inc.
Planner: George Ruther
This notice published in the Vail Daily on November 21, 2003.
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