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Home My WebLink AboutPEC January 12, 2004 � � PLANNING AND ENVIRONMENTAL COMMISSION �,,, PUBLIC MEETING RESULTS Monday, January 12, 2004 PROJECT ORIENTATION - Community Development Dept. PUBLIC WELCOME 12:00 pm MEMBERS PRESENT MEMBERS ABSENT George Lamb Erickson Shirley Doug Cahill Gary Hartman Chas Bernhardt John Schofield Rollie Kjesbo (Arrived at 2:50 pm) 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 1. A request for final review of a conditional use permit, pursuant to Chapter 16-12-1, Conditional Use Permits, Vail Town Code,to allow for changes to the previously approved conditions of approval for � the redevelopment of the Vail Mountain School Located at 3220 Katsos Ranch Road/Lots 1 and 2. Applicant: Braun Associates, Inc. Planner: Elisabeth Eckel APPROVED WITH CONDITIONS 1. Prior to the issuance of a Temporary Certificate of Occupancy or a Certificate of Occupancy for any phase of the school, the applicant shall complete and receive a Certificate of Occupancy for the eight employee housing units constructed on Tract C except for the occupancy of the cabin. However, two of the eight faculty housing structures shall receive a final Certificate of Occupancy and be deed restricted and completely used as Type III employee housing units and recorded with the Eagle County Clerk and Recorder prior to the Temporary Certificate of Occupancy or the final Certificate of Occupancy for any phase of the school. The other six employee housing units shall also receive a final Certificate of Occupancy upon completion, but may be occupied by the school temporarily for offices, storage, and other school uses for a period of time ending at the time that a Temporary Certificate of Occupancy or a final Certificate of Occupancy is issued to the school, or by August 15, 2005, whichever occurs first. All eight units must be deed-restricted as Type II I employee housing units no later than the Temporary Certificate of Occupancy or the final Certificate of Occupancy is granted for the completion of the school, or by August 15, 2005, whichever occurs sooner. 2. By August 15, 2005 all eight housing units located on Tract C shall be deed-restricted as Type III employee housing units and recorded by the applicant with the Eagle County Clerk and Recorder. The employee housing units shall comply with the minimum requirements for Type � III employee housing regulations, as defined in Chapter 12, of the Vail Town Code. MOTION: Cahill SECOND: Lamb VOTE: 4-0 1 ;, T/}WN(1F VATI. � � • 2. A request for a major subdivision, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, � to allow for the platting of Lots 1 and 2, Lodge Subdivision, located at 164 Gore Creek Drive/Lots A, B, & C, Block 5C, Vail Village 1 st Filing, and setting forth details in regard thereto. Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: George Ruther APPROVED MOTION: Doug Cahill SECOND: Chas Bernhardt VOTE: 4-0 3. A request for a final review of a proposed amendment to the Town of Vail Official Zoning Map to change the zoning of the West Vail Lodge Properties from Commercial Core 3 (CC3) to High Density Multiple Family (HDMF), located at 2278, 2288, 2298 Chamonix Lane and 2211 North Frontage Road/Inn at West Vail Lot 1 BlockA, Vail Das Schone Filing 1, in accordance with Section 12-3-7, Vait Town Code, and setting forth details in regard thereto. Applicant: Vanquish Vail, LLC, represented by Allison Ochs Planner: Matt Gennett TABLED TO JANUARY 26, 2004 MOTION: George Lamb SECOND: Doug Cahil VOTE: 4-0 4. A request for final review of a variance from Section 12-14-17, Setback From Watercourse, Vail Town Code, to allow for improvements within the setback from Gore Creek, located at 680 West Lions Head Place/Lot 3, Block 1, Vail Lionshead 3`d Filing, and setting for details in regard there to. �, Applicant: Antlers Condominium Association Planner: Bill Gibson WITHDRAWN 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 6. A request for a recommendation to the Vail Town Council for proposed updates to elements of the Town of Vail Comprehensive Plan, and setting forth details in regard thereto. Applicant: Town of Vail Planner: Elisabeth Eckel/George Ruther TABLED TO JANUARY 26, 2004 MOTION: George Lamb SECOND: Doug Cahil VOTE: 4-0 �. 7. 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, 2 • � pursuant to Section 12-7A-3, Vail Town Code, to allow for Type III Employee Housing 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 2nd Filing from Public Accommodation (PA) zone district to High Density Multiple Family (HDMF) zone district, located at 28 S. Frontage Rd. and 13 Vail Road/Lots 9A& 9C, Vail Village 2nd Filing, and setting forth details in regard thereto. Applicant: Nicollet Island Development Company Inc. Planner: George Ruther TABLED TO JANUARY 26, 2004 MOTION: George Lamb SECOND: Doug Cahil VOTE: 4-0 8. A request for a recommendation to the Vail Town Council for proposed text amendments to Section 12-3-6, Hearings, Vail Town Code, to amend the notice requirements for Town of Vail Design Review Board public hearings, and setting forth details in regard thereto. Applicant: Town of Vail Planner: Russell Forrest TABLED TO JANUARY 26, 2004 MOTION: George Lamb SECOND: Doug Cahil VOTE: 4-0 9. A request for a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses; Generally (on all levels of a building or outside a building), Vail Town Code, and a request for a major exterior alteration, pursuant to Section 12-7H-7, Exterior Alterations or Modifications, Vail Town Code, to allow for the construction of new single-family and two-family residential dwelling units, located at 730, 724, and 714 West Lionshead Circle/Tracts A, B, C, & D, Morcus Subdivision � and Lot 7, Marriott Subdivision, and setting forth details in regard thereto. (West Day Lot) Applicant: Vail Resorts Development Company, represented by Braun Associates, Inc. Planner: Warren Campbell TABLED TO JANUARY 26, 2004 MOTION: George Lamb SECOND: Doug Cahil VOTE: 4-0 10. An appeal, pursuant to Section 12-3-3B, Appeal of Administrative Actions, of an administrative interpretation determining that a commercial tenant space within the Village Center Commercial Condominiums, Building D, is on the "first floor" or "street level" of the building as defined by Sections 12-7C-3 and 12-7B-3, Permitted and Conditional Uses; First Floor or Street Level, Vail Town Code, located at 122 East Meadow Drive, Lot K, Block 5E, Vail Village First Filing. Applicant: Fred Hibberd Planner: George Ruther OVERTURNED MOTION: John Schofield SECOND: George Lamb VOTE: 5-0 11. Approval of December 8, 2003 minutes APPROVED WITH CORRECTIONS MOTION: Chas Bernhardt SECOND: George Lamb VOTE: 5-0 � 12. Information Update Discussed GRFA at Council Discussed the PEC agenda for January 26, 2004 Discussed Bogart's Bar and Bistro Appeal 3 � • 13. Adjournment �,, MOTION: Chas Bernhardt SECOND: George Lamb VOTE: 5-0 The applications and information about the proposals are available for public inspection during regular office hours in the project planner's office located at the Town of Vail Community Development Department, 75 South Frontage Road. Please call 479-2138 for information. Sign language interpretation available upon request with 24 hour notification. Please call 479- 2356, Telephone for the Hearing Impaired, for information. Community Development Department Published, December 26, 2003 in the Vail Daily. • • 4 � II I ' � --- __ ----_____:__ � � � � __ , , _ _ � , / ;V V�! _ ` ��U- _ _ -- v-- _ _ i ___ _ . 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Y ' � �n ` - I � ... �� , /� ��1, /�� r�y _. V 1��"�1i�� ,�� !�I�K.G'�` "`' � �i�� 4 1.� � � � �' �� _... � . li � . �LC�' �� _ . _ _ . �i � �' �i��'1,1.� � �/ `�� ' � �-=�� - � .- � � � _ U - �� _ _ _ __ ___ _ � �� . �� - �� , , • • � MEMORANDUM TO: Planning and Environmental Commission FROM: Department of Community Development DATE: January 12, 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 and to provide the applicant, public, staff, and the Commission an opportunity to identify issues for discussion at a future meeting. The revised plans are the result of a work session held on December 8, 2003, were the Commission provided multiple comments regarding the proposal. 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. II. 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 allowable number of dwelling units (5 additional units) • A deviation from the allowable amount of Gross Residential Floor Area � (11,494 square feet additional) 1 • • � • A deviation from the allowable building height (68.5' 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 below grade parking structure and a reduction in surface parking along Vail Valley Drive. The proposed plan includes parking for the project and an additional 71 parking spaces. • Provision of two employee housing units to accommodate six empioyees within the Town of Vail. • The addition of a fourth floor on Buildings B, D, E, and F and the addition of third floor connections between Buildings D and E, E and F, and B and D. • The exterior remodel of all the buildings located on the site. • The enclosure of the loading dock area located on the east side of Building B. • 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 January 12, 2004, has been attached for reference (attachment B). A reduced copy of the floor plans and elevations have been attached for reference (attachment G). III. BACKGROUND ( • Buildings D, E, and F were constructed in Eagle County in 1963 and 1964 rr' and were incorporated as a part of the original Town of Vail. • On January 27, 1977, the Planning Commission approved a variance to allow for the construction of a single story circulation hallway addition 8 feet into the setback on Building B. • On July 19, 1977, through Resolution 12, Series of 1977, the Vail Town Council conveyed certain rights to the Town right-of-way which ran through the Manor Vail property to Manor Vail. The conveyed right-of- way was to be used for pedestrian access to Gerald R. Ford Park and was not to count towards lot area for determining GRFA. • In an agreement subsequent to Resolution 12, Series of 1991, which was approved on May 7, 1991, the Vail Town Council granted to Manor Vail the right to utilize the previously conveyed right-of-way towards calculating the development potential of the site. The lease was signed for a period of 20 years from the date of the agreement. • On May 13, 1991, the Planning and Environmental Commission approved a minor subdivision to remove a lot line between Lot A and Lot B on the Manor Vail property to allow for the construction of an expanded lobby. • On April 12, 1993, the Planning and Environmental Commission approved a setback variance at the Manor Vail Lodge to allow for the construction of dumpster enclosure. • On December 17, 1997, the Design Review Board approved a 1,655 square foot addition to the conference area at the Manor Vail Lodge. • 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 2 ! • � 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 C). • 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 draft December 8, 2003, Planning and Environmental Commission minutes has been attached for reference (attachment D). • 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 E). VI. SITE ANALYSIS A more complete site analysis will be provided for future memorandums presented to the Planning and Environmental Commission. Given the comments provided by the Town of Vail Design Review Board and the staff to date, and any additional feedback from the Planning and Environmental Commission, staff anticipates that there may be changes to the proposal that will affect the development standards data. According to the application information provided by the applicant, no deviations to the prescribed development standards are sought with the exception of maximum allowable building height, maximum number of dwelling units, maximum amount of Gross Residential Floor Area, and multiple encroachments into setbacks. Zoning: High Density Multiple-Family Land Use Plan Designation: Vail Village Master Plan Study Area Current Land Use: Mixed Use/Residential Development Standard Allowed Existin Proposed Lot Area: 10,000 sq.ft. 236,966.4 sq.ft. 236,966.4 sq.ft. �,,,. Buildable Area: 232,750.9 sq.ft. 232,750.9 sq.ft. 3 � • � Setbacks: Front: 20' 8' No Change Sides: 20' 20'/100' No Change Rear: 20' 1' Zero Setback Building Height: 48' 32' 68.5' Density: 25 units/acre 18.6 units/acre 26.0 units/acre 133.5 D.U.s 99.5 D.U.s 138 D.U.s GRFA: 139,650.53 sq. ft. 121,365.4 sq. ft. 151,253 sq. ft. Site Coverage: 130,331.5 sq.ft. 66,995 sq.ft. 72,227 sq.ft. (55%) (23.5%) (30.5%) Landscape Area: 70,959.2 sq.ft. 77,146 sq.ft. 148,712 sq.ft. (30%) (32.6%) (42.5%) Parking: 215 spaces 220 spaces 215 spaces (Aprx. 71 additional) VII. SURROUNDING LAND USES AND ZONING Land Use Zoninq � North: Public Park General Use District South: Commercial Ski Base Recreation District East: Public Park General Use District West: Open Space/Residential Outdoor Recreation DistricUHigh Density Multiple-Family VIII. 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 six (6) 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: 4 � • � • An accurate survey for the entire site needs to be submitted. The survey submitted has some inaccuracies. • A plan for fire access needs to be more developed in terms of design and materials. • A sun/shade analysis needs to be completed per the requirements in order to identify the impacts of the additional height on neighboring properties. • 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 landscape plan prepared in accordance with the requirements outlined on the Town of Vail development review application. • A complete and accurate roof plan with existing and proposed grades shown underneath to be used in the determination of building height. • Address the comments provided by the Town of Vail Public Works Department in the memo dated December 26, 2003 (attachment F) • Submit a separate set of elevation drawings depicting the proposed lodge versus the existing lodge. • Submit an applicant for a conditional use permit to allow for a Type III Employee Housing to be constructed on the development site. • Have a scale model produced for the proposal so as to aid in the understanding of the extent of the proposal. � 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? Proposed Setback Encroachments The proposal includes the construction of approximately 11,494 square feet of addition Gross Square Footage of which 1,417 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 12,367 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 Planning and Environmental 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? 5 • . � Proposed Underqround Parkinq Structures and Traffic Impacts As a part of this proposal the applicant would like to construct one underground parking structure on the north portion of the site and reduce the amount of surface parking along Vail Vailey Drive. The proposed parking structure would eliminate a majority of the surface parking with only several short-term parking spaces at grade. The proposed parking structure and surface parking would exceed the number of required parking spaces by approximately 71 parking spaces. Staff still needs to review the parking requirement in regards to the proposal and the parking space layout within the structures to determine what spaces will count as there are several spaces which may not meet turning radius requirements. Staff has identified the need for an extensive traffic study which needs to be conducted to examine the impacts along Vail Valley Drive from the Frontage Road to Manor Vail with each intersection examined closely for impacts. Does the Planning and Environmental Commission believe the parking proposal is acceptable? What information would the Commission like to see to alleviate any concerns regarding traffic on Vail Valley Drive? , Proposed Creation of Covered Pedestrian Walkwav � 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. What if any concerns does the Planning and Environmental 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? Mitiqation of Development Impacts Pursuant to Section 12-7A-14, Mitigation of Development Impacts, Vail Town Code, �r„ "Property owners/developers sha/l also be responsible for mitigating direct impacts of their development on public infrastructure and in all 6 • • � 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 sha/l be ba/anced with the goals of redevelopment and will be determined by the Planning and Environmental Commission in review of deve/opment projects and conditional use permits. Substantial off-site impacts may include, but are not /imited to, the fo/lowing: deed restricted emp/oyee housing, roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tracbbank restoration, loading/delivery, public art improvements, and similar improvements. The intent of this Section is to only require mitigation for large-scale redevelopmenbdevelopment projects which produce substantial off-site impacts." Besides the obvious, (i.e., employee housing, streetscape improvements, roadway improvements, public art, loading/delivery facilities) 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, Sing/e-Family, Duplex, Primary/Secondary. The elements of the development plan shall be as outlined in Section 12-9A-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 sha/l 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 inc/uding lot area, site dimensions, setbacks, height, density control, site coverage, landscaping and parking shall be 7 � . � 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 deve/opment 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 applicant is proposing to add a fourth floor to Buildings B, D, E, and F with third floor connections between each building. 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 enclosure of the loading and delivery area extends out to the property line for a zero setback. The proposed additions would create 5 units and 5,866 square feet of Gross 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 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? What additional information may the Commission need to respond to the questions of adverse effects versus public benefits? IX. 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. 8 � • E„ 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 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 permit 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 pub�ic 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 practica/ 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, sca/e, bu/k, 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 applicab/e e/ements of the Vail Comprehensive Plan, Town policies and urban 9 � � � 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 deve/opment district is proposed. F. Design Features: Site plan, bui/ding design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic qua/ity of the community. G. Traffic:A circu/ation system designed for both vehic/es 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 efficient relationship throughout the deve/opment of the special development district. X. 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, "COMPLIANCE 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 applicab/e elements of the Vail Comprehensive Plan." XI. ATTACHMENTS A. Vicinity Map B. Letter from the applicant dated January 12, 2004 C. December 2, 2003, Design Review Board comments � D. December 8, 2003, Planning and Environmental Commission minutes E. December 17, 2003, Design Review Board comments 10 • • � F. Public Works comments dated December 26, 2003 G. Letter from Ali Seasons Condo Association dated January 6, 2004 H. Adjacent Property Owner Mailing List I. Proposed elevations and floor plans dated January 9, 2004 � • 11 — � � , xa� � � ;. ;. �« °, .. ?' � �F � �:.1 ` ' '�.- F yn,y. F� � � • y )��.iti N � � 2`� �+ � ,t �� °'. � � m��-'�y'.., �� >e; ! � a "�� ' �� Y` .� � � ;�.�,i.w�ecJ r...�g : � "�t''�`:: 1�.c�� '�- � � � � � � �` � a*`� ^� kti .g 2+��"�'�� Fd.. 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"�.� e ��'°�' .�. �' � " ".�+. �,�,�� ti ''+ ..� �° � �'�� ' � �;;4,: �y '.�S�y°�' �"u.� � ' p � � ,..me .. �4� ��:r ,�,�` � ; � s� - i A .,�� {1€�.�� , �, �� a , . �°° �,� ��` _- - ::�� y�w � ��" 'F` . � t� "��U��, s' , �� i ��°" ;�� -�� °�k r`�`'°� ,'�.t � e# ;a��"��'C� � �� (Z � * � � �� . 4.� � "'�� _. {` $� .�' `6r� � ' \� "� d'yNe . ��i. � �t.'�" �4�. �n �::�� t t . „ r�'t 'S€ '. -1=..r.°;� .. ��r,' z�'1 .G ';°�A' ,w. � 'ti: a � �� f.•`` a 3 # a�n;,.;� ar �- . `�; � * ":�4�={�� a � �'Q� � "' ^} �" `��N-�� '�. �� .. ` ��s �a t:�.iL�' i�. a� �� ., '? ��. _-�Z 'a��°`� w" � �� ? �t .,u:y. b M':: � : „ `.� � `` �� n � fi �=�, � �f p �� i. ��.- ft "� � � � � �r �' ��7t" � - . k �� 3 ..a° � - , =� ' O . ,. r r� �� *a".+�°��`F `�,�� ,- �'�,,�"'� �� p� . a; � ( '�� r � K °'� . . � a • �r2��` � � � � � �� ._ � � ��, � �Ayr.` i , „�W+.u �c� 5 Y J �.�� +��> �� ,�, �c �� +4 i � � slw, �� a � �... 0', m� �� e�� { �� ,� .�� N 6� ��4 .� �' ��' � �,_��,� f 'R �i �. ' �--�;;�•. I I 1�,�"��, .1,� �,;, _ `��,;g �, ° � �" � � � �a ' y �,� :; � �� - _� ,� � �a `" ��->' "�. - � � �,u� �` , �� =* ` ,s` o� � � � ?. ., � �" � t'� �e� u ,r, -� f.�`,.. k.�°� ' � °� Y Attachment: A �- � :''"�� ,�:P ; �, . �, MANOR VAIL LODGE � Special Development District Calculations January 12, 2004 P I� ECT 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: Exterior Remodeling Underground Parking-Studio Buildings Expansion of Open Space Expansion of Landscaping Enclosure of the Back-of-House at Building B Further Enhancement of Ford Park Access Cleanup of Mill Creek Cleanup of 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 individuality, 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. 1�.,,w: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 structures. BACK OF HOUSE ENCLOSURE AT BUILDING B The back of house is proposed to be enclosed within the Building B footprint. ADDITIONAL UNITS/GRFA A total of 15 units are being requested, 5 of which are over what are allowed by HDMF zoning. Of these units, 5 are being requested over Building B at the 3rd and 4th levels. Ten units are being requested over Buildings 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 passageway between buildings D. � and F at grade. � ENHANCED FORD PARK ACCESS The Ford Park Access is being maintained and enhanced with the addition of the gardens directly to the north. Prepared by: Melick Associates Attachment: B , ,� MANOR VAIL LODGE ,� Special Development District Calculations January 12, 2004 P �g materials will link the existing access point to the west with the existing walkway in the TOV property along th�Gore Creek. The bridge link between Buildings B and D will act as a welcoming portal to Ford Park. PARKING A two level 144 space underground parking structure is being proposed on the Studio portion of the project in front of Buildings D, E and F. This will accommodate parking spaces for the existing units as well as the new units. 71 additional spaces are proposed as surface parking on the Manor House portion of the property to accommodate the remaining required parking spaces for existing and new units. 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 six beds. This represents 75%of the 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. PROPOSED SPECIAL DEVELOPMENT DISTRICT ENTITLEMENTS Snn PROPOSAL AS COMPARED TO HDMF ZONING REQUIREMENTS SIT�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 15 Total Units 138 VARIANCE -4.32 = 5 103.23% over HDMF allowable GRFA-Existin and New Unit Calculations Remain Existin to Remain Existin to Remain Existin to Remain Pro osed Unit GFRA Unit GFRA Unit GFRA Unit GFRA Unit GFRA Building A Building C Building D Building E Building B 1 1,340.00 202 1,376.00 316 652.32 425 652.32 3A 3,528.00 2 1,340.00 203 1,376.00 317 652.32 426 652.32 3B 2,120.00 "�. 3 1,380.00 204 1,373.00 410 652.32 427 652.32 3C - 4 1,380.00 205 1,512.00 411 652.32 Building F 3D - 5 1,380.00 206 1,512.00 412 652.32 110 652.32 4A 3,754.00 Prepared by: Melick Associates . ,+„�MANOR VAIL LODGE ;�„� Special Development District Calculations January 12, 2004 6 1,380.00 207 1,373.00 413 652.32 111 652.32 46 3,753.00 `"" 7 1,380.00 208 1,376.00 414 652.32 112 652.32 4C - 8 1,380.00 209 1,373.00 415 652.32 113 652.32 4D - 9 1,380.00 301 1,369.00 416 652.32 230 652.32 4E - 10 1,380.00 302 1,376.00 417 652.32 231 652.32 EHUs 1,294.00 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 17 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 4C - 20 1,368.00 212 652.32 321 652.32 334 652.32 4D - Building C 213 652.32 322 652.32 335 652.32 4E 3,117.00 101 1,369.00 214 652.32 323 652.32 336 652.32 4F 3,117.00 102 1,376.00 215 652.32 324 652.32 337 652.32 4G - 103 1,376.00 216 652.32 325 652.32 430 652.32 4H - 104 1,373.00 217 652.32 326 652.32 431 652.32 4J 3,257.00 105 1,512.00 310 652.32 327 652.32 432 652.32 4K 3,260.00 106 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 �08 1,376.00 313 652.32 422 652.32 435 652.32 �,19 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 36,429.00 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 36,429 Total GRFA 151,253 VARIANCE -11,494 -8.22% over HDMF allowable SITE COVERAGE ALLOWABLE - HDMF RATIO 55% SITE COVERAGE 130,332 Total Site Coverage PROPOSED-SDD Building A 19,078 Building B 11,092 Building C 13,869 Building D 6,690 � Building E 6,690 Building F 6,690 SubTotal 64,109 Head Houses 670 Stairs, elevators Prepared by: Melick Associates . - ,`, MANOR VAIL LODGE � Special Development District Calculations January 12, 2004 � Air Rights 7,448 Links @B/C, B/D, D/E, E/F Total 72,227 VARIANCE 58,105 45% 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 second -fourth floors 8,643 10,087 Existing Building D at basement - 17 Existing Building D at first-third floors 24 51 SUBTOTAL 9,521 12,367 PROPOSED BUILDINGS IN THE SETBACK Building B at first floor - 726 Building B at second floor - 852 Building B at third floor 762 852 Building B at fourth floor 527 600 Link between Building B and C at first floor - 256 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 1,417 3,656 EXISTING ROOF OVERHANGS MORE THAN FOUR FEET IN THE SETBACK Existing roof overhang at existing Building A - 94 Existing roof overhang at existing Building C - 860 � SUBTOTAL - 954 PROPOSED ROOF OVERHANGS MORE THAN FOUR FEET IN THE SETBACK Roof overhang at Building B - - Prepared by: Melick Associates . ,,� MANOR VAIL LODGE � Special Development District Calculations January 12, 2004 � Roof overhang at Buildings D-F - gg SUBTOTAL _ gg 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 - gg Balcony at Building B at third floor - gg Balcony at Building C at second and third floors - 2,870 Balcony at Building D at first-third floors - 57 SUBTOTAL - 3,111 PROPOSED BALCONIES MORE THAN FIVE FEET IN THE SETBACK Balcony at Building B at third floor - 75 Balcony at Building B at fourth floor - - 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 - 104 TOTALS 10,938 20,291 % OF ALL GRFA IN SETBACK VS. TOTAL GRFA 7.23% % OF EXISTING GRFA IN SETBACK VS. TOTAL GRFA 6.29% % OF NEW GRFA IN SETBACK VS. TOTAL GRFA 0.94% �►- 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 BUILDING HEIGHTS ALLOWABLE- HDMF 48 BUILDING A PROPOSED-SDD Ridge 31.5 VARIANCE - HDMF 16.5 under VARIANCE - LIONSHEAD 39.5 under BUILDING B PROPOSED-SDD Main Ridge 53.66 north exterior wall VARIANCE - HDMF -5.66 over PROPOSED-SDD Gable Ridge 63.5 north exterior wall VARIANCE - HDMF -15.5 over PROPOSED-SDD Lord Gore Ridge 45.83 VARIANCE- HDMF 2.17 under LINK B/C PROPOSED-SDD 36.58 VARIANCE - HDMF 11.42 under LINK B/D PROPOSED-SDD 32.5 VARIANCE - HDMF 15.5 under `�... BUILDING C PROPOSED-SDD Ridge 32 VARIANCE- HDMF 16 under Prepared by: Melick Associates . ,,� MANOR VAIL LODGE � Special Development District Calculations January 12, 2004 r'r"' BUILDING D PROPOSED-SDD Main Ridge 55.91 VARIANCE- HDMF -7.91 over PROPOSED-SDD Gable Ridge 59.08 VARIANCE- HDMF -11.08 over LINK D/E PROPOSED -SDD 45 VARIANCE- HDMF 3 under BUILDING E PROPOSED -SDD Main Ridge 55.91 VARIANCE- HDMF -2.25 over PROPOSED -SDD Gable Ridge 59.08 VARIANCE- HDMF -11.08 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 69.08 at north face of building VARIANCE- HDMF -21.08 over, worst case at north building face � AVERAGE MAXIMUM HEIGHT 50.0 VARIANCE - HDMF -2.0 over ROOF AREAS OVER 48 FOOT HDMF HEIGHT LIMITATION total roof area roof area over 48' BUILDINGS D, E, F ROOF AREA 27,980 22,596 BUILDINGS A, B, C ROOF AREA 48,531 6,316 TOTALS 76,511 28,912 VARIANCE - HDMF 38% 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 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. � STUDIO- PHASE 1 Existing Spaces 121 New Unit Spaces 23 (2 @< 2000/unit, 2.5 @ > 1999/unit) Prepared by: Melick Associates . ,�, MANOR VAIL LODGE � Special Development District Calculations January 12, 2004 Sub Total 144 (plus 2 short term surFace parking spaces) `,�r.- MANOR HOUSE- PHASE 2 Existing Spaces 57 New Unit Spaces 10 (2 @< 2000/unit, 2.5 @ > 1999/unit) EHU Spaces 4 (6 beds @ .66 spaces per bed) Sub Total 71 (plus 4 short term surface parking spaces) TOTAL PARKING SPACES 215 PARKING STRUCTURE GROSS FLOOR AREA Studio Parking Structure 59,517 total of both levels OPEN SPACE PROPOSED AREA INCREASE 32,332 0.74 additional acres of open space EMPLOYEE HOUSING BEDS EXISTING 0 PROPOSED 6 6 beds in townhome style unit FUTURE UNDERGROUND IMPROVEMENTS FUTURE SPA 2,400 FUTURE BALLROOM 7,400 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. FIAr�.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 Prepared by: Melick Associates . MANOR VAIL LODGE ,� Special Development District Calculations January 12, 2004 � for the Manor House will occur in the surface parking lot. 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. � i Prepared by: Melick Associates � . 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 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 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: C � s PLANNING AND ENVIRONMENTAL COMMISSION ' � PUBLIC MEETING ��°�� _ �� Monday, December 8, 2003 PROJECT ORIENTATION /- Community Development Dept. PUBLIC WELCOME 12:00 pm MEMBERS PRESENT MEMBERS ABSENT John Schofield Gary Hartman George Lamb Daug 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 �� '�r�,,,, 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 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 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: D +. Tl�WNf}FVAII. �} �1 • � � � � � Site coverage would 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 j� 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 the 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 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 highly 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. 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 12th 2004. Motion: Rollie Kjesbo Second: George Lamb Vote: 5-0-0 TABLED TO JANUARY 12, 2004 � �► a � 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 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 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. � 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. � Attachr�nent. � � � � �. � 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: 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 $5000 per PM peak trip increase Attachment: F • • Mill Creek slope restoration and stabilization required along property frontage � Sight distance for peds at garage insufficient, vehicles exiting garage have limited visibility of peds heading east to Ford Park Traffic study of Vail Valley Dr at each intersection (Blue Cow Cir, Mill Creek Cir, Gold Peak, Hanson Ranch Rd, Gore Creek Dr, all curb-cuts) Relocate handicap parking in the garage nearer to the elevators What is the grade of the access to the garage before the 8% slope i � JAN. 7.2004 10�10AM CASTLE REALTY GROUP . N0.979 P.2 l... .d� ALL SEASONS CONDO�V1INIi7M ASSOCIATION 434 GORE CXtEEK DRIVE vAiL, COLORAno 81657 � (970)476-2221 (970)476-2684 FA7� Frederick Wyman II,President (914)273�145 93 Whfppoorwrill Xtoad (914)273-5118 Faz Armonk,NY 10504 cr�w aQavl,coro January 6,200� Mr.Warx�n Campb�ll,AICP Planner II Community Developme�t PIOgram Tor�►n of Vail 75 South Frontage Road V'ail, CO 81657 , RE; Manor Vail Lodge Condominium �ir• Dear Mr, Campbell: The All Seasons Condominium Association recently became avvaxe tha.t Manor Vail Lodge has submitted prelim�.nary plans for an additional�loor of condominiums on Buildings D,E and F as w►ell as the construction of a subterranean pariCing structwce that wilJ,provide over 100 spaces be�ond what is required by zoning for on site parkxng. "QVe understand that Manor V�ail's proposals are still in the preliminary sta.ges aud as of nvw do no�fully comprehend the scope of the project or the potential impacts om the nei.g;hborhood and our Association. We�uvould appreciate you keeping in mind during the review process the�ollowing items. • Man�of our condominiwns face east so that our views to the east would be impacted by any construction on the top of existing buildings. We would appreciate a view shed analysis being done so that we could gauge the pote:�tia1 impac� • The tra$'ic on'Vail Valley Road at the base of Golden Peak particularly on weekends with all the programs being sponsored by the'Vail Ski School is honendous. The traffic issue is further compounded by the valet parking that also goes on there. RTe aze concerned that an additiona1100 parldng spaces�will only �, make the exisxiz�g troublun.g situation worse. �1Ve acknowledge the need for additional parking iu Vail; however,we don't wish to have the tra�ic in our neighborhood negatively impacted by this. Attachment: G JAN. 7.2004 10�11AM CASTLE REALTY GROUP N0.979 P.3 .� � � The All Seasons Condominium Association would appreciate your�eeping us apprised duting the review process of Manor Vail's plans. Please have us included in the distributiom o£any submissions made by Manor Vail to your Boards. We would also like to know whenever there are any public hearings scheduled on this. Thauk you for your assistance, Since�el�', . �� F ederick W II � ' Ym� FVJ':ml vafnMenor vait campbell 1604 cc, Jim Lamont,Vail Village Homeowners Association,Via Fax; (970) 827-5856 � Robert McCleary,Manor Vail Resort, Via Fax: (970)476-5683 Vail Towm Board,75 South Frontage Road,Vail,CO 81657 Design Review Board,75 South Frontage Road,Vail, CO 81657 "Vail Plannin�g Commission, 75 Sot�Frontage Road,Vail, CO 81657 Rams Hom,416 Vail Valley Dr.,'V'ail, CO 81657 Vail Trails East, 433 Gore CrEek Drive,Vail, CO 81657 Texas Townhouses,483 Gore Creek Drive, 'V'ail, CO 81657 � • s THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE � NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail wili hoid 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 Vaii 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 Iil Employee Housing Units, pursuant to Section 12-6H-3, Vail Town Code, located at 595 Vail Valley Drive/Lots A, B, & C, Vail Village 7`h Filing, and setting forth details in regard thereto. Applicant: Manor Vail, represented by Melick and Associates Planner: Warren Campbeli 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 II I Employee Housing 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) zone 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. Ptanner: George Ruther This notice published in the Vail Daily on November 21, 2003. • Attachment: H � row�v oF yA�L ''' 1 Smo�t�a F��d St��tsT�' � � U��t��ol��e for��50� Lee Edwards Phd. Ski Club Vail Texas Townhouse Condo. Assn. Apollo Park at Vail Timeshare �98 Vail Valley Drive 442 Frontage Rd., West ', �c/ail 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 , ; i � il � I � I � I, ' I I ' I I � � I � ' • � � . ; ; ; : ; ; � ; , , ; � � i � i i i • ;l/1�_,�'��'�o Addr�s� Labe�s l.aser 516(�� • � � ;"�„�� 0 0 N "" " ` � , """--, z Q . 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