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HomeMy WebLinkAboutEver Vail Applications Completeness Check Memorandum 120810 MEMORANDUM TO: Vail Resorts Development Company FROM: Community Development Department DATE: December 8, 2010 SUJECT: Completeness check and review of Ever Vail applications This memorandum is to serve to inform the applicant of the order of review the staff intends to proceed forward with regarding the multiple applications. Staff has identified elements of the various applications which are still incomplete or questions that remain. This memorandum is not a statement of staff’s recommendation or agreement on any particular application or submitted material. When possible staff has confirmed compliance of the proposed application type with minimum standards required by the proposed subdivision and zoning. An assumption has been made in all application types submitted that the land area for Ever Vail may be subdivided as shown and the Lionshead Mixed Use 2 zoning may be applied to the new development. As staff receives the identified incomplete information or responses to identified questions there may be additional materials required or questions raised. Major Subdivision: A full preliminary plan needs to be reviewed prior to submittal of a final plat. A subdivision agreement memorializing various commitments between the developer and the Town has not been submitted. Legal counsel for both groups needs to begin to draft this agreement to be reviewed in conjunction with the full preliminary plan. The proposed preliminary plan does not depict the suggested conservation easement for Red Sandstone Creek. Please depict the extents of the proposed easement and provide a written document containing the proposed language for said easement. Are there any proposed easements within the project for the utility providers? Please depict. Letters from all applicable utility providers verifying service are required. Please provide. Does the applicant have the ability to sign the application on behalf of the Glen Lyon Office Building ownership? A final plat will need to be submitted for review, approval, and adoption prior to proposed new zoning can be applied. The two proposed parcels meet the proposed Lionshead Mixed-Use 2 zoning requirements for minimal buildable lot area size. All other required information appears to be submitted. SDD Amendment: Does the applicant have the ability to sign the application on behalf of the Glen Lyon Office Building ownership? Is the Glen Lyon Office Building Ownership the sole entity that is required to sign the application for an SDD Major Amendment? Ordinance No. 31, Series of 2007 will need to be repealed and reenacted to remove all references to Development Area D. A digital copy of this ordinance can be provided to the applicant to prepare a draft ordinance addressing this change. The revised submittal documents do not appear to contain written responses to the review criteria for a major amendment to a special development district. Please provide. Per Ordinance No. 31, Series of 2007 Development Area D was to include two EHUs. Do these exist on the site today? Were they a part of a development plan that was never carried forward? Do they need to be mitigated in the Ever Vail development as EHU deed restrictions run with the land? Within Section 5.17.6.4, Employee Housing, Lionshead redevelopment Master Plan 100% of employee housing associated with the Glen Lyon Office Building site shall be on site. This is an increased requirement from what is required by the Town Code. Is this occurring regardless of the site being dissolved into a larger parcel? Should this be amended in the Master Plan? The submitted documents reference 67% of the total required employee housing will be placed back in Ever Vail. Removal of the Glen Lyon Office Building from SDD No. 4 requires the rezoning of the parcel. The ordinance adopting the amended SDD will need to occur simultaneously with the adoption of the final plat and the rezoning of the Ever Vail site. Ski lifts and tows are listed as a conditional use within Development Are E, Tract K, of SDD No. 4. Staff’s understanding is that the gondola and the associated towers are crossing and landing on Tract K. If this is the case please submitted a request to proceed through the process application as the Town is the property owner and subsequently submitted a conditional use permit. All other required information appears to be submitted. Rezoning: All other required information appears to be submitted. The two proposed parcels meet the proposed Lionshead Mixed-Use 2 zoning requirements for minimal buildable lot area size. Lionshead Redevelopment Master Plan Amendments: No applications are currently submitted to propose any amendments to the Master Plan. As discussed previously with the applicant, staff believes there are elements of the Master Plan which inherently need to be amended with the creation of a new pedestrian village within the Lionshead Redevelopment Master Plan. For instance new view corridors should be considered and adopted from both the Frontage Road and from within the east and west sides of the development to ensure a visual connection to the mountain and gondola. Exhibits such as but not limited to Map P (Identification of the Pedestrian Mall) and Map Q (identifying pedestrian walks and connections) will need to be amended. This could potentially occur subsequent to several of the approvals, however, they should be discussed during the review process for the major exterior alteration. Major Exterior Alteration: There are a total of 14 above grade structures proposed to be included within the major exterior alteration application. A single application and associated fee have been submitted. Staff is requesting a separate major exterior alteration application and fee be submitted for the east and west sides of the creek. Additional building elevations are needed for all proposed structures. It does not appear that all elevations for all structures are included in the plan. Additional plans containing as many cross-sections as necessary for all elevations of all proposed structures depicting compliance with the requirements of Chapter 8, Architectural Design Guidelines, Lionshead Redevelopment Master Plan for which the Planning and Environmental commission are responsible for reviewing. This includes but is not limited to depictions of the step backs in the facades required by the Master Plan. Provide additional street width to building height depictions for areas west of the creek. Plans need to be provided depicting the general unit layouts so density and EHU compliance can be confirmed with the proposed zone district. Having the units numbered allows for more efficient review and discussion between parties should a conversation need to occur. Plans need to be provided which depict the areas calculated towards gross residential floor area, commercial, etc., to check compliance with the required parking standards. A conditional use permit application needs to be submitted for a surface parking lot which is shown to be installed on the west side of the Ever Vail site during construction. Internal parking area landscaping needs to comply or apply for a variance. On the landscape plans please provide tables clearly identifying the plant species being proposed, size, quantity, and legend. Provide floor plans for the parking areas including structural elements which depict turning movements for passenger vehicles using the structure to confirm function. Provide floor plans of the parking areas which provide for a numbering scheme for the spaces and show structural elements which may affect parking space compliance with minimum dimensions. Are DEVO short term drop off spaces including in the parking space calculation? On Sheets 39 and 40 please change the labeling in the legend to reflect the terminology used in the Lionshead Mixed Use 2 zone district. Replace Level 1 with first floor or street level. On Sheet 39 why is the northeast corner of the market space considered to be garden level? On Sheets 39 and 40 why are those areas fronting the creek being considered ground level and not first floor? Would a change in this determination result in in any additional conditional use permits for the office and EHUs of the floor plate? The arborists report references a number of existing trees and those that can be saved by a number identification. Please provide a copy of the plan which identifies the numbers assigned to each tree so those being preserved can be identified by staff and reviewing authorities. Flood Plain Modification Permit: It is the intent of the proposed plan to improve Red Sandstone Creek. The flood plain coordinator for the Town will need to ensure compliance with all the following criteria. With regard to the stream improvements, staff believes there needs to be discussion between both parties regarding the appropriate level of interaction to permit the public to have with the creek. It has been discussed that it could be highly activated (primarily the west bank) and utilized by the Vail Recreation District. It has also been discussed that it could be improved and largely left to settle into a natural state. Please provide a detailed plan focused on the Red Sandstone Creek improvements being proposed to include all grading and landscaping. Conditional Use Permits: There has been a single conditional use permit submitted for the identified seven (7) land uses. Staff requests that a separate application and fee be submitted for each requested land use. Provide written responses to the conditional use criteria for each individual land use not as a general grouping of land uses. Provide details regarding the exterior operation of any of the proposed conditional uses on patios, decks, or terraces with regard to any activity (sound, lights, hours) that may have impacts to adjacent property owners. Is an additional conditional use permit necessary for a private parking club for any surplus parking spaces? Is an additional conditional use permit required for a ski lift and tow crossing or landing on Tract K of SDD No. 4, Cascade Village? Provide a conditional use permit application for temporary use of the development site west of the creek which is shown to be a surface parking lot solution during east side construction.