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��L'. : �j- IJ�' �C,I�vl�te��o�p�c;� MORANDUM
TO: Vail Town Council
FROM: Community Development Department
DATE: July 21, 2007
SUBJECT: A request for the determination that an exclusive ski concierge for guests is a similar
use to a"Lodge Accessory Use"and"Personal Service"pursuant to Section 12-3-4,
Determination of Similar Use, Vail Town Code, to allow for a "Lodge Accessory
Use/Personal Service" on the second floor within the Commercial Core 1 district,
located at 227 Wall Street/Part of Lots B&C, Block 5C,Vail Village First Filing, and
setting forth details in regard thereta
Applicant: Four Seasons Resort, represented by TJ Brink and Jack Hunn
Planner: Warren Campbell
I. SUMMARY
The applicant, Four Seasons Resort, represented by TJ Brink and Jack Hunn, are
requesting a determination of similar use by the Town Council pursuant to Section 12-3-4,
Determination of Similar Use, Vail Town Code, to allow for an exclusive ski concierge
"Lodge Accessory Use/Personal Service"on the second floor within the Commercial Core 1
district, located at 227 Wall Street/Part of Lots B&C, Block 5C,Vail Village First Filing, and
setting forth details in regard thereto.
Based upon the review of the Town of Vail Zoning Regulations and our understanding of the
proposed operations,the Community Development Department recommends that the Town
Council makes the determination that the proposed use is similar to a "Lodge Accessory
Use/Personal Service", as contemplated by the Zoning Regulations
11. DESCRIPTION OF THE REQIJEST
The applicant is proposing to utilize the second floor of the"Hong Kong Cafe"building as an
exclusive ski concierge function for guest of the Four Seasons Resort. In addition to
providing limited food and drink service,the guests of the Four Seasons will be able to store
two pairs of boots, two helmets, goggles, and gloves in a locker. The second floor of the
structure measures approximately 1,408 square feet in size and will contain 133 guest
lockers for a total 266 guest to be accommodated. Skis and snow boards will be stored in
the basement of the structure or rented from a third party operating a public ski shop on the
two floors bellow.
Attached to this memorandum is written correspondence from the Four Seasons Resorf
describing in detail their request and the operation of the proposed exclusive ski concierge
service and floor plans of the structure depict the uses on each floor (Attachment A)
III. APPLICABLE REGULATIONS
Vail Town Code
Section 12-3-4, Determination of Similar Use
1
s
.
A. Uses Not Listed.�In order to ensure that the zoning regulations will permit similar
uses in certain prescribed commercial zones, the town council, on its initiative or
upon written request, shall determine whether a use not specifically listed as a
permitfed use shall be deemed a permitted use on the basis of similarity to uses
specifically listed. The procedure prescribed in this section shall not be
substituted for the amendment procedure as a means of adding new uses to
the lisfs of permitted uses, but shall be followed to determine whether the
characterisfics of a particular use not listedare sufficientlysimilarto certain
c/asses of permifted uses to justifya finding that the use shou/d be deemed a
permitted use.
8. Review Use Characteristics:The administrator, upon request of the town council,
or written request of any person for a determination under this section, shall review
the characteristics of any use proposed to be determined as similar to permitted
uses, and shall transmit a report to the council advising in what respects the
proposed use would be, in fact, similar to specified permitted uses in the same zone
district, orin what respects the proposed use would not be similarto permitted uses,
or would be similar to uses specifically permitted only in other zone districts. After
receipt of the report, the council may determine fhe proposed use to be similar to
uses specified as permitted uses in the same zone district if it finds that the proposed
use will not be substantiaNy ditferent in its bperation or other characteristics from
uses specifically permitted in the same zone district. The council shall state the basis
forits determination, and the use thereaftershall be deemed a permitted use subject
to the same regulations as specificallypermitted uses in the same zone district.
Section 12 2-2, Definitions of Words and Terms (in part)
LODGE: A building or group of associated buildings designed for occupancy
primarily as the temporary lodging place of individuals or families either in
accommodation units or dwelling units, in which the gross residential floor area
devoted to accommodation units or fractional fee club units, is equa! to or greater
than seventy percent(70%)of the total gross residential floor area on the site, and in
which all such units are operated under a single management providing the
occupants thereof customary hotel services and facilities.
Notwithstanding the above for properties containing gross residential floor area equal
to or/ess than eighty (80) square feet of gross residential floor area for each one
hundred(100)square feet of buildable site area, such properties shall be defined as
lodges,provided that gross residential floor area devoted to accommodation units or
fractional fee club units exceeds the gross residential floor area devoted to dwelling
units.
PERSONAL SERVICES: A nonmedica! commercial business where a service is
offered to the customer and where accessory retail sa/es of products related to the
services may be provided, including, but not limited to, beauty and barber shops,
tailor shops, dry cleaners, laundromats, repair shops, and similar services.
USE. ACCESSORY: A use or activity that is subordinate and incidental to a
permitted or conditional use.
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Article 12-7B: Commercial Core 1 (CC1) District (in part)
12-78-1: PURPOSE: The Commercial Core 9 Districf is intended to
provide sites and to maintain the unique character of the Vail Village
commercial area, with its mixture of lodges and commercial
establishments in a predominantly pedestrian environment. The
Commercial Core 1 District is intended to ensure adequate light, air,
open space, and other amenities appropriate to the permitted typesof
buildings and uses. The District regulations in accordance with the Vail
Village Urban Design Guide Plan and Design Considerations prescribe
site development standards that are intended to ensure the
maintenance and preservatron of the tightly clusfered arrangements of
buildings fronting on pedestrianways and public greenways, and to
ensure continuation of the building sca/e and architecfural qualities that
distinguish the Village.
12-7B-4: PERMITTED AND CONDITIONAL USES; SECOND FLOOR:
A. Permitted Uses; Exception: The following uses shall be permitted on the
second floor within a structure;provided, however, that a conditional use permit
will be required in accordance wifh chapter 16 of this trtle for any use which
eliminates any existing dwelling or accommodation unitor any portion thereof.�
1. Multipl�family residential dwelling.
2. Lodges.
3. Professiona/offices, business offices and studios.
4. Banks and financial institutions.
5. Persona/services and repair shops, including the following.�
Beauty and barber shops.
Business and office services.
Tailors and dressmakers.
Travel and ticket agencies.
6. Retail stores and establishments, including the following:
Apparel stores.
Art supply stores and galleries.
Bakeries and confectioneries.
Bookstores.
Camera stores and photographic studios.
Candy stores.
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Chinaware and glassware stores.
Delicatessens and specialty food stores.
Drugstores.
Florists.
Gift shops.
Hobby stores.
Jewelry stores.
Leather goods stores.
Music and record stores.
Newsstands and tobacco stores.
Photographic studios.
Sporting goods stores.
Toy stores.
Variety stores.
Yardage and dry goods stores.
7. Eating and drinking establishments, including the following:
Bakeries and de/icatessens with food service, restricted to
preparation of products specifically for sa/e on the premises.
Cocktail lounges and bars.
Coffee shops.
Fountains and sandwich shops.
Restaurants.
8. Employee housing units, as further regulated bychapfer 13 of this title.
8. Conditional Uses: The following uses shail be permitted on second floors,
subject to the issuance of a conditional use permit in accordance with the
provisions of chapter 16 of this title:
Dog kennels.
Electronics sales and repair shops.
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Employee housing units, as further regulated bychapter 13 of this
title.
Household appliance stores.
Liquor stores.
Luggage stores.
Meeting rooms.
Outdoor patios.
Theaters.
12-7B-9: ACCESSORY USES:
The following accessory uses shall be permitted in the CC1 district:
Home occupations, subject to issuance of a home occupation permit in
accordance with the provisions of section 12-14-12 of this title.
Minor arcade. Amusement devices shall not be visible or audible from any
public way, street, walkway or mall area.
Outdoor dining areas operated in conjunction with permitted eating and
drinking establishments.
Swimming pools, patios, or other recreational facilities customarily
incidental to permitted residential or lodge uses.
Other uses customarily incidental and accessory to permitted or
conditiona/uses, and necessary for the operation thereof.
Vail Villaqe Master Plan (in part)
Goals for Vail Village are summarized in six majorgoal statements. While there is a certain
amount of overlap between these six goals, each focuses on a particular aspect of the
Village and the community as a whole. The goal statements are designed to establish a
framework, or direction, for fhe future growth of fhe Village. A series of objectives outline
specific steps that can be taken toward achieving each stated goa/. Policy statements have
been developed fo guide the Town's decision-making in achieving each of the stated
objectives, whether it be through the review of private sector development proposals or in
implementing capital improvement projects. Finally, action steps are suggested as
immediate follow�-up actions necessary to implement the goa/s of this Pian.
The Vail Village MasterP/an's objectives and policy statements address key issues relative
to growth and development. These statements establish much of the confext within which
future development proposals are evaluated. In implementing the Plan, the objectives and
policies are used in conjunction with a number of graphic planning elements that together
comprise this Plan. While the objectives and policies establish a general framework, the
graphic plans provide more specific direction regarding public improvements ordevelopmenf
potential on a particular piece of property.
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GOAL #2 TO FOSTER A STRONG TOUR/ST INDUSTRY AND PROMOTE YEAR-
AROUND ECONOM/C HEALTH AND V/ABILITY FOR THE VILLAGE AND FOR THE
COMMUNITY AS A WHOLE.
Obiective 2.1: Recognize the variety of land uses found in the 11 sub-areas throughout the
Village and allow for development that is compatible with these established land use
patterns.
Policv 2.1.1: The zoning code and development review criteria shall be consistent
with the overall goals and objectives of the Vail Village Master Plan.
Obiective 2.2: Recognize the importance of Vail Village as a mixed use center of activities
for our guests, visitors and residents.
Policy 2.2.1: The design criteria in the Vai! Village Urban Design Guide Plan shal!be
the primary guiding document to preserve the existing architectural scale and
character of the core area of Vail Village.
Obiective 2.4: Encourage the development of a variety of new commercial activity where
compatible with existing land uses.
Policy 2.4.1: Commercial infill development consistent with established horizonfal
zoning regulations shall be encouraged to provide activity generators, accessible
greenspaces, public plazas, and streetscape improvements to the pedestrian network
throughout the Village.
Policv 2.4.2: Acfivity fhat provides night life and evening entertainment forboth the
guest and the community shall be encouraged.
Obiective 2.5: Encourage the continued upgrading, renovation and maintenance of existing
lodging and commercial facilities to better serve the needs of our guests.
Policv 2.5.1: Recreation amenities, common areas, meeting facilities and other
amenities shall be preserved and enhanced as a part of any redevelopment of lodging
properties.
Policv 2.5.2: The town wil!use the maximum flexibilitypossible in the interpretation of
building and fire codes in order to facilitate budding renovations without compromising
life, health and safety considerations.
Vail Land Use Pian
CHAPTER il— LAND USE PLAN GOALS ! POLICIES
The goals articulated here reflect the desires of the citizenry as expressed through the series
of public meetings that were held throughout the project. A set of initial goals were
developed which were then substantially revised after different types of opinions were
brought out in the second meeting. The goal statements were developed to reflect a general
consensus once the public had had the opportunity to reflect on the concepts and ideas
initially presented. The goal statements were then revised through the review process with
the Task Force, the Planning and Environmental Commission and Town Council and now
represent policy guidelines in the review process for new development proposals. These
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goal statements should be used in conjunction with the adopted Land Use Plan map, in the
evaluation of any development proposal.
The goal statements which are reflected in the design of the proposed Plan are as follows:
2. Skier/Tourist Concerns
2.1. The community should emphasize its role as a destination resort while
accommodating day visitors.
3. Commercial
3.1. The hotel bed base should be preserved and use more efficiently.
3.2. The Village and Lionshead areas the best location for hotels to serve the
future needs of destination skiers.
IV. REQUIRED ACTION
The Town Council shall approve or deny the request that the proposed use is similar to other
uses listed as a permitted use within the Commercial Core I district pursuant to Section 12-3-
4, Determination of Similar Use, Vail Town Code.
Pursuant to Section 12-3-4, Determination of Similar Use, Vail Town Code, the Town
Council is required to state the basis for its determination of similarity or no similarity. If the
proposed use is found to be similar the use thereafter shall be deemed a permitted use
subject to the same regulations as specifically permitted uses in the same zone district.
Town Council shall make the following finding of fact in accordance with the Vail Town
Code:
1. That the operation and characteristics of the proposed use have been
determined as similar to permitted uses, or would be similar to uses specifically
permitted only in other zone districts.
V. CRITERIA
In determining whether or not a proposed useis similar to a listed permitted or conditional
use, staff is required by Section 12-3-4, Determination of Similar Use, Vail Town Code, to
address the following criterion:
1. How are the operation and characteristics of the proposed use similar or not
similar to a specific permitted use within the Commercial Core I district?
The applicant has proposed to operate an exclusive ski concierge service on the
second floor of the"Hong Kong Cafe" building. The applicant has identified in their
written narrative detailing the operation many similarities between the listed
permitted uses of"Lodges" and "Personal Services". In several discussions, both
the applicant and staff have agreed that the proposed use contains many elements
which are similar to accessory uses typically provide by a lodge within Vail and
elements of a personal service. However, staff as the administrator felt that the
process found in Section 12-3-4, Determination of Similar Use,Vail Town Code,was
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the appropriate way to receive a determination on whether those similarities were
prevalent to the point of making a determination of similarity.
Since the establishment of the Town of Vaii and the Ski Resort a goal has been set
and pursued, to strive to always be the best provider of services to our varying
guests. This goal is identified throughout the adopted Comprehensive Master Plan.
As can be expected, to achieve this goal over time changes to the approach have
had to been made. For example, the most recent renaissance of the past seven
years has been in response to the need to "update" and "improve" the overall Vail
product due to changing expectations of our guests. One example of this is the lodge
expectations have gone from 250 square foot, 7.5 feet ceiling heights, no air
conditioning to an excess of 400 square feet, 9.5 feet ceiling heights, and air
conditioning.
As a part of the need to approach this adopted goal, various adopted master plans
identify methods by which to consistently improve the guest product and experience.
An example of this is language found in the Vail Land Use Plan identifying the need
to create"Transition Areas"between the two villages and between the road network
and the base of the mountain. Within the Plan it identifies that there needs to be a
land use which serves this function. It was determined through the Vail Village
Master Plan that the larger/more dense structures should be located along the
periphery of the Village Core. The zone district which was selected to serve as both
the "transition" and the location of higher density structures was the Public
Accommodation District.
As a result of the location of the Public Accommodation district the Town has seen
the development of larger/higher density projects adjacent to the South Frontage
Road. Furthermore, in attempting to achieve the goal of providing the highest level
of service to our guests these hotels are intending to offer four to five star service.
Operators of four to five star lodges have developed operation plans and amenities
to compliment these service goals. For example many of the new lodge products
include spas, conference/meeting facilities, access to materials and technologies to
conduct business, high end dining, room service, concierge services, shuttle
services, etc. The expectation of guests throughout the ski industry is that lodges
provide these types of services.
As a result of our adopted Master Plans and the location of the Public
Accommodation district a difficulty has arisen with regard to the spatial distance
between the location of the Town's new lodges and the base of the ski mountain.
The applicant has proposed and the Staff agrees that in the current market there is
an expectation of the guest when they visit Vail that they will receive a"World Class"
experience from start to finish. Staff further agrees that the provision of a ski
concierge service to guests of Vail is an important element of that experience. The
applicant identified in their written report that it is 840 steps from the Four Seasons
Resort to the Vista Bahn. The applicant has the goal of turning this walking into a
more pleasurable experience by not having to carry skis and boots to the mountain.
In discussing the applicants desires of providing a certain level of service and the
operation of that service Staff felt that the land use contained many of the elements
of two listed permitted use on the second floor of the Commercial Core I district.
Those land uses being an accessory use to a lodge and a personal service. The
definitions of both are included under the Applicable Documents Section of this
memorandum. As discussed in previous paragraphs Staff believes that the
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proposed service is an accessory use to a lodge of the quality we are encouraging in
Vail. Furthermore,the proposed service fits the definition of a personal service for a
specific customer.
Staff has identified several positive potential outcomes from the incorporation of the
proposed exclusive ski concierge use. The use as proposed by the applicant should
reduce the traffic congestion necessary to shuttle guest from a lodge to the base of
the mountain as guest will likely use the Town's transportation system to reach the
mountain or walk. Staff further believes that this proposed use will generate
significantly more activity in any second floor space than a dwelling unit which is a
permitted use on the second floor which meets several Town goals of vitality. In
addition, guests of lodges like Four Seasons Resort will traverse through theretail
core and likely spend more time in the Village in street clothing verse carrying skies
and walking in ski boots back to their lodge. Having a remote location associated
with lodges in the Town can be beneficial from an economic stand point as more
guests will walk by various retail offerings to a greater extent to and from the lodges
and the remote exclusive ski concierge location.
Several concerns Staff has identified are what level of activity and function will a
remote lodge accessory use serve in the off season. Will the land use be vacant?
Can it be converted to a function which generates activity in the shoulder and
summer seasons? Staff also has contemplated the impacts of making a
determination that an accessory use to a lodge could be located off the development
site. What negative impacts could result from a determination of this nature?
Staff's conclusion is that we support a determination of similar use as a
determination that an exclusive ski concierge is specific to a particular use and the
proposal of any other lodge accessory use would have to proceed forward through
this same process in that event. Any discussion regarding this determination should
include a conversation about the function of the space for use throughout the year.
VI. STAFF RECOMMENDATION
The Community Development Department recommends that the Town Council makes the
determination that the proposed use is similar to an allowable permitted�use within the
Commercial Core I district, pursuant to Section 12-3-3, Determination of Similar Use, Vail
Town Code, to allow for an exclusive ski concierge to be considered a similar use to a
permitted Personal Service, located at 227 Wall Street/Part of Lots B & C, Block 5C, Vail
Village First Filing, and setting forth details in regard thereto.
Staff recommends that the Town Council approves the applicant's request subject to the
following finding:
1. The operation and the characteristics of the proposed use are sufficiently similar
to a Personal Service use to justify a finding that the use should be deemed a
permitted use and would be similar to uses specifically permitted in the zone
districfi.
VII. ATTACHMENTS
A. Written description and plans from the applicant
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FQ�..JR �E.�1.SU�S R��C)T�T, V.A►I]E. —�K� +C�l'�1C.i��2G�
REQLJ�ST FC�R DET1�R�:Nlil"��TICII�i t?� 5III�ILA.�USE �
SECQI'� FL�J+ai2—EAT�N F�:A��i
C)n behalf of�e �ou� �e�ans Hat�l-�`�i.l,the �evel4per resp�ctfi.il�y req�aests that the Ta�vn o:�
V'ait Cc�un�ii rr�ake a deter�ninatic�r�of similar use t� pexm.i� a Ski Cflnci�rge function on th�
secnnr� ��oc�r of�he Gorsuch �ruilc�ing, �c�rrrner�y�he Hon:g I�or�g �afe b�ile�ing i�V�il v�llage in
acec�rd�rlc��th th� �t�chec�pl�ns. VVe pr�+p�se the fc��o�ng uses fo� �ach �f the Fc�ur (4}
levels a�f th� �xistin�building;
� �ASE���`L�'6�EL: Ski �tc�ra�e f tuning, pr`�rna�ly for�h�e Ft�ur Se�.sc�ns �ues�s,
oper�te€i by Ci�rsuch, (a�ern�itte� use}.
� FIR�T'���EL—'9�a11 �tre�i: �ki 1�baar� ren�:l, stc�rag�c�fren�al. sk�s/��ds, ap�n ta
the p�ablic, aper�€�by�orsuc�, (a gerrnitt.�+d�se�.
� FiRS�` LEVEI.—�ta�n Plaz�: Re�il, Qpen tc�th� �ubii�:, o��rat�c�b� ��rsuc�i with
�erta.�a mo�'i�c��.�ns fQr i�prt��red acc�ss�bili�, cu�omer conver�ience and bacl�-of
h�u� supp�r�rt, (a perrr�itteel use},
� SEC4I+�D �L4��.—Ea�€�n�'�aza: �ki +�o�ci�rge f�r Fc��u Seaso�s gues�s oniy, ta inc�ud�
loc�er� far the �to�ag�c�f s�:%�oots, �e�xn�s, �c�ves, goggles and oCher�ki aecessories,
(nt�t e�t�rei�+�nsiste��v�th current zan�ng ti�fi�i�tians,henee our a�piica�v� for
d�terr�ina�on of si.mil�ur izs�}.
'I`he c�r�rent�c�ning Comr�er�ia� Cc�� 1 �3is�rict�see'�'c�v�m�Qt�e"�'itl� 12, �Iiapter'7, Artic�e B)
pravid��th�t, o�the Gz�econd Flac�r" wst�.n�str�ac�ur�, bc�t� a"L�acige" use anc�"Personal
��rvices"u� sh�l be a P`�rm�tte�, flur p�crposerl Ski �o�ci.�rge u� �s not er��ir�ly�c�nsisten�
with th�defini�i�n�€�f�i�er�e "L,c�cig�°' ar"Pe�r�1 se�vic�s"'b�t we b��i�v��t�e a�
substan�ia�y cansiste�t�it� l�th de�i�i���s. '�.�ref�re, �re ar�rec�u�s�g �at#he "T"t�vv�n oi'�7�i1
Couneil�uppo�t our app�ica.tir��a�.d�p�x�ve th� cr�iar�€��'t�ais��ssary g�st �rvi�.
The S�i Canekerge service t�a� �r� are pr€�pasing � gravid� t� #�ie gues�s ��`the F��.r Se�sc�ns
Hc��el eora.sti�tes a p�rs€�nai, servic:e, �hich is p��£�r�n�ti by ma�� c�t��r 5 star hote�s an+� �sarts
vv�thin. s�i �as %�. �c�lo��clra a�d I�c�rth �e�ri�a. We sug�e�� �t S� �a�ncierg� i� �r�aps a
nev�;r ��, na� �n�icigateti a� 'Vail's cuxren� cade. T�i� n�w �se is �ec�ssa,ry because c�f�h� rerrinte
laca�i�n of�e Fc�ur �easc�ns Hsatet, .rela�i�e t� t�� s�i b��. �t i� e��e�t�al t� the �ucce�� �f�e
Faur S�asons Hc�tel th�.t the �ki �o��ierg�e fi�ct�o�a be �o�du�t�l in a la��ti4n adja��nt to t�e sk.i
6as�. The lvcatic�A of th� �ou� S��sc�� �ot�l is consiste�� with �e gaa�s +�f�e '�'c��n, as it is
lacat�cl o� the pearip�� c�f tb� +Cammercial �or�. The lt�c�tic�� Qf th� pra�aos�d S�.�i Cc�ncierge
w�t�iin. c�ose prt��imity ta� the sk� t�ase �s corr�ga�.ble wit� the �t�als an:d us�s of the ad�a�nt Ski.
Hase l�.ecreati�n Distr�ct�.
T'he prvpvse� Ski Conci+�rge �a.ci�ity �oul�l also i�� cansidered an "Ac��ssory Use". ��e 'Tawn
Ct�de '�`i�el2, ��rap�t�r '7, �rticle F� -� w�iiic�a. states it� �a.rt �� ".w.at��r �ecre�ia�.a1 �ilities
cu�tc�r�ri:ly i�cid+en�al to p��mi�ted ...�odg� use..."s�:a� � ��m�i�. 'I'hi� �rv�ce is �i�as'ly an
accessvey use ta the h+�te� fc�c�iv� �d i� a� int��al part af the �ec�vice provided ir��ma�tta�n ski
rest�rts. We beI€�ve tb�.t t�.e '�o�vn Cad� int�n�e� that c�z�ain �.adge fi��ctions c�uid be �emc�te
fi c�rr� xh� mai� Lo�.�e �a�ility be�ause nf the inclu�ion of the vvor�s "....A. buil�in� c�r group o�
a'ssociated builciin�s..." w�hich w� cc�n#e�.d �nea�n� �.t th�� dc� not need tQ b+� adja�;ent or
� cvnn.e�;ted.
Far y�ur conven�cz�ce, we are providing th� defn.itions (A�ticle 12, Cl��pter 2-2-2 �f the �'own
Code) c�f"Lv�ge" �.r�c� "Persona� �ervices" frt�m th�� 'I'o�m Cac�e, whic� �.r� a� fc�tlows:
� I�C}D�"rF: �1, building vr group crf a��sc�ciat�d �uildings des���d for occ�pancy �rimarily
as th� t��nporary lodging p1ac� of i��dividua�s ur fam��i�s eith�r �n accommadation units
�r dwelii�g units, �n which the �rass resid��ti�l flc�c�r area dev�.�teci to accomm�dation
uni�s or �c�i�na� f�e c;l�b ux�it�, i� e�qual ta� c�r gre�tear �an se�v�nty ger�ent (7a°/a� a.f the
fiatai gross�sidenti�.l ��o�r a7rea t�n#h� �it�, and in which all such units are c�per��ed under
a sin.�;Ie r��gement px-avidi�g the occupa�ts ther��f cu�tc�mary hotel s�rvi.ces a��d
fac��iti�s.
N�twi�hsta��:dir�g �� �.bt��� �or prc�per�ie� c�ntainzng grvs� resid�n�i�l flc�o� are� equal to
c�r less than eig�.ty (84} square f�e�t c�f �ros� �esidential �lovr area far �ach on� hundr��i
{1�U� square f�t tt�' bui�c�ble sit� ar�a, su�� prapert�es shall b� ciefined as lod�es,
p�rov�.ded that grc�s� resi�entia� floar area d�v�ted to �ccomm:o�ation units or fra�tic�nal
fee club �,w.i�s e�cee�s the grt�ss r�sid�ntiai.�ao�are�d�voter.�t€� d�v�llir�g units.
� ��12SQ�31�L S��VICE�: � no��c�ical cc��me�rcial bus��ss �vh�ere a service is o.ffered
to th.e c�usto�er �and w�ere �ccessory retai� �a.tes flf praduct� rel�at�d tc� �I�+e scrvices may
be gravi�3�d, in��uda.ng, but ��t ��n�zted tc�, b�au� a�c� b�rber �aps, t�.i�a� sh�gs, dry
� cl�a�ers, laundrt�mats, r�pair shcrps, �nd similar servac�s.
OT'H��.���S�ER,�TI€��IS:
�uests of th�: hotel wau.ld.nat t�e l�ke�y t� �r�Zk froz� �i�1�otel t� t�e ski bass=e if the� are required.
to do sa in the� ski boo�Gs and c�rrying t�.ei�s� �uipmen�. �. vehi�u�ar shu�� s�.�rYvic� frc�m the
�otei to �ne of#� ski�r drap c�#�la��ion� vv€��d be a ��gica� alt�rna�ive salu�ion, �owev�r such
a shut�le ser�ri�e wQUld �d� to cc�ng�s�ti�;r�, �ah�ch �.lrea�:�r e�ists. YQUr�uppc�r� c�f our applicatioz�
will s�rve to reduc�e vehicul�.r �e b� f�c��it.�iiig the �nv�nzent stc�ra�� €�f aux gu�sts' ski
eqtti�me�t near�ie b�se Qf the��i aire�.
If our Sk� Cc�ncierge �� �r� appr�ved, c��.r l�ading and c��li�rery �etion c�u�d c��ccur via th�
adjacent I�c�untaiz� Pla�a. D�l�v� �'�i.�i�y. '�.s �t�;-af-the art facili.ty is adjace�� to our
prap�sed tc�catic�� ar�d we w�u�d b� pleased t� c�mrnit �� rc�uting ��1 ��c�u� �.eli�r�r�es through.
��s cu�ren�iy und�rex�iiiz�d.��;cilit�.
VVe ar� at�tac�ing a prc��m s�m�� far the prop�sed �ki Conci�rg�; pr+�pa�d by l�Ir. Hans
V�Jill.imann, �eneral �![an�tger c�f the Faur Seasc�ns II�tel, V�il whzch Qu�l.anes the vperational
stra.t�gy �c�r t:��prvpt�sed �k� Cr�ncierge facility.
�O�I'���,US�C?h1:
Iz� conclusion, we bel��ve th�t au�- propas�t is cc>n�i�t�nt v�r�ith the goa�s t�f�he "i'avrvn of'Vail and
th� �tent€��the Ct�z�.mer��al �t�re ��ne �istrict. W� b�li�v�t�t the creati�n af a cc�r���niently
ic,cal�r� �ki Concier�e :�acility i� essential to the s�.ecess c�f the .Faux Season� Hotel, whic� is
certain�y in ihe bes�k�ntez�st a�th� Ta�n of V�i1.
�ki +�oncYerg� .
�'o�ar S+��sv�ns R.e�vrt Va�l �
The mast desir�ble h�t�l Iacation in a ski resort�s�y the slape,t�ius�rrov�tii�g s��-inl sl�i-4ut
facilities �s �vell as i:ncQr�r�tin�an i.n-hause sk.i rental., ski s��ra�e and ski ccyracierge. T`his
m�del is wh�t�ie disc�ni��g�v�l��r(Fv�r Seas�� guest}wi�I ��ek. 'I`�Zis dis�erning�raveler
will pay a pr�mium fc�r sucl�eonve�u�nc�. Th� ski-i�a/s�i�-out scenaric�im�roves the ci�ily routi�e
by a.vta�ding th�i�ta�c�n af d��g�th cu�nb�r.�� �qui�z���;t�raci �'ot�t��a�. �t s�vcs tim� anc�
a��ow� g�ests to fially ��ajc��r a�ass�e-�iree s� exgerience, e�pecia�y vvh�f�lies ar� involv�d.
In tc�ci�:y's �nvirc�nment c�f cam��ing rest�r�, it is �a is�nger su��ient tfl �ave the larges�ski
mc�u��t�.n i�Itivcth :A���ca. 'I'he �.iti�aat� ������ di�f€��re��i��or am�►n ��all wxnter-s art
d+esti���o�� �i�1 b� �� erior��rvice.
'�a �n,.�ure th���tl�e Fc�ur ��a�c�n��.�sc�rt V�� is su�G��s�l �s a�ux�ury prap�� �ci�phvlc��#:��
c�mp�y's h�rd-��aed reput��i�n iu s�*�c;� ���e�.��nc�� �t i�im��rativ�that v�re ad�;re�s aur af�-�
site laca�ion, comp��mentzng:i�wi�.h�.ski conci�rge Ic�cat+�d �t��e laot��n€x af�e s�€�p�, The ski
r�n�i r e will b��:n�s����ial�� " : ��o��.� dev�lc� ` � �sx�i.v� rienc� �'o�th� u�st. As
su�. c� mmust b� ta�er� in#h�d�si t� cc��t�a cc�mf�rt�.ble a.�d r��a�i a#a�os h�e, A
s�a 'c+� uest ex �rien�� �1� re�u}t in �n�urin �.retuxn visit tc� �ail an.d th� Fc�ur Se�ans
Resa�iJai�.
Fc�t�° S�asc��a.� g�ues�s, �wn�rs a�d r�si���c�clu�b c��:�s ��� ex�t and d�rnand this�ev�l �f
secrvvic+�, �nd c�e�nnus��t�ken ta g�t fi�s serv�ce right.
�3a��o�d I�i�ormat����
As th�cvrr+�of Villa.ge a�"'��.il.is�rehi��� free, �ue�ts w�;t1 ��� tc�°v��a�lc tt�fi�h��5list�.�a�in��se lift.
"�ith sl�is and bv��s, th�s v��k fi�in����t��cc��ld easi�y �x�ee�d 1 t� ���tes, g��ng through.
of�ex� crowzl+� �r�ts, �crc�ss a small cov�r+�c�br�c�ge �at sp�ns �c�re Gr��k,tc� fin��ly reach th�
'�Jista�3ah�t base area.
Our ma.i�ca�p�tito� are lacated at�.e sl�pe �:nd offi'�r ��i-inJs�i�aut r,e�nvenie�ce. �7��er
cc���efi���rs (�a�rd�:��er�:, Iv�our�t�i��I��s, 5�n�enal�, C3n�"�i�c��v�ridg�, �tc.�! m��prav�de a
ski �vr�cierge��°�r�tal �las�to th� slop�s.`�"hes��`acilities f�a�ure s�/b€��t�a���rs fc�r the
cc+nvena.e�ce a��toring item�, such as he�ne�s, �nggles, glov�s,b�ats, �1ot�in�, in �raxiarnity tQ
the ski ba��.
1'r�e�ent Cc�mpeti#iv� �'ittuu�tivn:
'�ail �2.eso�s, �he m�nagemer�t cc�mpany�r�firol�in�;most rnvunt�in vpera�i�z�s; ss�v€:ra� h�t�ts in
Vail, B�ver�m�k and ��'�ail V�ll�y alse� c4��ral tirans�rtatian t� and�r€�m n��r�y airports
via"+�olora.t�c� 1'viouni:ain�xpr�ss"; var�4u���t�l a�pe.�rat���s r�Ia�e�d ta s�� renta.�, ski ����aing,
ac�e�sa�-%�s, etc. �
Vai1 R�sc��rts recentl� �pened �t t�e fQtat r�f'�V�ista Bahn an ex�lusiv�e I�Sount�.in C�ub �rith a tvvo_
�iered memY�xship. �t# :ll�;�i��:�u�.���nc:��'��.c��n
i
' 1. Sta:nd-alane, �xclu�ive �lub ad�ac;e��t ta �ick�t e�u�t�r allc�ws�pp�r-tier zu�mbers acc�ss
via a pn�rate, gat�d dri�ve. The rnember's card ac�i�ates a prQximity reader and allaws car
aecess; at fi�e same time, the car valet �d the ski ��let are e��ctronical���adviscd th�t the
member is approaching. T.�e car va�et greets the��mber by name �n€� �eips unioad
sports equ�pm�nt of�'a�nily m�mbers o� �;uesfis. '�e men�b�r p�oceec�s via elevat�r tt� a
sum�tuau��y f�mi:�he� "�ocker rc��m" wher�ea�h m�ember has a Cz.�ll l�c�er featuring
bui�t-in �.ir hases ter dry twc�p�� o�sk� baats as we�� � ampl�spa�ce for�i�a.t ski v�rear
such as goggl��, g�o�es, heimets, �te. '[`�is area also offers male and fema:le washrooms
for mem�bers' use. I�uring the tim�the member char��es iz�:�ta sport�g g�ar, the ski v�et
ha�s luca�ed�.nd retrieved the ��is af�ho.ice fc�r t�iis member. Every rnember has space �'or
four pa�rs t�f s�is c�r sn�wbc��.rds. 'The sp�rting�qui�ent is lr�aded an�allin��a�l�s
ht�id�xg up to ft�u�paGi.rs c��s�is ancl,via separat� elevator, th� eq�pment i�brc�ught�o the
�ront af th�Club clos+��t� �e sla Ii:�`t. `�ze mer�ber a�:e� g�ests have t�� c�ptian tr�
irz�mediAtely put the s� o�and�ar€�ceet�t€� t�e �if�, or�h�y�an �top��th���ub launge fQr
a complin�e�taay�oatiner�t�l break:fast. 7'�e Club I€�unge c�f�e�s a saph:i sti�ated
"moun�a.in" d�cvr; ��ather perm�t�g, tl��re is �.n �c�jacent terrace v�t�i az�.ogen fire pit as
w��� as wann, cc3m�f'or�ble up�olstere� sea�.u� vvith warm�l��ts and a�erh+��.d gas
hea.ting. Mezr�:bers cata�iso use an outd�ao�heatet� �vvhirip�ol, �th dir�ct access ta� the
Lvdge Spa and I-�eait�r�l�b. Initisti�n���is� 25t�,0U� plu�a m�t�nan�e fee. Th�.s
memia�x�hip b�xys two lif��� s�Ci p�ses, li.f�;�izne parkin�; fc�r one v�hicle, Iocker rovm
and s�Ci stora�e for��ur paars af�kis. Lunch items as well as a�er-s� be�er���s n�ed tQ
be p�lia�seel..
2, Q�tiqn�, t.�.e lo�w�er-t�ereci Q�ering �t$ 1��,0{�4,pr�vi€�e� a� th�above bene�ts
exc�u�ing th� li�'et�m�pa�ki.�� c�r the lifet�m+� ski pass��.
3. This co�ple� �l.lsa o�f�r� e�u��ment:ren#�I and st�ra��e, a.11 cc>ntrailed and mana���i �y
�ail I�es4rts� `�is z��il area is fmr th� ��n�ral public.
1. �o�r�+ea�o�s t3p�€+�n:
The "H���o�rg �a���y S�3C� �Il�yWaU�+�t" i� 4-stc�ry�u�l�iin�with a bz-Ie��l grade; this
locaho�inc�ud�s a b�s�ment belo�v��t l�vel, �r�cb woulc�allov�r�'€�r sl�i stvr�ge. Th�first
�or street) lev�� co�d be�s�d �or a�l�ilbc�ot�e�� operated �y a thi�d p�.Y- .�,seca�td lev�I
on a hi�her�leva�ion also�a� s��et a�cess firazn �ata� P��caur�.yard,rvughly 1 S+D feet
frc�m the Vista Bah� slci li�t:. T:his sga�� {1,�40� s�ft)could serv�as r��ail cr�ac���sories a.nd
ski ge;a:�{e.g., bc�at warn:�ers, �a�ct�€v�rar�n�rs, �u�t;r�am� etc.� . t�ii t�lc�r� are �erv�ic�d via
ele��tor. Wa.�hr�om facilities a�e in tt3e basement. '��e t��rd ��r��is �:�cessible via�tai�s �r
el�vatc�r, �:ns�t�� sp�.ce of 1,4i�Q sq ft has��ro�k.�,ng wc�c�--burning fi:t�pl�ce. This ar�a coul:d
be cvnvex�ed as an e�t�asion crf�ie Four Scasn��s I���c�rt i�1c� a convenient a�a, a#�'erin�
caff��,hat chncalat+�and lig�.��ntinent�rl brea�cf�t� ��v+�ll�s pri�ate �rr�kers (similar
locke�s a� us�by Vaii Resvrts �v1�ur�ia�r� Club, �ar�l�eras etc:)
7
�e�-vic��r�videdz
• S�.i R�nt�l E�pr�ss: skisfs�c�wbt�arci�and b€�c�ts �uld b�rent�� on-lin��rorn
hom� and be r�a�y at�"ki �'or�er�rge. Sit�ilarly, a b�c�ti�wi�I b� pr€�vid�;d %�thE
hc,tel to acct�rnp�ish th�sa�� wi�t��ut n�ed�'or�ie guest ta leave the pr��rty.
`�� ��a�vou�d be t�mi��ci� v�sit�e �ki r+�ntal an.d �r�uiprnent wou�d be
r�a,���pan a��i�va�.
• ��i �ickets rr�ay b� pu�hased .in acivan�e c�f ani��and�har���t� th�g�est's
falia.
• Ski�-s�hc��arran�ez�a�n�s�vuld b�nrnade pr�c�r fi� a�xiv�l, an� c�ilc�ren would bt
�e�ried tc� �� fr+�m.�i�i�r�.�.�nshead�r��1d�n�'eak ba�e ar��s.
• �qu�p��nt t�ans��r�t�a�h�t��tc�Ski�`��c��r�e�.
• I7rying e�uipment:fc�r wet�cic�t�in�(�.�., �la�es anrl h�t�} availal��� a:t��i
�c�r�cY�r�e.
• � :�t-s�re�n rn�ni�c+r prc��idin�sn:c��r cti�.c�it��n�, in��udin� �,r�o��g r�pt�rt.
• i+►�c��.nt:�i��rai�.m�a���wo�€�b� �.vail�le.
Ht3TEt,�a41EST PRC?CEC�URES
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�`ail i� a�c�vorlc�wid�knv�vn ski resort. Dc�tiv�i.11 skii��, snc�`wboarct�n�;and ercr��-cc�untry sk�:in�.
� are the prevalent sports c�u�zng the �rir��er season fror�:I�1c��ember un�il Ap��. '�"��e grimary
hassle ��a winter v�catian is �h� organiz:��ion an�lor r�ating of t�� equ�gm�ent, �Iotbia�g, lifi
t�ckef� �nd t�ranspc�r�a�ion, particuiar�y wit�i a f�miiy.
aur Ski �'vn�ierge service will be the pinnacIe of our points of difference �rith €�ur cc�rnpe�itars.
Tt will have tc� be a seamless �xperienc� tt� st�r�ass t�e s�-z.z�fout �cige of th� cor�p��itivn. Ihe
accessibili�y; eu�husiasm, local knowiedg�, a.r�t�c�patic�n and he.ipfuu�ne�s pxQVided by�:ese
ct�ncierge professicrnals �nrill ensure c�ur gErests enjc�y�.I� �spe�ts€��their�'ai1 �acafi�+�n.
Here is the seyuence of serv�ce prbv�de�i:
• 1'he Gues�is pravi�c��tb:a"�V`eb site adc�.ress�her�m�g 1��s rc�om r�serva�ion in
orde�r for himl��:r. �Q bo�k r�nt�il ec��ip�rn�nt{�orsu�h} �d ���,c1�+ets an line wit�h Vai�
I�s€�rts. �e �vill��o get a term�na..l in th�h�tel�o prc�v�d�e�ickets tc� gu�sts d�r�ctiy-
* Guest an i,v�ng at t�ie R�sort�rith h�s �wn g�ar will � of�e�d ta have his �aoats anc� ski.
gear m�v�ct to�ie �S�Cr �orr�ie�ge, 54 y�.rds �way�rom the base o�th� I�.
�► 'T'hr+�ug� �his, we�il� ��rvid�;u�sts wearing bt�ats zn the Resvr��nd al�c� avoid t�anaage
firvm ski equiprneut in gues�r�ms a�d r�si��n��s.
• �,`ru�s�.s arriving vvithout�ieir o`�equi�an�e�t ar�enctaurag�ci t�vi�i�the Garsuch fi�in�;
roam i��at�d in the L.�bby t��r.v�t�e�ir b�c�ot� fitt��i. This ser�:ce i��,lsa offer�d in the
p�vacy c�f their guest room fc�r an a�.+d��ti��a� f�e, ar�`Qr V�P �uests.
• T'he data of�� sel��t�d eq�:ipm�t�:d�oot si�es wi.11 be �Ie��ra�.ica1���rat�smitted to the
Ski�'ancierg�a���'1'��� ��eet. T�e ba�ot�will b�a�tar�a#�c�.tly p�a�ed in t�e pre�
assigned guest ivcl��r. '�he x�nt�ci skis stay�ri:th�t��s�+�h�n t�e sk�i ar��Iab�lec].with
guest�s last n�ne anc�i�tia�.
• `T'he next r�at�rning, �it£StS ��ifl W1�I S�1 GL3�t���2 I���.� C)�.L1C3T1SI1��.£� �ViI� �7� SI1t���I+� �4 t�'1�5�
locatiQns. V`is� Bahn sk:ie�s vv�r�il.� wat� �4(l s�e�r�to th�tSi�cZ�Uncier��.
+ �`he ��i tech�ician�as pr�-f�tted pal� a�d sk:is, ens�ring th� r��t�ind�n�; setting based
Qn height�, �rreigl�ts anz� lev�� of pr4�cienci��. T�e �uest will #"u�.d �� �'itted baot�s, pre-
warmed in the ir�dividual. lo�l�er.
� Vwlhile this s�rvi�e oc�urs, w�ather r�rts are��c�i�:n�� �s well a� s�c�w ca�diriv�s,
g�c�4m.ing ��pc�rt anci cl.c�s�d��.i �u�s. �Q�aplim�atary hc�t ch€�c�Iate� eof�'e�, herbal t�a and
bit�-s�e�mu;�i�slcr€�i�sa�ts are o��€!.
• We a��cip�,e�a�t most �ki passes wi�l �e p�p�d on-l�ne and rleliver�+d ta the�snrt.
�ny la�t m���te �a�gv�� �uipm�nt�a�b�purc�aseci a� Gors:uch�t,ai�l. and charged tc�
the �uest r�oorn.
�► +����this sezvic� is su�cessfully�rn�le�ed, �.pplyin�ec�ur��sies �:t�d a�ticipative att�tude,
a carefree skiin� experie�cc�a�d vacatid��re en�ure�d...but�c�ld...th���is mare!
� �r the aft�r.n+�o�, at the e�d+�f th� ��i ciay, w� wi�� be at�e b�se�i.th a mobile ski rack
spc��,g c�ur �o�o� �ic� c�� ��islpvl�s, so r�ur�uests �ay�r�joy apr�s-ski c���:taiis and
sh�Pping. The�uest r�i�u�s bo€�ts fic��he lt�ck�r whe� they c� dr�and warm vvernight.
• U�ring�h�ea�.t�r�stay�t Vail�.�s�r�, r�v��i�i prt�vid�the�ki �v�ci�rg� ��rvir,�;o�n a
�o�plim��t�.ty b�si�. �.7�i th� las�ti�y,�� �ring�e�quipm�nt�a�k to th�R.esort to place
int4 the �uest's vehi�le. V�e�.�i11 �tar� Uwn�r or V�P ec�uiprn�nt i�#v fil�� �ki 1����r in the
garage.
�
« For r�nt�rs, tY�er� �s nc�thing ta do but l�ave the �ki boats in exc�a�ge ft�r shae5 �:t3.d wa]1�
back tc� the Resc�� ("��sta Bahn}. �kiers frc�m ather bases (Gaiden P��k ar Lior�shead} usc .
the sht�ttl�#� reiu�n to the Resflr� with the�r sk� equ�pmen�. Th� equipi�ent �i11 be storer�
by th� B�1I staf�.
• It is ir�per��ive t���t�� Gc��h s�op in the hotel and the Uc�rsuch ernptoyees at 227
Wa11 Street pr€�vide � se�r-vice thdt�e�ts Four Sea�ons stanc�arc�s.
• To enh�nee�� r�varam�h vf t�.is �xclusive service,�;u�sts visitang t�e 51�r Cvnc�e���e wi��
start their day r�n�i� mr�u�ta�n�ri�.campl�men�ry ri�h roasted co�ee ancl a selecti.on af
teas. Th.ese b�verages wiXl be p�epar�in stylis� "to �c�'' cups. Morning mini�
muff�`inslcroiss�nts �nrill al:so be available tc� satis�'� th�hun�;�r€�f�o��vvhc� ski�p�d
breakfa�tcr g�t an ear�:y�f;a�t. Caf�'eelt�a wi11 be rep�a�e�i in t�e a:�t�moc�n v��i spiced ho
�pple cider�vr a�rarm-up t�eat.
FFtt?I�TNE HflTEL V'��W#�lNN'I"
Resort fe�nt-of-house�r�playees will as��st�tt�c�u�st with r�nio��in€� th�lugg�g��nd ski�uipment
as nece�sary. Empl�y��s must�ake �a�i�l�c�r��en un!€��ding equiprn�rtt from the �f rack of
the vehicle.
It wiil �e the�mp�oy�, respo�sit�ili#y��ee�sus-�tha�eacfi� mdivid€aa! pi�c+�of ec��ipment is#at�ged
an� pertinen�informa�ar�n is re�or�e�i:
• The guest's �irst ini�ial and su��rr�e rn�usf b�wr�tt�rt an th�c�t�tr�l st�ab.
� 1�?i�o� �.e4'i 3��•�1 �i.LAHF YG'4�l�� ��+v `3�PS�� L� LY:� �P°+s� 14r���i��z�5 �ti3�Lf: li�3.r i� G::i�T��§��1� 1Lf ���w�ri`4.4rP t-.i�C �3'w���v�.
c�����1�€�'?��f
s Ea�h piet:�nf�qui�tn�nt sht�uld hav�a sticker w�th #�e s�rrr� tnatchir�g n�trt�t for e�rery
mdividu�!guest anr��ft� gues�'s �st�tame artd First Init�al'{le. �`AN, �13}
. �A11 gu�st ski equi�mertt�rili b�s�cl��d ne�t(y anrt� h�tti fat�#rans��rt��n ta tne ski c�ncierg�
faciliiy.:
� ..�'�t� ��i E��i����t ���� t�r��! � ����`�pr����������� �°�it���� �����'� r���,�., d���.�r� d���,
� �����$ �������i ��i� ��������� ����`�� �t�� �s�r�������
� �"�� ���� ���il� � ��s;�� s� ��:� ���� ������t�r��� b� ���� ��:r��.
Equipme�t wilf be�rar�s�e�r�d'tr� �l�e $ki Cc�nci�rge fac�Iity. Sk�Gc�n�ier�e wi�l er�suee that�ach pi�ce
of equipm�r�t t�as� �rvp�r�ag sa i#is�asily ident�abl���retrieual..
Guest�quipment bags�+rili � held at the Re�c�r�fo�r�he c��ratican e�f tl�� guesYs stay.
The D�or Attendan�l�SA is�esp�nsibl�for ttte s�f+e k�ping ar�d prt��er stora�e c�f em�tyr 9u�st ski:
bag5.
�quipmen�bag�will b�ta�ged wit� �n o�n�e fuggage fi�g with#h��ues#'s �am+�, what'ttems were in
the b�g, #��corr�spanding stic�eF n�ambers, �n��h�gues�s de�r��re clat�_
T'he equipmer�t bags wili be organized by �.a�t fi��me
The Ski�c��c��rge w�lf indep�nder�t�y acr,�un#��r�ii'�uest's �ersonal e+q�ai�m�nt!upor� r�e�ipt and
ensur��aci� pi�ce �+f equiprne�t is#�ggec!and �ra�d�over to Gorsuch st�f�.
5
� Atf eqtitpmer�t�ri�!�a�store� by iast r��me. Bvots rnrii!be stored �n assigned�erson�i faekers, on the
. tap�it�csr�nd t�e f�c�ar�e[vw at the Hor�� Kt�ng �af� t�uitt�in€�. Skis and pvtes vvi1� be starec�tt�gether
by Gvrsuch an the d�si�nated ski s�orag� racks. Snc�baa�ds will be �eld f�the snc�wboard racks.
He1me#s or other�uest belQngin�s will �e labele�d anr!stc�re�i in GuesY�assignec! lo�ker, tc�gether
�rv�th the b�ts.
The Ski Goncierge�rill assr`�n � lr��ker for the guest's equipment anti nt�#e c�r� a cont�of sh�et date c�f
arrivai, cf�partur�, na��t�f gu�st ar�d 1c�cker#.(usir�g �h�ir arriv�ls IFSts provitted' by the Res�r�J�. The
cantra! stub wili then ��il�d accc�r�iing tc�c��partur�d�tes and�alph�b�tica�ly.
S�Cis shd�al�' #�e IaE��te�ct�ust�b�ve�tte�'ror�t bi�ciing, �uac�#s should t��abel�d on fhe back nea�r ttte#rt�p
c��th�:cuff. St�th ��les sht�ttit� be I��1�ci just ur�d�r t#��c��p. Snc3ww�r�ar�d��h�ul�b� lab�led an the
d�ck������he ftant birtding.
This is�c� e�sur+�t�:t��have a unifor�m�ab�ling s�stem �`c�r all gue�eq�aipm�nt.
'T�e�uni�g t��Sk� aC�n�e�erge(t��'�itc)
.Arriv�l
�zz��� ��a����, ��"��� ����i���., �:r����� ��s�� b��� ;��� ���� �,��;�i'��c��;����:�t� �h� ��u�����:
�°�:����.
Gru��will be�t�. by the S1�i �'ancierg�. Th�gu�st's ful�na��will �abta.ined. The Ski
�'�r��ierge�ll ��ccc�rd.the gu�st's las�z��:�ar�d:�'trst�fiial on a nc�te pad� �he guest v�ri1� be
i�vited�prace�d t�his 1�cker.Ski�'or�cferge has lis�of all�.t�k�rs with corr�sp�nding
�arnes.(Eato�s Plaza}
Guest�s mati�arranger��.ts�ie�i�h�lae�vr� fo�bc���s�d sk�s. Th��ele�t�� sk�have be�n
ac�just�d tc��h��bcs+ots�d are wai#�ng outsid� �n the ski xac�C.in alpha ord�r. 'The badts have
bee�p1�d i�io�he ivc��c�f th� ��. �Io��l �viLt prc��id,��"rorsu�h a daily u�dat�of guest
na�ne��d.1o��.��#.�,kt�`��ci�rge �c:urcula�s c�n�pper��c►ar ar��wi�l assist�guests r�r�th
bcc�ts.
Ca�'e+� and�e�l.th�r, arga�i�mu:f.�s.ar�:arffe�ed ter th��uest. T'I� sta�+�a�r�r�i�l be au�a�ons
P��l�ve�.:{i.���l 3)
�`�at� �;�an�3�r��t���� ������ b� �n�����rri�� �i� �r������. I� ��=il� ��7�1��e r��� ���'��� ����y ����c:,�� t��
������;�Z ���� �a��������t�����������:t����a�. "���;����s �,��� �,����; ��i�� ���e� l�� �������
Th� g�est wi.tl �e dire�ted eit�er by sta.�.rs ar�lewatar tQ c�utd�rs in arcier to�trieve their
skislsnc�v��b�ar�.. '�`he Ski C�n�ierge wiil vvi�h#li�rn a pleasan�c�ay on th��notu�tai�.
The S�Ci�or��i�r�,�e shc��.d en�ure t�at any it�ms��f�b�1�d wiil 1�pu.t z�tto t�t� guests loc��r.
If�nc��fi�in w�a le�it�a� i�hin�, it�us�be handl�d�%ke��st�nc� found.
�
t�utsid� .S'ki C�`anci�r�e wi�l as�ist the gues� in re��ving���ir s�is/snowboa,r�is and
�.ccampar�y the guest� to Vista B�hr�. 1 he� wil� endeavar t� as�ist the guest regarding ski �
c�nditions and mountain info:rmatiori. S�i�`�nci�r�� �.nd Gc�rsuch �mplrs�ees are �uliy
vexsan:t vvit�i snt�w��ndi�c�ns a�+3 Iast nights groami�g�epart. Tvvc� Maps are put �n every
loc�Cer
The w�ole pracess sho�:Iti b�as�uick a�d efficient as passibl�#t� a1�o�v�.s �t� �erve�h.e next
���st.
If gues�h.aa�� p�ivate sl�i �ess�n�rith a r�c�ue�ted iristr�z���r. Ski concierge a�cr�t w��� intmduce
the in.structvr tc�the gu�st. T�e ins�c�ctor�il.l ass�st gu�st with skis a:t�c� walk with th�zn to the
bas�e of�he mau��ain. If s�i in�tr�ctor is unl��ou�nr tr� the gues�, g�.iest skis v�il.l b��ulX�d ix�.#he
morr�ing anc� brc�ught t4 th��ase of Visfa Fahr� sk� ra�ks in �p�a€�rd�r wl��re o�.r gue�t will
meet�h�ir ski in�act�r a.fter th�� ha.�ve��� ass�s��d with ��iar l�c�a�.
I���� Th+�SI€� �o�c��r°�e sh�u,�d��ke�v�ry a��rx�pt to r�o�ni�� ��st f�.ce�a..r�d na�es
afte�t�.�f�rst da� �r�e�ever p�ssibl�i� �rder te►grvvi�.e perso�alize{d ser�ri�e.
R.etr�rn
Upon r��arn to�ie�ka G�an�ierge F�ili�t�.�gue�t will��welc�nr�ed bacl�by the S'1�
C'c�ncie�ge. `I he �`ki�G'afrrcie�ge w�ll�k f€�r t�e gu:��t's f�.11 �me. T'�.�y �ri11 write th+e la,�t
��.me ant��'�zsL inaE�a� c�n a�.o�pad. The skii�wi�1 b�put c�n th� sk� ra�k�d �will ���tc�rned
by t�e��i �`onci�rg�tc��+�at�r��h s�i r�� pn sec€��,d flc�r, �JV�st�et en��e and gi�e it to
the Gor�ueh��rapl€�y�e wl���ril.i s#�r�th� s��o�er�i�,h�.. C�u�s��i11 be d��1:�k�o
h�s/her I�cker an Eatc►n�Pla�a ar f�urth flc�c�r..
Ski�`o�ci�rg��ui�� �ive assist��e tv �he�;u�st t�#ak�4�'thei���ts. �},ffe�r t�.em a�.rink and
s�ar�a� �inge�f��d.
Nate : hot c��cc�I�t�is c�ffered�o all g�+�sts and re,ca�mendati��s are�ade f+�r dinnez-and
apres. +Ol��r�ssis�n:c�v�rith reser�v��ons, �a� b�:ck t� �c�tel �oa�ci�rge, �r� �rill cc�nfxrm
azx�.t�:gezn.ents i.�writin� d��ivered t� �st bedrer�m. .
p�"��� ,��� �`��������:_�°�,��� ������ ����. :���. ������:w:� ��� � ������z��� �r������:x� �������, ���� �� ����3�� ���:� ����:�
t"�c3.�` ~
4���� ������ ���i�� ��� �c� ��ii�� c���.t��;�� d������.���<��°Y t�����`�� �:.'r�r��.°������ �°��� ��� �����£� ���.��t
���c������ ���� �.�� �r� ���.�.i:���:� i.}z� �€���.��s�.i� ��x t��� &;t��;�t.';� r€�c�t��. ��;��. t:��� ��`�� C'�s��c:����-�;�.� �v��� �i��
������ �`���� ���������� �+�t��. ���� ��t� ��� �`���.���a� z���.�� r���z� r�����° ���ks���������$ z�
����:�i��� �����:�°�ll i�:���� t�� � r�t€����.:� �� t��; ���iy�� ���� � ��'t��l��.� ����.���:�t��:� ��'����:�� i� �c� ��:.
�;��°�� ���;� ����� ����� ������ ���� ��t�������� ��°������ ��� �����. �����, ������ �� ����:� �;�I �;����;, ���:d
Items that will be transferred back to �h� �sort wiii be held �n a c��si�nated are�.tabeled"I3ack
to R�s�rt".
�
� ��c�is �1� be returrned to th��sort fo���r�xz��the gu�st'� iast d�:y of s�i�ng a��d r���ivec� by
� C`7uest �erwices.
Bc�ots �i�tot�t a bQC�� bag t�i� au�t���cal.�y�e deiivered to the guest's �crorn b�Ski
�'onci�rge �less otherv�rise ir�di�at�d_on the Cuest Fe�uipm�nt R.ei�urr� Forrn:.
It is the�espansibili�y c�f the�S'ki �:`crnc��rge At�e�ac���t to w�pe dc�w� all g,uests' b�ots, poles,
s�is I snowbaard equ�ipment �in.c��uci�.n� renta� ��u�pment} �:t the enci ofea�h s�i day.
�3t�ots s�iautd b� wipeci do wn�ri#h a c�cat�. /�, h�.rd bristle brush should be us�d to clean t�:e
bc��om�aft�e bv�t.
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MEMORANDUM
TO: Town Council
FROM: Allison Ochs, Community Development Department
DATE: June 17, 2003
SUBJECT: Ordinance No.9.Series of 2003: An ordinance repealing and re-enacting Ordinance
No. 14, Series of 2001, providing for the major amendment of Special Development
District No.36, Four Seasons Resort,and amending the approved development plan
for Special Development District No. 36 in accordance with Chapter 12-9A, Vail
Town Code, and setting forth details in regard thereto.
Ordinance No. 10.Series of 2003: An ordinance amending the official zoning map for
the Town of Vail in accordance with Title 12, Zoning Regulations, Chapter 5, Zoning
Map; Rezoning Lot 9A,Vail village 2"d filing,from the Heavy Service zone district to the
Public Accommodation zone district.
I. SUMMARY
Nine Vail Road Condominium Association and Nicolet Island Development Company jointly
submitted a variance request to allow for the relocation of four required parking spaces in
the front setback,adjacent to West Meadow Drive. The application was submitted to fulfill
one of the conditions of Ordinance No.9, Series of 2003,which required that an application
for the relocation of the four surface parking spaces for Nine Vail Road be submitted,
reviewed and approved by the Town.
On June 23, 2003, the Planning and Environmental Commission voted to approve this
variance request submitted by Nine Vail Road, with the following conditions:
1. That prior to application for a building permit,the applicant must return to the Design
Review Board for final review and approval of all improvements.
2. That the applicant shall revise the plans, subject to Design Review Board review and
approval, to indicate 2 surface parking spaces and the minimum area required
for a functional turnaround within the front setback, adjacent to West Meadow
Drive. The remaining 2 spaces shall be located within the parking structure of the
Four Seasons Resort.
Nine Vail Road has submitted an appeal of the conditions imposed by the Planning and
Environmental Commission,which is scheduled to be heard by the Town Council on July 2,
2003. As a result, both Ordinance No.9 and Ordinance No. 10 must be tabled to July
15, 2003.
1
THIS ITEM MAY EFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Town Council of the Town of Vail will hold a public hearing
in accordance with Section 12-3-3 of the Municipal Code of the Town of Vail on Tuesday, July
1, 2003, at 6:00 PM in the Town of Vail Municipal Building. In consideration of:
ITEM/TOPIC:
An appeal of the conditions of approval of the Planning and Environmental Commission approval of
a request for a variance from Section 12-7A-11, Parking and Loading, Vail Town Code,to allow for
parking and loading in the front setback, located at 9 Vail Road/Lot C, Vail Village 2"d Filing.
Appellent: Nine Vail Road Condominium Association
Planner: Allison Ochs
An appeal of the Design Review Board decision to deny DRB03-0110, a final review of proposed
awnings at the Ore House, located at 232 Bridge Street/Lot D, Block 5, Vail Village 1 St Filing
Appellent: Larry Anderson
Planner: Allison Ochs
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.
Sign language interpretation available upon request with 24 hour notification. Please call 479-2114
voice or 479-2356 TDD for information.
THIS ITEM MAY EFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Town Council of the Town of Vail will hold a public hearing
in accordance with Section 12-3-3 of the Municipal Code of the Town of Vail on Tuesday, July
1, 2003, at 6:00 PM in the Town of Vail Municipal Building. In consideration of:
ITEM/TOPIC:
An appeal of the conditions of approval of the Planning and Environmental Commission approval of
a request for a variance from Section 12-7A-11, Parking and Loading, Vail Town Code,to allow for
parking and loading in the front setback, located at 9 Vail Road/Lot C, Vail Village 2"d Filing.
Appellent: Nine Vail Road Condominium Association
Planner: Allison Ochs
An appeal of the Design Review Board decision to deny DRB03-0110, a final review of proposed
wnings at the Ore House, located at 232 Bridge StreetlLot D, Block 5, Vail Village 1S` Filing
Appellent: Larry Anderson
Planner: Allison Ochs
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.
Sign language interpretation available upon request with 24 hour notification. Please call 479-2114
voice or 479-2356 TDD for information.
_ �G�'C QM[� k
���
OCT 0"7 2003 �
TOWN OF VAI� ORDINANCE NO. 9
TOWN ATTOF2N�ti• SERIES OF 2003
AN ORDINANCE REPEALING AND RE-ENACTING ORDINANCE NO. 14, SERIES OF
2001, PROVIDING FOR THE MAJOR AMENDMENT OF SPECIAL DEVELOPMENT
DISTRICT NO. 36, FOUR SEASONS RESORT, AND AMENDING THE APPROVED
DEVELOPMENT PLAN FOR SPECIAL DEVELOPMENT DISTRICT NO. 36 IN
ACCORDANCE WITH CHAPTER 12-9A, VAIL TOWN CODE; AND SETTING FORTH
DETAILS IN REGARD THERETO.
WHEREAS, Chapter 12-9A of the Town of Vail Zoning Regulations permits the adoption of
Special Development Districts; and
WHEREAS, Nicollet Island Development Company, Inc., has submitted an appiication for a
major amendment to Special Development District No. 36, Four Seasons Resort; and
WHEREAS, in accordance with the provisions outlined in the Zoning Regulations, the
Planning & Environmental Commission held public hearings on the application; and
WHEREAS, the Planning & Environmental Commission has reviewed the prescribed
criteria for the amendment of special development districts and has submitted its recommendation
of approval to the Vail Town Council; and
WHEREAS, the Vail Town Council finds that the proposed amendment to Special
Development District No. 36, Four Seasons Resort, complies with the nine design criteria outlined
in Section 12-9A-8 of the Vail Town Code and that the applicant has demonstrated that any
adverse effects of the requested deviations from the development standards of the underlying
zoning are outweighed by the public benefits provided; and
WHEREAS, the approval of the major amendment to Special Development District No. 36,
Four Seasons Resort, and the development standards in regard thereto shall not establish
precedence or entitlements elsewhere within the Town of Vail; and
1
WHEREAS, all notices as required by the Town of Vail Municipal Code have been sent to
the appropriate parties; and
WHEREAS, the Vail Town Council considers it in the best interest of the public health,
safety, and welfare to adopt the proposed Approved Development Plan for Special Development
District No. 36, Four Seasons Resort.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
VAIL, COLORADO, THAT:
Section 1. Purpose of the Ordinance
The purpose of Ordinance No. 9, Series of 2003, is to adopt an Approved Development Plan for
Special Development District No. 36, Four Seasons Resort, and to prescribe appropriate
development standards for Special Development District No. 36, in accordance with the provisions of
Chapter 12-9A, Vail Town Code. The "underlying" zone district for Special Development District No.
36 shall remain Public Accommodation zone district.
Section 2. Establishment Procedures Fulfilled, Planninq Commission Report
The procedural requirements described in Chapter 12-9A of the Vail Town Code have been fulfilled
and the Vail Town Council has received the recommendation of approval from the Planning &
Environmental Commission for the major amendment to Special Development District No. 36, Four
Seasons Resort. Requests for the amendment of a special development district follow the
procedures outlined in Chapter 12-9A of the Vail Town Code.
Section 3. Special Development District No. 36
The Special Development District is hereby amended to assure comprehensive development and
use of the area in a manner that would be harmonious with the general character of the Town,
2
provide adequate open space and recreation amenities, and promote the goals, objectives and
policies of the Town of Vail Comprehensive Pian. Special Development District No. 36, Four
Seasons Resort, is regarded as being complementary to the Town of Vaii by the Vail Town Council
and the Planning & Environmental Commission, and has been amended because there are
significant aspects of the Special Development District that cannot be satisfied through the imposition
of the standard Public Accommodation zone district requirements.
Section 4. Development Standards - Special Development District No. 36, Four Seasons
Resort Development Plan -
The Approved Development Plan for Special Development District No. 36, Four Seasons Resort,
shall include the following plans and materials prepared by Zehren and Associates, Inc., and Hill
Glazier Architects, and Alpine Engineering, dated April 28, 2003, and stamped approved by the Town
of Vail, dated May 6, 2003.:
a. C1. Existing Conditions Plan
b. C3. Water and Sanitary Sewer Plan
c. C4. Grading and Drainage Plan
d. C5. Erosion and Sediment Control Plan
e. C6. Shallow Utility Plan
f. A-2.0.1 Level 1 Plan (132')
g. A-2.0.2 Level 2 Plan (140',142')
h. A-2.0.3 Level 3 Plan (152'}
i. A-2.0.4 Level 4 Plan (162')
j. A-2.0.5 Level 5 Plan (172')
k. A-2.0.6 Level 6 Plan (182')
3
I. A-2.0.7 Level 7 Plan (192')
m. A-2.0.8 Level 8 Plan (202')
n. A-2.0.9 Level 9 Plan (212')
o. A-2.0.10 Level 10 Plan (222')
p. A-2.0.11 Roof Plan
q. A-5.0.1 Elevations
r. A-5.0.2 Elevations
s. A-5.0.3 Elevations
t. A-8.0.1 Site Pian North
u. A-8.0.2 Site Plan South
v. A-9.0.1 Landscape Plan North
w. A-9.0.2 Landscape Plan South
x. A-10.0.1 Building Height Calculations—Absolute Height/Interpolated Contours
y. A-10.0.2 Building Height Calculations—Maximum HeighUlnterpolated Contours '
z. A-10.0.3 Building Height Calculations at Proposed Grades
aa. A-11.0.1 Existing Circulation
bb. A-11.0.2 Proposed Circulations
cc. A-12.0.1 Off-site Improvements Plan
dd. A-13.0.1 Landscape Area
ee. A-14.0.1 Hardscape Area
ff. A-15.0.1 Above Ground Site Coverage
gg. A-15.0.2 Site Coverage Below Grade
hh. A-16.0.1 Streetscape Elevations
4
Permitted Uses--
The permitted uses in Special Development District No. 36 shall be as set forth in the development
plans referenced in Section 4 of this ordinance.
Conditional Uses--
The conditional uses for Special Development District No. 36, Four Seasons Resort, shall be set
forth in Section 12-7A-3 of the Town of Vail Zoning Regulations. All conditional uses shall be
reviewed per the procedures as outlined in Chapter 12-16 of the Town of Vail Zoning Regulations.
Density-- Units per Acre - Dwelling Units, Accommodation Units, Fractional Fee Club Unifs
and Employee Housing Units--
The number of units permitted in Special Development District No. 36, Four Seasons Resort, shall
not exceed the following:
Dwelling Units—18
Accommodation Units—118
Fractional Fee Club Units—22
Type II I Employee Housing Units—34
Density-- Floor Area --
The gross residential floor area (GRFA), common area and commercial square footage permitted for
Special Development District No. 36, Four Seasons Resort, shall be as set forth in the Approved
Development Plan referenced in Section 4 of this ordinance.
Specificallv:
GRFA-177,991 square feet
Retail—2,402 square feet
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f
Restaurant/Lounge-12,155 square feet �
Conference Facilities—11,726 square feet �
i
Health Club and Spa—14,416 square feet i
Setbacks-- i
Required setbacks for Special Development District No. 36, Four Seasons Resort, shall be as set I��
�
forth in the Approved Development Pian referenced in Section 4 of this ordinance. �
i
Height-- '
The maximum building height for Special Development District No. 36, Four Seasons Resort, shall '
be as set forth in the Approved Development Plan referenced in Section 4 of this ordinance (89 �
feet maximum).
�
(
Site Coverage--
�
The maximum allowable site coverage for Special Development District No. 36, Four Seasons �
�
Resort, shall be as set forth in the Approved Development Plan referenced in Section 4 of this
ordinance (69,346 square feet above grade or 58%; and 84,402 square feet below grade or 71%).
Landscaping-- �
The minimum landscape area requirement for Special Development District No. 36, Four Seasons '
Resort, shall be as set forth in the Approved Development Plan referenced in Section 4 of this
ordinance (39,687 square feet or 33%).
Parking and Loading—
The required number of off-street parking spaces and loading/delivery berths for Special
Development District No. 36, Four Seasons Resort, shall be provided as set forth in the Approved
i
Development Plan referenced in Section 4 of this ordinance (211 spaces required, 215 spaces
provided). In no instance shall Vail Road, West Meadow Drive or the South Frontage Road be '
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used for loading/delivery or guest drop-off/pick-up without the prior written approval of the Town of
Vail. The required parking spaces shall not be individually sold, transferred, leased, conveyed,
rented or restricted to any person other than a condominium owner, fractional fee owner, tenant,
occupant or other user of the building, except that six (6) of the required spaces may be utilized by
the Holiday House Condominium Association, d/b/a Nine Vail Road Condominiums for parking
pursuant to the terms of a recorded Easement Agreement. The foregoing language shall not
prohibit the temporary use of the parking spaces for events or uses outside of the building, subject
to the approval of the Town of Vail nor shall it limit the number of spaces available for sale or lease
to condominium and/or fractional fee owners.
Section 5. Approval Aqreements for Special Development District No. 36, Four Seasons
Resort
The approval of Special Development District No. 36, Four Seasons Resort shall be conditioned
upon the developer's demonstrated compliance with the following approval agreements:
1. That the developer shall provide deed-restricted housing that complies with the
Town of Vail Employee Housing requirements (Chapter 12-13) for a minimum of 68
employees on the Four Seasons Resort site, and that said deed-restricted
employee housing shall be made available for occupancy, and that the deed
restrictions shall be recorded with the Eagle County Clerk & Recorder, prior to
issuance of a Temporary Certificate of Occupancy for the Four Seasons Resort.
2. That the Memorandum of Understanding as provided in Exhibit A, shall be adopted
with the second reading of Ordinance No. 9, Series of 2003. This fulfills approval
agreement number 2 of first reading of Ordinance No. 9, Series of 2003.
3. That the developer shall record a drainage easement for Spraddle Creek. The
easement shall be prepared by the developer and submitted for review and
approval by the Town Attorney. The easement shall be recorded with the Eagle
County Clerk & Recorder's Office prior to the issuance of a Temporary Certificate of
Occupancy for the Four Seasons Resort.
4. That the developer shall submit a final exterior building materials list, a typical wall
section and complete color renderings for review and approval of the Design
Review Board, prior to submittal of an application for a building permit.
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5. That the developer shall submit a comprehensive sign program proposal for the
Four Seasons Resort for review and approval by the Design Review Board, prior to
the issuance of a Temporary Certificate of Occupancy for the Four Seasons Resort.
6. That the developer shall submit a rooftop mechanical equipment plan for review and
approval by the Design Review Board prior to the issuance of a building permit. All
rooftop mechanical equipment shall be incorporated into the overall design of the
hotel and enclosed and visually screened from public view.
7. That the developer shall post a bond to provide financial security for the 150% of
the total cost of the required off-site public improvements. The bond shall be in
place with the Town prior to the issuance of a building permit.
8. That the developer shall comply with a�l fire department staging and access
requirements pursuant to Title 14, Development Standards, Vail Town Code. This
will be demonstrated on a set of revised plans for Town review and approval prior to
building permit submittal.
9. That the required Type III deed-restricted employee housing units shall not be
eligible for resale and that the units be owned and operated by the hotel and that
said ownership shall transfer with the deed to the hotel property.
10. That the developer shall coordinate the relocation of the existing electric
transformers on the property with local utility providers. The revised location of the
transformers shall be part of the final landscape plan to be submitted for review and
approval by the Design Review Board.
11. That the developer shall submit a written letter of approval from Nine Vail Road
Condominium Association, the Scorpio Condominium Association, and the Alphorn
Condominium Association granting access to allow for the construction of sidewalk,
drainage, Spraddle Creek relocation, and landscaping improvements, respectively,
prior to the issuance of a building permit.
12. That the developer provides a 6 ft. to 8 ft. heated paver pedestrian walkway from
the Frontage Road bus stop adjacent to the West Star Bank then continuing east to
Vail Road and then south to the 9 Vail Road property line. All work related to
providing these improvements including lighting, retaining, utility relocation, curb
and gutter, drainage and landscaping shall be included. A plan shall be submitted
for review and approval by the Town and the Design Review Board prior to
submittal of a building permit.
13. That the developer shall provide a heated pedestrian walk connection from the
Frontage Road to West Meadow Drive. The developer shall record a pedestrian
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easement for this connection for review and approval by the Town Attorney prior to
issuance of a Temporary Certificate of Occupancy.
14. That the developer shall prepare and submit all applicable roadway and drainage
easements for dedication to the Town for review and approval by the Town
Attorney. All easements shall be recorded with the Eagle County Clerk and
Recorder's Office prior to issuance of a Temporary Certificate of Occupancy.
15. That the developer shail be assessed an impact fee of $5,000 for all net increase in
pm traffic generation as shown in the revised April 4, 2003, Traffic Study. The net
increase shall be calculated using the proposed peak generating trips less the
existing Resort Hotel and Auto Care Center trips, respectively being 155-(108+7) _
40 net peak trips @ $5,000 = $200,000. This fee will be offset by the cost of non-
adjacent improvements constructed.
16. That the developer shall receive approval for all required permits (CDOT access,
ACOE, dewatering, stormwater discharge, etc.) prior to issuance of a building
permit.
17. That the developer shall submit a full site grading and drainage plan for review and
approval by the Town and the Design Review Board. The drainage plan will need to
be substantiated by a drainage report provided by a Colorado professional
Engineer, include all drainage, roof drains, landscape drains etc., and how they will
connect with the TOV storm system. The developer shall submit all final civil plans
and final drainage report to the Town for civil approval by the Department of Public
Works, prior to submittal of a building permit.
18. That the developer shall provide detailed civil plans, profiles, details, limits of
disturbance and construction fence for review and civil approval by the Department
of Public Works, prior to submittal of a building permit.
19. That the developer shall be responsible for all work related to providing landscaping
and lighting within the proposed Frontage Rd. medians. A detailed landscape plan
of the medians shall be provided for review and approval by the Design Review
Board.
20. That the developer shall provide additional survey information of the south side of
the Frontage Road to show existing trees to be removed and additional survey in
front of the Scorpio building in order to show accurate grades for the construction of
the path from the Four Seasons to the bus stop at West Star bank. Final design
shall be reviewed and approved by the Town and the Design Review Board.
21. That the developer is responsible for 100% of final design improvements along
West Meadow Drive from the centerline of the road back to the Four Seasons
property line from Mayors' park to western most property line of the Four Seasons,
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including any drainage and grade tie-ins beyond the west property line. This
includes all improvements, including, drainage, lighting, art, streetscape
enhancements, edge treatments, curbs, heated walks, etc. Final plans shall match �
and be coordinated with the proposed Town of Vail Streetscape plan for West
Meadow Drive and shall be provided for review and approval by the Design Review
Board.
22. That the developer shall incorporate public art into the development, and shall
coordinate all art proposals with the Art in Public Places Board, subject to review
and approval by the Design Review Board.
23. That the developer shall resolve all of the following design-related issues for final
Design Review Board review and approval:
a. Proposed hydrant relocation at the NW corner of the property shall be graded to
be level with the proposed sidewalk and landscaping will be located as to not
interfere with the operation of the hydrant.
b. The cross-slope on the West Meadow Drive walk shall maintain a max. 2.0%
cross slope that is sloped towards the road.
c. The boulder walls and grading at the SE corner of the property shall be modified
as to not impact the existing 2-36" CMP's.
d. The foundation wall at the SE corner of the parking structure shall be modified
to accommodate the existing Spraddle Creek vault.
e. The proposed Spraddle Creek vault and concrete box culvert shall be modified
to work with the existing phone vault.
f. All known existing utilities shall be shown on a plan with the proposed drainage
and utilities in order to clarify potential conflicts.
g. The proposed walk that meets the frontage road walk at the eastern portion of
the property shall be realigned slightly to the west to avoid the existing inlet.
h. Fire staging turning movements shall be show on plans.
i. Retaining walls west of the loading and delivery access drive shall be �
curved/angled in order to "bench" access drive wall.
j. Top of wall elevation for the Frontage Rd-West Meadow Drive path reads as
185.5?(Typo) i
k. Railings shall be provided for paths where necessary '�
I. Show edge of existing pavement for Frontage road on civil plans and show
match point. i
m. Erosion control plan shall be updated.
n. Show grading around proposed electric vault.
o. Show driveway grades, spot elevations on civil plans.
p. Show additional TOW/BOW elevations on pool walls.
24. That the developer shall begin initial construction of the Four Seasons Resort within
three years from the time of its final approval at second reading of the ordinance
amending Special Development District No. 36, Four Seasons Resort, and continue
10
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diligently toward the completion of the project. If the developer does not begin and
diligently work toward the completion of the special development district or any
stage of the special development district within the time limits imposed, the approval
of said special development district shall be void. The Planning and Environmental
Commission and Town Council shall review the special development district upon
submittal of an application to reestablish the special development district following
the procedures outlined in Section 12-9A-4, Vaii Town Code.
25. That the Developer shall coordinate with the Town to provide a bus stop at the
pedestrian sidewalk connection to West Meadow Drive. This design shall be
submitted to the Town of Vail for review and approval by the Town and the Design
Review Board prior to submittal of a building permit.
26. That the Developer shall commit no act or omission in any way to cause the current
operation of the Chateau at Vail to cease until such time as a demolition permit is
issued by the Department of Community Development.
Section 6. Effective Date of the Ordinance
Ordinance No. 9, Series of 2003, shall take effect on February 1, 2004.
Section 7.
If any part, section, subsection, sentence, clause or phrase of this ordinance is for any reason held
to be invalid, such decision shall not affect the validity of the remaining portions of this ordinance;
and the Town Council hereby declares it would have passed this ordinance, and each part,
section, subsection, sentence, clause or phrase thereof, regardless of the fact that any one or
more parts, sections, subsections, sentences, clauses or phrases be declared invalid.
Section 8.
The repeal or the repeal and re-enactment of any provisions of the Vail Municipal Code as
provided in this ordinance shall not affect any right which has accrued, any duty imposed, any
violation that occurred prior to the effective date hereof, any prosecution commenced, nor any
other action or proceeding as commenced under or by virtue of the provision repealed or repealed
and reenacted. The repeal of any provision hereby shall not revive any provision or any ordinance
previously repealed or superseded unless expressly stated herein.
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Section 9.
All bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent herewith are hereby
repealed to the extent only of such inconsistency. The repealer shall not be construed to revise
any bylaw, order, resolution or ordinance, or part thereof, heretofore repealed.
INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED PUBLISHED ONCE
IN FULL ON FIRST READING this 6th day of May, 2003, and a public hearing for second reading
of this Ordinance set for the 7th day of October, 2003, in the Council Chambers of the Vail
Municipal Building, Vail, Colorado.
Ludwig Kurz, Mayor
ATTEST:
Lorelei Donaldson, Town Clerk
READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED this 7'h day of
October, 2003.
Ludwig Kurz, Mayor
ATTEST:
12
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ORDINANCE NO. 10
Series of 2003
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP FOR THE TOWN OF VAIL IN
ACCORDANCE WITH TITLE 12, ZONING REGULATIONS, CHAPTER 5, ZONING MAP;
REZONING LOT 9A, VAIL VILLAGE 2ND FILING, FROM THE HEAVY SERVICE ZONE
DISTRICT TO THE PUBLIC ACCOMMODATION ZONE DISTRICT.
WHEREAS, the Town Council finds the amendment is consistent with the adopted goals,
objectives and policies outlined in the Vail Comprehensive Plan and compatible with the
development objectives of the Town; and
WHERAS, the Town Council finds the amendment is compatible with and suitable to
adjacent uses and appropriate for the surrounding areas; and
WHEREAS, the Town Council finds the amendment promotes the health, safety, morals,
and general welfare of the Town and promotes the coordinated and harmonious development of
the Town in a manner that conserves and enhances its natural environment and its established
character as a resort and residential community of the highest quality; and
WHEREAS, the Town Council finds that the rezoning is necessary to facilitate the
approval of Ordinance No. 9, Series of 2003, amending Special Development District No. 36,
Four Seasons Resort; and
WHEREAS, the Planning and Environmental Commission of the Town of Vail has
reviewed this zoning map amendment in accordance with the approved criteria and findings for a
rezoning as established by Section 12-3-7, Vail Town Code, and has forwarded a
recommendation of approval at the April 28, 2003, Planning and Environmental Commission
hearing; and
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
VAIL, COLORADO, THAT:
Ordinance No. 10,Series of 2003
• O
Section 1. Amendment:
The Official Zoning Map of the Town of Vail is hereby amended as follows:
That Lot 9A, Vail Village 2nd Filing shall be rezoned to Public Accommodation zone district
from Heavy Service zone district; as shown in attached map, Exhibit A.
Section 2. Conditions:
That the rezoning of Lot 9A, Vail Village 2nd Filing shall take effect on January 1, 2004.
Section 3. If any part, section, subsection, sentence, clause or phrase of this
ordinance is for any reason held to be invalid, such decision shall not effect the validity of the
remaining portions of this ordinance; and the Town Council hereby declares it would have
passed this ordinance, and each part, section, subsection, sentence, clause or phrase thereof,
regardless of the fact that any one or more parts, sections, subsections, sentences, clauses or
phrases be declared invalid.
Section 4. The Town Council hereby finds, determines and declares that this
ordinance is necessary and proper for the health, safety and welfare of the Town of Vail and the
inhabitants thereof.
Section 5. The amendment of any provision of the Town Code as provided in this
ordinance shall not affect any right which has accrued, any duty imposed, any violation that
occurred prior to the effective date hereof, any prosecution commenced, nor any other action or
proceeding as commenced under or by virtue of the provision amended. The amendment of any
provision hereby shall not revive any provision or any ordinance previously repealed or
Ordinance No. 10,Series of 2003
o �►
superseded unless expressly stated herein.
Section 6. All bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent
herewith are repealed to the extent only of such inconsistency. This repealer shall not be
construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore
repealed.
INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED
PUBLISHED ONCE IN FULL ON FIRST READING this 6th day of May, 2003 and a public hearing
for second reading of this Ordinance set for the 17th day of June, 2003, in the Council Chambers
of the Vail Municipal Building, Vail, Colorado.
Ludwig Kurz, Mayor
Attest:
Lorelei Donaldson, Town Clerk
READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED this 16�n
day of September, 2003.
Ludwig Kurz, Mayor
Ordinance No. 10,Series of 2003
. •
Attest:
Lorelei Donaldson, Town Clerk
Ordinance No. 10,Series of 2003
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Ordinance No. 10,Series of 2003
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AGENDA
TOWN COUNCIL
EVENING MEETING
TUESDAY, May 6, 2003
6:00 P.M.
TOV COUNCIL CHAMBERS
NOTE: Times of items are approximate, subject to change, and cannot be
relied upon to determine at what time Council will consider an item.
1. ITEM/TOPIC: Request to go through the process for an
Leslie Fickling Art in Public Places (AIPP)/Ford Park art studio. (5 min.)
2. ITEM/TOPIC: Request to proceed through the process for
George Ruther Vail Park (Lot P3 and J.) (10 min)
Request to proceed through the develapment review process
with a proposal to construct an underground parking structure
underneath a portion of the Hanson Ranch Road right-of-way.
ACTION REQUESTED OF COUNCIL:
Approve, approve with modifications, or deny the applicant's
request to proceed through the development review process.
BACKGROUND RATIONALE:
Vail Resorts Development Company (VRDC) has submitted a
development review application to the Town of Vail Community
Development Department to allow for the construction of an
underground parking structure on the vacant site focated at 360
Hanson Ranch Road/ Lots P3 & J, Block 2, Vail Village First
Filing (Vail Park). It is contemplated that a portion of the
proposed structure will be constructed underneath the Hanson
Ranch Road right-of-way. The Town of Vail (TOV) is the owner
of the right-of-way. As required by Code, in order to proceed
through the development review process, the permission of the
property owner(s) (TOV) is required.
STAFF RECOMMENDATION:
The Community Development Department recommends that the
Town Council grant an approval with modifications, for the
F:mcaster/agenda/tcmeet/050603
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� � �
applicant's request to proceed through the development review
process. The recommended modification would entail assigning
limited development potential to the right-of-way so that
development standards and development impacts can be
accurately assessed. Staff recommends that terms outlining the
limited development potential be stated in any required license
agreements with the Town for use of the right-of-way.
3. ITEM/TOPIC: Request to proceed through the development
Warren Campbell review process with a proposal to construct a new deck awning
in the Town of Vail right-of-way. (15 min.)
ACTION REQUESTED OF COUNCIL:
Approve, approve with modifications, or deny the applicant's request
to proceed through the development review process.
BACKGROUND RATIONALE:
It is the desire of Remonov & Company, owners of the Vista Bahn
Building, to apply for new awnings over the front entrance to the
building and over the deck used by the Tap Room, located at 333
Hanson Ranch Road/Lot C, Block 2, Vail Village 1St Filing. Since
Remonov & Company are proposing to construct a significant portion
of their new awnings on Town of Vail property (i.e. the Hanson Ranch
Road right-of-way), Town Council permission is required to proceed
through the development review process. If Council grants
permission to proceed through the process the applicant will need to
submit a Planning and Environmental Commission variance
application for additional site coverage and Design Review Board
application.
STAFF RECOMMENDATION:
The Community Development Department recommends that the
Town Council give Remonov & Company and their representative
further direction on this matter.
4. ITEM/TOPIC: Bid approval for Vail Valley Drive.
Tom Kassmel Reconstruction. (5 min.)
ACTION REQUESTED OF COUNCIL:
Approve and Award contract.
BACKGROUND RATIONALE:
Vail Valley Drive is scheduled and budgeted to be reconstructed from Gold Peak to the
Ford Park soccer field parking lot entrance. The project includes the reconstruction of
the existing deteriorating pavement, the construction of a new storm water system
including curb and gutter, the construction of a brick paver walk from Gold Peak to the
existing bike path intersection, the construction of a concrete walk from the bike path to
the Ford Park soccer field parking lot entrance, the construction of a raised crosswalk at
F:mcaster/agenda/tcmeet/050603
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the Ford Park Amphitheatre walk, and the reconstruction of the existing bike path just
east of Ski Club Vail.
The above improvements are being constructed in order to improve pedestrian, bicyclist,
and vehicular traffic along this section of Vail Valley Drive and to improve the condition
of the existing roadway. Currently there are no accommodations for pedestrians and
bicyclists along this busy section of roadway. Both the Ford Park Amphitheatre and the
Ford Park soccer fietd generate constant pedestrian traffic in both the summer and
winter seasons. The lack of pedestrian accommodations causes
pedestrian/bicyclist/vehicular/bus conflicts that are a safety hazard. The construction of
this project will minimize these conflicts.
The Project was bid on April 30'h, 2003 by three contractors. The Bid was set up in two
parts, the first being the base construction bid, which includes the complete construction
of the project. The second was an alternate bid, that allowed the contractor to offer a
cost savings deduct off the base construction bid if Vail Valley Drive was allowed to be
closed to two way traffic and temporarily made a one way road for eastbound traffic only,
from May 19th to June 27th, from the east entrance of Manor Vail to the Vail Valley Drive
bus turnaround just east of the Ford Park soccer field. This temporary change would
allow the contractor to save on Traffic Control in that time period.
The three bids the Town has received are as follows:
Bids:
Contractor Base Construction Traffic Control Bid with Deduct
Bid Deduct*
B&B Excavating $572,737.66 ($3,500.00) $569,237.66
Ewing Trucking & $580,833.18 ($16,000.00) $564,833.18
Construction
Dallarosa $596,404.92 ($17,669.00) $578,735.92
Construction
*The Traffic Control Deduct cost was bid as an alternate. The cost represents the savings to the
Town if Vail Valley Drive is closed to two-way traffic and temporarily a one way road for
eastbound traffic only, from the East entrance of Manor Vail to the Vail Valley Drive bus
turnaround just east of the Ford Park Soccer field
All three bids fall within the project budget.
Staff recommends awarding the project to the low Base Construction Bid, B&B
Excavating. Staff believes the Traffic Control Deduct cost savings to the Town does not
out weigh the costs of educating the public on the change of traffic direction and the
inconvenience to the residence and Town services.
The Project is scheduled to follow the following timeline:
Project Start May 1 g`n
Milestone 1 (paving completed) June 27tn
Project Complete July 1 gtn
RECOMMENDATION:
The Public Works Department recommends awarding the project to B&B Excavating.
F:mcaster/agenda/tcmeet/050603
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5. ITEM/TOPIC: Community Survey results. (30 min)
Suzanne Silverthorn
Chris Cares
6. ITEM/TOPIC: Citizen Participation. (5 min.)
7. ITEM/TOPIC:
Bill Gibson First Reading of Ordinance No. 5, Series of 2003, an
ordinance amending Title 12, Zoning Regulations, Vail Town
Code, for proposed "house keeping" amendments and/or
corrections, and setting forth details in regard thereto.
(15 min.)
ACTION REQUESTED OF COUNCIL:
Listen to a staff presentation on the proposed text
amendment ordinance and approve, approve with
modifications, or deny Ordinance No. 5, Series of 2003, on
first reading.
BACKGROUND RATIONALE:
On March 24, 2003, the Planning and Environmental
Commission held a public hearing to discuss the proposed
text amendments. Following discussion of the amendments,
the Commission voted 6-0 to forward a recommendation of
approval of the proposed text amendments to the
Vail Town Council.
On April 1, 2003, the Town Council reviewed the proposed
Ordinance No. 5, Series of 2003, and voted 7-0 to table the
first reading of this ordinance to its April 15, 2003, public
hearing. This item was subsequently tabled from the April
15, 2003, Council public hearing to the May 6, 2003, public
hearing. Please refer to the staff memorandum for additional
information.
STAFF RECOMMENDATION:
The Community Development Department recommends that
the Town Council approve Ordinance No. 5, Series of 2003,
on first reading.
8. ITEM/TOPIC: Four Seasons SDD Ordinance, Ord. #9, first
Allison Ochs reading. (1 '/2 hours)
ITEM/TOPIC:
An ordinance repealing and re-enacting Ordinance No. 14, Series
of 2001, providing for the major amendment of Special
F:mcaster/agenda/tcmeet/050603
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Development District No. 36, Four Seasons Resort, and amending
the approved development plan for Special Development District
No. 36 in accordance with Chapter 12-9A, Vail Town Code, and
setting forth details in regard thereto.
ACTION REQUESTED OF COUNCIL: Approve, approve
with conditions, or deny Ordinance No. 9, Series of 2003, on
first reading.
BACKGROUND RATIONALE:
Ordinance No. 9, Series of 2003, amends Special
Development District No. 36 to allow for the redevelopment
of the existing Chateau at Vail and Vail Amoco site. The
proposal includes 118 accommodation units, 22 fractional
fee club units, 34 Type III Employee Housing Units, 18
condominiums, retail and restaurant uses, conference and
meeting rooms, and a spa and health club. On April 28,
2003, the Planning and Environmental Commission voted 4-
0 to forward a recommendation of approval 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-hotel. In addition, the Planning
and Environmental Commission voted 4-0 to approve a
conditional use permit to allow for a 22 unit Fractional Fee
Club, and a conditional use permit to allow for 34 Type III
Employee Housing Units. Please refer to the staff
memorandum for additional information.
STAFF RECOMMENDATION:
The Community Development Department recommends that
the Town Council approve Ordinance No. 9, Series of 2003,
on first reading.
9. ITEM/TOPIC: Ordinance #10, Series of 2003, first reading,
Allison Ochs rezoning the Vail Amoco site. (15 min.) An ordinance
amending the official zoning map for the Town of Vail in accordance
with Title 12, Zoning Regulations, Chapter 5, Zoning Map;
Rezoning Lot 9A, Vail village 2"d filing, from the Heavy Service zone
district to the Public Accommodation zone district.
ACTION REQUESTED OF COUNCIL: Approve, approve with
conditions, or deny Ordinance No. 10, Series of 2003, on first
reading.
BACKGROUND RATIONALE:
On April 28, 2003, the Planning and Environmental
F:mcaster/agenda/tcmeet/050603
I
• • �
Commission voted 5-0 to forward a recommendation of
approval of a rezoning of Lot 9A, Vail Village 2"d Filing from
Heavy Service zone district to Public Accommodation zone
district, in accordance with Section 12-3-7, Vail Town Code.
The rezoning is in association with the proposed major
amendment to Special Development District No. 36, Four
Seasons Resort, as outlined in Ordinance No, 9, Series of
2003. Please refer to the staff memorandum for additional
information.
STAFF RECOMMENDATION:
The Community Development Department recommends that
the Town Council approve Ordinance No. 10, Series of
2003, on first reading.
10. ITEM/TOPIC: Loading and Delivery Ordinance, first
Allison Ochs reading, Ord. #11. (15 min.)
An ordinance amending Section 12-10-9, Loading Standards,
Vail Town Code, to allow for an amendment to the size
requirement for loading berths and setting forth details in
regard thereto.
ACTION REQUESTED OF COUNCIL: Approve, approve
with conditions, or deny Ordinance No. 11, Series of 2003,
on first reading.
BACKGROUND RATIONALE:
On April 14, 2003, the Planning and Environmental
Commission voted 6-0 to fonNard a recommendation of
approval to the Vail Town Council to allow for a text
amendment to Section 12-10-9: Loading Standards, Vail
Town Code, to amend the minimum size requirement for
loading berths. Currently, Section 12-10-9, Loading
Standards, Vail Town Code, requires loading berths to be a
minimum of 12 ft. wide by 25 ft. long by 14 ft. high. The
Town of Vail Community Development Department and
Public Works Department initiated this text amendment to
amend the minimum size requirement for loading berths to
be 12 ft. wide by 35 ft. long by 14 ft. high. In addition, the
Planning and Environmental Commission requested that
Section 12-10-9, Loading Standards, Vail Town Code, be
amended to allow the Planning and Environmental
Commission the ability to grant variations to the minimum
loading berth size requirement subject to the finding that
such variation is necessary to prevent negative impacts to
F:mcaster/agenda/tcmeet/050603
, • •
the public right-of-way. Please refer to the staff
memorandum for additional information.
STAFF RECOMMENDATION:
The Community Development �epartment recommends that
the Town Council approve Ordinance No. 11, Series of
2003, on first reading.
11.
Judy Camp ITEMITOPIC: Second reading of Ordinance No 8, Series of 2003,
an ordinance making supplemental appropriations and budget
adjustments to the Town of Vail General Fund, Capital Projects
Fund, Real Estate Transfer Tax Fund, and Conference Center
Fund of the 2003 budget for the Town of Vail, Colorado and
authorizing the expenditures of said appropriations as set forth
herein; and setting for the details in regard thereto. (10 min.)
ACTION REQUESTED OF COUNCIL: Approve or approve with
modifications second reading of supplemental appropriation #1 of
2003.
BACKGROUND RATIONALE: Supplemental appropriation #1
of 2003 was approved with modifications on April 15, 2003.
Approval of the second reading will finalize appropriation of funds
for the items included.
STAFF RECOMMENDATION: Approve/approve with
modifications the second reading of ordinance#8.
12. Town Manager's Report. (5 min.)
13. Adjournment. (10:45 P.M.)
NOTE UPCOMING MEETING START TIMES BELOW:
(ALL TIMES ARE APPROXIMATE AND SUBJECT TO CHANGE)
THE NEXT VAIL TOWN COUNCIL REGULAR WORK SESSION
WILL BE ON TUESDAY, MAY 20, 2003, BEGINNING AT 2:00 P.M. IN THE TOV
COUNCIL CHAMBERS.
THE NEXT VAIL TOWN COUNCIL REGULAR EVENING MEETING
WILL BE ON TUESDAY, MAY 20, 2003, BEGINNING AT 7:00 P.M. IN TOV COUNCIL
CHAMBERS
Sign language interpretation available upon request with 24-hour notification. Please
F :mcaster/agenda/tcmeet/050603
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4. The west elevation, adjacent to the Alphorn and Scorpio, needs additional
consideration. Look at creative solutions to treat the walkway between the buildings,
as this area will be cavernous and confined, and a difficult space to make attractive
and welcoming.
5. The roof forms are extremely complicated. The Design Review Board stated that
they would reserve judgment on the roof forms until after having a chance to study
the model for clarification.
6. Wf�il��generally supportive of bulk and mass, the model will also help the Design
Review Board to understand the proposed bulk and mass, and the relationship to
adjacent properties. However, generally, the Design Review Board stated that the
design successfully camouflages the height, bulk, and mass of the building. The
most important aspect will be the transition of the building to adjacent buildings.
7. Generally, the Design Review Board is very supportive of the architecture, identity,
and direction the project has taken. They stated that their focus will now be in the
details. Specifically, the project should look like it was added to over-time, and that
theme should be accomplished by subtly varying the materials, colors, trim, etc.
8. Jeff Winston, the Town's design consultant, also had the following comments and
concerns:
a. There needs to be a smoother transition to the Alphorn and the Scorpio. This is
an important relationship and will have a huge impact on the apparent bulk and
mass of the project.
b. Clarify the impact of the ramp into the parking structure on the Frontage Rd.
elevations. How does the ramp impact the storefront windows?
c. Consider the windows into the loading bay. They do not need to mimic the
storefront windows, but there needs to be some break in the wall of the loading
bay. Look at windows which are perhaps higher and smaller windows, so that
the uses in the loading bay are not visible, but will provide interest and variation ,
to the Frontage Rd. elevation.
d. The pedestrian entries need additional consideration, as does the vehicular entry
feature. These need to be grander, re-enforcing the fact that they are the
primary entrances to the building.
e. Additional information is needed regarding the gambrel roof. An updated model
will help to clarify.
Should you have any comments or questions regarding my summary, please do not
hesitate to contact me at 970-479-2369. I would be glad to provide additional
clarification, if needed.
Sincerely,
Allison Ochs, AICP
Planner II
Town of Vail
CC: George Ruther, Chief of Planning
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TOWN OF VAIL
Department of Community Development
75 South Frontage Road
Vail, Colorado 81657
970-479-2138
FAX 970-479-2452
www.ci.vail.co.us
�'�' �,
February 20, 2003
John Kohler
Foshay Tower
821 Marquette Ave.
Minneapolis, MN 55402
Tim Losa
PO Box 1976
Avon, CO 81620
RE: Design Review Board summary of comments from February 19, 2003, for
the Four Seasons Resort.
Dear John and Tim,
On February 19, 2003, the Design Review Board conceptually reviewed the proposal
for the Four Seasons Resort, located at 28 S. Frontage Rd. and 13 Vail Rd. / Lots 9A
and 9C, Vail Village 2"d Filing. I have provided a summary of their comments below:
1. The pedestrian access and flow from the building require additional consideration.
The pedestrian entrances should be significant and recognizable as grand entrances
into the building. The pedestrian accesses should consider the general flow of
pedestrian traffic towards both the Village and Lionshead. Pedestrians will naturally
take the shortest route and the path of least resistance. The pedestrian accesses
should take that into consideration.
2. Do not face the main pedestrian access to the roundabout. While the Design Review
Board supports the architectural relationship of the building to the roundabout and
the Gateway Building, do not mimic the Gateway Building's entrance off the
roundabout, as pedestrian traffic does not naturally flow that direction. Instead,
consider re-orienting the pedestrian entrance to Vail Road.
3. Carefully consider the proposed materials and their compliance with the Town of Vail
Building Code. The Town of Vail is using the 1997 Uniform Building Code. The
Design Review Board is supportiv� of the materials proposed, but concerned about
compliance with the 1997 UBC.
���RECYCLED PAPER
Z E H R E N
AND ASSOCIATES, INC.
ARCHITECTURE•PLANNING
INTERIORS•LANDSCAPE ARCHITECTURE
P.0.8ox1976Avon,��o�8,6zo LETTER OF TRANSMITTAL
(970)949-0257 FAX(970)949-1080
TO: Town of Vail DATE: March 28, 2003
Dep't. of Community�Development JOB#• 20021471.00
75 South Frontage Road ATTN: Allison Ochs
Vail, CO 81657 RE: Four Seasons Resort-Vail
WE ARE DELIVERING: � Attached ❑Under separate cover via x the following items:
❑ Shop Drawings � Prints Plans
❑ ❑ Samples ❑ Specifications
❑ Copy of Letter ❑ Change Order ❑ Other
COPIES DATE NO. DESCRIPTION
3 3/27/03 Updated submittal documents. Landscape, site plan s/n, landscape coverage,
hardsca e coverage
1 3/38/03 Pro am
THESE ARE TRANSMITTED as checked below:
❑ For Approval ❑Approved as submitted ❑ Re-submit copies for approval
�For your use ❑Approved as noted ❑ Submit copies for distribution
�As requested ❑ Returned for corrections ❑Return corrected prints
❑ For review&comment
❑ FOR BIDS DUE 20 ❑PRINTS RETURNED AFTER LOAN TO US
REMARKS: Revised site wall at Vail Road to two walls, one 4'; one 6' height. We can revise it to three 4' walls if
necessary under the benched combination walls guideline. (1/2 wall falls in 1.5:1 slope area from lower
wall).
SIGNED: �'�- �
Zehren and Associates, Inc. Chateau Vail Site Parking/EHU Analysis
001348.00 Program Analysis 3/28/2003
Parkinq Totals
Dwellinq Units Units Space/Unit Total Spaces
Total Dwelling Units 18.00 1.4 25.20
Frational Fee Units Units Space/Unit Total Saaces
Total Fractional Fee Units 22.00 0.70 15.40
Accommodation Units Kevs Space/Kev Total Saaces
Total Accommodation Units 119.00 0.7 83.30
Emplovee Housinq Units Units Space/Unit Total Soaces
Total Employee Housing Units 34.00 1.4 47.60
RestauranUBar Area Area/Soace Total Soaces
Total RestauranUBar 5,293.00 250 21.17
Retail Areas Area Area/Soace Total Spaces
Total Retail 2,402.0 250 9.61
� Area Area/Space Total Saaces Mulit�lier* Total Soaces
Total Spa Facilities 6,082.0 330.00 18.43 0.5 9.22
*maximum Of 1/2 of total treatment available by appointment only
Healthclub Area Area/Saace Total S�aces
Total Healthclub Facilities 8,334.0 0.00 0.00
Parkinq Totals Total S�aces
Tota�Dwelling Units 25.20
Total Fractional Fee Units 15.40
Total Accommodation Units 83.30
Total Employee Housing Units 47.60
RestauranUBar 21.17
Total Retail 9.61
Total Spa Facilities 9.2
Total Healthclub Facilities 0.0
Total Parking Required 211.50
Parkinp Provided Full size Compact Valet Accessible Total S�aces
Level Minus One(142) 48 8 35 0 91
Level Minus Two(1321 106 18 0 0 124
Total Parking Provided 154 26 35 0 215
TOtal% 71.6% 12.1% 16.3% 0.0% 100.0%
Emplovee Housinq Generation Area/Units Calc.Ranqe Multiolier Emqlovees
Total Dwelling Units 18.0 Standard 0.40 7.2
Total Fractional Fee Units 22.0 Standard 0.40 8.8
Total Accommodation Units 119.0 Top 1.25 148.8
Total RestauranUBar 5,293.0 Top 125.00 42.3
Total Conference Facilities 11,726.0 Top 1,000.00 11.7
Main Kitchen 6,862.0 Top 125.00 54.9
Total Retail 2,402.0 Top 125 19.2
Total Spa Facilities 6,082.0 Top 666.66 9.1
. Page1
Zehren and Associates, Inc. Chateau Vail Site Parking/EHU Analysis
001348.00 Program Analysis 3/28/2003
Total Healthclub Facilities 8.334.0 T�o 666.66 12.5
Total Employees 314.6
Existinp Emplovees Emplovees
Existing Employees(Chateau Vail) 79.0
Existinq Emplovees(Aloine Standard)) 6.0
Totai Existing Employees 85.0
New Emqlovees Emqlovees
Total Employees 314.6
Total Existina Emplovees 85.0
Total New Employees 229.6
New Beds Required 30°/a 68.9
Emqlovee Housinp(Bedsl Provided 68.0
Difference -0.9
Page2
Zehren and Associates, Inc. Chateau Vail Site Program Totals
20021471.00 Program Analysis 3/28/2003
Proqram Totals
Dwellinq Units Area Bedrooms Baths
Unit 18(Flat) 4,164.0 4.0 5.0
Unit 17(Flat) 2,422.0 3.0 3.5
Unit 16(Flat) 2,576.0 3.0 4.0
Unit 15(Flat) 1,992.0 2.0 2.5
Unit 14(Flat) 4,450.0 4.0 5.0
Unit 13(Upper Level) 2,791.0 3.0 3.0
Unit 12(Upper Level) 2,673.0 3.0 3.0
Unit 11 (Flat) 3,065.0 4.0 4.5
Unit 10(Flat) 3,300.0 4.0 4.5
Unit 9(Flat) 2,576.0 3.0 4.0
Unit 8(Flat) 2,717.0 3.0 4.0
Unit 7(Flat) 3,157.0 3.0 4.0
Unit 6(Flat) 3,024.0 4.0 4.5
Unit 5(Flat) 2,576.0 3.0 4.0
Unit4(Flat) 3,169.0 4.0 5.0
Unit 3(Flat) 3,024.0 4.0 4.5
Unit 2(Flat) 2,576.0 3.0 4.0
Unit 1 (Flat) 3.169.0 4.0 5.0
Total Dwelling Units 53,421.0 61.0 74.0
Fractional Fee Units Area Bedrooms Baths
Fractional Fee Unit 22 1,653.0 2.0 2.0
Fractional Fee Unit 21 1,785.0 2.0 2.0
Fractional Fee Unit 20 2,128.0 3.0 3.0
Fractional Fee Unit 19 2,128.0 3.0 3.0
Fractional Fee Unit 18 1,653.0 2.0 2.0
Fractional Fee Unit 17 1,785.0 2.0 2.0
Fractional Fee Unit 16 2,128.0 3.0 3.0
Fractional Fee Unit 15 2,128.0 3.0 3.0
Fractional Fee Unit 14 2,128.0 3.0 3.0
Fractional Fee Unit 13 2,538.0 4.0 4.0
Fractional Fee Unit 12 2,486.0 4.0 4.0
Fractional Fee Unit 11 2,128.0 3.0 3.0
Fractional Fee Unit 10 1,648.0 2.0 2.0
Fractional Fee Unit 9 2,538.0 4.0 4.0
Fractional Fee Unit 8 2,486.0 4.0 4.0
Fractional Fee Unit 7 2,128.0 3.0 3.0
Fractional Fee Unit 6 2,538.0 4.0 4.0
Fractional Fee Unit 5 2,486.0 4.0 4.0
Fractional Fee Unit4 2,128.0 3.0 3.0
Fractional Fee Unit 3 2,358.0 4.0 4.0
Fractional Fee Unit 2 2,486.0 4.0 4.0
Fractional Fee Unit 1 2,128.0 3.0 3.0
Total Fractional Fee Units 47,592.0 69.0 69.0
Page 1
Zehren and Associates, Inc. Chateau Vail Site Program Totals
20021471.00 Program Analysis 3/28/2003
Accommodation Units Total Area Total Kevs Kinq Dbl./Dbl. Ex Suite 1 Bdrm. 2 Bdrm Pres.
Level Five(202) 10,016.0 11.0 7.0 1.0 0.0 2.0 0.0 1.0
Level Four(192) 14,700.0 23.0 14.0 4.0 2.0 2.0 1.0 0.0
Level Three(182.0) 15,967.0 26.0 16.0 5.0 3.0 2.0 0.0 0.0
Level Two(172) 15,514.0 26.0 17.0 5.0 3.0 1.0 0.0 0.0
Level One(162) 11,699.0 19.0 12.0 3.0 3.0 1.0 0.0 0.0
Level Zero(152) 9.095.0 14.0 7_0 3_0 3_0 1_0 0_0 0_0
Total Accommodation Units 76,991.0 119.0 73.0 21.0 14.0 9.0 1.0 1.0
Emplovee Housinq Units Area Unit Area Units Beds
Level Five(202) 600.0 300.0 2.0 4.0
Level Four(192) 600.0 300.0 2.0 4.0
Level Three(182.0) 0.0 0.0 0.0 0.0
Level Two(172) 0.0 0.0 0.0 0.0
Level One(162) 4,801.0 300.1 16.0 32.0
Level Zero(1521 4,201.0 300.1 14.0 28.0
Total Empioyee Housing Units 10,202.0 1,200.1 34.0 68.0
Retail Areas Area
Level Minus One(142) 1,270.0
Level Two(172) 2,402.0
Total Retail 2,402.0
RestauranUBar Area
Level Two(172) 2,174.0
Level Zero(152) 2,925.0
Level Minus One(142) 194
Total RestauranUBar 5,293
Conference Facilities Area
Level Zero(152) 11.726.0
Total Conference Facilities 11,726.0
Saa Area
Level Minus One(142) 6.082.0
Total Spa Facilities 6,082.0
Healthclub Area
Level Minus One(142) 8,334.0
Total Healthclub Facilities 8,334.0
Page 2
Zehren and Associates, Inc. Chateau Vail Site Zoning Analysis
001348.00 Program Analysis 3/28/2003
Develo�ment Standards
Site Area Site Area
Chateau Vail Site 101,143
Alpine Standard Site 17,625
Sub-Total Western Site 118,768
Public Accomodation(PA)Zone GRFA Dwellinp Units Retail Site Coveraqe Landsca�inq Hardscaae
Pecent of Site Area 150% 30% 10% 65% 30% 20%
Total Areas 178,152.0 53,445.6 17,815.2 77,199.2 35,630.4 7,126.1
GRFA Total Area Max Allow Area Difference
Total Dwelling Units 53,421 53,446 -24.6
Total Fraction Fee Units 47,592 48,000 -408.4
Total Accommodation Units 76.991 76,706 285.0
Total GRFA 178,004 178,152 -148.0
Retail Areas Total Area Max Allow Area Difference
Total Retail 2,402 17,815 -15,413
Site Coveraqe Site Area Max Allow Area Difference
Above Grade 68,033.0 77,199.2 -9,166
Below Grade 83,776.0 77,199.2 6,577
Landsca�e Area Area Allowable Area Difference
Landscape Area 41,230 35,630.4 5,600
Hardscape Area 6,496 7,126.1 630
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FEB-09-2804 11�07 SEMPER DEVELOPMENT 3038257801 P.02i02
f.
!;'
H$ DEVELOPMENT CO.
February 9, 2004
VTA, FACSIMIT.E
(970)479-2452
Mr. Russell Forrest
Director of Community bevelopment
Town of Vail
75 South Frontage Road
Vail, Colorado 81657
Re: Nicollet Island Development Ca. Applicacion to Rezone the Alpine Standard and
Chateau at Vail sites to High Density Multiple Family("Application")
Dear�iussell:
Given our numerous discussions regarding the above Ap�lication, the Planning and
Environmental Commissions' ("PEC") concerns and the staff recommendation to the PEC no�to
grant the request, we have decided to withdraw this Application effective immediately.
If you have any questions regarding this matter, please do not hesit�te to contact me.
Very truly yours,
1VICOLLET ISLAND DEVELOPMENT CO.
.- - - _ -- _
.
Thomas J Bri
• ��
TJB/vjh
pne Tabor Cenccr �21 MarqucRC Avcnuc
12q0 17th Strcet,Suitc 57q �uitc 6UU—roshay
1)cnvcr,CO 80202 Muuu.�apoGs,MN 5540Z
303 825 7800 � Fax 303 825 780I 612 332 1500 � Fax 612 332 2428
MEMORANDUM
TO: Town Council
FROM: Department of Community Development
DATE: October 7, 2003
SUBJECT: A request for a major amendment to Special Development District No. 36, pursuant
to Section 12-9A-10, Vail Town Code, to allow for a mixed-use hotel; and a request
for a proposed rezoning of Lot 9A, Vail Village 2�d Filing from Heavy Service (HS)
district to Public Accommodation (PA) district, located at 28 S. Frontage Road and
13 Vail Road/Lots 9A& 9C, Vail Village 2"d Filing.
Applicant: Nicollet Island Development Company Inc.
Planner: Russ Forrest& George Ruther
I. SUMMARY OF CHANGES FROM FIRST READINGS
Ordinances No. 9 and No.10, Series of 2003, were approved on first reading by the Town
Council on May 6, 2003. Second readings of the ordinances were tabled numerous times to
allow for the applicant and staff to resolve some of the conditions of first reading. The
following summarizes the changes that have been made to Ordinances No. 9 and No. 10,
Series of 2003, since first reading:
Ordinance No. 9, Series of 2003:
■ Condition 2 has been amended to reflect the completion of the Memorandum of
Understanding, dated September 16, 2003, outlining the responsibilities and
requirements of the required off-site improvements. The Memorandum of
Understanding has been attached to Ordinance No. 9, Series of 2003.
■ Section 4 has been modified to state "the required parking spaces shall not be
individually sold, transferred, leased, conveyed, rented or restricted to any person
other than a condominium owner, fractional fee owner, tenant, occupant or other
user of the building, except that six (6) of the re uired spaces may be utilized by
the Holiday House Condominium Association,d/b/a Nine Vail Road Condominiums
for parking pursuant to the terms of a recorded Parking Easement Agreement?
■ Condition 6 has been stricken, which required revisions to the architectural plans
of the building at the corner adjacent to the Alphorn. The applicant has made
these revisions.
■ Condition 7 has been stricken to reflect the approval of the variance to allow for the
relocation of four parking spaces for 9 Vail Road.
• Condition 25 from 1 St reading was removed at the Town Council's direction which
stated "That the Developer shall coordinate with the Town to provide a bus stop at
the pedestrian sidewalk connection to West Meadow Drive. This design shall be
1
submitted to the Town of Vail for review and approval by the Town and the Design
Review Board prior to submittal of a building permit."
■ Condition 26 has been added to reflect the Council's condition of approval on first
reading, which states "that the developer shall commit no act or omission in any
way to cause the current operation of the Chateau to cease until such time as a
demolition permit is issued by the Department of Community Development."
■ Condition 27 has been added which states"that Ordinance No. 9, Series of 2003,
shall not take effect until January 1, 2004." This condition was requested by the
developer to ensure that the existing approvals for the site would not expire until
the developer has taken ownership of the property. Condition 24 has not been
changed since 1St reading and still requires the developer to "begin initial
construction of the Four Seasons Resort within three years from the time of its
final approval at second reading of the ordinance amending Special
Development District No. 36..."
Ordinance No. 10, Series of 2003
• The condition of approval for when the rezoning was to take effect was modified
from, "such date that a demolition and/or building permit is issued for the demolition of
the existing structure on the site of Lot 9A,Vail Village 2nd Filing,for preparation for the
construction of Special Development District No. 36, Four Seasons Resort," to
"That the rezoning of Lot 9A, Vail Village 2°d Filing shall take effecf on January 1,
2004."
11. SUMMARY OF REQUESTS
The Four Seasons Resort is a mixed-use development proposal, located at 28 South
Frontage Road and 13 Vail Road /Lots 9A and 9C, Vail Village 2"d Filing. The proposal is
for the redevelopment of the existing Chateau of Vail and the Vail Amoco sites. Uses within
the development include residential, hotel, commercial and recreation.
The key components of the Four Seasons Resort development proposal are provided below:
■ 47,592 sq. ft. —fractional fee club units (22 units)
■ 53,421 sq. ft. —condominiums (18 units)
■ 76,978 sq. ft. —accommodation units (118 keys)
■ 10,202 sq. ft. —employee housing units (34 units)
■ 7,695 sq. ft. — restauranUretail
■ 11,726 sq. ft. —conference/meeting rooms
■ 14,416 sq. ft. —spa/health club
Maior Amendment to Special Development District No. 36
The Four Seasons Resort is requesting a major amendment to Special Development District
No. 36. Pursuant to Section 12-9A-10,Amendment Procedures,Vail Town Code, a Special
Development District allows for deviations from the development standards as regulated by
the underlying zoning, provided it is determined that such deviations provide benefits to the
Town that outweigh the adverse effects of such deviations. It does not allow for deviations
from the permitted or conditional uses of the underlying zoning. The Four Seasons Resort
2
proposal contains the following deviations from the underlying Public Accommodation zone
district:
Hei ht—as recommended, the maximum height of the building is 89 feet,which is
41 ft. higher than the 48 ft. allowed under the Public Accommodation zone district
regulations. The primary roof ridge (which runs parallel to South Frontage Road) is
proposed to have a maximum height of 77.5 ft.
Site Coverage (below qrade) — as recommended, the site coverage below grade
exceeds the maximum allowable by the Public Accommodation zone district. The
Public Accommodation zone district allows 65% site coverage (77,199 sq. ft.) As
recommended,the applicant is proposing below grade site coverage of 71%(84,402
sq. ft.) and above-grade site coverage of 58% (69,346 sq. ft.).
Staff has attached the Four Seasons Resort Zoninq Analvsis, dated April 28, 2003, for
reference. The analysis compares the development standards outlined by the underlying
zoning of Public Accommodation to the Vail Plaza Hotel West proposal from 2001, to the
proposal for the Four Seasons Resort.
Rezoninq Request
Section 12-3-7, Amendment, Vail Town Code, regulates the process for zone district
boundary amendments. The proposal for the Four Seasons Resort includes a rezoning of
Lot 9A, Vail Village 2"d Filing from Heavy Service zone district to Public Accommodation
zone district and inclusion in Special Development District No. 36, as recommended by the
Planning and Environmental Commission. The zoning map amendment is included in
Exhibit A of Ordinance No. 10, Series of 2003.
III. BACKGROUND OF DEVELOPMENT REVIEW PROCESS
On April 28, 2003, the Planning and Environmental Commission voted 4-0-1 (Hartman
recused)to recommend approval of the major amendment to Special Development District
No. 36, Four Seasons Resort, and the rezoning request of Lot 9A, Vail Village 2"d Filing to
Public Accommodation zone district to Heavy Service zone district.
The Planning and Environmental Commission also voted 4-0-1 (Hartman recused) to
approve the conditional use permits to allow for a 22 unit fractional fee club and 34 Type III
Employee Housing Units. The conditional use permit approval is conditioned upon approval
of second reading of Ordinance No. 9, Series of 2003.
The Planning and Environmental Commission's recommendation of approval included the
conditions as outlined in Section 5 of Ordinance No. 9, Series of 2003. Each of the
conditions is time-sensitive and, in addition, to the conditions of approval,the Planning and
Environmental Commission recommended approval of the following off-site improvements,
as indicated on Sheet A-12.0.1 Off-site Improvements Plan, and as referenced in Section 4
of Ordinance No. 10, Series of 2003:
• Widening of the south side of the South Frontage Road and installation of a left turn
lane to the Four Seasons Resort and the Vail Police Station, with final design to be
approved by the Town of Vail and Colorado Department of Transportation.
• Installation of landscaped medians on South Frontage Road from the roundaboutto
the western lot line of the Scorpio.
3
• Instaliation of a detached 6 ft. wide heated paver sidewalk adjacent to South
Frontage Road and the Four Seasons Resort frontage.
• Installation of an attached 6 ft. wide heated sidewalk and all related necessary
improvements(i.e. retaining wall, railing,curb and gutter)adjacent to South Frontage
Road, along the Scorpio frontage.
• Relocation of the fire hydrant adjacent to South Frontage Road.
• Relocation of Spraddle Creek piping and installation of new box culverts.
• Installation of heated paver sidewalk on Vail Road along Four Seasons Resort
frontage.
• Installation of heated paver sidewalk from the west side of Mayors Park to the west
property line of the Four Seasons Resort frontage on West Meadow Drive, in
accordance with the Town of Vail Streetscape Master Plan.
• Installation of decorative lighting adjacent to public walkways along Four Seasons
Resort frontage, with final design and location to be approved by the Town of Vail
staff and Design Review Board.
• Overlay of South Frontage Road from the western end of the Scorpio to the �
roundabout.
• Road improvements to the north half of West Meadow Drive adjacent to the Four
Seasons Resort frontage, including curb, gutter, asphalt reconstruction, and
drainage improvements. Final design to be approved by the Town of Vail.
• Road improvements to Vail Road from the roundabout to the driveway of 9 Vail
Road, including curb, gutter, asphalt, and drainage improvements.
The Staff Memorandum to the Planning and Environmental Commission, dated April 28,
2003, is available at the Community Development Department upon request.
The Design Review Board has reviewed the Four Seasons Resort development proposal on
three previous occasions. The Design Review Board has stated their conceptual support of
the design of the Four Seasons Resort and will continue to review the architectural details of
the project as outlined in the conditions of Ordinance No. 9, Series of 2003.
IV. MAJOR AMENDMENT TO SPECIAL DEVELOPMENT DISTRICT NO. 36
Article 12-9A, Special Development District,Vail Town Code provides for the amendment of
existing Special Development Districts in the Town of Vail. According to Section 12-9A-1,
the purpose of a Special Development District is as follows:
To encourage flexibility and creativity in the development of land, in orderto promote
its most appropriate use; to improve the design character and quality of the new
development within the Town;to facilrtate 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 Specia/Development
District, in conjunction with the property's underlying zone district, shall establish the
requirements for guiding development and uses of property included in the Special
Development District.
An approved development plan is the principal document in guiding the development, uses,
and activities of the Special Development District. The development plan shall contain all
relevant material and information necessary to establish the parameters with which the
4
Special Development District shall adhere. The development plan may consist of, but not be
limited to:the approved site plan;floor plans, building sections, and elevations:vicinity plan;
parking plan; preliminary open space/landscape plan; densities; and permitted, conditional,
and accessory uses.
The determination of permitted, conditional and accessory uses shall be made by the
Planning and Environmental Commission and Town Council as part of the formal review of
the proposed development plan. Unless further restricted through the review of the
proposed Special Development District, permitted, conditional and accessory uses shall be
limited to those permitted, conditional and accessory uses in the property's underlying zone
district.
The Town Code provides nine design criteria which shall be used as the principal criteria in
evaluating the merits of the proposed Special Development District. It shall be the burden of
the applicant to demonstrate that submittal material and the proposed development plan
comply with each of the following standards, or demonstrate that one or more of them is not
applicable, or that a practical solution consistent with the public interest has been achieved.
Reductions of the plans have been attached for reference. On April 28,. 2003,the Planning
and Environmental Commission found the Four Seasons Resort development proposal to be
in compliance with the following criteria:
A. Design compatibility and sensitivity to the immediate environment, neighborhood and
adjacent properties relative to architectural design,scale, bulk, bui�ding height, buffer
zones, identity, character, visual integrity and orientation.
B. Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
C. Compliance with parking and loading requirements as outlined in Chapter 12-10 of
the Vail Town Code.
D. Conformity with the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plan.
E. Identification and mitigation of natural and/or geologic hazards that affect the
property on which the special development district is proposed.
F. Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features,
vegetation and overall aesthetic quality of the community.
G. A circulation system designed for both vehicles and pedestrians addressing on and
off-site traffic circulation.
H. Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and functions.
I. Phasing plan or subdivision plan that will maintain a workable, functional and
efficient relationship throughout the development of the special development district.
5
V. REZONING REQUEST
Section 12-3-7, Amendment, Vail Town Code, provides the process for a zone district
boundary amendment. The proposed project includes a request for a rezoning of 28 South
Frontage Road / Lot 9A, Vail Village 2"d Filing. The lot is currently zoned Heavy Service
zone district, the purpose of which is provided in Section 12-7G-1, Purpose, Vail Town
Code, and is as follows:
The Heavy Service District is intended to provide sites for automotrve-oriented uses
and for commercial service uses which are not appropriate in other commercial
districts. Because of the nafure of the uses permitfed and their operating
characteristics, appearance and potential forgenerating automotive and truck traffic,
a11 uses in the Heavy Service District are subject to the conditional use permit
procedure. In granting a conditional use permit, the Planning and Environmental
Commission or the Town Council may prescribe more restrictive development
standards than the standards prescribed for the District in order to protect adjoining
uses from adverse influences.
As noted in the purpose statement, the Heavy Service zone district is intended for
automotive-oriented uses, including gas and service stations. The applicant is requesting a
rezoning from Heavy Service to Public Accommodation. The purpose of the Public
Accommodation zone district, as provided in Section 12-7A-1, Purpose,Vail Town Code, is
as follows:
The public accommodation district is intended to provide sites for lodges and
residential accommodations for visitors, together with such public and semipublic
facilities and limited professional offices, medical facilities, private recreation,
commercial/refail and related visitor oriented uses as may appropriately be located
wifhin fhe same district and compafible with adjacent land uses. The public
accommodation district is intended to ensure adequate light, air, open space, and
other amenities commensurate with lodge uses, and to maintain the desirable resort
qualities of the district by establishing appropriate site development standards.
Additional nonresidential uses are permitted as conditional uses which enhance the
nature of Vail as a vacation community, and where permitted uses are intended fo
function compatibly with the high density lodging characfer of the district.
The applicant is proposing to include Lot 9A as part of the development site of the Four
Seasons Resort. In addition to the rezoning, Lot 9A will be included in the Special
Development District designation.
Section 12-3-7,Amendment,Vail Town Code, provides the review criteria for a zone district
boundary amendment. It provides the following criteria for review of a zone district boundary
amendment:
A. Factors, Enumerated: Before acting on an application for a zone district boundary
amendment, the Planning and Environmental Commission and Town Council shall
consider the following factors with respect to the requested zone district boundary
amendment:
6
1. The extent to which the zone district amendment is consistent with all the
applicable elements of the adopted goals, objectives and policies outlined in the
Vail Comprehensive Plan and is compatible with the development objectives of
the Town; and
2. The extent to which the zone district amendment is suitable with the existing and
potential land uses on the site and existing and potential surrounding land uses
as set out in the Town's adopted planning documents; and
3. The extent to which the zone district amendment presents a harmonious,
convenient, workable relationship among land uses consistent with municipal
development objectives; and
4. The extent to which the zone district amendment provides for the growth of an
orderly viable community and does not constitute spot zoning as the amendment
serves the best interests of the community as a whole; and
5. The extent to which the zone district amendment results in adverse or beneficial
impacts on the natural environment, including but not limited to water quality, air
quality, noise, vegetation, riparian corridors, hillsides and other desirable natural
features; and
6. The extent to which the zone district amendment is consistent with the purpose
statement of the proposed zone district.
7. The extent to which the zone district amendment demonstrates how conditions
have changed since the zoning designation of the subject property was adopted
and is no longer appropriate.
8. Such other factors and criteria as the Commission and/or Council deem
applicable to the proposed rezoning.
B. Necessary Findings: Before recommending and/or granting an approval of an
application for a zone district boundary amendment the Planning & Environmental
Commission and the Town Council shall make the following findings with respect to
the requested amendment:
1. That the amendment is consistent with the adopted goals, objectives and
policies outlined in the Vail Comprehensive Plan and compatible with the
development objectives of the Town; and
2. That the amendment is compatible with and suitable to adjacent uses and
appropriate for the surrounding areas; and
3. That the amendment promotes the health, safety, morals, and general
welfare of the Town and promotes the coordinated and harmonious
development of the Town in a manner that conserves and enhances its
natural environment and its established character as a resort and residential
community of the highest quality.
�
VI. STAFF RECOMMENDATION
The Community Development Department recommends that the Town Council approve
Ordinance No. 9, Series of 2003, and Ordinance No. 10, Series of 2003,on second reading,
for the proposed major amendment to Special Development District No. 36, to allow for a
mixed-use hotel, located at 28 South Frontage Road and 13 Vail Road / Lots 9A and 9C,
Vail Village 2"d Filing; and a rezoning from Heavy Service zone district to Public
Accommodation zone district located at 13 Vail Road /Lot 9A, Vail Village 2"d Filing. '
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I
ORDINANCE NO. 9
SERIES OF 2003
AN ORDINANCE REPEALING AND RE-ENACTING ORDINANCE NO. 14, SERIES OF
2001, PROVIDING FOR THE MAJOR AMENDMENT OF SPECIAL DEVELOPMENT
DISTRICT NO. 36, FOUR SEASONS RESORT, AND AMENDING THE APPROVED
DEVELOPMENT PLAN FOR SPECIAL DEVELOPMENT DISTRICT NO. 36 IN
ACCORDANCE WITH CHAPTER 12-9A, VAIL TOWN CODE; AND SETTING FORTH
DETAILS IN REGARD THERETO.
WHEREAS, Chapter 12-9A of the Town of Vail Zoning Regulations permits the adoption of
Special Development Districts; and
WHEREAS, Nicollet Island Development Company, Inc., has submitted an application for a
major amendment to Special Development District No. 36, Four Seasons Resort; and
WHEREAS, in accordance with the provisions outlined in the Zoning Regulations, the
Planning & Environmental Commission held public hearings on the application; and
WHEREAS, the Planning & Environmental Commission has reviewed the prescribed
criteria for the amendment of special development districts and has submitted its recommendation
of approval to the Vail Town Council; and
WHEREAS, the Vail Town Council finds that the proposed amendment to Special
Development District No. 36, Four Seasons Resort, complies with the nine design criteria outlined
in Section 12-9A-8 of the Vail Town Code and that the applicant has demonstrated that any
adverse effects of the requested deviations from the development standards of the underlying
zoning are outweighed by the public benefits provided; and
WHEREAS, the approval of the major amendment to Special Development District No. 36,
Four Seasons Resort, and the development standards in regard thereto shall not establish
precedence or entitlements elsewhere within the Town of Vail; and
1
WHEREAS, all notices as required by the Town of Vail Municipal Code have been sent to
the appropriate parties; and
WHEREAS, the Vail Town Council considers it in the best interest of the public health,
safety, and welfare to adopt the proposed Approved Development Plan for Special Development
District No. 36, Four Seasons Resort.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
VAIL, COLORADO, THAT:
Section 1. Purpose of the Ordinance
The purpose of Ordinance No. 9, Series of 2003, is to adopt an Approved Development Plan for
Special Development District No. 36, Four Seasons Resort, and to prescribe appropriate
development standards for Special Development District No. 36, in accordance with the provisions of
Chapter 12-9A, Vail Town Code. The "underlying" zone district for Special Development District No.
36 shall remain Public Accommodation zone district.
Section 2. Establishment Procedures Fulfilled, Planninq Commission Report
The procedural requirements described in Chapter 12-9A of the Vail Town Code have been fulfilled
and the Vail Town Council has received the recommendation of approval from the Planning &
Environmental Commission for the major amendment to Special Development District No. 36, Four
Seasons Resort. Requests for the amendment of a special development district follow the
procedures outlined in Chapter 12-9A of the Vail Town Code.
Section 3. Special Development District No. 36
The Special Development District is hereby amended to assure comprehensive development and
use of the area in a manner that would be harmonious with the general character of the Town,
2
provide adequate open space and recreation amenities, and promote the goals, objectives and
policies of the Town of Vail Comprehensive Plan. Special Development District No. 36, Four V
�
I
Seasons Resort, is regarded as being complementary to the Town of Vail by the Vail Town Council
and the Planning & Environmental Commission, and has been amended because there are '
significant aspects of the Speciat Development District that cannot be satisfied through the imposition '
,�
�
of the standard Public Accommodation zone district requirements. �
�
Section 4. Development Standards - Special Development District No. 36, Four Seasons I
Resort Develo ment Plan - I
The Approved Development Plan for Special Development District No. 36, Four Seasons Resort, �
shall include the following plans and materials prepared by Zehren and Associates, Inc., and Hill
Glazier Architects, and Alpine Engineering, dated April 28, 2003, and stamped approved by the Town
of Vail, dated May 6, 2003.:
�.
a. C1. Existing Conditions Plan
b. C3. Water and Sanitary Sewer Plan '
c. C4. Grading and Drainage Plan
d. C5. Erosion and Sediment Control Plan
e. C6. Shallow Utility Plan
f. A-2.0.1 Level 1 Plan (132')
g. A-2.0.2 Level 2 Plan (140',142') i
h. A-2.0.3 Level 3 Plan (152')
i. A-2.0.4 Level 4 Plan (162') '
�
j. A-2.0.5 Level 5 Plan (172')
i
k. A-2.0.6 Level 6 Plan (182')
3
Bond shall be provided and posted with the Town of Vail prior to the issuance of a building
permit for the Project.
VIL MISCELLANEOUS PROVISIONS
7.1 Amendments. This MOU and all documents and instruments executed in
connection herewith may be amended, modified or supplemented only by a written instrument,
executed by the party against which enforcement thereof may be sought.
7.2 Bindin� Effect. This MOU shall be binding upon and shall inure to the benefit of
the parties and their respective successors and assigns. The obligations assumed and agreed to
be performed by each party hereunder with respect to the Property shall be binding upon such
party and their respective successors, assigns and transferees. The covenants of the Parties
contained herein are intended by the parties to be covenants which run with the land under
applicable law. Nicollet agrees to make any transfer of any interest in the Property subject to the
obligations contained in this MOU.
7.3 Colorado Law. This MOU shall be construed and enforced In accordance with �
the laws of the State of Colorado.
7.4 Time of Essence. Time is of the essence of this MOU. In the event the '
provisions of this MOU require any act to be done or action to be taken hereunder on a date �
which is a Saturday, Sunday or legal holiday, such act or action shall be deemed to have been
validly done or taken if done or take on the next succeeding day which is not a Saturday, Sunday
or legal holiday.
;
7.5 Counterparts. This Agreement may be executed in counterparts, each of which
shall constitute a separate document but all of which together shall constitute one and the same
�
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Vail and the Town of Vail Design Review Board and in accordance with all applicable federal,
state and local laws, statutes, ordinances and reb lations: (i) relocate the Spraddle creek piping
and install new box culverts, as necessary.
IV. EASEMENTS
4. Nicollet shall be responsible, at its sole cost and expense, to prepare and submit
all applicable roadway, drainage, and pedestrian easements for dedication in connection with the
Project or the Improvements to the Town of Vail for review and approval by the Town of Vail,
Town Attorney and all such easements shall be filed and recorded with the Eagle County Clerk
and Recorder's Office prior to the issuance of a Temporary Certificate of Occupancy for the
Property.
V. TOWN OF VAIL'S OSLIGATIONS
5. Once the Improvements have been completed by Nicollet and accepted by the
Town of Vail, the Town of Vail shall be responsible for all maintenance, upkeep, watering,
mowing, trimming, weed control, snow removal, debris removal, repair and replacement of any
and all Improvements located in a public right of way or in a public easement, including any and
all cost and expenses associated directly or indirectly #herewith (except the Town of Vail shall
have no obligation to heat or repair the heat for the sidewalks) and Nicollet shall have no
continuing or further obligations or responsibilities in connection therewith.
VL FINANCIAL GUARANTEE REQUIREMENTS
6. Nicollet shall provide and post with the Town of Vail a Bond in the total amount
of One Hundred Fifty Percent (150%) of the total cost of the Improvements (as mutually
determined and agreed to by and between Nicollet and the Town of Vail), to provide financial
security to the Town of Vail and to assure the completion of the Improvements by Nicollet. The
6
sidewalk/walkway (6 to 14 feet wide, or as required by the final approved Town of Vail
Streetscape Master Plan for West Meadow Drive) adjacent to West Ivleadow Drive from the
western most side of Mayors' Park west along the 9 Vail Road property and the Property to the
western most property line of the Property, including all lighting retaining walls, railings, utility
relocation, curb and gutter, drainage and landscaping as necessary and to match and be
coordinated with the final approved Town of Vail Streetscape plan for West Meadow Drive; (ii)
!
all design improvements along West Meadow Drive from the centerline of the right-of-way to '
j
the property line of the Property and the 9 Vail Road property from the western most side of ,
I
Mayors' park west to the westem most property line of the Property (specifically including any
drainage and grade tie-ins necessary beyond the western most property line of the Property),
including all drainage, lighting, art, streetscape enhancements, utility relocation, edge treatments,
curb and gutter and landscaping as necessary and to match and be coordinated with the final
approved Town of Vail Streetscape plan for West Meadow Drive.
(d) Pedestrian Walkway. Nicollet shall perform the following improvements
along the western property line of the Property from the South Frontage Road to West Meadow
Drive,using new and first class materials, as approved by the Town of Vail and the Town of Vail
Design Review Board and in accordance with all applicable federal, state and local laws,
statutes, ordinances and regulations: (i) design and install an attached heated pedestrian
sidewalk/walkway along the western property line of the Property from the South Frontage Road
south to West Meadow Drive, including all lighting retaining walls, railings, utility relocation,
drainage and landscaping as necessary.
(e) Spraddle Creek. Nicollet shall perform the following improvements in
connection with Spraddle Creek, using new and first class materials, as approved by the Town of
S
,
'�
proposed South Frontage Road median to be constructed by Nicollet; (iv) install an attached �
heated paver sidewalk/walkway (6 to 8 feet wide) adjacent to the South Frontage Road from.the �
bus stop adjacent to the Weststar Bank east along the Scorpio Condominium property and the '
�i
Property to Vail Road including all lighting retaining walls, railings, utility relocation, curb and.
b tter, drainage and landscaping as necessary; (v) relocate the fire hydrant adjacent to South
Frontage Road; and (vi) pavement overlay from the centerline of South Frontage Road to the
property line of the Property from the main roundabout west to the bus stop adjacent to the
i
Weststar Bank (subject to timing and coordination of the CDOT overlay project that will be at
CDOT's sole cost and expense).
(b) Vail Road. Nicollet shall perform the following improvements along the �
Vail Road, using new and first class materials, as approved by the Town of Vail and the Town of
Vail Design Review Board and in accozdance with all applicable federal, state and local laws,
statutes, ordinances and regulations: (i) install an attached heated paver sidewalk/walkway (6 to '
�
8 feet wide) adjacent to Vail Road from the South Frontage Road south along the Property to 9
Vail Road property, includinj all lighting retaining walls, railings, utility relocation, curb and
gutter, drainage and landscaping as necessary; (ii) relocate the Spraddle creek piping and install
new box culverts; and (iii) pavement overlay from the centerline of Vail Road to the property
I
�
line of the Property from the main roundabout (South Frontage Road) south to the property line '
of 9 Vail Road.
i
(c) West Meadow D��ive. Nicollet shall perform the following improvements ;
E
along West Meadow Drive, using new and first class materials, as approved by the Town of Vail i
�
and the Town of Vail Design Review Board and in accordance with all applicable federal, state i
�
and local laws, statutes, ordinances and reb lations: (i) install an attached heated paver ;
�
4
"Property" shall mean those properties commonly known as the Alpine
Standard/Amoco gasoline station and the Chateau at Vail hotel, located respectively at 28 South
Frontage Road and 13 Vail Road, Vail Colorado - Lots 9A and 9C, Vail Village 2nd Filing.
"Town of Vail" shall mean the Town of Vail, a municipal corporation, whose address is
75 South Frontage Road, Vail Colorado 81657; Attention:
II. PURPOSE
2. The express purpose of this MOU is to establish the mutual responsibilities,
i
obligations and requirements of the Parties hereto regarding the Improvements to be performed �
by Nicollet in connection with Nicollet's entitlements and Project. These Improvements are
required to be made by Nicollet based upon the design and functionality of the Project or as
specifically required by the Town of Vail in connection with Nicollet's entitlements.
III. NICOLLET'S OBLIGATIONS
3. Nicollet shall be responsible, at its sole cost and expense, except as specifically
provided herein, to complete and perform the following (collectively, the "Improvements") in
connection with the Project: I
(a) South Frontage Road. Nicollet shall perform the following
improvements along the South Frontage Road, using new and first class materials, as approved
by the Town of Vail and the Town of Vail Design Review Board and in accordance with all
applicable federal, state and local laws, statutes, ordinances and regulations: (i) widen the south
side of South Frontage Road and install a left turn lane in South Frontage Road to the entrance of
the hotel and a corresponding left turn lane to the entrance of the existing Town of Vail Police
Station; (ii) install medians in South Frontage Road from the main roundabout to the western lot
line of the Scorpio Condominium property; (iii) provide all landscaping and lighting within the
I
3 1�
responsibiiities, obligations and requirements of the parties in connection with said off-
site/public improvements to be performed by Nicollet Island Development Co.;
NOW, THEREFORE, in consideration of the mutual covenants hereinafter set forth, the
parties hereto agree as follows:
I. DEFINITIONS
1. When used in this Memorandum of Understanding, the following terms shall have
the following meanings unless otherwise specifically defined. The sin�lar shall include the
plural and the masculine gender shall include the feminine and the neuter unless otherwise
required by the context.
"Improvements" shall mean those off-site/public improvements as specifically defined
in Section III below.
"MOU" shall mean tlus Memorandum of Understanding agreement and all exhibits
annexed hereto.
"Nicollet" shall mean Nicollet Island Development Co., a Minnesota corporation, whose
address is 600 Foshay Tower, 821 Marquette Avenue South, Minneapolis, Minnesota 55402;
Attention: Thomas J, Brink
"Parties" shall mean both Nicollet and Town of Vail.
"Project" shall mean the mixed use project being planned by Nicollet and consisting
primarily of a five star hotel, a fractional fee club, condominiums, retail, employee housing units
and related facilities to be located at the Property, which mixed use project is the subject of
Ord'ulance Nos. 9 and 10, Series 2003.
2
F�HIBIT A
TOWN OF VAIL
MEMORANDUM OF UNDERSTANDING
s Memorandum of Understanding is made and entered into on the 16th day of �
2003 by and between NICOLLET ISLAND DEVELOPMENT CO., a Minnesota '
�
,
i and the TOWN OF VAIL a Municipal corporation, situated in the County of '
�
;
� of Colorado. �
IEREAS, Nicollet Island Development Co. is planning the development and '
n of a mixed use project consisting primarily of a five star hotel, a fractional fee club, �
�
zms, retail, employee housing units and related facilities at 28 South Frontage Road i
I
�il Road, Vail Colorado (Lots 9A and 9C, Vail Village 2nd Filing) currently and
known as the Chateau at Vail hotel and the Alpine Standard/Amoco gasoline station; i
�ER.EAS, in connection with its proposed mixed use development Nicollet Island
;nt Co. is requesting from the Town of Vail certain entitlements pursuant to its
s for a major amendment to Special Development District No. 36, a conditional use �
Type III Employee Housing Units, a conditional use permit for a Fractional Fee Club � '
iing of Lot 9A, Vail Village 2°d Filing;
�EREAS, in connection with the applications and requested entitlements, Nicollet :
�elopment Co. is required by the Town of Vail to make certain off-site/public , :
;nts (as specifically set forth in detail below) along South Frontage Road and West
rive consistent with the Town of Vail Streetscape Master Plan, as amended;
iEREAS, as a condition to the second reading of Ordinance No. 9, Series of 2003, the
: required to enter into this Memorandum of Understanding setting forth the
. ,
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any bylaw, order, resolution or ordinance, or part thereof, heretofore repealed.
INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED PUBLISHED ONCE ',
IN FULL ON FIRST READING this 6th day of May, 2003, and a public hearing for second reading
of this Ordinance set for the 7th day of October, 2003, in the Council Chambers of the Vail
�
Municipal Building, Vail, Colorado. �
I
Ludwig Kurz, Mayor
�. :: .
ATTEST: i `
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Lorelei Donaldson, Town Clerk
READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED this 7ih day of I
October, 2003.
Ludwig Kurz, Mayor �
ATTEST:
Lorelei Donaldson, Town Clerk
12
of said special development district shall be void. The Planning and Environmental
Commission and Town Council shall review the special development district upon
submittal of an application to reestablish the special development district following
the procedures outlined in Section 12-9A-4, Vail Town Code.
25. That the Developer shall commit no act or omission in any way to cause the current
operation of the Chateau at Vail to cease until such time as a demolition permit is
issued by the Department of Community Development.
Section 6. Effective Date of the Ordinance
Ordinance No. 9, Series of 2003, shall take effect on January 1, 2004.
Section 7.
If any part, section, subsection, sentence, clause or phrase of this ordinance is for any reason held
to be invalid, such decision shall not affect the validity of the remaining portions of this ordinance;
and the Town Council hereby declares it would have passed this ordinance, and each part,
section, subsection, sentence, clause or phrase thereof, regardless of the fact that any one or
more parts, sections, subsections, sentences, clauses or phrases be declared invalid.
Section 8.
The repeal or the repeal and re-enactment of any provisions of the Vail Municipal Code as
provided in this ordinance shall not affect any right which has accrued, any duty imposed, any
violation that occurred prior to the effective date hereof, any prosecution commenced, nor any
other action or proceeding as commenced under or by virtue of the provision repealed or repealed
and reenacted. The repeal of any provision hereby shall not revive any provision or any ordinance
previously repealed or superseded unless expressly stated herein.
Section 9.
All bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent herewith are hereby
repealed to the extent only of such inconsistency. The repealer shall not be construed to revise
11
„,
and be coordinated with the proposed Town of Vail Streetscape plan for West
Meadow Drive and shall be provided for review and approval by the Design Review
Board.
22. That the developer shall incorporate public art into the development, and shall
coordinate all art proposals with the Art in Public Places Board, subject to review
and approval by the Design Review Board.
23. That the developer shall resolve all of the following design-related issues for final
Design Review Board review and approval:
a. Proposed hydrant relocation at the NW corner of the property shall be graded to
be level with the proposed sidewalk and landscaping will be located as to not
interfere with the operation of the hydrant.
b. The cross-slope on the West Meadow Drive walk shall maintain a max. 2.0%
cross slope that is sloped towards the road.
c. The boulder walls and grading at the SE corner of the property shall be modified
as to not impact the existing 2-36” CMP's.
d. The foundation wall at the SE corner of the parking structure shall be modified
to accommodate the existing Spraddle Creek vault.
e. The proposed Spraddle Creek vault and concrete box culvert shall be modified
to work with the existing phone vault.
f. All known existing utilities shall be shown on a plan with the proposed drainage
and utilities in order to clarify potential conflicts.
g. The proposed walk that meets the frontage road walk at the eastern portion of
the property shall be realigned slightly to the west to avoid the existing inlet.
h. Fire staging turning movements shall be show on plans.
i. Retaining walls west of the loading and delivery access drive shall be
curved/angled in order to "bench" access drive wall.
j. Top of wall elevation for the Frontage Rd-West Meadow Drive path reads as
185.5?(Typo)
k. Railings shall be provided for paths where necessary
I. Show edge of existing pavement for Frontage road on civil plans and show
match point.
m. Erosion control plan shall be updated.
n. Show grading around proposed electric vault.
o. Show driveway grades, spot elevations on civil plans.
p. Show additional TOW/BOW elevations on pool walls.
24. That the developer shall begin initial construction of the Four Seasons Resort within
three years from the time of its final approval at second reading of the ordinance
amending Special Development District No. 36, Four Seasons Resort, and continue
diligently toward the completion of the project. If the developer does not begin and
diligently work toward the completion of the special development district or any
stage of the special development district within the time limits imposed, the approval
10
14. That the developer shall prepare and submit all applicable access, roadway, and �
drainage easements for dedication to the Town for review and approval by the
Town Attorney. All easements shall be recorded with the Eagle County Clerk and
Recorder's Office prior to issuance of a Temporary Certificate of Occupancy.
15. That the developer shall be assessed an impact fee of $5,000 for all net increase in
pm traffic generation as shown in the revised April 4, 2003, Traffic Study. The net
increase shall be calculated using the proposed peak generating trips less the
existing Resort Hotel and Auto Care Center trips, respectively being 155-(108+7) _
40 net peak trips @ $5000 = $200,000. This fee will be offset by the cost of non-
adjacent improvements constructed.
16. That the developer shall receive approval for all required permits (CDOT access,
ACOE, dewatering, stormwater discharge, etc.) prior to issuance of a building
permit.
17. That the developer shall submit a full site grading and drainage plan for review and
approval by the Town and the Design Review Board. The drainage plan will need to
be substantiated by a drainage report provided by a Colorado professional
Engineer, include all drainage, roof drains, landscape drains etc., and how they will
connect with the TOV storm system. The developer shall submit all final civil plans
and final drainage report to the Town for civil approval by the Department of Public
Works, prior to submittal of a building permit.
18. That the developer shall provide detailed civil plans, profiles, details, limits of
disturbance and construction fence for review and civil approval by the Department
of Public Works, prior to submittal of a building permit.
19. That the developer shall be responsible for all work related to providing landscaping
and lighting within the proposed Frontage Rd. medians. A detailed landscape plan
of the medians shall be provided for review and approval by the Design Review i
Board.
20. That the developer shall provide additional survey information of the south side of
the Frontage Road to show existing trees to be removed and additional survey in
front of the Scorpio building in order to show accurate grades for the construction of
the path from the Four Seasons to the bus stop at West Star bank. Final design
shall be reviewed and approved by the Town and the Design Review Board.
21. That the developer is responsible for 100% of final design improvements along
West Meadow Drive from the centerline of the road back to the Four Seasons
property line from Mayors' park to western most property line of the Four Seasons,
including any drainage and grade tie-ins beyond the west property line. This
includes all improvements, including, drainage, lighting, art, streetscape
enhancements, edge treatments, curbs, heated walks, etc. Final pfans shall match
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Four Seasons Resort for review and approval by the Design Review Board, prior to
the issuance of a Temporary Certificate of Occupancy for the Four Seasons Resort.
6. That the developer shall submit a rooftop mechanical equipment plan for review and
approval by the Design Review Board prior to the issuance of a building permit. All
rooftop mechanical equipment shall be incorporated into the overall design of the
hotel and enclosed and visually screened from public view.
7. That the developer shall post a bond to provide financial security for the 150% of
the total cost of the required off-site public improvements. The bond shall be in
place with the Town prior to the issuance of a building permit.
8. That the developer shall comply with all fire department staging and access
requirements pursuant to Title 14, Development Standards, Vail Town Code. This
will be demonstrated on a set of revised plans for Town review and approval prior to
building permit submittal.
9. That the required Type III deed-restricted employee housing units shall not be
eligible for resale and that the units be owned and operated by the hotel and that
said ownership shall transfer with the deed to the hotel property, unless a later
change in ownership is approved by the Town of Vail as per the Town Code.
10. That the developer shall coordinate the relocation of the existing electric
transformers on the property with local utility providers. The revised location of the
transformers shall be part of the final landscape plan to be submitted for review and
approval by the Design Review Board.
11. That the developer shall submit a written letter of approval from those adjacent
properties whose property is being encroached upon by certain improvements
resulting from the construction of the hotel, prior to the issuance of a building
permit.
12. That the developer provides a 6 ft. to 8 ft. heated paver pedestrian walkway from
the Frontage Road bus stop adjacent to the West Star Bank then continuing east to
Vail Road and then south to the 9 Vail Road property line. All work related to
providing these improvements including lighting, retaining, utility relocation, curb
and gutter, drainage and landscaping shall be included. A plan shall be submitted
for review and approval by the Town and the Design Review Board prior to
submittal of a building permit.
13. That the developer shall provide a heated pedestrian walk connection from the
Frontage Road to West Meadow Drive. The developer shall record a pedestrian
easement for this connection for review and approval by the Town Attorney prior to
issuance of a Temporary Certificate of Occupancy.
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used for loading/delivery or guest drop-off/pick-up without the prior written approval of the Town of ;
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Vail. The required parking spaces shall not be individually sold, transferred, leased, conveyed,
rented or restricted to any person other than a condominium owner, fractional fee owner, tenant, '
occupant or other user of the building, except that six (6) of the required spaces may be utilized by
the Holiday House Condominium Association, d/b/a 9 Vail Road Condominiums for parking
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pursuant to the terms of a recorded Parking Easement Agreement. The foregoing language shall � ,
not prohibit the temporary use of the parking spaces for events or uses outside of the building,
subject to the approval of the Town of Vail nor shall it limit the number of spaces available for sale ',
or lease to condominium and/or fractional fee owners.
Section 5. Approval Aqreements for Special Development District No. 36, Four Seasons
Resort
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1. That the developer shall provide deed-restricted housing that complies with the [
Town of Vail Employee Housing requirements (Chapter 12-13) for a minimum of 68 �
employees on the Four Seasons Resort site, and that said deed-restricted
employee housing shall be made available for occupancy, and that the deed
restrictions shall be recorded with the Eagle County Clerk & Recorder, prior to
issuance of a Temporary Certificate of Occupancy for the Four Seasons Resort. I
2. That the Memorandum of Understanding as provided in Exhibit A, shall be adopted
with the second reading of Ordinance No. 9, Series of 2003. This fulfills approval
agreement number 2 of first reading of Ordinance No. 9, Series of 2003.
3. That the developer shall record a drainage easement for Spraddle Creek. The �
easement shall be prepared by the developer and submitted for review and �
approval by the Town Attorney. The easement shall be recorded with the Eagle
County Clerk & Recorder's Office prior to the issuance of a Temporary Certificate of
Occupancy for the Four Seasons Resort. '
4. That the developer shall submit a final exterior building materials list, a typical wall
section and complete color renderings for review and approval of the Design
Review Board, prior to submittal of an application for a building permit. ,
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5. That the developer shall submit a comprehensive sign program proposal for the
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Restaurant/Lounge—12,155 square feet �
Conference Facilities— 11,726 square feet
Health Club and Spa—14,416 square feet
Setbacks--
Required setbacks for Special Development District No. 36, Four Seasons Resort, shall be as set ,
,.
forth in the Approved Development Plan referenced in Section 4 of this ordinance. '
Height--
The maximum building height for Special Development District No. 36, Four Seasons Resort, shall I
be as set forth in the Approved Development Plan referenced in Section 4 of this ordinance (89
feet maximum).
Site Coverage--
The maximum allowable site coverage for Special Development District No. 36, Four Seasons !
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s set forth in the A roved Develo ment Plan referenced in Section 4 of this
hall be a P
Resort, s pp
ordinance (69,346 square feet above grade or 58%; and 84,402 square feet below grade or 71%).
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Landscaping--
The minimum landscape area requirement for Special Development District No. 36, Four Seasons
Resort, shall be as set forth in the Approved Development Plan referenced in Section 4 of this
ordinance (39,687 square feet or 33%).
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Parking and Loading —
The required number of off-street parking spaces and loading/delivery berths for Special
Development District No. 36, Four Seasons Resort, shall be provided as set forth in the Approved I
Development Plan referenced in Section 4 of this ordinance (211 spaces re uired, 215 spaces
provided). In no instance shall Vail Road, West Meadow Drive or the South Frontage Road be '
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Permitted Uses--
The permitted uses in Special Development District No. 36 shall be as set forth in the development
plans referenced in Section 4 of this ordinance.
Conditional Uses--
The conditional uses for Special Development District No. 36, Four Seasons Resort, shall be set
forth in Section 12-7A-3 of the Town of Vail Zoning Regulations. All conditional uses shall be
reviewed per the procedures as outlined in Chapter 12-16 of the Town of Vail Zoning Regulations.
Density-- Units per Acre - Dwelling Units, Accommodation Units, Fractional Fee C/ub Units
and Employee Housing Units--
The number of units permitted in Special Development District No. 36, Four Seasons Resort, shall
not exceed the following:
Dwelling Units— 18
Accommodation Units— 118
Fractional Fee Club Units—22
Type III Employee Housing Units—34
Density--F/oorArea--
The gross residential floor area (GRFA), common area and commercial square footage permitted for
Special Development District No. 36, Four Seasons Resort, shall be as set forth in the Approved
Development Plan referenced in Section 4 of this ordinance.
Specificallv:
GRFA— 177,991 square feet
Retail—2,402 square feet
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I. A-2.0.7 Level 7 Plan (192')
m. A-2.0.8 Level 8 Plan (202')
n. A-2.0.9 Level 9 Plan (212')
o. A-2.0.10 Level 10 Plan (222')
p. A-2.0.11 Roof Plan
q. A-5.0.1 Elevations
r. A-5.0.2 Elevations
s. A-5.0.3 Elevations
t. A-8.0.1 Site Plan North
u. A-8.0.2 Site Plan South
v. A-9.0.1 Landscape Plan North
w. A-9.0.2 Landscape Plan South
x. A-10.0.1 Building Height Calculations—Absolute Height/Interpolated Contours
y. A-10.0.2 Building Height Calculations—Maximum HeighUlnterpolated Contours
z. A-10.0.3 Building Height Calculations at Proposed Grades
aa. A-11.0.1 Existing Circulation
bb. A-11.0:2 Proposed Circulations
cc. A-12.0.1 Off-site Improvements Plan
dd. A-13.0.1 Landscape Area
ee. A-14.0.1 Hardscape Area
ff. A-15.0.1 Above Ground Site Coverage
gg. A-15.0.2 Site Coverage Below Grade
hh. A-16.0.1 Streetscape Elevations
4
agreement. Signature and acknowledgment pages may be detached and reattached to physically
form one document.
7.6 Attornevs' Fees. If legal action is commenced in connection with the
enforcement, interpretation, or breach of any provision of this MOU, the Court as part of its
judgment shall award reasonable attorneys' fees and costs to the prevailing party.
7.7 Invalidity of Certain Provisions. Every provision of this MOU is intended to be
several. In the event any term or provision hereof is declared to be illegal or invalid for any
reason whatsoever by a court of competent jurisdiction, such illegality or invalidity shall not
affect the balance of the terms and provisions hereof, which terms and provisions shall remain
binding and enforceable.
7.8 Entire A�reement. This MOU and the documents referenced herein set forth all
the covenants, promises, agreements, conditions and understandings among the Parties !
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concerning the subject matter hereof and there are no covenants, promises, agreements, �
conditions or understandings, either oral or written, between them other than as are herein set
forth. All negotiations and oral agreements acceptable to both parties have been merged into and
are included herein, it being understood that this MOU supersedes and cancels any and all
previous negotiations, arrangements, understandings and representations and none thereof shall
be used to interpret or construe this MOU.
7.9 Notices. All notices, certificates or other communications required to be given to
the Town of Vail or Nicollet hereunder shall be sufficiently given and shall be deemed given f
E
when delivered, or when deposited in the United States mail, first class, with postage fully f
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prepaid and addressed as follows: �
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s �
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If to the Town of Vail: Town of Vail
c/o '
75 South Frontage Road �
Vail, Colorado 81657 �
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If to Nicollet: Nicollet Island Development Co. �
c/o Thomas J. Brink
600 Foshay Tower �
821 Marquette Avenue South �
Minneapolis, Minnesota 55402 ;
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7.10 No Third Party Beneficiary. This MOU and any financial guarantees required �
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pursuant to its terms are not intended for the benefit of any third party. j
7.11 Indemnification. Nicollet agrees to indemnify and hold the Town of Vail
harmless against any and all liability, loss, damages, costs and expenses, including reasonable
attorney's fees, which the Town of Vail may hereafter sustain, incur or be required to pay by
reason of any negligent act or omission or intentional act of Nicollet, its agents, officers,
employees, contractors, or subcontractors, which is incuned in connection with or is of any
nature whatsoever arising out of the construction or the installation of the Improvements which
Nicollet is required to perForm under the terms of this MOU.
7.12 Termination. So long as the Town of Vail approval for the Special Development
District No. 36 —Four Seasons Resort remains valid and has not terminated by passage of time
or otherwise, this MOU may not be terminated, in whole or in part, without the mutual written
consent of the Parties hereto.
9
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WHEREFORE, the Parties hereto have executed this MOU as of the date first set forth r
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above.
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NICOLLET ISLAND DEVELOPMENT CO.
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By: Thomas J. Brink
Its: Vice President & General Counsel ;
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TOWN OF VAIL
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By: �
Its:
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STATE OF MINNESOTA ) 'I
) ss ACKNOWLEDGMENT BY NICOLLET k
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COUNTY OF HENNEPIN ) ;
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This instrument was acknowledged on the day of , 2003, before �k
me a notary within and for said County by Thomas J. Brink, the Vice President and General f
Counsel of Nicollet Island Development Co., a Minnesota corporation, on behalf of the �
corporation. '
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Notary Public
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STATE OF COLORADO )
) ss ACKNOWLEDGMENT BY TOWN OF VAIL
COUNTY OF EAGLE )
On the day of , 2003, before me a notary public within and for �
said County,personally appeared to me personally
known and by me duly sworn, the of the Town of Vail, a municipality : �
named in the foregoing instrument and that the seal affixed to said instrument was signed and '
sealed on behalf of said municipality by authority of its i
acknowledged said instrument to be the free act and deed of said municipality. i .
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Notary Public i
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ORDINANCE NO. 10 i
Series of 2003 �
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AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP FOR THE TOWN OF VAIL IN ,
ACCORDANCE WITH TITLE 12, ZONING REGULATIONS, CHAPTER 5, ZONING MAP;
REZONING LOT 9A, VAIL VILLAGE 2 FILING, FROM THE HEAVY SERVICE ZONE
ND
DISTRICT TO THE PUBLIC ACCOMMODATION ZONE DISTRICT.
WHEREAS, the Town Council finds the amendment is consistent with the adopted goals, I
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objectives and policies outlined in the Vail Comprehensive Plan and compatible with the �
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development objectives of the Town; and �
WHERAS, the Town Council finds the amendment is compatible with and suitable to �
adjacent uses and appropriate for the surrounding areas; and
WHEREAS, the Town Council finds the amendment promotes the health, safety, morals, i
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and general welfare of the Town and promotes the coordinated and harmonious development of `
the Town in a manner that conserves and enhances its natural environment and its established �
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character as a resort and residential community of the highest quality; and
, .
WHEREAS, the Town Council finds that the rezoning is necessary to facilitate the �
approval of Ordinance No. 9, Series of 2003, amending Special Development District No. 36, �
Four Seasons Resort; and �
WHEREAS, the Planning and Environmental Commission of the Town of Vail has �
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reviewed this zoning map amendment in accordance with the approved criteria and findings for a �
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rezoning as established by Section 12-3-7, Vail Town Code, and has forwarded a
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recommendation of approval at the April 28, 2003, Planning and Environmental Commission
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hearing; and
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NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF i
VAIL, COLORADO, THAT: ,
Ordinance No. 10,Series of 2003
• •
Section 1. Zoninq Map Amendment
The Official Zoning Map of the Town of Vail is hereby amended as follows:
That Lot 9A, Vail Village 2nd Filing shall be rezoned to Public Accommodation
zone district from Heavy Service zone district; as shown on Exhibit A (attached).
Section 2. Effective Date of the Ordinance
Ordinance No. 10, Series of 2003, shall take effect on January 1, 2004, and upon the
adoption of Ordinance No. 9, Series of 2003.
Section 3. If any part, section, subsection, sentence, clause or phrase of this
ordinance is for any reason held to be invalid, such decision shall not effect the validity of
the remaining portions of this ordinance; and the Town Council hereby declares it would
have passed this ordinance, and each part, section, subsection, sentence, clause or
phrase thereof, regardless of the fact that any one or more parts, sections, subsections,
sentences, clauses or phrases be declared invalid.
Section 4. The Town Council hereby finds, determines and declares that this
ordinance is necessary and proper for the health, safety and welfare of the Town of Vail
and the inhabitants thereof.
Section 5. The amendment of any provision of the Town Code as provided in this
ordinance shall not affect any right which has accrued, any duty imposed, any violation
that occurred prior to the effective date hereof, any prosecution commenced, nor any other
action or proceeding as commenced under or by virtue of the provision amended. The
amendment of any provision hereby shall not revive any provision or any ordinance
Ordinance No. 10,Series of 2003
previously repealed or superseded unless expressly stated herein.
Section 6. All bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent
herewith are repealed to the extent only of such inconsistency. This repealer shall not be
construed to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore
repealed.
INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED
PUBLISHED ONCE IN FULL ON FIRST READING this 6th day of May, 2003 and a public hearing
for second reading of this Ordinance set for the 7'h day of October, 2003, in the Council
Chambers of the Vail Municipal Building, Vail, Colorado.
Ludwig Kurz, Mayor
Attest:
Lorelei Donaldson, Town Clerk
READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED this 7tn
day of October, 2003.
Ludwig Kurz, Mayor
Ordinance No. 10,Series of 2003
i
Exhibit A oaT ne �v .,�_, �' �
Zoning Map vn��villACe o '�-.� �
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Four Seasons Resort ��- •�-�
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Ordinance No. 10,Series of 2003
MEMORANDUM
TO: Town Council
FROM: Department of Community Development
DATE: September 16, 2003
SUBJECT: A request for a major amendment to Special Development District No. 36, pursuant
to Section 12-9A-10, Vail Town Code, to allow for a mixed-use hotel; and a request
for a proposed rezoning of Lot 9A, Vail Village 2"d Filing from Heavy Service (HS)
district to Public Accommodation (PA) district, located at 28 S. Frontage Road and
13 Vail Road/Lots 9A& 9C, Vail Village 2"d Filing.
Applicant: Nicollet Island Development Company Inc.
Planner: Allison Ochs
I. SUMMARY OF CHANGES FROM FIRST READINGS
Ordinances No. 9 and No.10, Series of 2003, were approved on first reading by the Town
Council on May 6,2003. Second readings of the ordinances were tabled numerous times to
allow for the applicant and staff to resolve some of the conditions of first reading. The
following summarizes the changes that have been made to Ordinances No. 9 and No. 10,
Series of 2003, since first reading:
Ordinance No. 9. Series of 2003:
■ Condition 2 has been amended to reflect the completion of the Memorandum of
Understanding, dated September 16, 2003, outlining the responsibilities and
requirements of the required off-site improvements. The Memorandum of
Understanding has been attached to Ordinance No. 9, Series of 2003.
, ■ Condition 6 has been stricken, which required revisions to the architectural plans
of the building at the corner adjacent to the Alphorn. The applicant has made
these revisions.
■ Condition 7 has been stricken to reflect the approval of the variance to allow for the
relocation of four parking spaces for 9 Vail Road.
■ Condition 26 has been added to reflect the Council's condition of approval on first
reading, which states "that the developer shall commit no act or omission in any
way to cause the current operation of the Chateau to cease until such time as a
demolition permit is issued by the Department of Community Development."
■ Condition 27 has been added which states"that Ordinance No. 9, Series of 2003,
shall not take effect until January 1, 2004." This condition was requested by the
developer to ensure that the existing approvals for the site would not expire until
the developer has taken ownership of the property.
Ordinance No. 10, Series of 2003
1
• The condition of approval for when the rezoning was to take effect was modified
from, "such date that a demolition and/or building permit is issued forthe demolition of
the existing structure on the site of Lot 9A, Vail Village 2�d Filing,for preparation for the
construction of Special Development District No. 36, Four Seasons Resort," to
"That the rezoning of Lot 9A, Vail Village 2"d Filing shall take effect on January 1,
2004."
II. SUMMARY OF REQUESTS
The Four Seasons Resort is a mixed-use development proposal, located at 28 South
Frontage Road and 13 Vail Road/ Lots 9A and 9C, Vail Village 2"d Filing. The proposal is
for the redevelopment of the existing Chateau of Vail and the Vail Amoco sites. Uses within
the development include residential, hotel, commercial and recreation.
The key components of the Four Seasons Resort development proposal are provided below:
■ 47,592 sq. ft.—fractional fee club units (22 units)
■ 53,421 sq. ft.—condominiums (18 units)
■ 76,978 sq. ft.—accommodation units (118 keys)
■ 10,202 sq. ft.—employee housing units (34 units)
■ 7,695 sq. ft.—restauranUretail
■ 11,726 sq. ft.—conference/meeting rooms
■ 14,416 sq. ft.—spa/health club
Maior Amendment to Special Development District No. 36
The Four Seasons Resort is requesting a major amendment to Special Development District
No. 36. Pursuant to Section 12-9A-10,Amendment Procedures,Vail Town Code,a Special
Development District allows for deviations from the development standards as regulated by
the underlying zoning, provided it is determined that such deviations provide benefits to the
Town that outweigh the adverse effects of such deviations. It does not allow for deviations
from the permitted or conditional uses of the underlying zoning. The Four Seasons Resort
proposal contains the following deviations from the underlying Public Accommodation zone
district:
Hei ht—as recommended, the maximum height of the building is 89 feet, which is
41 ft. higher than the 48 ft. allowed under the Public Accommodation zone district
regulations. The primary roof ridge (which runs parallel to South Frontage Road) is
proposed to have a maximum height of 77.5 ft.
Site Coveraqe (below qrade) — as recommended, the site coverage below grade
exceeds the maximum allowable by the Public Accommodation zone district. The
Public Accommodation zone district allows 65% site coverage (77,199 sq. ft.) As
recommended,the applicant is proposing below grade site coverage of 71%(84,402
sq. ft.) and above-grade site coverage of 58% (69,346 sq. ft.).
Staff has attached the Four Seasons Resort Zoninq Analvsis, dated April 28, 2003, for
reference. The analysis compares the development standards outlined by the underlying
zoning of Public Accommodation to the Vail Plaza Hotel West proposal from 2001, to the
proposal for the Four Seasons Resort.
Rezoninq Request
2
Section 12-3-7, Amendment, Vail Town Code, regulates the process for zone district
boundary amendments. The proposal for the Four Seasons Resort includes a rezoning of
Lot 9A, Vail Village 2"d Filing from Heavy Service zone district to Public Accommodation
zone district and inclusion in Special Development District No. 36, as recommended by the
Planning and Environmental Commission. The zoning map amendment is included in
Exhibit A of Ordinance No. 10, Series of 2003.
III. BACKGROUND OF DEVELOPMENT REVIEW PROCESS
On April 28, 2003, the Planning and Environmental Commission voted 4-0-1 (Hartman
recused)to recommend approval of the major amendment to Special Development District
No. 36, Four Seasons Resort, and the rezoning request of Lot 9A, Vail Village 2"d Filing to
Public Accommodation zone district to Heavy Service zone district.
The Planning and Environmental Commission also voted 4-0-1 (Hartman recused) to
approve the conditional use permits to allow for a 22 unit fractional fee club and 34 Type III
Employee Housing Units. The conditional use permit approval is conditioned upon approval
of second reading of Ordinance No. 9, Series of 2003.
The Planning and Environmental Commission's recommendation of approval included the
conditions as outlined in Section 5 of Ordinance No. 9, Series of 2003. Each of the
conditions is time-sensitive and, in addition,to the conditions of approval,the Planning and
Environmental Commission recommended approval of the following off-site improvements,
as indicated on Sheet A-12.0.1 Off-site Improvements Plan,and as referenced in Section 4
of Ordinance No. 10, Series of 2003:
• Widening of the south side of the South Frontage Road and installation of a left turn
lane to the Four Seasons Resort and the Vail Police Station, with final design to be
approved by the Town of Vail and Colorado Department of Transportation.
• Installation of landscaped medians on South Frontage Road from the roundabout to
the western lot line of the Scorpio.
• Installation of a detached 6 ft. wide heated paver sidewalk adjacent to South
Frontage Road and the Four Seasons Resort frontage.
• Installation of an attached 6 ft. wide heated sidewalk and all related necessary
improvements(i.e. retaining wall, railing,curb and gutter)adjacent to South Frontage
Road, along the Scorpio frontage.
• Relocation of the fire hydrant adjacent to South Frontage Road.
• Relocation of Spraddle Creek piping and installation of new box culverts.
• Installation of heated paver sidewalk on Vail Road along Four Seasons Resort
frontage.
• Installation of heated paver sidewalk from the west side of Mayors Park to the west
property line of the Four Seasons Resort frontage on West Meadow Drive, in
accordance with the Town of Vail Streetscape Master Plan.
• Installation of decorative lighting adjacent to public walkways along Four Seasons
Resort frontage, with final design and location to be approved by the Town of Vail
staff and Design Review Board.
• Overlay of South Frontage Road from the western end of the Scorpio to the
roundabout.
• Road improvements to the north half of West Meadow Drive adjacent to the Four
Seasons Resort frontage, including curb, gutter, asphalt reconstruction, and
3
drainage improvements. Final design to be approved by the Town of Vail.
• Road improvements to Vail Road from the roundabout to the driveway of 9 Vail
Road, including curb, gutter, asphalt, and drainage improvements.
The Staff Memorandum to the Planning and Environmental Commission, dated April 28,
2003, is available at the Community Development Department upon request.
The Design Review Board has reviewed the Four Seasons Resort development proposal on
three previous occasions. The Design Review Board has stated their conceptual support of
the design of the Four Seasons Resort and will continue to review the architectural details of
the project as outlined in the conditions of Ordinance No. 9, Series of 2003.
IV. MAJOR AMENDMENT TO SPECIAL DEVELOPMENT DISTRICT NO. 36
Article 12-9A,Special Development District,Vail Town Code provides for the amendment of
existing Special Development Districts in the Town of Vail. According to Section 12-9A-1,
the purpose of a Special Development District is as follows:
To encourage flexibility and creativity in the development of land,in order to promote
its most appropriate use; to improve the design character and quality of the new
development within the Town;to facilitate the adequate and economical provision of
streets and utilities;to preserve the natural and scenic features of open space areas;
and to further the overall goals of the community as stated in the Vail
Comprehensive Plan. An approved 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.
An approved development plan is the principal document in guiding the development,uses,
and activities of the Special Development District. The development plan shall contain all
relevant material and information necessary to establish the parameters with which the
Special Development District shall adhere. The development plan may consist of,but not be
limited to:the approved site plan;floor plans, building sections, and elevations:vicinity plan;
parking plan;preliminary open space/landscape plan;densities;and permitted,conditional,
and accessory uses.
The determination of permitted, conditional and accessory uses shall be made by the
Planning and Environmental Commission and Town Council as part of the formal review of
the proposed development plan. Unless further restricted through the review of the
proposed Special Development District, permitted,conditional and accessory uses shall be
limited to those permitted,conditional and accessory uses in the property's underlying zone
district.
The Town Code provides nine design criteria which shall be used as the principal criteria in
evaluating the merits of the proposed Special Development District. It shall be the burden of
the applicant to demonstrate that submittal material and the proposed development plan
comply with each of the following standards, or demonstrate that one or more of them is not
applicable,or that a practical solution consistent with the public interest has been achieved.
Reductions of the plans have been attached for reference. On April 28,. 2003,the Planning
and Environmental Commission found the Four Seasons Resort development proposal to be
in compliance with the following criteria:
4
A. Design compatibility and sensitivity to the immediate environment,neighborhood and
adjacent properties relative to architectural design,scale,bulk,building height,buffer
zones, identity, character, visual integrity and orientation.
B. Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
C. Compliance with parking and loading requirements as outlined in Chapter 12-10 of
the Vail Town Code.
D. Conformity with the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plan.
E. Identification and mitigation of natural and/or geologic hazards that affect the
property on which the special development district is proposed.
F. Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features,
vegetation and overall aesthetic quality of the community.
G. A circulation system designed for both vehicles and pedestrians addressing on and
off-site traffic circulation.
H. Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and functions.
I. Phasing plan or subdivision plan that will maintain a workable, functional and
efficient relationship throughout the development of the special development district.
V. REZONING REQUEST
Section 12-3-7, Amendment, Vail Town Code, provides the process for a zone district
boundary amendment. The proposed project includes a request for a rezoning of 28 South
Frontage Road / Lot 9A, Vail Village 2"d Filing. The lot is currently zoned Heavy Service
zone district, the purpose of which is provided in Section 12-7G-1, Purpose, Vail Town
Code, and is as follows:
The Heavy Service District is intended to provide sites for automotive-oriented uses
and for commercial service uses which are not appropriate in other commercial
districts. Because of the nature of the uses permitted and their operating
characteristics, appearance and potential forgenerating automotive and truck traffic,
all uses in the Heavy Service District are subject to the conditional use permit
procedure. In granting a conditional use permit, the Planning and Environmental
Commission or the Town Council may prescribe more restrictive development
standards than the standards prescribed for the District in order to protect adjoining
uses from adverse influences.
As noted in the purpose statement, the Heavy Service zone district is intended for
automotive-oriented uses, including gas and service stations. The applicant is requesting a
rezoning from Heavy Service to Public Accommodation. The purpose of the Public
5
Accommodation zone district, as provided in Section 12-7A-1, Purpose, Vail Town Code, is
as follows:
The public accommodation district is intended to provide sites for lodges and
residential accommodations for visitors, together with such public and semipublic
facilities and limited professional offices, medical facilities, private recreation,
commercial/retail and related visitor oriented uses as may appropriately be located
within the same district and compatible with adjacent land uses. The public
accommodation district is intended to ensure adequate light, air, open space, and
other amenities commensurate with lodge uses, and to maintain the desirable resort
qualities of the district by establishing appropriate site development standards.
Additional nonresidential uses are permitted as conditional uses which enhance the
nature of Vail as a vacation community, and where permitted uses are intended to
function compatibly with the high density lodging character of the district.
The applicant is proposing to include Lot 9A as part of the development site of the Four
Seasons Resort. In addition to the rezoning, Lot 9A will be included in the Special
Development District designation.
Section 12-3-7,Amendment,Vail Town Code, provides the review criteria for a zone district
boundary amendment. It provides the following criteria for review of a zone district boundary
amendment:
A. Factors, Enumerated: Before acting on an application for a zone district boundary
amendment, the Planning and Environmental Commission and Town Council shall
consider the following factors with respect to the requested zone district boundary
amendment:
1. The extent to which the zone district amendment is consistent with all the
applicable elements of the adopted goals,objectives and policies outlined in the
Vail Comprehensive Plan and is compatible with the development objectives of
the Town; and
2. The extent to which the zone district amendment is suitable with the existing and
potential land uses on the site and existing and potential surrounding land uses
as set out in the Town's adopted planning documents; and
3. The extent to which the zone district amendment presents a harmonious,
convenient, workable relationship among land uses consistent with municipal
development objectives; and
4. The extent to which the zone district amendment provides for the growth of an
orderly viable community and does not constitute spot zoning as the amendment
serves the best interests of the community as a whole; and
5. The extent to which the zone district amendment results in adverse or beneficial
impacts on the natural environment, including but not limited to water quality, air
quality, noise,vegetation, riparian corridors, hillsides and other desirable natural
features; and
6. The extent to which the zone district amendment is consistent with the purpose
6
statement of the proposed zone district.
7. The extent to which the zone district amendment demonstrates how conditions
have changed since the zoning designation of the subject property was adopted
and is no longer appropriate.
8. Such other factors and criteria as the Commission and/or Council deem
applicable to the proposed rezoning.
B. Necessary Findings: Before recommending and/or granting an approval of an
application for a zone district boundary amendment the Planning & Environmental
Commission and the Town Council shall make the following findings with respect to
the requested amendment:
1. That the amendment is consistent with the adopted goals, objectives and
policies outlined in the Vail Comprehensive Plan and compatible with the
development objectives of the Town; and
2. That the amendment is compatible with and suitable to adjacent uses and
appropriate for the surrounding areas; and
3. That the amendment promotes the health, safety, morals, and general
welfare of the Town and promotes the coordinated and harmonious
development of the Town in a manner that conserves and enhances its
naturat environment and its established character as a resort and residential
community of the highest quality.
VI. STAFF RECOMMENDATION
The Community Development Department recommends that the Town Council approve
Ordinance No.9, Series of 2003, and Ordinance No. 10, Series of 2003,on second reading,
for the proposed major amendment to Special Development District No. 36, to allow for a
mixed-use hotel, located at 28 South Frontage Road and 13 Vail Road / Lots 9A and 9C,
Vail Village 2"d Filing; and a rezoning from Heavy Service zone district to Public
Accommodation zone district located at 13 Vail Road/ Lot 9A, Vail Village 2"d Filing.
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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 Municipal Code of the �
Town of Vail on January 13, 2003, at 2:00 P.M. in the Town of Vail Municipal Building. In
consideration of:
A request for a recommendation to the Vail Town Council of a proposed text amendment to
Section 12-10-9: Loading Standards, Vail Town Code, to amend tfie size requirement for
loading berths & setting forth detaiis in regard thereto.
Applicant: Tovu� of Vail
Planner: Allison Ochs
A request for a conditional use permit, pursuant to Section 12-6C-3, Vail Town Code, to allow
for a Type II Employee Housing Unit and a request for a variance from Section 12-6C-6
(Setbacks), Vail Town Code, to allow for additions in the side setbacks, located at 1193 Cabin
Circle/Lot 4, Block 2, Vaii Valfey t3t� r=iiing.
Applicant: David & Renie Gorsuch, represented by Resort Design Associates, Inc.
Pfanner: Bill Gibson
A request for a conditional use permit, pursuant to Section 12-9C-3B, Vail Town Code, to allow
for a tourisUguest service related facility accessory to a parking structure, and a request for a
variance from Title 11, Vail Town Code, to allow for proposed signage and setting forth details
in regard thereto, located at 181 W. Meadow Drive/Lots E&F, Vail Village 2nd filing.
Applicant: Stan Anderson
Planner: Bill Gibson
A request for a recommendation to the Vail Town Council for a major amendment to Special
Development District No. 36, pursuant to Section 12-9A-10, Vail Town Code, to allow for a
mixed-use hotel; a request for a �nal review of a conditional use permit, 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 for a proposed rezoning of Lot
9A, Vail Village 2"d Filing from Heavy Service (HS} District to Public Accommodation (PA)
District, located at 28 S. Frontage Rd. and 13 Vail Road/Lots 9A& 9C, Vail Village 2"d Filing.
Applicant: Nicollet Island Development Company Inc.
Planner: Ge��ge R�:±h��f!�!!:�er Qchs
A request for a variance from Section 12-7A-9, (Site Coverage) and a request for a proposed
minor exterior alteration, pursuant to Section 12-7A-12, Vail Town Code, to allow for a
residential addition, located at 292 East Meadow Drive/A part of Tract B, Vail Village First Filing.
Applicant: Mountain Haus Homeowner's Association, represented by K.H. Webb Architects
Planner: Bill Gibson
A request for a final review of a proposed major exterior alteration, pursuant to Section 12-7A-
12, Vail Town Code, to allow for a hotel redevelopment and addition; a request for a final review
of a conditional use permit, pursuant to Section 12-7A-3, Vail Town Code, to allow for a
fractional fee club; a recommendation to the Vail Town Council of a text amendment Section
r —
�i'_ � f
��/ � '�ti
� � TOWN OF VAIL �
1
�,�
12-7A-3�onditional Uses), Vail Town Code, to allow for retail uses in a lodge in excess of 10% ,
of the�tal gross residential floor area of the structure as a conditional use; a request for a final
revieaw of a variance from Section 12-7A-10 (Landscaping & Site Development), Vaii Town �
Cc�1e, to allow for a deviation from the total landscape area requirement, located at 20 Vail
Road, 62 E. Meadow Drive, and 82 E. Meadow Drive/Lots K & L, Block 5E, Vail Vilfage 1St
a�Filing.
Applicant: Sonnenalp Properties, Inc., represented by Braun Associates, Inc.
Planner: George Ruther/Warren Campbell
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. The public is invited to attend project orientation
and the site visits that precede the public hearing in the Town of Vail Comm�fiity Development
Department. 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.
Corr���iunity Geveiop�ent Department
Published December 27, 2002 in the Vai! Daily.
2
� F�. THIS ITEM MAY AFFECT YOUR PROPERTY .�
PUBLIC NOTICE �
NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town dF►
Vail will hold a public hearing in accordance with Section 12-3-6 of the Municipai Code of the D�
Town of Vail on January 13, 2003, at 2:00 P.M. in the Town of Vail Municipal Building. In `
consideration of:
A request for a recommendation to the Vail Town Council of a proposed text amendment to
Section 12-10-9: Loading Standards, Vail Town Code, to amend the size requirement for
loading berths & setting forth details in regard thereto.
Applicant: Town of Vail
Planner: Allison Ochs
A request for a conditional use permit, pursuant to Section 12-6C-3, Vail Town Code, to allow
for a Type II Employee Housing Unit and a request for a variance from Section 12-6C-6
(Setbacks), Vail Town Code, to allow for additions in the side setbacks, located at 1193 Cabin
Circle/Lot 4; Block 2; Vail Valley 8th Filing.
Applicant: David & Renie Gorsuch, represented by Resort Design Associates, Inc.
Planner: Bill Gibson
A request for a conditional use permit, pursuant to Section 12-9C-36, Vail Town Code, to allow
for a tourist/guest service related facility accessory to a parking structure, and a request for a
variance from Title 11, Vail Town Code, to allow for proposed signage and setting forth details
in regard thereto, located at 181 W. Meadow Drive/Lots E&F, Vail Village 2"d filing.
Applicant: Stan Anderson
Planner: Bill Gibson
A request for a recommendation to the Vail Town Council for a major amendment to Special
Development District No. 36, pursuant to Section 12-9A-10, Vail Town Code, to allow for a
mixed-use hotel; a request for a finat review of a conditional use permit, 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 for a proposed rezoning of Lot
9A, Vail Village 2"d Filing from Heavy Service (HS) District to Public Accommodation (PA)
District, located at 28 S. Frontage Rd. and 13 Vail Road/Lots 9A& 9C, Vail Village 2"d Filing.
Applicant: Nicollet Island Development Company Inc.
Planner: George Ruther/Allison Ochs
A request for a variance from Section 12-7A-9, (Site Coverage) and a request for a proposed
minor exterior alteration, pursuant to Section 12-7A-12, Vail Town Code, to allow for a
residential addition, located at 292 East Meadow Drive/A part of Tract B, Vail Village First Filing.
Applicant: Mountain Haus Homeowner's Association, represented by K.H. Webb Architects
Planner: Bill Gibson
A request for a final review of a proposed major exterior alteration, pursuant to Section 12-7A-
12, Vail Town Code, to allow for a hotel redevelopment and addition; a request for a final review
of a conditional use permit, pursuant to Section 12-7A-3, Vail Town Code, to allow for a
fractional fee club; a recommendation to the Vail Town Council of a text amendment Section
„
TOWN OF VAIL �i
1
12-7A-3 (Conditionai Uses), Vail Town Code, to allow for retail uses in a lodge in excess of 10% •�
o�the total gross residentiaf floor area of the structure as a conditional use; a request for a finaf •
r�view of a variance from Section 12-7A-10 (Landscaping & Site Development), Vail Town
`Code, to allow for a deviation from the total landscape area requirement, located at 20 Vail
Road, 62 E. Meadow Drive, and 82 E. Meadow Drive/Lots K & L, Block 5E, Vail Village 1 St
Filing.
Applicant: Sonnenalp Properties, Inc., represented by Braun Associates, Inc.
Planner: George Ruther/Warren Campbell
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 Vaii Community
Development Department, 75 South Frontage Road. The public is invited to attend project orientation
and the site visits that precede the public hearing in the Town of Vail Cornmunity Development
Department. 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 27, 2002 in the Vai! Daily.
2
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MEMORANDUM
TO: Town Councii
FROM: Department of Community Development
DATE: May 6, 2003
SUBJECT: A request for a major amendment to Special Development District No. 36, pursuant
to Section 12-9A-10, Vail Town Code, to allow for a mixed-use hotel; and a request
for a proposed rezoning of Lot 9A, Vail Village 2"d Filing from Heavy Service (HS)
district to Public Accommodation (PA) district, located at 28 S. Frontage Road and
13 Vail Road/Lots 9A& 9C, Vail Village 2"d Filing.
Applicant: Nicollet Island Development Company Inc.
Planner: Allison Ochs
I. SUMMARY OF REQUESTS
The Four Seasons Resort is a mixed-use development proposal, located at 28 South
Frontage Road and 13 Vail Road/ Lots 9A and 9C, Vail Village 2�d Filing. The proposal is
for the redevelopment of the existing Chateau of Vail and the Vail Amoco sites. Uses within
the development include residential, hotel, commercial and recreation.
The key components of the Four Seasons Resort development proposal are provided below:
■ 47,592 sq. ft.—fractional fee club units (22 units)
■ 53,421 sq. ft.—condominiums (18 units)
■ 76,978 sq. ft.—accommodation units (118 keys)
• 10,202 sq. ft.—employee housing units (34 units)
■ 7,695 sq. ft.—restauranUretail
■ 11,726 sq. ft.—conference/meeting rooms
■ 14,416 sq. ft.—spa/health club
Major Amendment to Special Development District No. 36
The Four Seasons Resort is requesting a major amendment to Special Development District
No. 36. Pursuant to Section 12-9A-10,Amendment Procedures, Vail Town Code,a Special
Development District allows for deviations from the development standards as regulated by
the underlying zoning, provided it is determined that such deviations provide benefits to the
Town that outweigh the adverse effects of such deviations. It does not allow for deviations
from the permitted or conditional uses of the underlying zoning. The Four Seasons Resort
proposal contains the following deviations from the underlying Public Accommodation zone
district:
Heiqht—as recommended, the maximum height of the building is 89 feet, which is
41 ft. higher than the 48 ft. allowed under the Public Accommodation zone district
regulations. The primary roof ridge (which runs parallel to South Frontage Road) is
proposed to have a maximum height of 77.5 ft.
Site Coveraqe (below grade) — as recommended, the site coverage below grade
exceeds the maximum allowable by the Public Accommodation zone district. The
1
Public Accommodation zone district allows 65% site coverage (77,199 sq. ft.) As
recommended,the applicant is proposing below grade site coverage of 71%(84,402
sq. ft.) and above-grade site coverage of 58% (69,346 sq. ft.).
Staff has attached the Four Seasons Resort Zoninq Analvsis, dated April 28, 2003, for
reference. The analysis compares the development standards outlined by the underlying
zoning of Public Accommodation to the Vail Plaza Hotel West proposal from 2001, to the
proposal for the Four Seasons Resort.
Rezoninq Request
Section 12-3-7, Amendment, Vail Town Code, regulates the process for zone district
boundary amendments. The proposal for the Four Seasons Resort includes a rezoning of
Lot 9A, Vail Village 2�d Filing from Heavy Service zone district to Public Accommodation
zone district and inclusion in Special Development District No. 36, as recommended by the
Planning and Environmental Commission. The zoning map amendment is included in
Exhibit A of Ordinance No. 10, Series of 2003.
II. BACKGROUND OF DEVELOPMENT REVIEW PROCESS
On April 28, 2003, the Planning and Environmental Commission voted 4-0-1 (Hartman
recused)to recommend approval of the major amendment to Special Development District
No. 36, Four Seasons Resort, and the rezoning request of Lot 9A, Vail Village 2"d Filing to
Public Accommodation zone district to Heavy Service zone district.
The Planning and Environmental Commission also voted 4-0-1 (Hartman recused) to
approve the conditional use permits to allow for a 22 unit fractional fee club and 34 Type III
Employee Housing Units. The conditional use permit approval is conditioned upon approval
of second reading of Ordinance No. 9, Series of 2003.
The Planning and Environmental Commission's recommendation of approval included the
conditions as outlined in Section 5 of Ordinance No. 9, Series of 2003. Each of the
conditions is time-sensitive and, in addition,to the conditions of approval,the Planning and
Environmental Commission recommended approval of the following off-site improvements,
as indicated on Sheet A-12.0.1 Off-site Improvements Plan, and as referenced in Section 4
of Ordinance No. 10, Series of 2003:
• Widening of the south side of the South Frontage Road and installation of a left turn
lane to the Four Seasons Resort and the Vail Police Station, with final design to be
approved by the Town of Vail and Colorado Department of Transportation.
• Installation of landscaped medians on South Frontage Road from the roundaboutto
the western lot line of the Scorpio.
• Installation of a detached 6 ft. wide heated paver sidewalk adjacent to South
Frontage Road and the Four Seasons Resort frontage.
• Installation of an attached 6 ft. wide heated sidewalk and all related necessary
improvements (i.e. retaining wall, railing,curb and gutter)adjacent to South Frontage
Road, along the Scorpio frontage.
• Relocation of the fire hydrant adjacent to South Frontage Road.
• Relocation of Spraddle Creek piping and installation of new box culveris.
• Installation of heated paver sidewalk on Vail Road along Four Seasons Resort
frontage.
• Installation of heated paver sidewalk from the west side of Mayors Park to the west
2
property line of the Four Seasons Resort frontage on West Meadow Drive, in
accordance with the Town of Vail Streetscape Master Plan.
• Installation of decorative lighting adjacent to public walkways along Four Seasons
Resort frontage, with final design and location to be approved by the Town of Vail
staff and Design Review Board.
• Overlay of South Frontage Road from the western end of the Scorpio to the
roundabout.
• Road improvements to the north half of West Meadow Drive adjacent to the Four
Seasons Resort frontage, including curb, gutter, asphalt reconstruction, and
drainage improvements. Final design to be approved by the Town of Vail.
• Road improvements to Vail Road from the roundabout to the driveway of 9 Vail
Road, including curb, gutter, asphalt, and drainage improvements.
The Staff Memorandum to the Planning and Environmental Commission, dated April 28,
2003, is available at the Community Development Department upon request.
The Design Review Board has reviewed the Four Seasons Resort development proposal on
three previous occasions. The Design Review Board has stated their conceptual support of
the design of the Four Seasons Resort and will continue to review the architectural details of
the project as outlined in the conditions of Ordinance No. 9, Series of 2003.
III. MAJOR AMENDMENT TO SPECIAL DEVELOPMENT DISTRICT NO. 36
Article 12-9A, Special Development District, Vail Town Code provides for the amendment of
existing Special Development Districts in the Town of Vail. According to Section 12-9A-1,
the purpose of a Special Development District is as follows:
To encourage flexibility and creativity in the development of land, in order to promote
its most appropriate use; to improve the design character and quality of the new
development within the Town;to facilitate the adequate and economical provision of
streets and utilities;to preserve the natural and scenic features of open space areas;
and to further the overall goals of the community as stated in the Vail
Comprehensive Plan. An approved 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.
An approved development plan is the principal document in guiding the development, uses,
and activities of the Special Development District. The development plan shall contain all
relevant material and information necessary to establish the parameters with which the
Special Development District shall adhere. The development plan may consist of,but not be
limited to:the approved site plan;floor plans, building sections, and elevations:vicinity plan;
parking plan;preliminary open space/landscape plan;densities; and permitted, conditional,
and accessory uses.
The determination of permitted, conditional and accessory uses shall be made by the
Planning and Environmental Commission and Town Council as part of the formal review of
the proposed development plan. Unless further restricted through the review of the
proposed Special Development District, permitted, conditional and accessory uses shall be
limited to those permitted, conditional and accessory uses in the property's underlying zone
district.
3
The Town Code provides nine design criteria which shall be used as the principal criteria in
evaluating the merits of the proposed Special Development District. It shall be the burden of
the applicant to demonstrate that submittal material and the proposed development plan
comply with each of the following standards, or demonstrate that one or more of them is not
applicable,or that a practical solution consistent with the public interest has been achieved.
Reductions of the plans have been attached for reference. On April 28,. 2003,the Planning
and Environmental Commission found the Four Seasons Resort development proposal to be
in compliance with the following criteria:
A. Design compatibility and sensitivityto the immediate environment,neighborhood and
adjacent properties relative to architectural design,scale,bulk,building height,buffer
zones, identity, character, visual integrity and orientation.
B. Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
C. Compliance with parking and loading requirements as outlined in Chapter 12-10 of
the Vail Town Code.
D. Conformity with the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plan.
E. Identification and mitigation of natural and/or geologic hazards that affect the
property on which the special development district is proposed.
F. Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features,
vegetation and overall aesthetic quality of the community.
G. A circulation system designed for both vehicles and pedestrians addressing on and
off-site traffic circulation.
H. Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and functions.
I. Phasing plan or subdivision plan that will maintain a workable, functional and
efficient relationship throughout the development of the special development district.
IV. REZONING REQUEST
Section 12-3-7, Amendment, Vail Town Code, provides the process for a zone district
boundary amendment. The proposed project includes a request for a rezoning of 28 South
Frontage Road / Lot 9A, Vail Village 2�d Filing. The lot is currently zoned Heavy Service
zone district, the purpose of which is provided in Section 12-7G-1, Purpose, Vail Town
Code, and is as follows:
The Heavy Service District is intended to provide sites for automotive-oriented uses
and for commercial service uses which are not appropriate in other commercial
districts. Because of the nature of the uses permitted and their operating
characteristics, appearance and potential forgenerating automotive and truck traffic,
4
all uses in the Heavy Service District are subject to the conditional use permit
procedure. In granting a conditional use permit, the Planning and Environmental
Commission or the Town Council may prescribe more restrictive development
standards than the standards prescribed for the District in order to protect adjoining
uses from adverse influences.
As noted in the purpose statement, the Heavy Service zone district is intended for
automotive-oriented uses, including gas and service stations. The applicant is requesting a
rezoning from Heavy Service to Public Accommodation. The purpose of the Public
Accommodation zone district, as provided in Section 12-7A-1, Purpose, Vail Town Code, is
as follows:
The public accommodation district is intended to provide sites for lodges and
residential accommodations for visitors, together with such public and semipublic
facilities and limited professional offices, medical facilities, private recreation,
commercial/retail and related visitor oriented uses as may appropriately be located
within the same district and compatible with adjacent land uses. The public
accommodation district is intended to ensure adequate light, air, open space, and
other amenities commensurate with lodge uses, and to maintain the desirable resort
qualities of the district by establishing appropriate site development standards.
Additional nonresidential uses are permitted as conditional uses which enhance the
nature of Vail as a vacation community, and where permitted uses are intended to
function compatibly with the high density lodging character of the district.
The applicant is proposing to include Lot 9A as part of the development site of the Four
Seasons Resort. In addition to the rezoning, Lot 9A will be included in the Special
Development District designation.
Section 12-3-7, Amendment, Vail Town Code, provides the review criteria for a zone district
boundary amendment. It provides the following criteria for review of a zone district boundary
amendment:
A. Factors, Enumerated: Before acting on an application for a zone district boundary
amendment, the Planning and Environmental Commission and Town Council shall
consider the following factors with respect to ihe requested zone district boundary
amendment:
1. The extent to which the zone district amendment is consistent with all the
applicable elements of the adopted goals, objectives and policies outlined in the
Vail Comprehensive Plan and is compatible with the development objectives of
the Town; and
2. The extent to which the zone district amendment is suitable with the existing and
potential land uses on the site and existing and potential surrounding land uses
as set out in the Town's adopted planning documents; and
3. The extent to which the zone district amendment presents a harmonious,
convenient, workable relationship among land uses consistent with municipal
development objectives; and
4. The extent to which the zone district amendment provides for the growth of an
5
orderly viable community and does not constitute spot zoning as the amendment
serves the best interests of the community as a whole; and
5. The extent to which the zone district amendment results in adverse or beneficial
impacts on the natural environment, including but not limited to water quality, air
quality, noise,vegetation, riparian corridors, hillsides and other desirable natural
features; and
6. The extent to which the zone district amendment is consistent with the purpose
statement of the proposed zone district.
7. The extent to which the zone district amendment demonstrates how conditions
have changed since the zoning designation of the subject property was adopted
and is no longer appropriate.
8. Such other factors and criteria as the Commission and/or Council deem
applicable to the proposed rezoning.
B. Necessary Findings: Before recommending and/or granting an approval of an
application for a zone district boundary amendment the Planning & Environmental
Commission and the Town Council shall make the following findings with respect to
the requested amendment:
1. That the amendment is consistent with the adopted goals, objectives and
policies outlined in the Vail Comprehensive Plan and compatible with the
development objectives of the Town; and
2. That the amendment is compatible with and suitable to adjacent uses and
appropriate for the surrounding areas; and
3. That the amendment promotes the health, safety, morals, and general
welfare of the Town and promotes the coordinated and harmonious
development of the Town in a manner that conserves and enhances its
natural environment and its established character as a resort and residential
community of the highest quality.
IV. STAFF RECOMMENDATION
The Community Development Department recommends that the Town Council approve
Ordinance No. 9, Series of 2003, and Ordinance No. 10, Series of 2003, on first reading,to
for the proposed major amendment to Special Development District No. 36, to allow for a
mixed-use hotel, located at 28 South Frontage Road and 13 Vail Road / Lots 9A and 9C,
Vail Village 2�d Filing; and a rezoning from Heavy Service zone district to Public
Accommodation zone district located at 13 Vail Road/ Lot 9A, Vail Village 2�d Filing;
6
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ORDINANCE NO. 10
Series of 2003
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP FOR THE TOWN OF VAIL IN
ACCORDANCE WITH TITLE 12, ZONING REGULATIONS, CHAPTER 5, ZONING MAP;
REZONING LOT 9A, VAIL VILLAGE 2ND FILING, FROM THE HEAVY SERVICE ZONE
DISTRCIT TO THE PUBLIC ACCOMMODATION ZONE DISTRICT.
WHEREAS, the Town Council finds the amendment is consistent with the adopted goals,
objectives and policies outlined in the Vail Comprehensive Plan and compatible with the
development objectives of the Town; and
WHERAS, the Town Council finds the amendment is compatible with and suitable to
adjacent uses and appropriate for the surrounding areas; and
WHEREAS, the Town Council finds the amendment promotes the health, safety, morals,
and general welfare of the Town and promotes the coordinated and harmonious development of the
Town in a manner that conserves and enhances its natural environment and its established
character as a resort and residential community of the highest quality; and
WHEREAS, the Town Council finds that the rezoning is necessary to facilitate the approval
of Ordinance No. 9, Series of 2003, amending Special Development District No. 36, Four Seasons
Resort; and
WHEREAS,the Planning and Environmental Commission of the Town of Vail has reviewed
this zoning map amendment in accordance with the approved criteria and findings for a rezoning as
established by Section 12-3-7, Vail Town Code, and has forwarded a recommendation of approval
at the April 28, 2003, Planning and Environmental Commission hearing; and
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
VAIL, COLORADO, THAT:
Ordinance No. 10, Series of 2003 1
Section 1. Amendment:
The Official Zoning Map of the Town of Vail is hereby amended as follows:
That Lot 9A, Vail Village 2�d Filing shall be rezoned to Public Accommodation zone district
from Heavy Service zone district; as shown in attached map, Exhibit A.
Section 2. Conditions:
That the rezoning of Lot 9A, Vail Village 2"d Filing shall take effect on such date that a
demolition and/or building permit is issued for the demolition of the existing structure on the site of
Lot 9A, Vail Village 2"d Filing, for preparation for the construction of Special Development District
No. 36, Four Seasons Resort.
Section 3. If any part, section, subsection,sentence, clause or phrase of this ordinance
is for any reason held to be invalid, such decision shall not effect the validity of the remaining
portions of this ordinance; and the Town Council hereby declares it would have passed this
ordinance, and each part,section, subsection, sentence,clause or phrase thereof,regardless of the
fact that any one or more parts, sections, subsections, sentences, clauses or phrases be declared
invalid.
Section 4. The Town Council hereby finds,determines and declares that this ordinance
is necessary and proper for the health, safety and welfare of the Town of Vail and the inhabitants
thereof.
Section 5. The amendment of any provision of the Town Code as provided in this
ordinance shall not affect any right which has accrued,any duty imposed,any violation that occurred
prior to the effective date hereof, any prosecution commenced, nor any other action or proceeding
as commenced under or by virtue of the provision amended. The amendment of any provision
Ordinance No. 10, Series of 2003 2
hereby shall not revive any provision or any ordinance previously repealed or superseded unless
expressly stated herein.
Section 6. All bylaws,orders, resolutions and ordinances, or parts thereof, inconsistent
herewith are repealed to the extent only of such inconsistency. This repealer shall not be construed
to revise any bylaw, order, resolution or ordinance, or part thereof, theretofore repealed.
INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED
PUBLISHED ONCE IN FULL ON FIRST READING this 6�h day of May, 2003 and a public hearing
for second reading of this Ordinance set for the 17th day of June, 2003, in the Council Chambers of
the Vail Municipal Building, Vail, Colorado.
Ludwig Kurz, Mayor
Attest:
Lorelei Donaldson, Town Clerk
Ordinance No. 10, Series of 2003 3
Exhibit A IXiT,7s
Zoning Map
VAIL VILLAGE c� n���. ��
Four Seasons Resort o °:�.,.�...,
Ordinance No. 10,Series of 2003; May 6,2003 � ,kK�
en� � .�.,d<.,..
0
��_ � INTERb'TATE 70 �.. i .��. �.
Mt1NlC#E�i0.�:4��Ft�E#�'. .
E1/E{t�REEN O _.-:,.•,
�fl S F�o�A�E� �5 �� ��a...w.
" ,,. ,i
���� � �� ��` � �� -�. �r `
� wESxSTnR. Proposed Rezoningto
'��1�Kk,VAtI�;�
�si' <���4�a�����:��� a�NK "Public Accommodation"
SCORPIO
iE
PN �fi�;���,: �"`�
HOi1SE ' ALPHORM r3 �
„, ,
���
. D.� �..as^`�.
a � k
g ��WEST MEADOW DR �€ ��;'.{ `
. .. . ��{`�fi.,, k, i �;
zsz f,,�.� ,; r ;
�
� 2 ;
232 & ' � � 4 142 i22 1 � i
212: 9 92 .: 182 : � > I
_._
�, I '
VAIL� `
� FIRE ;< ��' EASTMEADGWDR
/ [�EP7
f
f ' i � ; �VILLA
B ` ' ' CORTINA���
39 3$? 3� 36
��,,�4pg 223 ; y93:, ttr,y3 (�.
E�;�
tas h';
N i
<....,_.,.�..as..,d..�.....,�.......... w�E CHf�FEI RIVER
.....,....a. w.
HOUSE
� s 29 �
<, g� 1 �",., � �;EDEL
Ordinance No. 10, Series of 2003 4
- ���
��
HB DEVELOPMENT CO.
March 20, 2003
Ms. Allison Ochs
Town of Vail
Planning Department
75 South Frontage Road
Vail, Colorado 81657
Re: Four Seasons Resort—Vail
Dear Allison:
This letter shall address the written statement requirements set forth on the Conditional Use
Permit Submittal Requirements form for the requested conditional use permit in connection with
the above referenced project and shall specifically address the criteria set forth in the Town of
Vail Code for Type III Employee Housing Units and For a Fractional Fee Club.
A. Describe the precise nature of the proposed use and measures proposed to make the
use compatible with other properties in the vici�zity.
We are proposing to construct a Four Seasons Resort, which shall include in a single building, a
Fractional Fee Club, Condominiums, Type III Employee Housing Units and other functions
common to hotel projects such as, restaurant, retail, spa, and meeting rooms. The site we are
developing compromises the Chateau at Vail site and the Alpine Standard site. The Chateau at
Vail site is zoned PA (Public Accommodation) and the Alpine Standard site is zoned HS (Heavy
Service). We are staying with in and compiling with all GRFA requirements for this site, which
keeps the project within the standards set up for density in this area. Our building height is scaled
down from a high point along the Frontage Road to just 48 feet high along West Meadow Drive.
We have also taken special notice of the surrounding buildings and have made sure from a size
and mass standpoint that our proposed building transitions well with the adjacent buildings and
that the height of our building directly adjacent to the surrounding buildings are at or below the
elevations as were approved by the Town of Vail in the Vail Plaza Hotel West project.
B. Tlze relationship and impact of the use on development objectives of the Town.
The Town of Vail is encouraging development of more "hot beds" in Vail. Our Fractional Fee
Club project will have an occupancy rate equal to or higher than the average occupancy of
current hotels in Vail. Owners of fractional fee units typically use their units for their allotted
weeks or allow family and friends to use the units since the owner has already paid for the use of
the unit and owners generally will not "waste" this prepaid lodging. Our Type III Employee
Housing Units are being developed for hotel employees based on the size of our project. These
units are also desired by the Town to allow Village employees to live in Vail and not be forced
out of town by the cost of housing.
One Tabor Center 821 Marquette Avenue
1200 17th Street,Suite 570 Suite 600—Foshay
Denver,CO 80202 Minneapolis,MN 55402
303 825 7800 / Fax 303 825 7801 612 332 1500 / Fax 612 332 2428
Ms. Allison Ochs -
Town of Vail
Re: Four Seasons Resort—Vail
March 20, 2003
Page 2 of 4
C. The effect of the use on light and air, distribution of population, transportation
facilities, utilities, schools,parks and recreation facilities, and other public facilities �
and public facilities needs.
The impact of this project should be a very positive for the Town of Vail. We have completed
and provided the Town staff with a traffic study to deternune the impacts of traffic on the
adjacent streets and we are proposing improvements for the Frontage Road to improve traffic
safety. By designing the project with the tallest portion adjacent to the Frontage Road we have
minimized the effect the project will have on the light and air for the neighboring properties. We
are adding sidewalks along the Frontage Road to the bus stop and along our west property line
from the Frontage Road to West Meadow Drive to enhance pedestrian traffic in the area. We are
also creating a primary walkway from West Meadow Drive into the center of our project to
enhance pedestrian traffic from Vail Village to the hotel. Finally, we have designed this project
to enhance this overall area of Vail and so that it should have a positive impact on the Town
facilities and the neighboring properties.
D. The effect upon traffic, witlz particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access, maneuverability,
and removal of snow from tlze streets and parking area.
The impact of traffic from this project can be seen in the traffic study that was completed for this
submittal. The study recommended improvements be made to the Frontage Road to improve
turning movements in and out of this site. We have incorporated these recommendations into our
plans. They include new left turn lanes as well as widening the Frontage Road. We are also
eliminating all of the curb cuts that currently exist on Vail Road from this site as well as the curb
cut currently existing into the gas station from the Frontage Road. Our access points on the
Frontage Road are being moved west to align with the police station entry to improve traffic flow
and safety in this area.
E. Tlze effect upon t)ze clzaracter of the area in which the proposed use is to be located,
including the scale and bulk of tlze proposed use in relation to surrounding uses.
We have designed this project to minimize the feel and look of the height. This can be seen in the
north elevation. We have designed a roofing system that includes a number of gables and pitches
that allows the scale of the building to be brought down to complement the surrounding
buildings and to somewhat standardize the transition from the surrounding buildings to this
project. We have also broken the building up into smaller areas by breaking up the north wall
into a number of recessed plains. This is enhanced by using different exterior materials on these
different plains. The project also changes dramatically in height as you move south toward West
Meadow Drive. At West Meadow Drive the height of the building is similar to the buildings on
either side with a maximum height of 48 feet. We have broken up the West Meadow Drive
. Ms. Allison Ochs
Town of Vail
Re: Four Seasons Resort—Vail
March 20, 2003
Page 3 of 4
farade of the building with a large open space centered on the swimming pool. The project wraps
the pool area with two arms opening up to West Meadow Drive and inviting pedestrians to come
in. This project should be a wonderful addition to the Vail Village and a new stop for many
visitors to Vail.
F. Compliance with Criteria for Type 777 Employee Housing Units.
The Type III Employee Housing Units to be constructed in this project comply with all of the
applicable requirements contained in the Town of Vail Code. Specifically, the Type III
Employee Housing Units will be operated and maintained by the hotel operator and shall be
leased to the hotel's employees that work an average minimum of thirty (30) hours each week at
the hotel. These units will be leased in intervals equal to or exceeded thirty (30) consecutive days
and shall be at a lease rate consistent with or lower than those market rates prevalent for similar
Type III Employee Housing Units.
The Type III Employee Housing Units and the building in which they are located has been
developed and planned so at to not exceed the maximum GRFA permitted by the Town of Vail
Code and we have located the trash facilities so that they are enclosed within the building; have
provided separate entrances to each Type III Employee Housing Unit; and have provided parking
and storage for employees in the underground garage. The individual Type III Employee
Housing Units have been designed at three hundred (300) square feet each and shall be occupied
by no more than two (2) employees. They shall contain, at a minimum, a kitchenette (as that term
is defined in the Town of Vail Code) and a bathroom.
G. Compliance with Criteria for Fractional Fee Club.
The Fractional Fee Club proposed in this project complies with all of the applicable requirements
contained in the Town of Vail Code. Specifically, the Fractional Fee Club shall be managed and
operated by the hotel operator and each unit shall have no fewer than six (6) and no more than
twelve (12) owners per unit (we are currently planning to have nine (9) owners per unit). The use
of the Fractional Fee Club shall be controlled by a reservation system run by the hotel operator
and controlled on site by a front desk operation located in the hotel lobby which is operated
twenty-four (24) hours a day, seven (7) days a week, three hundred and sixty-five (365) days a
year, providing registration, reservation and other amenities to the owners.
This project is proximate to bus stops on the Frontage Road and West Meadow Drive and is
walking distance to the Vail Village which offers retail shops and eating and drinking
establishments. The project also offers retail, restaurants, spa and health club facilities in the
hotel for the use by the fractional owners.
The ongoing maintenance, repair and capital improvements shall be managed by the hotel
operator and paid for through annual or special assessments to the owners. The Fractional Fee
Club governing documents shall include (among other provisions) a control provision which sets
Ms. Allison Ochs .
Town of Vail
Re: Four Seasons Resort—Vail
March 20, 2003
Page 4 of 4
certain maintenance requirements that must be maintained and appointing the hotel operator as
the managing agent. Finally, as can be seen on the plans, the Fractional Fee Club maintains an
equivalency of accommodation units as are currently existing.
Thank you for your continued help and effort in this matter.
Very truly
Thomas . Bri k
�
TJB/vjh � � i
� Zehren and Associates, Inc. Chateau Vail Site Attachment: C !gram Totals
20021471.00 Program Analysis 4/23/2003
Proqram Totals
Dwellinq Units Area Bedrooms Baths
Unit 18(Flat) 4,164.0 4.0 5.0
Unit 17(Flat) 2,422.0 3.0 3.5
Unit 16(Flat) 2,576.0 3.0 4.0
Unit 15(Flat) 1,992.0 2.0 2.5
Unit 14(Flat) 4,450.0 4.0 5.0
Unit 13(Upper Level) 2,791.0 3.0 3.0
Unit 12(Upper Level) 2,673.0 3.0 3.0
Unit 11 (Flat) 3,065.0 4.0 4.5
Unit 10(Flat) 3,300.0 4.0 4.5
Unit 9(Flat) 2,576.0 3.0 4.0
Unit 8(Flat) 2,717.0 3.0 4.0
Unit 7(Flat) 3,157.0 3.0 4.0
Unit 6(Flat) 3,024.0 4.0 4.5
Unit 5(Flat) 2,576.0 3.0 4.0
Unit 4(Flat) 3,169.0 4.0 5.0
Unit 3(Flat) 3,024.0 4.0 4.5
Unit 2(Flat) 2,576.0 3.0 4.0
Unit 1 (Flat) 3.169.0 4.0 5.0
Total Dwelling Units 53,421.0 61.0 74.0
Fractional Fee Units Area Bedrooms Baths
Fractional Fee Unit 22 1,653.0 2.0 2.0
Fractional Fee Unit 21 1,785.0 2.0 2.0
Fractional Fee Unit 20 2,128.0 3.0 3.0
Fractional Fee Unit 19 2,128.0 3.0 3.0
Fractional Fee Unit 18 1,653.0 2.0 2.0
Fractional Fee Unit 17 1,785.0 2.0 2.0
Fractional Fee Unit 16 2,128.0 3.0 3.0
Fractional Fee Unit 15 2,128.0 3.0 3.0
Fractional Fee Unit 14 2,128.0 3.0 3.0
Fractional Fee Unit 13 2,538.0 4.0 4.0
Fractional Fee Unit 12 2,486.0 4.0 4.0
Fractional Fee Unit 11 2,128.0 3.0 3.0
Fractionai Fee Unit 10 1,648.0 2.0 2.0
Fractional Fee Unit 9 2,538.0 4.0 4.0
Fractionai Fee Unit 8 2,486.0 4.0 4.0
Fractional Fee Unit 7 2,128.0 3.0 3.0
Fractional Fee Unit 6 2,538.0 4.0 4.0
Fractional Fee Unit 5 2,486.0 4.0 4.0
Fractional Fee Unit 4 2,128.0 3.0 3.0
Fractional Fee Unit 3 2,358.0 4.0 4.0
Fractional Fee Unit 2 2,486.0 4.0 4.0
Fractional Fee Unit 1 2,128.0 3.0 3.0
Total Fractional Fee Units 47,592.0 69.0 69.0
Page 1
Zehren and Associates, Inc. Chateau Vail Site Program Totals .
20021471.00 Program Analysis 4/23/2003
Accommodation Units Total Area Total Kevs Kin Dbl./Dbl. Ex Suite 1 Bdrm. 2 Bdrm Pres.
Level Five(202) 10,016.0 11.0 7.0 1.0 0.0 2.0 0.0 1.0
Level Four(192) 14,687.0 22.0 14.0 4.0 2.0 1.0 1.0 0.0
Level Three(182.0) 15,967.0 26.0 16.0 5.0 3.0 2.0 0.0 0.0
Level Two(172) 15,514.0 26.0 17.0 5.0 3.0 1.0 0.0 0.0
Level One(162) 11,699.0 19.0 12.0 3.0 3.0 1.0 0.0 0.0
Level Zero(152) 9.095.0 14.0 7_0 3_0 3_0 1_0 0_0 0_0
Total Accommodation Units 76,978.0 118.0 73.0 21.0 14.0 8.0 1.0 1.0
Empiovee Housinq Units Area Unit Area Units Beds
Level Five(202) 600.0 300.0 2.0 4.0
Level Four(192) 600.0 300.0 2.0 4.0
Level Three(182.0) 0.0 0.0 0.0 0.0
Level Two(172) 0.0 0.0 0.0 0.0
Level One(162) 4,801.0 300.1 16.0 32.0
Level Zero(152) 4.201.0 300.1 14.0 28.0
Total Employee Housing Units 10,202.0 1,200.1 34.0 68.0
Retail Areas Area
Level Minus One(142) 1,270.0
Level Two(172) 2,402A
Total Retail 2,402.0
RestauranUBar Area
Level Two(172) 2,174.0
Level Zero(152) 2,925.0
Level Minus One(142) 194
Total RestauranUBar 5,293
Conference Facilities Area
Level Zero(152) 11.726.0
Total Conference Facilities 11,726.0
S�a Area
Level Minus One(142) 6,082.0
Total Spa Facilities 6,082.0
Healthclub Area
Level Minus One(142) 8.334.0
Total Healthclub Facilities 8,334.0
Page 2
__
_ _ _ _ .__ _ _ _
� Zehren and Associates, Inc. Chateau Vail Site Zoning Analysis
001348.00 Program Analysis 4/23/2003
Development Standards
Site Area Site Area
Chateau Vail Site 101,143
Alpine Standard Site 17,625
Sub-Total Western Site 118,768
Public Accomodation(PA)Zone GRFA Dwellinq Units Retail Site Coveraqe Landscaoinp Hardscape
Pecent of Site Area 150% 30% 10% 65% 30% 20%
Total Areas 178,152.0 53,445.6 17,815.2 77,199.2 35,630.4 7,126.1
GRFA Total Area Max Allow Area Difference
Total Dwelling Units 53,421 53,446 -24.6
Total Fraction Fee Units 47,592 48,000 -408.4
Total Accommodation Units 76,978 76,706 272.0
Total GRFA 177,991 178,152 -161.0
Retail Areas Totai Area Max Allow Area Difference
Total Retail 2,402 17,815 -15,413
Site Coveraqe Site Area Max Allow Area Difference
Above Grade 69,346.0 77,199.2 -7,853
Below Grade 84,402.0 77,199.2 7,203
Landscaqe Area Area Aliowable Area Difference
l.andsqpe Area 39,684 35,630.4 4,054
Hardscape Area 6,968 7,126.1 158
1
��.,�
Zehren and Associates, Inc. Chateau Vail Site Parking/EHU Analysis .
001348.00 Program Analysis 4/23/2003
Emalovee Housinq Generation Area/Units Calc.Ranqe Multiolier Emolovees
Total Dwelling Units 18.0 Standard 0.40 7.2
Total Fractional Fee Units 22.0 Standard 0.40 8.8
Total Accommodation Units 118.0 Top 1.25 147.5
Total RestauranUBar 5,293.0 Top 125.00 42.3
Total Conference Facilities 11,726.0 Top 1,000.00 11.7
Main Kitchen 6,862.0 Top 125.00 54.9
Total Retail 2,402.0 Top 125 19.2
Total Spa Facilities 6,082.0 Top 666.66 9.1
Total Healthclub Facilities 8,334.0 Top 666.66 12.5
Total Employees 313.3
Existinq Emolovees Emplovees
Existing Employees(Chateau Vail) 79.0
Existinq Emplovees(Alpine Standard)1 6_0
Total Existing Employees 85.0
New Emplovees Emplovees
Total Employees 313.3
Total Existinq Emplovees 85.0
Total New Employees 228.3
New Beds Required 30% 68.5
Emplovee Housinq(Beds)Provided 68.0
Difference -0.5
Page2
°�.._
� Zehren and Associates, Inc. Chateau Vail Site Parking/EHU Analysis
001348.00 Program Analysis 4/23/2003
Parkinq Totals
Dweliinq Units Units Space/Unit Total Soaces
Total Dwelling Units 18.00 1.4 25.20
Frational Fee Units Units Space/Unit Total Spaces
Total Fractional Fee Units 22.00 0.70 15.40
Accommodation Units Kevs Saace/Kev Total Soaces
Total Accommodation Units 118.00 0.7 82.60
Empiovee Housinq Units Units Saace/Unit Total Saaces
Total Employee Housing Units 34.00 1.4 47.60
RestauranUBar Area Area/Space Total Spaces
Total RestauranUBar 5,293.00 250 21.17
Retail Areas Area Area/Soace Total Spaces
Total Retail 2,402.0 250 9.61
Spa Area Area/Saace Total Saaces Mulitplier* Total Sqaces
Total Spa Facilities 6,082.0 330.00 18.43 0.5 9.22
"maximum Of 1/2 of total treatment available by appointment only
Healthclub Area Area/Space Total Spaces
Total Healthclub Facilities 8,334.0 0.00 0.00
Parkinq Totals Total Spaces
Total Dwelling Units 25.20
Total Fractional Fee Units 15.40
Total Accommodation Units 82.60
Total Employee Housing Units 47.60
RestauranUBar 21.17
Total Retail 9.61
Total Spa Facilities 9.2
Total Healthclub Facilities 0.0
Total Parking Required 210.80
Parkinq Provided Full size Compact Valet Accessible Total Saaces
Level Minus One(142) 48 8 35 0 91
Level Minus Two(132) 106 18 0 0 124
Total Parking Provided 154 . 26 35 0 215
Total% 71.6% 12.1% 16.3% 0.0% 100.0%
Page1
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7. That the 34 Type Iil Employee Housing Units wili comply with each of the applicable
provisions of the Town of Vail Zoning Regulations
Staff's recommendations include the following conditions:
1. That the developer shall provide deed-restricted housing that complies with the Town
of Vail Employee Housing requirements (Chapter 12-13) for a minimum of 68
employees on the Four Seasons Resort site,and that said deed-restricted employee
housing shall be made available for occupancy, and that the deed restrictions shall
be recorded with the Eagle County Clerk & Recorder, prior to issuance of a
Temporary Certificate of Occupancy for the Four Seasons Resort.
2. That the developer shall meet with the Town staff to prepare a memorandum of
understanding outlining the responsibilities and requirements of the required off-site
improvements, prior to second reading of the ordinance approving the major
amendment to Special Development District No 36. This memorandum of
understanding shall include, but not be limited to, all streetscaping improvements
along South Frontage Road and West Meadow Drive in accordance with the Town of
Vail Streetscape Master Plan, as amended.
3. That the developer shall record a drainage easement for Spraddle Creek. The
easement shall be prepared by the developer and submitted for review and approval
by the Town Attorney. The easement shall be recorded with the Eagle County Clerk
& Recorder's Office prior to the issuance of a Temporary Certificate of Occupancy
for the Four Seasons Resort.
4. That the developer shall submit a final exterior building materials list, a typical wall
section and complete color renderings for review and approval of the Design Review
Board, prior to submittal of an application for a building permit.
5. That the developer shall submit a comprehensive sign program proposal for the Four
Seasons Resort for review and approval by the Design Review Board, prior to the
issuance of a Temporary Certificate of Occupancy for the Four Seasons Resort.
6. That the developer shall submit revised architectural plans of the building at the
corner adjacent to the Alphorn for review and approval by the Design Review Board
prior to second reading of the ordinance approving the major amendment to Special
Development District No. 36.
7. That the developer shall submit a written agreement to maintain the current number
of parking spaces for 9 Vail Road condominiums which is proposed to be relocated
in conjunction with the construction of the Four Seasons Resort. Any Town of Vail
Design Review applications and/or Planning and Environmental Commission
applications which are required to relocate this parking shall be submitted,reviewed,
and approved by the appropriate reviewing body to ensure compliance with all Town
of Vail regulations prior to second reading of the ordinance amending Special
Development District No. 36.
8. That the developer shall submit a rooftop mechanical equipment plan for review and
approval by the Design Review Board prior to the issuance of a building permit. All
41
rooftop mechanical equipment shall be incorporated into the overall design of the
hotel and enclosed and visually screened from public view.
9. That the developer shall post a bond to provide financial security for the 150%of the
total cost of the required off-site public improvements. The bond shall be in place
with the Town prior to the issuance of a building permit.
10. That the developer shall comply with all fire department staging and access
requirements pursuant to Title 14, Development Standards, Vail Town Code. This
will be demonstrated on a set of revised plans for Town review and approval prior to
building permit submittal.
11. That the required Type III deed-restricted employee housing units shall not be
eligible for resale and that the units be owned and operated by the hotel and that
said ownership shall transfer with the deed to the hotel property.
12. That the developer shall coordinate the relocation of ihe existing electric
transformers on the property with local utility providers. The revised location of the
transformers shall be part of the final landscape plan to be submitted for review and
approval by the Design Review Board.
13. That the developer shall submit a written letter of approval from those adjacent
properties whose property is being encroached upon by certain improvements
resulting from the construction of the hotel, prior to the issuance of a building permit.
14. That the developer provides a 6 ft. to 8 ft. heated paver pedestrian walkway from the
Frontage Road bus stop adjacent to the West Star Bank then continuing east to Vail
Road and then south to the 9 Vail Road property line. All work related to providing
these improvements including lighting, retaining, utility relocation, curb and gutter,
drainage and landscaping shall be included. A plan shall be submitted for review
and approval by the Town and the Design Review Board prior to submittal of a
building permit.
15. That the developer shall provide a heated pedestrian walk connection from the
Frontage Road to West Meadow Drive. The developer shall record a pedestrian
easement for this connection for review and approval by the Town Attorney.
16. That the developer shall prepare and submit all applicable roadway and drainage
easements for dedication to the Town for review and approval by the Town Attorney.
All easements shall be recorded with the Eagle County Clerk and Recorder's Office
prior to issuance of a Temporary Certificate of Occupancy.
17. That the developer shall be assessed an impact fee of$5,000 for all net increase in
pm traffic generation as shown in the revised April 4,2003,Traffic Study(Attachment
H). The net increase shall be calculated using the proposed peak generating trips
less the existing Resort Hotel and Auto Care Center trips, respectively being 155-
(108+7) = 40 net peak trips�$5000 =$200,000. This fee will be offset by the cost "
of non-adjacent improvements constructed.
18. That the developer shall receive approval for all required permits (CDOT access,
ACOE,dewatering, stormwater discharge,etc.)prior to issuance of a building permit.
42
19. That the developer shall submit a full site grading and drainage plan for review and
approval by the Town and the Design Review Board.The drainage plan will need to
be substantiated by a drainage report provided by a Colorado professional Engineer,
include all drainage, roof drains, landscape drains etc., and how they will connect
with the TOV storm system. The developer shall submit all final civil plans and final
drainage report to the Town for civil approval by the Department of Public Works,
prior to submittal of a building permit.
20. That the developer shall provide detailed civil plans, profiles, details, limits of
disturbance and construction fence for review and civil approval by the Department
of Public Works, prior to submittal of a building permit.
21. That the developer shall be responsible for all work related to providing landscaping
and lighting within the proposed Frontage Rd. medians. A detailed landscape plan
of the medians shall be provided for review and approval by the Design Review
Board.
22. That the developer shall provide additional survey information of the south side of
the Frontage Road to show existing trees to be removed and additional survey in
front of the Scorpio building in order to show accurate grades for the construction of
the path from the Four Seasons to the bus stop at West Star bank. Final design
shall be reviewed and approved by the Town and the Design Review Board.
23. That the developer is responsible for 100%of final design improvements along West
Meadow Drive from the centerline of the road back to the Four Seasons property line
from Mayors' park to western most property line of the Four Seasons, including any
drainage and grade tie-ins beyond the west property line. This includes all
improvements, including, drainage, lighting, art, streetscape enhancements, edge
treatments, curbs, heated walks, etc. Final plans shall match and be coordinated
with the proposed Town of Vail Streetscape plan for West Meadow Drive and shall
be provided for review and approval by the Design Review Board.
24. That the developer shall incorporate public art into the development, and shall
coordinate all art proposals with ihe Art in Public Places Board,subject to review and
approval by the Design Review Board.
25. That the developer shall resolve all of the following design-related issues for final
Design Review Board review and approval:
a. Proposed hydrant relocation at the NW corner of the property shall be graded to •
be level with the proposed sidewalk and landscaping will be located as to not
interfere with the operation of the hydrant.
b. The cross-slope on the West Meadow Drive walk shall maintain a max. 2.0%
cross slope that is sloped towards the road.
c. The boulder walls and grading at the SE corner of the property shall be modified
as to not impact the existing 2-36" CMP's.
d. The foundation wall at the SE corner of the parking structure shall be modified to
accommodate the existing Spraddle Creek vault.
e. The proposed Spraddle Creek vault and concrete box culvert shall be modified
to work with the existing phone vault.
43
.
f. All known existing utilities shall be shown on a plan with the proposed drainage
and utilities in order to clarify potential conflicts.
g. The proposed walk that meets the frontage road walk at the eastern portion of
the property shall be realigned slightly to the west to avoid the existing inlet.
h. Fire staging turning movements shall be show on plans.
i. Retaining walls west of the loading and delivery access drive shall be
curved/angled in order to "bench" access drive wall.
j. Top of wall elevation for the Frontage Rd-West Meadow Drive path reads as
185.5?(Typo)
k. Railings shall be provided for paths where necessary
I. Show edge of existing pavement for Frontage road on civil plans and show
match point.
m. Erosion control plan shall be updated.
n. Show grading around proposed electric vault.
o. Show driveway grades, spot elevations on civil plans.
p. Show additional TOW/BOW elevations on pool walls.
26. That the approval of the conditional use permits is not valid unless an ordinance
approving the associated Special Development District amendment request is
approved on second reading.
27. That the developer shall begin initial construction of the Four Seasons Resort within
three years from the time of its final approval at second reading of the ordinance
amending Special Development District No. 36, and continue diligently toward the
completion of the project. If the developer does not begin and diligently work toward
the completion of the special development disirict or any stage of the special
development district within the time limits imposed, the approval of said special
development district shall be void.The Planning and Environmental Commission and
Town Council shall review the special development district upon submittal of an
application to reestablish the special development district following the procedures
outlined in Section 12-9A-4, Vail Town Code.
XIII. ATTACHMENTS
A. Vicinity Map
B. Applicant's Statement of Request
C. Program Analysis
D. Land Use Map
E. Four Seasons Resort Zoning Analysis
F. Reductions of Plans
G. Analysis by Jeff Winston
H. Traffic Studies
I. Zoning Map
J. Planning and Environmental Commission Meeting Minutes (1/13/03)
K. Planning and Environmental Commission Meeting Minutes (3/24/03—draft)
44
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. � � Attachment: B
Z E H R E N
AND ASSOCIATES, INC.
December 16, 2002
Town of Vail
Department of Community Development
75 South Frontage Road
Vail, Colorado 81657
Re: Four Seasons Resort—Vail
This letter is to address design criteria A through I as outlined in section 12-9A-8 of the town code. It is the
applicant's understanding that these nine criteria are to be used in evaluating the merits of the creation of
the new Four Seasons Resort-Special Development District.
A. Compatibility: Design compatibility and sensitiviry to the immediate environment, neighborlaood and
adjacent properties relative to architectural design, scale, bi�lk, building height, buffer zones, identity,
character, visual integriry and orientation.
The proposed hotel is designed in such a way that is both compatible and sensirive to the immediate
environment, neighborhood, and adjacent propert'ies while at the same time giving the project an identity as a
commercially viable hotel project within both the immediate neighborhood and the community at large.
The predominant orientation of the proposed hotel is toward existing pedestrian areas along the eastern edge of
the site. Public, pedestrian oriented functions including the predominant pedestrian entrance to the hotel, spa,
conference facilities, retail area, and the restaurant have been located along Vail Road. The areas along West
Meadow Drive are intended to buffer the larger scale of the proposed hotel against the residential nature of some
of the smaller scale buildings to the southwest. This area has the largest setbacks, greatest amount of
landscaping, and lowest building heights in order to relate to the existing buildings along East and West
Meadow Drive, maintain a comfortable pedestrian scale, and to provide for a transition to the smaller scale
residential properties to the south.
In order to create this transition and buffer zone along West Meadow Drive,the greatest density and subsequent
height for the hotel have been located along the South Frontage Road along the northem edge of the site. The
building height in this area, although exceeding the underlying zoning, directly relates to the heights of existing
and proposed structures east of Vail Road.The intent is to create a"gateway"to the village, as structures would
step up to similar heights on either side of Vail Road.
Other proposed buffer zones are also consistent with or exceed the underlying zoning in that they meet or
exceed the minimum required property line setbacks and coverage requirements.
The mass and bulk of the proposed hotel, as deternuned primarily by the prescribed setbacks, site coverage,
landscape coverage, and gross residential floor area requirements within the town code, all conform to the
underlying zoning. It is the belief of the applicant that because it is the underlying zoning which determines the
building envelope for any given site, and because the proposed project complies with these portions of the
underlying zoning, it is the intent of the Vail Comprehensive Plan that a hotel of this size, density, mass, and
bulk is intended this site. Furthermore, the site's location, proximity, access to main thoroughfares, and
prescribed uses,help to lend credence to this belief.
ARCHITECTURE • PLANNING • INTERIORS • LANDSCAPE ARCHITECTURE
Vail Plaza Hotel Zehren and Associates,Inc.
021471.00 12/16/2002
The architectural design, character, and visual integrity of the proposed hotel with other structures within the
community is meant to be both compatible with the immediate neighbars while at the same time relating to some
of the larger, more recent hotel projects east of Vail Road. The project has been designed with stepping and
broken ridge lines, variations in building materials, and varied wall and deck planes acting to break down the
overall mass and bulk of the project, add pedestrian scale and interest, and relate the hotel to the surrounding
neighborhood.
B. Relationship: Uses, activity, and density, which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
The uses, activities and densities are consistent with those listed within the underlying zoning.
C. Parking and Loading: Compliance with the parking and loading requirements as outlined in Chapter
10 of this Title, (Zonin�.
The proposed parking and loading facilities are in compliance with the requirements of the zoning title, adopted
town standards,and staff policy/requirements.
D. Comprehensive Plan. Conformity with the applicable elements of the Vail Conzprehensive Plan, Town
policies and Urban Design Plan.
The proposed development substantially complies with applicable goals and policies as expressed in both the
Streetscape Master Plan and the Land Use Plan.
The Land Use Plan identifies portions of the site as both "resort accommodation and service" and as
"transition". As such, the plan recommends activities and uses consistent with the underlying zoning aimed at
accommodating the ovemight and short-term visitor. As such, the uses and functions are oriented in order to
maintain a clear separation between the vehicular orientation of the resort accommodation zone along the South
Frontage Road and the pedestrian orientation of the h�ansition zone along West Meadow Drive.
The proposed improvements to the South Frontage Road, Vail Road, and West Meadow Drive conceptually
comply with the applicable elements of the Streetscape Master Plan by providing improvements in the materials,
configurations,and sizes as indicated in the pian.
E. Natural and/or Geologic Hazards: Identification and mitigation of natural and/or geologic hazards
that affect the property on which the special developntent district is proposed.
We believe that there are no natural or geologic hazards that may affect the development of this site.
F. Design Features: Site plan, building design, and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features, vegetation, and overall
aesthetic quality of the community.
The proposed building location, site plan,building design, and open space provide for a functional and efficient,
full service, conference hotel that is both responsive to the location and circulation patterns within the town,
orientation of the site, and aesthetic quality of the immediate neighborhood and the community at large.
2
Vail Plaza Hotel Zehren and Associates,Inc.
021471.00 12/16/2002
Because of the proposed hotel's location within the town and proximity to the main Vail roundabout, the
project's impacts on existing traffic volumes and infrastructure will be minimal. The site plan and building
design further minimize impacts by simplify existing traffic patterns into one-way,right turn patterns.
In addition, the site plan and building design improve upon the aesthetic quality of the immediate environment,
especially with regard to the pedestrian orientation along West Meadow Drive and Vail Road, through the
elimination of vehicular traffic, the provision for additional open space and landscaping, and provisions for
public improvements and infrastructure including public plazas and artwork.
G. Traffic: A circulation system designed for both vehicles and pec�estrians addressing on and off-site
traff c circulation.
The proposed pedestrian and vehicular traffic circulation system provides for minimal unpact on existing
infrastructure through the limitation of multiple tuming movements and simplification of traffic pattems, while
at the same time providing a safe and efficient means of circulation through an effective separation of guest and
service vehicles on the South Frontage Road, condominium owners on Vail Road, and pedestrian systems on
West Meadow Drive and Vail Road.
H. Landscapi�:g:Functional and aesthetic landscaping and open space in order to optimize and preserve
natural features, recreation, views, and function.
The proposed landscape design provides for an effective and aesthetic buffering of vehicular circulation and
service areas, for the privacy and shading requirements of private residential areas, and for pedestrian scale and
interest in and along the public areas of the proposed hotel development. There currently exist no significant
natural features,recreation,or functions,public views to be preserved or enhanced on,from, or over these sites.
I. Phasi�:g Plan: Phasing plan or subdivision plan that will maintain a workable, functional and
eff cient relationship throughout the development of the special development district.
The development will be constructed in one phase.
It is also the applicant's understanding that in addition to demonstrating compliance with the nine criteria
above, that it is the applicant's responsibility to demonstrate that, "any adverse effects of the requested
deviation from the development standards of the underlying zoning are outweighed by the public benefits
provided". The following is a list of the proposed deviations from adopted development standards, adverse
effects, and proposed mitigation measures as proposed by the applicant as well as the perceived public
benefit's derived from the project:
Deviations from Development Standards-Adverse effects/Miti�ation Measures(1)
• BuildinQ Heights - Impacts from this deviation include increased shading on the South Frontage Road
public right of way and unpacts on views to the south from that right of way. Public and private benefits
derived through implementation of this deviation include lower densities, mass, bullc, and building heights
along West Meadow Drive.Proposed mitigation measures include snowmelt systems,retention and addition
of large trees and landscaping features including bernis within the right of way,and enhancement of prunary
pedestrian areas along West Meadow Drive including provisions for increased setbacks and landscaping
coverage.
Setback Deviations to be Reviewed in Accordance with Criteria ldentified in 12-7A-6. (2)
• Below Grade Setbacks—No adverse unpacts occur from this deviation. Public and private benefits derived
from this deviation include increased area of landscaping coverage, and an increase in the amount of full
size parking spaces provided.
3
Vail Plaza Hotel Zehren and Associates,Inc.
021471.00 12/16/2002
Public Benefits Provided—General(21)
• Implementation of applicable goals,objectives,and policies as outlined in Vail Comprehensive Plans.
• Economic redevelopment of an aging hotel property.
• Improved residential character in the design of the structure.
• Increase in number of short-term accommodation units.
• Increase in size and quality of short-term accommodation units.
• Increase in size and quality of conference facilities.
• Increase in size and quality of restaurant facilities.
• Increase in size and quality of retail facilities.
• Increase in size and quality of spa and health club facilities.
• Elunination of surface parking.
• Elunination of vehicular traffic on West Meadow Drive.
• Elimination of vehicular maneuvering on within the town's right of way.
• Elimination of a surface loading dock within a front setback.
• Improved vehicular safety through decrease in turning movements.
• Improved vehicular safety through implementation of one-way traffic pattems.
• Improved pedestrian safety through provision of grade separated sidewalks.
• Elunination of existing setback encroachments.
• Elimination of existing landscaping deficiency(developments standards).
• Increase in amount and quality of landscaping.
• Potential increase in year round guest occupancy.
• Potenrial increase in hotel,resort,and town marketing and resources.
Public Benefits Provided-Potential Economic Benefits(4)
• Potential increase in recurring revenues(property taxes, lift taxes,franchise fees,business licenses,etc.).
• Potenrial increase in recurring sales tax revenues(town and county).
• Increase in non-recurring building pernut revenues.
• Increase in non-recurring real estate tax revenues.
Public Benefits Provided—Develo�ment Standards(9)
• Provision of setbacks in excess of development standards.
• Provision of landscaping in excess of development standards.
• Provision of open space in excess of development standards.
• Provision of on site, deed restricted employee-housing units in excess of development standards(number of
units).
• Provision of on site,deed restricted employee-housing units in excess of development standards(size).
• Provision of densities below prescribed development standards.
• Provision of uses consistent with prescribed development standards.
• Provision of parking in excess of prescribed development standards.
• Provision of loading facilities consistent with development standards.
Direct Economic Benefits—Public Infrastructure(5)
• Construction of public infrastructure with private money on West Meadow Drive including sidewalks,
roads,medians,plazas,lighting,landscape,hardscape, snowmelt,curb and gutter,and drainage facilities.
• Construction of public infrastructure with private money on the South Frontage Road including sidewalks,
roads,medians, lighting,landscape,hardscape, snowmelt,curb and gutter, and drainage facilities.
• Construction of public infrastructure with private money on Vail Road including sidewalks,roads,medians,
lighting, landscape,hardscape, snowmelt, curb and gutter,and drainage facilities.
4
,�
Vail Plaza Hotel Zehren and Associates,Inc.
021471.00 12/16/2002
• Potential improvements and provision of easements for Spraddle Creek infrastructure.
• Provision of public art in compliance with development standards.
Public Benefits Provided–Direct Benefits to NeiQhborin�Properties(14�
• Elimination of adjacent surface parking lot,(all neighbors).
• Increase in adjacent landscaped buffering, (all neighbors).
• Improved residential character of the proposed hotel, (all neighbors).
• Physical improvements to Vail Road parking access easement,(Nine Vail Road Condominium).
• Continued access to Vail Road renewable parking access easement,(Nine Vail Road Condominium).
• Elimination of adjacent loading dock and traffic conflicts,(Nine Vail Road Condominium).
• Potential increase in landscape coverage at West Meadow Drive,(Nine Vail Road Condominium).
• Increased setbacks adjacent to property,(Nine Vail Road Condominium).
• Increase in solar access,(Nine Vail Road Condominium,Alphorn Condominium).
• Improved view comdors to south,(Nine Vail Road Condominium, Scorpio Condominium).
• Elimination of vehicular traffic across easement, (Alpine Standard).
• Elimination of two-way hotel traffic at the South Frontage Road access point,(Alpine Standard).
• Eliminarion of left tum movements at the South Frontage Road access point,(Alpine Standard).
• Location of Vail Road access drive to north, (Alpine Standard).
Please do not hesitate to contact me with any questions or concerns regarding the information presented.
Additionally, if you need any additional information,please do not hesitate to contact me.
Sincerely,
1 ""—_
Timothy R. Losa.,A.I.A
Senior Associate
Zehren and Associates, Inc.
5
the planning and environmental commission and/or the design review board shall
make a finding that proposed site coverage is in conformance with applicable
elements of the Vail village urban design guide plan and design considerations.
Staff believes that the site coverage below grade is an acceptable deviation to the site
coverage requirement of the Public Accommodation zone district,as it is generally a result of
providing underground parking.
Staff believes that additional review by the Design Review Board will continue to improve the
proposed landscape plan. The Design Review Board encourages landscape plantings to be
of various sizes and to be grouped in such a way as to appear more natural.
Staff feels the overall plan for landscaping and courtyard area (adjacent to the pool) is a
functional and aesthetic improvement over what exists on the site today along West Meadow
Drive and is in compliance with the generaf provisions of the Streetscape Master Plan.
G. A circulation system designed for both vehicles and pedestrians addressing on and
off-site traffic circulation.
Pursuant to Section 12-7A-14, Mitigation of Development Impacts,Vail Town Code,property
owners/developers shall 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. The intent is to provide appropriate mitigation to an extent that is
proportional to the anticipated impacts of new development. The applicant and staff have
agreed on the following off-site improvements:
• Widening of the south side of the South Frontage Road and installation of a left turn
lane to the Four Seasons Resort and the Vail Police Station, with final design to be
approved by the Town of Vail and Colorado Department of Transportation.
• Installation of landscaped medians on South Frontage Road from the roundaboutto
the western lot line of the Scorpio.
• Installation of a detached 6 ft. wide heated paver sidewalk adjacent to South
Frontage Road and the Four Seasons Resort frontage.
• Installation of an attached 6 ft. wide heated sidewalk and all related necessary
improvements (i.e. retaining wall, railing,curb and gutter)adjacent to South Frontage
Road, along the Scorpio frontage.
• Relocation of the fire hydrant adjacent to South Frontage Road.
• Relocation of Spraddle Creek piping and installation of new box culverts.
• Installation of heated paver sidewalk on Vail Road along Four Seasons Resort
frontage.
• Installation of heated paver sidewalk from the west side of Mayors Park to the west
property line of the Four Seasons Resort frontage on West Meadow Drive, in
accordance with the Town of Vail Streetscape Master Plan.
• Installation of decorative lighting adjacent to public walkways along Four Seasons
Resort frontage, with final design and location to be approved by the Town of Vail
staff and Design Review Board.
• Overlay of South Frontage Road from the western end of the Scorpio to the
roundabout.
• Road improvements to the north half of West Meadow Drive adjacent to the Four
Seasons Resort frontage, including curb, gutter, asphalt reconstruction, and
27
drainage improvements. Final design to be approved by the Town of Vail.
• Road improvements to Vail Road from the roundabout to the driveway of 9 Vail
Road, including curb, gutter, asphalt, and drainage improvements.
The Planning and Environmental Commission has asked the applicant and staff to explore
the possibility of relocating the bus stop which is located between the Vail Valley Medical
Center and the Weststar Bank Building. The Town of Vail Public Works Department has
concerns about relocating this bus stop as it serves employees of the Vail Valley Medical
Center, the Evergreen Hotel, the Town Municipal Building, Municipal Court, and the
Weststar Bank Building. In addition, the Planning and Environmental Commission has
asked the applicant and staff to explore adding a bus stop in front of the Four Seasons
Resort on West Meadow Drive. According to the Public Works Department,the spacing of
bus stops would be too close, impacting service capabilities. At this time,the Public Works
Department does not support an additional bus stop at this location. However, if in the
future, the need for a bus stop becomes apparent, the Public Works Department may
reconsider it.
Staff believes that the proposed improvements have successfully addresses both pedestrian
and vehicular circulation on- and off-site. The traffic studies have been attached for
reference (Attachment H). All elements of a successful circulation system have been
considered and addressed to staff's satisfaction. Overall circulation of the site has improved
with the elimination of all access off of West Meadow Drive, the elimination of driveways
from Vail Road, the realignment of Vail Road, alignment of the access with the Vail Police
Department access, Frontage Road improvements including landscaped medians,curb and
gutter, sidewalk, and multiple lanes, and completion of West Meadow Drive improvements.
H. Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and functions.
There are no established public view corridors in the immediate vicinity of this proposal. The
applicant has submitted a landscape plan which indicates that they are providing in excess
of the landscaping area required by the Public Accommodation zone district. Staff believes
that the landscaping and open space has been designed to optimize recreation,views,and
functions. The final landscape plan will be reviewed and approved by the Town of Vail
Design Review Board.
I. Phasing plan or subdivision plan that will maintain a workable, functional and
efficient relationship throughout the development of the special development district.
The applicant is proposing to construct the project in one phase. A subdivision of the
property is not necessary to facilitate this proposal (with the exception of a condominium
map). Construction staging is reviewed as part of a building permit submittal for any project.
IX. CRITERIA AND FINDINGS FOR A CONDITIONAL USE PERMIT— FRACTIONAL FEE
CLUB
Fractional Fee Clubs are allowed as a conditional use in the Public Accommodation zone
district. Section 12-16-1, Purpose; Limitations, Vail Town Code, provides the purpose for
conditional uses, which states:
28
In order to provide the flexibi/ity necessary to achieve the objectives of this title,
specified uses are permitted in certain districts subject to the granting of a
conditional use permit. Because of their unusual or special characteristics,
conditional uses require review and evaluation so that they may be located properly
with respect to the purposes of this title and with respect to their effects on
surrounding properties. The review process prescribed in this chapter is intended to
assure compatibility and harmonious development between conditional uses and
surrounding properties and the town at large. Uses listed as conditional uses in the
various districts may be permitted subject to such conditions and limitations as the
town may prescribe to ensure that the location and operation of the conditional uses
will be in accordance with development objectives of the town and will not be
detrimental to other uses or properties. Where conditions cannot be devised to
achieve these objectives, app/ications for conditional use permits shall be denied.
Chapter 12-2-2, Definitions,Vail Town Code, provides the definition of a Fractional Fee Club
as follows:
FRACTIONAL FEE CLUB:A fractional fee project in which each condominium unit,
pursuant to recorded project documentation as approved by the town of Vail, has no
fewer than six (6J and no more than twelve (12) owners per unit and whose use is
established by a reservation system. Each of the fractional fee club units are made
available for short-term rental in a managed program when not in use by the club
members. The project is managed on-site with a front desk operating twenty four
(24) hours a day, seven (7) days a week providing reservation and registration
capabilities. The project shall inc/ude or be proximate to transportation, retail shops,
eating and drinking establishments, and recreation facilities.
A. Consideration of Factors:
Before acting on a conditional use permit application, the Planning and
Environmental Commission shall consider the factors with respect to the proposed
use:
1. Relationship and impact of the use on development objectives of the
Town.
The purpose of the Public Accommodation zone district is to provide sites for
lodges and residential accommodations for visitors, together with limited
amounts of commercial/retail and related visitor-oriented uses. In 1996,the
Vail Town Council adopted Ordinance No. 22, Series of 1996. In part, this
ordinance amended the Public Accommodation zone district allowing
fractional fee clubs as a conditional use and set forth criteria for the
Commission to consider when evaluating such a request.
Through the adoption of Ordinance No. 22, Series of 1996,the Town further
recognized the need for lodging alternatives for Vail's guests and visitors. In
passing the ordinance the Town Council found that quality fractional fee
clubs are an appropriate means of increasing occupancy rates, maintaining
and enhancing short-term rental availability and diversifying the resort
lodging market product within the Town of Vail. Equally as important, the
Council believed that fractional fee clubs were simply another of many forms
29 • .
of pubiic accommodations. It has been a long held belief that in order for the
Town to remain competitive and on the leading edge of resort development,
that alternative lodging opportunities must be created and creative financing
vehicles for hotel redevelopment must be implemented.
Staff believes that the Four Seasons Resort proposal to operate a fractional
fee club will have a positive impact on the development objectives of the
Town. The proposed project includes 22 fractional fee club units, operated
in conjunction with the 118 accommodation units. The fractional fee club will
have no fewer than 6 and no more than 12 owners per unit. The club
includes a front desk operating 24 hours per day, seven days per week to
meet the needs of the owners and to provide reservation and registration
capabilities. As required, it is proximate to transportation, retail shops,eating
and drinking establishments, and recreational facilities. The applicant,upon
approval, is required to file articles of incorporation of the club with the State
of Colorado and the Town of Vail Community Development Department, as
conditioned in Section XII of this memorandum.
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.
Staff believes that the proposed club will have few, if any, negativeimpacts
on the above-referenced criteria. The development meets the minimum
requirements prescribed by the Town of Vail Zoning Regulations and no
deviations are proposed in conjunction with this specific use(i.e.density). As
a result, the proposed level of development does not exceed what would
otherwise be expected on the site under the Public Accommodation zone
district.
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.
These review criteria are addressed in the Special Development District
review portion of this memorandum (Section VI II). Staff does not believe that
the fractional fee club will have any negative effect on the above-referenced
criteria.
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.
These review criteria are addressed in the Special Development District
review portion of this memorandum (Section VII). Please refer to the nine
design criteria used to evaluate special development district proposals.
5. Prior to the approval of a conditional use permit for a time-share estate,
fractional fee, fractional fee club, or time-share license proposal, the
following shall be considered:
30
a. if the proposal for a fractional fee club is a redevelopment of an
existing facility, the fractional fee club shall maintain an
equivalency of accommodation units as presently existing.
Equivalency shall be maintained either by an equal number of
units or by square footage. If the proposal is a new
development, it shall provide at least as much accommodation
unit GRFA as fractional fee club unit GRFA.
b. Lock-off units and lock-off unit square footage shall not be
included in the calculation when determining the equivalency of
existing accommodation units or equivalency of existing square
footage.
c. The ability of the proposed project to create and maintain a high
level of occupancy.
d. Employee housing may be required as part of any new or
redevelopment fractional fee club project requesting density
over that allowed by zoning. The number of employee housing
units will be consistent with employee impacts that are
expected as a result of the project.
e. The applicant shall submit to the Town a list of all owners of
existing units within the project or building; in written
statements from 100%of the owners of existing units indicating
their approval,without condition,of the proposed fractional fee
club. No written approval shall be valid if it is signed by the
owner more than 60 days prior to the date of filing the
application for a conditional use.
B. FINDINGS
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
district in which the site is located.
2. That the proposed location of the use and the conditions under which it
would be operated or maintained would not be detrimental to the public
health, safety,or welfare or materially injurious to properties or improvements
in the vicinity.
3. That the proposed use would comply with each of the applicable provisions
of the conditional use permit section of the zoning code.
31
X. CRITERIA AND FINDINGS FOR A CONDITIONAL USE PERMIT—EMPLOYEE HOUSING
UNITS
Type III Employee Housing Units are allowed as a conditionai use in the Public
Accommodation zone district. Section 12-16-1, Purpose; Limitations, Vail Town Code,
provides the purpose for conditional uses, which states:
In order to provide the flexibility necessary to achieve the objectives of this title,
specified uses are permitted in certain districts subject to the granting of a
conditional use permit Because of their unusual or special characteristics,
conditional uses require review and evaluation so that they may be located properly
with respect to the purposes of this title and with respect to their effects on
surrounding properties. The review process prescribed in this chapter is intended to
assure compatibi/ity and harmonious development between conditional uses and
surrounding properties and the town at large. Uses listed as conditional uses in the
various districts may be permitted subject to such conditions and limitations as the
town may prescribe to ensure that the/ocation and operation of the conditional uses
will be in accordance with development objectives of the town and will not be
detrimental to other uses or properties. Where conditions cannot be devised to
achieve these objectives, applications for conditional use permits shall be denied.
Chapter 12-2-2, Definitions, Vail Town Code, provides the following definition for Employee
Housing Unit, which states:
EMPLOYEE HOUSlNG UNIT(EHU):A dwelling unit which shall not be leased or
rented for any period less than thirty(30)consecutive days, and shall be occupied by
at least one person who is an emp/oyee. For the purposes of this definition
"employee"shall mean a person who works an average of thirty(30)hours per week
or more on a year round basis in Eagle County, Colorado.
A. Consideration of Factors:
Before acting on a conditional use permit application, the Planning and
Environmental Commission shall consider the factors with respect to the proposed
use:
1. Relationship and impact of the use on development objectives of the
Town.
In September and December of 1992,the Town Council passed Ordinances
9 and 27, Series of 1992, to create Chapter 12-13 (Emp/oyee Housing)
which provides for the addition of Employee Housing Units (EHUs) as
permitted or conditional uses within certain zone districts. The definition in
that ordinance states:
Employee Housing Unit (EHU) sha/l mean a dwelling unit
which shall not be leased or rented for any period less than
thirty (30) consecutive days, and shall be rented on/y to
tenants who are full-time employees of Eagle County. EHUs
shall be allowed in certain zone districts as set forth in
Section 12-13 of this Code. Deve/opment standards for EHUs
32
shall be as provided in 12-13 - Employee Housing. For the
purposes of this Section, a full-time employee shall mean a
person who works a minimum of an average of thirty (30)
hours per week. There shall be five (5) categories of EHUs:
Type l, Type ll, Type lll, Type IV, and Type V. Provisions
relating to each type of EHU are set forth in Chapter 12-13-
Employee Housing of this Code.
The Town of Vail has consistently encouraged the provision of employee
housing with significant development projects. As the proposed Four
Season Resort is a Special Development District, employee housing units
are generally required as part of the public benefit associated with deviations
from underlying zoning.
Staff believes that the provision of employee housing units will have a
positive impact on the development objectives of the Town of Vail. By
providing 34 employee housing units,the proposal has met the requirements
of the Town of Vail to provide housing for 30% of the new employees
generated by the development.
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.
These review criteria are addressed in the Special Development District
review portion (Section VII) of this memorandum.
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.
These review criteria are addressed in the Special Development District
review portion of this memorandum (Section VII).
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.
These review criteria are addressed in the Special Development District
review portion of this memorandum (Section VII). Please refer to the nine
design criteria used to evaluate special development district proposals.
B. FINDINGS
The Planninq and Environmental Commission shall make the followinq findinqs before
qranting 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
district in which the site is located.
33
2. That the proposed location of the use and the conditions under which it
would be operated or maintained would not be detrimental to the public
health,safety,or welfare or materially injurious to properties or improvements
in the vicinity.
3. That the proposed use would comply with each of the applicable provisions
of the conditional use permit section of the zoning code.
XI. REZONING REQUEST
The proposed�roject includes a request for a rezoning of 28 South Frontage Road/Lot 9A,
Vail Village 2� Filing. A Zoning Map has been attached for reference (Attachment I). The
lot is currently zoned Heavy Service zone district,the purpose of which is provided in Section
12-7G-1, Purpose, Vail Town Code, and is as follows:
The Heavy Service District is intended to provide sites for automotive-oriented uses
and for commercial service uses which are not appropriate in other commercial
districts. Because of the nature of the uses permitted and their operating
characteristics, appearance and potential forgenerating automotive and truck traffic,
a/l uses in the Heavy Service District are subject to the conditional use permit
procedure. in granting a conditional use permit, the Planning and Enviranmental
Commission or the Town Council may prescribe more restrictive development
standards than the standards prescribed for the District in order to protect adjoining
uses from adverse influences.
As noted in the purpose statement, the Heavy Service zone district is intended for
automotive-oriented uses, including gas and service stations. The applicant is requesting a
rezoning from Heavy Service to Public Accommodation. The purpose of the Public
Accommodation zone district ,as provided in Section 12-7A-1, Purpose,Vail Town Code,is
as follows:
The public accommodation district is intended to provide sites for lodges and
residential accommodations for visitors, together with such public and semipublic
facilities and limited professional offices, medical facilities, private recreation,
commercial/retail and related visitor oriented uses as may appropriately be located
within the same district and compatible with adjacent land uses. The public
accommodation district is intended to ensure adequate light, air, open space, and
other amenities commensurate with lodge uses, and to maintain the desirable resort
qualities of the district by establishing appropriate site development standards.
Additional nonresidential uses are permitted as conditional uses which enhance the
nature of Vail as a vacation community, and where permitted uses are intended to
function compatibly with the high density lodging character of the district.
The applicant is proposing to include Lot 9A as part of the development site of the Four
Seasons Resort. In addition to the rezoning, Lot 9A will be included in ihe Special
Development District designation. A zoning map has been attached for reference
(Attachment '`*").
Section 12-3-7, Amendment, Vail Town Code, provides the review criteria for a zone district
boundary amendment. It provides the following criteria for review of a zone district boundary
34
amendment:
A. Factors, Enumerated: Before acting on an application for a zone district boundary
amendment, the Planning and Environmental Commission and Town Council shall
consider the following factors with respect to the requested zone district boundary
amendment:
1. The extent to which the zone district amendment is consistent with all the
applicable elements of the adopted goals,objectives and policies outlined
in the Vail Comprehensive Plan and is compatible with the development
objectives of the Town; and
The Town of Vail Land designates this site as Resort Accommodation and
Service, which states the following:
This area includes activities aimed at accommodating the overnight and
short term visitor to the area. Primary uses include hotels, lodges, service
stations, and parking structures (with densities up to 25 dwelling units or 50
accommodation units per bui/dable acre). These areas are oriented toward
vehicular access from 1-70, with other support commercial and business
services included. Also al/owed in this category, would be institutional uses
and various municipal uses.
The Vail Land Use Plan further explains this designation as follows:
This area has been designated for the area which extends from the
Lionshead hotel/accommodation unit area east along the Frontage Rd. to Vail
Rd. Cascade Village has also been designated as Resort Accommodation.
These are the areas where hotel uses will be concentrated during the
p/anning period, reflecting the community goals to concentrate hotels within
the core areas...
While this Land Use designation also contemplates"service stations" as a use,
staff believes that the rezoning from Heavy Service to Public Accommodation to
be more consistent with the goals and objectives as outlined in the Vail Land Use
Plan with respect to this area. While this site is not contemplated specifically
under other planning documents, staff believes that it is the intent of the Vail
Comprehensive Plan,to encourage more tourist-oriented uses,including lodges,
from Lionshead to Vail road, specifically along the Frontage Road.
While not specifically included in the study area for the Vail Village Master Plan,
there are some important aspects which staff believes are applicable to the
rezoning request:
#1-10 StudvArea: 4-WayStop Intersection
The 4-Way Stop intersection is the main entry to Vail. Continue to study
traffic vo/ume and best configuration for traffic f/ow. Aesthetic improvements
should inc/ude substantial landscaping on a114 corners and the construction
of a /andscaped median east and west of the intersection.
When the Vail Village Master Plan was approved, the intersection of South
35
Frontage Road and Vail Road was a 4-way stop. Since then, the Main Vail
Roundabout was completed. As the major portal into Vail, staff believes that the
proposed rezoning is in compliance with this section of the Vail Village Master
Plan.
2. The extent to which the zone district amendment is suitable with the
existing and potential land uses on the site and existing and potential
surrounding land uses as set out in the Town's adopted planning
documents; and
Lot 9A is adjacent to the following:
Propertv Zoninq
Vail Gateway SDD (underlying Commercial Service Center)
Chateau Public Accommodation
Town of Vail Offices General Use
The existing use on the site is the Vail Amoco gas station,which operates under
a conditional use permit as allowed by ihe Heavy Service zone district. While
staff recognizes the benefit of having an automobile service station in the center
of Town, there is also a benefit to having a major resort hotel at the main
entrance into the Town. Rezoning the property to Public Accommodation zone
district allows for the development of the Four Seasons Resort at this site.
Previous designs for the Chateau at Vail site have been more difficult as a result
of the development site not including the gas station property. With the inclusion
of ihe gas station site,traffic circulation is improved and the development plan is
more successful. The rezoning of the Vail Gateway from an underlying zoning of
Commercial Core I to Commercial Service Center allowed for many of the
existing commercial spaces in the Vail Gateway to be converted to office space,
while marinating the ability to have commercial uses on the site. Staff believes
that the rezoning of Lot 9A will have a positive impact on the uses within the Vail
Gateway by creating a large bed base.
Staff believes that the rezoning of Lot 9A from Heavy Service zone district to
Public Accommodation zone district is suitable with the surrounding land uses
and the potential uses on the site and on adjacent sites.
3. The extent to which the zone district amendment presents a harmonious,
convenient, workable relationship among land uses consistent with
municipal development objectives; and
As the main entry into the Town of Vail, staff believes that the zone district
amendment presents a convenient, workable relationship among land uses
consistent with municipal objectives. Specifically,the Heavy Service zone district
lists no permitted and limited conditional uses, oriented entirely to automotive
uses and other commercial uses not appropriate in any other zone districts. Staff
believes that the site is more appropriately zoned as Public Accommodation,
which allows for uses oriented more toward visitors. As the main entry into Vail,
staff believes this to be a more appropriate zone disirict,consistent with municipal
objectives.
36
4. The extent to which the zone district amendment provides for the growth of
an orderly viable community and does not constitute spot zoning as the
amendment serves the best interests of the community as a whole; and
Staff believes that the elimination of a use (gas and service station) which is a
high intensity commercial/industrial use will provide for the growth of an orderly,
viable community. Other uses allowed by Heavy Service zone district include
uses which have the potential to generate heavy automotive and truck traffic,
have adverse impacts on adjoining properties, etc. The Public Accommodation
zone district is intended to provide for sites for lodging, residential, and limited
commercial uses. Staff believes that these uses are more appropriate for the
location, compatible with the land use designation, and does not constitute a
spot zoning. However,staff believes that it is important to note that the proximity
of the existing gas and service station to the Town is a benefit that will be lost by
this rezoning.
5. The extent to which the zone district amendment results in adverse or
beneficial impacts on the natural environment,including but not limited to
water quality,air quality, noise,vegetation,riparian corridors,hillsides and
other desirable natural features; and
Uses allowed by the Heavy Service zone district have the potential to be have
more adverse impacts on the natural environment than the uses allowed by the
Public Accommodation zone district. Staff believes that the elimination of the
gas station will have beneficial impacts on the natural environment and that the
uses allowed by the Public Accommodation zone district will have minimal
negative impacts on the natural environment on this site.
6. The extent to which the zone district amendment is consistent with the
purpose statement of the proposed zone district.
Section 12-7A-1, Purpose, Vail Town Code, provides the purpose statement of
� the Public Accommodation zone district, which states:
The public accommodation district is intended to provide sites for/odges and
residential accommodations for visitors, together with such public and
semipublic facilities and limited professional offices, medical facilities,private
recreation, commercial/retail and related visrtor oriented uses as may
appropriate/y be located within the same district and compatible with adjacent
land uses. The public accommodation district is intended to ensure adequate
light, air, open space, and other amenities commensurate with /odge uses,
and to maintain the desirable resort qualities of the district by establishing
appropriate site development standards. Additional nonresidential uses are
permitted as conditiona!uses which enhance the nature of Vai!as a vacation
community, and where permitted uses are intended to function compatibly
with the high density lodging character of the district.
Staff believes that the zone district amendment and the proposed development
on the site is consistent with the purpose statement of the Public
Accommodation zone district. The Public Accommodation zone district is more
consistent with the land use designation of Resort Accommodation and Services.
37
The site is adjacent and near other sites zoned Public Accommodation,including
the existing Chateau at Vail,9 Vail Road,the First Bank Building, Vail Village Inn
Plaza. The proximity to Vail Village and Lionshead make the site a desirable
location for the uses allowed by the Public Accommodation zone district,
specifically lodging, residential, limited commercial, etc.
7. The extent to which the zone district amendment demonstrates how
conditions have changed since the zoning designation of the subject
property was adopted and is no longer appropriate.
Staff believes that conditions have substantially changed and that the zone
district designation of Heavy Service is no longer appropriate. Information
regarding the original construction of the Vail Amoco is limited. From the Town of
Vail legal file, it appears as though the building was constructed around 1969.
The Heavy Service zone district was adopted in 1973. Lot A, Vail Village 2�a
Filing was part of the original Town of Vail. Conditions have changed
dramatically from the time of original incorporation to today. As the Town has
grown,the more intense automotive-oriented and commercial uses have shifted
to other areas of Town,such as West Vail, and further away from the more tourist
and resort-oriented areas of the Village and Lionshead. The gas and service
station which was previously located on the site of the Vail Gateway Building was
demolished and this site was first rezoned to Commercial Core 1 in and then
Commercial Service Center.
8. Such other factors and criteria as the Commission and/or Council deem
applicable to the proposed rezoning.
B. Necessary Findings: Before recommending and/or granting an approval of an
application for a zone district boundary amendment the Planning & Environmental
Commission and the Town Council shall make the following findings with respect to
the requested amendment:
1. That the amendment is consistent with the adopted goals, objectives and
policies outlined in the Vail Comprehensive Plan and compatible with the
development objectives of the Town; and
2. That the amendment is compatible with and suitable to adjacent uses and
appropriate for the surrounding areas; and
3. That the amendment promotes the health, safety, morals, and general
welfare of the Town and promotes the coordinated and harmonious
development of the Town in a manner that conserves and enhances its
natural environment and its established character as a resort and residential
community of the highest quality.
XII. STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission forward a recommendation of approval with conditions to
the Town Council for the proposed major amendment to Special Development District No.
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36, to allow for a mixed-use hotel, located at 28 South Frontage Road and 13 Vail Road /
Lots 9A and 9C, Vail Village 2"d Filing; and a rezoning from Heavy Service zone district to
Public Accommodation zone district located at 13 Vail Road/Lot 9A, Vail Village 2"d Filing;
and
The Community Development Department recommends that the Planning and
� Environmental Commission approves with conditions the requests for a conditional use
permit to�Ilow for a Fractional Fee Club, and a conditional use permit to allow for 34 Type III
Employee Housing Units, located at 28 S. Frontage Rd. and 13 Vail Rd. /Lots 9A and 9C,
Vail Village 2"d Filing.
Staff's recommendations are based upon a review of the criteria and findings as outlined in
Sections VIII, IX, X, and XI of this memorandum.
Should the Planning and Environmental Commission choose to forward a
recommendation of approval with conditions the applicant's requests,staff recommends
that the following findings be made as part of the motion:
Maior Amendment to Special Development District No. 36
1. That the proposed major amendment to Special Development District No. 36 complies
with the nine design criteria outlined in Section 12-9A-8 of the Vail Town Code.
Furthermore, the applicant has demonstrated to the satisfaction of the Commission,
based upon the testimony and evidence presented during the public hearing, that any
adverse effects of the requested deviations from the development standards of the
underlying zoning are outweighed by the public benefits provided. Lastly, the
Commission finds that the request is consistent with the development goals and
objectives of the Town.
2. With regards to proposed building setbacks, that:
a. Proposed building setbacks provide necessary separation between buildings and
riparian areas, geologically sensitive areas and other environmentally sensitive
areas.
b. Proposed building setbacks comply with applicable elements of the Vail Village
Urban Design Guide Plan and Design Considerations.
c. Proposed building setbacks will provide adequate availability of light, air and
open space.
d. Proposed building setbacks will provide a compatible relationship with buildings
and uses on adjacent properties.
e. Proposed building setbacks will result in creative design solutions or other public
benefits that could not otherwise be achieved by conformance with prescribed
setback standards.
3. That proposed site coverage is in conformance with applicable elements of the Vail
Village Urban Design Guide Plan and Design Considerations.
4. That proposed gross residential floor area is in conformance with applicable elements of
the Vail Village Urban Design Guide Plan and Design Considerations.
39
,�:��
5. That the 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.
Zone District Boundarv Amendment
1. That the amendment is consistent with the adopted goals, objectives and policies
outlined in the Vail Comprehensive Plan and compatible with the development objectives
of the Town.
2. That the amendment is compatible with and suitable to adjacent uses and appropriate
for the surrounding areas.
3. That the amendment promotes the health, safety, morals, and general welfare of the
Town and promotes the coordinated and harmonious development of the Town in a
manner that conserves and enhances its natural environment and its established
character as a resort and residential community of the highest quality.
Should the Planning and Environmental Commission choose to approval with conditions
the applicant's requests for the conditional use permits, staff recommends that the following
findings be made as part of the motion:
Conditional Use Permits
1. That the proposed location of the Four Seasons Resort fractional fee club is in
accordance with the purposes of the Town of Vail Zoning Regulations and the purposes
of the Public Accommodation zone district.
2. That the proposed location of the Four Seasons Resort fractional fee club and the
conditions under which it will be operated and maintained will not be detrimental to the .
public health, safety, or welfare, or materially injurious to properties or improvements in
the vicinity of the Four Seasons Resort.
3. That the Four Seasons Resort fractional fee club operation will comply with each of the
applicable provisions of the Town of Vail Zoning Regulations
4. Additionally, the Four Seasons Resort fractional fee club proposal complies with the
criteria and standards prescribed by Section 12-16-7, Use Specific Criteria and
Standards, Vail Town Code.
5. That the proposed location of the 34 Type III Employee Housing Units is in accordance
with the purposes of the Town of Vail Zoning Regulations and the purposes of the Public
Accommodation zone district.
6. That the proposed location of the 34 Type III Empfoyee Housing Units and the conditions
under which they will be operated and maintained will not be detrimental to the public
health, safety, or welfare, or materially injurious to properties or improvements in the
vicinity of the Four Seasons Resort.
40
property was adopted and is no longer appropriate.
8. Such other factors and criteria as the Commission and/or Council deem
applicable to the proposed rezoning.
b. Necessary Findings: Before recommending and/or granting an approval of an
application for a zone district boundary amendment the Planning & Environmental
Commission and the Town Council shall make the foilowing findings with respect to
the requested amendment:
1. That the amendment is consistent with the adopted goals, objectives and
policies outlined in the Vail Comprehensive Plan and compatible with the
development objectives of the Town;and
2. That the amendment is compatible with and suitable to adjacent uses
and appropriate for the surrounding areas;and
3. That the amendment promotes the health, safety, morals,and general we/fare
of the Town and promotes the coordinated and harmonious development of
the Town in a manner that conserves and enhances its natural environment
and its established character as a resort and residential community of the
highest quality.
Article 12-7A, Public Accommodation (PA) District (in part)
12-7A-1: PURPOSE:
The Public Accommodation District is intended to provide sites for lodges and
residential accommodations for visitors, together with such public and semipublic
facilities and limited professional offices, medical facilities, private recreation,
commercial/retail and related visitor-oriented uses as may appropriately be located
wifhin the same district and compatible with adjacent land uses. The Public
Accommodation District is intended to ensure adequate light, air, open space, and
other amenities commensurate with lodge uses, and to maintain the desirable resort
qualities of the District by establishing appropriate site development standards.
Additional nonresidential uses are permitted as conditional uses which enhance the
nature of Vail as a vacation community, and where permitted uses are intended to
function compatib/y with the high density lodging character of the District.
12-7A-2: PERMITTED USES:
The fo/lowing uses shall be permitted in the PA District:
Lodges, inc/uding accessory eating, drinking, or retail establishments located within
the principal use and not occupying more than ten percent(10%) of the total gross
residential f/oor area of the main structure or structures on the site; additional
accessory dining areas may be located on an outdoor deck, porch, or terrace.
12-7A-3: CONDITIONAL USES:
The following conditional uses sha/l be permitted in the PA District, subject to
issuance of a conditional use permit in accordance with the provisions of Chapter 16
of this Tit/e:
Bed and breakfast, as further regu/ated by Section 12-14-18 of this Tit/e.
13
_._ _
Churches.
Fractronal fee club as further regulated by subsection 12-16-6A7 of this Title.
Hospitals, medical and dental clinics, and medical centers.
Major arcade, so long as it does not have any exterior frontage on any public way,
street, walkway, or mall area.
Private clubs and civic, cultural and fraternal organizations.
Professional and business offices.
Public buildings, grounds and facilities.
Public or commercial parking facilities or structures.
Public or private schools.
Public park and recreational facilities.
Public transportation terminals.
Public utility and public service uses.
Ski lifts and tows.
Theaters and convention facilities.
Type ll!employee housing units as provided in Chapter 13 of this Title.
12-7A-8:DENSITY CONTROL:
Up to one hundred fifty(150)square feet of gross residential floor area (GRFA)may
be permitted for each one hundred (100) square feet of buildable site area. Final
determination of allowable gross residential floor area shall be made by the Planning
and Environmental Commission in accordance with Section 12-7A-12 of this Article.
Specifically, in determining allowable gross residential floor area the Planning and
Environmental Commission shall make a finding that proposed gross residential floor
area is in conformance with applicable elements of the Vail Village Urban Design
Guide Plan and Design Considerations. Total density shall not exceed twenty five
• (25) dwe/ling units per acre of buildable site area. For the purposes of calculating
density, employee housing units, accommodation units and fractional fee club units
shall not be counted towards density.
12-7A-9:SITE COVERAGE:
Site coverage sha/l not exceed si�y five percent(65%) of the total site area. Final
determination of aflowable site coverage shall be made by the Planning and
Environmental Commission and/or the Design Review Board in accordance with
Section 12-7A-12 of this Article. Specifically, in determining allowable site coverage
the Planning and Environmental Commission and/or the Design Review Board shall
make a finding that proposed site coverage is in conformance with applicable
elements of the Vail Viliage Urban Design Guide Plan and Design Considerations.
12-7A-11:PARKING AND LOADING:
Off-street parking and loading shall be provided in accordance with Chapter 10 of
this Title.At least seventy five percent(75%)of the required parking shall be located
within the main building or buildings and hidden from public view. No at grade or
above grade surface parking or loading area shall be located in any required front
setback area. Below grade underground structured parking and short-term guest
loading and drop-off shall be permitted in the required front setback subject to the
approval of the Planning and Environmental Commission and/or the Design Review
Board.
12-7A-13: COMPLIANCE BURDEN:
It sha/l be the burden of the applicant to prove by a preponderance of the evidence
14
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 Streefscape Master P/an,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.
12-7A-14:MlTIGATION OF DEVELOPMENT IMPACTS:
Property owners/developers shall also be responsible for mitigating direct impacts of
their development on public infrastructure and in al/ cases mitigation shall bear a
reasonable relation to the development impacts. Impacts may be determined based
on rep,orts prepared by qualified consu/tants. The extent of mitigation and pub/ic
amenity improvements shall be balanced with the goals of redevelopment and will be
determined by the Planning and Environmenta! Commission in review of
development projects and conditional use permits. Substantial off-site impacts may
include, but are not limited to, the fol/owing: deed restricted employee housing,
roadway improvements, pedestrian walkway improvements, streetscape
improvements, stream tract/bank restoration, loading/delivery, public art
improvements, and simi/ar improvements. The intent of this Section is to only require
mitigation for large sca/e redevelopmenddevelopment projects which produce
substantial off-site impacts.
Article 12-9A Sqecial Development District (in part)
12-9A-1:PURPOSE:
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 Vaii 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 avai/able in the following
zone districts:Hillside Residential, Single-Family, Duplex, Primary/Secondary. The
e/ements of the development p/an shall be as outlined in Section 12-9A-6 of this
Article.
12-9A-6: DEVELOPMENT PLAN:
An approved development p/an� is the principal document in guiding the
development, uses and activities of a special deve/opment district. A development
plan shall be approved by ordinance by the Town Council in conjunction with the
review and approval of any special development district The deve/opment p/an shall
be comprised of materia/s submitted in accordance with Section 12-9A-5 of this
Artic/e. The development plan sha/l coniain all re/evant material and information
necessary to establish the parameters with which ihe specia/deve/opment drstrict
shall develop. The development plan may consist of, but not be limited to, the
approved site p/an, f/oor plans, building sections and elevations, vicinity p/an,
15
b -
parking plan, preliminary open space/landscape plan, densities and permitted,
conditional and accessory uses.
12-9A-7: USES:
Determination of permitted, conditional and accessory uses shall be made by the
Planning and Environmental Commission and Town Council as a part of the formal
review of the proposed development plan. Unless further restricted through the
review of the proposed special development district, permitted, conditional and
accessory uses shall be limited to those permitted, conditional and accessory uses
in a property's underlying zone district. Under certain conditions, commercial uses
may be permitted in residential special development districts if, in the opinion of the
Town Cauncil, such uses are primarily for the service and convenience of the
residents of the development and the immediate neighborhood. Such uses, if any,
shall not change or destroy the predominantly residential character of the special
development district The amount of area and type of such uses,if any, to be allowed
in a residential special development district shall be established by the Town Council
as a part of the approved development plan.
12-9A-9:DEVELOPMENT STANDARDS:
Development standards including lot area, srte dimensions,setbacks, height, density
control, site coverages, landscaping and parking shall be determined by the Town
Council as part of the approved development p/an 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.
Chapter 16, Conditional Use Permits
12-16-1: PURPOSE;LIMITATIONS:
In order to provide the flexibility necessary to achieve the objectives of this title,
specified uses are permitted in certain districts subject to the granting of a
conditional use permit. Because of their unusual or special characteristics,
conditional uses require review so that they may be located properly with respect to
the purposes of this title and with respect to their effects on surrounding properties.
The review process prescribed in this chapter is intended to assure compatibility and
harmonious development between conditional uses and surrounding properties in
the Town at large. Uses listed as conditional uses in the various districts may be
permitted subject to such conditions and limitations as the Town may prescribe to
insure that the location and operation of the conditional uses will be in accordance
with the development objectives of the Town and wil/not be detrimental to other uses
or properties. Where conditions cannot be devised, to achieve these objectives,
applications for conditional use permits shal/be denied.
12-7G: Heavv Service Zone District
12-7G-1: PURPOSE:
The Heavy Service District is intended to provide sites for automotive-oriented uses and for
commercial service uses which are not appropriate in other commercia/districts. Because of
16
the nature of the uses permitted and their operating characteristics, appearance and
potential for generating automotive and truck tratfic,all uses in the Heavy Service District are
subject to the conditional use permit procedure. In grantrng a conditional use permit, the
Planning and Environmental Commission or the Town Council may prescribe more
restrictive development standards than the standards prescribed for the District in order to
protect adjoining uses from adverse influences.
Vi. SURROUNDING LAND USES AND ZONING
Land Use Zoninq
North: Government General Use
South: Residential Two-Family Residential
High Density Multiple-Family Residential
East: Mixed Use Special Development District No. 21
Residential Public Accommodation
West: Residential High Density Multiple Family Residential
VII. ZONING ANALYSIS
The development standards for a Special Development District shall be proposed by the
applicant. Development standards including lot area, site dimensions, setbacks, height,
density control, site coverage, landscaping and parking and loading 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
shall be determined that such deviations provide benefits to the Town that outweigh the
effects of such deviations. This determination is to be made based upon the evaluation of
the proposed Special Development District's compliance with the Review Criteria outlined in
the following section of this memorandum.
The Community Development Department staff has prepared a zoning analysis for the Four
Seasons Resort proposal. The Four Seasons Resort Zoning Analysis compares the
development standards outlined by the underlying zoning of Public Accommodation to the
Vail Plaza Hotel West proposal from 2001 and the current proposal for the Four Seasons
Resort. A copy of the Four Seasons Resort Zoninq Analysis has been attached for
reference (Attachment E).
VIII. THE SPECIAL DEVELOPMENT DISTRICT AMENDMENT AND REVIEW PROCESS
Article 12-9, Vail Town Code provides for the amendment of existing Special Development
Districts in the Town of Vail. According to Section 12-9A-1, the purpose of a Special
Development District is as follows:
To encourage flexibility and creativity in the development of land, in order to promote
its most appropriate use; to improve the design character and quality of the new
development within the Town;to facilitate the adequate and economica/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
17
Development District.
An approved development plan is the principal document in guiding the development,uses,
and activities of the Special Development District. The development plan shall contain all
relevant material and information necessary to establish the parameters with which the
Special Development District shall adhere. The development plan may consist of,but not be
limited to:the approved site plan;floor plans, building sections, and elevations:vicinity plan;
parking plan;preliminary open space/landscape plan;densities;and permitted,conditional,
and accessory uses.
The determination of permitted, conditional and accessory uses shall be made by the
Planning and Environmental Commission and Town Council as part of the formal review of
the proposed development plan. Unless further restricted through the review of the
proposed Special Development District, permitted, conditional and accessory uses shall be
limited to those permitted,conditional and accessory uses in the property's underlying zone
district.
The Town Code provides nine design criteria which shall be used as the principal criteria in
evaluating the merits of the proposed Special Development District. It shall be the burden of
the applicant to demonstrate that submittal material and the proposed development plan
comply with each of ihe 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.
Reductions of the plans have been attached for reference(Attachment F). The following is a
staff analysis of the project's compliance with the nine Special Development District review
criteria:
CRITERIA FOR REVIEW:
A. Design compatibility and sensitivity to the immediate environment,neighborhood and
adjacent properties relative to architectural design,scale,bulk,building height,buffer
zones, identity, character, visual integrity and orientation.
In the Public Accommodation zone district, the minimum setback shall be 20 feet on all
sides. The applicant is proposing to maintain the 20 ft. above grade setbacks along
Frontage Road,Vail Road,West Meadow Drive, and the west side of the site. The applicant
is proposing an 18 ft. setback at the property line adjacent to the 9 Vail Road property. In
addition to the deviation to the above grade setback, the applicant is also proposing to
encroach into the setbacks below grade. The Public Accommodation zone district allows for
below grade parking and loading occurring in the front setback. However, the proposal
includes encroachments into the 20 ft. setbacks underground on the Frontage Road, Vail
Road, and the east side of the site. These encroachments accommodate storage areas and
parking. At the discretion of the Planning and Environmental Commission and Design
Review Board,variations to the setback standards may be approved for properties within the
Public Accommodation zone district, subject to the applicant demonstrating compliance with
the following criteria:
A. Proposed building setbacks provide necessary separation between buildings and
riparian areas, geologically sensitive areas and other environmentally sensitive areas.
There are no identified geologically or environmentally sensitive areas on this property.
The underground setback encroachments will have no impact on the necessary
18
_____
separation between buildings. Pursuant to the provisions of the Town of Vail Zoning
Regulations and the Uniform Building Code, the applicant is complying with minimum
setbacks between buildings.
B. Proposed building setbacks comply with applicable elements of the Vail Village Urban
Design Guide Plan and Design Considerations.
These elements of Vail's Comprehensive Plan are not applicable to the subject property.
C. Proposed building setbacks wi/l provide adequate availability of light, air and open
space.
Because the major setback encroachments occur below grade, the proposed
encroachments do not negatively affect the availability of light, air,and open space. At
the Planning and Environmental Commission worksession meeting on March 24,2003,
the proposal included roof overhang encroachments into the required 20 ft. setback.
� Roof overhangs are allowed to encroach up to 4 ft. into a required setback. The
applicant has since revised the proposal to eliminate these encroachments, as
requested by the Planning and Environmental Commission and staff. As proposed,
staff believes that the proposed building setbacks will provide adequate availability of
light, air, and open space.
D. Proposed building setbacks will provide a compatible relationship with buildings and
uses on adjacent properties.
The proposed setbacks adjacent to the Scorpio and Alphorn, both of which are
residential uses, are maintained at 20 ft. for all above grade improvements. The
proposed building is located a minimum of 35 ft. from the Alphorn and the Scorpio, both
of which are non-conforming with regard to the 20 ft. setback requirement. The
encroachment adjacent to 9 Vail Road, also a residential use, is adjacent to the sharp
angle in the property line. At this point, the proposed building is located more than 100
ft. away from the 9 Vail Road building. At its closest point,the proposed building is 45 ft.
from the 9 Vail Road building, which is also non-conforming with regards to the 20 ft.
setback requirement. Staff believes that the proposed setbacks are compatible with
buildings and uses on adjacent properties.
E. Proposed building setbacks will result in creative design solutions or other public
benefits that could not otherwise be achieved by conformance with prescribed setbacks
standards.
The proposed building setbacks result in a design solution that completely eliminates all
surface parking on this site, which staff believes to be a benefit of this proposal. The
proposed setbacks have resulted in a creative design solution which could not be
achieved by conformance with prescribed setback standards.
The site of the proposed Four Season Resort is immediately adjacent to 9 Vail Road, the
Scorpio, and the Alphorn. Throughout the development review process, the sensitivity to
adjacent uses has been considered by the Design Review Board, Planning and
Environmental Commission, and staff. The proposed building has been significantly re-
designed to provide a smooth transition from the Four Seasons Resort to the Scorpio.
Specifically, since the March 24, 2003, Planning and Environmental Commission
19
worksession, the applicant has revised the north east corner of the building by taking
significant living space and relocating it to the eastern portion of the building.
The maximum building height as permitted by the Public Accommodation zone district is 48
ft. The Four Seasons Resort is proposing a deviation to this maximum height requirement.
The maximum height of the proposed building is 89 ft. at its highest point. The main roof
ridge which runs parallel to Sauth Frontage Road is 77.5 ft. in height. This is a deviation of
41 ft.from the maximum building height allowed by the Public Accommodation zone district.
In 2001, the Town Council approved a maximum height of 53 ft. Staff believes that the
proposed building height is appropriate for the site, specifically because the height is
concentrated along South Frontage Road,which we believe to be an appropriate location for
additional heigMt. Generally, the 48 ft. maximum building height is maintained along the
portion of the site adjacent to West Meadow Drive.
In addition to maximum building height,the building height as the building height transitions
to adjacent properties has an impact on bulk and mass. The building height of the roof eave
of Scorpio is 50 ft. The proposed adjacent eave of the Four Seasons is at 44.5 ft., and the
dormers are at 52.75 ft. and 56.75 ft. This modification from the previous design allowed for
a smoother transition to the Scorpio.
The Design Review Board and Jeff Winston of Winston Associates continue to have
concerns regarding the transition between the Four Seasons Resort to the Alphorn. The
eave of the Alphorn is 27.75 ft. The Four Seasons Resort proposal has been modified to
add an additional roof form adjacent to the Alphorn. However, staff believes that further
review of this corner of the building shall be required by the Design Review Board.
The building has been designed with sensitivity to the views from 9 Vail Road. Where
adjacent to views from 9 Vail Road, the building does not exceed the maximum height
limitation of 48 ft. In addition, the proposal includes a significant landscape buffer to
minimize view impacts to 9 Vail Road building views.
The proposal maintains a 20 ft. setback along the shared property line of the Alphorn and
the Scorpio, and includes a heated pedestrian walkway and landscaping to provide a buffer
zone.
Jeff Winston, of Winston Associates, has provided an analysis of the proposed Four
Seasons Resort, which has been attached for reference (Attachment G). He expresses
concern regarding the roof massing of the proposed building,specifically considering the"A-
Frame" look of the building in several locations. While he states that the character of the
building is distinctive and memorable, he expresses concern about varying too much from
the typical "Tyrolean" character of Vail. Staff believes that his concerns warrant further
study, particularly with the Design Review Board, as this application continues through the
development review process.
B. Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity. .
The uses, activities and densities for the Four Seasons Resort development site are
prescribed by the underlying zoning. According to the Official Town of Vail Zoning Map,the
underlying zoning for the proposed special development district is Public Accommodation
(subject to the rezoning of the Vail Amoco site). The Public Accommodation zone district
20
encourages the development of lodges (accommodation units) and accessory eating and
drinking establishments at a density of twenty-five dwelling units per acre. The surrounding
uses and zoning designation include Public Accommodation to the south, east and west
(Sonnenalp, Nine Vail Road & Special Development District No. 6—Vail Village Inn), High-
Density Multiple Family to the west and northwest (Alphorn and Scorpio), and Commercial
Service Center/Special Development District No.21 (Gateway)to the northeast. The same
development standards that apply to the Four Seasons Resort development site apply to the
Sonnenalp, Nine Vail Road and Vail Village Inn properties. The Commercial Service Center
underlying zoning of the Vail Gateway building is intended to provide sites for a mixture of
commercial and residential development.
The Four Seasons Resort is proposed as a mixed-use development. The mixture of uses
includes commercial, lodging, recreational and residential. Staff believes the proposed
mixture of uses and its proximity to both Vail Village and Lionshead is consistent with the
intended purpose of the underlying zoning of Public Accommodation. Further,staff believes
that the proposed uses within the Four Seasons Resort will compliment those existing uses
and activities on surrounding and adjacent properties. The proposed density of the hotel
and the presence of the conference facilities will improve and enhance the viability and
success of the existing restaurant and retail businesses in the immediate area.
Employee Housinq Requirements
As indicated in a number of the goals and objectives of the Town's Master Plans, providing
affordable housing for employees is a critical issue which should be addressed through the
planning process for Special Development District proposals. In reviewing the proposal for
employee housing needs, staff relied on the Town of Vail Employee Housing Report. This
report has been used by the staff in the past to evaluate employee housing needs. The
guidelines contained within the report were used most recently in the review of the Austria
Haus, Marriott and Special Development District No. 6 - Vail Village Inn development
proposals.
The Employee Housing Report was prepared for the Town by the consulting firm Rosall,
Remmen and Cares. The report provides the recommended ranges of employee housing
units needed based on the type of use and the amount of floor area dedicated to each use.
Utilizing the guidelines prescribed in the Employee Housing Report, staff analyzed the
incremental increase of employees (square footage per use), that results from the
redevelopment.
The figures identified in the report are based on surveys of commercial-use employment
needs of the Town of Vail and other mountain resort communities. As of the drafting of the
report, Telluride, Aspen and Whistler, B.C. had "employment generation" ordinances
requiring developers to provide affordable housing for a percentage of the new employees
resulting from commercial development. "New"employees are defined as the incremental
increase in employment needs resulting from commercial redevelopment. Each of the
communities assesses a different percentage of affordable housing a developer must
provide for the new employees. For example, Telluride requires developers to provide
housing for 40% (0.40) of the new employees, Aspen requires that 60% (0.60) of the new
employees are provided housing and Whistler requires that 100% (1.00) of the new
employees be provided housing by the developer. In comparison, Vail has conservatively
determined that developers shall provide housing for 15% (0.15) or 30% (0.30) of the new
employees resulting from commercial development. When a project is proposed to exceed
21
the density aliowed by the underlying zone district, the 30% (0.30) figure is used in the
calculation. If a project is proposed at,or below,the density allowed by the underlying zone
district,the 15%(0.15)figure is used.The Four Seasons Resort special development district
does not exceed the density permitted by the underlying zone district. However, the
Planning and Environmental Commission and Vail Town Council have indicated the 30%
figure should be used given the substantial scope and impact of this project.
The applicant is proposing to provide employee housing for a percentage of the "new"
employees resulting from the hotel construction. The new hotel is expected to generate 228
"new" employees. The "new" employees are in addition to the 85 "full time equivalent"
employees already working at the Chateau at Vail and Vail Amoco. The applicant is
proposing to provide deed-restricted employee housing for 30% (68 beds) of the "new"
employees. In order to maximize the benefit of the housing to the Town of Vail,the applicant
has suggested that the housing will be available only to Four Seasons Resort employees.
Employee Generation Calculations - Bottom of Range
a) Retail/Service Commercial =
2,402 sq. ft. Qa (5/1000 sq. ft.) = 12.01 employees
b) Health Club =
14,416 sq. ft. �a (1/1000 sq. ft.) = 14.42 employees
c) Restaurant/Kitchen =
12,155 sq. ft. Qa (5/1000 sq. ft.) = 60.46 employees
d) Conference Center =
11,726 sq. ft. � (1/1000 sq. ft.) = 11.7 employees
e) Lodging =
118 units @ (.25/unit) = 29.5 employees
f) Multiple-Family Units =
40 units � (.4/unit) = 16 employees
144.09 employees
- 85 existing employees
59.09 employees
Employee Generation Calculations - Middle of Range
a) Retail/Service Commercial =
2,402 sq. ft. @ (6.5/1000 sq. ft.) = 15.6 employees
b) Health Club =
14,416 sq. ft. @ (1.25/1000 sq. ft.) = 18.02 employees
c) Restaurant/Kitchen =
22
12,155 sq. ft. � (6.5/1000 sq. ft.) = 79 employees
d) Conference Center =
11,726 sq. ft. � (1/1000 sq. ft.) = 11.7 employees
e) Lodging =
118 units �a (.75/unit) = 88.5 empioyees
f) Multiple-Family Units =
40 units @ (.4/unit) = 16 employees
228.82 employees
- 85 existing employees
143.82 employees
Employee Generation Calculations - Top of Range
a) Retail/Service Commercial =
2,402 sq. ft. @ (8/1000 sq. ft.) = 19.2 employees
b) Health Club =
14,416 sq. ft. � (1.5/1000 sq. ft.) = 21.6 employees
c) Restaurant/Kitchen =
12,155 sq. ft. @ (8/1000 sq. ft.) = 97.14 employees
d) Conference Center =
11,726 sq. ft. @ (1/1000 sq. ft.) = 11.7 employees
e) Lodging =
118 units Qa (1.25/unit) = 147.5 employees
f) Multiple-Family Units =
40 units @ (.4/unit) = 16 employees
313.14 employees
- 85 existing employees
228.14 employees
Employee Housing Requirement Calculations:
15% Calculation Employees No. of Beds Required
Bottom 59.09 8.86
� Middle 143.82 21.57
Top 228.14 34.2
23
30% Calculation Employees No. of Beds Required
Bottom 59.09 17.7
Middle 143.82 43.1
Top 228.14 68.4
C. Compliance with parking and loading requirements as outlined in Chapter 12-10 of the
Vail Town Code.
The Four Seasons Resort proposal complies with the parking and loading requirements
outlined in Chapter 12-10, Vail Town Code. The Planning and Environmental Commission
determines the parking requirement for uses not specifically listed in Chapter 12-10, Vail
Town Code. The applicant is proposing approximately 6,082 sq. ft. of spa. Half of the
treatments provided by the spa shall be open to the general public,while the remaining half
will be available to hotel guests only. Chapter 12-10, Vail Town Code requires 2.3 parking
spaces per 1000 square feet of net floor area for "personal services". Using this
requirement as a guide, the spa area would require 14 spaces. With only half open to the
public, 7 of the required 14 parking spaces will be accommodated by the proposed hotel
guest parking. As currently proposed and with all uses considered, the total parking
requirement for the Four Seasons Resort is 205 parking spaces. The applicant has
proposed a total 215 spaces.
The applicant has provided loading facilities which exceed the requirements of Chapter 12-
10, Vail Town Code and all delivery truck maneuverability is accommodated on-site and
within the building.
D. Conformity with the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plan.
Vail Land Use Plan: The Vail Land Use Plan applies two land use designations to the
property:
Resort Accommodations and Service:
This area includes activities aimed at accommodating ihe overnight and short-term
visitor to the area. Primary uses include hotels, lodges,service stations, and parking
structures. These areas are oriented toward vehicular access from 1-70, with other
support commercial and business services included. Also allowed in this category
wou/d be institutional uses and various municipal uses.
Transition:
The activities and site design of this area are aimed at encouraging pedestrian flow
through the area and strengthening the connection between the two commercial
cores. Appropriate activities inc/ude hotels, lodging and other tourist-oriented
residential units, ancillary retail and restaurant uses, museums, areas of public art,
nature exhibits, gardens, pedesirian plazas, and other ties to the north.
The goals contained in the Vail Land Use Plan are to be used as the Town's policy
guidelines during the review process for the establishment of a special development district.
Staff has reviewed the Vail Land Use Plan and believes the following policies are relevant to
the review of this proposal:
24
1. General Growth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to serve both
the visitor and the permanent resident.
1.2 The quality of the environment including air, water, and other natural
resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded whenever
possible.
1.12 Vail should accommodate most of the additiona!growth in existing developed
areas (infill).
3. Commercial
3.1 The hotel bed base should be preserved and used more efficiently.
3.2 The Village and Lionshead are the best/ocation for hotels to serve the future
needs of the destination skier.
3.3 Hotels are important to the continued success of the Town of Vail,
therefore conversion to condominiums shou/d be discouraged.
3.4 Commercial growth should be concentrated in existing commercial areas to
accommodate both local and visitor needs.
5. Residential
5.1 Quality timeshare units shou/d be accommodated to he/p keep occupancy
rates up.
5.2 Affordable employee housing should be made available through private
efforts, assisted by limited incentives, provided by the Town of Vail, with
appropriate restrictions.
The Land Use Plan suggests that increased density for commercial, residential and lodging
uses in the Village/Lionshead Core areas would be acceptabie so long as the existing
character of each area is being preserved.
Staff believes that the proposal conforms to the applicable elements of the Vail
Comprehensive Plan. The applicable elements of the Vail Comprehensive Plan are
included for reference in Section V of this memorandum. The Vail Land Use Plan
encourages the upgrading and pres�rvation of hotel beds and designates this site as an
appropriate location for hotels, lodging and other tourist-oriented residential units, ancillary
retaii and restaurant uses.
Town of Vail Streetscape Master Plan
The Town's Streetscape Master Plan identifies West Meadow Drive as the primary
25
pedestrian route between Vail Viliage and Lionshead Mall.
To improve the quality of the walking experience and give continuity to the pedestrian ways
as a continuous system, two general types of improvements adjacent to the walkways are
considered:
1. Open space and landscaping, berms, grass, flowers and tree planting as a
soft,colorful framework linkage along pedestrian routes;and plazas and park
greenspaces as open nodes and focal points along those routes.
2. Infill commercial storefronts, expansion of existing buildings, or new infill
development to create new commercial activity generators to give street life
and visual interest, as attractions at key locations along pedestrian routes.
Although the Town is in the process of refining the Streetscape Master Plan for West
Meadow Drive, staff believes the applicant's preliminary streetscape plan demonstrates
substantial compliance with the above-listed provisions. Final streetscape design and
treatments will be reviewed by the Design Review Board.
Staff believes the uses and activities proposed are in compliance with the policies, goals,
and objectives identified in the Vail Land Use Plan.
E. Identification and mitigation of natural and/or geologic hazards that affect the
property on which the special development district is proposed.
According to the Official Town of Vail Geologic Hazard Maps, the Four Seasons Resort
development site is not located in any geologically sensitive areas or within the 100-year
floodplain.
F. Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features,
vegetation and overall aesthetic quality of the community.
The site lacks many natural features today. However, staff believes that the design of the
building, including generally maintaining the 20 ft. setbacks, has created a development
which is responsive to the aesthetic quality of the community. Where retaining walls are
necessary, generally boulder walls are used in the. more visible locations to minimize the
visual impact of the walls.
The applicant is proposing a deviation from the site coverage requirements of the Public
Accommodation zone district. Specifically, as proposed, the site coverage below grade
exceeds the maximum allowable by the Public Accommodation zone district. The Public
Accommodation zone district allows 65%site coverage, or 77,199 sq. ft. As proposed,the
applicant is proposing below grade site coverage of 71%or 84,402 sq. ft. Above gr�de site
coverage is 58% or 69,346 sq. ft. Section 12-7A-9, Site Coverage, Vail Town Code, states
the following with regards to site coverage:
Site coverage shall not exceed sixty five percent (65%) of the total site area. Final
determination of allowab/e site coverage shall be made by the planning and
environmenta/ commission and/or the design review board in accordance with
section 12-7A-12 of this article. SpecificaNy, in determining allowab/e site coverage
26
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Department of Community Development
DATE: April 28, 2003
SUBJECT: A request for a recommendation to the Vail Town Council for a major amendment to
Special Development District No.36,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
Housing Units and a fractional fee club; and a request for a recommendation to the
Vail Town Council for a proposed rezoning of Lot 9A, Vail Village 2"d Filing from
Heavy Service (HS) district to Public Accommodation (PA) district, located at 28 S.
Frontage Road and 13 Vail Road/Lots 9A& 9C, Vail Village 2"d Filing.
Applicant: Nicollet Island Development Company Inc.
Planner: Allison Ochs
I. SUMMARY
The applicant, Nicollet Island Development Company Inc., is requesting a major amendment
to Special Development District No. 36; a conditional use permit for 34 Type III Employee
Housing Units; a conditional use permit for a 22 unit Fractional Fee Club; a rezoning of Lot
9A, Vail Village 2"d Filing from Heavy Service zone district to Public Accommodation zone
district, to facilitate the development of a Four Seasons Resort mixed-use hotel. Staff is
recommending approval of the applications, with the findings and conditions as outlined in
Section XII of this memorandum.
II. DESCRIPTION OF THE REQUESTS
The Four Seasons Resort is a mixed-use development proposal, located at 28 South
Frontage Road and 13 Vail Road/Lots 9A and 9C, Vail Village 2"d Filing. A vicinity map has
been attached for reference (Attachment A). The proposal is for the redevelopment of the
existing Chateau of Vail and the Vail Amoco sites. Uses within the development include
residential, hotel, commercial and recreation. The applicant is requesting a major
amendment to Special Development District No. 36, conditional use permits to allow for a
Fractional Fee Club and 34 Type III Employee Housing Units, and a rezoning of Lot 9A, Vail
Village 2�d Filing from Heavy Service zone district to Public Accommodation zone district.
The applicant's written statement of their request and program analysis has been attached
for reference (Attachments B and C).
A square footaqe breakdown of the proposal is provided below:
■ 47,592 sq. ft.—fractional fee club units (22 units)
■ 53,421 sq. ft.—condominiums (18 units)
■ 76,978 sq. ft.—accommodation units (118 keys)
■ 10,202 sq. ft.—employee housing units (34 units)
• 7,695 sq. ft.—restauranUretail
1
■ 11,726 sq. ft.—conference/meeting rooms
■ 14,416 sq. ft.—spa/health club
Maior Amendment to Special Development District No. 36
The Four Seasons Resort is requesting a major amendment to Special Development District
No. 36, pursuant to Section 12-9A-10, Vail Town Code. According to Section 12-9A-1,
Purpose, Vail Town Code, the purpose of a Special Development District is, in part:
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.
A Special Development District allows for deviations from the development standards as
regulated by the underlying zoning. It does not allow for deviations from the permitted or
conditional uses of the underlying zoning. The Four Seasons Resort proposal contains the
following deviations from the underlying Public Accommodation zone district:
Height—as proposed, the maximum height of the building is 89 feet, which is 41 ft.
higher than the 48 ft. allowed under the Public Accommodation zone district
regulations. The primary roof ridge (which runs parallel to South Frontage Road) is
proposed to have a maximum height of 77.5 ft.
Site Coveraae (below qrade)—as proposed,the site coverage below grade exceeds
the maximum allowable by the Public Accommodation zone district. The Public
Accommodation zone district allows 65%site coverage(77,199 sq.ft.) As proposed,
ihe applicant is proposing below grade site coverage of 71% (84,402 sq. ft.) and
above-grade site coverage of 58% (69,346 sq. ft.).
Wall Heiqht—as proposed there are two locations where the wall height exceeds the
maximum allowable retaining wall height. The maximum retaining wall height in the
front setback is 3 ft. At the entrance into the parking structure,the wall height is 11
ft. This wall is part of the foundation wall of the parking structure below and is
therefore not considered a retaining wall. In addition, the wall which is adjacent to
the driveway of the loading and delivery bay is 10 ft. in height. This wall is also part
of the foundation wall of the parking structure below and therefore not a retaining
wall. However, because both of these walls will appear to be retaining walls, staff
believes that it is important to note these as�ieviations.
The review criteria for a major amendment to a Special Development District are contained
in Section VIII of this memorandum.
Conditional Use Permit Reauests
Section 12-7A-3, Conditional Uses, Vail Town Code, regulates the conditional uses allowed
in the Public Accommodation zone district. Fractional Fee Clubs and Type III Employee
Housing Units are allowed as conditional uses in the Public Accommodation zone district.
The applicant is requesting a conditional use permit to allow for the establishment of a
fractional fee club, which includes 22 fractional fee club units. In addition, the applicant is
requesting a conditional use permit to allow for the construction of 34 Type III Employee
2
Housing Units. The review criteria for the conditional use permits are contained in Sections
IX and X of this memorandum.
Rezonina Request
Section 12-3-7, Amendment, Vail Town Code, regulates the process for zone district
boundary amendments. The proposal for the Four Seasons Resort includes a proposed
rezoning of Lot 9A, Vail Village 2"d Filing from Heavy Service zone district to Public
Accommodation zone district and inclusion in Special Development District No. 36. The
review criteria for a zone district boundary amendment are contained in Section XI of this
memorandum.
I11. BACKGROUND
Information regarding the existing Chateau at Vail is limited. The Town of Vail files do not
contain information regarding the original construction of the hotel. The existing hotel
contains 120 hotel rooms at approximately 280 sq.ft. each. Development activity on the site
to date has been limited to minor alterations.
In 2001, the Town Council approved Ordinance No 14, Series of 2001, adopting a
development plan for the establishment of Special Development District No. 36, Vail Plaza
Hotel West on the existing Chateau at Vail site. At that time, the development site did not
include the Vail Amoco site, located at 28 S. Frontage Rd. / Lot 9A, Vail Village 2�d Filing.
Generally, Ordinance No. 14, Series of 2001,approved a development plan which included
15 dwelling units, 116 accommodation units, 40 fractional fee club units, and 14 Type III
Employee Housing Units. The deviations from underlying zoning included deviations from
the maximum height and site coverage (underground).
Information regarding the existing Vail Amoco site is also limited. The site is currentlyzoned
Heavy Service. In 2001, an application was received from Alpine Ventures to amend the
Heavy Service zone district. The application was intended to facilitate a mixed use
development(service station and multiple family dwelling units) on the site. This application
was subsequently withdrawn and no further action taken.
IV. ROLES OF REVIEWING BOARDS
Special Development District
Order of Review: Generally, applications wil! be reviewed first by the Planning and
Environmental Commission for impacts of use/development, then by the Design Review
Board for compliance of proposed buildings and site p/anning, and final approval by the
Town Council.
Planninq and Environmental Commission: The Planning and Environmental Commission
is advisory to the Town Council. The Planning and Environmental Commission shall review
the proposal for and make a recommendation to the Town Council on the following:
■ Permitted, accessory, and conditional uses
• Evaluation of design criteria as follows (as applicable):
A. Compatibility: Design compatibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relative to architectural design, scale, bulk,
building height, buffer zones, identity, character, visual integrity and orientation.
3
B. Relationship: Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
C. Parking And Loading:Compliance with parking and loading requirements as outlined
in Chapter 10 of this Title.
D. Comprehensive Plan: Conformity with applicable elements of the Vail
Comprehensive Plan, Town policies and urban design plans.
E. Natural and/or Geologic Hazard: Identification and mitigation of natural and/or
geologic hazards that affect the property on which the special development district is
proposed.
F. Design Features:Site plan, building design and location and open space provisions
designed to produce a functional development responsive and sensitive to natural
features, vegetation and overall aesthetic quality of the community.
G. Traffic:A circulation system designed for both vehicles and pedestrians addressing
on and off-site traffic circulation.
H. Landscaping: Functional and aesthetic landscaping and open space in order to
optimize and preserve natural features, recreation, views and function.
I. Workable Plan: Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of the special
development district.
- Recommendation on development standards including, lot area, site dimensions,
setbacks, height, density control, site coverages, landscaping and parking.
Desiqn Review Board: The Design Review Board has no review authority on a Special
Development District proposal, but must review any accompanying Design Review Board
application. The Design Review Board review of a Special Development District prior to
Town Council approval is purely advisory in nature.
The Design Review Board is responsible for evaluating the Design Review Board proposal:
- Architectural compatibility with other structures, the land and surroundings
- Fitting buildings into landscape
- Configuration of building and grading of a site which respects the topography
- Removal/Preservation of trees and native vegetation
- Adequate provision for snow storage on-site
- Acceptability of building materials and colors
- Acceptability of roof elements, eaves, overhangs, and other building forms
- Provision of landscape and drainage
- Provision of fencing, walls, and accessory structures
- Circulation and access to a site including parking, and site distances
- Location and design of satellite dishes
- Provision of outdoor lighting
- Compliance with the architectural design guidelines of applicable master plans.
4
Staff:
The staff is responsible for ensuring that all submittal requirements are provided and plans
conform to the technical requiremenis of the Zoning Regulations. The staff also advises the
applicant as to compliance with the design guidelines.
Staff provides a staff inemo containing background on the property and provides a staff
evaluation of the project with respect to the required criteria and findings, and a -
recommendation on approval, approval with conditions, or denial. Staff also facilitates the
review process.
Town Council: The Town Council is responsible for final approval/denial of a Special
Development District. The Town Council shall review the proposal for the following:
Permitted, accessory, and conditional uses
Evaluation of design criteria as follows (as applicable):
A. Compatibility: Design compatibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relative to architectural design, scale, bulk,
building height, buffer zones, identity, character, visual integrity and orientation.
B. Relationship: Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
C. Parking And Loading: Compliance with parking and loading requirements as outlined in
Chapter 10 of this Title.
D. Comprehensive Plan: Conformity with applicable elements of the Vail Comprehensive
Plan, Town policies and urban design plans.
E. Natural and/or Geologic Hazard: Identification and mitigation of natural and/or geologic
hazards that affect the property on which the special development district is proposed.
F. Design Features: Site plan, building design and location and open space provisions
designed to produce a functional development responsive and sensitive to natural
features, vegetation and overall aesthetic quality of the community.
G. Traffic: A circulation system designed for both vehicles and pedestrians addressing on
and off-site traffic circulation.
H. Landscaping: Functional and aesthetic landscaping and open space in order to optimize
and preserve natural features, recreation, views and function.
I. Workable Plan: Phasing plan or subdivision plan that will maintain a workable,functional
and efficient relationship throughout the development of the special development district.
- Approval of development standards including, lot area, site dimensions, setbacks,
height, density control, site coverages, landscaping and parking.
Conditional Use Permits:
Order of Review: Generally, applications will be reviewed first by the Planning and
Environmental Commission for acceptability of use and then by the Design Review Board for
5
compliance of proposed buildings and site planning.
Planninq and Environmental Commission: The Planning and Environmental Commission is
responsible for final approval/denial of a conditional use permit. The Planning and
Environmental Commission is responsible for evaluating a conditional use permit proposal
for:
1. Relationship and impact of the use on development objectives of the Town.
2. Effect of the use on light and air, distribution of population, transportation facilities,
utilities, schools, parks and recreation facilities, and other public facilities and public
facilities needs.
3. Effect upon traffic, with particular reference to congestion, automotive and pedestrian
safety and convenience,traffic flow and control,access,maneuverability,and removal of
snow from ihe streets and parking areas.
4. Effect upon the character of the area in which the proposed use is to be located,
including the scale and bulk of the proposed use in relation to surrounding uses.
5. Such other factors and criteria as the Commission deems applicable to the proposed
use.
6. The environmental impact report concerning the proposed use, if an environmental
impact report is required by Chapter 12 of this Title.
Conformance with development standards of zone district
- Lot area
- Setbacks
- Building Height
- Density
- GRFA
- Site coverage
- Landscape area
- Parking and loading
- Mitigation of development impacts
Desiqn Review Board: The Design Review Board has no review authority on a conditional
use permit, but must review any accompanying Design Review Board application. The
Design Review Board is responsible for evaluating the Design Review Board proposal for:
- Architectural compatibility with other structures, the land and surroundings
- Fitting buildings into landscape
- Configuration of building and grading of a site which respects the topography
- Removal/Preservation of trees and native vegetation
- Adequate provision for snow storage on-site
- Acceptability of building materials and colors
- Acceptability of roof elements, eaves, overhangs, and other building forms
- Provision of landscape and drainage
- Provision of fencing, walls, and accessory structures
- Circulation and access to a site including parking, and site distances
6
_ _
- Location and design of satellite dishes
- Provision of outdoor lighting
- The design of parks
Staff:
The staff is responsible for ensuring that all submittal requirements are provided and plans
conform to the technical requirements of the Zoning Regulations. The staff also advises the
applicant as to compliance with the design guidelines.
Staff provides a staff inemo containing background on the property and provides a staff
evaluation of the project with respect to the required criteria and findings, and a
recommendation on approval, approval with conditions, or denial. Staff also facilitates the
review process.
Town Council:
Actions of Design Review Board or Planning and Environmental Commission maybe
appealed to the Town Council or by the Town Council. Town Council evaluates whether or
not the Planning and Environmental Commission or Design Review Board erred with
approvals or denials and can uphold, uphold with modifications, or overturn the board's
decision.
Zoninq/Rezoninq
Planninq and Environmental Commission: The Planning and Environmental Commission
is advisory to the Town Council. The Planning and Environmental Commission shall review
the proposal and make a recommendation to the Town Council on the compatibility of the
proposed zoning with surrounding uses, consistency with the Vail Comprehensive Plans,
and impact on the general welfare of the community.
Desiqn Review Board: The Design Review Board has no review authority on
zoning/rezonings.
Staff:
The staff is responsible for ensuring that all submittal requirements are provided. The staff
advises the applicant as to compliance with the Zoning Regulations. Staff provides a staff
memo containing background on the property and provides a staff evaluation of the project
with respect to the required criteria and findings, and a recommendation on approval,
approval with conditions, or denial. Staff also facilitates the review process.
Town Council: The Town Council is responsible for final approval/denial of a
zoning/rezoning. The Town Council shall review and approve the proposal based on the
compatibility of the proposed zoning with surrounding uses, consistency with the Vail
Comprehensive Plans, and impact on the general welfare of the community.
V. APPLICABLE PLANNING DOCUMENTS
Vail Land Use Plan
The Vail Land Use Plan was adopted by the Vail Town Council on November 18, 1986. The
plan is intended to serve as a basis from which future decisions may be made regarding
land use within the valley. The primary focus of the Vail Land Use Plan is to address the
�
long-term needs and desires of the Town as it matures. The Town of Vail has evolved from
a small ski resort founded in 1962 with approximately 190,000 annual skier visits and
virtually no permanent residents to a community with 4,500 permanent residents. The Town
is faced with the challenge of creatively accommodating the increase in permanent
residency as well as the increase in skier visits,while preserving the important qualities that
have made Vail successful. This is a considerable challenge, given the fact that land within
the Valley is a well-defined finite resource, with much of the land already developed at this
juncture. The Vail Land Use Plan was undertaken with the goal of addressing this challenge
in mind.
The goals articulated in the plan reflect the desires of the citizenry. The goal statements that
were developed reflect a general consensus of the comments shared at public meetings.
The goals contained in the Vail Land Use Plan are to be used as the Town's adopted policy
guidelines in the review process for new development proposals.Staff has reviewed the Vail
Land Use Plan and believes the following policies are relevant to the review of this proposal:
1.0 General Growth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining
a balance between residential, commercial and recreational uses to
serve both the visitor and the permanent resident.
1.2 The quality of the environment including air, water and other natural
resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgraded
whenever possible.
1.4 The original theme of the old Village Core should be carried into new
development in the Village Core through continued implementation of
the Urban Design Guide Plan.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
2.0 Skier/Tourist Concerns
2.1 The community should emphasize its role as a destination resort
while accommodating day skiers.
2.2 The ski area owner, the business community and the Town leaders
shou/d work together closely to make existing facilities and the Town
function more efficiently.
2.3 The ski area owner, the business community and the Town leaders
shou/d work together to improve facilities for day skiers.
2.4 The community should improve summer recreational and cultural
opportunities to encourage summer tourism.
3.0 Commercia!
8
3.1 The hotel bed base should be preserved and used more efficiently.
3.2 The Village and Lionshead areas are the best location for hotels to
serve the future needs of the destination skiers.
3.3 Hotels are important to the continued success of the Town of Vail,
therefore conversion to condominiums should be discouraged.
3.4 Commercial growth should be concentrated in existing commercial
areas to accommodate both local and visitor needs.
4.0 Village Core/Lionshead
4.1 Future commercial development should continue to occurprimarilyin
existing commercial areas. Future commercial development in the
Core areas needs to be carefu/ly controlled to facilitate access and
delivery.
4.2 Increased density in the Core areas is acceptable so long as the
existing character of each area is preserved thorough implementation
of the Urban Design Guide Plan.
4.3 The ambiance of Vail Village is important to the identity of Vail and
shou/d be preserved. (scale, a/pine character, small town feeling,
mountains, natural setting, intimate size, cosmopolitan feeling,
environmental quality.)
4.4 The connection between the Village Core and Lionshead shou/d be
enhanced through:
a. installation of a new type of peop/e mover
b. lmproving the pedestrian system with a creative/y designed
connection, oriented toward a nature walk, alpine garden, and/or
scu/pture plaza.
c. New development should be controlled to limit commercial uses.
5.0 Residential
5.1 Additional residential growth should continue to occur primarily in
existing, platted areas and as appropriate in new areas where high
hazards do not exist.
5.2 Quality time-share units shou/d be accommodated to he/p keep
occupancy rates up.
5.3 Affordab/e emp/oyee housing shou/d be made avai/ab/e through
private efforts, assisted by limited incentives,provided by the Town of
Vail with appropriate restrictions.
5.4 Residentia/growth shou/d keep pace with the marketp/ace demands
9
for a full range of housing types.
5.5 The existing employee housing base should be preserved and
upgraded. Additional employee housing needs should be
accommodated at varied sites throughout the community.
According to the Official Town of Vail Land Use Plan map, the applicant's proposed
redevelopment site is located with the "Resort Accommodations and Service" and
"Transition" designations. A Land Use Map is attached for reference (Attachment D).
Resort Accommodations and Service
This area includes activities aimed at accommodating the overnight and short term
visitor to the area. Primary uses include hotels, lodges, service stations, and parking
structures (with densities up to 25 dwelling units or 50 accommodation units per
buildable acre). These areas are oriented toward vehicular access from I-70, with
other support commercial and business services included. Also allowed in this
category, would be institutional uses and various municipal uses.
Transition
The transition designation applies to the area between Lionshead and the Vail
Village. The activities and site design of this area is aimed at encouraging
pedestrian flow fhrough the area and strengthening the connection between the iwo
commercial cores. Appropriate activities include hotels, lodging, and other tourist
oriented residential units, ancillary retail and restaurant uses, museums, areas of
public art, nature exhibits, gardens, pedestrian plazas, and other types of civic and
culturally oriented uses, and the adjacent properties to the north. This designation
would include ihe right-of-way of West Meadow Drive and the adjacent properties to
the north.
Town of Vail Streetscape Master Plan
The Town of Vail is in the process of preparing a revision to the adopted Town of Vail
Streetscape Master Plan. The original Streetscape Master Plan is an outgrowth of the Vail
Village Urban Design Guide Plan. The Urban Design Guide Plan was created in 1982 to
give guidance to the overall physical development for the Village. In addition to providing
broad design guidelines, the Guide Plan suggested specific physical improvements for the
Village. Improvements such as new plazas, new landscape area, etc. Along with the
construction of these public improvements included proposals to complete numerous private
sector improvements. Improvements such as building additions,outdoor deck expansions,
and fa�ade improvements. The Streetscape Master Plan was written in part to provide clear
design direction for coordinated public/private improvements. According to the Master Plan,
the purpose of the plan is to provide a comprehensive and coordinated conceptual design
for streetscape improvements that:
1. is supported by the community;
2. enriches the aesthetic appearance of the Town; and
3. emphasizes the importance of craftsmanship and creative design in order to
create an excellent pedestrian experience.
10
The Town of Vail Streetscape Master Plan states, in part,the foliowing with regards to West
Meadow Drive:
West Meadow Drive is heavily used by pedestrians. lt is the primary pedestrian
route between Vail Village and Lionshead Mall. Currently, most pedestrians walk in
the street;however, a small number use the narrow(5 ft. wide)concrete sidewalk on
the north side bordering the hospital. There appears to be no preference by the
pedestrians for one side of the street over the other, except at the east end, where
most of the pedestrians cross Vail Road on the north side of the intersections.
The pre/iminary concepts for West Meadow Drive focused on defining the existing
pedestrian circulation patterns. This need to define the pedestrian circulation system
led to the development of the following preliminary concepts.
• Use different paving treatments to create in-street pedestrian paths at the
roadway level. This concept builds on the idea that part of the charm and fun of
Vail is the ability to walk in the street. A street-level walk system is easier to
maintain, but it was felt that the high vo/ume of cars, buses and trucks using
West Meadow Drive would create street-level pedestrian paths that would
appear to create an even wider road without providing pedestrian safety.
• To construct sidewalks of equal width on both sides of the street. Since this is
the pattern that most people are familiar with, it would be user friend/y,but would
result in relatively narrow wa/kways and increased pedestrians walking behind .
parked cars. In addition, it was felt that this system would do little to break up the
monotony of the street.
PREFERRED STREETSCAPE PLAN
The concept that received the broadest public support was to create a primary
pedestrian path (10'- 12'wide)on one side of the street and a smaller sidewalk(5'
wide)on the other. The primary pedestrian path crosses from the north to the south
side and then back again, to avoid the head-in parking. Curb and gutter would be
used to define the street which has been narrowed to the minimum width of 26;
curb-to-curb.
Town of Vail Zoninq Requlations
Staff has reviewed the Town of Vail Zoning Regulations (Title 12, Vail Town Code). We
believe the following code sections are relevant to the review of the applicant's request:
Section 12-2-2 Definitions:
HEIGHT: The distance measured vertical/y from any pornt on a proposed or existing
roof or eaves to the existing or finished grade(whichever is more restrictive)located
directly below said point of the roof or eaves. Within any building footprint, height
shall be measured vertically from any point on a proposed or existing roof to the
existrng grade directly below said point on a proposed or existing roof.
SITE COVERAGE: The ratio of the total building area on a site to the total area of a
site, expressed as a percentage. For the purpose of calculating site coverage,
11
, �
"building area"shall mean the total horizontal area of any building, carport, porte
cochere, arcade, and covered or roofed wa/kway as measured from the exterior face
of perimeter wal/s or supporting columns above grade or at ground level, whichever
is the greater area. For the purposes of this definition, a balcony or deck projecting
from a higher elevation may extend over a lower balcony, deck or walkway, and in
such case the higher balcony or deck shall not be deemed a roof or covering for the
lower balcony, deck or walkway. In addition to the above, building area shall also
include any portion of a roof overhang, eaves, or covered stair, covered deck,
covered porch, covered terrace or covered patio that extends more than four feet(4)
from the exterior face of the perimeter building walls or supporting columns.
Section 12-3-7, Zone District Boundary Amendment
C. Criteria and Findings:
1. Zone District Boundary Amendment
a. Factors, Enumerated: Before acting on an application for a zone district
boundary amendment, the Planning&Environmental Commission and Town
Council shall consider the following factors with respect to the requested
zone district boundary amendment:
1. The extent to which the zone district amendment is consistent with all the
applicable elements of the adopted goals, objectives and policies
outlined in the Vail Comprehensive Plan and is compatible with the
development objectives of the Town;and
2. The extent to which the zone district amendment is suitable with the
existing and potential land uses on the site and existing and potential
surrounding land uses as set out in the Town's adopted planning
documents;and
3. The extent to which the zone district amendment presents a harmonious,
convenient, workable relationship among land uses consistent with
municipal development objectives;and
4. The extent to which the zone district amendment provides for the growth
of an orderly viable community and does not constitute spot zoning as
the amendment serves the best interests of the community as a whole;
and
5. The extent to which the zone district amendment results in adverse or
beneficial impacts on the natural environment, including but not limited to
water quality, air quality, noise, vegetation, riparian corridors, hillsides
and other desirable natural features;and
6. The extent to which the zone district amendment is consistent with the
purpose statement of the proposed zone district.
7. The extent to which the zone district amendment demonstrates how
conditions have changed since the zoning designation of the subject
12
Approved 1/27/03
' There was no more public comment.
Gary Hartman stated that he believed that it is time to look at height. He believes that the height is
appropriate and that the roof works really well in this situation. He stated that the south side, however,
seems to be a little dysiexic in what it is trying to accomplish. With regards to setbacks, he sees no
impacts on the east, west, or south side and likes the addition of the turret element on the north side
and believes that it works well. He asked the applicant, with regards to the loading area, to please
provide information regarding the loading schedule and to please address the trash issue.
Doug Cahill thanked Jim for his comments and likes the roof form. He said he would like to see 48 ft
achieved adjacent to other properties. He said the height and mass works with good architecture. He
questioned 4 parking spaces, which aren't accessible. He said Jay Peterson stated that they will meet
their parking requirement. He said setbacks are not an issue on the south side, and the bumpout on
the north side really is a nice feature.
Chas Bernhardt stated that he thinks it is a great looking building. He stated that because it is a
compact building, the gambrel roof really works. He believes that 56 ft. height is acceptable here.
George Lamb stated that now they really seem to be on the right track and all that's left is DRB.
Roilie Kjesbo stated that he believes that the 56 ft. in height works.
John Schofield stated that the 3 parking spaces in front should be treated as temporary parking. He
requested a plan of the parking on p3 and J and he had no problems with the sunlshade. He said he's
totally fine with the height, but would suggest pushing the building as far as possible to the south. He
said the roof concerns are generally DRB and also stated that his solution to trash is an elevator to the
planter above.
Gary Hartman made a motion to table this until February 24, 2003.
George Lamb seconded the motion.
The motion passed by a vote of 6-0.
7. A request for a recommendation to the Vail Town Council of a proposed text amendment to
Section 12-10-9: Loading Standards, Vail Town Code, to amend the size requirement for
loading berths & setting forth details in regard thereto.
Applicant: Town of Vail
Planner: Allison Ochs
Allison Ochs made a presentation, per the staff inemorandum.
Jim Lamont spoke on behalf of a loading and delivery plan and proposed centralized loading and
delivery.
George Lamb said he liked the proposed amendments.
Rollie Kjesbo wanted to know if we could limit the size of delivery trucks in Vail?
Greg Ha�l indicated that the size of trucks has increased over time.
Gary Hartman stated that he thought larger trucks would become the norm in the future and we
shoutd take this into consideration. He believed that staff recommendation was a move in the right
direction.
Doug Cahill agreed that this amendment was a move in the right direction. He recommended that
some flexibility would be useful in the future.
9
. ,�
Approved 1/27/03
Chas Bernhardt had no new comments.
John Schofield recommended that we look to determine how the loading and delivery standard is
determined. He stated that 25 feet is no longer acceptable and he urged staff to look at loading
and delivery in the front setback.
Gary Hartman made a motion to table this until February 10, 2003.
George Lamb seconded the motion.
The motion passed by a vote of 6-0.
8. A request for text amendments to Sections 12-7H-11 (Height & Bulk) & 12-71-11 (Height &
Buik), Vail Town Code and the Lionshead Redevelopment Master Plan to allow for a
clarification to the maximum height and calculation of average maximum height
requirements for buildings constructed in the Lionshead Mixed Use 1 and the Lionshead
Mixed Use 2 zone districts, and setting forth details in regard thereto.
Applicant: Town of Vail Community Development Department
Planner: George Ruther
George Ruther presented an overview of the staff memorandum.
Tom Braun asked about the calculation of average maximum height sentence.
George Ruther stated that they would recommend that that sentence would be taken out.
Tom Braun asked about another sentence, with regards to a primary roof ridge.
George Lamb had no comment.
Rollie Kjesbo had no comment. i
Gary Hartman said that it was a good start. '
Doug Cahill had no comment.
Chas Bernhardt had no comment. �
John Schofield stated that he feels that it is always necessary to look back at the intent. He '
suggested sending it out to the architects and see what happens and if there are issues, bring it i
back to the PEC.
Doug Cahill made a motion to forward a recommendation of approval to the Town Council.
I
Rollie Kjesbo seconded the motion. I
Doug Cahill asked, with the maximum height, are we setting how much can be at 82.5 ft.?
George Ruther stated that there is not a maximum length of 82.5 ft. I
The motion passed by a vote of 6-0. �,
9. A request for a modification to the 100-year floodplain, to allow for grading in the floodplain I
to modify the Gore Creek Whitewater Park, located at the Gore Creek Promenade/Tracts I '
& A, Block 5B, Vail Village 1S' Filing, and setting forth details in regard thereto.
in
Approved 1/27/03
Applicant: Town of Vail, represented by Gregg Barrie
Planner: Bill Gibson
WITHDRAWN
10. A request for a variance from Section 11-4C-3 (Building Identification Signs), Vail Town
Code, to allow for a sign that exceeds the allowable maximum height above grade, located
at 250 S. Frontage Road/Tract C, Biock 1, Vail Lionshead 2"d Filing.
Applicant: Evergreen Lodge at Vail Ltd.
Planner: Matt Gennett
WITHDRAWN
11. Approval of December 9, 2002 minutes
George Lamb made a motion to approve the December 9, 2003 minutes
Rollie Kjesbo seconded the motion.
The motion passed by a vote of 6-0.
12. Information Update
� Advise of a public meeting on 2/4/03 with the Town Council, the PEC and the DRB to discuss a
format for communication among the governing boards
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
11
Attachment: K
PLANNING AND ENVIRONMENTAL COMMISSION
PUBLIC MEETING MINUTES
Monday, March 24, 2003
PROJECT ORIENTATION 1 - Community Development Dept. PUBLIC WELCOME 11:00 pm
MEMBERS PRESENT MEMBERS ABSENT
John Schofield George Lamb
Erickson Shirley
Chas Bernhardt
Doug Cahill
Rollie Kjesbo �
Gary Hartman
Site Visits : 12:30 pm
1. Hud Wirth —Vail das Schone 15� Filing
2. Four Seasons— 13 Vail Road
3. Sonnenalp —20 Vail Road .
Driver. George '
��
-�
I
NOTE: If the PEC hearing extends until 6:00 p.m., the board may break for dinner from 6:00 - 6:30 !
�
Public Hearing - Town Council Chambers 2:00 pm i
i
1. A request for a final recommendation of a major amendment to Special Development I�
District No. 6, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to '
allow for a change to the existing conditions of approval (Ordinance No. 21, Series of '
2001), located at 100 East Meadow Drive/Lots M, N, & O, Block 5-D, Vail Village First ,
Filing. �
Applicant: Waldir Prado, Daymer Corporation !
Planner: George Ruther ii
George Ruther presented an overview of the staff memorandum, including the staff '
recommendation of approval with modifications to expire the approval on September 4,
2004. '
Waldir Prado explained the request to extend the approval. �
Jim Lamont, Vail Village Homeowners Association, asked if the recommendation of staff
was based upon fairness and consistency for the approval process of the Special
Development District and not based upon the fact that there was litigation involved. He
noted that they favor approval of the extension, but that it is unfair to use the lawsuit as a
basis of the extension of approval.
Rollie Kjesbo asked why the court case should have no bearing on the decision.
Jim Lamont explained that it is not relevant.
1
Erickson Shirley stated that he does not see things the way Jim Lamont does, but asked
why the applicant requested the 2005 extension date.
Waldir Prado stated that to obtain financing, he needed time after the litigation ended.
Erickson Shirley asked about the timing.
Waldir Prado stated that he could start demolition tomorrow, but to go to the lending
community, he needs it to be litigation-free.
Gary Hartman recused himself.
Doug Cahill stated that he supported staff's recommendation. �
Chas Bernhardt stated that he did not believe that they were giving any special
considerations with regards to the extension and if they need to go beyond the given date,
the applicant can reapply.
John Schofield stated that the applicant has been diligently pursuing this project. He further
stated that the code allows for a phasing plan, and that phase 1 was litigation. He noted
Chuck Lipcon's absence from this meeting. He supported staff's recommendation, and
further stated that, if for legal reasons, it is unable to move forward, they would be willing to
look at an extension to the project. ;
Erickson Shirley stated that he would be open to an extension for any reason.
Chas Bernhardt made a motion to recommend approval, in accordance with the staff
memorandum.
Doug Cahill seconded the motion.
The motion passed by a vote of 5-0 (Gary Hartman recused).
2. A request for a recommendation to the Vail Town Council of proposed text amendments to
Sections 12-6B-2, 12-6B-3, 12-6C-2, 12-6C-3, 12-6D-2, 12-6D-3, Vail Town Code, to allow
a Type II employee housing unit as a permitted use and to eliminate a Type II ernployee
housing unit as a conditional use in the Single-Family Residential (SFR), Two-Family
Residential (R), and Two-Family Primary/Secondary Residential (PS) districts, and setting
forth details in regard thereto. '
Applicant: Town of Vail
Planner: Bill Gibson
Bill Gibson presented an overview of the staff memorandum. �
Jim Lamont, Vail Village Homeowners Association, asked that this item be made part of the
discussion regarding GRFA reform. He stated that they found that in discussions regarding
the Halaby Residence, that the approval of the EHU caused the building and parking area
to get larger, which lead to the elimination of landscaping. He explained the development
standard which requires the circulation of cars to occur on site. He stated that he would like
to see this application discussed with GRFA and would like additional time to present this
information to the public.
2
�„ , ..9
Gary Hartman stated that he believed that the timing of this application is very pertinent.
He stated that changing EHU's from a conditional use to a permitted use will streamline the
approval process.
Doug Cahill reiterated Gary's comments.
Chas Bernhardt and Roliie Kjesbo had no further comments.
Erickson Shirley stated that he is in favor of this proposal.
John Schofield stated that he believes that this will remove an impediment to EHUs and
that as will all applications, applicants have the ability to appeal any staff decision to the
PEC. He stated that the Housing Authority stated that they believed that GRFA had no
impact on EHUs.
Doug Cahill made a motion for approval.
Gary Hartman seconded the motion.
The motion passed by a vote of 6-0.
3. A request for a conditional use permit, pursuant to Section 12-6D-3 (Conditional Uses), Vail
Town Code, to allow for a private educational institution, located at Parcel B, a
resubdivision of Tract D, Vail das Schone 1 St Filing, generally known as the "Hud Wirth"
property. (A full metes & bounds description is available at the Department of Community
Development upon request).
Applicant: Children's Garden of Learning
Planner: Allison Ochs
Chas Bernhardt made a motion to table this until April 14, 2003.
Rollie Kjesbo seconded the motion.
� The motion passed by a vote of 6-0.
4. A request for a recommendation to the Vail Town Council for a major amendment to Special
Development District No. 36, 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 Housing Units and a fractional fee
club; and a request for a recommendation to the Vail Town Council for a proposed rezoning of
Lot 9A, Vail Village 2"d Filing from Heavy Service (HS) District to Public Accommodation (PA)
District, located at 28 S. Frontage Rd. and 13 Vail Road/Lots 9A& 9C, Vail Village 2"d Filing.
Applicant: Nicollet Island Development Company Inc.
Planner: Allison Ochs
Allison Ochs presented an overview of the staff memorandum.
Jeff Winston commented on the proposal relative to the Town's Design Guidelines. Jeff noted
that the treatment along the Frontage Rd. is appropriate for pedestrian circulation, and since
the last meeting, the applicant has improved the pedestrian ways to Meadow Dr. He noted that
the applicant coufd go further to pedestrian connection to Meadow Dr.
Erickson Shirley asked if Jeff recommended sidewalks on only one or both sides of Meadow
D r.
3
Jeff Winston noted that he was not familiar enough with the Streetscape Master Plan to
comment.
Allison Ochs commented that the sidewaiks in this location are only along one side of the
street.
Erickson Shirley noted that this is an opportunity to examine this project in the overall context
of Vail.
Jeff Winston noted that the pedestrian connection will be very important to the hotel guests and
commented on the building height at the locations where it meets with the Scorpio and the
Alphorn. He said the Four Seasons needs to make an architectural gesture to these buildings.
He commented that the scale of the roofs, specifically the amount of roof plain, needs to be
further discussed. He gave an example:what does it look like from the Frontage Road or I-70,
and what is the sense of scale compared to other buildings in Town, etc. Jeff feels that these
are questions of just fine tuning the plans.
Tim Losa presented the changes to the proposal that have occurred since their last
presentation to the PEC.
John Schofield asked Tim to confirm that all loading and delivery will be occurring from
Frontage Road.
Tim Losa confirmed this and commented on relocating parking for Nine Vail Road to the
southern portion of the Nine Vail Road property. . ;
i
John Schofield noted that the PEC will want to see tfie parking agreements between the Four
Seasons and Nine Vail Road as part of the final submittal package. i
Tim Losa described the locations for proposed public art opportunities and pedestrian I�'
connections. . ;
�
John Hill addressed the previous PEC and DRB comments pertaining to the hotel building
itself. He also described the changes that have occurred since their last presentation to the ,
PEC. He further described the roof form, massing, and hierarchy. He described the pedestrian �
and vehicular circulation for the building, and then presented an overview of the layout for the �
vari�us hotel spaces. He also further noted that the internal circulation will accommodate the �
turning movements of a Cisco or beer truck sized vehicle which will address 99% of their ;
deliveries. �
Tim Losa commented on how the proposed deviations from underlying PA zoning are
acceptable given the proposed public benefits. He noted that the roof height is equivalent to �
the former proposal, however, the building has been shifted to the south and thus increased �
the measured building height. He commented on the proposed setback encroachment
adjacent to Nine Vail Road. He commented on the unusual lot line configuration in this location. ;
Tim noted that the new hotel project will generate approximately half the vehicular trips of the
existing hotel and gas station. He further described the anticipated parking/traffic demands �
generated by this proposal. He commented that they have submitted for CDOT access permits ,
for the proposal and next presented the public improvement plan including streetscaping and !
other improvements. �
Erickson Shirley asked Tim to further describe the extent of the streetscape improvements.
Tim Losa noted the location of the improvements and commented that the sidewalks will be
snowmelt heated. '
4
Tim Losa described the surveying of Spraddle Creek and the proposed relocation of the creek.
The PEC took a 15 minute recess to allow the Commissioners and the public an opportunity to
review the applicants' presentation materials.
Richard Kent, president of Scorpio Condo Assoc., expressed their continued concerns about
the mass of continuous walls for the proposed hotel adjacent to their building. They are also
concerned about any compromising of their building do to the proposed excavation so close to
their property line.
John Schofield noted that the excavation is addressed by the building code.
Gwen Scapello, Nine Vail Road, commented that this project needs a larger site and parking,
as parking for Nine Vail Road continues to be a concern. She said there are 27 units and 27
enclosed parking spaces and in the winter this is adequate, however, in the summer season
they do not have adequate parking. She said they also do not have adequate parking for
service/maintenance vehicles, which are too large to access their parking structure.
John Schofield asked if they have explored parking at the Gateway for their owners.
Gwen Scapello commented that they have explored that option, but it is cost-prohibitive.
Chas Bernhardt asked if the outdoor parking is monitored.
Gwen Scapello answered that they are monitored.
Doug Cahill questioned if their main concern is for larger contractor/maintenance vehicles.
Gwen Scapello replied yes.
RG Jacobs, a maintenance worker for Scorpio and Alphorn, commended the applicant on the
revisions, but still sees room for improvement.
Jim Lamont, Vail Village Homeowners, expressed excitement about the communication
between property owners to work together to improve a project. He said the applicant has done
a very good job of working with adjacent property owners and also noted that the involvement
of Jeff Winston has been a positive addition to the process. He commented that the northwest
and southwest corners as needing further refinement and that the potential exists for a closed
neighborhood space such as the Scorpio parking lot. He said his group doesn't want to be
involved, but they want latitude for the property owners to work together.
Rollie Kjesbo commented that setback encroachments underground are not a concern. He
questioned if the applicant has considered a land swap with Nine Vail Road for the unusual
property line configuration. He has concerns about roof height on the southeast corner. He
questioned how overflow parking will address large groups and the applicant noted that the
parking structure will accommodate the ball room, but also commented that parking needs to
be worked out with Nine Vail Road.
Erickson Shirley noted concerns about minimizing the construction impact to the street and
timing the construction improvements with the Meadow Drive streetscape plan. He noted that
it's in the best interest of the community for the hotel guests to have pedestrian access to
Meadow Drive and to the in-Town bus, as this project will help connect Lionshead and the
Village.
Doug Cahill was impressed with the changes to the proposal and withdrew his past "cruise
ship" comments. He noted the importance of the DRB's review of the project. He commented
5
that using a 3D computer model of the project may be helpfui. He agreed with Jeff Winston's
comments about pedestrian circulation, and he was okay with the proposed setbacks. He
questioned Tim about the potential EHU numbers.
Tim Losa responded that the will be increasing their EHU numbers.
Doug Cahill commented that parking for contractor/maintenance vehicles at Nine Vail Road still
needs to be addressed, but overall he is impressed and thanked the applicant for working with
the neighbors.
Chas Bernhardt noted that a land swap, but not sale, with Nine Vail Road may need to be
explored. He questioned if a utility truck could be could be parked at the Four Seasons for
Nine Vail Road. He said he is not in favor of additional parking along Meadow Drive.
Allison Ochs clarified the proposal for relocated parking for Nine Vail Road along Meadow
Drive.
John Schofield commented that he agreed with Jim Lamont that Jeff Winston's input has been
helpful. He noted that the applicant has the opportunity to make this project something special
with being located at a premier location in Vail. He would like to see greater detail on the
design of this corner. The PEC is asking staff to examine the cumulative effect of all the
redevelopment of this area of Town. He would like to see the use of 3D modeling explored. He
discourages the use of a private shuttle to the ski mountain, but to rely more on the Town bus
system. He said the hotel shuttle should be used to transport people to other locations. He
recommended relocating the bus stop on Frontage Road to better accommodate their hotel '
guests. He encouraged the applicant to continue working with Nine Vail Road. He noted that �'
the design is close to the PEC's requirements, but may need further review by the DRB. The !
two foot setback in the corner doesn't bother him, but a land exchange can be considered. He
said the underground encroachments are acceptable. He said the PEC is asking Staff to ,
prepare a complete list of off-site improvements and their extent. He is not concerned if there ,
are 33 or 34 EHU's. He recommended relocating the bus stop rather than building a heated '
sidewalk to the existing bus stop. He acknowledged that building height may be the biggest
remaining issue. He has asked staff to compare the building height elevations to the street
elevations. He asked that the applicant to submit further details concerning the operation of
the fractional fee club.
Doug Cahill commented that the massing model looks good, but additional landscaping and
screening may be needed along Meadow Drive.
i
Jeff Winston commented that the fa�ade elevation could be adjusted near the Scorpio and ';
Alphorn, and that roof massing may need to be adjusted. He recommended that some of the ;
proposed chimneys and elevator overruns may need to be eliminated. He also commented that '
the model in context of the whole Town would be helpful. ��
j
Jim Lamont questioned if additional bus stops could be examined instead of relocating the ;
existing shuttle.
Erickson Shirley asked the applicant to comment on the use of the Town's shuttles.
The response from the applicant was that if it is more convenient, then it is something they will
consider.
Rollie Kjesbo made a motion to table this to the April 14, 2003 meeting.
Chas Bernhardt seconded the motion.
6
„y,
The motion passed by a vote of 6-0.
5. A request for a final review of a proposed major exterior alteration, pursuant to Section 12-7A-
12, Vail Town Code, to allow for a hotel redevelopment and addition; a request for a final
review of a conditional use permit, pursuant to Section 12-7A-3, Vaii Town Code, to allow for a
fractional fee club; a recommendation to the Vail Town Council of a text amendment Section
12-7A-3 (Conditional Uses), Vail Town Code, to allow for retail uses in a lodge in excess of
10% of the total gross residential floor area of the structure as a conditional use; a request for a
final review of a variance from Section 12-7A-10(Landscaping&Site Development),Vail Town
Code, to allow for a deviation from the total landscape area requirement, located at 20 Vail
Road, 62 E. Meadow Drive, and 82 E. Meadow Drive/Lots K & L, Block 5E, Vail Village 1St
Filing.
Applicant: Sonnenalp Properties, Inc., represented by Braun Associates, fnc.
Planner: George Ruther/Warren Campbell
Rollie Kjesbo made a motion to table this to the April 14, 2003 meeting.
Chas Bernhardt seconded the motion.
The motion passed by a vote of 6-0.
6. A request for a recommendation to the Vail Town Council of proposed text amendments to
Title 12, Zoning Regulations, Vail Town Code, to amend the Gross Residential Floor Area
(GRFA) regulations in the Hillside Residential (HR), Single-Family Residential (SFR), Two- ,
Family Residential (R), Two-Family Primary/Secondary Residential (PS), Residential
Cluster (RC), Low Density Multiple-Family (LDMF), Medium Density Multiple-Family ,
(MDMF), High Density Multiple-Family (HDMF), and Housing (H) districts, and setting forth
details in regard thereto.
Applicant: Vicki Pearson, et.al.
Planner: Bill Gibson
Bill Gibson reviewed the staff memo and stated that staff is requesting additional direction on
this application.
Vicki Pearson reviewed the intent behind the application. She stated that people should be
able to maximize what they do underneath a building and within their shell.
Estacquio Cortina agreed with Vicki Pearson's position. He felt this could improve the
economic vitality of Vail by creating more flexibility for the developer
Jim Lamont stated that his organization would be open to meeting with the applicants
group.
He felt that a longer discussion is needed. Jim feels the County has a good process for
policy change. He said he has not been impressed with the dialogue with staff.
Erickson Shirley questioned Jim's commentary.
Jim Lamont indicated his opposition to the process.
Carol Cook, a local real estate agent, stated this policy change in GRFA would help incent
improvements on private property and also felt that the GRFA formula is complicated to
understand.
7
Larry Eskwith believes that this review of GRFA has been a long term problem. He stated
that every time the Town has tweaked the GRFA policy, it has been made more
complicated. He also believes that people are illegally creating floor area and they are
doing it without building permits and creating unsafe situations. Larry thanked the staff and
the applicant for the thoughful work that was done.
Gwen Scapello stated that she was a real estate agent and that in her previous community
her community took measures to protect the older structures. She believed that it is a
critical check and balances
Lynn Fritzlen stated that the professionals in her office want to get rid of GRFA. She felt
that professionals do maniputate the system. She felt site coverage and design guidelines
can effectively deal with bulk and mass. She did feel that we should closely look at
removal of GRFA for multi-family zone districts. She felt that GRFA does work against
safety in mechanical spaces. Lynne also stated that FAR has been around for a while and it
could be simpler. Lynne stated that we need to project the built environment, while creating
more flexibility.
John Schofield asked Lynne whether our DRB regulations are adequate to control bulk and
mass.
Lynn Fritzlen thought we would still need some quantitative standards to effectively control
bulk and mass.
Steve Ridden admitted that he has cleverly worked around the regulations. He felt it would
be ok to put more on the DRB and give them better standards for reviewing applications.
He argued to make regulations more qualitative vs. quantitative. Steve stated that we need
better standards with the design review process. Steve offered to talk more with Jim
Lamont's group. '
Kyle Webb stated that he shares some of his concerns with Jim. Kyle stated that he is
willing to work with others to create new solutions. Kyle also stated that eliminating GRFA
would increase property values at the end of the day.
Chuck Baker asked about staff's response on this issue.
Russell Forrest responded to that question and restated some of the concerns expressed in
the staff memo.
A developer stated that a formula is needed to rely on and stated that he would be
concerned if site coverage was reduced.
Steve Ridden stated that we need to think about EHUs further and he questioned whether
the EHU incentive was effective.
Lynne Fritzlen suggested making all sub grade not count towards GRFA
Gary Hartman said he believes there is a simpler solution. He stated that he wished Jim
Lamont would have stayed. He said his recommendation is to eliminate GRFA and use the
existing guidelines, but with more specific bulk and mass guidelines and we may want to
consider a max limit on GRFA or setbacks.
Doug Cahill encouraged the public to provide their comments to staff and stated we should
have maximums on GRFA. Doug believes we need to keep the same basic mass and we
need to keep some measure of floor area to reduce the complexity of this change.
8
Chas Bernhardt said he felt it was good that people in the community can come forward
and suggest changes in the code, as it was part of the democratic process. He said
subterranean space should not count towards GRFA. He felt that there should be a limit to
bedrooms or that bedrooms should be connected to parking and generally felt the other
development parameters work well.
Rollie Kjesbo said he believes we should do a way with GRFA, but don't reduce site
coverage on all lots. He indicated that we should study lot sizes more and evaluate a max
of FAR and/or site coverage.
Erickson Shirley said he can not make sense of GRFA today. He does not feel it is logical
that you can not have basements in the Town of Vail. He felt that the argument that
eliminating GRFA would destabilize the real estate market is not valid.
John Schofield said anything that has been changed 13 times has a problem. He said
setbacks, height, and site coverage create the box and GRFA controls what goes on in the
box. He also asked staff to discuss this with DRB to ask, if in their opinion, if they have
enough regulations to control bulk and mass. He said if GRFA is eliminated then we need
a specific parking requirement, with a portion of that parking being covered. John asked
for more specific information on lots and their development potential, especially the large
lots in the Town of Vail. John also reiterated the Housing Authority that GRFA does not
impact EHUs. John asked on page 7 of the memo, about net floor area and how to
address parking and also asked about a net floor area definition. John was concerned that
GRFA has created a safety issue and an equity issue and we also need to create an
amnesty issue. John suggested we look at options for a cap on FAR and we look at site
coverage on larger lots.
The PEC indicated their support unanimousfy to eliminate GRFA, with the condition that
staff make recommendations on how to change other development and or design
guidelines to keep building in line with bulk and mass of existing homes today.
Lynne Fritzlen asked that we evaluate graphically the trade-offs between the various tools.
Chas Bernhardt only believes we need to worry about larger lots and felt a maximum cap
on floor area is a good approach.
Rollie Kjesbo still wondered about the trade-off with how to approach the alternatives and
wanted more information on those trade-offs.
Erickson Shirley believes there are adequate protections for the smaller lots and the issue
is on larger lots. Erickson believes we still need good criteria and objective standards for
reviewing projects if we eliminate GRFA.
John Schofield was also open to an adjustment of site coverage and/or landscaping. He
said DRB may need some additional tools to regulate bulk and mass.
Rollie Kjesbo made a motion to table this to the April 28, 2003 meeting.
Chas Bernhardt seconded the motion.
The motion passed by a vote of 6-0.
7. A request for a recommendation to the Vail Town Council, to allow for text amendments to
Title 11, Sign Regulations, Vail Town Code, and setting forth details in regard thereto.
Applicant: Town of Vail
9
Planner: Matt Gennett ,
Matt Gennett presented an overview of the staff memorandum. He made special note that
outdoor commercial sales and displays will be regulated as part of the zoning regulations
and not as part of the sign regulations.
Rollie Kjesbo had no comment.
Erickson Shirley had no comment.
Gary Hartman had no comment.
Doug Cahiil had no comment.
Chas Bernhardt asked if the merchants have been involved.
Matt Gennett commented that the merchants have been heavily involved in the revisions
process.
John Schofield recommended that staff contact sign contractors to receive any input they
may have.
Rollie Kjesbo made a motion to table this to the April 28, 2003 meeting.
Chas Bernhardt seconded the motion.
The motion passed by a vote of 6-0.
8. A request for a recommendation to the Vail Town Council of proposed text amendments to
Title 12, Zoning Regulations, Vail Town Code, for proposed "house keeping" amendments
and/or corrections, and setting forth details in regard thereto.
Applicant: Town of Vail
Planner: Bill Gibson
Bill Gibson gave an overview of the staff memo and stated that some feedback has been
received, from Dominic Mauriello. Bill asked for any comments.
Rollie Kjesbo had none.
Doug Cahill asked what Dominic's comment was.
Bill Gibson answered that Dominic asked why all the plans under the rubric of
"comprehensive plan" (i.e. the cemetery plan) would apply to dissimilar proposals.
George Ruther gave clarification on the rationale behind why all plans need to be part of a
comprehensive plan.
Chas Bernhardt had no comment. '
�
Gary Hartman had no comment.
John Schofield agrees that "physical" can be taken out of the comprehensive plan
language, as it is already covered in other parts of the code.
Doug Cahill made the motion to approve the text amendments as written with the condition
that the definition of"Vail Comprehensive Plan" be r revised to eliminate the word
10
�,.��
"physical."
Roflie Kjesbo seconded the motion.
The motion passed by a vote of 6-0.
9. A request for a recommendation to the Vail Town Council of a proposed text amendment to
Section 12-10-9: Loading Standards, Vail Town Code, to amend the requirement for loading
berths & setting forth details in regard thereto.
Applicant: Town of Vail
Planner: Allison Ochs
TABLED UNTIL APRIL 14, 2003 �
10. Approval of March 10, 2003 minutes
Gary Hartman approved the minutes of 3/10/03.
Chas Bernhardt seconded the motion.
The motion passed by a vote of 5-0 (Rollie abstained).
11. Information Update
�
Q Greg Amsden text amendment proposal
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 i
Development Department, 75 South Frontage Road. Please call 479-2138 for information. i
Sign language interpretation available upon request with 24 hour notification. Please call 479-
2356, Telephone for the Hearing Impaired, for information.
Community Development Department
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Totat Stops 0 0 0 2
2: South Frontage Roaci & Truck Loading Aceess Intersection Performance
���4��:)_:'I.ti:�'M�,: M� ..,����1f 7�., � i�.',.�, �r �•` i I��f: �'� . � � i t .:�<� �"` - ""x• , .
�. ; : ��, ���:� ,�$.i:4 ,� a�UVB 4 ,�g.._ � Totai : ; s �
Total Delay(hr) O.Q 0.1 0.0 0.'1
Delay!Veh{s) 0_1 0.2 1.2 0.1
Totat Stops d 0 2 2
3: South Frontage Road & Performance by movement
� i���+')Wrb��a, ��_� �i ?f���9 GV��.,��YY4,f.�11G�'c2YYRfNi k.���; 2 ,i �'SI.��: 't i4�, e'.:� _,_ ��tfH "�1� �� ��5� �v .
Total Delay(hr) 0 1 0.0 0.7
Detay/Veh(s) 0.4 0 1 5.0 �
Tota!Stops 0 0 0
3: South Frontage Road 8� intersection Performance
�-,fP���y!�Ay`�;�F �^i4 �i`i '�l� �i 3,� nic." ^ �° ��, �; a�rrti
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�,
Total Delay (hr) 0.1 0.0 0.7 0.9
Delay/Veh (s) 0.4 � °� 0.1 . 5.0 1.0
Total Stops 0 0 0 0
Vail Four Seasons(L:rC#030220) PM Exisit�ng Plus Site-Winter
Analyst, Alam SM Page 1
LSCINCCS2-ST51
Feb 26 03 04: 35p RLPINE ENGINEERIhG 97�9263350 p. 11 �
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Feb-26-03 13_02 L5C#� nver 303 _ 3 1107 N_Ut3
,
SimTraffic Performance Report 2015 PM Tota�- Wnter
2015 PM Totaf-Winter 2�2s�2003
1: South Frontage Road 8� Site Access Performance by movement
Y. .
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7otai Delay(hr) 0.1 p.1 0.0 U.3 0.9 D.0 0.2 0 A
Delay/Veh(s) 37.0 0.2 2.3 _ 172 t.a� .: 3.6 9.1 4.8
Total Stops 7 � 0 5b 2Q 0 63 11
1: South Frontage Road � Site Access intersection Performance
�`.��" ,�� i .,..•'.; �.-.�q�" `..•�rb,rt��;�;-'..p..'',� ..� ;. �5 �.�: �. Ttar.:�`� . �
:`�,'�.�1.:��,. �r� +t}'�- 1 ry � �d 1 CP� ��VDw=i: "�+ 7`1O �:�.�t � . � �� .���•i.O � A. _ �"i�a
7o�al Delay (hr� 0.2 1.1 02 0.0 1.5
Delay/Veh (s) -:._D.4 . �1:8:._.. 9.1-:��; � 4.6 � 1.3 �
. . . .
Total Siops 7 70 63. . 11 .. 151
� 2: Sou1h Frontage Road & Truck Loading Access Pe�formance by movement
�y � 7 .. }
. . � �+py.� t �w y� �t p
�i�ti�:.l.':���w�Y�'.�C;.. ',�, '. ':���Y.�r''.G.Ui:j'j4'An���^�':-��I :I�IgR��'r:anj�:i' �Z� rTy��{���f�:; 'i�'�,2'` t�.r'r{'_.=r�,f'"if- ":?-�'fii�. _. -
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Total DeiaY(nr) 0.1 . 0.0 02 (�.0 .
Delay/Veh{s) 0.2 ' 1._4 0.3 4.0 _
Tofal Stops _ 0 0 0 4
2: South Frontage Road &Truck l.oading Access Entersection Performance
js+�7k'YSl s� 3'�1wi � 1�.t, �:r�.Syw�G .1y�'�1"��r��r�y+ ti '�y �'i�. ., . "}-} g �. a� S� _ .
�r�..�,_S ��R�e'r�,i� v ��,.r..t.. � ,�.:;.5:� �l[-���!.�CO ��$��!'��Gr_ _:.��-y� '�alOta���'C �"F J.: [��¢!�s�'� i '�a',$^oaY'G1�.
Total Delay(hr) p.i o,2 ! {� �
0.0 0.2
Delay/Veh{s) . . 0.2 0.3"' 4.0 . `0.2 .
Total Stops 0 0 4 4
3: South Frontage Road & Performance by rnovement
p . .y . .�,`�,a,
� a#�f.ld-^��f '�.;1�r:�'+l iM1�:..�=���IT�6�1�r�_���S�YVR�R��d���'� .y�a��W-.�i7h..'t�'r'r#.-q���tk�'� �L.�'�f .�it5�^y�'� a,;:--�re=��'�'�i:.;r . . � . .
� i' � y,� __- ��'.!flu'.... ..d ! '
. . . ..... . . . ., _�.�.. ..n.s.. . .... ��K ' . .' � ...
Total Delay (hry o.3 0.1 1A
Delay/Veh(s} 0.5 .� 0.3 5:4 '" � � , -�
Total Stops 0 12. 0
3: Sauth Frontage Roacf 8� interseciio� Performance
� i �.Frt.��r �-� '` ;��.F 3` � ��:�. ��Q.;�.. �� _�.iJVY� 'rlota�-. t ��'y4�.��'��i �. �ix�:,�1 .
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Total Delay (hr) 0.3 0.1 1.0 1.4
Delay!Veh(s) 0.5 0.3 ` 5.4 � 1.3 �
Totai 5tops 0 12 0 12
..�._
Vail Four Seasons (LSC#030220) 2015 PM Total-Winte�
Analyst,Aiam SM Page 1
LSCINCCS2-STSi
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y
Approved 1/27/03
PLANNING AND ENVIRONMENTAL COMMISSION
PUBLIC MEETING MINUTES Attachment: J
Monday, January 13, 2003
PROJECT ORIENTATION / - Community Development Dept. PUBLIC WELCOME 11:00 am
MEMBERS PRESENT MEMBERS ABSENT
John Schofield Erickson Shirley
Chas Bernhardt
Doug Cahill '
George Lamb
Roliie Kjesbo
Gary Hartman
Site Visits : 12:30 pm
1. Gorsuch residence— 1193 Cabin Circle
2. Tivoli Lodge— 386 Hanson Ranch Road
3. Mountain Haus—292 E. Meadow Drive
4. Four Seasons Resort — 13 Vail Road -
5. Sonnenalp Hotel —20 Vail Road
6. Hospital Parking Structure— 181 W. 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 a conditional use permit, pursuant to Section 12-6C-3, Vail Town Code, to
allow for a Type II Employee Housing Unit and a request for a variance from Section 12-6C-
6 (Setbacks), Vail Town Code, to allow for additions in the side setbacks, located at 1193
Cabin Circle/Lot 4, Block 2, Vail Valley 8'h Filing.
Applicant: David & Renie Gorsuch, represented by Resort Design Associates, Inc.
Planner: Bill Gibson
Bill Gibson gave a report per the staff memo.
Dave Gorsuch asked the board to consider allowing the plan to reduce the parking from the required
five to four, allowing them to preserve two frees on the site
There was no public input.
George Lamb had nothing specific and said the neighbors have had a chance to review the plans and
he would like to see the trees preserved if possible.
Rollie Kjesbo and Gary Hartman had no additional comments.
1
Approved 1127/03
Doug Cahill asked staff several questions regarding the need for five spaces and asked if the space -
could go within the setback
Bill Gibson referred the Board to drawing A2.0 and stated that parking could go in the setback.
Chas Bernhardt had no additional comments.
John Schofield referred to a previous variance, as he stated that this was a minor increase in bulk and
mass in the setback. He said he supported the EHU and also favored saving the trees and added that
this neighborhood has several variances.
Doug Cahill motion to approve the variance with the findings on page 19.
George Lamb seconded the motion.
The motion passed by a vote of 6-0.
Doug Cahill motion to approve the EHU, in accordance with the staff memorandum and findings on
pages 14 and 15 and with the two conditions on 14 of the memo.
George Lamb seconded the motion.
The motion passed by a vote of 6-0.
2. A request for a variance from Section 12-7A-9, (Site Coverage) and a request for a proposed
minor exterior alteration, pursuant to Section 12-7A-12, Vail Town Code, to allow for a
residential addition, located at 292 East Meadow Drive/A part of Tract B,Vail Village First Filing.
Applicant: Mountain Haus Homeowner's Association, represented by K.H. Webb ''
Architects
Planner: Bill Gibson
Bill Gibson gave a report per the staff memorandum.
Kyle Webb gave a presentation and stated that there was currently one porch enclosed.
Rollie Kjesbo asked if that enclosure was approved?
Kyle Webb stated that the Robertson's unit on the 7th or 8'h floor was enclosed in the early 90's.
Gary Hartman asked if the enclosed space was to become a part of the unit.
Kyle Webb stated that currently it is not proposed to be heated and the sliding door would remain.
Doug Cahill asked what was the reason behind the request for enclosure.
Steve Hawkins, the applicant, stated that it was a method to try and mitigate the negative impacts of
the new canopy.
There was no public comment.
Gary Hartman stated that he felt the noise would be mitigated by the new canopy, however, he was not
in favor of setting a precedent on the building.
Doug Cahill asked about the number of enclosed porches.
2
Approved 1/27/03
Chas Bernhardt stated that a 250 addition was not a right and he was not in favor of the setting of this
precedence.
George Lamb wanted the applicant to try and incorporate the baicony into the new canopy.
Rollie Kjesbo agreed with Doug Cahiil and Chas Bernhardt and felt it was too much of a precedent.
John Schofield stated that the building was overbuilt on the site, according to current zoning
requirements. He felt the hardship was self imposed and variances are not granted for self imposed
hardships. He added that currently obtaining the 250's on the site would be practically difficult to
achieve as the site, is so over-built and that possibly a comprehensive plan would receive a better
reception.
Kyle Webb asked if the Board would be receptive to George Lamb's comments regarding a redraw of
the canopy incorporating the deck.
Rollie Kjesbo said he would look at it, however the deck should blend in and disappear.
The remaining members stated they would give a comprehensive plan a look.
3. A request for a conditional use permit, pursuant to Section 12-9C-3B,Vail Town Code,to allow
for a tourist/guest service related facility accessory to a parking structure, and a request for a
variance from Title 11, Vail Town Code, to allow for proposed signage and setting forth details
in regard thereto, located at 181 W. Meadow Drive/Lots E&F, Vail Village 2"d filing.
Applicant: Stan Anderson
Planner: Bill Gibson
Bill Gibson gave a presentation per the staff report.
Tom Braun, representing the applicant, gave a presentation and stated that this was more of a public
senrice and not a money maker by the hospital.
There was no public input.
George Lamb stated that, at first look, the proposal is very beneficial and added that he was not close
to the operation of the parking structure of the hospital, but he was familiar with the Weststar bank next
door. He stated that traffic flow can be confusing and since traffic flow may be a problem, maybe 50
cars is a better place to start.
Rollie Kjesbo thinks it's a great idea, but is concerned about traffic entering the structure and the
potential for stacking out on the Frontage Road.
Gary Hartman asked Tom to explain how the traffic situation, as it was tough to play out.
Tom Braun said there would be an attendant in the garage and if things got bad an employee could
stand in the street to get the cars off the Frontage Road.
Gary Hartman stated that he was concerned about the traffic movement when a�l the spaces were filled
and there were cars still in line and questioned how the would they get out.
Doug Cahill stated that maybe the top level should only be used in the structure.
Chas Bernhardt would like to see how the turning movements work and also questioned how the shifts
worked. He said he believed there was overlap and asked if this would leave enough parking for this
use.
John Schofield asked Tom if he was on board during the hospital phasing plan.
3
Approved 1/27/03
Tom Braun stated that he was.
John Schofield continued that during the phasing that there were concerns regarding enough parking.
He continued by discussing the fact that employees were no longer given free bus passes,that surgery
occurs on weekends, and finaily that spaces that were not previously occupied by the hospitai, were
now being used by offices. He said he didn't have a problem with the content of the sign, but was
concerned with the location, since traffic would be past the sign before they could read it. He stated
that he too was concerned about traffic movements.
Chas Bernhardt made a motion to table the application until a further study is completed.
Doug Cahill seconded the motion. .
The motion passed by a vote of 5-1, with John Schofield opposing it.
Rollie Kjesbo made a motion to table the sign variance request.
George Lamb seconded the motion.
The motion was unanimously approved.
4. A request for a recommendation to the Vail Town Council for a major amendment to Special
Development District No. 36, 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 Housing Units and a fractional fee club;
and a request for a recommendation to the Vail Town Council for a proposed rezoning of Lot
9A, Vail Village 2"d Filing from Heavy Service (HS) District to Public Accommodation (PA)
District, located at 28 S. Frontage Rd. and 13 Vail Road/Lots 9A& 9C, Vail Village 2nd Filing. '
Applicant: Nicollet Island Development Company Inc. ,
Planner: George Ruther/Allison Ochs I
Allison Ochs gave a report per the staff inemorandum. �,
i
Tim Losa started his presentation by discussion traffic flow on the site; both pedestrian and vehicular '�
as it currently is. He continued by showing a proposed plan for traffic circulation and stated that ',
vehicular traffic would remain constant, as a gas station typically generates a great deai of traffic and �,
its etimination would balance out with the elements of this proposal. He continued by talking about the '
public space along Meadow Drive and whether or not retail belongs along this portion of Meadow
Drive. He then moved onto the floor plans and described the flow into the building from the port ���
cochere. He explained the uses on each fioor in terms of hotel rooms, EHU's, and stairwells and j
stated that the 25,000 square foot spa is similar in size to that of the new Ritz Cariton in Bachelor
Gulch. He said currently the program for the number and location of the different types of units is
being decided by the operator and the fractional fee units will be reached by private elevators. He then
moved on to the height of different elements of the proposal and presented a diagram showing the
previous approval and the current proposal. He stated that they would look into reducing the height. i,
He then showed the elevations and cross-sections and conctuded his presentation by showing some
3-D studies which digitally placed the proposai in the streetscape.
Jeff Winston began by stating his first reaction was that this was big building and referred to his I
Comments, which were included in the packet. He referred to the Vail Master Plan which discusses
putting tailer buildings against the Frontage Road and stepping down towards the mountain and added
that this building brings a new scale which does not exist currently in Vail. He said the WI is a large
building but it is broken up into several smaller pieces. He feels one item which makes Vaii"Vail"is the
intimate scale and feels this is a mansard roof, because you cannot see the top oi the roof from grade. '
He said the roof needs to be addressed, as it is not consistent with the rest of Vail and said he does
�
Approved 1/27/03
' like the way the building steps down on the ends.
John Schofieid asked the applicant to distribute the drawings around the room for viewing.
Dr. Paul Schultz, from the Skaal House, stated that they were in support of the plan and raised
questions to whether or not retaii belongs along Meadow Drive as there is currently a surplus in Town.
Gwen Scalpello voiced several concerns on parking and circulation, as it would impact 9 Vail Place,
She said the height wouid affect noise from the patios.
R. G. Jacobs expressed concerns about proximity to the two properties he manages and has concerns
about the foundation closeness to the property line.
Joe Staufer, representing Phase 4 and 5, said the proposal is large, but one must considered where it
is located. He said that at two association meetings, the proposal received favorable comments. He
said it is a positive o get rid of the gas station and get a Four Season hotel in Vail.
Jim Lamont, representing the Lionshead homeowners association, stated that this design is better
than the previous. He said the height could be an issue discussed at future meetings. He discussed
the PA Zoning and the benefits of an SDD and suggested there may be an opportunity to move the
building more to the center of the site. He brought up the perennial Vail Land Use Plan of 1986, that
staff brings up as a "red herring." He said he does not feel that street front retail belongs along
Meadow Drive in this stretch. He said access is critical, in terms of the pedestrian and vehicular. He
said he is curious how trucks will turn into the site. He said future projects in the works down Vail Road
will potentially increase traffic along it, therefore creating more conflict between vehicles and
pedestrians. He said the largest change is that there should be a stunning draw along Meadow Drive
and the Frontage Road along the roundabout.
Tim Losa and John Koehler rehashed the public comments and Jeff Winstons comment's. They stated
that 9 Vail Road would still have their access as it exists today and they wifl look at breaking down the
mass and providing better pedestrian access from Meadow Drive.
Gary Hartman recused himself.
Doug Cahill said it looks like a great project. He is focused on massing, stepping down, and traffic
circulation, and said height is not a problem, as it is in the right places. He said he would like to see
better pedestrian access on Meadow Drive and doesn't see a need for the retail aspect on the Meadow
Drive frontage. He said he would like to see the fa�ade along the Frontage Road broken up and
moved around to better match the character of Vail.
Chas Bernhardt thinks this is a grand hotel and asked if Jeff Winston's comments could be
incorporated, with regards to breaking the form up. He agrees that retail does not belong on Meadow
Drive.
George Lamb agreed with the previous comments, especially massing and pedestrian connection. He
suggested some public art.
Rollie Kjesbo mentioned the long linear roofs along the Frontage road. He suggested to possibly
tweak the peak which encroaches on the Alphorn away from the building. He then asked how the
trucks are going to access the site.
John Schofield thinks the removal of the gas station is great and it makes sense to incorporate it into
the site, but that access for pedestrians on Meadow Drive is mandatory and would like to see the bus
stop incorporated along Meadow Drive. He said the Frontage Road traffic is of concern and that Public
Works will need to examine it and he added that maybe truck traffic should go down to the West Vail
exit and come east on the Frontage Road. He said the Meadow Drive streetscape project needs to be
incorporated into the design and there was a need for an employee storage facility. He said height
S
� .
Approved 1/27/03
should be tweaked to address the guaranteed right of 48 feet and adjacent neighbors. He suggested '
maybe going higher in the middle and lower on the ends to mitigate the height effects. He said the
more employee housing the better. He said if the underground encroaches,then take it to the property
line and make it work. He said he does not see a need for retail on Meadow Drive and he personalty
thinks a grand building would make a grand statement at the entrance of a grand ski resort.
The Board, as a whole, in general supported going up a floor in the middle and bringing it down on the
ends.
Chas Bernhardt made a motion to table this until March 10, 2003.
Rollie Kjesbo seconded the motion.
The motion passed by a vote of 6-0.
5. A request for a final review of a proposed major exterior alteration, pursuant to Section 12-7A-
12,Vail Town Code,to allow for a hotel redevelopment and addition; a request for a final review
of a conditional use permit, pursuant to Section 12-7A-3, Vail Town Code, to allow for a
fractional fee club; a recommendation to the Vail Town Council of a text amendment Section
12-7A-3 (Conditional Uses),Vail Town Code, to allow for retail uses in a lodge in excess of 10%
of the total gross residential floor area of the structure as a conditional use; a request for a final
review of a variance from Section 12-7A-10 (Landscaping & Site Development), Vail Town
Code, to allow for a deviation from the total landscape area requirement, located at 20 Vail
Road, 62 E. Meadow Drive, and 82 E. Meadow Drive/Lots K & L, Block 5E, Vail Village 15t
Filing.
Applicant: Sonnenalp Properties, Inc., represented by Braun Associates, Inc.
Planner: George RutherJWarren Campbell
George Ruther gave a presentation per the staff report.
Tom Braun and Mike Foster gave a presentation. He stated that George Ruther gave a good synopsis
of the proposal and then summarized the changes to the project since the last meeting.
Jeff Winston presented his memorandum regarding the proposal and stated that the building is a nice
looking building. He stated that it is too bad that we can't do something to link the 3 buildings. He said
the key to Vail's success is the pedestrian experience of Vail and it's not a city of monuments; it's a city
of continuous experience. The question of what is the rule with sun/shade is answered by the fact that
it shall not substantially increase. He said the current experience, even with the parking lots, is a very
pleasant experience with the berms, landscaping, sun, etc. Jeff states that this proposal will
substantially increase the shading on the street and on the pedestrian experience. In addition to
shading, the proposal does not create the same sense of ins and outs at the WI. The buildings at the
WI are turned on a 45 degree angle, which is very successful to adding variety and interest to the
streetscape. He stated that there may be some areas where the building could get shorter to add to
variety and this would add vitality to the Village, creating sun pockets. He said there was more
movement in the fa�ade of the building by moving it further from the street, so that it doesn't entirely
shade the street. He said stepping the upper building back from the arcade, popping indentations into
the fa�ade, and varying the stepbacks are the major issues identified. Jeff stated that the proposal
does meet the street width recommendations of the master plans.
Marilyn Fleischer stated she has lived here since 1962 and is not opposed to growth in the Town of
Vail, but it needs to be in a safe, economical, and sensitive way. She stated that the proposal is not in
keeping with the zoning, with respects to site coverage and setbacks. She said she doesn't want to
come and go within a Talisman cave. She requests that the Sonnenalp abide by the 20 ft. setbacks,
and provide safe and efficient access to the Talisman.
Approved 1/27/03
" Fred Haynes, from the Talisman, stated that it was interesting to hear the comments with regards to
the Four Seasons. He said the Talisman opened in 1970 and they have owners that have been there
since it opened, so this is not a project which has turnover. He said they consider this a second home
and that this is a residential property and that this should be taken under consideration when reviewing
the proposal. He stated that the goals for the Sonnenalp are for profit only, however, the Talisman's
interests are residential interests. All he is asking the PEC, is that they take into consideration their
needs and that it is very important that they maintain the residential character of their building. He said
they spent $118,000 on 3 different consulting groups to work out an agreement with the Sonnenalp
and they looked at changing property lines, easements, etc. He said the Sonnenalp said that it was
too difficult to continue working with the Talisman. He asked that the PEC to consider these 3 things:
1. That character is enhanced with a pedestrian-oriented development and if there are
cars on Meadow Dr., it is not successful;
2. That the height of the building should consider the sun/shade impact; and
3. That the 20 ft. setback needs to be addressed, even If it means moving property
lines.
He said the PEC must now resolve these issues. He hopes that they support the Talisman as much as
they support the Sonnenalp.
Bill Amos, an owner within the Talisman, stated that he was the person who began working with the
Sonnenalp, and he has realized how difficult it is to get 13 people to agree and that they have been
thrown into a lifeboat on the sea of progress. He stated that there are overlapping issues,and that they
are all in the same boat and need to work together. He stated that the Talisman must have access to
their building and failure is not an option, so they have to work together. He believes that there is a
solution and that he is willing to sit down and work on a solution.
Larry Eskwith, representing the Talisman Condo Association, stated that he is giving the official Board
position on the Sonnenalp proposal. He stated that there is no setback on the interior property lines.
He stated that the PEC cannot grant a deviation from the 20 ft. setback, but he stated that he does not
believe that the Sonnenalp can meet the criteria. He stated that staff did a very good job of identifying
the issues with regards to the design and that the Talisman would like to see Meadow Dr. remain
pedestrian, however, they do not have the ability to enforce this, as it would be through the Sonnenalp
property. He said he is worried about the safety aspect of putting cars on Meadow Dr. and is also
concerned about the shading on the decks of the restaurants across the street.
Jim Lamont, Vail Village Homeowners Association, stated that this business of exactions is difficult. He
would hate to see an attitude develop that heating the streets is a requirement of the developer and is
heating of the streets an essential part of making the economic engine work better? Yes, if it would
make business better, the lodging business would be better. He said he's an advocate for loading and
delivery, but some public functions should be paid for by developers, some by the public, and some by
sales tax.
John Schofield said he wonders why this has to be a joint development of this Swiss Haus and stated
that the Sonnenalp provides the best product in the valley. He said he was disappointed that the two
parties can not work together, as it creates a lost opportunity and that a cooperative effort affords the
Commission more flexibility in reviewing the application.
George Lamb stated that he too is most disappointed that the two property owners can not work
together. He said the most significant issue in his mind is the sun/shade and it must be addressed
creatively. He addressed Jeff's comments and suggested stepping back the upper floors and to
explore the land trade. He said the corners and angles of the property lines negatively impact the
development of the sites.
Rollie Kjesbo said the property lines are a solution to your problem and he will be hard pressed to
approve a deviation to the setback lines.
Gary Hartman stated that the line of communication between the two parties needs to be open and if
they came in with a united front, it will make a better project for all involved. He said in looking at
Meadow Dr., what is the urban context of this project? He said the pedestrian experience at the Swiss
Haus is good, but the theme needs to continue at the Sonnenalp wing. He said regarding the street
7
Approved 1/27/03
context, that the elevations articulate the building, but more needs to be done on the push and puil of
the environment, breaking it down into smaller pieces. He said the Swiss Haus side has more what he
is looking for, but the Sonnenalp side needs to do more to pull back different elements. He asked what
is going on with the shop fronts to make people stay in the arcade? He said if it is looked at as 2 ;
separate projects, the setbacks are a huge issue (at the Talisman) and that no one wiil be happy with
the decisions if they come in as 2 projects. He said, with regards to sun/shade, to bring an analysis of
where the outdoor dining decks are, and how they can be protected.
Doug Cahill stated that previous projects of the Sonnenalp are great and asked where do we stand
now on site coverage and landscape area without the Talisman included in the project and do you
need the Talisman for this project to work? He said the setbacks, with 2 separate projects, will be
looked at and a 20 ft setback will be the minimum. He said there was too much of a straight fa�ade on
the Sonnenalp and the encroachment into the 20 ft. setback along Meadow Drive is only on the first
level. The other levels will respect the 20 ft. setback.
Chas Bernhardt stated that they need to work together to make this project successful. He stated that
he didn't believe that the Sonnenalp is purely profit driven and that they have a lot of pride in their
product. He stated that the street enclosure and street width formulas are a good guideline, but that on
north-south oriented buildings, they are better. He said the sun on the decks and streets is an
important element for why people come here.
John Schofield stated that he would encourage everyone to read through the 1990 minutes that are in
the memo. He stated that he would like to re-visit the stream walk discussion and feels that it is an
important aspect of this proposal. He stated that they will have to address access forthe Talisman and
if the project stays as is, setbacks will be an issue. He said the setbacks at Meadow Drive will be an
issue and he wants a sun shade analysis for a building setback 20 ft. at 48 ft. in height. He stated that
if no agreement can be made, then look at a land swap, as it will be beneficial to both of you. He said,
with regards to the flood plain, the Town has to look at the adopted FEMA study and to pester your
senators. He said to spend money on mediators; not on planners and lawyers.
Gary Hartman made a motion to table this until February 10, 2003.
Rollie Kjesbo seconded the motion.
The motion passed by a vote of 6-0.
6. A request for a recommendation to the Vail Town Council for the establishment of Special
Development District No. 37,to allow for the redevelopment of the Tivoli Lodge, located at 386
Hanson Ranch Road/Lot E, Block 2, Vail Village 5'h Filing.
Applicant: Robert & Diane Lazier
Planner: George Ruther
George Ruther presented an overview of the staff memorandum.
Jay Peterson, representing the applicant, presented an overview of the project.
Jeff Winston presented an overview of his memo, with regards to this project. He stated that the roof
structure is very similar to the discussion with the Four Seasons and said that you can't mix the gable
and gambrel roof.
Diane Milligan, manager of the Ramshorn, stated that they welcome a new view, however, they have
concerns about height and they want the density and height to be according to the guidelines of the
Town. She said they have concerns regarding the traffic impacts, especially on Vail Valley Drive. She
asked about the impacts of lighting.
Jim Lamont, Vail Village Homeowners, stated that they would like to revisit the notice provisions. He
said the issue of traffic on Vail Valley Drive remains an issue and that the Town needs to revisit what
the skier drop-off at Golden Peak.
4
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Attachment: G
• � • �
VAIL URBAN DESIGN REVIEW
FOUR SEASONS RESORT
21 Apri12003
Overview:
The PEC requested DRB input before the PEC reviews the project on 28 April.These comments follow
the DRB worksession review of 16 April 21,2003.
Several unportant changes have been made since the last review:
1. The NW roof adjacent to the Scorpio has been reconfigured to create dormer windows that make a
gentle transition to the Scorpio.
2. The NE corner has been transfigured to create a 458 fa�ade to the Roundabout.
3. The south side pedestrian path has been widened and a plaza created where it joins the proposed West
Meadow Drive sidewalk(proposed in WMD plan). In fact the sidewalk section eastward from the
Four Seasons entry has also been widened, which we believe will further strengthen the pedestrian
connection to the Village.
From an urban design perspective,there are still two concerns:
1. at the SW corner,the Four Seasons still looms over the Alphorn,making the Alphom appear out of
scale,and
2. a potential concern about the character and overall size of large roof planes visible from the Frontage
Road and Roundabout(see Addition Comments at end).
Urban Design
■ Com lies � Partiall com lies �Non-com liant ?Not analyzed, information not available
■Pedestrianization Public walkway is along street edge for South Frontage Road,Vail Road,and
West Meadow Drive.The retail is internal and not intended to attract walk-by
traffic.However,there are strong pedestrian desire lines from the hotel to the
Village and LionsHead via Vail Road and West Meadow Drive. This suggests
broad sidewalks on the south side of the building(to West Meadow Drive)and on
the east end of the building. The applicant has been responsive to Town
su estions and reconfi ured sidewalks in these locations.
■ Street Enclosure Although no street sections in drawing set,street building appears to fall within
the 2:1 enclosure ratio for all surrounding streets.
■ Street Edge Although pedestrianization is not very relevant to South Frontage Road, it is still
important to present a varied fa�ade to the street to be consistent with Vail Village
character. The applicant has been very responsive to previous Town comments
and on the South Frontage Road has varied the building massing to create a lively
fa�ade. Similarly,the east elevation has variety, and the 45-degree angle not only
responds to the roundabout, but also creates a plane parallel to the 9 Vail Road
building.
■ Building Height See TOV staff comments regarding height.Along the South Frontage Road one
building element in the center of the north elevation slightly exceeds the zoning
height.However,in our opinion,the resulting variety and tapering of the building
to the east and west compensate for a height exception.
Vail-Fot I
Page 10�
2299 PEARL STREET, SUITE 100 • BOUL�R, CO 80302 303-440-9200 • FAX 303-449-6911 •
jtwinston@winstonassociates.com
Four Seasons Resort
Vail Urban Design Review
Winston Associates,Inc.
4/25/2003
A previous areas of concem,the NW corner of the building(where it meets the
Scorpio)have been addressed.
With regard to the SW corner, the roof has been stepped down to better transition
to the Alphorn.However,as one approaches the 4 Seasons along West Meadow
Drive,it still looms over the Alphorn,especially the gable end.Lowering this
gable end(ridge elev.=225.5)by I S to 25 feet would help make a more gradual
transition and resent less o a wall to the A1 horn.
■Views This uadrant of intersection is not a re ulated view corridor
■ Sun/shade The sun/shade analysis shows that for the new building placement and massing,
the S ring and Fall eriod,a very minor shadow will be cast in the ublic ROW.
■Service/deliver Service arking is rovided below.grade under orte-cochere.
Architecture/Landscape Architecture
■Roofs The gable roofs are generally consistent with Village Guidelines.There are
otential concerns with several of the roof forms. See comments below.
■Overhan s Good
■Facades Good
�Color Not shown
■Windows Good
■Window details Good
■Doors Good
■Trim Good '
■Decks/ atios Good
■Balconies Good I
■Accent elements Good j
■Landsca e Good �
Additional Observations: ',
Roof massing.
Several of the north elevation roofs have planes that extend lower toward the ground has created almost i
an `A-frame' look in several locations.This brings a character to the building that is distinctive and ',
memorable,and the elevations are very appealing. However,this roof form is more reminiscent of a I
"National Park"building character,than the Tyrollian character typical of Vail.We think this is worthy of
a detailed analysis,and are hopeful that the 3D model, showing the building in a larger context,will shed
light on whether the roof character is different enough to warrant a change. If change is warranted,it only I
affects a few of the roof forms and we do not think it would cause any major building change to raise the �,
fascia edges of these roof planes. ',
The A-frame form also increases the size of the roof planes, especially the planes with north-south ridges,
as viewed from the Frontage Road.The elevation drawings do not fully convey the resulting scale of the
roof forms, which are now lower and more visible. The photomontages are very helpful,but only hint at j
how large, or visible,the roof planes may be.Note specifically the roof planes visible in the �
photomontage from the Roundabout,and the photomontage from Spraddle Creek. These are static views
and the roof planes may be more,or less,visible in reality as one moves by the building. It may also turn ;
out that at eye level the roof planes are not out of scale with the context.)
However, in our opinion, these aspects of the roof form needs to be evaluated carefullv,by accurately
visualizing this building in its surrounding setting-which we hope to be able to do via the 3D model in the
Vail-FO1 Page Z I
303-440-9200 • FAX 303-449-6911 • Win1320@AOL.COM 2299 PEARL STREET, SUITE 100 • BOULDER, CO 80302
Four Seasons Resort
Vail Urban Design Review
Winston Associates,Inc.
4/25/2003
PEC meeting. This is very nice building.It will make a significant contribution to Vail. Given its critical
location,we need to be as sure as we can about every aspect of its design `fit'.
JTW
Drawings Reviewed:FOUR SEASONS RESORT—Vail,Colorado,Zehren and Associates,Inc./Hill Glazier,
March 5,2003
Vail-Fo1 I
Page 3
303-440-9200 • FAX 303-449-6911 . Win1320@AOL.COM 2299 PEARL STREET, SUITE 100 • BOULDER, CO 80302
Attachment: H
VA.��L ]�OITR SEAS�NS
- A+CCES� S'�'UI)�
Februazy 2003 '
Revised March 10, 2003 '
Revised March 17, 2003
Revised Apri14, 2003
'
'
'
'
�
'
VAIL FOUR SEASONS
�
' ACCESS STUDY
' February 2003
Revised March 10,2003
Revised March 17,2003
' Revised Apri14,2003
�
'
'
�
r Pre ared for: HB Develo
P pment Company
� . Mr. John Kohler
821 Marquette Ave.
Suite 600-Foshay
� Minneapolis, Minnesota �5402
Prepared by: Alpine Engineering, Inc.
' P.O. Box 97
Edward Colorado 81632
�
i -
Existing Average Vehicle Trip Ends:
A.M. PEAK HOUR P.M. PEAK HOUR
GENERATOR GENERATOR
LAND USE ITE SECTION UNITS RATE: °/a enter/exit Total Enter Exit RATE: %enter/exit Total Enter Exit
Resort Hote! 330 Peak Hr. 120 .47: 63%/37% 57 36 21 .90: 50%/50% "4 108 54 54
Generator rooms
Gas Station 844 (Peak 10 fueling 12.27: 51%/49% 123 63 60 14.56: 51%/49% 146 74 71
Street ositions
Auto Care 840 Peak Hr. 3 1.52: 68%/32% 5 3 2 2.17: 50%/50% 7 3 4
Center"8 Generator Stalls *7
Total � 185 102 83 261 131 129
Proposed Vehicle Trip Ends:
FOUR SEASONS RESORT REVISED TRIP RATES 5/29/O1, 6/1/O1,3/10/03,3/17/03,4/4/03
P.M. PEAK
� A.M. HOUR OF HOUR
GENERATOR GENERATOR
RATE: �
LAND U5E ITE SECTION UNITS RATE: %enter/exit Total Enter Exit %enter/exit Total Enter Exit �
� 330 Peak
I
I Resort Hotel Hr.Generator'4 119 rooms .47: 63%/37% 56 35 21 .90: 50%/50%''4 107 54 53 I
Em lo ee Housin '2 *5 66 beds .10: 75%/25% 7 5 2 .124 50°/a/50% 8 4 4
232 Peak Hr. � ;
Condo/Timeshare Generator 40 units .34: 17%/83% 13 2 11 .47: 68%/32%"9 19 13 6 '
Public S a 493 *3 3.7 KSF .3: 46%/54% 2 1 1 4.04:61%/39% 15 9 6 !
Heath Club Hotel '
Guest Onl 3.7 KSF �
Subtotal-Site 78 43 35 149 80 69
Total Adjusted for
PCE's*6 78 43 35 155 86 75
IX1 PCE= passenger car equivalent
*2 Having employee housing on site should reduce hotel trip rates. No reduction has been
provided for hotel trip rates.
X3 The spa is to be a massage/spa/parlor, for which no corresponding ITE uses exist. Used Town
of Vail value per 3/12/03 memo for p.m. peak hour
IX4 Trips vs. occupied rooms. Used Town of Vail value for p.m. peak hour.
XS Used Town of Vail value for p.m. peak hour per 3/12/03 memo.
*6 Assume one p.m. delivery truck and 2 p.m. buses enter or exit.
� *7 Assumed distribution, no ITE distribution available.
� *8 Auto Care Center added per meeting w/T.O.V. on 4/2/03.
i '�9 Combination of Resort Hotel and Hotel per meeting w/T.O.V. on 4/2/03.
I
i
Per the 1998 State Highway Access Code Section 3.13, South Frontage Road is category F-R(Frontage
, Road). The posted speed limit is 25mph.
I
i
Functional Characteristics and Category Assignment Criteria for Frontage Roads.
; l. Category F-R shall be assigned only to roadways that are designated as frontage or service roads
where there is no intended purpose of providing for long distance traffic movements. Category F-R
� may be assigned for high-speed rural frontage roads. :4ccess needs will take prioriry over though
, traffic movements without compromising the public health, welfare, or safery. Provicling reasonable
and safe access to abutting properry is the primary purpose of this access category.
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� ���P- FOUR SEASONS RESORT
�;:;; -'= DRAWN a�o EXISTING PEAK HOUR --
���� �m CnECNED coa ENGiNEERiNG INC. �
��' TRAFFIC DIAGRAM :;%;:rg�;;z�;:6�:;P�;w .
'. DATE 2/6/OS JDB N0. -
. NOU 12 '02 09�57 FR FHU 303 721 0832 TO 1�^�4792166 P.02i06
Attachment: I
� FELSBt�RG
! �-IOLT &
ULL� � IG
en�ineering paths co transportacion solutions
November 11, 2002
Mr. Greg Hali
Town of Vail
Dept. of Public Works/Transportation
Vail, Colorado $1657
RE: Chat�au Develapment Proposal
Site Access Review
FHU Project Number 02-056
Dear Mr. Hall:
We have completed our review of the Chateau site plan relative to access. The proposed plan
is comprised of two separate developments a(ong the Frontage Road separated by Vaii Road.
The foilowing are our comments relative to site access to each element.
East Develooment Component
The east development proposal is somewhat burdened by the need to also provide access to
the adjacent Village Inn Plaza. The inbound consideration of this component should not be
prob(ematic, and inbound movements should be allowed from the Frontage Road and from Vail
Road. The outbound movements are less than idea( since much of the development's outbound
traffic will tend to tum toward the roundabout. Full movement access onto the Frontage Road
will be difficult during peak hours relative to the outbound left tuming vehicle. As such, the
access point onto the Frontage Road should be limited to three�quarter movement only (no left
out)with the provision that an internal connection be maintain between the Frontage Road
access and the full-movement access onto Vail Road. This will ensure that a means of tuming
toward the roundabout is provided (via Vail Road)for Chateau traffic as well as for the adjacent
Viflage Inn Plaz� tra�c. It should be noted that the Village Inn Plaza development currently has
a full-movement access onto the Frontage Road on the east end of their building.
Therefore, the eastern component should provide a three-quar�er movement onto the Frontage
Road and a full movement access onto Vail Road.
30.3.121.1440
fax 303.121.0832
fllu��uen�.CO�ri
Gr�enw�od Corporr�tc Plaza
']OSt F 1�M..ta.,.,.,,,1 e,.. c_,. �nn
NOU 12 '02 09�57 FR FHU�"`" 303 721 0832 TO 1 " 792166 P.03i06
November 11, 2002
Mr, Greg Hafl ,
Page 2
West Deve(opment Component �
Access to_the western component entails other issues. Like the easf component, it makes
sense to allow an access onto the Frontage Road and one onto Vail Road, but the nature of
these access points is different. Relative to access onto Vail Road, it will be difficult to make a
left turn out of the site onto Vail Road (toward the roundabout) during peak times. As such,the
Vail Road site access should be limited to inbound mavements only.
Access to the Frontage Road is complicated by the proximity of the roundabout and by the
alignment of the Frontage Road. First, it should be recognized that outbound right turn-only
movements onto the Frontage Road is appropriate. With the Vail Road access being limited to
inbound only, Frontage Road access would clearly need to provide for outaound movements.
Outbound left turn movements need not be accommodated at the Chateau's Frantage Road
access given the ability for exiting site tra�c to make use of the roundabout and conducting a
"U" turn to travel west along the Frontage Road.
The inbound site tra�c movement from the Frontage Road needs to be located away from the
roundabout. An acc�ss located too close to the roundabout could resuit in left-in vehicular
queues that stack back into the roundabout, thus negatively affecting the roundabout's
operations. We suggest that the inbound site access from the Frontage Road be focated as far
west (and away from the roundabout) as possible to acc�mmodate left-in stacking. Doing so
will require special provision given an access to the Town's facility along the north side of the
Frantage Road. Specifcally, a_means of preventing head-on collisions between_opposing left
tuming_vehicles should be explored. This could potentialiy be achieved through side-by-side
opposing left turn (anes.
The western location is also advantageous in that that its placement may allow for greater sight
distance for the driver attempting to turn left into the site given the roadways alignment. Today
the sight distance is adequate for any access location along the site's frontage, but it is possibte
that a raised median could be installed along the Frontage Road in the future. Pending the
nature of this future raised median (and if it could be built up sign�cantly or perhaps be used for
snow storage), an access location at epproximately the mid-point of the site's frontage may not
�--: _
provide adeGua#e sight distance for the inbound left turn movement giYen the curvature of the
roadway. Providing the left-in access at the western end of fhp property��,�ould better len� iiseli
to maintaining driver sight distance in the event that a future �aised median with a high profile is
constructed (or if the median is used for sign�cant snow storage).
Therefore, the westem component should allow an inbound access only from V�Road, a right-
out onfy access onto the Frontage Roa�d (and perhaps two right-out enly accesses could be
pravided if delivery vehicles needed to be accommodated separately), and a three-quarter
access (no left out) onto the Frontage Road as far west as possible.
NOV 12 '02 09�58 FR FHU 303 721 a832 TO 1°��4792166 P.04/06
November 11, 2002
Mr. Greg Hall '
Page 3
This should provide some insight relative to the Chateau access' preferences and the operation
of the adjacent streets. Clearly, there are many other considerations that would go into the final
plan. The mentioned items shouid be considered in the planning of the site development. If you
have any questions or need additional information, please call.
Sincerely,
FELSBURG HOLT 8 ULLEVIG .
.
.
Christopher J. Fasc it��, p.E.
Principal
Ftb 26 C3 0�: 32p RLPInE ENGINEERING 9709263390 p. l
. �,�: t�.
�P1�
�
���
ENGINEERING INC.
Alpine Engineering, Inc./P.O. Box 97/Edwards, Colorado/81632/970-926-3373/FAX 970-92fi-3390
FACSIMILE TRANSMISSION
DATE: Z �� �D� JOB TITLE: ��/L s£h$o�s — ✓���-
Name: J p�� ��vti�{,�f�� bf Norne: Name:
Company. t � ��rv� Company. Compony.
: Fax: �/Z - S'S 7" Z YZ� Fax: Fax:
Name: �v� �as� Narne: Name:
Company. ��-1 f�E� `}OG Company. Compa�y.
FaX: � 9_ ;n� Fox: Fox:
Number of pages (inc{uding cover sheet) �Z ��G�M L�/�,✓�;�-`o°'
Tr�'I �
REMARKS: -a���_� �
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Feb 26 03 a4: 33p RLPINE ENGINEERING 970926339n p. 3
Feb-26-03 I3:54 LSC �nver 303 � F 3 11U7 r.c��
LSC TRAi�fS1�Ot21A'TiU1` COI�ISUI.TaNTS,tNC.
16B9 Yark Street
Der�ver,C4 8020G
(3Q3)333-1105
FAX(�03)333-1T07
�'-mail; Isc@Iscdenver.com
�Veb Site: http://�rww.ls�dec�ver.com �
TRAI�SPORTATION
C�NSULTANTS, INC.
February 24, 200;5
Mr. Tirn Leininger
Alpine Engineering, Inc.
Edwards Business Center
P.O. Box 97
Edwards, CO 816;t2
Re: Vail Fuur Seasons
Vail, Colc�rado
(L5C #030220►
Dear Tim:
At vour rcquest, ��,•c• have e��aluaced the proposed access conCiguratir�n for the Vai) Four
Seasons redeti�elopcnent project as it relates to the I-�70 South Frontage Road. Our revie�v was
limited to Levcl ��f Sen•ice analyses and queue tength determinati�ns. The following
summarizcs our cvaluatiot�.
Traffic Projections _
The proposed access pian and tra.ffic projections were taken frorn the Vaif Fvur Seasons Access
.Siud�, �reparccl h�� At�ine Engineering anci are illustrated in the encto�ed figi.�res. 1�'oce chat
a small amount oC traffic was also included for the Police Station located north oi the I-70
South �rontaYe Rc►ad.
Estirnafed Traffic frnpacts
[n ordcr to asscss Ihc impacts of the proposed project, peak-hour capacit}�analy�ses ha��e been _
pre�ared for the key study intersection assuming existing and 2015 b�lckKround ��lus site-
gcnerated traFCic c�nditions. The methodology used is that �resen[�d ict the 2000 Highwny
Canacicy Man.unt, J�uhlished by the Transportation Research Board of the �Iatiaial Academy
�� 5ciences. The c�ncept ot Le��ei oC Servicc� (LOS} is used as a basis for computing
eombizlacions ot'ri�adway operating conditions which accommodate various i�:vels of traffic
activity. E3y cirGnition, six ciifferent Levels of Ser��ice are used (A, B, C, D, E, and F) wzth "A"
being � free-flc��t�condition and "E" re�F�esenting the capacity of a given intersection or road-
wa,y. Table l, CIICILISCCL, summarizes the results of the average weekda�• ��cak-h�ur LOS
analyses for tl�e pro��used E>roject(actu�cornputer analysis printouts arE c�nctused), usin�the
Synchro analysis ��rograzn.
, Feb 26 �3 04: 33p RLPI�E E�GINEERING 970926339a p, 4
�eb-26-03 13:00 LSC�� nver sus S: 11V/ r .��
Mr. Tim Leininger Page 2 Fe6ruary 24, 20Q3
Tahlc: T indicates th�tt, for e�isting plus site-generated traffic conditions, the ���estbound left-
turn rciovement wiil c>peratr�t an cxetllent LOS"A"and that the 95`''percentile queue for this
movetnent will be 40 feet. [n 20I5, ti�ith the additi�n oFfiitP-generated trafrc, this movement
will operate at a g�oc! LOS"C"with a 95`�percentile queue of 62 feet. With a sturage of 75 feet,
the proposed left-turn tan� should provide adequate storage for westbouncl]eft-turn vehicles
at the site accrss.
Tn a�fciition, th� smail nurnber oCvehicics (11 during the afternoan peak pci•iod) exiting I-7Q
eastbound and bo►tnd forthe westhound Left-turn lane at the site accrss (Movement 2! did not
appear t�cause any�perational problems during simulation of Che projected operations using
the SimTraffic: rrc�gr;un. This_assumes there arc no sight distancc or operational issues
hindering this tinei-ging and weavin�maneuver..
* * *
We trust that this information wiii assist you in planning of the Vail Fc�ur Seati�nti projeci.
Alease cal! if,yoit have any questions.
Sincerefy.
�., .
LSC Transportation Consultants, Inc. !'��,-�; "'� : .
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Alex .Arini�o, F.E., P.T.O.E :� ?�t9&'? %-,:''�
AJA/wc 1�'�.' ` ;�
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Enclosui-cs: Table ! � � �� .
�� .:t,i t��i�
S��rtc:hro Fi�ures -., .-
C�ip:�city Analyses
� l:1.1 VC:\I'�'nj��rth\1W3':1�.'.iil.tllK�•�x.�rl\I�.YnilFoufArusn�Ix.wpd �
F�� 2� 03 �4: 33p RLPI�E E�GI�EERIhG 97D9263390 p. 5:
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MEMORANDUM
TO: Planning and Environmental Commission
FROM: Department of Community Development
DATE: March 24, 2003
SUBJECT: A request for a recommendation to the Vail Town Council for a major
amendment to Special Development District No. 36, 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 Housing Units and a fractional
fee club; and a request for a recommendation to the Vail Town Council for
a proposed rezoning of Lot 9A, Vail Village 2"d Filing from Heavy Service
(HS) District to Public Accommodation (PA) District, located at 28 S.
Frontage Rd. and 13 Vail Road/Lots 9A& 9C, Vail Village 2"d Filing.
Applicant: Nicollet Island Development Company, Inc.
Planner: Allison Ochs
I. SUMMARY
The applicant, Nicollet Island Development Company, Inc. is requesting a
worksession to present the proposal for a mixed use hotel, located at 28 S.
Frontage Rd. and 13 Vail Rd. / Lots 9A-9C, Vail Village 2"d Filing. As this is a
worksession, there is no staff recommendation at this time. The purpose of
today's worksession is to provide the Planning and Environmental Commission
with an introduction to the project; identify potential issues; discuss issues
identified by the Town of Vail staff; and provide direction to the applicant. The
applicant is proposing to make modifications to the plans which have an impact
on the review by the Planning and Environmental Commission. The application
was originally scheduled for a final review. However, due to the changes
proposed, staff has instead scheduled the proposal as a worksession. At this
time, the applicant is proposing to return to the Planning and Environmental
Commission for a final review on April 14, 2003.
II. DESCRIPTION OF THE REQUEST
The applicant, Nicollet Island Development Company, Inc., has submitted
applications to the Town of Vail for a major amendment to Special Development
District No. 36, to allow for the construction of mixed use hotel; for conditional
use permits to allow for the operation of a fractional fee club and 33 Type III
Employee Housing Units; and for a rezoning of 28 S. Frontage Rd. / Lot 9A, Vail
Village 2�d Filing from Heavy Service to Public Accommodation. The request will
facilitate the construction of a Four Seasons Resort, which includes 119 hotel
rooms, 20 condominiums, 20 fractional fee units, 33 employee housing units, a
restaurant and bar, limited retail space, conference and meeting space, and a
spa/health club. The applicant's Program Analysis has been attached for
reference (Attachment A).
The applicant is proposing is a deviation from the maximum building height. The
maximum building height in the Public Accommodation zone district is 48 ft. The
maximum height proposed is 90.5 ft. According to the applicant, all other
development standards prescribed for the Public Accommodation zone district
will be met, including density, gross residential floor area, site coverage,
landscaping and site development, and parking and loading.
There are some encroachments into the required 20 ft. setback, as prescribed by
the Public Accommodation zone district. Section 12-7A-6: Setbacks, Vail Town
Code, allows the Planning and Environmental Commission to grant variations to
the setback requirements. These variations are discussed in further detail in
Section VI of this memorandum. A reduced set of plans have been attached for
reference (Attachment B).
111. BACKGROUND
The proposal for the Four Seasons Resort includes two development sites: the
existing Chateau at Vail, located at 13 Vail Road / Lots 9A-9C, Vail Village 2nd
Filing and the existing Alpine Amoco Service Station, located at 28 S. Frontage
Rd. / Lot 9A, Vail Village 2"d Filing. A vicinity map has been attached for
reference (Attachment C).
The underlying zoning on the Chateau at Vail development site is Public �
Accommodation (Attachment D). The Town of Vail Land Use Plan designates I
the northern portion of the site as "Resort Accommodation and Services" and the
southern portion of the site as "Transition" (Attachment E). The Town of Vail
Land Use Plan defines these as follows:
Resort Accommodation and Services
This area includes activities aimed at accommodating the overnight and
short term visitor to the area. Primary uses include hotels, lodges,
service stations, and parking structures (with densities up to 25 dwelling
units or 50 accommodation units per buildable acre). These areas are
oriented toward vehicular access from I-70, with other support
commercial and business services included. Also allowed in this
category, would be institutional uses and various municipal uses.
Transition
The transition designation applies to the area between Lionshead and the
Vail Village. The activities and site design of this area are aimed at
encouraging pedestrian flow through the area and strengthening the
connection between the two commercial cores. Appropriate activities
include hotels, lodging, and other tourist oriented residential units,
ancillary retail and restaurant uses, museums, areas of public art, nature
exhibits, gardens, pedestrian plazas, and other types of civic and
culturally oriented uses. This designation would include the right-of-way
of West Meadow Drive and the adjacent properties to the north.
2
.
The existing Chateau at Vail contains 120 hotel rooms at 280 square feet each.
In 2000, an application was submitted to the Town of Vail for a demolition of the
existing Chateau at Vail, and for the construction of a new mixed-use hotel. The
application included the establishment of a new Special Development District,
and conditional use permits to allow for a fractional fee club and Type III
employee housing units.
Ordinance No 14, Series of 2001, approved the establishment of Special
Development District No. 36, Vail Plaza Hotel West, and adopted a development
plan in accordance with Chapter 12-9A, of the Vail Town Code. Ordinance No.
14 has been attached for reference (Attachment F).
Lot 9A, Vail Village 2"d Filing is the site of the Alpine Amoco Service Station. The
site is currently zoned Heavy Service and has a land use designation of "Resort
Accommodations and Services" (see above.)
In October of 2001, the owner of the Alpine Amoco appeared before the Planning
and Environmental Commission in a worksession format to discuss possible
amendments to the Heavy Service zone district which would have allowed
redevelopment of the site with the addition of multiple family dwelling units atop
the service station. No formal action was taken on the proposal, and all
applications have subsequently been withdrawn.
IV. SITE ANALYSIS
Current Zoning: Public Accommodation, Heavy Service
Land Use Plan Designation: Resort Accommodation and Services, Transition
Current Land Use: Hotel, Service Station
Development Standard Allowed
Lot Area: Min. of 10,000 sq. ft. of buildable area and a min. of
30 feet of frontage.
Setbacks:
Front: 20 feet
Sides: 20 feet
Rear: 20 feet
'`See Section 12-7A-6 for discretion granted to the
Planning and Environmental Commission and the criteria.
Building Height: 45 ft. for flat or mansard roofs and 48 ft. for sloping roofs.
Density: Max. of 25 units/acre.
GRFA: Up to 150 sq. ft. for each 100 sq. ft. of buildable site area.
Site Coverage: Not to exceed 65% of the total site area.
Landscape Area: Min. of 30% of the total site.
Parking: Accommodation units: 0.4 spaces/unit, plus 0.1
space/each 100 sq. ft. of GRFA with a max. of 1.0
3
spaces/unit.
Dwelling Unit: If GRFA is 500 sq. ft. or less: 1.5
spaces/unit. If GRFA is over 500 sq. ft. up to 2,000 square
feet: 2 spaces/unit. If GRFA is 2,000 sq. ft. or
more/dwelling unit: 2.5 spaces/unit.
Eating and Drinking Establishments: 1 space/120 sq. ft. of
seating floor area.
Retail Stores, Personal Services, and Repair Shops: 1
space/each 300 sq. ft. of net floor area.
Recreational Facilities, Public or Private (day spa): Parking
requirements to be determined by the Planning and
Environmental Commission.
The Zoning Analysis of the Four Seasons Resort has been attached for
reference (Attachment G). The analysis compares the Public Accommodation
zone district development standards with the 2001 Special Development District
No. 36 approval and the Four Seasons Resort proposal.
V. SURROUNDING LAND USES
Land Use Zonin !
North: Municipal General Use
South: Residential Two-Family Residential
High Density Multiple Family Residential
East: Mixed Use Special Development District No. 21
Residential Public Accommodation
West: Residential High Density Multiple Family Residential
VI. DISCUSSION ISSUES
The purpose of this worksession meeting is to allow the applicant an opportunity
to present the proposed plans 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 the following issues that we believe should be discussed. The
issues include the following:
A. Compliance with applicable master plans and the design guidelines
The Community Development staff has contracted with Jeff Winston, of
Winston Associates, to provide an analysis of this project with regards to
the applicable master plans and design guidelines. His analysis is
attached for reference (Attachment H). The analysis provides additional
recommendations with regards to the pedestrian connection to West
Meadow Drive, including expanding the sidewalks into plazas where they
meet the street sidewalk. In addition, the analysis recommends additional
4
consideration to the roof massing as it transitions to the Scorpio and the
Alphorn. Finally, the analysis discusses additional concerns with regards
to the massing of the roof, especially with regards to the mass of
individual roof planes.
With regards to the analysis provided by Jeff Winston, of Winston
Associates, is there any additional information that the Planning and
Environmental Commission would like to receive prior to making a
final recommendation of the proposal? Does the Planning and
Environmental Commission believe that as proposed, the
application is in general compliance with the applicable master
plans and the design guidelines?
B. Proposed Setbacks
In the PA District, the minimum setback shall be 20 feet on all sides. The
applicant is proposing to maintain the 20 ft. above grade setbacks along
Frontage Rd., Vail Rd., and the west side. The applicant is proposing an
18 ft. setback at the property line adjacent to the 9 Vail Road property. In
addition, along West Meadow Dr., the applicant is proposing to encroach
10 ft. into the setback with the roof overhang. Roof overhangs can
encroach 4 ft. into a required setback. In addition to the deviations to the
above grade setbacks, the applicant is proposing to encroach below
grade. The Public Accommodation zone district allows for parking and
loading to occur underground in the front setback. However, the proposal
includes encroachments into the 20 ft. setbacks underground on the
Frontage Rd.,Vail Rd., west side, and east side. These encroachments
include storage areas and parking. At the discretion of the Planning and
Environmental Commission and Design Review Board, variations to the
setback standards may be approved, subject to the applicant
demonstrating compliance with the following criteria:
A. Proposed building setbacks provide necessary separation between
buildings and riparian areas, geologically sensitive areas and other
environmentally sensitive areas.
B. Proposed building setbacks comply with applicab/e e/ements of the
Vail Village Urban Design Guide P/an and Design Considerations.
C. Proposed building setbacks will provide adequate availability of light,
air and open space.
D. Proposed building setbacks will provide a compatible relationship with
buildings and uses on adjacent properties.
E. Proposed bui/ding setbacks will result in creative design solutions or
other public benefits that cou/d not otherwise be achieved by
conformance with prescribed setbacks standards.
Does the Planning and Environmental Commission believe that
above-grade encroachments into the 20 ft. setback meet the criteria
5
outlined by Section 12-7A-6: Setbacks, Vail Town Code? Does the
Planning and Environmental Commission believe that the below-
grade encroachments into the 20 ft. setback meet the criteria
outlined by Section 12-7A-6: Setbacks, Vail Town Code? Are any
changes suggested?
C. Mitigation 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 improvemenfs, 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.
In addition, Section 12-9A-9: Development Standards, Vail Town Code,
states the following:
Development standards including lot area, site dimensions,
setbacks; height, density control, site coverages, 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 determrned that such deviation provides benefits to the Town
that outweigh the adverse effects of such deviation. This
determination is to be made based on evaluation of the proposed
special development district's compliance with the design criteria
outlined in Section 12-9A-8 of this Article.
As indicated in a number of the goals and objectives of the Town's Master
Plans, providing affordable housing for employees is a critical issue which
should be addressed through the planning process for Special
Development District proposals. In reviewing the proposal for employee
housing needs, staff relied on the Town of Vail Employee Housing
Report. This report has been used by the staff in the past to evaluate
employee housing needs. The guidelines contained within the report
6
were used most recentiy in the review of the Austria Haus, Marriott and
Special Development District No. 6 - Vail Village Inn development
proposals.
The Employee Housing Report was prepared for the Town by the
consulting firm Rosall, Remmen and Cares. The report provides the
recommended ranges of employee housing units needed based on the
type of use and the amount of floor area dedicated to each use. Utilizing
the guidelines prescribed in the Employee Housing Report, staff analyzed
the incremental increase of employees (square footage per use), that
results from the redevelopment.
The figures identified in the report are based on surveys of commercial-
use employment needs of the Town of Vail and other mountain resort
communities. As of the drafting of the report, Telluride, Aspen and
Whistler, B.C. had "employment generation" ordinances requiring
developers to provide affordable housing for a percentage of the new
employees resulting from commercial development. "New" employees
are defined as the incremental increase in employment needs resulting
from commercial redevelopment. Each of the communities assesses a
different percentage of affordable housing a developer must provide for
the new employees. For example, Telluride requires developers to
provide housing for 40% (0.40) of the new employees, Aspen requires
that 60% (0.60) of the new employees are provided housing and Whistler
requires that 100% (1.00) of the new employees be provided housing by
the developer. In comparison, Vail has conservatively determined that
developers shall provide housing for 15% (0.15) or 30% (0.30) of the new
employees resulting from commercial development. When a project is
proposed to exceed the density allowed by the underlying zone district,
the 30% (0.30) figure is used in the calculation. If a project is proposed
at, or below, the density allowed by the underlying zone district, the 15%
(0.15) figure is used. The Four Seasons Resort special development
district does not exceed the density permitted by the underlying zone
district. However, the Vail Plaza Hotel West, which did not exceed the
density permitted by the underlying zone district, and the 30% figure was
required.
Staff has provided the employee generation calculations for the Four
Seasons Resort. The analysis provides the following:
Bottom of Range Calculations
a) Retail/Service Commercial =
2,402 sq. ft. @ (5/1000 sq. ft.) = 12.01 employees
b) Health Club =
14,416 sq. ft. @ (1/1000 sq. ft.) = 14.42 employees
c) Restaurant/Kitchen =
12,155 sq. ft. @ (5/1000 sq. ft.) = 60.46 employees
7
�n ���
d) Conference Center =
11,726 sq. ft. C� (1/1000 sq. ft.) = 11.7 employees
e) Lodging =
119 units @ (.25/unit) = 29.75 employees
f) Multiple-Family Units =
40 units @ (.4/unit) = 16 employees
144.34 employees
- 85 existing employees
59.34 employees
Middle of Range Calculations
a) Retail/Service Commercial =
2,402 sq. ft. @ (6.5/1000 sq. ft.) = 15.6 employees
b) Health Club =
14,416 sq. ft. @ (1.25/1000 sq. ft.) = 18.02 employees
c) Restaurant/Kitchen =
12,155 sq. ft. @ (6.5/1000 sq. ft.) = 79 employees
d) Conference Center =
11,726 sq. ft. � (1/1000 sq. ft.) = 11.7 employees
e) Lodging =
119 units @ (.75/unit) = 89.25 employees
f) Multiple-Family Units =
40 units @ (.4/unit) = 16 employees
229.57 employees
- 85 existing employees
144.57 employees
Top of Range Calculations
a) Retail/Service Commercial =
2,402 sq. ft. � (8/1000 sq. ft.) = 19.2 employees
b) Health Club =
14,416 sq. ft. @ (1.5/1000 sq. ft.) = 21.6 employees
8
c) RestauranUKitchen =
12,155 sq. ft. @ (8/1000 sq. ft.) = 97.14 employees
d) Conference Center =
11,726 sq. ft. � (1/1000 sq. ft.) = 11.7 employees
e) Lodging =
119 units Qa (1.25/unit) = 148.75 employees
f) Multiple-Family Units =
40 units @ (.4/unit) = 16 employees
314.39 employees
- 85 existing employees
229.39 employees
15% Calculation Employees Beds Required
Bottom 59.34 8.g
Middle 144.57 21.68
Top 229.39 34.4
30% Calculation
Bottom 59.34 17.8
Middle 144.57 43.3
Top 229.39 68.8
According to the calculations above, 34 employee housing units are
required by the top of the range and the 30% requirement. Staff
recommends one additional employee housing unit be provided.
The applicant is proposing significant off-site improvements as part of the
mitigation of development impacts. The off-site improvements include
Frontage Road improvements from the eastern property line of the First
Bank Building to the roundabout. Various traffic studies and counts have
been provided (Attachment I). The improvements include providing turn
lanes, stacking areas, and sidewalk improvements. The Frontage Road
configuration will have an impact on the western entry into the
roundabout. The design must be approved by the Department of Public
Works prior to final approval and a consultant is in the process of
reviewing the proposal. In addition, the applicant is proposing a sidewalk
connection to the bus stop in front of the Weststar Bank Building. The
applicant is not proposing this walk to be heated. Staff believes that this
walkway shall be heated by the applicant. Other off-site improvements
include a heated sidewalk along South Frontage Road adjacent to the
applicanYs property, West Meadow Drive sidewalk improvements,
sidewalk improvements along Vail Road adjacent to the applicant's
property, and the provision of a location for public art. A memo from the
Department of Public Works has been attached which further outlines the
9
a>: . .. "��$
requirements for the off-site improvements (Attachment J).
Does the Planning and Environmental Commission believe that the
applicant has adequately provided for employee housing to meet the
need generated by the development? Does the Planning and
Environmental Commission believe that the off-site improvements,
as proposed, adequately mitigate the development impacts of the
proposal? Does the Planning and Environmental Commission
believe that additional off-site improvements are required?
D. Height
The Public Accommodation zone district prescribes the maximum height
of buildings to be no greater than 48 ft. for a sloping roof. The maximum
building height approved by Ordinance No. 14, Series of 2001, is 73.5 ft.
at its highest ridge, adjacent to South Frontage Road. As proposed, the
maximum height is 90.5 ft., a deviation of 42.5 ft. Staff believes that
additional height is appropriate along the South Frontage Road.
However, staff believes that the 48 ft. height limit must be maintained
along West Meadow Drive. As currently proposed, the roof ridge heights
along West Meadow Drive include heights over 48 ft. and up to 60 ft.
Does the Planning and Environmental Commission believe that the
maximum height as proposed at 90.5 ft. is appropriate for this
location? Does the Planning and Environmental Commission
believe that height in excess of 48 ft. along West Meadow Drive is
appropriate?
E. Parking at 9 Vail Road
The situation regarding the surface parking at 9 Vail Road has been
identified as an issue by staff. The current driveway for 9 Vail Road is
located on the applicant's property. The current proposal is to relocate
the parking to West Meadow Drive at the existing curb cut. However, any
relocation of parking spaces cannot render 9 Vail Road non-conforming
without variances being approved by the Planning and Environmental
Commission. Staff recommends the relocation of 2 parking spaces off of
Meadow Drive, and the remainder of the spaces be provided in the
proposed parking structures. Prior to final approval, this issue must be
resolved.
Does the Planning and Environmental Commission believe that the
proposed solution to the parking situation for 9 Vail Road is
appropriate? Are there any other suggestions to deal with the
parking at 9 Vail Road?
F. Spa Parking
The Planning and Environmental Commission determines the parking
requirement for uses not specifically listed in Chapter 12-10 of the Vail
Town Code. The applicant is proposing approximately 6,082 sq. ft. of
10
spa. Half of the treatments provided by the spa shail be open to the
general public, while the remaining half will be available to hotel guests
only. Chapter 12-10 of the Vail Town Code requires 2.3 spaces per 1000
square feet of net floor area for "personal services". Using this
requirement as a guide, the spa area would require 14 spaces. With only
half open to the public, 7 spaces would be required for the spa. As
currently proposed and with all uses considered, the total parking
requirement for the Four Seasons Resort is 205 parking spaces. The
applicant has proposed 215 spaces.
Does the Planning and Environmental Commission believe that the
above-provided analysis is acceptable for the parking requirement
for the spa use?
G. Conditional Use Permits
The applicant is requesting conditional use permits for the Fractional Fee
Club and the Type III Employee Housing Units. The applicant's response
to the conditional use permit criteria has been attached for reference
(Attachment K). The applicant is proposing to meet the requirements for
a conditional use permit for the 33 employee housing units. Each unit
meets the minimum square footage requirement, and parking and storage
have been provided. In addition, the applicant is proposing conditional
use permit for a fractional fee club. The interval ownership proposed is 9
owners per unit. The fractional fee club shall be controlled by the front
desk operation of the hotel.
Is there any additional information the Planning and Environmental
Commission would like to receive prior to final review of the
conditional use permits for the employee housing units and the
fractional fee club?
VII. 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.
A. Major Amendment to a 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
11
- �
environment, neighborhood and adjacent properties relative to
architectural design, scale, bulk, building height, buffer zones,
identity, character, visual integrity and orientation.
B. Relationship: Uses, activity and density which provide a
compatible, efficient and workable relationship with surrounding
uses and activity.
C. Parking And Loading: Compliance with parking and loading
requirements as outlined in Chapter 10 of this Title.
D. Comprehensive Plan: Conformity with applicable elements of the
Vail Comprehensive Plan, Town policies and urban design plans.
E. Natural And/Or Geologic Hazard: Identification and mitigation of
natural and/or geologic hazards that affect the property on which
the special development district is proposed.
F. Design Features: Site plan, building design and location and open
space provisions designed to produce a functional development
responsive and sensitive to natural features, vegetation and
overall aesthetic quality of the community.
G. Traffic: A circulation system designed for both vehicles and
pedestrians addressing on and off-site traffic circulation.
H. Landscaping: Functional and aesthetic landscaping and open
space in order to optimize and preserve natural features,
recreation, views and function.
I. Workable Plan: Phasing plan or subdivision plan that will maintain
a workable, functional and efficient relationship throughout the
development of the special development district.
B. Conditional Use Permit Criteria and Findings
A. Consideration of Faetors Reqardina 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 popu►ation,
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, iraffic flow
and control, access, maneuverability, and removal of snow
from the street and parking areas.
12
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.
The following additional criteria and standards shall be applicable to the
uses listed below in consideration of a conditional use permit. These
criteria and standards shall be in addition to the criteria and findings
required by Section 12-16-6 of this Chapter.
A. Uses and Criteria:
8. Time-Share Estate, Fractional Fee, Fractional Fee Club, Or
Time-Share License Proposal: Prior to the approval of a
conditional use permit for a time-share estate, fractional fee,
fractional fee club, or time-share license proposal, the following
shall be considered:
a. If the proposal for a fractional fee club is a redevelopment of an
existing facility, the fractional fee club shall maintain an
equivalency of accommodation units as are presently existing.
Equivalency shall be maintained either by an equal number of
units or by square footage. If the proposal is a new development,
it shall provide at least as much accommodation unit gross
residential floor area (GRFA) as fractional fee club unit gross
residential floor area (GRFA).
b. Lock-off units and lock-off unit square footage shall not be
included in the calculation when determining the equivalency of
existing accommodation units or equivalency of existing square
footage.
c. The ability of the proposed project to create and maintain a high
level of occupancy.
d. Employee housing units may be required as part of any new or
redevelopment fractionaf fee club project requesting density over
that allowed by zoning. The number of employee housing units
required will be consistent with employee impacts that are
expected as a result of the project.
e. The applicant shall submit to the Town a list of all owners of
existing units within the project or building; and written statements
from one hundred percent (100%) of the owners of existing units
indicating their approval, without condition, of the proposed
fractional fee club. No written approval shall be valid if it was
signed by the owner more than sixty (60) days prior to the date of
filing the application for a conditional use.
B. The Planninq and Environmental Commission shall make the
followinq findinqs before qranting 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
13
,.:,�
zoning code and the purposes of the Public
Accommodation zone district.
2. That the proposed location of the use and the conditions
under which it will be operated or maintained will not be
detrimental to the public health, safety, or welfare or
materially injurious to properties or improvements in the
vicinity.
3. That the proposed use will comply with each of the
applicable provisions of the conditional use permit section
of the zoning code.
C. Zone District Boundary Amendment
Factors, Enumerated: Before acting on an application for a zone district
boundary amendment, the Planning & Environmental Commission and
Town Council shall consider the following factors with respect to the
requested zone district boundary amendment:
1. The extent to which the zone district amendment is consistent with all
the applicable elements of the adopted goals, objectives and policies
outlined in the Vail Comprehensive Plan and is compatible with the
development objectives of the Town; and
2. The extent to which the zone district amendment is suitable with the
existing and potential fand uses on the site and existing and potential
surrounding land uses as set out in the Town's adopted planning
documents; and
3. The extent to which the zone district amendment presents a
harmonious, convenient, workable relationship among land uses
consistent with municipal development objectives; and
4. The extent to which the zone district amendment provides for the
growth of an orderly viable community and does not constitute spot
zoning as the amendment serves the best interests of the community
as a whole; and
5. The extent to which the zone district amendment results in adverse or
beneficial impacts on the natural environment, including but not
limited to water quality, air quality, noise, vegetation, riparian
corridors, hillsides and other desirable natural features; and
6. The extent to which the zone district amendment is consistent with the
purpose statement of the proposed zone district.
7. The extent to which the zone district amendment demonstrates how
conditions have changed since the zoning designation of the subject
property was adopted and is no longer appropriate.
14
__ __ - --- --_ ___ -- --
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MEMORANDUM
TO: Planning and Environmental Commission
FROM: Department of Community Development
DATE: January 13, 2003
SUBJECT: A request for a recommendation to the Vail Town Council for a major
amendment to Special Development District No. 36, 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 Housing Units and a fractional
fee club; and a request for a recommendation to the Vail Town Council for
a proposed rezoning of Lot 9A, Vail Village 2"d Filing from Heavy Service
(HS) District to Public Accommodation (PA) District, located at 28 S.
Frontage Rd. and 13 Vail Road/Lots 9A& 9C, Vail Village 2"d Filing.
Applicant: Nicollet Island Development Company, Inc.
Planner: Allison Ochs
I. SUMMARY
The applicant, Nicollet Island Development Company, Inc. is requesting a
worksession to present the proposal for a mixed use hotel, located at 28 S.
Frontage Rd. and 13 Vail Rd. / Lots 9A-9C, Vail Village 2"d Filing. As this is a
worksession, there is no staff recommendation at this time. The purpose of
today's worksession is to provide the Planning and Environmental Commission
with an introduction to the project; identify potential issues; discuss issues
identified by the Town of Vail staff; and provide direction to the applicant. At this
time; the applicant is proposing to return to the Planning and Environmental
Commission for a final review in March.
II. DESCRIPTION OF THE REQUEST
The applicant, Nicollet Island Development Company, Inc., has submitted an
application to the Town of Vail for a major amendment to Special Development
District No. 36, to allow for a mixed use hotel; for conditional use permits to allow
for the construction of a fractional fee club and 42 Type III Employee Housing
Units; and for a rezoning of 28 S. Frontage Rd. / Lot 9A, Vail Village 2�d Filing
from Heavy Service to Public Accommodation. The request will facilitate the
construction of a Four Seasons Resort, which includes 140 hotel rooms, totaling
approximately 76,705 sq. ft., 20 condominiums, totaling approximately 53,445 sq.
ft., 20 fractional fee units, totaling approximately 48,000, 42 employee housing
units, a restaurant and bar, limited retail space, 9,387 square feet of conference
and meeting space, and a spa/health club. The applicant's program analysis has
been attached (Attachment B) for reference.
The applicant is proposing is a deviation from the maximum building height. The
maximum building height in the Public Accommodation zone district is 48 ft. The
applicant is proposing a maximum height not to exceed the 2001 approval of
73.5 ft. However, the current plans indicate heights up to 81 ft., and architectural
projections up to 94 ft. According to the applicant, all other development �
standards prescribed by the Public Accommodation zone district will be met,
including density, gross residential floor area, site coverage, landscaping and site
development, and parking and loading.
It is important to note that there are some above-grade encroachments into the
20 ft. setback, as prescribed by the Public Accommodation zone district. In
addition, the applicant is proposing significant underground encroachments into
the 20 ft. setback. The Public Accommodation zone district requires a 20 ft.
setback from all property lines. However, Section 12-7A-6: Setbacks, Vail Town
Code, allows the Planning and Environmental Commission to grant variations to
the setback requirements. A reduced set of plans have been attached
(Attachment H) for reference.
III. BACKGROUND
The proposal for the Four Seasons Resort includes two development sites: the
existing Chateau at Vail, located at 13 Vail Road / Lots 9A-9C, Vail Village 2nd
Filing and the existing Alpine Amoco Service Station, located at 28 S. Frontage
Rd. / Lot 9A, Vail Village 2"d Filing. A vicinity map has been attached
(Attachment D) for reference.
The underlying zoning on the Chateau at Vail development site is Public
Accommodation. The Town of Vail Land Use Plan designates the northern
portion of the site as "Resort Accommodation and Services" and the southern
portion of the site as "Transition". The Town of Vail Land Use Plan defines these
as follows:
Resort Accommodation and Services
This area includes activities aimed at accommodating the overnight and
short term visitor to the area. Primary uses include hotels, lodges,
service stations, and parking structures (with densities up to 25 dwelling
units or 50 accommodation units per buildable acre). These areas are
oriented toward vehicular access from I-70, with other support
commercial and business services included. Also allowed in this
category, would be institutional uses and various municipal uses.
Transition
The transition designation applies to the area between Lionshead and the Vail
Village. The activities and site design of this area are aimed at encouraging
pedestrian flow through the area and strengthening the connection between the
two commercial cores. Appropriate activities include hotels, lodging, and other
tourist oriented residential units, ancillary retail and restaurant uses, museums,
areas of public art, nature exhibits, gardens, pedestrian plazas, and other types
of civic and culturally oriented uses. This designation would include the right-of-
way of West Meadow Drive and the adjacent properties to the north.
2
The existing Chateau at Vail contains 120 hotel rooms at 280 square feet each.
In 2000, an application was submitted to the Town of Vail for a demolition of the
existing Chateau at Vail, and for the construction of a new mixed-use hotel. The
application included the establishment of a new Special Development District,
and conditional use permits to allow for a fractional fee club and Type III
employee housing units.
Ordinance No 14, Series of 2001, approved the establishment of Special
Development District No. 36, Vail Plaza Hotel West, and adopted a development
plan in accordance with Chapter 12-9A, of the Vail Town Code. Ordinance No.
14 has been attached (Attachment G) for reference.
Lot 9A, Vail Village 2"d Filing is the site of the Alpine Amoco Service Station. The
site is currently zoned Heavy Service and has a land use designation of "Resort
Accommodations and Services" (see above.)
In October of 2001, the owner of the Alpine Amoco appeared before the Planning
and Environmental Commission in a worksession format to discuss possible
amendments to the Heavy Service zone district which would have allowed
redevelopment of the site with the addition of multiple family dwelling units atop
the service station. No formal action was taken on the proposal, and all
applications have subsequently been withdrawn.
IV. SITE ANALYSIS
A more complete site analysis will be provided for the final review of this
proposal, tentatively scheduled for March. Given the comments to be provided
by the Town of Vail Design Review Board and the staff, and any additional
feedback from the Planning and Environmental Commission, staff anticipates
that changes to the proposal will be made 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 a deviation to the maximum building height.
Current Zoning: Public Accommodation, Heavy Service
Land Use Plan Designation: Resort Accommodation and Services, Transition
Current Land Use: Hotel, Service Station
Development Standard Allowed
Lot Area: Min. of 10,000 sq. ft. of buildable area and a min. of
30 feet of frontage.
Setbacks:
Front: 20 feet
Sides: 20 feet
Rear: 20 feet
*See Section 12-7A-6 for discretion granted to the
Planning and Environmental Commission and the criteria.
Building Height: 45 ft. for flat or mansard roofs and 48 ft. for sloping roofs.
Density: Max. of 25 units/acre.
3
GRFA: Up to 150 sq. ft. for each 100 sq. ft. of buildable site area.
Site Coverage: Not to exceed 65% of the total site area.
Landscape Area: Min. of 30% of the total site.
Parking: Accommodation units: 0.4 spaces/unit, plus 0.1
space/each 100 sq. ft. of GRFA with a max. of 1.0
spaces/unit.
Dwelling Unit: If GRFA is 500 sq. ft. or less: 1.5
spaces/unit. If GRFA is over 500 sq. ft. up to 2,000 square
feet: 2 spaces/unit. If GRFA is 2,000 sq. ft. or
more/dwelling unit: 2.5 spaces/unit.
Eating and Drinking Establishments: 1 space/120 sq. ft. of
seating floor area.
Retail Stores, Personal Services, and Repair Shops: 1
space/each 300 sq. ft. of net floor area.
Recreational Facilities, Public or Private (day spa): Parking
requirements to be determined by the Planning and
Environmental Commission.
V. SURROUNDING LAND USES
Land Use Zonin
North: Municipal General Use
South: Residential Two-Family Residential
High Density Multiple Family Residential
East: Mixed Use Special Development District No. 21
Residential Public Accommodation
West: Residential High Density Multiple Family Residential
VI. DISCUSSION ISSUES
The purpose of this worksession meeting is to allow the applicant an opportunity
to present the proposed plans 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 eight issues at this time that we believe should be discussed. The
issues include the following:
A. Complete Development Application
The applicant has submitted applications for a major amendment to
Special Development District No. 36, two conditional use permits for the
Fractional Fee Club and the Type III Employee Housing Units, and a
rezoning for Lot 9A from Heavy Service to Public Accommodation. At this
4
time, staff has identified the following issues with regards to the
application:
1. A full site grading and drainage plan, including all existing and
proposed grades, and all retaining walls, must be submitted. The
drainage plan must be substantiated by a drainage report provided by
a Colorado professional engineer.
2. A flood plain study is required for all work to be done with Spraddle
Creek.
3. A vicinity plan, which includes the limits for both sides of the North
Frontage Road from West Star Bank and the Municipal Building
entries to the Roundabout, Vail Road, from the Frontage Road to
Meadow Drive and West Meadow Drive from Vail Road to the hospital
bus stops.
4. A complete landscape plan prepared in accordance with the
requirements outlined on the Town of Vail development review
application.
5. All parking spaces must be numbered and labeled (i.e. full-size,
compact, valet, etc.)
6. All units must be labeled with their proposed use (i.e. EHU, FFU, DU,
AU).
7. A model must be submitted.
8. All floor plans and elevations must be submitted at a scale of 1/8".
9. Plans are inconsistent.
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?
B. Compliance with applicable master plans and the design guidelines
The Community Development staff has contracted with Jeff Winston, of
Winston Associates, to provide an analysis of this project with regards to
the applicable master plans and design guidelines. His analysis is
attached (Attachment I) for reference.
C. Location of Uses and Connection to West Meadow Drive
The commercial uses in the building are generally located along the
Frontage Road and Vail Road intersection. Staff believes that it would be
beneficial to the project's design and the Town of Vail to have activity-
generating uses along West Meadow Drive. In addition, staff believes
that it is important to create a pedestrian connection into the Village and
Lionshead via West Meadow Drive. The Town of Vail Land Use Plan
encourages a better connection between Lionshead and Vail Village.
5
This area is designated as "Transition" in the Vail Land Use Plan, and the
Land Use Plan describes this designation as follows:
The transition designation applies to the area between Lionshead
and the Vail Village. The activities and site design of this area sre
aimed at encouraging pedestrian flow through the area and
strengthening the connection between the two commercial cores.
Appropriate activities include hotels, lodging, and other tourist
oriented residential units, ancillary retail and restaurant uses,
museums, areas of public art, nature exhibits, gardens, pedestrian
plazas, and other types of civic and culturally oriented uses. This
designation would include the right-of-way of West Meadow Drive
and the adjacent properties to the north.
Does the Planning and Environmental Commission believe that
additional consideration should be given to the location of activity-
generating uses along West Meadow Drive? Does the Planning and
Environmental Commission believe that a pedestrian connection via
West Meadow Drive into the Village and Lionshead is necessary?
D. Movement along Frontage Road
The fa�ade along South Frontage Road is approximately 420 ft. long.
Staff has concerns regarding the lack of variation along this elevation.
While the plan generally maintains a 20 ft. setback along this property line
(with the exception of elevator towers), staff believes that there needs to
be additional variety and movement in this fa�ade. Staff believes that this
can be achieved by adding substantial steps in the building or modifying
the appearance of the building to create a perception that the building is a
series of buildings, rather than one large structure.
Does the Planning and Environmental Commission agree that
additional movement and variation to the fa�ade along South
Frontage Road is necessary? Does the Planning and Environmental
Commission have any suggestions for modifications to the building
which would create additional movement and variation to this
fa�ade?
E. Loading and Delivery
Loading and delivery berth requirements shall be determined for the
proposed development using the Town of Vail Zoning Code. The
maximum number of bays allowed on the site shall not exceed 5. All
bays must work independently of each other. If 3 bays are required, the
mix and AASHTO design vehicle shall be 2 SU-30 and 1 WB-40. If 4
bays are required or provided, one 1 WB-50 must be added. If 5 bays are
required or provided, an additional SU-30 must be added. The site must
also accommodate a WB-60, which requires no backing onto public travel
ways. In addition the porte-cochere shall meet the requirements for an
over the road coach with adequate parking at all times of the year. The
Director of Public Works recommends that all backing operations take
6
place within an enclosed structure to minimize the impacts to adjacent
properties. Trash collection will need to be a separate function on the site
and the maneuverability of this function needs to be shown.
Does the Planning and Environmental Commission have additional
concerns regarding loading and delivery?
F. Proposed Setbacks
In 1999, the Town of Vail approved a text amendment amending the
prescribed development standards for the Public Accommodation zone
district. In approving the text amendments the Town adopted five setback
criteria that are to be used by the Planning and Environmental
Commission when considering deviations to the required minimum 20-
foot setback. These criteria are to be used in place of the variance
procedures when considering deviations to the required setbacks. The
Town determined that providing flexibility in the implementation of the 20-
foot setback requirement was desirable and could serve a public purpose
provided that certain design and land use considerations were addressed
and the various criteria were met. To aid in reviewing requests for
deviations from the minimum setback requirement the following regulation
was adopted:
12-7A-6:SETBACKS:
In the PA District, the minimum front setback shall be twenty feet
(20'), the minimum side setback shall be twenty feet (20'), and the
minimum rear setback shall be twenty feet (20'). At the discretion
of the Planning and Environmental Commission and/or the Design
Review Board, variations to the setback standards outlined above
may be approved during the review of exterior alternations or
modifications (Section 12-7A-12 of this Article) subject to the
applicant demonstrating compliance with the following criteria:
A. Proposed building setbacks provide necessary separation
between buildings and riparian areas, geologically
sensitive areas and other environmentally sensitive areas.
B. Proposed building setbacks comply with applicable
elements of the Vail Village Urban Design Guide Plan and
Design Considerations.
C. Proposed building setbacks will provide adequate
availability of light, air and open space.
D. Proposed building setbacks will provide a compatible
relationship with buildings and uses on adjacent
properties.
E. Proposed building setbacks will result in creative design
solutions or other public benefits that could not otherwise
be achieved by conformance with prescribed setback
standards.
There are some minimal above-grade encroachments into the 20 ft.
setback. Reductions of the plans have been attached (Attachment H) for
7
reference. The applicant is proposing significant underground
encroachments into the 20 ft. setback to accommodate on-site circulation
and underground parking.
Does the Planning and Environmental Commission believe that
above-grade encroachments into the 20 ft. setback meet the criteria
outlined by Section 12-7A-6: Setbacks, Vail Town Code? Does the
Planning and Environmental Commission believe that the below-
grade encroachments into the 20 ft. setback meet the criteria
outlined by Section 12-7A-6: Setbacks, Vail Town Code? Are any
changes suggested?
G. Mitigation 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
tracbbank 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.
In addition, Section 12-9A-9: Development Standards, Vail Town Code,
states the following:
Development standards including lot area, site dimensions,
setbacks, height, density control, site coverages, landscaping and
parking shall be determined by the Town Council as part of the
approved development plan with consideration of the
recommendations of the Planning and Environmental
Commission. Before the Town Council approves development
standards that deviate from the underlying zone district, it should
be determined that such deviation provides benefits to the Town
that outweigh the adverse effects of such deviation. This
determination is to be made based on evaluation of the proposed
specia! development district's compliance with the design criteria
outlined in Section 12-9A-8 of this Article.
Besides the obvious, (i.e., employee housing, streetscape
8
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?
H. Height
According to the applicant, they will not be requesting any additional
height beyond that granted by the 2001 Special Development District
approval. The maximum building height approved by Ordinance No. 14,
Series of 2001, was 73.5 ft. at its highest ridge, adjacent to South
Frontage Road. The current proposed plans indicate, however, certain
ridges to be in excess of 80 ft. As currently proposed, these ridges do not
qualify as architectural projections. Staff believes that it is appropriate to
concentrate height along the Frontage Road. However, this does lead to
significant impacts with regards to shading of the public right-of-way. A
sun/shade analysis has been attached (Attachment H) for reference.
Does the Planning and Environmental Commission believe that the
height, as proposed, is acceptable for this site? Does the Planning
and Environmental Commission have any recommendations with
regards to building height?
VII. 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.
A. Major Amendment to a 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
9
requirements as outlined in Chapter 10 of this Title.
D. Comprehensive Plan: Conformity with applicable elements of the
Vail Comprehensive Plan, Town policies and urban design plans.
E. Natural And/Or Geologic Hazard: Identification and mitigation of
natural and/or geologic hazards that affect the property on which
the special development district is proposed.
F. Design Features: Site plan, building design and location and open
space provisions designed to produce a functional development
responsive and sensitive to natural features, vegetation and
overall aesthetic quality of the community.
G. Traffic: A circulation system designed for both vehicles and
pedestrians addressing on and off-site traffic circulation.
H. Landscaping: Functional and aesthetic landscaping and open
space in order to optimize and preserve natural features,
recreation, views and function.
I. Workable Plan: Phasing plan or subdivision plan that will maintain
a workable, functional and efficient relationship throughout the
development of the special development district.
B. 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.
The following additional criteria and standards shall be applicable to the
uses listed below in consideration of a conditional use permit. These
criteria and standards shall be in addition to the criteria and findings
required by Section 12-16-6 of this Chapter.
10
A. Uses and Criteria:
8. Time-Share Estate, Fractional Fee, Fractional Fee Club, Or
Time-Share License Proposal: Prior to the approval of a
conditional use permit for a time-share estate, fractional fee,
fractional fee club, or time-share license proposal, the following
shall be considered:
a. If the proposal for a fractional fee club is a redevelopment of an
existing facility, the fractional fee club shall maintain an
equivalency of accommodation units as are presently existing.
Equivalency shall be maintained either by an equal number of
units or by square footage. If the proposal is a new development,
it shall provide at least as much accommodation unit gross
residential floor area (GRFA) as fractional fee club unit gross
residential floor area (GRFA).
b. Lock-off units and lock-off unit square footage shall not be
included in the calculation when determining the equivalency of
existing accommodation units or equivalency of existing square
footage.
c. The ability of the proposed project to create and maintain a high
level of occupancy.
d. Employee housing units may be required as part of any new or
redevelopment fractional fee club project requesting density over
that allowed by zoning. The number of employee housing units
required will be consistent with employee impacts that are
expected as a result of the project.
e. The applicant shall submit to the Town a list of all owners of
existing units within the project or building; and written statements
from one hundred percent (100%) of the owners of existing units
indicating their approval, without condition, of the proposed
fractional fee club. No written approval shall be valid if it was
signed by the owner more than sixty (60) days prior to the date of
filing the application for a conditional use.
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 public health, safety, or welfare or
materially injurious to properties or improvements in the
vicinity.
11
3. That the proposed use will comply with each of the
applicable provisions of the conditional use permit section
of the zoning code.
C. Zone District Boundary Amendment
Factors, Enumerated: Before acting on an application for a zone district
boundary amendment, the Planning & Environmental Commission and
Town Council shall consider the following factors with respect to the
requested zone district boundary amendment:
1. The extent to which the zone district amendment is consistent with all
the applicable elements of the adopted goals, objectives and policies
outlined in the Vail Comprehensive Plan and is compatible witi� the
development objectives of the Town; and
2. The extent to which the zone district amendment is suitable with the
existing and potential land uses on the site and existing and potential
surrounding land uses as set out in the Town's adopted planning
documents; and
3. The extent to which the zone district amendment presents a
harmonious, convenient, workable relationship among land uses
consistent with municipal development objectives; and
4. The extent to which the zone district amendment provides for the
growth of an orderly viable community and does not constitute spot
zoning as the amendment serves the best interests of the community
as a whole; and
5. The extent to which the zone district amendment results in adverse or
beneficial impacts on the natural environment, including but not
limited to water quality, air quality, noise, vegetation, riparian
corridors, hillsides and other desirable natural features; and
6. The extent to which the zone district amendment is consistent with the
purpose statement of the proposed zone district.
7. The extent to which the zone district amendment demonstrates how
conditions have changed since the zoning designation of the subject
property was adopted and is no longer appropriate.
8. Such other factors and criteria as the Commission and/or Council
deem applicable to the proposed rezoning.
Necessary Findings: Before recommending and/or granting an approval
of an application for a zone district boundary amendment the Planning &
Environmental Commission and the Town Council shall make the
following findings with respect to the requested amendment:
1. That the amendment is consistent with the adopted goals, objectives
12
and policies outlined in the Vail Comprehensive Plan and compatible
with the development objectives of the Town; and
2. That the amendment is compatible with and suitable to adjacent uses
and appropriate for the surrounding areas; and
3. That the amendment promotes the health, safety, morals, and general
welfare of the Town and promotes the coordinated and harmonious
development of the Town in a manner that conserves and enhances
its natural environment and its established character as a resort and
residential community of the highest quality.
VIII. ATTACHMENTS
A. Applicant's Statement of the Request
B. Program Analysis
C. Adjacents
D. Site Map
E. Zoning Map
F. Land Use Plan Map
G. Ordinance 14, Series of 2001
H. Reductions of Plans
I. Report from Winston Associates
13
' Attachment: A
Z E H R E N
AND ASSOCIATES, INC.
December 16, 2002
Town of Vail
Department of Community Development
75 South Frontage Road
Vail,Colorado 81657
Re: Four Seasons Resort—Vail
This letter is to address design criteria A through I as outlined in section 12-9A-8 of the town code. It is the
applicant's understanding that these nine criteria are to be used in evaluating the merits of the creation of
the new Four Seasons Resort-Special Development District.
A. Compatibility: Design compatibility and sensitivih� to the immediate environment, neighborlaood and
adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity,
character, visual integrity and orientation.
The proposed hotel is designed in such a way that is both compatible and sensitive to the immediate
environment, neighborhood, and adjacent properties while at the same time giving the project an identity as a
commercially viable hotel project within both the immediate neighborhood and the community at large.
The predominant orientation of the proposed hotel is toward existing pedestrian areas along the eastern edge of
the site. Public, pedestrian oriented functions including the predominant pedestrian entrance to the hotel, spa,
conference facilities, retail area, and the restaurant have been located along Vail Road. The areas along West
Meadow Drive are intended to buffer the larger scale of the proposed hotel against the residential nature of some
of the smaller scale buildings to the southwest. This area has the largest setbacks, greatest amount of
landscaping, and lowest building heights in order to relate to the existing buildings along East and West
Meadow Drive, maintain a comfortable pedestrian scale, and to provide for a transition to the smaller scale
residential properties to the south.
In order to create this transition and buffer zone along West Meadow Drive, the greatest density and subsequent
height for the hotel have been located along the South Frontage Road along the northern edge of the site. The
building height in this area, although exceeding the underlying zoning, directly relates to the heights of existing
and proposed structures east of Vail Road. The intent is to create a"gateway"to the village, as structures would
step up to similar heights on either side of Vail Road.
Other proposed buffer zones are also consistent with or exceed the underlying zoning in that they meet or
exceed the minimum required property line setbacks and coverage requirements.
The mass and bulk of the proposed hotel, as deternuned primarily by the prescribed setbacks, site coverage,
landscape coverage, and gross residential floor area requirements within the town code, all conform to the
underlying zoning. It is the belief of the applicant that because it is the underlying zoning which determines the
building envelope for any given site, and because the proposed project complies with these portions of the
underlying zoning, it is the intent of the Vail Comprehensive Plan that a hotel of this size, density, mass, and
bulk is intended this site. Furthermore, the site's location, proximity, access to main thoroughfares, and
prescribed uses,help to lend credence to this belief.
AKCHITECTURE • PLANNING • IhTERIORS • Ln�'JDSCANE ARCI IIiECTUhE
r�n u�v ic»r, . n��.,�, l'�I�,rar1�,A1F,�n • rq7m 9d�)-n?S7 • FAX f97O1 9d9-10�t0 • ��-mail: vail��ficC<uzchrcn.com • �v����v.zehren.com
Vail Plaza Hotel Zehren and Associates,Inc.
021471.00 12/16/2002
The architectural design, character, and visual integrity of the proposed hotel with other structures within the
community is meant to be both;ompatible with the immediate neighbors while at the same time relating to some
of the larger, more recent hotel projects east of Vail Road. The project has been designed with stepping and
broken ridge lines, variations in building materials, and varied wall and deck planes acting to break down the
overall mass and bulk of the project, add pedestrian scale and interest, and relate the hotel to the surrounding
neighborhood.
B. Relationship: Uses, activity, and clensity, which provide a compatible, efficient and workable
relationship with surrounding uses and activiry.
The uses,activities and densities are consistent with those listed within the underlying zoning.
C. Parking and Loading: Compliance with the parking and loading requirements as outlined in Chapter
10 of this Title, (Zoning).
The proposed parking and loading facilities are in compliance with the requirements of the zoning title, adopted
town standards,and staff policy/requirements.
D. Comprehensive Plan. Conformity with the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plan.
The proposed development substantially complies with applicable goals and policies as expressed in both the
Streetscape Master Plan and the Land Use Plan.
The Land Use Plan identifies portions of the site as both "resort accommodation and service" and as
"transition". As such, the plan recommends activities and uses consistent with the underlying zoning aimed at
accommodating the overnight and short-term visitor. As such, the uses and functions are oriented in order to
maintain a clear separarion between the vehicular orientation of the resort accommodation zone along the South
Frontage Road and the pedestrian orientation of the transition zone along West Meadow Drive.
The proposed improvements to the South Frontage Road, Vail Road, and West Meadow Drive conceptually
comply with the applicable elements of the Streetscape Master Plan by providing improvements in the materials,
configurations,and sizes as indicated in the plan.
E. Natural anrUor Geologic Hazards: Identification and mitigation of natural and/or geologic hazards
that affect the property on which the special development district is proposed.
We believe that there are no natural or geologic hazards that may affect the development of this site.
F. Design Features: Site plan, building design, and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features, vegetation, and overall
aesthetic quality of the community.
The proposed building location,site plan,building design, and open space provide for a functional and efficient,
full service, conference hotel that is both responsive to the location and circulation patterns within the town,
orientation of the site,and aesthetic quality of the immediate neighborhood and the community at large.
2
Vail Plaza Hotel Zehren and Associates,Inc.
021471.00 12/16/2002
Because of the proposed hotel's location within the wwn and proxnnity to the main Vail roundabout, the
project's impacts on existing traffic volumes and infrast�ucture will be minimal. The site plan and building
design further minimize impacts by simplify existing traffic patterns into one-way,right turn patterns.
In addition, the site plan and building design improve upon the aesthetic quality of the immediate environment,
especially with regard to the pedestrian orientation along West Meadow Drive and Vail Road, through the
elimination of vehicular traffic, the provision for additional open space and landscaping, and provisions for
public improvements and infrastructure including public plazas and artwork.
G. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off-site
traffic circulation.
T'he proposed pedestrian and vehicular traffic circulation system provides for minimal impact on existing
infrastructure through the limitation of multiple turning movements and simplification of traffic patterns, while
at the same time providing a safe and efficient means of circulation through an effective separation of guest and
service vehicles on the South Frontage Road, condominium owners on Vail Road, and pedestrian systems on
West Meadow Drive and Vail Road.
H. Landscaping:Functional and aesthetic landscaping and open space in order to optimize and preserve
natural features, recreation, views, and function.
The proposed landscape design provides for an effective and aesthetic buffering of vehicular circulation and
service areas, for the privacy and shading requirements of private residential areas, and for pedestrian scale and
interest in and along the public areas of the proposed hotel development. There currently exist no significant
natural features,recreation,or functions,public views to be preserved or enhanced on, from,or over these sites.
I. Phasing Plan: Phasing plan or subdivision plan that will maintain a workable, functional and
effcient relationship throughout the development of the special development district.
The development will be constructed in one phase.
It is also the applicant's understanding that in addition to demonstrating compliance with the nine criteria
above, that it is the applicant's responsibility to demonstrate that, "any adverse effects of the requested
deviation from the development standards of the underlying zoning are outweighed by the public benefits
provided". The following is a list of the proposed deviations from adopted development standards, adverse
effects, and proposed mitigation measures as proposed by the applicant as well as the perceived public
benefit's derived from the project:
Deviations from Develonment Standards-Adverse effects/Mitigation Measures(1)
• Buildin�He�ights - Impacts from this deviation include increased shading on the South Frontage Road
public right of way and impacts on views to the south from that right of way. Public and private benefits
derived through implementation of this deviation include lower densities, mass, bulk, and building heights
along West Meadow Drive.Proposed mitigation measures include snowmelt systems,retention and addition
of large trees and landscaping features including berms within the right of way, and enhancement of primary
pedestrian areas along West Meadow Drive including provisions for increased setbacks and landscaping
coverage.
Setback Deviations to be Reviewed in Accordance with Criteria ldentified in 12-7A-6. (2)
• Below Grade Setbacks—No adverse impacts occur from this deviation. Public and private benefits derived
from this deviation include increased area of landscaping coverage, and an increase in the amount of full
size parking spaces provided.
3
Vail Plaza Hotel Zehren and Associates,Inc.
021471.00 12/16/2002
Public Benefits Provided—General(21)
• Implementation of applicable goals,objectives,and policies as outlined in Vail Comprehensive Plans.
• Economic redevelopment of an aging hotel property.
• Improved residential character in the design of the structure.
• Increase in number of short-term accommodation units.
• Increase in size and quality of short-term accommodation units.
• Increase in size and quality of conference facilities.
• Increase in size and quality of restaurant facilities.
• Increase in size and quality of retail facilities.
• Increase in size and quality of spa and health club facilities.
• Elimination of surface parking.
• Elimination of vehicular traffic on West Meadow Drive.
• Elimination of vehicular maneuvering on within the town's right of way.
• Elimination of a surface loading dock within a front setback.
• Improved vehicular safety through decrease in turning movements.
• Improved vehicular safety through implementation of one-way traffic patterns.
• Improved pedestrian safety through provision of grade separated sidewalks.
• Elimination of exisring setback encroachments.
• Elimination of existing landscaping deficiency(developments standards).
• Increase in amount and quality of landscaping.
• Potential increase in year round guest occupancy.
• Potential increase in hotel,resort,and town marketing and resources.
Public Benefits Provided-Potential Economic Benefits(4)
� Potential increase in recurring revenues(property taxes,lift taxes,franchise fees,business licenses,etc.).
• Potential increase in recurring sales tax revenues(town and county).
• Increase in non-recurring building pernut revenues.
• Increase in non-recurring real estate tax revenues.
Public Benefits Provided—Development Standards(9)
• Provision of setbacks in excess of development standards.
• Provision of landscaping in excess of development standards.
• Provision of open space in excess of development standards.
• Provision of on site,deed restricted employee-housing units in excess of development standards(number of
units).
• Provision of on site,deed restricted employee-housing units in excess of development standards(size).
• Provision of densities below prescribed development standards.
• Provision of uses consistent with prescribed development standards.
• Provision of parking in excess of prescribed development standards.
• Provision of loading facilities consistent with development standards.
Direct Economic Benefits—Public Infrastructure(5)
� Construction of public infrastructure with private money on West Meadow Drive including sidewalks,
roads,medians,plazas,lighting,landscape,hardscape,snowmelt,curb and gutter,and drainage facilities.
• Construction of public infrastructure with private money on the South Frontage Road including sidewalks,
roads,medians, lighting,landscape,hardscape, snowmelt,curb and gutter, and drainage facilities.
• Construction of public infrastructure with private money on Vail Road including sidewalks,roads,medians,
lighting, landscape,hardscape, snowmelt,curb and gutter,and drainage facilities.
4
Vail Plaza Hotel Zehren and Associates,Inc.
021471.00 12/16/2002
• Potential improvements and provision of easements for Spraddle Creek infrastructure.
• Provision of public art in compliance with development standards.
Public Benefits Provided—Direct Benefits to Neighboring Properties(14)
• Elimination of adjacent surface parking lot,(all nei�hbors).
• Increase in adjacent landscaped buffering,(all neighbors).
• Improved residential character of the proposed hotel,(all�ieighbors).
• Physical improvements to Vail Road parking access easement,(Nine Vail Road Condominium).
• Continued access to Vail Road renewable parking access easement,(Nine Vail Road Condominium).
• Elimination of adjacent loading dock and traffic conflicts,(Nine Vail Road Condominium).
• Potential increase in landscape coverage at West Meadow Drive,(Nine Vail Road Condominium).
• Increased setbacks adjacent to property,(Nine Vail Road Condominium).
• Increase in solar access,(Nine Vail Road Condominium,Alphorn Condominium).
• Improved view conidors to south,(Nine Vail Road Condominium, Scorpio Condominium).
• Elimination of vehicular traffic across easement,(Alpine Standard).
• Elimination of two-way hotel traffic at the South Frontage Road access point,(Alpine Standard).
• Elimination of left turn movements at the South Frontage Road access point,(Alpine Standard).
• Location of Vail Road access drive to north,(Alpine Standard).
Please do not hesitate to contact me with any questions or concerns regarding the information presented.
Additionally, if you need any additional information,please do not hesitate to contact me.
Sincerely,
1 �!�
Timothy R. Losa.,A.I.A
Senior Associate
Zehren and Associates, Inc.
5
Zehren and Associates, Inc. Chateau Vail Site
001348.00 Program Analysis �4�tachment: B
LevelSeven(222)
Gross Square Footage 17,385.0
Dwellinq/Fractional Fee Units Area Bedrooms Deck Area
Unit 1 (Flat) 3,100.0 4 0.0
Unit 2(Flat) 2,214.0 3 0.0
Unit 3(Flat) 2,296.0 3 0.0
Unit 4(Flat) 2,214.0 3 0.0
Unit 5(Flat) 3,100.0 4 0.0
Sub-Total Dwelling/Fract.Fee Units 12,924.0 17.0 0.0
Other Areas Area
Corridor(public) 554.0
Stair(exit core) 505.0
Elevator(core) 348.0
Maid 0.0
Mechanical/Electrical Room 2,220.0
Shaft(mechanical) 0.0
Sub-Total Other Areas 3,627.0
Floor Summarv Area
Sub-Total Dwelling/Fract.Fee Units 12,924.0
Sub-Total Other Areas 3.627.0
Total Net Area 16,551.0
Grass/Net Ratio 0.95
`Estimated
Page 1
Zehren and Associates, Inc. Chateau Vail Site Level 212
001348.00 Program Analysis 12/16/2002
Level Six(212)
Gross Square Footage 30,103.0
Dwellinq/Fractional Fee Units Area Bedrooms Deck Area
Unit 6(Flat) 2,873.0 4 0.0
Unit 7(Flat) 2,409.0 3 0.0
Unit 8(Flat) 2,383.0 3 0.0
Unit 9(Flat) 2,372.0 3 0.0
Unit 10(Flat) 2,365.0 3 0.0
Unit 11 (Flat) 2,372.0 3 0.0
Unit 12(Flat) 2,383.0 3 0.0
Unit 13(Flat) 2,409.0 3 0.0
Unit 14(Flat) 2,330.0 3 0.0
Unit 15(Flat) 2,615.0 4 0_0
Sub-Total Dwelling/Fract.Fee Units 24,511.0 32.0 0.0
Other Areas Area
Corridor(public) 1,910.0
Stair(exit core) 881.0
Elevator(core) 520.0
Maid OA
Mechanical/Electrical Room 797.0
Shaft(mechanical) 0.0
Sub-Total Other Areas 4,108.0
Floor Summarv Area
Sub-Total Dweliing/Fract.Fee Units 24,511.0
Sub-Total Other Areas 4.108.0
Total Net Area 28,619.0
Gross/Net Ratio 0.95
Page 2
Zehren and Associates, Inc. Chateau Vail Site Level 202
001348.00 Program Analysis 12/16/2002
Level Five (202)
Gross Square Footage 40,168.0
Dwellinq/Fractional Fee Units Area Bedrooms Deck Area
Unit 16(Flat) 2,895.0 4 0.0
Unit 17(Flat) 2,465.0 3 0.0
Unit 18(Flat) 3,069.0 4 0.0
Unit 19(Flat) 2,417.0 3 0.0
Unit 20(Flat) 2,372.0 3 0.0
Unit 21 (Flat) 2,365.0 3 0.0
Unit 22(Flat) 2,372.0 3 0.0
Unit 23(Flat) 2,417.0 3 0.0
Unit 24(Flat) 2,465.0 3 0.0
Unit 25(Flat) 3,233.0 4 0.0
Unit 26(Flat) 2,351.0 3 0.0
Unit 27(Flat) 2,657.0 4 0.0
Unit 28(Flat) 2,298.0 3 0.0
Unit 40(Uoaer Level) 526.0 1 0.0
Sub-Total Dwelling/Fract.Fee Units 33,902.0 44.0 0.0
Other Areas Area
Corridor(public) 1,779.0
Stair(exit core) � 929.0
Elevator(core) 493.0
Maid 159.�
Mechanical/E�ectrical Room 0.0
Shaft(mechanical) 0.0
Sub-Total Other Areas 3,360.0
Floor Summarv Area
Sub-Total Dweliing/Fract.Fee Units 33,902.0
Sub-Total Other Areas 3,360.0
Total Net Area 37,262.0
Gross/Net Ratio 0.93
Page 3
Zehren and Associates, Inc. Chateau Vail Site Level 192
001348.00 Program Analysis 12/16/2002
Level Four(192)
Gross Square Footage 48,415.0
DwellinqlFractional Fee Units Area Bedrooms Deck Area
Unit 29(Flat) 2,895.0 4 0.0
Unit 30(Flat) 2,694.0 3 0.0
Unit 31 (Flat) 2,245.0 3 0.0
Unit 32(Flat) 2,372.0 3 OA
Unit 33(Flat) 2,365.0 3 0.0
Unit 34(Flat) 2,372.0 3 0.0
Unit 35(Flat) 2,245.0 3 0.0
Unit 36(Flat) 2,694.0 3 0.0
Unit 37(Flat) 2,351.0 3 0.0
Unit 38(Flat) 2,657.0 4 0.0
Unit 39(Flat) 2,154.0 3 0.0
Unit 40(Lower Level) 1.764.0 2 0_0
Sub-Total DwellinglFract.Fee Units 28,808.0 37.0 0.0
Accommodation Units Area Unit Area Kevs Deck Area
Standard Rooms 9,140.0 507.8 18.0 0.0
One Bedroom Suites 0.0 0.0 0.0 0.0
Two Bedroom Suites 0.0 0.0 0.0 0.0
Presidential Suites 0_0 0_0 0_0 0_0
Sub-Total Accommodation Units 9,140.0 0.0 18.0 0.0
Other Areas Area
Corridor(public) 3,882.0
Stair(exit core) 1,070.0
Elevator(core) 541.0
Nfaid 152.0
Mechanical/Electrical Room 797.0
Shaft(mechanicall 0_0
Sub-Total Other Areas 6,442.0
Floor Summarv Area
Sub-Total Dwelling/Fract.Fee Units 28,508.0
Sub-Total Accommodation Units 9,140.0
Sub-Total Other Areas 6,442.0
Total Net Area 44,390.0
Gross/Net Ratio ��g2
Page 4
Zehren and Associates, Inc. Chateau Vail Site Level 182
001348.00 Program Analysis 12/16/2002
Level Three(182.01
Gross Square Footage 34,626.0
Accommodation Units Area Unit Area Kevs Deck Area
Standard Rooms 17,239.0 522.4 33.0 0.0
One Bedroom Suites 0.0 0.0 0.0 0.0
Two Bedroom Suites 4,131.0 2,065.5 2.0 0.0
Presidential Suites 0_0 0_0 0_0 0_0
Sub-Total Accommodation Units 21,370.0 610.6 35.0 0.0
Emqlovee Housina Units Area Unit Area Units Beds
Sub-Total Employee Housing 1,920.0 320.0 6.0 12
Other Areas Area
Corridor(public) 4,947.0
Stair(exit core) 662.0
Elevator(core) 348.0
Maid 896.0
Mechanical/Electrical Room 198.0
Shaft(mechanical) 0.0
Corridor(service) 914.0
Sub-Total Other Areas 7,051.0
Floor Summarv Area
Sub-Total Accommodation Units 21,370.0
Sub-Total Employee Housing 1,920.0
Sub-Total Other Areas 7.051.0
Total Net Area 30,341.0
Gross/Net Ratio 0.88
Page 5
Zehren and Associates, Inc. Chateau Vail Site Level 172
001348.00 Program Analysis 12/16/2002
Level Two(172)
Gross Square Footage 55,073.0
Accommodation Units Area Unit Area Kevs Deck Area
Standard Rooms 15,318.0 5282 29.0 0.0
One Bedroom Suites 0.0 0.0 0.0 0.0
Two Bedroom Suites 0.0 0.0 0.0 0.0
Presidential Suites 0_0 0_0 0_0 0_0
Sub-Total Accommodation Units 15,318.0 528.2 29.0 0.0
Emplovee Housinq Units Area Unit Area Units Beds
Sub-Total Empioyee Housing 3,781.0 315.7 12.0 24.0
Food and Beveraae Area
Lobby Lounge 1,501
Public Areas Area
Lobby Terrace 1,471
Lobby 6,197.0
Entrv/Promenade 2.750.0
Sub-Total Public Areas 10,418.0
Retail Areas Area
Ski Concierge 3,107.0
Retail 2,290.0
Sub-Total Retail Areas 5,397.0
Emplovee/Adminstration Areas Area
Front Office 1,501.0
Other Areas Area
Corridor(public) 4,030.0
Stair(exit core) 1,246.0
Elevator(core) 541.0
Maid 0.0
Mechanical/Electrical Room 99.0
Shaft(mechanical) 0.0
Corridor(service} 0.0
Sub-Total Other Areas 5,916.0
Parkinq Spaces
Full Size(9'x18'min.) 0.0
Compact(8'x16'min.) 0.0
Valet(8'x16'min.) 6.0
Accessible(8'x12'min.1 0.0
Sub-Total Parking Spaces 6.0
Loading/Parking Ramp 5,872.0
Page 6
Zehren and Associates, Inc. Chateau Vail Site Level 172
001348.00 Program Analysis 12/16/2002
Level Two(172)
Floor Summarv Area
Sub-Total Accommodation Units 15,318.0
Sub-Total Emptoyee Housing 3,781.0
Sub-Total Food and Beverage 1,501.0
Sub-Total Public Areas 10,418.0
Sub-Total Retail Areas 5,397.0
Sub-Total Employee/Admin.Areas 1,501.0
Sub-Total Other Areas 5,916A
Loadinq/Parkinq Ramp 5.872.0
Total Net Area 49,704.0
Gross/Net Ratio 0.90
Page 7
Zehren and Associates, Inc. Chateau Vail Site Level 162
001348.00 Program Analysis 12/16/2002
Level One(162)
Gross Square Footage 74,443.0
Accommodation Units Area Unit Area Kevs Deck Area
Standard Rooms 14,299.0 510.7 28.0 0.0
One Bedroom Suites 0.0 0.0 0.0 0.0
Two Bedroom Suites 0.0 0.0 0.0 0.0
Presidential Suites 0.0 0.0 0.0 0.0
Sub-Total Accommodation Units 14,299.0 510.7 28.0 0.0
Emolovee Housina Units Area Unit Area Units Beds
Sub-Total Employee Housing 3,781.0 315.1 12.0 24.0
Food and Beveraqe Area
Restaurant/Bar 4,756.00
RestauranUBar Terrace 1.616.00
Sub-Total Food and Beverage 6,372.00
Conference Facilities Area
Baliroom 5,016.00
Pre-Convene 2,692.00
Ballroom Terrace 1.964.00
Sub-Total Conference Areas 9,672.00
Public Areas Area
Restrooms 1,186.00
Sub-Total Public Areas 1,186.00
Service Areas Area
Kitchen/Back of House 13,637.0
Sub-Total Service Areas 13,637.0
Loading/Parking Ramp 14,495.0
Other Areas Area
Corridor(public) 4,344.0
Stair(exit core) 574.0
Elevator(core) 541.0
Maid 1,105.0
Mechanical/Electrical Room 308.0
Shaft(mechanical) 0.0
Corridor(service) 1,375.0
Sub-Total Other Areas 8,247.0
Floor Summarv Area
Page 8
Zehren and Associates, Inc. Chateau Vail Site Level 162
001348.00 Program Analysis 12/16/2002
Sub-Totai Accommodation Units 14,299.0
Sub-Total Employee Housing 3,781.0
Sub-Total Food and Beverage 6,372.0
Sub-Total Conference Areas 9,672.00
Sub-Total Public Areas 1,186.00
Sub-Total Service Areas 13,637.0
Sub-Total Retail Areas 14,495.0
Sub-Total Other Areas 8,247.0
Total Net Area 71,689.0
Gross/Net Ratio 0.96
Page 9
Zehren and Associates, Inc. Chateau Vail Site Level 152
001348.00 Program Analysis 12/16/2002
Level Zero(152)
Gross Square Footage 76,572.0
Accommodation Units Area Unit Area Kevs Deck Area
Standard Rooms 15,282.0 527.0 29.0 0.0
One Bedroom Suites 2,127.0 1,063.5 2.0 0.0
Two Bedroom Suites 0.0 0.0 0.0 0.0
Presidential Suites 0_0 0_0 0_0 0 0
Sub-Total Accommodation Units 17,409.0 561.6 31.0 0.0
Emplovee Housina Units Area Unit Area Units Beds
Sub-Total Employee Housing 3,781.0 315.1 12.0 24.0
Conference Facilities Area
Conference Breakout 4,371.0
Pre-ConvenelTun nel 3.191.0
Sub-Total Conference Areas 7,562.0
Service Areas Area
Breakout/F&B Back of House 10,116.0
Sub-Total Service Areas 10,116.0
Parkinq S�aces
Full Size(9'x18'min.) 41.0
Compact(8'x16'min.) 4.0
Valet(8'x16'min.) 0.0
Accessible(S'x12'min.) 0.0
Sub-Total Parking Spaces 45.0
Parkina Areas
Parking Deck/Ramp 22,182.0
Other Areas Area
Corridor(public) 5,870.0
Stair(exit core) 574.0
Elevator(core) 541.0
Maid 1,105.0
Mechanical/Electrical Room 1,763.0
Shaft(mechanical) 0.0
Corridor(service) 1.375A
Sub-Total Other Areas 9,853.0
Floor Summarv Area
Sub-Total Accommodation Units 17,409.0
Sub-Total Employee Housing 3,781.0
Sub-Total Conference Areas 7,562.0
Sub-Total ServiceAreas 10,116.0
Parking Deck/Ramp 22,182.0
Sub-Total Other Areas 9.853.0
Total Net Area 70,903.0
Gross/Net Ratio 0.93
Page 10
Zehren and Associates, Inc. Chateau Vail Site Level 142
001348.00 Program Analysis 12/16/2002
Level Minus One(142)
Gross Square Footage 84,535.0
Childrens's Activities Area
Pre-Teen Activities 1,672.0
Teen Activities 1,672.0
Sub-Total Children's Activities 3,344.0
Spa/Healthclub 23,927.0
Outdoor Pool Area 9,382.0
Parkinq Saaces
Fuil Size(9'x18'min.) 56.0
Compact(8'x16'min.) 6.0
Valet(8'x16'min.) 0.0
Accessible(8'x12'min.) 0.0
Sub-Total Parking Spaces 62.0
Parkinq Area Area
Sub-Total Parking Area 24,261.0
Service Areas Area
Staff Facilites/Personnel 11,532.0
Laundrv/Housekee�inq 7.876.0
Sub-Total Service Areas 19,408.0
Other Areas Area
Corridor(pubiic) 6,095.0
Stair(exit core) 574.0
Elevator(core) 541.0
Maid 0.0
Mechanical/Electrical Room 13,043.0
Shaft(mechanical) 0.0
Corridor(service) 1,606.0
Sub-Total Other Areas 21,859.0
Floor Summarv Area
Sub-Total Children's Activities 3,344.0
Spa/Healthclub 23,927.0
Sub-Total Parking Area 24,261.0
Sub-Total Service Areas 19,408.0
Sub-Total Other Areas 21,859.0
Total Net Area 92,799.0
Gross/Net Ratio 1.10
Page 11
Zehren and Associates, Inc. Chateau Vail Site Level 132
001348.00 Program Analysis 12l16/2002
Levei Minus Two(1321
Gross Square Footage 85,871.0
Pa�kin�c 3paces
Full Size(9'x18'min.) 131
Compact(8'x16'min.) 0
Valet(8'x16'min.) 10
Accessible(8'x12'min.) 6
Sub-Total Parking Spaces 147
Parkinq Area Area
Sub-Total Parking Area 53,552.0
Ematovee/Adminstration Areas Area
Administration/Accounting 8,558.0
Other Areas Area
Corridor(public) 813.0
Stair(exit core) 574.0
Elevator(core) 506.0
Maid 0.0
Mechanical/Electrical Room 20,275.0
Shaft(mechanical) 0.0
Corridor(seroice) 0_0
Sub-Total Other Areas 22,168.0
Floor Summarv Area
Sub-Total Parking Area 53,552.0
Administration/Accounting 8,558.0
Sub-Total Other Areas 22,168.0
Total Net Areas 84,278.0
Gross/Net Area 0.98
Page 12
Level Minus Three(122)
Gross Square Footage 31,720,0
Parkinq S aces
Full Size(9'x18'min.) 61
Compact(8'x16'min.) 0
Valet(8'x16'min.) 0
Accessible(8'x12'min.) 0
Sub-Total Parking Spaces 61
Parkinq Area Area
Sub-Total Parking Area 27,915.0
Other Areas Area
Corridor(public) 561.0
Stair(exit core) 0.0
Elevator(core) 472.0
Maid 0.0
Mechanical/Electrical Room 1,453.0
Shaft(mechanical) 0.0
Corridor(service) 0.0
Sub-Total Other Areas 2,486A
Floor Summarv Area
Sub-Total Parking Area 27,915.0
Sub-Total Other Areas 2,486.0
Total Net Areas 30,401.0
Gross/Net Area 0.96
Zehren and Associates, Inc. Chateau Vail Site Parking/EHU Analysis
001348.00 Program Analysis 12/16/2002
Parkinq Totals
Dwellinq Units Units Saace/Unit Total Spaces
Total Dwelling Units 20.00 1.4 28.00
Frational Fee Units Units S�ace/Unit Total Soaces
Total Fractional Fee Units 20.00 0.70 14.00
Accommodation Units Kevs Saace/Kev Total Sqaces
Tota�Accommodation Units 139.00 0.7 97.30
Emplovee Housinp Units Units Space/Unit Total Spaces
Total Employee Housing Units 42.00 1.4 58.80
Retail Totals Area Area/Sqace Total Soaces
Total Retail Areas 5,397.0 250 21.59
Saa(Treatment Rooms) Area Area/Soace Total Soaces
Treatment Rooms Only 5,000.0 370.37 13.50
Conference Facilities Area Area/Space Total Saaces
Ballroom 5016.00 330.00 15.20
Conference Breakout 4371.00 330.00 13.25
Total Conference Facilities 9,387.00 660.00 28.45
Parkinq Totals Total Spaces
Total Dwelling Units 28.00
Total Fractional Fee Units 14.00
Total Accommodation Units 97.30
Total Employee Housing Units 58.80
Total Retail Areas 58.80
Treatment Rooms Only 13.50
Total Conference Facilities 28.45
Total Parking Required 298.85
Parkinp Provided Full size Compact Valet Accessible Total Saaces
Level Two(172) 0 0 10 0 10
Level Zera(152) 41 4 0 0 45
Level Minus One(142) 56 6 0 0 62
Level Minus Two(132) 131 0 10 6 147
Level Minus Three(122i 61 0 0 0 61
Total Parking Provided 228 10 20 6 325
TOtal% 70.2% 3.1% 6.2% 1.8% 100.0%
Emqlovee Housinq Generation Area/Units Calc.Ranqe Multiplier Emolovees
Total Retail Areas 5,397.0 Bottom 200.00 27.0
Spa/Healthclub 23,927.0 Bottom 1,000.00 23.9
Total Food and Beverage 6,257.0 Middle 153.85 40.7
KitchenlBack of House 13,637.0 Middle 153.85 88.6
Total Conference Facilities 9,387.0 Standard 1,000.00 9.4
Total Accommodation Units 139.0 Top 1.25 173.8
Total Dwelling/Fract. Fee Units 20.0 Standard 0.40 8.0
Total Fractional Fee Units 20.0 Standard 0.40 8_0
Page14
Zehren and Associates, Inc. Chateau Vail Site Parking/EHU Analysis
001348.00 Program Analysis 12/16/2002
Total Employees 371.4
Existinq Emplovees Emplovees
Existing Employees(Chateau Vail) 79A
Existinq Emplovees(Alpine Standard)) 10.0
Total Existing Employees 89.0
New Emplovees Emplovees
Total Employees 371.4
Total Existinq Emplovees 89.0
Total New Employees 282.4
New Beds Required 30% 84.7
Em�lovee Housinq Beds)Provided 84.0
Difference -0.7
Page15
Zehren and Associates, Inc. Chateau Vail Site Program Tota�s
20021471.00 Program Analysis 12/16/2002
Proqram Totals
Dwellinq/Fractional Fee Units Area Bedrooms Deck Area DU/FFU
Unit 1 (Flat) 3,100.0 4.0 0.0 DU
Unit 2(Flat) 2,214.0 3.0 0.0 DU
Unit 3(Flat) 2,296.0 3.0 0.0 DU
Unit 4(Flat) 2,214.0 3.0 0.0 DU
Unit 5(Flat) 3,100.0 4.0 0.0 DU
Unit 6(Flat) 2,873.0 4.0 0.0 DU
Unit 7(Flat) 2,409.0 3.0 0.0
Unit S(Flat) 2,383.0 3.0 0.0
Unit 9(Flat) 2,372.0 3.0 0.0
Unit 10(Flat) 2,365.0 3.0 0.0
Unit 11 (Flat) 2,372.0 3.0 0.0
Unit 12(Flat) 2,383.0 3.0 0.0
Unit 13(Flat) 2,409.0 3.0 0.0
Unit 14(Flat) 2,330.0 3.0 0.0
Unit 15(Flat) 2,615.0 4.0 0.0
Unit 16(Flat) 2,895.0 4.0 0.0
Unit 17(Flat) 2,465.0 3.0 0.0
Unit 18(Flat) 3,069.0 4.0 0.0
Unit 19(Flat) 2,417.0 3.0 0.0
Unit 20(Flat) 2,372.0 3.0 0.0
Unit 21 (Flat) 2,365.0 3.0 0.0
Unit 22(Flat} 2,372.0 3.0 0.0
Unit 23(Fiat) 2,417.0 3.0 0.0
Unit 24(Flat) 2,465.0 3.0 0.0
Unit 25(Flat) 3,233.0 4.0 0.0
Unit 26(Flat) 2,351.0 3.0 0.0
Unit 27(Flat) 2,657.0 4.0 0.0
Unit 28(Flat) 2,298.0 3.0 0.0
Unit 29(Flat) 2,895.0 4.0 0.0
Unit 30(Flat) 2,694.0 3.0 0.0
Unit 31 (Flat) 2,245.0 3.0 0.0
Unit 32(Flat) 2,372.0 3.0 0.0
Unit 33(Flat) 2,365.0 3.0 0.0
Unit 34(Flat) 2,372.0 3.0 0.0
Unit 35(Flat) 2,245.0 3.0 0.0
Unit 36(Fiat) 2,694.0 3.0 0.0
Unit 37(Flat) 2,351.0 3.0 0.0
Unit 38(Flat) 2,657.0 4.0 0.0
Unit 39(Flat) 2,154.0 3.0 0.0
Unit 40(Lower Levell 2,290.0 3.0 0.0
Total Dwelling/Fract.Fee Units 100,145.0 130.0 0.0
Total Four Bedraom Units 10
Total Three Bedroom Units 30
Page 16
Zehren and Associates, Inc. Chateau Vaii Site Program Totals
20021471.00 Program Analysis 12/16l2002
Accommodation Units Area Unit Area Total Kevs Standard 1 Bedroom 2 Bedroom
Level Four(192) 9,140.0 507.8 18.0 0.0 0.0 0.0
Level Three(182.0) 21,370.0 610.6 35.0 33.0 0.0 2.0
Level Two(172) 15,318.0 528.2 29.0 29.0 0.0 0.0
Level One(162) 14,299.0 510.7 28.0 28.0 0.0 0.0
Level Zero(152) 17,409.0 561.6 31.0 29.0 2.0 0.0
Total Accommodation Units 77,536.0 549.9 141.0 119.0 2.0 2.0
Em�lovee Housinq Units Area Unit Area Units Beds
Level Three(182.0) 1,920.0 320.0 6.0 12.0
Level Two(172) 3,781.0 315.1 12.0 24.0
Level One(162) 3,781.0 315.1 12.0 24.0
Level Zero(152) 3.781.0 315.1 12.0 24.0
Total Employee Housing Units 13,263.0 315.8 42.0 84.0
Retail Totals Area
Ski Concierge 3,107.0
Retail 2.290.0
Total Retail Areas 5,397.0
Spa/Healthclub 23,92T
Food and Beveraqe Area
Lobby Lounge 1,501.0
Restaurant/Bar 4.756.0
Total Food and Beverage 6,257.0
Conference Facilities Area
Ballroom 5,016.0
Pre-Convene 2,692.0
Ballroom Terrace 1,964.0
Conference Breakout 4,371.0
Pre-Convene/Tunnel 3.191.0
Total Conference Facilities 17,234.0
Children's Activities Area
Pre-Teen Activities 1,672
Teen Activities 1,672
Total Children's Activities 3,344
Page 17
Zehren and Associates, Inc. Chateau Vail Site Zoning Analysis
001348.00 Program Analysis 12/16/2002
Development Standards
Public Accomodation(PA)Zone GRFA Dwellinq Units Retail Site Coveraqe Landscapinq Hardscaqe
FO�mula5 150% 30% 10% 65% 30% 20%
Site Area Area Allow.GRFA Allow.Dwellinq Retail GRFA
Chateau Vail Site 101,143 151,714.5 45,514.4 10,114.3
Alpine Standard Site 17.625 26,437.5 7.931.3 1.762.5
Sub-Total Western Site 118,768 178,152 53,446 11,877
GRFA Area Max Alfow Area
Total Dwelling/Fract.Fee Units 53,446 53,446
Total Accommodation Units 77,536 62,353
Total Fraction Fee Units 48.000 62.353
Total GRFA 178,982 178,152
Total Retail Areas 5,397 11,877 6,480
Site Coveraae Area %of Site Area Difference
Above Grade 67,100.0 56.5% -8.5%
Below Grade 84,535.0 71.2% 6.2°/.
Landscaoe Area Area %of Site Area Difference
Landscape Area 35,630 30.0% 0.0°/.
Hardscape Area 7,126 20.0% 0.0% ,
Total Dwelling/Fract.Fee Units 100,145.0
Total Accommodation Units 77,536.0
Total GRFA 177,681.0
Allowabie GRFA 178,152.0
Difference 471.0
18
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� Attachment: C
� THIS ITEM MAY AFFECT YOUR PROPERTY
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 Municipal Code of the
Town of Vail on January 13, 2003, at 2:00 P.M. in the Town of Vail Municipal Building. In
consideration of:
A request for a recommendation to the Vail Town Council of a proposed text amendment to
Section 12-10-9: Loading Standards, Vail Town Code, to amend tfie size requirement for
loading berths & setting forth details in regard thereto.
Applicant: Town of Vail
� Planner. Allison Ochs
' A request for a conditional use permit, pursuant to Section 12-6C-3, Vail Town Code, to allow
for a Type II Employee Housing Unit and a request for a variance from Section 12-6C-6
(Setbacks), Vail Town Code, to allow for additions in the side setbacks, located at 1193 Cabin
Circle/Lot 4, Block 2, Vail Valley 8th Filing.
Applicant: David & Renie Gorsuch, represented by Resort Design Associates, Inc.
Pfanner: Bill Gibson
A request for a conditional use permit, pursuant to Section 12-9C-3B, Vail Town Code, to allow
for a tourisUguest service related facility accessory to a parking structure, and a request for a
variance from Title 11, Vail Town Code, to allow for proposed signage and setting forth details
in regard thereto, located at 181 W. Meadow Drive/Lots E&F, Vail Village 2"d filing.
Applicant: Stan Anderson
Planner: Bill Gibson
A request for a recommendation to the Vail Town Councit for a major amendment to Special
Development District No. 36, 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 Housing Units and a fractional fee club;
and a request for a recommendation to the Vail Town Council for a proposed rezoning of Lot
9A, Vail Village 2"d Filing from Heavy Service (HS) District to Public Accommodation (PA)
District, located at 28 S. Frontage Rd. and 13 Vail Road/Lots 9A& 9C, Vail Village 2"d Filing.
Applicant: Nicollet Island Development Company Inc.
Planner: George Ruther/Allison Ochs
A request for a variance from Section 12-7A-9, (Site Coverage) and a request for a proposed
minor exterior alteration, pursuant to Section 12-7A-12, Vail Town Code, to allow for a
residential addition, located at 292 East Meadow Drive/A part of Tract B, Vail Village First Filing.
Applicant: Mountain Haus Homeowner's Association, represented by K.H. Webb Architects
Planner: Bill Gibson
A request for a final review of a proposed major exterior alteration, pursuant to Section 12-7A-
12, Vail Town Code, to allow for a hotel redevelopment and addition; a request for a final review
of a conditional use permit, pursuant to Section 12-7A-3, Vail Town Code, to allow for a
fractional fee club; a recommendation to the Vail Town Council of a text amendment Section
�
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12-7A-3 (Conditional Uses), Vail Town Code, to allow for retail uses in a lodge in excess of 10% �
of the total gross residential floor area of the structure as a conditional use; a request for a final
review of a variance from Section 12-7A-10 (Landscaping & Site Development), Vaii Town
Code, to allow for a deviation from the total landscape area requirement, located at 20 Vail
Road, 62 E. Meadow Drive, and 82 E. Meadow Drive/Lots K & L, Block 5E, Vail Village 1 St
Filing.
Applicant: Sonnenalp Properties, Inc., represented by Braun Associates, Inc.
Planner: George Ruther/Warren Campbell
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. The public is invited to attend project orientation
and the site visits that precede the public hearing in the Town of Vail Community Development
Department. Please call 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 27, 2002 in the Vail Daily.
2
Cliff Eldredge
Vail Clinic Inc Town of Vail c/o Finance Dept Vail Colorado Municipal Bldg
181 W Meadow Dr 75 S Frontage Rd Authority
Vail, CO 81657 Vail, CO 81657 75 S Frontage Rd
Vail, CO 81657
DAB Investment Inc
d/b/a Holiday Inn Chateau Vail Moellentine Land Co LLC Vail Fire Protection District
P O Box 11939 461 Fifth Street Vail, CO 81657
Denver, CO 80211-0939 New York, NY 10017
Zyman, Sylvia Rebeca c/o Johnson,
Brown & Speigel Gary A. Syman -Azita Raji Family Otto Wiest c/o Brandess-Cadmus
Attn: Brenda Brown Trust 281 Bridge St
500 Bishop St AS 27 Windward Rd Vail, CO 81657
Atlanta, GA 30318 Belvedere, CA 94920
Morgan D. & Catherine E. Douglas D.C. Kistler, P.H. Stark, M.S. Richard A. Eddy
142 W Meadow Dr Garbe, L. &E. Griffiths 1881 Lionsridge LP 28
Vail, CO 81657 1510 S Clayton St Vail, CO 81657
Denver, CO 80210
Maud B. Duke Qualified Personal Irving J. Shwayder Mervin Lapin
Residence Trust 1900 E Girard Pl 1501 232 W Meadow Dr
5550 S Steele St Englewood, CO 80110 Vail, CO 81657
Littleton, CO 80121
James U. King, Jr.
Theodore S. Halaby Paul R. & Merrole Steinway and 11931 Wickchester Ln
12 Vista Rd Theodore S. & Cynthia Halaby Suite 401
Englewood, CO 80110 12 Vista Rd Houston, TX 77043
Englewood, CO 80110
Caleb B. &Maryan F. Hurtt Sonnenalp Properties Inc Vail Corp
272 W Meadow Dr 20 Vail Rd P O Box 7
Vail, CO 81657 Vail, CO 81657 Vail, CO 81658
Talisman Condominium Assoc Daymer Corp NV Vail 108 Ltd c/o Westar Bank
62 E Meadow Dr 100 E Meadow Dr Admin Center
Vail, CO 81657 Vail, CO 81657 P O Box 1210
Gypsum, CO 81637
Scorpio Condominium Assoc. Alphorn Condominium Assoc. Skaal Haus Condominium Assn
P O Box 1767 121 W Meadow Dr#304 141 W Meadow Dr#2
Avon, CO 81620 Vail, CO 81657 Vail, CO 81657
Holiday House Condominium Assn Villa Cortina Condominium Assn Meadow Vail Place Condominium
P O Box 3842 P O Box 1012 Assn
Vail, CO 81658 Vail, CO 81658 44 W Meadow Dr
Vail, CO 81657
Vail Gateway Plaza Condominium Village Inn Place - Phase III Village Inn Place - Phase IV
Assn Condominium Assn Condominium Assn
P O Box 19157 100 E Meadow Dr 100 E Meadow Dr
Avon, CO 81620 Vail, CO 81657 Vail, CO 81657
Village Inn Place - Phase V Talisman Condominium Assn Vail Village Inn Plaza
Condominium Assn P O Box 832 Condominium Assn
100 E Meadow Dr Vail, CO 81658 143 E Meadows Dr
Vail, CO 81657 Vail, CO 81657
Allan Steiger
BS Condominium Assn Alejandra Lerdo de Tejada de Creel 2g2 Concord Rd
10403 W Colfax Ave Bosques de Chihuahua 144
Lakewood, CO 80215 Mexico DF 11700 Longmeadow, MA 01106-2225
Thomas H. Atkins & Sharon N. Jones Judy L. Feinberg
Dephine M. Delsemme Amended & Successor Trustees c/o Amer Star Fncl 9241 Cambridge Manor Ct
Restated Trust 7101 Wisconsin Ave Ste 1201 potomac, NID 20854
2509 Meadowwood Dr Bethesda,MD 20814
Toledo, OH 43606
James J. Ariola 1997 Declaration of AJ, M, AI & AJ Hauser, AH Garza, Mary Clare &Ronald J. Snow
Trust MMH Martinez 2159 S Parfet Ct
243 Lorraine Cir 2100 Gulf Blvd Unit 11 Denver, CO 80227-1913
Bloomingdale, IL 60108 S Padre Island, TX 78597
Albert J. & Yvonne M. Martens Bruce T. & Elizabeth H. Bowling Jack Kent Cadillac Inc
1503 Valle Vista 30 Eastwood Cir c/o Jack C. Kent
Pekin, II.61554 Johnson City, NY 13790 4790 S Ogden St
Englewood, CO 80110
Michelle Ellen Warshofsky William B. &Deborah A. Hardin Henry &Helga Beck
9445 SW 90th St 601 Wellesley 3037 E Lake Rd
Miami, FL 33176 Houston, TX 77024 Skaneateles, NY 13152
S. Joseph Prapuolenis, Debora Hals Und Bein Bruck Brian F. &Helen M. Stoick
Morris 7075 Campus Dr Ste 200 6145 Upper Straits Blvd
731 Laurel Ave Colorado Springs, CO 80920-3164 Orchard Lake, MI 48324
Wilmette, II. 60091
Howard J. & Linda M. Awand Isidro & Anna Maria Jauregui Caryn J. Clayman Trust
Family Trust 472 Warren Ln Caryn J. Clayman Trustee
4955 S Durango 126 Key Biscayne, FL 33149 p O Box 810186
Las Vegas, NV 89113 Boca Raton, FL 33481
Inversiones Don Raul 7540 C.A. Helen E. & Gary W. Dahlen, Basil Morgan
c/o Vail Management Company Samuel H. Wood 4324 York Rd 100
143 E Meadow Dr 395 4 Escondido Valle Baltimore, NID 21212
Vail, CO 81657 Manitou Springs, CO 80829-2417
Two Utes LLC Laura S. 3 Maurer Adolo Holdings Ltd
1705 Warpath Rd
c/o Vail Realty &Rental Mgmt Vln 1041 Box 025685
302 Hanson Ranch Rd West Chester, PA 19382 Miami, FL 33102
Vail, CO 81657
Emilio F. Espinola James L. &Paula Gould Luanne M. &Ronald L. Smith
Elefante 101-302 715 Boylston 121 W Meadow Dr 306
Colidel Valle, 03100 Mexico DF Boston, MA 02116 Vail, CO 81657-5078
William E. &Matthew G. Fuller Tom K. &7une P. Brown Banjamin R. Boutell, Jr.
P O Box 25 121 W Meadow Dr 305 121 W Meadow Dr 304
Troy, MI 48099 Vail, CO 81657 Vail, CO 81657
Joan E. Payne Trust
Laura P. Wright, Mary Payne Mary Payne Galloway Trust No 1 - Kenneth Gordon Revocable Trust
Galloway et al 4800 Biltmore Dr
220 Vine Street 2045 Tabor Dr Coral Gables, FL 33146
Denver, CO 80206 Lakewood, CO 80215 �
Celeste M. Reisinger Lesley S. Craig
Alice Fegelman Trustee
253 Kenforest Dr 215 S Clermont St 251 Poage Farm Rd
Pittsburgh, PA 15216 Denver, CO 80246
Cincinnati, OH 45215
Dr. Lynne C. Wright Trust Herbert E. &Jane B. Wollowick Michael V. & Margaret W. Kell
1847 Rhode Island Ave 104 Driftwood Ln 1851 Raynele
McLean, VA 22101 Largo, FL 33770 Birmingham, MI 48009
Margot W. McLish William & W. Judson Fuller
6500 W Mansfield Ave 57 1100 Westwood Michelle Dupre, Mininder Kocher
52 Grey Cliff Rd
Denver, CO 80235 Birmingham, MI 48009 Brighton, MA 02135
Michael J. & Suzette B. Newman
700 Cascade Ave Frank J. Haberl Family Trust Alti Corp
Boulder, CO 80302 14700 Crabapple Rd 3862 La Jolla Village Dr
Golden, CO 80401 La Jolla, CA 92037
Lawrence J. Flynn, Jr. Charles & Karola Arizmendi
c/o Flinn Asset Mgmt Marjorie J. Takton Trust CCS 6284, 4400 NW 73rd Ave
2 Greenwich Plaza 1505 Greenway Terrace Miami, FL 33166
Greenwich, CT 06830 Elm Grove, WI 53122-1612
Peter& Judith McEnnally
Katherine W. Dudzinski
143 Oaks Ave 3309 Canadian Pkwy Sears, Francine Farkas & Benjamin
Dee Why NSW 2099 Lewis, Farkas, Alexander Moss
Australia Ft Collins, CO 80524 47 Flying Point Rd
Stoney Creek, CT 06405
Joan M. Norris Susan H. Schultz Revocable Trust Annette L. Mackie
141 W Meadow Dr 2 Susan H. Schultz Trustee 100 Larned Rd
Vail, CO 81657 6495 Ideal Ave N Summit, NJ 07901
Mahtomedi, MN 55115
Jim Lamont
Vail Village HOA Dorothy H., Gardon &Pat Parrish Allison F. Butts
P O Box 73 8642 Gregory Wy 4523 Dorset Ave
Recliff, CO 81649 Los Angeles, CA 90035 Chevy Chase, NID 20815
Vail Associates Ltd Dean Gosper Family Trust Jacqueline R. Knepshield
6711 Monroe St Ste A 106 St Georges Rd 6201 Elmwood Rd
Sylvania, OH 43560 Toorak Vic, Australia 3142 Chevy Chase, NID 20815
Richard A. & Gwendolyn G.
William W. McCuthen, Jr. Vinterra Exempt Corp Scalpello
12 Sandpiper Rd c/o Frederick S. Otto P O Box 160
Westport, CT 06880 p O Box 3149 Vail, CO 81658
Vail, CO 81658
Thomas P. Walsh, Sr. James T. & Jane R. Watson
VPP No. 15 Corp c/o Dakota King Inc 6999 S Bemis St
c/o Daniel Abounrad 3800 W 53rd St Littleton, CO 80120
5100 San-Felipe 193 Sioux Falls, SD 57106-4223
Houston, TX 77056
Scott D. Bradshaw
22E6 Inc 4130 La Jolla Village Dr porothy B. McKnight
203 Country Club Dr.
c/o Esther Geifman de Mizrahi Suite 107-125 Sterling, CO 80751
302 Hanson Ranch Rd La Jolla, CA 92037-1599
Vail, CO 81657
Douglas &Joanna Polzin Golden Horizons Inc Vinterra Exempt Corp-
3654 E Ellsworth Ave 2340 Oak Hills Dr Richard A. Scalpello
Denver, CO 80209 Colorado Springs, CO 80919 P O Box 160
Vail, CO 81658
Steven G. & Susan J. Marton Peter M., Kimberly A. & Paul
Paul Weiner Revocable Trust Mourani
6711 W 128th P1204
150 Quebec Street 107 6091 S Happy Canyon Rd
Denver, CO 80230 Overland Park, KS 66209 Englewood, CO 80111
R.G. Jacobs
Mountain Caretaker, Inc. Jacqueline R. Knepshield Guillermo &Tamara Oynick, Velia
2000 Spring Creek Road 4915 Auburn Ave 200 & Carlos Oynick
Gypsum, CO 81637 Betheda, NID 20814 449 S Creek Dr
Osprey, FL 34229
Andres Banos
Ahuehuetes Norte No 909 Gail M. & Stephen R. Rineberg Beaver Road Inc
Bosques de las Lomas 7475 Gainey Ranch Rd 9E c/o Vail Realty &Rental Mgmt
Mexico DF Mexico Scottsdale, AZ 85258 302 E Gore Creek Dr
Vail, CO 81657
Luis P. & Huguette D. Bustamante
Robert M. Euwer& Barbara D. Obering Irrevocable Trust c/o Vail Realty &Rental Mgmt
Euwer Revocable Trust 5251 DTC Parkway 425 302 Hanson Ranch Rd
7528 E Gallup St Greenwood Village, CO 80111 Vail, CO 81657
Littleton, CO 80120 '
Maureen T. O Dea William A. &Ronnie N. Potter Margaret T. Fuller
16450 W Sunset Blvd 302 1130 Park Ave 5123 S Perry Cir
Pacific Palisades, CA 90272 New York, NY 10128 Littleton, CO 80123
Linda C. Dickinson Qualified william W. Graham RL Exempt Corp
Personal Residence Trust ll661 San Vincente Blvd 401 c/o Frederick S. Otto
9200 Hollyoak Dr Los Angeles, CA 90049 p O Box 3149
Bethesda, NID 20814 Vail, CO 81658
David G. & Cathy L. Crane
c/o D.G. Crane Charlene Caruso Revocable Living JAF Industrial Dev
2485 Broadway Trust P O Box 6688
San Francisco, CA 94115 2428 N 12th Ct Somerset, NJ 08875-6688
Ft Lauderdale, FL 33304
Thomas F. Sheridan, Vincent D. Judith & Joel Baker Seviher Corp
Walsh 20 Dolma Rd c/o Burke Mgmt
1808 Swann St NW Scarsdale, NY 10583 p O Box 2631
Washington, DC 20009 Vail, CO 81658
Ponch Inc - Trio Inc James W. &Ellen V. Pinkard William & Ann F. Loper
c/o Jefferson P Knoght PA 3440 Youngfield St Ste 351 22 W Meadow Dr 360
777 Bricknell Ave#1070 Wheat Ridge, CO 80033 Vail, CO 81657
Miami, FL 33131
Eugene, Jr& Sue B. Mercy pericles Realty Inc Michael S. & Iris Smith
1111 Park Ave c/o Otto Peterson & Post 2 Sedwick Dr
New York, NY 10128 p O Box 3149 Englewood, CO 80110
Vail, CO 81658
Richard T Liebhaber and
Vail 44 Corp Spraddle Creek Properties Inc. Kirsten E Liebhaber Personal Res.
44 Meadow Dr 44 c/o James B. Newman Trust
Vail, CO 81657 150 Government St Ste 2000 P O Box 8210
Mobile, AL 36602 McLean, VA 22106-8210
Hilda O. Farrill Avila Meek Family Trust
Meadow Place Inc Atm: B. Brandon John F. & Jerris P. Ferguson,
c/o Invicta America Attn: Suzette Ansbacher House Jennet St Terry O. Meek
P O Box 551600 George Town Grand Cayman 5326 Clayhill Dr
Ft Lauderdale, FL 33355 Cayman Islands BWI Springfield, MO 65804
Pericles Realty Inc David William Hanna Trustee 575M LLC
44 W Meadow Dr c/o Hanna Capital Management, Inc 1 S Springfield Ln
Vail, CO 81657 620 Newport Center Dr Ste 500 Sarasota Springs, NY 12866
Newport Beach, CA 92660
White River Acquisition Corp
Vail Sundial LP c/o Manuel Martinez WW Leo Palmas
2775 Iris Ave
c/o Russell Standard Consulting Group Boulder, CO 80304
P O Box 479 905 Bricknell Bay Dr Ste 230
Bridgeville, PA 15017 Miami, FL 33131
Whitebay Marketing Ltd
Vail Gateway LLC c/o George D. Perlman Holland & Timberline Commercial Holdings
3 World Financial Center Knight LLC
12th FL 701 Bricknell Ave Ste 3000 12 Vail Rd 600
New York, NY 10285-1200 Miami, F133131 Vail, CO 81657
Vail PBK LLC GGG LLC Kilmur LLC
392 Mill Creek Cir P O Box 5963 P O Box 5963
Vail, CO 81657 Vail, CO 81658 Vail, CO 81658
James R. & Karen W. Johnson Vail Gateway Plaza Vail Village Inn Inc
19 Churchill Rd 12 Vail Rd Ste 600 100 E Meadow Dr 33
Pittsburgh, PA 15235 Vail, CO 81657 Vail, CO 81657
Diane Gamel Lighthall Meadow Drive Ventures Inc patricia Ann Gabriel
5293 W Oberlin Dr P O Box 268
Denver, CO 80235 P O Box 2767 p�amus, NJ 07653-0268
Mobile, A136652
Karin Wagner Revocable Inter
Claus W. Fricke Revocable Trust Vivos Trust Staufer Commercial LLC
Edna N. Fricke Revocable Trust Karin Wagner Trustee 100 E Meadow Dr 31
P O Box 1557 405 Bontona Ave Vail, CO 81657
Eagle, CO 81631-1557 Ft Lauderdale, FL 33301
Sylvan M. &Frances Tobin Marvin J. & Karole A. Frank
Daymer Corp NV
101 Cheswold Ln 5-D 2430 N Orchard
Haverfard, PA 19041 950 Red Sandstone Rd 26 Chicago, IL 60614
Vail, CO 81657
Ernest III &Lisa Jane Scheller Carol G. Jones trustee Guiseppe & Mercedes Cecchi
751 Benner Rd 1700 Moore St Ste 2020
Allentown, PA 18104 268 Litchford CT Arlington, VA 22209
St Louis, MO 63141
William P. & Lynda B. Johnson Michael P. &Patricia J. Glinsky Vail Village Inn Associates
375 Inca Parkway 3200 Cherry Creek S Dr Ste 230 c/o Copperthwaite & Co
Boulder, CO 80303 Denver, CO 80209 p O Box 61349
Denver, CO 80206
Silvia lto de Zaragoza Gary J. &Dorothy Fanell Cordes 302 WI Inc
P O Box 220349 2B Trentino Rd,Turranurra 2074 c/o Fred Otto - Otto Peterson &Post
El Paso,TX 79913 NSW Australia p O Box 3149
Vail, CO 81658
Barbara Weinstein A.J. Property Trust Michael J. Zaremba
78 Joyce Rd 6200 Plymouth Ct
c/o Dreyer Edmonds & Assoc.
Plainview, NY 11803 355 S Grand Ave Ste 4150 Downers Grove, IL 60516
Los Angeles, CA 90071-3103
Richard T. Liebhaber 4725 Ltd Oliver M. &Diana L. Kearney
P O Box 8210 7565 Spanish Bay Dr
McLean, VA 22106-8210 g0 W 78th St Ste 133 Las Vegas, NV 89113
Chanhassen, MN 55317
Kirk D. Huffard Daymer Corp NV Chris J. &Jennifer A. Anderson
8 Maher Ave 103 Anemone Dr
Greenwich, CT 06830-5617 100 E Meadow Dr Boulder, CO 80302
Vai, CO 81657
Patricia Ann Gabriel Paul A. &Penelope N. Leseur John &Rebecca Moore
1 E Ridgewood Ave' Somerset Bridge, Sandys SBBX p O Box 728
Paramus, NJ 07653 P O Box SB90 Del Mar, CA 92024-0728
Bermuda
Staufer Commercial LLC Town of Vail James E. &Jeanne Gustafson
100 E Meadow Dr c/o Finance Dept P O Box 5010
Vail, CO 81657 75 S Frontage Rd Norwalk, CT 06856
Vail, CO 81657
Colando CO Alexander Family Trust Floyd L. & Elaine E. English
Priv Antonio Chedraui S/N Judy Lynne Alexander Trustee 571 Millbrook Dr
Col Encinal 91180 Xalapa Veracruz 2121 N Frontage Rd W Ste 254 Downers Grove, IL 60516
Mexico Vail, CO 81657
Barbara & Charles Dillman S.C. Geroca Lario Inc
18316 Mainsail Pointe 100 E Meadow Dr 101 c/o Vail Village Inn
Cornelius, NC 28031 Vail, CO 81657 100 E Meadow Dr
Vail, CO 81657
Red Sands Corp Village Inn Condominium Assoc Lublan S.A.
c/o Vail Home Rentals Inc 100 E Meadow Dr c/o Banco International SA
143 E Meadow Dr Ste 397 Vail, CO 81657 437 Madison Ave 17th Fl
Vail, CO 81657 New York, NY 10022
Raymond 7 &Mealnie Rutter
Charles M. Harmon, Jr. - Traditions Family UDT Enchanted Mesa Exempt Corp
LP Raymond J Rutter Trustee c/o Frederick S. Otto
11380 Long Meadow Dr 760 Via Lido Nord P O Box 3149
W Palm Beach, FL 33414 Newport Beach, CA 92663 Vail, CO 81658
Bede Ltd c/o Bustamante, Luis Pedro A. & Adelaida Petunia Douglas Deane Hall, Jr.
Pablo Ramirez 2000 E 12th Avenue
Priv. San Isadro 44 Cond. Caparra Classic Ph-2 Box 4
Col. Reform Social, Del Miguel 105 Ortegon Ave Denver, CO 80206
11650 Mexico DF Guaynabo PR 00966
VVIP 502 Kinney L. Johnson Glaser Living Trust
4603 Annaway Dr 1100 Hornsilver Cir Herbert & Sharon Glaser Trustees
Edina, MN 55436 Vail, CO 81657 719 N Linden Dr
Beverly Hills, CA 90210
Marilyn M Fleischer Living Trust Robert D. Hodes Lawrence & Suzanne Weiss
Marilyn M Fleischer Trustee 650 Park Ave SC 11 Pierson Dr
62 E Meadow Dr 205 New York, NY 10021 Greenwich, CT 06831-2523
Vail, CO 81657
Amos &Floy Kaminski Betty Lou B. &James Lawrence
S.F.P. LP 315 E 68th St Sheerin
80W 78th St Ste 133 New York, NY 10021 7801 Broadway Ste 200
Chanhassen, MN 55317 San Antonio, TX 78209
Margaret Eastwood Trust RCGC-III LP Patricia M. Dolan 1992 Trust
c/o Kaufman Bernstein Oberman c/o Ronald F. Nobis Patricia M. Dolan Trustee
2049 Century Park E 2500 P O Box 3111 280 Meadowbrook Dr
Los Angeles, CA 90067 Bloomington, IN 47402 Northfield, IL 60093-1049
H&W Properties Inc Loring H. &William Amass Richard J. Genova
5654 Greenwood Plaza Blvd 16 Polo Field Ln P O Box 17
Englewood, CO 80111-2385 Denver, CO 80209 Skytop, PA 18357
Vail LP Staufer Commercial LLC Edna N. & Claus W. Fricke
43 Rockledge Dr 100 E Meadow Dr P O Box 1557
Pelham, NY 10803 Vail, CO 81657 Eagle, CO 81631-1557
Nico Vail Inc Claggett/Rey Gallery LLC Masters Gallery At Vail LLC
c/o Slifer Mgmt 100 E Meadow Dr 70 S Potomac St
143 E Meadow Dr Ste 360 Vail, CO 81657 Aurora, CO 80012
Vail, C� 81657
Osakis LLC Hanlon Family Partnership Red Sands Corp
c/o Watson & Co Inc 385 Gore Creek Dr c/o Vail Home Rentals Inc
10670 E Bethany Dr Bldg 4 Vail, CO 81657 143 E Meadow Dr Ste 397
Aurora, CO 80014 Vail, CO 81657
Gerardo Schroeder Gonzalez -DE
Patricia lnzunza Schroeder A.J. Property Trust Firstbank of Vail
91 Tunapuna Ln c/o Dreyer Edmonds & Assoc 17 Vail Rd
Coronado, CA 92118 355 S Grand Ave Ste 4150 Vail, CO 81657
Los Angeles, CA 90071-3103
Roger L. Reisher Richard Kent Charles Lipcon
2400 Cherry Creek S Dr#405 1873 S Bellairee St Ste ll20 430 N Marshra Dr
Denver, CO 80209-3258 Denver, CO 80222 Key Biscayne, FL 33149
Jim Lamont Chuck Lipcon Jeff Moellentine
P O Box 73 One Biscayne Tower Alpine Standard
Recliff, CO 81649 Suite 2480 28 S Frontage Rd
Miami, FL 33131 Vail, CO 81657
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Attachment: G
ORDINANCE N0. 14
SERIES OF 2001
AN ORDINANCE PROVIDING FOR THE ESTABLISHMENT OF SPECIAL
DEVELOPMENT DISTRICT NO. 36, VAIL PLAZA HOTEL WEST, AND ADOPTING AN
APPROVED DEVELOPMENT PLAN FOR SPECIAL DEVELOPMENT DISTRICT NO. 36
IN ACCORDANCE WITH CHAPTER 12-9A, VAIL TOWN CODE; AND SETTING FORTH
DETAILS IN REGARD THERETO.
WHEREAS, Chapter 12-9A of the Town of Vail Zoning Regulations permits the adoption of
Special Development Districts; and
WHEREAS, Waldir Prado, d.b.a. the Daymer Corporation, has submitted an application for
the establishment of Special Development District No. 36, Vail Plaza Hotel West; and
WHEREAS, in accordance with the provisions outlined in the Zoning Regulations, the
Planning & Environmental Commission held public hearings on the application; and
WHEREAS, the Planning & Environmental Commission has reviewed the prescribed
criteria for establishment of special development districts and has submitted its recommendation of
approval to the Vail Town Council; and
WHEREAS, the Vail Town Council finds that the proposed special development district,
Vail Plaza Hotel West, complies with the nine design criteria outlined in Section 12-9A-8 of the Vail
Town Code and that the applicant has demonstrated that any adverse effects of the requested
deviations from the development standards of the underlying zoning are outweighed by the public
benefits provided; and
WHEREAS, the approval of Special Development District No. 36, Vail Plaza Hotel West,
and the development standards in regard thereto shall not establish precedence or entitlements
elsewhere within the Town of Vail; and
1
WHEREAS, all notices as required by the Town of Vail Municipal Code have been sent to
the appropriate parties; and
WHEREAS, the Vail Town Council considers it in the best interest of the public health,
safety, and welfare to adopt the proposed Approved Development Plan for Special Development
District No. 36, Vail Plaza Hotel West.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
VAIL, COLORADO, THAT:
Section 1. Purpose of the Ordinance
The purpose of Ordinance No. 14, Series of 2001, is to adopt an Approved Development Plan for
Special Development District No. 36, Vail Plaza Hotel West, and to prescribe appropriate
development standards for Special Development District No. 36, in accordance with the provisions of
Chapter 12-9A, Vail Town Code. The "underlying"zone district for Special Development District No.
36 will remain "Public Accommodation."
Section 2. Establishment Procedures Fulfilled, Planninq Commission Report
The procedural requirements described in Chapter 12-9A of the Vail Town Code have been fulfilled
and the Vail Town Council has received the recommendation of approval from the Planning &
Environmental Commission for the establishment of Special Development District No. 36, Vail Plaza
Hotel West. Requests for the establishment of a special development district follow the procedures
outlined in Chapter 12-9A of the Vail Municipal Code.
2
Section 3. Special Development District No. 36
The Special Development District is hereby established to assure comprehensive development and
use of the area in a manner that would be harmonious with the general character of the Town,
provide adequate open space and recreation amenities, and promote the goals, objectives and
policies of the Town of Vail Comprehensive Plan. Special Development District No. 36, Vail Plaza
Hotel West, is regarded as being complementary to the Town of Vail by the Vail Town Council and
the Planning & Environmental Commission, and has been established because there are significant
aspects of the Special Development District that cannot be satisfied through the imposition of the
standard Public Accommodation zone district requirements.
Section 4. Development Standards - Special Development District No. 36, Vail Plaza
Hotel West Development Plan--
The Approved Development Plan for Special Development District No. 36, Vail Plaza Hotel West,
shall include the following plans and materials prepared by Zehren and Associates, Inc., dated June
11, 2001, and stamped approved by the Town of Vail, dated July 10, 2001:
A. Improvements Plan
B. Existing Circulation
C. Circulation Plan
D. Site Plan - North
E. Site Plan - South
F. Frontage Road and West Meadow Drive Street Sections
G. East and West Elevations
H. North, Southwest and South Elevations
3
I. West and East Building Sections
J. South and North Building Sections
K. Building Height Plan 1 —Absolute Heights/ Interpolated Contours
L. Building Height Plan 2—Height Above Grade/ Interpolated Contours
M. Roof Plan
N. Level 6 (223.0')
O. Level 5 (213.0')
P. Level 4 (202.5')
Q. Level 3 (192.5')
R. Level 2 (182.5')
S. Level 1 (172.5')
T. Level 0 (162.5')
U. Level—1 (152.5')
V. Level—2 (142.5')
W. Level 3 (132.5')
X. Mass/Bulk Study
Permitted Uses--
The permitted uses in Special Development District No. 36 shall be as set forth in the development
plans referenced in Section 4 of this ordinance.
Conditional Uses--
The conditional uses for Special Development District No. 36, Vail Plaza Hotel West, shall be set
forth in Section 12-7A-3 of the Town of Vail Zoning Regulations. All conditional uses shall be
reviewed per the procedures as outlined in Chapter 12-16 of the Town of Vail Zoning Regulations.
4
Density-- Units per Acre- Dwelling Units, Accommodafion Units, Fractional Fee Club Units
and Employee Housing Units--
The number of units permitted in Special Development District No. 36, Vail Plaza Hotel West, shall
not exceed the following:
Dwelling Units—15;
Accommodation Units—116;
Fractional Fee Club Units—40;
Type I II Employee Housing Units—14 (4,971 square feet of residential floor area; 1,615
square feet of employee storage).
Density-- Floor Area --
The gross residential floor area (GRFA), common area and commercial square footage permitted for
Special Development District No. 36, Vail Plaza Hotel West, shall be as set forth in the Approved
Development Plan referenced in Section 4 of this ordinance.
Specificallv:
GRFA- 151, 696 square feet
Retail—1,128 square feet
RestauranULounge—1,708 square feet
Conference Facilities—20,624 square feet
Health Club—10,016 square feet
Spa/Treatment—3,820 square feet
Employee Housing - 4,971 square feet of residential floor area; 1,615 square feet of employee
storage
Setbacks--
5
Required setbacks for Special Development District No. 36, Vail Plaza Hotel West, shall be as set
forth in the Approved Development Plan referenced in Section 4 of this ordinance.
Height--
The maximum building height for Special Development District No. 36, Vail Plaza Hotel West, shall
be as set forth in the Approved Development Plan referenced in Section 4 of this ordinance (73.5
feet maximum).
Site Coverage--
The maximum allowable site coverage for Special Development District No. 36, Vail Plaza Hotel
West, shall be as set forth in the Approved Development Plan referenced in Section 4 of this
ordinance (58, 522 square feet above grade, 77,219 square feet below grade).
Landscaping--
The minimum landscape area requirement for Special Development District No. 36, Vail Plaza
Hotel West, shall be as set forth in the Approved Development Plan referenced in Section 4 of this
ordinance (30, 874 square feet).
Parking and Loading--
The required number of off-street parking spaces and loading/delivery berths for Special
Development District No. 36, Vail Plaza Hotel West, shall be provided as set forth in the Approved
Development Plan referenced in Section 4 of this ordinance (225 spaces, 3 loading berths). In no
instance shall Vail Road, West Meadow Drive or the South Frontage Road be used for
loading/delivery or guest drop-off/pick-up without the prior written approval of the Town of Vail.
The required parking spaces shall not be individually sold, transferred, leased, conveyed, rented or
restricted to any person other than a tenant, occupant or user of the building for which the space,
spaces or area are required to be provided by the Zoning Regulations or ordinances of the Town.
6
The foregoing language shall not prohibit the temporary use of the parking spaces for events or
uses outside of the building, subject to the approval of the Town of Vail.
Section 5. Approval Aqreements for Special Development District No. 36, Vail Plaza
Hotel West
1. That the Developer submits the following plans to the Department of Community
Development for review and approval as a part of the building permit application for
the hotel:
a. An Erosion Control and Sedimentation Plan;
b. A Construction Staging and Phasing Plan;
c. A Stormwater Management Plan;
d. A Site Dewatering Plan;
e. A Traffic Control Plan;
f. A Spraddle Creek routing and containment plan; and
g. An environmental audit including soils and stream conditions (during
excavation).
2. That the Developer provides deed-restricted housing that complies with the Town of
Vail Employee Housing requirements (Chapter 12-13) for a minimum of 28
employees 14 (4,971 square feet of residential floor area; 1,615 square feet of
employee storage), and that said deed-restricted housing be made available for
occupancy, and that the deed restrictions are recorded with the Eagle County Clerk
& Recorder prior to requesting a Temporary Certificate of Occupancy for the Vail
Plaza Hotel West. The required Type III deed-restricted employee housing units
shall not be eligible for resale and the units will be owned and operated by the hotel
and said ownership shall transfer with the deed to the hotel property.
3. That the Developer submits a final detailed landscape plan to the Community
Development Department for Design Review Board review and approval prior to
making an application for a building permit. This plan will involve the removal of the
obsolete delivery bay asphalt for the Chateau Vail on the Nine Vail Road property
(Lot B, Vail Village Filing #2) and the re-vegetation of that portion of the site.
4. That the Developer submits a complete set of plans to the Colorado Department of
Transportation for review and approval of a revised access permit, prior to
application for a building permit.
5. That the Developer records an easement for Spraddle Creek. The easement shall
be prepared by the Developer and submitted for review and approval of the Town
Attorney. The easement shall be recorded with the Eagle County Clerk &
7
Recorder's Office prior to the issuance of a Temporary Certificate of Occupancy for
the project.
6. That the Developer submits a final exterior building materials list, a typical wall
section, comprehensive sign program, rooftop mechanical equipment screening
plan and complete color renderings for review and approval of the Design Review
Board, prior to making an application for a building permit.
7. That the Developer posts a bond to provide financial security for the 150% of the
total cost of the required off-site public improvements. The bond shall be in place
with the Town prior to the issuance of a building permit. Pursuant to Section 12-7A-
14, Town of Vail Code, the applicant shall pay road impact fees in an amount that is
directly proportionate to the anticipated new road impacts generated by this
development ($5000 X 85 new projected peak hour trip ends, for a total of
$425,000.00). This dollar amount will be put in escrow once a building permit is
issued. Any actual improvements constructed to the frontage road or Vail Road will
be credited against the total. The escrowed dollars will be held for a period of 10
years from time of permit issuance. If and when any sort of funding mechanism is
put in place (such as a special district which this development participates in) any
dollars generated from the development will be offset by the amount owed. If there
is an excess, it will be refunded. Any shortfall will be made up by the escrowed
dollars.
8. That the Developer either receives approval from the neighboring owner's
associations to allow for construction activities on neighboring properties or submits
a construction staging and limits of disturbance plan that indicates all of these
activities will occur on the applicant's property, prior to application for building
permit.
9. That the Developer agrees to provide ingress (via a legally binding easement
agreement) for Lot B, Vail Village Filing #2 from Vail Road across the subject
property and egress (via a legally binding easement agreement) for Lot B, Vail
Village Filing #2 across the subject property to South Frontage Road. These
easements will be submitted to the Town for review and approval prior to the
issuance of a building permit for the project. The easements will be in effect as
long as the surface parking exists on the Nine Vail Road property (Lot B, Vail
Village Filing #2).
10. That the Developer agrees to provide egress (via a legally binding easement
agreement) from Lot A, Vail Village Filing #2 across the Developer's property via
the proposed guest access drive, as described on the Approved Development Plan
dated June 11, 2001. This easement will be submitted to the Town for review and
approval prior to the issuance of a building permit for the project.
11. That the Developer submits civil drawings to determine compliance with all Town of
8
Vail engineering requirements prior to final Design Review Board approval.
This includes all off-site improvements, including the improvements to the South
Frontage Road, Vail Road and West Meadow Drive, as well as the coordination of
the relocation of the existing electric transformers on the property with local utility
providers. The revised location of the transformers will be part of the final
landscape plan to be submitted for review and approval by the Design Review
Board.
12. That the Town and the Developer enter into a Developer Improvement Agreement
to outline obligations and responsibilities for off-site improvements, hours of
construction activity, traffic management and other related issues in accordance
with the Approved Development Plan dated June 11, 2001 and the Memorandum of
Understanding dated June 14, 2001, prior to the issuance of a building permit for
the Project.
13. That the Developer provides a centralized loading/delivery facility for the use of all
owners and tenants within Special Development District No. 36. Access or use of
the facility shall not be unduly restricted for Special Development District No. 36.
The loading/delivery facility, including docks, berths, freight elevators, service
corridors, etc., may be made available for public and/or private loading/delivery
programs, sanctioned by the Town of Vail, to mitigate loading/delivery impacts upon
the Vail Village loading/delivery system. The use of the facility shall only be
permitted upon a finding by the Town of Vail and the Developer that excess
capacity exists. The Developer will be compensated by the Town of Vail and/or
others for the common use of the facility. The final determination of the use of the
facility shall be mutually agreed upon by the Developer and the Town of Vail.
Section 6.
If any part, section, subsection, sentence, clause or phrase of this ordinance is for any reason held
to be invalid, such decision shall not affect the validity of the remaining portions of this ordinance;
and the Town Council hereby declares it would have passed this ordinance, and each part,
section, subsection, sentence, clause or phrase thereof, regardless of the fact that any one or
more parts, sections, subsections, sentences, clauses or phrases be declared invalid.
9
Section 7.
The repeal or the repeal and re-enactment of any provisions of the Vail Municipal Code as
provided in this ordinance shall not affect any right which has accrued, any duty imposed, any
violation that occurred prior to the effective date hereof, any prosecution commenced, nor any
other action or proceeding as commenced under or by virtue of the provision repealed or repealed
and reenacted. The repeal of any provision hereby shall not revive any provision or any ordinance
previously repealed or superseded unless expressly stated herein.
Section 8.
All bylaws, orders, resolutions and ordinances, or parts thereof, inconsistent herewith are hereby
repealed to the extent only of such inconsistency. The repealer shall not be construed to revise
any bylaw, order, resolution or ordinance, or part thereof, heretofore repealed.
INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED PUBLISHED
ONCE IN FULL ON FIRST READING this 19th day of June, 2001, and a public hearing for second
reading of this Ordinance set for the 10th day of July, 2001, in the Council Chambers of the Vail
Municipal Building, Vail, Colorado.
Ludwig Kurz, Mayor
ATTEST:
10
Lorelei Donaldson, Town Clerk
READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED this 1 ptn
day of July, 2001.
Ludwig Kurz, Mayor
ATTEST:
Lorelei Donaldson, Town Clerk
11
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VAIL URBAN DESIGN REVIEW
FOUR SEASONS RESORT
13 January 2003
Urban Design
■ Com lies G Partially complies❑Non-compliant'''?Not analyzed,information not available
■Pedestrianization Public walkway is along street edge and in street.No external retail proposed in
buildin .
'? Street Enclosure Not evaluated.No street sections in drawing set.
G Street Edge Pedestrianization not very relevant to South Frontage Road.However,neither does
building provide any street edge to West Meadow Drive. Consider adding street
level commercial space to building ends on West Meadow Drive and either
widening sidewalk to the building or extending street level to sidewalk.
?:Buildin Hei ht See TOV staff comments.
■Views This quadrant of intersection is not a regulated view corridor
'?Sun/shade In the absence of shade analysis in drawing set,preliminary assessment is that for
most of building length shade will extend about 30' into the public ROW(sidewal
lus 20' into street.
■Service/deliver Service arking provided below grade under porte-cochere.
Architecture/Landscape Architecture
❑Roofs Mansard roofs are proposed.Not consistent with Village Guidelines.
■Overhan s Good
■Facades Good
?Color Not shown
■Windows Good
■Window details Good
■Doors Good
■Trim Good
■Decks/ atios Good
■Balconies Good
■Accent elements Good
■Landsca e Good
Discussion:
This is a big building.Even with the towers and entry porte-cochere, it presents a very long,relatively
uniform fa�ade to the South Frontage Road.Its symmetry further reinforces its singular character.In our
opinion,it is imperative to be able to accurately visualize this building in its surrounding setting(which is
difficult to do from just the drawing set).Nevertheless,our initial reactions to the current proposal are as
follows:
1. The Vail Master Plan designates the Frontage Road as the appropriate location for the taller buildings
in Vail(stepping down to the south).In that context this building is appropriate.However,the
building as proposed will be the largest single building in the Village.It will be unlike any other
Vail Four Seasons Resortl Page j0�I
2299 PEARL STREET, SUITE 100 • BOUL�R, CO 80302 303-440-9200 • FAX 303-449-6911 •
jtwinston@winstonassociates.com
Four Seasons Resort
Vail Urban Design Review
Winston Associates,Inc.
1/10/2003
structure to date,and will change the first impression of Vail.It may be desirable to have such a
statement at the front door to North America's premier winter resort.On the other hand,it differs
markedly from the collection of smaller buildings that is part of Vail's distinctive character.That is
worth a public discussion. In that perspective we raise the question as to whether,as an alternative,
the building could be expressed as a collection of smaller buildings,perhaps similar to how the VVI
is an assemblage of buildings,or(forgive the comparison)how some of the casinos in Black Hawk
have been externally treated as separate buildings.
2. Although the central portion of the building is quite tall,it steps down to the east and west. Creates a
relatively low profile at Vail Road.However,height and closeness seems to overpower Scorpio and
Alphorn.
3. A significant design concern is with the proposed roof. It appears to be a mansard roof,although it
could be described as a hip/gambrel,since it has a sloping top.However,the sloping top will not
likely be visible,so it will appear as a mansard.Mansard roofs are of course desirable because they
capture additional space in the roof.In this case,because the top of the roof is not visible,and the
way the tower roofs are treated,the appearance may resemble that of a very steep gable/hip.Whether
mandsard,or steep gable,neither are particularly consistent with Vail's tradition.We recommend that
additional study be given to the roof,such as creating a true gable roof,.In some limited conditions
the Town has allowed(Sonnenalp)a small internal parapet when not visible from a public way.
JTW
Drawings Reviewed:FOUR SEASONS RESORT—VAIL,Zehren and Associates,Inc.,Oct 28,2002
Vail Four Seasons Resortl Pa9e 2 I
303-440-9200 • FAX 303-449-6911 • Win1320@AOL.COM j� 2299 PEARL STREET, SUITE 100 • BOULDER, CO 80302