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Home My WebLink AboutPEC110029 �I�r�r�ir�� r�� Er��ir��r�r��r��I ��r�r�i��r� ��TI��I F�F�1�1 � - � � � ��rtrr7�r�t �f ��r�r��r�i�� :��I��r��r�� # �.� �� Fr�r�t�� F�� i I� ��I�r�� 1�.�� I: ��.��.�1�� f��; ��,��.�� 1�1.��1'-'i C�wEL��i_�- �� .��I��f�l Project Name: TOV STREAM TRACT ACCESS PEC Number: PEC110029 Project Description: CONDITIONAL USE PERMIT FOR THE CONSTRUCTION OF STEPS WITHING THE GORE CREEK STREAM TRACT ADJACENT TO THE WEST FOREST ROAD BRIDGE. Participants: Project Address: Location: ADJACENT TO THE WEST FOREST ROAD BRIDGE Legal Description: Lot: 6 Block: Subdivision: VAIL LIONSHEAD FILING 3 Parcel Number: 2101-072-1800-1 Comments: BOARD/STAFF ACTION Motion By: Kurz Action: APPROVED Second By: Cartin Vote: 6-0-0 Date of Approval: 06/13/2011 Conditions: Cond: 8 (PLAN): No changes to these plans may be made without the written consent of Town of Vail staff and/or the appropriate review committee(s). Cond: 300 (PLAN): PEC approval shall not be not become valid for 20 days following the date of a p p rova I. Cond: CON0011992 This conditional use permit approval is contingent upon the applicant obtaining Town of Vail design review approval for this proposal. Planner: Bill Gibson PEC Fee Paid: $650.00 � � . ` ��}�� .�� .. Department of Community Development � � �� -,-�� n 75 South Frontage Road " �� "`� � � " . Vail,:Colorado. 8i65�'� � �. � � �� . � ;� °� � ��,� �T � =� � � � ° _ � ;.=Tel�:�,970-479-2128,�`�� {' J� ��.. �� :u.�.`��' . ��° , - F�X: 970-479-24�2 �� ,,.�E� �y�� ,-Web: vvwuv.vailgov com� � , � .��-�� .�, s � ��1o�p� �AtS�2,t?.C� � i`t�� `��,�,� � �� t�. ��.t� 1� �\�f=�l � Conditional Use Permit � Application for review by the MAY C 9 2011 Planning and Environmental Commis TOWN OF VAIL �v� General Information: A conditional use permit is required for any use classified as"con itiona in any o t e own s zone districts. Uses listed as conditional uses are 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. The proposed project may also require other permits or applications and/or review by the Design Review Board and/or Town Council. All PEC approvals shall lapse if con- struction is not commenced within two years of the date of approval and diligently pursued to completion, or if the use for which the approval is granted is not commenced within two years. Fee: $650 Description of the Request: Conditional Use Permit for the construction of steps within the Gore Creek stream tract adjacent to the West Forest Road bridge. Physical Address: Part of Tract B, Vail Lionshead Filing 3 Parcel Number: 210107218001 &210107218002 (Contact Eagle Co. Assessor at 970-328-8640 for parcel no.) Property Owner: Town of Vaif Mailing Address: 75 S Frontage Rd W,Vail, CO 81657 Phone: 479-2113 Owner's Signature: .� ....� �5'�, �F'WbL- y—J Primary Contact/ Owner Representative: Greg arrie Mailing Address: 75 S Frontage Rd W,Vail, CO 81657 Phone: 479-2337 E-Mail: 9barrie@vailgov.com Fax: For Office Use Only: ' Cash_ CC: Visa/ MC Last 4 CC # Exp. Date: Auth # Check # Fee Paid: � (,Ja�ve� Received From: Meeting Date: PEI� 6/i3�1( DRB No.: P�C' I I OO�,� Planner: Project No: YK�� ' (��(� Zoning: Land Use: Location of the Proposal: Lot:�_Block: Subdivision: �1�„t L��n.s!�F �'/�.�,3 �^ w ! l�� O1-Jan-11 V�� _ .- f • _ . � � .'�. • � �.�. ° � • y�t,�� ,f w ' , � � ,. - . � ��.: , , ... ,j M { " 9 i�. �� ,� :��„ ''�R, �y �' � i � I'- _ � 1 � �' , ; � �F '�~1 N � � �� r � � � ' � �. ,� +� •� ��, �, ' ' �' 7 �.• N��`�q, �.. 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' . ,.,. i s . � � r . � � " . ^� � � � . : � , •++ ,� '�a , . � �_ `t n ' � . •' \ � � � ` � � � - � ' • �r� ` '' , •I� . , ` �, l V . �� ' � � �S.. t i �� 1 � " _ _� - , ' � PEC110029 Adiacent Propertv Owners TOWN OF VAIL 75 S FRONTAGE RD VAIL, CO 81657 EAGLE RIVER WATER& SANITATION DISTRICT 846 FOREST RD VAIL, CO 81657 LION SQUARE CONDO ASSOC. 660 W LIONSHEAD PL VAIL, CO 81657 ANTLERS CONDOMINNMS ATTN: ROB LEVINE 680 W. LINSHEAD PLACE VAIL, CO 81657 GORE CREEK PLACE HOMEOWNERS ASSOC. ATTN. WENDY L. MALLAS, 728 W. LIONSHEAD LOOP VAIL, CO 81657 TOWN OF VAIL f� Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 13, 2011 SUBJECT: A request for the review of a conditional use permit, pursuant to Section 12-8C-3, Conditional Uses, Vail Town Code, to allow for the construction of"paved and unpaved, non-motorized, bicycle paths and pedestrians ways" (i.e. steps), located at Part of Tract B, Vail Lionshead Filing 3, generally located on the north bank of Gore Creek east of the West Forest Road bridge, and setting forth details in regard thereto. (PEC110029) Applicant: Town of Vail, represented by Gregg Barrie Planner: Bill Gibson I. SUMMARY The applicant, Town of Vail, is requesting a conditional use permit to allow for the construction of steps on the north bank of Gore Creek east of the West Forest Road bridge. Based upon Staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval, with a condition, of this application subject to the findings noted in Section VIII of this memorandum. II. DESCRIPTION OF REQUEST The Town of Vail has received a request to improve an existing informal "take-out" area for rafters on the north bank of Gore Creek east of the West Forest Road bridge. Today, there are no steps or other built improvements between the public recreation path and the creek in this vicinity. The proposed steps are intended to improve public access to Gore Creek for rafting, kayaking, fishing, and other stream uses. The Town of Vail is proposing to construct two sets of 30 inch wide wooden steps, spaced approximately six feet apart, on the north bank of Gore Creek between the creek and the existing recreation path. The proposed steps will be installed above the ordinary high water mark and the 100-year Gore Creek flood plain level. The proposed steps will be installed in a manner to not disturb existing grades and vegetation. A vicinity map (Attachment A), the applicant's request (Attachment B), architectural plans (Attachment C), and photographs have been attached for review. III. BACKGROUND The Town's archives indicate that as early as 1971 the Town of Vail leased Tract B, Vail Lionshead Filing 3 from Vail Associates for open space. In 1984, Vail Associates, Inc. transferred ownership of Tract B, Vail Lionshead Filing 3 to the Town of Vail. In 1995, the Town of Vail rezoned Tract B, Vail Lionshead Filing 3 from the Agriculture and Open Space District to the Natural Area Preservation District. Ordinance No. 19, Series of 1995, rezoned 67 properties (including the subject Tract B) to the Natural Area Preservation District, Outdoor Recreation District, or General Use District to address the recommendations of the Vail Land Use Plan and the Vail Comprehensive Open Lands Plan. Ordinance No. 19 stated in part: "Whereas, the proposed down-zoning to the Natural Area Preservation District will help protect natural resources in the Town of Vail which is an objective of the Town as stated in the Vail Land Use Plan, Comprehensive Open Lands Plan, and Environmental Strategic Plan." In 2005, the subject Part of Tract B was split from other portions of Tract B to reflect the boundaries of the Lionshead Urban Renewal District. IV. APPLICABLE PLANNING DOCUMENTS Staff believes that following provisions of the Lionshead Redevelopment Master Plan and the Vail Town Code are relevant to the review of this proposal: Lionshead Redevelopment Master Plan (in part) CHAPTER 3: EXISTING CONDITIONS ASSESSMENT AND PROBLEM IDENTIFICATION (in part) 3.2.6 Recreation and Open Space The Gore Creek open space corridor roughly bisects the Lionshead study area. Portions of this corridor, which widens significantly at the eastern end of the study area, are owned by the Town of Vail and by Vail Associates (see Map 8). The existing tennis courts at the eastern end of Forest Road, while part of the agricultural and open space zone district, are unattractive (see figure 3-2) and visually inconsistent with the rest of the Gore Creek corridor. The Gore Creek corridor is described in greater detail in section 3.7.2. 3.7.2 Open Space Zone Town of Vail Page 2 The primary component in the open space zone is Gore Creek and the natural area that flanks it (see figure 3-3). This vitally important open space corridor is characterized by thick riparian vegetation along the creek embankments, low-lying wetlands to the south of the creek, and the grassy slopes of the lower ski trails. The eastern end of Gore Creek (see figure 3-4) supports large evergreen trees, but the western stretches of the creek (see figure 3-5) are largely devoid of tree cover and in need of rehabilitation. The secondary components of the open space zone are the Middle Creek and Red Sandstone Creek corridors that run north from Gore Creek, forming the east and west boundaries of the study area (see figures 3-6 and 3-7). The 100-year flood plain of these creeks is shown in Map D. Both Middle Creek and Red Sandstone Creek have been significantly impacted by adjacent development but retain some high quality vegetation. CHAPTER 4: MASTER PLAN RECOMMENDATIONS — OVERALL STUDY AREA (in part) 4.3.2.1 Landscape and Green Belt Corridors Wherever possible the natural landscape of the Gore Creek corridor should be allowed to penetrate into the more urbanized portions of Lionshead (see Map O). This will open up access points to the Gore Creek corridor, enhance the quality of individual properties, and improve the image of Lionshead as an alpine resort. CHAPTER 5: DETAILED PLAN RECOMMENDATIONS (in part) 5.4 Gore Creek Corridor(in part) The master plan goals for the Gore Creek corridor are to protect and enhance its natural beauty and environment, to connect it to the Lionshead core, and to make the Gore Creek recreation path safer and more inviting as a passive recreation amenity. Specific recommendations for this corridor are as follows: 5.4.3 Safety Issues The existing Gore Creek recreation path is a relatively safe environment, but conflicts between pedestrians and cyclists will increase as the popularity of bicycling grows. A clearly delineated bicycle lane wide enough for a bicycle with a pull-behind child carrier is needed. The path should be wide enough for a cyclist to pass another bicycle without endangering nearby pedestrians. The design of the path should eliminate blind curves where cyclists riding in opposing directions might collide. The pool deck behind the Antlers presents such a hazard, and all potential measures should be taken to remedy that situation, including removal or modification of the pool. 5.4.5 Revegetation and Landscaping West of the Ski Yard Slope revegetation and landscaping are needed along the western portion of the Gore Creek recreation path. This section, which traverses a fill bank above Gore Creek, may never have the forested character of the section east of the ski yard, but it can be greatly enhanced by planting more trees. The focus should be on the more barren Town of Vail Page 3 north side, with less intensive landscaping on the south bank framing views to the creek (see figure 6-4). The added landscaping should be as natural as possible and appropriate for a riparian environment. The use of small understory plantings that would increase maintenance requirements should be minimized. Title 12, Zoninq Requlations, Vail Town Code (in part) ARTICLE 8-C: NATURAL AREA PRESERVATION DISTICT Section 12-8C-1: Purpose: The natural area preservation district is designed to provide areas which, because of their environmentally sensitive nature or natural beauty, shall be protected from encroachment by any building or other improvement, other than those listed in section 12-8C-2 of this article. The natural area preservation district is intended to ensure that designated lands remain in their natural state, including reclaimed areas, by protecting such areas from development and preserving open space. The natural area preservation district includes lands having valuable wildlife habitat, exceptional aesthetic or flood control value, wetlands, riparian areas and areas with significant environmental constraints. Protecting sensitive natural areas is important for maintaining water quality and aquatic habitat, preserving wildlife habitat, flood control, protecting view corridors, minimizing the risk from hazard areas, and protecting the natural character of Vail which is so vital to the town's tourist economy. The intent shall not preclude improvement of the natural environment by the removal of noxious weeds, deadfall where necessary to protect public safety or similar compatible improvements. Section 12-88-3: Conditional Uses: (in part) The following conditional uses shall be permitted in the NAP district, subject to the issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title: Equestrian trails, used only to access national forest system lands. Interpretive nature walks. Parking, when used in conjunction with a permitted or conditional use. Paved and unpaved, nonmotorized, bicycle paths and pedestrian walkwa ys. Picnic tables and informal seating areas. Other uses customarily incidental and accessory to permitted or conditional uses and necessary for the operation thereof, with the exception of buildings. CHAPTER 12-16: CONDITIONAL USES PERMITS (in part) Section 12-16-1: Purpose; Limitations: Town of Vail Page 4 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 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. V. SITE ANALYSIS Address: n/a (adjacent to Gore Creek Place at 825 West Forest Road) Legal Description: Part of Tract B, Vail Lionshead Filing 3 Zoning: Natural Area Preservation District Land Use Designation: Lionshead Redevelopment Master Plan Geological Hazards: Gore Creek 100-year floodplain Lot Area: 2.617 acres VI. SURROUNDING LAND USES AND ZONING Existinq Use Zoninq District North: Residential Lionshead Mixed Use 1 District South:Stream Tract Natural Area Preservation District West: Stream Tract General Use District East: Stream Tract Agriculture and Open Space District VII. CONDITIONAL USE PERMIT REVIEW CRITERIA Before acting on a conditional use permit application, the Planning and Environmental Commission shall consider the following factors with respect to the proposed use: 1. Relationship and impact of the use on the development objectives of the Town. Staff believes the installation of the proposed steps will improve public access to Gore Creek and the natural environment consistent the purpose of the Natural Area Preservation District and the overall recommendations of the Lionshead Redevelopment Master Plan. Staff believes the proposed steps will reduce creek bank erosion, thus protecting water quality and will also improve pedestrian safety and convenience. 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. Town of Vail Page 5 Staff believes the proposed steps will have no significant affect on light, air, the distribution of population, utilities, schools, and other public facilities in comparison to existing conditions. Staff believes construction of the proposed steps will improve public access to the Gore Creek stream tracts in Lionshead (a Town of Vail park/recreation asset). Staff also believes the proposed steps will create a more convenient and safer pedestrian connection between Gore Creek and the adjacent recreation path (both a Town of Vail park/recreation and transportation asset). 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. Staff believes the installation of the proposed steps will have no significant affect on automotive traffic or the removal of snow from streets and parking areas in comparison to existing conditions. Staff believes the installation of the proposed steps will improve pedestrian safety and convenience; improve recreation path traffic flow, control, and congestion; improve public access to Gore Creek; and improve maneuverability for rafters and kayakers "taking-out" of Gore Creek in this vicinity. 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 proposed steps will be constructed of wood in a non-ornate design, located above the ordinary high water mark and the 100-year Gore Creek flood plain level, and installed in a manner that will not disturb existing grades and vegetation. Therefore, Staff believes the proposed steps are in keeping the naturalistic character of the Gore Creek stream tract and the scale of the surrounding buildings. VIII. RECOMMENDATION The Community Development Department recommends the Planning an Environmental Commission approves this conditional use permit for the construction of"paved and unpaved, non-motorized, bicycle paths and pedestrians ways" (i.e. steps), located at Part of Tract B, Vail Lionshead Filing 3, generally located on the north bank of Gore Creek east of the West Forest Road bridge, and setting forth details in regard thereto. This recommendation is based upon the review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this conditional use permit request, the Community Development Department recommends the Commission passes the following motion: Town of Vail Page 6 "The Planning and Environmental Commission approves this request for a conditional use permit, pursuant to Section 12-8C-3, Conditional Uses, Vail Town Code, to allow for the construction of"paved and unpaved, non-motorized, bicycle paths and pedestrians ways"(i.e. steps), located at Part of Tract 8, Vail Lionshead Filing 3, generally located on the north bank of Gore Creek east of the West Forest Road bridge, and setting forth details in regard thereto." Should the Planning and Environmental Commission choose to approve this conditional use permit request, the Community Development Department recommends the Commission imposes the following condition: "1. This conditional use permit approval is contingent upon the applicant obtaining Town of Vail design review approval for this proposal." Should the Planning and Environmental Commission choose to approve this conditional use permit request, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outlined in Section VII of the Staff memorandum to the Planning and Environmental Commission dated June 13, 2011, and the evidence and testimony presented, the Planning and Environmental Commission finds: 1. The proposed conditional use permit is in accordance with the purposes of the Zoning Regulations and the Natural Area Preservation District. 2. The proposed conditional use permit and the conditions under which it will be operated or maintained are not detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 3. The proposed conditional use permit complies with each of the applicable provisions of Chapter 12-16, Conditional Use Permit, Vail Town Code." IX. ATTACHMENTS A. Vicinity Map B. Applicant's Request C. Proposed Architectural Plan D. Photographs Town of Vail Page 7 Attachment A L�i ' �.�► , �'`�.� . �;.. � �� : � � � '., �� J r:. � �' � � � �. � /i �r %.� �, �� + '~ ~ �` • "E ,ti�; , �„ �+,� �� _ �� . ., �_ ` � � r' � � ' �i,��,' �+.�� _ * � t�-r � .. ,, /rc:, ��! , � _ � � .; L ) � l �� '�.� l' . � � S N' ' i ' �' ��r .r�;., '� � , - � � �,, µ + �� ,. _ •�. �"� � + ,� , ��. , r"'�`..,� : • ��Y ~� � � � � � ' m � . �?{ ��,:r� y w�.�...� „ _ .e �� . � `1�/ � .� '.�� A� y.� . V r _ �C �� a;r}�1 w '\`y�� ' �, �j d�� L x:� ? �; � c�,� � �;�., , 4y 4 � t �' ;�� s � ,i� �� '� � S 5 � �,. , �+ � t � -� �1. ..��,; G�� %��M ��F ` . 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'. � � � � � � � , � � �. r� ' � :,.'""'nr s �, Town of Vail Page 8 Attachment B MEMORANDUM TO: Town Council FROM: Department of Public Works DATE: May 17, 2011 SUBJECT: Information Update—Gore Creek Access Improvement With the success of summer rafting trips on Gore Creek,the town has received a request to improve a"take-ouY'area near the West Forest Road Bridge. The existing take-out requires guests to scramble up a steep embankment to the bike path. The proposed improvements would require construction of simple wooden steps built into the hillside. Two sets of 30"wide steps approximately six feet apart will create an easy access for rafts to be carried out of the creek. The steps will only be installed in the area above the ordinary high water mark,and will not disturb existing vegetation or grades. In addition to improving access for boaters,the steps will also benefit fishing access and other stream users.The stream tract parcel upstream of Forest Rd is zoned Natural Area Preservation, requiring PEC approval for any improvements. Unless otherwise directed, staff will proceed through the proper design review process.At this time,the item is scheduled on the June 13 PEC meeting. Right:Approximate location for steps = �;�=�� , �� ` ., _r' _ ,.r�'.. . �,�-S.'S�� , _,� 'R�44.�;.± - t �`i ^��w�+i =� . .v-.b+ d f.�4 k`� . �� yN�s �i, r �'�'~�iir��J� � - T-'=' ��" �"�� .,�i� _ � � ..: ; - `1;. �a`�Y .�d',1� y ��` �# �h'd� . �, .S Y+�. te � - � +� -��'`.�a�, '��- - � �� ,y K�� ..•� _ ,� � Z . '� t��e�.r. g �.?S..'�f� `- - �� x,�� _ �r...� �,.. sT° ,� �,4w , . �.� .��z�,.c��L � - s�Y. t ,r,�„ '. tj. 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"✓ 5�3'� . y r� .i�, �. . !� �►�`"'' ;,,a.�°� r. , � ,- �� I` ..se�'t . ,. -�S 4 �'r�y . - �' / �•�'''s�.�: J �,,,��L.j.''.� f '� �.�`�y "��"�„�� ' � "�' r�CS�� 'p,, :,,� �"� � t '.�k:�'�;r�;,� �. �� j.�� r 1�� :'��„�� > � �.�;�„_'. � �r.� �'�„�I�C_ ��+:i.� �r..:'� -��r�.s�, f � • � � ��NOFYA� ' THIS ITEM MAY AFFECT YC}UR PRC}PERTY PUB�IC N(�TICE NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the To►nrn of Vail will hold a pubGc hearing in accordance with section 12-3-6, Vail Tt�wn Code, t�n June 13, 201'I, at 1:00 pm in the Town of Vail Municipal Building, in consideration of: A request for the review of an exterior alteration, purs�aant to Section 12-7C-5, E3cterior Alterations or Modifications, Vail Town Cod�, and a setback variance from Section 12- 7C-8, Setbacks, Vail Town Code, pursuant to Section 12-�7, Variances, Vail Town Code, to allow far the addition �f an elevator and associated equipment to an existing building within the side setback, locat�d at 124 Willow Bridge Road �Building A, Village Center Condominiums)! �ot K, Block 5E, Vail Village Filing 1, and settir�g details in regards thereta. {PEC110025, PEC110035} Applicant; Village �enter Condominium Assoc., represented by f�.H. Webb Architects Pianner. Rachel Dim�nd A request for the revi�w of a conditional use permit, pursuant ta Section 12-7E-4, Canditional Uses, Vaii Town Code, ta allow for the construction of"any use psrmitted by Section 12-7E-3 �f this arti�le, which is not conducted entirely within a building", located at 2131 North Frontage Raad (Safeway)/ Lat 3, Vail Das Sehone Filing 3, to allow for the installatian of one e�erior low pressure gas cylinder display cage, and setting forth details in regard theretc�. {PEC110027} Applicant: uafeway Stores 46, Inc. Plannsr: Rachel Dimc�nd A request for the review of a conditional use permit, pursuant to Section 12-8C-3, � Conditional Uses, Vai!Town Code, to allow for the constructivn of"paved and unpaved, �� non-motorized, bicycle paths and pedestrians ways" {i.e. steps), located at Part of Tract ��'�' B, Vail �ionshead Fiiing 3, gen�rally loe�ted on the north bank of Gt�re Creek east af the West Forest Road bridge, and setting forth details in regard thereto. {PEC1�0{}29) Applic�nt: Town of Vail, represent�d by Gregg Barrie Planner: Bill Gibsan A request for the review of a minc�r exteriar alteration, pursuant to sectian 12-7&7, Exterior Alterations t�r Modifications, Vail Town Code, to allow for changes ta an existing outdaor dining deck, located at 174 East Gore Creek Drive {Lodge at tlail}ILots A, B, and C, Block 5, Vail Village �iling 1, and setting forth details in regard thereto. �PEC11 Q03'I) Applicant: Lodge Properkies, represented by Mauriello Rlanning Group Planner: Rachel Dimond A request for the review af a conditional use permit, pursuant to Section 12-78-3, Conditivnal Uses, Vail Town Code, to allvw for a liqut�r store, locat�d at 196 G�re Creek Drive Unit 164 (Ladge at Vail�/Lots ABC, Block 5C, Vail Village �iling 1, and setting forth details in regard thereto. (PEC11t�0�2) Applicant: Vail Fine Wines, repr�sented by Allan Dibben � � � � � � � 5p 5 Planner. Ftachel Qimond A request for the review of a variance from Seetion 12-6H-6, Setbacks, Vail Town Code, � pursuant tc� Chapter 12-�7, Variances, Vail Tawn Code, to allow f�r an addition wi#hin � the side setback, located at 303 Gore Cre�k Drive, Unit 6A {Vail Townhause � Condominiums)l�ot 6, Block 5, Vail Village Filing 1, and setting forth details in regard � thereto. {PEC11(}033) Rpplicant: Creek View �L.C, represented by KH Webb Architects Planner: Bill Gibson The applicafions and informatian about the propasals are available for public inspection , during office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited ta attend prc�ject orientatic�n and the site visits that precede the public hearing in the Town of Vail Community Deveiopment Department. Please call 970-479-2138 for additional inf�rmatian. i � Sign language interpretation is available upon request, with 24-haur notification, Please i call 974-479-2356, Telephc�ne for the Hearing Impaired, for infarmation. � E P�blished May 27, 2011, in the Vail Daily. '� ; i i PLANNING AND ENVIRONMENTAL COMMISSION June 13, 2011 ,• 1:OOpm T4N�N OF VAlL ' TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road W.-Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT Luke Cartin John Rediker Pam Hopkins Michael Kurz Bill Pierce Henry Pratt Tyler Schneidman SITE VISITS 1. Lodge at Vail — 174 East Gore Creek Drive 2. Village Center Condominiums — 124 Willow Bridge Road 10 minutes 1. A request for the review of a variance from Section 12-6H-6, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for an addition within the side setback, located at 303 Gore Creek Drive, Unit 6A (Vail Townhouse Condominiums)/Lot 6, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC110033) Applicant: Creek View LLC, represented by KH Webb Architects Planner: Bill Gibson ACTION: Approved, with condition(s) MOTION: Kurz SECOND: Cartin VOTE: 5-0-1 (Pratt recused) CONDITION(S): 1. This variance approval is contingent upon the applicant obtaining Town of Vail approval of the associated design review application. Henry Pratt recused himself from this item due to a conflict of interest. Bill Gibson made a presentation per the Staff inemorandum. The applicant was available for questions. There was no public comment. The commissioners expressed their support for the application and its compliance with the criteria. 10 minutes 2. A request for the review of a conditional use permit, pursuant to Section 12-7B-3, Conditional Uses, Vail Town Code, to allow for a liquor store, located at 196 Gore Creek Drive Unit 164 (Lodge at Vail)/Lots ABC, Block 5C, Vail Village Filing 1, and setting forth details in regard thereto. (PEC110032) Page 1 Applicant: Vail Fine Wines, represented by Allan Dibben Planner: Rachel Dimond ACTION: Approved with condition(s) MOTION: Kurz SECOND: Pratt VOTE: 6-0-0 CONDITION(S): 1. No outdoor display shall be permitted outside of the business at any time, except when associated with a special event permit or special business promotion permit. 2. Illuminated signs, such as neon, gas filled or LED lit signs, shall not be visible from the exterior of the business. Rachel Dimond made a presentation per the Staff inemorandum. The applicant, Allen Dibben, noted that the shop has been in Beaver Creek and has never installed neon signs or outdoor displays. There was no public comment. The commissioners expressed their support for the application and its compliance with the criteria. 10 minutes 3. A request for the review of an exterior alteration, pursuant to Section 12-7C-5, Exterior Alterations or Modifications, Vail Town Code, and a setback variance from Section 12- 7C-8, Setbacks, Vail Town Code, pursuant to Section 12-17, Variances, Vail Town Code, to allow for the addition of an elevator and associated equipment to an existing building within the setback, located at 124 Willow Bridge Road (Building A, Village Center Condominiums)/ Lot K, Block 5E, Vail Village Filing 1, and setting details in regards thereto. (PEC110025, PEC110035) Applicant: Village Center Condominium Assoc., represented by K.H. Webb Architects Planner: Rachel Dimond ACTION: Approved with condition(s) MOTION: Kurz SECOND: Cartin VOTE: 6-0-0 CONDITION(S): 1. This approval is contingent upon the applicant obtaining Town of Vail approval of the associated design review application. Rachel Dimond made a presentation per the Staff inemorandum. Kyle Webb, the applicant's representative, noted he was available for questions. Commissioner Kurz noted that there was no correspondence from the neighbors and stated his concern about noise effecting the neighbors. Kyle Webb noted that the elevator equipment room was located below grade to mitigate noise. Commissioner Pratt asked the applicant to further clarify the location of utilities and how they affect the elevator location. Page 2 Kyle Webb described the utility locations and effects on elevator location. There was no public comment. The commissioners expressed their support for the application and its compliance with the criteria. 10 minutes 4. A request for the review of a conditional use permit, pursuant to Section 12-7E-4, Conditional Uses, Vail Town Code, to allow for the construction of"any use permitted by Section 12-7E-3 of this article, which is not conducted entirely within a building", located at 2131 North Frontage Road (Safeway)/ Lot 3, Vail Das Schone Filing 3, to allow for the installation of one exterior low pressure gas cylinder display cage, and setting forth details in regard thereto. (PEC110027) Applicant: Safeway Stores 46, Inc. Planner: Rachel Dimond ACTION: Approved with condition(s) MOTION: Kurz SECOND: Pratt VOTE: 6-0-0 CONDITION(S): 1. The approved display cabinet shall not include more than 3 square feet of signage, including emergency information, OSHA required signage and identification of the product. 2. No lighting shall be permitted as part of this permit application. Rachel Dimond made a presentation per the Staff inemorandum. Commissioner Kurz asked for clarification about the number of proposed cages. Rachel Dimond clarified that there would be one cage. Commissioner Kurz asked if any noise would affect adjacent neighbors and asked about operation of the cages. Troy Shaklee, representing the applicant, spoke to the number of truck deliveries and explained how Safeway staff would assist customers with purchasing the tanks. There was no public comment. The commissioners expressed their support for the application and its compliance with the criteria. 10 minutes 5. A request for the review of a conditional use permit, pursuant to Section 12-8C-3, Conditional Uses, Vail Town Code, to allow for the construction of"paved and unpaved, non-motorized, bicycle paths and pedestrians ways" (i.e. steps), located at Part of Tract B, Vail Lionshead Filing 3, generally located on the north bank of Gore Creek east of the West Forest Road bridge, and setting forth details in regard thereto. (PEC110029) Applicant: Town of Vail, represented by Gregg Barrie Page 3 Planner: Bill Gibson ACTION: Approved with condition(s) MOTION: Kurz SECOND: Cartin VOTE: 6-0-0 CONDITION(S): 1. This conditional use permit approval is contingent upon the applicant obtaining Town of Vail design review approval for this proposal. Bill Gibson made a presentation per the Staff inemorandum. Commissioner Pierce asked for clarification that the steps were not in the floodplain. Gregg Barrie, Public Works Department, verified the steps were not in the floodplain. Commissioner Pratt asked why the proposed steps were wood and not concrete. Gregg Barrie noted that the Town is working on a comprehensive creek assess plan, but the Town wanted to install these stairs this summer rather than waiting for the completion of the plan. The wood stairs are inexpensive and easy to install. Commissioner Pratt asked if the stairs could be relocated under the bridge to be less visible. Gregg Barrie noted that rafts take-out in an eddy along the gravel bar adjacent to the proposed steps. There is no eddy to allow rafters to take-out under the bridge. Commissioner Pierce expressed his support for having rafting within the Town of Vail. The commissioners expressed their support for the application and its compliance with the criteria. 10 minutes 6. A request for the review of a minor exterior alteration, pursuant to section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for changes to an existing outdoor dining deck, located at 174 East Gore Creek Drive (Lodge at Vail)/Lots A, B, and C, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. (PEC110031) Applicant: Lodge Properties, represented by Mauriello Planning Group Planner: Rachel Dimond ACTION: Approved with condition(s) MOTION: Kurz SECOND: Schneidman VOTE: 5-0-0 CONDITION(S): 1. This approval is contingent upon the applicant obtaining Town of Vail design review approval for this proposal. 2. The applicant shall provide mitigation for 0.97 employees through a fee-in-lieu payment or deed restricted employee housing unit, per Chapter 12-23, Commercial Linkage, Vail Town Code, prior to issuance of any certificate of occupancy (temporary or final). Rachel Dimond made a presentation per the Staff inemorandum. Page 4 Commissioner Cartin stated that he has no conflict of interest related to this item. Commissioner Hopkins departed. Allison Ochs with Mauriello Planning Group, applicant's representative, presented an overview of the proposal. Commissioner Pierce asked for clarification about the proposed awnings and the seasonal walls. Kyle Griffith and Allison Ochs explained the details about the materials and how they would be installed. Commissioner Pratt asked if the two spaces in the front of the building will be striped. Allison Ochs clarified that the parking spaces will be valet and are not currently striped. There was no public comment. The commissioners expressed their support for the application and its compliance with the criteria. 30 minutes 7. A request for the review of an appeal, pursuant to Section 12-3-3, Appeals, Vail Town Code, of the Town of Vail Administrator's interpretation of Chapter 12-15, Gross Residential Floor Area (GRFA), Vail Town Code, related to the calculation of gross residential floor area on the lowest level of a structure that contains a garage, and setting forth details in regard thereto. Applicant: Kathy Langenwalter, Peel/Langenwalter Architects Planner: Bill Gibson ACTION: Uphold the Administrator's interpretation. Recommendation for amendments to the Vail Town Code to apply both the garage and basement GRFA deductions to garages on the lowest level of a structure. MOTION: Kurz SECOND: Pratt VOTE: 5-1-0 (Hopkins opposed) Bill Gibson made a presentation per the Staff inemorandum. Kathy Langenwalter made a presentation per the appeal. She distributed a copy of the GRFA regulations with highlighted sections supporting her argument. She noted that the purpose of the garage deduction was to encourage the construction of garages since they are not required by the Town Code. She identified that the regulations state that the garage gets deducted, then the portion of the lowest level below grade, including the garage if on that level, gets deducted. She stated that Rollie Kjesbo and David Viele, former PEC members, were present to show their support of Kathy's interpretation of the GRFA regulations. She further stated that Staff's interpretation was incorrect and created inequity among properties. She stated that she discussed this issue with two former council members who remembered the debate about only one level of a structure being allowed a basement deduction, but they did not remember a discussion about how garages on the lowest level are calculated. Page 5 David Viele, former member of the PEC, made a presentation regarding the calculation of GRFA at his home in 2005. He stated that his house was calculated using a third methodology. Rollie Kjesbo, former member of the PEC, stated that he was involved in the amendments to GRFA regulations. He said that the regulations intended to follow Kathy's appeal. Commissioner Hopkins returned shortly after the appellant's presentation. Commissioner Pierce stated that in his experience, the regulations have been consistently applied by Staff. He asked about the possibility of a negative GRFA on the lowest level. Kathy Langenwalter stated that the point of the amendments was to be equal not to be unequal. Bill Gibson added that the rules are applied the same, but the outcomes are different due to the different topography of lots. Kathy Langenwalter stated that the contention is with the deductions. Commissioner Pratt asked about how the below grade percentage is calculated with a party wall. Gibson responded that the below grade percentage is calculated by the exterior walls of the structure. Kathy Langenwalter stated that if you have to remove the garage from the lowest level, having a garage in that location is going to lower the basement deduction. Commissioner Pierce stated that the GRFA calculations should result in the same number for uphill and downhill lots. Commissioner Pratt stated that with David Viele's home, the deductions appear to have been applied using Staff's methodology. Commissioner Pratt stated the ordinance needs to be clarified, but that the Staff's intent is correct. He noted that the deductions appear to be listed in order, and the appellant's methodology was not the intended method. Kathy Langenwalter noted that the calculations should be the same for both uphill and downhill lots. Commissioner Kurz asked Kathy Langenwalter if she thought the intent of the regulations was to prevent garages from creating larger floor areas. Kathy Langenwalter stated that garages can exceed the deduction amount, which would counts towards GRFA. Page 6 Commissioner Pierce stated that inequity should not occur and that this inequity should be fixed. Commissioner Cartin express concern about lowest level counting as a negative GRFA number, and suggested that basement deduction be capped at 100% so the GRFA is not negative. . Commissioner Pierce stated that it is ok to have a negative GRFA in a basement because overall it comes from the total GRFA. Commissioner Cartin stated that the garage and basement are two separate entities and that are used differently. Commissioner Pierce stated that if you remove the deductions from total GRFA, it will remove inequities. Kathy Langenwalter stated that all levels get calculated together, then deductions occur. Commissioner Pratt stated that there are holes in the regulations, but Staff has applied the rules consistently. Gibson stated that Staff has been interpreting the regulations as the Town Council directed. He stated that Staff recommends the PEC upholds Staff interpretation However, if the PEC disagrees with the current policy, they should recommend amending the code, rather than re-interpreting the code. Commissioner Pierce stated that Staff has applied the rules consistently. Commissioner Kurz stated that the regulations should be amended. He noted concern about the legal impacts of deciding that the code has been misinterpreted since its adoption seven years ago. Commissioner Pratt clarified that the appeal requires the PEC to determine if the policy implemented by Staff does, or does not, align with the code. Kathy Langenwalter stated that former council member Diana Donovan agrees with her interpretation and the council wouldn't have adopted a regulations that wasn't equitable. Bill Gibson stated that the effects of the same basement deduction rule are different for different properties and that these issues were discussed by the Town Council in 2004. Commissioner Kurz asked procedural questions. Commissioner Pierce stated that a new ordinance should change the policy to equalize the uphill and downhill lots. Page 7 He agreed with other Commissioner comments that the deductions are listed in order in the code. He also agreed with Commissioner Kurz's comments. Commissioner Kurz again expressed concern about disregarding seven years of consistent implementation. Commissioner Schneidman that is difficult to uphold or overturn Staff's interpretation because the code isn't clear. He stated that legally speaking, just because the code doesn't say something, doesn't mean the opposite is true. Kathy Langenwalter asked where the ambiguity is and Commissioner Kurz responded with "your presentation." Commissioner Pratt brought up the equality issue again. He stated he wants the Town Council to determine their intent was equality among all lots. Kathy Langenwalter stated that she wanted to clarify that the garage wouldn't be deducted twice, but that garage would be included in basement deduction. Commissioner Hopkins clarified that Langenwalter wants clarity and equity. Kathy Langenwalter stated that the garage should be counted towards the basement deduction. Bill Gibson stated that should the PEC wish to change the policy, then the PEC should recommend amending the code. Gibson asked the PEC if the proposed policy change would also apply to crawlspaces, attics, employee housing units, and other deductible floor areas that may be located on the lower level of a building. Commissioner Cartin stated that the scope of review of this appeal should be limited to garage and basement deductions, and not equity among different lots. Commissioner Kurz made a motion to overturn staff's interpretation and to forward a recommendation for amendments to the code. Commissioner Pratt seconded the motion. Commissioner Kurz was asked about the intent of the motion. He clarified that he intended to uphold the Staff's interpretation but the code should be amended. Commissioner Kurz withdrew his motion, Commissioner Pratt withdrew his second. Commissioner Kurz made a motion to uphold Staff's interpretation. As part of the motion, a recommendation was forwarded that the code be amended to include garages in the basement deduction calculation. Commissioner Pratt seconded the motion. Page 8 The Commissioners continued to discuss future regulations. Commissioner Cartin stated that for future regulations, garage and basement are two separate entities. Kathy Langenwalter again clarified her intent for the future regulations. 1 minute 8. A request for a final recommendation to the Vail Town Council for prescribed regulations amendments to Title 12, Zoning Regulations and Title 14, Development Standards, Vail Town Code, pursuant to Section 12-3-7, Amendment, Vail Town Code, to provide regulations that will implement sustainable building and planning standards, and setting forth details in regard thereto. (PEC090028) Applicant: Town of Vail Planner: Rachel Dimond ACTION: Tabled to July 25, 2011 MOTION: Cartin SECOND: Schneidman VOTE: 6-0-0 1 minute 9. A request for a recommendation to the Vail Town Council for prescribed regulations amendments, pursuant to Section 12-3-7, Amendment, Vail Town Code, for corrections to Section 12-6F-3, Conditional Uses, Vail Town Code, to allow communications antennas and appurtenant equipment as a conditional use in the Low Density Multiple Family Districts; and for prescribed regulations amendments, pursuant to Section 12-3-7, Amendment, Vail Town Code, for corrections to Section 12-6E-2, Permitted Uses; Section 12-6F-2, Permitted Uses; Section 12-6G-2, Permitted Uses; and Section 12-13- 4, Requirements by Employee Housing Unit (EHU) Type, Vail Town Code, to allow Type III Employee Housing Units (EHUs) as a permitted use in the Residential Cluster (RC), Low Density Multiple Family (LDMF), and Medium Density Multiple Family (MDMF) Districts, and setting forth details in regard thereto. (PEC110023) Applicant: Town of Vail Planner: Rachel Dimond ACTION: Tabled to July 11, 2011 MOTION: Cartin SECOND: Schneidman VOTE: 6-0-0 1 minute 10.A request for a recommendation to the Vail Town Council for prescribed regulations amendments, pursuant to Section 11-3-3, Prescribed Regulations Amendment, Vail Town Code, to Sections 11-7-15, Public Parking and Loading Signs for Private Property, Vail Town Code, and 11-7-16, Informational and Directional Sign for Public Parking on Private Property, Vail Town Code, and setting forth details in regard thereto. (PEC110021) Applicant: Town of Vail Planner: Bill Gibson ACTION: Tabled to July 25, 2011 MOTION: Cartin SECOND: Schneidman VOTE: 6-0-0 11. Approval of May 23, 2011 minutes MOTION: Cartin SECOND: Schneidman VOTE: 5-0-1 (Kurz abstained) 12.Information Update- None 13. Adjournment Page 9 MOTION: Cartin SECOND: Schneidman VOTE: 6-0-0 The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (970) 479- 2138 for additional information. Sign language interpretation is available upon request with 24- hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published June 10, 2011 in the Vail Daily. Page 10