HomeMy WebLinkAboutVista Bahn Gondola Staff Memorandum to the Legal File 011112TO: Legal File
FROM: Community Development Department
DATE: January 11, 2012
SUBJECT: A report to the Planning and Environmental Commission of an administrative action approving
a request for a minor amendment to an approved development plan, pursuant to Sections 12-8E-6, Development Plan, and 12-8E-18, Amendment Procedures, Vail Town Code, and an amendment
to a conditional use permit, pursuant to Sections 12-8A-3, Conditional Uses, and 12-16-10, Amendment Procedures, Vail Town Code, to allow for amendments to a ski lift and tow (i.e. replacement
of the Vista Bahn chair lift with a new gondola), located adjacent to 250 Vail Lane/Tract A, Front Door Three Dimensional Subdivision, and Tract E, Vail Village 5th Filing, and setting
forth details in regard thereto (PEC120001, PEC120002).
Applicant: Vail Corporation, represented by Mauriello Planning Group
Planner: Warren Campbell
SUMMARY
The applicant, Vail
Corporation, represented by Mauriello Planning Group, has requested the review of minor amendments to an approved development plan and amendments to a conditional use permit to allow
for the replacement of the Vista Bahn ski lift and operator shelter with a new gondola terminal and operator shelter.
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 has administratively approved, with a condition, these applications subject to the findings
noted in Section VIII of this memorandum.
II. DESCRIPTION OF REQUEST
The applicant, Vail Corporation, has submitted applications to amend the approved development plan for the Vista
Bahn ski yard and an amendment to the existing conditional use for the Vista Bahn ski lift. The existing Vista Bahn terminal is located on two parcels of land, each with a different
zone district. The terminal is located on Tract A, Front Door Three Dimensional Subdivision which is zoned Ski Base/Recreation 2 District and Tract E, Vail Village 5th Filing, which
is zoned Agricultural and Open Space
District.
As proposed the existing Vista Bahn chairlift and operator shelter will be replaced with a new gondola and operator shelter. The proposed new gondola terminal is the same
height (22.3 feet) and width (28 feet) as the existing lift terminal. The new structure will be one foot longer in length (96 feet) than the existing lift terminal. Additionally, the
new gondola terminal will move 65 feet to the north, and have a paver plaza which is attached to the existing pavers in the existing skier plaza. The proposed gondola will be open air
on all sides and not be enclosed as is the Lionshead gondola. The new operator shelter will measure 10 feet by 15 feet (150 square feet) and be one story in height with a roof structure.
A vicinity map (Attachment A) and the applicant’s request (Attachment B) have been attached for review.
III. BACKGROUND
On September 16, 1976, the Planning and Environmental
Commission approved a conditional use permit to allow for the construction of the high speed, double chairlift No. 16.
On March 11, 1985, the Planning and Environmental Commission approved
a conditional use permit and setback variance to allow for the replacement of the No. 16 chairlift with the quadruple chair, Vista Bahn lift.
On September 22, 2003, the Planning and
Environmental Commission approved the development plan for Vail’s Front Door project (Vista Bahn ski yard). As a component of this approval the Vista Bahn ski terminal was going to
move to the south by approximately 90 feet. The relocation of the terminal to the south did not occur, however, the elevation of the terminal was lowered.
Within the Ski Base/Recreation
2 District a ski lift and tow is a permitted use and within the Agricultural and Open Space District a ski lift and tow is a conditional use. As the proposed new gondola terminal is
located on two parcels with differing zoning there are two processes to effect this change. The location of a portion of the terminal within a parcel zoned Ski Base/Recreation 2 District
requires an amendment of the approved development plan for the ski yard. The location of a portion of the terminal within a parcel zoned Agricultural and Open Space District requires
an amendment to the existing conditional use permit for the ski lift.
IV. APPLICABLE PLANNING DOCUMENTS
Staff believes that following provisions of the Vail Village Master Plan and
the Vail Town Code are relevant to the review of this proposal:
Vail Village Master Plan (in part)
SECTION V. GOALS, OBJECTIVES, POLICIES AND ACTION STEPS (in part)
Goal #1 Encourage high quality, redevelopment while preserving unique architectural scale of the village in order
to sustain its sense of community and identity.
Objective 1.2: Encourage the upgrading and redevelopment of residential and commercial facilities.
Objective 1.4: Recognize the “historic”
importance of the architecture, structures, landmarks, plazas and features in preserving the character of Vail Village.
Policy 1.4.1: The historical importance of structures, landmarks,
plazas and other similar features shall be taken into consideration in the development review process.
Policy 1.4.2: The Town may grant flexibility in the interpretation and implementation
of its regulations and design guidelines to help protect and maintain the existing character of Vail Village.
Policy 1.4.3: Identification of “historic” importance shall not be used
as the sole means of preventing or prohibiting development in Vail Village.
Goal #2 To foster a strong tourist industry and promote year-around economic health and viability for the
village and for the community as a whole.
Objective 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.
Objective 2.2: Recognize the importance of Vail Village as a mixed use center of activities for our guests, visitors and residents.
Objective
2.5: Encourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests.
Objective 2.7: Encourage the
development of multi-use special events venues and infrastructure (ie, publicly accessible restrooms, power and utilities, etc.) within Vail Village in cooperation with the private sector.
Policy
2.7.1: The development of new special event venues and improvements to existing venues shall be strongly encouraged to reinforce the important role that special events play in the promoting
a year-round economy in Vail Village .
Goal #3 To recognize as a top priority the enhancement of the walking experience throughout the village.
Objective 3.1: Physically improve the existing pedestrian ways by landscaping and other improvements.
Policy 3.1.1: Private development projects shall incorporate streetscape improvements
(such as paver treatments, landscaping, lighting and seating areas), along adjacent pedestrian ways.
Policy 3.1.2: Public art and other similar landmark features shall be encouraged
at appropriate locations throughout the Town.
Policy 3.1.3: Flowers, trees, water features, and other landscaping shall be encouraged throughout the Town in locations adjacent to, or
visible from, public areas.
Objective 3.2: Minimize the amount of vehicular traffic in the Village to the greatest extent possible.
Policy 3.2.1: Vehicular traffic will be eliminated
or reduced to absolutely minimal necessary levels in the pedestrianized areas of the Village.
Objective 3.3: Encourage a wide variety of activities, events, and street life along pedestrian
ways and plazas.
Objective 3.4: Develop additional sidewalks, pedestrian-only walkways and accessible green space areas, including pocket parks and stream access.
Goal #4 to preserve
existing open space areas and expand greenspace opportunities.
Objective 4.1: Improve existing open space areas and create new plazas with greenspace and pocket parks. Recognize the
different roles of each type of open space in forming the overall fabric of the Village.
Policy 4.1.1: Active recreation facilities shall be preserved (or relocated to accessible locations
elsewhere in the Village) in any development or redevelopment of property in Vail Village.
Policy 4.1.2: The development of new public plazas, and improvements to existing plazas (public
art, landmarks, historic features, streetscape features, seating areas, etc.) shall be strongly encouraged to reinforce their roles as attractive people places.
Policy 4.1.3: With the
exception of ski base-related facilities, existing natural open space areas at the base of Vail Mountain and throughout Vail Village and existing greenspaces shall be preserved as open
space.
Objective 4.2: Improve and expand the opportunity for active and passive recreational activity throughout the Village.
Goal #5 Increase and improve the capacity, efficiency, and aesthetics of the transportation and circulation systems throughout the village.
Objective 5.1: Meet parking demands with
public and private parking facilities.
Goal #6 To ensure the continued improvement of the vital operational elements of the village.
Objective 6.2: Provide for the safe and efficient
functions of fire, police and public utilities within the context of an aesthetically pleasing resort setting.
SECTION VII. VAIL VILLAGE SUB-AREAS (in part)
Front Door Sub-Area (#11)
The
Front Door sub-area plays a critical role in the interface between the ski mountain and the fabric of Vail Village. As the premier guest portal to Vail Mountain, the Front Door area
should reflect in both use and design the world-class stature of the Vail resort and community.
The goals for development in this sub-area are as follows:
To provide for a year-round,
world-class guest experience at the interface between Vail Village and the ski mountain.
To provide new and improved guest service facilities at the top of Bridge Street that will not only improve the quality of the entire guest experience, but will increase evening guest
retention in Vail Village.
Provide for new below-grade loading and delivery facilities to better serve the Front Door and upper Bridge Street areas, consistent with the overall “dispersed
quadrant” approach of the Vail loading and delivery master plan.
To provide a venue for outdoor cultural/art and sporting events and other similar special community events.
Provide for
the removal of surface vehicular traffic and parking that currently occurs within the sub-area.
To provide for limited (6-10 dwelling units/acre) medium density residential development.
With
the exception of development that may be approved within Sub-Area Concepts 11-1 and 11-2, the balance of the Front Door Sub-Area should remain in a predominantly undeveloped, open space
condition.
The Front Door Sub-area includes two Sub-Area Concepts. Please refer to the Vail Village Master Plan Action Plan for a graphic depiction of these concepts.
#11-2: The Vista
Bahn Park
Redevelopment of ski yard should improve and emphasize the connection between the Vista Bahn lift area (the mountain) and the lower skier plaza area (the village). Opportunities
exist to re-grade the ski yard to improve access and usefulness of the site. Existing modular ski storage structures in the ski yard should be replaced with new skier/guest service
facilities to improve year-round use of the area and to encourage summer season usage. If developed, the scale of a skier/guest service building should be limited to one-story as viewed
from the skier plaza area.
Title 12, Zoning Regulations, Vail Town Code (in part)
Chapter 12-2-2 DEFINITIONS
SITE: (See also definition of Lot Or Site.) A parcel of land occupied
or intended to be occupied by a use, building, or structure under the provisions of this title and meeting the minimum requirements of this title. A lot or site may consist of a single
lot of record, a portion of a lot of record, a combination of lots of record or portions thereof, or a parcel of land described by metes and bounds.
ARTICLE 8A: AGRICULTURE AND OPEN
SPACE DISTICT
12-8A-1: Purpose:
The agricultural and open space district is intended to preserve agricultural, undeveloped, or open space lands from intensive development while permitting
agricultural pursuits and low density residential use consistent with agricultural and open space objectives. Parks, schools, and certain types of private recreational facilities and
institutions also are suitable uses in the agricultural and open space district, provided that the sites of these uses remain predominantly open. Site development
standards are intended to preclude intensive urban development and to maintain the agricultural and open space characteristics of the zone district.
ARTICLE 8E: SKI BASE RECREATION
2 DISTICT
12-8E-1: PURPOSE:
The ski base/recreation 2 district is intended to provide sites for facilities, activities and uses necessary for and appurtenant to the operation of a
ski mountain. A variety of other facilities, uses and activities, including, but not limited to, residential, public and semipublic uses and special community events typically associated
with a vibrant resort community are also permitted within the zone district. The ski base/recreation 2 district is intended to ensure adequate light, air, open space and other amenities
appropriate to permitted and conditional uses throughout the zone district. In order to achieve this objective and to ensure compatibility with adjacent land uses, all permitted uses,
development and activity within the zone district shall be subject to approval of a comprehensive development plan in accordance with the provisions of this article. Furthermore, due
to the likelihood of this district being located at the base of Vail Mountain, and upon some of the most critical and important lands to the future success and resort character of the
town, development within this district shall be evaluated based upon its ability to meet the specific purposes of this title and to provide "compelling public benefits which further
the public interests" that go beyond any economic benefits to the landowner.
12-8E-6: DEVELOPMENT PLAN:
A. Development Plan Required: Prior to site preparation, building construction,
or other improvements to land within the ski base/recreation 2 district, there shall be an approved development plan for said district or portion thereof. An approved development plan
shall be the principal document in guiding the development, uses and activities of land within the zone district. A development plan shall be approved by the planning and environmental
commission. Development standards including setbacks, site coverage, landscaping, density (GRFA) and parking shall be determined by the planning and environmental commission as part
of the approved development plan. This determination is to be made based on the proposed development plan's compliance with the design criteria outlined in section 12-8E-9 of this article.
B.
Application: An application for approval of a development plan may be filed by any owner of property within the ski base/recreation 2 district or his/her agent or authorized representative.
The application shall be made on a form provided by the department of community development and shall include a legal description of the property, a list of names and mailing addresses
of all adjacent property owners and written consent of owners of all property to be included in the development plan, or their agents or authorized representatives. The application shall
be accompanied by submittal requirements outlined in subsection 12-8E-8A of this article and a development plan as outlined in subsection C of this section.
C. Contents: The development plan shall be comprised of materials submitted in accordance with subsection 12-8E-8A of this article. The development plan shall contain all relevant material
and information necessary to establish the parameters within which land in the district may be developed. The development plan may consist of, but not be limited to, the approved site
plan, floor plans, building sections and elevations, vicinity plan, off street parking/loading plan, off site improvements plan, preliminary open space/landscape plan, densities and
permitted, conditional and accessory uses.
12-8E-18: AMENDMENT PROCEDURES:
A. Minor Amendments:
1. "Minor amendments" are modifications to building plans, site or landscape plans that
do not alter the basic intent and character of the approved development plan, and are consistent with the design criteria of this article. Minor amendments may include, but not be limited
to, variations of not more than five feet (5') to approved setbacks and/or building footprints; changes to landscape or site plans that do not adversely impact pedestrian or vehicular
circulation throughout the development site; or changes to gross floor area of not more than five percent (5%) of the approved square footage of residential floor area or retail, office,
common areas and other nonresidential floor area.
2. Minor amendments consistent with the design criteria outlined in section 12-8E-9 of this article may be approved by the department
of community development. All minor amendments shall be indicated on a completely revised development plan. Approved changes shall be noted, signed, dated and filed by the department
of community development.
3. Notification of a proposed minor amendment, and a report of staff action of said request, shall be provided to all property owners within or adjacent to
the zone district that may be affected by the amendment. Affected properties shall be as determined by the department of community development. Notifications shall be postmarked no later
than five (5) days following staff action on the amendment request and shall include a brief statement describing the amendment and the time and date of when the planning and environmental
commission will be informed of the administrative action. In all cases the report to the planning and environmental commission shall be made within twenty (20) days from the date of
the staff's decision on the requested amendment.
4. Appeals of staff decisions may be filed by adjacent property owners, owners of property within the zone district, the applicant, planning
and environmental commission members or members of the town council as outlined in section 12-3-3 of this title.
B. Major Amendments:
1. "Major amendments" are any proposal to change uses; increases to residential floor area greater than five percent (5%) of the approved square footage; increases to retail, office,
or common floor area greater than five percent (5%) of the approved square footage; increases or decreases to the number of dwelling, accommodation, or fractional fee club units; any
request to modify, enlarge or expand the boundary of an approved development plan and any amendment to the approved development plan that is not a minor amendment as determined by the
administrator and defined in this article.
2. Requests for major amendments to an approved development plan shall be evaluated based upon the degree of deviation of the amendment from
the basic intent and character of the approved development plan and reviewed in accordance with the procedures described in section 12-8E-7 of this article. All major amendments shall
be indicated on a completely revised development plan. Approved changes shall be noted, signed, dated and filed by the department of community development.
3. Owners of all property
requesting the amendment, or their agents or authorized representatives, shall sign the application. Notification of the proposed amendment shall be made to owners of all property adjacent
to the property requesting the proposed amendment, owners of all property adjacent to the zone district, and owners of all property within the zone district that may be affected by the
proposed amendment (as determined by the department of community development). Notification procedures shall be as outlined in subsection 12-3-6C of this title.
CHAPTER 12-16: CONDITIONAL
USES PERMITS
Section 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 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.
12-16-10: AMENDMENT PROCEDURES:
A. The administrator may approve amendments to an existing conditional use permit (including, but not limited to, additions to buildings and structures associated with the use, changes
to the operation of the use, changes to the previous conditions of approval, etc.) if the administrator determines the amendment meets the following criteria:
1. The amendment is in
accordance with all applicable elements of this code and the Vail comprehensive plan; and
2. The amendment does not alter the basic character or intent of the original conditional use
permit; and
3. The amendment will not adversely affect the public health, safety, and welfare.
B. All amendments to an existing conditional use permit not meeting the above listed criteria,
as determined by the administrator, shall be reviewed by the planning and environmental commission in accordance with the procedures described in section 12-16-5 of this chapter.
V. SITE
ANALYSIS
Address: Adjacent to 250 Vail Lane
Legal Description: Tract A, Front Door Three Dimensional Subdivision and
Tract E, Vail Village 5th Filing
Zoning: Ski Base Recreation
2 District and
Agriculture and Open Space District
Land Use Designation: Ski Base and
Vail Village Master Plan
Lot Area: 6.088 acres (265,193 square feet)
3.72 acres (162,043.2
square feet)
Geological Hazards: n/a (not located on those portions of the development site affected by the mapped rockfall, debris flow, or flood plain hazards)
The Vista Bahn ski
yard is located on two parcels with differing zoning. The two parcels are considered a singular development site with setbacks applying to the perimeter of the site.
Ski Base Recreation
2 District Allowed/Required Proposed
Setbacks (min): per development plan
Front: 103 ft.
Sides >100 ft./0ft.
Rear: >100 ft.
Height (max.) 43 ft. 22.3
ft.
Density (max): n/a n/a
Site coverage (max.): per development plan Per approved development plan
Landscaping (min.): per development plan Per approved development plan
Parking (min.): per PEC no change
Agriculture/Open Space District Allowed/Required Proposed
Setbacks (min):
Front: 20 ft. 79 ft.
Sides 15 ft. 56 ft./0ft.
Rear: 15
ft. >100 ft.
Height (max.) 33 ft. 22.3 ft.
Density (max): n/a n/a
Site coverage (max.): 8,102 sq.ft. (5%) 2,838 sq.ft. (1.8%)
Landscaping (min.): n/a n/a
Parking
(min.): per PEC no change
VI. SURROUNDING LAND USES AND ZONING
Existing Use Zoning District
North: Mixed Use Commercial Core I and SDD #31
South: Vail Mountain n/a Forest
Service in County
West: Skier Services/Residential Ski Base Recreation 2
East: Residential Two-Family Primary/Secondary
VII. DEVELOPMENT PLAN MINOR AMENDMENT REVIEW CRITERIA
The
following design criteria shall be used as the principal criteria in evaluating the merits of a proposed amended development plan. It shall be the burden of the applicant to prove by
a preponderance of the evidence that the 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.
The proposed
new gondola terminal will generally be of the same bulk and mass as the existing Vista Bahn terminal. The new terminal is of the same height and width as the existing terminal and is
one foot longer in length. The proposed gondola terminal will be open on all sides similar to the existing terminal. The installation of the new terminal will include minimal grading
as the ski yard was modified in conjunction with the Front Door project redevelopment. In addition to the new terminal an operator shelter will be constructed to the southwest of the
new terminal.
The relocation of the terminal 65 feet to the north will include the construction of a new at grade pedestrian paver plaza for the cueing of guests. This shift in the
terminal
location results in the maintenance of buffers to the adjacent residential and commercial uses. The adjacent residential use is 56 feet from the property line to the closest portion
of the terminal and the closest commercial use is in excess of 100 feet to the terminal.
Through the Design Review process the details of the specific design of the terminal and
operator shelter including color and lighting will be discussed.
Staff believes the proposed amendments are in compliance with this criterion.
B. Relationship: Uses, activity and
density which provide a compatible, efficient and workable relationship with surrounding uses and activity.
There has be a ski lift or tow in the Vista Bahn ski yard since the opening
of Vail 50 years ago. Initially there was a gondola, then a two-person chair in 1976 and a quad-chair in 1985. The uses in the vicinity have established long running efficient and workable
relationships with the surrounding uses and activities. The proposed gondola should have no negative effect on these relationships. The new gondola will include technologies which
are believed will result in quieter operation of the gondola as compared to the existing lift thus making uses in this area more compatible.
Staff does not believe there will be any
negative effect on the relationship of uses and activities as a result of the installation of the gondola terminal and operator shelter.
C. Parking and Loading: Compliance with parking
and loading requirements as outlined in chapter 10 of this title.
Through the review of the new proposed Ever Vail gondola and portal staff performed significant research with regard
to the replacement/upgrade of ski lifts and the establishment of new portals. This research resulted in the finding that there are minimal parking demand increases with a ski lift that
is replaced/upgraded while a new portal with a new uploading option has additional impacts.
The upload capacity will be increased with the new gondola. It is anticipated that a portion
of guests will shift their preferred access portal to Vail Village. Research and study has determined that the new gondola may result in an approximate 1% increase (5,000 skiers) in
skier visits which arrive by vehicle. Studies have shown that guests arriving by vehicle average 2.5 to 3 persons per vehicle (5,000 skiers/2.5 =2,000 vehicles). This results in a
potential increase in parking demand of approximately 20 parking spaces (1% of 2,000 vehicles). The increased parking demand can be accommodated within the parking supply currently
available. Staff does not believe there is a need to assess/construct additional parking with this new gondola upgrade.
Staff believes the proposed amendments meet this criterion.
D.
Comprehensive Plan: Conformity with the Vail comprehensive plan, town policies and urban design plans.
The Vail Village Master Plan identifies several goals, objectives, and improvements which should be achieved within the Vista Bahn ski yard. Within Section IV of this memorandum staff
has included those portions of the Master Plan which are applicable to this proposal.
Staff finds that the new gondola addresses the goals of the Vail Village Master Plan highlighting
the need for:
“the upgrading and redevelopment of ….. commercial facilities”,
fostering of a “strong tourist industry”, and
the need to “Increase and improve the capacity, efficiency,
and aesthetics of the transportation and circulation systems throughout the village.”
The new gondola will further address the Master Plan recommendation to “improve and emphasize the
connection between the Vista Bahn lift area (the mountain) and the lower skier plaza area (the village)”.
Staff believes the proposed amendments meet this criterion.
E. Natural and/or
Geologic Hazard: Identification and mitigation of natural and/or geologic hazards that affect the property on which the development plan is proposed.
There are no geologic hazards on
this development site which affect the area proposed for the new gondola terminal.
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 minor amendment to the approved development
plan does not result in any negative impact to the elements listed in the above criterion. The proposed gondola will occupy the same foot print as the existing terminal. There is an
exchange of approximately 5,040 square feet of grass for paver hardscape landscaping.
G. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off
site traffic circulation.
The proposed new gondola terminal and paver plaza will result in improved access from the Village pedestrian areas to the lift. Additionally, the increased
capacity of the gondola will reduce the crowding which occurs at this portal in the morning hours.
H. Landscaping: Functional and aesthetic landscaping and open space in order to optimize
and preserve natural features, recreation, views and function.
The proposed gondola terminal and paver plaza results in the exchange of approximately 5,040 square feet of grass with hardscape landscaping. In conjunction with the new improvements
the bike/pedestrian paths which are currently in the ski yard in the summer will need to be reconfigured. This will be reviewed in conjunction with the Design Review application. There
is no negative impact to any 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 development plan.
This criterion is not applicable to this proposal.
J. Annexed Lands: Conformity with the terms of an annexation agreement
and demonstration of a compelling public benefit which furthers the public interest.
This criterion is not applicable to this proposal.
CONDITIONAL USE PERMIT AMENDMENT REVIEW CRITERIA
Before acting on a conditional use permit application, the Community Development Department staff 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.
The Vail Village Master Plan identifies several goals, objectives, and improvements which should be achieved within the
Vista Bahn ski yard. Within Section IV of this memorandum staff has included those portions of the Master Plan which are applicable to this proposal.
Staff finds that the new gondola
addresses the goals of the Vail Village Master Plan highlighting the need for:
“the upgrading and redevelopment of ….. commercial facilities”,
fostering of a “strong tourist industry”,
and
the need to “Increase and improve the capacity, efficiency, and aesthetics of the transportation and circulation systems throughout the village.”
The new gondola will further address
the Master Plan recommendation to “improve and emphasize the connection between the Vista Bahn lift area (the mountain) and the lower skier plaza area (the village)”.
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.
The proposed amendment to relocate and replace the existing Vista Bahn terminal with a new gondola does not result in any negative effects to the elements identified in the above criterion.
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.
The proposed amendments to the approved conditional use permit will improve pedestrian and skier access to the ski lift in the Vista Bahn ski
yard. The relocation of the terminal 65 feet to the north and the incorporation of a paver plaza will allow for guests in ski boots to walk on a sloped grade to the new gondola. The
increased capacity of the ski lift and the elimination of the need to put on ski equipment prior to access the lift will reduce congestion and improve pedestrian/skier safety and convenience.
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 new ski
lift and tow (gondola) is largely the same bulk and mass as the existing terminal. The new gondola terminal will include an approximately 5,040 square foot paver area for cuing and
access from the Village pedestrian areas. There will be no negative effect of the proposed use on the surrounding uses.
VIII. ACTION
The Community Development Department has approved
a minor amendment to the approved development plan for the Vista Bahn ski yard and an amendment to the approved conditional use permit for the Vista Bahn ski lift in order to allow for
the replacement of the ski lift with a new gondola pursuant to Sections 12-8E-6, Development Plan, and 12-8E-18, Amendment Procedures, Vail Town Code, and an amendment to a conditional
use permit, pursuant to Sections 12-8A-3, Conditional Uses, and 12-16-10, Amendment Procedures, Vail Town Code, to allow for amendments to a ski lift and tow (i.e. replacement of the
Vista Bahn chair lift with a new gondola), located adjacent to 250 Vail Lane/Tract A, Front Door Three Dimensional Subdivision, and Tract E, Vail Village 5th Filing, and setting forth
details in regard thereto
The Community Development Department made the following findings in administratively approving a minor amendment to an approved development plan and amendments
to an approved conditional use permit:
The Community Development Department included the following condition in administratively approving a minor amendment to an approved development
plan and amendments to an approved conditional use permit:
“1. Vail Corporation shall submit a complete design review application, pursuant to Chapter 12-11, Design Review, Vail Town
Code, to the Town of Vail Community
Development Department, for review and approval, by no later than 5:00 pm February 15, 2012.”
The Community Development Department made the following findings in administratively approving
a minor amendment to an approved development plan and amendments to an approved conditional use permit:
“Based upon the review of the criteria outlined in Section VII of the Staff memorandum
to the legal file dated January 11, 2012, and the evidence and testimony presented, the Community Development Department finds:
1. That amended development plan does not alter the
basic intent and character of the approved development plan;
2. That the amendments are consistent with the design criteria of Article 12-8E;
3. That the proposed location of the
use is in accordance with the purposes of the Zoning Regulations and the purposes of the Ski Base/Recreation 2 District in which the site is located;
4. That the proposed location of
the use and the conditions under which it would 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;
5. That the proposed use will comply with each of the applicable provisions of the Zoning Regulations.”
6. The amendment is in accordance with all applicable elements
of this code and the Vail comprehensive plan;
7. The amendment does not alter the basic character or intent of the original conditional use permit; and
8. The amendment will not adversely
affect the public health, safety, and welfare.”
IX. ATTACHMENTS
A. Vicinity Map/Existing Conditions
B. Applicant’s Request
C. Approved Amended Site Plan, Dated January 2012
Attachment A
/