HomeMy WebLinkAboutPEC120035 SUPPORTING DOCSApplica’on
for
Condi’onal
Use
Permit
for
a
Gondola
Original
Applica,on
March
2007
Re-‐Submi:ed
September
2012
By David Rhoades at 12:58 pm, Sep 24, 2012
Table of Contents
..................................................................................................................................I.
EVER
VAIL
UPDATE
3
...........................................................................II.
LIONSHEAD
REDEVELOPMENT
MASTER
PLAN
POLICIES
3
......................................................................................................III.
CONDITIONAL
USE
PERMIT
REQUEST
6
............................................................................IV.
CONDITIONAL
USE
PERMIT
-‐
PURPOSE
AND
CRITERIA
9
A.
PURPOSE ........................................................................................................................................................
9
B.
REVIEW
CRITERIA
FOR
A
CONDITIONAL
USE
PERMIT.................................................................................................
9
........................................................................................V.
PROPOSED
PEC
FINDINGS
AND
CONDITIONS
11
..........................................................................................................................VI.
ADJACENT
ADDRESSES
11
Ever
Vail
Gondola
2
I.
Ever
Vail
Update
Ever
Vail,
LLC,
an
affiliate
of
Vail
Resort
Development
Company
(the
Applicant)
is
proposing
a
CondiEonal
Use
Permit
(CUP)
applicaEon
for
the
gondola
that
has
been
reviewed
and
studied
throughout
the
Ever
Vail
project
review
which
began
in
2007.
In
November
of
2011
the
Town
of
Vail
adopted
amendments
to
the
Lionshead
Redevelopment
Master
Plan
which
provide
a
summary
of
the
Ever
Vail
project
and
the
policy
direcEon
for
future
development
of
the
properEes
included
in
the
Ever
Vail
project
boundaries.
Currently
pending
before
the
Town
Council
are
the
rezoning
applicaEon,
rezoning
a
porEon
of
the
property
to
the
Lionshead
Mixed
Use
2
zone
district
(porEons
of
rights-‐of-‐way
and
those
lands
located
west
of
Red
Sandstone
Creek),
a
Preliminary
Subdivision
Plan,
an
SDD
amendment
to
rezone
the
Glen
Lyon
Office
Building
Property,
a
text
amendment
to
include
Ever
Vail
in
the
Core
Area
Parking
zone,
and
a
Development
Agreement
between
the
Applicant
and
the
Town
of
Vail.
The
PEC
has
reviewed
the
enEre
Ever
Vail
project
extensively
over
the
last
5
years.
This
PEC
review
was
based
on
the
gondola
being
a
central
part
of
the
project
along
with
the
provision
of
400
parking
spaces
above
the
parking
requirements
for
the
project
to
address
skier
access
to
Vail
Mountain
and
the
shi[ing
of
the
demand
due
to
its
locaEon
as
a
new
portal
to
the
mountain
west
of
Lionshead.
Throughout
this
review
by
the
PEC
there
was
never
a
concern
expressed
or
comment
made
by
the
PEC
or
anyone
else
for
that
ma\er
that
there
would
be
an
addiEonal
parking
requirement
beyond
what
was
proposed
with
the
400
parking
spaces
and
all
of
the
other
required
parking
provided
onsite.
The
condiEonal
use
permit
is
being
submi\ed
now
to
accommodate
a
request
from
Town
Council
that
the
PEC
confirm
the
number
of
parking
spaces
under
the
zoning
regulaEons
and
the
Applicant
would
like
to
have
that
determinaEon
made
at
the
same
Eme
as
the
project
approvals
are
being
finalized.
In
order
to
address
this
request
and
ensure
that
the
Applicant
and
the
Town
are
operaEng
under
the
same
premise,
the
PEC
is
being
asked
to
affirmaEvely
make
this
finding.
Further,
it
has
been
suggested
by
the
Town
that
a
porEon
of
these
400
parking
spaces,
since
they
serve
skiers
accessing
the
mountain,
could
be
located
elsewhere
in
Lionshead.
The
Applicant
is
also
requesEng
that,
upon
agreement
of
the
Applicant
and
the
Town,
relocaEng
a
porEon
of
these
parking
spaces
offsite
to
serve
the
same
skier
populaEon
is
appropriate
and
approved
as
part
of
this
permit.
The
Lionshead
Redevelopment
Master
Plan,
as
amended
in
2011,
supports
these
finding
as
well
as
demonstrated
below.
II.
Lionshead
Redevelopment
Master
Plan
Policies
Below
are
the
relevant
secEons
of
the
Lionshead
Redevelopment
Master
Plan
that
provide
direcEon
in
the
proposal
for
a
ski
li[
or
gondola
at
Ever
Vail
and
its
relaEonship
to
parking.
These
policies
recognize
the
provision
for
a
gondola
and
that
400
parking
spaces
above
the
parking
required
for
the
project
are
intended
to
provide
parking
for
skiers
to
address
the
shi[ing
demand
for
parking.
Gondola
and
ShiCing
Parking
Demand
Related
to
the
issue
of
transportaEon,
Chapter
4
of
the
LRMP
provides
direcEon
on
Public
Parking
and
potenEal
locaEons,
including
the
following:
(Sec.
4.8.3.3.)
West
Lionshead
The
construc1on
of
a
new
public
parking
facility
at
the
west
end
of
Lionshead
has
been
a
planning
considera1on
since
the
comple1on
of
the
Vail
Transporta1on
Master
plan
in
1991.
This
site
is
currently
undeveloped
(except
for
the
Vail
Associates
maintenance
yard)
and
is
large
enough
to
meet
projected
parking
demand.
It
is
well
located
in
rela1on
to
the
poten1al
new
eastbound
I-‐70
access
ramps.
The
viability
of
a
new
public
parking
facility
in
this
loca1on
would
be
enhanced
by
bringing
liJ
service
to
this
area.
The
construc,on
of
a
new
public
parking
facility
would
address
the
exis,ng
deficiency
of
off-‐
street
parking
on
peak
days
and
the
shi<ing
demand
of
parking
created
by
the
introduc,on
of
a
new
ski
li<
in
West
Lionshead.
It
is
an,cipated
that
the
new
public
parking
structure
would
contain
approximately
400
public
parking
spaces,
which
would
be
in
excess
of
any
parking
requirements
Ever
Vail
Gondola
3
generated
by
proposed
development.
The
update
of
the
Vail
Transporta1on
Plan
should
provide
final
direc1on
on
the
loca1on
and
quan1ty
of
addi1onal
public
parking
spaces
in
the
Town
of
Vail.
The
loca1on
of
addi1onal
public
parking
should
consider
where
parking
is
most
op1mal
for
both
guests
and
employees,
year
round
u1liza1on,
mountain
opera1ons,
and
overall
traffic
circula1on.
Given
the
loca1on
for
this
parking
facility,
it
had
been
assumed
that
regular
transit
or
shuRle
service
would
be
necessary
because
of
its
distance
from
the
retail
core
area
and
the
ski
yard
(greater
than
a
1200-‐foot
walking
radius).
However,
the
loca1on
of
the
parking
structure
would
be
proximate
to
the
new
liJ
and
as
such
the
need
for
regular
shuRle
service
would
be
minimized.
However,
some
provisions
for
bus
stops
and/or
a
transit
facility
should
be
considered
for
the
parking
structure.
The
Applicant
is
proposing
to
not
only
accommodate
the
400
public
skier
parking
spaces,
in
compliance
with
the
recommendaEons
of
the
Plan,
but
to
construct
and
operate
these
publicly
available
spaces
at
no
cost
to
the
Town
of
Vail.
The
policy
is
clear
that
these
400
parking
spaces
address
the
“shi[ing
demand
of
parking
created
by
the
introducEon
of
a
new
ski
li[
in
West
Lionshead”
(aka,
Ever
Vail).
LocaJon
of
Gondola
RelaJve
to
TransportaJon
FaciliJes
Chapter
4
also
includes
the
following
secEon
on
public
transportaEon:
(Sec.
4.5.1)
Connec1on
to
West
Lionshead
West
Lionshead
consists
of
the
Vail
Associates
Service
Yard,
Holy
Cross
site,
Vail
Professional
Building
site,
Cascade
Crossing
site,
Glen
Lyon
Office
Building
site,
former
gas
sta1on
site,
and
the
Eagle
River
Water
and
Sanita1on
site.
Because
it
is
an
area
of
poten1ally
significant
growth,
it
is
important
that
it
be
fully
integrated
into
the
Town
of
Vail
transit
system.
The
West
Lionshead
proper1es
are
at
the
outside
edge
of
the
acceptable
walking
distance
to
the
ski
yard
(1200
feet).
With
a
mixed
use
development
in
the
area
which
integrates
a
ski
portal,
retail
space,
office
space
and
residen1al
development,
transit
service
to
this
area
and
interconnec1ons
to
other
portals
will
be
cri1cal
to
develop
in
the
future.
In
addi1on,
the
update
of
the
Vail
Transporta1on
Master
Plan
shall
provide
direc1on
on
the
ul1mate
loca1on
of
a
Lionshead
Transit
Facility
along
with
needed
interconnec1ons
between
ski
portals,
regional
transit
stops,
and
other
transporta1on
modes.
The
addi,on
of
a
ski
li<
in
this
area
would
make
this
area
more
viable
to
redevelopment
as
it
would
be
within
the
acceptable
walking
distance
of
a
li<
(1,200
feet).
(Sec.
4.5.2.1)
Relocate
the
Regional
Transit
Stop
It
is
recommended
that
the
Lionshead
regional
transit
stop,
currently
located
at
the
Lionshead
Place
cul-‐
de-‐sac,
be
relocated
to
the
proposed
North
Day
Lot,
the
Lionshead
parking
structure,
and
West
Lionshead.
This
will
provide
a
Lionshead
connec1on
between
the
regional
transit
system
and
the
Town
of
Vail
transit
system.
In
addi1on,
visitors
and
employees
coming
to
Lionshead
by
regional
bus
will
arrive
at
a
defined
portal
instead
of
the
current
“back
door”
on
Lionshead
Place.
Finally,
this
will
remove
the
large
regional
buses
from
West
Lionshead
Circle
and
Lionshead
Place.
It
may
be
possible
to
locate
elements
of
a
regional
transit
stop
in
the
West
Lionshead
area
in
conjunc,on
with
a
new
ski
li<
and
parking
facility.
However,
given
its
loca1on
on
the
periphery
of
Lionshead,
this
area
may
not
be
the
most
viable
loca1on
for
a
regional
transit
stop.
Notwithstanding
the
above,
facili,es
for
skier
drop-‐off,
private
shuMle
vans
and
Town
of
Vail
in-‐town
buses
should
be
included
in
the
design
of
the
ski
li<
and
parking
facility.
In
2006,
the
Town
of
Vail
ini1ated
an
update
of
the
Vail
Transporta1on
Master
Plan.
In
addi1on,
the
Town
ini1ated
a
development
compe11on
for
the
Lionshead
Parking
Structure
redevelopment,
which
would
include
a
transit
facility.
It
is
an1cipated
that
the
Transporta1on
Master
Plan
update
along
with
the
conclusion
of
the
Lionshead
Parking
Structure
redevelopment
process
will
provide
direc1on
on
the
ul1mate
loca1on
for
a
Lionshead
Transit
Facility
and/or
the
type
of
transit
facili1es
that
may
be
necessary
in
West
Lionshead.
As
this
secEon
indicates,
redevelopment
of
Ever
Vail
would
be
challenging
without
the
addiEon
of
a
li[.
All
areas
of
Ever
Vail
will
be
within
1,200
[.
of
the
proposed
gondola,
while
public
parking
and
skier
drop-‐off
are
within
Ever
Vail
Gondola
4
500
[.
This
gondola
has
been
designed
to
be
central
to
the
site,
to
maximize
accessibility.
In
addiEon,
the
intent
is
to
maximize
public
transit
and
bus
access
to
the
site,
and
faciliEes
have
been
provided
for
skier
drop-‐off,
private
shu\le
vans,
and
regional/in-‐town
buses.
2011
Amended
Master
Plan
Language
(Gondola
and
Parking
in
Ever
Vail)
Chapter
5
of
the
Lionshead
Redevelopment
Master
Plan
includes
SecEon
5.17
which
provides
a
vision
for
the
Ever
Vail
property.
There
are
two
secEons
which
discuss
the
gondola
and
parking
in
relaEonship
to
the
gondola.
These
secEons
are
shown
below:
(Sec.
5.17.3
and
5.17.5)
5.17.3
Parking:
Ever
Vail
shall
be
developed
as
a
commercial
core
that
includes
mixed
use
development,
pedestrian
streets
and
plazas,
direct
access
to
transit
op1ons,
bicycle
and
pedestrian
connec1ons
and
access
to
Vail
Mountain.
As
a
commercial
core,
Ever
Vail
should
be
incorporated
into
the
Town’s
adopted
commercial
core
parking
areas,
which
allow
for
reduced
parking
requirements
due
to
proximity
to
mixed
use
development.
Ever
Vail
shall
meet
the
parking
requirements
of
the
Vail
Town
Code.
The
appropriate
parking
requirements
for
ski
li<s
and
other
poten,al
land
uses
that
do
not
have
a
specified
parking
requirement
will
be
determined
by
the
Planning
and
Environmental
Commission.
Sec1on
2.4:
Ground
Rules
for
the
Master
Planning
Process,
states
that
there
shall
be
no
net
loss
of
parking
spaces
now
exis1ng
in
Lionshead.
Ever
Vail
must
include
parking
spaces
to
offset
displaced
exis1ng
parking
from
the
former
gas
sta1on
site
and
Maintenance
Yard/
Holy
Cross
Site
in
accordance
with
sec1on
4.8.1.
These
spaces
are
in
addi1on
to
parking
required
by
the
Vail
Town
Code
and
any
public
parking
spaces
provided
by
Ever
Vail.
Without
including
parking
spaces
required
for
the
proposed
gondola,
as
determined
by
the
Planning
and
Environmental
Commission,
if
any,
Ever
Vail
shall
include
an
addi,onal
400
public
parking
spaces,
as
iden,fied
in
sec,on
4.1.5:
West
Lionshead
–
Residen,al/Mixed
Use
Hub.
These
spaces
will
address
long-‐term
public
parking
needs,
including
the
Town's
goal
to
eliminate
parking
from
the
South
Frontage
Road
as
further
detailed
in
Sec,on
4.8.3.3b
of
this
master
plan.
During
development
and
phasing
of
Ever
Vail,
there
will
be
periods
of
1me
when
surface
parking
lots
and
staging
areas
may
be
necessary
to
meet
skier
parking
and
construc1on
needs.
Surface
parking
lots
shall
not
be
maintained
as
a
long-‐term
solu1on
to
mee1ng
parking
demand.
The
construc,on
of
a
por,on
of
the
addi,onal
400
parking
spaces
should
be
explored
by
Vail
Resorts
and
the
Town
of
Vail,
within
Lionshead,
in
conjunc,on
with
the
Ever
Vail
development.
Skier
drop-‐off
is
an
essen1al
component
of
a
successful
ski
portal.
Skier
drop-‐off
at
Ever
Vail
improves
the
guest’s
and
local’s
experience.
The
transit
facility
in
Ever
Vail
should
accommodate
10
to
14
short-‐term
or
skier
drop-‐off
parking
spaces.
Short-‐term
parking
is
a
key
aspect
to
community
commercial
uses,
allowing
customers
to
quickly
and
conveniently
patronize
establishments.
Outside
of
skier
drop-‐off
and
pick-‐up
during
peak
periods,
these
spaces
could
be
u1lized
as
short-‐term
parking
serving
the
commercial
uses
in
close
proximity,
such
as
the
grocery
store.
Skier
drop-‐off
spaces
are
also
envisioned
in
the
parking
structure
on
the
west
side
of
Ever
Vail.
Approximately
50
parking
spaces
should
be
available
for
short-‐term
parking
and
skier
drop-‐off
when
not
in
use
for
children’s
ski
school
ac1vi1es,
which
tradi1onally
occur
one
day
per
week
in
the
winter.
These
short-‐term
parking
spaces,
given
their
loca1on
approximately
500
feet
from
the
gondola,
would
provide
skier
dropoff
capacity
in
the
event
the
short-‐term
spaces
in
the
transit
facility
are
displaced
due
to
expansion
of
bus
ac1vity.
5.17.5:
Gondola
and
Vail
Mountain
Portal:
Ever
Vail
shall
include
a
gondola,
which
will
transport
visitors,
guests,
and
residents
to
Vail
Mountain.
A
gondola
will
make
Ever
Vail
a
mountain
portal
and
will
enhance
the
benefits
of
Ever
Vail
to
guests,
locals
and
employees.
The
gondola
will
be
located
adjacent
to
Gore
Creek
and
will
generally
travel
to
the
base
of
the
current
Chair
26
where
a
new
mid-‐sta1on
will
be
located.
The
gondola
will
replace
Chair
26
and
generally
terminate
in
the
Eagle’s
Nest
area
of
Vail
Ever
Vail
Gondola
5
Mountain.
The
gondola
route
will
likely
require
easements
and
other
approvals
from
the
Town
of
Vail
when
the
route
crosses
Town-‐owned
proper1es.
These
secEons
of
the
Lionshead
Redevelopment
Master
Plan
recognize
that
the
PEC
will
determine
if
there
is
a
specific
parking
requirement
for
the
gondola.
The
Applicant
conEnues
to
maintain
that
the
parking
being
provided
onsite
addresses
the
parking
needs
to
serve
the
project
and
the
gondola.
The
proposed
400
parking
spaces
above
the
parking
requirement
are
intended
to
address
skier
parking
to
serve
Vail
Mountain.
This
secEon
also
indicates
that
a
porEon
of
the
400
parking
spaces
could
be
located
offsite
but
within
the
Lionshead
area
as
they
serve
skier
parking
demand
for
Vail
Mountain.
During
the
last
five
years
in
the
review
process,
the
PEC
has
indicated
that
it
was
in
support
of
these
policies
and
the
parking
plan
for
the
project
and
the
gondola.
III.
Condi,onal
Use
Permit
Request
The
Applicant
is
requesEng
a
condiEonal
use
permit
to
allow
the
operaEon
of
a
gondola
to
transport
primarily
skiers
and
snowboarders
to
Vail
Mountain.
The
operaEon
of
a
gondola
is
one
of
many
condiEonal
uses
that
will
ulEmately
be
requested
with
specific
development
applicaEons
(Major
Exterior
AlteraEon
applicaEons)
however
a
gondola
is
an
unique
applicaEon
as
there
is
no
specific
parking
requirement
in
the
Town
Code
for
a
gondola
and
therefore
the
PEC
will
determine
a
parking
requirement,
if
any,
in
the
specific
context
of
the
Ever
Vail
project,
as
currently
proposed
and
envisioned.
Also
unique
with
this
request
is
that
there
is
no
specific
development
plan
or
building
plan
proposed.
The
PEC
is
simply
being
asked
to
approve
the
use
and
operaEon
of
a
gondola
and
make
a
parking
determinaEon
with
the
understanding
that
any
specific
development
proposal
for
the
physical
structure
will
require
review
and
approval
of
the
PEC
by
virtue
of
a
Major
Exterior
AlteraEon
applicaEon
that
is
required
before
any
development
may
occur
on
the
property.
The
Gondola
The
new
Ever
Vail
gondola
is
currently
proposed
to
be
a
high-‐speed
gondola
with
cabins
holding
up
to
8
occupants.
The
new
gondola
will
have
the
capacity
of
moving
2,000
skiers
per
hour.
The
gondola
will
transport
skiers
to
the
top
of
the
mountain
at
Eagles
Nest
but
will
also
have
an
upload
and
download
locaEon
at
the
current
base
of
chair
26
(Pride
Express).
Chair
26
will
be
removed
to
accommodate
the
new
gondola.
To
return
to
Ever
Vail,
skiers
will
be
able
download
the
gondola
at
this
locaEon
for
a
3.5-‐minute
ride
back
to
Ever
Vail.
A
skier
access
and
parking
report
was
prepared
in
2010
and
presented
to
both
the
PEC
and
Town
Council.
This
report
is
a\ached
for
reference.
This
study
predicts
skier
access
and
behavior
based
upon
the
envisioned
Ever
Vail
project
which
provides
approximately
1,450
parking
spaces,
400
of
which
are
new
publicly
accessible
spaces,
above
and
beyond
parking
requirements,
and
another
270
spaces
are
specifically
required
for
commercial
acEviEes
on
the
property
and
operate
similarly
to
the
Vail
Village
and
Lionshead
parking
structures
(i.e.,
these
structures
serve
skiers
and
other
commercial
consumers).
Therefore
there
are
670
spaces
that
serve
commercial
consumers
and
skiers
at
Ever
Vail.
The
gondola
is
envisioned
as
single
structure
well
under
the
average
height
of
70’
allowed
by
the
Lionshead
Mixed
Use
-‐
2
zone
district.
The
final
building
design,
bulk
and
mass,
orientaEon,
and
height
will
be
determined
during
the
review
of
a
Major
Exterior
AlteraEon
applicaEon
by
the
PEC
and
the
Design
Review
Board.
Parking
and
Transit
Improvements
In
Ever
Vail
As
discussed
above,
the
total
parking
picture
envisioned
for
Ever
Vail
breaks
down
as
follows:
Private
residenEal
+
hotel
513
spaces
Commercial/retail
270
spaces
Employee
parking
replacement
289
spaces
Skier
parking
(excess
of
required)
400
spaces
Surplus
parking
7
spaces
Total:
1,478
spaces
Ever
Vail
Gondola
6
In
addiEon
to
the
parking
provided
above,
there
are
13
skier
drop-‐off
spaces
provided
within
the
proposed
transit
facility
in
close
proximity
to
the
proposed
gondola.
AddiEonally,
there
are
50
parking
spaces
on
the
west
of
the
project
that
will
be
managed
for
skier
drop
off,
DEVO
drop-‐off,
or
other
short
term
use
(i.e.,
30
minute
parking)
during
weekends
and
other
peak
periods.
The
Ever
Vail
project
is
also
providing
the
Town
with
a
new
transit
facility
of
approximately
25,000
sq.
[
which
iniEally
will
provide
four
bus
spaces
under
cover
with
expandability
up
to
9
spaces
with
use
of
a
frontage
road
pull-‐out
area.
The
in-‐town
shu\le
is
accommodated
on
the
far
east
end
of
the
project
with
a
designated
bus
stop.
Hotel
shu\les
are
accommodated
in
the
courtyard
on
the
west
side
of
the
project.
LocaJon
and
Accessibility
The
gondola
is
located
at
the
south
end
of
the
primary
pedestrian
and
retail
corridor
within
Ever
Vail.
Pedestrians
are
led
past
most
of
the
retail
and
commercial
offerings
from
points
east
of
the
project
or
from
the
transit
facility
located
within
the
project
along
the
South
Frontage
Road.
The
rendering
below
provides
a
glimpse
of
the
gondola
at
the
end
of
this
street.
Ever
Vail
Gondola
7
The
relaEonship
of
the
transit
facility
and
parking
provided
within
the
project
to
the
gondola
is
significantly
more
proximate
than
that
of
either
the
Vail
Village
or
the
Lionshead
portals
as
shown
on
the
graphic
below.
Most
of
the
parking
is
located
within
500’
of
the
gondola
whereas
Vail
Village
and
Lionshead
parking
structures
are
located
between
500’
and
1,000’
from
the
li[s
and
gondolas
at
these
portals.
Gondola
and
Parking
Demand
Demand
generated
for
skier
and
snowboarders
to
visit
and
enjoy
Vail
comes
from
the
mountain
itself
and
the
other
offerings
provided
by
retailers,
the
lodging
community,
and
special
events.
In
the
case
of
Vail,
where
li[s
already
provide
access
to
the
mountain,
the
provision
of
a
new
li[
at
a
new
portal
does
not
in
and
of
itself
“generate”
parking
demand.
As
discussed
in
the
skier
parking
report
(a\ached)
there
is
a
shi[ing
of
demand
created
by
the
incremental
provision
of
parking,
availability
of
transit,
and
the
uses
within
Ever
Vail
that
generate
demand
for
parking.
This
conclusion
is
supported
by
our
traffic
engineer
in
a
le\er
dated
November
10,
2010
and
a\ached
to
this
document.
He
states
the
following
in
this
le\er:
All
that
said,
as
previously
discussed
in
this
document,
there
will
be
a
minimum
of
400
parking
spaces
available
to
the
public
regardless
of
what
is
otherwise
constructed
on
the
property
in
addiEon
to
the
skier
drop
off
and
transit
faciliEes
provided
onsite.
As
suggested
in
the
amendment
master
plan
language
from
2011
(see
secEon
5.17.3
in
SecEon
III
of
this
document),
the
Town
included
a
provision
that
could
allow
a
porEon
of
400
parking
Ever
Vail
Gondola
8
spaces
to
be
located
elsewhere
in
Lionshead
to
serve
the
same
purpose:
publicly
accessible
parking
for
skiers/
boarders.
IV.
Condi,onal
Use
Permit
-‐
Purpose
and
Criteria
A.
Purpose
The
property
where
the
gondola
is
proposed
is
currently
zoned
Lionshead
Mixed
Use
-‐
2
and
has
been
since
the
original
zoning
of
the
Lionshead
area
in
2000.
A
condiEonal
use
is
further
regulated
by
Chapter
16,
CondiEonal
Use
Permits,
Vail
Town
Code.
The
purpose
of
this
chapter
is
as
follows:
12-‐16-‐1:
PURPOSE;
LIMITATIONS:
In
order
to
provide
the
flexibility
necessary
to
achieve
the
objec1ves
of
this
1tle,
specified
uses
are
permiRed
in
certain
districts
subject
to
the
gran1ng
of
a
condi1onal
use
permit.
Because
of
their
unusual
or
special
characteris1cs,
condi1onal
uses
require
review
and
evalua1on
so
that
they
may
be
located
properly
with
respect
to
the
purposes
of
this
1tle
and
with
respect
to
their
effects
on
surrounding
proper1es.
The
review
process
prescribed
in
this
chapter
is
intended
to
assure
compa1bility
and
harmonious
development
between
condi1onal
uses
and
surrounding
proper1es
and
the
town
at
large.
Uses
listed
as
condi1onal
uses
in
the
various
districts
may
be
permiRed
subject
to
such
condi1ons
and
limita1ons
as
the
town
may
prescribe
to
ensure
that
the
loca1on
and
opera1on
of
the
condi1onal
uses
will
be
in
accordance
with
development
objec1ves
of
the
town
and
will
not
be
detrimental
to
other
uses
or
proper1es.
Where
condi1ons
cannot
be
devised
to
achieve
these
objec1ves,
applica1ons
for
condi1onal
use
permits
shall
be
denied.
B.
Review
Criteria
for
a
Condi6onal
Use
Permit
1.
RelaJonship
and
impact
of
the
use
on
development
objecJves
of
the
town.
Our
Analysis:
As
is
evidenced
from
the
recent
adopEon
of
amendments
to
the
Lionshead
Redevelopment
Master
Plan,
the
proposed
use
and
operaEon
of
a
gondola
is
consistent
with
the
vision
of
the
Town.
The
provisions
of
the
master
plan
(a\ached)
clearly
demonstrate
that
a
gondola
is
anEcipated
in
this
area
and
consistent
with
the
Town’s
vision
and
goals
for
the
area.
2.
Effect
of
the
use
on
light
and
air,
distribuJon
of
populaJon,
transportaJon
faciliJes,
uJliJes,
schools,
parks
and
recreaJon
faciliJes,
and
other
public
faciliJes
and
public
faciliJes
needs.
Our
Analysis:
The
addiEon
of
a
new
portal
through
the
new
gondola
onto
the
ski
mountain
will
serve
to
disperse
skiers,
allowing
addiEonal
choices
for
their
point
of
entry
onto
the
mountain,
as
the
study
of
skier
distribuEon
indicates.
The
new
gondola
and
the
parking
structure
are
integral
in
the
ability
to
serve
the
populaEon
by
providing
both
a
new
li[
and
the
parking
necessary
to
serve
the
new
li[.
In
addiEon,
this
will
help
to
alleviate
congesEon
in
li[
lines
in
the
Village
and
Lionshead,
by
providing
skiers
with
an
addiEonal
choice
to
park
to
access
the
mountain
as
well
as
substanEally
reducing
parking
which
occurs
on
the
Frontage
Road.
Ever
Vail
Gondola
9
3.
Effect
upon
traffic,
with
parJcular
reference
to
congesJon,
automoJve
and
pedestrian
safety
and
convenience,
traffic
flow
and
control,
access,
maneuverability,
and
removal
of
snow
from
the
streets
and
parking
areas.
Our
Analysis:
The
Applicant
and
the
Town
of
Vail
are
working
with
CDOT
in
the
re-‐alignment
of
the
Frontage
Road
and
CDOT
is
very
supporEve
of
the
proposed
re-‐alignment.
In
addiEon,
the
Applicant
is
providing
several
transit
stops
both
within
the
proposed
transit
center
and
at
the
street
level
in
front
of
the
proposed
market
to
serve
the
parking
and
the
overall
West
Lionshead
area.
The
ski
li[
will
be
in
close
proximity
to
the
proposed
parking
structure,
allowing
for
skiers
to
safely
walk
from
the
parking
structure
to
the
proposed
ski
li[.
Having
a
gondola
to
service
the
skiers
parked
in
the
public
parking
structure
allows
for
less
impact
on
the
Town’s
transportaEon
system.
The
Lionshead
Redevelopment
Master
Plan
clearly
demonstrates
that
the
400
proposed
publicly
accessible
parking
spaces
are
adequate
to
address
the
shi[ing
demand
created
the
introducEon
of
the
proposed
Ever
Vail
gondola.
The
Lionshead
Redevelopment
Master
Plan
also
indicates
that
it
may
be
appropriate
to
locate
a
porEon
of
these
400
parking
spaces
outside
of
the
Ever
Vail
project
subject
to
agreement
between
the
Town
and
the
Applicant.
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
relaJon
to
surrounding
uses.
Our
Analysis:
The
proposed
gondola
and
parking
structure
is
an
integral
part
of
the
proposed
mixed-‐use
hub
that
Ever
Vail
is
envisioned
to
become.
The
proposed
gondola
will
be
integrated
into
Ever
Vail,
and
have
no
impact
on
increasing
the
scale
and
bulk
of
the
project.
The
review
of
the
gondola
structure
will
occur
during
the
Major
Exterior
AlteraEon
applicaEon
process
by
the
PEC
and
that
review
process
will
ensure
the
overall
capability
with
surrounding
buildings
and
uses.
Ever
Vail
Gondola
10
V.
Proposed
PEC
Findings
and
Condi,ons
The
Applicant
recommends
the
following
findings
and
condiEons
with
any
moEon
for
approval
of
the
CondiEonal
Use
Permit
for
the
gondola.
The
Planning
and
Environmental
Commission
finds
that:
1.That
the
proposed
locaEon
of
the
gondola
is
in
accordance
with
the
purposes
of
this
Etle
and
the
purposes
of
the
zone
district
in
which
the
site
is
located.
Further
the
Planning
and
Environmental
Commission
(PEC)
finds
that
the
proposed
parking
plan
for
Ever
Vail,
which
includes
the
provision
of
400
parking
space
above
the
parking
requirement
to
serve
demand
related
to
the
ski
mountain,
is
adequate
to
serve
the
gondola
with
no
addiEonal
parking
requirement
for
the
gondola.
Further
the
PEC
finds
that
a
porEon
of
the
400
parking
spaces
provided
above
the
parking
requirements
may
be
located
outside
of
Ever
Vail
at
other
portals
within
the
Lionshead
area.
2.That
the
proposed
locaEon
of
the
use
and
the
condiEons
under
which
it
would
be
operated
or
maintained
will
not
be
detrimental
to
the
public
health,
safety,
or
welfare,
or
materially
injurious
to
properEes
or
improvements
in
the
vicinity.
3.That
the
proposed
use
will
comply
with
each
of
the
applicable
provisions
of
this
Etle.
Any
approval
is
subject
to
the
following
condiEon:
A
development
plan
shall
be
required
for
the
proposed
gondola
which
includes
floor
plans,
architectural
plans,
and
building
height
plans
at
a
minimum.
The
development
plan
will
be
approved
as
part
of
a
Major
Exterior
AlteraEon
applicaEon
as
required
by
the
Zoning
RegulaEons.
VI.
Adjacent
Addresses
VAIL
CORP
THE
FIXED
ASSETS
DEPARTMENT
390
INTERLOCKEN
CRESCENT
STE
1000
BROOMFIELD,
CO
80021
EAGLE
RIVER
WATER
&
SANITATION
DIST
846
FOREST
RD
VAIL
CO
81657
TOWN
OF
VAIL
FINANCE
DEPT
75
S
FRONTAGE
RD
VAIL,
CO
81657
GLEN
LYON
OFFICE
BUILDING
VAIL
CORP
-‐
THE
FIXED
ASSETS
DEPARTMENT
390
INTERLOCKEN
CRESCENT
STE
1000
BROOMFIELD,
CO
80021
CDOT
4201
E.
ARKANSAS
AVENUE
DENVER,
CO
80222
Ever
Vail
Gondola
11