HomeMy WebLinkAboutWEST DAY SUBDIVISION LOT 3 3 OF 3 LEGALv*JD"1 tde =63
v
!J
6
.J
a
a
(2
.t.r
'^,.' ; =j;. Y ;-.1
4." - =A/ t,.1:-'>:--_
Ji-
Ij.l L -:
:./.
,^1
1l.l
7_l
'r t'-FIALrl'ilF t--,l
'LLIcnt
illva\r,=,o2
=47,,.t | tr(.L;7\.ru7 .",i.
| 't;7| --
tlllrl
o d"*,-Jtl
/.i ," '
\------'sr'
-7./.<<d
c,/ F
==:;
E-=::
=t:'=-,.'il!l-
tz.-;;
- .)t'>'=d=j
,/ = t. - /^-::=-/-z!=1
z>4tr=
1t/. t'
-)
n
z,z
22
FF
4Z3<>ld=/,r =z4
U=
2
E
(J
z
E
u)
7
I
L7.
z,
tzF
,:,,
U)
z
F.z:/
F,r
F
,.,t -?i
?'!l
.].
c
L-: l
i:#r; /'
- ..i
^- -t
l-6
z
F<
c- a'.
:- i_
=Z
z
'-!
t:$
3.1 1}
!
Itrl1d
lf"1 1t1"',"4
1G-1
'l) 3
\t,'ifi
,$P il ',=^tj) c' l[ ;
- 1i n{1 "'1
"-:r -\\'i
- J 11.-a \i'. 14 )
'rt2 ffi; ll, rr
* -Jt'"t 'n'
:
n?
')8"7,3'
.. - ::-<.-,xei2:zZ===,1i.==l-14!.>.r-
, i.2 a,t:^Zlaz'+ <:-
"(\
^vF :^5z is'IJ 872
cO= (,El!.
sa\paT
,ei
rI14,"
YX
ILJ
,i Fq
2..,.,i_1. Fi -
'nn t'tr7
tt Z
il ftd
z<)J)<
'azr!v
g) .<.
i, '/,
i:<
;*&&t<c;a I
n
o
0* 7tFi !zF a?efr
rt#ll,a
TFHF6Ed< nl ,t td >.bHIeQH
ilnlngE'retretszc,;zEd
'/-\.-\
b\.,\
e\
I
z ,!^
lj..) '.'
I
=/
<; a\ ."
-J;7.
X-
=n
,at
;/.
YQ
i .r'
'l nL".^',,i";:j "iir-: ,t
@
3. Zoning Analysis
Below is a summary and analysis of Town of Vail development standards and
regulations.
Summary Table:
Zoning; Lionshead Mixed Use I
Lot Area: 4.67 acres or 203,425 sq. ft.
Standard Allowed/Required Proposed
Density 163 DUs (3llacre) 79 DUs (l6.9lacre)
AU's unlimited 2I (+60 hotel lock-offs)-
GRFA
Retail Area unlimited
Restaurant Area unlimited
508,562 sq. ft. (250%) 193,439 sq. ft. (95%)
Skier Services
(excludes lockers and storage)
Building Ht.
Parking
Loading
Site Coverage 142,397 sq. ft. (70%) 68,745 sq. ft. (33.8%)
Landscape Area Per Master Plan Refer to development plan
Setbacks l0' or per Master Plan Refer to development plan
Stream Setback 50' 200'+
unlimited
7l' average
82.5'maximum
214 spaces
5 berths
22,100 sq. ft.
9,710 sq. ft.
3,545 sq. ft.
68'average
82'maximum
321 spaces (includes 3l pay-inJieu)
8 berths
Vail Resorts - The Redevelopment of Lionshead l2
Parkinq Detail:
Below is a detailed analysis of the parking requirement for the Core Site. Please note that
net areas were used where applicable to calculate the appropriate parking requirement. It
should be noted that when the Kaltenberg Castle restaurant was approved by conditional
use permit in 1997 , Vail Resorts was required to pay $534,368.63 for 3l .61 parking
spaces in lieu of providing the parking on-site. Therefore, this site carries with it a
parking space credit of 3 I .61 parking spaces to be used towards any future development
of the land. The calculations below reflect this credit. Also below are the floor plans of
the two levels of below grade parking and loading.
Uses Unit Counts,/Sq. t-t.Parking Ratios Parking Required
Vail Plaza Hotel
Cxrndomi nium Units 79 l { sp./unit 1 t 0.60
llotel Rooms 21 {).7 sp./unit 1.r.7C
I {otel Nleeting Rooms .t.160 t sD./l3t) sf.I t.)l
I lotel Restaurant/Bar (nct area)66tJO 1 sp.,/li() sf.26.72
Retail 22.100 1.3/lrn){) sf 50.83
Skier Sen'iccs 3.5+ 5 2.3 sp./l000 sf 8.15
Sub total 224.52
kss lt{ixed Use Credtt -0.05",,"7.23
Sub total 2t3.29
I.ess Kdtenbe rs Credrt 31.61
YaiI PI&a Totd Bequir lltL6E
Parking is provided at the Core Site as follows:
Parking Pay-ln-Lieu:
Second Basement Level:
First Basement Level:
Porte Cochere:
':"*1:
Parktnqt-evel | (Upper Level)
31.61 spaces
153 spaces
131 spaces
6 spaces
I
I
I
Vail Resorts - The Redevelopment oflionshead l3
Frd.fln I rsdE
-t'e!r-; * ii
lt
P,tR K ttiG tt,,tclts
1
tl
d
?arknqlLoadnq kvel 2 (Lower Level)
Loadine and Delivery Detail:
The Town of Vail regulations provide a series of formulas to determine the overall
loading berth requirement for a redevelopment project. The regulations also contain a
series of reduction credits for mixed use projects such as the Core Site. The maximum
number of loading berths required of any mixed-use project in the Town of Vail is frve
loading berths. Vail Resorts Development Company is providing a total of 8 loading
berths, five of which are required by the development on the site. The excess capacity of
the loading facility is being provided for public access as part of the overall public
improvement package forthe Lionshead projects. A corridorand service elevator is also
being provided to allow goods to be delivered directly into the heart ofLionshead in the
north retail mall area.
ll,*.,-'"--I a!{!ir$ci r,'nrit*
la
:"li'..',.ll,l'
l-
li , i
tl
ll
il,_Jl ++
I
5
Vail Resorts - The Redevelooment oflionshead 14
Emplovee Housinq:
Below is a detailed analysis of the net increase in employee housing impacts of the Core
Site. The calculation is based on the Town's general methodology for determining
employee impacts. The formula uses the 15% multiplier since the project is being
developed within the density requirements of the Lionshead Mixed Use I zone district as
consistently used by the Town. Employee housing requirements of all redevelopment
sites (including the Front Door) are being met within the building proposed on the North
Dav Lot.
Existing Dsvelopment -
Sunbird and Gondola
Vail Resorts - The Redevelopment oflionshead l5
B.West Day Lot
The West Day Lot is located within an area identified by the Lionshead Redevelopment Master
Plan for resort lodging and residential/mixed use development. This site is being redeveloped as
a logical extension of the existing Marriott Hotel with lodging and residential uses at a scale that
mirrors that of the existing neighborhood. This development project includes both the West Day
Lot and Marriott properties as one overall project site. The Master Plan identified this
neighborhood as a more quiet residential area providing the greatest opportunity to expand the
Town's bed base. Below are the north and south elevations ofthe new hotel facility.
.,!,;e,
Hotel Buildine - North and South Elevations
+.
#
Vail Resorts - The Redevelopment ofLionshead 16
l. Existing Conditions
The project site is cunently developed with the Marriott Hotel, an open air parking
structure which serves the Marriott Hotel, and an unpaved surface employee parking lot
with a capacity of 160 parking spaces. The site has been re-graded over the years
creating man-made berms and slopes. The Marriott Hotel currently contains 316 newly
renovated hotel rooms, l6 dwelling units, a 4,500 sq. ft. restaurant, and meeting rooms.
Site improvements include tennis courts and a swimming pool.
2. Overview of Project
o Design Concept
The redevelopment of the West Day Lot builds upon the success of the newly
redeveloped Marriott Hotel (3 l6 hotel rooms and I 6 condominiums) by proposing a new
hotel and residential development on the remainder of the site. The project provides a
transition from the high density lodging facilities along West Lionshead Circle to a low-
rise and low density duplex style development along Gore Creek, as suggested in the
Lionshead Redevelopment Master Plan. This transition is important due to the low
density residential uses that exist on the south side ofGore Creek. Below are elevations
of the low density residential structures proposed along the Gore Creek side of the site.
The project includes attention to the design guidelines including the provision of
stepbacks and the transition of wall planes and materials as directed by the Lionshead
design guidelines. The proposed plan implements many other goals of the Master Plan
including concealing parking in subsurface structures, dsveloping residential and lodging
uses in this area of Lionshead, developing pedestrian connections to the core of
Lionshead, and meeting all ofthe design standards and guidelines.
\nrf t | ! ln<.,t'
Gore Creek Residences
Vail Resorts The Redevelopment ofLionshead t7
Prqect Components
The new hotel building includes 90 hotels rooms (44 are hotel lock-offs), I l3 dwelling
units, meeting rooms, a restaurant, hotel fitness areas, and subsurface parking to serve
both the new development and a portion of the Marriott's parking requirements.
Additionally, there is a low-density residential development on the south side of the site
containing l2 dwelling units in two-family structures. These homes are accessed via a
subsurface parking area connecting to West Forest Road.
Zonins. Text Amendment
The Lionshead Mixed Use I zone district does not list single-family or two-family
residential structures as a permitted or conditional use. At the time this zone district was
drafted, there was not much thought given to these low density use as there did not seem
to be a logical location in the Lionshead area to allow such low-density residential uses.
Through careful planning of the West Day Lot Vail Resorts discovered that low-density
residential uses would be advantageous to create a transition from more intensive lodging
uses to the low-density residential neighborhoods adjacent to the site. Therefore, Vail
Resort's is proposing a text amendment to the Lionshead Mixed Use I zone district to
allow single-family and two-family residential structures as a conditional use. This
amendment will allow the proposed Gore Creek Residences to be approved by the
Planning and Environmental Commission subject to the conditional use criteria found in
the Zoning Regulations. The approval criteria would allow the PEC to distinguish
between appropriate and inappropriate locations for single-family and two-family uses
within Lionshead.
Vail Resorts The Redevelopment oflionshead l8
'|
Tt
)
Brtrqt
ffi-Hfi'\.
J ;A? F'l9.
-1,-_
r---lr\l
T \\
\___l
'\ Lrt\{tIt
t,
\li li/ ',1
'-'-l
T.r-
I
I
r
-l
O r. Zonrng r\nalvsrs
Below is a summary and analysis of Town of Vail development standards and
regulations.
Summarv Table:
Zoning: Lionshead Mixed Use I
Lot Area: 7 .7 4l acres or 337, I 97 sq. ft.
Standard Allowed/Required Proposed
Density 270 DUs (35/acre) 125 DUs (l6lacre)
AU's unlimited 46 (+44 hotel lock-offs)
GRFA 842,992 sq. ft. (250%) 362,1'19 sq. ft. (108%)
Retail/Restaurant Area unlimited 2,800 sq. ft.
Building Ht. 7l' average 70' average
82.5'maximum 80.5'maximum
Site Coverage 236,037 sq. ft. (70%) 139,700 sq. ft. (42%)
Landscape Area 67,439 sq. ft. (20%) min 97,037 sq. ft. (29%)
Setbacks l0' or per Master Plan Refer to development plan
Stream Setback 50' 100'+
Parking 470 spaces 520 spaces
Loading 5 berths (w/\4arriott) 6 berths (w/Marriott)
Vail Resorts - The Redevelonment of Lionshead
Parkine Detail:
Belorv is a detailed analysis of the parking requirement for the West Day LoVMarriott
Site. Please note that net areas rvere usecl rvhere applicable to calculate the appropriate
parking requirement. Belorv are floor plans of the three levels of parking provided on the
site.
flses flnit Counts Parking ltarios Parking Required
ViDL Hotel
( irndomirrirrrrr Llrrits sl 1 .-l sl). / ullrt I t7.6(
l)cotlrousc Llnits 29 1..1 sP. /trntt -+ ( ).6{ r
IIr:tcl l{rrorns -l()0.7 s1-r.r/rrrrtt -l l.:{ l
I Iotcl \{cctinq l{r x rrrrs 3,0 ti( )1 str.,/330 si ().3 3
I krtcl llcstatrrarrt,/ l3:r r 2,5(X )I sp.,/ 2-5() st 1().(X
llotcl llctail ([ lotcl l,rlrl.lr'slrr;p)l0o 2.3 sp.,/ lOoo st 0.6 9
Sub total 21o.42
I -css \lircrl [.sc (]rcdit I2.5o",,2 (,.3(
WDLTotal 184.72
Marrioti
( iondr xlirrirrrrr Lrnits t6 1..1 slr..,'rr)rl ll.+{
lk tel ltrxrnts 316 l l.l .lr. ,' rr r rl ltl:(
I l, ,rcl irler.rin11 l{,"'rrrs t3,2ii5 1 sn.,'330 sf JO.2(,
Ikrtcl licstl rrru r r t,/ lla r'3,grl()1 sn.,/2 50 sl 15.2(
I I,,tcl ltct.ril l.3So l. -J 't),"1i|{l{lit It|0
Sub total J09.tl
l,e ss \lircrl LJst (.rtrlit t2.5(i",,3 3. (r.{
Marriott Totitl 270.49
Gore Creek Residences
I hr ellins L r rirs t3 L-1 sp.,/rrrt I6.u(
Sub rota 16.80
l,css trljx< tl Llsr. (]-cdrt 12.50'.2. t(
Gore Crcck Rcsidences Total 14.70
enl
The proposed development plans include a total of520 parking spaces. There are 50
parking spaces in excess of the Town's requirement for the uses on this site. Horvever,
37 ofthese excess spaces are located in the Gore Creek Residences and are not fungible
with the other WDL development. Parking is provided on the site as indicated belou':
West Day Lot Hotel Structure:
Gore Creek Residences:
Marriott Hotel:
405 spaces
54 spaces
6l spaces
Vail Resorts - The Redevelooment ofLionshead 2l
_l
I,
I
I
t
o.'n' lt .
l
I
BESTCOI.Y
iWtABIf
,u(lAD
,116l*,
W(rt l).rl Lol
-",2ND tir\S!ij\tHN1. pt.,\N , |6ttr).u,,
*,,,.,,",,, l rA 1.02
West Day Lot - Parking Levels
/ 4'r/.
:-".
3RD BASEME|iT Pl".\N . +Ettn.o,,
"^-,,'.i.' ll.A l.ol
Vail Resorts - The Redevelopment of Lionshead ,)
'=l-l
/ "''
:lt
,,ol"to
West Day Lot - Upper Level Parking and Loading
Loadine and Deliverv Detail:
The Town of Vail regulations provide a series of formulas to determine the overall
loading berth requirement for a redevelopment project. The regulations also contain a
series of reduction credits for mixed use projects such as the West Day LoVMarriott Site.
The maximum number of loading bays required of any mixed-use project in the Town of
Vail is five loading berths. Vail Resorts Development Company is providing a total of 6
loading berths at various locations on the site. Two new loading berths are located below
the new hotel building in addition to the 4 berths located at the Marriott hotel.
-lIST ll.\Slillla:\T Pl..\iri . r*t:r'.,'
,,,.",,,,*', H.\ 1.0.1
Vail Resorts - The Redevelopment of Lionshead 23
Emplovee Housins:
Belorv is a detailed analysis of the net increase in employee housing impacts of the
proposed West Day Lot redevelopment. The calculation is based on the Town's general
methodology for determining employee impacts. The formula uses the l5% multiplier
since the project is being developed within the density requirements of the Lionshead
Mixed Use I zone district as consistently used by the Town. Employee housing
requirements of all redevelopment sites (including the Front Door) are being met within
the building proposed on the North Day Lot.
15 % MULTIPLIER
Vail Resorts - The Redevelopment ofLionshead ai
C.North Day Lot
ThcNorthDayLotisanimporlantparcel intheoverall redevelopmentofL.ionshead. T'his
parccl was identified in the Lionshcad Redcvelopmcnt Master Plan as a prel'erred location firr
oflice uses, employee housing, and the'fown's transit center. Vail Resorts has bcen working
closely rvith Town statf to develop a plan that will allow thc Torvn to develop its transit center on
thc ground level of the site and allorv Vail Resorts to productively use the site above and belorv
the grclund floor. The trvo images belclw are the west and north elevations of the building
shorving the high level ofarchitectural dctail pro"idcd on this housing and oftice building.
, ,'Ji-!l ilF f A ll(jl.l
ia-.
-t
q
West and North Elcvations
Vail Resons The Redevelooment ofLionshead 25
l. Existing Conditions
The existing site is developed rvith 105 sr,rrface parking spaces accessed from West
Lionshead Circle. These spaces arc uscd by Vail Resorts employees. There are several
additional parking spaces that are utilizcd for guest arrival and clrop-offby the Landmark
Condominiums under an agreement rvith Vail Resorts. The site contains very little in the
rvay ofvegetation or landscaping.
2. Overview of Project
The proposed plan for the North Day Lot includes 144 employce becls in 36 employee
housing units (four-bedroom) and approximately 16,243 sq. ft. (gross) of office space in a
6 story building. The ground level of the building includes t l parking spaces for
building visitors and the office component with the remainder of this level reserved for
other transit center uses. Additional parking (84 spaces) is located in a sub-surface
parking structure below the building and transit ccnter. The second, third, and fourth
floors of the building contain the 144 employee beds. The fifth and sixth floors are
occupied by the office uses relocated from the existing Gonclola Building (Core Site).
The building is broken into t'uvo major vcrtical portions. Onc-half of the building is a 4-
story structure lvith a sloping roofand the other half is a 6-story structure with a sloping
roof. The west half of the building re acls as a 5-storv building frorn the South Frontage
Road due to the change in grades on thc site. The proposed builcling conrplies rvith the
building height limitation of the Lionshcad Mixed Use I zone district as r.vell as the
building step-back requirements and Lionshead design guidelincs.
There are two variances being requested as part of the North Day Lot development. A
setback variance is required along the common property line between the Vail Resorts
parcel and the Town owned land along a portion of north property line (TOV parcel
containing the pedestrian bridge stairs and ramp). The requcst'"vould allov" portions of
the building to have a zero setback r.vhere the zoning indicates l0' should be provided.
This variance is necessary due to the transit center design on the ground level of the
building and its impact on traffic circulation on the site. The second variance being
requested is to allow a privacy u'all to be constructed between the To'uvn's transit center
and the Landmark Condominiums. The walls are proposed at approximately 8' in height,
r,vhere the code limits such walls to 6' in height. The wall height has been requested by
the Landmark Condominiums in order to reduce noise and prevent trespass resulting from
the development of the transit center.
Vail Resorts - The Redevelopment of Lionshead 26
!* :- r
East and South Elevations
Vail Resorts The Redevelooment of I-ionshead 27
E
t4p,
:\
H*,
E5
l4,l
\
QI
U'\6
=t
6
E
ut
H
frrb'
ti
\N\\\
NN
N
\
\
\
oo
3. ZoningAnalysis
Below is a summary and analysis of Town of Vail development standards and
regulations.
Summarv Table:
Zoning: Lionshead Mixed Use I
Lot Area: 1.09 acres or 47,480 sq, ft. (1.35 acres with TOV parcel)
Standard Allowed/Required Proposed
Density 38 DUs (35/acre) 0 DUs (/acre) (all are EHUs)
GRFA 118,700 sq. ft. (250%) 34,000 sq. ft. (72o/o)
Office Area unlimited 16,243 sq. ft. (gross)
Building Height 7l' averuge 65.4' average
82.5'maximum 77'maximum
Site Coverage 33,236 sq. ft. (70%) 17,645 sq. fl. QToA
O LandscapeArea 9,496sq,ft.(20o/o) 9,609.67 sq.ft.(20.2Yo)
Setbacks l0' or per Master Plan Refer to development plan
Parking 85 spaces 95 spaces
Loading lberth lberth
Vail Resods - The Redevelopment oflionshead 29
Parkine Detail:
Below is a detailed analysis of the parking requirement for the North Day Lot. Please
note that net areas were used where applicable to calculate the appropriate parking
requirement. The graphic below is the parking garage floor plan showing the location of
the proposed parking for this structure.
The proposed development plans include a total of95 parking spaces. Parking is
provided on the site ds indicated below:
Surface: 11 spaces
Garage: 84 spaces
-----r-l_
North Day Lot - Parking Garage
Vail Resorts - The Redevelopment oflionshead 30
Loadine and Delivery Detail:
The proposed facility is a mixed use facility with employee housing and office uses.
According to the Town's loading requirements a multiple-family use would generate the
need for one loading berth and an office use would generate the need for one loading
berth if taken alone as independent uses. Since this is a mixed-use building the Town
Code allows a reduction in loading berths to one loading berth for the overall project.
One loading berth has been provided on-site.
Emplovee Housins:
Below is a detailed analysis of the net increase in employee housing impacts of the
proposed North Day Lot redevelopment. The calculation is based on the Town's general
methodology for determining employee impacts. The formula uses the 15% multiplier
since the project is being developed within the density requirements of the Lionshead
Mixed Use 1 zone district as consistently used by the Town. Employee housing
requirements of all redevelopment sites (including the Front Door) are being met within
the building proposed on the North Day Lot.
SQ.FT.-or-UNITS FORMULA
GROSS
EMPLOYEES 15 % MULTIPLIER
ProfessionaUOffces 12,s19 0.0050 63 9.39
Lodging o.2500
y Units o.4000
Vail Resorts - The Redevelopment ofLionshead 3l
D.Tennis Court Site
The existing tennis courts site located along Forest Road is one of the least intensive components
of the proposed Vail Resorts redevelopment projects. Vail Resorts is proposing to subdivide this
2.529-acre site into four residential lots accessed by a short private road and cul-de-sac. While
the overall development of this site is relatively minor in the scope of the overall redevelopment
submittals, it is a key to the funding of many public and private components of the larger
redevelopment effort. At the Town's request we are also proposing that the subdivision include
all of the unplatted land owned by Vail Resorts and a parcel owned by the Town (Stream Tract)
in order to "clean-up" the parcels in this area. Below is a full description of the project and
necessary applications.
l. Existing Conditions
The site is currently developed with several tennis courts, a recreation path from Forest
Road to the skier bridge, and pump house and mainlenance facility. The site is in general
disrepair and does not receive any recreational activity. The tennis courts have not been
in use for the last five or so years.
2. Overview of Project
The proposed plan is to remove the existing uses and relocate the snow-making pump to
the Eagle River Water and Sanitation District site. The site is proposed to be developed
with four residential lots with lot sizes of approximately 23,000 sq. ft. to 29,000 sq. ft.
The lots will contain building envelopes which direct development to specific areas of
each site thus preserving areas with mature vegetation. These building envelopes meet or
exceed the Town's setback requirements. The proposed private road provides adequate
access for passenger and emergency vehicles. Private easements are provided to allow
skier access to the subdivision from the adjoining ski trail.
A preliminary plat application has been submitted for this project and is included with
this report.
As part of the redevelopment of the Tennis Court Site, Vail Resorts is also relocating the
snowcat access route that currently travels up West Forest Road from the maintenance
yard. A separate application is being submitted to allow snowcats to access the Vail
Mountain across the Old Town Shops site (under redevelopment by the Water District).
This new route will eliminate conflicts with residential traffic and will significantly
reduce the noise experienced today by West Forest Road residents.
Vail Resorts - The Redevelopment oflionshead 32
3. Rezoning Request
The property is currently zoned Agriculture and Open Space which allows for single-
family homes, recreation areas, and open space. By conditional use, this zone district
would also allow churches, cemeteries, ski lifts, and employee housing. The land to the
east and north ofthe subject property is also zoned Agriculture and Open Space and the
Iand to the west and south are zoned Two-Family Primary/Secondary Residential (PS).
The PS zone district allows single-family and two-family structures on lots of 15,000 sq.
ft. or greater. The proposed application rezones the subject site to PS to be consistent
with the adjacent residential properties.
The property is cunently designated as Ski Base by the Land Use Plan. This land use
category includes typical ski base facilities, lodging uses, and residential uses. The land
adjacent to the east and north are also designated as Ski Base and the land adjacent to the
west and south are designated Low Density Residential (LDR). The proposed rezoning
to PS is consistent with the Ski Base designation and the uses on adjacent properties.
Vail Resorts - The Redevelopment oflionshead JJ
.*A
#
.1..
.{
I
\t
It
&*
Jd
4. Zortrng Analysis
Below is a summary and analysis of Town of Vail development standards and
regulations.
Summary Table for Tennis Courts Parcel:
Parcel Size: 2.529 acres or I10,163.24 sq. ft.
Proposed Zoning: Two-Family Primary/Secondary Residential
Lot # Lot Area GRFA Allowed Site Coveraee Allowed
Lot I 23,167.1 s.f. 5,417.39 s.f . 4,634.78 s.f.Lot2 25,482.6 s.f. 5,648.26 s.f. 5,096.52 s.f.
Lot 3 29,099 s.f. 6,009.90 s.f. 5,819.80 s.f.
Lot 4 25,047 s.f. 5,604.7 s.f. 5,009.4 s.f.
Frontage:
Each lot has the minimum frontage (30' minimum) required on a private road.
Buildins Envelopes:
Each lot contains a building envelope to further direct development on each site.
Envefope lines will be treated as setback lines for the purpose of the Town's Zoning
Regulations.
Vail Resorts - The Redevelopment oflionshead 35
A.
III.NO NET LOSS OF PARKING
Master Plan Policy
A ground-rule was established during the master planning process for Lionshead that
states that there will be no net loss of parking (public or private) in the Lionshead
redevelopment area. That means that as properties are redeveloped or vacant properties
are developed parking must be provided to serve the proposed uses and that employee
parking located in Lionshead (the West Day Lot and the North Day Lot) must be replaced
if displaced by new development. Section 3.9 "Parking" of the Master Plan provides an
"assessment of existing parking conditions." That section goes on to identify the North
Day Lot and the West Day Lot as existing employee parking areas containing 105 and
160 parking spaces, respectively.
Vail Resorts Parking Plan
The parking plans for all of the proposed redevelopment sites address two lssues:
parking required for the new or redeveloped use and parking displaced from the North
Day Lot and the West Day Lot.
All proposed development projects (i.e., the North Day Lot, the Core Site, the West Day
Lot, and the Tennis Court Site) provide all ofthe parking required for the uses proposed.
Displaced employee parking may be accommodated in the following ways and on the
following sites: as surface parking located on the Maintenance Center/Holy Cross Site or
in conjunction with a parking program utilizing Vail Resorts property located near the
Mintum exit of I-70. A specific employee parking replacement plan and program will be
provided by Vail Resorts prior to approval ofthe proposed Lionshead redevelopment
projects.
B.
Vail Resorts - The Redevelooment ofLionshead 36
IV.PROJECT PHASING
Below is a timeline for the phasing/sequencing of the proposed redevelopment projects. The
sequencing ofthese projects is key to the overall success ofthe projects. Issues such as
funding/cash flow, staging, and commercial disruption are all interrelated and inter-dependant
and can have significant impact upon the ability to construct the overall redevelopment projects.
Timeline/Sequencing:
Anticipated Project Start
Tennis Courts Site: Spring of 2004
West Day Lot (Homes): Fall of 2004
Core Site: Spring of 2005
North Day Lot: Fall of 2005
West Day Lot (Hotel): Spring of 2006
Anticipated Proiect Completion
Fall of2004
Winter 2005 or Spring 2006
Winter 2006 or Spring 2007
Fall of2006
Winter 2001 or Spring 2008
Vail Resorts - The Redevelopment oflionshead 37
PROJECT REVIEW CRITERIA
A.Core Site
Below is an analysis of the Town's conditional use permit review criteria required for the
proposed meeting rooms, lodging rooms and dwelling units on the first floor of a
building, retail and restaurant uses on the second floor ofa building, and a private ski
club. The proposed conditional uses meet all of the Town's review criteria as
documented below:
Conditional Use - For location of retail. lodee rooms. dwelling units. meeting rooms.
and skier club:
1 . Relationship and impact of the use on development objectives of the Town.
Analvsis:
The proposed uses are part of an overall coordinated development planfor the
core site. All of the proposetl uses are consistent with those uses and activities
identified by the Lionshead Redevelopment Master Plan for the Core Site
location. The plan specifically recommends a resort hotel with those uses ,u-hich
are customary and accessory to the operation of a hotel. Additionally, the master
plan specifically recommends retail and restaurant functions which will act to
improve the economic vitality of the core of Lionshead. Due to the sloping nature
of the Core Site some of these retail and restaurant functions end up being on the
secondJloor of the building.
The proposed Ski Clubfunction, similar to that proposed at the Front Door, will
provide a meeting area, lockers, and restrooms for members in a subterranean
area ofthe building. Parkingfor this use will occur in the sub-surface parking
area. This use will help reduce the reliance by the public on the Town's public
parking structures by providing an alternative private parking area thus
implementing one of the Town's goals.
The proposed uses and their locations within the building are consistent with the
Town's development objectives for this area of Lionshead.
Vail Resorts - The Redevelopment oflionshead 38
2.The effect ofthe use on light and air, distribution ofpopulation, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities needs.
Anallsis:
The proposed uses will have little if any effect on these criteria. Except for the
meeting rooms and the skier club, the other uses are conditional for locational
reasons, meaning that they are normally permitted uses on the property but due to
their location in the building they are conditional. The proposed locationsfor
retail, restaurants, condominiums, and lodge rooms will therefore have no
additional effect on the listed criteria. The meeting rooms are accessory to the
hotel function and therefore does not generate additional trffic, produce
additional permanent population, or have elfect on the Tow'n's inJrastructure.
The skier club will generate additional nffic tu the site and therefore create the
need for additional parking. Parking for this use has been accommodated in the
proposed plans for this use and the impact of the additional trffic has been
addressed in the trafJic report provided.
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.
Analvsis:
The proposed meeting rooms and skier club are the only uses that require a
conditional use for non-locational reasons (i.e., all other conditional uses are
normally permitted uses on the property but due to their location in the building
they are conditional). The proposed redevelopment project will improve the trffic
circulation to andfrom the site and within the property. All oftherequired
parking and loadingfor the project is located below grade in a two-level
structure. Access to the site comes directly from Lionshead Place similar to the
existing condition but greatly improved by reducing conflicts with multiple
driveways eliminated by the proposal and removing surface parking areas. All of
the driveways, drive aisles, and loading areas meet the Town's development
standards. The proposed plan separates pedestrians and vehicles to the greatest
degree possible thus creating safe environment for pedestrians. Driveways and
parking areqs ere either heated or located underground, therefore snow removal
will not be necessary. The proposed plan adequately addresses all of the issues
raised bv this criterion.
3.
Vail Resorts - The Redevelopment of Lionshead 39
/l+.Effect upon the character ofthe area in which the proposed use is to be located,
including the scale and bulk ofthe proposed use in relation to surrounding uses.
Anabtsis:
The proposed uses and structures are being developed in conformance with the
development standards established by zoning. The proposed uses and structures
also comply with the direction provided in the Lionshead Redevelopment Mastel
Plan. The proposed ases will provide needed and customary services and
accommodations within the core commercial area of Lionshead. The bulk and
scale ofstructures ore consistent with those envisioned by the Lionshead
Redevelopment Master Plan and the design guidelines adopted therein. The
proposed uses are consistent with those uses and structures located on adjacent
sites, as adjacent sites are developed with retail and lodging uses.
Vail Resorts - The Redevelopment oflionshead 40
B.West Day Lot
Below is an analysis of the Town's conditional use permit review criteria required
for the proposed meeting rooms, retail and restaurant uses on the second floor ofa
building, and lodging rooms and dwelling units on the first floor of a building.
The analysis also includes the text amendment to allow single and two-family
residential in the Lionshead Mixed Use I zone district.
Conditional Use Permits - Location of retail. lodee units. dwellins units. and
meetine rooms and Conditional Use Permit for the Gore Creek Residences:
l. Relationship and impact of the use on development objectives of the Town.
Analysis:
The proposed Ltses are part ofan overall coordinated development planfor the
West Day Lot. All of the proposed uses are consistent with those uses and
activities identified by the Lionshead Redevelopment Master Planfor this
location. The plan specifically recommends hotels and other residential
development in this area of Lionshead. Additionally, the Master Plan and zoning
regulations recognize the need for customary and accessory uses within a lodging
facility to serve the occupants thereof as well as the general public. Since this
building is not located in the primary retail area, there is no negative impact
associated with lodge rooms and condominiums on thertrst level of the building.
The proposed single-family residences are being located in an area of the site
which is adjacent to Gore Creek and the low density homes directly across the
creek. The proposed homes will create a transition or buffer from the more
intensive uses in Lionshead to the less dense uses on West Forest Road.
The proposed uses and their locations within the building are consistent with the
Town's development objectivesfor this area ofLionshead.
2. The effect ofthe use on light and air, distribution ofpopulation, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities needs.
Analltsis:
The proposed uses will have little ifany effect on these criteria. Exceptfor the
meeting rooms, the other uses are conditional for locational reasons, meaning
that they are normally permitted uses on the property but due to their location in
the building they are conditional. The proposed locations for a restaurant,
condominiums, and lodge rooms will therefore have no effect on the listed
Vail Resorts - The Redevelopment ofLionshead 41
criteria. The meeting rooms are accessory to the hotel function and therefore do
nol generate additional traffic, produce additional permanent population, or have
elfect on the Town's infrastructure. The new condominiums and Gore Creek
Residences are intended to serve as vacation units and therefore are unlikely to
create a permanent population creating the need for schools, parks, and other
recreational uses for full-time residents, while still being compatible with a
residential environment. Recreational amenities have been provided to seme the
guests and residents on-site.
3. Effe ct 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.
Analysis:
The proposed redevelopment project and proposed conditional uses will improve
the tralJic circulation to and.from the site and w,ithin the properQ. All of the
required parking and loading.for the project is located below grade in a two-level
strltcture. Access to the site comes directly from West Lionsheacl Circle and
Forest Road similar to the existing condition but greatly improved by reducing
conflicts and removing surface parking areas. The loading areas are accessed
directly from the Sodh Frontage Road into a belov, grading loading area. All of
the driveways, drive aisles, and loading areas meet the Town's development
standards. The proposed plan separates pedestrians und vehicles to the greatest
degree possible thus creating safe environment for pedestrians. Driveways and
parking areas are either heated or located underground; therefore snow removal
will not be necessary. The proposed plan adequately addresses all of the issues
raised by this criterion.
4. Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk ofthe proposed use in relation to
surrounding uses.
Analvsis:
The proposed uses and structures are being developed in conformance with the
development standards established by zoning. The proposed uses and structures
also comply with the direction provided in the Lionshead Redevelopment Master
Plan. The proposed uses will provide needed accommodations within the west
end of Lionshead. The bulk and scale of structures is consistent with that
envisioned by the Lionshead Redevelopment Master Plan and the design
guidelines adopted therein. The proposed uses are consistent with those uses and
structures located on adjacent sites, as adjacent sites are developed with
residential and lodging uses.
Vail Resorts - The Redevelooment ofLionshead A1
Text Amendment - To allow single and two-family residential uses in the
LHMUI District:
1. The extent to which the text amendment furthers the general and specific
purposes of the zoning regulations; and
Analvsis:
The proposed amendment to the Lionshead Mixed Use I zone district will
specificallyfurther the goals ofthe zoning regulations by providing an
opportunityfor site speci/ic review by the Planning and Environmental
Commission of low-density residential development within the Lionshead area.
This amendment allows an applicant and the Town to consider low-density
residential development where it is otherwise consistent with the Lionshead
Redevelopment Master Plan, is compatible with adjacent uses, and does not
interfere with the economic vilality of the Lionshead area. The proposed text
amendment will promote coordinated and harntonious development within the
Town to conserve and maintain comntunit.v qualities und values, ensure safe and
fficient pedestrian and vehicular trafiic, and provide for the safety and general
v'elfare of the communiry^.
2. The extent to which the text amendment would better implement and better
achieve the applicable elements ofthe adopted goals, objectives, and policies
outlined in the Vail comprehensive plan and is compatible with the
development objectives of the town; and
Analvsis:
The proposed text amendment will allow single-family and two-family
development to be considered by the Planning and Environmental Commission
within the Lionshead Mixed Use I zone district as a conditional use. lThile low-
density residential development is not a desirable use in many areas of Lionshead
there are certain areas where it helps to create transition and compatibility with
adjacent uses, as in the case with the West Day Lot. The proposed text
amendment will better implement the goals and objectives of the Town by
allowing the opportunity for the Planning and Environmental Commission to
consider low-density residential development in logical areas that promote
compatibility rather that a wholesale prohibition of the use.
Vail Resorts - The Redevelooment oflionshead 43
3. The extent to which the text amendment demonstrates how conditions have
substantially changed since the adoption ofthe subject regulation and how the
existing regulation is no longer appropriate or is inapplicable; and
Anabtsis:
The proposed text amendment is necessary to correct a wholesale prohibition of a
use that has merit in the Lionshead Mixed Use I zone dislrict. Conditions have
not necessarily changed since the adoption of the regulation, but rather it has
been recognized that there may have been an oversight ofwhere such a use might
be useful and compatible in the redevelopntent of Lionshead.
4. The extent to which the text amendment provides a harmonious, convenient,
workable relationship among land use regulations consistent with municipal
development objectives;
Analvsis:
The proposed amendment to the Lionshead Mixed Use I zone district will
specifically further the goals of the zoning regttlations b.v providing an
opportunity for site specific review by the Planning and Environmental
Commission of low-density residential development within the Lionshead area.
This amendment allovvs an applicant and the Town to consider low-density
residential development where it is otherwise consistent with the Lionshead
Redevelopment Master Plai, is compatible with adjacent uses, and does not
interfere with the economic vitality of the Lionshead area. The proposed text
amendment will promote coordinated and harmonious developntent within the
To,,-n to conserve and maintain community qualities and values, ensure safe and
efficient pedestrian and vehicular trffic, and provide for the safety and general
welfare of the community.
Vail Resorts - The Redevelopment of Lionshead 44
C. North Day Lot
Below is an analysis of the Town's conditional use permit review criteria required
for the proposed office uses within the building. Additionally, the criteria for a
variance to allow a zero setback and privacy walls in excess of six feet in height
are addressed in this section.
Conditional Use - For proposed office use:
1. Relationship and impact of the use on development objectives of the Town.
Analysis:
The Lionshead Redevelopment Master Plan speciJically states that this site should
be a priority for locating o/fce uses. The Planning and Environmental
Commission specifically added a statement in the plan to encourage ffice use
within Lionshead to further improve the economic vitality of the area. Therefore,
the proposed use is consistent with the development obiectives of the Town.
2. The effect of the use on light and air, distribution of population, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities needs.
Analvsis:
The proposed ffice use will have little impact on the issues raised by this
criterion. The proposed uses will not create a population having an impact upon
schools, parl<s, or recreational facilities as the office use replaces the existing
ofJice use on the Core Site. The proposed use will be accessedfrom West
Lionshead Circle and parking will be provided in a below grade parking
structure. The proposed building is to be constructed within the height and bulk
restrictions of the Lionshead Mixed Use I zone disnict and therefore adequate
light and air is provided consistent with that envisioned by the zoning regulations.
3. Effect upon traffic with partiiirlar 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.
Analvsis:
The proposed redevelopment project and proposed oljice use will improve the
trffic circulation to and from the site and within the property. The bulk of the
required parking for the project is located below grade in a two-level structure.
Access to the site comes directly from West Lionshead Circle similar to the
existing condition but greatly improved by reducing conflicts and removing
surface parking areas. All of the driveways, drive aisles, and loading areas meet
Vail Resorts - The Redevelopment oflionshead 45
the Town's development standards. The proposed plan separates pedestrians and
vehicles to the greatest degree possible thus creating safe environment for
pedestrians. The proposed plan adequately addresses all of the issues raised by
this criterion.
4. Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk ofthe proposed use in relation to
surrounding uses.
Analvsis:
The proposed ffice use and structure are being developed in conformance with
the development standards established by zoning. The proposed use and
structure also complies with the direction provided in the Lionshead
Redevelopment Master Plan. The proposed building will provide necessary ffice
spacefor the operation ofVail Resorts operations. The bulk and scale of
structure is consistent with that envisioned by the Lionshead Redevelopment
Master Plan and the design guidelines adopted therein. The proposed ffice use
is consistent with those uses and structures located on adjacent sites.
Variances - For setback from TOV parcel and wall height:
l. The relationship of the requested variance to other existing or potential uses
and structures in the vicinitv.
Anab,sis:
The proposed setback variance is created in large part by the Town's transit
center functions and the odd shape of the parcel. The variance is being requested
adjacent to Town land being utilized as part ofthe development projectfor the
transit function. The Town land does not contain buildings. The Town parcel is
essentially an extension of the CDOT right-of-way a portion of which contains the
pedestrian bridge stairs and bike path. The proposed setback yariance is
consistent with other uses and structures in the vicinity.
The wall height variance is directly related to the Town's proposed transit center.
The wall will provide a physical, visual, and noise barrier to the Landmark
Condominiums. The wall height variance is being made at the request of the
neighboring properties as a direct result of the lransit center use.
2. The degree to which relief from the strict or literal interpretation and
enforcement of a specified regulation is necessary to achieve compatibility
and uniformity of treatment among sites in the vicinity, or to attain the
objectives of this title without grant of special privilege.
Vail Resorts - The Redevelopment oflionshead 46
Analvsis:
Since both ofthe variances being requested are the result ofa compelling public
purpose, there is no grant of special privilege. No other property in Vail has the
unique set oftransportation related uses and the impacts created by such a use.
The proposed uses are consistent with and promoted by the Lionshead
Redevelopment Master Plan. No other reasonable design solutions exist.
3. The effect ofthe requested variance on light and air, dishibution of
population, transportation and traffic facilities, public facilities and utilities,
and public safety.
Analvsis:
The proposed variances will allow more light and air to the residential properties
located to the south of the site (due to moving the building as far to the north as
possible) and allows the Town to improve the transportationfacilities in the
Lionshead area. The variances will promote the creation ofa safe and well
buffered development and transit center consistent with municipal objectives. The
proposed project will have little, tf any, impact on the above listed crileria.
Vail Resorts - The Redevelopment oflionshead 4'7
E. Tennis Court Site
Below is an analysis of the criteria required for the proposed rezoning request and
subdivision proposal.
Re-zoning - Aericulture and Open Space to Two-Familv Primarv/Secondarv Residential
l. The extent to which the zone district amendment is consistent with all the applicable
elements of the adopted goals, objectives and policies outlined in the Vail
comprehensive plan and is compatible with the development objectives of the town;
and
Analvsis:
The proposed rezoning and proposed use of the land implements many of the policies
identified in the Land Use Plan. Specifically, the proposed rezoning directs
development to an infill area in the Town, is located in an area free of environmental
hazards as defined by the Town Code, and is a logical extension ofan adjacent zone
district. The proposed rezoning and proposed subdivision are consistent and
compatible with lhe Vail Comprehensive Plan and the Town's development
objectives.
2. The extent to which the zone district amendment is suitable with the existing and
potential land uses on the site and existing and potential surrounding land uses as set
out in the town's adopted planning documents; and
Analvsis:
The proposed rezoning extends an existing zone district (Two-Family
Primary/Secondary Residential) to include the subject parcel. The existing land uses
in this neighborhood are two-family and single-family residential and therefore the
proposed rezoning will continue the established land use pattern in the area. The
proposed zoning and residential use ofthe property is consistent with the existing and
potential uses in the area and is consistent with the Yail Land Use Plan.
3. The extent to which the zone district amendment presents a harmonious, convenient,
workable relationship among land uses consistent with municipal development
objectives; and
Anal!'sis:
The proposed rezoning is consistent with the existing and proposed use of the
property (single-family residential). The type and character of the development is
similar to that of the adjacent residential properties therefore presenting a
Vail Resorts - The Redevelopment of Lionshead 48
harmonious relationship among these adjacent uses. The proposed uses present a
harmonious, convenient, and workable relationship with land uses in the area
consistent with the existing and proposed use of the property.
4. The extent to which the zone district amendment provides for the growth of an
orderly viable community and does not constitute spot zoning as the amendment
serves the best interests of the community as a whole; and
Analvsis:
The proposed rezoning is an extension of an existing zone district which covers many
acres of land and therefore does not constitute spot zoning. The proposed rezoning
and subdivision provide for the development of an orderly viable communiQ.
5. The extent to which the zone district amendment results in adverse or beneficial
impacts on the natural environment, including, but not limited to, water quality, air
quality, noise, vegetation, riparian corridors, hillsides and other desirable natural
features; and
Analvsis:
Given the developed nature of the property and the Jindings of the Environmental
Impact Report, the proposed project will not result in adverse impacts to the
environment including water quality, air quality, noise, vegetation, riparian
corridors, hillsides, or other natural features. The project will result in beneficial
impacts resulting from properly designed structures, drainage facilities, and
additional vegetation being added to the site.
6. The extent to which the zone district amendment is consistent with the purpose
statement of the proposed zone district; and
Analvsis:
The Two-Family Primary/Secondary Zone District is proposedfor the subject
property. The proposed zone district is consistent with the intended purpose of that
zone district.
The proposed use of the property is four single or two-family residential homes. All
of the proposed uses are listed in the purpose statement and the list of allowable and
conditional uses for the proposed zone district.
Vail Resorts - The Redevelopment oflionshead 49
7. The extent to which the zone district amendment demonstrates how conditions have
changed since the zoning designation ofthe subject property was adopted and is no
longer appropriate; and
Analvsis:
The property has been utilized for tennis courts and snowmaking/maintenance
facilities. The tennis facilities are under utilized v,hich resttlted in reduced
maintenance for these facilities. The existing use of the property is no longer an
appreciated use and therefore the owner is seeking to introduce an economically
viable use which is consistent with the surrounding uses in the neighborhood. The
proposed residential use is an appropriate and viable useJbr the propert.v consistenl
with adj acent residential properties.
Maior Subdivision - To create four primarv/secondarv residential lots:
The burden of proof shall rest with the applicant to show that the application is in
compliance with the intent and purposes of this Chapter, the Zoning Ordinance and
other pertinent regulations that the Planning and Environmental Commission deems
applicable. Due consideration shall be given to the recommendations made by public
agencies, utility companies and other agencies consulted under subsection 13-3-3C
above. The Planning and Environmental Commission shall review the application and
consider its appropriateness in regard to Town policies relating to subdivisiol
control, densities proposed, regulations, ordinances and resolutions and other
applicable documents, environmental integrity and compatibility with the
surrounding land uses and other applicable documents, effects on the aesthetics ofthe
Town.
Analvsis:
The proposed subdivision complies with Title I 3 and Title I 2 of the Town code. The
proposed use and densities are consistent with the zoning and land use designations
proposedfor the site as well and with the existing residential development in the
neighborhood. The proposal will not have adverse impacts on the environment es
evidenced in the Environmental Impact Report submitted with the applications for this
site. The proposed lot sizes are consistent and compatible wilh the residential
development patterns in the area and with the Two-Family Primary/Secondary
Residential zone district. Development within the proposed subdivision will be
subject to the Town's design guidelines and standards and thus will promote the
aesthetics desired by the Town. Refer to the subdivisionplat and site development
drawings in support of the subdivision application.
Vail Resorts - The Redevelopment ofLionshead 50
VI. MASTER PLAN CONSIDERATIONS
The Town of Vail established six policy objectives to serve as the framework for the Lionshead
Redevelopment Master Plan. The proposed Vail Resorts Development Company redevelopment
projects implement these policies as indicated below.
A. Renewal and Redevelopment
The proposed redevelopment projects represent a significant renerval of the Lionshead area.
With the removal and replacement of the existing Sunbird and Gondola buildings in the heart of
Lionshead, there will be a wholesale change in the character ofthe Lionshead core. The
redeveloped sites will provide a warner more pedestrian scale to the buildings and introduce
amenities necessary for running a world-class resort and ski mountain. All of the sites are being
redeveloped to the design standards and qualities presented in the Lionshead Redevelopment
Master Plan. These projects will help Lionshead achieve a personality and identity of its own.
B. Vitality and Amenities
All of the proposed projects include components which help to improve the overall vitality of the
Lionshead Area. The redevelopment projects include a five-star hotel, meeting room facilities, a
public ice rink, improved retail and restaurant facilities, office uses, employee housing, and other
amenities that will help attract skiers, shoppers, and resort guests.
C. Stronger Economic Base Through Increased Live Beds
The proposed redevelopment projects include two nerv hotel facilities where none exist today.
Both hotel facilities include traditional hotel rooms, hotel lock-off units, and condominiums.
The hotel lock-off units and condominiums are to be included in a rental program through a
series of incentives and disincentives offered to condominium owners, thus encouraging the
entire facility to be operated as a hotel property. These new lodging products are new beds being
introduced into Lionshead as no existing lodging facilities exist on these sites today. The
proposed prqjects will improve the economic base of Lionshead with the new beds and lodging
products being created.
D. Improved Access and Circulation
The access and circulation within Lionshead is somewhat dysfunctional. Pedestrians are
constrained by frequent grade changes, dead end streets, and confusing corridors. Vehicular
access tends to conflict with all other modes of traffic which adds to the confusion and
haphazardness of the Lionshead area. The proposed redevelopment projects create new streets
and pedestrian-ways to help improve the overall access for pedestrians, skiers, and shoppers.
Additionally, buildings are being redeveloped at more of pedestrian scale and with uses that will
draw pedestrians through the Lionshead area. Vehicular circulation is improved with the
addition ofbelow grade parking and loading facilities which helps to separate vehicles and
Vail Resorts - The Redevelooment ofLionshead JI
pedestrians. The redevelopment projects will improve access and circulation for all modes of
transportation.
E. Improved Infrastructure
The proposed redevelopment projects will help to improve the overall physical infrastructure of
Lionshead. The projects provide forbelow grade parking and loading areas thus improving
capacity and aesthetics of these functions. Streetscape improvements such as sidewalks,
walkways, and new streets are included in the amenities being proposed for the redeveloped
sites. Vail Resorts has provided the opportunity for the Town of Vail to provide a transit center
on the North Day Lot thus improving the Town's transit capabilities. The proposed
improvements will help the Town and Vail Resorts meet the service expectations of guests and
residences.
F. Creative Financing for Enhanced Private Profits and Public Revenues
Vail Resorts is utilizing a series of financing tools in order to redevelop these properties in
Lionshead. Capital is being generated from portions of all of the sites including the Tennis Court
Site, the proposed Gore Creek Residences on the West Day Lot, and from the condominium
components of the proposed hotels. Without these sources of capital, the redevelopment of
Lionshead would not be oossible.
Vail Resorts - The Redevelopment ofLionshead 52
^-.
-)
MARCHt2,2004
LETTERFROM
APPLICANT
o
o
VnrL RrsoRTs DEVELOPMENT COMPANY
C o r sr R u cr ro ru D E PART M E N T
March 12,2004
George Ruther
Chief of Planning
Town of Vail
75 Frontage Rd.
Vail, CO, 81657
RE: Gore Creek Place
Soils Investigation
Dear George,
As you are aware, Vail Resorts (VR) has begun planning and desigrring the Gore Creek
Place residences in West Lionshead. A preliminary soils investigation was performed in
1998 and again in 2002. h order to complete the design with more complete
information, a more extensive test is now needed. In order to acquire the needed soils
information now, "pot-holing" the site with a track-hoe is necessary.
On February 27'h orx consultants will start the soils investigation on the East end of the
site and move West, investigating 80% of the proposed building locations. A total of 7
holes will be dug and backfrlled immediately. These test sites will be restored to their
previous grading elevations. ln the event that VR delays the construction of the site after
July l, 2004, we will hire a contractor to re-vegetate the disturbed areas to match the
surrounding plant materials. Such work would be complete no later than July 15,2004.
We welcome your input and request your approval of this plan.
":ffirr;,
T'odd GouldinE /
Project Manager
Vail Resorts Develooment Comoanv
CC: Jack Hurur
Dave Thorpe
Tom Braun - Braun Associates ;il:1l;
lbil Resorts Dt'relopment Conrpany. 137 Benchmark Road. Post Ollice Bor 959. Avon, Colorado 81620-0959. (970) 845-2350 'lax (970) 845-2ll5t]'wiv\^.snow.com
\ail . Breckenridge. Kevstonen ' Beaver Creek'. Bachelor GulcL"''Arro\.rheacl
o
FEBRUARY 9,2004
PEC MEMORANDT]M
o
o
PLANNING AND ENVIRONMENTAL COMiIISSION
PUBLIC TIEETING
Monday, February 9, 2004
PROJECT ORIENTAflON - Community Development Dept PUBLIC WELCOilIE 12:00 pm
MEMBERSPRESENT MEMBERSABSENT
George Lamb Doug Gahill
Rollie Kjesbo
John Schofield
Erickson Shirley
Ghas Bemhardt
Gary Hartman
Site Visits :
1. Gore Creek Residences- 730 Lionshead Circle
NOTE: lf the PEC hearing extends until6:00 p.m., the board may breakfor dinnerfrom 6:00 - 6:30
Public Hearinq -Town Council Chambers 2:00 pm
1. A request for a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses; Generally
(on all levels of a building or outside a building), Vail Town Code, and a request for a major
exterior alteration, pursuant to Section 12-7H-7, ExteriorAlterations or Modifications, Vail Town
Code, to allow for the construction of new single-family and two-family rcsidential dwelling units,
focated at 730, 724, and 714 West Lionshead Circle/Tracts A, B, C, & D, Morcus Subdivision
and Lot 7, Maniott Subdivision, and sefting forth details in regard thereto (West Day Lot).
Applicant Vail Resorts Development Company, represented by Braun Associates, Inc.
Planner: WanenCampbell
MOTTON: Kiesbo SEGOND: Lamb VOTE:6-{!
GONDITIONS:
Wanen Campbell made a presentation perthe staff memorandum. Staff is recommending
approval of the conditional use permit request allowing 18 new residences, with the conditions
stated in the staff memorandum. The applicant made a presentation on the application to the
Commission. The applicant expressed concem with three of the proposed conditions of
approval. Speaking under public comment, Jim Lamont stated his concem with the proposed
limitation on bed and breaKast operations and home occupations. Upon discussion of the
application, the Commission expressed their support for the application as they found that the
application complied with the criteria established for a condition use permit and a major exterior
alteration. In moving to approve the request, the Commission amended the recommended
conditions of approval.
Conditional Use Permit conditions:
'1. That the Developer shall not sell, rent, lease, or othenryise transfer any of the twelve (12)
additional parking spaces located within the below grade parking structure. The additional
parking spaces shall only be used by those permitted, conditional, or accessory uses allowed
on the West Day Lot Development Site.
submitted with the written eensert ef the Breperty ewners leeated within the West 9ay tet
gevdepmentSite. Staff was directed to work with the applicant to further define this
condition and to rcturn beforc the Planning and Environmental Commission to present
the solution,3. That the approval of this conditional use permit constitutes approval of a development plan for
Parcel2 of the West Day Lot Development Site and any change to the development plan for
Parcel2 shall require a new conditional use permit approval.4. That bed and breaHast operations shall be prohibited in Parcel 2 of the West Day Lot
Development Site.5. That two-family residential structures shall be the only permitted or conditional uses allowed in
Parcel 2 of the West Day Lot Development Site. Accessory uses shall be permitted useless
othenrise specifi cally prohibited.
6, That heme eeeupatiens ae defined in Seetien 13 ? 4Definitiens; Vail Tewn CeCe; anC as
The planning and environmental commission shall make the following findings before granting a
conditional use permit:
(1) That the proposed location of the use is in accordance with the purposes of this title and the
purposes of the distrid in which the site is located.
(2) That the proposed location of the use and the conditions under which it would be operated or
maintained will not be detrimental to the public health, safety, orwelfare, or materially injurious
to properties or improvements in the vicinity.
(3) That the proposed use will comply with each of the applicable provisions of this title.
Maior Exterior Alteration conditions:
1 , That the Develeper eubmits Bayment !e the Tewn ef Vail fer the develepment mitigatien impaet
fee ef $65€00 te mitigete eetimated inereases in vehieulartraffie en the Seuth Frentage Read
ie
i
Staff was directed to work with the
applicant to further define this condition and to return before the Planning and
Environmental Commission to present the solution.r, fnat tne Bevetep
way te tienshead Plaee as depieted en the appreved develepment plan, Staff was directed to
work with the applicant to further define this condition and to return before the Planning
and Environmental Gommission to present the solution.
Staff was directed to work with the
applicant to further define this condition and to rcturn before the Planning and
Environmental Commission to present the solution.4. That the Developer installs an oil/sand interceptor in the parking structure. The plans for the
installation of the interceptor shall be submitted to the Town of Vail for review and approval,
prior to applying for a building permit for the construction the approved residences.5. That the Developer receives approval of a Design Review board set of plans for the design of
the retaining walls located at the entrance to the parking structure, prior to applying for a
building permit for the construction the approved residences.6. That the Developer submits civil engineered plans for the relocation of the Town of Vail bike
path located south of the development site for review and approval by the Town of Vail Public
Works Department, prior to being scheduled for final review by the Design Review Board. lf it is
decided not to move the existing bike path the Developer shall provide the Town of Vail with a
pedestrian easement for that portion of the existing Town of Vail bike path located on the
development site.
2
That the Developer submits an amended Design Review Board application mitigating the height
of the exposed walls of the parking structure between the duplex structures.
That the Developer revises the height of the retaining wall located atthe end of the access road
running between the existing Vail Mountain Maniott Resort and the existing parking structure for
the Maniott to be no more than six feet in height.9. That the Developer submits a complete drainage study which includes, but is not limited to,
calculationsforinlets, pipes, and outfallsforthe reviewand approval of theTown of Vail Public
Works Department, priorto applying for a building permit forthe construclion of the residences.
10. That the Developer submits plans and profiles with cross-sections at 50- foot intervals for the
required West Forest Road improvements and at 'lOGfoot intervals for the
pedestrian/emergency acoess road for the review and approval of the Town of Vail Public
Works Department, prior to applying for a building permit for the construction of the residences.
The planning and environmental commission shall make the following findings before granting
approval of a major exterior alteration:
(1) That the applicant has proven by a preponderance of the evidence before the Planning and
Environmental Commission that the proposed exterior alteration or new development is in
compliance with the Lionshead Mixed Use 1 District.
(2) That the proposal is consistent with the applicable elements of the Lionshead Redevelopment
Master Plan.
(3) That the proposal does not othenrvise have a significant negative effect on the character of the
neighborhood.
(4) That the proposal substantially complies with other applicable elements of the Vail
Comprehensive Plan.
2. A request for a recommendation to the Vail Town Council for proposed updates to elements of
the Town of Vail Comprehensive Plan, and setting forth details in regard thereto.
Applicant Town of Vail
Planner Elisabeth Eckel/George Ruther
MOTION: Kjesbo SEGOND: Bernhadt VOTE:6{!
The Commission members strongly urged the Tovwr Council to seriously consider the proposal
and that, if approved, Phases No. 1 and 2 proceed concunently to the extent possible. Chas
Rollie 6-0
3. A request for a final review of a proposed amendment to the Town of Vail Ofiicial Zoning Map to
change the zoning of the West Vail Lodge Properties from Commercial Core 3 (CC3) to High Density
Multiple Family (HDMF), located at2278,2288,2298 Chamonix Lane and 2211 North Frontage Road/
Lots 1, 2, 3, and Tract C Vail Das Schone Filing 1 and Inn at West Vail Lot 1, Block A, Vail Das
Schone Filing 3, in accordance with Section 12-3-7, Vail Town Code, and setting forth details in regard
thereto.
Applicant Vanquish Vail, LLC, represented by Allison Ochs
Planner: Matt Gennett
Motion: Bemhardt Second: Hartnan Vote:6-0
TABLED TO FEBRUARY 23,2OO4
This item was tabled at ihe applicant's request and with no discussion by the Commission.
4. A request for a recommendation to the Vail Town Council of a major amendment to Special
Development District No. 36, Four Seasons Resort, pursuant to Section 12-9A-1 0, Vail Town
Code, to allow for a mixed-use hotel; a request for a final review of a conditional use permit,
puruant to Section 12-7A-3, Vail Town Code, to allow for Type lll Employee Housing Units and
a fractional fee club; and a request for a recommendation to the Vail Town Council of a
proposed rezoning of Lots 9A & 9C, Vail Village 2nd Filing from Public Accommodation (PA)
J
7.
8.
zone district to High Densig Multiple Family (HDMF) zone district, located at 28 S. Frontage Rd.
and 13 Vail Road/Lots 9A& 9C, Vail Village 2nd Filing, and setting forth details in regard thereto.
Applicant Nicollet lsland Development Company Inc.
Planner George Ruther
Motion: Bernhardt Second: Hartnan Vote:6{
TABLED TO FEBRUARY 23, 200'l
This item was tabled at the applicant's request and with no discussion by the Commission.
5. A request for a recommendation to the Vail Town Council for proposed text amendments to
Section 12-3-6, Hearings, Vail Town Code, to amend the notice requirements for Town of Vail
Design Review Board public hearings, and setting forth details in regard thereto.
Applicant Town of Vail
Planner Russell Fonest
wlTHDRAWN
6. Approvalof the Minutes
MOTION: Bemhardt SEGOND: Lamb VOTE:6-0
7. Information Update. Bogarts Bar and Bristo Appeal. Terms/Appointments
8. Adjournment
MOTION: Bernhardt SECOND: Lamb VOTE:6{
The applications and information about the proposals are available for public inspection during
regular office hours in the project planne/s office located at the Town of Vail Community
Development Department, 75 South Frontage Road. Please call479-2138 for information.
Sign language interpretation available upon request with 24 hour nolification. Please call 479-
2356, Telephone for the Hearing lmpaired, for information.
Community Development Department
Published, February 6, 2004 in the Vail Daily.
0RtctNAl
MEMORANDUM
Planning and Environmental Commission
Community Development Department
February 9,2004
A request for a conditional use permil, pursuant to Section 12-7H-5,
Conditional Uses; Generally (on all levels of a building or outside a
building), Vail Town Code, and a requesl for a major exlerior alteration,
pursuant to Section 12-7H-7, Exterior Alterations or Modifications, Vail
Town Code, to allow for the construction of new single-family and two-
famify residential dwelling units, located at 730, 724, and 714 West
Lionshead Circle/Tracts A, B, C, & D, Morcus Subdivision and Lot 7,
Marriott Subdivision, and setting forth details in regard thereto. (West Day
Lot)
Applicant: Vail Resorts Development Company, represented by
Braun and Associates Inc.Planner: Warren Campbell
TO:
FROM:
DATE:
SUBJECT:
il.
SUMMARY
The applicant, Vail Resorts Development Company (VRDC), represented by
Braun Associates, Inc., has scheduled a meeting with the Planning and
Environmental Commission to present a proposal for a conditional use permit,
pursuant to Section 12-7H-5, Conditional Uses; Generally (on all levels of a
building or outside a building), Vail Town Code, and a requesl for a major exterior
alteration, pursuant to Section 12-7H-7, Exterior Alterations or Modifications, Vail
Town Code, to allow for the conslruclion of nine new two-family residential
struclures totaling 18 dwelling units.
Staff is recommending thal the Planning and Environmental Commission
approve with conditions the requests for a conditional use permit and major
exterior alteration.
DESCRIPTION OF THE REQUEST
The applicant, Vail Resorts Development Company (VRDC), represented by
Braun Associates, Inc., is requesting a conditional use permit, pursuant to
Section 12-7H-5, Conditional Uses; Generally (on all levels of a building or
outside a building), Vail Town Code, and a requesl for a major exlerior alleration,
pursuanl to Section 12-7H-7, Exterior Alterations or Modifications, Vail Town
Code, to allow for the construction of nine new lwo-family (duplex) residential
slruclures on the West Day Lot. A vicinity map is attached for reference
(Attachment A).
This proposal for nine duplex units, referred to as the Gore Creek Place
residences, is a small part of an overall development plan for lhe West Day Lot
herein after titled "The West Day Lot Development Site". The West Day Lot
Development Site includes the existing Vail Mountain Marriott (Parcel 1), a new
holel to be proposed in the future (Parcel 3), and the proposed nine duplex
structures along Gore Creek (Parcel 2). The West Day Lol Development Site is
attached for reference (Attachment C).
This proposal is lhe second piece in Vail Resorts Development Company's
overall Lionshead redevelopment projecl which is the comprehensive
redevelopment of one of three primary portals to Vail Mountain and is inlended to
create a world-class arrival point and transition between Lionshead Village and
Vail Mountain. The Lionshead redevelopment project includes four areas of
redevelopmenl, the Lionshead Core, West Day Lot, Norlh Day Lot, and lhe
Tennis Court Site.
The applicant is proposing to construct nine duplex slructures for a total of 18
dwelling units. All of the proposed units will be serviced by a below grade
parking structure which will have access off of West Forest Road. Within the
parking struclure each unit will have a private two car garage. There will be a
total of 12 additional common parking spaces provided for visitors and guest of
the home owners. Also in the garage there will be a boiler room which will house
the mechanical equipment for the snow melt syslem used to heal the
pedestrian/emergency vehicle access path. Trash collection for the 18 dwelling
units will be done in smaller trash cans with removal to occur within the structure.
All 18 dwelling units will have three floors with the lowest floor being able to walk
out on grade along the bike path. There are two floor plans proposed for this
development. There is an A,/B duplex and a B/B duplex. The A/B duplex
measures 7,535 square feet in Gross Residential Floor Area (GRFA) and the B/B
duplex measures 6,800 square feet in GRFA. The heights of the structures
range from 31 to 41 feet in heighl. Along Gore Creek there will be three floors
exposed while on the north elevation two floors will be above grade. All 18
dwelling units and the parking slructure will have fire sprinkler systems installed.
A more complete description ol this proposal is included in "Lionshead
Redevelopment: West Dav Lot", dated November 3, 2003, which has been
attached for relerence (Attachment B).
The applicant is tying the exisling Vail Mountain Marriott, the proposed Gore
Creek Place residences, and the proposed fulure hotel on the West Day Lol
together as a larger overall planned development site, The West Day Lol
Development Site, with plat notes tying the three projecls together for zoning
purposes. A reduced copy of the plans for the proposed residences is attached
for reference (Attachment C).
BACKGROUND
The subject property includes several parcels of land currently used for the Vail
Mountain Marriott, the parking structure for the Vail Mountain Marriol, and
employee parking for Vail Resorts. The Marriott (previously "The Mark") was
|il.
approved by the Town in 1977 as a hotel and condominium project and was
zoned Special Development District No. 7 by Ordinance 3, Series of 1977. The
project was expanded and modified throughout the 1980's and 1990's. In 1999
the Marriott property, along with the rest of Lionshead, was rezoned lo Lionshead
Mixed Use 1 and SDD No. 7 was repealed. The Marriott as developed today
includes 35 dwelling units, 276 holel rooms, meeting rooms, a restaurant, and
other hotel amenities.
The western portion of the site (the Morcus Subdivision), known as the West Day
Lot, was regraded and used for Vail Resorts employee parking. Prior to the
rezoning of this parcel to Lionshead Mixed Use 1 in 1999, the property was
zoned Parking District.
On November 24,2003,lhe Planning and Environmental Commission approved
text amendments to Section 12-7H-5, Conditional Uses; Generally (on all levels
of a building or outside a building), Vail Town Code, to allow single-family
residential dwellings and two-family residential dwellings as conditional uses in
the Lionshead Mixed Use 1 Districl and Section 12-16-7, Use Specific Criteria
and Standards, Vail Town Code, to provide criteria by which a single-family and
twoJamily residentialdwelling proposalwithin the Lionshead Mixed Use 1 District
should adhere. The text amendments were subsequently approved by Town
Council upon second reading in Ordinance 36, Series of 2003, on December 16,
2003.
IV. ROLES OFTHE REVIEWING BOARDS
The purpose of this section of the memorandum is to clarify the responsibilities of
the Design Review Board, Planning and Environmental Commission, Town
Council, and staff on the current applications submitted on behalf of Vail Resorts
Development Company.
A. Conditional Use Permit
Order of Review: Generally, applications will be reviewed first by the PEC for
acceptability of use and then by the DRB for compliance of proposed buildings
and site planning.
Planninq and Environmental Commission:
Action: The PEC is responsible for final approval/denial of Conditional Use
Permit.
The PEC is responsible for evaluating a proposal for:
'1. Relationship and impact of the use on development objectives of the Town.
2. Effect of the use on light and air, distribution ol population, transportation
facilities, utilities, schools, parks and recrealion facilities, and other public
facilities and public facilities needs.
3. Elfecl upon traffic, with particular reference to congestion, automotive and
pedestrian salety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the streets and parking areas.
4. Effect upon the character of the area in which the proposed use is lo be
located, including the scale and bulk of the proposed use in relation to
surrounding uses.
5. Such other factors and criteria as the Commission deems applicable to the
proposed use.
6. The environmental impact report concerning the proposed use, if an
environmental impact report is required by Chapter 12 of this Tille.
Conformance wilh development slandards of zone district- Lot area- Setbacks- Building Height- Density- GRFA- Site coverage- Landscape area- Parking and loading- Mitigation of development impacts
Desiqn Review Board:
Action: The DRB has NO review authority on a GUP, but must review any
accompanying DRB application.
The DRB is responsible for evaluating the DRB proposalfor:- Architectural compatibility with other structures, the land and
surroundings- Fitting buildings into landscape- Configuralion of building and grading of a site which respects the
topography- Removal/Preservation of trees and native vegetation- Adequate provision for snow storage on-site- Acceptability of building materials and colors- Acceptability of roof elements, eaves, overhangs, and other building
forms- Provision of landscape and drainage- Provision of fencing, walls, and accessory struclures- Circulation and access to a site including parking, and site dislances- Location and design of satellite dishes- Provision of outdoor lighting- The design of parks
Staff:
The staff is responsible for ensuring lhal all submittal requirements are provided
and plans conform to the technical requirements of the Zoning Regulations. The
staff also advises the applicant as to compliance with the design guidelines.
Staff provides a staff memo containing background on the property and provides
a staff evaluation of the project with respect to the required crileria and findings,
and a recommendation on approval, approval with conditions, or denial. Staff
also facilitates the review process.
Town Council:
Actions of DRB or PEC maybe appealed to the Town Council or by the Town
Council. Town Council evaluates whether or not the PEC or DRB erred with
approvals or denials and can uphold, uphold with modifications, or overturn lhe
board's decision.
B. Maior Exterior Alteration (LMU-I)
Order of Beview: Generally, applications will be reviewed first by the PEC for
impacts of use/development and then by the DRB for compliance of proposed
buildings and site planning.
Plannino and Environmental Commission:
Action: The PEC is responsible for final approval/denial of a Maior Exterior
Alteration.
The PEC shall review the proposal for:- Conformance with development standards of zone districl- Lot area- Setbacks- Building Height- Density- GRFA- Site coverage- Landscape area- Parking and loading- Mitigation of development impacls- Compliance with the goals and requirements of the Lionshead
Redevelopment Master Plan (except design guidelines)
Desiqn Review Board:
Action: The DRB has NO review authority on a Major Exterior Alteration, but
must review any accompanying DRB application.
The DRB is responsible for evaluating the proposal for:- Architectural compatibility with other slruclures, the land and
surroundings- Fitting buildings into landscape
V.
- Configuration of building and grading of a sile which respects the
topography- Removal/Preservation of trees and native vegelation- Adequate provision for snow storage on-site- Acceptability of building materials and colors- Acceptability of roof elements, eaves, overhangs, and other building
forms- Provision of landscape and drainage- Provision of fencing, walls, and accessory structures- Circulation and access to a site including parking, and site dislances- Location and design of satellite dishes- Provision of outdoor lighting- Compliance with the architectural design guidelines of the Lionshead
Redevelopment Master Plan
Stafl:
The staff is responsible for ensuring that all submittal requiremenls are provided
and plans conform 1o the technical requirements of the Zoning Regulations. The
staff also advises the applicant as to compliance with the design guidelines.
Staff provides a staff memo containing background on the property and provides
a stalf evaluation of the project with respect to the required criteria and findings,
and a recommendation on approval, approval with conditions, or denial. Staff
also facilitates the review process.
Town Council:
Actions of DRB or PEC maybe appealed to the Town Council or by the Town
Council. Town Council evaluates whether or nol lhe PEC or DRB erred with
approvals or denials and can uphold, uphold with modifications, or overturn the
board's decision.
APPLICABLE PLANNING DOCUMENTS
Title 12. Zonino Requlations. Vail Town Code
12-7H Lionshead Mixed Usel (LMU-I) District (in part)
12-7H-1: PURPOSE:
The Lionshead Mixed Use 1 District is intended to provide sites for a mixture of
multiple-family dwellings, lodges, hotels, fractionalfee clubs, time shares, lodge
dwelling units, restaurants, offices, skier seruices, and commercial
establishments in a clustered, unified development. Lionshead Mixed Use 1
District, in accordance with the Lionshead Redevelopment Master PIan, is
intended to ensure adequate light, air, open space and other amenities
appropriate to the permitted types of buildings and uses and to maintain the
desirable qualities of the District by establishing appropriate site development
standards. This Distict is meant to encourage and provide incentives for
redevelopment in accordance with the Lionshead Redevelopment Master PIan.
This Zone District was specifically developed to provide incentives for properties
to redevelop. The ultimate goal of these incentives is to create an economically
vibrant lodging, housing, and commercial core area. The incentives in this Zone
District include increases in allowable gross residential floor area, building height,
and density over the previously established zoning in the Lionshead
Redevelopment Master Plan study area. The primary goal of the incentives is fo
create economic conditions favorable to inducing private redevelopment
consistent with the Lionshead Redevelopment Master Plan. Additionally, the
incentives are created to help finance public oft-site improvements adiacent to
redevelopment projects. With any developmenUredevelopment proposal taking
advantage of the incentives created herein, the following amenities will be
evaluated: streetscape improvements, pedestrian/bicycle access, public plaza
redevelopment, public art, roadway improvements, and similar improvements.
12-7H-5: CONDITIONAL USES; GENERALLY (ON ALL LEVELS OF A
BU|LD|NG OR OUTSTDE OF A BU|LD\NG):
The following conditional uses sha// be permitted, subject to issuance of a
conditional use permit in accordance with the provisions of Chapter 16 of this
Tiile:
Bed and breakfast as further regulated by Section 12-14-18 of this Title.
Brew pubs.
Coin-operated I au ndries.
Commercial storage.
Private outdoor recreation facilities, as a primary use.
Public buildings, grounds, and facilities.
Public or private parking lots.
Public park and recreation facilities.
Public utility and public service uses.
Single-family and two-family residential dwellings.
Ski lifts and tows.
Television stations.
Additional uses determined to be similar to conditional uses described in this
subsection, in accordance with the provisions of Section 12-3-4 of this Title.
1 2-7H-7: EXTERIOR ALTERATTONS OR MODIFICATIONS:A. Review Required: The construction of a new building or the
alteration of an existing building that is not a major exterior alteration
as described in subsection B of this section shall be reviewed by the
design review board in accordance with chapter 11 of this title.
1. Submiftal ltems Required: The submiftal items required for a
project that is not a major exterior alteration shall be provided in
accordance with section 12-1 1-4 of this title.
B. Major Exterior Alteration: The construction of a new building or the
alteration of an existing building which adds additional dwelling
units, accommodation units, fractional fee club units, time share
units, any project which adds more than one thousand (1,000)
square feet of commercial floor area or common space, or any
project which has substantial off site impacts (as determined by the
administrator) shall be reviewed by the planning and environmental
commission as a major exterior alteration in accordance with this
chapter and section 12-3-6 of this title. Any project which requires a
conditional use permit shall also obtain approval of the planning and
environmental commission in accordance with chapter 16 of this
title. Complete applications for major exterior alterations shall be
submitted in accordance with administrative schedules developed
by the department of community development for planning and
environmental commission and design review board review.
1. Submittal ltems Required, Maior Exterior Alteration: The following
submittal items are required:
a. Application: An application shall be made by the owner
of the building or the building owner's authorized agent or
representative on a form provided by the administrator.
Any application for condominiumized buildings shall be
authorized by the condominium association in conformity
with all pertinent requirements of the condominium
associ ati o n's d ecl arati o n s.
b. Application;Contents: An application for a maior exterior
alteration shall include the following items:
(1) Completed application form, filing fee, and a list
of all owners of propefty located adjacent to the
subject parcel. The owner's list shall include the
names of all owners, their mailing address, a legal
description of the property owned by each, and a
general description of the property (including the
name of the property, if applicable), and the name
and mailing address of the condominium
association's representative (if applicable). Said
names and addresses shall be obtained from the
current tax records of Eagle County as they
appeared not more than thirty (30) days prior to the
appl ication s u bm ittal date.
(2) A wriften statement describing the proposal and
how the proposal complies with the Lionshead
redevelopment master plan and any other relevant
secfibns of the Vail comprehensive plan.
(3) A survey stamped by a licensed surueyor
indicating existing conditions on the property
including the location of improvements, topography,
and natural features.
(4) A current title report to verify ownership,
easements, and other encumbrances, including
schedules A and 83.
(5) Existing and proposed site plan at a minimum
scale of one inch equals twenty feet (1" = 20'), a
8
vicinity plan at an appropriate scale to adequately
show the project location in relationship to the
surrounding area, a landscape plan at a minimum
scale of one inch equals twenU feet (1" = 20'), a
roof height plan and existing and proposed building
elevations at a minimum scale of one-eighth inch
equals one foot (1/8" = 1'). The material listed
above shall include adjacent buildings and
improvements as necessary to demonstrate the
project's compliance with
redevelopment master plan.
the Lionshead
(6) Sun/shade analysis of the existing and
proposed building for the spring/fall equinox (March
2l/September 23) and winter solstice (December
21) at ten o'clock (10:00) A.M. and two o'clock
(2:00) P.M. unless the department of community
development determines that the proposed addition
has no impact on the existing sun/shade paftern.
The following sun angle shallbe used when
preparing this analysis:
Spring/FallEquinox Sun Anqle
10:00 A.M. 40" east of south, 50" declination
2:00 P.M. 42" west of south, 50" declination
WinterSo/sfice Sun Anole
10:00 A.M. 30" east of south, 20" declination
2:00 P.M. 30" west of south, 20" declination
(7) Existing and proposed floor plans at a minimum
scale of onelourth inch equals one foot (1/4" = 1')
and a square footage analysis of all existing and
proposed uses.
(8) An architectural or massing model of the
proposed development. Said model shall include
buildings and major site improvements on adjacent
properties as deemed necessary by the
administrator. The scale of the model shall be as
determined by the administrator.
(9) Photo overlays and/or other graphic materialto
demonstrate the special relationship of the
proposed development to adjacent properties,
public spaces, and adopted views per chapter 22 of
this title.
9
(10) Parking needs assessment and vehicular
circulation analysis, prepared by a qualified
professional.
(11) Any additional information or material as
deemed necessary by the administrator or the town
planning and environmental commission (PEC).
The administrator or the planning and
environmental commission may, at his/her or their
discretion, waive certain submittal requirements if it
is determined that the requirements are not
relevant to the proposed development nor
applicable to the Lionshead redevelopment master
plan.
Hearing: The public hearing belore the planning and
environmental commission shall be held in accordance with
section 12-3-6 of this title. The planning and environmental
commission may approve the application as submitted, approve
the application with conditions or modifications, or deny the
application. The decision of the planning and environmental
commission may be appealed to the town council in accordance
with section 12-3-3 of this title.
Lapse Of Approval: Approval of an exterior alteration as
prescribed by this article shall lapse and become void two (2)
years following the date of approval by the design review board
unless, prior to the expiration, a building permit is issued and
construction is commenced and diligently pursued to completion.
Administrative extensions shall be allowed for reasonable and
unexpected delays as long as ade provisions affecting the
proposal have not changed.
| 2-7H-8 : COM PLIANC E BU B DEN :
It shall be the burden of the applicant to prove by a preponderance of the
evidence before the planning and environmental commission and the design
review board that the proposed exterior alteration or new development is in
mmpliance with the purposes of the Lionshead mixed use 1 district, that the
proposal is consistent with applicable elements of the Lionshead redevelopment
master plan and that the proposal does not otherwise have a significant negative
effect on the character of the neighborhood, and that the proposal substantially
complies with other applicable elements of the Vail comprehensive plan.
12-7H-9: LOT AREA AND SITE DIMENSIONS:
The minimum lot or site area shall be ten thousand (10,000) square feet of
buildable area.
12-7H-10: SETBACKS:
The minimum building setbacks shall be ten feet (10') unless otherwise specified
in the Lionshead redevelopment master plan as a build-to line.
D.
l0
12-7H-11: HEIGHT AND BULK:
Buildings shall have a maximum average building height of seventy one feet (71')
with a maximum height of 82.5 feet, as further defined by the Lionshead
redevelopment master plan. All development shall comply with the design
guidelines and standards found in the Lionshead redevelopment master plan.
Flexibility with the standard, as incorporated in the Lionshead redevelopment
master plan, shall be afforded to redevelopment projects which meet the intent of
design guidelines, as reviewed and approved by the design review board.
12-7H-12:DEN9il (DWELLING UNITS PER ACRE):
Up to a thirty three percent (33%) increase over the existing number of dwelling
units on a property or thirty five (35) dwelling units per acre, whichever is greater
shall be allowed. For the purpose of calculating density, employee housing units,
accommodation units, time share units, and fractional fee club units shall not be
counted as dwelling units. Additionally, a "lodge dwelling unit", as defined herein,
shall be counted as twenty five percent (25%) of a dwelling unit for the purpose
of calcu I ati ng de nsity.
A dwelling unit in a multiple-family building may include one attached
accommodation unit no larger than one-third (1/3) of the total floor area of the
dwelling.
1 2-7H - 1 3 : GFOSS R ESI D E NT IAL F LOO R AR EA (G RFA) :
Up to tvvo hundred tifty (250) square feet of gross residential floor area shall be
allowed for each one hundred (100) square feet of buildable site area, or an
increase of thirty three percent (33%) over the existing GRFA found on the
property, whichever is greater. Multiple-family dwelling units in this zone district
shall not be entitled to additional gross residential tloor area under the 250
ordinance, section 12-15-5 of this title.
1 2-7H-1 4: SITE COVERAGE :
Site coverage shall not exceed seventy percent (70%) of the total site area,
unless otherwise specified in the Lionshead redevelopment master plan.
12-7H-15: LANDSCAPING AND SITE DEVELOPMENT:
At least tvventy percent (20%) of the total site area shall be landscaped, unless
otherwise specified in the Lionshead redevelopment master plan.
12-7H-16: PARKING AND LOADING:
Off street parking and loading shall be provided in accordance with chapter 10 of
this title. At least one-half (1/2) the required parking shall be located within the
main building or buildings.
12-7H-18: MITIGATION OF DEVELOPMENT IMPACTS:
Property owners/developers shall also be responsible for mitigating direct
impacts of their development on public infrastructure and in all cases mitigation
shall bear a reasonable relation to the development impacts. lmpacts may be
determined based on reports prepared by qualified consultants. The ertent of
mitigation and public amenity improvements shall be balanced with the goals of
redevelopment and will be determined by the planning and environmental
commission in review of development projects and conditional use permits.
11
Mitigation of impacts may include, but is not limited to, the following: roadway
improvements, pedestrian walkway improvements, streetscape improvements,
stream tract/bank improvements, public art improvements, and similar
improvements. The intent of this section is to only require mitigation for large
scale redevelopment/development projects which produce substantial off site
impacts.
12-16 Gonditional Use Permits (in part)
1 2-l 6-1 : Purpose; Limitations:
ln order to provide the flexibility necessary to achieve the objectives of this title,
specified uses are permitted in certain districts subject to the granting of a
conditional use permit. Because of their unusual or special characteristics,
conditional uses require review and evaluation so that they may be located
properly with respect to the purposes of this title and with respect to their effects
on surrounding properties. The review process prescribed in this chapter is
intended to assure compatibility and harmonious development between
conditional uses and surrounding properties and the town at large. Uses listed as
conditional uses rn the various districts may be permifted subject to such
conditions and limitations as the town may prescribe to ensure that the location
and operation of the conditional uses will be in accordance with development
objectives of the town and will not be detrimental to other uses or properties.
Where conditions cannot be devised to achieve these objectives, applications for
conditionaluse permits shall be denied.
12-16-7: Use Specific Criteria And Standards:
The following criteria and standards shall be applicable to the uses listed below
in consideration of a conditional use permit. These criteria and standards shall be
in addition to the criteria and findings required by section 1 2-16-6 of this chapter.
A. Uses And Criteria:
11. SingleJamily and two-family dwellings, in the Lionshead Mixed Use 1
zone district:
Single-family or twolamily residential dwellings shall be allowed when:
a. Developed as part of a coordinated mixed-use development;b. The low-density residential scale is advantageous to create
conpatibility with or a transition to other low density
residential development in the vicinity;c. The single-family and two-family residences are designed to
the general scale and character of residences in other
singlelamily and two-family zone districts; andd. The proposed development is consistent with the intent and
objectives of the Lionshead Redevelopment Master Plan.
Vail Land Use Plan
The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail
Town Council. The main purpose of the Land Use Plan is two{old:
t2
1.
2.
To articulate lhe land use goals of the Town.
To serve as a guide for decision making by the Town.
The Vail Land Use Plan is intended to serve as a basis from which future land
use decisions may be made within the Town of Vail. The goals, as articulated
within the Land Use Plan, are meanl to be used as adopted policy guidelines in
the review process for new development proposals. In conjunction with these
goals, land use categories are defined to indicate general types of land uses
which are then used to develop the Vail Land Use Map. The Land Use Plan is
not intended to be regulatory in nalure, but is intended to provide a general
framework to guide decision making. Where the land use categories and zoning
conflict, existing zoning controls development on a site.
The West Day Lot is idenlified as being a part of the Resort Accommodations
and Services land use category. The Resort Accommodations and Services land
use calegory states:
This area includes activities aimed at accommodating the overnight and
short term visitor to the area. Primary uses include hotels, lodges,
seruice stations, and parking structures (with densities up to 25 dwelling
units or 50 accommodation units per buildable acre). These areas are
oriented toward vehicular access from l-70, with other support
commercial and business servlces included. Also allowed in this
category, would be institutional uses and various municipal uses.
Lionshead Redevelopment Master Plan
The Lionshead Redevelopment Master Plan was adopted on December 15, 1998
by the Vail Town Council.
"The master plan was initiated by the Town of Vail to encourage
redevelopment initiatives within the Lionshead study area. Both public
and private interests have recognized that Lionshead today lacks the
economic vitality of Vail Village, its neighboring commercial district, and
fails to offer a world class resort experience. Lionshead's economic
potential has been inhibited by a number of recurrent themes: lack of
growth in accommodation units ("hot beds'), poor retail quality, the
apparent deterioration of existing buildings, an uninteresting and
disconnected pedestrian environment, mediocre architectural character,
and the absence of incentives for redevelopment."
There are several portions of the Lionshead Redevelopment Master Plan which
reference the West Day Lot and make recommendations for the site. Below are
several sections taken directly from the Masler Plan.
Chapter 4 Master Plan Recommendations - Overall Study Area (in part)
Section 4.1 Underlying Physical Framework ol Lionshead
4.1.5 West Lionshead - Residential/Mixed-Use Hub
IJ
The western end of Lionshead, currently undeveloped, is home to parking
lots, the Vail Associates seruice yard, the Vail sanitation plant, the old
town shops, and a gas station. Uses proposed by the community on this
site in the past include increased parking, employee housing, office
space, mountain seruice access, and an eastbound I-70 on- and off-ramp.
The master plan recommends that this hub beame a residential/ mixed
use area with an emphasis on meeting the needs of the local community.
Appropriate uses could include high density real estate development,
lodging, community based office and retail space, employee housing and
parking. The opportunity exists for a significant locals or seasonal housing
development in this area. To the erteil possible development patterns in
this area should reflect north-south orientation of buildings, visual
penetrations to the mountain, and a pedestrian oriented environment. ln
addition there is the opportunity for an underground public parking facility.
All seruice and delivery demands created by development in this area
shall be accommodated on-site.
The site will continue to accommodate the existing and potentially
expanded lunctions of the Vail sanitation plant. The mountain seruice
yard will be reduced in size, as some functions can be moved fo /ess
central locations. However the area develops it is criticalthat new uses
be annected to the primary pedestrian corridors and that they be serued
by the Town of Vail inlown transit system.
Section 4.8 Parking
4.8.1.2 West Day Lot
The west day lot is also owned by Vail Associates and is utilized primarily
by mountain based Vail Associates employees. This site offers the
possibility of a higher-return development opportunity that may make
other less profitable west end developments feasible, and its existing use
for parking is virtually certain to change. It is not anticipated that the
employee base utilizing this surtace lot will decrease; therefore, all the
current paking (approximately 160 spaces) will have to be replaced.
4.8.3.3 Potential New Parking Sitesb. West Lionshead
The construction a second public parking structure at the west end
of Lionshead has been a planning consideration since the
completion of the Vail Transportation Master plan in 1991. This
slte is currently undeveloped (except for the Vail Associates
maintenance yard) and is large enough to meet projected parking
demand. lt is well located in relation to the potential new
eastbound l-70 access ramps. Potential logistical hurdles to the
use of this site are as follows:
. Land Ownership. The entire potential parking structure site
(see figure 4-14) is located on Vail Associates and CDOT
l4
property. Property acquisition from both entities will be
required.
South Frontage Road Realignment. South Frontage Road
must be realigned to free up a parcel large enough for a
major parking facility.
Competing Land Use Priorities. The west end of
Lionshead has also been identified as a priority employee
housing location by the Town of Vail and Vail Associates.
Although housing could be constructed on top of a parking
structure, a below-grade facility would significantly
increase construction costs and bring up several important
timing issues.
Cost.
Timing. The Lionshead master plan ground rules stipulate
that there will be no net loss of existing employee housing
through redevelopment. Redevelopment of the core site by
Vail Associates means that the existing employee housing
in the Sunfird Lodge will have to be replaced, most likely
on the existing Vail Associates seruice yard or Holy Cross
sife. This scenario puts a west Lionshead employee
housing project at or near the top of the Lionshead
redevelopment timeline. Depending on the size
requirements of a new west Lionshead parking structure, it
is possible that the realignment of the frontage road and
the construction of the parking facility would both have to
occur prior to the construction of the housing project. lf the
employee housing project occurs first, which is more
probable, the opportunity for a west end parking structure
could be lost, as the remaining available land may be too
small for a structure of significant size.
The second timing issue is the potential l-70 interchange at
this location. Planning decisions regarding a future parking
structure, housing, or an l-70 interchange will have to be
made at the same time, or important opportunities may be
lost.
Convenience. This location for a major parking structure
must have regular transit or shuttle service because of its
distance from the retail core area and the ski yard (greater
than a 1200-foot walking radius).
15
Chapter 5 Detailed Plan Recommendations (in part)
5.17 West Day LoU Vail Associates Service Yard/ Holy Cross Sife
Planning for the western end of Lionshead must consider two different scenarios:
the realignment of South Frontage Road and its retention in the existing
alignment. Higher densities and building heights may be appropriate in this area,
particularly to encourage the development of employee housing. However, any
development must meet the overall character and visual intent of the master plan
and be compatible with the adjacent existing development of the Marriott and the
VailSpa.
As depicted in figures 5-21 and 5-22, realignment of South Frontage Road will
allow these properties to be consolidated for development while maintaining a
transit connection through the property. Within the consolidated parcel, there are
four distinct sub-areas separated by location and land use. The first is the
existing west day lot. This site has Gore Creek frontage, is removed from the
frontage road, and is the most appropriate for a highenend fee simple or
fractional fee development. The second, immediately adjacent to South
Frontage Road, should have a strong relationship with the first (potentially by a
connecting "greenbelt" as shown in figure 5-24), but its /ess desirable location
suggests a different and potentially higher density product. Affordable housing
should also be considered here to accommodate new employee generation. The
third, west ot the realigned South Frontage Road, has been identified as an
appropriate location for high density employee housing. The fourth has the
longest road frontage and is the recommended location for a smaller Vail
Associates service yard. From this location, a snow cat access route to the
mountain could be devetoped through the old town shops site and across the
river to the Cascade Ho ski trail.
lf South Frontage Road is not realigned prior to buildout on this site, there would
be a slight reduction in the amount of developable land north of the frontage road
(see figure 5-23), and access points to the properties might be different. Traffic
flow patterns and transit vehicle access would be different. The removal of the
central transiV pedestrian corridor will necessitate either an additional west
Lionshead transit stop or the undesirable situation of people crossing the
frontage road to access a single transit stop.
Town of Vail Comprehensive Open Lands Plan
In 1994, the Vail Town Council adopted the Comprehensive Open Lands Plan.
The purpose of the plan is to identify priorities for open space and recreation
needs communicaled by the citizens of Vail.
The Gomprehensive Open Lands Plan - Action PIan map identifies a portion of
the West Day Lot site as 'Undeveloped Parcel (Zoning Varies) Action Not
Recommended". The Plan did not reference or recommend anv action with the
existing site.
l6
vt.ZONING ANALYSIS POTENTIAL
Address/Legal Description: 730,724, and714 West Lionshead Circle/Tracts A,
B, C, & D, Morcus Subdivision and Lot 7, Marrion
Subdivision
ParcelSize:
Zoning:
Lot Area:
North:
South:
East:
West:
10,000 sq. ft.
71 ft. avg.
82.5 ft. max
270 DUs (35/ac.)
Unlimited AUs
842,992 sq. fi.
Existino
337,197 sq. ft.
10 fr.
70 ft. avg.
80.5 fl. max
36DU (4.7/ac.)
276 AU
149,286 sq. ft.
Proposed
337,197 sq. ft.
10 fr.
70 ft. avg.
80.5 ft. max
5a DU (7.0/ac.)
276 AU
219,546 sq. ft.
7.74 acre (337,197 sq. ft.)
Lionshead Mixed Use 1
Land Use Designation: Resort Accommodations and Services
Below is a summary and analysis of Town of Vail development standards and
regulalions. The analysis includes the existing Vail Mounlain Marriott and the 18
Gore Creek Place residences.
DeveloomentStandard Allowed
Setbacks All Sides: 10 ft.
Building Height:
Density:
GRFA:
Site Coverage:
Landscape Area:
Parking:
236,037 sq. ft. (70%) 86,240 sq. ft. (25.6%) 113,621 sq. ft. (33%)
67 ,439 sq. ft. (20%) 1 69,605 sq. ft. (50%) 1 39,71 3 sq. ft. (41 %)
76 (1.4tDU)
193 (0.7/AU)
270 spaces 318 spaces
VII. SURROUNDING LAND USES AND ZONING
Land Use Zoninq
Residential
Open Space
Residenlial
Public Utility
Lionshead Mixed Use 1 District
Nalural Area Preservation Dislrict
Lionshead Mixed Use 1 District
General Use District
VIII. CRITERIA AND FINDINGS
Conditional Use Permit:
Before acting on the requested conditional use permit application for nine
proposed duplex struclures, the Planning and Environmental Commission shall
consider the following factors with respect to the proposed use:
t7
(1) Relationship and impact of the use on development obiectives of
the town.
Vail Land Use Plan
As identilied in Section V of this memorandum the West Day Lot is a part
of the Resort Accommodations and Services land use category. This
land use designalion identifies aclivilies aimed at accommodating the
overnight and short term visitor with the primary uses being hotels and
lodges. While the proposal to construct nine duplex units is not one of
lhe primary uses identified for the land use category the existing Vail
Mountain Maniott and the future hotel proposal which are pieces of the
overall development plan for this site are hotels and lodges which are
aimed at serving the short term visitor. Incorporating the smaller scale
duplex structures along the creek will allow the overall development to
increase in scale as it moves north away from the creek.
Lionshead Redevelooment Master Plan
The Lionshead Redevelopment Master Plan contains several seclions
which speak to the future use of the West Day Lot and are found in
Section V of this memorandum. The first reference made regarding this
site can be found in Section 4.1.5 which identifies the site as a
"residential/mixed use area" wilh the opportunity existing for "significant
locals or seasonal housing". The Plan provides more detailed
recommendations in Section 5.17 which states that this site is "most
appropriate for a higher-end fee simple or fractional fee developmenl".
Staff believes that the proposed duplexes meet the goals and objectives
of the Lionshead Redevelopment Master Plan.
(2) Eftect of the use on light and air, distribution of population,
transportation facilities, utilities, schools, parks and recreation
facilities, and other public facilities and public facilities needs.
Staff believes that the proposed nine duplex slructures will not have any
negative effect on the items listed above. The incorporation of the
duplexes into the overall development plan for the site allows lor smaller
scale residential structures along the Gore Creek and the bike path
which will allow an open leeling lo remain along the Town owned slream
tract with larger structures on the north end of the property adjacent to
existing larger structures. Section 12-7H-12, Density (Dwelling Units Per
Acre), Vail Town Code, in the Lionshead Mixed Use 1 Zone Districl
permits a maximum of 35 dwelling unils per acre on this site. The
applicant is proposing 18 dwelling units on this approximale 2.2 acre
portion ol lhe "West Day Lot Developmenl Site" which is 8.2 dwelling
units per acre.
(3) Effect upon traffic, with particular reference to congestion,
automotive and pedestrian safety and convenience, traffic flow and
control, access, maneuverability, and removal ol snow from the
streets and parking areas.
The nine new duplex struclures will bring additional cars down the South
l8
Frontage Road and onto Wesl Forest Road. Staff has determined that
there will be 13 additional trips generaled by the new residences.
Furthermore Section 12-7H-18, Mitigation of Development lmpacts, Vail
Town Code, requires property owners/developers to mitigate direct
impacts of development proposals on public infrastructure. Staff has
determined that a fee of $5,000 per addilional trip generated by a
development bears "a reasonable relation to the development impacts".
Staff has attached a condition to this proposal if it is to be approved
requiring a lee of $65,000 for mitigation of development impacts.
The proposed development includes a connection from the proposed
pedestrianiemergency access pathway down to the existing bike path
along Gore Creek. Slaff is requesting that a pedeslrian path be installed
from the turn-around at the end of the pedestrian/emergency access
pathway to Lionshead Place. This installation of the requested
pedestrian path will complete the circulation loop lor pedestrians in this
area. The applicant is also proposing to relocate the existing bike path
off of their property and onto the Town owned stream tracl. Staff is
recommending that the applicant give the Town easements for the
portion of existing bike path on the applicant's property and the new
pedestrian/emergency access palhway.
Stalf does not believe there are any negative effects on the remaining
items listed above.
(4) Etfect 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.
Staff believes that the proposed residences will have a positive effect on
the area. The scale of the structures is comparable to the residenlial
structures on the south side of Gore Creek. The incorporalion of the
duplexes in the overall development plan for the site allows for smaller
residential scale structures to be located along lhe Gore Creek which will
allow for the stream tract to retain a more "open" feeling with the taller
structures located on the north portion of lhe West Day Lot site.
(5) Such other factors and criteria as the commission deems applicable
to the proposed use.
(6) The environmental impact report concerning the proposed use, il an
environmental impact report is required by chapter 12 ol this title.
Staff has reviewed the environmental impacl report which is required as a
part of lhis applicalion and found no cause for concern. The applicant
shall be required to comply with the recommendalions of the report.
ln addition to the standard criteria for a conditional use permit, the Use Specilic
Criteria and Standards, Seclion 12-16-7A(11), VailTown Code, for SingleJamily
and Two-family dwellings, in the Lionshead Mixed Use 1 zone district must be
reviewed prior to acting on this proposal.
19
(1)
Single-family or two-family residential dwellings shall be allowed when:
Developed as part of a coordinated mixed-use development;
The proposed duplex structures are one part of the 7.74 acre West Day
Lot Development Site which will include the existing Vail Mountain
Marriott hotel, the proposed nine duplex unils, and a future proposed
hotel. The entire sile will be lreated as one large development site with
zoning requiremenls applied to all three existing and proposed
developments. The applicant does intend to subdivide the individual
projects onto separate lots in the future with plat notes found on each
plat which would tie all three developments together in perpeluity for
zoning purposes. The current proposal for nine duplex structures is
located on Parcel 2 of the West Day Lot Development Site.
The low-density residentaal scale is advantageous to create
compatibility with or a transition to other low density residential
development in the vicinity;
The incorporation of the nine residentially scaled duplex structures along
the Gore creek will allow for a lransition from structures compatible with
the residential slructures on the south side of Gore Creek to the laller
more massive buildings on the northern portion of lhe West Day Lot.
The advantages of incorporating the duplexes into the overall
development of the site are numerous. The scale of the struclures will
allow for the Gore Creek stream tract to retain its 'bpen" leeling, the
residences on the south side of Gore Creek will not have the views from
their north facing windows totally obstructed by a more massive
slructure, and they will allow the scale of the buildings on the West Day
Lot to transition to taller more massive slructures which currently existing
in Lionshead.
The Vail Land Use Plan has designaled the residences along West
Forest Road as Low Density Residential and the West Day Lot
Development Sile as Resort Accommodations and Services. The
incorporation of the nine duplex structures on the southern portion of the
West Day Lot Development Site will allow for a better transition between
these two different land use designations which are significantly different
in lerms of the scale of buildings which could be potentially construcled.
The single-family and two-family residences are designed to the
general scale and characler of residences in other single-family and
two,family zone districts; and
The proposed duplexes have lwo standard footprints. There is an A'lB
duplex and a B/B duplex. The A/B duplex measures 7,535 square feet in
Gross Residential Floor Area (GRFA) and the B/B duplex measures
6,800 square feet in GRFA. Six of the nine structures are an A,/B duplex
and lhe remaining three units are a BIB duplex. An A/B duplex would
require a lot size of 58, 700 square feet (1.35 acres) to construcl and a
B/B duplex would require a lot size of 44,000 square feet (1.01 acres) to
(21
(3)
20
conslruct. The total area of a lot needed lo construcl six A/B and three
B/B duplex slructures would require 11.1 acres. The approximate size ol
Parcel 2 of this proposed development site is 2.28 acres. The proposed
duplexes have a maximum height of 41 feet at lhe lallest location which
is southeast eave of unit one which is located on east end of the site.
Staff believes that the proposed structures are designed in the general
character of residences in other single-family and two-family zone
districts. Staff has referred to the plat for the homes located along West
Forest Road just south of this site across Gore Creek, Vail Village 6n
Filing. Lots included on this plat range in size from 15,115 square feet
(0.34 acre) lo 56,550 square feet (1.3 acre). The sizes of home which
would be permitted to be built under the residential zoning districts range
from 3,761 to 6,577 square feet of GRFA.
The height in its worsl case is only eight feel above the maximum height
permit in other residenlial zone districts. This increase in height is
caused by the steep grades leading to lhe Gore Creek which were
historically present. The height of the proposed residences is needed for
a better transition from the maximum height of 33 feet for the residences
along West Forest Road to the maximum 82.5 feet of height with an
average ol 71 feet in height for the uses on the Wesl Day Lot
Development Site.
The proposal shows that the south walls of the parking slructure are
exposed in some instances at a height of eight feet between lhe duplex
struclures. While these walls are not retaining walls staff requests that
the height of the walls be mitigated by either the placemenl of retaining
walls in front which would create planting beds or by artificially increase
grade in those locations between homes so thal in no case more than six
feet of parking structure wall is exposed.
The materials and scale of architectural features on the proposed
duplexes are comparable lo those seen on proposals for new single-
family and two-family residential structures. Staff's believes that lhe
proposed residences are consistent in terms of size, bulk, and mass as
those located on the south side of the Gore Creek which are the closest
residential structures to the proposed development.
(4) The proposed development is consistent with the intent and
objectives of the Lionshead Redevelopment Master Plan.
Lionshead Redevelooment Master Plan
The Lionshead Redevelopment Masler Plan contains several sections
which speak to the future of the West Day Lot and are found in Sectlon V
of this memorandum. The first reference made regarding this site can be
found in Section 4.1.5 which identifies the site as a "residential/mixed
use area" with the opportunity existing for "significant locals or seasonal
housing". The Plan provides more delailed recommendations in Section
5.17 which slates thal this site is "most appropriate for a higher-end fee
simple or fractional fee development". Staff believes that the proposed
2l
duplexes meet the goals and objectives of the Lionshead
Redevelopment Master Plan.
The planning and environmental commission shall make the following findings
before granting a conditional use permit:
(1) That the proposed location of the use is in accordance with the purposes
of this title and the purposes of the district in which the site is located.
(2) Thal 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.
(3) That the proposed use will comply with each of the applicable provisions
of lhis title.
Maior Exterior Alteration:
In making a decision regarding the approval, approval with modifications, or
denial of a major exterior alteration the Planning and Environmental Commission
is to utilize Section 12-7H-8 Compliance Burden, Vail Town Code, which stales:
"lt shall be the burden of the applicant to prove by a preponderance of
the evidence before the Planning and Environmental Commission and
the Design Review Board that the proposed exterior alteration or new
development is in compliance with the purposes of the Lionshead Mixed
Use 1 District, that the proposal is consistent with applicable elements
of the Lionshead Redevelopment Master Plan and that the proposal
does not otherwise have a significant negative effect on the character of
the neighborhood, and that the proposal substantially complies with
other applicable elements ot the Vail Comprehensive Plan."
1) That the proposed exterior alteration or new development is in
compliance with the purposes of the Lionshead Mixed Use 1 District.
The Lionshead Mixed Use 1 District details the purpose of the district in
Section 12-7H-1, Purpose, Vail Town Code, which stales:
"The Lionshead Mixed Use 1 District is intended to provide sites
for a mixture of multiple-family dwellings, lodges, hotels, fractional
fee clubs, time shares, lodge dwelling units, restaurants, offices,
skier seruices, and commercial establishments in a clustered,
unified development. Lionshead Mixed Use 1 District, in
accordance with the Lionshead Redevelopment Master Plan, is
intended to ensure adequate light, air, open space and other
amenities appropriate to the permitted types of buildings and uses
and to maintain the desirable qualities of the District by
establishing appropriate site development standards. This District
is meant to encourage and provide incentives for redevelopment
in accordance with the Lionshead Redevelopment Master Plan.
This Zone District was specifically developed to provide incentives
for properties to redevelop. The ultimate goal of these incentives
22
2)
is to create an economically vibrant lodging, housing, and
commercial core area. The incentives in this Zone District include
increases in allowable gross residentialfloor area, building height,
and density over the previously established zoning in the
Lionshead Redevelopment Master Plan study area. The primary
goal of the incentives is to create economic conditions favorable to
inducing private redevelopment consistent with the Lionshead
Redevelopment Master Plan. Additionally, the incentives are
created to help finance public off-site improvements adiacent to
redevelopment projects. With any developmenilredevelopment
proposal taking advantage of the incentives created herein, the
following amenities will be evaluated: streetscary improvements,
pedestrian/bicycle access, public plaza redevelopment, public art,
roadway improvements, and similar improvements."
Staff believes that the proposed residences are in compliance with the
above purpose stalement. The incorporation of the proposed nine
duplexes as part of an overall unified development in accordance with the
Lionshead Redevelopment Masler Plan salisfies the primary purpose the
Lionshead Mixed Use 1 Zone District. The scale of the residences will
also preserve the quality of air, light, open space and other amenities
which further the purpose of the Lionshead Mixed Use 1 Zone District.
That the proposal is consistent with applicable elements of the
Lionshead Redevelopment Master Plan and that the proposal does
not otherwise have a significant negatave effect on lhe character of
the neighborhood.
Staff believes the proposed plan is consistent with the applicable
elements of the Lionshead Redevelopment Master Plan and thal it does
not negatively affect the character of the neighborhood. The Lionshead
Redevelopment Master Plan contains several sections which speak to the
future use of the West Day Lot and are found in Section V of this
memorandum. The firsl reference made regarding this site can be found
in Section 4.1.5 which identifies the site as a "residential/mixed use area"
with the opportunity existing for "significant locals or seasonal housing'.
The Plan provides more detailed recommendalions in Section 5.17 which
states that this site is "most appropriate for a higher-end fee simple or
fractional fee development". Staff believes that lhe proposed duplexes
are consistent with the goals and objectives of the Lionshead
Redevelopment Master Plan.
That the proposal substantially complies with other applicable
elements ol the Vail Comprehensive Plan.
The two portions of the Vail Comprehensive Plan which specifically
mention lhis sile are the Vail Land Use Plan and the Lionshead
Redevelopment Master Plan. As identilied in Section V of this
memorandum the West Day Lot is a part of the Resort Accommodations
and Services land use calegory within the Vail Land Use Plan. This land
use designation identifies activities aimed at accommodating the
3)
23
overnight and short term visitor with the primary uses being hotels and
lodges. While the proposal to construct nine duplex units is not one of
the primary uses idenlified for the land use category the existing Vail
Mountain Marriott and the future hotel proposal which are pieces ol the
overall development plan for this site are hotels and lodges which are
aimed at serving the short term visitor. Incorporating lhe smaller scale
duplex struclures along the creek will allow the overall development to
increase in scale as il moves north away from lhe creek. The proposed
duplexes also comply with the Lionshead Redevelopment Master Plan
as detailed in the criteria above. Staff believes this proposal is in
compliance with lhe Vail Comprehensive Plan.
STAFF RECOMMENDATION
Conditional Use Permit:
The Community Development Department recommends that the Planning and
Environmenlal Commission approves with conditions the applicanl's request
for a conditional use permit, pursuant to Seclion 12-7H-5, Conditional Uses;
Generally (on all levels of a building or outside a building), Vail Town Code, to
allow for the construction of nine (9) two-family residenlial structures, located at
730, 724, and 714 West Lionshead Circle/Tracts A, B, C, & D, Morcus
Subdivision and Lot 7, Marriott SubdivisionMest Day Lot Development Site
Parcel 2. Staff's recommendation is based upon the review of the crileria
outlined in Section Vlll of lhis memorandum and upon the evidence and
testimony presenled.
Should the Planning and Environmental Commission choose to approve the
conditional use permit requesl, staff recommends that lhe follow condilions be
placed upon the approval:
1. That lhe Developer shall not sell, rent, lease, or olherwise transfer any of
the twelve (12) addilional parking spaces located within the below grade
parking structure. The additional parking spaces shall only be used by
those permitled, conditional, or accessory uses allowed on the West Day
Lot Development Site.2. Thal any future development applications requiring joint properly owner
signatures shall be submitted with the written consent of lhe property
owners located within the West Day Lot Development Site.3. Thal the approval of this conditional use permit constitutes approval of a
development plan for Parcel 2 of lhe West Day Lot Development Site and
any change to the development plan for Parcel 2 shall require a new
conditional use permit approval.4. That bed and breakfast operations shall be prohibited in Parcel 2 of the
West Day Lot Development Site.5. That lwo-family residential slructures shall be the only permitted or
conditional uses allowed in Parcel 2 of the West Day Lot Development
Site. Accessory uses shall be permitted useless otherwise specifically
prohibited.
6. That home occupations as defined in Section 12-2-2, Definitions, Vail
Town Code, and as detailed in Section 12-14-12, Home Occupations, Vail
24
Town Code, shall be prohibited in Parcel 2 of the West Day Lot
Development Site.
The planning and environmental commission shall make the following findings
before granting a conditional use permit:
(1) That the proposed location of the use is in accordance with the purposes
of this title and the purposes of the dislrict in which the site is located.
(2) Thal the proposed location ol 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
improvemenls in the vicinity.
(3) That the proposed use will comply with each of the applicable provisions
of this title.
Maior Exterior Alteration:
The Community Development Departmenl recommends that the Planning and
Environmental Commission approves with conditions the applicant's request
for a major exlerior alteration, pursuant to Section 12-7H-7, Exterior Alterations
or Modifications, Vail Town Code, to allow for the construction of nine (9) two-
family residential structures, located at 730, 724, and 714 West Lionshead
Circle/Tracts A, B, C, & D, Morcus Subdivision and Lot 7, Marriott
SubdivisionMest Day Lot Development Site Parcel 2. Staff's recommendation is
based upon the review of the criteria outlined in Section Vlll of this memorandum
and upon the evidence and testimony presented.
Should the Planning and Environmental Commission choose to approve the
major exterior alteration request, staff recommends that the follow conditions be
placed upon the approval:
1. That the Developer submits payment to the Town of Vail for the
development mitigation impact fee of $65,000 to mitigate estimaled
increases in vehicular traffic on the South Frontage Road and West Forest
Road. At the discretion of the Town of Vail Director of Public Works, the
payment of the fee may be waived in lieu of the Developer constructing
approved public improvements which mitigate the impacted associated
with lhe residential development on Parcel 2 of the West Day Lot
Development Site.2. That the Developer provides a pedestrian access path, and any necessary
easements for access, lrom the emergency vehicle turn-around of the
pedestrian/emergency vehicle access-way to Lionshead Place as depicted
on the approved development plan.
3. That the Developer provides an easements for access of the
pedestrian/emergency vehicle access-way depicted on the approved
development plan.4. That the Developer installs an oil/sand interceptor in the parking slructure.
The plans for the installation of the interceptor shall be submitted to the
Town of Vail for review and approval, prior to applying for a building permit
for lhe construction the approved residences.
25
5.
6.
That lhe Developer receives approval of a Design Fleview board set of
plans for the design of the retaining walls located at the entrance to the
parking struclure, prior to applying for a building permit for the construction
the approved residences.
That the Developer submits civil engineered plans for the relocation of the
Town of Vail bike path located south of the development site for review
and approval by the Town ol Vail Public Works Department, prior to being
scheduled lor final review by the Design Review Board. lf it is decided not
to move the existing bike path the Developer shall provide the Town of Vail
with a pedestrian easemenl for that portion of the existing Town of Vail
bike path located on the development site.
That the Developer submits an amended Design Review Board applicalion
mitigating the height ol the exposed walls of the parking structure between
the duplex struclures.
Thal the Developer revises the height of the retaining wall located at the
end of the access road running between the existing Vail Mountain Marriott
Resorl and the existing parking struclure for the Marriott lo be no more
than six feet in height.
That the Developer submits a complete drainage study which includes, but
is not limiled to, calculations lor inlets, pipes, and outfalls for lhe review
and approval of lhe Town of Vail Public Works Department, prior to
applying for a building permit for the construction of the residences.10. Thal the Developer submils plans and profiles with cross-sections at 50-
foot intervals for the required West Forest Road improvemenls and at 100-
foot intervals for the pedestrian/emergency access road for the review and
approval of the Town of Vail Public Works Deparlment, prior to applying for
a building permit for the construction of the residences.
The planning and environmenlal commission shall make the following findings
before granting approval of a major exlerior alteration:
(1) That lhe applicant has proven by a preponderance of the evidence before
the Planning and Environmental Commission that the proposed exterior
alteration or new development is in compliance with the Lionshead
Mixed Use 1 District.
(2) Thal the proposal is consistenl with the applicable elements of the
Lionshead Redevelopment Master Plan.
(3) That the proposal does not otherwise have a significant negative effect
on the character of the neighborhood.
(4) That the proposal substantially complies with other applicable elements
of the Vail Comprehensive Plan.
ATTACHMENTTi
Vicinity Map
"Lionshead Redevelopment: West Dav Lot", dated November 3, 2003
West Day Lot residences reduced plans dated January 23,2004
Public Notice
7.
8.
9.
xt.
A.
B.
c.
D.
26
*(x
t.i
Attachment: A
LI ONSHEAD REDEVELOPMENT
West Day Lot
Submittai to the Town of Vail
Submined by: Vnn Rssonrs DsvsropNiENT CoupaNv
Revised Submittal 1.1 -3-03
Attachment: B
Lionshead Redevelopment
TABLE OF CONTENTS
I. Introduction
II. Detailed Proiect Overview
UI. No Net Loss of Parkins
IV. Proiect Phasine
V. Proiect Review Criteria
VI. Master Plan Considerations
Page
I
,
ll
72
13
l7
I TNI
This report is an updated excerpt from the overall Lionshead Redevelopment submittal document
provided to the Town in July of 2003. The information contained in this document is the
information necessary for evaluating the proposed two-family residential development on a
portion of the West Day LotMarriott property. The document discusses the entire West Day Lot
project as the entire site is being proposed as one overall coordinated pian with all development
standards applied to the entire parcel.
The project for which approval is currently behg sought is the low-density residential
development on the south edge of the property; the Gore Creek Residences. This plan includes
up to 20 dwelling units in duplex structures. The duplex units can be developed in several
formats as there are two floor plans proposed; one layout of approximately 2,600 sq .ft. and the
other of approximately 3,400 sq. ft. Depending on market conditions the site could be developed
with a maximum of 20 units (all smaller units) or a minimum of 14 units (all larger units) or
anywhere between (some big and some small). Plans have been submitted showing 20 dwelling
units and 16 dwelling units (the likely development scenario). All parking is located in a sub-
surface parking structure accessed directly from Forest Road.
Vail Resons - The Redevelopment of Lionshead
u.DETAILED PROJECT OVERVIEW (Overall Development Site)
The West Day Lot is located within an area identified by the Lionshead Redevelopment Master
Plan for resort lodging and residentiaVmixed use development. This site is being redeveloped as
a logical extension of the existing Marriott Hotel with lodging and residential uses at a scale that
mirrors that of the existing neighborhood. This development project includes both the West Day
Lot and Marriott properties as one overall project site. The Master Plan identified this
neighborhood as a more quiet residential area providing the greatest opportunity to expand the
Town's bed base. Below are the north and south elevations of the new hotel facility.
-:i- ir:.*".*."
:i.aiar:i r* ..!Erri.
Hotel Buildins - North and South Elevations
Vail Resorts - The Redevelopment ofLionshead
1. Existing Conditions
The project site is currently developed with the Marriott Hotel, an open air parking
structure which serve/the Marriott Hotel, and an unpaved surface employee parking lot
with a capacity of 160 parking spaces. The site has been re-graded over the years
creating man-made berms and slopes. The Marriott Hotel currently contains 276 newly
renovated hotel rooms, 35 dwelling units, a 4,500 sq. ft. restaurant, and meeting rooms.
Site improvements include tennis courts and a swimming pool.
2. Overview of Project - Entire WDL
. Design Concept
The redevelopment of the West Day Lot builds upon the success of the newly
redeveloped Marriott Hotel (276 hotel rooms and 35 dwelling units) by proposing a new
hotel and residential development on the remainder of the site. The project provides a
transition from the high density lodging facilities along West Lionshead Circle to a low-
rise and low density duplex style development along Gore Creek, as suggested in the
Lionshead Redevelopment Master Plan. This transition is important due to the low
density residential uses that exist on the south side of Gore Creek.
The project includes attention to the design guidelines including the provision of
stepbacks and the transition of wall planes and materials as directed by the Lionshead
design guidelines. The proposed plan implements many other goals of the Master Plan
including concealing parking in subsurface structures, developing residential and lodging
uses in this area oflionshead, developing pedestrian connections to the core of
Lionshead, and meeting all ofthe design standards and guidelines.
. Project Components
The new hotel building includes 90 hotels rooms (44 are hotel lock-offs), I l3 dwelling
units, meeting rooms, a restaurant, hotel fitness areas, and subsurface parking to serye
both the new development and a portion of the Marriott's parking requirements.
Additionally, there is a low-density residential development on the south side of the site
containing up to 20 dwelling units in up to 10 two-family structures. These homes are
accessed via a subsurface parking area connecting to West Forest Road.
. Zoning Text Amendment
The Lionshead Mixed Use I zone district does not list single-family or two-family
residential structLrres as a permitted or conditional use. At the time this zone district was
drafted, there was not much thought given to these low density use as there did not seem
to be a logical location in the Lionshead area to allow such low-density residential uses.
Through careful planning of the West Day Lot Vail Resorts discovered that low-density
Vail Resorts - The Redevelopment of Lionshead
residential uses would be advantageous to create a transition from more intensive lodging
uses to the low-density residential neighborhoods adjacentto the site. Therefore, Vail
Resort's is proposing a text amendment to the Lionshead Mixed Use I zone district to
allow single-family and two-family residential structures as a conditional use. This
amendment will allow the proposed Gore Creek Residences to be approved by the
Plaruring and Environmental Commission subject to the conditional use criteria found in
the Zoning Regulations. The approval criteria would allow the PEC to distinguish
between appropriate and inappropriate locations for single-family and two-family uses
within Lionshead.
Vail Resorts - The Redevelooment ofLionshead
'--1 .J
\
-,]il--*--i -*
lo
o
t t t:.tt--8ffi..----W"i
:
.i ilitilr I
!il'. i \l
o
J..-O
t
\^
IC6
T
,yt'5
SP
do>7gXEr g€.E EEE 5F* s
/-\ (l) .:8 €H Ef s'E*-v o* d.g qT f(-, :q da) ii !,, E.E sY *; EE Ea E; €E fi,g; is ti#R ;EE E; FFXiH. fi ai,S$ ; s'Ebc.r OOO'i --,,- €3Rt8 E.gFHH EA: EE FF'E s.H E'u 9:5 I*E EF- ts:-iP q;E u
= E;sP39 FFdFc.rEo cd.= O. o.F HFil:; H;E Ei -E H;>\''' Y ^^c bO.i f f;'EY f E Ufr
.= al+91dEI'. I
c) ,,-\oodc)l<0
J{-o Juo(l)
U .'1o'bC)-9X
/1.o^v(I'Y
= \0 e'tIrr C{ O\vi0O!? r- o\!a ^ e.l
'.i=\ro==()'trEoL. i':PFoHrh r-?@,AF]F{ :i(I) \z (\ *-t=oi;;;.9;"UcoS-.=H+ J--.d::E6:l'/d*+cd =
\-,/ C) v \/ lt
=r . !.i
,AE':.O'r oct,()\_, 6 <n ^ v) th .ll
",'i\o-o\cnrJp gx Y R F i> +
\OO\.cao\-'OcOF-cOa{c.)oota) ol e{ c.t Fr
(.)
i-,
o
?1.
0)
()
ra
c)f-t
o0
q
+j
.)
o
()
c)
O. .+r
Oj
=.f
\,tual; Ter€ e bo\
'?t - -)6 >., - r--(, .d }lcaa! -\x F.l x'96 \i oAOJA,N;B : 9Fg gH
xnE a r€; Er.2; Fl r-xd
aO
NO
(B*
A.-
:iJ -o !)'t€
a^)
.9 r- 11;,6 '= (gX: AEF \J .Y.VF.C NF
S65a s 5 SFi(\a-o;iOvFvC\{:{.r-3,.;\i3rar .j9 € r Si * ; i3 g n HE r : &- - e X-= 3 g ho 'v 6i -" ..l \d q
r- tr * ri c{ ci r- O Oc\ :J oo C- oo (\ \O ra,
-, &i EE
'E s I tA:a t €8 ? 8,A # E fi g
Parkine Detail:
Below is a detailed analysis of the parking requirement for the West Day Lot/Marriott
Site. Please note that net areas were used where applicable to calculate the appropriate
parking requirement. Below are l1oor pians of the three levels ofparking provided on the
slIe.
lJses Unit Counts Parking Ratios Parkine Required
V/DL Hotcl
Condominium Units 84 1,4 sp,,/unit 1'17.60
Pcnrhouse Unirs 29 1.4 sp./unit 40.60
Flotel Rooms 46 0.7 sp.,/ unir 32.20
Hotel Meetins Rooms 3,080 I sp./330 st 9.33
Florel Res rluranc,/ Ilar 2,500 1 sp. /250 sf.10.00
Hotel Retail (Hotel lobby shop)300 2.3 sp. /1000 sf.0.69
Sub total 210.42
Less r\Iixed Usc Credit -12.50,:,,26.34
\\{DL Tota 184.72
Ivlarriott
Condominium Units 35 1.4 sp./unit 49.00
FIotel Rooms 276 0.7 sp./ unit 193.20
Hotel Mce tinq Rooms I sp. /130 st 40.26
Florel Restaura nt/Bar 3,800 1 ;p. /250 st.15.24
Flotel Rerail 4,380 2.3 sp./1000 st.10.07
Sub tot.rl 307 .7 i
Less r\lixed Use Credit -12.50.38.47
lWarciott Total
Gore Creek Residences
Dwellinq Units 20 1.4 sp.,/unit 28.00
Sub total 28.00
Less Mixed Use Ctedit -7?.50./o 3.50
Gore Creek Residences Total :..:i1:,'.,ir. !,24.50
Theproposed development plans include a total of520 parking spaces. The.re are 42
parking spaces in excess of the Town's requi-rement for the uses on this site. However,
37 ofthese excess spaces are located in the Gore Creek Residences and are not fungible
,'vith the other WDL development. Parking is provided on the site as indicated below:
West Day Lot Hotel Structure:
Gore Creek Residences:
Ivlarriott Hotel:
405 spaces
54 spaces
6l spaces
Vail Resorts - The Redevelopment o I Lionshead
-l
*=-l,
ii
t:l!i-J fti
1ir*tJL-o
6.\
,/\-- /'
-dffiir,
Wc'tt Dr, l,$t
:--l
IIA r.0l
ryt{-'
li*I o
.o
-,!l\D RiSF:llENT PI-\N" - f $uo.o'
';4i4';,i; Il,\ l.u?
West Day Lot - Parking Levels
Pl,\N . + 8 r$.0
Vail Resorts - The Redevelopment ofLionshead
'" ,,.':.'
."".1i;""/ fii
; d[:T
lt;I Ff:i [i:r ii': f..
\,,.-:
n,6gfur"l5T 1145li.\r[NT Pl-\N . * 6r :r.u Hl t.0i
West Day Lot - Upper Level Parking and Loading
Loadins and Deliverv Detail:
The Town of Vail regulations provide a series of formulas to determine the overall
loading berth requirement for a redevelopment project. The regulations also contain a
series of reduction credits for mixed use projects such as the West Day Lot/Maniott Site.
The maximum number of loading bays required of any mixed-use project in the Town of
Vail is five loading berths. Vaii Resorts Development Company is providing a total of 6
loading berths at various locations on the site. Two new loading berths are located below
the new hotel buildine in addition to the 4 berths located at the Marrioft hotel.
Vail Resorts - The Redevelopment ofLionshead
Employee Housine:
Below is a detailed analysis of the net increase in employee housing impacts of the
proposed West Day Lot redevelopment. The calculation is based on the Town's general
methodology for determining employee impacts. The formula uses the l5% multiplier
since the project is being developed within the density requirements of the Lionshead
Mixed Use I zone district as consistently used by the Town. Employee housing
requirements of all redevelopment sites (including the Front Door) are being met within
the building proposed on the North Day Lot.
Environmental Impact Report:
An environmental impact report (EIR) was provided to the Town with the original
Lionshead Redevelopment submittal. The changes to the West Day Lot only minimally
change the development impacts to the site. The changes include an increase in the
number of potential low-density dwelling units from 12 units to 20 units. The number of
potential building footprints has been reduced from 12 to 10. The EIR as currently
submitted sufficiently evaluates the proposed development and no update is necessary,
other than an update to the overall traffic report for Lionshead. This update to the traffic
report lvill be provided.
Vail Resons - The Redevelooment of Lionshead l0
Iil.NO NET LOSS OI PARKING
A.Master Plan Policy
A ground-rule was established during the master planning process for Lionshead that
states that there will be no net loss of parking (public or private) in the Lionshead
redevelopment area. That means tlnt as properties are redeveloped or vacant properties
are developed parking must be provided to serve the proposed uses and that employee
parking located in Lionshead (the West Day Lot and the North Day Lot) must be replaced
if displaced by new development. Section 3.9 "Parkiag" of the Master Plan provides an
"assessment of existing parking conditions." That section goes on to identifu the North
Day Lot and the West Day Lot as existing employee parking areas containing 105 and
160 parking spaces, respectively.
B. Vail Resorts Parking Plan
The parking plans for all ofthe proposed redevelopment sites address two issues:
parking required for the new or redeveloped use and parking displaced from the North
Day Lot and the West Day Lot.
All proposed development projects (i.e., the North Day Lot, the Core Site, the West Day
Lot, and the Tennis Court Site) provide all ofthe parking required for the uses proposed.
Displaced employee parking may be accommodated in the following ways and on the
following sites: as surface parking located on the Maintenance Center/Holy Cross Site or
in conjunction with a parking program utilizing Vail Resorts property located near the
Mintum exit of I-70. A specific employee parking replacement plan and program will be
provided by Vail Resorts prior to approval ofthe proposed Lionshead redevelopment
projects.
llVail Resons - The Redevelopment of Lionshead
IV.PROJECT PHASING
Below is a timeline for the phasing/sequenciag of the proposed redevelopment projects. The
sequencingoftheseprojectsiskeytotheoverallsuccessoftheprojects. Issuessuchas
funding/cash flow, staging, and commercial disruption are all interrelated and inter-dependant
and can have significant impact upon the ability to construct the overall redevelopment projects.
Timeline/Sequencing:
Anticipated Proiect Start
Tennis Courts Site: Spring of 2004
West Day Lot (Homes): Fall of 2004
Core Site: Spring of2005
North Day Lot: Fall of 2005
West Day Lot (Ilotel): Spring of 2006
Anticipated Project Completion
Fall of2004
Winter 2005 or Spring 2006
Winter 2006 or Spring 2007
Fallof2006
Winter 2007 or Spring 2008
Vail Resorts - The Redevelopment of Lionshead t2
PROJECT REVIEW CRITERIA
West Day Lot
Below is an analysis of the Town's conditional use permit review criteria required
for the proposed meeting rooms, retail and restaurant uses on the second floor of a
building, and lodging rooms and dwelling units on the first floor of a building.
The analysis also includes the text amendment to allow single and two-family
residential in the Lionshead Mixed Use I zone district.
Conditional Use Permits - Location of retail. lodge units. dwellins units. and
meeting rooms and Conditional Use Permit for the Gore Creek Residences:
1. Relationship and impact of the use on development objectives of the Town.
Analvsis:
The proposed uses are part of an overall coordinated development planfor the
West Day Lot. All of the proposed uses are consistent with those uses and
activities identif ed by the Lionshead Redevelopment Master Plan for this
location. The plan specifically recommencls hotels and other residential
developnent in this area of Lionshead. Additionally, the lulaster Plan and zoning
regulations recognize the needfor customary and accessory tlses within a lodging
facility to serve the occupants thereof as well as the general public. Since this
building is not located in the primary retail area, there is no negative impact
associated with lodge rooms and condominiums on the first level of the building.
The proposed single-family residences are being located in an area of the site
which is adjacent to Gore Creek and the low density homes directly across the
creek. The proposed homes will create a transition or buffer from the more
intensive uses in Lionshead to the less dense uses on West Forest Road.
The proposed uses and their locations within the building are consistent with the
Town's development objectives for this area of Lionshead.
2. The effect ofthe use on light and air, distribution ofpopulation, transportation
facilities, utiiities, schools, parks and recreation facilities, and other public
facilities needs.
Analvsis:
The proposed uses will have little if any ffict on these criteria. Except for the
meeting rooms, the other uses are conditionalfor locational reasons, meaning
Vail Resorts - The Redevelopment of Lionshead l3
that they are normally permitted uses on the property bu due to their location in
the building they are conditional. The proposed locutions for a restaurant,
condominittms, and lodge rooms will therefore have no effect on the listed
criteria. The meeting rooms are accessory to the hotel function and therefore do
not generate additional trffic, prodttce additional permanent population, or have
ellect on the Town's infrastructure. The new condominiums and Gore Creek
Residences are intended to serve as vacation units and therefore are unlikely to
create a permanent population creating the need for schools, parks, and other
recreational r.tses for full-time residents, while still being compatible with a
residential environment. Recreational amenities have been provided to serve the
guests and residents on-site.
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.
Anal.ysis:
The proposed redevelopment project and proposed conditional uses will improve
the traffic circulation to andfrom the site andwithin the property. All of the
reEired parking and loadingfor the project is located below grade in a hvo-level
struchre. Access to the site comes directly from ll/est Lionshead Circle and
Forest Road similar to the existing condition but greatly improved by redttcing
conJlicts and removing surfttce parking areas. The loading areas are accessed
directlyfrom the South Frontage Roacl into a below grading loading area. All of
the driveways, drive aisles, and loading areas meet the Town's development
standards. The proposed plan separates pedestrians and vehicles to the greatest
degree possible thus creating safe environment for pedestrians. Driveways and
parking areas are either heated or located underground; therefore snow removal
will not be necessary. The proposed plan adequately addresses all of the issues
raised by this criterion.
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.
Analvsis:
The proposed ttses and stntctures are being developed in conformance with the
development standards established by zoning. The proposed uses and stntctures
also comply with the direction provided in the Lionshead Redevelopment Master
Plan. The proposed uses will provide needed accommodations within the west
end of Lionshead. The bulk and scale of structures is consistent with that
envisioned by the Lionshead Redevelopment Master Plan and the design
guidelines adopted therein. The proposed uses are consistent with those uses and
strltctures located on adjacent sites, as adjacent sites are developed with
residential and lodging uses.
Vail Resons - The Redevelopment ofLionshead '14
Text Amendment - To allow single and trvo-familv residential uses in the
LHMUI District:
l. The extent to which the text amendment furthers the general and specific
purposes of the zoning regulations; and
Analvsis:
The proposed amendment to the Lionshead Mixed Use I zone distict will
specifically fr.rrther the goals of the zoning regulations by providing an
opportunityfor site specific review by the Planning and Environmental
Commission of low-density residential development within the Lionshead area.
This amendment allows an applicant and the Town to consider low-density
residential development where it is otherwise consistent with the Lionshead
Redevelopment Master Plan, is compatible tvith adjacent uses, and does not
interfere with the economic vitality of the Lionshead area. The proposed text
amendment will promote coordinated and harmoniolts development within the
Town to conserve and maintain community Enlities and values, ensure safe and
efficient pedestrian and vehialar traffic, and provide for the safety and general
welfare of the community.
2. The extent to which the text amendment would better implement and better
achieve the applicable elements ofthe adopted goals, objectives, and policies
outlined in the Vail comprehensive plan and is compatible with the
development objectives of the town; and
Analvsis:
The proposed text amendment will allow single-family and nvo-family
development to be considered by the Planning and Environmental Commission
within the Lionshead Mixed Use I zone district as a conditional use. lVhile low-
density residential development is not a desirable use in many areas of Lionshead
there are certain areas where it helps to create transition and compatibility with
adjacent uses, as in the case with the West Day Lot. The proposed text
amendment will better implement the goals and objectives of the Town by
allowing the opportunity for the Planning and Environmental Commission to
consider low-density residential development in logical areas that promote
compatibility rather that a wholesale prohibition of the use.
Vail Resorts - The Redevelooment of Lionshead l5
3. The extent to which the text amendment demonstrates how conditions have
substantially changed since the adoption ofthe subject regulation and how the
existing regulation is no longer appropriate or is inapplicable; and
Analvsis:
The proposed text amendment is necessary to correct a wholesale prohibition of a
use that has merit in the Lionshead Mixed Use I zone district. Conditions have
not necessarily changed since the adoption of the regulation, but rather it has
been recognized that there may have been an oversight ofwhere such a use might
be useful and compatible in the redevelopment of Lionshead.
4. The extent to which the text amendment provides a harmonious, convenient,
workable relationship among land use regulations consistent with municipal
development objectives;
Analvsis:
The proposed amendment to the Lionshead Mixed Use I zone district will
specificallyfttrther the goals of the zoning regulations by providing an
opportl.nity for site specific review by the Planning and Environmental
Commission of low-density residential development within the Lionshead area.
This amendment allows an applicant and the Town to consider low-density
residential development where it is otherwise consistent with the Lionshead
Redevelopment Master Plan, is compatible with adjacent uses, and does not
interfere with the economic vitality of the Lionshead area. The proposed text
amendment will promote coordinated and harmoniorc development within the
Town to conserve and maintain community qualities and values, ensure safe and
efficient pedestrian and vehicular trffic, and providefor the safety and general
welfare of the community.
Vail Resorts - The Redevelopmenr of Lionshead lo
ffi BNYB|R.AIL.IN ASSCCIIATIES, IINC.
PLANNING and COI'IMUNlTY DFTELOPIlENT
January 26,2004
Mr. Warren Campbell
Town Planner
Town of Vail
75 South Frontage Road
Vail, CO 81657
RE: Gore Creek Place
Dear Warren:
Enclosed you will find our revised PEC submittal for Gore Creek Place. As you know, Gore
Creek Place is the first phase in the development of the West Day Lot. Plans for the
comprehensive development of the West Day Lot were previously submitted to the Town on July
7 , 2003 and an addendum to this submittal was made on November 3, 2003 . The DRB has
conducted conceptual reviews of the project on December 17tn and most recently on January 21".
It is our understanding that subject to your review of this submittal the PEC review of Gore
Creek Place will be scheduled for Februarv 9'n.
Information submitted with this amended application includes:
1. Existing conditions map
2. Site plan
3. Typical building elevation and composite elevation
4. Landscape plan
5. Grading plan
6. Building height diagrams
7. Sun/shade analysis
8. Title Report
As you know, the Town Council recently approved a text amendment to the Lionshead Mixed
Use-l District which allows for single and fwo-family drvellings subject to approval of a
conditional use permit. Prior to approving such use the PEC shall consider review criteria
specific to this use. The foilowing is our analysis of how this proposal conforms to these specific
criteri a:
L Developed as part of a coordinated mixed-use development:
Gore Creek Place is Phase I of the multi-phase development of the West Day Lot and has
been designed as an integral element of the rest of site. The overall site plan submitted to
Edwards Village Center: Suite C-209
0 105 Edwards Village Boulevard
Post Office Box 2558
Edwards, Co orado 8 | 632
Ph. - 970.976.75 r-5
Fax - 970.926.757 6
www.braunassocrates.com
2.
the Tolvn on July 1,2003 demonstrates how Gore Creek Place relates to the balance of
the West Day Lot. Vail Resorts is very much aware of the fact that proceeding with Gore
Creek Place as a first phase of the West Day Lot will begin to establish very well deftned
parameters for how the balance of the site can be developed. However, considerable
effort has gone into the design ofthe site to ensure coordination between the various
development phases
The low-density residential scale is advantaeeous to create compatibility with or a
transition to other low densitv residential development in the vicinity:
The West Day Lot is located immediately adjacent to the torvn's stream tract and to
adjoining low-density residential development. The parcei is zoned Lionshead Mixed
Use - I and allows for high density development with heights of up to 80.5'. The driving
factor behind design of Gore Creek Place is provide a more graceful transition between
high density development and the adjacent town stream tract and neighboring low-
densityresidential. The duplex residences proposed are intended to provide this
transition.
The single-family and two-famii), residences are desimed to the seneral scale and
character of residences in other sinqle-familv and two-familv zone districts: and
Buildings proposed for Gore Creek Place are 2 to 2 % stories in height. The
buildings rvith "read" as duplex or single family homes and the scale and
massing is very much in keeping with the character of development in the
neighboring adjoining duplex zone district. Proposed ridge heights are
generally consistent rvith height limits for the single-family and duplex zone
districts.
4. The proposed development is consistent with the intent and obiectives of the Lionshead
Redevelopment Master Plan.
The Lionshead Master Plan is implemented in large part through the Lionshead Mixed
Use I and 2 Zone Districts. The development proposed for Gore Creek Place is
consistent with the standards outlined in the Lionshead MU -1 district and as such is
consistent with the intent and objectives of the master plan. Refer to Vail Resort's
original submittal for the redevelopment of Lionshead for additional discussion of how
this develonment is consistent with these obiectives.
3.
VI. MASTER PLAN CONSIDERATIONS
The Town of Vail established six policy objectives to serve as the framework for the Lionshead
Redevelopment Master Plan. The proposed Vail Resorts Development Company redevelopment
projects implement these policies as indicated below.
A. Renerval and Redevelopment
The proposed redevelopment projects represent a significant renewal ofthe Lionshead area.
With the removal and replacement of the existing Sunbird and Gondola buildings in the heart of
Lionshead, there will be a wholesale change in the character of the Lionshead core. The
redeveloped sites will provide a wanner more pedestrian scale to the buildings and introduce
amenities necessary for running a world-class resort and ski mountain. All of the sites are being
redeveloped to the design standards and qualities presented in the Lionshead Redevelopment
Master Plan. These projects will help Lionshead achieve a personality and identity of its own.
B. Vitality and Amenities
All of the proposed projects include components which help to improve the overall vitality of the
Lionshead Area. The redevelopment projects include a five-star hotel, meeting room facilities, a
public ice rink, improved retail and restaurant facilities, office uses, employee housing, and other
amenities that will help attract skiers, shoppers, and resort guests.
C. Stronger Economic Base Through Increased Live Beds
The proposed redevelopment projects include two new hotel facilities where none exist today.
Both hotel facilities include traditional hotel rooms, hotel lock-offunits, and condominiums.
The hotel lock-off units and condominiums are to be included in a rental program through a
series ofincentives and disincentives offered to condominium owners, thus encouraging the
entire facility to be operated as a hotel property. These new lodging products are new beds being
introduced into Lionshead as no existing lodging facilities exist on these sites today. The
proposed projects will improve the economic base of Lionshead with the new beds and lodging
products being created.
D. Improved Access and Circulation
The access and circulation within Lionshead is somewhat dysflinctional. Pedestrians are
constrahed by frequent grade changes, dead end streets, and conftising corridors. Vehicular
access tends to conflict rvith all other modes of traffic which adds to the confusion and
haphazardness of the Lionshead area. The proposed redevelopment projects create new streets
and pedestrian-ways to help improve the overall access for pedestrians, skiers, and shoppers.
Additionally, buildings are being redeveloped at more of pedestrian scale and with uses that will
draw pedestrians through the Lionshead area. Vehicular circulation is improved with the
Vail Resorts - The Redevelopment ofLionshead 17
addition ofbelow grade parking and loading facilities which helps to separate vehicles and
pedestrians. The redeveiopment projects will improve access and circulation for all modes of
transportatlon.
E. Improved Infrastructure
The proposed redevelopment projects will help to improve the overall physical infrastructure of
Lionshead. The projects provide for below grade parking and loading areas thus improving
capacity and aesthetics of these functions. Streetscape improvements such as sidewalks,
walkways, and new streets are included in the amenities being proposed for the redeveloped
sites. Vail Resorts has provided the opporrunity for the Town of Vail to provide a transit center
on the North Day Lot thus improving the Town's transit capabilities. The proposed
improvements will help the Town and Vail Resorts meet the service expectations of guests and
residences.
F. Creative Financing for Enhanced Private Profits and Public Revenues
Vail Resorts is utilizing a series of financing tools in order to redevelop these properties in
Lionshead. Capital is being generated from portions of all of the sites including the Terinis Court
Site, the proposed Gore Creek Residences on the West Day Lot, and from the condominium
components of the proposed hotels. Without these sources of capital, the redevelopment of
Lionshead would not be oossible.
Vail Resons - The Redevelopment of Lionshead l8
THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the Town of
Vail will hold a public hearing in accordance with Section 12-3-6 of the Municipal Code of the
Town of Vail on January 12,2004, at 2:00 P.M. in the Town of Vail Municipal Building. In
consideration of:
A request for a recommendation to the Vail Town Council of a proposed text amendment to the
Zoning Regulations, Title 12, pursuant to Section 12-3-7, Vail Town Code, to allow for revisions
to the development standards prescribed in Chapter 12-7A, Public Accommodation (PA)
District, Vail Town Code and setting forth details in regard thereto.
Applicant Nicollet lsland Development Company Inc.Planner: George Ruther
A request for final review of a conditional use permit, pursuant to Chapter 16-12, Vail Town Code,
to allow for changes to the previously approved conditions of approval forthe redevelopment of the
Vail Mountain School, located at3220 Katsos Ranch Road/ Lots 1 and 2 Vail Mountain School
Filing.
Applicant: Braun Associates, lnc.Planner: Elisabeth Eckel
A request for final review of a variance from Section 12-14-17, setback from watercourse, Vail
Town Code, to allow for improvements within the setback from Gore Creek, located at 680
West Lions Head Place/Lol g, Atock 1, Vail Lionshead 3'd Filing, and setting for details in regard
there to.
Applicant: AntlersCondominiumAssociationPlanner: Bill Gibson
A request for a recommendation to the Vail Town Council of a proposed Zone District Boundary
amendment pursuant to Section 12-3-7, Vail Town Code, to the Town of Vail Official Zoning Map, to
the zoning of the West Vail Lodge Properties, from Commercial Core lll (CC3) to High Density
Multiple Family (HDMF),located a|2278,2288,2298 Chamonix Lane and 2211 North Frontage
Road/lnn at West Vail Lot 1 Block A, Vail Das Schone Filing 1, and setting forth details in regard
thereto.
Applicant:
Planner:
Vanquish Vail, LLC
Matt Gennett
A request for a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses;
Generally (on all levels of a building or outside a building), Vail Town Code, and a request for a
major exterior alteration, pursuant to Section 12-7H-7, Exterior Alterations or Modifications, Vail
Town Code, to allow for the construction of new single-family and two-family residential dwelling
units, located at 730, 724, and 714 West Lionshead Circleffracts A, B, C, & D, Morcus
Subdivision and Lot 7, Marriott Subdivision, and setting forth details in regard thereto. (West
Day Lot)
Applicant: Vail Resorts Development Company, represented by Braun and Associates
Attachmenfi D
4
OPr Inc.
anner: Warren Campbell
The applications and information about the proposals are available for public inspection during
regular office hours in the project plannefs office, located at the Town of Vail Community
Development Department, 75 South Frontage Road. The public is invited to attend project orientation
and the site visits that precede the public hearing in the Town of Vail Community Development
Department. Please call 47 9-2'l 38 for information.
Sign language interpretation available upon request with 24-hour notification. Please call 479-
2356, Telephone for the Hearing lmpaired, for information.
Community Development Department
Published December 26,2003 in the Vail Daily.
a
\\ \, \
\i'.. '..
ir \.
) \r
-\
1-4.-"/ z
I
I
I
s\
I
I
I
I
I
I
I
I
I
I
I
I
I
I
\
I
t"1 \
ul
I
I
\
\r \t'
\\t\\I
\l
--.-.
-'---1->'
I
Irl\.\
r. "tf)^ '\
'tY,- t..
,z1.. ,-"::\ ', -'
,t -t.r'/
\ t-
o4
E
9zio
?EE
1 Y,J&A l/ t/'Q
l=qHdzY<';i.-
F; dgE
:.< - .*oG; -JE()
E H U.:5
E5EJff
;sE:r
Z 4rz- +?X:-*Fo<
o<
E
ooo
ESYfd )EEUJ EUOD
..IIVA
.(IVEHSNOI'IOCVUO'IOJ
IOl AVC JS AA\
t---
^t
6
I
t6
ldl
r3s;3
*e=
:
3
0
9k
u
P
F?
p
E
I
a
5
t*I
T
*
a
P-
i---, JflF[ 3:9q 1z'i.E .;*6E 5S4
'l
\'s i\.'J,\,e 3
8
5
7
I
lo lltE?ql9:6 i
I EIE 1e
lsiEsiayai
5
r
q
?6,/
?
I
a<st
U
9
,
aa
AT
;Fb6
= g,, ti -6H .,,,
51 \.,--a-' \
\\
-
v
-
6
\q\d'\tf;ata I
.\
.\l/
o;(
\
lo
I
*do'i,
I
i\
\-,l
\"4
LD\
*
IAY=
!t;
I
0
\o
\'<r
oi o.
4oo
,..b q-
/o
^.-\ o
\
\
Fg
iiu,76
\,
Iolt
\
\\
2
eC
fi3
Eg
-_ t{
- e o I s E s E ,-'-/\( --.1- ,t\ | .Jlt*.
@$@ oooooooooooo"$\10 I - .'
r.k
\
t^
.$, #r
l)\j.
i<)
c\
il
3l
-t r l
J)oll>l
r tsi"ei,3*rlgii :! E Fgigge!s;tg;ig !
no s.,Jo q
O'---r
)
("oo
g
E PA
.l :1r- .'.{ FFFFf,[FFf,55t55- !a O O O cJ d d at O O o o o o L)i eS Bsasscs99Essra
E}
r€ E , E€i,
E p *rEEes*i;$s$;;sl
\()
so \Q>
RAR3ttkkk
Its-.e'€i
EsP
eiBET.!
i
6
FI P
Ht$ { iECoDo
B3
;-
o oo
,e7
tE
HTtF
'\.r '.1
ij
ttt':
\,{
,t.Y$
'-t
,/"
EL
i:"t|
#,
itlq
O6Y&T2,1IVA
J.g1
^VA
Jg:M Ct\fJ{€NOt1
=2fr4 >==>J2 =dOQ
'" -t;,
Sllo{tt frI t9:t!:F tOEZ/m '!*p OAmOA-[OJ\ro roF^ \6rAlmZ0 O1\:a
h
t-"
t:
n|,
\-1Vv'
*rl.-..- i \/ \\ ' \\ t{L: i
l.*, r
fr,l
1t).1
t!
\,\
ffiffi
.-'Ili
-;:--
'..?
I
I
I
I
I
!
I
\
I
I
- " '.'.'"-;:i '.'+1';t"
F.
E
E$
I
\Ar'$T
,i
t'\IIIII
I
t.
I
t
I
II
II
IIt
tII\\
I
\I
II
ItII
>6t-or@u
=<rJ>
i
\l
i\
z. \.\ar\
rB.drEr,
\EI
\z
\B
2
--l
i:>-'(" :.'-4.,r I l
.;.:. ./ ..' ; ./
Sttol{. ndar:6litnrOEe4O 0Nr'OlO-lOM-€ooCuo .Or.. l\!|p\!O0ZO Orld
A)
@
r,$l
t rl
!I\
)
;
I
I
Ht
:4.
()
Ul
z-,2 \\
1,. ,
t--
{
t
\\
\\\
\\i.\\ \
't;
1Tl
2(
6
)
tlt
+
n
iiB-IE€f!;ir3
\t
I
/
I
I
\
'2fiEI
4iEF
aE
8E
rrir
t
6'itot{allaarrtl{tor'9zlolNpouo.loM-Eoot{o .otD^l\trp\rooao^oa:!
,\
odvev) '1tYA
J.q1 AVA rg:M CrV=*{gNOt'l
=2V14 >==>J? =dOA
i
-
,1
T
D{
z
N
o
J{
3
-]
o
!lr
rlI
EI
6
H6
- -l - -:_----':-.=-:.=---J--,r
s
$
stoa{r|. |ld ttjtam !o,!z!o 'trp'oacao,r
@il o
g
4
'c
H
3
frii
FAV
I
Izl
1llLlr
Hl!6li
A
ooz
f5o
Fzf
o
z
Fzl
o
25
ul
o
J
tu
tuJ
z{z
I
tu:luIoo
oz
AJ
l
CI
s
4i
X:J
IF
l
oav>o1o) '-llv^
LO1
^V4
19=M'dV=HgNOt'l
=2V1d >==>" =dOA
i\
\
\!i
i\i\i\i\
.--____l
I
\
\
1
/
/
t
u$
r:
il
I
I
@il8il
1i
s)
0{
lit
.I
J
f,
n
{-
\
L
r\
L
\t\
Q.\
t-
q-
fr
,b-
;\i[\
\i\
t:
i-l
ty\)
!lv
\)
:-,---
..--'j
oi'zl{
\s
qF
uO6^
c,2
9,',
ui
0
f
og,-.r
r-- ir C:.\O4,ut*
z
a
,t
r
V-
\n
z.I
-l
l-
lur,{.
t.,
,)1
ii\
i
i
L-
oevdol)2 '-ltv^
to1
^ve
rg=M 'dv=HgNct-l
=2V1A >==ts" =doe
TNI
o4vdo102 ''ltv^
LO1
^VA -LgfM 'dV=HgNOt-t
=2V1d >==>" =dOA @ilTil
\l
{l'r
-z
35
{0-EMROuoHJju_
>sJ
!$9
t<5
[fr g
J
.il 6b
Ao
Dh;lr
3r
!:zz-
=tt<o
tL !-oo{oHCl
li
Hi
fN
<[}
Fzl
No
J{o
0-t
bh
fffr
;rr., U5i <.-
- .to
rq JJtfs99S
( ,jl
fi)
zl<lJILl
MIololJItLl
d l**
d|$nllti
:tH3
>llsr li$
.i:
z
5
IL
vooJIL
J
]U
luJ
v.
tuLL:)
o4v>o102 '-ltvA
to1 Y3 La=| 'dV=HgNOt-l
72V1d >==>2 A>OA
i1)
iiil
:i irt I l
B
x
n
@ilTil
EF!!
*fi
*I
no
utLoo
nnsii
*fib*i
"<3!;E
ut JJ<- ss$9P
Fzf
(oo
F
J
\)I
F
z*1*Lirvi<odL' O$HdturItl
luJ
vlu
oJ
I
I
T
ril )
iii
zl<lJI
0-l
vlololJIlLl
-.r 1"''
lu loo
il$$Jl'"
el{{
>llef t;E
z
5
tL
v.ooJIL
J
lu
luJ
vtu
ILLl
sh
EE
<fr!.tIt(.F
z<
ofi
'['l)
z
DEa-
\
.D
Jul
-Ffo('}
:l
EI
I
L
1l
tl
i]tlll
tE-
I
Li
tl
1-r
1-.1
@ilnffi
ir ,.rIt
E
nf;
€
3$
Rx:
oaY>olo) I v/..
LOa
^YA
r3=U dV',lFgNOt-
=2V1d >=f>" =>Oa
'"1rl
:*l
*
H
-1
I?
\)
t-.
j:
t-
-r.+)t
c{
&
\zoj
a
a
to
e
-!7aJ
J4
-,) i- ,')|/ (.
''---'=
.'A;;\-.'-2<i-r-2
EilIil
:4
: ll)'.G
o4Ydo1c2 ]v
LOl
^V6
raav dV--9NO -
=2V1d >==>" =>Oe @ilTil
c
d
szt
J
=
Fi
$l
HEI
g
ojt
(r
a
d
IAl
s
ot o
ocYdol)2 ]v
Lo1,
^VA,L€lM
CVlt-lgNOt-l
=)v1d >==>" =>oa @ilIil
=1
H
$
3 o
;r
="1
u
$s
usl
o
\z
5
s
o o
aav>o1a? '-ilv^
ro1 ^va r6lM 'dv=HENol-]
=)v1a >==>2 =doo @ilrm
"lotzl
6tJI
flol
FI<l
zl
atFIutlulol
ol
OI
pt
ol
09r18
fll
olzl
-lAIll
f,t
PI
<l
z.lol
trtol
tul
rnl
(l)t
ol
olgl
ol
I
r^!h!
TF
r6
HT
il
!l
ir,{
$t
0
+
N
+
+R!88IbIg
0q009oot0NI006iirri8E
9'/008
o
99808
o 'o
o
ORDIANAI\CE 36,
lcrI-ITrI.T! (-1 ,l|\/rl4DERIES 2OO3
DECEMBER 16,2003
TOWN COUNCIL
v
flgg'*l 4'n A& Kd'a
Ur+"' E'O ffiJ Sl'f" "brr"m)
MEMORANDUM
Vail Town Council
Community Development Department
December 2,2003
First reading of Ordinance No. 36, Series of 2003.
TO:
FROM:
DATE:
SUBJECT:
DESCRIPTION OF THE REQUEST
The applicant, Vail Resorts Development Company, represented by Braun
Associates, is requesting approval of first reading of Ordinance No. 36, Series of
2003. Vail Resorts Development Company proposes to amend Section 12-7H-5,
Vail Town Code, to add singlelamily residential dwellings and twoiamily
residential dwellings to the list of allowable conditional uses in the Lionshead
Mixed Use- 1 zone district and to add use specific criteria to Section 12-16-7,
VailTown Code.
The staff and applicant are requesting that the Town Council listens to a
presentation on Ordinance No. 36, Series of 2(N3, and approves, approves
with moditications, or denies Ordinance No. 36, Series of 2003, upon first
reading.
BACKGROUND
On November 10 and 24,2003, the Town of Vail Planning and Environmental
Commission held public hearings on the applicant's requesl.
Upon consideration of the proposal, the Commission voted 6-0 to forward a
recommendation of approval of the proposal to the Vail Town Council. The
Commission's recommendalion of approval included the following findings:
tl) That the amendment is consistent with the applicable elements of the
adopted goals, objectives and policies outlined in the Vail Comprehensive
Plan and is compatible with the development objectives of the Town; and
(2) That the amendment furthers the general and specific purposes of the
zoning regulations ; and
(3) That the amendment promotes the health, safety, morals, and general
welfare of the Town and promotes the coordinated and harmonious
development of the Town in a manner that conserves and enhances its
natural environment and its established character as a resort and
residential community of the highest quality."
ilt.
The lext amendment language originally proposed by the applicant was modified
as a result of public inpul and the Commissioner's comments at the November
10'n public hearing of the Planning and Environmental Commission. In response
to the comments and input provided at the November 10'n public hearing, four
use specific criteria were added to Section 12-16-7 of lhe Vail Town Code. The
four additional use soecific criteria were added to the Code to better enable the
Commission to evaluate a request for single-family or two-family residential
dwellings in lhe Lionshead Mixed Use -1 zone district and to ensure that, if
approved, compliance and compatibility with the prescribed intent of the
development objectives of the Town resulled.
The four use specific criteria are in addition to those already prescribed in
Chapter 12-16 of the Vail Town. As the name implies, the four addilional criteria
are specific only to a request for single-fami! or two-family residential dwellings
in the Lionshead Mixed Use - 1 zone district. As originally proposed, the
Commission would have only been obligated to evaluate such a request based
upon the five standard criteria that apply 1o most other conditional uses listed in
the Zoning Regulations. The Commission expressed concern that while lhe five
standard criteria may be appropriate for mosl other conditional uses, they
requested that staff prepare additional use specific criteria to be used when
evaluating conditional use permit requests for singleJamily and two-family
residential dwellings. The Commission believes that this modification to the
language only ensures that this proposed text amendment will further the
development objectives of the Town of Vail, as described in the Town's planning
documenls.
STAFF RECOMMENDATION
The Community Development Departmenl recommends that the Vail Town
Council approves Ordinance No.36, Series of 2003.
oR,tglNAL
An't F,.^J,n,ORDINANCE NO.36
Series ot 2003
AN ORDINANCE AMENDING SECTION 12-7H-5, CONDITIONAL USES; GENERALLY (ON ALL
LEVELS OF A BU|LD|NG OR OUTSTDE A BUILDING), VAIL TOWN CODE, TO AMEND THE LIST
OF CONDTTIONAL USES AND ALLOW SINGLE.FAMILY RESIDENTIAL DWELLINGS AND
TWO.FAMILY RESIDENTIAL DWELLINGS AS A CONDITIONAL USE IN THE LIONSHEAD
MIXED USE-1 ZONE DISTRICT; AMENDING SECTION 12-16-7, USE SPECIFIC CRITERIA AND
STANDARDS, TO ADD FOUR USE SPECIFIC CRITERIA TO BE USED IN THE EVALUATION OF
A CONDITIONAL USE PERMIT REQUEST FOR SINGLE-FAMILY AND TWO'FAMILY
RESIDENTIAL DWELLINGS IN THE LIONSHEAD MIXED USE - 1 ZONE DISTRICT, AND
SETTING FORTH DETAILS IN REGARD THERETO.
WHEREAS, the Planning and Environmental Commission of the Town of Vail has held
public hearings on the texl amendment in accordance with the provisions of the Town Code of
the Town of Vail: and
WHEREAS, the Planning and Environmental Commission finds that the text amendment
furthers the development objectives of the Town of Vail; and
WHEREAS, the Planning and Environmental Commission of the Town of Vail has
recommended approval of this text amendmenl at its November 24,2003, meeting, and has
submitted its recommendation of approval to the Vail Town Council; and
WHEREAS, the Vail Town Council finds that the telt amendment is consistent with the
applicable elements of the adopted goals, objectives and policies outlined in the Vail
Comprehensive Plan and is compatible with the development objectives of the Town; and
WHEREAS, the Vail Town Council finds that the te),lt amendment furthers the general and
specific purposes of the Zoning Regulations; and
WHEREAS, the Vail Town Council finds that the text amendment promotes the health,
safety, morals, and general welfare of the Town and promote the coordinaled and harmonious
develoomenl of the Town in a manner that conserves and enhances its natural environment and
its established character as a resort and residential community of the highest quality.
Ordinance No. 36, Series of 2003
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
VAIL, COLORADO, THAT:
Section 1. Section 12-7H-5 and Section 12-16-7 of the VailTown Code shall hereby
be amended as follows:
(delelions are shown in s+rik€+h#€,rJgh/additions are shown bold)
12-7H-5: CONDITIONAL USES; GENERALLY (ON ALL LEVELS OF A BUILDING OR
OUTSIDE OF A BUILDING):
The following conditional uses shall be permitted, subject to issuance of a conditional use
permit in accordance with the provisions of Chapter 16 of this Title:
Bed and breakfast as further regulated by Section 12-1 4-l I of this Title.
Brew pubs.
Coin-operated lau ndries.
Commercial storage.
Private outdoor recreation facilities, as a primary use.
Public buildings, grounds, and facilities.
Public or private parking lots.
Public park and recreation facilities.
Public utility and public seruice uses.
Si ng le-f a mi ly residenti al dwel I i ng s
Ski lifts and tows.
Television stations.
Two-fa m i ly residential dwel li ng s
Additional uses determined to be similar to conditional uses described in this subsection, in
accordance with the provisions of Section 12-3-4 of this Title.
And,
12-16-7: USE SPECIFIC CRITERIA AND STANDARDS:
The following criteria and standards shall be applicable to the uses listed below in
consideration of a conditional use permit. These criteria and standards shall be in addition to
the criteria and findings required by section 12-16-6 of this chapter.
A. Uses And Criteria:
11. Single-family and two-family residential dwellings in the Lionshead Mixed
Use 1 zone district:
Single-family and twofamily residential dwellings shall be allowed
when:
2Ordinance No. 36, Series oi 2003
Developed as part of a coordinated mixed-use development;
and
A low-density residential scale is advantageous to create
compatibility with or a transition to other low-density residential
development in the vicinity of the coordinated mixed use
development; and
The single-family and two-family residential dwellings are
designed to the same general scale and character of residential
dwellings in residential zone districts that allow single-family
and two-family residential dwellings; and
The proposed coordinated mixed-use development containing
the single-family and/or two-family residential dwellings is
consistent with the intent and objectives of the Lionshead
Redevelopment Master Plan.
Section 2. lf any part, section, subsection, sentence, clause or phrase of this
ordinance is for any reason held to be invalid, such decision shall not effect the validity of the
remaining portions of this ordinance; and the Town Council hereby declares it would have
passed this ordinance, and each part, section, subsection, sentence, clause or phrase thereof,
regardless of the fact that any one or more parts, sections, subsections, sentences, clauses or
ohrases be declared invalid.
Section 3. The Town Council hereby finds, determines and declares that this
ordinance is necessary and proper for the heallh, safety and welfare of the Town of Vail and the
inhabitants thereof.
Section 4. The amendment of any provision of the Town Code as provided in this
ordinance shall not affect any right which has accrued, any duty imposed, any violation that
occurred prior to the effective date hereof, any prosecution commenced, nor any other action or
proceeding as commenced under or by virtue of the provision amended. The amendmenl of any
provision hereby shall not revive any provision or any ordinance previously repealed or
superseded unless expressly stated herein.
a.
b.
d.
Ordinance No. 36, Series ot 2003
Section 5. All bylaws, orders, resolutions and ordinances, or parts thereof,
inconsistent herewith are repealed to the extent only of such inconsistency. This repealer shall
not be construed lo revise any bylaw, order, resolution or ordinance, or part thereof, theretofore
repealed.
INTRODUCED, READ ON FIRST READING, APPROVED, AND ORDERED
PUBLISHED ONCE lN FULL ON FIRST READING this 2no day of December, 2003, and a
public hearing for second reading of lhis Ordinance set for the 16th day of December, 2003, in
the Council Chambers of the Vail Municipal Building, Vail, Colorado.
Rodney Slifer, Mayor
O ATTEST:
Lorelei Donaldson, Town Clerk
READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED this 16th day of
December.2003.
Rodney Slifer, Mayor
ATTEST:
Lorelei Donaldson, Town Clerk
Ordinance No. 36, Series ol 2003 4
05-Dec-?003 l0:18
O ,fi:;'*:&i,
Teleconier:
970.476,4765
Email: PkurtrlP@ai[.ner
From:
Subject:
Date:
Fron-ABPLAI{ALP LAlf OFFICE PH0ilE Sf0'176-6500 9701761765
Law Office of
Arthur A. AbPlanalP, Jr'
L.L.C,
Post Office Box 2800
Vail, Colorado
8165E-2800
MEMORAT'IDUM
War:ren Gampbell, George Ruther, Jay Peterson
Art AbplanalP
Tennis Cou$ Site Plat Language
T-238 P.001/003 F685
Plrysical Address:
Suite 301
Vril 21 Euildin$
4?2 Easr Lionshead Circle
Vail, Colorado 81657
To:
Oz
t?
s Decesrber 20og - Pfv, :gp 4q S lhryl - '1'A
Gentleuen:
on the sth of November, I suggested to Jay Peterson that the following language be
i"*f"aua on the subdivision piit for t5e tennis court site submittal by Vail Resorts:
Lots I through 4 as shorm ou this plat shalt not be funtrer subdivided' This
orohibidon oir subdivision shall errt&rd to but not be limlted to (a) zubdivisions
fii;;;;;.r*ia.a ""aer *re Mtrnicipal Code of the Town of Vail, including
U"i nor [rnited to the current subdivision Proeesses .lnle" Ch3nters 3,4,6,8
ana O of nUe 13 of the current Vail Municipal Code, and any similar provision
in etrea in ttre fut're, and (b) iudicial parrrition, provided-that parddon by sale
;i ; *tfru lot aud improvements without physical divlsioo of the lot or
itopt"".**o sha[ be pfuiAed. Theiotent of this prcntisio"-is to Prphibit aud
pr&i*t eac6 lot idenified on this plat from being divitled in any unnner'
;;ili"d, ho*"o", tbar each lot may cot$ain a residence whh two dwelling
ir"itr r-d* a single ownership if permitted by applicable land use reguladons'
Tdp;;hiaid;;;d t"rtri.ti,i" "iay
be euforied by the Town of1ail and/or bv
any properry owner "aiu"""t
to ttre subject properry liSrroring the existence of
any itreet for the PurPose of determining contiggity)'
I heard no resPouse reg3rding this suggestion with reference to the Townts position
on this sugg"rhon uoU{recetttty. gowever, Jay advised me within the last }veek or so
that the tov,rn staff (and lardc'larly War"o and George) had- expressed
dissadsfaction with ""f"t"tt". to ttt" comptoiry of ttre language and tlre fact tlrat the
h"g"*;ad nof uaarust cerrain issues wi*r wfri*r the Town had specific cotrcern'
efter being advised of the Tolvn's dissatlsfaction, I spoke with George yesterdSy
-"rting ;a thought I understood the direction the Town wished to take' Ou the
basls of that conversadon and my notes, I developed the following suggested revision
of the 4tlr of December, wbich was as follows:
05-Doc-2003 l0:48 FrorI-ABPLAIIALP LA|Y ()FFICE P}|OilE S70'478-6500 9f01i61765 T-238 P.002/003 F-685
U;
G
T
Iots I through 4 as shown on this plat shall not be furttrer subdivided' Tttis
pioftiUiUo" Jn subaivision shatt ecend to but not be timited to (a) subdivisions
;rtt"*ri" permitted u"a* tlt. Mruricipal Code of the Town of Vail' induding
il;;""irit" i" uf""t now or ln the tuture and (b) judicial partition, provided
r#;"ffi;;-Ui safe of an entire lot and inprovements witlrout physical
division of the lot or improvemmts shall be permitted, it being the intent of tltis
;;ri";. prohiUit aird pfevert eaclr lofidentifred on tlis ptrat from beiug
divided in anYmanner.
A maximum of two dwelling units shall be penmitted on each of the four lots
"t-rl*"4 i rl'ough 4. B-or the purposei of this provision,- an employee
t *iii"S *it o, oder f,ousing *ltt nirminea by tri Town of Vait through
cu*enr or l,ater zoning regul"do* thatt Ue considered to be a dwelling unit it
UJttS,h" intent ttrat=noi"more tlan one family unit (or
'.oop
of individuals
funf;;tti"g as a facrlyl occupy eac"h of the four lots nlmbered 1 11trough 4
iU"*S a dal of four family rurits or gtroups within the subdivision), Provided,
no*Jer1hat eacU foi may contain a-resiience with two dwelling uni-ts under
a single ournership *d o.*p.ocy if permined by applicable l,aud use
regrrlations.
ltis prohibition and resuiction may be enforced by the Town of Vail, by arry
oumer of a Lot in O" t"UAivi"ion, and/or by any property owner adjacent to the-
subject ptop"tty--lignorhg tlre-existencC of any street for the purpose of
deteru$nirg contigui$).
Jay Petersotr, otr bebatf of vail Resolts, has indicated that the first ard fuid
para$aph8 *
""""pi"Ule,
but the central iaragraph is not acceptable. Although the
'aUo.[ pioposat was; I thoisht, responsive to coucerns expressed by George-Ruther
O-U.iri"ify rAated to futuie ut" aid dwelopment of employ.ee housing uni-ts), Jay
iiaicates thit is not the case. Jay indicated that, ln a meeting with George and Wamen
fat Votoa"y -o*it g, he conftrmed that this language was not consistent with the
io-rr't position. On fts Pafi, he eraressed the objection ttrat the cedral paragraph
"ttu-prid
to limit use baiea upon ttre term "family." In response to these commentg'
I offer'the following, which attempts to taclrthelauguage grig^inaUy approvedbyJay,
whilerecognizingand dealingwiihthe concerl$ exPressedbyGeorgeand eliminating,
io *t" otJnt poslibl", the use resUlctions rdating to the terur "farnilf':
Lots 1 through 4 as shown on tbis plat sball uot be further subdivided' This
pi"friifU,r" o"n subdivision shall srtend to but not be lirnited to (a) subdivisions-ottr*fi" permiaea under the Municipal code of the Town of Vaif including
*rV pr"1li5iol to "ffuo t ow or in the future, and (b) iudicial panition, provided
05-Dac-?003 l0:18 From-ABPLAI{ALP tA[ OFFICE Pl|0ltE S70-176-6500 9701761765
that partition by sale of an entire lot and improrrcnents wlthout phryid
divisiou of the lot or improvemenTs shall be permitrcE @s
@
A ma:rimum of mo dwelliug units sball be permitted on eadr of the fogr lots
;Gffia 1 through 4. F-or the purposes of this provistorS-an ertployee
il"*i"t"tia o, ot[er housing unfi permitted by the Towtr of Vail throwh
*r".oio" later zonlng regdalone "iatt Ue coosldered to be a dwelling unit
under this provision.
3
VJz
firis prohibition and resciction may be enforced by tlre Town of vail' by any
owoer of a Lot ln the subdivision, and/or by any proPerty owter a4iaqent to tlre
Ot-,rttb@- b@signoringtheeristenceof anystreetfortbepurpose of deterudning
\\"- - -cooriguity).
I remain wilting to Beetwitlr eactr of you and to identify and resolve any issues related
to thls language. It's everyone's goal to cone uP $dt mqtualry agreeable hlq"l-gu:
;d ft wo'ia ie t apn4 if tno. G auother Sroup discussion of tlrese issues, if all of
us participhted in that discussion,
Thanlr eaclr of you, once again, for your efforts and cooperadon in this matter'
T-238 P.003/003 F-685
o
NOVEMBER 24,2003
PECMEMORANDUM
o
o
PLANNING AND ENVIRONMENTAL COMMISSION
PUBLIC MEETING
Monday, November 24, 2003
PROJECT ORIENTATION / - Community Development Dept. PUBLIC WELCOME 12:00 pm
MEMBERS PRESENT
John Schofield
Erickson Shirley
Rollie Kjesbo
Doug Cahill
Chas Bernhardt
Gary Hartman
Site Visits:
MEMBERS ABSENT
George Lamb
1. Peters Residence - 2955 Bellflower Drive
George
NOTE: lf the PEC hearing extends until 6:00 p.m., the board may break for dinner from 6:00 -
6:30pm
Public Hearino - Town Council Chambers 2:00 pm
1. A request for a major subdivision, pursuanl to Chapter 13-3, Major SuMivision, Vail Town
Code, to allow for the platting of Lols 1 and 2, Lodge Subdivision, located at 164 Gore
CreekDrive/Lots A, B, & C, Block 5C, Vail Village 1st Filing, and setting forth details in regard
thereto.
Applicant: Lodge Tower Soulh Condominium Associalion, represenled by Stan Cope
Planner: George Ruther
MOTION: Gary Hartman SECOND: Doug Gahill
TABLED TO DECEMBER 8.2003
VOTE:6-0
2. A request for variances from Section 12-6D-6 (Setbacks) and Title 14 (Development
Standards- locating required parking in the Right-of-Way), VailTown Code, to allow for a
residential addition and remodel located at 2955 Bellflower Drive (Pelers Chalet)/ Lot 6,
Block 6, Vail lntermountain, and setling forth details in regard thereto.
Applicant: Alan and Francine Peters, represented by Peter Archer & Associates
Planner: Warren Campbell
MOTION: Chas Bernhardt SECOND: Doug Cahill
APPROVED WITH 3 CONDITIONS
VOTE:6-0
1. That prior to linal design review approval, the applicant provides a
landscape plan which includes provisions to adequately buffer the surface
parking area from adjacent properties.
2. That the applicant submits a revocable right-of-way permit to Public Works
tor all improvements located within the drainage easement and right-of-
way prior to issuance of the building permit.
3. That the applicant shall submit a foundation lmprovement Location
Certificate (lLC) upon completion of the installation of the foundation walls
and a framing ILC prior to a framing inspection for review and approval by
staff in order to verify compliance with the approved variances.
3. A request for a recommendation to the Vail Town Council for proposed text amendments to
Section 12-7H-5, Conditional Uses; Generally (on all levels of a buibing or outside a
building), Vail Town Code, to allow single{amily residential dwellings and two{amily
residential dwellings as conditional uses in the Lionshead Mixed Us*1 District; a requesl for
a conditional use permil, pursuant to Section 12-7H-5, Conditional Uses; Generally (on all
levels of a building or outside a building), Vail Town Code, and a requesl for a major exterior
alteration, pursuant to Section 12-7H-7, Exterior Alterations or Modifications, Vail Town
Code, to allow for the construction of twelve new single{amily and two{amily residential
dwelling units; and a request for a conditional use permit, pursuanl to Seclion 12-7H-5,
Conditional Uses; Generally (on all levels of a building or outside a building), Vail Town
Code, to allow for a privale parking lot, located a1730,724, and 714 West Lionshead
Circle/Tracts A, B, C, & D, Morcus Subdivision and Lot 7, Marriott Subdivision, and setting
forth details in regard thereto. (West Day Lot)
Applicant: Vail Resorls Development Company, represenled by Braun and Associates
lnc.
Planner: Warren Campbell
TEXT AMENDMENT
MOTION: Doug Gahill SECOND: Rollie Kjesbo VOTE:6-0
APPROVED
CONDITIONAL USE PERMITS AND MAJOR EXTERIOR ALTERATION
MOTION: Rollie Kjesbo SEGOND: Erikson Shirley VOTE:6-0
TABLED TO DECEMBER 8, 2OO3
4. A request for a major subdivision pursuant to Chapter 13-3, Major Subdivision, Vail Town
Code, to allow for the platting of the ski-way lract and four lots at the Lionshead tennis court
site and a rezoning pursuant to Section 12-3-7, Administration, Vail Town Code, from
Agriculture and Open Space zone district to Primary/Secondary Two-Family Residential zone
district to allow for the construction of residential dwelling units on the four proposed lots and
from Agriculture and Open Space zone district to Outdoor Recreation zone district to allow
for the ski lifts, tows, and runs located at 615 West Forest Road/Unplatted (A complete metes
and bounds legal description is available for review at the Town of Vail Community
Development Department).
Applicant: Vail Resorts, represented by Braun Associates, Inc.
Planner: WarrenCampbell
MOTION: Gary Hartman SEGOND: Doug Cahill VOTE: 6-0
TABLED TO DECEMBER 8,2003
5. A request for a selback variance, pursuant to Section 12-6D-6, Setbacks, Vail Town Code,
lo allow for a garage addition, located at 1956 West Gore Creek Drive/Lot 45, Vail Village
West 2nd Filing.
Applicant: David lrwin
Planner: Matt Gennett
MOTION: Gary Hartman SECOND: Doug Cahill VOTE:6-0
TABLED TO DECEMBER 8,2OO3
6. A request lor a recommendation to the Vail Town Council for proposed text amendments to
Section 12-3-6, Hearings, Vail Town Code, to amend the nolice requirements for Town of
Vail Design Review Board public hearings, and setting forth details in regard thereto.
Applicant: Town of Vail
Planner: RussellForrest
MOTION: Gary Hartman SECOND: Doug Gahill VOTE: &0
TABLED TO DECEMBER 8, 2OO3
7. Approvalof November 10,2003 minutes
MOTION: Gary Hartman SEGOND: Doug Cahill VOTE: G0
APPROVED
8. Informalion Uodate
The applications and information about the proposals are available for public inspection during
regular office hours in the project planner's office located al the Town of Vail Community
Development Department, 75 South Frontage Road. Please call 479-2138 for information.
Sign language interpretation available upon request with 24 hour nolification. Please call 479-
2356, Telephone for the Hearing lmpaired, for inlormation.
Community Development Department
Pubfished November 21,2003, in the Vail Daily
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmenlal Commission
Community Development Department
November 24.2003
A request for a recommendation to the Vail Town Council for proposed
text amendments to Section 12-7H-5, Conditional Uses; Generally (on all
levels of a building or oulside a building), Vail Town Code, to allow single'
family residential dwellings and two{amily residential dwellings as
conditional uses in the Lionshead Mixed Us*1 District. A requesl for a
condilional use permit, pursuant to Section 12-7H-5, Conditional Uses;
Generally (on all levels of a building or outside a building), Vail Town
Code, and a request for a major exterior alteration, pursuant to Section
12-7H-7, Exterior Alterations or Modifications, Vail Town Code, to allow
for the conslruction ol new single-family and twoJamily residenlial
dwelling units; and a request lor a conditional use permit, pursuant to
Section 12-7H-5, Conditional Uses; Generally (on all levels of a building
or outside a building), Vail Town Code, to allow for a private parking lot,
located at 730, 724, and 714 West Lionshead Circleffracts A, B, C, & D,
Morcus Subdivision and Lots 4 and 7, Vail Lionshead 3'o Filing, and
setting lorth details in regard thereto. (West Day Lot)
Applicant:
Planner:
Vail Resorts Development Company, represenled by
Braun and Associates, Inc.
Warren Campbell
SUMMARY
The applicant, Vail Resorts Development Company (VRDC), represented by
Braun Associales, lnc., has requested a meeting with the Planning and
Environmental Commission to present the proposed text amendments to Section
12-7H-5, Conditional Uses; Generally (on all levels of a building or outside a
building), Vail Town Code, to allow single{amily residential dwellings and two-
family residential dwellings as conditional uses in the Lionshead Mixed Use 1
district and Section 12-16-7, Use Specific Criteria and Standards, Vail Town
Code, to provide criteria by which a single-family and two{amily residential
dwelling proposal within the Lionshead Mixed Use 1 district should adhere. The
language of the text amendments are a result of feedback received from the
Planning and Environmental Commission on November 10,2003. The proposed
texl amendments will allow the applicant's to request a conditional use permit to
construct a maximum of 10 duplex structures for a total of 20 dwelling units on
the soulhern portion of the West Day Lot. Staff is recommending that the
Planning and Environmental Commission lorwards a recommendation of
approval for the text amendmenls lo Town Council.
il.DESCRIPTION OF THE REQUEST
The applicant, Vail Resorts Development Company (VRDC), represented by
Braun Associates, Inc., is requesting a meeting with the Planning and
Environmental Commission for final review of the proposed text amendments to
Section 12-7H-5, Conditional Uses; Generally (on all levels of a building or
outside a building), Vail Town Code, to allow singleJamily residential dwellings
and two{ami[ residential dwellings as conditional uses in the Lionshead Mixed
Use 'f district and Section 12-16-7, Use Specific Criteria and Standards, Vail
Town Code, to provide criteria by which a single-family and two{amily residenlial
proposal within the Lionshead Mixed Use 1 district should adhere. A vicinity map
is attached for reference which depicts all the properties zoned Lionshead Mixed
Use 1 zone district (Attachment A). lf a recommendation of approval is
forwarded onto Town Council the applicant proposes to return on December 8,
2003, with requesls for the following applicalions:
Conditional Use Permils:
A request for a conditional use permit, pursuant to Section 12-7H-5, Conditional
Uses; Generally (on all levels of a building or outside a building), Vail Town
Code, and a requesl for a condilional use permil, pursuanl to Section 12-7H'5,
Conditional Uses; Generally (on all levels of a building or outside a building), Vail
Town Code, to allow for a private parking lot under the proposed residences.
Major Exterior Alteration :
A request for a major exterior alteration, pursuant to Section 12-7H-7, Exterior
Alterations or Modifications, Vail Town Code, to allow for the construction of new
single{amily and two{amily residential dwelling units.
A more complete description of this proposal included in "Lionshead
Redevelopment: West Dav Lot", dated November 3, 2003, which has been
attached for reference (Attachment B).
BACKGROUND
The subject property includes several parcels of land currently used for the Vail
Marriott Mountain Resort, the parking struclure for the Vail Marriot Mountain
Resort, and employee parking for Vail Resorts. The Marriott (previously "The
Mark") was approved by the Town in 1977 as a hotel and condominium project
and was zoned Special Development District No. 7 by Ordinance 3, Series of
1977. The project was expanded and modified throughout the 1980's and
1990's. In'1999 the Marriott property, along with the rest of Lionshead, was
rezoned to Lionshead Mixed Use 1 and SDD No. 7 was repealed. The Marriotl
as developed today includes 35 dwelling units, 276 hotel rooms, meeting rooms,
a restaurant, and other hotel amenities.
The western portion of the site (the Morcus Subdivision), known as the West Day
Lot, was regraded and used for Vail Resorts employee parking. Prior to the
rezoning of this parcel to Lionshead Mixed Use 1 in 1999, the property was
zoned Parking District.
On November 10, 2003, the Planning and Environmental Commission conducted
a work session with the applicant to discuss the 10 proposed residential
slructures on the soulhern portion of the West Day Lot. In general, the
Commission was pleased wilh the scale ol the residences as they are in close
proximity to the Gore Creek and the existing residences on West Forest Road.
IV. ROLES OF THE REVIEWING BOARDS
The purpose of this section of the memorandum is to clarify the responsibilities of
the Design Review Board, Planning and Environmenlal Commission, Town
Council, and staff on lhe current applications submitled on behalf of Vail Resorls
Development Company.
A. TextAmendment
Plannino and Environmental Commission:
Action: The PEC is advisory to lhe Town Gouncil.
The PEC shall review lhe proposal for and make a recommendation to the
Town Council on the compatibility of the proposed text changes for consistency
with the Vail Comprehensive Plans and impact on the general welfare of lhe
community.
Desian Review Board:
Action: The DRB has NO review authoritv on code amendments.
Slatf:
The staff is responsible for ensuring that all submittal requirements are provided.
The staff advises the applicant as to compliance with the Zoning Regulalions.
Staff provides analyses and recommendations to lhe PEC and Town Council on
any texl proposal
Town Council:
Action: The Town Gouncil is responsible lor final approval/denial on code
amendments.
The Town Council shall review and approve the proposal based on
compatibility of the proposed text changes for consistency with the
Comprehensive Plans and impact on the general welfare of the communily.
V. APPLICABLE PLANNING DOCUMENTS
Title 12. Zoninq Requlations. Vail Town Code
12-7H Lionshead Mixed Usel (LMU-1) District (in part)
12-7H-1: PUBPOSE:
the
Vail
The Lionshead Mixed Use 1 District is intended to provide sites for a mixture of
multiple-family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge
dwelling units, restaurants, offices, skier seruices, and commercial
establishments in a clustered, unified development. Lionshead Mixed Use 1
District, in accordance with the Lionshead Redevelopment Master Plan, is
intended to ensure adequate light, air, open space and other amenities
appropriate to the permifted types of buildings and uses and to maintain the
desirable qualities of the District by establishing appropriate site development
standards. This District is meant to encourage and provide incentives for
redevelopment in accordance with the Lionshead Redevelopment Master PIan.
This Zone District was specifically developed to provide incentives for properties
to redevelop. The ultimate goal of these incentives is to create an economically
vibrant lodging, housing, and commercial core area. The incentives in this Zone
District include increases in allowable gross residential floor area, building height,
and density over the previously established zoning in the Lionshead
Redevelopment Master Plan study area. The primary goal of the incentives is to
create economic conditions favorable to inducing private redevelopment
consistent with the Lionshead Redevelopment Master Plan. Additionally, the
incentives are created to help finance public off-site improvements adiacent to
redevelopment projects. With any development/redevelopment proposal taking
advantage of the incentives created herein, the following amenities will be
evaluated: streetscape improvements, pedestrian/bicycle access, public plaza
redevelopment, public art, roadway improvements, and similar improvements.
12-7H-5: CONDITIONAT USES; GENERALLY (ON ALL LEVELS OF A
BUILDING OR OUTSIDE OF A BUILDING):
The following conditional uses shall be permitted, subject to issuance of a
conditional use permit in accordance with the provisions of Chapter 16 of this
Title:
Bed and breakfast as further regulated by Section 12-14-18 of this
Title.
Brew pubs.
Coin-operated laundries.
Commercial storage.
Private outdoor recreation facilities, as a primary use.
Public buildings, grounds, and facilities.
Public or private parking lots.
Public park and recreation facilities.
Public utility and public service uses.
Sinolefamilv and two-familv residential dwell inqs.
Ski lifts and tows.
Television stations.
Additional uses determined to be similar to conditional uses
described in this subsection, in accordance with the provisions of
Section 12-3-4 of this Title.
12-16 Conditional Use Permits (in part)
12-16-7: Use Specific Criteria And Standards:
The following criteria and standards shall be applicable to the uses listed below
in consideration of a conditional use permit. These criteria and standards shall be
in addition to the criteria and findings required by section 12-16-6 of this chapter.
A. Uses And Criteria:
11. Sinol*familv and two-familv dwellinae in the Lionshead Mixed
U* | zone district:
Sinole-familv or two-tamilv residential dwellinos shall be allowed
when:
a. Developed as part of a coordinated mixed-use
development:b. The low-densitv residential scale is advantaaeous to
create compatibilitv with or a transition to other low
densitv residential development in the vicinitv:
c. The sinol*familv and two-familv residences are
desioned to the aeneral scale and character of
residences in other sinole-familv and two-familv zone
districts: andd. The proposed development is consistent with the intent
and obiectives of the Lionshead Redevelopment Master
Plan.
Vail Land Use Plan
The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail
Town Council. The main purpose of the Land Use Plan is two-fold:
1. To arliculate the land use goals ol the Town.2. To serve as a guide for decision making by the Town.
The Vail Land Use Plan is intended to serve as a basis from which future land
use decisions may be made within the Town of Vail. The goals, as articulated
within the Land Use Plan, are meant lo be used as adopted policy guidelines in
the review process for new development proposals. In conjunction with these
goals, land use calegories are defined to indicate general types of land uses
which are then used to develop the Vail Land Use Map. The Land Use Plan is
not intended lo be regulatory in nature, bul is intended to provide a general
framework to guide decision making. Where the land use categories and zoning
conflict, existing zoning controls developmenl on a site.
The West Day Lot is identified as being a part of the Resort Accommodations
and Services land use category. The Resort Accommodalions and Services land
use category states:
This area includes activities aimed at accommodating the overnight and
short term visitor to the area. Primary uses include hotels, lodges,
seruice stations, and parking structures (with densities up to 25 dwelling
units or 50 accommodation units per buildable acre). These areas are
oriented toward vehicular access from l-70, with other support
commercial and business seruices included. Also allowed in this
category, would be institutional uses and various municipal uses.
Lionshead Redevelopmenl Master Plan
The Lionshead Redevelopment Master Plan was adopted on December 15, 1998
by the Vail Town Council.
"The master plan was initiated by the Town of Vail to en@urage
redevelopment initiatives within the Lionshead study area. Both puAic
and private interests have recognized that Lionshead today lacks the
economic vitality of Vail Village, its neighboring commercial district, and
fails to offer a world class resort experience. Lionshead's economic
potential has been inhibited by a number of recurrent themes: lack of
growth in actommodation units ('hot beds), poor retail quality, the
apparent deterioration of existing buildings, an uninteresting and
di sco n nected ped estri an e n vi ro n m e nt, m ed i ocre arch itedu ral character,
and the absence of incentives for redevelopment."
There are several portions of the Lionshead Redevelopment Master Plan which
reference the West Day Lot and make recommendalions for the site. Below are
several sections taken direclly from the Master Plan.
Chapter 4 Master Plan Recommendations-Overall Study Area (in part)
Section 4.1 Underlying Physical Framework of Lionshead
4.1.5 West Lionshead - Residential/Mixed-Use Hub
The western end of Lionshead, currently undeveloped, is home to parking
lots, the Vail Associates seruice yard, the Vail sanitation plant, the old
town shops, and a gas station. Uses proposed by the community on this
site in the past include increased parking, employee housing, office
space, mountain seruice access, and an eastbourd l-70 on- and oft-ramp.
The master plan recommends that this hub become a residential/ mixed
use area with an emphasis on meeting the needs of the local community.
Appropriate uses could include high density real estate development,
lodging, community based office and retail space, employee housing and
parking. The opportunity exists for a significant locals or seasonal housing
development in this area. To the ertent possible development patterns in
this area should reflect north-south orientation of buildings, visual
penetrations to the mountain, and a pedestrian oriented environment. In
addition there is the opportunity for an underground public parking facility.
All seruice and delivery demands created by development in this area
shall be accommodated on-site.
The site will continue to accommodate the existing and potentiaily
expanded functions of the Vail sanitation plant. The mountain seruice
yard will be reduced in size, as some functions can be moved to /ess
central locations. However the area develops it is critical that new uses
be connected to the primary pedestrian corridors and that they be serued
by the Town of Vail in-town transit system.
Section 4.8 Parking
4.8.1.2 West Day Lot
The west day lot is also owned by Vail Associates and is utilized primarily
by mountain based Vail Associates employees. This site offers the
possibility of a higher-return development opryrtunity that may make
other less profitable west end developments feasible, and its existing use
for parking is virtually certain to change. lt is not anticipated that the
employee base utilizing this surface lot will decrease; therefore, all the
current parking (approximately 160 spaces) will have to be redaced.
4.8.3.3 Potential New Parking Sitesb. West Lionshead
The construction a second public parking structure at the west end
of Lionshead has been a planning consideration since the
completion of the VailTransportation Master plan in 1991. This
site is currently undeveloped (except for the Vail Associates
maintenance yard) and is large enough to meet proiected parking
demand. lt is well located in relation to the potential new
eastbound l-70 access ramps. Potential logistical hurdles to the
use of this site are as follows:
. Land Ownership. The entire potential parking structure site
(see figure 4-14) is located on Vail Associates and CDOT
property. Property acquisition from both entities will be
required.
. Soufh Frontage Boad Realignment. South Frontage Road
must be realigned to free up a parcel large enough for a
major p arki ng facil ity.
. Competing Land Use Priorities. The west end of
Lionshead has also been identified as a priority employee
housing location by the Town of Vail and Vail Associates.
Although housing could be constructed on top of a parking
structure, a below-grade facility would significantly
increase construction costs and bring up several important
timing issues.
Cosf.
Timing. The Lionshead master plan ground rules stipulate
that there will be no net loss of existing employee housing
through redevelopment. Redevelopment of the core site by
Vail Associates means that the existing employee housing
in the Sunbird Lodge will have to be replaced, most likely
on the existing Vail Associates service yard or Holy Cross
site. This scenario puts a west Lionshead employee
housing project at or near the top of the Lionshead
redevelopment timeline. Depending on the size
requirements of a new west Lionshead parking structure, it
is possible that the realignment of the frontage road and
the construction of the parking facility would both have to
occur prior to the construction of the housing proiect. lf the
employee housing proiect occurs first, which is more
probable, the opportunity for a west end parking structure
could be lost, as the remaining available land may be too
small for a structure of significant size.
The second timing issue is the potential l-70 interchange at
this location. Planning decisions regarding a future parking
structure, housing, or an l-70 interchange will have to be
made at the same time, or important opportunities may be
lost.
. Convenience. This location for a major paking structure
must have regular transit or shuftle seruice because of its
distance from the retail core area and the ski yard (greater
than a 1200-footwalking radius).
Chapter 5 Detailed PIan Recommendations (in part)
5.17 West Day LoU Vail Associates Service Yard/ Holy Cross Sife
Planning for the western end of Lionshead must consider two different scenarios:
the realignment of South Frontage Road and its retention in the existing
alignment. Higher densities and building heights may be appropriate in this area,
particularly to encourage the development of employee housing. However, any
development must meet the overall character and visual intent of the master plan
and be compatible with the adjacent existing development of the Marriott and the
VailSpa.
As depicted in figures 5-21 and 5-22, realignment of South Frontage Road will
allow these properties to be consolidated for development while maintaining a
transit connection through the property. Within the consolidated parcel, there are
four distinct sub-areas separated by location and land use. The first is the
existing west day lot. This site has Gore Creek frontage, is removed from the
frontage road, and is the most appropriate for a higher-end fee simple or
fractional fee development. The second, immediately adjacent to South
Frontage Road, should have a strong relationship with the first (potentially by a
connecting "greenbelt" as shown in figure 5-24), but ifs /ess desirable location
suggests a different and potentially higher density product. Affordable housing
should also be considered here to accommodate new employee generation. The
third, west of the realigned South Frontage Road, has been identified as an
appropriate location for high density employee housing. The fourth has
longest road frontage and is the recommended location for a smaller
Associates seruice yard. From this location, a snow cat access route to
mountain could be developed through the old town shops site and across
river to the Cascade Ho ski trail.
lf South Frontage Road is not realigned prior to buildout on this site, there would
be a slight reduction in the amount of developable land north of the frontage road
(see figure 5-23), and access points to the properties might be different. Traffic
flow patterns and transit vehicle access would be different. The removal of the
central transit/ pedestrian corridor will necessitate either an additional west
Lionshead transit stop or the undesirable situation of people crossing the
frontage road to access a single transit stop.
Town of Vail Comprehensive Open Lands Plan
In 1994, the Vail Town Council adopted the Comprehensive Open Lands Plan.
The purpose of the plan is to identify priorities for open space and recreation
needs communicated by the citizens of Vail.
The Comprehensive Open Lands Plan - Action Plan map identifies a portion of
the West Day Lot sile as "Undeveloped Parcel (Zoning Varies) Action Not
Recommended". The Plan did nol reference or recommend any action with the
existing site.
ZONING ANALYSIS POTENTIAL
Address/Legal Description: 730,724, and714 West Lionshead Circleffracts A,
B, C, & D, Morcus Subdivision and Lots 4 and 7,
Vail Lionshead 3'd Filing
7.74 acre (337,197 sq. ft.)
Lionshead Mixed Use 1
Land Use Designation: Resort Accommodations and Services
Below is a summary and analysis of Town of Vail development standards and
regulations. The analysis includes all developmenl proposed for the site
including the Marriott, the proposed hotel, and the 20 Gore Creek residences.
Standard Allowed/Required Proposed
the
Vail
the
the
vt.
Parcel Size:
Zoning:
Density
AU'S
GRFA
Retail/Restaurant Area unlimited
270 DUs (35/acre)
unlimiled
842,992 sq. ft.(250%)
71 ' average
82.5'maximum
168 DUs (22/acre)
322 (+44 hotel lock-offs)
362,179 sq. ft.(108%)
2,800 sq. fl. (New Hotel Only)
70'average
80.5'maximum
Building Height
Site Coverage
Landscape Area
Setbacks
Stream Setback
Parking
(w/Marriott)
Loading
North:
South:
Easl:
West:
10' or per Master Plan
50'min.
478 spaces
5 berths (w/Maniott)
ReJer to development
plan
100'+
520 spaces
6 berths (w/Marriott)
236,037 sq. ft. (70%)139,700 sq. ft. (42%)
67,439 sq. ft. (20%) min 97,037 sq. ft. (29%)
vil.SURROUNDING LAND USES AND ZONING
Land Use
Residential
Open Space
Residential
Public Utility
Zoninq
Lionshead Mixed Use 1 District
Natural Area Preservation District
Lionshead Mixed Use 1 District
General Use District
CRITERIA AND FINDINGS
Text Amendment:
Before acting on an application for an amendment to the regulations prescribed
in this title, the Planning and Environmenlal Commission and Town Council shall
consider the following factors with respect to the requested text amendments:
1. The extent to which the text amendments lurther the general and
specific purposes of the zoning regulations; and
The proposal to add single{amily and two-family residential dwellings as a
conditional use within the Lionshead Mixed Use 1 zone district furthers the
general and specific purposes of the zoning regulations by providing a
restricted opportunity to introduce smaller scale single-family and two-family
residential dwellings when they are associated with a larger planned
development. The text amendments to Section 12-16-7, Use Specific
Criteria and Standards, Vail Town Code, are the result of feedback received
from the Planning and Environmental Commission to establish a set of
criteria and standards by which to review any future requesls for single-
family and lwo-family conditional use permits. Staff believes the proposed
text amendments provide structure to guide this and future applications for
conditional use permits to conslruct single-family and two-family residential
dwellings.
2. The extent to which the text amendment would better implement and
better achieve the applicable elements of the adopted goals,
objectives, and policies outlined in the Vail comprehensive plan and is
compatible with the development objectives of the town; and
l0
Slaff believes that lhe proposed texl amendments to the Lionshead Mixed
Use 1 District will further the goals and objectives outlined in the Vail
comprehensive plan which are found in Section V of this memorandum. The
text amendment proposed to Section 12-16-7, Use Specific Criteria and
Standards, Vail Town Code, if approved, would afford applicants the ability
to propose smaller scale single-family and two-family residential structures
as a part of a coordinated mixed-use development which can allow for
compatibility and transition between adjoining properties. The incorporation
of singleJamily and two{amily residential structures as a part ol a
coordinated mixed-use proposal will provide the possibility of designing
redevelopment proposals which will establish a more consistent
development fabric lhroughout Lionshead when some properties choose lo
redevelop and others do not.
The extent to which the text amendment demonstrates how conditions
have substantially changed since the adoption of the subiect
regulation and how the existing regulation is no longer appropriate or
is inapplicable; and
The Lionshead Redevelopment Masler Plan was adopted by the Town
Council on December 15, 1998 and lhe Lionshead Mixed Use 1 zone district
was adopted in 1999 to serve as guides and incentives for lhe
redevelopment of Lionshead. Since the Plan and zone dislrict were adopled
there have been minimal projects proposed and approved within the
Lionshead redevelopment area. The proposed amendments demonstrale
that the potential to utilize single-family and two-family residential slruclures
as part of a design proposal can be beneficial to creating a coordinated and
harmonious project in terms of its relationship to adjoining properties. The
proposed amendments take the objectives and goals of the Lionshead
Redevelopment Master Plan and the Lionshead Mixed Use 1 District one
step further in providing the tools necessary to encourage the appropriate
redevelopment of Lionshead.
The extent to which the text amendmenl provides a harmonious,
convenient, workable relationship among land use regulations
consistent with municipal development objectives; and
The proposed text amendments to the Lionshead Mixed Use 1 District will
allow for the design of proposed redevelopment projects to be more
harmonious with the neighboring properties. The addition of single-fami!
and two{amily residential districts as a conditional use will allow applicants
lo propose small scale residential slructures as a part of a coordinated
mixed-use development which will relate more harmoniously with adjacent
properties and land uses. Staff believes that the proposed text amendments
give the Planning and Environmental Commission the control they
expressed they wanted to have at the November 10,2003 meeting lo
determine the acceptability of singleJamily and two-family residential
dwellings. The requirements for reviewing a conditional use permit to utilize
single-family and two-family residenlial structures in proposals provides the
authority to the Planning and Environmental Commission to review each
redevelopment proposal and determine the appropriateness of the
ll
tx.
incorporation of single-family and twoJamily residential slructures into the
deveopment. In addition, the proposed text amendmenls will facilitate the
goal of the Lionshead Redevelopment Master Plan and Lionshead Mixed
Use 1 zone district to encourage redevelopment within Lionshead.
5. Such other factors and criteria the commission and/or council deem
applicable to the proposed text amendment.
Before recommending and/or granting an approval of an application for a
text amendment the planning and environmental commission and lhe town
council shall make the following lindings with respect to the requested
amendment:
(1) Thal the amendments are consistenl with the applicable elements of the
adopted goals, objectives and policies outlined in the Vail
comprehensive plan and is compatible with the development objectives
of the town; and
(2) That the amendments further the general and specific purposes of the
zoning regulations; and
(3) Thal the amendments promote lhe health, safety, morals, and general
welfare of the town and promote the coordinated and harmonious
development of the town in a manner that conserves and enhances ils
natural environment and its established character as a resort and
residential communily of the highest quality.
STAFF RECOMMENDATION
Conditional Use Permits and Maior Exterior Alteralion:
The Community Development Department recommends that the Planning and
Environmental Commission tables the applicant's requests for a conditional use
permit, pursuant to Seclion 12-7H-5, Conditional Uses; Generally (on all levels of
a building or outside a building), Vail Town Code, and a request for a major
exlerior alteration, pursuant to Section 12-7H-7, Exterior Alterations or
Modifications, Vail Town Code, to allow for the construclion of new single{amily
and two-family residential dwelling units; and a request for a conditional use
permit, pursuant to Section 12-7H-5, Conditional Uses;Generally (on alllevels of
a building or outside a building), Vail Town Code, to allow for a private parking
lot. The applicant is requesting a tabling of these applications as they are
continuing to working to address the comments and concerns from the
November 10, 2003, meeting and will be submitting revisions Jor staff in the near
fulure.
Text Amendments:
The Community Development Department recommends that the Planning and
Environmental Commission fonruards a recommendation of approval for the
text amendments to Town Council based upon the criteria in Section Vlll of this
memorandum and the findings below.
(1) That the amendments are consistent with the applicable elements of the
adopted goals, objectives and policies outlined in the Vail comprehensive
plan and is compatible with the development objectives of the town; and
12
(2) That the amendments further the general and specific purposes ol the
zoning regulations; and
(3) That the amendments promote the health, safety, morals, and general
welfare of the town and promole the coordinaled and harmonious
development of the town in a manner that conserves and enhances its
natural environment and its established character as a resorl and residential
community of the highest quality.
X. ATTACHMENTS
A. Vicinity MapB. "Lionshead Redevelooment: West Dav Lot", dated November 3, 2003
C. Public Nolice
l3
$
:il'
Attachment: A
LI ON SHEAD REDEVELOPMENT
West Day Lot
Submittal to the Town of Vail
Submitted by: Van Rssonrs DevEI-opN{ENT ContpaNv
Revised Submittal 11, -3-03
Attachment: B
Lionshead Redevelopment
TARI,F,OE' CONTENTS
I. Introduction
IL Detailed Proiect Overview
III. No Net Loss of Parkins
IV. Proiect Phasine
V. Proiect Review Criteria
VI. Master Plan Considerations
Pase
I
)
l1
t2
l3
t7
r TNTPNNI I.-TIrrN
This report is an updated excerpt from the overall Lionshead Redevelopment submittal document
provided to the Town in July of 2003. The information contained in this document is the
information necessary for evaluating the proposed two-family residential development on a
portion of the West Day LoVMarriott property. The document discusses the entire West Day Lot
project as the entire site is being proposed as one overall coordinated plan with all development
standards applied to the entire parcel.
The project for which approval is currently being sought is the low-density residential
development on the south edge ofthe property; the Gore Creek Residences. This plan includes
up to 20 dwelling units in duplex structures. The duplex units can be developed in several
formats as there are two floor plans proposed; one layout of approximately 2,600 sq .ft. and the
other of approximately 3,400 sq. ft. Depending on market conditions the site could be developed
with a maximum of 20 units (all smaller units) or a minimum of l4 units (all larger units) or
anywhere between (some big and some small). Plans have been submitted showing 20 dwelling
units and 16 dwelling units (the likely development scenario). All parking is located in a sub-
surface parking structure accessed directly from Forest Road.
Vail Resorts - The Redevelopment of Lionshead
u.DETAILED PROJECT OVERVIEW (Overall Development Site)
The West Day Lot is located within an area identified by the Lionshead Redevelopment Master
Plan for resort lodging and residential/mixed use development. This site is being redeveloped as
a logical extension of the existing Marriott Hotel with lodging and residential uses at a scale that
mirrors that of the existing neighborhood. This development project includes both the West Day
Lot and Marriott properties as one overall project site. The Master Plan identified this
neighborhood as a more quiet residential area providing the greatest opportunity to expand the
Town's bed base. Below are the north and south elevations of the new hotel facilitv.
Hotel Building - North and South Elevations
dti
. -:"41-ll;:*;: "
'""' -t I \' *' '---::::: .,. *. r:' l
Vail Resorts - The Redevelopment ofLionshead
l. Existing Conditions
The project site is currently developed with the Marriott Hotel, an open air parking
structure which serves the Marriott Hotel, and an unpaved surface employee parking lot
with a capacity of 160 parking spaces. The site has been re-graded over the years
creating man-made berms and slopes. The Marriott Hotel currently contains 276 newly
renovated hotel rooms, 35 dwelling units, a 4,500 sq. ft. restaurant, and meeting rooms.
Site improvements include tennis courts and a swimming pool.
2. Overview of Project- Entire WDL
. Design Concept
The redevelopment of the West Day Lot builds upon the success of the newly
redeveloped Marriott Hotel(276 hotel rooms and 35 dwelling units) by proposing a new
hotel and residential development on the remainder ofthe site. The project provides a
transition from the high density lodging facilities along West Lionshead Circle to a low-
rise and low density duplex style development along Gore Creek, as suggested in the
Lionshead Redevelopment Master Plan. This transition is important due to the low
density residential uses that exist on the south side of Gore Creek.
The prqect includes attention to the design guidelines including the provision of
stepbacks and the transition ofwall planes and materials as directed by the Lionshead
design guidelines. The proposed plan implements many other goals of the Master Plan
including concealing parking in subsurface structures, developing residential and lodging
uses in this area oflionshead, developing pedestrian connections to the core of
Lionshead, and meeting all ofthe design standards and guidelines.
r Project Components
The new hotel building includes 90 hotels rooms (44 are hotel lock-offs), I l3 dwelling
units, meeting rooms, a restaurant, hotel htness areas, and subsurface parking to serve
both the new development and a portion of the Marriott's parking requirements.
Additionally, there is a low-density residential development on the south side of the site
containing up to 20 dwelling units in up to l0 two-family structures. These homes are
accessed via a subsurface parking area connecting to West Forest Road.
. Zoning Text Amendment
The Lionshead Mixed Use 1 zone district does not list single-family or nvo-family
residential structures as a permitted or conditional use. At the time this zone district was
drafted, there was not much thought given to these low density use as there did not seem
to be a logical location in the Lionshead area to allow such low-density residential uses.
Through careful planning of the West Day Lot Vail Resorts discovered that low-density
Vail Resorts - The Redevelooment oiLionshead
residential uses would be advantageous to create a transition from more intensive lodging
uses to the low-density residential neighborhoods adjacent to the site. Therefore, Vail
Resort's is proposing a text amendment to the Lionshead Mixed Use I zone district to
allow single-family and nvo-family residential structures as a conditional use. This
amendment will allow the proposed Gore Creek Residences to be approved by the
Planning and Environmental Commission subject to the conditional use criteria found in
the Zoning Regulations. The approval criteria would allow the PEC to distinguish
between appropriate and inappropriate locations for single-family and two-family uses
within Lionshead.
Vail Resorts - The Redevelopment ofLionshead
ii
'.i,
l1r
3. ZonngAnalysis
Below is a sunmary and analysis of Town of Vail development standards and
regulations. The analysis includes all development proposed for the site including the
Marrioft, the proposed hotel, and the 20 Gore Creek residences.
Summarv Table:
Zonjng: Lionshead Mixed Use I
Lot Area: 7.741 acres or 337,197 sq. ft.
Standard Allowed/Required Proposed
Density 270 DUs (35/acre) 168 DUs (2z/acre)
AU's unlimited 322 (+44 hotel lock-offs)
GRFA 842,992 sq. ft. (250%) 362,179 sq. ft. (108%)
Retail./Restaurant Area unlimited 2,800 sq. ft. (New Hotel Only)
Building Ht. 7l' average 70' average
82.5'maximum 80.5'maximum
Site Coverage 236,037 sq. ft. (70%) 139,700 sq. ft. (42o/o)
Landscape Area 67,439 sq. ft. (207o) min 97,037 sq. ft.- (29o/o)
Setbacks 10' or per Master Plan Refer to development plan
Stream Setback 50' 100'+
Parking 478 spaces 520 spaces (dlvlaniott)
Loading 5 berths (VManiott) 6 berths (WTvlaniott)
Vail Resorts - The Redevelooment oflionshead
Parkins Detail:
Below is a detailed analysis of the parking requirement for the West Day Lot/Maniott
Site. Please note that net areas w'ere used where applicable to calculate the appropriate
parking requirement. Below are tloor plans of the three levels ofparking provided on the
srte.
The proposed development plans include a total of 520 parking spaces. There are 42
parking spaces in excess of the Town's requirement for the uses on this site. However,
37 ofthese excess spaces are located in the Gore Creek Residences and are not fungible
with the other WDL development. Parking is provided on the site as indicated below:
West Day Lot Hotel Structure:
Gore Creek Residences:
Marriott Hotel:
405 spaces
54 spaces
61 spaces
Less N1ired Use Credit
Less Mixed Use Credit
Gore Cre ek Residences
I-ess N{ixed Use Credit
Vail Resorts - The Redevelopment ofLionshead
-t
i
I
--- It!
1iI:'*- iJr.J/tl/;tiii
I
I
L.
: L;r i;jl:
3RD &lSL\lEi\T
:-..r, I
a\iD BAsfl\rErYr !'-LllN :*llLJ rur ,.oz
West Day Lot - Parking Levels
o
. + 8l m.0
'-"-.t'.-/
Vail Resorts - The Redevelopment ofLionshead
!i
:
-_----:."
---]
i
l--.--r*9l.
14 9(
//'laa
' :-, 'l
IST B.{SIi\IENT PL$i . +Ur.o- xriir.arv'<i HA l.0l
West Day Lot - Upper Level Parking and Loading
Loading and Delivery Detail:
The Town of Vail regulations provide a series of formulas to determine the overall
loading berth requirement for a redevelopment project. The regulations also contain a
series of reduction credits for mixed use projects such as the West Day Lot/Marriott Site.
The maximum number of loading bays required of any mixed-use project in the Town of
Vail is five loading berths. Vail Resorts Development Company is providing a total of 6
loading berths at various locations on the site. Two new loading berths are located below
the new hotel buildine in addition to the 4 berths located at the Marriott hotel.
Vail Resorts - The Redevelooment of Lionshead
Employee Housing:
Below is a detailed analysis of the net increase in employee housing impacts of the
proposed West Day Lot redevelopment. The calculation is based on the Town's general
methodology for determining employee impacts. The formula uses the 15% multiplier
since the project is being developed within the density requirements of the Lionshead
Mixed Use I zone district as consistently used by the Town. Employee housing
requirements of all redevelopment sites (including the Front Door) are being met within
the building proposed on the North Day Lot.
Environmental Impact Report:
An environmental impact report (EIR) was provided to the Town with the original
Lionshead Redevelopment submittal. The changes to the West Day Lot only minimally
change the development impacts to the site. The changes include an increase in the
number of potential low-density dwelling units from l2 units to 20 units. The number of
potential building footprints has been reduced from 12 to 10. The EIR as currently
submitted suffrciently evaluates the proposed development and no update is necessary,
other than an update to the overall traffic report for Lionshead. This update to the traffic
report will be provided.
Vail Resorts - The Redevelooment of Lionshead l0
III.NO NET LOSS OF PARKING
A. Master Plan Policy
A ground-rule was established during the master plaruring process for Lionshead that
states that there will be no net loss ofparking (public or private) in the Lionshead
redevelopment area. That means that as properties are redeveloped or vacant properties
are developed parking must be provided to serve the proposed uses and that employee
parking located in Lionshead (the West Day Lot and the North Day Lot) must be replaced
if displaced by new development. Section 3.9 "Parking" of the Master Plan provides an
"assessment of existing parking conditions." That section goes on to identifu the North
Day Lot and the West Day Lot as existing employee parking areas containing 105 and
160 parking spaces, respectively.
B. Vail Resorts Parking Plan
The parking plans for all ofthe proposed redevelopment sites address two issues:
parking required for the new or redeveloped use and parking displaced from the North
Day Lot and the West Day Lot.
All proposed development projects (i.e., the North Day Lot, the Core Site, the West Day
Lot, and the Tennis Court Site) provide all ofthe parking required for the uses proposed.
Displaced employee parking may be accommodated in the following ways and on the
following sites: as surface parking located on the Maintenance Center/Holy Cross Site or
in conjunction with a parking program utilizing Vail Resorts property located near the
Mintum exit of I-70. A specific employee parking replacement plan and program will be
provided by Vail Resorts prior to approval ofthe proposed Lionshead redevelopment
projects.
llVail Resorts - The Redevelopment of Lionshead
ry.PROJECT PHASING
Below is a timeline for the phasing/sequencing of the proposed redevelopment projects. The
sequencing ofthese projects is key to the overall success ofthe projects. Issues such as
funding/cash flow, staging, and commercial disruption are all interrelated and inter-dependant
and can have significant impact upon the ability to construct the overall redevelopment projects.
Timeline/Sequencing:
Anticipated Project Start
Tennis Courts Site: Spring of 2004
West Day Lot (Homes): Fall of 2004
Core Site: Spring of 2005
North Day Lot: Fall of 2005
West Day Lot (Hotel): Spring of 2006
Anticipated Proiect Completion
Fall of2004
Winter 2005 or Spring 2006
Winter 2006 or Spring 2007
Fall of2006
Winter 2007 or Spring 2008
Vail Resorts - The Redevelopment ofLionshead 12
PROJECT REVIEW CRITERIA
West Dav Lot
Below is an analysis of the Town's conditional use permit review criteria required
for the proposed meeting rooms, retail and restaurant uses on the second floor ofa
building, and lodging rooms and dwelling units on the first floor of a building.
The analysis also includes the text amendment to allow single and two-family
residential in the Lionshead Mixed Use 1 zone district.
Conditional Use Permits - Location of retail. lodse units. dwelling units. and
meefing rooms and Conditional Use Permit for the Gore Creek Residences:
l. Relationship and impact of the use on development objectives of the Town.
Analvsis:
The proposed uses are part of an overall coordinated development planfor the
lV'est Day Lot. All of the proposed uses are consistent with those uses and
activities identified by the Lionshead Redevelopment Master Planfor this
location. The plan specifically recommends hotels and other residential
development in this area of Lionshead. Additionally, the Master Plan and zoning
reg.ilations recognize the needfor customary and accessory uses within a lodging
facility to serve the occupants thereof as well as the general public. Since this
building is not located in the primary retail area, there is no negative impact
associated with lodge rooms and condominiums on the first level of the building.
The proposed single-family residences are being located in an area of the site
which is adjacent to Gore Creek and the low density homes directly across the
creek The proposed homes will create a transition or buffer from the more
intensive uses in Lionshead to the less dense uses on lVest Forest Road.
The proposed uses and their locations within the building are consistent with the
Town's development objectives for this area of Lionshead.
2. The effect oftheuse on light and air, distribution ofpopulation, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities needs.
Analvsis:
The proposed uses will have little if any effect on these criteria. Except for the
meeting rooms, the other uses are conditional for locational reasons, meaning
Vail Resorts - The Redevelopment ofLionshead IJ
that they are normally permitted uses on the property but due to their location in
the building they are conditional. The proposed locations for a restaurant,
condominiums, and lodge rooms will therefore have no effect on the listed
criteria. The meeting rooms are accessory to the hotelfunction and therefore do
not generate additional trffic, produce additional permanent population, or have
efect on the Town's ifiastructure. The new condominiums and Gore Creek
Residences are intended to serve as vacation units and therefore are unlikely to
create a permanent poptilation creating the needfor schools, parles, and other
recreational uses for full-time residents, while still being compatible with a
residential environment. Recreational amenities have been provided to serve the
guests and residents on-site.
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.
Analysis:
The proposed redevelopment project and proposed conditional uses will improve
the trffic circulation to and from the site and within the property. All of the
required parking and loadingfor the project is located below grade in a tvvo-level
structure. Access to the site comes directly from lVest Lionshead Circle and
Forest Road similar to the existing condition but greatly improved by reducing
conflicts and removing surface parking areas. The loading areas are accessed
directlyfrom the South Frontage Road into a below grading loading area. All of
the driveways, drive aisles, and loading areos meet the Town's development
standards. The proposed plan separates pedestrians and vehicles to the greatest
degree possible thus creating safe environment for pedestrians. Driveways and
parking areas are either heated or located underground; therefore snow removal
will not be necessary. The proposed plan adequately addresses all of the issues
raised by this criterion.
4. Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk ofthe proposed use in relation to
surrounding uses.
Analysis:
The proposed uses and structures are being developed in conformance with the
development standards established by zoning. The proposed uses and structures
also comply with the direction provided in the Lionshead Redevelopment Master
Plan. The proposed uses will provide needed accommodations within the west
end of Lionshead. The bulk and scale of structures is consistent with that
envisioned by the Lionshead Redevelopment Master Plan and the design
guidelines adopted therein. The proposed uses are consistent with those uses and
structures located on adjacent sites, as adjacent sites are developed with
residential and lodging uses.
Vail Resorts - The Redevelopment ofLionshead l4
Text Amendment - To allow single and two-family residential uses in the
LHMUI District:
1. The extent to which the text amendment furthers the general and specific
purposes ofthe zoning regulations; and
Analvsis:
The proposed amendment to the Lionshead Mixed Use I zone district will
specificallyfurther the goals of the zoning regulations by providing an
opportunityfor site specific review by the Planning and Environmental
Commission of low-density residential development within the Lionshead area.
This amendment allows an applicant and the Town to consider low-density
residential development where it is otherwise consistent with the Lionshead
Redevelopment Master Plan, is compatible with adjacent uses, and does not
interfere with the economic vitality of the Lionshead area. The proposed text
amendment will promote coordinated and harmonious development within the
Town to conserve and maintain community qtnlities and values, ensure safe and
efficient pedestrian and vehicular trffic, and provide for the safety and general
welfare of the community.
2. The extent to which the text amendment would better implement and better
achieve the applicable elements of the adopted goals, objectives, and policies
outlined in the Vail comprehensive plan and is compatible with the
development objectives of the town; and
Anahtsis:
The proposed text amendment will allow single-family and two-family
development to be considered by the Planning and Environmental Commission
within the Lionshead Mixed Use I zone district as a conditional use. While low-
density residential development is not a desirable use in many areas of Lionshead
there are cerlain areas where it helps to create transition and compatibility with
adjacent uses, as in the case with the LI/'est Day Lot. The proposed text
amendment will better implement the goals and objectives of the Town by
allowing the opportunity for the Planning and Environmental Commission to
consider low-density residential development in logical areas that promote
compatibility rather that a wholesale prohibition of the use.
Vail Resorts - The Redevelopment of Lionshead l5
3. The extent to which the text amendment demonstrates how conditions have
substantially changed since the adoption ofthe subject regulation and how the
existing regulation is no longer appropriate or is inapplicable; and
Analvsis:
The proposed text amendment is necessary to correct a wholesale prohibition ofa
use that has merit in the Lionshead Mixed Use I zone district. Conditions have
not necessarily changed since the adoption of the regulation, but rather it has
been recognized that there may have been an oversight ofwhere such a use might
be useful and compatible in the redevelopment ofLionshead.
4. The extent to which the text amendment provides a harmonious, convenient,
workable relationship among land use regulations consistent with municipal
development obj ectives;
Analvsis:
The proposed amendment to the Lionshead Mixed Use I zone district will
specifically further the goals of the zoning regulations by providing an
opportunityfor site specifc review by the Planning and Environmental
Commission of low-density residential development within the Lionshead area.
This amendment allows an applicant and the Town to consider low-density
residential development where it is otherwise consistent with the Lionshead
Redevelopment Master Plan, is compatible with adjacent uses, and does not
interfere with the economic vitality of the Lionshead area. The proposed text
amendment will promote coordinated and harmonious development within the
Town to conserve and maintain community qualities and values, ensure safe and
efjicient pedestrian and vehicular traffic, and provide for the safety and general
welfare of the community.
Vail Resorts - The Redevelopment of Lionshead lo
VI. MASTER PLAN CONSIDERATIONS
The Town of Vail established six policy objectives to serve as the framework for the Lionshead
Redevelopment Master Plan. The proposed Vail Resorts Development Company redevelopment
projocts implement these policies as indicated below.
A. Renewal and Redevelopment
The proposed redevelopment projects represent a significant renewal ofthe Lionshead area.
With the removal and replacement of the existing Sunbird and Gondola buildings in the heart of
Lionshead, there will be a wholesale change in the character of the Lionshead core. The
redeveloped sites will provide a wanner more pedestrian scale to the buildings and introduce
amenities necessary for running a world-class resort and ski mountain. All of the sites are being
redeveloped to the design standards and qualities presented in the Lionshead Redevelopment
Master Plan. These projects will help Lionshead achieve a personality and identity of its own.
B. Vitatity and Amenities
All of the proposed projects include components which help to improve the overall vitality of the
Lionshead Area. The redevelopment projects include a five-star hotel, meeting room facilities, a
public ice rink, improved retail and restaurant facilities, office uses, employee housing, and other
amenities that will help attract skiers, shoppers, and resort guests.
C. Stronger Economic Base Through Increased Live Beds
The proposed redevelopment projects include two new hotel facilities where none exist today.
Both hotel facilities include traditional hotel rooms, hotel lock-off units, and condominiums.
The hotel lock-off units and condominiums are to be included in a rental program through a
series ofincentives and disincentives offered to condominium owners, thus encouraging the
entire facility to be operated as a hotel property. These new lodging products are new beds being
introduced into Lionshead as no existing lodging facilities exist on these sites today. The
proposed projects will improve the economic base of Lionshead with the new beds and lodging
products being created.
D. Improved Access and Circulation
The access and circulation within Lionshead is somewhat dysfunctional. Pedestrians are
constrained by frequent grade changes, dead end streets, and confusing corridors. Vehicular
access tends to conflict with all other modes of traffic which adds to the confusion and
haphazardness of the Lionshead area. The proposed redevelopment projects create new streets
and pedestrian-ways to help improve the overall access for pedestrians, skiers, and shoppers.
Additionally, buildings are being redeveloped at more of pedestrian scale and with uses that will
draw pedestrians through the Lionshead area. Vehicular circulation is improved with the
Vail Resorts - The Redevelopment of Lionshead 17
addition ofbelow grade parking and loading facilities which helps to separate vehicles and
pedestrians. The redevelopment proj ects will improve access and circulation for all modes of
transportatron-
E. Improved Infrastructure
The proposed redevelopment projects will help to improve the overall physical infrastructure of
Lionshead. The projects provide for below grade parking and loading areas thus improving
capacity and aesthetics of these functions. Streetscape improvements such as sidewalks,
walkways, and new streets are included in the amenities being proposed for the redeveloped
sites. Vail Resorts has provided the opportunity for the Town of Vail to provide a transit center
on the North Day Lot thus improving the Town's transit capabilities. The proposed
improvements will help the Town and Vail Resorts meet the service expectations of guests and
residences.
F. Creative Financing for Enhanced Private Profits and Public Revenues
Vail Resorts is utilizing a series offinancing tools in order to redevelop these properties in
Lionshead. Capital is being generated from portions of all of the sites including the Tennis Court
Site, the proposed Gore Creek Residences on the West Day Lot, and from the condominium
components of the proposed hotels. Without these sources of capital, the redevelopment of
Lionshead would not be oossible.
Vail Resorts - The Redevelooment of Lionshead l8
o
THIS ITETI IIAYAFFECTYOUR PROPERW
PUBLIC NOTICE
NOTTCE lS HEREBY GIVEN that the Planning and Environmental Commission of the Town of
Vait will hold a public hearing in accordance frth Section 12-3-6 of the Vail Town Code on,
November 10, 2003, at 2:06 P.M. in the Town of VailMunicipal Building. ln consideration of:
A request for a recommendation to the VailTown Council for proposed updates to the Elements of
the Tovm of Vail Comprehensive Plan, and setting forth dotails in regard thereto'
Applicant: Town of Vail
Planner: Warren Cempbell
A request for a recommendation to the Vail Town Council for proposed tsxt amendments to Section
12-7H-5, Conditional Uses; Generalry (on all levels of a building or outside.a building)' Vail Town
Code, toallow single-family residentiil dwellings and twofamily residentialdwellings as condiiional
uses in the Lionsiead Miied Usel District. 1 request for a conditional use permit' pursuant to
Sec,tion 12-7H-S,Conditionat Uses; Generally (on ali levels of a building or outside a building)' Vail
Town Code, and a request for a major exteiidr afteration, pursuant to Sec{ion '12'7H-7' Exterior
Alterations or Modifications, Vail torarn Coae, to allow for the construc'tion of new single-family and
two+amity reeideniiat dwellihg units; and a request for a conditional use permit, pursuantto Sec{ion
12-7H-5, bonditional Uses; denerally (on allievels of a building or outside a building)' Vail Town
Code, to al6w for a private parking l6t,'located at 730 & 724 West Lionshead Circle/Tracts B & D,
Morcus Subdivision, and setting forth details in regard thereto'
Applicant Vail Associates, represented by Braun and Associates
Planner: Warren CamPbell
A request for a recommendation to the Vail Town Council for proposed text amendments to
Secti6ns 12-BA-s, 12-aa-s,'1iiC"s, iz-oo-s, 12-oE-3, 12.6F-3, 12:qcf, 12'6H'3, and 12€l'3'
Vait Town Code, to allow a funicular as a conditional use in the Hillside Residential (HR)' Single-
Family CesidCntiat (SFR), i*o+"mirv Residential(R), Tluo-faqi!-lp?yls"condary Residential
(p/S), Residentiat Ctust6r (nCl,low Density tvtutiipie-family, (Lilnfl, Medium Density Multiple'
Fa#rv (MDMF), nign oeniitv iiJtipre-ramiiv (Holrlp), and Housing (H) Districts, and setting for
details in regard thereto.
Applicant Town of VailPlanner: Russ Forrest
A request for a recommendation to the Vail Town Council for proposed text amendments to Section
f Z-b:0, lfearings, Vail fown CoOe, to amend the notic€ requiraments for Town of Vail Design
Revierr aoarO fuOtic hearings, and se$ing forth details in regard thereto'
Applicant Town of Vail
Planner: Russ Forest
The applications and information about these PrgPosals are available for public inspection during regular
business hours at tne rornnii V"if C;;;;fti #velopment Depa-rl1gt office! 75 South Frontage Road' The
pu6iiJe inviieO to attenA g'lt pfitioii"ntitioir tretO.in'tne Town'of Vail Qoqllqitv Development Department
office and the site visis tnaf iiezJoi ttre puoric hearing. Ftease call (9701479-2138 for additional information.
Sion lanouaqe inlomr€talon is available upon request with 2,{-hour notification' Pleaee csll (970) 47s2366'
fdlephoie f6r the Fiearlng lmpaired, for additional information'
This notice published in the Vail Daily on November 07' 2003'
Attachment: C
+
THIS ]TEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the Town of
Vail will hold a public hearing in accordance with Section 12-3-6 of the Vail Town Code on,
November 24,2003,at 2:00 P.M. in the Town of Vail Library Community Room. In
consideration of:
A request for a major subdivision, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, 1o
allow for the platting of Lots 1 and 2, Lodge Subdivision, located at 164 Gore Creek Drive/Lots A, B,
& C, Block 5C, Vail Village First Filing, and setting forth details in regard thereto.
Applicant: Lodge Tower South Condominium Association, represented by Stan CopePlanner: George Ruther
A request for variances from Section 12-6D-6 (Setbacks) and Title 14 (Development Standards-
locating required parking in the Right-of-Way), Vail Town Code, to allow for a residential addition
and remodel located at 2955 Bellflower Dr. (Peters Chalet) / Lot 6, Block 6, Vail Intermountain, and
setting forth details in regard thereto.
Applicant: Alan and Francine Peters, represented by Peter Archer & AssociatesPlanner: Warren Campbell
A request for a recommendation to the Vail Town Council for proposed text amendments to Section
12-7H-5, Conditional Uses; Generally (on all levels of a building or outside a building), Vail Town
Code, to allow single-family residential dwellings and two{amily residenlial dwellings as conditional
uses in the Lionshead Mixed Us*1 Districl. A request for a conditional use permit, pursuant to
Section 12-7H-5, Conditional Uses; Generally (on all levels of a building or outside a building), Vail
Town Code, and a requesl for a major exterior alteration, pursuanl to Section 12-7H-7, Exterior
Alterations or Modificalions, Vail Town Code, to allow for the construction of twelve new single-
family and two{amily residential dwelling units; and a request for a conditional use permit, pursuant
to Section 12-7H-5, Conditional Uses; Generally (on all levels ol a building or oulside a building),
Vail Town Code, to allow for a private parking lot, located at 730, 724, and 714 West Lionshead
Gircle/Tracts A, B, C, & D, Morcus Subdivision and Lot 7, Maniott Subdivision, and setting forth
details in regard therelo. (Wesl Day Lot)
Applicant: Vail Resorts Development Company, represenled by Braun and
Associates Inc.Planner: Warren Campbell
The applications and inlormation about these proposals are available for public inspection during regular
business hours at the Town of Vail Community Development Departmenl office, 75 South Frontage Road. The
public is invited to attend the project orientation held in the Town of Vail Communily Development Department
office and the site visits that precede the public hearing. Please call (9701 479-2138 for additional information.
Sign language interpretation is available upon request with 24-hour notilication. Please call (970) 479-2356,
Telephone tor the Hearing lmpaired, for additional inlormation.
This notice published in the Vail Daily on November 7,2003.
THIS ITEM MAYAFFECTYOUR PROPERW
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the Town of
Vail will hold a public hearing in accordance with Section 12-3-6 of the Vail Town Code on,
November 10, 2003, at 2:00 P.M. in the Town of Vail Municipal Building. In consideration of:
A request for a recommendation to the Vail Town Council for proposed updates to the Elements of
the Town of Vail Comprehensive Plan, and setting forth details in regard thereto.
Applicant: Town of VailPlanner: Wanen Campbell
A request for a recommendation to the Vail Town Council for proposed text amendments to Section
12-7H-5, Conditional Uses; Generally (on all levels of a building or outside a building), Vail Town
Code, to allow single-family residential dwellings and two-family residential dwellings as conditional
uses in the Lionshead Mixed Use-1 District. A request for a conditional use permit, pursuant to
Section 12-7H-5, Conditional Uses; Generally (on all levels of a building or outside a building), Vail
Town Code, and a request for a major exterior alteration, pursuant to Section 12-7H-7, Exterior
Alterations or Modifications, Vail Town Code, to allow for the construction of new single-family and
two-family residential dwelling units; and a request for a conditional use permit, pursuant to Section
12'7H-5, Conditional Uses; Generally (on all levels of a building or outside a building), Vail Town
Code, to allow for a private parking lot, located at 730 & 724 West Lionshead Circleffracts B & D,
- ,tMorcus Subdivision, and setting forth details in regard thereto.La
Applicant Vail Associates, represented by Braun and AssociatesI Planner: Warren Campbell
A request for a recommendation to the Vail Town Council for proposed text amendments to
Sections 12-6A-3, 12-68-3, 12-6C-3, 12-6D-3, 12-6E-3,12-6F-3, 12-6G-3, 12-6H-3, and 1261-3,
Vail Town Code, to allow a funicular as a conditional use in the Hillside Residential (HR), Single-
Family Residential (SFR), Two-Family Residential (R), Two-Family Primary/Secondary Residential
(P/S), Residential Cluster (RC), Low Density Multiple-Family (LDMF), Medium Density Multiple-
Family (MDMF), High Density Multiple-Family (HDMF), and Housing (H) Districts, and setting for
details in regard thereto.
Applicant Town of VailPlanner: Russ Forrest
A request for a recommendation to the Vail Town Council for proposed text amendments to Section
12-3-6, Hearings, Vail Town Code, to amend the notice requirements for Town of Vail Design
Review Board public hearings, and setting forth details in regard thereto.
Applicant: Town of VailPlanner: Russ Forest
The applications and information about these proposals are available for public inspection during regular
business hours at the Town of Vail Community Development Department office, 75 South Frontage Road. The
public is invited to aftend the project orientation held in the Town of Vail Community Development Department
office and the site visits that precede the public hearing. Please call (970) 475-2138 for additional information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356,
Telephone for the Hearing lmpaired, for additional information.
This notice published in the Vail Dailv on October 10. 2003.
West Day Lot Applications - October 2003
Adjacent Properties Owners List
TOWNOFVAIL
FINANCE DEPARTMENT
75 S. FRONTAGE ROAD
VAIL, CO 81657
t
EAGLE RryER WATERAND SANITATION DISTRICT
846 FORESTROAD
VAIL, CO 81657
t
VAIL CORP
PO BOX 7
VAIL, CO 81657
t
VAIL GLO
C/O CRAIG HOLZFASTER
PO BOX 189
VAIL, CO 81658
t
ENZIAN CONDOMINruM ASSOCIATION
C/OGEOFFWRIGHT
610 W LIONSHEAD CIR
VAIL. CO 81657
t
LION SQUARE CONDO ASSOC
660 W LIONS HEAD PL
VAIL, CO 81657
t
LroN SQUARE NORTH CONDO ASSOC
660 W LIONS HEAD PL
VAIL, CO 81657
ITAOVTENENOS CONDOMINIUM ASSOCIATION
CiO SLEVIN, JAMES M. & DAPHNE S.
1985 SIINBURST DR
VAIL, CO 81657
ITAOXTEXEN.OS CONDOMINIUM ASSOCIATION
984 W LIONSHEAD CIR
VAIL, CO 81657
t
ANTLERS CONDOMINII.JM ASSOC
680 W LIONSHEAD PL
VAIL, CO 81657
t
VAIL SPA CONDOMINIUM ASSOC
' ot
7IO W LIONSHEAD CIR
VAIL, CO 8I657
TUBA T. RUMFORD LIVING TRUST - RUMFORD,
HEATHERA. & FREDERICK C,
675 FOREST RD
VAIL, CO 81657
PANSOIIS FAMILY LLC
PO BOX 497
EDWARDS, CO81632-0497
t
ADAM. NANCY SHAPIRO
4975 E PRESERVE
GREENWOOD VILLAGE. CO 80124
t
MILLERS LIONSHEAD LLC
12770 MERIT DR STE 4OO
DALLAS. TX7525I
t
TEXAS TELEVISION INC
PO BOX 16290
HOUSTON. TX77222
t
CADOL. ROGER V. & SALLY M. -JT
9850 E PROGRESS CIR
GREENWOOD VILLAGE. CO 80111
t
COLMARLLC
25I FOWLERRD
FARHILLS, NJ 07931
IAATTNN, JERARD F. & JOAN S. -JT
25I FOWLERRD
FAR HILLS, NJ 0793I
t
ENGLEMAN, JOHN S. & STEPHENB. - HATHORN
MARY M, C/O MARY M HATHORN
54I ELY RD
ELY, VT 05045
BRALIN ASSOCIATES. INC.
P.O. BOX 2658
EDWARDS, CO 81632
t
VAIL SPA CONDOMINIT]M ASSOCIATION
SHUGHART THOMSON & KILROY PC
IO5O ITTH ST STE 23OO
DENVER Colorado 80265
J
)
i
I
I
I
I
i
\
]ll;iititlirl
'. llli\'lrl
l
2
=Rtzc)
OPzHhva9 2ulF^cozSY o
+8;",1an
=?BS
Eo
E.l-
oo
c)
)f (g6nll"-
=d p3
(U \jj ->= F@:5,Fo
- tr .\J
F.EEs
o
NOVEMBER 10,2003
PECMBMORAI\DUM
o
....dF
' {
o
PLANNING AND ENVIRONMENTAL COMMISSION
PUBLIC MEETING
FINAL MEETING RESULTS
Monday, November 10, 2003
PROJECT ORIENTATION / - Community Development Dept. PUBLIC WELCOME 12:00 pm
MEMBERS PRESENT
Gary Hartmann
Doug Cahill
Chas Bernhardt
John Schofield
Erickson Shirley
George Lamb
Rollie Kjesbo
Site Visits:
MEMBERS ABSENT
1. West Day Lot- 730,724, & 714 West Lionshead Circle
2 Yail Mountain Lodge- 353 E. Meadow Drive
NOTE: lf the PEC hearing extends until 6:00 p.m., the board may break for dinner lrom 6:00 - 6:30
Public Hearinq - Town Council Ghambers 2:00 pm
1. A request for a major exterior alteration pursuanl lo 12-7A-12, Vail Town Code, to allow
for modifications 1o the existing fractional fee club and a reslaurant addition at the Vail
Mountain Lodge and Spa, located a|352 E. Meadow Drive / Tract B, Vail Village 1't
Filing.
Applicant: Vail Mountain Lodge LLC, represented by Braun Associates, Inc.
Planner: George Ruther / Russ Forrest
MOTION: Doug Cahill SECOND: George Lamb VOTE:6-G1 (Hartmann recused)
Approved with conditions:
1) The date on which the applicant is required to finish public way improvements
shall be changed from June 15, 2004 to Nov. 1,2OO4.
2) The applicant shall verify thal final plans reflect the height of the vent in
question at 4 feet.
2. A request for a recommendalion to the Vail Town Council for proposed text amendments
to Section 12-7H-5, Conditional Uses; Generally (on all levels of a building or outside a
building), Vail Town Code, to allow single{amily residential dwellings and lwo{amily
residential dwellings as conditional uses in the Lionshead Mixed Us*l District. A
request for a conditional use permit, pursuant to Section 12-7H-5, Gonditional Uses;
Generally (on all levels of a building or outside a building), Vail Town Code, and a
request for a major exlerior alteration, pursuant to Section 12-7H-7, Exterior Alterations
or Modifications, Vail Town Code, to allow for the construction of twelve new single-
family and lwo-family residential dwelling units; and a request for a conditional use
permit, pursuanl to Section 12-7H-5, Conditional Uses; Generally (on all levels of a
building or outside a building), Vail Town Code, lo allow for a privale parking lot, localed
at 730, 724,, and 714 West Lionshead Circle/Tracts A, B, C, & D, Morcus Subdivision
and Lot 7, Marriott Subdivision, and setting forth details in regard thereto. (West Day
Lot)
Applicant: Vail Resorts Development Company, represented by Braun and
Associates Inc.
Planner: Warren Campbell
MOTION: Chas Bernhardt SECOND: George Lamb VOTE:7-0-0
Tabled until December 8, 2003
Discussion ensued about the nert meeting date. The motion and second were
amended as follows.
MOTION: Ghas Bernhardt SECOND: George Lamb VOTE:7-0-0
Tabled until November 24,20O3
3. A request lor a recommendation to the Vail Town Council for proposed lext amendments
to Seclions 12-6A-3, 12-68-3, 12-6C-3, 12-6D-3, 12-6E-3, 12-6F-3, 12-6G-3, 12-6H-3,
and 12-61-3, Vail Town Code, to allow a funicular as a conditional use in the Hillside
Residential (HR), Single-Family Residential (SFR), Two-Family Residenlial (R), Two-
Family Primary/Secondary Residential (P/S), Residential Cluster (RC), Low Density
Multiple-Family (LDMF), Medium Density Multiple-Family (MDMF), High Density
Multiple-Family (HDMF), and Housing (H) Districts, and setting for details in regard
thereto.
Applicant: Town ol VailPlanner: Bill Gibson
MOTION: Rollie Kjesbo
Approved
SECOND: Chas Bernhardt VOTE:7-0-0
4. A request for a recommendation to the Vail Town Council for proposed updates lo the
Elements of the Town of Vail Comprehensive Plan, and setting lorlh details in regard
thereto.
Applicant: Town of Vail
Planner: Elisabeth Eckel/ Russ Forrest
MOTION: Doug Cahill SECOND: George Lamb
Tabled until December 8. 2003
VOTE:7-0-0
5. A request for a major subdivision pursuant to Chapter 13-3, Major Subdivision, Vail
Town Code, to allow for the platting of the ski-way tract and four lots at the Lionshead
tennis court site and a rezoning pursuant to Section 12-3-7, Administration, Vail Town
Code, from Agriculture and Open Space zone district 10 Primary/Secondary Two-Family
Residential zone district to allow for lhe construction of residential dwellino units on the
four proposed lots and from Agriculture and Open Space zone district lo Outdoor
Recrealion zone district to allow lor the ski lifls, tows, and runs located at 615 West
Forest Road/Unplatted (A complete metes and bounds legal description is available for
review at the Town of Vail Community Development Department).
Applicant: Vail Resorls, represented by Braun Associates, Inc.Planner: Warren Campbell
MOTION: Chas Bernhardt SECOND: George Lamb VOTE:7-0-0
Tabled to November 24,2003
6. A request for a setback variance pursuant to Section 12-6D-6 Setbacks, Vail Town
Code, to allow for a garage addition, located at 1956 West Gore Creek Drive/Lot 45, Vail
Village West 2no Filing.
Applicant: David lrwin
Planner: Matt Gennett
MOTION: Chas Bernhardt SECOND: Erickson Shirley VOTE:7-0-0
Tabled to November 24,20O3
7. A request for a recommendation lo the Vail Town Council for proposed texl amendments
to Section 12-3-6, Hearings, Vail Town Code, to amend the notice requirements for
Town of Vail Design Review Board public hearings, and setting forth details in regard
thereto.
Applicant: Town of VailPlanner: Russ Forest
MOTION: Chas Bernhardt SECOND: Erickson Shirley VOTE: 7-0-0
Tabled to November 24.2003
8. A request for major exterior alteralion, pursuanl of Section 12-78-7, Vail Town Code, to
allow for a commercial addition to the Scott Building located at 288 Bridge StreeULot C&
D, Block 5A, Vail Village 1'' Filing.
Applicant: Otto Stork, represented by Michael L. Sanner ArchitectPlanner: Matt Gennett
Withdrawn
9. Approval of October 27,2003, meeting minutes
MOTION: Chas Bernhardt SECOND: Erickson Shirley VOTE: 7-G,0
10' Information
'PTt"u",,," Front Door project Appeal. Lionshead issues - to be addressed in future meeting
: S:il'*illi il['J:#::?:',""3]:H#"i'3,x,#o'. Brief review of Streetscape approval from previous Council meeling
MOTION: Chas Bernhardt SECOND: George Lamb VOTE: 7-G0
Adjournment: 4:20pm
The applications and information about the proposals are available lor public inspection during
regular off ice hours in the project planner's otfice located at the Town ol Vail Community
Development Department, 75 South Frontage Road. Please call 479-2'138 for information,
SBn language interpretation available upon request with 24 hour notification. Please call 479-2356,
Telephone for the Hearing lmpaired, for inlormation.
Community Development Department
Published November 7, 2003 in the Vail Daily
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
November 10,2003
A request for a recommendation to the Vail Town Council for proposed
text amendments to Section 12-7H-5, Conditional Uses; Generally (on all
levels of a building or outside a building), Vail Town Code, to allow single-
family residential dwellings and twoJamily residential dwellings as
conditional uses in the Lionshead Mixed Us*1 District. A request for a
conditional use permil, pursuant to Section 12-7H-5, Conditional Uses;
Generally (on all levels of a building or outside a building), Vail Town
Code, and a request for a major exterior alteration, pursuant to Section
12-7H-7, Exlerior Alterations or Modifications, Vail Town Code, to allow
for the construction of new single-family and two-family residential
dwelling units; and a request for a conditional use permit, pursuant to
Section 12-7H-5, Conditional Uses; Generally (on all levels of a building
or outside a building), Vail Town Code, to allow for a private parking lot,
located at 730, 724, and 714 West Lionshead Circle/Tracts A, B, C, & D,
Morcus Subdivision and Lot 7, Marriolt SuMivision, and setting forth
details in regard thereto. (West Day Lot)
Applicant:
Planner:
Vail Resorts Development Company, represented by
Braun and Associates Inc.
Warren Campbell
SUMMARY
The applicant, Vail Resorts Development Company (VRDC), represented by
Braun Associates, lnc., has requested a work session wilh the Planning and
Environmenlal Commission to presenl the proposed plans for the West Day Lol
residential units. The West Day Lot is part of the Lionshead redevelopment
project which is the comprehensive redevelopment of one of three primary
portals to Vail Mountain and is intended 1o create a world-class arrival point and
transition belween Lionshead Village and Vail Mountain. The applicant wishes to
conduct an initial introduction to the proposal to construct a maximum of 10
duplex structures for a total of 20 dwelling units. The West Day Lot, includes the
existing Marriott garage and lhe West Day Lot where Vail Resorts employees
currently park. At today's work session the applicant will only be discussing the
residential portion of the projects previously discussed for the West Day Lot.
This work session meeting is one of many to follow which will facilitate the review
of many dilferent development review applications. As this is a work session, the
Commission is not being asked lo take any formal actions.
il.DESCRIPTION OF THE REQUEST
The applicant, Vail Resorts Development Company (VRDC), represented by
Braun Associates, Inc., is requesting a work session meeting with the Planning
and Environmental Commission to discuss the proposed plans for the south
portion of the West Day Lot along the Gore Creek which includes a request for:
Text Amendment:
The applicant is requesting a recommendation to the Vail Town Council for
proposed texl amendments lo Section 12-7H-5, Conditional Uses; Generally (on
all levels of a building or outside a building), Vail Town Code, to allow single-
family residential dwellings and two-family residential dwellings as conditional
uses in the Lionshead Mixed Us+-1 District.
Conditional Use Permits
A request for a conditional use permit, pursuant to Section 12-7H-5, Conditional
Uses; Generally (on all levels of a building or outside a building), Vail Town
Code, and a requesl for a conditional use permit, pursuanl to Section 12-7H-5,
Condilional Uses; Generally (on all levels of a building or outside a building), Vail
Town Code, to allow for a private parking lol under the proposed residneces.
Major Exterior Alteration'
A request for a major exterior alteralion, pursuant to Section 12-7H-7, Exterior
Alterations or Modificalions, Vail Town Code, to allow for the construction of new
single{amily and two-family residential dwelling units;
The Lionshead redevelopment project is the comprehensive redevelopment of
one of three primary portals to Vail Mountain and is intended to create a world-
class arrival point and transition between Lionshead Village and Vail Mountain.
The Lionshead redevelopment project includes four areas of redevelopmenl, the
Lionshead Core, West Day Lot, North Day Lot, and the Tennis Court Site. The
West Day Lo1 project includes a new hotel and low-density residential struclures
along Gore Creek at the existing parking lot known as the West Day Lot. This
element will also conclude the redevelopment of the Marriott Hotel. A vicinity
map is attached for reference (Altachment A).
The purpose of this meeting is to allow the applicant an opportunity to present an
overview of the proposed 10 residential duplex structures and the below grade
parking structure which has access off of West Forest Road. This work session
will also provide a brief overview and description of the development review
applications that have been submitted to facilitate the development of the
southern portion of the Wesl Day Lot. A reduced copy of the proposed
residences is attached for reference (Atlachment B).
A more complete description ol this proposal included in "Lionshead
Redevelopment: West Dav Lot", dated November 3, 2003, which has been
attached lor reference (Attachment C).
The West Day Lol redevelopment proposal will be comprised of several different
development review applications. The applicant has currently submitted
applications for a text amendment, conditional use permits, and major exterior
ilt.
alleration to facilitate the proposal 10 construct 10 residential duplexes on the
West Day Lot.
The staff and applicant recommend the Commission listen to a
presentation on the project proposal and provide any direction the
Commissioners may have at this time on the proposed text amendment,
conditional use permits, and major exterior alteration on the West Day Lot.
BACKGROUND
The subject property includes several parcels of land currently used for the
Marriott Mounlain Resorl, the parking structure for the Marriot Mountain Resort,
and employee parking for Vail Resorts. The Marriott (previously "The Mark") was
approved by the Town in 1977 as a hotel and condominium project and was
zoned Special Development Dislrict No.7 by Ordinance 3, Series of 1977. The
project was expanded and modified throughout the 1980's and 1990's. ln 1999
the Marriott property, along with the rest of Lionshead, was rezoned to Lionshead
Mixed Use 1 and SDD No. 7 was repealed. The Marriott as developed today
includes 35 dwelling units, 276 hotel rooms, meeting rooms, a restauranl, and
other hotel amenities.
The western portion of the site (the Morcus Subdivision), known as the West Day
Lot, was regraded and used for Vail Resorts employee parking. Prior to the
rezoning of this parcel to Lionshead Mixed Use 1 in 1999, the property was
zoned Parking District.
ROLES OFTHE REVIEWING BOARDS
The purpose of this section of the memorandum is to clarify the responsibilities of
the Design Review Board, Planning and Environmental Commission, Town
Council, and staff on the current applications submitted on behalf of Vail Resorts
Development Company.
A. TextAmendment
Planninq and Environmental Commission:
Action: The PEC is advisory to the Town Council.
The PEC shall review the proposal for and make a recommendation to the
Town Council on the compatibility of the proposed text changes for consistency
with the Vail Comprehensive Plans and impact on the general welfare of the
community.
Desiqn Review Board:
Action: The DRB has NO review aulhority on code amendments.
Staff :
tv.
The stalf is responsible for ensuring thal all submiltal requirements are provided.
The staff advises the applicant as to compliance with the Zoning Regulations.
Staff provides analyses and recommendations to the PEC and Town Council on
any text proposal.
Town Council:
Action: The Town Council is responsible for final approval/denial on code
amendments.
The Town Council shall review and approve the proposal based on the
compatibility of the proposed text changes for consistency with the Vail
Comprehensive Plans and impact on the generalwellare of the community.
B. Conditional Use Permit
Order of Review: Generally, applications willbe reviewed first by the PEC for
acceptability of use and then by the DRB for compliance of proposed buildings
and site planning.
Planninq and Environmental Commission:
Action: The PEC is responsible lor final approval/denial of Conditional Use
Permit.
The PEC is responsible for evaluating a proposal for:
1. Relationship and impact of the use on development objectives of the Town.
2. Effect of the use on light and air, dislribulion of population, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities and public facilities needs.
3. Effect upon traffic, with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverabilily, and removal of snow from the streets and parking areas.
4. Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk of the proposed use in relation to
surrounding uses.
5. Such other factors and criteria as the Commission deems applicable to the
proposed use.
6. The environmenlal impact report concerning the proposed use, if an
environmental impact report is required by Chapter 12 of this Title.
Conformance with development standards ol zone district
- Lot area- Setbacks- Building Height- Density- GRFA- Site coverage- Landscape area- Parking and loading- Mitigation of development impacts
Desiqn Review Board:
Action: The DRB has NO review authority on a CUP, but must review any
accompanying DRB application.
The DRB is responsible for evaluating the DRB proposal for:- Architectural compatibility with other structures, the land and
surroundings- Fitting buildings into landscape- Conliguration of building and grading of a site which respects the
topography- Removal/Preservation of lrees and nalive vegetation- Adequate provision for snow storage on-site- Acceptability of building materials and colors- Acceptability of roof elementsr eaves, overhangs, and other building
forms- Provision of landscape and drainage- Provision of fencing, walls, and accessory slruclures- Circulation and access to a site including parking, and site distances- Location and design of satellite dishes- Provision of outdoor lighting- The design of parks
Staff :
The staff is responsible for ensuring that all submiflal requirements are provided
and plans conform to the technical requirements of the Zoning Regulations. The
staff also advises the applicant as to compliance with the design guidelines.
Staff provides a staff memo containing background on the property and provides
a staff evaluation of the project with respect 1o the required criteria and findings,
and a recommendation on approval, approval with conditions, or denial. Slaff
also facilitates the review process.
Town Council:
Aclions of DRB or PEC maybe appealed to the Town Council or by the Town
Council. Town Council evaluates whether or not the PEC or DRB erred with
approvals or denials and can uphold, uphold with modifications, or overturn the
board's decision.
C. Maior Exterior Alteration (LMU-I)
Order of Review: Generally, applications will be reviewed first by the PEC for
impacts of use/development and then by the DRB for compliance of proposed
buildings and site planning.
Planninq and Environmental Commission:
Action: The PEC is responsible for final approval/denial of a Maior Exterior
Alteration.
The PEC shall review the proposal for:- Conformance with development standards of zone district- Lot area- Setbacks- Building Height- Density- GRFA- Site coverage- Landscape area- Parking and loading- Mitigation ol development impacts- Compliance with the goals and requirements of the Lionshead
Redevelopment Master Plan (excepl design guidelines)
Desiqn Review Board:
Action: The DRB has NO review authority on a Major Exterior Alteration, bul
must review any accompanying DRB application.
The DRB is responsible lor evaluating the proposal for:- Archilectural compatibility with other slruclures, the land and
surroundings- Fitting buildings into landscape- Configuration ol building and grading of a site which respects the
topography- Removal/Preservation of trees and native vegetation- Adequate provision for snow slorage on-site- Acceptability of building materials and colors- Acceptability of roof elemenls, eaves, overhangs, and other building
forms- Provision of landscape and drainage- Provision of fencing, walls, and accessory struclures- Circulation and access to a site including parking, and site distances- Location and design of satellite dishes- Provision of outdoor lighting- Compliance wilh the architectural design guidelines of the Lionshead
Redevelopment Master Plan
V.
Staff :
The staff is responsible for ensuring that all submittal requiremenls are provided
and plans conform to the technical requirements of the Zoning Regulalions. The
stafl also advises the applicant as to compliance with the design guidelines.
Staff provides a slaff memo containing background on the property and provides
a slaff evaluation of the project with respect to the required criteria and findings,
and a recommendalion on approval, approval with conditions, or denial. Staff
also facilitates the review process.
Town Gouncil:
Actions of DRB or PEC maybe appealed to the Town Council or by the Town
Council. Town Council evaluates whether or not the PEC or DRB erred with
approvals or denials and can uphold, uphold wilh modifications, or overturn the
board's decision.
APPLICABLE PLANNING DOCUMENTS
Title 12. Zoninq Requlations. Vail Town Code
12-7H Lionshead Mixed Usel (LMU-I) District (in part)
12-7H-l: PURPOSE:
The Lionshead Mixed Use 1 District is intended to provide sites for a mixture of
multiple-family dwellings, Iodges, hotels, fractional fee clubs, time shares, lodge
dwelling units, restaurants, offices, skier seruices, and commercial
establishments in a clustered, unified development. Lionshead Mixed Use 1
District, in accordance with the Lionshead Redevelopment Master Plan, is
intended to ensure adequate light, air, open space and other amenities
appropriate to the permifted types of buildings and uses and to maintain the
desirable qualities of the District by establishing appropriate site development
standards. This District is meant to encourage and provide incentives for
redevelopment in accordance with the Lionshead Redevelopment Master Plan.
This Zone District was specifically developed to provide incentives for properties
to redevelop. The ultimate goal of these incentives is to create an economically
vibrant lodging, housing, and commercial core area. The incentives in this Zone
District include increases in allowable gross residential floor area, building height,
and density over the previously established zoning in the Lionshead
Redevelopment Master Plan study area. The primary goalof the incentives is to
create economic conditions favorable to inducing private redevelopment
consistent with the Lionshead Redevelopment Master Plan. Additionally, the
incentives are created to help finance public off-site improvements adjacent to
redevelopment projects. With any developmenUredevelopment proposal taking
advantage of the incentives created herein, the following amenities will be
evaluated: streetscape improvements, pedestrian/bicycle access, public plaza
redevelopment, public art, roadway improvements, and similar improvements.
12-7H-2: PEBMITTED AND CONDITIONAL USES; BASEMENT OR GARDEN
LEVEL:
A. Definition: The "basement" or "garden level" shall be defined as that floor
of a building that is entirely or substantially below grade.
B.Permitted Uses: The following uses shall be permitted in basement or
garden levels within a structure:
Banks and financial institutions.
Commercial ski storage.
Eating and drinking establishments.
Personal services and repair shops.
Professional offices, busrness offices and studios.
Public or private lockers and storage.
B ec re ati o n f aci I iti e s.
Retail establishments.
Skier ticketing, ski school, skier seruices, and daycare.
Travel agencies.
Additional uses determined to be similar to permitted uses described in
this subsection, in accordance with the provisions of Section 12-3-4 of
this Title.
Conditional Uses: The following uses shall be permitted in basement or
garden levels within a structure, subject to issuance of a conditional use
permit in accordance with the provisions ol Chapter 16 of this Title:
Conference facilities and meeting rooms.
Liquor stores.
Lodges and arcommodation units.
Major arcade.
Multiple-family residential dwelling units, time-share units, fractional fee
clubs, lodge dwelling units, and employee housing units (Type lll (EHU)
as provided in Chapter 13 of this Title).
Radio, TV stores, and repair shops.
Theaters.
Additional uses determined to be similar to conditional uses described in
this subsection, in accordance with the provisions of Section 12-3-4 of
this Title.
12-7H-3: PERMITTED AND CONDITIONAL USES; FIRST FLOOR OR STREET
LEVEL:A. Definition: The "first floor" or "street level" shall be defined as that floor of
the building that is located at grade or street level along a pedestrianway.
B. Permitted Uses: The following uses shall be permifted on the first floor or
street level within a structure:
Banks, with walk-up teller facilities.
Eati ng and dri nki ng establ i sh m e nts.
Recreatio n faci lities.
Retail stores and establishments.
Skier ticketing, ski school, skier seruices, and daycare.
Travel agencies.
Additional uses determined to be similar to permitted uses described in
this subsection, in accordance with the provisions of Section 12-3-4 of
this Title.
C.
C. Conditional Uses: The following uses shall be permitted on the first floor
or street level floor within a structure, subject to issuance of a conditional
use permit in accordance with the provisions of Chapter 16 of this Title:
Barbershops, beauty shops and beauty parlors.
Conference facilities and meeting rooms.
Financial institutions, other than banks.
Liquor stores.
Lodges and accommodation units.
Multiplelamily residential dwelling units, time-share units, fractional fee
clubs, lodge dwelling units, and employee housing units (Type lll (EHU)
as provided in Chapter 13 of this Title).
Radio, TV stores, and repair shops.
Additional uses determined to be similar to conditional uses described in
this subsection, in accordance with the provisions of Section 12-3-4 of
this Title.
12-7H-4: PERMITTED AND CONDITIONAL USES; SECOND FLOOR AND
ABOVE:A. Permifted Uses; Exception: The following uses shall be permitted
on those floors above the first floor within a structure:
Lodges and accommodation units.
Multiple-family residential dwelling units, time-share units,
fractional fee clubs, lodge dwelling units, and employee housing
units (Type lll (EHU) as provided in Chapter l3 of this Title).
Additional uses determined to be similar to permifted uses
described in this subsection, in accordance with the provisions of
Section 12-3-4 of this Title.
B. Conditional Uses: The following uses shall be permitted on
second floors and higher above grade, subject to the issuance of
a conditional use permit in accordance with the provisions of
Chapter 16 of this Title:
Banks and financial institutions.
Conference facilities and meeting rooms.
Eati ng and dri nki ng establ i shme nts.
Liquor stores.
Personal seruices and repair shops.
Professional offices, business offices and studios.
Badio, TV stores, and repair shops.
Recreation facilities.
Betail establishments.
Skier ticketing, ski school, skier seruices, and daycare.
Theaters.
Time-share units and fractional fee clubs.
Additional uses determined to be similar to conditional uses
described in this subsection, in accordance with the provisions of
Section 12-3-4 of this Title.
12-7H-5: CONDITIONAL USES; GENERALLY (ON ALL LEVELS OF A
BUILDING OR OUTSIDE OF A BUILDING):
The following conditional uses shall be permitted, subiect to issuance of a
conditional use permit in accordance with the provisions of Chapter 16 of
this Title:
Bed and breakfast as further regulated by Section 1 2-14-l8 of this
Titte.
Brew pubs.
Coin-operated laundries.
Commercial storage.
Private outdoor recreation facilities, as a primary use.
Public buildings, grounds, and facilities.
Public or private parking lots.
Public park and recreation facilities.
Public utility and public seruice uses.
Skilifts and tows.
Television stations.
Additional uses determined to be similar to conditional uses
described in this subsection, in accordance with the provisions of
Section 12-3-4 of this Title.
1 2-7 H -6 : ACCESSOFY USES;
The following accessory uses shall be permifted in the Lionshead Mixed
Use 1 District:
Home occupations, subject to issuance of a home orcupation
permit in accordance with the provisions of Section 12-14-12 of
this Title.
Loading and delivery and parking facilities customarily incidental
and arcessory to permitted and conditional uses.
Minor arcade.
Offices, lobbies, laundry, and other facilities customarily incidental
and accessory to hotels, lodges, and multiple-family uses.
Outdoor dining areas operated in conjunction with permitted
eati ng and d ri nki ng establis h me nts.
Swimming pools, tennis courts, patios or other recreation facilities
customarily incidental to permitted residential or lodge uses.
Other uses customarily incidental and accessory to permitted or
conditional uses, and necessary for the operation thereof.
1 2-7 H - 7 : E XT E R I O R ALT E RAT I O N S O R M O D I F I C AIIONS:A. Review Required: The construction of a new building or the
alteration of an existing building that is not a maior erterior
alteration as described in subsection B of this section shall
be reviewed by the design review board in accordance with
chapter 11 of this title.
1. Submiftal ltems Required: The submittal items required
for a project that is not a major erterior alteration shall be
provided in accordance with section 1 2-1 1-4 of this title.
l0
B.Major Exterior Alteration: The construction of a new
building or the alteration of an existing building which adds
additional dwelling units, accommodation units, fractional
fee club units, time share units, any proiect which adds
more than one thousand (1 ,000) square feet of commercial
floor area or common space, or any project which has
substantial off site impacts (as determined by the
administrator) shall be reviewed by the planning and
environmental commission as a maior exterior alteration in
accordance with this chapter and section 12-3-6 of this
title. Any project which requires a conditional use permit
shall also obtain approval of the planning and
environmental commission in accordance with chapter 16
of this title. Complete applications for major erterior
alterations shall be submitted in accordance with
administrative schedules developed by the department of
community development for planning and environmental
commission and design review board review.
1. Submittal ltems Required, Maior Exterior Alteration: The
following submiftal items are required:
a. Application: An application shall be made by the
owner of the building or the building owner's
authorized agent or representative on a form
provided by the administrator. Any application for
condominiumized buildings shall be authorized by
the condominium association in conformity with all
pertinent requirements of the condominium
associ atio n's d ecl aratio n s.
b. Application; Contents: An application for a major
exterior alteration shall include the following items:
(1) Completed application form, filing fee,
and a list of all owners of property located
adjacent to the subject parcel. The owner's
list shall include the names of all owners,
their mailing address, a legal description of
the property owned by each, and a general
description of the property (including the
name of the property, if applicable), and the
name and mailing address of the
condominium association's representative
(if applicable). Said names and addresses
shall be obtained from the current tax
records of Eagle County as they appeared
not more than thirty (30) days prior to the
application submittal date.
II
(2) A written statement describing the
proposal and how the proposat complies
with the Lionshead redevelopment master
plan and any other relevant sections of the
Vail comprehe nsive plan.
(3) A survey stamped by a licensed
surveyor indicating existing conditions on
the property including the location of
improvements, topography, and natural
features.
(4) A current title report to verify ownership,
easements, and other encumbrances,
including schedules A and 83.
(5) Existing and proposed site plan at a
minimum scale of one inch equals twenty
feet (1" = 20'), a vicinity plan at an
appropriate scale to adequately show the
project location in relationship to the
surrounding area, a landscape plan at a
minimum scale of one inch equals twenty
feet (1" = 20), a roof height plan and
existing and proposed building elevations at
a minimum scale of one-eighth inch equals
one foot (1/8" = 1'). The material listed
above shall include adjacent buildings and
improvements as necessary to demonstrate
the project's compliance with the Lionshead
redevelopment master plan.
(6) Sun/shade analysis of the existing and
proposed building for the spring/fall equinox
(March 21/September 23) and winter
solstice (December 21) at ten o'clock
(10:00) A.M. and two o'clock (2:00) P.M.
unless the department of community
development determines that the proposed
addition has no impact on the existing
sun/shade paftern. The following sun angle
shallbe used when prepaing this analysis:
Spring/FallEquinox Sun Anale
10:00 A.M. 40" east of south. 50"
declination
2:00 P.M. 42" west of south, 50'
declination
12
C.
WinterSolstice Sun Anqle
10:00 A.M. 30' east of south. 20"
declination
2:00 P.M. 30" west of south, 20"
declination
(7) Existing and proposed floor plans at a
minimum scale of oneJourth inch equals
one foot (1/4" = 1') and a square footage
analysis of all existing and proposed uses.
(8) An architectural or massing model of the
proposed development. Said model shall
include buildings and major site
improvements on adjacent properties as
deemed necessary by the administrator.
The scale of the model shall be as
determined by the administrator.
(9) Photo overlays and/or other graphic
material to demonstrate the special
relationship of the proposed development to
adjacent properties, pubtic spaces, and
adopted views per chapter 22 of this title.
(10) Parking needs assessmenl and
vehicular circulation analysis, prepared by a
qualified professionaL
(1 l) Any additional information or material
as deemed necessary by the administrator
or the town planning and environmental
commission (PEC). The administrator or the
planning and environmental commission
may, at his/her or their discretion, waive
certain submittal requirements if it ls
determined that the requirements are not
relevant to the proposed development nor
applicable to the Lionshead redevelopment
master plan.
Work Sessions/Conceptual Beview: lf requested by either
the applicant or the administrator, submittals may proceed
to a work session with the planning and environmental
commission, a conceptual review with the design review
board, or a work session with the town council.
Hearing: The public hearing before the planning and
environmental commission shall be held in accordance
D.
IJ
with section 12-3-6 of this title. The planning and
environmental commission may approve the application as
submitted, approve the application with conditions or
modifications, or deny the application. The decision of the
planning and environmental commission may be appealed
to the town council in accordance with section 12-3-3 of
this title.
E. Lapse Of Approval: Approval of an exterior alteration as
prescribed by this article shall lapse and become void two
(2) years following the date of approval by the design
review board unless, prior to the expiration, a building
permit is issued and construction is commenced and
diligently pursued to completion. Admi nistrative extensions
shall be allowed for reasonable and unexpected delays as
long as code provisions affecting the proposal have not
changed.
1 2-7H-8: COMPLIANCE BU RDEN :
It shall be the burden of the applicant to prove by a preponderance of the
evidence before the planning and environmental commission and the
design review board that the proposed exterior alteration or new
development is in compliance with the purposes of the Lionshead mixed
use 1 district, that the proposal is consistent with applicable elements ot
the Lionshead redevelopment master plan and that the proposal does not
otherwise have a significant negative effect on the character of the
neighborhood, and that the proposal substantially complies with other
applicable elements of the Vailcomprehensive plan.
12-7H-9: LOT AREA AND SITE DIMENSIONS:
The minimum lot or site area shall be ten thousand (10,000) square feet
of buildable area.
12-7H-10: SETBACKS:
The minimum building setbacks shall be ten teet (10') unless otherwise
specified in the Lionshead redevelopment master plan as a build4o line.
1 2-7H-1 1 : HEIGHT AND BULK:
Buildings shall have a maximum average building height of seventy one
feet (71') with a maximum height of 82.5 feet, as further defined by the
Lionshead redevelopment master plan. All development shall comply with
the design guidelines and standards found in the Lionshead
redevelopment master plan. Flexibility with the standard, as incorporated
in the Lionshead redevelopment master plan, shall be afforded to
redevelopment projects which meet the intent of design guidelines, as
reviewed and approved by the design review board.
12-7H-12:DENSITY (DWELLING UNITS PER ACRE):
Up to a thirty three percent (33%) increase over the existing number of
dwelling units on a property or thirty five (35) dwelling units per acre,
whichever is greater shall be allowed. For the purpose of calculating
14
density, employee housing units, accommodation units, time share units,
and fractional fee club units shall not be counted as dwelling units.
Additionally, a "lodge dwelling unit", as defined herein, shall be counted
as twenty five percent (25'/) of a dwelling unit for the purpose of
calculating density.
A dwelling unit in a multiple-family building may include one attached
accommodation unit no larger than one-third (1/3) of the total floor area ol
the dwelling.
12-7H-13: GFOSS RESIDENTIAL FLOOR AREA (GRFA):
Up to two hundred fifty (250) square feet of gross residential floor area
shall be allowed for each one hundred (100) square feet of buildable site
area, or an increase of thirty three percent (33%) over the existing GRFA
found on the property, whichever is greater. Multiple-family dwelling units
in this zone district shall not be entitled to additional gross residential floor
area under the 250 ordinance, section 12-15-5 of this title.
1 2-7H-1 4: SITE COVERAGE:
Site coverage shall not exceed seventy percent (70%) of the total site
area, unless otherwise specified in the Lionshead redevelopment master
plan.
12-7H-15: LANDSCAPING AND SITE DEVELOPMENT:
At least twenty percent (20o/) of the total site area shall be landscaped,
unless otherwise specified in the Lionshead redevelopment master plan.
12-7H-16: PARKING AND LOADING:
Off street parking and loading shall be provided in accordance with
chapter 10 of this title. At least one-half (l/2) the required parking shall be
located within the main building or buildings.
12-7H-17: LOCATION OF BUSINESS ACTIVIW:
A. Limitations; Exception: All offices, buslnesses and seruices
permitted by zone district, shall be operated and conducted
entirely within a building, except for permitted unenclosed parking
or loading areas, the outdoor display of goods, or outdoor
restaurant seating.
B. Outdoor Displays: The area to be used for outdoor display must
be located directly in front of the establishment displaying the
goods and entirely upon the establishment's own property.
Sidewalks, building entrances and exits, driveways and streets
shall not be obstructed by outdoor display.
12-7H-18: MITIGATION OF DEVELOPMENT IMPACTS:
Property owners/developers shall also be responsible for mitigating direct
impacts of their development on public infrastructure and in all cases
mitigation shall bear a reasonable relation to the development impacts.
lmpacts may be determined based on reports prepared by qualified
l5
consultants. The ertent of mitigation and public amenity improvements
shall be balanced with the goals of redevelopment and will be determined
by the planning and environmental commission in review of development
projects and conditional use permits. Mitigation of impacts may include,
but is not limited to, the following: roadway improvements, pedestrian
walkway improvements, streetscape improvements, stream tract/bank
improvements, public art improvements, and similar improvements. The
intent of this section is to only require mitigation for large scale
redevelopmenUdevelopment projects which produce substantial off site
impacts.
Vail Land Use Plan
The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail
Town Council. The main purpose of the Land Use Plan is two{old:
1. To articulate the land use goals of the Town.2. To serve as a guide for decision making by the Town.
The Vail Land Use Plan is intended to serve as a basis from which future land
use decisions may be made within the Town of Vail. The goals, as articulated
wilhin the Land Use Plan, are meanl to be used as adopted policy guidelines in
the review process for new development proposals. In conjunction with these
goals, land use categories are defined to indicale general types of land uses
which are then used to develop the Vail Land Use Map. The Land Use Plan is
not intended to be regulatory in nature, but is intended to provide a general
framework to guide decision making. Where the land use categories and zoning
conflict, existing zoning controls development on a site.
The West Day Lot is identified as being a part of the Resort Accommodations
and Services land use category. The Resort Accommodations and Services land
use category slates:
This area includes activities aimed at accommodating the overnight and
short term visitor to the area. Primary uses include hotels, lodges,
seruice stations, and parking structures (with densities up to 25 dwelling
units or 50 accommodation units per buildable acre). These areas are
oriented toward vehicular access from l-70, with other support
commercial and business services included. Also allowed in this
category, would be institutional uses and various municipal uses.
Lionshead Redevelopment Master Plan
The Lionshead Redevelopment Master Plan was adopted on December 15, 1998
by the Vail Town Council.
"The master plan was initiated by the Town of Vail to encourage
redevelopment initiatives within the Lionshead study area. Both public
and private interests have recognized that Lionshead today lacks the
economic vitality of Vail Village, its neighboring commercial district, and
fails to offer a world class resort exoerience. Lionshead's economic
l6
potential has been inhibited by a number of recurrent themes: lack of
growth in accommodation units ("hot beds"), poor retail quality, the
apparent deterioration of existing buildings, an uninteresting and
di sconnected pedestrian e nvi ron me nt, med iocre arch itectu ral character,
and the absence of incentives for redevelopment."
There are several portions of the Lionshead Redevelopment Master Plan which
reference the West Day Lot and make recommendalions for the site. Below are
several sections taken directly from the Master Plan.
Chapter 4 Master Plan Recommendations - Overall Study Area (in part)
Section 4.1 Underlying Physical Framework ol Lionshead
4.1.5 West Lionshead - ResidentiauMixed-Use Hub
The western end of Lionshead, currently undeveloped, is home to parking
lots, the Vail Associates service yard, the Vail sanitation plant, the old
town shops, and a gas station. Uses proposed by the community on this
site in the past include increased parking, employee housing, office
space, mountain seruice access, and an eastbound l-70 on- and off-ramp.
The master plan recommends that this hub become a residential/ mixed
use area with an emphasis on meeting the needs of the local community.
Appropriate uses could include high density real estate development,
lodging, community based office and retailspace, employee housing and
parking. The opportunity exists for a significant locals or seasonal housing
development in this area. To the extent possible development patterns in
this area should reflect north-south orientation of buildings, visual
penetrations to the mountain, and a pedestrian oriented environment. ln
addition there is the opportunity for an underground public parking facility.
All seruice and delivery demands created by development in this area
shall be accommodated on-site.
The site will continue to accommodate the existing and potentiaily
expanded functions of the Vail sanitation plant. The mountain service
yard will be reduced in size, as some functions can be moved fo /ess
central locations. However the area develops it is critical that new uses
be connected to the primary pedestrian corridors and that they be served
by the Town of Vail in-town transit system.
Section 4.8 Parking
4.8-1.2 West Day Lot
The west day lot is also owned by Vail Associates and is utilized primarily
by mountain based Vail Associates employees. This site offers the
possibility of a higher-return development opportunity that may make
other less profitable west end developments feasible, and its existing use
for parking is virtually certain to change. lt is not anticipated that the
17
employee base utilizing this surface lot will decrease; therefore, all the
current parking (approximately 160 spaces) will have to be replaced.
4.8.3.3 Potentiat New Parking Sitesb. West Lionshead
The construction a second public paking structure at the west end
of Lionshead has been a planning consideration since the
completion of the VailTransportation Master plan in 1991. This
slte is currently undeveloped (except for the Vail Associates
maintenance yard) and is large enough to meet proiected parking
demand. lt is well located in relation to the potential new
eastbound l-70 access ramps. Potential logistical hurdles to the
use of this site are as follows:
. Land Ownership. The entire potential parking structure site
(see figure 4-14) is located on Vail Associates and CDOT
property. Property acquisition from both entities will be
required.
. South Frontage Road Realignment. South Frontage Road
must be realigned to free up a parcel large enough for a
m aj or parki ng faci lity.
Competing Land Use Priorities. The west end of
Lionshead has also been identified as a priority employee
housing location by the Town of Vail and Vail Associates.
Although housing could be constructed on top of a parking
structure, a below-grade facility would significantly
increase construction costs and bring up several important
timing issues.
Cost.
Timing. The Lionshead master plan ground rules stipulate
that there will be no net loss of existing employee housing
through redevelopment. Redevelopment of the core site by
Vail Associates means that the existing employee housing
in the Sunbird Lodge will have to be replaced, most likely
on the existing Vail Associates seruice yard or Holy Cross
site. This scenario puts a west Lionshead employee
housing project at or near the top of the Lionshead
redevelopment timeline. Depending on the size
requirements of a new west Lionshead parking structure, it
is possible that the realignment of the frontage road and
the construction of the parking facility would both have to
occur prior to the construction of the housing proiect. lf the
employee housing project occurs first, which is more
probable, the opportunity for a west end parking structure
could be lost, as the remaining available land may be too
small for a structure of sionificant size.
l8
The second timing r.ssue ts the potential l-70 interchange at
this location. Planning decisions regarding a future parking
structure, housing, or an l-70 interchange will have to be
made at the same time, or important opportunities may be
/ost.
. Convenience. This location for a major parking structure
must have regular transit or shuftle seruice because of its
distance from the retail core area and the ski yard (greater
than a 1200-footwalking radius).
A map from the Master Plan is attached which depicts the potential parking on
the West Day Lot (Attachment D).
Chapter 5 Detailed PIan Recommendations (in part)
5.17 West Day LoU Vail Associates Seruice Yard/ Holy Cross Site
Planning for the western end of Lionshead must consider two different scenarios:
the realignment of South Frontage Road and its retention in the existing
alignment. Higher densities and building heights may be appropriate in this area,
particularly to encourage the development of employee housing. However, any
development must meet the overall character and visual intent of the master plan
and be compatible with the adjacent existing development of the Marriott and the
VailSpa.
As depicted in figures 5-21 and 5-22, realignment of South Frontage Road will
allow these properties to be consolidated for development while maintaining a
transit connection through the property. Within the consolidated parcet, there are
four distinct sub-areas separated by location and land use. The first is the
existing west day lot. This site has Gore Creek frontage, is removed from the
frontage road, and is the most appropriate for a higher-end fee simple or
fractional fee development. The second, immediately adjacent to South
Frontage Road, should have a strong relationship with the first (potentially by a
connecting "greenbelt" as shown in figure 5-24), but its /ess desirable location
suggests a different and potentially higher density product. Affordable housing
should also be considered here to accommodate new employee generation. The
third, west of the realigned South Frontage Road, has been identitied as an
appropriate location for high densrty employee housing. The fourth has the
longest road frontage and is the recommended location for a smaller Vail
Associates seruice yard. From this location, a snow cat access route to the
mountain could be developed through the old town shops site and across the
river to the Cascade Ho ski trail.
lf South Frontage Road is not realigned prior to buildout on this site, there would
be a slight reduction in the amount of developable land north of the frontage road
(see figure 5-23), and access points to the properties might be different. Traffic
flow patterns and transit vehicle access would be different. The removal of the
central transiV pedestrian corridor will necessitate either an additional west
19
Lionshead transit stop or the undesirable situation of people crossing the
frontage road to arcess a single transit stop.
Town of Vail Comprehensive Open Lands Plan
In 1994, the Vail Town Council adopted the Comprehensive Open Lands Plan.
The purpose of the plan is to idenlify priorities for open space and recrealion
needs communicated by the citizens of Vail.
The Comprehensive Open Lands Plan - Action Plan map identifies a portion of
the West Day Lot sile as "Undeveloped Parcel (Zoning Varies) Action Not
Recommended". The Plan did not reference or recommend any action with the
existing site.
DISCUSSION ISSUES
Purpose of the Meeting
As was previously discussed, the purpose of this meeting is lor the applicant to
present the overall redevelopment proposal for southern portion of the West Day
Lot and the applications associated with the proposal. The applicant will present
a proposal to construcl 10 duplex struclures with a total of 20 dwelling units. In
addition, there is a proposed underground parking struclure which will provide
parking for the residences.
ln order to facilitate the proposal the applicant is proposing to add single-family
residential dwellings and two-family residential dwellings as conditional uses
under Section 12-7H-5, Gonditional Uses; Generally (on all levels of a building or
outside a building), Vail Town Code. lf the proposed text amendmenl is
forwarded to Council with a recommendalion of approval the applicant will
request a conditional use permit to construct the residences under the updated
Lionshead Mixed Use ldistrict. In addilion, the applicant will be requesting a
conditional use permit for a public or private parking lot lor the sub-grade parking
structure which will service the proposed 20 dwelling units. The final part of this
application is a requesl for approval of a major exterior alteration to construct the
residential units.
Staff and the applicant recommend the Commission listen to the presentation by
the applicant for the West Day Lot and offer any commenls and leedback
regarding the four applications associated with the 10 residential structures.
Additional Information Necessary to Complete the Development Review
Application
Slaff has distributed copies of the proposal to the Public Works, Fire, and
Community Development Departments for review. The applicanl has been given
multiple commenls by the Departments. As this is a work session, staff did not
require the applicant to submit all the required ilems for a text amendmenl,
conditional use permits and a major exterior alteration application prior to being
scheduled for Planning and Environmental Commission review. According to
Section 12-7H-78, Major Exterior Alleration, Vail Town Code, the applicant must
submit the following items prior to being scheduled on a future agenda:
20
vil.
A current title reportr An existing and proposed site plan
. A sun/shade analysisr Existing and proposed floor plansr Photo overlays and/or other graphic material to
demonstrale the relationships between the proposed
development and adjacent propertiesr A parking needs and vehicular circulation analysis. Any additional information deemed necessary by staff or
the Planning and Environmenlal Commission
Topics to direct discussion and obtain feedback for the applicant and staff
trom the Planning and Environmental Commission.
o What if any concerns are there regarding traffic and
pedestrian circulalion on this site?. Does lhe Commission foresee any environmental issues?. Are there any concerns over lhe overall bulk and mass?o Does the Commission loresee any issue of the future
subdivision of the project onto a separate lot from the
Marriott and the future proposed hotel?r Any other issues the Commission wishes 1o discuss?
ZONING ANALYSIS POTENTIAL
Below is a summary and analysis of Town of Vail development standards and
regulations. The analysis includes all development proposed for the site
including the Marriott, the proposed hotel, and the 20 Gore Creek residences.
Standard Allowed/Required Proposed
AddresVLegal Description:
Parcel Size:
Zoning:
Land Use Designation:
Density
AU's
GRFA
RetailiRestaurant Area
Building Height
Site Coverage
730,724, and714 West Lionshead Circle/Tracts A,
B, C, & D, Morcus Subdivision and Lot 7, Marriott
Subdivision
7.74 acre (337,197 sq. ft.)
Lionshead Mixed Use 1
Resort Accommodations and Services
270 DUs (35/acre)
unlimited
842,992 sq. ft.(250%)
unlimited
71 ' average
82.5'maximum
236,037 sq. ft. (70%)
21
168 DUs (22/acre)
322 (+44 hotel lock-offs)
362,179 sq. ft.(108%)
2,800 sq. ft. (New Hotel Only)
70'average
80.5'maximum
139,700 sq.ft. (42%)
VIII. SURROUNDING LAND USES AND ZONING
Landscape Area
Setbacks
Stream Setback
Parking
(w/Marriott)
Loading
North:
South:
East:
West:
67,439 sq. ft. (20%)min
10' or per Master Plan
50'
478 spaces
5 berths (w/Marriott)
97,o37 sq. ft. (29%)
Refer to development
plan
100'+
520 spaces
6 berths (w/Marriott)
Land Use
Residential
Open Space
Residential
Public Utility
Zoninq
Lionshead Mixed Use 1 District
Natural Area Preservation District
Lionshead Mixed Use 1 District
General Use District
CRITERIA AND FINDINGS
Text Amendment:
Before acting on an applicalion for an amendment to the regulations
prescribed in this title, the planning and environmental commission and town
council shall consider the following factors with respect to the requested text
amendment:
(1) The extent to which the text amendmenl furthers the general and specific
purposes ol the zoning regulations; and
(2) The extent to which the text amendment would better implement and
better achieve the applicable elements of the adopted goals, objectives,
and policies outlined in the Vail comprehensive plan and is compatible
with the development objectives of the town; and
(3) The exlent to which the lext amendmenl demonstrates how conditions
have substantially changed since the adoption of the subject regulation
and how the existing regulation is no longer appropriate or is inapplicable;
and
(4) The extent to which the text amendment provides a harmonious,
convenient, workable relationship among land use regulations consistent
with municipal development objectives; and
(5) Such olher factors and crileria the commission and/or council deem
applicable to the proposed text amendment.
Before recommending and/or granting an approval of an application for a text
amendmenl the planning and environmental commission and the lown
council shall make the following findings with respect to the requested
amendment:
22
(1) That the amendment is consistent wilh the applicable elements of the
adopted goals, objectives and policies outlined in the Vail comprehensive
plan and is compatible with the development objectives of lhe town; and
(2) That the amendment furthers the general and specific purposes of the
zoning regulations; and
(3) That the amendment promotes the health, safety, morals, and general
welfare of the town and promotes the coordinated and harmonious
development of the town in a manner that conserves and enhances ils
nalural environment and its established character as a resort and
residential community of the highest quality.
Conditional Use Permit:
Before acting on a conditional use permit application, the planning and
environmenlal commission shall consider the following factors with respect to the
proposed use:
(1) Relationship and impact ol the use on development objectives of lhe
lown.
(2) Effecl of the use on light and air, distribution of populalion, transportation
facilities, utilities, schools, parks and recrealion facilities, and other public
facilities and public facilities needs.(3) Effect upon traffic, with particular reference to congestion, automotive
and pedestrian safety and convenience, lraffic flow and control, access,
maneuverability, and removal of snow from the streets and parking
areas,
(4) Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk of the proposed use in relation to
surrounding uses.
(5) Such other factors and criteria as the commission deems applicable to
the proposed use.
(6) The environmenlal impact report concerning the proposed use, if an
environmental impact report is required by chapler 12 of this title.
The planning and environmental commission shall make the following findings
before granting a conditional use permit:
(1) That the proposed location of the use is in accordance with the purposes
of this title and the purposes of the district in which the site is located.
(2) That the proposed localion of the use and the conditions under which it
would be operated or maintained will not be detrimental 1o the public
health, safety, or welfare, or materially injurious to properties or
improvements in the vicinity.
(3) That the proposed use will comply with each of the applicable provisions
of this litle.
Maior Exterior Alteration:
In making a decision regarding the approval, approval with modifications, or denial of
a major exterior alteration the Planning and Environmental Commission is to utilize
Section 12-7H-8 Compliance Burden, VailTown Code, which states:
L)
x.
xt.
It shall be the burden of the applicant to prove by a preponderance of the
evidence before the planning and environmental commission and the
design review board that the proposed exterior alteration or new
development is in compliance with the purposes of the Lionshead mixed
use 1 district, that the proposal is consistent with applicable elements of
the Lionshead redevelopment master plan and that the proposal does not
otherwise have a significant negative effect on the character of the
neighborhood, and that the proposal substantially complies with other
applicable elements of the Vail comprehensive plan.
STAFF RECOMMENDATION
As lhis is a work session, staff is not providing a recommendation at this time.
Staff will provide a staff recommendation at the time of a final review of this
application.
ATTACHMENTS
A. Vicinity MapB. "Lionshead Redevelopment: West Dav Lot", dated November 3, 2003
C. West Day Lot residences reduced plans
D. Figure 4-14 of the Lionshead Redevelopment Masler PlanE. Public Notice
.,' A
$
:il'Attachment: A
LIONSHEAD REDEVELOPMENT
West Day Lot
Submittal to the Town of Vail
Submitted by: Vnn Rnsonrs DEvnropMENT ConmaNv
Revised Submittal 1,1 -3-03
Attachment: B
Lionshead Redevelopment
TART,N OF'CONTF-NTS
L Introduction
II. Detailed Proiect Overview
III. No Net Loss of Parking
ry. Proiect Phasine
V. Proiect Review Criteria
YI. Master Plan Considerations
Page
I
2
l1
t2
13
l7
r TNTDrINTTr-TINN
This report is an updated excerpt from the overall Lionshead Redevelopment submittal document
provided to the Town in July of 2003. The information contained in this document is the
information necessary for evaluating the proposed two-family residential development on a
portion of the West Day Lot/Marriott property. The document discusses the entire West Day Lot
project as the entire site is being proposed as one overall coordinated plan with all development
standards applied to the entire parcel.
The project for which approval is currently being sought is the low-density residential
development on the south edge of the property; the Gore Creek Residences. This plan includes
up to 20 dwelling units in duplex structures. The duplex units can be developed in several
formats as there are two floor plans proposed; one layout of approximately 2,600 sq .ft. and the
other of approximately 3,400 sq. ft. Depending on market conditions the site could be developed
with a maximum of 20 units (all smaller units) or a minimum of 14 units (all largerrmits) or
anywhere between (some big and some small). Plans have been submitted showing 20 dwelling
units and 16 dwelling units (the likely development scenario). All parking is located in a sub-
surface parking structure accessed directly from Forest Road.
Vail Resorts - The Redevelopment of Lionshead
II. DETAILED PROJECT OVERVIEW (Overall Development Site)
The West Day Lot is located within an area identified by the Lionshead Redevelopment Master
Plan for resort lodging and residentiaVmixed use development. This site is being redeveloped as
a logical extension of the existing Maniott Hotel with lodging and residential uses at a scale that
mirrors that of the existing neighborhood. This development project includes both the West Day
Lot and Marriott properties as one overall project site. The Master Plan identified this
neighborhood as a more quiet residential area providing the greatest opportunity to expand the
Town's bed base. Below are the north and south elevations of the new hotel faciliW.
"':
Hotel Buildins - North and South Elevations
Vail Resorts - T}e Redevelopment ofLionshead
I . Existing Conditions
The project site is currently developed with the Marriott Hotel, an open air parking
structure which serves the Marriott Hotel, and an unpaved surface employee parking lot
with a capacity of 160 parking spaces. The site has been re-graded over the years
creating man-made berms and slopes. The Marriott Hotel currently contains 276 newly
renovated hotel rooms, 35 dwelling units, a 4,500 sq. ft. restaurant, and meeting rooms.
Site improvements include tennis courts and a swimming pool.
2. Overview of Project - Entire WDL
r Design Concept
The redevelopment of the West Day Lot builds upon the success of the newly
redeveloped Marriott Hotel (276 hotel rooms and 35 dwelling units) by proposing a new
hotel and residential development on the remainder of the site. The project provides a
transition from the high density lodging facilities along West Lionshead Circle to a low-
rise and low density duplex style development along Gore Creek, as suggested in the
Lionshead Redevelopment Master Plan. This transition is important due to the low
density residential uses that exist on the soutl side of Gore Creek.
The project includes attention to the design guidelines including the provision of
stepbacks and the transition ofwall planes and materials as directed by the Lionshead
design guidelines. The proposed plan implements many other goals of the Master Plan
including concealing parking in subsurface structures, developing residential and lodging
uses in this area ofLionshead, developing pedestrian connections to the core of
Lionshead, and meeting all ofthe design standards and guidelines.
. Project Components
The new hotel building includes 90 hotels rooms (44 are hotel lock-offs), I l3 dwelling
units, meeting rooms, a restaurant, hotel fitness areas, and subsurface parking to serve
both the new development and a portion of the Marriott's parking requirements.
Additionally, there is a low-density residential development on the south side of the site
containing up to 20 dwelling units in up to l0 two-family structures. These homes are
accessed via a subsurface parking area connecting to West Forest Road.
. Zoning Text Amendment
The Lionshead Mixed Use I zone district does not list single-family or two-family
residential structures as a permitted or conditional use. At the time this zone district was
drafted, there was not much thought given to these low density use as there did not seem
to be a logical location in the Lionshead area to allow such low-density residential uses.
Through careful planning of the West Day Lot Vail Resorts discovered that low-density
Vail Resorts - The Redevelopment ofLionshead
residential uses would be advantageous to create a transition from more intensive lodging
uses to the low-density residential neighborhoods adjacent to the site. Therefore, Vail
Resort's is proposing a text amendment to the Lionshead Mixed Use I zone district to
allow single-family and two-family residential structures as a conditional use. This
amendment will allow the proposed Gore Creek Residences to be approved by the
Planning and Environmental Commission subject to the conditional use criteria found in
the Zoning Regulations. The approval criteria would allow the PEC to distinguish
between appropriate and inappropriate locations for single-family and two-family uses
within Lionshead.
Vail Resorts - The Redevelooment of Lionshead
o
o
.. .,,1
'-.'-">t.
i.-*d
j0
a
3. ZonngAnalysis
Below is a summaq/ and analysis of Town of Vail development standards and
regulations. The analysis includes all development proposed for the site including the
Marriott, the proposed hotel, and the 20 Gore Creek residences.
Summary Table:
Zoning; Lionshead Mixed Use I
Lot Area: 7.741 acres or 337,197 sq. ft-
Standard AllowedlRequired Proposed
Density 270 DUs (35/acre) 168 DUs (22/acre)
AU's unlimited 322 (+44 hotel lock-offs)
GRFA 842,992 sq. ft. (250%) 362,179 sq. ft. (108%)
Retail/Restaurant Area unlimited 2,800 sq. ft. (New Hotel Only)
Building Ht. 7l' average 7O'average
82.5'maximum 80.5'maximum
Site Coverage 236,037 sq. ft. (70%) 139,700 sq. ft. (42yi
Landscape Area 67,439 sq. ft. (20%) min 97,037 sq.ft. (29W
Setbacks l0' or per Master Plan Refer to development plan
Stream Setback 50' 100'+
Parking 478 spaces 520 spaces (Wlvlaniott)
Loading 5 berths (Wlvlaniott) 6 berths (wilvlarriott)
Vail Resorts - The Redevelooment ofLionshead
Parking Detail:
Below is a detailed analysis of the parking requirement for the West Day Lot/IVlarriott
Site. Please note that net areas were used where applicable to calculate the appropriate
parking requirement. Below are floor plans of the three levels of parking provided on the
site.
The proposed development plans include a total of 520 parking spaces. There are 42
parking spaces in excess of the Town's requirement for the uses on this site. However,
37 ofthese excess spaces are located in the Gore Creek Residences and are not fungible
with the other WDL development. Parking is provided on the site as indicated below:
West Day Lot Hotel Structure:
Gore Creek Residences:
Marriott Hotel:
405 spaces
54 spaces
6l spaces
Less Nlixed Use Credit
Irss N{ixed Use Credit
Less Nlixed Use Credit
Vail Resorts - The Redevelonment of Lionshead
W{,t Ort Lut
II
l
:!.Fr I
2}iD DASETIENT PL{N . +tIIO,Odiin is, ll 1.02
West Day Lot - Parking Levels
Vail Resorts - The Redevelopment oflionshead
I
I
I
:
I
S*.ftr.
e'l
,/-\-'../
./,/l\
{.6"nfup
:-.t
IST BASIiIIENT PL,n\ - +8t4.0
,'.i*,*.u' Hl 1.03
West Day Lot - Upper Level Parking and Loading
Loadine and Delivery Detail:
The Town of Vail regulations provide a series of forrnulas to determine the overall
Ioading berth requirement for a redevelopment project. The regulations also contain a
series of reduction credits for mixed use projects such as the West Day Lot/Marriott Site.
The maximum number of loading bays required of any mixed-use project in the Town of
Vail is five loading berths. Vail Resorts Development Company is providing a total of 6
loading berths at various locations on the site. Two new loading berths are located below
the new hotel building in addition to the 4 berths located at the Marrioft hotel.
Vail Resorts - The Redevelooment ofLionshead
Employee Housing:
Below is a detailed analysis of the net increase in employee housing impacts of the
proposed West Day Lot redevelopment. The calculation is based on the Town's general
methodology for determining employee impacts. The formula uses the l5% multiplier
since the project is being developed within the density requirements of the Lionshead
Mixed Use I zone district as consistently used by tlre Town. Employee housing
requirements of all redevelopment sites (including the Front Door) are being met within
the building proposed on the North Day Lot.
Environmental Impact Report:
An environmental impact report (EIR) was provided to the Town with the original
Lionshead Redevelopment submittal. The changes to the West Day Lot only minimally
change the development impacts to the site. The changes include an increase in the
number of potential low-density dwelling units from 12 units to 20 units. The number of
potential building footprints has been reduced from 12 to 10. The EIR as currently
submitted sufficiently evaluates the proposed development and no update is necessary,
other than an update to the overall traffic report for Lionshead. This update to the traffic
report will be provided.
Vail Resorts - The Redevelopment ofLionshead l0
III.NONET LOSS OF PARKING
A. Master Plan Policy
A ground-rule was established during the master plarming process for Lionshead that
states that there will be no net loss ofparking (public or private) in the Lionshead
redevelopment area. That means that as properties are redeveloped or vacant properties
are developed parking must be provided to serve the proposed uses and that employee
parking located in Lionshead (the West Day Lot and the North Day Lot) must be replaced
if displaced by new development. Section 3.9 "Parking" of the Master Plan provides an
"assessment of existing parking conditions." That section goes on to identify the North
Day Lot and the West Day Lot as existing employee parking areas containing 105 and
160 parking spaces, respectively.
B. Vail Resorts Parking Plan
The parking plans for all ofthe proposed redevelopment sites address two issues:
parking required for the new or redeveloped use and parking displaced from the North
Day Lot and the West Day Lot.
All proposed development projects (i.e., the North Day Lot, the Core Site, the West Day
Lot, and the Teruris Court Site) provide all of the parkhg required for the uses proposed.
Displaced employee parking may be accommodated in the following ways and on the
following sites: as surface parking located on the Maintenance Center/Holy Cross Site or
in conjunction with a parking program utilizing Vail Resorts property located near the
Minturn exit of I-70. A specific employee parking replacement plan and program will be
provided by Vail Resorts prior to approval ofthe proposed Lionshead redevelopment
projects.
ltVail Resorts - The Redevelopment ofLionshead
IV,PROJECT PHASING
Below is a timeline for the phasing/sequencing of the proposed redevelopment projects. The
sequencing ofthese projects is key to the overall success of the projects. Issues such as
funding/cash flow, staging, and commercial disruption are all intenelated and inter-dependant
and can have significant impact upon the ability to construct the overall redevelopment projects.
Timeline/Sequencing:
Anticioated Project Start
Tennis Courts Site: Spring of2004
West Day Lot (Homes): Fall of 2004
Core Site: Spring of 2005
North Day Lot Fall of 2005
West Day Lot (Hotel): Spring of 2006
Anticipated Project Completion
Fall of2004
Winter 2005 or Spring 2006
Winter 2006 or Spring 2007
Fall of2006
Winter 2007 or Spring 2008
Vail Resorts - The Redevelopment oflionshead t2
V.PROJECT REVIEW CRITERIA
West Day Lot
Below is an analysis ofthe Town's conditional use permit review criteria required
for the proposed meeting rooms, retail and restaurant uses on the second floor of a
building, and lodging rooms and dwelling units on the first floor of a building.
The analysis also includes the text amendment to allow single and two-family
residential in the Lionshead Mixed Use I zone district.
Conditional Use Permits - Location of retail. lodge units. dwellins units. and
meeting rooms and Conditional Use Permit for the Gore Creek Residences:
1. Relationship and impact of the use on development objectives of the Town.
Analysis:
The proposed uses are part of an overall coordinated development plan for the
West Day Lot All of the proposed uses are consistent with those uses and
activities identified by the Lionshead Redevelopment Master Planfor this
location. The plan specifically recommends hotels and other residential
development in this area of Lionshead. Additionally, the Master Plan and zoning
regulations recognize the needfor customary and accessory uses within a lodging
facility to servethe occupants thereofaswell as the generalpublic. Since this
building is not located in the primary retail area, there is no negative impact
associated with lodge rooms and condominiums on thefirst level of the building.
The proposed single-family residences are being located in an area of the site
which is adjacent to Gore Creek and the low density homes directly across the
creek. The proposed homes will create a transition or buffer from the more
intensive uses in Lionshead to the less dense uses on llest Forest Road.
The proposed uses and their locations within the building are consistent with the
Town's development objectives for this area of Lionshead.
2. The effect ofthe use on light and air, distribution ofpopulation, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities needs.
Analvsis:
The proposed uses will have little if any ffict on these criteria. Except for the
meeting rooms, the other uses are conditional for locational reasons, meaning
Vail Resorts - The Redevelooment ofLionshead l3
that they are normally permitted uses on the property but due to their location in
the building they are conditional. The proposed locations for a restaurant,
condominiums, and lodge rooms will therefore have no effect on the listed
criteria. The meeting rooms are accessory to the hotel function and therefore do
not generate additional trffic, produce additional permanent population, or have
efect on the Town's infrastructure. The new condominiums and Gore Creek
Residences are intended to serue as vacation units and therefore are unlikely to
create a permanent population creating the need for schools, parks, and other
recreational uses for full-time residents, while still being compatible with a
residential environment. Recreational amenities have been provided to serve the
guests and residents on-site.
3. Effect upon traffic with particular reference to congestion, automotive and
pedestrian safety and convenience, traffrc flow and control, access,
maneuverability, and removal of snow from the street and parking areas.
Analysis:
The proposed redevelopment project and proposed conditional uses will improve
the tralfic circulation to and from the site and within the property. All of the
required parking and loadingfor the project is located below grade in a two-level
structure. Access to the site cornes directly from llest Lionshead Circle and
Forest Road similar to the existing condition but greatly improved by reducing
conflicts and removing sudace parking areas. The loading areas are accessed
directlyfrom the South Frontage Road into a below grading loading area. All of
the driveways, drive aisles, and loading areas meet the Town's development
standards. The proposed plan separates pedestrians and vehicles to the greatest
degree possible thus creating safe environment for pedestrians. Driveways and
parking areas are either heated or located underground; therefore snow removal
will not be necessary. The proposed plan adequately addresses all of the issues
raised by this criterion.
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.
Analysis:
The proposed uses and structures are being developed in conformance with the
development standards established by zoning. The proposed uses and structures
also comply with the direction provided in the Lionshead Redevelopment Master
Plan. The proposed uses will provide needed accommodations within the west
end of Lionshead. The bulk and scale of structures is consistent with that
envisioned by the Lionshead Redevelopment Master Plan and the design
guidelines adopted therein. The proposed uses are consistent with those uses and
sttuctures located on adjacent sites, as adjacent sites are developed with
residential and lodging uses.
Vail Resorts - The Redevelopment of Lionshead IA
Text Amendment - To allow single and two-family residential uses in the
LHMUI District:
l. The extent to which the text amendment furthers the general and specifrc
purposes of the zoning regulations; and
Analvsis:
The proposed amendment to the Lionshead Mixed Use I zone district will
specifcallyfurther the goals of the zoning regulations by providing an
opportunity for site specific review by the Planning and Environmental
Commission of low-density residential development within the Lionshead area.
This amendment allows an applicant and the Town to consider low-density
residential development where it is otherwise consistent with the Lionshead
Redevelopment Master Plan, is compatible with adjacent uses, and does not
interfere with the economic vitality of the Lionshead area. The proposed text
amendment will promote coordinated and harmonious development within the
Town to conserve and maintain community qualities and values, ensure safe and
efficient pedestrian and vehicular traffic, and providefor the safety and general
welfare of the community.
2. The extent to which the text amendment would better implement and better
achieve the applicable elements ofthe adopted goals, objectives, and policies
outlined in the Vail comprehensive plan and is compatible with the
development objectives of the town; and
Analvsis:
The proposed text amendment will allow single-family and two-family
development to be considered by the Planning and Environmental Commission
within the Lionshead Mixed Use I zone district as a conditional use. While low-
density residential development is not a desirable use in many areas of Lionshead
there are certain areas where it helps to create transition and compatibility with
adjacent uses, as in the case with the West Day Lot. The proposed text
amendment will better implement the goals and objectives of the Town by
allowing the opportunity for the Planning and Environmental Commission to
consider low-density residential development in logical areas that promote
compatibility rather that a wholesale prohibition of the use.
Vail Resons - The Redevelooment ofLionshead l5
3. The extent to which the text amendment demonstrates how conditions have
substantially changed since the adoption ofthe subject regulation and how the
existing regulation is no longer appropriate or is inapplicable; and
Analysis:
The proposed text amendment is necessary to correct a wholesale prohibition ofa
use that has merit in the Lionshead Mixed Use I zone district. Conditions have
not necessarily changed since the adoption of the regulation, but rather it has
been recognized that there may have been an oversight ofwhere such a use might
be useful and compatible in the redevelopment ofLionshead.
4. The extent to which the text amendment provides a harmonious, convenient,
workable relationship among land use regulations consistent with municipal
development objectives;
Analvsis:
The proposed amendment to the Lionshead Mixed Use I zone district will
specificallyfurther the goals of the zoning regulations by providing an
opportunity for site specifc review by the Planning and Environmental
Commission of low-density residential development within the Lionshead area.
This amendment allows an applicant and the Town to consider low-density
residential development where it is otherwise consistent with the Lionshead
Redevelopment Master Plan, is compatible with adjacent uses, and does not
interfere with the economic vitality of the Lionshead area. The proposed text
amendment will promote coordinated and harmonious development within the
Town to conserve and maintain community qualities and values, ensure safe and
efficient pedestrian and vehicular trffic, and providefor the safety and general
welfare of the community.
Vail Resorts - The Redevelooment ofLionshead t6
VI. MASTER PLAN CONSIDERATIONS
The Town of Vail established six policy objectives to serve as the framework for the Lionshead
Redevelopment Master Plan. The proposed Vail Resorts Development Company redevelopment
projects implement these policies as indicated below.
A. Renewal and Redevelopment
The proposed redevelopment projects represent a significant renewal ofthe Lionshead area.
With the removal and replacement of the existing Sunbird and Gondola buildings in the heart of
Lionshead, there will be a wholesale change in the character of the Lionshead core. The
redeveloped sites will provide a waffner more pedestrian scale to the buildings and introduce
amenities necessary for running a world-class resort and ski mountain. All of the sites are being
redeveloped to the design standards and qualities presented in the Lionshead Redevelopment
Master Plan. These projects will help Lionshead achieve a personality and identity of its own.
B. Vitatity and Amenities
All of the proposed projects include components which help to improve the overall vitality of the
Lionshead Area. The redevelopment projects include a five-star hotel, meeting room facilities, a
public ice rink, improved retail and restaurant facilities, office uses, employee housing, and other
amenities that will help attract skiers, shoppers, and resort guests.
C. Stronger Economic Base Through Increased Live Beds
The proposed redevelopment projects include two new hotel facilities where none exist today.
Both hotel facilities include traditional hotel rooms, hotel lock-off units, and condominiums.
The hotel lock-off units and condominiums are to be included in a rental program through a
series of incentives and disincentives offered to condominium owners, thus encouraging the
entire facility to be operated as a hotel property. These new lodging products are new beds being
introduced into Lionshead as no existing lodging facilities exist on these sites today. The
proposed projects will improve the economic base of Lionshead with the new beds and lodging
products being created.
D. Improved Access and Circulation
The access and circulation within Lionshead is somewhat dysfunctional. Pedestrians are
constrained by frequent grade changes, dead end streets, and confusing corridors. Vehicular
access tends to conflict with all other modes of traffic which adds to the confusion and
haphazardness ofthe Lionshead area. The proposed redevelopment projects create new streets
and pedestrian-ways to help improve the overall access for pedestrians, skiers, and shoppers.
Additionally, buildings are being redeveloped at more of pedestrian scale and with uses that will
draw pedestrians through the Lionshead area. Vehicular circulation is improved with the
Vail Resorts - The Redevelopment of Lionshead t7
addition ofbelow grade parking and loading facilities which helps to separate vehicles and
pedestrians. The redevelopment projects will improve access and circulation for all modes of
transportation.
E. Improved Infrastructure
The proposed redevelopment projects will help to improve the overall physical infrastructure of
Lionshead. The projects provide for below grade parking and loading areas thus improving
capacity and aesthetics of these functions. Streetscape improvements such as sidewalks,
walkways, and new streets are included in the amenities being proposed for the redeveloped
sites. Vail Resorts has provided the opportunity for the Town of Vail to provide a transit center
on the North Day Lot thus improving the Town's transit capabilities. The proposed
improvements will help the Town and Vail Resorts meet the service expectations of guests and
residences.
F. Creative Financing for Enhanced Private Profits and Public Revenues
Vail Resorts is utilizing a series of financing tools in order to redevelop these properties in
Lionshead. Capital is being generated from portions of all of the sites including the Tennis Court
Site, the proposed Gore Creek Residences on the West Day Lot, and from the condominium
components of the proposed hotels. Without these sources of capital, the redevelopment of
Lionshead would not be possible.
Vail Resorts - The Redevelopment of Lionshead l8
I
CHAPTER 4 MESTCN PLAN RECOMMENDATIONS - OVERALL STUDY AREA
1.POTENTI.AL 3OO SPACE PER PLATE PARKING
STRUCTURE FOOTPRINT ON UEST DAY LOT
MAINTAIN EXISTING FORIST ROAD
ALIGNMENT
FOTENTIAL INGRESS/EGRESS POINT
VAIL SANTTATION PI.A}IT
'- i_ _tanF
o O./*"
. t-,
f-?;
PC}TEN1f AL INGRESS/ECRES S POINT
POTENTIAL 4OO SPACE PER PtAlE
PARKING STRUCTI JRE FOOTPRINT
POTENTIAL TRANSIT PICK.UP/DROPOFT FOINT
Flgurc 4-ll -W*t Lionshead Pa*ing Strucwe Opporftmitics
LtoNsgeeo RrorvtLopMENT N4ASTEn plex
Attachment: D
Pncs 4-39
THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the Town of
Vail will hold a public hearing in accordance with Section 12-3-6 of the Vail Town Code on,
November 10, 2003, at 2:00 P.il. in the Town of Vail Municipal Building. In consideration of:
A request for a recommendation to the Vail Town Councilfor proposed updates to the Elements of
the Town of Vail Comprehensive Plan, and setting forth details in regard thereto'
Applicant: Town of Vail
Planner; Waren Campbell
A request for a recommendation to the Vail Town Council for proposed text amendments to Section
12-7H-5, Conditionat Uses; Generally (on all levels of a building or outside a building), Vail Town
Code, to allow single-family residentiil dwellings and two-family residential dwellings as conditional
uses in the Lionshead Mixed Us*1 District. A request for a conditional use permit, pursuant to
Section 12-7H-5, Conditional Uses; Generally (on all levels of a building or outside a building), Vail
Town Code, and a request for a major exterior alteration, pursuant to Section 12-7H-7, Exterior
Alterations or Modifications, Vail Town Code, to allow for the construction of new single-family and
two-family residential dwelling units; and a request for a conditional use permit, pursuant to Section
12-7H-5, bonditional Uses; Generally (on all levels of a building or outside a building), Vail Town
Code, to allow for a private parking lot, located at 730 & 724 West Lionshead Circle/Tracts B & D,
Morcus Subdivision, and setting forth details in regard thereto.
Applicant: Vail Associates, represented by Braun and Associates
Planner: Warren Campbell
A request for a recommendation to the Vail Town Council for proposed text amendments to
Sections 12-6A-3, 12-68-3, 12-6C-3, 12-6D-3, 12-6E-3, 12-6F-3, 12-GG-3, 12-6H'3, and 12-61'3,
Vail Town Code, to allow a funicular as a conditional use in ihe Hillside Residential (HR)' Single-
Famity Residentiat (SFR), Two-Family Residential (R), Two-Family Primary/Secondary Residential
(P/S), Residential Clustir (RC), Low Density Multiple-Family (LDMF), Medium Density Multiple-
famity (MDMF), High Deniity Mu[ipte-Family (HDMF), and Housing (H) Districts, and setting for
details in regard thereto.
Applicant: Town of VailPlanner: Russ Fonest
A request for a recommendation to the Vail Town Council for proposed text amendments to Sec{ion
124:6, Hearings, Vail Town Code, to amend the notice requirements for Town of Vail Design
Review Board public hearings, and setting forth details in regard thereto'
Applicant: Town of VailPlanner: Russ Forest
The applications and information about these proposals are available for public inspection during regjlar. -.Ousiniis hours at the Town of Vail Community Divelopment Department office, 75 South Frontage Road. The
puOtic is invited to attend the project orientatioir held in the Town of Vail Communi-t)r^Deu9lo. Pnu-lq P-9P11T,91I
bffice and the site visits that pire6ede the public hearing. Please call (970) 479'2138 for additional informatlon.
Sign tanguage interpretation is available upon request with.24-hour notification. Please call (970) 4792356,
Telephone br the Hearing lmpaired, for additional information.
This notice published in the Vail Daily on November 07, 2003.
Attachment: E
-.
ct)
Z
{
F{
\.u
o"-\
lY,\
l,tr \\i
l+ .F
I\
\
\
L-r'e--jtr-
\\\-'"ti E
".
lt,,\ i "r1) iirt\ \
l.t \t\ \\r?\\ 1\ \
['Eg\\-E \\\\s\\r\\ L
\ -..-_
_--,",* - *" I.3
liil
Ir33I :t
I,?1
te4
ITElElr[[
li9I tt\ --
r,l l
()l6l
a
a,
z
=
-a
l: '::
. 1:i;
b iir:
!'el!! I
ltcE3! llt
'9i
I
ffin\t;*M
E
,t \\
ilt
i[ !
r:84
lilil
;1'!!
il
:-
tllill -rt: ti
{ hi;
,1 iill
.%
t----/-
/1sI -Jb\-/z
AI
:it,
liee \::!| \
hll .A
'sL /
t!':l
r;z;
il:!iltiil\;
:!st
llii i
f r"l
ct)
F<rh
Z
Frct)
X
f r'l
lBil
\
rl'
\
il
3rB
!lE
o
Fl
?a)
(.)
F
iH\\
l"t \
'./\ Bii '
\\,
E
,,\ \ $
ilir \t\\
)\trl'll
I
I
I
--A
t;t71
t
O
co
E
o<{"8\1-| | {.
z
F
&r{
E\_c,
IrS \
-6,
13i
:1r
'-7J
!r
i'- Iilil
a
oE
?g
FI !t
\s
l:,.
:d
\N;
\
\
\\\1 \ l--1 *
\\ri\
c..___...-
oawolq) 'llvn
clv=ll{9.lOl1
g=lt4ot{NuoJ- >=+J" =&A
-".'i,;-.,
\
\
\
1I
NH
l-
Il|
dq
Da
$o
LI
./---..<.1---
(--\
v
,tulsi${fril
\\
\
\
lr,
\t.
4hl
lir lrr\ li
\\
\jr!l \rdttrql ' :-.'.-, -.\.._
It-re-=-=--1:e-i'roi
\
\
--
o
a
(u
I
FI
e)
q)
a
L
o,
'l
q)
a0
l-
ri
c)q,
r\
zG
lsrl
4l nl^,
ElEtE16l
\.'\.
\.\
[-\\-\
..-----'--1'--
Fl
rJ)
o
#H
3H
\rr
ri
ilil
ri
il
ir
I
i
lt
\i
\..
z
._
:.i
o\s.iS__-- cl,'r', Fi
g
u2
6z.t
t'i'lzl
Vzl
D.(Itl:l I
5l
FI
z,l<l
riffi
Nffi
W-?X
\H??
t
dtl
EI
PI
GI
-1('l
il
ol
ltlttl
oltl
gl.tl
olEI
tl6l>l
6l
oo(\a
odN
o
-'
o
ot!
Eg
o-
|l,
E
CL
.9o
oo
Eo
ect
CL
o
oo
oo
=