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Home My WebLink AboutPEC120047 applicant's requestLIONSHEAD CENTRE VIEW CORRIDOR ENCROACHMENT Submitted to the Town of Vail: December 6, 2012 Table of Contents A. Introduction 3 B. Details on Proposed Addition 4 C. Background on View Corridors 4 D. Criteria for Review 6 E. Adjacent Property Owners 10 F. DRB Action Form 13 2 A. Introduction Lionshead Centre is located at 520 E. Lionshead Circle. The owners of 3 residential units within Lionshead Centre -‐ Jorge Esteve (Unit 308), Javier Barrios (Unit 208), and Lucila DeLaLama (Unit 309) -‐ are proposing additions to their dwellings. It is a total of 859 sq. ft. of GRFA located over the existing footprint of Lionshead Centre. Following a conceptual review on November 7, the DRB application for the proposal was approved on December 5 with a condition that, “This design review approval is contingent upon the applicant obtaining Town of Vail approval of the associated view corridor encroachment/amendment application.” A survey of the view corridor was conducted and indicates that the addition will encroach into View Corridor #8 approximately 2 ft. for the roof and 1.16 ft. for the wall of the building. The survey of this encroachment is provided below, along with a photo rendering of the view corridor impact. In these images, the red indicates the existing view corridor, while the yellow indicates the area of encroachment. As indicated in the survey above, the view corridor does not run parallel with the existing building and as a result, there is a slight encroachment into the corridor where the proposed addition is an extension of the plane of the existing wall. However, as it is the intent of this view corridor to 3 preserve the view of the gondola lift line, the proposed encroachment maintains the integrity of the view corridor. B. Details on Proposed Addition Units 208, 308, and 309 are proposed to be expanded by a total of 859 sq. ft. The following table provides a square footage analysis of the increase in sq. ft. to each unit: Unit Additional GRFA Description Unit 208 344 sq. ft.Bedroom and bathroom addition Unit 308 344 sq. ft.Bedroom and bathroom addition Unit 309 115 sq. ft.Addition to existing bedroom As indicated, the additional GRFA to each unit is minimal and was designed to match similar additions that have occurred over the years. A proposed model of the addition is provided below, indicating the existing conditions and the proposed addition: Existing Conditions Proposed Addition C. Background on View Corridors On May 20, 1997, recognizing the importance of visual connections, the Town Council approved the use of the existing Town of Vail view corridor ordinance to designate the first protected public view corridors in Lionshead. In order to qualify for protection under the Town’s ordinance, a view corridor was required to meet the following criteria: 1.Is the view corridor critical to the identity, civic pride, and sense of place in Lionshead? 2.Is the view seen from a widely used, publicly accessible viewpoint. 3.Is the view threatened? Is there a possibility that development on nearby property would block the view? The Lionshead Redevelopment Master Plan identifies this view corridor as View Corridor Two, and states the following: 4 4.4.1.2 View Corridor Two This view corridor (see figure 4-‐2) is seen from the pedestrian plaza at the east end of the Lifthouse Lodge, looking south directly up the gondola lift line. This view fulfills the following criteria: a.It fosters civic pride and is central to the identity of Lionshead. b.It is taken from a commonly used, publicly accessible viewpoint. The mountain view from this point is currently very broad, crossing much of the Vail Associates core site. As part of the redevelopment of the Vail Associates core site this view corridor should become narrower and more focused on the new gondola terminal. Given the current lack of a defining architectural edge, the dimensions of this corridor should roughly correspond to the suggested view boundaries outlined in figure 4-‐2. Prior to the redevelopment of the Core Site into Arrabelle at Vail Square, this view corridor was surveyed and adopted in 2002. Following the construction of the Arrabelle, the view corridor was amended to reflect the new building, and was surveyed and adopted in 2008 as View Point #8. The photo of View Point #8 is provided below: 5 D. Criteria for Review Section 12-‐22-‐6: Encroachments into Existing View Corridors, provides the review criteria for an encroachment. It states the following: Criteria For Encroachment: No encroachment into an existing view corridor shall be permitted unless the applicant demonstrates by clear and convincing evidence that the encroachment meets all of the following criteria: 1.That the literal enforcement of section 12-‐22-‐3 of this chapter would preclude a reasonable development of a proposed structure on the applicant's land. Applicant Response: The view corridor disproportionately affects the owners of 208, 308, and 309. These units are located on the far west of Lionshead Centre and are the only units which are affected by the view corridor. While other units have had opportunity for expansion, these are limited by the view corridor to do similar enclosures. Due to the configuration of Lionshead Centre, the proposed additions are in the only location available to the owners of these units. By not allowing this encroachment, the owners are precluded from reasonable development of their units. 6 2.That the development of the structure proposed by the applicant would not be such as to defeat the purposes of this chapter. Applicant Response: Section 12-‐22-‐1 of the Vail Town Code provides the purposes of the View Corridor chapter. These purposes are as follows: 12-‐22-‐1: PURPOSE: The town believes that preserving certain vistas is in the interest of the town's residents and guests. Specifically, the town believes that: C.The protection and perpetuation of certain mountain views and other significant views from various pedestrian public ways within the town will foster civic pride and is in the public interest of the town. D.It is desirable to designate, preserve and perpetuate certain views for the enjoyment and environmental enrichment for the residents and guests of the town. E.The preservation of such views will strengthen and preserve the town's unique environmental heritage and attributes. F.The preservation of such views will enhance the aesthetic and economic vitality and values of the town. G.The preservation of such views is intended to promote design which is compatible with the surrounding natural and built environment, and is intended to provide for natural light to buildings and in public spaces in the vicinity of the view corridors. H.The preservation of such views will include certain focal points such as the Clock Tower and Rucksack Tower, which serve as prominent landmarks within Vail village and contribute to the community's unique sense of place. Because the encroachment is minimal (at only 2 ft. for the roof and 1.16 ft. for the building) the integrity of the view corridor is maintained. The view corridor is intended to protect the view of the gondola lift line as it runs up Vail Mountain and there is no effect to this view, which is an important focal point in Lionshead. Because the request is for an encroachment only, as opposed to an amendment, to the view corridor, if Lionshead Centre were ever demolished, the existing view corridor boundaries would need to be maintained with any new construction. As a result, the proposal does not defeat the purposes of Chapter 22: View Corridors. 3.That the development proposed by the applicant would not be detrimental to the enjoyment of public pedestrian areas, public ways, public spaces, or public views. Applicant Response: The proposed encroachment would be imperceptible to the public from any public pedestrian areas, public ways, public spaces or public views. The proposed addition matches the existing wall of Lionshead Centre and any attempt to jog the building would create an architectural error which would be more noticeable to the public. 4.That the development proposed by the applicant complies with applicable elements of the Vail land use plan, town policies, urban design guide plans, and other adapted master plans. 7 Applicant Response: The Lionshead Redevelopment Master Plan provides the guidance for the adoption of view corridors in Lionshead. The Master Plan provides the following: 4.4 Public View Corridors On May 20, 1997, recognizing the importance of visual connections, the Vail Town Council approved the use of the existing Town of Vail view corridor ordinance to designate the first protected public view corridors in Lionshead. In order to qualify for protection under the Town’s ordinance, a view corridor must meet the following criteria: a.Is the view critical to the identity, civic pride, and sense of place of Lionshead? A nice view is not sufficient. b.Is the view seen from a widely used, publicly accessible viewpoint? Views from private property cannot be recognized or protected by this ordinance. c.Is the view threatened? Is there a possibility that development on nearby property would block the view? It is critical to note that the following recommended public view corridors will create a development constraint that will work with all other applicable development and regulatory guidelines and standards. The suggested location and outline of any view corridor is not intended to create a “build-‐to” line for a vertical architectural edge that would not be allowed under other applicable guidelines and standards. According to these criteria and following an intensive public input process, protection of the following public view corridors is recommended (see Map O): The Lionshead Redevelopment Master Plan then provides recommendation for the adoption of two view corridors which were to be adopted immediately, while the remaining three view corridors (plus an additional three in Ever Vail) were to be adopted after development occurred on key sites. Lionshead View Corridor #2, the view corridor in question with this application, was one recommended for immediate adoption. The Lionshead Redevelopment Master Plan states: 4.4.1.2 View Corridor Two This view corridor (see figure 4-‐2) is seen from the pedestrian plaza at the east end of the Lifthouse Lodge, looking south directly up the gondola lift line. This view fulfills the following criteria: a.It fosters civic pride and is central to the identity of Lionshead. b.It is taken from a commonly used, publicly accessible viewpoint. The mountain view from this point is currently very broad, crossing much of the Vail Associates core site. As part of the redevelopment of the Vail Associates core site this view corridor should become narrower and more focused on the new gondola terminal. 8 Given the current lack of a defining architectural edge, the dimensions of this corridor should roughly correspond to the suggested view boundaries outlined in figure 4-‐2. As indicated in the general photo for View Corridor 2, the existing Lionshead Centre building was established as the general eastern boundary of the view corridor. However, as clearly stated in the section above: “The suggested location and outline of any view corridor is not intended to create a “build-‐to” line for a vertical architectural edge that would not be allowed under other applicable guidelines and standards.” It was not the intention that that the view corridors limit the ability of individual property owners to improve their properties. Instead, it is clearly the intention that the architecture is meant to frame the view to be protected. In this case, the view is of the gondola lift line. Furthermore, the Master Plan also recommends that this view be much narrower than the adopted view corridor. As indicated in the photos below, the original recommendation for this view corridor actually bisected the ski run, where as the adopted view corridor is much further west, into the tree line. View Point #8, adopted 2008 LHMP Recommended View Corridor #2 The proposed encroachment complies with the recommendations as provided in the Lionshead Redevelopment Master Plan. 5.That the proposed structure will not diminish the integrity or quality nor compromise the original purpose of the preserved view. Applicant Response: The original purpose of this view corridor was stated in the Lionshead Redevelopment Master Plan when adopted in 1998 and further refined with the adoption of it as View Point #8. The purpose, as stated in Chapter 22: View Corridors of this view is: To protect the views of Vail Mountain from the core of Lionshead. As indicated in the analysis provided in this submittal, this view is not affected by the proposed encroachment and the integrity of this view is maintained. 9 E. Adjacent Property Owners TOWN OF VAIL FINANCE DEPT 75 S FRONTAGE RD W VAIL, CO 81657-‐5043 VANTAGE POINT-‐VAIL INTERVAL OWNERS ASSOC ALPENGLOW PROPERTY MGMT PO BOX 178 AVON, CO 81620 VANTAGE POINT-‐VAIL INTERVAL OWNERS ASSOCIATION, INC. Gary A. Lebo PO BOX 178 AVON, CO 81620 VANTAGE POINT-‐VAIL CONDOMINIUM ASSOCIATION, INC. MICHAEL D'ANCI, SR 508 E LIONSHEAD CIR, VAIL, CO 81657 FIRST WESTWIND AT VAIL CONDOMINIUMS ASSOCIATION, INC. Steve MacDonald C/O Vail Management Company, PO Box 6130, Avon, CO 81620 VAIL CORP THE FIXED ASSETS DEPARTMENT 390 INTERLOCKEN CRESCENT STE 1000 BROOMFIELD, CO 80021 LANDMARK-‐VAIL CONDOMINIUM ASSOCIATION, INC. GEOFFREY WRIGHT 610 W LIONSHEAD CR, VAIL, CO 81657 HUGHES LAND HOLDING TRUST 28 ANACAPA ST STE D SANTA BARBARA, CA 93101 MONTANEROS CONDOMINIUM ASSOCIATION, INC. Laurie Jeanes 641 W LIONSHEAD CIR, VAIL, CO 81657 LION SQUARE NORTH CONDOMINIUM ASSOCIATION, INC. Bill Anderson 660 WEST LIONSHEAD PLACE 10 VAIL, CO 81657 LION SQUARE PHASE II & III CONDO ASSOC INC -‐ ETAL 660 W LIONSHEAD PL VAIL, CO 81657-‐5212 VAIL CORP THE FIXED ASSETS DEPARTMENT 390 INTERLOCKEN CRESCENT STE 1000 BROOMFIELD, CO 80021 VAIL CORP SAMANTHA JONES 390 INTERLOCKEN CRESCENT STE 1000 BROOMFIELD, CO 80021 VAIL 21 PARKING GARAGE NO. 1 LLC -‐ VAIL 21 PARKING GARAGE NO. 2 LLC 610 W LIONSHEAD CIR STE 100 VAIL, CO 81657 LAZIER LIONSHEAD LLC 386 HANSON RANCH RD VAIL, CO 81657 THE LIFT HOUSE CONDOMINIUM ASSOCIATION, INC. DOUGLAS WALKER 555 E LIONSHEAD CIR, VAIL, CO 81657 LIONSHEAD ARCADE BUILDING CONDOMINIUM ASSOCIATION, INC. KIT C. WILLIAMS P O BOX 3622, VAIL , CO 81658 Arrabelle at Vail Square Residential Condominium Association, Inc. Mark Payne 675 Lionshead Place, Denver, CO 81657 ARRABELLE AT VAIL SQUARE LLC VAIL RESORTS MANAGEMENT CO 390 INTERLOCKEN CRESCENT STE 1000 BROOMFIELD , CO 80021 VAIL LIONSHEAD CENTRE CONDOMINIUM ASSOCIATION David A Zippie, CPA P.O. BOX 4627, AVON, CO 81620 VAIL 21 CONDOMINIUM ASSOCIATION, INC. Destination Resort Mgt, Inc, 610 W LIONSHEAD CIR 11 VAIL, CO 81657 TREETOPS CONDOMINIUM ASSOCIATION Vicki L. Brown 450 E. Lionshead Circle, Vail, CO 81657 VAIL LIONSHEAD CONDOMINIUM ASSOCIATION JEFF BAILEY 380 E. LIONSHEAD CIR, VAIL, CO 81657 LODGE AT LIONSHEAD III CONDOMINIUM ASSOCIATION JEFF BAILEY 380 E LIONSHEAD CR, VAIL, CO 81657 LION SQUARE CONDOMINIUM ASSOCIATION, INC. WILLIAM ANDERSON 660 W. LIONSHEAD PLACE VAIL, CO 81657 LION SQUARE PHASE II AND III CONDOMINIUM ASSOCIATION, INC. WILLIAM ANDERSON 660 W LIONSHEAD PL VAIL, CO 81657 12 F. DRB Action Form 13