HomeMy WebLinkAboutVAIL VILLAGE FILING 1 BLOCK 5E TRACT C AUSTRIA HAUS AKA SONNENALP SDD 35 1997 APPROVAL PART 1 OF 5 LEGALAustria Haus: Council to hash
Db special dovelopment districts allow too much deparlure from
zoning? Find out Tuesday as courrcilconslders the case of the Austria
Haus. File photo.
continue to tout an SDD ne
the begt neang to the end in
thig caEe. He adds that a
rezone will likely rule out a
late-July deadline.
He argues that SDDa'
coneidered caae by case, allow
for more creativity than
standard zooing aad provide
incentives for develoPment.
The arrangement often calls
for community imProvementE
euch ae landscaping and
employee housing in ex'
change for density increases.
But Jim L,amont, exesutive
director of Eaet Village
Homeowners Aeeociation,
BeeB the SDD process ae
urifair and setting dangerous
precedents, He eaYe . hie
organization ign't so nucb at
odde with Austria Haue de'
velopers, but with town staff
and their "systematic die-
mautlingl of deneitY controls
tbrough SDDs.
Lamont would like to see
the SDD process overhauled
to adhere closely to densitY
regulatigns in undulYhs'
t.drS.'rr.Olr tmc to undrntend
nezone vs. development district
Developer is
ready to go with
either choice
By TARA FI"ANAGAN
One way or the other, Aus-
tria llaus Development wants
to make the less-adorned
wing of the Sonnenalp Hotal
. a whole lot bigger and nicer.
But it remains to be seen
what procedural route the
failed plan will now take, a
matter Vsil Town Council
will hagh at its May 6 after-
noon work gesgiou. Tgr-.ntng
down the controverdial rede-
velopment April 15 becags. e of
its bulk, council will lgw
decide if a rezoDe of the Prop-
erty or a special developma4t
dietrict will best carty t:he rc.
vieed plan, then once again
soe the plan through the
toYin's approval pr<,cesa,
Erpect some ninor fire-
works; critice of the SDD pro-
cege aesail it as a way for the
rich to buy density and all
but ignore underlying zoning.
Critice of rezoning say the
town currently haa 21 zone
districts. But if a rrezone were
created each time an SDD
were called for, they say, Vail
would have 65 zone districts
undermining the integrity of
its codee.
In the meantime, develop-
ere have downecaled the pro-
poeal and bave reapplied the
plan with the town, eubmit-
ting applications for both a
rezone and SDD. They hope
to- have -the counril'g blessing
for the project by late July, a
notion viewed as can-do or
nearly impossible, depending
on whom you talk to and
whether they waot a rezone
or SDD,
Vail plannrr Gcorlo
Ruther saya tom rtrll llll
that the tradition of zoning ie
a democratic proceea," he
8aya.
The Auetria Haue applica-
tion goea to the Planning and
Environmental Commigeion
May i9. Ruther encourages
public participation and will
answer questions at 479-2145.
Qucstior$? call thc rlanntng )t:ttrt ar + /'-'r)o
APPLICATION FOR PLAI{NING AIYD ENITRONMENTAI''
COII'MISSION APPROVAI
ffi c,ctrequiringlppryvarq*:11y.y^l-tl^:L':ff f *#,illl;lT,Hi'l'
informatioa scc rhe srrbmiual requircnarts for tu. particurr appioia tlat ls t"qucsted- Tbc appticadon cur oot bc
a:ce,ptedw6l all rcquircd inlo#il is submiued- n. iJ.iti""v trt" need to bc rst'iewcd by the Town Co'acil
tr Arncod.rncottoan AppovedDwctopmentPlan
Cl Ernplqvecflorsingy{t-Cm"t r, , )
tr Major or tr Minor CCI Fxterior Alteradon
(Vait Village)
tr Major or tr Minor CCII Extcriot Alter'aion
(Lionshead)
&l SPccialDcveloPmentDiscicttr NLlor or tr Minm Amcndmcnt to an SDD
To croate a S.D.D. wlth underlying zoning of PA
andot thc DcsiP Rariew Board'
.A. TYPE OF ATPLICATION:
B Additional aRFA (250)
tr BcdandBroaldst
tr Conditionat Usc Pqmit
tr Mejc or El lvlioor Suffivision
tr Rczoningtr SignVriance
tr Vaiancc
tr ZoningCodcAmendrntnt
B.DESCRIPTION OF T}IE REQUEST;
for redevelopnent of the Austrla Haug
c.LOCA]]ON OF PROPOSAL: ilUT--JE uUSK- FILING
^OO*rr.
242 East Ueadov Drlve
FuEiia Acconmodation (u) Distrlct
D.
NAME oF owNER(S): sonnenalp. kopertles
NIAILNG ADTTEESS :_?9_Jgi]
r.OWFIER(S) STGNATTJRE($:/
Gordon R. Plercec.NAL{E OF REPRESE}iTA
FEE.sEETI{ESTjBMITTALREQUIREMENTSFoRTHEAPPR'OPRI'ATEFEE'
SUBMITTI{ISAPPLICATIoN.AI,LSUBMTTTALREQtiIREME]t{Tsiry|.THET,EEToTHE
DEPARTMET\IT OF colftrrit:NrTy DEVELoPIIIEI{T. 75 SO{IrH FRONTAGE ROAD'
e1syp. 97o/476-4416
VAIL, COLORADO Er6s7-
Fec Paid:
-
Cl#:- BY:
Application Datc: PEC MeainS Datc:
Rrvird 6-96
WRITTEN STATEMENT ABOUT AUSTRIA HAUS
The Austria Haus was built in the mid 60's as a small inn to accommodate destination
skiers that were coming to the growing Vail community. It operated until 1979 as the
Wedel Inn. It was then purchased by the Faessler family who planned to redevelop the
property into a Sonnenalp Hotel. In late 1984 they were given approval to proceed witl
their project. Attached herewith is a copy of Ordinance #8 approving a special
development district known as S.D.D. 12.
These plans were put on hold and eventually died when the Faessler family purchased
other properties in Vail and then, in 1980, remodeled the existing Austria Haus which has
served as an annex to the new five star Bavaria Haus.
The existing building has many problems associated with it such as there is no elevator
nor a way to connect the various floor levels. The guest rooms are marginal in size by
today's standards. Fire protection, sound proofing, plumbing, heating, electrical and
many code issues are also minimal.
Due to these many major problems it is nearly impossible to work with the existing
structure. The existing parking is mostly on Town of Vail land as is the marginal
landscaping. Other neighboring structures such as the Mountain Haus, Village Center
Condominiums as well as the Town of Vail Parking Stnrcture are sizeable developments.
The Austria Haus now appears to have sunk somewhat into the urban plan.
The pedestrian experience along this part of East Meadow Drive is very weak to say the
least. It is particularly poor at night and in the winter months.
The existing facility has 37 rooms with approximately "75 pillows" and is operated about
eight months of the year by the Sonnenalp Hotel. There is a small restaurant and bar that
serves its guests and a small retail outlet on the east side of the building. large evergreens
and a Town of Vail bus shelter separate the property from the flow of pedestrians that
cross over the Gore Creek at the Covered Bridge.
The current proposal is to provide the Town of Vail with considerably more warm
pillows over the entire 12 montl period as well as to create approximately 10,000 square
feet of commercial with underground parking. This project would continue to operate
under the management of the Sonnenalp Hotel. The proposal also includes landscaping
and pedestrian improvements on all four sides of the structure.
Pierce. Se8e.be.g & Associares Architesi, PC.,Al.A.
M.in Office 1000 S. Fronuge Road W Vril, CO 81657 fax:970176160E phone:970 176 44t3
Denver Offic. |6l7wr.eesrerr suiteC2 Denver,CO 80202 foxi 303 621 2262,honc:.303 623 ll55
To facilitate this proposat the following steps would be necessary:
Application for: Major alteration in C.C. il
Zoning code amendment
Request for a S.D.D.
Request for a zoning change.
These applications briefly outlines the reasons for these steps: the submitted plans have
square footage calculations on them.
Although the project generally conforms to zoning requirements in tle requested C.C. II
zone, it exceeds the density (number of units and G.R.F.A.). Howeveg this proposal is
smaller than the approved 1984 project in total square footage as well as in mass and
volume.
The project would be marketed as a "Fractional Time Share" development with S-week
unis of time divided between winter-summer and off-season. Any units in the project not
being occupied would be rented out to hotel guests through the Sonnenalp Resort
Manasement on a first-come. first-served basis.
f:\pglaustia\docs\rtalemnldoc
|donst Catl the Planning Staff at 479-2lt9
APPLICATION FOR PLANNING AND EI{VIRONMENTAL
COMMISSION APPROVAL
:IOV{NOFVAIL
tr AdditionalGFSA(250)
tr BcdandBrcaKasttr ConditionalUePennit
tr Majuor EMinorSubdivision
EI Rezoning
tr SignVaiancetr Vaiance
{ zoningCodeAmendment
,B.
Austria llaus parcel (now Public Accommodation) to
C. LOCATIONOFPROPOSAL: LOT
ADDRESS:
ZONING:
NAMEOF
MAILING
FILINGo
ruenifrg
INGNAME:
,. F.
G.
PHONE:
FEE - SEE TTIE STJBMTTTAL REQUIREMENTS FOR TI{E APPROPRIATE FEE'
sIiBl\tIT THISAPPLICATION,ALL SLBIIIITTALREQIIIREMENTS AND.TIIEFEETO THE
, DEPARTMENT OF COMMI'NITY DEVELOPMEM, T5 SOUTH FRONTAGE ROAD'
nn ai4<7vArI4 coLoRADO 81657.
R.,virod 6/96
GR,oo
I
o
O
TOWN OF VAIL ,"rtutno.Li? r67
L DEpARt i\IENT oF co:\r)tu-^-.tt'r' DETELoPMENT
^^*. ltKlio lhut
^oorn*"J4 ry
CI'ECIi.S MADE TAYABLE TO TO\T']\ OF VAIL
ACOU^-TNo. tTEM "-" .-'""No:"-r'TAf -- CoST EA. -'- TOrAL:
0 0000 4 1540 ZONINC AND N DDRESS MN PS s5.00
0t 0000 42415 U N I I.'O I{M BU I LD INETdT']'s54.00
0 oo00 42415 UNIFORIiM ri39.00
0 0000 42415 UNI FORM MECIIANICAL CODE $37.00
0 oo00 4241 5 UNIFORM FlRlr CODE s16.00
oo00 4241 5 NAT]ONAL ELECTRJCN L CODI:sJ7.00
0 0000 42415 OTI]ER CODE BOOKS
0r 00004 5{8 I]LUE PRINTS (MYLARS)$ /.00
oooo 42412 X.EROX COP]ES $0.25
0 oooo 424t2 STUDIL,S
0 tru|J0 424t2 TOVF EES COMPUTIJR PROCRAM s 5.00
0 u)00 4zi7l PENALTY FEES i RE-INSPL,CTIONS
0 0()00 4 332 PLAN REVII:w RE-CI{ECK l.-l:E tS40 PI:R IlR.l
0t oo00 42332 OFI; IIOURS INSPI:CTION F-LliS
0 oo00 4 4t2 CONTRy\CTORS LICI:NSIiS llil:S
0 oo00 4 4tJ SIGN NPPLICATION FEE s20.00
0 ooo0 4 4t3 ADDITIONAL SICNAGE FEE [Si.OO PBR SQ.FT.I
0 0000 42440 VTC ART PROJECT DONATION
0 0000.4 JJ I PRE PAID DESIGN REVIEW BON RD FEETTmoozzilt-lNVb.s I ICA IION FEir ( BUILDING)
3 ooo0 45t l0 TOV PN RKING IJUND
oo00 22027 TOV NEWSPAPER DISPIJNSER FUND* 0t 0000 2l t2 TZX^]BLEEa.sm* 0l 0000 4t010 TAX;iBLE@4.m
0 0()00 42171 I] U ILDInvG lNVl:STICn TION
OTIIER
t5
$
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:h
PEC APPLICATION I-EES
0 0000 4 .3i0 ADDI I IONAL GRFN "250"s200.00
0 oooo 4 t30 CONDITIONAL USE PilRMlT s200.00
0 oo00 4 330 EXTERIOR ALTERATION [LESS TIIAN IOO SQ.F"I s200.00
0 0000 4 JJU EXTLRIOR ALTF-RATION IMORL TIINN IOO SQ.FT.I 5500.0u sbo.m b
0 0000 4 JJV SPECIN L DF-VI--LOP]\,IENT DISTRICT INEW]5l .)00.011 ,519. f>
0 oo00 4 330 SPECIAL DEVELOPMENT DISTRICT IMAJOR AMEND s | ,000.00
0 oo00 4 330 SPIiCIAL DITVIILOPMIiNT DISTRICT l-MINOR AMEND s200.00
0 m00 4 J.'U SUBDIVISION
0 oo00 4 JJU VAITIANCE s250.ct0
0 oo00 4 J30 ZONING CODE AMEN DMI]NTS s250.00 ?60,oo
0 oo00 4 330 RE - ZONING s200.o0 ,oo,00
OTHER
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For^Lt 14tu,b
=
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casE t--t cK., t 11. O Ll
75 South Frontage Road
Vail" Colorado 81657
970-479-213V479-2139
FAX 970-479-2452
Department of Community Development
February 28.1997
Kurt Segerberg
Pierce, Segerbcrg and Associates Architects
1000 South Frontage Road West, #300
Vail, Colorado 81657
Re: Construction phasing and financial obligations for off-site improvcments at the Austria
Haus.
Dear Kurt,
Thank you for taking the timc to mcet with thc Town staffto discuss off-site improvements at thc
Ausfia Haus.
As a result of our meeting, I believe wc havc crcatcd an equitablc and workable solution to
cnsuring that the construction and financing nceds of thc off-sitc improvements to East Meadow
Drive, Slifer Square and the Gore Creek streambank are met. The purposc of this letter is to
summarize our agreement for off-site improvements. The final agreement shall be documentcd in
a Developer lmprovemcnt Agreement. Thc Developer lmprovcmcnt Agreemcnt shall bc cxecutcd
prior to the issuance of a building permit.
East Meadow Drive
1. The design, consfuction and all costs incurrcd to improvc East lMeadow Drive shall be
thc responsibility of the Austria Haus devclopers (herein "developcrs"). This includes the
improvements identified on the Austria Haus Devclopmcnt Plans (strcet lights,
curb/gutter, paving, utilitics, drainagc, landscaping, irri gation, etc.).
2. The developers shall install and pay for street and sidcwalk heating infrastructurc under
East Mcadorv Drivc. The hcating infrastructure shall be installcd to oporate on a zonc
separatc from thc hcating zonc designcd to hcat the pedcstrian way adjacent to the
building. Thc Town of Vail will provide heat to East Mcadow Drivc at a point in thc
futurc. The Town of Vail shall provide construction documcnts for thc hcating
infrastructure installation.
3. The devcloper shall install and pay for a boulder retaining wall on the north side of East
Meadow Drive, the desigr of which shall be detcrmined in cooperation with thc Town
staffprior to the issuance of a building pcrmit,
{,7 *"t'""uo '*"o
4. The developer shall be responsible for the maintenance and upkeep ofthe landscape
planters on Town of Vail right-of-way, on the north side of the building.
Slifer Square
l. The design, construction and all costs incurred to improve the westernmost sixty-feet (60')
of Slifer Square, as measured from the eastcm property line ofthe Austia Haus, as
identified on the Austia Haus Development Plans, shall be the responsibility of the
developer. This shall include the bus shelter, landscaping, paving, heating, seating,
lighting, irrigation, etc. The design ofthe bus shelter shall be reviewed and approved by
the Town of Vail.
2. The developer shall constuct all other improvements to the remaining portion of Slifer
Square (sidewalk heating infrastucture, paving, landscaping, irrigation, etc.) and the
Town of Vail shall reimburse the developer on a cost/square foot basis. The developer
and Town of Vail shall work cooperatively in the construction of the improvements to
Slifer Square. Maintenance to the heating system under the western portion of Slifer
Square shall be the responsibility ofthe applicant.
Gore Creek Streambank Improvements
I . The developer shall provide a sum of $ I 00,000 to the Town of Vail for streambank
improvements to Tract I, Vail Village First Filing, from the Covered Bridge to the west
property line ofthe Austia Haus. The $100,000 shall be used by the Town of Vail and
the developer to implement streambank restoration, irrigation, streamwalk, etc. Any and
all improvements approvod for the streambank shall be installed by the Developer and
costs reimbursed by the Town of Vail from the $100,000. Final determination as to the
extent of the steambank improvements shall be reviewed and approved by the Town of
Vail.
Again, thank you formeeting with Town staffto discuss the construction phasing and financial
responsibilities for the proposed off-site improvements at the Austria Haus, A more formal
agreement will be prepared once we have received input from the Town Council on the issue'
Should you have any questions or concerns, regarding the information addressed in this letter, you
can reach me at479-2145.
Good luck with your project.
Sincerely,
R--ta*t
Bob Mclaurin, Town Manager
Susan Connelly, Director of Community Development
Larry Grafel, Director of Public Works
George Ruther
Greg Hall, Town Engineer
Todd Oppenheimer, Parks Superintendent
FILT COPY
F#J,D
75 South Frontage Road
Vail, Colorado 81657
970 - 479-2 I 3 8/479 -2 I 3 9
FAX 970-479-2452
Fcbruarv 6. 1997
Department of Comrnunity Development
Gordon Picrcc
l'icrcc, Scgcrbcrg & Associatcs
1000 South Frontagc Roacl
Vail. Colorado tt l6-57
VIA FAX: 476-46014
RE: Thc rcviscd dcvclopmcrtt rcvicw schcdulc for thc Austria l-laus
Dcar Cor<lon:
Bclowisasulnm ryofthcrcviscddcvclopmcntrcvicwschcdulcforthcAustrial-laus.'lhcdatcs
proposccl arc a "bcit casc" sccnlrio and do not includc any unfotsccn dclrrys that lnay arisc. Plcasc
rcad through thc schcdulc as proposcd and lct tnc know ifany conllicts cxist.
Mondny, Fcbruary 10,1997 -
Monduy, Fcbruary 24, 1997 -
Joint Dcsign Rcvicw Board / Planning and Environmcntal
Comrni ssion rvorksession.
Planning and Envitonmcntal Cornrnission final rcvicw of
thc proposcd Spccial Dcvcloprncnt District tnd thc
conditional usc pcrmit rcqucst.
Aftcnroon worksession and cvcning mccting First
Rcading of thc Austria Haus Spccial Dcvcloprncnt
District Ordinancc.
Tucsday, March 4. 1997
Wcdncsday, March l9, l997 - Conccptual rcvicw with thc Dcsign Rcvicw Board.
Tucsday, Mnrch 22, 1997 - Ilvcning mccting sccond Rcading of thc Austria Haus
Z5 Spccial Dcvclopmcnt District Ordinancc,
Wcdncsday, Apil2.1997 Final rcvicw of thc proposcd Austria Haus with the
Dcsign Rcvicw Board.
Again, thc schcdulc proposcd is a "best casc" sccnario. It docs not includc any unforscen dclays.
Shoul<t you havc any qucstions or concerns, plcasc do not hcsitatc in giving mc a call. You can reach
i mc dircctly at 479-2145.
Sinccrcly.J'rt
-l U44-T Krdlt-'aGcorec Ruthcr
Town Planncr
{p nnj"*ruo
o
75 South Frontage Road
Vail, Colorado 81657
970-479-2 I 3 8/479-2 I 39
FAX 970-479-2452
De p artrnent of C omtnunity D eve lopment
Fcbruary 5,1997
Goldon Picrcc
Picrcc, Scgcrbcrg & Associatcs
1000 South Frontagc Road
Vail. Colorado 81657
VIA FAX: 476-46011
Fttt
cuPr
RE:Austria Haus Rcdcvclopnrcnt
Dcur Gordon:
I havc t'inis|cd rcvicrving thc rcvisc{ Austria Haus plans subntittccl Fctrruary 3,1997. Thc purposc of
tlris lcttcr is to intbrm you of thc outstanding issucs r,vhich Inust bc addrcsscd prior to sclrcduling thc
final rcvicrv of thc Austria Haus Spccial Dcvclopnrcnt Dish'ict propositl with thc Planning and
Bnvilonnrcntal Contnrission. Thc tbllowing issucs nrust bc addrcsscd:
L Thc grading plarr is unacccptablc. Thc plan indicatcs 2'to 4'of fill around thc cxisting
trccs which arc proposctl to rcnrairr. No gra<.lc changc shall occur within thc Clitical
Root Zonc (CRZ) untcss satisl:actorily nritigatcd in thc'l'rcc Pt'csctvation Plan. Submit
a rcviscd grading plun. Bc ccrtain thc iurprovcrlcnts shown on thc sitc plan rnatch thc
inrprovcmcnts sltown on thc landscapc plan'
2. Thc dirncnsiorrs of East Mcadow Drivc arc offby 2'. Thc guttcr pan on thc north sidc
of the strcct is not includcd. Including thc guttcr pan movcs thc strcct an additional 2'
to thc south. Plctusc rcvisc thc plans accordingly and confirm gradcs as this changc
incrcascs thc gradcs of thc driveway and pcdcstrian arcas.
7B' 71o"t1;u€ {o Fta..rlr,re.3' rhcrcisa 12%Eradcinrront*$,9'j#g#intncncoc;l[f iin u,rr. is A to'tstr
4. Plcase providc proposcd spot clevations at 25' intcrvals, bcginning at thc ccntcr ofthc
drivcway, along thc south curb lins of East Mcadow Drivc. Thc spots shall match thc
cxisting gradcs at Slifcr Plaza on thc cast and Village Center irnprovements on thc
wcst.
{P oun"'"o'u"
5.
6.
Thc wall within thc strcanl tract on thc wcst cncl of thc propcrty trccds to bc rcltrovcd'
'l'hc rvall is ttot trcccssary for rcgradirtg ptrrposcs. V.l$_ggtuly€
It is possiblc to rcgradc thc strcanr bank to 2:l and 3:l on thc wcst corncr. Plcasc
rcvisc thc ncccssary plans accordingly' V1itt ?prpc5a Rftrfief*n'al I
7.
tt.
'Ihc 70'contour in Slif'cr Plaz-a ncccls to conllcct through to thc 70'contours on thc
south. lt appcars rhc 72' contour may no![lnccu$?,i rnllHJ' tl* ctEt*,q.t.
providc FFE at thc doorways to thc colnmcrcial spaccs and spot clcvations at arca
drrins. oV- "
A bollarcl is nccdcd adjaccnt to thc trafTrc control to rcstrict vchiclc tra{fic lionr driving
around thc cnd of thc gatc' OV.
llow docs parking/drop-offarca rvork? Plcasc indicatc thc location ofcach parking
spaccancl it'.toooing/,t.livcryarcas. lsan$DAparkingspaccrcquircd'/ lfso,plcasc
indicatc thc focation on thc appropriatc plans.- \u pdt:,;1 an'al.x;'rtE.
lZxLl Z sv*'-es
Thc trcncli dr.ain at thc garagc cntr0r'lcc should bc'rclocatcd to thc low point of thc
12.
clrivcway. V*tt darAe.
Thc gar.agc floor-drairrs nccd to drain into thc sanitary scwcr. not to tlrc crcck. .Plcasc
unl.*Jth.plansaccordingly. Vitt R6r;5€. Vllt\ Wi4AFl--
Thc storrl scrvcr linc to thc Covcrcd Briclgc rnust matclr thc cxisting pipc outlcts.
\ljrll ?s.t;<.
Whclc is thc sanitary conncction to thc buil<Jing? ls it lolv cnough to conncct into thc
garagc tloor drains'?vlltl Los?iail'
9.
10.
t3.
14.
16.
17.
eI'W
| 5. Altcrnativc 2 proposcd fbr thc strcanrrvalk is gqf viablc duc to spring run-off llows and
tloodplain constlaints. OL
Plcasc intlicatc thc floodplain on thc proposcd strcamwX!\.Plan'
Thc strcamwalk path width is shown to be four fcct. A six-foot path width is the .
rrrinirnurrr width which allows forconvcnicnt usc. Vtill R€vf6rl rtto 1vy'ooA *W'
fl14+ ,-.r'-tP.rl*t€'
Potcntial trcc rcrnoval niay b[ uioil"d-oti ttt. wcst si4c of thc propcrty by constructing
a boardwalk. Plcasc explore this option in morc dctail.
ot-
Sce rcdlincd plan for dcsign changcs to rcducc trcc disturbancc't:ai$a o@ W Zoue'
Thc anglc point tic-in nccds to bc a smooth curvc. As proposcd thc curb will be
subjcct to darnagc fronr snowplows' Plcasc rcvisc thc plans as neccssary'
\lrtt Rat'te'
t8.
19.
20.
€\iniut*<6
6une$"!
L1'11
@r
5.6.
21.Thc brick povcr closswalk arc0 nccds to bc approxinlatcly 75' in lcngth on thc south
sidc of East Mcadow Drivc and 45' orr thc north sidc'
Rcrtrovc thc bollarcls ncar thc bus shcltcr within thc Slilcr Plaza arca.
OL\
Thcrc should bc a pan at thc lodgc pcdcstriart cntly arc instcatl of a (r inch curb' 4-\vlti"o.bri:c (9/
Thc ticc-standing bouldcr landscapc wall is not ncccssary. Plcasc dclctc thc
thc plans.ov-
Movc scating arca in ccntcr platrtcr to thc wcst to avoid trcc ilnpacts'
Inclicatc thc locations of thc Villagc lights lixttrrcs in Slil'cr Plaza'
Transition lionr curb to paving rcd lib (soldicr coumc) should bcgin at cast cnd of
srrcct plantc$. vlill d63t- T., o.v , 5fY'1rut>te-x>a -/''
Pavcmcnt t)?cs.
-subnritcoiorchipfortintcdconclctc. vl;]1 Pt6er- T:p.V. 3p-' (*/
- .,spccial pavcrs" should bc flagstonc on a conctctc basc- srrbrnit color salnplc.
Add junipcrs arortnd aspcn plantings. Thc junipcrs shall bc 5 gal' plants spa:cd 4' o'c'
A total of20junipcrs arc rcquircd. oL
22.
23.
2d Rcconfigurc tlrc parkiug arca ancl providc a plantcr at thc cast sidc of thc drivcway
cntry.
ry plantcr and rcducc thc spacing ofthc lights
inpla@.
All landscapc walls shall bc vcnccrcd "rainbow rock" walls. Usc and rnatch into thc
cxisting landscapc wall along thc cast sidc of thc ccntcr plantcr. Add a landscapc '*'all
on thc wcst sidc of thc scating arca to mitigatc trcc inrpacts. Vtitl yflhlzl\ ex,B'1; I
25.
26.@
1
211.
30.
)L.
,x
27.
31.
34.
ls pcrmission givcn by Villagc Ccntcr to plant trccs on thcir propcrty? Plcasc submit a
lcticr from thc Villagc Ccntcr propcrty owners indicating thcir pcrrrrission.
Arc landscapc walls bcing constructed arouncl thc plantcrs on East Mcadow Drive and
Srifcr Praza'r A+ q*A. $"t @
Incorporatc thc bus shcltcr morc into plantcr. As dcsigncd it encroachcs too far out
into tirc bus stop arca. Providc dcsign detail ofbus shclter. Bus sheltcr dcsign
critcria...
- 160 sq. ft. standing arca. Vfiil oise'r-r=+'
- built-in scating.
- newspapcr boxcs incorporatcd (gct cut shccts frory-l4tk! Bsqc)'
- pay plronc incorporatcd.
- bullctin board incorporatcd.
- ovcrhcad radiant heating.
6.
7.
ti.
9.
- lighting
- pay on tbot station irrcorporatccl
Scparatc scasonal tlorvcr.arcus ll'otrr thc rcst of t6c plantcrs rvith stccl c6ging' il'
Thc pavcmcnt cdgc along thc south sidc of Slifcr Plaza cncroachcs too far into cRZ's'
puf l ihc cdgc of thc paving linc back as indicatcd on rcdlincd landscapc plan' glitl Qaise.
what is thc surtbcc rnatcrral of the patios on thc south qidc of thc building?
LolOzrtf€ BqeF S*l.Dst?ue.
Thc linrits of thc snowmclt arca in Slilbr Plaza shall bc fronr thc btrs shcltcr to thc south
including thc proposcd scating arca. cs\t--
Subnrit a Trcc Prcscrvahon Plan indicating thc critical Root Zoncs (cRZ - I foot
radius pcr I inch ofcalipcr) and rnitigatioll lllcasurcs for any root zonc disturbancc'
Plcasc involvc a profcssional arborist if ncccssary'
Rcmoval of thc 24" calipcr sp|ucc is unacccptablc. This is a nrajor trcc on TOV
propcrty within thc 50' corc crcck sctback. Applicant shall nrodify plans to minirnizc
<listrrrbancc within CRZ and show lnitigation on thc Tfcc Prcscruation Plan. g\L
Plcasc providc a dctail dralving of thc "stonc cdgc." p\(--
Narrowlcaf Cottonwoods arc unacccptablc along East Mcadow Drivc' This plant typc
pr.oduccs suckcrs aud has a shallorv root structulc which will push up pavcrs. Thc
Town woultl rcconrurcnd a varicty of crccn Ash. onc oI lnorc crabapplc varictics or
Aspcns. Lodgcpolc pinc may also work if plantccl corrcctly and limbcd up to tbrnt a
crown. ov
A grouncl covcr of solicl Carpct Buglc docs not providc an appropriatc allrount of color'
Bcis should bc plantccl witli a nrixhnc of hardy pclcnnials ancVor annuals to achicvc
full scason color. Maintcnancc and inigation shall bc by thc applicant. ov
Plcasc providc thc location ofscasonal containcr plantings (hanging and ground lcvcl)
to bc includcd on thc planting plan. Thc scasonal containcr plantings will blcak up thc
largc cxpanscs of hardscaPc.
.D.r€ \o
ee)t4;64
Incorporatc four compact parking spaccs (8'xl6') into thc parking structure design to
accommodatc a 24' drivc aislc. 6lts
Plcasc submit an cxtcrior lighting plan for thc Austria Haus' Thc plan shall include
light locations on thc clcvatlo*, lu*.n output and manutbcturcr's spccifications'
Arc all windows proposctl to bc dividcd lights as illustratcd? \€5 .
t+_t.
44.
45.
47.
A4
{ please rcmovc thc storagc arca undcr thc front cntry from thc parking lcvcl plan.
/
,/
,r
Plcasc labcl thc cxtcrior building matcrials on thc clcvations. Additional dctail
drawings should bc providcd for fcaturcs such as fa.scia. dcck rails. window trim. ctc'b +-il€ a@F.
Plcasc providc thc iloor arca Incasurcmcnts fbr thc cxisting Austria Haus.
plcasc contact Mikc Mcccc with thc Town of vail Firc Dcpartrncnt to discuss firc
protcction rcquirctncnts.
Sirccrcly.
Gcorgc Ruthcr
Town Planhcr
CIVjr
MEMORANDUM
TO:
FROM:
DATE:
Vail Town Council
Tom Moorhead, Town Attorney
Georgc Ruther, Town Planner
March25,1997
SUBJECT: Special DevetopmcntDistricts.
In the recent months, there has becn considerable debate regarding the usc of Special
Development Districts in the Town of Vail. The purpose of this memorandum is to provide a
brief historical perspective and the legat background of Special Development Districts.
HISTORY OF SPECIAL DEVELOPMENT DISTRJCTS
Spccitl Devclopment Districts have bcen around since thc beginning of land usc regulations in
Vait. fne use of Special Development Districts (SDDs) as a land use tool was adopted by
the Vail Town Council in 1973 (Ordinance #8, Series of 1973). ln 1973, the Council
approved SDD #1. SDD #l was cstablishcd with the purpose of assuring unificd and coordinatcd
dlvelopment and use of a site of land approximately 39 acres in size under single-owncrship or
conhol, adjoining the south side of the Vail Golf Course. The rcgulations of SDD #l wcrc not
intended to apply to other, dissimilar sites in Vail.
In 1988, thc Spccial Dcvclopmcnt District Chapter ( I 8,40) of thc Municipal Codc was repealcd
and re-enactca. fne SDD chaptcr was amended since there was a belicf by the Town Council
that the Town would bcncfit from the updating of the cxisting SDD ordinancc, The updatcd
ordinance, in part, provided amendment proccdures, placed a time limitation on SDD approvals
and dcfined additional submittal requircmetns. The SDD ordinancc has remained virtually
unchanged sincc 1988 with the exception of an amendment in 1994 which eliminated SDD from
certain zone districts.
Today, there are thirty-four (34) SDDs approved in the Town of Vail. The majority of the
thirty-four SDD's have been approved for multi-family residential and commercial/lodging
purposes. The distribution of SDDs is focused mainly in the central area of Town (between
itre bast Vail underpass and Cascade Village). Special Development Districts arc no longer
permitted in the Hillside Residential, Single-Family, Duplex, or Primary/Secondary Residential
Zone Dishicts.
LEGAL JUSTIFICATIONS FOR SPECIAL DEVELOPMENT DISTRICTS
Article 67 of the Colorado State Statutes establishes the Planned Unit Development Act of 1972.
The Act permits municipalitics to cstablish zone districts such as Planned Unit Devclopmcnts
(PUD), planncd Dcvelopments (PD), Special Districts (SD) and Special Devclopmcnt Districts.
Containcd within thc Act arc numerous citations which arc relevant to the Town of Vail. They
arc, in part:
24-67-102(l)(d) - To encourage innovalions in residential, commercial, and indu'slrial
clevelopme'ni anid renewal so tiat the growing demands of the populalion malt be met b1'
gt eater variety in type, design, and layout of buildings and bv tlte conservation and more
efiicient use ofopen space ancillary to said buildings'
24-67-102(l)O - fo provide a procedurewhich can relate the type, design, and layout of
residential, commercial, and industrial development lo lhe particular sile, lhereby
encouraging preservalion of the site's natural characlerislics '
Very similar to the Town's definition of an SDD and its approval proccss, a PUD is defined in the
state statutes as:
An area of land, controlled by one or more landowners, to be developed under unified
contt.ol or unified plan of developmentfor a number of dtvelling units, commercial,
education. recreaiional, or industrial uses, or any combination oftheforegoing, the plan
for which does not correspond in lot size, bulk, or t.vpe of use, derusity, lol coverage, open
space, or otlter reslriction of the existing land use regulalions'
and the approval process rcquircs, in part:
A fnding bv lhe municipality that the plan is in general conformity with any master plan
oi comprehen.sive planfor the municipalitv. and design, conslruction, and othet
requiremenls applicable to the planned unit developmen! may be different from or
miclifications of the requirements olhetwise applicable b\t reason of any zoning
regilation.
Thc use of PUD's is cncouraged in the Planned Unit Devclopmcnt Act. In part, thc Act statcs'
"Article 67 shall be liberatty construed in furlherance of the putposes of the article and
to the end that municipalities shall be encouraged to utilize PUD's'"
PROS & CONS OF SPECIAL DEVELOPMENT DISTRICTS
The staffhas attempted to identifi the many pros and cons of Special Development Dishicts'
The list generated by the staff is not intended to be an all-inclusive list.
PRO
1. Allows for creativity and flexibility in development.
2. Providesincentivesforredevelopment'
o
3. Encouragcs public/private partnershlps for community improvemcnts (i.c.,
landscaping, cmployce housing, infrastructurc, ctc.).
4. fcrmits quatity development on ccrtain sitcs whcn variances arc not approvablc.
5. Allows for controllable case-by-case review of developmcnt'
6. Provides for grcater control and review of development proposals by the Town
Council.
7. Encourages compliance with the adopted goals, objectives and policies of thc
Town of Vail.
CON
I . Lack of public understanding of the SDD approval process.
2. Perception that SDDs establish a precedence for other development proposals.
3. Difficult to quanitiry and justify the amount of deviation from underlying zone
district developmcnt standards.
4. Creates a public perccption of "back room" dealings with thc Town'
5. Difficult to determine the public benelits bcing gained through the sDD
process.
6. Developer may bc perceived as getting all the benefits.
7. The process to cstablish an SDD is long and often turns political.
WN OFVAIL
75 South Frontage Road
Vail, Colorado 81657
970-479-2 | 3 8/479-2 r 39
FAX 970-479-2452
D e parnnent of C ommunity D eve lopme nt
FILE r'|,P:r
January 16, 1997
Gordon Picrcc
Picrcc, Scgcrbcrg & Associatcs
1000 South Frontagc Road
Vail. Colorado 8l 657
VfA FAX: 476-4608
RE: Austria Haus Rcdcvclopmcnt
Dcar Gordon,
Your rcqucst for a worksession with thc Torvn of Vail Pltnning and Environnrcntal Conrtnission
(PEC) to discuss cstablishing a Spccial Dcvclopnrcnt District ovcrlay to thc Austria Haus is tcntativcly
schcdulcd tbr Monday, Janualy 27, 1997 .
ln prcparation for thc January 27.1997 PEC mccting, staffhas complctcd a rcvicw of thc proposcd
Austria Haus rcdcvclopnrcnt plans. Upon rcvicw of thc proposcd plans, statThas idcntificd nulncrous
issucs which prust bc addrcsscrJ, Thc purposc of this lcttcr is to infonn you of thc issucs idcntificd by
stat'f , and arc in nccd of rcsolution prior to thc January 27 , 1997 workscssion mccting.
In or<Jcr to rcnain on thc Planning and Environmcntal Conrrnission agcnda, thc follorving infonnation
nrust bc subnrittcd to thc Town of Vail Comnrunity Dcvclopmcnt Dcpartmcnt by no latcr than l2:00
noon, Tucsday, January 2l , 1997 . lf thc rcqucstcd infornration is not submittcd by thc January 2l st
dcadlinc, I will nccd to tablc thc lvorkscssion discussion with thc PEC, as thc staff will not havc
sufficicnt tin.rc to rcvicw thc rcviscd plans.
Thc following is a list of thc issucs to addrcss and rcsolvc;
Sitc Plan
l. Plcasc rcvisc thc proposcd site plan to includc a portion of thc Village Ccntcr propcrty
to thc wcst. Spccifically, staff would likc to bcttcr undcrstand thc sidewalk connections
and existing Villagc Centcr Building locations as thcy rclatc to thc Austria Haus. Staff
would rccommcnd that you includc thc location and alignmcnt of thc sidcwalk and
buildings at lcast 30' onto thc Villagc Centcr propcrty.
$ *o'"tto 'u"
Plcasc indicatc thc limit of construction disturbancc on thc sitc plan. As a rcnlindcr.
cluring construction, thc limit ol disturbancc will bc rcquircd to bc dclincatcd in thc
ficld lhrough thc installation of a six-foot tall, grccn plyrvood fcncc. Thc fcncc will bc
rcquirccl tJrcntain in placc througlr all stagcs of construction and nray bc rcrnovcd only
whcn final grading of thc sitc is ncccssary.
Plcasc indicatc thc location of all proposcd utility and scrvicc lincs. Also indicatc thc
location of all cxisting utilitics in thc right-of-way. Plcasc pay particular attcntion to thc
location of cxisting trecs and vcgctation anj thcir rclationship to thc utility and scrvicc
lincs. mF F".rt'' 11 l-;l;hee. uy14e lo se'tit <.
Plcrsc providc a rcviscd roof plan. Thc roof plan shall bc drawn at thc sanrc scalc as
thc sitc plan. Thc r.oof plan shall incluclc all roof ridgc and cavclinc clcvations.
Survcy
L To accuratcly dctcmrinc thc location of thc two, largc cvcrglccn trccs locatcd on thc
south propcrty linc, plcasc providc a survcycd, driplinc location ofeach ofthc trecs.
Thc intcnt of 5u-cying thc location of thc driplinc is to fully undcstand thc impacLs of
thc proposcd dcvclopntcnt on thc canopy of thc trccs. Dcpcnding upon thc rcsults of
thc driptinc survcy, a trcc plcscrvation plan may bc rcquircd'
2. Additional suwcy infbmration is rcquirccl. Plcasc providc spot clcvations wcst of thc
Austria Haus sitc to cnsurc propcr alignrncnt and grading in fiont of Villagc Ccntcr'
VJ€aT .oF ?aoPeer1.
Landscapc Plan
l . Plcasc providc a landscapc plan scparatc tionr thc sitc plan. Thc landscapc plan shall
includc a dctailcd lcgcnd listing all plant matcrials. plant sizcs and quantitics, hardscapc
surfacc ntatcrials and applications, locations ofany transplantcd trccs, proposcd
rcgrading, sitting bcnchc.s, fcncing' ctc.
Z. plcasc providc additional dctail on thc strccLscapc inrprovcntcnts proposcd along East
Mcadow Drivc. Additional dctail shall includc surfacc nratcrials and applications.
lighting, snowmclt arcas. bcnchcs, trash rcccptaclcs, etc. This infonnation should bc
illustratcd on thc landscapc plan.
3. In6icatc on thc landscapc plan which trccs arc to bc rcnrovcd and which trccs arc to bc
rclocatcd or transplanted. ldentify calipcr inchcs of aspcns rcmovcd and linear footage
of cvcrgrccns rcmovcd. Plcasc underutand that all trcc rcmoval rvill nccd to bc
justificd.
4. Pleasc cxplorc thc ability to add additional landscaping at thc northsast comcr of thc
propcrty. Staff rccommcnds that you providc additional landscaping to hclp rcduce thc
amount of asphalt in this arca.
5. Plcase providc the top/botton.r clevations of all rchining walls and tcrracc walls. This
L.
3.
,l.t.
7.
infornration should bc illustratcd on thc proposcd glading and/or land.scapc plan and
sitc plan,
Plcasc subnrit a conccptual dcsign of thc proposcd strcalnwalk inrprovctucnts in thc
Torvn of Vail strcalntract, locatcd to thc south of thc Austria Haus' Thc conccptual
dcsign shall includc that portion ofthc strcanrwalk fronr thc covcrcd Bridgc Building
on thc cast. to thc Intcrnational Bri<lgc on thc wcst. Plcasc contact Todd Oppcnhicnrcr
aI 479-2161 to gct dctails and spccitications on thc dcsign and location'
The landscapc plan nrust rnatch thc improvcmcnts shorvn on thc sitc plan.
Plcasc subnrit a grading plan.
Plcasc pr.ovidc additional landscaping along thc wcst propcrty. Thc additional
landscaping shall bc locatcd to scrccn and buffcr thc Austria Haus dcvclopnrcnt from
thc Villagc Ccntcr Condominiunl units to thc wcst.
Thc lan{scaping proposcd on thc north sidc of thc building, in thc pcdcstrian arcas'
should bc morc clustcrcd. Attcmpts should bc madc to providc two-way,
unintcrruptcd pcdcstrian fl orv.
Environmcntal lssucs
l. Any building cncroacltnrcnt into thc cast sctback nlust rcspcct thc nraturc cvcrgrccn
trccs adjaccnt to thc propcrty. If cncroachtllcnts arc proposcd into thc cast sctback.
plcasc providc a trcc prcscrvalion and rnitigation plan. Thc plans shall addrcss what
stcps will bc takcn to insurc thc survival of thc.cxisting trccs during and alicr
cxcavation/construction. t-:p |o Z9' id 5li@ ?1,+?t'
2. Whcn thc Austria Haus was originally dcvclopcd. substantial dcstruction of tlrc Corc
Crcck Strcam bank occurrcd. Plcasc show strcanr bank rcstoration itrrprovcnrcnts and
rcvcgctation. You nray contact Russcll Foncst with thc Con.rnrunity Dcvclopnrcnt
Dcpirhrrcnt (4ig-2146) to gct inlbmration on possiblc itnprovcmcnts and
rcqulrcmcnts.
3. Duc to stccp slopcs, no improvcmcnts arc pcrlllittcd in thc Town of Vail strcam tract
south of thc building. Plcase rcducc thc sizc of thc tcrrdccs and rcmovc thcnr from thc
strcam tract.
4. A stomrwatcr nranagcnrcnt plan is rcquircd. Thc stomrwatcr nranagclncnt plan shall
addrcss surfacc drainagc fiom all proposcd impcrvious surfaccs and thc undorground
parking structurc. Reratho,t, L*th *s;1, epAtunz-. 6,"q I pr*.
6.
li.
9.
t0.
5. Plcasc rcmovc belvcderc from thc plans proposcd for Slifcr Plaza'
Floor Plans 5W fl@s e\e' e F/rlury eurel '
[. Plcascprovidcacomplctcsctoffloorplans. Thcfloorplansshall
Cotrlslltz -
illustrate all intcrior
2.
walls, doorway conncctlons, stairways, ctc. Thc floor plans shall be labclcd, indicating
thc usc of cach particular spacc within thc building (i'c" officc' commcrcial'
accommodation unit, fractional fcc unit, common storagc' mcchanical.' ctc')' Plca^sc
cnsurcthatthcfloorplansmatchthccxtcriorconfigurationofthcbuiling.
Please provide a set of floor layout plans for cach of thc particutar unit typcs within thc
i"iiJf"-g. Thc plans shall indicate thc number of rooms associatcd with each floor plan
tvp". ftt. floor plans shall bc drawn at a scalc of l "=8' or largcr' Onc sct of floor
prin, _urt be .,red_lined" indicating how the Gross Residential Floor Area was
calculated.
Other
L Show the location of all roof-top nrechanical equipment, all cxhaust fans, vents,
antennae, ctc. All mechanical equipmcnt, fans, vcnts, etc" shall be fully screened from
public view.
plcase provide revised building elevations. Thc elcvations shall be drawn at a scale
largc cnough to dctail thc extcrior building matcrials and applications'
Plcase providc dctails of thc off-sitc improvcmcnls to Slifer Squarc, that you discussed
at our last nrccting. Plcasc rcfer to thc Town of Vail Streetscapc Mastcr Plan to get
spccific rccommei.tdations of improvcmcnts. Any improvcmcnts p,topgfq to.Slifcr
S'quarc should addrcss pcdcstrian flow and circulation. Thc plan should also includc
proposcd bcnchcs, tighiing, trash rcccptaclcs, paving matcrials and applications' ctc.
A rcvocablc right-of-way pcrmit is rcquircd for all improvcmcnts in Town of vail
right-of-way.
Thc driveway cntrancc and acccss ramp shall bc a minimum of 24' in width'
According to the Municipal code, onc loading and dclivcry bcrth is rcquircd. Plcase
indicatc thc location of the loading and dclivcry arca on the sitc plan'
The temporary parking spaces do not function properly. A car needs a 20'ccntcrlinc
tuming raduis. Plcase revisc the plans accordingly'
Tbe curvature of the roadway is too sharp. The curb on the northside of the road at the
east snd of the devclopmcnt needs to tic into thc existing rock retaining wall'
Provide snow guards and gutters on the building.
Village light fixtures are requircd along East Meadow Drivc and in Slifer Plaza. Pleasc
contait Gieg Hall (47g-2l66at Public Works to verify quanitity and locations'
Please addrcss handicap parking parking requirements'
2.
3.
^
5.
6.
8.
9.
10.
ll.
lz. plcase submit a reviscd sun/shade analysis accuratcly dcpicting thc conditions crcatcd
O /--) by the rcviscd building plans'
/goln,rn"purposc of this 1cttcr is to inform you of thc issucswhich thc staffhas idcntified that must bc
,/addresscd. Should you have any questions, pleasc do not hcsitatc to givc rnc a call' You can rcach mc
f dircctly ar479'2145.
/ I nope this lctter is ofhelp to you as youprocced through thc rcvicw proccss for thc proposed
/ rcdcvclopmcnt of thc Austria Haus'
I
/ sincercly,
II a R-'t**aI t'l*-'^a-
I George Ruther
I Town Planncr
II GUjr
I
\
\
\ \- \1t-\ --_ tD
- \-.=--o. eNP ^,_dtrIt Logr?'
(ouu* ytAr. I4rt..s
l'i. PftaL Q*;y Ae=E:b i(2ia*moJ
I
p
FttE cc:.,
75 South Frontage Road
Vail, Colorado 81657
970-479-2 I 3 8/479-2 I 39
FAX 970-479-2452
Departrnent of Comrnunity Development
Deccmbcr 20,1996
Cordon Picrce
Pierce, Segcrbcrg & Associatcs
1000 South Frontagc Road
Vail, Colorado 81657
VIA FAX: 476-4608
RE:Austria Haus Rcdcvcloprncrrt
Dcar Gordon.
Your rcqucst for a worksession with thc Town of Vail Planning and Envilottnrental Conrttrission (PEC)
to discuss cstablishing a Special Dcvclopntcnt District ovcrlay to the Austria Haus is tcntativcly
schcdulcd for Monday. January 13,1997.
In prcparation for thc January I 3. | 997 PEC rnccting, staff has conrplctcd a rcvicw of thc proposcd
Austria Haus rcdcvclopment plans. Upon rcvicw of thc proposcd plans, staff hir.s idcntificd numcrous
issucs which tnust bc addrcsscd prior to thc workscssiou ntccting. Thc purposc of this lcttcr is to inform
you which issucs havc bccn idcntificd by stafl and arc in nccd of resolution prior to thc January 13,
I 997 workscssion meeting.
In ordcr to rcnrain on thc Planning and Environmcntal Commission agcnda, thc following information
must bc subrnittcd to the Town of Vail Community Dcvcloprncnt Department by no latcr than I 2:00
noon, Monday, January 6,1997. If the requcstcd intbrmation is not submitted by the January 6th
dcadlinc. I will necd to tablc thc workscssion discussion with the PEC, as thc staff will not havc
suflicient timc to rcview the revised plans.
The following is a list of the issues to address and resolve:
Sitc Plan
Plea-se locatc the 20-foot setbacks rcquired by the Public Accommodation Zonc Dishict
on the site plan.
{gronur"uo
trl
Plcasc rcvisc thc proposcd sitc plan to includc a portion of thc Villagc Ccntcr propcrty to
t5c wcst. Spccifically, stalT rvould likc to bcttcr undcl'stand thc sidcwalk conncctions
ancl cxisting Villagc Clcrrtcr Building locations as thcy rclatc to thc Austria Haus. Staff
would rccommcnd that you includc tlrc location and alignmcnt of thc sidcwalks and
buildings at lcast 30' onto thc Villagc Ccntcr propcrty'
Plcasc irrdicatc thc linrit of construction disturbancc on thc sitc plan. During
constrlction. thc linrit of disturbancc will bc rcquircd to bc dclineatcd in thc tlcld
through thc installation of a six-tbot tall, grccn plywood fcncc. Thc fcncc will bc
rcqlirc<J to rcrnain in placc through all stagcs ot'construction and ntay bc rcmoved only
u'hcn flnal grading of thc sitc is ncccssary.
Plcasc indicatc thc location of all proposcd utility and scrvicc lines. Plcasc pay particular
attcntion to the location ofcxisting trces and vcgctation and thcir rclationship to the
utility and scrvicc lincs.
Plcasc providc a roof plan. The roof plan shall bc drawn at thc samc scale as the sitc
plan. Thc roofplan shall includc all roof ridgc and cavelinc clcvations.
To accuratcly dctcrminc thc location of thc two. largc cvcrgrecn trces locatcd on thc
south propcrty linc, plcasc providc a survcycd, driplinc location ofcach ofthc trccs. Thc
intcnt of survcying thc location of thc driplinc is to fully undcrstand thc impacts of thc
proposcd dcvclopmcnt on thc canopy ofthc trccs. Dcpcnding upon thc rcsults ofthc
driplinc survcy, a trcc prcscrvation plan rnay bc rcquircd.
Plcasc providc a landscapc plan scparatc fronr thc sitc plan. Thc landscapc plan shall
include a detailcd lcgcnd listing all plant tnatcrials, plant sizcs and quantitics' hardscapc
surfacc nratcrials and applications. locations ofany transplantcd trccs, proposcd
rcgrading, sitting bcnches, fcncing. ctc.
Plcasc providc additional dctail on thc strcctscapc improvcmcnts proposed along East
Mcadow Drivc. Adclitional dctail shall includc surlacc matcrials and applications,
lighting, snowmclt arcas, bcnches, trdsh rcceptaclcs. etc. This infonnation should be
illustrated on the landscapc plan.
Indicate on thc landscapc ptan which trces are to be removed and which trees are to be
rclocated or transplantcd. ldcntify caliper inchcs of aspens renroved and lincar footage
of cvcrgreens removcd.
Plcasc cxplore thc ability to add additional lanftcaping at the northcast comer of the
property. Staff rccornmends that you providc additionat landscaping to help reduce the
amount of asphalt in this arca.
Plcasc provide the top/bottom elevations of all retaining walls. This information should
bc illustrated on the proposcd grading and/or landscape plan and site plan.
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SLrrvcy
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Landscapc Plan
2.
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Plcasc subnrit a conccptual dcsign of thc proposcd strcamwalk inrprovcnrcnts in thc
'Iorvn of Vail strcamtract. locatcd to thc south of thc Austria Haus. Thc conccptual
clcsign shall includc that portiorr of thc strcamwalk from thc Covcrcd Bridgc B'nifitil*ft on
thc cast, to thc Intcntational Bridgc on thc wcst.
Environmcntal Issucs
i-l .1 Any builtling cncroachmcnt into thc cast sctback must rcspcct thc nraturc cvcrgrccn trccs
L I
adjaccnt to tic propcrty. lfcncroachnrcnts arc proposcd into thc cast sctback, plcasc
providc a trcc prcservation and mitigation plan.'The plans slrall addlcss what steps will
bc taken to insutc thc survival of thc existing trccs during and aflcr
cxcavatiot/construction.
Whcn thc Austria Haus was originally dcvclopcd, substantial dcstnrction of thc Gore
Crcck Strcarn bank occuncd. Plcasc shorv strcam bank rcstoration irnprovctncnts and
rcvcgctation. You nray contact Russcll Foncst with thc Cornmunity Dcvclopntcnt
Departnrent (479-2146) to gct inforrnation on possiblc improvenlcnts and rcquircmcnts'
An Environmcntal Inrpact Asscssurcnt (ElA) is rcquircd. 'fhc EIA shall bc a Typc I
rcport and addrcss past and potcntial cnvironnrcntal impacts of thc Austria Haus. Thc
rcsults of thc EIA will dctctlrinc if t'urthcr analysis is ncccssary.
Floor Plans
Plcasc providc a complctc sct of floor plans. Thc floor plans shall illush'atc all intcrior
walls, r]oorway conncctions, stairways, ctc. Thc floor plans shall bc labclcd. indicating
thc usc of cach particular spacc within thc building (i.c., officc, commcrcial,
accommodation unit, fractional fcc unit, comnlon storagc, mcchanical, ctc.)'
Plcasc providc a sct of floor layout plans for cach of thc particular unit tlpcs within the
building. Thc plans shall indicatc thc numbcr of rootns a^ssociatcd with cach floor plan
typc. Thcfloorplansshall bcdrawnatascalcof l"=8'orlargcr. Oncsctoffloorplans
must bc "rcd-lincd" indicating how the Gross Rcsidcntial Floor Arca was calculated.
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Show thc location of all roof-top mcchanical cquipmcnt, all exhaust fans. vcnts,
antcnnac. ctc. All mechanical equipmcnt, fans, vents, stc.. shall be fully screcned from
public view.
P1ease providc reviscri buitding clevations. Thc clevations shall be drawn at a scalc large
cnough to dctail thc cxtcrior building rnatcrials and applications'
Plcase providc dctails ofthc off-sitc inrprovcnrcnts to Slifcr Squarc, that you discussed
at our last mceting. Plcase rcfer to the Town of Vail Strcetscapc Mastcr Plan to get
specific rccolnmcndations of inlprovcmcnts. Any improvemcnts proposcd to Slifer
Squarc should address pcdcstrian florv and circulation. The plan should also include
proposed bcnches, lighting. trash rcccptacles. paving materials and applications' etc.
t
Plca.sc providc "a^s-built" tloor plans of thc Austria Haus. Thc plans will bc uscd to
accuratcly dctcmrinc tlrc cxisting total squarc fbotagc within thc building and to
dctcnninc thc cxisting parking rcquircnrcnt'
Again. thc purposc of this lcttcr is to inform you of thc issucs which thc staff has idcntificd that must bc
addrcsscd by no latcr than l2:00 noon, Monday, January 6,1997 ' Should you havc any qucstions'
plcasc tlo not hcsitatc to givc mc a call. You can rcach mc dircctly at 479'2145.
I hopc this lctter is of hclp to you as you procccd through thc rcvicw proce$s for lhc proposcd
redcvclopnrcnt of the Austria Haus. I am confident wc can work together in making thc cxisting Austria
Haus propctty a bctter placc for guests and visitors to Vail.
Sincerclv.
krQ*b*
Town Planncr
GR/jr
75 South Frontage Road
Vail, Colorado 81657
970-479-21iV479-21i9
FAX 970-479-2452
Deparhnent of Comrnunity Development
Dccembcr 13, 1996
Jcff Winston
Winston & Associatcs, Inc.
1320 Pcarl Strcct Mall
Bouldcr, Colorado 80302
RE: Architcctural rcvicw of the proposcd Austria Haus Rcdcvclopmcnt
Dcar Jeff.
Sonncnalp Propcrtics, Inc. rcprcscntcd by Cordon Picrcc of Picrcc, Scgcrbcrg Architccts, is
proposing thc rcdcvclopmcnt of thc Austria Flaus, locatcd at 242 East Mcadow Drivc. Thc
proposcd rcdcvclopmcnt includcs a dcrno/rcbuilcl of thc cxisting building. Thc dcvclopcrs of thc
Austria Haus intcnd to replacc thc cxisting building with a ncw mixcd-trsc lodge.
I have cncloscd a complctc sct of plans for thc rcdcvclopmcnt of thc Austria Haus. Thc Town is
rcqucsting that you hclp in thc rcvicw ofthc projcct. I havc notificd Gordon Picrcc ofour
rcq ue$t.
Thc Planning and Environmcntal Commission (PEC) has had the opportunity to rcview the plans
during two recent workscssion mcctings. The PEC has recommcndcd that thc applicant makc
sevcral changes. Thc changcs requestcd by the PEC are rcflectcd on the enclosed plans. The ncxt
mceting with thc PEC is a workscssion schcdulcd for Monday, January 13. 1997. t would ask
that you havc writtcn comments back to mc by January 1, 1997. This providcs thc staff the
opportunity to incorporatc your commcnts into thc PEC mcmorandum.
Once you have had thc opportunity to revicw thc plans, plcasc do not hcsitatc to contact mc with
any questions or concerns. You can rcach me most casily at970-479-2145.
Sinccrely,
Gcorge RuthCr
Town Planner
{,7 *'n""o'u"
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Qmv FltE c,e ;,
75 South Frontage Road
Vail, Colorado 8],657
970-479 -2 I 3 8/479-2 t 39
FAX 970-479-24s2
D e pa rhne nt of Co nununity D eve lop ne nt
Novcrnbbr 2l. 1996
Cordon Picrcc
Picrcc, Scgcrbcrg & Associatcs
1000 South Frontagc Road
Vail, Colorado 81657
RE: Austria Haus Rcdcvclopnrcnt
Dcar Cordon,
As pronrisctl, thc siaffhas conrplctcd a prclinrinary rcvicw of thc Austria Haus Rcdcvclopnrcnt
application submittal. As a rcsult of our rcvicw, bascd on drarvings datcd I l/10/96, rvc havc idcntificd
nunlcrous issucs which nrust bc addrcsscd. Many of the issucs nrustbc addrcsscd prior to thc Planning
and Environmcntal Comrnission taking finnl action on your application, whilc othcrs ntust bc addrcsscd
prior to Dcsign Rcviov Board rcvicrv and building pcnnit issuancc. 'l'hc purposc of this lcttcr is to
infonn you of which issucs lravc bccn idcntificd by thc staffancl arc in nccd of rcsolution.
Thc following is a list of thc issucs to addrcss ancl rcsolvc:
2. o\u
Plcasc tocatc thc 20-foot sctbacks rcquircd by thc Public Accornmodati onZonc District
on thc s itc plan.
Thc building should bc movcd off ofthc west property and thc 20-foot sctback should be
maintaincd. If building cncroachmcnts into sctbacks arc permitted, staffwill most likely
support encroachnrcnts into thc cast and north setbacks only.
Please revisit the location of the proposed front entry. Staff is concemed rvith the
impacts of the front entry on thc East Meadow Drive from the intnrsion of vehicular
traffic into thc pedestrian zone.
Please revisit the location of the proposed loading/delivcry area. The proposed location
results in numerous pedestrian/vehicle conflicts. Staffwould reconrmend that an
undcrground location bc providcd fur both thc loading/dclivery area and the trash
facilifu,;:- 'r': ' 'i ; t'j j'r;"i:' I 1' "lt
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i S.. l' Plcasc rcvisc thc proposcrl sitr': plnn to includc n p.rrtion of thc Villagc Ccntcr propcrly k)' r+'3 thc'rtcst. Spcciticllly. slulf rvorrld likc trr bcttcr ulrdcrstun(l tlrc sicl*valk conncctions
ancl cristittg Villagc Ccntcr Brrilding loc:atiorrs us thc5; rcl:rtq lo tlrc Austria ljaus. Staff
rvould rccotrttttcnd that lou includc thc Iociltion and alignrucnr of thc sidcrvalks irnd
buildirrgs at lcast SDonto thc Villagc ('cntcr propcrty.
6. ln an cltbrt to nto',,c thc buildirrg footprint to thc nortlr, con..;idcrati0n should bc givcn to
locating thc bus shcltcr in thc Torvn of Vail right-o1:.*'ay.
2. Allcl discussions rvith thc Planning and Envirorrnrcntal Conrnrission, plcasc clinrinatc
thc ploposccl Golc (-'r'cck pcdcstrian bridgc, connccting thc Austlia Haus propcrty to thc
Corc Crcc:k I)ronre:nadc.
Staff lvould t'cconrntend that you proposc strcarnrvalk inrprovcnrcnls in thc Torvn of Vail
Stt'cant Tract locatcd to thc south of thc Austfia l laus. Thc strcanrrvalk should bc shorvn
ljorn thc Covcrccl Bridgc on thc cast. kr thc lntcrnationul [3ridgc on thc rvc.st. Plcasr:
contuct Ttrd<l Oppcnhcirncr u'ith thc Torvn ol'Vail l)ublic Worl:s Dcpartnrcnt (479-2161)
to gct tnap irrfolnralion of thc stlcanr tract boundarics and location.
IIcasc indicutc thc linrit of ccrnstruction distulbancc on thc sitc plan. Drrring
corNtruction, thc Iiruit of <listur'l'rarrcc rvill bc rcquirctl to bc dclincatcd in tlrc tlcld
throrrgh thc installation ola six-tbot lall. grccrn Plyrvood fcncc. 't'hc l'cncc rvill bc
rcquircd to rctrrain irr placc through all stagcs olconstruction and rniry bc rcnrovcd onlv
rvhcn final grading olthc sitc is ncccsstry.
l)lcasc ilrdicittc thc location of all proposcil rrtility and scrvicc lincs. Plcasc pay pilrticular
attcntion to tlic locutiorr of cxisting trccs ancl vcgctation and thcir rclationship to thc
utility arrd sr:rvicc lincs.
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I | . ht ordc-t'to dctcnrrinc thc llroposcd builtling hciglrt, plcasc providc cxisting and p+e,pe*ed
contottn on thc sitc plun. 'l'hc cxisting contours slrall bc sholun uniffiih thc proposcd
s truct urc.
I 12. I Plcasc providc a roof plan. T'hc roof plan shall bc drawn at thc sanrc scalc as thc sitc
plan. Thc roof plan shall includc all roof ridgc and cavclinc clcvations.
>{ Plcasc intlicatc on thc sitc plan, a dasltc<l line four fcct liorn tbc extcrior periurctcr of thc
building rvalls and/or supporting colutrus. 'Ihis inlormation willbe r.rsed in the
dctcrntination of the proposed site coveragc.
,1 Plcasc indicatc thc location of thc 50' Gorc Crcck strcam sctbacl,. on thc sitc plan.
According to thc discussions rvith thc PEC, no building cncrouchmcnts should be
proposed within thc setback.
Srrwey
' I t; ).4. Plcasc indicatc thc survcycd ccntcrline of Gorc Crcck on thc starnped topographic
survcy,
Plcrtsc locutc tlrc 100-ycar lloodpLiirr on thc topographic sutlcy.
l)lc-asc plovitlc a lopol',r'aphic survcy ut thc,s'lrnc scirlc irs thc ploposcd sit.'plLrrr. 'fhis
rvill aid in thc rcvicu' of thc proposal.
'Io nccuratcly rlctcln'rinc thc locirti<lrr ot'the trvo. largc cvct'lilccrt trccs loctrtccl on thc
south propcrty linc. plclrsc providc a srrrvcyccl, dliplirrc location of citclt ol'thc trccs. Thr:
intcut of survcying thc location of'thc driplirrc is to lully undcrstun<.1 thc inrlrccts of thc
proposcd cltrvclopnrcnt on thc canol'r-y of the lrcrcs, I)clrcrrding uport lllc rcsults of thc
clriplinc sur'\'cy, a trcc prcscr.r,ation plarr tnty bc rcquirc<|.
Do any cascnrcnts cxist on thc propcrly'/ lf so, plcitsc indicatc'thc location and typc of
cuclr cascrncut on thc survcy. Thc suwcy slnll bc scolcd artd stampccl by a Coloradr:
Liccnscd Surycvor.
lndicatc on thc landscapc pllut w'hich trccs irrc to bc rcnlov(rd and rvhiclt trccs atc to bc
rclocatcd or transpiarrted. ldcn tity calipcl inchcs of aspcns rcnrovcd and lincar lirotagc
of cvcrgrccns rcnrovccl.
Plcasc providc additiorral dctail on thc strcctscapc irrtprovcntcnts propo)^cd along East
lvtcaclorv Drivc. Additional clcttil shlll includc surlhcc nlotclials an<l applications.
lighting. srrorvnrclt arcas, bcnclrcs. trash rcccptuclcs, ctc. This inl'orriration should bc
illustratcd on thc hn<lscapc 1llan.
Plcu.sc plovidc u landscapc lllan scparatc fi'onr llrc sitc plan. 'flrc land.scapc plan shall
inclutlc a dctailcd lcgcnd listing ull plant lnatcrials. plunt sizcs ancl quantitics. hordscapc
surtbcc rnatcriul.s and applicetions, locations of any transplantcd trccs, propcscd
rcgrading, sittirrg bcnchcs, fcncirrg. ctr:.
Plcasc cxplorc thc ability to add additionrl landscaping at thc northcast comcr of thc
propcrty. Staffrccorrrnrcntls that you providc additioual lanclscaping to hclp rcducc thc
anrount of ar;phalt in this arcu.
Plcasc providc thc top,tottorn clcvations of all rctaining walls, This infbmration should
bc illustratcd on thc proposcd grading ancl/or lundscapc plan and sitc plan.
llnvi ronrncntaI lssuc6
X Due to the stccp grarlcs along tirc north sidc of Corc Crcck, no off-sitc Austria Haus
irnprovcrncnts should bc proposcd in this arca. A strcanrwalk nray bc pennittcd upon
rcview and approval by the Town of Vail.
Z Tbe proposed structure shoultl bc locrrtcd as far to thc north on the property as possitrle.
This insurcs an adcquatc buf fler bchvccn thc building irnprovcmcnts and thc riparian
/
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..\rry builtlrrrg clrc l'ouch t tlcllt irtlo tltr: cast scttrack ntust rcsl)cct thc nraturc cvcrllrccn trccs
itdjilcctlt to thc plo;lcrty. ll'ctrroitclrtncn ls Arc prtrposcrl into tbc cast sctbllck, ptcilsc
proviclc it (rcc l)rcscrvirtiott and rrritigation plun. Thc plarrs shall a(l(lrcss r.r,hat slcps rvill
bc takcn to insurc thc sun,ival ol'lhc c.xisting trccs <.luring und aftcr
cxcava t ion/c<-r nstrtrct ion.
Whcrr thc Austria llaus rvas originally'dcvclopcd, srrbstarrtial dcstnrction of thc Cioic
Crcck Strcanr Lrartk occunerl. l)lctrsc sltorv strcaln bank lcstoralion iruptovcrtrcnts ancl
rcvegct.rtion. You ruuy contsr'f l{usscll lrorlcst u,ilh tlrc Cotntuunity D*'clopnrcnt
Dr-parlrncltt (479-2|.46) to gct intbnrtatiott cin possi'irlc irnprnvcnrcnts and rcquircnrcrrts.
Astontrrvatcrnlanallcnlcntpiauisrccluirud.'l'hcstorrnrvatcrtnillltgciticntplanshall
addtcss surlacc dritinagc tionr all ploposccl itnpcrvious surfaccs arrd thc undcrground
parking structrilc.
An Environnrcntitl lrrtpite't Asscssutr-'ttt (lllA) shull llc rcrluirud. 'l hc' EIA shlll bc a TSpc
I rcpott and addrcss pitst irnd l)olcntiill ctivilon nrcnt:: l irnpacts of th.J Austria l{aus. Thc
rc.srrlts of thc lil,\ rvill clctcrrnilc if l'urttrcr arrirlysi:; is rrcccssrrr.y.
1-hcnttrnir:iplrl codcrcquirtlspurkingspacrcstobcanrinirrrunr<rf9'.x19'insizc. Plcasc
slrorv tlrc colrcct sizc olthc piopolicd parking sl)uc:cs.
Plcirsc provirl: a rcvi:;cd prrking lcvcl plan illustr:rting thc proposc<l valct spaccs. st:rtT
would rct-orrrrl.lcnd that you irttcnrpt to m;rxinrizc thc parking avoilability in thc
rtndcrgt'.rttnd slrtlctufc. 'l-tris trright bc itcconrplishcd tlrrough thrl ulic of colnpact parliirrg
splccs. Plcasc rclbr to Scction ltl.52 of thc Murricipal Codc for dctails on conrpact
parking spaccs. lfcompact spaccs arc proposcd, plcasc labi:l tlrc spacr:s as such on thc
parking plirn.
Plcase pror'idc a conrplctc sct of floor plans. Thc lloor plaris shall illustrutc 1ll intcrior
$'alls. doonvay cottncctious..stairway.s. ctc. 'l'hr-'llocrr plaus shall bc labclcd, ilrtlicating
thc usc of cach particular spacc within tire building (i.c.. of ficc, conrrrrcrcial,
accomnroclation unit, fractional fcc Lrnit, colluron sloragc, ntcchanical, ctc.),
Plcase providc a set of floor layout plans for cach oIthc particular urrit typas within thc
building. 'thc plans shall indicatc thc nuntbcr of roonrs associartcd with each floor plan
typc. ThcfloorplansshallbcdrarvnatascalcofI"=8'orlargcr. oncsetoffloorplans
rnust bc "rcd-lincd" indicating holv thc Cross Rcsidcntial Floor Arca was calculatcd.
Shorv thc location of all root:top nrcchanical cquipnrcnt, rll cxhaust fans, vcnts,
nntcnnae, etc. All mechanical cquipnrcnt, fhns, vents, ctc,, shall be fully scrccncd frorn
public vicw.
, -. ) ,
A Revocablc Right-of'-lVay Pcrmit is rcquircd for all inrprovcnrcnts in i.O.V. r.igf,t-ot-
lvay,
Floor l)!ilns
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l)rior to building pcrrnit issuancc. a ('onstruclion stirgirtg pliltl ?trt(l crosiotl corltt'ol plart
rvill bc rcc;uircd.
Plcasc provitic rcviscd building clcvations. 'l'lrc clc'vatiolts shallbc <ltitu'tl at it scalc lorgc
cnough to dctail thc cxtcrior building lnutcriills and 0pplicatiotls.
A coruprchcnsivc sign proilrall s|tll bc rcquircd for tltc Austriir Hlrrs. Whilc thc
proposcd sign plogrurn is not lcquirc<J at this tinrc. stall'lvcrulcl likc to ntakc yotl awarc of
this rccluilcrtrcnt so you can bcgin to considcr dcsign altcmativcs.
Plcasc providc a'Iitlc Rt'port, including Sc:hcdulcs A & B. to verify owncrship and
cascnrcnts on thc propcrti',
.--lI Z.l Plcusc providc dctaiis of thc otl'-sitc implovcments to Slifcr Squarc. that you discrrsscd
ut our lust mccting. Plcasc lcfer to the Toryn of Vui[ Sctcetscapc Nlcslcr Plan to gct
spccific rcconr n rcndations of irnpro','crrrcnts. An1, irnprovr:t rtctrls proposcd to Slifcr
Squarc should odclrcss peduitriirn florv un<l circulation. Tlrc plan should ulso irtcltldc
proposcd bcnchcs, lighting. trash rcccptrclcs, paving rultcrills und applications, ctc.
Agoin. tlrc purposc of this lcttcr is to inicrrn yolr of thc issucs which thc.stlff has idcntificcl thnt nlust bc
addrcsscd and rcsolvcd. Shoulcl you lravc any qucstions, plcrsc tlo not lrcsitlttc to givc tuc a call. You
can rcach nrc dircctly *479-2145.
I hopc this lcttcr is of lrclp to you a$ you procccd through thc rc-vicrv pt'occ'ss lbr thc gtroposcd
rcdovclopnrcnt of thc Austlia l{aus. I anr confidcnt wc can u,olk toglcthcr irr rtral<irrg thc cxisting Austria
[-laus propclty u bcttur placc for gucsLs ar:d visitors to Vuil.
Sinccrcly,
fJ'^'rj-R"er^-l
Ccorgc Ruthcr
'l'orvn Planncr
xc: ToddOppcnbeittrcr,ParksSupcrintcrrdcnt
Russcll Forrcst, Scnior Enviromncntal I'olicy Planncr
Grcg llall, Torvn Engineer
Mikc N{ollica, Assistant Dircctor of Community Dcvclopmcnt
o
t'
Oro1wo,
75 South Frontage Road
Vail, Colorado 81657
970-479 -2 I O7/F ar 970479-2 1 5 7
September 3,1996
W. Michael Clowdus
Berman Talesnick & Clowdus
1200 Seventeenth Street, Suite 2600
Denver, Colorado 80202-5826
Ofice of the TownAttorney
RE: Austria Haus Redevelopment
Dear Mike:
Thank you for your letter of introduction. I have participated in several meetings with Gordon
Pierce and Jay Peterson and am generally aware oftheir proposal.
In most instances, staffprepares the necessary zoning ordinance amendments. We are, however,
always willing to accept suggestions and assistance in aniving at the appropriate language for the
amendment.
I look forward to working with you and Jay on this project.
Ver], trulygours, nM
Town Attorney
RTM/kn
George Ruther, Town Planner
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DEfl/?& CoLon^m 80202-5926
(3{r3) 52-6500
F^x (303) 572-6511
August 29, 1996
Vta I'ecsirnilc 970/f9-2157
Robert Thomas Moorhea{ Esq.
Vail Tovm Attomey
75 Sou& Frontage Road
Vail, Colorado 81657
Rc: Austria Haus Redevelopme,nt
Dear Tom:
By qay of htoduction, this law firur rcprcsents Austia Haus Development Group, LLP
(the 'Partn€rship"), the contact pruchaser of the existing AustriaHaus property whidr is operated
as part of the Sonnenalp Hotel. I am workiog with Gordon Pierce, AIA, tvlarc Thornbrugtr,
Managing Partner of the Paffrership, and Jay Peterson, Esq., in connection with redcvclopmcnt
of the Austria Haus property into a fractional owncrship property (the "Projcct"). I undcrstand
that Gordon mct with Town of Vail planniug staff last week to discuss rhe Partnership's plans
for the Projcct. f Vail zoning
N,If J-
C.ottctt
Corc 2 (CCom4cloial Corc 2 (CC2) - ning. The Partrenhip also understands that it will UcGE@ ro
amend thc zoning ordinance to allow time-share estate uDits, fractiomt fee unis end time-shae
license wdB as a conditional use in the CCZ zoae disnicl
The necessary amendments to thc zoning ordinance appcar to be ralher straightforvard.
Fitst' tlrc zoning map would be amended to desiglare the Ausria Haus parccl as CC2 as opposed
to the PA- Sccon4 Section 18.26.040 rvould be amended to includc thc following adrfiiional
coaditiond use:
J. Time-sharc e$ate turits' fractional foe uuits and time-sharc liceuse units.
Tlre existing definitions of time-sbare estatc, fractional fee and timc-shuc license units in thczonlng ordinance givc rhc Partnership adequate flcxibility to dcvolop a fracrional owrrcrshipproject rcsponsivc to markct dcmands.
TtF|t.rfbtl,rtl{mA.d
* r H..E-3-1996 L?.L4 *0|JF "*- rA-EsNrcK cLrurus ro ('?]wt9/tu?9/zLs? P.6
Robort Thomas Moorhea4 Esq.
August 29,1996
Page 2
Please givc me a call to discuss the ncc€ssary zoning ordinance amendmcnts. AIso, unlcss
lhe Town's staff will preparc the arrendmants, thcParhcnhip needs to obtain thc Toum's formfor ordinance amendnents in order to initiatc the proposcd
"t^ges.
Very tuly yorus,
rua
W. Michel Clowdus ., : --
WMC/bd I
6: lvtarc Thornburgh (via facsimile)
Gordon Pie,lcc (via facsimile)
Jay IC Pet*soq Esq. (via mcsimite)
I
l-
TOTAL P.83
TOWN OFVAIL
ilTF
75 South Frontage Road
Vail, Colorado 81657
970-479-213V479-2139
FAX 970-479-2452
August 19, 1996
Gordon Picrcc
Piercc, Segerbcrg & Associatcs
1000 South Frontagc Road
Vail, Colorado 81657
Department of Community Development
RE: Austria Haus rcdcvclopmcnt proccss and options'
Dcar Cordon,
Thank you for taking the timc to discuss with mc your thoughts on thc proposcd Austria Haus
redevelopment.
As prorniscd, I have rcscarchcd thc dcvclopmcnt rcvicw proccss and application submittal
rcquircmcnts, as thcy rclatc to thc Austria Haus rcdevelopmcnt projcct. The purpose of this lettcr
is to inform you of the rcsults of my rescarch and provide you with a list of redevelopment
options you might consider.
Thc cxact dcvclopmcnt rcvicw proccss is dcpcndcnt upon thc rcdcvclopmcnt option you and your
client choosc to pursuc. I have spokcn with Mike Mollica and Susan Connclly about the
proposed redevelopment project and offer the following redevelopment options:
l. Maintain thc cxisting zoning on thc propcrly (Public Accommodation) and crcatc a
Spccial Dcvclopmcnt District ovcrlay in accordance with Section 18.40 of thc Town of
Vail Municipal Code.
2, Rczonc thc propcrty [o Commcrcial Corc I following thc proccdurcs cstablishcd in
Scction 18.66 of the municipal codc and crcate a Spccial Dcvclopmcnt Distriot ovcrlay.
3. Creatc a completcly ncw zonc district for inclusion in thc municipal codc which morc
spccifically addrcsscs thc special nceds ofthe property.
4, Mainlain the cxisting zoning and scck varianccs from thc Planning and Environmeirtal
Commission for any dcviations from thc prcscribcd dcvclopmcnt siandards.
{g *"n"uon*o
Your proposal for the redevclopmcnt of the Austria Haus includes a timeshare ownership
element. As you are aware, timeshare owncrship is not permitted in the Public Accommodation
or Commcrcial Corc I Zone Districts. Thc Town of Vail Municipal Code defines timesharc-
cstatc, fraction fcc and timcsharc liccnsc as:
l. Timesharc-cstatc - Mcans cithcr an intcrval cstatc or a timcspan cstatc. A timcspan cstatc
is a combination of an undividcd intcrcst in a prcscnt estate in fee simplc in a unil the
magnitudc of thc intcrcst having bccn establishcd by thc timc of thc creation of the
timcspan cstatc cithcr by thc projcct instrumcnts or by thc dccd convcying thc timcspan
cstatc; and an cxclusivc right to posscssion and occupancy ofthc unit during an annually
rccurring period oftimc dcfincd and cstablishcd by a rccordcd schcdulc sct forth or
rcferred to in ths dccd convcying thc timcspan cstatc. Additionally, an interval cstatc is an
cstatc for four ycars tcrminating on a datc ccrtain, during which ycars titlcd to a timcsharc
unit circulatcs among thc intcrval owncrs in accordancc with a fixcd schcdulc, vcsting in
cach such intcrval owncr in turn for a pcriod of timc cstablishcd by thc said schcdulc, with
thc scries thus cstablishcd rccurring annually until thc a:rival ofthc datc ccrtain.
2. Fractional fee - Is defincd as a tcnanoy in common interest in improved real propcrty,
including condominiums, crcatcd or hcld by pcrsons, partncrships, corporations, orjoint
vcntures or similar cntitics, whcrcin thc tcnants in common havc formcrly arrangcd by oral
or written agrcement or understanding, cithcr rccordcd or unrccordcd allowing for the usc
and occupancy of the property by one or more co-tcnants to the exclusion of one or morc
co-tenants during any pcriod, whcthcr annually rcoccurring or not which is binding upon
any assigrcc or fuhrre owner of a fractional fce interest or if said agreement continucs to
be in any way binding or affcctivc upon any co-tenant for the sale ofany interest in the
properly.
3. Timcsharc licensc - Shall bc defincd as a contractual dght to exclusive occupancy of
spccificd prcmiscs. Providcd that thc occupancy of thc prcmisc is divided into fivc or
more scparatc timc pcriods cxtcnding ovcr a tcrm of morc than two ycars. Thc prcmiscs
may consist of one parcel, unit or dwclling, or any of sevcral parcels, units or dwellings
identified at the timc the licensc is crcatcd to bc identified later. No timeshare is a
timcsharc liccnsc if it mccts thc dcfinition of intcrval cstatc, timcsharc or timcspan cstate.
Currcntly, timesharc-cstatc, fractional fcc and timcsharc liccnsc units arc conditional uscs
exclusively in the High-Density Multiple-Family Zone Dishict. In order to implcmcnt somc form
of timeshare into thc Austria Haus rcdcvclopmcnt, you will necd to proposc an amendmcnt to the
municipal codc to allow a timcsharc clcmcnt as a pcrmittcd or conditional use in thc Public
Accommodation or thc Commcrcial Corc I Zonc Districts, dcpcnding on which option for
rcdevelopmcnt you pursuc. An amcndmcnt to thc municipal codc rcquircs a public hearing bcforc
thc Planning and Environmental Commission and two rcadings of an ordinance by the Vail Town
Council. An amcndmcntto thc municipal codc is approximatcly an 8 - l0 wcek rcvicw and public
hcaring proccss.
Rcgardlcss of which rcdcvclopmcnt option you choosc to pursuc, there are application submittal
re{uiremcnts which must bc submittd for rcvicw. Thc list bclow is intcndcd to providc you with
the submittal rcquircments you will nccd to providc. Thc list may be expandcd, or reduocd
dcpcuding on which option for rcdcvclopmcnt is pursucd'
Thc list includcs, but is not limitcd to:
L A survey stamped by a licenscd survcyor, indicating cxisting conditions on the propedy'
including the location of improvcmcnts, 100-ycar floodplain and 50' crcck ccntcrlinc
sctback, toPography and natural features (i.c., large trecs)'
Z. A vicinity plan showing the projcct location in relationship to the surrounding arca and
uscs.
3. A sitc plan at a scale of l"= l0', showing existing and proposed improvements to the site.
The date, north arrow, scalc and namc of thc proposcd dcvelopmcnt with its lcgal
description shall bc shown on thc sitc plan.
4. A tandscapc plan at a scali of l"= 10', showing cxisting and proposed landscaping. The
landscapc plan shall also includc a plant material legend indicating type, sizc and quantity
of plant matcrial.
5. Proposedfloorplans,atascalc of l/4"= 1'andasquarcfootage analysisofallproposed
uses in sufficient dctail to dctcrminc gross residcntial floor a^rea, cornmercial arca, common
area, interior circulation, and locations of uses within buildings'
A roof plan, at a minimum scale of l/8"= l'.
A Titlc Rcport, including Schcdulcs A and B, to veri$ owncrship and cascmcnts on thc
propcrly.
Stampcd, addrcsscd cnvclopcs and a list of thc namcs and mailing addrcsses of all propcdy
o*o"ir adjaccnt to thc subjcct propcrly, including propcrtics behind and across strccts and
crccks. Thc applicant is rcsponsiblc for concct namcs and mailing addrcsses. This
information is availablc from thc Eagle County Asscssor's officc'
A massing modcl, dcpicting thc proposcd dcvclopmcnt in rclationship to dcvclopmcnt on
adjaccnt parccls.
A written staterncnt describing thc naturc of the project to include information on
proposed uses, dcnsitics, naturc of the dcvelopmcnt proposcd, contcmplated owncnhip
patterns and phasing plans and a statcmcnt outlining how and wherc the proposcd
development deviates from the dcvelopment standarrds prescribed in the property's
underlying zone district.
6.
7.
8.
9.
10.
Il.An open spacc and rccrcational plan, sufficicnt to mect thc dcmands gencratcd by the
dcvel'opment without unduc burdcn on availablc or proposed public facilitics.
Additionally, applications dccmcd by thc Community Dcvelopmcnt Dcpartncnt to havc design,
land usc or othcr issucs which may havc significant impact on thc cornmunity, may rcquirc rcvicw
by consultants in addition to Town staff Should a dctermination bc madc by thc Town staffthat
an outsidc consultant is nccdcd, thc community Developmcnt Dcpartmcnt may hire thc
consultant. The departmcnt shall cstimatc the amount of moncy necessary to pay the consultant
and this amount shall bc forwardcd to thc Town by thc applicant at thc time of filing an
application. Expcnscs incuncd by thc Town in cxcess of thc amount forwarded by thc applicant'
rit"tt t" paid to ih" To*tr by thc applicant within 30 days of notification by thc Town. Any cxccss
funds shall be rctumcd to thc applicant upon rcvicw complction.
Again, thank you for taking thc timc to discuss with mc your thoughts on the proposcd Austia
Hius rcdcvclopmcnt. I anihopcful that this lcttcr hclps to answcr your questions with rcgard to
tbe actual dcvclopmcnt rcvicwproccss and thc application submittal rcquircmcnts' Should you
havc any qucstions or conccrns with rcgard to the information addrcsscd in this lcttcr, as always,
plcasc do not hcsitatc in giving mc a call. You can reach mc most casily a1479'2145'
Sincerely,
fl,"^a-Q't-1,--
George Ruther
Town Planncr
GR/jr
Bob Mcl"aurin, Town Managcr
Tom Moorhcad, Town Attorncy
Susan Connclly, Dircctor of Community Developrnent
Mikc Mollica, Assistant Dircctor of Community Dcvclopmcnt
Community Development Plan Routing Form
7o Approved Denied (cite detailed reasons) Approved with conditions
Routed To:Greg HatLBrbiig._Wpr 'iooa o
Terri Martinez, Pubirc
Mike McGee, Fire
Retum To:George Ruther, Community Development
Date Routed:tlqlq-l
Return By:t lslqt
Proiect Name:A.-*fPtW A,+1,r1
Proiect Address:Zqz 6. rila+r='-J
Project Legal:
Project Description:
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Printed by George Ruther 10:37am
From: George Ruther
To: Lorelei Donaldson
subiect: fwd: Account Balance
-,: -V=N61s== ===3/L7 /97 =={ ; !$P1n==
What is Lhe account balance of the Austria
Haus escrow account for Jeff winston's
urban design review?
Fwd=by: =I-,ore1ei=Donal-=3 / t8 / 97 =10 : 3 4an==
FWd to: George Ruther
Austria Haus balance is $457.01-.....
Here is the breakdown to date:
winsron - t/97 $195.88
winston ' 2/97 $515-91
xind couriers -2/97 $ 85.00
winston - 3/97 9645.20
TOTAL PAID to DATE: $1,542.99
(original amt collected was $2,000)
Page: 1
COPYFIL E
)rolrrN OFVAIL
75 South Frontage Road
Vail, Colorado 81657
970-479-213V479-2139
FAX 970-479-2452
Department of Community Development
Junc 27,1997
Gordon Picrcc
Picrcc, Scgerberg, & Associatcs Architccts
1000 South Frontagc Road Wcst
Vail. Colorado 81657
Rc: Sheambank Rcstoration Plan.
Dcar Cordon:
I mct with Todd Oppenhicmcr, thc Town's Landscapc Architcct, and discusscd thc rcstoration of thc
strcanrbank south ofthc Austria Haus. ln discussing thc rcstoration, Todd and I both agrecd that you
should dcsign thc strcanrbank to look as "natural" as possiblc.
I lravc cncloscd a copy of thc bouldcr wall dctail thc Town uscd lvhcn lvc constntctcd thc strcambank
irnprovenrcnLs in thc Corc Crcck Pronrcnadc. Plcasc usc this dctail in thc dcsign and construction of
bouldcr walls south of thc Austlia l{aus.
Nativc plant spccics should bc uscd in thc rcstoration plan. Todd idcntificd thc following shrubs as
possiblc plantings, as thcy alrcady exist on thc sitc:
. Aspcn. Thin-lcaf Aldcr. Twinbcrry (Bcarbcrry). Alpinc cunant. Wood's Rosc
Thc Town rcquires thc following information with thc plan:
. Thc location of thc 10O-ycar floodplain as idcntified by FEMA
o I cross-scctional floodplain analysiso { sign-offby the U.S. Army Corps of Engineers
f f you havc any questions or commcnts, pleasc do not hcsitate to call. You can reach mc at479-2145'
Sincercly,
Torvn Planncr
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FIL I COPY
75 South Frontage Road
Vail, Colorado 81657
970-479-2 I 3 8/479-2 I 39
FAX 970-479-2452
D e pa rtm e nt of Co mnunity D eve lop me nt
Junc 25, 1997
Gordon Picrcc
Picrcc. Scgcrbcrg & Associatcs Architects
1000 South Frontagc Road Wcst
Vail, Colorado 81657
Rc: Austria Haus DRB submittal rcquircmcnts
Dcar Cordon:
I wantcd to rcmind you that I havc schcdulcd a conccptual DRB rcvicw oFthc proposcd Austria
Haus for WcdncsdaY, JulY 2, 1997 '
To rcmain on thc agcnda, you nccd to subrnit aclditional information to rnc by Tucsday' July l '
Thc additional i nformation rcquircd incl udcs:
l. Building clcvations and a roof plan indicating thc location, typc, and quantity of roof top
mcchanical cquiPmcnt'
2. Building clcvations adcquatcly labclcd to idcntifo architcctural dctails (railings' trirn'
fascia. flowcr boxcs, cxtcrio, iigt ting, ctc.) and cxtcrior building matcrials and colors'
3. A strcambank rcstoration Plan'
4,Conccptualdrawingsofthebc|vcdcrctobcconstructcdinSliferSquarc.
5. A reviscd ovcrall sitc plan showing thc location of thc outdoor pool'
If you have any qucstions or nccd additional information, plcasc do not hcsitatc to call' You can
reach me at479-2145.
Good luck with Your Project'
o "Hffiilt-R'^ttur
tp r'"'ouo'uu*
MEMORANDUM
TO: Vail Town Council
FROM: Community Dcvclopmcnt Dcpartmcnt
DATE: Junc 17. 1997
SUBJBCT: Austria Haus - requcst to cstablish Spccial Dcvelopment Dishict #35
Thc purpose of this memorandum is to provide a summary of thc changes to thc rcquest for the
establishment of Spccial Dcvelopmcnt District #35, Austria Haus'
On April 23, lggT,thc Town Staff mct with thc Town Council to discuss the futurc of thc Austria
Haus rcdcvclopment and for thc Council to providc spccific dircction to thc Ausffia Haus
developcrs. The following dircction was given by thc Council:
Town Council Direction
l.ReducetheproposedGRFAwithintheAustriaHausby5,000squarefeet.
Applicant's Rcsponse:
5,205 squarc fcct of GRFA has bccn rcmoved'
2. The maximum building height for the Austria Haus shall NOT exceed 48"
Applicant's RcsPonsc:
Thc maximum building hcight is 48' from finish grade'
3. Remove the penthouse level to reduce the number of building stories from
five to four.
Applicant's ResPonse:
the penthouse llvel has been removed and the building is now four stories tall'
4. No less than 10,100 square feet of accommodation unit square footage shall
be constructed in the Austria Haus. The 10,100 square feet shall be
apportionedintowhichevernumberofunitsthedeve|opersfee|are
appropriate to successfully operate a hotel'
Applicant's ResPonse:
I ti,^261 square feet of accommodation unit squarc foolage is proposed in 25
t1
accommodation units.
5.Two20.footsetbacksonthepropertysha|lbemaintained.Preference
should be given to the west and south setbacks'
Applicant's RcsPonsc:
One 20'foot side sctback has bccn maintaincd along thc west propcrty line. Thc
rcar (south) setback is l9'fcct.
6.Theproposed4,64gsquarefeetofcommercia|spacessha||bemaintainedas
it provides the necessary commercial link between the Village and
Crossroads.
Applicant's ResPonsc:
5,4b2 squarc fcct of commercial square footage is proposed'
7, All parking sha|| be on.site and a |and trade is an acceptable means of
accommodating the necessary area of the parking structure'
Applicant's Responsc:
fhc parking rcquircmcnt is being mct on-sitc (60 spaccs rcquircd/63 spaccs
proposcd) and a land kadc via a minor subdivision is proposcd'
O 8. ,A community room shall be provided within the Austria Haus for meetings'
breakfasts and the like.
Applicant's Rcsponsc:
A community/mecting room of approximatcly 550 squarc fcct is proposcd on the
first lcvcl of thc Austria Haus.
g. The loading and delivery plan shall be redesigned to reduce the negative
impacts on the streetscape (pedestrians, guest vehiclesr etc')
Applicant's Rcsponse:
A loading /dclivery managcmcnt plan is proposcd to minimize the ncgative impacts
on thc strcctscape.
10. The stafT will make brief presentations to the council during the normal PEC
reports. These presentations will include futl size plans and copies of all
memoranda.
Staff Response:
Staffhas made brief presentations to the Council during the normal PEC report'
2/
ll.Theproposeddead|inesofJune22lndlu|y22areextreme|yaggressive.
Thedevelopersshou|drethinkthedeadlinesandrequestextensionsas
necessary.
Applicant's ResPonsc:
First reading ofbrdinance # 12, Scrics of | 997, is schcdulcd for June 17 , 1997 '
with sccond rcading schcdulcd for July 1' 1997 '
12. The staff will make a presentation to the Town council and PEC on May 6th
regardingthepros"nd"on,ofbothSDDsandtheEastVi||ageHomeowner's
advocated PA-l zone district. on May 6th, the council will decide which
application theY will review.
Staff s Response:
A prescntaiion was made to Council on May 6th. Following the prcsentation, the
Council dircctcd thc applicant to proceccl with a Spccial Dcvclopment District'
13. The Town council did not feel it was appropriate to express their preference
on the architectur8l design. Instead, they felt the design ofthe building
should be left to the architect.
Applicant's Rcsponsc:
fhc applicant is proposing a singlc building with thrcc scparatc "building forms"'
^./7!
&b
I -y!1N,e +J..,e gcol
Z. 5'l.2e,6^an\k- qoe \L-lAl 6ar-y-..rrhe,-t . Nor- xlor.J "
3lpaa-,-.ol'.tL fru luioe lo Z* Qaot'1.
COPYFIL E
75 South Frontage Road
Vail, Colorado 81657
970-479-2 r 3 8/479-2 I 39
FAX 970-479-2452
Deparonent of Communiry Development
Junc 12, 1997
Gordon Picrcc
Picrcc, Scgcrbcrg and Associatcs Architccts
1000 South Frontagc Road Wcst' #300
Vail, Colorado 81657
Rc: Town staffls position on thc construction phasing and financial obligations for off-sitc
improvcmcnts at thc Austria Haus.
Dcar Gordon.
Thank you for taking thc timc to mcct with mc to discuss thc off-sitc improvcmcnts at thc Austria
llnus.
As a rcsult of our mccting, I bclicvc I havc an undcrstanding of your position on thc construction
and financing of thc off-sitc improvuncnts to East Mcadow Drivc, Slifcr Squalc and thc Gorc
Crcck strcambank. I discusscd your position with thc tcst of thc staff. Upon discussion of your
position, thc staff has formulatcd its position on thc construction of thc off-sitc improvcmcnts.
Thc purposc of this lettcr is to inform you oF thc staff s position rcgarding thc financial
..rponribiliti"s for off-sitc improvcmcnts at thc Austria Haus. Thc Town Council will makc thc
final dctcrmination on thc financial agrccmcnt for off-sitc improvcmcnts. Thc final agrccmcnt
shall bc documcntcd in a Devclopcr lmprovcment Agrcemcnt' Thc Dcvcloper lmprovcmcnt
Agrccmcnt shall be cxccutcd prior to thc issuancc of a building pcrmit'
Eait Meadow Drive
l. Ths design, construction and all costs incurrcd to improvc East Mcadow Drivc shall bc
the respo-nsibility of thc Austria Haus dcvclopcrs (hcrein "dcvclopcrs")' This includcs thc
improvemcnts idcntificd on thc Austria Haus Dcvelopmcnt Plans (street lights'
cuib/guttcr, paving, utilities, drainagc, landscaping, inigation, etc')'
2. Thc dcvelopcrs shall install and bc reimburscd by thc Town of Vail, all costs incurred to
install the strect heating infrasbucturc under East Meadorv Drive on a cost pcr square foot
basis. The Town of Vail will providc heat to East Mc/dow Drivc at a point in thc futurc.
',
{P *'"'"tto 'u"*
.+.
' 'n ? '-
'.:
Thc.insrafia[ipd c6sts shall bc <lctcrmincd and documcntcd in thc Dcvclopcr lmprovcmcnt
Agrccmcnt. Thc hcating infrastructurc shall bc installcd to opcratc on a zonc scparatc
from thc hcating z.onc dlcsigncd to hcat thc pcdcstrian way adjaccnt to thc building. The
Town of Vail shall prgvitlc construction docurncnts to thc dcvclopcr for thc hcating
in frastructurc i nstal lation.
'l'hc dcvclopcr shall install and pay for a bouldcr rctaining wall on thc north sidc of East
Mcadow Drivc, thc dcsign of which shalt bc dctcrmincd in coopcration with thc Town
staff prior to thc issuancc of a building pcrmit'
Thc dcvclopcr shall bc rcsponsiblc for thc maintcnancc and upkccp ofthc landscapc
plantcrs on 'Iown of Vail right-of-way. on thc north sidc of thc building.
CL
Slifcr Squarc
Wcst l/2 of Slifcr Sqtrarc
l. '[hc dcvclopcr shall dcsign. construct and be rcsponsiblc for all costs incurrcd to improvc
thc wcstcmmost sixty-fcct (60') of Slifcr Squarc. as mcasurcd from thc castcm propcrty
linc of thc Austria Haus. and as idcntificd on thc Austria Haus Dcvclopmcnt Plans. This
shall inclu6c thc bus shcltcr, landscaping. paving, scating, lighting' irrigation, ctc. Thc
tlcsign of thc bus shcltcr shall bc rcvicwcd and approved by thc Town of Vail. Thc
installation of thc hcating infrastructurc and the opcration of thc hcating systcm in this
arca shall bc thc rcsponsibility of thc Town of Vail. Thc dcvclopcr will install thc hcating
infrastructurc should thc 1'own agrcc to rcimbursc all costs incurrcd on a cost pcr squarc
foot basis. Thc dcvclopcr shall hcat that portion of Slifcr Squarc cast of thc Austria Haus
as idcntificd on thc Dcvclopmcnt Plan. 3V1*az i.6anglr-fiarl o€ ;ry r.a\tuv16rrs
East l12 of Slifcr Squarc
To,^r.l tl€*q..
Z. Thc 6cvclopcr shall construct all othcr improvcmcnts to thc rcmaining portion of Stifcr
Squarc (si{cwalk hcating infrastructurc, paving. landscaping. irrigation. ctc.) and thc
Town of Vail shall rcimbursc thc dcvclopcr on a cost pcr squarc foot basis. Thc dcvclopcr
and Town of Vail shall work coopcrativcly in thc construction of thc improvcmcnts to
Slifcr Squarc. Maintcnancc to thc hcating systcm undcr thc castcrn portion of Slifcr
Square shall bc thc rcsponsibility of thc Town of Vail'
3. The devclopcr shall construct thc originally proposcd bclvcderc in Slifcr Squarc as part of
thc off-sitc irnprovcmcnts and public bcn-cfits of thc Austria Haus dcvelopmcnt
?-rr iq'ruil'|.. 5rvz6+-nb++r-rb tE.
Gore Cregk Streambank Improvements
|. Thc dcvclopcr shall bc rcquircd pay all costs incuncd to cgnstruct the strcambank
improvcmcnts to Tract I, Vail Villagc First Filing, from thc Covcred Bridge to the wcst
property line of thc Austria Haus. The strcambank imjrovements shall be those indicated
on a Strcambank Rcstoration Plan which shall bc rcvicwcd and approvcd by thc Town of
Vail. Final dctcrmination as to thc cxtcnt of thc strcambank improvcmcnts shall bc
rcvicwcd and approvcd by thc Town of Vail.
Thc staff anticipatcs that thc Council may rcqucst that thc applicant contributc financially towards
thc construction of a strcam walk. Shoul{ thc Council make such a rcqucst, thc staff will makc
thc fol lowing rccommcndation:
"f
The dcvclopcr shall placc $ I 00,000 into an cscrow account with the Town of vail, Thc
funds shall
'bc
uscd by thc Town of Vail to constluct a strcamwalk along Gore Creck in
Tract I, Vait Villagc. First Filing. Thc account shall bc hcld by thc Town of vail for a
pcriod of timc not to cxcccd 24 months from thc datc thc account is cstablishcd. lf thc
itrcamwalk is not constructcd within thc givcn timc framc, thc funds shall bc rcimburscd
to thc dcveloper.
Again. thc purposc of this lcttcr is to summarizc thc staff s position regarding thc financial
rciponsibilitics for off-sitc improvements at thc Austria Haus. A fotmal agrccmcnt will bc
preparcd oncc wc havc rcccivcd input and dircction from thc Town Council on thc issuc. Should
you havc any qucstions or conccrns, rcgarding thc information addrcsscd in this lcttcr' you can
rcach mc ar479-2145.
Good luck with your projcct.
Sinccrcly.
Ccorgc Ruthcr
Town Planncr
xc: Bob McLaurin, Town Managcr
Susan Connclly, Dircctor of Community Dcvclopmcnt
Larry Crafcl. Dircctor of Public Works
Grcg Hall, Town Enginccr
Todd Oppcnheimcr, Parks Supcrintendcnt
I
MEMORANDUM
TO:
FROM:
DATE:
Vail Town Council
Community Dcvclopment Dcparhrent
May 6,1997
SUBJECT: Spccial DevclopmentDisticts.
In the rccent months, thcrc has been considerable dcbatc regarding thc use of Spccial
Dcvelopment Districts in thc Town of Vail. The purpose of this memorandum is to provide a
brief historical perspective and the legal background of Special Development Districts.
HISTORY OF SPECIAL DEVELOPMENT DISTRICTS
Spccial Dcvclopmcnt Districts have bcen around since thc bcginning of land usc rcgulations in
Vait. fne use of Special Development Districts (SDDs) as a land use planning tool was
adopted by the Vail Town Council in 1973 (Ordinance #8, Series of 1973). In 1973' thc
Councit approvcd SDD #1. SDD #l was cstablishcd with the purposc of assuring unificd and
coordinatcd dcvclopmcnt and usc of a sitc of land approximatcly 39 acrcs in sizc undcr single-
owncrship or contrll, adjoining thc south sidc of thc Vail Golf Coursc. Thc rcgulations of SDD
#l wcrc not intcndcd to apply to othcr, dissimilar sitcs in Vail.
ln 1988, thc Spccial Dcvclopmcnt District Chaptcr (18.40) of thc Municipal Codc was repealed
and rc-cnactcd. Thc SDD chaptcr was amcndcd sincc thcrc was a bclicf by the Town Council
that thc Town would bcncfit from thc updating of the existing SDD ordinancc. The SDD
ordinancc has rcmaincd virtually unchangcd since 1988 with thc cxccption of an amcndment in
1994.
There arc thirty-four (34) SDDs approvcd in the Town of Vail. The majority of the thirty-four
SDD's have been approved for multi-family residential and commercial/lodging purposes.
The distribution of SDDs is focused mainly in the central area of Town (between the East
Vail underpass and Cascade Village). Special Development Districts are no longer permitted in
thc Hillsidchesidential, Single-Family, Duplex, or Primary/Secondary Residential Zone Districts.
Today, SDD's continue to contibute ggeatly to the Town of Vail by providing additional
flexibility and design frcedom while achieving a more cohesivc and imaginative pattem to
development than traditional zoning generally allows'
I,EGAL JUSTIFICATIONS FOR SPECIAL DEVELOPMENT DISTRICTS
Article 6? of the Colorado State Statutes establishes the Planned Unit Development Act ot1972.
Thc Act permits municipalitics to cstablish zonc districts such as Planncd Unit Dcvclopmcnts
(pUD)., planncd Dcvclopmcnts (PD), Spccial Districts (SD) and Spccial Dcvclopmcnt Districts.
Containcd within thc Act arc numuous citations which arc rclcvant to thc Town of Vail. Thcy
arc, in part:
24-67-ly2(1)(d\ - To encourage innovalions in residential, commercial, and induslrial
clevelctpment and renewal so that the growing demands of the populalion mav be mel by
greatir varietlt in type, elesign, and layout of buiklings and by lhe consenation and more
efficient use of open space ancillary to said buildings'
Z4-67-102(l)(i) - To provide a procedure which can relale the tvpe, design, and layout of
re.sidential. commercial, and industrial development to lhe particular site, theteby
encouraging preservalion of lhe site's nalural characterislics'
Very similar to thc Town's definition of an SDD and its approval process, a PUD is defined in thc
statc statutcs as:
An area ofland, controlled by one or more landowners, to be developed under uniJied
conlr.ol or unifecl plan of developmentfor a number of dwelling units, commercial,
eclucalion, recreational, or industrial uses, or any combination of the foregoing, lhe plan
fttr which cloe.s not correspond in lot size, bulk, or tvpe of use, densitv, lo! coverage, open
space, or ttlher reslt'iclktn of lhe existing land use tegulatfutns'
and thc approval proccss rcquircs, in part:
A Jinding by the municipali4t that the plan is in general confurnily with anv masler plan
or comprehensive plan Jbr the municipalilV. and design, conslruclion, and olher
requirements appticabte to lhe planned unit developmenl may be dilJbrent from or
modificalions of the requirements otherwise applicable by reason of any zoning
regulalbn.
Thc usc of PUD's is encouragcd in thc Planncd Unit Dcvclopmcnt Act. In part, the Act states'
"Arlicle 67 shatl be tiberatlv construed infurlherance oflhe purposes ofthe article and
to the end that municipalilies shall be encouraged to utilize PUD's."
PROS & CONS OF'SPECI,A.L DEVELOPMENT DISTRICTS
The staffhas attempted to identiff the many pros and cons of Special Developmcnt Disfricts.
The list generated by the staff is not intended to be an all-inclusive list.
PRO
l. Allows for creativity and flexibility in development.
2. Provides incentives for redeveloprnent.
3. Encouragcs public/private partnerships for communi$ improvcmcnts (i.c.,
landscaping, cmploycc housing, infrastructurc, ctc.).
4. ncrmits quality development on ccrtain sitcs whcn varianccs arc not approvablc.
5. Allows for controllablc case-by-case review of dcvelopmcnt'
6. Providcs for grcatcr control and review of development proposals by the Town
Council.
7. Encourages compliance with the adopted goals, objectives and policies of thc
Town of Vail.
CON
l. Lack ofpublic understanding ofthc SDD approval process.
2. perception that SDDs establish a precedence for other developrirent proposals.
3. Difficult to develop the amount of deviation fiom underlying zonc district
devclopmcnt standards.
4. Crcates a perccption of "back room" dealings with thc Town.
5. Difficult to determine the public benefits being gained through thc sDD
proccss.
6. Dcvclopcr may bc pcrceivcd as getting all the benefits'
7. Thc proccss to establish an SDD is long and often turns political.
.,i.[F
TO:
FROM:
DATE:
Tom Moorhead, Town AttorneY
George Ruther, Town Planner
May 6,1991
SUBJECT: RezoningProcess
The following notes axe intended to provide you with a basic understanding of the rezoning
process and a list ofpossible pros and cons ofrezoning'
Rezoning Process
The Town of Vail utilizes the provisions outlined in the Colorado State Statutes whor reviewing a
request for a rezoning. The Colorado State Statutes identifo four criteria.that are to be evaluated
Uv: tfre ,taff, and consldered by the planning and Environmental Comrnission and the Town
Council, prior to approving a request for a rezoning' The criteria are:
l is s,r*i*6ilr,$80,ffi'$$SdlJt.kl'ltiii'. il uu U$i#'i,i* *'
.l.t-+-]lillb-{,.'1.2. Is the amlndmeni providing a convenient, workable relationship with land uses conslstent
with municipal obj ectives?
Does the rezoning provide for the growth of an orderly, viable community?
Does the rezoning comply with the Land Use Plan?
The criteria are intended to insure that the proposed zone district is compatible with the
surrounding land uses and that the p.oporoi is in compliance with previous comprehensive
planning efforts.
A rezoning requires an amendment to the Official Town of Vail ZoningMap' An am-endment to
the zoning-map must be approved by the vail Town council through two readings of an
ordinancel The Planning -a gnui.on-ental Commission acts in an advisory role on rezo:rtng
applications. The Planning and Environmental Commission is required' pursuant to Section
f'g.OO.f aO of the Municipul Cod", to forward their recommendation to the Town Council'
In instances where an application is rnade to creatc a new zone district, and then rezone a
property to the new ^n, dirt i.t, an amendment to the Vail Land use Plan is required' The
proi"r, of u-ending the Land Use Plan requires the Planning and Environmental Commission to
forward a recommendation to the Town Council. Similar to a rezoning, the Land Use Plan is
amended by two readings of an ordinance by the Town Council'
3.
4.
,i$ $,iI :t;::.ig i,lf'' {$ $ Sr-t '{i*,i,il tt'i.i"I$ i,lH il * .{,$ $:,-.{t,i.$li} 'g'; *li# ilt-. $ 19 u*
l.
2.
J.
4.
5.
,$, .$$Jq*:gy {s u5.XR*tp.S'-*1--$$ *'&".$Su.}} i$} qil"}.B$*W *
Pros
Allows "trlditional" zoning to remain in place'
More eesily understood by the public'
Eliminates the perceptton of "bact room dealings" of development standards'
Developmant standards can only be deviated rrom if e variance request is granted'
Allows for development "by right".
Cons
Loss of creativity and flexibility in thc development of land'
Could result in an excessive number of land use zone districts'
Loss of case-by-case review ofprojects'
Loss of incentive to redevelop "tired" properties'
SimplyanSDDbyanothernamewittroutthepublicbenefitsanSDDprovides.
-$ $:l.r["'g"+T, {$ $*i1*i{;u"+**.9*$;;]ig$ ,s $$$ii$$iiit $** t$."l"g.lt$:lUU *
h*qu ;Lt U€
' Lhn4e ;J g6'nih'otts'
1.
2.
J.
4.
5.
{$ ffig,;:+fi' *F $'B'.frl{t*ii:,i**f$."''$l,ii.l$i} * fr"'$:i,'i ' 'iir 'fu1'r+$5r +
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Bob Mclaurin, Town Managcr
Gcorgc Ruthcr, Town Planner
April 23, 1997
Town Council Dircction to thc Austria Haus Devclopcrs
i
I
,l
I
Thc purpose of this memorandum is to documcnt thc convcrsation thc staff had ycstcrday
aftcmoon with the Town Council rcgarding the Austria Haus rcclcvelopmcnt' Pleasc rcad thrqugh
the items listed below and make any corrcctions or additions'
Town Council Direction
l. Reduce the proposed GRFA within the Austria Haus by 5'000 squarc fcct'
2.Thcmaximumbui|dinghcightforthcAustriaHausshal|NoTexcccd4S'.
3. Rcmovc thc pcnthousc lcvcl to rcducc thc numbcr of building storics from fivc to four'
4. No lcss than | 0,100 squarc fcct of accommodation unit squarc footagc shall bc
constructcd in thc Austria Haus. Thc 10,000 squarc feet shall be apportioned into-which
cvcr numbcr ofunits thc dcvclopcrs feel are appropriatc to successfully operate a hotel'
5. Two 20' foot sctbacks on thc propcrty shall bc maintained' Prcfercncc should bc givcn to
thc west and south sctbacks.
6. The proposed 4,649 squarc fcct of commercial spaces shall be maintained as it provides
thc necessary co.*"..iul link bctwcen the Village and crossroads.
7. All parking shall bc on-site and a land trade is an acceptable means of accommodating thc
necessary area of the parking structurc'
8. A community room shall be provided within the Austria Haus for meetings, breakfasts and
the like.
g. The loading and delivery plan shall be redesigned to rcduce thc ncgative impacts on the
street scape (peds, guest vchicles, etc.)
10. The staffwill make bricf presentations to the Council during the normal PEC reports'
These presentations will include full size plans and copies of all memoranda.o
l l.
12.
The oronoscd dqdlines of Junc 22 and July 22 arc cxtrcmely aggrcssive' Thc devclopcrs
shouid icthffilincs and requcst extcnsions a's ncccssary'
T6figi}ifi*" u prescntation to thc Town councir and pEC on May 6th rcgarding
.rr"Iil"a Cons of both iDDs and the PA-l zonc district. On May 6th, the Council
will decidc which application they will review'
The Town C,ouncil did not feel it was appropriate to express theirpreference on the
architectural design. Instead, they felt design ofthe building should be felt to the
architect.
o
13.
i
,
I
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Department of Community Development
November 11, 1996
A request lor a worksession to discuss establishing a special Delelopment
Oistrict overlay to the Austria Haus, located at242East Meadow Drive/ on part of
Tract C, Block 5-D, Vail Village First Filing.
Applicant: Sonnenalp Properties, Inc., represented by Gordon Pierce
Planner: George Ruther
I. DESCRIPTION OFTHE REOUEST
The applicant, Sonnenalp Properties, Inc., represented by Gordon Pi9r9e, is requestrng a
-
worksession to discuss the esiablishment of a Special Development District at242East MeadoW
Drive/on part ol Tract C, Vail Village First Filing. The applicant is proposing to establish a new
Special 6evelopment District overlay to the underlying zone district of. Public
Accommodation, to facilitate the proposed redevelopment of the existing Austria Haus.
The purpose of tfre worksession meeting is to discuss the goals of lhe proposed Special
Oevdtopment District, the relationship oitne proposal to the applicable elements of the Town's
Master Plan, and the review procedure that will be followed for the application.
The applicant has proposed significant improvements to the existing Austria Haus property. The
Austrib Haus is intbnded to become a member owned resort club, comprised ol two and three
bedroom residences with associated club facililies. The Austria Haus is intended to provide
additional accommodation units in the Town ol Vail. Currently, the applicant is proposing to
incorporate twenty (20) vacation ownership units (lractional fee units) with twenty (20) lock-off_
units and twenty-thiee'123) new hotel roorirs. The redeveloped project would irfclude a total of
sixty-three (63) new dwelling and accommodation units. The applicant is also proposing
.
approximately 10,500 sq. ft. of new commercial/retail space on. the main level of the Austria
l-iaus. The Austria Haus will include a lront desk reception/registration area and other facilities,
commonly associated with hotels and lodges.
In order to facilitate the proposed redevelopment of the existing Austria Haus, th_e applicant has
also proposed other apilications for review by the Planning and Environmental Commission.
Thos'e applications inilude a proposed text change to the Public Accommodation Zone District to
add "tim'e-share estate units, iradtional fee units and time-share license units" as conditional uses
and an application for a conditional use permil to allow for fractional fee units in the Public
Rccommbbation Zone District. Each of ihese applications will be reviewed concurrently with the
proposed request for the establishment ol a Special Development District.
A document from the applicant, entitled "Austria Haus Club OvervieW' has been attached. The
attachment describes the resort club concept proposed by the applicant.
ll.BACKGROUND
The applicant's request retatedio a future proposal lo redevelop the Austria Haus property' The
nuitii'i'H"rs was 6riginatty construcled in ihe mid- 1960's as an inn to accommodate destination
st<iers. tn 1979, the Austrii Haus was purchased by the Faessler lamily who planned to
redevelop the property into the Sonnenalp Hotel'
In 'l984, Ordinance #8 was approved by the Vail Town Council establishing. SPecia.l Develo-Pment
oisrii"r *tz. special Development District #l2.adopted an approved development plan lor lne
t"J"u"ropr"nt of the Austiia'Haus. When Ordinance # I was adopted, the Town Council placed
"n "igntd"n-ronth
time limit on the approval ol the SDD. The approval of SDD # 12lapsed
"f "u"ii VL"tr ago, on October 2, 1985.' The approved development plan was never implemented'
inO inr[""0, tn"e Austria Haus underwent a remodel. Since the completion of the remodel, the
Austria Haus has served as an annex to the Sonnenalp Bavaria Haus located at 20 Vail Road.
The Austria Haus has 37 hotel rooms (accommodation units) with approximately "T5 pillows" and
is operated approximately eight months each year by the Sonnenalp Hotel' There is a small
,Lrt"ur"nt and'bar in the-Auitria Haus that serves its guests and a retail outlet on'the east end of
in"-OrifOing. The horel rooms are marginal in size ( 300 sq. ft. average) and lack certain
amenities,-by today's accommodalion standards'
The current proposal to redevelop the property intends lo provide considerably more "pillows"
over a twelve month period, as well as create approximately 10,000 square feet of new
iommerciat space. ihe applicant has proposed that a percentage ol the project be offered as..
fractional fee ownership uhits. fhe apiticint has also proposed to accommodate a portion ol the
required parking in an underground parking structure'
According to the Official Zoning Map of the Town ol Vail, the applicant's property is currently.
.
zoned pJblic Accommodation.- The Public Accommodation Zone District is intended to provide
sites tor lodges and residential accommodations for visilors, together with such public and semi-
prOfi"l""if itfus and limited professional ollices, medical facilities, private recreation, and related
visitor oriented uses as may be located in lhe same district. The Public Accommodation District
is intended to provide sites for lodging units to densities nol to exceed 25 dwelling units per acre.
The public Accommodation Zone -Oistrict does not currently permit time-share interval units.
Interval ownership is currently allowed only in the High Density Multi-Family Zone District
pursuant to Ordinance #8, Series of 1981.
chapter '19.40 of the Town ol Vail Municipal code provides lor the-eslablishment of special
Devbtopment Districts in the Town of Vaii. According to Section 18.40.010, the purpose of a
Special Development District is,
,,To encourage flexibility and creativity in the development of land, in order to promote its
most appropiiate use; to improve the design character and quality of the new
Oevetoihent within the Town; to facilitate the adequale and economical provision ol
streets and utilities; to preserve the natural and scenic leatures of open space,areas; and
to further the overall gdals of the community as stated in the Vail Comprehensive Pla.n..
An approved develophent plan for a Special Development District, in conjunction with the
propbhies underlying zone district, shall establish the requirements tor guiding
bevelopment anO us-es of properly included in the Special Development District."
ilr.
The Municipal Code provides a framework for the establishmenl of a Special Development
Districl. According to the Municipal Code, prior to site preparation, building construction, or other
improvements to lind within a Special Development District, there shall be an approved
Oe-ueiopment plan for lhe Special Development District. The approved development plan
establi;hes requirements 169ulating development, uses and activity within the Special
Development District.
The purpose o1 the PEC worksession meeting is to discuss the goals ol the proposed Special
Oev6topment District, lhe relationship of the froposal to applicable elements of the Town's
Master Plan, and lhe review procedure that will be followed lor the application. UpoJ| final review
ot if'e ptoposed establishment of a Special Development District,,a reporl from the Planning and
Environmental Commission stating iti findings and recommendations and a stafl report-shall be
f orwarded to the Town Council, in-accordance with the provisions listed in Section 18.66.060 of
the Municipal Code. The Town Council's consideration of the Special Development District shall
be in accoidance with the provisions ot Seclion 18.66.130 - 18.66.160 and approved by two
readings ol an ordinance.
An approved development plan is the principal document in guiding the developmenl, uses and
activities of the Special Development Dislrict. The development plan shall contain all relevant
material and information necessary lo establish the parameters with which the Special
Development District shall develop. The development plan may consist of, bul not be limited to'
the approved site plan, lloor plans, building sections and elevations, vicinity plan, parking plan'
preliminary open space/tandscape plan, densities and permitted, conditional and accessory uses.
The delermination of permitted, conditional and accessory uses shall be made by the Planning.
and Environmental Commission and Town Council as part of the tormal review ol the proposed
development plan. Unless further restricted through the review of the proposed Special
Development District, permitted, conditional and accessory uses shall be limited to those
permitted, conditional and accessory uses in the properties underlying zone district.
The Municipal Code provides nine (9) design criteria, which shall be used as the principal.criteria
in evaluating the merits ol lhe proposed Special Developmenl District. lt shall be the burden of
the applicanl to demonstrate that submittal material and the proposed developmenl plan.comply
with 6ich ol the following standards, or demonstrate that one or more ol them is not applicable,
or that a practical solutio-n consistent with lhe publlc interest has been achieved. Although Staff
will not specifically address each ot the nine SDD review criteria at this time, the design criteria
are listed below lor reference:
A. Design compatibility and sensitivity to the immediate environment, neighborhood
and adjacent properties relative to architectural design, scale, bulk, building height'
buffer zones, identity, character, visual integrity and orientation.
B. Uses, activity and density rvhich provide a compatible, el'licient and rvorkable
relationship with surrounding uses and activity.
C. Compliance with parking and loading requirements as outlined in Chapter 18.52. of
the Town of Vail Municipal Code.
D. Conformity with the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plans,
B. ldenlification and nritigntion of natural antl/or gcologic hazards that affect the
propcrty on rvhich the spccial dcvclopntcnl district is proposed'
F.siteptan,buildingdesignand|ocalionandopenspaceprovisionsdesignedto
p.odu." a functional development responsivc and sensitive to natural features,
vegetation and over:rll aesthetic quality of the community'
G. A circulation system designed for both vehicles and pedestrians addressing on and
ofl'-site traffic circulation.
H. Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, viervs and functions'
l. Phasing plan or subdivision plan that witl maintain a workable, l'unctional and
efficient retationship throughout the developmcnt of the special development
d istrict.
The development standards lor a Special Development District shall be proposed by the
.
applicant. bevelopment standards including lot area, site dimensions, setbacks, height' density
cbntrot, sile coverage, landscaping and parling and loading shall be determined by the Town
Council as part ot the approvei O;vetopment plan, wilh consideration of the recommendations of
the planning and Environmental Commission and staff. Before the Town Council approves.
Jeu"ropreit standards thal deviate from the underlying zone district, is sh.all be determined that
such dbviations provide benefits to the Town thal outweigh the adverse effects ol such
deuiatons. This'determination is to be made based upon lhe evaluation of the proposed Special
Development District's compliance with the Review criteria outlined above.
tV. ZONING ANALYS]S
The Community Development Department stalf has prepared a preliminary Zoning Analysis for
the proposed Austria Haus redevelopment project. The Zoning Analysis compares tne
OeuEfopr"nt standards outlined by the underlying zone district oJ Public Accommodation, to the
"iiriing
conditions ol the Austria Haus and the propo_sed Special Development District. Staff did
not inilude the approved development standards ol Special Development District # 12, since the
approval lapsed in October ol 1985.
Wherever the development proposed through the establishment of the SDD deviates lrom the
underlying zoning of Public Accommodation, the standards are highlighted in bold type.
Leoal:242EastMeadowDrive/PartofTractC,ElockSD,VailVillagelst
Lot size:24.089 so. ft. /0.553 acres
Buidable area: 24,089 sq. fl. /0.553 acres
Development Standard Underlylng Zonlng
of Public Accommodation
Exlsllngdevelopment Propo3edSDD'
on the Property
GRFA:
Dwelling
unns per acle:
Site coverage:
Selbacks:
front:
sides:
roar:
Height:
Parking:
Landscaping:
Loading:
Commercial sq. foolage:
Common area:
80% or 19,271 sq. fl.
13.8 DU's
55% or I 3,249 sq. ft.
20'
20'
20'
48'sloping
45' flat
per T.O.V. code Section 18.52
3@/" or 7,227 sq. ft.
per T.O.V. code Section 18.52
10o/" or 1 ,927 sq. ft.
35o/. of allowable GRFA
or 6,745 sq. ft.
49o/" or 1l ,800 sq. ft.
18.5 DU's (37 AU's)
35ol" or 8,400 sq. ft.
11'
9'/ 10'
13'
36'sloping
30 spaces"
31 % or 7,51 8 sq. ft.
l berth
151o/o or 36,506 sq. ft.
31.5 DU's (20 DU and
23 AU's)
660/0 or 15,802 sq. ft.
0.5'
1' l4'
z',
48' flat
TBD"'
7% or 1,652 sq. ft.
2 berths in lront
setback
26% or 10,346 sq. tt.
26% or 10,483 sq. tr.
N/A
NiA
' Numbers furnished by the applicant and not yet verified by staff
" 1 1 soaces are located off-site on T.O.V. ROW
"' To be determined
V. DISCUSSION ISSUES
As fhis is a worksession to discuss the applicanl's proposal to establish a Special Development
District, staff will not evaluate the proposal at this time. Staff has, however, identified numerous
issues which we woutct tit<e to dlsiusi with the Planning and Environmental Commission and the
applicant. Each of these issues is briefly described below:
1. The projects proposed departures from the Public Accommodation Zone District
development standards.
As illustrated in the zoning analysis in Section lV of this memorandum, the applicant is
proposing that the project depait lrom numerous development standards. The
bei"ttrrSs from th6 d6vetopment standards prescribed by the underlining zoning of
public Accommodation ranbe from a 151"k increase of GRFA over the allowable' to
nineteen and one-half loot encroachments into the required 2O{oot setback areas. Stafl
would like the applicant to discuss with the PEC and staff the necessity for exceeding the
underlining zoning standards and the public benefit gained by said deviations.
2. The proposed front entry location and design.
The applicants have proposed a front entry drop-olf area on the north side of the building
adjac6nt to East tvtedOow Drive. Due to tfie location of the front entry, the applicant
e
proposes to move a traffic conlrol arm further to the east on East Meadow Drive' MOving
ihe'tralfic control arm to the east is inlended to facilitate vehicular traflic along EaSt
Meadow Drive to rn" rroni entty. Additionally, the applicants have proposed that a roof
;;;;;;;g;,"1""t ,"u"n feer over the norlh property line onto Town of Vail rightof-way.
staff would like to discuss the proposed location and implications of the lronl entry a!
nrnnosed wirh the plannino an'd Environmental Commission and the applicant. Staff is
!""[iriJrr'."n."tn"J *itn"tn" amount of additional vehicular traffic which will be brought
"it. ifr" d"iitrleaOow Drive pedestrian zone by the location ol the front entry to the
building.
Theproposedparking,loadingandtrashfacilityIocationanddesign.
Chapter 18.52 of the Town ol Vail Municipal Code prescribes standards for parking and
f,riOing ""J
delivery. The applicant is proposing an outside loading and delivery facility
and ari access ramp, leading'down to fifty-two underground parking spaces on the
nortn*"rt corner oi the builJing. According to the standards prescribed by Chapter
18.52, parking and loading and delivery shall not be located in the front setback area'
Stal{ would like to discuss with the PEC and the applicant the potential for redesigning
in. foiOtg and delivery and trash lacililies. Specifically, staff would propose that the
ild;;i;-prore ine anitity ro accommodate the.loading and delivery and trash facilities
in ine unOeriround parking area. As proposed, the loading and delivery area creates a
iignifi."nt c6nstraint on th; pedestrian and commercial flow along East Meadow Drive'
fh. rt"tt would also like to discuss with the PEC and the applicant the appropriateness
of having loading and delivery and trash facilities located within the required twentyjoot
front setback area on the property and adjacent to East Meadow Drive.
The implementation of the adopted Town of Vail sireetscape Master Plan.
On November 20, 1991, the Vail Town Council adopted the Town of Vail Slreetscape
Master Plan. The purpose of the plan is to provide a comprehensive and coordinated
conceptual design for streetscape improvements that:
1) are supported by the community;
2't enriches the aesthetic appearance ol the Town; and
3i emphasizes the importance of craltsmanship and creative design in order
to create an excellent pedestrian experience.
The Streetscape Master Plan divides the Town into numerous sub-areas. According to
the Streetscape Master Plan, the Austria Haus is located within the East Meadow Drive
sub-area. tn'e East Meadow Drive sub-area accounts lor that portion of East Meadow
Drive located be1veen Willow Bridge Road on the west and Vail Valley Drive on the East.
The character ol this portion of East Meadow Drive is divided into two distinctive zones.
The west zone from ihe intersection of Willow Bridge Road to Village Center Road is
characterized by standard streeVcurbisidewalk section, the presence of vehicular traffic'
u"ii"O OuifOing ietbacks and a wide variety of landscape treatments. The east zone from
Village Centei Road to Slifer Plaza is dominated by the Village Transportation Center to
tne riortn, the large grass slope south of the parking struclure, the lack of sidewalks and
4.
5.
lhe Sonnenalp's Austrla Haus parking next lo lhe roadway; none. of which^result in a
posirive pedestrian urputiJti"-"i-irrls"ioition of East Meaiow Drive is restricted to Town
buses only.
The improvements proposed for this sub-area addressed many of the problems laced in
all other sub-areas or tne rrrrister illn,."p"r"ting buses lrom pedestrians, providing.a
comtortable shopptng urp"ri"n.", controliing unnecessary vehicular lraffic' maintaining
vehicular access to lodge units in the area, screening parking and accommodating
i"i"i* ,"0 Oeiivery ue-nictes- The final design conc6pt for the portion of East Meadow
D;1u,|b"1[An Virrage Cenier and Stifer Squire proposes some significant changes to the
character of the streets. The improvemenis proposed for this portion of the streetscape
h"u"r"rg"t"o enhancing the pedestrian environment while reducing the emphasis on
vehicles. lt is the intent oi tntl streetscape Master Plan that the portion ot East Meadow
bril; ;l"rg the Village tiansportation Cbnter remain reslricted lo bus use only' The
exisfing co"ntrol gate-anO totets on East Meadow Drive, near the west portal of lhe
;;;ki"d itiucrur6, snourO remiin in place. This eliminates a dead end situation in front ol
the Austria Haus.
From the control gate at the west portal 01 the Village Transportation.Center to Slifer
Square there sho"uld be Separate ianes for pedestrians and buses, without a grade
r"'piriton. The north siOd ot tne street wili be dedicated to a fourteen-foot wide bus lane
"n'O
tnu south side would include a twelve to lilteenjoot wide pedestrian way. Should the
Town decide to utilize the existing right-of-way area in the area of the Sonnenalp's
Austria Haus, an additionaf peJeitriin walkwiy should be proposed on the north side of
the road.
Approximately one-hall of the East Meadow Drive sub-area is already well landscaped.
rhb existing, raised brick walkway that is adjacent to the Village Center commercial area
iJ a good eiample of an area thaf is well landscaped and well appointed with site
furniihings. Some of the improvements suggested in the plan include:
. the berm that screens the south side ol the Village Transportation Center should
be heavily Planted.
. snow storage requirements for the structure should be accommodated.
The staff would like to turther discuss the implemenlation of the adopted Streetscape
Master plan or revisions to the existing Streetscape Master Plan that take into account
the proposed redevelopment ol lhe Sdnnnenalp's Austria Haus. Many of the elements of
the bxisting Streetscape Master Plan were designed around the existing conditions of the
Austria Haus.
The proposed site improvements including access to the site, pedestrian flow, the
bus shelter, the stream-edge' etc.
The applicant has proposed numerous site improvements to be constructed in
conlunition with the Austria Haus. The applicant has proposed sile improvements
incluOing vehicular and pedestrian access io the site, changes to the pedestrian flow in
the arei the relocation bf an existing bus shelter, and improvements to the north side of
the Gore Creek stream edge.
b.
staff would like ro discuss the proposed site improvements with the PEC and the
ippii.""i.
-Srrit ii particuiariy ionberneO wilh pioviding ample pedestrian and vehicular
access to the site witnourcr6aring vehicular and pedestrian conllicts' Staff is also
concerned with the locatton of so-me of the proposed improvements along the north side
ol Gore Creek.
The proposed massing, height and building materials'
Theapp|icanthassupp|iedapre|iminarymassingmode|oftheproposedAUStriaHauS.
At tfrid iime, statf is noi prepaied to resfond to the massing, height, and building
materials ot the proposeo-[rsttia ttaus' statt would like to point out to the Planning and
Environmentat Commission and the applicant that the Town will be retaining the selvices
oi iufl Winrton, of Winston & Associai6s. Jefl's role is to provide consultation on the
design and architecture of the building a: qel as the site planning elements' Pursuant to
pr""irr"r *ithin the ro*n oivait Muiicipal Code, the applicant shall be responsible for
i.*O*ring the Town of Vail Department.of Community Development for any expenses
associated with our Urban Design Consultant'
Maintaining and enhancing the commercial (storefront) flow along East Meadow
Drive.
currently there is a strong commercial (storetront) llow along Easl Meadow Dtive.
Particularly, tne commerdal area associated with the Village Center provides an excellent
pedestrian experience. The applicant has proposed to incorporate approximately ]0:-500
iq. fi. of commercial/relail space on the_ main. ievel of the Austria Haus. Staff would like
to'discuss the transition area between the Village center Building and the Austria Haus to
ensure fhat the existing commercial flow along East Meadow Drive is maintained and
enhanced. As proposed by the applicant, the site plan appears to include some possible.
irpiouements iloading and Oetiueiyl, which will, in lacl, act as a barrier to lhe commercial
flow along East Meadow Drive.
Provision for emPloYee housing.
Stafl will be requiring employee housing as a part ol this proiect. The exact number of
"rpfoy." housing u"nits hasnot yet be.en determined. Stalt would like to discuss with the
Planniirg and Environmental Commission and the applicant, the employee housing
requirement.
Encroachments into required setbacks.
The applicants are proposing significant encroachments into the required 20'setbacks.
ror eidmpte, the lront setback will be encroached upon by 19-112'. setbacks are
intended io provide for adequate light, air and open space. As proposed, setbacks on the
Austria Haub property are nearly non-existent. While staff recognizes that it is important
that the new tiuitiing-be broughi as close to the existing pedestrian ways as possible'
staff is particularly concerneO-wim tne amount of encroachment upon lhe west and south
r"tO".Xt. lt is st;ff's opinion that, should any setbacks in this project be encroached
uoon. those setbacks s'hould be the north and east setback, rather than the west and
.[rrfi i.iOi.Xs. Staff feels the south setback should be preserved because ol Gore
8.
9.
10.
Creekandtheimpactsthebuildingimprovemenlswi||haveontheRiparianZone,and
that the west setback should be m-aint'aineo due to the location of the village center
b;iii"l and the resiOentiit uses in the building. The stalf is also sensitive to the
;.in,,oi ;ftecf' that wrr reiurioy having the tw-o buildings (Austria 1q1.s-nv1rta0e
Cenrer) too close together. buiiding improvements wittiabtafl would like to discuss with
the ptanning and Environmeniaf Cdmmission and the applicant lhe.pig,pos.ed building
ilopr.t ,ir"" inO locations and its encroachments into the required 20' setbacks'
A possible pedestrian connection from the Austria Haus to the Gore Creek
Promenade.
Theapp|icanlhasproposedasigni|icantsquare|ootageofcommercia|areaonthemain
level ol the building, wnicn wilf intrease the'pedestrian-flo* in the area' Currently' the
prip"ii' n"i no siiewalks intended for pedestrian connections through the property'
staff would like to discuss the merits of creating a pedestrian connection (bridge) lrom
tne Austria Haus on fn" noitn side ot Gore Cre6k lo the Gore Creek Promenade on the
ioutn riO" of Gore Creek. lt is staff's opinion that a pedestrian connection in this area
willcreateamuchneededpedestrianloopinthecorearea,however,wearalso
concerned with bridges over Gore Creek in such a short distance'
Envi ronmental imPacts.
The location of the applicant's project, immediately adjacent to Gore Cre^ek, imposes
significant environmental impacts on the natural resources in the area. Currently, th.e
applicant's property nas a significant stand of mature evergreen trees adiacent to Slifer
Sh;";;. ndcoiOinj to the proposed sile plan, mature trees will be removed as a result of
the proposed redeveloPment.
Staff would like to discuss with the applicant a means lor mitigating any unnecessary tree
removal. Additionally, the applicant has proposed sile improvements to encroach upon
the 50' Gore Creek stream ddtOacX and ihe Town of Vail slream tract south ol the
property. These improvements will impact the riparian zone of Gore Creek. Slaff would
iike'to ciis"uss with ihe Planning and Environmental Commission and the applicant
.
opportunities for mitigating the"environmental impacts associated with the applicant's
proposaf Stalf woull ats5 tit<e to inform the PEC that the Town of Vail has required' as
ifre'applicant is already aware, that a environmental assessment is required'
Proposed off-site improvements to Slifer Square.
According to the site plan provided by the applicant, some form of improvements are
proposed-to slifer square.' In conversations with Todd oppenheimer, Parks
brferintenOent for the Town of Vail, any redesign or improvements associated with Slifer
Sqirare shall be required to adhere to the Park Design Guidelines, prescribed in Chapter
lA.S+ ot the Town ot Vait trlunicipal Code. Additionally, any improvements in the area
must take into accOunt the large Stand of mature evergreen treeS. -The Stand of
e*tgt"en trees should remaii in place and become ah additional focal point in Slifer
Square.
The Town of Vail Streetscape Master Plan proposes numerous improvements to Slifer
Square. For example, accdrding to the Strdetdcape Master Plan, repaving of the entire
pfizi, witn one of the speciality-paving materials is encouraged, as the.existing concrete
burface is wearing out. At tne iime of-repaving, special consideration sh.ould be given to.
eiamining opporiunities for creating a sieciat-events location. The site has the potential
I t-
12.
13.
to be slightly adjusted to better handle the christmas Tree Lightin-g ceremony and other
public events and ceremJnies, ritnort losing its attractiveneis. Consideration should be
oiven to the removal of some of the exisling Stone walls around the fountain and west of
i;;;i;;;:'i"';.[* iir oiiginatdesisn and to allow access to the water' lt is important
if,it-i "o.pr"hensive
desiln analysis of Sliler Square occur before any changes are
ffi;,; ;id one or Vairslnost admired public areas. Seating and lighting should. also
il;;-"ri";d. opening up the square to the creek and accommodating the existing
eastbound, ,no p,opo,,"d wes]bound, Streamwa|k paths are Suggested. .Sta|f wou|d like
to discuss with the applicant and the Planning and Environmental commission the merits
of proposing improvements to Slifer Square'
Possible relocation of East Meadow Drive'
East Meadow Drive is currently constructed on the north side ol the Town of Vail right-of-
*"V'"Opi"nt to the Ausiiia idrt ptopetry. Due to the location of East Meadow Drive in
the right-ot-w"y, " ,,gn,ti.int pofubn bf riint-otway remains between.the south edge of
-
East Meadow Drive and the applicanl's nortn prop6rty line. This results in a large area of
separation.
Stalf would like to diScuSS with the Planning and Environmental Commission and the
applicant the possibility of realigning East Meadow Drive'
The intended purpose for relocating East Meadow Drive is to better accommodate
puJ"riri"n ttow iri tnis area. As indicated previously, the Streetscape Master Plan
En.orr"g", pedestrian flow on the vehicuiar-restricted portion of East Meadow Drive' lt
ir rnff itp'.lon that if pedestrian llow were closer to the commercial/retail area, a better
streetscape environment would result.
IV. STAFF RECOMMENDATION
Since this is a worksession to discuss the proposed establishment ol a Special Development
Oistrict to the property located at 242 East Meadow Drive/part of Tract C' Block 5-D, Vail Village
First Filing, and not arequest for a formal recommendation from the Planning and Environmerta.l
Commis5]'ron to the Town Council, staff will not be providing a recommendation at this time. Staff
will, however, provide a recommendation on the applicant's proposal at the time o1 final review.
10
II.
AUSTRIA HAUS CLUB OVERVIE\\'
I.\\rhat is the Austria Flaus Club?
-f he Atrstria Haus Club is a member-owned resort club comprised of spacious tn,o ancl
three bedroom residences and associated club facilities. These Club facilities are
planned to include lobby, front desk and concierge areas, Iibrar;-/lounge room, exercise
and tunction rooms, ski equipment storage facilities, outdoor sitting area u'ith Jacuzzi,
and on-site r.rnderground parking. Additionally, access to the Sonnenalp Country Club
and Spa facilities rvill be included along with other membership benefits.
I Iorv is ovr,'nership of the Club evidenced?
Title is evidenced by a real estate deed rvhich is recorded and is guaranteed by a title
insurance policy. Each member orvns an undivided interest (UDI) in one of the Club's
residence units and the associated club facilities and common areas.
III. I Iorv nrany members will be allorved to join?
An undivided dc-eded interest to a portion of the Club units and a commensurate
portion ofthe conrnron areas rvill be conveyed to approximately 180 qLralified buyers,
for a total of nine memberships lbr each Club residence (dependent on the nunrber of
oernritted trn its).
Each membership rvill carry' rvith it the right to priority use of lodging times. In total.
45 .,vec-ks of the year rvill be dedicated to priority use by Club members; the remaining
n'eeks rvill be available for maintenance of the residences and for rental. Priority
lodging nights not used by members uill also be available for rental to the general
oublic.
IV. Holv often can orvners use their Club?
Each member rvill have full access tfuoughout the year to all Club facilities and all
residences oftheir type category, subject to established reservation policies.
V. Horv does an owner reserve usaqe?
Members reserve their winter vacations in the fall and their summer vacations in the
spring. Short-notice stays can be reserved on a "space-available" basis.
VI. Will an owner always occupy the same unit?
No. Members have equal access to all Club residences of their membership type.
Members may request a specific residence unit and this reqr.rest rvill be granted if
possible, based on established reservation policies and priorities.
o
AI.JSTI{IA T{AUS CLUB OVERVIE\\/
Vll.l'lorv rvill the rental proeram rvork?
All residence units not reserved by a member w'ill be nrade available for nightly rental
to the general public. This includes full residence units as r'"ell as non-utilized lock-off
portions of member reserved residences.
VIII.I-lorv rvill the memberships be sold?
The Club resort marketing programs uill be similar in content and character to those
rutilized in selling high end condominiums in Vail.
lX. Is the Austria Haus Club a timeshare development?
No. resort club nrenrbership is very similar to membership in a prestigious equity golf
country club, except members reserve lodging rather than tee tinres.
Resort club membership diff'ers markedly from traditional timeshare or interval
ow'nership sltere large nunrbers of prospective buyers must be generated to produce the
sale of specific u'eeks of vacation time in specific lodging units. or rights to use
specific lodging r.rnits tbr a set number of years.
Higlr-end resort clubs represent a separate and distinct nrarket segment fronr lvhat are
conrmonly known as vacation timeshare properties. Althou_eh both represent a form of
interval o"lnership, resort clubs merge the benefits of second home ou'nership rvith
rraditional membership club benefits. A limited number of members are invited to
nrake a srrbstantially larger investment in a facility' that includes all the features,
anrenities. services. and benefits of a resort club. They are olvners in a single club
property ir.r ',vhich they have a vested interest in the value, the r.rpkeep, and the financial
health and viability.
X. Are there UDI clubs at other resort areas?
Yes. Club resorts are becoming an increasingly popular form of resort hotel structure.
Existing club resorts include the highly acclaimed Deer Valley Club at Deer Valley
Resort, Franz Klammer Lodge in Telluride, Ships Watch in Kittyhau'k, NC, The
N,lelrose Club near Hilton Head, SC, as well as a grorving number of nerv properties
throughout the United States.
Each of these clubs is organized somervhat differently and their bylaws permit varying
t1'pes of usage.
o
AUSTRIA HAUS CLUB OVERVIEW
XI. Whv rvas the concept develooed?
Club resorts are one of the fe"r' economically viable methods currently a"'ailable to
finance, constnlct, and, over time, maintain a high-quality nerv mountain hotel
property.
Membership club services and amenities combined r.vith first class resort
accommodations are also a logical product for the luxury resort market: the blended
product meets the demands of the sophisticated leisr.rre tral'eler/second home orvner and
at the same time addresses the needs and concerns of the community in rvhich it
operales.
The Austria Haus Club concept is designed to:
. Provide more convenience, services, and amenities than are provided b1' an
equally luxurious condominium development
r Provide an economically' feasible means of fiirancing the rejuvenation and
nraintenance of the guest accommodation inventory on the East Meadorv Drive
propen)':
. Make available significantly more accommodations in the heart of Vail by
replacing 37 existing guest accommodation units lvith a new total of 63;
. Ensure the highest 1'ear-round occupancy by providing room rental
opportunities during times rvhen owners are not making full use of the Ch,rb;
r Add quality conrmercial property, aesthetic public space, and underground
parking in the Vail village core;
FltE CopY
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Department of Community Development
December 9, 1996
A request for a worksession to discuss establishing a special De_velopment
Oistri"t overlay to the Austria Haus, located al242Easl Meadow Drive/ on part of
Tract C, Block 5-D, VailVillage First Filing.
Applicant: Sonnenalp Properties, Inc., represented by Gordon Pierce
Planner: George Ruther
snff rflii,ee::,(23}::ivacation ow ne rsh ip un!!s (f 1a9!19 nal f ee u n its) with
. trici-oiiunii6 and nruenty+htee(23) twenly'{4l"ll9w hotel rooms.
The redevelopment proposal includes a total of sixqfihree€3)dwelling and
DESCBIPTION OF THE REOUEST
ALL CHANGES TO THE PROPOSAL SINCE THE WORKSESSION ON NOVEMBER 11'
1996 ARE SHOWN IN $FRTI(E:€II+ AND BT'IADED;
The applicant, sonnenalp Properties, Inc., represented_by Gordon Pi9t.9, is requesting a
-
works'ession to discuss t'he establishment ol a Special Development District aI242 East Meadow
Driveion part of Tract C, Vail Village First Filing. The applicant is proposing to establish a new
Special development District overlay to the underlying zone district-ot Public
Atcommodation, to facilitate the proposed redevelopment of the existing Austria Haus..
fne purpose of the worksession is io discuss the goals of the proposed Special Development
District, tne relationship ol the proposal to the applicable elements of the Town's Master Plan,
and the review procedure that will be lollowed for the application.
The applicant has proposed significant improvements to the existing Austria Haus property. The
Austrih'Haus is intlnd'ed to be[ome a meinber owned resort club, comprised of two and three
bedroom residences with associated club facilities. The Austria Haus is intended to provide
additional accommodation units in the Town ol Vail. Currently, the applicant is proposing to
fi'ventr(ze)
accommodation units. The applicant is also proposihg approximately 1S,500 Sll;t:;liU sq. ft. of new
commercialiretail space on tdd main level of the Austria Haus. The square footage has been
.
reduced nearly 50% through the elimination of the commercial square footage on the south side
of the building. The Austrii Haus will include a front desk reception/registration area and other
facilities, commonly associated wih hotels and lodges.
In order to facilitate the proposed redevelopment of the existing Austria Haus, th_e applicant has
also proposed other apilic;tions for review by the Planning and Environmental Commission.
Thos'e a'pplications inilude a proposed text change to the Public Accommodation Zone District t0
add timb-share estate units, iraitional {ee units and time-share license units" as conditional uses
(approved by the PEC on November 25, 1996) and an applicadon for a conditional use permit to
itt'ow tor fraitional fee units in the Public Accommodation Zone District. Each of these
applications will be reviewed concurrently with the proposed request for the establishment of a
Special Development District.
BACKGROUND
The applicant's request relates to the redevelopment of the Austria Haus property' The Ausiria
Haus was originally
"onrtrrited
in the mid-1960's as an inn to accommodate destination skiers'
In 1979, the Austria n"rr,ni" prr"niteo oy tne Faessler family who planned to redevelop the
property into the Sonnenalp Hotel.
In 1984, Ordinance #8 was approved by the Vail Town Council establishing Special Development
District #12. Speciar O"u"roti
"ni
Oiiiti"t #12 adopted an approved developmentplan for the
redevelopment ot the Rustiia'Haus. When Ordinanie * g wa's'adopted, the Town Council placed
an "ighti;n-ronth
time fitiiit o" tne
"pproval
of the SDD. The approval of SDD # 12 lapsed
"i"u"'n VLir" "go,
on OctoOer Z, 1985.' The approved developm'eht plan was never implemented'
inO insieaO, th; Austria Haus underwent a reiriodel. Since the completion of the remodel' the
Austria Haus has serveO aJanannex to the Sonnenalp Bavaria Haus located at 20 Vail Road'
The Austria Haus has 37 hotel rooms (accommodation units) with approximately "T5 pillows" and
iJ opeiaGO approximately eight monfnb each year by the Sonnenalp Hotel. There is a small
restaurant and bar in the Austria Haus that serves i6 guests and a retail outlet on the east end of
ine oriroing. The hotel roorJ ai" marginal in size ( sgo sq. ft. average) and lack certain
amenities, by today's accommodation standards.
The current proposal to redevelop the property intends to provide considerably more "pillows"
ouer i treVb nionth period, as liell as'create-approximately 5,1 1 0 square feet of new
commercial space. The appticant has proposed inat a perientage of the project be offered as..
fractional fee ownership uirits. fne apiticint has also froposed to accommodate a portion of the
required parking in an underground parking structure.
According to the Official Zoning Map of the Town of Vail, the-applicant': P.roPerty is currently
.
zoned public Accommodation.-fnd Public Accommodation Zone District is intended to provide.
iiteJior foOges anO resiOential accommodations for visitors, together with such public and semi-
prOiic t".if it-es and limited professional offices, medical facilities, privale recreation, and related
visitor oriented uses
"s
*ay be located in the same district. The Public Accommodation District
is intended to provide sitesior lodging units to densities not to exceed 25 dwelling units per acre'
ine puOtic Aciommodation Zone -Olstrict does not currently permit time-share interval units.
Interval ownership is currently allowed only in the High Density Multi-Family Zone District
pursuant to Ordinance #8, Series of 1981.
III. THE SPECIAL DEVELOPMET{T DISTRICT ESTABLISHMENT PROCESS
chapter 1g.40 ol the Town of Vail Municipal code provides lor the eslablishment of special
Devblopment Districts in the Town of Vaii. According to Section 1 8.40.010, the purpose ol a
Special Development District is,
,,To encourage flexibility and creativity in the development of land, in order to promote its
most appropiiate use; io improve the design character and quality of the new
Oeveloiinent within the Town; to facilitate ihe adequate and economical provision of
streetsand utilities; to preserve the natural and scenic features of open space.areas; and
to further the overail gdab ol the community as stated in the Vail Comprehensive Plan..
An approved develop-ment plan for a Speclil Development District, in conjunction with the
propbities underlyin! zone'district, shail establish the requirements lor guiding
..
bevetopment and us?s of property included in the Special Development District."
The Municipal code provides a framework for the establishment of a special Development
Disrrict. According to the Municipal Code, prior to i1e preparation, !uilf.r-n! construction' or other
i*-pio""*"ntr io rinc witnin a Sijecial Dev'elopment Di'stribt, there shall be an approved
Oeierop."nt plan for tn"'ip"tii-O"*ropment Oistrict. The approved development plan
establishes requirements i6grliting devdtopment, uses and activity within the Special
Development District.
The purpose of the PEC worksession meeting is to discuss the goals of the proposed Special
O""i"fr""t-Distri"t, the relationship of the droposat to applicabb elements of the Town's
Master Plan, and tne review-lioceOiitetnatwill be followed for the application' Upol final review
oiln" ptopoi"J "rtaOtisnrlii
oi isp"cial Development District,.a reqql flot the Planning and
Environmentat Commission tiaiing iti findings and ,eco*mendations and a staff rePlrt shall be
forwarded to the Town Councif, in"accordande with the provisiorrs listed in Section 18'66'060 of
inii frn".i.iiif-CoOe. fn"Jo*ti Corn.if'. consideration of the Special Development.District shall
be in accordance with tn" piouirionr of Section 18.66.130 - 18.66.160 and approved by two
readings of an ordinance.
An approved development plan is the principal document in guiding the d.evelopment, uses and
actiuities of the Speiiaf Oerie6pmeni bistriit. The developm-ent plan shall contain all relevant
material and information ne"-"iiity to establish lhe parameters with which the Special.. . .
O""Li"pr""t District snaii O-evefofi. The developrndnt ptan may consist of, but not be limited to'
tne ap-firo"eO site plan, ttooi ptani, building sections and elevations, vicinity plan, parking plan'
piefitfiinit/op"n dpaceltanOicape plan, d6nsities and permitted, conditional and accessory uses'
The determination of permitted, conditional and accessory uses shall be made by the Planning.
and Environmental Com;i;sion and Town Council as pait of the formal review of the proposed
O"uetoprn"nf plan. Unless further restricted through the review of the proposed Special
Development District, permitted, conditional and aicessory uses sh.all be limited to those
permitifiO,ionditionai hnd accessory uses in the properties underlying zone disttict.
The Municipal Code provides nine (9) design criteria, which shall be used as the principal.criteria
in evaluating the meiits oitne ptopiri"d Sfecial Development District- lt shall be the burden ot
the applican"t to demonstrate tnat iuOmittat material and the proposed development plan.comply
with each of the following itanOarOs, or demonslrate that onb oi more of them is not applicable,
o1. inii i practical sotutio"nionsisteni with the public interest has been achieved. Although statf
ritinot iirecitically addresJeach of the nine SDD review criteria at this time, the design criteria
are listed below for reference:
A. Design compatibility and sensitivity to the immediate environment, neighborhood
ano aolacent p.op""tio relative to architectural design, scale, bulk, building height'
buffer zones, identity, character, visual integrity and orientation'
B. Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
C. Comptiance with parking and loading requirements as outlined in Chapter 18.52. of
the Town of Vail MuniciPal Code.
D.
E.
F.
G.
H.
Conformity with the applicab|e e|ements of the Vail Comprehensive P|an, Town
policies and Urban Design Plans.
Identification and mitigation ofnatural and/or geologic hazards that affect the
property on which the ipecial development district is proposed'
Site plano building design and location and open space provisions designed to
produ.u a functional dJvehpment respon_sive and sensitive to natural features'
iegetation and overall aesthetic quality of the community'
A circulation system designed for both vehicles and pedestrians addressing on and
off-site traffi c circulation.
Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and functions'
phasing plan or subdivision plan that will maintain a workable, functional and
efficient ielationship throughout the development of the special development
district.
The development standards for a Special Development District shall be proposed by the
applicant. Development siinOarOs including lot drea, site dimensions, s'etbacks, height' density
control, site coverage, fanOscaping and pariing and loading shall be determined by the Town
Council as part of the approved development plan, with coisideratiol of the recommendations of
6; ila";in'a and Envirdnmental Comniission and staff. Before the Town Council approves. .
development standards tnaiOeviate lrom the underlying.zolg di!1fi"_!:^il shall be determined that
Jr.f, OE"i"tionJproviOe Oenefits to the Town tnat oritweign the adverse effects of such
deviations. This determination is to be made based upoi the evaluation of the proposed Special
olueropment District's compliance with the Review Criteria ou1ined above.
IV. ZONING ANALYSIS
The Community Development Department staff has prepgred a preliminary Zoning Analysis for
tnJpiopos"O Ausfia Hius redevitopment project. The Zoning {13tygjs compares the
Oeu|ioprent standards outtineO Oy ine unC'ertying zone districi of Public Accommodation, to the
eiisiing conditions of the Austria Haus and th6 propo^secl Special Development District' Staff did
r"il-r.i,rOe tf" approved Oevetopment standards of Speciat Development District # 12, since the
approval lapsed in October of 1985'
Wherever the development proposed through ihe establishment of the SDD deviates from the
underlying zoning of ituUlic Aciommodation, the standards are highlighted in bold Upe'
Legal: 242 East Meadow Drive/Part of Tract C' Block 5D, Vail Village 1sl
Lot siz€:24,089 sq. ft. /0.553 acres
Buidable area: 24,089 sq. ft. /0.553 acr€s
Development UnderlylngZonlng
Standard of Publlc Accommodallon
Existlng develoPment
on the property
Ordinance #8
(sDD #12)
Proposed SOD'
as of 129/96
GRFA:
Dwelling
untts per acre:
Site coverage:
Setbacks:
front:
sides:
rear:
Height:
Parking:
80o/. or 19,271 sq. ft.
13.8 DU',s
55o/. or 13,249 sq. ft.
20'
20'
20'
48' sloping
45' flal
per T.O.V. code Section 18.52
49oZ or 1 1,800 sq' ft'
18.s DU's (37 AU's)
35% or 8,400 sq. ft.
11',
9' / 10'
13'
36'sloping
30 spaces"
31ol. or 7,518 sq. ft.
1 berlh
N/A
1 18ol" or 28,591 sq. ft.
34.5 DU',s
(2 DU's a 6s AU's)
71o/" o(
17,103 sq. ft.
N/A
N/A
N/A
N/A
5 short-term
spaces on-sile
7 l parkang spacss
pay-inlieu
A delailed plan
was to bs submitted
for DRB approval
N/A
36% or
1 1,555 sq. ft.
N/A
1539/" ot 36,813 sq. ft.
nJ'|"
33 DU's (23 DU's and
20 AU's)
66% or 15,80:l sq. ft
0.5'
5' t20'
7'
48'flat
TBD*'
7% or 1,652 sq- ft.
1 berth underground
14% or 5,110 sq. ft.
39% or 14,267 sq. ft
Landscaping:30o/" ot 7,227 sq. ft.
Loading: per T.O.V. cods Ssction 18.52
Commercial
sq. footage: 1@/" or 1,927 sq. ft.
Common area: 35o/" of allowable GRFA N/A
or 6,745 sq. ft.
' Numbers furnished by the applicant and not yet vsrified by staff
"' 11 spaces ar€ located off-site on T.O'V- ROW
dstermined 4\ Trc'ffi'tl;nL A'c't"o
v. ptscussloN lssuEs
As this is a worksession to discuss the applicant's proposal to establish a Special_Development
District, staff will not evaluate the proposCl at this time. Staff has, however, identified numerous
issues which we would like to disiusd with the Planning and Environmental Commission and the
applicant. Each of these issues is briefly described below:
1. The proposed departures from the Public Accommodation Zone District
development standards.
As illustrated in the zoning analysis in Section lV of this memorandum, the applicant is
proposing that the projecidepait from numerous developmentstandards.. ThK;\
bedarturis ftom th6 d6vebpment standards include, among other deviations'\a{13flo )
inirease of GRFA over the allowable and a 19.5' encroachment into the required 2V-
setback areas.
2.
Staff would like the applicant to discuss with the PEG and stafl the necessity for
.
JrceeOing the undertiriing zoning standards and ihe public benefit gained by said
deviations.
The proposed lront entry location and design.
The applicant has proposed a lront entry drop-off area. The applican_t had originally
propo'ibO the front'eniry drop-off area nbar the eastern end of the building' adjacent t0
'eait tvteaOow Drive. Dire to the location of the originally proposed front entry' the
apprcant proposed to move an existing tralfic control arm further to the east on East
triiaOow Driv'e. Moving the traffic conf,ol arm to the easl was intended to facilitate
vehicular traffic along East Meadow Drive to the front entry'
Staff and the planning and Environmental Commission were particularly concerned with
tne amount of additioial vehicular traffic which would be brought onto the East Meadow
briuJ plOestrian zone by the location of the front entry to the building. In response to the
.onc"i* eipr-sseO at tire November 11 worksessioi, the applicant has relocated the
lront entry ctiop-off area to the west end of the building.
The applicant has incorporated the access ramp to the parking/loading/delivery area and
the eritiance to the droi-off area into one curb-cut, instead of two, as orginally proposed.
The relocation of the drop-off area no longer requires the traffic control arm to be
relocated on East MeaOdw Drive. Staff b6lieves the redesigned entry better facilitates
Ous trattic and pedestrian flow on East Meadow Drive and eliminates the dead-end tralfic
situation resulting from the original design.
staff would like to discuss with the applicant and Planning and Environmental
Commission the impacts of the redesigned front entry drop-off area'
The proposed parking, loading and trash facility location and design'
chapter 1g.52 of the Town ol Vail Municipal code prescribes standards lo1 pqrkino ano
roaoing and delivery. According to the standards prescribed by chapter 18'52' parking
and loiding and delivery shall not be located in the front setback area'
At the November 11 worksession, the staff and the PEC proposed that the applicant
explore the ability to accommodate the loading/delivery and.trash facilities in the
unberground pail ing area. As originally proposed, the loading and delivery area created
a signi-ficant ionstra'int on the ped6strianicommercial flow along_ East Meadow Drive and
waJsituated in the lront setback. As result of the statf and PEC recommendation to
accommodate the loadingidelivery and trash facilities in the underground parking area'
the applicant has redesigned the underground parking area.
The applicant is proposing an underground loadingidelivery dock on the west end of the
parfirid structure. fne Ooit< is designed to accommodate one loading/delivery berth.
The afplicant has proposed the use of a ireight elevator to transfer goods from the
underliound struciurd to the first level on the building. The applicant is also proposing to
accomhodate trash storage at the west end of the parking structure near the entrance to
the structure. The trash siorage area is enclosed and covered and is design to be
accessed via the ramp to the parking structure.
3.
4.
The staff would like to discuss with the PEC and the applicant the.ap-propriateness of
niving ioaOing/delivery
"nO
ifitn facilities located on the west end of building adjacent to
Virr"SE Cenrei. Staff ii aiso iequesting that the appl6ant submit detailed-d-rawings ol the
rb"Jinllo"riuery ano trasn stoiJge "iei to determine whether adequate access and traffic
flow exists.
The implementation of the adopted Town of vail streetscape Master Plan.
on November 20, 1 991 , the vail Town council adopted the Town .of vail.streetscape
Master plan. The prrpoi" orrn" plan is to provide a comprehensive and coordinated
conceptual design for streetscape improvements that:
1) are supPorted bY the communitY;
2) enrichb! the aeathetic appearance ol the Town; and
3i empnasizes rne irportihbe of craftsmanship and creative design in order
to create an excellent pedestrian experience'
The Streetscape Master Plan divides the Town into numerous sub-areas' According to
tnJSiieeiscafie Master ptan, tne Austria Haus is located within the East Meadow Drive
iub-area. m'e east Meadow Drive sub-area accounts for that portion of East Meadow
Drive located between Willow Bridge Road on the west and Vail Valley Drive on the East'
The character ol this portion of East Meadow Drive is divided into two distinctive zones.
The west zone from ihe intersection of Willow Bridge Road to Village Center Road is
characterized by standard streeUcurb/sidewalk sect-ion, the presence of. vehicular traffic'
uiiieO OuifOing ietbacks and a wide variety of landscape treatments. Th9 gast zone from
Viif ad
-Centei
RoaO to Stifer Ptaza is dominated by the Village Transportation Center to
the iortn, the large grass slope south of the parking structure, the lack.ot sidewalks and
the Sonnbnalp'siuitria Hau! parking next to the roadway; none. of which,result in a
posiiive peOehrian experience. Thiiportion ol East Meadow Drive is restricted to Town
buses only.
The improvements proposed for this sub-area addressed many of the.problems faced in
all otner sub-areas bt the fUaster Plan: separating buses from pedestrians, providing. a
comfortable shopping experience, controliing unnecessary vehicular traffic, maintaining
vehicular accesi io f6Oge units in the area, screening parking and accommodating
seruice and delivery veiicles. The final design concept for the portio.l of East Meadow
biivsOetween Village Center and Slifer Square proposes some signilicant changes to the
character of the streets. The improvements proposed for this portion of the streetscape
have targeted enhancing the pedestrian environment while reducing the emphasis on
vehicbsl I is the intent-of thd Streetscape Master Plan that the portion of East Meadow
Drive along the Village Transportation Center remain restricted to bus use only' The
existing cdnfol gate and totems on East Meadow Drive, near the west portal of the
parkind structur6, should remain in place. This eliminates a dead end situation in front of
the Austria Haus.
The plan states that lrom the control gate at the west portal of the Village Transportation
Center to Slifer Square, there should be separate lanes for pedestrians and buses'
without a grade sdparation. The north side of the street willbe dedicated to a fourteen-
foot wide 6us lane'and the south side would include a twelve to fifteen{oot wide
pedestrian way.
5.
Approximately one-half of the East Meadow Drive sub-area is already well landscaped'
rhb existing, raised brick walkway that is adjacent to the Village Center commercial area
iJ a good eiimpte of an area thai is wett lan-dscaped and well appointed with site
turnilhings. Sorne of the improvements suggested in the plan include:
. the berm that screens the south side of the Village Transportation center should
be heavily planted.
. snow storage requirements for the structure should be accommodated.
As a result of the November 11 worksession, the applicant has shown a revised
stre;bcape. Statl would like to further discuss the implementation of.the adopted
sir"eii"ip" Master Plan or revisions to the existing Streetscape M3:tT Plan that take
into account the proposed redevelopment of the Sonnnenalp's Austria Haus. Many of the
elements of the 6xisting Streetscapb Master Plan were designed around the existing
conditions of the Austria Haus.
The proposed site improvements including access to the site, pedestrian flow, the
bus shelter, the stream-edge' etc.
The applicant has proposed numerous site improvements to be constructed in
conlundton with the Austria Haus. The applicant has ptoposed site improvements
inctirding vehicular and pedestrian access io the site, changes to the ped.estrian flow in
the area: the relocation bl an existing bus shelter, and improvements to the north side of
the Gore Creek stream edge.
The proposed massing, height and building materials.
The applicant has supplied a preliminary massing model of the proposed. Austria Haus.
nt mid time, staff is nbi prepaied to respond to the massing, height, and building
materials of the proposdd Austria Haus. Stafl would like to point out to the Planning and
Environmental ionimission and the applicant, that the Town will be retaining the services
of Jefl Winston, of Winston & Associaies to provide consultation on the design and
architecture of the building, as well as the siie planning elements. Pursuant to provisions
within the Town of vail Municipal code, the applicant shall be responsible for reimbursing
the Town of Vail Department of Community Development for any expenses associated
with our Urban Design Consultant. The applicant understands this requirement.
Maintaining and enhancing the commercial (storefront) tlow along East Meadow
Drive.
Currently, there is a strong commercial (storefront) llow along East Meadow Drive.
Particuldrly, the commerclal area associated with the Village Center provides an excellent
pedestriari experience. The existing Austria Haus does not provide such an experience.
The applicant has proposed to incorporate approximately 5,1 1 0 sq. ft. of
.
comniercial/retail spaie on the main level of the Austria Haus, in order to improve the
pedestrian experience along this section of the road.
6,
7.
8.
AttheNovemberllworksessionmeeting,thestaffandPECexpressedconcernthatthe
transirion area between th;v;l.la; Gniei'euiroing 1nd !l'g Austria Hll:!_" maintained
to ensure existing .ort"ii"i'-fid* irong east UeiOow Drive. In response to the Town's
concerns, the applicant nai reuiseO tne iite plan eliminating the loading/delivery and
trash storage area in tn" f,init"Gcn. lne'revised site plln qppears t9.h.gve resolved
the commerciat ftow prooie-mi;;;;6d by the original design. Stalf would like to review
this issue with the PEC to determine if the Commission concurs'
Provision for emPloYee housing.
The Town will be requiring employee housing as a partof this.projectt.,The exact number
oi "rioy"e housini ,nii! naino't Vet been ietermined. Statf would like to point out that
m" ilipricant is proplosing a 690 sqlare foot manager's unit on-site' Staff is
i".otfihenOing inat tne aippficant d'etermlne the inc-remental increase in the number of
erpio'"es g""nerated by'the Austria Haus redevelopmelt. Once these ligures are
proiiOirO OV tne appicant, ine staff will discuss. with ihe Planning and Environmental
bommission anO ine applicant' the employee housing requirement'
Encroachments into required setbacks.
setbacks are intended to provide for adequate light, air and open space. As origlnally
prpoi"O, setbacks on th; Austria Haus property were nearly non-existent. Staff
IecSgnlestnit it is imporiant ir,at tne new duitoing .09 orgyqnt ?s cLo-s-:-tg,the existing
pedeitrian ways as possiOi-, however, the staff anO tne PEC were particularly concerned
with the amount of encroachment upon the west and south setbacks' lt is staff's opinion
that, should any setbacks in this prdject be encroached upon, those setbacks should be
the north and east setback, rathdr tdan the west and south setbacks' Staff feels the
south setback should belreserved because of Gore Creek and lhe impacts the building
improvements will have on the Riparian Zone, and that the west setback should be
miiniaineO due to the foiation ot ine Vittage Genter Building and the residential uses in
tne OuifOing. The staff isalso sensitive to-the "canyon effect'that will result by having the
two buildings (Austria Hausf/illage Center) too close together'
In response to the concerns expressed at the November 11 worksession, the applicant
-
has revised the site plan. The hpplicant has shifted the building to the north and east' A
poition of the buibin'g now encrddches on Town of Vail right-of-way, south of East
Meadow Drive. The building encroaches into the right-of:way approximately 18- feet' The
appticant is proposing a 2O'-setback along the west propefiy Ee adqqgll to Village
Center and has removed all portions of tht building from the Town of Vail.Stream Tract
and the 50' Gore Creek stream setback. The building encroaches approximately 13 feet
into the south setback and 15 feet into the east setbacK
Staff believes the changes made by the applicant are positive, but would like to discuss
the building encroachm-ent issue oito To*n property with the PEC and the applicant'
A possible pedestrian connection from the Austria Haus to the Gore Creek
Promenade.
At the November 11 worksession, the PEG recommended that the applicant propose a
streamwalk along Gore Creek. The applicant has not proposed^a location for the
streimwatk. The- applicant would like'tb revisit the bridge over Gore Cre.ek issue with the
FfC. Since the apiriicant is no longer proposing commercial space- on the south side ol
the building, there ib some question'as'to ivnere the streamwalk will lead if a connection
through to the International Bridge is not constructed.
4e.
10.
11.
Stalf would again like to discuss the merits s161eratin0 a pedestrian connection (bridge)
from the Austria naus on ti6-nortniU" oieore cree-r to the Gore Creek Promenade on
in" rorin siOe of Core Creet<. tt is statt's opinion that a-pedestrian connection in this
area will create a mucn nJeOeO peOestrian'toop in the Core area, however, we are also
concerned with additional bridges over Gore Creek'
Environmental imPacts.
The location of the applicant's project, immediately adjacent to Gore cre^ek, imposes
iig"ififi ""uitonr"nt"i
irp"[tJ'on in" natural r6sorirces in the area. Currently, the
dpli""nir property has " "ibnifi""nr
stand of mature evergreen trees adjacent to Sl6er
Square.
staff would like to discuss with the applicant a means for mitigating any unnecessary tree
removat- Add1ionally, the applicant hhs proposeO site improvements to encroach upon
the 50' Gore Creek dtream idtOacf anO tne Town of Vail stream tract south of the
propelty. These improvemJnG *iff impact the riparian zone of Gore Creek. Staff would
iit e to discuss with ihe Planning and EnvironmentalCommission and the applicant
.
opportJnities tor mitigating the"environmental impacts associated with the applicant's
pioposaf S13ff woulfi ats6 tife to inform the PEi that the Town of Vail has required, as
ln"'appticant is already aware, that a environmental assessment is required.
Proposed off-site improvements to Slifer Square.
According to the site plan provided by the applicant, some form of improvements are
proposedto Sliter Sqirare. ln conversations with Todd Oppenheimer, Parks
buierintenOent for ttie Town of Vail, any redesign or impiovements associated with Slifer
Sqlit" shall be required to adhere io tne part< fesign Guidelines, prescribed in Chapter
t g.Sa ot the Town dt Vail Municipal Code. Additionally, any improvements in the area
must take into account the large stand of mature evergreen trees' The stand of
;*rSr""n trees should remaii in place and become an additional focal point in Slifer
Square.
The Town of Vail Streetscape Master Plan proposes numerous improvements to Slifer
Sluare. For example, accdrding to the Streetscape Master Plan, repaving of the entire
pliza, with one of the speciality paving materials is encouraged, as the.existing concrete
burfaie is wearing out. At me iime ofiepaving, special consideration should be given to
e"arining opporiunities for creating a siecial evdnts location. The site has the potential
to be digFtly adjusted to better nan-dte the Christmas Tree Lightin-g Ceremony and other
public eVenis and ceremonies, without losing its attractiveness. Consideration should be
gGn to fne iemovaf of some of the existing stone walls around the fountain and west of
ine paza, to restore its original design and to allow access to the water. lt is important
that'a comprehensive design analysis of Slifer Square occur before any changes are.
made, as ii is one of Vail's-most aimired public areas. Seating and lighting should. also
be reexamined. Opening up the square t6 the creek and accommodating-the existing
eastbound, anO pr6posd westbound, streamwalk paths are sugge^sted. .Staff would like
to discuss with the ipplicant and the Planning and Environmental Commission the merits
of proposing improvements to Slifer Square.
The staff will be meeting internally to discuss possible irnprovements-to Slifer Square.
The staff will also be discussing the public input and review process for any
improvements. Once the stalf
'has n'ad an oiportunity to meet and discuss the Slifer
Scjuare issue, we will be meeting with the ailticant to discuss the results of the staff's
meeling.
12.
IU
13.Possible rslocation of East Meadow Drive.
East Meadow Drive is currently constructed on the north side of the Town of Vail right-of-
ra/"Oiai"nt to the Austiia iius propett'. Due to the location of East Meadow Drive in
indrigiir-of*ay, a signiticint porribn bt rilnt-ot-way remains betwegl,Jlg-t9rth edse of
East Meadow Drive and iG abpficants n6rtn prop6rty line- This results in a large area of
separation.
The intended purpose for relocating East Meadow Drive is to better accommodate
pJOertriin now iri tnis area. As ind-icated previously, tl're Slregls:3pe Mas_ter Plan
En.orrag"r peOestrian flow on the vehicuiar-restriited portion of East. M9ldow Drive' lt
;5 rt"tt'i"op"iion that if pedestrian flow were closer to the commercial/retail area, a better
streetscape environment would result.
At the November 't 1 worksession meeting, the applicant indicated he would look into the
por.iOifity of relocating the road. Since tfle meeiing, the applicant has proposed a
ieafidr;nt to East Miadow Drive. The realignmeht moves the road up to 16'to the
soutfi. f n staff's opinion, the relocation greatly improves the streetscape along East
Meadow Drive ani the Austria Haus. The Town of Vail Publics Works Department is
currently reviewing the new alignment and will provide any comments or concerns in the
near future.
IV. STAFF RECOMMENDATION
Since this is a worksession to discuss the proposed establishment of a Special Development
District to the property located at 242 East Meadow Drive/part of Tract.C, Block 5-D, Vail Village
First Filing, ariO nbt arequest for a formal recommendation from the Planning and Environmental
Commission to the Town Council, staff will not be providing a recommendation at this time. Statf
ritL, no*euer, provide a recommendation on the aiplicant's proposal at the time ot final review.
11
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AUSTBTA HAUS
RE)EYEII'?iCXT
vA[- ootot^Do
o
ORt)IIIANCE f8
( Seri es of |984)
AN ORDINANCE APPROVING A SPECIAL DEVELOPMENT
DISTRICT (Kfiot.lN AS SoD l2) AND TllE DEVEL0P|'4ENT
PLAN THEREFORE IN ACCORDANCE I\|ITH CHAPTER 18.40
OF THE VAIL HUNICIPAL COOE.
t..lHfREAS, Chapter 18.40 of the Van l,lunicipal Code authorizes special development
districts within the Town; and
[,JHEREAS, Sonnenalp at Vail submitted an application for special development
district approval for a certain parcel of property within the Town known as
part of Tract C, Block 50, Vail Village lst Filing, to be known as Special
oevelopment District No. l2; and more particularly described ln Exhibit A attachedhereto and made a part hereof; and
l'lHtRtAs, the establishment of the requested sDD lz will ensure unified and
coordinated development within the vall village area and ln a manner suitable
for the area in which it is situated; and
IIHEREAS, it is found that the proposal is consistent with
Vil lage Urban Design Guide planl and
t{HtREAS, the Town Council considers that it is reasonable,
t0 the Town and its citizens, inhabitants and vlsJtors to
Oeve I opment No. l2;
IIOI,', THERTFORE, BE IT ORDAINEO 8Y THE TOI./N COUNCIL OF THE TOLIN OF VAIL, COTORADO, THAT:
The approval procedures prescribed in chapter 1g.40 of the Vair Municipal code
have been fulfilled. and the Town council has received the report of the plannrng
and [nvironnental Commission regarding the Development plan for SDD 'i2.
Section 2. Special Development District l2
special oevelopment District r2 (sDo l2) and the Development pran therefore,
are nereby approved for the development of a part of rract c, Block 50, vai.l
Village First Filing, within the Town of Vai1, consisting of approximately
24,092 square feet of lano.
and furthers the Vai I
appropri ate and beneficial
establ ish said Special
i
-U
Section 3. Pu rpo se
Special oeveiopment District l2 is established to ensure conprehensive developnent
and use of an area that will be harmonious with the general character of Vail
Vi)lage and to promote the upgrading and redevelopment of a key property in
l/ail. The developnent is regarded as complementary to the Town by the Town
Council, and there are significant aspects of the special devblopment djstrict
which cannot be satisfied through the imposition of the standards in the Public
Accormodation zone distrlct. lSDDl2 is cornpatible wlth the upgradlng and redevelopment
of Vail Village whi le maintaning its unique and precious character.
Sec.tion 4. oeve lopment Plan
A, The Developmeni Plan for SDD l2 is approved and shall constitute the plan
for developnent within the Special District. The Development Plan consjsts
of the fol lowing documents:
8.
Site plan dated April 3, 1984.
Schenatic landscape plan dated 2117184
Typical floor plans dated 2/14/84
Preliminary elevatlons of the north, east, south and west
Model
The oevelofnent Plan shall adhere to the following:
Setbacks
fhe setbacks shall be as noted on the site plan Iisted above.
He i qht
The height is as noted on the prellninary elevation listed above.
Co v€ ra qe
l,io more than 7l percent of the site shall be covered by buildings,
Landscap i ng
The landscaped areas shown on the site plan are only tentative. A detailed
landscape plan must be submitted to the Design Revjew Board for appmval.
Parkinq and Loadi nq
Fiveshort term parking sta]ls are provlded on site. For the remiilnring parklng
requirernent, the applicant will receive a parking exception that is noted in Reso-'lution #3 of the series of 1984. Pursuant to said excaption and section l8.sz.lE0the applicant shall pay for 7l parking spaces. Should lhe square footage or useof the Special Development District change from that set forih herein piior tothe issuance of a building pennit, the pirking spaces paid for by applicant shall
b€ adjusted p rop rt i onate I y.
a.
b.
d.
c.
o
Section 5. Dens i tY
Accormodation units, 65 = 28,591 square feet of gross residential floor area'
Dr.relllng unlts, 2 = l,624 square feet of gross resldentlal f'loor area
for a manager and an owner'
Section 6. U ses
Permitted, conditional and accessory uses are the same as noted in the Public
Acconmodation zone district except as modified be]ow:
ConnerciaI space,
Connercial s to rage,
Restaurant klhhen,
Restaurant dininJ,
Bar
LOU n9 e
sPa
tleeting room
There are a'l so other
3,613 square feet
2,191 square feet
2,700 square feet
I ,881 square feet
I ,170 square feet
1 ,300 square feet
I,741 square feet
565 square feet which is part of nn
unit that can be used for meetings
incidental uses accessory to a hotel
, t -.'f r-" r!-'
.:l'' - :
L.'....''.
acconmodati on
in the bui I di ng.
Section 7. Additional Conditions of the Special Development District
A. The development cannot be condominiurnized for twenty (20) years.
There must be a speclfic
regardi ng the applicant's
owned by the Town of Vail
The applicant must pay to
on Town of Vail property
bui I dinq.
8.agreement between the applicant and the Town
perpetual use and malntenance of the arcade area
move or reconstruct any improvements and utilities
that is necessitated by the construction of the
at the time of theThe applicant must pay applicable parking fees
issuance of the building permit.
t. The improvement of the creek bank ls part of this SDD.
F. The applicant wil'l pay for street lighting in front of the project.
G. All retail uses shall be conditiona'l uses.
H. A tine limit of lg months shall be placed on this approval .I. lhe_ applicant must demonstrate finaricial capability'do complete the project
-^ .^ be-fore a buildinE permit :is lssued. ;r ,..i, -l ,. ..:,,1 .i:.r .i,.
Section 8..
l6-'a;am-ents to the approved development plan which do not change its substancemay be approved by the Planning and Envirorunental comrnission -
Sectlon 9. Limitation of Existence of Special Development Dlstrict #lz
The Town council reserves the right to abrogate or modify Special Development
District #12 for good cause with the enactment of an ordinance in accordance
with the procedures set forth for the dmendment of zoning regulatjons as
set forth in Chapter 18.65 of the Municipal Code of the Town of Vail.
f
Section 10.
If any part, section, subsection, sentence, clause or phrase of this ordinance is
for any reason held to be invalid, such decjsion shal'l not affect the validity of
the remaining portions of this ordinance; and the Town Councll 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,
sectlons, subsections, sentences, clauses or phrases be declared invalid,
Section l l,
The Town Counci l hereby finds, detennines and declares that this ordinance is
necessary and proper for the health, safety and welfare of the Town of Vail and
the i nhabi tants thereof.
Section |2-
The repeal or the repeal and reenactment of any provislons of the Vail fitunicipal
Code as provided in this ordinance shall not affect any right whjch has accrued,
any duty imposed. any vicilatjion that occurred pr.ior to the effectJve date hereof,
any prosecution cormenced, nor any other action or proceeding as conrnenced under
0r by virtue of the provislon repealed or repealed and reenacted. The repeal of
any provision hereby shallnot revive any provision or any ordinance previously
repealed or superseded unless expressly stated herein.
INTROOUCED, READ ANO PASSEO ON FIRST READING
1984, and a public hearlng shal'l be held on
THJS 6th day of l'larch
this ordinance on the 3rd gav
of Aori l , 1984 at 7:30 D.m. in the Councll Chambers of the Vail
l,lunicipal 8ui 1d ing, Vail , Colorado.
Ordered published in full thls 6th day of lila rc h '1984.
INTROt)UCEO, REAO AND
I ln ful I
APPROVED
this
ON SECOND REAOING AND OROEREO PUSLISHEO
i
I
t-
-Brandmeyer.
3rd 6sy 1984,
RlcH,r.p.DS-HUi::r'-:.:L? (,,rvirli(.. ,r--t2
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-
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L€ CAi ISSCRIPTt NN.
C.)rrn Ly of Eag le . S ta tc
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|le regn werc Aer forrncdas shown,
l,;+.13i;;:liil: i;;i:i'ijili,'i:,i,,:*:jri,i,:i"i,,;l;i*,ii,i;'ti:i,::i:"i":^:or r.rd curv. io thc left
i.ri;i;;:;,:"i3:i!:.i:ii,il.i;"ii;;1i",iiiil ;;;li:;"i;,i';itt,l;*i ,**i'"1",'.";i:r;'?:i,:":;:,,::"i'il.;;]|1c. is r6'n4 ,i'; ",,i";1i,.'" rons .:,,^rd bro,s 5 8r.37,03,,,ir 6.,ri.";ig.":;;"i";;n'i;:lr,1ri3.il,,j::.i":1";;*0:sj;;.;.jl; j;:::: i::i.." the point
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CE RTI F I CAT IO'I :
. I ccrt i fy that tt ! boDv ,,,e and under my ,rr,u.",'lil..tI-1"'.:"Y ilti leg;si <Iescril'i ir,,r shorvn; t'a'r Dnd tllar thc or{'tcaty r:ur.rt..rt .rist
:,,,,, 2' {':,.{??_4=J_-
I i . | :r.1..^,,,1 r,.lcl{t[o
1.
2.
J.
4.
t.
6.
7.
8.
9.
10.
11.
t2.
13.
t4.
15.
16.
Fractional Fee Unit
1.156 sq. ft.
I,156 sq. ft.
1,156 sq. ft.
1.059 sq. ft.
1,184 sq. ft.
1 ,156 sq. ft.
1.156 sq. ft.
1.156 sq. ft.
1,156 sq. ft.
I,154 sq. ft.
1,199 sq. ft.
1,364 sq. ft.
I,156 sq. ft.
l.l 56 sq. ft.
1.156 sq. ft.
1,156 sq. ft.
1,246 sq. ft.
1.190 sq. ft.
1,696 sq. ft.
1.696 sq. ft.
1.696 sq. ft.
1.696 sq. ft.
1,008 sq. ft.
AUSTRIA HAUS
Lock-Off Unit
(335 sq. ft.)
(335 sq. ft.)
(335 sq. ft.)
(285 sq. ft.)
(343 sq. ft.)
(335 sq. ft.)
(335 sq. ft.)
(335 sq. ft.)
(335 sq, ft.)
(278 sq. ft.)
(285 sq. ft.)
(343 sq. ft.)
(335 sq. ft.)
(335 sq. ft.)
(335 sq. ft.)
(335 sq. ft.)
(230 sq, ft.)
Hotel Unit
380 sq. ft.
380 sq. ft.
380 sq. ft.
380 sq. ft.
380 sq. ft.
380 sq. ft.
380 sq. ft.
380 sq. ft.
365 sq. ft.
372 sq. ft.
380 sq. ft.
380 sq. ft.
380 sq. ft.
380 sq. ft.
380 sq. ft.
380 sq. ft.
380 sq. ft.
380 sq, ft.
365 sq. ft.
372 sq. ft.
(331 sq. ft.)
(331 sq. ft.)
(331 sq. ft.)
(331 sq. ft,)
t:Ott sq. ft.)
l.
2.
J.
4.
5.
6.
7
8.
9.
10.
ll.
12.
13.
14.
15.
16.
17.
18.
19.
20.
22.
t7.
18.
19.
20.
21.Total7,554sq. ft.
Manager's Unit 6l7sq. ft.
24. 1.278 sq. ft.
Total30,l82 sq. ft.
( ) - included
f:b vcryone\george\austria\sq foot
7
FILF COPY
Kurt Segerberg said that could be studied further.
Dominic Mauriello stated that the geology expert said that the applicant would have to build a
berm, however, it would not endanger adjacent property owners.
Gene Uselton asked if the applicant had addressed snow storage, or snow removal?
Dominic Mauriello said things could be shifted on the plans to gain additional area for snow
storage.
Gene Uselton stated that this project reduced the demand on the Town's facilities.
Greg Amsden thought that each of the lots should be allowed an EHU, but one lot should be
required to have one. Greg asked about tree mitigation?
Dominic Mauriello said to replace the same diameter tree wilh the same diameter lree may or
may not be the case and when the applicant came back for a final review, it would be addressed
then.
Greg Amsden said he had no problem with the garage in the front setback and would like to see
mitigation lor the loss of the larger trees on the site.
Greg Moffet had no problem with the SDD. He told the applicant to take a hard look at snow
storage. Greg said setbacks were ok for garages, but not for any GRFA. He liked the large
building envelopes and was in lavor of up to 3 EHU's. Greg felt that the biggest issue would be
the covered parking that is required for each EHU. He would strongly encourage at least one
EHU and possibly more than 1. He told the applicant that a caretaker unit on the site was a good
amenity.
Kurt Segerberg asked about the covered parking requirement for an EHU.
Greg Moffet stated that one covered parking space is required for each EHU. He then went on to
ask for any other public comments, or if the applicant had any more questions.
Jim Flaum asked if there was a time limit on building the homes.
Dominic Mauriello said a DRB approval was good for one year. He inlormed the applicant, that
for every building that was built, you would need DRB approval.
Greg Moffet asked if anyone was here for item # 1 and if not, we would proceed to item # 3.
3. A request for a worksession to discuss establishing a Special Development District
overlay to the Austria Haus, located at 242 East Meadow Drive/ on part of Tract C, Vail
Village First Filing.
Applicant: Sonnenalp Propertiesr Inc., represented by Gordon PiercePlanner: George Ruther
Planning and Envirorunental Commission
Miuutcs
December 9. | 996
George Buther stated that this was the second worksession on the SDD and we could talk about
the particular project at this time. George then proceeded to give an overview of the request. He
said that since the last meeting, changes have been made to the floor plans and site plan. He
explained that the applicant no longer had commercial on the south side of the building. He said
there had been an increase in time-share units and a decrease in AU's, so the dwelling unit
numbers had changed. George reminded the PEC that the SDD criteria required them to take a
look at the deviations proposed in the SDD from the PA Zone District and to see if there was
anything to be gained by the public from these deviations. George then mentioned that Public
Works had not responded to moving East Meadow Drive to the south, but that they were
generally in favor of such a move. He mentioned that staff was in favor of moving the street, in
order to maintain the commercial flow. He said thal staff had money budgeted lor improvements
to Slifer Square in preparation lor the 1999 World Championships.
Gordon Pierce, the architect representing the Sonnenalp, brought the model back and telt it was
useful since the overall changes would not affect the massing of the building. Gordon said he
was here in Vail before there was anything in the Valley. He reminisced on when the Mountain
Haus was built and said that it prornpted all the ordinances that are in place now, since there was
such an outcry concerning that building. He explained that, except lor the Village Center
Building, the model was correct to scale and the massing was accurate on the model. Gordon
said the river bank now was not accessible to the public at all, He said that the applicant had
adopted it and also the streetscape on East Meadow Drive. He said they were willing to correct
some of the problems on public land. He said there was now no commercial flow between the
Village Center and Bridge Street. Gordon felt the building scale and mass lit quite nicely with the
buildings across the creek and with the neighbors. He noted that he had accomplished less
volume now, then what was approved in 1984. He felt it was much closer in character to the
Sonnenalp regarding color, detail and quality. He told the PEC that from Spraddle Creek it was
astounding how many roofs were in this berg and looking down from that viewpoint, there really
were a lot of buffer zones. He said that Jim Lamont had been helpful in passing on information
from some of the shop owners regarding this project and that there was still some concern
regarding the loading area. Gordon then handed out some plans to the Commission and went on
to explain them. Gordon explained that the applicant would like a slope down lo the creek, in
order to make ihe bank look more natural. He then said that deliveries are made in large
quantities only one or two times a year and then throughout the year, smaller deliveries were by
UPS, which was not a concern. He mentioned that there would be a sound consideration with
the trucks backing down the ramp, however, the driveway would be heated and so the trucks
wouldn't get stuck. (Gordon was referencing A, from the review criteria in the staff memo).
Regarding review criteria B, Gordon stated that this would be a very high-end club concept in
terms of the use and that the project would extend the commercial from the iewelry shop in the
Village Center to Bridge Street, as well as tie the heated sidewalk to Bridge Street.
Referencing review criteria C, Gordon stated that there were 36 covered parking spaces, 8 valet
spaces and the ability to have 5 spaces on the surface. He said that the parking plaza was made
to look more pedestrian, but it had a double use of space and was sized so that a van could
make a complete circle. Gordon went on to say thal if we used the formula in the ordinance, we
would need 78 spaces. He said there were 50, leaving a negative ol 28 spaces. He went on to
say that if the city had a pay-in-lieu Iund, the applicant would be willing to contribute into that
fund. Gordon mentioned that hotels in Town don't use all their required spaces.
Planning and Envi rorunental Commission
Minutes
December 9, 1996
Referencing review criteria D, Gordon said the applicant was clearly in compliance with the Vail
Comprehensive Plan and Urban Design Plans, because the applicant was removing an outdated
building that didn't comply with the code.
Sherry Dorwood, project Landscape Architect from Design Workshop, addressed the streamside
area. She explained that showing the design now was for the purpose of showing what would be
possible. She said that in terms of public circulation, the potential to upgrade exists from what
was now underutilized. She said that Slifer Plaza was all cut up right now and the reason that
retail didn't do well was because retail was under exposed in that area. She stated that it would
be wonderful to have a revamped area before the Championships. She said that she was
sensitive to the trees and that terracing the bank was in the plan. She then proceeded to give an
overview of the plans.
Greg Moffet asked for any public comment.
Jim Lamont, representing the East Village Homeowner's Association (EVHA), advised that we
were not talking time-share, but rather design aspects. He stated that, regarding lhe zoning
issue, Pfu1 makes more sense than the SDD, since it would olfer shared development
standards. Our preference would be to change that block (Vail Athletic Club to Austria Haus).
Jim said that he would like to see figures included in the statf memo, regarding the pay-in-lieu.
He mentioned that the Vail Athletic club had more parking on that site. He warned that there
needs to be consistency for pay-in-lieu and that by being consistent, you would overcome the
criticism that SDD had created special privileges for the Mountain Haus and the Athletic Club.
Jim said that, regarding the design on the west side between the two buildings, there now was
an open space. He said with the diminishment of it by it becoming an accessway, it then was not
in the public interest. He said the architectural style was of aesthetic importance. Regarding the
surrounding uses, Jim stated having an entrance plaza that turns into a parking lot, would not be
advantageous. Jim thought the entry area should be designed as a plaza. He stated that it
appeared to be open, but it was actually a traffic flow through space. Jim felt that the access to
the parking lot could be done on the north side of the building with the pedestrian flow over it,
entering through a ramp under the pedestrian flow. Adjacent property owners needed the
security ol knowing lhat there would be management controls for the traflic and the noise issues.
Jim said that the area was very busy and therefore, not compatible with pedestrian use. Jim said
that the whole streamtract needed restoration. He said it could be done in phases using, as a
tradeoff, allowances to the setback. He thought changing grades on the north side of the
building was a possibility with the realignment of Meadow Drive. He stated that the benefit to the
public needed to be demonstrable, when you were thinking of 0' setbacks and considerably more
GRFA. He advised the PEC to be real careful, since an SDD was for design reasons and not lor
use. Jim said to take a hard look at the percentage over GRFA in the applicant's zone district.
Jim then asked how high the one berlh was that was located underground?
Gordon Pierce said that it was 14' high.
Jim Lamont said he felt Mr. Jeff Winston should give lhe design of the building in these
worksessions before the final approval meeting, so the merits ol his recommendation could be
discussed. He stated that we should expect the Town consultants to be at the worksessions to
hear the public comments. He said he favored the provision of employee housing as a
requirement for all new buildings. He mentioned that the merchants on Bridge Street needed to
be heard regarding short circuiting the shopping loop. Jim felt the lunds, in the 1998 budget for
the redevelopment of Slifer Square, should be focused on the north side of the building and the
restoration of the streamwalk.
Planning and Environmental Commission
Minutes
December 9, 1996
George Ruther responded lhat since the plans were changing evely week, it would be a waste of
the applicant's, statf's and consultant's time and money for Jefl Winston to review the plans at
this point.
Jim Lamont asked if the quality of the lock-off units was commensurate with the AU's?
Jim Trelevin, representing the Village Center residential units, said they had spent a tremendous
amount of money on redevelopment of the west and south sides of Village Center. He said that
it stopped on the east side. He said that they had no control over the north side and therefore
parking, delivery noise and trash was a constant turmoil. He said he would like the east side to
end up the same as the south and west sides and not another delivery area. He stated another
concern was pedestrian tralfic being routed down through Village Center condominiums and also
a concern was the noise, trash smell and the height of the building.
Jan Strauch, a tenant in the Village Center Building, stated a good shopping experience for the
guest needed to be encouraged. He said that he had been in his shop space for 10 years and
has seen people walk by, follow the stairway and end up nowhere. He said people came out of
lhe slructure and had no invitation to go to the Covered Bridge. He felt the current design, with
the ramp and loading zone, would look like an alley way. He thought creating a loading area,
similar to the International Bridge, might be a solution. He lelt, as it was now designed, it would
interrupt the tlow. He said he would like to see a design that addressed the problem when
coming out of the Covered Bridge, there would be an invilation to see Buzz's Boots and Boards,
since you can'l see it now. He said a visual connection needs to be made. He said the lighting
now is too dark alter the Covered Bridge and therelore, is dangerous. Jan also mentioned that
he has, in front of his shop, a 10 to 15 minute parking space and would like to have that parking
continue, as it was useful to his and other shops in the area.
Rod Slifer said he would like to talk about the underlying zoning and the hotel rooms. He said
that one thing that sets Vail aside from other resorts was that we had small hotels and Rod felt it
important to keep the hotel rooms. He stated that the Villa Valhalla and Ramshorn hotels were
lost and won't ever be replaced. Rod felt it a mistake to lose 37 hotel rooms at the Austria Haus
and said that all 37 hotel rooms should be required to be replaced.
Dan Telleen, a jewelry designer in the Village Center, said he agreed it was too dark by the
Covered Bridge and lighting was necessary. He said people stopped in his store all the time tct
get directions. He felt the east end of the Village center to the covered Bridge was too dark and
that a seamless pedestrian traffic pattern needed to be maintained. He stated that people
needed to see other shops to attract them. Dan said that the design of the building was noi
considered frorn the top of the parking structure (i.e., tour buses that pull into the parking
structure). He felt the west end of this development could not have trash receptacles as that
would be the first thing seen when walking down the stairs of the parking structure. Also, he
mentioned that when walking out of the tunnel from the parking slructure from street level, the
intersection of the two buildings would be a first impression. He gave, as an example, the alley
between Sweet Basil and the Gore Creek Building. He said that alley could not be any worse
then it was and it showed that the Town didn't care how buildings came together.
Greg Amsden had to leave at 4:1spm.
Dan Telleen said the worst trucks in the area were the beer trucks that seMced small
restaurants and he felt the west end of this development was going to be a garbage dump with
noise and smells.
Planning and Environmental Comrnission
Minutes
December 9, I995
Greg Moffet asked Dan w.here he took his garbage?
Dan Telleen said under Eyepieces.
Jim Treleven said he didn't understand the differences between holel rooms, time-shares, etc.
and their impacts.
Mr. Thornberg said he would explain the differences to him, outside of the PEC hearing.
Gordon Pierce said that this property was ideal for redevelopment. He suggested rather than
looking al numbers, to look at the building and how it would fit into the community. He said, in
response to Rod's hotel room concern, that the existing hotel rooms were being replaced with
quality, rather than numbers of rooms by using a square footage approach.
John Schofield asked Gordon to address how the window views from the adjacent property
owners would be affected.
Gene Uselton asked if the Buzz's Boots and Boards shop was included in the 5,000 sq. ft.?
Gordon Pierce said that it was.
Gene Uselton asked if all the sidewalks would be heated and if it would improve the access?
Gordon Pierce said, yes and addressing Rod's concern, he said that it was true that we would
not have the fresh faces each year, as hotel rooms would have.
Galen Aasland said that the changes to the site were better now and he liked the arcade. His
biggest concern was the height with a variance of 3'.
Gordon Pierce said we could bring the building down to the required height; but he said that he
would like it to be uniform with the surrounding areas.
Galen Aasland said that from the parking structure,.the building blocks the view across the Town
and therefore, he felt the height to be a negative. He felt the building was too big, as the
appf icant was asking lor 153%, rather than 118y", ol allowable GRFA.
George Ruther explained that the applicant was asking for nearly double, requesting 1 91 % of the
allowable GBFA that was permitted by the underlying zoning.
Galen Aasland thought that amount was too much.
Gordon Pierce noted that what was approved 10 years ago was the mass of the building, rather
than the square footage. He said it was more important to create a building that helped the
whole entrance into Town. He said a smaller building wouldn't help the Town pay for all lhe extra
things.
Galen Aasland mentioned that lhe size of the building was driving other things (i.e., the impact
on the neighbors and the view from the parking structure). Galen said he would like one loading
space, not two. He was also concerned about the smell from the trash. Galen was comlortable
with the commercial space. Galen didn't want to see the applicant taking any Town land for the
taxable space in the porte co-chere area. But the applicant could work out an agreement for
open space below the porte co-chere with the Town.
Planning and Iinvironmental Commission
Minutcs
Dccembor 9, | 996
Gordon Pierce said that towards the Covered Bridge, was a Town-owned area that they would
like to trade and that the applicant would be talking to the Town Attorney regarding the trade.
Galen Aasland said the northeast corner was excellent for commercial space and parking down
below was good lor the Town. He then asked if the existing hotel units were 300 sq. ft.?
Gordon Pierce said one of the smallest existing hotel rooms was 227 sq. ft.
Galen Aasland asked what the new hotel room size would be?
Gordon Pierce replied about 330 sq. ft.
Galen Aasland said Johannes Faessler had said that 330 sq. ft. was way too small for a hotel
room, so Galen suggesled working with stafl regarding the size. Galen also felt the
improvements to Slifer Square were wonderful.
Diane Golden asked why the applicant was reducing the commercial and increasing the club
units, but not the hotel units?
Gordon Pierce said they had to balance the loss of commercial and pick it up somewhere else.
He said hotel rooms have no value.
Diane Golden asked about any employee housing units with this application.
Gordon Pierce said lhere was space on-site for a full time manager, or asst. manager's unit.
Diane Golden asked Gordon to tweak in some more employee housing.
Henry Pratt complimented the applicant on the changes. He was concerned about lhe 191%
allowable GRFA and he would like to see from staff how the GRFA stacked up against the Vail
Athletic Club. He felt that losing three hotel rooms and picking up club units was going in the
wrong direction. He asked how the lock-offs would be managed for use as hotel rooms?
Gordon Pierce said the Sonnenalp would manage the lock-offs.
Henry Pratt said he didn't want to see 5 parking spaces in front. He felt the drive going down,
with the loading dock under cover was good. He stated that changing to one loading berth and
moving the trash inside the garage should help the neighbols concerns. He did not want the
ramp to get in the way of the connection to the Covered Bridge. He felt the porte co-chere gave
more space and would provide the connection to the Covered Bridge, which was a positive
improvement to the Town. He asked if it would be more desirable to add a sidewalk on the north
side, since the portals at the Transportation Center are on the north side on both ends and
therefore, people would not have to criss-cross the street. He felt a need for additional
employee units, since this project would have additional staff. He liked Sheny's plan for Slifer
Square. He suggested grading the overlook area, so there would not be additional steps. Henry
would like to see the streamwalk path on the north side ol the stream, without the extra bridge.
He felt the trash smell would not be a concern, since there was no restaurant.
Greg Moffet had concerns and asked Tom, regarding a recommendation to Council to change
the conditional uses in the Public Accommodation Zone District.
Tom Moorhead said you still need conditional uses after the Council approves it.
Planning and Environmental Co[umsslon
Minutcs
Decernber 9. 1996
Greg Moffet asked about the ralio of hotel units to club units. He said that Johannes Faessler
said 450 sq. ft. was the current deluxe hotel room size and these rooms were quite a bit smaller.
Greg was concerned with the small size of the new hotel rooms. Greg wanted to quantify a
benelit to the Town in the stated goals, with "real live beds." He stated to the applicant that
employee housing would be looked al hard. He said he wanted lo see more housing when the
applicant went from 12,000 sq. ft. to 36,000 sq. ft., or tripled in size. He suggested being mindful
of the Village Center lolks and lhought that they could solve the driveway inlerlace. Greg felt that
traffic snarls needed to be kept out of Slifer Square. Greg also, did not want any dedicated
parking in the front. He said the "food service creep" was important lo be aware of.
Gordon Pierce asked the PEC what they thought about creating a "popcorn wagon" type food
service in the Square area?
Greg Moffet said the concern was the smell and garbage issue and how could we assure that 5-
10 years lrom now there would be no food service?
Gordon Pierce suggested a deed restriction.
Greg Moffet asked George Ruther about the development standards?
George Ruther said he would like to dedicate the next meeting to those issues.
Greg Motfet felt, as he looked at lhe bulk and mass from the model, that it didn't present a
problem and he felt that that part of Town could handle thal massive of a building. He did state
that once again, when the mass was doubled, he wanted to see tangible benefits. He stated that
employee units didn't have to be on-site, as long as they were in Town.
Jim Lamont said the most offensive part of a restauranVbar was not only the srnell, bul the noise
caused by clinking bottles.
Greg Moffet thought a food and beverage deed restriction was good.
Mike Mollica suggested exploring the possibility of access totally underground between both the
Village Center and the Austria Haus buildings, as grades could afford that. He said that trying to
access this project alone, would be almost impossible.
Gordon Pierce said he would discuss that possibility.
Dan Telleen said, regarding underground parking in conjunction with Village Center, it might be
an option,
Pam Hopkins asked about the quality of noise transmission in the lock-offs? She stated that
noise control was important, so that guests would come back.
Dirk Mason noted that Joe Macy, representing Vail Associates, Inc., or item #1, could not be
present and advised the PEC that Joe suggested either proceeding with item #1 without him, or
tabling the item.
Greg Amsden came back at 5:15 pm.
Henry Pratt made a motion to table item #1 until the nexl meeting.
Planning and Envirom€nlal Cornnission
Minutes
December 9. 1996
John Schofield seconded the motion.
It passed unanimously by a vote of 7-0.
4. A request for a major subdivision of Lot P-2, located on Lot P-2, Vail Village First Filing.
Applicant: P-2 Association, represented by Art Abplanalp
Planner: George Ruther
George Ruther gave an overview ot the request.
Art Abplanalp asked what happened to the plats?
Greg Motfet asked for any public commenl. There was none. He then asked for comments from
the Commission. There were no comments.
Gene Uselton made a motion for approval.
Henry Pratt seconded the molion.
It passed unanimously by a vote of 7-0.
S. A request to amend Sections 18.27.030, 18.29.030, and 18.30.030 ol the Zoning Code to
allow van storage/transportation related businesses in the Commercial Core 3, Arterial
Business, and Heavy Service Zone Districts as a conditional use and add Sections
18.04.415 and 18.04.385 providing definitions for vehicle storage yard and transportation
business.
Applicant: Town of VailPlanner: Dominic Mauriello
TABLED UNTIL DECEMBER 16,1996
6. A request to amend the Gerald R. Ford Park Master Plan and adopt the Gerald R. Ford
Park Management Plan.
Applicant: Town of Vail, represented by Larry Grafel, Pam Brandmeyer, Todd
Oppenheimer, George Ruther.
TABLED UNTIL DECEMBER 16,1996
7. A request for a conditional use permit utilizing the 250 Ordinance, to allow for a Type ll
EHU, located at '186 Forest Road/Lot 9, Block 7, Vail Village 1st Filing.
Applicant: Mike FlanneryPlanner: Dirk Mason
TABLED UNTIL JANUARY 13, 1997
Greg Amsden made a motion to lable item #5 and item #6 until December 16, 1996 and item #7
untilJanuary 13, 1997.
Planning and Environmental Commission
Minutes
Decernber 9, 1996 10
Fll.E C0py
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmcntal Commission
Dcpartment of Community Dcvclopment
Dccembcr 16, 1996
Austria Haus Worksession Memorandum
Sonnenalp Properties, Inc., has requested a worksession with the Planning and Environmental
Commission to discuss the proposed dcvelopment standards for the Austria Haus redevelopment.
Due to the short tumaround time creatcd by the back-to-back Planning and Environmental
Commission meetings in thc month of Dcccmbcr. thc worksession memorandum to the PEC was
still in draft form at 5:00 pm, Friday, Dccember 13, 1996.
Rather than provide thc PEC with a draft memorandum on Friday, Dcccmber 13, the staff will bc
distributing the Austria Haus workscssion memorandum at the pre-meeting on Monday,
Dcccmbcr 16.
Staff woulcl again likc to remind the PEC that thc discussion of thc Austria Haus on Dcccmbcr l6
will bc focuscd on the dcvclopmcnt standards of thc proposcd SDD. Staff will be providing a
comparison of thc rcqucsted dcvelopmcnt standards for thc Austria Haus to thc 1996 approvcd
dcvclopmcnt standards of thc Vail Athlctic Club.
F!rII coffi,-*^ *; d,Ea(- ,
14.ei . ii..r A, r+ +
TO:
FROM:
DATE:
SUBJECT:
o
Fii.
Planning and Environmental Commission
Department of Community Development
December 16. 1996
A request for a worksession to discuss establishing a s-n9*l Development
Oistrrct overlay to the Austria Haus, located at 242 East Mea{qw Drive/ on part of
Tract C, Blocli s-o, VailVillage First Filing. & ^Applicant: Sonnenalp Properties, Inc., represented by G-ftQtrIqS)
Planner: George Ruther
I. DESCRIMON OFTHE REOUEST
Austri'a'Haus is intbnd'ed to become a member owned resort club, cor{rprised of a mix of hotel
accommodation unils with two and three bedroom residences and as{ociated club facilities' The
Austria Haus is intended to provide additional hotel-type accomm units in the Town of
Vail. Gurrently, the applicant is proposing to incorporale twenty-foUr (24) vacation
ownership units (fractionalfee units) wlth twenty-one (21) lock-off units, twenty (20) hotel
rooms and one (1) on-site manager's unit. The applicant is also proposing approximately
5,122 sq. ft. of new commercial/retail space on the main level of the Austria Haus. The
Austria Haus proposal includes a front desk reception/registration arca, a lounge, an exercise
room, and accessory facilities (commonly associated with hotels and lodges).
In order to facilitate the proposed redevelopment of the existing Austria Haus, th_e applicant has
also proposed other applications for review by the Planning and Environmental Commission.
Thos'e applications include a proposed text change to the Public Accommodation Zone District to
add 'timblshare estate units, fractional fee units and time-share license units" as conditional uses
(approved by the PEC on November 25, 1996) and an application for a conditional use permit to
att'ow for fractional fee units in the Public Accornmodation Zone District. Each of these
applications will be reviewed concurrently with the proposed request lor the establishment of a
Special Development District.
II. BACKGROUND
The applicant's request relates to the redevelopment of the Austria Haus property. The Auslria
Haus lrias originally constructed in the mid-1960's as an inn to accommodate destination skiers.
The applicant, Sonnenalp Properties, Inc., represented by Gordon Pigr.ce, is requesting a
-
workse'ssion to discuss the esiablishment of a Special Development District at242Easl Meadow
Drive/on part of Tract C, Vail Village First Filing. The applicant is proposing to establish a new
Special Development District overlay to the underlying zone district of Public
Accommodation, to facilitate the proposed redevelopment ol the existing Austria Haus'
The purpose of the worksession is to discuss the devetopment stanlards proposed by the
appricant. / 2).&e.b.Le,I r - Jb'!''
The appticant has proposed signilicant improvements to the existing {uslria Ha.us property. The
In 1g7g, the Austria Haus was purchased by the Faessler family who planned to redevelop the
property into the Sonnenalp Hotel.
In '1g84, Ordinance #8 was approved by the Vail Town Council establishing Special Development
oistrict *t z. speciat Develoirment Didrict #12 adopted an approved develolment-plan for the
reOeu"foprn"ntbf tne Austria Haus. When Ordinanie # 8 was adopted, the Town Council placed
an
"igntd;n-tonth
time limit on the approval ol the SDD. The approval ol SDD # 12 lapsed
efeJe"n Vllrs ago, on October 2, 1985.' The approveddevelopment plan was never implemented,
and insiead, th; Austria Haus underwent a remodel. Since the completion of the remodel' the
Austria Haus has served as an annex to the Sonnenalp Bavaria Haus located at 20 Vail Road.
The Austria Haus has 37 hotel rooms (accommodation units) with approximately "T5 pillows" and
is operated approximately eight monthb each year by the Sonnenalp Hotel. There is a small
resiaurant and'bar in the'Auitria Haus that serves iti guests and a retail outlet on the east end ol
the building. The hotel rooms are marginal in size ( 300 sq. ft. average) and lack certain
amenities, by today's accommodation standards.
The current proposalto redevelop the property intends to provide considerably more "pillows"
over a twelve m'onth period, as well as create approximately 5,122 square feet of new
commercial space. The applicant has proposed ihat a percentage of the project be offered as
.
lractional fee ownership uhits. fne apiticint has also proposed to accommodate a portion of the
required parking in an underground parking structure.
According to the Official Zoning Map of the Town of Vail, the applicantl p.roperty is currently.
.
zoned Priblic Accommodation.- The Public Accommodation Zone District is intended to provide
sites for lodges and residential accommodations for visitors, together with such public and semi-
public faciliti-es and limited professional offices, medical facilities, private recreation, and related
visitor oriented uses as may be located in the same district. The Public Accommodation District
is intended to provide sites for lodging units to densities not to exceed 25 dwelling units per acre'
The Public Acbommodation Zone -Oisirict does not currently permit time-share interval units.
Interval ownership is currently allowed only in the High Density Multi-Family Zone District
pursuant to Ordinance #8, Series of 1981.
III. THE SPECIAL DEVELOPMENT DISTRICT ESTABLISHMENT PROCESS
Chapter 't8.40 ol the Town ol Vail Municipal Code provides for the eslablishment of Special
Devblopment Dislricts in the Town of Vaii. According to Section 18.40.010, the purpose of a
Special Development District is,
"To encourage flexibility and creativity in the development of land, in order to
promote ifs most appropraate use; to improve the design character and quality of
ihe new development within the Town; to lacilitate the adequate and economical
provislon of strssts and utilities; to preservs tho natural and scsnic features of open
space areas; and to further the overall goals of the community as stated in the Vail
Comprehensive Plan. An approved development plan for a Special Development
District, in conjunction with the properties underlying zone district, shall establish
the requirements for guiding development and uses of property included in the
Special Development District."
The Municipal Code provides a framework for the establishment of a Special Development
District. According to the Municipal Code, prior to site preparation, building construction' or other
irpio""r"nG io rinO w1hin a Special Devblopment District, there shallbe an approved
O"l"iopr"nt ptan for tne Specidi Developmerit District. The approved development plan
establishes requirements iegulatlng devdtopment, uses and activity within the Special
Development District.
The purpose of the PEG worksession meeting is to discuss the proposed development
staniarAs and the goats oitne ptoposed Spe-cial D'evetopment DistricL the relationship of
the proposal to appicaOle elements of the Town's Gomprehensive Plan, and the review
procealre mat *iti be followed for the application. Upon final review of the proposed
6rtaOti"n."nt of a Special Development Oiitrict, a repori flom !9 Planning and Environmental
commission stating its tinoings an'o recommendationb and a staff report shall be forwarded to
the Town Gouncil, i-n accordiie with the provisions listed in Section 18'66.060 of the Municipal
code. The Town Council's consideration bt tne special Development District shall be in
accordance with fhe proviJions of Section 1 8'66' 1'30 - 1 8'66' 1 60 and approved by two readings
of an ordinance.
An approved development plan is the principal document in guiding the development, uses and
acti*iities of the Spe;iat Development bistriit. The development plan shall contain all relevant
material and infoimation necessary to establish the parameters with which the Special .
oevetopment District shatt adhere. The development plan may.consist of, but not be limited to'
tne ap$roveO site plan, floor plans, building seciions and elevations, vicinity.plan, parking plan'
pretiririnary open dpace/landicape plan, densities and permitted, conditional and accessory uses.
The determination of permitted, conditional and accessory uses shall be made by the Planning.
and Environmental Cbmmission and Town Council as pait of the lormal review of the proposed
development plan. Unless further restricted through the review of the proposed Special
Development District, permitted, conditional and accessory use.s shall be limited to those
permittLd, conditionai and accessory uses in the properties underlying zone district'
The MunicipalCode provides nine (9)design criteria, which shallbe used as the principal.criteria
in evaluatirig tfre meiits ol the proposed Sp=ecial Development District- lt shall be the burden of
tne appricani to demonstrate that'submittat material and the proposed development plan _comply
with 6ich of the following standards, or demonstrate that one or more of them is not applicable'
orinit a practical solutio-n consisteni with the public interest has been achieved. The staff will
not speciiically address each of the nine SDD review criteria at this time. The staff has begun to
euaf,jate tne froposat based on several of the design criteria applicable to this worksession
meeting. The design criteria are listed below for reference:
A. Design compatibility and sensitivity to the immedaate environment, neighborhood
and -Oiaceni properties relative to architectural design, scale, bulk, building height'
buffer zones, identity, character, visual integrity and orientation'
The applicant has submitted a revised massing model for review and discussion with the
Plannirig and Environmental Commission. The changes to the model are based on
previoui meetings with the PEC and discussions with statf. At this time, staff is not
'prepared to respbnd to the massing, height and building materials of the proposed Austria
Haus.
dut@-**t- ov-ttrce*'r; . c.r"ul.*q+;t'4Ue +o A^L+*'- W \JlreJ
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aPA$ fu+q1r,arg6 V#
c.
As pointed out at previous worksession meetings, the Town's urban design consultant'
Jeff Winston of winston a nsioiates, lnc., wilibe providing consultation on the proposed
urban design elements, arcnitecture and site plalning proposed,by the applicant. The
applicanl-nis established an escro* account with the Town of Vail to be used to
reimburse the Town for mJexpenses associated with the consultant'S review. On
fnursOa', OecemOer t2, i complete set of plans were forwarded to Jeff Winston in
Boulder. Staff has requeJieO mht Jeff respind to staff, in writing,.no later than Tuesday'
Jinriiv z, tggz, anO inainJanenO the ndxt scheduled worksession on January 13,
1997.
uses,activityanddensitywhichprovideacompatib|e,ef|icientandworkab|e
relationship with surrounding uses and activity'
The Austria Haus is located immediately adjacent to the Vail Village Commercial Core
area. The Austria ttaus is bound on tn6 eait by the Mountain Haus, on the west by the
virrig" center Buildings ano on the south by th'e covered Bridge Build.ing and the Gasthof
Grarishammer. Eactiof these buildings is I mixed-use development incorporating .
commercial/retail space with residentiil and/or accommodation units and associated
loading/delivery.
The applicant has proposed a mixed-use develo.pment that is generally in compliance-
with th6 uses perniitted in the underlying zone district. The underlying.zoning of Public
Accommodation encourages the development of lodges (accommodation units) and
accessory eating, drinkin! and retail e$ablishments at a density of twe.ntyLive (25)
dwelling units per acre. ihe applicant is proposing to fedevelopment the Austria Haus at
a Oensiiy ot gd.eg dwetting uniii per acre'(g7,gOe Eq. ft of GRFA) with.5,.122 sq. ft of
commercial/retail space o-n tne sireet level of the building. lncluded within the density
figure are twenty-fdur (24) vacation ownership units (fractional fee), twenty (20) hotel
rooms (accommodation units) and one (1) minager's unit (Type lll employee housing
unil).
Staff recognizes that the applicant's proposal differs greatly from the existing use of the
property. -Gurrently, the Auitria Haui inbtudes thirty-seven (37) accommodation units'
bqriafinb eighteen'and one-half (18.5) dwelling unit's, a restaurant and a limited amount of
commeiciaiiretail space on the dast end of the building. Parking at the Austria Haus is
accommodateO Oy a tnirty (30) space surface parking lot and an informal
loading/delivery/trash area on the west end of the building.
Staff does not believe that the density and uses being proposed by the applicant conflicts
with the compatibility, efficiency or w6rkability of the surrounding uses and/or activities.
Compliance with parking and loading requirements as outlined in Ghapter 18.52. of
the Town of Vail MuniciPal Gode.
parking and loading requirements for development are established in Chapter 18.52 of
me Uu-nicipat CoOdOas'eO on the square fooiage ol the uses proposed within the building.
According to the uses proposed by ihe applicant, 73.86 parking sp.aces.and one (1)
toading/O"etivery berth ireiequired on-sitb. The Municipal Code.allo.w-s."grandfathering" of
the existing paiXing spaces on-site. Currently, approximately thirty (30) parking gpqqes
exist on th6'propeiy.' Therefore, the parking reguirement for the proposed Austria Haus
redevelopment would be 43.86 new parking spaces. The applicant is. Ploposing an
unOlrgrdunO parking structure desighed to-ac'commodate forty-eight.(48) (25 valet spaces
& 23 r"egular 6pacesJ parking spacei and an enclosed trash facility. ll add1ional spaces
ateieqiireO Oire to 6nanges"in'the use of the.bui6ingrthe applicant is proposing to meet
tne aoditonat parking reqiriiet"nt by paying into the-Town of Vail Parking Fund' Parking
soaces are cuirently-vatu'eO at $16,i33.i8. The cost per parking space will increase on
January 1, 1997 as the figure is adiusted based on the consumer Prlce lnoex.
The applicant is proposing one (1) loadingidelivery berth in the front entry drop-ofl-alea
tocated'on the n6rth side-ot tne building, idjacent to East Meadow Drive. Much of the
Oiopotf irei is within Town of Vait riglit-of-ivay- Statf recognizes that this area is
conieniently located near the entrandes to thsfront desk and the commercial/retail Shop
entrances, however, *e ieiiih"t the use of the drop-off area would be compromised by
the loading and delivery oi good"- In statf's gOinlori, the front entry drop-off area should
Oe ,seO bi the guests 6t1n"e nustria Haus. Siaff believes that trying to accommodate
ro"Jing
"n'd
deri"veiy in this area will result in numerous conflicts between guests and
uet icds accessingihe piif.ing structure, and delivery trucks. Slafl wouj9_19,c9,11e^nd .-..,_ ,
that the applicant ievisii the ability of providing the loading and delivery tacllrry In Ine *t t-a,!
underground parking structure, as previously proposed. I tOl+rlLo*o1<rlDe;yo=:^*
Conformity with the applicable elements of the Vail Comprehensiu" pt"n,'io*n ULEbE@t2G)
policies and Urban D,esign Plan.
Vail Land Use Plan
Ttrgj_;l"ls conta"'ed in the Vail Land Use Plan are to be used as the Town's policy.
guld;lines during the review process of establishing a new Spgcia! Development District.
Staf nas review-ed the Vail Land Use Plan and believes the following policies are relevant
to the review of this proposal:
1. GeneralGrowth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to serve
both the visitor and the permanent resident.
1.2 The quality of the environment including air, water, and other natural
resources should be protected as the Town grows'
1.3 The quality of development should be maintained and upgrade whenever
possible.
1.4 The original theme of the old village core should be carried into new
develoflment in the Village Core through continued implementation of the
Ulban Design Guide Plan.
1.12 Vail should accommodate most of the additional growth in existing
develoPed areas (infill).
1 .13 Vail recognizes its stream tract as being a desirable land feature as well
as its potential for Public use.
A Commercial
3.1 The hotel bed base should be preserved and used more efficiently.
3.2 The village and Lionshead are the best location for hotels to serve the
future needs ot the destination skier.
3.4 Commercial growth should be concentrated in existing comrnercial areas
to accommodate both local and visitor needs.
4. Vilhge Gore/Lionshead
4.1 Future commercial development should continue to occur primarily in
existing commercial areas. Future commercial development in the Core
areas needs to be carefully controlled to facilitate access and delivery.
4.2 Increased density in the Core areas is acceptable so long as the existing
character of each area is preserved through the implementation ol the
Urlcan Design Guide Plan and the Vail Village Master Plan'
A Resldential
5.1 Quality timeshare units should be accommodated to help keep occupancy
rates up.
Overall, the staff believes the proposed establishment of the new Special Development
District is in concert with the gbal! and policies of the Vail Land Use Plan as outlined
above.
Vail Village Master Plan
The Vail Village Master Plan is intended to serve as a guide to the staff,.review boards
and Town Colncil in analyzing future proposals for development in Vail Village and in
legislating effective ordinances to deal with the such development. The stafl has
id6ntified-the following goals, objectives and policies as being relevant to this proposal:
Goal #1 Encourage high quality redevelopment rirhile preserving the unique
archatectural scale of the Village in order to sustain its sense of
community and adentlty.
1.1 objective: lmplement a consistent Development Review Process to
reinforce the character ol the Village.
1 .1.1 Policv: Development and improvement projects approved in
the Village shall be consistent with the goals'
objectives, policies and design considerations as
outlined in the VailVillage Master Plan and Urban
Design Guide Plan.
1.2 Objective: Encourage the upgrading and redevelopment of residential
and commercial facilities.
1.2.1 Policy: Additional development may be. allowed as
identified by the dction plan as is consistent with the
Vail VillagaMaster Plan and Urban Design Guide
Plan.
Enhance new development and redevelopment through
public improvements done by private developers working in
cooperation with the Town.
1.3'1Po|icy:Pub|icimprovementssha|lbedeve|opedwiththe
participation of the private sector working with the
Town.
Goal #2 To foster a strong tourist industry and promote year'round economic
health and viability lor the vitlage and lor the communaty as a whole.
Recognize the variety of land uses found in the 10 sub-
areas-throughout the village and allow lor development that
is compatible with these established land use patterns'
lncrease the number of residential units available for short-
term, overnight accommodations.
2.3.1 Policy: The development of short-term accommodation
units is strongly encouraged. Residential units that
are developed above existing density levels are
required to be designed or managed in a manner
that makes them available for short-term overnight
rental.
1.3 Objective:
2, 1 Obiective:
2.3 Objective:
2.4 Objective:
2.5 Objective:
Encourage the development of a variety of new commercial
activity where compatible with existing land uses-
Encourage lhe continued upgrading, renovation and
maintenance of existing lodging and commercial facilities to
better serve the needs of our guests.
2.5.1 Policy: Recreation amenities, common areas, meeting
lacilities and other amenities shall be preserved and
enhanced as a part of any redevelopment of lodging
properties.
2.6 Objective: Encourage the development of affordable housing units
through the efforts of the private sector.
2.6.1 Policy: Employee housing units may be required as part of
311,TX,""il'#J"#?"-1fi l??'J'{,""3:estinsdensitv
Goal#3 To rccognize as a top priority the enhancement of the walking
experience throughout the village.
Physically improve the existing pedestrian ways by
landscaping and other improvements.
3.1 Objective:
3.1.1 Policy: Private development projects shall incorporate
streetscape improvements (such as paver
treatments, landscaping, lighting and seating
areas), along adjacent pedestrian ways'
3.1.2 Policy: Public art shall be encouraged at appropriate
locations throughout the Town.
3.1.3 Policy: Flowers, trees, water features and other
landscaping shall be encouraged throughout the. ..
Town in locations adjacent to' or visible from' public
areas.
Minimize the amount of vehicular traftic in the Village to the
greatest extent Possible.
3.2.1 Policy: Vehicular traffic will be eliminated or reduced to
absolutely minimal necessary levels in the
pedestrianized areas ol the Village.
3.4Obiective: Developadditionalsidewalks,pedestrian-onlywalkways
and aciessible green space areas, including pocket parks
and stream access.
3.4.2 Policy: Private development projects shall be required to
incorporate new sidewalks along streets adjacent to
the project as designated in the Vail Village Master
Plan andior Recreation Trails Master Plan.
Goal #4 To preserve existing open space areas and expand green space
opportunities.
lmprove existing open space areas and create new plazas
with green space and pocket parks. Recognize the
different roles ol each type of open space in forming the
overall labric of the Village.
3.2 Objective:
4.1 Objective:
4.1.4 Policy: Open space improvements, including the addition of'
accessible green space as described or graphically
shown in the Vail Village Master Plan and/or Urban
Design Guide Plan, willbe required in conjunction
with private inlill or redevelopment projects.
Goal #5 lncrease and improve the capacity, efliciency and aesthetics of the
transportation and circulation system throughout the village.
5.1 Obiective: Meet parking demands with public and private parking
facilities.
5.1.1 Policy: For new development that is located outside of the
Commercial Core 1 Zone District, on-site parking
shall be provided (rather than paying into the
parking fund) to meet any additional parking
bemand as required by the Zoning Code'
5.1.5 Policy: Redevelopment projects shall be strongly
encouraged to provide underground or visually
concealed Parking.
Goal #6 To insure the continued improvement of the vital operational elements
of the Village.
6.1 Objective:Provide service and delivery facilities for existing and new
development.
Vail Village Master Planfl Building Height Plan
Generally speaking, it is the goal of the Building Height Plan to maintain the concentration
ot tow-scald buildiigs in the eore area, while positioning larger buildings along the
northern periphery. According to the Concepiual Building Height Plan contained within
the Vail vittaie Master Plan, the Austria Haus is located within an area proposed to have
bui6ing heig-hts of a maximum range of three to four stories. A building story is defined
as 9' of height, not including the roof.
Vail Village Master Plan Action Plan
According to the Action Plan, illustrated in the Vail Village Master Plan, the Austria Haus
property is an area intended for residential/lodging infill along the south side of the
property and commercial infill along the north side of the property.
According to the Vail Village Master Plan, the Austria Hausproperty is located within
mixed-usi sub-area #1-S,bonnenalp (Austria Haus)/Slifer Square: "Commercial infill
along East Meadow Drive to provide a stronger edge to street and c_ommercial activity
gendrators to reinforce the pedestrian loop throughout the Village. Focu.s ol infill is to
provide improvements to p6destrian circulation with separated walkway. including buffer'
htong easi Meadow Drive. Accommodating on-site parking and maintaining the bus route
aton! East Meadow Drive are two significant constraints that must be addressed. One
addiional floor of residentialilodginghay also be accommodated on this site. Specific
emphasis should be placed on the iollowing Vail Village Master Plan objectives:2.3,2.4'
2.6, 3.1, 3.2, 3.3, 3.4,4.1, 5.1, 6.1."
Vail Villaoe Urban Design Guide Plan.
The proposal will not be evaluated for conformance with the Vail Villagg Urban Design
Guid'e Plan at this time. Staff will be evaluating this criteria with Jeff Winston, our Urban
Design Consultant, and we will be providing a written report of the review at a future PEC
meeting.
ldentification and mitigation of natural and/or geologic hazards that affect the
property on which the special development district is proposed.
Stafl will not be evaluating the above-described criteria at this time.
E.
F.Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features'
vegetation and overall aesthetic quality of the community'
The applicant has revised the proposed site plan in response to comments.received from
the Piblrning and Environmental iommission and staff during previous worksession
meetings. illost importantly, the applicant has shifted the building on the site to further
butfer ine surrounding proferties.'ine applicant has designed the.building to respect the
titty-ioot iSO ) Core Cieef 'stream setback'along the south side of the property and is now
miintaining ihe required twenty-foot (20') setback along the west property line.
A circulation system designed for both vehicles and pedestrians addressing on and
off-site traff ic circulation.
Staff will not be evaluating the above-described criteria at this time'
Functional and aesthetic landscaping and open space in order to oPtimize and
preserve natural features, recreation' views and functions.
Staff will not be evaluating the above-described criteria at this time'
Phasing plan or subdivision plan that will maintain a workable, functaonal and
efficieni ielationship throughout the development of the specialdevelopment
district.
Staff will not be evaluating the above-described criteria at this time.
IV. ZONING ANALYSE
The development standards for a Special Development District shall be proposed by the
applicant. bevelopment standards including lot area, site dimensions, setbacks' height'
d'elrsity control, siie coverage,landscaping and parking and loading shall be determined by
the Town Council as part of the approved development plan, with conslderation of the
recommendations of ihe Planning and Environmental Commission and staff. Before the
Town Gouncil approves development standards that deviate from the underlying zone
district, it shall 6e determined that such deviations provide benefits to the Town that
outweigh the adverse effects of such deviations. This determination is to be made based
upon tie evaluation of the proposed Special Development District's compliance with the
Review Criteria outlined in the section above,
The Community Development Department statf has prepared a Zoning Analysis for the proposed
Austria Haus redevelopinent OasdO on the revised plans submitted by the applicant on December
1 1 , 1 996. The Zoning'Analysis compares the. development standards outlinedty the underlying
zone district of PubliCAccommodatibn, to the'proposed Special Development District. For
comparative purposes only, and at the requesi of the Planning and Environmental Commission'
staff has included the appioved development standards of Special Development District # 30' as
arnended, the Vail Athletic Club.
Wherever the proposed development deviates from the underlying zoning of Public
Accommodation, the standards are highlighted in bold type.
G.
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Proposed SDD
as ol 12111/96
0.5'
5' t20'
7',
48' llat
25 valet spaces
23 regular spaces
25% or 6,122 sq. ft.
1 berth at drop{ff area
14% or 5,122 sq. tt
39% or 14,549 sq. ft.
34-33 DU's (24 DU's, 49%
20 AU's, 1 Type lll EHU)
717o or 1?2fl) sq. ft. 130%
1=--- , ----
-1
1114 2.r'\-).t- 44%
19.5'
15'/0'
13'
3'
N/A
-15%
Loadlng In
rlght-of{ay
266%
216Yc
Aul " iqrqo
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AUSTRIA HAUS
242 Easl Meadoiv Drivs/Patt of Tract C, Block 5D' Vail HheLegal:
Lot size:
Buidable area:
Development
Standard
24,089 sq. ft. /0.553 acres
24,089 sq. ft. /0.553 acres
Underlylng Zonlng
of Publlc Accommodatlon
Ordlnance #8
(sDD #12-1984)
or 28,591 sq.
atount'or '"t4&
.Devldlen EFn
(Proposed v3-'og
Allowable) ,n -rrr{
1'1%
l9'q.L
sdh
Et-lu ,l.b1o
v)'@5
LO: I-?'6
A.r.t TtlZ
L..o -t
GRFA:
Dwelling
units per acre:
Site coverage:
Setbacks:
fronl:
sides:
rgar:
Height:
80o/" or 19,271 sq. ft.
13.8 DU's
55% or 13,249 sq. ft.
20'
20'
20'
48' sloping
45' flal
34.5 DU's
(2 DU's & 65 AU's)
71o/o ol
17,103 sq. tt.
N/A
N/A
N/A
N/A
5 short-term
spaces on-site
71 parkang spaces
pay-in-lieu
A detailed plan
was lo be submitted
for DRB approval
'I benh
360/. or
1 1,555 sq. ft.
N/A
\\ ,ff) perr.o.V.code secrion 18.52
"'\------='& ++te.
Landscaping:
Loading:
Commercial
sq. foolage:
Common area:
lotAt-
Legal:
Lot SizE:
30o ot 7,227 sq. ft.
per T.O.V. code Section | 8.52
1Fl. or 1,927 sq. ft.
35o/. ol allowable GRFA
or 6,745 sq. ft.
L11i.3 f
VailAthletic Club
352 East Meadow Drive/Part of Tract C, Vail Village First Filing
30,486 square feeU0.699 acre
L1
BuiHable:30,486 square feeU0.699 acre
Development UnderlylngZonlng
Standard of Public Accommodation
Speclal Development
Dlstrlct #30 Approval
Amount of
Deviatlon
GRFA:
Dwelling
unrts pEr acre:
Site coverage:
Setbacks:
front:
sides:
rear:
Height:
Parking:
Landscaping:
Loading:
Commercial
sq. footage:
Gommon area:
80o/. or 24,388 sq. ft.
17.5 DU's
55ol. or 16,767 sq. fl.
20'
20'
20'
48' sloping
per T.O.V. code section 18.52
(87 spaces)
30o/" or 9,145 sq. ft.
per T.O.V. code section 18.52
10ol" or 3,049 sq. ft.
35o/" of allowable GRFA
or 8,536 sq. ft.
I 13% or 34,505 sq. ft.
33 DU's (4 DU's,
55AU's,4Type lV EHU's)
TOYo or
21,35O sq. ft.
0'
12't12'
2'
67'
29 valet spaces
327o or 9,730 sq. ft.
N/A
13% or 4,066 3q. ft.
44% or 15,01i4 sq. ft.
141v. 4f/,
188% 887o
127ao 21%
20'
8'/8'
18'
19' over
58 space
def lclt
(grandfathered)
+60/"
133%
176Vo
33%
16%
IV. STAFF RECOMMENDATION
Since this is a worksession to discuss the proposed establishment of a Special Development
District to the property located at 242 East Meadow Drive/part of Tracl C, Block 5-D, Vail Village
First Filing, an'd nbt arequest for a formal recommendation from the Planning and Environmextal-
Commisslon to the Towri Council, staff will not be providing a recommendation at this time' Staff
will, however, provide a recommendation on the applicant's proposal at the time of final review'
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PARKING CALCULATIONS
Rctail square footage 5,122 sq. ft,/l space per 300 sq.ft.= 17,07 parking spaces
Accommodation Unit
square footage .4 space + .lspace/100 sq. ft = 15.56 parking spaces
Interval Owncrship
Unit square footage I space/unit = 24 parking spaces
Lock-Off
square footage .4 space +.1 space/100 sq.ft.= 15.23 parking spaces
Employee Housing
Unit 2 spaces/T.O.V. code = 2 parking spaces
TOTAL
GRANDFATHERED
73.86.parking spaces
30 parking spaces
TOTAL SPACES REQUIRED 43.86 parking spaccs
J-r
Mark Van Worstrand said, no.
Henry Praft made a motion, in accordance with the staff memo, with the addition to the conditions
that A should read that the old tank remain and be painted and that Russ Forrest require full
landscaping and with the added conditions, E - that an access control gate be added and F - that
the access road be made with as little improvement as praclical.
Greg Amsden seconded the motion.
It passed unanimously by a vote of 7-0.
S. A request for a worksession lo discuss establishing a Special Development Distilct overlay
to the Austria Haus, located al242East Meadow Drive/on part of Tract C, Block 5-D' Vail
Village 1st Filing.
Applicant: Sonnenalp Properties, lnc., represented by Gordon Pierce
Planner: George Ruther
George Ruther gave an overview of the request in accordance with the staff memo. He advised the
pEC io give sorie consideration to the deviation requested and also to keep in mind the real.or
.
perceivel benefit of the proposed SDD. He said there was 29,735 sq. ft. of vacation ownership in
the building.
Greg Moffet stated that this was 206/" ot the permitted zoning.
George Ruther said, according to staff's interpretation, if the lock-offs were treated as hotel
(accoimmodation) units, then the square footage proposed would seem reasonable. He said the
proposed square footage was excessive, if.the lock-oifs were excluded from lhe shortterm rental.
Henry Pratt asked George to read the list lrom the Zoning Code. What constitutes common area?
George Rulher then proceeded to read from the Code the definition of a common area.
Greg Moflet asked for the applicant to comment.
Gordon Pierce stated that when he began this project, he used the 1984 ordinance as a guideline to
see how they could add quality warm pillows to th'rs town. He said they did not look at specific . .
numbers. H-e said that quality buildings require more space and the ordinances are outdated. He
said he originally looked at tlre massing of the buibing and how it would fit into the Village.
Greg Moffet said the numbers aren't that out of whack.
Gordon Pierce said the project was on the lower end of the margin of a good quality hotel. H.e felt it
was not valid to compar'e this project to the Athletic Club, as it has failed under three ownerships.
He said it was difficuit to look at numbers objectively. Gordon said that he had corrected some of
the.numbers on the staff memo and the valet parking had 40 regular parking spaces and 8 valet
parking spaces.
George Ruther said once you block regular spaces with valet parking, you then have 25 valet
spaces and 23 regular spaces.
Planning and Environmental Commission
Minut€s
December 16. | 996
---- |
.-I
Gordon Pierce said the landscaping looks likes a low percentage, since we were landscaping
outside of the project.
Greg Moffet asked lor any public comment.
Jim Lamont, representing the East Village Homeowner's Association (EVHA), said in looking at the
comparison beiween thtvail Athletic Club, the Austria Haus and the Mountain Haus, there should
be a rezoning of these three common properlies. He said that the 1984 numbers were established
by Larry Livingston, but now it makes sense to rezone blocks that share similar characteristics. He
sliO tn6re snoutd Oe consistent treatment among properties regarding pay-in-lieu fees. He said this
consistent treatment should be among these three properties and that it may make sense for the
Vail Athletic Club to go to time-share. He thought a PA-1 Zone District was best for these properties
and to entertain time-sharing for the Vail Athletic Club. Jim stated to apply time-sharing to the other
pA zone Districts was too risky. He advised the PEC to make sure that figures were accurate, as
he was not sure of the appropriate mix. He said, regarding the design standpoint, that there needed
to be more of a separation between the mass transit and pedestrian walkway and also more of a
landscape sepalation that provided grades for the street to be closer to the building.
Joseph Trelevin, representing the Village Center Association, had been concerned with the south
and rlest setbacks, however he had been satisfied by Gordon Pierce. He said that Gordon assured
us that there would be no overnight parking in front of the building. He said that Gordon had placed
the trash area inside the building and that landscaping would be a ioint effort between the buildings.
He did express concerns after the most recent memo from staff regarding deliveries in the
underground parking facility. He said that if trucks were required to go down the ramp, they would
then have noise problems.
George Ruther explained that loading and deliveries were a concern and the recommendation from
the PEC and staff was that deliveries be underground. He said that Gordon felt there would not be
many deliveries and the front drop-off area was not good for deliveries.
Greg Moffet said when you eliminate lood and beverage, you eliminate deliveries by 70% and that it
wouid not be in the club membership's best interest to have a lot of unloading by the front entrance.
Dan Telleen, Karat's Jewelry Store owner next to the project, said loading and unloading deliveries
will cause noise from motors running and exhaust outside of his door. He stated that most
deliveries were by UPS. He said that garbage smells, promised by the applicant, were going to be
out of site and garbage trucks would have to go down the ramp. Dan suggested rolling garbage
conlainers out to the ramp. Dan said that Jan from Overland & Express thought that east ol the .
west parking structure enirance the gate could be removed making it possible for trucks to unload.
Ue sdriO thaimany trucks park on the west hill to unload downhill and may be a solution with
grading. Dan said he had a concern regarding the 71 parking sPaces.
George Ruther explained that the 71 parking space figure had lapsed from the 1984 proposal and
that the applicant would build 48 parking spaces'
Dan Telleen stated there already was a parking problem in Town and it was important from the retail
sector that the parking be sutficient. He mentioned that people down valley say traffic has improved
in their business because of parking and that locals don't come lo Town because they cant park.
.
He said that we were makingj ourselves unaccessible with 30 more spaces that donl exist. Dan felt
that employee housing was important since more maids and shopkeepers were going to need to
o
Planning and Environmental Cornmtsslon
Minutes
December 16, 1996
\^
1_0
t-
park and live somewhere. He lelt that the lack of housing and parking with this proposal was putting
more pressure on problems that already exist.
Mike Mollica explained that the applicant was not paying into the pay-in-lieu fund because they had
met the parking requirement of 4b'spaces by having 4&parking spaces. He said that a section of
the Code provided for grandfathered spaces.
Gordon Pieice addressed some of Dan's concerns by saying that you wouldn't need that many
parking spaces for this kind of a building. He said the applicant would like to fill it up with high
quality boutiques.
Jim Lamont asked how you could have grandfathered parking spaces when you have spaces on
site?
Mike Mollica gave an example of the Athletic Club on page 12 of the staff memo. He said the
existing devel6pment was shy 58 spaces and they were allowed have the deficit grandfathered.
The At-hletic CtuO, as approvdd by Council, was required by the ordinance to pay-in-lieu and that
there was a precedent for a PA zoned property to pay-in-lieu.
Dan Telleen stated that big trucks deliver to many small restaurants and when the parking is gone'
someone will have to pay for it.
Henry Pratt asked Joe Trelevin about the big trucks. He asked if lhe retail-oriented Village Center
had inf requent deliveries?
Joe Treleven said the trucks service the restaurants and the WeFtecycle business dumps broken
glass, creating noise. He didn't want to create the same situation with the Austria Haus.
Greg Amsden said autos come out ot that building.
Dan Telleen said trucks that are too big for the garage would unload for all the small restaurants,
since it was so hard to get downtown. He thought recycle bins could go underground with the trash.
Henry Pratt asked for the statistics on the occupancy rate of lock-offs .
Bill Sullivan said there were 2 and 3-bedroom units with lock-offs'
Henry Pratt said the 2-bedroom units were in demand, so the lock-offs attached to the 2-bedroom
would rarely be rented. Henry asked how often they would be available?
Bill Sullivan said, based on the sales tax revenue, that 25% of the time they would be available. He
also said the fractional units would be available to rent, as well as the lock-otf attached to the
fractional units.
Diane Golden asked how rnany 3-bedroom and 2-bedroom units there were?
Bill Sullivan said there were 8 3-bedroom and 16 2-bedroom units.
Galen Aasland asked about the accessing the parking garage under East Meadow Drive from the
parking structure?
O Goroon Prerce saro rr was nor reasrore.
Planning and Environmental Commission
Minulcs
Decembcr 16, 1996 11_
-l
Greg Moffet asked about the current sizing of the hotel rooms.
George Ruther said the hotel rooms were between 365 - 380 sq. ft.
Bill Sullivan said the Sonnenalp Hotel would provide the "new face" concern.
Gordon pierce said units would be rented through the pool or available for rental at all times.
John Schofield asked what the relative rental occupancy was?
Bill Sullivan said it was similar to the Sonnenalp and that rack rates should be similar.
Greg Moffet stated that there would be no personalization in rooms, that the management chose the
furnishings, thus increasing rentability.
Gordon Pierce said retail transports their trash and use a huge compactor at the Bavaria Haus.
John Schofield asked staff if we would be able to require more parking with an SDD?
Mike Mollica said he was inclined to say yes, but he would need to research that.
John Schofield said he wants to know if we were bound by the grandfalher clause. He said he was
still concerned with the bulk and mass. He said the market, not the PEC, needed to take care of
warm pillows.
Gene Uselton would like to see this project done and that he was in favor of it'
Greg Amsden wanted the percentage of rented rooms equal to what is being replaced. He said that
fronia lodging proposal stindpoint, he felt comfortable that his questions were answered today. He
still felt tfral tn-e eRfn was too high and might be one area to trim. He was happy with the
architecture. He asked about the roof difterential and what would go on top of the building, since it
was such a visible roofline.
Gordon Pierce stated that equipment will be hidden in the tower and that the slope of the roof would
hide plumbing, vents, etc. He said that some skylights would reduce the flat portion of the roof and
that a sloping roof could hide everything.
George Ruther said that prior to final review, Gordon would need to provide elevations illustrating
vents, fans etc.
Greg Amsden didn't agree with Jim Lamont's PA-1 , as it was spolzoning for three buildings. He lelt
owners of other buildings should be allowed to come before the Town with the same request.
Diane Golden expressed sympathy Jor Dan Telleen, regarding losing services in Town. She was
nervous about aliowing such great variances as it might set a precedence. Diane was impressed
with this proposal and was in favor of it.
Gordon Pierce said according to the Town plan, large buildings were to be located at the periphery
of the core areas, with smaller buildings in Town.
Planning and Environmental Commission
Minutes
December 15, 1996 L2
Galen Aasland was concerned with the size of the building, if it complies with development
standards and was consistent with other projects. He wai concerned that the height of the roof
blocks the view from the parking struclure. He said that all the hotel units were on the least
desirable north side ot tnb OuitOTng. He felt that lhe vacation units were worth a lot more making the
hotel units second cousins. Galen had no problem with loading'
Henry Pratt agreed that some ol zoning quantities were out of date. He felt parking wal.al issue ..
that rieeded riore thought, but with shittle services it may not be necessary. Henry said that retail
was not catering to thelocals, but to guests and because of that, will the retail survive the ofF
season. Henry-said what bothered him most was the GRFA which lead to a building that was taller
than it needed to be. He felt the GRFA was beyond what should be granted in this case. He said
the site was a portal to the Village and would biock the view. Henry noticed that this week another
vacation unit had been added. -Henry wanted to transfer the additional unit to hotel space and he
agreed with Galen about sticking the hotel rooms on the north side'
Greg Moffet agreed with the hotel rooms being in the wolst possible location. He said the bulk and
mas! were OoiOting what zoning permits. He said that doubling the zoning on the property, while at
the same time creaiing a parking jrroblem in the Village, increasing low-wage employees without
any potential for empl6yeb nousing and decreasing the number of hotel rooms was the tail wagging
tnd dog. He said a iinancing tool was a necessity, but what we had here was an 80-20 mix and the
financing tool doesn't have to be 80%. He was uncomfortable with the allocation ot the square
footage." He wanted more AU's and to see some of them in better locations. He stated that there
was a parking issue and an employee housing issue.
Gordon Pierce stated the existing Bavaria Haus faces the north and used bay windows to permit
looking east and west with up an? down views. He said in terms of quality, warm pillows, this
projeci would have almost 4 times the nights occupied from what exists now. Gordon disagreed
witn tne view corridor and said the view Corridor was when people were coming down the steps, and
not when lhey were on ground level. He said that the Village could clearly be seen from two miles
away. He asked for a number since everyone felt he should cut back in square footage.
Galen Aasland stated that the existing building had '11,000 sq. ft. of hotel rooms and he advised the
applicant to not go less with this request. He said the PEC can't approve it with less hotel room
sjrhce. Galen totd tne applicant if the need tor 141"/" could be dernonstrated then show why.
Gordon Pierce said the Town asked for more warm pillows.
Greg Moffet asked how they figured 25"/" of the lock-offs were AU's?
Cynthia Thornberg said the 25% number came up with no basis, since there was no precedent
anywhere else.
Galen Aasland said he realized the Athletic Club had gone through reorganizations because of
financial difficulties, however, with the financial incentives timesharing brings to this project, it needs
to be brought back to the scale of the Alhletic Club.
Gordon Pierce stated that the Athletic Club had lost money over the years'
Greg Amsden said the Vail Athletic Club was a rernodel; this was a bulldozed property.
Greg Amsden said we can't bring economics into the review.
Planning and Enviroruncntal Cornrrussion
Minutes. December 16, 1996 13
Bill Sullivan said there were extremely few time-share properties that had hotel rooms. He said that
most people at this high-end market level don't olfer them in a rental pool.
Greg Moffet said he needed more information.
Greg Amsden suggested to the applicant to take a Beaver Creek project and use the numbers lor
comparison.
Henry Pratt said he wanted the preservation of the existing 1 1,000 square feet of hotel rooms. He
also wanted to see some real numbers on the percentage of lock-offs.
Henry Pratt thought 3 vacation units could be turned back into hotel rooms. He had a hard lime with
doubling the GRFA, as it could be perceived as a grant of special privilege.
Gordon Pierce asked if it would be acceptable to reduce the GRFA by 20/" entirely out of the
fractional units?
Henry Pratt said, no, that it would have to be proportionate.
Gene Uselton said he doesn't understand the distinction between hotel rooms and time-share users.
Susan Connelly said this project was a public benelit, as the revitalization is in of itsell new. She
said different types of lodging projects were requested and adopted by the Town Council.
Jim Lamont advised establishing view corridors at the west end of the parking structure. He said
there were plenty of lock-ofls to do a test, which will give a degree of comfort with the numbers. He
told the applicant that they had to provide the data, since they were first through the chute. _He_said
the spot zoning was inconsistent, but there.was no inconsistency with the GRFA. He said GRFA
was a general tool for economic redevelopment. He said that so fal the SDD was a miserable
failure, as it gave neighbors no idea if they were being treated fairly.
Dan Telleen noted that the owner's of the time-share units dues would be paid out of staie and
therefore, not subject to the Town's sales lax. Dan still had concerns with making it tough for
people coming into Town .
Gordon Pierce proceeded to show old photos of the existing alley and how the project would turn
this alley into a public benefit.
6. A request for an amendmenl to a condition of approval lor the Town of Vail Public Works
shops expansion, pertaining to employee housing, located at 1309 Vail Valley Drive/on an
unplatted parcel, north of Vail Village, 8th Filing.
Applicant: Town of Vail
Planner: Andy Knudtsen
Andy Knudtsen gave an overview of the request.
Susie Hervert, representing Public Works, said that in early spring the employee housing would be
constructed and that Public Works was fully committed to see it go.
Planning and Environmental Commlssaon
Minutes
I)ecember 16, 1996
' 1"4