HomeMy WebLinkAbout101308 PEC MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: October 13, 2008
SUBJECT: A request for a final recommendation to the Vail Town Council on a major
amendment to Special Development District No. 6, Vail Village Inn,
pursuant to Article 12-9A, Special Development District, Vail Town Code,
to allow for the conversion of an existing office and retail space to
residential for an addition to an existing dwelling unit, located at 68
Meadow Drive/Lot O, Block 5D, Vail Village Filing 1, and setting forth
details in regard thereto. (PEC080049)
Applicant: Colondo Company, represented by Sherman & Howard, LLC
Planner: Nicole Peterson
I. SUMMARY
The Applicant, Colondo Company, represented by Sherman & Howard, LLC, has
requested final review by the Planning and Environmental Commission for a
major amendment to Special Development District (SDD) No. 6, Vail Village Inn,
Phase III, to allow for the conversion of an existing office and retail space to
residential for an addition to an existing dwelling unit, located at 68 Meadow
Drive.
Based upon Staff's review of the criteria outlined in Section VII of this
memorandum and the evidence and testimony presented, the Community
Development Department recommends the Planning and Environmental
Commission forwards a recommendation of denial of the major amendment to
SDD No. 6, Village Inn Plaza.
II. DESCRIPTION OF THE REQUEST
Since the September 22, 2008 hearing, the applicant submitted new proposed
plans that decrease the conversion area from 1,483 sq. ft. to 1,237 sq. ft. This
major amendment request includes the conversion of existing office and retail
space to residential for an approximate 1,237 gross residential square foot
addition to existing residential unit #110. The proposed addition is immediately
below the existing unit #110 (Plan sheet A2.2 - Level 95.0') and includes a new
exterior entrance off the pedestrian plaza on the north side of the building,
mudroom, staircase, media room, two bedrooms and three bathrooms. The
proposal also includes the interior reconfiguration of the existing unit #110 level
105.0' and minor exterior alterations. The proposal does not include any
additions outside the exterior walls of the existing building.
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The addition area is currently occupied by three lessees:
1) Digits Nail Boutique (108 net square feet of retail)
2) Portion of Robinson, Mitchell &Associates (115 net square feet of office)
3) Portion of To Catch a Cook(976 net square feet of retaii)
4) Miscellaneous - Interior walls to be removed (38 net square feet)
The definition of a `Major Amendment' to a Special Development District, in the
Vail Town Code, includes any proposal to change uses and/or add GRFA.
Therefore, a major amendment to SDD No. 6, Village Inn Plaza, Phase III, is
required, pursuant to Section 12-9A-2, Vail Town Code for the conversion of
office and retail uses to residential and the addition of 1,237 square feet of GRFA
to SDD No. 6.
III. BACKGROUND
Special Development District (SDD) No. 6, Vail Village Inn, was adopted by
Ordinance No. 7, Series of 1976. SDD No. 6 is comprised of 3.45 acres and
consists of five phases of development, illustrated below:
SDD No. 6 �Vail Village Inn� Phases ?
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The following is a summary of the previously approved ordinances and
amendments within SDD No. 6:
o Ordinance No. 7, Series of 1976 adopted SDD No. 6, Vail Village Inn.
o Ordinance No. 1, Series of 1985 (March, 1985) granted 120,600 square feet
of GRFA to SDD No. 6. This ordinance also required a minimum of 175
accommodation units (AUs) and 72,400 square feet of GRFA, devoted
entirely to AUs in Phase IV.
o Ordinance No. 14, Series of 1987 (May, 1987), amended Phase IV of SDD
No. 6. The amendment allowed Phase IV to be broken into two distinct and
separate phases, which were called Phase IV and Phase V. This ordinance
also set the maximum GRFA far the SDD at 120,600 square feet. Further, the
ordinance required a minimum of 14 AUs and 67,367 square feet of GRFA
devoted to AUs in Phases IV and V.
o Ordinance No. 24, Series of 1989 (November, 1989) amended the density
section of SDD No. 6. This ordinance modified the SDD by increasing the
allowable GRFA to a total of 124,527 square feet. This allowed Unit No. 30
(oriqinallv Good's retail) in the Vail Villaqe Plaza Condominiums to be
converted from commercial to residential use. The space consists of 3,927
square feet of GRFA. This ordinance also maintained the approval for a
minimum of 148 AUs and 67,367 square feet of GRFA, devoted to AUs, in
Phases IV and V of SDD No. 6. (Note: Staff recommended approval with 2
conditions: 1) to decrease the proposed square footage from 5,714 sf to
3,927 sf, which was the size of the one existing residential unit in the building
and 2) that the unit be use restricted accordinq to Old Code Section
17.26.075, which states, `condominium units created shall remain in the short
term rental market to be used as temporary accommodations available to the
qeneral public.' PEC recommended denial for the purpose of maintaininq
retail in the Villaqe core. Council overturned PEC and approved with Staff
conditions 7-0)
o Ordinances No. 1 and No. 4, Series of 2000, a major amendment to Special
Development District No. 6 was approved to allow for construction of the Vail
Plaza Hotel.
o Ordinance No. 15, Series of 2001 adopted a revised Approved Development
Plan for Phase I, which brought the total allowable GRFA for the entire SDD
No. 6 to 182,325 square feet.
o Ordinance No. 21, Series of 2001 adopted a revised Approved Development
Plan for Phase IV (i.e. Vail Plaza Hotel), and did not specify, in the form of a
revised Approved Development Plan, the total allowable GRFA for the
entirety of SDD No. 6.
o Ordinance No. 32, Series of 2003, adopted a maior amendment to SDD No.
6, allowinq for the conversion of 2,132 square feet of restaurant area to
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create a new dwelling unit above the Alpenrose Restaurant, which increased
the amount of allowable GRFA for SDD No. 6 to 184,708 sq. ft.
o Ordinance No. 6, Series of 2005, adopted a maior amendment to SDD No. 6,
Phase I, to allow the conversion of 1,158 square feet of retail space (Phoenix
Risinq and Steven Reeves Art Gallerv) to residential which increased the
amount of allowable GRFA for SDD No. 6 to 186,561.
Commercial to Residential Conversions in SDD #6 Comparison Table:
The following table includes ali amendments within SDD #6 that included the conversion
of commercial and/or office space into residential.
Reference Ordinance Converted Linear Resulting Resulting
Name Commercial Feet on Total Retail Total
Square Pedestrian for SDD #6 Allowed
Footage Plaza GRFA for
SDD#6
Original SDD No. 7, Series Na Na Unknown 100,000
No. 6 Approval of 1976
1989 No. 24, 3,927 (Primarily Unknown Unknown 124,527
Conversion Series of 2"d and 3�d
(Good's Retail 1989 floor*)
-old Plaza
Building)
2003 No. 32, 2,132 (700 sf Estimated 44,724 184,708
Conversion Series of on pedestrian 70 feet
(Alpenrose) 2003 level)
2005 No. 6, Series 1,158 (107 sf 18 feet 43,566 186,561
Conversion of 2005 on pedestrian
(Phoenix level)
Risin
2008 No. 1,237 (All on 12 feet 42,329 187,798
Proposed Series of pedestrian (north) +
Conversion 2008 level) 36 feet
(east) =48
feet
* The September 26, 1989 Staff memorandum states that the conversion was on the 1St 2"a and
3�d floors and primarily on the 2nd and 3rd floors. Neither the memorandum, nor the floor plans
specified square footages. The building has since been redeveloped, therefore Staff could not
visit the site to measure the area.
IV. ROLES OF THE REVIEWING BOARDS
Order of Review:
Generally, applications will be reviewed first by the PEC for impacts of
use/development, then by the DRB for compliance of proposed buildings and site
planning, and final approval by the Town Council.
Planning and Environmental Commission (PEC):
The PEC shall review the proposal for general compliance with the criteria set
forth in Section 12-9A-8: Design Criteria and Necessary Findings, Vail Town
Code.
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Desiqn Review Board:
The Design Review Board has no review authority over a Major or Minor
Amendment to a Special Development District (SDD), but must review any
accompanying Design Review Board application.
Town Council:
Upon receipt of the report and recommendation of the Planning and
Environmental Commission, the Town Council shall set a date for hearing within
the following thirty (30) days. Within twenty (20) days of the closing of a pubiic
hearing on a proposed SDD, the Town Council shall act on the petition or
proposal. The Town Council shall consider but shall not be bound by the
recommendation of the Planning and Environmental commission. The Town
Council may cause an ordinance to be introduced to create or amend a special
deve�opment district.
V. APPLICABLE PLANNING DOCUMENTS
Vail Town Code
12-9A: Special Development (SDD) District
12-9A-1: PURPOSE: The purpose of the special development district is to
encourage flexibility and creativity in the development of land in order to
promofe its most appropriate use; to improve fhe design character and
quality of fhe new development with the town; to facilitate the adequate
and economical provision of streets and utilities; to preserve fhe nafural
and scenic features of open space areas; and to further the overall goals
of the community as stated in the Vail comprehensive plan
12-9A-2: DEFINITIONS (in part)
Maior Amendment: Any proposal to change uses; increase gross
residential floor area; change the number of dwelling or accommodation
units; modify, enlarge or expand any approved special development
districf (other than `minor amendmenfs'as defined in this section).
12-9A-8: DESIGN CRITERIA AND NECESSARY FINDINGS: Please see
secfion Vll of this memo which states and discusses Section 12-9A-8.
12-7A: PUBLIC ACCOMODATION (PA) DISTRICT
12-7A-1: PURPOSE: The public accommodation districf is intended to
provide sites for lodges and residential accommodations for visifors,
together with such public and semipublic facilities and limited professional
offices, medical facilities, private recreation, commercial/retail and related
visitor oriented uses as mav appropriafely be located within the same
zone district and compatible with adjacenf land uses. The public
accommodation disfrict is intended to ensure adequate light, air, open
space, and other amenities commensurate with lodge uses, and to
maintain the desirable resort qualities of the zone district by establishing
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appropriate site development standards. Additional nonresidential uses
are permitted as conditional uses which enhance the nature of Vail as a
vacafion community, and where permitted uses are intended fo funcfion
compafibly with the high density lodging character of the zone disfrict.
Town of Vail Land Use Plan
Chapter I- Infroduction - 1. Purpose of Project (in part):
This document is intended to serve as a basis from which future decisions may
be made regarding land use within the Valley. The primary focus of the Land
Use Plan has been to address the long-term needs and desires of the Town as it
matures.
Chapter ll-Land Use Plan Goals and Policies:
Staff has inciuded the relevant Goals and Policies of the Land Use Plan in
Section VII, Criteria D, of this memorandum.
Vail Village Master Plan
Staff has included the relevant Objectives and Policies of the Vail Village Master
Plan in Section VII, Criteria D, of this memorandum. The subject property is
within Vail Village Master Plan `Mixed Use Sub-Area #1,' shown below.
MIXED USE SUB-AREA (#1)
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The Mixed-Use sub-area is a prominent activity center for Vail Village. It is
distinguished from the Village core by the larger scale buildings and by the limited
auto traffic along East Meadow Drive. Comprised of five major development projects,
6
this sub-area is characterized by a mixture of residential/lodging and commercial
activity.
There is a great deal of potential for improvements to bofh public and private facilities in
the area. Among these is the opportunity to develop gateway entries to the Village at the
4-way stop and af the intersection of Vail Road and Meadow Drive. It is also a long ferm
goal to sfrengthen the connection befween this area and the Village core area by
reinforcing the established pedestrian linkages. Pedestrianization in this area mav;
benefif from the development of retail infill wifh associated pedestrian improvements
along Easf Meadow Drive and the development of public access fo Gore Creek.
A significant increase in the Village's overnight bed base will occur in this sub-area with
the development of the final, phase of the Vail village Inn project. In addition, commercial
and residential/lodging development potential is identified in sub-area concepts 3, 4, 6
and 8. The completion of these projects will essentially/eave the sub-area "built out".
#1-1 Vail Villape Inn (Map ripht)
Final phase of Vail Village Inn project to be � rfi�' �f `
completed as established by development plan .�� 3 _ ' . ���. �- -^
for SDD #6. Commercial development at pround, �r�� �``�
level to frame interior plaza with greenspace. '},, , . ti�i�ti�'� �°�+°�
Mass of buildin s shall "ste u " from existin �`+ �� -11� � �r�?„;��-u-
9 p P g
edestrian�scale alon Meadow Drive to 4-5 ��; �:����f 4 i } , t � ��� • �
p 9' � �.�.�� � ��.�;,� =
stories along the Frontage Road. Design must be , i��. -
sensitive fo maintaining view corridor from 4-way - � =_ -��
stop to Vail Mountain. � r{ ��� ` ; ��r��_ .;
� ,�,1 .. �.�Ljf �
1 a`1y � �VILLA�3E 1Ni PLAZA
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#1-6 Crossroads Infill(Map right)
Commercial infill over new underground parking � ���.�:�
lot in conjunction with a large public plaza with ��-��f `�
greenspace area (existing and new parking ; �� ,�„� ,._. � .�1 _-, ,� �
,f,,..-- - r-L;--1, - e
demand to be provided on site). While ��:�, ,�-- �, ?
configurafion of infill may be done a number of -�L� '� . —' -- � � I 'e _�
ways, it is the overall infenfion to replace existing � �' =� �A���g� ���p I ;
surface parking with pedestrian corridors into a � '� � �� ��j��j ��j �
commercial area, as well as fo rovide a sfron ��' ='� � -� �'t', �� �
p 9' �`��i1 +RN[N.
building edge on Meadow Drive and streetscape °;� �", � ��
im rovements. Im rovement of the lanted buffer �`' $�E � c= ,�;�F�
p p p ��_�`� 4� :a .. �:r;
adjacent to fhe Frontage Road is a/so important. 1 �� ,'-'�-�- -� ,�'� ;.--
Relocation of loading and delivery functions and �y ME ��W "`��
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, � �
entry to parking structure from Frontage Road is � ! ��;; ,, i���� �`.J-;.� ,
strongly encouraged to reduce traffic on Meadow _�J�4�9M1N �4����p` f,,ti��� ����,;
Drive. Potential to improve fire access a/so exisfs
in the redevelopment scheme.
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VI. ZONING AND LAND USE
Zoning: Special Development District No. 6 and
Public Accommodation (PA) District
Land Use Plan Designation: Village Master Plan
Lot size: 3.45 acres or 150,282 square feet
Development Standard Allowed Existinq Proposed
GRFA: Per Staff Memo* 186,561 sf 187,798 sf
(+1,237 sf)
Retail Area: Per Staff Memo* 43,566 sf 42,329 sf
(-1,237 sf)
Setbacks for Building No 2, Phase III (subject site):
North: Per Dev. Plan** 20' to bldg. No Change
South: Per Dev. Plan** 24' to prop. line No Change
East: Per Dev. Plan** 16' to prop. line No Change
West: Per Dev. Plan** 0' to prop. line No Change
Building Height for Building No 2, Phase III (subject site):
Per Dev. Plan** —35.5' No Change
Parking: Per Staff Memo* 291 spaces No Physical
Change
*Note: The number of required parking spaces in
the Vail Village Core Parking Area, for a dwelling is
1.4 spaces, for office is 2.7 per 1,000 (115 sf
decrease - .31 spaces) and for retail is 2.3 per
1,000 sf (1,084 sf decrease — 2.5 spaces).
Therefore, the parking requirement would decrease
by 2.81 spaces, with the loss of 1,237 sf of
commercial. One existing, underground parking
space is proposed to be deeded to residential unit
#110 if the proposal is approved.
Site Coverage: Per Staff Memo* 92,036 sf(61%) No Change
Landscape Area: Per Staff Memo* 36,433 sf(30%) No Change
Employee Housing: The proposed addition triggers an employee
housing mitigation requirement under Section 12-
24, Vail Town Code (Calculation in Attachment C).
� The allowed standards are the existing conditions, stated under`Existing' in the table, taken from
PEC Staff Memorandum regarding the last amendment to SDD#6, dated January 24, 2005.
*�The allowed standards are the existing conditions, stated under'Existing' in the table, taken from
the approved development plans dated 4-4-80, revised 2-2-81, drafted by Santangelo-Dahman
Architects.
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VII. REVIEW CRITERIA AND FINDINGS
Section 12-9A-8, below, outlines the design criteria for Special Development
Districts. Staff has responded to each of the criteria as they relate to the
proposed conversion of existing office and retail space to residential for an
addition to an existing dwelling unit.
12-9A-8: DESIGN CRITERIA:
The following design criteria shall be used as the principal criferia in evaluating
the merits of fhe proposed special development district. It shall be the burden of
the applicant to demonsfrate that submittal maferial and the proposed
development plan comply with each of the following standards, or demonstrate
that one or more of them is not applicable, or that a practical solution consistent
with the public interesf has been achieved:
A. Design compatibility and sensitivity to the immediate environment,
neighborhood and adjacent properties relafive to architectural design,
scale, bulk, building height, buffer zones, identity, character, visual
integrity and orientation.
Staff believes the proposed exterior alterations, including new windows
and a door are compatible with the existing building architecture. There
are no exterior building additions proposed.
B. Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
Staff believes the proposed use change of the existing commercial service
(Digits Nail Boutique), office (Robinson, Mitchell & Associates) and retail
(To Catch a Cook) on the pedestrian level of the building is inconsistent
with the surrounding uses and activity. The proposed addition will privatize
the pedestrian-level fa�ade and create an un-welcoming, in-active, dark
plaza frontage that will hinder the existing, adjacent retail (Tezla Lingerie)
and showroom (Claggett-Rey Gallery) activity in the pedestrian plaza. The
subject site is within the Public Accommodation Zoning District, which
purpose states: permitted uses are intended to function compatibly with the
high density lodging character of the zone district. Staff believes the
conversion of existing commercial space within Vail Village's core, to
residential, would be in conflict with the intent of the Public Accommodation
District, in that a private residence, on the pedestrian level, does not service
guests or function compatibly with the public use of the pedestrian plaza.
The adjacent property, directly to the east, Solaris, is currently under
construction. The proposed plans include a pedestrian tunnel that will link
the Vail Village Inn pedestrian plaza (subject property) with the proposed
Solaris plaza and shops. The tunnel, when complete, will provide a
pedestrian connection that increases circulation and vibrancy through the
retail corridor. The pedestrian connection in the subject property retail area
is highlighted as part of the Village pedestrian network, illustrated in the Vail
9
Village Master Plan - `Parking and Circulation Plan' (below).
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Staff has attached citizen and business owner letters and emails
(Attachment E). Please note, that the letter from Mr. Robinson of
Robinson, Mitchell & Associates LLC, states that he is in support if he can
continue his office operations in the same building. An office use is a
Conditional Use in the Public Accommodation District, and with the
proposed change in office size, Staff would require a Conditional Use
Permit (CUP) application to re-evaluate the CUP criteria related to the
proposed changes.
C. Compliance with parking and /oading requirements as outlined in
Chapter 12-10 of the Vail Town Code.
The proposed conversion of 1,237 square feet of commercial to residential
would reduce the parking requirement within SDD No. 6, by 2.81 spaces as
calculated in Section VI, Zoning, above. The proposal includes plans to
deed 1 additional parking space to unit #110, bringing the total to 3 spaces.
The provisions of SDD No. 6 (Ordinance No. 16, Series of 2004) state the
following with regard to loading and delivery:
Section 5.9. "That the Developer provides a centralized loading/delivery
facility for the use of all owners and tenanfs within Special
10
Development District No. 6. Access or use of the facility shall not
be unduly restricted for Special Development District No. 6. The
loading/delivery facility, including docks, berths, freight elevators,
service corridors, etc., may be made available for public and/or
private loading/delivery programs, sanctioned by the Town of Vail,
to mifigate loading/delivery impacts upon the Vail Village
loading/delivery sysfem.'
It shall be noted that any proposal in Phase III, if approved, would require a
link to the loading /delivery system mentioned in the above provision.
Specifically, a condition of approval shall require a new loading and delivery
garage door on the west end of the existing underground parking garage
(Under Building No. 1 in Phase III) that aligns with the Plaza's existing
loading and delivery garage door at the east end of the underground
parking garage, accessed off the South Frontage Road. The garage door
addition will provide loading and delivery services to Phase III and would be
a condition of approval for any proposal in Phase III. Since this application
was submitted, a building permit was submitted to comply with the above
mentioned loading requirement, and is currently being reviewed.
D. Conformity with the applicable elements of the Vail Comprehensive
Plan.
Staff believes the proposal, to convert existing office and retail space,
fronting on a major pedestrian way in Vail Village, to residential for an
addition to an existing dwelling unit is in conflict with the following sections
of the Town of Vail Land Use Plan and Vaii Village Master Plan.
Vail Land Use Plan
Chapfer ll— Land Use Plan Goa/s and Policies (in part):
The goals articulated here reflect the desires of the citizenry as expressed
through the series of public meetings held throughout fhe project. These
goa/ statements should be used in the evaluation of any development
proposal.
1. General Growth/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 fhe permanent
resident.
3. Commercial
3.4 Commercial growth should be concentrated in exisfing commercial
areas to accommodate both local and visitor needs.
Staff believes this goal to concentrate commercial growth in existing
commercial areas supports a desire to also keep existing commercial space
within existing commercial areas.
11
4. Village Core/Lionshead
4.1 Future commercial development should continue to occur
primarily in exisfing commercial areas. Future commercial
development in the Core areas needs to be carefully controlled to
facilitate access and delivery.
4.2 Increased densify in the Core areas is acceptable so long as the
existing character of each area is preserved through
implementation of the Urban Design Guide Plan and the Vail
Village Master Plan.
Vail Village Master Plan
2.4 Obiective:
Encourage the development of a variety of new commercial
activity where compatible with existing land uses.
2.4.1 Policv;
Commercial infill development consistent with established
horizontal zoning regulations shall be encouraged to provide
activity generafors, accessible greenspaces, public plazas,
and streetscape improvements to the pedestrian network
throughout the Village.
3.1 Objecfive:
Physically improve fhe existing pedestrian ways by
landscaping and other improvemenfs.
3.1.1 Policv;
Private development projecfs shall incorporate streetscape
improvements (such as paver treatments, landscaping,
lighting and seating areas), along adjacent pedestrian ways
3.3 Oblective:
Encourage a wide variety of activities, events., and street life
along pedestrian ways and plazas.
4.1 Obiective:
Recognize the different roles of each fype of open space in
forming the overall fabric of the Village.
4,1.2 Policv;
The development of new public plazas, and improvements
to existing plazas (public art, streetscape feafures, seating
areas, etc.) shall be strongly encouraged to reinforce their
roles as attractive people p/aces.
E. Identification and mitigation of natural and/or geologic hazards that
affect the property on which the special development district is
proposed.
According to the Official Town of Vail Geologic Hazard Maps, the proposed
additions are not located in any geologically sensitive areas or within the
100-year floodplain of Gore Creek or its tributaries.
12
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 proposed addition does not disturb any natural features or vegetation.
G. A circulation system designed for both vehicles and pedestrians
addressing on and off-site traffic circulation.
The proposed conversion of existing office and retail space to residential for
an addition to an existing dwelling unit on the existing pedestrian plaza level
will be detrimental to the pedestrian/ visitor experience by limiting the
activity and vibrancy on the pedestrian circulation corridor. As mentioned in
Criteria B, above, the subject property pedestrian plaza is part of the Village
Pedestrian Network, designated in the Vail Village Master Plan — `Parking
and Circulation Plan.'
It shall be noted that any proposed changes to Building No. 2 of Phase III
(subject property), if approved, shall require the improvement of the
pedestrian walkway, pursuant to policies in the Vail Village Master Plan, on
the east side of Building No. 2, connecting the north pedestrian plaza with
the East Meadow Drive walkway. Improvements shall include, but not be
limited to, resurFacing, landscaping and ADA (American's with Disability
Act) compliance.
H. Functional and aesthetic landscaping and open space in order to
optimize and preserve natural features, recreation, views and
functions.
No changes to landscaping are proposed through this request. However, if
approved, Staff would recommend a condition of approval be added to
improve the landscaping on the east side of Building No. 2 along the
pedestrian walkway.
I. Phasing plan or subdivision plan that will maintain a workable,
functional and efficient relationship throughout the development of
the special development district.
The addition is not proposed in phases.
VIII. STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission forwards a recommendation of denial for a major
amendment to Special Development District No. 6, Village Inn Ptaza, pursuant to
Article 12-9A, Special Development District, Vail Town Code, to the Vail Town
Council. Staff's recommendation is based upon the review of the criteria found in
Section VII of this memorandum and the evidence and testimony presented.
13
Should the Planning and Environmental Commission choose to forward a
recommendation of denial to the Vail Town Council of this proposed amendment
to a Special Development District, the Department of Community Development
recommends the Commission pass the foilowing motion:
"The Planning and Environmental Commission recommends denial of a
major amendment to Special Development District No. 6, Village Inn
Plaza, pursuant to Article 12-9A, Special Development Districf, Vail Town
Code, to allow for the conversion of an exisfing office and retail space to
residential for an addition to an existing dwelling unit, located af 68
Meadow Drive (Village Inn Plaza)/Lot O, Block 5D, Vail Village Filing 1,
and setting forth details in regard therefo."
Should the Planning and Environmental Commission choose to forward a
recommendation of denial to the Vail Town Council of this proposed amendment
to a Special Development District, the Department of Community Development
recommends recommends the Commission makes the following findings:
"The Planning and Environmental Commission finds:
1. That the amendment is in-consistent with the applicable elements of
the adopted goals, objectives and policies outlined in the Vail
Comprehensive Plan and is in-compatible with the development
objectives of the Town, based upon the review outlined in Section Vll
of fhe Staff's September 22, 2008, memorandum to the Planning and
Environmenfal Commission; and
2. That fhe amendment does not further the general and specific
purposes of the Zoning Regulations, based upon the review ouflined
in Section Vll of the Staff's September 22, 2008, memorandum to the
Planning and Environmental Commission; and
3. That the amendment does not promote the health, safety, morals,
and general welfare of the Town, and does not promote the
coordinated and harmonious development of the Town in a manner
fhaf conserves and enhances its nafural environment and ifs
established character as a resort and residential community of the
highest quality, based upon the review outlined in Section Vll of the
Staff's September 22, 2008, memorandum to the Planning and
Environmental Commission.
IX. ATTACHMENTS
A. Vicinity Map
B. Proposed Architectural Plans
C. Inclusionary Zoning (Employee Housing) Requirement
D. Applicant letter
E. Citizen letters and emails
14
Attachment A: Vicinity Map
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Attachment B:
Proposed Architectural Plans
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—
R A�ENOME�r To AH
2g
Attachment C:
Inclusionary Zoning Requirement
Section 12-24, Vail Town Code
Colondo Company Addition
Legal Description: Lot O, Block 5D,Vail Village Filing 1
PEC 08-0049
L Net New GRFA for Colondo Company Residence
A. Residential Increase= Inclusionary Zoning
Increase in GRFA= 1,237 sq ft increase
Inclusionary Zoning requirement= 10 percent of net new residential sq ft
1237 sq ft x 10 % = 123.7 sq ft required deed restricted employee
housing
B. Possible Method of Mitigation for Inclusionary Zoning
L Fee-in-Lieu
i. Provide a fee-in-lieu payment to the Town of Vail of
123.7 sq ft x $301.65 / sq ft= $37,314.11
II. Payment of the Fee-in-Lieu
A. Payment of the fee-in-lieu of$37,314.11 must be paid prior to the issuance
of a building permit for the project
29
Attachment D:
Applicant letter
�
nrro�rt°s a cc�vusLwes a r��u�
IC�'3p South FmnEacx Raad West.Suitc 200
��rypy�ri�try �T �][� �7y- V A71�tY]L(7KM1�'l(]A 16S i
Ak'u.l1.11.1415(4n L�L 1J,{/�FLA� I.e�.�.r.�. �f�E�.l„IS]'114NE;f57U}i36-�414
F1vJ(�{�76pA7d-?I.fA
41Fff�'E51ia:DENV@R�CULdIW06 SPRfNGS
PEPOENlX�kEND�LAS V EGAS
Tierzn�h}'N.nc�'lin
� 6irect U7aE�{ry7p�7e)0-@6[YS
E-rttail:Stlevf i n(qs he rm a nhua'ard.eum
Septerrtber 24,��1(}$
T'owzi df Vail
IJepartment af Ca�nmunity Der+elopment
`]5 5ou�h�ao�itage I{oad'
Vai1.CC} 81657
.4ttn: N�cole Petet�son, �'lanner
Re; Calon�a Carnpaoy,C]�z�#GU�,Vitfage Inn Piaaa
Re��est far Apr}rar�aI far��1�Iajor Are�e�adment ta SDD#6 tc�Inercase tl�e Tatal
Allawable GIt�A�vifhin the Tlistz-ic#fram 186,5fr1 sq.€t.tn 1�7,T9$sq,��.
I7ear Nicale:
Thar�k you f�a�°th.e e��pai�u�ity�ta submi�rev�sed info��tation and c�esi��a►drau�ings related to
Applicaatt Calandn�ampany's,pendzn�;a���alacaticrn fcsr�MaJor�rnencfinent to 5I)D k�•fi. This letter and
accompanyit�g a��ateriEils are inteakded to tnodify the applicatis�n as descrihed l�er�in.
I. D�escxi t�an of the N�tur�af the lte�rised I'ro`ect:
"Ihe�lgplicant,Colondc3 Coni�any,current a�rter of Viila�;e i�in Plaza C�ndas�uraium Urkrt#1 1�,
is requesti�ig approvat far a m�j�r amendment ta SDI7#�6 to increase th�tot�I r�llowa6ie�rass resi�i�ntial
flaar area(G�:F`A}u�itlli��t�3�district frs�m t 8C�,5{1 sq.f�.ic� i 87,748 st�. f�. '1"i�e Applicant is gr4gasin�;ka
c�aml�ine C1�i�f#1 1 Q ti��ith a poaiion ofUa�it#6i12 located immec�iat�ly bzlog�+. Unit#642 cuz�re�ztly totals
a�graxinaately�3,�2� sq. ft.,and i:s nnw I�ased by four tenants: {i)L7i�ts Nail F3outique(1(]8 sc�.f�.), ��i)
F�obiazsan,N�ilct�e�l Xc Associates{3l2 sq. ft.)„[iiij To Catch�Cnvk(1.83(7 sq. ft.),at�d[i�f}Tezla's
�.ingerie�379 sq_ #`t).
T�e c�n rtion c�£Unit#(�Q�that tk�e Appla��nt is propaosing t�cnnuert fi°am retaa�and s�ffice uses tcr
resid�nti�l use(tlie"Pi�e�nises"�15 7S fp11D'4G5:
(ij a�l�f Di��ts�Iail Bauticiue(u�liis;h will I�e re�oc�ttecl elsewher2 s,�'itlain I�G92): l{78 s�. #�.
(ii)portion crt R�1�inson,Mitclaell(wl�.ick�wili�ikcly remain in recnnfi�ured space): 1]S sq. �.
�[iif)�arirc�r�of'1-'o Catch a Gaok(��h�ch wi11 be r�fcrcated into Te,la's�acated space): 97�sq. ft.
fiW1 miscellane4us e{�, . interior partitican walls rem��ec�) ________ 3�sc�.i�.
TDTAL: t,237 sq,ff,
En�lasec3 herewvitt�are existing a�id pro�osed archiLe�tural des�grz dratuings prcpar�d by�l:ue Lirre
Arc.tutects fr�r lhe�p�alicant,whi�h laac+e been r�vis�ed f►°c�r�r t�kie ariginai submassic�n. GRl"A has been
recEucecl from 1,483 sq. ft,t.a i,2�7 sc�. ft.,and 197 0�312 sq.ft.�f Rabinsan MitcheIl's space is rel�ined
as afficel reiai�use.'T��ere are twr�primary cc�an�aanents to tt�e propas�d prc3jeet request;{1)co:�versi�n of
t�ie Premises(!,2�7 5P� frc�m relaiI and QFfic.e�ses to resi�l�t�Vi�r1 use(e��nsaecti�tg ka 1Jnit#i l�a�ove—
lewel IUS.a'}�at�d(2) canu�rsi�n of e,ne�xusting bedroorn�nd t�xthraom iz1 C7taif#1 I€l(level 145.0'}Ev
30
�"h��-rnan B� �oward�,.r,.c.
hecarne a dining area. Add'aFit�nal menc�r aiterations#v existi�ag Unit��l0 inclucle the additann af a�owder
�]dt�ls a pa�try,and an interir�r staFr cor�tteclxrtg Unit»�i 0 to the Fremises below-
YL St€�teament af Hoiv and�'Vhere the Pr�ar�ased�7evel�prnent Deaiates from tl�e I]�ev�elopment
5tand$r�is in tl�e Pronertv's Uns�erl�°in���e�listrict:
'�'�ae�x��derly��ng z4nin�;dis#rict is I'�ablic P�c�c�mmcadati.a�i�PA). The propased�?roject does not
deuiaFe frarrt the I?ewelopment Standard.s in the FA D'aslrict. `C`he Appl�cat�t is rec}�aestia�g tv iaZCr�a��the
tatal allc�wable GRFFA within SDI�#tfi�roni�$G,56� sq. ft.to 1�7,798 sq. ft.by the adc�ition�f 1,�37 sc�.
[t.�rf GRFA.
III. �onin�and Park9n�AnaIVSis.
Unit�#6(��:
�xisting afface&retail area,U�it#G42: �,229 sq. ft.
Area of�nrtioi�af Unit#5Q2 cs�i��erted from cafCi�e&r�t�i!uses to residential u�e: 1,208 sq. �t.
Remainin�s�F�ice and retail area,Unit#[02= 2;i121 sy. kt.
Nate that af the t,2{]� s��ff,pr�posed to be convtrted frr�m retail&aff�cc uses#o residential��s+�,
oniy 1Q$sq.ft.(�igits�has f�-+ont�ge alang thc ped�sYpian plaaa,the ren�aining 1,�0{5 sq.ft.is
inteariar tb the�uildiu�.
Uai##Al[l,
Existiirg G�PI�,LJnit#1�a� 2.31(}sq. ft•
AdrlifionaP C�RFA,Prernis�s(car�vet-ted parti�n of Unit#b�J2): 237.sq•f't.
'�'okaP GR�'�'!�.c�f Llnit#1�0�after cornbinatinn�.vfi'reinises}: 3,547 sq. ft.
�a�rking:
Resicl_�ntia��Use: Vill�ge I���1 Plaza is located withen Cornm�rcial�are Area Parking Map 1,�u'ail Village.
Per Towr�Code�12-1{�-t�}, �ill�l�uelli�g u��sts in Gare tLrea Parkin�Map 1,regar�less af size, are reyuire�i
to hav�e a anin�mun-�c�f 1.4�arkin�s��ces. There�are,tl�e additis�n of 1,237 sq. {�.af�al�A to[]nit#11 C1
wili nat resuli ir�any a�l��ita�nal parking spaces�eing requ�r�ci.
R�tai1&CJf�ice Use�:I'lae d�crease af ap�araximately 1,2i1$net sq. fl.of professio��al�FCi�e and retail ared
from a portiaaa ofUnit#b02�,�ill result in an aVerall decrcasc in parkin�;rec�uired as falinws:
�etaii and Fersonai service area being eaia�ina�ed frc�m[init#6{l2{1�8+975)equals 1,0$�sc7. ft.,which
results in a�edu�tion af 2.5 parkii�g spacea(l�ased a�y recpuirement of 2.3 s�iaces�er I,UQC}sq, ft_}; and -
Prafessional,'brasi��ess at�'ice area�ieing�Iiminated from Unit#5(J2 equals I 15 sq. ft.,wlaich results ir�a
rerluctian af 0.3 parking spaccs(based an requirement af 2.7 spac�s per�,UO�sc�. �..),
'I°U"lAi,REI]U['TIC}�V�N PAI�KIN�DEMr"�NIl: 2.$PA�,f]til�;SPt�C�S
IV. I?esi�n C:rit�ria far�valuati�g fhe 11��rit�r�#°the Prnpused{Chan�es tv) St�ecial
Deveinnanent distr#ct{fram"1'v�v�Cnde 1z-9A-81:
A. Desi��co�patilhilit�,=a�d�ensiYivity to the im�edi�te envirnn�nent,neigl�harh�vs�anci
�rdjacen#pr��erties rclative ta archiYect�ra�desi�n,s�a�e,bulk,huiltiing hei�;bt,huffsr
xanes,icientity��character,visual integrity an�nrientaiion,
�
31
�he�rrrtan. & Hn��rd L_L_c_
Ttie pr�rposecl exterior alt�raiicsns,iz�ciuding ia�w winc�or��s and an�ntry daor are c�rnpatibl�with
tk�e exzstit��b�r€ldin�ar�l�it�cEtare.There are a�o exteriax bui�ding additions praposec�.
$. Uses,a�tivity a�d density w�ich pr�vide a �ampatibie,ef�ciea#�nd tivark�b�e rel�t�onship
4V1��i$IIXT041II4�1I1�¢,41SC$AI!(�ACL'I4"1�'�.
Tlze prflpers�xl c�anversioar and addati���al GR�'A are c:c�iisis�ent with the surraunr�in�u�es an�
ac4i�ri�ies,and vvc�uld likely resuIt in increased acti�ity in t�e area sgnce L)nit d 1 Q is nccupied k�}+the
.�.p�alicanf and its guests,on avera�e,eighty(�0)d�ys�er ski seasv��. Nate��aat Digit�will l�e r��ocate3
witliin tlie saFne building at a rliffetent l�cati4�,as avil9 the pflrkior�of Tc�Catcti a�otik being�esnvertzd
(axaare below}.
Note als�ti�at tiae portion c�f Ro��i��snn Mitclael�'s space prr�pc�secf t�be ccrnver#ed frc�m office to
resid�r�4iai use is I 15 sq. ft.,and tl-�e Pvrtion af"�'o Catch a Caak's space to 6e c�+�7verted fram retaii ia
resi�i�ntia�l use is�76 sq, ft. P,�t�th spaces are interiar to th�buildin�,ar�d do nc��fr�nt d'uectly c�nic�lhe
pedestraan plaza. Thus,af`tl�e I,199 sq_#�.�hat is�ropc�s�ti lc�he cnnverted from retail aa�d a�ffice t�ses l�a
residentiaP us�, atxly la8 s�. f�.{I]igits}h�s r�ir�ct frc,ntage alaaag the pcc�cstriara plaaa;tl�e rexna�i�iz�g 1,�p91
sq. [t. (1 15+976)is inierie�r tc�the 6t�ildin�. "f'n Gate�� C'oo�will recaiifigzkre its leas�d Gpace t4 i�7�lude
the area�eurrently occupied by T�a�a's;�arhicl�lias decided na�#o renedv its lease. Thc I(?8 sq. �t. �roFn
Ui�its' Spa�e Will�e used t6 accp�7fliTiQ[�afC�i Slt]c�I�Ciltly fayer�nc�ne�v stairw�y t�o L1r�it#i la as shown
�ii th�era�las�c�revised fioor�lans.
+C. �orr�plisnce with parkir��aa�d loadin�requirements�s autlined in['t�apter 12-10 nfthe Vail
Ttiwn Cnde.
�. Parkir»:
�. ltesadential Use= �1ill.age Inn PFaza is lacated within�omn�ercial Care Area Parking IV�ap
1,Vail Vitaage. �er Tawr�Ca�ie§12-10-T{7,�11 r�wellirxg units in Cvr���ea�arking M�p �,
regardless c�f siae,are requir�d to liawe a iniiair��m of p.4��rking st�accs. °Tlje ae���t�a��a�1,237
s[�. i�.af G�A tc�Ur�it�1 iD will nr�t resu]t ir.� ariy addi#i�naI p��rking spac�s�eing rec�uia�ed.
l�. R�tail&Offrce LJses. Th�e d�c.rease of a��roximateiy 1,2{}8 sq.ft.a�'prafessional�ffice
��zd rezai�area fram a portaon af Unit;�fs{}2 wiil resu1.t i��aza overaIl d�cre��e i�1 parkitzg rec�u�rec�as
foll�r�rs:
�etail and nersozzal service area 6ein�con�rerted£rarn�nit#�i(32 equals 1,4}84 sq. ft- (I{1$+
97�i�,t�hielt results�n a redeaction vf 2.5 garkirtg spaccs{1�as�d on 2.'a s�aces11,4{�fl sq. 1�.�,
1°rcrfessi�na�lbusi��ess c�f�ice are�being eliminat�d from Unit#602�t��aals 115 sq. ft,, whicl�
resu�ts in a�-eduction of 4.3 p�rking spac�s(b�sed nn 2:7 sgaeesfl,0[3(}sq. ft.
1'+[I�TAL R�IIU�T��C}N�N PA�tC�I1�G�E1VI�►Ni]: 2.8 r�t�:I1V�SYAC�S.
2. �aadine:T'I�e pro�osec�conVersion r�rill h�r�e�o impack on fo�c�ira��vvit�iin SDL�#b.
D�. ConformilgF►r°ith the applicable elements nf ihe Vail Compre�ensive I'isn.
TIZe pr�p�rs�s3 addition vf 1,237 sc�. ft.af GRFA ta SL�D#6 is in cc�nf�rmance�►�ith the applicable
�lernents ofthe Vai.l�ornprehensive Plan,VaiI Land Use Pian,�nd the Villa���4�faster Plan. It should be
32
5hear��n & Hovvard�.�.c,
n�ted tha�similar requested�o���ers�csils for i�icre�sed+G1�A wit�iin SI�D#G have heen a�aproved by
T�rwr�Cc�uncil{�t�.er recammend��iarls af a}aproval fram bath staff and PEC)far tl�e fallowing:
l. Units 17&29„Vai]Valla�e Pia�Candaminium� Phase I(20�,�).
T'�xe ap�fic�nt u�ader tl�is request for a r�ajos a�ne��dr�e'�t to S1�T�#�rec�iv�d a�aprovaa t�
cQnvert porlic�ns af thei�I.Tnits 17 and 29(forrr�er�y Pl�ae�iix R�s��ng s���Steven Reeve Art Gal�ery
lncatiQ�ns}from re�aillcornr�tercia�use�a a new dwelling unit,thereby adciing 2,144 sq.ft.. af
GR�'A to SL]D#5{and increasir��densityp. C'ntry t�this n�e�,x�Unit#25� is rlirecily frorr�nf tl-ie
�e�estrian urZlkway.{,See Qrdina�ce No.b,Series of�D[F5,and staf�'merfln ta PIrC daYed
,��nuary 29,2f�(}�,)
2. Fortion of Alpeairns�Res�aurant.Vaip Vill��,ge Plaza�;o��da�.n.iniurz�s.Plkase I(��143}.
7'l�e a�plicant unt�er this request£�r a�-�ajcsr aax�endrrter►t to ST�U#6 reeeiwed appro�ua3 ta
converk�p�c��ti�n of th�AIp�nrase tr�a ne�v dweiling unit,tl�er�hy aclding 2,132 sq. �..a€CrFtFA
tQ SI)D#�(and ii�creeising c3ensity}. Entry tc�tlibs neu=r�n'rt is alsa ciireel�y fram tF�e peei�sirian
walkway. (See Ordinancc l�s�.32,5eri�s�f 2i}�}�, �nd sf�Ff rneme�io PEC�3aked June 9,
2UO3.}
E, �deutif�cAtior��ncl mitigakirrn nf neatural a�cl�'or�eQlagie l�a��rds that aftect th�properly�an
whech th�speciai de��e�O�l��tit i�lStCICt�S�t'(i�iUSi[l.
Ac�;orc�u��=to the C3fficia�To.�rn of Vail Geologi�:I-Iaz.a�-d Maps,the�rc��c�s�d ccsnv�.rsion area is
nat iocated i��ax�y geolagicaIly sensitiv�ar�<�s�r witl�in che 1{lf}-ycar flnodplain��`Gor�C�eek ar its
trihutaries,
F. 5ite�I�n,buildi�g design a�d lcrcativa and rr�+e�s�ace�ro�sians desigucd to p��ndue�a
fu�ctianal de��eloptnenf respa�sive��d sensi#ive ta nat�ral features,ve�eY�ttien and nr�erall
ztestbeYic quslity af the co[u�uaity.
Tlie nrc�pased additzc�n daes not disturtr an}�natural feate��e�or veget,�tion.
�. A cireulatinn syStem tiesigned for bath vehicics �nd pedestrians�dd�'ess�ng vm a�td off-si€e
traffic circulatia�.
The propersed cor�versir�n of existinb office�nd r�etail spacz tc�r�sidential use ftir an�dditi�l7 la
Appiicaiit's existing dwetling unit w�i11 have nc,det�-irr��ntal im}�aci�n wehi�u�ar or pedestrian c%rculati�n
on ar c�f#'site.See Sectian IV.�abe��e.
I3. Functional anrl aest�etic lan�l��apin�;am�v�en spacc in orc�er to n�kimixe and preserve
n�tural feafures,recre�#aa�,v�ews and fuzietfnns.
€Vn changes tv landscapiayg are�r€�posed ihrouglr this request_
I. Phasing pix�n or sr�l�d�visian plan that w�ill m�intarn a wark�e61�,�un�tion�l and effci�ent
rel$ti�nshi�t�hr�nugh4ut t�e develaptnent tri'the s�ecial devele�prr�ent dxstrict.
'rl��addiki�an is nn#propased i�p'hases.
4
33
S��erm�n � H�►w��� �,.L,�.
°I'hank you again for ynur assistance in workiikg Si�rou�l7 the issues that�lave arisen as a result af
Cotando C�rm�aL�y's 1�ppiicat.ion. I�lease dn nat hesicate to contaet rrie directly if yau have�ny t�uestivns
or dvould like add"ativnal inforrn�t�on.
Very Truty Yaurs,
�HEI�MMAN&I-IOWARD L.L. .
� • � .
.
Ti�nthy .Devlin
Bncfosures—Revi,sed Architectural I3rawin�s:
t�2.1 T Leve195.0' Existin�,+'Demalitictt PPan;
t�.2—L�vel 95.�' Prnpc�s�d�lc�ar Plan;
A2.3—Level l QS.�Q' �xistin�'I3�t�41itican Plan;
A2.4—I,evel 1�]S.i�' Proposed Floor I'lan;
R2.S—Level l Y4.�' Floor Plan(N�M�daficatians};
A3.1 —T'xisting and I'rap�sed�.�st Ele�atic�ns;
A3.2--Exs`stin�anci Prapt�sed North�levatians;
AS.1 —Vicinity Ma}�ai�d Pl3�to Iteference
cc; A.Cl�edrauk
.T.5taufer
S. Srummett
5
34
Attachment E:
Citizen Letters and Emails
Frorn: �t�#en1195co@aol.ca�m�
To: �npet��son�a vai�gov.corn�
Date: [�8!'�8f2E1�8 3:16�'i'�
Suhject: FZezaning
As�Io�g time Vai9 resident I arra wr�tNng to waice r�y canc�rr��ver fh�r�x�roing af Qigiis to a Vau6 IPlaza
evrodc�. I am urging you to k�e�D�gits in bus���ss f+�fill the n�eds�f le�c�ls,a�d#c�of�er a variety of
busan�sses nvt jus#Ivdg'sr�g in t�e Plaza area. [7igmts glv�es locafs an exc�se to cvme into Vail and see
what is happening�nd tb�f leads ta shopping and dining!W e ne�d mare businesses in Vail Vdllage not
more res�dences.
Si�cere6y, �DeboraFs Tennant 476-8523
Senk�6a BfackBerry by AT&T
35
. lU�1 G,Meacicrw Drive.SuiC�:(�
' Vai]Culnraalci �IC57
� UN1TEd 5'T�"I��S{)1=Ah9CRIC`!�
. PI1+�ne�J r S�=477-?!�i Fax 97�!�77�E i S
obi��an, �itch�e�l � ���D���t�� �,L�
TueSday, S�pt�mber Z3r �Of�B
Towr�af Vail
RIaN7ning Board
Vail Co. 81557
Sirs and Madams
I h�ve rr�y of�iCe in a pr�rt�an of the properry kr�s3wn as L}n�t 6(}2 Village Inn Plaza
Cpr��Qminium that is c�arr�ntly in the prflcess�f eonue�tir�g a portian into resi�'ential that is riaw
comr�erciab. I wilf 9aase a par�or all of khe sq.�aatage o�rny existing Real �stat� ofFice in tt�e
��nversian,
T had�gre�d fror�the�nset to relinquish the lease inter�st in my por�i�n fae t#�e
redevefopm�r�t. T a� c�rtair�ly t+villir�g ta do so and I ap�r�ve the cha�ge if I am ahl�t€� remaEn
in a down sized pariifln if that is t�e apprt�ved plan.
In my r�in�year t�nure in this area It has never been a tra��are� for shapper❑r c�rher parties
a�d is stro[tly a destinataon sp�ce for myself arrd , I beBieve, Didgits spaee as well. I am sure�he
Didgi�s space iocated in a por�iqn of what is n�w Tezl�'s will be comp�rable i�nvt bef#er far the
k�nant,
I wo�ld be c�aad to answer any questians you might have.
51�1CLI`elYr
c�—�—�Y�
_�'�—:�c—r
Ir
WEIEiam �Etcrbby} Rc�ksinsnn
Rabins�n Mit�hell &Assotiakes
��ratiay Seruiee and,(�etaided . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
r�tferttaota ta�r�l occr rlacrt�s r�ee�els cal
tAdd ti�ra.e.s.
36
i'I�niun��€��nau'c�t�'i�cn�al�C�rrirr�ission
7"fla�n r�FVail
Vaol;C�I�r��o 8165��
Sep�ember 23,2UC1$
'�i°[�whnrn it mtEy c�rc.�nl.
Tf��u�dersigne�sup�r�rt:�the costversion of k�i�pr�sent b���:s acr��f cammcr�ia.l tc�b�
p�rt��f t�ie t�nit own�d by Tk�3r. Chedraui.
Th�l�pac�uY�cier consi�erar.iv�is n�t pri�xe c�o�nr.��rcial�d�ta no ex���ure t�the
�rta 6�i c.
B�eiri�part_of�residentl�l unit is a�au�h 6e#tG��s��or th�e s�a e.
This gs�t�kce�ang with p�inr con'versiat�s in�D3�6 whiel�allc�' cc3 mar�insl coss�rnerci�)
t��b�u��i fr�r resi�ent�. (R�p�i.auren Ao1c�5hup, �lp�enras ,H�i)r�55ing S�lan)
Yaur�s tn�1Y,
` ��� �� �
`� �
�f
f
�
. �
37
Flan�ing a�zd Envirortr���r��al+��m��tt���on
"I'c�vvn cafV�.iE
V�it Co9orad� 8�.657
S�ptem�aer��, 2(3�78
To w4�o�rr it ma.y concern,
Tlie vnd+�rsi��ied ��ppo�r.s the�on�rersio�c�ft�e pr�ser�t ba�k sp�ce�f comme�c�a� tr�be
part af �h��nAt vwnecl by Ms°. Gh�draui.
T1ae s�ac�e under co�sid�ra�i�n Fs not prame c�manerc�al and has nr�e�cp�s�r��ca the
��ublic.
B�ing part s�f��es��l�ntia��anit is a�uc�6etter use�c�r the s�ac�.
T�r�s is irt i�eepi�g with pr��r conv�rsxc�ns in SDD G whic�a�low�d��..rr���a1 commexci�l
Ca be use��or res�dent�al. (Etalph�.aur�n Pola �htr�a, Alper�os�,�1air Ilr�ssi��5��1��)
Y�urs t��ly, A
(,��tiS�� f� 1`��S��l�`�''��
� ��`�''� /`� �t�l�"
��
38
�lar�nan�and Enviro�un�nt�l Ca�unissi�r�
`�'��,rn�f'�'ail
Vai�C[�laradc� 81G57
S�e�#e�ber 23, �UO�
To wltnr��t m�.�r�oncer�,
'Fhe undersi.gt�ed suppcsrts the cc�s�ve�sian pfth��arese�t bac� sp�ce 4f cc�mmerci�.l t� �e
part ❑� �:�e�r�it �w�ed �y Mr. �S��dra�i.
`�he spa+c�ur�d�r �oz�si�lerati�n is r�at praxt�e ct�rurrtercial an[�has�ao e�p�sure t��he
p�i�lic.
Bein� part a�`a residentlal t�ni� is a rnt€ch�retfer�a�e fQr t�ie s�ace.
This a�i�keepin�vuit.h pri�r c�raver�i€ans ia S�D 6 which allowe�d mar�in�l cC�mrnerci�l
tn �e used fvr resid�nt��l. (R�lph Lau�'en�al� S�[�p, P�.lp���se, I��ir�r�ssi�a�,S�,lr�� )
Ypurs truly,
, �� -
� �
39