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HomeMy WebLinkAboutpec_results_092407F Page 1 PLANNING AND ENVIRONMENTAL COMMISSION September 24, 2007 1:00pm TOWN COUNCIL CHAMBERS / PUBLIC WELCOME 75 S. Frontage Road - Vail, Colorado, 81657 MEMBERS PRESENT MEMBERS ABSENT Scot Proper Rollie Kjesbo David Viele Dick Cleveland Anne Gunion Bill Pierce Michael Kurz 1. Swearing in of new PEC member by Lorelei Donaldson, Town Clerk, and appointment of Chair and Vice-Chair ACTION: Dick Cleveland was nominated to be Chairman MOTION: Gunion SECOND: Viele VOTE: 6-0-0 ACTION: Bill Pierce was nominated to be Vice-Chairman MOTION: Gunion SECOND: Viele VOTE: 6-0-0 20 minutes 2. A request for a final recommendation to the Vail Town Council on a proposed major amendment to Special Development District No. 4, Vail Cascade, pursuant to Article 12-9A, Special Development District, Vail Town Code, to allow for an increase in the number of dwelling units, located at 1310 Westhaven Drive/Vail Cascade Subdivision, and setting forth details in regard thereto. (PEC07-0058) Applicant: Vail Cascade Residences, LLC, represented by Mauriello Planning Group Planner: Scot Hunn ACTION: Recommendation of approval with condition(s) MOTION: Pierce SECOND: Kurz VOTE: 6-0-0 Condition: 1) The Applicant shall submit an application for Design Review for any and all changes to the exterior of the Cascade Residences building prior to submitting any application for a building permit for the same. Scot Hunn gave a presentation per the staff memorandum. Commissioner Pierce asked a question regarding employee housing units and this project. Allison Kent, Mauriello Planning Group, stated that because the applicant was not proposing any new Gross Residential Floor Area (GRFA) with this application, the Town’s inclusionary zoning regulations did not apply; therefore, no mitigation was required at this time. The Commissioners expressed their general support for the project. There was no public input. Page 2 30 minutes 3. A request for a work session on a proposed major amendment to Special Development District No. 4, Vail Cascade, pursuant to Article 12-9A, Special Development District, Vail Town Code, to allow for the development of a mixed use project on the property known as the Cornerstone site, located at 1276 Westhaven Drive/Unplatted, Vail Cascade Subdivision, and setting forth details in regard thereto. (PEC07-0055) Applicant: L-O Westhaven , Inc., represented by Rick Pylman, Pylman & Associates Planner: Scot Hunn ACTION: Tabled to November 26, 2007 MOTION: Kurz SECOND: Viele VOTE: 6-0-0 Commissioner Viele identified that he has performed some work, such as utility locates for this project, however, he does believe he can act impartially on the proposed project and does not see a conflict of interest. Scot Hunn gave a presentation per the staff memorandum. Rick Pylman, representing the applicant, gave a presentation regarding the history of the Vail Cascade Special Development District and how this proposal compares to the previously approved project on the site. There are 23 free market dwelling units within the project measuring approximately 52,500 square feet of GRFA. There are four deed restricted employee housing units within the project measuring approximately 4,000 square feet; any additional required employee housing would be proposed to be mitigation by pay-in-lieu. All parking for the project will be in a subterranean structure beneath the project. Sid Schultz, from GPSL architects, representing the applicant, gave a presentation focusing on the bulk, mass, and architecture of the project. Don Guidry, owner of Unit A-71 in Liftside Condominiums, asked when the applicant had been before the Liftside Board. Rick Pylman clarified that they met with the Board of Directors for Liftside Condominiums before the December 2006 annual meeting for Liftside owners. Nancy Heinen, resident of 1125 Westhaven Lane, stated that she and many of the owners on Westhaven have concerns with the eventual lighting and landscaping of the site. She urged the applicant to be sensitive to neighboring properties when designing exterior lighting. John Perkins and Beth Ayers, of JMP architects and from Otto, Porterfield and Ayers, representing several owners within Liftside Condominiums, expressed that their clients are concerned with the height of the towers and the potential for the new structure to block the views of Liftside units. They are further concerned with the issue of site coverage, and they are concerned about the proposed employee housing in the lowest level and whether or not employees could afford the units. They would propose to remove the employee housing so that the eastern tower could be reduced in height. They also suggested moving Units 8 and 9 from the eastern tower to the area between the two towers. Commissioner Cleveland asked about the validity of Ordinance 33, Series 2006. He requested that Staff clarify exactly which Ordinance for SDD No. 4 applied to any review of development within Area A and to clarify which previously approved development plan for Cornerstone had expired. Page 3 John Goodman, representing the Guidrys, owners of a unit in Liftside, asked that the Commission look at current needs, not the expired project. He asked that the Commission and Staff review the Town of Vail Municipal Code as it applies to traffic generation and design standards at Westhaven Drive. He suggested that the existing pedestrian easement (and associated skier access improvements) be moved to the east or that the easement be abandoned, allowing for buildings to be shifted to the West and for Liftside ownership to preserve views. He pointed out that Liftside Condominium Association currently uses the same property manager as would be contracted for the Cornerstone Building and that this project will directly compete with the current rental product at Liftside Condominiums; that maybe this density of units is not needed. Donnie D’etample, an owner in Liftside Condominiums, asked the Commission to look at the setbacks and site coverage and the impact on owners at the Liftside Condominiums. Commissioner Kurz suggested that employee housing should remain on site and if possible more should be added. Commissioner Pierce suggested that a site coverage analysis will need to be done for all of Area A of the SDD. Furthermore Pierce suggested that the applicant talk further with the neighboring property owners. He expressed support for the varied roof height and composition as a benefit to the overall architecture and massing within Cascade Village. He stated that the separation between the East and West towers of the building was appropriate, and he encouraged the applicant to study the style of the roof forms presented. He continued that it is important to keep employee housing on site. He suggested that the applicant study the façade facing Westhaven Drive to add more architectural interest at the street level leading to the Cascade Hotel. Rick Pylman clarified that it was December of 2005, not December of 2006, when they met with Liftside Board of Directors. Commissioner Proper agreed with many of the comments already made by the other members. He encouraged the applicant to work with the neighboring properties to work out solutions prior to appearing before the Commission for any final plan review. Commissioner Viele asked that all previously approved development plans be shown at the next meeting to help establish what has been previously approved. He stated that a pay-in-lieu for the employee housing is appropriate. Commissioner Cleveland expressed concerned about the height of the building and stated that any height over 71 feet should be justified. He expressed concern about shading of the Westhaven Drive. He stated that the applicant proposes to create a new and/or enhanced portal to the ski mountain with this application and that he is concerned about impacts to traffic and parking. He again asked that Staff clarify all previous approved development plans and applicable ordinances for SDD No. 4. 60 minutes 4. A request for final review of a major exterior alteration, pursuant to Section 12-7H-7, Major Exterior Alterations or Modifications, Vail Town Code, to allow for the redevelopment of the Lionshead Inn and Lionshead Inn Annex (Fogata), and a request for final review of conditional use permits, pursuant to Section 12-7H-3, Permitted and Conditional Uses, First Floor or Street Level, Vail Town Code, to allow for attached accommodation units, lodge dwelling units, and multiple-family residential units on the first floor, and pursuant to Section 12-7H-5, Conditional Uses: Generally (On All Levels Of A Building Or Outside Of A Building), Vail Town Code, to allow for the development of a private parking lot, located at 701 and 705 West Lionshead Circle/part Page 4 of Lot 1, Block 2, Vail Lionshead Filing 3, and setting forth details in regard thereto. (PEC07- 0027, PEC07-0028) ACTION: Table to October 8, 2007 MOTION: Kurz SECOND: Viele VOTE: 6-0-0 30 minutes 5. A request for a final approval of a preliminary plan for a major subdivision, pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the creation of two new lots necessary for the redevelopment of the properties known as “Ever Vail” (West Lionshead), located at 862, 923, 934, 953, 1031 South Frontage Road West, and the South Frontage Road West right of way/Unplatted (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth details in regard thereto. (PEC07-0020) Applicant: Vail Resorts Development Company, represented by Thomas Miller Planner: Warren Campbell ACTION: Approval, with Condition(s) MOTION: Pierce SECOND: Viele VOTE: 6-0-0 Condition(s): 1) That the applicant cannot proceed forward with the review and approval of a final plat for Ever Vail until such time as the Federal Highway Administration, the Colorado Department of Transportation, and the Town of Vail has approved the relocation and design of the South Frontage Road, West Forest Road, and the location of the proposed roundabout. 2) That the applicant shall provide adequate Right of Way for the construction of a two lane roundabout if the single lane roundabout does not provide sufficient excess capacity for the long term future. The current preliminary analysis indicates the need for a single lane roundabout, however it would not be prudent to eliminate the ability to increase the size of the roundabout in the future by confining it by private property/buildings. Based on current trends and similar designs the needed excess capacity may be between 30%-50%, this shall be further analyzed and reviewed within the final Traffic Report. Any necessary changes to the roundabout design based on the final approved Traffic Impact Report shall be shown on the plans submitted for review and approval in conjunction with the Ever Vail Final Plat. 3) That the applicant establishes a stream tract for the Red Sandstone Creek and provides this tract to the Town of Vail for inclusion into the stream tract system. The stream tract shall be depicted upon the plans submitted for review and approval of the Ever Vail Final Plat. Warren Campbell gave a presentation per the staff memorandum. Dominic Mauriello, Mauriello Planning Group LLC, representing the applicant, gave a presentation in which he stated that he understands the issue regarding the Red Sandstone Creek stream track and dedications that may be required; request that the staff recommended condition be revised to specifically request the creation of an easement. Furthermore he agreed with the staff memorandum that the proposed plan does meet the goals and objectives of master plan. Commissioner Kurz asked what the impact to the existing wetands there would be. Dominic Mauriello and Tom Miller responded that the wetlands had been delineated and there may be some impacts, but it will be mitigated. It was further described that a bridge spanning the creek would be put in place in conjunction with the Frontage Road realignment. Page 5 Commissioner Pierce requested that future applications show adjacent parcels and building outlines in context with the proposed Ever Vail. Commissioner Kurz inquired as to the future of the water treatment plant. Warren Campbell explained that Eagle River Water and Sanitation District would like to move certain functions from their current location; however, has indicated that there will always be a need for some type of water treatment facility in that location. Commissioner Scott inquired as to the precedence regarding stream setbacks and stream tract dedications with private development. Warren Campbell stated that Red Sandstone Creek has a 30-foot minimum setback for structures from the centerline of Red Sandstone Creek and that the Town has required dedications of stream tracks previously. Dominic Mauriello stated that Vail Resorts Development Company (VRDC) has planned to protect and enhance the creek, but suggested that the rezoning of the creek to Natural Area Preservation District would unduly restrict VRI from constructing certain improvements to “amenitize” the natural stream track area (bridges/paths, etc.). Commissioner Viele asked if the Town (PEC) would review a preliminary plan without some assurance that the road re-alignment is going to be approved by CDOT. Tom Miller explained that VRDC is working on memorandum of understanding with CDOT. Warren Campbell added that staff would not have allowed this application to have proceeded forward at this point if it were not likely that CDOT was going to approve the relocation. He added that there have been multiple conversations between CDOT and the Public Works Department regarding the Frontage Road realignment. Jim Lamont, representing the Vail Village Homeowners Association asked Tom Kassmel if the proposed right-of-way shown on the preliminary plan was wide enough for construction of all elements of the “Grand Boulevard” proposed/envisioned by the Town. Tom Kassmel, Town Engineer, responded that the proposed right-of-way contained enough width to accommodate the “Grand Boulevard”. Jim Lamont then asked if the single lane round about sufficient. Tom Kassmel stated that based on current projections, a single lane will work to handle future capacity. He added that the Town also wants right of way dedicated to accommodate any future expansion of the roundabout. 30 minutes 6. A request for a final recommendation to the Vail Town Council for a zone district boundary amendment, pursuant to 12-3-7, Amendments, Vail Town Code, to allow for a rezoning from Arterial Business District to Lionshead Mixed Use 2, located at 953 and 1031 South Frontage Road (a complete legal description is available for inspection at the Town of Vail Community Development Department), and setting forth Details in regard thereto. (PEC07-0021) Applicant: Vail Resorts Development Company, represented by Thomas Miller Planner: Warren Campbell ACTION: Table, to October 8, 2007 Page 6 MOTION: Kurz SECOND: Proper VOTE: 5-1-0 (Cleveland opposed) Warren Campbell gave a presentation per the staff memorandum. Dominic Mauriello, Mauriello Planning Group LLC, representing the applicant, gave a presentation, stating that he believes that the proposed rezoning meets the intent of the master plan. However, he would like to request that this item be tabled in order to discuss the wording of the condition suggested by staff to accompany any recommendation form the Commission. Commissioner Proper asked why the Commission should upzone property at this time other than to allow for Ever Vail to move forward. Dominic Mauriello explained that the Lionshead Redevelopment Master Plan, as amended, anticipates this development as a detailed recommendation for these sites. Warren Campbell added that the changes to the Lionshead Redevelopment Master Plan result in several benefits to the Town such as public improvements and uses, new mixed-use portal, additional commercial and office space, clean up of the industrial portions of Town, etc. Commissioner Pierce asked how the applicant will propose to meet employee housing requirements of this proposed development. Warren Campbell stated that the applicant is fully aware of the employee housing requirements and knows they will need to comply; however, there is no plan for mitigating the impact at this time. Commissioner Cleveland stated that without a development plan, he is not in favor of approving a zoning change; approval is premature. The Town should have a better idea of what is going to be proposed in terms of bulk, mass, and uses. 1 minute 7. A request for a final recommendation to the Vail Town Council, pursuant to Section 12-3-7, Amendments, Vail Town Code, for proposed text amendments to Title 11, Sign Regulations, and Title 12, Zoning Regulations, Vail Town Code, to allow for amendments to regulations pertaining to outdoor display, sales signs, menu boards, and setting forth details in regard thereto. (PEC07-0043) Applicant: Town of Vail and Vail Chamber & Business Association Planner: Rachel Friede ACTION: Tabled to October 8, 2007 MOTION: Kurz SECOND: Viele VOTE: 6-0-0 8. Approval of September 10, 2007 minutes MOTION: Kurz SECOND: Pierce VOTE: 4-0-2 (Gunion and Proper recused) 9. Information Update 10. Adjournment MOTION: Kurz SECOND: Viele VOTE: 6-0-0 Page 7 The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published September 21, 2007, in the Vail Daily.