HomeMy WebLinkAboutBUFFEHR CREEK RESUBDIVISION LOT 9 TIMBERLINE ROOST LODGE REDEVELOPMENT LEGALEtfr*vOU.b4nUl'wt:ina- -' lrhl-l>o The Information Contained
in this File Relates to the
Development Appl ications
for the Redevelopment of
the Timberline Roost
Lodge
DRB05-0550
DRB06-0549
DRB07-0009
PEC05-0079
PEC05-0080
PEC05-0081
PEC05-0105
PEC06-0012
PEC06-0083
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Timberline Lodge
Revised
Maj or Exterior Alteration
Application
Submitted May 22,2006
PEC05-0080
DRB05-0550
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Room TtDls
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Per Room
LEVEL-2 LEvEL.'LEVEL 'LEVEL 2 LEVEL 3 LEVEL '[
fobl Numbel
of Roonl3
Total Squ.n
Foolag9
Por Room Typ€
I€Dru 975 I 975
895 I 895
2.BDRX 8r0 I 1 818
I€DRU EOI 2 1,602
t-BIlRil 802 I 802
I.BDRII 855 1 I
t-Btxfl 80t I I 801
I€DRX 5S6 ?2,088
If['Rf,573 2 2 6
I€DRf 61:I 1 1 3 1,926
I-BDRlg 726 1 I 1 3 2,174
BDfl[918 I I 018
t€nu 548 I t 548
I€DRN 8{3 I 843
STUDX){s5 1 I 495
STUDtO 396 I 8 3.168
STUDIO 408 21 25 14 60 28.080
697 1 1 3 2,@1
Totrls 0 0 28 38 g2 0 SE 52,5:lt
TOTAL BUlLDll{G SQ. FT. (Hotel 75,028
HorEL s2,i21 70.402%
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Nlote: Square Footage includ€s Hot€l Gu€€l Rooms & Condo Units Only
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LEVEL.I LEVEL.2 LEVEL 1 L6/EL 2 LEVEL 3 LEVEL i[
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umber ot
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LEvgl
Total Squaro
Footago Por
Rqom Typ.
a€Dffi cof'Do m3 z 3 2.409
I€DR|| CONDO e02 2 3 5 4,0,t0
t€DRti coNDo 6{l{1 16 12,818
?-BDRII CONDO 018 1 3,2712
STUDIO CONDO 4t3 EHU ? EHUS 0 0
Totrls 0 0 0 0 10 28 ur,507
Department of Public lVorl<s & Transportation
1309 Elkhorn Drive
Vail, CO 81657
970-479-21 58
Fat: 970-479-2 166
www.vailgov.com
MEMO
George Ruther
Tom Kassmel, Town Engineer
Timberline Roost Lodge Redevelopment
06l0v06
The Town of Vail Public Works Department has received and reviewed the Timberline Roost Lodge
Redevelopment submittal received 5122/06. The following are comments that should be addressed prior to final
approval.
General Comments
The access points for the loading/unloading area do not meet the 40' centerline tuming radius.
The bus shelter should be moved to the southwestem property line and an easement provided.
The grading at the Meadow Ridge Rd switch back will need to be flattened to work with the offset
guardrail.
Provide additional grading/spot elevation detail for the drainage along the backside ofthe building.
A final approved haffic study shall be required prior to PEC final approval. A traffrc impact fee of
$6500 per net increase peak hour trip shall be assessed to the development. Portions of this fee may be
offset by traffic improvements made to the S. Frontage Rd. to specifically include Frontage Rd. roadway
widening, Frontage Rd. sidewalk improvements, and the construction of a transit stop.
Please clarify the Trash truck tuming movements. The exhibit shows the truck entering the exit and
exiting the entrance. This movement conflicts with site traffic.
Show sight distance for access points on both the site plan and landscape plan.
Provide Art In Public Places contribution, coordinate with AIPP.
The pedestrian connection between the bus stop and Meadow Ridge Rd. shall be within a dedicated
Public access easement. This can be dedicated in conjunction with the drainage easement in this area,
however the l0' proposed drainage casement should be widened to accommodate the walk plus a 2'
buffer and also be named as a general utility, drainage, pedestrian access easement.
10. The continuation of the concrete pedestrian walk from the proposed bus stop to Buffehr Creek Rd
should be required, the walk shall be a minimum of 10' wide.
Conditions of Approval
1. The Town of Vail General Notes shall be added. (Notes can be e-mailed upon request)
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2. Please add Utility Signature block and have all utilities sign acknowledging acceptance of utility impacts
It and design. All easements proposed to be abandoned shall be noted and approval from appropriate
entities shall be gained.
To:
From;
Re:
Date:
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2.
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4.
5.
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8.
9.
6.
3. Final Civil drawings shall fRproved and meet all Town standard$r to submittal of building
permit. Detailed comments-will be provided at that time. The approvEi of Civil drawings may take
between2to4months.
4. Approvals from all impacted property owners shall be obtained. A written letter of consent to the
required easements will be required for Civil approval. Recorded easements will be required prior to
construction,
5. All construction staging issues shall be resolved prior to construction including staging, phasing, access,
schedules, traffic control, emergency access, parking, loading and delivery, etc...
6. A Rov/rutitty permit shall be obtained and approved by the Town of Vail and CDOT prior to
commencing any construction within public Right of Way.
7. All improvements within CDOT ROW shall be approved by CDOT including all Frontage Rd
improvements and landscaping. This approval will be required prior to Civil plan set approval. This
includes a CDOT Access Permit and CDOT notice to proceed.
8. Prior to approval of an Excavation permit a shoring and excavation plan shall be submitted including;
excavation phasing, engineered shoring plans with plan, profile and cross sections. Cross Sections and
plans shall include all existing conflicts (i.e. utilities). Any shoring within CDOT ROW will require
approval from CDOT. Any shoring within the Vail public ROW will require Town of Vail approval and
a revocable ROW permit.
9. A Storm Water Discharge CDPHE Permit and all applicable ACOE permits (i.e. Dewatering) shall be
submitted prior to construction.
10. Provide engineered stamped final drainage report, pavement design report, and geotechnical report.
1 1. The S. Frontage Rd. improvements shown shall include necessary lighting/inigation/signage.
12. Building cannot be built over existing easemcnts as shown without those easements being abandoned.
This requires approval from all interested utilities and relocation ofany existing utilities.
13. An easernent should be provided at the Northwest comer of the property to provide for the existing
encroachment ofthe roadway, drainage and snow storage. This shall include the existing asphalt and
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shoulder area and a 5'buffer area for snow storage and guardrail.
U t+. Details shown shall meet Town standards (i.e. 4,000 psi concrete with fiber mesh, sidewalk detail shall
be 6" concrete on 6" base, additional detailed comments to follow during Civil Plan review)
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: June 12.2006
SUBJECT: A request for a work session to discuss a major exterior alteration,
pursuant to Section 12-7J-12, Major Exterior Alterations or Modifications,
Vail Town Code, to allow for the construction of the Timberline Lodge,
located at 1783 North Frontage Road/Lots 9-12, Buffehr Creek
Subdivision, and setting forth details in regard thereto. (PEC05-0080)
Applicant: Timberline Roost Lodge, LLC, represented by Mauriello
Planning Group, LLC
Planner: George Ruther
I. SUMMARY
The purpose of today's work session hearing with the Planning and
Environmental Commission is to allow the applicant and staff an opportunity to
present the revised major exterior alteration application to allow for the
construction of Timberline Lodge and receive feedback from the Commission on
the proposed revisions. The presentation will include:
c A powerpoint presentation of the applicant's revised major exterior
alteration req uest and associated development applications;r An overview of the applicable review criteria to be used by the
Commission; and. A comparative summary of the development standards and zoning
regulations.
The Commission is not being asked to take any formal action on this application
at this time. As such, staff is not providing a formal recommendation at this time.
The Commission, however, is being asked to provide any additional feedback
regarding the proposal in anticipation of a final decision at a future public hearing.
II. DESGRIPTION OF THE REQUEST
The applicant, Timberline Roost Lodge, L.L:C., represented by Mauriello
Planning Group, L.L.C., has submitted a revised major exterior alteration
development review application to the Town of Vail Community Development
Department to facilitate the redevelopment of the Roost Lodge, located at 1783
North Frontage Road. The development application includes:
1) A revised major exterior alteration to allow for the demolition of
the existing Roost Lodge and the construction of the new
Iimberline Lodge.
ilt.
The development site of the Timberline Lodge is located al 1783 North Frontage
Road/Lots 9-12, Buffehr Creek Subdivision. According to the stamped
topographic survey, the development site occupies approximately 1.988 acres or
86,597 square feet. The applicant is proposing to construct a new three to four
story tall lodge comprised of 98 accommodation units, 29 dwelling units, 2
employee housing units with above and below grade parking spaces. The
applicant anticipates that the new lodge will be operated by Marriott or another
national hotel brand as a "limited service" lodge.
A comparative summary of the allowed and proposed development standards
has been included in Section V of this memorandum.
A vicinity map has been attached for reference. (Attachment A)
BACKGROUND
The Roost Lodge was originally constructed in the early 1970's as a motel
project. The existing lodge contains 72 hotel rooms, one dwelling unit, and a
paved surface parking lot. According to the Town's files, with the exception of
minor applications for repainting, new deck rails, re-roofing, etc., the Roost Lodge
has seen no significant modifications since its original construction.
On November 14 and 28,2005, the applicant appeared before the Planning &
Environmental Commission with a request io amend the text of the Public
Accommodation zone district to allow accommodation units to include kitchen
facilities, as a conditional use in the district. Upon consideration of the request,
the Commission directed staff and the applicant to prepare an amendment which
would result in the creation of a new zone district purposefully intended to allow
accommodation units to include kitchen facilities in certain areas of Town.
On December 6, 2005, during the PEC/DRB update to the Vail Town Council,
staff informed the Town Council of the recent discussions with the Planning &
Environmental Commission regarding the text amendment and the creation of a
new zone district. The Town Council acknowledged that the intent of the
proposed text amendment may have merit, however, encouraged the staff and
Commission to evaluate other options. For example, the possibility of creating a
new conditional use with use specific criteria addressing the relationship of the
use to other neighboring uses and development objectives of the Town or the
elimination of the prohibition against kitchen facilities in accommodation units.
The Town Council expressed that it may be appropriate to re-evaluate the
legislative intent of the current land use policy prohibiting kitchen facilities in
accommodation units.
On December 20,2OO5, the Community Development Department presenled five
possible options for addressing the applicant's desire to construct a lodge
containing accommodation units with kitchen facilities. Following discussion of
the various options, the Council directed staff to prepare a text amendment to
Title 12, Zoning Regulations, proposing the creation of the Public
Accommodation-2 (PA-2) district.
tv.
On January 9, 2006, the Town of Vail Planning & Environmental Commission
held a public hearing on a text amendment application creating the Public
Accommodation-2 district and a request to rezone Lots 9-12, Buffher Creek
Resubdivision to the new PA-2 district. Upon consideration of the application,
the Commission voted 6-0-0 to forward a recommendation of approval of the text
amendment to the Vail Town Council.
On January 17,2006, the Vail Town Council held a first reading on Ordinances 2
& 3, Series of 2006, creating the Public Accommodation-2 district and rezoning
the Timberline Roost Lodge development site to the new PA-2 district,
respectively. Following discussion on each ordinance, the Town Council
approved both ordinances on first reading. Second reading of Ordinances 2 & 3
is presently scheduled for Tuesday, February 7'h.
On January 18,2006, the Town of Vail Design Review Board held a conceptual
review meeting to review the revised major exterior alteration application for the
Timberline Roost Lodge.
On April 10, 2006, the Town of Vail Planning and Environmental Commission
held a public hearing to review the proposed Roost Lodge Existing Grades
Topographic Map. The purpose of the review was to determine the existing
grade conditions that would be used by the Town to verify compliance with the
building height regulations. Upon review of the map, the Commission voted
unanimously to approve the map as presented.
APPLICABLE PLANNING DOCUMENTS
Vail Land Use Plan
According to the Official Land Use Plan for the Town of Vail, the development
site has a land use designation of Medium Density Residential. Pursuant to the
VailLand Use Plan,
"The Medium Density Residential land use designation includes sifes for
housing which woutd typically be designed as aftached units with
common walls. Densffi'es in this category would range from 3 to 14
dwelling units per buildable acre. Additional types of uses in this category
would include private recreation facilities, private parking facilities and
institutional/pubfb uses such as churches, fire stations, and parks and
open space facilities."
Title 12. Zoning Regulations
PUBLIC ACCOMMODATION-2 ZONE DISTRIGT (in part)
CHAPTER 7
Commercial and Business Districts
Article J. PUBLIC ACCOMMODATION -2(PA-2) DISTRICT
12-7J-1: PURPOSE:
The public accommodation -2 district is intended to provide sites for lodges,
limited service lodges, and residential accommodations on a short term basis, for
visitors and guests, together with such public and semipublic facilities and
commercial/retail and related visitor oriented uses as may be appropriately
located within the same district and compatible with adjacent land uses. This
district is intended to provide for lodging sites located outside the periphery of the
Town's Vail Village and Lionshead commercial core areas. The public
accommodation - 2 district 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 district by establishing appropriate site
development standards. Additional nonresidential uses are allowed as
conditional uses which enhance the nature of Vail as a vacation community, and
where permitted uses are intended to function compatibly with the high density
lodging character of the district.
12-7 J-2: PERMITTED USES:
The following uses shall be permitted in the PA-2 district:
Lodges, including accessory eating, drinking, or retail establishments located
within the principal use and not occupying more than ten percent (10%) of the
total gross residential floor area of the main structure or structures on the site;
additional accessory dining areas may be located on an outdoor deck, porch, or
terrace.
Limited service lodge, including accessory eating, drinking, or retail
establishments located within the principal use and not occupying more than ten
percent (10%) of the total gross residential floor area of the main structure or
structures on the site; additional accessory dining areas may be located on an
outdoor deck, porch, or terrace..
12-7 J-3: CONDITIONAL USES:
The following conditional uses shall be permitted in the PA-2 district, subject to
issuance of a conditional use permit in accordance with the provisions of chapter
16 of this title:
Bed and breakfast, as further regulated by section 12-14-18 of this title.
Fractional fee club units as further regulated by subsection 12-16-748 of this title.
Lodges, including accessory eating, drinking, or retail establishments located
within the principal use and occupying between ten percent (10%) and fifteen
percent (15%) of the total gross residential floor area of the buildings, grounds
and facilities.
Public or commercial parking facilities or structures.
Public transportation terminals.
Public utility and public service uses.
Theaters and convention facilities.
Type lll employee housing units as provided in chapter 13 of this title'
1 2-7 J-4: ACCESSORY USES:
The following accessory uses shall be permitted in the PA-2 district:
Home occupations, subject to issuance of a home occupation permit in
accordance with the provisions of section 12-14-12 of this title.
Meeting rooms.
Swimming pools, tennis courts, patios, or other recreation facilities customarily
incidental to permitted uses.
Other uses customarily incidental and accessory to permitted or conditional uses,
and necessary for the operation thereof.
12-7J-6: SETBACKS:
In the PA-2 district, the minimum front setback shall be twenty feet (20')' the
minimum side setback shall be twenty feet (20'), and the minimum rear setback
shall be twenty feet (20'). At the discretion of the olanninq and environmental
commission and/or the desiqn review board, variations to the setback standards
outlined above mav be approved during the review of exterior alternations or
moclifications (section 12-7A-12 of this article) subiect to the applicant
demonsiratinq compliance with the followinq criteria:
A.Proposed building setbacks provide necessary separation between buildings
and riparian areas, geologically sensitive areas and other environmentally
sensitive areas.
B.Proposed building setbacks will provide adequate availability of light, air and
open space.
C.Proposed building setbacks will provide a compatible relationship with
buildings and uses on adjacent properties.
D.Proposed building setbacks will result in creative design solutions or other
public benefits that could not otherwise be achieved by conformance with
prescribed setback standards.
12-7J-7: HEIGHT:
For a flat roof or mansard roof, the height of buildings shall not exceed forty five
feet (45,). For a sloping roof, the height of buildings shall not exceed forty eight
feet (48').
12-7 J-8: DENSITY CONTROL:
Up to one hundred fiftv (150) square feet of qross residential floor area (GRFA)
mav be permitted for each one hunclred (100) square feet of buibable qite area.
Final determination of allowable oross residential floor area shall be made bv the
p,lanninq and anvironmental commission in accordance with section 12-7J-12 of
this article. Specificallv. in determininq allowable qross residential floor area the
pilanninq and tnvironmental commission shall make a finding that proposed
Comprehensive Plan. Total density shall not exceed twenty five (25) dwelling
units per acre of buildable site area. For the purposes of calculating density'
employee housing units, limited service lodge units, accommodation units and
fractional fee club units shall not be counted towards density (dwelling units per
acre).
A dwelling unit in a multiple-family building may include one or more attached
accommodation units.
1 2-7 J-9: SITE COVERAGE:
Site coveraqe shall not exceed sixtv five percent (65%) of the total site area.
Final determination of allowable site coveraqe shall be made bv the planninq and
environmental commission and/or the desion review board in accordance with
section 12-7J-12 of this article. Specificallv. in determininq allowable sile
coveraoe the planninq and environmental commission and/or the design review
board shall make a findinq that Oroposed site coveraoe is in conformance with
applicable elements of the Vail Gomprehensive Plan.
12-7J-11: PARKING AND LOADING:
Off street parking and loading shall be provided in accordance with chaoter 10 of
this title. At least seventy five percent (75oh) oI the required parking shall be
located within the main building or buildings and hidden from public view' No at
grade or above grade surface parking or loading area shall be located in any
required front setback area. Below grade underground structured parking and
short term guest loading and drop off shall be permitted in the required front
setback subject to the approval of the planning and environmental commission
and/or the design review board.
1 2-7 J-1 2: EXTERIOR ALTERATIONS OR MOD I FICATIONS:
A. Review Required: The construction of a new building or the alteration of an
existing building shall be reviewed by the design review board in accordance with
chapter 11 of this title. However, any project which adds additional dwelling units,
accommodation units, fractional fee club units, limited service lodge units' any
project which adds more than one thousand (1 ,000) square feet of commercial
floor area or common space, or any project which has substantial off site impacts
(as determined by the administrator) shall be reviewed by the planning and
environmental commission as a major exterior alteration in accordance with this
chapter and section 12-3-6 of this title. Complete applications for major exterior
alterations shall be submitted in accordance with administrative schedules
developed by the department of community development for planning and
environmental commission and design review board review. The following
submittal items are required:
1. Application: An application shall be made by the owner of the building or the
building owner's authorized agent or representative on a form provided by the
administrator. Any application for condominiumized buildings shall be authorized
by the condominium association in conformity with all pertinent requirements of
the condominium association's declarations.
2. Application; Contents: The administrator shall establish the submittal
requirements for an exterior alteration or modification application. A complete list
of the submittal requirements shall be maintained by the administrator and filed in
the department of community development. Certain submittal requirements may
be waived and/or modified by the administrator and/or the reviewing body if it is
o demonstrated by the applicant that the information and materials required are not
relevant to the proposed development or applicable to the planning documents
that comprise the Vail comprehensive plan. The administrator and/or the
reviewing body may require the submission of additional plans, drawings,
specifications, samples and other materials if deemed necessary to properly
evaluate the proposal.
3. Work Sessions/Conceptual Review: lf requested by either the applicant or the
administrator, submittals may proceed to a work session with the planning and
environmental commission, a conceptual review with the design review board, or
a work session with the town council.
4. Hearing: The public hearing before the planning and environmental
commission shall be held in accordance with section 12-3-6 of this title. The
planning and environmental commission may approve the application as
submitted, approve the application with conditions or modifications, or deny the
application. The decision of the planning and environmental commission may be
appealed to the town council in accordance with section 12-3-3 of this title.
5. Lapse Of Approval: Approval of an exterior alteration as prescribed by this
article shall lapse and become void three (3) years following the date of approval
by the design review board unless, prior to the expiration, a building permit is
issued and construction is commenced and diligently pursued to completion.
Administrative extensions shall be allowed for reasonable and unexpected delays
as long as code provisions affecting ihe proposal have not changed.
12-7 J-13: COMPLIANCE BURDEN:
It shall be the burden of the applicant to prove by a preponderance of ihe
evidence before the planning and environmental commission and the design
review board that the proposed exterior alteration or new development is in
compliance with the purposes of the public accommodation zone district, and that
the proposal does not otherwise have a significant negative effect on the
character of the neighborhood, and that the proposal substantially complies with
other applicable elements of the Vail Comprehensive Plan.
12-7J-14: MITIGATION OF DEVELOPMENT IMPACTS:
Property owners/developers shall also be responsible for mitigaiing direct
impacts of their development on public infrastructure and in all cases mitigation
shall bear a reasonable relation to the development impacts. lmpacts may be
determined based on reports prepared by qualified consultants. The extent of
mitigation and public amenitv improvements shall be balanced with the qoals of
redevelopment and will be determined bv the olanninq and environmental
commission in review of development proiects and conditional use permits.
Substantial off site impacts may include, but are not limited to, the following:
deed restricted employee housing, roadway improvements, pedestrian walkway
improvements, streetscape improvements, stream tracVbank restoration,
loading/delivery, public art improvements, and similar improvements. The intent
of this section is to only require mitigation for large scale
redevelopmenUdevelopment projects which produce substantial off site impacts.
ZONING ANALYSISvt.
o
o Address/LegalDescription: 1783 North Frontage Road/Lots 9-12, Buffehr
Creek SubdivisionZoning: Public Accommodation-2 (PA-2) District
Land Use Designation: Medium Density Residential
Development 2127106 6112106
Standard Allowed/Required PEC Submittal PEG Submiftal
Lot Area: 10,000 sq. ft. min. 86,597 sq. ft. N/C
Density: 49 Dwelling Units 39 Dwelling Units 28 Dwelling Units
AU's Unlimited 124 AU's 98 AU's
GRFA.--": 129,896 sq. ft. 100,240 sq. ft. 75'028 sq. ft.
Building Height: 48 feet 48 feet N/C
Site Coverage***": 56,288.23 sq. ft. (65%) 52,864 sq. ft. 52'545 sq. ft.
Landscape Area: 25,979 sq. ft. (30%) 31,960 sq' ft. 39'639 sq. fi.
Setbacks"*'*:North: O'-2O' 20' 20'
West: 0'-20' 20' 20'
East: 0'-20' 20' 20'
South: 0'-20' 20' 20'
Parking: 156 spaces 196 spaces 190 spaces
Loading: l berth l berth 1 berth
Employee 3 units (5 beds) 3 units (5 beds) 2 units (4 beds)
Housing:
*'** Subject to review and approval by the Planning & Environmental Commission.
VII. SURROUNDING LAND USES AND ZONING
Land Use ZoninqNorth: Residential Two Family Primary/Secondary Residential
South: l-70 ROW N/AEast Residential Two Family Primary/Secondary Residential
West: Residential Residential Cluster District
VIII. MAJOR EXTERIOR ALTERATION REVIEW CRITERIA
Section 12-7A-13, Compliance Burden, Vail Town Code, outlines the review
criteria for major exterior alteration applications proposed within the Public
Accommodation (PA) zone district. According to section 12-7H-13, Vail Town
Code, a major exterior alteration shall be reviewed for compliance with the
following criteria:
1) Compliance with the purposes of the Public Accommodation zone
district;2) That the proposal does not otherwise have a significant negative
effect on the character ofthe neighborhood; and
That the proposal substantially complies with other applicable
elements of the Vail Comprehensive Plan.
Should the Planning and Environmental Commission choose to approve the
major exterior alteration application, staff recommends that the Commission
makes the following finding as part of the motion:
"Pursuant to Section 12-7H-8, Compliance Burden, Vail Town Code, the
applicant has proven by a preponderance of the evidence before the
Planning and Environmental commission and the Design Review Board
that the proposed major exterior afteration is in compliance with the
purposes of the Pubtic Accommodation zone district, that the proposa/ ts
for a development site tocated outside of the scope of the Vail Village
Master Plan, the VaitViltage Urban Design Guide Plan and the Vail Village
Streetscape Master Ptan and therefore these planning documents are not
applicable to this application; and that the proposal does not otherwise
have a significant negative effect on the character of the neighborhood,
and that the proposat substantially complies with other applicable elements
of the Vail Comprehensive Plan."
lx. prscussloN lssuEs
Completeness of Applicationr The Community Development Department has completed a
"completeness" review of the revised major exterior alteration application
for the construction of the Timberline Lodge. Upon completion of the
review it has been determined that the application is largely complete.
However, additional revised materials are required to be submitted prior
to a final review of the major exterior alteration application. The applicant
needs to provide the following:
1. Stamped, addressed envelopes with a list of the property
owners adjacent to the subject property.
2. A written statement describing the revised proposal and how
the proposal complies with the applicable adopted master
plans and planning documents. Special attention shall be
given to the review criteria outlined in Sections 12-7J-6' 8' & 9.
3. A revised landscape plan. (please consult the New
Construction Application for Design Review for minimum
submittal req uirements)4. A roof height plan demonstrating compliance with the
prescribed height limitation including roof top elevations for the
flat roofed portion of the building'5. Revised architectural elevations. (please consult the New
Construction Application for Design Review for minimum
submittal requirements)6. Please address the written comments addressed in the letter
from Tom Kassmel, dated June 1, 2006. (Attachment B)
7. Revised architectural floor plans of all levels of the proposed
building. (please consult the New Construction Application for
Design Review for minimum submittal requirements)
3)
8. A revised 8.5" x 11" reduced plan set
ls there any additional information required by the Planning &
Environmental Commission prior to final review?
Mitigation of Development lmpacts. Pursuant to Section 12-7A-14 of the Zoning Regulations,
"Property owners/developers shall a/so be responsible for
mitigating direct impacts of their development on public
infrastructure and in all cases mitigation shall bear a reasonable
relation to the development impacts. lmpacts may be determined
based on reports prepared by qualified consultanfs. The ertent of
mitigation and public amenity improvements shall be balanced with
the goals of redevelopment and will be determined by the planning
and environmental commission in review of development proiects
and conditional use permits. Substantial off site impacts may
include, but are not limited to, the following: deed restricted
employee housing, roadway improvements, pedestrian wall<way
improvements, sfreetscape improvements, stream tracUbank
restoration, loading/delivery, public aft improvements, and similar
improvements. The intent of this section is to only reguire mitigation
for large scale redevelopmenUdevelopment projects which produce
substantial off site impacts."
f n keeping with the intent of Section 12-7A-14, Mitigation of Development
lmpacts, the applicant is proposing to offset the impacts of the proposed
development by providing employee housing for a minimum of four
employees, placing approximately 365 linear feet of existing overhead
power line underground, and constructing a new public transit stop along
the North Frontage in front of the new lodge. With the exception of the
providing employee housing, the applicant will be required to work with
Holy Cross Energy, the Town of Vail, and the Colorado Department of
Transportation to underground the overhead utility line and construct the
new public transit stop.
Are there any other direct impacts of the proposed development
besides employee generation, utility line relocation, and public
transit enhancements that the Commission believes the applicant
should mitigate?
STAFF RECOMMENDATION
As this is a worksession meeting only, staff will not be forwarding a
recommendation on the major exterior alteration to the Planning & Environmental
Commission at this time.
ATTACHMENTS
Attachment A: Vicinity Map
Attachment B: Written comments addressed in the letter from Tom Kassmel,
xt.
dated June 1.2006.
l0
oo
o
o
o
The Roost Lodge - Vicinity Map
1783 North Frontrge RoEd Wcst
Plannrng and Environmental Commission - January 23. 2006 -
1l
ATTACHMENT B
Department of Public Worl<s & Transporkition
I 309 Elkhorn Drive
Vqil, CO 81657
970-479-2I 58
Fax: 970-479-2166
www.vailgov.com
MEMO
To:
From:
Re:
Date:
George Ruther
Tom Kassmel, Town Engineer
Timberline Roost Lodge Redevelopment
06/01/06
The Town of Vail Public Works Department has received and reviewed the Timberline
Roost Lodge Redevelopment submittal received 5/22106. The following are comments
tltat should be addressed prior to final approval.
General Comments
l. The access points for the loading/unloading area do not meet the 40' centerline
turning radius.
2. The bus shelter should be moved to the southwestem property line and an
easement provided.
3. The grading at the Meadow Ridge Rd switch back will need to be flattened to
work with the offset guardrail.
4- Provide additional grading/spot elevation detail for the drainage along the
backside of the building.
5. A final approved haffic study shall be required prior to pEC final approval. A
traffic impact fee of$6500 par net increase peak hour trip shall be assessed to the
development. Portions of this fee may be offset by traffic improvements made to
the S. Frontage Rd. to specifically include Frontage Rd. roadway widening,
Frontage Rd. sidewalk improvements, and the construction of a transit stop.6. Please clarify the Trash truck turning movements. The exhibit shows the ffuck
entering the exit and exiting the entrance. This movement conflicts with site
traffic.
t2
7. Show sight distance for access points on both the site plan and landscape plan.
8. Provide Art In Public Places contribution, coordinate with AIPP.
9. The pedestrian connection between the bus stop and Meadow Ridge Rd. shall be
within a dedicated Public access easement. This can be dedicated in conjunction
with the drainage easement in this area, however the 10' proposed drainage
easement should be widened to accommodate the walk plus a 2' buffer and also
be named as a general utility, drainage, pedestrian access easement.
10. The continuation ofthe concrete pedestrian walk from the proposed bus stop to
Buffehr Creek Rd should be required, the walk shall be a minimum of l0' wide.
Conditions of Approval
l The Town of Vail General Notes shall be added. (Notes can be e-mailed upon
request)
2. Please add Utility Signature block and have all utilities sign acknowledging
acceptance of utility impacts and design. All easements proposed to be
abandoned shall be noted and approval from appropriate entities shall be gained.
3. Final Civil drawings shall be approved and meet all Town standards prior to
submittal of building permit. Detailed comments will be provided at that time.
The approval of Civil drawings may take between 2 to 4 months.
4. Approvals from all impacted property owners shall be obtained. A written letter
of consent to the required easements will be required for Civil approval.
Recorded easements will be required prior to construction.
5. All construction staging issues shall be resolved prior to construction including
staging, phasing, access, schedules, traffic control, emergency access, parking,
loading and delivery, etc...
6. A Rowrutility permit shall be obtained and approved by the Town of Vail and
CDOT prior to commencing any construction within public Right of Way.
7. All improvements within CDOT ROW shall be approved by CDOT including all
Frontage Rd improvements and landscaping. This approval will be required prior
to Civil plan set approval. This includes a CDOT Access Permit and CDOT
notice to proceed.
8. Prior to approval of an Excavation permit a shoring and excavation plan shall be
submitted including; excavation phasing, engineered shoring plans with plan,
profile and cross sections. Cross Sections and plans shall include all existing
conflicts (i.e. utilities). Any shoring within CDOT ROW will require approval
from CDOT. Any shoring within the Vail public ROW will require Town of Vail
approval and a revocable ROW permit.
9. A Storm Water Discharge CDPHE Permit and all applicable ACOE permits (i.e.
Dewatering) shall be submitted prior to construction.
10. Provide engineered stamped final drainage report, pavement design report, and
geotechnical report.
11. The S. Frontage Rd. improvements shown shall include necessary
li ghting/irri gation/si gnage.
12. Building cannot be built over existing easements as shown without those
easements being abandoned. This requires approval from all interested utilities
and relocation of any existing utilities.
l3
13. An easement should be provided at the Northwest comer of the property to
provide for the existing encroachment of the roadway, drainage and snow storage.
This shall include the existing asphalt and shoulder area and a 5' buffer area for
snow storage and guardrail.
Details shown shall meet Town standards (i.e. 4,000 psi concrete with fiber mesh,
sidewalk detail shall be 6" concrete on 6" base. addifional detailed comments to follow
durine Civil P
t4
5122n008
TIiiBERUNE LODGE & COT{DOS
-8
Hotel Unlts & 28 Condcs
Uall,Coltrado
LIA Prdact fl151 54
Lishtswler JohnsonAsssciates
architectsS en0ineers
li.dporat d
HOTEL
Room Typ€g
Squdr
Fooirge
Por Room
LR'EL.2 LEVEL.I LEVEL I LEVEL 2 LEVEL 3 LEI'EL 'I
folal l{ttmbsl
of Roo|ns
Total Squllr
Foot g!
Por Room Typo
2.8DRil 975 1 1 975
2.BDRII t95 '|I 895
2-BDRI Et8 1 1 818
2-EatRil m1 2 1.602
z-BttRtt r02 I I fi2
t.B{tRts ai5 1
l-Bt Rlt &tt1 1 801
I-BDRI'690 3 2,088
I.BDRII 5?11 6 3,438
I.BDRI u:l 1 I 1 3 1,926
1-BDRiI 18 3 2,1m
I-BDRI'018 I I 918
r.B9R[5r|3 I I 5,tB
z€DRI 843 1 I 843
STUOtO rl95 1 1 495
STUDK)3St I 3.168
ETUDIO i88 21 25 14 60 28,080
STUDIO 60?1 3 2,091
Totale 0 0 28 38 g2 0 98 i2,5nl
TOTAL BUILDING SQ. FT. (Hotel 75,028HorEL 52,s2r 70.002%coNDo zz,&t 2g,gg8r
Note: Square Foolage includes Hotel Guest Roorns & Condo Units Only
George Ruther - Roost Lodge Site
o From:
To:
Date:
Subject:
George:
'Uohannes Faessler" <jfaessler@sonnenalp.com>
<gruther@vailgov.com>
06/08/2006 2:32:56 PM
Roost Lodge Site
Please forward these comment to PEC:
I hereby express my full support for the 'Roost Lodge" redevelopment
proposal you are considering today.
My understanding of the relevant facts is:
1. The property is zoned PA2 which allows for a hotel and 30% credit for
condominiums.
2. The current plan has 99 hotel rooms (Marriott Residence Inn) and 31
two bedroom condominiums.
3. The development plan is a straight zoning request, seeking no
variances and is not an SDD.
Based on the above and the definite need for mid-price hotel inventory -
which is highly unlikely to ever get build within Vail Village -, I
encourage the PEC to make this project possible. lt is a good and needed
project for Vail.
Sincerely,
Johannes Faessler
20 Vail Road
Vail, Colorado
From:
. To:
Date:
Subject:
"Mike Spriggs" <jmsalpha@earthlink.net>
<gruther@vailgov.com>
06/08/2006 7:39:09 PM
Timberline Lodge Project
June 8, 2006
Town of Vail Planning Commission
Town of Vail
Planning Department
75 S. Frontage Road
Vail, Colorado 81657
Re: Proposed Timberline Lodge Condominium Project
Dear Planning Commission:
I am writing to voice support of the proposed demolition and renovation of the former Roost Lodge, now
known as the Timberline Lodge Project. As full-time residents at 1477 Aspen Grove Lane, in the Buffer
Creek neighborhood, my wife and I support the renovation of the dilapidated Roost hotel. The
redevelopment of the Roost will be a benefit to our neighborhood and to the Town of Vail. I understiand
that the developer is proposing a project that is consistent with its existing use as well as within the Town
of Vail Zoning guidelines.
The proposed project will be a great improvement over the existing aging hotel and should enhance the
value of properties in the neighborhood. As residents, we rely on the Roost for affordable
accommodations for our visitors. Not all guests can afford to stay at ihe higher priced hotels, such as the
Sonnenalp and Four Seasons. We were disappointed to hear that the Planning Comrnission did not
support the previous project and that the revised project includes a significant reduction in hotel rooms.
The Town needs more mid-priced hotel accommodations and my wife and I encourage you to support this
Project at your next Planning Commission Meeting.
Thank you,
Michael Spriggs
FRON :HRHGENDRZS O FRX No. '!s?a4?6sas4 O.,. aa &AgE @s:49F|n P1
June 9, 2006
Town of Vail Ptanning Commission
CloMr. George Ruther
Town of Vail
Planning Department
ZS S. frinA'ge Road
Vail, Colorado 81657
Dear Planning Commission Members:
I am writing in support of the proposed demolition and renovation of fie former Roost
Lodge project. In operatinq the Haagen-Dazs store in vail since 1994, we are very
concemed about the loss of affordable housing and hotel rooms in the Town of Vai[.
The loss of atfordable hotel rooms has a direct effect on the sales of smallbusinesses in
VailMllage.
In recent years, the Town of Vail has replac,ed affordable hotel proiects such as the
Chateau at Vail (forrner Holiday lnn) and tre Vail Village Inn wlth high-end hotet and
condominium projecb such as the Four Seasons and Vail Plaza. By continuing this
trend, you are effeclively eliminating any We of affordable accommodations for families
and guests throughout Vail. At this time, the only atfordable hotel ac@mmodations ot
any size in the Town are the Roost and the Holiday lnn.. The lack of affordable
accommodations has and will continue to have a significant negatirre effect on the retail
sales for rostaunnts and shops in the Mllage. As you are aware, this is one of only a
couple of sites in the Town zoned lor accommodation units where affordable hotel and
condominium unib can be developed. lt vrrould be a shame to waste this opportunity.
The Floost hae served the.low to moderate priced tr:aveler for as long as just about any
other hotel in Vail. lt was here long before the hillside residential developmenF that
have been constructed behind the Frontage Road. The proposed plan is consistent with
what has been contemplated by the Town Council in its General Plan. lt also supports
the goal of the Town to secure additional hotel rqoms wtthin the Toum boundaries.
I would encourage you to support this Project.
Sincerely,
\OJL
KellFurcell
June 8, 2006
Town of Vail Planning Commission
Tovvn of Vail
75 S. Frontage Road
Vail, Colorado 81657
Re: Proposed Rooet Con&minium Proiect
Dear Plmning Commission:
I am writing in support of the proposed Timberline Lodge Prqec't in West Vail. ds
a small business ou,ner in Vail, I am in full support of this proied. The proposed
proiect will bring additional afiord#le hotel and condominium units to our Torrn.
Both are essential to the long range health of our economy.
Our firm handles the management and leasing of condominium projeds in East
Vail. We often recommend the Rooet as an altemative to those visitors that
cannot afford a condominium during the high season. The Roost has ftlled this
low to midarice nicfre in the market for a very long time' The proposed
Residence Inn will continue to meet this demand.
I hope yru will srrpport this project.
$incerely,
f{Et "'
l(arlEdgerton
7\o -z7o-7#Lt
Stephen Connolly
P.O. Box 3003
Vail, CO 81658
(970) 476-1346
June 9,2006
Tornm of Vail Planning and Environmental Commission
C/o Mr. George Ruther, Chief of Planning
Town of Vail
75 S. Frontage Road
Vail, CO 81657
RE: Redevelopment of the Roost Lodge
Dear George:
I write to you today in support of Timberline's pronosed redevelopment of the Roost Lodge and
urge you not to take any additional rooms out ofthe project.
As a longtime observer of the community, I believe that we need to maintain a mix of lodging
options for our guests. As it stands today, the current projects under development cater to the
upper end of the market. Not enough is being done in the area of affordable lodging that would
help to attract families and "entry level" guests. How many of Vail's current residents started out
as "ski bums" doing whatever it took to cut costs in order to come to Vail?
As an active participant in the process of soliciting special events, I can think of a number of
Town funded projects that need to be able to offer more affordable lodging options. TEVA
Mountain Games, Spring Back To Vail, the Farmers' Market and the King of the Motrntain
Volleyball Tournament all benefit by having less expensive lodging available for guests. What
good does it do for the Town to spend money on events that bring people to Vail only to have
those guests not be able to afford to stay in Vail for the night?
Thisisnotjustmyopinion. InajointmeetingoftheVLMDACandtheCSE,BethSlifermade
the point that the Town needs to be careful as we develop our lodging inventory, She warned
that there is a real danger that we could potentially price owselves out of the market if all we do
is develop high-end projects.
I am concerned that this project has already been reduced by 30 units. If it is reduced any further,
the developer may be forced to change direction and create high-end condominiums to make it
work financially. I am also concerned that there seems to be a small group of people that are
complaining about this project that is important for the good of the greater community. We need
to stand up against the vocal minority and do what is right for residents and taxpayers at large.
I support the redevelopment ofthe Roost Lodge as proposed and urge you to approve the latest
olans without further reduction of hot beds.
dawn Ristow
P.O. Box 3003
Vail, CO 81658
9701476-6826 phone
dawnskSvail@hotmail.com
June 9, 2006
Town of Vail Planning and Environmental Commission
C/o Mr. George Ruther, Chief of Planning
Town of Vail
75 S. Frontage Road
Vail, CO 81657
RE: Roost Redevelopment
Dear Commission:
The Roost Lodge needs to be redeveloped and I support the plans proposed by
Timberline Commercial Real Estate. I know the importance of affordable lodging first
hand. As a skating coach, I started brining students to Vail in 1981 . I moved here full
time in 1998 and own a home in Town with my husband. He also supports the
proposed redevelopment plan.
It is very important for Vail to be able to offer reasonably priced accommodations. We
need to offer families an affordable alternative to the Sonnenalp, the Cascade and the
new hotels that are currently being built in Town. lf we are not careful, we will price
ourselves out of the market. Families will go to Summit County instead of coming here.
As we redevelop our community, we need to make sure that we offer a range of
accommodations. lf we are not careful, the developers will only build high-end
properties and Vail will price itself out of the family market that plays an important role
in developing future guests.
I urge you to approve the plans as currently proposed. Thank you for your
consideration.
Sincerely,
/4"*,*{ru'-----
dawn Ristow
SE
;;l?'j;:|il,,,,
970.E4t.8525
970.845.8430 fox
peeples@voil.net
I2
I
June 9. 2006
Town of Vail
Planning and Zoning Commission
C/O: Mr. George Ruther
Hand delivered
To whom it may concern,
Many thanks for all of your combined efforts and great work as Vail undergoes a
tremendous renaissance and dramatic change.
I am writing, with respect to that change, in support of the renovation of the Roost
Lodge+pecifically to the proposal being submitted by Kevin Deighan. My experience
with Mr. Deighan has been as a business owner, and owner of office space in the
Gateway Building. Timberline Commercial Properties, Mr. Deighan's investment group,
interested me in the property some four years ago. Since that time, they took a vacant,
non-functioning building and completely renovated and revitalized what is now a prime
office and residential location at the entrance to Vail.
My support for the Roost project which they propose, is that they will take the same level
of professionalism to a project which brings moderate-range lodging options for guests
to our beautiful resort. I heartily endorse both the concept and the plan.
Though l, like most, hate to see the disappearance of the Roost-as it has played a
legendary role in affordable lodging and great stories throughout Vail's history--change is
happening in Vail and a developer with a good plan and solid backing deserves the
support of the community.
Best of I
Si
E. Peeples
Peeples Ink PR, Ltd.
Home Page I ofl
'West Vaii
West Vail has not been ieft out of the 2006 drive ro up zone \iail. A redevelopment plan for the Roost Lodge w'ith eight
floon was put before the town. Again local r'esidents were appropriately alarmed. Rumor has it, the money behind this
Roost remodel is none other that the Crossroads developer. Afthough this first Roost plan was tumed down, yrru know
rvill be back on rhe table soon.
A maste r planning process has also been initiate d for the West Vail commercial areas. It is very irnportant that
the reside nts get intimate ly involved in this important process. The tovm of Vail planning departnenf at the
fint rnaster planning meeting, has propose d an up zoning of tlese commercial arcas by 400o/o. Isn t that
incredible. The Mall building would go up to 4 floon.
feast in Vest Vail the outrageous proposal of a 400% up zoning is on the table for discussion. Ve mrrst get
involved and educate the town that we want to preserve our 1ow densiry village community, Before we up zone West Va
we should have studies in hand which dernonstrate rnequivocallythe need lor such an increase. We should be assured
rhat such increases will not adverselyaffect the propenyvalues in the area.
And, rle must be reassured the infrastructure, such as the roundabouls, can handle this increased traffic.
The Crossroads vote is rhe firsr step in halting this village vide drive to up zone Vail that so thrcatens our lifesty4e.'Ve
musr drarv rhe line there. We musr send a message to our eiected officials that the people mr.r-st be consulted and be the
{inal decision malcn in this up zoning drive.
Lrrd y'ou thought the Crossroads vore was just about Vail Village.
* Web,slc rfejgoed Slhoslcdel Hsnqs.Iead]"
http :/istopoverdevelopment.netAMESTVAIL.html 6/7t2006
6t8t06
MHltrHITNErU sPoFbS E glbeFbA:nmEnb
Town of Vail Planning Commission
Town of Vail
75 SouthFrontage Road
Vail, Colorado 81657
Town of Vail Planning Commission,
I am writing in full support of the proposed Timberline/Roost project cunently under
consideration at the West Vail site of The Roost Hotel. This project is "Right" for so
many reasons, the least of which is the overall economic benefit to our town.
There is a strong and underserved need for affordable hotels in the Valley and more so in
Vail proper. Much of the mid to lower end bed base is utilized by the younger
generations and families who heavily attend special events, ski and ride, dine and spend
with local merchants. We cannot afford to lose this economical bed base which the
renovated Roost will continue to serve in a new and improved fashion. This is keeping
current and potential customers at Vail's doorstep. This tier of product is truly critical to
rounding out the lodging and condo mix in Vail.
As a Vail business owner for over ten years, I fully support the proposed
Timberline,lRoost and am confident that the TOV Planning Commission will do the same.
Do the right thing and get behind this well thought out project. I encourage you to not let
the vocal minority control the process and ultimately the much needed benefits the
Timberline,lRoost Lodge will deliver to our community!
Resards.-->4Jeff BrausclF-V
PresidenVCEO
Highline Sports & Entertainment, Inc.
,{ uof Ad 9z:al 9
[ 9goryf rylt"j:lqterlineAccess 1 {-
Pase1l
From: Tom KassmelTo: 'Greg Gastineau'Date: 06/09/2006 3:05:51 PMSubject: Timberline Access
Greg
I highly suggest you meet with CDOT with your new plan. They may have concerns regarding the design
of the accesses and the widening toward l-70.
I was in a meeting in which we were discussing development and showed them the Timberline plan for
initial reactions.
Please remember the Access Permit and Gonstruction design are two different things in the CDOT
process.
The Town is requiring you to have both the Acces Permit and Notice to Proceed (Civil Construction plan
approval) prior to Building Permit submittal. (See Condtion #7)
The Access Code requirements area available if needed at
http:/Arrrww.dot.state.co.us/AccessPermits/PDF/601_1_AccessCode_May2002_Revl 0052005.pdf#search
='CDOT%2Oaccesso/o2Ocode'
Thomas Kassmel, P.E.
Town Engineer
Town of Vail
Public Works Department
1309 Elkhorn Dr.
Vail, CO 81657
(970\ 479-2235
CC: George Ruther
lffl {cl
Mauriello Planning Group
I
?e"d
Roost Lodge
n,,-^- r :-+ "-ilrl*
Adiacent Property Owner List
@
DAUPHINAIS.MOSELEY CONST INC
1404 MORAINE DR
VAIL, CO 81657
@
MURPHREE INVESTMENTS LTD
2409 DUBLIN RD
PLANO. TX75094
@
FITE, KENNETH DAVID & IRMAKAYSE
6415E PRENTICE PL
GREENWOOD VILLAGE, CO 80111
(0.
M.L. HARRIS FAMILY PTNSHP LLC
1O9OO HEFNER POINTE DR STE 2OO
OKLAHOMA CITY, OK 73120
@
HILLSIDE CONDOMINIUM ASSOCIATION
C/O BEMIS, GREGORY
PO BOX 3438
VAIL, CO 81658
@
KARP. KAREN L.
PO BOX 2174
VAIL. CO 81658
(0.
iunNIpsspD, JASoN & coLETTE
185 SOUTH EMERSON
DENVER, CO 80201
(0.
DUYOS, VIVIAN S. & JORGE R. -JT
1434 SARRIAAVE
CORAL GABLES, FL 33146
@
GUNION, JOHN F., MARGARETM.A., &
ANDREW MARK
1819 MEADOW RIDGE RD E
vArL, co 81657
-JT
@
CARNEY. JOHN M.
1839 MEADOWRIDGE RD B
VAIL, CO 81657-3904
@
PICKING, HOWARD M.,III &ADELLE C.
lOO LONGVIEW LN
JOHNSTOWN, PA 15905
@
ERB, WENDYELAINE
ISI9MEADOWRIDGERD G
VAIL, CO 81657
@
JAMES J. BIGOS FAMILY TRUST
1834 A GLACIERCT
VAIL, CO 81657
@
ROLLAND" JODI T. & ROBERTD. -JT
6802 TERREZA ESCONDIDA
SAN CLEMENTE,CA92673
@
CHATEAU TREMONTE OWNERS ASSOC INC
5299DTC BLVD STE 5OO
ENGLEWOOD, CO 80I11
@
RALPH W. HAJOSY REVOCABLE TRUST
1725 CARVER RD
GRIFFIN, GA 30224-8820
(0.
doyvsn, RoBERTJAMES
PO BOX l00l
VAIL. CO 81658
@
NADLER" JOHN E.
C/O VISTAR REAL ESTATE
635 N FRONTAGE RD I
VAIL. CO 81657
@
PRAGER, DIANE M. & NELSON A. -JT
22OOE GRAND AVE
ENGLEWOOD, CO 8OI13
@
LE VARN, MARIA A. & MARC -JT
PO BOX 214
VAIL, CO 81658
@
DICKSON, PHYLLIS
1817 MEADOW RIDGE RD I
VAIL. CO 81657
@
MERRIMAN, DANNY C., JANE M. & ADAM G.
1859 MEADOW RIDGE RD A
VAIL, CO 81657-3905
@
DEFORD, WILLIAM F.
1859 MEADOWRIDGE RD
VAIL, CO 81657
@
FARQUHAR, JERRY L. & DEBORAH R.
1879 MEADOWRIDGE RD
VAIL. CO 81657
@
STEITZ, STEVEN A. & CYNTHIA A.
1895 MEADOW RIDGE RD
VAIL, CO 81657
@
BATCHELOR, ROBERT - FITZGERALD, DIANE
.JT
PO BOX 5854
VAIL, CO 81658
@
ALEKSANDER & IRIA PIIRMA TRUSTEES
3528 ADELINE DR
sTow oH44224
@
WAGENLANDER, JAMES F. - CHIN, MARY LEE
-JT
2225 DAHLLA. ST
DENVER. CO 80207
@
CORRION, BRIAN
27821S TAMIAMI TR2
BONITA SPRINGS. FL 34134
@
CROCKETT, RUFUS
PO BOX 3837
ASPEN, CO 81612
@
MYRON, GORDON D. - WEINBENDER, THOMAS L.
256128TH AVE W
SEATTLE, WA 98199
@
MOORE, STEVE & DENNIE L.
PO BOX 392
EDWARDS, CO 81632
@
HALEY, MICFIAEL S. & MARLA M. -JT
3037 STIN CREEK RIDGE RD
EVERGREEN, CO 80439-8782
@
HERMANN, HENRY K. & MARY C. - HERMANN,KARL .JT
577 W CONESTOGA CIR
GRAND JIINCTION, CO 81504
@
VANHEULEN. MISTY M. & JASON J. -JT
PO BOX 6343
AVON, CO 81620
@
WOMBOLT, CHRIS & DUANB
2249 CAPE ARBOR DR
VIRGINIA BEACH, VA 2345I
@
DICORPO, DEENA M., DINO D. & EVE
PO BOX 3981
VAIL. CO 81658
@
HINMON, JOHN S. & HARRIET H. -JT
407 MEADOWRD
EDWARDS. CO 81632
@
KRICHBAUM, PHILIP F.
PO BOX 33
VAIL, CO 81658
@
CROCKETT, RUFUS
PO BOX 3837
ASPEN, CO 81612
@
LEGG, RANDY G. & JOELLEN L. .JT
2OOO S MADISON ST
DENVER, CO 8O2IO
@
TATSUMI, TETSUO - MALCUIT. EMILY .JT
PO BOX 2858
EDWARDS, CO 81632
@
MOORE. HALE W.
-JT
PO BOX 3746
AVON, CO 81620
@
FABER" OTTALIE & GEORGINA
P O BOX 838
EAGLE, CO 8163I
@
MUSTANG CONDOMINIUM ASSOCIATION
C/O GUERRIERO, RANDALL
1859 MEADOW RIDGE RD
VAIL, CO 81657
@
BUFFER CREEK WEST CONDOMINruM ASSOCIATION. INC.
C/OMARKAW. MOSF{ER
P O BOX 902
VAIL, CO 81658
@
TOWNOFVAIL
CiO FINANCE DEPT
75 S FRONTAGE RD
VAIL, CO 81657
@
MUSSON, PAUL F. & ELISA M. -JT
9402 CRYSTAL LN
LONGMONT. CO 80203
@
HAGERMAN. PHILIP R. & JOCELYN K.
13I88 LATOURETTE DR
FENTON, MI48430
@
COLORADO DEPT OF TRANSPORTATION
42OIE ARKANSAS AVE
DENVER, CO 80222
DENVER, CO8O222
b**m
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THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town
Code, on July 24,2006, at 1:00 pm in the Town of Vail Municipal Building' in
consideration of:
A request for a final review of a major exterior alteration, pursuant to Section 12-7H'7,
Major Exterior Alterations or Modifications, Vail Town Code, to allow for additions to, and
the renovation of, the Lion Square Lodge East; a request for a final review of a variance
from Section 12-7H-10, Setbacks, Vail Town Code, pursuant to Chapter 12-17'
Variances, Vail Town Code, to allow for encroachments in the setbacks; and a request
for a final review of a recommendation to the Vail Town Council for an amendment to
Chapter 5, Detailed Plan Recommendations, Lionshead Redevelopment Master Plan, to
create buildto-lines to allow for encroachments in the setbacks; located at 660 West
Lionshead Place/Lot 1, Vail Lionshead Filing 1, Addition 1, and setting forth details in
regard thereto. (PEC06-0041 )Applicant: Lion Square Lodge East; represented by BillAnderson
Planner: Bill Gibson
A request for a final review of a variance, from Section 12-68-6, Setbacks, Vail Town
Code, pursuant to Chapter 12-17, Yariances, to allow for a garage addition within the
front setback, located at 265 Beaver Dam Road/Lot 40, Block 7, Vail Village Filing 1' and
setting forth details in regard thereto. (PEC06-0040)
Applicant: David Cohen, represented by Fritzlen Pierce Architects
Planner: Bill Gibson
A request for a final review of a variance from Chapter 14-5, Parking Lot and Parking
Structure Design Standards For All Uses, pursuant to Chapter 12'17,Variances, to allow
for a garage entry opening to be 12 feet (12') wide instead of the required minimum
width of twenty feet (20'), located at Vail Cascade ResidencesA/ail Cascade Subdivision,
and setting forth details in regard thereto. (PEC06-0045)
Applicant Steve Lindstrom, represented by RKD Architects, lnc.
Planner: Matt Gennett
A request for a final review of a floodplain modification, pursuant to Chapter 14-6,
Grading Standards, Vail Town Code, to allow for tine installation of a sanitary sewer line
in the Gore Creek Floodplain, located at3877 Lupine Drive/Lot 6, Block 1, Bighorn 1"
Addition, and setting forth details in regard thereto. (PEC06-0046)
Applicant Roland and Jeanne KjesboPlanner: Matt Gennett
A request for a final recommendation to the Vail Town Council, pursuant to Section 12-3-
7, Amendments, Vail Town Code, for proposed amendments to Chapters 12-21 , Hazard
Regulations, 14-7, Geologic/Environmental Hazards, and 1+1O, Design Review
Standards and Guidelines, Vail Town Code, to create Wildfire Regulations that add
wildfire hazard to the Hazard Regulations and require mitigation in high and extreme
wildfire hazard zones, and setting forth details in regard thereto. (PEC064029)
Applicant: Town of VailPlanner: Rachel Friede
A request for a final review of an Exemption Plat, pursuant to Chapter 13-12, Exemption
Plat Review Procedures, Vail Town Code, to allow for a proposed realignment of the
common property line between Lots 2 and 3, located at 5087 and 5097 Main Gore Drive,
Bighorn Subdivision, and setting forth details in regard thereto. (PEC06-0048)
Applicant: Fred and Janet Streich and Sandy SalmonsPlanner: Matt Gennett
A request for a final review of a variance, from Section 12-6D-8, Density Control, and
Section 12-15-2, Gross Residential Floor Area Requirements by Zone District, Vail Town
Code, pursuant to Chapter 12-17, Variances, to allow for the secondary unit of a
primary/secondary development to construct more than 40o/o of the allowable gross
residential floor area (GRFA), located at 1989 Circle Drive/Lot 27, Buffehr Creek
Subdivision, and setling forth details in regard thereto. (PEC06-0049)
Applicant: James Garland and John Kirschner, represented by Galen AaslandPlanner: Bill Gibson
A request for a final review a major exterior alteration, pursuant to Section 12-7J-12,
Major Exterior Alterations or Modifications, Vail Town Code, to allow for the construction
of the Timberline Lodge, located at 1783 North Frontage Road/Lots 9-12, Buffehr Creek
Subdivision, and setting forth details in regard thereto. (PEC05-0080)
Applicant: Timberline Roost Lodge, LLC, represented by Mauriello Planning Group, LLC
Planner: George Ruther
A request for a final review of floodplain modiflcations, pursuant to Chapter 14-6,
Grading Standards, Vail Town Code, to allow for the stabilization of the Gore Creek
streambank and modifications to the Town of Vail White Water Park, in the Gore Creek
floodplain, located at Tract l, Block 5E, Vail Village Filing 1, (generally located east of the
International Bridge on Willow Bridge Road), and setting forth details in regard thereto.
(PEC06-0050)
Applicant: Town of Vail, represented by Gregg BarriePlanner: Bill Gibson
The applications and information about the proposals are available for public inspection
during office hours at the Town of Vail Community Development Department, 75 South
Frontage Road. The public is invited to attend project orientation and the site visits that
precede the pubtic hearing in the Town of Vait 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 lmpaired, for information.
Published July 7, 2006, in the Vail Daily.
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Page 1 of2
Dominic Mauriello
From: Roussin, Daniel IDaniel.Roussin@DOT.STATE.CO.US]
Sent: Sunday, July 16,2006 1:07 PM
To: Dominic Mauriello; Znamenacek, Zane
Cc: greg@timberlinere.com
Subject: RE:
Dominic - Overall your summary is correct. I made some minor changes. Please look at the bold blue wording at
you email.
Thanks
Dan Roussin
R3 CDOT Traffic
From: Dominic Mauriello Imailto:mauriello@comcast.net]
Sent: Wednesday, July 05, 2006 9:40 AM
To: Roussin, Daniel; Znamenacek, Zane
Cc: greg@timberlinere.com
Subject:
tlello Dan and Zane:
Thank you Ior tahnq bme to meeL wth Greq Gazlneau and me on the f mberltne Lodqe and
Condos VropcL on June 26. Below 6 a sumrnary of the rnform abon Vrowded dvrnq the
rneectnq:
c ln qeneral you LhouqhL that the plans looked Ine n terms o+ access s?aonq, lrontaqe
roadway tmVrovements, ana other tmVrovemenLs on the 5tte.
t Yov ndcated Lhat two accesg permfts wovld be requred. Thrs would be a level 2 trattic
study would be reqvred but not a full Tl9.
c A Vermtt Ior a temTorary constructon access would be requtrcd even fi vstnq one o+ the
two ensttnq access ?onts on Lhe sfte. The temporary construcbon access Vermft wovld
be aVVlted Ior aL the Eame bme as the Vermanent access Vermfts.
r Utrlrty ?ermtt would be reqwred for the sewer and sLorrnwater tm?rovements n the nqht-
oI-way. The utrlrty grouder wovld need to be the permfttee.
c The VroVosed bvE Ehelter and Lurn-olf wovld need to be requesLed by the buE serwce
Vrowder (TOV) and wovld be aVVroved by CDOT'; o?eftton5 deVartment. No actva
permtL s reqwred. lt would be letter of approval.
7tr6t2006
Page2 of2
o l-andscaVrnq and the sdewalk are approved wfth a speoal use permft. CDOT'E
preference s to not have larqer landscaVe matenals n the nqht-of-way, but fi proposed
then the Town would be resVonstble ior nsvnnq thaL ft s matntatned VroVerly.
LandscaVnq n the nqht-of-way wrll requre that CDOT be ltsted as addttonal nsured on
the owner's lrabrlrty poltcy and a pertormance bond v re4ured. This would be done by a
Special Use Permit.
o The proVosed I O' wde srdewalk adlacenL to the 6" curb s hne aE deVcted n the
?ro?o5ed ?tan5.
r Turnrn6 radus nlo the sfte can be proposed by the aTpltcant based uTon larqest
anloVated vehrcle acces^nq the sfte. CDOT usually looks aL a WBSO buL the aVVlcant
can ??o?ose somethnq less baEed on natvre of tratlp to the sfte.
c The extent of road wdennq to accommodate the VroVosed left turn lane and other
roadway rmVrovemenls betnq requested by the Town of the aVVhcant toward l-7O looked
lne as lonq as ex?an5on beyond the "F" lne n avotded.
o Tlans Vrowded lor accesE Vermft and Nolce Lo Troceed need to be | | x 17.
Thanks aqarn lor Lahnq the bme to meet wfth us. Tlease let me know i there s anythnq
mslnq thaL you beleve needs to be added to the summary.
O g,nceretv.
Domtnc F. Maurrello, AICP
lvlaurrello Plannnq Grot:p" l-LC
POBox | 127
560 lA Widrdqe Road
Avon, Colorado 6l GZO
(97O) 748-O92O phone
(97O) 746-0377 lax
(97O) 376-3318 cell
m aurello @cor"re?s|.I, L
7tr6t2006
Mauricllo Planning Group
Jvly 14, ZOOG
?lannnq and Enur onmenlal Commzaon
clo George Ruther, AICP
Chref of Tlannnq
Town oI Varl
75 South frontaqe Road
Val, Colorado O 1657
Re: Tmberlne Lodqe Trolecl
Dear Georqe:
Thrs leLler e ntended to address the EsueE raoed by your memorandvm to lhe
Plannnq tnuronmenlal Commrsgron dated June | 2, 2006. Along wrth th's leLter,
the applrcant has prowded reused plans lor the ftmberlne Lodqe lhat address
Lhe submtllal requremenls and lhe addtbonal commenLE provded by LheTown
Below we have addregsed the comVltance burden and oLher crrtena found n Lhe
?A-2 zone dtELnct. You wrll lnd that the proposed redeveloVment prolect
complres wth the relevant crftena.
Com?hance 6vrden:
fhe proVosed Tmberhne Lodqe e n comVhance wfth the gurposes of the
PA-Z zone detncL. The sfte s bernq develoVed aE a lmtted seNtce lod4e and
olher resden al accommodabons n the penVhery ol the lown oulade Lhe
LtonEhead and Yal Vllaqe core areas. fhe VroVosed facrlrty rs ntended to
pnmarly serve vtstlors Lo thelown of Varl. fhe proposed Vrolect s n
comVltance wrfh the developmenl Elandards ol the 7A-2 zone dtgtnct whtch have
been establrghed to provrde tor adequaLe hqht, ar, o?en s?ace, and other
amenfites cornmensurate wf"h \mfted geNce lodqe facltbes. fhe TroTosed Vlans
Lheretore Vrowde lor ade4vate ltqht, ar, and oVen sVace. the table below
demonstraleE the protecLs conlermance wlh the standards oI Lhe zone drstrol.
Develo?ment Standard AllowedlReqvtred ?ro?osed
Lot Area: IO,OOO s.f. E5,597 s.t.
Denefty: 49 vntlE 26 unls
fmVloyee flovan1: 3 beds 3 unrtg
flotel RoomE: Unhmfted lOl unrts
GRFA: 129,896 s.t. 75,642 s.l.
7O/3O sphL (AU): 7 | ,5GO.3 E.t. 53,097 s.l.
Bvtdnqheqht: 48' 48'
3fte Coveraqe: 5e ,288 s.f . (65Vo) 44,376 E.t. (5 | .2To)-
landscape Area: 25,979 s.t. (3OVo) 3E,696 s.f . (45.47o)
?arkrnq: 127 sgaces 16? spaces
loadtnq: lberth lberth
Noles: 'Under4round parAnq ncfuded tn sfte coveraqe calcllabon
Addtbonally, the Comphance Dvaen sec on states n Vart that ft E the burden ot
the apVlrcant Lo show lhaL "the progosal does not otherwtse have a srqn$eanl
neqal:e eI+ect on lhe character of the netqhborhood" femphaas added]. We
belteve LhaL Lhe ?rc?o5al has aqnicanl Vosttve ellecLs on Lhe chaftcler of the
netqhborhood. We reco4ntze that there wrll be some aclual and ?erceved
neqalve mVacts lo ndvdval ?rc?erile5 (Euch as tm?acls to prvate uews and
ncreased trafftc on lhe North Fronlaqe Road). Below s a ll.st oI Vosrt:e and
neqabve chanqes to lhe area that wrll occvr wfih conslrvcbon of thts prolect.
oo
o
o
o
?osrfuve lmpacts ol Prolect Neqat:e lmTact= of ProlecL Comments
lmVroved aeslhetrcs due rmproved
archtlectvr al qvalLy oI sLructvre
Par al chanqe of vtew lo
adlacenL nerqhbora
Vrew of ht4hway and North
Frontaqe Road are the
?nmary uews tmpacled
lmproved lne and lle safety ol
gtrvcture - Keduced fre Dan4er
to Neqhborhood
lncreased Traffrc on South
frontaqe Road
TraIIc mftt1ated by new
left turn lane. No access
otf ol Meadow Krd4e Road
vroposed.
?,educed hqhL pollvilon and
aeslhebcs due to aqnhcanl
(edvcLon n svrlace Varktnq
Addbonal zhadtnq ol Meadow
Trdqe Road
95Vo ol parAnq localed
underqround
Road easement and
addfttanal snow slora7e
prouded lo lown
lmproved aesthebcs due to
tncreaSe n landscapn4
Norse Reductron lrom l-7O due to
?resence oI new gtrvcLvre
Buildnq p arttally blocks
uews lo and nose lrom I
70 and fronlaqe roadg
lmVroved Vedestnan access lrom
Meadow Ad4e Road wth paved
walk for vze by enltre
neqhborhood
New Br.rs Stoe and Shelter
lmproved pedezlrran accesstbtltty
dve to new stdewalk on North
frontaqe Road
lmproved aesLheltcs and redvced
no$e tmpacls dve lo relocatron ol
trash dvmVster trom a loca on
rmmedtately adlacent lo the
net qhb onn q con domtnu m p r o 1e cLs
to a cavered loca on away trom
rmmedtate neqhbors
lmproved aeslhebct and reduced
notse due to localnq loadnq and
delvery dtreclly n lront bvldtnq
out of vrew ol neqhborhood
lmVroved aesLhebc= dve to the
btinq ol overhead power lnes
adlacent Lo the VroVerL'y and Lo
tmmedtale neqhbors
lncrease n addthonal hotel rooms
wfihtn lhe Town of Varl
Lodynq tax wtll tncrease
from thrs proVerty dve to
ficreaae n hotel roomg
benq prouded
lmVroved lraIlrc ctrculatton dve to
new lelt turn lane
lmproves traffrc flow for
netqhbort lraveltnq on
Norlh frontaqe Road
ln addtbon tp Lhe rmmedraLe netqhborhood, Lhe ?ro?o5ed prolect E consolenl
wth the scale and nalve ol develoVment alonq the North Frontaqe Road lrom
the marn Varl exrt oI l-7O to the west Vatl extL oI l-7O. From easL to wesL, Ehere
are a eeflee ol large scale lodqnq and resdentral bvrldn1s wtlh lrontaqe on the
Norlh Frontaqe Road ncludnq: Mtddle Creek: 1un Varl; Varl Run; 9rmba Run;
Savoy Yillas; and Tmber Rtdqe lo narne a few. Many ol lhese bwldngs are
localed n areae wrlh low denaLy resdenbal develoVment. fhe VroVosed
Tmberlne Lodqe Vrolecl B consstent wrth lhe character ol developmenL alonq
the North Frontaqe Road.
We belteve hst ol posrttve rmTacLs Lo the characLer. ol the netqhborhood versus
neqahve mVacle ghown above clearly demonEtrate lhat noL only doeE the Vroject
nol have a " aqnttcanL" negal:e eltect on the neghborhood, thal on whole lhere
E a nel ?osthve effecl on the character ol the neghborhood.
fhe prolecL also comTltes wrth the relevanl elemenLs ol Lhe Val Comprehenave
Plan nclvdnq pohaes l. l, 1 .3, l.l 2, 3.1, 3.3, 3.4, 5.1, 5.3, 5.4, 5.5. The
Vat Land Use ?lan recoqflze5 lhe enshnq zontnq on the fo?efty a5 conlrolltnq
lhe denaly and land use= . the prolecl s conasLent wfth the T own' s stated qoal
ol ncreaanq hoEel beds wrlhrn lhe Town.
Setbacks:
WtLh resTect Lo sectton | 2-7J-6: SeLbacks, the proposed Vlan comp|es wrlh or
exceedE the stated slandard ol 20' except ior a 4' one-ztory encroachmenL on
the wesL sde of the butldtnq wfich accommodaLeE a starway exft.
fhe proposed prolect demonsLraLeE compltance wrlh the followrng crftena vEed
to evaluate devra ons from lhe 20' selback. The crtena are addreEsed below:
A. Yropoeed burldtnq EeLbacks provtde nece5sary 3e?arafton between buttdtnqs
and npanan areas, qeoloqtcally senal:e areas and olher enuronmenLally sensttve
areas.
Analysrs:
The proposed setback dewahons allow the appropnate a€Faratpn
between buldrngs. There are no rtpanan areas or qeoloEcally senshve
areas tn close proxmtty to the property.
B. Proposed buldnq ieLbacks wll Vrovtde adeqvaLe avatlabltty oI ltqht, ar and
o?en 5?ace.
Analwts:
The proposed encroachments do not detract from the auarlabrhty of lght,
arr and open sFace gtven the lmrted encroachment berng sought and the
lmrted heqht of the encroachment.
C. TroVosed bvrldnq setbackE wtll provde a comVaable relabonsh? wtlh
buildrnqs and vEes on adlacent ?ro?eftiel.
Ana[vsts:
The encroachment of the west srde of the bwldrnq of 4' for one-story
prowdes an archrtectural element to the west elevaflon of the buldng and
due to landscape cover wl/ be relahvely t to uses on the
adlontng parcel.
D. ProVosed bvtldtnq getbacks wrll regull rn creatve destqn solutons or other
pubhc benetfts that covld noL otherwse be achrcved by conlormance wfth
pr es cnb e d 5etb a ck slan d ar ds.
Ana/:nrs:
The proposed encroachments allow for creahve desqn solutpns to the
archttecture of the buldng wthout arbftranly fol/owng a conhnuous
setback.
Densrtv Control (GRFA):
Wfth resVect to secbon | 2-7J-8: Denaty Control, the Trolect e betnq
developed well below Lhe sLandard Etated n lh'E secbon whch allows for | 50
square leet ol GRFA for each IOO aquarc leeL of buldable ste area. fhe code
allows up to | 29,696 5q. tt. (l5O7o). Of thrs LoLal, only 75,642 sq. IL' or
B9% of land area s bernq VroVosed. There E no addftronal dtrechon Iovnd n the
Val ComVrehenave ?lan wth reqard io GRFA and the Vrolecl Eherelore comTles
wrth the 7A-Z zone and s congtgtent wfth Lhe Val Comprehenave ?lan.
o
Sfte Coveraqe:
Wfth resVect lo sec on | 2-7J-9: 3fte Coverage, the prolect s betn1 develoged
at a aLe coveraqe of 5 | .ZVo whrch rs below the stated sLandard ol 65Vo. 3tnce
lhe ^te e betnq develoVed below lhe prescrrbed slandard and lhere E no
addfttonal drecbon lovnd n the Vat Comprehenave ?lan, the Vrolecl s n
compltance wrth PA-2 Zone DtEtnct and the Val Comprehenave 7lan.
Landsca?e Area:
Wfth resVect lo sec on | 2-7J- l O: LandscaTnq and 1te Development, the
prolect e benq developed wfth a toLal landscaTe area of 45.4V" whrch ts tn
excee5 of the mrnrmum requtrernenL of 3OVo. Snce the ate e benq developed n
complance wrth the prescrrbed standard and lhere e no addfttonal dtrecbon
found rn lhe Vatl Comprehenave ?lan, the prolect s n comVlance wfth PA-2 Zone
OELncL and the Vatl ComgrehenE:e 7lan.
ll yov have any quesbons, please feel lree to call me.
George Ruther - PEC05 0080 Timberline
From:
To:
Date:
Subject:
Mike McGee
George Ruther
0712012006 8:53:49 PM
PEC05 0080 Timberline Lodge - Denied
The application is denied by VFES for due cause as follows:
1. Sheet C 1't shows trash truck driving againts traffic flow noted on Sheet T 1. Serious potential conflict.
2. SheetC4: Slope on driveway access is shown to change from 8% to 1%. Detail to prove fire
apparatus will not drag tailboard is not shown.
3. Sheet C 3: The area for fire department staging is not shown on the plans. The location for the Fire
Department connections is not shown. The loading zone (also shown as "unloading zone") at the front
door cannot also be used a the designated fire department staging area.
4. Sheet L 1: The landscaping plan shows trees in a potentially conflicting area for fire department
staging. No staging area is shown as required by Town of Vail Development Standards (9/99), pg.14.
5. Civil drawings do not show water mains or fire hydrants.
6. Sheet C 1: No egress from stair towers at grade is shown. The egress into the parking garage from
the stair towers is obstructed by parking.
7. Previous conceptual approvals reflected a different building approach plan and layout'
Building_Division; Fire_lnspectors; John Gulick; Russ Forrest; Tom KassmelCG:
o >>> Mike McGee 0/20 10:00 PM >>>
George,
While going through the plans, I found a "second set" of revisions dated 0il1il06
Two issues:
1. The applicant owes the Town for a couple of rnore hours of wasted time.
2. The 0il17/06 set of plans are Denied as well.
The latest set of plans reduces the fire lane to 15 feet. This is not acceptable.
The only change I see form the items belwo is the trash truck asppears to be dirving the correct
direction this time.
I left off one item on the list. The Fire Lane signs should meet the Model Traffic Code standard.
It is not up to the "contrator" to choose as indicated on the plans.
From:
To:
Date:
Subject:
Matt Gennett
Dominic Mauriello; George Ruther
07l21|2OOB 8:30:44 AM
RE: Re: PEC05 0080 Timberline Lodoe - Denied
Hey Dominic,
On Wednesday, I discussed with Public Works the necessiiy of having a ten foot wide side walUbike path,
and they maintained that since it is part of the bike path, 10' is the absolute minimum width. As you know,
we are concerned about the trees planted in the CDOT ROW as there is not much room for growth and
their survival may be jeopardized by being confined into such small spaces between concrete & asphalt.
Have you explored the possibility of reconfiguring the bike path in a manner which allows you lo get more
of your required landscaping on site? Also, we discussed the access for disabled people and the
possibility of incorporating it into the main entrance to create a sort of Universal Main Entrance which can
serve everyone at one point.
Anyrvay, give me a call or email me back with any thoughts or suggestions.
Thanks,
Mait
Matthew R. Gennett, AICP
Town of Vail
Community Development Department
(970) 47$2140 Office
(970) 479-2452 Fax
>>> "Dominic Mauriello" <mauriello@comcast.net> OT l21 7:58 AM >>>
Oh Joy.
---Original Message----
From : George Ruther f mailto:GRuther@vailqov.coml
Sent: Friday, July 21,2006 7:48 AM
To: mauriello@comcast.net; Matt Gennett
Subject: Fwd: Re: PEC05 0080 Timberline Lodge - Denied
...and
George Ruther, AICP
Chief of Planning
Town of Vail
(97O) 479-2145 office
(970) 376-2675 cell
(97O) 479-2452fax
qruther@vailgov.com
>>> Mike McGee 07i20 10:00 PM >>>
George,
While going through the plans, lfound a "second set" of
revisions
dated 0Z'17106.
T
July 20, 2006
P.O, Box 19764,
PHoNE: 3tr3-652-3571
FH#O5044 FINAL TMFFIC ANALYSIS
BoULDER. COLERAOtr E'T]3OEI.z76El
. FAX: 3A3-7'72'2329 0R 3E|3'652'6574
o
Mr. Greg Gastineau
Timberline Commercial Real Estate
12 Vail Road
Vail, CO 81657
RE: Final Traffic Analysis for the Timberline/Roost Lodge Redevelopment Project
Dear Mr. Gastineau:
This traffic analysis summarizes the trip generation and adjacent roadway operations with
the redevelopment of the existing Roost Lodge in Vail. This final traffic analysis is an
update to the prior traffic analyses completed for the project dated January 6, 2006 and
July 21, 2005. Since completion of the prior analyses, the proposed site and access plan
has modified slightly, comments from Town staff were received, meetings with CDOT /
Town have occurred to discuss the project, and an eastbound left-turn lane was added to
the site's access driveway along N. Frontage Road. This final analysis addresses traffic
related comments received on the prior analyses and reflects the cunently proposed land
use plan for redevelopment of the Roost Lodge site.
The site is located along the l-70 N. Frontage Road approximately 300 feet east of Buffehr
Creek Road. The site's location is shown in the aerial below.
Mr. Greg Gastineau
Timberline/Roost Lodge Redevelopment Proiect Final Traffic Analysis
July 20, 2006
Page 2
The Roost Lodge site is currently occupied by a 72-room hotel and 1 employee housing
condominium unit. Two full turn access points serve the existing site. The redevelopment
plans for the site include a 101-room hotel, 29 recreation residential multi-family dwelling
units, and 3 employees housing condominiums. The proposed site plan is illustrated on
Figure 1. Reconfiguration of the two full turn access points are planned to the site. The
western access point will be designed as an exit-only access. The eastern access
driveway will serve as an entrance-only access with an eastbound left-turn lane added on
N. Frontage Road. The following presents the traffic analysis for the Timberline/ Roost
Lodge Expansion project.
Existing and Future Conditions
The existing Roost Lodge site is located along the N. Frontage Road. This roadway has a
posted speed limit of 35 miles per hour adjacent to the site, then drops to 25 miles per
hour just west of the site. A single travel lane in each direction exists along the Frontage
Road. Turn lanes are not present at the N. Frontage Road site access intersections. Wide
shoulders are present on the north side of this roadway. An area transit stop exists along
the Frontage Road on the western edge of the site.
Existing peak hour traffic volumes used in this analysis were obtained from the Town's
Transpbrtation Master Plan Updatel. The traffic volumes at the Buffehr Creek Road / N.
Frontage Road intersection for peak winter weekend were used to determine the through
traffic volumes along the N. Frontage Road adjacent to the site. The master plan projects
that the N. Frontage Road will experience a 31o/o increase in traffic in the next 20 years
(from Year 2000). This equates to an approximale 'l-2o/o annual growth rate. Through
traffic volumes at the site access points were estimated by forecasting Year 2007 peak
winter weekend traffic on the Frontage Road by applying a 1.1 growth rate to the 2000
volumes. The Year 2007 background volumes at the two site access intersections along
N. Frontage Road are illustrated on Figure 2. The volumes shown in Figure 2 assume the
reconfiguration of the access points for inbound and outbound only.
Trip Generation Comparison
The vehicular traffic for the site land uses has been estimated based on trip rates
contained in the Institute of Transportation Engineers (lTE) 7th Edition Trip Generation
manual2 and is summarized in Table 1. The existing site uses were compared to the
proposed site uses to determine the net site added traffic with the expansion in place. For
comparison purposes, the following assumptions were used.to estimate traffic generation
of the site development.
Transportation Master Plan Update - Traffic Model, Washington Infrastructure Services, July 2002.
Trio Generation, 7' Edition, Institute of Transportation Engineers, 2003.
O . Timberline / Roost property currently operates and will continue to operate private
Mr. Greg Gastineau
Timberline/Roost Lodge Redevelopment Project Final Traffic Analysls
July 20, 2006
Page 3
Existing Land Uses:. 72 hotel roomst l employee housing condominium unit
Redevelopment Land Uses:r 101 hotel roomsr J employee housing condominium units. 29 recreation home condominium units
Because the site is located along the N. Frontage Road with a regional transit route and
the site currently offers and will continue to offer shuttle service to/from the ski area in the
winter, the site will experience a reduction in actual vehicular trips to account for transit
and shuttle trips. This is a common occurrence experienced in many mountain ski towns.
A 1O% reduction in vehicular trips was applied to the hotel, employee housing, and
recreation home uses to account for shuttle, ride sharing, transit, and alternative modes of
transportation usage. This reduction should be considered a conservative estimate
because:
shuttle service for its patrons to/from the ski mountain,. a transit stop exists and will be improved in front of the site on N. Frontage Road
serving the Vail area,o sidewalks providing pedestrian access to retail and other uses to the west will be
improved with this site, and. employee housing is provided on-site where the tenants occupying these units will
both work and live on site.
Based on the above assumptions, the net site trip generation has been calculated as
presented in Table 1. When compared to the existing uses currently on site, it is estimated
that the redeveloped site uses will result in a net increase in traffic from the existing uses
of approximately 305 daily one-way trips with 30 trips occurring during the winter weekend
P.M. peak hour period.
lt is important to note that the weekend trip rates for hotel and recreation units are 25-40o/o
higher than typical weekday trip rates for these same uses. Not only does this analysis for
the winter weekend period look at the highest seasonal traffic volume scenario at the site
access points and the Frontage Road, but this analysis reviews the peak weekend hourly
trafficwhich only occurs 10-15 times ayeat during the winter.
Roadway and Intersection Operations
The site access intersections with the N. Frontage Road were reviewed to determine
baseline operations and identify any capacity constraints. The Year 2007 background
Mr. Greg Gastineau
Timberline/Roost Lodge Redevelopment Project Final Traffic Analysis
July 20, 2006
Page 4
winter weekend P.M. peak hour volumes were reviewed as this period represents the
higher side street and mainline traffic conditions. In determining the operational
characteristics of an intersection, "Levels of Service" (LOS) A through F are applied, with
LOS A indicating very good operations and LOS F indicating congested operations. The
intersection LOS is represented as a delay in seconds per vehicle for the intersection as a
whole and for critical turning movements. Criteria contained in the Highway Capacity
Manual (HCM)3 was applied to the study area intersections in order to determine existing
levels of service during the weekday evening peak hour period.
The background Year 2007 winter weekend P.M. peak hour traffic volumes at the two site
access points along the N. Frontage Road were forecast to assist in determining site
access operations and any traffic impacts. The net increase in site generated traffic
volumes were added to the Year 2007 background volumes and are shown in the attached
Figure 2. The west site access point is planned to serve as the primary access to the site.
The eastern access driveway serves the condominium parking spaces. All approaches to
the site access intersections were reviewed with existing side street stop control and single
approach lanes without any turn lanes.
The results of the intersection level of service analysis are summarized in Table 2. With
the addition of planned site expansion traffic, the two site access points along the N.
Frontage Road will continue to operate within acceptable levels of service (LOS A overall
and LOS A-C for individual approaches). The traffic associated with the renovations
planned on the site will result in only slight increases in traffic at the two access points.
Auxiliary Lane Warrant Analysis
Although the site vicinity intersections are projected to operate efficiently with the
expansion of the existing uses and the redevelopment of the site will result in the same
number of access points with greater spacing between them, the N. Frontage Road
corridor is within the jurisdiction of the Colorado Department of Transportation (CDOT)
which requires compliance with CDOT criteria. The State has established auxiliary lane
warrant criteria for roadways to enhance safety and access along their corridors. The
CDOT criteria becomes effective on an existing use if the use changes its site traffic by
2oo/o o( more. Because the site generated traffic is anticipated to increase by more than
20%, the CDOT access code criteria would apply to the proposed site expansion.
The forecast traffic volumes at the two site access intersections were reviewed to
determine auxiliary lane requirements based on current CDOT access code criteria4. The
Hiqhwav Capacity Manual, Highway Research Board Special Report 209, Transportation Research Board,
Naiional Research Council, 2001. Synchro v. 6 software utilized.
State Hiqhwav Access Code, State of Colorado, August 31 , 1998.
Mr. Greg Gastineau
Timberline/Roost Lodge Redevelopment Project Final Traffic Analysis
July 20, 2006
Page 5
CDOT criteria for assigned category ratings of F-R or Frontage Road require left-turn
deceleration lanes with peak hour volumes greater than 25 vehicles when the posted
speed limit is less than 40 miles per hour. Right-turn deceleration lane warrants are met
when greater than 50 vehicles conduct a right-turn into the access point during a peak 60-
minute period.
A review of the forecast 2O07-plus-site generated peak hour volumes and the CDOT
warrant criteria determined that turn lanes at the entrance-only (east) site access
intersection is just below the warrant threshold. However, the developer has agreed to
construct an eastbound left-turn deceleration lane at the inbound access. The lane should
be designed to CDOT standards. Storage and taper is necessary for Frontage Road
category ratings. In addition, tapers need to be included in the design to redirect through
traffic away from the new median lane. All widening is occurring on the south side of the
Frontage Road. CDOT requires a 16-foot wide median turn lane. The following
summarizes the turn lane design standards per the category rating of the roadway and
forecast traffic volumes.
Eastbound Left-Turn Lane Desiqn
' lane length: 200 feet (includes 160 feet of taper at 10:1 for 16 feet of lane
width and 40 feet of storage), redirect tapers on each side of left-turn lane: 320 feet (20:1 taper ratio for 16
feet of widening)
CDOT Access Spacing Standards
Access spacing of site driveways was reviewed based on comments from the Town and
CDOT. In Section 4.4 ol the CDOT Access Code, it is noted that minimum spacing
between access points to the Frontage Road is based on the sight distance criteria. The
desired sight distance criteria for a roadway with a posted speed of 35 mph is 250 feet with
minimum sight distance of 225 feet between access points. The spacing is measured from
edges of access points or intersections.
The existing two access points to the site are spaced approximately 75 feet apart (edge to
edge). There is an existing driveway to the west of the site which is approximately 200
feet from the west edge of the existing site access driveway. With redevelopment of this
site, the access points will be improved and spaced at a minimum of 250 feet apart from
each other, including the existing access off-site to the west. Therefore, CDOT access
spacing requirements per sight distances will be met.
Conclusions
This final traffic analysis was conducted to summarize the Timberline / Roost Lodge
redevelopment project site specific traffic generation and any review operations at the site
access points with the development as planned. lt was determined that the site traffic can
Mr. Greg Gastineau
Timberline/Roost Lodge Redevelopment Project Final Traffic Analysis
July 20, 2006
Page 6
be served by the reconfigured access points to the N. Frontage Road. Although not fully
warranted, an eastbound left-turn lane at the site's proposed inbound only access will be
included in the design. Access spacing will be improved with this redevelopment by
gaining greater separation between the two site accesses and any adjacent driveways.
The proposed separation of access points from edge to edge of a minimum of 250 feet will
meet CDOT's access spacing requirements. This concludes our analysis and summary of
the Timberline / Roost Lodge redevelopment project.
Sincerely,
Attachments: Table 1 - Weekend Trip Generation Estimate
Table 2 - Weekend Peak Hour Level of Service Summary
Figurel-SitePlan
Figure 2 - Year 2007 Scenario Weekend Peak Hour Volumes
Intersection Capacity Worksheets
Dominic Mauriello, Mauriello Planning GroupCc:
Fox Higgins Transportation
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HCM Unsignalized Intersection Capacity Analysis
712012006 3: N. Frontage Rd. & W. Site Access
,lF\\J
Movement EBL EBT WBT WBR SBL SBR
LaneConfigurations + + \ |
Sign Control Free Free Stop
Grade 0% 0% 0Yo
Volume (veh/h) 0 400 525 0 10 10
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 O.92
Hourly flow rate (vph) 0 435 571 0 11 1'l
Pedestrians
Lane Width (ft)
Walking Speed (fUs)
Percent Blockage
Right turn flare (veh)
Median type None
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume 571 1005 571
vCl , stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol 571 1005 571
tC, single (s) 4.'l 6.4 6.2
tC, 2 stage (s)
tF (s) 2.2 3.5 3.3
p0 queuefree % 100 96 98
cM capacity (veh/h) 1002 268 521
Direction, Lane # EB 1 WB 1 SB 1 SB 2
Volume Total 435 571 11 11
Volume Left
Volume Right
cSH
0011 00 0 0 11
1700 1700 268 521
Volume to Capacity 0.26 0.34 0.04 0.02
Queue Length 95th (ft) 0 0 3 2
Control Delay (s) 0.0 0.0 19.0 12.1
Lane LOS CB
Approach Delay (s) 0.0 0.0 15.5
Approach LOS
Intersection Summary
Average Delay 0.3
lntersection Capacity Utilization 38.2o/o ICU Level of Service
Analysis Period (min) 15
O FH#05044 - TimberlineiRoost Project Traffic Analysis
Fox Higgins Transportation Group
Year 20O7 Background
HCM Unsignalized lntersection Capacity Analysis
7t20t2046 3: N. Frontage Rd. & W. Site Access
JI\
Movement EBL EBT WBT WBR SBL SBR
LaneConfigurations t + \ ir
Sign Control
Grade
Volume (veh/h)
Peak Hour Factor
Hourly flow rate (vph)
Pedestrians
Lane Width (ft)
Walking Speed (fUs)
Percent Blockage
Right turn flare (veh)
Median type
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume
vC1 , stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol
tC, single (s)
tC, 2 stage (s)
tF (s)
p0 queue free %
cM capacity (veh/h)
Free Free Stop
0o/o 0o/o 0o/o0 410 525 0 15 20
0.92 0.92 0.92 0.92 0.92 0.92
0 446 571 0 16 22
None
571
571
4.1
2.2
100
1002
EB1 IA/8 1 SB1 SB2
1016 571
1016 571
6.4 6.2
3.5 3.3
94 96
264 521
Lane #
Volume Total
Volume Left
Volume Right
cSH
Volume to Capacity
Queue Length 95th (ft)
Control Delay (s)
Lane LOS
Approach Delay (s)
Approach LOS
Intersection Summary
446 5710000
1700 1700
0.26 0.34000.0 0.0
16 2216 0o22264 521
0.06 0.0453
19.6 12.2CB
15.4
C
0.00.0
Average Delay
Intersection Capacity Utilization
Analysis Period (min)
ICU Level of Service
0.6
38.5%
15
FH#05044 - Timberline/Roost Project Traffic Analysis
Fox Higgins Transportation Group
2007+Site - PM weekend
HCM Unsignalized Intersection Capacity Analysis
7t20t2006 6: N. Frontage Rd. & E. Site Access
j
EBL
t-
WBR
L
SBL
J
SBR
+
EBT WBT
Lane Configurations
Sign Control
Grade
Volume (veh/h)
Peak Hour Factor
Hourly flow rate (vph)
Pedestrians
Lane Wdth (ft)
Walking Speed (fUs)
Percent Blockage
Right turn flare (veh)
Median type
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vOu, unblocked vol
tC, single (s)
tC, 2 stage (s)
tF (s)
p0 queue free %
cM capacity (veh/h)
Direction. Lane # EB 1 EB 2 WB 1
15
0.92
16
Free Free
0% Oo/o400 525
0.92 0.92435 571
Stop
0o/o1000
0.92 0.92 0.9211 00
None
1043 576
1043 576
6.4 6.2
582
3.5 3.3100 100250 517
582
4.1
2.2
98
993
Volume Total
Volume Left
16 435
160
8.7 0.0
A
0.3
582
0
1',!
1700
0.34
0
0.0
0.0
0.1
38.2o/o
lq
Volume Right 0 0
cSH 993 1700
Volume to Capacity 0.02 0.26
Queue Length 95th (ft) 1 0
Control Delay (s)
Lane LOS
Approach Delay (s)
Approach LOS
lntersection Summarv
Average Delay
Intersection Capacity Utilization
Analysis Period (min)
ICU Level of Service A
FH#05044 - Timberline/Roost Project Traffic Analysis
Fox Higgins Transportation Group
Year 2007 Background
HCM Unsignalized Intersection Capacity Analysis
7l2Ol20OO 6: N. Frontage Rd. & E. Site Access
\ IJ
MOVEMCNT .EBL EBT WBT VVBR SBL SBR , ,... ....:. ': .. ... I
LaneConfigurations \ + T+
Sign Control
Grade
Free Free Stop
0% 0o/o 0o/o
None
Volume (veh/h) 25 405 525 15 0 0
Peak Hour Factor 0.92 O.92 0.92 O.92 0.92 0.92
Hourly flow rate (vph) 27 440 571 16 0 0
Pedestrians
Lane Width (fi)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume 587
vCl , stage 1 conf vol
vC2, stage 2 conf vol
vCu. unblocked vol 587
tC, single (s) 4.1
tC, 2 stage (s)
tF (s) 2.2
p0 queue free % 97
cM capacity (veh/h) 988
1073 579
1073 5796.4 6.2
3.5 3.3
100 100237 515
Volume Total 27 44O 587
Volume Left 27 0 0VolumeRight 0 0 16cSH 988 1700 1700
Volume to Capacity 0.03 0.26 0.35
Queue Length 95th (ft) 2 O 0
Control Delay (s) 8.7 0.0 0.0
Lane LOS A
Approach Delay (s) 0.5 0.0
Approach LOS
Average Delay 0.2
f ntersection Capacity Ulilization 38.5% ICU Level of Service
Analysis Period (min) '15
A
O FH#05044 - Timberline/Roost Project Traffic Analysis
Fox Higgins Transportation Group
2007+Site - PM weekend
Department of Public Works & Transportation
1i09 Elkhorn Drive
Vail, CO 81657
970-479,21s8
Fax: 970-479-2166
www.vailgov.com
MEMO
To:
From:
Matt Gennett
Tom Kassmelo Town Engineer
Re: Timberline Roost Lodge Redevelopment
Date:07 /26106
The Town of Vail Public Works Department has received and reviewed the Timberline Roost Indge
Redevelopment submittal dated and received 7 /17 /06 and the Traffic Impact Analysis dated7 /20/06. The
following should be conditions of final PEC approval.
Conditions of Approval
1. The Town of Vail General Notes shall be added.
2. The Utility Signature block will only be required on the title page and shall have all utilities signatures.
3, Final Civil drawings shall be approved and meet all Town standards prior to submittal of building
permit. Detailed colnments will be provided at that time. The approval of Civil drawings may take
between2to4months.
4. Approvals from all impacted property owners shall be obtained, where necessary. Recorded easements
will be required prior to constuction, where necessary.
5. All construction staging issues shall be resolved prior to construction including staging, phasing, access,
schedules, traffic control, emergenoy access, parking, loading and delivery, etc...
6. A Rowrutility permit shall be obtained and approved by the Town of Vail and CDOT prior to
commencing any construction within public Right of Way.
7. All improvements within CDOT ROW shall be approved by CDOT including all Frontage Rd
improvements and landscaping. General approval from CDOT will be required prior to Civil plan set
approval. This will also include a CDOT Access Permit.
8. Prior to approval of an Excavation permit a shoring and excavation plan shall be submitted including;
excavation phasing, engineered shoring plans with plan, prohle and cross sections. Cross Sections and
plans shall include all existing conflicts (i.e. utilities). Any shoring within CDOT ROW will require
approval from CDOT. Any shoring within the Vail public ROW will require Town of Vail approval and
a revocable ROW permit.
9. Provide engineered stamped final drainage report, pavement design report, and geotechnical report.
10. The S. Frontage Rd. improvements shown shall include necessary lighting/inigation/sigrrage.
11. An easement shall be provided at the Northwest comer of the property to provide for the existing
encroachment of the roadway, drainage and snow storage. This shall include the existing asphalt and
a shoulder area and a 5'buffer area for snow storage and guardrail.
12. Provide Art ln Public Places contribution. coordinate with AIPP.
13. The pedestrian connectionOween the bus stop and Meadow niagf. shall be within a dedicated
Public access easement. This can be dedicated in conjunction with the drainage easement in this area,
however the 10' proposed drainage easement should be widened to accommodate the walk plus a 2'
buffer and also be named as a general utility, drainage, pedestrian access easement.
) tO. The continuation of the "on"."t. pedestrianwalk from theproposed bus stop to Buffehr Creek Rd
should be required, the walk shall be aminimum of l0' wide.
15. Construction details shown shall meet Town standards (i.e. 4,000 psi concrete with fiber mesh, sidewalk
detail shall be 6" concrete on 6" base, additional detailed comments to follow during Civil Plan review)
16. As per Town Code the first 30' of each access shall not exceed a grade of 4%, this may be addressed at
Civil review.
17 . A 1.5" asphalt overlay will be required for the extents of the S. Frontage Rd. improvernents.
18. The current S. Frontage Rd improvements show a 6' asphalt shoulder on the north side, unless
specifically required by CDOT, the Town would like to see that narrowed to 4'.
19. The proposed landscape plan seems very aggressive, the density ofevergreen trees, may be unrealistic
and will have to be moved further back from the proposed public walks so they do not become a
maintenance issue.
20. The developer shall be assessed a traffic impact fee of$6500 per net increase peak hour vehicular trip.
Portions of this fee may be offset by traffic improvements made to the S. Frontage Rd. to specifically
include S. Frontage Rd. roadway widening, S. Frontage Rd. sidewalk improvements, and the
construction of a Transit stop. The traffic analysis dated 7 /20/06 indicates that the net increase in peak
hour vehicular trips is 28, therefore a fee of$182,000 shall be assessed.
From:
To:
Date:
Subject:
Tom Kassmel
Dominic Mauriello
0712712A06 9:33:45 AM
RE: Public Works Comments for Timberline
I thought I would go with the number in lhe letter instead of the table. THe text portion of the report says
30, the table says 28. Maybe you can get the descrepancy fixed for final PEC.
And I know you dont want to add the walk...lts in the hands of PEC.
Thomas Kassmel, P.E.
Town Engineer
Town of Vail
Public Works Department
1309 Elkhorn Dr.
Vail, CO 81657
(9701479-2235
>>> "Dominic Mauriello" <mauriello@comcast.net> OT l27 9'.28 AM >>>
Hi Tom:
I think the net increase in PM peak hour trips is 28 and
not 30 as your letter indicates.
I know you have heard ihis before, but wanted to let you
know that we do not belleve the extension of the sidewalk
in front of the neighboring properties to Buffehr Creek
Road should be the responsibility of the Roost project.
---Original Message---
From : Matt Gennett [mailto:MGennett@vailgov.coml
Sent: Wednesday, July 26, 2006 B:52 AM
To: mauriello@comcast.net; Greg Denckla
Subject Public Works Comments for Timberline
Just received, here you 9o...
Matthew R. Gennett, AICP
Town of Vail
Community Development Department
(970) 479-2140 Office
(970J 479-2452 Fax
CC:'Greg Gastineau'; Matt Gennett
u)*wr#*0- o I;I
MEMORANDUM
Planning and Environmental Commission
Community Development Department
flrygNTO:
FROM:
DATE:
SUBJECT:
,t'i'n
il.
August 14,2006
A request for a final review a major exterior alter"ation, pursuant to Section
12-7J-12, Major Exterior Alterations or Modifications, Vail Town Code, to
allow for the construction of the Timberline Lodge, located at 1783 North
Frontage Road/Lots 9-12, Buffehr Creek Subdivision, and setting forth
details in regard ihereto. (PEC05-0080)
Applicant: Timberline Roost Lodge, LLC, represented by Mauriello
Planning Group, LLC
Planner: Matt Gennett
SUMMARY
The applicant, Timberline Roost Lodge, L.L.C., represented by Mauriello
Planning Group, L.L.C., is requesting final review of a major exterior alteration
application which, upon approval, would facilitate the redevelopment of the Roost
Lodge, located at 1783 North Frontage Road.
Based upon Staff's review of the criteria in Section Vlll of this memorandum and
the evidence and testimony presented, the Community Development Department
recommends approval, with conditions, of the major exterior alteration subject
to the findings and conditions noted in Sections Vlll and lX of this memorandum.
DESCRIPTION OF THE REQUEST
The applicant, Timberline Roost Lodge, L.L.C., represented by Mauriello
Planning Group, L.L.C., has submitted a revised major exterior alteration
development review application to the Town of Vail Community Development
Department to facilitate the redevelopment of the Roost Lodge, located at 1783
North Frontage Road. The development application is for a major exterior
alteration to allow for the demolition of the existing Roost Lodge and the
construction of the new Timberline Lodge in the Public Accommodation-2 (PA-2)
zone district.
The development site of the Timberline Lodge is located at 1783 North Frontage
Road/Lots 9-12, Buffehr Creek Subdivision. According to the stamped
topographic survey, the development site occupies approximately 1.988 acres or
86,597 square feet. The applicant is proposing to construct a new four story
lodge comprised of 101 accommodation units,28 dwelling units, and 3 Type lll
deed restricted employee housing units, in addition to 169 above and below
grade parking spaces. The total Gross Residential Square Footage (GRFA)'
1il.
including the 101 accommodation units is 75,842 square feet. Of the total,
53,097 square feet (70%) will be hotel rooms, and 22,745 square feet will be
condominiums. The applicant anticipates that the new lodge will be operated by
Marriott or another national hotel brand as a "limited service" lodge.
A comparative summary of the allowed and proposed development standards
has been included in Section V of this memorandum.
A vicinity map has been attached for reference. (Attachment A)
BACKGROUND
The Roost Lodge was originally constructed in the early 1970's as a motel
project. The existing lodge contains 72 hotel rooms, one dwelling unit, and a
paved surface parking lot. According to the Town's files, with the exception of
minor applications for repainting, new deck rails, re-roofing, etc., the Roost Lodge
has seen no significant modifications since its original construction.
On November 14 and 28, 2005, the applicant appeared before the Planning &
Environmental Commission with a request to amend the text of the Public
Accommodation zone district io allow accommodation units to include kitchen
facilities, as a conditional use in the district. Upon consideration of the request,
the Commission directed staff and the applicant to prepare an amendment which
would result in the creation of a new zone district purposefully intended to allow
accommodation units to include kitchen facilities in certain areas of Town.
On December 6, 2005, during the PEC/DRB update to the Vail Town Council,
staff informed the Town Council of the recent discussions with the Planning &
Environmental Commission regarding the text amendment and the creation of a
new zone district. The Town Council acknowledged that the intent of the
proposed text amendment may have merit, however, encouraged the staff and
Commission to evaluate other options. For example, the possibility of creating a
new conditional use with use-specific criteria addressing the relationship of the
use to neighboring uses and development objectives of the Town or the
elimination of the prohibition against kitchen facilities in accommodation units.
The Town Council expressed that it may be appropriate to re-evaluate the
legislative intent of the current land use policy prohibiting kitchen facilities in
accommodation units.
On December 20,2005, the Community Development Department presented five
possible options for addressing the applicant's desire to construct a lodge
containing accommodation units with kitchen facilities. Following discussion of
the various options, the Council directed slaff to prepare a text amendment to
Title 12, Zoning Regulations, proposing the creation of the Public
Accommodation-2 (PA-2) district.
On January 9, 2006, the Town of Vail Planning & Environmental Commission
held a public hearing on a text amendment application creating the Public
Accommodation-2 district and a request to rezone Lots 9-12, Buffher Creek
Resubdivision to the new PA-2 district. Upon consideration of the application,
the Commission voted 6-0-0 to forward a recommendation of approval of the text
amendment to the Vail Town Council.
tv.
On January 17, 2006, the Vail Town Council held a first reading on Ordinances 2
& 3, Series of 2006, creating the Public Accommodation-2 district and rezoning
the Timberline Roost Lodge development site to the new PA-2 district,
respectively. Following discussion on each ordinance, the Town Council
approved both ordinances on first reading. Second reading of Ordinances 2 & 3
is presently scheduled for Tuesday, February ln.
On January 18, 2006, the Town of Vail Design Review Board held a conceptual
review meeting to review the revised major exterior alteration application for the
Timberline Roost Lodge.
On April 10, 2006, the Town of Vail Planning and Environmental Commission
held a public hearing to review the proposed Roost Lodge Existing Grades
Topographic Map. The purpose of the review was to determine the existing
grade conditions that would be used by the Town to verify compliance with the
building height regulations. Upon review of the map, the Commission voted
unanimously to approve the map as presented.
On June 26, 2006, the Town of Vail Planning and Environmental Commission
held a public hearing to conduct a work session to discuss the proposed major
exterior alteration of the Timberline/Roost Lodge redevelopment site. The
Commission expressed positive comments related to the changes made since
the April 10 hearing, especially the articulation of the roof, reduction of the mass,
and improved landscaping plan, which all work toward bringing the project into a
higher level of compatibility with the neighborhood.
APPLIGABLE PLANNING DOCUMENTS
Vail Land Use Plan
According to the Official Land Use Plan for the Town of Vail, the development
site has a land use designation of Medium Density Residential. Pursuant to the
Vail Land Use Plan.
"The Medium Density Residential land use designation includes sifes for
housing which would typically be designed as aftached units with
common walls. Denslfi'es in this category would range from 3 to 14
dwelling units per buildable acre. Additional fypes of uses in this category
would include private recreation facilities, private parking facilities and
institutionaUpublic uses such as churches, fire stations, and parks and
open spaee facilities."
Title 12. Zoninq Requlations
PUBLIC ACCOMMODATION-2 ZONE DISTRIGT (in part)
CHAPTER 7
Commercial and Business Districts
Article J. PUBLIC ACCOMMODATION - 2 (PA-2\ DISTRICT
12-7J-I: PURPOSE:
The Public Accommodation-2 district is intended to provide sites for lodges,
limited service lodges, and residential accommodations on a short term basis, for
visilors and guests, together with such public and semipublic facilities and
commercial/retail and related visitor oriented uses as may be appropriately
located within the same district and compatible with adjacent land uses. This
district is intended to provide for lodging sites located outside the periphery of the
Town's Vail Village and Lionshead commercial core areas. The Public
Accommodation-2 district 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 district by establishing appropriate site
develooment standards. Additional nonresidential uses are allowed as
conditional uses which enhance the nature of Vail as a vacation community, and
where permitted uses are intended to function compatibly with the high density
lodging character of the district.
12-7 J-2: PERMITTED USES:
The following uses shall be permitted in the PA-2 district:
Lodges, including accessory eating, drinking, or retail establishments located
within the principal use and not occupying more than ten percent (10%) of the
total gross residential floor area of the main structure or slructures on the site;
additional accessory dining areas may be localed on an outdoor deck, porch, or
terrace.
Limited service lodge, including accessory eating, drinking, or retail
establishments located within the principal use and not occupying more than ten
percent (10%) of the total gross residential floor area of the main structure or
structures on the site; additional accessory dining areas may be located on an
outdoor deck, porch, or terrace..
12-7 J-3: CONDITIONAL USES:
The following conditional uses shall be permitted in the PA-2 district, subject to
issuance of a conditional use permit in accordance with the provisions of chapter
16 of this title:
Bed and breakfast, as further regulated by section 12-14-18 of this title.
Fractional fee club units as further regulated by subsection 12-16'7A8 ot this title.
Lodges, including accessory eating, drinking, or retail establishments located
within the principal use and occupying between ten percent (10%) and fifteen
percent (15%) of the total gross residential floor area of the buildings, grounds
and facilities.
Public or commercial parking facilities or structures.
Public transoortation terminals.
Public utility and public service uses.
Theaters and convention facilities.
Type lll employee housing units as provided in chapter 1 3 of this title.
12-7 J4: ACCESSORY USES:
The following accessory uses shall be permitted in the PA-2 district:
Home occupations, subject to issuance of a home occupation permit in
accordance with the provisions of section 12-14-12 of this title.
Meeting rooms.
Swimming pools, tennis courts, patios, or other recreation facilities cuslomarily
incidental to permitted uses.
Other uses customarily incidental and accessory to permitted or conditional uses,
and necessary for the operation thereof.
12-7J-6: SETBACKS:
In the PA-2 district, the minimum front setback shall be twenty feet (20'), the
minimum side setback shall be twenty feet (20'), and the minimum rear setback
shall be twenty feet (20'). At the discretion of the planninq and environmental
commission and/or the desiqn review board. variations to the setback standards
outlined above mav be approved during the review of exterior alternations or
modifications (section 12-74-12 of this article) subiect to the applicant
demonstratinq compliance with the followinq criteria:
A.Proposed building setbacks provide necessary separation between buildings
and riparian areas, geologically sensitive areas and other environmentally
sensitive areas.
B.Proposed building setbacks will provide adequate availability of light, air and
open space.
C.Proposed building setbacks will provide a compatible relationship with
buildings and uses on adjacent properties.
D.Proposed building setbacks will result in creative design solutions or other
public benefits that could not otherwise be achieved by conformance with
prescribed setback standards.
12-7J-7: HEIGHT:
For a flat roof or mansard roof, the height of buildings shall not exceed forty five
feet (45'). For a sloping roof, the height of buildings shall not exceed forty eight
feet (48').
12-7 J-8: DENSITY CONTROL:
Up to one hundred fiftv (150) square feet of qross residential floor area (GRFA)
mav be permitted for each one hundred {100) square feet of buildable site area.
Final determination of allowable qross residential floor area shall be made bv the
planninq and environmental commission in accordance with section 12-7J-12 of
this article. Specificallv, in determininq allowable qross residential floor area the
olanninq and environmental commission shall make a findinq that proposed
qross residential floor area is in conformance with applicable elements of the Vail
Comprehensive Plan. Total density shall not exceed twenty five (25) dwelling
o
units per acre of buildable site area. For the purposes of calculating density,
employee housing units, limited service lodge units, accommodation units and
fractional fee club units shall not be counted towards density (dwelling units per
acre).
A dwelling unit in a multiple-family building may include one or more attached
accommodation units.
12-7 J-9: SITE COVERAGE:
Site coveraqe shall not exceed sixtv five oercent (65%) of the total site area.
Final determination of allowable site coveraqe shall be made bv the planninq and
environmental commission and/or the design review board in accordance with
section 12-7J-12 of this article. Soecificallv, in determininq allowable site
coveraqe the planninq and environmental commission and/or the desiqn review
board shall make a findinq that proposed site coveraqe is in conformance with
applicable elements of the Vail Comprehensive Plan.
12-7J-11: PARKING AND LOADING:
Off street parking and loading shall be provided in accordance with chapter ''10 of
this title. At least seventy five percent (75%) of the required parking shall be
located within the main building or buildings and hidden from public view. No at
grade or above grade surface parking or loading area shall be located in any
required front setback area. Below grade underground structured parking and
short term guest loading and drop off shall be permitted in the required front
setback subject to the approval of the planning and environmental commission
and/or the design review board.
1 2-7 J-1 2: EXTERIOR ALTERATIONS OR MOD I FICATIONS:
A. Review Required: The construction of a new building or the alteration of an
existing building shall be reviewed by the design review board in accordance with
chapter 11 of this title. However, any project which adds additional dwelling units,
accommodation units, fractional fee club units, limited service lodge units, any
project which adds more than one thousand (1,000) square feet of commercial
floor area or common space, or any project which has substantial off site impacts
(as determined by the administrator) shall be reviewed by the planning and
environmental commission as a major exterior alteration in accordance with this
chapter and section 12-3-6 of this title. Complete applications for major exterior
alterations shall be submitted in accordance with administrative schedules
developed by the department of community development for planning and
environmental commission and design review board review. The following
submittal items are required:
1. Application: An application shall be made bythe ownerof the building orthe
building owner's authorized agent or representative on a form provided by the
administrator. Any application for condominiumized buildings shall be authorized
by the condominium assoclation in conformity with all pertinent requirements of
the condominium association's declarations.
2. Application; Contents: The administrator shall establish the submittal
requirements for an exterior alteration or modification application. A complete list
of the submittal requirements shall be maintained by the administrator and filed in
the department of community development. Certain submittal requirements may
be waived and/or modified by the administrator and/or the reviewing body if it is
demonstrated by the applicant that the information and materials required are not
relevant to the proposed development or applicable to the planning documents
that comprise the Vail comprehensive plan. The administrator and/or the
reviewing body may require the submission of additional plans, drawings,
specifications, samples and other materials if deemed necessary to properly
evaluate the proposal.
3. Work Sessions/Conceptual Review: lf requested by either the applicant or the
administrator, submittals may proceed to a work session with the planning and
environmental commission, a conceptual review with the design review board, or
a work session with the town council.
4. Hearing: The public hearing before the planning and environmental
commission shall be held in accordance with section 12-3-6 of this title. The
planning and environmental commission may approve the application as
submitted, approve the application with conditions or modifications, or deny the
application. The decision of the planning and environmental commission may be
appealed to the town council in accordance with section 12-3-3 of this title.
5. Lapse Of Approval: Approval of an exterior alteration as prescribed by this
article shall lapse and become void three (3) years following the date of approval
by the design review board unless, prior to the expiration, a building permit is
issued and construction is commenced and diligently pursued to completion.
Administrative extensions shall be allowed for reasonable and unexpected delays
as long as code provisions affecting the proposal have not changed.
12-7 J-13: COMPLIANCE BURDEN:
It shall be the burden of the applicant to prove by a preponderance of the
evidence before the planning and environmental commission and the design
review board that the proposed exterior alteration or new development is in
compliance with the purposes of the public accommodation zone district, and that
the proposal does not othenrise have a significant negative effect on the
character of the neighborhood, and that the proposal substantially complies with
other applicable elements of the Vail Comprehensive Plan.
12-7J-14: MITIGATION OF DEVELOPMENT IMPACTS:
Property owners/developers shall also be responsible for mitigating direct
impacts of their development on public infrastructure and in all cases mitigation
shall bear a reasonable relation to the development impacts. lmpacts may be
determined based on reports prepared by qualified consultants. The extent of
mitiqation and public amenitv improvements shall be balanied with the qoals of
redevelopment and will be determined bv the olanninq and environmental
commission in review of development proiects and conditional use permits.
Substantial off site impacts may include, but are not limited to, the following:
deed restricted employee housing, roadway improvements, pedestrian walkway
improvements, streetscape improvements, stream tracVbank restoration,
loading/delivery, public art improvements, and similar improvements. The intent
of this section is to only require mitigation for large scale
redevelopmenVdevelopment projects which produce substantial off site impacts.
vt.ZONING ANALYSIS
Address/Legal Description: 1783 North Frontage Roadilots 9-12, Buffehr
Creek Subdivision
Public Accommodation-2 (PA-2) District
Medium Density Residential
2t27t06 08/07/06
Standard Altowed/Required PEC Submittal PEC Submittal
10,000 sq. ft. min.
49 Dwelling Unib
Unlimited
129,896 sq. ft.
86,597 sq. ft.86,597 sq. ft.
39 Dwelling Unib 28 Dwelling Units
48 feet 48 feet
56,288.23 sq. ft. (65%) 52,864 sq. fi.
25,979 sq. ft. (30%) 31,960 sq. fi.
(70% = 53,097 sq ft)
(30o/o = 22,745 sqft),
48 feet
Zoning:
Land Use Designation:
Development
Lot Area:
Density:
AU'S
GRFA--*-:
Building Height:
Site Coverage"'**:
Landscape Area:
Setbacks**:
North:
West:
East:
South:
Parking:
Loading:
Employee
Housing:
North:
South:
East:
West:
124 AU's
100,240 sq. ft.
20'
20'
20'
20'
196 spaces
1 berth
3 units
101 AU',s
75,842 sq. ft.,
44,376 sq. ft. (51olo)
38,698 sq. ft. (44Vo)
20'
15' (1d floor stairwell)
20'
20'
169 spaces
1 berth
3 units
0'-20'
o'-20'
0'-20'
0'-20'
156 spaces
'l berth
3 units
*** Subject to review and approval by the Planning & Environmental Commission.
VII. SURROUNDING LAND USES AND ZONING
Land Use
Residential
I-70 ROW N/A
Residential
Residential
Zoninq
Two Family Primary/Secondary Residential
Two Family Primary/Secondary Residential
Residential Cluster District
VIII. MAJOR EXTERIOR ALTERATION REVIEW CRITERIA
Section 12-7A-13, Compliance Burden, Vail Town Code, outlines lhe review
criteria for major exterior alteration applications proposed within the Public
Accommodation (PA) zone district. According to Section 12-7H'13, Vail Town
Code, a major exterior alteration shall be reviewed for compliance with the
following criteria:
1. Compliance with the purposes of the Public Accommodation zone district;
2.
Staff Response:
The purposes of the Public Accommodation-2 (PA-2) zone district are listed
verbatim in Section lV of this staff memorandum. The primary purpose of
the PA-2 zone district is:
"to provide sifes for lodges, limited seruice lodges, and residential
accommodations an a short term basis, for visitors and guests,
together with such public and semipublic facilities and
commerciahretail and related visitor oriented uses as may be
appropriately located within the same district and compatible with
adjacent land uses."
Given the proposal is for a lodge comprised of 70% accommodation units
and 30% condominium units, complete with the amenities typically
associated with a resort lodge use, the proposal adheres to the basic
premise of the PA-2 zone district. The size of the proposed Timberline
Lodge has been gradually reduced over the course of the design review
process in response to comments from the public and the Planning and
Environmental Commission. Likewise, the roof has been articulated in a
manner which breaks up the visual bulk and mass of the building; the
landscape plan has been revised to provide better screening; and, the
architecture of the building has been revised to create more cohesiveness
between the subject property and adjacent sites.
The purpose statement of the PA-2 zone district further states the following:
"The Public Accommodation-2 district is intended to ensure adequate
light, ah, open space, and other amenities commensurate with lodge
uses, and to maintain the desirable resort qualities of the district by
establishing appropriate site development standards."
The applicant's proposal includes amenities commensurate with lodge
uses; such as spas, a fitness room, and meeting facilities; and does
maintain the desirable resort qualities of the PA-2 district by adhering to the
prescribed site development standards.
That the proposal does not otherwise have a significant negative effect on
the character of the neighborhood; and
Staff Response:
The changes made to the proposal since its original submission have been
substantial and have brought the proposed building into greater
conformance with the existing character of the neighborhood. The
character of the neighborhood should be viewed in the context of what is
currently present on and around the subject site. The Roost Lodge has
been in existence since the early 1970s and proven to be compatible with
adjacent land uses. Considering the various multi-family buildings in the
immediate vicinity of the Roost Lodge, to the west and north, a structure
which accommodates multiple family dwelling units and accommodation
units is in keeping with the existing, surrounding uses. Also, the
development site for the proposed Timberline Lodge is comprised of four
individual lots in the subject neighborhood. The size of the proposed
building is in direct proportion with the size of the development site, which
encompasses approximately two acres. Additionally, considering the
physical state of the existing Roost Lodge, lhe proposal will have a
significant, positive effect on the character of the neighborhood because it
will be a brand new, aesthetically pleasing structure placed on a well
landscaped site. The applicant is required to mitigate any potential
negative impacts the proposal may have on the community, and through
appropriate conditions of approval, this shall be accomplished. The
applicant will need to address the subject of public art and agree with the
Commission on a reasonable approach to address this issue. Finally, as it
relates to this criterion, the character of the neighborhood is also defined by
its location on the North Frontage Road and proximity to l-70 and staff has
determined this proposal fits into the character of its neighborhood.
That the proposal substantially complies with other applicable elements of
the Vail Comprehensive Plan.
Staff Response:
The Vail Comprehensive Plan identifies this area as part of the Medium
Density Residential land use designation, which is fully detailed in Section
lV of this memorandum. The Vail Comprehensive Plan defines Medium
Density Residential, in part, with the following language: "Densities in this
category would range from 3 to 14 dwelling units per buildable acre." The
subject property is approximately two acres and the proposal calls for a
total of 28 dwelling units. Likewise, the land use plan designation
contemplates "sites for housing which would typically be designed as
attached units with common walls." fhe proposal is designed with dwelling
units sharing common walls, hallways, and amenities. With regard to these
pertinent, applicable elements of the Vail Comprehensive Plan, staff
believes the proposal conforms to this criterion.
The criteria contained in certain development standards of the PA-2 zone
district must also be considered herein. Section 12-7J-6, Setbacks,
contains the following pertinent language:
"At the discretion of the planning and environmental commission
and/or the design review board, vartations to the setback sfandards
outlined above may be approved during the review of exterior
alternations or modifications (section 12-7A-12 of this article) subject
to the applicant demonstrating compliance with the following
criteria:
A. Proposed building setbacks provide necessary separation
between buildings and riparian areas, geologically sensitive areas
and other environmentally sensitive areas.
l0
B. Proposed building sefbacks will provide adequate availability of
Iight, air and open space.
C. Proposed building sefbacks will provide a compatible
relationship with buildings and uses on adjacent properties.
D. Proposed building sefbacks will result in creative design so/ufions
or other public benefits that could not otherwise be achieved by
conformance with prescibed setback standards."
As noted in Section Vl of this memorandum. the setback from the west
property line is proposed to be fifteen feet (15:) on the ground level only,
due to a stairwell enclosure protruding from the building's exterior on the
ground level. Staff believes the applicant's proposal demonstraies
compliance with the criteria listed above.
Also germane in this context is Section 12-7J-14, Mitigation of Development
lmpacts, which states the following:
"The extent of mitigation and public amenity improvements shall be
balanced with the goals of redevelopment and will be determined by
the planning and environmental commission in review of development
projects and conditional use permits."
The applicants have agreed to construct the ten foot (10') wide bike path in
front of their property as shown on the Site Plan (Attachment D) and are
amenable to working with Art in Public Places (AIPP) to develop a plan to
provide public art on and around the development site.
STAFF REGOMMENDATION
The Community Development Department recommends approval, with
conditions, of a major exterior alteration, pursuant to Section 12'7J-12, Major
Exterior Alterations or Modifications, Vail Town Code, to allow for the demolition
of the existing Roost Lodge and the development of the proposed Timberline
Lodge, located at 1783 North Frontage Road/Lots 9-12, Buffehr Creek
Subdivision and setting forth details in regard thereto. The recommendation is
based upon the review of the criteria in Section Vlll of this memorandum and the
evidence and testimony presented, subject to the following conditions of
approval:
1. The Town of Vail General Notes shall be added.
2. The Utility Signature block will only be required on the title page and shall
have all utilities signatures.
3. Final Civil drawings shall be approved and meet all Town standards prior to
submittal of building permit. Detailed comments will be provided at that time.
The approval of Civil drawings may take between 2 to 4 months.
4. Approvals from all impacted property owners shall be obtained, where
necessary. Recorded easements will be required prior to construction, where
neGessary.
5. All construction staging issues shall be resolved prior lo construction
including staging, phasing, access, schedules, traffic control, emergency
access, parking, loading and delivery, etc...
ll
6. A Row/Utility permit shall be obtained and approved by the Town of Vail and
CDOT prior to commencing any construction within public Right of Way.
7. All improvements within CDOT ROW shall be approved by CDOT including
all Frontage Rd improvements and landscaping. General approval from
CDOT will be required prior to Civil plan set approval. This will also include a
CDOT Access Permit.
8. Prior to approval of an Excavation permit a shoring and excavation plan shall
be submitted including; excavation phasing, engineered shoring plans with
plan, profile and cross sections. Cross Sections and plans shall include all
existing conflicts (i.e. utilities). Any shoring within CDOT ROW will require
approval from CDOT. Any shoring within the Vail public ROW will require
Town of Vail approval and a revocable ROW permit.
9. Provide engineered stamped final drainage report, pavement design report,
and geotechnical report.
'10. The S. Frontage Rd. improvements shown shall include necessary
lig hting/irrigation/sig nage.
11. An easement shall be provided at the Northwest corner of the property to
provide for the existing encroachment of the roadway, drainage and snow
storage. This shall include the existing asphalt and shoulder area and a 5'
buffer area for snow storage and guardrail.
12. Provide Art ln Public Places contribution. coordinate with AIPP.
13. The pedestrian connection between the bus stop and Meadow Ridge Rd.
shall be within a dedicated Public access easement. This can be dedicated
in conjunction with the drainage easement in this area, however the 10'
proposed drainage easement should be widened to accommodate the walk
plus a 2' buffer and also be named as a general utility, drainage, pedestrian
. -*rccess easement.
ffifne continuation of the concrete pedestrian walk from the proposed bus stop.gto Buffehr Creek Rd should be required, the walk shall be a minimum of 10'
wide.
l5.Construction details shown shall meet Town standards (i.e. 4,000 psi
concrete with fiber mesh, sidewalk detail shall be 6" concrete on 6" base,
additional detailed comments to follow during Civil Plan review)
16. As per Town Code the first 30' of each access shall not exceed a grade of
4%, this may be addressed at Civil review.
17. A 1.5" asphalt overlay will be required for the extents of the S. Frontage Rd.
improvements.
18. The current S. Frontage Rd improvements show a 6' asphalt shoulder on the
north side, unless specifically required by CDOT, the Town would like to see
that nanowed to 4'.
19.The proposed landscape plan seems very aggressive, the density of
. evergreen trees, may be unrealistic and will have to be moved further back
from the proposed public walks so they do not become a maintenance issue.
2Q. The developer shall be assessed a traffic impact fee of $6500 per net
Tn"t"""" peak hour vehicular trip. Portions of this fee may be offset by traffic
improvements made to the S. Frontage Rd. to specifically include S' Frontage
Rd. roadway widening, S. Frontage Rd. sidewalk improvements, and the
construction of a Translt stop. The traffic analysis date.d 7120106 indicates
that the net increase in peak hour vehicular trips"ia${herefore a fee of
tfgg€OO shall be assessed. \eg--l
developer shall work with town staff and the Design Review Board to
the trash dumpster enclosure into the proposal in a manner which
/,radc.
**H
e A, 1 t( rrr,ir.bon fin;jn,>
o
is not visible on the exterior of the building prior to a final approval from the
Design Review Board.
Should the Planning and Environmental Commission choose to approve the
major exterior alteration application; staff recommends that the Commission
makes the following finding as part of the motion:
"Pursuant to Section 12-7H-8, Compliance Burden, Vail Town Code, the
applicant has proven by a preponderance of the evidence before the
Planning and Environmental Commission that the proposed major exteior
alteration is in compliance with the purposes of the Public
Accommodation-2 zone district, that the proposal is for a development site
located outside of the scope of the Vail Village Master Plan, the Vail
Village Urban Design Guide Plan and the Vail Village Sfreefscape Master
Plan and therefore these planning documents are not applicable to this
application; and that the proposal does nof otherwise have a significant
negative effect on the character of the neighborhood, and that the proposal
substantially complies with other applicable elements of the Vail
Comprehensive Plan. Fufther, pursuant to Secfinns 12-7J-O though 12-7J'
11, Development Standards, the Planning and Environmental Commission
finds the application to be in compliance with the purpose and intent of the
Public Accommodation-Z development standards."
ATTACHMENTS
Attachment A: Vicinity Map
Attachment B: Letter from Tom Kassmel, dated July 26, 2006
Attachment C: Letter from Applicant's Representative, dated August 8, 2006
Attachment D; Reduced set of Development Plans
l-t
Attachment: A
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Attachment; B
[rl{
Maurlello Plannlng Group
Auquet E, ?OOC
?l anntnq and Enuronmenlal Commsston
clo MaLL GenneLt. AICP
Senor Tlanner
Town of Varl
75 Sovth Fronlaqe Road
Varl, Colorado 81657
Re: f mberhne Lodge FropcL
Oear MatL:
fhe bLLer s nlended to address Lhe esues rased by the staff memorandvm to
the Plannng Envrronmental Commrggron daled Jvne 12, 2006. Along wrth lhrs
letler, the appltcant has prouded reused Vlans lor theTmberlne Lodqe that
addresi the eubmfttal reryurements and lhe addfttonal comments Trovtded by the
Town staff.
Below we have addresEed the complence bvrden and olher crftena Iound n the
7A-2 zone dstnct. You wrll \nd that the proposed redevelopment grolecl
comVhes wfth lhe relevanl cnLena.
Com?hance bvrden:
the proposedf mberltne Lod4e e n compltance wfth lhe pvrposes of the
PA-? zone datlct. the gtte e bernq develoVed as a ltmfted servtce lodqe and
olher restden al accommodabonE n the genphery of the fown outsde the
lonshead and Val Vtllaqe core areas. The Vroposed laalfty ts nlended to
Vlmartly serve usftorg to the Town of Varl. fhe proposed prolecl n n
compltance wfth the development standards of the PA-Z zone dslncl whrch have
been establahed to Vroude Ior adequale hqhf, atr, o?en s?ace, and other
amentres commenEurate wfth ltmtted eervtce lodqe laalftres. Ihe proposed plans
therelore Vroude lor adequate ltqht, ar, and oVen sVace. The table below
demonstrales the protects conlormance wrth the slandards of the zone dtstncL.
Develo?menl Sfandard Allowed/Requred Pro?osed
Lol Area:
Denaty:
tmVloyee llouanq:
Hotel Rooms:
GRFA:
7Ol3O s?ltr (AU):
tsutldtnq heqhL:
3fte Coverage:
LandscaVe Area:
Tarktnq:
LOaAtnq:
IO.OOO s.f.
49 unls
3 beds
Unlmfted
| 29,896 s.t.
7 | ,560.3 s.t.
46'
56,288 s.l. (65Vo)
25,979 s.t. (3OVo)
l?7 spaces
l berth
66,597 s.t.
26 unts
3 unrls
I O I unrtg
75,842 s.t.
4B'
44,376 s.t. (5 | .ZVo)'
30,6?B g.t. (44.67o)
169 spaces
l berth
Notes: "Undergrovnd parktn4 ncluded n aftE c.overaqe calculabon
Addtbonally, the Complance Burden secbon states n part Lhat ft s lhe burden oI
Lhe appltcanl Lo zhow that "the ?ro?o9al does not olherwrse have a aqnthcanl
neqaltve ellecL on lhe character ol the neqhborhood" lemVhaas addedl. We
beheve Lhat Lhe grogosal has aqnilcant gostlve eflecLs on Lhe character of Lhe
netqhborhood. We recoqntze lhat there wrll be some aclval and ?ercetved
neqabve rmVacLs to ndrudval properhes (such as tmpacts Lo Vnafe vtews and
ncreaEed lrafltc on the North frontaqe Road). Delow E a ltsl ol posrLve and
neqailve chanqes to lhe area thal wrll occvr wfth con5ttucbon ol ths propct.
oo
I
o
o
Totrbve lmpact= of Trolecl Neqatrve lmpacts of Prolect Comments
lmproved aeglheltcg dve tmgroved
archftectural qualfiy ol glructvre
P arttal chanqe ol uew to
adJacenl neiqhbors
Vrew of fiqhway and North
Frontaqe Road are the
pftmary vtewS tm?actea
lmVroved hre and lIe salety ol
struclure - Reduced fre Danqer
bo Neqhborhoc,d
lncreaeed Traf{rc on South
Frontaqe Road
lraltrc mfttqaled by new
lefL turn lane. No accesg
o|f ol Meadow Rtdqe Road
?roPoaed.
Reduced lt4ht pollvLron and
aeethebcs due to srqnltcant
reduchon n surlace Varhn1
Addtbonal shadrn4 oI Meadow
Rtd4e Road
95Vo ol Varhnq located
unaefqrouna
Road easemenL and
addbonal 5now storaqe
pravded to fown
lmproved aesthebcs due to
tncfea5e tn En65c2?tnq
Norse Reductron trom l-7O due to
Freaence ol new strvcture
tsuldnq parlally blocks
vtew5 lo and no5e lrom l-
70 and FronLaqe roads
lmproved pedestnan acce=s trom
Meadow Rtdqe Koad wfth Vaved
walk for uee by enLre
netqhborhood
New tsus Stop and Shelter
I mpr ov ed p e d estn an ac cesstb fiW
due lo new adewalk on Norlh
frontaqe ?oad
lmVroved aesLheLtcs and reduced
noEe ffn?acf3 due lo relocabon ol
trash dvmVster Irom a locaLton
rmmedtately adlacent to the
n er qhb onnq c on domntu m V r olects
to a covered locahon away lrom
tmmedtate netqhbors
lmproved aesthebci and redvced
norse dve to locatnq loadtnq and
dehvery dvecLly n front burldnq
out ol vtew oI neqhborhood
lmproved aesthebcs due to Lhe
buryn4 ol overhead power lnes
adlacenl Lo Lhe proVerty and to
rmmedtate netqhbors
lncrease v addfttonal hotel r<>oms
wrthrn the Town of Varl
Lodqnq tax wtll ncrease
from thrs property due Lo
ncrea3e tn notel roomS
benq ?rovtded
lmVroved trallc ctrculatron dve Lo
new lelL lvrn lane
lmproves traffrc flow for
netqhbor5 travelnq on
North Frontaqe Road
ln addtion fo Lhe mmedrale nerqhborhood, the groTosed Tralect $ candstenL
wrth fhe scale and natvre of developmenL alonq the NorLh Frontage Road trom
the matn Vail enL oI l-7O to the weeLVatl enL of l7O. from eaEL to wesf, Lhere
are a eefle5 oI larqe scale lod4n4 and resdenLral bvrldn4s wtlh fronta4e on the
North FronLaqe Road ncludtnqi Mtddle Creek; jun Varl; Varl Run; 9rmba Run;
Savoy Villat; andf mber Rtdqe to narne a Iew. Many of lhese bvildtn4s are
localed n areae wrth low denaEy readenhal develoVmenl. The Vroposea
fmberlne Lodqe prolecl s congrgtent wfih Lhe character of development alonq
the Norfh frontaqe Road.
We belteve let ol Vostttve mVacls lo the character ol the netqhborhood vereus
negatsve rmpacle shown above clearly demonstraLe thal not only does lhe ?rcJect
nol have a " aqnftcanl" neqabve ellect on the neqhborhood, thal on whole lhere
e a nel Vosthve eflecL on the characler of Lhe neqhborhood.
the VrolecL alio com?lte; wfth Lhe relevanl elemenls of the Vatl ComVrehenave
Tlan nclvdnq goltaes I . l, 1 .3, l . | 2, 3. l, 3.3, 3.4, 5. l, 5.3, 5.4, 5.5. fhe
Val Land UEe Plan recoqnvee lhe exoltnq zontnq on lhe properly as conLrolhnq
the denaLy ana bnd use5. fhe VropcL ts consstent wrth lhe f own's staLed qoal
of ncreaanq hoLel beds wthrn the Town.
Setbacks:
Wfih resVect lo Eechon | 2-7 J-6: Setbacks, Lhe VroVosed ?lan corn?ltee wlh or
exceeds Lhe ELaLed slandard ol 20' excegt lor a 4' one-sLory encroachmenL on
the wesl lde ol the bvtldtnq wheh accommodatee a staffway extt.
fhe progosed prolect demonslrates compltance wth the followrng cnlena used
f.o evalvale deua ons lrom the 20' setback. fhe cnlena arc addregged below:
A. Propoeed buldtnq setbackg Vroude neceseary ee?arabon between buldtngs
and npanan areas, qeoloqtcally senattve areas and olher envronrnentally senaEve
ar ea5.
Analvsts:
The proposecl setback dewattons allow the appropnate separahon
between bwldtngs. There are ne nFanan areas or geo/oEcal/y sensthve
areas n close proxtmtty to the properS.
B. ?roposed butldtnq eelbacks wtll Vrovtde adeqvate avatlablfty of |qht, ar and
open 5aace.
Analysrs:
The proposed encroachmentE do not detract from the avarlahlty of lryht,
arr and open s7ace ?ven the hmted encroachment beng sought and the
Itmtted heryht of the encroachment.
C. ?roposed butldtng seLbacks wll provtde a comValble relabonsh't? wtth
buldtnqs and vses on adpcent ?(o?eftiee.
AnalvErs:
fhe encroachment of the west srde of the buldtnq of 4' for one-story
prowdes an archtectura/ element to the west elevahon of the buidng and
due to landscape cover wll be relattvely tmpercepflble to uses on the
adJotnn? parcel.
O. Proposed butdtng ieLbacki wrll regull n creaLve deaqn soluhons or other
pvbhc benelfts lhat could not olherwtse be acheved by conlormance wfth
Vrescrtbed Eetback El.andar ds.
Analvsts:
The proposed encroachments allow for creahve desqn soluttons to the
archiecture of the buldmq wthout arbtran/y followng a conttnuous
setback.
Densrtv Control (GRFA);
Wfth respect to sec on | 2-7J-6: Denaty Control, lhe Trolect e benq
developed well below Lhe slandard stated n thts secLton whrch allows for | 50
equare teel ol GRFA for each l OO square leet of butdable ste area. fhe code
allows ug Lo l29,89C sq. tt. (l5OV"). Of thra LoLal, only 75,642 sq. IL. or
8?% ol land area e benq proposed. There E no addftonal dtecbon lound n Ehe
Val Comprehens:e Tlan wfth reqard to GRFA and the Vrolecl lherelore comples
wfth the 7A-2 zone and E constgtenl wrth the Vat ComVrehensve Plan.
Sfte Coveraqe:
Wtth resVect lo secbon | 2-7J-9: 1fte Coveraqe, the VrolecL s bernq developed
al a stle coveraqe oI 5 | .ZVo whrch rs below Lhe gtated Etandard ol C57o. Snce
Lhe ste s benq develoged below the prescrtbed sLandard and Lhere B no
addftronal drrecbon lovnd n the Vat Comprehenave ?lan, lhe TrolecL s n
comVlance wth 7A-2 Zone DtstncL and Lhe Vatl ComVrehensNe Flan.
lzndsca?e Area:
Wfth rezgecl to secbon I 2-7 J- | Q: LandscaVnq and 3te Oevelopment, the
Vrolect e betnq develoVed wfuh a Lotal landscaVe area oI 44.67o whrch rs rn
excese of the mrnrmum requremenL of 3O7o. 3tnce lhe aLe s benq develoVed n
comVhance wrth the Vresclbed slandard and there e no addt onal dtrecbon
lound n the Vat Comprehenave ?lan, lhe ?royecL s n comp\ance wfih PA-Z Zone
Delnct and the Val ComVrehengtve ?lan.
ll you have any qves ons,, ?lease teel lree lo call me.
Domtnrc f .
Prnctpal
Attachment: C
Department of Public Worl<s & Transportation
I 309 Elkhorn Drive
Vail,CO81657.
970-479-2158
Fax: 970-479-2166
www.vailgov.com
MEMO
To:
From:
Re:
Date:
Matt Gennett
Tom Kassmel, Town Engineer
Timberline Roost Lodge Redevelopment
07t26/06
The Town of Vail Public Works Department has received and reviewed the Timberline Roost Lodge
Redevelopment submittal dated and received 7/17106 and the Traffic Impact Analysis daredT/20/06. The
following should be conditions of final PEC approval.
Conditions of Approval
l. The Town of Vail General Notes shall be added.
2. The Utility Signature block will only be required on the title page and shall have all utilities sigtatures.
3. Final Civil drawings shall be approved and meet all Town standards prior to submittal of building
permit. Detailed comments will be provided at that time. The approval of Civil drawings may take
between2to4months.
4. Approvals from all impacted property owners shall be obtained, where necessary. Recorded easements
will be required prior to construction, where necessary.
5. All construction staging issues shall be resolved prior to construction including staging, phasing, access,
schedules, traffic control, emergency access, parking, loading and delivery, etc...
6. A Rowrutility permit shall be obtained and approved by the Town of Vail and CDOT prior to
commencing any construction within public Right of Way.
1. All improvements within CDOT ROW shall be approved by CDOT including all Frontage Rd
improvements and landscaping. General approval from CDOT will be required prior to Civil plan set
approval. This will also include a CDOT Access Permit.
8. Prior to approval of an Excavation permit a shoring and excavation plan shall be submitted including;
excavation phasing, engineered shoring plans with plan, profile and cross sections. Cross Sections and
plans shall include all existing conflicts (i.e. utilities). Any shoring within CDOT ROW will require
approval from CDOT. Any shoring within the Vail public ROW will require Town of Vail approval and
a revocable ROW permit.
9. Provide engineered stamped final drainage report, pavement design report, and geotechnical report.
10. The S. Frontage Rd. improvements shown shall include necessary lighting/irrigation/signage.
I l. An easement shall be provided at the Northwest comer of the property to provide for the existing
encroachment of the roadway, drainage and snow storage. This shall include the existing asphalt and
shoulder area and a 5'buffer area for snow storage and guardrail.
12. Provide Art In Public Places contribution, coordinate with AIPP.
13. The pedestrian connectionleen the bus stop and Meadow niagO. shall be within a dedicated
Public access easement. This can be dedicated in conjunction with the drainage easement in this area,
however the 10' proposed drainage easement should be widened to accommodate the walk plus a 2'
buffer and also be named as a general utility, drainage, pedestrian access easement.
14. The continuation of the concrete pedestrian walk from the proposed bus stop to Buffehr Creek Rd
should be required, the walk shall be a minimum of 10' wide.
15. Construction details shown shall meet Town standards (i.e. 4,000 psi concrete with fiber mesh, sidewalk
detail shall be 6" concrete on 6" base, additional detailed comments to follow during Civil Plan review)
16. As perTown Code the first 30' ofeach access shall not exceed agraileof4Vo,this maybe addressed at
Civil review.
17. A 1.5" asphalt overlay will be required for the extents of the S. Frontage Rd. improvements.
18. The current S. Frontage Rd improvements show a 6' asphalt shoulder on the north side, unless
specifically required by CDOT, the Town would like to see that narrowed to 4'.
19. The proposed landscape plan seems very aggressive, the de.nsity of evergreen trees, may be unrealistic
and will have to be moved further back from the proposed public walks so they do not become a
maintenance issue.
20. The developer shall be assessed a traffic impact fee of 56500 per net increase peak hour vehiculm trip.
Portions of this fee may be offset by traffic improvements made to the S. Frontage Rd. to specifically
include S. Frontage Rd. roadway widening, S. Frontage Rd. sidewalk improvements, and the
construction of a Transit stop. The traffic analysis dated 7 /20/06 indicates that the net increase in peak
hour vehicular trips is 30, therefore a fee of$195,000 shall be assessed.
Bes*gn tevi*u* Seard
ACTTONI FSR$
Oepartment of Community Development
75 Sasth Fro*tage Road. Vail, Colarado 81657
t€t: 970.479.1139 fax: 970..t79.245?
s$eb: wrtgw.rr*ilgov,f, om
Project Name: TIMBERUNE LODGE NEW HOTEL
Project Description:
Participants:
DRB Number: DR8050550
TIMBERLINE LODGE REDEVELOPMENT PROJECT (FORMER ROOST LODGE)-FINAL APPROVAL
FOR THE REDEVELOPMENT OF THE ROOST LODGE
owNER TIMBERUNE ROOST LODGE LLC 10/11/2005
12 VAIL RD
VAIL
co 81657
APPUCANT MAURIELLO PLANNING GROUP, LL10/11/2005 Phone: 970-748-0920
PO BOX 1127
AVON
co 81520
License: C000001697
.-. Project Address: 1783 N FRONTAGE RD WEST VAIL Location: THE ROOST LODGE
U
Legal Description: Lot: 9, I Block Subdivision: BUFFER CREEK RESUB
Parcel Number: 2103-123-0200-1
Comments: please see conditions
BOARD/STAFF ACTION
Motion By:
Second By:
Vote:
Conditions:
Dunning
Fritzlen
5-0-0
Action: APPROVED
Date of Approval= 0910712006
Cond: I
(PLAN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s).
Cond: 0
(PLAN): DRB approval does not constitute a permit for building. Please consult with
Town of Vail Building personnel prior to construction activities.
Cond: 201
DRB approval shall not become valid for 20 days following the date of approval,
Cond: 202
Approval of this project shall lapse and become void one (1) year following the date
of final approval, unless a building permit is issued and construction is commenced
and is diligently pursued toward completion.
Cond: CON0008430
That the proposed 10'and 12' trees shown on the landscape plan be upsized to 15'
oo
and 1B', respectively, by the applicant prior to CO by planning.
o
Cond: CON0008431
That the applicant complies fully with the TOV development sbandards handbook
regarding lighting by the time of Final CO inspection.
Planner: Matt Gennett DRB Fee Paid: $650.00
Deeign teview Board
ACTTSI'| f$till
Depertrn€nt sf {+.nrEllfi ity Development
75 $osth Frsntage Road, Vaitn Colcrado 83.*57
tel: 970.*79.U139 fax: 97o.479.2.t5u
web: wwrry.v*ilgav.corn
Project Name: TIMBERLINE LODGE NEW HOTEL DRB Number: DRB050550
Project Description:
TIMBERLINE LODGE REDEVELOPMENT PROJECT (FORMER ROOST LODGE)-FINAL APPROVAL
FOR THE REDEVELOPMENT OF THE ROOST LODGE
Participants:
owNER TIMBERLTNE ROOST LODGE LLC 10/11/200s
12 VAIL RD
VAIL
co 81657
APPUCANT MAURIELLO PLANNING GROUP, LL10/11/2005 Phone: 970-748-0920
PO BOX 1127
AVON
co 81620
License; C000001697
.-. Project Address: 1783 N FRONTAGE RD WEST VAIL Locationr THE ROOST LODGE
U
Legal Description: Lot: 9, 1 Block: Subdivision: BUFFER CREEK RESUB
Parcel Number: 2103-123-0200-1
Comments: please see conditions
BOARD/STAFF ACTION
Motion By:
Second By!
Vote:
Conditions:
Dunning
FriElen
5-0-0
Action: APPROVED
Date of Approval= 09107120A6
Condr 8
(PLAN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s).
Cond: 0
(PLAN): DRB approval does not constitute a permit for building. Please consutt with
Town of Vail Building personnel prior to construction activities.
Cond: 201
DRB approval shall not become valid for 20 days following the date of approval.
Cond: 202
Approval of this project shall lapse and become void one (1) year following the date
of final approval, unless a building permit is issued and construction is commenced
and is diligentty pursued toward completion.
Cond: CON0008430
That the proposed 10'and 12'trees shown on the landscape plan be upsized to 15'
and 18', respectively, by the applicant prior to CO by
Cond: CON0008431
That the applicant complies fully with the TOV dwelopment standards handbook
regarding lightirg by the time of Final CO inspection,
Planner: Matt Gennett DRB Fee Paid: $650.00
o
planning.
Planning and Environmental Commisson
ACTIOI{ FORljl
Department Gf Community Development
75 South Ftontage Road, Vail, Colorado 81657
tel:970.479.2139 fex;970.479.2452
web; www.vallgov,corn
Project Name: TIMBERLINE CUP FOR EHU'S
Project Description:
Participants:
OWNER
Project Address:
Legal Description:
Parcel Number:
Comments:
PEC Number: PEC060083
TIMBERLINE LODGE REDEVELOPMENT PROJECT (FORMER ROOST LODGE)-FINAL APPROVAL
FOR A CONDMONAL USE TO INCORPORATE TYPE 3 EHU'S INTO THE DEVELOPMENT PLANS
FOR TIMBERLINE LODGE
TTMBERUNE ROOST LODGE LLC 1112112006
12 VAIL RD
VAIL
co 816s7
APPLICANT TIMBERLINE ROOST LODGE LLC LTI zLI 2006
12 VAIL RD
VAIL
co 816s7
1783 N FRONTAGE RD WESTVAIL Location: THE ROOST LODGE
Lot: 9, 1 Block: Subdivisaon: BUFFER CREEK RESUB
2103-123-0200-1
See memo dated 12111/2006
BOARD/STAFF ACTION
Motion By:
Second By:
Vote:
Conditions:
Kjesbo
Cleveland
5-0-0
Action: APPROVED
Date of Approval= l2llU2AO6
Cond: B
(PLAN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s).
Cond: 300
PEC approval shall not be not become valid for 20 days following the date of
approval.
Cond: 113
All development applications submitted to the Town after the effective date of
Ordinance 26, Series 2006 shall be subject to the pending employee housing
regulations in whatever form they are finally adopted; provided, however, that if
the Town fails to adopt the pending employee housing regulations by April 15,2007,
this Ordinance shall not apply to such development applications.
Planner: George Ruther PEC Fee Paid: $550.00
Conditional Use Permit
Application for Review by the
Planning and Environmental Commission
Depaftment of Community Development
75 South Frontage Road, Vail, Colondo 81657
tel: 970.479.2L28 fax:. 970.479.2452
web: www.vailgov.com
General Information:
All projects requiring Planning and Environmental Commission review must receive approval prior to submitting a
building permit application. Please refer to fie submittal requirements for the particular approval $at is requested.
An application for Planning and Environmenbl Commission review cannot be accepted until all required information
is received by the Community Development Department. The project may also need to be reviewed by the Tom
Council and/or the Design Review Board.
Type of Application and Feel
tr Rezoning $1300tr Major Subdivision 91500tr Minor Subdivision 9650O Exemption Plat 9650E Mlnor Amendment to an SDD 91000D New Special Development District $6000tr MajorAmendmenttoanSDD $5000tr Major Amendment to an SDD $1250
(no exterior ndifiations)
Descriptaon of the Request:
( Conditional Use Permit $650tr Floodplain Modification $400tr Minor Exterior Alteration $650tr Major ExteriorAlteration $800tr Development Plan $1500tr Amendment to a Development Plan $250tr Zoning C.ode Amendment $1300E Variance $500tr Sign Variance $200
Location of the Proposaf : Lot: 1-l? Block:- Suuivision: Vr,,,t€q CXW U&+IV
PhysicalAddress: tfOa U,h.rlr*cg S8+fi'
(Contact Eagle Co. Assessor at 970-328-8540 for parcel no.)
Zoning:?A -L
a.)
F'o
0
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@
n,Name(s) of Owner(s):
Owner(s) Signature(s):
Name of Applicant:
Mailing Address:*v O *5 +Vavg
Mailing Address:
Phone:
E-mail Address:rax C4,1{ 4flrp.t4ob
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Communi$ Development DePartment
December 11. 2006
A request for a final review of a conditional use permit, pursuant to Section 12-7J-
3, Conditional Uses, Vail Town Qode, to allow for the construction of three (3),
Type lll Employee Housing Units, in association with The Timberline Roost Lodge
Redevelopment, located at 1783 North Frontage Road/Lots 9-12, Buffehr Creek
Resubdivision, and setting forth details in regard thereto. (PEC06-0083)
Applicant: Timberline Roost Lodge
Planner: George Ruther
o
SUMMARY
The applicant, The Timberline Roost Lodge, is requesting a conditional use permit
pursuant to Section 12-7J-3, Conditional Uses, Vail Town Code, as a part of the
proposed redevelopment of The Roost Lodge, located at 1783 North Frontage Road. lf
approved, the construction of the Type lll Employee Housing Unit (EHU) would provide
three (3) new 474 square foot housing units for a minimum of three employees within the
redeveloped building. Based upon Staff's review of the criteria in Section Vlll of this
memorandum and the evidence and testimony presented, the Community Development
Department recommends approval, with conditions, of this request subject to the
findings and conditions noted in Section lX of this memorandum'
DESCRIPTION OF REQUEST
The provisions of Section 12-7J-3, Vail Town Code, identify a Type lll EHU as a
conditional use within the Public Accommodation - 2 District. This request is being made
in conjunction with the proposal for the redevelopment of the Timberline Roost Lodge
The proposed EHU's will be 474 square feet in size and will include one bedroom,
kitchen/living room, bathroom, and closet space. The EHU has been designed with its
own entrance to the main hallway of the building. The applicant has provided 4.2
subsurface parking spaces for the EHU's per the parking requirements for a dwelling unit,
which are oirtlined-in Section 12-10 ol the Vail Town Code. The provisions of Section 12-
16-6 and 12-16-7, Conditional Use Permit, Vail Town Code, determine the review criteria
and procedure for a conditional use permii.
BACKGROUND
On August 14, 2006, the Planning and Environmental Commission reviewed the proposal
for a major exterior alteration to facilitate the redevelopment of The Timberline Roost
Lodge. As a part of the redevelopment request, the applicant is proposing to construct
trree 1a; Type lll employee housing units on the site of the new lodge. The
redevelopment application was approved by the Commission 7-0-0.
l lt.
tv.ROLES OF REVIEWING BODIES
Order of Review: Generally, applications will be reviewed first by the Planning and
Environmental Commission for acceptability of use and then by the Design Review Board
for compliance of proposed buildings and site planning.
Planning and Environmental Commission:
Action: The Planning and Environmental Commission is responsible for final
approval/denial/approval with conditions of Conditional Use Permits.
The Planning and Environmental Commission is responsible for evaluating a
proposal for:
1. Relationship and impact of the use on development objectives of the Town.
2. Effect of the use on light and air, dlstribution of population, transportation
facilities, utilities, schools, parks and recreation facilities, and other public facilities
and public facililies needs.
3. Effect upon traffic, with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the streets and parking areas.
4. Effect upon the character of the area in which the proposed use is to be
located, including the scale and bulk of the proposed use in relation to
surrounding uses.
5. Such other factors and criteria as the Commission deems applicable to the
proposed use.
Design Review Board:
Action: The Design Review Board has does not have review authority on a Conditional
Use Permit, but must review any accompanying Design Review Board application.
Town Council:
Actions of Design Review Board or Planning and Environmental Commission may be
appealed to the Town Council or by the Town Council. Town Council evaluates whether
or not the Planning and Environmental Commission or Design Review Board erred with
approvals or denials and can uphold, uphold with modifications, or overturn the board's
decision.
Staff:
The staff is responsible for ensuring that all submittal requirements are provided and
plans conform to the technical requirements of the Zoning Regulations. The staff also
advises the applicant as to compliance with the design guidelines.
Staff provides a staff memo containing background on the property and provides a staff
evaluation of the project with respect to the required criteria and findings, and a
o
recommendation on approval, approval with conditions, or denial. Staff also facilitates
the review process.
V. APPLICABLE PLANNING DOCUMENTS
Staff believes that the following provisions of the Vail Town Code are relevant to the
review of this proposal:
Chapter 1 2-2: Definitions
12-2-2: Definitions
Employee Housing lJnit (EHu): A dwelling unit which shall not be leased or rented
for any perlod /ess than thirty (30) consecutive days, and shall be rented only to
tenants who are full-time employees of Eagle County. EHUs shall be allowed in
certain zone distriets as set forth in this Title (Sectron 12-13). Development' sfandards for EHIJs shatt be as provided in Chapter 13, "Employee Housing" of
this Titte. For the purposes of this definition, a 'full-time" employee shall mean a
person who works a minimum of an average of thirty (30) hours per week. There
shatt be five (5) categories of EHIJs: Type I, Type ll, Type lll, Type lV, and Type
V. Provisions relating to each type of EHU are set forth in Chapter 13, "Employee
Housing" of this Title.
VI. SITE ANALYSIS
Address/Legal Description: 1783 North Frontage Road/Lots 9-12, Buffehr Creek
SubdivisionZoning: Public Accommodation-2 (PA-2) District
Land Use Designation: Medium Density Residential
Development 2127106 08107/06
Standard Allowed/Required PEC Submittal PEC Submittal
Lot Area: 10,000 sq. ft. min. 86,597 sq. ft. 86,597 sq. ft.
Density: 49 Dwelling Units 39 Dwelling Units 28 Dwelling Units
AU',s Unlimited 124 AU's 101 AU's
GRFA: 129,896 sq. ft. 100,240 sq. ft. 75'842 sq. ft.
(70% = 53,097 sq ft)
(30% = 22,745 sqnl
Building Height: 48 feet 48 feet 48 feet
Site Coverage: 56,288.23 sq. ft. (657o) 52,864 sq. ft. 44,576 sq. ft. (51ol")
Landscape Area: 25,979 sq. ft. (30%) 31,960 sq. ft. 38,698 sq. tl. (44o/o)
Setbacks North: O'-20' 20' 20'
west: o'-20' 20' 15'(1"1 floor stairwell)
East: 0'-20' 20' 20'
South: 0'-20' 20' 20'
Parking::156 spaces 196 sPaces 169 sPaces
vil.SURROUNDING LAND USES AND ZONING
Loading:
Employee
Housing:
North:
South:
East:
West:
1 berth
3 units
1 berth
3 unlts
1 berth
3 units
Land Use
Residential
t-70 Row
Residential
Residential
Zoninq
Two Family Primary/Secondary Residential
N/A
Two Family Primary/Secondary Residential
Residential Cluster District
VIII. CRITERIA AND FINDINGS
The review criteria for a request of this nature are established by the Town Code. The
proposed Type lll EHU is located within the Public Accommodation - 2 District.
Therefore, this proposal is subject to the issuance of a conditional use permit in
accordance with the provisions of Chapter 12-16, Vail Town Code.
A. Consideration of Factors Reqardinq Conditional Use Permits:
1. Relationship and impact of the use on the development objectives of the I
When the Town Council adopted the Town of Vail Affordable Housing Study
on November 20, 1990, it recognized a need lo increase the supply of
locals/employee housing units. As recently as October 10, 2006, the Council
discussed in length possible options for solving the affordable housing
shortage. The Town encourages EHU's, particularly on-site, when possible, as
a means of providing quality living conditions and expanding the supply of
employee housing for both year-round and seasonal local residents. Staff
believes lhat the incorporation of the proposed units into The Timberline Roost
Lodge redevelopment project will have a positive impact on the Town's rental
housing needs.
The effect of the use on light and air, distribution of population,
transportation facilities, utilities, schools, parks and recreation facilities,
and other public facilities needs.
Staff believes that there will be an insignificant impact from the proposed Type
lll EHU's on light, air, population, transportation, utilities, schools or parks, and
other public facilities needs.
Effect upon traffic with particular reference to congestion, automotive
and pedestrian safety and convenience, traffic flow and control, access,
2-
3.
maneuverability, and removal of snow from the street and parking areas.
O
Three to four additional vehicles are anticipated in association with the EHU's.
The applicant is proposing to accommodate this anticipated parking demand
within the below-grade structure. Additionally, because the EHU's will be
located on the Town's bus route and will be pedestrian friendly for its user'
Staff believes that this proposal will have an insignificant impact on the
remainder of the referenced criteria.
Effect upon the character of the area in which the proposed use is_to be
located, including the scale and bulk of the proposed use in relation to
surrounding uses.
Staff feels that the proposed EHU's will not significantly impact the scale and
bulk of this project in relation to surrounding uses. The proposed EHU',will be
consislent with the development standards applicable to ihis property'
The proposed EHU meets the Town's requirements for- zoning,
owneishffiransference, G RFA, garage crediUstorage, and density'
a. Zoninq districts permitted bv riqht or bv conditional use
A Typelll rHu is a conditional use in the Residential cluster, Low Density
Multiple Family, Medium Density Multiple Family, High Density Multiple
ramity, Public Accommodation, Public Accommodation -2 commercial core 1,
2, and 3 districts, commercial service center, Arterial Business District,
Parking District, General Use District, and the Ski Base/Recreation District.
The subject property is Public Accommodation - 2 zoned .
b. Ownershipffransference
A Type lll El-ltj may be sold or transferred separately from the units with which
it is associated. The applicant is proposing to sell or transfer the EHU
separately from the proposed dwelling units and fractional fee units to be
constructed upon the property.
c. AdditionalGRFA
Not applicable for a Type lll EHU.
d. Garage CrediUStoraqe Requirement
Not applicable for a Type lll EHU.
e. Parkinq
eer ctrapter 12-10, Vail Town code, which regulates the parking requirements
for dweliing units (including EHUs), 4.2 parking spaces are required for these
units. The-applicant is cuirently proposing to comply with the Chapter 12-10
requirements tor the various proposed uses (including the proposed EHU)
upon The Timberline Roost Lodge redevelopment site.
f. Minimum/Maximum GRFA of an EHU
Type lll El-tus -dre€llowed with a Gross Residential Floor Area (GRFA) range
oi gOO - 1,200 sq.ft. The proposed EHU's will be 474 sq. ft. in size'
g. Densitv
A Type lll EHU will not count as density in this instance.o
B. The Planninq and Environmental Commission shall make the followinq findinqs
before grantino a conditional use permit:
1. That the proposed location of the use is in accordance with the purposes
of the conditional use permit section of the zoning code and the purposes
of the Public Accommodation - 2 (PA-2) district.
2. That the proposed location of the use and the conditions under which it will
be operated or maintained will not be detrimental to the public health,
safety, or welfare or materially injurious to properties or improvements in
the vicinity.
3. That the proposed use will comply with each of the applicable provisions of
the conditional use permit section of the zoning regulations.
STAFF RECOMMENDATION
The Community Development Department recommends approval, with condition(s) of
a Conditional Use Permit, pursuant to Section 12-7J-3, Conditional Uses, Vail Town
Code, to allow for three (3) Type lll Employee Housing Units, located at'1783 North
Frontage Road/Lots 9-12, Buffehr Creek Resubdivision. Staffs recommendation is based
upon the review of the criteria in Section Vlll of this memorandum and the evidence and lltestimony presented, subject to the following findings: v
1. That the proposed location of the use is in accordance with the purposes of
the condrtional use permit seclion of the zoning code and the purposes of the
Public Accommodation - 2 District.
2. That the proposed location of the use and the conditions under which it will be
operated or maintained will not be detrimental to the public health, safety, or
welfare or materially injurious to properties or improvements in the vicinity.
3. That the proposed use will comply with each of the applicable provisions of the
conditional use permit secflon of the zoning regulations.
Should the Planning and Environmental Commission choose to approve this conditional
use permit request, the Community Development Department recommends the following
condition(s):
1. Pior to the issuance of a building permit, the applicant shall execute a
Type lll EHU deed restiction with the Town of Vail Department of
Community Development to permanently restrict the use of the EHU's for
employee housing.
s
A request for a final review of a major exterior alteration, pursuant to Section 12-TH-7,
Exterior Alterations or Modifications, Vail Town Code, and a final review of a conditional
use permit, pursuant to Section 12-7H-2, Permitted and Conditional Uses; Basement or
Garden Level, and 12-7H-3, Permitted and Conditional Uses; First Floor on Street Level,
Vail Town Code, to allow for the development of 45 fractional fee club units and one
additional residential dwelling unit, located at 728 West Lionshead Circleilot 2, West
Day Subdivision, and setting-forth details in regard thereto. (Ritz-Carlton Residences)
(PEC06-0081 and PEC06-0082).
Applicant: Vail Resorts Development Company, represented by Braun Associates,
lnc.
Planner: Warren Campbell
A request for a final review of a condition'al use permit, pursuant to Section 12'7J-3,
Conditional Uses, Vail Town Code, to allow for the construction of three (3) Type lll
Employee Housing Units, in association with The Timberline Roost Lodge
Redevelopment, locaied at 1783 North Frontage Road/Lots 9-12, Buffehr Creek
Resubdivision, and setting forth details in regard thereto. (PEC06-0083)
Applicant: Timberline Roost LodgePlanner: George Ruther
A request for a worksession to discuss text amendments to Title 12, Zoning Regulations,
Vail Town Code, to add commercial linkage requirements and inclusionary zoning
requirements to the Zoning Regulations for the purpose of mitigating employee housing
impacts resulting from development in the Town of Vail, and setting forth details in
regard thereto. (PEC06-0084)
Applicant Town of Vail
Planner: George Ruther
The applications and information about the proposals are available for public inspection
during office hours at the Town of Vail Community Development Department, 75 South
Frontage Road. The public is invited to attend project orientation and the site visits that
precede the public hearing in the Town of Vail Community Development Department.
Pfease 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 lmpaired, for information.
Published November 24,2006, in the Vail Daily.
\N,K
-.m THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town
Code, on December 11,2006, at 1:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a recommendation to the Vail Town Council, pursuant to Section 12-3-7,
Amendment, Vail Town Code, for proposed amendments to Chapters 14-2, Definitions,
and 14-10, Design Review Standards and Guidelines, Vail Town Code, to create wildfire
regulations and require Class A roof covering materials for all struclures within the Town
of Vail, and setting forth details in regard thereto. (PEC06-0029)
Applicant: Town of VailPlanner: Rachel Friede
A request for a final review of an Exemption Plat, pursuant to Chapter 13-12, Exemption
Plat Review Procedures,. Vail Town Code, to allow for the modification of existing
building envelopes to eliminate encroachments into common area parcels, the
combination of several common parcels into a single common parcel, and the exchange
of equal sized parcels between Ridge at Vail and Cliffside Lot 1, located at 1460A-F
Ridge Lane and 1452 Cliffside Drive/Lots A-1, Ridge at Vail Subdivision, and Lot 1,
Cliffside Subdivision and setting forth details in regard thereto. (PEC06-0079)
Applicant: Ridge at Vail Homeowners Association and Mike YoungPlanner: Wanen Campbell
A request for a recommendation to the Vail Town Council that the Crossroads
Reinvestment Plan is consistent with the Vail Comprehensive Plan. The proposed urban
renewal area included in the Crossroads Reinvestment Plan generally includes the
Crossroads redevelopment approved by Town of Vail Ordinance No. 5, 2006, and is
entirely within Special Development District No. 39, located at 141 and 143 Meadow
Drive/Lot P, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto.Applicanl VailReinvestmentAuthorityPlanner: Russ Fonest
A request for a final review of a variance, from Section 12-6D-6 Setbacks, Vail Town
Code, pursuant to Chapter 12-17, Variances, to allow for an addition above an existing
garage within the front and side setbacks, located at 315 Mill Creek Circle/Lot 2, Block 1 ,
VailVillage Filing 1, and setting forth details in regard thereto. (PEC06-0080)
Applicant: Howard and Judy Berkowitz, represented by Mauriello Planning Gr.oup,
LLCPlanner: Bill Gibson
lftl {c]
Mauriello Planning Group
Roost Lodge
@
DAUPHINAIS-MOSELEY CONST INC
I4O4 MORAINE DR
VAIL. CO 81657
@
MUR?HREE INVESTMENTS LTD
2409 DUBLIN RD
PLANO, TX75O94
@
FITE, KENNETHDAVID & IRMAKAYSE -JT
6415 E PRENTICE PL
GREENWOOD VILLAGE. CO 8OIII
@
M.L. HARRIS FAMILY PTNSHP LLC
1O9OO HEFNER POINTE DR STE 2OO
OKLAHOMA CITY, OK 73120
(a
filrrsnp coNDoMrNruM ASsocrATroN
C/OBEMIS. GREGORY
PO BOX 3438
VAIL. CO 81658
@).
KARP, KAREN L.
PO BOX 2174
vArL, co 81658
@
TI]RNIPSEED. JASON & COLETTE
I85 SOUTH EMERSON
DENVER, CO 8O2OI
@
DUYOS, VIVIAN S. & JORGE R. -JT
1434 SARRIA AVE
CORAL GABLES, FL33146
@
GTJNION, JOHN F., MARGARET M.A., &
ANDREW MARK
I8I9 MEADOWRIDGE RD E
VAIL. CO 81657
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CARNEY, JOHN M.
1839 MEADOW RIDGE RD B
VAIL, CO 816s7-3904
@
PICKING, HOWARD M., III & ADELLE C.
IOO LONGVIEW LN
JOIINSTOWN, PA 15905
@
ERB. WENDYELAINE
ISl9MEADOWRIDGERD G
VAIL, CO 81657
@
JAMES J. BIGOS FAMILY TRUST
1834 A GLACIER CT
VAIL, CO 81657
@
ROLLAND, JODI T. & ROBERT D. -JT
6802 TERREZA ESCONDIDA
SAN CLEMENTE,CA92673
@
CHATEAU TREMONTE OWNERS ASSOC INC
5299 DTC BLVD STE 5OO
ENGLEWOOD, CO 8OI1I
@
RALPH W. HAJOSY REVOCABLE TRUST
1725 CARVER RD
GRIFFIN, GA3O224-8820
@
BOYMER, ROBERT JAMES
POBOX 1001
VAIL, CO 81658
IA.
ile-ur.Bn JoHN E.
C/O VISTAR REAL ESTATE
635 N FRONTAGE RD 1
VAIL, CO 81657
@
PRAGER, DIANE M. & NELSON A. -JT
22OOE GRAND AVE
ENGLEWOOD, CO 80I13
@
LE VARN, MARIA A. & MARC -JT
PO BOX 214
VAIL, CO 81658
@
DICKSON, PHYLLIS
l8ITMEADOWRIDGERD 1
vArL, co 81657
@
MERRIMAN, DANNY C., JANE M. & ADAM G.
1859 MEADOW RIDGE RD A
vArL. co 81657-3905
@
DEFORD, WILLIAM F.
1859 MEADOWRIDGE RD
VAIL, CO 81657
@
FARQUHAR, JERRY L. & DEBORAH R.
1879 MEADOW RIDGE RD
VAIL, CO 81657
@
STEITZ, STEVEN A. & CYNTHIA A.
1895 MEADOW RIDGE RD
VAIL, CO 81657
@
BATCHELO& ROBERT - FITZGERALD, DIANE
-JT
PO BOX 5854
VAIL. CO 81658
@
ALEKSANDER & ruA PIIRMA TRUSTEES
3528 ADELINE DR
sTow, oH44224
@
WAGENLANDER, JAMES F. - CHIN, MARY LEE
-JT
2225 DAHLIA ST
DENVER. CO 80207
@
CORzuON. BRIAN
27821S TAMIAMI TR 2
BONITA SPRINGS. FL 34134
@
CROCKETT, RUFUS
PO BOX 3837
ASPEN, CO 81612
@
MYRON, GORDOND. - WEINBENDE& THOMAS L.
2561 28TH AVE W
SEATTLE, WA 98I99
@.
MOORE, STEVE &DENNIE L. .JT
PO BOX 392
EDWARDS, CO 81632
(u.
fr',qr,ev, MTcHAEL s. & MARLA M. -JT
3037 SUN CREEK RIDGE RD
EVERGREEN, CO 80439-8782
@
HERMANN, HENRY K. & MARY C. - HERMANN,
KARL -JT
577 W CONESTOGA CIR
GRAND JUNCTION, CO 81504
@
VANHEULEN, MISTY M. & JASON J. -JT
PO BOX 6343
AVON, CO 81620
@
WOMBOLT, CHRIS & DUANB
2249 CAPE ARBOR DR
VIRGINIA BEACH, V A 23451
@
DICORPO, DEENAM,, DINO D. & EVE
PO BOX 3981
VAIL, CO 81658
@
HINMON, JOHN S. & HARRIET H. -JT
407 MEADOWRD
EDWARDS, CO 81632
@
KRICHBAIJM, PHILIP F.
PO BOX 33
VAIL, CO 81658
@).
dnocrerr, RUFUS
PO BOX 3837
ASPEN, CO 81612
(@.
ilecc, RANDY G. & JoELLEN L. -JT
2OOO S MADISON ST
DENVER, CO 8O2IO
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ietsutvr, TETSUo - MALCUIT, EMILy -JT
PO BOX 2858
EDWARDS, CO 81632
@
MOORE.HALEW.
PO BOX 3746
AVON, CO 81620
@
FABER, OTTALIE & GEORGINA
P O BOX 838
EAGLE, CO 81631
@).
MUSTANG CONDOMINIUM AS SOCIATION
C/O GUERRIERO, RANDALL
1859 MEADOW RIDGE RD
VAIL, CO 81657
(D.
E,UFTBN CREEK WEST CONDOMINIUM ASSOCIATION. INC.
CiO MARKA W. MOSHER
P O BOX 902
VAIL. CO 81658
@
TOWN OF VAIL
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL, CO 81657
@
MUSSON, PAUL F. & ELISA M. -JT
9402 CRYSTAL LN
LONGMONT, CO 80203
@).
decnnueN, PHTLIP R. & JOcELYN K.
13188 LATOURETTE DR
FENTON, MI48430
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COLORADO DEPT OF TRANSPORTATION
42OIE ARKANSAS AVE
DENVER, CO 80222
DENVER" CO80222
Cctlnt Jrill-Y C€'r,ELOqgEh!
Design Review Board
ACTIOI{ FORI|
Departrnent of Community Developrnent
75 South Frontage Rodd, Vaal, Coloradc 81657
tel: 970.479.2139 farl. 97A.479.2452
web: www,vailgov.com
Project Name: TIMBERLINE ART IN PUBLIC PLACES
Project Description:
FINAL APPROVAL FOR PUBLIC ART TO THE TIMBERIINE LODGE PRO]ECT, BUS SHELTER TO
REPLACE STANDARD TOV BUS SHELTER.
Partacipants:
OWNER TIMBERLINE ROOST LODGE LLC L2IO5I2OO6
12 VAIL RD
VAIL
co 81657
APPUCANT TOWN OFVAIL ARTIN PUBLIC t2l15l2}06 Phone:479-2344
1309 ELKHORN DR.
VAIL
co B1657
ProjectAddress: 1783 N FRONTAGERDWESTVAIL Location: THE ROOSTLODGE
DRB Numb€r: DR8060549
I leeaf Description: Lot:9, l Block Subdivisaon: BUFFERCREEK RESUB
Parcel Number: 2103-123-0200-1
Comments: No vote requrired
Motion By:
Second By:
Vote:
Conditions:
BOARD/STAFF ACTION
Action: CONCEPT
Date of APProval:
Cond: B
(PLAN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s).
Cond: 0
(PLAN): DRB approval does not constitute a permit for building. Please consult with
Town of Vail Building personnel prior to construction activities.
Cond: 201
DRB approval shall not become valid for 20 days following the date of approval'
Cond: 202
Approval of this project shall lapse and become void one (1) year following the date
of final approval, unless a building permit is issued and construction is commenced
and is diligently pursued toward completion,
Cond: 113
All development applications submitted to the Town after the effective date of
Ordinance 26, Series 2006 shall be subject to the pending employee housing
r,"grlutionrthatever form they are finally adopted; ot"o, however, that if
the Town fails to adopt the pending employee housing regulations by April 15' 2007,
this Ordinance shall not apply to such development applications.
O Planner: George Ruther DRB Fee Paid: $0.00
o rutlr
Depaflmm! oJ Public l(orks & Transportation
I 309 El*horn Drive
Yail, CO 81657
970,479-2158
Fax: 970-479-2166
www.vailgov.com
MEMO
To:
From:
Rei
Date:
Cc:
Greg Gastineau
Tom Kassmel, Toram Engineer
Timberline Roost Lodge Redevelopment - Civil Improvemenl PIan Review
12t27t06
Charlie Davis, George Ruther, Mike McGee
The Town of Vail Public Works Deparment has received and reviewed the Timberline Roost Lodge Civil
knprovement plans zubmittai dated 7 117 106 and received lA7 n6. Prior to submitting for Building Pemit &e
following comments shall be addressed, and the conditions foltowing shall be addressed prior to building permit
approval or as noted. Please resubmit revised plans along with a response letter addressing each com:nent.
Please call.me if youwould like to meet and/or discuss these comments further.
COMMENTS
Site Plan Comments
l. Provide an engineeted stamped drainage report, this leport shall include any eirpected grormdwater
(temporary and/or pennanent dewateriug), The final drainage report shall include; Historic and
Developed flow analysis, 7yr,25yr and l00yr flow analysis, inlet capacity analysis, Storm sewer
profiles including hydraulic grade line, analysis shall include offsite basins (can reference past Town of
Vail Dminage reports, provided by the Town of Vail), capture complete 't'{" basins, eomplete hydrology
and hydraulic calculations, assumptions, IDF curve, ref,erences for coeffisients.
2. Frovide soilsrepodforsite.
3. Plau comments;
C-l Show garage grading and drainage. All garage drains shall be routed thru a sand/oil sepamtor
prior to entering the storm sew€r. Show location of Sand/ Oil separator. (At this current time
ERWSD is debating as to whether they will accept cove,red garage drains into the sanifary
sewer, if they come to the conclusion that they will accept this flow, all garage drairs shall be
routed to the sanitary sewer via a sand/oil separator. The Town will keep you updated on their
decision.)
C:2 The general utility, drainage, and pedestrian easement is dimensioned to the buildiug on sheet
C-2. Dimension shall be a minimum 2' beyond walk (total of l2')
. C-2 The bicycle sfiping on the Frontzige Rd. should be removed; it is not a designated bike lane.
C-2 The north asphalt shoulder shall be a maximum of 4'.
C-Z The note on C-2'Tlighway Improvements by Others", shouldread something like, "Frontage
Road Improvements (See Frontage Road Improvemant Plnns by Peak land Consultants dated
xx-xx-)ooo(, for Timberline Roos-t Lodge, LLC)"
Provide updated lilework reference with PLC plansc-2
G3 Add pedestrian tk ,u-o at north end of N-S *At on **r?riOe of property
C-3 Maximum slope for first 30' of driveway ftom public road shall be a maximum of 4%; please
modify the east drivo enhance
C-4 West easement language and dimension needs to be updated.
C-4 tMhat is the north invert ofthe existing pipe at ST-3C?
C4 Why is the storm sewer run 'D' so deop. I 8- to 3' depth of oover is preferred. A minimum of
l% slope should be achieved on all public stortr sewers.
C4 A minimum of 0.5% slope should be achieved on all private storm'
C4 The inlet and flowline should follow the curb and gutter in the bus stop areai Place inlet in cwb
not drive lane arca.
C-4 . The flowlines across the crosspans shall be in the center of the pan. A 4' pan can be used as
long as the invert is max 1" and provides adequate capacrty which should be shown inthe
drainage report,
C-4 Eastenr most leg of storm sewer along ftontage road is shown at 1 5", minimum is I 8".
. C-4 The electric line is shown relocated into the adjacent private property. Is there an approved' easement there? If not place line in newTimberline Roost property easement.
C-4 Note 4 should refer to Xcel not Holy Cross.
C-5 This sheet shall be included as apart of the Final Drainage Report'
C-5 Siorm sewer labels need to be updated.
X'rontage Road Improvement Plan Comments
1. Narrow the shoulder on the north side to 4?.
2. Plans shall be updated and coordinated with Timberline Roost Civil plans. The driveway entoances, bus
pull -oul and storm sewer are designed di-fferently.
3. Provide a grading plan. Show that a ditch is able to be maintained between the Frontage Rd. and I-70.
^ Provide a guardrail if wananted by CDOT.
! 4, Provide dr-ainage report or coordinate all drainage in one report with site drainage report submittal.
5. Provide storm sewer rim and inverts ou plan. Provide pipe length and slope on plans. Provide storn
sewer profile. Most of this information is provided on the civil plans for the lodge, however they need
to be coordinated,
6. Provide sections at 50' intervals and typical pavernent seotion and details. Pavement design shall be
approved by CDOT.
7. This set shouldbe rnade a part of the Building Pelmit package.
8. A CDOT access permit shall be reqrrired to be approved prior to Civil PIan approval. Please pmvide a
copy.
QONDITIONS Otr' APPROVAL (To be comnleted n{ior to Fuildine Permit Annroval or as 4pted)
1. The Utility Signature block is only lequired on the tifle page aud shall have all utility's sipatures.
2. Approvals ftom all impacted properfy owners shall be obtained, whe,re necessary. Recorded
easementVpermits/leases will be required prior to conshuction.
3. Al1 construction staging issues shall be resolved prior to consiruction including staging, phasing, access,
schedules, traffic control, emergsncy access, parking, loading and delivery, etc.. .
4. A Rowrutility permit shall be obtained and approved by the Town of Vail and CDOT prior to
commencing any conshuction within public Right of Way.
5, All irnprnveixents within CDOT ROW shallbe approved by CDOT including all Frontage Rd
improvements and Iandscap ing.
6. Prior to approval of an Excavation permit a shoring and excavation plan shall be submitted iacluding;
ficavation phasing, engineered stroring plaus with plan, profile and cross sections. Cross Sections and
o
flans shali include
"II
rxr?rng conflicts (i.e. utilities). A"V *nori"Sitnio CDOT ROW will require
approval from CDOT, Any shoring within the Vail public ROW will require Town of Vail approval and
a revocable ROW permil
7. The S. Frontage Rd. improvements shown shall include necessary lighting/inigation/signage.
8. An easement shall be provided at the Northwest corner of the property to provide for the existing
encroacbment ofthe roadway, drainage and snow storage. This shall include the existing asphalt and
shoulder area and a 5' buffer area for snow storage and guardrail. This easement shall be recorded prior
ro TCO
9. The pedestrian connection between the bus stop and Meadow Ridge Rd' shall be within a dedicated
Public access e asemert, This can be dedicated in conjunction with the drainage easement in this area,
however the 10' proposed drainage easement should be widened to accommodate the walk plus a 2' '
buffer and also be named as d general utility, drainage, pedestrian access easement. .This easement shall
be recorded prior to TCO
10. The proposed landscape plan seems very.aggressive, the density ofevergreen trees, may be unrealistic
and will have to be moved further back from the proposed public walks so they do not become a
maintenance issue.
11. The developer shall be assessed a traffic impact fee of$6500 per net increase peak hour vehicular trip.
Portions trf this fee may be offset by trafific irirprovernents made to the S. Frorttage Rd. to specifically
include S. Frontage Rd. roadway widening, S. Frontage Rd. sidewalk improvements, and the
constuction of a Transit stop. The taffic analysis dated7D0l06 indicates that the net increase in peak
hour vehicular trips is 28, therefore a fee of $ 182,000 shall be assessed.
12. Plan Comments:
C-l Sheet C-l has a miscellaneous 4' dimeusion that does not apply.C-l Label (2) compact spaces onLevel G2.
C-10 Provide additioaal lslsining v.all details/typical section for each mtrlti-tier type walls. Wall
designs shall include design assumptions (0 , 7, surcharge pressure where applicable, etc...)
and design calculations.
C-l0 All public improvementconffete shall be 21000 psi with 1.5 lbs/cy of fiter mesh.
C-l 0 All public improvement walks shall be 6" of ooncrete on top of 6" of class 6 base and poured
separate from the curb and gufier.
C-10 Control joints shalt be ever y 10' and expansion every 150' and at curb rstun$ and at existing
. stuctures.
C-10 Use CDOT ADA ramp detail with truncated domes.
C-12 Provide survey eonfrol bencbnark location in Town of Vail General Note #31.
Design Review Board
ACTIOH FORI,!
Department of Community Development
75 South Frontage Road, Yall, Colorado 81657
tel:970.479.2139 fax:97O.479,2452
web: www.vailgov,rcrn
Project Name: TIMBERLINE ART IN PUBLIC PLACES
Project Description:
Parcel Number:
Comments:
DRB Number: DR8060549
FINAL APPROVAL FOR PUBLIC ART TO THE TIMBERLINE LODGE PROJECT. BUS SHELTER TO
REPLACE STANDARD TOV BUS SHELTER.
Pafticipants:
OWNER TIMBERLINE ROOST LODGE LLC T210512006
12 VAIL RD
VAIL
co 81657
APPLICANT TOWN OF VAIL ART IN PUBLIC 1210512006 Phone:479-2344
1309 ELKHORN DR.
VAIL
co 81657
ProjectAddress: 1783 N FRONTAGE RD WESTVAIL Location: THE ROOST LODGE
I f-eeaf Description: Lot: 9, 1 Block Subdivision: BUFFER CREEK RESUB
2103-123-0200-1
No vote requrired
Motion By:
Second By:
Vote:
Conditions:
BOARD/STAFF ACTION
Action: CONCEPT
Date of Approvah
Cond; B
(PLAN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s).
Cond: 0
(PLAN): DRB approval does not constitute a permit for building. Please consult with
Town of Vail Building personnel prior to construction activities.
Cond: 201
DRB approval shall not become valid for 20 days following the date of approval.
Cond: 202
Approval of this project shall lapse and become void one (1) year following the date
of final approval, unless a building permit is issued and construction is commenced
and is diligently pursued toward completion.
Cond: 113
All development applications submitted to the Town after the effective date of
Ordinance 26, Series 2006 shall be subject to the pending employee housing
ot""o, however, that if
the Town fails to adopt the pending employee housing regulations by April L5' 2QQ7 'this Ordinance shall not apply to such development applications'
O Planner: George Ruther DRB Fee Paid: $O.OO
o
A pplication for Design Review
New Constructioe
Department of Community Development
75 South Frontage Road, Vail, Colorado 81557
telt 970j792128 fax: 97O.479.2452
web: www.vailgov.com
Location of the Proposal: tot: 1 - l&bct suuoiuirion' $u4fzl. c C..--o-K
Physical Address:
General Information:
All projects requiring clesign review must receive apprwal prior to submitting a building permit application' ?lease
refer to the submittal requirements for the particular approval that is requested. An application for Design Review
cannot be accepted untii all required information is received by the Community Development Departfient' The
pio:.ct tuy also need to be reviewed by the Town Council and/or the Planning and Environmental Commission'
lj"Sign .eiri"*" approval l"pu". nlo! i Uuilding permit is issued and construclion commences within
one year of the aPProval.
parcetNo.: 4f A3 (a3 OZSO / (@ntactEasleCo.
Name(s) of Owner(s):
Mailing Address:
Owner(s) Signature(s):
--.1-Name of APPlicant -!
:1i:tr
Mailing Address:
E-mail Address:
Type of Review and Fee:
tr Signs
Conceptual Review
New C.onstruction
Addition
Minor Alteration
(multi-fa mi lylcommercial)
Minor Alteration
(si ngle-family/duPlex)
changes to Approved Plans
Separation Request
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$50 Plus $1.00 per square foot oftotal sign area'
No Fee
$650 For construction of a new building or demo/rebuild'
F00 'ror
in aodition where square-fobtag:.lt td9+i9 anv residential or
commercial building (includes 250 adclitions & interior conversions)'
$250 Foi tino, changes-to buildings and site impro'vements' such as'
re-roofing, painting, windoiv additions, landscaping' fences and
retaining walls, etc.
$20 For min6r changes to buildings and.site improvements' such as'
re-roofing, painting, winclow additions, landscaping' fences and
retaining walls, etc'
$20 loi i"uitiont to plans already approved by Planning staff or the
Design Review Boarcl.
No Fee
Description of the Request:
Assessor at 970'328-8640 for parcel no')
For Office Use OnlY:
Fee Paid: vltl}iueP check No':---.- BY:obort"/
Karl Kruen"tOr"hitect+Artist
P.O. Box 8332
Avon Colorado 81620
Ph/Fx (970) 748-1504
Bus Shelter at Timberline Lodge
Preliminary Bus Shelter Design
December 2,2006
Project Description: The attached drawings and model describe the preliminary design of a unique bus
shelter conceived to address the Art in Public Place (AIPP) requirement as well as to address the need
for a bus shelter in the redevelopment of the parcel currently occupied by the Roost Lodge. The concept
of the bus shelter came literally from the name of the 'Timberline Lodge" and was designed to simply
evoke abstracted images of tree and forest- the materials of which the shelter would be constructed.
The columns supporting the roof are off-plumb to evoke the natural disposition of trees in both
pine and aspen forests where trees in various stages of life do not remain perfectly vertical. The
columns exceed the height of the roof to accentuate the reading of the columns as trees whose
central trunk pierces the canopy of leaves rather than terminating under the leaves. The three-
sided wind screen also employs an infill pattern mimicking simplified branches that function to
support and brace plexi-glass panels.
The windscreen is suspended from three of the columns and is not visually connected to the roof
or slab in order to avoid the reading of shelter as a conventionally constructed house. This
"decomposition" of the wall element from the columns, roof and ground plane allows the
architectural elements to remain fragmented as an interpretation of the seeming disorder of
nature.
Bus Shelter Size and Function: The shelter is designed to be roughly the same size as Vail's prototype
bus shelter: roughly 9 -0" x 9'-0" inside plan dimensions and 7 -6" to 9'-6" ceiling height.
The shelter is designed to protect occupants from prevailing winds from the Northwest with wood framed
plexi-glass panels on three sides. The shelter's wind screen also conveniently allows seating facing the
arrival direction of the bus and conversely allows the bus driver to see people waiting for the bus from the
approach heading west on the north frontage road.
The wind screen will be raised off the concrete slab in order to allow rapid cleaning and to keep trash and
leaves from collecting in the protected area. The wood columns are elevated off the slab by concrete
piers for aesthetic affect and to isolate the wood from the deteriorating effects of rain and snow
Preliminary Construction Materials / Methods: This project will require the services of a professional
structural engineer. All information below is subject to change based on engineering analysis. The
project will also comply with the American with Disabilities Act via conforming to the ANSI A1 17.1-1998
Slab: The slab will likely be 4"-6" reinforced concrete with a turn-down at perimeter and may
incorporate an integral color or stain to differentiate it from the adjacent concrete of the sidewalk.
There may also be a pattern stamped into the concrete related to the timber theme
Retaining wall: The retaining wall originally was designed by the project Architect of the
Timberline Lodge and Condominiums to hold up proposed grading nearthe bus shelter using the
stacked block type incorporating geo-grid tie back. ln this scheme the wall is depicted as a cast
in place concrete wall. As concrete it may also employ an integral color and surface texture to
match or complement the bus shelter slab and would allow optional step lights to be cast into the
wall. The wall could also conceal a niche for a trash can and/or newspaper box.
Base for columns: 10" or 12' O.D round smooth concrete piers will pierce the concrete slab at
the particular angle of each column. The concrete piers are envisioned to come above the slab
18"-24" andnaue cafr,in them a steel knife plate designed ,o l,u" the wood columns of the
same diameter. The knife plate and bolts would be designed to be visible.
Cofumns: 10" or 12" O.D. round smooth columns (tapered as the go up if possible) will be
attached to concrete bases via a steel knife plate. The wind screen and roof in turn will be
attached to the columns by visible bolted connections. The wood columns, wind screen and roof
members will likely be protected with a durable semi-transparent stain.
Wind Screen: The wind screen will likely be constructed of a 6x6 wood frame and 6x6 and 4x4
plumb and diagonal inset bracing. The wood frame will likely employ embedded knife plate
connections with exposed bolts in keeping the with pier /column connections. The attachment of
the plexi-glass panels will be towards the inside surface of the wind screen to allow the "branch
like" bracing to show clearly from the outside. For easy installation and replacement the plexi-
glass wilf be mounted between 2fl. glazing stops in (4) rectangular panels 6'-0" tall and varying
widths rather than be cut to the custom triangles formed by the bracing. The plexi-glass will be
Lexan MR-S, the same type and thickness used by the Town of Vail for bus shelters.
Roof: The roof will likely be composed of seemingly random layout of 6x8 beams and 6xG
purloins as structure. One option may be to employ a corrugated or structural translucent material
over the structural "branches" to allow sunllght to penetrate during the day and create an
interesting illuminated roof element at night. Visible flashing details in a translucent roof could be
difficult to detail at the column penetrations. Another option is to use T&G wood decking over the
structural members with conventional asphalt shingle or built up roof roofing. Flashing around the
columns using these roofing systems could easily be accomplished by off-the-shelf flashings
made for round HVAC vent and flue roof penetrations. The tops of the columns will reouire some
sort of flashing or water proofing to preserve the wood.
Bench: The bench will likely be a 4x14 beam or be built-up of gapped 2xG materials to finish out
to a 5112"x 14" seat. The bench will likely be directly supported by aftachment to the columns and
will be ADA accessible
Signage/Schedule: There are opportunities for signage on the primary column or along the front
edge of the roof or possibly on the retaining wall. Bus schedules and or a bulletin board have not
been addressed by this preliminary model but could be incorporated.
Lighting: Power will likely be readily available from the adjacent lodge building. With either the
translucent roof or the opaque roof a well placed up-light under the roof would create an
unobtrusive glow during dark hours. As mentioned previously step lights may also be cast into
the retaining wall for safety lighting of the walking surface.
Ski Storage: lf required, ski storage may be accomplished by devising broad metal pegs (2"
diameter x 6" long ) that can be anchored into the concrete wall 30" above the sidewalk that
would serve to keep several pairs of skis upright and out of the way of pedestrian traffic.
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MHrcHLINE\U sFoFbs E enbBFEainmgnb
Town of Vail Planning Commission
Town of Vail
75 South Frontage Road
Vail, Colorado 81657
Town of Vail Planning Commission,
I am witing in full support of the proposed Timberline/Roost project currently under
consideration at the West Vail site of The Roost Hotel. This project is "Right" for so
many reasons, the least of which is the overall economic benefit to our town.
There is a strong and underserved need for affordable hotels in the Valley and more so in
Vail proper. Much of the mid to lower end bed base is utilized by the younger
generations and families who heavily attend special events, ski and ride, dine and spend
with local merchants. We cannot afford to lose this economical bed base which the
renovated Roost will continue to serve in a new and improved fashion. This is keeping
current and potential customers at Vail's doorstep. This tier ofproduct is truly critical to
rounding out the lodging and condo mix in Vail.
As a Vail business owner for over ten years, I fully support the proposed
Timberline/Roost and am conf,tdent that the TOV Planning Commission will do the same.
Do the right thing and get behind this well thought out project. I encourage you to not let
the vocal minority control the process and ultimately the much needed benefits the
Timberline/Roost Lodge will deliver to our community!
Regards,=Y4
Jeff BrausclF)/
PresidenVCEO "
Highline Sports & Entertainment, Inc.
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TIUBERLINE
.lanuar_y I ti, 200i
Frcd I lgslur":
liaple R ircr l\rattr (t Sanrtiltxln Dlstnct
li,l(r For est Rolrl
\ja;1. {lO l{ 165?
RFi: Tinrlxrline l-odgr (formcr "Roost Lodge")
l?91 N. Frortrrge Roarl
l)r:rrr l rctl:
'lhrs lctttr s(r\'*s t(t clarily r f'ew ol'tht' rssucs rt'garding rvdlcr xnrl J(:wcr {ap ltcs tirat lr,e
rhJ,uusscd durrng our nreeling rrn Janrrurl. 17, 2tXl?-
I ht aholc rcfcrcnced proJ^*rl.-r. has ulryt\..s bcrtt. sr:re its a nerllirrn rnto thc 'lbrrn of \iarl- .ri.rncrl
Prrhhr; .\econrm(ldation {"PA"). [! rvu: rclaoned to l\hlrc Acuonrme{r tion , ] ("lA-2") il
f r':lrrtnrry uf lf)tXr. I his chancc in roning tfid not atlecr itcrrrs rur.:h ls u.*-'. setbtcks, hcight.
(lc:r{rrv. sllc t'dr'{ru*e. or parlinl:. [l thd, lrorvever. aliorrl thc projcct thc rrghl to tncludc iitll
sitrlrr:n iirr;rl;lruii t lthin tlre irccotrtrrrorlatron units.
ll i, ulr arnd{tJltndtng tbat the inulusion o[ lirlehen i'aaililirs ,,vithrn thc sccommodation rrnits
:lrav aih.'r;t ottr tap fees andior lrn.rnthlv rvrlcr and se*er hillings. I wr-ruld ask lhal yrrLr pl,.: rt'
,-lrrrii-v lu nrr:. In $.ntrng. €xtctly ho$ rlr,: wrll hc chaqled til thr'rtj surviccs.
r\s ptrttt:isc'd rlurtttr our :rrccliltg. I nill scn<l vuu clt:etronic l'l)F lile'; trl'lhr: proposed hurlding'i
ti<xrt plans ::rr:rl rrlr plan I'ru your levrerv. l{ ."-l.11 hlrc any questiotrr, i}r u{Jflc(rns. plralse contact
rne .l:rcctll' al ( 97{l) .li-b-1{91.
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COLORADO DEPARTMENT OF TRANSPORTATION
STATE HIGHWAY ACCESS PERMIT
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MUNICIPALITY OR COUNTY AFPROVAL
Required only ,A'hen lh: aq_pr"prEt" l*1 ="th"1qtt,l]ns issuing authontv
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@a9feestotheterfn$andcondition33ndreferencedettachmenlscontaifled
ll{jrein- All construction shall be com0leted in an expeditiaus and safe manner nd shall be finished within 45 days from
lnitiation Th{: pennitted 3ccess shall be completed in ;rr,r:ordance with the terms and canditinns of the perlrlil Fnor to
lreing ,.rsed.
The permittee ehall notify .-_-.-....- --.Fr-ian Killian ',yilh rhe coiofado gepartment of Tran6Portation. lelephone
nbr. (97O) Z4A-72g3 at lG6st 48 hours prior to comm€ncing construciion within the State Highway right'of'Ytay.
'ljepclE:]n:i0ninqa6:l'!eFermitleerr.'siiJgi.t.Jcwfrr0r|ego|repre5efnl!ve''J|l..eprc;')1J|ivsErvb!a.repi ll"€ F+irfl d ar)d rlt lcrns An{t :Or,ililarg
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COLORADO DEPARTMENT OF TRANSPORTATION
STATE HIGHWAY ACCESS PERMIT
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Dth6r t,en'ns and c,:nOlions:
MUNICIFALITY OR GOUNTY APPROVAL
Rsquired only evhen the apprDpdnte locaf authority retains issulng authoiity.
iy
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Upon tne signing of this permit lhe pcrmiltee .rgfce$ to th€ terrns and conditions and felerenced att'achments contain€d
irerein. Ail (;{)nsl.uctiofl shalt be comdeted in an erpeditioirs and sirfe rnarrner;rrrd shall be nni$hed withtn 45 days ftom
InitiarlDn The permitied access sh.ill be coBtpleted in accordance with the terms and conditions of tha pcrmit prror !o
uclfiQ usga_
Th€ permittee shatt notify Brian Kallia|| .- . - .* with lhe Colorado o€partmonl ol Transpottation, telephone
nfrr. ..(970) 24A-7293 at least 48 hours p.ior to commencing conslructaon within the State Highway right-ot-w*y.
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Fermrtt€e Pnni€d Name:
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Thrs germit is not valid Lrntil signed by a i[ily iulhof iretl rrtDr6senti][!'e ot lhe Departfilenl.
COI.ORAI]O OEPARTfulENT OF TRANSPOR'I'AI IC!N
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COOT For'n fl01 8t9f,
Ow0rven
Departrnmt of Communiry DnehPment
75 South Frontdge Road
Vail, Coloralo 81657
970-479-2138
FAX 970-479-2452
ututw. uailgot com
March 8,2007
Greg Gastineau
Timberline Roost Lodge, LLC
12 Vail Road, Suite 600
Vail, Colorado 81657
Re: Timberline Roost Lodge Building Permit Review
Dear Greg,
I have completed my review of the buitdingpermit set ofplans (807-0016) on behalf of
the Planning Team- Based upon my revi"* ortn" plans, I have denied your request for
the issuance of a building per-it at this time. Please address the following issues:
o Title sheet - Please identiff the location of the one additional limited service
lodgeunit (101 to 102)
r A- I . 0 - Area added at east end of parking structure . . .both levels . What is this?
r Please identis the location of the three required employee housing units on the
building permit set of Plans.o A-4.0 - Provide specifications for all exterior materials and note the specs on the
plans.
. A-4.0 - Window openings change? changes to exterior plans (DRB application
req'd)
o A-4.1 - Elimination of windows? Changes to exterior plans (DRB application
req'd)
t A-4.2- Changes to exterior plans (DRB application req'd)
. . T-l - pull all retaining walls back a minimum of 2 feet from the property lines
o L-l - per Town of Vail DRB approval all evergreen trees shall be increased to
15'- 18'tall.
r Please see notes on redlined building permit set of plans, dated March 8,20Oi -
Fftt c0Pr
{p rnoctto uto
, '"1:l iJli
Upon receipt of this letter please contact me so that we can schedule a mutually
convenient time to meet andgo over the revisions required on the plans. You can reach
me most easily at (970) 479-2145.
Sincerelv.
fJ,*r-Q,^*t'*,
George Ruther, AICP
Chief of Planning
Town of Vail
C&,rm,F lY gEt|El-CFl.EtEl
Design Review Soand
ACTIO]T FORT,T
DepartrBent of Cornmunity Development
75 Sauth Frontage Road, Vail, Colorado E1657
tel:970.479.2139 fax:9?0.479.2452
web: wwr.vailgnv"csm
Project Name: TIMBERUNE LODGE CHANGE
Project Description:
Participants:
OWNER
12 VAIL RD
VAIL
co 816s7
APPUCANT GREG GASTINEAU
DRB Number: DRB070009
FINAL APPROVAL FOR A CHANGE TO THE APPROVED PLANS TO THE TIMBERUNE LODGE
REDEVELOPMENT PROJECT (FORMER ROOST LODGE), TO RELOCATE RECREATIONAL
AMMENMES INTO THE FRONT SETBACK. THIS APUCANON ALSO INCLUDED CHANGES TO
THE I.ANDSCAPE PLAN.
TTMBERUNE ROOST LODGE LLC 0rl Lsl2007
o
TH
Proiect Addr€ss:
E ROOST LODGE
Legal Description:
Parcel Number:
Comments:
0Il I5l2O07 Phone: 476-4593
12 VAIL RD
STE 600
VAIL
co 81657
1783 N FRONTAGE RD WEST VAIL Location:
Lot: 9, 1 Blockr Subdivision: BUFFERCREEK RESUB
2103-123-0200-1
See Conditions
BOARD/STAFF ACTION
Motion By:
Second By:
Vote:
Conditions:
Dunning
Dantas
3-0-0
Action: APPROVED
Date of Approval= 031O712007
Cond:8
(PLAN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s).
Cond: 0
(PLAN): DRB approval does not constitute a permit for building. Please consult with
Town of Vail Building personnel prior to construction activities.
C.ond: 201
DRB approval shall not become valid for 20 days following the date of approval.
Cond: 202
Approval of this p@ect shall lapse and become void one (1) year following the date
of final approval, unless a building permit is issued and construction is commenced
ana is aitigf, pursued toward comptetion.
Cond: 113
All development applications submitted to the Town after the effective date of
Ordinance 26, Series 2006 shall be subjectto the pending employee housing
regulations in whatever form they are finally adopted; provided, hourever, that if
the Town fails to adopt the pending employee housing regulations by April L5, 2407,
this Ordinance shall not apply to such development applications.
Cond: CON0008739
The applicant shall replace any landscaping removed from the CDOT North Frontage
Road right-of-way, used to screen the hot tub area, due to improvements made to the
road in the future. The goal of any replacement landscaping shall be to screen the
hot tub area from the North Frontage Road.
Planner: Warren Campbell DRB Fee Paid: $20.00
ilnges To The Approvea0"nt
Application for Design Review
Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
tel: 970.479.2128 tax: 970.479.7452
web: www.vailgov.com
General Information:
All projects requiring design review must receive approval prior to submitting a building permit application. Please
refer to the submittal requirements for tre particular approval that is requested. An application for Design Review
cannot be accepted until all required information is received by the Community Development Department. The
project may also need to be reviewed by the Town Council and/or the Planning and Environmenfal Commission.
Design rcview approval lapses unless a building permit is issued and construction commences within
one year of the approval.
.A0?r/tcrkr.lf t5 E@lLtNl2 *fP0€nt(/'t0 E€Lr5CX{tdDescription of the Requestr
Location of the Proposal: t-ot: dl-t?ebck:- Subdivision:
t)
#o
.-J
c
o
o
4
Name(s) of owner(s): -T]M@Pu|\tb gro{f \,€D@rt,\l.
Mailing Address:
Owner(s) Signature(s):
Name of Applicant:@+aG
Mailing Address:30.rtr^616+d€\t6
(Contact Eagle Co. Assessor at 970-328-8640 for parcel no.)
Physical Address:
Parcel No.:
Zoning:
?-\w- l@ -aL80 -
Phone:
Fax:E-mail Address:
Tvpy'of Review and Fee:'7
d Changes to Approved Plans
Submattal Requirements:
3 Sets of Plans Addressing Project Changes
Signature of Homeowner(s) or Association
110.4-1k. t40?
$20 For revisions to plans already approved by Planning Staff or the
Design Review Board.
JAN 12 200t
I/l{
ilaurlello Planning Group
Mav 19.2006
Dear Neighbor:
As a neighbor to the current Roost Lodge property and the site of the proposed
Timberline Lodge, we wanted to inform you that revised plans for the site will be
submitted to the Town of Vail Community Development Department on May 22nd. We
will provide the Town with an extra set of plans that will be available for you to review at
the Community Development office.
We anticipate that the Timberline Lodge will be presented to the Planning and
Environmental Commission on Monday, June 12, 2006 as a worksession. The purpose of
the worksession is to introduce the PEC to the revised design, and to identifu and discuss
any aspects of the project that they feel require further investigation. There will be no
final vote on the project at this meeting.
We would like to take this opponunity to give you a brief update on what we, and our
design team, have been doing over the past several months. We have heard the concems
voiced about the project from several ofyou and from the Planning and Environmental
Commission members. With those issues in mind, we have worked very hard to modifu
the design to respond to as many ofyour concerns as possible. Set forth below is a brief
summary of some of the key changes made to the plan:
r The proposed development has been reduced from 126 hotel rooms, 37
condominiums, and 3 employee housing units to 98 hotel rooms, 29
condominiums, and 2 employee housing units.
o The overall height ofthe building has also been reduced. The building is now
three stories tall at both the east and west ends. and four stories tall at the center.
. A significant portion of the west half of the building now has a flat roof which
further lowers the height of the building and creates additional architectural
interest.
r The amount of retaining walls on the site has also been reduced, especially in
those areas adiacent to Meadow Ridse Road.
The project remains in compliance with all aspects of the Town of Vail's PA-2 zonng
regulations, including height, density, site coverage, setbacks, and landscape coverage.
We believe that these changes respond to the comments we heard at the last public
hearing and hope that you will agree. We look forward to an opportunity to discuss the
revised plans with you. Please feel free to contact the developers directly via email if you
are interested in meeting to review the project in greater detail. Kevin Deighan can be
reached at deishanone@aol.com, and Greg Gastineau can be reached at
gre g(@timberlinere.com.
Sincerelv.
,fi ill t f]
ffiLLt"rulx-s*
Dominic F. Mauriello, AICP
Principal
MEMORANDUM
TO: Vail Town Council
FROM: Community Development Department
DATE: April4,2006
SUBJECT: Presentation on Determining Compliance with the Town's Building Height
Regulations
I. PURPOSE
The Vail Town Council requested that staff prepare a presentation demonstrating how
building height is calculated pursuant to the Town's building height regulations. This
request was made in response to concerns that recent applications for development
review were "stretching the intent of the regulationd', and if left unaddressed, buildings
could begin to"appeaf'significantly taller than the maximum building heights allowed in
the various zone districts.
The purpose of this presentation is to:
A. Provide the Council with a history of the Town's building height regulations.
B. Educate the Council on how compliance with building height is determined.
C. Allow Council to direct staff on next steps, if any, for pursuing changes to the Town's
building height policy.
II. BACKGROUND
On June 19, 1973, the Vail Town Council approved Ordinance No.8, Series of 1973, an
ordinance establishing comprehensive zoning regulations for the Town of Vail. Pursuant to
Ordinance No. 8, Series of 1973, in part, "heighf was defined as,
"The vertical distance betvveen the averaqe qrade of a structure and the highest point
of the structure, orta the coping of a flat roof, to the deck line of a mansard roof, or to
the highest ridge of a sloping roof."
ln addition, "grade, or average grade" was defined as,
"The average of the finished ground level at the midpoint of each of the exterior walls
of the structure, excluding walls 20 feet or /ess rn length, provided that distance
between the grade and the finished ground elevation at the lowest point adjoining the
structure shall not exceed by more than 25 percent the height limit of the district in
the structure is located."
On November 18, 1980, the Vail Town Council approved Ordinance No. 37, Series of 1980,
an ordinance amending the Zoning Regulations of the Town of Vail and providing for new
definitions of various terms. In part, Ordinance No. 37 provided for new building height
standards. According to Ordinance No. 37, the following terms were defined,
Grade, Existing - The existing grade shall be the existing or natural topography of a
site prior to construction.
Grade, Finished - The finished grade shall be the grade proposed upon completion
of the project.
Height - The distance measured vertically, from the existing or finished grade
(whichever is more restrictive), at any given point to the top of a flat roof, or mansard
roof or to the highest ridge line of a sloping roof.
Note - The exceptions to the height limits was repealed and a statement acknovvledging the presence of the
' was added to the Commercial
Core | (Vail Village) and Commercial Core ll (Lionshead) zone districts.
On December 21 , 1993, the Vail Town Council approved Ordinance No. 33, Series of
1993, an ordinance repealing and re-enacting two section of the Vail Town Code.
According to Ordinance No. 33, the express purpose of the amendments was, in part, to
"ctarify and make more effective the definition of height'. Pursuant to Ordinance No. 33,
the definition of height was amended to read as follows,
"The distance measured vertically from any point on a proposed or existing roof
or eave or finished grade (whichever is more restrictive) located directly below
said point of the roof or eave. Within any building footprint, height shall be
measured vertically from any point on a proposed or existing roof to the existing
grade directly below said point on a proposed or existing roof."
The text amendments approved pursuant to Ordinance No. 33 were a result of an
appeal heard before the Planning and Environmental Commission on April 12' 1993'
While the Commission unanimously (6-0-0) upheld the administrative actions of the
Community Development Department, a recomrnendation was made that further clarity
should be added to the definition of building height through the inclusion of the following
statement.
"Within any building footprint, height shall be measured vertically from any point
on a proposed or existing roof to the existing grade directly below said point on a
proposed or existing roof
According to the Town's files and Zoning Regulations, the definition of building height
has remained unchanged since 1993. Further, the procedures used by staff for
calculating building height to determine compliance with the zoning regulations, have
also remained unchanged. The intent of the of Town's building height regulations is to
encourage the layout of the building follows the natural topography of the site.
STAFF RECOMMENDATIONilr.
There are several options the Council could pursue should it be determined that the
Town's building height policies needs to change. The purpose of this section of the
memorandum is to briefly summarize the options for further consideration.
1) Direct staff to pursue and evaluate new methods for calculating building height. For
example, the points at which building height measurements are calculated could be
redefined or a standardized methodology for determining existing grade could be
established.
2) Direct staff to amend or eliminate the definition of "existing grade". As presently
defined, existing grade refers to the existing (ie, prior to construction) topographic
conditions of the development site.
3) Direct staff to amend the definition of building height to include a qualitative
statement regarding the intent of the Town's adopted building height regulations.
This option would be similar to the way building height and the resulting buiHing
designs are addressed in Lionshead Architectural Design Guidelines.
4) Take no action at this time
Of the four options outlined above, staff recommends a combination of Options 1 and 3.
Staff recommends that the Town Council adopts a standardize process for re-
estabfishing existing grade, as defined in Section 12-2-2 of the Zoning Regulations and
amends the definition of "height' to include a qualitative design standard which shall be
met in addition to the already prescribed quantitative standard. A similar provision
already exists within the Town's adopted Zoning Regulations. For instance, pursuant to
the Lionshead Redevelopment Master Plan, a standardize process for re-establishing
existing grade (ie, interpolated grade) and a qualitative design standard have been
established. In the Lionshead Mixed Use I and ll zone districts, "interpolated qrade" is
defined as,
"The re-established topographic conditions of a developmenf sife expressed r'n
two foot (2') contour intervals and determined by connecting surueyed spot
elevations located at ten foot (10') interuals around the perimeter of a property
boundary and used in the determination of maximum allowable building heigh,"
and, a qualitative design standard referring to how a roof on a building shall look
regardless of compliance with the quantitative development standard (ie, 82.5 feet
max.lTl foot ave.). According to Section 12-7H-11, Height and Bulk, Vail Town Gode
and Chapter 8, Architectural Design Guidelines, Lionshead Redevelopment Master Plan,
respectively,
"Buildings shall have a maximum average building height of seventy one feet
(71) with a maximum height of 82.5 feet, as further defined by the Lionshead
redevelopment master plan. All development shall comply with the design
guidelines and standards found in the Lionshead redevelopment master plan.
Flexibility with the standard, as incorporated in the Lionshead redevelopment
master plan, shatl be afforded to redevelopment projects which meet the intent of
design guidelines, as reviewed and approved by the design review board."
and.
"ln addition, regardless of final building height, buildings shall avoid monotonous,
unbroken ridge lines, and shall provide visual interest through lhe use of varied
peak heights, roof forms, gables, and other appropiate architectural techniques;'
Staff believes that a similar approach to building design and the arranging of bulk and
mass on a development site can be taken to effectively prevent the potential abuses of
the Town's current building height policies. Again, as presently adopted, the intent of
Town's buibing height regulations is to encourage the layout of buildings to follow the
natural topography of the site. In staffs opinion, the present building height regulations
are fair and effective when both the quantitative AND qualitative standards are properly
applied.
?{".
Floor Area: The suro of the gross hori,zcntal areas of all floors of
a builciing, i.ncluding habitpJoLe or ltseable penthouses, areas belo'v
gror:nd u'hi-ch are habitable, and attj.c spacer but not including
uninhabita.ble or r.inuseable areas below ground or in attics, and
not j-ncluding areas designed for parking or loading rvlthin the
buildine.
Floor Area, Gross Residential: The total floor area rviihi-n the enclosing
wa1]s of dwe1ling r:nits or acccnnpdations units, including closets,
service areas, and interior salls within the units, but excltidj-ng
balcot:ies, halhvays, coriclors, stainrells, garages, ald service area^s
outsirie the dr,ve1l1ng unit or acccnnrrdation unit enclosures, and
uninhabitabl.e heatiug or mecharical equipnent areas.
Crracle , or Average
at the midpoint of
Grade: The average of the flnished grorurd leve1
each of the exterior rra11s of a structure, excludi.ng
[-n*r*n.,
I
I ana tne
I to. tbe
t^t_*'
wa11s 2O feet or less in length, provided that distance between the
grade and the finished ground elevation at the lorvest poi-nt afioining
the structure shall not exceed by nore thax 25 per cent the height
limit of the dlstrict in rvhich the structure is located.
Ilabitable: Any area designed for sleepitlg, living, cooking, di-ning,
neetirlg, or recreation as applied to floo:'area.
The verti,r:a1 distanee betvreen the average grade of a structuf'e
highest point of the stru.cture, or to tl:e coping of a flat locf'
deck line of a ma:rsard. ror:f, or io ti:e highest ridge of a sloping
1-10 rev.
I
z lztl otw
ORDINANCE NO. 37(Series of 1980)
ORDINANCE AMENDING
THE VAIL MUN]CI PAL
DEFINIT]ONS OF THE
CHAPTER 18 I'ZONING"
CODE; PROVTDING
FO
AREA, EXISTING GRADE, FINISHED GRADE, AND
HETGIT: PBOVIDING FOR NEW BUII,,DING EEIGIT
StTSDhnos; pRovrDrNG FoR A *TANGE To rHE
SPECIAL RESTR]CTIONS SECTION OE THE HAZARD
REGULATIONS,. PROVIDING FOR CHANGES TO THE
PERMITTED USES SECT]ON OE THE RESIDENTIAI
CLUSTER ZONE DISTRICT, THE PURPOSE AND
CONDITIONAL USES SECTION OF THE MEDII,T4
DENSTTY MULTI_FAMILY AND HIGH DENSITY
MULTI-FAIvliLY ZONE DISTRICTS, AND THE
PERMITTED USES SECTION OF TIIE PUBLIC
ACCOMMODAT IONS ZONE DISTRICT; PROVTDING
EOR CHANGES TO THE PARKING, DESIGN REVIEW,
AIID ENVIRONMENTAL IMPACT REPORT SECTIONS
PERTAINING TO THE 208 WATER QUALITY CONTROL
PLAN; PROVIDING FOR A NEW APPEAL PROCEDURE;
AND SETTING FORTH DETAILS RELATING THERETO.
WHEREAS, the Town Staff, the Planning and Environrnental
Cornmission, and the Town Councj-l of the Town of VaiI have been
discussing certain changes to the zoning Code for the last
13 months; and
WHEREAS, the purpose of these changes is to improve certain
sections of the existinq Zonino Code that are felt to be deficient;
WHEREAST the proposed amendnents to the Zoning code have been
properly considered by the Planning and Environmental Conmission
after notice was given and the recommendations of the PLanning
and Environmental Commission forwarded to the Town Council; and
WHEREAS, the Town Council is of the opinion that the zoning
code should be amended as set forth bel-ow;
AN
OF
I
1,eS
NOW, 'I}IEREFORE, BE
NAN OF VA I L, COLORADO,
I
+
i,
il .l{,r i
a<.
IT ORDAINED BY
TIIAT :
TIIE IOWN COUNCIL OF' THE
Section l. Sections 18,04.060, 18.04.130, 18.04.140, 18.04.150,
and 18.04.170 DEFINITIONS are repealed and reenacted to read as
follows:
18.04.140 CREEK OR SIREAM
"Creek" or "stream" means a body of flowing water indicated
as a "perennial stream" on the most recent U.S.G.S. topo-graphic map of the area.
I8.04.130 FLOCR AREA. GROS.S RESIDENTIAL
Gross Residential Floor Area is defined as the total Fl oor area
w ithi n the enclosing walls of a structure, including all habitable
areas, greenhouses, indoor recreational facilities, and storage
areas with a ceiling height of greater than six (5) feet six (6)
inches, excluding the following: Crawl spaces, attic areas with-
out a ceiling height of greater than six (6) feet six (6) inches,solar heating storage areas, mechanical areas, and areas designed
for parking and loading. Overlapping stairways shall only be
counted at the lowest level.
For Single Family and Two Family Residences, a maximum of 300
squarg feet per vehicle space with a maximum of 2 spaces per
dwelling unit will be allowed for enclosed garages. Thereshall also be a maximum of 50 square feet given for mechanical
areas and 25 square feet given for air locks. Any square footageover the maximum for either the garage, the mechanical areas or
air locks willbe counted as Cross Residential Ffoor Area (GRFA).
For buildings containing more than 2 dwelling units, an additional
GRFA of uo to 20olo of the allowable GRFA on the site shall be allowedfor common corridors, aommon stairways, common hallways, common
closets. lobbv areas. and enclosed common recreational facilities.
Anything in eicess of thi" 2& will be deducted from the CRFA
allowed on the site.
GRADE,EXISTING
sh al I be the exi sting or natural topography
construction.
FINISHEDGRADE,
shalt be the grade proposed upon completion
HEIGHT
I
from the existingrestrictive), at
or mansard roof or
grade or
any given
t o. the
existing g radesite prior to
finished grade
project.
-2-
roof.
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development
May 24, 1993
A request to amend Section 18.04.170 of the Zoning Code to clarify the
definition of the height ot structures.
Applicant:
Planner:
Town of Vail
Shelly Mello
I. DESCRIPTION OF THE REOUEST
Recently, the procedure for measuring the height of buildings has come into guestion. At the
April 12, 1993, appeal regarding this question, the PEC requested that the statf make some
minor changes to the definition of height, Section 18.04.170 - Height. This amendment will
not change the staff's current height measuring procedure. The existing definition for height
states:
"The distance measured vertically from, existing grade or finished grade (whichever is
more restrictive) at any given point to the top of a flat, or manslord roof or to the
highest ridge line of a sloping roof."
In response to the appeal, the staff would like to propose the following wording:
Section 18.40.170 - Heiohf
'The distance measured vertically from any point on a proposed or existing roof or
eave to the existing or finished grade (whichever is more restrictive) located directly
below said point of the roof or eave."
II. STAFF BECOMMENDATION
The staff recommends these changes in response to the direction given by the PEC. This
amendment will not change the staff's current method of calculating height.
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o MEMORANDUM
Planning and Environmental Commission
Community Development Department
April 12, 1993
Appeal of staff interpretation of the calculation of ridge height and staff
review of DRB application for the proposed primary unit on Lot 15' Block
1, Vail Potato Patch Filing #11784 Potato Patch Drive.
FROM:
DATE:
SUBJECT:
Applicant:
Appellant:
Planner:
Loper Development
Mr. and Mrs. Andy Daly and Mr. and Mrs. Wiegers
Shelly Mello
I. INTRODUCTION
The staff's interpretations of the calculation of ridge height and sta{f review of a DRB
application are being appealed to the Planning and Environmental Commission (PEC) by two
adjacent neighbors, Mr. and Mrs. Weiger and Mr. and Mrs. Daly. The Design Review Board
(DRB) approved the project on March 17, 1993. The vote was 5-0 with the one condition that
the application must meet zoning and two recommendations: 1. The applicant work with the
adjacent property owners to amend the landscape plan to include adjacent properties, and 2.
Stone be added to the lower level.
The DRB decision to approve the project was appealed by the Dalys and the Weigers. The
Town Council reviewed the DRB decision on April 6th. They voted 4-1 to overturn the DRB's
approvalbased on Section 18.54.050 - (A),(8,1X8,2)(l). (See attached guidelines.) The
appellant wishes to pursue the remaining appeals to the PEC for clarity to preserve future
rights of appeal.
All appeals of stafi interpretations are reviewed by the PEC pursuant to Section 18.66.030(4)
Appeal of Administrative Actions of the Town of Vail Zoning Code which states:
"Appeal irom any administrative action or determination by the town manager or
the zoning administrator pursuant to provisions of this title may be filed with the
planning commission by any resident or property owner within twenty days
following such action or determination. ln event of appeal, the commission,
after receiving a report from the town manager or zoning administrator, may
confirm, reverse, or modify the action o{ the town manager or the zoning
administrator. A hearing shall not be required. Failure oi the commission to act
within thirty days of the filing of an appeal shall be deemed concurrence in the
action of the town manager or the zoning administrator."
The following are the sections being appealed:
Section 18.04.170 - Heiqht
"Height" means the distance measured vertically, from the existing grade or finished
grade (whichever is more restrictive), at any given point to the top of a flat roof or
mansard roof or to the highest ridge line of a sloping roof.
Section 18.13.075 - Primarv/Secondary - Heioht
For a flat roof or mansard roof, the height of buildings shall not exceed 30 feet. For
sloping roofs, the height of buildings shall not exceed 33 feet.
Section 18.54.040 - Materials to be Submitted Procedures - Staff/DRB Procedures
The Department of Community Development shall check materials submitted for
Design Review for compliance with the applicable provisions of the zoning codes,
subdivision regulations under Section 18.54.040C. The zoning administrator may
require any additional items from the applicant as may be necessary. lf the application
is found to be in compliance with the applicable provisions of the zoning code,
subdivision regulations and Section 18.54.040C, the project shall be placed upon the
agenda for the next appropriately scheduled DRB meeting in accordance with the
required application submittal deadlines on file in the Community Development
Department. lf the application is found not to be in compliance with applicable
provisions of the zoning code and Section 18.54.040C, the applications and materials
shall be returned to the applicant with an explanation of the zoning administrator's
findings.
II. APPEALS OF SECTION 18.04.170 AND 18.13.075
The appellant feels that the stalf has been calculating height contrary to the intent of the
regulations. lt is the staff's procedure to calculate height be measuring below any given point
of the roof to existing or proposed grade, whichever is most restrictive. The appellant feels
that the maximum ridge height with the lowest point oi proposed grade should be considered
whether or not that ridge is directly above the proposed grade. In the case at hand, the point
of the ridge is located in the middle of this building. Because of this, in the staff's opinion,
there is no calculation lrom ridge to proposed grade. Staff takes the ridge elevation and
measures to the existing grade. However, height is measured from the eave to the proposed
and existing grade.
It is the intent of height calculations to control the height of buildings as they relate to the
specific topography of the site. ln most cases, the most restrictive calculation is lrom the
highest point of the ridge to the existing grade. Our method complies with the zoning code's
definition of height. The intent of the regulations is to encourage the layout of the building to
follow the existing topography of the site.
il1.sEcTtoN 18.54.040
The appellant is also appealing the staff's procedure as it relates to applications to the DRB.
ln this application, the staff was unable to complete the second GRFA check prior to the
second Design Review Board review of this project on March 17, 1993. All otherzoning
checks had been completed, but final GRFA had not been calculated again after revisions to
the drawings had been made. The staff was attempting to work with the applicant and
neighbors in an effort to accommodate changes in the project after initial application, but prior
to the second Design Review Board hearing. Drawings were submitted to the Town of Vail
the Friday prior to the Design Fleview Board hearing. Subsequent to the Design Review
Board hearing, a GRFA check was completed and the application was in fact below the
allowable GRFA. lt is Larry Eskwith's finding that since the application was found to be in
compliance with the applicable development standards prior to this hearing that this is not an
issue.
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TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
April 10,2006
A request for a final review of a major exterior alteration, pursuant to
Section 12-7J-12, Major Exterior Alterations or Modifications, Vail Town
Code, to allow for the construction of the Timberline Lodge, located at
1783 North Frontage Road/Lots 9-12, Buffehr Creek Subdivision, and
setting forth details in regard thereto. (PEC06-0012)
Applicant Timberline Roost Lodge, LLC, represented by Mauriello
Planning Group, LLC
Planner: George Ruther
il.
SUMMARY
The applicant, Timberline Roost Lodge, L.L.C., is requesting a final review of an
existing grades topographic map for Lots 9 -12, Buffehr Creek Subdivision. The
existing grades topographic map will be used by the applicant and staff to
determine compliance with building height regulations.
DESCRIPTION OF THE REQUEST
The applicant, Timberline Roost Lodge, L.L.C., is requesting a final review of an
existing grades topographic map for Lots 9 -12, Buffehr Creek Subdivision. The
existing grades topographic map will be used by the applicant and staff to
determine compliance with building height regulations.
The Planning and Environmental Commission is being asked to approve'
approve with modifications, or deny the final review of the existing grades
topographic map for Lots 9 -12 Buffehr Creek Resubdivision.
BACKGROUND
The Roost Lodge was originally constructed in the early 1970's as a motel
project. The existing lodge contains 72 hotel rooms, one dwelling unit, and a
baved surface parking lot. According to the Town's files, with the exception of
minor applications for repainting, new deck rails, reproofing, etc., the Roosl
Lodge has seen no significant modifications since its original construction.
on November 14 and 28,2OO5, the applicant appeared before the Planning &
Environmental Commission with a request to amend the text of the Public
Accommodation zone district to allow accommodation units to include kitchen
facilities. as a conditional use in the district. Upon consideration of the request,
the Commission directed staff and the applicant to prepare an amendment which
ilt.
would result in the creation of a new zone district purposefully intended to allow
a{:commodation units to include kitchen facilities in certain areas of Town.
On December 6, 2005, during the PEC/DRB update to the Vail Town Council,
staff informed the Town Council of the recent discussions with the Planning &
Environmental Commission regarding the text amendment and the creation of a
new zone district. The Town Council acknowledged that the intent of the
proposed text amendment may have merit, however, encouraged the staff and
Commission to evaluate other options. For example, the possibility of creating a
new conditional use with use specific criteria addressing the relationship of the
use to other neighboring uses and development objectives of the Town or the
elimination of the prohibition against kitchen facilities in accommodation units.
The Town Council expressed that it may be appropriate to re-evaluate the
legislative intent of the current land use policy prohibiting kitchen facilities in
accommodation units.
On December 20, 2005, the Community Development Department presented five
possible options for addressing the applicant's desire to construct a lodge
containing accommodation units with kitchen facilities. Following discussion of
the various options, the Council directed staff to prepare a text amendment to
Titf e 12, Zoning Regulations, proposing the creation of the Public
Accommodation-2 (PA-2) district.
Cin January 9, 2006, the Town of Vail Planning & Environmental Commission
held a public hearing on a text amendment application creating the Public
Accommodation-2 district and a request to fezone Lots 9-12, Buffher Creek
Resubdivision to the new PA-2 district. Upon consideration of the application'
the Commission voted 6-0-0 to forward a recommendation of approval of the text
amendment to the Vail Town Council.
on January 17,2006, the Vail Town Council held a first reading on ordinances 2
& 3, Series of 2006, creating the Public Accommodation-2 district and rezoning
the Timberline Roost Lodge development site to the new PA-2 district,
respectively. Following diicussion on each ordinance, the Town Council
approved both ordinances on first reading.
on January 18, 2006, the Town of Vail Design Review Board held a conceptual
review meeting to review the revised major exterior alteration application for the
Timberline Roost Lodge.
On February 7, 2006, the Vail Town Council approved Ordinances 2 & 3'
on February 27, 2006, the applicant appeared before the Town of Vail Planning
and Environmental Commission for a final review of a major exterior alteration
application to redevelop the Roost Lodge. Upon review of the application' the
iommission voted to table the final review of the application to a later date, at
the applicant's request.
on April 4, 2006, the community Development Department m9d1a presentation
to the Vail Town Council demonitrating how compliance with the Town's building
height regulations is determined. Following the presentationby staff, the Town
Council directed staff to prepare an amendment to the Zoning Regulations further
clarifying the intent of the Town's building height regulations.
request changes to the methods used to determine building,
The Council did not
however.
tv.
The Community Development Department recommends that the Planning and
Environmental Commission approves the final review of an existing grades
topographic map of Lots 9 -12, Buffehr Creek Subdivision. The existing grades
topographic map will be used by the applicant and staff to determine cornpliance
with building height regulations.
Should the Planning and Environmental Commission choose approve this
request, the Department of Community Development recommends the
Commission passes the following motion:
"The Planning and Environmental Commission approves the final review
of an existing grades topographic map for Lofs I -12, Buffehr Creek
Subdivision."
Should the Planning and Environmental Commission choose to approve this
request, the Department of Community Development recommends the Town
Commission makes the following findings:
"Based upon the review of the Roost Lodge Existing Grades Topographic
Map dated April 10, 2006, and the evidence and testimony presented, the
Planning and Environmental Commission finds:
"That the applicant has proven to the satisfaction of the Commission that
tfie Roosf Lodge Existing Grades Topographic Map is an accurate
interpretation of the topographic conditions of the development site prior
to construction. The Map shall be utilized by the Community
Development Department to determine compliance with the Town's
adopted building height regulations."
Apr-IO-OE 09:4lA
l{gvlrAnE' M, Ftc(rNe ill
loo Lor|cvtEw LrNl
JoHxsroqr . Pa t 5905
April l0,?005
Plstrnhg rltd Envirp,ttsrsmsl Corrncil
I hrvo just reccivad and rovicwed Goorge Ru&or's recry thorougb rnalysb urd dcfinitian of "lteig["
according to various hislorical codcs aad "clrrificatipns-" Excop for tho cityplonncro, for othscrlt hrs
obviously bcco a mrrky rlsjocl.
Some obserurtiol
r Ordnrnce 3?: rhis is pcrfcctly clerr to mc. "l3mdc, orbtiog- TSs a.irdng gnds sh$ll bo
the *itring 91 aorurol oopognphy of r rite prior to coosarctiou."
Explanarion: If tho rwits'drrrfborities a: tha tinc desilcd p est blbb l pouuacat (ed
hfinitun) vonlcal loightcrs€Dsqr ftr e propcrty tluyvorrld heve *rilreo:
"Crmdc, ExiedDg - The exisdng grada shdl bo the oalurd lotFogrphy of r ritc boforc m prior
, !o any conchtctim beginting wi$ tle ftrsr projoat urd cxtqding hto ttc futurs for 4l1y
grojoctu thereafler.
Forthcroor€. if tho Ordnqnco 3? wanied existing !o trHn Dalural tto wor& would hayp beeo
". , "oristint {Od oanral rqpognphy. ,.."
. Th€ rllowarue of E perm nc[t wrticsl heigtrt crscrrort widr r]ro origiml rojogrghy ng rlro
bass hes bem rnd will bo c "nightuare" for fuauc pruaba$ers of rcal estate.pgl rerl e!!*e
proftssiorrals,"
In ordcr for lry purc,hasor to ovskn s rmmpddely hb ptoporty (and rcrl cstalo rupok 4Id
sppr.is€rs as w:ll), tre buycr rnus! obtlliF c civil ongbeer "rtrmpcd" &rsnuiocrioo of lls
'(estjmitt" oflbo "originrrl" topographv of EDy adjoinhg lots tha.havo bwrr Oistrlte4by
conslructioo to deiennine wher his spaeo ead view migbt look lfts b thc fgU*e siae€ lhp
esscmcot forhsiElrt goos on@9, (TIis h a poEilial "pld minc" for ettomeydlsyi{suits).
Rcomlmendetior Uss f$G rlqing height rulc one tinre onlv- for ths filsr proloct ad rftcr ]bat "eryfutiag'
Edo is Web'sFr'v dcfinitlor. Fqrrtro "ElI" iostrad sf "crl'riruation, ryccifroallyfoftld *fi[t" qnrlntrrrrl
topogephy wltbout PtsC aad adJacenr pro;pcry oqmet apgrovrl.
BFgrrd&
{'*tw.(Qfr"
Georgo Ruthei, Clicf ofPlanning
VtilCouocil
P -(J2
H. M, Picking,III
lf?l {cl
Mauriello Planning Group
Roost Lodge
Adiacent Propertv Owner List
@
DAUPHINAIS-MOSELEY CONST INC
I4O4 MORAINE DR
VAIL, CO 8I657
@
MURPHREE INVESTMENTS LTD
2409 DUBLIN RD
PLANO. TX75094
@
FITE. KENNETH DAVID & IRMAK AYSE -JT
6415 E PRENTICE PL
GREENWOOD VILLAGE. CO 8OI1I
@
M.L. HARRIS FAMILY PTNSHP LLC
IO9OO HEFNER POINTE DR STE 2OO
OKLAHOMA CITY, OK 73120
@
HILLSIDE CONDOMINIUM ASSOCIATION
C/O BEMIS, GREGORY
PO BOX 3438
VAIL" CO 81658
@
KARP, KAREN L.
PO BOX 2174
VAIL, CO 8I658
@
TURNIPSEED, JASON & COLETTE
185 SOUTH EMERSON
DENVER, CO 8O2OI
@
DUYOS, VIVIAN S. & JORGE R. -JT
1434 SARRLA, AVE
CORAL GABLES, FL 33146
@
GLTNION, JOHN F., MARGARET M.A., &
ANDREW MARK
1819 MEADOW RIDGE RD E
VAIL. CO 81657
@
CARNEY, JOHN M.
1839 MEADOW RIDGE RD B
vArL, co 81657-3904
@
PICKING, HOWARD M.,III & ADELLE C.
IOO LONGVIEW LN
JOHNSTOWN, PA 15905
@
ERB, WENDYELAINE
I8I9MEADOWRIDGERD G
VAIL, CO 81657
@
JAMES J. BIGOS FAMILY TRUST
1834 A GLACIER CT
VAIL. CO 81657
@
ROLLAND. JODI T. & ROBERT D. -JT
6802 TERREZAESCONDIDA
SAN CLEMENTE,CA92673
@
CHATEAU TREMONTE OWNERS ASSOC INC
5299 DTC BLVD STE 5OO
ENGLEWOOD, CO 80I11
@
RALPH W. HAJOSY REVOCABLE TRUST
1725 CARVER RD
GRIFFIN. GA 30224-8820
@
BOYMER, ROBERT JAMES
PO BOX l00l
VAIL. CO 81658
@
NADLER, JOHN E.
CiO VISTAR REAL ESTATE
635 N FRONTAGE RD 1
VAIL, CO 81657
@
PRAGER. DIANE M. & NELSON A. -JT
22OOE GRAND AVE
ENGLEWOOD, CO 8OI13
@)
LE VARN, MARIA A. & MARC -JT
PO BOX 214
VAIL, CO 81658
@.
DICKSON. PHYLLIS
1817 MEADOW RIDGE RD 1
VAIL, CO 8I657
@
MERRIMAN, DANNY C., JANE M. & ADAM G.
1859 MEADOW RIDGE RD A
VAIL, CO 81657-3905
@
DEFORD, WILLIAM F.
1859 MEADOWRIDGE RD
VAIL. CO 8I657
@
FARQUHAR, JERRY L. & DEBORAH R.
1879 MEADOW RIDGE RD
VAIL, CO 81657
@
STEITZ, STEVEN A. & CYNTHIA A.
1895 MEADOW RIDGE RD
VAIL, CO 81657
@
BATCHELOR, ROBERT - FITZGERALD, DIANE
-JT
PO BOX 5854
VAIL, CO 81658
@
ALEKSANDER & IRIA PIIRMA TRUSTEES
3528 ADELINE DR
sTow, oH44224
@
WAGENLANDER, JAMES F. - CHIN, MARY LEE
-JT
2225 DAHLIA ST
DENVER, CO 80207
@
CORRION, BRIAN
278215 TAMIAMI TR2
BONITA SPRINGS, FL 34134
@
CROCKETT, RUFUS
PO BOX 3837
ASPEN, CO 81612
@
MYRON, GORDON D. - WEINBENDER, THOMAS L.
256128TH AVE W
SEATTLE, WA 98199
@
MOORE, STEVE & DENNIE L. -JT
PO BOX 392
EDWARDS, CO 81632
@
HALEY, MICTIAEL S. & MARLA M. -JT
3037 SUN CREEK RIDGE RD
EVERGREEN, CO 80439-8782
@
HERMANIN, HENRY K. & MARY C. - HERMANN,
KARL -JT
577 W CONESTOGA CIR
GRAND JUNCTION. CO 81504
@
VANHEULEN, MISTY M. & JASON J. -JT
PO BOX 6343
AVON, CO 81620
@
WOMBOLT. CHRIS & DUANE
2249 CAPE ARBOR DR
VIRGINIA BEACH, VA 23451
@
DICORPO, DEENA M,, DINO D. & EVE
PO BOX 3981
VAIL, CO 81658
@
HINMON, JOHN S. & HARRIETH, -JT
407 MEADOW RD
EDWARDS, CO 81632
@
KRICHBAUM" PHILIP F.
PO BOX 33
VAIL, CO 8I658
@
CROCKETT, RUFUS
PO BOX 3837
ASPEN. CO 81612
n).
ipcc, RANDY G. & JoELLEN L. -JT
2OOO S MADISON ST
DENVER, CO 8O2IO
@
TATSUMI, TETSUO - MALCUIT, EMILY -JT
PO BOX 2858
EDWARDS, CO 81632
@.
O MooRE, HALE w.
PO BOX 3746
AVON, CO 81620
@
FABER, OTTALIE & GEORGINA
P O BOX 838
EAGLE, CO 8163I
ta.
MusrnNc coNDoMrNruM ASSocrATroN
C/O GUERzuERO, RANDALL
1859 MEADOW RIDGE RD
VAIL, CO 8I657
@
BUFFER CREEK WEST CONDOMINIUM ASSOCIATION, INC.
C/O MARKA W. MOSHER
P O BOX 902
VAIL, CO 81658
@
TOWN OF VAIL
CiO FINANCE DEPT
75 S FRONTAGE RD
VAIL, CO 81657
@
MUSSON, PAUL F. & ELISA M. .JT
9402 CRYSTAL LN
LONGMONT, CO 80203
@
HAGERMAN, PHILIP R. & JOCELYN K.
13I88 LATOURETTE DR
FENTON, MI48430
@
COLORADO DEPT OF TRANSPORTATION
42OIE ARKANSAS AVE
DENVER, CO 80222
DENVER, CO 80222
,t
?ec
zlrtlob
Y\orioJ:MEMORANDUM
Planning and Environmental Commission
Community Development Department
TO:
FROM:
DATE:
SUBJECT:
slts
February 27,2006
A request for a final review of a major exterior alteration, pursuant to
Section 12-7J-12, Major Exterior Alterations or Modifications, Vail Town
Code, to allow for the construction of the Timberline Lodge, located at
1783 North Frontage Road/Lots 9-12, Buffehr Creek Subdivision, and
setting forth details in regard thereto. (PEC06-0012)
Applicant Timberline Roost Lodge, LLC, represented by Mauriello
Planning Group, LLC
Planner: George Ruther
SUMMARY
The applicant, Timberline Roost Lodge, L.L.C. is requesting a final review of a
major exterior alteration application to facilitate the redevelopment of the Roost
Lodge, located at 1783 North Frontage Road. The key elements of the
application include:
. Demolition of the existing Roost Lodge and the construction of the new
Timberline Lodge,. 126 new limited service lodge units, andr 39 dwelling units.
The key issues for consideration with regards to the major exterior alteration
include:
r Compliance with the prescribed development standards,. Compliahce with the criteria for consideration of a major exterior
alteration.r Effect upon the character ofthe neighborhood, and. Compliance with the Vail Comprehensive Plan.
DESCRIPTION OF THE REQUEST
The applicant, Timberline Roost Lodge, L.L.C., representing by Mauriello
Planning Group, L.L.C., has submitted a revised major exterior alteration
development review application to the Town of Vail Community Development
Department to facilitate the redevelopment of the Roost Lodge, located at 1783
North Frontage Road.
The development site of the Timberline Lodge is located at 1783 North Frontage
Road/Lots 9-12, Buffehr Creek Subdivision. According to the stamped
\.i' ,'
: l$ographic survey, the development site occupies approximately 1.988 acres or
86,597 square feet. The applicant is proposing to construct a new four to six
story tall "limited service lodge" comprised of 126 accpmmodation units, 37
dwelling units,3 employee housing units and 197 above and below grade
parking spaces. The applicant anticipates that the new lodge will be operated by
Marriott or another national hotel brand as a'limited service" lodge.
As proposed, the accommodation units vary from 463 to 731 square feet while
the dwelling units are approximately 850 square feet in size each. The three
employee housing units are roughly 460 square feet in size each and configured
to provide housing for a total of five employees.
As designed, the exterior matedals on the lodge are proposed to be a mixture of
stone and wood siding with asphalt shingle roofing. Exterior decks and balconies
have been added to the building's fagade along with a roof ridgeline of varying
heights to improve both the vertical and horizontal articulation of the building.
According to Section 127J-13, of the VailTown Code,
"lt shall be the burden of the applicant to prove by a preponderance of the
evidence before the planning and environmental commission and the
desrgn review board that the proposed exterior alteration or new
development is in compliance with the purposes of the public
accommodation zone distict, and that the proposal does nof otherwise
have a significant negative effect on the character of the neighborhood,
and that the proposal substantially complies with other applicable
elernents of the Vail comprehensive plan."
A vicinity map identifying the location of the development site has been attached
for reference (Attachment A).
A reduced set of plans have been attached for reference (Attachment B).
III. BAGKGROUND
The Roost Lodge was originally constructed in the early 1970's as a motel
project. The dxisting lodge contains 72 hotel rooms, one dwelling unit, and a
paved surface parking lot. According lo the Town's files, with the exception of
minor applications for repainting, new deck rails, reproofing, etc., the Roost
Lodge has seen no significant modifications since its original construction.
On November 14 and 28,2005, the applicant appeared before the Planning &
Environmental Commission with a request to amend the text of the Public
Accommodation zone district to allow accommodation units to include kitchen
facilities, as a conditional use in the district. Upon consideration of the request,
the Commission directed staff and the applicant to prepare an amendment which
would result in the creation of a new zone district purposefully intended to allow
accommodation units to include kitchen facilities in certain areas of Town.
On December 6, 2005, during the PEC/DRB update to the Vail Town Council,
staff informed the Town Council of the recent discussions with the Planninq &
a
tv.
Environmental Commission regarding the text amendment and the creation of a
new zone district. The Town Council acknowledged that the intent of the
proposed text amendment may have merit, however, encouraged the staff and
Commission to evaluate other options. For example, the possibility of creating a
new conditional use with use specific criteria addressing the relationship of the
use to other neighboring uses and development objectives of the Town or the
elimination of the prohibition against kitchen facilities in accommodation units.
The Town Council expressed that it may be appropriate to re-evaluate the
legislative intent of the current land use policy prohibiting kitchen facilities in
accommodation units.
On December 20,2005, the Community Development Department presented five
possible options for addressing the applicant's desire to construct a lodge
containing accommodation units with kitchen facilities. Following discussion of
the various options, the Council directed staff to prepare a text amendmenl to
Title 12, Zoning Regulations, proposing the creation of the Public
Accommodation-2 (PA-2) district.
On January 9, 2006, the Town of Vail Planning & Environmental Commission
held a public hearing on a text amendment application creating the Public
Accommodation-2 district and a request to rezone Lots 9-12, Buffher Creek
Resubdivision to the new PA-2 district. Upon consideration of the application'
the Commission voted 6-0-0 to forward a recommendation of approval of the text
amendment to the Vail Town Council.
On January 17,2006, the Vail Town Council held a first reading on Ordinances 2
& 3, Series of 2006, creating the Public Accommodation-2 district and rezoning
the Timberline Roost Lodge development site to the new PA-2 district'
respectively. Following discussion on each ordinance, the Town Council
approved both ordinances on first reading.
On January 18, 2006, the Town of Vail Design Review Board held a conceptual
review meeting to review the revised major exterior alteration application for the
Timberline Roost Lodge.
On February 7,2006, the Vail Town Council approved Ordinances 2 & 3.
ROLES OF THE REVIEWING BOARDS
The purpose of this section of the memorandum is to clarify the responsibilities of
the Design Review Board, Planning and Environmental Commission, Town
Council, and Staff on the various applications submitted on behalf of Vail Resorts
Development Company.
A- Exterior Alteration/Modification in the Public Accommodation'2
zone district
Order of Review: Generally, applications will be reviewed first by the
Planning and Environmental Commission for impacts of useldevelopment
and then by the Design Review Board for compliance of proposed
buildings and site planning.
V.
Planning and Environmental Commission:
Action: The Planning and Environmental Commission is responsible for
final approval/denial of a Major/Minor Exterior Alteration. The Planning
and Environmental Commission shall review the proposal for compliance
with the adopted criteria. The Planning and Environmental Commission's
approval "shall constitute approval of the basic form and location of
improvements including siting, building setbacks, height, building bulk and
mass, site improvements and landscaping."
Design Review Board:
Action: The Design Review Board has no review authority on a Major or
Minor Exterior Alteration, but must review any accompanying Design
Review Board application.
Staff:
The staff is responsible for ensuring that all submittal requirements are
provided and plans conform to the technical requirements of the Zoning
Regulations. The staff also advises the applicant as to compliance with
the design guidelines. Staff provides a staff memo containing
background on the property and provides a staff evaluation of the project
with respect to the required criteria and findings, and a recommendation
on approval, approval with conditions, or denial. Staff also facilitates the
review process.
Town Council:
Actions of Design Review Board or Planning and Environmental
Commission may be appealed to the Town Council or by the Town
Council. Town Council evaluates whether or not the Planning and
Environmental Commission or Design Review Board erred with approvals
or denials and can uphold, uphold with modifications, or overturn the
board's decision.
APPLICABLE PLANNING DOCUMENTS
Vail Land Use Plan
According to the Official Land Use Plan for the Town of Vail, the development
site has a land use designation of Medium Density Residential. Pursuant to the
Vail Land Use Plan,
"The Medium Density Residential land use designation includes slfes for
housing which would typically be designed as attached units with
common walls. Densrties in this category would range from 3 to 14
dwelling units per buildable acre. Additionaltypes of uses in this category
would include private recreation facilities, pivate parking facilities and
institutionaHpublrb uses suci as churches, fire stations, and parks and
open space facilities."
Title 12, Zoninq Requlations
PUBLIC ACCOMMODATION-2 ZONE DISTRIGT (in part)
CHAPTER 7
Commercial and Business Districts
Article J. PUBLIC ACCOMMODATION - 2 (PA-z) DISTRICT
12-7J-1: PURPOSE:
The public accommodation -2 district is intended to provide sites for lodges,
limited service lodges, and residential accommodations on a short term basis, for
visitors and guests, together with such public and semipublic facilities and
commercial/retail and related visitor oriented uses as may be appropriately
located within the same district and compatible with adjacent land uses. This
district is intended to provide for lodging sites located outside the periphery of the
Town's Vail Village and Lionshead commercial core areas. The public
accommodaiion - 2 district 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 district by establishing appropriate site
development standards. Additional nonresidential uses are allowed as
conditional uses which enhance the nature of Vail as a vacation community, and
where permitted uses are intended to function compatibly with the high density
lodging character of the district.
1 2-7 J-2: PERMITTED USES:
The following uses shall be permitted in the PA-2 district:
Lodges, including accessory eating, drinking, or retail establishments located
within the principal use and not occupying more than ten percent (10%) of the
total gross residential floor area of the main structure or slructures on the site;
additional accessory dining areas may be located on an outdoor deck, porch, or
terrace.
Limited service lodge, including accessory eating, drinking, or retail
establishments located within the principal use and not occupying more than ten
percent (10%) of the total gross residential floor area of the main structure or
structures on the site; additional accessory dining areas may be located on an
outdoor deck, porch, or terrace..
1 2-7 J-3: COND ITIONAL USES:
The following conditional uses shall be permitted in the PA-2 district, subject to
issuance of a conditional use permit in accordance with the provisions of chapter
l6 of this title:
Bed and breakfast, as further regulated by section 1 2-14-18 of this title'
Fractional fee club units as further regulated by subsection 12-16-7 A8 of this title.
Lodges, including accessory eating, drinking, or retail establishments located
within the principal use and occupying between ten percent (10%) and fifteen
percent (15%) of the total gross residential floor area of the buildings, grounds
and facilities.
Public or commercial parking facilities or structures.
Public transportation terminals.
Public utility and public service uses.
Theaters and convention facilities.
Type lll employee housing units as provided in chaoter 13 of this title.
1 2-7 J-4: ACCESSORY USES:
The following accessory uses shall be permifted in the PA-2 district:
Home occupations, subjecl to issuance of a home occupation permit in
accordance with the provisions of section 12-14-12 oI this title.
Meeting rooms.
Swimming pools, tennis courts, patios, or other recreation facilities customarily
incidental to permitted uses.
Other uses customarily incidental and accessory to permitted or conditional uses,
and necessary for the operation thereof.
12-7J-6: SETBACKS:
In the PA-Z district, the minimum front setback shall be twenty feet (20'), the
minimum side setback shall be twenty feet (20'), and the minimum rear setback
shall be twenty feet (20'). At the discretion of the planninq and environmental
commission and/or the design review board. variations to the setback standards
outlined above may be approved durino the review of exterior alternations or
modifications (section 12-74-12 of this article) subiect to the applicant
demonstratinq compliance with the followinq criteria:
A.Proposed building setbacks provide necessary separation between buildings
and riparian areas, geologically sensitive areas and other environmentally
sensitive areas.
B.Proposed building setbacks will provide adequate availability of light, air and
open space.
C.Proposed building setbacks will provide a compatible relationship with
buildings and uses on adjacent properties.
D.Proposed building setbacks will result in creative design solutions or other
public benefits that could not othenrrrise be achieved by conformance with
prescribed setback standards.
12-7J-7: HEIGHT:
For a flat roof or mansard roof, the height of buildings shall not exceed forty five
feet (45'). For a sloping roof, the height of buildings shall not exceed forty eight
feet (48').
12-7 J-8: DENSIry CONTROL:
Up to one hundred fiftv {150) square feet of qross residential floor area (GRFA)
mav be oermitted for each one hundred (100) square:feet of buildable site area.
Final determination of allowable gross residential floor area shall be made bv the
planning and environmental commission in accordance with section 12-7J-12 of
this article. Specificallv. in determininq allowable qross residential floor area the
planninq and environmental commission shall make a findinq that proposed
qross residential floor area is in conformance with applicable elements of the Vail
Comprehensive Plan. Total density shall not exceed twenty five (25) dwelling
units per acre of buildable site area. For the purposes of calculating density,
employee housing units, limited service lodge units, accommodation units and
fractional fee club units shall not be counted towards density (dwelling units per
acre).
A dwelling unit in a multiple-family building may include one or more attached
accommodation units.
1 2-7 J -9: SITE COVERAGE:
Site coveraqe shall not exceed sixtv five percent (65%) of the total site area.
Final determination of allowable site coverage shall be made bv the planninq and
environmental commission and/or the desion review board in accordance with
section 12-7J-12 of this article. Specifically. in determining allowable site
coveraqe the olanninq and environmental commission and/or the desiqn review
board shall make a finding that proposed site coverage is in conformance with
applicable elements of the Vail Comprehensive Plan.
12-7J-11: PARKING AND LOADING:
Off street parking and loading shall be provided in accordance with chaoter 10 of
this title. At least seventy five percent (75To) of the required parking shall be
located within the main building or buildings and hidden from public view. No at
grade or above grade surface parking or loading area shall be located in any
required front setback area. Below grade underground structured parking and
short term guest loading and drop off shall be permitted in the required front
setback subject to the approval of the planning and environmental commission
and/or the design review board.
1 2-7 J-1 2: EXTERIOR ALTERATIONS OR MOD I FICATIONS:
A. Review Required: The construciion of a new building or the alteration of an
existing building shall be reviewed by the design review board in accordance with
chaptei 11 of this title. However, any project which adds additional dwelling units,
accommodation units, fractional fee club units, limited service lodge units, any
project which adds more than one thousand (1,000) square feet of commercial
floor area or common space, or any project which has substantial off site impacts
(as determined by the administrator) shall be reviewed by the planning and
environmental commission as a major exterior alteration in accordance with this
chapter and section 12-3-6 of this title. Complete applications for major exterior
alterations shall be submitted in accordance with administrative schedules
developed by the department of community development for planning and
environmental commission and design review board review. The following
submittal items are required:
1. Application: An application shall be made by the owner of the building or the
building owner's authorized agent or representative on a form provided by the
administrator. Any application for condominiumized buildings shall be authorized
by the condominium association in conformity with all pertinent requirements of
the condominium association's declarations.
2. Application; Contents: The administrator shall establish the submittal
requirements for an exterior alteration or modification application. A complete list
of the submittal requirements shall be maintained by the administrator and filed in
the department of community development. Certain submittal requirements may
be waived and/or modified by the administrator and/or the reviewing body if it is
demonstrated by the applicant that the information and materials required are not
relevant to the proposed development or applicable to the planning documents
that comprise the Vail comprehensive plan. The administrator and/or the
reviewing body may require the submission of additional plans, drawings,
specifications, samples and other materials if deemed necessary to properly
evaluate the proposal.
3. Work Sessions/Conceptual Review: lf requested by either the applicant or the
administrator, submittals may proceed to a work session with the planning and
environmental commission, a conceptual review with the design review board, or
a work session with the town council.
4. Hearing: The public hearing before the planning and environmental
commission shall be held in accordance with section 12-3-6 of this title. The
planning and environmental commission may approve the application as
submitted, approve the application with conditions or modifications, or deny the
application. The decision of the planning and environmental commission may be
appealed to the lown council in accordance with section 12-3-3 of this title.
5. Lapse Of Approval: Approval of an exterior alteration as prescribed by this
article shall laps'e and become void three (3) years following the date of approval
by the design review board unless, prior to the expiration, a building permit is
issued and construction is commenced and diligently pursued to completion.
Administrative extensions shall be allowed for reasonable and unexpected delays
as long as code provisions affecting the proposal have not changed.
12-7 J-13: COMPLIANCE BURDEN:
It shall be the burden of the applicant to prove by a preponderance of the
evidence before the planning and environmental commission and the design
review board that the proposed exterior alteration or new development is in
compliance with the purposes of the public accommodation zone district, and that
the proposal does not othenryise have a significant negative effect on the
character of the neighborhood, and that the proposal substantially complies with
other applicable elements of the Vail comprehensive plan.
vt.
12-7J-14: MITIGATION OF DEVELOPMENT IMPACTS:
Property owners/developers shall also be responsible for mitigating direct
impacts of their development on public infrastructure and in all cases mitigation
shall bear a reasonable relation to the development impacts. lmpacts may be
determined based on reports prepared by qualified consultants. The extent of
mitiqation and public amenitv improvements shall be balanced with the qoals of
redevelopment and will be determined bv the planninq and environmental
commission in review of development proiects and conditional use oermits.
Substantial off site impacts may include, but are not limited to, the following:
deed restricted employee housing, roadway improvements, pedestrian walkway
improvements, streetscape improvements, stream tracUbank restoration,
loading/delivery, public art improvements, and similar improvements. The intent
of this section is to only require mitigation for large scale
redevelopmenUdevelopment projects which produce substantial off site impacts.
ZONING ANALYSIS
Address/LegalDescription: 1783 North Frontage Road/Lots 9-12, Buffehr
Creek SubdivisionZoning: Public Accommodation-2 (PA-2) District
Land Use Designation: Medium Density Residential
DevelopmentStandard Allowed/Required Proposed
Lot Area:
Density:
AU's
GRFA****:
Building Height:
Site Coverage"**":
Landscape Area:
Setbacks****:
North:
West:
East:
South:
Parking:
Loading:
Employee
Housing:
10,000 sq. ft. min.
49 Dwelling Units
Unlimited
129,896 sq. ft.
48 feet
56,288.23 sq. ft. (65%)
25,979 sq. ft. (30%)
0'-20'
o'-20'
0'-20'
0'-20'
167 spaces
1 berth
3 units (5 beds)
86,597 sq. ft.
37 Dwelling Units
126 AU's
100,240 sq. ft.
48 feet
55,243 sq. ft. (64%)
39,998 sq. ft. (46%)
20'
20'
20'
20'
197 spaces
1 berth
3 units (5 beds)
o
*'*t Subject to review and approval by the Planning & Environmental
Commission, pursuant to Chapter 7, Commercial and Business Districts, Article
J. Public Accommodation -2 (PA-2) District, Vail Town Code
VII. SURROUNDING LAND USES AND ZONING
North:
South:
Easl:
West:
Land Use
Residential
l-70 Row
Residential
Residential
Zonino
Two Family Primary/Secondary Residential
N/A
Two Family Primary/Secondary Residential
Residential Cluster District
VIII. MAJOR EXTERIOR ALTERATION REVIEW CRITERIA
Section 12-7J-13, Compliance Burden, Vail Town Code, outlines the review
criteria for major exterior alteration applications proposed within the Public
Accommodation - 2 (PA-2) District. According to Section 12-7J-13, Vail Town
Code, a major exterior alteration shall be reviewed for compliance with the
following criteria:
1) Compliance with the purposes of the Public Accommodation zone
district;2) That the proposal does not otherwise have a significant negative
effect on the character of the neighborhood; and3) That the proposal substantially complies with other applicable
elements of the Vail Comprehensive Plan.
The applicant has provided a written response to each of the above described
criteria. A copy of the applicant's written response has been attached for
reference (Aftachment C).
1) Compliance with the purposes of the Public Accommodation - 2
zone district.
Staff Response:
The purposes of the Public Accommodation - 2 zone district are stated in
Section 12-7J-1 , Purpose, Vail Town Code and reiterated in Section V of
this memorandum. As stated, the Public Accommodation - 2 zone district
is intended to provide sites within the community outside of the periphery
of the commercial core areas of the Town of Vail for lodges, limited service
lodges, and residential accommodations on a short{erm basis, for visitors
and guests, together with such public and semipublic facilities and
commercial/retail and related visitor oriented uses as may be appropriately
located within the same district and compatible with adjacent land uses.
Additional nonresidential uses are allowed as conditional uses in the
Districi which enhance the nature of Vail as a vacation community, and
where permitted uses are intended to function compatibly with the high
density lodging character of the District. The development standards
prescribed for the District were most recently established by Ordinance
No. 2, Series of 2006, and iniended to provide incentives for development
in accordance with the goals and development objectives of the Town of
10
Vail. In reviewing the proposed Timberline Roost Lodge project for
compliance with the expressed purposes of the Public Accommodation - 2
zone district, staff finds that the major exterior alteration application
complies with the intent of the zone district and adheres to the
development standards prescribed for development with the District. The
applicant shall be required, however, to submit a revised set of plans
addressing the building height overage of six inches on ridge "U", as
depicted on Sheet C-10, Building Height Plan.
Staff believes that the proposed major exterior alteration is in compliance
with the purposes of the Public Accommodation - 2 zone district as
demonstrated by the discussion above.
2) That the proposal does not otherwise have a significant negative
effect on the character of the neighborhood.
Staff Response:
Staff has reviewed the proposed Timberline Roost Lodge project in an
attempt to identify any significant negative effects that may be created on
the character of the neighborhood as a result of the construction of the
hotel project. Staff has identified several significant negative effects that
the proposal will have (ie, sun/shade, impacts to views, increased
vehicular traffic, loss of landscaping, grading & drainage, etc.) on the
character of the neighborhood. For example, staff believes that the
applicant has done a good job of designing a building which complies with
the development standards prescribed for development in the Public
Accommodation-2 zone district, however, the resulting design has created
the need for a significant amount of retaining walls to be constructed on
the site. The net result is a building which, unlike other buildings and
structures in the neighborhood, requires a significant number of retaining
walls to accommodate lhe new structure. The applicant has prepared a
list of "positive/negative impacts of the project' for the Commission's
consideration. A copy of the list is contained in Attachment C.
Staff believes that the proposed major exterior alteration will not result in
any significant negative effects on the character of the neighborhood which
outweigh'the positive impacts of the project. Additionally, staff believes
that the resulting negative impacts of the project have been mitigated by
the applicant through various design changes. For example, staff
suggests that the applicant should further increase the amount and sizes
of the evergreen trees proposed on Sheet L-1 of the plan set to visually
buffer the presence of the retaining walls and the new building from the
existing adjacent uses. Further, staff suggests that the Planning &
Environmental Commission forwards a recommendation to the Design
Review Board requesting that special consideration be given to the roof
design of the building with special attention given to the amount and
location of the rooftop mechanical equipment.
3) That the proposal substantially complies with other applicable
elements of the Vail Comprehensive Plan.
11
Staff Response:
Staff has completed a review of the Vail Comprehensive Plan to determine
which elements of the plans are most applicable to this major exterior
alteration application. The following paragraphs summarize stiaffs review.
Vail Land Use Plan
According to the Vail Land Use Plan Map, the subject development site
has a land use designation of 'Medium Density Residential". Pursuant to
the Plan, the Medium Density Residential land use designation includes
sites for housing which would typically be designed as attached units with
common walls. Densities in this category would range from 3 to 14
dwelling units per buildable acre. Additional types of uses in this category
would include private recreation facilities, private parking facilities and
institutional/public uses such as churches, fire stations, and parks and
open space facilities.
Furthermore, staff believes that the following Land Use Plan
Goals/Policies, as articulated in Chapter ll of the Vail Land Use Plan are
applicable to this application 1.1, 1.3, 1.12,2.1, 2.2, 3.1, 3.2,3.3, 3.4, 5.3,
& 5.5. A copy of the Land Use Plan Goals/Policies has been attached for
reference (Attachment D).
4) Other
Staff Response:
Pursuant to Section 12-7J-14 of the Zoning Regulations,
"Property owners/developers shall a/so be responslb/e for
mitigating direct impacts of their development on public
infrastructure and in a// cases mitigation shall bear a reasonable
relation to the development impacts. lmpacts may be determined
based on reports prepared by qualified consultants. The extent of
mitigation and public amenity improvements shall be balanced with
th9 goals of redevelopment and will be determined by the planning
and environmental commission in review of development projects
and conditional use permits. Substanfia/ off site impacts may
include, but are not limited to, the following: deed restricted
employee housing, roadway impravements, pedestrian walkuay
improvements, streetscape improvements, stream tracUbank
restoration, loading/delivery, public aft improvements, and similar
improvements. The intent of this section is to only require mitigation
for large scale redevelopmenUdevelopment projects which produce
substantial off site impacts."
fn keeping with the intent of Section 12-7A-14, Mitigation of Development
lmpacts, the applicant is proposing to offset the impacts of the proposed
development by providing employee housing for a minimum of five
employees, placing approximately 365 linear feet of existing overhead
power line underground, and constructing a new public transit stop along
t2
the North Frontage in front of the new lodge. With the exception of the
providing employee housing, the applicant will be required to work with
Holy Cross Energy, the Town of Vail, and the Colorado Department of
Transportation to underground the overhead utility line and construct the
new public transit stop. Staff recommends that the applicant prepares a
plan for the incorporation of public art into the proposed development
plans for the Timberline Roost Lodge project. Said improvements shall be
proposed by the applicant and reviewed for comment and
recommendation by the Town of Vail Art in Public Places Board. The
recommendation of the Board shall be forwarded to the Town of Vail
Planning & Environmental Commission for consideration of incorporating
public art into the major exterior alteration application.
STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission approves, with conditions, this major exterior
alteration, pursuant to Section 12-7J-13, Exterior Alterations or Modifications,
Vail Town Code, to allow for the construction of the Timberline Lodge, located at
1783 North Frontage Road/Lots 9-12, Buffehr Creek Subdivision, and setting
forth details in regard thereto. Staff's recommendation is based upon the review
of the criteria described in Section Vlll of this memorandum and the evidence
and testimony presented.
Should the Planning and Environmental Commission choose approve, with
conditions, this major exterior alteration, the Department of Community
Development recommends the Commission passes the following motion:
*The Planning and Environmental Commission approves, with
conditions, this major exterior alteration, pursuant to Secfion 12-7J-13,
Exterior Alterations or Modifications, Vail Town Code, to allow for the
construction of the Timberline Lodge, located at 1783 North Frontage
Road/Lots 9-12, Buffehr Creek Subdivision, and setting forth details in
regard thereto., subject to the following conditions:
1. Approval of this maior exteriar alteration shatl be contingent upon
Town of Vail approval of the related design review application.
2. That the applicant submits a development application to the Town of
Vait Community Devetopment Department for review and approval of
a minor subdivision vacating the common lot lines between Lots 9, 10'
11 & 12, Resubdivision of Buffher Creek Subdivision; vacating and
relocating the existing utility easements (reception no. 98077 & book
265, page 353); creating a new 20 foot wide public pedestrian access,'
creating a drainage easement atong the westerly property line of
existlng Lot 9; creating a new public right of way easement for
Meadow Road at the northern comer of the existing Lot 12, and
creating an easement for the Town of Vail bus sfop on the North
Frontage Road . The applicant shall record the amended final ptat
with the Eagle County Clerk & Recorder's Office prior to the issuance
of a building permit for the construction of the proiect.
l3
4, B.
That the applicant subrnits fhree sefs of civil engineer drawings for
review by the Town of Vail Public Works Department. Sard plans
shall be approved by the Town of Vail Public Works Department prior
to the applicant submitting an application for a building permit for the
construction of the project.
The applicant shall submit documentation to the Town of Vail
Community Development Department demonstrating compliance with
the employee housing obligation of a minimum of three deed
resticted employee housing unils as indicated on the approved
development plan, dated February 8,2006.
The applicant shall submit a Design Review application to the Town of
Vail Community Development Department for review and approval of
the proposed bus sfop desrgn. Said application shall be approved
pior to fhe lssuance of a building permit for the construction of the
project.
The applicant shall be required to submit a revised set of plans
addressing the building height overage of six inches on ridge "U", as
depicted on Sheet C-10, Building Height Plan, to the Town of Vail
Community Development Department veifying compliance with the
Secfion 12-7J-7, Height, of the Vail Town Code, pior to final review of
the project by the Town of Vail Design Review Board.
That the applicant shall amend Sheet L-l of the plan set to further
increase the amount and sizes of the evergreen trees proposed on
the site to visually buffer the presence of the retaining walls and the
new building from the existing adjacent uses. Ihe total lineal footage
of evergreen trees sha// be equal to or greater than 1,200 feef. Sald
amendment shall be addressed by the applicant prior to final review of
the project by the Town of Vail Design Review Board.
That the applicant prepares a plan for the incorporation of public art
into the proposed development plans for the Timberline Roosl Lodge
proiect. Said improvements shall be proposed by the applicant and
reviewed for comment and recommendation by the Town of Vail Aft in
Public Places Board. The recommendation of the Board shalt be
foruarded to the Town of Vail Planning & Environmental Cammission
for consideration of incorporating public art into the major exterior
afteration application. The requirements for public aft shall be met
prior to fhe issuance of a temporary certificate of occupancy of the
project.
Thatthe applicant addresses each ofthe conditions of approval ofthe
major exteior alteration application as identified in the lefter to
George Ruther, from Tom Kassmel, Town Engineer, dated February
22, 2006. (Aftachment E)
Should the Planning and Environmental Commission choose to approve this
major exterior alteration, the Department of Community Development
recommends the Town Commission makes the following findings:
4.
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9.
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"Based upon the review of the criteria outlined rn Secfion Vlll this Staff
memorandum to the Planning and Environmental Commission dated
February 27, 2006, and the evidence and testimony prcsented, the
Planning and Environmental Commission finds:
"That the applicant has proven to the satisfaction of the Commission that
the that the proposed exterior alteration is in compliance with the
purposes of the Public Accommodation-2 Distict, that the proposal does
not otherwise have a significant negative effect on the character of the
neighborhood, and that the proposal substantially complies with other
applicable elements of the Vail Comprehensive Plan."
XI. ATTACHMENTS
Attachment A: Vicinity Map
Attachment B: Reduced Plan Set
Attachment C: Applicant's written response
Attachment D: Vail Land Use Plan Goals/Policies
Attachment E: Letter to George Ruther from Tom Kassmel, dated February 22,
2006
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Februory 17,2006 llilauriello Planning Group
Plonning ond Environmentol Commission
c/o George Ruther, AICP
Chief of Plonning
Town of Voil
75 South Frontoge Rood
Voil, Colorodo 81657
Re: Timberline Lodge Project
Deor George:
This letler is infended to oddress lhe issues roised by your memorondum to
the Plonning Environmentol Commission dofed Jonuory 23,2006. Along
with this letler, the oppliconl hos provided revised plons for lhe Timberline
Lodge lhot oddress the submiltolrequiremenls ond the oddilionol
comments provided by the Town sloff. Pleose note thol the mossing
model hos not been revised os it is generolly consistenf with the revised
projecl.
Below we hove oddressed the complionce burden ond other criterio
found in the PA-2 zone districi. You willfind thol the proposed
redevelopmenl projeci complies wiih the relevont criterio.
Complionce Burden:
The proposed Timberline Lodge is in complionce with the purposes of the
PA-2zone diskict. The site is being developed os o limited service lodge
ond other residentiol occommodotions in the periphery of the Town
outside the Lionsheod ond Voil Villoge core oreos. The proposed focilily is
intended to primorily serve visitors to fhe Town of Voil. The proposed
projecl is in complionce wiih the development stondords of lhe PA-2 zone
district which hove been estoblished to provide for odequote lighl, oir.
open spoce, ond other omenities commensurole wilh limifed service
lodge focililies. The proposed plons therefore provide for odequote light,
oir, ond open spoce. The toble below demonslrofes the projects
conformonce wilh the sfondords of lhe zone dislrict.
Developmenl Slondord Allowed/Required ProposedDensiiy: 49 units 37 unils
Employee Housing: 5 beds 5 beds
Holel Rooms: Unlimited 125 unilsGRFA: 129.896 s.f. 102,22? s.t.
70130 split {AU): 71,560.3 s.f. 71,560 s.f.
Building height: 48' 48'
Site Coveroge: 56,288 s.f. (65%) 55,243 s.t. (63.7%)*
Londscope Areo: 25,979 s.t. 41,640 si. VB%)Porking: 167 spoces 197 spocesLooding: lberth lberth
Notes: *Underground porking included in site coveroge colculotion
Additionolly. the Complionce Burden seclion sfotes in port thot it is the
burden of the oppliconl to show thot "the proposol does nof otherwise
hove o siqnificonl negotive effecl on fhe chorocter of the neighborhood"
[emphosis odded]. We believe thot the proposol hos significonf positive
effects on the chorocter of lhe neighborhood. We recognize thot fhere
will be some octuol ond perceived negolive impocts to individuol
properties (such os impocts to privote views ond increosed troffic on the
Norlh Fronloge Rood). Below is o list of posilive ond negolive chonges to
the oreo thoi willoccurwith construction of this project.
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Posilive lmpocls of Projecl Negolive lmpocls of Project Commenls
lmproved oesihetics due
improved orchiieciurol quolity
of structure
Porliol chonge of view lo
odjocent neighbors
View of highwoy ond
North Frontoge Rood
ore the primory views
impocted
lmproved fire ond life sofety of
struciure - Reduced Fire
Donger lo Neighborhood
Increosed Troffic on South
Frontoge Rood
Troffic miligoted by new
left turn lone. No occess
off of Meodow Ridge
Rood oroposed.
Reduced light pollution ond
oeslhetics due to significont
reduclion in surfoce porking
Additionolshoding of
Meodow Ridge Rood
97%ot porking locoied
underground
Rood eosement ond
qddilionol snow sforoge
provided to Town
lmproved oesthetics due to
increose in londscoping
Noise Reduction from l-70 due
to oresence of new slructure
Building portiolly blocks
views lo ond noise from
l-20 ond Frontoge roods
lmproved pedestrion occess
from Meodow Ridge Rood
with poved wolk for use by
entire neiohborhood
New Bus Stop ond Shelter
lmproved pedestrion
occessibility due to new
sidewolk on North Frontoge
Rood
I moroved oesthetics ond
reduced noise imoocts due to
relocotion of trosh dumpster
from o locotion immediotely
odjocent to the neighboring
condominium projects to o
covered locolion owov from
immediote neiqhbors
lmproved oesthelics ond
reduced noise due to locoting
looding ond delivery directly in
front building out of view of
neighbofhood
lmproved oesthetics due lo the
burying of overheod power
lines odjocenl lo the properiy
ond to immediote neighbors
Increose in oddilionol holel
rooms within the Town of Voil
Lodging tox will increose
from this properly due io
increose in hoiel rooms
beino provided
lmoroved froffic circulotion due
to new left turn lone
lmproves troffic flow for
neighbors lroveling on 3
North Frontoge Rood
In oddition to fhe immediote neighborhood, lhe proposed project is
consislenl with the scole ond noture of developmenl olong the North
Frontoge Rood from fhe moin Voil exil of 170 to the west Voil exit of l-70.
From eost to wesl, there ore o series of lorge scole lodging ond residentiol
buildings wilh frontoge on the North Fronloge Rood including: Middle
Creek; Sun Voil; Voil Run; Simbo Run; Sovoy Villos; ond Timber Ridge to
nome o few. Mony of these buildings ore locoted in oreos with low
density residentiol developmenl. The proposed Timberline Lodge project
is consistent with the chorocter of developmenl olong the North Fronloge
Rood.
We believe list of positive impocts io the chorocler of the neighborhood
versus negotive impocts shown obove cleorly demonstrote thol not only
does the project nol hove o "significont" negotive effect on fhe
neighborhood, thot on whole there is o net posifive effecl on the
chorocter of the neighborhood.
The project olso complies with the relevont elements of lhe Voil
Comprehensive Plon including policies l.l, I .3, I .12, 3.1, 3.3, 3.4, 5.1. 5.3,
5.4,5.5. The Voil Lond Use Plon recognizes ihe exisling zoning on the
property os controlling the densily ond lond uses. The project is consistent
wilh the Town's stoted gool of increosing hotel beds within the Town.
Selbocks:
Wilh respect to section 12-7 J-6: Sefbocks, fhe proposed plon complies
wilh or exceeds lhe stoted stondord of 20' excepl in two minor locotions.
On the wesl end of the building there is o one story exit to the building
thof encrooches 4' into the 20' setbock. On the south eost corner of the
building there is o smollone story corner encroochmenf of 2' for the entry
feoture fo the porking goroge. Neither of these encroochmenls requires
o vorionce to ollow them io occur.
The proposed projecf demonstrotes complionce with lhe following criterio
used to evoluole deviolions from the 20' setbock. The criterio ore
oddressed below:
A. Proposed building setbocks provide necessory seporotion belween
buildings ond riporion oreos, geologicolly sensitive oreos ond other
environmentolly sensitive oreqs.
Ano/ysis:
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Ihe proposed sefbock deviolions still allow the oppropriote
seporotion befween buildings. There are no ripoion oreos or
geologicolly sensifive oreos in close proximity to lhe property.
B. Proposed building setbocks will provide odequole ovoilobilily of light.
oir ond open spoce.
Anolysls;
Ihe proposed encroochmenls do nol detract from lhe ovailobility
of light, oir ond open spoce given fhe limited encroochment being
soughf.
C. Proposed building setbocks will provide o compotible relolionship with
buildings ond uses on odjocent properlies.
Anolysis:
One of fhe encroochmenfs is locoled in an areo fronting fhe Norfh
Fronloge Rood ond therefore hos no impoct upon buildings or uses
on odjocenl properfies. Ihe encroochmenf of the wesf side of the
building of 4' for one sfory provrdes on orchilecturol element to the
wesf elevofion of the building ond due fo londscope cover will be
relotively imperceptib/e lo uses on fhe adjoining porcel.
D. Proposed building selbocks willresult in creotive design solulions or
other public benefits thot could not otherwise be ochieved by
conformonce with prescribed setbock stondords.
Anolysis:
Ihe proposed encroochments allow for creofive destgn solulions fo
the orchitecture of the building without arbitrorily following o
conlinuous sefbock.
Densily Conirol (GRFA):
With respecf to seclion 12-7J-B: Density Control, the projecl is being
developed well below the stondord stoted in this section which ollows for
150 squore feef of GRFA for eoch 100 squore feet of buildoble site oreo.
The code ollows up lo 1 29,896 sq. ft. (150%). Of lhis totol, only 102,229 sq.
ft. is being proposed. Therej is no odditionoldireclion found in the Voil
Comprehensive Plon wilh regord to GRFA ond the project therefore
complies with the PA-2 zone ond is consisleni with the Voil Comprehensive
Plon.
Sile Coverqoe:
With respect to section 12-7-9: Sile Coveroge, the project is being
developed ol o sife coveroge of 63.7%which is below the sloted
stondord of 65%. Since lhe sile is being developed below the prescribed
stondord ond there is no odditionol direciion found in fhe Voil
Comprehensive Plon, the project is in complionce with PA-2 Zone Districf
ond the Voil Comprehensive Plon.
lf you hove ony quesfions, pleose feel free to coll me.
Sincerely,
P*tt -^t*
Dominic F. Mouriello, AICP
Principol
. CHAPTER II . LAND USE PLAN GOALS/POLICIES
o The goals articulatec here refrect the desires of the citizenry asexpressed through the series of pubi ic meetings that werl herd tt;;;;ho;;the project. A set^of initial foals were developed which were then sub_stantially revised after. aiffereit types of opinrtons were uioulni-ori-inthe second meetinq. The goal staiements were deve.l oped to reflect ageneral consensus'-once.the -public had trao ttre opporiuniiy to refrect onthe-concepts and ideas initidlly presented. The diir itailrents were thenrevised through the r.eview proiess with the rasr-Force,:tr.,.,iiunn:in-g";;;Environmntal conrnission and'Town councir ano now'";;;;;;r;a policy guide-l'ine for the Land use. p]an. These goars are to be'used as adopted po1 icy ..,r::lguidelines in the review process for-new developmint p.rp.*f --"---ri-g;;j
_:i':statements should oe used in conjunction with"'in;;a;;;;; Land use prannap, in the eva'l uation of any deveiopnent proposui. ,---,..',irr.5e"s lrJs rlqrr
,,,:
Thegoalstatementswhichareref]ectedinthedesignoftheproposedPlan
are as follows. r! -rv'sY ' 'g''
1. General Grorth/Developrent -' '. ' ::-.:,,,: )
1'1 Vail 'should continue to grow in a controlied environmEnt, naintaininq:,,.i,-:iii,..rla balance between. residlntial, cornmercial and recreat;;r;i";;:;";; .r' ,
serve both the visitor and the permanent resident,
1.2 The quality of the environment incruding air, water and other naturalresources should be protected as the Tow-n grows.
1.3 The quality of deveroprnent shouid be maintained and upgraded wheneverpossibl e
1.4 The original theme of the old vil:l age core should be carried into newdevelopment in the.village core thiough continued imprementation ofthe Urban Design Guide p'lin.
1.5 commerciar strip deveropment of the vailey shourd be avoided.
1-5 Development proposars. on the hir'r sides shoui<r be evaluated on a caseby case basis'._ L_rT-iJ.d-,development may De perrnitted for sorne ro,*intensitv uses in areas that are n-or -nilnty friiol6- *oi"''tn."'i,.rilvf] oor. New projects shourd be carefulry ioniroli.a .no deveroped witnsensitivity to the environment
1.7 New subdivisions should not be permitted in high geo.logic haz:rdareas.
1'8 Recreational and puolic fac-ility developm.ent on National Forest landsmay be permitted where no high hazards exist if:
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a) Connrunity objectives are
Pl an.
net as articulated in the Comprehensive
b) The parcel is adjacent to the Town boundaries, with good access.c) The affected neighborhood can b;;;"orr; in'tn"'i.lirion_r.ringproc e ss .
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1'9 National Forest landJ,l:.n-^l-r...:.1_un999, sold or otherwise iail s intlil;ll! o?J."rl'il'jrr1;*io'"#rTir" op.n space and not be zoned ro
1'10 Development of Town owned lands by^fi1^*
Io*.n. o.f .Vail (other than parks::t.iffiJl'ii tr5'""rir",ljtF";here no hish hazards exist, i r' sucn
1'11 Town owned land-s-sha, -not be sold to a private entity, long te.*leased to a or]11te entiiy-*-.iiu.rt"d to a private use without apublic hearing process.
flI,l.
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1.12 Vai'l should accornm6.l:ia -^-+ ^adeveloped .""".'t,olln|.'9'*"._T:t^l oi' the additionat giowth indeveloped .r.u, iin,Jill areas).
.
exi sti ng
I
weil as iis poteniial f;;;;1rt use.
a desi rabl rt-e
2. Skier/TouristConcerns
2'L ]::##:iilil;S'J'1,.'iIlr':ize its rore as a destinaiion resort whiie
2'2 The ski area owner,.the business colTuniv qrq the Town.! eaders rnorroii5l rt"t:""t1;it.t.tt"t;ti. to tate-Jxitting iacilities and the Town,"unc-
2.3 The ski area owner_ tha hrrciworr toeetn;"-;i'i;ollil'i;:iii;.,::Hlrjl""ll,:H. Town readcrs shourd
t.t.
J".ii ::.?::t:::^ll;_;qeam rr.act as beins a de
2.4 The.conmunity should improvetuni ti es to encourage surnmer
2.5 The community shou.l d improveyear-round tourism.
I and feature
surme r recreati onaltourism. and cultural oppor-
no.n-skier recreational options to improve
preserved and used miore efficiently.
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lili:ilil:1"..'xlrlit:::!'"r.t'oJ"""",0"T'. .t1*"'-I-own
shourd work with theother sporis faciliries ro r."u"'ifr.l"flo'tc aol.f course as well aifacilities. gronar demand for recreationii
2.7 The Town of Vaj.t should improve the existing park and rwhile continuing to purctraie-oiui"rpu.". rpen space lands
2.8 Day skier needs for parking and ac,crdative solutions such as- --cess should be accomrnodated through
a) Increase busing from out of town.t] 5li:'ff:tiiJnti ot 'i"'i',i".n. rnountain by addins additionarql Continuing_to provide temporardj noJititon'Jr srrucrured pa.rtnof surface parking.
2.6
3. Conmercial
3.1 The hotel bed base should be
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3'2 Jr -vi],tage and Lionshead areas are the best location for hotels toserve the future needs of the dest]riati;; ;i;;;
3'3 Hotels are important to the continued success of the Town of vai.r ,therefore conversion to-.onoorlniims snoutd be discouraged.
3'o 9:T:lciar.growth shourd be concentrated iri existing cormerciar areasto accormodate both local and ,iiito" needs.
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3.5
4.
4.1
Yillage Core./Lionshead
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4.2
4.3
4.4
I ncreased
exi sti ng
the Urban
density in
character of
Design Guide
the
each
Pl an
Core
area
and
. areas i s acceptabl e*so I ong asrs preserved through implementationthe Vai I Vi i I age Master pl an.
The ambiance of the Village is
shoul d. be preserved. (Scile,mountains, natural setting,
environrnental qual ity, )
important to the identity of
al pi ne character, smal I iownintimate size, cosmopoi itan
Yai I and .,
fee I i ng,
."eel ing,
be
The connection between the
enhanced throuoh:
Vi11age Core and Lionshead shoul d
a) Installation. of a new type of people mover.b) Improving the _ pedest"ian -iyitein with a creativery designedconnection, oriented toward i nat,ure watr, aiptne garden, and/or., sculptur-e plaza.c) New deveropment shourd be controted to rimit conrnerciar uses.
5. Residential
5'1 Additionar resilgnt-la,r growth shourd continue io occur primariry inf;llilly;, Xr.T...r1 sareas "no u,
"ippropri ate i n ne*
-i"eas
where hi sh
5'2 ::llltlo:tte share units shouid be accormodated to herp keep occupancy
5.3 Affordabre emproye.e ho.us.ing shouid_ be made a.vairable through privaieefforts, assisted by rimite-rt inclni.ives, p"o"r.deo'ij'tnu Town of vai.r,with appropriate restrictions.
5.4 Residentiat oror,.rl..:.1,r_o!tL I..p pace yrith the market place demands fora full range-of housing uypesl r---' r'r Lrr Lrrc rrrdr-KeE pl
l
5'5 The existing emp'l oyee housing base should be preserved and upgraded.Additionar emoroyee housing'ne-e-o-s- shourd be accorrnodated at variedsi tes throughdut the co-rnity.-"'
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6. Conrnunity Services
6.1 Services should keep pace with increased growth.
6'? IliJ"'I,[ !:.Jilt.,1l",rLr""i::1. a rore in ruture deveropment throush
6'3 services shourd be adjusted to keep pace with the needs of peakperiods.
A number of additionar goals were developed as a resurt of the publicmeeting input. These goirs were retaiea to other.r"r.nii of the compre-nensive Ptan such as Fa.r<i ano' i"iie.tion, i;;;r;;;;;iion uno Economicuevetopment' These _are incruded -onlv io"'iiiJ#ri-ro".r purposes. inRppendix B. These qoalt .". noi.o-nrice""a as a fa"t oi-it,. goais adoptedln this Land Use plin.
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Department of Public Worl<s & Transportation
I309 Elkhom Drive
Vail,COBl657
970-479-2 r s8
Fax: 970-479-2166
www.vailgov.com
MEMO
To:
From:
Re:
Date;
George Ruther
Tom Kassmel, Town Engineer
Timberline Roost Lodge Redevelopment PEC Drawing Review
02122/06
The Town of Vail Public Works Department has received and reviewed the Timberline
Roost Lodge Redevelopment PEC revised submittal received 2108/06. The following are
comments that should be addressed prior to final approval.
General Comments
l. The tuming movements shown for the trash vehicle does not use standard
centerline radii. Unless otherwise confirmed a Single Unit vehicle should be
used. Please revise plan.
2. The most recent traffic repofi dated 116105 indicates that left tum lanes are not
warranted for this development, Town staff believe that it is in the Town's
and developments best interest to have the developer add an auxiliary left tum
lane. The current plans reflect that condition however the Traffic Report has
not been updated therefore an official traffic impact fee has not been
generated. The traffic study suggests a25Vo reduction for vehicle trips. This
reduction is not supported. A reduction of that magnitude is not offset by the
existing intermittent transit service, which has an approximate frequency of 30
minutes. The skier shuttle service should not be considered since it may be
eliminated at any time. Because of its location it can be expected that the
primary mode of transportation will be vehicular trips. In the past we have
used reductions of 30% for those developments that are in the village core
area, due to their proximity to a full transit center, a pedestrian village
(restaurants, retail, ski area, activities, etc...)o public transit with 5 to 10
minute frequency, and access to a 1300 vehicle parking gatage. A reduction
of trips on tfte order of | \Vo would be more appropri ate. An updated trffic
study should be submitted.
PEC Conditions of Apnroval
l7
1. The Town of Vail General Notes shall be added. (Notes can be e-mailed upon
request)
2. Please add Utility Signature block and have all utilities sign acknowledging
acceptance of utility impacts and design. All easements proposed to be
abandoned shall be noted and approval from appropriate entities shall be gained.
3. Final Civil drawings shall be approved and meet all Town standards prior to
submittal of building permit. Detailed comments will be provided at that time.
The approval of Civil drawings may take between 2 to 4 months.
4. Approvals from all impacted property owners shall be obtained. A written letter
of consent to the required easements will be required for Civil approval.
Recorded easements will be required prior to construction.
5. All construction staging issues shall be resolved priorto construction including
staging, phasing, access, schedules, traffic control, emergency access, parking,
loading and delivery, etc. . .
6. A Rowrutilitypermit shall be obtained and approved by the Town of Vail and
CDOT prior to commencing any construction within public Right of Way.
7. All improvements within CDOT ROW shall be approved by CDOT including all
Frontage Rd improvements and landscaping. This approval will be required prior
to Civil plan set approval. This includes a CDOT Access Permit and CDOT
notice to proceed.
8. Prior to approval of an Excavation permit a shoring and excavation plan shall be
submitted including; excavation phasing, engineered shoring plans with plan,
prohle and cross sections. Cross Sections and plans shall include all existing
conflicts (i.e. utilities). Any shoring within CDOT ROW will require approval
from CDOT. Any shoring within the Vail public ROW will require Town of Vail
approval and a revocable ROW permit.
9. A Storm Water Discharge CDPHE Permit and all applicable ACOE permits (i.e.
Dewatering) shall be submitted prior to construction.
10. Provide engineered stamped final drainage report, pavement design report,
geotechnical report, and a finalized traffic study,
11. The developer will be assessed a fee per peak hour additional trip generated. This
fee may be offset by specific traffic improvements (i.e. Frontage Rd. traffic
improvements). Based on the Town's review of the traffic study it is estimated
that the net increase in PM peak hour genertated trips will be -49 trips. An
updated traffrc study will be required in order to confirm this. Portions of this fee
may be offset by_traffic improvements made to the S. Frontage Rd. to specifically
include Frontage Rd. roadway widening, Frontage Rd. sidewalk improvements,
and the construction of a transit stop.
12. Provide Art ln Public Places contribution, coordinate with AIPP.
13. The S. Forntage Rd. improvements shown shall include necessary
li ghtin g/irri gation/s i grrage.
14. The proposed Bus Shelter should be moved to the Southwest comer of the
property and an easement provided.
15. The pedestrian connection between the bus stop and Meadow Ridge Rd. shall be
within a dedicated Public access easement. This can be dedicated in conjunction
with the drainage easement in this area" however the l0' proposed drainage
18
easement should be widened to accommodate the walk plus a 2' buffer and also
be named as a general utility, drainage, pedestrian access easement.
16. The continuation of the concrete pedestrian walk from the proposed bus stop to
Buffehr Creek Rd should be required, the walk shall be a minimum of l0' wide.
17. Benched walls must comply with the Town of Vail Development Handbook
standards and have a minimum bench width of 4', one benched wall at the east
end of the property is shown at -3.5', t}is should be modified.
18. Parking structure will require a sand/oil structure.
19. Show snow storage area should not conflict with landscape vegetation.
20. The Cross slope ofall parking spaces shall not exceed 8olo.
21. The proposed concrete walk shall include a 2' shoulder. The area just west of the
east entrance will require some slight modification to accomplish this.
22. Guardrail and/or safety rail as required will be necessary on all three sides ofthe
parking structure entrance.
23. Building cannot be built over existing easements as shown without those
easements being abandoned. This requires approval from all interested utilities
and relocation ofany existing utilities.
24. An easement should be provided at the Northwest comer of the property to
provide for the exisfing encroachment of the roadway, drainage and snow storage.
This shall include the existing asphalt and shoulder area and a 5' buffer area for
snow storage and guardrail.
25. The site plan indicates two way traffic within a 16' drive lane. Minimum with for
two-way kaffic is 22'. Please modify site circulation plan.
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Februar
oy5 , 2JC6
Vall- Town Councll
"Proposedlstructure to replace the Roost
Dear Councll members,
On January 25r 2C06 we were surprleed to learn of theproposed structure to replace the Roost. It was klnd of Warren
Campbell to meet wlth us on short notlce to explaln Tlnberllnergproposed proJect.
Because we are dlrectly behlnd the Roost on l/ieadow Rigge RoadH1llslde Condos Unlt IC'r we rea]lze how the proposed strucfrlre w111affect not only us but the entlre nelghborhood. The proqoeedstructure w111 affect both the North Frontage Ro'ad and dlrectlyacross the South Frontage Road because 1t w111 be very v1elb1efron the South Frontage Road as we1l.
The proposed bulldlng 1s courpletely out of character wlththe archltectural style whtch dlstlngulehes Va11 fron other sklresorts, and other towne--even close-by down va11ey to the westof Va1I. Take a look at the Donovan Park Comnrunlty Bu1ld1nglocated on South Frontage Road across fron the Roost. Th1 sbulldlng has been thoughtfully deslgned to reflect an alplnearehltectural etyle, uslng real- wood tlmber, vaulted ce11lngIn harnony ulth the character of a [gk1 lodgeil approprlate to thecharacter and deslgn theme whlch epbtomlzes ValL. Thls ls a taste-ful1y deslgned structure whlch flts lnto the l-andscape and wlthother structures surroundlng lt. Take a look at the Clty Market,a commerclal bulldlng, to see how well 1t flts lnto the area ofboth conmerclal and resldentlal bu11d1ngs. 1t wae deslgned toreflect a roof-llne and bulldlng helgiit which flts lnto theexlstlng landscape to enhance the nelghbortrood and reflect thecharacter of a Mountaln Vl11age. Take a look at the lovelyhdupBeres
above the Roost whlch have been conetructed more recently and add
"Valuett to the nelghborhood and enhance the entlre sk1 area.
These structures flt ln archltecturally. On both sldes of the I70(both North and South Frontage Road, wlth the exceptlon of VAIL
RUN (whlch 1s NOT pretty) the attenpt has bden made to enhance the
appearance of Vall to the West. The proposed Tlmberllne structure(whether Marrlot or anyone eLse owns lt) w111 stlck out l1ke a
"SORE THUMB'| and be an unattractlve, depresslng, cheaper, low-rentdlstrlct part of Val1 and not somethlng whlch rnost people wouldeonslder to represent Vall or the kind of a place Pete Selbert and
Earl" Eaton had 1n nlnd--and I doubt 1f Adam Aron would approveof the structure elther.
I understand the lntent of the town councll 1s to provlde
rooms fon sklers at a nore affordable price than some of the rmng
1n Golden Peak, the Vlllage or Llonshead. There ls no reason whythls cannot be achleved ln a structure r^rhich wl1l- f1t 1n wlth theexhlstlng contours of the land and the other archltectural etructures
more conslstent wlth Vallre characterlstlc deslgn standards. Astructure whlch would be possibly J storles from the ground level(meanlng one more story hlgh than the exlsting Roost) wlthoutcuttlng lnto.the h111s1de, wlthout pushlng the bulldlng back, wlth-out "fudglng" on helght measurement, wlthout coverlng the entlreexlstlng 1ot, but wlth dlgglng down for underground parklng.
I
o
tlThere has to-be a solutlon for provralCroona for sklers
conpatable wlth tkre archltectural style that enhances Valf and
doe-s not trrn Vall lnto Just any other netropolltan area (wh1ch
1s where these cookle-cutter Marrlot or any other hlgh-rlse
cheaper places to stay abound). As propoeed a roon wlth kltbhen
fac111t1es wltl not be brlnglng the eklerg back.to the vllIage
for dlnner, or breakfaet, oi Linch. Tfrey w111 rr cook-lnrr and notileat-out". But that w111 nake 1t more affordable for a skler to
stay overnlght.
The proposed structure would conpletely change the present
character of the resldentlal nelghborhood as we know 1t on Meadow
Rldge Road. The hones whlch were bul1t 0n the '70's, and Hl11s1de
Condos, uhlch were bul1t 1n 1977 eave all of the sklerg--honeownerst
condo owners, the beneflt of a beautlful vlew of the raountaln,
wlth mornlng, nldday and afternoon sun. The proposed structure
would completely block out any chance to eee any part of the entlre
Cascade ffft ffhe or anythlng but the very 'r tlppy-topfl of the
nountaln. The street w0uld be completely dark and blocked fron
any natural eunllght. And now lnetead of seelng etars and the
moon, the nelghborhood w1ll- eee wlndows wlth some llghtsr other
man-made electrle,l l1ghtlng whlch penetnates thennatural qulet.
evenln8 atnosphere, vents fron bulLdlngsr snoke, exhaust and all
of the other unpleasant necessltleg whlch go wlth congested over-
bullt dwe111ng. As the Roost presently stands, the etructure
lends ltsetf to a nelghborhood. feel because lt flts lnto the space
as lt was orlglnally bullt. The 'BC'e addltlon was done ln a way
whlch was not destructlve to the character of the nelghborhood.
The Roost 1e frlendly. Meadow Rldge Road ls a place l'rhere people
take ualks wlth thelr dogs and klds now--but wlth the proposed
structure the pleasant walks w111 no longer be posslble--lt would
be nore llke walklng behlnd a wall through a long dark tunnel.
Respect for people who came and settled 1n Va1I ln the lat,e
'63ts, '8Ors and tSCrs should be lmportant to the town councll
and a part of the hlstory of the town of Vall. These people were
lnvolved ln the growth and are part of the foundatlon of the town.
These people are the loyal eyery day sk1 ers, tax payers, perroanent
reeldents, salt of thre earth of Va1l. T'hese people attend the
churches, own and work ln the shops, work on the mountaln and
are a valuabl-e part of the glue of the communlty of Va1}.
TThe STATE 0F THE TOWN REIOR?, prepared for Annual Connunlty
Meetlng, hosted by Vall Town Council and Staff, rlanuary 12r 2OC6
shows a maJorlty of factore ln favor of some structure at the
Roost other than the present proposal.
1. In a nessage frorn Mayor Rodney S1lfer he stateg 'ras
leaders we are contlnulng to do our part to make sure these
developments are ln keeplng wlth Vallrs character and charm--the
key qualltles tbat contlrbute to Vall-ts success as a destlnatlon
resort." The proposed structure 1s hardly ln keeplng wlth Va1lrs
character and charn.
2. Natlonal and Reelonal Trends do not support an acceptance
of the proposed structure: thl s 1s not what aglng baby boomers
would llke; travelers v111 be staJlne 1n thelr own reglons--not at-
thls structure; women over 40 wlll not be sk11ng as much,..they
also w1ll not be lnterested 1n kltchen facl11t1es; the return of
tlre lnternatlonal vlsltor. ..w111 not be staylng at the proposed
structure; lncreased competltlon resultlng 1n vlsltors staylng 1n
thelr own reglon precludes they w111 not be staylng 1n thls proposed
l oaee 1
structure; ev:.oenE of I-?C congestlor. "t"u"f shows that thls
structure 1s not helplng to al-]evlate ttrls problem but 1s
actually contrlbutlng to 1t; the changlng dynanlcs of second
homeownere ghows that they w111 not be candldatee for th1 s
proposed structure--they w111 not retlre to an 850 sq. ft resldence;
other lnpllcatlons reported wl11 have no affect posltlve or neSatlve
on the proposed structure.
3. The communlty of Va11 deroographlc shlfts' populatlon
proJectlons, employment have l1ttle bearlng on the proposed
structure. However when only 4O/" of Vallts houslng unlts are
occupled fult t1ue, when new reeldentlal growth 1e occurlng down
valley and condo prlces are lncreaslng thls does not substantlate
expected eale of J9 resldentlal unlts. (The unl ts w111 be too
snalL for ful1 tlne sesldences anil too hlgh prlced.)
4. In terns of the economlc factors--when salee tax ls the
townrs largest s1ngle revenue aource the proJected structure does
llttle to help. Nelther does reta11 sal-es. The people who wouldposslbly be attracted to the proposed structure wlIl not be out
" shopplng" .
5. The long term f1nanc1al health of Va1I looks good and w111
not be slgnlflcantly affected elther good or bad by the proposed
structure--tLlerefore there 1s no good reason to a.cprove lt Ln ltts
present proposal .
6. In the ma.rketlng and tourlsm, research shows the lnportance
of shopplng and dlnlng to the flnanclal well-beIng of the town.
The propoeed structure w111 not posltlvely contrlbute to thls.
The people who would stay ln thls structure w111 be conlng wlth
grocerles and gear "ln-tow". liopefully they w111 be bulnlng a
l1ft tlcket---but 1t w111 probably not be at ilfuLl prlce"
7.The Issues and Opportunltles Report emphaslzes that a
sense of connunlty 1s lmportant. The proposed structure wll1
very deflnately negatlvely affect the sense of co&nunlty. Thls
need for respect for people and comraunlty has been mentloned on
page 2.
BJn terms of lnfrastructure the proposed structure w111 only
add to the I*70 problem.
9.In the Town of Va11 Areas of Focue for 23n6--Leadershlp and
Partnershlps--a Partner Outreach Goal to Explore opportunltlesto lnvolve part-t1ne resldents ln bu11d1ng Vallre Sense of Corumunlty.
1s 1dent1fled. Th1 e sense of comnunlty can be otrengthened by reepectln,
the 'ro1d tlme'r reeldente and not a1lowlng an archltecturally
'rm1sfl t'r eeected whlch would completely doxnlnate the landscape,
block out the sun, block out the vlew of the nountaln, and generalS-y
look l-1ke 1t does not belong ln Va11.
In the 2OO5 Year-End Revlew p.6 p1ann1n8 lnltlatlves 1t 1s
mentloned "that the Roogt Lodge fras fl1ed a redeveLopnent appllcatlon
for a new hotel and dondonlnlun proJect. Vlhen completed, the new
eub-area plan w111 recommend ways to address ap,oroprlate connunlty
and conmerclaL uees, 1nc1udlng pub11c lmprovements, archltectural
character and deslgn themes assbclated wlth lanclscaplng and slgnage.'l
The questlon st111 remalns to be answered--WHAT IS THE ARCIIITECTURAL
CIiARACTER OF I'TIE PROPOSED STRUCTURE SUBIVIITTED TO REPLACE lHE ROOST?
paSe +
In our oplnlon the anchltectural character of the proposedstructure to replace the Roost ls as has been nentloned--tnat ofa cookle-cutter, hlgh-rl ser.Just off the lnteretate overnlghtaccoslnodatlon found 1n any 'rrun of the n11]'r area across thenatlon. The archltectural character doee not reflect the Val] stanof excellence as exhlblted 1n the "record constructlon" bulldlngproJects the town councll hag been proud to approve and fac1l1tate,The proposed structure w111 not add to Vallrs appeal as a greatplace to l1ve, work and p1ay.
Respectfully and slncerely,
Adelle C.
o
dard
;,",'-n'''/ <-'ril. f/k k -;:JLM. Plcklne IIl
Howard "sk1p" & Ade11e plcklng
HlIl-slde Condos Un1 t C
Meadow Rldge RoadVal1, AO 81657
970-476-42C8
l0O Longvlew LaRd
Johnstown, PA 15905
814-255-4256
o
H111e1de Condo Unlt C
Meadow Rldge Road
Val.1, CO 81657
970-476-4208
Slneerely, ,, n
M"-atrl /(@
Howard !1. Plcklng lII
/') \
a*zag. {"cA'
Adel-le c. Prcirrn)
February 5, 2JC6
Va11 Town Councll
t'Proposed'r Structure to replace the Roost
Dear Councll members,
Thle letter 1g meant to accornpany my wffe's letter of February!r2006,
whlch I futly dndorse..
In addltlon to the lnapproprlateness of archltectural deslgnto enhance the character of the communlty that Adelle addresses, I
have a couple of matters that trouble ne.
Not1f1cat1on. I eee that notlf$lng the Presldent of a CondoAssoclatlon 1s deemed sufflclent 1n the code for code changes. Ibelleve 1t would be more equltable (I don't know the 1ega1 1mpl1cat1ons)to notlfy adJacent property owriers, not Just assoclatlon heads.
Unlese dlrected to do so, assoclatlon preeldent does not speak forne. In thls case we are "laterrwlth our observatlons due to a less
than rlgorous condo assoclatlon notificatlon eyeten. Thls questlonable
notlflcatlon systen may also apply to the code changes 1n the nldt9C's
for the Rooet property alluded to 1n the pub1lc ire&os.
Bu1ld1ng HdAght. It aeens to me the helght questlon 1s legltlmate
slnce the lntent, as I understand 1t, was to prevent'rv1ew blockage",
not to enable lt. It appears the "proposedrr bulldlng was deslgned
from a Ph11ade1phla lawyer's perspectlve, rather than an archltecttrylng to accomniodate an enterprlse lnto lts surroundlngs.
Buslness called me home ln late January. We w1]l- return on
February 24, 2Q06. Please advlse us at the ]lsted addresg (phone
81 4-255-42i6) as to our rlglrts, standlng, and tlrnlng to addrese thls
lssue ln person wlth councll and or othere.
l0O Longvlew Lane
Johnstownr PA 15905
814-255-4256
Vail Town Council
February I7,2006 RE: Roost lodge redevelopment
o
Dear Council members:
r am opposed to certain aspects ofthe proposed pran for the Roost redevelopment.
I understand that the ailowabre total height is 4g feet. That is what you tord me at thecouncil meeting last week. Thatheight-rto"r torn to conform to the surrouniting buildingheights' The Eastern section of the fi'uilding; i "- tora by Kevin Degan is prcposed to bebetween 69 - 70 feet tail. This I do "rr ""a?.rt*d and neither ao trr", otl-o. pponents of
;Tt3jtr'
ofwhich there are marv. How cau thar be approved if i"JJ;e l,:ight limit is
I have been told rhat in ,.?lJ_r!1r1** a change in how height measuremenis werecalculated. 70 feet is MUCI ro HIGH. It oJo not con brm to the neighbc.hood and isnot in keeping with the spirit ofthe,uoounAing **
In your state of the Town Report Mr- . slifer predged on Lie behalf of the Town councir
::qr9]lc d"ydgn*g projeas in the Town oif,ail o*rot" will be to ensure theseprojects are designed in a responsibre manner that tl"i *i" r,*"pi"g"*iii'v"lr,,character and charm.
I hope you will consider how this project does not appear to be in keeping witii yourpledge to the citizens in the Town of Vail
----'."-
Sincerely,
?t*rtl; xp.*4^r-"^
Phyllis Dickson
ll:t{* Capsrone Townhouse Association
1817 Meadow Ridge Rd.
Vail, Co. 81657
" ChateauTremonteD-12
, 1890 Lions Ridge LooP
" Vail,C081657
' Phone: 970479-7891
. Fax970-479-7891
BillKassW@aol.com
2-18-2006
TheTown Council
Toum ofVail
75 South Frontage Road
Vail, @ 81657
Re: Ihe Roost Redorelopment
Genflemen;
My wife and I recently had the oppoftunity to hear a presentation by the dorclopen, Timberline, of
their plans for rederrelopment of the aforementioned property'
lam amazedthatthe PEC and DRB have allowed them t0 procced with a sixstorysecrtion of this
property when height restrictions are 48 feet. By their ovrn admission, the building proposed will be
in excess of 70 feet.
lfthis variance goes thru, I can assure you thatthe owners ofthe adjacent propertyto the Eastwill
move to build additional 70 feet structures to the Post 0ffic-e. Ihis will create a density and that will
create congestion on the North Frontage Road and increased noise to the South as a result of the
Sound Board created bythese structures,
Additionally, there has been little if any consideration to landscaping on the back or North side of
the structures.Ihiswill be the view of otisting residential buildings afterthe new structures have
eliminated some of theviento Donovan and Mattethorn areas.
I assume thatthe Gentlemen of the VailTown Councilwill not be deceived by the explanations of
how a 70 feet structure falls within 48 feet height resUictions. Six stodes' is not Four.
SincerelyYourc,
-'// , ,/
- i2a4-.-vYt-4)
BillAnd KassWeiss '/
CC; Vail Daily
George Ruher
DRB
KayFeny
o ?Eczlrtlob
PEC
zlztlob
Vail Town Council
February 17,2006 RE: Roos Lodge redevelopment
Dear Council members:
I am opposed to certain aspects ofthe proposed plan for the Roost redevelopment.
I understand that the n!y*I" tol{ hgisht is 48 feer. That is whar you tord rne at the;:frJ ffi'H*[H!.- *:l.nJ'rt',"dol.";' to conform to tr," r,rrroun.iing bu'ding
**H*,#i+jfui1HTJ.#,*H,T"X*ami;i:n*t:;
48 feet? -"-'3 are ma ry' How can that be approved iii"aJrir" r :ight rimit is
I have been told that h :?ll_tg" was a change in how height mearuremenis werecarcutated. 70 f@t is MUGH ro riidg. "ffi*
not in keeping witt trre spirtt-"r;" ,-*oiff"l$.con brm to the neig;hbc-hood and is
In your state of the Tovm |epo1t Mr. slifer pledged on lue bebalf of the Town councilregarding deneropment p-j.a" i" th" i;;Tffir1 o* rore wilr be to enzure theselffi:ffijfiH in a responsibbr;;'thr they are in keeping with vail,s
Itope you will consider how this project does nolpledge to the citizensln trre Town of vail : appear to be in keeping wit,; your
Sincerely,
U4 /9"-.d"t--,
Phyllis Diclaon
T:r:{"_* Capstone Toumhouse Association
lHi'Si#RidgeRd
HowARD M. PICKING III
IOO LONGVIEW LANE
JOHNSTOWN, PA I 5905
February 23,2006
Fax-970479-2452
Doug Cahill, Chairman and all members of the Planning and Environmental Commission of the Town of Vail
Margaret Rodgers, Chairman and all members of the Design and Review Board of the Town of Vail
Dear Members,
Regarding the proposed structure to replace the Roost, we have several concerns:
The proposed structure does not fit the character of the neighborhood - ARCHITECTURALLY.
Architecturally the proposed style - "high-rise", "cookie.cuttef , "off-the-interstate" or "beside the airport
overnight accommodition" found in any "run oithe mill" area across the nation{oes not reflect the Vail
standard of excellence in building design.
Consider the buildings in the neighborhood. The Donovan Park Community Building located on South
Frontage Road across 170 from the Roost has been thoughtfully designed to reflect an alpine architectural style'
Here real wood timber, vaulted ceiling and other features are in harmony with the character of a "ski lodge"
appropriate to the character and design theme which epitomizes Vail. The Donovan Park Building is a tastefully
designed structure, which fits into the landscape and fits with other structures surrounding it. The proposed
structure for the Roost in comparison will stick out like a'SORE THUMB".
Another building just to the West on the North Frontage Road, the City Market, a commercial building in
a residential neighbornood, fits into the area of both commercial and residential buildings. lt was designed to
reftect a rooflineLnd building height, which fits into the existing landscape to enhance the neighborhood and
reflect the character of a mountain village.
Take a look at the lovely duplexes built on the ridge above the Roost. These residences have been
constructed in a typical upscale-mountain residence style, which adds value to the neighborhood and enhances
the entire ski area.
The proposed structure does not fit the character of the neighborhood-S|TE WISE'
The proposed building is pushed back to the limit of the property line, covers too much of the property'
proposes to cut into the hillsid-e to change the contours of the land which "Mother Nature" intended. There are
several problems associated with this. Cutting into the hillside changes the flow of the ground water
(undergiound and on top of the ground). Cutting into the hillside tends to make the land and adjoining land less
stable.- Cutting into the
'hillside
creates a need for a large retaining wall, which can be dangerous and is by
nature @t1gfu. How can such a wall be landscaped or be incorporated into the existing neighborhood.
The proposed structure looks like someone trying to fit a piece of a puzzle into a place where it does not
logically fit. ihe design for the proposed structure do6s not make sense and does not look right or feel right-for
tn! neilnOorhood. (Awell-resp'ected lawyer once told me how to know if something was right.or wrong - lf it
looks right, feels right, makes sense and is logical - it is probably right. lf it does not look right, feel right' does
not maie sense and is not logical - it is probtbv not right.) In this case, the proposed structure does not look
right, does not feel right, doei not make sense and is n-ot logical - and it is not right for this neighborhood lt is a
'&ntrived" structure,lrying to fit too many bodies into too small a space. The structure does not impact the site
in a positive sense. lt ii too nigh, too striight, pushed too far back, and uses too much of the space available on
the lbt. lt has too much bulk and too muctr mass to fit into the neighborhood/mountain community.
The proposed structure needs to be redesigned in a manner, which calls for stepping a building back
gradually fitting into the existing contours of the land and the surrounding buildings.
The proposed structure does not fit the character of the neighborhood - RESIDENTIALLY. Although it
has been stated that the proposed structure meets "Zoning Requirements" for a spot zoned public use parcel of
land, which is located in a completely residential neighborhood, meeting that claimed zoning requirement does
not make it "right" - morally or ethically. lt meets the technical height requirement because it has been pushed
back on the parcel, designed in such a way that the eaves are stepped back so that the measurement will fall in
a certain way and the building height measurement begins on a level not consistent with the level of the Roost
but already starts a measurement from a higher level because of a zoning "clause" allowing for some
CONTRIVED elevation which is "projected" and not verifiable in fact as the land sits there today - and has been
sitting there for many, many years. The effect of the height allowance does not fit into the residential
neighborhood. The proposed structure will be higher than any building in the area. lt will block the view of the
mountain for at least ten residences behind it and will impact on many more residences on Meadow Ridge Road
and the surrounding area. lt will block out the sun and the stars. lt will pollute the neighborhood with electrical
light, vents, smoke, exhaust and all of the other unpleasant necessities, which go with congested over-built
dwellings. Meadow Ridge Road is a place where people take walks with their dogs and kids now - but with the
proposed structure the pleasant walks will no longer be possible - it would be more like walking behind a tall
wall through a long dark tunnel with a precipitous retaining wall just waiting for someone to fall over. In the
present proposed plan there is no room for proper landscaping befitting an upscale mountain ski town like Vail.
Realistically, there has been no aftempt on the developer's part to make this proposed development lit
architecturally, site-wise, residentially, or landscape-wise.
We understand that the intent of the town council is to increase the number of hotel rooms for skiers and
there is no reason why that cannot be achieved in a structure which will fit into the neighborhood with the use of
natural materials, i.e. real wood and real stone, stepping a building back to fit the existing contours of the
land/site and a roof line in harmony with the neighborhood which will not negatively impact the residential area.
A building which will show respect for people who came and settled in Vail and are a part of Vail's history -
people who were involved in the growth of Vail, loyal every day skiers, tax payers, and permanent residents;
people who attend the churches, own and work in the shops, work on the mountain and are a valuable part of
the immediate residential neighborhood surrounding this small parcel zoned "non-residential" by an accident of
history rather than by an appropriate land-use plan. A structure which is proportionate in its bulk and mass to
the character of the neighborhood and which will contribute to beautifying the area and add to Vail's appeal as a
great place to live and work and play - that's the structure that should replace the Roost.
Sincerely,
Caua,f,?,-/^*T
Adelle C. Picking
n/)N"eW /,',Ug;
Howard M. Picking, lll U
Howard & Adelle Picking
Hillside condos Unit C
Meadow Ridge Road
Vail, CO 81657
9704764208
Picking
100 Longview Lane
Johnstown, PA 15905
814-2554256
814-241-0090 (cell)
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Description of the Requesti Vaiance from Desion Guidelines. Section 3. minimum centerline tuminq
radius of 40'
Location ofthe Proposal: Lot: 9-12 Blockt
-
Subdivision: Buffer Creek Resub
Physical Address: 1783 North Frontage Road
Parce! No.: 210312302001 ( Eagle Co. Assessor at 970-328-8640 for parcel no.)
Zoning: Public Accommodation -2 (PA-2)
Name(s) of owner(s): ttmgpga.rrsa 94ffif $UeO,U^,
Phone: 476-1464
0wner(s) Signature(s):
Name of Applicant: Represented bv Mauriello Plannino Grouo, LLC
Mailing Address: PO Box 1127. Avon. CO 81640
Phone: 748-0920
E-mailAddressimAudgllolocomeastngl-Faxz 748-0377
EGEIVE
WN OF VAIL
Application for Review by the
Planning and Envinonmental Comm
Depaftment of Community Development
75 South Frontage Road, Vail, Colorado 81657
Iel: 970.479.2139 fay.r. 970.479.2452
web: www.ci.vail.m.us
General Information:
All projects requiring Planning and Environmental Commission review must receive approval prior to submiBing a
building permit application. Please refer to the submittal requiremenb for the particular approval that is requested.
An application for Planning and Environmenbl @mmission review cannot be accepted until all required information
is received by tfl€ Community Development Department. The project may also need to be reviewed by the Town
Cruncil and/or the Design Review Board.
Type ofApplication and Fee:
Rezoning $1300
Major Subdivision $1500
Minor Subdivision $650
Exemption Plat $650
Minor Amendrnent to an SDD $1000
New Special Development District $6000
Major Amendment to an SDD $6000
Major Amendment to an SDD $1250
(no exterior modifrcations)
Conditional Use Permit
Floodplain Modif ication
Minor Exterior Alteration
Major Exterior Alteration
DeveloDment Plan
Amendment to a DeveloDment Plan
Zoning Code AmendmentX Variance
Sign Variance
Mailing Address: 12 Vail Road. Suite 600. Vail. CO 81657
[T,HT-$t'?fP.n**
January 3l , ZOOG
Tlannnq and Enuronmental Commeston
clo Georqe RuLher, AICF
Cfief ot Planntnq
Town of Varl
75 SouLh frontaqe P<>ad
Vail, Colorado 6l G57
Re: Vatance AVV\cahon for Trmbeflrne Lodqe - Turnrng Radrus
Dear CommgEtone(5:
After addbonal analysts al thef mberhne Roosl Lodqe ft hag been delermtned
that we are vnable lo comply wrth lho Town's dea4n standard whtch reqvffes a
Lurnnq radus ol 40' Ior the exft lane oI our ?arhnq ram? ae ft aVVroaches the
gvrface. We have worked lor several weeks lo try to comTly wtth the slandard
and have tound that q:en Lhe narrowhess ol lhe sfte and Lhe need lo growde
gtructured parktnq on the stte we arQ unable Lo make meel lhre sLandard. We
beleve we have Vrouded an adequate means ol extlnq lhe aLe thal wrll remarn
sale and etlctenl and have apvlted lar a vanance lo allow the use ol a 30' radug.
Backqround
The Town ol Val Developmenl Slandbrds fiandbook, 3ecilon 3, ncludes Lvrnnq
radvg sLandards tor anqle-tamiy and two-Iamtly readenltal ?roJect5, mvllple
Iamrly VrolecLs wtth 4 Lo | | dwellnq unts, and mvlttVle Iamrly Vrolects wrth more
than I I dwelln1 unftg. fhe mrnrmum cenlerltne lvrnnq radl are 20' , 30' , and
40' resVecltvely. I beheve the Lheory behnd the dtltenn4 radvs gtandards are
not. based upon the ablty of vehcles lo make a cerLan lvrnnq radtvg bvt baged
vpon lhe 9?eed or volume of trallw (r.e., wrth qreater number of vehcleg ft e
more comtortable Lo have a mare qenLle radue).
lmberhne Lodqe Aw|cahon oI Standard
The proposed ste Vlan and trallc ctrcvla on dtaqrams show lhat delwery vendee
can eacly accees Lhe Vroperty and extt vlltztnq the 40' radug. De\ ery trvcks
are nol acceslnq lhe parknq structure; only cars. Cars exitnq the Tarhnq ramg
are able to ext lhe VroVerty alonq a 30' cenlerltne radtvs but cannol
accommodaLe a 40' cenlerltne raduE wrthout severely com?romtrnq lhe bvldtng
and lhe sfte Vlannnq. A Vassenqer vehrcle can easly rnaneuver a lurn on a 30'
centerlne radus and Lherelore the stle wrll functron etltctently and sately.
V anance Reqvest
fhe OeveloVmenL 1tandardE llandbook Etates'vanances lo the DeveloTmenl
Standards may be allowed when ?racical dfiItcvltres and vnnecessary ?hyscal
hardshrps nconastent wrth he ?w?ooe and nLent ol the Develo?ment Standarde
enst." fhe aVpltcalton of the 40' radus VresenLs a Vracttcal dtfhcvlty and a
Vhyacal hardshtV as apVled to the prolect. The 5fte B very narrow and wth Lhe
need lo Vrovtde strvclured Varhnq on lhe ate and Vrovtde ?ro?er acceal lo Ehe
Varhnq there s not enovqh (oom on the VroVerLy to Vrovde a 40' radus
movement.Ihe lown'z develapmenL sLandards allow a 30' radus when acceslnq
I I dwellnq vntts. 3o tt $ nol a maller oI whether a veficle e caTable ol ma\nq
a 30' radls, rL B a matler of conventence and VerhaVs e?eed (t.e., tl E eager
tor a dr:er to maV< a wder Lurn raLher lhan a more narrow Lurn). Addhonally,
vehcleE are able Lo aVVroach the North frontaqe Road rn a Verpendrcular
postlon belore advananq nLo the roadway. 3o thts varnnce reayuesL doeg nol
drmrnrsh the saleLy of the ate or the overall tuncbonaltly ol the stte bvl may
redvce Lhe speed al whtch one can comlortably exl the Vroperty. lt should be
noted LhaL the trallc areas a(e heated. makrna lhe ctrcvlalon lhal mvch more
sale and efloenl.
The cvrrenlRoosLLodqe property tg nonconformnq n many asVects that the
VroVosed Vlan remedtes or [n?rove5.
r The 7A-2 zone detncl reqvvee lhat alleaELT5Vo ol the reqwred Varknq
be localed wrthrn a sErucfu(e and ddden lrom pvbltc vrew. All of the
extsltn7 Varhnq E localed on the svrface and n full vrew by the pvbfic. Ihe
proVosed ?rcJect Vrovtdee mare lhan 75Vo ol the reqvtred Tarktnq tn a
slructure ouL ol Vubhc wew.
c Ihe ?A-2 zone dglrcl Vrohtbts Varktnq 9?ace5 localed rn the front
setback. fhe extsilnq svrtace Varktnq e located wrthrn the front gefback.
fhe VroVosed Vlan removes all Varhnq lrom the lront setback.
The condtbons thal are bernq remedred have added lo Lhe need tor lhe va(tance
due to lhe need to gLrvcture the VarAnq belaw qrade accegged by a ramV -
V anance Reuew Cnterta
| . fhe relatronEhp of the reqvested vanance to olher ensbnq or TolenLtal
vgeg and gLrvctureg n Ehe vtctnLv .
2.
Our Analvsrs:
The VroVosed vanance wrll have httle, rf any, mTacl on the on other
ensltnq or potenilal usee n lhe netqhborhood. The furntng radtus only
allects the cars extnq lrom the ?rc?efty and ft anythtnq the reduced
radNs wrll slow lhe advance of cars lo the Frontaqe Road thus reduanq
Votenbal conlltcts wrlh tratlrc rn the vrcrntty.
fhe deqree to whrch rehef from Lhe slfict or \feral nterpreLabon and
enlorcemenl ol a sVectied reqvlaion E nece55ary to acheve comTaltbtltty
and unrformrty of treatmenl amonq ales n the venfty, or to atLatn lhe
oblecltves of lhrg trtle wrthoul qranl ol speaal Vrvtleqe.
Our Analvsrs:
Ihe VroVosed vanance wrll allow lhtg sfte lo meel the obpchves oI the
Tonnq Code and development sLandards wrthout a qrant ol s7eoal
Vw eqe. The Vracltcal dtffrculles and Vhyacal hardshry ol the Etncl and
ltleral nlerVretaLton oI lhe Elandard wovld cause aqnlcanL mqacls Lo Lhe
develoVmenl of Lhr. sEe. fhe narrownegs ol lhe Efte and Lhe need lo
Vrowde underqround Varktnqhas creaLed the hardehps relaled lo thts
slandard. Snce lhe lralIo areas are healed lhere s a redvced need Eo
Vrowde wtder cvrves. None of Lhe other ?roPerleg tn lhe area are zoned
Ior lodqrnq lactlftteg and lherelare ?ro?e*te5 n lhe area are already
treaLed dttlerently due ta zontnq.
3. the eltect ol lhe requested varance on ltqht and ar, dtstlbvbon ol
poVvlalton, Lrans?oftaLton and tralltc facrltueg, Tublc laaltiles and ullfties,
and publtc salety.
Our Analvsrs:
fhe VroVoted vaflance wrll have lrttle, rf any, ffi?acl on thege $gves. Ihe
only mpacL e lo the sVeed al whrch a vehtcle can exl the TroVerty, whrch
wtll be redvced by the proVosed vaflance.
lf you have any ques ons, Tlease leel Iree Lo call me.
Sncerely,
Domrnrc F. Maurrello
Prnopal
Application for Review by the
Planning and Environmental Commission
Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
tel: 970.479.2L39 fax: 97O.479.2452
web: www.ci.vail.co.us
General Informationr
All projects requiring Planning and Environmental Commission review must receive approval prior to submitting a
building permit application. Please refer to the submifral requirements for the particular approval that is requested.
An application for Planning and Environmental Commission review cannot be accepted until all required information
is received by the Community Development Department. The project may also need to be reviewed by the Town
Council and/or the Design Review Board.
Type of Application and Fee:
--t.,-l II
^-/II'rll
tl In
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\su
FL
n
!
!
!
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tr
Rezoning $1300
Major Subdivision $1500
Minor Subdivision $650
Exemption Plat $650
Minor Amendment to an SDD $1000
New Special Development District $6000
Major Amendment to an SDD $6000
Major Amendment to an SDD $1250
(no extenbr modifications)
tr Conditional Use Permit $650tr Floodplain Modification $400tr Minor Exterior Alteration $650tr Major Exterior Alteration $800tr DeveloDment Plan $1500tr Amendment to a Development Plan $250tr Zoning C.ode Amendment $1300E Variance $500tr Sign Variance $200
Description of the Request= Rezoning of Roost nroryrty to new zone district PA-2
Location of the Prcposal: Lot: 9-12 Block: SuMivision: Buffer Creek Resub
Physical Address: 1783 North Frontage Road
Parcel No.: 210312302001 ( Eagle Co. Assessor at 970-328-8640 for parcel no.)
Zoningr Public Accommodation (PA)/Prooosed zonino Public Accommodation - 2
Name(s) of Owner(s): Timberline Roost Lodge. LLC
Mailing Address: 12 Vail Road. Suite 500. Vail. CO 81657
Phone: 476-L464
Owner(s) Signature(s):,(JL
Name of Applicant:
Mailing Address: PO Box 1127. Avon, CO 81640
Phone: 748-0920
E-mail Address:mauriello@comcst.ffi Farc 748-0377
12D1/05
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
January 9, 2006
A request for a final recommendation to the Vail Town Council of a zone
district boundary amendment, pursuant to Section 12'3-7, Amendment, Vail
Town Code, to rezone Lots 9-12, Buffehr Creek Resubdivision, Roost Lodge,
from Public Accommodation (PA) district to Public Accommodation -2 (PA-2)
district, located at 1783 North Frontage Road, Lots 9-12, Buffehr Creek
Resubdivision, and setting forth details in regard thereto.
Applicant Timberline Roost Lodge L.L.C.
Planner: George Ruther
[.
SUMMARY
The applicant, Timberline Roost Lodge, L.L.C., has submitted a development review
application to the Community Development Department to allow for the rezoning of
Lots 9-12, Buffher Creek Resubdivision, from Public Accommodation (PA) District to
Public Acommodation-2 (PA-2) District. The applicant has submitted the application
in anticipation of the redevelopment of the Roost Lodge. Staff is recommending that
the Planning & Environmental Commission forwards a recommendation of approval
of the applicant's development review application.
DESCRIPTION OF REQUEST
The applicant, Timberline Roost Lodge L.L.C., has submitted a development review
application to the Town of Vail Community Development Department. The purpose
of the application is to amend the Official Zoning Map of the Town of Vail whereby
Lots 9 -12 Buffher Creek Resubdivision are rezoned to Public Accommodation - 2
zone district. According to the applicant, the rezoning is intended to facilitate the
redevelopment of the Roost Lodge.
A vicinity map of the development site and surrounding area has been attached for
reference. (Attachment A)
BACKGROUND
A review of the Town's files and records clearly identifies the intent of the existing
regulations regarding accommbdation units and the prohibition against allowing
actommodation units to contain "kitchen facilitied'. The files show that the
legislative intent behind the current regulation is to: 1) discourage long-term
I
|il.
occupancy of what are intended to be short-term rental units; 2) prevent the
likelihood of the sale of accommodation units as dwelling units; 3) encourage visitors
and guests to frequent the many eating and drinking establishments in the town
during their stay in Vail; and 4) ensure compatibility amongst surrounding land uses.
A further review of the Town's files shows that the existing language pertaining to
definitions of accommodation units, dwelling units, kitchen facilities and kitchenettes
has remained unchanged since their adoption in 1973. The only recent and notable
amendment to the regulation of accommodation units came in the late 1990's when
the development standards for density were amended and accommodation units
were no longer counted towards density.
Finally, a review of the other resort communities' regulations pertaining to kitchen
facilities within hotel rooms reveals a wide range of approaches. For example, the
City of Aspen Land Development Regulations, by definition, permits kitchens within
individual hotel rooms in a hotel or lodge while the Town of Breckenridge Land
Development Code states that "no kitchens of any kind are permifted within the units"
of hotel, lodges or inns.
On November 14 and 28, 2005, the applicant appeared before the Planning &
Environmental Commission with a request to amend the text of the Public
,$commodation (PA) zone district to allow accommodation units to include kitchen
facilities, as a conditional use in the district. Upon consideration of the request, the
Commission directed staff and the applicant to prepare an amendment which would
result in the creation of a new zone district purposefully intended to allow
accommodation units to include kitchen facilities in certain areas of Town.
On December 6, 2005, during the PEC/DRB update to the Vail Town Council, staff
informed the Town Council of the recent discussions with the Planning &
Environmental Commission regarding the text amendment and the creation of a new
zone district. The Town Council acknowledged that the intent of the proposed text
amendmenl may have merit, however, encouraged the staff and Commission to
evaluate other options. For example, the possibility of creating a conditional use with
use-specific criteria addressing the relationship of the use to other neighboring uses
and development objectives of the Town or the elimination of the prohibition against
kitchen facilities in accommodation units. The Town Council expressed that it may
be appropriate to re-evaluate the legislative intent of the cunent land use policy
prohibiting kitchen facilities in accommodation units.
On December 12, 2005, the applicant appeared before the Planning &
Environmental Commission to discuss the merits of creating the Public
Accommodation-2 (PA-2) district. Following discussion on the topic, the Commission
directed staff to prepare a proposed text amendment for the Commission's
cbnsideration and recommendation.
On December 20,2005, Community Development Department held a worksession
meeting with the Vail Town Council to present the options for addressing the desire
to allow kitchen facilities in accommodation units.
o
tv.ROLES OF THE REVIEWING BODIES
Rezoninq/Zone District Boundarv Amendment
Planning and Environmental Commission:
The Planning and Environmental Commission is advisory to the Town Council. The
Planning and Environmental Commission shall review the proposal and make a
recommendation to the Town Council on the compatibility of the proposed zoning
with surrounding uses, consistency with the Vail Comprehensive Plans, and impact
on the general welfare of the community.
Design Review Board:
The Design Review Board has no review authority on zoning/rezonings.
Staff:
The staff is responsible for ensuring that all submiftal requirements are provided.
The staff advises the applicant as to compliance with the Zoning Regulations. Staff
provides a staff memo containing background on the property and provides a staff
evaluation of the project with respect to the required criteria and findings, and a
recommendation on approval, approval with conditions, or denial. Staff also
facilitates the review process.
Town Gouncil:
The Town Council is responsible for final approval/denial of a zoning/rezoning.
The Town Council shall review and approve the proposal based on the compatibility
of the proposed zoning with surrounding uses, consistency with the Vail
Comprehensive Plans, and impact on the general welfare of the community.
APPLICABLE PLANNING DOCUMENTS
Zoninq Reoulations
12-3-7: AMENDMENT:A. Prescription: The regulations prescnbed in this title and the boundaries
of the districts shown on the official zoning map may be amended, or repealed
by the town council in accordance with the procedures prescribed in this
chapter.B. lnitiation:
1. An amendment of the regulations of this title or a change in district
boundaries may be initiated by the town council on its own motion, by the
planning and environmental commission on its own motion, by petition of any
resident or property owner in the town, or by the administrator.
2. A petition for amendment of the regulations or a change in district
boundaries shalt be fited on a form to be prescribed by the administrator. The
petition shatl include a summary of the proposed revision of the regulations, or
a complete description of proposed changes in district boundaries and a map
indicating the existing and proposed district boundaries. lf the petition is far a
change in district boundaries, the petition shall include a list of the owners of
alt properties within the boundaries of the area to be rezoned or changed, and
V.
the property adjacent thereto. The owners' list shall include the names of all
owners, their mailing and street addresses, and the legal description of the
property owned by each. Accompanying the list shall be stamped, addressed
envelopes to each owner to be used for the mailing of the notice of hearing.
The petition a/so sha// include such additional information as prescribed by the
administrator.
Town of Vail Land Use Plan
Medium Density Residential - The medium density residential category includes
housing which would typically be designed as aftached units with common walls.
DenstTies in this category would range from 3 to 14 dwelling units per buildable acre.
Additional types of uses ln this category would include private recreation facilities,
private parking facilities and institutionallpublic uses such as parks and open space,
churches. and fire sfafions.
Resorl Accommodations and Service - This area includes activities aimed at
a'ccommodating the overnight and short term visitor to the area. Primary uses
include hotels, lodges, seruice sfafions, and parking structures (with densities up fo
25 dwelling units or accommodation units per buildable acre). These areas are
oriented toward vehicular access from l-70, with other support commercial and
business seryrces included. AIso allowed in this category, would be institutional uses
and various municipal uses.
Chapter ll - Land Use Plan Goals/Policies
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.
1.3 The qualrty of development should be maintained and upgraded
whenever possible.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
3.1 The hotet bed base should be presetrved and used more efficientty.
3.2 The Village and Lionshead areas are the best location for hotels to serve
the future needs of the destination skiers.
3.3 Hofels are important to the continued success of the Town of Vail,
therefore conversion to condominiums shou/d be discouraged.
o
VI. ZONING ANALYSIS
The following zoning analysis provides a comparison of the development potenlial
currently allowed under the Public Accommodation (PA) District to that of the
proposed Public Accommodation - 2 (PA-2) District.
Legal Description: Lots 9-12, Buffher Creek Resubdivision
Land Use Designation: Medium Density Residential
Lot Size: 86,597 sq. ft./1.988 acres
Development Standard PA PA-2
Lot Area: 10,000 sq.ft. min. 10,000 sq.ft. min.
Setbacks: 20'all sides* 20'all sides*
Height: 48 feet 48 feet
GRFA: 129,895 sq f1."" 129,895 sq.ft.**
Density Control: 49 du's 49 du's
Site Coverage: 650/o or 56,288*** 650/o or 56,288 ***
Landscaping: 25,g7g sq. ft. min. 25,g7g sq. ft. min.
Parking Per Chapter 10 of Per Chapter 10 of
the Zoning the Zoning
Regulations Regulations
* See Secllons 12-7J-6 and 12-7A-6 for further details
At the discretion of the PEC per Sections 12-7A-8 and12-7J-B
At the discretion of the PEC per Sections 12-74-9 and 12-7J-9
VII. SURROUNDING LAND USES AND ZONING
Land Use ZoninqNorth: Residential Two Family Primary/Secondary
South: l-70 ROW N/AEast: Residential Two Family Primary/Secondary
West Residential Residential Cluster
VIII. CRITERIAANDFINDINGS
Amendment to the Official Zoninq Mao of the Town of Vail (rezonina)
Chapter 3, Administration and Enforcement, Title 12, Zoning Title, of the Vail Town
Code authorizes amendments to the Official Zoning Map of the Town of Vail.
Pursuant to Section 12-3-7, Amendments, in part,
o
"an application to amend the district boundaries of the Zoning Map may be
initiated by petition of any resident or property owner in the Town."
Furthermore, Section 12-3-7 C prescribes the criteria and findings the Planning and
Environmental Commission and Town Council shall consider with respect to a
request to amend the Zoning Map.
The applicant is seeking a recommendation of approval to rezone Lots 9-12 Buffher
Creek Resubdivision from Public Accommodation (PA) district to the Public
Accommodation-2 (PA-2) d istrict.
According to Section 12-3-7 C, of the VailTown Gode,
Before acting on an application for a zone district boundary amendment, the
Planning and Environmental Commission and Town Council shall consider the
following factors with respect to the requested zane district boundary amendment:
1. The extent to which the zone district amendment is consistent with
all the applicable elements of the adopted goals, objectives and
policies outlined in the Vail Gomprehensive Plan and is compatible
with the development objectives of the Town; and
Section V of this memorandum outlines the goals and policies that are
relevant to the proposed rezoning of Lots 9-12, Buffher Creek
Resubdivision.
According to Section 12-7J-1: Purpose; Public Accommodation-2 (PA'2)
district,
"The pubtic accommodation -2 district is intended to provide slfes for
lodges, limited service lodges, and residential accommodations on a
short term basr's, for visfiors and guesfg together with such public and
semipublic facilities and commercial/retail and related visitor oriented
uses as may be appropriately located within the same district and
compatible with adjacent /and uses. This district is intended to provide
for todging sifes /ocafed outside the periphery of the Town's Vail
Village and Lionshead commercial core areas. The public
accommodation - 2 district is intended to ensure adequate light' aE,
open space, and other amenities commensurate with lodge useg and
to maintain the desirabte resort qualities of the district by establishing
appropriate site d evelopm ent standard s. Add itional nonresidential
uses are allowed as conditional useswhich enhance the nature of Vail
as a vacation community, and where permifted uses are intended to
function compatibly with the high density lodging character of the
district."
This Zone District was specifically developed to provide incentives for
properties to redevelop as limited service lodges. The ultimate goal of
these incentives is create variety and diversity amongst resort lodging unit
2.
types. Any future redevelopment of the property will be required to
comply with the standards outlined for development in the district.
The proposed rezoning is consistent and compatible with the Vail
Comprehensive Plan and the Town's development objectives.
The extent to which the zone district amendment is suitable with the
existing and potential land uses on the site and existing and
potential surrounding land uses as set out in the Town's adopted
planning documents; and
The Public Accommodation-2 district establishes zoning that is consistent
with both existing and proposed uses on the parcel. The proposed use of
the property will remain as a lodge thus providing short-term
accommodations for guests and visitors to the Town.
The zone district amendment is consistent with existing and potential
uses on surrounding properties. According to the Vail Land Use Plan, the
adjoining land use designations include Medium Density Residential.
Pursuant to the Plan, the existing land use designation is Medium Density
Residential and is not proposed to change with this application. Given
that the existing use is a lodge in the medium density residential land use
designated area and that the new use is not a substantial change, staff
believes that the amendment is suitable with the existing and potential
land uses sunounding the site.
The extent to which the zone district amendment presents a
harmonious, convenient, workable relationship among land uses
consistEnt with municipal development objectives; and
The Public Accommodation-2 district is consistent with the existing and
proposed use of the property. The proposed zone district implements
specific goals of the Vail Land Use Plan. Staff believes that the proposed
re-zoning presents a harmonious, convenient, and workable relationship
with land uses in the area consistent with the existing and proposed use
of the property. For example, while the overall density of development on
the Roost Lodge development site will increase as a result of the zone
district boundary amendment and subsequent redevelopment the
development standards of the Public Accommodation-2 district ensures a
workable relationship among land uses. The only real distinction on
future development under the Public Accommodation district versus the
Public Accommodation -2 district is the presence of limited service lodge
units that contain kitchen facitilies.
The extent to which the zone district amendment provides for the
grorvth of an orderly viable community and does not constitute spot
zoning as the amendment serves the best interests of the
community as a whole; and
The proposed re-zoning establishes consistent zoning for the property.
This re-zoning will create a zone district consistent with the existing and
4.
lx.
proposed use of the property. The proposed re-zoning and development
plan provide for the development of an orderly viable community
consistent with the Town's development interests as expressed in the Vail
Land Use Plan. For instance, the purpose of the Public Accommodation-2
district is, in part, "to provide sifes for lodges, hotels, fractional fee clubs,
lodge dwelling units, and limited seruice lodge units". Staff believes that
this amendment furthers the development objectives of the Town and
serves the best interest of the community as a whole.
The extent to which the zone district amendment results in adverse
or beneficial impacts on the natural environment, including but not
limited to water quality, air quali$r, noise, vegetation, riparian
corridors, hillsides and other desirable natural features; and
The proposed re-zoning will not significantly alter the existing character or
uses allowed on the site. As such, staff does not for see any adverse
impacts on the natural environment to include water quality, air quality,
noise, vegetation, etc.
The extent to which the zone district amendment is consistent with
the purpose statement of the proposed zone district.
The Public Accommodation-2 district is proposed for the subject property.
The proposed zone district is consistent with the intended purpose of that
zone district.
The extent to which the zone district amendment demonstrates horrr
conditions have changed since the zoning designation of the
subject property was adopted and is no longer appropriate.
Since the original adoption of zoning on the property, the Town of Vail
has undergone an extensive growth and change. As such, the Town has
adopted clearly identifiable goals and objectives for development in this
general area of Town. In order to ensure that these goals and objectives
for development are carried out, the Town adopted the Public
Accommodation-2 district. lf approved, the applicant will be afforded the
opportunity to redevelop the site with the Town's goals in mind.
Such other factors and criteria as the Gommission and/or Council
deem applicable to the proposed rezoning.
STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission forwards a recommendation of approval of an
amendment to the Official Town of Vail Zoning Map, pursuant to Chapter 3, Title 12'
Zoning Regulations, Vail Town Code, to rezone Lots 9-12, Buffher Creek
Resubdivision to the Vail Town Council, subject to the following condition:
7.
8.
o
1. That the rezoning shall only become effective upon the adoption of an
ordinance duly establishing the Public Accommodation-2 district, as presently
contemplated by the Vail Town Council.
Staff's recommendation is based upon the review of the criteria outlined in Section
Vlll of this memorandum and the evidence and testimony presented, subject to the
following findings:
"Before recommending and/or granting an approval of an application for a
zone district boundary amendment the Planning & Environmental
' Commission and the Town Council shall make the following findings with
respecf to the requested amendment:
1. That the amendmenf rs congsfent with the adopted goals, objectives
and policies outlined in the Vail Comprehensive Plan and compatible
with the development objectives of the Town; and
2. That the amendment is compatible with and suitable to adjacent uses
and appropriate for the surrounding areas; and
3. That the amendment promotes the health, safety, morals, and general
welfare of the Town and promotes the coordinated and harmonious
development of the Town in a manner that conserves and enhances
its natural environment and its established character as a resort and
residential community of the highest quality."
X. ATTACHMENTS
A. Vicinity Map
I
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ot
t-(I':tc.PsarOl
=8.9o6Eoo'Fctr =atrFOpo
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ProjectName: TIMBERLINE ROOSTVARIANCE
Project Description:
TIMBERUNE LODGE REDEVELOPMENT PROJECT (FORMER ROOST LODGE)-FINAL APPROVAL
FOR A VARIANCE FROM DESIGN GUIDEUNES SECNON 3, MINIMUM CENTERUNE TURNING
MDIUS OF,IO'.
Participants:
OWNER TIMBERLINE ROOST LODGE LLC 04$12006
12 VAIL RD
VAIL
co 81657
APPUCANT MAURIELLO PLANNING GROUP, LLOZI 0312006 Phone: 970-748-0920
PO BOX 1127
AVON
co 81520
License: C000001697
ProjectAddress: 1783 N FRONTAGE RD WESTVAIL Location:
ROOST LODGE
Legal Descriptionr Lot: 9, I Block: Subdivision: BUFFER CREEK RESUB
Parcel Number: 2103-123-0200-1
Comments: Fees Refunded
PEC Number: PEC060012
o
THE
Motion By:
Second By:
Vote:
Conditions:
BOARD/STAFF ACTION
ACtiON: WITHDRWN
Date ofApproval:
Cond: 8
(PLAN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s),
Cond: 300
PEC approval shall not be not become valid for 20 days following the date of
approval,
O Planner: George Ruther PEC Fee Paid: $500.00
CdI,*Ur{W IE\ELOFT'EqT
t
P lanning and Environmental Commisson
ACTTOI{ FORlrl
Departmert of Community Development
75 South Frontage Road, Vail, Colorado 81657
tef : 970.479.2139 tar: 970.479.2452
web: www.vailgov.com
Project Name:
Project Descriptionr
PEC Number: PEC050081
PECTYPe: TIMBERLINE LODGE CUP
TIMBERLINE LODGE REDEVELOPMENT PROJECT (FORMER ROOST LODGE)
Project Address:
- THE ROOST LODGE
- Legal Description:
Paftacipants:
Commentsi
Motion By:
Second By:
Vote:
Conditions:
OWNER TIMBERLINE ROOST LODGE LLC 10/11/2005
12 VAIL RD
VAIL
co 81657
APPLICANT MAURIELLO PLANNING GROUP, LL10/11/2005 Phone: 970-748-0920
PO BOX 1127
AVON
co 81620
License: C000001697
1783 N FRONTAGE RD WEST VAIL Location:
Lot: 9, 1 Block Subdivision: BUFFER CREEK RESUB Parcel Number: 2103-123-0200-1
BOARD/STAFF ACTIOT{
ACtiON: WITHDRWN
Date of APProval:
Meeting Date:
Cond:8
(PLAN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s).
Condr 300
PEC approval shall not be not become valid for 20 days following the date of
approval.
Planner: George Ruther PEC Fee Paid: $650,00
tr*ffi Application for Review by the
Planning and Environmental Commission
Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
tel: 970.479.2139 fax: 970.479.2452
web: www,ci,vail,co.us
General Information:
All projects requiring Planning and Environmental Commission review must receive approval prior to submitting a
building permit application. Please refer to the submittal requirements for the pafticular approval that is requested.
An application for Planning and Environmental Commission review cannot be acceptd until all required information
is received by the Community Development Department. The project may also need to be reviewed by the Town
Council and/or the Design Review Board.
Type of Application and Fee:
ts/ c-onditional Use Permittr FloodplainModificationtr Minor Exterior Alterauon! Major Exterior Alteration! Develooment Plantr Amendment to a Development Plan
tr Zoning Code AmendmentE Variance! Sign Variance
Description of the Requestz Major Exterior Alteration of the eristina Rood Lodae orooerU includingr
a text amendment and andiilonal use oermit
location ofthe Proposal: Lot: 9-12 Block:_ Subdivision: Buffer Creek Resub
Physical Address: 1783 North Frontaoe Road
Parcel No.: 210312302001 ( Eagle Co. Assessor at 970-328-8640 for parcel no.)
Zoning: Public Accommodation (PA)
Name(s) of Owner(s): ttrnnquXg f *gst t.oocrg
'u,CMailing Address:12 Vail Road. Suite 600. Vail. CO 81657
Phone: 476-L46+-
Owner(s) Signaturc(s):
Name of Applicant: Reoresented bv Mauriello Planninq Group, LLC
Mailing Address: PO Box 1127. Avon. CO 81640
Phone: 748-0920
E-mail Address:mauriello@comcast,d Fax= 748-0377
-0A.rl,-tl It-,
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h
DDq
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n
n
tr
tr
tr
!
!
!
Rezoning $1300
Major Subdivision $1500
Minor Subdivision $650
Exemption Plat $650
Minor Amendment to an SDD $1000
New Special Development District $6000
Major Amendment to an SDD $6000
Major Amendment to an SDD $1250
(no exterio r mod ift ca tio ns)
$6s0
$400
$6s0
$800
$1s00
$2s0
$1300
$s00
$200
flFnrn ^ ^ -rrEUU UUt 1.0 2005
o
o
*o
THIS ITEM MAYAFFECTYOUR PROPERW
PUBLIC NOTICE
NorlcE ls HEREB' GrvFry that the pranning and Environmentar commission of theTown of Vair wit hord a pubrr" n""riri'i"
"".'.rio"*" with section 12-z-6,Vair rown
:;*",i:[li"""Tf ber28,i-'b;:il:d'ffi ffi ;ffi ffi V,:iTlil,",LBuirdins,in
A request for a finar rgvigw of a minor amendment to_speciar Deveropment District No.36, (Four seasons Hoter), pursuari'i"'siii,i,i 12-9A1oA , vair rown.code, to arow fora new mixed-use h9r.9l p''oju.t, to."iJ'ii ]f v-a' n.i"o-""i'i8 south FronrageRoad/Lots A and c' t:l,y[':q;ilinsf:;i;"ttins rorth derairs in resard thereto.Applicant: Vail De_velopment, LL6, r."pr"r"nt"O by Thomas J. BrinkPlanner: Matt Genneft
A request for a finar review of a conditionar use permit, pursuant to section 12_TA-3,conditionat Uses, Vair.To*n coc"lio-"i'ri#for the construction of 124 accommodationunits with kitchen facirities, t"."t"b'.irzsi"ruortn Frontage Road/Lots 9_12, BuffehrCreek Resubdivision. andsetting iortn O"i"if-s-in regard thereto.Applicant: Timberrine n"i,"irfidi, ir-?, *pr"""nted by Mauriero pranning Group,Planner: George Ruther
A request for a final ,"_u]:y,:f.lu.".nance, from _Section 12-6D_6, Setbacks, Vail Towncode, pursuant to chapler tz-ll,i.rii.i;;, v{ town code, to ailow for a deck within:l?::'ifiJ,"ff:8fl.i:i:;:#j:,,"T"'baib-'i"Ji-.ii6l viiiviitse west iiri"g z,
Appucant Kevin Roley and lGte SkaqosPlanner: Elisabeth Eckel '-'- -lrsvrrv
The appliiations and information
-about the proposals are available for public inspectionduring office hours at the Town "rv"lr-c'"rilJrity oeu"topment Department, 7b southFrontage Road' The oublic. is inuit"J b-"#ni prop"t orientation and the site visits thatprecede the pubric neldng itfi; i;;;ilild"mmunity Deveropmenr Department.Ptea se cal e z0-479_z r aai; ;ad iii"""i i"rJ*i"".
sign language interpretation is available upon request, with 24-hour notification. pleaseo,l970-479'23s0, tetepnone ror ttre il"ing ilp"ir"d, for information.
Published November 11, 2005, in the Vail Daily.
$$r
Project Name: TIMBERLINE ROOST REZONING PEC Number: PEC050103
Project Description:
TIMBERLINE LODGE REDEVELOPMENT PROJECT (FORMER ROOST LODGE)-FINAL APPROVAL
FOR REZONING TO A NEW ZONE DISTRICT PA-2
Pafticipants:
owNER IMBERUNE ROOST LODGE LLC 1212212005
12 VAIL RD
VAIL
co 81657
APPLICANT MAURIELLO PLANNING GROUP, LLLZI 221 2005 Phone: 970-748-0920
PO BOX 1127
AVON
co 81620
License: C000001697
Location:Or l[oJ8f.tBtE*'
1783 N FR.NTAGE RD wEsrvAIL
Legal Description: Lot: 9, 1 Block: Subdivision: BUFFER CREEK RESUB
Parcel Number: 2103-123-0200-1
Comments: See Ordinance No. 3, Series of 2006
BOARD/STAFF ACTION
Motion By: Kjesbo Action: APPROVED
Second By: Viele
Vote: 6-0 DateofApproval: 01/09/2006
Conditions:
C,ond:8
(P|-AN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s)'
Planner: George Ruther PEC Fee Paid: $1'300.00
From:
To:
Date:
Subject:
George
<RMGVAIL@aol.com>
<gruther@vailgov. com >
O2l1012006 8:20:33 AM
Roost re-develooment
I wanted to give you some of myfeelingsasa nearby, long term resident of
the lower east Buffer Creek neighborhood, on the new Roost project. First of
all the massive nature of this project does not seem to fit the area and
seems to only be a benefit for the developers. After
viewing the concept disc I became aware of how extensive and tall this
project is as planned. lf allowed to be built as planned all the properties to the
North would have their views and sun severely compromised. I do understand
the developers desire to maximize there development potential but to do it at
the expense of the neighbors and with little regard for aesthetics. I feel the
property should at least be developed to the stiandards of the near by Vail
Commons and possibly to a higher level. As many of us know Vail is trying to
change for the better and any new projects should be designed to meet the
design criteria that will be needed for the next fifty to one hundred years. This
projects design drops back to the eighties or even the seventies and having
lived in the neighborhood since 1972 | do know what that looks like.
I do hope we as a group can help this project meet the needs of our
community without ruining the neighborhood and upsetting the long term residents of
the area.
Thank you forryour work on this,
Sincerely,
Randall Guerriero
1859 Meadow Ridge Road
Vail Co.
"Dominic Mauriello" <mauriello@comcast.net>
"'Tom Kassmel"' <TKassmel@vailgov.com>, "'Hudson, Skip"'
<Skip.Hudson@DOT.STATE.CO.US>
From:
To:
Date:
Subject:
Hi Tom:
01/30/2006 3:54:48 PM
Meeting with CDOT on Roost
Greg and I had a very productive meeting with Skip Hudson
at CDOT on Friday. Skip in generally fine with our plans
but there are lots of details to work out. lt appears the
project can be developed without changes to the current
site planning for the project.
Here is a summary of the meeting:
- While TOV has indicated generous lane widths, CDOT
might allow something more narrow (i.e., 'l 1'travel
lanes);
* Skip is generally fine with the widening project
being located north of lhe fence between l-70 and Frontage
Road which we are assuming represents the "P" or "B" line.
We need to address impacts to drainage and other potential
"work" beyond the fence line.
- Skip was flne with the design with only one left
turn lane to the main entrance and none to the east
access, as currently programmed.
* Skip thought the design waiver for the access
spacing would not be a problem based on the circumstances
and how closely lhe project comes to meeiing the
requirement. A design waiver would still be required in
application process.
* The sidewalk is fine and will need to be included
in a special use application.
Utility changes would need to be addressed in a
George Ruther - Meeting with CDOT on
special use application.
* The transit stop would need to be requested by the
"transit authority''to CDOT (Charles Myer). The
improvements (i.e., shelter) would be included in the
special use permit application.
- Soil nailing. CDOT is awaiting the conclusions
reached by the FHA on the Four Seasons project and will
follow whatever direction given by FHA for future
projects. Dan Lowder is the contact at CDOT for this
tssue.
* All landscaping will be included in a landscape
permiVspecial use application. Will require bonding to
remove improvements if ever necessary. Any inigation
system will also need to be detailed in the permit
application.
* We need to understand how the Town will permit its
portion of the work. The permit process could be easier
and more streamlined if the Town where to contract and
construct the entire R/VV improvements as a roadway
improvement project. Skip needs to understand this
project will be approached and permitted.
Skip, let me and Tom know if you have any additional
comments.
Thanks,
Dominic F. Mauriello, AICP
Mauriello Planning Group, LLC
PO Box 1127
5601A Wildridge Road
Avon, Colorado 81620
(970) 748-0920 phone
(970)7484377 fax
(970) 376-3318 cell
mauriello@comcast. net
CG: "'George Ruther'" <GRuther@vailgov.com>, "'Greg Gastineau"'
<greg@timberlinere.com>
o
tlzslot
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
January 23,2006
A request for a final review of a major exterior alteration, pursuant to
Section 12-7J-12, Major Exterior Alterations or Modifications, Vail Town
Code, to allow for the construction of the Timberline Lodge, located at
1783 North Frontage Road/Lots 9-12, Buffehr Creek Subdivision, and
setting forth details in regard thereto. (PEC05-0080)
Applicant Timberline Roost Lodge, LLC, represented by Mauriello
Planning Group, LLC
Planner: George Ruther
ll.
SUMMARY
The purpose of today's work session hearing with the Planning and
Environmental Commission is to allow the applicant and staff an opportunity to
present the revised major exterior alteration application to allow for the
construction of Timberline Lodge. The presentation will include:
. A powerpoint presentation of the applicant's revised major exterior
alteration request and associated development applications;
. A summary of the staff and DRB comments on the revised major exterior
r, alteration request;! . A summary of the Commission's roles in the development review
process;
. An overview of the applicable review criteria to be used by the
Commission; and. A summary of the development standards and zoning regulations.
The Commission is not being asked to take any formal action on this application
at this time. As such, staff iJ not providing a formal recommendation at this time'
The Commission, however, is being asked to provide any additional feedback
regarding the proposal in anticipation of a final decision at a future public hearing.
t
DESCRIPTION OF THE REQUEST
The applicant, Timberline Roost Lodge, L.L.c., representing by Mauriello
Planning Group, L.L.C., has submitted a revised major exterior alteration
development review application to the Town of Vail Community Development
Department to facilitate ihe redevelopment of the Roost Lodge, located at 1783
North Frontage Road. The development application includes: .
'.
1
o
1) A revised major exterior alteration to ailow for the demorition ofthe existing Roost Lodge and the construction of the new
Timberline Lodge.
The development site of the Timberline Lodge is located at 17g3 North FrontageRoad/Lots 9-12, Buffehr creek subdivision. According to the stampec
lolgglaphic survey, the development site occupies approximately 1.9g9 acres or86,597 square feet. The applicant is proposing to construct a new four to sixstory tall lodge comprised of 126 accommodation units, 39 dwelling units, 3
employee housing units and 1g8 above and below grade parking spaies. The
applicant anticipates that the new lodge will be opeiated by Mar-riott or another
national hotel brand as a "limited service" lodge.
As proposed, the accommodation units vary from 463 to 731 square feet while
t|te dwelling units are approximately 850 square feet in size each. The three
employee housing units are roughly 460 square feet in size each and configured
to provide housing for a total of five employees.
As designed, the exterior materials on the lodge are proposed to be a mixture of
stone and wood siding with asphalt shingle roofing. Exterior decks and balconies
have been added to the building's fagade along with a roof ridgeline of varying
heights to improve both the vertical and horizontal articulation ot ine ouitding.
A vicinity map identifying the location of the development site has been attached
for reference (Attachment A).
III. BACKGROUND
The Roost Lodge was originally constructed in the early 1970's as a motelprojecj rhe existing lodge contains 72 hotel rooms, one dwelling unit, and apaved surface parking lot. According to the Town's files, with the exception of
minor applications for repainting, new deck rails, reproofing, etc., the Roost
Lodge has seen no significani modifications since its original c6nstruction.
on November 14 and 28,200s, the applicant appeared before the planning &
Epvironmental commission with a request to amend the text of the public
Abcommodation zone district to allow accommodation units to include kitchen
facilities, as a conditional use in the district. Upon consideration of the request,
the commission directed staff and the applicant to prepare an amenoment which
would result in the creation of a new zone district purposefully intended to allow
accommodation units to include kitchen facilities in certain areas of rown.
on December 6, 2005, during the pEc/DRB update to the Vail rown council,
staff informed the Town council of the recent discussions with the planning &
Environmental commission regarding the text amendment and the creation of anew zone district. The Town council acknowledged that the intent of the
proposed text amendment may have merit, however, encouraged the staff and
dommission to evaluate other options. For example, the possiSility of creating a
new conditional use with use specific criteria addressing the relationship of the
use.to other neighboring uses and development ob.jectives of the Town or the
elimination of the prohibition against kitchen facilities in accommodation units.
The Town council expressed that it may be appropriate to re-evaluate the
legislative intent of the current land use policy prohibiting kitchen facilities in
accommodation units.
On December 20, 2005, the Community Development Department presented five
pbssible options for addressing the applicant's desire to construct a lodge
containing accommodation units with kitchen facilities. Following discussion of
the various options, the Council directed staff to prepare a text amendment to
Title 12, Zoning Regulations, proposing the creation of the Public
Accommodation-2 (PA-2) district.
On January 9, 2006, the Town of Vail Planning & Environmental Commission
held a public hearing on a text amendment application creating the Public
Accommodation-2 district and a request to rezone Lots 9-12, Buffher Creek
Resubdivision to the new PA-2 district. Upon consideration of the application,
the Commission voted 6-0-0 to forward a recommendation of approval of the text
amendment to the Vail Town Council.
on January 17,2006, the Vail Town Council held a first reading on ordinances 2
& 3, Series of 2006, creating the Public Accommodation-Z district and rezoning
the Timberline Roost Lodge development site to the new PA-2 district,
respectively. Following discussion on each ordinance, the Town Council
approved both ordinances on first reading. Second reading of Ordinances 2 & 3
is presently scheduled for Tuesday, February 7'.
On January 18, 2006, the Town of Vail Design Review Board held a conceptual
rQview meeting to review the revised major exterior alteration application for the
Timberline Roost Lodge. A summary of the Board's comments can be found in
the letter to Greg Gastineau, dated January 19, 2006, and attached for reference
(Attachment B)
IV. ROLES OF THE REVIEWING BOARDS
The purpose of this section of the memorandum is to clarify the responsibilit'tes of
the Design Review Board, Planning and Environmental commission, Town
Council, and Staff on the various applications submitted on behalf of Vail Resorts
Qevelopment Company.
A Exterior Alteration/Modification in the Public Accommodation'2
zone district
Order of Review: Generally, applications will be reviewed first by the
Planning and Environmental commission for impacts of use/development
and then by the Design Review Board for compliance of proposed
buildings and site planning.
Planning and Environmental Commission:
Action: ihe planning and Environmental Commission is responsible for
final approval/denial of a Major/Minor Exterior Alteration. The Planning
and Environmental commission shall review the proposal for compliance
with the adopted criteria. The Planning and Environmental commission's
approval "shall constitute approval of the basic form and location of
improvements including siting, building setbacks, height, building bulk and
mass, site improvements and landscaping.'
Design Review Board:
Action: The Design Review Board has no review authority on a Major or
Minor Exterior Arteration, but must review any accomfanying D-esign
Review Board application.
Staff;
,. The staff is responsible for ensuring that all submittal requirements areI provided and plans conform to the technical requirements of the Zoning
Regulations. The staff also advises the applicant as to compliance witfithe design guidelines. Staff provides a staff memo containing
background on the property and provides a staff evaluation of the project
with respect to the required criteria and findings, and a recommendaiion
on approval, approval with conditions, or denial. Staff also facilitates the
review process.
Town Council:
Actions of Design Review Board or planning and Environmental
; Commission may be appealed to the Town Council or by the Town. Council. Town Council evaluates whether or not the planning and
Environmental Commission or Design Review Board ened with approvals
or denials and can uphold, uphold with modifications, or overtum the
board's decision.
V. APPLICABLE PLANNING DOCUMENTS
Vail Land Use Plan
According to the ffidal Land Use plan for the Town of Vail, the development
site has a land use designation of Medium Density Residential. Pursuant to the
Vail Land Use plan,
"The Medium Density Residential land use designation includes srtes for
housing which would typically be designed as attached units with
common walls. Densffles in this category would range ftom 3 to 14
dwelling units per buildable acre. Additional types of uses in this category
would include private recreation facilities, private parking facilities and
institutionaUpublrb uses such as churches, fire stations, and parks and
open space facilities."
:
Title 12. Zoninq Requlations
PUBLIC ACCOMMODATTON-Z ZONE D|STR|CT (in part)
CHAPTER 7
Commercial and Business Districts
Article J. PUBLIC ACCOMMODATTON - 2 (pA-2) D|STR|CT
12-7J-1: PURPOSE:
Tfe public accommodation -2 district is intended to provide sites for lodges,
lirnited service lodges, and residential accommodations on a short term basis, for
o
visitors and guests, together with such public and semipublic facilities and
commercial/retail and related visitor oriented uses as may be appropriately
located within the same district and compatible with adjacent land uses. This
district is intended to provide for lodging sites located outside the periphery of the
Town's Vail Village and Lionshead commercial core areas. The public
accommodation - 2 district 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 district by establishing appropriate site
development standards. Additional nonresidential uses are allowed as
conditional uses which enhance the nature of Vail as a vacation community, and
where permitted uses are intended to function compatibly with the high density
lodging character of the district.
1 2-7 J-2: PERMITTED USES:
The following uses shall be permitted in the PA-2 district:
Lodges, including accessory eating, drinking, or retiail establishments located
within the principal use and not occupying more than ten percent (10%) of the
total gross residential floor area of the main structure or structures on the site;
additional accessory dining areas may be located on an outdoor deck, porch, or
tenace.
Limited service lodge, including accessory eating, drinking, or retail
establishments located within the principal use and not occupying more than ten
percent (10%) of the total gross residential floor area of the main structure or
stiuctures on the site; additional accessory dini4g areas may be located on an
outdoor deck, porch, or terrace..
12-7 J-3: CONDITIONAL USES:
The following conditional uses shall be permitted in the PA-2 district, subject to
issuance of a conditional use permit in accordance with the provisions of chapter
l6 of this title:
Bed and breaKast, as further regulated by section 1 2-14-18 of this title.
Fractional fee club units as further regulated by subsection 12-16'7A8 ol this title'
Lodges, including accessory eating, drinking, or retail establishments located
within the principll use and occupying between ten percent (107o) and fifteen
percent (15o/o) of the total gross residential floor area of the buildings' grounds
and facilities.
Public or commercial parking facilities or structures.
Public transportation terminals.
Pyblic utility and public service uses.
Theaters and convention facilities.
Type lll employee housing units as provided in chapter 13 of this title'
12-7 J-4: ACCESSORY USES:
The following accessory uses shall be permitted in the pA-2 district:
Home occupations, subject to issuance of a home occupation permit in
accordance with the provisions of section 12-1+12 of this tifle.
Meeting rooms.
swimming pools, tennis courts, patios, or other recreation facilities customarily
incidental to permitted uses.
other uses customarily incidental and accessory to permitted or conditionar uses,
and necessary for the operation thereof.
12-7J-6: SETBACKS:
In the PA-2 district, the minimum front setback shall be twenty feet (20'), the
minimum side setback shall be twenty feet (20'), and the minimum reai setback
shall be twenty feet (20'). At the discretion of the olanninq and environmental
commission and/or the design review board. variations to the setback standards
outli.ned above mav be approved durinq the review of exterior altemations or
Todifications (section 12-74-12 of this article) subiect to the aopliCint
dgmonstratinq comoliance with the followino criteria:
-
AlProposed building setbacks provide necessary separation between buildings
and riparian areas, geologically sensitive areas and other environmentally
sensitive areas.
B.Proposed building setbacks will provide adequate availability of light, air and
open space.
c.Proposed building setbacks will provide a compatible relationship with
buildings and uses on adjacent properties.
D,Proposed building setbacks will result in creative design solutions or otherpublic benefits that could not otherwise be achieved by conformance with
prescribed setback standards.
12-7J-7: HEIGHT:
For a flat roof or mansard roof, the height of buildings shall not exceed forty five
leet (+fl For a sloping roof, the height of buildings shalt not exceed forty eight
feet (48').
1 2-7 J-8: DENSITY CONTROL:
mav be oermitted for e rea.
Final determination of allowable oross residential floor area shall be made 6v tfre
o
plennino and environmental commission in accordance with section 12-7J-12 of
this article. Specificallv. in determinino allowable oross residential floor area theplannino .and rnuironrental cormis"ion "h"ll r"k" a findinq trat oroposed
qross residential floor area is in conformance with aoolicable elemenls of the Vail
Cqmorehensive Plan. Total density shall not exceed twenty fnre (zs)dweilr,g
units per acre of buildable site area. For the purposes of calculating density,
employee housing units, limited service lodge units, accommodation units and
o
fractional fee club units shall not be counted towards density (dwelling units per
acre).
A dwelling unit in a multiple-family buihing may include one or more attached
accommodation units.
12-T J-9: SITE COVERAGE:
Site coveraoe shall not exceed sixtv five percent (65%) of the total site area.
Final determination of allowable site coveraoe shall be made bv the planninq and
environmental commission and/or the,desiqn r-eview board in accordance with
section 12-7J-12 of this article. Specificallv, in determininq allowable site
coveraqe the planninq and environmental commission and/or the desion review
board shall make a finding that oroposed site coveraoe is in conformance with
applicable elements of the Vail Comprehensive Plan.
12-7J-11: PARKING AND LOADING:
il
Cff street parking and loading shall be provided in accordance with chapter 10 of
this title. At least seventy five percent (75V,) of the required parking shall be
located within the main building or buildings and hidden from public view. No at
grade or above grade surface parking or loading area shall be located in any
required front setback area. Below grade underground structured parking and
short term guest loading and drop off shall be permitted in the required front
setback subject to the approval of the planning and environmental commission
and/or the design review board.
12-7 J-12: EXTERIOR ALTEMTIONS OR MODIFICATIONS:
t
Ai Review Required: The construction of a new building or the alteration of an
existing building shall be reviewed by the design review board in accordance with
chapter 11 of this title. However, any project which adds additional dwelling units,
accommodation units, fractional fee club units, limited service lodge units, any
project which adds more than one thousand (1,000) squafe feet of commercial
floor area or common space, or any project which has substantial off site impacts
(as determined by the administrator) shall be reviewed by the planning and
environmental commission as a major exterior alteration in accordance with this
chapter and section 12-3-6 of this title. Complete applications for major exterior
alterations shall be submitted in accordance with administrative schedules
developed by the department of community development for planning and
eAvironmental commission and design review board review. The following
submittal items are required:
1. Application: An application shall be made by the owner of the building or the
building owner's authorized agent or representative on a form provided by the
administrator. Any application for condominiumized buildings shall be authorized
by the condominium association in conformity with all pertinent requirements of
the condominium association's declarations.
2. Application; contents: The administrator shall establish the submittal
reouirements for an exterior alteration or modification application. A complete list
of ihe suOmittal reouirements shall be maintaihed by the administrator and filed in
thg department of community development. certain submittal requirements may
be waived and/or modifieC Oy tne administrator and/or the reviewing body if it is
t
demonstrated by the applicant that the information and materials required are notrelevant to the proposed development or applicable to the plannini documentsthat comprise the Vail comprehensive plin. The administrator and/or therwiewing body may require the submission of additionar prans, drawings,specifications, samples and other materials if deemed necessary'to propeity
evaluate the proposal.
3. work sessions/conceptual Review: lf requested by either the applicant or theadministrator, submittals may proceed to a work session with the planning andenvironmental commission, a conceptual review with the design review board, or
a work session with the town council.
4. Hearing: The public hearing before the planning and environmental
commission shall be held in accordance with section ll-s-a of this tifle. Theplanning
. and environmental commission may approve tne application assubmitted, approve the application with conditions or modifications, or deny the
application. The decision of the planning and enMronmental commission may be
appealed to the town council in accordance with section 12-3-3 of this tifle.
5. Lapse of Approval: Approval of an exterior alteration as prescribed by this
article shall lapse and become void three (3) years following the date of approval
by the design review board unless, prior to the expirationl a building permit is
issued and construction is commenced and diligenfly pursued to Jompletion.
Administrative extensions shall be allowed for reasbnable and unexpected delays
as long as code provisions affecting the proposal have not changed.
1 2-7 J-13: COMPLTANCE BURDEN:
It shall be the burden of the applicant to prove by a preponderance of the
evidence before the planning and environmental commission and the design
review board that the proposed exterior alteration or new development is in
compliance with the purposes of the public accommodation zone cistiict, and thatthe proposal does nol otherwise have a significant negative effect on the
character of the neighborhood, and that the proposal substintially complies with
other applicable elements of the Vail comprehensive plan.
12-7J-14: MITIGATION OF DEVELOPMENT tMpACTS:
Property ownersidevelopers shall also be responsible for mitigating direct
impacts of their development on public infrastructure and in all cases mltigation
shall bear a reasonable relation to the development impacts. lmpacts miy Oe
determined based on reports prepared by qualified consultants. The extent of
,"d"u9lo?*"!t
"nO *ill O" O"t"-in"O
"oTryitlio!", iJl ,"ui"* of d"u"loo."nt proi""t.
"nd "ond''tionul
u"" p"r*itr-
Substrantiai off. site impacts may
deed restricted employee housing, roadway improvements, pedestrian walkwayirqprovements, streetscape improvemenis, stream tracubank restoration,
lrrhding/delivery, public art improvements, and similar improvements. The intentof this section is to only require mitigation for large scale
reclevelopment/development projects which produce iubstantial off sitJimpacts.
vt,ZONING ANALYSIS
a
Address/LegalDescription: 1783 North Frontage Road/Lots 9-12, Buffehr
Creek SubdivisionZoning: Public Accommodation (PA) District
Land Use Designation: Medium Density Residential
DevelopmentStandard Allorred/Required Proposed
Lot Area: 10,000 sq. fi. min. 86,597 sq. ft.
Density: 49 Dwelling Units 39 Dwelling Units
AU's Unlimited 124 AU's
GRFA****: 129,896 sq. ft. 100,240 sq. ft.
Building Height 48 feet 48 feet
Site Coverage****: 56,288.23 sq. ft. (65%) 32,864 sq. ft.
Landscape Area: 25,979 sq. ft. (30%) 31,960 sq. ft'
Sptbacks****:' North: 0'-20' 20'
West 0'-20' 20'
East 0'-20' 20'
South: 0'-20' 20'
Parking: 191 spaces 196 spaces
1 berth
3 units (5 beds)
Loading:
Qmployee 3 units (5 beds)
Housing:
**** Subject to review and approval by the Planning & Environmental
Commission.
' VII. SURROUNDING LAND USES AND ZONING
Land Use ZoninoNorth: nesiOential Two Family Primary/Secondary Residential
South: l-70 ROW N/AEast Residential Two Family Primary/Secondary Residential
West Residential Residential Cluster District
VIII. MAJOR EXTERIOR ALTERATION REVIEW CRITERIA
1 berth
section 12-7A-13, Compliance Burden, Vail Town code, outlines the review
criteria for major exter'tor alteration applications proposed within the Public
Accommodation 1nn; zone district. According to section 12-7H-13, Vail Town
Code, a maior exteiior alteration shall be reviewed for compliance with the
following criteria:
i9
1) compliance with the purposes of the pubric Accommodation zone
district;2) That the proposar is consistent with the Vair Viilage Master pran,
the Vail Village Urban Design Guide plan and the Vail Village
Streetscape Master plan;
3) That the proposar does not otherwise have a significant negative
effect on the character ofthe neighborhood; and, 4) That the proposal substantially complies with other applicable
elements of the Vail Comprehensive plan.
should the Planning and Environmental commission choose to approve themajor exterior alteration application, staff recommends that the commission
makes the following finding as part of the motion:
"Pursuant to Section 12-7H-8, Compliance Burden, Vait Town Code, the
applicant has proven by a preponderance of the evidence before the
Planning and Environmental Commission and the Design Review Board
that the proposed major erterior alteration is in compliance with the
purposes of the Public Accommodation zone district, that the proposal is
for a development site located outside of the rcope of the Vaii Village
Master Plan, the vail village lJrban Design Guide ptan and the vaitviilage
sfreefscape Master Ptan and therefore these planning documents are iot
applicable to this application; and that the proposal does not othenvise
have .a significant negative effect on the character of the neighborhood,
and that the proposal substantiaily complies with other appticabie elements
of the Vail Comprehensive plan."
tx.qrscusstoN tssuEs
Completeness of Applicationr T-he Community Development Department has completed a"completenes! review of the revised major exterior alteration application
for the construction of the Timberline Lodge. upon completion of the
review it has been determined that the application is largely complete.
However, additional revised materials are required to be submitted prior
to a final review of the major exterior alteration application. The applicant
needs to provide the following:
1. Stamped, addressed envelopes and a list of the property
owners adjacent to the subject property.2. A written statement describing the revised proposal and how
the proposal complies with the applicable adopted master
plans and planning documents. Special attention shall be
given to the review criteria ouflined in Sections 12-7J-6, 8, & g.3. A revised landscape plan. (please consult the New
Construction Application for Design Review for minimum
submittal req uirements)4. A roof height plan demonstrating compliance with the
prescribed height limitation
10
5. Revised architectural elevations. (please consult the New
Construction Application for Design Review for minimum
submittal requirements)6. Please address the written comments addressed in the letter
from Tom Kassmel, dated January 17,2006.7. Revised architectural floor plans of all levels of the proposed
building. (please consult the New Construction Application for
Design Review for minimum submittal requirements)8. A revised digital massing and site plan modelL A revised 8.5" x 11" reduced plan set
ls there any additional information required by the Planning &
Environmental Gommission prior to final review?
Site Planningr The Gommunity Development Department has reviewed the revised site
, plan submitted for the Timberline Lodge. Upon completion of the review,I several questions still remain regarding the proposed site design. The staff
believes that the applicant has done a good job of designing a building
which complies with the development standards prescribed for
development in the Public Accommodation-2 zone district. For example,
since the last meeting with the Planning & Environmental Commission, the
appficant has moved to the south in an effort to reduce the site grading
and retaining around the lodge.
Staff does believe, however, that additional design work and thought
should be given to the site design and layout of the new lodge. As
1 proposed, the resulting site plan creates several undesirable
consequences. For instance, a twenty-three foot tall retaining wall design
with three-foot wide benches between the walls located at the rear of the
new lodge, a loading and delivery berth located at the guest drop off to the
lodge, a potentially difficult to access trash enclosure, a landscape design
and planting plan which will be severely impacted as a result of the
required left-turn lane on the North Frontage Road, a grading plan which
potentially requires easements or a similar form of agreement with
adjoining property owners to grade off of the property, a traffic circulation
plan whiih does not meet minimum standards, the need for minimum
, emergency egress of the occupants of the lodge, etc. While none of these
I issues prevent the construction of a new lodge, they do pose potentially
undesirable consequences and conflicts which bear further study prior to
final review.
What additional input or feedback, if any, does the Commission have
for the applicant with regard to the proposed application?
Traffic Circulationr In accordance with the prescribed submittal requirements, the applicant
has submitted a revised Traffic Analysis for the Roost Lodge Expansion
1 Project, dated January 6, 2006. ln summary, the Town Engineer has
' concluded that the new lodge will warrant the need for enhancements to
the existing traffic control and geometry along the frontage road corridor
in the form of a relocated public transit stop and a new left-turn lane.
l1
Additional revisions to the site plan shall be required to address minimum
vehicle turning radii. One option the applicant is exploring to comply with
the minimum standards is to construct a one-way traffic flow pattern.
Prior to taking final action on this application the Community Development
Department recommends that the applicant's consulting traffic engineers
and the Town Engineer present their final findings and conclusions to the
Commission for review and consideration.
Mitigation of Development lmpactsr Pursuant to Section 12-7A-14 of the Zoning Regulations,
"Property owners/developers shall a/so be responsible for
mitigating direct impacts of their development on public
infrastructure and in all cases mitigation shall bear a reasonable
relation to the development impacts. lmpacts may be determined
based on reporfs prepared by qualified consultants. The extent of
mitigation and public amenity improvements shall be balanced with
the goals of redevelopment and will be determined by the planning
and environmental commission in review of development projects
and conditional use permits. Substanfaa/ off site impacts may
include, but are not limited to, the following: deed restricted
employee housing, roadway improvements, pedestrian wall<uay
improvements, sfreefscape improvements, stream tract/bank
restoration, Ioadingldelivery, public art improvements, and similar
improvements. The intent of this section is to only require mitigation
for large scale redevelopmenVdevelopment projects which produce
substantial off site impacts."
fn keeping with the intent of Section 12-7A-14, Mitigation of Development
lmpacts, the applicant is proposing to offset the impacts of the proposed
development by providing employee housing for a minimum of five
employees, placing approximately 365 linear feet of existing overhead
power line underground, and constructing a new public transit stop along
the North Frontage in front of the new lodge. With the exception of the
providing employee housing, the applicant will be required to work with
Holy Cross Energy, the Town of Vail, and the Colorado Department of
Transportation to underground the overhead utility line and construct the
new public transit stop.
Are there any other direct impacts of the proposed development
besides employee generation, utility line relocation, and public
transit enhancements that the Commission believes the applicant
should mitigate?
DRB Comments; On January 18, 2006, the applicant again appeared before the Town of
Vail Design Review Board for a conceptual review of the major exterior
alteration application. To date, the Board has been very complimentary of
the applicant's effort in addressing the Board's comments and concerns.
The Board, however, did request the applicant further explores options
and solutions to the design to ensure compliance with the Town's
adopted design guidelines. A copy of the Board's comments and
t2
o
a r questions are contained in a letter to Greg Gastineau, dated January 19,
2006 (Attachment B).
X. STAFF REGOMMENDATION
As this is a worksession meeting only, staff will not be fonvarding a
recommendation on the major exterior alteration to the Planning & Environmential
Commission at this time.
X. ATTACHMENTS
;
Attachment A: Vicinity Map
Attachment B: Lefterto Greg Gastineau, dated January 19, 2006.
IJ
oo
o
o
o
14
t
Department of Public l(orlcs & Transportation
1309 Elkhorn Drive
Itail, CO 81657
970-479-2 t 58
Fax: 970-479-2166
www.vailgov.com
MEMO
To:
From:
Re:
Date:
George Ruther
Tom Kassmel, Town Engineer
Timberline Roost Lodge Redevelopment PEC Drawing Review
01tr7t6
The Town of Vail Public Works Departrnent has received and reviewed the Timberline Roost Iodge
Redevelopment PEC revised submittal set dated 12122105. The following are comments that should be
addressed prior to approval.
General Comments
1. Building cannot be built over existing easements as shown without those easements being
abandoned. This requires approval from all interested utilities and relocation ofany existing
utilities.
2. An easement should be provided at the Northwest comer of the property to provide for the existing
encroachment of the roadway, drainage and snow storage. This shall include the existing asphalt
and shoulder area and a 5'buffer area for snow storage and guardrail. The proposed guardrail shall
be set back at least 5' clear from the existing edge ofasphalt. The current plans show rernoval ofa
portion of this existing asphalt and gravel shoulder from Meadow Drive in order to accommodate the
proposed retaining walls. The existing asphalt road width should be maintained to maintain hafiic
safety.
3. All end parking spaces on all parking levels must have adequate area to turn arounil. Please modifu
plan, those areas designated pedestrian will need to be modified to accommodate this.
4. Cross-over aisle on level 2 shall be a minimum of 24' wide (non-striped)
5. Show turning movements for all loading and delivery, including passenger vehicle interaction. Port
cochere must still function with loading delivery bay occupied.
6. The traffic report dated 1/6/05 indicates that left turn lanes are not warranted for this development,
Town staffbelieve that it is in the Town's and developments best interest to have the developer add
an auxiliary left turn lane, please see Traffic Report memo attached.
7. The traffic study suggests u25Yo reduction for vehicle trips. This reduction is not supported. A
reduction of that magnitude is not offset by the existing intermittent transit service, which has an
approximate frequency of 30 minutes. The skier shuttle service should not be considered since it
miy be eliminated at any time. Because of its location it can be expected that the primary mode of
hansportation will be vehicular trips. In the past we have used reductions of 30Yo for those
developments that are in the village core areas due to their proximity to a fulI transit center, a
pedeshian village (restaurants, retail, ski area, activities, etc. . .), public transit with 5 to 10 minute
". {-
*nHH#i:fr6f*lr00 vehicle parking sarase. e reduin of trips on the order or r0.o/o h .
8. The improvements to the S. Frontage Rd. shall include a section as follows starting from the north
side:
a. l0' concretepedestrian walk
b. 2.5' Curb and gutter
c. 4' paved shoulder (or as req'd by CDOT)d. 12' westbound lane
e. 16' left turn lane/accel lane/medianf. 12' eastbound lane
g. 4' asphalt shoulder (or as req'd by CDOT)
h. 2'gravel shoulder
Improvernents shall also include lighting/inigation/sipage and a location for a bus shelter.9. In order to accommodate this section the bus stop should be moved west straddling the westem
Roost property line.10. Provide a pedestrian connection between Meadow Ridge Rd. and the new bus stop along the S.
Frontage Rd. to encourage transit use in this neighborhood. This will require a pedestrian easernent
that can be granted in conjunction with the drainage easement il this area. ,-.11. A continuation of the concrete pedeskian walk from Buffehr Creek Rd to the dast end of the
propsrty will be required, the walk shall be a minimum of 10' wide.12. Benched walls must comply with the Town of Vail Development Handbook standards and have a
minimum bench width of 4'.13. Parking stircture will require a sand/oil stmcture.14. The storm sewer along the Frontage Rd.shall extend further to the east property line to catch the
existing ditch.
15. Adequate drainage should be provided betwesn the north east retaining walls and the proposed
building. Show grading in this area.16. Show snow storage area.
PEC Conditions of Approval
l. The Town of Vail General Notes shall be added. (Notes can be e-mailed upon request)
2. Please aaA Utitity Signature block and have all utilities sign acknowledging accepiance of utility impacts
and design. All eassments proposed to be abandoned shall be noted and approval from appropriate
entities shall be gained.
3. Final Civil drawings shall be approved and meet all Town standards prior to submittal of building
permit. Detailed comments will be provided at that time.
4. Approvals from all impacted property owners shall be obtained. A written letter of consent to the
required easements will be required for Civil approval. Recorded easements will be required prior to
construction.
5' All consfruction staglng issues shall be resolved prior to construction including staging, phasing, access,
schedules, trhffic control, emergency access, parking, loading and delivery, etc...
6. A RoWrutilityperrnit shall be obtained and approved by the Town of Vail and CDOT prior to
commencing any construction within public Right of Way.
7. Alt improvernents within CDOT ROW shall be approved by CDOT including all Frontage Rd
improvements and landscaping, This approval will be required prior to Civil plan set approval.
8. Prior to approval of an Excavation permit a shoring and excavation plan shall be submitted including;
excavation phasing, engineered shoring plans with plan, profile and cross sections. Cross Sections and
plans shall includJatt oisting conflicti (i.e. utilifies). Any shoring within CDOT ROW will require a
approval from CDOT and FHWA. Any shoring within the Vail public ROW will require Town of Vail -
approval an{ a revocable ROW permit.
1."
9. A Storm Water Discharg$nun Permit and all applicable ecof,rrnits (i.e. Dewatering) shall be
submitted prior to construction.
10. Provide engineered stamped final drainage report, pavement design report, and geotechnical report, and
a finalized traffic study.
I l. The developer will be assessed $5000 per peak hour additional trip generated. This fee may be offset by
specific hafffc improvements (i,e. Frontage Rd. traffic improvements). Based on the review ofthe
haffic study it is estimated that the net increase in PM peak hour genertated trips will be 49 trips. This
will require a traffic impact fee of $245,000. Portions of this fee may be offseiby traffrc improvements
made to the S. Frontage Rd. to specifically include Frontage Rd. roadway widening, Frontage Rd.
sidewalk improvements, and the construction of a hansit stop. The rernaining impact fee shill be,^ submitted to the Town of Vail for additional traffic improvernents as deemed appropriate.
12. Provide Art In Public Places contribution, coordinate with AIpp.
13. The access points do not meet the sight distance separation requirements of 250'. An engineered
analysis should be submitted for this variance. Also this variance will be required to be approved bycDoT.
I
Department of Public Worlc & Transportation
I 309 Elkhorn Drive
Vail, CO 81657
970-479-2 158
Fax: 970-479-2 166
www.vailgov.com
MEMO
To:
From:
Re:
Date:
George Ruther
Tom Kassmel, Town Engineer
Timberline Roost Lodge Redevelopment PEC Drawing Review
12107/05
The Town of Vail Public Works Department has received and reviewed the Timberline Roost Lodge
Redevelopment PEC revised submittal set dated 9127105, received lll30l05- The majority of the initial
courments generated ot 10/27105 have not been addressed. The following are additional comments as well as
the previous cornments that should be addressed prior to approval. It should be noted that at this point a revised
traffic study matching the most recent submittal has not yet been submitted,
General Comments
O-t **annot be built over existing easements as shown without those easements being
abandoned. This requires approval from all interested utilities and relocation of any existing
utilities.
2. A l5' drainage easement should be provided for the existing drainage system along the west
propeny line.
An easement should be provided at the Northwest comer of the property to provide for the existing
encroachment ofthe roadway, drainage and snow storage.
CDOT access permit, landscape permit, special use permits and notice to proceed will be required
for all improvements and access changes within the ROW.
Limits of disturbance fence must not encroach into any private property without approvaVtemporary
easement.
All end parking spaces on all parking levels must have adequate area to turn around. Please modify
plan, those areas designated pedestrian will need to be modified to accommodate this.
Cross-over aisle on level 2 shall be a minimum of 24' wide (non-striped)
Dimension main structure level entrance width.
Show tuming movements for all loading and delivery, including passenger vehicle interaction. Port
cochere must still function with loading delivery bay occupied.
Show location of the trash dumpster and tuming movements for trash removal.
The access points do not meet the sight distance separation requirements of 250'. An engineered
analysis should be submitted for this variance. Also this variance will be required to be approved by
CDOT.
12. Please submit an updated traffic study.
13. The previous traflic study suggests a 307o reduction for hoteVcondo vehicle trips and a 50%
reduction for employee unit trips. This reduction is not supported. A reduction ofthat magnitude is
3.
4.
5.
8.
9.
10.
ll.
not offset by the existilrtermittent transit service, which has Opp**i-ut" frequency of 30
minutes. The skier shuftle service should not be considered since it may be eliminated at any time.
Because of its location it can be expected that the primary mode of transportation will be vehicular
trips. In the past we have used reductions of 30% for those developments that are in the village core
area, due to their proximity to a fulI hansit canter, a pedestrian village (restarnants, retail, ski area,
activities, etc...), public transit with 5 to 10 minute frequency, and access to a 1300 vehicle parking
garage.
14. The previous traffic study suggests left tum lanes are not warranted because each access does not
generate CDOT's minimum left tum criteria of 25 lefts per peak hour for a posted speed of less than
40mph. Based on the new access configuration I would assume that this CDOT minimum left turn
criteria is now met. For a development this size the Town will require left tum lanes.
15. The improvements to the S. Frontage Rd. should include a section as follows starting from the north
side:
a. l0' concrete pedestrian walk
b. 2.5' Curb and gutter
c. 4'paved shoulder
d. l2' westbound lane
e. 16' left tum lane/accel lane/median
f. 12'eastbound lane
g. 6' asphalt shoulder (or as req'd by CDOT)
h. 2'gavel shoulder
Improvements shall also include lighting/irrigation/signage and a location for a bus shelter.
16. A continuation of the concrete pedestrian walk from Buffehr Creek Rd to the east end of the
property will be required, the walk shall be a minimum of 10' wide.
17. Entrance pans shall be 8' wide.
18. Provide snowplow protection above walls at the northwest corner along Meadow Ridge Lane.
19. Retaining walls must be a minimum 2' from property line.| 20. Benched walls must comply with the Town of Vail Development Handbook standards and have a
minimum bench width of 4'.
21. Provide additional spot elevations at Front and back ofpans, at 10' behind back ofpans, at all grade
breaks, high point and low points.
22. Provide a Drainage Repod
23. Parking structure will require a sand/oil structure.
24. All utility services and relocations will require utility approval.
25. Show all utilityconnections including gas, telephone, cable and electric.
26. The overhead power lines should be buried as a part ofthis project.
27. The storm sewer along the Frontage Rd.shall extend further to the east property line to catch the
existing ditch.
28. An adequate ditch should be constructed behind the building along the toe of the slope from
Meadow Ridge Lane. This property has flooded in the past and adequate protection should be
added.
29. Adequate drainage should be provided between the north east retaining walls and the proposed
building. Show grading in this area.
30. Show snow storage area.
3 I . The current plans show removal of a portion of the existing asphalt and gravel shoulder from
Meadow Drive at the switchback in order to accommodate the proposed retaining walls. The
existing asphalt road width should be maintained to maintain traffic safety. A roadway easement
should be provided along with some room for snow storage.
1. The Town of Vail General Notes shall be added. (Notes can be e-mailed upon request)
2. Please add Utility SiSnatuflock and have all utilities sign acknorfging acceptance of utility impacts
and design.
3. Final Civil drawings shall be approved and meet all Town standards prior to submittal of building
permit. Detailed comments will be provided at that time.
4. Approvals from all impacted property owners shall be obtained. A written letter of consent to the
required easements wilt bs required for Civil approval. Recorded easements will be required prior
construction,
5. A1l construction staging issues shall be resolved prior to construction including staglng, phasing, access,
schedules, traffic control, emergency access, etc...
6. A Rowrutility permit shall be obtained and approved by the Town of Vail and CDOT prior to
commencing any construction within public Right of Way.
7. All improvements witJrin CDOT ROW shall be approved by CDOT including all Frontage Rd
improvements and landscaping. This approval will be required prior to Civil plan set approval.
8. Prior to approval of an Excavation permit a shoring and excavation plan shall be submitted including;
excavation phasing, engineered shoring plans with plan, profile and cross sections. Cross Sections and
plans shall include all existing conflicts (i.e. utilities). Any shoring within CDOT ROW will require
approval from CDOT and FHWA.
9. A Storm Water Discharge CDPHE Permit and all applicable ACOE permits (i.e. Dewatering) shall be
submitted prior to construction.
10. Provide engineered stamped final drainage report, pavement design report, and geotechnical report, and
a finalized traffic study.
I l. The developer will be assessed $5000 per peak hour additional trip generated. This fee may be offset by
specific traffic improvements (i.e. Frontage Rd. traflic improvements).
12. Provide Art In Public Places contribution, coordinate with AIPP.
t.t
TRANSPTRTATIgN CiRl}UP
July 21, 2005 FHIIOsO44 TMFFIC ANALYSIS
Mr. Greg Gastineau
Timberline Commercial Real Estate
12 Vail Road
Vail, CO 81657
RE: Traffic Analysis for the Roost Lodge Expansion Project
Dear Mr. Gastineau:
This traffic analysis summarizes the trip generation and adjacent roadway operations with
the redevelopment of the existing Roost Lodge in Vail. The site is located along the l-70
N. Frontage Road approximately 300 feet east of Buffehr Creek Road. The site's location
is shown in the aerial below.
The Roost Lodge site is currently occupied by a 72-room hotel and 1 employee housing
condominium unit. Two full pol the existing site. The redevelopment
plans for tfg site include on residential multi-family dwelling
units, an{l{employees condomini Two access points are planned to the site
with the weAtern access nt to the F Road limited to % turn movements (no left-
turn outbolnd). The ng presents iraffic analysis for the Roost Lodge Expansion
project.
Hir 3tr9-654-A6'/4
3a
P.El. gax I 9?6El'
PHCINEI .SCI3-65U -3S? 1 :
BtrULDFIt' ECILdRADE E
FAXi 3tr3*7?Z:3.3Ag
E|[r3[}El"g7a€l
Mr. Greg Gastineau
Roost Lodge Expansion Project Traffic Analysis
July 21 ,2005
Page2
Existing Conditions
The existing Roost Lodge site is located along the N. Frontage Road. This roadway has a
posted speed limit of 35 miles per hour adjacent to the site, then drops to 25 miles per
hour wesl of the site. A single travel lane in each direction exists along the Frontage
Road. Turn lanes are not present at the N. Frontage Road site access intersections.
Existing peak hour traffic volumes used in this analysis were obtained from the Town's
Transportation Master Plan Updatel. The traffic volumes at the Buffehr Creek Road / N.
Frontage Road intersection for peak winter weekend were used to determine the through
traffic volumes along the N. Frontage Road adjacent to the site. The master plan projects
that the N. Frontage Road will experience a 31o/o increase in traffic in the next 20 years
(from Year 2000). This equates to an approximate 1% annual growth rate. Traffic
volumes at the site access points were estimated by forecasting Year 2006 peak winter
weekend traffic on the Frontage Road by applying a 1.06 growth rate to the 2000 volumes.
The site access intersections with the N. Frontage Road were reviewed to determine
baseline or existing operations and identify any capacity constraints. The existing winter
weekend P.M. peak hour volumes were reviewed as this period represents the higher side
street and mainline traffic conditions. In determining the operational characteristics of an
intersection, "Levels of Service" (LOS) A through F are applied, with LOS A indicating very
good operations and LOS F indicating congested operations. The intersection LOS is
represented as a delay in seconds per vehicle for the intersection as a whole and for
critical turning movem6nts. Criteria contained in the Highway Capacity Manual (HCM)z
was applied to the study area intersections in order to determine existing levels of service
during the weekday evening peak hour period.
The results of the LOS calculations are summarized in Table 1. The intersection level of
service worksheets show the trafflc volumes and are attached for reference. The data in
Table 1 illustrates that the intersections are currently functioning at acceptable levels
during the peak hour periods (LOS A range overall) with the all of the individual
approaches also operating acceptably (LOS A-B).
Transportation Master Plan Update - Traffic Model, Washington Infrasfuchjre Services, July 2OO2.
Hiohwav Caoacitv Manual, Highway Research Board Special Report 209, Transportation Research Board,
National Research Council, 2001. Synchro v. 6 sottware utilized.
Mr. Greg Gastineau
Roost Lodge Expansion Project Traffic Analysis
July 21, 2005
Page 3
Trip Generation Comparison
The vehicular traffic for the site land uses has been estimated based on trip rates
contained in the Institute of Transportation Engineers (lTE) 7th Edition Trip Generation
manual3 and is summarized in table 2. The 6xisting iite'uses were conipared to the
proposed site uses to determine the net site added traffic with the expansion in place. For
comparison purposes, the following assumptions were used to estimate traffic generation
of the site development,
Existinq Land Uses:. 72 hotelroomsr 1 employee housing condominium unit
Redevelopment Land Uses:. 761,.Botelrooms tZ.l. lffiployee housing condominium units jt (4l tkcreation home condominium units
3q
Because the site is located along the N. Frontage Road with a regional transit route and
the site will offer shuttle service to the ski area in the winter, the site will experience a
reduction in actual vehicular trips to account for transit and shuttle trips. This is a common
occurrence experienced in many mountain ski towns. A 30% reduction in vehicular trios
was applied to the hotel and- recreation home uses to account for transit usaqe. ln
addition. a reduction on-site as
the un n
Based on the above assumptions, the net site trip generation has been calculated as
presented in Table 2. When compared to the existing uses cunently on site, it is estimated
that the proposed land uses will result in a.net increase in traffic from the existing uses of
gpproxiqately 430 daily one-way trips with 40 trips occurring during the winter weekendffi
Trio Generation, 7'n Edition, Institute of Transportation Engineers, 2003.
o
Mr. Greg Gastineau
Roost Lodge Expansion Project Traffic Analysis
July 21 ,2005
Page 4
Roadway and Intersection Operations
The background Year 2006 winter weekend P.M. peak hour traffic volumes at the two site
access points along the N. Frontage Road were forecast to assist in determining site traffic
impacts, if any. The net increase in site traffic volumes were added to the Year 2006
background volumes and are shown in the attached LOS worksheets for reference. 'lhe-
Wggl_gtg_ggggggpoint is planned to be limited to_Zlgm_nov€nnCN. Thus, all outbound I
site trafflc destined to the east would conduct this movement from the site's east access
driveway. All approaches to the site access intersections were reviewed with existing side
street stop control and single approach lanes without any tum lanes.
The results of the intersection level of service analysis are summarized in Table 1. Wth
lhe addition of planned site expansion traffic, the two site access points along the N.
Frontage Road will continue to operate within acceptable levels of service (LOS A overall
and LOS A-C for individual approaches). The traffic associated with the renovations
planned on the site will result in only slight increases in traffic at the two access points.
Auxiliary Lane Warrant Analysis
Although the site vicinity intersections are projected to operate efficiently with the
expansion of the existing uses, the N. Frontage Road conidor is within the jurisdiction of
the Colorado Department of Transportation (CDOT) and needs to comply with CDOT
criteria. The State has established auxiliary lane warrant criteria for roadways to enhance
safety and access along their corridors. The CDOT criteria becomes effective on an
existing use if the use changes its site traffic by 20o/o or more. Because the site generated
traffic is anticipated to increase by more lhan 20o/o, the CDOT access code criteria would
apply to the proposed site expansion.
The forecast traffic volumes at the two site access intersections were reviewed to
determine auxiliary lane requirements based on current CDOT access code criteria4. The
CDOT criteria for assigned category ratings of F-R or Frontage Road require left-tum
deceleration lanes with peak hour volumes above 25 vehicles when the posted speed limit
is less than 40 miles per hour. Right-turn deceleration lane warrants are met when greater
than 50 vehicles conduct a right-turn into the access point during a peak 60-minute period.
A review of the forecast 2006-plus-site generated peak hour volumes and the CDOT
warrant criteria determined that turn lanes at the either of the site access intersections are
not warranted.a6n-4. Do rarE A1eff,-1
Slate Hiqhwav Access Code, State of Colorado, August 31 , 1998.
Mr. Greg Gastineau
Roost Lodge Expansion Project Traffc Analysis
July 21, 2005
Page 5
Conclusions
This traffic analysis was conducted to summarize the Roost Lodge Expansion Project site
specific traffic generation and any roadway impacts associated with the development as
planned. lt was determined that the site traffic can be served by
the N. Frontage Road and qqeg_ngltqeqq$ enhancements to !!1e
This concludes our analysis and summary of the Roost Lodge
project.
Sincerely,
site development
'fhea
Attachments:Table 1 - Peak Hour Level of Service Summary
Table 2 - Intersection Capacity Worksheets
Cc: Dominic Mauriello, Mauriello Planning Group
Fox Higgins Transportation
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Volume Left
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FH#05044 - Roost Lodge Project ), rffic Analysis
Fox Higgins Transportation Group
Year 2006 Background
HCM Unsignalized I
7t20t2005
Capacity Analysis
o
ntersection
6: N. Frontage Rd. & E. Site Access
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FH#05044 - Roost Lodge Project Tr i: , iic Analysis
Fox Higgins Transportation Group
Year 2006 Background
HCM Unsignalizedl
7n02aa5
Capacity Analysis
o
ntersection
3: N. Frontage Rd. & W. Site Access
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FH#05044 - Roost Lodge Project 1,.
Fox Higgins Transportation Group
,ltSlS
year 2006 + Site
HCM Unsignalized I
7t20t2005
':acity Analysis
o
ntersectioit
6: N. Frontage Rd. & E. Site Access
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FH#05044 - Roost Lodge Projec:
Fox Higgins Transportation Grorr .
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Year 2006 + site
r=
I0t4/N0r l/Altw
Tfpe of Appllcafon and Fee!
E Rsonirlg $1300tr Major Subdivision $1500tr MinorSubdivb*rn $650n Eysnpton Plat $650tr Minor Amerdrcnt to an SDD $1000B NewspecirlDe$dopnrc*Disfdd $6000tr M4orAmendrErttoansm $6000n Major Amendment to an sDD $1250
(no e;rturiu tdr:lbatiorc)
Application for Review by the
Planning and Environmental Commission
Departnent of Cofltmunity Delrebfrnent
75 South Fronhge Road, Vail, Cobrado 816V
bl: 970.479.2139 fax 970.479.2452
weh: www.ci,vail.o.us
Gen€ral Infornaton:
Ail prsj€cts requidng Planniqg and Enyironm€ntal Comr6ion revie!f, rR!$ readw apptoval pr*rr b srbmltEqg a
hriHFE permt applkatim. Plea€e I€ftr b tl|e oftrtEd rcquir€rnents for tfe pa*icub approal that k tqud.
An applkatton for Phnning and Environrmntal Cdrmission rc\riew @nnot be aepted undl all rquircd infonnation
is receired by the Community DerclotEnent Deparunent. Tfre prdject mav also need b be reviemd by the Torn
Courrcil and/or the D€sign Rerbrv Board.
tr Corditional t se Fermt $650u Floodplain Modificaticn $4fi)tl lrliru E<brior Alwation $650
X, l.lajor FrderiorAlEraton $800E Derdopment Plan *150t1tr Ancrdrs* to a De\,€lop||Efit Plan S250tr Zonblg Code Arnerdflst $13str Varhn@ $500n Sign varianae $200
-l ,t
7lovlIso
D€ccrfpdon of t|re Reque6* lh*y furiff Alaatlon 6 tE eflm Ros5t L&e My-rttdtdltw
a Wammdrwtt aM ntdtignl tre wrnA
Location of the Prqoeah tot $12 Elock!_ Subdivision: Buffer C,reek Rsrb
Pfrys*cal Addrees:1783 Nordt F?onttre Road
Pard ilo.:210312302{F1 ( E4le Co. Assessor at 970-328-8em for parcel no.}
Zoning: Puilic Amnmodadon (PA)
llame(s) of owner(slr trrrrernrixu ruiml Lsoe6 , u,c
ilailing Addrss: 12 Vaal Road. tuite_fl)o, Ygil, @ 816V
Phone: q6-L4@
(}rYns{s) Signature(e}:
Name of tpplicant:Renreserfred h Mauridlo Plannino &oug. LLC
l{ailing Addreac:PO Box 1127- Armn- CO 8164t1
Pfroner 7454920
E-mail . J484W
RECD ocr 10 2005
Trmberlrne Lodqe
Red eveloVment Pro..; ect
Desrqn Revrew and Ma.1or Extenor
Alter ab on AF FltcatronE
October 2OO5
Aopreese' vn*joa exrea,iaQ
A lhie,ra-io.r Ca; f-.ai a Qe Stkn frt+.- Re4o)
llt l{cl
Mauriello Planning Group
(Former Roost Lodqe)
o Dackqround and Summary ol Request
The aVp|cant E ?ro?olnq Lo redeveloV the extstnq Roost Lodqe proVerty as the
Tmberlne Lodqe. The develoVment Vlan for thrE new hoLeVcondomrnrum Vrolect wll
exTand the enstrnq vse of the Vroperty. fhe development plan calls ior the demolftton
of the extsttnq hotel and Lhe development oI | ?4 new hotel roomE (7 2 roorns extstnq
Loday), 39 dwelhnq unrts ( | dwellnq un* extsttnq Loday), 3 on-sfte employee houanq
unttE wtth 5 Vrllows and svrlace and slrvctvred Varknq. The VroVosed prolect wrll focus
on proudnq a ?roe sensftwe accommodailon opbon whle subslanbally vpqradnq the
aesLhelcs ol the taclfty and proudtnq addftronal amenftres to lodqnq quesls. The
Vroposed condomntums (39 unfts) are ?ro?o5ed Lo be aVVroxtmately B5O sqvare feet.
Thts redevelo?menL grolect wtll ncreaEe both the accommodabon and dwelltnq lodqtnq
base tor the Town of Yal.
The Roogt Lodqe was onqtnally constructed n the early l97O's as a molel Vrolect.
Ihe extstrnq sfte conlarns 72 hotel rooms wfth small krtchens, ncludrnq relnqerators,
stoves and mrcrowave oven5, one dwellnq vnft, a pool Iaalfty, and Vaved surlace
Varhnq.
The proVerty s zonedPvb|c AccommodaAon. The Troposed prolect s bernq develoVed
under exotrnq zonnq (.e., no SDD). The proVosed prolect wll be desrqned lo rellect a
"lodqe style" archttecture that wrll contatn 124 hotel rooms ranqnq n ize lrom 463
square IeeL to 731 sqvare leet nclvdrn4 small krtchens, 39 condomtntvms ot
approxtmately E5O sq. It. each and three on-sft.e emVloyee houstnq vnfts contatnnq
ptllows lor 5 emVloyees. The Vrolect wrll also have 173 enclosed structved parAnq
5?ace5, 23 svrtace parAnq 5?ace5 and relaLed hoLel and condomnurn faclftteE. lt rs
anttaVated that Lhe hotel wrll be operated a5 a Mafftott Resrdence lnn or as another
nattonal brand "select. servce" hotel.
A larqe Vercentaqe ol the hotels currently benq develoVed throuqhout the Unted
3tates are benq deaqned aE "selecL servrce" hotels. Thrs rs a qrownq trend n lhe
hosptalfty ndvstry lo resVond to conEumer demand. A "select serwce" hotel ollen
nclvdes one or Lwo bedrooms, a qreat room, bathroom and a small ktLchen. All of the
nailonal hotel companes are aqqresavely exVandnq lhrs concept throuqhovt the Unfted
3tates. An examVle ol amilar "select servtce" hotelE are Towne Place SwLes by
MarnotL, Amerr3urtes by ftyatt, ftawLhc>rne SuLes by t1yatt., SVtnqhrll 3ules by
Marrrott, ltomewood Sutes by lttlton, flilLon Garden Inn, Comfort Sutes by Comforf Inn
and Extended Stay Ametca. Even the very popular MarnoLt Covrtyard wrll Eoon nclude
Eome ktLchen laclthes n Lhe newer hotelg. Guests are tlockrnq nattonally to hotel
roorne wfth amenbeg thal nclvde ktchens, qyms and bvEtneEs centerg. Whrle lhe Eelect
5ervtce seclor e raptdly qrownq, the malor hotelters are scaltnq back on "Iull seruce"
hoLelg lo resgond to market trendz. Marrtott alone cvrrenLly oTeraLes over GOO
Ttmberltne Lodqe
Maurref lo Plannnq Group, LLC
"select servtce" hotels (total ol apVroxmately 53,OOO* rooms) n the Unfted StaLeE
wfth a com?arable amovnt under develoTment Hrlton, theraton, Comlort lnn and llyatt
all have rnaJor ex?anston plans ol thetr respectle "select servtce" hoLel brands that wrll
more than double nattonal count ol select serwce hotels. The conEumer exVectatronslor a hotel n Loday's marketVlace have exvanded to nclvde kLchen Iacrlfttes aE well as a
ltvtnq room, busrnesg servtce5 and famiy amenftreE.
The deaqn and archttectvre ol the proTosed burldrnqs wll be a vast tmprovement when
comTared wtth the cvrrent deaqn of the Roost or most oLher structures localed on the
north stde ol the hqhway or ovtstde ol Lhe vllaqe core. The provosed buldrnqs
nclude stone, stucco and stmvlated wood \acades (smrlar to the Ltonshead Ivll-servrce
Marrott) wrth the addftton ol heavy ttmber accents to create the "lodqe" leel.
fhe Vroposed Tmberltne Lodqe taclfty s anLrctValed to serve a certatn nrche wfthtn Lhe
lodEnq market by Trowdrnq a ?nce genEftwe "selecL 5ervce" hotel tacrltLy that meetE
tne current underEerved demand lor altordable hotel rooms wrfhrn the Town of Varl. ln
addthon' the Tropct wll proude nce, well appotnted two bedroom condomtntum unfts
wfth easy access to Lhe Vllaqe Core.
Ttmberhne Lodqe
Maurrello Plannnq Grotp, LLC
o ll. Zonnq Analysrs
Zonnq: ?ub|c Accommodabon (7A)
LoL Srze: 8C,597.26 sq. ft. or | .9E6 acres
Standard AllowedlRequtred Pro?osed
DenaLy: 43 Dwglltnq-Unts 39 Dwelltnq UnLsttutlsl *CaZ
AU's Unlmfted | 24 AU's
GRFA: | 29.895.92 sauare leeL \OO,24O sqvare leet
tMolso%
Dvrldrnq flerqhL: 46 teet 4B feet
Sfte Coveraqe: 5G,288.23 iqDare teet (65To) 32,664 eqvare teet
Landscape Area: 25,979 oquare teet (3OVo)
Setbacks:
North: O'- ZO'West: O' -ZO,East: O' - 2q,South: O'- ZA
?arktnq: - l9l spaces' rd futt'l (,s'*7aer
Loadnq: I berth
f.mployee 5 ptllowsftousnq: S crgdls
3 | ,gGO square leet
20'
20'
20' 1
a\J 'f
l9G sVaces
I berth
5 ptlows
3 ul-li*s
Ttmberltne Lodqe
Maurrello Plannnq Group, LLC
ilt.Mf;lqailon oI D eveloV ment. lmV acts
The Roost Lodqe strll ogerates a5 a lmfted seNtce hotellmotel on the VroVerEy.
Becavse ol fts currenl use as an accommodailon vnft oVerabon, the oft-gfte mVacts oI
Lhe proposed develoVment to the commvnty are neqltqtble. 1et lorth below $ a
detated analystz ol both the emVloyee houanq and tralhc mpacts lor the proposed
proECt.
A. Employee flovanq
The Town of Varl haE hsloncally requred the ownerE ol new and redeveloped
Vrolects lo Vroude emVloyee hovanq when develo?nq n the Town. fltstoncally
tns has been based on the ncremental ncrease n the number ol emVloyees
qeneraLed by a new prolecL. The Town, Lo-date, has never codted lhrs
reqvtremenL or the formula used by stall to delermne the employee houanq
reqvvement. Under these crrcvmstances, Lhe apVltcant haE aVplted Lhe lormula
that has been tradftonally used by the Town sfa+L ln addftton, the Town has
hrstoncally aVp|ed a credft to apV|cantE ior the enshnq vses located on the
VroVerty. Utlvrnq ths htEloncal formula, the prolect s lorecaEt lo qenerate the
need lor 5 employee Vllows. Accordtnqly, the apphcant wil proude 5 emVloyee
prllows that wrll be ncluded on-sfte wrthrn lhe VroVerty. Set torbh below rE the
calculabon as ft relates to the prolect:
Employee Housing
Galculation
Existing Roost Development
Sq. Ft.o1 Units Formula Gross Employees
Hotel Rooms 72 0.2500 18
Multiple-Family Units I 0.4000 0.4
Total 18.4
Proposed Roost Development
Sq. Ft.or Units Formula Gross Employees
Hotel Rooms 124 0.2500 ?,1
Multiple-Family Units ?o 0.4000 ''t5.6
Total 46.6
Increase in Gross Employees 28
15% Factor/Total Beds Required
f tmberlne lodqe
Maurrello Tlannnq Group, LLC
An
o D. Traffrc Generailon
Accordnq to lhe uVdated trallc report lor the Vrolect a5 ?rcvtded herern and
based uVon conversabons wrlh CDOT, no accelerabon lanes or turn lanes otl oI the
North Frontaqe Koad wil be requred. The attached tralhc study ndcateg that
lhere s a rntnor net ncrease of 40 PM geak hour vehrcvlar lnVs Vrodvced by the
redevelopment ol ths sfte.
lV. Text Amendment to Allow Krtchens In Accommodahon Unfts
The proposed hotel s anbaVated to operate a5 a Marnotl Readence lnn or another
nabonal brand "selecf Eerwce" hotel. A Resrdence Inn or srmrlar tyVe hotel offers a
certatn class ol amenfttes to Eerve an ever-qrownq market nrche and to resVond Lo
consumer demand lor addftronal amenfttes. The hotel amenfttes exVecLed by quests who
stay n "selecL servtce" hotels nclude btchen laahileg wrthrn the hoLel rooms, buEtneEs
servces and Iamtly amenftreE. T.he VroVosed hotel has been rnrtrally deaqned to meet
lho demand and to Vrowde a Vroduct under reVresented n the Town of Varl.
Ihe Vroposed text amendment wrll allow accommodalor unrts wfth a fulchen, to be
nclvded as part oI accommodabon vnLs svblect to a condftronal use permft. )et Iorth
below ts the progosed lanqvaqe to the amendmenl:
Add to the ltst oI condftronal useE n the PA Zone dstnct:
o Accommodatron unts wtthn a lodqe or hotel Iaalfty wrlh krtchen laalfttes.
The VroTosed texL amendment wrll allow the Tlannnq Commtsgton to aVVrove thts tyVe ol
hotel prodvct wrthrn the Tvbltc Accommodalton zone dstrrcL subpct to the enstnq
condfttonal uge crftena. fhs allowE each ndtvrdval dte lo be rewewed n the contexL ot
Lhe Town's qoals and oblectves when aVVrounq hoLels conlanrnq accommodabon untts
wtth krLchens.
It shovld be noted that even thovqh the hotel rooms have Atchens, the develoVmenL
plan approval and the Town Code would prevent these rooms Irom ever betnq
condomtnvmtzed and sold as dwellna unLs.
Aog1ae=e {,er.r r[,,,na^, ',rt't*L,,- epileaia ( see :<rbrJ ]*r' ?ee'+\
Imberlne Lodqe
Maurrello Plannng Grorp, LLC
V. Condtttonal Use Peffitb/6rltsr+ire1-1'6-1 t,j-,' '!*r--3':<:r;r'J ti "*$r;'r1Q'ry;t-'
|,'I
As the ?rc?osed "select servtce" hotel has Atchei tlJ,i]t,"3t*,ef,i,i'ffie ii'bfei ,03#l'n ''
condftonal use permft wtll be requred to allow these hlchen tacilheE. the Town oI Vail
condftonal vEe crftena are addregT4;Vep1v,t. rre. ;r..r>dr,rao.,,.:-,- ' ":It-i1.,.,".''1 -
" '.'ii'"::
a'
A. Relatronshrp and rmvact oI the use on devetopment ovsieaciuls& in%t**41".;
,1.',s ;i:', !,f r ' . .3.' {t' } :t ' '
;
v
B.The ellect
laalftres,
ol the
utrlrtres,
vse on lqht and av,
schools, parks and
ol populabon,
Iacilfires, and
..fi-':'.1 '; ',
transportailon
other pubhc
. Lg.i I'r1-ya'ii.-qn.i.to*'rqr.'; r. rl'i' ;i', 'i'i';;':'*'t"i i ''" ''
,'-J;t'I\;
conformancb of the development standards of the FA zone dotnct. The
condrhonal use permrt o only requred to allow the hotel rooms to have htchen
factltres tn conformance wth the "select serwce" dest7naton. The addrtpn of
ktchen facrhtes wll have no addtonal tmpact upon the Eeues raeed by thts
cntertc>n.
C. ElIect vpon traffrc wrth parhcular reterenre to conqestrcn, automotve and
Tedestnan salety and conventence, lratfc flow and conttol, accees,
manewerabifty, and removal of snow trom the street and Tarkrnq areas'
Our Ana/vsts:
The proposed condtpnal use w// have httle, i any, neqahve mpact on the above
referenced Esuee. The proposed propct o betng developed wthtn the strtct
Tmberlne Lodqe
Maurrello Plannn1 Grovp, LLC
taalftreE needs.
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referenced Esues. The prqpabddiprop&tr,b Er;n1j i"r"6pli! wrihn the stnct
conformance to the development standarfi,_pf glp Pfuaone'fis't@^,and therefore
rs deemed to be conststent wth a4acent.preFertes and 3u(roundtnq uses. The
property has been used as a notit.ta&ty-6'nore th)n iiO yehlZ wtth ltmrted
. , ,,i,,tru!r,tagrt17.e1r|9suee q{oaqFalbtgli#e fuUa iiEtd,iY'{ii} ieryhbortng uses
' hive'not been denhfied as'a concern. The condttpnal use permtt ts only requred
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Mauriello Planning Group
Roost Lodge
Major Exterior Alteration
Adiacent Propertv Owner List
DAUPHINAIS-MOSELEY CONST INC
1404 MORAINE DR
VAIL" CO 81657
MURPHREE INVESTMENTS LTD
2409 DUBLIN RD
PLANO, TX75094
FITE, KENNETH DAVID & IRMAK AYSE -JT
6415 E PRENTICE PL
GREENWOOD VILLAGE" CO 80111
M.L. HARRIS FAMILY PTNSHP LLC
1O9OO HEFNER POINTE DR STE 2OO
OKLAHOMA CITY, OK 73120
HILLSIDE CONDOMINIUM ASSOCIATION
C/O BEMIS, GREGORY
PO BOX 3438
VAIL. CO 81658
MUSTANG CONDOMINIUM ASSOCIATION
C/O GUERRIERO, RANDALL
1859 MEADOW RIDGE RD
VAIL, CO 81657
BUFFER CREEK WEST CONDOMINIUM ASSOCIATION, INC.
C/O MARKA W. MOSHER
P O BOX 902
VAIL. CO 8I658
TOWN OF VAIL
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL, CO 8I657
MUSSON, PAUL F. & ELISA M. -JT
9402 CRYSTAL LN
LONGMONT, CO 80203
HAGERMAN, PHILIP R. & JOCELYN K.
13188 LATOURETTE DR
FENTON, MI48430
Ju I 'O7 os'1O:5le ROBUEVIN DEIGHRN s"o-41]3436 p.?
COMMITMENT for TITLE INSURANCE
issucd by
Coonitueut Number: 47 Ol 623 -C2
Inquiries should bc directed to:
Fichard Evans
the Title Company of thc Rockies - Srlmmit Nolth
P.O, Box 568E
610 Main Sbeet
Friscq CO 80443
-tt..llfi Trrle Coupavv oF rHE Rocrtes, Iuc.
^3.llll.rs ageot fcrr
Fnsr .da<rnrcelt Tnls INsuR ilcr Coronrv
Rdereuce:
Prepar€d for:
Larry Agneberg
The Prudential Gore Range Properties, Inc.
5I I Lio$head Mall
Vail" CO 8165?
L
ScmrwE.A
Effective Date: January 3l' 2005' 7:00 an
Policy (or Policies) to be issued:
ALTA Ourncr's Policy (10/l7l9z)
Issue Date: February 17
'2005
Policy Amount:
Proposed Insured:Timbe rllne ComEercial Real Bstate
The estate or inlerest iD the land described or refered to iu tbis Cornmioed aad cowred herein isl
Fee Simple
and title therero is at the efflective date hersofvested iD:
Lester W. Warpecha, Eva A. lVarpecha, Zbigniew warpccha and Rogeann warPecha' as
te[ants i.n coEBoD
The laud refered to i! this CoErnitorent is located in the Couty of Eagle, State of Colorado, and is
descn"bed as follows:
FOR LEGAL DESCRIPTION SEE SCTIEDI]LE A CONTII{UED ON }IE)M PAGE
Jul ,O? OS 1O:5la ROB KEVIN I]EIGHRN s?o-453436
Conmitnent No. 47 0 16?3 42 Schcdule A (co ioucd)
LEGAL DESCRIPTION
The land referred to in herein is located in the Cormty of Eagle, State of Colomdo, and described as
fo llows:
Lors 9, 10, I I and 12,
RESUBDfVISION OF B1JFFER CREEI( according to the Plat tbereof 6led October 8, 1963, at
Receptiou No, 98077,
EXCEPT those ponions hcluded in the ri.gbt-of-way ofDeparrnent ofl{ighways, Srate of Colorado, for
Intqstate 70:
AND EXCEPT that portiotr conveyed to the Board of County Commissionen ofEagle Counry and the
Departnent of Highways, State of Colorado, by insbument recorded AugEt 26, i969, in Book 215 at
Page t5t.
INo p.3
Aha Contntt rEnl - Sche&.le A - cq tinued
Jul ,O7 O5' lO:5la ROB KEVIN DEIGHRN s70-4b3436
ComnimEat No. 47 0l 52J12
Schcdule B- [ Rcquirenenls
Co nrrirarnr roR TrrLf, [.lslTANcE
ScurlulrB-SecrrouI
Rleuqrlmlrs
TTIE FOLLOWING ARE THE REQUREMENTS TO BE COMPLIED WITH:
Item (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the
estate or imerest to be insued,
Iten (b) hoper instrumen(s) creating the estate or bterest to be insured must be executed ad duly filed
for rccor4 to wir
I. Release by the Public Trustee of Eagle County of the Deed of Tnrst from Joha Watson Hazen, II and
Kaye A. McKeuie a/k/a Kay McKenzie for the use of Alpine Bauk aud Trust, to secure
$2,323,000.00, dated November 5, 1997, and recorded November 12, 1997 at Receptiou No. 639109.
IiOTE: Assignrnent of Rents recorded Novernber 12, 1997 at Reception No. 639110, giveu in
oonnection with the above Deed of TnEt.
2. Release by tbe Publc Trustee of Eagle County of the Deed of Trust &om Lester W. Warpech4 Eva
,d Warpecha., Zbipiew Warpecha and Roseann Warpecha for the use of Alpine BaElq to secue
S1,010,598,55, dated March 20, 2003, and recorded Aprii 15, 2003 at Reception No. E29946.
).
Deed from Lestir W. Warpech4 Eva A. Warpecha, Zbigniew Warpecha and Roseann warPecbt to
Timberline Coumercial Reai Estate.
NOTE: Duly executed real propeny transfer declaratiou, executed by either the Grantor
or Grdtee, to accompany the Deed mentioned above, Pusuant to Article 14 of House
Bill No. 1288-CRA 39-r4-r02.
Certificat€ ofltrcorporation, Certificate ofAuthority or Limited Parbership Agreerrent, as certifed
by tbe Colorado Sesetary of State, or Tradc Name AfEdavit or Parbership Agreesreut whichever is
appropriate for Tinberline Commercial Real Estate.
NOTE: This requireDiedt is necessary due to the fact that the Company has not been advised as
to the nature ofbusiness organization of rhe Timberline Commercial Real Estate.
Evidoce satisfactory to the Company or its duly authorized agent that all dues ad/or assesslDents
levied by the Homeowners Association have beea paid tho',gh the date of closing'
6. EvideDce satisactory to the Company or its duly authorized agent tbat tbe "real estate transfer tax"
imposed by Ordinance No. 26, Series of 1979, ofthe Tovrn ofVail, Colorado has been paid, and that
the tien inposed by Section I I thereofhas been fully satisfied.
The Owaer's Poficy, wben issue4 will not coutab Exceprions No. l, 2, 3 and 4, provided that:
(A) The enclosed form of indemnity agreement or final affidavit and agreernent is
propaly executed and acloowledged by the party(ies) Indicated and retumed to the
INo p.4
J.
P.ss70-403436
Scheduie B-I Requirements (coatinued)
Ju I ,.o7 O5 1O: 52a ROB IJ{ KEV I N DE I GHRN
v
CommitDcnt No. 47 A 1 623 -C2
Company or its duly arrthorized agent,
(B) The Company or its duly aulhorized €etrt receives and @proves ao ALTA survey
properly certified by a registered surveyor or engineer, and
(C) Applicable scheduled &arges in the a.mount of $75.00 are paid to the CompdDy or
ils duly authorized agent.
Pege 4 of7
JuI,O7 O5 1O:52a R0BIN KEVIN DEIGHRNo s7o-153/+36
Corrsriurent No. 470 1623-C2
Schedule B-II Exceptions
Comrrmelrr FoR Trrr* }+sune,vcr
ScmnurrB-SpsnorvII
Excrplnolls
Schedule B oftbe policy or policies to be issued will conrain exceptions to fhe following matters unless
the same are disposed of to the satisfrction of the Company.
Ary loss or damag% including attomey fees, by reason of the matters showu below:
I . A,ry facts, rigbts, htercs8, or olaims which are not shordD by the public records but which could be
ascertained by an inspection ofsaid land or by making inquiry ofpenons in possession thereof.
2. Eas€aents or claims of easements, not shown by the public records,
3. Discrepancies, cotficB in bor:ndary lines, shortage in area, ocmacbments, and aoy ot}ter facts whicb
a conect srtrl/ey would disclose and which are not shown by the public records.
4. Any lien, or right to a lien for services, labor or material heretofore or hereafter fumished, imposed
by law and not sho*n by the public records.
5. Defe*s, lieng encumbrances, adv€rse cleims or other DatArs, ifany created, first appearing in the
public reconds or attaphing subsequent ro the effective date hereoq but prior to tle date oftbe
proposed insured acquires ofrecord for value the estate or interest or mbrtgage theFon covercd by
this CommiEent.
6. Ta:ces due aad payable; and ay tax, special assessments, charge or lien imposed for watff or sewer
service, or for ay other special taxing distict.
7. Right of the Proprietor of a Vein or Lode to e:fiact and reEove his ore therefom, should tbe same be
fou[d to penetrate or intersect the pre-ises hereby ganted, as reserved in United States Patent
recorded October 4, 1918, in Book 93 at Page 301.
8. Rigtrr ofway for ditches or cauals coDstucted by the authority ofthe United States, as reserved in
Udted States Patent recorded October 4, 1918, in Book 93 al Page 301.
9. Any and all water and water rights, reservoir and resewoir rights, ditches and ditch rights, and the
enlagements snd exteosions therco{ and all laterals, flumes and beadgates used h conr.effion
therewi&.
10. Resrictioas, whicb do not contain a forfeiture or reverter clause, as contabed in instumenr recordcd
October E, 1963, in Book 178 at Page 75, as amended by instrument recorded April l, 1966, itr Book
L92 atPqe343 and May 25, 1966, in Book I97 at Page 1,
I 1. Easements, riglts of way aod all other matters as shown on the Plat of Resubdivision of Buffer Creek
filed October E, 1963, at Reception No. 98077.
12. Holy Cross Electsic Association Iac., Riglrt of Way EaserDstrt as gralted by Blue Skys Uulimited,
IDc. recorded June 14, 1977 in Book 256 at Page 353.
i3. Hotel Broadband Service ageement aDd Grant ofEasemeot recorded April 24,2QQ3 at Reosption
No.83ll1l.
p.6
Atts Commitaent - Schedtle B-II Etceotiortc Pagp 5 oJ7
Js],.O? OS 10:52a ROBIN KEVIN trEIcHRN
-
CodrnitDcrt No. 47 0 | 623 -C2
s?o-453436
Schedule B-tr Exccptions (continucd)
p.'t
JUI O? OS 1O:52a ROBIN KEVIN DEIGHRNo s7o-453436
Conrnitment No, 47 01623 -Cz Disctosrne Statcocnts
DISCLOSTJRE STATEMENTS
Note l: Colorado Divisioa of Inaurarce Regulations 3-5-1, Paragraph C of A.rticte VII, requfues that
"Every title etrtity shall be responsible for all matters which appear ofrecord prior to &e time ofrecording
whenever the title entity conducts the closing aBd is responsible for recording or filiog of legal documents
resulting from the rarsaction which was closed." (Gap hoteaion)
Note 2: Excsption No. 4 of Schedule B, Section 2 of this Cominitment may b€ deleted from the orimer's
Policy to be issued bereunder upou coupliance with the following condidons:
A. The land descnled in Schedule A of this commiheat must be a single-family residence, which
includes a condomidum or townhouse unit.
B. No labor or materials may have been firnished by mechanics or snterialmen for puryose of
constlrction on the land described in Schedule A of this CommitmeDt within the past 13 months.
C. Thc Company must receive an appropriate affidavit indemnifing the Compary against unfiled
mechanic's and materialnen's liem.
D. Any deviation ftom conditions A though C above is srrbject to such additional requiremenB or
Infororation as &e Company may deem lecessary, or, at its optio& th€ Company may refu,se to dele0e
the exceptiol.
E. Paymeot ofthe premium for said coverlge.
Note 3: The following disclosuras are hereby made pursuant to $ l0- l l - 122, C.R S.:(i) The subject real property may be located in a special taxing distict;
(ii) A certificate of laxes due lisring each taxing jrrisdiction shall be obtained from the County
Treasurer or the Comty Treaswe/s authorized agent; and
(iii) Inforrutiou regarding special disticts and the bomd.arics of such disricts may be obtained from
the County Cornnissioners, &e County Clerk and Recorder, or the County Assessor.
Notc 4: If the sales price of the subject property exceeds $100,000.00, the seller shall be required to
comply with the disclosure or witlholding provisions of C.R.S. 539-22-604.5 fNon-resident witbholdiug).
Note 5: Pllrsuart ro C,R.S, $10-11-123 Notice is hereby given:
(a) [f there is recorded evidence that a mineral estate ha< been severe4 leased or otherwise cotrveyed
ftom the surface estate then rhere is a subsantial likelihood that a third party holds some or all
inlerest in oil, gas, other minerals, or geotheroral etrergy itr the propefty, and
(b) That such nineral estate may include the right to enter aud use thc property withow the surfacc
oramefs permission,
Note 6: Effective September l, 1997, C.R.S. $30-10406 rcquires that ali docrmeots received for
recording or 6liug in the clerk 8nd r€corder'$ office sball contaitr a top margin ofat least ons inch and a
left, rigbt and bottom margil of at lcsst one-balf itrch tbe clerk and recorder raay refuse to record or file
any document that does not confonn.
Note 7: Our hivaqy Policy: We will not reveal noopublic personal customer informatiou to aDy extemal
Don-amliated organization u.nless we have beeu authorized by the cusmmer, or are required by law-
p.8
Ako Commitment - Disclosaes Page 7 of7
lftl {cl
Mauriello Planning Group
Roost Lodge
Adiacent Pronerfv Owner List
DAUPHINAIS-MOSELEY CONST INC
1404 MORAINE DR
VAIL, CO 8I657
MURPHREE INVESTMENTS LTD
2409 DUBLIN RD
PLANO" TX 75094
FITE, KENNETH DAVID & IRMAK AYSE -JT
64158 PRENTICE PL
GREENWOOD VILLAGE. CO 8OI I I
M.L. HARRIS FAMILY PTNSHP LLC
1O9OO HEFNER POINTE DR STE 2OO
OKLAHOMA CITY, OK 73120
HILLSIDE CONDOMINIUM ASSOCIATION
C/O BEMIS, GREGORY
PO BOX 3438
VAIL, CO 81658
MUSTANG CONDOMINIUM ASSOCIATION
C/O GUERzuERO, RANDALL
1859 MEADOW zuDGE RD
vAlL. co 81657
BUFFER CREEK WEST CONDOMINIUM ASSOCIATION. INC.
C/O MARKA W. MOSHER
P O BOX 902
VAIL, CO 81658
TOWN OF VAIL
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL, CO 81657
-JTMUSSON, PAUL F. & ELISA M.
9402 CRYSTAL LN
LONGMONT, CO 80203
TIAGERMAN. PHILIP R. & JOCELYN K.
13I88 LATOURETTE DR
FENTON, MI48430
COLORADO DEPT OF TRANSPORTATION
42OIE ARKANSAS AVE
DENVER CO8O222
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
November 14, 2005
A request for a final review of a major exterior alteration, pursuant to
Section 12-7A-12, Major Exterior Alterations or Modifications, Vail Town
Code, to allow for the construction of the Timberline Lodge, located at
1783 North Frontage Road/Lots 9-12, Buffehr Creek Subdivision, and
setting forth details in regard thereto. (PEC05-0080 & 0081)
Applicant: Timberline Roost Lodge, LLC, represented by Mauriello
Planning Group, LLCPlanner: George Ruther
SUMMARY
The purpose of today's work session hearing with the Planning and
Environmental Commission is to allow the applicant and staff an opportunity to
present the major exterior alteration application to allow for the construction of
Timberline Lodge. The presentaiion will include:
o A description of the applicant's major exterior alteration request and
associated development applications;. A summary of the Commission's roles in the
process;. An overview of the applicable review criteria
Commission: andr A summary of the development standards and zoning regulations.
The Commission is not being asked to take any formal action on this application
at this time. As such, staff is not providing a formal recommendation at this time.
The Commission, however, is being asked to provide initial feedback regarding
the proposal in anticipation of a final decision on November 28,2005. Staff and
the applicant request that the Planning and Environmental Commission tables
this application to the November 28,2005, public hearing
DESCRIPTION OF THE REQUEST
The applicant, Timbedine Roost Lodge, L.L.C', representing by Mauriello
Planning Group, L.L.C., has submitted three development review applications to
the Town of Vail Community Development Department to facilitate the
redevelopment of the Roost Lorige, located at 1783 North Frontage Road. The
three development applications include:
development review
to be used by the
il.
o
A major exterior alteration to allow for the demolition of the
existing Roost Lodge and the construction of the new Timberline
Lodge; and
A text amendment to amend Section 12-74-3 Conditional Uses,
adding "accommodation units with kitchen facilitief' as a new
conditional use in the Public Accommodation (PA) zone district,
subject to the issuance of a conditional use permit in accordance
with the procedures outlined in Chapter 12-16, Conditional Use
Permit, Vail Town Code; and
A conditional use permit to allow for the operation of a lodge with
124 " accommodation u nits with kitchen facilitied' .
The development site of the Timberline Lodge is located at 1783 North Frontage
Road/Lots 9-12, Buffehr Creek Subdivision. According to the stamped
tqpographic survey, the development site occupies approximately 1.988 acres or
86,597 square feet. The applicant is proposing to construct a new for to six story
taff lodge comprised oI ffi ax,ommodation units, 39 dwelling units, 3 employee
housing units and 1p6 abfve and below grade parking spaces. The applicant
anticipates that the frew lpdge will be operated by Marriott or another national
hotel brand as a "sgl6ct sepice" hotql.t6./ \ te6
As proposdd, the accommodation units vary from 463 to 731 square feet while
the dwelling units are approximalely 850 square feet in size each. The three
employee housing units are roughly 460 square feet in size each and configured
to provide housing for a total of five employees.
A vicinity map identifying the location of the development site has been attached
for reference (Attachment A). A description of the project provided by the
applicant is attached for reference (Attachment B). A reduced set of plans dated
September 7,2OO5, are attached for reference (Attachment C).
BACKGROUND
The Roost Lodge was originally constructed in the early 1970's as a motel
project. The existing lodge contains 72 hotel rooms, one dwelling unit, and a
paved surface parking lot. According to the Town's files, with the exception of
nfinor applications for repainting, new deck rails, reproofing, etc., the Roost
Lodge has seen no significant modifications since its original construction.
ROLES OF THE REVIEWING BOARDS
The purpose of this seclion of the memorandum is to clarify the responsibilities of
tne beiign Review Board, Planning and Environmental Commission, Town
Council, and Staff on the various applications submitted on behalf of Vail Resorts
Development Company.
A. Exterior AltEration/Modification in the Public Accommodation
zone district
Order of Review: Generally, applications will be reviewed first by the
Planning and Environmental Commission for impacts of use/development
1)
2',)
3)
ilt.
tv.
and then by the Design Review Board for compliance of proposed
buildings and site planning.
Planning and Environmental Commission:
Action: The Planning and Environmental Commission is responsible for
final approval/denial of a Major/Minor Exterior Alteration. The Planning
and Environmental Commission shall review the proposal for compliance
with the adopted criteria. The Planning and Environmential Commission's
approval "shall constitute approval of the basic form and location of
improvements including siting, building setbacks, height, building bulk and
mass, site improvements and landscaping."
Design Review Board:
Action: The Design Review Board has no review authority on a Major or
Minor Exterior Alteration, but must review any accompanying Design
Review Board application.
Sfaff;
The staff is responsible for ensuring that all submittal requirements are
provided and plans conform to the technical requirements of the Zoning
Regulations. The staff also advises the applicant as to compliance with
the design guidelines. Staff provides a staff memo contiaining
background on the property and provides a staff evaluation of the project
with respect to the required criteria and findings, and a recommendation
on approval, approval with conditions, or denial. Staff also facilitates the
review process.
Town Council:
Actions of Design Review Board or Planning and Environmental
Commission may be appealed to the Town Council or by the Town
Council. Town Council evaluates whether or not the Planning and
Environmental Commission or Design Review Board ened with approvals
or denials and can uphold, uphold with modifications, or overturn the
board's decision.
B. Conditional Use Permit (GUP)
Order of Review: Generally, applications will be reviewed first by the
Planning and Environmental Commission for acceptability of use and then
by the Design Review Board for compliance of proposed buildings and
site planning.
Planning and Environmental Commission:
Action: The Planning and Environmental Commission is responsible for
final approval/denial of CUP. The Planning and Environmental
Commission shall review the request for compliance with the adopted
conditional use permit criteria and make findings of fact with regard to the
project's compliance.
Design Review Board:
Action: The Design Review Board has no review authority on a CUP, but
must review any accompanying Design Review Board application.
c.
Staff:
The staff is responsible for ensuring that all submittal requirements are
provided and plans conform to the technical requirements of the Zoning
Regulations. The staff also advises the applicant as to compliance with
the design guidelines. Staff provides a slaff memo containing
background on the properg and provides a staff evaluation of the project
with respect to the required criteria and findings, and a recommendation
on approval, approval with conditions, or denial. Staff also facilitates the
review process.
Town Council:
Actions of Design Review Board or Planning and Environmental
Commission may be appealed to the Town Council or by the Town
Council. Town Council evaluates whether or not the Planning and
Environmental Commission or Design Review Board ened with approvals
or denials and can uphold, uphold with modifications, or overturn the
board's decision.
Text Amendment
Planning and Environmental Commission:
Action: The Planning and Environmental Commission is responsible for
fonararding a reoommendation of approval/approval with
conditions/denial to the Town Council of a text amendment'
The Planning & Environmental Commission shall consider the following
factors with respect to the requested text amendment:
1. The extent to which the text amendment furlhers the general and
specific purposes of the Zoning Regulations; and
2. The extenl to which the text amendment would better implement and
better achieve the applicable elements of the adopted goals'
objectives, and policies outlined in the Vail Comprehensive Plan and
is compatible with the development objectives of the Town; and
3. The extent to which the text amendment demonstrates how conditions
have substantially changed since the adoption of the subject
regulation and how the existing regulation is no longer appropriale or
is inapplicable; and
4. The extent to which the text amendment provides a harmonious,
convenient, workable relationship among land use regulations
consislent with municipal development objectives.
5. Such other factors and criteria the Gommission deems applicable to
the proposed text amendment.
Design Review Board:
Action: The Design Review Board has no review authority of a text
amendment but must review any accompanying Design Review
application.
Town Council:
v.
The Town Council is responsible for final approval/approval with
conditions/denial of a text amendment.
The Town Council shall consider the following factors with respect to the
requested text amendment:
1. The extent to which the text amendment furthers the general and
specific purposes of the Zoning Regulations; and
2. The extent to which the text amendment would better implement and
better achieve the applicable elements of the adopted goals,
objectives, and policies outlined in the Vail Comprehensive Plan and is
compatible with the development objectives of the Town; and
3. The extent lo which the text amendment demonstrates how conditions
have substantially changed since the adoption of the subject regulation
and how the existing regulation is no longer appropriate or is
inapplicable; and
4. The extent to which the text amendment provides a harmonious,
convenient, workable relationship among land use regulations
consistent with municipal development objectives.
5. Such other factors and criteria the Commission and/or Council deem
applicable to the proposed text amendment.
Sfaff;
The staff is responsible for ensuring that all submittal requirements are
provided and plans conform to the technical requirements of the Zoning
Regulations. The staff also advises the applicant as to compliance with
the design guidelines.
Staff provides a staff memo containing background on the property and
provides a staff evaluation of the project with respect to the required
criteria and findings, and a recommendation on approval, approval with
conditions, or denial. Staff also facilitates the review process.
APPLICABLE PLANNING DOCUMENTS
VailLand Use Plan
According to the Official Land Use Plan for the Town of Vail, the development
site has a land use designation of Medium Density Residential. Pursuant to the
Vail Land Use Plan,
"The Medium Density Residential land use designation includes sdes for
housing which would typicatty be designed as attached units with
common walls. Densfties in this category would range from 3 to 14
dwetling units per buitdable acre. Additionalfypes of uses in this category
would inctude private recreation facilities, private parking facilities and
institutional/publrc uses such as churches, fire stations, and parks and
open space facilities."
Zoninq Requlations
o
PUBLIC ACCOMMODATION ZONE DISTRICT (in part)
12-7A-1: PURPOSE;
The public accommodation district is intended to provide sttes for lodges and
residential accommodations for visffors, together with such public and semipublic
facilities and limited professional offices, medical facilities, private recreation,
commercial/retail and related visitor oriented uses as may appropriately be
located within the same district and compatible with adiacent land uses. The
public accommodation district is intended to ensure adequate light, air' open
space, and other amenities commensurate with /odge useg and to maintain the
desirabte resort qualities of the district by establishing appropriafe sife
development dandards. Additionat nonresidentia/ uses are permitted as
conditionat uses which enhance the nature of Vail as a vacation community, and
where permitted uses are intended to function compatibly with the high density
lodging character of the district.
1 2-7 A- 1 2 : EXT E R t O R AL IERA I/ONS O R Mo D t F I CAIIONS:
A, Review Required: The construction of a new building or the alteration of an
existing buitding shalt be reviewed by the design review board in accordance with
chapter 11 of this title. However, any project which adds additional dwelling units,
accommodation units, fractional fee ctub units, any project which adds more than
one thousand (1,000) square feet of commercial floor area or common space, or
any project which has substantiat off site impacts (as determined by the
administrator) shatl be reviewed by the planning and environmental commission
as a major exterior alteration in accordance with this chapter and section 12-3-6
of this tftle. Comptete apptications for maior erterior alterations shall be submifted
in accordance with administrative schedules developed by the department of
cOmmunity development for planning and environmental commission and design
review board review. The following submiftal items are required:
1. Application: An apptication shatt be made by the owner of the building or the
buitding owne/s authorized agent or representative on a form provided by the
administrator. Any apptication for condominiumized buildings shall be authorized
by the condominium association in conformity with all pertinent requirements of
the condominium association's declarations.
2. Apptication; Contents: The administrator shall establish the submittal
requirements for an exterior alteration or modification application' A complete list
of the submittal requirements shalt be maintained by the administrator and filed in
the department of community development. Ceftain submiftal requirements may
be waived and/or modffied 6y the administrator and/or the reviewing body if it is
demonstrated by the applicant that the information and materials required are not
relevant to the proposed devetopment or applicable to the planning documents
that comprise the Vait comprehensive ptan. The administrator and/or the
reviewing body may require the submrbslon of additional plans, drawings,
speciftcitions,-samp/es and other materials if deemed necessa(y to properly
evaluate the proposal.
3. Work SessrbnVConceptual Review: lf requested by either the applicant or the
administrator, submiftals may proceed to a work session with the planning and
environmental commission, a conceptual review with the design review board, or
a work session with the town council.
4. Hearing: The public hearing before the planning and environmental
commission shall be held in accordance with section 12-3-6 of this title. The
planning and environmental commission may approve the application as
submifted, approve the application with conditions or modifications, or deny the
application. The decision of the planning and environmental commission may be
appealed to the town council in accordance with section 12-3'3 of this title.
5. Lapse Of Approval: Approval of an erterior alteration as prescribed by this
articte shall |ap.se and become void three (3) years following the date of approval
by the design review board unless, prior to the expiration, a building permit is
issued and construction is commenced and diligently pursued to completion.
Administrative exfensions shall be allowed for reasonable and unexpected delays
as long as code provisions affecting the proposal have not changed.
1 2-7A-1 3: COMPLIANCE BURDEN:
It shall be the burden of the applicant to prove by a preponderance of the
evidence before the planning and environmental commission and the deslgn
review board thatt the proposed exterior alteration or new development is in
compliance with the purposes of the public accommodation zone district, that the
proposal is consisfenf with applicable elements of the Vail village master plan,
the Vait village urban deslgn guide plan and the Vail streetscape master plan,
and that the proposal dres not otheruise have a significant negative effect on the
character of the neighborhood, and that the proposal substantially complies with
other applicable elements of the Vail comprehensive plan.
12-7A-14: MITIGATION OF DEVELOPMENT IMPACTS:
Property owners/developers shall also be responsible for mitigating direct
impacts of their development on public infrastructure and in all cases mitigation
shall bear a reasonable relation to the development impacts. lmpacts may be
d6termined based on reports prepared by qualified consultants. The extent of
mitigation and public amenity improvements shall be balanced with the goals of
redevelopment and will be determined by the planning and environmental
commission in review of development projects and conditional use permits.
Substantial off site impacts may include, but are not limited to, the following:
deed restricted employee housing, roadway improvements, pedestrian walkway
improvements, streetscape improvements, Stream tracUbank restoration'
loading/delivery, public art improvements, and similar improvements. The intent
of tnis section is to only require mitigation for large scale
redevelopmenUdevelopment projects which produce substantial off site impacts.
.
ZONING ANALYSIS
Address/Legal Description:
Zoning:
Land Use Designation:
1783 North Frontage Road/Lots 9-12, Buffehr
Creek Subdivision
Public Accommodation (PA) District
Medium Density Residential
,7
vt.
DevelopmentStandard Allowed/Reouired Proposed
Lot Area: 10,000 sq. ft. min. 86,597 sq. ft.
Density: 49 Dwelling Units 39 Dwelling Units
AU's Unlim1ed 24 AU's
GRFA: 129,896 sq. ft. 100,240 sq. ft.
Building Height 48 feet 48 feet
Site Coverage: 56,288.23 sq. ft. (650/o) 32,864 sq. ft.
Landscape Area: 25,979 sq. ft. (30%) 31,960 sq. ft.
Setbacks**"*:North: O'-20' 20'
West: 0'-20' 20'
East 0'-20' 20'
South: 0'-20' 20'
Parking: 191 spaces 196 sPaces
Loading: lberth lberth
Employee 3 units (5 beds) 3 units (5 beds)
Housing:
*** Subject to review and approval by the Planning & Environmental
Commission.
VII. SURROUNDING LAND USES AND ZONING
Land Use ZoninqNorth: Residential Two Family Primary/Secondary Residential
South: l-70 ROW N/AEast Residential Two Family Primary/Secondary Residential
West: Residential Residential Cluster District
VIII. MAJOR EXTERIOR ALTERATION REVIEW GRITERIA
section 12-7A-13, Compliance Burden, Vail Town Code, outlines the review
criteria for major exterior alteration applications proposed within the Public
Accommodation (pn) zone district. According to Section 12-7H-13, Vail Town
Code, a maior exteiior alteration shall be reviewed for compliance with the
following criteria:
i f ) Compliance with the purposes of the Public Accommodation zone
district:
tx.
2) That the proposal is consistent with the Vail Village Master Plan,
the Vail Village Urban Design Guide Plan and the Vail Village
Streetscape Master Plan;3) That the proposal does not otherwise have a significant negative
effect on the character of the neighborhood; and4\ That the proposal substantially complies with other applicable
elements of the Vail Comprehensive Plan.
Should the Planning and Environmental Commission choose to approve the
major exterior alteration application, staff recommends that the Commission
makes the following finding as part of the motion:
"Pursuant fo Secfibn 12-TH-8, Compliance Burden, Vail Town Code, the
appticant has proven by a preponderance of the evidence before the
Planning and Environmental Commission and the Design Review Board
that the proposed major exterior altention is in compliance with the
purposes bf the Pubtic Accommodation zone district, that the proposal is
for a development site located outside of the scope of the Vail Village
Master Ptan, the VailViltage lJrban Design Guide Plan and the VailVillage
Sfreefscape Master Plan and therefore these planning documents are not' appticable to this application; and that the proposal does not othenaise
have a significant negative effect on the character of the neighborhood,
and that the proposal substantiatly complies with other applicable elements
of the Vail Comgehensive Plan."
CONDITIONAL USE PERMIT REVIEW CRITERIA
As previously discussed in Seciion ll of this memorandum' the applicant, if
possible, will be requesting approval of a conditional use permit, pursuant to
Section 12-7A-3, Conditional Uses, Vail Town Code, to construct 124
"dccommodation units with kitchen facitities" in accordance with the provisions
outlined in Chapter 16, Conditional Use Permits, Vail Town Code. In order to
make this request, however, the Vail Town Council must first adopt an amending
ordinance adding "accommodation units with kitchen facilitied' as a new
conditional use in the Public Accommodation zone district.
Section 12-16-6, Criteria; Findings, Vail Town Code, outlines the review criteria
for conditional uses permit requests proposed within the Public Accommodation
zone district. According to Section 12-16-6, Vail Town Code, the Planning and
Environmental Commission shall consider the following factors with respect to
the proposed use:
1. Relationship and impact of the use on development objectives of the town.
2. Effect of the use on light and air, distribution of population, transportation
facilities, utilities, scnoob, parks and recreation facilities, and other public
facilities and public facilities needs.
3. Effect upon traffic, with particular reference to congestion, automotive and
pedestrian safety and convenience, traffic flow and control, access,
maneuverability, and removal of snow from the streets and parking areas.
4. Effect upon the character of the area in which the proposed lse is to be
located, including the scale and bulk of the proposed use in relation to
' surrounding uses.
Should the Planning and Environmental Commission choose to approve the
application, staff recommends that the Commission make the following findings
before granting a conditional use permit:
That the proposed location of the use is in accordance with the purposes
of the Zoning Regulations and the purposes of the Public Accommodalion
zone district.
That the proposed location of the use and the conditions under which it
would be operated or maintained will not be detrimental to the public
health, safety, or welfare, or materially injurious to properties or
improvements in the vicinity.
That the proposed use complies with each of the applicable provisions of
the Zoning Regulations.
1.
2.
x.DrscussroN tssuEs
Completeness of Application
e The Community Development Department has completed a
"complefeness" review of the major exterior alteration application for the
construction of the Timberline Lodge. Upon completion of the review it
has been determined that the applicalion is largely complete. With the
exception of additional building height information, updated traffic study
information, and increased scaled drawings, ihe application is complete.
The applicant, however, requested at a pre-application meeting that the
requirement for an architectural or massing model by waived pending
input from the Planning & Environmental Commission.
Does the Planning & Environmental commission bslieve that an
architectural or massing model is required to complete a thorough
review of the major exierior alteration application? lf 1 model is
required, which type is preferred, digital or physical? Per the
submittal requirements, is there any additional submittal materials
that the Gommission wishes to review (additional plans, draurings,
specifications, samples, etc.) prior to taking final action on this
application on November 28,2005?
Site Planningr The Ctmmunity Development Department has reviewed the proposed site
plan submitteo for tne Timberline Lodge. upon completion of the. review,
several questions arose regarding the proposed site design' While the
Planning & Environmental commission is not being requested. to take
final action on this application at this time, we believe that it is v.aluable to
provide the applicarit with any feedback and input the Commission and
staff maY have at this time.
10
That said, the staff believes that the applicant has done a good job of
designing a building which complies with the development stiandards
prescribed for development in the Public Accommodation zone district.
For example, through the creation of an underground parking structure the
applicant has successfully complied with the minimum parking
requirements.
Slaff does believe, however, that additional design work and thought
should be given to the site design and layout of the new lodge. As
proposed, the resulting site plan creates several undesirable
consequences. For instance, a twenty-four foot tall retaining wall design
with two-foot wide benches between the walls located at the rear of the
new lodge, a loading and delivery berth located at the guest drop to the
lodge, a landscape design and planting plan which does very little to
compliment a four to six-story tall building, a grading plan which potentially
requires easements or a similar form of agreement with adjoining property
owners to grade off of the property, etc. While none of these issues
prevent the construction of a new lodge, they do pose potentially
undesirable consequences which bear further study and review.
What additional input or feedback, if any, does the Gommission have
for the applicant with regard to the proposed application?
Traffic Circulationr ln accordance with the prescribed submittal requirements, the applicant
has submitted a preliminary Traffic Analysis for the Roost Lodge
Expansion Project, dated July 21, 2005. In summary, the traffic
engineers conclude that the average daily trips to and from the
development site will increase by 429 trips. This is up from an estimated
416 trips under current conditions. As a result however, the consulting
traffic engineers do not believe that the new lodge will warrant the need
for enhancements to the existing traffic control or geometry along the
frontage road corridor. A copy of the Analysis has been attached for
reference (Attachment D). Prior to taking final action on this application
the Community Development Department recommends that the
applicant's consulting traffic engineers and the Town Engineer present
their findings and conclusions to the Commission for review and
consideration.
Mitigation of Development lmpactso Pursuant to Section 12-7A-14 of the Zoning Regulations,
"Property owners/developers shatt a/so be responsible for
mitigating direct impacts of their development on public
infristructure and in all cases mitigation shall bear a reasonable
relation to the development impacts. lmpacts may be determined
based on reports prepared by gualified consuftants. The ertent of
mitigation and pubtic amenity improvements shall be balanced with
the goats of redevelopment and will be determined by the planning
and environmental commission in review of development proiects
and conditional use permits. Subdantial off site impacts may
include, but are not timited to, the following: deed restricted
ll
employee housing, roadway improvements, pedestrian wall<ttay
improvements, sfreefscape improvements, stream tracUbank
restoration, loading/delivery, public aft improvements, and similar
improvements. The intent of this section is to only require mitigation
for large scale redevelopmenUdevelopment projects which produce
su b stanti a I off site i m pacts. "
ln keeping with the intent of Section 12-7A'14, Mitigation of Development
lmpacts, the applicant is proposing to offset the impacts of the proposed
development by providing employee housing for a minimum of five
employees, placing approximately 365 linear feet of existing overhead
power line underground, and constructing a new public transit stop along
the North Frontage in front of the new lodge. With the exception of the
providing employee housing, the applicant will be required to work with
i{oly Cross Energy, the Town of Vail, and the Colorado Department of
Transportation to underground the overhead utility line and construct the
new public transit stop.
Are there any other direct impacts of the proposed development
besides employee generation, utility line relocation, and public
transit enhancemenG tnat the Commission believes the applicant
should mitigate?
Public Works Comments. On October 27,2O05, the Town Engineer generated a written list of
comments in response to his review of the proposed major exterior
alteration application. A copy of the memorandum has been attached for
reference. Prior to taking finil action on this application, the applicant will
need to demonstrate to the satisfaction of the commission and Town staff
that the issues identified in the memorandum have been either address or
are no longer applicable.
ln addition to the comments outlined in the memorandum of October
Z7h, are there any additional issues that the Commission has at this
time with regard to public works issues?
NEXT STEPS
The following is a tentative schedule of hearings dates at which the Planning and
Environmenial Commission (PEC) and the Design Review Board (DRB) will be
asked to review, comment, and take action on the proposed Timberline Lodge:
r Town Council November 15, 2005: Worksession meeting to
discuss allowing "accommodation units with kitchen facilitied' as a
conditional use in the Public Accommodation zone district'
r DRB November 16, 2005: Introduction to the project by the
'app|icantandStaff.TheDRBwil|beaskedtoprovideinitia|
comments. No formal action requested.
PEC November 28, 2005: Request for final review of the project
by the applicant and Staff if all comments and concerns have
t2
been addressed. This review will be conditioned upon Town
Council action on December 6, 2005.
r December 6, 2005: First reading of an amending ordinance to
allow for "accommodation units with kitchen facilitied' as a
conditional use in the Public Accommodation zone district.
XII. STAFFRECOMMENDATION
The Community Development Department and the applicant request that the
Planning and Environmental Commission tables the final review major e)fterior
afteration, pursuant to Section 12-7N12, Major Exterior Alterations or
Modifications, Vail Town Code, to allow for the construction of the Timberline
Lodge, located at 1783 North Frontage Road/Lots 9-12, Buffehr Creek
Subdivision, to the November 28, 2005, public hearing.
XIII. ATTACHMENTS
Attachment A: Vicinity Map
Attachment B: Applicant's Written Description of the Request
Attachment G: Reduced Drawings
Attachment D: Traffic Analysis
l3
The Town of Vail Public Works Department has received and reviewed the Timberline Roost Lodge
Redwelopment PEC submittal set dated 9/29/05,received l0ll2l05. The following are comments that should be
addressed prior to approval.
General Comments;
Department of Public Worl<s & Trunsportation
1309 Elkhom Drtve
Yail. CO 81657
970-479-2158
Fm:970-479-2166
www.vailgov.com
MEMO
To:
From:
Re:
Date:
l.
6.
7.
8.
9.
10.
11.
12.
13.
George Ruther
Tom Kassmel, Town Engineer
Timberline Roost Lodge Redevelopment PEC Drawing Review
10/27/05
Building cannot be built over existing easements as shown without those easements being
abandoned. This requires approval from all interested utilities and relocation of any existing
utilities.
A 15' drainage easement should be provided for the existing drainage system along the west
property line.
An easement should be provided at the Northwest comer of the property to provide for the existing
encroachment of the roadway, drainage and snow storage.
CDOT access permit, landscape permit, special use permits and notice to proceed will be required
for all improvements and access changes within the ROW.
Limits of disturbance fence must not encroach into any private property without approval/temporary
easement.
All end pmking spaces on all parking levels must have adequate area to turn around. Please modifu
plan, those areas designated pedestrian will need to be modified to accommodate this.
Cross-over aisle on level 2 shall be a minimum of 24' wide (non-striped)
What are the'"turrets" that appear on the parking level plans?
All surface fuIl size perpendicular parking shall have minimum dimensions of 9'xl9'.
Dimension main structure level enhance width.
Show turning movements for all loading and delivery, including passenger vehicle interaction. Port
cochere must still firnction with loading delivery bay occupied.
Show turning movernents for hash removal, including passenger vehicle interaction. Parking lot
must frrnction typically while hash removal operations are occurring.
Three access points atbng the S. Frontage Rd. is unacceptable. The current design forces a
sigrificant amount of site specific circulation onto the S. Frontage Rd., none of the access points
meet sight distance separation requirements (250'). The westem access is approximately 75' from
the acciss of the property to the west, please show this access on the plans. The Town is currently
2.
4.
).
14.
15.
completing an Access OOof Phn in conjunction with CDOT, fi* * attempt to minimize
accesses to the S. Frontage Rd. where possible.
The current haffic study-does not match the submitted plan, please revise
The trafiic study suggests a 30% reduction for hotel/condo vehicle trips and a 50% reduction for
employee unit trips. This reduction is not supported. A reduction of that magrritude is not offset by
the existing intermittent tansit service, which has an approximate frequency of 30 minutes. The
skier shuftle service should not be considered since it may be eliminated at any time. Because of its
location it can be expected that the primary mode of transportation will be vehicular trips. In the
past we have used reductions of 30o/o for those developments that are in the village core area, due to
their proximity to a full transit center,, a pedestrian village (restaurants, retail, ski area, activities,
etc...), public transit with 5 to 10 minute frequency, and access to a 1300 vehicle parking garage.
The haffic study also suggests left turn lanes are not waranted because each access does not seern to
ganerate CDOT's minimum left tum criteria of 25 lefts per peak hour for a posted speed of less than
40mph. This is merely a function of having multiple accesses to one site. The multiple accesses to
this one site should be considered as one due to their close proximity. For a development this size
the Town will require left tum lanes.
The improvernents to the S. Frontage Rd. should include a section as follows starting from the north
side:
l0' concrote pedeskian walk
2.5' Curb and gutter
4' paved shoulder
12'westbound lane
e. 16' left turn lane/accel lane/median
f. 12'eastbound lane
g. 6' asphalt shoulder
h. 2'gravel shoulder
Improvehents shall also include lightinginigation/signage and a location for a bus shelter.
Traffic study should address additional trip goreration due to site circulation being forced out onto
the S. Frontage Rd.
A continuation of the concrete pedestrian walk from Buffehr Creek Rd to the east end of the
property will be required, the walk shall be a minimum of 10' wide.
Entrance pans shall be 8' wide.
Provide snowplow protection above walls at the northwest corner along Meadow Ridge Lane.
Retaining walls must be a minimum 2' from property line.
Benched walls must comply with the Town of Vail Development Handbook standards and have a
minimum bench width of 4'.
Provide additional spot elevations at Front and back ofpans, at 10' behind back ofpaps, at all grade
breaks, high point and low points.
Show grades ofsteep slopes as 2:1,3:1,4:1 etc...
CDOTrequiresthegrade attheedgeof roadbeaminimumof 6'at6:l andthennomorethan3:1.
This will require extending the pipe between the East and Middle entrance and adding curb and
gutter.
Provide a Drainage Report
Parking skucture will require a sand/oil structure.
All utility services and relocations will require utility approval.
Show all utility connections including gas, telephone, cable and electric-
The overhead power lines should be buried as a part ofthis project.
The storm sewer along the Frontage Rd.shall extend from the west property line to the east property
line. The alignment should be moved to beneath the curb and gutter with type l3C inlets prior to the
entrances. Connect the existing pipes on the west property line with a manhole and add an inlet
behind a proposed walk on the western property line to catch the swale drainage.
16.
t7.
a,
b.
c,
d.
18.
19.
20.
21.
22.
23.
24.
27.
28.
29.
30.
31.
32.
25.
26.
33. An adequate ditch shole conskucted behind the building alofhe toe of the slope from
Meadow Ridge Lane. This property has flooded in the past and adequate protection should be
added.
Adequate drainage should be provided between the north east retaining walls and the proposed
building. Show grading in this area.
Show snow storage area.
PEC Conditions of Approval
1. The Town of Vail General Notes shall be added. (Notes can be e-mailed upon request)
2. Please add Utility Signature block and have all utilities sign acknowledging acceptance of utility impacts
and design.
3. Final Civil drawings shall be approved and meet all Town standards prior to submittal of building
permit. Detailed c,omments will be provided at that time.
4. Approvals from all impacted property owners shall be obtained. A written lettEr of consent to the
required easements will be required for Civil approval. Recorded eassments will be required prior
conskucfion.
5. All construction staging issues shall be resolved prior to construction including staging, phasing, access,
schedules, taffic control, smergency access, etc...
6. A RoWrutility permit shall be obtained and approved by the Town of Vail and CDOT prior to
commencing any construction within public Right of Way.
7. All improvements within CDOT ROW shall be approved by CDOT including all Frontage Rd
improvements and landscaping. This approval will be required prior to Civil plan set approval.
8. Prior to approval of an Excavation permit a shoring and excavation plan shall be submitted including;
excavation phasing, engineered shoring plans with plan, profile and cross sections. Cross Sections and
plans shall include all existing conflicts (i.e. utilities). Any shoring within CDOT ROW will require
approval from CDOT and FHWA.
9. A Storm Water Discharge CDPHE Permit and all applicable ACOE permits (i.e. Dewatering) shall be
submitted prior to construction.
10. Provide engineered stamped final drainage report, pavernant design report, and geotechnical report' and
a finalized traffic study.
I l. The developer will be assessed $5000 per peak hour additional trip generated. This fee may be offset by
specific haffic improvements (i.e. Frontage Rd. trafEc improvements).
12. Provide Art In Public Places contribution. coordinate with AIPP.
34.
35.
5.
proposed use of lhe property. The proposed re-zoning and development
plan provide for the development of an orderly viable community
consistent with the Town's development interests as expressed in the Vail
Land Use Plan. For instance, the purpose of the Public Accommodation-2
district is, in part, "to provide slfes for /odgeq hotels, fractional fee clubs,
lodge dwelting units, and timited service todge units". Staff believes that
this amendment furthers the development objectives of the Town and
serves the best interest of the community as a whole.
The extent to which the zone district amendment results in adverse
or beneficial impacts on the natural environment, including but not
limited to water quality, air quality, noise, vegetation, riparian
corridors, hillsides and othEr desirable natural features; and
The proposed re-zoning will not significantly alter the existing character or
uses allowed on the site. As such, staff does not for see any adverse
impacts on the natural environment to include water quality, air quality'
noise, vegetation, etc.
The extent to which the zone district amendment is consistent with
the purpose statement of the proposed zone district.
The Public Accommodation-2 district is proposed for the subject property.
The proposed zone district is consistent with the intended purpose of that
zone district.
The extent to which the zone district amendment demonstrates hour
conditions have changed since the zoning designation of the
subject property was adopted and is no longer appropriate.
Since the original adoption of zoning on the property, the Town of Vail
has undergone an extensive growth and change. As such, the Town has
adopted clearly identifiable goals and objectives for development in this
general area of Town. ln order to ensure that these goals and objectives
for development are carried out, the Town adopted the Public
Accommodation-2 district. lf approved, the applicant will be afforded the
opportunity to redevelop the site with the Town's goals in mind.
Such other factors and criteria as the Commission andlor Council
deem applicable to the proposed rezoning.
o
7.
8.
STAFF RECOMMENDATION
The Community Development Department recommends that the Planning and
Environmental Commission forwards a recommendation of approval of an
amendment to the Official Town of Vail Zoning Map, pursuant to Chapter 3, Title 12'
Zoning Regulations, Vail Town code, to rezone Lots 9-12, Buffher creek
Resubdivision to the Vail Town Council, subject to the following condition:
2.
types. Any future redevelopment of the property will be required to
comply with the standards outlined for development in the district.
The proposed rezoning is consistent and compatible with the Vail
Comprehensive Plan and the Town's development objectives.
The extent to which the zone district amendment is suitable with the
existing and potential land uses on the site and existing and
potential surrounding land uses as set out in the Town's adopted
planning documents; and
The Public Accommodation-2 district establishes zoning that is consistent
with both existing and proposed uses on the parcel. The proposed use ofthe property will remain as a lodge thus providing short-term
accommodations for guests and visitors to the Town.
The zone district amendment is consistent with existing and potential
uses on surrounding properties. According to the Vail Land Use Plan, the
adjoining land use designations include Medium Density Residential.
Pursuant to the Plan, the existing land use designation is Medium Density
Residential and is not proposed to change with this application. Given
that the existing use is a lodge in the medlum density residential land use
designated area and that the new use is not a substantial change, staff
believes that the amendment is suitable with the existing and potential
land uses surrounding the site.
The extent to which the zone district amendment presents a
harmonious, convenient, workable relationship among land uses
consistent with municipal development objectives; and
The Public Accommodation-2 district is consistent with the existing and
proposed use of the property. The proposed zone district implements
specific goals of the Vail Land Use Plan. Staff believes that the proposed
re-zoning presents a harmonious, convenient, and workable relationship
with land uses in the area consistent with the existing and proposed use
of the property. For example, while the overall density of development on
the Roost Lodge development site will increase as a result of the zone
district boundary amendment and subsequent redevelopment the
development standards of the Public Accommodation-2 district ensures a
workable relationship among land uses. The only real distinction on
future development under the Public Accommodation district versus the
Public Accommodation -2 diskict is the presence of limited seMce lodge
unils that contain kitchen facitilies.
The extent to which the zone district amendment provides for the
growth of an orderly viable community and does not constitute spot
zoning as the amendment serves the best interests of the
community as a whole; and
The proposed re-zoning establishes consistent zoning for the property.
This re-zoning will create a zone district consistent with the existing and
3.
4.
.: "an application to.amend the district boundaries of the Zoning Map may be
initiated by petition of any resident or poperty owner in the Town."
Furthermore, Section 12-3-7 C prescribes the criteria and findings the Planning and
Environmental Commission and Town Council shall consider with respect to a
request to amend the Zoning Map.
The applicant is seeking a recommendation of approval to rezone Lots 9-12 Buffher
Creek Resubdivision from Public Accommodation (PA) district to the Public
Accommodation-2 (PA-2) district.
According to Section 12-3-7 C, of the Vail Town Code,
Before acting on an application for a zone district boundary amendment, the
Ptanning and Environmental Commission and Town Council shall consider the
following factors with respect to the requested zone district boundary amendment:
1. The extent to which the zone district amendment is consistent with
all the applicable elements of the adopted goals, obiectives and
policies outlined in the Vail Comprehensive Plan and is compatible
with the development objectives of the Town; and
Section V of this memorandum outlines the goals and policies that are
relevant to the proposed rezoning of Lots 9-12, Buffher Greek
Resubdivision.o
According to Section 12-7J-1: Purpose; Public Accommodation-2 (PA-2)
district,
"The public accommodation -2 district is intended to provide sltes for
/odges, limited seruice lodges, and residential accommodations on a
short term basr's, for vtsitors and guests, together with such public and
semipublic facitities and commercial/retail and related visitor oriented
uses as may be appropriately located within the same district and
compatible with adjacent /and uses. This district is intended to provide
for lodging sifes /ocafed outside the periphery of the Town's Vail
Village and Lionshead commercial core areas. The public
accommodation - 2 district is intended to ensure adequate light, ah,
open space, and other amenities commensurate with lodge uses, and
to maintain the desirable resort qualities of the district by establishing
appropriate site d evelop ment standard s. Add itional nonresidential
uses are allowed as conditional uses which enhance the nature of Vail
as a vacation community, and where permifted uses are intended to
function compatibly with the high density lodging character of the
district."
This Zone District was specifically developed to provide incentives for
properties to redevelop as limited service lodges' The ultimate goal of
ihese incentives is create variety and diversity amongst resort lodging unit
VI. ZONING ANALYSIS
The following zoning analysis provides a comparison of the development potential
currently allowed under the Public Accommodation (PA) District to that of the
proposed Public Accomm od ation - Z (p A-2) District.
Legal Description: Lots $12, Buffher Creek Resubdivision
Land Use Designation: Medium Density Residential
Lot Size: 96,597 sq. ft./1.989 acres
Develooment Standard pA pA-2
Lot Area: 10,000 sq.ft. min. 10,000 sq.ft. min.
Setbacks: 20,all sides* 20'all sides*
Height 4t! feet 48 feet
GRFA: 129,895 sq ft.*" 129,89s sq.ft.*
Density Control: 49 du's 49 du's
Site Coverage: 65% or 56,288** 65% or 56,288 ***
Landscaping: 25,979 sq. ft. min. 2S,gTg sq. ft. min.
Parking per Chapter 10 of per Chapter 10 of
the Zoning the ZoningRegulations Regulations
See Seclrbns 12-7J-6 and 12-7AS for furthet detaits
At the di*rction of the PEC per Sections 12-7A-9 and 12-7J-9
VII. SURROUNDING LAND USES AND ZONING
Land Use ZoninqNorth: Residential Two Family primary/Secondary
South: l-70 ROW N/AEast Residential Two Family Primary/SecondaryWest: Residential Residential Cluster
VIII. CRITERIAANDFINDINGS
Amendment to the fficial Zonino Mao of the Town of Vail (rezonino\
Chapter 3, Administration and Enforcement, Title 12, Zoning Title, of the Vail Town
code authorizes amendments to the fficial Zoning Map of the Town of Vail.
Pursuant to Section 12-T7, Amendments, in part,
the property adjacent thereto. The owners'/isf sha// include the names of all
owners, their mailing and street addresses, and the legal description of the
property owned by each. Accompanying the list shall be stamped, addressed
envelopes to each owner to be used for the mailing of the notice of hearing.
The petition also shall include such additional information as prescribed by the
administrator.
Town of Vail Land Use Plan
Medium Density Residential - The medium denstty residential category includes
housing which would Wically be designed as attached units with common walls.
Densrtles in this category would range from 3 to 14 dwelling units per buildable acre.
Additional types of uses rn this category would include private recreation facilities,
private parking facilities and institutionahpublic uses such as parks and open space,
churches, and fue sfa&bns.
Resorf Accommodations and Service - Ihrs area include.s acfivlfles aimed at
abcommodating the overnight and short term visitor to the area. Primary uses
include hotels, lodges, service sfaflons, and parking sfrucfures (with densities up fo
25 dwelling units or accommodation units per buildable acre). These areas are
oriented toward vehicular access ftom l-70, with other support commercial and
busrness seryices included. Also allowed in this category, would be institutional uses
and various municipal uses.
Chapter II - Land Use Plan Goal{Policies
1.1 Vail should continue to grow in a controlled environment, maintaining a
) balance between residential, commercial and recreational uses fo serve
both the visitor and the permanent resident.
1.3 The qualtty of development should be maintained and upgraded
whenever possible.
1.12 Vail should accommodate most of the additional grovtth in existing
developed areas (infill areas).
3.1 The hotel bed base should be preserved and used more efficiently.
i' 3.2 The Village and Lionshead areas are the best location for hotels to serue
the future needs of the destination skiers.
3.3 Hotels are important to the continued success of the Town of Vail,
therefore conversion to condominiums should be discouraged.
o
tv.ROLES OF THE REVIEWING BODIES
Rezoninq/Zone District Boundarv Amendment
Planning and Environmental Commission:
The Planning and Environmental commission is advisory to the Town council. The
Planning and Environmental commission shall review the proposal and make a
recommendation to the Town council on the compatibility of the proposed zoning
with sunounding uses, consistency with the Vail comprehensive Plans, and impact
on the general welfare of the community.
Design Review Board:
The Design Review Board has no review authority on zoning/rezonings.
Staff:
The staff is responsible for ensuring that all submittal requirements are provided.
The staff advises the applicant as to compliance with the Zoning Regulations. staff
provides a staff memo containing background on the property and provides a staff
evaluation of the project with respect to the required criteria and findings, and a
recommendation on approval, approval with conditions, or denial. Staff also
facilitates the review proc€ss.
Town Council:
The Town Council is responsible for final approval/denial of a zoning/rezoning.
The Town Council shall review and approve the proposal based on the mmpatibilityof the proposed zoning with sunounding uses, consistency with the Vail
Comprehensive Plans, and impact on the general welfare of the community.
APPLICABLE PLANNING DOCUMENTS
Zoninq Requlations
12-3-7: AMENDMENT:A. Prescription: The regulations prescrlbed in this title and the boundaries
of the districts shown on the official zoning map may be amended, or repealed
by the town council in accordance with the procedures prescribed in this
chapter-B. lnitiation:
1. An amendment of the regulations of this title or a change in district
boundaries may be initiated by the town council on its own motion, by the
planning and environmental commission on its own motion, by petition of any
resident or propefty owner in the town, or by the administrator.
2. A petition for amendment of the regulations or a change in district
boundaries shall be filed on a form to be prescribed by the administrator. The
petition shall include a summary of the proposed revision of the regulations, or
a complete desaiption of proposed changes in district boundaries and a map
indicating the existing and proposed district boundaries. lf the petition is for a
change in district boundaries, the petition shall include a tist of the owners of
all properties within the boundaries of the area to be rezoned or changed, and
V.
-\o
of what are intended to be short-term rental units; 2) prevent the
the sale of accommodation units as dwelling units; 3) encourage visitors
, and guests to frequent the many eating and drinking establishments in the towni :.}:''rl.i-3(kfFgiheir stay in Vail; and 4) ensure compatibility amongst sunounding land uses.
A further review of the Town's files shows that the existing language pertaining to
definitions of accommodation units, dwelling units, kitchen facilities and kitchenettes
has remained unchanged since their adoption in 1973. The only recent and notable
amendment to the regulation of accommodation units came in the late 1990's when
the development standards for density were amended and accommodation units
were no longer counted towards density.
Finally, a review of the other resort communities' regulations pertaining to kitchen
facilities within hotel rooms reveals a wide range of approaches. For example, the
City of Aspen Land Development Regulations, by definition, permits kitchens within
individual hotel rooms in a hotel or lodge while the Town of Breckenridge Land
Development Code states that 'no kitchens of any kind are permifted within the units"
of hotel, lodges or inns.
On November 14 and 28, 2005, the applicant appeared before the Planning &
Environmental Commission with a request to amend the text of the Public
Apcommodation (PA) zone district to allow accommodation units to include kitchen
fdcilities, as a conditional use in the district. Upon consideration of the request, the
Commission directed staff and the applicant to prepare an amendment which,would
result in the creation of a new zone district purposefully intended to allow
accommodation units to include kitchen facilities in certain areas of Town.
On December 6, 2005, during the PEC/DRB update to ihe Vail Town Council, staff
informed the Town Council of the recent discussions with the Planning &
Environmental Commission regarding the text amendment and the creation of a new
zone district. The Town Council acknowledged that the intent of the proposed lext
amendment may have merit, however, encouraged the staff and Commission to
evaluate other options. For example, the possibility of creating a conditional use with
use-specific criteria addressing the relationship of the use to other neighboring uses
and development objectives of the Town or the elimination of the prohibition against
kitchen facilities in accommodation units. The Town Council expressed that it may
be appropriate to re-evaluate the legislative intent of the current land use policy
prohibiting kitchen facilities in accommodation units.
On December 12, 2005, the applicant appeared before the Planning &
Environmental Commission to discuss the merits of creating the Public
Accommodation-2 (PA-2) district. Following discussion on the topic, the Commission
directed staff to prepare a proposed text amendment for the Commission's
cbnsideration and recommendation.
On December 20,2005, Community Development Department held a worksession
meeting with the Vail Town Council to present the options for addressing the desire
to allow kitchen facilities in accommodation units.
o
' 6-,
MEMORANDUM
Planning and Environmental Commission
Community Development Department
?ottte(h*=
AppCo.reo
TO:
FROM:
DATE:
SUBJECT:
January 9, 2006
A request for a final recommendation to the Vail Town Council of a zone
district boundary amendment, pursuant to Section 12-3-7, Amendment, Vail
Town Code, to rezone Lots $12, Buffehr Creek Resubdivision, Roost Lodge,
from Public Accommodation (PA) district to Public Accommodation -2 (pA-2)
district, located at 1783' North Frontage Road, Lots 9-12, Buffehr Creek
Resubdivision, and setting forth details in regard thereto.
Applicant Timberline Roost Lodge L.L.C.Planner: George Ruther
SUMMARY
The applicant, Timberline Roost Lodge, L.L.c., has submitted a development review
application to the community Development Department to allow for the rezoning of
Lots 9-12, Buffher creek Resubdivision, from Public Accommodation (pA) DistriCt to
Public Acommodation-2 (PA-2) District. The applicant has submitted the application
in anticipation of the redevelopment of the Roost Lodge. Staff is recommending that
the Planning & Environmental commission forwards a recommendation of approval
of the applicant's development review application.
DESCRIPTION OF REQUEST
The applicant, Timberline Roost Lodge L.L.c., has submitted a development review
application to the Town of Vail community Development Department. The purpose
of the application is to amend the ofiicial Zoning Map of the Town of Vail whereby
Lots 9 -12 Buffher creek Resubdivision are rezbned to public Accommodation - 2
zone dislrict. According to the applicant, the rezoning is intended to facilitate the
redevelopment of the Roost Lodge.
A vicinity map of the development site and surrounding area has been attached for
reference. (Attachment A)
BACKGROUND
A review of the Town's files and records clearly identifies the intent of the existing
regulations regarding accommbdation units and the prohibition against allowing
accommodation units to contain "kitchen facilities". The files show that the
legislative intent behind lhe cunent regulation is to: 1) discourage long-term
I
I lt.
o
A request for a final review of a major exterior alteration, pursuant to Section 12-78-7, OMajor Exterior Alterations or Modifications, Vail Town Code, to allow for the expansion of
retail and restaurant space (Sweet Basil and Emata) and the modification of an existing
outdoor dining deck, located at 193 Gore Creek Drive/Lot 58, Block 5, Vail Village Filing
1 (Gore Creek Plaza Building)and setting forth details in regard thereto. (PECO5-0097)
Applicant: Gore Creek Plaza Condominium Association, represented by Fritzlen
Pierce ArchitectsPlanner: Elisabeth Eckel
A request for final review of a text amendment to Chapter 4, Districts Established,
Section 12-4-1, Designated, Vail Town Code, to allow for the establishment of the Public
Accommodation - 2 (PA-2) district, and setting forth details in regard thereto. (PEC05-
0103)
Applicant Town of VailPlanner: George Ruther
A request for a recommendation to the Vail Town Council of a zone district boundary . n
amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to rezone Lots 9- *rpW
12, Buffehr Creek Resubdivision, Roost Lodge, from Public Accommodation (PA) district f"i^t{
to Public Accommodation -2 (PA-2) district, located at 1783 North Frontage Road, Lots V:i
9-12, Buffehr Creek Resubdivision, and setting forth details in regard thereto. (PEC05- 't/"
0104)
Applicant: Timberline Roost Lodge, LLCPlanner George Ruther
The applications and information about the proposals are available for public inspection
during office hours at the Town of Vail Community Development Department, 75 South
Frontage Road. The public is invited to attend project orientation and the site visits that
precede the public hearing in the Town of Vail Community Development Department.
Please call 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 lmpaired, for information.
Published December 23,2005, in the Vail Daily.
-.ffi THIS ITEM MAY AFFECTYOUR PROPERTY
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail rown
Code, on January 9, 2006, at 2:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a final review of a variance from section 12-6D-6, setbacks, Vail rown
Code, pursuant to Chapter 12-17,Yanances, Vail Town Code, to allow for a deck and
patio within the side and rear setback, located at 324 Beaver Dam Road/Lot 19, Block 7,
Vail Village Filing 1, and setting forth details in regard thereto. (pEC05-0092)Applicant Peter KalkusPlanner: Bill Gibson
An appeal of an administrative interpretation, pursuant to Section 12-3-3, Appeals, Vail
Town Code, for clarifications to the provisions of Chapter 12-15, Gross Residential Floor
Area, Vail Town Code, and setting forth details in regard thereto.Applicant: Town of VailPlanner: Bill Gibson
A request for a recommendation to the Vail Town Council on a proposal to establish
Special Development District No. 39, pursuant to Article 12-9(A), Special Development
District, Vail Town Code, to allow for the redevelopment of Crossroads, a mixed use
development; located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing
1, and setting forth details in regard thereto. (PEC05-0093)Applicant Crossroads East One, LLC and Crossroads West One, LLC, represented
by Mauriello Planning Group, LLCPlanner: Wanen Campbell
A request for conditional use permits, pursuant to Section 12-7E-4, Conditional Uses,
Vail Town Code to allow for, a major arcade; a theater, meeting rooms, and convention
facilities; multiple-family dwellings and lodges; a private club (parking club); a bowling
alley; and the outdoor operation of an accessory uses (ice skating rink) located at 141
and 143 Meadow Drive/Lot P, Block 5D, VailVillage Filing 1, and setting forth details in
regard thereto. (PEc05-0094)
Applican!: Crossroads East One, LLC and Crossroads West One, LLC, represented
by Mauriello Planning Group, LLCPlanner: Wanen Campbell
A request for text amendments, pursuant to Section 12-3-7, Amendment, Vail Town
Code to Section 12-2-2, Definitions, Vail Town Code, to define a bowling alley and a
request for a text amendment to Section 12-7E4, Conditional Uses, Vail Town Code, to
allow for a bowling alley as a conditional use in the Commercial Service Center zone
district; located at 141 and 143 Meadow Drive/Lot p, Block 5D, vailVillage Filing 1, and
setting forth details in regard thereto. (PEC0S-009S)Applicant Crossroads East One, LLC and Crossroads West One, LLC, represented
by Mauriello Planning Group, LLC
Wanen CampbellPlanner:
A request for a final recommendation to the Vail Town Council of a major amendment to
Special Development District No. 4, Cascade Village, pursuant to Section 12-9A-10,
Amendment Procedures, Vail Town Code, to allow for additional dwelling units and office
uses in SDD No. 4, located at 1310 Westhaven Drive/Cascade Village, and setting forth
details in regard thereto.
Applicant Cascade Village Theatres, Inc., represented by Mauriello Planning Group,
LLCPlanner: Matt Gennett
A request for a final review of a conditional use permit, pursuant to Section 12-7H-4,
Permitted and Conditional Uses, Second Floor and Above, Vail Town Code, to allow for
the operation of a catering kitchen, located at 710 Lionshead Circle, Units A and B (Vail
Spa/Lot 1, Block 2, Vail Lionshead Filing 3, and setting forth details in regard thereto.
Applicanl Kyle and Lorraine WebbPlanner: Matt Gennett
The applications and information about the proposals are available for public inspection
during office hours at the Town of Vail Community Development Department, 75 South
Frontage Road. The public is invited to attend project orientation and the site visits that
precede the public hearing in the Town of Vail Community Development Department.
Please call 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 lmpaired, for information.
Published October 28,2005, in the Vail Daily.-*'u,,O
THIS ITEM MAY AFFECT YOUR PROPERW
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town
Code, on November 14, 2005, at 2:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a final recommendation to the Vail Town Council of a zone district
boundary amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to
rezone Lot 2, Block 3, Vail Lionshead 2nd Filing, Evergreen Lodge at Vail, from High
Density Multiple Family (HDMF) zone district to Lionshead Mixed Use 1 (LMU1) zone
district, located at 250 South Frontage Road WesULot 2, Block 3, Vail Lionshead znd
Filing, and setting forth details in regard thereto.Applicant: Evergreen Lodge at Vail, Ltd., H.B. Developmen! Co., represented by
Thomas J. BdnkPlanner: George Ruther
A request for a final review of a major exterior alteration, pursuant to Section 12-7A-12,
Major Exterior Alterations or Modifications, Vail Town Code, to allow for the construction
of the Timberline Lodge, located at 1 783 North Frontage Road/Lots 9-12, Buffehr Creek
Subdivision, and setting forth details in regard thereto.Applicant: Timberline Roost Lodge, LLC, represented by Mauriello Planning Group,
LLC
Planner: , George Ruther
A request for final review of a text amendment to Section 12-7A-3, Conditional Uses,
pursuant to Section 12-T7, Amendment, Vail Town Code, to add"accommodation units
with kitchen facilitie{ as a new conditional use in the Public Accommodation zone
district, and sefting forth detaib in regard thereto.Applicant Timberline Roost Lodge, LLC, represented by Mauriello Planning Group,
LLCPlanner: George Ruther
A request for a final review of an amendment to an Approved Development Plan, to
allow for modifications to the existing platted building envelope (Lot 1), site access (Lot
1 ), an increase in Gross Residential Floor Area (Lots 1-6); and a request for a final
review of an amended final plat, pursuant to Chapter 13-12, Exemption Plat Review
Procedures, Vail Town Code, to amend the allowable Gross Residential Floor Area,
within the Eleni Zniemer Subdivision located at 1701A-F Buffehr Creek Road/Lots 1-6.
Eleni Zniemer Subdivision, and setting forth details in regard thereto.Applicant Buffehr Creek Partners, represented by Fritzlen Pierce ArchitectsPlanner: Wanen Campbell
nH,l-r0-,ofttff
id
The applications and information about the proposals are available for public inspection O
during office hours at the Town of Vail Community Development Department, 75 South
Frontage Road. The public is invited to attend project orientation and the site visits that
precede the public hearing in the Town of Vail Community Development Department.
Please call 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 lmpaired, for information.
Published January 27,2006, in the VailDai!.
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THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the
Town of Vail will hold a public hearing in accoidance with section 12-36, Vail rown
code,.on February 13, 2006, at 2:00 pm in the Town of Vail Municipal Building, in
consideration of:
A request for a final review of a conditional use permit, pursuant to chapter 12-16,
Conditional Uses, to allow for the temporary use of tire tennis facility for conferences and
conventions, located at special Development District No. 4, cascade Village, Area A,
1300 westhaven Drive, and setting forth details in regard thereto. (pEc06-0002)Applicant: Vail Cascade Resort and Spa, represented by Don MaclachlanPlanner: Matt Genneft
A request for final review of an appeal of an administrative action, pursuant to Section
12-3-3, Appeals, Vail rown code, appealing the staff determination of an incomplete
development application, 1146 sandstone Drive/Lot A7, Block Ag, casolar Vail, and
setting forth details in regard thereto. (pEC05-0096)Applicant Eric Beringause, represented by FriElen pierce ArchitectsPlanner: Matt Gennett
A request for a final review of a variance from section 12-6D-6, setbacks, Vail rown
code, pursuant to chapter 12-17,variances, Vail rown code, to allow for a residential
garage addition, within the side setback, located at 1673 Matterhorn Circle/Lot 20,
Matterhom Mllage, and setting forth details in regard therelo. (PECO6-0006)Applicant Daniel Kondos, represented by Stuart Brummett Design StudioPlanner: Bill Gibson
A request for a recommendation to the vail rown council of an amendment to the
Lionsheab Redevelopment Master Plan, pursuant lo Section 2.8, Adoption and
Amendment of the Master Plan, Lionshead Redevelopment Master plan, to amend the
Lionshead study Area Boundaries and chapter s, Detailed Plan Recommendations, to
incfude the study "\rVest Lionshead" area, generally located at 646, 862, 890, 923,934,
953, 1000, and 1031 South Frontage Road West/Lot 54 and Tract K of Glen Lyon
Subdivision, Tracts c and D, Vail Mllage Filing 2, and several unplatted parcels (a more
complete area description is available at the Community Development Department), and
setting forth details in regard thereto. (pEC06-0009)
Applicant: Vail Resorts Development Company, Town of Vail, and Glen Lyon Office
Building General Partnership
Planner: , Wanen Campbell
A request for a final review of a major exterior alteration, pursuant to Section 12-7J-12, ' h,*
Major Exterior Alterations or Modifications, Vail Town Code, to allow for the construction nAO){'-
of the Timberline Lodge, located at 1783 North Frontage Road/Lots 9-12, Buffehr Creek '.1 g1\w-
Subdivision, and sefting forth details in regard thereto. (PEC0S-0080) 'V - vrApplicant Timberline Roost Lodge, LLC, represented by Mauriello Planning Group,
LLC
Planner: George Ruther
1'. That the rezoning shall only become effective upon the adoption of an
ordinance duly establishing the Public Accommodation-2 district, as presently
contemplated by the Vail Town Council.
Staff's recommendation is based upon the review of the criteria outlined in Section
Vlll of this memorandum and the evidence and testimony presented, subject to the
following findings:
"Before recommending and/or granting an approval of an application far a
zone district boundary amendment the Planning & Environmental'; Commission and the Town Council shatt make the following ftndings with
respect to the requested amendment:
1. That the amendment is conslsfenf with the adopted goals, objectives
and policies outlined in the Vail Comprehensive Plan and compatible
with the development objectives of the Town; and
2. That the amendment is compatible with and suitable to adiacent uses
and appropriate for the sunounding areas; and
3. That the amendment promotes the health, s;afety, morals, and general' welfare of the Town and promotes the coordinated and harmonious
development of the Town in a manner that conserves and enhances
its natural environment and its esfab/shed character as a resrt and
residential community of the highest quality."
ATTACHMENTS
A. Vicinity Map
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TO:
FROM:
DATE:
SUBJECT:
Ptanning and Environm"ffi
Community Development Department
December 12,2005
A request for a recommendation to the Vail Town Council of a text amendment,
pursuant to Section 12-3-7, Vail Town Code; to amend Title 12 of the Zoning
Regufations, as necessary, to allow accommodation units to include "kitchen
facilities'', and setting forth details in regard thereto. (PEC05-0079)
Applicant: Town of VailPlanner: George Ruther
il.
SUMMARY
The applicant appeared before the Town of Vail Planning & Environmental Commission
on November 14 and 28, 2005, to discuss the aforementioned text amendment. As a
result of the two previous worksession meetings, the Commission directed staff to
prepare a text amendment lo the Zoning Regulations creating a new zone district which
would allow for the development of a "lodge" containing "accommodation units with
kitchen facilities".
The purpose of this public hearing is to present the proposed text amendment creating
the new zone district for the Commission's consideration and feedback. Should the
Commission wish to pursue the new zone district further, the next step in the review
process shall be to provide adequate public notice of the text amendment, in accordance
with Section 12-3-7, Amendment, Vail Town Code, and return to the Planning &
Environmental Commission for final review and recommendation.
DESCRIPTION OF THE REQUEST
On November 28, 2005, the Town of Vail Planning & Environmental Commission
directed staff to prepare a text amendment to the Zoning Regulations of the Town of Vail
creating a new zone district which would allow for the development of a "lodge" that
contains "accommodation units with kitchen facilities". In response to the Commission's
requesl, the applicant and the staff have prepared a series of text amendments to the
Zoning Regulations which would achieve the goal of the Commission.
The proposed amendments are as follows:
CHAPTER 7
Gommercial and Business Districts
Article J. PUBLIC ACCOMMODATION - 2 (P A-21 DISTRIGT
12-7J-1:. PURPOSE:
The public accommodation -2 district is intended to provide sites for lodges, limited
service lodges, and residential accommodations on a short term basis, for visitors and
guests, together with such public and semipublic facilities and commercial/retail and
related visitor oriented uses as may appropriately be located within the same district and
compatible with adjacent land uses. This district is intended to provide for lodging sites
located outside the periphery of the Town's Vail Village and Lionshead commercial core
areas. The public accommodation - 2 district 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 district by establishing appropriate site development
standards. Additional nonresidential uses are allowed as conditional uses which
enhance the nature of Vail as a vacation community, and where permitted uses are
intended to function compatibly with the high density lodging character of the district.
12-7 J-2: PERMITTED USES :
The following uses shall be permitted in the PA district:
Lodges, including accessory eating, drinking, or retail establishments located within the
principal use and not occupying more than ten percent (10%) of the total gross
residential floor area of the main structure or structures on the site; additional accessory
dining areas may be located on an outdoor deck, porch, or terrace.
Limited service lodge.
12-7 J-3: CONDITIONAL USES:
The following conditional uses shall be permitted in the PA district, subject to issuance of
a conditional use permit in accordance with the provisions of chapter 16 of this tiile:
Bed and breakfast, as further regulated by section 12-14-18 of this title.
Fractional fee club units as further regulated by subsection 12-16-7 A8 of this title.
Lodges, including accessory eating, drinking, or retail establishmenls located within the
priniipal use and occupying between ten percent (10%) and fifteen percent (15%) of the
total gross residential floor area of the buildings, grounds and facilities.
Public or commercial parking facilities or structures.
Public transportation terminals.
Public utility and public service uses.
Theaters and ennvention facilities.
Type lll employqB housing units as provided in chapter 13 of this title.
12-7 J-4:' ACCESSORY USES:
The following accessory uses shall be permitted in the PA district:
Home occupations, subject to issuance of a home occupation permit in accordance with
the provisions of section 12-14-12 of this title.
Meeting rooms.
Swimming pools, tennis courts, patios, or other recreation facilities customarily incidental
to permitted lodge uses.
Other uses customarily incidental and accessory to permitted or conditional uses, and
necessary for the operation thereof.
12-7J-5: LOT AREA AND SITE DIMENSIONS:
The minimum lot or site area shall be ten thousand (10,000) square feet of buildable
area and each site shall have a minimum frontage of thirty feet (30'). Each site shall be
of a size and shape capable of enclosing a square area eighty feet (80') on each side
within its boundaries.
12-7J-6: SETBACKS:
In the PA district, the minimum front setback shall be twenty feet (20'), the minimum side
setback shall be twenty feet (20'), and the minimum rear setback shall be twenty feet
(20'1.;4t the discretion of the planning and environmental commission and/or the design
review board, variations to the setback standards outlined above may be approved
during the review of exterior alternations or modifications (section 12-7A-12 of this
article) subject to the applicant demonstrating compliance with the following criteria:
A.Proposed building setbacks provide necessary separation between buildings and
riparian areas, geologically sensitive areas and other environmentally sensitive areas.
B.Proposed building setbacks will provide adequate availability of light, air and open
space.
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C.Proposed building setbacks will provide a compatible relationship with buildings and
uses on adjacent properties.
D.Proposed building setbacks will result in creative design solutions or other public
benefits that could not otherwise be achieved by conformance with prescribed setback
standards.
12-TJ-7: HEIGHT:
For a flat roof or mansard roof, the height of buildings shall not exceed forty five feet
(45'). For a sloping roof, the height of buildings shall not exceed forty eight feet (48').
12-7 J-8: DENSITY GONTROL:
Up to one hundred fifty (150) square feet of gross residential floor area (GRFA) may be
permifted for each one hundred (100) square feet of buildable site area. Final
determination of allowable gross residential floor area shall be made by the planning and
environmental commission in accordance with section 12-7A-12 of this article.
Specifically, in determining allowable gross residential floor area the planning and
environmental commission shall make a finding that proposed gross residential floor
area is in conformance with applicable elements of the Vail Comprehensive Plan. Total
density shall not exceed twenty five (25) dwelling units per acre of buildable site area.
For the purposes of calculating density, employee housing units, limited service lodge
units, accommodation units and fractional fee club units shall not be counted towards
density (dwelling units per acre).
A dwelling unit in a multiple-family building may include one or more attached
accommodation units.
12.7 J.9.. SITE GOVERAGE :
Site coverage shall not exceed sixty five percent (65%) of the total site area. Final
deterlnination of allowable site coverage shall be made by the planning and
environmental commission and/or the design review board in accordance with section
12-7A-12 of this article. Specifically, in determining allowable site coverage the planning
and environmental commission and/or the design review board shall make a finding that
proposed site coverage is in conformance with applicable elements of the Vail
Comprehensive Plan.
12-7J-1Oz LANDSCAPING AND SITE DEVELOPMENT:
At least thirty percent (30%) of the total site area shall be landscaped. The minimum
width,iand length of any area qualifying as landscaping shall be fifteen feet (15') with a
minimum area not less than three hundred (300) square feet.
12-7J-11: PARKING AND LOADING:
Off street parking and loading shall be provided in accordance with chaoter 10 of this
title. At least seventy five percent (75%) of the required parking shall be located within
the main building or buildings and hidden from public view. No at grade or above grade
surface parking or loading area shall be located in any required front setback area.
Below grade underground structured parking and short term guest loading and drop off
shall be permitted in the required front setback subject to the approval of the planning
and environmental commission and/or the design review board.
12-7 J-12: EXTERIOR ALTERATIONS OR MODtFtCATIONS :
A. Review Required: The construction of a new building or the alteration of an existing
building shall be reviewed by the design review board in accordance with chapter 11 of
this title. However, any project which adds additional dwelling units, accommodation
units, fractional fee club units, limited service lodge units, any project which adds more
than pne thousand (1,000) square feet of commercial floor area or common space, or
any project which has substantial off site impacts (as determined by the administrator)
shall be reviewed by the planning and environmental commission as a major exterior
alteration in accordance with this chapter and section 12-3-6 of this title. Complete
applications for major exterior alterations shall be submitted in accordance with
administrative schedules developed by the department of community development for
planning and environmental commission and design review board review. The following
submittal items are required:
1. Application: An application shall be made by the owner of the building or the building
owner's authorized agent or representative on a form provided by the administrator. Any
application for condominiumized buildings shall be authorized by the condominium
association in conformity with all pertinent requirements of the condominium
association's declarations.
2. Application; Contents: The administrator shall establish the submittal requirements for
an exterior alteration or modification application. A complete list of the submittal
requirements shall be maintained by the administrator and filed in the department of
community development. Certain submittal requirements may be waived and/or modified
by the administrator and/or the reviewing body if it is demonstrated by the applicant that
the information and materials required are not relevant to the proposed development or
appliqable to the planning documents that comprise the Vail comprehensive plan. The
administrator and/or the reviewing body may require the submission of additional plans,
drawings, specifications, samples and other materials if deemed necessary to properly
evaluate the proposal.
3. Work Sessions/Conceptual Review: lf requested by either the applicant or the
administrator, submittals may proceed to a work session with the planning and
environmental commission, a conceptual review with the design review board, or a work
session with the town council.
4. Hearing: The public hearing before the planning and environmental commission shall
be hdld in accordance with section 12-3-6 of this title. The planning and environmental
commission may approve the application as submitted, approve the application with
conditions or modifications, or deny the application. The decision of the planning and
environmental commission may be appealed to the town council in accordance with
section 12-3-3 of this title.
5. Lapse Of Approval: Approval of an exterior alteration as prescribed by this article shall
lapse and become void three (3) years following the date of approval by the design
review board unless, prior to the expiration, a building permit is issued and construction
is commenced and diligently pursued to completion. Administrative extensions shall be
allowpd for reasonable and unexpected delays as long as code provisions affecting the
propcisal have not changed.
12-7 J-13: COMPLIANCE BURDEN :
It shall be the burden of the applicant to prove by a preponderance of the evidence
before the planning and environmental commission and the design review board that the
proposed exterior alteration or new development is in compliance with the purposes of
the public accommodation zone district, and that the proposal does not othenvise have a
significant negative effect on the character of the neighborhood, and that the proposal
substantially complies with other applicable elements of the Vail comprehensive plan.
12-7J-14: MITIGATION OF DEVELOPMENT IMPACTS:
Property owners/developers shall also be responsible for mitigating direct impacts of
their development on public infrastructure and in all cases mitigation shall bear a
reasonable relation to the development impacts. lmpacts may be determined based on
reports prepared by qualified consultants. The extent of mitigation and public amenity
improvements shall be balanced with the goals of redevelopment and will be determined
by the planning and environmental commission in review of development projects and
conditional use permits. Substantial off site impacts may include, but are not limited to,
the following: deed restricted employee housing, roadway improvements, pedestrian
walkway improvements, streetscape improvements, stream tracUbank restoration,
loading/delivery, public art improvements, and similar improvements. The intent of this
section is to only require mitigation for large scale redevelopmenVdevelopment projects
which produce substantial off site impacts.
12-7J-15: ADDITION OF GROSS RESIDENTIAL FLOOR AREA TO EXISTING PA
PROPERTIES:
For any gross residential floor area added to a public accommodation zoned property
following the effective date hereof, a minimum of seventy percent (700/o) of the added
gross residential floor area shall be devoted to accommodation units, or fractional fee
club units subject to the issuance of a conditional use permit. This limitation shall not
apply.to gross residential floor area being added in accordance with sections 12-15-4
and 12-15-5 of this title.
The following new definitions are proposed:
SECTION 12.2.2, DEFINITIONS :
Lodge Unit, Limited Service: Any room or group of rooms with kitchen facilities in a
limited service lodge which are designed for temporary occupancy by visitors, guests,
individuals, or families on a short term rental basis, and accessible from common
corridors, walks, or balconies without passing through another accommodation unit,
limited service lodge unit, fractional fee club unit or dwelling unit. A limited service lodge
unit is not intended for permanent residency and shall not be subdivided into an
individual condominium unit, pursuant to Chapter 13, Subdivision Regulations, Vail Town
Code.
Lodge, Limited Service: A building or group of associated buildings designed for
occupancy primarily as the temporary lodging place of visitors, guests, individuals, or
families. on a short term rental basis. either in accommodation units, limited service
lodge units, fractional fee club units, or dwelling units in which the gross residential floor
area devoted to accommodation units, limited service lodge units, and fractional fee
ilt.
club units is equal to or less than seventy percent (700/o) of the total gross residential
floor area on the site, and in which all such units are operated under a single
man?gement providing the occupants thereof customary lodge services and facilities.
BACKGROUND
A review of the Town's files and records clearly identifies the intent of the existing
regulations regarding accommodation units and the prohibition against allowing
accommodation units to contain "kitchen facilitied'. The files show that the legislative
intent behind the current regulation is to: 1) discourage long-term occupancy-of what are
intended to be short-term rental units; 2) prevent the likelihood of the sale of
accommodation units as dwelling units; 3) encourage visitors and guests to frequent the
many eating and drinking establishments in the town during their stay in Vail; and 4)
ensure compatibility amongst surrounding land uses.
A further review of the Town's files shows that the existing language pertaining to
definitions of accommodation units, dwelling units, kitchen facilities and kitchenettes has
remained unchanged since their adoption in 1973. The only recent and notable
amendment to the regulation of accommodation units came in the late 1990's when the
development standards for density were amended and accommodation units were no
longer counted towards density.
Finally, a review of the other resort communities' regulations pertaining to kitchen
facilities within hotel rooms reveals a wide range of approaches. For example, the City
of Aspen Land Development Regulations, by definition, permits kitchens within individual
hotel rooms in a hotel or lodge while the Town of Breckenridge Land Development Code
states that "no kitchens of any kind are permitted within the unl8' of hotel, lodges or
inns.
On November 14 and 28, 2005, the applicant appeared before the Planning &
Environmental Commission with a request to amend the text of the Public
Accommodation zone district to allow accommodation units to include kitchen facilities,
as a conditional use in the dishict. Upon consideration of the request, the Commission
directed staff and the applicant to prepare an amendment which would result in the
creation of a new zone district purposefully intended to allow accommodation units to
include kitchen facilities in certain areas of Town.
On December 6, 2005, during the PEC/DRB update to the Vail Town Council, staff
informed the Town Council of the recent discussions with the Planning & Environmental
Commission regarding the text amendment and the creation of a new zone district. The
Town Council acknowledged that the intent of the proposed text amendment may have
merit, however, encouraged the staff and Commission to evaluate other options. For
example, the possibility of creating a conditional use with use specific criteria addressing
the relationship of the use to other neighboring uses and development objectives of the
Town or the elimination of the prohibition against kitchen facilities in accommodation
unitsj The Town Gouncil expressed thai it may be appropriate to re-evaluate the
legislative intent of the current land use policy prohibiting kitchen facilities in
accommodation units.
tv.ROLES OF REVIEWING BODIES
Order of Review: Generally, text amendment applications will be reviewed by the
Planning and Environmental Commission and the Commission will forward a
recommendation to the Town Council. The Town Council will then review the text
amendment application.
Planning and Environmental Commission:
The Planning and Environmental Commission is responsible for the review of a text
amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Code, and
forwarding of a recommendation to the Town Council.
Design Review Board:
The Design Review Board has no review authority over a text amendment to the Vail
Town Code.
Town Gouncil:
The Town Council is responsible for final approval, approval with modificalions, or denial
of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town
Code.
The Town Council has the authority to hear and decide appeals from any decision,
determination, or interpretation by the Planning and Environmental Commission and/or
Design Review Board. The Town Council may also call up a decision of the Planning
and Environmental Commission and/or Design Review Board.
Staff:
The Town Staff facilitates the application review process. Staff reviews the submitted
applipation materials for completeness and general compliance with the appropriate
requlrements of the Town Code. Staff also provides the Planning and Environmental
Commission a memorandum containing a description and background of the application;
an evaluation of the application in regard to the criteria and findings outlined by the Town
Code; and a recommendation of approval, approval with modifications, or denial.
REVIEW CRITERIA
The review criteria and factors for consideration for a text amendment application are
estabfished by the provisions of Section 12-3-7, Amendments, Vail Town Code.
:i, fne extent to which the text amendment furthers the general and specific
purposes of the Zoning Regulations; and,
2. The extent to which the text amendment would better implement and better
achieve the applicable elements of the adopted goals, obiectives, and
policies outlined in the Vail Comprehensive Plan and is compatible with
the development objectives of the Town; and,
The extent to which the text amendment demonstrates how conditions
have substantially changed since the adoption of the subject regulation
and how the existing regulation is no longer appropriate or is inapplicable;
and,
The extent to which the text amendment provides a harmonious,
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3.
vt.
o
I convenient, workable relationship among land use regulations consistent
with municipal development objectives; and,
5. Such other factors and criteria the Commission and/or Council deems
applicable to the proposed text amendment.
STAFF RECOMMENDATION
The Community Development Department recommends that the Planning &
Environmental Commission evaluates the merits of this policy change request and, if
appropriate, directs staff to continue in the preparation of the text amendment creating a
new zone district. Given the complexity of this issue, Stafi further recommends that the
Planning & Environmental Commission encourages the Town Council to schedule a
worksession meeting with the Staff and applicant to discuss the merits of this text
amendment, or any others, in an attempt to provide policy direction on the matter to the
Commission. A possible worksession meeting with the Town Council could be held on
December 20,2005.
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
November 28,2005
A request for a recommendation to the Vail Town Council of a text amendment,
pursuant to Section 12-3-7, Vail Town Code; to amend Title 12 of the Zoning
Regulations, as necessary, to allow accommodation units to include "kitchen
facilities'', and setting forth details in regard thereto. (PEC05-0079)
Applicant: Town of VailPlanner: George Ruther
t.SUMMARY
The applicant, Timberline Lodge, L.L.C., is proposing a text amendment to certain
sections of the Zoning Regulations, Vail Town Code, to allow accommodation units to
include "kitchen facilities", and setting forth details in regard thereto.
The Community Development Department recommends that the Planning &
Environmental Commission evaluates the merits of this policy change request and, if
deemed appropriate, forwards a recommendation of approval of one of the proposed
options to the Vail Town Council for further review and consideration.
DESCRIPTION OF THE REQUEST
The applicant, Timberline Lodge, L.L.C., is proposing a text amendment to certain
sections of the Zoning Regulations, Vail Town Code, to allow accommodation units to
include "kitchen facilities'', and setting forth details in regard thereto.
The Zoning Regulations cunently define an "accommodation unit" as,
"Any room or group of rooms without kitchen facilities designed for or adapted to
occupancy by guesfs and accessibte from common conidors, walks, or balconies
., without passing through another accommodation unit or dwelling unit"'
According to the applicant, the goal of this text amendment is to allow Vail to remain
competitive in the destination resort market by ensuring a wide range of short-term
lodging opportunities to meet the needs of our guests and visitors.
For zoning purposes, the Zoning Regulations deline " kitche n facil ities" as,
"Fixtures and equipment for food sforage and preparation of meals, including a
sink, stove, and refrigeration and food storage facilities"'
The ;applicant is proposing to amend Section 12-7A-3, Conditional Uses; Public
Accommodation zone district Vail Town Code to allow "accommodation units with
kitchen facilitief'as a new conditional use, subject to the issuance of a conditional use
permit. At the November 14, 2005 public hearing of the Planning & Environmental
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I lt.
Commission, the Commission tabled the applicant's request and directed Staff to
provide a list of additional options for achieving the goals of the requested text
amendment. In response to the Commission's direction, Staff has assembled a list of six
options for achieving the goals of the requested text amendment and includes a list of
potential pros and cons for each option. The list of options is outlined in Section Vl of
this memorandum.
BACKGROUND
A review of the Town's files and records clearly identifies the intent of the existing
regulations regarding accommodation units and the prohibition against allowing
accommodalion units to contain "kitchen facilities". The files show that the legislative
intent behind the current regulation is to: 1) discourage long-term occupancy of what are
intended to be short-term rental units; 2) prevent the likelihood of the sale of
accommodation units as dwelling units; 3) encourage visitors and guests to frequent the
many eating and drinking establishments in the town during their stay in Vail; and 4)
ensure compatibility amongst surrounding land uses.
A further review of the Town's files shows that the existing language pertaining to
definitions of accommodation units, dwelling units, kitchen facilities and kitchenettes has
remained unchanged since their adoption in 1973. The only recent and notable
amendment to the regulation of accommodation units came in the late 1990's when the
development standards for density were amended and accommodation units were no
longer counted towards density.
Finally, a review of the other resort communities' regulations pertaining to kitchen
facilities within hotel rooms reveals a wide range of approaches. For example, the City
of Aspen Land Development Regulations, by definition, permits kitchens within individual
hotel rooms in a hotel or lodge while the Town of Breckenridge Land Development Code
states that "no kitchens of any kind are permifted within the units'' of hotel, lodges or
inns..
ROLES OF REVIEWING BODIES
Order of Review: Generally, text amendment applications will be reviewed by the
Planning and Environmental Commission and the Commission will forward a
recommendation to the Town Council. The Town Council will then review the text
amendment application.
Planning and Environmental Gommission:
The Planning and Environmental Commission is responsible for the review of a text
amertdment application, pursuant to Section 12-3-7, Amendment, Vail Town Code, and
forwarding of a recommendation to the Town Council.
Design Review Board:
The Design Review Board has no review authority over a text amendment to the Vail
Town Code.
Town Council:
The Town Council is responsible for final approval, approval with modifications, or denial
of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town
Code.
2
lilt.
V.
The Town Council has the authority to hear and decide appeals from any decision,
determination, or interpretation by the Planning and Environmental Commission and/or
Design Review Board. The Town Council may also call up a decision of the Planning
and Environmental Commission and/or Design Review Board.
Staff:
The Town Staff facilitates the application review process. Staff reviews the submitted
application materials for completeness and general compliance with the appropriate
requirements of the Town Code. Staff also provides the Planning and Environmental
Commission a memorandum containing a description and background of the application;
an evaluation of the application in regard to the criteria and findings outlined by the Town
Code; and a recommendation of approval, approval with modifications, or denial.
REVtrEW CRITERIA
The review criteria and factors for consideration for a texl amendment application are
established by the provisions of Section 12-3-7, Amendments, Vail Town Code.
L The extent to which the text amendment furthers the general and specific
purposes ofthe Zoning Regulations; and,
2. The extent to which the text amendment would beftEr implement and better
achieve the applicable elements of the adopted goals, objectivEs, and
, policies outlined in the Vail Comprehensive Plan and is compatible with
' the development objectives of the Torn; and,
3. The extent to which the text amendment demonstrates how conditions
have substantially changed since the adoption of the subiect regulation
and how the existing regulation is no longer appropriate or is inapplicable;
and,
4. The extent to which the text amendment provides a harmonious,
convenient, workable relationship among land use regulations consistent
with municipal development objectives; and,
Si Suctr other factors and criteria the Commission and/or Gouncil deems
applicable to the proposed text amendment.
OPTIONS FOR CONSIDERATION
The Community Development Department has generated a list of six possible
options for allowing accommodation units to contain kitchen facilities with the goal of
allowing Vail to remain competitive in the destination resort market by ensuring a
wide range of short{erm lodging opportunities to meet the needs of our guests and
visitors. The list of options includes:
1. Greate a new zone district (ie Public Accommodation-l & 2zone districts)
vt.
This option would essentially create a second zone district in the Town with the
primary goal being the provision of accommodation units. An exception to the
second district, however, would be the ability to construct accommodation units
containing kitchen facilities. This zone district could be useful in better regulating
developmLnt on those properties presently zoned Public Accommodation (PA)
J
2.
district, but located well away from the Town's commercial core areas.
Pros: Preserves integrity of accommodation units located near the commercial
core areas of town;
Cons: Adds another zone district to the Town's already long list of zone districts;
Other less confusing and more implementable options exist;
Add "accommodation units with kitchen facilities" to the list of allowable
conditional uses
This option is what has been proposed by the applicant. As contemplated, the
zoning regulations in the Public Accommodation zone district would be amended
to add "accommodation units with kitchen facilities" as a conditional use to
Section 12-7A-3 of the Zoning Regulations. Development projects within the
Public Accommodation zone district could then apply for a conditional use permit
to allow for "accommodation units with kitchen facilities", subject to the issuance
of a conditional use permit, pursuant to Chapter 16 of the Zoning Regulations.
Pros: Ease of implementaiion; Procedure for review already exists;
Cons: Doesn't address the real problem or issue; Can not truly be enforced as a
conditional use;
Redefine "accommodation units" and "dwelling units"
This option would entail amending the definitions oI "accommodation units" and
"dwelling unifs". As presently defined, the only real readily identifiable distinction
between an accommodation unit and a dwelling unit is the presence of "kitchen
facilities", as defined in Section 12-2-2of the Zoning Regulations.
By way of reference, an"accommodation unit' is defined as,
"Any room or group of rooms without kitchen facilities designed for or
adapted to occupancy by guests and accessible from common conidors,
walks, or balconies without passrng through another accommodation unit
or dwelling unit."
and a "dwelling unit" is defined as,
"Any room or group of rooms in a two-family or multiple-family building
with kitchen facilities designed for or used by one family as an
i nd epe nde nt housekeePing unit ;'
An opportunity exists to further refine the definitions of these two terms to more
cleariy state the meanings of these terms which in turn may more clearly
articuiate the purposes of these two land uses. For example, regardless of the
presence of a stove, an accommodation unit for the Town's land use purposes is
clearly intended for short-term occupancy of guest and visitors on a nightly or
weekl-y rental basis. However, the current definition makes no reference to the
length of occupancy, the inability to subdivide the units into individual
con-dominium units, the difference in density calculations, or the availability for
short-term rental.
4
3-
Pros: Addresses a real problem in the Zoning Regulations; Results in a clearer
understanding of the two differing land uses; Maintains the integrity of
accommodation units; Furthers the purpose of the PA zone district;
Cons: More difficult to implement; Results in additional time
Redefi ne " kitchen facilities" and/or " kitchenefte"
Similar to the option above, this option would essentially amend the definitions of
"kitchen facilities" and'kitchenette". As presently defined, "kitchen facilities''
means,
"Firtures and equipment for food storage and preparation of meals,
including a sink, stove, and refrigeration and food storage facilities",
and " kitchenetfe" means,
"A room containing nof /ess than the following firtures and appliances: a
microwave oven and/or cooking surtace, sink, and refrigerator."
Arguably, the definitions are very similar in meaning with only minor differences.
As interpreted and implemented today, an "accommodation unit' may be a
"kitchenette" but may not contain "kitchen facilities". An opportunity exists to
better define and implement the meaning and intent of these two terms. Today, it
is uncfear whether a"stove" is a'cooking surface". ln refining the definitions of
these two terms, further amendments to other relevant sections of the Zoning
Regulations may be needed.
Pros: Addresses a real problem in the Zoning Regulations; Results in a clearer
understanding of the two differing land uses; Maintains the integrity of
accommodation units
Cons: More difficult to implement; Results in additional time
Create a new land use (ie, extended stay hotel/lodge, select service
hotel/lod ge, residential hotel,)
This option would create a new land use in the Zoning Regulations which could
be added to the list of permitted or conditional uses in the Public Accommodation
or other zone districts. The terms listed above have been used by other
communities to describe a type of land use which permits short-term rental of
hotel rooms on a nightly, weekly, or longer basis to meet the special needs of
their guests and visitors and to fill a void within the lodging market. Regardless
of the term used however, each of these land uses permits kitchen facilities,
cooking facilities, or kitchenettes.
Pros: Gets to the root of the issue; ease of implementation; More thorough than
other options; Maintains integrity of accommodation units; Furthers the purposes
of the PA zone district;
Cons: More difficult to implement; Results in additional time
vil.
6. Add "lodge dwelling unit'lo the list of permifted or conditional uses in the
Public Accommodation zone district
This option would add a land use and term already defined in the Zoning
Regulations to the list of permissible uses in the Public Accommodation zone
district. According to Section 12-2-2of the Zoning Regulations, a"lodge dwelling
unit' is defined as,
"A small dwelling unit with limited kitchen and floor area and which
contains six hundred fW @50) square feet or /ess of floor area and is
intended to be rented on a short term basis."
Lodge dwelling units are currenlly allowed in the Lionshead Mixed Use -1 & 2
zone districts. In both zone districts, lodge dwelling units are conditional uses
allowed on the ground floor or first level of the building and permitted uses on the
floors above the first level. One important distinction of "lodge dwelling unifs" is
that while they are intended to provide short-term rental opportunities for guests
and visitors, they are first and foremost dwelling units which can be subdivided
into individual condominium units and sold as free market dwelling units.
Pros: Definition already exists; Review process already exists
Cons: May not maintain the integrity of the PA zone district;
STAFF RECOMMENDATION
The Community Development Department recommends that the Planning &
Environmental Commission evaluates the merits of this policy change request and, if
appropriate, forwards a recommendation of approval of one of the proposed options to
the Vail Town Council for further review and consideration. More specifically, Staff
recommends that the Commission directs Staff to prepare a text amendment which
incorporates Options #3, #4, & #5, as generally described in Section Vl of this
memorandum, for Town Council review and consideration. While the crux of the text
amendment would be the creation of a new land use as contemplated in Option #5, Staff
befieves that the revisions contemplated in Options #3 & #4 are also needed to fully
implement Option #5 to the greatest extent possible. In the end, this hybrid of the
various options achieves the goal of the applicant and would further the development
objectives of the Town of Vail.
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Departmeni of Community Development
DATE: November 14,2005
SUBJECT: A request for a recommendation to the Vail Town Council of a text amendment'
pursuant to Section 12-3-7, Vail Town Code; to amend Title 12 of the Zoning
ilegulations, as necessary, to allow accommodation units to include "kitchen
facilities', and setting forth details in regard thereto. (PEC05-0079)
Applicant: Town of VailPlanner: George Ruther
a
r. SUMAEY
The applicant, Timberline Lodge, L.L.C., is proposing a text amendment to certain
sections of the Zoning Regulations, Vail Town Code, to allow accommodation units to
include "kitchenfacilities', and setting forth details in regard thereto.
The Community Development Department recommends that the Planning &
Environmental iommissioir tables this application to the November 28, 2005 public
hearing of the Planning & Environmental Commission and directs the staff to conduct
further research into thl pros and cons of allowing accommodation units with "kitchen
facilitied'.
II. DESCRIPTION OF THE REQUEST
The applicant, Timberline Lodge, L.L.C., is proposing a text amendment to certain
sections of the Zoning Regulations, Vail Town Code, to allow accommodation units to
include "kitchen facilitief', and setting forth details in regard thereto'
The Zoning Regulations currently define an "accommodation unit" as,
"Any room or group of rooms without kitchen facilities designed for or adapted.to
occupancy bfguesfs and accesslb/e from common corridors, walks, or balconies
without p6ssing througn another accommodation unit or dwelling unit."
According to the applicant, the goal of this text amendment is to allow Vail to remain
competitiie in the destination resort market by ensuring a wide range of short-term
lodging opportunities to meet the needs of our guests and visitors'
For zoning purposes, the Zoning Regulations define "krfchen facilities" as,
,'Fixtures and equipment for food sforage and preparation of meals, including a
sln& sfove, and refrigeration and food storage facilities'"
The applicant is proposing to amend Section 12'7A'3, Conditional Uses; Public
Accommodation zone'district: Vail Town Code to allow "accornmodation units with
il1.
kitchen facilitied'as a new conditional use, subjecl to the issuance of a conditional use
permit.
The purpose of this public hearing is to determine whether the Planning & Environmental
Commission believes that the Community Development Department should pursue a
text amendment to the Zoning Regulations which would allow an accommodation unit to
include "kitchen facilities''. lf the Commission believes that this text amendment is
worthy of further discussion and deliberation, staff recommends that the Commission
tables this application to the November 28, 2005 public hearing of the Planning &
Environmental Commission and directs the staff and the applicant to return with more
information regarding the proposed text amendment and how it might be best
implemented.
ROLES OF REVIEWING BODIES
Order of Review: Generally, text amendment applications will be reviewed by the
Planning and Environmental Commission and the Commission will fonrard a
recomm-endation to the Town Council. The Town Council will then review the text
amendment application.
Ptanning and Environmental Gommission:
The Planning and Environmental Commission is responsible for the review of a text
amendmentlpplication, pursuantto Section 12-3-7, Amendment, VailTown Code, and
forwarding of a recommendation to the Town Council.
Design Review Board:
The besign Review Board has no review authority over a text amendment to the Vail
TowlCode.
Tourn Council:
The Town Council is responsible for final approval, approval with modifications, or denial
of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town
Code.
The Town Council has the authority to hear and decide appeals from any decision,
determination, or interpretation by the Planning and Environmental Commission and/or
Design Review Board. The Town Council may also call up a decision of the Planning
and Environmental Commission and/or Design Review Board.
Staff:
The Town Staff facilitates the application review process. Staff reviews the submitted
application materials for compliieness and general compliance with the appropriate
requirements of the Town Code. Staff also firovides the Planning and Environmental
Commission a memorandum containing a description and background of the application;
an evaluation of the application in regaid to the criteria and findings outlined by the Town
Code; and a recommendation of approval, approval with modifications, or denial.
REVIEW CRITERIA
The review criteria and factors for consideration for a text amendment application are
estabf ished by the provisions of Section 12-3-7, Amendments, Vail Town Code'
tv.
v.
i. fn" extent to which the text amendment furthers the general aird specific
purposes of the Zoning Regulations; and,
2. The extent to which the text amendment would befter implement and better
achieve the applicable elements of the adopted goals, obiectives, a1!
policies outlined in the Vail Gomprehensive Plan and is compatible with
the development objectives of the Town; and'
3. The extent to which the text amendment demonstrates how conditions
have substantially changed since the adoption of the subject regulation
and how the existing regulation is no longer appropriate or is inapplicable;
and,
4. The extent to which the text amendment provides a harmonious,
convenient, workable relationship among land use regulations consistent
with municipal development objectives; and'
5. Such other factors and criteria the Gommission and/or Council deems
applicable to the proposed text amendment.
STAFF RECOMMENDATION
The Community Development Department recommends that the Flanning &
Environmental Commission tables this application to the November 28, 2005 public
hearing of the Planning & Environmental Commission and directs staff to conduct further
resear;h into the proslnd cons of allowing accommodation units with "kitchen facilitied'
in the Town of V'ait. Staff believes thaithere maybe merit in amending the Zoning
Regulalions as proposed and believes that if it were deemed beneficial to allow
acclommodation units to have "Ktchen facilitieC', there may be a better way to implement
the new policy.
Are there any specific questions that the Gommission would like the staff or
applicant to iniwer with regard to the proposed text amendment?
o
tr*#
Bv\o
Application for Review by the
Planning and Envilonmental Commission
Dqarfi|ent of Communlty Delrebprnst
75 South ftonbg€ Road, Vail, Cobrado 8165/
td: 970.479.2139 fax;, 970.479.2457
rer*: www,ci.vail.co.lrs
Gsreral lnformatftrn:
Al pmjecb r€quirlng Planning ard Ewks[nentat Comnision Bdevr must rcceire amrqnl prior b submiHng a
buitding pemit apptbuon. Please refs to the sffil rquirenrerts for *re pamrnr apprfriUnt ;,€q,"*--....,1}tl
ln apptiiaUon for'Planning afld Environmenbl Commission rsrierv @nnot be accepted until all required information-! ,
ts receired by the Community De\rebpment Deparunent The projd nuy abo need to be rs/i$,ed bry the Tovn Vffilffiffiff* tNIT
n R€aonlng $1300 tr Condiuonal use Fermit f6-:9 t\E Major subdivisbn $lsoo tr Flooddain l4odificauon flq Itr Mirnr SuMlvlsion $650 O Minor Exbrior Atterauon $650 \tr EKemption Plat $650 t] Maior bGedffAtteradon try- |A.fl MinorArnendr€nttoansDD $1000 tr DadoprnentP{an $1500 t Itr t\tewspecialDarelopnrentDistict $60m tr-Amerdme*baDevdognentPlan $250 Vtr Majornmendmer*toansD $6000 ( z.snrgcodeAnedrnent tllry a --.U Major Att€ndment to an SDD $1250 tr Variance tsq Ltl(tp*nornoAfuWns) E Signvariance $?00 v
I
D€cfiption of fr'c l*f{Iugf- Maior Etuior AlMiu, at frE Mrra RM Lee pw'tv hddirn
a Ext anwdnwrL atd W.f,iWal tre wtit
Location of tlre Proposal: tot $12 Blod<;- Subdivision:-Bglfg!]leeLB$llb
PhysicelAddress: _. 1783 North Frontaoe Road
Parad I{o.;210312302001 ( Eagle Co. Assessor at 970-328-86't0 for patrel no.)
Zoning: fuilic Ammnndation {PA}
I{ame(s) of Orner(s}: ttu*anr-r,nrg f *gtf \fiDe6 ,u,C -
Itiailing Address: f? Vail Road. Stib ffX). Vail. @ 81657
Phone: 47FUU -.
Ownds) Signaturc(s):
tlane of ApplicanB Reorese$ed by Maufld.lo Planninq Group. LLC
llaiting Addrc$: FO Box 1127. Awn, CO 81640
Phone: 748-0920 -
E-maif Addres;maulefl mcast.net Fart' 74&A377
oeftz'sD€t,os-oooz
RECD ocT 10 200s
- ri " 'lffl {ci
Mauriello Planning GrouP
Roost Lodge
Rezoning and Text Amendment
Adiacent Property Owner List
DAUPHINAIS-MOSELEY CONST INC
1404 MORAINE DR
VAIL, CO 81657
MURPHREE INVESTMENTS LTD
2409 DUBLIN RD
PLANO, TX75094
FITE, KENNETH DAVID & IRMAK AYSE .JT
6415E PRENTICE PL
GREENWOOD VILLAGE, CO 8011I
M.L. HARRIS FAMILY PTNSHP LLC
IO9OO HEFNER POINTE DR STE 2OO
OKLAHOMA CITY, OK 73120
HILLSIDE CONDOMINIUM ASSOCIATION
C/O BEMIS, GREGORY
PO BOX 3438
VAIL, CO 81658
MUSTANG CONDOMINIUM ASSOCIATION
C/O GUERzuERO, RANDALL
1859 MEADOW RIDGE RD
vAtL, co 81657
BUFFER CREEK WEST CONDOMINIUM ASSOCIATION, INC'
C/O MARKA W. MOSHER
P O BOX 902
VAIL, CO 81658
TOWN OF VAIL
C/O FINANCE DEPT
75 S FRONTAGE RD
VAIL, CO 81657
MUSSON, PAUL F. & ELISA M. -JT
9402 CRYSTAL LN
LONGMONT, CO 80203
HAGERMAN, PHILIP R, & JOCELYN K.
13I88 LATOURETTE DR
FENTON, MI48430
COLORADO DEPT OF TRANSPORTATION
42018 ARKANSAS AVE
DENVER, CO 80222
Application for Design Review
Department of Community Do/elopment
75 South Frontage Road, Vail, Crlorado 81657
t€;li 97A.479.2139 r?-xi 970.479.2452
web: www.ci.vail.co.us
General Information:
All projecb requiring design review must receive approval prior to submitting a building permit application. Please
refer to the submittal requirements for the particular appro/al that is requested. An application for Design Review
cannot be accepted until all required information is received by the Community Development Department. The
project may also need to be reviewed by the Tovvn Council and/or the Planning and Environmental Commission.
Design review approva! lapses unless a building permit is issued and construction commences within
one year of the approval.
Description of the Requestr Redevelooment of Roost Lodoe
Location of the Propooal: Lot:_LllBlock!_ Subdivision :_EUreLlkeKB.eSUb
Physical Address: 1783 North Frontage Road
Parcel No.: @01- ( Eagle Co. Assessor at 970-328-8640 for parcel no.)
Zoning: Public Accommodation (PA)
Name(s) of Owner(s):
Mailing Address: 12 Vail Road. Suite 600. Vail, CO 81657
Phone: 476-1464
Owner(s) Signature(s):
Name of Applicant: Represented bv Mauriello Plannino Grouo, LLC
MailingAddress: PO Box 1127, Avon. CO 81620
Phone: 970-748-0920
E-maif Address: mauriello@comcast.net Fax:. 97O-748-0377
Type of Raniew and Feei
0
rlr.tfo
tn
o
vl
vt
otr Signs
tr Conceptual Review
p tlew Constructiontr Addition
tr Minor Alberation
(mul ti-fam ily/commercial)
tr Minor Alteration
(single-family/dupled
! Changes to Appro'/ed Plans
tr Separauon Request
$s0
No ree
$5s0
$300
$2s0
$20
$20
No Fee
Plus $1.00 per square foot of total sign area.
For cmstruction of a new building or demo/rebuild.
For an addition where square footage i5 added to any residential or
commercial building (includes 250 adclitions & interior conversions).
For minor changes to buildings and site improvemenF, such as,
rerooling, painting, window additions, landscaping, fences and
retaining walls, etc.
For minor changes to buildings and sitre improvements, such as,
reroofing, painting, window additions, landscaping, fences and
rebaining walls, etc.
For revisions to plans already approved by Planning Staff or the
Desion Review Board.
P&Jos
RtcD ocT 10 20s5
Timberline Lodge
Design Review Checklist
tt/16105
o
o
Site Planning
Roof Forrns/Overhangs/S offi t/Fascia
Roof Materials
Landscaping/Plant Materials
Exterior Building Materials
Architectural Details
Building Forms and Massing
Scale/Character
Grading/Retaining Walls
Exterior Doors and Windows
Colors
Exterior Liehting
Roof Top Mechanical
o
o
Department of Community Deuelnprnent
75 South Frontage Road
Vail, Cohrad.o 81657
970-479-2138
FAX 970-479-2452
ututw. aailgou. corn
October 17,2008
Greg Gastineau
Timberline Roost Lodge LLC
12 Vail Road
Suite 600
Vail, Colorado
Re: Plan review extension
Dear Greg,
This letter is a follow-up to our meeting of a few weeks ago in regards to the time
limitations for the Timberline plan review. The permit application may remain active as
long as the application is pursued in good faith. Once the plans have been approved and a
lapse of activity of 180 days the application will expire. I am allowed to grant an
eitension ofup to 90 days periods from the date oflast activity ofthe project. This
extension requires a written request by the applicant indicatingjustifiable cause for the
extension, This request needs to be submitted prior to expiration ofthe application.
Greg, I would recommend the following to insure that the application is kept
active for the time periods requested:
1. The plans are required to be updated to the 2008 NEC as recently adopted by the
State of Colorado and Town of Vail. Pursuing the revising of the plans for this
purpose will extend the application and show activity of the permit application.'
Please be condensate of the 180 days of inactivity by submitting the revision prior
to the lapse of 180 days.
2. After completion of the review, with the revised electrical plans, submit a request
for extension within 180 days ofthe plans approval date indicating reasons for
inability to pull permit ie economic conditions, weather, contractor negotiations,
' etc..
3. Please be aware we are proposing to submit to the Town Council in late 2009 the
latest edition of the Building codes for approval. Upon approval we will request
that all applications be updated to the new codes and a new plan check fee would
be required. I would recommend pulling the building permit prior to this action.
tp on*o "*"*
4. Once the building permit has been pulled you have an additional 180 days to
show activity of the project. If activity is not shown within the 180 days a 180 day
extension may be applied for. This request must be made prior to the permit
expiration.
Please be aware that the DRB approvals and any conditional approvals by the
planning team may expire outside the building permit application process' I would
suggest that you contact Warren Campbell, Chief of Planning, to insure these approvals
will not expire.
Sincerelv.
.A/fr4+
Martin A Haeberle
Chief Building Official
Town of Vail
cc: Warren Campbell, Chief of Planning
Chris Gunion, Plans Examiner
George Ruther, Director of Community Development
George Ruther
Warren Campbell
040512008 8:21AM
Re: Shifting of EHUs in llmberline Lodge
L"-ls' io, ll,"rl ) B*#.h,- G""LS*t
From:
To:
Date:
Subject:
Warren-
Can you please put a copy of this correspondence in the property file?
Thanks,
George Ruther, AICP
Director of Community Development
Town of Vail
(970) 479-2145 office
(970) 376-2675 cell
(970) 479-2452fax
gruther@vailgov.com
>>> Warren Campbell 02/0412008 5:51 PM >>>
Greg,
In reviewing your proposal and the original intent of the EHUs in the llmberline Lodge, Nina and I agree that
the proposed relocation will maintain the original intent and does not need to go back to the PEC. If you wish
to move forward with this change please depict it on a set of revised Building Permit plans, clearly identified as
an EHU. You do not need to submit a DRB application.
Regards,
Warren
l2- lt-ob CUP ft{, o[- rris3$-s_(5!r>
\\s
?'ru*
TPWN OF \fAIL'
DESIGN FE\'IEIfl
STAFF APPRO/AL5o
j4uls
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ENLAR6
=(-,r'rrLtr.: l/O =l-{J
sALJARE FOOTAOEI *F I+V
+8b il wiwiww,,vt
ffiiilffilffilffi TIMBERLINE LODOE
qt\' [\''
lffiNOF\fAIL\.
DESTGN REI/IEIf, \
.,/ STAFF APPROI/AL \o-<^o8 \
anc-. 6 !-L.-
8T.t !:F.Nc
ENLARGEP 6ONDO FLAN
SC,ALEz ?/1b"=1'-O" .-, I ONE BEDROOM - A I
sauARE root eoe;124' tp1,
ffiffiffil#H"- lF=:l#ffi lFFt4
TIMBERLINE LODOE
60tfi iS-BdlY ffilmLCF.&$17
Deeign Review Board
ACTIOH FONH
Department of Community Development
75 South FrontaEe Road" Vail, Colorado 81657
tel: 97t1.479.?13$ fax: 97{1.479.2452
web: rrwvr.vai[gov"com
Project Name:
Project Description:
Project Address:
THE ROOST LODGE
Legal Description:
Parcel Number:
TIMBERUNE ROOST CHANGES DRB Number: DRB070687
FINAL APPROVAL FOR A CHANGE TO THE APPROVED PI-ANS FOR THE TIMBERLINE LODGE
REDEVELOPMENT PROJECT (FORMER ROOST LODGE) TO THE EfiERIOR OF THE BUILDING;
ADDMONAL SIDEWALKS; CHANGE IN ROOFTOP CHIMNEY SIZES; ADDTTTONAL SUPPORTS
FORTHE BALCONIESAND
Participants:
OWNER TIMBERLINE ROOST LODGE LLC IU28I2OO7
12 VAIL RD
VAIL
co 81657
APPUCANT TIMBERLINE ROOST LODGE LLC TII 281 2OO7
12 VAIL RD
VAIL
co 81657
1783 N FRONTAGE RD WEST VAIL Location:
Lot 9-12 Blockr Subdivisionr BUFFER CREEK RESUB
2103-123-0200-1
Commentsi See Conditions
Motion By:
Second By:
Vote:
Condationsi
BOARD/STAFF ACTION
Action: STAFFAPP
Date of APProval: 01/16/2008
Cond: 8
(P|-AN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s).
Cond: 0
(PLAN): DRB approval does not constitute a permit for building. Please consult with
Town of Vail Building personnel prior to construction activities.
Cond: 201
DRB approval shall not become valid for 20 days following the date of approval'
pursuant to the Vail Town Code, Chapter 12-3-3: APPEA6.
Cond: 202
Approval of this project shall lapse and become void one (1) year following the date
oi hnal approval, untess a building permit is issued and construction is commenced
and is diligently pursued toward completion.
Cond: 113
All development applications submitted to the Town after the effective date of
Ordinance 26, Series 2006 shall be subject to the pending employee housing
regulations in whatever form they are finally adopted; provided, however, that if
the Town fails to adopt the pending employee housing regulations by April L5,2007,
this Ordinance shall not apply to such development applications.
Warren Camobell DRB Fee Paid: $2O,OO
I
?Changes To The Approved Plans
---.\lfr APPlication for Design Review
f*Sf,/^,i Deparfrnentof Community Developmentrcm{Fit ^Ti:i["lB:!,1","a,Y1!,?"1"i3:,"*,1'*'
web: www.vailgov.com
General Information:
All projects requiring design radew must receive approval prior to submitting a building permit application. Please
refer to the submittal requirements for tie partiorlar approral that is requested. An application for Design Review
cannot be accepted until all required information is received by the Community Devetopment Deparbnent. The
poect may also need to be reviewed by the Town Council and/or the Planning and Environmenbl Commission.
Design review approval lapses unless a building permit is issued and construction @mmences within
one year of the approval.
Description of the
Subdivision : tdFFb?- C&6611- 3JDDIV'
Physical Address:
parcet No.: ?,\Oaa -lLh . fftAO - | (Contact Eagle Co. Assessor at 970-328-8640 for parcel no.)
Zoning: P*'"
fi
q
o%Fo\l
Name(s) of owner(s): tlm?-tf ' .
^rE ?Sfrf, Wb{te I t-4,0
Mailing Address:
owner(s) Signature(s):
Name of Applicant:
Mailing Address: tlttmE: rlfa *tav'16
Phone:rax: (,r10)+1b. l4ot,E-mail Address:
Type of Review and Fee:
,{ ct'ung.t to Approved Plans $20 For revisions to Plans alreadY
Design Rwiew Board.
Submittal Requirements:
3 Sets of Plans Addressing Project Changes
Signature of Homeowner(s) or Association
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Plannins Department Comments for Round 1 Buildinq Permit Submittals
November 12.2007
o The approved plans include 101 accommodation units. The plans submifted
for building permit review contains 102 accommodation units. Please provide
detail on where this additional unit is and how it was achieved'in the approved
bulk, mass, and height.r The limits of disturbance fence needs to include the three sidewalks which
lead to the sidewalk along the Frontage Road.
r Two of the three sidewalks connecting the project to the sidewalk along the
Frontage Road are not depicted on the approved DRB set. A change to
approved plans application will need to be submitted.
o On Sheet A-1.0, Garage Level 1 and Garage Level 2, there appears to be a
loss of one parking space on each floor and the western end of the level. A
parking analysis will need to be submitted to ensure the loss of these spaces
does not negatively impact the required parking.
o The plans submifted for buiHing permits shows a different configuration for
providing condo owner storage within the garage levels. Additionally why are
ihere 3Astorage lockers on each of the Garage Level 1 and Garage Level 2
floor plans for 28 condos in the building? This change will need to be
submitted, reviewed and approved.
--r. The plans submitted for building permit show the differing types of units that
were approved being moved around and relocated. Please provide
information on whether or not there are the same number of studio units, one-
bedrooms, and two-bedrooms within the project.
o On Sheet A-1.1 Level 1, Unit 130 was a two-bedroom in the approved plans.
This change and any others will need to be submitted, reviewed, and
approved.. On Sheet A-1,2, Level 3, Unit 367 is shown to be the location of the EHU on
the approved plans. Unit 365 is now shown as the EHU. Please provide
information on whether or not there was a change in square footage of the
EHU. lt appears it may be smaller. lf there is a reduction this change will
need to be submitted, reviewed, and approved.
o On Sheet A-1.2, Level 4, Units 455 and 464 are shown to be EHUs. On the
approved plans Units 465 and 476 are shown to be the EHUs' In there
relocation was square footage affected. lt appears they may be smaller. lf
there is a reduction this change will need to be submitted, reviewed, and
approved.o On Sheet A-4.0 the chimney on the east elevation appears to have been
reduced in size from what was approved. Additionally, chimney caps have
been added to several of the chimneys. Please provide details on the
chimney cap. The chimney and chimney caps will require a change to
approved plans.
r On Sheet A-4.0 there is a sign shown on the south elevation. A separate
design review sign application will need to be submitted, reviewed, and
approved. Approval of the building permit will not include approval of any
signage.. There were several chimneys added on the eastem half of the south
elevation. Please submit a change to approved plans application.
Several of these comments may create the need for a Change to Approved
Plans Design Review application, depending on how they are addressed.
'12 Vail Road
Suite 600
Vail, CO 81657
PH (970) 476-1464
FAX (970) 47&1986
Memo
To:
From:
GB:
Dater
Rer
Wanen Campbell; George Ruther
Greg Gastineau
November 19,2007
Timberfine Lodge - Building Permit Commenb dated Noyember 19,2007
Please accept the following as Timberline Roost Lodge, LLC's written response to the Planning
Department commenk we received from Safebuilt on November 19,2007.
1. The additional accommodation unit was created on Level 3 within the space previously
occupied by a stairway and elevator that serviced the fourth floor (rooftop) spa deck. The
creation of this additional unit did not affect the bulk, mass, height or exterior appearance of the
building.
2. We will adjust the location of the fence in this area accordingly.
It is unclear which sidewalks you are refening to, but I believe we added sidewalk connections
of our that was approved on March 7 ,2007 .
Per George Ruthe/s staff memo dated December 1 1 , 2006, the project requires a total of 156
parking spaces. I will assume that due to the fact that an additional AU was created, that
requirement is now 152 The project is cunently designed with a total of 166 parking spaces.
The condo storage unit configuration was changed as a result of input from our structJral
engineer and precast concrete designer. This change occurs below grade and does not impact
the GRFA, bulk, mass, or height of the building. As for the number of units, I dont believe there
is a limit on the number of storage closets we are allowed to provide within the project.
The project was approved on December 11, 2006 with a configuration of 101 AU's, 28 DU's,
and 3 EHU's. This configuration remains the same with the exception of an additional AU per
item #1 above. I don't believe the approval specified a requirement for different room types
(studios, 1BR, or 2BR units), as this mix does not impact bulk, mass, height, or exterior
appearance.
Same answer as above.
The EHU's that were approved on December 1 1, 2006 were approximatdy 474 square feet in
size. The cunent EHU's are 486 square feet in size. The cfrange in location and size does not
afiect the bulk, mass, height, or exterior appearance of the building.
5.
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8.
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9. The EHU's that were approved on December 1 1, 2006 were approximately 474 square feet in
size. The cunent EHU's are 486 square feet in size. The change in location and size does not
afiect the bulk, mass, height, or exterior appearance of the building.
10. Per my recent conversations with George Ruther, I have been led to believe that these minor
changes could and would be approved at staff level.
11. We understand that a separate application will be required for any project signage.
12. Per my recent conversations with George Ruther, I have been led to believe that these minor
changes could and would be approved at staff level.
o Page 2
Lots lor ut+t} ., B**klr, &ck S^b.-/i^bth* L"ay (f'
From:
To:
Date:
Subject:
George:
"Greg Gastineau" <greg@timberlinere.com>
"'George Ruthe/" <GRuther@vailgov.com>
0813112007 4:27 PM
Timberline Lodge
FILT COPT
This email serves to confirm the issues that were discussed at this
afternoon's meeting, and the direction that you've asked me to take. As
discussed, there have been suggestions made by various peer review, and/or
subcontractor consultants to improve the "constructability" of the
Timberline Lodge project. ln some cases these suggestions involve minor
adjustments to the exterior design that has been approved by the Town of
Vail's Planning Commission and Design Review Board. So far, these
suggestions include the following:
1. Adjustments to the roof pitch (5:12 at the small gables and main ridge
line,4.25:12 at the main entry gable)
2. Addition of a "chimney like" feature at the mid point of the east wing of
the building's roof to accommodate fresh air intake for the garage exhaust
system.
You have stated that these changes can be approved at staff level, but you
would prefer to review and approve them all at once rather than one at a
time as they arise. With that in mind, please accept this email as a record
of our proposed changes to date.
As always, I appreciate your time, cooperation, and willingness to allow the
fine tuning of our project to proceed in this manner.
Most sincerely,
Greg Gastineau
Timberline Roost Lodge, LLC
ffitn b{tY oelEt.oFtGnt
E*6n.ar.e
Deeign Reuiew Board /a+s 7-/-
ACTION FONM
Department of Coramunity Development
75 South Frsntage Road, Vail. colorado 81657
tel: 970.479.2139 far: 970.479.?r+52
web: www.vailgov.com
Project Name; TIMBERUNE ROOST CHANGE
Project Description:
DRB Number: DR8070192
RNAL APPROVAL FOR A CHANGE TO THE APPROVED PLANS TO CHANGE THE BUILDING
EXTERIOR DUE TO BUILDING CODE COMPUANCE ISSUES
Partacipants:
owNER TIMBERUNE ROOST LODGE LLC O5lt4l2OO7
12 VAIL RD
VAIL
co 81657
APPUCANT TIMBERUNE ROOST LODGE LLC O5I T4I2OO7
12 VAIL RD
VAIL
co 81657
ProjectAddressr 1783 N FRONTAGE RD WESTVAIL
THE ROOST LODGE
Location:
Legal Descriptions Lot:9-12 Block Subdivision: BUFFERCREEK RESUB
Parcel Number: 2tr03-123-0200-1
Comments: See C.ondition
BOARD/STAFF ACTION
Motion Byi Mike Dantas
Second By: Tom DuBois
vote: 4-01 (Dunning abstained
Conditions:
Cond:8
(P|-AN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s).
Cond:0
(P1AN): DRB approval does not constitute a permit for building. Please consult with
Town of Vail Building personnel prior to construction activities.
Cond: 201
DRB approval shall not become valid for 20 days following the date of approval.
Cond: 202
Approval of this project shall lapse and become void one (1) year following the date
oi final approval, unless a building permit is issued and construction is commenced
and is diligenHy pursued toward completion.
Planner: Warren Campbell DRB Fee Paid: $2o.oo
Action: APPROVED
Date of ApprovaF A610612007
Changes To The Approved PlansffiDepartment of Community Development
75 South Frontage Road, Vail, Colorado 81657
teli 970.479.2L28 fax: 970.479'2452
web: www.vailgov.com
General Information:
All projects requiring dbsign review must receive approval prior to submitting a building permit applicaUon. Please
refer to the submittal rfequirements for the particular approval that is requested. An application for Design Review
cannot be accepted untii all required information is received by the Community Development Department. The
project may also need to be reviewed by the Town Council and/or the Planning and Environmental Commission.
beiign review approval tapses unless a building permit is issued and construction commenees within
one year of the apprcval.
Application for Design Review
Description the Requesk clle(^lcdrK +D t^llti.r^rb @191Jry- DJIF 10 ts"\vDu\R"
Location of the Lot;1-tL abct:
Physical Address:
Name(s) of owner(s)r trwruafr,tasta Vpe<f wocdt wC-,
Owner(s) Signature(s)l
Name of Applicant:
Mailing Address: fu\6 * 14llI,{9
E-mail Address: 4tc4 0*ltabarhne re..(r'h^ Fax:
\, TJ
Type of Review and Fee:
E Chanoes to Aoproved Plans
Submittal Requirements:
vP
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3
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tJ
3 Sets of Plans Addressing Project Changes
Signature of Homeowner(s) or Association
(Contact Eagle Co. Assessor at 970-328-8640 for parcel no.)
zoning:
$20 For revisions to plans already approved by Planning Staff or the
Design Review Board.
Mailing Address:
Flcdev\FORMS\Permits\Planning\DRB\drb-change-to-approvedilans-l-lcage-05-1 1-2006 doc
WEST ELEVATION
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Design Review Board
ACTION FORM
Department of C-ommunity Development
75 South Frontage Road, Vail, Colorado 81657
tel: 970.479.2L39 faxt 97 0.47 9.2452
web: wwwci,vail.co.us
ProjectName: TheRoost DRBNumber: DR8030184
Project Description:
Common Element - Repair deck with new rails and spindles and redwood decking
PaRicipants!
OWNER JOHN & RENEE LLC 05/2912003 Phone:
K A MCKENZIE FIRST FAMILY LP
PO BOX 2141
GLENWOOD SPRINGS CO 81602
License;
APPUCANT Lester Warpecha 05129/2003 Phone: 476-9158
1783 N Frontage Rd W
Vail, CO
81557
License:
Project Address: 1783 N FRONTAGE RD WEST VAIL Location: Roost Lodge, LLC
Legal Description: Lot: 9, 1 Block: Subdivision: BUFFER CREEK RESUB
Parcel Number: 210312302001
Comments!
BOARD/STAFF ACTION
Motion By: Woldrich Action: APPROVED
Second By: Viele
Vote: 4-0 DateofApproval: 06/18/2003
Conditions:
Cond:8
(PLAN): No changes to these plans may be made without the written consent of Town of
Vail staff and/or the appropriate review committee(s).
Cond;0
(PLAN): DRB approval does not constitute a permit for building. Please consult with
Town of Vail Building personnel prior to construction activities.
Cond: CON0005940
Entire railing must be completd to match.
Planner: Allison Ochs DRB Fee Paid: $250.00
Application for Design Review
Department of Community Development
75 South Frontage Road, Vail, Colorado 81657
tel: 970.479.2139 fax: 970.479.2452
web: www.ci.vail.co.us
General Information:
All projects requiring design review must receive approval prior to submitting a building permit application. Please
refer to the submittal requirements for the particular approval that is requested. An application for Design Rwiew
cannot be accepted until all required information is received by the Community Development Department. The
project may also need to be reviewed by the Town Council and/or the Planning and Environmental Commission.
Design review approval lapses unless a building permit as issued and construction commencs within
one year of the approva!.
Location of the Proposal: Loil 9 -/l elock:- Subdivision: Brrppen Creer R€suts
Physical Addressr
Owner(s) Signature(s):
Name of Applicant:lE STtr E A)AE ct-l ^Mailing Address:5'+ilE As *Eode
Parcel No.: llO3ll3Diloot (ContactEagleCo.Assessorat9T0-328-8640forparcel no.)
Name(s) of Owner(s):
Mailing Address:
E-mail Address:
Phone:
Fax:
X Minor Alteration
(m ulti-family/commercial)
Minor Alteration
(single-family/duplex)
Changes to Approved Plans
Separation Request
$50 Plus $1.00 per square foot of total sign area.
No Fee
For construction of a new building or demo/rebuild.
For an addition where square footage is added to any residential or
commercial building (includes 250 additions & interior conversions).
For minor changes to buildings and site improvements, such as,
reroofing, painting, window additions, landscaping, fences and
retaining wallt etc.
For minor changes to buildings and site improvements, such as,
reroofing, painting, window additions, landscaping, fences and
retaining walls, etc.
$20 For revisions to plans already approved by Planning Staff or the
No F""
D.tign Review Board.
R Ei ; l\l E U
Type of Review and Fee:
! Signs
fl Conceptual Review
n New Construction! Addition
$6so
$300
$2s0
$20 T^.ol*'
%,-61un
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o Existing and proposed contour lines. Retaining walls shall be included with the top of wall
and the bottom of wall elevations noted.
Lighting Plan:o Indicate type, location and number of fixtures.tr Include height above grade, lumens output, luminous areao Attach a cut sheet for each proposed fixture.
II, REPAINT PROPOSALS
For all proposals to repaint existing buildings, the following supplemental information is required:
tr Color chip or color sample including the manufacturer name and color number(s)o Architectural elevation drawings which clearly indicate the location of proposed colors (ie.
siding, stucco, window trim, doors, fascia, soffits, etc.) The following is an example:
Page 5 of t2102107102
Buildinq Materials
Roof
Siding
Other Wall Materials
Fascia
Soffits
Winclows
Window Trim
Doors
Door Trim
Hand or Deck Rails
Flues
Flashing
Chimneys
Trash Enclosures
Greenhouses
Retaining Walls
Exterior Lighting
Other
PROPOSED MATERIAI.S
Tvoe of lrlaterial C,olor
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