HomeMy WebLinkAboutCASCADE VILLAGE WESTHAVEN COMMON ORDINANCES 1 LEGALU.l r.stl^nWn &ncto f\ t n t uvt
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ORDINANCE NO.11
SERIES OF 1999
AN ORDINANCE REPEALING AND RE.ENACTING ORDINANCE NO.8, SERIES OF 1995,
CASCADE VILLAGE, AMENDING AND RE-ESTABLISHING THE APPROVED
DEVELOPMENT PLAN FOR THE WESTHAVEN CLUB & LODGE LOCATED WITHIN
DEVELOPMENT AREA A, IN ACCORDANCE WITH SECTION 12-9A-10 OF THE ZONING
REGULATIONS TO ALLOW FOR THE CONSTRUCTION OF TWENTY.ONE, TYPE III
EMPLOYEE HOUSING UNITS, ELEVEN FRACTIONAL FEE CLUB UNITS AND SEVENTEEN
ACCOMMODATION UNITS:AND SETTING FORTH DETAILS lN REGARD THERETO.
WHEREAS, Section 12-9A-10 of the Zoning Regulations permils major amendments to
previously approved development plans for Special Development Districts; and
WHEREAS, Gerald Wurhman, as owner of the property, has submitted an application
for a major amendment to Special Development District No. 4, Cascade Village, Development
Area A; and
WHEREAS, the purpose of this ordinance is to repeal and re-enact Ordinance No. 8,
Series of 1985 to amend and re-establish the Develooment Plan for the "Ruins" site
(Westhaven Condominiums) to allow for the construction of the Westhaven Club & Lodge; and
WHEREAS, the proposed major amendment to the Special Development District is in
the best interest ol the town as it meets the Town's development objectives as identified in the
Town of Vail Comprehensive Plan; and
WHEREAS, in accordance with the provisions outlined in the Zoning Regulations, the
Planning & Environmental Commission held a public hearing on the major amendment
application and has submitted its recommendation of approval to the Vail Town Council; and
WHEREAS, all notices as required by the Town of Vail Municipal Code have been sent
to the appropriate parties; and
WHEREAS, the Vail Town Council considers it in the besl interest of the public health,
safety, and welfare to amend and re-establish the Development Plan for Special Development
District No. 4, Cascade Village Development Area A.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
VAIL. COLORADO. THAT:
Section 1. Purpose of the Ordinance
Ordinance No. 8, Series of 1985, is hereby repealed
Series of '1999.
Ordinance 1 1 ,Series of 1999
and re-enacted by Ordinance No. 11,
Section 2. Amendment Procedures Fulfilled, Planning Commission Report.
The approval procedures described in Section 12-9A of the Vail Municipal Code have been
lulfilled, and the Town Council has received the recommendations of the Planning &
Environmental Commission for an amendment to the Development Plan for Special
Development District No. 4, Area A, Westhaven Club & Lodge.
Section 3. Special Development District No.4
Special Development District No. 4 and the development plans for all sites other than the
development plan for the Westhaven Club & Lodge therefore, hereby remain approved for the
development of Special Development District No. 4 within the Town of Vail, unless they have
othenrvise expired.
Section 4. Special Development District No.4, Cascade Village shall read as follows:
Purpose
Special Development District No. 4 is established to ensure comprehensive
development and use of an area in a manner that will be harmonious with the general
character of the Town, provide adequate open space and recreational amenilies, and
promote the objectives of the Town of Vail Comprehensive Plan. Special Development
District No. 4 is created to ensure that the development density will be relatively low
and suitable for the area and the vicinity in which it is situated, the development is
regarded as complementary to the Town by the Town Council and the Planning &
Environmental Commission, and because there are significant aspects of the Special
Development District which cannot be satisfied through the imposition of standard
zoning districts on the area.
Definitions
For the purposes o{ this chapter, the lollowing definitions shall apply:
A. "Special attraction" shall be defined as a museum, seminar or research center
or performing arts theater or cultural center.
B. "Transient residentialdwelling unit or restricted dwelling unit" shall be defined as
a dwelling unit located in a multi{amily dwelling that is managed as a short term rental
Ordinance 1 1 ,Series of 1999
in which all such units are operated under a single management providing the
occupants thereol customary hotel services and facilities. A short term rental shall be
deemed to be a rental for a period ol time not to exceed 31 days. Each unit shall not
exceed 645 square feet of GRFA which shall include a kitchen having a maximum of 35
square feet. The kitchen shall be designed so that it may be locked and separated
from the rest of the unit in a closet. A transient dwelling unit shall be accessible from
common corridors, walks, or balconies without passing through another
accommodation unit, dwelling unit, or a transient residentialdwelling unit. Should such
units be developed as condominiums, they shall be restricted as set torth in Section 13-
7 Condominiums and Condominium Conversions, Subdivision Flegulations. The unit
shall not be used as a permanent residence. Fractional fee ownership shall not be
allowed to be applied to transient dwelling units. For the purposes of determining
allowable density per acre, transient residential dwelling units shall be counted as one
half of a dwelling unit. The transient residential dwelling unit parking requirement shall
be 0.4 space per unit plus 0.1 space per each 100 square feet of GRFA with a
maximum of 1.0 space per unit.
Established
A. Special Development District No. 4 is established for the development on a
parcel of land comprising 97.955 acres as more particularly described in the attached
Exhibit A. Special Development District No. 4 and the 97.955 acres may be referred t0
as "SDD No. 4."
B. The district shall consist of four separate development areas, as identified in this
ordinance consisting of the following approximate sizes:
Area Known As
Acreage
Cascade Village
Coldstream Condominiums
Glen Lyon Primary/Secondary and Single Family Lots
Glen Lyon Commercial Site
Dedicated Open Space
Roads
TOTAL
Development Area
A 17.955B 4.000c 9.100D 1.800
40.400
4.700
97.955
Ordinance 1 1 ,Series of 1999
Development Plan-Required-Approval Procedure
Each development area with the exception of Development Areas A and D shall
be subject to a single development plan. Development Area A shall be allowed
to have two development plans for the Cascade Club site as approved by the
Town Council. The Waterford and Cornerstone sites shall be allowed one
development plan each. Development Area D shall be allowed to develop per
the approved phasing plans as approved by the Town Council. The developer
shall have the right to proceed with the development plans or scenarios as
defined in the development statistics section ol this ordinance. Amendments to
SDD No.4 shall comply Section 12-9A of the Municipal Code.
Permitted Uses
A. Area A. Cascade Village
1. First floor commercial uses shall be limited to uses listed in Section 12-
7B-3, (Commercial Core 1), of the Municipal Code. The "first floor" or "street level" shall
be defined as that floor of the building that is located at grade or street level;
2. All other floor levels besides first floor street level may include retail,
theater, restaurant, and oflice except that no professional or business oflice shall be
located on street level or first floor (as defined above) unless it is clearly accessory to a
lodge or educational institution except for an office space having a maximum square
footage of 925 square feet located on the first floor on the northwest corner of the
Plaza Conference Center building;
3. Lodge;
4. Multi{amily dwelling;
5. Single Family dwelling;
6. Primary/Secondary dwelling;
7. Transient residential dwelling unit;
8. Employee dwelling as defined in Section 12-13 of the Municipal Code;
9. Cascade Club addition of a lap pool or gymnasium.
B. Area B, Coldstream Condominiums
Ordinance 1 1 ,Series ol 1999
1. Two-familydwelling;
2. Multi-family dwelling.
C. Area C, Glen Lyon Primary/Secondary and Single-Family Lots
1. Single family dwelling;
2. TwoJamily dwelling.
3. Type ll Employee Housing Unit (EHU) per Chapter 12-13, of the
MunicipalCode.
D, Area D. Glen Lyon CommercialSite
1. Business and professional offices;
2. Employee dwelling as delined in Section 12-13 ot the MunicipalCode.
Conditional Uses
Conditionaluses shallbe reviewed perthe procedures as outlined in Chapter 12-16 of
the Town of Vail Zoning Regulations.
A. Area A, Cascade Village
1. Cascade Club addition of a wellness center not to exceed 4,500 square
feet.
2. Fractional fee ownership as defined in the Town of Vail Municipal Code,
Section'12-2 shall be a conditional use for dwelling units in the Westhaven
multi-family dwellings, as amended. Fractional lee ownership shall not be
applied to restricted employee dwelling units or transient residential dwelling
units.
3. Specialattraction;
4. Skilifts:
5. Public park and recreational facilities;
6. Major arcades with no frontage on any public way, street, walkway or
mall area.
7. TransportationBusiness.
8. Temporary Use of the Tennis Facility for Conferences and Conventions
B. Area B, Coldstream Condominiums
1. Public park and recreational facilities;
2. Skilifts.
Ordinance 1 l,Series ol 1999
C. Area C, Glen Lyon Primary/Secondary and Single-Family Lots
1. Public park and recreational facilities;
2. Skilifts;
D. Area D, Glen Lyon CommercialSite
1. Micro-brewery as defined in Town of Vail Municipal code, Chapter 12-2.
Accessory Uses
A. Area A. Cascade Village
1. Minor arcade.
2. Home occupations, subject to issuance of a home occupation permit in
accordance with the provisions of Title 12, Zoning Regulations, Town of Vail
MunicipalCode.
3. Attached garages or carports, private greenhouses, swimming pools,
tennis courts, patios, or other recreational facilities customarily incidental to
permitted residential uses.
4. Other uses customarily incidental and accessory to permitted or
conditional uses, and necessary for the operation thereof.
B. Area B, Coldstream Condominiums
1. Home occupations, subject to issuance of a home occupation permit in
accordance with the provisions of Title 12, Zoning Regulations, Town of Vail
Municipal Code.
2. Attached garages or carports, private greenhouses, swimming pools,
tennis courts, patios, or other recreational facilities cuslomarily incidental to
oermitted residential uses.
Other uses customarily incidental and accessory to permitted or conditional
uses, and necessary for the operation thereof.
C. Area G, Glen Lyon Primary/Secondary and Single-Family Lots
1. Home occupations, subject to issuance of a home occupation permit in
accordance with the provisions of Title 12, Zoning Regulations, Town of Vail
MunicipalCode.
2. Attached garages or carports, private greenhouses, swimming pools,
Ordinance 1 1 ,Series ot 1999
lennis courts, patios, or other recreational facilities customarily incidental to
permitted residential uses.
3, Other uses customarily incidental and accessory to permitted or
conditional uses, and necessary for the operation thereof.
D. Area D, Glen Lyon CommercialSite
1. Home occupations, subiect to issuance of a home occupation permit in
accordance with the provisions of Title 12, Zoning Flegulations, Town of Vail
Municipal Code.
2. Attached garages or carports, private greenhouses, swimming pools,
tennis courts, patios, or other recreational facilities customarily incidental to
permitted residential uses.
3. Other uses customarily incidental and accessory to permitted or
conditional uses, and necessary for the operation thereof.
4. Minor arcade.
Location of Busrness Activity
A. All offices, businesses, and shall be operated and conducted entirely wilhin a
building, except for permitted unenclosed parking or loading areas, and the outdoor
display ot goods.
B. The area to be used for outdoor display must be located directly in front 0f the
establishment displaying the goods and entirely upon the establishment's own property.
Sidewalks, building entrances and exits, driveways and streets shall not be obstructed
by outdoor display.
Density-Dwellin g U nits
The number of dwelling units shall not exceed the following:
A. Area A, Cascade Village
In Area A, a minimum of three hundred fifty*wo (352) accommodation or
transient dwelling units and a maximum of ninety-four dwelling units for a total density
of two hundred seventy (270) dwelling units.
B. Area B, Coldstream Condominiums
Ordinance 1 1 ,Series of 1999
Sixty{ive (65) dwelling units
C. Area C, Glen Lyon Primary/Secondary and Single-Family Lots
One-hundred lour (104) dwelling units.
D. Area D, Glen Lyon CommercialSite
Three dwelling units, two of which shall be employee dwelling units as defined
Chapter 12-13, of the Municipal Code .
Density-Floor Area
A. Area A, Cascade Village
The gross residential floor area (GRFA) for all buildings shall not exceed
289,145 square feet.
B. Area B. Coldstream Condominiums
Sixty{ive thousand square feet (65,000 sq. ft.) GRFA.
C. Area C, Glen Lyon Primary/Secondary and Single-Family Lots
GRFA shall be calculated for each lot per Section 12-6D-8 (Density Control) for
the Primaryisecondary district ol the Town of Vail municipal code.
D. Area D, Glen Lyon CommercialSite
The development plan for this area has expired. See Ordinance No. 8, Series
of 1998 for previous requirements.
Commercial Square Footage
A. Area A, Cascade Village
Area A shall not exceed 35,698 square feet of commercial area.
B. Area D, Glen Lyon CommercialSite
The development plan lor this area has expired. See Ordinance No. 8, Series
of 1998 for previous requirements.
Ordinance 1 l.Series of 1999
)
THIS FILE CONTAINS THE INFORMATION
FOR THE 199811999 MAJOR SDD AMENDMENT
FOR THE WESTHAVEN CLUB & LODGE
MAY 10.1999
P.O. Box lOl5 . Vail, Colorado 81658 . 970-479-2451 .hllp://va1l.net/Ya1l-Tomonow
'. t
I
TOWNOFVNL
A. TYPE OF APPLICATION:
tr Additional GRFA (250)
tr Bcd and Brealdast
tr Conditional Usc Pcrmit
tr Major or trl Minor Subdivision
tr Rczoning
tr Sign Variancc
tr Variancc
D Zoning Codc Amcndmcnt
/-. u .\B. DESCRIPTION OF THE REQlnSt: (See arfhchel .)
C. LOCATION OF PROPOSAL: LOT_BLOCK_ FILING
ADDRESS:
D. ZONING:
BUILDING NAME:
MAILING ADDRESS:
PHONE:
F. OWNER(S) SIGNATURE(S):
G. NAMEOF
MAILINC
NAMEOFOWNER(S): Wes/Aarprt /Cos.a/e / LC
r\'v
Czf.
z
FEE . SEE THE SUBMITIAL REQUIREMENTS FOR THE APPROPRIATE FEE.
44al \tJ. .{f { . 6t'?.?b
STJBMIT THIS APPLICATION, ALL SUBMITTAL REQUIREJ\TENTS AND THE FEE TO THE
DEPARTMENT OF COMMUNITY DEVELOPII{ENT,75 SOUTH FRONTAGE ROAD,
58
qu..lr callthc Planning stalrllr 1?9-2138
APPLI CATI ON F'OR PI,ANNING AND BN \,'I RONMENTAL
COillVlISSION APPROVAL
tr Anrcndrncnt to an Approvcd Developrncnt Plan
tr Employcc Housing Unit (Typc:
-)
tr Major or tr Minor CCI Extcrior Altcration
(Vail Villagc)
tr Major or D Minor CCII Extcrior Altcntion
(Lionshcad)
tr Spccial Dcvclopmcnt District
F Major or E Minor Amcndncn! to an SDD
GENERAL INFORMATION
This application is for any project requiring approval by thc Planning and Environmcntal Cornnrission. For spccific
infornration. sec thc submittal rcquircmcnts for thc particular approval that is rcqucstcd. Thc application can not bc
acccptcd until all rcquircd information is submincd. Thc projcct may also necd to bc rcvicwcd by the Torvn Councii
and/or thc Dcsisr Rcvicw Board.
DRESS:' zla gir4se
(o/ooa/<t (8r!57) pHONE: lZd z/z/
obi^s d/ SSyUd;y'
VAIL, COLORADO 81657.
r""paa,JW0!-cw, f 7 ev,
Rcvi.rd 6/96
WESTHAVEN CASCADE CLUB AND LODGE
A. PROPOSEDCLUBOPERATION
The "Club" will be organized and created by the Developer as a non-profit corporation (i.e., as the
Westhaven/Cascade Club Condo Association) and will have 99 members. As each member
purchases his CLUB membership he will receive a l/9 fractional fee interest in a certain
condominium and he will become a member of the Westhaven/Cascade Club Condo Association
with a classification and seeding depending on the type of membership he acquires. He will have an
undivided interest in the common areas (i.e., hallways, decks, stairways, elevator, lounge, entry
foyer, office, parking garage, accessory storage, maintenance room, utility rooms, surrounding site
and improvements) as a member of the Club Condo Association. Membership in the Club will be
structured to provide the following types of classifications with each having their prescribed
privileges, authority and responsibilities as follows:
GOLD
Classification #Members Vote
PLATINUM II I
SILVER 33 I
BRONZE 33 I
Vo Owner Reservation Privileges
and Maint Prime Shoulder Other
ll99 2 wks winter I week lst choice
2 wks summer Per seeding
Il99 2 wks winter I week 2nd choice
2 wks summer Per seeding
ll99 2 wks winter I week next choice
2 wks summer Per seeding
ll99 2 wks winter 1 week next choice
2 wks summer Per seeding
22
The eleven (l l) Platinum members, in accordance with their position in the seeding rotation, will
have the first choice to make a single reservation up to two (2) weeks in the Winter Season and two
(2) weeks in the Summer Season with each said selections to be for a maximum of two (2)
successive weeks and a minimum of one (l) week and include one (l) holiday in each separate
reservation. Also, a separate reservation tbr up to one (l) week in the Shoulder Season may be
made.
In sequence, the 22 Gold, 33 Silver and 33 Bronze members shall each select the Prime Season and
Shoulder Season separate weeks in the same manner prior to the reservation making deadline for the
respective season.
B. PROPOSEDLODGEOPERATION
The LODGE will consist of (17) seventeen condominium accommodation units which will be rented
out on a daily or other basis to transient lodging guests at daily rates and on terms to be determined
by the Owner. Said LODGING units will be leased to the public on a demand basis, but CLUB
members will have a priority to lease same based on their membership seeding ranking. The lodging
units will be managed independent of the CLUB units or EMPLOYEE housing units. The
LODGING units will be part of their own condominium association and will share pro-rata in the
maintenance and operating costs. The LODGING association will be a sub-association to the Master
Association which will have the overall management responsibility for the toul Westhaven/Cascade
facility including CLUB, LODGING, and EMPLOYEE housing.
C. PROPOSED EMPLOYEE HOUSING OPERATION
The EMPLOYEE HOUSING (EHU) portion of the Westhaven/Cascade project will consist of
twenty-one (21) individual condominium units as part of their own condominium association which
will be a sub-association to the Master Association of the Westhaven/Cascade project. The EHU's
will be rented and/or sold individually, in total or in part as permitted by the Town of Vail governing
ordinance. One of the units will be made available to the on-site Resident Manager of the
Westhaven/Cascade facility to oversee and monitor operations 24 hours a day'
TOWN
75 South Frontage Road
VaiL Colorado 81657
970479-21iV479-2139
FAX970479-2452
Department of Commwity Devebpmcnt
May 10, 1999
Gerald Wurhman
Westbaven/Cascade L.L.C.
P.O. Box 598
Edwards, Colorado 81 632
f,6; final Prejsst Apfoval
Dear Jerry,
The purpose of rhis leuer is to povide pu witb written notification of the Town's apoval of the Westhaven Club
& todse (SDD#I).
As you re aware tbe Town Council ap'proved the rnajor amendrnent per Ordinance #11, Series of 1999 with
conditims. Several of tbe conditions must be met pior to building permit aplicatio. Please refer to Ordinance
#11, Series of 1999 for deiails.
On Wednesday, May 5, 199, the Desip Review Board approved the poposed building witb conditims. Tbe
conditims of appoval required that the stooe veneer be added to the base of the building on the south elevation and
that all exterim wood siding and stucco color cbanges occur at an inside corner of 3 luilding elernent.
Should you need to reach me, please do not hesitate to call me at 970 479-2145.
Sincerely,
fJryQut-''t
George Ruther, AICP
Senior Planner
Town of Vail
.fi'rnto"oruo
Development Statistics for Area A. Cascade Village, and Area D, GIen Lyon
Commercial Site
CHART 1: Area A Completed Projects
W&HSmith,Vaurnot
Theater/Mseting Room 2J
Ordinance 1 1 ,Series ot 1999
CHART2:AREA A
REOUIRED PARKING
Development Plans
Site specilic development plans are approved for Area A and Area D. The
development plans for Area A are comprised of those plans submitted by Vail
Ventures, Ltd. and other developers. The development plans for Area D are comprised
of those plans submitted by the Glen Lyon Office Building, a Colorado Partnership.
The lollowing documents comprise the development plan for the SDD as a whole,
Waterford, Cornerslone, Cascade Club Addition Scenario 'l and2, Millrace lV, and
Area D-Glen Lyon Commercial Site and is not all inclusive:
1. Waterford, Sheet #L-2, dated 1 1-12-92, Landscape Plan, Dennis Anderson.
2. Waterford, Sheet #1.1, dated 11-13-92, Site/Grading Plan Gwathmey, Pratt,
Schultz.
3. Waterford, Sheet #2.1, dated 1 1-13-92, Plan Level 38i43' 3", Gwathmey, Pratt,
Schultz.
4. Waterford, Sheet #2.2, daled 1 1-13-92, Plan Level 48'-6Y53'-0", Gwathmey,
Pratt. Schultz.
5. Waterford, Sheet #2.3, dated 1 1-13-92 Plan Level 59'-0/64'-3" by Gwathmey,
Pratt, Schultz.
6. Waterford, Sheet #2.4, dated 11-4-92, Plan Level 69'-6"/74'-9", Gwathmey,
Pratt, Schultz.
7. Waterford, Sheet #2.5, dated 1 1-13-92, Plan Level 80'-0'785'-3" Gwathmey,
Pratt. Schultz.
8. Waterford, Sheet #2.6, dated 11-13-92, Plan Level 90'-6" Gwathmey, Pratt,
Schultz.
Parking for Completed Projects per Chart 1
in
Cascade Parking Structure
Parking Spaces
46't.9
Less 17.5% Mixed-Use Credit -80.8
Total Required Parking at Build-Out of Area
A in Cascade Structure 381.1
Existing Parking in Cascade Structure 421.0
Flequired Parking in Cascade Structure at
Build-Out of Area A
With 17.5% mixed-use credit 381.1
Ordinance 1 1 ,Series ol 1999
11
37. Site Coverage Analysis, Eagle Valley Engineering, 10/10i88.
38. Cascade Village Special Development District Amendment and Environmental
lmpact Report: Peter Jamar Associates, Inc., revised 11122188.
39. Topographic Map, Inter-Mountain Engineering, Ltd, 1211194
40. lmprovement Location Certificate, Eagle Valley Surveying, lnc.,312192
41. Site Plan, SL-1, R.G. Clark & Associates, 3126199
42. Site Grading Plan, SL-2, R.G. Clark & Associates, 3126199
43. Landscape Plan, SL-3, R.G. Clark & Associates, 3126199
44. Southeast Elevation, R.G. Clark & Associates, 3126199
45. Northwest, Northeast, & Southwest Elevation, R.G. Clark & Associates,
3t26t99
Sections & Details, R.G. Clark & Associates, 3126199
Parking Level Plan, R.G. Clark & Associates,3126199
First Floor Plan, R.G. Clark & Associates, 3126199
49. Second Floor Plan, R.G. Clark & Associates, 3126199
50. Third Floor Plan, R.G. Clark & Associates, 3126199
51. Fourth Floor Plan, R.G. Clark & Associates, 3126199
52. Off-site lmprovement Plan, R.G. Clark & Associates, 3126199
53. Roof-Top Mechanical Plan, R.G. Clark a Associates, 3126199
* A maximum of 1000 sq. ft. of common area, in addition to the approved plans, may be
added to the Waterford project to allow for compliance with the Uniform Building Code,
Uniform Fire Code and American Disabilities Act. The staff shall review all such
additions to ensure that they are required by such codes.
Area C, Glen Lyon Primary/Secondary and Single Family Lots
1. Building Envelopes for Lots 39-1 and 39-2 per sheet, L-1, prepared by Design
Workshop, Inc., dated 11-9-98.
Area D, Glen Lyon Commercial Site
The development plan for this area has expired. See Ordinance No. 8, Series of 1998 for
previous requirements.
Development Standards
The development standards set out herein are approved by the Town Council. These
standards shall be incorporated into the approved development plan pertinent to each
development area to protect the integrity of the development of SDD No. 4. They are minimum
development standards and shall apply unless more restrictive standards are incorporated in
the approved development plan which is adopted by the Town Council.
Setbacks
46.q
Ordinance 1 1 ,Series of 1999
13
A. Area A, Cascade Village
Required setbacks shall be as indicated in each development plan with a
minimum setback on the periphery oJ the property of not less than twenty feet, with the
exception that the setback requirement adjacent to the existing Cascade parking
structure/athletic club building shall be two feet as approved on February 8, 1982, by
the Planning and Environmental Commission. All buildings shall maintain a 50 f00t
stream setback from Gore Creek. The Waterford building shall maintain a minimum 20
foot setback from the north edge of the recreational path along Gore Creek.
B. Area B, Coldstream Condominiums
Required setbacks shall be as indicated on the development plan.
C. Area C, Glen Lyon Primary/Secondary and Single-Family Lots
Required setbacks shall be governed by Section 12-6D-7 o{ the
Primary/Secondary zone district ol the Town of Vail Municipal Code. For single-family
Lots 39-1 and 39-2, development shall occur per the approved building envelopes and
is subject to the following:
All future development will be restricted to the area within the building
envelopes. The only development permitted outside the building envelopes
shall be landscaping, driveways (access bridge) and retaining walls associated
with driveway construction. At-grade patios (those within 5'of existing or
finished grade)will be permitted to project beyond the building envelopes not
more than ten feet (10') nor more than one-half (2) the distance beNveen the
buibing envelope and the property line, or may project not more than five feet
(5') nor more than one-fourth (3) the minimum required dimension between
buildings.
D. Area D. Glen Lyon Commercial Site
Required setbacks shall be as indicated on the approved development plans.
Height
A. For the purposes of SDD No. 4 calculations of height, height shall mean 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 root unless otherwise specified in approved development
plan drawings.
B. Area A, Cascade Village
1. The maximum height for the Westin Hotel, CMC Learning Center,
Terrace Wing, Plaza Conference Building and Cascade Parking
Structure/Athletic Club is 71 leet.
2. Cornerstone Building: Maximum height of 71 feet.
3. Waterford Building: Maximum height of leet as measured from tinished
grade to any portion of the roof along the north elevation shall be 55' (South
Frontage Road), 56' along the west elevation Westhaven Drive, and 65 feet
Ordinance 1 1 ,Series of 1999
14
along the south and east elevation as measured from finished grade.
4. Westhaven Building: A maximum ol 55 feet.
5. Millrace lll: A maximum of 36 feet.
6. Millrace lV: A maximum of 36 feet.
7. Cascade Club Addition: A maximum of 26 feet.
8. Cascade Entry Tower: A maximum of 36 feet.
9. The remainder of buildings in Area A shall have a maximum height of 48
feet.
C. Area B. Coldstream Condominiums
The maximum height shall be 48 feet.
D. Area C. Glen Lyon Primary/Secondary and Single-Family Lots
The maximum height shall be 33 feet for a sloping roof and 30 feet for a flat or
mansard roof.
E. Area D. Glen Lyon Commercial Site
51% of the roof shall have a height between 32 and 40 feet. 49% oI the roof
area shall have a height under 32 feet. On the perimeter of the building for Area D,
height is measured from finished grade up to any point of the roof. On the interior area
of any building, height is measured from existing grade up to the highest point of the
roof. Development plan drawings shall constitute the height allowances for Area D.
Site Coverage
Areas A & B: No more than 35% of the total site area shall be covered by buildings,
Area C:
provided, if any portion of the area is developed as an institutional or
educational center, 45/o of the area may be covered unless otherwise
indicated on the site specific development plans.
No more than 25% of the total site area shall be covered by buildings,
unless the more restrictive standards of Chapter 12-21 of the Vail
Municipal Code apply.
No more lnan 37yo of the total site area shall be covered by buildings
and the parking structure.
Area D:
Landscaping
At least the following percentages of the total development area shall be landscaped as
provided in the development plan. This shall include retention of natural landscape, if
appropriate. Areas A and B, fifty percent (50%), and in Areas C and D, sixty percent
(60%), ol the area shall be landscaped unless otherwise indicated on the site specific
development plans.
ing and Loading
Area A, Cascade Village
1 . Off-street parking shall be provided in accordance with Chapter 12-10,
Ordinance 1 l,Series of '1999
15
except that 75% of the required parking in Area A shall be located within a
parking structure or buildings with the exception of Millrace lV, Scenario l, where
66.6% and the Westhaven Club & Lodge, whereTl'h of required parking shall
be enclosed in a building.$.
2. There shall be a total of 421 spaces in the main Cascade Club parking
structure. A 17.5 percent mixed-use credit per the Town of Vail parking code,
has been applied to the total number of required parking spaces in the Cascade
structure.
3. There shall be a total of 58 on-site parking spaces on the Waterford
buibing site with a minimum ot 75h ol the required space located below grade.
No mixed use credit shall be applied to this site.
4. There shall be a minimum of 93 enclosed parking spaces located within
the Cornerstone building with 37 of the required spaces available to the public
for short-term parking. No mixed use credit has been applied to this lot.
5. The third floor of the Cascade parking structure shall not be used to
meet any parking requirements for accommodation units, transient residential
dwelling units, employee dwelling units or dwelling units.
6. Phasing: All required parking for Cornerstone and Waterford shall be
located on their respective sites. All required parking for the Cascade Club
Wellness Center Addition Scenario 1 shall be provided in the Cascade parking
structure.
7. SeventyJive percent of the required parking shall be located within the
main building or buildings and hidden from public view from adjoining properties
within a landscaped berm for Millrace lll.
8. All loading and delivery shall be located within buildings or as approved
in the development plan.
B. Area B. Coldstream Condominiums
Fifty percent of the required parking shall be located within the main building or
buildings and hidden from public view from adjoining properties within a
landscaoed berm.
Area C, Glen Lyon Primary/Secondary and Single-Family Lots
Off-street parking shall be provided in accordance with Chapter 12-10 of the
Municioal Code.
Area D, Glen Lyon Commercial Site
1. Once the parking structure is constructed, the parking and access to
Area D shall be managed per the TDA Parking Report, Parking Management
Section, pages 6 and 7, August 10, 1988, and TDA Report, Vail Brewery
Parking Analysis Update, dated January 16, 1990, both written by Mr. David
Ordinance 1 1 .Series of 1999
Leahy.
2. No loading or delivery of goods shall be allowed on the public
right-of-way along lhe South Frontage Road adjacent to the Area D
development.
3. The owner of the property and brewery management shall prohibit
semi-truck and trailer truck traffic to the Glen Lyon Commercial site. The only
truck loading that shall be allowed to the site shall be vans having a maximum
length of 22 teet.
R ecrea ti on A me n it ies lax A ssessed
The recreational amenities tax due for the development wilhin SDD No. 4 under
Chapter 3.20 shall be assessed at a rate not to exceed twenty-five cents per square
foot of the lloor area in Development Area A; and at a rate not to exceed fifty cents per
square loot of GRFA in Development Area B; and at a rate not to exceed lifteen cents
per square foot of GRFA in Development Area C; and at a rate not to exceed
seventy-five cents per square foot of floor area in Development Area D; and shall be
paid in conjunction with each construction phase prior to the issuance of building
permits.
Conseruation and Pollution Controls
A. The developer's drainage plan shall include a provision for prevention of
pollution from surface runoff.
B. The developer shall include in the building construction, energy and water
conservation controls as general technology exists at the time of construction.
C. The number of fireplaces permitted shall be as set forth in the Town of Vail
Municipal as amended.
D. lf fireplaces are provided within the development, they must be heat efficient
through the use of glass enclosures and heat circulating devices as technology exists
at the time of development.
E. All water features within Development Area A shall have overflow storm drains
per the recommendation of the Environmental lmpact Report by Jamar Associates on
Page 34.
F. All parking structures shall have pollution control devices to prevent oil and dirt
from draining into Gore Creek.
G. In Area D, a manhole on the brewery service line shall be provided so that the
Upper Eagle Valley Consolidated Sanitation District may monitor BOD strength.
H. In Area D, the brewery management shall not operate the brewery process
during temperature inversions. lt shall be the brewery owner's responsibility to monitor
inversions.
L All trash compactors and trash storage areas shall be completely enclosed
within Special Development District 4.
Ordinance 1 l.Series of 1999
J. Protective measures shall be used during construction to prevent soil erosion
into Gore Creek, particularly when construction occurs in Areas A and D.
K. The two employee dwelling units in Area D shall only be allowed to have gas
fireplaces that meet the Town of Vail ordinances governing fireplaces.
Additional Amenities and Approval Agrcementsfor Special Development
District No.4.
A.The developer shall provide or work with the Town to provide adequate private
transportation services to the owners and guests so as to transport them from
the development to the Village Core area and Lionshead area as outlined in the
approved development plan.
Area A, Cascade Village
1. The developer shall construct a sidewalk that begins at the entrance to
the Cascade Club along Westhaven Drive and extends to the west in front of
the Westhaven building lo connect with the recreational path to Donovan Park.
The walk shall be constructed when a building permit is requested for the
Westhaven Club & Lodge. The sidewalk shall be part of the building permit
plans. The sidewalk shall be constructed subsequent to the issuance of a
building permit and prior to the issuance of a temporary certificate of occupancy
for Westhaven Club & Lodge.
2. The developer shall provide 10O-year floodplain information for the area
adjacent to the Waterford and Cornerstone buildings to the Town of Vail
Community Development Department before building permits are released for
either project.
3. Cornerstone
The development plan for this area has expired. See Ordinance No. 8, Series
of 1998 for previous requirements.
C. Area D, Glen Lyon CommercialSite.
The development plan for this area has expired. See Ordinance No. 8, Series
ol 1998 for previous requirements.
Employee Housing
The development of SDD No. 4 will have impacts on available employee housing within
the Upper Eagle Valley area. In order to help meet this additional employee housing
need, the developer(s) of Areas A and D shall provide employee housing on site. The
developer(s) of Area A shall build a minimum of 21 employee dwelling units within Area
A Westhaven Club & Lodge building (Ruins), 3 within the Cornerstone Building and 2
within the Liftside (Waterford Building). Each employee dwelling unit in the Westhaven
Club & Lodge building (Ruins) shall be deed restricted as a Type lll EHU. Said deed-
B.
Ordinance 1'l,Series ol 1999
18
restriction shall be executed and recorded with the Eagle County Clerk & Recorder's
office prior to the issuance of a temporary certificate of occuppancy. Each employee
unit in the Cornerstone Building shall have a minimum square footage of 600 square
feet. There shall be a total of 2 employee dwelling units in the Waterford Building.
One shall be a minimum of 300 square feet and the other a minimum of 800 square
feet.
The developer of Area D shall build 2 employee dwelling units in the Area D east
buibing per the approved plan for the East Building. In Area D one employee dwelling
unit shall have a minimum GRFA of 795 square feet and the second employee dwelling
unit shall have a minimum GRFA of 900 square feet. The GRFA and number of
employee units shall not be counted toward allowable density or GRFA for SDD No. +.
All Employee Housing Units shallbe deed restricted per Chapter 12.13, as amended, of
the Vail Municipal Code prior to issuance of building permits for the respective proiect.
In Area C, Lots 39-1 and 39-2, shall be required to provide a Type ll, Employee
Housing Unit (EHU) per Chapter 12-13 of the Zoning Regulations of at least 500 sq. ft.
each, on each lot. These lots shall not be entitled to the 500 sq. ft. of additional GRFA.
The 500 sq. ft. shall be included in the allowable GRFA on these lots. Each lot shall
also be entitled to 300 sq. ft. of garage area credit for the employee housing unit, in
addition to the 600 sq. ft. garage area credit allowed per residence. The driveway
width ol '12 is allowed to remain (no increase in driveway width is required) for all
allowed/required dwelling units and employee housing units on these lots.
Time Rquirements
SDD No. 4 shall be governed by the procedures oullined in Section 12-9A of the Town
of Vail Municipal Code, unless such time requirement is amended herein
Westhaven Club & Lodge Conditions of Approval
1. That prior to issuance of a building permil, the applicant submit a detailed
contractor's cost estimate identifying the costs necessary to relocate the existing
overhead utility line along the applicant's north property line underground, and that the
applicant establish a financial bond with the Town of Vail in the sum of 125% of the
said relocating costs to insure the undergrounding of the utility line.
2. That the applicant regrade and revegetate the knoll located at the northwest
corner of the development site at the time of the tinal grading of the Westhaven Club &
Lodge. Due to the exposure and aspect of the hillside, the knoll shall be regrading to
slopes not exceeding 3:1. The regrading shall be reviewed and approved by the Town
Engineer and said regrading shall be completed prior to the issuance of a Temporary
Ordinanoe 1 1 ,Series of 1999
to
Certificate of Occupancy
3. That the applicant provide Type lll Employee Housing Unit deed-restrictions ,
which comply with the Town of Vail Employee Housing Requirements (Title 12, Chapter
13, of the Town of Vail Municipal Code) for each of the 2'l employee housing units, and
that said deed-restricted housing be made available for occupancy, and that the deed
restrictions be recorded at the Office of the Eagle County Clerk & Recorder, prior to
requesting a Temporary Certilicate of Occupancy for the Weslhaven Club & Lodge.
4. That the applicant submit detailed civil engineering drawings of the required off-
site improvements (street lights, drainage, curb and gutter, sidewalks, grading, etc.) to
the Town of Vail Public Works Department for review and approval prior to the
issuance of a building permit.
5. That the applicant record a twenty foot (20') wide pedestrian/bike easement for
that portion of pedestrian/bike path traversing the applicanfs property and as identified
on the Topographic Map prepared by Intermountain Engineering Ltd., dated 12122194,
and that said easement be recorded at the Olfice of the Eagle County Clerk &
Recorder, prior to the issuance ol a building permit. The exact location and language
of lhe easement shall be reviewed and approved by the Town Attorney and Town
Engineer prior to recordation.
6. That the applicant provide written documentation from the Public Service
Company granting approval of the construction of the Westhaven Club & Lodge in the
location identified on the site plan relative to the high pressure gas line. Written
approval shall be granted prior to the issuance of a building permit.
7. That the applicant record an access easement along the easl property line for
that portion of the driveway and access and trash enclosure which encroaches upon
the adjoining property and that said easement be recorded at the Office of the Eagle
County Clerk Recorder. The exact location and language of the easement shall be
reviewed and approved by the Town Attorney and Town Engineer prior to recordation.
Recordation of said easement shall be prior to the issuance of a Temporary Certificate
of Occupancy.
8. That the final landscape plan and architectural elevations be reviewed and
approved by the Town of Vail Design Review Board, prior to the issuance of a building
permit.
9. That the approval of this major amendment to Special Development District #4
Ordinance 11,Series of 1999
20
shall become lapsed and void one year from the date of a second reading of an
ordinance amending the district, and that should the approval lapse, the applicant shall
be required to remove the "ruins" gndrrestore and reveoetqle the site by no later than
September 1, 2000. A bond providing financialsecurity to ensure that said removal
occurs shall be required following second reading of an amending ordinance. lt shall
be the applicant's responsibility to provide a cost estimate of the removal and
restoration work. The bond shall be in the amount of a minimum of 125% 0f the
removal and restoration of the site costs. The bond shall be in place within 45 days of
second reading of this ordinance. lf the bond is not in place with the 45 day time
period, the approved development plan for the Westhaven Club & Lodge shall become
null and avoid.
11. That the applicant revise and submit an amended site plan, landscape plan, and
grading plan indicating improvements to the existing boulder retaining wall along the
east side of the access driveway. Each of the plans shall be reviewed and approved by
the Town staff and the Design Review Board.
Section 5.
lf any part, section, subsection, sentence, clause or phrase of this ordinance is for any reason
held to be invalid, such decision shall not affect the validity of the remaining portions of this
ordinance; and the Town Council hereby declares it would have passed this ordinance, and
each part, section, subsection, sentence, clause or phrase thereof, regardless of the fact that
any one or more parts, sections, subsections, sentences, clauses or phrases be declared
invalid.
Section 6.
The repeal or the repeal and re-enactment of any provisions of the Vail Municipal Code as
provided in this ordinance shall not affect any right which has accrued, any duty imposed, any
violation that occurred prior to the effective date hereof, any prosecution commenced, nor any
other action or proceeding as commenced under or by virtue of the provision repealed or
repealed and reenacted. The repeal of any provision hereby shall not revive any provision or
any ordinance previously repealed or superseded unless expressly stated herein.
Section 7.
All bylaws, orders, resolutions and ordinances, or parts thereof,
inconsistent herewith are hereby repealed to the extent only o{ such inconsistency. The
repealer shall not be construed to revise any bylaw, order, resolution or ordinance, or part
thereot, heretofore repealed.
INTRODUCED, BEAD ON FIRST READING, APPROVED, AND ORDERED
PUBLISHED ONCE lN FULL ON FIRST READING this 20'h day of April, 1999, and a public
Ordinance 1 1 ,Series of 1999
z',|,
o
hearing for second reading of this Ordinance set for the 4'n day of May, 1999, in the Council
Chambers of the Vail Municipal Building, Vail, Colorado.
Ludwig Kurz, Mayor pro-tem
ATTEST:
Lorelei Donaldson. Town Clerk
READ AND APPROVED ON SECOND READING AND ORDERED PUBLISHED this 4'n day ol
May, 1999.
Ludwig Kurz, Mayor pro{em
ATTEST:
Lorelei Donaldson. Town Clerk
Ordinance 1 1 ,Series ol 1999
n
f -<too'"1 o &At -l
ORDINANCE NO.l1
SERIES OF 1999
AN ORDINANCE REPEALING AND RE-ENACTING ORDINANCE NO.8, SERIES OF 1995,
CASCADE VILLAGE, AMENDING AND RE-ESTABLISHING THE APPROVED
DEVELOPMENT PLAN FOR THE WESTHAVEN CLUB & LODGE LOCATED WITHIN
DEVELOPMENT AREA A, IN ACCORDANCE WITH SECTION 12.9A.10 OF THE ZONING
REGULATIONS TO ALLOW FOR THE CONSTRUCTION OF TWENTY-ONE, TYPE III
EMPLOYEE HOUSING UNITS, ELEVEN FRACTIONAL FEE CLUB UNITS AND SEVENTEEN
ACCOMMODATION UNITS;AND SETTING FORTH DETATLS tN REGARD THERETO.
WHEREAS, Section 12-9A-10 of the Zoning Regulations permits major amendments to
previously approved development plans for Special Development Districts: and
WHEREAS, Gerald Wurhman, as owner of the property, has submitted an application
for a major amendment to Special Development District No. 4, Cascade Village, Development
Area A; and
WHEREAS, the purpose of this ordinance is to repeal and re-enacl Ordinance No. 8,
series of 1985 to amend and re-establish the Development Plan for the "Ruins" site
(Westhaven Condominiums) to allow for the construction of the Westhaven Club & Lodge; and
WHEREAS, the proposed major amendment to the Special Development District is in
the best interest ol the town as it meets the Town's development objectives as identified in the
Town of Vail Comprehensive Plan; and
WHEREAS, in accordance with the provisions outlined in the Zoning Regulations, the
Planning & Environmental commission held a public hearing on the major amendment
application and has submitted its recommendation of approval to the Vail Town Council; and
WHEREAS, all notices as required by the Town of Vail Municipal Code have been sent
to the appropriale parties; and
WHEREAS, the Vail Town Council considers it in lhe best interest of the public health,
safety, and welfare to amend and re-establish the Development Plan for Special Development
District No. 4, Cascade Village Development Area A.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF
VAIL, COLORADO, THAT:
Seetion 1. Purpose et the Ordinance
ordinance N0.8, series of 1985, is hereby repealed and re-enacted by ordinance No. 11,
Series of 1999.
Ordinance 23.Series ol 1 998
iij:<J;.jj.' ' O
Section 2. Amendment Procedures Fulfilled, Planning Commission Report.
The approval procedures described in Section 12-9A of the Vail Municipal Code have been
fulfilled, and the Town Council has received the recommendations of the Planning &
Environmental Commission for an amendment to the Development Plan lor Soecial
Development District No. 4, Area A, Westhaven Club & Lodge.
Section 3. Special Development District No. 4
Special Development District No. 4 and the development plans for all sites other than the
development plan for the Westhaven Club & Lodge therefore, hereby remain approved for the
development of Special Development District No. 4 within the Town of Vail, unless they have
otherwise expired.
Section 4. Special Development District No. 4, Cascade Village shall read as follows:
Purpose
Special Development District No. 4 is established to ensure comprehensive
development and use of an area in a manner that will be harmonious with the general
character of the Town, provide adequate open space and recreational amenities, and
promole the obiectives of the Town of Vail Comprehensive Plan. Special Development
District No. 4 is created to ensure that the development density will be relatively low
and suitable for the area and the vicinity in which it is situated, the development is
regarded as complementary to the Town by the Town Council and the planning &
Environmental Commission, and because there are significant aspects of the Special
Development District which cannot be satisfied through the imposition of standard
zoning districts on the area.
Definitions
For the purposes of this chapter, the following definitions shall apply:
A. "Special anraction" shall be delined as a museum, seminar or research center
or performing arts theater or cultural center.
B. "Transient residential dwelling unit or restricted dwelling unit" shall be defined as
a dwelling unit located in a multi{amily dwelling that is managed as a short term rental
Ordinance 23.Series of 1998
o
in which all such units are operated under a single management providing the
occupants thereof customary hotel services and facilities. A short term rental shall be
deemed to be a rental for a period of time not to exceed 31 days. Each unit shall not
exceed 645 square feet of GRFA which shall include a kitchen having a maximum of 35
square feet. The kitchen shall be designed so that it may be locked and separated
from the rest of the unit in a closet. A transient dwelling unit shall be accessible from
c0mmon corridors, walks, or balconies without passing through another
accommodation unit, dwelling unit, or a transient residential dwelling unit. Should such
units be developed as condominiums, they shall be restricted as set forth in Section 13-
7 Condominiums and Condominium Conversions, Subdivision Regulations. The unit
shall not be used as a permanent residence. Fractional fee ownership shall not be
allowed to be applied to transient dwelling units. For the purposes of determining
allowable density per acre, transient residential dwelling units shall be counted as one
half of a dwelling unit. The transient residential dwelling unit parking requirement shall
be 0.4 space per unit plus 0.1 space per each 100 square feet of GRFA with a
maximum of 1.0 space per unit.
Established
A. Special Development District No. 4 is established lor the development on a
parcel of land comprising 97.955 acres as more particularly described in the attached
Exhibit A. Special Development District No. 4 and the 97.955 acres may be referred to
as "SDD No. 4."
B. The district shall consist of four separate development areas, as identified in this
ordinance consisting of the following approximate sizes:
Area Known As
Acreage
Cascade Village
Ccldstrearn Condominiums
Glen Lyon Primary/Secondary and Singte Famity Lots
Glen Lyon Commercial Site
Dedicated Open Space
Roads
TOTAL
Development Area
A 17.955B 4.000c 9.100D 1.800
40.400
4.700
97.955
Ordinance 23.Series of 1998
Deve lopmen t P la n- Req u i red- Ap p roval Procedure
Each development area with the exception of Development Areas A and D shall
be subject to a single development plan. Development Area A shall be allowed
to have Nvo development plans for the Cascade Club site as approved by the
Town Council. The Waterford and Cornerstone sites shall be allowed one
development plan each. Development Area D shall be allowed to develop per
the approved phasing plans as approved by the Town council. The developer
shall have the right to proceed with the development plans or scenarios as
defined in the development statistics section of this ordinance. Amendments to
SDD No. 4 shall comply Section 12-9A of the Municipat Code.
Permitted uses
A. Area A. Cascade Village
1. First floor commercial uses shall be limited to uses listed in Section 12-
7B-3, (Commercial Core 1), of the Municipal Code. The "first floo/' or "slreet level" shall
be defined as that floor of the building that is located at grade or street level:
2. All other floor levels besides first floor street level may include retail,
tneater, restaurant, and office except that no professional or business office shall be
located on street level or first floor (as defined above) unless it is clearly accessory to a
lodge or educational institution except for an office space having a maximum square
footage of 925 square feet located on the first floor on the northwest corner of the
Plaza Conference Center building;
3. Lodge;
4. Multi{amily dwelling;
5. Single Family dwelling;
6. Primary/Secondary dwelling;
7. Transient residential dwelling unit;
8. Employee dwelting as defined in section 12-13 of the Municipatcode;
L Cascade Club addition of a lap pool or gymnasium.
B. Area B, Coldstream Condominiums
Ordinance 23.Series ot 1998
1. Two-familydwelling;
2. Multi-family dwelling.
C. Area C, Glen Lyon Primary/Secondary and Single-Family Lots
1. Single family dwelling;
2. Two{amily dwelling.
3. Type ll Employee Housing Unit (EHU) per Chapter 12-13, ol the
Municipal Code.
D. Area D. Glen Lyon Commercial Site
1. Business and professional offices;
2. Employee dwelling as defined in Section 12-13 ot the Municipal Code.
Conditional Uses
Conditional uses shall be reviewed per the procedures as outlined in Chapter 12-16 of
the Town ol Vail Zoning Regulations.
A. Area A, Cascade Viilage
1. Cascade Club addition ol a wellness center not to exceed 4,500 square
feet.
2. Fractionalfee ownership as defined in the Town of Vail Municipal Code,
Seclion 12-2 shall be a conditional use for dwelling units in the Westhaven
multiJamily dwellings, as amended. Fractional lee ownership shall not be
applied to restricted employee dwelling units or transient residential dwelling
units.
3. Specialattraction:
4. Skilifts;
5. Public park and recreational lacilities;
6. Major arcades with no lrontage on any public way, street, walkway or
mall area.
7. TransportationBusiness.
8. Temporary Use of the Tennis Facility for Conferences and Conventions
B. Area B, Coldstream Condominiums
1. Public park and recreational facilities;
2. Skitifts.
Ordinance 23.Series of 1998
C. Area G, Glen Lyon Primary/Secondary and Single-Family Lots
1. Public park and recreational facilities;
2. Ski lifts;
D. Area D, Glen Lyon CommercialSite
1. Micro-brewery as defined in Town of Vail Municipal code, Cnapi,r"r 12-2.
: '.
Accessory Uses
A. Area A. Cascade Village
't. Minor arcade.
2. Home occupations, subject lo issuance of a home occupation permit in
accordance with the provisions of ritle 12, Zoning Regulations, Town of Vail
MunicipalCode.
3. Attached garages or carports, private greenhouses, swimming pools,
tennis courts, patios, or other recreational facilities customarily incidental to
permitted residential uses.
4. Other uses customarily incidental and accessory to permitted or
conditional uses, and necessary for lhe operation thereof.
B. Area B, Coldstream Condominiums
1. Home occupations, subject to issuance of a home occupation permit in
accordance with the provisions ol ritle 12, zoning Regulations, Town of Vail
MunicipalCode.
2. Attached garages or carports, private greenhouses, swimming pools,
lennis courts, patios, or other recreational facilities customarily incidental to
permitted residential uses.
other uses customarily incidental and accessory to permitted or conditional
uses, and necessary for the operation thereot.
C. Area C, Glen Lyon PrimaryiSecondary and Single-Family Lots
1. Home occupations, subject to issuance of a home occupation permit in
accordance with the provisions of ritle 12, zoning Regulations, Town of Vail
MunicipalCode.
2. Attached garages or carports, private greenhouses, swimming pools,
Ordinance 2s.Series ol 1994
tennis courts, patios, or other recreational facilities customarily incidental to
permitted residential uses.
3. Other uses customarily incidental and accessory to permitted or
conditional uses, and necessary for the operation thereof.
D. Area D, Glen Lyon Commercial Site
1. Home occupations, subiect to issuance of a home occupalion permit in
accordance with the provisions of Title 12, Zoning Regulations, Town of Vail
MunicipalCode.
2. Atached garages or carports, private greenhouses, swimming pools,
tennis courts, patios, or other recreational facilities customarily incidental to
permitted residential uses.
3. Other uses customarily incidental and accessory to permitted or
conditional uses, and necessary for the operation thereof.
4. Minor arcade.
Location of Business Activity
A. All offices, businesses, and shall be operated and conducted entirely within a
building, except for permitted unenclosed parking or loading areas, and the outdoor
display of goods.
B. The area to be used for outdoor display must be located directly in front of the
establishment displaying the goods and enlirely upon the establishment's own property.
Sidewalks, building entrances and exits, driveways and streets shall not be obstructed
by ouldoor display.
Den sity-Dwel I ing Units
The number of dwelling units shall not exceed the following:
A. Area A, Cascade Village
In Area A, a minimum ot three hundred fiftytwo (052) accommodation or
transient dwelling units and a maximum of ninety-four dwelling units lor a total density
ol two hundred seventy (270) dwelling units.
B. Area B, Coldstream Condominiums
Ordinance 23,Series of 1998
o
Sixty{ive (65) dwelling units
C. Area C, Glen Lyon Primary/Secondary and Single-Famity Lots
One-hundred four (1 04) dwelling units.
D. Area D, Glen Lyon CommercialSite
Three dwelling units, two of which shall be employee dwelling units as defined
Chapter 12-13, of the Municipal Code .
Density-Floor Area
A. Area A, Cascade Village
The gross residential {loor area (GRFA) for all buildings shall not exceed
289,145 square feet.
B. Area B, Coldstream Condominiums
Sixty-five thousand square feet (65,000 sq. ft.) GRFA.
C. Area C, Glen Lyon PrimaryiSecondary and Single-Family Lots
GRFA shall be calculated for each lot per Section 12-6D-8 (Density Control) for
the Primaryisecondary district of the Town of Vail municipal code.
D. Area D, Glen Lyon Commercial Site
. The development plan for this area has expired. See Ordinance No. 8, Series
of 1998 for previous requirements.
Commercial Square Footage
A. Area A, Cascade Village
Area A shall not exceed 35,698 square feet of commercial area.
B. Area D, Glen Lyon Commercial Site
The development plan for this area has expired. see ordinance No. g, series
of 1998 for previous requirements.
Ordinance 23,Series ot 1998
Developmenl Statistics for Area A. Cascade Village, and Area D, Glen Lyon
Commercial Site
CHART 1: Area A Completed Projects
W&HSmith,Vaurnot
Theater/Meeting Room 2J
Ordinance 23.Series of 1998
"Plaza space has alfeady been counted lor a retail parking requirement. -The new parking requirement is based on the ditference between the retail
"-For lhe purposes of calculaling GRFA for the Cosgrtff parcel (Millrace lV), no credits shall be given excepl for 300 s.f. lo be allowed for
each enclosed pafting space.
Ordinance 23.Series ot 1998
't0
CHART2:AREA A
REQUIRED PARKING
Development Plans
Site specific development plans are approved for Area A and Area D. The
development plans for Area A are comprised of those plans submitted by Vail
Ventures, Ltd. and other developers. The development plans for Area D are comprised
of those plans submilted by the Glen Lyon Office Building, a Colorado Partnership.
The following documents comprise the development plan for the SDD as a whole,
Waterford, Cornerstone, Cascade Club Addition Scenario 1 and 2, Millrace lV, and
Area D-Glen Lyon Commercial Site and is not all inclusive:
1. Waterford, Sheet #L-2, dated 1 1-12-92, Landscape Plan, Dennis Anderson.
2. Waterford, Sheet #1.1, dated 11-13-92, Site/Grading ptan Gwathmey, pratt,
Schultz.
3. Waterford, Sheet #2.1, dated 11-13-92, ptan Levet 38/43'3", Gwathmey, pratt,
Schultz.
4. Waterford, Sheet #2.2, dated 11-13-92, ptan Levet 48'-6'753'-0', Gwathmey,
Pratt, Schultz.
5. Waterford, Sheet #2.3, dated 1 1-13-92 plan Levet 59'-0/64'-9" by Gwathmey,
Pratt, Schultz.
6. Waterford, Sheet #2.4, dated 1 1-4-92, plan Level 69'-6"174'-9", Gwathmey,
Pratt, Schultz.
7. Waterford, Sheet #2.5, dated 11-13-92, ptan Levet 80'-0'785'-9" Gwathmey,
Pratt, Schultz.
8. Waterford, Sheet #2.6, dated 11-13-92, plan Level 90'-6" Gwathmey, pratt,
Schultz.
Parking for Completed Projects per Chart 1
rn
Cascade Parking Structure
Parking Spaces
461.9
Less 17.5% Mixed-Use Credit -80.8
Total Required Parking at Build-Out of Area
A in Cascade Structure 381.1
Existing Parking in Cascade Structure 421.0
Required Parking in Cascade Structure at
Build-Out ol Area A
With 17.5% mixed-use credit 381.1
Ordinance 23,Series ol t 998
11
9. Waterford, sneet#2.7, dated 11-13-92, ptan Levet 101,-0,'Gwalhmey, pratt,
Schultz.
10. waterford, sheet #2.8, dated 11-13-92, Ptan Level 11.t'-6. Gwathmey, prart,
Schultz.
11. Waterford, Sheet #2.9, dated 11-13-92, plan Levet 122'-c' Gwathmey, pratt,
Schultz.
12. Waterford, sheer #2.10, dated 12-'t4-92, Roof ptan Ail Levets Gwathmey, pratt,
Schultz.
13. waterford, sheet #3.1, dated 1j-13-92, Elevations Gwathmey, pratt, schultz.
14. Waterford, Sheet #3.2, dated 11-13,92, Elevations, Gwathmey, pratt, Schultz.
15. Waterford, Sheet #4.1, dated 11-4-92, Sections Gwathmey, pratt, Schultz.
16. Waterford, Sheet #4.2, dated 11-4-92, Sections, Gwathmey, pratt, Schultz.
17. Waterford, Sheet #4.3, dated 11-4-92, Sections, Gwathmey, pratt, Schultz.
18. Waterford, Sheet #9.1, dated 10-20-92, unit plans Gwathmey, pratt, schultz.
19. Waterford, Sheet #9.2, dated 10-20-92, unit ptans, Gwathmey, pratt, schuttz.
20. Waterford, Sheet #9.3, dated 10-20-92, Unit plans Gwathmey, pratt, Schuttz.
21. Waterford, sheet #9.4, dated 10-20-92, unit ptans, Gwathmey, pratt, schuttz.
22. Waterford, Sheet #9.5, dated 10-20-92, unit plans Gwathmey, pratt, schultz.
23. Cascade Club Addition Site Plan, Roma, 10/10i88,
24. Cascade Club Floor Plan, Roma, 10t10/BB.
25. Millrace |il, sheet #1, dated 5/6/93, site ptan, steven James Riden.
26. Millrace lll, sheet #2, dated 4/1gl9g, Floor plans for single Family Residence,
Steven James Riden.
27. Millrace lll, sheet #3, dated 516/93, Elevations for singte Family Residence,
Steven James Riden.
28. Millrace lll, sheets #4 and #5, dated 3120193, Floor plans for Duplex Building,
Steven James Riden.
29. Millrace |il, sheets #6 and #7, dated 5/6/93, Etevations for Duplex Buitding,
Steven James Riden.
30. Miilrace 1il, sheet L1, dated 5i6i93, site/Landscape ptan, steven James Riden.
31. Millrace lV, scenario t,alwacosgriff parcet, site ptan, Arnotd Gwathmey pratt,
10/28/91.
32. Millrace lV, scenario l, a,\,,/a cosgriff parcel, Elevations Arnold Gwathmey pratt,
'10t22t91.
33. Millrace lV, Scenario l, alkla cosgriff parcel, Floor plans Arnold Gwathmev
Pran, 10/23/91.
34. Millrace lV, scenario l, alk/a cosgriff parcel, Landscape plan, Dennis Anderson
Associates.
35. Cosgri{f Parcel, Survey, Alpine Engineering, Inc., 101g1/gl stamped.
36. Survey, a part of cascade Village, Eagle Valley Engineering, Leland Lechner,
6t8t87.
Ordinance 23.Series of 1998
12
Site Coverage Analysis, Eagle Valley Engineering, 10/10/88.
Cascade Village Special Development District Amendmenl and Environmental
lmpact Report: Peter Jamar Associates, lnc., revised 11122188.
Topographic Map, lnter-Mountain Engineering, Ltd, 1211 lg4
lmprovement Location Certificate, Eagle Valley Surveying, lnc., 3 12192
Site Plan, SL-1, R.G. Clark & Associates, 3126t99
Site Grading Plan, SL-2, R.G. Clark & Associates ,3126199
Landscape Plan, SL-3, R.G. Clark & Associates,3126199
Southeast Elevation, R.G. Clark & Associates, 3126199
Northwest, Northeast, & Southwest Elevation, R.G. Clark & Associates,
3t26t99
Sections & Details, R.G. Clark & Associates ,3126199
Parking Level Plan, R.G. Clark & Associates,3126199
First Ffoor Plan, R.G. Clark & Associates, 3126199
Second Floor Plan, R.G. Clark & Associates , g126199
Third Floor Plan, R.G. Clark & Associates, g126199
Fourth Floor Plan, Fl.G. Clark & Associates, 3126199
Off-site lmprovement Plan, R.G. Clark & Associates, 3126199
Roof-Top Mechanical Plan, R.G. Clark & Associates. 3126199
- A maximum of 1000 sq. ft. of common area, in addition to the approved plans, may be
added to the Waterford project to allow for compliance with the Uniform Building Code,
Uniform Fire code and American Disabilities Act. The staff shall review all such
additions to ensure that they are required by such codes.
Area C, Glen Lyon Primary/Secondary and Single Family Lots
1. Building Envelopes lor Lots 39-1 and 39-2 per sheet, L-1, prepared by Design
Workshop, Inc., dated 11-9-99.
Area D, Glen Lyon Commercial Site
The development plan for this area has expired. See Ordinance No. 8, Series of 1998 for
previous requirements.
Development Standards
The development standards set out herein are approved by the Town council. These
standards shall be incorporated into the approved development plan pertinent to each
development area to protect the integrity of the development of sDD No. 4. They are minimum
development standards and shall apply unless more restrictive standards are incorporated in
the approved development plan which is adopted by the Town Council.
Setbacks
5t.
38.
fss.I
Ioo\ 41 .
42.
Z+J.
44.
,i +s'
lou
lo''Io'I 49.
I uo'
/ 51.
'\ 52'
\ 53.
Ordinance 23.Series of 1998
13
A. Area A, Cascade Village
Required setbacks shall be as indicated in each development plan with a
minimum setback on the periphery of the property of not less than twenty feet, with the
exception that the setback requirement adjacent to the existing cascade parking
structure/athletiD club building shall be two feet as approved on February g, 1992, by
the Planning and Environmental Commission. All buildings shall maintain a 50 foot
stream setback from Gore Creek. The Waterford building shall maintain a minimum 20
foot setback irom the north edge of the recreational path along Gore Creek.
B. Area B, Coldstream Condominiums
Required setbacks shall be as indicated on the development plan.
C. Area C, Glen Lyon PrimaryiSecondary and Single-Family Lots
Flequired setbacks shall be governed by Section 12-6D-7 of the
Primary/Secondary zone district of the Town of Vail Municipal Code. For single-family
Lots 39-1 and 39-2, development shall occur per the approved building envelopes and
is subject to the following:
All future development will be restricted to the area within the building
envelopes. The only development permitted outside the building envelopes
shall be landscaping, driveways (access bridge) and retaining walls associated
with driveway construction. At-grade patios (those within 5'of existing or .
finished grade) will be permifted to project beyond the building envelopes not
more than ten feet (10') nor more than one-half (2) the distance beween the
buildlng envelope and the property line, or may project not more than tive feet
(5') nor more than one-fourth (3)the minimum required dimension between
buildings.
D. Area D. Glen Lyon Commercialsite
Required setbacks shall be as indicated on the approved development plans.
Height
A. For the purposes of sDD No. 4 calculations of height, height shall mean 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 roo{, or mansard roof, or lo the
highest ridge line of a sloping roof unless otherwise specified in approved development
plan drawings.
B. Area A, Cascade Village
1. The maximum height for the Westin Hotel, CMC Learning Center,
Terrace Wing, Plaza Conference Building and Cascade parking
StructureiAthletic Club is 71 feet.
2. Cornerstone Building: Maximum height ot 71 feet.
3. Waterford Building: Maximum height of feet as measured from finished
grade to any portion of the roof along the north elevation shall be 55' (south
Frontage Road), 56'along the west elevation westhaven Drive, and 65 feet
Ordinance 23,Series of 1998
14
along the soulh and east elevation as measured from finished grade.
4. Westhaven Building: A maximum of 55 feet.
5. Millrace lll: A maximum of 36 feet.
6. Millrace lV: A maximum of 36 feet.
7. Cascade Club Addition: A maximum of 26 teet.
8. Cascade Entry Tower: A maximum of 36 feet.
q The remainder of buildings in Area A shall have a maximum height ol 48
foot
C. Area B. Coldstream Condominiums
The maximum height shall be 48 feet.
D. Area C. Glen Lyon PrimaryiSecondary and Single-Family Lots
The maximum height shall be 33 feet for a sloping rool and 30 feet for a flat or
mansard roof.
E. Area D. Glen Lyon Commercial Site
51"h ol the roof shall have a height between 32 and 40 feet. 49"h ot the roof
area shall have a height under 32 feet. On the perimeter of the building for Area D,
height is measured from finished grade up to any point of the roof. On the interior area
of any building, height is measured from existing grade up to the highest point of the
roof. Development plan drawings shall constitute the height allowances for Area D.
Site Coverage
Areas A & B: No more than 35% of lhe total site area shall be covered by buildings,
Area C:
provided, if any portion ol the area is developed as an institutional or
educational center, 45/" ol the area may be covered unless otherwise
indicated on the site specific development plans.
No more lnan 25k of the total site area shall be covered by buildings,
unless the more restrictive standards of Chaoter 12-21 of the Vail
Municipal Code apply.
No more tnan 37"/o of the total site area shall be covered by buildings
and the parking structure.
Area D:
Landscaping
At least the following percentages of the total development area shall be landscaped as
provided in the development plan. This shall include retention of natural landscape, if
appropriate. Areas A and B, fifty percent (50%), and in Areas C and D, sixty percent
(60%), of the area shall be landscaped unless otherwise indicated on the site specific
development plans.
Parking and Loading
A. Area A, Cascade Village
1. Off-street parking shall be provided in accordance with Chapter 12-10,
Ordinance 2s,Series ol 1998
15
except that 75% of the required parking in Area A shall be located within a
parking structure or buildings with the exception of Millrace lV, Scenario l, wnere
66.6% and the Westhaven Club & Lodge, where 71% of required parking shall
be enclosed in a building.
2. There shall be a total of 421 spaces in the main Cascade Club parking
structure. A 17.5 percent mixed-use credit per the Town of Vail parking code,
has been applied to the total number of required parking spaces in the Cascade
structure.
3. There shall be a total of 58 on-site parking spaces on the Waterford
buifding site with a minimum of 75% ol the required space located below grade.
No mixed use credit shall be applied to this site.
4. There shall be a minimum of g3 enclosed parking spaces located within
the Cornerstone building with 37 of the required spaces available to the public
for short-term parking. No mixed use credit has been applied to this lot.
5. The third floor of the Cascade parking structure shall not be used to
meet any parking requirements for accommodation units, transient residential
dwelling units, employee dwelling units or dwelling units.
6. Phasing: All required parking for Cornerstone and Waterford shall be
located on their respective sites. All required parking for the cascade club
wellness center Addition scenario 1 shall be provided in the cascade parking
structure.
7. Sevenly-live percent ol the required parking shall be located within the
main building or buildings and hidden from public view from adjoining properties
within a landscaped berm for Millrace lll.
8. All loading and delivery shall be located within buildings or as approved
in the development plan.
B. Area B. Coldstream Condominiums
Fifty percent of the required parking shall be located within the main building or
buildings and hidden from public view from adjoining properties within a
landscaoed berm.
Area C, Glen Lyon PrimarytSecondary and Single-Family Lots
off-street parking shall be provided in accordance with chapter 12-10 ot the
Municioal Code.
Area D, Glen Lyon CommercialSite
1. once the parking structure is constructed, the parking and access to
Area D shall be managed per the.TDA parking Report, parking Management
Section, pages 6 and 7, August 10, 1989, and TDA Report, Vail Brewery
Parking Analysis update, dated January 16, 1990, both written by Mr. David
Ordinance 23,Series of 1998
16
Leahy.
2. No loading or delivery of goods shalt be altowed on the pubtic
right-of-way along the South Frontage Road adjacent to the Area D
development.
3. The owner of the property and brewery management shall prohibit
semi-truck and trailer truck traffic to the Glen Lyon Commercial site. The only
truck loading that shall be allowed to the site shall be vans having a maximum
length of 22 teet.
Becreation Amenities Tax Assessed
The recreational amenities tax due for the development within sDD No. 4 under
Chapter 3.20 shall be assessed at a rate not to exceed twenty-five cents per square
foot of the floor area in Development Area A; and at a rate not to exceed fifty cents per
square foot of GRFA in Development Area B; and at a rate not to exceed fifteen cents
per square foot of GRFA in Development Area C; and at a rate not to exceed
seventy-five cents per square foot of floor area in Development Area D; and shall be
paid in conjunction with each construction phase prior to the issuance of building
permits.
Conservation and Pol lution Controls
A. The developer's drainage plan shall include a provision for prevention of
pollution from surface runoff.
B. The developer shall include in the building construction, energy and water
conservation controls as general technology exists at the time ol construction.
C. The number of fireplaces permitted shall be as set forth in the Town of Vail
Municipal as amended.
D. lf fireplaces are provided within the development, they must be heat efficient
through the use of glass enclosures and heat circulating devices as technology exists
at the time of develooment.
E. All water features within Development Area A shall have overflow storm drains
per the recommendation of the Environmental lmpact Report by Jamar Associates on
Page 34.
F. All parking structures shall have pollution control devices to prevent oil and dirt
lrom draining into Gore Creek.
G. In Area D, a manhole on the brewery service line shall be provided so lhat the
Upper Eagle valley consotidated sanitation District may monitor BoD strength.
H. In Area D, the brewery management shall not operate the brewery process
. oy,ng temperalure inversions. lt shall be the brewery owner's responsibility-to.monitor
inversions.
l. All trash compactors and trash storage areas shall be completely enclosed
within Special Development District 4.
Ordinance 23,Series ol 1 998
17
J. Protective measures shall be used during construction to prevent soil erosion
into Gore Creek, particularly when construction occurs in Areas A and D.
K. The two employee dwelling units in Area D shall only be allowed to have gas
lireplaces that meet the Town of Vail ordinances governing fireplaces.
Additional Amenities and Approval Agreements for Special Development
District No. 4.
A. The developer shall provide or work with the Town to provide adequate private
transportation services to the owners and guests so as to transport them from
the development to the Village Core area and Lionshead area as outlined in the
approved development plan.
B. Area A, Cascade Village
1. The developer shall construct a sidewalk that begins at the entrance to
the Cascade Club along Westhaven Drive and extends to the west in front of
the Westhaven building to connect with the recreational path to Donovan Park.
The walk shall be constructed when a building permit is requested for the
Westhaven Club & Lodge. The sidewatk shail be part ot the building permit
plans. The sidewalk shall be constructed subsequent to the issuance of a
building permit and prior to the issuance of a temporary certificate of occupancy
for Westhaven Club & Lodge.
2. The developer shall provide 1OO-year floodplain information for the area
adjacent to the Waterford and Cornerstone buildings to the Town of Vail
Community Development Department before building permits are released for
either project.
3. Cornerstone
The development plan for this area has expired. see ordinance No. g, series
of 1998 for previous requirements.
C. Area D, Glen Lyon CommercialSite.
The development plan for this area has expired. See ordinance No. g, series
of 1998 for previous requirements.
Employee Housing
The development of SDD No. 4 will have impacts on available employee housing within
the upper Eagle Valley area. In order to help meet this additional employee housing
need, the developer(s) of Areas A and D shall provide employee housing on site. The
develope(s) of Area A shall build a minimum of 21 dwellinq units within
AJ&estbaven-Club & Lodge-building (Buins)-3 within the Cornerstone Building and 2
within the Liftside (Waterford Building). Each employee dwelling unit in the Westhaven
club & Lodge building (Ruins) shatl be deed restricted as a Type ilt EHU. said deed-
Ordinance 23,Series of 1998
18
restriction shall be executed and recorded wilh the Eagle County Clerk & Recorder's
Office prior to the issuance of a temporary certificate of occuppancy. Each employee
unit in the Cornerstone Building shall have a minimum square footage of 600 square
feet. There shall be a total of 2 employee dwelling units in the Waterford Building.
One shall be a minimum of 300 souare feet and the other a minimum of 800 souare
feet.
The developer of Area D shall build 2 employee dwelling units in the Area D east
building per the approved plan for the East Building. In Area D one employee dwelling
unit shall have a minimum GRFA of 795 square feet and the second employee dwelling
unit shall have a minimum GRFA of 900 square feet. The GRFA and number of
employee units shall not be counted toward allowable density or GRFA for SDD No. 4.
All Employee Housing Units shall be deed restricted per Chapter 12.13, as amended, of
the Vail Municipal Code prior to issuance oi building permits for the respective project.
In Area C, Lots 39- l and 39-2, shall be required to provide a Type ll, Employee
Housing Unit (EHU) per Chapter 12-13 ot the Zoning Regutations of at teast 500 sq. ft.
each, on each lot. These lots shall not be entitled to the 500 sq. ft. of additional GRFA.
The 500 sq. ft. shall be included in the allowable GRFA on these lots. Each lot shall
also be entitled to 300 sq. ft. ol garage area credit for the employee housing unit, in
addition to the 600 sq. ft. garage area credit allowed per residence. The driveway
width of 12 is allowed to remain (no increase in driveway width is required)for all
allowed/required dwelling units and employee housing units on these lots.
Time Requirements
SDD No.4 shallbe governed by the procedures outlined in Section 12-9A of the Town
of Vail Municipal Code, unless such time requirement is amended herein
Westhaven CIub & Lodge Conditions of Approvat
1. That prior to issuance of a building permit, the applicant submit a detailed
contractor's cost estimate identifying the costs necessary to relocate the existing
overhead utility line along the applicant's north property line underground, and that the
appf icant establish a linancial bond with the Town of vail in the sum oI 12s/o ol tne
said relocating costs to insure the undergrounding of the utility line.
2. That the applicant regrade and revegetate the knoll located at the northwest
corner ol the development site at the time of the final grading of the Westhaven Club &
Lodge. Due to the exposure and aspect of the hillside, the knoll shall be regrading to
slopes not exceeding 3:1. The regrading shall be reviewed and approved by the Town
Engineer and said regrading shall be completed prior to the issuance of a Temporary
Ordinance 23.Series ol 1998
19
l
I
\
\
Certificate of Occupancy
3. That the applicant provide Type lll Employee Housing Unit deed-restrictions ,
which comply with the Town of Vail Employee Housing Requirements (Title 12, chapter
13, of the Town ol VailMunicipalcode)for each of the 21 employee housing units, and
that said deed-restricted housing be made available for occupancy, and that the deed
restrictions be recorded at the office of the Eagle county clerk & Recorder, prior to
requesting a Temporary certificate of occupancy for the westhaven club & Lodge.
4. That the applicant submit detailed civil engineering drawings of the required off-
site improvements (street lights, drainage, curb and gutter, sidewalks, grading, etc.) to
the Town of Vail Public works Department for review and approval prior to the
issuance of a building permit.
5. That the applicant record a twenty foot (20') wide pedestrian/bike easement for
that portion of pedestrian/bike path traversing the applicant's property and as identified
on the Topographic Map prepared by Intermountain Engineering Ltd., dated 12122194,
and that said easement be recorded at the office of the Eagle county clerk &
Recorder, prior to the issuance of a building permit. The exact location and language
of the easement shall be reviewed and approved by the Town Attorney and rown
Engineer prior to recordation.
6. That the applicant provide written documentation from the public Service
company granting approval of the construction of the westhaven club & Lodge in the
location identified on the site plan relative to the high pressure gas line. written
approval shall be granted prior to the issuance of a building permit.
7. That the applicant record an access easement along the east property line for
that portion of the driveway and access and trash enclosure which encroaches uoon
the adjoining property and that said easement be recorded at the Office of the Eagle
County Clerk Recorder. The exact location and language of the easement shall be
reviewed and approved by the Town Attorney and Town Engineer prior to recordation.
Recordation ol said easement shall be prior to the issuance of a Temporary Certificate.
of Occupancy.
n
l9rf That \pplicalJpxplqe alternatiyeslg the proppse{parkingda and gre{e''-allof \.e,r/quired parking spaces Falaf-sile aslequedieo ov tievail towh€.olncit. \
9. That the final landscape plan and architectural elevations be reviewed and
approved by the Town of Vail Design Review Board, prior to the issuance of a building
\
I
Ordinance 23,Series ol 1998
zv
FILE
o
cfr PY
TOWN OFVAIL
Department of Community Development
75 South Frontage Road
Vail. Colorado 81657
970-479-2 t 38
FAX 970-479-2452
April23,1999
Gerald Wurhman
Westhaven/Cascade L.L.C.
P.O. Box 598
Edwards. Colorado 81632
Re: Final Desip Approval
Dear Jerr_v,
In your uforeseen absence, the Town of Vail Design Review Board voted to table the final review of the
Westhaven Club & Lodge until Wednesday, May 5, 1999.
Ttre Board has requested that the f'ull-size plans be detailed and labeled to accurately illustrate the intent of the
exterior building materials. The detailing and labeling is required on all four building elevations.
A colored rendering of the south elevation, as submitted by Robby Robinson, should be presented to the Design
Review Board at the flnal hearing.
Unless.l hear from you otherwise, I will see you May 4'h for the second reading of Ordinance #1 I and then again on
May 5'n for final design revierv.
Should you need to reach me, please do not hesitate to call me a:970479-2145.
Sincerelv.
George Ruther, AICP
Senior Planner
Town of Vail
{g *on"""o 'n'"'
FILE
o
c fiPY
TOWN OF VAIL
Department of Community Development
75 South Frontage Road
Vail. Colorado 81657
970-479-21i8
FAX 970-479-2452
April 23, 1999
Ramsey Flower
Buyer's Investment Group, L.L.C.
P.O. Box 18484
Avon, Colorado 81620
Dear Ramsey,
I received your Ietter of April 20'b outlining your concems with the proposed Westhaven Club & Lodge. The
purpose ofthis letter is to respond to the concems you raised.
Your concem about the size of the employee units is valid. At this point Mr. Wurhman is anticipating making the
units available for-sale, rather than renting or leasing the urits. I agree the proposed units will not be perfect for
every buyer, yer I'm certain the units will fill a vary important niche in the housing market.
A tottery system for selling the units is not required. A loftery system was established only for the units constructed
and offered by the Town of Vail. However, I will be providing the developer with a list of names of all the
individuals who have expressed an interest in purchasing an affordable unit to the Town. The list will hopefully
match the buyers with the seller.
The Town's parking regulations were applied to the development. Given tie proposed use of the building, guest
trends, the proximity to public transportation and a ski lift, the Planning & Environmental Commission and the
Town Council found it appropriate to preserve more of the site for landscaping, and thus reduce the parking
requirement. Parking will not be perrrutted on Westhaven Drive.
I hope this letter anwers your questions and addresses your concems. Ifyou have additional quesrions or concems,
please do not hesitate to call. You can reacb me by telephone at 479-2145.
I look forward to your continued participation in the review process.
Sincerely,
J<,IJ,,^4* KulJ*4
George Rurhei, AICP
Senior Planner
Town of Vail
{,7 r"n'uo ''""^
'LANNTNG
AND ENVTR.NMENTAL .o""'r'f,l[ t 80Py
Monday, January 1 1, 1999
FINAL AGENDA
Proiect Orientation / LUNCH - CommuniW Develooment Department '11:00 a.m.
MEMBERS PRESENT
Greg Moffet
John Schofield
Galen Aasland
Ann Bishop
Brian Doyon
Tom Weber
Site Visits :
't.
2.
Driver:
MEMBERS ABSENT
Diane Golden
12:30 p.m.
Vail Plaza Hotel - 100 E. Meadow Drive
Vail Village Club - 333 Br,idge Street
Georoe
NOTE: lf the PEC hearing extends until 6:00 p.m., the board will break for dinner from 6:00 - 6:30 p.m.
Public Hearinq - Town Council Chambers 2:00 p.m.
1. A request for a Type ll Employee Housing Unit at a proposed primary/secondary
residence, located at 95 Forest Road / Lot 32, Btock 7, Vail Village First Filing.
Applicant: Philip Hoversten, represented by Snowdon & Hopkins ArchitectsPlanner: Jeff Hunt
MOTION: Ann Bishop SECOND:JohnSchofield VOTE:6-0
APPROVED WITH 1 GONDITION:
1. Prior to the issuance of a building permit, the applicant shall submit a Type ll
EHU deed restriction to the Town of Vail Department of Community
Development. This document will be recorded at the Eagle County Clerk and
Recorder's office and will require that the employee housing unit be permanently
restricted for employee housing.
z-A request for a variance from section 12-78'-13, Town of Municipal code, to allow for the
conversion of existing floor space to gross residential floor area (GRFA), located at 333
Bridge Street (Vail Village club)/ A portion of Lot c, Btock 2, Vait Viilage First Fiting.
Applicant: The Remonov Company, represented by Braun & AssociatesPlanner: Dominic Mauriello
MOTION: Galen Aasland SECOND:John Schofield VOTE: 4-2
DENIED
A request for a major amendment to special Development District #4 (cascade Village),
to allow for a fractional fee club and a change to the approved Development plan,
located at 1325 westhaven Dr., westhaven condominium cascade village Area A.
Applicant: Gerald L. Wurhmann, represented by Robby RobinsonPlanner: George Ruther
MOTION: John Schofield SECOND: Brian Dovon VOTE: 6-0
APPROVED FOR RECOMMENDATION TO COUNCIL WITH 11 CONDITIONS:
3.
1.That the applicant submit a detailed contractor's cost estimate identifying the
costs necessary to relocate the existing overhead utility line along the applicant,s
north property line underground, and that the applicant establish a financial bond
with the Town of vail in the sum of 125o/o ol the said relocating costs to insure
the undergrounding of the utility line.
That the applicant regrade and revegetate the knoll located at the northwesr
corner of the development site at the time of the final grading of the westhaven
club & Lodge. Due to the exposure and aspect of the hillside, the knoll shall be
regrading to slopes not exceeding 3:1. The regrading shall be reviewed and
approved by the Town Engineer.
That the applicant provide Type lll Employee Housing Unit deed-restrictions ,
which comply with the Town of Vail Employee Housing Requirements (Title 12,
Chapter 13, of the Town of Vail Municipal Code) for each of the 21 employee
housing units, and that said deed-restricted housing be made available foi
occupancy, and that the deed restrictions be recorded at the otfice ol the Eaole
County Clerk & Recorder, prior to requesting a Temporary Certificate of
Occupancy for the Westhaven Club & Lodge.
That the applicant submit detailed civil engineering drawings of the required off-
site improvements (street lights, drainage, curb and gutter, sidewalks, grading,
etc.) to the Town of Vail Public works Department for review and approval prior
to the issuance of a building permit.
That the applicant record a twenty foot (20') wide pedestrian/bike easement for
that plrtion of pedestrian/bike path traversing the applicant's property and as
identified on the Topographic Map prepared by Intermountain Engineering Ltd.,
dated 12122194, and that said easement be recorded at the office of the Eagle
County Clerk & Recorder, prior to the issuance of a building permit. The exact
location and language of the easement shall be reviewed and approved by the
Town Attorney and Town Engineer prior to recordation.
2.
3.
4.
6. That the applicant provide written documentation from the Public Service
Company granting approval of the construction of the Westhaven Club & Lodge in
the location identified on the site plan relative to the high pressure gas line.
Written approval shall be granted prior to the issuance of a building permit.
7. That the applicant record an access easement along the east property line for that
portion of the driveway and access and trash enclosure which encroaches upon
the adjoining property and that said easement be recorded at the Office of the
Eagle County Clerk Recorder. The exact location and language of the easement
shall be reviewed and approved by the Town Aftorney and Town Engineer prior to
recordation.
8. That the applicant pay-in-lieu on spaces not provided on site above the 52 spaces
proposed.
9. That the final landscape plan and architectural elevations be reviewed and
approved by the Town of Vail Design Review Board.
10. That the approval of this major amendment to Special Development District #4
shall become lapsed and void one year from the date of a second reading of an
ordinance amending the district, and that should the approval lapse, the applicant
shall be required to remove the "ruins" and restore and revegetate the site by no
later than October 31 , 1999. A bond providing financial security to ensure that
said removal occurs shall be required following second reading of an amending
ordinance. lt shall be the applicant's responsibility to provide a cost estimate of
the removal work. The bond shall be a minimum of 125/" of the removal costs.
11. That the applicant revise and submit an amended site plan, landscape plan, and
grading plan indicating improvements to the existing boulder retaining wall along
the east side of the access driveway. Each of the plans shall be reviewed and
approved by the Town staff and the Design Review Board.
4. A worksession to discuss a major amendment to Special Development District #4
(Cascade Village), to revise the Glen Lyon Office Building site (Area D), located at 1000
S. Frontage Road WesVLot 54, Glen Lyon Subdivision.
Applicant: Glen Lyon Office Building Partnership, represented by Kurt SegerbergPlanner: Dominic Mauriello
WORKSESSION-NO VOTE
5. 4 t99y.9st to.r a final review of a major amendment to Special Development District #6,
Vail Village Inn, to allow for a hotel redevelopment, located at 100 East Meadow Drive.
Lots M and O, Block 5D, VailVillage 1st.
Applicant: Daymer Corporation, represented by Jay petersonPlanner: George Ruther
MOTION:John Schofield SECOND: Ann Bishoo
APPROVED WITH 10 CONDITIONS:
VOTE:6-0
1. That the applicant submit the following plans to the Department of Community
Development, for review and approval, as a part of the building permit application
for the hotel:a. An Erosion Control and Sedimentation Plan;b. A Construction Staging and Phasing Plan;c. A Stormwater Management Plan:d. A Site Dewatering Plan; ande. A Traffic Control Plan.
2. That the applicant provide deed-restricted housing, which complies with the Town
of Vail Employee Housing requirements (Chapter 12-19), for a minimum of 160
employees, and that said deed-restricted housing be made available for
occupancy, and the deed restrictions recorded with the Eagle County Clerk &
Recorder, prior to requesting a Temporary certificate of occupancy for the vail
Plaza Hotel. The ratio of units required shall be reduced to 2:1 for units provided
in Town versis units provided down valley.
3. That the applicant receive a conditional use permit to allow for the operation of a
fractional fee club, in accordance with chapter 12-16, prior to the issuance of a
building permit.
4, That the aPplieant remeve the eighth fleer ef the bgilding in an effert te lewer the
eveFll ryight ef t
Review Beard,
ing_€n
ail Design Review Beard,
6. That the applicant receive final Design Review Board approval for the proposed
off-site improvement, prior to application for a building permit.
7. That the applicant submit a complete set of civil engineer drawings of all the off-
site improvements, including improvements to the South Frontage Road, for
review and Town approval, prior to application for a building permit.
8. That the applicant submit complete set of plans to the colorado Department of
Transportation for review and approval of an access permit, prior to application for
a building permit.
9. That the applicant explore alternatives to decreasing the depth of the enclosed
main loading/delivery area to reduce the impact of the vail plaza Hotel at the
ground level of the building on the adjoining property to the east. The final
change shall be at the discretion of the DRB.
10. That the applicant meet with the Town staff to prepare a letter of agreement
outlining the requirements of the off-site improvements, prior to secbnd reading of
an ordinance approving.
11. That one, on-site employee housing unit be provided as a manager's type of unit.
12. That additional architectural articulation be provided on all north and south levels.
l'
1
6. A request for a worksession to discuss a proposed arena expansion at the Dobson lce
Arena, located at 321 East Lionshead Circle/ Lot 1, Block 1, Vail Lionshead 2nd Filing.
fpplicant: Vail Recreation District, represented by Odell ArchitectsPlanner: George Ruther
TABLED UNTIL JANUARY 25, 1999
7 ' A request to amend the Town's "Public Accommodation" Zone District, Chapter 7 and
amendments to chapter 15, Gross Residential Floor Area (GRFA), Town oivail
MunicipalCode.
Applicant: Johannes Faessler, represented by Braun Associates, Inc.Planner: George Ruther
TABLED UNTIL JANUARY 25, 1999
8. Information Update
9. Approval of December 28, 1998 minutes.
The applications and information about the proposals are available for public inspection during
ggular office hours in the project planner's otfice located at the Town of Vait Community
Development Department, 75 South Frontage Road.
Sign language int€rpr€tatbn available upon requgst with 24 hour notification. PlEase call479-2356, Telephone for the
H earing lmpaired, for information.
Community Dwelopm€nt Department
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
January 1'l , 1999
A request for a major amendment to Special Development District #4, Cascade
Village, to allow for the construction of eleven fractional fee club units, seventeen
accommodation units and twenty-one employee housing units, to be located at
1325 Westhaven Drive, Westhaven Condominiums/Cascade Village Area A.
Applicant:
Planner:
Gerald L. Wurhmann
George Ruther
lt.
BACKGROUND
On August 24,1998, Jerry Wurhman appeared before the Planning & Environmental
Commission with a request for a final review of a proposed major amendment to Special
Development District #4. fhe proposed major amendment would allow for the
construction of eleven fractional fee club units, fifteen accommodation units and twenty-
one employee housing units, to be located al 1325 Westhaven Drive, Westhaven
Condominiums/Cascade Village Area A. Upon consideration of the applicant's request,
the Planning and Environmental Commission voted unanimously to recommend approval
of the major amendment to the Vail Town Council.
Prior to appearing before the Vail Town Council for approval of the proposed
amendments to SDD #4, the applicant appeared before the Design Review Board for a
conceptual review of the design of the newly proposed Westhaven Club & Lodge. Upon
consideration of the design of the new building, the Design Review Board directed the
applicant to make several substantial changes to the design and layout of the building.
The most significant changes included internalizing the proposed external walkways and
relocating the entrance and the lobby to the street side (south) of the building. As a result
of these changes, the proposal previously recommended for approval by the Planning
and Environmental Commission, has changed. Staff believes that the changes from the
earlier reviewed proposal are significant enough to warrant a re-review of the major
amendment proposal by the Planning and Environmental Commission.
A summary of the effects of the change on the development standards is illustrated in
Section lV of this memorandum.
DESCRIPTION OF THE REQUEST
The applicant, Jerry Wurhman, is requesting a major amendment to Special Development
District #4 (Cascade Village) pursuant to Title 12, Chapter 9A of the Town of Vail Zoning
Regulations. The major amendment is intended to modify a 1995 major amendment
approvaf and the August 24, 1998, Planning and Environmental Commission
recommendation for the Westhaven Club & Lodge, located at 1325 Westhaven Drive (the
"Ruins"). The applicant is proposing to amend the 1995 Westhaven Condominium
approval and the August 24, 1998, Planning and Environmental Commission
recommendation to allow for the operation of a fractional fee club. The new fractional fee
club is proposed to include:
. eleven, two-bedroom, fractional fee club units,
o seventeen, one-bedroom accommodation units, and
. lwenty-one, one-bedroom employee housing units.
The proposed fractional fee club units range in size from 1,285 to 1,975 square feet. The
accommodation units are to be 605 square feet to 700 square feet in size with the
majority being the smaller size. The employee housing units are proposed to be Type lll
units and are between 450 and 500 square feet each. The on-site manager's unit is more
than twice the size of the other employee units and is 1 ,1 85 square feet in size. All of the
employee units are intended lo be one bedroom units.
The applicant is proposing to meet the anticipated parking demand on-site. To meet this
need, the applicant has proposed to utilize the existing lower level parking garage as well
as provide surface parking on the north side of the building. At this time, the applicant is
proposing 37 enclosed garage parking spaces and 15 surface parking spaces. Ofthe 52
total spaces, three parking spaces will be handicapped accessible. The anticipated
parking need as projected by the applicant differs from the parking requirement
prescribed for the various uses outlined within the Municipal Code. The Municipal Code
requires 74 parking spaces total. The discrepancy between proposed spaces and
required spaces is a total of 22 spaces.
The applicant has proposed to meet the loading and delivery requirement on-site.
According to the Municipal Code, one loading and delivery berth is required to be
provided. The applicant has provided the one berth on the north side of the building at
the west end of the surface parking lot. Minor modifications are required to the site plan
to adequately accommodate the berth in the location proposed. The modifications shall
be made prior to final Design Review Board approval.
As this request is for an amendment to an existing Special Development District, the
applicant is proposing various deviations from the required development standards.
Some of the deviations are unchanged from the existing Special Development District
approval, while other are to be modified as a result of the current request. The
development standards that will be modified as a result of this request are:
. Density (dwelling units/acre). parking
. Site Coverage. Common Area
All other development standards are generally the same. A complete analysis of the
zoning statistics is provided in Section lV of this memorandum.
il1.ADDITIONAL BAGKGROUND
On March 2, 1976, the Vail Town Council approved Ordinance #5, Series of 1976
establishing Special Development District #4, Cascade Village. Special Development
District #4, Cascade Village, is made up of four development areas. Area A is made up
of the Cascade Hotel, Cascade Club, CMC, Millrace Phases I through lV, Westhaven
Condominiums, Liftside/Waterford, and Cornerstone. Area B is the Coldstream
Condominiums. Area C is made up of the Glen Lyon residential duplex lots. Area D is
the Glen Lyon Office Building.
According to the original ordinance, development statistics are prescribed for each
development area. As a result, the sile coverage stipulated for Area A, which is 35%,
applies to approximately 1E acres. Rather than require the applicant to provide a site
coverage analysis of approximately 18 acres, in the past, staff has applied the
development statistics to each lot individually. This has been the practice since
approximately 1990. The projects that have been reviewed under this method include
Cornerstone, Waterford, Millrace Phase lll and Millrace Phase lV. The advantage to this
method is that it allows a calculation of the development statistics on the land that is
being reviewed and does not require off-site analysis. In the previous examples, the
proposals complied with the development statistics when calculaled for the individual lots
and the proposed drawings clearly conformed with the maximum development
allowances provided for in the SDD.
When the staff reviewed the development standards on the individual parcel for this
project, there are four development standards which the applicant's proposal exceeds.
These include density, parking, site coverage, and common area. The developer agrees
that the request for additional GRFA is above what the SDD allowed.
Staff continues to believe that it is most reasonable and appropriate to evaluate each
parcel within each development area individually. From a record keeping point of view,
staff believes that the development standards for each parcel should be calculated based
on the area of the land under the proposed development site. This has been the method
used historically. Notwithstanding the simplicity of this method, staff acknowledges that
the site coverage and landscaping discrepancies identified in the memo should not be
viewed as significant issues as, elsewhere within Area A, there is excess site coverage
and landscaping which could hypothetically be shared.
In 1982, the Town of Vail issued a building permit allowing for construction on the then
undeveloped site. Construction continued through the partial completion of the
foundation and lower level parking garage. No new construction has occurred since.
On April 19, 1995, the Vail Town Council approved a major amendment to Special
Development District #4. This amendment approval granted the applicant the ability to
construct fourteen free-market condominiums and seventeen employee housing units.
Additional deviations granted allowed for increases in GRFA, site coverage and
landscaping. No action has been taken on this approval. This approval shall lapse and
become void pending the outcome of the current application.
On March 3, 1998, staff met with the Vail Town Council to discuss the proposed
development review process and to provide the Council with an opportunity to provide
initial feedback and direction to the applicant, staff and Planning and Environmental
Commission regarding the major amendment request. The Council provided the
following direction and feedback:
1. What is the anticipated construction timeline? lf the site is not to be developed in
a reasonable time period, the existing improvements need to be removed.
2. The parking requirement for the development shall be provided on-site.
3. A detailed plan outlining the proposed fractional fee club ownership pattem and
operation shall be provided for review and consideration.
4. The proposed review process is acceptable.
On March 8, 1998, the applicant appeared before the Planning and Environmental
Commission for a worksession meeting to discuss the cunent proposal. The purpose of
this worksession was to discuss the following issues:
. The proposal's compliance with the Town's land use regulations.
. The combination and integration of the three differing types of residential
uses.
. The completeness of the major amendmenl application.
. The relationship of the proposed development with the existing
improvements.
. The Town Council's initial thoughts and comments as received on
Tuesday, March 3'o, regarding the applicant's request.
During this first worksession, the Commission members expressed their general
satisfaction with the major amendment as proposed. The Commission did however
indicate their concems regarding the lack of an on-site front registration and reservation
desk. The Commission requested that the applicant appear at a future meeting with
detailed information indicating how the on-site front desk issue was to be addressed.
According to Section 12-2-2 of the Municipal Code, a Fractional Fee Club is defined as,
"A fractional fee project in which each condominium unit, pursuant to
recorded protect documentation as approved by the Town of Vail, has no
fewer than six (6) and no more than twelve (12) owners per unit and
whose use is established by a reservation system. Each of the fractional
fee club units are made available for short-term rental in a managed
program when not in use by the club members. The project is managed
on-site with a front desk operating twenty-four (24) hours a day, seven (7)
days a week providing reservalion and registration capabilities. The
project shall include or be proximate to transportation, retail shops, eating
and drinking establishments, and recreational facilities."
On April 27, 1998, the applicant again appeared before the Planning and Environmental Commission
for a worksession meeting to discuss the current proposal and the on-site front desk component. At
that meeting, the applicant agreed to revised the proposal to provide an on-site front desk operation
as required by Section 12-2-2 ol lhe Town of Vail Municipal Code.
On August 24, 1998, the Planning and Environmental Commission reviewed the previous proposal
and unanimously recommended approval of the major amendment to the Vail Town Council.
The amended development standards approved by the Town Council are compared to the original
SDD approval, the August 24,1998 recommended proposal, and the current amended proposal and
are listed below:
ZONING ANALYSIS / DEVELOPMENT STATISTICStv.
Lot Area:
Zoning:
Development Standard
Height:
GRFA:
Free Market:
Accommodation:
Fractional Fee:
EHUs:
Total:
Common Area:
Density:
Free Market:
Accommodation:
Fractional Fee:
EHUs:
Setbacks:
Site Coverage:
Landscaping:
Retaining Walls:
Parking:
Loading/Delivery:
Employee Housing:
0.85 acres or 37,026 sq. ft.
SDD #4 (Cascade Village)
25,644 sq. ft. 0 sq. ft.
0 sq. ft. 9,550 sq. ft.
0 sq. ft. 13,860 sq. ft.
8.296 sq. ft. 10.731 sq. ft.
33,940 sq. ft. (92%) 34,141 sq. ft. (92Vo)
3,417 sq. ft. (10.10lo) 7,054 sq. ft. (21%)
14 du's 0 du's
0 au's 15 au's
0 ffu's 11 ffu's
17 EHU's 21 EHU's
31 total units 47 total units(16.71du's/ac) (21.25du's/ac)
24', 24'
36.7% (13,598 sq. ft.) 38.3% (14,173 sq. ft.)
47.9o/o (17,767 sq. ft.) 47.9o/o (17,767 sq. ft.)
none proposed none proposed
82% shall be 78% shall be
enclosed enclosed
45 total spaces 46 total spaces
one required one provided
17 EHU', similarto 21 EHU', similar
Type lll restrictions to Type lll restrictions
1995 Approval
55'
Auqust 24. 1998 Proposal
55'
Januarv 11. 1999 Propos
55',
0 sq. ft.
11,071 sq. ft.
16,090 sq. ft.
1 1.528 sq. ft.
38,689 sq. ft. (104%)
8,769 sq. ft. (23%)
0 du's
17 au's
11 ffu's
21 EHU's
49 total units
(22.52 du'slac)
36.6% (13,538 sq. ft.)
47.9Vo (17,767 sq. ft.)
none proposed
71% shall be enclosed
52 total spaces
one provided
21EHU's similar
to Type lll restrictions
. for density calculation purposes, accommodation units are 0.5 du's, employee
units are 0.333 du's and fractional fee club units and free market units account are
1 du each.
Westhaven Club & Lodoe Square Footaoe Analvsis
V. DEVELOPMENTREVIEWPROCESS
Pursuant to Section 12-94-2 of the Municipal Code, in part, a major amendment is
defined as,
"Any proposal to change uses; increase gross residential floor area;
change the number of dwelling or accommodation units; modify, enlarge or
expand any approved special development district."
Since the applicant proposes to change the uses and change the number of
dwelling and accommodation units, staff has identified the applicant's request as a
major amendment.
ln accordance with Section 12-9A-4, A-C of the Municipal Code, an approved
development plan shall be required prior to construction. The approved
development plan shall establish requirements regulating developmenl, uses and
other activities in the special development district.
The Planning and Environmental Commission shall conduct the initial review of the
Common Area AU DU EHU Total
Parkine Level 1,371 sq. ft.1,371 sq. ft.
lrt 1,970 sq. ft.10,343 sq. ft.12,313 sq. ft.
2"n 2,737 sq. ft.4,009 sq. ft.5,110 sq. ft.I 1,856 sq. ft.
rrd.)1,733 sq. ft.3,863 sq. ft.5,680 sq. ft.1,185 sq. ft.12,461 sq. ft.
/ln 958 sq. ft.3,199 sq. ft.5,300 sq. ft.9,457 sq ft.
Total 8,769 sq. ft.1 I ,071 sq. ft.16,090 sq. ft.11,528 sq. ft.47,458 sq. ft.
vt.
amendment to the special development district. The review shall take place at a
regulady scheduled meeting. Following the Planning and Environmental Commission's
review, the Community Development Department shall forward a report to the Town
Council stating the PEC's findings and recommendations on the amendment request.
The Town Council shall then review the application based upon the information
submitted. Approval of the application by the Town Council shall require two readings of
the ordinance.
SPECIAL DEVELOPMENT DISTRICT REVIEW CRITERIA
Title12, Chapter 9 of the Town of Vail Municipal Code provides for the establishment of
Special Development Districts in the Town of Vail. According to Section 12-94-1, the
purpose of a Special Development District is,
"To encourage flexibility and creativity in the development of land, in order to
promote its most appropriate use; to improve the design character and quality of
the new development within the Town; to facilitate the adequate and economical
provision of streets and utilities; to preserve the natural and scenic features of
open space areas; and to further the overall goals of the community as stated in
the Vail Comprehensive Plan. An approved development plan for a Special
Development District, in conjunction with the properties underlying zone district,
shall establish the requirements for guiding development and uses of property
included in the Special Development District."
The Municipal Code provides nine design criteria, which shall be used as the principal
criteria in evaluating the merits of the proposed Special Development District. lt shall be
the burden of the applicant to demonstrate that submittal material and the proposed
development plan comply with each of the following standards, or demonstrate that one
or more of them is not applicable, or that a practical solution consistent with the public
interest has been achieved. The staff has addressed each of the nine SDD review
criteria below:
Design compatibility and sensitivity to the immediate environment, neighborhood
and adjacent properties relative to architectural design, scale, bulk, building height,
buffer zones, identity, character, visual integrity and orientation.
Staff continues to believe that the applicant has designed a structure which relates well
to the site and the sunounding neighborhood. The mass of the Westhaven Club &
Lodge is appropriate for the site and takes into consideration the massing of the
buildings on the adjoining properties. The building could step down more on the east
and west ends to insure a smooth transition between properties and does not create an
imposing "canyon" along property lines. The redesigned building with the front entry at
the street should provide a more pleasant and identifiable entrance to the building.
The exterior building materials of the Westhaven Club & Lodge are a mixture of stucco,
stone and metal. The roof material is proposed to be a dark green standing seam metal
roof. The applicant has shown flower boxes on the decks and balconies on the
rendering. Staff would recommend that the flower boxes be a required accent element
on the building. The window and door trim is proposed to be bronze metal cladding.
The proposed balconies will be constructed of metal rails and pickets. Staff believes that
ihe combinalion of building materials has been well incorporcted into the design of the
A.
B.
Westhaven Club & Lodge. The applicant has proposed that the exterior stucco color be
an off-while to yellowish/cream color to blend in with the exteriors of the other buildings
and structures in the area. The final color shall be approved by the Design Review
Board.
The development standards for the original SDD indicate that the maximum height for
buildings with sloping roofs shall be 55 feet. The applicant is continuing to request that
the maximum building height for the Westhaven Club & Lodge be 55 feet, from finish
grade. Staff believes that the height proposed by the applicant is compatible with the
development and the development objectives of the Town.
Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
The Westhaven Club & Lodge is located at the perimeter of the Cascade Village
Development. The Westhaven Club & Lodge is bound on the east by the Cascade
Health Club, on the west by open space and residential development and on the south
by the Mill Race Condominiums, CMC, and the Vail Cascade Hotel & Club.
The applicant is proposing a lodging, short term accommodation and residential
development that is in compliance with the uses allowed in the original SDD and as
amended. The applicant is proposing to develop the Westhaven Club & Lodge at a
density of 22.52 dwelling units per acre. Included in the density figure are the eleven
member-owned club units (fractional fee), the seventeen hotel rooms (accommodation
units) and the twenty-one employee housing units including the on-site manager's
residence. Each of the ehu's are to be Type lll Employee Housing Units.
The applicant's proposal differs greatly from the original SDD approval. The original
approval allowed the applicant to construct twenty free market condominiums and only
ten employee housing units. The current proposal significantly alters the use of the
property from mainly second homeowner condominiums to a lodging and short term
accommodation use of the site. Given the proximity of the development site to the
amenities in the area, the Westhaven Club & Lodge is ideally located and suited for the
proposed development.
Overall, staff believes that the density and uses proposed by the applicant for the
Westhaven Club & Lodge do not conflici with the compatibility, efficiency or workability of
the sunounding uses and/or activities. In fact, staff feels that the proposed Westhaven
Club & Lodge will enhance the existing uses and activities in the area.
Compliance with parking and loading requirements as outlined in Title 12, Chapter
10, of the Town of Vail Municipal Code.
Parking and loading requirements for development are established in Seqtion 12-10-10
of the Municipal Code. The parking and loading requirements are based on the square
footage of the uses proposed within a building. Based on the square footage of the uses
proposed by the applicant, 74 parking spaces and one loading/delivery berth are required
on-site. The applicant is proposing an enclosed parking structure on the lowesl level of
the building designed to accommodate 37 parking spaces and 15 surface parking
spaces on the north side of the building (52 spaces total).
c.
D.
On March 3, '1998, the applicant appeared before the Vail Town Council for a conceptual
review and discussion of the current proposal. The Council indicated that the parking
requirement for the development shall be met entirely on-site. The applicant is deficient
22 parking spaces on-site (52 spaces vs. 74 spaces). The applicant has indicated that
ample parking will be provided to accommodate the anticipated demand. The
anticipated demand is thought to be less than projected by the Municipal Code since it is
believed many guests will anive via shuttle services and that the parking standards
address the fractional fee clubs as dwelling units instead of than accommodation units.
Given Council's direction, staff would recommend that the applicant explore altematives
to the proposed parking situation and provide all of the required parking on-site.
The applicant is now proposing one loading/delivery berth for service vehicles on the
west end of the surface parking lot, located on the north side of the building. Staff feels
that the newly proposed loading/delivery berth for service vehicles is a positive change,
though we believe additional visual screening may be necessary.
Conformity with the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plan.
Vail Land Use Plan
The goals contained in the Vail Land Use Plan are to be used as the Town's policy
guidelines during the review process of establishing or amending Special Development
Districts. Staff has reviewed the Vail Land Use Plan and believes the following policies
are relevant to the review of this proposal:
1. GeneralGrowth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to serve
both the visitor and the permanent resident.
The quality of the environment including air, water, and other natural
resources should be protected as the Town grows.
The quality of development should be maintained and upgrade whenever
possible.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infi ll).
Commercial
3.1 The hotel bed base should be preserved and used more efficiently.
3.2 The Village and Lionshead are the best location for hotels to serve the
future needs of the destination skier.
Commercial growth should be concentrated in existing commercial areas
to accommodate both local and visitor needs.
1.2
1.3
3.
3.4
5. Residential
5.1 Quality timeshare units should be accommodated to help keep occupancy
rates up.
Staff believes the proposed amendment of Special Development District #4 is in concert
with the goals and policies of the Vail Land Use Plan as outlined above.
E. ldentification and mitigation of natural and/or geologic hazards that affect the
property on which the special development district is proposed.
There are no natural and/or geologic hazards, including the Gore Creek floodplain, that
affect the applicant's property.
F. Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features,
vegetation and overall aesthetic quality of the community.
The site plan curently proposed has remained relatively unchanged from the previous
major amendment proposal. The applicant has altered the surface parking area to
comply with our recently amended development standards. The alterations to the
parking area resulted in minor changes to the landscape plan. The changes made to the
landscape plan do not affect the south side of the building which was highly scrutinized
during the review process in 1995. The changes to the plan essentially result in better
accommodations for snow slorage on the site.
A condition of the 1995 approval required the applicant to remove or underground the
overhead utility line adjacent to the development site and to regrade and revegetate the
road cut at the northwest comer of the property. Pursuant to a general note on the site
plan, the applicant has indicated a commitment to regrading the road cut after Holy
Cross or others bury or remove the line. Staff believes that road cut and revegetation
needs to take place at the time of construction of the Westhaven Club & Lodge. Staff
would recommend that the applicant be required to either relocate the utility line or
remove the line and complete the grading and revegetation.
The applicant is proposing to utilize the existing street cut and entrance on the easl side
of the property adjacent to the Cascade Club. Currently, a boulder retaining wall is
constructed along the entrance driveway. Staff would recommend that the applicant
revise the site plan, grading plan, and landscape plan to refleci proposed improvements
to the retaining wall. The existing wall is in disrepair and in need of work. This is
especially important since this entrance will be the "front doof' to the project. Staff would
recommend that the proposed improvements to the wall be reviewed and approved by
the Town Engineer and the Design Review Board.
G. A circulation system designed for both vehicles and pedestrians addressing on and
off-site traffic circulation.
The Westhaven Club & Lodge will have major impacts on the amount of pedestrian and
vehicular traffic in the area. In light of the increase in traffic, the applicant has proposed
off-site and on-site vehicle and pedestrian traffic systems sunounding the property. This
l0
H.
includes internal sidewalks on the property which enable safe and efficient traffic flow as
well as a five-foot wide sidewalk from the Westhaven Club & Lodge to the entrance to
the Cascade Club. Staff believes that pedestrian circulation will be substanlially
improved as result of the proposal.
There is an existing portion of the Town of Vail bike path which crosses the south west
comer of the applicant's property. At this time there is not an established easement for
the bike path. Staff would recommend that the applicant be required to provide an
easement for the bike path. The exact language and location of the easement shall be
reviewed and approved by the Town Attomey and Town Engineer prior to recordation
with the Eagle County Clerk and Recorder's office.
Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and functions.
The proposed landscape plan will have important beneficial impacts on the quality of the
development site and the surrounding area. The existing site has been termed the
"ruins" due to the dilapidated condition of the site. Staff would recommend that ihe final
landscape plan be reviewed and approved by the Design Review Board.
Staff believes the proposed streetscape improvements will improve and enhance the
aesthetic quality of the area dramatically.
Phasing plan or subdivision plan that will maintain a workable, functional and
efficient relationship throughout the development of the special development
district.
Phasing of development is not proposed. The applicant is required to submit a
construction phasing and staging plan to the Town prior to receiving a building permit.
The plan will be used to ensure an efficient and workable relationship with surrounding
uses during the development of the Westhaven Club & Lodge.
At the time of the Town Council's conceptual review, the Council expressed lhere
concern and dissatisfaction with the cunenl condition of the site. The existing 1995
amendment approval is due to lapse and become void pending the outcome of the
current proposal. The lapse of the approval is in accordance with the Municipal Code
which limits SDD approvals to a maximum of three years unless the project is diligently
pursued towards completion. Staff would recommend that a maximum of a one year
approval be granted for the current application. Unless work is diligently pursued on the
project, the existing "ruins" shall be removed and the site restored by October 31 , 1999.
VI. STAFF RECOMMENDATION
The Community Development Department staff recommends that the Planning and
Environmental Commission recommend approval of the request for a major amendment to
Special Development District #4, Cascade Village, located at 1325 Westhaven Drive to the Vail
Town Council. The staff believes that each of the SDD design criteria continue to be met, as
identified in Section V of this memorandum.
11
Should the Planning and Environmental Commission choose to continue to recommend
approval of the major amendment to Special Development District #4, staff would recommend
that the following finding be made:
The Planning and Environmental Commission has held a public hearing on the major
amendment to Special Development District #4 request to allow for a fractional fee club and a
change to the approved Development Plan, located at 1325 Westhaven Dr., Westhaven
Condominiums/ Cascade Village Area A, pursuant to Section 12-9A-4 of the Municipal Code of
the Town of Vail, and finds that the proposed major amendment complies with the design
criteria outlined in Section 12-9A-8 of the Municipal Code, meets the definition of a fractional fee
club as defined in Section 12-2-2 of lhe Municipal Code, and furthers the development goals and
objectives of the Town of Vail.
The staff has identified the following conditions of approval, which we recommend be included in
a Planning and Environmental Commission motion.
1. That the applicanl submit a detailed contractor's cost estimate identifying the costs
necessary to relocate the existing overhead utility line along the applicant's north
property line underground, and that the applicant establish a financial bond with the
Town of Vail in the sum of 125o/o of the said relocating costs to insure the
undergrounding of the utility line.
2. That the applicant regrade and revegetate the knoll located at the northwest comer of
the development site at the time of the final grading of the Westhaven Club & Lodge.
Due to the exposure and aspect of the hillside, the knoll shall be regrading to slopes not
exceeding 3:1. The regrading shall be reviewed and approved by the Town Engineer.
3. That the applicant provide Type lll Employee Housing Unit deed-restrictions , which
comply with the Town of Vail Employee Housing Requirements (Title 12, Chapter 1 3, of
the Town of Vail Municipal Code) for each of the 21 employee housing units, and that
said deed-restricted housing be made available for occupancy, and that the deed
restrictions be recorded at the Office of the Eagle County Clerk & Recorder, prior to
requesting a Temporary Certificate of Occupancy for the Westhaven Club & Lodge.
That the applicant submit detailed civil engineering drawings of the required off-site
improvements (street lights, drainage, curb and gutter, sidewalks, grading, etc.) to the
Town of Vail Public Works Department for review and approval prior to the issuance of a
building permit.
That the applicant record a twenty foot (20') wide pedestrian/bike easement for that
portion of pedestrian/bike path traversing the applicant's property and as identified on the
Topographic Map prepared by Intermountain Engineering Ltd., dated 12122194, and that
said easement be recorded at the Office of the Eagle County Clerk & Recorder, prior to
the issuance of a building permit. The exact location and language of the easement
shall be reviewed and approved by the Town Attomey and Town Engineer prior to
recordation.
That the applicant provide written documentation from the Public Service Company
granting approval of the construction of the Westhaven Club & Lodge in the location
identified on the site plan relative to the high pressure gas line. Written approval shall be
granted prior to the issuance of a building permit.
4.
5.
6.
t2
7.That the applicant record an access easement along the east property line for that
portion of the driveway and access and trash enclosure which encroaches upon the
adjoining property and that said easement be recorded at the Office of the Eagle County
Clerk Recorder. The exact localion and language of the easement shall be reviewed and
approved by the Town Attorney and Town Engineer prior to recordation.
That the applicant explore altematives to the proposed parking plan and provide all of
the required parking spaces (74) on-site as requested by the Vail Town Council.
That the flnal landscape plan and architectural elevations be reviewed and approved by
the Town of Vail Design Review Board.
That the approval of this major amendment to Special Development District #4 shall
become lapsed and void one year from the date of a second reading of an ordinance
amending the district, and that should the approval lapse, the applicant shall be required
to remove the "ruins" and reslore and revegetate the site by no later than October 31,
1999. Abondprovidingfinancial securitytoensurethatsaidremoval occursshall be
required following second reading of an amending ordinance. lt shall be the applicant's
responsibility to provide a cost estimate of the removal work. The bond shall be a
minimum of 125o/o of the removal costs.
That the applicant revise and submit an amended site plan, landscape plan, and grading
plan indicating improvements to the existing boulder retaining wall along the east side of
the access driveway. Each of the plans shall be reviewed and approved by the Town
staff and the Design Review Board.
8.
9.
10.
11.
l3
TO:
FROM;
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
December2S, 1998
Q"-U^^aro flVVead
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A request for a major amendment to Special Development District #4, Cascade
Village, to allow for the accessory use of the tennis facility for special events and
conference facilities, located at 1300 Westhaven Drive, Vail Cascade Hotel &
Club/Cascade Village Area A.
Applicant: Vail Cascade Hotel & Club, represented by Chris Hanen
Planner: George Ruther
DESCRIPTION OF THE REQUEST
The applicant, Vail Cascade Hotel & Club, represented by Chris Hanen, is requesting a
major amendment to Special Development District #4 (Cascade Village) pursuant to Title
12, Chapter 9A of the Town of Vail Zoning Regulations. The major amendment is
intended to allow the Vail Cascade Hotel & Club to begin utilizing the existing tennis court
facilities for special events and conference facilities. lf approved, a conference and
special events facility would become an accessory use in SDD #4.
The Vail Cascade Hotel & Club is cunently under contract with the Vail Valley Foundation
to provide the use of the tennis facilities as the major press facility for the 1999 World
Alpine Ski Championships. In order to utilize the space for the championships, several
costly building improvements are required to bring the building into compliance with the
Uniform Building Code and the Uniform Fire Code. To better justify the costs of the
improvements, the Vail Cascade Hotel & Club wishes to use the tennis facility for other
special events and conference-types of uses into the future after the World
Championships. The applicant anticipates using the tennis facility as conference space
and for special events 6-8 times per year. In order to do so, a major amendment to SDD
#4 must be approved by the Town of Vail.
A copy of letters dated August 17, 1998 and December 4, 1998, from Chris Hanen to
George Ruther, have been attached for reference. The letters more completely explain
the applicant's current and future intentions.
SPECIAL DEVELOPMENT DISTRICT AMENDMENT PROCESS
Chapter 9 of the Town of Vail Zoning Regulations provides for the amendment of Special
Development Districts in the Town of Vail. The Zoning Regulations provide nine design
criteria, which shall be used as the principle criteria in evaluating the merits of amending
an established Special Development District. Of the nine design criteria, staff has
.t ,-
identified two, which are directly applicable to the proposed major amendment to Special
Development District #4. Staff will not be addressing each of the design criteria in detail.
Staff's review of the criteria is only of those criteria, which are directly related to the
amendment proposal.
1. Uses. activitv and densiW. which provide a compatible. efficient and
workable relationship with surrounding uses and activitv.
The tennis court facility is located in Area A of the Cascade Village development
area. Other uses currently located within Area A include a 289 room hotel,
residential condominiums available for short{erm rent, a major health club facility,
20 - 25,000 square feet of conference space, restaurants, a movie theatre and
Colorado Mountain College. A mixed use hotel and fractional fee club is cunently
under consideration by the Town on the "ruins" development site.
Staff believes the proposed major amendment to allow for the special event and
conference use of the tennis facility will not result in any negative impacts on
existing and potential uses in the area.
2. Gomoliance with the parkino and loadinE requircments. as outlined in the
Zonino Resulations of the Town of Vail Municipal Code.
The applicant is proposing to convert the use of the existing tennis facility to
special events and conference-types of uses from time to time on an as needed
basis. With the exception of building improvements required to ensure the public
health and safety, no other building alterations are anticipated
The Zoning Regulations prescribe that the conference use of a space shall require
1 parking space for each I seats, based on seating capacity, or maximum building
occupancy, whichever is most restrictive. Parking for the Vail Cascade Hotel &
Club and tennis facility is provided in the parking structure located within Area A.
The applicant believes that there will only be a minimal increase in parking
demand resulting from the proposed special event and conference use of the
tennis facility. lt is anticipated that the use of the tennis facility for special events
and conferences will be accessory to the hotel and club, and that attendees of the
special events and conferences will be guests of the hotel. Therefore, as guests
of the hotel, parking accommodations will have already been provided.
The Zoning Regulations further prescribe that a minimum of one loading/delivery
berth shall be provided. lt is anticipated that the large, concrete paved area
located at the east end of the tennis facility will provide amble loading/delivery
space.
On August 24, 1998, the applicant appeared before the Town of Vail Planning and
Environmental Commission for a worksession to discuss the proposed major
amendments. During the worksession, the Planning and Environmental
Commission expressed concem over the loading and delivery circulation of the
proposed plan. In response to the Commission's concern, the applicant has
submitted altemative loading and delivery configurations for the use of the tennis
-
3.
facility as a special events and conference facility. At this time, the Town of Vail
is reviewing the four altematives and will determine the best altemative. Staff
would recommend that the applicant continue to work with the Town of Vail in
establishing a loading and delivery circulation plan for the tennis facility. Once a
final circulation plan has been determined and is agreed upon by the Town of Vail
and the applicant, all necessary improvements associated with the circulation plan
shall be implemented by the applicant. A copy of the four proposed circulation
plans has been attached for reference.
Public benefits to the communitv
When considering the establishment of, or an amendment to, a Special
Development District, the applicant shall demonstrate that there are public
benefits to lhe community of the proposal which outweigh any potential negative
impacts when requesting deviations from the Town's development standards.
The staff has identified the following public benefits of this proposal:
1. Increased tax revenue resulting from an increase in hotel occupancy
2. Increased opportunities to attract larger group conferences
3. Increased competition for Vail in the competitive national conference
market
Increased exposure of Vail in the destination resort market resulting in
reoeat visits
Increased guest visits during the shoulder seasons
STAFF RECOMMENDATION
The Community Development Department is recommending approval of the applicant's
request for a major amendment to Special Development District #4, Cascade Village, to
allow for the accessory use of the tennis facility for special events and conference
facilities, located at Vail Cascade Hotel and Club. The staff's recommendation is based
upon the review of the criteria outlined in Section ll of this memorandum.
Should the Planning and Environmental Commission chose to recommend approval of
the applicant's requesl, staff would recommend that the approval carry with it the
following condition:
1. That the applicant meet with the Town staff, prior to implementing and
utilizing the tennis facility for special events and/or conference facilities, to
determine a mutually agreed upon circulation plan for loading and delivery.
The circulation plan shall be implemented prior to the use of the space.
4.
ilr.
Should the Planning and Environmental Commission chose to recommend approval of
the applicant's major amendment request, staff would recommend that the Commission
make the following finding:
"That the applicant's request for a major amendment to Special Development
District #4, to allow for the accessory use of the tennis facility for special events
and conference facility, will not result in uses, activities or densities lhat are
incompatible, nor inefficient or unworkable with sunounding uses and astivities in
the vicinity of the Vail Cascade Hotel and Club. Additionally, the proposed
amendments comply with the purpose and intent of the parking and loading
requirements, as outlined in the Zoning Regulations of the Town of Vail Municipal
Code. Lastly, the applicant has demonstrated that lhere are public benefits to the
community resulting from the implementation of the proposed major amendment,
which outweigh any potential negative impact to the community. The public
benefits realized by the community are outlined in Seclion ll of the staff
memorandum."
August 17, 1998
Mr. George Ruther
Town Planner
Town of Vail
75 South Frontage Road
Vail, CO 81657
Re: Vail Cascade Tennis Facility-I999 World Alpine Ski Championships and Beyond
Dear George:
This letter responds to your request for an informational outline of how the Vail Cascade
Tennis Facility might be used for the 1999 World Alpine Ski Championships and potentially,
other fu nctions thereafter.
In an effort to simplify this understanding of our needs, I will define potential uses into three
categories. They are:
In-House Functions
These would be defined as group functions which would be housed within the Vail Cascade
Hotel complex and would require no additional parking requirements than are typically required
currently when we experience full occupancy, as we now do on a regular basis.
The profile of such groups would likely be one large group occupying all, or the majority of,
the hotel. They would most likely utilize our existing conference space for meetings and food
functions and the tennis courts for tradeshows utilizing 8'x8' and 10'x10' exhibits. Exhibit
space requirements could range in number from 40-120 booths. The potcntial also exists that
the tennis couns would be used for general session meetings for 300-600 people (theatre style
or classroom style meetings), or a combination of a general session and exhibits, which would
allow exhibitors greater exposure to delegates, which is always a priority. It is possible that
food could be served from warmer boxes (breaKast, lunch, dinners or coffee breaks), but not
prepared, in the tennis facility.
Town-Wide Functions
This use would be very similar to the "in-house" use described above, with the excePtion that
additional housing to rhat of the Vail Cascade Hotel would be required, resulting in additional
occupancy requirements in the tennis couns and additional parking requirements. It is
anticipated that this scenario might increase tennis court occupancy requirements for meetings
up to the 500-800 range. Such a scenario might also not require meeting space, but rath€r
,:
13OO Westhaven Drive, Vail Colorado a1657 . 97O.476.711 1 . Internet: www.vailcascade.com
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might allow each lodging property to house guests, utiliz€ each property's conference space for
meetings and food functions and utilize the tennis facility for exhibits only.
Parking challenges could be managed at the time of booking the group by requiring that shuttle
service be provided between properties, rather than allowing additional private vehicles to park
in the Vail Cascade's parking facility. A similar situation which has successfully been managed
each April for the past few years is that of the Future Business L€aders of America (FBLA)
group. In this instance, 2000+ young adults dine in the Vail Cascade conference center space
within a two and one-half hour period. These individuals are transported via shuftle from a
variety of Lionshead based lodging properties to Vail Cascade Hotel in a very organized and
well-managed fashion, without incident.
Special Events
These types of functions rny or may not require lodging and would include community events
such as the 1999 World Alpine Ski Championships, or could include other events such as
musical concerts or other one time day or evening evenm accommodating up to 1000-1500
people. Outside events not utilizing lodging would likely present parking challenges which
would need to be managed.
Quite frankly, other than the World Alpine Ski Championships, these types of events would be
of very low priority and would not likely be the type of event which would be solicited.
1999 World Alpine Ski Championships
The Vail Cascade Hotel and Club will serve as the Official Press Center Hotel and the Vail
Cascade tennis courts are intended to serve as the International Broadcast Center during the
championships, rvith set up beginning on January 3 and breakdown/depamrre from the facility
on February 22, 1999. The actual dates of the championship events will be from January 3l to
February 14, 1999.
This International Broadcast Center will require approximately 25,0@ square feet of space to
accommodate individual offices, studios, portable restrooms, limited food service and telephone
service(s). Occupancy at any given time is not expected to exceed 200-400 persons.
This same facility served the identical function during the 1989 World Alpine Ski
Championships and our understanding from those involved is that there were no access or
egress issues or problematic incidents related to access or egress.
Summary
Given the premise that we will invest substantial capital in the tennis facility to meet current
rown codes in an effort to accommodate the World Alpine Ski Championships, Vail Cascade is
interested in using this facility upon occasion in future years following the Championships for
the aforementioned uses described in this letter.
Although the Championships are an exciting event to host and will provide increased
recognition for the Vail Valtey in future years, the shon-term benefits from an economic
standpoint are minimal for our particular business. In fact, we estimate that displaced revenue
will amount to $1,700,000 due to lost room (complimentary rooms, discounted rooms and
inefficient arrival/departure patterns), food, beverage and conference center rentaI revenue. As
an example, conference space will be required prior to and following the Championships for set
up and breakdown. During this time, Vail Cascade is unable to utilize this space as a tool to
sell hotel rooms, food and beverage to other groups. Since 70% of our annual occupancy is
generated by group business, this is important to us. However, Vail Cascade, in an effort to be
a responsible participant within the community, is willing to support this event.
Of those uses previously described, our primary focus would be to accommodate the "in-house
functions" which would have minimal or no impact upon parking requirements. Both "town
wide events" and "special events" would represent a much lesser priority.
As I have expressed to town representatives during our past meetings, we are not financially
prepared to increase our capital commitment past current budget to improve the tennis facility
as a permanent conference facility. We are not prepared, for example, to install perrnanent
,"rt.oo-r. Since we do not envision a frequent need to use the tennis tacility for conference
related functions, we have discussed with the town the possibility of amending the SDD to limit
the number of functions (conference/trade shows) allowed by the town each year in the tennis
facility as a means of limiting some of the life safety related capital improvements which would
be required by a more perrnanent facility. I would expect that a maximum of six (which would
probably exceed our needs) functions per year would allow us reasonable latirude to
accommodate our needs.
Ir should be kept in mind that use of the tennis facility is not uncomplicated since it requires
costly ($10-15,000) covering ofrhe court surfaces during each use, displacement oftennis
members and financial concessions to them during special use periods, as well as other
challenges which would make use of this space desirable only in a limited number of
circumstances.
We feel rhat the ability to use this space would make available to us a new market niche and
enable us to accorrrmodate those types of conferences requiring more facility than we currently
have to offer. Vail Cascade currently offers 289 hotel rooms, 70 rental condominiums and 20-
25,000 square feet of meeting space (varies winter to summer). Access to the tennis courts
would provide an additional 28,000 square feet of facility. It would enable us to keep business
in Vail which might otherwise be driven to Keystone Resort (77,000 square feet of meeting
space, 16,000 of which is in one facility), Snowmass Conference Center (40,000 square feet)
and other competitors. As an example, a member Of our sales staff advised me today of a
potential client (an Association) which has used the Snowmass Conference Center for the Past
iju. y.rr. and is looking for a new location. They would consider our facility for a July, 2000
confirence. Without rhe tennis facility, we cannot accommodate this piece of business, but the
client has expressed that we would be seriously considered if we could offer an additional
15,000 square feet of space. We have another potential piece of business for the month of
April, 1999 which will advise us pending the outcome of whether or not we can provide the
tennis facility. Other examples of groups which we have lost due to a lack of space is attached.
George, you requested that I provide an existing plan ofthe facility marked to indicate both the
fire system design and the emergency lighting design. We are unable.to provide this at this
time iince our director of reson maintenance is out of town until August 28. However, Mike
McGee, along with other town staff members, has been directly involved in inspection of the
facility and discussions with our Director of Resort Maintenance in developing life safety
design options which would be acceptable in our facility. Mr. McGee has offered to attend the
pEC hearing on Monday, August 24 to express his comfort level with design options to date.
It would be helpful if we could receive feedback from the PEC on Monday, August 24 to
determine if our making improvements to this facility is economically feasible so that we can
hopefully keep this project moving forward in an effort to be sufficiently prepared for the
Championships in January, 1999.
Thanks again for your cooperation and assistance with this process. Should you have any
, please let me know.
v,
Managing Director
Vail Cascade Hotel and Club
December 4, 1998
Mr. George Ruther
Town Planner
Town of Vail
75 Frontage Road
Vail, CO 81657
Re: Vail Cascade Club SDD Major Amendment Application (Tennis Couns)
Dear George:
The intent of this letter is to provide historical background and set forth conclusions regarding
the anticipated impact upon the existing Vail Cascade Club parking facility fiom the occasional
use of the Vail Cascade tennis court area by conferences. The use would be primarily for
tradeshows and meetings. Since it is difficult to quantiff statistically specific parking use
throughout the year due to the diverse uses and the change in demand throughout the year by
the various users, I have attempted to provide a conceptual rationale based upon historical
trends. Following are bullet point comments which will hopefully offer some clarification to
questions regarding parking:
a
a
a
Vail Cascade Hotel and Club (VCHC) off'ers 421 parking spaces on three parking levels.
VCHC currently provides 291 hotel rooms and suites.
VCHC has historically provided additional parking fbr the Penthouse Condominiums (8
units), The Vail Cascade Club, Colorado Mountain College, the Cascade Village Movie
Theater and Clancy's Restaurant.
VCHC manages and controls all parking in this facility.
Parking requirements and demand vary continually throughout the year based primarily
upon the following factors:
1. The season
2. Guest profile (group or transient guest)
3. Geographic profile of guest (Front Range/regional or national/international destination
traveler)
The parking situation at Vail Cascade is cunently very manageable and during those few
times during the year when parking demand is at capacity, management has the ability to
relocate employee parking as needed.
Both Front Range and Colorado regional guests have a tendency to drive their own vehicles
rather than shuttle to Vail. This creates parking demand.
Guests from outside of Colorado primarily use the airport shuttle service when travelling to
Vail. This reduces parking demand.
During the months ofJanuary, February and March, when hotel occupancies typically
range fiom 76-9L% approximately 85% of all guests (both group and transient) use a
shuttle service. The higher occupancy month of December also experiences this identical
trend. This dramatically reduces demand for parking.
'f 3OO Westhaven Drive,Vail Coloraclo A1657 .97O.476.7111 . Internet: www.vailcascacle.con]
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In July and August, when hotel occupancies typically range from 7l-86%, group business
historically represents 75-85Vo of overall hotel occupancy. Of these group guests,
approximately 75-85% tend to use shuttle service. However, since the transient business is
more regional in origin, 7 5-80Vo of those guests drive their own vehicles to Vail, creating
more parking demand.
o During the remaining months of April, May, June, September, October and November,
resort occupancies range from 19-65% (averaging 39% throughout that period) and the mix
of shuttle use versus vehicle use is insignificant pursuant to demand for parking. There are
no parking issues during these months.
Summarizing this infbrmation in a meaningful way as it relates to this request to expand the use
of the tennis facility, there has never been a shortage of parking during the winter and shoulder
season periods due to the hotel's marketing focus on atnacting predominantly national and
international group customers who have historically used shuttle service to Vail. The other
factor relates to the lack of business demand during the shoulder months. The greatest demand
in the parking facility is generated during the months of July and August when more of our
guests drive vehicles fiom Front Range and regional markets within or near Colorado.
The intention of VCHC management is to use this facility to assist in increasing hotel
occupancies during those periods which have historically experienced minimal demand and
lower occupancies (the shoulder seasons). These are also times when parking capacity is not an
issue. The targeted use would not typically be during those months where the depth of demand
is much higher.
h is not intended that use would be frequent and it is anticipated that the users of the facility
would be housed within the Vail Cascade Hotel and Club. In situations where users would bc
housed in outside lodging facilities, it would be set fonh in advance and required that shunlc
service be provided between those outside facilities and VCHC when appropriate.
It is our perspective that approved use of this facility would not create unmanageable parking
issues and should that potential exist in some specific situation, the ability exists to manage such
a situation to an acceptable level. The benefit of such an arrangement would be to "level out"
hotel occupancies throughout the year, increase business and attract additional visitors to Vail
during typically slower business periods.
I hope that this leuer addresses appropriate parking concerns. Please contact me if you have
ouestions.
Managing Director
Vail Cascade Hotel and Club
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PLANNING AND ENVIRONMENTAL COMMISSION
December23, 1998
Minutes
MEMBERS ABSENT:
Brian Doyon
MEMBERS PRESENT:
Greg Moffet
John Schofield
Galen Aasland
Diane Golden
Ann Bishop
Tom Weber
Public HearinE
STAFF PRESENT:
George Ruther
Brent Wilson
Allison Ochs
Judy Rodriguez
2:00 p.m.
Greg Moffet called the meeting to order at 2:00 p.m.
1. A request for a Type ll Employee Housing Unit, at a proposed primary/secondary
residence, located at 765 Forest Road / Lot 8, Block 2, Vail Village 6"' Filing.
Applicant: Nancy Adam, represented by Fritzlen, Pierce, Smith Architects
Planner: Brent Wilson
Tom Weber recused himself from this item.
Brent Wilson gave an overview of the staff memo.
Greg Moffet asked for any applicant, public or Commissioners comments. There were no
comments.
Ann Bishop made a motion for approval in accordance with the staff memo.
Diane Golden seconded the motion.
The motion passed by a vote of 5-0-1 .
Z. A request for a minor subdivision of Lot 4, Spraddle Creek Estates, to revise the building
envelope, located at 1094 Riva Glen/Lot 4, Spraddle Creek Estates.
Applicant: HarveY Kinzelberg
Planner: Jeff Hunt
In Jeff Hunt's absence, George Ruther gave an overview of the staff memo'
Greg Moffet asked if the applicant had anything to add.
Planning and Environmental Commission
Mnutes
December 28, l99E
,.
Hans Bergland, the Architect, showed a diagram of the request.
Greg Moffet asked for any public, or Commissioner comments There were no comments.
John Schofield made a motion for approval in accordance with the staff memo.
Diane Golden seconded the motion.
The motion passed by a vote of 6-0.
3. A request for a conditional use permit to allow for a professiona! offlce in the Austria
Haus, located a|242 Easl Meailow Dr./ Part of Tract C., Block 5D, Vail Village 1"t Filing.
Applicant: Ginger TofferiPlanner: George Ruther
George Ruther gave an overview of the staff memo.
Greg Moffet asked for applicant, public or Commissioner comments. There were no comments.
John Schofield made a motion for approval, in accordance with the findings on page 4 of the staff
memo.
Diane Golden seconded the motion.
The motion passed by a vote of 6-0.
4. A request for a major amendment to SDD #4, to allow for the use of the tennis facility for
special events and conference facilities, located at 1300 Westhaven Dr. Cascade Village
Area A.
Applicant: Vail Cascade Hotel and Club, represented by Chris Hanen
Planner: George Ruther
George Ruther gave an overview of the staff memo.
Greg Moffet stated for the record that there was no public present and he then asked if the
applicant had anything to add.
Chris Hanen said the focus was for the off-season and there would be shuttle anangements
made to off-set any parking problems, since we control the parking. He said the impetus would
be to compete with Keystone or other areas for conferences.
Galen Aasland asked what recourse the Town would have if the parking got out of hand.
Chris Hanen said he would hope the Town would address problems with us and we would
respond.
John Schofield asked about 18-wheelers.
Chris Hanen stated there would be no 18-wheelers.
Planning and Environmental Commrsston
Minutes
December 28. 199E
,.
Tom Weber asked why it was an accessory use and not a conditional use.
George Ruther said it was an accessory use, since there were additional conference rooms on
site.
Diane Golden asked what the response of lhe tennis members had been.
Chris Hanen said the members didn't appreciate it and there was a misunderstanding that this
would be a profit to us. He said they would only be relocating people for a 3-4 day period of time
and the facility would be used on a very select basis.
John Schofield made a motion for approval in accordance with the staff memo.
Ann Bishop seconded the motion.
The motion passed by a vote of 6-0.
5. A request for a minor alteration in the CC2 Zone District, located at 520 E. Lionshead
Circle / Lionshead Center Condominium #306.
Applicant: Robert PressonPlanner: Allison Ochs
Allison Ochs gave an overview of the staff memo.
Greg Moffet asked if the applicant, public or Commissioners had any comments. There were no
comments.
Ann Bishop made a motion for approval in accordance with the staff memo.
Diane Golden seconded the motion.
The motion passed by a vote of 6-0.
6. A request to amend the Town's "Public Accommodation" Zone District, chapter 7 and
amendments to chapter 15, Gross Residential Floor Area (GRFA), Town of Vail
Municipal Code.
Applicant: Johannes Faessler, represented by Braun Associates, Inc.
Planner: George Ruther
TABLED UNTIL JANUARY 11, 1999
7. A request for a major amendment to SDD #4, to allow for a fractional fee club and a
change to the approved Development Plan, located at 1325 Westhaven Dr., Weslhaven
Condominium Cascade Village Area A.
Applicant: Gerald L. Wurhmann, represented by Robby Robinson
Planner: George Ruther
Planning and Environmental Commrsston
Mnutcs
December 28, l99E
TABLED UNTIL JANUARY 11, 1999
8. A request for a worksession to discuss a proposed arena expansion at the Dobson lce
Arena, located at 321 East Lionshead Circle/ Lot 1, Block 1, Vail Lionshead 2nd Filing.
Applicant: Vail Recreation District, represented by Odell Architects
Planner: George Ruther
TABLED UNTIL JANUARY 11, 1999
Galen Aasland made a motion to table items #6, #7 and #8.
Ann Bishop seconded the motion.
The motion passed by a vote of 6-0.
9. A request to amend the Vail Village Master Plan, regarding building height guidelines.
Applicant: Zehren & Associates
Planner: George Ruther
WITHDRAWN
10. Information Update
Georoe Ruther reminded the PEC that there would be a joint worksession with the Town Council
on Ja-nuary 12th at 2:00 p.m., regarding the proposed redevelopment of the Maniott and the P.A.
Zone District amendments.
11. Approval of December 14, 1998 minutes.
Galen Aasland had changes.
John Schofield made a motion to approve the minutes as amended.
Galen Aasland seconded the motion.
The motion passed by a vote of 6-0.
Galen Aasland made a motion to adjoum.
Tom Weber seconded the motion.
The meeting adjoumed at2l.28 P.m.
Planning and Environmental Commission
Minutes
December 28, 1998
.1
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
November23, 1998
A request for a conditional use permit to allow for the operation of a
"transportation business" within Special Development District # 4 /
Cascade Village Hotel & Club, located at 1300 Westhaven Drive/Cascade
Village Area A.
Applicant Westrac, Inc. dba Thrifty Car Rental, represented by Rudy
& Associates, P.C.
Planner: George Ruther
I. DESCRIPTION OF THE REQUEST
The applicant is requesting a conditional use permit to allow for the operation of a Thrifty
Car Rental business within the Cascade Village Hotel & Club. The proposed operation
would be housed in a small 8' x 8' office space existing within the hotel. The car rental
operation would provide a maximum of twelve rental cars. The applicant is proposing to
retain four reserved parking spaces on site to be used primarily for the cleaning and
exchange of rental cars. The proposed (on-site) rental car storage area is currently
owned and operated by the Cascade Club Hotel & Club and used to meet the parking
demands of the hotel. The applicant anticipates that at no time will there be more than
12 renlal cars parked in the structure at a time.
II. CONDITIONAL USE PERMIT REVIEW CRITERIA AND FINDINGS
The review criteria and findings for a request for a conditional use permit are outlined in
Section 12-16-6.
A. Before acting on a conditional use permit application, the Planning &
Environmental Commission shall consider the following factors with respect to
the proposed use:
1. Relationship and impact of the use on development objeciives of the Town.
The applicant is proposing to operate a car rental business out of the Cascade Hotel
and Club. The car rental business would be comprised of a small administrative
office within an existing space in the hotel and the storage of 12 rental vehicles in the
existing parking structure on-site. Staff believes that the proposed use would have no
negative impacts on the existing use or the development objectives of the Town.
Staff does believe, however, that in order for the use to be compatible, a finding must
be made that adequate rental vehicle storage and other necessary business needs
have been provided.
f :Everyone\pecvnemos\98Uhrift y4
A review of the Town's files including all special development district amendments
and building permits issued for Area A within the Cascade Special Development
District reveals a surplus in the parking requirement. According to the Town's
information, a total of 421 parking spaces are contained within the existing structure.
Given the existing uses, 36 of the spaces remain available. Therefore, the 12
spaces requested for use by the applicant is acceptable. Should this conditional use
permit be approved, a total of 24 parking spaces will remain available for future
allocation.
2. Effect of the use on light and air, distribution of population, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities and public facilities needs.
Staff believes that the proposed request for a conditional use permit would have no
negative effects on the above-described criteria.
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.
The applicant is proposing to store rental vehicles within the existing parking
structure on-site when the vehicles are not in use. According to the existing uses
approved for the Cascade Village Special Development District, 36 parking spaces
are available for allocation within the existing parking facilities on site. Staff believes
it is important to provide the vehicle storage spaces on site and not attempt to rely
upon a "managed" parking solution. Historically, "managed" parking solutions have
not been effective and are very difficult to enforce; thus resulting in failure.
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.
Staff believes that the proposed request for a conditional use permit would have no
negative effects on the above-described criteria. Each of the required vehicle
storage spaces within the structure is paved and fully screened from the public right-
of-way. Additionally, staff believes that 12 vehicles is not an excessive number and
will adequately provide for the proposed use.
B. The Planning and Environmental Commission shall make the following
findings before granting a conditional use permit:
1. That the proposed location of the use is in accordance with the purposes of this Title
and the purposes of the district in which the site is located.
2. 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.
3. That the proposed use will comply with each of the applicable provisions of this Title.
f :\everyone\pec\memos\98Uhrift y4
III. STAFF RECOMMENDATION
The Community Development Department recommends approval of the request for a
conditional use permit to allow for the operation of a Thrifty Car Rental business in the
Cascade Village Hotel & Club. Staff's recommendations are based upon our review of
the criteria outlined in Section lll of this memorandum. Staff believes that given the
availabilig of adequate on-site rental vehicle storage, the use would not result in serious
negative impacts inconsistent with the Town's development objectives.
Should the Planning & Environmental Commission choose to approve the request for the
conditional use permit, staff would recommend that the Commission make the following
findings:
1. That the proposed location of the car rental business is in accordance with the
purposes of the Zoning Regulations and the purposes of Special Development
District #4 (Cascade Village).
2. That the proposed location of the car rental business and the condition 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 of the Cascade Hotel & Club.
3. That the proposed car rental business will comply with each of the applicable
provisions of the Zoning Regulations.
Should the Planning & Environmental Commission choose to approve the request for a
conditional use permit, staff would recommend that Commission place the following
condition upon the approval:
1. That prior to the conditional use permit approval becoming effective, the
applicant amend special Development District No.4, Cascade club, pursuant to
the procedures outlined in Section 12-94-10 of the Zoning Regulations.
f :bveryone\pec\memos\g8\thriftY4
MEMBERS PRESENT:
Greg Moffet
John Schofield
Diane Golden
Ann Bishop
Tom Weber
Brian Doyon
PLANNING AND ENVIRONMENTAL COMMISSION
November23, 1998
Minutes
MEMBERS ABSENT:
Galen Aasland
STAFF PRESENT:
Russ Fonest
Dominic Mauriello
Brent Wilson
Allison Ochs
Judy Rodriguez
2:00 p.m.Public Hearins
Greg Moffet called the meeting to order at 2:00 p.m.
1. A request for a variance from Sections 11-4?.-17 and 11-4C-18 of the Town of Vail
Municipal Code, to allow for an arcade wall sign in excess of 20 square feet and window
signage in excess of iwo per frontage, located at2161 N. Frontage Road West / A portion
of Lot 2A, Vail das Schone 3'o Filing.
Applicant: Half Moon Saloon
Planner: Allison Ochs
Allison Ochs gave an overview of the staff memo.
Maggie Hurley, an owner of the Half Moon Saloon, gave the chronology of the name change from
theGckalope to Half Moon Saloon. She said she was told by the staff that there would be no
problem with replacing the sign and it would be staff approved. She said her sign comPany
submitted the sign application in early October to replace the existing sign, but staff discovered
the sign from lgleaii ago was illegal. She said they were set to apply two months ago, but now
the sign woutd not be up until Christmas. She said at the point they were told the sign was
illega[ they were told a variance was possible. She said a sign half the size of the existing sign
would not
-be
effective, so they went ahead with the variance process adding another 3-4 weeks
onto this timing. She said had she known this would be denied, to cut the losses, she would
have gone with the smaller sign. She said she felt it an extenuating circumstances, as we were
going-to replace an existing sign were told this would not be a problem. She said that because
ot tnl set back windows, the storefront needed identification.
Justin Hurley stated that he measured some existing signs in front of City Market.
Dominic Mauriello said City Market signs were exactly 20 sq, ft., but since they were owners as
well as tenants, they were allowed directory signs
Greg Moffet said that prior to the institution of the sign code, many variances were allowed, but
since ihe sign code, there have been no variances granted.
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Planning and Environmental Commission
Mnutes
November 23. 1998
Justin Hurley said this had been a waste of our time, since we were told to go ahead.
Maggie Hurley said the owner of the West Vail Mall had ok'd the sign.
Greg Moffet asked for any public comment. There was no public comment
Tom Weber said there obviously was miscommunication between the applicant and the staff.
Justin Hurley said businesses in the West Vail Mall needed to be seen from the highway.
Tom Weber said the PEC could not give special treatment above the neighbors.
Justin Hurley said his business was larger and with a higher rent then the neighbors.
Tom Weber said having higher rent doesn't grant you more sign and that maybe slaff wasn't
clear that the name was being changed.
Brian Doyon said this was a problem of the system, with not enough people to enforce the code,
but he felt the PEC needed to agree with staff, unless we can come up with a reason.
Brent Wilson said Gart was allowed 44 sq. ft., since they were an anchor of the mall.
Brian Doyon said he was against the logos on all the windows.
John Schofield said laws do change over the years and this was similar to speeding on the
Frontage Road until you get caught. He agreed with Brian that logos on every window was too
much.
Ann Bishop said she was in favor of granting a variance because of the Gart sign and also how
much the business needed the sign.
Diane Golden said the temporary sign pops out and you can see it from the road. She said that
the temporary sign was conforming and agreed not to grant the variance.
Greg Moffet said the elected officials voted on the Gart sign being larger and all the other signs
needed to be the sel size and because this was a very custom piece of legislation, he wouldn't
be able to vote in favor of granting this.
John Schofield made a motion for denial.
Diane Golden seconded the motion.
Greg Moffet asked for any further discussion.
Tom Weber said he was in favor of putting the logos on the doors for identification, since they
were the equivalent of three tenanl spaces.
Brian Doyon agreed with Tom's comments.
John Schofield amended his motion to allow logos on the eniry doors.
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Planning and Environmcntal Commission
Mnutes
Novcmber 23. 1998
Diane Golden seconded the amended motion.
The motion was denied by a vote of 6-0, with the door logos approved.
2. A request for a Conditional Use Permit, to allow for a "transportation business" within
SDD #4, located at 1295 S. Frontage Road/Cascade Village.
Applicant: Thrifty Car Rental, represented by Rudy & Associates
Planner: George Ruther/Dominic Mauriello
Dominic Mauriello gave an overview of the staff memo.
Greg Moffet asked for any applicant or public comment. There were no comments.
Ann Bishop had no comments.
Diane Golden asked about the parking allocation.
Dominic Mauriello gave the parking allocation and explained the mixed use credit and that there
were 36 available pa*ing spaces. He stated that there were numerous parking spaces fenced
off in the garage and that there were no spaces designaied for specific uses.
John Schofield asked if it was the intent to have a specific 12 spaces or take any 12 that are
available.
Dominic Mauriello said 3-4 spaces were designated and the remaining were not designated.
Diane Golden asked if it was the applicant's responsibility to get the area cleaned up.
Dominic Mauriello said it was up to the landlord, but that cars would be detailed in a corner of the
garage.
John Schofield asked with car washing on site, would there be a problem with ise and he said
that detailing needed special equipment.
Brian Doyon said detailing required a van, which would lose the circulation flow.
Dominic Mauriello said the PEC could add a condition to require servicing be contained in a
parking space.
Brian Doyon asked when the fencing would be taken down'
Dominic Mauriello said to tie a condition to remedy any problems.
Brian Doyon said he didn't want to see 36 spaces turn into 45 because of servicing the vehicles.
Tom Weber asked the applicant to explain the detailing'
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Planning and Environmental Commission
Minutes
November 23, 1998
Jeff, from Thrifty Car Rental, explained that the detailing would entail windex, and Amoral, and
that the vacuuming and car washing would take place at the Phillips 66 station. He also said the
spaces would not be totally allocated.
Greg Moffet stated for the record that his company did business with the applicant, but he saw
no conflici. He also said that the Code allowed for this kind of conditional use.
Brian Doyon made a motion for approval with one condition, in accordance with the staff memo.
Diane Golden seconded the motion.
The motion passed by a vote of 6-0.
3. Review and provide a final recommendaiion on the Lionshead Master Plan.
Applicant: Town of Vail
Planner: Dominic Mauriello, representing the Lionshead Master Plan Team
Dominic Mauriello stated the biggest change was the introduction of graphics into the document
and the major deletion was the tennis court site. He then said the idea was to take this to the
Town Council Dec. 't"'.
Ethan Moore, with Design Workshop, mentioned that some of lhe comments from the PEC were
not yet incorporated into the document, such as strengthening the language regarding the
undergrounding of l-70, but that the comments would be incorporated. He said Galen had
commlnts relating to two graphics showing a 2no altemative to the parking alternative on the
Lions Pride Building and the day lot vertical study showing potential impact. He said the text
addressed the views and noise concems. He said the motion to aPprove could be made
contingent on these commenls being added.
Greg Moffet asked if the increased building heights on the north and west ends had been
addressed.
Ethan Moore said they needed to be reevaluated because of the desirability of housing, but not
at the expense of quality. He said lf housing could be successfully integrated, then it should be
done as long as it didnl sacrifice quality. He said that commercial development was talked about
for the west end, which was the appropriate place for this to happen.
Greg Moffet asked what the Council's concept of conditional use permits for additional building
height in west end and along the S. Frontage Rd. was and if it was in this document.
Dominic Mauriello said there was no language in the plan that addressed this detail.
Greg Moffet asked if any there was any change on upper floor setbacks beyond the first floor and
that he was concerned about light and air if sections of the buildings are 30' high above the
ground for north/south oriented buildings.
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Planning and Environmental Commission
Minutes
Novembcr 23, 1998
Ethan Moore said that mandatory stepbacks would make sure the building steps back with the
light coming into the space remaining unchanged. He said the stepbacks would introduce a
higher lever of diversity.
Tom Weber said you would not be able step back existing buildings.
Greg Moffet said since 40% of the building could be 30' high from street level, you would have a
lot more shade with a north/south orientation and the problem was that a taller building height
would have a lot more shade.
Ethan Moore said it paralleled the sun moving across the sky with the north/south orientalion and
that between 10 a.m. and 2 p.m., there would be sunlight streaming directly down the street.
Tom Weber questioned what was going on with doing away with GRFA and being controlled with
density.
Dominic Mauriello said the GRFA pertained to residential uses and that there was an ongoing
discussion with Council regarding GRFA.
Tom Weber said to do away with GRFA in this circumstance.
Ethan Moore said Council wants to raise GRFA, so it no longer represents the primary building
constraint. He said the 2.5:1 ratio would not be restrictive or present constraints.
Tom Weber said the sketches are to sell the master plan rather than engage the owner. He then
asked about snowmelting on TOV property.
Russ Fonest said specific improvements would use different financing from appropriate
contributions. He said the first step was for it to be implemented by the Town with cooperalion
from the adjacent property owners.
Tom Weber said there were more "shoulds" than "shalls" in the document which created a less
definitive document. He then suggested to change the language to shall, where possible.
Russ Fonest said the DRB was wrestling with the Design Guidelines now and trying to decide
where ii was appropriate to have "should" or "shall."
Brian Doyon was concerned with the site guidelines and that the original intent was to tone down
the hardscapes. He said all the graphics, 8.2 and 8.3, show trees and are contradictory and he
said the word should is not what we want in our guidelines.
Russ Fonest asked the PEC if the verbal maiched the pictures, would that be acceptable. He
said one of the goals was to remove landscaping buffers from the retail fronts.
Brian Doyon said the secondary mall areas are all outlined by trees, but there was no
requirement for that.
Tom Weber stated if we needed landscape requirements in ihere, we needed to state that.
5
Planning and Environmcntal Commission
Mnutes
November 23, 1998
Brian Doyon said the master plan says we could have pavement but this it says 20% should be
landscaping, yet there is no requirement for landscape materials or hardscape, so there needs to
be stronger landscape language in the design guidelines.
Dominic Mauriello asked for examples in writing, so we don't miss ihe mark the next time.
John Schofield asked about the l-70 issue and along those lines, why his l-70 comments didn't
make it into ihe draft.
Greg Moffet said he can'i tell if any of our comments made it into this draft.
Ethan Moore said he will incorporate some stronger language, the north day loi, alternative
graphics, office space on the west side, and the potential of increased height on the north side.
He said future development on l-70 and taller building heights on the South Frontage Road have
not been addressed, and so he suggested for the PEC to make that part of their approval. He
also said lhere should be stronger language in the recommendation to have taller building
heights on the west end.
Ann Bishop asked if Mr. Lamont's suggestions had been incorporated into the document.
Russ Fonest said, no, since staff didn't agree with the his views on the North Day Lot and the
west end parking.
Ethan Moore said the primary focus of this draft was the completion and addition of all the
graphics.
Russ Fonest said another of Jim Lamont's comments had to do with the wetlands area by the
Bom Free lift and that staff wanted to keep the bridge in and Jim wanted to take it out as a
restoration project.
John Schofield said there should be a review of the parking pay-in-lieu language. He said the
one section he disagreed with and strongly urged action on was to get the DDA in place before
the Broomfield issue was settled. He said if we don't put it in place, we will lose so much and he
felt strongly that it should have been acted on 6 months ago. He said the DDA should be formed
immediateiy. He said building height was touched on and PEC was unanimous. He said to take
a hard look at that again and strongly agreed with eliminating GRFA. He said that some
language indicated a possible reduction in parking requirements and he would like to see that
language removed.
Dominic Mauriello said the intent was if a project didn't generate additional parking, more parking
wouldn't be assessed.
Ann Bishop said it was a good document and everyone should be commended, but she would
have liked to have had Mr. Lamont's comments beforehand to compare them. She said it was
subject to what we were going to staple to it and so she was in favor of it. She said she wants to
approve it, to get it going.
Diane Golden said her fellow commissioners had worked hard on their comments and
recommendations and she had no further comments.
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Planning and Environmental Commission
Minutes
November 23, 1998
Greg Moffet asked for any public comments.
Jim Lamont, East Village Homeowneis Association, advised the PEC to see the final draft to
sign off on. He said from the homeowneis standpoint, the delivery access should be equally
shared for the Dobson lce Rink and the Civic Center. He said loading and delivery on the Phase
3 site would free up Dobson. He said there should be a public open space where the community
could come together south of the Civic Center. He said the wetland area was in two component
parts. He explained the road to the play area on a graphic. He said Rotary could put in a
pedestrian path which could be looped, to afford rehabbing the wetland and also create a place
where people could go in circles. He said he would like to see the language changed relative to
that parcel. He suggested that the views over the Lionshead Parking Structure be maintained so
people have a reason to pull off the Interstate to see the interior of the community. He said
height should be limited here, as it was in Ford Park and this was the only other place to get a
feeifor the mountain from the interstate. He said he was concerned with heights and mass
along the Frontage Roads. He said more heights could be added if they were more articulated
along the high speed corridors. He said it was just the wall effect he was getting nervous about.
ne sliA ne wouiO like to see the GRFA system stay, but that it should be modified and
increased. He said to make sure the design guidelines take up where the zoning drops off. He
reminded the PEC that the design based system lasted 6 months without GRFA. He said he was
in favor of loosening up GRFA and beefing up the design guidelines, but you have to prove that
we can get a balanced develoPment.
Greg Moffet asked if Council had received Jim's comments.
Dominic Mauriello said, yes, several weeks ago.
Jim Lamont said the plan doesn't succeed on the west end. He said there needs to be language
in to make it a mixed-use village, with parking off to the side, without parking under projects to
free up the a6ul grid. He suggested a middle class village that includes timeshare and
commercial, with no-view space as offices. He said the 5-6 acres towards the west end needs to
be proved, as it left him flat. He said it was an area for affordable housing, and for hotels, but it
didn't give a sense of hope for an urban center. He said it was a bit late for design alternatives,
but we ought to think about what would give excitement to the west end. He said we needed io
create a major urban cenler, not to be close enough to the lifts, but close enough to wanant
excitement. He said these were the most critical elements and although this was an exemplary
job to satisfy us, it didn't have the "umpf."
Dave Corbin, from Vail Associates, said we could tweak this plan ad nauseum forever. He
encouraged the PEC to generally approve it to Council to keep it moving. He said to identify
those splci1c shortcoming areas in generalized ways and acknowledge what we have is
workable.
Greg Moffet agreed with Jim that the west end needed to create an oPPortunity to match the
competition, perhaps getting rid of the sewage plant. He summarized that:
r he would like to see some recommendation on the landscape issues per Brian's concem.
r That there were parking, pay-in-lieu, the immediacy of DDA, the addressing of GRFA and l-70
concems per John.
r There needs to be a compulsion on any norlh/south orientation with new construction on the
core site. j
Planning and Environmental Commission
Minutes
Novcmber 23, 1998
. Need to be consistent to aggressively step back, with a mandatory 16' step back.
r That Map "W' is entirely too restrictive and to either start over, or throw it out, because if it is
approved it suggests that other sites are not appropriate for housing.
r That specific conditional use permits be issued for heights to go up one floor for offices, as
distinct from commercial, in the west end and along the frontage road.
Greg Moffet said the streets were considerably narrower, and so 16' stepbacks were necessary.
He said, to the extent that we can create streets with a north/south orientation, we should do so
to create a greater sense of light on the ground.
Tom Weber disagreed.
Greg Moffet said we need the ability to look to the mountain and see a hill and so we need to
keep heights low enough to maintain a connection to draw everything together.
Dave Corbin showed his plans that had non-straight corridors, similar to Bridge Street. He said
he would have to take one of the penetrations out to keep building mass if they were forced to
step back.
Greg Moffet said he objected to a solid two story mass and we can't put 2nd and 3'd story bridges.
He said Council took off height for light and air, but by putting bridges you maintain mass.
John Schofield disagreed with a 2nd level bridge comment by Greg.
Geoff Wright said the most important concem for his condo owners was a large mass in front of
them and the overall ridge height.
Russ Forrest stated the connec{ion to the mountain needed to be maintained.
Greg Moffet said we need to overlay and fix map "W."
Jim Lamont said we need to integrate to get housing into the core area, but the message ought
to be sent to get on-site housing, as well as mixed into the community.
John Schofield made a motion for approval of the Lionshead Redevelopment Master Plan subject
to the following nine (9) changes:
1. Change language in the site development guidelines to state that landscaping shall be
incorporated within existing and new construction to emphasize and create niches.
2. Gardens and planting beds shall be located within the Lionshead study area where they add
to the pedestrian experience, provide for screening, and to focus views.
3. Stronger language needs to be added which directs study to the undergrounding of the l-70
conidor and use of the air rights above.
I
Planning and Environmental Commission
Mnutcs
Novcmber 23, 1998
4. The plan needs to provide language about the study of the parking pay-in-lieu fee.
Additionally, the plan should provide for the study of parking requirements which reflect a
uses'parking need.
5. The plan language should be modified to encourage the immediate formation of a Downtown
Development Authority and enabling of tax increment financing.
6. Gross Residential Floor Area (GRFA) limitations should be eliminated or substantial
modification/increase of the standard should be provided.
7. Plan language shall be modified to compel development on the core site to be oriented
norih/souih.
8. Language should be included in the plan to allow for additional height (additional story) for
properlies adjacent to the S. Frontage Road and in the west end of the study area by
conditional use permit or other regulatory vehicle.
9. Map "\y'l,' is cunently too restrictive and should be modified to show the entire study area,
including the Red Sandstone Site, as potential employee housing infill areas.
Ann Bishop seconded the motion.
The motion passed by a vote of 6-0.
4. Information Update
5. Approval of November 9, 1998 minutes.
Ann Bishop made a molion to approve the amended minutes.
John Schofield seconded the motion.
The motion passed by a vote of 6-0.
Ann Bishop made a motion to adjourn.
John Schofield seconded the motion.
The motion passed by a vote of 6-0.
The meeting adjoumed at 4:50 P.m.
9
Planning and Environmcntal Commission
Mnutcs
November 23, 1998
MEMORANDUM
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: October26, 1998
SUBJECT: A request for a major amendment to Special Development District No. 4,
Cascade Village, to allow a "transportation business" as a conditional use
in the district, and a request for a conditional use permit to allow for a
Thrifty Car Rental business in the Cascade Village Hotel & Club, located
at 1300 Westhaven Drive/Cascade Village Area A.
Applicant: Westrac, Inc. dba Thrifty Car Rental, represented by Rudy
& Associates, P.C.
Planner: George Ruther
I. DESCRIPTION OF THE REQUEST
The applicant, Thrifty Car Rental, represented by Rudy & Associates, P.C., is proposing
a major amendment to Special Development District No. 4, Cascade Village and
pending the outcome of the major amendment, requesting a conditional use permit. The
proposed amendment would add a "transportation business" as an allowed conditional
use, subject to the issuance of a conditional use permit, within the Cascade Village
Special Development District.
The applicant is requesting a conditional use permit to allow for the operation of a Thrifty
Car Rental business within the Cascade Village Hotel & Club. lf the major amendment
is approved, the applicant wishes operate a car rental business out of the hotel. The
proposed operation would be housed in a small 8' x 8' office space existing within the
hotel. The car rental operation would provide a maximum of twelve rental cars that
would be stored on-site within the existing underground parking structure. The proposed
rental car storage area is currently owned and operated by the Cascade Club Hotel &
Club and used to meet the parking demands of the hotel. The applicant anticipates that
at no time will there be more than 4-6 rental cars parked in the structure at a time.
Should additional parking become required, the applicant has indicated that the
increased demand for parking will be provided off-site.
II. BACKGROUND
According to section 12-9A-2 (Definitions)of the Town of VailZoning Regulations, a
major amendment to a special development district is defined as, in part,
"Any proposal to change uses; increase GRFA; change the number of dwelling or
accommodation units; modify, enlarge, or expand any special development district."
Since the applicant is proposing to change the uses allowed in the Special Development
District, the staff has determined that this request is a major amendment.
Section 12-16-1 of the Zoning Regulations describes the purpose of a conditional use in
zone districts and land use development. According to Section 12-16-1, the purpose of
a conditional use is,
"ln order to provide the flexibility necessary to achieve the objectives of this Title,
specified uses are permitted in certain districts subject to the granting 0f a
conditional use oermit. Because of their unusual or special characteristics,
conditional uses require review and evaluation so that they may be located
properly with respect to the purposes of this Title and with respect to their effects
on surrounding properties. The review process prescribed in this Chapter is
intended to assure compatibility and harmonious development between
conditional uses and surrounding properties and the Town at large. Uses listed
as conditional uses in the various districts may be permitted subject to such
conditions and limitations as the Town may prescribe to ensure that the location
and operation of the conditional uses will be in accordance with development
objectives of the Town and will not be detrimental to other uses or properties.
Where conditions cannot be devised to achieve these objectives, applications for
conditional use permits shall be denied. (Ord. 8(1973) $ 18.100)."
According to Ordinance No 8, Series of 1995, allowed conditional uses in Area A
(Cascade Hotel & Club) of Special Development District No. 4 include:
o A wellness center,
r Fractional fee ownership.
r Soecial attraction,
r Ski lifts,
r Public parks and recreational facilities, and
r Major arcades with no street frontage on the public way.
All conditional uses shall be reviewed per the procedures as outlined in Chapter 16,
Section 12 of the Zoning Regulations. The applicant proposes to add transportation
business to the list of allowed conditional uses.
III. MAJOR AMENDMENT REVIEW CRITERIA
The review procedures and criteria for major amendments to established special
development districts is prescribed in Section 12-9A-10 (amendment procedures) and
Section 12-9A-8 (design criteria)of the Zoning Regulations.
Section 12-9A-8 provides nine principal criteria that the Planning & Environmental
Commission and the Town Council shall use in evaluating the merits of amending a
special development district. lt shall be the burden of the applicant to demonstrate that
the proposal complies with each of the criteria, that one or more of the criteria are not
applicable to the amendment proposal, or that a practical solution consistent with the
public interest has been achieved. Staff has reviewed each of the criteria and believes
that only the following two criteria are directly relevant to this application:
Relationship: Uses, activity and density which provide a compatible, efficient and
workable relationship with surrounding uses and activity.
Staff Response: A "transportation business" or car rental business is not an unheard of
use in association with a hotel or similar type of lodging business. The two uses are
compatible with one another, and when properly provided for and operated, should not
result in negative impacts. The provision of a car rental business within a lodging
business is simply another amenity provided to the guests and patrons much like ski
rental or restaurant dining.
Staff believes that the proposal to amend the special development district to include
"transportation business" as a conditional use is both reasonable and appropriate and
that the conditional use permit process adequately addresses potential issues. The
conditional use permit process enables the Town to review a request for the use to
assure compatibility and harmonious development with surrounding and existing uses.
This process permits the Town to place conditions on the use to ensure that the location
and operation of said use would not be detrimental to other existing or potential uses or
the Town's development objectives.
Parking & Loading: Compliance with the parking and loading requirements as
outlined in Chapter 10 of the Zoning Regulations.
Staff Response: Nearly all uses within a special development district result in impacts
on parking and loading. Given the serious negative impacts that result from inadequate
parking facilities, staff believes that all uses within a special development district must be
able to accommodate the parking demand they create. In the case of a car rental
business, the demand for parking created by the use is not necessarily generated by the
customers. Instead, the demand for parking results from the need for adequate vehicle
srorage.
Staff believes that if the demand for parking can be adequately addressed to ensure that
no negative impacts will result, that it would not be unreasonable nor inappropriate to
allow a car rental business as a conditional use at the Cascade Hotel & Club.
IV. CONDITIONAL USE PERMIT REVIEW CRITERIA AND FINDINGS
The review criteria and findings for a request for a conditional use permit are outlined in
Section 12-'16-6.
A. Before acting on a conditional use permit application, the Planning &
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.
The applicant is proposing to operate a car rental business out of the Cascade Hotel
and Club. The car rental business would be comprised of a small administrative
office within an existing space in the hotel and the storage of 4-6 rental vehicles in
the existing parking structure on-site. The applicant has indicated that as many as
12 rental vehicles may be available at one time. Staff believes that the proposed
2.
3.
4.
B.
2.
1.
use would have no negative impacts on the existing use or the development
objectives of the Town. As stated in the section above, a car rental business
operating out of a hotel is not unheard of. Staff does believe however, that in order
for the use to be compatible, adequate provision for rental vehicle storage and other
necessary business needs must be provided.
Effect of the use on light and air, distribution of population, transportation
facilities, utilities, schools, parks and recreation facilities, and other public
facilities and public tacilities needs.
Staff believes that the proposed request for a conditional use permit would have no
negative effects on the above-described criteria.
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'
The applicant is proposing to store the rental vehicles within the existing parking
structure on-site when the vehicles are not in use. The anticipated need for vehicle
storage would be between 4-12 parking spaces. According to the existing uses
approved for the Cascade Village Special Development District, all of the existing
parking facilities on site are beyond capacity. In order for the staff to support the
proposed conditional use request, the applicant must demonstrate the ability to
provide at least 12 new parking spaces on-site. Staff believes it is important to
provide the vehicle storage spaces on site and not attempt to rely upon a "managed"
parking solution. Historically, "managed" parking solutions have not been effective
and are very difficult to enforce; thus resulting in failure.
Eflect 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 believes that the proposed request for a conditional use permit would have no
negative effects on the above-described criteria.
The Planning and Environmental Commission shall make the following
lindings before granting a conditional use permit:
That the proposed location of the use is in accordance with the purposes of this Title
and the purposes of the district in which the site is located.
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 will comply with each of the applicable provisions of this Title.
*
V. STAFF RECOMMENDATION
The Community Development Department recommends approval of the applicant's
request for a major amendment to Special Development District No. 4, Cascade Village,
to allow a "transportation business" as a conditional use in the district, and recommends
denial of the request for a conditional use permit to allow for the operation of a Thrifty
Car Rental business in the Cascade Village Hotel & Club. Staff's recommendations are
based uoon our review of the criteria outlined in Sections lll and lV of this memorandum.
With regard to the conditional use permit request, staff believes that in the absence of
adequate on-site rental vehicle storage, the use would result in serious negative impacts
inconsistent with the Town's development objectives.
Should the Planning & Environmental Commission choose to recommend approval of
the request for the major amendment to the Vail Town Council, staff would recommend
that the Commission make the following finding:
That the addition of a "transportation business is both a reasonable and
appropriate conditional use when conducted in association with a hotel or similar
type of lodging business in the district and when adequate provisions for the
ooeration of the use are orovided.
Should the Planning & Environmental Commission choose to deny the request for the
conditional use permit, staff would recommend that the Commission make the following
f inding:
1. That the proposed car rental business and the proposed operation thereof is not
in compliance with the parking and loading requirements of the Town of Vail and
that due to the lack of adequate rental vehicle storage, the use would be
detrimental to the existing and surrounding uses in the vicinity of the Cascade
Village Hotel& club.
Should the Planning & Environmental Commission choose to approve the request for a
conditional use permit, staff would recommend that Commission place the following
conditions upon the approval:
'l . That prior to the conditional use permit approval becoming effective, the
applicant amend Special Development District No.4, Cascade Club, pursuant to
the procedures outlined in Section 12-9A-10 of the Zoning Regulations.
2. That the applicant's proposal adhere to the following standards:
A. All vehicles shall be parked upon approved paved parking areas;
B. All vehicles shall be adequately screened from public rights of way and
adjacent properties, consisting of landscaping and berms, in combination
with walls and fences, where deemed necessary to reduce the
deleterious effects of vehicle storage;
c.
D.
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PLANNING AND ENVIRONMENTAL COMMISSION
October26, 1998
Minutes
MEMBERS ABSENT:MEMBERS PRESENT:
Greg Moffet
Galen Aasland
Diane Golden (left at 5pm)
John Schofield
Ann Bishop
Tom Weber
Brian Doyon (left at 3:55pm)
Public Hearinq
STAFF PRESENT:
Dominic Mauriello
Jeff Hunt
Allison Ochs
George Ruther
Tom Moorhead
Judy Rodriguez
2:00 p.m.
Greg Moffet called the meeting to order at 2:00 p.m.
Greg Moffet asked for a motion to table item #6 on the agenda, at the applicant's request.
John Schofield made a motion to table item #6.
Ann Bishop seconded the motion.
The motion passed by a vote of 7-0.
Scott Bloom gave an update on the Vail '99 Championships.
1. A request for a worksession to review and provide comments on the proposed Lionshead
Master Plan.
Applicant: Town of Vail
Planner:Lionshead Master Plan Team
Dominic Mauriello stated that this was a worksession intended for discussion by the Commission
and input from the Public
Ethan Moore, from Design Workshop, said he would explain to everyone the substance of the
plan and that he was looking for input.
Dominic Mauriello stated, for the record, that a letter was received from Art Abplanalp and
distributed to the PEC members at the pre-meeting.
Ethan Moore said the existing reinforcement of the Lionshead pedestrian circulation was
incorporated into the Master Plan, with an emphasis on an unbroken pedestrian corridor, which
didn'i exist today. He then went over the layout, using overheads. He said the first component
was, in a conceptual sense, to complete the connection to Vail Village. He then explained the
Planning and Environmenlal Commtsston
Minutes
October 26, 1998
Civic Center Complex with an architectural connection to Dobson and the Library.
Tom Weber asked about the importance of the Civic Center.
Russ Fonest said this was originally an idea when the Library was constructed, as a community
hub area.
Ethan Moore then continued with the functionality of the area. He said the Rec District said there
was a need for a drop-off associated with Dobson. He went over the drop-off points and said
that the new entrance to Dobson on East Lionshead Circle would be downplayed as a drop-off
area. He also said that emergency vehicle access to Vail International would be cut off and so a
new access was needed to the east of Dobson or from the Frontage Road
Ethan Moore stated that for the first time, the structure was full once at night last year. He then
said that before housing or anything else is considered on top of the structure, the parking
capability needed to be exhausted. He said, per Public Works, that 15 - 20 times per year the
parking overflows onto the S. Frontage Road and there might be a demand to add a deck and
that over time. two decks could be added.
Diane Golden said the Rec District wanted to put a gymnasium on the east end of Dobson and
that parents needed to see small children get out of the car and go the their facility'
Russ Fonest said he met with Piet Pieters about adding the gymnastic facility component to the
Civic Center site.
Ethan Moore said there were competing uses, and that the structure should not go higher than 3
stories, or proportionately it would be too large. He said the additional stories could be accessed
through the structure, or by stairs.
John Schofield asked about a study regarding upper level retail, where the housing was
proposed.
Ethan Moore explained that a strong pedestrian corridor was the goal in this area and our retails
have shown thai retail which is separated from the pedestrian is problematic. He said service
vehicles have been removed, as well as the shuttles and skier drop-off. He said by doing this, a
strong pedeslrian plaza with a vehicular crossing had been created, instead of the oiher way
arount. He explained the service and loading area, saying the snow dump from the structure
needed to be addressed. He explained how the residential traffic would exit the area and there
would be an opportunity to gate the through traffic, but that some enforcement would be required.
He said the Fiontage Road would be doubled in width, using acceleration/deceleration lanes
wilh a landscape divider. He then explained the Gore Creek corridor with proposed nature trails
having a passive use or a wetland riparian use. He said it would be ADA accessible with a non-
asphalt surface, such as crushed rock.
Dominic Mauriello said Art Abplanalp had concerns with this wetland area, as addressed in his
letter.
Planning and Environmental Commtsston
Minutes
Octobcr 26, 1998
Ethan Moore explained the interior retail mall of Lionshead. He said a pedestrian loop around the
ski yard is needed to be strengthened. He said in order to have a connection between the retail
core and the ski yard, it needed to be visually tied together with a stairway. Ethan Moore said the
10' setback in the CC2 would be eliminated in some areas by establishing build-to-lines. He said
a small ice rink could happen in the central pedestrian plaza and that Montaneros and the
Concert Hall Plaza shouid get together and create a functional pedestrian corridor to the west of
Lionshead. He then explained the North Day Lot Transit Center. He said 18-20 Pepsi size trucks
could be accommodated in this facility.
Brian Doyon suggested a one-way street on West Lionshead Loop to prevent traffic congestion.
Ethan Moore said that Public Works liked the realigning of the Frontage Road, as it would take
up slack in their bus route. He said that Geoff Wright said the noise is-sue- associated with this
transportation facility, needed a strong landscape buffer and noise buffer for lhe Landmark
development.
Greg Moffet asked if we were prejudicing against the VA housing on this site, with a PEC
approval.
Ethan Moore explained housing could be on top and gave the example of European centers that
were roofed. He said you could excavate down a plate for parking. He said the program here
was given priority, butl wouldn't preclude building on top. He said this would remove the access
in tro-nt of the Landmark's Building, that VA was letting the Landmark use. He then explained the
connection needed for the Lionsquare Lodge. As for West Lionshead, he said VA needed 1%
acres for their cat fueling operation and that the triangle of land created next to Vail Spa by the
realignment of the FronGg6 noaa would be perfect for office space. He said the west end would
prouid" for seasonal empioyee housing, to replace the beds lost ('l '10 beds) in the Sunbird
Loage. He said the Forest Road homeowners wanted the cats to go away and the altemate cat
rout6 might not be on Forest Road. He said however, that the alignment of Forest Road had
some flexibility.
Greg Moffet asked for any public comments. There were no public comments.
Tom Weber asked about the snowmelt systems and he didn't think snowmelting was the best
solution for all areas of Lionshead.
Ethan Moore explained that only the primary mall would be recommended for snowmelt.
Tom Weber said snowmelt benefits steep grade issues and that he would like to have the portals
and gateways more subtle in nature, rather lhan created by a building'
Dominic Mauriello said the DRB was the other body reviewing the design guidelines'
Tom Weber asked how the Town determined average building heights, as it was confusing.
Ethan Moore said they were looking into that.
Brian Doyon had no comments and stated he would provide his comments as part of the DRB
review.
Planning and Environmental Commission
Minutes
October 26, 1998
John Schofield said the Forest Road folks wanted them to take a look at the tennis courts.
Ethan Moore said there was a concem about development occuning on the tennis court site and
also snow cats on their road. He said there would be development pressure on the site and if
development was being considered on this private property, it would be appropriate to provide
criteria to evaluate a rezoning request. The master plan is not providing recommendations for
specific uses on the property. He said he questioned it being associated with recreational usage
with skiing on the mountain, as the Forest Road homeowners suggested in their letter.
John Schofield said one of the ground rules was no net loss of parking .
Brian Doyon left at 3:55 p.m.
John Schofield said undergrounding l-70 should be incorporated into the Masler Plan, as it
related to this plan.
Galen Aasland asked about the sales tax base and asked if property taxes would increase.
Russ Fonest said a menu of financing would be provided to help fund public improvements.
Galen Aasland asked about sales tax revenues.
Russ Forrest said Stan Bemstein had done an analysis of sales tax and property taxes.
Galen Aasland asked about the speed limit changes proposed on the Frontage Road.
Ethan Moore said that would be a function of Public Works, as well as the circulation issues and
increase in traffic. He said the plan does not make any speed limit recommendations.
Galen Aasland said the PEC agreed on changing the language in the Design Guidelines to read
,,to create a cohesive resort and community environment." He said he would like to see a graphic
supporting the Forest Road changes for solo cats, as well as a graphic showing office space or
the north day lot and the Lions Pride Building North-South connection. He said the report was
well done, ai well as the Design Guidelines first part, but he said the second part just maintains
correct status quo in mountain resort design. He felt it should instead develop a framework for
better developments. He said he would like to see something that encourages why we came to
Vail.
Ethan Moore said the DRB felt dictating a theme with too much detail was inappropriate and
agreed with Galen's statements.
Ann Bishop commended everyone for their cooperative effort and would prefer a quick time table.
She also said she did not understand Mr. Abplanalp's letter'
Russ Fonest said we anticipate a change in zoning on the tennis court ag/open space site and
therefore, wanted to provide some guidance for future rezonings.
Tom Moorhead said the Town Council said they were requested lo ignore the tennis courts in
this process, as it pertained to this Master Plan.
Planning and Environmcntal Commission
Minutes
October 26. 1998
Russ Forrest said it would be an issue raised with the Town Council for their review.
Diane Golden had no comments.
Greg Moffet asked about the north/south orientation preference and where it was in the
document.
Ethan Moore said it was in the body of the document in Chapter 4.
Dominic Mauriello said it was linked to a previous building height scenario, but still remained an
element of the plan.
Greg Moffet said it should be a ground rule.
Russ Forrest said the document should reference the north/south orientation and be
emphasized.
Greg Moffet asked for a graphic on the North Day Lot to show housing and that we should revisit
the building height on the west end of Lionshead land areas on the perimeter, to allow for greater
height.
Dominic Mauriello said Council left open the building height on the perimeter of Lionshead.
Tom Weber said the building height should be increased in those areas.
Greg Moffet said the consensus of the PEC was to increase the height on the perimeter and we
should take the opportunity to push the issue.
Russ Fonest said we would raise this to Council next Tuesday to look at another plate higher.
Greg Moffet said float the balloon and raise heights on the whole periphery.
2. A rezoning and major subdivision for property previously unzoned and owned by the
United Stites Forest Service and transferred to the Town of Vail, pursuant to the Land
Ownership Adjustment Agreement to Primary/Secondary Residential District and Natural
Area preservalion Distric[ (NAPD), for property located at Rockledge Road/ Lots 2, 4,7,
8A, 9A, and 15, Block 7 Vail Village First Filing; Lots 3A and 38, Resubdivision of Lot 3
Block 7 Vail Village First Filing; Lot 10A, Resubdivision of Lot 10 Block 7 Vail Village First
Filing; Lot 138 Resubdivision of Lot 13 Block 7 Vail Village First Filing; and Government
Lot 3. all in Section 7, Township 5 South, Range 80 West of the Silth Principal Meridian.
Applicant: Town of Vail
Planner: Dominic Mauriello
(ltems #2 and #3 were conducted simultaneously)
Planning and Environmcntal Commission
Minutcs
October 25, 1998
3. A rezoning and major subdivision for property previously unzoned and owned by the
United States Foresl Service and transfened to the Town of Vail, pursuant to the Land
Ownership Adjustment Agreement to Primary/Secondary Residentlal District and Natural
Area Preservation District (NAPD), for property located at Ptarmingan Road/ Lots 1
through 6, Block 5, Vail Village Seventh Filing, and Govemment Lot 3; all in Section 8,
Township 5 South, Range 80 West of the Sixth Principal Meridian.
Applicant: Town of VailPlanner: Dominic Mauriello
Dominic Mauriello gave an overview of the staff memo and said, since it was changed slightly, it
needed to come back before the PEC. He pointed out the change on his first zoning map on
page 3, that the bar for Lot 2 should also be primary/secondary.
Greg Moffet asked for any public comments. There were no public comments.
Galen Aasland stated, for the record, that he had clients who owned property here, but he didn't
feel there was a conflict.
Ann Bishop stated, as did Galen, that she didn't understand Art Abplanalp's letter.
Galen Aasland made a motion for approval.
John Schofield seconded the motion.
The motion passed by a vote of 6-0.
4. A request for a fronl and side setback variance, to allow for an addition to an existing
singli-family residence, located at 1755 West Gore Creek Drive / Lot 6, Vail Village West
#2.
Applicant: Daniel and Karen Forey, represented by the Keating Partnership
Planner: Jeff Hunt
Jeff Hunt gave an overview of the staff memo.
Greg Moffet asked for any public comments. There were no public comments.
Galen Aasland said the lot allowed for an expansion and was not a special privilege.
Tom Weber agreed with Galen's comments'
Greg Moffet said it was a tight lot with unusual circumstances and agreed with Galen's
comments.
John Schofield made a motion for approval, in accordance with the staff memo'
Planning and Environmenlal Commission
Mnutes
October 26. 1998
Diane Golden seconded the motion.
The motion passed by a vote of 7-0.
S. A request for a site coverage variance from Section 12-21-14E of the Zoning Regulations
and a front setback variance, to allow for the construction of a new single-family
residence with a Type ll EHU, located at 756 Potato Patch / Lot 4, Block 2, Potato Patch.
Applicant: Wolfgang Bemdt, represented by Steven Riden
Planner: Allison Ochs
Allison Ochs asked that this be tabled at the request of the applicant, due to a time reslraint.
John Schofield made a motion to table item #5.
Ann Bishop seconded the motion.
The motion passed by a vote of 6-0.
6. A request for a worksession to discuss a major amendment to Special Development
Distnd No. 6, Vail Village Inn, lo allow for a hotel redevelopment, located at 100 East
Meadow Drive, Lots M and O, Block 5D, Vail Village 1st.
Applicant: Daymer Corporation, represented by Jay Peterson
Planner: George Ruther
George Ruther asked that this item be tabled at the request of the applicant.
John Schofield made a motion to table this item.
Ann Bishop seconded the motion.
The motion passed bY a vote of 7-0.
7. A request for a Major SDD Amendment and Conditional Use Permit, to allow for a
"transportation business" within SDD #4, located at 1295 S. Frontage Road/Cascade
Village.
Applicant: Thrifty Car Rental, represented by Rudy & Associates
Planner: George Ruther
Greg Moffet disclosed ihat the applicant was a customer of his, but there wes no conflict.
George Ruther gave an overview of the staff memo.
Greg Moffet asked if the conditional use approval would be provisional, since the SDD would
need to go to Council for review.
George Ruther said, Yes.
Planning and Environmenial Commission
Mnutes
Ostober 26. 1998
Greg Moffet said we should look at this in two parts. He then asked for any applicant comments.
There were no applicant comments.
John Schofield mentioned the garage was blocked, so they were not able to do a site visit.
Mike Standard, with Rudy & Associates, explained that the ground floor was used for employee
parking and he said he would schedule another site visit. He said there were altematives to
storage, as there was no real storage on this site and he could do with two spaces. He said if
the garage shut down, as it did forthe PEC's site visit, their business couldn't be run.
Greg Moffet asked for any public comments. There were no public comments.
Tom Weber said this was an appropriate use for an SDD.
John Schofield echoed Tom Webels comments.
Galen Aasland said it was an appropriate use.
Ann Bishop echoed Galen's comments.
Diane said it was an appropriate use and asked who owned the parking structure.
Mike Standard said the parking structure was owned by the Cascade Club, but the top floor was
owned by Mr. Otto.
Greg Moffet agreed that the rental car business was an appropriate use and the PEC was
comfortable recommending approval for the SDD to Council.
John Schofield made a motion to recommend approval of the Major SDD Amendment to the
Town Council.
Galen Aasland seconded the motion.
The motion passed by a vote of 6-0.
George Ruther said in the Core 3 Zone District, a conditional use for a transportation business
was allowed.
Galen Aasland said he couldn't support a managed solution for parking' because it was
impossible and there was not enough space for the uses that were there. He said this was not
good for the Town and there were better spaces in Town or in West Vail.
Mike Standard asked about the Ruins.
Ann Bishop said we needed a car rental business, but she had to go agree with what the staff
recommended. She encouraged the applicant to pursue it and work it out with staff.
Mike Standard said he wanted to dispel the notion of slorage'
Diane Golden asked how many spaces were there.
Planning and Environmcntal Commission
Mnutes
October 26. 1998
John Papps, with Westrac, explained that the parking was never full and it was the hotel's idea to
give us 12 spaces.
Diane Golden said she would be in favor of this with more information.
Greg Moffet said we could put it on a 6-month trigger.
Tom Weber said would like to see some sort of diagramming as to what was being allocated,
with some sort of employee count to prove how many spaces were available.
John Schofield said the PEC had seen two other requests in the last couple of months for this
area and there wasn't enough parking to go around. He said he would like a parking analysis for
the whole district. He said he would have to see something very convincing, but without the
physical facilities, he felt it was not a good idea and stated this wouldn't work in the winter.
Greg Moffet said this was a great use and in a great part of town for this use. He said the
challenge was who owned all the rights to the parking spaces. He said he has never pulled into
that parking structure when it was full and he recommended the applicant table this and come
back with evidence that it would not be a strain. He suggested parking ai Mill Race.
Mike Standard asked to table this item.
Ann Bishop left at SPm.
John Schofield made a motion to table the conditional use portion of this item until the next
meeting.
Diane Golden seconded the motion.
The motion passed by a vote of 5-0.
B. A request for a front setback variance, to allow for the reconstruction
-of
a garage.within
the fiont setback, located at 756 Forest Road / Lot 12, Block 1, Vail Village 6"' Filing.
Applicant: Emmet and Toni Stephenson, represented by Kevin Ebert
Planner: George Ruther
WITHDRAWN
9. Information UPdate
10. Approval of October 12, 1998 minutes'
Tom Weber had changes on Page 4.
John Schofield made a motion to approve the minutes as amended.
Planning and Environmcntal Commission
Mnutes
October 25. 1998
Diane Golden seconded the motion.
The motion passed by a vote of $0.
Diane Golden made a motion to adjoum.
John Schofield seconded the motion.
The motion passed by a vote of $0.
The meeting adjoumed at 5:10 p.m.
Planning and Envinnmcnhl Comoission
MDutcs
Octobcr 26, I 99E 10
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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 pul,lic hearing in accordance with Section 12-3-6 ot the Municipal Code of the
Town of Vail on December2S, 1998, at2:00 P.M. intheTownof Vail Municipal Building. In
consideration of:
A request for a Type ll Employee Housing Unit, at a proposed primary/secondary residence,
located at 765 Forest Road / Lot 8, Block 2, Vail Village 6'n Filing.
Applicant: Nancy Adam, represented by Fritzlen Pierce Smith ArchitectsPlanner: Brent Wilson
A request to amend the Vail Village Master Plan, regarding building height guidelines.
Applicant: Zehren & AssociatesPlanner: George Ruther
A request for a minor subdivision of Lot 4, Spraddle Creek Estates, to revise the building
envel,cpe, located at 1094 Riva Glen/Lot 4, Spraddle Creek Estates.
Applicant: Harvey KinzelbergPlanner: Jeff Hunt
A request to amend the Town's "Public Accommodation" Zone District, Chapter 7 and
amendments to Chapter 15, Gross Residential Floor Area (GRFA), Town of Vail Municipal
Code.
Applicant: Johannes Faessler, represented by Braun Associates, Inc.Planner: George Ruther
A request for a conditional use permit to allow for a professional office in the Austria Haus,
located al 242 Easl Meadow Dr./ Part of Tract C., Block 5D, Vail Village 1"' Filing
Applicant:
Plan ner:
Ginger Tofferi
George Ruther
A request for a major amendment to SDD #4, to allow for a fractional fee club and a change to
\ ,.1!e approved Development Plan, located al 1325 Westhaven Dr., Westhaven
1@ondominiumCascade Village Area A.
j-- Applicant: Gerald L. Wurhmann, represented by Robby Robinson
Planner:George Ruther
A request for a worksession to discuss a proposed arena expansion at the Dobson lce
Arena, located at 321 East Lionshead Circle/ Lot 1, Block'1 , Vail Lionshead 2nd Filing.
Applicant: Vail Recreation District, represented by Odell ArchitectsPlanner: George Ruther
A request for a major amendment to SDD #4, to allow for the use of the tennis facility for special
events and conference facilities, located at 1300 Westhaven Dr. Cascade Village Area A.
Applicant: Vail Cascade Hotel and Club, represented by Chris Hanen
Planner:George Ruther
'l
The applications and information about the proposals are available for public inspection during
regular office hours in the project plannefs office located at the Town of Vail Community
Development Deparlmenl, 75 South Frontage Road.
Sign language interpretation available upon request with 24 hour notificaiion. Please call 479-
2356, Telephone for the Hearing lmpaired, for information.
Community Development Department
Published December 11, 1998 in the Vail Trail.
i
FIL
o
EC0 PY
TOIYN OFVAIL
Department of Community Developrnent
75 South Frontage Road
Vail, Colorado 81657
970-479-2138
FAX 970-479-2452
December 18, 1998
Jerry Wurhman
Westhaven/Cascade L.L.C.
P.O. lJo.x 598
Edwards, Colorado 81632
Re:Cascade Villagc Major SDD amendment
Dear Jerry,
The purpose of this lcttcr is to inform you of the tentative revierv schedulc of your project
I have rcscireCuled tlrc fin',1 ri,':cr.. t'f tl,c a.rncn(lir(! pl::ns rvith the Plamring & Environmcntal Ccl:nmission
fcrr Monday, January I l'h. Follorving tlre Clonl.nission's rcvierv, you will then trvo readingof an ordinance
amending Special Dcvcloprnent District #4 before the Vail Tou,r Council. I will provide you with the
Council dates once they are available.
I have rescheduled the final revierv because thc rcquircd plu:ri \\,ere not subnriltcd to m1'ofticc by thc
prcviously agreed upon time and date. As you s,ill recall, our anicndcd aggcement \\'as that a complete sel
of revised plans rvould be to my officc by no later than noon, Tuesday, Decembcr I 5h. Thc original
deadlinc hadbecn extended to grant yoLr an additional thccday. to complete the plans. Thc plaris were not
reccivcd until Wedncsday, December 16'n.
I can not strcss to you enough thc importance of submitting your proposal in a timell, nr:nner. Failure to
meet established deadlines creates unneccssary delays in the revierv of the projcct as rvell as docs not
providc the Town staffrvith enough time to thoroughly revierv ihc plans.
Should you have zny questions, please do not hesitatc to call. You can reach me most easily by telephone
at970419-2145.
Sincerely,
,-rl .rl
I Jt^4^1- K/.t'/'rJ
Gcorgc Ruther, AICP
Senior Planner
Torvn of Vail
Xc: Russell Fonest, Community Dcvelopment Director
{p *'"'""o '^'u*
FI
o
LE COPY
TOWN OF VAIL
Department of Community Development
75 South Frontage Road
Vail, Colorado 81657
970-479-21 38
FAX 970-479-2452
December 2, 1998
Jerry Wurhman
WesthaverVCascade L.L.C.
P.O. Box 598
Edwards. Colorado 81632
Re: Cascade Village Major SDD amendment
Dear Jerry,
'fhe purpose of this letter is to inform you of the tentative revies'schedule of your project
I have scheduled the final revierv of the amended plans rvith the Planning & Environmental Commission
for Monday, December 28'h. Following thc Commission's rcview, you will then two reading of an
orrlinance amending Special Development District #4 before the Vail Torvn Council. I will provide you
rvith the Council dates once they are available.
Should you have any questions, please do not hesitate to call. You can rcach mc most easily by telephone
at970479-2145.
Sincerely,
rQR,tg.r,-t
George Ruther, AICP
Senior Planncr
To*,n of Vail
{,7 *""""'o""*
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning and Environmental Commission
Community Development Department
August 24, 1998
A request for a major amendment to Special Development District #4, Cascaoe
Village, to allow for the construction of eleven fractional fee club units, fifteen
accommodation units and twenty-one employee housing units, to be located at
1325 Westhaven Drive, Westhaven Condominiums/Cascade Village Area A.
Applicant: Gerald L. WurhmannPlanner: George Ruther
BACKGROUND
On July 27, 1998, Jerry Wurhman appeared before the Planning & Environmental
Commission with a request for a final review and recommendation of the proposed major
amendment to SDD#4. The request was tabled to provide the applicant with the
opportunity to reconsider the proposed parking and loading design. The commission was
especially concerned with the lack of loading and delivery faciltilies and the guest vehicle
parking configuration.
In response to the Commission's concerns, the applicant has made the following
revisions to the proposel:
1. A 12' x 25' loading/delivery berth has been provided on the east end of the surface
parking lot. According to the Zoning Regulations, the standard loadingidelivery
berth shall be 12'x 25' in size.
2. A letter from Vail Honeyragon has been provided verifying the companies ability
to adequately access the trash and recycling facility.
3. A letter from Public Service Company of Colorado has been provided granting
preliminary approval of an encroachment agreement into a gas line easemenl.
No changes were made to the proposed structured parking area configuration. Instead,
the applicant believes that the 36 structured spaces adequately provide for the actual
parking needs ofthe prolect. Larger vehicles such as passenger vans and suburbans will
be able to parking in one of the ten surface parking spaces on the north side of the
building. 46 parking spaces continue to be proposed. 58 spaces are needed if the
parking requirement schedule is applied to this project.
!I. DESCRIPTION OF THE REOUEST
The applicant, Jerry Wurhman, is requesting a major amendment to Special Development
District #4 (Cascade Village) pursuant to Title 12, Chapter 9A of the Town of Vait Zoning
Regulations. The major amendment is intended to modity a 1995 major amendment
approval for the Westhaven Condominiums, located at 1325 Westhaven Drive (the
"Ruins"). The applicant is proposing to amend the '1995 Westhaven Condominium
approval to allow for the operation of a fractional fee club. The new fractional fee club is
proposed to include:
. eleven, two-bedroom, fractional fee club units.
. fifteen, one-bedroom accommodation units, and
. twenty-one, one-bedroom employee housing units.
The proposed fractional fee club units range in size from 1,175 lo 1,384 square feet. The
accommodation units are to be 300 square feet to 762 square feet in size with the
majority being the larger size. The employee housing units are proposed to be Type lll
units and are between 450 and 500 square feet each. The on-site manager's unit is more
than twice the size of the other employee units and is 1,084 square feet in size. All of the
employee units are intended to be one bedroom units.
The applicant is proposing to meet the anticipated parking demand on-site. To meet this
need, the applicant has proposed to utilize the existing lower level parking garage as well
as provide surface parking on the north side of the building. At this time, the applicant is
proposing 36 enclosed garage parking spaces and 10 surface parking spaces. Of the 46
total spaces, four parking spaces will be handicapped accessible. The anticipated
parking need as projected by the applicant differs from the parking requirement
prescribed for the various uses outlined within the Municipal Code. The Municipal Code
requires 58 parking spaces total.
As this request is for an amendment to an existing Special Development District, the
applicant is proposing various deviations from the required development standards.
Some of the deviations are unchanged from the existing Special Development District
approval, while other are to be modified as a result of the curent request. The
development standards that will be modified as a result of this request are:
. Density (dwelling units/acre). Parking. Site Coverage. Common Area
All other development standards are generally the same. A complete analysis of the
zoning statistics is provided in Section lll of this memorandum.
The '1995 approval allowed for lhe construction of fourteen free-market condominiums
and seventeen employee housing units. At this time, only minor alterations are
anticipated to the exteriorof the building and all the otherdevelopment standards are
proposed to remain substantially unchanged.
ilt.ADDITIONAL BACKGROUND
On March 2, 1976, the Vail Town Council approved Ordinance #S, Series of 1976
establishing special Development District #4, cascade Village. special Development
Districi #4, cascade Village, is made up of four development areas. Area A is made uo
of the Cascade Hotel, Cascade Club, CMC, Millrace Phases I through lV, Westhaven
Condominiums, Liftside/Waterford, and Comerstone. Area B is the Coldstream
condominiums. Area c is made up of the Glen Lyon residential duplex lots. Area D is
the Glen Lyon Office Building.
According to lhe original ordinance, developmeni statistics are prescribed for each
development area. As a result, the site coverage stipulated for Area A, which is 35%,
applies to approximately 18 acres. Ratherthan requirethe applicantto provide a site
coverage analysis of approximately 18 acres, in the past, staff has applied the
development statistics to each lot individually. This has been the practice since
approximately 1990. The projects that have been reviewed under this melhod include
Comerstone, Waterford, Millrace Phase lll and Millrace Phase lV. The advantage to this
method is that it allows a calculation of the development statistics on the land that is
being reviewed and does not require off-site analysis. In the previous examples, the
proposals complied with the development statistics when calculaled for the individual lots
and the proposed drawings clearly conformed with the maximum development
allowances provided for in the SDD.
When the staff reviewed the development standards on the individual parcel for this
prolect, there are four development standards which the applicant's proposal exceeds.
These include density, parking, site coverage, and common area. The developer agrees
that the request for additional GRFA is above what the SDD allowed.
Staff continues to believe that it is most reasonable and appropriate to evaluate each
parcel within each development area individually. From a record keeping point of view,
staff believes that the development standards for each parcel should be calculated based
on the area of the land under the proposed development site. This has been the method
used historically. Notwithstanding the simplicity of this method, staff acknowledges that
the site coverage and landscaping discrepancies identified in the memo should not be
viewed as significant issues as, elsewhere within Area A, there is excess stre coverage
and landscaping which could hypothetically be shared.
In 1982, the Town of Vail issued a building permit allowing for construction on the then
undeveloped site. Construction continued through the partial completion of the
foundation and lower level parking garage. No new construction has occurred since.
On April 19, 1 995, the Vail Town Council approved a major amendment to Special
DeveloPment District #4. This amendment approval granted the applicant the ability to
construct fourteen free-market condominiums and seventeen employee housing units.
Additional deviations granted allowed for increases in GRFA, site coverage and
landscaping. No action has been taken on this approval. This approval shall lapse and
become void pending the outcome of ihe cunent application.
on March 3, 1998, the staff met with the Vail rown council to discuss the proposed
development review process and to provide the council with an opportunity to provide
initial feedback and direction to the applicant, staff and planning and Environmental
commission regarding the major amendment request. The council provided the
following direction and feedback
1. What is the anticipated construction timeline? lf the site is not to be developed in
a reasonable time period, the existing improvements needs to be removed.
2. The parking requirement for the development shall be provided on-site.
3. A detailed plan outlining the proposed fractional fee club ownership pattern and
operalion shall be provide for review and consideration.
4. The proposed review process is acceptable.
on March 8, 1998, the applicant appeared before the Planning and Environmental
commission for a worksession meeting to discuss the current proposal. The purpose of
this worksession was to discuss the following issues:
. The proposal's compliance with the Town's land use regulations.
. The combination and integration of the three differing types of residential
uses.
. The completeness of the major amendment application.
. The relationship of the proposed development with the existing
imorovements.
. The Town Council's initial thoughts and comments as received on
Tuesday, March 3 regarding the applicant,s request.
During this first worksession, the Commission members expressed their general
satisfaction with the major amendmenl as proposed. The commission did nowever
indicate their concerns regarding the lack of an on-site front registration and reservation
desk. The commission requested that the applicant appear at a future meeting with
detailed information indicating how the on-site front desk issue was lo be addressed.
According to Section 12-2-2 ol the Municipal Code, a Fractional Fee Club is defined as.
"A fractional fee project in which each condominium unit, pursuant to
recorded project documentation as approved by the Town of Vail, has no
fewer than six (6) and no more than twelve (12) owners per unit and
whose use is established by a reservation system. Each of the fractional
fee club units are made available for short-term rental in a managed
program when not in use by the club members. The project is managed
on-site with a front desk operating twenty-four (24) hours a day, seven (7)
days a week providing reservation and registration capabilities. The
project shall include or be proximate to transportation, retail shops, eating
and drinking establishments, and recreational facilities.,'
On April 27, 1998, the applicant again appeared before the Planning and Environmental
Commission for a worksession meeting to discuss lhe cunent proposal and the on-site
fronl desk component. At that meeting, the applicant agreed to revised the proposal to
provide an on-site front desk operation as required by Section 12-2-2 ot the Town of Vail
Municipal Code.
The amended development standards approved by the Town Council are compared to
the original SDD approval and the 1998 proposal, and are listed below:
IV. ZONING ANALYSIS / DEVELOPMENT STATISTICS
Lot Area:
Zoning:
Development Standard
Height:
GRFA:
Free Market:
Accommodation:
Fractional Fee:
EHUs:
Total:
Common Area:
Density:
Free Market:
Accommodation:
Fractional Fee:
EHUS:
Setbacks:
Site Coverage:
Landscaping:
Retaining Walls:
Parking:
0.85 acres or 37,026 sq. ft.
SDD #4 (Cascade Village)
Original SDD Approval
55'
22,500 sq. ft.
0 sq. ft.
0 sq. ft.
6.400 so. fl.
28,900 sq. ft. (78%)
10,'115 sq. ft. (3s%)
20 du's
0 au's
0 ffu's
1O EHU'S
30 total units
(27.4 du'slacl
20'
350/o (12,959 sq. ft.)
50% (18,513 sq. ft.)
376'
75% shall be enclosed
44 total spaces
one required
1995 Approval 1998 Proposal
55', 55'
25,644 sq. fl. 0 sq. ft
0 sq. ft. 9,550 sq. ft.
0 sq. fl. 13,860 sq. ft.
8.296 sq. ft. 10.731 sq. ft.
33,940 sq. ft. (92%) 34,141 sq. ft. (s2%)
3,417 sq. ft. (10.10l") 7,054 sq. ft.l21o/ol
14 du's 0 du's
0 au's '15 au's
0 ffu's 11 ffu's
17 EHU's 21 EHU's
31 total units 47 total units
(23.2 du's/acl (25.49du's/ac)
24', 24'
36.7% (13,598 sq. ft.) 36.3% (14,173 sq.ft.)
47.9o/o (17 ,767 sq. ft.) 47.9o/o (17,767 sq. ft.)
none proposed none proposed
82% shallbe 78% shallbe
enclosed enclosed
45 total spaces
one required
46 total spaces
one providedLoading/Delivery:
Employee Housing: minimum of 8 units; 17 EHUs, similar to 21 EHUs, similar
minimum of 648 sq. ft. each; Type lll restrictions to Type lll
should not count towards restrictions
density or GRFA.
for density calculation purposes, accommodation units are 0.5 du's, employee units are
0.333 du's and fractional fee club units and free market units account are 1 du. each.
Westhaven Club & Lodge Square Footage Analvsis
V. DEVELOPMENTREVIEWPROCESS
Pursuant to Section 12-9A-2 of the Municipal Code, in part, a major amendment is
defined as,
"Any proposal to change uses; increase gross residential floor area; change the
number of dwelling or accommodation units; modify, enlarge or expand any
approved special development district."
Since the applicant proposes to change the uses and change the number of dwelling and
accommodation units, staff has identified the applicant's request as a major amendment.
ln accordance with Section 12-gA-4, A-C of the Municipal Code, an approved
development plan shall be required prior to construction. The approved development
plan shall establish reguirements regulating development, uses and other activities in the
special development district.
The Planning and Environmental Commission shall conduct the initial review of the
amendment to the special development district. The review shall take place at a
regularly scheduled meeting. Following the Planning and Environmental Commission's
Parking Area Common
Area
Ernployee
Housing
Accommodation
Unit
Fractional
Fee Unii
Total
4th Floor 603 sq. ft.2,089 sq. ft.3,976 sg. ft.6,668 sq ft.
3rd Floor 925 sq.ft.3,609 sq. ft.6,326 sq. ft.10,860 sq. ft.
2nd Floor 2,019 sq. ft.1,084 sq. ft.3,852 sq. ft.3,558 sq. ft.10,513 sq. ft.
1st Floor 1,492 sq. ft.9,647 sq. ft.1 1,139 sq. ft.
Parking
Level
1 1,180 sq. ft.2,015 sq. ft.13, 195 sq. ft.
Total 11,180 sq. ft.7,054 sq. ft.10,731 sq. ft.9,550 sq. ft.13,860 sq. ft.52.375 sq. ft.
vt.
review, lhe Community Development Department shall forward a report to the Town
council stating the PEC's findings and recommendations on the amendment request.
The Town Council shall then review the application based upon the information
submitted. An apProval of the application by the Town Council shall require two readings
of an ordinance.
SPECIAL DEVELOPMENT DISTRICT REVIEW CRITERIA
Title12, Chapter 9 of the Town of Vail Municipal Code provides for the establishment of
Special Developmenl Districts in the Town of Vail. According lo Section 12-9A-1, the
purpose of a Special Development District is,
"To encourage flexibility and creativity in the development of land, in order to
promote its most appropriate use; to improve the design character and quality of
the new development within the Town; to facilitate the adequate and economical
provision of streets and utilities; to preserve the natural and scenic features of
open space areas; and to further the overall goals of the community as stated in
the Vaal Comprehensive Plan. An approved development plan for a Special
Development District, in conjunction with the properties underlying zone district,
shall establish the requirements for guiding development and uses of property
included in the Special Development District."
The Municipal Code provides nine design criteria, which shall be used as the principal
criteria in evalualing the merits of the proposed Special Development District. lt shall be
the burden of the applicant to demonstrate that submittal material and the proposed
development plan comply with each of the following standards, or demonstrate that one
or more of them is not applicable, or that a practical solution consistent with the public
interest has been achieved. The staff has addressed each of the nine SDD review
criteria below:
Design compatibility and sensitivity to the immediate environment, neighborhood
and adjacent properties relative to architectural design, scale, bulk, building height,
buffer zones, identity, character, visual integrity and orientation.
Staff believes the applicanl has designed a structure which relates well to the site and
the surrounding neighborhood. The mass of the Westhaven Club & Lodge is appropriate
forthe site and takes into consideration the massing of the buildings on the adjoining
properties. The building could step down more on the east and west ends to insure a
smooth transition between properties and does not create an imposing "canyon" along
property lines. The north side of the Westhaven Club & Lodge was designed with the
front entrance in mind. The porte cochere entrance provides a formal entry into the
building.
The exterior building materials of the Westhaven Club & Lodge are a mixture of stucco
and metal. The roof material is proposed to be a dark green standing seam metal roof.
The applicant has shown flower boxes on the decks and balconies on the rendering.
Staff would recommend that the flower boxes be a required accent element on the
building. The window and door trim is proposed to be bronze metal cladding. The
proPosed balconies will be constructed of metal rails and pickets. Staff believes ihat the
combination of building materials has been well incorporated into the design of the
Westhaven Club & Lodge. The applicant has proposed that the exterior stucco color be
A.
B.
an off-white to yellowish/cream color to blend in with the exteriors of the other buildings
and structures in the area.
The development standards for the original SDD indicate that the maximum height for
buildings with sloping roofs shall be 55 feet. The applicant is requesting that the
maximum building height for the westhaven club & Lodge be 55 feet, from finish grade:
Staff believes that lhe height proposed by the applicant is compatible with the
development and the development objectives of the Town.
Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
The Westhaven Club & Lodge is located at the perimeter of the Cascade Village
Development. The Westhaven Club & Lodge is bound on the east by the Cascade
Health club, on the wesl by the opens space and residential development and on the
south by the Mill Race Condominiums, CMC, and the Cascade Hotel.
The applicant is proposing a lodging, short term accommodation and residential
development that is in compliance with the uses allowed in the original sDD and as
amended . The applicant is proposing to develop the Westhaven Club & Lodge at a
density of 25.49 dwelling units per acre. Included in the density figure are the eleven
member-owned club units (fractional fee), the fifteen hotel rooms (accommodation units)
and the twenty-one employee housing units including the on-site manage/s residence.
Each of the ehu's are to be Type lll Employee Housing Units.
The applicant's proposal differs greatly from the original SDD approval. The original
approval allowed the applicant to construct twenty free market condominiums and only
ten employee housing units. The currently proposal significanfly alters the use of the
property from mainly second homeowner condominiums to a lodging and short term
accommodation use of the site. Given the proximity of the development site to the
amenities in the area, the Westhaven Club & Lodge is ideally located and suited for the
proposed development.
Overall, staff believes that the density and uses proposed by the applicant for the
Westhaven Club & Lodge do not conflict with the compatibility, efficiency or workability of
the surrounding uses and/or activities. ln fact, staff feels ihat the proposed Westhaven
Club & Lodge will enhance the existing uses and activities in the area..
compliance with parking and loading requirements as ouflined in Tifle 12, chapter
10, of the Town of Vail Municipal Code.
Parking and loading requirements for development are established in Section 12-10-10
of the Municipal code. The parking and loading requirements are based on the square
footage of the uses proposed within a building. Based on the square footage of the uses
proposed by the applicant, 58 parking spaces and one loading/delivery berth are required
on-site. The applicant is proposing an enclosed parking structure on the lowest level of
the building designed to accommodate 36 parking spaces and 10 surface parking
spaces on the north side of the building (46 spaces total).
c.
On March 3, 1998, the applicant appeared before the Vail Town Council for a conceptual
review and discussion of the cunent proposal. The Council indicated that the parking
requirement for the development shall be met entirely on-site. The applicant is deficient
12 parking spaces on-site (46 spaces vs. 58 spaces). The applicant has indicated that
amble parking will be provided to accommodate the anticipated demand. The
anticipated demand is thought to be less than projected by the Municipal Code since it is
believed many guests will anive via shuttle services and that the parking standards do
not address the fractional fee clubs as accommodation units rather than dwelling units.
Given Council's direction, staff would recommend that the applicant explore altematives
to the proposed parking situation and provide all of the required parking on-site.
The applicant is now proposing one loading/delivery berth for service vehicles on the
east end of the surface parking lot, located on the north side of the building and a guest
drop-off space at the porte cochere. Staff believes that the guest drop-off space is
conveniently located near the entrance to the front desk and is appropriately located.
Staff feels that the newly proposed loading/delivery berth for service vehicles is a
positive change, though we believe additional visual screening may be necessary.
D. Conformity with the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plan.
Vail Land Use Plan
The goals contained in the Vail Land Use Plan are to be used as the Town's policy
guidelines during the review process of establishing or amending Special Development
Districts. Staff has reviewed the Vail Land Use Plan and believes the following policies
are relevant to the review of this proposal:
1. GeneralGrowth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to serve
both the visitor and the oermanent resident.
1.2 ihe quality of the environment including air, water, and other natural
resources should be protected as the Town grows.
1.3 The quality of development should be maintained and upgrade whenever
possible.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infi ll).
3. Commercial
3.1 The hotel bed base should be preserved and used more efficiently.
3.2 The Village and Lionshead are the best location for hotels to serve the
future needs ofthe destination skier.
3.4 Commercial growth should be concentrated in existing commercial areas
to accommodate both local and visitor needs.
E.
F.
5. Residential
5.1 Quality timeshare units should be accommodated to help keep occupancy
rates uP.
Staff believes the proposed amendment of Special Development District #4 is in concert
with the goals and policies of the Vail Land Use Plan as outlined above.
ldentification and mitigation of natural and/or geologic hazards that affect the
property on which the special development district is proposed.
There are no natural and/or geologic hazards, including the Gore creek floodplain, that
effect the applicant's property.
Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features,
vegetation and overall aesthetic quality of the community.
The site plan currently proposed has remained relatively unchanged from the previous
1995 major amendment approval. The applicant has altered the surface parking area to
comply with our recently amended development standards. The alterations to the
parking area resulted in minor changes to the landscape plan. The changes made to the
landscape plan do not effect the soulh side of the building which was highly scrutinized
during the review process in 1995. The changes to the plan essentially result in better
accommodations for snow storage on the site.
A condition of the 1995 approval required the applicant to remove or underground the
overhead utility line adjacent to the development site and to regrade and revegetate the
road cut at the northwest corner of the property. Pursuant to a general note on the site
plan, the applicant has indicated a commitment to regrading the road cut after Holy
Cross or others bury or remove the line. Staff believes that road cut and revegetation
needs to take place at the time of construction of the westhaven club & Lodge. staff
would recommend that the applicant be required to either relocate the utility line or
remove the line and complete the grading and revegetation.
The applicant is proposing to utilize the existing street cut and entrance on the east side
of the property adjacent to the Cascade Club. Currenily, a boulder retaining wall is
constructed along the entrance driveway. staff would recommend that the applicant
revise the site plan, grading plan, and landscape plan to reflect proposed improvements
to the retaining wall. The existing wall is in disrepair and in need of work. This is
especially important since this entrance will be the "front door'' to the poect. staff would
recommend that the proposed improvements to the wall be reviewed and approved by
the Town Engineer and the Design Review Board.
A circulation system designed for both vehicles and pedestrians addressing on and
off-site traffic circulation.
The westhaven club & Lodge will have major impacts on the amount of pedestrian and
vehicular traffic in the area. In light of the increase in traffic, the applicant has proposed
G.
l0
H.
off-site and on-site vehicle and pedestrian lraffic systems surrounding the property. This
includes intemal sidewalks on the property which enable safe and efficient traffic flow as
well as a five-foot wide sidewalk from the Westhaven Club & Lodge io the entrance to
the Cascade Club. Staff believes that pedestrian circulation will be substantially
improved as result of the proposal.
There is an existing portion of the Town of Vail bike path which crosses the south west
corner of the applicant's property. At this time there is not an established easement for
the bike path. Staff would recommend that the applicant be required to provide an
easement for the bike path. The exact language and localion of the easement shall be
reviewed and approved by the Town Attomey and Town Engineer prior to recordation
with the Eagle County Clerk and Recordeds office.
Functional and aesthetic landscaping and open space in order to optimize and
preserve natural features, recreation, views and functions.
The proposed landscape plan will have important beneficial impacts on the quality of the
development site and the surrounding area. The existing site has been termed the "ruins"
due to the dilapidated condition of the site. Staff would recommend that the final
landscape plan be reviewed and approved by the Design Review Board.
Staff believes the proposed streetscape improvements will improve and enhance the
aesthetic quality of the area dramatically.
Phasing plan or subdivision plan that will maintain a workable, functional and
efficient relationship throughout the development of the special development
district.
Phasing of development is not proposed. The applicant is required to submit a
construction phasing and staging plan to the Town prior to receiving a building permil.
The plan will be used to ensure an efficient and workable relationship with surrounding
uses during the development of the Westhaven Club & Lodge.
At the time of the Town Council's conceptual review, the Council exDressed there
concern and dissatisfaction with the cunent condition of the site. The existing 1995
amendment approval is due to lapse and become void pending the outcome of the
current proposal. The lapse of the approval is in accordance wilh the Municipal Code
which limits SDD approvals to a maximum of lhree years unless the project is diligently
pursued towards completion. Staff would recommend that a maximum of a one year
approval be granted for the current application. Unless work is diligently pursued on the
project, the existing "ruins" shall be removed and the site restored by October 31, 1999.
VI. STAFF RECOMMENDATION
The Community Development Department staff recommends that the Planning and
Environmental Commission recommend approval of the request for a major amendment to
Special Development District #4, Cascade Village, located at 1325 Westhaven Drive to the Vail
Town Council. The staff believes that each of the SDD design criteria continue to be mel, as
identified in Section V of this memorandum.
il
Should the Planning and Environmental Commission choose to recommend approval of the
major amendment to Special Development Dstrict #4, staff would recommend that the following
finding be made:
The Planning and Environmental commission has held a public hearing on the major
amendment to Special Development District #4 request to allow for a fractional fee club and a
change to the approved Development Plan, located at 1325 westhaven Dr., westhaven
Condominiums/ Cascade Village Area A, pursuant to Section 12-9A-4 of the Municipal Code of
the Town of Vail, and finds that the proposed major amendment complies with the design
criteria outlined in Section 12-9A-8 of the Municipal Code, meets the definition of a fractional fee
club as defined in Section 12-2-2 of the Municipal Code, and furthers the development goals and
objectives of the Town of Vail.
The staff has identified the following conditions of approval, which we recommend be included in
a Planning and Environmental Commission motion.
1. That the applicant appear before the Town of Vail Design Review Board for a conceptual
review of the proposed major amendment prior to appearing before the Vail Town
Council for final consideration of the request. Any and all issues identified by the Design
Review Board at the time of the conceptual review shall be addressed prior to appearing
before the Town Council.
2. That the applicant submit a detailed contraclo/s cost estimale identitying the cosls
necessary to relocate the existing overhead utility line along the applicant's north
property line underground, and that the applicant establish a financial bond with the
Town of Vail in the sum of 125o/o ol the seid relocating costs to insure the
undergrounding of the utility line.
That the applicant regrade and revegetate the knoll located at the northwest corner of
the development site at the time of the final grading of the westhaven club & Lodge.
Due to the exposure and aspect of the hillside, the knoll shall be regrading to slopes not
exceeding 3:1. The regrading shall be reviewed and approved bythe Town Engineer.
That the applicant provide Type lll Employee Housing unit deed-restrictions , which
comply with the Town of Vail Employee Housing Requirements (Tiile 12, chapter 13, of
the Town of vail Municipal code) for each of the 21 employee housing units, and that
said deed-restricted housing be made available for occupancy, and that the deed
restrictions be recorded at the office of the Eagle county clerk & Recorder, prior to
requesting a Temporary Certiflcate of Occupancy for the Westhaven Club & Lodge.
That the applicant submit detailed civil engineering drawings of the required off-site
improvements (street lights, drainage, curb and gutter, sidewalks, grading, etc.) to the
Town of Vail Public Works Department for review and approval prior to the issuance of a
building permit.
That the applicant record a twenty foot (20') wide pedestrian/bike easement for that
Portion of pedestrian/bike path lraversing the applicant's property and as identified on the
Topographic Map prepared by Intermountain Engineering Ltd., dated 12122194, and that
sa,d easement be recorded at the office of the Eagle county clerk & Recorder, prior to
the issuance of a building permit. The exact location and language of the easement
shall be reviewed and approved by the Town Attomey and rown Engineer prior to
recordation.
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7.
8.
That the applicant provide written documentation from the Public service company
granting approval of the construction of the westhaven club & Lodge in the location
identified on the site plan relative to the high pressure gas line. Written approval shall be
granted prior to the issuance of a building permit.
That the applicant record an access easement along the east property line for that
portion of the driveway and access and trash enclosure which encroaches upon the
adjoining property and that said easement be recorded at the Office of the Eagle County
Clerk Recorder. The exact location and language of the easement Shall be reviewed and
approved by the Town Attomey and Town Engineer prior to recordation.
That the applicant explore altematives to the proposed parking plan and provide all of
the required parking spaces (58) on-site as requested by the Vail Town Council.
That the final landscape plan and architectural elevations be reviewed and approved by
the Town of Vail Design Review Board.
That the approval of this major amendment to special Development District #4 shall
become lapsed and void one year from the date of a second reading of an ordinance
amending the district, and that should the approval lapse, the applicant shall be required
to remove the "ruins" and restore and revegetate the site by no later than October 31,
1999. Abondprovidingfinancial securitytoensurethatsaidremoval occursshall be
required following second reading of an amending ordinance. lt shall be the applicant's
responsibility to provide a cost estimate of the removal work. The bond shall be a
minimum ol 125o/o of the removal costs.
That the applicant revise and submil an amended site plan, landscape plan, and grading
plan indicating improvements to the existing boulder retaining wall along the east side of
the access driveway. Each of the plans shall be reviewed and approved by the Town
staff and the Design Review Board.
9.
10.
11.
12.
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PLANNING AND ENVIRONMENTAL COMMISSION
Monday, August 24, 1998
FINAL AGENDA
Proiect Orientation / LUNCH - Communitv Development Department
MEMBERS PRESENT
Greg Moffet
John Schofield
Galen Aasland
Diane Golden
Ann Bishop
Brian Doyon
Tom Weber
Site Visits:
MEMBERS ABSENT
Driver:
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1.
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^- updatcd 8/14 4pm- Fl["E 00rY
12:00 p.m.
STAFF PRESENT
Dominic Mauriello
George Ruther
Jeff Hunt
Judy Rodriguez
12:45 p.m.
1. RAD Five - 4469 Timber Falls Court2. Vail Village Club - 298 Hanson Ranch Road3. Vail Cascade Hotel - 1300 Westhaven Drive
Dominic
NOTE: lf the PEC hearing extends until 6:00 p.m., the board will break for dinner from 6:00 - 6:30
D.m.
Public Hearinq - Town Council Chambers 2:00 p.m.
1. A final review of a conditional use permit for a proposed addition to the Vail Interfaith
Chapel, located at 19 Vail Road/ Tract J, Block 7, Vail Village 1st.
Applicant: Vail Interfaith Chapel, represented by Gwathmey/Pratt Architects
Planner:Dominic Mauriello
MOTION:John Schofield SECOND: Diane Golden VOTE: 6-0-1 (Brian Doyon
recused)
APPROVED WITH 5 CONDITIONS:
The approval is subject lo Town Council approval of encroachments on the Town
-owned stream tract .
The applicant shall enter into an encroachment agreement with the Town of Vail
for all new and existing encroachments on Town-owned property.
No grading shall occur in the flood plain and all grading issues shall be worked out
with staff prior to DRB approval.
tr
2.
Updated 8/14 4pm
4. That there be a provision to provide access to a streamwalk.
5. That parking be added if the basement is finished.
A request for an amendmenl to a previously approved development plan for the Timber
Falls Development, located at 4469 Timber Falls CourUunplatted.
Applicant: RAD Five L.L.C., represented by Greg AmsdenPlanner: Dominic Mauriello
MOTION: Galen Aasland SECOND: Brian Doyon VOTE: 6-1 (Greg Moffet
opposed)
DENIED
A request for a major amendment to SDD #4, to allow for a fractional fee club and a
change to the approved Development Plan, located at 1325 Westhaven Dr., Westhaven
Condominiums/ Cascade Village Area A.
Applicant: Gerald L. Wurhmann, represented by Robby RobinsonPlanner: George Ruther
MOTION: Galen Aasland SECOND: Brian Doyon VOTE: 6-1 (John Schofield
opposed)
APPROVED WITH 14 CONDITIONS:
That the applicant appear before the Town of Vail Design Review Board for a
conceptual review of the proposed major amendment prior to appearing before
the Vail Town Council for final consideration of the request. Any and all issues
identified by the Design Review Board at the time of the conceptual review shall
be addressed prior to appearing before the Town Council.
That the applicant submit a detailed contractor=s cost estimate identifying the
costs necessary to relocate the existing overhead utility line along the applicant=s
north property line underground, and that the applicant establish a financial bond
with the Town of Vail in the sum of 125% o'f the said relocatino costs to insure the
undergrounding of the utility line.
That the applicant regrade and revegetate the knoll located at the northwesl
corner of the development site at the time of the final grading of the Westhaven
Club & Lodge. Due to the exposure and aspect of the hillside, the knoll shall be
regrading to slopes not exceeding 3:1. The regrading shall be reviewed and
approved by the Town Engineer.
That the applicant provide Type lll Employee Housing Unit deed-restrictions ,
which comply with the Town of Vail Employee Housing Requirements (Title 12,
Chapter 13, of the Town of Vail Municipal Code) for each of the 2'1 employee
housing units, and that said deed-restricted housing be made available for
occupancy, and that the deed reslrictions be recorded at the Office of the Eagle
County Clerk & Recorder, prior to requesting a Temporary Certiflcate of
Occupancy for the Westhaven Club & Lodge.
That the applicant submit detailed civil engineering drawings of the required off-
site improvements (street lights, drainage, curb and gutter, sidewalks, grading,
etc.) to the Town of Vail Public Works Department for review and approval prior to
the issuance of a building permit.
3.
t.
2.
4.
q
A
6.
Updated 8/ I4 4pm
That the applicant record a twenty foot (20') wide pedestrian/bike easement for
that portion of pedestrian/bike path traversing the applicant=s property and as
identified on lhe Topographic Map prepared by Intermountain Engineering Ltd.,
daled 12122194, and that said easement be recorded at the Office of the Eagle
County Clerk & Recorder, prior to the issuance of a building permit. The exact
location and language of the easement shall be reviewed and approved by lhe
Town Attorney and Town Engineer prior to recordation.
That the applicant provide written documentation from the Public Service
Company granting approval of the construction of the Westhaven Club & Lodge in
the location identified on the site plan relative to the high pressure gas line
Written approval shall be granted prior to the issuance of a building permit.
That the applicant record an access easement along the east property line for that
portion of lhe driveway and access and lrash enclosure which encroaches upon
the adjoining property and that said easement be recorded at the Office of the
Eagle County Clerk Recorder. The exact location and language of the easement
shall be reviewed and approved by the Town Attorney and Town Engineer prior to
recordation.
That the applicant explore alternatives to the proposed parking plan and provide
all of the required parking spaces (58) on-site as requested bythe Vail Town
Cou ncil.
10. That the final landscape plan and architectural elevations be reviewed and
approved by the Town of Vail Design Review Board.
11. That the approval of this major amendment to Special Development District #4
shall become lapsed and void one year from the date of a second reading of an
ordinance amending the district, and that should the approval lapse, the applicant
shall be required to remove the Aruins@ and restore and revegetate the site by
no laterthan October3l, 1999. A bond providing financial securityto ensure that
said removal occurs shall be required following second reading of an amending
ordinance. lt shall be the applicant=s responsibility to provide a cost estimate of
the removal work. The bond shall be a minimum ol 125% of the removal costs.
12. That the applicant revise and submit an amended site plan, landscape plan, and
grading plan indicating improvements to the existing boulder retaining wall along
the east side of the access driveway. Each of the plans shall be reviewed and
approved by the Town staff and the Design Review Board.
13. That the surface parking lot be heated.
14. That the applicant pay-in-lieu for 10 parking spaces.
A request for a CC1 minor exterior alteration and site coverage variance to the Vail
Village Club, located at 298 Hanson Ranch Road/Lot C, Block 2, Vail Village 1st.
Applicant: Remonov, Inc., represented by Gies ArchitectsPlanner: George Ruther
MOTION: John Schofield SECOND:Ann Bishop VOTE: 7-0
7.
8.
o
4.
Updated 8/14 4pm , t\
APPROVED WITH 1 GONDITION:
1. That the existing roof-top mechanical equipment be screened to staffs
salisfaclion.
5. A request for a worksession to discuss a major amendment to SDD #4, to allow for the
use of the tennis facility for special events and conference facilities, located at 1300
Westhaven Dr./ Cascade Village Area A.
Applicant: Vail Cascade Hotel and Club, represented by Chris HanenPlanner; George Ruther
WORKSESSION - NO VOTE
6. Information Update
7. Approval of August 10, 1998 minutes.
The applications and information about the proposals are available for public inspeclion during
regular office hours in the project planneis office located at the Town of Vail Community
Development Department, 75 South Frontage Road.
Sign language interpretation available upon request with 24 hour notification. Please call 479-
2356, Telephone for the Hearing lmpaired, for information.
Community Development Department
nLE co?r
TOWN OF VAIL
Depar tme nt of Co mmuniry D eve lop m e nt
75 South Frontage Road
Vail, Colorado E1657
970-479-2138
FAX 970-479-2452
August 18, 1998
Jerry Wurhman
WesthaverVCascade L.L. C.
P.O. Box 598
Edwards, Colorado 81 632
Re:Cascade Village Major SDD Amendment
Dear Jerry,
The purpose ofthis letter is to inform you ofthe status ofyour proposal to redevelopment the
"Ruins".
I have scheduled a final review of the proposal by the Planning & Environmental Commission on
Monday, August 24. Following the Commission's final review, you will then need to appear
before the Vail Town Council for two readings of an ordinance amending the SDD. As we
discussed earlier, I will not be scheduling Town Council review until all of the development plans
are 10070 complete and accurate.
Should you have any questions or concerns with regard to the information addressed in this letter,
please do not hesitate to call. You can reach me by telephone at 97Q-479-2145.
Sincerelv.
fl^-.n^- ?u-a-hut
George Ruther, AICP
Senior Planner
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Community Development Department
TO:
FROM:
DATE:
SUBJECT:
July 27, 1998
A request for a major amendment to Special Development District #4, Cascade
Village, to allow for the construction of eleven fractional fee club units, fifteen
accommodation units and twenty-one employee housing units, to be located at
1325 Westhaven Drive, Westhaven Condominiums/Cascade Village Area A.
Applicant: Gerald L. Wurhmann
Planner: George Ruther
DESCRIPTION OF THE REOUEST
The applicant, Jerry Wurhman, is requesting a major amendment to Special Development
District #4 (Cascade Village) pursuant to Title 12, Chapter 9A of the Town of Vail Zoning
Regulations. The major amendment is intended to modify a 1995 major amendment
approval for the Westhaven Condominiums, located al 1325 Westhaven Drive (the
"Ruins"). The applicant is proposing to amend the 1995 Westhaven Condominium
approval to allow for the operation of a fractional fee club. The new fractional fee club is
proposed to include:
. eleven, two-bedroom, fractional fee club units,
. fifteen, one-bedroom accommodation units, and
. twenty-one, one-bedroom employee housing units.
The proposed fractional fee club units range in size from 1,175to 1,384 square feet. The
accommodation units are to be 300 souare feet to 762 square feet in size with the
majority being the larger size. The employee housing units are proposed to be Type lll
units and are between 450 and 500 square feet each. The on-site manageds unit is more
than twice the size of the other employee units and is 1 ,084 square feet in size. All of the
employee units are intended to be one bedroom units.
The applicant is proposing lo meet the anticipated parking demand on-site. To meet this
need, the applicant has proposed to utilize the existing lower level parking garage as well
as provide surface parking on the north side of the building. At this time, the applicant is
proposing 36 enclosed garage parking spaces and 10 surface parking spaces. Of the 46
total spaces, four parking spaces will be handicapped accessible. The anticipated
parking need as projected by the applicant differs from the parking requirement
prescribed for the various uses outlined within the Municipal Code. The Municipal Code
requires 58 parking spaces total.
il.
As this request is for an amendment to an existing Special Development District, the
applicant is proposing various deviations from the reguired development standards.
Some of the deviations are unchanged from the existing Special Development District
approval, while other are to be modified as a result of the current request. The
development standards that will be modified as a result of this request are:
. Density (dwelling units/acre)
Parking
Site Coverage
Common Area
All other development standards are generally the same. A complete analysis of the
zoning statistics is provided in Section lll of this memorandum.
The 1995 approval allowed for the construction of fourteen free-market condominiums
and seventeen employee housing units. At this time, only minor alterations are
anticipated to the exterior of the building and all the other development standards are
proposed to remain substantially unchanged.
BACKGROUND
On March 2, 1976, the Vail Town Council approved Ordinance #5, Series of 1976
establishing Special Development District #4, Cascade Village. Special Development
District #4, Cascade Village, is made up of four development areas. Area A is made up
of the Cascade Hotel, Cascade Club, CMC, Millrace Phases lthrough lV, Westhaven
Condominiums, Liftside/Waterford, and Cornerstone. Area B is the Coldstream
Condominiums. Area C is made up of the Glen Lyon residential duplex lots. Area D is
the clen Lyon Office Building.
According to the original ordinance, development statistics are prescribed for each
development area. As a result, the site coverage stipulated for Area A, which is 35%,
applies to approximately 18 acres. Rather than require the applicant to provide a site
coverage analysis of approximately 18 acres, in the past, staff has applied the
development statistics to each lot individually. This has been the practice since
approximately 1990. The projects that have been reviewed underthis method include
Cornerstone, Waterford, Millrace Phase lll and Millrace Phase lV. The advantage to this
method is that it allows a calculation of the development statistics on the land that is
being reviewed and does not require off-site analysis. In the previous examples, the
proposals complied with the development statistics when calculated for the individual lots
and the proposed drawings cleafly conformed with the maximum development
allowances provided for in the SDD.
When the staff reviewed the development standards on the individual parcel for this
project, there are four development standards which the applicant's proposal exceeds.
These include density, parking, site coverage, and common area. The developer agrees
that the request for additional GRFA is above what the SDD allowed.
Staff continues to believe that it is most reasonable and appropriate to evaluate each
parcel within each development area individually. From a record keeping point of view,
staff believes that the development standards for each parcel should be calculated based
on the area of the land under the proposed development site. This has been the method
used historically. Notwithstanding the simplicity of this method, staff acknowledges that
the site coverage and landscaping discrepancies identified in the memo should not be
viewed as significant issues as, elsewhere within Area A, there is excess site coverage
and landscaping which could hypothetically be shared.
In 1982, the Town of Vail issued a building permit allowing for construction on the then
undeveloped site. Construction continued through the partial completion of the
foundation and lower level parking garage. No new construclion has occurred since.
On April 19, 1995, the Vail Town Council approved a major amendment to Special
Development District #4. This amendment approval granted the applicant the ability to
construct fourteen free-market condominiums and seventeen employee housing units.
Additional deviations granted allowed for increases in GRFA, site coverage and
landscaping. No action has been taken on this approval. This approval shall lapse and
become void pending the outcome of the current application.
On March 3, 1998, the staff met with the Vail Town Council to discuss the proposed
development review process and to provide the Council with an opportunity to provide
initial feedback and direction to the applicant, staff and Planning and Environmental
Commission regarding the major amendment reguest. The Council provided the
following direction and feedback:
1 . What is the anticipated construction timeline? lf the site is not to be developed in
a reasonable time period, the existing improvements needs to be removed.
2. The parking requirement for the development shall be provided on-site.
3. A detailed plan outlining the proposed fractional fee club ownership pattern and
operation shall be provide for review and conslderation.
4. The proposed review process is acceptable.
On March 8, 1998, the applicant appeared before the Planning and Environmental
Commission for a worksession meeting to discuss the current proposal. The purpose of
this worksession was to discuss the following issues:
. The proposal's compliance with the Town's land use regulations.
. The combination and integration of the three differing types of residential
uses.
. The completeness of the major amendment application.
. The relationship of the proposed development with the existing
improvements.
The Town Council's initial thoughts and comments as received on
Tuesday, March 3 regarding the applicant's request.
ilt.
During this first worksession, the Commission members expressed their general
satisfaction with the major amendment as proposed. The Commission did however
indicate their concerns regarding the lack of an on-site front registration and reservation
desk. The Commission requested that the applicant appear at a future meeting with
detailed information indicating how the on-site front desk issue was to be addressed.
According to Section 12-2-2 ot the Municipal Code, a Fractional Fee Club is defined as,
"A fractional fee project in which each condominium unit, pursuant to
recorded project documentation as approved by the Town of Vail, has no
fewer than six (6) and no more than twelve (12) owners per unit and
whose use is established by a reservation system. Each of the fractional
fee club units are made available for short-term rental in a managed
program when not in use by the club members. The project is managed
on-site with a front desk operating twenty-four (24) hours a day, seven (7)
days a week providing reservation and registration capabilities. The
project shall include or be proximate to transportation, retail shops, eating
and drinking establishments, and recreational facilities."
On April 27, 1998, the applicant again appeared before the Planning and Environmental
Commission for a worksession meeting to discuss the current proposal and the on-site
front desk component. At that meeting, the applicant agreed to revised the proposal to
provide an on-site front desk operation as required by Section 12-2-2 ol the Town of Vail
Municipal Code.
The amended development standards approved by the Town Council are compared to
the original SDD approval and the 1998 proposal, and are listed below:
ZONING ANALYSIS / DEVELOPMENT STATISTICS
Lot Area:
Zoning:
EHUs:
Total:
Common Area:
0.85 acres or 37,026 sq. ft.
SDD #4 (Cascade Village)
Development Standard Oriqinal SDD Approval
Height: 55'
GRFA:
Free Market: 22,500 sq. ft.
Accommodation: 0 sq. ft.
Fractional Fee: 0 sq. ft.
1995 Approval 1998 Proposal
55' 55',
25,644 sq. ft. 0 sq. ft
0 sq. ft. 9,550 sq. ft.
0 sq. ft. 13,860 sq. ft.
8.296 sq. ft. 10.73'l sq. ft.
33,940 sq. ft. (92V") 34,141 sq. ft. (92%)
3,417 sq. ft. (10.1%o) 7,054 sq. ft. (21%l
6.400 sq. ft.
28,900 sq. ft. (78%)
10,115 sq. ft. (35%)
Development Standard
Density:
Free Market:
Accommodation:
Fractional Fee:
EHUs:
Setbacks:
Site Coverage:
Landscaping:
Retaining Walls:
Parking:
Original SDD Approval
20 du's
0 au's
0 ffu's
1O EHU'S
30 total units
(27.4 du'slacl
20'
35% (12,959 sq. ft.)
50% (18,513 sq. ft.)
376'
75% shall be enclosed
1995 Approval
14 du's
0 au's
0 ffu's
17 EHU'S
31 total units
(23.2 du's/ac)
24'
36.7010 (13,598 sq. ft.)
47.9o/o (17,767 sq. ft.)
none proposed
82% shall be
enclosed
1998 Proposal
0 du's
15 au's
11 ffu's
21 EHU'S
47 total units
(25.49du's/ac)
24'
38.3o/o (14,173 sq. ft.)
47.9% (17,767 sq. ft.)
none proposed
78% shall be
enclosed
Employee Housing:
44 total spaces 45 total spaces 46 total spaces
minimum of 8 units; 17 EHUs, similar to 21 EHUs, similar
minimum of 648 sq. ft. each: Type lll restrictions to Type lll
should not count towards restrictions
density or GRFA.
for density calculation purposes, accommodation units are 0.5 du's, employee units are
0.333 du's and fractional fee club units and free market units account are 1 du. each.
Westhaven Club & Lodqe Square Footaqe Analysis
Parking Area Common
Area
Employee
Housing
Accommodation
Unit
Fractional
Fee Unit
Total
4th Floor 603 sq. ft.2,089 sq. ft.3,976 sq. ft.6,668 sq ft.
3rd Floor 925 sq.ft.3,609 sq. ft.6,326 sq. ft.10,860 sq. ft
2nd Floor 2,019 sq. ft.1,084 sq. ft.3,852 sq. ft.3,558 sq. ft.10,513 sq. ft.
1st Floor '1,492 sq. ft.9,647 sq. ft.11,139 sq. fi
Parking
Level
'l 1,180 sq. ft.2,0'15 sq. ft.13, 195 sq. ft
Total 1'1,180 sq. ft.7,054 sq. ft.'10,731 sq. ft.9,550 sq. ft.13,860 sq. ft.52,375 sq. ft.
tv.DEVELOPM ENT REVIEW PROCESS
Pursuant to Section 12-gA-2 of the Municipal Code, in part, a major amendment is
defined as,
"Any proposal to change uses; increase gross residential floor area; change the
number of dwelling or accommodation units; modify, enlarge or expand any
approved special development district."
Since the applicant proposes to change the uses and change the number of dwelling and
accommodation units, staff has identified the applicant's request as a major amendment.
ln accordance with Section 12-9A-4, A-C of the Municipal Code, an approved
development plan shall be required prior to construction. The approved development
plan shall establish requirements regulating development, uses and other activities in the
special development district.
The Planning and Environmental Commission shall conduct the initial review of the
amendment to the special development district. The review shall take place at a
regularly scheduled meeting. Following the Planning and Environmental Commission's
review, the Community Development Department shall forward a report to the Town
Council stating the PEC's flndings and recommendations on the amendment request.
The Town Council shall then review the application based upon the information
submitted. An approval of the application by the Town Council shall require two readings
of an ordinance.
SPECIAL DEVELOPMENT DISTRICT REVIEW CRITERIA
Title'12, Chapter 9 of the Town of Vail Municipal Code provides for the establishment of
Special Development Districts in the Town of Vail. According to Section 12-94-1, the
purpose of a Special Development District is,
"To encourage flexibility and creativity in the development of land, in order to
promote its most appropriate use; to improve the design character and quality of
the new development within the Town; to facilitate the adequate and economical
provision of streets and utilities; to preserve the natural and scenic features of
open space areas; and to further the overall goals of the community as stated in
the Vail Comprehensive Plan. An approved development plan for a Special
Development District, in conjunction with the properties underlying zone district,
shall establish the requirements for guiding development and uses of property
included in the Special Development District."
The Municipal Code provides nine design criteria, which shall be used as the principal
criteria in evaluating the merits of the proposed Special Development District. lt shall be
the burden of the applicant to demonstrate that submittal material and the proposed
development plan comply with each of the following standards, or demonstrate that one
or more of them is not applicable, or that a practical solution consistent with the public
interest has been achieved. The staff has addressed each of the nine SDD review
criteria below:
V.
A.Design compatibility and sensitivity to the immediate environment, neighborhood
and adjacent properties relative to architectural design, scale, bulk, building height,
buffer zones, identity, character, visual integrity and orientation.
Staff believes the applicant has designed a structure which relates well to the site and
the sunounding neighborhood. The mass of the Westhaven Club & Lodge is appropriate
forthe site and takes into consideration the massing of the buildings on the adjoining
properties. The building could step down more on the east and west ends to insure a
smooth transition between properties and does not create an imposing "canyon" along
property lines. The north side of the Westhaven Club & Lodge was designed with the
front entrance in mind. The porte cochere entrance provides a formal entry into the
building.
The exterior building materials of the Westhaven Club & Lodge are a mixture of stucco
and metal. The roof material is proposed to be a dark green standing seam metal roof.
The applicant has shown flower boxes on the decks and balconies on the rendering.
Staff would recommend that the flower boxes be a required accent element on the
building. The window and door trim is proposed to be bronze metal cladding. The
proposed balconies will be constructed of metal rails and pickets. Staff believes that the
combination of building materials has been well incorporated into the design of the
Westhaven Club & Lodge. The applicant has proposed that the exterior stucco color be
an off-white to yellowish/cream color to blend in with the exteriors of the other buildings
and structures in the area.
The development standards for the original SDD indicate that the maximum height for
buildings with sloping roofs shall be 55 feet. The applicant is requesting that the
maximum building height for the Westhaven club & Lodge be 55 feet, from finish grade.
Staff believes that the height proposed by the applicant is compatible with the
development and the development objectives of the Town.
Uses, activity and density which provide a compatible, efficient and workable
relationship with surrounding uses and activity.
The Westhaven Club & Lodge is located at the perimeter of the Cascade Village
Development. The Westhaven Club & Lodge is bound on the east by the Cascade
Health Club, on lhe west by the opens space and residential development and on the
south by the Mill Race Condominiums, CMC, and the Cascade Hotel.
The applicant is proposing a lodging, short term accommodation and residential
development that is in compliance with the uses allowed in the original SDD and as
amended . The applicant is proposing to develop the Westhaven Club & Lodge at a
density of 25.49 dwelling units peracre. lncluded in the densityfigure are the eleven
member-owned club units (fractional fee), the fifteen hotel rooms (accommodation units)
and the twenty-one employee housing units including the on-site manage/s residence.
Each of the ehu's are to be Type lll Employee Housing Units.
The applicant's proposal differs greatly from the original SDD approval. The original
approval allowed the applicant to construct twenty free market condominiums and only
ten employee housing units. The currently proposal significantly alters the use of the
property from mainly second homeowner condominiums to a lodging and short term
accommodation use of the site. Given the proximity of the development site to the
amenities in the area, the Westhaven Club & Lodge is ideally located and suited for the
proposed developmenl.
B.
c.
Overall, staff believes that the density and uses proposed by the applicant for the
Westhaven Club & Lodge do not conflict with the compatibility, efficiency or workability of
the surrounding uses and/or activities. In fact, staff feels that the proposed Westhaven
Club & Lodge will enhance the existing uses and activities in the area..
Compliance with parking and loading requirements as outlined in Title 12, Chapter
10, of the Town of Vail Municipal Code.
Parking and loading requirements for development are established in Section 12-10-10
of the Municipal Code. The parking and loading requifements are based on the square
footage of the uses proposed within a building. Based on the square footage of the uses
proposed by the applicant, 58 parking spaces and one loading/delivery berth are required
on-site. The applicant is proposing an enclosed parking structure on the lowest level of
the building designed to accommodate 36 parking spaces and 10 surface parking
spaces on the north side of the building (46 spaces total).
On March 3, 1998, the applicant appeared before the Vail Town Council for a conceptual
review and discussion of the current proposal. The Council indicated that the parking
requirement for the development shall be met entirely on-site. The applicant is deficient
12 parking spaces on-site (46 spaces vs. 58 spaces). The applicant has indicated that
amble parking will be provided to accommodate the anticipated demand. The
anticipated demand is thought to be less than projected by the Municipal Code since it is
believed many guests will arrive via shuttle services and that the parking standards do
not address the fractional fee clubs as accommodation units rather than dwelling units.
Given Council's direction, staff would recommend that the applicant explore alternatives
to the proposed parking situation and provide all of the required parking on-site.
The applicant is proposing one loading/delivery berth in the front entry drop-off area,
located on the north side of the building. Staff recognizes that this area is conveniently
located near lhe entrances to the front desk. However, staff feels that the use of the
drop-off area may be compromised by the loading and delivery of goods. Staff believes
that trying to accommodate loading and delivery in this area may result in conflicts
between guests, vehicles accessing the parking structure, and delivery trucks.
Conformity with the applicable elements of the Vail Comprehensive Plan, Town
policies and Urban Design Plan.
Vail Land Use Plan
The goals contained in the Vail Land Use Plan are to be used as the Town's policy
guidelines during the review process of establishing or amending Special Development
Districts. Staff has reviewed the Vail Land Use Plan and believes the following policies
are relevant to the review of this proposal:
1. GeneralGrowth/Development
1.1 Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to serve
both the visitor and the permanent resident.
1.2 The quality of the environment including air, water, and other natural
resources should be protected as the Town grows.
D.
3.
1.3 The quality of development should be maintained and upgrade whenever
possible.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill).
Commercial
The hotel bed base should be preserved and used more efficiently.
The Village and Lionshead are the best location for hotels to serve the
future needs of the destination skier.
Commercial growth should be concentrated in existing commercial areas
to accommodate both local and visitor needs.
5. Residential
5.1 Quality timeshare units should be accommodated to help keep occupancy
rates up.
Staff believes the proposed amendment of Special Development District #4 is in concert
with the goals and policies of the Vail Land Use Plan as outlined above.
ldentification and mitigation of natural and/or geologic hazards that affect the
property on which the special development district is proposed.
There are no natural and/or geologic hazards, including the Gore Creek floodplain, that
effect the applicant's property.
Site plan, building design and location and open space provisions designed to
produce a functional development responsive and sensitive to natural features,
vegetation and overall aesthetic quality of the community.
The site plan currently proposed has remained relatively unchanged from the previous
1995 major amendment approval. The applicant has altered the surface parking area lo
comply with our recently amended development standards. The alterations to the
parking area resulted in minor changes to the landscape plan. The changes made to the
landscape plan do not effect the south side of the building which was highly scrutinized
during the review process in 1995. The changes to the plan essentially result in better
accommodations for snow storage on the site.
A condition of the 1995 approval required the applicant to remove or underground the
overhead utility line adjacent to the development site and to regrade and revegetate the
road cut at the northwest corner of the property. Pursuant to a general note on the site
plan, the applicant has indicated a commitment to regrading the road cut after Holy
Cross or others bury or remove the line. Staff believes that road cut and revegetation
needs to take place at the time of construction of the Westhaven Club & Lodge. Staff
would recommend that the applicant be required to either relocate the utility line or
remove the line and complete the grading and revegetation.
3.4
E.
F.
G.
The applicant is proposing to utilize the existing street cul and entrance on the east side
of the property adjacent to the Cascade Club. Currently, a boulder retaining wall is
constructed along the entrance driveway. Staff would recommend that the applicant
revise the site plan, grading plan, and landscape plan to reflect proposed improvements
to the retaining wall. The existing wall is in disrepair and in need of work. This is
especially important since this entrance will be the "front door'' to the project. Staffwould
recommend that the proposed improvements to the wall be reviewed and approved by
the Town Engineer and the Design Review Board.
A circulation system designed for both vehicles and pedestrians addressing on and
off-site traffic circulation.
The Westhaven Club & Lodge will have major impacts on the amount of pedestrian and
vehicular traffic in the area. In light of the increase in traffic, the applicant has proposed
off-site and on-site vehicle and pedestrian traffic systems surrounding the property. This
includes internal sidewalks on the property which enable safe and efficient traffic flow as
well as a five-foot wide sidewalk from the Westhaven Club & Lodge to the entrance to
the Cascade Club. Staff believes that pedestrian circulation will be substantially
improved as result of the proposal.
There is an existing portion of the Town of Vail bike path which crosses the south west
corner of the applicant's property. At this time there is not an established easement for
the bike path. Staff would recommend that the applicant be required to provide an
easement for the bike path. The exact language and location of the easement shall be
reviewed and approved by the Town Attorney and Town Engineer prior to recordation
with the Eagle County Clerk and Recorde/s office
Functional and aesthetic landscaping and open space in orderto optimize and
preserve natural features, recreation, views and functions.
The proposed landscape plan will have important beneficial impacts on the quality of the
development site and the surrounding area. The existing site has been termed the "ruins"
due to the dilapidated condition of the site. Staff would recommend that the final
landscape plan be reviewed and approved by the Design Review Board.
Staff believes the proposed streetscape improvements will improve and enhance the
aesthetic quality of the area dramatically.
Phasing plan or subdivision plan that will maintain a workable, functional and
efficient relationship throughout the development of the special development
district.
Phasing of development is not proposed. The applicant is required to submit a
construction phasing and staging plan to the Town prior to receiving a building permit.
The plan will be used to ensure an efficient and workable relationship with surrounding
uses during the development of the Westhaven Club & Lodge.
At the time of lhe Town Council's conceptual review, the Council expressed there
concern and dissalisfaction with the current condition of the site. The existing 1 995
amendment approval is due to lapse and become void pending the outcome of the
H.
l0
current proposal. The lapse of the approval is in accordance with the Municipal Code
which limits SDD approvals to a maximum of three years unless the project is diligently
pursued towards completion. Staff would recommend that a maximum of a one year
approval be granted for the current application. Unless work is diligently pursued on the
project, the existing "ruins" shall be removed and the sile restored by October 31 , 1 999.
VI. STAFF RECOMMENDATION
The Community Development Department staff recommends that the Planning and
Environmental Commission recommend approval of the request for a major amendment to
Special Development District #4, Cascade Village, located at 1325 Westhaven Drive to the Vail
Town Council. The staff believes that each of the SDD design criteria continue to be met, as
identified in Section V of this memorandum.
Should the Planning and Environmental Commission choose to recommend approval of the
major amendment to Special Development District #4, staff would recommend that the following
finding be made:
The Planning and Environmental Commission has held a public hearing on the major
amendment to Special Development District #4 request to allow for a fractional fee club and a
change to the approved Development Plan, located at 1325 Westhaven Dr., Westhaven
Condominiums/ Cascade Village Area A, pursuant to Section 12-94-4 of the Municipal Code of
the Town of Vail, and finds that the proposed major amendment complies with the design
criteria outlined in Section 12-94-8 of the Municipal Code, meets the definition of a fractional fee
club as defined in Section 12-2-2 of the Municipal Code, and furthers the development goals and
objectives of the Town of Vail.
The staff has identified the following conditions of approval, which we recommend be included in
a Planning and Environmental Commission motion.
1. That the applicant appear before the Town of Vail Design Review Board for a conceplual
review of the proposed major amendment prior to appearing before the Vail Town
Council for final consideration of the request. Any and all issues identified by the Design
Review Board at the time of the conceptual review shall be addressed prior to appearing
before lhe Town Council.
That the applicant submit a detailed contractor's cost estimate identifying the costs
necessary to relocate the existing overhead utility line along the applicanl's north
property underground, and that the applicant establish a financial bond with the Town of
Vail in the sum of 125o/o ol the said relocating costs to insure the undergrounding of the
utility line.
That the applicant regrade and revegetate the knoll located at the northwest corner of
the development site at the time of the final grading of the Westhaven Club & Lodge.
Due to the exposure and aspect of the hillside, the knoll shall be regrading to slopes not
exceeding 3:1. The regrading shall be reviewed and approved by the Town Engineer.
2.
11
4.
A
1t.
8.
That the applicant provide Type lll Employee Housing Unit deed-restrictions , which
comply with the Town of Vail Employee Housing Requirements (Title 12, Chapter 13, of
the Town of Vail Municipal Code) for each of the 21 employee housing units, and that
said deed-restricted housing be made available for occupancy, and that the deed
restrictions be recorded at the Office of the Eagle County Clerk & Recorder, prior to
reguesting a Temporary Certificate of Occupancy for the Westhaven Club & Lodge.
That the applicant submit detailed civil engineering drawings of the required off-site
improvements (street lights, drainage, curb and gutter, sidewalks, grading, etc.) to the
Town of Vail Public Works Department for review and approval prior to the issuance of a
building permit.
That the applicant record a twenty foot (20') wide pedestrian/bike easement for that
portion of pedestrian/bike path traversing the applicant's property and as identified on the
Topographic Map prepared by Intermountain Engineering Ltd., dated 12122194, and that
said easement be recorded at the Office of the Eagle County Clerk & Recorder, prior to
the issuance of a building permit. The exact location and language of the easement
shall be reviewed and approved by the Town Attorney and Town Engineer prior to
recordation.
That lhe applicant provide written documentation from the Public Service Company
granting approval of the construction of the Westhaven Club & Lodge in the location
identified on the site plan relative to the high pressure gas line. Written approval shall be
granted prior to the issuance of a building permit.
That the applicant record an access easement along the east property line for that
portion of the driveway and access and trash enclosure which encroaches upon the
adjoining property and that said easement be recorded at the Office of the Eagle County
Clerk Recorder. The exact location and language of the easement shall be reviewed and
approved by the Town Attorney and Town Engineer prior to recordation.
That the applicant explore alternatives to the proposed parking plan and provide all of
the required parking spaces (58) on-site as requested by the Vail Town Council.
That the final landscape plan and architectural elevations be reviewed and approved by
the Town of Vail Design Review Board.
That the approval of this major amendment to Special Development District #4 shall
become lapsed and void one yearfrom the date of a second reading of an ordinance
amending the district, and that should the approval lapse, the applicant shall be required
to remove the "ruins" and restore and revegetate the site by no later than October 31,
'1999.
That the applicant revise and submit an amended site plan, landscape plan, and grading
plan indicating improvements to the existing boulder retaining wall along the east side of
the access driveway. Each of the plans shall be reviewed and approved by the Town
staff and the Desion Review Board.
10.
11.
12.
12
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PLANNING AND ENVIRONMENTAL COMMISSTON
Monday, July 27, 1998
FINAL AGENDA
Project Orientation / LUNCH - Gommunity Development Deoartment 12:30 p.m.
MEMBERS PRESENT MEMBERS ABSENT
Greg Moffet
John Schofield
Galen Aasland (2:10p.m.)
Diane Golden
Ann Bishop
Brian Doyon
Tom Weber
Site Visits :
1. Vail Chapel - 19 Vail Road2. Cascade Village - 1325 Westhaven Drive
1:15 p.m.
Dominic
NOTE: lf the PEC hearing extends until 6:00 p.m,, the board will break for dinner from 6:00 - 6:30 p.m.
Public Hearing - Town Council Ghambers 2:00 p.m.
1. A worksession to discuss a conditional use permit for a proposed addition to the Vail
lnterfaith Chapel, located at 19 Vail Road/ Tract J, Block 7, Vail Village 1st.
Applicant: Vail lnterfaith Chapel, represented by Gwathmey/Pratt Architects
Planner:Dominic Mauriello
WORKSESSION - NO VOTE (final hearing August 24, 1998)
A request for a major amendment to SDD #4, to allow for a fractional fee club and a
change to the approved Development Plan, located at 1325 Westhaven Dr., Westhaven
Condominiums/ Cascade Village Area A.
Applicant: Gerald L. Wurhmann, represented by Robby RobinsonPlanner: George Ruther
TABLED (to subsequent meeting, once applicant has resolved issues with stafQ.
ti,'r",* jl ,r i!il. i rr .I ,,:t t ,roottd7t2l4pn
3. A request for a conditional use permit to operate a bed and breakfast, tocateo at Z-eS
Forest Road/ Lot 8, Block 2, Vail Village 6th.
Applicant Tom & Cindy JacobsonPlannen George Ruther
WITHDRAWN
4. Information Update
5. Approval of July 13, 1998 minutes.
The applications and information about the proposals are available for public inspection during
regular office hours in the project planne/s office located at the Town of Vail Communig
Development Department, 75 South Frontage Road.
Sign language interpretation available upon request with 24 hour nolification. Please call 479-2356, Telephone for the
Hearing lmpaired, for information.
Community Danelopment Department
f, ,i ccpy
Department of Community Development
75 South Frontage Rod
Vail, Colorado 81657
970-479-2138
FAX 97U479-2452
July 15, 1998
Jerry Wurhman, General Manager
Westhaven/Cascade L.L.C.
P.O. Box 598
Edwards, Colorado 81632
Re: Westhaven Condominiums Major SDD Amendment
Dear Jerry,
I have completed a preliminary review of your proposal for a major SDD amendment to the
Westhaven Condominiums. Upon completion of my review, there are still numerous outstanding
issues which must be addressed. In order to proceed forward with your application, it is
imperative that you address all of the issues and submit a complete proposal. Failure to do so
only delays the review ofyour project.
The following outstanding issues need to be resolved:
l. The architectural elevations need to be detailed with enough information for the Town
Council, Planning & Environmental Commission and the Design Review Board to review
the proposal (see item #9 in May 4, 1998 letter) OL\.
2. Please provide a south (stree| elevation of the building' OL\'
/1^ ^.t . , 3. Please include a note on the plans indicating your intentions to underground the overhead
T;"',tr-,-. utility lines along the South Frontage Road (see item # 3 in May 4, 1998 letter) *a a' '6*(2.
4. Based on the square footage of the proposed uses within the building, 58.3 parking spaces *'
are required. This calculation is based on the off-street parking requirements prescribed
by the Municipal Code. According to the plans, only 46 parking spaces are provided.
Please address the shortfall of 12 parking spaces' Di6cu.. C) 3t'',F€.
I have attached a list of comments provided by Greg Hall, Town Engineer. In addition to the
comments provided above, you will also need to address the comments from the Town Engineer.
{7 *un"ur rnr"*
I have tentatively soheduled a review of the proposed major sdd amendment with the Planning &
Environmental Commission for Monday, Iuly 27,1998. In order to remain on the agenda for the
Iuly 27 meeting, you will need to address each of the comments described above by no later than
Friday, July 17.
Should you have any questions or soncemq please contact me by telephone il970479-2145.
Sincerely,H'^*g
GeorgeRuther, AICP
Senior Planner
xc: Greg llall
cornlnuf, Development Plan noutinfrorm
Routed To:Greg Hall, Public Works
Todd Oppenheimer, Public
Mike McGee. Fire
Works
Return To:George Ruther
Date Routed:6/t7/98
Return By.ASAP
Project Name:Westhaven Club and Lodge
Project Address:1325 Westhanven Drive
Project Legal:Cascade Villase SDD #4
Project Description:the Ruins
Approved _X_Denied (cite detailed reasons) Approved with conditions
I ) The plan submitted should be the correct plan.
which all match and is consistent with the floor plans,
acceptable.
This includes a site plan , landscape plan and grading plan
roofplans and elevations. Cut and paste plan sets are not
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2) There was no grading plan at all submitted. The grading plan will need to have existing spot elevations
provided at all roadway tie ins along Westhaven Drive and the tie ins to the existing drive into the club parking.
Proposed spot elevations around the parking lot and driveway entrances will need to be included. Any
modifications to the club driveway will either need to have the permission of the owner or show proof of an
easement.
3) The survey and the site plan should show the full extent of all the utilities and the easements on the site. This
is particularly important for the electric and the gas as not all their facilities are shown and there appears to be
conflicts on the north and west sides. The building is in the gas easement and the ability to construct the stair
tower is very questionable next to the high pressure gas line above. vlitl C*.-*_ F{olv f-eoasl
"rb!(4) The site plan needs to show the sidewalk connection all the way to the Cascade Club entrance and the impacts
associated with the construction including retaining walls light pole relocations modifications to drainage a
pedestrian ramps etc.. The required width of this walk and the walk connection in front of the building is 6'
measured form the flow line of the curb. The width of the curb pan is 2'.
5) The survey needs to show the connection ofthe drainage pipes from the frontage road through the site to the
inlet at the southeast corner of the building and the outfall to the creek west of Millrace Phase III. A drainage
easement for this line will be dedicated at a width of l0'either side of the pipe. Co,.oiHo,.r otr lfui.'.
6) The site plan SL-l shows a drive aisle of 22',,but scales at 24' asit turns into the back of the site and sheet 3
shows a 24'width. 24' is the correct width and sheet Sl-l should be changed. oUt.
7) The width of the driveway pan is 4'. The pan should run with Westhaven Drive and not curve back into the site.
8) Complete civil engineered plans will be required to be submitted and approved prior to issuance of the building
permit . The plans will cover all roadway drainage improvements required to meet the design standards of the
roadway.Coqt:>iha-r o€ AapPol*l
9) A 20'bike path easement will need to be dedicated prior to building permit issuance. (---,t--^ .e /-,-
l0) The entire buildilg will need a sprinkler system,/ .t.
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I l) Snow storage equal to 30 % ofthe paved areas to be cleared must occur on site or a snow management plan
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TOWN OF VAIL
Department of Community Development
75 South Frontage Road
Vail, Colorado 81657
970-479-2r38
FAX 970-479-24s2
May 13, 1998
Jerry Wurhman, General Manager
Westin/Cascade L.L.C.
P.O. Box 598
Edwards, Colorado 81632
FAX (561)-747-2200
RE: Westhaven Condominiums Maior SDD Amendment review schedule
Dear Jerry,
As a follow up to our telephone conversation earlier this afternoon, I am providing you with a
written schedule for the Town's review of your proposal for a Major Amendment to SDD No. 4.
The following is the anticipated development review schedule for your proposal:
June 8, 1998 - Planning and Environmental Commission final recommendation.
June 16, 1998 - Town Council worksession and First Reading of an ordinance amending
Special Development District No. 4.
July 7,1998 - Second Reading of an ordinance amending Special Development District
No,4.
I hope the above schedule helps you in planning for the review ofyour proposal. The dates
provided in this letter are assumed to be accurate, so long as the necessary information required
by the Town of Vail is submitted to the Town of Vail in a timely manner. I am confident that by
working together, we can adhere to the proposed schedule.
Should you have any questions or concems with regard to the proposed schedule, please do not
hesitate to call. You can reach me most easily by telephone at 970-479-2145.
Sincerely,
?utt*a
George Ruther, AICP
Senior Planner
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TOWN OFVAIL
Department of Community Development
75 South Frontage Road
Vail, Colorado 81657
970-479-2138
FAX 974479-2452
May 4, 1998
FILE C
o
OP
Jerry Wurhman, General Manager
Westhaven/Cascade L.L.C.
P.O. Box 598
Edwards. Colorado 8 I 632
Re:Westhaven Condominiums Maior SDD Amendment
Dear Jerry,
I have completed a final review of your proposal for a major SDD amendment to the Westhaven
Condominiums to allow for eleven fractional fee club units, fifteen accommodation units and
twenty-one employee housing units. Upon the completion of my review, I have determined that
there are numerous outstanding issues which need to be resolved prior to a final review ofyour
application by the Planning and Environmental Commission.
The following outstanding issues need to be resolved:
l. The 1995 approval required that a sidewalk be constructed connecting the Westhaven
project with the rest of the Cascade Village area. Please indicate the sidewalk on each of
the respective plans.
2 The trash dumpster facility appears in various locations depending on which plans you are
looking at. Please revise the plans to accurately reflect where the trash dumpster facility
will be located. Additionally, please submit drawings of the trash facility.
3. The existing overhead utility lines along the South Frontage Road need to be buried
pursuant to the 1995 aPProval.
4. The proposed front entry is not shown on the plans. Please indicate the location ofthe
froni eniry and the front lobby/oftice area as required by the Planning and Environmental
Commission on the proposed plans. The front lobby/office area shall be capable of
accommodating an on-site employee, seven days/week and twenty-four hours/day to
provide registration and reservation services.
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5. Until a revised set of plans are submitted indicating the location of the front lobby/office
area, I can not calculate the parking requirements for the project. As you rvill recall, the
Vail Town Council and the Planning and Environmental Commission are requiring that all
of the required parking associated with your project be accommodated on-site.
6. The 1995 approval required that the existing roadcut to the north ofyour property be
regraded and revegetated. Please indicate the regrading and revegetation, as required in
1995, on your landscape and site plans.
7. The proposed parking plan on Sheet I is different than on the site plan and landscape plan.
please amend your plans accordingly, keeping in mind adequate spacing and width for
vehicular circulation.
8. Where will your required handicap accessible parking be provided?
g. A complete set of building elevations are required. The elevations shall indicate all of the
proposed building materials and architectural features such as soffrt, fascia, door/window
trim, rails, pickets, etc.
10. Please submit a property survey. The topographic survey does not indicate the location of
easements and other restrictions.
l l. In order to determine proposed building height, please indicate the location ofexisting
contours beneath the building on a proposed roofplan. All roofridge and eave elevations
shall be clearly indicated on the plan.
Below is a list of comments I received from Greg Hall, our Town Engineer, regarding your
proposal. If you have any questions regarding these comments, please contact Greg Hall directly
at970-479-2160, as he is most capable of answering your questions'
your garage/parking plan shows 9 spaces outdoors, while the site plan shows 7 spaces outdoors.
Please clarify which layout is the correct one.
Site Plan page
None of the outdoor spaces can turn around with a 20' centerline radius without backing onto the
adjacent property first. Should they turn around on their own site?
How witl the back of the structure and the outdoor parking be drained?
Our standards as they read today require a22'wide access to the development.
This building will need to be sprinkled for fire protection.
Show proposed snow storage area.
The driveway entrance ? should be no wider than 36'.
The new standards require a l0'clearance from the edge ofthe road to the building.
A 4' concrete drainage pan with a 2" invert is required between the edge of the existing roadway
and the new proposed driveway and adjust the inlets.
Indoor Garage page
Drive isle width should be 24'.
It is difficult to turn around outdoors with w/o 20' centerline radius w/o backing onto the adjacent
property.
The architectuals do not match the site plans at all stair towers out, guest lounge? second level on
north side there are numerous projections (stairs) not shown correctly. The hill is graded at 2:l
Top 77, if it went 3:1, better chance to revegitate Top is 74, would propose 74 3:l Some grading
is tight, greater than 2:1, SW comer (site plan) survey is different than Town's survey width of
road
# Parking spaces required is ofconcern as parking the on the whole project is tight.
location of R/W.
The final roadway is 24' asphalt at Cascade Club exit/will race driveway and tapering to 22'
asphalt at the corner.
Their will be a 2' concrete pan in the gutter the length of the project. The Town's standard walk
is 6'from the gutter flowline.
This makes the back walk line a lot further into the site. (Streetlights may need to be relocated.
All of the conditions of the last.SDP apply attached.
Easement needed for 24" cmp? accessing site on west end. Not shown on plans see previous
comments.
I had tentatively scheduled the final review ofyour request with the Planning and Environmental
Commission for Monday, May I l. I have since removed the final review from the May I I agenda
and tentatively placed it on the agenda for Monday, May 18. In order to remain on the agenda for
May 18, you will need to resolve each of the issues addressed above by no later than noon,
Monday May I L
Ifyou have any questions or concerns, please do not hesitate to call. You can reach me by
telephone at 97 0-47 9 -21 45 .
Sincerely,
J
,t JL-+4--'Kv-Av-{
George Ruther, AICP
Senior Planner
xc: Robby Robinson
Greg Hall, Town Engineer
.i
tD
Ad acent Property Owners
Knightsbridge Realtly Corp
450 Lexington Avenue, Ste. 380
New York, NY 10017
T. Thompson
12760W. Avenue
Brookfield, WI53005
Covington Realty Corp
450 Lexington Ave., Ste. 380
New York, NY 10017
John and Lyn McMahan' 52 Ainhe Road
St. Charles, IL 60174
Richard and Mary Ruth Ryan
938 N. Glenayne Drive
Glenview,IL 60025
Cascade Club, Ltd.
1300 Westhaven Drive
Vail, CO 81657
Frederick and Sara Edwards
4 Black OakRoad
Wweston, MA 02193
Christine Monfort
3519 Holman Court
Greeley, CO 80631
Mark and Helen McCormack
Ono Erie View Plaza 1300
Cleveland, OOH 44114-17 82
)
J.Nyquist
967 Scioto Drive
Franklin Lake, NJ 07417
KNademanee
3229 Stephen Drive
Encino, CA9l436
Colorado Mountain College
PO Box 1763
Glenwood Springs, CO 81602
Emerald Acres, LLC
PO Box 3149
Vail, CO 81658
L-O Vail Holding,Inc.
WestinHotel
Vail, CO 81657
Coldstream & Millrace Condo Association
c/o Julie/l.lonis Realty
1000 S. FrontageRoadW #200
Vail, CO 81657
Gregory R. Walton
3252 Roanoke
Kansas City, MO 641l1
Flower Family Trust
2501I Catherine Way
DanaPoint, C492629
THIS ITEM MAY AFFEGT YOUR PROPERTY
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmenlal Commission of the Town of
Vail will hold a public hearing in accordance with Section 12-3-6 of the Municipal Code of lhe
Town of Vail on March 9, 1998, at 2:00 P.M. in the Town of Vail Municipal Building. In
consideration of:
A request for a setback variance, a landscape variance, and a request for additional GRFA
utilizing ihe 250 Ordinance, to allow for an addition to an existing residence, located al 4214
Columbine Way/Unit 5, Bighorn Terrace.
Applicant:
Planner:
Joe and Lauraine Skolasinski, represented by Galen Aasland, Architect
Reed Ofiate
A request for major amendment to SDD #4, to allow for a fractional fee club, located at 1310
Westhaven Dr., Westhaven Cascade Condominiums/ Cascade Village Area A.
Applicant: Gerald L. Wurhmann, represented by Robby RobinsonPlanner: George Ruther
A worksession to discuss a variety of alternalives, based upon different philosophies and
methodologies, which defines the allowable building heighi and general massing in the
Lionshead Redevelopmenl study area.
Planners: MikeMollica/DominicMauriello
The applications and information about the proposals are available for public inspection during
regular office hours in the project planner's office located at the Town of Vail Community
Development Department, 75 South Frontage Road.
Sign language interpretation available upon request with 24 hour notification. Please call 479-
2114 voice or 479-2356 TDD for informalion.
Community Development Department
Published February 20, 1998 in the Vail Trail.
^ ,,^*+l{JaaYfrW '
o
THIS
Altair Vail lnn, cy'o Mary Hezig, represented by Prudential Gore Range Properties.
Dominic Mauriello
n {,,'
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liiiio
ntl
U
ITEM MAY AFFECT YOUR
PUBLIC NOTICE
NOTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the Town of
Vail will hold a public hearing in accordance wilh Section 12-3-6 of the Municipal Code of the
Town of Vail on Apnl 27,1998, at 2:00 P.M. in the Town of Vail Municipal Building. In
consideralion of:
A request for a density variance, height variance and site coverage variance to allow for a minor
exterior bay addition, located at 193 Gore Creek Drive, Lol A, Block 58, Vail Village Firsl.
Applicant: Rodney and Beth Slifer, represented by Jim BucknerPlanner: George Ruther
A requesl for a condilional use permit, to allow for a recreational facility on the lop level of ihe
Lionshead Parking Structure, located at 395 E. Lionshead Circle/Vail Lionshead First Filing.
Applicant: Town of Vail, represenled by Robert W. McLaurinPlanner: Mike Mollica
A request for a setback variance, to allow for a revised parking lot, located al 4192 Spruce
Way/Lot 5, Block 7, Bighorn 3rd Addition.
o
PROPERTY
Applicani:
Planner:
A request for a worksession to discuss a major amendment to SDD #4, to allow for a fractional fee
A club, located al 1325 Westhaven Dr., Westhaven Condominiums/ Cascade Village Area A.
ffi, Applicant: Gerald L. Wurhmann, represented by Robby Robinson- Planner: George Ruther
The applications and information about the proposals are available for public inspection during
regular office hours in the project planneis office located at the Town of Vail Community
Development Department, 75 South Frontage Road.
Sign language interpretation available upon request with 24 hour notification. Please call 479-2114
voice or 479-2356 TDD for information.
Community Development Department
Published April 10, 1998 in the Vail Trail.
,_s
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 of the Municipal Code of the
Town of Vail on July 27, 1998, at 2:00 P.M. in the Town of Vail Municipal Building. In
consideration of:
A request for a conditional use permit to operate a bed and breakfast, located at 765 Forest
Road/ Lot 8, Block 2, Vail Village 6th.
Applicant: Tom & Cindy JacobsonPlanner: George Ruther
A request for a conditional use permit for a proposed addition to the Vail Interfaith Chapel,
located at '19 Vail Road/ Tract J, Block 7, Vail Village 1st.
Applicant: Vail Interfaith Chapel, represented by Gwathmey/Pratt ArchitectsPlanner: Dominic Mauriello
A request for a major amendment to SDD #4, to allow for a fractional fee club and a change{o
lhe approved Development Plan, located al 1325 Westhaven Dr., Westhaven Condominiums/
Cascade Village Area A.
Applicant: Gerald L. Wurhmann, represented by Robby RobinsonPlanner: George Ruther
The applications and information about the proposals are available for public inspection during
regular office hours in the project planneis office located at the Town of Vail Community
Development Department, 75 South Frontage Road.
Sign language inlerpretation available upon requesl with 24 hour notification. Please call 479-
2356, Telephone for the Hearing lmpaired, for information.
Community Development Department
Published July 10, 1998 in the Vail Trail.
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FILE COPY
Updated 427 4pm
PLANNING AND ENVIRONMENTAL COMMISSION
Monday, April 27, 1998
FINAL AGENDA
Project Orientation /LUNCH - Community Development Department
MEMBERS PRESENT
Greg Moffet
John Schofield
Galen Aasland
Diane Golden
Ann Bishop
Tom Weber
Brian Doyon
Site Visits :
MEMBERS ABSENT
Lionshead Parking Structure - 395 E. Lionshead Circle
Slifer - 193 Gore Creek Drive
Altair Vail - 4192 Spruce Way
12:00 pm
12:45 pm
2.
o.
Driver:
ffiSiB'var
NOTE: lf the PEC hearing extends until 6:00 p.m., the board will break for dinner from 6:00 - 6:30 p.m.
George
Applicant:
Planner:
MOTION:John
Public Hearing - Town Gouncil Chambers 2:00 p.m.
1. A request for a conditional use permit, to allow for a recreational facility (skate park) on
the top level of the Lionshead Parking Structure, located at 395 E. Lionshead Circle/Vail
Lionshead First Filing.
Town of vair VRD
Mike Mollica ===:'Schofield SECOND: Diane Golden
APPROVED WITH 4 CONDITIONS:
1. That the skate park be adequately secured and closed after dark to prevent use of
the park at night.
2. That this approval is valid only during the months of May through October. This
approval does not need to be reviewed by the PEC on an annual basis, however,
should the Town receive complaints or objeclions about the skate park, the
Planning & Environmental Commission may call this item up for review at any
time.
VOTE:7-0
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A,'\i)
Updated 4i27 4pm
That the applicant consider having the Town of Vail Building Department conduct
a courtesy review of their plans for the skate park. Although a Building Permit is
not required, the Town is willing to provide the review at no cost.
/-'\
( 4 ) That the Town of Vail reserves the right to rescind approval of the skate park at\-,/ any iime in the future, should the Town decide to pursue plans to modify the
parking structure.
2. A request for a setback variance, to allow for parking in the required 20' front setback,
located at 4192 Spruce Way/Lot 5, Block 7, Bighom 3rd Addition.
Applicant: Altair Vail Inn, represented by Kenneth Holsman
Planner: Dominic Mauriello
MOTION: John Schofield SECOND: Brian Doyon VOTE: 7-0
APPROVED WITH 3 GONDITIONS:
1. That the applicant provide at least 6 new deciduous trees (i.e., Aspens with minimum
caliper of 2.5") and 4 new evergreens (minimum 6' in height) along the frontage of the
proposed and existing parking areas in order to provide screening from the roadway
and adjacent properties.
2. That prior to the conslruction, the applicant obtain a revokable right-of-way permit for
all improvements in the public right-of-way, including landscaping and the existing
dumpster enclosure.
3. That lhe large exisling pine trees, located west of the existing parking lot, be protected
during construction.
3. A request for a density variance, a building height variance, a site coverage variance and a
minor exterior alteration, to allow for a bay addition, located at 193 Gore Creek Drive, Lot A,
Block 58, Vail Village First.
Applicant: Rodney and Beth Slifer, represented by Jim Buckner
Planner: George Ruther
MOTION: Ann Bishop SECOND: Galen Aasland VOTE: 2-5 (Ann Bishop and
Galen Aasland in favor)
FAILED. MOTION TO TABLE UNTIL MAY.1T TS9A
MOTION: Tom Weber SECOND: Brian Doyon VOTE: 6-1 (Ann Bishop opposed)
DENIED
4. A request for an amendment to a previously approved plan for the Timber Falls Development,
located at 4469 Timber Falls CourVunplatted.
Applicant: RAD Five L.L.C., represented by Ams Development, Inc.
Planner: Dominic Mauriello
DISCUSSION - NO VOTE
t-
Updaled 4127 4pm
5. A request for a worksession to discuss a major amendment to SDD #4, to allow for a
fractional fee club and a change to the approved Development Plan, located al 1325
Westhaven Dr., Westhaven Condominiums/ Cascade Village Area A.
Applicant: Gerald L. Wurhmann, represented by Robby RobinsonPlanner: George Ruther
WORKSESSION . NO VOTE
6. A request for a minor subdivision of Lot G-1 lo create a new lot, located at 1410 Buffehr
Creek Road, Lot G-1, Lion's Ridge Subdivision Filing 2.
Applicant: Leroy Schmidt, represented by Eric JohnsonPlanner: Dominic Mauriello
TABLED UNTIL MAY 11, 1998
7. Public Meeting Procedures & Discussion:
. Time allocation for public input.. Closing public comment period.. Debriefing of meeting.. Effeclive date of any changes.
DISCUSSION . NO VOTE
8. lnformation Update
9. Approval of April 13, 1998 minutes.
The applications and information about the proposals are available for public inspection during
regular office hours in the project planner's office located at the Town of Vail Community
Development Department, 75 South Frontage Road.
Sign fanguage interpretation available upon request with 24 hour notification. Please call 479'2356, Telephone for the
Hearing lmpaired, for information.
Community Development Department
COPYTILE
75 South Frontage Road
Vail, Colorado 81657
970-479-2 r 3 8/479-2 I 39
FAX 970-479-2452
.lune 25. 1997
Kathy [,:rngcnwaltcr
25ftfl Arosa Drivc
Vail. Colorado tl 1657
Dcpartment of Conununity Development
Rc: Wcsthavcn Condominiums Major SDD Amcndnrcnt Proposal
Dcar Kathy:
As prorniscd. I discussccl thc issucs wc raiscd rcgarding thc Wcsthaven Condontiniums and thc possibility of
crcating a fractional fcc club with thc Planning Sta l'f.
'l-hc lbllowing infomution is thc rcsult of nry discussion:
l. l-hc staff bclicvcs that it would bc bcst to appcar bcfurc thc Town Council and thc Planningand
llnvironlncntal Conrnrission at a.joint workscssion. Many of thc issucs rclating to your proposal havc
intpacls that rvcrc ncvcr discussc{ with cithcr of thc Boards whcn thcy rcvicrvcd thc Fractional FOc Club
Ordinancc (Ord. H22. Scrics of | 997).
2. 'l'hc plans approvcd by thc PEC lor thc Wcsthavcn Condonriniurns will sufficc for thc initial
workscssion ntcciing. You should antcnd the plans to show thc gcncral layout ofthe employcc and club
units.
.3. A writtcn {cscriptiorr ofthc proposal is nccessary to providc an undcrstatrditrg ofthc proposcd conccpt.
'fhc writtcn dcscription shoukl includc discussiorr of such things as, managcnlcnt. opcration. owncrship
intcrvals, cmploycc unit owncrship. rcscrvation scrviccs. nunrbcrs of units. lock-offunit usagc. ctc.
4. 'fhc rcvicw of thc rcqucst is corrsidercd a nrajor anrcn<imcnt to Spccial Dcvclopmcnt District #4- Thc
application fec for a nra.ior anrcndmctrt is $ 1000.00 and is nccdcd bcforc sclrcduling a workscssion
n'rccting.
5. Spccial Dcvclopmcnt District #4 has no undcrlying zoning. You and your clicnt should givc
considcration how thc fractional fcc club usc can bc incorporated into thc SDD'
Shoutd you havc any questions or conccrns, plcasc rto not hcsitatc to call. You can rcach nrc at 479-2.145.
Sinccrcly.
fJ'+Q.-U',^l
Gcorgc Ruthcr
Town Planncr
{g *'"'"uo'uu'
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Vail Town Council
George Ruther, Senior Planner
March 3, 1998
Discussion of the proposed major amendment to Special Development District #4,
and the discussion ofthe development review process for this request.
DESCRIPTION OF THE RJOUEST
The applicant, Jerry wurhmaq is requesting a major amendment to Special Development
District #4 (cascade village) pursuant to Title 12, chapter 94 of the Town of vail
ZonngRegulations. The major amendment is intended to modify a 1995 majel
amendment approval for the Westhaven Condominiums, located at 1325 Westhaven Drive
(the "Ruins"). The applicant is proposing to amend the 1995 westhaven condominium
approval to allow for the operation ofa fractional fee club. The new fractional fee club is
proposed to include:
. eleven, two-bedroom, fractional fee club units with eleven lock-offs.
. four, one-bedroom accommodation units, and
. twenty, one-bedroom employee housing units.
The previous approval allowed for the construction of fourteen free-market condominiums
and seventeen employee housing units. At this time, only minor alterations are anticpated
to the exterior ofbuilding and all other development standards are proposed to remain
sub stantially uncha nged.
The applicant is currently scheduled to appear before the Planning and Environmental
commission on Monday, March 9, 1998, for a worksession discussion of the proposal. A
final review will occur at a later date.
BACKGROUND
on April 19, 1995, the vail rown council approved a major amendment to special
Development District lt4. The amended development standards approved by the Town
Council are compared to the original SDD approval and are listed below:
DEVELOPMENT STATISTICS
Lot Area:
Zonrng
0.85 acres or 37,026 sq. ft.
SDD #4 (Cascade Village)
Development Stsndafd Oriqinal SDD Aporoval 1995 Approval
HcighL 55' 55,
GRFA:
Free lvlarkct 22,500 sq. ft. 25.644 sq.fl.EHUs: 6.400 so. ft. 8J95 sg.fr.Totai: 28,900 sq. ft. (78%) 33,940 sq.ft. (92%)
CommonArea: l0,ll5 sq. ft. QSn 3,417 sq. ft. (ll.8yo)
Density:
Free Market: 20 dwelling units 14 dwelling unitsEHUs: l0 EHUs 17 EHUs
30 total units 3l total units
Setbacks: 20, 24,
Site Coverage: 35% (12,959 sq. ft.) 36.7% (13.598 sq. ft.)
Landscaping: 50% ( I 8,5 13 sq. ft.) 47 .9% (t7 .767 sq,. ft.)
Retaining Walls: 3,/6, none proposed
Parking: 75% shzllbe enclosed g2o/o shallbe enclosed
44 total spaces 45 total spaces
Employee Housing: minimum of 8 units; 17 EHUs. similar to
minimum of 648 sq. ft. each; Type Itr restrictions
should not count towards
density or GRFA
An analysis comparing the 1998 proposal to the original and 1995 approvals will be provided at a later date.
IIL DEVELOPMENTREVIEWPROCESS
Pursuant to Section l2-9A-2 of the Municipal Code, in part, a major amendment is defined as,
"Aay proposal to change uses; increase gross residential floor area; chaoge the number of dwelling or
accommodation units; modify, enlarge or expand any approved special development district."
Since the applicant proposes to change the uses and change the number of dwelling and accommodation
units, staffhas identified the applicant's request as a major amendment.
UL
In accordance with Section r2-gA-4 A-c of the Municipal code, an approved development plan shall berequired prior to construction The approved development ptan snu
"r,ullirr, requirements regulatingdevelopment, uses and other activitiei in ttre special deverop-*, arrri"i.'
Additionally, the applicant shall be required to hold a pre-applicarion meeting with the CommunityDevelopment Department prior to submitting a formi
"pptication rrr. pu.por" of the meeting shall be todiscuss the goals of the proposed special deilopment aistria, the Townis vaster plan and the reviewprocedure which will be followed for evaluating the application
Furtheq the Planning and Environmental commission shall conduct the initial review of the amend^ment tothe special development district. The review shall take place at . i.grr-*ry'rcrreduled meeting. Followingthe Planning and Environmental commission's review, it. corrurity oluuop*"nt Department shallforward a report to the Town.council stating the PEC's findings and recommendations on the amendmentrequest' The Town Council shall then review the application bised upoo ti. information submitted. Anapproval of the application by the Town Council shail require *o ,."aiog, of an ordinance.
STAF'F RECOMMENDATION
The staffis recommending that the above-described procedure be followed in reviewing the applicant,smajor amendment to Special Development District tA. Thestaffwould further recommend that the Towncouncil provide any direction they may have, at this time, regarding this amendment to the applicant, staffand Planning and Environmental commission. Additional of,portr-nities for council input will be providedduring regularly scheduled PEC Reports to Council or joint wtrksessions, if deemed o...rrury Ly ii"council Staffanticipates that the regularly scheduled Ftc R"port, would include staffmemoranda, full-size plan sheets and additional time on the agend4 if requested.
FILEOPV
TOI4.N OF VAIL
D epartme nt of Com munity D eve lopment
75 South Frontage Road
Vail, Colorado 81657
970-479-2138
FAX 970-479-24s2
December 12- 1997
Jerry Wuhrman
Westhaven/Cascade L.L.C.
P.O. Box 598
Edwards, Colorado 81632
Re: Cascade Village Major SDD Amendment
Dear Jerry,
Thank you for your letter ofDecember 3, 1997, outlining your proposal to amend Special
Development District #4, Cascade Village, to allow for the construction and operation of a
fractional fee club and employee housing on the "Ruins" site.
As promised, I have consulted with the other planners in the office and we have determined the
submittal requirements for your project. The purpose of this letter is to provide you with a list of
the submittal information you need to provide to our office. Once all of the information is
received, I will schedule your proposal for a Planning and Environmental worksession discussion.
Please submit the following information:
1. A completed and signed Major Amendment to an SDD application (enclosed).
2. The payment of the $1,000.00 application fee.
3. Stamped, addressed envelopes and a list ofthe names and addresses ofall property owners
adjacent to the proposed development.
4. A written statement describing the nature of the project including information on the uses,
densities, ownership pattern and a description ofhow and where the project deviates from
the existing SDD and Ordinance #22, Series of 1996 (enclosed).
5. Conceptual floor plans ofthe building depicting the relationship ofthe fractional fee club
units to the employee housing units.
Again, once you have submitted each item described above, I will schedule your request for a
{7 *'"""o""*
worksession rvith the Planning and Environmental Commission. Should you have any questions
or concerns, please do not hesitate to call. You can reach me at 479-2145.
Good luck rvith your project,
/J,^ -"R-*t--tGeorge Ruther, AICP
Senior Planner
ttcember 3, 1997 7:21 PM Fromo Fart:ragc | (,r z
We.cthever/Cesclde LLC
P.O, Box 59E
Edwards, Co E1632
cr7o-11? ZlsZ
5qbzy.;1+A,-
5oo ftnu>
otu
baE 'tata
Re1. +o
Decernber 3" l9Y7
Mr. George Rutter- Planner
Town Of trail Communit-v Development l)ePf,rt[rent
Vail, Colorad<l
Dear Mr. Ruther.
In aCcordanos with our prior meetings and discrrssion+ I would like t'o horeby confirm
our desire to have the 'l'own of Vail evaluatc our request to rcconsider the Westhaven
cascade project. (i.e. approval under ortlinnil cn 221 fot developtnerrt as a I l0 Mcrnber
Club with (l)) acconmo<tation unils and (20) Employee Housing Linits'
We have done a preliminary' feasibili(v shrdyi concoptual architectural revicu'atrd fecl
confidcnt this concept *rll bo a better utilization ofthe Sitc for ull parties concertred' 'I'he
previousl;- approved tbrmat under SDD Ordinancc 8 of (14) "For Sale" lurarry
condominiums and (16) Emplor.cc Housi4g Liqits would be abandoned for the new
proposod concept wbich would insludo an approxim ately oquivalent squnre footage of
Aocommodation units versus Club units and pcrmit us to utitizc the enlire firgt level to
increase the employee borrsillg to a l,otal of twenly units.
Wc have been able to incorporate this into the "shell" of the alreadl' approved buildiug so
that the exterior aesthetics of tho building will nr'rt be changedl 'fhis concept will add
5,4?5 roonr nights for \/ail from rhe (15) accomntodation trnits ovailablc and incorporate
an additional (l l0) Club nrembers. each of n{ronr will be entitled to 35 nights per yenf
tbr 3,g50 roomnights. 'Itis will unquestionably genefal,,E more expcnded conrmercial
dollars in Vail thEn the 14 condotninium rruners would'
As Part ofthc proposed corcept. we lnve engaged thc \rail Cascadc Hotel group to
operab and manage the project maliing their amenit-v puckage (i'c' C'lscade ClublHotel
zd t,lJE,z:Ea Le6r vo 'ceo.ZEEZ LVL lAt : 't)'l :I'lO{d UISI0 U-ll:A : 1,lBl
tr
I llccrnlels, lg97 7i1n P]{i
l-
t-nro F.xt: Paee?o/?
and it's facilities available to our Club members and the Acconrmodttion unit guesls'
Sliferismiryframptor/Vail Associated Real Estate will market and promotc thd iroject if
approved.
I husl you orln ifrimge the inlbrmal'\'ork shop" meeting with thc Plannug Board you
suggested as eafly as possible yo that we can p,rooeed to nrake a tirrmal application IF the
proposed project rcenrs justified to lhem. I look forrvard to your early reply'
Very tnrll'yours, t/
/'t'LDt'/'^^-^
2&"tdt.Wutrman/ Gcneral Manager
WesthaveruCascade LLC
Ed l.tdrz: EE LE6r vg 'a4 eaa. LrL 16r : '(}| :ll.l&ld UISIN U]-Ifl : I,IOUJ
f:
il4*i"a 3w tt"r.a'o. /+W
{@.
Dernitep W-AphoJ of #o'rr=,Ac' -oD. rlhuze ?€? v,t;,rE fuo,,t 0p--> ZZ * p,* Apuv,t_.
THE INFORMATION CONTAINED IN THIS
FILE IS FOR THE MAJOR SDD AMENDMENT
TO SDD #4 ALLOWING TRANSPORTATION
BUSINESS AND THE TEMPORARY USE OF THE
TENNIS FACILITY FOR CONFERENCES AS
CONDITIONAL USES IN DEVELOPMENT
AREA A
ORDINANCE #1, SERIES OF 1999
2/2/99 SECOND READING
Questionfall thc Planning Staffat 479-2138
APPLICATION FOR PI,ANNING AND ENVIRONMENTAL
COMMISSION APPROVAL
CENERAL INFORMATION
This application is for any project requiring approval by thc Planning and Environmcntal Commission. For spccific
information. see the submittal requirements for thc particular approval that is rcquestcd. Thc application can not bc
accepted until all required information is submitted. The project may also necd to bc reviewed by thc Town Council
and/or thc Design Review Board.
A. TYPE OF APPLICATION:
tr y'dditional GRFA (2s0)
O/ neaand Brcakfast
Ef Conditional Use Permit
tr Major or E Minor Subdivision
tr Rezoning
tr Sign Variance
tr Variance
n Zoning Code Amendment
tr/ Special Devclonlrent District
M Maior or E MinorAmcndmmt to an SDD
Applicant requests a najor amendment to SDD#4DESCRIPTIONoFTHEREQUEST: i-n'order to Jperabe a "brarrsportaEiorr business."SpecificaIIy, applicant seeks to operate a Thrifty Car Rental business
ve(I2)rent.el {-ars in tha Cascade Club parking Structsure.
LOCATION OF PROPOSAL: LOT-BLOCK- p1111',J6 Cascade Villaqe
ADDRESS: 1lOO wcql-havon nrive BUILDINCNAME: Cascade Villaqe
MWN OT VAIL
tr Amendmcnt to an Approved Devclopment Plan
tr Employee Housing Unit (Typc:
-)
tr Major or tr Minor CCI Extcrior Alteration
(VailVillage)
tr Major or tr Minor CCII Extcrior Altcration
(Lionshead)
B.
c.
D.ZONINC:
NAMEOFOWNER(S): wcstr^.'. rnc. d/b/a rFhrifty Car REn€a1
MAILINCADDRESS: 750 1,/4 Horizon prive
Grand Junction. CO 81506 PHONE:97D-L43-155-5-
H.
F. OWNER(S) SIGNA
G.NAMEOFREPRESENTATME: p,''cl\, & A.r."i*L". - Attn: Mike Standard
MAILINGADDRESS: 108 S. Frontase Road West, Suite 210
V:i] . co fll6q? PHONE: 476-RR65
FEE - SEE THE SUBMITTAL REQUIREMENTS FOR THE APPROPRIATE FEE.
SUBMIT THIS APPLICATION,ALL SUBMITTAL REQUIREMENTS ANDTHE F'EETO THE
DEPARTMENT OF COMMTJNITY DEVELOPMENT. 75 SOUTH FRONTAGE ROAD,
VAIL, COLORADO 81657.
For Oflice Use Only:
Fecpaid:{l L o o .o " cw: lE? t t ny: Vza
Application Date:PEC Meeting Datc:
Vail:476-8787
ohn Pabst, President
Rcvird 6/96
Ruoy srAssoCIATES
A twnEs ntd, C,owrcllors at l^au
108 South Frontage Road
Suite 210, WestStar Bank Building
Vail, Colorado 81652
Yoice 97Q.476.8865
Facsimile 970.479.977 3
Mifiad.Stadad, Esq.
November 4. 1998
Mr. Brent Wilson
Planning Liaison Offi cer
Town of Vail
75 S. Frontage Road West
Vail. CO 81657
RE: Westrac, Inc. d/b/a Thrifty Car Rental;
Application for Conditional Use Permit and Major Amendment to SDD #4
Dear Brent:
Attached is a copy of the agreement between Thrifty and West Vail Lodge ("WVL")
whereby Thrifty has arranged to lease ten parking spaces from WVL to alleviate the majority of
the problems associated with this conditional use. Also enclosed is an analysis of the current
number of parking spaces. Thrifty would still like the Commission to consider allowing four
reserved parking spaces at the Cascade to be used primarily for clean-up and exchange ofrental
cars. To my knowledge, no one has conducted a study of the actual usage of the Cascade
parking structure or the optimal number of spaces for such usage. However, as you can see,
Thrifty is asking for a small percentage of available spaces in the parking structure. The figures I
am providing with this letter do not even take into account the upper floor of the parking
structure. Please let me what other information I can provide to assist you.
I appreciate your cooperation in this matter.
Enclosure(s)
cc: John Pabst; Westrac, Inc. (w/ encls.)
A hofetsiarulArprarian
Offices in Aspen and Denver
E-Mait standard@vail.net
i
A Prof6si0ul@prdiez
Offices in Aspen and Denver
E-Mail: standard@vail.net
Rr-Ipy &ASSoCIATES
Attornqr ffid C.owrcllors at Laut
108 Sowh Frontage Road
Suite 210, lVestStar Bank Building
Vail, Colorado 81657
Yoice 970.476.8865
Facsimile 97 0.47 9.977 3
Midnd.Stadard, Esq.
September L5, L998
Mr. Brent Wilson
Planning Liaison Officer
Town of Vail
75 S. Frontage Road West
Vail, CO 81657
RE: Westrac, Inc. d/b/a Thrifty Car Rental;
Application for Major Amendment to SDD #4
Dear Brent:
This letter is in response to your correspondence of September 4, 1998. I would like to
address all areas of concem regarding the effect of Thrifty's operation. However, in order to
understand frrlly its minimal impact on the environment, population, traffic flow, etc., I would
like to start by describing Thrifty's operations in the Cascade Hotel & Club.
Thrifty occupies what used to be a coat-check room on the ground floor ofthe Cascade
Hotel. The actual "office" is no more than approximately 8 feet by 8 feet, and it is located in the
west hallway just to the west of the elevators. The office is so inconspicuous that most
customers seek direction from the front desk staff. The office is windowless and the operation is
noted by a simple "Thrifty Rental Car" sign on the door.
The only on-site signs or advertisements include a small (approximately I'x 2'), stand-
alone sign in the lobby ofthe Cascade and a single rental car parked in the surface parking lot by
the front entrance of the hotel with lettering in the front windshield that reads "Rent Me." The
rental car in the surface lot is parked in a designated parking area and does not impede the flow
of either vehicular or pedestrian traffic. However, Thrifty has agreed to move the car from the
surface lot should it obstruct the traffrc of the hotel. or should it need to be removed for the
purposes of maintenance, repair or snow removal. Finally, Thrifty expects to operate at peak
capacity during the busier seasons, and the car will be in service versus serving as advertising in
the surface lot.
I
Mr. Brent Wilson
Town of Vail
September 15, 1998
Page2
The only other physical p(esence Thrifty maintains in the Cascade Hotel & Club pertains
to the use ofunderground parking spaces within the parking structure. In reference to parking, I
direct your attention to the August 25, 1998 letter from Gary Fries, Cascade General Manager,
regarding Thrifty's on-site parking. While Thrifty intends to make available approximately one
dozen rental cars from the Cascade, the hotel will only allow Thrifty to "reserye" two parking
spaces located on the bottom floor of the parking structure. The bottom floor of the structure is
owned by the Cascade and generally used for employee parking. Thrifty's reserved spaces are
located in the comer of the bottom floor and they are shielded from public view.
Neither Thrifty nor the Cascade expects more than 4-6 cars to be parked in the structure
at any given time due to the nature of the leasing business. However, should the structure
become congested, Thdfty has agreed to park its cars outside in the "ruins" to the west of the
structure, or completely off-site. This even includes the cars parked in the "reserved" spaces.
Finally, Thrifty has expressed its willingness to work with the Cascade and the Town of
Vail in reasonably modiffing its parking needs and business practices to accommodate hotel
needs or tou'n objectives. In regard to the specific comments requested in your September 4,
1998 letter, please let me add the following:
1. Precise nature of nroposed use and measures to make the use compatible with other
pronerties in the vicinihl
See above.
2, Relationship and imnact on the develonment obiectives of the Town.
Thrifty is prepared to add a service ofconvenience for both guests and residents with no,
or minimal, impact on the aesthetics, environment and use of surrounding property. Thrifty's
operation will not impact open lands, but it will improve access to transportation and it will
increase the efficiency of the transportation system as a whole. The result is that the Town,
guests and residents will benef,rt from Tbrifty's operation at no cost to the Town and no drain on
Town resources. On the contrary, the Town will realize a gain in additional tax revenues.
3. Effect of the use on light. air distribution of population. transportation facilities.
utilities. schools. parks and other nublic facilities.
Thrifty's operation should have no, or minimal, impact on the above-referenced issues,
other than easing demand on public and other private transportation facilities.
Mr. Brent Wilson
Town of Vail
September 15, 1998
Page 3
4. Effect upon traffic. with narticular reference to consestion. automotive and
pedestrian safety and convenience. trallic flow and control. access, maneuverabilitv.
and removal ofsnow from the streets and parkins area.
Based upon the parking arrangements and the use of existing facilities, Thrifty's
operation should have no effect upon any of the above-referenced issues, other than convenience.
Thrifty's cars are rented, on average, for 2-4 days and then returned to be leased out to the next
customer. The "parking spaces" required for this operation could more accurately be described
as "tum around" spaces for rental cars in demand. The flow oftraffic created by this activity,
along with the impact on automotive and pedestrian safety, should be inconsequential.
5. Effect upon the character of the area. includine the scale and bulk of the proposed
use in relation to surrounding areas.
As noted above, Thrifty's only physical presence, other than parking, is an 8' x 8' office
that was once used as a aoat-check room by the Cascade Hotel. Therefore, Thrifty is not
modifying the scale and bulk of the cunent facilities of the hotel. Thrifty's operation is very
complimentary of the surrounding uses in the area. The Cascade is the center of retail and
service outlets, all designed to provide first-class service to out of town guests as well as many
locals. Providing on-site rental car service does not increase the traffic on Vail roads, it simply
offers already available rental cars at a much more convenient location for its customers.
In summary, Thrifty is prepared to increase the services available to guests and locals
with virtually no impact on Town resources, sunounding uses or open land. Thrifty and the
Cascade are making the very most of existing facilities and, at the same time, providing a
valuable service. The entire Vail operation occupies a coat-check room and a few parking
spaces. I hope that, through my explanations and the correspondence from Gary Fries, the
parking issues have been adequately addressed.
Finally, I was not aware that Thrifty was operating without a business license. I was
provided a copy ofthe application for the retail sales tax license (#98-01975) and the business
license (#98-01974) with an account number (2840) and an "issue date" of 6125198. Please let
me know if Thrifty needs to take any further action in regard to a business license. Otherwise,
please feel free to contact me for further information pertaining to Thrifty's Application for SDD
Amendment. I appreciate your patience and cooperation in this matter.
cc: John Pabst: Westrac. Inc.
RI-Ioy gASSoCIATES
A ttarnEts and Ca.rtsllors at l^aut
108 South Frontage Road
Suite 210, WestStar Bank Building
Vail. Colorado 81657
Yoice 970.476.8865
Facsimile 97 0.47 9.977 3
Mi&aeJ Stadard, Eq.
September 2, 1998
Brent Wilson
Planning Liaison Offi cer
Town of Vail
75 S. Frontage Road West
Vail, CO 81657
RE: Westrac, Inc. d/b/a Thrifty Car Rental;
Application for Major Amendment to SDD #4
Dear Brent:
Enclosed are the addressed, stamped envelopes pertaining to the sunounding property
owners and their agents. I received this list and these addresses from Chris Hanen with the Vail
Cascade who reportedly used this list in conjunction with a similar project and with George
Ruther's blessing.
Also enclosed is a letter from Gary Fries addressed to George Ruther. The letter explains
the parking logistics at the Cascade and the contingency agreement with my client to alleviate
parking congestion, should it occur. Please let me know what further information I can provide
in order to assist the Commission in this process. Thank you.
Enclosures
cc: John Pabst; Westrac, Inc.
A PnfessioalWrdrion
Offices in Aspen and Denver
E-Mai[ standard@vail.net
August 25,1998
Mr. George Ruther
Planning and Environmental Commission
Town of Vail
75 S. Frontage Road
Vail, Colorado 81657
RE: Application for Approval of Major Amendment to an SDD submitted by
Westrac. Inc. d/b/a Thriftv Car Rental
Dear Mr. Ruther:
I am writing to comment on the above referenced application and the position of the
Vail Cascade Hotel & Club. The Cascade has agreed to allow Thdq, to operate a
rental car leasing operation out of the hotel. Thrifty's operation will provide a
convenient service to hotel guests as well as local residents. As such, the Cascade will
allow Thrifty 12 on-site parking spaces for their rental cars, if such spaces are
necessary. Due to the nature of the business, the desirable outcome is that the cars are
leased the majority of the time and will not require 12 parking spaces. However,
parking will be made available on the bottom level of the three-tiered parking structure-
The Cascade owns the lower two levels of the parking structure and I do not anticipate
that Thrifty's operation will displace guests or employees of the hotel. The top level of
the structure is owned by Mr. Fred Otto, but operated by the hotel and shared with
Clancy's Restauant, Colorado Mountain College and Cascade Village Theater. As
such, Thrifty's operation should not have any affect on those businesses. However,
Thrifty has agreed that, should parking become a problem during peak season, they will
vacate their parking spaces for use by other guests until the problem subsides. Again,
given the nature of their business, we anticipate that most, or all, of the rental cars will
be in service during those same peak times and will not occupy Cascade parking.
In short, the Cascade is not a party to this application nor will it lobby the commission
to decide one way or another. I am simply writing this letter to explain the Cascade's
position in regard to the parking situation and to inform you that the Cascade will not
object to Thrifty's pending application.
Sincerelv...\/ \ t/)'\41'f-'
Gary Frles
General Manager
f :OO Westhav]n Drive, Vail Colorado a'i657 . 97O.476.711 1 . Internet: www.vailcascade.com
Cuest Fax 97O.479.7O2O o Sales Fax 97O.479.7025. Fax on Demand 3O3.643.O"199
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