HomeMy WebLinkAboutTown Council 021908 Cornerstone Info �
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TO: Town Council
FROM: Community Development Department
DATE: February 19, 2008
SUBJECT: First reading of Ordinance No. 5, Series of 2008, an ordinance repealing
and re-enacting Ordinance No. 1, Series of 1993, in accordance with
Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for
a major amendment to Special Development District No. 4, Vail Cascade
Subdivision; and to re-establish the approved development plan for the
Cornerstone Site, Area A, Cascade Village, to allow for the development
of a mixed use development, located at 1276 Westhaven Drive; and
setting forth details in regard thereto. (PEC070055)
Applicant: L-O Westaven, Inc., represented by Pylman and
Associates, Inc.
Planner: Scot Hunn
I. DESCRIPTIOY� OF TB�E 92EQUEST
The applicant, L-O Westaven, Inc., represented by Pylman and Associates, Inc.,
is requesting a major amendment to Special Development District No. 4; Vail
Cascade, Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow
for certain amendments to development standards established for Area A,
Cascade Village, and to allow for the development of the Cornerstone Site.
II. ��►C�fGROUR�D
The Cornerstone Site is located within Area A, Cascade Village. It is the last
developable parcel within Area A. A development plan for the Cornerstone Site
was approved via Ordinance iVo. 1, Series of 1993, however development of the
site never materialized due to market conditions.
On January 28, 2008, the Town of Vail Planning and Environmental Commission
held a public hearing on� a request for a major amendment to Special
Development District iVo. 4, Vail Cascade Subdivision, Section 12-9A-10,
Amendment Procedures, Vail Town Code, to allow for the development of the
Cornerstone Site. Specifically, the applicant proposes to revise the following
development standards applicable to Area A, Cascade Village, to facilitate the
development of 23 free market condominium units, four employee housing units,
a new ticket office for lift ticket sales operations by Vail Resorts, Inc., and
underground parking:
o Increase the allowable GRFA for Area A from 289,145 sq. ft. to 295,611
sq. ft. (an increase of 6,466 sq. ft.);
o Increase the allowable building height from 71 feet to 91 feet; and
o Revise the required on-site parking in accordance with the current
proposal.
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Upon review of the request and a site specific development plan, the Planning
and Environmental Commission voted 6-0-0 to forward a recommendation of
approval, with conditions, of the request to amend Special Development District
No. 4, Vail Cascade, to the Vail Town Council.
The conditions made part of the Planning and Environmental Commission's
recommendation is as follows:
"1. That the Developer receives final review and approval of the proposed
development plan by the Town of Vail Design Review Board, prior to
making an application for the issuance of a building permit.
2. That the Developer shall submit a complete set of civil engineered
drawings of the Approved Development Plans, including but not limited to
the following required off-site improvements:
a. Design and Construct Westhaven Drive entrance improvements .
including additional turn /anes and adequate queuing areas; landscaped
and irrigated medians, (6') sidewalk connections from the proposed skier
portal to the Frontage Road on both sides of Westhaven Drive, .a bus
turnaround and bus stop meeting Town of Vail and ECO standards, up to
3 skier drop-off spaces, landscaping and adequate snow storage areas
as approved by the Public Works Department.
b. Design and Construct a 10' concrete walk along the South Frontage
Road from the western most point of the Cascade Parking/Conference
building to a point in front of the Liftside Condominiums, approximately
680' in length (including crosswalk). The walk shall be detached
wherever feasible and separated by a minimum of a 5' landscaped and
. � /irrigated buffer.
Such drawings/plans shall be submitted to the Town of Vail Community
Development Department for review and shall receive approval prior to
the Developer making application for the issuance of a building permit.
' 3. That the Developer shall address and resolve, to the satisfaction of the
Town Engineer, all "Genera/ Conditions of Approval" identified in the
memorandum from the Town Engineer, and addressed to Scot Hunn,
dated January 25, 2008. ltem number one listed under "Comments"
within the same memorandum from the Town Engineer shall be struck
from the record for purposes of this approval.
4. That the Developer pays in full, the employee housing mitigation fee of
$306 739 prior to the issuance of a building permit.
5. That the Developer pays in full, the Traffic Impact Fee of$117,000 (based
on the 18 net pm.peak hour trips) prior to the issuance of a building
permit. All or a portion of the fee may be offset by specific capacity
improvements including the cost of the design and construction of the left
turn lane on Westhaven Drive.
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6. That the Developer prepares a Cornerstone Buildinq Art in Public Places
Plan, for input and commenf by the Town of Vail Art in Public Places
Board, prior to the request for a temporary certificate of occupancy.
Subject to the above input and comment by the Art in Public Places
Board, the Applicant will work with Town Staff to determine the type and
location of the art to be provided. Said Plan shall include the funding for a
minimum of one (1) public art improvements to be developed in
conjunction with the Cornerstone Building project.
7. That the Developer provides the legally executed and duly recorded Type
lll deed restriction with the Eagle County Clerk & Recorder's Office for the
on-site employee housing unit, and that said unit shall be made availab/e
for occupancy, prior to the issuance of a temporary certificate of
occupancy for the Cornerstone Building project."
Since January 28, 2008; the applicant has met with the Town of Vail Design
Review Board for conceptual review of the proposed plans. The DRB endorsed
the plans conceptually. As well, the applicant has met once with the Art in Public
Places Board and has received feedback on a concept to integrate the "Morales"
sculpture within the plaza level of the development as a public benefit. Other
ideas centered on providing a sculpture within the landscaping within the "Skier
Passage" way leading from Westhaven Drive to the public stair and elevator
access to the chairlift.
III. CRITERIA FOR REVIEM!
The criteria outlined in section VIII of the Staff's January 28, 2008, memorandum
' to the Planning and Environmental Commission shall be used as the principal
criteria in evaluating the merits of the proposed special development district. It
shall be the burden of the applicant to demonstrate that submittal material and
the proposed developmenf plan comply with each of the criteria listed within
section VIII of the Staff's January 28, 2008, memorandum, or demonstrate that
one or more of them is not applicable, or that a practical solution consistent with
the public interest has been achieved.
IV. STAFF RECOf�i�fiEftlDAl'10�
. The Community Development Department recommends that the Town Council
approves Ordinance IVo. 5, Series of 2008, on first reading, an ordinance
repealing and re-enacting Ordinance No. 1, Series of 1993, in accordance with
Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for a major
amendment to Special Development District IVo. 4, Vail Cascade Subdivision;
and to re-establish the approved development plan for the Cornerstone Site,
Area A, Cascade Village, to allow for the development of a mixed use
development, located at 1276 Westhaven Drive; and setting forth details in
regard thereto. Staff's recommendation is based upon the review of tfie criteria .
noted in the January 28, 2008, staff memorandum to the Planning and
Environmental Commission and the evidence and testimony presented. �
Should the Town Council choose to approve Ordinance No. 5, Series of 2008, on
first reading, the Community Development Department recommends the Town
Council makes the following findings:
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"The Town Council finds that fhe applicant has demonstrated to the
satisfaction of fhe Council, based upon the evidence and testimony
presented:
1. That the proposed major amendment complies with fhe standards
outlined in fhe design criteria of Section 12-9A-8, Vail Town Code, based
upon the review outlined in Section Vlll of the Staff's January 28, 2008,
memorandum to the Planning and Environmental Commission; and,
2. That the proposed major amendment is consistent with the adopted
goa/s, objectives and policies outlined in the Vail comprehensive plan and
compatible with the development objectives of the Town, based upon the
review outlined in Section Vlll of the Staff's September 28, 2008,
memorandum to the Planning and Environmental Commission; and;
3. That fhe proposed major amendment is compatible with and suitable to
adjacent uses and appropriate for the surrounding areas based upon the
review outlined in Section Vlll of the Staff's January 28, 2008,
memorandum to the Planning and Environmental Commission; and,
4. That the proposed major amendment promotes the health, safety,
morals, and general welfare of the Town and promotes the coordinated
and harmonious development of the Town in a manner that conserves
and enhances its natural environment and its esfablished character as a
resort and residential communify of the highest quality based upon the
review outlined in Section Vlll of the Staff's January 28; 2008,
memorandum to the Planning and Environmental Commission."
V. ATTACHf�ENTS
A. Staff memorandum to PEC dated January 28, 2008
B. Ordinance No. 5, Series of 2008
C. Report by Pylman and Associates, Inc.
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f�iERfiOR�.�IDU�fi
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: January 28, 2008
SUBJECT: A request for a final recommendation to the Vail Town Council on a
proposed major amendment to Special Development District No. 4, Vail
Cascade, pursuant to Article 12-9A, Special Development District, Vail
Town Code, to allow for the development of a mixed use project on the
property known as the Cornerstone site, located at 1276 Westhaven
Drive/Vail Cascade Subdivision and setting forth details in regard thereto.
(PEC07-0055)
Applicant: L-O Westhaven, Inc., represented by Rick Pylman, Pylman
&Associates, Inc. �
Planner: Scot Hunn
I. SU�fi�fi�►RY
The Applicant(s), L-O Westhaven, Inc., represented by Rick Pylman, Pylman &
Associates, Inc., has requested final review by the Planning and Environmental
Commission for a Major Amendment to Special Development District No. 4,
Cascade Village, to allow for the development of a mixed use project on the
property known as the Cornerstone site, inclusiye of:
o One (1) building containing a total of twenty three (23) free market
condominiums (55,931 sq. ft. of GRFA), four (4) deed restricted, Type III
employee housing units (EHUs) and two levels of underground parking,
for a total of eight (8) stories above pedestrian plaza grade on the south
side of the building;
o Enhancement of skier drop-off pedestrian access through subject
property, including a snow melted and covered exterior staircase and
� dedicated elevator from Westhaven Drive�level to the plaza level below;
o Improvement (re-development) of lift ticket sales office (skier services),
public plaza areas and the provision of public bathrooms adjacent to the
existing Cascade Village chairlift; and .
o Completion of sidewalk links and certain other on-site and off-site
improvements .
Final Plan review is requested with regard to master plan recommendations,
specific design guidelines and Code requirements applicable to any re-
development of this site. To this end, Staff has prepared a written analysis
summarizing the requirements and guidelines outlined in:
o The Town of Vail Land Use Plan
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o The Town of Vail Municipal Code
o Ordinance No. 31, Series 2007, Major Amendment to Special
Development District No. 4, Area A, Cascade Village
Requesged Outcome
The intended outcome of this meeting is for the Commission to take formal action
on the development application, citing certain applicable findings and criteria as
the basis for approval, approval with conditions, or denial of the application.
To this end, Staff is recommending approval, with conditions, of the Major
Amendment to SDD No. 4, as detailed in Section IX of this memo.
II. DESCRIPTION OF THE REQUEST
Purpose of Reviewr
The purpose of this meeting is to conduct a final plan level of review relative to
the Cornerstone project's conformance with the Town of Vail Land Use Plan, as
well,as the applicable sections of the Town of Vail Municipal Code. As well, Staff
has reviewed this proposal against previously established development
standards, contained with the ordinance language for SDD No. 4, Cascade
Village, for the Cornerstone Site. .
Project Overvievv
The attached plan sets (Attachment B) dated January 23, 2008, submitted by the
applicant depict proposed improvements including but not limited to:
Lo�nrer Parking Level
0 20,304 sq. ft. (gross) area
o Parking area to accommodate 33 spaces, including one ADA
accessible space
o Internal vehicular access ramp
o Ancillary mechanical and trash space and common circulation
elements (stairwells/elevator shafts)
Upper Par�cing Level (Plaza Level)
0 19,961 sq. ft. (gross) area
o Parking area to accommodate 23 spaces, including three (3) ADA
accessible spaces
o Ancillary mechanical space and common circulation elements
� (stairwells/elevator shafts)
0 623 sq. ft. (gross) skier services (commercial) square footage located
on the plaza level including a three-window ticket sales area and
administrative office space
o Owner ski lockers, Owner Lounge and skier services facilities,
including a 3-window tickef sales area, administrative office space and
public restrooms
o Two public restroom facilities (481 sq. ft)
o Common elements
Ground Level Residential (l�lesthaven Drive Grounci Level)
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0 18,787 sq. ft. (gross) area
o Four (4) 933 square foot, Type III employee housing units (EHUs).
located within the West Wing of the building
o Three (3), one-story free market condominium units
o Ancillary mechanical and trash space and common circulation .
elements (stairwells/elevator shafts)
o Common elements
Level One 62esic9en�ial
0 16,811 sq. ft. (gross) area
o Six (6), one-story free market condominium units
o "Skier Passage" way from Westhaven Drive drop-off point on the
IVorth side of the building to new snow melted (covered) stainnrell on
South side of the building
o Common elements
Level Tvvo ResicBentua6
� 14,284 sq. ft. (gross) area
o Four(4), one-story within the West Wing of the building
o Two (2), two-story (main plus loft) free market condominium units
within the East Wing
� Common elements
Level Three Residenfi�!
0 13,217 sq. ft. (gross) area
o Four (4), one-story free market condominium units within West Wing
of the building
o Two (2), two-story (main plus loft) free market condominium units
within East Wing of the building
o Common elements
Level Fo�ar Residen$o�E
0 7,594 sq. ft. (gross) area
o Two (2), one-story free market condominiums within the West Wing
o One (1) two-story (main plus loft) free market condominium unit within
West Wing of the building
o Common elements �
Level Five Resic9ential
0 4,615 sq. ft. (gross) area
� One (1) two-story (main plus loft) free market condominium
o Loft area for one (1) units in West Wing of the building
o Common elements
Level Sux Resic9en�ual
� 1,814 sq. ft. (gross) area
o One (1) loft for two-story level five
o Common elements
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Of note is the creation of four (4), deed restricted Type III employee housing units
(EHUs), a heated pedestrian plaza ("Skier Passage") and stair well off of
Westhaven Drive providing access to the plaza level. In addition, the applicant is
working with the Town of Vail to design and construct certain sidewalk, turn land,
bus lane and skier drop-off improvements within and around the Westhaven
Drive.
Applicable F2eview Criferia
To this end, review of the Cornerstone Building project will include the following
code sections and other relevant documents to be considered in any future
submittal for formal review and approval by the PEC:
o A maior amendment to special development district application pursuant
to Chapter 9 of Title 12, Town of Vail Municipal Code; Specifically,
sections (in part):
0 12-9A-4: Development Review Procedures
0 12-9A-5: Submittal Requirements
0 12-9A-6: Development Plan
0 12-9A-7: Uses
0 12-9A-8: Design Criteria and Necessary Findings
0 12-9A-9: Development Standards
0 12-9A-10: Amendment Procedures
0 12-9A-11: Recreation Amenities Tax
0 12-9A-12: Time Requirements
0 12-9A-14: Existing Special Development Districts
o Ordinance No. 31, Series of 2007 — An Ordinance Amending and Re-
Establishing the Approved Development Plan for Area A of SDD No. 4,
Cascade Village, in Accordance with Section 12-9A-10, Vail Town Code
and Setting Forth Details in Regard Thereto (Attachment D)
o Ordinance No.(s) 7 & 8, Series of 2007
o The Town of Vail Land Use Plan
III. �ACKGROUND
Special Development District i�o. 4
Special Development District No. 4, Cascade Village, was adopted by Ordinance
No. 5, Series of 1976. At least seventeen subsequent amendments occurred
from 1977 through the present day, inclusive of the most recent major
amendment to approve revisions to the Cascade Residences ("CMC" Building)
development in 2007. The subject property was a Planned Unit Development
under Eagle County Jurisdiction when the property was annexed in 1975. SDD
No. 4 includes the following:
Area A Cascade Village
Area B Coldstream Condominiums
Area C Glen Lyon Primary/Secondary and Single Family Lots
Are�a D Glen Lyon Commercial Site
Area E Tract K
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The entire Cascade Village site is approximately 97.5 acres. Because the
property was annexed into the Town of Vail as a Planned Unit Development
under Eagle County jurisdiction and early Special Development Districts were not
based on an underlying zoning, there is no underlying zoning for Cascade
Village. The uses and development standards for the entire property are as
outlined in the adopting ordinance for Special Development District IVo. 4.
Corners�one Si�e His�ory
The Cornerstone site is located south of Westhaven Drive, between the Liftside
Condominiums and the Cascade Hotel Terrace Wing and conference center.
The total site area is 0.6977 acres in size and slopes steeply from Westhaven
Drive to the hotel terrace and Cascade Village chairlift level. The chairlift is
located immediately adjacent to the site and a public pedestrian easement allows
for access across the site from Westhaven Drive to the chairlift. The adjacent
Waterford site (Liftside Condominiums) and the Cornerstone site are the only two
development parcels within the SDD permitted to establish separate
development plans.
In 1992 the Town of Vail Planning and Environmental Commission
recommended approval of the development plan for the Waterford (Liftside
Condominiums) and Cornerstone buildings; the Vail Town Council subsequently
approved the development plan via Ordinance IVo. 1, Series of 1993. Although
this plan is now expired, the 1993 development plan for the Cornerstone site
included:
0 41,010 total (gross) square feet of building area;
0 64 Transient Residential Units/28,110 square feet of GRFA;
o Three (3) employee housing units (EHUs)/1,800 square feet of GRFA;
0 11,100 square feet of retail/commercial space;
• 0 56 on-site parking spaces for residential uses;
0 37 on-site parking spaces for retail commercial uses
0 71 foot building height limit
Curren� Propos�l
On September 24, 2007, the Planning and Environmental Commission held a
work session to discuss a concept for the proposal. At that time, the applicant
proposed a similar design for one building, with two separate wings. The West
Wing of the previous design showed a maximum height of 82 feet witli the East
Wing measuring 71 feet in height. However, in response to concerns voiced by
adjacent property owners and the Planning and Environmental Commission,
concerning building height, views and massing, the applicant revised the plans
to:
o Relocate condominium units from the East Wing to the West Wing, thus
increasing the mass and height of the West Wing by adding one floor for
a total of eight (8) stories above grade (as measured from the Plaza Level
— on the south side of the building) and reducing the height of the East
Wing to mitigate concerns from Liftside Condominium property owners.
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On November 26, 2007, the Commission held another work session to review the
revisions. At that meeting, the Commission expressed general support for the
revised plans and elevations. However, two Commissioners expressed concern
regarding proposed building heights at the West Wing of the development.
Specifically, Commissioner Kjesbo recommended that the applicant study the
massing and absolute height apparent on the south elevation, due to this
elevation's proximity to the pedestrian plaza between the proposed Cornerstone
Building and the existing Vail Cascade Hotel "Terrace" Wing. Commissioner
Pierce suggested that the applicant mitigate the apparent mass of the West Wing
by introducing additional building and roof mass at the lower levels of the
building, facing the pedestrian plaza.
Since the November 26, 2007, meeting, Staff has met with the applicant several
times to discuss issues related to building massing and height, as well as, to
work towards resolution on the following outstanding issues:
o Westhaven Drive Improvements —turn lanes, bus turn-around, skier drop-
off; and
� Snow storage.
At this time, the applicant requests final review of the site and building plans only.
Targeted date of construction is spring, 2009. The Town Staff and the applicant
have agreed to continue to work towards mutually agreed upon design solutions
for any and all required improvements to Westhaven Drive and any ancillary
sidewalk and snow storage improvements. (A concept sketch of Westhaven
Drive design solutions is included in plans provided under attachment B).
IV. ROLES OF THE REVIEl�/ING �OARDS
The purpose of this section of the memorandum is to clarify the responsibilities of
the Planning and Environmental Commission, Design Review Board, Town
Council, and Staff with regard to the review of any applications submitted on
behalf of the Applicant.
IlAajor Amendment to Special Development District(SDD)
Order of Review: Generally, applications will be reviewed first by the PEC for
impacts of use/development, then by the DRB for compliance of proposed
buildings and site planning, and final approval by the Town Council.
Planninp and Environmental Commission (PEC):
The PEC shall review the proposal for general compliance pursuant to criteria set
forth in Section 12-9A-8: Design Criteria and IVecessary Findings. TO�e Planning
and Environmental Comrr►ission may recommend approval of fhe petition
or proposal as initiated, may recommend approval writh such medications
as it deems necessary to accomplish the purpose of this fifle, or may
recommend denial of the petition or rejection of fhe proposal,
Desiqn Review Board:
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The Design Review Board has no review authority on a Major or Minor
Amendment to a Special Development District (SDD,), but must review any
accompanying Design Review Board application. The Design Review Board
therefore will make a recommendation to the Planning and Environmental
Commission on any deviations proposed to the architectural design guidelines
prescribed in the Vail Village Master Plan.
Town Council:
Upon receipt of the report and recommendation of the Planning and
. Environmental Commission, the Town Council shall set a date for hearing within
the following thirty (30) days. Within twenty (20) days of the closing of a public
hearing on a proposed SDD, the Town Council shall act on the petition or
proposal. The Town Council shall consider but shall not be bound by the
recommendation of the Planning and Environmental commission. The Town
Council may cause an ordinance to be introduced to create or amend a special
development district.
V. ,4PPLICABLE PLAY�Y�IV�G DOCUi�fiER�TS
Section 12-9A: Special Development (SDD) District, Vail Municipal Code (in
art
Chapter 9 - Special and Miscellaneous Districts
12-9A-1: PURPOSE:
The purpose of the special development district is to encourage flexibility and
creativity in the development of land in order fo promote its most appropriate use;
to improve the design character and quality of the new development with the
town; to facilitate the adequate and economical provisron 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
' 12-9A-10: AMENDMENT PROCEDURES (In part):
B. Major Amendments:
1. 'Requests for major amendments to an approved special
developmenf district shall be reviewed in accordance with the
procedures described in section 12-9A-4 of this artrcle.
Ordinance No. 31, Series of 2007
An Ordinance Amending and Re-Establishing the Approved Development Plan
for Area A of SDD No. 4, Cascade Village, in Accordance with Section 12-9A-10,
Vail Town Code and Setting Forth Details in Regard Thereto. (In part)
Ordinance No. 7, Series of 2007
An Ordinance Amending Title 12, Zoning Regulations, Vail Town Code, by the
Addition of New Definitions to Section 12-2-2, and the Adoption of a New
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Chapter 23, Entitled Commercial Linkage„ and Setting for Details in Regard
Thereto (In Part)
Ordinance No. 8. Series of 2007
An Ordinance Amending Title 12, Zoning Regulations, Vail Town Code, by the
Addition of /Vew Definitions to Secfion 12-2-2, and the Adoption of a New
Chapter 2, Entitled Inclusionary Zoning, and Setting for Details in Regard Thereto
(in Part).
Vail Land Use Plan
The Vail Land Use Plan was initiated in 1985 and adopted in 1986 by the Vail
Town Council. The main purpose of the Land Use Plan is two-fold:
1. To articulate the land use goals of the Town.
2. To serve as a guide for decision making by the Town.
The Vail Land Use Plan is intended to serve as a basis from which future land
use decisions may be made within the Town of Vail. The goals, as articulated
within the Land Use Flan, are meant to be used as adopted policy guidelines in
the review process for new development proposals. In conjunction with these
goals, land use categories are defined to indicate general types of land uses
which are then used to develop the Vail Land Use Map. The Land Use Plan is
not intended to be regulatory in nature, but is intended to provide a general
framework to guide decision making. Where the. land use categories and zoning
conflict, existing zoning controls development on a site.
Goals and Policies (in part):
1.0 General Grovvfh/Development
1.1 Vail should continue to grow in a controlled environment, mainfaining a
balance befween residential, co►nmercial and recreational uses to
serve both the visitor and the permanent resident:
1.2 The quality of the environment including air, water and other natural
resources should be protected as the Town grows.
1.3 The quality of developrr�ent sl�ould be maintained and upgraded
whenever possible.
1.4 The original theme of the old Village Core should be carried into new '
development in the Village Core through continued implementation of the
Urban Design Guide Plan.
1.12 Vail should accommodate most of the additional gro�rth in existing
developed areas (infill areas),
2.0 SEciee�/Tourist Concerns
2.1 The community should emphasize iYs role as a destination resort while
accommodating day skiers.
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5.0 Resic9en�iaV �
5.1 �4ddifional residengial growfh should confinue go occur pri►�arily in
exisging, plafged areas and as appropriate in new areas where high
hazards do not exist.
5.3 AfFora+able employee housing should be►nade available ghrough
privafe ef�orfs, assisted by limited incentives, provided by the Town of
Vail with appropriate restrictions.
5.5 The exisging e�rrployee housing base shou/d be preseaved arrd
upgraded Addi�iorral ernployee F►ousing needs should be
accornrno�aged af varieaf si�es fhrougi�ouf gF�e cornrr�unigy.
VI. ZORlING �4�IALYSIS
Staff has completed a .zoning analysis, comparing in some instances the
previously approved (now expired) development plan for the Cornerstone Site,
with current or proposed plans. As well, Staff has provided general development
standards and overall figures for Cascade Village, Area A as the certain
standards apply to the entire planning area. Lastly, "Per Dev. Plan" refers to the
process by which certain allowable standards are established via the approval of
the individual development plan.
Legal Description: Cascade Village (Cornerstone Site)
Parcel No. 210312119001
Address: 1276 Westhaven Drive
Lot Size: .69 acres (30,056 sq ft)
Zoning: Special Development District No. 4 (no underlying
zone district)
Land Use Plan Designation: Resort Accommodations and Services
Current Land Use: Mixed Use Residential and Resort/ Spa
Development Standard Allowed/Req. Exist/Approved* Propased
Lot Area: N/A 30,056 sq. ft. fVo Change
Buildable Area: 30,056 sq. ft. No Change
Setbacks:
North: Per Dev. Plan 5' 3'
South: Per Dev. Plan 2'-6" 4' .
East: Per Dev. Plan 1'-6" 5'
West: Per Dev. Plan 2' 5'**
Building Height: ' 71' 71' 9'�'
Density (Area A): 15 DU/ac 13.4 DU/ac 13.6 DU/ac
or 270 DU 245 DU*** 268 DU
GRFA (Area A): 289,145 sq. ft. 239,680 sq. ft. 55,93'� sq. ft.****
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Comm. Sq. Ft. (Area A): 35,698 sq. ft. 24,598 sq. ft. 623 sq. ft:or .
, . 25,221 sq. ft.
Site Coverage (Area A): 45%***** or 36% 40%
Per Dev. Plan
Landscape Area (Area A): 50% 64% 60%
Parking (Cornerstone): 93 spaces*'"***'` 93 56 spaces
Note:
* Existing or approved refers to development standards approved via the 1993 development
plan (now expired) and are provide for information and comparison purposes only.
"" West side setback measured from property line to exterior wall of residential building;
applicant proposes parking ramp to be built off property, on adjacent"Plaza Wing"with the
creation of an access easement.
�*` . Total existing density includes approval of additional dwelling units proposed within the
Cascade Residences, pursuant to File No. PEC07-0058.
�"* Applicant proposes to increase the total allowable GRFA for Area A from 289,145 sq. ft. to
295,611 sq. ft. (total increase of 6,466 sq. ft.) to accommodate development of the
Cornerstone Site; due to previously approved density (GRFA) at other parcels within Area
A since original approval of the Cornerstone building in 1993, less GRFA is now available
for the development of the Cornerstone Site than was originally anticipated.
**"" Ordinance No. 33, Series 2005 amended allowable site coverage for Area A from 35% to
45%.
"*"" SDD No. 4 states that "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."Staff believes that this
requirement is no longer valid due to previous development plans which contained larger
amounts of commercial and residential square footage has expired. The current proposal
requires 56 parking spaces.
VII. SURROURIDING LARID USES
Land Use Zoninq*
� , North: Parking Structure/Liftside Condos SDD No. 4
South: Vail Cascade Hotel/Glen Lyon Sub. SDD No. 4
East: Common Area/open space/ Rec SDD No. 4
West: Vail Cascade Hotel SDD No. 4
Note: �
* According to the records on file for SDD No. 4, the entire development district was zoned .
"PUD"within Eagle County prior to annexation to the Town of Vail; therefore, no underlying
"zoning" exists for this parcel other than previously approved (and amended) development
plans for SDD No.4.
VIII. REVIE�l/ CRITEFiIA
The following section of this memorandum is included to provide the Applicant,
community, Staff, and Commission with an advanced understanding of the
criteria and findings that will be used by the reviewing boards in making a final
decision on the proposed application.
� 10
: .
Chapter 9 - Special and Miscellaneous Districts
12-9A-8: DESIGN CRITERIA:
The following design criteria shal! be used as the principal criteria in evaluating
the merifs of the proposed special development district. It shaN be fhe 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
wifh the public interest has been achieved:
A. Desigra compa�ibsli�y �nc➢ se¢�sa�uvi�y ao ghe irnrnec9iage environrnenf,
neighk�orhooc9 andl acl��cen� @�roperties rela�ive �o archi�ectur�l design,
scale, 9�uBE�, banilc�i�ocy �ei��n4, ��a$feo� zones, ic9en�i�yy, CB'��P�CY�P, visuaB
in4egri�y and orienta�ion.
Over�IB Corv�pa�ibili�y
The Applicant is proposing a major amendment to the special development
district which Staff believes will have positive overall impacts on the _
appearance and functionality of the area. Specifically, the Cornerstone Site
is the last development site within Area A, and therefore presents
opportunities to complete the overall development plan for Cascade Village
and provide needed amenities to the larger community. Specifically, Staff
suggests that the following improvements will enhance the site's
compatibility, and as public benefits, will greatly improve the character,
identity, and visual integrity of the neighborhood:
o Enhanced skier passage way/entry portal to Cascade Village
Chairlift;
o Sidewalk connections within and around the site; .
o Enhanced Pedestrian Plaza area between existing Terrace Wing of
the hotel property, and the proposed Cornerstone Building; and
o Creation of bus turn around and skier drop off.
Design of the site and proposed buildings reinforces the connectivity of the
Cornerstone site to the rest of the Cascade Village Area. As well, the
design generally enhances the architecture, scale, bulk and visual
character of the surrounding neighborhood by incorporating massing,
building materials, roof forms and compositions that relate to the
surrounding built environment. Massing has been revised to mitigate
impacts on adjacent structures (Liftside Condominiums) and the applicant
has made certain other revisions to balconies and fenestration around the
building which Staff believes will positively affect building mass, bulk,
building height and character of the immediate and surrounding
environment.
However, as the plans are further developed, the applicant will be required
to address the following areas of concern regarding specific design issues
related to design and construction of on-site and off-site improvements at
the Westhaven Drive entrance, including but not limited to:
11
�/
o Turn lanes;
o Adequate queuing areas;
o Landscaped and irrigated medians;
a Six foot wide sidewalk connections from the proposed skier portal to
the South Frontage Road on both sides of Westhaven Drive
o Ten foot wide sidewalk connection along the South Frontage Road
from the western most point of the Cascade Parking/Conference
Center building to a point in front of the Liftside Condominiums,
approximately 680 feet in length (including a crosswalk);
o Bus turn around and bus stop meeting Town of Vail and ECO
standards;
o Three space skier drop-off;
o Landscaping; and
o Adequate snow storage areas as approved by the Town of Vail
Public Works Department.
BulEc ancl Nlass
St�ff believes the proposed improvements are consistent with the Vail
Comprehensive Plan. While the overall mass of the building will surpass (in
height) previously approved buildings on this site, Staff believes that the
Applicant has presented plans that enhance .the overall massing,
composition and appearance of the planning area (Area A, Cascade
Village) by introducing compatible roof forms, as well as, new roof forms
that step and which will add variety to the overall roof composition
throughout Area A. In addition, Staff believes the proposed application of
exterior materials, specifically the introduction of substantial amounts of
stone veneer at key locations (foundation level), the introduction of
secondary roof structures, the revisions to the placement and size of certain
balconies and window openings, and the continued use of stucco as a
predominant "Cascade Village" material, aid in "stepping down" the mass of
the building from the pedestrian level.
Building Height
Staff believes, despite a proposed maximum building height of 91 feet in
one area of the building, the proposed building heights for both the West
and East wings of the building are generally compatible and sensitive to the
immediate environment. Pursuant to Ordinance No. 31, Series 2007,
building height for SDD IVo. 4 is calculated as follows:
"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), af any given point to
the top of a flat roof, or mansard roof, or to the highest ridge line of
a sloping roof, unless otherwise specified in approved development
plan drawings."
Further, that:
"Cornerstone Building: Maximum height of 71 feet."
12
a
Although the proposed maximum height of the West Wing is now shown at
91 feet, as measured to existing grade on the south (pedestrian plaza) side
of the development, Staff believes that the overall building heights for both
wings are appropriate in context to surrounding structures, as well as, the
overall Cascade Village development.
Approved building heights within Area A (according to development
standards listed in SDD No. 4, Ordinance iVo. 31, Series 2007) range from
26 feet to 71 feet. By comparison, building heights proposed within the
Cornerstone Building range from approximately 42 feet to 91 feet. Also,
Staff has calculated that approximately 30% of the overall roof mass is
above 71 feet. As discussed in previous meetings with the Planning and
- Environmental Commission, the proposed building massing and height may
actually enhance the perceived variation in roof height within Area A, thus
producing a positive "mix" of roof heights and building masses which
reinforce the tightly clustered "Village" concept. Further, as depicted on the
photo overlays provided by the applicant, the proposed West Wing of the
Cornerstone Building, while taller than the adjacent Liftside Condominiums
building (55 feet tall on the north/frontage road side), presents a similar
appearance (between 57 feet and 75 feet tall on the north side) when
viewed from I-70 and the frontage roads.
CB��rac�ea�
As stated above, Staff believes the proposed improvements will result in a
positive, or beneficial, impact to the surrounding area. The manner in which
the Applicant proposes to integrate the building's mass, roof compositions
and forms, fenestration and exterior building materials enhances or
reinforces the Cascade Village architectural style and character. Other
improvements to enhance the skier drop-off, skier passage way and
pedestrian plaza areas will provide a much needed upgrade to the
peclestrian experience of this portal to Vail Mountain.
Se�b�c�s
Ordinance No. 31, Series of 2007, states the following relative to required
setbacks prescribed within Area A, in part:
"Required setbacks shall be as indicated in each development plan
with a minimum setback on the periphery of the property (Area A)
of not less than twenty feet..." "All buildings shall maintain a 50
foot sfream setback from Gore Creek."
The current proposal establishes the building footprint at the approximate
distances away from property lines: IVorth: 3 feet; South: 5 feet; East: 5
� feet; and West: 2 feet (2' between the proposed parking ramp and the
existing "Plaza Wing" of the hotel/5' between the western property line and
the exterior wall of the proposed Cornerstone Building). The previously
approved development plan established the building footprint
approximately 5 feet from the iVorth property line; 2 '/2 feet from the South
property line; 1 '/z feet from the East property line, and; 2 feet away from
the West property line.
13
V
Therefore, Staff believes that the current proposal generally provides for
better separation between the proposed buildings and the footprints of
adjacent buildings. As well, Staff suggests that the current proposal could
be construed to create less visual impact to adjacent properties closest to
the East property line. Lastly, there is more distance (by approximately 3
feet) provided between Gore Creek and the proposed structure.
Sife Coverage
Ordinance No. 31, Series of 2007, states the following relative to Area A:
"Not more than 45% of the total site area may be covered by
. buildings unless otherwise indicated on the sife specific
development plans."
Staff has calculated the existing site coverage within Area A at
approximately 34% of the total land area. As proposed, the Cornerstone
Building (total individual site coverage of approximately 67% of the
Cornerstone site) brings the total site coverage for Area A to approximately
� 37%. Therefore, Staff believes that the proposal complies with, or does not
adversely impact, this standard applied to the overall development area
(Area A).
�. Uses, activity and density which provide a compatible, e�ficient and
vvorE�able relationship�nrith surrounding uses and ac4ivity.
Staff believes the proposed uses, activities and density continue to provide
a compatible, efficient and workable relationship with surrounding uses and
activity. Specifically, the. proposed uses are primarily residential (mulit-
family and employee housing), with limited first floor commercial (skier
services), both uses by .right and both uses that are similar to surrounding
multi-family, lodge and commercial uses. The design of the project
respects surrounding structures, uses and activities by providing generally
compatible building massing, roof forms and composition, architecture and
by providing enhanced skier drop-off improvements and pedestrian plaza
serving the overall neighborhood. As well, the project's design is respectful
of surrounding uses and activities by not adversely impacting existing
loading and delivery (service) areas or shifting any parking burden onto the
overall development.
Staff suggests that while the building is compatible with surrounding sites,
the applicant shall be required to demonstrate that proposed parking ramp
improvements on the west side of the site will not adversely impact the
adjacent "Plaza" site.
C. Compliance vvi4h parking and loading requirements as outlined in
Chap�er 'i 2-10 of the Vail Town Code.
The provisions of SDD No. 4 state the following with specific reference to
Area A and the Cornerstone Site:
� 14
1. "Off-street parking shaN be provided in accordance with Chapter
12-10, except that 75% of the required parking in Area A shali be
Iocated within a parking structure or buildings with the exception of
Millrace IV, Scenario l, where 66.6% and the Westhaven
Condominiums, where 71% of required parking shall be enclosed
in a building.
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."
Staff believes that a majority of the spaces previously required were
. generated by the approved number of "Transient Residential Units" (TRs),
free market units (GRFA) and retail/commercial square footage approved
for the site. Specifically, sixty four (64) TRs were approved for the site with
a .4 space�to unit ratio, for a total of twenty six (26) spaces required; 28,110
square feet of GRFA with a .1 space per 100 sq. ft. ratio accounted for 28 �
additional spaces dedicated for the residential component. Additionally, 37
spaces were required at a ratio of 1 space per 300 sq. ft. of commercial
space. The total requirement in the 1993 development plan was 91
spaces. .
The current proposal contains no Transient Residential/accommodation
units or commercial square footage. In addition, the twenty three (23) free
market residential dwelling units (not including EHUs) proposed will
generate significantly less on-site parking demand than the previous 32 '
units approved for the site.
Pursuant to Chapter 12-10 of the Vail Town Code, the current proposal
requires 56 spaces. 56 spaces are proposed within two levels of structured
parking. Therefore, Staff believes the proposal complies with parking and
loading requirements as outlined in Chapter 12-10�of the Vail Town Code.
D. Conforuv�a�y wut� �B�e aQ�pBucabVe e9eov�ents og the Vail CornpPehensive
Plau�, Yo�rn po9icies �nc8 vr9�an Desigr� Pl�n.
Ernp9oyee Hoaasin� Provision
Ordinance No. 33, Series of 2005, addresses employee housing in the
following mariner:
"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 Ar�as A and D shall provide employee housing."
Further, that:
"The developer(s) of Area A shall build a minimum of 3 employee
housing dwelling units within the Cornerstone Building and 2 within
the Liftside (Waterford Building). Each employee unit in the
15
, V
Cornerstone Building shall have a minimum square footage of 600
square feet."
In addition to previously established requirements of SDD No. 4, the
deve(opment of the Cornerstone Building is subject to the Town' Employee
Housing regulations, specifically Ordinances 7 & 8. In February of 2007, the
Town Council passed Ordinances No. 7 and No. 8, Series of 2007, which
enacted regulations for the provision of employee housing units through
several possible mitigation methods for all projects in the Special
Development District. Within these ordinances a nexus was established
between commercial and residential development and the generation of
employees was established. In adopting these ordinances a methodology
was established� to determine the impact of a commercial and residential
development on the need for employee housing at a goal of providing 30%
of the housing generated by a project.
Furthermore. there were provisions for meeting the requirement for
providing employee housing through several different options or
combination of options. The options include:
o Provision of on-site units;
o Conveyance of property on-site;
o Provision of off-site units;
o Payment of fees-in-lieu; and
o Conveyance of property off-site
A proposed development or redevelopment may choose to propose any of
the above options or combination of options. Within the two Ordinances, the
Planning and Environmental Commission was given the authority to review
an applicant's proposal for mitigating the employee generation of a project
and grant approval of the proposal. There are some specific instances
were the Town Council must also accept the proposal for mitigating the
employee requirement generated by a project.
The Staff has reviewed the proposal for compliance with Ordinance No.(s)
7 and 8, Series of 2007, and found it to be accurate in calculating the
mitigation requirement for the proposed Cornerstone Building project. Staff
has attached the proposed mitigation plan, as outlined in Section 3.5 of the
Project Overview/Summary by Pylman & Associates (Attachment B). At its
November 26, 2007, public hearing several members of the Commission
suggest that the proposed mitigation of providing four EHUs on-site, in
addition to providing the remainder of the mitigation as pay-in-lieu, was
appropriate.
Within the Plan the applicant propos�s to mitigate the housing requirement,
based on a total (new) gross residential floor area (GRFA) of 55,931 square
feet, by the incorporation of four (4) employee housing units on site
measuring 933 square feet each (3,732 sq. ft. total), and a Residential
Mitigation payment-in-lieu in the amount of $49,595.65. Iri addition, the
applicant proposes new ticket sales and office space totaling 623 square
16
a
feet. There are currently approximately 350 square feet of ticket sales and
office space on site. Therefore, the net increase in commercial (retail)
square footage is 273 square feet. The following calculations provide an
analysis for employee housing, payment-in-lieu mitigation to be required:
Residen�ial 61�i�aga�ion C�Icula�ion
55,931 sq. ft. (new) GRFA x 10% = 5,593 sq. ft. mitigation required
5,593 sq. ft. required — 3,732 sq. ft. proposed = 1,861 sq. ft. remaining
1,861 sq. ft. x $236.65/sq. ft. _ $289�659 payment-in-lieu required
ComPne�cial fi�i�iga$oon Calcula�ion:
273 sq. ft. (net new) commercial space
273 sq. ft. x 2.4 employees/1000 sq. ft. of new net floor area = .13
.13 employee mitigation requirement x $131,385.00 = $ 17�080
Total Mitigation Required:
Residential Mitigation: $289,659
Commercial Mitic�ation: $ 17,080
Total: $306,739
Currently the Town has no plan for the funds that may be collected from the
payment-in-lieu option for mitigating housing requirements. Funds collected
from this option could be used to construct units or to purchase units and
then resell them after placing a deed restriction upon the prope�ty and
selling them for a more affordable price. ,
V�il Land Use PY�r�
The goals contained in the Vail Land Use Plan are to be used as the
Town's policy guidelines during the review process for the amendment of a
special development district. Staff has reviewed the Vail Land Use Plan and
believes the following goals, objectives and policies are relevant .to the
review of this proposal:
Vail Land Use Plan
�.0 Gerreral Gro�rfh/Developrnen�
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.
17
'
1.3 The quality of development should be maintained and upgraded
whenever possible.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
2.0 S�ier/Touris� Concerns
2.1 The community should emphasize its role as a destination resort
while accommodating day skiers.
5.0 Residential
5.1 Additional residential growth should continue to occur primarily in
existing, platted areas and as appropriate in new areas where
high hazards do not sxist.
5.3 Affordable employee housing should be made available through
private efforts, assisted by limited incentives, provided by the
Town of Vail with appropriafe restrictions.
5.5 The existing employee housing base should be preserved and
upgraded. Additional employee housing needs should be
accommodated at varied sites throughout the community.
Staff believes the proposed development generally furthers the above
referenced goals, objectives and policies and, therefore, is in general
compliance with the Vail Comprehensive Plan.
E. Identification and mitigation of natural and/or geologic hazards �hat
affect the property on v�rhich the sg�ecial developmenf district is
proposed.
According to the Official Town of Vail Geologic Hazard IVlaps, the
Cornerstone development site is not located in any geologically sensitive
areas or within the 100-year floodplain of Gore Creek or its trib�taries.
F. Site plan, building design and location and open space provisions
designed to produce a functional development responsive anc9
sensi4ive 4o naturaB features, vege4ation and o�rerall aesfhetic qu�lity
of the community.
Sife Plan
Staff betieves the proposed site design will have positive overall impacts on
the appearance and functionality of the area.
The site is a steep hillside resulting from development of Westhaven Drive
(fill) and is vegetated with native grasses (re-seeded after construction of
Westhaven Drive). There are no trees or other significant vegetation on the
site and the site has been used for snow storage and construction staging
historically. Therefore, the development of the Cornerstone Building poses
18
no negative impact on "natural features". On the contrary, Staff believes
that development of this site will complete the overall development plan for
Cascade Village and will provide much needed enhancements to
sidewalks, pedestrian plazas, landscaping and the overall aesthetic quality
of the area as a portal to Vail Mountain.
However, Staff believes that the applicant should be required to work with
the Town of Vail Town Engineer to create design solutions, both on and off-
site, to provide adequate snow storage within and around the Westhaven
Drive right-of-way. Specifically, the development of this site and the
associated improvements to the bus turn around and skier drop off areas,
while not necessarily causing more snow storage need, will impact the
Town's ability to store snow within the Westhaven Drive right-of-way and
within the Carnerstone site itself — a historical use of the site. Therefore,
Staff believes that the applicant should also be required to provide a "Snow
Storage" easement on the northeast corner of subject property, as part of a
snow storage mitigation plan.
�uilc9ing Design
Staff believes that the proposed building is designed to increase or
enhance functionality of the area while being responsive and sensitive to
the aesthetic quality of the community.
Therefore, Staff believes that the overall aesthetic quality of the community
would be enhanced by the proposed exterior changes and physical
improvements proposed by the applicant will increase the functionality of
the site.
G. A circul�tioo� systerro c9esigned for bo$h vehicles and pedesfrians
addressing on and ofiff-si4e �paffac circulation.
The Applicant is proposing changes that will generally improve on-site
parking and maneuverability and which will enhance pedestrian circulation
around and through the site. Specifically, the applicant has agreed to install
portions of sidewalk connections identified by the Town of Vail Public
Works Department. In addition, the Applicant proposes to participate in
improvements to Westhaven Drive, including the provision of a bus turn
around, skier drop-off and a potential left turn lane, for exiting movements
out of Cascade Village.
H. Func4ional �nc� aes�hefic 9andsca�ing anc0 opera s��ce in order 40
ogi��irmize anc� pPesevve na�ur�l fieatures, recrea4ion, viewrs anc9
guncaio�s.
Staff believes that the landscape plan greatly enhances the aesthetic
quality of the area by providing new pathways, plantings and ground covers
where none exist today. By compfeting development in this area, the plaza
connection, ar pedestrian way from the hotel to the Cascade Village chairlift
will now incpude new pathways and (heated) paver areas, a gas fire
pit/gathering place and significant new plantings of native trees and shrubs.
These plantings will form the first level of perception from the pedestrian
19
Y
level between pathways and the Cornerstone Building. Plantings are aiso
proposed on the plan in a manner and location to strategically "soften" or
break-down building mass and height.
I. Phasing plan or subdivision plan that vvill maintain a worE�able,
functional and efficient relationship fhroughout the developmenq of
the special development district.
Staff is not aware of any intention on the applicant's behalf to phase this
project, however, should a phasing plan be proposed, this criterion must
and wil! be met in full.
IX. STAFF RECOfVifl�EiUD/�TIOiV
The Community Development Department recommends that the Planning and
Environmental Commission forwards a recommenclafion of approvaE, with
conditions of the proposed amendment to Special Development District No. 4,
Cascade Village, pursuant to Section 12-9A-10, Amendment Procedures, Vail
Town Code, to the Vail Town Council. Staff's recommendation is based upon the
review of the criteria found in Section VIII of this memorandum and the evidence
and testimony presented, subject to the following conditions:
Should the Planning and Environmental Commission choose to forward a
recommendation of approval to the Vail Town Council of this proposed
amendment to a Special Development District, the Department of Community
Development recommends the Commission pass the following erootion:
"The Planning and Environmental Commission approves, with conditions,
the applicant's request for final review of a proposed major amendment to
a Special Development District (SDD), pursuant to Section 12-9A-10,
Amendment Procedures, Vail Town Code, to allow for an amendment to
Specia! Development Districf No. 4, Cascade Village, to allow for fhe
development of a mixed use development, located at 1276 Westhaven
Drive (Cornerstone site)/Unplatted, Vail Cascade Subdivision, and setting
forth details in regard thereto. (PEC070055)."
Should the Planning and Environmental Commission choose to approve this
amendment, the Community Development Department suggests the following
conditions: .
1. That the Developer receives final review and approval of the proposed
development plan by the Town of Varl Design Review Board, prior to
making an application for the issuance of a building permit.
2. That the Developer submits a complete set of civil engineered drawings
of the Approved Development Plans, including the following required off-
site improvements;
a. Design and Construct Westhaven Drive entrance improvements
including; additional turn /anes and adequate queuing areas,
landscaped and irrigated medians, (6') sidewalk connections from
the proposed skier portal to the Frontage Road on both sides of
20
Westhaven Drive, a bus turnaround and bus stop meeting Town of
Vail and ECO standards, 3 skier drop-off spaces, landscaping and
adequate snow storage areas as approved by the Public Works
Department.
b. Design and Construcf A 10' concrete walk along the South
Frontage Road from the western most point of the ' Cascade
Parking/Conference building fo a point in fronf of the Liftside
Condominiums, approximately 680' in length (including
crosswalk). The walk shall be detached wherever feasible and
separated by a minimum of a 5'landscaped and/irrigated buffer.
, Such drawings/plans shaN be submitted to the Town of Vail Community
Development Department for review and shall receive approval prior to
the Developer making application for the issuance of a building permit.
3. That the Developer shall address and resolve, to the satisfaction of the
Town Engineer, all the comments and conditions identified in the
memorandum from fhe Town Engineer, and addressed to Scot Hunn,
dated January 25, 2008, on any civil engineered plans submitted in
conjunction wifh building permits.
4. That the Developer pays in full, the employee housing mitigation fee of
$3�prior to the issuance of a building permit.
5. That the Developer pays in full, the Traffic lmpact Fee of$117,000 (based
on the 18 net pm peak hour trips) prior to the issuance of a building
permit. All or a portion of the fee may be offset by specific capacity
improvements including the cost of the design and construction of the left
turn lane on Wesfhaven Drive.
6. That fhe Developer prepares a Cornerstone Buildinq Art in Public P/aces
Plan, for inpuf and comment by the Town .of Vail Art in Public Pfaces
Board, prior to �the request for a temporary certificate of occupancy.
Subject to the above input and comment by the Art in Public Places
Board, the Applicant will work with Town Staff to determine the type and
location of fhe art to be provided. Said Plan shall include the funding for a
minimum of one (1) public art improvements to be developed in �
conjunction with fhe Cornersfone Building project.
7. That the Developer provides the legally executed and duly recorded Type
111 deed restriction with the Eagle Counfy Clerk & Recorder's Office for the
on-site employee housing unit, and that said unit shall be made available
for occupancy, prror to the issuance of a femporary certificate of
occupancy for the Cornerstone Building project.
Should the Planning and Environmental Commission choose to approve this
amendment, the Community Development recommends the Commission makes
the following findings:
"The Planning and Environmental Commission finds:
21
1
1. That the amendment is consistent with the applicable elements of the
adopted goa/s, objectives and policies outline.d in the Vail
Comprehensive Plan and is compatible with the development
objectives of the Town, based upon the review outlined in Section Vlll
of the Staff's January 28, 2008, memorandum to the Planning and
Environmental Commission; and .
2. That the amendment does further the general.and specific purposes
of the Zoning Regulations, based upon the review outlined in Section
Vlll of the Staff's January 28, 2008, memorandum to the Planning and
Environmental Commission; and
3. That the amendment does promote the health, safety, morals, and
general welfare of the Town, and does promote the coordinated and
harmonious development of the Town in a manner that conserves and
enhances its natural environment and its established character as a
resort and residential community of the highest quality, based upon
the review outlined in Section Vlll of the Staff's January 28, 2008,
memorandum to the Planning and Environmental Commission.
X. ATT,4CH�iEi�TS
A. Vicinity Map
B. Reduced Architectural and Engineering Plans
C. Cornerstone report/analysis (by Rick Pylman, Pylman &Associates, Inc.)
D. Ordinance No. 31, Series 2007, SDD No. 4
22
.
l
Attachment A
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, 0�3�9�IA�CE �O. 5
SERIES O�' 2008
AIV ORDINAiVCE REPEALIiVG AfVD RE-EiVACTiNG ORDINAIVCE NO. 1, SERIES OF 1993, IIV
ACCORDAiVCE WITH SECTION 12-9A-10, AMEiVDMEiVT PROCEDURES, VAIL TOWfV
CODE, TO ALLOW FOR A MAJOR ANIEiVDMEfVT TO SPECIAL DEVELOPMEiVT DISTRICT
fVO. 4, VAIL CASCADE SUBDIVISIOIV; AND TO RE-ESTABLISH THE APPROVED
DEVELOPMENT PLAIV FOR THE CORiVERSTOiVE SITE, AREA A, CASCADE VILLAGE, TO .
ALLOW FOR THE DEVELOPMEiVT OF A MIXED USE DEVELOPMEiVT, LOCATED AT 1276
WESTHAVEiV DRIVE; AND SETTIIVG FORTH DETAILS IiV 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, Ordinance No. 1, Series of 1993, repealed and re-enacted Ordinance No.
41, Series of 1991, to amend and re-establish the approved development plan for Area A,
Cascade Village, SDD iVo. 4, to allow for the construction of the "Waterford (Liftside) Site" and
the "Cornerstone Site"; and;
WHEREAS, the purpose of this ordinance is to repeal and re-enact Ordinance No. 1,
Series of 1993, to amend and re-establish the site specific development plan for the
"Cornerstone Site", within Development Area A, to allow for the construction of the proposed
Cornerstone Building; and
WHEREAS, to the extend that there are any previous site specific development plan
approvals or development standards established for the "Cornerstone Site", this ordinance is
intended to specifically supersede and otherwise cause any previous site specific development
plan approvals or development standards for the "Cornerstone Site" to become null and void;
and
1
Ordinance No.5,Series of 2008
WHEREAS, any and all site specific development plans and development standards
approved and/or established for planning areas and sites within SDD No. 4, not specifically
affected by•this ordinance, shall remain valid and in full effect; and
WHEREAS, the proposed major amendment to the Special Development District is in
the best interest of the town as it meets the Town's development objectives as identified in the
Vail Comprehensive Plan; and
WHEREAS, in accordance with the provisions outlined in the Zoning Regulations, the
Planning and 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 Vail Town Code have been sent to the
appropriate parties; and
WHEREAS, the Vail Town Council considers it in the 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:
Section 1. Purpose of the Ordinance
Ordinance No. 1, Series of 1�993, is hereby repealed and re-enacted by Ordinance No. 5, Series
of 2008.
'
2
Ordinance No.5, Series of 2008
Sec�aon 2. Aonendo�ent PPOCedla�o�es ��alffulled, Pl�nning Cornrnissaon Re�or�.
The approval procedures described in Section 12-9A of the Vail Town Code have been fulfilled,
and the Town Council has received the recommendations of the Planning and Environmental
Commission for an amendment to the Development Plan for Special Development District No. 4,
Area A, Cascade Residences.
Secfion 3. S��CI�V D�b�IOpBY1�Y1� �6S�9'BC$ R�O. 4
Special Development District IVo. 4 and the development plans for all sites other than the
development plan for the Cascade Residences therefore, hereby remain approved for the
development of Special Development District No. 4 within the Town of Vail, unless they have
otherwise expired. ,
Sectaoo� �: SpeciaB Developrnent Dis$rica I�o. 4, C�scadle Vi8lage sG�all o�eac9 �s fo8lorn�s:
Pu�pose
Special Development District IVo. 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 recreationa,l amenities, and promote the
objectives of the 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 and 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.
3
Ordinance No.5,Series of 2008 .
Definitions
For the purposes of this chapter, the following 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 residential dwelling unit or restricted dwelling unit" shall be defined as a
dwelling unit located in a multi-family dwelling that is managed as a short term rental in
which all such units are operated under a single management providing the occupants
thereof cust"omary 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 common 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
A 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.
` 4
Ordinance No. 5,Series of 2008
Establishec8
A. Special Development District iVo. 4 is established for the development on a parcel
of land comprising 97.955 acres and Special Development District fVo. 4 and the 97.955
acres may be referred to as "SDD fVo. 4.��
B. The district shall consist of five separate development areas, as identified in this
ordinance consisting of the following approximate sizes:
Are� �Co�owo� As Developrneu�4 A�ea, AcPeage
Cascade Village A 17.955
Coldstream Condominiums B 4.000
Glen Lyon Primary/Secondary and Single Family Lots C 9.100
Glen Lyon Commercial Site D 1.800
Tract K E 8.322
Dedicated Open Space 32.078
Roads 4.700
TOTAL • 97.955
Developmen� Plan--Reqaairec9--Approv�l PPOCedure
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. A development plan for Development Area E shall be
established through the review and approval of a design review application and/or
conditional use permit application. 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 with Section 12-9A, Vail Town
Code.
5
Ordinance No. 5, Series of 2008
Perr�itted Uses
A. Area A. Cascade Village
1. First floor commercial uses shall be limited to uses listed in Section 12-76-
3, (Commercial Core 1), Vail Town Code, except for in the CMC building, where office and
educational uses shall be permitted on the first floor. 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, educational, and office except that no professional or business office
shall be located on street level or first floor, with the exception noted 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-family 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 AA�+sF�al Vail Town
Code;
9. Cascade Club addition of a lap pool or gymnasium.
B. Area B, Coldstream Condominiums
1. Two-family dwelling;
2. Multi-family dwelling.
6
Ordinance No. 5,Series of 2008
C. Area C, Glen Lyon Primary/Secondary and Single-Family Lots
1. Single family dwelling;
2. Two-family dwelling.
3. Type II Employee Housing Unit (EHU) per Chapter 12-13, of the Municipal
Code.
D. Area D. Glen Lyon Commercial Site
1. Business and professional offices;
2. Employee dwelling as defined in Section 12-13 of the Municipal Code.
E. Area E, Tract K
1. Bicycle and pedestrian paths.
2. Interpretive nature walks.
3. iVature preserves.
4. Passive outdoor recreation areas and open spaces.
Coo�di�ion�l �Jses
Conditional uses shall be reviewed per the procedures as outiined 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. Special attraction;
_ 7
Ordinance No.5,Series of 2008
3. Ski lifts;
4. Public Park and recreational facilities;
5. Major arcades with no frontage on any public way, street, walkway or mall
.. area.
6. Transportation Business.
7. Temporary Use of the Tennis Facility for Conferences and Conventions
B. Area B, Coldstream Condominiums
1. Public Park and recreational facilities;
2. Ski lifts.
C. Area C, Glen Lyon Primary/Secondary and Single-Family Lots
1. Public park and recreational facilities;
2. Ski lifts;
D. Area D, Glen Lyon Commercial Site
1. Micro-brewery as defined in Town of Vail Municipal code, Chapter 12-2.
E. Area E, Tract K
1. Public parks.
2. Public utility and public service uses.
� 3. Access roads.
4. Ski lifts and tows.
5. Ski trails.
6. Snowmaking facilities.
8
Ordinance No. 5,Series of 2008
7. Other uses customarily incidental and accessory to permitted and
conditional uses and necessary for the operation thereof, with the
exception of buildings.
Accessory llses
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, Vail Town Code.
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, Vail Town Code.
2. Attached garages or carports, private greenhouses, swimming pools,
tennis 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 thereof.
C. Area C, Glen Lyon Primary/Secondary and Single-Family Lots
9
Ordinance No. 5,Series of 2008
1. Home occupations, subject to issuance of a home occupation permit in
accordance with the provisions of Title 12, Zoning Regulations, Vail Town 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.
D. Area D, Glen Lyon Commercial Site
1�. Home occupations, subject to issuance of a home occupation permit in
accordance with the provisions of Title 12, Zoning Regulations, Vail Town 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 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 entirely upon the establishment's own property.
10
Ordinance No. 5, Series of 2008
Sidewalks, building entrances and exits, driveways and streets shall not be obstructed by
outdoor display.
Densiqy--Dvvelling Uni�s
The number of dwelling units shall not exceed the following:
A. Area A, Cascade Village �
In Area A, a minimum of three hundred fifty-two (352) accommodation or transient
dwelling units and a maximum of one hundred one (101) dwelling units for a total density
of two hundred seventy (270) dwelling units.
B. Area B, Coldstream Condominiums
Sixty-five (65) dwelling units
C. Area C, Glen Lyon Primary/Secondary and Single-Family Lots
One-hundred four(104) dwelling units.
D. Area D, Glen Lyon Commercial Site
Three dwelling units, two of which shall be employee dwelling units as defined
within Chapter 12-13,Vail Town Code.
Densi�y--Floor Are� (deletions are shown in s�et�g#�additions are shown in bold ifalics)
A. Area A, Cascade Village
The gross residential floor area (GRFA) for all buildings shall not exceed �4�
295,699 square feet. �
B. Area B, Coldstream Condominiums
Sixty-five thousand square feet (65,000 sq. ft.) GRFA.
11 �
Ordinance No. 5,Series of 2008
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
Primary/Secondary district of the Vail Town 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. 8, Series of
1998 for previous requirements.
Development Statistics for Area A. Cascacle Village, and Area D, Glen Lyon
Commercial Site
CHART' '�: Area ,4 Completed Projects
Retail/ Square On-Site Cascade Structure
Aus DUs GRFA Commercial Foot Parking Parking
MILLRACE I 16 20,000 20 0.00
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. �'�" �. � � ���''�^ � ` "%,*.,�`��.�,a.Ar
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z" E`��..�u. z.��Y r�Ms"`� N� ��:i5n!'�:�`n�' z�#..�,��;��r s .y"�. ���`z;Y s�`� ?� 7�b+� ��,` �.�*�r��s.�,�,i,���.?�i'
ra�,��,,.�u.. ��<, ��G..�.au�::�4�ra k.0 z�a:� »�,,.�n a��..._. 3�� �`a:�m„�.: F.a,9...,._k�.. `5�.��',�n'�..;a,.��,�5� �:._2��.
MILLRACE II 14 17,534 25 0.00
'� a.sn. �,. rri �a�`:" '�,r�;�;� �:�n�r �si��-�,., »�- m,?�'t'ys x&+9a,�rr�� �3-�. t� � ��ii" '}@7�.1`§ s�a �1a"S'+�+�s �-,� '�
.� '1 t'^ r t �` �3s �i �i � aas`X' L,. �': t �"*� r.
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��r �,� ''� t"'t k ��������a�`�-•,� �;� ��. �� �L '.�`z"� k`�f�;'. ����"� � � �"r'�.a a��k ry� �� ac
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12
Ordinance No. 5, Series of 2008
Retail/ Square On-Site Cascade Structure
Aus DUs GRFA Commercial Foot Parking Parking
MILLRACE IIII 3 6,45D 7
�. 5sy 7^ '� 4_ . 3r� � .�,�°'� p 3S.�c� !:� `'1'f�.t''€,,u zt Y `�r"Lf:'•.:
�t�+.,�1��#�`����a�"�`9'�^�2T����-��y���3'�rv7���s�����,�� L � �� ��"����'�����$�°v����'.��"��,s��i��r G ' i -
�' w ix �
°,�s �'r+ �¢'��, ;,��L "k�ru��� ��"�s S� ,�. �, l�s"i '�,� ,a�t »�w �- � ..A.
�.�..,..^�.�?a�«.t,?��.:�,�n�3 r?-..�.a��.-�.'>�'n..,z x+�g:��a�t���.2h:...wa'C����.smr. ,�aT'i��S<���`d��.'.'-<� x�� "� ^.�;�;��3,�i':;'�Mwz�.R a�?N,a.�"S.m,.% .:�+f��n..
MILLRACE IV 6 10,450 19 0.00
(COSGRIFF)"`
,-� h� +s� w�-c ��.� a+��� ,s �+.�-�t�°Y ���-��_„,�� +,�,,�rk�,r��; .�� n-� "�,'� �,� !�(*�� } � „�, aa a� a
� iy ,.� � '�'Y.�� r l�.,��� 4' �. ,x�`a- �2 ti�..r Y �� as.+i `-��,��+y,�+ '� f k .r� `a{ .i 1 �' �',��. .
��a r� � -t'z.� C� ,�i� �' �r�`.�.�t .w u�����,,��,"� + ���� ��c��°�'k� n4r �a v 5`�� ta;;�"�y �.�`��,,�u.
����1�'�..:�����3 '��!���� s���'� .:o.Ek�.�`�' a ��.. *�7 a���'��,�'.r1 �ils Y ..,Eb�'"�}�� "Va t+'� '4. �'��"` %�,^`4 n✓
'�, r-p�s.�w s o` *r�$` � �3�'�"� t .��,.
.-aa+t-�s �_,�..�T.��"� S�w.d. a.K��.i r2 �,. �.�s(_ ,.j,,.-s i^. � � ...�s St '..r� .� .
WESTIN 148 55,457 0.00 115
Alfredo=s 104 Seats '
Cafe 74 Seats
Littie Shop 1,250
Pepi Sports 2,491
W 8 H Smith,Vaurnot 900
�.- "e.r..�7i '�'- r'�:_ xx ^r��z.i+°i" t�'�'� n a�+-^ :v..r. �".. "x� x �t� r rv, ��-.s w.,a�:;�"�.",�'x",,is'"�.S+��F si.- ' � i:r F � .
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du y r ,� � � a., ��'.�'�i �,;�,�°.Y��" �' �" � ^r .�. 'ka��b �.:s s�"�'�r£+�`� ,i°��'"�'y,� a,�'��g.�'.
;p�? ��'�:^'. ..i.�� '.'� ,���:�.�: ���i' � :a.�. ��'r a^r .�'���'"�t-^,�. �s. _t r,'4z..:.s.^u ,..s�� ..;.e�s .,��. �` .��.r
CMC BUILDING
Cascade Wing 8 15,870 0.00 16
Cla ncy=s 1,600 0.00 13.3
Theater 4,220 28
College Classrooms 0.00 40
College O�ce 0.00 4
Theater/Meeting Room 2J 1,387 0.00 11.5
13
Ordinance No.5, Series of 2008
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TERRACE WING
Rooms 120 58,069 D.00 705
Retail 5,856 0.00 20
y�.��� ta,ke"���'�" ' ,�q ��r""�3 p;�.,�':a����✓ ��,��,za.;� ,.� �.'`�w '..�"�'�q v "'��",,�""�,.�c��.� �' 2''�s '-a`'e�,"�v ?;� � p w:�+. .
g�y � `� ���'�£��S��a �'��sa,,..�� 4�'yf�$�,, �� � .jx�p,�� �' �r;'���s� s�A31,,,,�+ ..:x��f'�'"�t yr7�.�'"�-r�F;..
*i#$�'�.#�� DC A P�r.�� h4ti��� �� �'` .TvkrX ;?i L C��i��� ! �e
. �.�`',�s k j M�k.� � .M � I;`"kT � v.t� s2.�` f
_h+�.s�.�� ?��-��xar �-1�"�,�a.x..fi.u,b�t .����r_-� �,��a:, ,a�»e,�. '*��k�,.'������`�. � NE �%s;� t���*�La.._?���r+a�
PLA7A 1
Rooms � 20 7,205 0.00 16
Retaii � 1,099 0.00 4
"F �r,R.. �,,`'3?�",y���.�"°�. �� °"�''-�«.�e�-.,,?' `° ',.:E3"'€:,�s. �*x :f `"';�ts'.kx au: T 't�+�,"x` s y;.�,,.. ,.,,q . tc 3 �^,.,<;<
�� �f.�..' x.� �.+r �r s� Lx . -N1 r x-� = , �f �,�i�,' 's �`'� �-�"�.��""'�� � q }t� �' .
�� � � � � ��� � � � �
�„sf f'3��s.*,.�, ,.����'�� ��n �h������ S� �"` y �- ,�c5�-�„��}���*� ��.�^�: 3'y�"�*���+� '� t��� �� �
�w.Et}:*.k��v��,�"`��.r�i.�xu- .MSl�.�-�r.�...4���'.�`.`°:3.+'�ms�'a-� ..�N'w'7'+�,e�`A. �&�'i.c3+x� v . ±d.A''�+�a�sv.�,.�,.�.,�k.. ,�`ux.�����s�..��t?���'--�"�������'f�"a�.4r57fi��..,��+:i
PLAZA II
Conference 0.00 35
Retail 925 • 0.00 3
��"` �� "��r'���� 7r �:��3�'��`'�xa�,m�� �w"��� � ��—.:'.k'�'v � ±' �5���+A ".„�.�s�--�c„ �.�f t•'�„�,,.�y;,���,,,����.�. � �«
� �r �� �-��,'�'u,rc "t"E'5� `fwµ a�"�a' s�4 d '�� - • y s��i� ��"� `�x �.'����` "��"�
;��C�'� �r; ��r,��4� �`� � �"����.�"�F ��.��, d��,jX�,s'.,:�."aa.�s�"-�'���.''�.�°��s'��� ���a.'�`a..�_, ""L �. �,
�...�+�i, �:�r.-�r.s��,' .�,�,�^ ���'�z� ��
CASCADE CLUB
Retail 300 0.00 1
Bar&Restaurant 252 0.00 3.5
O�ce in CMC 828 0.00 3
Wellness Center 1,386 0.00 7
Office in Club 420 0.00 1.4
14
Ordinance No. 5,Series of 2008 '
p*�`w,��$°.a°u�'"��Kr"�,�� � �.'�1�a�'i��fi'�i��s a`'� �}'�i�-�"'� '��''r�"''a'�tis F�x a a,� i�L°"",�"' �i�"o�".�� a?.s�}?'�'��'�"� s ��-`"Y^r§ti r�.�+�-
f .r � �,a ry, �a�, � q � ; � r-_ s r � � ,�,,g,r � a 3 c,t
k�x t�� t�' t� z ��).4 r}� . +0'3' `0�F` 'h,iYZt°� .r �-nre� C ',f�y ^3K ��'F ,�'a. ^r�".�n •:er` ���-r'°�?�t�' �`v r � � '�
� .^ T g x�` �"y" a . e a s'-4�a � '�a� '}���'4� .� ''�Y`;k� '`k` � .�'` ��� �o� 6 4,�:� � .r�t �.
C�c�._.`�a�2a�n���.s����,�+�.�;r�"s»s,.:.�.�n.�3?�u�z`a�Sa�, s�"�-�;�r"�.,,�:��� ,e ����+�,`�.���.� .�.��'�s�1�� �."�^�tk��r�.�?�'��..:���''�';
LIFTSIDE
(WATERFORD)
Units 27 56
Employee Units 2 1,100 2
TOTALS 27 47,500 58
`'#'��`#�'�aA�� ���-�.. y °� ��Pa y*a� 's� `�# _.;v .?��*,-vL��%3?,� ��1�'�'� Fr��Y°�s� � �.t*� y'�"{T���p ,4�. 2 a s s�.,.f�:�"k' � �`:_ �+ �-_�'�-
.e' t d. ��4 a�� .._ � � �. S✓ .��' � � �` �'�' '��w te'.t�4¢ 'b k�"Y`�,=l41'k 7{�X-�� 'A 1"�1 K . - t
'�' ` k`' a�"�:f -r�"' �5.: 1� 4 f "rx� bli �'4 �r #.n�"' 'A$�
��`��r���. �<t ?�,��`�� �f ��5� n.''�.���'�*��'�?' � ����.��,�.�..,����� � �.�����row � a�€�.���� �';�`����.�'�..�.��"�";�
���,�a,r����.�.>. ��� r�. � �. .#�p �_ . �_
Cascade Club Addition
Wellness Center 4,500 22.5'
� +`YS^-+ry"sy`�.'�.'s-,xy�, m��wd.��: m'T�,�"r»ce*"�-`'�L �`".��4<�'��'�� y�-rc�'.f4�§sa� �'� *,::? a k�,cj�y_��P"'ae��M."�,�,�''y��3�� ` } :;� ..'.- i�`�:v
�,��� � .t ,s��i r�3 A� 3 .r.d+ d- :�T � �` ¢ �^r, +'
�3,F^e�.� `'��� ,�-4':`i q.F ,.r��y �c.�z 4 t wk �•1^a kX � ��at°'�` y 2'"�'�4:`c� �G`5��,�"�,�
�r�s>_""«����i������;����an� ��' �..�'i�����;'�����a^���'� �»"�a�����' �r£q,�` ����"��.�ji��,"��� � .�,'� ��"
�. � :-s,.��. �� .v. .m w,� �.- r r,f:,_,h� '�.a�� t v F�.,�s � - .�-,ts _
Plaza O�ce�� 925 .7
•� 4 ?� r � "-a.� r y r�rt. :° �""'ys '� 'T�. �; -� ,� � v �"�"' p.'�.�-�,
�,r�s su�"�� � �.�`�I3��� ���� . ��r��;��'����,���� x � -��.�.�����; �"�3�t`��. '�� y�����k���'�S-,� ��,''�a � �? � :
� r �� a a -�°r �' �`�,:
- ' S , ,� -f r� t k-S .�.� =� � ,.-�lr 1f t � , -�
. �s" � � �t F- '�Ts -�i �`�s �'s .-�}` 5 Y.� , � O� ,�+, k
r k� P l
,i`.����h.��wa.._.�_.#...:.'..,.::...r:�a,...t$.�n�.,,:t':r�_,:'n`.a�.�` �`� �:�,��.�a,. ..rL;u�t�:��?"_sa�.�. .F:�t��w�,i.��ttC,,s��'"�..�;�,..s*�as.a",;:n:�".+�`.t i�...
TOTALS 268 AU 76 DU 239,680 24,598 129 449.9
(includes
2 EHUS) '
"Piaza space has already been counted for a retail parking requirement. The new parking requirement is based on the difference between the retail and
o�ce parking requirements.
"**For the purposes of calculating GRFA for the Cosgriff parcel(Millrace I�, no credits shall be given except for 300 s.f.to be
allowed for each enclosed parking space.
15
Ordinance No. 5,Series of 2008
CHART 2: AREA A
. REQUIR�D PARKIIVG
Parking for Completed Projects per Chart 1 Parking Spaces
in 461.9
Cascade Parking Structure
Less 17.5% Mixed-Use Credit -gp.g
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 of Area A
With 17.5% mixed-use credit 381.1
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
submitted 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 IV, and Area D-Glen
Lyon Commercial Site and is not all inclusive:
1. Waterford, Sheet#L-2, dated 11-12-92, 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 11-13-92, Plan Level 38/43' 3", Gwathmey, Pratt,
16
Ordinance No. 5,Series of 2008
Schultz.
4. Waterford, Sheet#2.2, dated 11-13-92, Plan Level 48'-6"/53'-0", Gwathmey,
Pratt, Schultz.
5. Waterford, Sheet#2.3, dated 11-13-92 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 11-13-92, Plan Level 80'-0"/85'-3" Gwathmey,
Pratt, Schultz.
8. Waterford, Sheet#2.6, dated 11-13-92, Plan Levei 90'-6" Gwathmey, Pratt,
Schultz.
9. Waterford, Sheet#2.7, dated 11-13-92, Plan Level 101'-0" Gwathmey, Pratt,
Schultz.
10. Waterford, Sheet#2.8, dated 11-13-92, Plan Level 111'-6" Gwathmey, Pratt,
Schultz.
11. Waterford, Sheet#2.9, dated 11-13-92, Plan Level 122'-0" Gwathmey, Pratt,
Schultz.
12. Waterford, Sheet#2.10, dated 12-14-92, Roof Plan All Levels Gwathmey, Pratt,
Schultz. ,
13. Waterford, Sheet#3.1, dated 11-13-92, 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 Plans, Gwathmey, Pratt, Schultz.
20. Waterford, Sheet#9.3, dated 10-20-92, Unit Plans Gwathmey, Pratt, Schultz.
21. Waterford, Sheet#9.4, dated 10-20-92, Unit Plans, Gwathmey, Pratt, Schultz.
22. Waterford, Sheet#9.5, dated 10-20-92, Unit Plans Gwathmey, Pratt, Schultz.
23. Cascade Club Addition Site Plan, Roma, 10/10/88.
17
Ordinance No.5, Series of 2008
24. Cascade Club Floor Plan, Roma, 10/10/88.
25. Millrace I I I, Sheet#1, dated 5/6/93, Site Plan, Steven James Riden.
26. Millrace III, Sheet#2, dated 4/13/93, Floor Plans for Single Family Residence,
Steven James Riden.
27. Millrace III, Sheet#3, dated 5/6/93, Elevations for Single Family Residence,
Steven James Riden.
28. Millrace III, Sheets #4 and #5, dated 3/20/93, Floor Plans for Duplex Building,
Steven James Riden.
29. Millrace III, Sheets #6 and #7, dated 5/6/93, Elevations for Duplex Building,
Steven James Riden.
30. Millrace I II, Sheet L1, dated 5/6/93, Site/Landscape Rlan, Steven James Riden.
31. Millrace IV, Scenario I, a/k/a Cosgriff Parcel, Site Plan, Arnold Gwathmey Pratt,
10/28/91.
32. Millrace IV, Scenario I, a/k/a Cosgriff Parcel, Elevations Arnold Gwathmey Pratt,
10/22/91.
33. Millrace IV, Scena�io I, a/k/a Cosgriff Parcel, Floor Plans Arnold Gwathmey Pratt,
10/23/91.
34. Millrace IV, Scenario I, a/k/a Cosgriff Parcel, Landscape Plan, Dennis Anderson
Associates.
35. Cosgriff Parcel, Survey, Alpine Engineering, Inc., 10/31/91 stamped.
36. Survey, a part of Cascade Village, Eagle Valley Engineering; Leland Lechner,
6/8/87.
37. Site Coverage Analysis, Eagle Valley Engineering, 10/10/88.
38. Cascade Village Special Development District Amendment and Environmental
Impact Report: Peter Jamar Associates, Inc., revised 11/22/88.
39. Topographic Map, Inter-IVlountain Engineering, Ltd, 12/1/94
40. Improvement Location Certificate, Eagle Valley Surveying, Inc., 3/2/92
41. The Approved Development Plan for Area A, Westhaven Condominiums,
containing the following Sheets:
18
Ordinance No. 5,Series of 2008
wg. # itle � uthor � ate
-1.0 itle Sheet orter Architects 03-15-OS
-1.1 icinity Map orter Architects 01-31-OS
-1.2 GRFA Summary orter Architects 03-15-OS
-1.3 , Spring Equinox Sun Shading , orter Architects 01-31-OS
-1.4 Summer Solstice Sun Shading orter Architects 01-31-OS
-1.5 all Equinox Sun Shading orter Architects 01-31-OS
-1.6 inter Solstice Sun Shading orter Architects 01-31-OS
-1.7 Site Plan orter Architects 03-15-OS
C001 Cover Sheet Ipine Engineering 03-14-OS
002 Grading Plan (West Hal� lpine Engineering 03-14-OS
C003 Grading Plan (East Hal� lpine Engineering 03-14-OS
C004 Storm Drainage Plan lpine Engineering 03-14-OS
C005 Grading and Drainage Details Ipine Engineering 03-14-OS
C006 tility Plan lpine Engineering 03-14-OS
C007 tility Details lpine Engineering 03-14-OS
C008 emolition Plan lpine Engineering 03-14-OS
-1 andscape Plan ennis Anderson Assoc. 03-15-OS
-2 andscape Plan—Cascade Club ennis Anderson Assoc. 03-15-OS
2.0 arking Level Plan orter Architects 03-I S-OS
2.1 irst Floor Plan orter Architects 03-15-OS
2.2 Second Level Plan orter Architects 03-15-OS
2.3 hird Level Plan orter Architects 03-15-OS
2.4 ourth Level Plan orter Architects 03-15-OS
2.5 oof Plan orter Architects 03-15-OS
3.1 uilding A Elevations orter Architects 03-15-OS
3.2 uilding B Elevations orter Architects 03-15-OS
4.0 uilding Sections orter Architects 02-14-OS
. 4.1 uilding Sections orter Architects 02-14-OS
4.2 uilding Sections orter Architects 02-14-OS
19
Ordinance No. 5,Series of 2008
42. Approved Development Plan for Area A, Cascade Residences, containing the following
sheets:
wg. # itle uthor ate
-2.20 Second Floor Plan D Architects 01-28-07
-230 hird Floor Plan D Architects 01-28-07
-2.40 ourth Floor Plan Architects 01-28-07
-2.50 ifth Floor Plan D Architects 01-28-07
-3.10 ast and North Building Elevations D Architects 01-28-07
-3.20 West and South Building Elevations D Architects O1-28-07
*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.
(deletions are shown in c4riLo 4hrn„�h�additions are shown in bold italics)
�3. Approved Development Plan for Area A, Cornerstone Site, containing the
following sheets:
wg. # Title utl:or nte '
-2.00a ite P[an GPSL Architects, P.C. 01-23-08
-2.00b tie Plan GPSL Architects,P.C: OI-23-08
-2.01 ower Level Parking GPSL Architects,P.C. OI-23-08
-2.02 Upper Level Parking—Plaza Level GPSL Architects,P.C. 01-23-08
-2.03 Westhaven Drive Ground Level GPSL Architects, P.C. OI-23-OS
-2.09 Westhaven Drive Level One GPSL Arc/iitects,P.C. O1-23-08
20
Ordinance No.5, Series of 2008
-2.05 evel Two GPSL Architects,P.0 DI-23-OS
-2.06 evel Three G�'SL flrchitects, P.C: 01-23-08
-2.07 evel Four GI'SL fflrchitects,P.C: DI-23-08
-2.08 evel Five GPSL�4rchitects,P.0 DI-23-OS
-2.09 evel Five Loft GPSL Arcliitects,P.C. 01-23-OS
-2.I0 oof Plan GPSL Architects,P.C 01-23-08
-3.10 levation: 6d'est @ Lojt Side GPSL�4rchitects,P.C 01-23-08
-3.20 levation:East @ Cascade GPSL�4rchitects,P.C. OI-23-08
-3.30 levation:North and South GPSL Architects, P.C: 01-23-08
-3.40 levation/Section:East @ Liftside GPSL Ar.chitects, P.C: 01-23-08
Area C, Glen Lyon Prirv�ary/Second�ry �nd Single F�rv�ily�l.o�s
1. Building Envelopes for Lots 39-1 and 39-2 per sheet, L-1, prepared by Design
Workshop, Inc., dated 11-9-98.
A�e� D, Glen �yoe� Corv�r�eo�cial SBte
The development plan for this area has expired. See Ordinance No. 8, Series of 1998 for
previous requirements.
DeveYopmen�S4andards
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.
SegB��cC�s •
A. Area A, Cascade Village �
Required setbacks shall be as indicated in each development plan with a minimum
21
Ordinance No. 5, Series of 2008
� _..
setback on the periphery of the property (Area A) 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, and with the exception that the setback
requirement of a portion of the Westhaven Condominiums building, as indicated on the
approved development plans referenced in this ordinance, shall be 14 feet. All buildings
shall maintain a 50 foot 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 of the
Primary/Secondary zone district of the Vail Town 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 between the building
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 (deletions are shown in ��r��n-et�gt�/additions are shown in bold italics)
A. For the purposes of SDD iVo. 4 calculations of height, height shall mean the
22
Ordinance No.5,Series of 2008
distance measured vertically from the existing grade or finished grade (whichever is
more restrictive), at any given point to the top of a flat roof, or mansard roof, or to the
highest ridge line of a sloping roof 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 feet.
2. Cornerstone Building: Maximurrr height of� 99feet.
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
along the south and east elevation as measured from finished grade.
4. Westhaven Building: A maximum of 55 feet.
5. Millrace III: A maximum of 36 feet.
6. Millrace IV: 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% of.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.
� 23
Ordinance No. 5,Series of 2008
Development plan drawings shall constitute the height allowances for Area D.
Site Coverage
Area A: Not more than 45% of the total site area may be covered by buildings .
unless otherwise indicated on the site specific development plans.
Area B: No more than 35% of the total site area shall be covered by buildings,
provided, if any portion of the area is developed as an institutional or
educational center, 45% of the area may be covered unless otherwise
indicated on the site specific development plans.
Area C: 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.
Area D: No more than 37% of the total site area shall be covered by buildings and
the parking structure.
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 (deletions are shown in /additions are shown in bo/d
italics)
A. Area A, Cascade Village �
1. Off-street parking shall be provided in accordance with Chapter 12-10,
Vail Town Code, except that 75% of the required parking in Area A shall be
located within a parking structure or buildings with the exception of Millrace IV,
Scenario I, where 66.6% and the Westhaven Condominiums, where 71% of
24
Ordinance No.5,Series of 2008
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
building site with a minimum of 75% of the required space located below grade.
No mixed use credit shall be applied to this site.
4. There shall be a minimum of� 56 enclosed parking spaces located
within the Cornerstone building '
. 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. Seventy-five 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 III.
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
landscaped berm.
C. Area C, Glen Lyon Primary/Secondary and Single-Family Lots
25
Ordinance No.5,Series of 2008
Off-street parking shall be provided in accordance with Chapter 12-10 of the
Municipal Code.
D. 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 Leahy.
2. No loading or delivery of goods shall be allowed on the public 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 feet.
Recreation Amenities Tax ,4ssessecl
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 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 exceec! 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 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 Vail Town Code
as amended.
26
Ordinance No. 5,Series of 2008
D. If 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. Al!water features within Devefopment Area A shall have overflow storm drains
per the recommendation of the Environmental Impact 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 Va{ley Cansolidated Sanitation District may monitor BOD strength.
H. In Area D, the brewery management shall not operate the brewery process
during temperature inversions. It shall be the brewery owner's responsibility to monitor
inversions.
I, A!I trash compactors and trash storage areas shall be completeiy enclosed within
Special Development District 4.
J. Protective measures sha11 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.
. Acidi�ion�l Amenuties �nc9 A�prov�O Agreeov�en�s for SpeciaV Developrnera�
�is�ric� �o. 4.
(deletions are shown in c�riLe +ti�,,,,,,��additions are shown in bold ifalics)
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 of the Westhaven Condominiums building shall construct
27
Ordinance No.5,Series of 2008
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, as indicated on the approved
development plans referenced in this ordinance. The walk shall be constructed
when a building permit is requested for the Westhaven Condominiums. 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 the Westhaven "
Condominiums.
2. The developer shall provide 100-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.
`� rn����
. . �
C. Area D, Glen Lyon Commercial Site.
The development plan �or this area has expired. See Ordinance No: 8, Series of
1998 for previous requ,irements.
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. In Area D,
the above referenced employee housing requirement shall be provided on site. For the �
Westhaven Condominiums site, the employee housing requirement shall be met as set
forth in Condition 3 herein. The developer(s) of Area A shall build a minimum of 3
employee dwelling units within the Cornerstone Building and 2 within the Liftside
(Waterford Building). Each employee unit in the Cornerstone Building shall have a
� 28
Ordinance No. 5,Series of 2008
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 sqt�are feet. The developer of the Westhaven
� Condominuims building shall provide 4,400 square feet of employee housing pursuant
to the terms of an agreement reached with the Town of Vail as described in Condition 3.
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 G.RFA of 900 square feet. The GRFA and number of
employee units shall not be counted toward allowable density or GRFA for SDD IVo. 4.
. All Employee Housing Units shall be deed restricted per Chapter 12.13, as amended, of
the Vail Town Code prior to issuance of building permits for the respective project.
In Area C, Lots 39-1 and 39-2, shall be required to provide a Type II, 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 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.
Turne 92ec�uaire�en�s
SDD IVo. 4 shall be governed by the procedures outlined in Section 12-9A of the Town
of Vail Town Code, unless such time requirement is amended herein.
Sec�ion 4. If any part, section, subsection,, sentence, clause or phrase of this
ordinance is for any reason held to be invalid, such decision shall not effect the validity of the
remaining portions of this ordinance; and the Town Council hereby declares it would have
29
Ordinance No.5,Series of 2008
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 5. The Town Council hereby finds, determines and declares that this
ordinance is necessary and proper for the health, safety and welfare of the Town of Vail and the
inhabitants thereof.
Section 6. The amendment of any provision of the Town 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 amended. The amendment 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 repealed to the extent only of such inconsistency. This repealer shall
not be construed to revise any bylaw, order, resolution or ordinance, .or part thereof, theretofore
repealed.
INTRODUCED, READ ON FIRST READING, APPROVED, AIVD ORDERED
PUBLISHED ONCE IN FULL ON FIRST READIIVG this 19�h day of February, and a public
hearing for second reading of this Ordinance set for the 4th day of March, 2008, at 6:00 P.M. in
the Council Chambers of the Vail Municipal Building, Vail, Colorado.
Richard D. Cleveland, Nlayor
ATTEST:
Lorelei Donaldson, Town Clerk
30
Ordinance No.5, Series of 2008
� Atgachr�nent C
,
���1 ������l��
��l ���1�Y111LA ���J 1�Y11�
AN AMENDIVIENT TO TOWN OF VAIL SPECIAL DEVELOPIVI�NT
DISTI�ICT#4, AREA A, CASCADE VILLAGE
Owner/A��licant
L-O Westhaven, Inc.
Architect
Gwathmey Pratt Schultz Lindall Architects, P.C.
Civil En ineer
Alpine Engineering, Inc.
Landscape Architeet
Dennis Anderson Associates, Inc.
.Land Planning
Pylman & Associates, Inc.
r"
�����������
������������ .
AN AMENDMENT TO TOWN OF VAIL SPECIAL DEVELOPIVIENT
DISTRICT #4, AREA A, CASCADE VILLAGE
r
1L���� �� ��1�7��1�7 11�
ll.� ��n����l�.n��Il��n �
1.1 Purpose of Report 1 .
20� ��s���� �Illlll��e ���D #� �
2.1 Cascade Village History 1
2•2 Cornerstone Site History , 2
3.� 1�����s��l I�ll��n � 4
3.1 Project Description 4
3.2 Development Statistics 5
3.3 Utilities �
3.4 Parking Needs Assessment '7
3.5 Housing g
3.6 1Zental Opportunities g
3.7 Uther Site Issues g
4.� �][��CIl�Il ��V���]�]IIIIl�All� �IlS�]C'Il�� Il���'Il��' �]CIl��]CIl� ��
5�� IK�y �Q��AIlIC�S �IlllQ�L IFllIlfl�llllllll�S ]��
5.1 I�ey Features 15
r���p��n�nx
� Vicinity 1VIap
� Cornerstone Building Matrix �
��
1.0 1L1VJLll����11`LJLY�17
1.1 lPurpose of lEZeport
The purpose of this report is to provide information relative to an application for
an amendment to A.rea A of Town of Vail Special Development District#4,
Cascade Village. The application requests development plan approval for
development of the Cornerstone Condominiums site located within the Cascade
Village Special Development District.
Submittal requirements for a formal Amendment to an SDD are set forth in the
Town of Vail development regulations. This application complies with all of the
submittal requirements as outlined in the Town of Vail SDD Application Form
packet.
2.0 CAS�A�� V��,g,AGIE S�Db�#4
2.1 Cascade Village lE�istory
Cascade Village was approved by the Town of Vail as Special Development
District#4 in 1976. The overall SDD consists of 97.955 acres and includes four
different components identified by areas.
Area A, known as Cascade Village, includes the Cascade Hotel and conference
facility, the Colorado Mountain College building, the Aria Athletic Club and Spa
and a parking garage to serve all the above listed uses. The Liftside and Millrace
residential complexes, two single family/primary secondary homes and the
Westhaven Condominiums site are also within Area A.
The Cornerstone parcel is located within Area A, on the south side of Westhaven
Drive immediately adjacent to the Cascade Hotel, the Cascade Village chairlift
and the Liftside Condominiums.
A�ea B consists of the 65 unit Coldstream Condominium complEx:
Area C consists of the Glen Lyon neighborhood, which is approved for 104 units
in a single family/primary secondary lot configuration.
Area D is the Glen Lyon Office Building located along the South Frontage Road
on the east edge of the Cascade Village SDD.
Over the course of years following the 1976 approval of the Cascade Village SDD
many of the areas and individual sites have been developed. The Coldstream
1
Condominiums are completed, there is an office building located on Area D and
single family arid primary/secondary homes have been built in the Glen Lyon
Subdivision. The Cascade Village area, Area A of the SDD, is almost completely
built out, with the Cornerstone site representing the last remaining undeveloped
parcel. .
2.2 �oa-nerstone Site�33fistoa�y � �
The Cornerstone site is a tightly defined building envelope located south of
Westhaven Drive in between the Liftside Condominiums and the Cascade Hotel
Terrace Wing and conference facility. The total site area is 0.6977 acres in size.
The site slopes down steeply from Westhaven Drive to the Cascade Hotel Terrace
Wing and chairlift level. The grade at the high point of the Westhaven Drive cul-
de-sac is 8074 feet and the lowest grade at the chairlift plaza is 8047 feet for an
overall grade change of 27 feet across the site. The Cascade Village chairlift is
immediately adjacent to the site. The current public access to the lift is via a
narrow wooden stairway that traverses the Cornerstone site and negotiates the
grade transition from street to chairlift. A public pedestrian easement allows for
this access across the site. A small skier facility building provides ticket office
and public restroom space. The chairlift plaza level of the Cascade Hotel Terrace
Wing includes a ski rental shop and a small amount of retail space to serve
chairlift patrons.
In 1992 the Vail Planning and Environmental Commission (PEC)recommended
development plan approval for the Waterford (Liftside) and Cornerstone
buildings. The PEC approval was forwarded to Town Council and the Town
Council approved the development plan in early 1993.
Construction commenced on the Waterford (Liftside) building in the spring of
1993 while the Cornerstone parcel has remained undeveloped. At some point in
the construction and marketing phase the Waterford building was re-named as the
Liftside Condominiums. The Liftside Condominiums building consists of
twenty-seven (27) wholly owned condominium units with approximately 47,000
square feet of GRFA and two (2) EHU's totaling 1100 square feet.
The development plan approval for the Cornerstone site included 64 Transient
Residential Units of 28,110 square feet of GRFA, three employee units totaling
1800 square feet of GRFA and 11,100 square feet of retaiUcommercial space for a
total building size of 41,010 square feet. The building also was to include 56 on
site parking spaces for the residential component and 37 public spaces for the
retail component.
A Transient Residential Unit (TR) was a crossover condominium/hotel product
specifically created for Cascade Village. The intention was to allow a hotel room
type of product that could be condominiumized. A TR unit was essentially a
slightly enlarged hotel room that included a small kitchen facility. The definition
2
of a Transient Residential Unit limits the room size to a maximum of 645 square �
'feet and allows a kitchen area not to exceed 35 square feet. The kitchen area was
required to be designed in such a manner that the kitchen could be locked off in a
closet. The kitchen area was apparently only to be used by the unit owner. The
. 1992 plans for the approved Cornerstone building indicate a six-story building
with an additional below grade parking level. While the plans indicated six
stories of building from the plaza side (south elevation) the Westhaven Street side
(north elevation) appears as a four-story structure due to the grade change of the
site. The lowest level of the building was designed below the existing plaza level
• and contained parking. The plaza level consisted of retail space and the next level
up included parking and three 600 square foot employee housing units. The
Westhaven street level consisted of additional parking and retail space with three
floors of units above. The Cornerstone building ridge in front of the Liftside
building was designed to an elevation of 71 feet above the plaza level.
In order to allow the different parking levels appropriate access and to provide a
physical separation of the public/retail parking from the residential parking there
were two points of vehicular access into the building. A skier passage and
staircase allowed pedestrian access from the street to the chairlift_
The real estate market never embraced the Transient Residential Unit concept or
the retail space and the Cornerstone site did not move into the construction phase
in conjunction with the Liftside Building.
3
3.0 IPIL��IP�SIE� IPlLA1�1
3.1 ]Projec� desc�np�ioan
The current Cornerstone proposal reflects the evolution of Cascade Village as a
hotel and short-term/second home residential neighborhood with a limited amount
of support commercial uses. The demand for additional commercial space and
hotel styic accommodations as ariticipated by the original Cornerstone approval
has failed to gain market support. The current condition of the Cornerstone site,
particularly the skier access staircase and the skier services facilities, is not in
keeping with the level of quality that the Cascade community and guests have
come to expect. This proposal will fill in sidewalk links that are currently
incomplete, will provide for an improved skier courtyard, create an improved lift _
ticket sales plaza, public bathroom areas and public spaces and significantly
improve skier access to the Cascade Village chairlift. The skier portal will
include a covered, heated staircase and a dedicated elevator to provide access
from the street level to the chairlift level.
The building proposal includes twenty-three (23) free market condominium units
and four(4) deed restricted Employee Housing Units. Other than the lift ticket
sales windows at the chairlift level plaza there is no commercial or retail
component to the building. All parking will be located in a two level enclosed
parking garage beneath the building. The residential portion of the building is
designed as two distinct building elements separated by the open skier access
corridor.
Vehicular access to the garage will enter the building at the western edge of the
property. Entering the building at this lower elevation along Westhaven Drive ,
allows access to two full levels of parking beneath the residential portion of the
building. An internal ramp at the west end of the.garage circulates vehicles down
one level below the existing plaza/chairlift level. This lowest level of the building
will include parking and mechanical equipment. The next level up, the plaza
level of the building includes parking, owner ski locker areas, and the skier
services facilities dedicated to the chairlift operations. The skier services facility
includes a three-window ticket sales area, administrative office space for lift ticket
operations and public restrooms. A snowmelt equipped exterior staircase and a
dedicated elevator will provide skier access to this level from Westhaven Drive.
The east wing of the building consists of eight residences on four levels above the
parking garage. Each of the first three levels includes two 1995 square foot units.
The fourth floor of residences includes two 3384 square foot units that include
loft space within the roof area. The roof ridge of this section of the building,
which lies in front of a portion of the Liftside building, has been designed to an
elevation of just under 8119 feet, which is slightly below 71 feet above the plaza
4
level grade. This proposed building height is slightly lower than the Cornerstone
design that was initially approved in 1993, at the same time the Liftside building
was approved for development.
The west wing of the building steps between four and five stories above the
parking garage. The ground level includes the parking ramp, trash facilities , four
Employee Housing Units (EHU's) and one free market unit. The next three floors
each consist of four units of approximately 1995 square feet per unit. The fifth
floor includes 3,112 square feet of loft area for two of the fourth floor units. The
western portion of the building rerr��ins at four levels above the garage. The
maximum height of the west wing of the building is 82 feet at the highest point.
This high point is measured from the plaza level to the ridge of the required fire
stair tower. The steep slope of the site and the south side location of the stair
tower combine to create this height situation. Approximately half of the roof
ridge of this portion of the building falls below 71 feet.
Vertical circulation from the parking levels to the residences above is provided by
three elevator/stair tower systems.
Building materials consist of stone and stucco with a metal roof system. The
� design provides an upgraded yet complementary material palette to the existing
architecture of Cascade Village. �
3.2 �evelopment Statistics
The following information outlines the development statistics specific to the
Cornerstone Condominiums site as proposed and, as appropriate, compares those
to the developmenf statistics for Area A of the Cascade Village SDD as outlined
in Town of Vail Ordinance#11 of 1999. This ordinance has expired and the
development standards outlined in that ordinance do not specifically regulate the
Cornerstone Condominiums site.
Permitted Uses: Multi-Family dwellings
Area A of the Cascade Village SDD, as a mixed use commercial, lodging,
recreation and residential area includes a lengthy list of permitted uses. Multi-
Family dwellings are included within this list.
Conditional Uses: None �
Other�hari Fractional Fee ownership, none of the uses listed as Conditional Uses
in Area A are applicable to the Cornerstone Condominiums site. Fractional Fee
ownership is not contemplated for the site.
5
Accessorv Uses:
1. Home occupations, subject to issuance of a home occupation perrnit in
Accordance with the provisions of Title 12, Zoning Regulations,
Town of Vail Municipal Code.
2. Other uses customarily incidental and accessory to permitted or
conditional uses, and necessary for the operation thereof.
The above listed accessory uses are common to many of the SrJD's and standard
Town of Vail residential zone districts.
Density: Units
. Twenty-three dwelling units and four Employee Housing Units (EHU's)
The original approval of the Cornerstone site included 64 Transient Residential
units. The SDD language includes a 2:1 conversion factor from TR's to dwelling
units. This would translate to 32 dwelling units previously approved for the
Cornerstone site.
Density—GRFA
The Gross Residential Floor Area shall not exceed 52,500, square feet.
, The GRFA for the buildings has been calculated in accordance with Section 13B
of Ordinance 14, Series of 2004. The original GRFA approved for Area A of the
. Cascade Village SDD appears to be 289,145 square feet and the existing build out
information states that the existing GRFA in Area A is currently 272,680 square
feet. This results in less GRFA available than the 1993 approval contemplated.
Cascade Village was originally approved for 35,698 square feet of commercial
space, including 11,100 square feet in the Cornerstone building. As Cascade
Village has developed and matured it has become apparent that this vision of
Cascade Village as a commercial hub will not be viable. Businesses within
Cascade Village have stxuggled to remain successful and some commercial spaces
have been converted into residential uses. There are currently plans to convert
additional portions of the CMC space and the theatre azea to residential use.
GRFA and commercial square footage area issues within Cascade Village will
require some discussion with the Town of Vail. �
Setbacks
The building setbacks shall be as proposed on the development plan. The
Cornerstone property lines appear.to be designed as a development footprint area.
6
The proposed building lies completely within this envelope. In general, the
setbacks are designed to meet building code clearance requirements.
Height: .
Maximum height of the building will be in accordance with the final architectural
plans.
• Previous developm�nt statistics for Area A of the Cascade Village SDD specified �
a 71-foot maximum height limit for the Cornerstone site.
The east section of the building maintains this same height design as the original
approval.
The west portion of the building has been designed with a variable ridgeline that �
generally falls below 71 feet in height. A portion of this section of the building
measures up to 82 feet in height.
Site Covera�e:
The site coverage of the building footprint equals 66% of the site.
Landsca�in�
The proposed plan currently proposes 34% percent of the site in landscaping and
paved pedestrian walkways.
Parkin� and Loadin�: 56 fully enclosed parking spaces
One hundred percent of the required parking for the proposed development plan is
located within an enclosed parking garage.
3.3 �Jtil'ataes
Water and sanitary sewer mains are located within Westhaven Drive. A sewer
� line also runs along the lower level of the�Terrace wing of the Cascade Hotel. �
Gas, electric, cable television and telephone services are all available at the site.
3.4 ]Pa�-kia�g 1Veec�s Assessment
Parking demand for this project has been calculated in accordance with Parking
Schedule B of Chapter 10, Off Street Parking and Loading, of the Town of Vail
Zoning Code:
�
° Residential units between 500-2,000 sq. ft. of GRFA require 2 parking
spaces per unit
° Residential units greater than Z,000 sq. ft. of GRFA require 2.5 parking
spaces per unit
19 units at 500-2,000 sq. ft. GRFA = 38 required parking spaces
4 units greater that 2,000 sq. ft. GRFA= 10 required parking spaces
4 2br. EHU's (less than 2000 sc� ft 1 = 8 required parkin�spaces
Total 56 required parking spaces
Parkin� SummarX
56 spaces provided on site
56 spaces required per Town of Vail Zoning Code
Loading Summu�
1 loading berth shared with Cascade Conference Center
1 loading berth required per Town of Vail Zoning Code.
3:5 �l][ous�ng
The 1995 ordinance detailing the approved Cornerstone plans required three
Employee Housing Units to total 1800 square feet in area in the approved design
plans.
In this proposed plan the design includes 4 two-bedroom units of approximately
1000 square feet each. The applicant believes that this proposed unit design is
more in keeping with current Town of Vail housing goals than the smaller
dormitory style units that have been discussed in the past. The two bedroom unit
designs should be very attractive to long-term local residents and the location
provides an extr�:mely rare opportunity to provide ski-in ski-out employee
housing.
The current Town of Vail housing code requires a 10% inclusionary requirement
based on the proposed GRFA. The proposed GRFA totals 52,021 square feet.
Ten percent of 52,021 equates to an EHiJ requirement of 5,202 squaze feet. The
proposed on-site housing measures to 3,972 square feet. The remaining 1,230
square feet is proposed as a pay-in-lieu amount. At the 2007 Town of Vail pay-
in-lieu rate this will result in a payment of$2�1,079.
3.� Il�e�tall �p��o�tuanities
The Vail Cascade Resort & Spa has a total of 292 rooms. In 2006 the Vail
Cascade Resort�4z Spa averaged an annual occupancy rate of 61.9%. The hotel
8
only sold out(defined as 98°Io occupancy) 29 out of 365 nights in 2006. There is
no economically justifiable demand to build additional hotel rooms in Cascade
Village at this time.
Vail Cascade Condominiums, an operating division of Vail Cascade Resort &
Spa, provides property management services to all of the condominium
. associations in the immediate neighborhood. Of the 160 condominium units
under management in the Cascade Village neighborhood there are 85 units
actively engaged in the short-term rental program. This equates to just over 50%
of the units in these managed properties. The short-term rental occupancy bf
these units, exclusive of owner use, averaged 28% and provided 6,723 room
nights in 2006. The premium rental rate of these units combined with the 29%
occupancy rate provides a significant economic benefit to the community.
The condominium guest amenity package is equal to the hotel guest package. The
amenity package includes access to the Aria Spa and Athletic Club, use of the
resort shuttle to Lionshead, Vail Village and the grocery stores, an on-call shuttle
service that connects the condominiums with the hotel, ski and boot storage at the
lift, daily housekeeping,room service and use of the hotel pool, hot tubs and
library.
The amenities and economic return make the short-term rental pool an attractive
option for condominium owners. In the Liftside building immediately adjacent
to the Cornerstone site 10 of the 27 units are enrolled in the shart-term rental pool.
The Cornerstone building will also be managed by the Vail Cascade
Condominiums and Cornerstone owners will be encouraged to participate in the
short-term rental program. With the prime lift side location and immediate
proximity to the hotel these residences will be very attractive for short-term
rental.
3.7 �ther site issues
The development of the Cornerstone site presents an opportunity to redesign and
remodel the current Westhaven Drive entry and skier drop off area. This area is
currently lazd out in a confusing split lane boulevard design with very little formal
landscaping. '1 here is poor organization to the bus stop and skier drop off area.
The applicant is interested in working with the town to create a new entry design
for this area.
9
4.� 5lP]E�l[A][,➢�IEVIEIL�IPIVglEl�1���S�IR��� ][�]EV�IE�V �llt��'lEl[��A .
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 12-9A-1, the purpose of a Special Development District is,
"To encourage flexibility and creativity in t�e 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. It 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 tliem is not applicable, or that a
practical solution consistent with the public interest has been achieved. The
applicant has addressed each of the nine SDD review criteria below:
A.. �esig�a compatilbi➢ity and sensitivity to the immedi�te environflneng,
neighbor�ood andl adjacen�properties re9ative to aa-chiQec��ara9 design,
scal�, �u➢k, &�ui➢c�iaag 9ae�ghg, b�nff�'er zones, iclentity, cha�actea-, visuall
flnteg�ety a�ad oa-ientation.
A��➢�c�r�t�es���se:
The proposed building architecture respects the previous height design for the
portion of the building that falls within the view plane of the Liftside building.
This will ensure that the view impacts to Liftside are consistent with the
expectations created by the initial simultaneous approval of the Cornerstone and
• Liftside buildings.
The open air skier passage to the elevator/staircase allows for an open view to the
mountain from the Westhaven Drive entry into Cascade Village and provides a
dramatic and functional skier access to the chairlift. The three and four story
building elements, as viewed from Westhaven Drive, are consistent with the
urban village design of Cascade Village. The lower level skier plaza will be
10
finished in a high quality manner with a heated snowmelt system and a formal
landscape planting and paver design.
The architectural design utilizes similar exterior materials and expresses a scale
that is compatible with the adjacent buildings. All required parking is located
within an enclosed heated garage.
�. �1ses, activity and density which provide a coanpatib➢e, efficient and
� workab➢e re�ationship with sua-rounding uses and act�vity.
A��licant a-es�onse:
The proposed use of twenty-three residential dwelling units is compatible with the
surrounding uses. Area A of Cascade Village contains residential, lodging,
athletic club and spa, and restaurant uses. The adjacent Liftside building includes
twenty-seven wholly owned units_ The residential and hotel uses are compatible
and the building design and density fits well with the compact village concept of
the area.
C. �omp9iance with park�ng and �oading requirements as outllined �n
�i�le 12, �hap�er 10, of the '�own of Vai9lV�unicipal �ode.
A�plicant res�onse:
The parking requirement for the project is 56 parking spaces. The proposed
development plan incorporates a1156 spaces within an enclosed heated garage.
As a strictly residential building the need for loading facilities is only on an
occasional basis. The adjacent Cascade Hotel conference center has a streetside
loading dock immediately adjacent to the building that will be shared by the
Cornerstone building as necessary.
�. �onformaty with the app�icab➢e e➢ements of the Vai9 �omp�ehensive
]P�an, �owa� po➢icies and �J�-ban�esign ]P�an.
A��➢ic�nt a-es�onse: �
The goals contained in the Vail Land LJse Plan are to be used as the town
. policy guidelines during the review process of establishing or amending Special
Development Districts. The following policies are relevant to the review of this
proposal:
1. General Growth/Development
11
l.l Vail should continue to grow in a controlled environment,.
maintaining a balance between residential, commercial and
recreational uses to serve both the visitor and the
permanent resident.
1.2 The quality of the environment including air, water, and
other natural resources should be protected as the Town
grows. ,
1.3 �The quality of development should be maintained and
upgraded whenever possible.
1.12 Vail should accommodate most of the additional growth in
existing developed areas (infill).
2.1 The community should emphasize its role as a destination
resort while accommodating day visitors.
2.2 The ski area owner, the business community and the Town
leaders should work together closely to make existing
facilities and the Town function more efficiently.
The proposed d�velopment plan is in compliance with these applicable elements
of The Vail Land Use Plan.
]E. �den�ifficagno�n anc�migngation off natur�ll anc�/or geo➢ogic �azards that
aggec�g�e p�operty on whnch the speciall �devellopareent districg is �rog�osedl.
A��➢�c�n� �es�ouase:
There are no natural and/or geologic hazards, including the Gore Creek
floodplain, that affect the property.
]E. Sn�e�fla�n, )buillc�y�ng�esign �ncl9oca�iora and o�eaa space p�ovisioaas
desnga��dl �o �p�mduce��unc�ion�Il c�evellog�a�e�at �espornsnve ana� sensagive to
ana��n��➢ featur�s, vege��tiorn �ncl oee�all� ��stheggc q�nallaty of t➢�e
comaIImaa�an�y.
A��➢ec�nt res�o�ese:
The building design provides a fully functional residential site plan with good _
street access, parking that is visually screened from view and a much improved
12
public chairlift access experience. The design complements the urban nature of
the site. There is very little open space associated with this site and there are no
sensitive riatural features or vegetation issues.
G. A circu�ation system designed for bo�h ve�icfles and pedestrians
adc�ressing on and off-site traffc circu�ation.
A��➢ican� response:
The proposed plan addresses vehicular and pedestrian circulation, parking and
loading in a positive manner. Vehicles will enter the parking garage at the lowest
point of the road frontage along Westhaven Drive. Two levels of parking with 56
spaces are available to the building. All parking is covered and visually screened
from public view. Loading will be accommodated at the existing streetside
loading zone used by the adjacent conference facility. A sidewalk running the
length of the property along Westhaven Drive will connect the parking garage,
and other residential properties from the west directly to the heated skier access to
the chairlift. This access will accommodate stair and elevator circulation from
street level to the chaulift plaza. This sidewalk will also extend to the east and
connect Liftside and the public bus stop to the skier access. The entire south side
of the building, at the chairlift level, is designed as a landscaped and snowmelt
system equipped pedestrian plaza that links the hotel and conference center to the
chairlift and skier services facilities
]E�. ]Eunctiona9 amd esthetic�andscaping and open space an order to optimize
and p�esea-ve na�ura� features, recreation, views and furections.
A�plicant res�onse:
This site has been heavily disturbed by previous construetion of the roadway, the
sunounding buildings and the chairlift. There are no natural features of this site
that are important to.preserve. There are however important recreation and
pedestrian functions of this site that are improved and enhanced by this proposed
building and the associated landscape and site improvement plan. The proposed
landscape plan is in full compliance with the intent of this specific review
standard.
�. lPhasing pBan or subdavision pllarn gYaa�wi9fl maarntain a workab8e,
. functional arad eff�caeaat re➢a�ionshig� ghrougfl�out the deve➢opanen� of ghe
specaa� development d'asta-ict.
A��l�cant res�onse:
13
�
The project will be constructed in a single phase. A construction management
and staging plan will be submitted for review prior to any request for a building
permit.
14
�
a
5.0 ]KIEX]FIEA�'�JIl�IES
5.1 lKey]E'eatures
This proposed amendment to the Cascade Village Special Development
District features:
° The proposed Cornerstone building will eliminate the existing wooden
skier access staucase and replace this staircase with a heated skier plaza at
the street level that leads to a heated covered staircase and a dedicated
skier elevator. The skier plaza at the chairlift level is also paved and
heated.
� A much irnproved skier services facility including lift ticket sales
windows, administration space and public bathrooms.
° A development plan that consists of uses and densities that fit well within
the confines of a small and constrained development site.
° An architectural design and scale that fits well within the context of the
existing neighborhood.
° A redesign and expansion of the previous employee-housing requirement
in a manner that allows for the creation of larger housing units that are in
line with current Town of Vail housing goals. These two bedroom units
are suitable for long-term ownership and occupancy and are a significant
upgrade from the previously contemplated dormitory style unit.
15 _ ...
.
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MEMBERS PRESEfVT MEMBERS ABSEfVT
Anne Gunnion � .. �
Michael Kurz
Rollie Kjesbo
Bill Pierce
David Viele �
Scott Proper .
Susie Tjossem
5 attauovaag�s
1. Report to the Planning and Environmental Commission of an administrative action approving a
request for a minor amendment to SDD No. 22, Grand Traverse, pursuant to Section 12-9A-10,
Amendment Procedures, Vail Town Code, modifying the allowable roofing types for the District,
located at 1402-1428 Moraine Drive and 1450, 1500, 1550, 1600, 1650, 1700, 1750, 1800, 1850
Lions Ridge Loop and /Lots 1-24, Dauphinais/Moseley Subdivision Filing 1, and setting forth
details in regard thereto. (PEC080001)
Applicant: Pat Dauphinais, President of Grand Traverse H.O.A.
Planner: Rachel Friede
��TIO�: R�o �c�ioov ��C�e¢�
Rachel Friede made a presentation per the staff letter.
There was no public comment.
The Commissioners had no questions or comments.
2�ea�ua�an��s
2. A request for a final recommendation to the Vail Town Council, to allow for Special Business
Prorriotion Permits, and setting forth details in regard thereto. (PEC070073)
Applicant: Town of Vail
Planner: Rachel Friede
���V�R1: ��COY'VEBY��O'EQII��90B7 O���3�DQ'Ob�O
���8��: r�����0 ������: r�4A0'� ����: ���-�
Rachel Friede made a presentation per the staff memorandum.
Sybil Navas,� Special Events Coordinator, and Kelly McDonald, Economic Development
Manager, provided the Commission with further detail about the proposed permits. Kelly
McDonald noted that input was received from the VCBA, CSE, VEAC and the general business
community, all of which was incorporated into the proposal.
Commissioner Pierce questioned how the permits would be administered. •
Sybil Navas explained that the Event Review Committee would review and manage the permits
to prevent conflicts with other events.
Page 1
m;
Commissioner Tjossem noted concerns about limiting the total number of events in a given area
of tawn based upon a concern that only the aggressive or savvy merchants would be allowed an
event and late coming businesses would be prevented from obtaining a permit.
Rachel Friede explained the rationale for the proposal and noted that Staff anticipated revisiting
this issue after one year of project implementation.
Commissioner Tjossem asked if multiple businesses could partner to promote a single event.
Rachel Friede explained that such a scenario would be accommodated through a regular Special
Event Permit.
30 Pmi�utes
3. A request�for a final recommendation to the Vail Town Council, pursuant to Section 12-3-7,
Amendment, Vail Town Code, for a prescribed regulations amendment to Chapters 12-23,
Commercial Linkage and 12-24, Inclusionary Zoning; Vail Town Code, to establish standards
and criteria related to mitigating employee housing requirements, and setting forth details in
regard thereto. (PEC070075)
Applicant: Town of Vail
Staff/Planner: Nina Timm and Bill Gibson
ACTION: Tableci $o ne�cf inee�ing
MO'TIOf�: �CjesD�o SECOf�D: !/iele VOTE: 7-0-0
Bill Gibson made a brief introduction to the item.
Nina Timm, Housing Coordinator, made a presentation to the Commission based on the
memorandum.
George Ruther, Director of Community Development, further explained why the proposed text
amendments were being presented. He said that prioritizing methods of mitigation was
requested by the PEC and Town Council.
Commissioner Viele asked if the requirement would be for 100% on-site mitigation of the current
requirement or for 100% of the employees generated.
IVina Timm answered that the 100% would be 100% of the existing requirement of 20% of
employees generated for commercial linkage and 10% of Inclusionary.
George Ruther further clarified that not all projects would require on-site mitigation. Only hose
defined as new development or re-devlopment.
Commissioner Viele asked if projects that are already in the works had been assessed a housing
requirement.
Nina Timm answered that the projections are for future developments.
Commissioner Proper asked why a unit of three or more bedrooms would only count for 3.5
employees maximum.
Nina Timm responded that this was done so that a unit would not have a lot of tiny bedrooms to
offset the requirement. She added that there was an effect of diminishing effectiveness in the
number of employees actually housed in large dwelling units.
Commissioner Proper asked if this will cause people to not build more than 3 bedroom units.
Page 2
Nina Timm stated it was likely those units would not be built. George Ruther clarified that
dormitory style units could also be built.
Commissioner Tjossem asked whether this would inhibit units from being built that are geared
towards families. �
George Ruther stated that Staff will respond.with reviewing the requirements and making some
changes if necessary.
Commissioner Tjossem asked if developers are given incentives today to provide all the
employee housing is on-site.
Nina Timm clarified that there is no incentive.
Commissioner Tjossem suggested that if developers built more employee housing than required
by the regulation, they should be given incentives including more GRFA, height, etc.
Commissioner Proper asked why developers are shouldering the burden. �
George Ruther said this is not to provide housing that we already lack. The developers are
required to mitigate for only a portion of new employees generated. He added further that it is a
responsibility of everyone to provide housing.
Commissioner Proper did not understand why generation of employee housing is a negative. He
asked why it was the government's obligation to solve this problem instead of the free market
taking over and solving the problem. He said this is popular because the tyrannical majority of
the Town has viewed this as a solution.
Ron Byrne, resident and owner Ron Byrnes and Associates, involved in development and real
estate, asked if the deed restricted units have required pricing schemes.
Nina Timm responded that deed restricted units under this program do not have price
appreciation caps. The can be sold for whatever the market will bear.
Peter Knobel, resident and developer of Solaris, stated that there are long and short term issues.
He stated that businesses need to pay employees more money. He added that within the core
of vail Village it does not make sense to have employee housing on-site. Under a proposal, the
developer should have a penalty when they create housing outside of the property. He said we
need to look at the best way to create new housing. He stated that developers need incentives.
He said he owns units in the Matterhorn neighborhood and if given incentives, he would add
employee housing.
Ron Byrne said that he wanted to put EHUs within regular residences. However, this did not
work very well. He said that with limited numbers of residential properties in town, developers
should be given the opportur�ity to utilize town owned property for employee units.
Jim Lamont, representing the Vail Village Homeowners Association, said that there should be a
master plan that shows where to put all of the employee housing. He said incentives are
necessary when requiring EHUs on site. He said there are certain neighborhoods have different
rates of change, and there should be more master planning of the community to understand
where the shock absorbers for new growrth can occur. I think we better get with that very rapidly
because we've decided that the first tier of building lots is eight stories or higher. Beyond that,.it
doesn't sound like people are thrilled with bigger buildings, although we'll see where Chamonix
Page 3
�
goes. He said that if we cannot put the employee housing within the town, there should be an
allowance to put housing outside of the town of Vail. He said mass transit and parking are also
missing from this plan, as there are advantages to building housing outside the community and
there is a need to get people on mass transit or provide parking.
Peter Knobel said that giving an opportunity to build down valley will cause workers to stay down
valley. �
Commissioner Pierce said that this commission was concerned the ordinance was too quickly
� crafted and that it is reasonable for 30% to be in Vail and 70% elsewhere. He said that it should
be tax based in order to place the burden on everyone. He said there should be prioritization of
methods, and not necessarily a requirement for all on-site units. He also said that there should
be a higherarchy of value to the community. . �
George Ruther asked for clarification. He stated that his understanding of Commissioner Pierce's
comments is that Staff is to develop criteria or standards that establish tiers of "disincentives" to
be applied to a development that does not provide on-site mitigation.
Commissioner Viele stated that he believes that regulations are fundamentally a growth control
� measure; he is not in favor of growth control. Continued development and the housing of
employees will produce more people. He explained his view of subsidizing the development of
employee housing within a housing (residential) development project. He believes the current
mitigation methods are counter intuitive; that if the Town really wants to solve the housing issue,
it should create a mitigation bank to be used strategically to incentivize and partner with
developers to make it more attractive to them. Any new criteria established or adopted should
be linked to choice of inethod. Businesses should share equally (and the Town should
encourage with "carrots") the burden of providing housing and paying a living wage.
Commissioner Proper, referencing page 3 of the memorandum, asked for clarification regarding
praposed establishment of "Off-site Mitigation Banking" regulations. He added that he
fundamentally objected to the Town's approach (to date) on addressing employee housing
mitigation. He further added that onsite units should be allowed to be smaller than units in other
parts of town. He also said the Town should use the fee in lieu to buy down units throughout the
town.
Ccrmmissioner Kjesbo said that requiring the units on-site will slow down the economy. He
added that he would like to see disincentives for certain mitigation.
Commissioner Gunion said the policy should emphasize giving incentives to those who have
best options. She added that the PEC should be able to review plans for EHUs outside of Vail if
it is a good plan. Developer can be very creative and allowing for the PEC to review a proposal
that may not conform exactly to the five identified mitigation methods would allow for that
creativity possibly achieve solutions not conceived of currently.
Commissioner Kurz said that flexibility ought to be allowed. There should be general guidance
on units. He said that he is unsure of the PEC role with regard to EHUs. He said if developers
are enlightened and have solutions, they should be able to propose out of the box ideas. He
said that the pay-in-lieu should be used for a number of different programs where the Town
partners with people to use the money to create deed restrictions.
Commissioner Tjossem said that flexibility and great ideas. She asked staff to come back with
plans on how to get employees in and to town. Flexibility and creativity are needed. .
Page 4
: '
Peter Knobel stated that developers need to know the rules, whatever they may be so that they
can pay reasonable prices for property.
Ron Byrne said that there needs to be rules in order to create financial models and get financing.
He is encouraging PEC to look at all the different options. He said that adding a little bit of .
GRFA throughout the Town will not be noticed if done right.
Commissioner Pierce summarized that the PEC wants a longer range plan for housing. He
added that predictability is of key im.portance. It needs to be clear as to what is required.
Employee Housing Plans need to be submitted with an application so that the plan is understood
from the beginning of the project. He also said prioritization of types of housing provided should
occur.
� 5 oUauuva.o$es
4. A request for a final review of variance from Section 12-6C-5, Setbacks, and Section 12-6C-11,
Parking, Vail Town Code, pursuant to Chapter 12-17, Variances, to allow for a front and side
. setback encroachment and to reduce the required on site parking to facilitate construction of an
addition, located at 3035 Booth Falls Road/Lot 12, Block 1, Vail Village 13th Filing, and setting
forth details in regard thereto. (PEC08-0002)
Applicant: John and Katherine Adair, represented by Pure Design Studio
Planner: Bill Gibson
���'V�I�: ��iB�V��o ��I��a���y 25, 20��
fi��YV��: G�yes�o . ������: !lieV� �l���: 7����
5. A request for a work session to review an amended final plat, pursuant to Chapter 13-12,
Exemption Plat Review Procedures, Vail Town Code, to amend a platted building envelope,
located at 1326 Spraddle Creek Road/Lot 14, Spraddle Creek Estates, and setting forth details in
regard thereto. (PEC070069)
Applicant: Ron Oehl, represented by Berglund Architects
Planner: Nicole Peterson
���'0��1: �lu�l�����¢�
6. Approval of January 28, 2008 minutes
Rfl��V��l: ��esfoo SIE��V��: !lsee� !l��I�: 7-�-�
7. Information Update
8. Adjournment
�fi�T'V��I: 4�j�slbo ������. I��u� l����: 7=0��
The applications and information about the proposals are available for public inspection during regufar
office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The
public is invited to attend the project orientation and the site visits that precede the pub{ic hearing in the
Town of Vail Community Development Department. Please call (970)479-2138 for additional
information.
Sign language interpretation is available upon request with 24-hour notification. Please call (970)
479-2356, Telephone for the Hearing Impaired, for information.
Community Development Department
Published February 8, 2008, in the Vail Daily.
Page 5