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Home My WebLink AboutPEC140030_The Lion MEA and CUP 8-11-14_1407795060.pdfThe Lion ! !!!!!!!!!! Application for a Major Exterior Alteration & Conditional Use Permit in the Lionshead Mixed Use -1 Zone District to allow for a Minor Program Change & Reduction in Timeshare Count Submitted: August 11, 2014 1. Introduction ! The Lion, formerly Strata Vail, located at 705 W. Lionshead Circle, was originally approved in November of 2007 and later amended June 2008 by unanimous vote of the Planning and Environmental Commission (PEC). This project is the ﬁrst of four redevelopment projects that were granted approval extensions due to the economic recession. The Lion includes luxury residences and timeshare units designed to be clean, contemporary and provocative spaces with e x p a n s i v e n a t u r a l d a y lighting. Contemporary materials such as stone, stucco, metal, and natural stained woods will impart European styling, however, stay in line with the forty years of Vail traditions. A mixture of spacious units will capture the market niche that is absent in Vail making The Lion one of the most coveted new addresses at this world class year-round resort. ! The Lion was approved in 2008 for: !•51 dwelling units with 8 attached accommodation units (lock-offs) for a total of 59 live beds •12 lodge dwelling units (dwelling units of 650 sq. ft. or smaller counting as 1/4 of a dwelling unit) for a total of 12 live beds •16 timeshare units for a total of 16 live beds •1 onsite employee housing unit of 909 sq. ft. •Overall GRFA of 125,657 sq. ft. •7,117 sq. ft. of commercial space (4,603 sq. ft. on ground ﬂoor) •169 parking spaces, 53 of which are approved for leasing as a private parking structure ! The applicant is proposing a slight change to the overall residential programming to respond more effectively to the changing real estate market over the past 6 years. It is this minor change that generates the need for review and approval by the PEC. No other changes are proposed to the building and the building exterior is exactly as approved in 2008. There is no addition of GRFA or commercial ﬂoor area (reduction in commercial related storage). In fact, the proposed changes have an overall reduced impact on parking and trafﬁc. ! The revised programming includes: ! The Lion August 2014 #2 •53 dwelling units with 17 attached accommodation units (lock-offs) for a total of 70 live beds •3 lodge dwelling units for a total of 3 live beds •12 timeshare units for a total of 12 live beds •1 onsite employee housing unit of 909 sq. ft. (no change) •Overall GRFA of 125,657 sq. ft. (no change) •5,803 sq. ft. of commercial space (commercial storage on P1 reduced to 1,200 sq. ft./ground ﬂoor remains unchanged at 4,603 sq. ft.) •169 parking spaces, 53 of which are approved for leasing as a private parking structure, 13 of which are surplus due to the changes proposed ! The proposed changes result in a total of 85 live beds as recommended by the Lionshead Redevelopment Master Plan for this property. It should be noted that dwelling units, attached accommodation units, and lodge dwelling units are all uses by right in the LMU-1 zone district. Timeshare units require a conditional use permit and what is proposed is a reduction in the number of timeshare units from 2008. ! The applicant has provided plans showing the all of the unit types. It should be noted that the dwelling units and timeshare units can be interchanged in designation as long as the unit counts remain the same for each unit type. !!! The Lion August 2014 #3 2. Background ! The Lionshead Inn properties were originally developed as The Enzian Lodge (later to become the L’Ostello and eventually the Lionshead Inn) and the Enzian Condominiums, and the Vail Glo Lodge (Lionshead Inn Annex), which was originally a Best Western. They were developed on a portion of Lot 1, Block 2, Vail/Lionshead Third Filing, and were subsequently subdivided. ! Vail/Lionshead, Filing 3 was recorded in 1971. This plat created Lot 1, Block 2, Vail Lionshead Third Filing, upon which Vail Spa and the Lionshead Inn properties sit. The subject property was replatted with an exemption plat in March of 2014. ! Prior to demolition, the uses on- site were as follows: ! ! In April of 2006, the Town of Vail passed a moratorium on all new development within the Lionshead area. The ordinance prohibited the ﬁling of any development application that would cause a reduction in the existing number of hotel rooms, employee housing units or parking spaces within the Lionshead zone district. In July of 2006, Resolution No. 4 was approved, amending the Lionshead Redevelopment Master Plan with regards to the preservation of “live beds,” including speciﬁc language for the subject property recommending a minimum of 85 live beds. ! Following the approval of the amendments to the Lionshead Redevelopment Master Plan, the Town enacted an emergency ordinance, requiring that any applications for development in the Town of Vail would be subject to future regulations with regards to employee housing. Existing Dwelling Units GRFA Accommodation Units Restaurant Lionshead Inn 0 18,451 sq. ft.52 2,560 sq. ft. Lionshead Inn Annex 1 10,412 sq. ft.33 0 TOTAL 1 28,863 sq. ft.85 2,560 sq. ft. The Lion August 2014 #4 Ordinances No. 7 and No. 8 were passed in February of 2007, providing regulations for commercial linkage and inclusionary zoning. ! On October 22, 2007, the Strata redevelopment was approved, followed by a minor change to the approval on June 6, 2008.In 2012, the Town of Vail passed Resolution No. 13 which extended the vested approval date on four projects including the The Lion/Strata redevelopment until June 1, 2015. The applicant obtained a building permit and began construction in May 2014. ! 3. Zoning and Parking Analysis ! Zoning Analysis: ! Lot Size: 1.5688 acres Zoning: Lionshead Mixed Use-1 ! *lock-offs and timeshare do not count towards density. ldu count as ¼ du. !! Allowed/Required Approved Proposed Setbacks 10 ft. 10 ft./30 ft. on n. property line 10 ft./30 ft. on n. property line Height-max 82.5 ft.82.5 ft.82.5 ft. Height-average 71 ft.70.88 ft.70.88 ft. Density* (dwelling units)TOTAL: 54 TOTAL: 54 51 du 8 lock-off 12 ldu 16 ts TOTAL: 53.75 53 du 17 lock-off 3 ldu 12 ts GRFA 170,815 sq. ft.125,657 sq. ft.125,657 sq. ft. Site Coverage 47,828 sq. ft.42,397 sq. ft.42,397 sq. ft. Landscape Area 13,665 sq. ft. 21,329 sq. ft. with hardscape 14,668 sq. ft. softscape only 21,329 sq. ft. with hardscape 14,668 sq. ft. softscape only Loading 2 berths 2 berths 2 berths The Lion August 2014 #5 Parking Analysis: ! ! 4. Employee Housing ! The applicant is not proposing to make any changes to the employee housing mitigation that was previously approved for the project. There is no new ﬂoor area being proposed that would generate a new employee housing requirement. ! The Town’s original inclusionary zoning and commercial linkage program was in place when this project was approved in 2007. Subsequent to the approval of this project the Town amended the employee housing standards to require 50% of the employee housing to be placed onsite. In 2012 the Town Council approved Resolution No. 13 which granted extensions to the vested approval for this project. This extension to the vested approval period had the effect of vesting the project for changes to code that may have occurred during the vesting period (i.e., “grandfathering” the onsite employee housing). ! Use Unit Calculation Required Parking Dwelling Units 53 1.4 per unit 74.2 Time Share Units 12 .7 per unit 8.4 Lock-off 17 only if more than 1 lock-off 0 Lodge Dwelling Unit 3 1.4 per unit 4.2 Restaurant 2,052 sq. ft.1 space per 250 sq. ft. of seating ﬂoor area 8.2 Retail 2,688 sq. ft.2.3 spaces per 1,000 sq. ft. of net ﬂoor area 6.18 EHU 1 1.4 per unit 1.4 Total Required Parking: 102.58 (103) Private Parking Structure:53 Surplus Parking:13 Total Parking Provided:169 The Lion August 2014 #6 The total employee housing square footage required for the project is 12,405 sq. ft. which comes entirely from the inclusionary requirement (the project has a credit of 5.91 employees on the commercial linkage requirement due to the pre-existing hotels). The project was previously approved with one onsite employee housing unit of 909 sq. ft. (7.5%) and seven off-site units (11,756 sq. ft.) for a total of 12,665 sq. ft. of employee housing. The previous project approval provides an excess of 260 sq. ft. of employee housing for the inclusionary requirement. ! On May 29, 2012, the Town acknowledged in a letter (below) that the “Town of Vail has received, and approved, 11,761 square feet of deed restricted employee housing units that are dedicated to the Strata Development Approval (DEV07-0003/ PRJ11-0701).” With that acknowledgement and with the 11,761 sq. ft. of deed restricted offsite employee housing actually provided, the total employee housing (inclusionary) provided for this project, including the onsite unit of 909 sq. ft., is 12,670 sq. ft. That is 265 sq. ft. in excess of the Town requirements for inclusionary zoning. ! The 265 sq. ft. excess inclusionary and the 5.91 excess employee commercial linkage shall remain a credit to this property should there be additions or changes to the building in the future that generate an employee housing requirement. ! The Lion August 2014 #7 5. Criteria for Review The Lionshead Mixed Use-1 Zone District does not supply criteria for review for a Major Exterior Alteration. However, it does provide for a “compliance burden.” 12-7H-8: COMPLIANCE BURDEN: It shall be the burden of the applicant to prove by a preponderance of the evidence before the planning and environmental commission and the design review board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead mixed use 1 district, that the proposal is consistent with applicable elements of the Lionshead redevelopment master plan and that the proposal does not otherwise have a signiﬁcant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail comprehensive plan. A. Purpose of the LMU-1 Zone District ! The Lionshead Mixed Use 1 zone district was created in 1999, as the implementation phase of the Lionshead Redevelopment Master Plan. The zone district rezoned all Lionshead properties from Commercial Core 2 to LMU-1. It intended to create incentives for properties to redevelop. The purpose of the LMU-1 zone district is as follows: The Lionshead mixed use 1 district is intended to provide sites for a mixture of multiple-family dwellings, lodges, hotels, fractional fee clubs, timeshares, lodge dwelling units, restaurants, ofﬁces, skier services, and commercial establishments in a clustered, uniﬁed development. Lionshead mixed use 1 district, in accordance with the Lionshead redevelopment master plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the zone district by establishing appropriate site development standards. This zone district is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead redevelopment master plan. This zone district was speciﬁcally developed to provide incentives for properties to redevelop. The ultimate goal of these incentives is to create an economically vibrant lodging, housing, and commercial core area. The incentives in this zone district include increases in allowable gross residential ﬂoor area, building height, and density over the previously established zoning in the Lionshead redevelopment master plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment consistent with the Lionshead redevelopment master plan. Additionally, the incentives are created to help ﬁnance The Lion August 2014 #8 public off site improvements adjacent to redevelopment projects. With any development/redevelopment proposal taking advantage of the incentives created herein, the following amenities will be evaluated: streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. ! Our Analysis: When the Lionshead Master Planning process was undertaken, there was clear recognition that Lionshead lacked the vitality of Vail Village. The structures were dated, the pedestrian mall did not function, and older lodging properties were suffering from low occupancy rates as a result of substandard conditions. As the purpose statement indicates, the Town recognized these issues and created a zone district to incentivize the redevelopment of Lionshead. Many properties in Lionshead have since redeveloped: the Antlers; the Arrabelle; the Marriott; the Ritz-Carlton Residences; the Landmark – all successful examples of redevelopment as a result of the Lionshead Master Planning process. ! The Lionshead Inn and Lionshead Inn Annex were constructed in the 1970s. At the time, both hotels were considered luxurious. However, since then, times have changed dramatically, and the standards that Vail visitors expect their hotels to meet, have also changed dramatically. The existing facilities are not up to visitor expectations, which have resulted in low returning customer rates. Both facilities suffered from low occupancy rates. The Lion August 2014 #9 Hallway and room at the Lionshead Inn Annex ! The incentives offered by the Lionshead Mixed Use-1 zone district allow the Lionshead Inn properties the opportunity to redevelop into a project more ﬁtting the needs of Lionshead and visitors to Vail. The existing buildings on the site will be demolished, allowing for a completely new structure meeting all aspects of the zoning regulations. The Lion meets the purposes of the Lionshead Mixed Use-1 zone district along with all of the development standards prescribed by that zone district. B. Lionshead Redevelopment Master Plan Compliance ! Our Analysis The Lionshead Redevelopment Master Plan was adopted by the Town of Vail on December 15, 1998. It is a guide for property owners proposing to undertake development or redevelopment of their properties and the municipal ofﬁcials responsible for planning public improvements. The Lionshead Redevelopment Master Plan (LRMP) sets out recommendations for the entire Lionshead area, provides detailed plan recommendations for speciﬁc areas, and outlines site design and architectural design guidelines, and then provides speciﬁc development standards that are implemented through the Lionshead Mixed Use-1 zone district. Below is the language from the LRMP that is applicable to the vehicular and pedestrian circulation surrounding the Lionshead Inn properties: ! Modiﬁcations to West Lionshead Circle and Lionshead Place West Lionshead Circle and Lionshead Place currently handle the heaviest load of lodging access and delivery trafﬁc in Lionshead and will likely continue to do so. The recommended improvements to these roads are both aesthetic and functional, working to provide for safe and efﬁcient vehicular trafﬁc while also insuring a safe pedestrian environment visually consistent with the overall goals of the master plan. East Intersection of W. Lionshead Circle and S. Frontage Road This intersection will experience the greatest increase in trafﬁc volume due to the projected increase in lodging units and the proposed north day lot transit center. Mitigation measures may be required, as outlined in the trafﬁc study. Intersection of Lionshead Place and West Lionshead Circle Due to the projected volume of lodging trafﬁc that will be accessing Lionshead Place (Montaneros, Antlers, Lionsquare Lodge, and the Vail Associates core site), it is recommended that this intersection be realigned so the primary through-trafﬁc axis is north-south (see ﬁgure 4-10). West Lionshead Circle would form a T- intersection at the northeast corner of the Marriott. In addition to facilitating trafﬁc ﬂow, this realignment will create a much safer, logical pedestrian crossing from West Lionshead Circle into the Lionshead pedestrian core. Pedestrian Sidewalks and Crossings The Lion August 2014 #10 A series of primary and secondary pedestrian walks should be created connecting the West Lionshead area with the Lionshead core, the frontage road, and the ski yard. These walks and crosswalks are identiﬁed on Map Q and Map T. Visual Improvements As the road systems and adjacent lodging properties in west Lionshead are upgraded it is critical that a consistent visual character be developed through the design of new pedestrian walkways, landscaping, retaining walls, lighting, and site furnishings. For further information on these systems, see chapter six, Site Design Guidelines. ! Chapter 5: Detailed Plan Recommendations Chapter 5 of the LRMP provides detailed plan recommendations for every area of Lionshead. This section provides the language from the LRMP regarding the detailed plan recommendation for the Lionshead Inn properties, and includes the July 2006 amendment found in Resolution No. 4, requiring “no net loss of live beds” on the Lionshead Inn properties. ! 5.15 Lionshead Inn, Lionshead Annex, Enzian Cluster Redevelopment and/or enhancement of the buildings in this cluster at West Lionshead Circle and South Frontage Road (see ﬁgure 5-19) is encouraged. ! The Lionshead Redevelopment Master Plan clearly encourages the redevelopment of this site, due to the aging structures and dated hotel rooms. ! The Pedestrian Street The existing structures are recessed from the street, elevated above it, and separated from it by surface parking lots. To improve the pedestrian character of the neighborhood, a better relationship with the street is desirable. The principal objective for redevelopment in this area is to engage the surrounding pedestrian environment, either by adding building elements toward the street or by lowering the ﬁnish grade at the entries so that they are closer to the level of the street. ! The entry has been oriented to minimize vehicular penetration into the more pedestrianized core, adjacent to the Marriott to enhance the pedestrian experience. The ﬁrst ﬂoor, along West Lionshead Circle, includes commercial uses to improve the pedestrian character of the frontage. The surface parking lots have been removed (except where required to maintain the access easement for the Enzian) and all The Lion August 2014 #11 parking is located underground. The commercial uses are at street level, creating a pedestrianized area along West Lionshead Circle. ! Access and Street Frontage The existing accesses into these properties should be adjusted to align with the opposing curb cuts on the east side of West Lionshead Circle. The street edge should be strengthened for pedestrian use with landscaping, enhanced signage, and retaining walls as described in the site design guidelines, chapter six. The Lionshead Inn secured a permit in the past which is now expired to add another vehicular access point from the South Frontage Road, and the property owner is encouraged to pursue the opportunity to screen the surface parking lot on the north and regrade the lot to reduce the signiﬁcant cross-slope. ! Parking is located underground and the garage entrance is accessed from the existing access easement that is being maintained for the Enzian. Load and delivery, along with Fire Department access and staging will occur off the Frontage Road. ! Building Height Because it sits considerably above the frontage road, the Lionshead Inn is encouraged to explore a ground level or lower ﬂoor inﬁll solution if development scenarios are pursued. Additional building height, if proposed, must conform to the design guidelines. ! As proposed, the proposal meets the height requirements of 71 ft. average and 82.5 ft. maximum. ! Preservation of Existing Live Beds The Lionshead Inn and Lionshead Annex presently contain 85 accommodation units. Given the importance and need for live beds to the vitality and success of the community, any future redevelopment of the sites shall ensure the preservation of short term accommodation on the site. The preservation of live beds should focus on maintaining the number of existing live beds and the amount of gross residential square footage devoted to that use on the site. With this in mind, the quality of the existing live bed base could be upgraded and the rooms could be reconﬁgured to create increased lodging opportunities. In no instance, however, shall the amount of gross residential ﬂoor area devoted to live beds be reduced. The construction of “attached accommodation units”, “lodge dwelling units”, “timeshare units”, “fractional fee club units”, and dwelling units in a voluntary rental program, as deﬁned in the Zoning Regulations, could signiﬁcantly increase the availability of short term rental opportunities within the building. ! As proposed, The Lion includes 85 live beds consistent with this Master Plan policy. The Lion August 2014 #12 C. Character of the Neighborhood ! Our Analysis: The neighborhood of the Lionshead Inn properties is architecturally and aesthetically diverse. The property most adjacent to the Lionshead Inn is the Enzian Condominiums, which will be most impacted by the redevelopment proposal. As a result, the design team made every effort to minimize impacts to the Enzian Condominiums, including respecting the existing access easement. No development is proposed adjacent to the Enzian, on the Lionshead Inn property to the south. The Enzian Condominiums have not been redeveloped at this point in time and therefore the architecture and character of the Enzian Condominiums is more of the old Lionshead aesthetic, and while the design of The Lion respects the existing structure, it is designed based on the Design Guidelines of the Lionshead Redevelopment Master Plan. It is assumed, like most properties in Lionshead that have not yet been redeveloped, that at some point in the future, redevelopment will occur. ! Adjacent to the Lionshead Inn to the west is the Vail Spa. Unlike the Enzian Condominiums, the Vail Spa’s architectural character is more modern, with a ﬂat roof, interesting angles, and large panes of glass. Built in 1980, this site also has development potential based on the Lionshead Mixed Use – 1 zone district. However, without knowing the future plans for this building, the design of The Lion includes some more modern elements to allow for some consistency of character in the neighborhood. ! The Marriott, to the south of the Lionshead Inn properties, went through a major redevelopment in the late 1990s. In this case, the existing structure was maintained, but the building was renovated to be more in compliance with the Design Guidelines of the Lionshead Redevelopment Master Plan. Many of the old forms remained, but the materials and colors were updated and upgraded. The Lion is proposed with similar materials and will be of a character that compliments the Marriott. ! Other properties in the vicinity include the North Day Lot, Concert Hall Plaza, and Montaneros. The design of The Lion will be complimentary to these properties, maintaining the character of Lionshead, while creating a project that is remarkable on its own. The Lion August 2014 #13 ! D. Other Applicable Elements of the Vail Comprehensive Plan ! Our Analysis: The Lionshead Redevelopment Master Plan has been covered in depth in previous sections of this submittal and is incorporated here by reference. The Vail Land Use Plan, which was originally adopted in 1986, also includes goals that are applicable to this project. 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). 3.1 The hotel bed base should be preserved and used more efﬁciently. 4.2 Increased density in the Core areas is acceptable so long as the existing character of each area is preserved through implementation of the Urban Design Guide Plan and the Vail Village Master Plan. Now over 30 years old, the Town of Vail Land Use Plan is outdated in general, but many of the concepts of the plan are applicable to development today. The Lion helps to further these goals as outlined in the Vail Land Use Plan. ! 6. Conditional Use Permit Criteria for Review ! The proposed reduction in the number of timeshare units necessitates the need for a Conditional Use Permit. The dwellings, lodge dwelling units, employee housing unit, and the attached accommodation units (lock-offs) are all uses allowed by right which do not require a special approval from the PEC. The change from 16 timeshare units to 12 timeshare units requires a Conditional Use Permit. A. Relationship and impact of the use on development objectives of the town. ! Our Analysis: The development objectives for this property are summarized in the Lionshead Redevelopment Master Plan. The Master Plan clearly states that the objective for this property is to have 85 “live beds” available on the property. This application, as did the previous applications and approvals, demonstrates compliance with the development objectives of the Town and the speciﬁc policy of maintaining 85 live beds on the property. The Lion August 2014 #14 B. The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. ! Our Analysis: The proposal to reduce the number of timeshare units does not change the building and development site in any way. It does reduce the parking requirement by 13 parking spaces which suggests a minor reduction in need for public facilities. The proposed change will have only positive effects on this criterion. C. Effect upon trafﬁc with particular reference to congestion, automotive and pedestrian safety and convenience, trafﬁc ﬂow and control, access, maneuverability, and removal of snow from the street and parking areas. ! Our Analysis: The minor reduction in the number of time share units has a reduced parking impact to the project which suggests a general reduction in trafﬁc to the site. The proposed change will have only positive effects on this criterion. D. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. ! Our Analysis: This minor change in programming does not result in any outward change to the building whatsoever. Therefore the proposed amendment does not have a negative impact on the character of the area or bulk and mass of the building. The proposed change will have no effects on this criterion. ! The Lion August 2014 #15 7. Adjacents !! TOWN OF VAIL C/O FINANCE DEPT 75 S FRONTAGE RD VAIL, CO 81657 ! VAIL CORP PO BOX 7 VAIL, CO 81658 ! VAIL CORP THE FIXED ASSETS DEPARTMENT 390 INTERLOCKEN CRES STE 1000 BROOMFIELD, CO 80021-8056 LANDMARK CONDO ASSOCIATION DESTINATION RESORT MANAGEMENT INC 610 W LIONSHEAD CR VAIL, CO 81657 ! MONTANEROS CONDOMINIUM ASSOCIATION, INC. LAURIE JEANES 641 W LIONSHEAD CIR, VAIL, CO 81657 ! DIAMONDROCK VAIL OWNER LLC DIAMONDROCK HOSPITALITY CO 3 BETHESDA METRO CTR STE 1500 BETHESDA, MD 20814-635 ! VAIL SPA CONDOMINIUM ASSOC 710 W LIONSHEAD CIR VAIL, CO 81657 ! VAIL SPA CONDOMINIUM ASSOCIATION EAST WEST RESORTS PO BOX 5480, AVON, CO 81620 ! ENZIAN AT VAIL CONDOMINIUM ASSOCIATION GEOFFREY WRIGHT 610 W LIONSHEAD CIR, VAIL, CO 81657 ! SUN VAIL CONDO ASSOCIATION VISTAR REAL ESTATE, INC. 635 N FRONTAGE ROAD #3 VAIL, CO 81657 ! CDOT 4201 E. ARKANSAS AVENUE DENVER, CO 80222 ! LION SQUARE NORTH CONDOMINIUM ASSOCIATION, INC. BILL ANDERSON 660 WEST LIONSHEAD PLACE VAIL, CO 81657 ! CONCERT HALL PLAZA CONDOMINIUM ASSOCIATION LES ROOS 500 GOLDEN EAGLE DRIVE BROOMFIELD, CO 80020 ! THE MARK-LODGE CONDOMINIUM ASSOCIATION, INC. KELLIE NEWMAN 715 WEST LIONSHEAD CIRCLE VAIL, CO 81657 ! VAIL MARRIOTT MOUNTAIN RESORT 715 WEST LIONSHEAD CIRCLE VAIL, CO 81657 ! MAURIELLO PLANNING GROUP PO BOX 4777 EAGLE, CO 81631 The Lion August 2014 #16