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TOWN OF VAIL ACTION FORM
Planning& Environmental Commission(PEC)
Department of CommunityDevelopment
75 South Frontage Road West
Vail,CO 81657
Tel: 970-479-2139
www.vailgov.com
Project Name: Antlers Renovation 2018 Application Number: PEC18-0029
Application Type: ExteriorAlteration Date Applied: 06/24/2018
Conversion of office / common areas into one (1) DU and expansion /
Project Description: consolidation of common areas/ offices. Addition of new elevatorserving all
floors.
CONTACTS
ContactType: Applicant
Fu lI Name: GPSL Architects (Henry Pratt)
Address: 953 S. Frontage Road West 230 Vail,CO 81657 Phone: 9704761147
ContactType: Property Owner
FullName: Common Area
Address: Phone: None
Project Address: 680 LIONSHEAD PL (210107206999) (210107206999)
Job Site Location:
No
Legal Description: Subdivision: VAIL LIONSHEAD FILING3 Lot: 3 Block: Data
Parcel Number: 210107206999
BOARDS/STAFF ACTION
Motion By: Kurz Action: Approved
Second By: Gillette
Vote: 6-0-0 Date: 08/13/2018
Conditions:
- Approval of this majorexterioralteration or modification is contingent upon the applicant obtainingTownof
Vail design review approval forthis proposal.
- The Transportation Impact Fee shall be paid to the Townof Vail by the Applicant priorto issuance of any
building permit forthis project.
- No changesto these plans maybemade without the written consent of Townof Vail staff and/orthe
appropriate review committee(s).
- Planningand Environmental Commission approval shall not become valid for20 days following the date of
approval pursuant to Section 12-3-3, Appeals, Vail Town Code.
Planner: Chris Neu becker
Antlers Condominiums, June 25 2018 7
Adjacent properties
1. Vail Lionshead Filing 3,Tract B (part of)
Owner:Town of Vail
75 South Frontage Road West
Vail, CO 81657-5043
2. Vail Lionshead Filing 3, Tract A
Owner:Town of Vail
75 South Frontage Road West
Vail, CO 81657-5043
3. Gore Creek Place,unit 16
Owner: Not given on Eagle County GIS site(shown as unit 9)
4. Gore Creek Place,unit 15
Owner: Not given on Eagle County GIS site(shown as unit 9)
5. Vail Marriott
Owner: Diamond Rock Vail LLC
c/o Diamond Rock Hospitality
2 Bethesda Metro Center, Suite 1400
Bethesda, MD 20814-5390
6. Mark Lodge-units 4D and 5E
Owner: Ronald J. & Karin S.Artinian
230 Augusta Ct.
Roslyn, NY 11576-3053
7. Mark Lodge- unit 5E
Owner: Patricia Billotti
18 Powder Hill
Saddle River, NJ 07458-3215
8. Mark Lodge-unit 5F
Owner: Roger and Renae Gjellstad
P.O. Box 805
Stanley, ND 58784-0805
9. Mark Lodge-unit 5G
Owner: Infinity Holdings at Vail LLC
7400 E. Crestline Circle 125
Greenwood Village, CO 80111-3654
10. Mark Lodge-unit 5H
Owner: Paul& Madeline D. Schnell
340 Madison Avenue:fl 21
New York, NY 100173-0401
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com
Antlers Condominiums, June 25 2018 8
11. Mark Lodge-unit 4E
Owner: Files Investments LLC
11 Staley PI
Durham, NC 27705-2421
12. Mark Lodge-unit 4F
Owner: William E. & Sharon K. Fleischer
1645 Cambridge Drive
Lebanon, PA 17042-7500
13. Mark Lodge-unit 3D
Owner: David H. & Any L. Fink
3630 Pine Hill Ct.
W. Bloomfield, MI 48323-3577
14. Mark Lodge-unit 3E
Owner: Chocolate Cup LLC
140 Fairfax St.
Denver, CO 80220-6332
15. Mark Lodge-unit 3F
Owner: Tomas J. &Judith J. Capla
2500 Johnson Avenue Apt 15D
Bronx, NY 10463-4943
16. Mark Lodge-unit 2D
Owner: Sandra R.and Louis Kushner
310 Grant Street, 3FL
Pittsburg, PA 15219-2272
17. Mark Lodge-unit 2E
Owner: Boselli Family Partnership
790 Niwot Ridge Lane
Lafayette, CO 80026-3426
18. Mark Lodge-unit 2F
Owner: Vail Valley Rentals
140 Fairfax St.
Denver, CO 80220-6332
19. Mark Lodge- Lodge unit
Owner: Diamond Rock Vail LLC
c/o Diamond Rock Hospitality
2 Bethesda Metro Center, Suite 1400
Bethesda, MD 20814-5390
20. Lion Square Lodge
HOA: Lionsquare Lodge
660 Lionshead Place
Vail, CO 81657
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com
R
ANTLE S
AT VAI L
680 W. Lionshead Place Vail,CO 81657 970-476-2471 970-476-4146 fax www.antlersvail.com
June 25, 2018
Dear Town of Vail,
We hope our letter finds all of you very well.
This is a note to let you know that, after many years of discussion of an improvement at the Antlers at
Vail,the Homeowners Association has finally approved the plans as being submitted to the Town of Vail,
and the Planning Commission Department.
Warmest Regards,
oxpetipvt
M na I. King
General Manager
Antlers at Vail
970-790-5239
mking@antlersvail.com
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UP/A MM
FLagraril
25 June 2018
18 July 2018 (revised)
Members of the PEC:
TheOwnersof the Antlers at Vail Condominiums are proposing to make changes to the building listed
below. Per the requirements of the LHMU-1 zone district fora major exterior alteration, section 12-7H-
7, review by and approval of the PEC is required. The HOA has approved the proposed work.
Thechanges being proposed are as follow:
1. Addition of a new ADA compliant elevator serving all levels (new common area).
2. Expansion of the existing lobby/check-in area and addition of a second lobby(new common
area).
3. Relocation of existing meeting room.
4. Consolidation of back-of- house offices and housekeeping(new business office area).
5. Addition of new accessible toilets to serve lobby and officespaces (new common area).
6. Conversion of existing board room and offices on two levels in the north wing into a salable
condominium (new GRFA).
• The above changes comprise more than a 1000 sf increase in common area.
• The above changes add 1 DU to the existing density.
• The above changes result in no new office/housekeeping area. In fact,we anticipate a small
reduction in net area from what exists now on site.
• The above changes do not increase Building height beyond what exists on the site.
• The above changes do not increase the site coverage beyond what exists on the site.
• The above changes have no impact on existing building setbacks.
• The above changes affect bulk and mass only within the existing arrival court which is surrounded by
higher building on all sides.
• It is not anticipated that the above changes will result in any additional employees being hired.
The original Antlers building was built sometime in the early/mid70's. A major expansion was
completed in 2001 and is ref erredto in the TOV files as "Antlers2000". This expansion significantly
increased the number of units in the rental pool (87 of 90 units are in the rental pool; one rents
independently). Also,over the past 17 years,the patterns of guest arrival and departure have evolved
toward shorter stays and thereforemore intensive periods of arrival and departure. T hereare times
when the lobby and check-in areas are simply overwhelmed with guests, sometimes detracting from the
guest experience.And the need for increased marketing and sales has the current employees scattered
all around the building; some even working in the hallways or at the front desk.
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 • Vail, CO 81657 • tel: 970.476.1 147
info@gpslarchitects.com • www.gpslarchitects.com
Antlers Condominiums, July 18 2018 2
Put simply,the goals of the proposed additions are to provide more space for a better guest experience
and to, using a term coined by Vail Heath when they justified their current expansion to the PEC,
"decompress"and consolidate the management and operations work areas.
T hese changes will not generate new revenue so to offsetsome of the cost of the new common areas,
the building owners are proposing to convert existing common/officespace into a salable condominium.
New Elevator
Theexisting elevator at the Antlers was part of the original building and has become old and unreliable.
Maintenance is constant and the existing shaft is too small to accommodate a replacement that meets
accessibility requirements. So far,no elevator company has been able to offera replacement elevator.
It also does not serve all the underground parking levels built in the Antlers2000 expansion. Tearingout
the existing precast walls to enlarge the shaft would make the original building unstable and is therefore
not cost effective. As with the unit access corridors,the existing elevator's landings are outdoors and
exposed to the ambient temperaturesof the seasons, putting even more stress on the existing elevator.
Our proposal includes a new elevator tower that is ADA compliant, serves all levels and has enclosed/
heated lobbies. The existing elevator will remain operational as long as possible but will be reservedfor
use by housekeeping and other guest services departments. The hope is to extend the life of this
elevator by reducing the demands on it.
Expanded Check-in and Lobby Expansion
T hereare times when guest arrivals and departures overwhelmthe small area of the Front Desk and
Lobby. Guests are forced to stand in a line that often fills the Lobby and sometime even overflowsto
the outdoors-not exactly a positive experience. In addition, the front door is somewhat hidden by the
shadows of the arcade and thereforenot readily apparent to first-time guests.
Our proposal includes a greatly expanded front desk area; one that is easily recognized from the arrival
court by a new gabled roof and double-high space with large north facing windows. The desk will also
include a dedicated station that is fully accessible as is required by the ADA.
Theexisting lobby,while cozy and comfortable,is relatively small and can only accommodate a few
guests at a time. Thereis no space fora concierge desk or an activities kiosk that management would
like to provide for their guests. Thereare no toilet facilities for guests disembarking from the vans that
bring them from EGE or DIA(apparently that is the first question asked upon arrival). By Code, these
new facilities must be fully accessible.
Our proposal is to keep the existing lobby and expand it eastward and northward on the ground level.
This will make room for accessible toilet facilities, and create a second, separate "lobby"or common
room next to the new elevator. This way guests can congregatefor morning coffeeor apres ski cookies
in an area that will not impact arrivals and departures. This new lobby will take space from what is now
an under-used outdoor bicycle storage and always shaded picnic area.
An existing meeting room across the courtyard will be re-located to the new second floor to be built
above the existing and expanded ground level lobby spaces.
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com
Antlers Condominiums, July 18 2018 3
Consolidated Back-of-House offices
As exists at the property,the back-of-house and operations offices are spread out in different locations.
Thespace available for the different departments (Front Desk,Marketing,Group sales, various
department Managers, etc) is no longer adequate and there are desks and work stations in the hallways.
Acrossthe courtyard in the Antlers 2000 addition are the accounting officesand an officefor the Owner
remodel coordinator. Engineering offices and Housekeeping storage are down in the lowest level.
Our proposal is to consolidate all the management offices into new spaces to be constructed on a new
floor above the existing lobby. Additionally,there will be a space for housekeeping and the building
engineer. And so that the front desk manager and general manager are readily available to the guests
when the need arises,there will be a small stair that connects the second level officesdirectlyto the
front desk area.
Officesto Condominium Conversion
None of the proposed changes above will generate or increase revenue;they only serveto enhance the
guest experience and increase the management and operational efficiency of the property. And given
that all this new construction must sit on top of existing construction and within the existing arrival
courtyard,it will be expensive to build.
To help offsetthe cost of construction,the property owners are proposingto convert the vacated
meeting room and accounting offices into a salable two level, two bedroom condominium of
approximately 1200 SF.
Parking
It is simplynot possible to create new parking spaces on site. And per the Staff,this site is not in a pay-
in-lieu parking district. So, under the provisions of section 12-10-20,we ask the PEC to consider the
following:
The num ber of spaces required by the Antlers 2000 expansion is unclear. Prior to the creation of the
LHMU-1 zone district,they received a parking variance. Afterthat, staff memos indicate only that the
number of spaces provided met the requirements of the LHMU-1 zone district at the time.
A count of existing spaces shows there are 95 spaces currentlyavailable on the property: 8 surface
spaces and 87 in the garage. Sixteen years of parking records show that demand exceeds the number of
available spaces on no more than 2 days per year(July 4 and President's weekend). And the number of
cars being turned away on those days is typically less than a handful. For the rest of the year, parking is
not an issue at the property. The parking history shows:
• T herehas never been an instance where at least one space was not available for each unit.
• Since the Antlers 200 project was approved,the numbers of guests arriving by shuttle or van has
only increased.
• The property has never needed to offer valet parking in order to meet peak demand but that
option is certainly there if needed.
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com
Antlers Condominiums, July 18 2018 4
• The property has a well-tested parking management plan to mitigate the demand and provide
additional spaces when necessary.
a. ECO bus passes are provided for all employees living off site. Carpools are encouraged.
b. Parking on the ramps, in the entry tunnel and in the courtyard,etc provides extra short term
spaces. (T hese spaces are self-parked and are located so they do not block trafficand are
easily accessible by the guests/owners.)
c. First car per unit parksforfree.Fees for multiple guest cars act as a disincentive.
d. Advance notice to owners and guests that parking will be limited on certain days (again to
discourage multiple cars).
So, it appears that whatever the parking requirement was back in 2001,the management plan has
reduced demand to the point where the current number of parking spaces satisfies that demand.
PerTownCode Sections 12-7H-16 and 12-10-10,the calculations indicate that only 2 new spaces are
required for this application: 1.4 spaces forthe new dwelling unit and zero spaces forthe new common
/office areas. Because we are proposing to relocate housekeeping and maintenance officesto the new
second floor, between 3 spaces and 5 spaces will be re-captured in the garage. T hese spaces will not
only exceed the requirement generated by this proposal but will hopefully mitigate those few peak days
when a couple of cars get turned away.
Em ployeegeneration
Per the TOVfiles,there are currently9 deed restricted units on site (7 at 485 sf each and 2 larger units at
???sf). In 2001,this was deemed acceptable forthe Antlers2000 expansion approvalfor95 total units.
For this proposal,GRFAis increasing by 1200 SF although this new area is entirely within the existing
envelope. Per section 12-24-2, this results in a requirement for 120 sf of new employee housing.
Existing Density is less than was approved in 2000
It is very important to note that the Antlers 2000 approvals,both as an SDD and them under LHMU- 1
zoning were for 94 DU's. At the time of this application,only 90 DU's exist today even though the full
allotment of parking spaces and EHU's were constructed based on 94 units being approved.
Based on the following facts:
• The new GRFA/DU is within the existing building envelope,
• The proposed new Dwelling Unit was previously approved back in 2000,
• The EHU's constructed on site were based on a higher number of DU's than exists today,
• The additional DU is being created to fund a non-revenue generating expansion at the
property, intended solely to improveoperationsand the guest experience,
We would ask that the PEC waive the requirement for new em ployeehousing associated with this
application.
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com
AntlersCondominiums, July 18 2018 5
And, based on the following facts:
• the existing parking num bers have 15 years of data indicating that supply meets demand on
all but the two busiest days of the year,
• there is a time-tested parkingmanagementplan in place at the property,
• the proposed consolidation of operations spaces will free up additional parking spaces not
currently available,
• the required 2 new parking spaces are tied to a DU that was approved back in 2000
• Section 12-10-20 allows the PEC to reduce the number of parking spaces available
We would ask that the PEC waive the requirem entfor new parking associated with the conversion of
existing officespace into a salable unit.
We hope that you will consider this project as submitted and give us approval. The Building Owners are
solidly behind this and ready to start construction early in 2019 and be ready for occupancy by
December of 2019.
T hankyou.
Inform ationrequired by the TOV as part of the application:
Describe the precise natureof the proposed use and measuresproposedto make the use compatible
with at her properties in the vicinity.
Applicant response: The intent of this project is to improve the guest experience at the Antlers
Condominiums by adding a new elevator and expanding the lobby and check-in facilities. Integrated
into this goal is the consolidation and decompression of the widely scattered on-site property
management offices into one area. To help pay for the construction,vacated common/officespace will
be converted into a DU. As all of these elements are already extant in the existing building, there is no
change of use or new use that would be incompatible with the other propertiesin the vicinity.
The relation and impact of the use on developmentobjectives of the Town.
Applicant response: Improvingthe guest experience is one of the primaryobjectives of the Town.
Adding an additional DU that likely will be in a rental pool with high occupancy is also in line with the
objectives of the Town.
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com
Antlers Condominiums, July 18 2018 6
The effect of the use on lightand air,distribution of population, transportation facilities, utilities, schools,
parksand recreation facilities, and other public facilities and public facility needs.
Applicant response: Therewill be no effecton light and air offsite. The addition of one DU will increase
the population of Lionshead but will have no measurable effecton transportationfacilities, utilities,
schools, parks and recreation facilities, and other public facilities and public facilities needs. The
expansion of the lobby/check-in area and the decompression of the spaces allocated to building
operation will have no effectson these entities.
The effect upon traffic, with particular reference to con gestion,automotive and pedestrian safetyand
convenience, traffic f lowand control, access,maneuverability, and removalof snow from the streets and
parking area.
Applicant response: T he proposed increase of 1 DU will not impact congestion, automotive and
pedestrian safety. Freeing up 3-5 parking spaces in the on-site garage will improve automotive
convenience for the guests on peak days. Therewill be no impacts on trafficflow and control,
maneuverability,and removal of snow.
The effect upon the characterof the area in which the proposed use is to be located, including the scale
and bulkof the proposed use in relation to surrounding uses.
Applicant response: Everythingin this proposal is contained either within the existing building envelope
or the existing enclosed courtyard:no impact on the area or the scale of the building as perceived from
off site.
Proposed Design parameters:
Lot area (fromTOVfiles): 51,836 sf
GR FA(allowable per LHMU-1): 129,590 sf
GR FA(existing- based on TOVfiles): 89,887.4 sf
GRFA(proposed): 91,087.4 sf= 70.33% of allowable
Density(approved in 2001): 94 DU's
Density(existing): 90 DU's (9 existing EHU's on site do not count)
Density(proposed): 91 DU's
Total building area (existing perTOVfiles):
Total Building area (proposed):
Common area (proposed increase): 3,467.0 sf
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com
Antlers Condominiums, July 18 2018 7
Office area (proposed): 1,743.7 sf
Office area (existing): 1,741.4 sf
Office area (new): 2.3 sf
Max Height above pre-existing grade: no change
Setbacks:
North: no change
South: no change
East: no change
West: no change
Site Coverage: no change
Landscape area: no change
Hardscape area: no change
Parking(existing): 95 spaces (8 surface)
Parking inc rease req'd: +1.4=> 2 spaces
Parking(proposed): 98 (min) spaces (8 surface)
Paved area: no change
Snow storage required: no change
Snow storage provided: no change
Adjacent properties
1. Vail Lionshead Filing 3, TractB (part of)
Owner:Town of Vail
75 South Frontage Road West
Vail, CO 81657-5043
2. Vail Lionshead Filing 3, TractA
Owner:Town of Vail
75 South Frontage Road West
Vail, CO 81657-5043
3. Gore Creek Place,unit 16
Owner: Not given on Eagle County GIS site(shown as unit 9)
4. Gore Creek Place,unit 15
Owner: Not given on Eagle County GIS site(shown as unit 9)
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com
Antlers Condominiums, July 18 2018 8
5. Vail Marriott
Owner:Diamond Rock Vail LLC
c/o Diamond Rock Hospitality
2 Bethesda Metro Center, Suite 1400
Bethesda, MD 20814-5390
6. Mark Lodge- units 4D and 5E
Owner: Ronald J. & Karin S.Artinian
230 Augusta Ct.
Roslyn, NY 11576-3053
7. Mark Lodge- unit 5E
Owner:Patricia Billotti
18 Powder Hill
Saddle River,NJ 07458-3215
8. Mark Lodge-unit 5F
Owner: Roger and Renae Gjellstad
P.O. Box 805
Stanley,ND 58784-0805
9. Mark Lodge-unit 5G
Owner: Infinity Holdings at Vail LLC
7400 E. Crestline Circle 125
Greenwood Village, CO 80111-3654
10. Mark Lodge- unit 5H
Owner: Paul & Madeline D. Schnell
340 Madison Avenue: fI 21
New York,NY 100173-0401
11. Mark Lodge-unit 4E
Owner: Files Investments LLC
11 Staley PI
Durham, NC 27705-2421
12. Mark Lodge-unit 4F
Owner: William E. & Sharon K. Fleischer
1645 Cambridge Drive
Lebanon, PA 17042-7500
13. Mark Lodge-unit 3D
Owner: David H. &Any L. Fink
3630 Pine Hill Ct.
W. Bloomfield, MI 48323-3577
Antlers adjacents
14. Mark Lodge-unit 3E
Owner: Chocolate Cup LLC
140 Fairfax St.
Denver,CO 80220-6332
15. Mark Lodge-unit 3F
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com
Antlers Condominiums, July 18 2018 9
Owner: Tomas J. &Judith J. Capla
2500 Johnson Avenue Apt 15D
Bronx,NY 10463-4943
16. Mark Lodge-unit 2D
Owner: Sandra R.and Louis Kushner
310 Grant Street,3FL
Pittsburg,PA 15219-2272
17. Mark Lodge-unit 2E
Owner: Boselli Family Partnership
790 Niwot Ridge Lane
Lafayette, CO 80026-3426
18. Mark Lodge-unit 2F
Owner: Vail Valley Rentals
140 Fairfax St.
Denver,CO 80220-6332
19. Mark Lodge- Lodge unit
Owner: Diamond Rock Vail LLC
c/o Diamond Rock Hospitality
2 Bethesda Metro Center,Suite 1400
Bethesda, MD 20814-5390
20. Lion Square Lodge
HOA: Lionsquare Lodge
660 Lionshead Place
Vail, CO 81657
GPSL ARCHITECTS , P . C .
953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147
info@gpslarchitects.com ■ www.gpslarchitects.com