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HomeMy WebLinkAbout2018-06-11 PEC0 PLANNING AND ENVIRONMENTAL COMMISSION TOWN OF VAIO June 11, 2018, 1:00 PM Town Council Chambers 75 S. Frontage Road - Vail, Colorado, 81657 Call to Order 1. 1. Present: Brian Gillette, Pam Hopkins, Ludwig Kurz, Rollie Kjesbo, John - Ryan Lockman, Karen Perez, Brian Stockmar Absent: None Chair Stockmar asked that the staff and PEC focus more on environmental issues as part of the reviews. This is part of our mission. The Commission departed for the site visits. 2. Site Visits 2.1. 500 & 534 East Lionshead Circle - Battle Mountain/Lazier Lionshead/Launch Development 2.2. 2841 Basingdale Boulevard - Moore Residence 3. Main Agenda 3.1. A request for review of a final plat, pursuant to Title 13 Chapter 4, Minor 15 min. Subdivisions, Vail Town Code, to allow for a subdivision to reconfigure the property lines between two (2) development lots located at 500 & 534 East Lionshead Circle/Lots 1,2 and 3, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC18-0017) Applicantiazier Lionshead LLC & Battle Moutnain LLC, represented by Braun Associates, Inc. Planner: Jonathan Spence Please see comments in Item 3.2 below. Discussion on I tem 3.1 has been included in the comments below. Ludwig Kurz moved to table to June 25, 2018. Rollie Kjesbo seconded the motion and it passed (7-0). 3.2. A request for a recommendation to the Vail Town Council for a prescribed 15 min. regulations amendment to Section 12-10-16 Exempt Areas; Parking Fund Established, Vail Town Code, pursuant to Section 12-3-7 Amendment, Vail Town Code, to remove Lot 1A, Lot 2A and Tract K of a Resubdivision of Vail Lionshead, Block 1, from the "parking pay -in -lieu" zones for parking regulations purposes, and setting forth details in regard thereto. (PEC18- 0019) Applicantiazier Lionshead LLC & Battle Moutnain LLC, represented by Braun Associates, Inc. Planner: Jonathan Spence Planner Spence introduce the project. Four different applications will be presented and discussed together, including PEC18-0016, PEC18-0017, PEC18-0018, and PEC18-0019. There are 3 main questions to be addressed. Staff does not have any comments at this time on the subdivision plat and the changes to the Pay in Lieu Parking zones. Tom Braun, Braun Associates — Representative of Lazier Lionshead LLC & Battle Mountain LLC, presented an overview of the project. He asked that at the end of the presentation, the PEC identify any questions or additional information that the applicant needs to provide for the next hearing. Braun introduced the applicants, Bob and Diane Lazier. He described the existing conditions of the site, and the ownership and existing parcels. Stockmar —Asked if the steps are in a permanent easement? Braun and Spence indicated Yes. Braun described how the two applicants have been in collaboration up to date, and he introduced the architects from Pierce Architects. First phase of the project is to demolish the top parking deck of the parking structure. Sidewalk along Lionshead Circle will be heated, new driveway in easement will be installed. Only one setback variance is proposed, and the meat of the application is the Exterior Alteration for the new building. Braun indicated that portions of Lionshead are in a no parking, pay in lieu zone. These lots include properties that do not have access to a road, and areas where the Town does not want cars, on pedestrian areas. This lot does have legal access to a road. Gillette — Lift House, Vail 21 and Lionshead Arcade... when does the parking fee need to be paid? Did they pay it when they were built? Braun — No, they did not pay the fee. They were existing before this regulation was in place. Stockmar- Asked how the existing parking on the lower level of the structure will be treated. Gillette — What is happening with the existing parking? Spence — The parking will be replaced in the proposed building. Gillette — How does this address the issues that neighbors have raised in the letters? Spence — These are private agreements. Town will not intercede into these private agreements, or on who can use the parking that is constructed. Replacing parking that exists today, plus the new parking demands created by this development, plus a few more Gillette - Are they replacing existing parking, and what's required? Spence — Yes. Kjesbo — They are going to meet the code. Gillette —Are we providing a timeframe for when these spaces will be replaced? Spence — No, that is not addressed in the code. Gillette- How many parking spaces will be required to be provided by Battle Mountain? Spence — They are building enough parking to address the existing parking on the Battle Mountain site. Braun — Described the lot lines and old land subdivisions. He described the minor subdivision, including past subdivisions that were recorded by metes and bounds descriptions, but which did not go through a Town of Vail subdivision process. This application will formalize existing subdivisions. Stockmar — Do these new subdivisions comply? Braun — Yes, they meet the Town code. He described the footprint of the building and the setbacks along the west side of the proposed building. This design will result in a better relationship to the adjacent property when the property to the west (Lazier) is developed. The building setback is at 10 feet, but the structure below the deck is at the property line. There is an easement allowing pedestrian access to Vantage Point to the north. The zero setback is only on the plaza level. Above grade setback is at 10 feet. Braun continued to discuss zoning issues. He explained the proposed mechanical, automated parking structure system. 54 spaces on the site now, and new demands will be 17 spaces. We will always have 71 spaces on site, but will likely have as many as 90 spaces. He discussed the Lionshead Redevelopment Master Plan. Plan discusses urban renewal and redevelopment, which we are doing. At a high level, we are doing what the master plan recommends. He discussed "live beds" which are encouraged by the Town code. There will be live beds in this development; but people will not be required to use the on site management. Amenities will encourage short term rentals through the design of the building. He described the arrival experience and the easement along the south side of the site, to provide access to this project, Lazier property, and Liftside property. Braun showed image of the existing site, and the proposed new building, which will help balance pedestrians and vehicle access. He discussed the architectural guidelines in the Lionshead Redevelopment Master Plan. The master plan gets fairly specific at times. The goal is to create an identity for Lionshead. He provided some examples of other redevelopments within the master plan area, including Antlers, Arrabelle, Ritz Carlton, Lionshead Visitors Center, First Chair, and The Lion. There is no strict single theme in the architecture. He highlighted some of the main elements of design, including building form and massing, windows, wall materials, etc. Braun discussed the idea of a base, middle and top. Lionshead Visitors Center does not have much of a "middle", and Arrabelle middle is busy. He described how The Ritz- Carlton and The Lion met this design requirement. Braun described how the proposed building meets the requirements for a base, middle and top, with a strong stone base. We are not on the primary pedestrian mall, so rules here are a little bit different. Wall step backs are required, but at a different height. He described the articulation of the building. Stockmar —Asked to confirm that the alley where the PEC was walking on the site visit today is not considered a mall. Spence — That is correct. Braun continued to describe wall setbacks and changes in materials. He discussed how balconies are used in Lionshead, and how they are used on the proposed building. He discussed windows and doors. Doors should be heavy, and windows recessed in stone walls. He discussed the guidelines on architectural details. Gillette — Is this only a three inch veneer stone? Bill Pierce — Will be more like an 8 inch stone Braun — Decorative lighting proposed at the base of the building. Decorative headers are also proposed. We anticipate additional collaboration with staff, including a few civil plan issues. Kjesbo — On the zero setback, is that just the parking garage? The building is setback 10 feet? Braun — Yes, when the project is done, it will not be perceived as zero setback. Spence — Staff would like feedback on three specific issues today. These include: Variance, hot beds and intersection of wall plane and roof. He described some staff concerns on the intersection of the wall and roof. He showed photos of other buildings in Lionshead and how they met this criteria. Gillette — Recessed dormers on top of the roof, they seem to meet this requirement. Stockmar — Would like to see revisions in this area. Spence — Showed areas of the master plan in the staff memo, and what is required. Bill Pierce, Architect — Described the goals of this language in the master plan, and his role in helping draft this master plan. We are trying to minimize the impacts to the adjacent property owners. We cut the roof out, rather than adding dormers. Gillette — In my opinion, you are meeting the code. Spence — Concern is how this will appear from pedestrian level. Gillete — If you see the building from the Ice Rink, then you have tied the roof into the wall face well. If you are on the Landmark property, you can't see the roof. I think you are fine with the recessed decks. Pierce — Building was designed to look like a mountain. Dormers will add more mass and height. He read code sections relating to roofs. We are trying not to add more mass than we need. We are trying to make the building look lower. Hopkins — Look at the right deck, take that roof off; something else to animate the building. Stockmar — Would like to see more to)dure, and more sense of variation. Perez — Design is based on the text amendment, and the property being removed from the parking fee in lieu area. The te)d amendment was implemented in 2001. There is a need to decrease parking. Goal is to reduce parking on East Lionshead Circle. We need to discuss whether or not we will remove this property from the fee in lieu zone. Spence — Text amendment will not go into effect until the plat is recorded. That will happen regardless of if this site is redeveloped. Master Plan says that parking should be replaced on site upon redevelopment. Properties without access to a right-of-way should not have parking, but this property has direct access. Lockman — If there was a little more articulation on the edge, that would be better. Kurz — The roof as it looks on this image is stark to me. Very few people will see this perspective. As Bill looks closer at the design of the building, he will come up with a design that we will all support Kjesbo — The fascia line is at the same elevation on all four sides. You don't see that in other buildings. Happy with how this design has started, but it does have a linear look around the building. Spence — The rest of the building has many elements that take away from the linear aspect , contrary to other parts of the building design. Braun — We want to get the basic form set, but details on windows and trim will be addressed by the DRB. Looks like we are close. Stockmar — Does look like the building terminates with the cap, but looks unfinished above the eave. Pierce — Intention is to be the opposite of The Lion, where dormers and roofs are on the outside edge. Idea is to minimize apparent height and volume. Stockmar — Concern is the from the ground looking up, you see an eve that smacks you in the face.. Pierce — I will look at it. We plan to interface the roof and wall in a similar way as the Lionshead Parking Structure. Stockmar — Lionshead Parking structure makes a to)dure break. Gillette — I think you are on the right track. Its making an eclectic neighborhood. Kjesbo —Asked to see where the mechanical equipment will be on the building. Spence — Discussed the requested variance, which is a bit different from other setbacks. This is a fully formed floor with a deck above it. Its interim, but we do not know how long the interim will last. Staff is looking for preliminary feedback on this variance request. Stockmar — The transition will be important both before and after construction. It should be attractive before the second development on the adjacent building. Kjesbo — You should plan for the other side of the building to be developed. Sounds like the adjacent owner is on board with this design. Braun — The proposed wall is better that the existing condition that exists today. Kurz — If Lazier decides not to build, we need to be able to deal with what is there. What prevents Lazier from also building up to the property line? Braun — Lazier is currently planning a building up to the property line. Spence asked if a Memorandum of Understanding from the two property owners would be helpful. Bob Lazier, Lazier Development — We intend to build our new development at the same time. Originally we planned an underground parking structure. We are also looking at how this will impact Vantage Point. There will be a nice plaza on the upper level. We are trying to create a smooth transition. Stockmar — Would like to see a Memorandum of Understanding. Kurz —Asked about the mechanical parking system, are any of those built in snow country? Would like a presentation on this type of system. Lockman — Loading and delivery is an issue right now. If you transition to pavers and a residential mall feeling, that might get lost. Spence — Properties without significant loading and delivery will rely on the delivery bunker under Arrabelle. With this development, the deliveries will need to shift. Stockmar — Does that take a lot of trundling? Spence — Perhaps, but significantly less than commercial buildings with lots of deliveries. Gillette — Was the idea to discuss the change to the fee in lieu zones as part of this meeting? There needs to be a D IA with an understanding on how the parking will be replaced. Braun — Your question is about when the top deck of the parking structure is replaced. Perez's concern is about the change to the fee in lieu zone. Spence — Staff believes that this fee in lieu could have been discussed years ago, as the existing parking structure is located in an area where parking is not currently allowed. Perez — We are talking about the fee in lieu zones in the context of a specific development. Can you come back to us with some history on this fee in lieu and how it relates to the master plan? Spence — We are also looking at the purpose of the fee in lieu zone. He showed maps of the original and proposed fee in lieu maps. Gillette — Why are adjacent properties not also included in this fee in lieu map change? Spence — We do not want those properties to be redeveloped with on-site parking, therefore the fee in lieu is appropriate. Braun — Today, we cannot redevelop with replacement of on-site parking, based on current regulations. Perez — I'm concerned that this fee in lieu map change is a special privilege for the applicant. Lockman — Lionshead Redevelopment Master Plan has specific language on parking, and what is the timeline for replacing parking. Gillette — DIA should have been in place before demolishing the parking structure. It should be tied to something. Kjesbo — We can't add conditions of approval on two different owners. Stockmar — We are not taking away public parking. It's an issue of reaching agreements between the parties affected. Gillette — There are supposed to be 183 parking spaces. Those spaces need to be maintained; before you demo the building, there should have been a DIA in place. Braun There are 135 spaces today, and a letter from the past indicating 169 spaces. The current application includes a minimum of 171 spaces, and possibly up to the low 190s. Gillette — I would like to see how parking is replaced, and when. Braun — We are not sure how you would force an owner to build something. Gillette — It can be controlled with a DIA. Kjesbo — You need to address the fee in lieu zone so that you can replace the parking. That is logical to me. It's not a special privilege to me. We will get 160 — 180 spaces that the Town does not have to pay for. Lazier — In the interim, while the top deck is removed, Arcade will have 14 spaces. And 32 spaces will be provided for Lift House. We had excess spaces, and they were rented to commercial tenants. Lift House will not be affected. We will have 88 spaces, plus what we need for our new development. Public Comment Stewart McNabb —Attorney of the Lift House. We are not asking the Town to adjudicate the number of parking spaces and private agreements. We are trying to maintain the status quo. But with parking spaces removed, we are asking for a condition of approval that parking spaces removed be replaced, to stay in conformance with the zoning regulations. Dale Bugby, Manager for Lift House Condominium Association. We are not expecting you to solve our parking situation. It was 69 spaces, not 32 as stated by Bob Lazier. There are 45 condos. We had 69 spots in 1972. That land has a parking requirement that has not gone away. The C.O. for the building stated that parking needed to be provided on this site. Now Lazier wants to reduce from 69 parking spaces to 32 spaces. Town should not have issued a permit to demolish the parking structure without the parking addressed . There are also parking requirements for the commercial tenants like Bart and Yeti's and Montauk. Lift House has no way to replace parking. Pay in lieu probably makes sense for those three buildings, but the obligation is still there to provide parking. Lazier — We fully intend to replace what has been on site for 45 years and any new parking requirements. Stockmar — Would like to see this in writing to protect you and clearly delineate new parking. Public Comment Closed Gillette — If you take the number of spaces required in 1972, subtract the number provided. Lockman — I nitial design looks like it was thought out. Happy with what the applicants have presented to far. Hopkins — We did not discuss the north elevation, and closeness to Vantage Point. Would like to know more about snow shedding on the south balconies, and more detail on the mechanical parking. Perez — Nothing to add. Kurz — The success of this application will depend on resolving parking issues, physically and legally. It is incumbent on the applicant to get us as much information as possible on these issues. This area needs help, and the redevelopment will be a great enhancement to Lionshead and the inventory of good properties. If we can get the parking issues out of the way, I will be happy to move this forward. Gillette — Would like to address the parking, and request Town Attorney to attend next meetings. Stockmar — Would like to address these few issues. Also, would like to see sun shade studies, and a Memorandum of Understanding on the parking related issues. Braun — Unsure if we will have a MOU by next meeting, but we can have some letters about our intent. We will have more information on the automated parking, setbacks, wall/roof interface, north side building and snow shedding. Ludwig Kurz moved to table to June 25, 2018. Rollie Kjesbo seconded the motion and it passed (7-0). 3.3. A request for review of Major Exterior Alteration, pursuant to Section 12-713- 45 min. 7, Exterior Alterations or Modifications, Vail Town Code, to allow for construction of a new multifamily structure with below grade parking, located at 534 East Lionshead Circle/Lot 2 and 3, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC18-0016) Applicant$attle Mountain LLC, represented by Braun Associates, Inc. Planner: Jonathan Spence See please comments in Item 3.2 above. Discussion on Item 3.3 has been included in the comments above. Ludwig Kurz moved to table to June 25, 2018. Rollie Kjesbo seconded the motion and it passed (7-0). 3.4. A request for the review a variance from Section 12-7H-10, Setbacks, Vail Town Code, pursuant to Title 12 Chapter 17, Variances, Vail Town Code, to allow for a rear setback of zero feet (0') where ten feet (10') is required for a new multifamily structure, located at 534 East Lionshead Circle/Lot 2 and 3, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC18-0018) Applicant$attle Mountain LLC, represented by Braun Associates, Inc. Planner: Jonathan Spence See please comments in Item 3.2 above. Discussion on Item 3.4 has been included in the comments above. Ludwig Kurz moved to table to June 25, 2018. Rollie Kjesbo seconded the motion and it passed (7-0). 3.5. A request for review of a variance from Section 12-21-12, Restrictions in 45 min. Specific Zones on Excessive Slopes, Vail Town Code, to allow for more than ten percent (10%) of the total site area to be covered by driveways and surface parking, located at 2841 Basingdale Boulevard/Lot 3, Block 8, Vail Intermountain Development Subdivision, and setting forth details in regard thereto. (PEC18-0020) ApplicantUichael & Yoshimi Moore, represented by Visual I mpax Planner: Justin Lightfield presented by Jonathan Spence 1. `Approval of this variance is contingent upon the applicant obtaining Town of Vail design review approval for this proposal. " Spence introduced the project. This is the third meeting on this application. At the site visit today, the PEC was able to see the parking easement marked in the field, and the challenges of the site. Scott Handler, Visual I mpax, Applicant —At the last hearing, the PEC had some suggestions and requests. The adjacent property owners are here today. As you saw at the site visit, the location of the easement leaves no space for another curb cut. The access to the site is very difficult. The subdivision of the property created these hardships, and was not created by the applicant. We are asking to use only 557 square feet of paving. We looked at redesigning the access to reduce the amount of paving and curb cuts. We had a surveyor mark the lot and the parking easement, and the parking spots. Handler - We feel that access to the west side of the site works much better. It would give all the parking on the east side of the garage to the condos, and all of our parking on the west. He also described how 4 parking spaces could fit if access was taken from the east, but the parking is very tight. We have approval to move the fire hydrant, if necessary. He showed diagrams of various parking scenarios. Access from the west would not require backing out into the public road, and would not require moving the fire hydrant, plus additional parking for the condominium. Access from east results in 291 square feet less parking, and only one curb cut. He showed renderings of the developed site. Spence — Town Engineer, Tom Kassmel, is in attendance to answer questions. Kassmel — Our goal is to make roadway as safe as possible, and to reduce curb cuts and backing out of driveways. Option for taking access from the east is what we have today. On the west, there could be a benefit of having vehicles heading out (not backing out). One concern is showing more turning movements, and what is designed may not be sufficient. Second concern is with the distance to existing curb cuts, and the potential for curb cuts to be combined , thus creating head in parking. If we can keep linear footage the same, and ensure heading out onto the road, that would be best. Kjesbo — Parking should be on their own property, but what we saw today results in only one parking spot meeting town regulations. As shown, its in the right of way. Gillette — Drawing indicates that improvements are to be completed by Rush Condos. Michael Moore — We understand that each owner will need to pay their proportionate share of the cost of paving. Gillette — You will need major retaining (walls) to building the parking as shown on this drawing. If this is the proposal, you will need to provide a design of this parking area. Kjesbo — Based on your survey, much of the parking will be down the hillside, or off into space. Handler — Maybe for the last two parking spots. Moore — Two options in front of the board, including two variances. We have developed an Option 2. One of the variances is on the amount of paving, which can be in various forms. Without the variance the site can't be built. Option 1 does require a second variance, for a second curb cut. There is a single curb cut now. If you grant a second variance, it results in one curb cut per property. In this case it may be appropriate to have a second curb cut, to have a dedicated entrance to the new development, and to move parking spaces so they are on private property. Without a variance on the east, the site can't be developed. Kjesbo — Gave a history of this site, and how the easement was added to the site, then the lot was resold. Four parking spots need to come into compliance with Town regulations. Only way to do that is to build retaining walls. Gillette — You need to show 4 defined parking spots, either by cantilevering or adding retaining walls, or shifting the garage location. Spence — This can be done with a Condition of Approval. Handler — If we receive the second curb cut, it will be much easier to provide the parking for Rush condos. Hopkins — Don't believe that there will be enough space for the needed turning radius with the curb cut on the east. Handler — The first design is safer for everybody. Lockman —Additional curb cut is an additional variance, but its safer. I'm inclined to go back to the first design access from the west. Hopkins — Don't think access from east works. Like to see more landscaping in the front, between the street and hammerhead. Handler — Showed where additional landscaping can be placed on site. Perez — It's not the purview of the Commission to create 4 parking spaces for the adjacent property. In the easement, you are reserving 2 parking spaces for yourself. That leads to more pavement. A solution needs to be presented that reduces paving. Please give us more clarity on what you are requesting. Moore — With the western curb cut design, the 2 reserved spaces are being abandoned. On the eastern access design, those spaces are used by Rush Condos. Public Comment — Bill Wolford, Rush Condos — The past is a bit haunting to this site. When Mr. Moore bought the property two years ago, I consulted an attorney. The easement was created in 1993. Logically, each condo should have at least 1 parking space. Buyers of the condo purchase in good faith that there will be at least 1 parking space. The western entrance design makes sense. Its illegal parking that we have now. To move everything to the west makes sense and is a practical solution. Very concerned with safety, due to speeding on the road. Western entrance will be safer for the applicant, but there will be no change to Rush Condos, which will continue to back out. Public Comment Closed Gillette- I can get on board with either the west or east access. Let's decide that first. Kjesbo — We need to go on the east side, and make sure they have 4 legal spots for the Rush Condos. Town Engineer recommends no second curb cut. That will minimize the variance. Yes, you will still have backing out onto the road. Gillette —Agree with Kjesbo. An advantage of access from the east is having more landscaping. This allows garage to move west, allowing more parking in front of garage. Kurz —Agree with Kjesbo's perception. I like the west entrance to the garage better. The easement requires providing parking to the adjacent property, but not increasing the amount of paving. Its hard to say we need to grant the parking to Rush, when they created the parking. Hopkins- Like the west entrance better, the east does not work. There are lots of parking hardships in this town. Lockman — There is some unique history to this site. We should support finding safer solutions. I think the western access works. Moore — Every jurisdiction has its own requirements. You should look at whether the headship is avoidable or created by the applicant. There is almost nothing on the record on the curb cut existing with no home there. There is a hardship here, and the hardship was not created by myself and my wife. Perez — Survey was from 2014. Do you have a more recent survey? Moore - We have a boundary survey. We will have a new survey for the DRB. We have not done any changes or improvement to the property since we owned it. Stockmar — My comments follow those of Kjesbo. You bought into a difficult solution. The eastern access will be one curb cut, and lots of pavement. The western entry, if landscaped well, will allow you to pull out forward into the street. Lean toward original proposal, access from the west. It's not our job or authority to propose the solution. Inclination is to have less parking backing out. I will give credit to a second curb cut if we can cut down to four parking spaces for Rush Condos. Moore — The access from the west will allow us to move the parking to the west, and reduce the need for cantilevered parking or large retaining walls, which will reduce the environmental impacts, too. Kassmel — Described how safety can be improved by limiting Rush Condos parking to only 4 parking spaces, and ensuring that access from the west includes turning movements that allow all cars to pull out forward from the new curb cut. Kjesbo — You should be able to define parking so that it is only four parking spaces. We need to do something to define these four spots. Is the Town installing curb and gutter in this location? Kassmel — No current plans for curb and gutter by the town. Moore — Described issues with the changes to the fire hydrant. Spence — Summarized the additional information requested by the PEC to ensure that the correct information is provided. Gillette —Asked how much space must be provided on the applicant's property, and how can the Town ensure that additional parking spaces are not created in the future. Kassmel — Described how large parking is required to be 9'x19' on property, plus 5 feet to the road. He described how berms can be used to prevent additional parking. Brian Gillette moved to table to June 25, 2018. Ludwig Kurz seconded the motion and it passed (7-0). 3.6. A request for the review of an amendment to the approved Solar Vail development plan, pursuant to Section 12-61-11, Development Plan Required, Vail Town Code, for the construction of employee housing units (EHUs) including changing the floor plan with the same unit count (65 units), changes to gross residential floor area (GRFA), changes to the parking count and layout, increasing building height, and architectural changes, located at 501 N. Frontage Road West / Lot 8, Block 2, Vail Potato Patch Filing 1, and setting forth details in regard thereto. (PEC18-0021) 20 min. Applicant Sonnenalp Properties, represented by GPSL Architects Planner: Chris Neubecker 1. Approval of this amended development plan is contingent upon the applicant obtaining Town of Vail approval of an associated Design Review Board application. 2. The Applicant shall obtain an access agreement from the Town of Vail, in a form acceptable to the Town Attorney, for any and all driveway improvements on, over or across Town owned Tract A, Middle Creek Subdivision and across Town owned Vail Potato Patch, Block 2, Lot 8. Such agreements shall be executed prior to issuance of a building permit. 3. Concurrent with the submission of a building permit application, the applicant shall submit a site specific geological investigation, in accordance with Section 12-21-13, Vail Town Code, for any proposed development within a mapped Rockfall Hazard Area. The applicant shall be responsible for any changes to the building permit plans required by the professional geologist or registered professional engineer who prepared the report. 4. Prior to issuance of a Certificate of Occupancy or Temporary Certificate of Occupancy for the building, the applicant shall legally execute and record with the Eag(e County Clerk and Recorder the Town of Vail Type VI employee housing unit covenant for all sixty-five (65) residential units within the building. 5. Prior to issuance of a building permit, the applicant shall exchange eleven (11) existing deed restrictions on the property to other locations in the Town, though the Employee Housing Unit Deed Restriction Exchange Program, Section 12-13-5 Vail Town Code. However, if the applicant obtains only one building permit for both the demolition of the existing Solar Vail building and for construction of the new development (as opposed to separate demolition permit and building permit), then the timing for exchange of the eleven (11) existing deed restrictions on the property may be delayed until issuance of a Certificate of Occupancy for the new Solar Vail building. Neubecker walked the Commission through the proposed changes to the development plan since the previous approval was granted. These changes include unit mix, GRFA, site coverage, parking number and location, building height, office space, roof plan and development to the rear (north) of the structure. Perez -Same number of units but a reduction in beds. What is the change in bed count? Neubecker -Perhaps a question best for Henry Pratt. Stockmar-Location of mechanicals? Neubecker spoke to the formal development plan and parking management. Henry Pratt, Architect - Spoke to the increase in construction costs and steps made to reduce costs. Discussed the tandem parking proposal and its reduction in drive aisle, allowance for mechanicals and tenant storage. The changes to the parking numbers as a result of the loss of office use. Spoke to the parking management plan and bed count. Stockmar-Has the applicant looked at lease agreements that will restrict autos? Pratt - Preference will be given to potential tenants with no cars. Hopkins -Isn't the summer the parking issue at the structure (overnight)? Lockman -Asked about mechanicals Neubecker-Spoke to the change in bed/bedroom counts. Lockman -Recognized the challenges with cost and the necessary changes. Hopkins agrees with Lockman Perez -Agrees. Supports the reduction in office space. Kurz- Agrees. Feels that the tandem parking is an internal issue. Feels the changes have made for a better project. Kjesbo-Ok with it Stockmar- Supports changes and eliminating 3 bedrooms. Spoke to unit mix Perez -Have you discussed the changes with the neighbors? Pratt - No. Changes not substantive. Ludwig Kurz moved to approve with conditions. Rollie Kjesbo seconded the motion and it passed (6-1). Ayes: (6) Hopkins, Kjesbo, Kurz, Lockman, Perez, Stockmar Nays: (1) Gillette 3.7. A request for review of variances from Section 12-15-2, GRFA Requirements 5 min. by Zone District, Section 12-15-3 Definition, Calculation and Exclusions, Section 12-18-4 Uses, and Section 12-18-5, Density Control, Vail Town Code, pursuant to Title 12 Chapter 17, Variances, Vail Town Code, to allow for Gross Residential Floor Area (GRFA) in excess of the amount permitted by lot area and zone district and to allow an access opening to a crawl space of greater than 12 square feet, located at 2014 West Gore Creek Drive Unit 5/Lot 41-43 (Hamlet Townhouses), Vail Village West Filing 2, and setting forth details in regard thereto. (PEC18-0009) 5 min. The Applicant has withdrawn this application. Applicant flolly Proctor and John Hutto, represented by Martin Manley Architects Planner: Chris Neubecker 4. Approval of Minutes 4.1. May 29, 2018 PEC Results 5. Adjournment The applications and information about the proposals are available for public inspection during regular 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 public hearing in the Town of Vail Community Development Department. Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional information. Please call 711 for sign language interpretation 48 hour prior to meeting time. Community Development Department City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: June 11, 2018 ITEM/TOPIC: A request for review of a final plat, pursuant to Title 13 Chapter 4, Minor Subdivisions, Vail Town Code, to allow for a subdivision to reconfigure the property lines between two (2) development lots located at 500 & 534 East Lionshead Circle/Lots 1,2 and 3, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC18-0017) OTTOCHMFNTS- File Name PEC18-0017 Staff Memo (no decisio Attachment A. Vicinity Map.pdf Attachment C. Photos Part1.pdf Attachment C. Photos Part2.pdf Attachment D. BMLLC-Lazier Plat Exhibit April 23 2018.pdf Description Staff Memorandum Attachment A. Vicinity Map Attachment C. Photos_Part1 Attachment C. Photos_Part2 Attachment D. BMLLC-Lazier Plat Exhibit, April 23, 2018 0) rowN of vain Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 11, 2018 SUBJECT: A request for review of a final plat, pursuant to Title 13 Chapter 4, Minor Subdivisions, Vail Town Code, to allow for a subdivision to reconfigure the property lines between two (2) development lots located at 500 & 534 East Lionshead Circle/Parts of Lots 1-3 and Tract E, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC18-0017) Applicant: Lazier Lionshead LLC & Battle Mountain LLC, represented by Braun Associates, Inc. Planner: Jonathan Spence SUMMARY The applicants, Lazier Lionshead LLC & Battle Mountain LLC, represented by Braun Associates, Inc., request the review of a final plat, pursuant to Title 13 Chapter 4, Minor Subdivisions, Vail Town Code, to allow for a resubdivision of parts of Lots 1-3 and Tract E, Block 1, Vail/Lionshead Filing No. 1, alternatively known as Parcels C, E, F and L. As this is an introductory meeting, staff has not presented a full analysis of the proposal nor a recommendation and requests that the Planning and Environmental Commission (PEC) table this item to the June 25, 2018 meeting. A vicinity map (Attachment A), the applicant's narrative (Attachment B), property photos (Attachment C) and proposed plat (Attachment D) are attached for review. II. DESCRIPTION OF REQUEST The applicants, Lazier Lionshead LLC & Battle Mountain LLC, represented by Braun Associates, Inc., request the review of a final plat, pursuant to Title 13 Chapter 4, Minor Subdivisions, Vail Town Code, to allow for a resubdivision of parts of Lots 1-3 and Tract E, Block 1, Vail/Lionshead Filing No. 1, alternatively known as Parcels C, E, F and L. The purpose of the resubdivision is to formally plat a series of land exchanges that have occurred since the original platting of Lots 1-3, Block 1, Vail/Lionshead Filing No. 1 in 1970. III. BACKGROUND Vail/Lionshead Filing No. 1 was approved by the Board of Trustees of the Town of Vail on April 27, 1970 and was subsequently recorded with the Eagle County Clerk and recorder on May 10, 1970. The recorded plat is shown below: VAIL/LIONSHEAD , FIRST FILING A SUBDVISan AND RESIJBDIV1S1ON OF PARTS OF VAIL VILLAGE, SECOND FILING PART OF SEC GAND7, TS S.,R.00W, GTH P.M. EAGLE COUNTY, COLORADO In December of 1970, Kenneth Richards, a Registered Professional Engineer and Land Surveyor, provided the following exhibit that showed the delineation of a number of parcels in this vicinity. This exhibit is shown below: 711 ,a .,n ................ ...... ...._.__— In December of 1970, Kenneth Richards, a Registered Professional Engineer and Land Surveyor, provided the following exhibit that showed the delineation of a number of parcels in this vicinity. This exhibit is shown below: rw.ru a W� The first formal subdivision regulations for the Town of Vail were adopted on January 12, 1970 via Ordinance No. 4, Series of 1970. This ordinance required that all division of land be subject to the regulations contained therein, whether a plat is recorded or not. It is not known if the Town of Vail formally approved any subdivision or lot line amendments following the original plat of Vail/Lionshead Filing No. 1. The proposed subdivision will largely resemble the below exhibit prepared by the applicant. The applicant's surveyor has been unavailable to amend the original submittal following discussions with the Town. The plat will be available for review at the June 25, 2018 PEC meeting. BMLLC/Lazier Plat Exhibit A RESUBDIVISION OF A PART OF LOTS 1, 2 3 AND TRACT E BLOCK I TOWN OF VAIT, COUNTY OF EACIE, STATE OF COLORADO 1 t � LE -1--- .. I, IV. APPLICABLE PLANNING DOCUMENTS I Lot 2A 1 BMLLC o.�exaEs } t t T Kw: K ■ Staff believes that following provisions of the Vail Town Code are applicable to this request: TITLE 12: ZONING REGULATIONS, VAIL TOWN CODE CHAPTER 12-2-2: DEFINITIONS OF WORDS AND TERMS (in part) DEVELOPMENT LOT: A delineation of property that may include one or more structures and/or lot(s) that collectively share dimensional and/or design standards or guidelines. Examples include, but are not limited to, a duplex property containing two (2) dwelling units, a condominium complex of one or more buildings or a multi -unit townhome style development that share dimensional (GRFA, site coverage, etc.) and/or design (unified architectural and landscape design) standards or guidelines. TITLE 13: SUBDIVISION REGULATIONS, VAIL TOWN CODE (in part) Chapter 4, Minor Subdivision, Title 13, Subdivision Regulations, of the Vail Town Code prescribe the review criteria for a request for a minor subdivision. Pursuant to Section 13-4-2, Procedure, Vail Town Code, the criteria for reviewing the final plat shall be as contained in Section 13-3-4, Commission Review of Application; Criteria I Lot 1A Lazier Lazw pffiO ACFiB ff oars. o.mcn �xn 8 II "ten n> ----- Tract(TBO) �oaeo �ier l . cavaxe-�J'.earae.,.. LE -1--- .. I, IV. APPLICABLE PLANNING DOCUMENTS I Lot 2A 1 BMLLC o.�exaEs } t t T Kw: K ■ Staff believes that following provisions of the Vail Town Code are applicable to this request: TITLE 12: ZONING REGULATIONS, VAIL TOWN CODE CHAPTER 12-2-2: DEFINITIONS OF WORDS AND TERMS (in part) DEVELOPMENT LOT: A delineation of property that may include one or more structures and/or lot(s) that collectively share dimensional and/or design standards or guidelines. Examples include, but are not limited to, a duplex property containing two (2) dwelling units, a condominium complex of one or more buildings or a multi -unit townhome style development that share dimensional (GRFA, site coverage, etc.) and/or design (unified architectural and landscape design) standards or guidelines. TITLE 13: SUBDIVISION REGULATIONS, VAIL TOWN CODE (in part) Chapter 4, Minor Subdivision, Title 13, Subdivision Regulations, of the Vail Town Code prescribe the review criteria for a request for a minor subdivision. Pursuant to Section 13-4-2, Procedure, Vail Town Code, the criteria for reviewing the final plat shall be as contained in Section 13-3-4, Commission Review of Application; Criteria and Necessary Findings, Subdivision Regulations, Vail Town Code. According to Section 13-4-2C, Review and Action on Plat, "The Planning and Environmental Commission shall review the plat and associated materials and shall approve, approve with modifications or disapprove the plat within twenty one (2 1) days of the first public hearing on the minor subdivision or the minor subdivision will be deemed approved. A longer time period for rendering a decision may be granted subject to mutual agreement between the Planning and Environmental Commission and subdivider". According to Section 13-3-4, Commission Review of Application; Criteria and Necessary Findings, Subdivision Regulations, Vail Town Code, (in part) "The burden of proof shall rest with the applicant to show that the application is in compliance with the intent and purposes of this chapter, the zoning ordinance and other pertinent regulations that the planning and environmental commission deems applicable. Due consideration shall be given to the recommendations made by public agencies, utility companies and other agencies consulted under subsection 13-3-3C of this chapter. " V. PRELIMINARY SITE ANALYSIS Address: 500 and 534 East Lionshead Circle Legal Description: Lots 1-3, Block 1, Vail/Lionshead Filing No. 1 Zoning: Lionshead Mixed Use 1 (LMU-1) District Land Use Plan Designation: Lionshead Redevelopment Master Plan Current Land Use: Parking Structure and Commercial Building (Lions Pride) Geological Hazards: None Standard Allowed / Required Existing Proposed Lionshead Mixed Use 1 (LMU-1) Min. 10,000 sq. ft. Parcel L- 29,621 sq. ft. Lot 1A- 29,621 sq. ft. Site Area Parcel C- 10,367 sq. ft. Lot 2A- 10,367 sq. ft. Parcel F -3,311 sq. ft Tract K*- 3,311 sq. ft. Parcel E- 2,091 sq. ft. Tract E*- 2,091 sq. ft. Front — 10' Front (E)— 18' TBD with Setbacks Side — 10' Side(N) — 10' Redevelopment Rear — 10' Side(S) — 5' Rear(W) — 0' Height 82.5 ft. max 25 ft.± TBD with Redevelopment 35 DUs/ per acre, or 76 None TBD with Density units on a 2.16 acre Redevelopment parcel. GRFA Max. 250/100 Buildable 96,231 sq. ft. TBD with Site Area or 236,085 sq. ft. Redevelopment Site Coverage Max. 70% of site area or Unknown TBD with 66,104 sq. ft. Redevelopment UI VII. Parking/Loading TBD with Redevelopment No change TBD with Redevelopment Landscaping Min. 20% of site area or >20% per previous TBD with 18,887 sq. ft. planning documents Redevelopment * Tract K to be included with Lot 2A for the future Development Lot for redevelopment purposes. * Tract E to be included with Lot 1A for the future Development Lot for redevelopment purposes. SURROUNDING LAND USES AND ZONING North South East: West: REVIEW CRITERIA Existing Use Lodging/Multi-Family Mixed Use Welcome Center Lodging/Multifamily Zonina District Lionshead Mixed Use 1 (LMU-1) Lionshead Mixed Use 1 (LMU-1) General Use Lionshead Mixed Use 1 (LMU-1) The following are review criteria for a minor subdivision, as outlined in Section 13- 3-4, Vail Town Code. As this is an opportunity to introduce the project only, staff analysis and recommendation will be forthcoming at the next meeting. The extent to which the proposed subdivision is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and 2. The extent to which the proposed subdivision complies with all of the standards of this title, as well as, but not limited to, title 12, "Zoning Regulations", of this code, and other pertinent regulations that the planning and environmental commission deems applicable; 3. The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; 4. The extent of the effects on the future development of the surrounding area; 5. The extent to which the proposed subdivision is located and designed to avoid creating spatial patterns that cause inefficiencies in the delivery of public services, or require duplication or premature extension of public facilities, or result in a "leapfrog" pattern of development; 6. The extent to which the utility lines are sized to serve the planned ultimate population of the service area to avoid future land disruption to upgrade undersized lines; 7. The extent to which the proposed subdivision provides for the growth of an orderly viable community and serves the best interests of the community as a whole; 8. The extent to which the proposed subdivision results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features; VIII. STAFF RECOMMENDATION The Community Development Department recommends tabling PEC18-0017 to the June 25, 2018 PEC meeting. IX. ATTACHMENTS A. Vicinity Map B. Applicant's Narrative (Please see Attachment B of PEC18-0016) C. Photos D. BMLLC-Lazier Plat Exhibit, April 23, 2018 Launch Development PEC18-0017 & PEC18-0019 534 E Lionshead Circle Lotsl, 2, 3, Parcel E and Tract K, Vail Lionshead Filing 1 Subject Property —Jow- Feet 0 25 50 100 lastModif,.d: June 4, 2016 TOWK OF MAIL' L -r i H� � /��'✓✓ �` Fes.. awe.: -� _;,.,_ ,.,�. "Iw*- 10- il) ppp�ppw MIMI y Aid"PF 1 - _bf Wo E 31 '� ,A op ` ac, ii -IV 4 AM -. ��� ._ ;� �, \ t �- y � � _; -:; — �ts'i rim - L4 `MIS AA uY 6p y t'rt 1 c ■ x 71Sv. "Now"�+? r 17 g' 1 y r � 1 t R: Mph 11 i _.: _ __ � � �- � �. �'Frp� _ _ � � �,a��'�� ,,��'^ - �. .!� - .R� �� � ,r' � � .z j�. � q :dpi% f , { - 6°� -' _ �t � a, �:,: b 1. : I - �=vp�, ,�p�,±�F� /4\Y�`i�a '��.Re. V'I ;a�09, A �� h�r���}fie t� �N,l�' .r•"j' i' ' VN ip g 4 D 1G' "AI (W, ON) L, ini n -71 pppp- OVA �tA OF 4M e. :2:z t Awr er 12 ..Ilk fes v -144 , oil OKI !. r no - % CIA - A Alb, ,* -t" Lazier BMLLC/Lazier Plat Exhibit A RESUBDIVISION OF A PART OF LOTS 1, 2 3 AND TRACT E BLOCK 1 TOWN OF VAIL, COUNTY OF EAGLE, STATE OF COLORADO I VA GE -NT SUPPLEM—TOV N GE PoINT CONOOM}NIe MS CONOOMIN�UMS I ' II noun oris � ao�x vniwonsa:� Lot 1 A Lazier 0 — ACRES AFI TH gMENO THE LIFT USE gCONOOMINIUINIUM n 5B55.. W -17 6n TractS(TBD) MOLL /Lazier o.oae ACRES o Pon a im z eou wviioxsrtw I Lot 2A � BMLLC D 2 ACRES 1 1 Tract K BMLLC/Lazier 0.0]6 ACRES (M City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: June 11, 2018 ITEM/TOPIC: A request for a recommendation to the Vail Town Council for a prescribed regulations amendment to Section 12-10-16 Exempt Areas; Parking Fund Established, Vail Town Code, pursuant to Section 12-3-7 Amendment, Vail Town Code, to remove Lot 1A, Lot 2A and Tract K of a Resubdivision of Vail Lionshead, Block 1, from the "parking pay -in -lieu" zones for parking regulations purposes, and setting forth details in regard thereto. (PEC18-0019) ATTACHMENTS: File Name Description PEC18-0019 Staff Memo (no decision).pdf Staff Memorandum Attachment A. Vicinity Map.pdf Attachment A. Vicinity Map kr TOWN OF VAIL) Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 11, 2018 SUBJECT: A request for a recommendation to the Vail Town Council for a prescribed regulations amendment to Section 12-10-16 Exempt Areas; Parking Fund Established, Vail Town Code, pursuant to Section 12-3-7 Amendment, Vail Town Code, to remove Lot 1A, Lot 2A and Tracts E and K of a Resubdivision of Vail Lionshead, Block 1, from the "parking pay -in -lieu" zones for parking regulations purposes, and setting forth details in regard thereto. (PEC18-0019) Applicant: Lazier Lionshead LLC & Battle Mountain LLC, represented by Braun Associates, Inc. Planner: Jonathan Spence SUMMARY The applicants, Lazier Lionshead LLC & Battle Mountain LLC, represented by Braun Associates, Inc, request the review of a prescribed regulation amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to amend Section 12-10-16 Exempt Areas; Parking Fund Established, Vail Town Code, to remove Lot 1A, Lot 2A and Tract K of a Resubdivision of Vail Lionshead, Block 1, from the "parking pay -in -lieu" zones for parking regulations purposes, located in the vicinity of 500 and 534 East Lionshead Circle. As this is an introductory meeting, staff has not presented a full analysis of the proposal nor a recommendation and requests that the Planning and Environmental Commission (PEC) table this item to the June 25, 2018 meeting. A vicinity map (Attachment A) and the applicant's narrative (Attachment B). II. DESCRIPTION OF REQUEST The applicant is proposing to alter the Core Area Parking Map 11, Lionshead, to remove Lot 1A, Lot 2A and Tracts E and K of a Resubdivision of Vail Lionshead, Block 1 from the Pay -in -Lieu designation. The result of the map amendment will be the allowance of the subject properties, which currently include the two-level parking structure, to provide onsite parking when redeveloped. III. BACKGROUND The Town's zoning code has allowed for certain exemptions from on-site parking requirements since 1973. In 1982, in conjunction with the Vail Village and Lionshead Urban Design Guide Plans, the Town established a "parking pay -in -lieu" program - thereby allowing property owners to pay a fee in exchange for a reduction in on-site parking. The program's primary purpose was to minimize vehicular traffic in the Town's pedestrianized commercial areas while allowing property owners some flexibility in the provision of required parking created by infill development and redevelopment. Prior to the approval of Ordinance No. 4, Series of 2001, all properties that were zoned CCI, CCII or LMU-1 (Vail Village and Lionshead) had the ability to participate in the Town's pay -in -lieu program - regardless of their location. In 2001, the PEC and Vail Town Council expressed a desire to re-evaluate the program in an effort to promote the original goals outlined in the Vail Village and Lionshead Design Guide Plans. The resulting code changes and amendments to the Core Area Parking Map resulted in the designation of certain properties that must participate in the program, and where on-site parking is prohibited.. It was the understood rationale that these properties were inappropriate for on-site parking due to their pedestrian ization and lack of reasonable access to established motor vehicle ways. The designated properties in the Lionshead Area are shown below. This exhibit was included as an attachment to Ordinance No. 4, Series of 2001. Pay -in -Lieu Properties Lionshead Pay -in -Lieu Properties Town of Vail Page 2 .. rtaRNINil LOT_: �a�E - sOWs All Sial - —'V run ¢� — S10 ,Ii ✓"�f - '� 1 4: ,i EAST LIONSHEAD CIRCLE J f s `.1r� .__ � -/fiAGTC� .l' - �'�3 Y. `� - 4i6 ' T _ ♦STic f�f F II esrlw � oa�mor_A s � I � 1®S � l4Wgsl wMsi,E'RO f i .1R3 - M�TefJEA09 i � I r 1 I f 1 wcKsre s _.._:: p J TnEerrne [ i of 1 Tn Tr �! s IJ •'{ � ~ 1 _ L � ``>>.� '�E - IS � 6r5 � � V em ,�� � v� Ir �_ a , 7, 71i Truere �I ®e � --_ • it uzc,e f i - - aranF.res i A � �° � l �+ocneL rrtne r e Pay -in -Lieu Properties Town of Vail Page 2 This exhibit was later incorporated into the Town's Core Area Parking Map. The most recent version of this map is shown below. It should be noted that neither the exhibit nor the Core Area Parking Map make any distinction between the Lift House and Vail 21 developments and the adjacent private parking facility. IV. PROPOSED TEXT AMENDMENT LANGUAGE The Prescribed Regulation Amendment is proposed to remove Lot 1A, Lot 2A and Tracts E and K of a Resubdivision of Vail Lionshead, Block 1, from the "parking pay -in - lieu" zones for parking regulations purposes (see PEC18-0017). The parcels have direct vehicular access from the platted easement existing just south of the existing parking structure. It should be noted that the Lionshead Redevelopment Master Plan (LRMP) contemplated the redevelopment of the parking deck, with parking relocated below new structures, accessed either from Lionshead Circle or from the alley (See 5.7.5 of the LRMP). The location of these parcels is shown below: Town of Vail Page 3 t s� Ar \lhntn rip Paint. f i Swedish - 4 1 ■ Lift Houses —7 , Vail 21 c� qft rA , ate! I LiOnSneaUat A. '�rqa�L .1 t V - Lionshead Center r l rnen ment to Parking Pa in Lieu Zones The proposed prescribed regulation amendment, to be approved via ordinance with the Vail Town Council, will not take effect until the recordation of the final plat, creating Lots 1A, 2A and Tracts E and K has occurred with the Eagle County Clerk and Recorder. V. ROLES OF REVIEWING BODIES Order of Review: Generally, text amendment applications will be reviewed by the Planning and Environmental Commission and the Commission will forward a recommendation to the Town Council. The Town Council will then review the text amendment application and make the final decision. Planning and Environmental Commission: The Planning and Environmental Commission is responsible for the review of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Code, and forwarding of a recommendation to the Town Council. Town of Vail Page 4 Design Review Board: The Design Review Board has no review authority over a text amendment to the Vail Town Code. Town Council: The Town Council is responsible for final approval, approval with modifications, or denial of a text amendment application, pursuant to Section 12-3-7, Amendment, Vail Town Code. Staff: The Town Staff facilitates the application review process. Staff reviews the submitted application materials for completeness and general compliance with the appropriate requirements of the Town Code. Staff also provides the Planning and Environmental Commission a memorandum containing a description and background of the application; an evaluation of the application in regard to the criteria and findings outlined by the Town Code; and a recommendation of approval, approval with modifications, or denial. VI. APPLICABLE PLANNING DOCUMENTS Staff believes that following provisions of the Vail Town Code and Vail Land Use Plan are relevant to the review of this proposal: Title 12, Zoning Regulations, Vail Town Code CHAPTER 12-1, TITLE, PURPOSE AND APPLICABILITY (in part) Section 12-1-2: Purpose.- A. urpose: A. General: These regulations are enacted for the purpose of promoting the health, safety, morals, and general welfare of the Town, and to promote the coordinated and harmonious development of the Town in a manner that will conserve and enhance its natural environment and its established character as a resort and residential community of high quality. B. Specific: These regulations are intended to achieve the following more specific purposes.- 1. urposes: 1. To provide for adequate light, air, sanitation, drainage, and public facilities. 2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and other dangerous conditions. 3. To promote safe and efficient pedestrian and vehicular traffic circulation and to lessen congestion in the streets. 4. To promote adequate and appropriately located off-street parking and loading facilities. Town of Vail Page 5 5. To conserve and maintain established community qualities and economic values. 6. To encourage a harmonious, convenient, workable relationship among land uses, consistent with Municipal development objectives. 7. To prevent excessive population densities and overcrowding of the land with structures. 8. To safeguard and enhance the appearance of the Town. 9. To conserve and protect wildlife, streams, woods, hillsides, and other desirable natural features. 10. To assure adequate open space, recreation opportunities, and other amenities and facilities conducive to desired living quarters. 11. To otherwise provide for the growth of an orderly and viable community. 12-10-16: Exempt Areas, Parking Fund Established.- A. stablished: A. Criteria: The town council by resolution may exempt certain areas from the off street parking and loading requirements of this chapter if alternative means will meet the off street parking and loading needs of all uses in the area. Prior to exempting any area from the off street parking and loading requirements, the council shall determine the following.- That ollowing: That the exemption is in the interests of the area to be exempted and in the interests of the town at large. 2. That the exemption will not confer any special privilege or benefit upon properties or improvements in the area to be exempted, which privilege or benefit is not conferred on similarly situated properties elsewhere in the town. 3. That the exemption will not be detrimental to adjacent properties or improvements in the vicinity of the area to be exempted. 4. That suitable and adequate means will exist for provision of public, community, group or common parking facilities, for provision of adequate loading facilities and for a system for distribution and pick up of goods, and for financing, operating and maintaining such facilities, and that such parking, loading and distribution facilities shall be fully adequate to meet the existing and projected needs generated by all uses in the area to be exempted. B. Parking Fund: For projects located within the town's "parking pay -in -lieu" zones (as identified on the town's official "parking pay -in -lieu zone" maps, incorporated by reference) property owners or applicants shall be required to contribute to the town parking fund, hereby established for the purpose of meeting the demand and requirements for vehicle parking to the extent outlined in applicable master plan documents and the zoning regulations. At such time as any property owner or other applicant proposes to develop or redevelop a parcel of property within an exempt Town of Vail Page 6 area which would require parking and/or loading areas, the owner or applicant shall pay to the town the parking fee hereinafter required.- The equired: The parking fund established in this section shall receive and disburse funds for the purpose of conducting parking studies or evaluations, construction of parking facilities, the maintenance of parking facilities, the payment of bonds or other indebtedness for parking facilities, and administrative services relating to parking. 2. The parking fee to be paid by any owner or applicant shall be determined by the town council. 3. If any parking funds have been paid in accordance with this section and if subsequent thereto a special or general improvement district is formed and assessments levied for the purpose of paying for parking improvements, the payer shall be credited against the assessment with the amount previously paid. 4. The parking fee to be paid by any owner or applicant is hereby determined to be eighteen thousand five hundred ninety seven dollars eighty cents ($18,597.80) per space for residential uses (including, but not limited to, accommodation units, timeshares and fractional fee units). There is no pay in lieu fee for commercial uses. This fee shall be automatically adjusted annually by the percentage the consumer price index of the city of Denver has increased or decreased over each successive year. 5. For additions or enlargements of any existing building or change of use that would increase the total number of parking spaces required, an additional parking fee will be required only for such addition, enlargement or change and not for the entire building or use. No refunds will be paid by the town to the applicant or owner. 6. The owner or applicant has the option of paying the total parking fee at the time of building permit or paying over a five (5) year period. If the latter course is taken, the first payment shall be paid on or before the date the building permit is issued. Four (4) more annual payments will be due to the town on the anniversary of the building permit. Interest of ten percent (10%) per annum shall be paid by the applicant on the unpaid balance. If the owner or applicant does choose to pay the fee over a period of time, he or she shall be required to sign a promissory note which describes the total fee due, the schedule of payments, and the interest due. Promissory note forms are available at the offices of the department of community development. 7. When a fractional number of spaces results from the application of the requirements schedule (section 12-10-10 of this chapter) the parking fee will Town of Vail Page 7 be calculated using that fraction. This applies only to the calculation of the parking fee and not for on site requirements. (Ord. 29(2005) § 29: Ord. 4(2001) § 2: Ord. 3(1999) § 11: Ord. 10(1994) § 1: Ord. 6(1991) § 1: Ord. 30(1982) § 1: Ord. 47(1979) § 1: Ord. 8(1973) § 14.800) 12-10-21: Parking Pay in Lieu Zones Established: The "parking pay in lieu zone" maps (attached to the ordinance codified herein, and available for inspection in the office of the town clerk) shall be used to identify properties within the parking pay in lieu zones referenced in section 12-10-16 of this chapter. Properties will be required to comply with the amended program upon demolition/rebuild. Properties not included in the pay in lieu zones may apply to the planning and environmental commission for review if the provision of on site parking on the property would circumvent relevant objectives of applicable comprehensive plan documents including, but not limited to, parking, pedestrianization, and vehicle penetration elements. (Ord. 29(2005) § 29: Ord. 4(2001) § 3) Vail Land Use Plan 1. General Growth / Development 1.1. Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.3. The quality of development should be maintained and upgraded whenever possible. Lionshead Redevelopment Master Plan 5.7.5 Lions Pride Building and Parking Deck The Lions Pride building and the parking deck across the alley are not in primary locations in the retail core but, because they are in very questionable condition (both visually and physically), their redevelopment and compliance with the Master plan should be considered a priority. An opportunity exists to convert the existing alleyway into a true arrival point for these properties and an enhanced pedestrian walkway. The existing parking must be replaced, most likely underneath a new structure, and could be accessed directly from East Lionshead Circle or from the alley. VII. CRITERIA FOR REVIEW The following are review criteria for a prescribed regulation amendment, as outlined in Section 12-3-7, Vail Town Code. As this is an opportunity to introduce the project only, staff analysis and recommendation will be forthcoming at the next meeting. Town of Vail Page 8 1. The extent to which the text amendment furthers the general and specific purposes of the zoning regulations; and 2. The extent to which the text amendment would better implement and better achieve the applicable elements of the adopted goals, objectives, and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and 3. The text amendment demonstrates how conditions have substantially changed since the adoption of the subject regulation and how the existing regulation is no longer appropriate or is inapplicable; and 4. The extent to which the text amendment provides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives; and 5. Such other factors and criteria the planning and environmental commission and/or council deem applicable to the proposed text amendment. VIII. STAFF RECOMMENDATION The Community Development Department recommends tabling PEC18-0017 to the June 25, 2018 PEC meeting. IX. ATTACHMENTS A. Vicinity Map B. Applicant's Narrative (Please see Attachment B of PEC18-0016) Town of Vail Page 9 Launch Development PEC18-0017 & PEC18-0019 534 E Lionshead Circle Lotsl, 2, 3, Parcel E and Tract K, Vail Lionshead Filing 1 Subject Property —Jow- Feet 0 25 50 100 lastModif,.d: June 4, 2016 TOWK OF MAIL' I -a City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: June 11. 2018 ITEM/TOPIC: A request for review of Major Exterior Alteration, pursuant to Section 12-713-7, Exterior Alterations or Modifications, Vail Town Code, to allow for construc multifamily structure with below grade parking, located at 534 East Lionshead Circle/Lot 2 and 3, Block 1, Vail Lionshead Filing 1, and setting forth detail: (PEC18-0016) ATTACHMENTS: File Name PEC18-0016 Staff Memo (no decision).pdf Attachment A. Vicinity map.pdf Attachment B. Applicants Narrative 06-04-2018.pdf Attachment C. Plan Set with renderings 06-04-2018 Part1.pdf Attachment C. Plan Set with renderings 06-04-2018 Part2.pdf Attachment C. Plan Set with renderings 06-04-2018 Part3.pdf Attachment C. Plan Set with renderings 06-04-2018 Part4.pdf Attachment C. Plan Set with renderings 06-04-2018 Part5.pdf Attachment C. Plan Set with renderings 06-04-2018 Part6.pdf Attachment E. Letter of Concern Stewart McNab of Carver Schwarz Kamper and Forbes LLC representing the Lift House Homeowner's Association June Attachment F. Letter of Concern Charles Curtis Vail 21 #505 06-07-2018.pdf WAV111112 Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 11, 2018 SUBJECT: A request for review of a Major Exterior Alteration, pursuant to Section 12- 7H-7, Exterior Alterations or Modifications, Vail Town Code, to allow for construction of a new multifamily structure with below grade parking, located at 534 East Lionshead Circle/Lot 2 and 3, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC18-0016) and A request for the review of a variance from Section 12-7H-10, Setbacks, Vail Town Code, pursuant to Title 12 Chapter 17, Variances, Vail Town Code, to allow for a rear setback of zero feet (0') where ten feet (10') is required for a new multifamily structure, located at 534 East Lionshead Circle/Lot 2 and 3, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC18-0018) Applicant: Battle Mountain LLC, represented by Braun Associates, Inc. Planner: Jonathan Spence SUMMARY The applicant, Battle Mountain LLC, represented by Braun Associates, Inc., requests the review of a Major Exterior Alteration, pursuant to Section 12-7H-7, Exterior Alterations or Modifications, Vail Town Code, to allow for construction of a new multifamily structure with below grade parking, located at 534 East Lionshead Circle/Lot 2 and 3, Block 1, Vail Lionshead Filing 1. In addition, the applicant also requests the review of a variance from Section 12-7H-10, Setbacks, Vail Town Code, pursuant to Title 12 Chapter 17, Variances, Vail Town Code, to allow for a rear setback of zero feet (0') where ten feet (10') is required for the new multifamily structure. This application is being heard in concert with PEC18-0017 Final Plat and PEC18-0019 Prescribed Regulations Amendment. The June 11, 2018 meeting shall serve as an introduction to the project and its discreet components. As such, staff has not prepared a full analysis of the project at this time but has proposed a series of discussion items. A full staff analysis, with recommendation, will be available with the staff report prior to the next meeting on this project. Staff requests that this item be tabled to the June 25, 2018 meeting. Staff has received a letter of concern from Stewart McNab of Carver, Schwarz, Kamper and Forbes, LLC representing the Lift House Homeowner's Association, included as Attachment E. This letter is in reference to the parking situation arising out of the 1972 approvals for the Lift House and other properties. Please see the Background section below for a further discussion of the parking situation. Staff has also received a letter of concern from Charles Curtis, an owner in Vail 21, regarding the increase in potential traffic in the alley as a result of redevelopment. This letter is included as Attachment F. II. DESCRIPTION OF REQUEST Battle Mountain LLC, represented by Braun Associates, Inc. is proposing a six -story multi -family residential project consisting of the following components: • Nine (9) residential condominiums ranging in size from 2,265 square feet to 3,810 square feet. • Three (3) on-site Type VII-IZ Employee Housing Units totaling 2,960 square feet, an increase of 576 square feet over the requirement. • A first floor lobby and common area including sitting areas, a fitness center, owner's storage and a small office for building management and short-term rental management. • A three (3) story underground automated parking system capable of providing 93 automobile parking spaces. • Associated site improvements and landscaping including pedestrian related improvements to the alley. III. BACKGROUND The subject property was annexed into the Town of Vail (Town) by Ordinance No. 8, Series of 1969, which became effective on August 23, 1969. Vail/Lionshead Filing No. was approved by the Board of Trustees of the Town of Vail on April 27, 1970 and was subsequently recorded with the Eagle County Clerk and Recorder on May 10, 1970. In 1973 a two-level parking structure was built on this property and also built on the property immediately to the west to meet the parking demands of adjacent developments including Vail 21, the Lift House and the Lions Pride building, among others. Over the last 25 years, the property has continued to provide this parking, however the exact arrangements in regard to leases, easements or other legal instruments are largely unknown. The exception to this statement is Vail 21 whose rights and obligations related to the parking structure were resolved through legal action in 2007. The Town of Vail is not a party to any of these private agreements. Due to structural deficiencies, the top deck of the existing parking structure will be removed this summer with the lower level re -graded and /or maintained until redevelopment occurs. Section 12-10-3: Existing Facilities of the Vail Town Code requires that existing parking facilities not be reduced in capacity to less than the number of spaces prescribed by the Code. The project, as proposed, meets this requirement. Please see the applicant's narrative, included as Attachment B, for further details on the proposed parking. IV. DISCUSSION QUESTIONS This meeting before the Planning and Environmental Commission shall serve as an introduction to the project and its components. As noted previously, this project includes not only the review of the proposed structure and related requested setback variance but also the review of a subdivision and prescribed regulation amendment. Staff offers the following discussion questions as starting off points for this meeting, related to the Major Exterior Alteration and Variance request: • With relation to the Design Guidelines, in the Lionshead Redevelopment Master Plan (LRMP), specifically 8.4.2.4 Exterior Walls does the proposal respond effectively to the following: The tops of walls shall be designed to comfortably engage their pitched roofs, without the abrupt changes in form and massing so commonly found in structures with primarily flat roofs. Walls should also be used to visually reduce roof heights, through the careful design of lowered plate heights and integrated dormers, which help to merge wall planes with roof forms and interlock building masses with roof masses. The tops of buildings shall be capped with well- proportioned, pitched roofs, acting as the uppermost unifying image within the architectural fabric of Lionshead. Roofs viewed from pedestrian streets should nearly disappear from view as travelers approach, due to their pitches relative to ground -level sightlines. However, viewed from a distance, roof forms within Lionshead should offer a consistent roofscape to the observer within the community or on the mountain adjacent to it. Guidelines which direct the design of the roofscape are described in Section 8.4.2.7. • With relation to the required criteria and findings for a Variance, does the PEC believe, at this time, that the request, as presented, meets these requirements? • Does the PEC believe that the application's live bed provisions meet the requirements of the Lionshead Redevelopment Master Plan (Section 4.13) and, if not, what revisions would be necessary? V. APPLICABLE PLANNING DOCUMENTS Title 12, Zoning Regulations, Vail Town Code (in part) ARTICLE H — Lionshead Mixed Use 1 (LMU-1) District 12-7H-1: PURPOSE.- The URPOSE: 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 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. (Ord. 29(2005) § 24: Ord. 3(1999) § 1) 12-7H-2: PERMITTED AND CONDITIONAL USES, BASEMENT OR GARDEN LEVEL.- A. EVEL: A. Permitted Uses: The following uses shall be permitted in basement or garden levels within a structure.- Banks tructure: Banks and financial institutions. Child daycare centers. Commercial ski storage/ski club. Eating and drinking establishments. Employee housing units, as further regulated by chapter 13 of this title. Personal services and repair shops. Professional offices, business offices and studios. Public or private lockers and storage. Recreation facilities. Retail establishments. Skier ticketing, ski school and skier services. Travel and ticket agencies. Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of section 12-3-4 of this title. 12-7H-3: PERMITTED AND CONDITIONAL USES, FIRST FLOOR OR STREET LEVEL.- A. EVEL: A. Permitted Uses: The following uses shall be permitted on the first floor or street level within a structure.- Banks, tructure:Banks, with walk-up teller facilities. Child daycare centers. Eating and drinking establishments. Employee housing units, as further regulated by chapter 13 of this title. Recreation facilities. Retail stores and establishments. Skier ticketing, ski school and skier services. Travel and ticket agencies. Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of section 12-3-4 of this title. 12-7H-4: PERMITTED AND CONDITIONAL USES, SECOND FLOOR AND ABOVE.- A. BOVE: A. Permitted Uses: The following uses shall be permitted on those floors above the first floor within a structure: Accommodation units. Attached accommodation units. Employee housing units, as further regulated by chapter 13 of this title. Lodges. Multiple -family residential dwelling units, lodge dwelling units. Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of section 12-3-4 of this title. 12-7H-6: ACCESSORY USES.- The SES: The following accessory uses shall be permitted in the Lionshead mixed use 1 district.- Home istrict: Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of section 12-14-12 of this title. Loading and delivery and parking facilities customarily incidental and accessory to permitted and conditional uses. Minor arcades. Offices, lobbies, laundry, and other facilities customarily incidental and accessory to hotels, lodges, and multiple -family uses. Outdoor dining decks and patios. Swimming pools, tennis courts, patios or other recreation facilities customarily incidental to permitted residential or lodge uses. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. (Ord. 29(2005) § 24: Ord. 3(1999) § 1) 12-7H-7: EXTERIOR ALTERATIONS OR MODIFICATIONS: A. Review Required: The construction of a new building or the alteration of an existing building that is not a major exterior alteration as described in subsection 8 of this section shall be reviewed by the design review board in accordance with chapter 11 of this title. 1. Submittal Items Required: The submittal items required for a project that is not a major exterior alteration shall be provided in accordance with section 12-11-4 of this title. B. Major Exterior Alteration: The construction of a new building or the alteration of an existing building which adds additional dwelling units, accommodation units, fractional fee club units, timeshare units, any project which adds more than one thousand (1, 000) square feet of commercial floor area or common space, or any project which has substantial off site impacts (as determined by the administrator) shall be reviewed by the planning and environmental commission as a major exterior alteration in accordance with this chapter and section 12-3-6 of this title. Any project which requires a conditional use permit shall also obtain approval of the planning and environmental commission in accordance with chapter 16 of this title. Complete applications for major exterior alterations shall be submitted in accordance with administrative schedules developed by the department of community development for planning and environmental commission and design review board review. 1. Submittal Items Required, Major Exterior Alteration: The following submittal items are required.- a. equired: a. Application: An application shall be made by the owner of the building or the building owner's authorized agent or representative on a form provided by the administrator. Any application for condominiumized buildings shall be authorized by the condominium association in conformity with all pertinent requirements of the condominium association's declarations. b. Application, Contents: The administrator shall establish the submittal requirements for an exterior alteration or modification application. A complete list of the submittal requirements shall be maintained by the administrator and filed in the department of community development. Certain submittal requirements may be waived and/or modified by the administrator and/or the reviewing body if it is demonstrated by the applicant that the information and materials required are not relevant to the proposed development or applicable to the planning documents that comprise the Vail comprehensive plan. The administrator and/or the reviewing body may require the submission of additional plans, drawings, specifications, samples and other materials if deemed necessary to properly evaluate the proposal. C. Work Sessions/Conceptual Review: If requested by either the applicant or the administrator, submittals may proceed to a work session with the planning and environmental commission, a conceptual review with the design review board, or a work session with the town council. D. Hearing: The public hearing before the planning and environmental commission shall be held in accordance with section 12-3-6 of this title. The planning and environmental commission may approve the application as submitted, approve the application with conditions or modifications, or deny the application. The decision of the planning and environmental commission may be appealed to the town council in accordance with section 12-3-3 of this title. E. Lapse Of Approval: Approval of an exterior alteration as prescribed by this article shall lapse and become void two (2) years following the date of approval by the design review board unless, prior to the expiration, a building permit is issued and construction is commenced and diligently pursued to completion. Administrative extensions shall be allowed for reasonable and unexpected delays as long as code provisions affecting the proposal have not changed. (Ord. 29(2005) § 24: Ord. 5(2003) § 11: Ord. 8(200 1) § 2: Ord. 3(1999) § 1) 12-7H-8: COMPLIANCE BURDEN.- It URDEN: 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. (Ord. 29(2005) § 24: Ord. 3(1999) § 1) 12-7H-9: LOT AREA AND SITE DIMENSIONS.- The IMENSIONS: The minimum lot or site area shall be ten thousand (10, 000) square feet of buildable area. (Ord. 3(1999) § 1) 12-7H-10: SETBACKS.- The ETBACKS: The minimum building setbacks shall be ten feet (10) unless otherwise specified in the Lionshead redevelopment master plan as a build to line. (Ord. 29(2005) § 24: Ord. 3(1999) § 1) 12-7H-11: HEIGHT AND BULK: Buildings shall have a maximum average building height of seventy one feet (71) with a maximum height of 82.5 feet, as further defined by the Lionshead redevelopment master plan. All development shall comply with the design guidelines and standards found in the Lionshead redevelopment master plan. Flexibility with the standard, as incorporated in the Lionshead redevelopment master plan, shall be afforded to redevelopment projects which meet the intent of design guidelines, as reviewed and approved by the design review board. (Ord. 29(2005) § 24: Ord. 3(1999) § 1) 12-7H-12: DENSITY (DWELLING UNITS PER ACRE). Up to a thirty three percent (33%) increase over the existing number of dwelling units on a property or thirty five (35) dwelling units per acre, whichever is greater, shall be allowed. For the purpose of calculating density, employee housing units, accommodation units, attached accommodation units, timeshare units, and fractional fee club units shall not be counted as dwelling units. Additionally, a "lodge dwelling unit", as defined herein, shall be counted as twenty five percent (25%) of a dwelling unit for the purpose of calculating density. (Ord. 18(2005) § 2: Ord. 31(2001) § 5: Ord. 3(1999) § 1) 12-7H-13: GROSS RESIDENTIAL FLOOR AREA (GRFA): Up to two hundred fifty (250) square feet of gross residential floor area shall be allowed for each one hundred (100) square feet of buildable site area, or an increase of thirty three percent (33%) over the existing GRFA found on the property, whichever is greater. Multiple -family dwelling units in this zone district shall not be entitled to additional gross residential floor area under section 12-15-5, "Additional Gross Residential Floor Area (250 Ordinance) ", of this title. (Ord. 3(1999) § 1) 12-7H-14: SITE COVERAGE.- Site OVERAGE: Site coverage shall not exceed seventy percent (70%) of the total site area, unless otherwise specified in the Lionshead redevelopment master plan. (Ord. 29(2005) § 24: Ord. 3(1999) § 1) 12-7H-15: LANDSCAPING AND SITE DEVELOPMENT: At least twenty percent (20%) of the total site area shall be landscaped, unless otherwise specified in the Lionshead redevelopment master plan. (Ord. 29(2005) § 24: Ord. 3(1999) § 1) 12-7H-16: PARKING AND LOADING.- Off OADING: Off street parking and loading shall be provided in accordance with chapter 10 of this title. At least one-half (1/2) of the required parking shall be located within the main building or buildings. (Ord. 3(1999) § 1) 12-7H-17: LOCATION OF BUSINESS ACTIVITY: A. Limitations, Exception: All offices, businesses and services permitted by zone district shall be operated and conducted entirely within a building, except for permitted unenclosed parking or loading areas, the outdoor display of goods, or outdoor restaurant seating. B. Outdoor Displays: 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. Sidewalks, building entrances and exits, driveways and streets shall not be obstructed by outdoor display. (Ord. 3(1999) § 1) 12-7H-18: MITIGATION OF DEVELOPMENT IMPACTS.- Property MPACTS: Property owners/developers shall also be responsible for mitigating direct impacts of their development on public infrastructure and in all cases mitigation shall bear a reasonable relation to the development impacts. Impacts may be determined based on reports prepared by qualified consultants. The extent of mitigation and public amenity improvements shall be balanced with the goals of redevelopment and will be determined by the planning and environmental commission in review of development projects and conditional use permits. Mitigation of impacts may include, but is not limited to, the following: employee housing per the town's current employee housing policy, roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank improvements, public art improvements, and similar improvements. The intent of this section is to only require mitigation for large scale redevelopment/development projects which produce substantial off site impacts. (Ord. 14(2006) § 3: Ord. 29(2005) § 24: Ord. 3(1999) § 1) Vail Comprehensive Plan (in part) Vail 20/20 Focus on the Future — Strategic Action Plan (in part) - The Vail 20/20 Strategic Action Plan is a visioning document that begins with a set of values that outline what is truly important to the community. The plan outlines goals for land use and development, parks and recreation, environment, housing, transportation, economy, community and public safety topics, including specific vision statements, long-term goals, and actions and strategies over the next 5 years to achieve those goals. LAND USE Goal #4: Provide for enough deed -restricted housing for at least 30 percent of the workforce through policies, regulations and publicly initiated development. • Address the zoning regulations to provide more incentives for developers to build employee housing units. • Use employee housing fund for buy -downs and other programs that will increase the number of employees living within the town. ENVIRONMENTAL SUSTAINABILITY Goal #2: Energy Management in Buildings and Transportation: Reduce the town's 2007 baseline green house gas emissions. • Support employee housing initiatives in order to reduce trips into Vail. HOUSING Goal: The Town of Vail recognizes the need for housing as infrastructure that promotes community, reduces transit needs and keeps more employees living in the town, and will provide for enough deed -restricted housing for at least 30 percent of the workforce through policies, regulations and publicly initiated development. • Conduct inventory of all sites with development potential and pursue opportunities for acquiring undeveloped or underdeveloped properties. • Update the Vail Land Use Plan and identify more areas for employee housing. • Research parking requirements for employee housing and consider reducing requirements for employee housing developments. • Expand the number of employee beds in the Town of Vail ECONOMY Goal #3: Maintain a town -wide workforce in which at least 30 percent of people who work in Vail also live in Vail. • Support the local economy by working with the business community to address future workforce housing needs as they relate to business in Vail. Vail Land Use Plan (in part) — The Land Use Plan is not intended to be regulatory in nature but is intended to provide a general framework to guide decision making. One specific measure used to implement the recommendations of the Land Use Plan includes amendments to the Official Zoning Map. Other measures include changes to ordinances and regulations or policies adopted by the Town. Chapter 11- Land Use Plan Goals / Policies (in part) 1. General Growth/Development 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.3 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). 5. 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 exist. 5.3. Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail, with appropriate restrictions. 5.4. Residential growth should keep pace with the market place demands for a full range of housing types. 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. 2009 Environmental Sustainability Strategic Plan — The purpose of this plan is to define a strategy that consists of measurable goals, objectives, and actions that will help the Town coordinate efforts to achieve the environmental vision of the community. Goal #6 — Transportation — Reduce the environmental impact of transportation by supporting efforts within the Eagle Valley to decrease total Vehicle Miles Traveled (VMT) by commuters and guests by 20% by 2020. LIONSHEAD REDEVELOPMENT MASTER PLAN The Lionshead Redevelopment Master Plan is the guiding document when it comes to the analysis, review and approval of projects within the Lionshead planning area. Staff encourages the Commission to review the document, a link to which has been provided as Attachment D. Special attention should be given to the following sections: • Chapter 2: Introduction including purpose, definition and policy objectives. • Chapter 4: Master Plan Recommendations -Overall Study Area, with special attention to Sections 4.7.3.2, 4.11, and 4.13 • Chapter 5: Detailed Plan Recommendations, specifically Section 5.7 • Chapter 8: Architectural Design Guidelines, with special attention to 8.4.2, VI. ZONING ANALYSIS Address: 534 East Lionshead Circle Legal Description: Lot 2A and Tract K, Vail/Lionshead Filing No. 1, a Resubdivision Lot Size: .314 acre (13,677 sq. ft.) Existing Zoning: Lionshead Mixed Use 1 (LMU-1) Land Use Designation: Lionshead Redevelopment Master Plan Mapped Geological Hazards: None UI I Development Required by Town Proposed Complies? Standard Code West: Lodging/Multifamily Lot Size Min. 10,000 sq. ft. .314 acre (13,677 sq. Complies ft.) Minimum Setbacks Front — 10' North: 10' Variance to west Side — 10' South: 10' setback requested, Rear — 10' East: 10' per Section 12-7H-10: West: 0' Setbacks Maximum Height 82.5 ft. max 81 ft. max Complies 71 ft. averse 71 ft. average Maximum Dwelling 35 DUs/ per acre, or 9 dwelling units (28.6 Complies units/acre 11 units on a .314 du/buildable acre) acre parcel. GRFA Max. 250/100 24,085 sq. ft. Complies Buildable Site Area or 25,917 sq. ft. * Site coverage Max. 70% of site area 8,020 sq. ft. or 59% Complies maximum or 9,754 sq. ft. Minimum Min. 20% of site area 2,740 sq. ft. or 20% Complies Landscaping or 2,735 sq. ft. Required Parking 1.4 per unit or 17 93 spaces** Complies spaces *Although the Development Lot includes Tract K, per an agreement with a part owner of the tract, GRFA is limited to that associated with Lot 2A. **The proposed 93 spaces accommodate the parking generated by the proposed development, replaces existing parking as required by Section 12-10-3 and provides a surplus of parking. SURROUNDING LAND USES AND ZONING North: Lodging/Multi-Family South: Mixed Use East: Welcome Center West: Lodging/Multifamily Lionshead Mixed Use 1 (LMU-1) Lionshead Mixed Use 1 (LMU-1) General Use Lionshead Mixed Use 1 (LMU-1) VIII. REVIEW CRITERIA -MAJOR EXTERIOR ALTERATION As this is a work session staff will not be addressing the criteria at this time. Staff will address each criterion in full at the next meeting. Major Exterior Alteration Section 12-7H-8, Compliance Burden, Vail Town Code, outlines the review criteria for major exterior alteration applications proposed within the Lionshead Mixed Use 1 (LMU-1) zone district. According to Section 12-7H-8, Vail Town Code, a major exterior alteration shall be reviewed for compliance with the following criteria: 1. That the proposed major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use 1 zone district; 2. That the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan; 3. That the proposal does not otherwise have a significant negative effect on the character of the neighborhood; and, 4. That the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan. IX. REVIEW CRITERIA — VARIANCES The application has requested a variance from the required ten foot (10') rear (west) setback. The applicable criteria for the granting of such a variance are as follows: 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. 2. The degree to which relief from the strict and literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. X. STAFF RECOMMENDATIONS The Community Development Department recommends tabling PEC18-0017 to the June 25, 2018 PEC meeting. XI. ATTACHMENTS A. Vicinity Map B. Applicant Narrative, Revised June 4, 2018 C. Plan Set, dated June 4, 2018 D. Link to Lionshead Redevelopment Master Plan https://www.vailgov.com/Portals/0/docs/communitv%20development/Planninq%20Pr oiects/Lionshead%20Master%20PIan/Lionshead-Redevelopment-Master-Plan- 20180328.pdf E. Letter of Concern, Stewart McNab of Carver, Schwarz, Kamper and Forbes, LLC representing the Lift House Homeowner's Association, June 6, 2018 F. Letter of Concern, Charles Curtis, Vail 21 #505, 06-07-2018 Launch Development PEC18-0016 & PEC18-0018 534 E Lionshead Circle / Lots 2 & 3 and Tract K, Vail Lionshead Filing I Subject Property ��j Feet 0 25 50 100 Let Modif,.d: June 4, 2016 TOWK OF MAIL' Battle Mountain LLC/534 East Lionshead Circle Elevation April 30, 2018, revised June 4, 2018 I. INTRODUCTION The purpose of this report is to provide information on Battle Mountain LLC's proposed development of Elevation, a residential condominium at 534 East Lionshead Circle. Information provided herein has been prepared in accordance with procedures prescribed by the Town of Vail development review process. Elevation is located on a parcel of land (Lot 2A and Tract K as depicted on the proposed Minor Subdivision), that for many decades included a portion of a two-level parking structure located along East Lionshead Circle. This parking structure will be removed in order to facilitate this redevelopment. Elevation includes three levels of underground parking, a six -level residential building and related site and landscape improvements. The adjoining property to the west (Lot 1A as depicted on the proposed Minor Subdivision), is pursuing a similar residential development. While separate projects, these two land owners have been coordinating their design and redevelopment efforts and two of the applications submitted herein pertain to both projects. Four development applications have been submitted: • Exterior Alteration application for the proposed condominium building and site improvements, • Minor Subdivision application to formalize the division of land for the subject parcel and four surrounding parcels, • Variance application for a rear setback variance, and • Amendment to the Town's Parking Pay in Lieu map. Each of these applications are described in detail below. Information provided in this report is presented in the following sections: Introduction II. Project Overview and Background III. Description of Project IV. Conformance with Applicable Review Criteria 1. Exterior Alteration 2. Minor Subdivision 3. Variance Request 4. Amendment to Parking Pay in Lieu V. Appendix 1. Minor Subdivision Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 1 The Exterior Alteration and Variance applications have been submitted on behalf of Battle Mountain LLC (BMLLC). These applications pertain to proposed Lot 2A and Tract K. Applications for a Minor Subdivision and Parking Pay in Lieu Map amendment have been submitted on behalf of both BMLLC and Lazier Lionshead LLC (Bob and Diane Lazier, herein referred to as Lazier), owners of adjoining parcels. The minor subdivision and pay -in -lieu amendment applications pertain to land on which the BMLLC project is located and land on which Lazier's future development will be located. While the subject property is owned by BMLLC, the development of Elevation will be done by Launch Development Inc. (a BMLLC subsidiary), in conjunction with Mountain Meadow Homes. The project vicinity map below depicts the properties affected by these applications. A site plan of the BMLLC development is found on the following page. Project Vicinity Map Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 2 9'-6' IWPE GdX.F�TE f� '` VANiA6E POINT eaNCN�SrEPs reAL�wSr 1 f1 VA1L GOMPOMINIUMS A5 NEEnEn. BARIC MA.Ci1 PUNnNs ETxsE of Qom` f LfONSHEAD ae IYIL dEU ABOVE &RA L ( 1 ' PROPERTY Lire I =t roux rAo LOT 1 A _ I t ExlsnNo sa I E1:V O c- sPm.rE rams Snr5 AS 'I E STI1i5 3' A}nE 5' AIDE PL.l M - j' - NET=,, AEtJvIL CONCRETE PAN 24' Hi6N }� 1 d ' LxZTIJ - _ — J G5 6 9KI 12' PAVER SIOfyVF M6N NEr / elw 1_OT 2 A ® - -4' �6• M6N SITt F17T L4L mnfm O� r, IYALL Aw L04 aDi se8 VVIL 42" H H PETAL SPOT RAILlNYS � r: ryATfGB EX/STIA PLAN 11I 5 3j LI 1 !1 +{{I ENfaAiY�LEVH. �I - PEDE3TRlAN PAIN � .�_ . Ing �+I •.li Dl64al CONIFER TRIMS O -- - - � C•e7E - GONG. SAM1R.�1 IYPJ__ � J�.�: LOT 1 A —L O0"- "*"0=PSE OF !8• M6 ORS AAS - - LOPBY LES YIALL 66T tx,5TIN6 SPN510E AgpVE NLA' ASPN.t' TER TR!M5 TO REMAIN _ „s. ' ExISrINb CL P ANO I �o- I NEW Ct1R8 ANn N �sn� � E Illustrative site plan of BMLLC's proposed development of Elevation Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 3 II. PROJECT OVERVIEW and BACKGROUND Background on Parking Structure and Division of Land The existing parking structure was developed in the early 1970's and over the years has provided parking for the Lionshead Arcade, Vail 21, Lifthouse Lodge and other individuals. The structure is located on two parcels of land that were described and deeded in the 1970's based on legal descriptions. These parcels were originally part of Lots 1, 2, 3 and Tract F, Block 1 of the Vail Lionshead Subdivision, but this division of land did not go through a formal subdivision process. The western 2/3rd of the parking structure is owned by Lazier and the eastern 1/3rd is owned by BMLLC. BMLLC and Lazier own equal interests in proposed a common access parcel that provides access to both development parcels (depicted as Tract K on proposed minor subdivision). The proposed Minor Subdivision will formalize the subdivision of the two parcels that currently accommodate the parking structure, the commonly owned access parcel, and two other small, adjoining parcels. Redevelopment Coordination BMLLC and Lazier have been coordinating over the past year on the redevelopment of there respective parcels. This collaboration will include the demolition of the top deck of the existing parking structure this spring/summer. Subject to obtaining approvals from the Town, BMLLC intends to initiate construction of their redevelopment in the Spring of 2019. Lazier intents to submit development applications in the near future but has no definitive timeline for their redevelopment. The BMLLC and Lazier projects will share a common access drive off East Lionshead Circle. This access is proposed in the same location as the drive aisle that serves the existing parking structure. Both projects will include below grade parking and condominium buildings located above the parking. The parking level of the BMLLC project has been designed with a 0' setback on the rear, or west side of the site which will allow for the Lazier project to build to the same 0' setback line. Once constructed, each project will include outdoor spaces above the parking levels of each building. The sketch on the following page provides a depiction of how the coordinated design of the Elevation and Lazier projects can provide a shared outdoor plaza and a unified site/landscape plan. Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 4 Conceptual site/landscape plan of Elevation and the future Lazier project. Zoning and Surrounding Land Use The BMLLC project is zoned Lionshead Mixed Use —1 (LHMU1) and except for the 0' rear setback (for the parking level only), has been designed in compliance with development standards prescribed by the LHMU1 zone district. The two development parcels (Lots 1A and 2A on the proposed minor subdivision) both comply with the minimum lot size as prescribed by LHMU1. The BMLLC property is bordered by LHMU1 zoned lands on the north, south and west sides. Each of these properties have been developed with residential or mixed-use projects. To the east is the Town of Vail Lionshead Parking Structure. Site Area As per the Town Zoning Code, the definition of "lot or site" is: A parcel of land occupied or intended to be occupied by a use, building, or structure under the provisions of this title and meeting the minimum requirements of this title. A lot or site may consist of a single lot of record, a portion of a lot of record, a combination of lots of record or portions thereof, or a parcel of land described by metes and bounds. For the purposes of this development application, the "lot or site" for the BM LCC development includes both Lot 2A and Tract K. This results in a total site area of 13,677 square feet (10,367 square feet from Lot Al and 3,310 square feet from Tract K). This means all development standards for the project are based on the total site area and boundary of both parcels. Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 5 A letter from Lazier that authorizes BMLLC's use of Tract K as part of its "lot or site" has been provided under separate cover. Note that an agreement between BMLLC and Lazier stipulates that BMLLC will limit its Gross Residential Floor Area (GRFA) to what is permitted based on the site area of Lot 2A. Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 6 VANTAGE POINT CONDOMINIUMS I (R.N. 1:x]19) I 07'E 305.00 11r oo 1 1 , I X15'44'37" ra��./���srE°f -R=217.01 L=59.63 IF Lnr ° e�.<a EIluDz v1CA17 m:s a CH—.S2'1; 'S5"E 59.44' 1 1 1 •Hies --- — � 11 — LOT 2 A ____ r - , p g _ --J �nacu c. ry me cur�r!�EwT7 g _ _ � r�EiE=nr �: n / Fz P,,:xSPWh.EE��S n.W.l'w m F-1 >wAGknIL—J sanFRc3 S.i3' 5655 'V 45 TRACT % i '\ 4 cNNJEA �C 11 uns c Vf6 nLR51 I � °All \ 0 Af' FRPN :Bo�ln. l'iy 1= CCR Ek se�sa'a7'w �1"-18'L o �. F.— o VAIL 21 224, PAS 481) Shaded area indicates the site are for the project. Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 6 III. DESCRIPTION OF PROJECT Four development applications have been submitted for this project: Exterior Alteration This review process is prescribed by the LHMU1 zone district and applies to any new development that among other things adds dwelling units or more than 1,000 square feet of floor area. The Exterior Alteration review process evaluates the project's compliance with the purpose of the LHMU1 zone district and applicable development standards of the zone district, how the project complies with applicable elements of the Lionshead Redevelopment Master Plan and potential impacts of the project on the surrounding neighborhood. Minor Subdivision The subject properties were divided in the early 1970's and have been under separate ownership since that time, but they were not formally subdivided. The Minor Subdivision has been proposed to formalize this division of land and is essentially a housekeeping item. The main considerations in evaluating a minor subdivision is to ensure that the parcels to be created meet minimum lot size standards, have access, will allow for orderly development and that the subdivision is in compliance with the Town's development objectives. Rear Setback Variance As described above, coordination between BMLLC and Lazier has been ongoing for the past year. Upon completion, these two projects will provide a unified design solution. They will, however, be developed on independent timelines. It is expected that BMLLC will be the first to move forward. The uppermost parking level for each project is located at the grade with the common access drive. The western end of Elevation's top parking level is proposed to be at the project property line, or with a 0' side setback. This has been done to allow the design of Lazier's top parking level to be located at its easterly property line, or with a 0' side setback. The benefit of this approach is that it eliminates a 20' separation between parking structures that is otherwise required by setback regulations. The two abutting 0' setback conditions will only occur at the parking level. The adjoining parking structures will allow for development of outdoor space on Lazier's project that will link to outdoor space on the BMLLC site. A rear setback variance is necessary to allow for this solution. Amendment to Parking - Pay in Lieu Map The Town's parking regulations establish Pay in Lieu Parking Zones that identify properties that are required to "pay in lieu" of providing on-site parking. Such properties are identified in Vail Village and Lionshead and in most cases include properties that do not have frontage on a public right of way (like the Lionshead Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 7 Arcade) or properties that are located along pedestrian streets (like the Wall Street Building in Vail Village) where vehicular traffic is undesirable. Even though they have direct access on a public right-of-way, both the BMLCC and Lazier properties are mapped as pay in lieu properties. A code amendment is proposed to amend the Parking Pay in Lieu Map to remove these properties from this map designation. A map depicted these parcels is provided on page 12. Below is a description of the main elements of the proposed project. The project's conformance with applicable review criteria for each of the four development applications described above is found in Section IV. of this report. Development Program The development program for the project includes: Residential Condominiums Nine residential condominium units with a total of 24,085 square feet of GRFA are proposed. Employee Housing Units Three employee housing units (EHU's) comprised of 2,984 square feet are proposed. This exceeds the Inclusionary Housing requirement by 576 square feet. Lobbv/Common Areas and "live beds" 3,290 square feet of interior common area is provided. This includes lobby, sitting room, fitness center and office space on the main level of the building. Owner's storage and ski lockers space is provided on the main parking level. In keeping with the "live bed" goals of the LHMP, the lobby, sitting room, fitness facility and outdoor patio/hot tub space will provide on-site facilities typically associated with hotels. Short-term rentals of units will be permitted by the project covenants. Owners will be permitted to rent units via AirBNB-type services or will be able to utilize on-site management for short-term rentals. Office space provided on the main level will be staffed throughout the day and will among other things facilitate check-in for short-term guests. Parking As outlined in a 1972 letter from the Town of Vail, the existing parking structure was built to provide parking for three adjacent projects. Elevation will replace existing parking and provide for the new parking demand from the proposed development. Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 8 The existing structures and surface parking located on Lot A2 and a portion of Tract K provides 54 parking spaces. Proposed parking includes 29 spaces on each of three below -grade levels and 6 other interior spaces for a total of 93 on- site parking spaces. These spaces replace the 54 existing spaces, provide 17 spaces for the new development (9 condominiums and 3 EHU's at 1.4 spaces per unit) and provide 22 additional parking spaces. Total parking to be provided is subject to change as the design of below grade parking is finalized, but in no case will on-site parking be less than 71 (replacing the 54 existing spaces and providing 17 spaces for the new development). An automated parking system is proposed. This system allows for increased efficiency, particularly on a project with a relatively small building footprint. Users of the parking will enter the parking garage and if needed park in one of six short-term spaces to unload their vehicle (or check into their condominium), then move their vehicle into what is essentially an elevator. Users then exit their vehicle and signal the system to park the car. The automated system then lowers the car to one of the three parking levels where the car is moved via "trays" to an available parking space. The car is returned when the owner signals the system to do so. While new to Vail, the anticipated system provider for this project has designed and installed 60,000 automated parking spaces in 13 countries. Site Design The building's primary pedestrian orientation is to the east with an entry stairs and front door located along East Lionshead Circle. Landscaping along the road is proposed to define spaces and "soften" the building. Pedestrian access is also provided on the south side of the building. Vehicular access will be via the existing shared access corridor. This corridor will serve two purposes: • Provide vehicle access to the BMLLC project, to Lazier's future project to the west and to the Lifthouse Lodge and a small surface parking lot adjacent to Vail 21, and • Improve the existing east/west pedestrian route between East Lionshead Circle and Lionshead. To enhance the pedestrian aspect of this corridor, landscaping on both sides of the drive and a decorative paving pattern to define a pedestrian walkway are proposed. The lobby or main level of the BMLLC project includes an outdoor space or terrace on the west side of the building. The uppermost parking/car entry level is one floor below this terrace level. Lazier's project will have a similar outdoor space on the east side of its building. The BMLLC terrace is design such that when Lazier's project is constructed, the terraces will "merge" the two projects and create a unified outdoor plaza space. Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 9 Refer to page 5 for a conceptual depiction of how the design of these two projects is being coordinated. Development Standards A summary of development standards as prescribed by the LHMU1 zone district and development standards proposed by this project are provided below. Gross Residential Floor Area LHMU1 allows for 250 square feet of GRFA for every 100 square feet of site area. The proposed site area of .314 acres (inclusive of Tract K and Lot 2A) would allow for 34,192 square feet of GRFA. 24,085 square feet of GRFA are proposed. It should be noted that an agreement with Lazier limits GRFA on Lot A2 to what is allowable based on the area of just Lot A2 (exclusive of Lot K). Lot A2 is .238 acres or 10,367 square feet and allow for 25,917 square feet of GRFA. The 24,085 square feet of proposed GRFA is 1,832 square feet less that what is permitted by the site area of Lot 2A. Density LHMU1 allows 35 dwelling units per acre. The .314 acre site allows for 10.99 dwelling units. Nine dwelling units are proposed. Building Height Maximum allowable absolute height is 82.5' and maximum average height is 71'. The proposed building has an absolute maximum height of 81.0 and average height of 70.8'. Setbacks Setbacks in LHMU1 are 10' on all sides. Proposed setbacks are: • Front (along East Lionshead Circle) —10' • Side —10' on north, 29' on south • Rear — 0' (this variance is discussed above and in Chapter 4-Comformance with Applicable Review Criteria) Site Coverage LHMU1 allows for 70% site coverage, or 10,941 square feet. Proposed site coverage is 8,020 square feet, or 58.6% Landscaping LHMU1 requires 20% of a site to be landscaped, or 2,735 square feet. Proposed landscape area is 2,760 square feet. Note that this landscape area is softscape Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 10 area only, it does not reflect any decorative hardscape areas (of which up to 20% of the landscape requirement can be). Parking and Loading 54 spaces currently existing on the site and the proposed development requires 17 new spaces, for a total requirement of 71 spaces. At a minimum 71 on-site spaces will be provided. Subject to final design of the structured parking, up to 93 parking spaces may be provided. This will accommodate the new demand, replace existing parking and provide 22 additional parking spaces. There is no commercial development in the project and as such loading needs will be very minimal, limited to move in/move out of the residential units. The loading facility at the Arrabelle was over -sized to provide loading for adjacent properties. If needed, the Arrabelle facility could be utilized. Diagrams depicting building height, site coverage, setbacks and landscaping are found in the project plan set that has been provided under separate cover. Employee Housing Section 12-24-2 Employee Housing Requirements establishes a mitigation rate of 10% of the total new GRFA proposed by a project. 24,085 square feet of GRFA are proposed, resulting in an inclusionary employee housing requirement of 2,408 square feet. The code requires that a minimum of 50% of this requirement be provided on-site. Employee Housing Mitigation Plan Three on-site EHU's totaling 2,984 square feet are proposed. This mitigation will provide 100% of required housing on-site and will exceed code requirements by 576 square feet. Parking — Pay in Lieu Parking Map The purpose of this provision in the parking section of the zoning code is for properties that do not have access to a public street or are located where the Town does not want to generate vehicular traffic to pay into a fund for any new parking demand in lieu of providing parking on-site. For unknown reasons, the parcels on which the parking structure is located are included on the Pay in Lieu Parking Map, meaning that by code on-site parking is technically not permitted. For the following reasons, it is assumed that this mapping was done in error: • The subject properties have legal access to East Lionshead Circle, • Vehicle access to the site does not directly interfere with established pedestrian corridors, Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 11 • Parking was in place on the subject parcels when the map was prepared, and • The Lionshead Redevelopment Master Plan suggests that with the redevelopment of the subject properties that on-site parking be retained, and a ground rule of the master planning process was that there be no net loss of existing parking in Lionshead. The proposed amendment would remove the subject properties from the Parking Pay in Lieu Parking Map and would allow the properties to provide parking on-site. The properties proposed to be removed are depicted on the map below and are the same parcels addressed by the proposed Minor Subdivision. L Vantane Point.r . F1 esl and LJ Lv v1f� k.� 1 _ Lift House �_Ii _ _ Vail 21� ` Lions2iead �ArXabeller � � ti �' Lionshead Center � ar - Amendment to Parking Pay in Lieu zones Core Area Parking Map L 6, u `r^•� �� y Vii_ � ``! Y df Proposed Commercial Core Area {EverVaiq dF Commercial Core Area Pay -in -Lieu Properties Existing Pay in Lieu Parking Zones Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 12 CONFORMANCE WITH APPLICABLE REVIEW CRITERIA Below is a summary of how the proposed project conforms to applicable review criteria for each of the four development applications. EXTERIOR ALTERATION 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: 1. In compliance with the purposes of the Lionshead mixed use 1 district, Response The purpose of the LHMU1 district is: 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. The proposed project is the initial phase of redevelopment of a distressed property that is identified by the Lionshead Redevelopment Master Plan (the Plan) as a priority for redevelopment. The project is very much consistent with the purpose of the LHMU1 zone district. 2. That the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan, and The Lionshead Redevelopment Master Plan (LRMP) is an extensive and detailed planning document. Below are highlights of how the proposed project is consistent with main elements of the Plan from Chapter 2 — Policy Objectives, Chapter 4 — Overall Study Area Recommendations, Chapter 5 — Detailed Plan Recommendations and Chapter 6 — Site Design Guidelines. Chapter 2 — Policy Objectives Of the six broad policy objectives outlined in the Plan, three are applicable to this project: 2.3.1 Renewal and Redevelopment Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 13 The project will replace a dilapidated above grade parking structure with below grade parking and a new residential building. 2.3.4 Improved Access and Circulation An outcome of this project is the removal of a vehicular access point on East Lionshead Circle and significant site/aesthetic enhancement to the east/west pedestrian corridor south of the proposed building. 2.3.5 Improved Infrastructure The project will restore parking that had been provided in the two-level parking structure. Chapter 4 — Overall Study Area Recommendations This chapter of the LRMP addresses broad level considerations that affect Lionshead as a whole. Examples of these include view corridors, Lionshead's main "hubs", connection with Gore Creek and the natural environment, connection with Vail Village, public transportation and other considerations. Most of these considerations are not directly relevant to the proposed development. This is likely due to two factors — the limited scope of the proposed redevelopment and the fact that the project is located outside of the Lionshead core area and major pedestrian streets. One relevant consideration is with respect to how the LHMP addresses the goal for "live beds". Consistent with the LRMP and as described on page 8, Elevation will include typical hotel facilities such as a lobby, sitting room and fitness facilities. Project covenants will allow for short-term rentals of condominiums and an office with staff to assist with rentals is provided in the lobby. Chapter 5 — Detailed Plan Recommendations Chapter 5 examines individual parcels and groups of parcels and identifies important functional relationships and objectives to be considered in redevelopments. Specific considerations from the LRMP relevant to this proposal include: 5.7.5 Lions Pride Building and Parking Deck The Lions Pride building and the parking deck across the alley are not in primary locations in the retail core but, because they are in very questionable condition (both visually and physically), their redevelopment and compliance with the Master plan should be considered a priority. An opportunity exists to convert the existing alleyway into a true arrival point for these properties and an enhanced pedestrian walkway. The existing parking must be replaced, most likely underneath a new structure, and could be accessed directly from East Lionshead Circle or from the alley. Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 14 The proposed project addresses this objective. Landscaping and decorative pavers are proposed to create a more pleasing pedestrian walkway while also providing for vehicular use. The LRM specifically identifies this property as not being an appropriate site for retail, nor for a gateway, portal or other urban design features that may be appropriate elsewhere in Lionshead. Chapter 6 — Site Design Guidelines This chapter described detailed design elements will lend character and quality to the overall fabric of public spaces and to the desired hierarchy of pedestrian spaces. The proposed project is not located within the Primary Pedestrian Mall nor the Secondary Pedestrian Mall area. There are no Primary Pedestrian Streets adjacent to the site. As such, many elements of this chapter are not applicable to this site. The existing alley on the south side of the project is a Primary Pedestrian Walk. This corridor will include a decorative walking surface to define pedestrian flow. The height of some landscape walls will allow for seating. As suggested by the LRMP, trash and recycling facilities are located within the building. Chapter 8 —Architectural Design Guidelines The LRMP includes an extensive number of architectural guidelines to be addressed in the design of any new project in Lionshead. These guidelines include very general, subjective comments such as "the image for Lionshead should move towards the future — using historical alpine references and Vail Village as antecedents" or "the middle of buildings within Lionshead shall read as "quiet" masses". The guidelines also include more specific, quantified guidelines such as prescribed stepbacks in wall planes and the dimension of roof overhangs. Since the LRMP was adopted a handful of new projects have been constructed, among them are the Arrabelle, the Ritz Residences, the Visitor Center and the Lion. These four examples each express their own unique architectural style. While they may vary in their expression, each are in common with respect to how they respond the specific elements of the LRMP architectural guidelines. Below highlight key features of how Elevation responds to some of the major elements of the architectural guidelines: Building Massing and Form The building has a prominent and solid "base" defined by the use of stone, columns and building off -sets. The middle portion of the building utilizes two Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 15 primary materials and is "quiet". Structural expression at roof eaves anchors the roof to the building. Wall surface criteria Wall plans are broken up with use of building stepbacks, changes of materials, secondary roof overhangs and balconies. Wall materials and colors Wall materials "play off of" the neighboring Visitor Center and are organized to define the base and middle of the building. Balconies Balconies express structure that integrate them to the building. Balconies are designed in response to adjacent wall planes and building materials. Windows and Doors Windows are recessed in stone walls and headers are used at appropriate locations. Doors for pedestrian entries utilize wood frames and are high quality and "heavy". Detailing Examples of detail include recessed windows in stone walls, steel c -channel window headers, timber/steel support elements at balconies and secondary roof features, corten as secondary wall material, turnbuckle roof features and ornamental lighting. 3. 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. Response Neighborhood character in terms of the built environment is established by the development standards prescribed by the LHMU1 zone district. These standards were created to implement the goals of the Lionshead Redevelopment Master Plan. The project has been designed to conform to these standards and as such the project will be consistent with the character of the neighborhood. The proposed project will not have significant negative effects on the character of the neighborhood. The Exterior Alteration review process also obligates projects to address the Mitigation of Development Impacts. Section 12-71-1-18 states: Property owners/developers shall also be responsible for mitigating direct impacts of their development on public infrastructure and in all cases, mitigation shall bear a reasonable relation to the development Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 16 impacts. Impacts may be determined based on reports prepared by qualified consultants. The extent of mitigation and public amenity improvements shall be balanced with the goals of redevelopment and will be determined by the planning and environmental commission in review of development projects and conditional use permits. Mitigation of impacts may include, but is not limited to, the following: employee housing per the town's current employee housing policy, roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank improvements, public art improvements, and similar improvements. The intent of this section is to only require mitigation for large scale redevelopment/development projects which produce substantial off-site impacts. Elevation includes the following improvements to mitigate the impact of the proposed development: Employee Housing The square footage of proposed on-site employee housing exceeds the town's codified EHU requirement by 576 square feet. The three proposed EHU's include 2,984 square feet, 23.9% more than what is required by code. Pedestrian Walkway Improvements The existing sidewalk along East Lionshead Circle will be replaces with a new, heated walkway, greatly enhancing the pedestrian experience in this area. Streetscape Improvements The existing alley that provides site access to Elevation and surrounding properties will be heated and incorporate a paver sidewalk to accommodate pedestrian traffic within this shared vehicle/pedestrian corridor. The improvements above will more than offset the impacts of this modest development proposal. MINOR SUBDIVISION The following are review criteria for a minor subdivision, as outlined in Section 13-3-4, Commission Review of Application; Criteria and Necessary Findings, Vail Town Code: 1. The extent to which the proposed subdivision is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and Response Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 17 The proposed subdivision is consistent with applicable elements of the adopted goals, objectives, and policies outlined in the Vail Comprehensive Plan and is compatible with the development objectives of the town. By way of example, Goal 1.3 of the Vail Land Use Plan states "the quality of development should be maintained and upgraded whenever possible." If approved, the proposed subdivision will facilitate the upgrading and redevelopment of this property. 2. The extent to which the proposed subdivision complies with all of the standards of this title, as well as, but not limited to, title 12, "Zoning Regulations," of this code, and other pertinent regulations that the planning and environmental commission deems applicable; and Response The proposed subdivision is in compliance with the standards of Title 12, Zoning Regulations, Vail Town Code, and Title 13, Subdivision Regulations, Vail Town Code. Lots 1A and 2A are both consistent with minimum lot size as prescribed by the LHMU zone district. Track K, the common access parcel is necessary to provide access to East Lionshead Circle. 3. The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; and Response These parcels were established by legal descriptions and deed and have been in existence for many decades. This subdivision will formalize the status of these parcels and in doing so the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives. The proposed subdivision will not negatively impact the existing relationship among surrounding land uses. 5. The extent of the effects on the future development of the surrounding area; and Response Formalizing the subdivision of these parcels that have been in place for many decades will have no effect on the future development of the surrounding area. 6. The extent to which the proposed subdivision is located and designed to avoid creating spatial patterns that cause inefficiencies in the delivery of public services, or require duplication or premature extension of public facilities, or result in a "leapfrog" pattern of development; and Response The proposed subdivision will not cause any inefficiency in the delivery of public services and will not require duplication or premature extension of public services and will not result in a leapfrog development pattern because the applicant is proposing a subdivision of existing platted lots already served by public facilities. Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 18 7. The extent to which the utility lines are sized to serve the planned ultimate population of the service area to avoid future land disruption to upgrade undersized lines; and Response The proposed subdivision is currently served by appropriately sized utility lines, resulting in no future land disruptions to upgrade undersized lines. 7. The extent to which the proposed subdivision provides for the growth of an orderly viable community and serves the best interests of the community as a whole; and Response The proposed subdivision formalizes previous divisions of land and in doing so will provide for the growth of an orderly viable community and serves the best interests of the community as a whole. 8. The extent to which the proposed subdivision results in adverse or beneficial impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features; and Response The subject property is currently developed with parking facilities. The proposed subdivision will not result in any adverse impacts on the natural environment, including, but not limited to, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features. 9. Such other factors and criteria as the commission and/or council deem applicable to the proposed subdivision. Response n/a VARIANCE The purpose and need for the rear setback variance is described in detail on page 7 above. Below is response to findings that must be made with respect to this request. Factors Enumerated: Before acting on a variance application, the planning and environmental commission shall consider the following factors with respect to the requested variance: 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. Response Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 19 The level of the building proposed to be within the rear setback is below grade on the east and north sides, and above grade on the west and south. Upon completion of the adjoining Lazier project the only exposed portion of building within the setback area will be on the south and as viewed from the north the building within the setback will not be discernible. As such, the setback encroachment presents no adverse impacts on other existing or potential uses and structures in the vicinity. To the contrary, the proposed 0' will allow for a unified plaza design between Elevation and the adjoining Lazier project is developed. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. Response Design of the BMLLC and Lazier projects will create an outdoor plaza space to be created between the two buildings. The 0' setback proposed for the parking level below the outdoor space will allow for the integrated design of this space. The Lazier project will propose the same 0' setback. Literal enforcement of the 10' setback would result in 20' of basically unusable space between the two projects and would prevent the creation of this outdoor space. While located on two separate parcels that are under separate ownership, the development of Elevation and the future Lazier project essentially represents the phased development of a unified and coordinated project (unified and coordinated via the shared access way, coordination on finished floor elevations, and by the outdoor plaza space between the two buildings). For all intents and purposes, upon project completion the common property line between these two parcels will be indiscernible. Due to current ownership the common property line cannot be eliminated, however, the property line and setback requirements prevent a design solution that would benefit site design and the immediate neighborhood (and would be possible were it not for the existing property line). Variation to the setback requirement is warranted to implement this design solution and in doing so would achieve compatibility and uniformity of treatment amount sites in the vicinity and would attain the objectives of this title without a grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. Response The proposed setback will have no adverse effect on the considerations listed above. Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 20 4. Such other factors and criteria as the commission deems applicable to the proposed variance. Response Town development standards in Vail Village and Lionshead allow for and at times encourage 0' setback conditions when the result will allow for a design that provides appropriate and desirable design solutions. The basis for this is that adherence to property line setbacks does not always result in the best design solution and that within reason, quality design that benefits the greater area should take precedent over arbitrary setback standards. The proposed 0' setback will allow for a unified design solution between the BMLLC and Lazier properties and is consistent with other examples where the Town has encouraged 0' setbacks. CODE AMENDMEN/PAY IN LIEU PARKING ZONE The purpose and need for the amendment to the pay in lieu parking map is described in detail on pages 7 and 8 above. Below is response to criteria to be considered with respect to this request. 1. The extent to which the text amendment furthers the general and specific purposes of the zoning regulations; Response The proposed amendment will simply remove four parcels from the Parking — Pay in Lieu Map. Currently the inclusion of these properties on pay in lieu map prevents the redevelopment and replacement of the existing parking structure. This is not consistent with the purposes of the pay in lieu provision of the zoning code. Nor is it consistent with the Town's development objectives. It is assumed that the map was done in error for the following reasons: • The subject properties have legal access to East Lionshead Circle, • Vehicle access to the site does not directly interfere with established pedestrian corridors, • Parking was in place on the subject parcels when the map was prepared, and • The Lionshead Redevelopment Master Plan suggests that with the redevelopment of the subject properties that on-site parking be retained, and a ground rule of the master planning process was that there be no net loss of existing parking in Lionshead. This amendment will allow for the Elevation and the redevelopment of the Lazier property 2. The extent to which the text amendment would better implement and better achieve the applicable elements of the adopted goals, objectives, and policies Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 21 outlined in the Vaii comprehensive plan and is compatible with the development objectives of the town; Response On-site parking is appropriate on the subject properties. The existing parking structure is unsightly, and the Lionshead Redevelopment Master Plan identifies this property for redevelopment. This amendment will allow for the inclusion of parking as a part of the redevelopment of these parcels. I The extent to which the text amendment demonstrates how conditions have substantially changed since the adoption of the subject regulation and how the existing regulation is no longer appropriate or is inapplicable; Response The Parking Pay in Lieu Map is an appropriate regulation, however the inclusion of these properties on the map is not appropriate. 4. The extent to which the text amendment provides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives; and Response Removing the subject properties from the map is necessary in order for parking to be main on the site. Removing the subject properties from the map will provide a harmonious, convenient and workable relationship among land use regulations that will be consistent with the town's development objectives. 5. Such other factors and criteria the planning and environmental commission and/or council deem applicable to the proposed text amendment. Response N/A Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 22 IV. APPENDIX Battle Mountain LLC/534 East Lionshead Circle Development Applications Page 23 ELEVATION 534 EAST LIONSHEAD CIR VAIL,CO 81657 PROJECT LOCATION FE -1 s ADMINISTRATIVE INFO. BUILDING CODE SUMMARY PROJECT DIRECTORY GENERAL SITE INFORMATION LOT2A 23g ACRES, 10,367 SF SITE AREA 8,020 SF PROPOSED TRACT K .7 X 13,677 SF = 9,754 SF SITE AREA .076 ACRES, 3,310 SF TOTAL 314 ACRES, 13,677 SF SITE AREA 24,085 SF DESIGN GUIDELINES - MAXIMUMS AND MINIMUMS DESIGN ALLOWABLE OR ALLOWABLE OR GUIDELINES REQUIRED AREA REQUIREDAREA PROPOSED AREA CALCULATIONS MAX. ALLOWABLE 70% OF TOTAL SITE AREA 9,754 SF MAX 8,020 SF PROPOSED SITE COVERAGE .7 X 13,677 SF = 9,754 SF SITE COVERAGE MAX'250%OF ALLOWABLE TOTAL SITE AREA 24,085 SF 2.5X13,677 SF =34,193 SF 34,193 SF MAX. PROPOSED GRFA GRFA LANDSCAPING 20 % OF TOTAL SITE AREA 2,740 SF PROPOSED REQUIREMENTS .2 X 13,677 SF - 2,735 SF 2.735 SF MIN. SOFTSCAPE COVE LOT 2A LOT1A FOOTPRINT OF PARKING - GARAGE BELOW (BLUE) SETBACKS (RED) ` FOR LOT 2A LOT 1 A LOT 1 A` FUTURE DEVELOPMENT. .. .,,n a-asirvc vnvecs VAIL 21 sol-APEq En CIRCLE coxa�re au z tt �o 91 _71 ui w UJ �5 e do ' TRACT K AREA PLAN�� -P. ... TPEA�E.A��-11. A0.01a T 1 A "E' rAVEns� ' —TIN PARCEL E 55 STING 3�4�IWO STING ss xucE TRIR EES STING 3'WIDE y, NCRETE PAN --y�irvsnexx _ _ _ ISTING 5'WIDE �EWALK HIGH SITE ;."IG" {0 z '7F7 �> r HU ANO LOB LEVEL EW SECT OR V. E Si N ELEVA�S I I a 410 Q —TOL.—ER AN +511 " HIGH \ Z � iOBBV 5� 55 / O uj J J a> so a+ szx Tss�S 3 5V v1 ✓ARE CONIFER w 'mt' L� I '--' •A9o� — 50 °°. `'Jl la 2 — �5� TyEES 8 IIGH WALL +4/ 415 :, • ny — cONc. el nIEN Ph✓ a 4 5 TVJ 48 49.5 49 5Q.5 I —ECCE OF GUT1R V I Yi- wi ( As x4 >7BBY LEVEL_W ASPHALT _ _ _ _ 6rB�� EXIS'BNGRPRUOETREES r 9B4VF _ _ _ _ TO REMAIN an.�A.,RACT�;�y-,r _ --- — L B NEW C GUxTEURRB + _ EXISTING SHRUBS + � SITE PLAN -Y ...TPIEA�E D -TE -17. A0.01 b PROJECT INFORMATION LEVEL 238 ACRES, 10,367 SF SF PER UNIT 6TH FLOOR TRACT K 1,020 SF 3810 SF PENTHOUSE 1 2,790 SF 2,300 SF 2,790 SF 2,300 SF 2,790 SF STH FLOOR 2 2 4TH FLOOR 3RD FLOOR 2 2,290 SF 2,775 SF 2ND FLOOR 2 2,265 SF 2,763 SF TOTAL 9 24,085 SF PROPOSED TOTAL PROPOSED GRFA 1STFLOOR 0 1,440SF(LOBBY) EHU's 3 1STFLOOR TOTAL PARKING TOTAL PARKING P2 PARKING P3 PARKING P4 FUT DEVELC GENERAL SITE INFORMATION LOT 2A 238 ACRES, 10,367 SF SITE AREA GUIDELINES REQUIREDAREA TRACT K PROPOSED AREA SITE AREA .076 ACRES, 3,310 SF TOTAL MAX. ALLOWABLE SITE AREA 314 ACRES, 13,677 SF DESIGN GUIDELINES - MAXIMUMS AND MINIMUMS DESIGN ALLOWABLE OR ALLOWABLE OR GUIDELINES REQUIREDAREA REQUIREDAREA PROPOSED AREA CALCULATIONS MAX. ALLOWABLE 70 % OF TOTAL SITE AREA 9,154 SF MAX 8,020 SF PROPOSED SITE COVERAGE .7 X 13,677 SF - 9,754 SF SITE COVERAGE MAX' 12509/6 OF TOTAL SITE AREA ALLOWABLE 24,085 SF 2.5 X 13,677 SF -34,193 SF 34,193 SF MAX. PROPOSED GRFA GRFA LANDSCAPING 20 % OF TOTAL SITE AREA 2,740 SF PROPOSED REQUIREMENTS .2 X 13,677 SF -2,735 SF 2.735 SF MIN. SOFTSCAPE COVERAGE C p A B er-0.. E F 9p — J ¢ m— IPli xiego Lm (A) x A— x gbI d mage (A)I "'""'" +' ie -en h (B) x Avaage -ghl d Rego (B)] �eMery Aiege 1-. (G x A- He Gni o! Rlage (17 -8157-0.. - - -` - -8156-0" - ----- --------------- ---- -81551-011, 8155 0" --- --i--------- - C p A B er-0.. E F 9p — J ¢ m— IPli xiego Lm (A) x A— x gbI d mage (A)I "'""'" +' ie -en h (B) x Avaage -ghl d Rego (B)] �eMery Aiege 1-. (G x A- He Gni o! Rlage (17 () age vgg, 0�) m.n ae C p A B er-0.. E F 9p — J P----------------------------------------------------- A Z I \ I I I FigFigure 8-1 Sa -Building Persperdv I I a y _ 47 ml n I ' I I I I I I i, --------------------------------------------------- MATERIALS TO MATCH LIONSHEAD TRANSIT CENTER i---------------------------------------- t I LIONSHEAD TRANSIT CENTER oil LIONSHEAD TRANSIT CENTER � 1 � i LIONSHEAD TRANSIT CENTER `----------- GENERAL ASSEMBLY AND FINISH SYSTEMS WALL ASSEMBLIES r -r '� xW44p•'°"a5¢[.na xW4-sa.� a:aE..w. --------------------------- --- _________________- ®® TRASH AND RECYCLING TRASH AND RECYCLING ACCESS u .jII _9 _J IIAIf — v /J�' s�iEAs. aEOEsrAwus T ---.L., — ——_----- --- —— _ — —----- — L.---_- ——._--_—_--_. —_ --_ _ -- -- '�— I i I I I � I i PROJECT INFORMATION LEVEL SF PER UNIT 6TH FLOOR 1,020 SF 381 SIF c csueuma� PENTHOUSE 1 2,790 SF 5TH FLOOR 2 2,300 SF 2,790 SF 4TH FLOOR 2 2,300 SF 2,790 SF 3RD FLOOR 2 2,290 SF 2,775 SF 2ND FLOOR 2 2,265 SF 2,763 SF TOTAL 9 24,085 SF TOTAL PROPOSED GRFA 1STFLOOR 0 1,440SF(LOBBY) EHU's 3 1,110 SF 1,350 SF 1STFLOOR TOTAL 500 SF 400 SF rnwarvc Ervrn RLOBBY) 0 SF PARKING TOTALS z ¢ On_N.Earn 6SPACES a PARKING P2 29 SPACES Q O O J PARKING P3 29 SPACES L1J w J PARKING P4 29 SPACES LJ.J rnnxirvc.on 93 SPACES CFpG \pC, �O�QJ Gp PARKING ENTRANCE A1.01a NORTH PROJECT INFORMATION LEVEL SF PER UNIT 6TH FLOOR 1,020 SF 3810 SF csueuma� PENTHOUSE 1 2,790 SF STH FLOOR 2 2,300 SF 2,790 SF 4TH FLOOR 2 2,300 SF 2,790 SF 3RD FLOOR 2 2,290 SF 2,775 SF 2ND FLOOR 2 2,265 SF 2,763 SF TOTAL 9 24,085 SF TOTAL PROPOSED GRFA 1STFLOOR 0 (LOBBY) EHU's 3 0 SF 1,350 SF 1STFLOOR TOTAL 500 SF 400 SF PARKING TOTALS z ¢ U rnHHirvc ErnHv 6 SPACES o a PARKING P2 29 SPACES Q w O \ OU PARKING P3 29 SPACES LU w J PARKING P4 29 SPACES LU rnHHirvc.oTn� 93 SPACES 7 G' PARKING TMY >E 4l f Gp� rnHHmc srsTEm i i i i SCAR OR TRUG(i _ m I i i r THU°HSH- v va-ia I ----- �YPARKINGHP2 A1.01b NORTH PROJECT INFORMATION LEVEL SF PER UNIT 6TH FLOOR 1,020 SF3810 F PENTHOUSE 1 2,790 SF STH FLOOR 2 2,300 SF 2,790 SF 4TH FLOOR 2 2,300 SF 2,790S 3RD FLOOR 2 2,290 SF 2,775 SF 2ND FLOOR 2 2,265 SF 2,763 SF TOTAL 9 24,085 SF TOTAL PROPOSED GRFA 1STFLOOR 0 1,440 SF(LOBBY) EHU's 3 1���.O 110 SF 1350 SF 1ST FLOOR TOTAL 00 SF BBY) SF PARKING TOTALS PnHHirvc ErnHr 6SPACES PARKING P2 29 SPACES PARKING P3 29 SPACES PARKING P4 29 SPACES PnHHirvc.oTn� 93 SPACES 7 0' PARVJNGTRAY PA R KING TRAY P—ING.rsTEm J 60' L :CAR GR TRU _ m i : TZ ri E° T—KSH.— u u i I PARKING„P3 A1.01c NORTH PROJECT INFORMATION LEVEL HE unRIAL SF PER UNIT 6TH FLOOR PENTHOUSE 1 1,020 SF 2,790 SF 3610 SS 5TH FLOOR 2 2,300 SF 2,790 SF 4TH FLOOR 2 2,300 SF 2,790 SF 3RD FLOOR 2 2,290 SF 2,775 SF 2ND FLOOR 2 1 2,265 SF L2,763 SF TOTAL 9 TOTAL 24,065 SF PROPOSED GRFA 1STFLOOR 0 EHU's 3 10 SF 1. 1STFLOOR TOTAL 5 400 SF R LO PARKING TOTALS AHHirvc ErvrH 6SPACES PARKING P2 29 SPACES PARKING P3 29 SPACES PARKING P4 29 SPACES PA — TOTA 93 SPACES 7 0' PARNNGTRW PA R KING TRAY PAHHwcsrsTEm 'E I J 6 0' l iGAR GR TRUC7(I _ m � I TZ I I 1 rl I II T—KSH.— I I PARKING„P4 A1.01d NORTH PROJECT INFORMATION LEVEL SF PER UNIT 6TH FLOOR 1,020 SF 3810 SF 'ENTHOUSE 1 2,790 SF — STH FLOOR 22,300 SF 2,790 SF 4TH FLOOR 2 2,300 SF 2,790 SF 3RD FLOOR 2 2,290 SF 2,775 SF 2ND FLOOR 2 2,265 SF 2,763 SF TOTAL 9 TOTAL 24,085 SF PROPOSED GRFA 1STFLOOR 0 1,440 SF (LOBBY) EHU's 3 1,110 SF 1 1,350S 1STFLOOR TOTAL 500 SF 400 SF ER LOBBY) IT -All I III F 850 SF PARKING TOTALS rnnxirvc _y6SPACES PARKING P2 29 SPACES PARKING P3 29 SPACES I PARKING P4 29 SPACES rnnxirvc.on 93 SPACES LOT 1A 1 !lT n A 0 Q w —ry Y.T— O J W �EHU/LOBBYS PLAN NORTH A1.02a PROJECT INFORMATION LEVEL SF PER UNIT 6TH FLOOR 1,020 SF 3810csFE PENTHOUSE 1 2,790 SF 5TH FLOOR 2 2,300 SF 2,790 SF 4TH FLOOR 2 2,300 SF 2,790 SF 3RD FLOOR 2 2,290 SF 2,775 SF 2ND FLOOR 2 2,265 SF 2,763S TOTAL 9 24,085 SF TOTAL PROPOSED GRFA 1STFLOOR 0 1,440 SIF (LOBBY) EHU's 3 1,110 SF 1,350 SF 1STFLOOR TOTAL 500 SF 400 SF nnxmc _,ER LOBBY) 850 SF PARKING TOTALS rnnxirvc Earn 6SPACES PARKING P2 29 SPACES PARKING P3 29 SPACES PARKING P4 29 SPACES rnnxirvc.on 93 SPACES u,^LEVEL 2 ._d, A1.03a NORTH PROJECT INFORMATION (LOWER LOBBY) LEVEL 650 SF 850 SF SF PER UNIT 6TH FLOOR 1-1-_, 1,020 SF 3610 SF PENTHOUSE 1 2,790 SF 5TH FLOOR 2 2,300 SF 2,790 SF 4TH FLOOR 2 2,300 SF 2,790 SF 3RD FLOOR 2 2,290 SF 2,775 SF 2ND FLOOR 2 2,265 SF 2,763 SF TOTAL 9 24,065 SF TOTAL PROPOSED GRFA 1STFLOOR 0 EHU's3 1 1,110 SF I 1,350 SF —,---- TOTAL e NORTH (LOWER LOBBY) �ocxEns 650 SF 850 SF PARKING TOTALS 1-1-_, 6SPACES PARKING P2 29 SPACES PARKING P3 29 SPACES PARKING P4 29 SPACES rnnxw— 93 SPACES e NORTH PROJECT INFORMATION LEVEL SF PER UNIT 6TH FLOOR 1,020 SF 38l. Ss PENTHOUSE 1 2,790 SF 5TH FLOOR 2 2,300 SF 2,790 SF 4TH FLOOR 2 2,300 SF 2,790 SF 2,290 SF 2,775 SF 3RD FLOOR 2 2ND FLOOR 2 2,265 SF 2,763 SF TOTAL 9 24,085 SF TOTAL PROPOSED GRFA 1STFLOOR 0 3 1,440SF(LOBBY) 1,110 SF 1,350 SF EHU's 1STFLOOR TOTAL 500 SF 400 SF R LOBBY) IT -All I III o xEns SF PARKING TOTALS nnxirvc Earn 6SPACES PARKING P2 29 SPACES PARKING P3 29 SPACES PARKING P4 29 SPACES rnnxvucron 93 SPACES LEVEL 4 ed, A1.05a NORTH a PROJECT INFORMATION LEVEL SF PER UNIT 6TH FLOOR 1,020 SF 3810cSFE PENTHOUSE 1 2,790 SF TOTAL STH FLOOR 2 2,300 SF 2,790 SF 4TH FLOOR 2 2,300 SF 2,790 SF 3RD FLOOR 2 2,290 SF 2,775 SF 2ND FLOOR 2 2,265 SF 2,763 SF TOTAL 9 24,085 SF TOTAL PROPOSED GRFA 1STFLOOR 01,440 SF(LOBBYI EHU's 3 1,110 SF 1,350 SF 1STFLOOR TOTAL 500 SF 400 SF STORAGE A SKI PARKING TOTALS PARKING ERT.1 6S CES PARKING P2 29 SPACES PARKING P3 29 SPACES PARKING P4 29 SPACES PARKirvc.oTA 93 SPACES LEVEL 5 ed, oP.R�RTPER EAR R ,® A1.06a NORTH PROJECT INFORMATION LEVEL SF PER UNIT 6TH FLOOR 1,020 SF 3610 SIF csueuma� PENTHOUSE 1 2,790 SF STH FLOOR 2 2,300 SF 2,790 SF 4TH FLOOR 2 2,300 SF 2,790 SF 3RD FLOOR 2 2,290 SF 21775 SF 2ND FLOOR 2 2,265 SF 2,763 SF TOTAL 9 24,085 SF �______._______._____.______ _— __ _ _ _— — — — — _ _— ____— __— ____— ____� TOTAL PROPOSED GRFA j 1ST FLOOR 0 1,440 SF (LOBBY) EHU's 3 1,110 SF 1,350 SF - I 1STFLOOR TOTAL 500 SF � 400 SF w R LOBBY) -- w3sonncE sxY 850 SF -- PARKING TOTALS JJJ6 SPACES _ arvnc Er'i'rnY WEST DECK EAST DECK rnnx'w m I � PARKING P2 29 SPACES Qz 00 s 4 OJ �II iuuJV PARKING P3 29 SPACES J wj a L PARKING P4 29 SPACES uJ � naovry � I rnnxirvc93 SPACES I I `i II 'ir I I t y O � 9 _-_-{._-_ _ __6-oe _---- -------------------------------------------------- - — ____._ _ _— _._._ _— _— _— ___._____.___.___._.___.___._._. ___._____.___.___._._._._._.J »�^LEVELtl6[� PENTHOUSE. A1.07a NORTH PROJECT INFORMATION LEVEL SF PER UNIT 6TH FLOOR 1,020 SF 3810 SFE csueumA� PENTHOUSE 1 2,790 SF STH FLOOR 2 2,300 SF 2,790 SF 4TH FLOOR 2 2,300 SF 2,790 SF 3RD FLOOR 2 2,290 SF 2,775 SF 2ND FLOOR 2 2,265 SF 2,763 SF TOTAL 9 24,085 SF __._________._._._.___._.___.___._.____ ___ __— __ _---I TOTAL PROPOSED GRFA j .... ...... .. .......-___._._. -..-., 1 1STFLOOR 0 1,440 SF (LOBBY) I EHU's 3 1,110 SF 1,350 SF —__ — ___ TOTAL 1ST FLOOR 500 SF j IINI400 SF '. � sonACEssry I I us�.�. �ocxEns PARKING TOTALS ¢ O Or Anx rvc P i 6 SPACES w m "P" rvc Ervrnv _ PARKING P2 29 SPACES Q O O� PARKING P3 29 SPACES ui ¢ J a� I PARKING P4 29 SPACES ui s; I PAnxmc.o.A 93 SPACES 1 q t P & ----- - - -- ---- - - - - -- --� I -_-.-.-_-.-_-. --- -----J LEVEL6� UPPER PFNT g, g_ aIT A1.08a NORTH UJ C UJ 6 NORM LOBBY/ MAIN LEV.EL, A1.10 Im Typ. LIGHTING NORTH o - - - _-�I.JiI IL�IL1l�l.��l�l UL=1��1= 1 I _ �•g;� P.A III-T"I -I ITT -� I- IIT T II1-f IT IIS T II1- II1T T� II- II- _ -PAR 2 IIS -III =1 I1=fi=?I1=�= -I-rtl rt I1 -I=-I rt Ifi=Ylfi=?- I� II _ PAA�3 - IIIA -III -I I1=+I1= _ -I-tl lid=t-�-FI Ifil+- It II _ PAA EAST„ ELEVATION A2.01 ­P.A..TP--A-1-11. —�°� . l Q.P. -° —.;oI� —0 — — a,.l Epq o - L _. II z ¢ 0. - - - - - - ��� — Q� L H� Q o ZU -__ / o� - - - - - - - - — - - _ - - - - - _ __'ELq LU a LU - I! -- - --- _ _ - - - - a, ­E a7 — °� m I — _ a, ""°� 'I_ PpP -- - - - - - - - - FOG,�� II V I I I II' I I II I I 1- 1L -L II I1- I -. IL I II II I I I I I I I I I II IV II I I I III I I I I I I I I II I I I I I I Pp�QJ - T1 F I - T l - -- - T � fl �. =T= HT1 �f T- -T-- - , rt Fj11 Imo_ 7_ Illrt -Y 1= 1I -1I IYI I�YI FF F IF-- iYrl YI �1Y=_YI ISI -Y rtl _ rt _ I_ _ IIS_ "s,apq SOUTH ELEVATION oP.A�HTPEA E"A H��sp„® A2.02 - - - - - — - — - — L ll` - - - - - II o a; Z_ V� s TM ��w o U o � " - - - st� � wm J \ 2UU LU - LU -- NO —EL _ IN Oen qP ffH FIS— II I rnsi-3a�" GO�� III�1Y=_I II Ilrtl IIIA - F FLi= II I rnsi� N WEST n ELEVATION -Y... TPE"-"--.I- A2.03 NORTH . ELEVATION A2.04 -1—HTPEA TIMBER AND STEEL STRUCTURAL BALCONY BEAMS C -CHANNEL HEADER AT CANTILEVERS TIMBER AND STEEL STRUCTURAL MAIN ENTRY COLUMNS LARGE WOODEN - MAIN ENTRY DOORS WITH STEEL C- CHANNELHEADER AND HEAVY TIMBERS HEAVY STONE - BASE WITH LANDSCAPING STONE COLUMNS BASES TO HELP GROUND BUILDING - ij CEMENTITIOUS SIDING WINDOWS NOT RECESSEDIN SIDING FIELDS METAL SHAKE ROOF WOODEN FASCIA CORTEN STEEL PANELS LANDSCAPING - STONE PLANTER WALLS TO GROUND BUILDING --_-- _ -- / - -- ---- -- - ----- --- - ij CEMENTITIOUS SIDING WINDOWS NOT RECESSEDIN SIDING FIELDS METAL SHAKE ROOF WOODEN FASCIA CORTEN STEEL PANELS LANDSCAPING - STONE PLANTER WALLS TO GROUND BUILDING METAL SHAKE ROOF WOODEN FASCIA TIMBER AND STEEL STRUCTURAL ELEMENTS STEEL C -CHANNEL HEADER FOR - WINDOWS IN c- STONE 3 STONE COLUMNS TO HELP GROUND 1� BUILDING WINDOWS RECESSEDIN -_ STONE FIELDS METAL TURNBUCKLE-: AT ROOF. �- r � i J - .r-� 4_1_F y TIMBER AND STEEL - �_I�_L- STRUCTURAL BEAMS !?- LARGE WOODEN DOORS WITH STEEL C -CHANNEL HEADER WOODEN BALCONY TOP RAIL, INTERMEDIATE RAILS AND FASCIA TIMBER AND STEEL STRUCTURAL BALCONY BEAMS STONE COLUMNS TO HELP GROUND BUILDING STEEL C -CHANNEL HEADER ORNAMENTAL LIGHTING -STONE PLANTER WALLS TO GROUND BUILDING HEAVY „ TOP RAIL till 1 -I=17 fJfll-- - ,_E tit- MLurl -T- IL ult _ I uu--r-=Tir-rJrn------zts>vuL--ullr_rr1__IL_UIt- -_rd_--lr_-i2-=-- �tid- 7LL.3` FASCIA F:l-- Fas�a = BALCONY BEAMS ,FFR ,EEL HEAVY TOP RAIL ---_-� - I --_ - -_-[ 71 --- LILT I_ ii. � - -=CI I711CL 1L= _ -1 - J, -J-[7 LL,_ IL -1T- _-_ 6 _ FASCIA LI J �BAl III III YIAMS HEAVY TOP RAIL FASCIA T&G SOFFIT BALCONY BEAMS W 3D MODELS . A9.10 i r / 1JI 3 e MODELS i MXXLE PLANT 5Cf/����.�. r...yro�oe ++rngr, 0,0 RECE9SEtl HALL LI6HY PATH L/6Hf BOLLAR[ mn vegrrox ewtrs v..tg. htrep.p..w� weNd m•W,.y „a.•) p.-ae>b.:. rw.rc�n' corpse ...cps. VANTAGE POINT VA1L GONDOMI�s'rEPs NIUM5 rRs aA 1 n....,.n onaoreWro w„�, s'+3• .., � a.�w ePn -. �.. .. ...,,e. ro .� ro �v- so�, �., nn*• aloe .a Wy, s a LOT I A WN�T ;WR 6R495E5 � PERCNNIALS mid 6ROUh4J GOVER9 n cenmruv x N� ® py I __ S r ate°wa+rrEr —\. .2 ti - - - ti 91TE usr,Tlr+e Lr-zEHv CIS ® EM1A. 109BY s �. � PATr+ii6Nr eoLURn neµ 2wT nAFK acmizE a' � RAiiriu _' �� qlp iP �� vKLL Aim eESA sa-r i.m, nArsp rav � \ � � - L6�r 1 s. LoT I A /1 M ICN H - 9' ,]NPp.KH PLAH,BE LoOK,N6 fM TRACT K E ^ ,j � o � 'I.EW GlR6 ACJ JJJ�• aPARCEL9 sus e.rsnxb PAr VAIL 21 LIOh'SHEAD URGLE LANDSCAPE PLAN L-1 INN �i++^�_ I♦��� � Isl "— ���� —_'� ��sia � a_. �■ ILII '�illlll111111,1kr+7 LSI � I�, e 11 M ion JIFF � � � • –=_sem=– — � -------- � ➢""�-'Y.� ■ ��.' -_——.'-yTsi-a0iy.iEi.� i@_ r ,'�fai r Se?=53�-�r:v tF m4 lr��`i Ill iGi iIL� •->—� a f��1 _.2Ci__——_•,—.�1.� vsSs� �— �" iC�� .� i7. s.�_ . P. q SL �J-ii''FHE lC � P p ^" -?� � � - �_ - I I ,III ��' III sl 10 PIERCE .... 1-1. r r 1 Ale I 0.41... hl ...... — I. I IM. a. P I ERCt ARCHITFCTB �- _"�•'_ may,. PIERCE is 44 m waft► 10 44 m CARVER SCHWARZ MCNAB KAMPER & FORBES, LLC ATTORNEYS AT LAW SHERMAN STREET PLAZA 1 888 SHERMAN STREET, SUITE 400 DENVER, COLORADO 80203 MAINLINE: 303.893.1815 FACSIMILE: 303.893.1 829 June 6, 2018 Planning and Environmental Commission Town of Vail 75 S. Frontage Road Vail, CO 81657 ■ n Sr'EWART MCNAB SMCNAB@CSMKF.COM 303.893.1819 Re: Applications of Battle Mountain LLC and Lazier Lionshead LLC Nos.: PEC18-0016, PEC18-0017; PEC18-0018; PEC18-0019 Ladies and Gentlemen: I write on behalf of the Lift House Homeowners Association, Inc. ("Association") in connection with the above -noted Applications to be considered at your meeting of June 11, 2018. All involve parcels transferred from Vail Associates in 1971 with the express requirement that they be used to fulfill the commercial and residential parking requirements for the Lift House, Vail 21 and Lionshead Arcade condominium projects. The Town of Vail enforced this requirement by refusing to issue a Certificate of Occupancy until the Lift House developers (Robert and Diane Lazier) completed their portion of the parking garage that occupies one of the tracts involved. The effect of granting the applications, without at least a condition that parking spaces eliminated in the near term on the parking parcels be fully restored, would be in violation of Section 12-10-3 of the Town Code. A short bit of history is helpful to understanding the issue of concern to the Association. In 1971, Robert and Diane Lazier purchased parcels from Vail Associates on which the Lift House and Lionshead Arcade were built. At the same time, they purchased additional parcels, also within Block 1 of Lot 3, in Vail/Lionshead First Filing. Although we do not have a copy of the purchase contract, contemporaneous correspondence from Vail Associates to the town establishes that the developers of Vail 21 and the two Lazier properties were required to build a joint -use parking structure (the garage located in the area affected by the Applications), to accommodate the parking requirements of the three condominium projects. The attached Exhibits 1 and 2 are letters from Vail Associates to the Town Building Department confirming this requirement. Exhibit 3 is a contemporaneous map depicting the parcels listed in Exhibit 2. In its approval of the plans for the Lift House, the Town incorporated a requirement that completion of the parking structure was a prerequisite of the building obtaining a f00350907.DOC/ 1 } Planning and Environmental Commission June 6, 2018 Page 2 of 3 0 Certificate of Occupancy (Exhibit 4, #4, page 2). The Lift House building permit (Exhibit 5) requires that the developer provide 70 off-street parking spaces. When the condominium developers purchased the parcels from Vail Associates, the garage parcel was conveyed so that the eastern one-third belonged to the Rosenquist group (developers of Vail 21) and the western two-thirds belonged to Mr. and Mrs. Lazier. After Lift House was completed, the Laziers retained ownership of the commercial units in it and their portion of the parking structure and connected surface parking. We understand that all of these properties were transferred to applicant Lazier Lionshead LLC in 2007. The eastern one-third of the parking structure was transferred from the last of the developers of Vail 21 to applicant Battle Mountain LLC in 2017. The Applications arise from Battle Mountain's plan to redevelop the eastern one-third of the garage parcel into a multifamily structure with below grade parking (PEC18-0016). In order to complete the proposed redevelopment, the entire upper deck of the parking structure, including the western two-thirds, will be removed, eliminating half of the parking spaces available to Lift House and Lionshead Arcade. None of the applications make any provision for replacing the parking spaces lost as a consequence of the redevelopment of the Battle Mountain parcel. Battle Mountain and Lazier Lionshead have already sought a permit to demolish the upper level of the garage. Representatives of the Association appeared at the hearing before the Design Review Board to object to the destruction of parking spaces, but were told that the Board's jurisdiction did not include parking and that the proper approach was to the Planning Department. The representatives were told by the Planning Department that because there was no current plan for the redevelopment of the western two-thirds of the garage, there was nothing to be done. This "catch 22" situation puts the Association in a difficult position of losing spaces that the Lazier interests were required by the Town to provide as a condition of development, with no requirement to replace them in the future. There is no guarantee that any future plan for the western two-thirds of the parking structure will include the replacement of the lost spaces. The net effect is that if the Applications are granted, off- street parking facilities that were in place when the current Town Parking Ordinance was passed in 1982 will be reduced in capacity, in direct violation of Town Code §12- 10-3.1 The issue of whether the Town requires that the parking structure in question be used to provide the parking necessary when the three condominiums were first "Off street parking and loading facilities used for off street parking and loading on the effective date hereof shall not be reduced in capacity to less than the number of spaces prescribed in this chapter, or reduced in area or number to less than the minimum standards prescribed in this chapter." {00350907.DOC / 11 Planning and Environmental Commission June 6, 2018 Page 3 of 3 0 developed is not a new one. In 2006-7, the undersigned exchanged correspondence with the Department of Community Development on behalf of the HOA at Vail 21. Exhibit 6 is the Town's response to certain questions posed about the use of the garage and contains the following statement: The Town of Vail believes that the existing parking structure was constructed to satisfy the parking needs of the three structures. Staff further believes that the parking structure should be currently used to satisfy the parking requirements of all three structures, The Association is not aware of any changes in the Town Code or requirements that would alter this conclusion. The Association does not oppose in principle the redevelopment of the parcels required since 1972 to be used for parking for the adjacent condominium projects. It further recognizes that there will be a disruption in parking while property is redeveloped. Nevertheless, it opposes any redevelopment that does not incorporate the pre-existing requirement that the parking continue to be provided for the properties currently served by the parcels to be redeveloped. As a consequence, the Lift House Condominium Association respectfully requests that if the Applications are approved, that they be conditioned on Lazier Lionshead LLC (or any successor in interest) be required to replace any parking spaces lost as a consequence of any of the applications. If I can provide any additional information or answer any questions, please feel free to contact me. Very truly yours, Stewart McNab cc Lift House Condominium Association Matt Mire, Town Attorney Chris Neubecker, Planning Manager Jonathan Spence, Senior Planner {00350907.DOC / 11 1511 'V ca,• • a 1 �; A May 22, 1972 Ms. Diana Wygant Building Department Town of Vail Vail, Colorado 81657 Dear Diana: This letter is for the purpose of reviewing matters dis- cussed at a meeting on April 27, 1972 in which Robert Lazier, Chuck Rosenquist, Larry Robinson, Ed Struble and myself were in attendance. The subject of the discussion was the time table required for construction to commence on the joint -use parking structure which is intended to accommodate the parking demands of build- ings completed, under construction or scheduled to commence this summer on portions of Block 1, Lot 3, Vail/LionsHead First Filing. These buildings are known as "LionsHead Arcade Build- ing", under the ownership of Bob Lazier;"Vail 21" building, under the ownership of Charles Rosenquist; and "The Lift House" building, under the ownership of Bob Lazier. Robert H. Nott represented the position of Vail Associates that in accordance with those understandings set forth in the contracts made with the building owners, construction of the joint -use parking structure was to be commenced during the summer of 1972. Furthermore, Robert H. Nott stated that Vail Associates would not support any variance application on the part of Lazier and Rosenquist to defer construction of this structure until a later building season. /jm Yours very truly, VAIL ASSOCIATES, INC. Robert H. Nott Vice President - Real Estate AREA CODE 303 476-5601 • BOX 7, VAIL. COLORADO 81657 EXHIBIT 1 Mr. Bob Aldridge, Building Inspector Town of Vail Vail Municipal Offices Vail, Colorado 81657 Dear Bob: This is to advise you of the status regarding the joint use structured parking area which will be -constructed by Bob Lazier to serve his two buildings known as Lift House and LionsHead Arcade, as well as Vail 21, which is being developed by a group including Chuck Rosenquist, These properties are all located within Block 1, Lot 3, Vail/LionsHead First Filing. Our contract provides for the partitioning of this lot as follows: Site A Owned by Robert Lazier Site B Owned by Chuck Rosenquist et al Site C Owned by Robert Lazier �C Parcel 1 Jointly owned by Lazier 8 Rosenquist Parcel 2 Jointly owned by Lazier 8 Rosenquist Parcel 3 Joint use parking structure r,- In our contracts of sale to both Mr. Lazier and Mr. Rosen quist, we have provided that Parcel 3 is to be used for a 2114 -1 - joint use parking area subject to plans acceptable to us. -,g , We have recently approved plans for this area, which plans call for basically a two-story structured parking facility. Any deviation of these plans as already approved by us would require our further approval. It is not our inten- tion or desire to see this parcel developed in any other way than the joint use parking facility for which we have already approved plans. cc: Dana Rickli AREA CODE 303 476-5601 Very truly yours, Robert H. Nott Vice President - Real Estate 0 BOX 7. VAIL. COLORADO 81657 EXHIBI =fes i wee-- o � I PARCEL �Z i ,'•t t II _. -.00 ryF of d V \ w �8F SE A ;a8 /6,26/-o2.rgH EXHIBIT - R _ IA— "Ir A PART OF TRACT E S a/e.'lin�-ZO[eef �'"mom—�--= s -� w Yg/L� /Oi✓SNEAO F/RST F/L/N6 mcrnrern er RICHARDS - HVFFSTUTLER 07.17.1972 Letter regarding Lifthouse and Parking.pdf Modified on October 25, 2016 x 4vai tOWHI July 17, 1972 box r,31 . Vail, Co10rado\1a1657 • 303.478.5613 Engelke Architects 2186 South -Holly Street Denver, Colorado 80222 SubjecI6 Lift House Gentlemen ;revised plans received July 12, 1972 for the above -subject job have been checked In accordance with -rhe provisions set forth in the Uni- form Building Code, 1970'Edltlon, Volumes I and 11 and the 1970 Uni- iworm Pl'umblng Code as amended and adapted by the Town of Vail. The Use ZoDe is CC11; occupancy groups are B-3, F-2, and H; type of construction is lI nvncombustibia. The following items shall he corrected by revised pians or addendum; 1. Submit a copy of your condominium declaration as required by the Colorado Revl.sod Statute 118-15-5 to the Town of Val1, as well as to the State so that we may determine theownershIp of common arias, responsibility for maintenance, etc. 2. In accordanco with Section 300 (a) and (b), the owner shall employ a special inspector who shall be present at all times during construction on the following types of worts; (a) Concrete, including roloforcing (b) Masonry, Including reinforcing tcl Structural' staid (d) Precast concrete This inspector shall not be anyone employed by the contractor doing the work and shall be approved by this office prior to commencing the work involved. He should report to the Building Official in writing, reporting any Code violations and other required Information. 3. A tectal of 59 panting spaces, 9' x 191, Pius ons loading berth, 121 x 251, are required for this building. The LionsHead Arcade Building requires 36 parking spaces, plus one loading berth, With these requirements, the Vali 21 building requires 58 parkin � spaces plus one loading berth. Your new Marking garage will �. require a total of 1632_ k� s a es .ptus three loading berths, which may be, located' oisewhere onr the proopertles." Download .E f EXHIBIT < 07.17.1972 Letter regarding Liftftouse and Parking.pdf Modified on October 25, 2016 dirty 17, 1972 Page 2 4. 1 would, at 'his time, like to remind you of our meeting of April 27, 1972 when Sob Nott of Vail Associates, Robert Lazier and Chuck Rosenquist, Larry Robinson and I mit with regard to the parking structure. The result of -this meeting was the decision that occupancy of these two building would not be allowed until the parking structure is ,completed. 5. Please be Informed that the building site whore work Is In progress or materials are being stored must be fenced and marke-d. with ' • Nard lint Area m Authort zed Personnel Only" signs. 6. Submit :a completed Declaratfon of Land Allocation. 7. Submit completemec�a_l ai d ans Immediately. There are a number of areas that will require mecEanical ventilation, none of which can be checked until Chase plans are submitted. . 8. The first floor commercial area will require a minimum of three water closets in each toilet, men's and women's or mems would be acceptable with two water closets and one urinal. These will take care of all commercial areas, including the restaurant. 9. West wall of corridor 1161 and east wall of vestlbule 120, hall 106, vestibule 105, all walls in lobby 102, and vestibule 124 shall be of not less than two hour noncombustible construction. 10, All construction shall conform with Tabie' 17-A. 11. Elevator shaft shall have a minimum of three square feet of ventl ittton to the outside. 12. Walls between stair and shaft In star #2 shall be two hour non- combustible construction, 13, All, glass at entry doors and sidelttes shall be -tempered or safety glass. 14. Ail stairways 881' or more in width shall have an intermediate handrail. 15. on a typical floor plan them appears to be many sb6fts in the corridor areas, Please note that these must be two hour noncom- bustible construction in accordance with Table 17-A. 16. On adcdendum #l, you show a two hour wait at the face of the fire- place, In back of the fireplace you already have a precast wall with a hole in It for the chimmney to,go through. This opening should be seated up for a two hour rating. The two hour waif at the face of the fireplace could then be a one hour gall. 17. In accordance with our Ordinance 06 amending the Uniform Building Code, all exterior wood shalt not cover more than 40% of each wall area above the first floor, and .shall be fire retardant. IB. "Reference Chapter 47, all the plywood roof sheeting shall be fire retardant except that area the Berard of Appeals,granted a f variance for. 3. 19. 'Roof shall be one hoar rated In accordance with Section 1916 and Chapter 32. 20. 'A-1 structural frames shall be protected with two hour fire ratl�'gy) which will be in accordance with Table 43, 21. Reference Chapter 28, the ceiling over the corridor area next to the stairwell is called with.2 x 6 noncom4ustlb•16.,joists. If ? thls is used in the corridor area, two layers of gypsum board y berth sides will be required. If the door to this attic area Is used as shown on the section, all roof members and studs shat 0 - be be fire retardant treated. Download x < 07.17.1972 Letter regarding Ufthcuse and Parking.pdf Modified on Octo apr 25, 2016 Engelke Architects duly 17, 1972 mage 3 22, Both wet and dry standpipes are required. Any questions regarding this item should be referred to Slob McNeill of this Dttpartment. i 23. With reference to the partial pian•on sheet 3 showing the mechani-» caf equipment and elevator, janitor and stair #1, door #12 between the mechanical equipment room T09 and stair #1 is not allowed. 24. -ExI t signs shall be in accordance with Section 3312. Please check dais sec+Ion carefully as it appears your exit signs do not most these requirements, such as separate sources of power, and clearly Indicatings the direction of egress. ' Since a conditional building permit has been issued and the concrete fo6ndation and footers have been poured and there has not been an e. gineer for Inspection on the: JogsIto in the Last 10 days, please Inform this office as to who Is doing this 6nsite inspection at this time. Prior to any davlations from the plans thAt have been subm€tted for •approval,bafore pork is crmmenced, any changes steal; be approved. No inspect€ons will bo made on mechanical or plumbing until such time plans have peen submitted and checked. Please submit the above required infOrmatioo as soon as possible to avoid further delays. If this office can be of assistance at any time regarding Phis project, please contact us. Yours truly, TOWN OF VRIL �Strub€e Building Official dw cc. Robert `i. Lazier Download 9 / 1 I BUILDING PERMIT APPLICATION Jurisdiction of A Applicant to complete numbered spaces only. �, N JOB ADDR ESS T 7�� _/_ �� , LEGAL 1 DESCR. LOT NO. �BLK TRACT ([:]SEF ATTACHED SHEET) `I OWNER MAIL ADDRESS 2 `T l�� ZIP PHONE CONTRACTOR MAIL ADDRESS 3 S PHONE LICENSE NO. ( ARCH ITEDT SIGNER AI ADDRESS P O E LICENSE O -1;e 4 0jj ENGINEER MAIL ADDRESS 5 PHONE � LICENSE NO. I1J LENDER MAIL ADDRESS �J BRANCH USE OF BUILDING _ 7 ��) 8 Class of work: NEW ❑ ADDITION ❑ ALTERATION ❑ REPAIR ❑ MOVE ❑ REMOVE 9 Describe work: 10 Change of use from Change of use to 11 Valuation of work: $� �S PLAN CHECK FEE TPERMIT FEE �^ SPECIAL CONDITIONS: Type of Const. Occupancy B-3 Group h_. 2, d 14 Division _31*11111 Size of Bldg. 40% (Total) Sq. Ft. No. of Stories 4 Max. 'TO VlrBCt Occ. Load tt po5-Y-&D Fire2 Zone 3 Use Zone �C � Fire Sprinklers Required ❑Yes %No APPLI CATIO :;�DBY: PLANS CHECKED BY: APPROVED FOR ISSUANCE BY: No. of Dwelling Units 5 OFFSTREET PARKING SPACES: Covered Uncovered -70 NOTICE SEPARATE PERMITS ARE REQUIRED FOR ELECTRICAL, PLUMB- ING, HEATING, VENTILATING OR AIR CONDITIONING, THIS PERMIT BECOMES NULL AND VOID IF WORK OR CONSTRUC- TION AUTHORIZED IS NOT COMMENCED WITHIN 60 DAYS, OR IF CONSTRUCTION OR WORK IS SUSPENDED OR ABANDONED FOR A PERIOD OF 120 DAYS AT ANY TIME AFTER WORK IS COM- MENCED. I HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE AND CORRECT. ALL PROVISIONS OF LAWS AND ORDINANCES GOVERNING THIS TYPE OF WORK WILL BE COMPLIED WITH WHETHER SPECIFIED HEREIN OR NOT, THE GRANTING OF A PERMIT DOES NOT PRESUME TO GIVE AUTHORITY TO VIOLATE OR CANCEL THE PROVISIONS OF ANY OTHER STATE OR LOCAL LAW REGULATING ST CTIO OR THEANCE�OF CONSTRUCTION. Special Approvals Required Received Not Required ZONING HEALTH DEPT. FIRE DEPT. SOIL REPORT OTHER (Specify) SIGN URE OF C NT CTOR OR AUTHORIZE GENT (DATE) 51 F OW NE 4F O ER BUIL (DATE) WHEN MOPERLY VALIDATED (IN THIS SPACE) THIS IS YOUR PERMIT VALIDATED (IN THIS SPACE) THIS IS YOUR PERMIT PLAN CHECK VALIDATION CK. M.O. CASH PERMIT VALIDATION CK. % QM.O. WHITE — INSPECTOR CANARY — AUDIT PINK — APPLICANT I ;0 5 h .IHSH ,2 GOLDENROD —TEMP. FILE JAN 6 2007 OV& TOA Department of Community Development 75 South Frontage Road Vail, Colorado 81657 970-479-2138 FAX 970-479-2452 January 3, 2007 www. vailgou corn Carver, Kirchhoff, Schwarz, McNab & Bailey, LLC c/o Stewart McNab Hudson's Bay Centre 1600 Stout Street, Suite 1700 Denver, CO 80202 Re: Vail 21 located at 521 Bast Lionshead Circle/Lot3, Block 1, Vail Lionshead Filing 1 Mr. Stewart, This letter is sent in response to your letter dated December 5, 2006, in which you ask four questions regarding Vail 21 and its parking situation both in the past and currently. I have discussed your letter and its contents with the members of the Planning Division and the following are our responses to your questions. Your questions appear in bold and the response directly beneath. 1) When the parking structure was completed in 1972-3, what were the parking rights of the owners of commercial and residential units in Vail 21, Lift House and Lionshead Arcade? In reviewing the legal files for the Vail 21, Lift House, and Lionshead Arcade, I have confirmed that the parking structure to the north of the Vail 21 location was constructed, in part, to satisfy the parking requirements for the three buildings under the Code that was in place at the time of construction. Staff does not know in what particular manner the parking was provided to the three structures within the parking structure. Whether by deed, lease, or some other manner, is not clear, nor was one particular manner mandated by the approval of the development. Staff would suggest that a full review of any record declarations or covenants be performed to determine any specific rights granted to Vail 21. For clarity, the Town of Vail does not enforce any private declarations and covenants to which it is not a party. 2) Has anything happened to change those rights since that time, and if so, what and when? Staff has confirmed your account of Vail 21 being required 58 parking spaces at the time the building was issued a Certificate of Occupancy. The Vail 21 structure met these requirements and EXHIBIT 6 '%: RECYCLED P.fPER m staff is not aware of any changes which would have affected any rights Vail 21 had/has to parking within the structure. 3) Does ToV consider that currently the parking structure must be used to fulfill the parking requirements of the Vail 21, Lift House, and Lionshead Arcade buildings before the parking spaces in it can be used for any other purpose? The Town of Vail believes that the existing parking structure was constructed to satisfy the parking needs of the three structures. Staff further believes that the parking structure should be currently used to satisfy the parking requirements of all three structures, however, the method of providing those spaces is not of concern by the Town as addressed previously in Question 1. 4) Will the ToV enforce Code Section 12-10-17A to prevent use beyond that required by the three buildings, and if not, why not? Yes, the Town of Vail will enforce Section 12-10-17A, Leasing of Parking Spaces, Vail Town Code. For the purpose of clarity this Section of the Code refers to the leasing of any parking spaces in excess of those required to address a projects/structures parking requirement. It is clear in this Section that parking can be leased, rented, or otherwise conveyed to a tenant, owner, occupant, or user of a project/structure to which the parking requirement is meant to address. Please review these comments and contact me at 970-479-2148 if you have any questions. Regards, �OAM//\ Warren Campbell Cc: File From: Charles Curtis To: Jonathan Spence Subject: Number of parking slots for new Launch parking garage Date: Thursday, June 07, 2018 1:07:17 PM Jonathan, I have a concern about the number of parking spaces planned for the new Launch parking garage. Could you pass on my thoughts to your colleagues at the PEC? The overarching concern is if we're putting too much traffic into the alley between the Launch garage and Vail 21. Here's the basis for this concern: 1. Currently the garage delivers upstairs parking to the East Lionshead Circle and downstairs parking to the alley. 2. The new design delivers all traffic to the alley. 3. The alley is long and narrow. It is frequently blocked by garbage trucks and delivery trucks. 4. The new design calls for 93 spaces — a large number above the current parking garage. 5. Lazier, who owns a space twice as large as the Launch project will also likely increase his number of spaces. 6. If Lazier puts 100 spaces in his new development on top of the 93 planned by Launch, we'll have 193 — maybe more — cars fighting their way up and down that alley. 7. The alley is also used by pedestrians who plan to go to Bart & Yeti's, Montauk and the other stores on the upper pedestrian walkway to the General Store. As the town considers the new building for the Launch project, I hope you will keep these concerns in mind. Thank you. Chuck Curtis Vail 21, # 505 City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: June 11, 2018 ITEM/TOPIC: A request for the review a variance from Section 12-71-1-10, Setbacks, Vail Town Code, pursuant to Title 12 Chapter 17, Variances, Vail Town Code, to allow for a rear setback of zero feet (0') where ten feet (10') is required for a new multifamily structure, located at 534 East Lionshead Circle/Lot 2 and 3, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC18-0018) City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: June 11, 2018 ITEM/TOPIC: A request for review of a variance from Section 12-21-12, Restrictions in Specific Zones on Excessive Slopes, Vail Town Code, to allow for more than ten percent (10%) of the total site area to be covered by driveways and surface parking, located at 2841 Basingdale Boulevard/Lot 3, Block 8, Vail Intermountain Development Subdivision, and setting forth details in regard thereto. (PEC18-0020) ATTACHMENTS: File Name Description PEC18-0020 2841 Basinqdale Blvd Variance Staff Memo 061118.pdf Staff Memorandum Attachment A - Vicinity Map.pdf Attachment A - Vicinity Map Attachment B - Project Narrative.pdf Attachment B - Project Narrative Attachment C - Plan Set.pdf Attachment C - Plan Set Attachment D - Parking and Access Easement Deed.pdf Attachment D - Easement Deed TOWN OF Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 11, 2018 SUBJECT: A request for review of a variance from Section 12-21-12, Restrictions in Specific Zones on Excessive Slopes, Vail Town Code, to allow for more than ten percent (10%) of the total site area to be covered by driveways and surface parking, located at 2841 Basingdale Boulevard/Lot 3, Block 8, Vail Intermountain Development Subdivision, and setting forth details in regard thereto. (PEC18- 0020) Applicants: Michael & Yoshimi Moore, represented by Visual Impax Planner: Justin Lightfield SUMMARY The applicants, Michael and Yoshimi Moore, represented by Visual Impax, are requesting the review of a variance from Section 12-21-12, Restrictions in Specific Zones on Excessive Slopes, Vail Town Code, to allow for more than ten percent (10%) of the total site area to be covered by driveways and surface parking, located at 2841 Basingdale Boulevard / Lot 3, Block 8, Vail Intermountain Development Subdivision. Based upon staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval with one condition, of this application, subject to the findings noticed in Section VIII of this memorandum. II. DESCRIPTION OF REQUEST The applicants, Michael and Yoshimi Moore, represented by Visual Impax, are requesting the review of a variance in order to facilitate a new single-family residence on the subject property. Please note that the requested variance includes one (1) of the three (3) variances requested in a recently reviewed, but withdrawn, application (PEC18-0012), that was presented to the PEC on March 26, 2018. This application was last reviewed by the PEC on May 29, 2018. During that meeting, some PEC members asked for photos of the site to show the current parking conditions. Commissioners also asked Visual Impax to study rotating the garage to front the parking easement, thereby lessoning the impact from two (2) curb -cuts to one (1) curb - cut. Additionally, Commissioners requested a better understanding of the discussion between the property owner of the subject property and representatives of the Rush Condominiums as it relates to the easement. The application the PEC last reviewed on May 29, 2018, requested two (2) variances, including: 1. A variance from Section 12-21-12, Restrictions in Specific Zones on Excessive Slopes, Vail Town Code, to allow for more than ten percent (10%) of the total site area to be covered by driveways and surface parking; and 2. A variance from Section 14-3-1, Minimum Standards, Vail Town Code, to allow for two (2) curb cuts per unit where only one (1) curb cut per unit is allowed. The applicants have eliminated the need for the two (2) variances by rotating the garage entrance to the east, thereby eliminating the second curb cut. The application before the PEC today is requesting one (1) variance: 1. A variance from Section 12-21-12, Restrictions in Specific Zones on Excessive Slopes, Vail Town Code, to allow for more than ten percent (10%) of the total site area to be covered by driveways and surface parking. A vicinity map (Attachment A), project narrative (Attachment B), plan set (Attachment C), and an easement deed between the subject property and the property adjacent to the north (Attachment D, discussed in greater detail in Section III below) are attached for review. III. BACKGROUND Based on staff's research, the subject property has been historically vacant. The specific boundaries of the development lot were established with the recording of Vail Intermountain Development Subdivision on September 2, 1971 (Reception No. 117228). On May 30, 1984, the Design Review Board (DRB) approved a duplex on the subject property. However, the duplex was never constructed. The approved duplex had a total of approximately 1,775 square feet of GRFA (code -compliant based on the GRFA calculation methods in place at the time). The primary unit had approximately 1,184 square feet of GRFA, and the secondary unit had 591 square feet of GRFA. The proposed duplex was also compliant with the maximum site coverage and minimum landscaping requirements. Town of Vail Page 2 On May 6, 1993, an easement (Attachment D) was recorded with the Eagle County Clerk and Recorder, which created an easement between the owner of the subject property / grantor (Lot 3, Block 8, Vail Intermountain Development Subdivision) and the adjacent property owner / grantee to the north (Lot 2, Block 8, Vail Intermountain Development Subdivision). The document created, "a perpetual non-exclusive parking and access easement, for joint use of a parking area in existence on the easterly portion of Lot 3." The grantor of the easement reserved, "the sole and exclusive right to designate two parking spaces within the parking area for the exclusive use and control of the owner of Lot 3." Specifically, parking spaces were, "to be located on the westerly portion of the parking and access easement, and shall be of an area sufficient to comply with the Town of Vail parking requirements." Therefore, the applicants are entitled to the two (2) parking spaces identified on Attachment D. Acceptance of the easement by Lot 2 to the north included a condition stating: It is contemplated that in connection with the construction of a residence on Lot 3, the Town of Vail will require the entire parking and access easement to be paved. Grantor, his heirs, successors, and/or assigns shall pay the entire cost of paving the two reserved parking spaces, Grantee, its successors and assigns, shall pay the entire cost of paving the remainder of the parking and access easement. It is important to note that the size of the entire parking and access easement area that would be required to be paved is approximately 872 square feet. This means that the subject property would already exceed the maximum paving requirements of Section 12-21-12-1-E by 106 square feet (10% of 7,662.2 square feet = 766 square feet). In effect, the language of the easement requires the establishment of a nonconforming site. IV. APPLICABLE PLANNING DOCUMENTS Staff finds that the following provisions of the Vail Town Code are relevant to the review of this proposal: Title 12 — Zoning Regulations, Vail Town Code Chapter 6, Article D, Two -Family Primary/Secondary Residential (PS) District (in part) 12-6D-1: PURPOSE: The two-family primary/secondary residential district is intended to provide sites for single-family residential uses in which one unit is a larger primary residence and the Town of Vail Page 3 second unit is a smaller caretaker apartment, together with such public facilities as may appropriately be located in the same zone district. The two-family primary/secondary residential district is intended to ensure adequate light, air, privacy and open space for each dwelling, commensurate with single-family and two-family occupancy, and to maintain the desirable residential qualities of such sites by establishing appropriate site development standards. 12-68-5: LOT AREA AND SITE DIMENSIONS.- The IMENSIONS: The minimum lot or site area shall be fifteen thousand (15, 000) square feet of buildable area, and each site shall have a minimum frontage of thirty feet (30). Each site shall be of a size and shape capable of enclosing a square area, eight feet (80) on each side, within its boundaries. 12-6D-8: DENSITY CONTROL.- A. ONTROL: A. Dwelling Units: Not more than a total of two (2) dwelling units shall be permitted on each site with only one dwelling unit permitted on existing lots less than fourteen thousand (14, 000) square feet. 1. Exception: Properties that meet all of the following three (3) conditions shall be permitted a total of two (2) dwelling units on existing lots less than fourteen thousand (14,000) square feet.- a. eet: a. The property was annexed into the town of Vail with two (2) existing dwelling units on a lot less than fourteen thousand (14, 000) square feet. b. The property as of April 1, 2016, contained two (2) dwelling units on a lot less than fourteen thousand (14, 000) square feet. c. At no time between the property's annexation and April 1, 2016, did the property contain less than two (2) dwelling units. 2. Discontinuance Of Exception: If at any time any property as described above develops or redevelops with only one dwelling unit, this exception for the allowance of two (2) units shall no longer be valid for such property. Chapter 10, Off Street Parking and Loading (in part) 12-10-10: PARKING AND REQUIREMENTS SCHEDULES.- Off CHEDULES: Off street parking requirements shall be determined in accordance with the following schedules.- Town chedules: Town of Vail Page 4 B. Schedule B applies to all properties outside Vail's "commercial core areas" (as defined on the town of Vail core area parking maps 1 and 11, incorporated by reference and available for inspection in the office of the town clerk): Use Parkinq Requirements Single-family and two-family If a dwelling unit's gross residential floor area is dwellings less than 2,000 square feet. 2 spaces If a dwelling unit's gross residential floor area is 2, 000 square feet or more, but less than 4, 000 square feet: 3 spaces Chapter 12-17, Variances (in part) 12-17-1: PURPOSE: A. Reasons For Seeking Variance: In order to prevent or to lessen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this title as would result from strict or literal interpretation and enforcement, variances from certain regulations may be granted. A practical difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the location of existing structures thereon; from topographic or physical conditions on the site or in the immediate vicinity, or from other physical limitations, street locations or conditions in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. B. Development Standards Excepted: Variances may be granted only with respect to the development standards prescribed for each zone district, including lot area and site dimensions, setbacks, distances between buildings, height, density control, building bulk control, site coverage, usable open space, landscaping and site development, and parking and loading requirements, or with respect to the provisions of chapter 11 of this title, governing physical development on a site. C. Use Regulations Not Affected: The power to grant variances does not extend to the use regulations prescribed for each zone district because the flexibility necessary to avoid results inconsistent with the objectives of this title is provided by chapter 16, "Conditional Use Permits", and by section 12-3-7, `Amendment'; of this title. 12-17-6: CRITERIA AND FINDINGS: A. Factors Enumerated: Before acting on a variance application, the planning and environmental commission shall consider the following factors with respect to the requested variance: Town of Vail Page 5 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. B. Necessary Findings: The planning and environmental commission shall make the following findings before granting a variance: 1. That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone district. 2. That the granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one or more of the following W*RRM a. The strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptional or extraordinary circumstances or conditions applicable to the site of the variance that do not generally apply to other properties in the same zone district. c. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same zone district. Chapter 21, Hazard Regulations (in part) Town of Vail Page 6 12-21-12: RESTRICTIONS IN SPECIFIC ZONES ON EXCESSIVE SLOPES E. Site coverage as it pertains to this chapter, as permitted by sections 12-6A-9, 12-68-9, 12-6C-9 and 12-6D-9 of this title is amended as follows.- 1. ollows: 1. Not more than ten percent (10%) of the total site area maybe covered by driveways and surface parking. Title 14, Development Standards, Vail Town Code Chapter 2, Definitions (in part) 14-2-1: DEFINITIONS OF WORDS AND TERMS.- Curb ERMS: Curb Cut: The location where a driveway, parking area, or feeder road connects to a public street or feeder road. V. ZONING AND SITE ANALYSIS Address: Legal Description: Existing Zoning: Existing Land Use Designation Mapped Geological Hazards: View Corridor: 2841 Basingdale Boulevard Vail Intermountain Development Subdivision, Block 8, Lot 3 Two -Family Primary/Secondary Residential Low Density Residential Steep Slope > 40% None Development Allowed / Existing Proposed Change Standard Required Site Area 15,000 SF of 7,662.2 SF Total No Change Buildable Area 2,314 SF of Buildable Area (GIS Estimate) Front (South - Home): 21'-2" Front — 20' Front (South - Garage): 1'-4" Setbacks Sides — 15' N/A Side (East): 67'-2" N/A Rear — 15' Side (West): 22'-10" Rear (North): 15'-8" Building Height Flat Roof— 30' N/A 30' (Flat Roof) N/A Sloping Roof — 33' Density (DUs) Max. 1 0 1 +1 Density GRFA 3,524.6 SF 0 SF 2,689 SF +2,689 SF Site Coverage Max. 20% 0% Max. 20% -20% (1,532 SF) 0 SF (1,532 SF) (+1,532 SF) Landscaping Min. 60% Undeveloped 63% (4,597 SF) (4,864 SF) Parking & 3 parking spaces 2 4 +2 Loading Town of Vail Page 7 VI. SURROUNDING LAND USES AND ZONING Existing Land Use: Zoning District: North: Med Density Residential Two -Family Primary/Secondary Res. (PS) South: Low Density Residential Two -Family Primary/Secondary Res. (PS) East: Open Space (Ruder Cemetery) Outdoor Recreation (OR) West: Low Density Residential Two -Family Primary/Secondary Res. (PS) VII. REVIEW CRITERIA The review criteria for a variance request are prescribed in Title 12, Chapter 17, Variances, Vail Town Code. Variance 1: Section 12-21-12, Restrictions in Specific Zones on Excessive Slopes Section 12-21-12-E-1, states, "not more than ten percent (10%) of the total site area may be covered by driveways and surface parking." 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. The proposed variance to allow for more than ten percent (10%) of the total site area to be covered by driveways and surface parking is the result of multiple factors. Primarily, the small lot size (7,662 square feet, where 15,000 square feet is required) results in the applicants having approximately one-half ('/2) the amount of available paved area in comparison to a lot compliant with the minimum site area regulations. Also, the proposed variance to allow for more than ten percent (10%) of the total site area to be covered by driveways and surface parking is a direct result of the relationship of the subject property with the adjacent property to the north. The existing parking and access easement between the two (2) properties requires the entire easement area to be paved if the subject property were to be developed with a single-family residence. Said paving requirement necessitates the variance request as the area to be paved (approximately 872 square feet) exceeds ten percent (10%) of the total site area (approximately 762 square feet). Therefore, approval of the proposed variance allows for the subject property to be developed in a manner consistent with other existing or potential uses and structures in the vicinity. Furthermore, the granting of the proposed variance would bring the non -conforming gravel parking area into compliance with Section 14-5-2-A, Other Requirements, Surfacing, Vail Town Code, which states, "all parking areas shall be an approved paved surface." Staff finds the proposed variance meets this criterion. Town of Vail Page 8 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. Without approval of the proposed variance to allow for more than ten percent (10%) of the total site area to be covered by driveways and parking the subject property is rendered undevelopable. The entirety, and more, of the allowable paved area would be occupied by parking spaces, leaving no opportunity, barring the reconfiguration of the parking and access easement, for an access drive to a new single-family residence. If the applicants were required to re -describe the parking and access easement in order to obtain access to the site, the adjacent property to the north could deny the request and render the site undevelopable. Therefore, the proposed variance is necessary to achieve compatible and uniform treatment between the subject property and other properties in the vicinity. Staff finds the proposed variance meets this criterion. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. The proposed variance to allow for more than ten percent (10%) of the total site area to be covered by driveways and parking will facilitate access to the property for the future development of a new single-family residence. The proposed variance will not result in a negative impact on light and air; will not alter the distribution of population; will not affect any existing transportation or traffic facilities, public facilities, or utilities; and will not affect public safety in comparison to existing conditions. Staff finds the proposed variance meets this criterion. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. VIII. STAFF RECOMMENDATION Based upon the review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission approve, with one condition, a variance from Section 12-21-12, Restrictions in Specific Zones on Excessive Slopes, Vail Town Code, to allow for more than ten percent (10%) of the total site area to be covered by driveways and surface parking, located at 2841 Basingdale Boulevard/Lot 3, Block 8, Vail Intermountain Development Subdivision, and setting forth details in regard thereto. Town of Vail Page 9 Should the Planning and Environmental Commission choose to approve, with one condition, this variance request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves the applicants' request for a variance from Section 12-21-12, Restrictions in Specific Zones on Excessive Slopes, Vail Town Code, to allow for more than ten percent (10%) of the total site area to be covered by driveways and surface parking, located at 2841 Basingdale Boulevard/Lot 3, Block 8, Vail Intermountain Development Subdivision, and setting forth details in regard thereto. " Should the Planning and Environmental Commission choose to approve, with one condition, this variance request, the Community Development Department recommends the Commission applies the following condition: 1. 'Approval of this variance is contingent upon the applicant obtaining Town of Vail design review approval for this proposal." Should the Planning and Environmental Commission choose to approve, with one condition, this variance, the Community Development Department recommends the Commission make the following findings: 'Based upon the review of the criteria outlined in Section Vll of the staff memorandum to the Planning and Environmental Commission dated June 11, 2018, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 1. The granting of this variance will not constitute a granting of special privilege inconsistent with the limitations on other properties classified in the Two -Family Primary/Secondary Residential (PS) District; 2. The granting of this variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity; and 3. This variance is warranted for the following reasons.- a. easons: a. The strict literal interpretation or enforcement of the specified regulation will result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town Code,- b. ode, b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variances that do not apply generally to other properties in the Two -Family Primary/Secondary Residential (PS) District; and Town of Vail Page 10 c. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicants of privileges enjoyed by the owners of other properties in the Two -Family Primary/Secondary Residential (PS) District." IX. ATTACHMENTS A. Vicinity Map B. Project Narrative, dated June 4, 2018 C. Plan Set, dated June 4, 2018 D. Easement Deed, recorded May 6, 1993, with the Reception No. 504312 Town of Vail Page 11 2841 Basingdale Boulevard Vail Intermountain Development Subdivision, Block 8, Lot 3 Su bject Property ------- Feet 1.22,�%' M'Z 0 25 50 100 Last Modified <1/18/18> TOWN OF MAIL' VISUA41, M PAX DESIGN BUIL ID 303 South Broadway Suite 200-509 Denver, Colorado 80209 (303) 893-0086 June 4, 2018 Town of Vail Planning and Environmental Commission 75 South Frontage Road Vail, Colorado 81657 Re: Revised Variance Request: 2841 Basingdale Boulevard Vail Colorado Planning and Environmental Commission: After our previous submittal on April 30, 2018, and following the PEC Commission Hearing on May 291h 2018, we have revised our proposal to construct a single-family home and request a single variance for: 1) A variance from Section 12-21-12, Restrictions in Specific Zones on Excessive Slopes, Vail Town Code, to allow for more than ten percent (10%) of the total site area to be covered by driveways and surface parking. Details are as follows: Allowable Parking Area: 10% (7,662 #.10 = 766sgft) Garage and Primary residence Driveway: 285 sqft Parking Easement Area = 872 sqft Total Parking Request: 285 sqft + 872sgft = 1157 sqft. — 766sgft (allowed) = 391sgft Over 557 sqft total is being used by #2841 Basingdale Blvd. 506 sqft total is being used by #2821 Basingdale Blvd. General Synopsis: Board Recommended Decrease the variance to only one, eliminating the curb cut, only apply for one variance. Decrease the amount of surface area for the driveway: Decreased by 291 sqft from the previous request. The attached drawings have been revised to meet these specifications Page 1 of 2 Should you have any questions, or require additional information, please feel free to contact me. Sincerely, Scott Handler Visual Impax (303) 419-1852 Attachments: Sheets Al -A20 Sheets E1 -E3 Sheets L1 Page 2 of 2 TOPOGRAPHY Lot 3, Block 8 Vail Intermountain Development Subdivision T5S, R81 W, 6TH P.M. County of Eagle, State of Colorado i 587' an' nor^c "a oa o0 Spike and cap In tree stump Deck Site Benchmark North Rim Sewer MH �c� Elevation =7863.27 // Utility Easement per plat (7.5' side, 5.0' rear) , t\ 79.83 Out FES\ 4 set • la ft n tote P of o 8aille of Ice d LEGAL DESCRIPTION' z z u• Lot-?, 8/ock 8, jai/ /nrermoamrain Subd'visioq According to the recorded � ry77, q8 4t"E ,o p/arrherof, CounryofEyy/e. Scare of Colorad . O p z 16018 N'Sir— ^�ii a o OOF� $, $ NOTES: F 3 r O 1) Dare of Survey: January 7th and 8th, 2014 SPECIAL NOTES: 1) Legal descriptions for parking easement and drainage 2) Property Address: 2841 Basindale Blvd (not posted) ease lent could not be located, Location shown is approximate and should be verified prior to any design work 3) Basis of Bearing: Vail Intermountain Development „d Lot 2 or construction. Subdivision- Block 8 Final Plat recorded September 2, 2) Parking easement allows two spaces at the east end of Lot 3. 1971 at Reception 4117228. Original boundary (Book 608, Page 231 May 6, 1993) Rush Condominium monuments found as shown hereon. \ Association. Lot 9 �a40p26 e Building N88' 58' 34"E Mall's 152'74 #5 rebar and cap Stairs ���ry� \ 787?10g4�00�^� 12" Assn =Forced _ 1 °9 9 I Pio eFo+l b � ,�.y0 1 Lot 3 0.1759ac 2841 0V�O _ PS\�QO Sol Power Pole e \3/4" brass tag \ S43' 16' 25'W / 24" RCP\\u" �\ \/2• aluminum \ oleo Rock Wall, Guard lb Roil along driveway 10' Drainage Easement per plat 2d"J ti ® Found #5 rebar with 1-1/2" (approx) aluminum cap stamped PLS 5933. o Set PLS 37934 as noted. NCTCE: According to CoM olln.do IY.- MUS' commenteny legal aah'on are od upon any defect m is xthin three yeanaher you r. t diemver such defect In n enc May YY n oared pon arty Wed in mi survey tie c tea re nthan len years Pram We dam of u,e .-fi a ion eh -n n LEGEND: Property Line 5) Record information and easement information based on Easement Line a z 5' Contour m 1' Contour #V50037770 dared 1-13-2014 provided by Land Tick, Centerline Ditch — — — Overhead Power --- Aspen Tree (trunk size) IS 12" Pine Tree : 12" Site Benchmark 4) Elevations are based on the site benchmark shown hereon. 5) Record information and easement information based on a z the aforementioned final plat and Tide Commitment m z #V50037770 dared 1-13-2014 provided by Land Tick, ¢ o 'p F Guarantee Company. Contact the Town of Vailm _ 5 for additional information prior to any design work. .n _ o z _ Edge plowed road 6) Due to the presence of 2-3 feet of snow, some physical > features may not have been located. Basindale Blvd p elevations +_ 0.2' due to snowpock and ice. O r CER TLFICATION john D McMahan, a Professions/ Land Surveyor' licensed under the jaws of he Srate of Colaado, do hereby certify to Jake Rugge-Price char the conmurs as shown hereon, are based on a field survey perdorned by nae or ander my dil— supervision on January 7th and 8th 1014, and are accurate to the best ofnry knowledge and belief �00 REOtsT 9E' 37934 Zeg o, %0�15/14f12 :•, r Je ONA[ LANOS John D. McMahan P.L.S. No, 37934 m Co/ rad Licensed Professional Land Surveyor s JD MSow, LLC sol+oat OF I FLOOR AREA ANALT515\\ 1111—I .1A EEA 11 11 LEGAL DESCR PT ON LOF3 BLGC B VAL NTRMLO—AIN 5U0DIVSION, COlIN1T OF EAGLE STATE OF COLORADO CODE USED: 2015 INTERNATIONAL RESIDENTIAL CODE SETBACKS: FRo (MIN); 204' DE CMN;EFT, Iss REAR (MIN) LOT COVERAGE CALCULATION\ ZONE —AREA 1,662 S.F. I,lI2 ­ ALLD TACNED GARAGE FCOTFRINT? 120 5F R GE = 20% TmAL BUILDING FarrPwl4r IC �AL RAILDING �ERAGE - 211 L551 „661- d1, (19"1) MI 1111 RESIDENTIAL 1111 AREA (GRFA 46t TOTAL GRFA , 11,112 , 1,112 112 , 465 SIEA 5 F. NGRIDWAT AREA 10, (7552. IO 5F, GARPGE AND DPRIMARY RESIDENCE'IV"=185 5 F. TCD,L PARK NG DRIVENAT AREA II, 57 5C, SNOW STORAGE — 547 5F. (1,157 + 50) 1AND FANG 4 SITE DEVELOPMENT MIN. -5TAL60% DECKCTURF5 1,532 S.F RONTAREA` 669 S,F2 5. FOR N = 5F. PAVED PARKING/DRIVEWAY G ;167 S.F. PLE.AN'IN66q�D52PNV-%APING - 5.F. 5® PLAN �µU R NDNI /h NT �61111 l/ 0 0Rj / s ��R` `J/IRP A2R,6 LEGEND _----- mlEw(57E IDw Ten) /' 14BD \\\ m e1eVnTiw DRIVEAY: ` yvv° 00000000 �� � 1J w�GRAo[ I dvvvvvvvoo°oo / I - ba DECK ARREA; ov "a, a ° I6 ....or NEGCE, � iRF uropn ° y0000000000a \�/� �� .e a\��abt[V NIS �— DECK AREA,a S��PR r I D° aao va^ A2841 NNNa'a'a'�NNNNNNNNNNa'a'a 15TORY SINGLE GARAGE N� zluur I �G°�vov9hoaaaaau°°�o °�0000aaaaa` FAM iT R�57DENCE / ' / Ilk - I \ I EJ °°aDKFvAREA�° _ 3° �r TOFAGE IT oP' 'rePaml N90' 00' 00"E 62,W— ---- ---- Orvr R21 RIVEWAY SITE IMPRWE�M�ENT LPLAND �tuR qus (trP) 1�1I PG.wtn Root / `� Ll � a � e=W op o o � _ 0 e� NORTHEA5T ELEVATION FED I xUPPER o -- }-- --- - -- - - --- - -- - ----- ❑ 0 0 0 n� El— — - -- - -----o /,� ERONt ENTRV ELEVATION ® EI s,�«—•-- ❑ GARAGE ELEVATION SOUTNWEST ec , i^ -v -o^ ELEVATION - GARAGE SOUTHEAST wM s�eFlf,"aU 211 11�11 nn el —LT c=-��� RWF DVERHANG DETAIL �BIFDLD DOOR VALANCE NI LED LIGHT STRIP DETAIL DFLE F GLIA DETAIL °�uwrve DKE FA IA DETAIL 7 oL 1,2 fArPiUf) o �au� T, (fmicHTs Luimns N wl a METAL FIo DETAIL e DF 1-1 TD —T TOLE (3) u5 NORIZ,3 FR MEN Southeast Southeast View -- -- -- -- -- -- -- -- -- -- MEN ■■■ South View DAY South View Southeast View DUSK MEN VISUA LAii I ry DESIGN BLIILD MEN Southwest DAY MEN ■■■ West View DUSK ■■■ 7-u--7 VISUA LAI M DESIGN B ILD ■■■ West View rrTF77. 7 MEN -- -- -- -- -- -- -- -- -- -- -- -- -- -- DAY MEN ------------------------ North Northwest View - VISUA LK I m DESIGN eLIILD Northwest ■■■ North View DUSK ■■■ VIS UA LK I m DESIGN eLIILD ■■■ Northeast View DUSK ------------------------------ ■■■ VISUA LKI M PAX DESIGN eLIILD MEN Northeast View DAY ------------------------------- ■■■ MEN . . . . . . . . . . . . . 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RAJC1iTION, it colar...a6o Iron-Vrotit Cb]�,tot:atiossra ti�'Oi+i e i ' "ia- +tib 2B2x • isui1ndala Blvd., Vail, Colorado 87.63?. (herfa ttw in the - rM3?skTw4 ka. at Ar-ralitee"), the fo -1exinq real property aitwata CtMM-_y of teole..';3t%t* of -Colorado, tin -wit. >1 peurptta�al nate-ayrrlt;siwe Palrkisw, and 30ce$r- *Assrs�nt, for Ioice- uat of a p4L+CYr4 4k]C' o In txistO :ce On the sastrsrly pa 43.= Gf • X&t; �� 3, Rjoc: rt, Vasl i;ttsrtsount&tn_ t} vel.opmant Stbd;xisicM . STA ., a*taztapsitt to tat 9, Hack .ail Trters=ntaYLn Su fviaiatt, arui as mare *ally c3ssrscM;4 swt_ tore_ �M_ • thr .�- -. - -got *A;X L� `:" i'bua irsasttor specifically rametvir:g the role a.A exclusive right iessatytaat• tw' parking rtpA;�:*g ssrlthin the patrk" area rOV tom ;. = rsuixcafvs vee And contrtrZ Qf tha zKaner At► 3,3 solo B,i3 - : ICz&��sfslrt 11-ty lop"nt ailAls kion. Su#t Parking spscas to xacwxsd. an thA wastarly =rLlan of the parking e00d rt+d shsli ba ax-1,an teras Sutf i dent to r"rrwly srit?s Vigi1 psr" r*W 4 rmonts. z.'q •1. z` %Np"w-r &U "Id aia_u;ax i:er_"itamentf and appatrtenkoe" thor*W jW,. 6C Ln atyatiw tn)-*t`tk1ni.rjq., and the rwarsxon and rwmrsi i *40*,taijer a d re minders, von". issues a" Protist t hOrOOf, Arai 411 t'�* - lts, Yiee� : title; i.ntQrasrt, chits 6P4 "a:t[t.-i trhstSO6V&r1 of the arqoweL, •ifter In late rr i . iw.; i ty of, in and ice the above-i,omislid-- rema ftp Sntarant, with On .-ertlii tasranta mrd xppurtmmarrmn, XXvX jum-Tea wLv ttx- s�+ec, togatchs r win all 74171 singuUT thea *OWUWgs &Ad prlvkladsasr x.!Wirounto belonging or iiz anytrist! thertata jppertainjW. aro all the estate, right, title, lrret:est and cssti>ts . �a3c, of tb* Cxantor, eithvr In law or *ty4ity to the only proper us&, b 0fi:. arA L-azoor of the c-r3titee, lts :.ucceosaes Arrd assigns sZ1C4 iter•, his heirs, successurs, andfor assigns, xhal.l not aract Year .._��r.: �.ra a ,�s!•..fin "d rr[ a!'msntat-e- 7i]NtSYtYkT4W7L T .T Ri}�A IkC '.XttFi t� _ th• abols-ts+sri taei iaszestssst. and Cr�sri�a :shdt1 z. bo I3 al�ls I c>i: "air '46�.� c f th—pt xyeL wee Ac-2sspti?mC* of this raa.zes'rnt by arenter- Shall cnassfit-ure their I- ht sLtch time and in tltr event ilea.; the easesent desar.inad h*roirt shbil be abanloRed, Gzantea's real praparty interest in the f+t"ment shall i djatnly revert Va and be tIaZtpr nerged with the *arvlent estate. 2. The parkirij arras. coratructed an the move-deaaribed eae—ni ent xhal.l bs aai,ntained, aro[ repaired Sr. a fir�stalaas vann.r, condi iOn as:0- aappenrancw� 3t #s cant.smpj. .ted that In oannectitnr; with the cGnstruction 4 LtuC!TiI lt��i�li`s�i$i'i!, :1�3 parki.rg arm aceesye rrmsemrnf to be pavAd. Grantor, his heirs, stu stustozs, and/or assigns 0 -hall pay the vnklxe r-Ost: of rravinq the twO .xessersred paxkinq aoajrest, +srantae, its Oucr,0;35 'rs and a.Ralarns, small pay the e;itixa cyst; al paving th% ramaindsr of tie parking and access ' a�asrrsaszr4t. 3. The Granter_ agrees to fully i$jde=ify, sage and keep t%e Grantor harnless from any and all Clair -S tar damage to real and lxer-junai praperty and injuries or d2atJw suffered by persons On said prOPV—I-ty during the term of this earem-ent, and in,iuding hilt not limited to tike responsibility for enforcement and control of access ri►ghrs- SZC-Mrj VM DELIv, Er) this 1""'* day of _� - _ ._ y -► � 4�J3 . iso. - COUNTIr or ] AMA 3 The rarogoing rlaspemert Dced ;ras sutscrib-ai ad zvorn to t*for* na _ this ..eh dhy of qac , 1993 by Ross D4ViO; 41r, i--itnw4a vy hated and officia3. seal. --�� ldetiary 2 City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: June 11, 2018 ITEM/TOPIC: A request for the review of an amendment to the approved Solar Vail development plan, pursuant to Section 12-61-11, Development Plan Required, Vail Town Code, for the construction of employee housing units (EHUs) including changing the floor plan with the same unit count (65 units), changes to gross residential floor area (GRFA), changes to the parking count and layout, increasing building height, and architectural changes, located at 501 N. Frontage Road West / Lot 8, Block 2, Vail Potato Patch Filing 1, and setting forth details in regard thereto. (PEC18-0021) 20 min. ATTACHMENTS: File Name PEC18-0021 Solar Vail Development Plan Staff Memo.pdf Attachment A Solar Vail Vicinity Map.pdf Attachment B Solar Vail Development Plan.pdf Attachment C Solar Vail Plan Set.pdf Description PEC18-0021 Solar Vail -Staff Memo PEC18-0021 Solar Vail - Attachment A - Vicinity Map PEC18-0021 Solar Vail -Attachment B -Development Plan PEC18-0021 Solar Vail - Attachment C - Plan Set Attachment D Solar Vail Applicant Narrative.pdf PEC18-0021 Solar Vail - Attachment D - Applicant Narrative Attachment E Solar Vail Parkinq Management Plan - Revised 05 10.pdf PEC18-0021 Solar Vail - Attachment E - Parking Management Plan Attachment F Solar Vail Walkinq Distance Map.pdf Attachment G Solar Vail -Traffic Assessment Letter.pdf PEC18-0021 Solar Vail - Attachment F- Walking Distance Map PEC18-0021 Solar Vail - Attachment G - Traffic Assessment Letter WA►1A119 0- VAIL Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: June 11, 2018 SUBJECT: A request for the review of an amendment to the approved Solar Vail development plan, pursuant to Section 12-61-11, Development Plan Required, Vail Town Code, for the construction of employee housing units (EHUs) including changing the floor plan with the same unit count (65 units), changes to gross residential floor area (GRFA), changes to the parking count and layout, increasing building height, and architectural changes, located at 501 N. Frontage Road West / Lot 8, Block 2, Vail Potato Patch Filing 1, and setting forth details in regard thereto. (PEC18-0021) Applicant: Sonnenalp Properties, Inc. represented by GPSL Architects Planner: Chris Neubecker I. SUMMARY Sonnenalp Properties, Inc., the owner of the Solar Vail building at 501 N. Frontage Road West, proposes to amend the Approved Development Plan (PEC17-0046) for the construction of the 65 -unit Solar Vail employee housing development. The amendments to the development plan are required as a result of the changes in the building floor plan and building height. Amendments to the plan include: • An reduction of GRFA by 868 square feet • Reduction in site coverage by 2,510 square feet • Change to unit mix, including elimination of all three-bedroom units • Removal of 1,440 square feet of professional office space • A reduction of 2 parking spaces • Relocation parking spaces, including the use of tandem parking spaces • Removal of units from the rear of the building within a 40% slope area • Raising building out of ground to reduce site excavation • Increase in tenant storage DESCRIPTION OF REQUEST The applicant, Sonnenalp Properties, Inc. is requesting approval of an amendment to an Approved Development Plan, which will include 65 deed -restricted employee housing units, 32 vehicle parking spaces, and 125 square feet of professional office space for management of the applicant's on-site employee housing units. Key amendments to the Approved Development Plan include: • Decrease in GRFA of 868 square feet • Decrease in professional office space by up to 1,440 square feet • Reduction in site coverage by 2,510 square feet • A change in the unit mix (elimination of three-bedroom units, and increase in smaller units), but no change in the overall unit count. • Reduction of parking by 2 spaces • Addition of tandem parking spaces The changes are requested in order to simplify the design of the building and remove much of the building from the steep hillside to the north, which would have required significant excavation. The proposed changes in the building design will help to reduce the construction costs, making this project more feasible and thus much more likely to be built. III. BACKGROUND The subject property was annexed into the Town of Vail by Ordinance No. 8, Series of 1969, which became effective on August 23, 1969. The Solar Vail building was initially developed as employee housing in 1978 and serves as off-site housing for employee of the Sonnenalp Hotel, which is also owned by the applicant. On November 13, 2017, the applicant received approval from the Planning and Environmental Commission for a housing development plan for this site (PEC17-0046) to allow for redevelopment of the existing building. The approved development plan included 65 new deed - restricted employee housing units (EHUs) and approximately 1,525 square feet of office space for management of the applicant's on-site and off-site employee housing units. On February 26, 2018 the applicant received approval from Planning and Environmental Commission for a change to the Development Plan to increase GRFA by 383 square feet, realign the driveway for emergency vehicle and trash truck access, relocate three parking spaces, and reduce the drive aisle width at one of the two parking garages. The applicant also received variances for a narrower garage door, and a reduced drive aisle width in one garage. IV. APPLICABLE PLANNING DOCUMENTS Title 12, Zoninq Regulations, Vail Town Code (in part) ARTICLE I — Housing District 12-61-1: PURPOSE: The housing district is intended to provide adequate sites for employee housing which, because of the nature and characteristics of employee housing, cannot be adequately regulated by the development standards prescribed for other residential zone districts. It is necessary in this zone district to provide development standards specifically prescribed for each development proposal or project to achieve the purposes prescribed 2 in section 12-1-2 of this title and to provide for the public welfare. Certain nonresidential uses are allowed as conditional uses, which are intended to be incidental and secondary to the residential uses of the district. The housing district is intended to ensure that employee housing permitted in the zone district is appropriately located and designed to meet the needs of residents of Vail, to harmonize with surrounding uses, and to ensure adequate light, air, open spaces, and other amenities appropriate to the allowed types of uses. (Ord. 29(2005) § 23: Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-61-2: PERMITTED USES: (in part) The following uses shall be permitted in the H district: Communications antennas and appurtenant equipment. Employee housing units, as further regulated by chapter 13 of this title. 12-6/-3: CONDITIONAL USES: (in part) The following conditional uses shall be permitted in the H district, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title: Commercial uses which are secondary and incidental (as determined by the planning and environmental commission) to the use of employee housing and specifically serving the needs of the residents of the development, and developed in conjunction with employee housing, in which case the following uses may be allowed subject to a conditional use permit: Business offices and professional offices, as further regulated by section 12-16-7 of this title. Public utilities installations including transmission lines and appurtenant equipment. (Ord. 12(2008) § 10) 12-6/-5: SETBACKS: The setbacks in this district shall be twenty feet (20) from the perimeter of the zone district. At the discretion of the planning and environmental commission, variations to the setback standards may be approved during the review of a development plan subject to the applicant demonstrating compliance with the following criteria: A. Proposed building setbacks provide necessary separation between buildings and riparian areas, geologically sensitive areas and other environmentally sensitive areas. B. Proposed building setbacks will provide adequate availability of light, air and open space. C. Proposed building setbacks will provide a compatible relationship with buildings and uses on adjacent properties. 3 D. Proposed building setbacks will result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback standards. Variations to the twenty foot (20) setback shall not be allowed on property lines adjacent to HR, SFR, R, PS, and RC zoned properties, unless a variance is approved by the planning and environmental commission pursuant to chapter 17 of this title. (Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-6/-6: SITE COVERAGE: Site coverage shall not exceed fifty five percent (55%) of the total site area. At the discretion of the planning and environmental commission, site coverage may be increased if seventy five percent (75%) of the required parking spaces are underground or enclosed, thus reducing the impacts of surface paving provided within a development, and that the minimum landscape area requirement is met. (Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-61-7: LANDSCAPING AND SITE DEVELOPMENT. At least thirty percent (30%) of the total site area shall be landscaped. The minimum width and length of any area qualifying as landscaping shall be fifteen feet (15) with a minimum area not less than three hundred (300) square feet. (Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-6/-8: PARKING AND LOADING: Off street parking shall be provided in accordance with chapter 10 of this title. No parking or loading area shall be located within any required setback area. At the discretion of the planning and environmental commission, variations to the parking standards outlined in chapter 10 of this title may be approved during the review of a development plan subject to a parking management plan. The parking management plan shall be approved by the planning and environmental commission and shall provide for a reduction in the parking requirements based on a demonstrated need for fewer parking spaces than chapter 10 of this title would require. For example, a demonstrated need for a reduction in the required parking could include: A. Proximity or availability of alternative modes of transportation including, but not limited to, public transit or shuttle services. B. A limitation placed in the deed restrictions limiting the number of cars for each unit C. A demonstrated permanent program including, but not limited to, rideshare programs, carshare programs, shuttle service, or staggered work shifts. (Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-6/-9: LOCATION OF BUSINESS ACTIVITY. A. Limitation; Exception: All conditional uses in section 12-61-3 of this article shall be operated and conducted entirely within a building, except for permitted loading areas 0 and such activities as may be specifically authorized to be unenclosed by a conditional use permit and the outdoor display of goods. B. Outdoor Display Areas: 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. Sidewalks, building entrances and exits, driveways and streets shall not be obstructed by outdoor display. (Ord. 19(200 1) § 2: Ord. 3(200 1) § 2) 12-61-10: OTHER DEVELOPMENT STANDARDS: A. Prescribed By Planning And Environmental Commission: In the H district, development standards in each of the following categories shall be as proposed by the applicant, as prescribed by the planning and environmental commission, and as adopted on the approved development plan: 1. Lot area and site dimensions. 2. Building height. 3. Density control (including gross residential floor area). (Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-61-11: DEVELOPMENT PLAN REQUIRED: A. Compatibility With Intent: To ensure the unified development, the protection of the natural environment, the compatibility with the surrounding area and to assure that development in the housing district will meet the intent of the zone district, an approved development plan shall be required. B. Plan Process And Procedures: The proposed development plan shall be in accordance with section 12-61-12 of this article and shall be submitted by the developer to the administrator, who shall refer it to the planning and environmental commission, which shall consider the plan at a regularly scheduled meeting. C. Hearing: The public hearing before the planning and environmental commission shall be held in accordance with section 12-3-6 of this title. The planning and environmental commission may approve the application as submitted, approve the application with conditions or modifications, or deny the application. The decision of the planning and environmental commission may be appealed to the town council in accordance with section 12-3-3 of this title. D. Plan As Guide: The approved development plan shall be used as the principal guide for all development within the housing district. E. Amendment Process: Amendments to the approved development plan will be considered in accordance with the provisions of section 12-9A-10 of this title. F. Design Review Board Approval Required: The development plan and any subsequent amendments thereto shall require the approval of the design review board in accordance with the applicable provisions of chapter 11 of this title prior to the commencement of site preparation. (Ord. 29(2005) § 23: Ord. 19(2001) § 2: Ord. 3(2001) § 2) 5 12-61-12: DEVELOPMENT PLAN CONTENTS: The administrator shall establish the submittal requirements for a development plan application. A complete list of the submittal requirements shall be maintained by the administrator and filed in the department of community development. Certain submittal requirements may be waived and/or modified by the administrator and/or the reviewing body if it is demonstrated by the applicant that the information and materials required are not relevant to the proposed development or applicable to the planning documents that comprise the Vail comprehensive plan. The administrator and/or the reviewing body may require the submission of additional plans, drawings, specifications, samples and other materials if deemed necessary to properly evaluate the proposal. (Ord. 29(2005) § 23: Ord. 5(2003) § 3: Ord. 19(2001) § 2: Ord. 3(2001) § 2) 12-61-13: DEVELOPMENT STANDARDS/CRITERIA FOR EVALUATION: The following criteria shall be used as the principal means for evaluating a proposed development plan. It shall be the burden of the applicant to demonstrate that the proposed development plan complies with all applicable design criteria. A. Building design with respect to architecture, character, scale, massing and orientation is compatible with the site, adjacent properties and the surrounding neighborhood. B. Buildings, improvements, uses and activities are designed and located to produce a functional development plan responsive to the site, the surrounding neighborhood and uses, and the community as a whole. C. Open space and landscaping are both functional and aesthetic, are designed to preserve and enhance the natural features of the site, maximize opportunities for access and use by the public, provide adequate buffering between the proposed uses and surrounding properties, and, when possible, are integrated with existing open space and recreation areas. D. A pedestrian and vehicular circulation system is designed to provide safe, efficient and aesthetically pleasing circulation to the site and throughout the development. E. Environmental impacts resulting from the proposal have been identified in the project's environmental impact report, if not waived, and all necessary mitigating measures are implemented as a part of the proposed development plan. F. Compliance with the Vail comprehensive plan and other applicable plans. (Ord. 29(2005) § 23: Ord. 19(2001) § 2: Ord. 3(2001) § 2) CHAPTER 21 — Hazard Regulations 12-21-10: DEVELOPMENT RESTRICTED: A. No structure shall be built in any flood hazard zone or red avalanche hazard area. No structure shall be built on a slope of forty percent (40%) or greater except in single-family residential, two-family residential, or two-family primary/secondary residential zone districts. The term "structure" as used in this section does not include recreational structures that are intended for seasonal use, not including residential use. A 12-21-14: RIGHT OF APPEAL: Nothing in this chapter shall be deemed to deny any interested person his/her rights to appeal the decision of the administrator in accordance with section 12-3-3 of this title. In addition, nothing in this chapter shall be deemed to deny any interested person his/her rights to seek a variance from the requirements of this chapter. Variances shall be governed by the provisions of chapter 17 of this title. Vail Comprehensive Plan (in part) Vail 20/20 Focus on the Future — Strategic Action Plan (in part) - The Vail 20/20 Strategic Action Plan is a visioning document that begins with a set of values that outline what is truly important to the community. The plan outlines goals for land use and development, parks and recreation, environment, housing, transportation, economy, community and public safety topics, including specific vision statements, long-term goals, and actions and strategies over the next 5 years to achieve those goals. LAND USE Goal #4: Provide for enough deed -restricted housing for at least 30 percent of the workforce through policies, regulations and publicly initiated development. • Address the zoning regulations to provide more incentives for developers to build employee housing units. • Use employee housing fund for buy -downs and other programs that will increase the number of employees living within the town. ENVIRONMENTAL SUSTAINABILITY Goal #2: Energy Management in Buildings and Transportation: Reduce the town's 2007 baseline green house gas emissions. • Support employee housing initiatives in order to reduce trips into Vail. HOUSING Goal: The Town of Vail recognizes the need for housing as infrastructure that promotes community, reduces transit needs and keeps more employees living in the town, and will provide for enough deed -restricted housing for at least 30 percent of the workforce through policies, regulations and publicly initiated development. • Conduct inventory of all sites with development potential and pursue opportunities for acquiring undeveloped or underdeveloped properties. • Update the Vail Land Use Plan and identify more areas for employee housing. • Research parking requirements for employee housing and consider reducing requirements for employee housing developments. 7 • Expand the number of employee beds in the Town of Vail. ECONOMY Goal #3: Maintain a town -wide workforce in which at least 30 percent of people who work in Vail also live in Vail. • Support the local economy by working with the business community to address future workforce housing needs as they relate to business in Vail. Vail Land Use Plan (in part) — The Land Use Plan is not intended to be regulatory in nature but is intended to provide a general framework to guide decision making. One specific measure used to implement the recommendations of the Land Use Plan includes amendments to the Official Zoning Map. Other measures include changes to ordinances and regulations or policies adopted by the Town. Chapter 11- Land Use Plan Goals / Policies (in part) 1. General Growth/Development 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.3 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). 5. 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 exist. 5.3. Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail, with appropriate restrictions. 5.4. Residential growth should keep pace with the market place demands for a full range of housing types. 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. Vail Housina 2027 — A Strateaic Plan for Maintainina and Sustainina Communitv throuah the Creation and Support of Resident Housing in Vail — The purpose of this plan is to guide the Town and the community to take proactive steps to address the housing needs in Vail, and to act as a strategic planning document to guide decision making for resident housing in Vail. A V Ten Year Goal: "The Town of Vail will acquire 1, 000 additional resident housing unit deed restrictions by the year 2027. " Vision: We envision Vail as a diverse, resilient, inclusive, vibrant and sustainable mountain resort community where year-round residents are afforded the opportunity to live and thrive. We take a holistic approach to maintaining community, with continuous improvement to our social, environmental, and economic well being. We create housing solutions by recognizing and capitalizing on our unique position as North America's premier international mountain resort community in order to provide the highest quality of service to our guests, attract citizens of excellence and foster their ability to live, work, and play in Vail throughout their lives. Our strategic solutions and actions result in the retention of existing homes, creation of new and diverse housing infrastructure, and collaboration with community partners. For Vail, no problem is insurmountable. With a consistent, community -driven purpose and an entrepreneurial spirit, Vail will lead the industry in innovative housing solutions for the 21st century. The Town is well positioned financially to undertake this significant challenge. Mission: Maintaining and Sustaining Community "We create, provide, and retain high quality, affordable, and diverse housing opportunities for Vail residents to support a sustainable year round economy and build a vibrant, inclusive and resilient community. We do this through acquiring deed restrictions on homes so that our residents have a place to live in Vail." Policy Statement - Resident Housing as Infrastructure "We acknowledge that the acquisition of deed restrictions on homes for Vail residents is critical to maintaining community. Therefore, we ensure an adequate supply and availability of homes for residents and recognize housing as infrastructure in the Town of Vail; a community support system not unlike roads, bridges, water and sewer systems, fire, police, and other services of the municipal government." 2009 Environmental Sustainability Strategic Plan — The purpose of this plan is to define a strategy that consists of measurable goals, objectives, and actions that will help the Town coordinate efforts to achieve the environmental vision of the community. Goal #6 — Transportation — Reduce the environmental impact of transportation by supporting efforts within the Eagle Valley to decrease total Vehicle Miles Traveled (VMT) by commuters and guests by 20% by 2020. ZONING ANALYSIS Address: Legal Description: Lot Size: Buildable Area: Existing Zoning: Land Use Designation: Mapped Geological Hazards 501 N. Frontage Road Vail Potato Patch Filing 1, Block 2, Lot 8 1.0 acre (43,560 sq. ft.) 0.51 acres / (22,259 sq. ft.) Housing (H) District Medium Density Residential Medium Severity Rockfall 9 Development Required by Town Approval Proposed Notes Standard Code Lot Size Prescribed by PEC 1.0 acre or 1.0 acre or 43,560 No change 43,560 sq. ft. sq. ft. Minimum 20' feet from the North: 75' North: North: 89' North: +14' Setbacks perimeter of the South: 36' South: 36' South: No zone district, or as East: 18' East: 16.5' change approved by PEC West: 7.9' West: 9.7' East: -1.5' West: +1.9' Maximum Prescribed by PEC Sloped Roof: Proposed: 60' +1' Height 59' maximum Maximum Prescribed by PEC 65 units (127 65 units No change Dwelling du/buildable units/acre acre) GRFA Prescribed by PEC 38,383 sq. ft. 37,515 sq. ft. -868 sq. ft. Site coverage 23,958 sq. ft. or 13,947 sq. ft. or 11,438 -2,510 sq. ft. maximum 55% 32% 26.3% Commercial / None 1,565 sq. ft. 125 sq. ft. -1,440 sq. ft. Office Minimum 13,068 sq. ft. or 20,394 sq. ft. or 22,904 sq. ft. +2,510 sq. ft. Landscaping 30% 46.8% 52.5% Parking 113 spaces 34 spaces 32 spaces See discussion on parking 16 enclosed management 13 covered (12 plan tandem) 3 surface VI. SURROUNDING LAND USES AND ZONING Existing Land Use Zoning District North: Open Space Natural Area Preservation (NAP) South: 1-70 Right-of-way None East: Open Space Natural Area Preservation (NAP) West: Public /Semi -Public General Use (GU) 10 VII. ANALYSIS OF PRESCRIBED STANDARDS AND PARKING PROGRAM The Housing (H) district requires that the applicant propose and the PEC prescribe, as depicted on an approved development plan, the development standards in the following categories upon review of the applicant's proposal: 1. Lot area and site dimensions (No change) 2. Building height (+1') 3. Density control (including gross residential floor area) (Unit count unchanged, GRFA reduced) Lot Area and Site Dimensions No change is proposed in lot area or site dimensions. The Solar Vail Development Plan proposes a minimum lot area of 1.0 acres (43,560 sq. ft.). This is the size of the existing Solar Vail property. Building Height A change of one foot (+1') is proposed in the overall building height. The maximum allowable building height with the Solar Vail Development is currently 59' and the proposed height is 60'. The USGS elevation of the ridge will be about ten feet (10') higher with the new roof design, due to less site excavation and a different roof design. Staff Analysis -The Solar Vail development's proposed maximum overall height is 60'. The maximum height currently allowed by the Development Plan is 59', and was originally approved (in November 2017) at 62'. The overall building height is compatible with previous approvals. Density Control No change is proposed in the number of employee housing units. A total density of 127 dwelling units per acre of buildable area is proposed for the Project. (65 units / 0.51 acres = 127.45 units) Gross Residential Floor Area (GRFA) is proposed to decrease by 838 square feet. A total of up to 37,515 square feet of Gross Residential Floor Area (GRFA) is proposed for the development. This change is primarily a result of converting the three-bedroom units to one -bedroom, two- bedroom and studio units. Staff Analysis- The density of 65 dwelling units is proposed to remain unchanged. The proposed GRFA maximum of 37,515 square feet equals 170 square feet of gross residential floor area (GRFA) permitted for each one hundred (100) square feet of buildable site area. The reduction in GRFA will not be easily perceptible from the previously approved GRFA of 38,000. The Community Development Department finds the proposed density and GRFA to be consistent with the intent of the Housing (H) district and appropriate for the subject parcel. 11 Parking Program The applicant proposes to reduce the parking by 2 spaces to 32 spaces. The layout of the parking has changed, including the elimination of the enclosed garage under the east side of the building, and the addition of a covered carport style parking area. In addition, most of the parking (12 of 13 spaces) on the east side of the building are tandem spaces, requiring one car to be moved to get the other car out. Tandem parking is allowed in residential developments, but this design will lead to additional management issues that will need to be addressed by the applicant. The applicant has indicated that many tenants at the current Solar Vail building park their car for long periods of time, and do not move them frequently, as most tenants walk to work. Additionally, many tenants are seasonal workers or foreign workers on visas and do not own cars. The Vail Town Code requires 1.5 off street parking spaces for each multiple -family dwelling unit with GRFA of 500 square feet or less, and 2 parking spaces for dwelling units with GRFA between 500 and 2,000 square feet. Each of the 65 residential units proposed are in one of these two categories. In addition, the parking requirement for professional offices is 1 space per 250 square feet of net floor area. Per Section 12-61-8 listed previously, "At the discretion of the planning and environmental commission, variations to the parking standards outlined in chapter 10 of this title may be approved during the review of a development plan subject to a parking management plan". The required parking is as follows: Use Type Count Parking Rate Spaces Required Studio 33 1.5 per unit 49.5 One -Bedroom 28 2 per unit 56 Two -Bedroom 4 2 per unit 8 Three -Bedroom 0 2 per unit 0 Professional Office 125 sq. ft. 1/250 sq. ft. 0.5 TOTAL 114.0 spaces PARKING PROPOSED 32 spaces (Reduction of 2 spaces) The proposed development includes 32 parking spaces. The applicant believes that the proposed parking will be sufficient based on a number of factors, including: • Actual parking demand history at the current Solar Vail property • Proximity to Lionshead (7 minute walk to Gondola) and to Vail Village (16 minutes to the Sonnenalp Hotel) • Good transit options (bus stop 500 feet away, served by the Town of Vail Red, Green and Sandstone routes, plus the ECO bus westbound) • A bike share program for resident use, plus on-site bicycle storage • Alternative housing options (owned by the applicant) for employees with vehicles • Although not currently proposed by the applicant, an addition in the deed restriction and/or residential lease limiting the number of vehicles per unit could be effective. • Elimination of the three-bedroom units. • Reduction of a majority of the professional office space. Staff Analysis- The applicant proposes thirty-two (32) parking spaces, including nine (9) compacts spaces. Sixteen (16) spaces are enclosed, and three (3) spaces are uncovered 12 surface spaces. The remainder of the parking spaces are covered by the building, but not fully enclosed. By eliminating most of the professional office space, the applicant has reduced the demand for the parking during office working hours. However, office hours are not likely the time when parking demand is at its peak, which is likely overnight. The change in the unit mix results in a demand reduction of 0.5 parking spaces, when based on the Town Code. Considering the number of studio apartments, which are more likely to be occupied by seasonal workers from other countries, many of whom do not own vehicles, the reduced parking proposal may be sufficient. The Solar Vail property is centrally located, with excellent walking access to Lionshead (7 minutes to the gondola via the pedestrian overpass) and Vail Village (14 minute walk to Sonnenalp Hotel), excellent access to the Town of Vail free bus system and ECO bus (2 minute walk). In addition, the applicant proposes to provide a bike share program to allow tenants another transportation option. Ultimately, if parking is problematic, it will be up to the applicant to find solutions for his tenants, office workers, and guests. The applicant will also be able to give leasing preference to tenants that do not own a vehicle. The Community Development Department finds that the proposed parking management plan will reduce the demand for on-site parking, and that alternative transportation options, including walking, transit, and bicycles, will address the transportation needs of residents. VIII. REVIEW CRITERIA— HOUSING DEVELOPMENT PLAN According to Section 12-61-13, Development Standards/Criteria for Evaluation, Vail Town Code, the following criteria shall be used as the principal means for evaluating a proposed development plan. It shall be the burden of the applicant to demonstrate that the proposed development plan complies with all applicable design criteria. A. Building design with respect to architecture, character, scale, massing and orientation is compatible with the site, adjacent properties and the surrounding neighborhood. The most significant change to the architecture includes eliminating the units at the back of the building, which reduces the need for excavating much of the hillside. In addition to this change, the roof form is proposed to be simplified with elimination of the skylights on the fourth floor units, and elimination of the chimney towers. As a result of the building roof redesign and reduced site excavation, the elevation of the roof ridge will increase by about ten feet (10'). Due to the existing topography and lack of nearby development to the north, this change will not impact views for any nearby residences. Balconies are proposed to be reduced in size, and are now Juliette balconies (a railing, but no outdoor deck.) The overall design of the building is simplified. (A conceptual review of the new building design was presented to the Design Review Board on June 6, 2018. Final review will be scheduled after approval of the amended development plan by the PEC.) Staff finds the amended development plan still meets this review criterion, and will be compatible with the site, adjacent properties, and the surrounding neighborhood. 13 B. Buildings, improvements, uses and activities are designed and located to produce a functional development plan responsive to the site, the surrounding neighborhood and uses, and the community as a whole. The most significant change to the site includes removing units form the hillside at the rear of the building, and the location of tandem parking under the east portion of the building. No changes are proposed to the driveway location. The building itself is proposed in generally the same location. The proposed changes will reduce the amount of site grading, and help to preserve much of the hillside behind the building. The building, improvements, uses and activities remain functional and responsive to the site, the surrounding neighborhood and the community as a whole. The proposed use of the site, with 100% of the residential units developed as deed restricted employee housing, is consistent with the intended use of the site and the development objectives of the Town of Vail. Staff finds the proposed development plan meets this review criterion. C. Open space and landscaping are both functional and aesthetic, are designed to preserve and enhance the natural features of the site, maximize opportunities for access and use by the public, provide adequate buffering between the proposed uses and surrounding properties, and, when possible, are integrated with existing open space and recreation areas. The landscaping will be increased with the reduction in site coverage and elimination of units at the rear of the building. Similar to the approved development plan, functional open space on the property is very limited due to the steep slope at the rear of the building, and limited opportunities for on-site outdoor recreation areas. While there is a small gravel patio area proposed at the rear of the building, it is not a major benefit to the occupants as it has no significant views, is in a shady area, and has no access around the building. Because the adjacent property to the east and north is open space, and due to new landscaping proposed, there will be adequate buffering between the proposed uses and surrounding properties. Staff finds the proposed development plan meets this review criterion. D. A pedestrian and vehicular circulation system is designed to provide safe, efficient and aesthetically pleasing circulation to the site and throughout the development. The most significant change to the vehicular circulation system is the elimination of the east parking garage, replaced with tandem parking spaces. This design will require (on occasion) removing one vehicle to allow the other vehicle to be moved. This tandem parking will be a management and operational challenge, but the applicant is willing and able to manage this arrangement. No changes are proposed to the pedestrian circulation system. A pedestrian circulation system has been designed to include a sidewalk along the access driveway on the east, as well as two sidewalks proposed at the west side of the building to connect to the bus stop at the Red Sandstone Elementary School. These sidewalks will provide for safe pedestrian connections to the existing sidewalk along the N. Frontage Road, and to the existing pedestrian bridge to Lionshead. 14 Staff finds the proposed development plan meets this review criterion. E. Environmental impacts resulting from the proposal have been identified in the project's environmental impact report, if not waived, and all necessary mitigating measures are implemented as a part of the proposed development plan. No significant environmental impacts were identified on the property as a result of the applicant's proposal. The need for an environmental impact report was waived during the reviews of this application in 2008, 2017 and early 2018 reviews of this application. The Community Development Department does not believe that an environmental impact report is necessary for this application. Staff finds the proposed development plan meets this review criterion F. Compliance with the Vail comprehensive plan and other applicable plans. The Solar Vail Development Plan is in compliance with the Vail Comprehensive Plan and advances the employee housing goals objectives of the Town. The development of employee housing units is supported by the Vail Housing 2027 Strategic Plan, the Town of Vail Economic Development Plan, and the Environmental Strategic Plan, and furthers the actions/strategies outlined with the Vail 20/20 Strategic Plan. The proposed private development of deed restricted EHUs will help advance the Town's goals of obtaining 1,000 new employee housing deed restrictions over the next 10 years. By developing more EHUs within Town, total vehicle miles traveled from workers commuting into Vail can be reduced, helping to reduce the Town's green house gas emissions. This development will upgrade the existing employee housing base. Also, this infill project will allow the community to grow in a controlled environment in an existing developed area. Staff finds the proposed development plan meets this review criterion. IX. STAFF RECOMMENDATION The Community Development Department recommends the Town of Vail Planning and Environmental Commission, approves with conditions the applicant's' request for the review of an amendment to the approved Solar Vail development plan, pursuant to Section 12-61-11, Development Plan Required, Vail Town Code, for the construction of employee housing units (EHUs) including changing the floor plan with the same unit count (65 units), changes to gross residential floor area (GRFA), changes to the parking count and layout, increasing building height, and architectural changes, located at 501 N. Frontage Road West / Lot 8, Block 2, Vail Potato Patch Filing 1, and setting forth details in regard thereto. (PEC18-0021). Staff's recommendation is based upon the review of the criteria and findings outlined in Section VIII of this memorandum and the evidence and testimony presented before the Commission. 15 Motion: Development Plan Amendment - Approval (PEC18-0021) Should the Planning and Environmental Commission choose to approve this request; the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves, with condition(s), the applicants' request for request for an amendment to the approved Solar Vail development plan, pursuant to Section 12-61-11, Development Plan Required, Vail Town Code, for the construction of employee housing units (EHUs) including changing the floor plan with the same unit count (65 units), changes to gross residential floor area (GRFA), changes to the parking count and layout, increasing building height, and architectural changes, located at 501 N. Frontage Road West/ Lot 8, Block 2, Vail Potato Patch Filing 1, and setting forth details in regard thereto. (PEC 18-002 1). " Conditions: 1. Approval of this amended development plan is contingent upon the applicant obtaining Town of Vail approval of an associated Design Review Board application. 2. The Applicant shall obtain an access agreement from the Town of Vail, in a form acceptable to the Town Attorney, for any and all driveway improvements on, over or across Town owned Tract A, Middle Creek Subdivision and across Town owned Vail Potato Patch, Block 2, Lot 8. Such agreements shall be executed prior to issuance of a building permit. 3. Concurrent with the submission of a building permit application, the applicant shall submit a site specific geological investigation, in accordance with Section 12-21- 13, Vail Town Code, for any proposed development within a mapped Rockfall Hazard Area. The applicant shall be responsible for any changes to the building permit plans required by the professional geologist or registered professional engineer who prepared the report. 4. Prior to issuance of a Certificate of Occupancy or Temporary Certificate of Occupancy for the building, the applicant shall legally execute and record with the Eagle County Clerk and Recorder the Town of Vail Type VI employee housing unit covenant for all sixty-five (65) residential units within the building. 5. Prior to issuance of a building permit, the applicant shall exchange eleven (11) existing deed restrictions on the property to other locations in the Town, though the Employee Housing Unit Deed Restriction Exchange Program, Section 12-13-5 Vail Town Code. However, if the applicant obtains only one building permit for both the demolition of the existing Solar Vail building and for construction of the new development (as opposed to separate demolition permit and building permit), then the timing for exchange of the eleven (11) existing deed restrictions on the property may be delayed until issuance of a Certificate of Occupancy for the new Solar Vail building. Should the Town of Vail Planning and Environmental Commission choose to approve with condition(s) the development plan, the Community Development Department recommends the Commission makes the following findings: "Building design with respect to architecture, character, scale, massing and orientation is compatible with the site, adjacent properties and the surrounding 16 neighborhood. 2. Buildings, improvements, uses and activities are designed and located to produce a functional development plan responsive to the site, the surrounding neighborhood and uses, and the community as a whole. 3. Open space and landscaping are both functional and aesthetic, are designed to preserve and enhance the natural features of the site, maximize opportunities for access and use by the public, provide adequate buffering between the proposed uses and surrounding properties, and are integrated with existing open space and recreation areas. 4. The proposed pedestrian and vehicular circulation system is designed to provide safe, efficient and aesthetically pleasing circulation to the site and throughout the development. 5. An Environmental Impacts Report is waived for this project. 6. The project is in compliance with the Vail comprehensive plan and other applicable plans. " X. ATTACHMENTS A. Vicinity Map B. Solar Vail Development Plan, dated June 11, 2018 C. Solar Vail Plan Set, dated May 14, 2018 D. Applicant Narrative, dated May 14, 2018 E. Solar Vail Parking Management Plan, dated June 7, 2018 F. Solar Vail Walking Distance Map G. Solar Vail — Traffic Assessment Letter, dated March 30, 2018 17 �NV ---------------------- - -- --------- r:zmiw SF ATTACHMENT B - SOLAR VAIL DEVELOPMENT PLAN Solar Vail Approved Development Plan Lot 8, Block 2, Vail Potato Patch Filing 1 Adopted by the Town of Vail Planning and Environmental Commission Original Approval: November 13, 2017 (PEC17-0046) Amended: February 26, 2018 (PEC18-0002) Amended: June 11, 2018 (PEC18-0021) (Note: Language proposed for removal from the February 26, 2018 plan is shown in stFike+h F9 ilrh New language added June 11, 2018 is shown in bold underline.) Table of Contents I. Statement of Intent II. Approved Development Plan III. General Information IV. Definitions V. Development Standards A. Permitted Uses B. Conditional Uses C. Accessory Uses D. Setbacks E. Site Coverage F. Landscaping and Site Development G. Parking and Loading H. Additional Development Standards VI. Open Space/Recreation VII. Conditions of Approval VIII. Development Timing IX. Amendment Procedures X. Exhibits Statement of Intent The purpose of the Solar Vail Approved Development Plan is to facilitate the redevelopment of the Solar Vail property located at 501 N. Frontage Road West Lot 8, Block 2, Vail Potato Patch Filing 1, in Vail, Colorado. It shall be the intent of this Approved Development Plan to develop 65 for -rent, deed -restricted employee housing units in a mix of studio, one -bedroom, and two- bedroom, ;-;Ad- +"roo_horlr^^m apartments geared primarily towards employees at the Sonnenalp Hotel (also owned by the owner/developer of Solar Vail) but which may also be offered for rent to other qualified employees consistent with terms of the recorded deed restriction. The property will also contain professional offices for management of the on-site and off-site employee housing units. The Approved Development Plan is intended to provide for redevelopment of the site in approximately the same location as the existing Solar Vail building (built from 1976-1978), on the flatter portions of the site and to avoid, to a great extent, development on steeper slopes to the north. However, a small portion of the development will be on a steep portion of the site, which contains slopes of 40% or greater. Variances have been obtained for development on the steeper parts of the site (PEC17-0051). The development of the property will respect existing landscaping on the south side of the property, which will be preserved to help screen the development when viewed from the public right -of way. Redevelopment of the Solar Vail Parcel is intended to achieve and advance the following goals Solar Vail Development Goals o Develop 65 new employee housing units o Deliver desirable and diverse types of housing products to meet the needs of the Sonnenalp Hotel employees and other employees within the Town of Vail o Utilize alternate modes of transportation to minimize the need for on-site parking and lessen the reliance upon private owner vehicles o Provide professional office space for the management of the Solar Vail employee housing units, and other employee housing units owned by Sonnenalp Properties or associated with the Sonnenalp Hotel o Build responsibly given the existing site configuration and topography of the site The Approved Development Plan shall remain in effect for the life of the development, and may be amended from time to time, upon review and approval by the Town of Vail, as part of an established amendment procedure as outlined in Section 12-61-11 E of the Zoning Regulations of the Vail Town Code. Approved Development Plan This Approved Development Plan has been prepared in accordance with the provisions of Section 12-61-11 of the Zoning Regulations of the Town of Vail. To ensure unified development, protection of the natural environment, compatibility with the surrounding area and that development on the Solar Parcel meets the intent and development objectives of the Town of Vail, an approved development plan shall be required. The Solar Vail Approved Development Plan shall include this document and the attached Development Plan Set, dated jaRHary 39 2919 (PEG! 9 9992) May 14, 2018 (PEC18- 0021) 2 III. General Information Solar Vail is to be developed to meet the growing demand for rental, deed restricted employee housing in Vail. To that end, a mix of housing product types that are desirable in the eyes of prospective tenants and financially feasible for the developer is the intended outcome of the Solar Vail development. Once adopted, an approved development plan, along with any applicable land use regulations contained in the Town's Zoning Regulations, become the principal governing documents for land use and dimensional requirements and limitations on the property. The development plan shall remain in effect for the life of the development, and may be amended from time to time, as deemed appropriate, as part of an established development review process. The Town of Vail Zoning Regulations, in effect at the time of adoption, shall prevail in the event that the Approved Development Plan is silent on a particular issue. In the event that the Approved Development Plan is in conflict with Town of Vail Zoning Regulations, the Approved Development Plan shall prevail. IV. Definitions Approved Development Plan: The set of development plans approved by the Town of Vail Planning and Environmental Commission on FebF „r„ 26 2019 June 11, 2018 entitling development on the Solar Vail Parcel. Solar Vail Parcel: The parcel of land legally described as Lot 8, Block 2, Vail Potato Patch Filing 1, Town of Vail, County of Eagle, State of Colorado. Applicant: Sonnenalp Properties, Inc., and their representatives, heirs, successors and assigns. V. Develoament Standards According to the Official Zoning Map of the Town of Vail, the Solar Vail Parcel is zoned Housing (H) District. Development on the Solar Vail Parcel shall be governed by the following development standards: A. PERMITTED USES: Permitted uses for the Solar Vail Parcel shall be those uses identified in Section 12-61-2: Permitted Uses, Vail Town Code. B. CONDITIONAL USES: Conditional uses for the Solar Vail Parcel shall be those uses identified in Section 12-61- 3: Conditional Uses, Vail Town Code. (PEC17-0050) C. ACCESSORY USES: Accessory uses for the Solar Vail Parcel shall be those uses identified in Section 12-61- 4: Accessory Uses, Vail Town Code. 3 D. SETBACKS: Setbacks for the Solar Vail Parcel shall be as shown on the Approved Development Plan. E. SITE COVERAGE: Site Coverage for the Solar Vail Parcel shall be 4347 11,438 square feet or 32-04 26.3% as shown on the Approved Development Plan. F. LANDSCAPING AND SITE DEVELOPMENT: Minimum landscaping for the Solar Vail Parcel shall be 20,394 22,904 square feet or 46 04 52.5% as shown on the approved development plan. G. PARKING AND LOADING: Off street parking and loading shall 34 32 parking spaces as shown on the Approved Development Plan. The Solar Vail Development Plan provides fewer parking spaces than required by the Vail Town Code. As part of this Approved Development Plan, a modification to the number of required spaces is approved, as described in the Solar Vail Parking Management Plan, dated une 7, 2018. 1 The approved parking for the Solar Vail Development Plan is illustrated on Sheet A201, GPSL Architects, P.C. dated jaR6iaFy 39, May 14, 2018 and included in the development plan. A variance (PEC17-0051) for the dimensions of the loading berth has also been approved as part of the review of this development plan. H. ADDITIONAL DEVELOPMENT STANDARDS: In the Housing (H) District, development standards in each of the following categories shall be as proposed by the applicant and as prescribed by the Planning and Environmental Commission, and as adopted on the Approved Development Plan: 1. Lot area and site dimensions. The minimum lot area for the Solar Vail Parcel shall be one acre (43,560 sq. ft.) with 22,259 square feet of buildable area. 2. Building height. The maximum allowable building height for the development on the Solar Vail Parcel shall be as demonstrated on the Approved Development Plan. In no case shall the maximum height of any building in the Solar Development exceed 44y - sixty feet (601. Building height calculations shall be determined based upon the stamped topographic survey from Inter -Mountain Engineering dated November 3, 2017 (and stamped by John D. McMahan on November 4, 2017) and roof plans by GPSL Architects, FebFHaFy 19 2019 May 14, 2018. 0 3. Density Control Dwelling Units per Acre - A total density of 65 dwelling units per acre, and a maximum of 127 dwelling units per acre of buildable area, is approved for the Solar Vail Parcel. Gross Residential Floor Area (GRFA) A total of up to 39,393 37,515 square of Gross Residential Floor Area (GRFA) is approved for the Solar Vail Parcel. Commercial Floor Area - The maximum amount of commercial floor area, which shall be dedicated to professional office uses only, shall be 4-,545-125 square feet and shall be subject to the terms and conditions of the Conditional Use Permit (PEC17-0050). VI. Open Space/Recreation Passive outdoor recreation areas and open spaces are permitted uses within the development. However, due to the limited areas of the site that are reasonable for development, there are very limited opportunities for on-site recreation areas and usable open space. As a result, there are no requirements for on-site recreation areas as part of this Approved Development Plan. VII. Conditions of Approval 1. Approval of this development plan is contingent upon the applicant obtaining Town of Vail approval of an associated Design Review Board application. 2. The Applicant shall obtain an access agreement from the Town of Vail, in a form acceptable to the Town Attorney, for any and all driveway improvements or pedestrian walkways on, over or across Town owned Tract A, Middle Creek Subdivision and Vail Potato Patch, Block 2, Lot 8. Such agreement shall be executed prior to issuance of a building permit. 3. Concurrent with the submission of a building permit application, the applicant shall submit a site specific geological investigation, in accordance with Section 12-21- 13, Vail Town Code, for any proposed development within a mapped Rockfall Hazard Area. The applicant shall be responsible for any changes to the building permit plans required by the professional geologist or registered professional engineer who prepared the report. 4. Prior to issuance of a Certificate of Occupancy or Temporary Certificate of Occupancy for the building, the applicant shall legally execute and record with the Eagle County Clerk and Recorder the Town of Vail Type VI employee housing unit covenant for all sixty-five (65) residential units within the building. 5. Prior to issuance of a building permit, the applicant shall exchange eleven (11) existing deed restrictions on the property to other locations in the Town, though the Employee Housing Unit Deed Restriction Exchange Program, Section 12-13-5 Vail Town Code. However, if the applicant obtains only one building permit for both the demolition of the existing Solar Vail building and for construction of the new development (as opposed to separate demolition 5 permit and building permit), then the timing for exchange of the eleven (11) existing deed restrictions on the property may be delayed until issuance of a Certificate of Occupancy for the new Solar Vail building. VIII. Development Timing Development of the Solar Vail parcel is intended to begin construction in spriRg summer 2018, and is expected to take 18 months to complete. IX. Amendment Procedures Upon adoption, it is recognized that the Approved Development Plan may need to be amended from time to time. As such, amendment procedures are hereby adopted as an element of the Approved Development Plan. Amendments to the Approved Development Plan will be considered in accordance with the provisions of Section 12-61- 11(E) of the Vail Town Code. X. Exhibits Approved Development Plan Set dated jaRHary 39, 201 R May 14, 2018. 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V � �lapo 8166/ ppvbUttedarnm n K LL J �I as -- ---— P T Al P 4 a5 �6 A �'P I 6A a i_ PLAN- PARKING I EVELE -. /\ •�� «2C2 ws�-»» w,� _ /\ •�� «226 14 May 2018 Members of the PEC: ATTACHMENT D - APPLICANT NARRATIVE First of all, thank you for your time and the project approval at our last meeting back in February. Much has happened since then and we need to come back in for approval of our proposed changes to the project. After our last meeting together, hard cost estimates for the project finally started coming in. It appears that in the last 6 months or so, lumber and steel prices have taken a very steep turn higher resulting in project costs being about $2m above what the project can support. With a deficit this large, the only way to cut costs is to cut scope and complexity without cutting the number of units. While the building configuration is generally the same as before, we are proposing the following changes. • We have removed the (10) ten "west wing" units that were supposed to sit on the 40% slope but ended up being dug into the hillside. • We have removed all office space except for a small manager's office at the entry. This allows us to recoup (3) three units as well as reduce the pressure on the parking numbers. • We have reconfigured each of the east end multi -bedroom units into a studio and one bedroom. • GRFA has decreased from 38,383 SF to 37, 154 SF. • We have eliminated the "cut -away" design of the top floor and raised the roof so it can be constructed from simple wood trusses. • Building height relative to the previously approved height has increased by approximately 7' to 9'. Relative to the interpolated pre-existing grade, we are approx. 60' to 65' to the ridges. • We have re -designed the east garage (12 spaces) so that it is an open garage with tandem parking that sits under the building above. Even with tandem spaces, parking management is easier without need for office parking. • No change in the number of compact parking spaces previously approved. • Due to conversion of office space into residential, we have eliminated two parking spaces. • By eliminating the 24' drive aisle required for the garage, we are able to pull the mechanical spaces back under the building above and create a space for tenant storage. • By moving the previously outdoor accessible space into the enclosed west garage, we can re - grade the front half of the site and thereby raise the entire building by 2'. This reduces the cuts into the hillside and reduces the number and height of site retaining walls. • Setbacks have changed: North has increased significantly, East has decreased slightly and West has increased slightly (see project data sheet at the end of this letter). • No changes to entry drive or Fire lane. GPSL ARCHITECTS, P.C. 953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147 info@gpslarchitects.com ■ www.gpsiarchitects.com Solar Vail; PEC Changes to Approved Plans- 14 May 2018 2 While we have maintained the unit count at 65 units, the distribution of unit types has changed. Nc more 3 bedroom units (these would have been a challenge to keep occupied). Instead, a significant increase in the number of one bedroom units. • 39 Studios (42 as previously approved) • 22 One bedroom units (13 as previously approved) • 4 two bedroom units (6 as previously approved) • 0 three bedroom units (3 as previously approved) The enclosed west garage remains as approved, albeit 18" higher than before. The east garage changes eliminate the need for a garage door and the door width variance you approved in February. We are proposing to lose two (2) parking spaces, reducing the total count to 32. But, this is more than offset by the parking spaces (4) gained by converting most of the previously approved office space into residential units. As a result, there is a net gain of 2 spaces for use by the tenants. The parking management plan has been amended to reflect management of the tandem parking. Building setbacks have changed slightly as we have shifted the building slightly eastward on the site. North side (uphill) has increased significantly as we are no longer proposing to build into the hillside. East side setback has shrunk by about a foot and west side setback has increased by about 2' feet, South setback remains unchanged. Site coverage has dropped substantially with the removal of the west wing and the pulling of the subterranean boiler room back under the building above. Amenity spaces have moved around a bit but remain as approved: the ski room is now in the garage, the mail room is now in the garage, closer to where most tenants will enter the building, the laundry rooms are now closer to the middle of the building on every level instead of just the top three levels (the machine count is unchanged), and the lobby/common area remains as before. We have also created miscellaneous spaces in the garage that can be used for tenant storage, bikes, etc. We hope that you will consider this project as submitted and give us approval for the changes so that we may get under way as soon as possible. We are still looking for an immediate start to construction and occupancy in late Fall of 2019.. Information required by the TOV as part of the application: Describe the nature of the proposed use and measures proposed to make the use compatible with the other properties in the vicinity. Applicant response: No real change in the use; still predominately residential- even more so with the conversion of office space to residential. The relation and impact of the use on development objectives of the Town. Applicant response: There are no changes to relation and impact on the Town's development objectives. The 65 employee housing units will come on line in late 2019. GPSL ARCHITECTS, P.C. 953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147 info@gpslarchitects.com ■ www.gpsiarchitects.com Solar Vail; PEC Changes to Approved Plans- 14 May 2018 3 The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public facility needs. Applicant response: No change from the approved proposal on light and air, distribution of population, transportation facilities, utilities, parks and recreation facilities, public facilities or needs. The taller ridge height will have no impact on any neighboring properties. The effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the streets and parking area. Applicant response: No change from approved. The 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. Applicant response: Bulk and mass have been re -arranged. Building footprint is smaller due to removal of the units going up the hillside. Building will now appear as 4 stories with roof above instead of previous 3 stories with mansards and flat roof. Proposed Design parameters (changes in red): Lot area (buildable): 42,637.5 sf (22,259 sf) Density: 65 EHU's (no changes) (39 studios, 22 One Bedroom, 4 Two bedroom, 0 Three bedroom) Total building area: 99,�rrrrs (53,463 sf) GRFA: 24�s (37,154 sf) Max Height above pre-existing grade: approx. 60'-0"to 65'-0" Setbacks: North: GCS (89'-911) South: 300 (no change) East: approx. 17'-10" (approx. 16'-8") West: approx. 7'-10" (approx. 10'-0") Parking: 34 spares (9 eempaet) 1 , 'catling bay (32 spaces (9 compact) + loading bay) Site Coverage: 1,9417 sf (".7 1%) sf (27.4%) Paved area (on site only): 5,556 sf + 1045 sf snowmelted Snow storage required (on site); 1,667 sf + 105 sf = 1772 sf Snow storage provided (on site): approx. 2323 sf GPSL ARCHITECTS, P.C. 953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147 info@gpslarchitects.com ■ www.gpsiarchitects.com ATTACHMENT E - PARKING MANAGEMENT PLAN Memo to: Town of Vail—Plannine and Environmental Commission Date: June 7th, 2018 Re: Solar Vail Develooment—Revised Plan for Parkine and Resident Transoortation Background and Proposed Building Changes: The new proposed structure will consist of 65 rental units and approximately 107 sq ft of office space. The development includes 3 surface parking spaces, 13 covered spaces, and 16 garaged spaces. The office space has been significantly reduced compared to the previous plans due to cost considerations. Town code required the previous office space to have 7 dedicated parking spots (which was reduced via PEC variance). This will no longer be required as only building management will be present in the new space; this will only require 1 space. In addition to the elimination of the office space, we have redesigned the east wing of the building on the ground level. These changes eliminate the garage portion on the east side and will now have a covered tandem parking situation (6 tandem spots in total). These changes favor the building footprint overall as well as reduce costs. The resulting changes have reduced the overall parking by 2 spaces for a total of 32 spaces building -wide. While tandem parking isn't the ideal solution, there are many factors that make this a workable solution for this building. 4 of the tandem spaces would be designated to the 4, 2 -bedroom units in the building (if needed). Occupants of these units would then be able to coordinate schedules for these spaces on an individual basis. The remaining 2 tandem spots would then be split by use. One restricted spot would be used by building management who can easily coordinate use with other tenants, and the final spot would be designated as long-term parking, for a reduced fee, as we foresee this being a request with tenants as well. Since we, as building managers, will have the ability to place tenants in units, renters with cars will be placed in 2 -bedroom units. In the unlikely event we are unable to fill all 2 -bedroom units with car owning renters, the remaining restricted tandem spaces will then be used as long-term car storage for a reduced fee. In our current employee housing buildings (hamlet and bighorn) many spaces are used for long term storage of hotel employees that live elsewhere. Overall, we anticipate having 32 overnight spaces which will serve the rental housing units. This works out to .49 Spaces per unit. This number has not changed since our initial and approved proposal. As this does not meet the Planning requirement of 1.5 per unit, Applicant hereby submits its justification as to why this amount of parking is adequate in this situation and outlines the plan for Parking and Resident Transportation. Existing use and Experience The existing building is comprised of 24 one -bedroom units. During the winter season 2016/17, there were 46 employees housed at Solar Vail. Only 4 employees had cars on-site fulltime. This stems from the fact that the majority of tenants are seasonal employees, many of which are foreign and do not have cars. In fact, Sonnenalp assigned 4 of the Solar Vail spaces to employees from other Sonnenalp properties and regularly used Solar Vail parking to handle overflow vehicles from the hotel. Description of New Development The proposed development will consist of 39 studios, 22 one bedrooms, and 4 two bedroom units. This will change from time to time, but we estimate the building will have about 110 beds—less than 2 people per unit on average. Obviously, this is a very different situation than a dormitory building that a ski company might have with 3 or even 4 people per unit. The ratio of parking spaces per bed is very relevant. We understand that the Solar Vail per bed ratio is comparable to the ratio at other employee housing buildings that focus on seasonal employees. Characteristics of Resident Population As discussed above, the majority of Sonnenalp's employees in Solar Vail will be seasonal employees (3 months), J-1 Visa employees (12 months) and Q -Visa employees (15 months) and other short-term employees hired for the winter or summer season periods. These people tend to not have cars. Advantages of Solar Vail Location Solar Vail's location is a huge factor in the parking requirements. It is a 7 -minute walk across the pedestrian bridge from Solar Vail to the Lionshead gondola and 14 minutes to the Hotel. For those needing to go other locations or for after -work transit, there is a town bus stop on the North Frontage Road in front of the school next door. Bus routes stopping here include West Vail Red, West Vail Green, Lionsridge Loop, Sandstone and the westbound Highway 6 ECO bus. A 5 -minute walk over the pedestrian bridge to the Concert Hall Plaza bus stop adds access to the in -town bus and both West Vail routes as well as most ECO routes stop at the Lionsridge transit stop which is only a 6 -minute walk from Solar Vail. The new building will provide ample locked bicycle storage for residents. Parking at Other Sonnenalp properties For employees that do have a car, Sonnenalp can offer alternate housing at its other employee housing locations, including Bighorn Lodge and Hamlet, both of which have ample parking options. The excess parking available at these locations could also be utilized as off-site parking for Solar Vail residents if the need arises. Sonnenalp shuttle transportation for residents If there is a demonstrated need for it, Sonnenalp could operate a shuttle bus to make runs to shopping, other work -places, or other uses. This would encourage and facilitate tenants without cars. 4F i �M M'•F% I 7'n r • r A. f 03=0 , -�- - 1 ` � r • SZl 1 r wl L vim-�in. ti Google �; ATTACHMENT G - TRAFFIC Inter -Mountain ASSESSMENT LETTER ENGINEERING Civil Engineers & Surveyors March 30, 2018 Sonnenalp Properties, Inc. Attn: Johannes Faessler 20 Vail Road Vail, CO 81657 Phone: 970-479-5444 itaessler@soiinenalp.com Re: Solar Vail Apartments — Traffic Assessment Letter 501 North Frontage Rd. W, Vail, CO 81657 Dear Mr. Faessler: The purpose of this traffic assessment is to determine if the redevelopment of the Solar Vail property will require auxiliary lanes according to State of Colorado State, Highway Access Code, Volume 2, Code of Colorado Regulations 601-1 March 2002. As outlined in Section 3-13, auxiliary turn lanes shall be installed on category F -R roadways according to the criteria summarized below: • A left turn lane with storage length plus taper length is required for any access with a projected peak hour left ingress turning volume greater than 25 vehicles per hour (vph) for speed limits under 40 mph. • A right turn lane with storage length plus taper length is required for any access with a projected peak hour right ingress turning volume greater than 50 vehicles per hour (vph) for speed limits under 40 mph. • A right turn acceleration lane with taper is required for any access with a projected peak hour right turning volume greater than 50 vehicles per hour (vph) when the posted speed on the highway is greater than 40 mph and the highway has only one lane for through traffic in the direction of the right turn. (*Not applicable as the posted speed limit is under 40 mph) • A left turn acceleration lane with transition taper may be required if it would be a benefit to the safety and operation of the roadway or as determined by subsection 3.5. A left turn acceleration lane is generally not required where: the posted speed is less than 45 mph, or the intersection is signalized, or the acceleration lane would interfere with the left turn ingress movements to any other access. DENVER OFFICE 6551 S. Revere Pkwy., Suite 165 VAIL VALLEY OFFICE 40801 U.S. Highway 6, Suite 203 Centennial, CO 80111 1 Phone: 303.948.6220 1 Fax: 303.948.6526 I PO Box 978 1 Avon, CO 81620 1 Phone: 970.949.5072 1 Fax: 970.949.9339 Re: Solar Vail Apartments — Traffic Assessment Letter 501 North Frontage Rd. W, Vail, CO 81657 EXISTING CONDITIONS The Solar Vail property is located at 501 N. Frontage Rd. W, Vail, Colorado and is located within the Vail Potato Patch Subdivision, Block 2, Lot 8 according to Eagle County records. The existing site driveway access is located at approximately milepost 175.6 along the Interstate 70 North Frontage Road (West), which is approximately 2,100 feet to the west of the Main Vail Exit 176. The North Frontage Road has a posted speed limit of 35 mph and is classified as CDOT Category F -R. Nearby adjacent access points are the Middle Creek Apartments (Ma Bell Rd.) approximately 1,700 feet to the east and Red Sandstone Elementary School approximately 700 feet to the west. The closest minor road intersection to the site property is Red Sandstone Road at approximately 2,460 feet to the west. All access points are along the northerly side of the North Frontage Road. The Solar Vail Apartments are owned by Sonnenalp Resorts and are used for seasonal employee housing. Sonnenalp Resorts has two locations where employees work: Sonnenalp Resort in Vail and Sonnenalp Club in Edwards. The original 3 -story building constructed in 1978 (formally Sun Vail) has 24 one -bedroom units with 24 surface parking spaces available onsite. The existing access to the site is a steep asphalt paved driveway that intersects the North Frontage Road at a skew angle of approximately 66 degrees. The Solar Vail Apartments are located in close proximity walking distance along the pathways (approximately 1,200 feet to the west) to a public bus stop and pedestrian bridge crossing the interstate. The residents will be able to access both Sonnenalp Resort locations and the Town of Vail via the public bus service. Alternatively, residents can use the Town of Vail's core trail system to access a majority of the Town's amenities and central business district via the pedestrian bridge crossing the interstate or along the North Frontage Road pathway. The Sonnenalp Resort and Town core is within a mile walking distance. Refer to the attached vicinity map. PROPOSED CONDITIONS The redevelopment of the Solar Vail property will require full demolition of the existing building, site improvements, and existing access to construct the new building. The proposed Solar Vail Apartments will have four stories of housing over a parking garage, which includes a total of 65 deed -restricted employee units and 1,625 square feet of commercial office space. The employee housing units will be a mix of studio, one, two, and three-bedroom apartment units. The majority of the housing units will be occupied by Sonnenalp Resort employees, except for 9 housing units that are proposed to be transferred to other Town of Vail qualifying employers for their employees. The commercial office space will be occupied by Sonnenalp Resorts leasing office for support and management of the housing units. The newly constructed driveway access will be shifted to the east of the existing access by approximately 70 feet to ensure grades meet the code. The Owner will be granted an easement from the Town of Vail for the relocated access that crosses the Town's property. There are only 34 onsite parking spaces (covered and uncovered) provided. The Owner coordinated a parking variance from the Town's standards via a parking management plan. This plan demonstrates; Close proximity or availability of alternative modes of transportation including, but not limited to, public transit or shuttle services. A limitation placed in the deed restrictions limiting the number of cars for each unit. A demonstrated permanent program including, but not limited to, rideshare programs, carshare programs, shuttle service, or staggered work shifts. C)ENVER OFFICE 6551 S. Revere Pkwy., Suite 165 VAIL VALLEY OFFICE 40801 U.S. Highway 6, Suite 203 Centennial, CO 80111 1 Phone: 303.948.6220 1 Fax: 303.948.6526 I PO Box 978 I Avon, CO 81620 1 Phone: 970.949.5072 1 Fax: 970.949.9339 Re: Solar Vail Apartments — Traffic Assessment Letter 501 North Frontage Rd. W, Vail, CO 81657 There is a proposed loading bay onsite for deliveries and trash pickup. Fire and trash trucks will access the site from the Red Sandstone Elementary School property to the west and exit to the east. This driveway will have a secure gate to limit access for those entities only. TRAFFIC IlVIPACT STUDY Projected traffic generation for the project is calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 91 Edition. The site is evaluated using 100% -unit occupancy with a single site access point from the North Frontage Road. This a conservative approach, as only 34 parking spaces are available for the 65 units. Trip generation for each land use was analyzed using the peak hour of adjacent street traffic for both A.M. and P.M. This redevelopment includes two land uses, residential and commercial. These land uses are calculated separately, but their respective peak hour trip generations are assumed to coincide and were combined for to the simplicity of this traffic assessment. The site weekday peak hour A.M and P.M trip generations for the 65 employee housing units and 1,625 square feet of commercial leasing space are calculated using land use data for Low/Mid-Rise Apartment (Code 221) and Single Tenant Office Building (Code 715), respectively. The ITE manual provides trip -generation rates for a variety of different apartment buildings, including low-rise (1-2 floors), mid -rise (3-10 floors), and high-rise (greater than 10 floors). Mid -rise and high-rise apartments tend to generate less vehicular traffic volumes when located in close proximity to public transportation and within close walking distances to shopping and employment opportunities. Using low-rise apartments trip generation rates should be a more conservative approach. The average trip generation rate was used for both land uses since no actual traffic counts were obtained. Assumptions were also made that the left turn (egress) and right turn (ingress) movement distribution is 70% due to the site location to the Town business core and the closer proximity to the 1-70 on-ramp (Exit 176). Large truck trip generation was assumed to be limited and would occur during non -peak hours so it was not included. DENVER OFFICE 6559 S. Revere Pkwy., Suite 165 1 Centennial, CO 80111 1 Phone: 303.948.6220 1 Fax: 303.948.6526 VAIL VALLEY OFFICE 40801 U.S. Highway 6, Suite 203 1 PO Box 978 1 Avon, CO 81620 1 Phone: 970.949.5072 1 Fax: 970.949.9339 Re: Solar Vail Apartments — Traffic Assessment Letter 501 North Frontage Rd. W, Vail, CO 81657 Projected Traffic Generation DESCRITPION ITE VEHICLE TRIP GENERATION RATES TOTAL GENERATED TRIPS AND PEAK HOUR VPH IN* DISTRIBUTION NOTES ITE PEAK AM 2.7 16.8 % Low/Mid-Rise + Office 1 221/715 1 PM 1 CURRENT LAND USE 1 10.9 <25 VPH UNIT AVG. %IN DHV VPH IN VPH OUT CODE HOUR OUT Low/Mid-Rise Apartment (Per Occupied DU) 221 AM 65 0.46 21 79 29.9 6.3 23.6 Low/Mid-Rise Apartment (Per Occupied DU) 221 PM 65 0.58 65 35 37.7 24.5 13.2 Single Tenant Office Bldg. (Per KSF -2) 715 AM 1,625 1.80 89 11 2.9 2.6 0.3 Single Tenant Office Bldg. (Per KSF -2) 715 PM 1,625 1.74 is 85 2.8 0.4 2.4 1'able-1 PROJECTED LEFT TURNING MOVEMENTS CURRENT LAND USE ITE CODE PEAK HOUR VPH IN* VPH OUT* NOTES Low/Mid-Rise + Office 221/715 AM 2.7 16.8 <25 VPH Low/Mid-Rise + Office 1 221/715 1 PM 1 7.5 1 10.9 <25 VPH Table -2 PROJECTED RIGHT TURNING MOVEMENTS CURRENT LAND USE ITE CODE PEAK HOUR VPH IN* VPH OUT* NOTES Low/Mid-Rise + Office 221/715 AM 6.2 7.2 <50 VPH Low/Mid-Rise + Office 1 221/715 1 PM 1 17.5 4.7 <50 VPH Table -3 Notes: Trip Generation information is derived from the ITE Trip Generation Manual 9th Edition * Assumptions were made that left (egress) and right (ingress) turning movements will account for 70% Definitions: ITE= Institute of Transportation Engineers DHV = Design Hourly Volume VPH = Vehicles Per Hour DU= Dwelling Unit KSFA2 = Units of 1,000 Square Feet Rate(s)=Trip Generation Per Unit MENVER OFFICE 6551 S. Revere Pkwy., Suite 165 1 Centennial, CO 80111 1 Phone: 303.948.6220 1 Fax: 303.948.6526 %f^IL- VALLEY OFFICE 40801 U.S. Highway 6, Suite 203 1 PO Box 978 1 Avon, CO 81620 1 Phone: 970.949,5072 1 Fax: 970.949,9339 Re: Solar Vail Apartments — Traffic Assessment Letter 501 North Frontage Rd. W, Vail, CO 81657 AVG = Average As shown in Table -2, the projected combined ingress left turn AM and PM peak hour volumes are 2.7 vph and 7.5 vph, respectively. These projected peak hour volumes are less than 25 vph, therefore a left turn auxiliary lane is not required for this site. As shown in Table -3, the projected combined right turn AM and PM peak hour volumes are 6.2 vph and 17.5 vph (ingress) and 7.2 vph and 4.7 vph (egress), respectively. These are less than 50 vph and the posted speed limit is less than 40 mph, therefore a right turn auxiliary lane is not required for this site. Limited onsite employee parking, close proximity to the public bus stop, and amenities within walking distance is anticipated to minimize vehicular traffic to and from the site. Impacts to the adjacent intersections are negligible due to the low traffic volumes projected from the site compared to the higher volumes on the frontage road. No further intersection assessment was considered. Brad Stempihar, PE Inter -Mountain Engineering Enclosures: Vicinity Map CENVER OFFICE 6551 S. Revere Pkwy., Suite 165 VAIL VALLEY OFFICE 40801 U.S. Highway 6, Suite 203 Centennial, CO 80111 1 Phone: 303.948.6220 1 Fax: 303.948.6526 I PO Bax 978 I Avon, CO 81620 I Phone: 970.949.5072 I Fax: 970.949.9339 _ 8 m � to o 9F. - LL LL z� Q (-0 Lu > Z Q '' p �w cnOf LL6 �HZ~`Owd is w ui w . of W O 4,; SST , iii• c " "�=i �'t. of . 5 U- Qo� Z O U �. •,`,�16 k r y < ~ w LU N Q . ` . Aly. Q $ Aw _ - 4• _ - - U co Q WLU 1 LU U -wak '�. 4�. -�. 1 i h 0 Z v < v o O t .S LUMi+ Z U > �T+ RR - A;i:�, y' , v. Ohl CO O O W �r j rte, 5� CD CD te d Q W"$Z\ • O P i S. A , Q V) O V) C`�W`• 2` 9 P� 2 c h a 'b o g /�/ UJ { L a: a• q S Y' p W Ct � ss - r` � Ld Z %- -28 tit b AN uj Q LU w o 14 IL Ul c°= •: `.,v Z - 01ui _ off W City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: June 11, 2018 ITEM/TOPIC: A request for review of variances from Section 12-15-2, GRFA Requirements by Zone District, Section 12-15-3 Definition, Calculation and Exclusions, Section 12-18-4 Uses, and Section 12-18-5, Density Control, Vail Town Code, pursuant to Title 12 Chapter 17, Variances, Vail Town Code, to allow for Gross Residential Floor Area (GRFA) in excess of the amount permitted by lot area and zone district and to allow an access opening to a crawl space of greater than 12 square feet , located at 2014 West Gore Creek Drive Unit 5/1-ot 41-43 (Hamlet Townhouses), Vail Village West Filing 2, and setting forth details in regard thereto. (PEC18- 0009) 5 min. The Applicant has withdrawn this application. ATTACHMENTS: File Name PEC18-0009 Proctor Variance staff memo.pdf Attachment A Vicinity Map.pdf Attachment B - Applicant Narrative PEC18-0009.0 Attachment C Proctor Variance Plan Set PEC18-0009.pdf Description PEC18-0009 Proctor Variance - Staff Memo PEC18-0009 Proctor Variance - Attachment A - Vicinity Map PEC18-0009 Proctor Variance - Attachment B - Applicant Narrative PEC18-0009 Proctor Variance - Attachment C - Plan Set TOWN OF Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: May 29, 2018 SUBJECT: A request for review of a variance from Section 12-15-3 Definition, Calculation and Exclusions, Vail Town Code, pursuant to Title 12, Chapter 17, Variances, Vail Town Code, to allow for an access opening to a crawl space of greater than 12 square feet, located at 2014 West Gore Creek Drive, Unit 5/Lot 41-43 (Hamlet Townhouses), Vail Village West Filing 2, and setting forth details in regard thereto. (PEC18-0009) Applicant: Holly Proctor and John Hutto, represented by Martin Manley Architects Planner: Chris Neubecker SUMMARY The applicants, Holly Proctor and John Hutto, represented by Martin Manley Architects, are requesting the review of a variance from Section 12-15-3, Definition, Calculation and Exclusions, Vail Town Code, for the property located at 2014 West Gore Creek Drive / Unit 5/Lot 41-43 (Hamlet Townhouses). The variance would allow for the construction of a crawl space with an access opening (door) larger than 12 square feet, which is the size limit to qualify as crawl space and thus not count as GRFA. Based upon staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends denial of this application, subject to the findings in Section VIII of this memorandum. II. DESCRIPTION OF REQUEST The applicants, Holly Proctor and John Hutto, represented by Martin Manley Architects, recently obtained approval of a Design Review Board (DRB) application (DRB17-0392) to construct a 225 square foot storage space at the rear of the home, under an existing deck. Approval by the Design Review Board was conditioned upon the storage space being limited to no greater than five feet (5') in headroom, with an access opening of no larger than 12 square feet. This was done because any crawlspace or storage space over five feet (5') in headroom, or with an access opening larger than 12 square feet, is considered gross residential floor area (GRFA). There is no available GRFA remaining on the property, and since the site is nonconforming on the density (dwelling units per acre), the GRFA could not be used even if there was remaining GRFA. The applicants are requesting a variance to allow a crawl space access opening (door) larger than 12 square feet. The proposed access door is 24 square feet. A vicinity map (Attachment A), project narrative with applicant's responses to variance criteria (Attachment B), and plan set (Attachment C) are attached for review. III. BACKGROUND This application was last reviewed by the Planning and Environmental Commission (PEC) on April 9, 2018. During that meeting, some PEC members asked for more information on the purposes of the zoning ordinance, and discussed the potential for a rezoning rather than a variance. Other Commissioners discussed the requested size of the access opening and if the opening size was excessive relative to the allowed opening size. IV. APPLICABLE PLANNING DOCUMENTS Staff finds that the following provisions of the Vail Town Code are relevant to the review of this proposal: Title 12 — Title, Purpose and Applicability 12-1-2: PURPOSE A. General: These regulations are enacted for the purpose of promoting the health, safety, morals, and general welfare of the town, and to promote the coordinated and harmonious development of the town in a manner that will conserve and enhance its natural environment and its established character as a resort and residential community of high quality. B. Specific: These regulations are intended to achieve the following more specific purposes.- 1. urposes:1. To provide for adequate light, air, sanitation, drainage, and public facilities. 2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and other dangerous conditions. 3. To promote safe and efficient pedestrian and vehicular traffic circulation and to lessen congestion in the streets. 4. To promote adequate and appropriately located off street parking and loading facilities. 5. To conserve and maintain established community qualities and economic values. 6. To encourage a harmonious, convenient, workable relationship among land uses, consistent with municipal development objectives. Town of Vail Page 2 7. To prevent excessive population densities and overcrowding of the land with structures. 8. To safeguard and enhance the appearance of the town. 9. To conserve and protect wildlife, streams, woods, hillsides, and other desirable natural features. 10. To assure adequate open space, recreation opportunities, and other amenities and facilities conducive to desired living quarters. 11. To otherwise provide for the growth of an orderly and viable community. Title 12 — Article D, Two -Family Primary/Secondary Residential (PS) District 12-6D-1: PURPOSE The two-family primary/secondary residential district is intended to provide sites for single-family residential uses or two-family residential uses in which one unit is a larger primary residence and the second unit is a smaller caretaker apartment, together with such public facilities as may appropriately be located in the same zone district. The two- family primary/secondary residential district is intended to ensure adequate light, air, privacy and open space for each dwelling, commensurate with single-family and two- family occupancy, and to maintain the desirable residential qualities of such sites by establishing appropriate site development standards. Title 12 — Gross Residential Floor Area (GRFA) 12-15-1: PURPOSE This chapter is intended to control and limit the size, bulk, and mass of residential structures within the town. Gross residential floor area (GRFA) regulation is an effective tool for limiting the size of residential structures and ensuring that residential structures are developed in an environmentally sensitive manner by allowing adequate air and light in residential areas and districts. 12-15-3: Definition, Calculation, and Exclusions.- A. xclusions: A. Within the hillside residential (HR), single-family residential (SFR), two-family residential (R), and two-family primary/secondary residential (PS) districts.- 1. istricts: 1. Gross Residential Floor Area Defined: For residential uses, the total square footage of all horizontal areas on all levels of a structure, as measured to the outside face of the sheathing of the exterior walls (i.e., not including exterior wall finishes). Floor area shall include, but not be limited to, elevator shafts and stairwells at each level lofts, fireplaces, bay windows, mechanical spaces, vents and chases, storage areas, and other similar areas. Garages; attics; vaulted or open to below spaces; basements, crawl spaces, and roofed or covered decks, porches, terraces, or patios shall be included as floor area, except the horizontal areas of a structure as set forth herein shall then be deducted from the calculation of GRFA. Town of Vail Page 3 a. GRFA shall be calculated by measuring the total square footage of a building as set forth in the definition above. Excluded areas as set forth herein, shall then each be deducted from the total square footage. (1) Enclosed Garage Area: Enclosed garage areas of up to three hundred (300) square feet per vehicle space not exceeding a maximum of two (2) vehicle parking spaces for each allowable dwelling unit permitted by this title. Garage area deducted from floor area is awarded on a "per space basis" and shall be contiguous to a vehicular parking space. Each vehicular parking space shall be designed with direct and unobstructed vehicular access. Alcoves, storage areas, and mechanical areas which are located in a garage and which are twenty five percent (25%) or more open to the garage area may be included in the garage area deduction. Interior walls separating the garage from other areas of a structure may be included in the garage area deduction. (2) Attic Areas With A Ceiling Height Of Five Feet Or Less: Attic areas with a ceiling height of five feet (5) or less, as measured from the topside of the structural members of the floor to the underside of the structural members of the roof directly above. (5) Crawl Spaces: Crawl spaces accessible through an opening not greater than twelve (12) square feet in area, with five feet (5) or less of ceiling height, as measured from the surface of the earth to the underside of structural floor members of the floor/ceiling assembly above. Crawl spaces created by a "stepped foundation", hazard mitigation, or other similar engineering requirement that has a total height in excess of five feet (5) may be excluded from GRFA calculations at the discretion of the Administrator. Title 12 —Variances, Vail Town Code 12-17-1: Purpose.- A. urpose: A. Reasons For Seeking Variance: In order to prevent or to lessen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this title as would result from strict or literal interpretation and enforcement, variances from certain regulations may be granted. A practical difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the location of existing structures thereon; from topographic or physical conditions on the site or in the immediate vicinity; or from other physical limitations, street locations or conditions in the immediate vicinity. Cost or inconvenience to the Town of Vail Page 4 applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. B. Development Standards Excepted: Variances may be granted only with respect to the development standards prescribed for each zone district, including lot area and site dimensions, setbacks, distances between buildings, height, density control, building bulk control, site coverage, usable open space, landscaping and site development, and parking and loading requirements, or with respect to the provisions of chapter 11 of this title, governing physical development on a site. C. Use Regulations Not Affected: The power to grant variances does not extend to the use regulations prescribed for each zone district because the flexibility necessary to avoid results inconsistent with the objectives of this title is provided by chapter 16, "Conditional Use Permits", and by section 12-3-7, "Amendment", of this title. 12-17-5: PLANNING AND ENVIRONMENTAL COMMISSION ACTION.- Within CTION: Within twenty (20) days of the closing of a public hearing on a variance application, the planning and environmental commission shall act on the application. The commission may approve the application as submitted or may approve the application subject to such modifications or conditions as it deems necessary to accomplish the purposes of this title, or the commission may deny the application. A variance may be revocable, may be granted for a limited time period, or may be granted subject to such other conditions as the commission may prescribe. 12-17-6: CRITERIA AND FINDINGS.- A. INDINGS: A. Factors Enumerated: Before acting on a variance application, the planning and environmental commission shall consider the following factors with respect to the requested variance.- 1. ariance: 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. Town of Vail Page 5 B. Necessary Findings: The planning and environmental commission shall make the following findings before granting a variance: 1. That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone district. 2. That the granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one or more of the following reasons: a. The strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptional or extraordinary circumstances or conditions applicable to the site of the variance that do not generally apply to other properties in the same zone district. c. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same zone district. Title 12 — Nonconforming Sites, Uses, Structures and Site Improvements 12-18-1: Purpose This chapter is intended to limit the number and extent of nonconforming uses and structures by prohibiting or limiting their enlargement, their reestablishment after abandonment, and their restoration after substantial destruction. While permitting nonconforming uses, structures, and improvements to continue, this chapter is intended to limit enlargement, alteration, restoration, or replacement which would increase the discrepancy between existing conditions and the development standards prescribed by this title. 12-18-4: Uses The use of a site or structure lawfully established prior to the effective date hereof which does not conform to the use regulations prescribed by this title for the zone district in which it is situated may be continued, provided that no such nonconforming use shall be enlarged to occupy a greater site area or building floor area than it occupied on the effective date hereof. Any subsequent reduction in site area or floor area occupied by a nonconforming use shall be deemed a new limitation, and the use shall not thereafter be enlarged to occupy a greater site area or floor area than such new limitation. (Ord. 29(2005) § 40: Ord. 5(2001) § 5: Ord. 8(1973) § 20.400) Town of Vail Page 6 V. ZONING AND SITE ANALYSIS Address: Legal Description: Existing Zoning: Existing Land Use Designation Mapped Geological Hazards: Mapped Floodplain: View Corridor: 2014 West Gore Creek Dr., Unit 5 Vail Village West Filing 2, Lots 41-43, Unit 5 Two -Family Primary/Secondary Residential (PS) Low Density Residential None Yes, western corner of lot not impacting development None Development Allowed / Existing Proposed Change Standard* Required Site Area 15,000 SF of 39,403 SF Total No Change Buildable Area 21,257 SF of Buildable Area Front — 20' Front (N): 9' Front (N): 9' Sides — 15' Side (E): 11' Side (E): 11' Setbacks Rear — 15' Side (W): 49' Side (W): 49' No Change Deck — 7.5' Rear (S): 9' Rear (S): 9' Flat Roof — 30' Building Height Sloping Roof — Unknown No Change No Change 33' Density (DUs) Max. 2 29 28 No Change Density (GRFA) 9,014 SF 15,873 SF 15,873 SF No Change Site Coverage Max. 20% (7,881 SF) 16.4% (6,466 SF) 17% (6,691 SF) +0.5 % (+225 SF) Landscaping Min. 60% (23,641 SF) 62.3% (24,562 SF) 61.7% (24,337 SF) -0.6% (-225 SF) Parking & 51 parking 32 33 +1 Loading spaces (*Note: This chart includes development standards for the entire development lot for The Hamlet Chalets and Townhouses.) VI. SURROUNDING LAND USES AND ZONING Existing Land Use: Zoning District: North: Medium Density Residential Residential Cluster South: Low Density Residential Eagle County Zoning - Residential Suburban East: Low Density Residential Two -Family Primary/Secondary Residential West: Medium Density Residential Residential Cluster VII. REVIEW CRITERIA The review criteria for a variance request are prescribed in Title 12, Chapter 17, Variances, Vail Town Code. Before acting on a variance application, the PEC shall consider the following factors with respect to the requested variance: Town of Vail Page 7 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. The proposed access opening larger than 12 square feet will have no significant impact on other existing or potential uses and structures in the vicinity. The benefit of the proposed larger access opening would be increased functionality, improving the ability to store items that might otherwise remain outdoors, such as a picnic table or deck furniture. Staff finds the proposed variance meets this criterion. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. Relief from the strict or literal interpretation and enforcement of the regulations is not necessary to achieve compatibility or uniformity of treatment among sites in the vicinity. Granting a variance for the larger access opening does not help to achieve compatibility or uniformity of treatment among sites in the area. Staff finds that there is nothing unique about this property that warrants a variance for the size of the access opening. While we agree that the access opening greater than 12 square feet would be convenient and would make the storage area more functional, it is not necessary to achieve compatibility or uniformity of treatment. As a result, staff finds that proposed larger access opening would create a special privilege for the applicant. Staff finds the proposed variance does not meet this criterion. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. The proposed variance will not have any significant impact on light and air, distribution of population, transportation and traffic facilities, public facilities or utilities. By granting the variance, the storage area will be more functional, which may help to improve public safety by allowing the applicant more space to store items out of public view, which may potentially reduce clutter and opportunities for theft in the area. Staff finds the proposed variance meets this criterion. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. Town of Vail Page 8 VIII. STAFF RECOMMENDATION Based upon the review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends the Planning and Environmental Commission deny the applicants' request for a variance from Section 12-15-3, Definition, Calculation, and Exclusions, Vail Town Code, pursuant to Title 12 Chapter 17, Variances, Vail Town Code, to allow an access opening to a crawl space of greater than 12 square feet, located at 2014 West Gore Creek Drive, Unit 5/Lot 41-43 (Hamlet Townhouses), Vail Village West Filing 2, and setting forth details in regard thereto. (PEC18-0009) Denial Motion: Should the Planning and Environmental Commission choose to deny this variance request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission denies the applicants' request for a variance from Section 12-15-3, Definition, Calculation, and Exclusions to allow for an access opening to a crawl space of greater than 12 square feet, located at 2014 West Gore Creek Drive, Unit 5/Lot 41-43 (Hamlet Townhouses), Vail Village West Filing 2, and setting forth details in regard thereto. Should the Planning and Environmental Commission choose to deny this variance, the Community Development Department recommends the Commission make the following findings: 'Based upon the review of the criteria outlined in Section Vll of the staff memorandum to the Planning and Environmental Commission dated May 29, 2018, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 1. The granting of this variance will constitute a granting of special privilege inconsistent with the limitations on other properties classified in the Two -Family Residential (PS) District. 2. That the granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. This variance is not warranted for the following reasons.- a. easons: a. The strict literal interpretation or enforcement of the specified regulation will not result in practical difficulty or unnecessary physical hardship Town of Vail Page 9 inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town Code,- b. ode, b. There are not exceptions or extraordinary circumstances or conditions applicable to the same site of the variances that do not apply generally to other properties in the Two -Family Residential (PS) District, and C. The strict or literal interpretation and enforcement of the specified regulation would not deprive the applicant of privileges enjoyed by the owners of other properties in the Two -Family Residential (PS) District." Approval Motion: Should the Planning and Environmental Commission choose to approve, with conditions, this variance request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approve, with conditions, a request for review of a variance from Section 12-15-3, Definition, Calculation, and Exclusions, Vail Town Code, to allow an access opening to a crawl space of greater than 12 square feet, located at 2014 West Gore Creek Drive Unit 5/Lot 41-43 (Hamlet Townhouses), Vail Village West Filing 2, and setting forth details in regard thereto. (PEC18-0009)." Should the Planning and Environmental Commission choose to approve, with conditions, this variance request, the Community Development Department recommends the Commission applies the following conditions: 1. `Approval of this variance is contingent upon the applicant obtaining Town of Vail design review approval for this proposal." Should the Planning and Environmental Commission choose to approve, with conditions, this variance, the Community Development Department recommends the Commission make the following findings: "Based upon the review of the criteria outlined in Section VII of the staff memorandum to the Planning and Environmental Commission dated May 29, 2018, and the evidence and testimony presented, the Planning and Environmental Commission finds: The granting of this variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the Two - Family Primary/Secondary Residential (PS) District, Town of Vail Page 10 4. That the granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 5. This variance is warranted for the following reasons: d. The strict literal interpretation or enforcement of the specified regulation will result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town Code,- e. ode, e. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variances that do not apply generally to other properties in the Two -Family Residential (PS) District, and f. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the Two -Family Residential (PS) District." IX. ATTACHMENTS A. Vicinity Map B. Applicant Narrative ("Application for a Variance"), no date. C. Plan Set, prepared by Martin Manley Architects, and dated 03-28-18 Town of Vail Page 11 A ATTACHMENT B - APPLICANT NARRATIVE APPLICATION FOR VARIANCE A. Name and address of the owner and/or applicant and a statement that the applicant, if not the owner, has the permission of the owner to make application and act as agent for the owner. John M. Hutto and Holly W. Proctor, 2014 West Gore Creek Drive, Unit 11, Vail, CO 81657 B. Legal description, street address, and other identifying data concerning the site: Hamlet Townhouses 5 and 6, 2014 W. Gore Creek Drive, Vail, CO Parcels # 2103-114-18-008 & 2103 -114-18-009 C. A statement of the precise nature of the variance requested, the regulation involved, and the practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title that would result from strict or literal interpretation and enforcement of the specified regulation. Applicant requests a variance from the restrictions in place with respect to the size of the access opening to the crawl space that is limited to 5' in height under the Two -Family Primary /Secondary Residential (PS) zoning applicable to the site. The size of an access door under these regulations is limited to no more than 12 square feet. Applicant requests the ability to construct a door that is the height of the storage space (5') and 6' wide (double doors of 3' each). The storage area is designed to enclose the area under a deck which sits approximately 8 feet off the ground due to the existing natural grade. The storage will not be climate controlled or otherwise habitable nor is it intended for any use other than storage. This request is predicated on the practical difficulty that is imposed by the GRFA restrictions that limit the height of the storage area to 5' in height; a door opening of only 12' feet further inhibits the usability and functionality of the storage area, intended to house sporting gear, furniture, lawn, landscaping and snow removal equipment, and other household items. With access to the storage limited to such a severe degree, many of these items will be left outside and exposed, thereby creating an eyesore for the project and community as well as a safety concern resulting from the unnecessary risk of theft or damage. With respect to the relationship of the requested variance to other existing or potential uses and structures in the vicinity, the proposed access opening of greater than 12 square feet will have no have an adverse impact on such uses or structures. Relief from the strict or literal interpretation and enforcement of a specified regulation will, in effect, allow for compatibility and uniformity of treatment among sites in the vicinity. Across Gore Creek, Casa Del Sol is a multi -family project zoned Residential Cluster. Directly across West Gore Creek Drive, Ptarmigan Townhomes is a multi -family project zoned Residential Cluster. For some reason, the Hamlet was zoned under the Primary / Secondary designation, which in turn imposes an undue hardship by requiring conformance with P/S restrictions on an existing multi -family project. Had the Hamlet been zoned in a way that was consistent with sites in the vicinity, i.e. the neighboring developments including Casa del Sol and Ptarmigan Townhomes, the Applicant would be permitted a storage space of 250 square feet and a door of appropriate height. The Applicant seeks no "special privilege" in this application yet requests consideration that would be granted had the zoning been correctly applied. The hardship imposed by the existing zoning designation essentially penalizes the Applicant for owning property that is part of a 29 unit complex (originally 30) and yet is zoned for Primary / Secondary use. Finally, the proposed opening will not have any significant effect on light and air, distribution of population, transportation and traffic facilities, pubic facilities and utilities and public safety. The proposed access, by increasing the functionality of the storage area, will in fact, enhance public safety by mitigating the risk of vandalism and theft at the property and for the neighborhood. D. A site plan showing all existing and proposed features on the site, and on adjoining sites if necessary, pertinent to the variance requested, including site boundaries, required setbacks, building locations and heights, topography and physical features, and similar data. The site plan has been provided under the previous Application for Variance. E. Such additional material as the administrator may prescribe or the applicant may submit pertinent to the application and to the findings prerequisite to the issuance of a variance as prescribed in section 12-17-6 of this chapter. Please recall the buildings on site were built in 1971 under Eagle County jurisdiction. The Hamlet was a replat of Lots 41, 42, and 43 of the Vail Village West Filing 2 that was recorded in 1965, under Eagle County Jurisdiction. Those lots were later platted as The Hamlet in 1975, under Eagle County jurisdiction. This property, along with others in the neighborhood, were annexed to the Town in January 1986 (Ordinance No. 18, Series of 1986). The neighborhood was subsequently zoned by the Town to Primary Secondary Two - Family Residential in March of 1986 (Ordinance No. 10, Series of 1986). In this case, as noted above, it is not understood why the Hamlet was singled out under the Primary / Secondary zoning designation while the neighboring multi -family properties were more appropriately zoned under Residential Cluster. Given the fact that the annexation took place in 1986, it is unlikely we will determine the basis for the designation, however, the Applicant requests that this variance be considered in the context of the hardship imposed as a result of zoning that was and is incongruent with the existing improvements as well as the fact that this request does not reflect the Applicant seeking special privilege, but rather treatment that would be consistent with that granted to owners of similar properties in the vicinity. F. A list of the owner or owners of record of the properties adjacent to the subject property which is subject of the hearing. Provided, however, notification of owners within a condominium project shall be satisfied by notifying the managing agent, or the registered agent of the condominium project, or any member of the board of directors of a condominium association. The list of owners, managing agent, registered agent or members of the board of directors, as appropriate, shall include the names of the individuals, their mailing addresses, and the general description of the property owned or managed by each. Accompanying the list shall be stamped, addressed envelopes to each individual or agent to be notified to be used for the mailing of the notice of hearing. It will be the applicant's responsibility to provide this information and stamped, addressed envelopes. Notice to the adjacent property owners shall be mailed first class, postage prepaid. Managing Agent for the Hamlet Association: Eileen Jacobs, Mountain Caretaker, Inc., PO Box 1093, Eagle, CO 81631 Hamlet Association Board President and Owner of Hamlet Townhouse #3 & Hamlet Chalet #1: Harold Jorck, West Gore Creek Drive, Unit 2, Vail, CO 81657 G. If the property is owned in common (condominium association) and/or located within a development lot, the written approval of the other property owner, owners, or applicable owners' association shall be required. This can be either in the form of a letter of approval or signature on the application. (Ord. 27(2016) § 7: Ord. 29(2005) § 39: Ord. 24(2000) § 2: Ord. 49(1991) § 2: Ord. 50(1978) § 15: Ord. 30(1978) § 2: Ord. 8(1973) § 19.200) This Approval Letter has been delivered. I PROCTOR RENOVATION HE HAMLET" TOWNHOUSE UNITS 5 & 6 2014 W. 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R �O xawEraxosrs � wu'r xo es^M TENSION CABLE RAILING SYSTEM i ZONING SUIVIVIARY II I / I OST �oS5P Q tll / 'l—E.SE OF / UNIT 5 // / �EocE OF —E.I �50' °�UONO° J C / / / CHEEK BEIBACK /' PANCE- W "DAR" UNIT 6 Co v�jx.W-1 / \PROXINAIE / `--CFNiCFRREIXE / WL-+ .Wy / W m.00. / / / w G > / i � m o � _ b ro 4 GRAPHIC SCALE NOTES: 1) ME SIXE PURPOSE OF MIS EXHIBIT IS TO SHOW ME EOCARON OF GORE CREEK AND ME CREEX BETS— IN RELATION TO UNITS B k 6. 2)NOTCE: ACCOROINc TO C—A00 LAW YOU NUST CONNENM MYwi AC6rn BASED Ulan .r,v�I—CCTT1 IN MIs sUR.ev THIN THREE ,Ap.o0 t�aF4 : ` 30091 zI o AFAR AEMx Y. Rs DISC�CT IN THIS SURYTv BE" -E T. M Ev MANTEN YEARS Ffl0AX1"ME ( IN BBOT ) l ikh = l0 M DATE OF C—CATION SHM HEREON. I City of Vail, Colorado Logo VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: ITEM/TOPIC: May 29, 2018 PEC Results ATTACHMENTS: File Name Description Pec results 052918.pdf May 29, 2018 PEC Results 0 PLANNING AND ENVIRONMENTAL COMMISSION TOWN OF VAIO May 29, 2018, 1:00 PM Town Council Chambers 75 S. Frontage Road - Vail, Colorado, 81657 Call to Order 1. 1. Present: Brian Gillette, Brian Stockmar, John -Ryan Lockman, Karen Perez, Pam Hopkins, Rollie Kjesbo Absent: Ludwig Kurz 2. Main Agenda 2.1. A request for the review of the following two (2) variances: 1.) a variance from 30 min. Section 12-21-12, Restrictions in Specific Zones on Excessive Slopes, Vail Town Code, to allow for more than ten percent (10%) of the total site area to be covered by driveways and surface parking; and 2.) a variance from Section 14-3-1, Minimum Standards, Vail Town Code, to allow for more than one (1) curb cut per unit, located at 2841 Basingdale Boulevard/Lot 3, Block 8, Vail Intermountain Development Subdivision, and setting forth details in regard thereto. (PEC18-0020) ApplicantUichael & Yoshimi Moore, represented by Visual I mpax Planner: Matt Panfil (presented by Jonathan Spence) Planner Spence introduced the applicant's request to the PEC. There are two different variances being requested by the applicant, including a variance to allow for more than 10% of the total site area to be covered by driveways and surface parking, and a variance to allow for more than one curb cut per unit. A similar application was presented to the PEC on April 9, 2018. Spence explained that the access to the garage has now been turned, thereby removing the third variance request for minimum horizontal distance between a garage door to the edge of public street pavement. Scott Handler with Visual I mpax, Applicant, presented diagrams and renderings completed to date. Handler explained because of the parking easement, in order for a garage to work within the challenging site, the variance has been requested, plus an additional curb -cut. The garage is designed parallel to the street for ease of turning movements. Handler showed a steep slope exhibit with contours plus photos around the property. He explained that with the challenge of the setback requirements and easements, Visual I mpax designed the house to embed itself within the natural contours of the topography. Handler then showed renderings with the nearby fire hydrant to the east side of the garage. The applicant obtained approval from Eagle River Water and Sanitation District (ERW SD) and Vail Fire Department to build the garage close to the fire hydrant. Commissioner Gillette asked if the current owners have talked with the adjacent neighbors about the parking easement. Commissioner Perez asked if the neighbors would be in agreement with an amendment to the easement. Spence stated the neighbors may not want to amend the easement at this time. Spence mentioned it is not under the PEC's purview to revise the existing easement. At this time, the holder of the easement does not wish to alter the agreement. Commissioner Gillette that stated these are the questions the PEC asked to the previous applicant and still need to be provided answers with: • Have you talked to the adjacent owners? • How many parking spots do the condos next doors need? • How many cars fit on their property? Scott Handler stated his approach is that there would be no space for the adjacent properties to park, if removed. Commissioner Perez clarified the applicant would not be removing two of the four spots, because those belong to the property owner. Commissioner Stockmar summarized that there is a lot of concern about the overall proposal and easement questions that have not been answered. The proposal must meet the requirements of the code. He does not believe the applicant currently has answers to the questions Commissioner Gillette asked. Handler responded that everything about the project is within the zoning code regulations, with the exception of the two variances. He reminded the PEC that this property has been presented to the PEC once before by a different architect. Commissioner Stockmar stated that parking is the major issue and must be addressed with this application before moving forward. Handler responded that the people who own the condo building may not alter their agreement. Spence stated if the easement owner does not wish to alter the easement at this time, then they do not have to alter the private agreement. Chris Neubecker, Interim Director, asked the PEC to clarify their concerns about the application and the parking easement. Commissioner Gillette asked why the applicant cannot flip the garage to the other side to face the existing parking area and move the fire hydrant into the right of way. Handler responded there is a plan to move the fire hydrant in 2019. Commissioner Perez responded to Neubecker and stated two parking spaces within the easement are granted for the applicant, thereby granting the applicant six parking spaces. Commissioner Gillette stated he would like to see pictures of how many cars are currently parked in the parking spaces. Spence stated if the PEC were to table the application, staff would like the PEC to inform them of specifically what the PEC needs to see for this application upon its return. Commissioner Gillette would like to see a better depiction of the easement parking spaces. The two property owners should get together and work out the easement. Additionally, he stated an analysis should be done of flipping the garage. Handler mentioned the owner of the adjacent property does not want to lose their parking. Spence responded to Gillette's previous comment about how Public Works supports the current garage configuration. Handler continued his prepared presentation of 3D renderings as well as a movie to show how the house fits within the natural grade. He stated everything else complies, if he could get the variance for the curb cut and parking. He had a lawyer look at an easement language and the applicant cannot change it unless the adjacent property owner agrees to the change. Commissioner Gillette stated if the applicant flips the garage and takes access from the existing easement, it would minimize the variance request. Commissioner Stockmar agreed with Gillette to flip the garage and move the hydrant, thereby lessening the impact to the development lot. Spence clarified the three things being asked by the PEC. The PEC would like to see: 1. Sketch of the site 2. Photos of site and parking 3. A better understanding of the discussion between the property owner and adjacent property owner. Commissioner Gillette stated the PEC is not allowed to grant a special privilege. The PEC cannot allow private easements to dictate the zoning code. He would like clarity and options shown to the PEC. Right now the PEC does not have the proper information to make a decision. Commissioner Lockman stated it would be helpful to have the adjacent owner at the next meeting. The PEC wants a clearly defined future for the two parking spaces. Hearing from the adjacent owner would be helpful. Commissioner Hopkins suggested if the applicant reduced the size of the turnaround space, it might help if the applicant put landscaping in the area, which now shows 642 SF total of driveway on the existing site plan. She suspects this can be reduced by 150-200 SF if a hammerhead driveway is created. Handler responded that the lot drops off behind the fire hydrant due to the slope. Public Works stated they wanted a 20 foot turning radius. Without the space to maneuver, it would be challenging. Commissioner Lockman asked "what if the applicant amended the easement by giving their two parking spaces away?" Commissioner Gillette responded stating the preference is to provide the condos with four parking spaces and show this through a drawing. PUBLIC COMMENTS Kathy Langenwalter stated that having not seen the previous submittal, would it not be possible to elevate the garage to take care of Public Works concerns and to minimize the footprint? COMMISSIONERS COMMENTS Lockman — In agreement with other Commissioners to reduce site impact and land. In agreement to reduce the variances being granted. Wants more clarity of how the other two parking spaces will be used. Handler asked if he were to give away his two parking spaces, does it help his argument? Spence stated the applicant is creating more of a hardship by giving away two spaces. Hopkins — Would like applicant to study the driveway more, either with Langenwalter's suggestion or with Hopkins' suggestion. Kjesbo — Stated the owner of the fourplex owned the adjacent lot created the easement, then sold the lot realizing its diminishing value. Perez — Does not meet criteria to grant a variance. Stockmar — Does not see this as the solution to grant a variance. Two alternatives were stated; either ask to table this item then return with a series of solutions, or ask for a vote now. Applicant requests the PEC to table to June 11 meeting. John -Ryan Lockman moved to table to June 11, 2018. Brian Gillette seconded the motion and it passed (6-0). Absent: (1) Kurz 2.2. A request for a review of a prescribed regulations amendment to Section 14- 90 min. 10-6, Residential Development, Vail Town Code, to allow the Design Review Board (DRB) to apply different design review standards in situations when two-family dwellings appear as separate and distinct development lots, and setting forth details in regard thereto. (PEC18-0005) ApplicantArosa Partners LLC, represented by Brad Hagedorn Planner: Justin Lightfield Planner Lightfield introduced the applicant's request and provided background information on the request. Lightfield spoke to the history of the subject regulations and how the DRB has administered the regulation. The request has been reviewed by the DRB and Lightfield spoke to their response, including their concerns. Lightfield spoke to how the staff report is structured, weighing pros and cons and not making a recommendation, per se. The applicant, Brad Hagedorn, spoke to his request and how it is only related to separated duplexes and not to other types of development. The request would allow different architectural approaches to separated duplexes that appear to be on separate development lots. Hagedorn pointed out the proposed criteria that would allow such different approaches. He discussed why he believes this in the best interest of the Town to change the regulation. He discussed how he feels that separated duplexes will not improve their properties, pointing to a "prisoner's dilemma". Hagedorn discussed the process of a separation duplex and how this will remove the boundaries to homeowners improving their property. Commissioner Kjesbo spoke to the example provided on Arosa and his thoughts on that case when it came before the DRB. Hagedorn provided a response that he did not feel that approach is optimal. PUBLIC COMMENT Kathy Langenwalter mentioned she came before the PEC as a former PEC and DRB member. She handed out exhibits including a map that demonstrated what lots in her neighborhood could be affected by this change in the code and the concerns resulting from this change. She also spoke to the difference between complementary and unified. She discussed her reasons for objecting to the proposal and the possible results of the change including grants of special privilege, a cluttered visual approach, a decrease in DRB authority, and a change to area demographics. She spoke to what she feels are actually changes to the separation criteria. Dick Cleveland provided comments on the proposal based on his participation on various boards. He cautioned about text amendments that benefit an applicant. He spoke to the improper subdivision of the Arosa property. He discussed the result of the amendment which would be different standards for attached vs un -attached duplexes. Cleveland discussed the history of this issue and how it has largely worked in the past and the unforeseen and foreseen consequences of changing the approach. He stated he does not feel that the changes meet the required criteria for approval and recommended that the PEC forward a recommendation of denial. Jack Snow spoke to his support for the proposal. He discussed what he feels is a misstatement of the intent that this would lead to more separation, although he does not feel more separations are a problem. He mentioned that he feels the request is simply to give the DRB more flexibility and freedom. Ron Byrne spoke to the dilemma in front of the PEC. He discussed Langenwalter's and Cleveland's comments and his understanding of them. Byrne mentioned the need to allow the flexibility and a more subjective approach from the DRB. He stated he feels degradation in quality may result if flexibility is not given. He spoke to the creation of a cyclical process of bad architecture if we are always chasing the architecture of the other unit. Mike Farr spoke to his support of the proposal. Debbie Gibson Curtis, representing others at Slifer Smith & Frampton Real Estate, spoke to her support for the proposal, especially for those properties along Beaver Dam and Forest Road that deserve some lenience. COMMISSIONERS COMMENTS Kjesbo - Spoke to the importance of compatibility and not the need or desire to match. He does not support the proposed text amendment. Gillette - Agrees with Commissioner Kjesbo one -hundred percent. Feels the photos provided by Kathy Langenwalter and Brad Hagedorn illustrate the problem, not the solution. Perez - Agrees with Commissioners Kjesbo and Gillette but recognizes the hardship when the other owner does not wish to upgrade. She is concerned about unintended consequences that could be seen as a result of the text amendment. Hopkins - Feels that this is a grab of special privilege not to be a duplex She stated she believes the PEC should keep the standards the way they are currently, without the text amendment. Lockman - Has struggled with the request. He believes that with an aging housing stock there will be a need for a change in the regulations. He feels that compatibility is necessary and supports the DRB exercising some flexibility. He feels that the shared ownership issue will have to be addressed at some point and does not support the proposal. Kathy Langenwalter added additional comments concerning how the criteria are actually working. Brad Hagedorn - Spoke to how the incentive to separate duplex units is already in existence in the code and that this proposal does not increase that. He feels that compatible has largely meant matching from his experience. Gillette - Spoke to how the composition of the board has an effect on its outcomes. He feels they are doing their jobs. Stockmar - Spoke to this being a Pandora's box He does not know how many properties will be affected by the text amendment and feels the approach is overly broad. He believes that the current regulations have been largely successful. Brian Gillette moved to deny. Rollie Kjesbo seconded the motion and it passed (6-0). Absent: (1) Kurz 2.3. A request for review of variances from Section 12-15-2, GRFA Requirements 5 min. by Zone District, Section 12-15-3 Definition, Calculation and Exclusions, Section 12-18-4 Uses, and Section 12-18-5, Density Control, Vail Town Code, pursuant to Title 12 Chapter 17, Variances, Vail Town Code, to allow for Gross Residential Floor Area (GRFA) in excess of the amount permitted by lot area and zone district and to allow an access opening to a crawl space of greater than 12 square feet, located at 2014 West Gore Creek Drive Unit 5/Lot 41-43 (Hamlet Townhouses), Vail Village West Filing 2, and setting forth details in regard thereto. (PEC18-0009) The Applicant has requested to table this item to the June 11, 2018 meeting. Applicant flolly Proctor and John Hutto, represented by Martin Manley Architects Planner: Chris Neubecker Brian Gillette moved to table to June 11, 2018. Rollie Kjesbo seconded the motion and it passed (6-0). Absent: (1) Kurz 3. Approval of Minutes 3.1. May 14, 2018 PEC Results 4. Adjournment The applications and information about the proposals are available for public inspection during regular 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 public hearing in the Town of Vail Community Development Department. Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional information. Please call 711 for sign language interpretation 48 hour prior to meeting time. Community Development Department Ad #: 0000246444-01 Customer: TOWN OF VAIL/PLAN DEPT/COMM DEVLM Your account number is: 1023233 PROOF OF PUBLICATION VAIL DAILY STATE OF COLORADO COUNTY OF EAGLE I, Mark Wurzer, do solemnly swear that I am Publisher of the VAIL DAILY, that the same daily newspaper printed, in whole or in part and published in the County of Eagle, State of Colorado, and has a general circulation therein, that said newspaper has been published continuously and uninterruptedly in said County of Eagle for a period of more than fifty-two consecutive weeks next prior to the first publication of the annexed legal notice or advertisement and that said newspaper has published the requested legal notice and advertisement as requested. The VAIL DAILY is an accepted legal advertising medium, only for jurisdictions operating under Colorado's Home Rule provision. That the annexed legal notice or advertisement was published in the regular and entire issue of every number of said daily newspaper for the period of 1 insertion; and that the first publication of said notice was in the issue of said newspaper dated 5/25/2018 and that the last publication of said notice was dated 5/25/2018 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 5/29/2018. Mark Wurzer, Publisher Subscribed and sworn to before me, a notary public in and for the County of Eagle, State of Colorado this day 5/29/2018. �1 Jerilynn Medina, Notary Public My Commission Expires: August 3, 2020 JEr 1 LYA�'i i�4L"plRd,6 rebrArew R11m�.D. RUFE:7F L`gf,{14A00 ppTARY'[7:ld1fd09938A' N'/ CCAffi�W;SI�H %'%c3Rlw4FtiGi15P9,2�' THIS ITEM MAV AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail will hold a public hearing in accordance with sect'lon 123-6, VailTown Code, on June 11, 2018 A 1:00 pm in the Town of Vail Municipal Building. A request for review of Major EAedor Alteration, pursuant to section 12.713.7, Exterior Alterations or Modifications, Vail Town Code, to allow for mnstruchon of a new multifamily structure with below grade parking, boated at 534 East U.nshead Circle/Lot 2 and 3, Block 1, Vail Lionsheatl Filin@ 1, and selling forth details in wartlthereto. `PEC18-0018) LC, represented by Applicant: Battle Moumein L Braun Associates, Inc. Planner: Jonaman Spence A request for review of a final plat, pursuant ro Code, to allow for subtlivisbnl tolreconiigl Tothe property lines between two M— dlop r.on lots located at 500 8 534 East Lionsheatl Circle/Lots 1,2 and 3, Block 1, Vail Llgnshead Filing 1, and aeding forth details in regard mento. (PE018-0017) Applicant: Lazier Lionshead LLC R Battle Mountain LLC, represented by Braun Associates, Ine. Planner: Jonathan Spence A request for the review a variance from Section 12-7H-10, Setbacks, Vail Town Cade, pureuant to Tide 12Chapter 17, Variances, Vail Town Code, to allow for a rear setback of zero feet (0') where ten fear (19) is a tubed for a new multifamily structure, located M 534 East Lionshead Gi,IWWt 2 and a, BlockI, Vail Lienahead Filing 1, and setting forth dataila m regard thereto. Applicant Battle Mountain LLC, represented by Braun Associates, Inc. Planner: Jonathan Spence A request for a recommendation to the Vail Town Council for a prescribetl regulations amentlment to Section 72-10-16 Evampl Areas; Parking Fund Established, Vail Town Code, pursuant to Section 12-3-7 Amendment, Vail Town Cotle, to remove Lot 1A, Lot 2A and Tract K of a Resubdivision of Vail Lionsheatl, Block 1, from the 'parking pa- eu" zones for parking regulations purposes, tl setting forth details in regard thereto. (PEC1B41019) Mplicant Lazier Lionshead LLC Battle Mountain LLC, represented by Braun Associates, Inc. Planner Jonathan Spence A request for the review of an amendment b the approved Solar Vail develwarent plan, pp t u to Section 12.61.11, Development Plan Rsquired, Vail Town Code,the construction umggll housing units(HUa)incodirgheng Boor plan with the same unit court (85 units), changes to gross rcaid-hal Iloor area (GRPA), changes to the parking mint antl layout, increasing build Ing height, ant amhlta tdral Chang. Zb ,etl at 501 N. Frontage need West / Lot 8, Block 2, Vail Potato Patch Filing 1, antl selling forth details in regartl thereto. (PEC18-0021) Applicant ST rum 1p PmpeNea, represented by "IL Arahiteote Planner: Chris Neubecker The applications and information about the Pro- posals are available for public inspection during Hire hours at the Town of Vail Community Devel opment Department, 75 South Frontage Road. The public ie into attend site visite. Pleese mII970479-2138 or visit vailgm.cam/planningfor additional infonna- ich Sign language interpretation available upon request with inhour notification, dial 711. Published May 25, 2018 in the Vail Daily. 0000246444 Ad #: 0000254752-01 Customer: TOWN OF VAIL/PLAN DEPT/COMM DEVLM Your account number is: 1023233 PROOF OF PUBLICATION VAIL DAILY STATE OF COLORADO COUNTY OF EAGLE I, Mark Wurzer, do solemnly swear that I am Publisher of the VAIL DAILY, that the same daily newspaper printed, in whole or in part and published in the County of Eagle, State of Colorado, and has a general circulation therein, that said newspaper has been published continuously and uninterruptedly in said County of Eagle for a period of more than fifty-two consecutive weeks next prior to the first publication of the annexed legal notice or advertisement and that said newspaper has published the requested legal notice and advertisement as requested. The VAIL DAILY is an accepted legal advertising medium, only for jurisdictions operating under Colorado's Home Rule provision. That the annexed legal notice or advertisement was published in the regular and entire issue of every number of said daily newspaper for the period of 1 insertion; and that the first publication of said notice was in the issue of said newspaper dated 6/8/2018 and that the last publication of said notice was dated 6/8/2018 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day 6/22/2018. Mark Wurzer. Publisher Subscribed and sworn to before me, a notary public in and for the County of Eagle, State of Colorado this day 6/22/2018. �1 Jerilynn Medina, Notary Public My Commission Expires: August 3, 2020 JEr 1 LYA�'i rt4L als�6 rebTArew pt1m�.D. iGFF:1F L`gf,{1RADO ppTARY'[7 2d 1fdOg938g' N'/ Cf,Y�;SIDN %'%g71lw4FtiGi15P9,2�' TOWN OF VAIL PLANNING AND ENVIRONMENTAL COMMISSION June 11, 2018, 1:00 PM Town Couneil Chambers 75 S. Frontage Road - Vail, Colorado, 81657 1. Call to Oder 1.1. ABondan0o 2.site Visits 2.1. 500 & 534 East Lionsheatl Circle - Battle Mountaind-Cour Lionsheatl/Launch Development 2.2. 2841 Ba, ingrlals Boule d! - Moore Residence 3. Main Agenda 31. Areque»ffnr review of a final plet,pinsmat In Tall 13 Chapter 4, Minor Suh,wi»ion»,Vail Town Code, to allow fora subdivision to reconfigure the properly lines between two (2) development lots located at 500 & 534 East Lionsheatl Circle/Lots 1,2 and 3, Block 1, Vail Lionsheatl Filing 1, and setting forth details in regard thereto. (PEC184 1 7) 15 min. Applicant: Lazier Lionehaad LLC & Battle Mountain LLC, represented by Braun Associates, Inc. Planner: Jonathan Spence 3.2. A request for a recommentlation to the Vail Town Council for a pr ribetl regulations mcndmcM to Scotion 12 10 16 Excmpt Amos; Podrin9 Fund Estoblishcd, Voil Town Cotic, punuont to Section 12-3-] Amentlmen[, Vail Town Code, to remove LM 1A, Lot 2A antl Tract K of a Resubtlivision of ValI Llonshead, Block 1, from the "parkin?G pay -In -Ileo" zones for parking regulations purposes, and seting forth details in regard thereto. (PEG 8.0019) 15 min. A p%m'd: Lazier Lionsheatl LLC & Battle Mountain LLC, repreeented by Braun Associates, Inc. Pan nrwJonathan Spence 3.3. A request for review of Major Edstar Alteration, pursuant to Section 12-7B- 7, Exterior Atter- or Modifications, Vail Town Code, to allow for construction of a new multifamily structure with be. low gretle palling, Iocatetl at 534 East Lionsheatl Cirole/Lot 2 and 3, Black 1, Vail Lionsheatl Filing 1, and seeing forth details in raged thereto. (PEC18-0016) A plicaM_ Bartle Mountain LLC, represented by Braun Associates, Inc. Panner. Jonathan Spence 3.4. A request for the review A variance from Section 12.71 I-10, Setbacks, Vail Town Cotle, pur- suant to Title 12 Chapter 17, Variances, Vail Town Code, to allow for a rear setback of zero feet (0') where ten feet (10') is required for a new multifamily structure, located at 534 East Lionsheatl Cinde/Lot 2 and 3, Black 1, Vail Lionsheatl Filing 1, and setting forth details in regard thereto. (PEC18-001 B) 0 min. Applicant Battle Mountain LLC, represented by Breun Associates, Inc. Planner: Jonathan Spence 3.5. A regUOa for the W.Of the f0110wing two (2J v0rlances: 1.) a varlanee Irom Section 12- 21-12. Reatrictlona in Specific Zones on Excessive Slopes. Vail Town Cotleto allow for more than ten as housing units (Ell.) including changing the floor plan with the same unit Count (65 unite), changes to gross residential floors..(?RFA), Chane tothe parking count and layoN, increasing building height, antl architecWml changes, located a( 501 N. F Magge Road West / Lot 8, Block 2, Vail Potato Patch Filing 1, and setting font detail, in regard thereto (PEC18.0021) 20 min. A pli" " nn alio Properties, repm,mad! by GPSL ArChimals Panner. Chris Neubecker 3.1. A request for review of variances from Section 12-15-2, GRFA Requirements by Zone DlatnM, Saction 12-15-3 Definition, Calculation and Exclusion,, Section 12-18-4 Uses, and SSeo i.a 12- 18-5, Density Control, Vail Town Code, pursuant to Ttle 12 Chapter 17, Variances, Vail Town Cotle, to allow for Gross Resitlential Floor Area (GRFA) s excel of the amount permitted by lot area and zone district and to allow an access openinGG to a crawl space of greater than 12 square Leet , located at 201 West Gore Greek Drive Unit 5/Lot 41-43 (Hamlet T—mlrouees), Vail Village Weal Filing 2, aid!setting forth details in regard thersta. (PEC18-0009) 5 min. The Applicant has wittd—n this Application. Aplican : Holly Proctor and John Hutto, represented by Martin Manley Architects Panner Chrx» Neubecker 4.Approval of Minutes 4.1. May 29, 2018 PEC Results 5. Adjournment Theappolicati0ns a ndinkn—tinp0 ars are available for public inip Minn during eg lar office h ore et the Town of Vail Community Development Department, 75 South Frontage Road. The ppublic is invhetl to attend the project orientation antl the site visits that precede the public heading in the To of Vail Community Development Department. Times and oder Of items are approximate, subject to change: and Cannot be mlletl upon to determine at what time the Planning and Environmental Com- ' illgConsider an item. Please call (970) 479-2138 for additional information. Please call 711 for Colongux interpretation Departmentourrior m meeting time. m Published in the Vail Daily June 8, 2018. 0000254]52