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2018-08-13 PEC
0 PLANNING AND ENVIRONMENTAL COMMISSION TOW?J OF ffl August 13, 2018, 1:00 PM Town Council Chambers 75 S. Frontage Road -Vail, Colorado, 81657 1. Call to Order Attendance Present: Brian Gillette, Ludwig Kurz, Rollie Kjesbo, Pam Hopkins, John Ryan Lockman and Brian Stockmar Absent: Karen Perez Site Visits 2.1. 680 Lionshead Place - Antlers Condominiums Main Agenda 3. A request for the review of a Major Exterior Alteration, pursuant to Section 12-7H-7, 45 Min. Exterior Alterations or Modifications, Vail Town Code, to allow for the conversion of offices and a meeting room into one (1) dwelling unit, expansion of the existing lobby and check-in area with an elevator serving all levels, and the construction of second level offices above the existing lobby, located at 680 Lionshead Place/Vail Lionshead Filing 3 (Antlers Condominiums), and setting forth details in regard thereto. (PEC18- 0029) Applicant Antlers Condominiums, represented by GPSL Architects Planner: Chris Neubecker 1. Approval of this project is contingent upon the applicant obtaining Town of Vail design review approval for this proposal. 2. The Transportation Impact Fee shallbe paid to the Town of Vail by the applicant prior to issuance of any building permit. Spence — code allows PEC special approval for parking requirements Henry Pratt — intent is to "decompress" the office spaces and free up spaces in the parking garage. Parking was previously approved for 94 units and are now technically over on parking based on the previous approval Gillette — what is the net increase on office space? Pratt — 2,500 sq. ft. Spence — property is functioning with the existing parking Pratt — parking is not an issue, there have not been any complaints from owners Stockmar — have you seen an increase in demand for parking? Rob Levine, former GM of Antlers - have in recent years started charging for parking which has increased use of shuttle services Lockman — believes it meets criteria and thinks the changes will improve the property Hopkins — agree and sees the need is there to continue upgrades Kurz — meets criteria and enhances guest experience. Parking has been well managed in the past. Gillette — agrees Kjesbo — agrees Stockmar — agrees and believes the addition of another elevator is a major improvement and is not concerned with the parking. Was concerned about egress during the site visit but believes it will be addressed during construction. Ludwig Kurz moved to approve with conditions. Brian Gillette seconded the motionand it passed (6-0). 4. A request for review of a final plat, pursuant to Title 13 Chapter 4, Minor Subdivisions, 10 min. Vail Town Code, to allow for a subdivision to reconfigure the property line between two (2) parcels located at 814 Potato Patch Drive/Lot 3, Block 1, Vail Potato Patch Filing 1, and 815 Potato Patch Drive/Lot 2, Block 1, Vail Potato Patch Filing 1, and setting forth details in regard thereto. (PEC18-0030) ApplicantGolden Peak Enterprises LLC, represented by Pierce Architects Planner: Jonathan Spence Spence — In many other communities this type of application is handled administratively. These lots were presented previously for a lot line adjustment and are being amended again. Gillette — asked what the previous vote was Spence — all in favor with the exception of Commissioner Perez. Kjesbo — final tweaks on a unique property. All commissioners agree with Staff's recommendation. Ludwig Kurz moved to approve.Brian Gillette seconded the motionand it passed (6-0). 5. Approval of Minutes July 23, 2018 PEC Results Brian Gillette moved to approve.Ludwig Kurz seconded the motionand it passed (6-0). 6. Adjournment Brian Gillette moved to Motion.Ludwig Kurz seconded the motion 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 TOWN OF DO VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: August 13, 2018 ITEM/TOPIC: A request for the review ofa Major Exterior Alteration, pursuant to Section 12-71-1-7, Exterior Alterations or Modifications, Vail Town Code, to allow for the conversion of offices and a meeting room into one (1) dwelling unit, expansion of the existing lobby and check-in area with an elevator serving all levels, and the construction of second level offices above the existing lobby, located at 680 Lionshead Place/Vail Lionshead Filing 3 (Antlers Condominiums), and setting forth details in regard thereto. (PEC18-0029) ATTACHM ENTS: File Name PEC18-0029 Antlers Maior Exterior Alteration Staff Memo.pdf Antlers Vicinity Map - Attachment A.pdf Antlers Applicant Narrative - Attachment B.pdf Antlers Drawing Plan Set - Attachment C 1 of 2.pdf Antlers Drawing Plan Set - Attachment C 2 of 2.pdf Antlers at Vail Parking Census - Attachment D.pdf Antlers Photos 1 of 2.pdf Antlers Photos 2 of 2.pdf Description PEC18-0029 Antlers - Staff Memo Antlers -Attachment A -Vicinity Map Antlers - Attachment B - Applicant Narrative Antlers - Attachment C (1 of 2) - Drawing Plan Set Antlers - Attachment C (2 of 2) - Drawing Plan Set Antlers - Attachment D - Parking Census Antlers Photos 1 of 2 Antlers Photos 2 of 2 TOWN OF VAIL Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: August 13, 2018 SUBJECT: A request for the review of a Major Exterior Alteration, pursuant to Section 12-7H- 7, Exterior Alterations or Modifications, Vail Town Code, to allow for the conversion of offices and a meeting room into one (1) dwelling unit, expansion of the existing lobby and check-in area with an elevator serving all levels, and the construction of second level offices above the existing lobby, located at 680 Lionshead Place/Vail Lionshead Filing 3 (Antlers Condominiums), and setting forth details in regard thereto. (PEC18-0029) Applicant: Antlers Condominiums, represented by GPSL Architects Planner: Chris Neubecker SUMMARY The applicant, Antlers Condominiums, represented by GPSL Architects, request for the review of a Major Exterior Alteration, pursuant to Section 12-7H-7, Exterior Alterations or Modifications, Vail Town Code, to allow for the conversion of offices and a meeting room into one (1) dwelling unit, expansion of the existing lobby and check-in area with an elevator serving all levels, and the construction of second level offices above the existing lobby, located at 680 Lionshead Place/Vail Lionshead Filing 3 (Antlers Condominiums). 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 conditions, of this application, subject to the findings noted in Section IX of this memorandum. For reference, the attachments include a Vicinity Map (Attachment A), Applicant Narrative (Attachment B), Drawing Plan Set (Attachment C), Parking Census (Attachment D), and Link to Lionshead Redevelopment Master Plan (Attachment E). II. DESCRIPTION OF REQUEST Antlers Condominiums, represented by GPSL Architects, request for the review of a Major Exterior Alteration, pursuant to Section 12-7H-7, Exterior Alterations or Modifications, Vail Town Code, to allow for the conversion of offices and a meeting room into one (1) dwelling unit, expansion of the existing lobby and check-in area with an elevator serving all levels, and the construction of second level offices above the existing lobby, located at 680 Lionshead Place/Vail Lionshead Filing 3 (Antlers Condominiums). As part of this application, the applicant is requesting a reduction in the required parking for the property. Per Section 12-10-20 Special Review Provision, Vail Town Code, the PEC may reduce the required parking when certain conditions are met. This request is discussed in greater detail in Section VII, Review Criteria. III. BACKGROUND The northern portion of the Antlers site was annexed into the Town of Vail in August of 1969. According to Eagle County records, the existing building was originally constructed in 1972. The property was originally zoned Commercial Core 2 District and was rezoned to Lionshead Mixed Use 1 District in 1999. Most recently, a Major Exterior Alteration was approved in 1999 pursuant to the Lionshead Redevelopment Master Plan. The purpose of the renovation was to improve aesthetics and the functionality of the visitor's experience. A summary of the project included 24 new two (2) and four (4) bedroom condominium units, seven (7) new Employee Housing Units (EHU's), a banquet/meeting room, administration offices, a skier room, new levels to the existing parking structure to add 25 new spaces, and other miscellaneous improvements to the common areas, storage areas and administration areas of the building. The new construction added approximately 49,785 square feet to the existing building. Of the 49,785 square feet of new building area, 35,265 square feet was residential area (24 condominiums/7 EHU's), 9,065 square feet was common area, and 5,455 square feet was storage and administration areas. The Antlers Condominiums currently has 90 condominium units, nine (9) EHUs, along with an existing banquet/meeting room, administration offices, a skier room, common areas, and storage areas. It currently has 95 parking spaces (87 enclosed) available to serve its users. IV. APPLICABLE PLANNING DOCUMENTS Title 12, Zoning Regulations, Vail Town Code (in part, emphasis added) 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 2 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 GARGEN 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. 3 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. 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 following accessory uses shall be permitted in the Lionshead mixed use district: 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) 0 12-7H-7: EXTERIOR ALTERATIONS OR MODIFICATIONS.- A. ODIFICATIONS: 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. 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 5 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) 31 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 CRE): 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(200 1) § 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. 4:Ord. 3(1999) § 1) 7 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 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. 12-10-20: SPECIAL REVIEW PROVISIONS: Notwithstanding the provisions of section 12-10-18 of this chapter, the planning and environmental commission may approve a reduction to the number of required spaces specified in section 12-10-10 of this chapter, provided a report documenting the presence of unique parking characteristics is provided by a qualified consultant and the following findings are made by the planning and environmental commission.- A. ommission: A. The parking demand will be less than the requirements identified in section 12-10-10 of this chapter; and B. The probable long term use of the building or structure, based on its design, will not generate additional parking demand; and D C. The use or activity is part of a demonstrated permanent program (including, but not limited to, "rideshare "programs, shuttle service, or staggered work shifts) intended to reduce parking demand that has been incorporated into the project's final approved development plan, and D. Proximity or availability of alternative modes of transportation (including, but not limited to, public transit or shuttle services) is significant and integral to the nature of the use or business activity. In reaching a decision, the planning and environmental commission shall consider survey data submitted by a qualified transportation planning or engineering consultant. Projects under "special review" are subject to additional scrutiny by the planning and environmental commission after development plan approval if it is deemed necessary to verify continued compliance with the above listed criteria. The maximum allowable reduction in the number of required spaces shall not exceed twenty five percent (25%) of the total number required under section 12-10-10 of this chapter. (Ord. 29(2005) § 29: Ord. 9(2000) § 5) 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 E. Special attention should be given to the following sections: • Chapter 2: Introduction including purpose, definition and policy objectives. • Chapter 5: Detailed Plan Recommendations, specifically Section 5.14 • Chapter 8: Architectural Design Guidelines, with special attention to 8.4.2 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. 9 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. 5.4. Residential growth should keep pace with the market place demands for a full range of housing types. V. ZONING ANALYSIS Address: 680 Lionshead Place Legal Description: Vail Lionshead Filing 3, Block 1, Lot 3 (Antlers Condominiums) Lot Size: 1.19 acres (51,836 sq. ft.) Existing Zoning: Lionshead Mixed Use 1 (LMU-1) Land Use Designation: Lionshead Redevelopment Master Plan (LRMP) Mapped Geological Hazards: None Development Required by Town Existing Proposed Complies? Standard Code Lot Size Min. 10,000 sq. ft. 1.19 acres (51,836 1.19 acres (51,836 Complies/No sq. ft.) sq. ft.) Change Minimum North: min 10' North: min 10' North: No Change Complies/No Setbacks South: min 10' South: min 10' South: No Change Change East: min 10' East: min 10' East: No Change West: min 10' West: min 10' West: No Change Maximum 82.5 ft. max 74 ft. max 74 ft. max Complies/ No Height 71 ft. average 55 ft. average 55 ft. average Change Maximum 33% increase over the 90 DUs 91 DUs Complies/ Dwelling existing number of 9 EHUs 9 EHUs Increase of one units/acre DUs or 93 units (70 (1) DU condos in 2000). GRFA Max. 250/100 87,590 sq. ft. or 91,087.4 sq. ft. or Complies/ Buildable Site Area or 67.6% 70.3% +3,497 SF 129,590 sq. ft. Site coverage Max. 70% of site area 20,983 sq. ft. or 20,983 sq. ft. or Complies/No maximum or 36,285 sq. ft. 41% 41% Change Minimum Min. 20% of site area 11,133 sq. ft. or 11,133 sq. ft. or Complies/No Landscaping or 10,367 sq. ft. 22% 22% Change Required 1.4 spaces per unit or 95 spaces (8 95 spaces (87 in No Change Parking 140 spaces surface) garage; 8 surface) 10 VI. SURROUNDING LAND USES AND ZONING North: Residential South: Open Space East: Access Road West: Residential Lionshead Mixed Use 1 (LMU-1) Natural Area Preservation (NAP) Lionshead Mixed Use 1 (LMU-1) Lionshead Mixed Use 1 (LMU-1) VII. REVIEW CRITERIA -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; Staff Response: The purposes of the Lionshead Mixed Use 1 Zone District are stated in Section 12-7H-1, Purpose, Vail Town Code. As stated, the Lionshead Mixed Use 1 Zone District is intended to provide sites within the area of Lionshead for a mixture of multiple -family dwellings, hotels, fractional fee clubs, restaurants, skier services and commercial/retail establishments. The development standards prescribed for the district were established to provide incentives for development in accordance with the goals and objectives of the Lionshead Redevelopment Master Plan. The applicant is proposing to allow for the conversion of offices and a meeting room into one (1) dwelling unit, expansion of the existing lobby and check-in area with an elevator serving all levels, and the construction of second level offices above the existing lobby. The accommodation use is included in the stated purpose of the Lionshead Mixed Use 1 District. Therefore, Staff finds that the major exterior alteration application complies with not only the intent of the zone district, but also the development standards of the district. Staff finds this criterion to be met. 2. That the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan; 11 Staff Response: Chapter 2: Introduction Section 2.3 of the Lionshead Redevelopment Master Plan outlines the six policy objectives of the plan. Staff believes the following objectives are the most germane to this application. 1) Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 5) Improved Infrastructure The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity) and its public and private services must be upgraded to support redevelopment and revitalization efforts and to meet the service expectations of our guests and residents. Staff believes the proposed major exterior alteration conforms to these policy objectives. The proposed increase in an accommodation unit will assist in the enhancement and maintenance of Vail's vitality and viability. Chapter 5: Detailed Plan Recommendations Section 5.14 of the Lionshead Redevelopment Master Plan addresses specific recommendations for the Antlers Lodge: 5.14 Antlers Lodge Like the Marriott, the Antlers Lodge is a large and highly visible structure in need of exterior renovation. It, too, should be considered a priority redevelopment project. Figure 5-18 illustrates a potential development scenario that involves partial screening of the existing tower and an enhanced fagade along Lionshead Place. Design considerations described for the Marriott also apply to the Antlers,- any ntlers,any addition or renovation should conform to the architectural design guidelines in chapter 8. In addition, a heated sidewalk along the north edge of the property, an on-site loading and delivery area, and a remedy for the bike path problem caused by the pool should be part of any redevelopment. The heated sidewalk along the north edge of the property has been provided. One -site loading and delivery area is not practical given the layout and nature of the site. The language of 5.14 Antlers Lodge, noted above is from the 1998 Lionshead Master Plan and predates the Antlers 2000 expansion project. Today, 12 on-site loading takes place in the circular traffic pattern on site, and is also available in the underground loading and delivery area below the Arrabelle. Chapter 7: Development Standards This major exterior alteration application conforms to the development standards of both the Lionshead Redevelopment Master Plan and the Lionshead Mixed Use 1 District with the no exceptions. Staff finds this criterion to be met. 3. That the proposal does not otherwise have a significant negative effect on the character of the neighborhood; and, Staff Response: Staff has reviewed the proposal in an attempt to identify any significant negative impacts that may be created on the character of the neighborhood as a result of the construction of the project. The proposal conforms to the development standards of the Lionshead Mixed Use 1 District and is not anticipated to have a negative effect on the character of the neighborhood. Staff finds this criterion to be met. 4. That the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan. Staff Response: Staff has reviewed the Vail Comprehensive Plan to determine which elements of the Plan apply to the review of this proposal. Upon review of the Plan, Staff has determined that the following elements of the Plan apply: Transportation Master Plan (adopted 1993) Lionshead Redevelopment Master Plan (adopted 1998) The project is subject to the recently adopted Transportation Impact Fee Net New Accommodation Unit / Lodge Dwelling Unit Proposed 1 unit x $5,066.00 = $5,066.00 Transportation Impact Fee, Net New Fee = $5,066.00 13 Fee in Lieu: The applicant plans to utilize existing EHU credits from the Antlers 2000 expansion pursuant to Section 12-24-7, Mitigation Bank, Vail Town Code. The requirement for 9 deed restricted units on the site was based on the approval for 3 more DUs than were actually constructed. EHU Credits Approved Density Calculations — Approved by PEC on July 12, 1999 Proposed DUs: 93 units Proposed EHUs: 7 units Existing Density Calculations — July 18, 2018 Existing DUs - 2018: 90 units Existing EHUs - 2018: 9 units Proposed Density Calculations — July 18, 2018 Proposed DUs - 2018: 91 units (Increase of one (1) DU) Proposed EHUs - 2018: 9 units (No Change) Parking Requirement: The applicant believes that it is not possible to create new parking spaces on site. Based on the addition of one (1) dwelling unit (DU), 1.4 additional parking spaces are required. During the Antlers 2000 expansion, the subject site was required to provide 56 new parking spaces, while the applicant proposed to provide 25 spaces. The PEC approved a variance to allow for a reduction in the required number of parking spaces. In 1999, staff cited the proximity of the Antlers Condominiums to the ski yard, retail shops and restaurants in Lionshead, the easy access to the Town bus system, and the availability of the regional airport in Eagle as reasons that the proposed parking was sufficient and met the parking needs for the property at the time. While the previous variance is not valid for this new application, the applicant is asking the PEC to approve a reduction to the number of required spaces (140 spaces), pursuant to Section 12-10-20, Special Review Provisions, Vail Town Code (See Section IV, Applicable Planning Documents). This code section allows the PEC to approve a reduction to the number of parking spaces required in section 12-10-10 of this chapter, provided a report documenting the presence of unique parking characteristics is provided by a qualified consultant. Please see Attachment D for the applicant's report documenting the presence of unique parking characteristics for the subject site. 14 Review: Staff believes this proposal complies with the applicable elements of the Lionshead Redevelopment Master Plan (refer to criteria #2 above). Staff believes that the applicant has presented evidence that the proposed major exterior alteration 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, 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. The applicant has demonstrated that the actual parking at Antlers in 2017 was significantly less than the code requires. These counts, taken on random days throughout 2017, but not in April of May, show that the average parking demand at the property for the days surveyed was 48 vehicles, with a peak demand of 78 parking spaces. The code requires the parking study to be performed by a qualified consultant. The code does not indicate who is considered qualified to perform this study. Arguably, actual counts from the property are better than parking projections by a consultant. Staff finds this criterion to be met. VIII. ENVIRONMENTAL IMPACTS The Community Development has not identified any significant environmental impacts with the proposed project which includes the addition of one dwelling unit, the expansion of the existing lobby and check-in area, the new elevator, and the construction of second level offices above the existing lobby. The proposed construction is interior to the existing building, above the existing footprint of the building. There is no reduction in landscaping, and no increase in site coverage as a result of this project. Nc significant increase in traffic is anticipated, and no negative impacts on air quality, water quality, natural habitat, wildlife, or other environmental impacts are anticipated. IX. STAFF RECOMMENDATIONS The Community Development Department recommends approval, with conditions, of this request for a Major Exterior Alteration pursuant to Section 12-7H-7, Exterior Alterations or Modifications, Vail Town Code, to allow for the conversion of offices and a meeting room into one (1) dwelling unit, expansion of the existing lobby and check-in area with an elevator serving all levels, and the construction of second level offices above the existing lobby, located at 680 Lionshead Place/Vail Lionshead Filing 3 (Antlers Condominiums), and setting forth details in regard thereto. Staff's recommendation is based upon the criteria outlined in Section VII of this memorandum and the evidence and testimony presented. 15 Should the Planning and Environmental Commission choose to approve this exterior alteration or modification request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves the applicant's request for a Major Exterior Alteration, pursuant to Section 12-7H-7, Exterior Alterations or Modifications, Vail Town Code, to allow for the conversion of offices and a meeting room into one (1) dwelling unit, expansion of the existing lobby and check-in area with an elevator serving all levels, and the construction of second level offices above the existing lobby, located at 680 Lionshead Place/Vail Lionshead Filing 3 (Antlers Condominiums), and setting forth details in regard thereto. (PEC 18-0029)" Should the Planning and Environmental Commission choose to approve this Major Exterior Alteration request, the Community Development Department recommends the Commission imposes the following conditions: 1. Approval of this project is contingent upon the applicant obtaining Town of Vail design review approval for this proposal. 2. The Transportation Impact Fee shall be paid to the Town of Vail by the applicant prior to issuance of any building permit. Should the Planning and Environmental Commission choose to approve the exterior alteration request, the Community Development Department recommends the Commission makes 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 August 13, 2018, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 1. That the proposed Major Exterior Alteration is in compliance with the purposes of the LMU-1 district as specified in section 12-7H-1 of the Zoning Regulations, and 2. That the proposal is consistent with applicable elements of the Vail Comprehensive Plan, and 3. That the proposal does not otherwise negatively alter the character of the neighborhood. 4. The Planning and Environmental Commission hereby approves the proposed reduction in on-site parking spaces with the following findings.- A. indings: A. The parking demand will be less than the requirements identified in section 12-10-10, Vail Town Code, and 16 B. The probable long term use of the building or structure, based on its design, will not generate additional parking demand, and C. The use or activity is part of a demonstrated permanent program (including, but not limited to, "rideshare" programs, shuttle service, or staggered work shifts) intended to reduce parking demand that has been incorporated into the project's final approved development plan, and D. Proximity or availability of alternative modes of transportation (including, but not limited to, public transit or shuttle services) is significant and integral to the nature of the use or business activity. X. ATTAC H M E N TS A. Vicinity Map B. Applicant Narrative, June 29 2018 C. Project Plan Set, June 19, 2018 D. Antlers Parking Census E. Link to Lionshead Redevelopment Master Plan https://www.vaiIgov.com/Portals/0/docs/comm unity%20development/PIanninq%2OPr omects/Lionshead%20Master%20PIan/Lionshead-Redevelopment-Master-Plan- 20180328.pdf 17 25 June 2018 18 July 2018 (revised) Members of the PEC: The Owners of the Antlers at Vail Condominiums are proposing to make changes to the building listed below. Per the requirements of the LHMU-1 zone district for a major exterior alteration, section 12-71-1- 7, review by and approval of the PEC is required. The HOA has approved the proposed work. The changes being proposed are as follow: 1. Addition of a new ADA compliant elevator serving all levels (new common area). 2. Expansion of the existing lobby / check-in area and addition of a second lobby (new common area). 3. Relocation of existing meeting room. 4. Consolidation of back -of- house offices and housekeeping (new business office area). 5. Addition of new accessible toilets to serve lobby and office spaces (new common area). 6. Conversion of existing board room and offices on two levels in the north wing into a salable condominium (new GRFA). • The above changes comprise more than a 1000 sf increase in common area. • The above changes add 1 DU to the existing density. • The above changes result in no new office/housekeeping area. In fact, we anticipate a small reduction in net area from what exists now on site. • The above changes do not increase Building height beyond what exists on the site. • The above changes do not increase the site coverage beyond what exists on the site. • The above changes have no impact on existing building setbacks. • The above changes affect bulk and mass only within the existing arrival court which is surrounded by higher building on all sides. • It is not anticipated that the above changes will result in any additional employees being hired. The original Antlers building was built sometime in the early/mid 70's. A major expansion was completed in 2001 and is referred to in the TOV files as "Antlers 2000". This expansion significantly increased the number of units in the rental pool (87 of 90 units are in the rental pool; one rents independently). Also, over the past 17 years, the patterns of guest arrival and departure have evolved toward shorter stays and therefore more intensive periods of arrival and departure. There are times when the lobby and check-in areas are simply overwhelmed with guests, sometimes detracting from the guest experience. And the need for increased marketing and sales has the current employees scattered all around the building; some even working in the hallways or at the front desk. GPSL ARCHITECTS, P.C. 953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147 info@gpslarchitects.com ■ www.gpsiarchitects.com Antlers Condominiums, July 18 2018 2 Put simply, the goals of the proposed additions are to provide more space for a better guest experience and to, using a term coined by Vail Heath when they justified their current expansion to the PEC, "decompress" and consolidate the management and operations work areas. These changes will not generate new revenue so to offset some of the cost of the new common areas, the building owners are proposing to convert existing common/office space into a salable condominium. New Elevator The existing elevator at the Antlers was part of the original building and has become old and unreliable. Maintenance is constant and the existing shaft is too small to accommodate a replacement that meets accessibility requirements. So far, no elevator company has been able to offer a replacement elevator. It also does not serve all the underground parking levels built in the Antlers 2000 expansion. Tearing out the existing precast walls to enlarge the shaft would make the original building unstable and is therefore not cost effective. As with the unit access corridors, the existing elevator's landings are outdoors and exposed to the ambient temperatures of the seasons, putting even more stress on the existing elevator. Our proposal includes a new elevator tower that is ADA compliant, serves all levels and has enclosed/ heated lobbies. The existing elevator will remain operational as long as possible but will be reserved for use by housekeeping and other guest services departments. The hope is to extend the life of this elevator by reducing the demands on it. Expanded Check-in and Lobby Expansion There are times when guest arrivals and departures overwhelm the small area of the Front Desk and Lobby. Guests are forced to stand in a line that often fills the Lobby and sometime even overflows to the outdoors- not exactly a positive experience. In addition, the front door is somewhat hidden by the shadows of the arcade and therefore not readily apparent to first-time guests. Our proposal includes a greatly expanded front desk area; one that is easily recognized from the arrival court by a new gabled roof and double -high space with large north facing windows. The desk will also include a dedicated station that is fully accessible as is required by the ADA. The existing lobby, while cozy and comfortable, is relatively small and can only accommodate a few guests at a time. There is no space for a concierge desk or an activities kiosk that management would like to provide for their guests. There are no toilet facilities for guests disembarking from the vans that bring them from EGE or DIA (apparently that is the first question asked upon arrival). By Code, these new facilities must be fully accessible. Our proposal is to keep the existing lobby and expand it eastward and northward on the ground level. This will make room for accessible toilet facilities, and create a second, separate "lobby" or common room next to the new elevator. This way guests can congregate for morning coffee or apres ski cookies in an area that will not impact arrivals and departures. This new lobby will take space from what is now an under -used outdoor bicycle storage and always shaded picnic area. An existing meeting room across the courtyard will be re -located to the new second floor to be built above the existing and expanded ground level lobby spaces. GPSL ARCHITECTS, P.C. 953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147 info@gpslarchitects.com ■ www.gpsiarchitects.com Antlers Condominiums, July 18 2018 3 Consolidated Back -of -House offices As exists at the property, the back -of -house and operations offices are spread out in different locations. The space available for the different departments (Front Desk, Marketing, Group sales, various department Managers, etc) is no longer adequate and there are desks and work stations in the hallways. Across the courtyard in the Antlers 2000 addition are the accounting offices and an office for the Owner remodel coordinator. Engineering offices and Housekeeping storage are down in the lowest level. Our proposal is to consolidate all the management offices into new spaces to be constructed on a new floor above the existing lobby. Additionally, there will be a space for housekeeping and the building engineer. And so that the front desk manager and general manager are readily available to the guests when the need arises, there will be a small stair that connects the second level offices directly to the front desk area. Offices to Condominium Conversion None of the proposed changes above will generate or increase revenue; they only serve to enhance the guest experience and increase the management and operational efficiency of the property. And given that all this new construction must sit on top of existing construction and within the existing arrival courtyard, it will be expensive to build. To help offset the cost of construction, the property owners are proposing to convert the vacated meeting room and accounting offices into a salable two level, two bedroom condominium of approximately 1200 SF. Parking It is simply not possible to create new parking spaces on site. And per the Staff, this site is not in a pay in -lieu parking district. So, under the provisions of section 12-10-20, we ask the PEC to consider the following: The number of spaces required by the Antlers 2000 expansion is unclear. Prior to the creation of the LHMU-1 zone district, they received a parking variance. After that, staff memos indicate only that the number of spaces provided met the requirements of the LHMU-1 zone district at the time. A count of existing spaces shows there are 95 spaces currently available on the property: 8 surface spaces and 87 in the garage. Sixteen years of parking records show that demand exceeds the number of available spaces on no more than 2 days per year (July 4 and President's weekend). And the number of cars being turned away on those days is typically less than a handful. For the rest of the year, parking is not an issue at the property. The parking history shows: • There has never been an instance where at least one space was not available for each unit. • Since the Antlers 200 project was approved, the numbers of guests arriving by shuttle or van has only increased. • The property has never needed to offer valet parking in order to meet peak demand but that option is certainly there if needed. GPSL ARCHITECTS, P.C. 953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147 info@gpslarchitects.com ■ www.gpsiarchitects.com Antlers Condominiums, July 18 2018 4 • The property has a well -tested parking management plan to mitigate the demand and provide additional spaces when necessary. a. ECO bus passes are provided for all employees living off site. Carpools are encouraged. b. Parking on the ramps, in the entry tunnel and in the courtyard, etc provides extra short term spaces. (These spaces are self -parked and are located so they do not block traffic and are easily accessible by the guests/ owners.) c. First car per unit parks for free. Fees for multiple guest cars act as a disincentive. d. Advance notice to owners and guests that parking will be limited on certain days (again to discourage multiple cars). So, it appears that whatever the parking requirement was back in 2001, the management plan has reduced demand to the point where the current number of parking spaces satisfies that demand. Per Town Code Sections 12-7H-16 and 12-10-10, the calculations indicate that only 2 new spaces are required for this application: 1.4 spaces for the new dwelling unit and zero spaces for the new common / office areas. Because we are proposing to relocate housekeeping and maintenance offices to the new second floor, between 3 spaces and 5 spaces will be re -captured in the garage. These spaces will not only exceed the requirement generated by this proposal but will hopefully mitigate those few peak days when a couple of cars get turned away. Employee generation Per the TOV files, there are currently 9 deed restricted units on site (7 at 485 sf each and 2 larger units at ??? sf). In 2001, this was deemed acceptable for the Antlers 2000 expansion approval for 95 total units. For this proposal, GRFA is increasing by 1200 SF although this new area is entirely within the existing envelope. Per section 12-24-2, this results in a requirement for 120 sf of new employee housing. Existing Density is less than was approved in 2000 It is very important to note that the Antlers 2000 approvals, both as an SDD and them under LHMU- 1 zoning were for 94 DU's. At the time of this application, only 90 DU's exist today even though the full allotment of parking spaces and EHU's were constructed based on 94 units being approved. Based on the following facts: • The new GRFA / DU is within the existing building envelope, • The proposed new Dwelling Unit was previously approved back in 2000, • The EHU's constructed on site were based on a higher number of DU's than exists today, • The additional DU is being created to fund a non -revenue generating expansion at the property, intended solely to improve operations and the guest experience, We would ask that the PEC waive the requirement for new employee housing associated with this application. GPSL ARCHITECTS, P.C. 953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147 info@gpslarchitects.com ■ www.gpsiarchitects.com Antlers Condominiums, July 18 2018 5 And, based on the following facts: • the existing parking numbers have 15 years of data indicating that supply meets demand on all but the two busiest days of the year, • there is a time -tested parking management plan in place at the property, • the proposed consolidation of operations spaces will free up additional parking spaces not currently available, • the required 2 new parking spaces are tied to a DU that was approved back in 2000 • Section 12-10-20 allows the PEC to reduce the number of parking spaces available We would ask that the PEC waive the requirement for new parking associated with the conversion of existing office space into a salable unit. We hope that you will consider this project as submitted and give us approval. The Building Owners are solidly behind this and ready to start construction early in 2019 and be ready for occupancy by December of 2019. Thank you. Information required by the TOV as part of the application: Describe the precise nature of the proposed use and measures proposed to make the use compatible with other properties in the vicinity. Applicant response: The intent of this project is to improve the guest experience at the Antlers Condominiums by adding a new elevator and expanding the lobby and check-in facilities. Integrated into this goal is the consolidation and decompression of the widely scattered on-site property management offices into one area. To help pay for the construction, vacated common/office space will be converted into a DU. As all of these elements are already extant in the existing building, there is no change of use or new use that would be incompatible with the other properties in the vicinity. The relation and impact of the use on development objectives of the Town. Applicant response: Improving the guest experience is one of the primary objectives of the Town. Adding an additional DU that likely will be in a rental pool with high occupancy is also in line with the objectives of the Town. GPSL ARCHITECTS, P.C. 953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147 info@gpslarchitects.com ■ www.gpsiarchitects.com Antlers Condominiums, July 18 2018 6 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: There will be no effect on light and air off site. The addition of one DU will increase the population of Lionshead but will have no measurable effect on transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public facilities needs. The expansion of the lobby / check-in area and the decompression of the spaces allocated to building operation will have no effects on these entities. 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: The proposed increase of 1 DU will not impact congestion, automotive and pedestrian safety. Freeing up 3-5 parking spaces in the on-site garage will improve automotive convenience for the guests on peak days. There will be no impacts on traffic flow and control, maneuverability, and removal of snow. 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: Everything in this proposal is contained either within the existing building envelope or the existing enclosed courtyard: no impact on the area or the scale of the building as perceived from off site. Proposed Design parameters: Lot area (from TOV files): GRFA (allowable per LHMU-1): GRFA (existing- based on TOV files) GRFA (proposed): Density (approved in 2001): Density (existing): 51,836 sf 129,590 sf 89,887.4 sf 91,087.4 sf = 70.33% of allowable 94 DU's 90 DU's (9 existing EHU's on site do not count) Density (proposed): 91 DU's Total building area (existing per TOV files): Total Building area (proposed): Common area (proposed increase): 3,467.0 sf GPSL ARCHITECTS, P.C. 953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147 info@gpslarchitects.com ■ www.gpsiarchitects.com Antlers Condominiums, July 18 2018 7 Office area (proposed): 1,743.7 sf Office area (existing): 1,741.4 sf Office area (new): 2.3 sf Max Height above pre-existing grade: no change Setbacks: North: no change South: no change East: no change West: no change Site Coverage: Landscape area: Hardscape area: Parking (existing): Parking increase req'd: Parking (proposed): Paved area: Snow storage required: Snow storage provided: Adjacent properties no change no change no change 95 spaces (8 surface) +1.4 => 2 spaces 98 (min) spaces (8 surface) no change no change no change 1. Vail Lionshead Filing 3, Tract B (part of) Owner: Town of Vail 75 South Frontage Road West Vail, CO 81657-5043 2. Vail Lionshead Filing 3, Tract A Owner: Town of Vail 75 South Frontage Road West Vail, CO 81657-5043 3. Gore Creek Place, unit 16 Owner: Not given on Eagle County GIS site (shown as unit 9) 4. Gore Creek Place, unit 15 Owner: Not given on Eagle County GIS site (shown as unit 9) 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 Antlers Condominiums, July 18 2018 8 5. Vail Marriott Owner: Diamond Rock Vail LLC c/o Diamond Rock Hospitality 2 Bethesda Metro Center, Suite 1400 Bethesda, MD 20814-5390 6. Mark Lodge- units 4D and 5E Owner: Ronald J. & Karin S. Artinian 230 Augusta Ct. Roslyn, NY 11576-3053 7. Mark Lodge- unit 5E Owner: Patricia Billotti 18 Powder Hill Saddle River, NJ 07458-3215 8. Mark Lodge- unit 5F Owner: Roger and Renae Gjellstad P.O. Box 805 Stanley, ND 58784-0805 9. Mark Lodge- unit 5G Owner: Infinity Holdings at Vail LLC 7400 E. Crestline Circle 125 Greenwood Village, CO 80111-3654 10. Mark Lodge- unit 5H Owner: Paul & Madeline D. Schnell 340 Madison Avenue: fl 21 New York, NY 100173-0401 11. Mark Lodge- unit 4E Owner: Files Investments LLC 11 Staley PI Durham, NC 27705-2421 12. Mark Lodge- unit 4F Owner: William E. & Sharon K. Fleischer 1645 Cambridge Drive Lebanon, PA 17042-7500 13. Mark Lodge- unit 3D Owner: David H. & Any L. Fink 3630 Pine Hill Ct. W. Bloomfield, MI 48323-3577 Antlers adjacents 14. Mark Lodge- unit 3E Owner: Chocolate Cup LLC 140 Fairfax St. Denver, CO 80220-6332 15. Mark Lodge- unit 3F GPSL ARCHITECTS, P.C. 953 S. Frontage Road West, Suite 230 ■ Vail, CO 81657 ■ tel: 970.476.1 147 info@gpslarchitects.com ■ www.gpsiarchitects.com Antlers Condominiums, July 18 2018 9 Owner: Tomas J. & Judith J. Capla 2500 Johnson Avenue Apt 15D Bronx, NY 10463-4943 16. Mark Lodge- unit 2D Owner: Sandra R. and Louis Kushner 310 Grant Street, 3FL Pittsburg, PA 15219-2272 17. Mark Lodge- unit 2E Owner: Boselli Family Partnership 790 Niwot Ridge Lane Lafayette, CO 80026-3426 18. Mark Lodge- unit 2F Owner: Vail Valley Rentals 140 Fairfax St. Denver, CO 80220-6332 19. Mark Lodge- Lodge unit Owner: Diamond Rock Vail LLC c/o Diamond Rock Hospitality 2 Bethesda Metro Center, Suite 1400 Bethesda, MD 20814-5390 20. Lion Square Lodge HOA: Lionsquare Lodge 660 Lionshead Place Vail, CO 81657 GPSL ARCHITECTS, P.C. 953 S. 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May and April were not surveyed * The Antlers encourages its guests to use CME. We offer daily shuttle service around Vail * Antlers owners are encouraged to use CME. We offer daily shuttle + Antlers loaner car (electric) * We buy bus passes for our employees and reward anybody who uses it; we also offer bikes for around town errands * We allow guests to have extra vehicle at a $50/day. The amount encourages guest to use the Parking Structure t n: Y*�7 s•- - �'J i ,ref.. �� �a r �' 1 �1• � ...4• �ti:., ``ill 9.,, . ' �E Yr�;r;" i ^" ? .tea - r . ,•. ,=.�.?k r�+ : r� � ; 'ASA 1.�-'''ra r ,}i ! t ' .�-'T� � � � .,.. •Yl� •"Y•�r . 'lti. ^ �d '-.i 1 , t t: To c YA ✓.",. AW :,r' +C° r 'f fir. •' r °� IV �� . (� �j F.�" •` 1 _; „_- ..+^�. F�fjr�^.� - ',' �, i ., ITR- i ���ir� 4° , i ,�� •:r•:- �y -.fro►. Y� ," .-•M+ ;, _r ✓ 1 IIII 1. _ ~.nmm�N UNN� -- -- V ��u nmNOU0U� ~""/ r U UUi NUNNN` .mx" ommmUNU0U " `^ � " `^ TOWN OF DO VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: August 13, 2018 ITEM/TOPIC: A request for review of final plat, pursuant to Title 13 Chapter 4, Minor Subdivisions, Vail Town Code, to allow for a subdivision to reconfigure the property line between two (2) parcels located at 814 Potato Patch Drive/Lot 3, Block 1, Vail Potato Patch Filing 1, and 815 Potato Patch Drive/Lot 2, Block 1, Vail Potato Patch Filing 1, and setting forth details in regard thereto. (PEC18-0030) ATTACHM ENTS: File Name PEC18-0030 - Minor Subdivision (814 815 Potato Patch Dr) Staff Memo.pdf Attachment A - Vicinity Map.pdf Attachment B- Proposed Plat.odf Description Staff memorandum A. Vicinity Map B. Proposed Plat of Subdivision, prepared by Brent Biggs, Professional Land Surveyor, dated July 17, 2018 TOWN OF Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: August 13, 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 line between two (2) parcels located at 814 Potato Patch Drive / Lot 3, Block 1, Vail Potato Patch Filing 1, and 815 Potato Patch Drive / Lot 2, Block 1, Vail Potato Patch Filing 1, and setting forth details in regard thereto. (PEC17- 0054) Applicant: Golden Peak Enterprises, LLC, represented by Pierce Architects Planner: Jonathan Spence SUMMARY The applicant, Golden Peak Enterprises, LLC, represented by Pierce Architects, is requesting the review of a final plat of subdivision, pursuant to Title 13, Chapter 4, Minor Subdivisions, Vail Town Code, to allow for the reconfiguration of the property line between two (2) parcels located at 814 Potato Patch Drive / Lot 3, Block 1, Vail Potato Patch Filing 1, and 815 Potato Patch Drive / Lot 2, Block 1, Vail Potato Patch Filing 1. 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 of this application, subject to the findings in Section VIII of this memorandum. II. DESCRIPTION OF REQUEST The applicant, Golden Peak Enterprises, LLC, represented by Pierce Architects, is requesting the review of a final plat of subdivision to allow for the reconfiguration of the shared property line forming the west boundary of 814 Potato Patch Drive (Lot 3) and the east boundary of 815 Potato Patch Drive (Lot 2). The purpose of the proposed subdivision is to facilitate extensive renovations of the single-family residences located on each lot. If approved, the proposed subdivision would allow the applicant to perform their desired renovations while maintaining each individual lot's compliance with the Town of Vail Zoning and Subdivision Regulations. It should be noted that a similar request was approved by the PEC on January 22, 2018. This is a further modification of the property line separating the two lots. The graphic below shows the approved property boundary (blue) in comparison to the proposed subdivision (orange): IAT 1 FIRST AMENDED FINAL PLAT OF A RESUBDIVISION OF LOTS 2 AND 3, BLOCK I VAIL/POTATO PATCH TOWN OF VAIL COUNTY OF EAGLE, STATE OF COLORADO SECIION 4 MS. RSOW ]UT S POTATO PATCH DRIVE (W n. ) EASS OF EEARINGS U.S. FOREST SERVICE � e / N87'32'21°W / \ T 4A 1/2 \ IT 4R 1/2 A vicinity map (Attachment A) and a Final Plat (Attachment B) are attached for review. Town of Vail Page 2 III. BACKGROUND The subject properties were annexed into the Town of Vail in 1969 via Ordinance No. 8, Series of 1969. The subject properties are under the same ownership and there is currently a pedestrian connection between the two properties. 814 Potato Patch Drive (Lot 3) Construction of the existing single-family residence located at 814 Potato Patch Drive (Lot 3) was completed in 2001. At the time of its construction, the primary purpose of the single-family residence was to be used as a private art gallery. Therefore, the design concept for the project was to maximize display area and volume with the potential to add bedrooms and other internal divisions at a later date. At the southern portion of the lot, there is a private access drive that, in addition to the subject property, allows access to the driveways of 800, 802, and 808 Potato Patch Drive. 815 Potato Patch Drive (Lot 2) Construction of the existing single-family residence located at 815 Potato Patch Drive (Lot 2) was completed in 1999. A detached 423 square foot caretaker unit located at the south end of the site was approved in association with the single-family residence. IV. APPLICABLE PLANNING DOCUMENTS Staff finds the following provisions of the Vail Town Code relevant to the review of this proposal: Title 12 — Zoning Regulations, Vail Town Code Chapter 2, Definitions (in part) BUILDABLE AREA: Any site, lot, parcel or any portion thereof which does not contain designated floodplain, red hazard avalanche area, or areas in excess of forty percent (40%) slope. 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. Town of Vail Page 3 Chapter 6, Article D. Two Family Primary/ Secondary Residential (PS) District (in part) 12-6D-1: PURPOSE.- The URPOSE: 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. 12-6D-2: PERMITTED USES.- The SES: The following uses shall be permitted.- Employee ermitted: Employee housing units, as further regulated by chapter 13 of this title. Single-family residential dwellings Two-family residential dwellings 12-6D-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-6: SETBACKS.- In ETBACKS: In the primary/secondary residential district, the minimum front setback shall be twenty feet (20), the minimum side setback shall be fifteen feet (15), and the minimum rear setback shall be fifteen feet (15'). 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.- Town eet: Town of Vail Page 4 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. B. Gross Residential Floor Area.- 1. rea: 1. The following gross residential floor area (GRFA) shall be permitted on each site.- a. ite: a. Not more than forty six (46) square feet of gross residential floor area (GRFA) for each one hundred (100) square feet of the first ten thousand (10, 000) square feet of site area, plus b. Thirty eight (38) square feet of gross residential floor area (GRFA) for each one hundred (100) square feet of site area over ten thousand (10,000) square feet, not exceeding fifteen thousand (15, 000) square feet of site area, plus c. Thirteen (13) square feet of gross residential floor area (GRFA) for each one hundred (100) square feet of site area over fifteen thousand (15, 000) square feet, not exceeding thirty thousand (30, 000) square feet of site area, plus d. Six (6) square feet of gross residential floor area (GRFA) for each one hundred (100) square feet of site area in excess of thirty thousand (30, 000) square feet. 2. The secondary unit shall not exceed forty percent (40%) of the allowable gross residential floor area (GRFA). C. Employee Housing Units: Notwithstanding the provisions of subsections A and 8 of this section, a type I employee housing unit shall be permitted on lots of less than fourteen thousand (14, 000) square feet in accordance with the provisions of chapter 13 of this title. Any type 1 employee housing unit existing on or before April 18, 2000, shall not be eliminated unless all dwelling Town of Vail Page 5 units are demolished, in which case the zoning on the property shall apply. However, an existing type I employee housing unit may be replaced with a type 11 employee housing unit on lots of fourteen thousand (14,000) square feet or greater. 12-6D-9: SITE COVERAGE: Site coverage shall not exceed twenty percent (20%) of the total site area. 12-6D-10: LANDSCAPING AND SITE DEVELOPMENT: At least sixty percent (60%) of each site shall be landscaped. The minimum of any area qualifying as landscaping shall be ten feet (10) (width and length) with a minimum area not less than three hundred (300) square feet. 12-6D-11: PARKING: Off street parking shall be provided in accordance with chapter 10 of this title. Title 13 — Subdivision Regulations, Vail Town Code Chapter 1, General Provisions (in part) 13-1-2: PURPOSE: A. Statutory Authority: The subdivision regulations contained in this title have been prepared and enacted in accordance with Colorado Revised Statutes title 31, article 23, for the purpose of promoting the health, safety and welfare of the present and future inhabitants of the town. B. Goals: To these ends, these regulations are intended to protect the environment, to ensure efficient circulation, adequate improvements, sufficient open space and in general, to assist the orderly, efficient and integrated development of the town. These regulations also provide for the proper arrangement of streets and ensure proper distribution of population. The regulations also coordinate the need for public services with governmental improvement programs. Standards for design and construction of improvements are hereby set forth to ensure adequate and convenient traffic circulation, utilities, emergency access, drainage, recreation and light and air. Also intended is the improvement of land records and surveys, plans and plats and to safeguard the interests of the public and subdivider and provide consumer protection for the purchaser; and to regulate other matters as the town planning and environmental commission and town council may deem necessary in order to protect the best interests of the public. Town of Vail Page 6 C. Specific Purposes: These regulations are further intended to serve the following specific purposes.- 1. urposes: 1. To inform each subdivider of the standards and criteria by which development proposals will be evaluated, and to provide information as to the type and extent of improvements required. 2. To provide for the subdivision of property in the future without conflict with development on adjacent land. 3. To protect and conserve the value of land throughout the municipality and the value of buildings and improvements on the land. 4. To ensure that subdivision of property is in compliance with the town's zoning ordinance, to achieve a harmonious, convenient, workable relationship among land uses, consistent with town development objectives. 5. To guide public and private policy and action in order to provide adequate and efficient transportation, water, sewage, schools, parks, playgrounds, recreation, and other public requirements and facilities and generally to provide that public facilities will have sufficient capacity to serve the proposed subdivision. 6. To provide for accurate legal descriptions of newly subdivided land and to establish reasonable and desirable construction design standards and procedures. 7. To prevent the pollution of air, streams and ponds, to assure adequacy of drainage facilities, to safeguard the water table and to encourage the wise use and management of natural resources throughout the town in order to preserve the integrity, stability and beauty of the community and the value of the land. 13-1-3: COMPLIANCE.- A. OMPLIANCE: A. General Prohibition: It is unlawful for any person, business, or corporation to violate any of the provisions of this chapter or to transfer, sell, lease or agree to sell or lease, any lot, tract, parcel, site, separate interest (including a leasehold interest), interest in common, condominium interest, timeshare estate, fractional fee, or timeshare license, or any other division within a subdivision within the town until such subdivision has been approved in writing by the administrator, planning and environmental commission and/or the council (whichever is applicable) and a plat thereof recorded in the office of the Eagle County clerk and recorder; provided, however, that a written agreement to sell or lease which is expressly conditioned upon full Town of Vail Page 7 compliance by the seller with the subdivision regulations of the town within a specified period of time and which expressly recites the seller's failure to satisfy such condition within such period of time shall terminate the agreement and entitle the buyer to the prompt return of all consideration heretofore paid by the buyer under such agreement, shall not constitute a violation of this subsection. B. Prohibitive Conveyance: No lot or parcel of land, nor any interest therein, shall be transferred, conveyed, sold, subdivided or acquired either in whole or in part, so as to create a new nonconforming lot, or to avoid or circumvent or subvert any provision of this chapter. C. Responsibility. The owner, developer, buyer, or seller shall be fully responsible for all acts of agents or employees thereof that are committed in violation of the terms of this chapter. Chapter 2, Definitions (in part) SUBDIVISION OR SUBDIVIDED LAND: A. Meaning: 1. A tract of land which is divided into two (2) or more lots, tracts, parcels, sites, separate interests (including leasehold interests), interests in common, or other division for the purpose, whether immediate or future, of transfer of ownership, or for building or other development, or for street use by reference to such subdivision or recorded plat thereof, or 2. A tract of land including land to be used for condominiums, timeshare units, or fractional fee club units, or 3. A house, condominium, apartment or other dwelling unit which is divided into two (2) or more separate interests through division of the fee or title thereto, whether by conveyance, license, lease, contract for sale or any other method of disposition. B. Exceptions: Unless the method of land disposition is adopted for the purpose of evading this definition, the term "subdivision" as defined herein shall not apply to any of the following divisions of land or interests in land: 1. The division of land by order of any court in this state or by operation of law. 2. The division of land by a lien, mortgage, deed of trust or any other security instrument. Town of Vail Page 8 3. The division of land by a security or unit of interest in any investment trust regulated under the laws of this state or any other interest in an investment entity. 4. The division of land which creates an interest or interests in oil, gas or minerals which are now or hereafter severed from the surface ownership of real property. 5. The division of land by the acquisition of an interest in land in the name of a husband and wife or other persons in joint tenancy or as tenants in common and any such interest shall be deemed for purposes of this definition as only one interest, provided, however, that no agreement exists, either recorded or unrecorded, between the cotenants allowing for the use and occupancy of the property by one or more cotenants to the exclusion of one or more cotenants during any period, whether annually recurring or not if such agreement is in any way binding or effective upon any assignee or future owner of a fractional fee interest or if such agreement continues to be in any way binding or effective upon any cotenant for the sale of any interest in the property. 6. The division of land by reason of the dissolution of a joint venture or business entity. C. Compliance: No subdivision shall be approved which includes elements not in conformance with the provisions of any applicable zoning ordinance or other ordinance of the town or law or regulations of the state. D. Major Subdivision: Any subdivision involving more than four (4) lots, or a subdivision proposal without all lots having frontage on a public or approved street, or with a request to extend municipal facilities in a significant manner, or a proposal which would negatively affect the natural environment as determined under section 12-12-2, `Applicability", of this code, or if the proposal would adversely affect the development of the remainder of the parcel or adjoining property. E. Minor Subdivision: Any subdivision containing not more than four (4) lots fronting on an existing street, not involving any new street or road or the extension of municipal facilities and not adversely affecting the development of the remainder of the parcel or adjoining property. F. Single -Family Subdivision: A subdivision of an existing lot, which is recognized by the town of Vail as a legally subdivided lot, and which shall contain a single-family or two-family dwelling. Each such dwelling shall be separated from any other dwelling by space on all sides. For zoning Town of Vail Page 9 purposes, the lots created by a single-family subdivision shall be treated as one lot. Chapter 3, Section 4, Commission Review of Application; Criteria and Necessary Findings.- 13-3-4.- indings: 13-3-4: COMMISSION REVIEW OF APPLICATION; CRITERIA AND NECESSARY FINDINGS The planning and environmental commission shall conduct a public hearing on an application for a preliminary plan for subdivision. The planning and environmental commission shall consider the application, relevant additional materials, staff report and recommendations as well as any other comments or public information given at the hearing. The planning and environmental commission may discuss advisable changes to the proposed subdivision with the applicant. 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-C of this chapter. A. Before recommending approval, approval with conditions or disapproval of the preliminary plan, the planning and environmental commission shall consider the following criteria with respect to the proposed subdivision.- 1. ubdivision: 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 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 3. The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives, and 4. The extent of the effects on the future development of the surrounding area, and 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 Town of Vail Page 10 extension of public facilities, or result in a "leapfrog" pattern of development; and 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, and 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 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 9. Such other factors and criteria as the commission and/or council deem applicable to the proposed subdivision. B. Necessary Findings: Before recommending and/or granting an approval of an application for a major subdivision, the planning and environmental commission shall make the following findings with respect to the proposed major subdivision.- 1. ubdivision: 1. That the subdivision is in compliance with the criteria listed in subsection A of this section. 2. That the subdivision is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town. 3. That the subdivision is compatible with and suitable to adjacent uses and appropriate for the surrounding areas. 4. That the subdivision promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. Chapter 4, Minor Subdivisions (in part) 13-4-2: PROCEDURE: The procedure for a minor subdivision shall be as follows.- Town ollows: Town of Vail Page 11 A. Submission Of Proposal, Waiver Of Requirements: The subdivider shall submit two (2) copies of the proposal following the requirements for a final plat in subsection 13-3-68 of this title, with the provision that certain of these requirements may be waived by the administrator and/or the planning and environmental commission if determined not applicable to the project. B. PEC Public Hearing: Within thirty (30) days of receiving the complete and correct submittal for a minor subdivision, the planning and environmental commission shall hold a public hearing to consider the final plat. The administrator shall cause a copy of a notice of the time, place and general nature of the hearing and proposal to be published in a newspaper of general circulation in the town at least fifteen (15) days prior to said hearing. Also, adjacent property owners to the proposed subdivision shall be notified in writing at least seven (7) days prior to the public hearing. C. 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 (21) 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. The review shall be based on the criteria and necessary findings in section 13-3-4 of this title. D. Appeal: Within twenty (20) days the decision of the planning and environmental commission on the final plat shall be transmitted to the council by the staff. The council may call up the decision of the planning and environmental commission within twenty (20) days of the planning and environmental commission's action. If council appeals the planning and environmental commission decision, the council shall hear substantially the same presentation by the applicant as was heard at the planning and environmental commission hearing(s). The council shall have thirty (30) days to affirm, reverse, or affirm with modifications the planning and environmental commission decision, and the council shall conduct the appeal at a regularly scheduled council meeting. V. ZONING AND SITE ANALYSIS Addresses: Legal Descriptions: Zoning: Land Use Plan Designations Current Land Uses: Geological Hazards: View Corridor: Town of Vail 814 (Lot 3) and 815 (Lot 2) Potato Patch Drive Vail Potato Patch Filing 1, Block 1, Lot 2 and Lot 3 Two -Family Primary/Secondary Residential (PS) Low Density Residential Single -Family Residences Steep Slopes > 40% None Page 12 Development Allowed / Existing Proposed Change Standard Required 814 Potato Patch Drive (Lot 3) Site Area 15,000 SF of 20,024 SF 17,322 SF -2,702 SF Buildable Area (15,006 Buildable) (15,369 Buildable) Front: 20' Front (S): > 20' Front (S): > 20' Setbacks Sides: 15' Side (E): > 15' Side (E): > 15' No Change* Rear: 15' Side (W): > 15' Side (W): > 15' Rear (N): > 15' Rear (N): > 15' Density (DUs) I Max. 2 1 1 DU No Change 815 Potato Patch Drive (Lot 2) Site Area 15,000 SF of 27,298 SF 30,000 SF +2,702 SF Buildable Area (21,497 Buildable) (21,443 Buildable) Front — 20' Front (S): > 20' Front (S): > 20' Setbacks Sides — 15' Side (E): > 15' Side (E): > 15' No Change* Rear — 15' Side (W): > 15' Side (W): > 15' Rear (N): > 15' Rear (N): > 15' Density (DUs) I Max. 2 1 1 DU No Change * Architectural projections, decks, balconies, steps, bay windows, etc. will be reviewed as part of a subsequent Design Review Board application. VI. SURROUNDING LAND USES AND ZONING Existing Land Use: Zoning District: North: N/A (USFS) N/A (USFS) South: Low Density Residential Two -Family Primary/Secondary Residential East: Low Density Residential Two -Family Primary/Secondary Residential West: Low Density Residential Two -Family Primary/Secondary Residential VII. REVIEW CRITERIA 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 Staff finds that the proposed subdivision is consistent with all 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. While the Comprehensive Plan is does not discuss single-family and duplex subdivisions in great detail, 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 would facilitate upgrades to two (2) single-family residences. Staff finds the proposed subdivision meets this criterion. Town of Vail Page 13 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 Staff finds that the proposed subdivision is in compliance with all of the standards of Title 12, Zoning Regulations, Vail Town Code, and Title 13, Subdivision Regulations, Vail Town Code. As proposed, the two (2) development lots meet all development standards for the Two -Family Primary/Secondary (PS) District. Staff finds the proposed subdivision meets this criterion. 3. The extent to which the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; and Staff finds that the proposed subdivision presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives. While the proposed shared property line is unusual in its zigzag shape, there is no prohibition against such property lines within the Vail Town Code. The proposed subdivision will not negatively impact the existing relationship among land uses, but it will facilitate renovations and upgrades to two (2) existing single-family residences. Staff finds the proposed subdivision meets this criterion. 4. The extent of the effects on the future development of the surrounding area; and Staff finds that the proposed subdivision will have no negative impacts on the future development of the surrounding area. Instead, the proposed subdivision furthers the implementation of the Town's development objectives by facilitating upgrades and renovations to two (2) existing single-family residences. Also, the surrounding area has been developed and an alteration to a shared private property line between the subject properties will not affect the surrounding area, now, or in the future. Staff finds the proposed subdivision meets this criterion. 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; and Staff finds that 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 Town of Vail Page 14 applicant is proposing a subdivision of existing platted lots already served by public facilities. Staff finds the proposed subdivision meets this criterion. 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; and Staff finds that the proposed subdivision is already served by appropriately sized utility lines, resulting in no future land disruptions to upgrade undersized lines. Staff finds the proposed subdivision meets this criterion. 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 Staff finds that the proposed subdivision provides for the growth of an orderly viable community and serves the best interests of the community as a whole because there will be no negative impact to the community as a whole while facilitating the community's goal to allow for the maintenance and upgrading of existing development within the Town. Staff finds the proposed subdivision meets this criterion. 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 Staff finds that 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. Staff finds the proposed subdivision meets this criterion. 9. Such other factors and criteria as the commission and/or council deem applicable to the proposed subdivision. Town of Vail Page 15 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 approval, with one condition, of a final plat pursuant to Title 13, Chapter 4, Minor Subdivisions, Vail Town Code, to allow for the subdivision to reconfigure the property line between two (2) parcels located at 814 Potato Patch Drive / Lot 3, Block 1, Vail Potato Patch Filing 1, and 815 Potato Patch Drive / Lot 2, Block 1, Vail Potato Patch Filing 1, and setting forth details in regard thereto. Should the Planning and Environmental Commission choose to approve this minor subdivision, the Community Development Department recommends the Planning and Environmental Commission pass the following motion: "The Planning and Environmental Commission approves the applicant's request for a final plat, pursuant to Title 13, Chapter 4, Minor Subdivisions, Vail Town Code, to allow for the subdivision to reconfigure the property line between two (2) parcels located at 814 Potato Patch Drive / Lot 3, Block 1, Vail Potato Patch Filing 1, and 815 Potato Patch Drive / Lot 2, Block 1, Vail Potato Patch Filing 1, and setting forth details in regard thereto. " Should the Planning and Environmental Commission choose to approve this minor subdivision, the Community Development Departments recommends the Planning and Environmental Commission makes the following findings: 'Based upon a review of Section Vll of the August 13, 2018 staff memorandum to the Planning and Environmental Commission, and the evidence and testimony presented, the Planning and Environmental Commission finds.- 1. inds: 1. That the subdivision is in compliance with the criteria listed in Section 13-3-4, Minor Subdivisions, Vail Town Code, and 2. That the subdivision is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town,- 3. own, 3. That the subdivision is compatible with and suitable to adjacent uses and appropriate for the surrounding areas, and 4. That the subdivision promotes the health, safety, morals, and general welfare of the town and promotes the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. " Town of Vail Page 16 IX. ATTACHMENTS A. Vicinity Map B. Proposed Plat of Subdivision, prepared by Brent Biggs, Professional Land Surveyor, dated July 17, 2018 Town of Vail Page 17 Rfl. o of /o �o I X i 500'3912"E 131.92' 2Q P4 3,,61 vl 0 E- 2 6 2Q Et N00'51'14'W 162,57 .k. E.s H- Ic E TOWN OF DO VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO MEETING DATE: ITEM/TOPIC: July23, 2018 PEC Results ATTACHM ENTS: File Name Description oec results 072318.odf July 23, 2018 PEC Results 0 PLANNING AND ENVIRONMENTAL COMMISSION TOWN OF VAI0 July 23, 2018, 1:00 PM Town Council Chambers 75 S. Frontage Road - Vail, Colorado, 81657 Call to Order 1. 1. Attendance Present: Brian Gillette, Brian Stockmar, Karen Perez, Ludwig Kurz, Rollie Kjesbo Absent: John -Ryan Lockman, Pam Hopkins 2. Site Visits 2.1. 680 Lionshead Place - Antlers Condominiums 3. Main Agenda 3.1. A request for the review of a Major Exterior Alteration, pursuant to Section 5 min. 12-7H-7, Exterior Alterations or Modifications, Vail Town Code, to allow for the conversion of offices and a meeting room into one (1) dwelling unit, expansion of the existing lobby and check-in area with an elevator serving all levels, and the construction of second level offices above the existing lobby, located at 680 Lionshead Place/Vail Lionshead Filing 3 (Antlers Condominiums), and setting forth details in regard thereto. (PEC18-0029) Applicant requests that this item be tabled to August 13, 2018. Applicant Antlers Condominiums, represented by GPSL Architects Planner: Justin Lightfield Ludwig Kurz moved to table to August 13, 2018. Brian Gillette seconded the motion and it passed (5-0). Absent: (2) Hopkins, Lockman 3.2. A request for a recommendation to the Vail Town Council for a Prescribed 20 min. Regulations Amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to amend Section 12-2-2, Definitions of Words and Terms, Vail Town Code, to amend and clarify the definitions of Commercial Ski Storage, and setting forth details in regard thereto. (PEC17-0042) Applicant Town of Vail Planner: Jonathan Spence Spence presented an update on the topic of commercial ski storage, and some background on how the Town arrived at its current recommendation. Purpose is to look at what is considered ski storage, and what is not. Staff met with Jeff Babb (Vail Resorts) and Alison Wadey (Vail Chamber and Business Association). He read the proposed language in the text amendment. This approach has been slimmed down and simplified from the previous approach. Staff updated the Town Council on this topic several weeks ago Perez — Please tell me how you got to this simplified approach. There are many issues in the PEC minutes from past meetings that were discussed by the task force that are not addressed in this new approach. For example, the hours of operation for ski storage. Spence — Some of the issues that were not addressed have not been a problem. For example, we have not had problems with the hours of operation. Also, on easements, there is so much variety, and we will need to review each easement separately. Gillette — What are the problems that were identified? Spence — Mostly some merchants had identified other merchants that were seen as possibly not following the rules. This text amendment will clarify what is defined as ski storage. Kurz — Interested to hear from Jeff. Thanked Jeff Babb and Alison Wadey for their views. I would like to hear the buy in from the general merchants. Public Comment Jeff Babb, Vail Resorts — Commended the staff for the time they have put into this issue. This is a problem that is not really a problem. There were several businesses that identified other businesses not in conformance with rules. We needed to go back to the original intent, which is to unencumber our guests from their equipment as soon as possible. We want to make this as convenient for the guest as possible, and make sure its on -brand with Vail. There was no opposition that I am aware of from other merchants. We think this is resolving the issues. Perez — There is no definition with The Vail Brand. Is this the Town of Vail or Vail Resorts? It's capitalized. Spence — The Vail brand is a term we frequently used in general in our discussions. Stockmar — This term is used in general. Suggest removing the capital on Vail Brand, to lower case "b". Perez — Just want to be clear if this is related to Town of Vail or Vail Resorts. Please change the capital B to lower case b. Stockmar — This is a complex issue. Appreciate simplifying the issue. Agree with the need to keep up the Vail brand. This seems like a reasonable approach to the issue. Kurz — Timing of this is way better than what we have done in the past. In the past we addressed these issues in November. It's now J uly, and a much better time in advance of the ski season. Perez —Asked about skis that have been rented or recently serviced. Did you consider that these skis should be stored in the basement? Babb — We came to agreement that a ski in the shop rented to a guest that is returned to the rental shop used to go back in the same spot; but when it's rented, they can put the ski in another location more convenient to the customer. Perez — Was there discussion that this will increase the number of skis displayed outside? Spence — If we prohibit rented skis outdoors, they will be filled by other skis. It's related more to the availability of space outdoors. If you have land outside to have outdoor display, that is a reality of the cost of leasing the space. Stockmar — There is a need to create a sense of vibrancy. Skis can be displayed on any level that does not interrupt the guest experience. Public Comment — None Kjesbo — Seems better, more clear cut, and better definitions Gillette —Agreed Perez — My questions have been addressed Stockmar — This to me is an ad hoc situation with some but little teeth. It's not hard to remember that this Town only exists because of the mountain, both summer and winter. This is a solution to a problem that is minor. Ludwig Kurz moved to approve. Brian Gillette seconded the motion and it passed (5-0). Absent: (2) Hopkins, Lockman 3.3. A request for a recommendation to the Vail Town Council for a Prescribed 75 min. Regulations Amendment, pursuant to Section 12-3-7, Amendment, Vail Town Code, to amend Section 12-10-17, Leasing of Parking Spaces, Vail Town Code, to amend Section 12-10-17, Leasing of Parking Spaces, in order to facilitate the short term leasing of parking spaces, and setting forth details in regard thereto. (PEC18-0028) Applicant Town of Vail Planner: Chris Neubecker Neubecker introduced the topic to the commission including a recap of the existing parking regulations. He provided the commission with a map showing where leasing of parking is currently permitted. Neubecker introduced Shelly Jarnot, who is interested in providing a website/web application to facilitate the leasing of unused parking spaces. Neubecker discussed the issues regarding the leasing of parking spaces in different parts of the community. He spoke to the questions raised in the staff report. Gillette asked, what would be the Town's response if someone complained about parking on private property? Stockmar relayed an experience where the Town recommended that he call a tow truck to remove the vehicle in his space. Neubecker mentioned that a recommendation is not requested at this time but rather a discussion of the issues. He mentioned that other sections of the code may need to be amended as a result of this proposed change. Gillette recommended that we remove the leasing language and regulations altogether, and not regulate. Then see what problems might arise, if any. Stockmar agrees and wonders if we are making too big of an issue out of this. May need to further empower the Police Department. Gillette- This is already occurring on Mill Creek. Perez -Worried about liability issues from her experience as an HOA representative, and unintended consequences. Stockmar-I agree, but that is where empowering the Police Department comes in. Perez- Should not be the responsibility of the Police. They have better things to do. Neubecker brought up the challenges perhaps with additional vehicle booting and towing, and the impact on the Vail brand. Stockmar spoke to a number of issues that may arise from a program such as this. Perez spoke to the problems of vehicles in places where they shouldn't be or people not know where they are going. Gillette -Let it go and then see what problems may arise. Neubecker spoke to the issues within the short term parking in the villages, and vehicle access over pedestrian malls. Commissioners spoke to support of this prohibition of accessing over pedestrian malls. Gillette- Asked for clarification with the Police Department about what happens when someone is parked in your spot. Stockmar spoke on demand reduction, as well as supply. Perez asked about the Red Sandstone garage coming online and the plan for that parking. Neubecker provided an answer regarding current Ford Park parking lot users, many of whom will relocate to Red Sandstone. Kurz- This is a creative solution, but how much more traffic are we going to create within town with this program? There will be unintended consequences. In the past we have spoken about reducing the number of cars and traffic. Perez-Bustang? Shelly Jarnot-Need to think about what we are trying to solve. We have a parking shortage. Ideally someone will know where they are supposed to park before they arrive. Spoke to market forces determining prices. Spoke to the guest experience and the problems with frontage road parking. Kjesbo spoke to the underutilized parking at Vail Mountain School and other locations. Neubecker asked for additional feedback from the commission as far as direction or additional information needed. Gillette -Eliminate current regulations, restrict in pedestrian areas, and see how it goes. Kjesbo-Agree with Gillette. Less regulation, the better. Kurz- Not sure we should remove existing regulations. Not sure we should open it wide. Perez- Likes the current regulations which require a utilization study. Not sure of the impacts without a study. Need to know more. Stockmar- A lot we don't know, but the solution may not be in front of us. Should address current regulations. Needs more study. Would love to get cars out of the core. Neubecker walked the Commissioners through the current regulations in the Town Code. He spoke of the Parking Task Force and bringing this item before them. Jarnot- Spoke on the idea of building more parking vs. using existing parking. Cautioned against over regulation. Stockmar- Agrees, but there are other issues that may need to be addressed. Neubecker recommended tabling this item to August 27, 2018. Stockmar discussed the task force. Brian Gillette moved to table to August 27, 2018. Rollie Kjesbo seconded the motion and it passed (5-0). Absent: (2) Hopkins, Lockman 4. Approval of Minutes 4.1. July 9, 2018 PEC Results Ludwig Kurz moved to approve. Karen Perez seconded the motion and it passed (4-0). Abstain: (1) Kjesbo Absent: (2) Hopkins, Lockman 5. Adjournment Karen Perez moved to adjourn. Brian Gillette seconded the motion and it passed (5-0). Absent: (2) Hopkins, Lockman 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 #: 0000279954-01 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 7/27/2018 and that the last publication of said notice was dated 7/27/2018 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 7/27/2018. Mark Wurzer. Publisher Subscribed and sworn to before me, a notary public in and for the County of Eagle, State of Colorado this day 7/27/2018. �1 Jerilynn Medina, Notary Public My Commission Expires: August 3, 2020 11 811-y 1LYh4$plRd,6 rebrarew RuaLIO. iGFF:)F Lgf,{14P00 ppTARY'[7:ldSfd69938g' g'/ Cf,Y�;SIOH %'%4'71lw4FIiGi15P9,2�' THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE IS HEREBY GIVEN Met Me Planning fid Environmental Commission of Me Town of Vail will hold a public hearing in accordance with section 12-3-8, Vell Town Cotle, on August 13, 2010 at 1:00 pm in the Town of Vail MunHipal Building. A request la review of a final plat, purl Vali Town Tltle 13 Chapter4, Minor Subdlvlelons, Code, . allow for a s.hdiasion to reconfigure the properly line between two (2) parcels Wcated at 814 P"I" Patch Bova"' 3, Block 1, Vail PolaM Patch Filing 1, and 015 Potato Pa1M BdvelLot 2, Block 1, Vail Potato Patch Filingg 1, and setting forth details in regard thereto. (PEC18-0031)) Applicant: Goltlen Peak Enterprises LLL, represented by Pierca Amhitacls Planner: Jonathan Spence The applicatbns and information about the proposals are availaNa for public inspection duling onlce hours al Ms Town of Vail Community Development DePdmen[ 75 South Frontage Road. The public is invited b attend site visits. Please call 970.479.2138 or visit Vailgov...Planning br additional Intormatlon. Sign language h, rprelabVn available upon request wnh 24-hour notincanon, dial 711. Published July 27,2D181 n Me Vail Dely. 0000279954 Ad #: 0000288168-01 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 8/10/2018 and that the last publication of said notice was dated 8/10/2018 in the issue of said newspaper. In witness whereof, I have here unto set my hand this day, 8/10/2018. Mark Wurzer. Publisher Subscribed and sworn to before me, a notary public in and for the County of Eagle, State of Colorado this day 8/10/2018. �1 Jerilynn Medina, Notary Public My Commission Expires: August 3, 2020 11 811-y 1LYi�4L"plR�6 rebrarew RDaL�.D. ppTARY'[7:ldffdOg938g' N'/ Cf,Y�;SIDN %'%c71lw4AliGi15P9,2�' PLANNING AND ENVIRONMENTAL COMMISSION August 13, 2018, 1:OOPM Town Council Chambers 15S. Frontage Road -Vail, Colorado, 81657 1. Can to Order Aftmdmce 2. site Visits 2.1. 38D Lions head Place -Antlers Condom s 3. Main Agenda 3.1. A nei ror the review of a Major Ex terlor Alteration,ppuu nt to Section 12-7H-7, F,derl- or Alterafions or Modifications, Vail Town Code, ro al I— for the —maim of of — and a meati.. room Applicant: Angles Condominiums, represented by GPSL Archilects Plmner: Chris Nwomoor 3.2. A -gat for review of a final Plat, pur- T.ant to Titie 13 Chapter 4, Minor Subdivisions, Vai aw. Code, to alIm,1a a subdivision to mcvnnggur the property line between two (2) parcels located at 814 Potato Patch Drl a Lot 3, Block 1, Vail Potak Patch Filing 1, and 815 Potato Patch Dm A or 2 Block 1, Val Potato Patch Filing 1, and setting fort - details in r ... M therato.(PEC18.0030) lon n. Planner: Jonathan S 4. Approval of Min Nes July 23, 2018 PEC Results 5. Adiou nment The applications and int—ation alocul the prop.- als are available for public inspection during regular office hours at the Town of Veli Community Develop ment Deponent, 75 South Frontage Road. The pudic is invited W atlmd Me protect .rimtaE.n n and the site visits Mat precede the public hearing in the Town o1 Vail Communily Davelopmmt Dmed- mmt. Tlmas and order of Items ere approximate, subject to change, and cannot be relied upon to de- termine at what time the Planning and Environmen- tal Commission will conaider an its. Please call (970)479-2138 for additional information. Please call 711 ror sign language interpretation 48 hour prior to meeting time. CommunM Devebpmmi Deponent Published In Me Vad Dally August 10, 201E 0000288168