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HomeMy WebLinkAbout2018-11-12 PECTOW?J OF ffl��
PLANNING AND ENVIRONMENTAL COMMISSION
November 12, 2018, 1:00 PM
Town Council Chambers
75 S. Frontage Road -Vail, Colorado, 81657
Call to Order
1. 1. Attendance
Present: Brian Gillette, Rollie Kjesbo,
Karen Perez, Brian Stockmar
Absent: Pam Hopkins
Main Agenda
Ludwig Kurz, John -Ryan Lockman,
2.1. A request for an amendment to a Conditional Use Permit, pursuant to 10 min.
Section 12-16-10, Amendment Procedures, Vail Town Code, to allow for an
extension to the existing Conditional Use Permit for a private parking lot,
located at 934 South Frontage Road (West Day Lot)/Unplatted, and setting
forth details in regards thereto. (PEC18-0037)
Applicant: Vail Corporation
Planner: Chris Neubecker
Chris Neubecker introduced the project and provided a background
including on the length of the approval. The conditions of approval were
also presented. Staff has approved the application, so no action is
required by the PEC unless they have questions, or choose to call-up this
application.
Commissioner Stockmar spoke to enforcement provisions.
Commissioner Gillette inquired about the aesthetic qualities of the erosion
control measures.
Community Development Director Matt Gennett also spoke to erosion
control.
Jeff Babb with Vail Resorts provided additional information concerning the
measures and other Best Management Practices concerning snow
removal and erosion control.
Commissioner Perez inquired about Condition #2.
Neubecker provided clarification. The permit will expire if the applicant
does not begin to use the property as a parking lot within two years.
Commissioner Lockman asked about the term of the approval.
This application requires no formal action by the PEC.
Absent: (1) Hopkins
2.2. A request for a recommendation to the Vail Town Council for a Prescribed 5 min.
Regulations Amendment pursuant to Section 12-3-7, Amendment, Vail Town
Code, to amend Section 12-13-4, Requirements by Employee Housing Unit
(EHU) Type, Vail Town Code, to allow for an increase in the maximum size
of a Type III Employee Housing Unit. (PEC18-0031)
The applicant has requested this item be tabled to the January 14, 2019
regularly scheduled meeting of the Planning and Environmental
Commission.
Applicant: Mauriello Planning Group
Planner: Chris Neubecker
Ludwig Kurz moved to table to January 14, 2019. Brian Gillette seconded
the motion and it passed (6-0).
Absent: (1) Hopkins
2.3. A request for review of Major Exterior Alteration, pursuant to Section 12-7H- 5 min.
7, Exterior Alterations or Modifications, Vail Town Code, to allow for
construction of a new multifamily structure with below grade parking, located
at 500 East Lionshead Circle/Lot 3, Block 1, Vail Lionshead Filing 1, and
setting forth details in regard thereto. (PEC18-0034)
The applicant has requested this item be tabled to the November 26, 2018
regularly scheduled meeting of the Planning and Environmental
Commission.
Applicant: Lazier Lionshead LLC, represented by Braun Associates Inc.
Planner: Jonathan Spence
Ludwig Kurz moved to table to November 26, 2018. Brian Gillette seconded
the motion and it passed (6-0).
Absent: (1) Hopkins
2.4. A request for the review a variance from Section 12-7H-10, Setbacks, Vail 5 min.
Town Code, pursuant to Title 12 Chapter 17, Variances, Vail Town Code, to
allow for a side setback of zero feet (0') where ten feet (10') is required for
a new multifamily structure, located at 500 East Lionshead Circle/Lot 3,
Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto.
(PEC 18-0036)
The applicant has requested this item be tabled to the November 26, 2018
regularly scheduled meeting of the Planning and Environmental
Commission.
Applicant: Lazier Lionshead LLC, represented by Braun Associates, Inc.
Planner: Jonathan Spence
Ludwig Kurz moved to table to November 26, 2018. Brian Gillette seconded
the motion and it passed (6-0).
Absent: (1) Hopkins
3. Approval of Minutes
3.1. October 22, 2018 PEC Results
Ludwig Kurz moved to approve. Brian Gillette seconded the motion and it
passed (5-0).
Abstain: (1) Perez
Absent: (1) Hopkins
4. Informational Update
4.1. Update on Town of Vail Housing policy statements adopted by the Vail Town 10 min.
Council.
Applicant:
Planner: George Ruther
Housing Director Ruther provided the commission with an overview of the
new Housing Department activities. Ruther discussed the outlined goals
and the lack of Area Median Income (AMI) or price appreciation caps. An
overview of the Vail I nDeed program was offered.
Commissioner Perez inquired about income caps.
Ruther spoke to the desire to maintain community and thoughts that
income caps are social engineering.
Commissioner Perez asked about AM1.
Ruther spoke to his and the Vail Local Housing Authority's (VLHA)
opinions on this as a missing middle of the market that does not get
addressed by other programs.
Commissioner Stockmar asked about funding.
Ruther provided details on the Vail InDeed housing sources.
Commissioner Stockmar asked about incentives to encourage second
homeowners to assist in addressing the housing problem.
Ruther felt this is something that would be looked at in the future. He spoke
to the need to include the private sector.
Commissioner Kjesbo inquired about how to change the perception in the
real estate community.
Ruther spoke to the Deed Restriction Exchange Program and the evolution
on this issue.
Commissioner Lockman asked about other efforts for the Town to actually
be a builder of units.
Ruther spoke to at least 4 projects on his desk but did not feel that the
Town would be going alone as a developer.
5. Adjournment
Brian Gillette moved to adjourn. Ludwig Kurz seconded the motion and it
passed (6-0).
Absent: (1) Hopkins
The applications and information about the proposals are available for public inspection during regular office hours at the
Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project
orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department.
Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the
Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional information. Please
call 711 for sign language interpretation 48 hour prior to meeting time.
Community Development Department
City of Vail, Colorado Logo
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: November 12, 2018
ITEM/TOPIC:
A request for an amendment to a Conditional Use Permit, pursuant to Section 12-16-10, Amendment Procedures, Vail Town Code,
to allow for an extension to the existing Conditional Use Permit for a private parking lot, located at 934 South Frontage Road (West
Day Lot)/Unplatted, and setting forth details in regards thereto. (PEC18-0037)
OTTOCHMFNTS-
File Name Description
PEC18-0037 West Day Lot Notice Letter w Photo.pdf A. Staff Memorandum
IIIH "11h
75 South Frontage Road West Community Development Department
Vail, Colorado 81657 970.479.2138
vailgov.corn
October 29, 2018
Town of Vail Planning and Environmental Commission (PEC) and Adjacent Property
Owners
Re: A report to the Planning and Environmental Commission on the administrator's
approval of an amendment to a Conditional Use Permit, pursuant to Section 12-16-10,
Amendment Procedures, Vail Town Code, to allow for an extension to the existing
Conditional Use Permit for a private parking lot, located at 934 South Frontage Road
West/Unplatted, and setting forth details in regard thereto. (PEC18-0037)
Applicant: Vail Corporation
Planner: Chris Neubecker
Dear PEC members and adjacent property owners:
The purpose of this letter is to inform you that the Town of Vail administrator has
approved an amendment to the Conditional Use Permit for the Vail Resorts private
parking lot ("West Day Lot") located at 934 S. Frontage Road West. The
previous Conditional Use Permit was approved on November 6, 2015, and was set to
expire on November 23, 2018. Staff's approval includes the following conditions:
1. Applicant shall at all times abide by the Conditional Use Permits regulations, Title
12, Chapter 16, of the Vail Town Code.
2. Approval of a conditional use permit, or an amendment to an existing conditional
use permit, shall lapse and become void if a building permit is not obtained and
construction not commenced and diligently pursued toward completion or the use
for which the approval has been granted has not commenced within two (2) years
from when the approval becomes final. Approval of a conditional use permit shall
also lapse and become void if the use for which the approval has been granted is
discontinued for a period of two (2) years, regardless of any intent to resume
operation of the use.
3. Prior to November 1st of each year, the Applicant shall install erosion control
fencing on the west side of the parking lot between the boulder retaining wall and
the Red Sandstone Creek. The erosion control fencing shall wrap around the
southwest corner of the parking lot to the west end of the jersey barriers.
4. Applicant shall ensure that all snow removal is pushed from the west side to the
east side of the parking lot, and shall ensure that snow storage is located only on
the east side of the parking lot. Snow storage is prohibited on the west side of the
parking lot.
5. As part of this permit approval, the expiration date of the permit has been
removed, subject to the Applicant complying with the conditions listed above.
The Town of Vail staff has determined that this amendment to the approved private
parking lot Conditional Use Permit meets the review criteria prescribed by Section 12-
16-10, Amendment Procedures, Vail Town Code. This approval of a Conditional Use
Permit amendment will be reported to the Town of Vail Planning and Environmental
Commission at its Monday, November 12, 2018 public hearing at 1:00 p.m. in the
Vail Town Council Chambers, located at 75 South Frontage Road West. The
Planning and Environmental Commission reserves the right to "call up" this
administrative action for additional review at this hearing. This administrative action
may also be appealed by an adjacent property owner, any aggrieved or adversely
affected person, or the Vail Town Council as outlined in Section 12-3-3, Appeals, Vail
Town Code.
Should you have any questions, please feel free to contact me directly at 970-479-2148, or
cneubecker(a)vailgov.com.
Sincerely,
Chris Neubecker, AICP
Planning Manager
Town of Vail Page 2
City of Vail, Colorado Logo
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: November 12, 2018
ITEM/TOPIC:
A request for a recommendation to the Vail Town Council for a Prescribed Regulations Amendment pursuant to Section 12-3-7,
Amendment, Vail Town Code, to amend Section 12-13-4, Requirements by Employee Housing Unit (EHU) Type, Vail Town Code, to
allow for an increase in the maximum size of a Type III Employee Housing Unit. (PEC18-0031)
The applicant has requested this item be tabled to the January 14, 2019 regularly scheduled meeting of the Planning and
Environmental Commission.
ATTACHMENTS:
File Name Description
PEC18-0031 EHU Type III Text Amendment Staff Memo.pdf Staff Memorandum
Applicant Narrative Type III EHU Text Amendment.pdf Attachment A - Applicant Narrative
TOWN OF
Memorandum
TO: Planning and Environmental Commission
FROM: Community Development Department
DATE: September 10, 2018
SUBJECT: A request for a recommendation to the Vail Town Council for a prescribed
regulation amendment, pursuant to Section 12-3-7, Amendment, Vail Town
Code, to amend Section 12-13-4, Requirements by Employee Housing Unit
(EHU) Type, Vail Town Code, to allow for an increase in the maximum size of a
Type III Employee Housing Unit. (PEC18-0031).
Applicant: Simon Hamui, represented by Mauriello Planning Group
Planner: Chris Neubecker
SUMMARY
The applicant, Simon Hamui, represented by Mauriello Planning Group, requests the
review of a prescribed regulation amendment, pursuant to Section 12-3-7, Amendment,
Vail Town Code, to amend Section 12-13-4, Requirements by Employee Housing Unit
(EHU) Type, Vail Town Code, to allow for an increase in the maximum size of a Type III
Employee Housing Unit from 1,200 square feet to 2,500 square feet.
II. DESCRIPTION OF REQUEST
The applicant is proposing to amend the chart in Section 12-13-4, Requirements by
Employee Housing Unit (EHU) Type, Vail Town Code, to increase the maximum size of
a Type III Employee Housing Unit (EHU) from 1,200 square feet to 2,500 square feet.
The only proposed change to the regulations is the size of this one type of EHU. The
current regulations state:
`A. Dwelling unit: 300 sq. ft. minimum and 1, 200 sq. ft. maximum."
III. BACKGROUND
In January 1990, the Town of Vail requested that Town staff develop a series of
policies and recommendations to address the community's need to expand the
supply of affordable housing for both year round and seasonal residents. As part
of this initiative, the Town also commissioned an Affordable Housing Study
("Study"). One of the recommendations of the Study was the to define an
Affordable Housing Unit, which was recommended to range from 450 to 900
square feet in size, and which would be counted as 0.5 dwelling units for
purposes of density. These affordable housing units were proposed in the
following zone districts: Residential Cluster (RC), Low Density Multiple -Family
(LDMF), Medium Density Multiple Family (MDMF), High Density Multiple -Family
(HDMF), Commercial Core I (CC1), Commercial Core II (CC2), Commercial Core
III (CC3), Commercial Service Center (CSC), Arterial Business District (ABD),
Public Use District (PUD).
On September 1, 1992 the Vail Town Council adopted Ordinance 9, Series of
1992. This ordinance created a new chapter in the Vail Town Code on Employee
Housing. The ordinance placed size limits on Type III EHUs ranging from 450 to
900 square feet. The new regulations also assigned a density of 0.5 dwelling
units to each Type III EHU. This ordinance included the same zone districts as
recommended in the Affordable Housing Study, with two additional zone districts.
The ordinance allowed Type III EHUs in the following zone districts: Residential
Cluster (RC), Low Density Multiple -Family (LDMF), Medium Density Multiple
Family (MDMF), High Density Multiple -Family (HDMF), Public Accommodation
(PA), Commercial Core I (CC1), Commercial Core II (CC2), Commercial Core III
(CC3), Commercial Service Center (CSC), Arterial Business District (ABD),
Parking District (P), Public Use (PUD), and Ski Base/Recreation (SBR).
On July 19, 1994, the Vail Town Council adopted Ordinance 14, Series of 1994.
This ordinance reiterated that a Type III EHU shall be between 450 and 900
square feet, and was calculated as 0.5 dwelling units for purposes of density.
The largest EHUs at the time were Type I EHUs, which were allowed in the
Primary/Secondary (PS) zone district and were allowed to be up to 40% of the
allowable Gross Residential Floor Area (GRFA). Within the Hillside Residential
(HR) zone district, Type V EHUs were allowed up to 1,200 square feet. In each
case, the EHU was counted as 1.0 units of density.
On April 18, 2000, the Vail Town Council adopted Ordinance 6, Series of 2000,
which repealed and re-enacted Title 12, Chapter 13, relating to Employee
Housing. As part of this ordinance, the size limit for Type III EHUs was increased
from 900 square feet to 1,200 square feet. These changes were adopted partly in
response to the Vail Tomorrow planning process, where the community indicated
support for providing more incentives for private developers to create employee
housing units.
Town of Vail Page 2
IV. PROPOSED TEXT AMENDMENT LANGUAGE
The Prescribed Regulation Amendment is proposed to amend the one sentence in the
existing chart within Section 12-13-4.
EHU
Zoning
Districts
Permitted
By Right
Ownership /
Transference
Additional
GRFA
Additional Site
Coverage/
Reduced
Landscape
Area
Garage
Credit / Storage
Requirement
Parking
Minimum/
Maximum
GRFA
Of An EHU
Density
Type
The EHU may be
The EHU is
n/a
n/a
Per
The EHU
III
sold or transferred
excluded from
chapter 10
A. Dwelling
is excluded
separately.
the calculation
of this title
unit: 300 sq.
from the
of GRFA.
as a
ft. minimum
calculation
dwelling
and X09
of density.
unit.
2,500 sq. ft.
maximum
B. Dormitory
unit: 200 sq.
ft. minimum
for each
person
occupying the
EHU.
V. ROLES OF REVIEWING BODIES
Order of Review: Generally, prescribed regulations amendment applications will be
reviewed by the Planning and Environmental Commission, and the Commission will
forward a recommendation to the Town Council. The Town Council will then review the
prescribed regulations amendment application.
Planning and Environmental Commission:
The Planning and Environmental Commission is responsible for the review of a
prescribed regulations amendment application, pursuant to Section 12-3-7,
Amendment, Vail Town Code, and forwarding of a recommendation to the Town
Council.
Design Review Board:
The Design Review Board has no review authority over a prescribed regulations
amendment to the Vail Town Code.
Town Council:
The Town Council is responsible for final approval, approval with modifications, or
denial of a prescribed regulations amendment application, pursuant to Section 12-3-7,
Amendment, Vail Town Code.
Staff:
The Town Staff facilitates the application review process. Staff reviews the submitted
application materials for completeness and general compliance with the appropriate
Town of Vail Page 3
requirements of the Town Code. Staff also prov des the Planning and Environmental
Commission a memorandum containing a description and background of the
application; an evaluation of the application in regard to the criteria and findings outlined
by the Town Code; and a recommendation of approval, approval with modifications, or
denial.
VI. APPLICABLE PLANNING DOCUMENTS
Staff believes that following provisions of the adopted master plans and Vail Town Code
are relevant to the review of this proposal:
Title 12, Zoning Regulations, Vail Town Code
CHAPTER 12-1, TITLE, PURPOSE AND APPLICABILITY (in part)
Section 12-1-2: Purpose.-
A.
urpose:
A. General: These regulations are enacted for the purpose of promoting the health,
safety, morals, and general welfare of the Town, and to promote the coordinated and
harmonious development of the Town in a manner that will conserve and enhance its
natural environment and its established character as a resort and residential community
of high quality.
B. Specific: These regulations are intended to achieve the following more specific
purposes.-
1.
urposes:
1. To provide for adequate light, air, sanitation, drainage, and public facilities.
2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and
other dangerous conditions.
3. To promote safe and efficient pedestrian and vehicular traffic circulation and to
lessen congestion in the streets.
4. To promote adequate and appropriately located off-street parking and loading
facilities.
5. To conserve and maintain established community qualities and economic
values.
6. To encourage a harmonious, convenient, workable relationship among land
uses, consistent with Municipal development objectives.
7. To prevent excessive population densities and overcrowding of the land with
structures.
8. To safeguard and enhance the appearance of the Town.
9. To conserve and protect wildlife, streams, woods, hillsides, and other desirable
natural features.
10. To assure adequate open space, recreation opportunities, and other
amenities and facilities conducive to desired living quarters.
11. To otherwise provide for the growth of an orderly and viable community.
Town of Vail Page 4
12-13-1: PURPOSE:
The town's economy is largely tourist based and the health of this economy is premised
on exemplary service for Vail's guests. Vail's ability to provide such service is
dependent upon a strong, high quality and consistently available work force. To achieve
such a work force, the community must work to provide quality living and working
conditions. Availability and affordability of housing plays a critical role in creating quality
living and working conditions for the community's work force. The town recognizes a
permanent, year round population plays an important role in sustaining a healthy, viable
community. Further, the town recognizes its role in conjunction with the private sector in
ensuring housing is available. (Ord. 9(2007) § 1)
12-13-2: APPLICABILITY:
A. The requirements of this chapter shall be in addition to the requirements set forth in
each zone district where employee housing units (EHUs) are permitted or required,
subject to subsection C of this section.
B. Where the provisions of this chapter conflict with the provisions of any other chapter,
the provisions of this chapter shall control, subject to subsection C of this section.
C. This chapter shall not apply to any EHU constructed on or after May 1, 2007, in any
zone district that is subject to the requirements of chapter 23 or 24 of this title. (Ord.
9(2007) § 1)
12-13-3: GENERAL REQUIREMENTS:
A. Deed Restriction, Occupancy Limitations, And Reporting Requirements - Types 1 11
111, And V.-
1.
:
1. No EHU shall be subdivided or divided into any form of timeshare, interval
ownerships, or fractional fee.
2. For EHUs which are required to be leased, they shall only be leased to and occupied
by tenants who are full time employees who work in Eagle County. An EHU shall not be
leased for a period less than thirty (30) consecutive days. An EHU shall be continuously
rented and shall not remain vacant for a period to exceed three (3) consecutive months.
3. Thirty (30) days prior to the transfer of a deed for an EHU, the prospective purchaser
shall submit an application to the administrator documenting that the prospective
purchaser meets the criteria set forth herein and shall include an affidavit affirming that
he/she meets these criteria.
Town of Vail Page 5
4. No later than February 1 of each year, the owner of an EHU shall submit a sworn
affidavit on a form provided by the town to the community development department
containing the following information.-
a.
nformation:
a. Evidence to establish that the EHU has been occupied throughout the year by an
employee,-
b.
mployee,b. The rental rate,-
c.
ate,c. The employer; and
d. Evidence to demonstrate that at least one tenant residing in the EHU is an employee.
5. The deed restriction setting forth the provisions of this subsection A shall be provided
by the town. Said deed restriction shall run with the land and shall not be amended or
terminated without the written approval of the Vail town council. Said restriction shall be
recorded by the town at the Eagle County clerk and recorder's office prior to the
issuance of a certificate of occupancy.
B. Development Standards.-
1.
tandards:
1. No structure containing an EHU shall exceed the maximum GRFA permitted in this
title except as specifically provided herein.
2. All trash facilities shall be enclosed.
3. All surface parking shall comply with chapter 11 of this title.
4. Each EHU shall have its own entrance. There shall be no interior access from any
EHU to any dwelling unit it may be attached to.
5. An EHU may be located in, or attached to, an existing garage (existing on or before
April 18, 2000, and whether located in a required setback or not), provided that no
existing parking required by this code is reduced or eliminated. A type 1 EHU of five
hundred (500) square feet or less of GRFA may be considered for physical separation
from the primary unit, if it is constructed in conjunction with a two (2) car garage and is
otherwise compatible with the surrounding properties, does not have an adverse impact
on vegetation, and does not dominate the street. The design review board shall review
such requests for separation.
6. All EHUs must contain a kitchen or kitchenette and a bathroom.
7. Occupancy of an EHU shall be limited to the maximum of two (2) persons per
bedroom.
C. Application Requirements.-
1.
equirements:1. Applicants for a conditional use permit for the purpose of constructing EHUs shall not
be required to pay a conditional use permit application fee or design review application
fee.
Town of Vail Page 6
2. A development review application for a conditional use permit for the purpose of
constructing EHUs is subject to review and approval by the planning and environmental
commission as provided in chapter 16 of this title.
3. EHU applications which do not require a conditional use permit shall be reviewed by
the department of community development subject to a design review application.
4. A development review application for a type 11 EHU shall include the signatures of all
owners of the property (i.e., both sides of a duplex) or there shall be a letter
accompanying the application from all owners agreeing to the addition of an EHU.
Applications will not be accepted unless this provision is met.
5. Any existing legal nonconforming dwelling unit in the town may be converted to an
EHU administratively by the town without obtaining a conditional use permit. Dwelling
units and lock off units which exist as of the date hereof but which are nonconforming
with respect to density and GRFA may be converted to a conforming EHU
administratively by the town, as long as they otherwise comply with the development
standards and parking requirements found herein and comply with the town's building
code requirements. Upon being converted to an EHU per this section, such dwelling unit
shall be considered a legally conforming EHU and shall be governed by all
requirements of this chapter.
D. Enforcement: All EHUs governed by this chapter shall be operated and maintained in
accordance with this title. Failure to do so may result in enforcement proceedings in a
court of competent jurisdiction and in accordance with chapter 3 of this title.
E. Written Management Plan For Type VI EHUs: For the purposes of this title, a type VI
EHU is an EHU which shall be governed by a written management plan or other written
program approved by the planning and environmental commission. The management
plan is the principal document in guiding the use of a type VI EHU. The management
plan shall be reviewed and approved by the planning and environmental commission as
part of the conditional use permit application for a type VI EHU in accordance
with chapter 16 of this title.
1. Management Plan Contents.-
a.
ontents:a. Parameters: The management plan shall include all relevant material and
information
necessary to establish the parameters of the type VI EHUs.
b. Exclusive Use: The management plan shall demonstrate that the type VI EHUs
are exclusively used for and remain available for employee housing.
c. Notice Of Record: The management plan shall provide a mechanism to provide
adequate notice of record to prospective owners to ensure that the requirements of
the plan shall be met with any future changes in ownership.
d. Occupancy: The management plan shall include adequate provisions to ensure
that the EHUs shall be occupied, and shall not remain vacant for a period to exceed
three (3) consecutive months.
Town of Vail Page 7
e. Affidavit: No later than February 1 of each year, the owner of a type VI EHU shall
submit to the department of community development one copy of a sworn affidavit
on a form from the department of community development, to establish that the EHU
has been used in compliance with the management plan.
f. Other Items: The management plan shall include such other items as the planning
and environmental commission or the administrator deems necessary.
2. Amendments: Amendments to an approved management plan shall be reviewed by
the planning and environmental commission in accordance with this section.
3. Findings: In addition to the findings in subsection 12-16-68 of this title, the planning
and environmental commission shall make the following findings before approving a
management plan.-
a.
lan:a. That the management plan is in accordance with the intent and purposes of this
chapter and chapter 6, article 1 of this title.
b. That the management plan effectively provides employee housing.
c. That the management plan effectively provides for adequate notice to prospective
owners of the requirements of the management plan and the occupancy
requirements for a type VI EHU. (Ord. 9(2007) § 1)
12-13-4: REQUIREMENTS BY EMPLOYEE HOUSING UNIT (EHU) TYPE:
Town of Vail Page 8
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Town Council Action Plan 2018-2020
Our Mission.-
Grow
ission:
Grow a vibrant, diverse economy and community and preserve our surrounding natural
environment, providing our citizens and guests with exceptional services and an
abundance of premier recreational, cultural and educational opportunities.
Community - Goals
Engage our community in honoring social, recreational, cultural, and educational values
that will guide sustainable strategies throughout our neighborhoods as the foundation of
our town's continued success. Ensure that our citizens are afforded the opportunity to
live and thrive in our community.
• Balanced community composition
• Housing as necessary infrastructure to our community
Vail 2020 Strategic Action Plan
Land Use
Goal #4: Provide for enough deed -restricted housing for at least 30 percent of the
workforce through policies, regulations and publicly initiated development.
• Address the zoning regulations to provide more incentives for developers to build
employee housing units.
Environmental Sustainability
• Support employee housing initiatives in order to reduce trips into Vail.
Housing
Goal: The Town of Vail recognizes the need for housing as infrastructure that promotes
community, reduces transit needs and keeps more employees living in the town, and
will provide for enough deed -restricted housing for at least 30 percent of the workforce
through policies, regulations and publicly initiated development.
Vail Land Use Plan
1. General Growth / Development
1.1. Vail should continue to grow in a controlled environment, maintaining a
balance between residential, commercial and recreational uses to
serve both the visitor and the permanent resident.
1.3. The quality of development should be maintained and upgraded
whenever possible.
1.12 Vail should accommodate most of the additional growth in existing
developed areas (infill areas).
5. Residential
5.3. Affordable employee housing should be made available through private
efforts, assisted by limited incentives, provided by the Town of Vail, with
appropriate restrictions.
5.4. Residential growth should keep pace with the market place demands
for a full range of housing types.
5.5. The existing employee housing base should be preserved and
upgraded. Additional employee housing needs should be
accommodated at varied sites throughout the community.
Vail Housing 2027
"The Town of Vail will acquire 1,000 additional resident housing unit deed
restrictions by the year 2027. "
VII. ISSUES FOR CONSIDERATION
Purpose of Size Limits - Staff has researched the records on employee housing, but we
could find no definitive reason for the size limit of 1,200 square feet. In 1990, the Town
of Vail commissioned the Vail Affordable Housing Study. This study recommended a
definition of Affordable Housing Unit, which was proposed to range from 450 — 900
square feet. The purpose of this section of the study was "to encourage the provision of
affordable housing units in a manner which is cost effective and at the same time
provides a quality living environment for its occupants in a manner that is sensitive to a
neighborhood's scale, density, and overall design."
Staff can only speculate that in 1992 there was intent to place both lower and upper size
limits on Type III EHUs. The lower limit of 450 square feet would ensure that units meet
minimum sizes for livability. The upper limit of 900 square feet may have been included
to encourage more units of reasonable size, and to keep units affordable. However, we
have not found evidence in the Town's records to confirm this theory.
In 2000, the size limit was increased to 1,200 square feet in response to community
support during the Vail Tomorrow process to create more incentives for private
developers to create employee housing.
More units of smaller size, which tend to be less expensive than larger units, would help
to address the housing needs for workers on the lower end of the pay scale (retail,
restaurant, lodging, skier services, and other service workers, for example). Larger
EHUs would more likely be occupied by groups of workers, or by employees earning
higher wages.
Diversity of Housing Sizes — The proposal to increase the size limit for Type III EHUs
could result in some larger dwelling units. From a policy perspective, larger units may
be considered either positive or negative. Larger units could allow families with children
Town of Vail Page 14
to reside in EHUs, and may prevent some employees and families from moving down
valley to obtain larger homes that they can afford.
On the negative side, larger units would likely be less affordable, and may be occupied
by workers who might also be able to afford a market rate unit, thereby competing with
people who may need more housing assistance. Smaller EHUs would help to keep the
prices down, while larger units help address a different segment of the employee
housing market that are limited in supply, those being affordable or deed -restricted
EHUs for families. The recently completed Chamonix Vail neighborhood is an example
of some larger EHUs. Homes in Chamonix Vail range from 1,143 square feet to 2,002
square feet.
Affordability — As mentioned above, smaller EHUs will tend to be less expensive than
larger units, subject to location, quality and amenities. While Type III EHUs are not
controlled for rental or sales price, larger units will likely cost more, and will be targeted
to a different buyer or tenant.
Impacts on Mass and Scale — Type III EHUs are not counted as density, and do not
count towards the Gross Residential Floor Area (GRFA) of the property. As a result,
allowing larger Type III EHUs could result in larger buildings. Developments will still
have to meet the established requirements for site coverage, building height, and
setbacks.
It is important to point out that Type III EHUs are allowed primarily in higher density
areas of town, including multiple family, accommodation and commercial zone districts.
The types of structures most common in these zone districts are multiple family
structures, and enlarging existing Type III EHUs in existing buildings may be difficult.
Alternatives to Code Amendment — In addition to amending the current code, one
alternative would be for applicants wishing to build larger Type III EHUs to seek a
variance. This route would be preferable over changing the Town Code for one
applicant, if there were some unique circumstance applicable to one property. However,
there may be other applicants that wish to take advantage of the proposed policy
amendment. In addition, the variance criteria are intended to address physical
hardships relating to the land, building or property. The applicant is not claiming any
particular hardship with the current size limit of 1,200 square feet.
VIII. CRITERIA FOR REVIEW
1. The extent to which the text amendment furthers the general and specific
purposes of the zoning regulations; and
Staff finds the prescribed regulation amendment furthers the general and specific
purposes of the zoning regulations by promoting a variety of employee housing
sizes, which helps to address the desire for a variety of residents in the community,
while maintaining established community qualities and economic values.
Staff finds that this criterion has been met.
Town of Vail Page 15
2. The extent to which the text amendment would better implement and better
achieve the applicable elements of the adopted goals, objectives, and policies
outlined in the Vail comprehensive plan and is compatible with the
development objectives of the town; and
Staff finds that the proposed prescribed regulations amendment will better
implement or achieve some applicable elements of the adopted goals, objectives,
and policies outlined in the Vail Comprehensive Plan. Specifically in the Vail Land
Use Plan's adopted Goals and Policies, Town Council Action Plan 2018-2020 goals
for creating a balanced community, and the Vail 2020 Strategic Action Plan. The
most relevant sections of the Vail Land Use Plan include the following statements:
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.
5. Residential
5.3. Affordable employee housing should be made available through private
efforts, assisted by limited incentives, provided by the Town of Vail, with
appropriate restrictions.
5.4. Residential growth should keep pace with the market place demands for a
full range of housing types.
5.5. The existing employee housing base should be preserved and upgraded.
Additional employee housing needs should be accommodated at varied
sites throughout the community.
Staff finds that this criterion has been met.
3. The text amendment demonstrates how conditions have substantially
changed since the adoption of the subject regulation and how the existing
regulation is no longer appropriate or is inapplicable; and
Conditions have changed since adoption of the subject regulations. Housing is more
of a concern today than it was when the existing policy was adopted, and the price
and availability of housing is raised as a top concern to the business community
relating to employee attraction and retention. The Town has attempted, with the
recent development of the Chamonix Vail neighborhood, to create deed -restricted
housing designed for families and professionals, with larger home sizes. The
proposed amendment would allow for larger Type III Employee Housing Units,
where permitted.
Staff finds that this criterion has been met.
Town of Vail Page 16
4. The extent to which the text amendment provides a harmonious, convenient,
workable relationship among land use regulations consistent with municipal
development objectives; and
Staff believes this text amendment will provide a harmonious, convenient, workable
relationship among land use regulations consistent with the municipal development
objectives. Increasing the maximum size of Type III EHUs to 2,500 square feet will
allow for existing Type III EHUs to be expanded. Due to their location within primarily
multiple family type structures, it is unlikely that a significant number of existing Type
III EHUs will be expanded as a result of this amendment. The proposed amendment
will allow for additional variety of employee housing unit sizes, which will help create
more variety of deed -restricted housing options, and may allow some employees to
remain living in Vail.
Staff finds that this criterion has been met.
5. Such other factors and criteria the planning and environmental commission
and/or council deem applicable to the proposed text amendment.
IX. ENVIRONMENTAL IMPACTS
The Community Development has not identified any significant environmental impacts
with the proposed increase in the maximum size of Type III Employee Housing Units.
While larger residential dwellings in general use more resources, the proposed policy
change and increase the maximum allowed size of Type III EHUs will likely have
negligible impacts.
X. STAFF RECOMMENDATION
The Community Development Department does not have a recommendation on the
proposed prescribed regulations amendment. We can see a variety of benefits to the
proposed amendment, and some potential negative impacts. The Vail Local Housing
Authority (VLHA) reviewed this proposal at their meeting on August 28, 2018, and did
not have a consensus. The VLHA vote 3-1 to support to the application.
Should the Planning and Environmental Commission choose to forward a
recommendation of approval to the Vail Town Council for the proposed text
amendment, the Community Development Department recommends the Commission
pass the following motion:
"The Planning and Environmental Commission forwards a recommendation of
approval to the Vail Town Council for a prescribed regulation amendment,
pursuant to Section 12-3-7, Amendment, Vail Town Code, to amend Section 12-
13-4, Requirements by Employee Housing Unit (EHU) Type, Vail Town Code, to
allow for an increase in the maximum size of a Type 111 Employee Housing Unit
from 1,200 square feet to 2,500 square feet, and setting forth details in regard
thereto. (PEC18-0031)"
Should the Planning and Environmental Commission choose to forward a
recommendation of approval to the Vail Town Council for the proposed prescribed
Town of Vail Page 17
regulations amendment, the Community Development Department recommends the
Commission makes the following findings:
"Based upon the review of the criteria outlined in Section VIII this
memorandum, and the evidence and testimony presented, the Planning and
Environmental Commission finds:
1. That the amendment is consistent with 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. That the amendment furthers the general and specific purposes of the
Zoning Regulations outlined in Section 12-1-2, Purpose, Vail Town
Code, and
3. That the amendment promotes the health, safety, morals, and general
welfare of the Town and promotes the coordinated and harmonious
development of the Town in a manner that conserves and enhances its
natural environment and its established character as a resort and
residential community of the highest quality. "
XII. ATTACHMENTS
A. Applicant's Narrative
Town of Vail Page 18
ATTACHMENT A - APPLICANT NARRATIVE
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Text Amendment
Chapter 12-13:
To allow for an increase in the maximum size of
Type 111 EHUs from 1,200 sq. ft. to 2,500 sq. ft.
Submitted: August 2018
IVU I lei
Mauriello Planning Group
Introduction
Mauriello Planning Group on behalf of Simon Hamui, a resident of the Town of Vail, is proposing to
amend the limit placed on the maximum size of a Type III EHU currently at 1,200 sq. ft. The proposal
would amend the maximum floor area of a Type III EHU to 2,500 sq. ft.
Deed restrictions place limitations on who can occupy a unit. Chapter 12-2 provides the definition of a
deed restriction as follows:
DEED RESTRICTION: A permanent restriction on the use, occupancy and transfer of real property that
runs with the land and is recorded against the property in the Eagle County clerk and recorder's office.
The Type III deed restriction specifically limits occupancy, but does not limit price or appreciation value of
the EHU. Type III EHUs can be rental units (as is often the case with those within a multi -family or mixed
use structure) or can be sold separately and occupied by the owner. Occupancy of the unit is limited by
the deed restriction, which states:
The Type 111 EHU shall be leased to and occupied by tenants who are full-time employees who work in
Eagle County. The Type/// EHU shall not be leased for a period less than thirty (30) consecutive days.
For the purposes of this paragraph, a full-time employee is one who works an average of a minimum
of thirty (30) hours each week on a year round basis. The Type 111 EHU shall be continuously rented
and shall not remain vacant for a period to exceed five (5) consecutive months.
(or)
It must be used by the Owner of the Type 1111 EHU as a permanent residence. For the purpose of this
paragraph, a permanent residence shall mean the home or place in which one's habitation is fixed
and to which one, whenever he or she is absent has a present intention of returning after a departure
or absence therefrom regardless of the duration of absence.
Regardless of the size of the unit, the deed restriction remains on the property and can only be removed
or amended with the consent of the owner and the Town of Vail. Variations in the sizes of deed -restricted
EHUs allows for a greater variety of choices for the workforce of Vail. In fact, the Chamonix neighborhood,
recently completed by the Town of Vail, has units that range in size from approximately 1,110 sq. ft. up to
2,000 sq. ft., allowing for a variety of formats to appeal to the largest number of potential purchasers. The
Chamonix units are Type VI deed -restrictions, which do not include any size limitations.
Most of the various types of employee housing units have size minimums and/or maximums limited by
Chapter 12-13. The following table provides these limitations by EHU type:
EHU Type Minimum Maximum Density
Type I NA NA The EHU is allowed as a second unit on the
Two -Family Zone property.
Districts
2
EHU Type
Minimum
Maximum
Density
Type II
300 sq. ft.
1,200 sq. ft.
The EHU is allowed as a third unit on
Two -Family Zone
property.
Districts
Type III
300 sq. ft.
1,200 sq. ft.
The EHU is excluded from the calculation of
Multiple -Family
density.
Zone Districts
Type IV
NA
NA
The EHU is calculated as density.
Any unit regardless
of zone district
Type IV - CL
Dorm - 250 sq. ft.
NA
The EHU is calculated as density.
Unit required by
Studio - 438 sq. ft.
Commercial
1 Bedroom - 613 sq. ft.
Linkage
2 Bedroom - 788 sq. ft.
3 Bedroom - 1,225 sq. ft.
Type IV - IZ
Dorm - 250 sq. ft.
NA
The EHU is calculated as density.
Unit required by
Studio - 438 sq. ft.
Inclusionary Zoning
1 Bedroom - 613 sq. ft.
2 Bedroom - 788 sq. ft.
3 Bedroom - 1,225 sq. ft.
Type V
NA
1,200 sq. ft.
The EHU is allowed as a second unit on the
Hillside Residential
property.
Zone District
Type VI
NA
NA
As determined by the PEC.
Housing Zone
District
Type VII - CL Unit
Dorm - 250 sq. ft.
NA
The EHU is excluded from the calculation of
required by
Studio - 438 sq. ft.
density.
Commercial
1 Bedroom - 613 sq. ft.
Linkage
2 Bedroom - 788 sq. ft.
3 Bedroom - 1,225 sq. ft.
Type VII - IZ
Dorm - 250 sq. ft.
NA
The EHU is excluded from the calculation of
Unit required by
Studio - 438 sq. ft.
density.
Inclusionary Zoning
1 Bedroom - 613 sq. ft.
2 Bedroom - 788 sq. ft.
3 Bedroom - 1,225 sq. ft.
The EHU types created in the early years of the Employee Housing chapter (like Type III) often had both
minimums and maximums, likely as the idea of EHUs was relatively new and unique so more specific
limitations were provided. The later types of EHUs (those created when commercial linkage and
inclusionary zoning were developed a decade later) were more focused on minimums, with the idea of
creating EHUs that were more livable and functional for the employees living in the units. As the EHU
program has evolved over the years, the need for more variation in size of units has become apparent. It
is interesting to note that of the three types of EHUs with a maximum limitation, only the Type III EHU can
3
be sold or transferred separately. The Type II and the Type V cannot be sold or transferred from the
single-family or duplex unit it is connected to and those types are limited as to not create additional bulk
and mass on duplex lots.
Type III EHUs are a permitted use in most of the higher density zone districts, including the commercial
zone districts. The zone district's allowingType III EHUs are:
• Residential Cluster
• Low Density Multiple -Family
• Medium Density Multiple -Family
• High Density Multiple- Family
• Vail Village Townhouse
• Public Accommodation
• Commercial Core 1
• Commercial Core 2
• Commercial Core 3
• Commercial Service Center
• Arterial Business
• Heavy Service
• Lionshead Mixed Use 1
• Lionshead Mixed Use 2
• Public Accommodation 2
• Ski Base/Recreation
• Ski Base/Recreation 2
• Special Development District
• Parking District
• General Use
The proposed amendment would increase the maximum size of Type III EHUs from 1,200 sq. ft. to 2,500
sq. ft. This allows residents and/or owners of Type III EHUs to make additions or expand their homes to
meet their changing needs. It is not likely that all new Type III EHUs would be constructed to the
proposed 2,500 sq. ft. maximum. Developers often construct EHUs closer to the minimum floor area
requirements, in order to serve the needs of more employees. Additionally rental rates tend to favor
smaller units as smaller units can be rented or sold for more dollars per sq. ft. than larger units. As a
result, there will still likely be a wide variety sizes of Type III EHUs constructed. It is also important to note
that prior to the adoption of Commercial Linkage Requirements and Inclusionary Zoning Requirements in
2008, Type III EHUs were the type of deed restrictions required by the Town to meet EHU obligations of
SDDs or other redevelopment projects. Following the adoption of the requirements in 2008, all employee
housing requirements of new or redevelopment are deed -restricted as either Type IV -CL, Type VII -CL, Type
IV-IZ or Type VII-IZ. Currently, new Type III EHUs would be voluntarily developed beyond the commercial
linkage or inclusionary zoning requirements and, as a result, new Type III EHUs are rare. There has been a
recent instance of proposed Type III EHUs which were required to be reduced in size in order to comply
with Code. This did impact the livability of the employee units.
In summary, changing the maximum floor area allowed in a Type III EHU is not going to generate a lot of
expansions or new units throughout the Town. It is not going to be a drastic change. However, in the few
instances where this can be taken advantage of, it could increase improve the livability of existing units
and the overall supply of square feet of EHUs in the Town.
Criteria for Review
The review criteria for a text amendment are provided in Section 12-3-7 and are listed below. The
Applicant's analysis of conformance with the criteria follows:
A. Factors Enumerated: Before acting on an application for an amendment to the regulations
prescribed in this title, the planning and environmental commission and town council shall consider
the following factors with respect to the requested text amendment:
4
1. The extent to which the text amendment furthers the general and specific purposes of the
zoning regulations
Applicant Analysis: Chapter 12-1-2: provides the general and specific purposes of the Zoning
Regulations:
A. General: These regulations are enacted for the purpose of promoting the health, safety,
morals, and general welfare of the town, and to promote the coordinated and
harmonious development of the town in a manner that will conserve and enhance its
natural environment and its established character as a resort and residential
community of high quality.
B. Specific: These regulations are intended to achieve the following more specific purposes:
1. To provide for adequate light, air, sanitation, drainage, and public facilities.
2. To secure safety from fire, panic, flood, avalanche, accumulation of snow, and other
dangerous conditions.
3. To promote safe and efficient pedestrian and vehicular traffic circulation and to
lessen congestion in the streets.
4. To promote adequate and appropriately located off street parking and loading
facilities.
5. To conserve and maintain established community qualities and economic values.
6. To encourage a harmonious, convenient, workable relationship among land uses,
consistent with municipal development objectives.
7. To prevent excessive population densities and overcrowding of the land with
structures.
8. To safeguard and enhance the appearance of the town.
9. To conserve and protect wildlife, streams, woods, hillsides, and other desirable
natural features.
10. To assure adequate open space, recreation opportunities, and other amenities and
facilities conducive to desired living quarters.
11. To otherwise provide for the growth of an orderly and viable community.
Applicant Analysis:
The proposed amendment to increase the maximum size of Type III EHUs from 1,200 sq. ft. to
2,500 sq. ft. furthers the general and specific purposes of the zoning regulations by enhancing
and diversifying the employee housing stock, helping to maintain the character of the Town as
a resort and residential community of high quality. The proposed amendment is consistent
with municipal objectives to encourage and provide for high-quality employee housing in a
variety of formats to appeal to residents. Creating a diversity of employee housing product
creates a vibrant community, with opportunities for workers ranging from seasonal employees
to full-time, year-round employees with families. As a result, the proposed amendment is
consistent with this criterion by furthering the purposes of the zoning regulations.
5
2. The extent to which the text amendment would better implement and better achieve the
applicable elements of the adopted goals, objectives, and policies outlined in the Vail
comprehensive plan and is compatible with the development objectives of the town
Applicant Analysis:
The various master plans that make up the Vail Comprehensive Plan have been reviewed and
the following goals and policies are applicable from these documents:
Vail Land Use Plan
5.3. Affordable employee housing should be made available through private efforts,
assisted by limited incentives, provided by the Town of Vail, with appropriate
restrictions.
5.4. Residential growth should keep pace with the market place demands for a full
range of housing types.
5.5. The existing employee housing base should be preserved and upgraded. Additional
employee housing needs should be accommodated at varied sites throughout the
community.
The Vail Land Use Plan, which was adopted in 1986, provided the above objectives related to
employee housing and residential grown. As indicated, these goals have been long-term
ideals, which talk about "a full range of housing types" and that the "existing employee housing
base should be preserved and upgraded." These are supportive of the proposal that employee
housing should be in a variety of formats and sizes, ranging from efficiency apartments to
single-family homes. This creates a robust employee housing supply, creating opportunities for
residents who cannot afford free-market housing to remain in Vail. This creates a sustainable
community with residents of all income levels and in various life stages.
Vail Housing 2017 Strategic Plan
VISION
An Eye on the Future
We envision Vail as a diverse, resilient, inclusive, vibrant and sustainable mountain
resort community where year-round residents are afforded the opportunity to live and
thrive. We take a holistic approach to maintaining community, with continuous
improvement to our social, environmental, and economic well being. We create housing
solutions by recognizing and capitalizing on our unique position as North America's
premier international mountain resort community in order to provide the highest quality
of service to our guests, attract citizens of excellence and foster their ability to live,
work, and play in Vail throughout their lives.
6
Our strategic solutions and actions result in the retention of existing homes, creation of
new and diverse housing infrastructure, and collaboration with community partners. For
Vail, no problem is insurmountable. With a consistent, community -driven purpose and
an entrepreneurial spirit, Vail will lead the industry in innovative housing solutions for
the 21st century. The Town is well positioned financially to undertake this significant
challenge.
MISSION
Maintaining and Sustaining Community
"We create, provide, and retain high quality, affordable, and diverse housing
opportunities for Vail residents to support a sustainable year round economy and build a
vibrant, inclusive and resilient community. We do this through acquiring deed
restrictions on homes so that our residents have a place to live in Vail."
TEN YEAR GOAL
"The Town of Vail will acquire 1,000 additional resident housing unit deed restrictions by
the year 2027."
These new deed restrictions will be acquired for both existing homes as well as for
homes that are newly constructed by both the Town of Vail and private sector
developers. By virtue of the occupancy requirements of the deed restrictions, the Town
of Vail does not need to own resident homes to forward its mission of maintaining and
sustaining community. Title to real estate can change ownership often. Once recorded,
a deed restriction transfers with the title and survives changes in ownership over time,
thus assuring lona term resident housing.
The 2017 Strategic Plan is an ambitious roadmap to acquiring deed restrictions on properties
throughout the Town, in clear recognition that a deed -restriction outlives ownership changes
and that this can prevent the turnover from local -resident occupancy to second homeowner
occupancy of existing housing stock. The plan recognizes that by providing diverse housing
opportunities for local employees, it creates a sustainable economy and a vibrant community.
Allowing for Type III EHUs to be up to 2,500 sq. ft., while still not an overly large home, creates
opportunities for more employees to live and work in Vail, while providing additional living
space that allows for families to live and grow in a unit, rather than moving down -valley to a
larger home. Vail businesses then have to compete with down -valley businesses for
employees, where workers may prefer shorter commutes. Variety in deed -restricted home
sizes is supported by the Vail Housing 2017 Strategic Plan.
Vail 20/20 Plan
Vail's Vision is the general vision statement for Vail's future, based on input from the
community during the Vai120120 process, and is as follows:
We are the "Premier Mountain Resort Community" by providing high quality of
life and experiences for both residents and visitors. This is achieved through
environmental stewardship, world-class recreational, cultural and educational
opportunities, a strong year-round economy, diversity of housing, and superior
infrastructure. The town actively seeks input and cooperation from the
community and its neighbors to ensure fulfillment of its vision.
Housing: The high cost of housing and a lack of developable land continue to challenge
the community in providing adequate workforce housing. Opportunities exist to increase
the amount of employee housing through redevelopment of existing housing, the
purchase of deed -restricted units and through developer requirements. During 20/20,
participants placed workforce housing as a top priority for the community and
government leaders to address.
20/20 Vision
The number of employees living within the town has steadily increased, thanks to the
town's commitment to ensure affordability and availability of housing. The number of
deed -restricted rental and for -sale units required of both private and public projects has
increased. The diversity of deed -restricted units can accommodate the seasonal worker,
as well as all levels of year-round employees, including those with families. Housing in
general has been transformed to include green building standards.
20120 Implementation
Goal: The Town of Vail recognizes the need for housing as infrastructure that promotes
community, reduces transit needs and keeps more employees living in the town, and will
provide for enough deed -restricted housing for at least 30 percent of the workforce
through policies, regulations and publicly initiated development.
Workforce housing was identified as a top priority in the Vail 20/20 plan, with a recognition
that diversity of housing opportunities furthers the Town's goal to be the "Premier Mountain
Resort Community." Diversity of deed -restricted units will continue to allow the Town of Vail
to accommodate all employees, from the season worker to year-round employees with
families. Allowing Type III EHUs to be a maximum of 2,500 sq. ft. further advances this
d iversity.
As indicated in this analysis, the proposed text amendment complies with this criterion by
better implementing and achieving the the adopted goals, objectives, and policies outlined in
the Vail comprehensive plan and is compatible with the development objectives of the town.
3. The extent to which the text amendment demonstrates how conditions have substantially
changed since the adoption of the subject regulation and how the existing regulation is no
longer appropriate or is inapplicable
Applicant Analysis:
s
The employee housing chapter, generally in its current form (now 12-13 of the Vail Town Code),
was originally adopted in 1992 by Ordinance 9, Series of 1992. This ordinance created the Type
III Employee Housing Unit, with the purpose that it would allow for the construction of EHUs in
multiple family and mixed use zone districts. At the time, Type III EHUs were a conditional use
in these zone districts and counted towards density maximums as 0.5 of a dwelling units. Type
III EHUs were required to be a minimum of 450 sq. ft. and a maximum of 900 sq. ft. and was
allowed a maximum of 3 bedrooms. Based on a review of past ordinances, in 2000 the Town
did a major overhaul of the EHU chapter, and modified the size requirements for a Type III to
the current 300 sq. ft. minimum and 1,200 sq. ft. maximum. This was part of an overall goal as
a result of the Vail Tomorrow and Common Ground processes of providing additional
incentives and eliminating disincentives for the creation of employee housing throughout the
Town of Vail.
Since the current minimum and maximum requirements for Type III EHUs were adopted, many
changes have occurred. It is interesting to note that most policy has focused on increasing the
number of deed -restricted units throughout the Town of Vail and Eagle County. However, as
these programs have matured, little direction has been given to allowing improvements to the
existing inventory of deed -restricted housing.
In 2008, the Town adopted the Vail Employee Housing Strategic Plan, with the stated goal to:
"The Employee Housing Strategic Plan (EHSP) seeks to meet the expectations
established by the community and confirmed by the Town Council and provide enough
deed -restricted housing for at least 30 percent of the community's workforce to live in
the Town of Vail through a variety of policies, regulations and publicly initiated
development projects."
The 2008 Strategic Plan was the impetus for codifying both the Commercial Generation
requirements and Inclusionary Zoning requirements, which required development to provide
employee housing. These requirements do not have a maximum size limitation, in recognition
that larger units can be a benefit to the overall employee housing inventory.
In 2016, the Town of Vail adopted "Vail Housing 2017: A Strategic Plan for Maintaining and
Sustaining Community through the Creation and Support of Resident Housing in Vail" with the
single goal of "acquiring 1,000 additional resident housing unit deed restrictions by the year
2027." It further states the mission as:
"We create, provide, and retain high quality, affordable, and diverse housing
opportunities for Vail residents to support a sustainable year round economy and build a
vibrant, inclusive and resilient community. We do this through acquiring deed
restrictions on homes so that our residents have a place to live in Vail."
In 2018, Eagle County completed Housing Needs and Solutions 2018: Eagle River Valley, which
recognized a current need of 2,780 units in 2018, with an increase to 7,970 units by 2030.
Unlike most previous studies which focused mainly on the need for additional units, this study
looked further into housing preferences, including an analysis of the size and types of homes
preferred by residents. The analysis provided the following:
9
Upgrades
Survey respondents had the opportunity to rate upgrades they would seek to and
believe they can afford regards to a hypothetical home. When given an array of add on
features or upgrades to choose from, fewer than 10% indicated they would prefer the
base models. A private yard for $10,000 was the top choice for both renters and owners
who want to buy.
There are notable differences, however, between owners who want to move into a
different residence and renters who want to move into ownership.
• Owners more often selected multiple upgrades with a two car -garage, additional
full bathroom, two additional bedrooms and extra storage measuring 8' by 81
• Renters desire fewer upgrades but rated one additional bedroom, a one -car garage,
an extra half bath, and a storage locker higher than owners.
Examination by unit type reveals most potential buyers:
• Would like an additional bedroom except for those who are very interested in a 3 -
bedroom single family home.
• Want and think they could afford a garage.
• Want and think they could afford a garage.
Vail's employee housing inventory consists of approximately 729 deed -restricted units. These
units, many of which were subject to size limitations, remain in high demand for local
residents. These units house all different types of households, from single young service
workers to dual -income families with children. As these households grow and change, it is
important that the units also have some flexibility to meet the changing needs. Without the
ability for homeowners to improve their property, many may choose to move to locations
where this flexibility exists, such as down -valley.
The average home size at the end of 2017 was 2,571 sq. ft. In fact, the average home size in
1960 was close to 1,200 sq. ft., the current limitation for Type III EHUs.
The conditions regarding employee housing size limitations have changed since the size
limitation on Type III EHUs was adopted. It is now recognized that a variety of sizes and
formats is beneficial, as it creates opportunities for different types of households to meet their
housing needs within the Town of Vail. As indicated in this analysis, the proposed text
amendment complies with this criterion and this analysis demonstrates how conditions have
substantially changed since the adoption limitation of 1,200 sq. ft. on Type III EHUs and how
this is no longer appropriate.
4. The extent to which the text amendment provides a harmonious, convenient, workable
relationship among land use regulations consistent with municipal development objectives
Applicant Analysis:
10
As outlined above, the Town's development objectives have historically and continually
recommended a diversity of housing types within the Town of Vail, providing opportunities for
residents of all types. The proposed amendment allowing Type III EHUs to increase the
maximum size from 1,200 sq. ft. to 2,500 sq. ft. creates a harmonious, convenient, and
workable relationship among land use regulations consistent with municipal development
objectives and is therefore consistent with this criterion.
5. Such other factors and criteria the planning and environmental commission and/or council
deem applicable to the proposed text amendment
Applicant Analysis:
Any other factors and criteria that the Planning and Environmental Commission and Town
Council deem applicable will be addressed by the Applicant as they are identified.
Conclusion
It is clear that the Town's policies and goals support allowing larger EHUs and allowing the existing housing
stock to be improved throughout the Town. Though a 2,500 sq. ft. limit is proposed, that is only due to
the concern that the Town would not support removing the limitation entirely. The reality is that the
maximum limitation could be removed which would allow more flexibility and likely produce more
employee housing floor area within the Town. As long as an EHU is deed restricted, the size is immaterial.
The market will ultimately decide the value of a deed restricted unit and the market will adjust
accordingly. A variety of EHU sizes appeals to more potential residents, which creates a more sustainable
community and is desirable to the Town. Diversity of housing choices is a benefit to the Town by having all
types of local employees living in Town rather than moving down valley where more options may exist.
11
City of Vail, Colorado Logo
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: November 12, 2018
ITEM/TOPIC:
A request for review of Major Exterior Alteration, pursuant to Section 12-71-1-7, Exterior Alterations or Modifications, Vail Town Code,
to allow for construction of a new multifamily structure with below grade parking, located at 500 East Lionshead Circle/Lot 3, Block 1,
Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC18-0034)
The applicant has requested this item be tabled to the November 26, 2018 regularly scheduled meeting of the Planning and
Environmental Commission.
City of Vail, Colorado Logo
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: November 12, 2018
ITEM/TOPIC:
A request for the review a variance from Section 12-71-1-10, Setbacks, Vail Town Code, pursuant to Title 12 Chapter 17, Variances,
Vail Town Code, to allow for a side setback of zero feet (0') where ten feet (10') is required for a new multifamily structure, located at
500 East Lionshead Circle/Lot 3, Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto. (PEC18-0036)
The applicant has requested this item be tabled to the November 26, 2018 regularly scheduled meeting of the Planning and
Environmental Commission.
City of Vail, Colorado Logo
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE:
ITEM/TOPIC: October 22, 2018 PEC Results
ATTACHMENTS:
File Name Description
Pec results 102218.pdf October 22, 2018 PEC Results
0 PLANNING AND ENVIRONMENTAL COMMISSION
TOW?J OF ffl October 22, 2018, 1:00 PM
Town Council Chambers
75 S. Frontage Road -Vail, Colorado, 81657
1. Call to Order
Present: Rollie Kjesbo, Ludwig Kurz, Pam Hopkins, John Ryan Lockman
and Brian Stockmar
Absent: Karen Perez
Commissioner Gillette arrived to the meeting at approximately 1:10 PM.
Main Agenda
2.1. A request for review of Major Exterior Alteration, pursuant to Section 12-7H- 5 min.
7, Exterior Alterations or Modifications, Vail Town Code, to allow for
construction of a new multifamily structure with below grade parking, located
at 500 East Lionshead Circle/Lot 3, Block 1, Vail Lionshead Filing 1, and
setting forth details in regard thereto. (PEC18-0034)
The applicant has requested this item be tabled to the November 12, 2018
regularly scheduled meeting of the Planning and Environmental
Commission.
Applicant: Lazier Lionshead LLC, represented by Braun Associates Inc.
Planner: Jonathan Spence
John -Ryan Lockman moved to table to November 12, 2018. Ludwig Kurz
seconded the motion and it passed (5-0).
Absent: (2) Gillette, Perez
2.2. A request for the review a variance from Section 12-7H-10, Setbacks, Vail 5 min.
Town Code, pursuant to Title 12 Chapter 17, Variances, Vail Town Code, to
allow for a side setback of zero feet (0') where ten feet (10') is required for
a new multifamily structure, located at 500 East Lionshead Circle/Lot 3,
Block 1, Vail Lionshead Filing 1, and setting forth details in regard thereto.
(PEC 18-0036)
The applicant has requested this item be tabled to the November 12, 2018
regularly scheduled meeting of the Planning and Environmental
Commission.
Applicant: Lazier Lionshead LLC, represented by Braun Associates, Inc.
Planner: Jonathan Spence
John -Ryan Lockman moved to table to November 12, 2018. Ludwig Kurz
seconded the motion and it passed (5-0).
Absent: (2) Gillette, Perez
2.3. A request for a recommendation to the Vail Town Council for a Prescribed 5 min.
Regulations Amendment, pursuant to Section 12-3-7, Amendment, Vail Town
Code, to amend Section 14-10-5, Building Materials and Design, Vail Town
Code, and Section 14-10-8, Landscaping, Drainage and Erosion Control,
Vail Town Code, relating to wildfire protection and the proposed adoption of
the International Wildland Urban Interface Code, and setting forth details in
regard thereto. (PEC18-0035)
The applicant has requested this item be tabled to the December 10, 2018
regularly scheduled meeting of the Planning and Environmental
Commission.
Applicant: Vail Fire & Emergency Services
Planner: Chris Neubecker
John -Ryan Lockman moved to table to December 10, 2018. Ludwig Kurz
seconded the motion and it passed (5-0).
Absent: (2) Gillette, Perez
3. Approval of Minutes
3.1. September 24, 2018 PEC Results
Ludwig Kurz moved to approve. John -Ryan Lockman seconded the motion
and it passed (5-0).
Absent: (2) Gillette, Perez
3.2. October 8, 2018 PEC Results
John -Ryan Lockman moved to approve. Rollie Kjesbo seconded the motion
and it passed (3-0).
Abstain: (2) Hopkins, Kurz
Absent: (2) Gillette, Perez
4. Informational Update
4.1. Update on Town of Vail Housing policy statements adopted by the Vail Town 10 min.
Council.
Applicant:
Planner: George Ruther
POSTPONED
4.2. Appointments to the Civic Area Plan Process Committee 15 min.
Applicant:
Planner: Chris Neubecker
Commissioner Stockmar expressed his interest in being a part of the
committee.
Chris Neubecker provided a general background on the committee and the
project.
Commissioner Lockman asked for clarification on the roles of the
participants.
Neubecker provided a response about the expectations of the Process
Committee.
Commissioner Gillette joined the meeting.
Commissioners Stockmar and Kurz expressed interest in serving on the
committee. Commissioner Hopkins also expressed interest. Commissioner
Hopkins then withdrew her name from consideration.
Brian Gillette moved to appoint Commissioners Stockmar and Kurz to the
Vail Civic Area Plan Process Committee. Ludwig Kurz seconded the motion
and it passed (6-0).
Absent: (1) Perez
5. Adjournment
Ludwig Kurz moved to adjourn. Rollie Kjesbo seconded the motion and it
passed (6-0).
Absent: (1) Perez
The applications and information about the proposals are available for public inspection during regular office hours at the
Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project
orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department.
Times and order of items are approximate, subject to change, and cannot be relied upon to determine at what time the
Planning and Environmental Commission will consider an item. Please call (970) 479-2138 for additional information. Please
call 711 for sign language interpretation 48 hour prior to meeting time.
Community Development Department
City of Vail, Colorado Logo
VAIL TOWN PLANNING AND ENVIRONMENTAL AGENDA MEMO
MEETING DATE: November 12, 2018
ITEM/TOPIC: Update on Town of Vail Housing policy statements adopted by the Vail Town Council.
ATTACHMENTS:
File Name
Description
Resolution No. 30 Series of 2018 2018 Housinq Policy Statements 07172018.pdf Resolution No. 30, Series of 2018
RESOLUTION NO. 30, SERIES 2018
A RESOLUTION ADOPTING THE 2018 TOWN OF VAIL HOUSING
POLICY STATEMENTS, AND SETTING FORTH DETAILS IN REGARD
THERETO
WHEREAS, the Vail Town Council has adopted the vision "To Be The Premier
International Mountain Resort Community';
WHEREAS, through Resolution No. 29, Series 2016, the Town Council adopted
Vail Housing 2027, "A Strategic Plan for Maintaining and Sustaining Community through
the Creation and Support of Resident Housing in Vail" (the "Plan");
WHEREAS, the single goal of the Plan is for "The Town of Vail to acquire 1,000
additional resident housing deed -restrictions by the year 2027;
WHEREAS, according to the 2018 Town of Vail Community Survey results, the
availability and affordability of housing is the most critical issue facing the Vail
community; and,
WHEREAS, through the adoption of housing policy statements, it is the Vail
Town Council's intent to articulate the approaches the Town will take to realize its
vision, achieve its housing goal, and address the most critical issue... housing... facing
the Vail community.
NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE
TOWN OF VAIL:
Section 1. The Vail Town Council hereby adopts the following housing policy
statements, hereafter referred to as the "2018 Town of Vail Housing Policy
Statements":
#1 Housing IS Infrastructure - Deed -restricted homes are critical
infrastructure in Vail.
#2 Housing Partners — We use public/private partnerships and actively
pursue local and regional solutions to increase the supply of deed -
restricted homes.
#3 Private Sector Importance — We foster a proactive and solutions -
oriented environment that promotes private sector investment to create
deed -restricted homes.
#4 Leverage Financial Strength — We will use our financial strength and
acumen to acquire deed -restrictions.
1
#5 Breakdown Barriers — We align our land use regulations, building and
energy conservation codes to achieve our vision and housing goal, and
development applications are thoroughly, timely and efficiently
reviewed.... getting to "yes" is our shared objective.
#6 Funding Creates Deed -Restrictions — We pursue a predictable,
consistent and reliable source of funding to obtain deed -restrictions and
maintain the Town's housing programs.
#7 People Promote Community — We ensure opportunity and access to the
Town's housing programs and initiatives through a clear, equitable, and
easy to administer process for housing selection.
#8 No Net Loss - No net loss of resident -occupied, deed -restrictions.
#9 Keep Up With Demand - New development, both residential and
commercial, is obligated to mitigate its incremental impact on the demand
for resident -occupied, deed -restricted homes. Payment in lieu, while
needed, is not the preferred method of mitigation.
#10 Funding is Policy — The Vail Town Council will fund housing
opportunities and solutions.
INTRODUCED, READ, APPROVED AND ADOPTED this 17th day of July, 2018.
ATTEST:
Patty McKenny, Town Clerk
2
Dave Chapin, Mayor
Ad #: 0000327645-01
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 10/26/2018 and that the last
publication of said notice was dated 10/26/2018 in the
issue of said newspaper.
In witness whereof, I have here unto set my hand this day,
10/31/2018.
Mark Wurzer. Publisher
Subscribed and sworn to before me, a notary public in and
for the County of Eagle, State of Colorado this day
10/31/2018.
�1
Jerilynn Medina, Notary Public
My Commission Expires: August 3, 2020
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THIS ITEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning and
Environmental Commission of the Town of Vail wit
hold a public Hearingrdance wfih ...flan 12-
3-6, VaII Town Code non November 12, 2018 at
1:00 pm In the Town of Vail Munldipal Building.
A request far an amendment to a Conditional Use
Permit, pursuant to Secfion 12-16-10, Amendmerr
Procedures, Vail Town Code, to allow for an aaler
slot, to the eAefing Condiltonal Use Permfi for a pri-
ate parking lo[, located [934 South Fromagge
Road (West Day LoU/U ,:!d, and..fling 1oM de
t"Is to regards thereto. (PEC18-001)
Apphl ! Vatl C=etlon
Planner: Chris Neubacker
The applications and iMormatton about the propos-
Is are ilable for public Inspection dudng office
hours W the Town f Vail Commun( Oevel a
Department 75 South Frontage Road. The publi ets
nutted to itend she Nils. Plea.. call 910-479
2138 or
visit www.vellgov wmhplanning for additional iMamation.
Sign language inters tafi- available upon request
wIM 24-hour notl8caflon, dial 711.
Published October 26, 2018 in the Vail Daily.
0000321645
Ad #: 0000334809-01
PLANNING AND ENVIRONMENTAL
Customer: TOWN OF VAIL/PLAN DEPT/COMM DEVLM
COMMISSION
November 12, 2018,1:00 PM
Your account number is: 1023233
Town Douncll Dhambere
75 S. Frontage Road - Vail, Colorado, 81657
PROOFOF PUBLICATION
1.Call to Ober
1Attends—
a enPROOF
2.Mendada
Agenda
gAg1.
VAIL DAILY
2.1. A request for an amendment to a Conditional
Use
meat Procedures,uVail Town Code, tolaid, for ao"e
published in the regular and entire issue of every number
tpension to the existing Conditional Use Permit for a
STATE OF COLORADO
Rretl(Wes"in
DayLot Nepleded andaettntl�orlh de-
that the first publication of said notice was in the issue of
tails in regards thereto. (PEC18-0037) 10 min.
COUNTY OF EAGLE
A plicant: Vail Corporation
PP rarer: Ghns Neubecker
publication of said notice was dated 11/9/2018 in the issue
2.2. A request for a re mandation to the vat
Town Council for a Prescribed Regulations Amend
I, Mark Wurzer, do solemnly swear that I am Publisher of
ant pursuant to Section 1237, Amentlm Vai
Town Code, to amend section 12-134, Require
the VAIL DAILY, that the same daily newspaper in
Type, Vai
encs by 0, to a Housing Unit ( in the mur
Tive eypeaI bran increase in [nit.
printed,
E
size of a Type III Employee Housing Unit. (PEC18
of a (P
whole or in part and published in the County of Eagle,
0031)5 min.
State of Colorado, and has a general circulation therein;
ria danpleyia°z019°ae.iaa ,his gam be ebletl o
y scheduled meeting of
that said newspaper has been published continuously and
the Planning and Environmental Commission.
Appdcent: Maude) bPlanning Group
Planner: Chris Neuld.ker
uninterruptedly in said Count of Eagle for period of
P Y Y 9
2.3.Arequest for re view of Major E—lar Alteration
more than fifty-two consecutive weeks next prior to the
p nt to Section 12.7H- 7, Ekterior Alterations or
klMificatbns, Vail Tnwn CM., b allow for c,nst—
tion of a new mubfamily structure win below grade
for the County of Eagle, State of Colorado this day
parking, located at 500 East Lionshead Cimle/Lot 3,
first publication of the annexed legal notice or
Bbck 1, Vail Lionshead Filing), and setting formde
tails in regard thereto. (PEC1&0034) 5 min.
advertisement and that said newspaper has published the
heeapplicant
elmbe has requested thisly hanablea meed W
ng
requested legal notice and advertisement as requested.
If the Planning antl Envirnnman I —nn. -II,
APpNoam: wae� Lionshaad LLC, represented by
The VAIL DAILY is an accepted legal advertising medium,
fowl or =a
setback of zero feet m')whe. tent feel
only for jurisdictions operating under Colorado's Home
(10•) is required for a new manta milt' structure, to
ted at 500 East Lionshead Ci.IWLot 3, Block 1,
Rule prOVl$IOn.
Veil Lionshead Filing 1, antl salting torah details in
gold therein. PECl6-0038)5 nim.
The applicant has requested this dem be tabled to
the November 26, 2018 regularly scheduled meeting
That the annexed legal notice or advertisementre
was
of the Planning and Environmenla1 Commission.
Applicant: Lazier Lionshead LLC, presented by
Braun Associates, Inc.
published in the regular and entire issue of every number
Pthat:
3! Approval of Minutes Spence
of said daily newspaper for the period of 1 insertion; and
3.1. October 22, 2018 PEC Results
4. Informational Update
that the first publication of said notice was in the issue of
4.1. Update on Town of Vail Housing policy state
errs adopted by the Or Town Council. 10 min.
Applicant:
said newspaper dated 11/9/2018 and that the last
Planumn, Geo
5. Adjour menta Ruther
publication of said notice was dated 11/9/2018 in the issue
The applications and information about the propos-
of said newspaper.
p p er.
als are available lar public inspection during regular
office hours at the Town of Vail Community Develop
,am Depa mart, 75 Sou h Fron age Road. The
In witness whereof, I have here unto set my hand this day,
public is Invited to affentl the project orientation and
the site visits ffwt precede the public hearing in the
Tpwn of Vail Community Devebpmegt Deparment.
12/19/2018.
Time,
lana u,, order
nd cannot bee a,I,,d up,, m determiner
at what time the Planning and Envimnmemal Com -
mi sicn coi an item. Please call (970) 479-
2138 for additionalgiiinformatio8 Please rail 711 fp
al9nb�eeguage interpretation 48 hour prior to meet -
Community Development Department Published in
AWL till
the Vail Daily November B, 2018 0000334809
Mark Wurzer, Publisher
Subscribed and sworn to before me, a notary public in and
for the County of Eagle, State of Colorado this day
12/19/2018.
Jerillynn Medina, Notary Public
My Commission Expires: August 3, 2020
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