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HomeMy WebLinkAbout1994-0725 PECv R rw A request for a worksession to discuss proposed text amendments to Chapter 18.38, Greenbelt and Natural Open Space District and Chapter 18.36, Public Use District, of the Vail Municipal Code and the creation of Chapter 18.33, Outdoor Recreation District. Jeff Bowen stated that he did not want so see paved paths as either a permitted or conditional use in the proposed Natural Area Preservation District. I Planning and Environmental Commission July 25, 1994 1 Jim Curnutte reminded the Pill that paved paths were discussed previously and it was decided to leave them in to facilitate wheel chair users use and enjoyment of natural areas. Dalton Williams stated that amount of destruction associated with an unpaved path is often greater than the disturbance associated with a paved path. He stated that he would like to see some sort of method devised to encourage people to utilize the paths that are made. Jim Curnutte asked the P whether they would like to see "unpaved paths" as a conditional or permitted use. I I I �� 1 11 I III IT I I i! I I I I ;I I I i! I I i! I I ii I I I I Jim pointed out that "interpretive nature walks" would most likely include a path an] asked the I if they want that use moved to the conditional use list as well. Th said yes. Dalton Williams was concerned about "interpretive nature walks" becoming a conditional use. He felt that placing "interpretive nature walks" into the conditiona use category could be interpreted to mean that you cannot even walk in this zone district, unless it was specifically listed as a use by right. In other words, there is nothing that says you can walk through a "nature preserve". In order to address Dalton's concern, Jim Curnutte stated that staff could amen t t definition of "nature preserve" to include language regarding public access. Kathy Langenwalter explained to the PEC members about "parking, when used in conjunction with a permitted or conditional use" being in the conditional use category. MEN Ill I ill 1 110 ill I I Ill Jeff Bowen suggested that the name of this district should be changed to the General Use District or General Activity District. He suggested that the uses in the Public Use District and the proposed Outdoor Recreation District could be designated to one district or the other, thereby eliminating overlap. Dalton Williams stated that sometimes the overlap of uses among different zone districts was necessary to get projects to work. Kathy Langenwalter stated that the General Activity District or General Use District may more accurately capture the essence of what they were trying to do. Planning and Environmental Commission July 25, 1994 0 Jeff Bowen suggested that some of the Ski Base Recreation issues could be addressed in conjunction with the General Use District. Greg Amsden stated that he would like to see the Ski Base Recreation zoning issue addressed. lill Anderson stated that he did not have an opinion either way. Ann Louthan stated that they were trying to avoid future situations such as the � ` Planning and Environmental Commission July 25, 1994 4 Bill Anderson complimented the applicant for the terrific job they were doing at Garton's this year. He said he was in favor of people being off of the deck by 11:00 p.m. He stated that food could stop being served around 10:30 p.m. and the applicant should try to have the deck cleared by 11:00 p.m. Rick Richards, of Garton's, stated that when the deck is vacated all at once there is a surge of noise associated with a large number of people leaving the dining deck all at once. a MI ra CM r- 1 Ann Louthan felt that herding all the people off the deck at once at 10400 p.m. was more objectionable than the patrons trickling out between 10:00 p.m. and 11:00 pm. each evening. Planning and Environmental Commission July 25, 1994 5 Mike Mollica made a presentation per the staff memo. He stated that the co-applicanil were requesting a variance from Section 18.52.080(E) Parking - Standards of the Zoning Code. He stated that staff was recommending approval of this variance request -© the one condition outlined on Page 3 of the staff memo. Richard Matthews, project landscape architect representing SBC Company, stated that he would answer any questions that the PEC may have in reference to the requested variance. In response to a question Kathy Langenwalter had asked Mike Mollica earlier, Mike responded that the Town Engineer had approved the proposed parking plan. ©f stated that 2e«2« x ©©c, of the parking area would either be the Town's or SBC Company's responsibility. Bill Anderson stated that some sort of signage may be appropriate to ??£m® this area as a public access to the trailhead. Planning and Environmental Commission 0 &%a,9 6 Jay Peterson felt the amendment was a positive change. Greg Amsden asked whether this provision would apply to Medium Density Multi- Family zoned properties. Kristan Pritz stated that this provision applied to projects having more than two units. She stated that single family residences and duplexes received a different type of credit. Dalton Williams made a motion to approve the request for an amendment to Section 18.57 of the Town of Vail Municipal Code, Employee Housing to allow for common are to be used for employee housing per the staff memo. Bob Armour seconded the motion and a 6-0 vote approved this request. 5. A request for a worksession for a conditional use permit to allow for the expansion of the Vail Golf Course Clubhouse for new Vail Recreation District office space to be located at 1778 Vail Valley Drive/Part of the north 1/2 of Section 9, T 5 S, R 80 W, 6th P.M., Town of Vail, Eagle County, Colorado. Applicant: Vail Recreation District, represented by Bill Pierce Planner: Jim Curnutte trees in that berm. He also pointed out that one owner (Unit 7) is adamantly opposed to any increase in the building's height. Rob Robinson, representing the Vail Recreation District, gave a brief presentation and history of the Vail Recreation District office space needs and Golf Clubhouse parking *roblems. Kathy Langenwalter asked what the applicant's opinion was with regard to "cleani up" the zoning on the property. I Bill Pierce stated that they did not object to getting the Golf Course Clubhouse and parking lot under one zone district, but they did not want it to hold up their project. He felt that this was the Town's responsibility. Jim Curnutte stated that the reason staff was suggesting that this property be rezoned to the Public Use District was because right now the building is in the Agricultural and Open Space zone district, which does not appear to allow for the particular use that the Golf Course Clubhouse Building is being used for. Jeff Bowen felt that since this was a Town of Vail and Vail Recreation District project, it should not move forward without the appropriate underlying zoning. Greg Amsden stated that he would like to see the lift located inside but that it may not be cost effective. Kathy Langenwalter stated that it appeared that the PEC would prefer to see a stairway and lift as opposed to a ramp for this project. Concerning the retaining walls, she stated they were acceptable to the PEC if they were no more than 3 feet high and stepped. Concerning parking, Bill Anderson suggested that valet or staff parking could occur at the very southern end of the site towards the west to free up more parking to paying clients. He felt that this was a possible solution to ease the parking pressures on this site and possibly to preserve more of the northern berm. As far as the number of spaces, he stated that it was like building a church and that most of the time the parking on-site would be adequate but that there would be some times when it is not adequate. Greg Amsden stated that he would like to see the number of parking spaces on the site maximized. Jeff Bowen stated that he was opposed to compact car sized parking spaces and tha) all parking spaces should be able to accommodate full size vehicles. He pointed out that not every employee had to park on-site and that possibly they could park at the Vail Transportation Center and take the bus. i rg Planning and Environmental Commission 0 July 25: 1994 9 Regarding parking, Greg Amsden stated that valet parking seemed to be a legitimate solution to the parking issue on this site. Regarding landscaping, he stated that he would like to see additional evergreen trees added on the site. Kathy Langenwalter inquired whether Fallridge would be able to help out VRD with the parking. Rob Robinson stated that they were beginning talks with representatives of Fallridge. MAI; 0 • The PC did not have any problems with the proposed mechanical equipment screening. Kathy Langenwalter asked the PEC if they had additional comments concerning the existing landscaping on the site. M., FINNOTOMIM Planning and Environmental Commission July 25, 1994 W Regarding the DRB's comments from the July 20, 1994 DRB meeting, Kathy stated that it was appropriate to keep with the style of the existing building and forget about adding beams, etc. She felt the VRD should put their money into landscaping. 6. A request for a conditional use permit to allow for an expansion to the administration building located at 1309 Vail Valley Drive/Unplatted parcel located north of the 1-70 Right-Of-Way, north of Vail Village, 8th Filing. 7. A request for a conditional use to allow for a Type 11 Employee Housing Unit to be located at 126 Forest Road/Lot 5, Block 7, Vail Village 1 st Filing. Applicant: Ron Byrne for BMS General Partnership Planner: Jim Curnutte TABLED INDEFINITELY Jeff Bowen made a motion to table this item indefinitely with Dalton Williams seconding the motion. A 6-0 vote tabled this item indefinitely. n MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department SUBJECT: A request for a parking variance to allow for unpaved parking to be located at the proposed Middle Creek Trailhead, 100 North Frontage Road East/Parcel 8, Spraddle Creek Estates. Applicant: SBC Development Company/Town of Vail Planner: Mike Mollica Parking - s, which states The requested is from Section 18.52.080 Standard (E) i LE I "I I a ' 11 11 lauvariance -ff Icill F" 11, BACKGROUND AND HISTORY a 1 III . CRITERIA AND FINDINGS Upon review of Criteria and Findings, Section 18.62.060 of the Vail Municipal Code, the Community Development Department recommends approval of the requested variance based on the following factors: A. Consideration of FactorsE 1 The relationship of the requested variance to other existing or potential uses and structures in the vicinity. 2. The degree to which relief from the strict and literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without grant of special privilege. 2. That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. a LANT KEY CONVgO 1 BOTANICAL as Il, SYMBOL QT , ; : sizl SpRucl: 1'It::Iy4 Pc 'GI -XS _ " 6'8' ASPiy'`I .. POPLI�OLS 7�.I- ?IJI.OIDES- I �J 'VOODSPOS i ROS `y00DSI gallon SLR ICrB .,itii21' P \TLCI.IrI� CA NA] )ENS)' S 0} 6 5 S dlo'i CI.OI I BERRY \'IR�ri IA 1 -6 - ailon S RADDLE CREEK _ SEED MIS SPECIES CONINION NAME RATS Obs, a- c) GRASSES AgropyronDasytachiuwn ThickspkeWhcatb ass 100 Agrol tiron l2 gk3 ium Stsemaban ib'heatgrass 6.00 Festuca Longifolia Had Fescue 6.00 Festuca Ovim Sheep Fescue 1W Pltieum Praetense Alpine "iimothv 1.00 Kentucky Bluegrass Poa Pratensis � - � 2.00 S6pa Comata tieecie 8 77 real 1.w Stipaa vindula - ('iTetm Needle G ass 7.50 Bromus SSoratuua NlounUdn Brome 7.00 SHRUBS Amelanchier Alinifolia Servicebcrry 1.00 Chn sothannus Nauscosus Rubber Rabbitbnish 0.50 Pain us Virginia Chokecherry 6.00 Rosa Woocisii Wood's Rose 2.00 Synipluocal -pis Oreophilus Snoirbern 0.50 FORBS Chry-santhernum Leucan. OxeYe D-b'sy 0. 0 Blue Flax Linum Pererme l- c�%si€ 1.00 Rockv V1t Pensteznon Penstenion Strictus 1.00 Trifolium Ilybridu n Alsike Cla er 1.00 TOTAL, LBS(ACRE 50.00 FNOTES 1 All disturbed «leas froril cu ?s and fills, debris 1111 araa, utilities aul existing forest service access road ase to 1 c regm led, topsoilcd, fertilized, nurlched, aid taelcii:ed. Slobs of 2:1 or rnntcr tug to' e col cre(i tcith soil retention blanket. 2 All Aspen trees to be guyed & stalked upoi .i -twt, ttron. 3 F a he ng of tree lines %a, ill be directed ill the lud. j -111 w FROM: Community Development Department DATE, July 25, 1994 SUBJECT: A request for a worksession to discuss proposed text amendments to Chapter 18.38, Greenbelt and Natural Open Space District and Chapter 18,36, Public Use District, of the Vail Municipal Code and the creation of Chapter 18.33, Outdoor Recreation District. • 1 E El I Immediately following the discussion of the proposed text amendments to the GNOS and PUD districts staff has provided the recommended text of the new Outdoor Recreation Zone District. Comments made at previous PEC worksessions Staff recommended that the name of this zone district be changed to tural Aea Peservtion District. Everyone agreed that © proposei" name change was appropriate and better reflected the purpose of the iistrict. Staff Recommendation Staff recommends that the Greenbelt and Natural Open Space zo district be renamed to Natural Area Preservation District. I 2. Issue - Rewrite the purpose statem±21 +:27 district The Development Code Revision Report recommends that the purpose statement be rewritten to more clearly describe «© intention of the district. 3 El W preservation district is intended to ensure that designated lands © Issue - Amendments to the §2: #f permitted uses Although no revisions v® suggested in the Development Code Revision Report, staff feels that revons to the list of permitted uses are warranted and necessary in order «2w2 out the intent of the district as specified in the new purpose statement. E El Interpretive nature walks - Unpaved pedestrian trails with either fixed signs or marked points which are used to explain the natur flora, fauna, geology, geography, or history in the immediate are] 40 El n 6 6 E U El Comments made at previous PEC worksessions The PEC had no comments with regard to this proposed change. of Recommendation Staff recommends that a new section be added to the zone district which reads as follows: iWIMAJIUMAMN51,11 INOTFTF= district call for any revisions to the purpose statement as currently written, with the exception of the previously mentioned district name change. Comments made at previous PEC worksessions The PEC agreed that the purpose statement, as currently written, adequately expressed the intent of this zone district and no revisions to the existing text were necessary. 8 A. Passive outdoor recreation areas and open space; B. Pedestrian and bike paths. Staff also recommends that the definitions section of the Zoning Cod be amended to define active and passive recreation as follmA i w R I provided in order to better understand what these uses really are. As currently written, it is unclear whether this means a visitor information booth or a ski shop. Comments at previous PEC worksessions At the February 14, 1994, PEC worksession the PEC members suggested a number of additions and deletions to the existing list of conditional uses. In addition to the revisions suggested in the Development Code Revisions Report these changes included the deletion of "hand gun ranges" and the addition of "public and private parks and active recreation areas, facilities and uses ". The previously mentioned change was intended to combine public parks with the uses already listed in paragraph I in the code, while also allowing for private ownership. Staff ece en ati n Staff recommends that the list of conditional uses in the Public Service District be changed to the following: 1$39.030 - Conditional uses. A. Public theaters, meeting rooms and convention facilities; B. Public parking facilities and structures; C. Public transportation terminals; D. Public utilities installations including transmission lines and appurtenant equipment; Ea Water and sewage treatment plants; P. Public service facilities; G. Public buildings and grounds; H. Public and private schools and educational institutions; 1® Public and private r active outdoor recreation areas, facilities an s, J. Golf courses; K. Ski lifts, tows and runs; L. Churches, rectories, nv # related str ct re ; M. Hospitals, medical and dental facilities, clinics, and rehabilitation centers; N. Equestrian trails; G. Public tourist/ tourist/guest service related ciliti s; P. Visitor/information centers; Q. Major Arcade; R. Helipad for emergency and /or community use; S. Type III EHU as defined in Section 13.57.060; T. Type IV EHU as defined in Section 16.57.070, U. Seasonal structures or uses to accommodate educational, recreational or cultural activities; 10 E v Staff also recommends that the definitions section of the Zoning Co be amended to define public and private as follows: I III R lim, Rpj;tml!!lt 1-111 1 M M 8 0 Section 18.36.050 - Development Standards. In the Public Service District, development standards in each of the following categories shall be as prescribed by the Planning and Environmental Commission: A. Lot area and site dimensions; B. Setbacks-, C. Building height; D. Density control; E. Site coverage; F Landscaping and site development; G. Parking and Loading. Development standards shall be proposed by the applicant as a part of a conditional use permit application. Site specific development standards shall then be determined by the Planning and Environmental Commission during the review of the conditional use request in accordance with the provisions of Chapter 18.60. Issue - Deletion of the Parking and Loading Section Since Parking and Loading has been included in Section 18.36.050 - (Development Standards), Section 18.36.060 (Parking and Loading) may be deleted from this zone district. Comments made at previous PEC worksessions The P members agreed that Section 18,36.060 (Parking and Loading) should be deleted from the Public Service District. Staff Recommendation Staff recommends that Section 18.36.060 (Parking and Loading) be deleted from the Public Service District. Issue - Addition of new section entitled "Additional development standards" The report suggests, and staff agrees, that a new section should be added to the zone district stating that there are additional developmenl standards found in the Supplementary Regulations chapter. 13 Staff Recommendation Staff recommends that a new section be added to the zone district which reads as follows: Additional regulations pertaining to site development standards and the development of land in the Public Servi District are found in chapter 18.58, Supplemental Regulations. I § #? # dI 14 The proposed text of the new Outdoor Recreation zone district is as follows: 0 Outdoor Recreation (OR) District 18.33.010 - Purpose, The outdoor recreation district is intended to preserve undeveloped or open space lands from intensive development while permitting outdoor recreational activities that provide opportunities for active and passive recreation areas, facilities and uses. 15 1833.080 - Height. For a flat roof or mansard roof, the height of buildings shall not exceed twenty-one feet. For a sloping roof, the height of buildings shall not exceed twenty-four feet. 18.3 3.090 - Density. Not applicable in the OR district. 18.33A 10 - Site coverage. Site coverage shall not exceed five percent of the total site area. 18.33.130 - Landscaping and site development Landscape requirements shall be determined by the Design Review Board in accordance with chapter 18.54. 18.33.140 - Parking. Off-street parking shall be provided in accordance with Chapter 18.52. 18.33.150 - Additional development standards. Additional regulations pertaining to site development standards and the development of land in the outdoor recreation district are found in Chapter 18.58, Supplemental Regulations. more appropriately rezoned to the new Outdoor Recreational District or the Public Service District and vice versa. Additionally, there are a number of properties throughout the Town 0 that should be rezoned to the G GS zone district or the Public Service District. Immediately following the approval of the above described zoning code amendments staff will finalize a list of suggested property rezonings for presentation to the PPG. In addition to the standard notification used for all PC meetings, staff has notified each owner of GCS, ACS and PIED zoned property, as well as all property owners adjacent to those three zone districts, of the proposed code amendments and has invited there to the July 25, 1994 PPC worksession. 17 n F Li ATTACHMENT -Joe Macy stated that he would like to see wording added to the Conditional Use section to allow for "underground ski base facilities". purpose ®A better definition or different wording for "active and passive recreation". -Delete everything that is stricken beyond "recreation", i.e. parks, schools, etc. Permitted Use -Concerning single family residences, move to bottom of Permitted Use list, 11 1 111 1 1 E3 [7 U3 U ATTACHMENT #2 ALjgt,,-qt23 1993PEC e t� Mn�j�,Zp M iD i _q�_ I Kristan Piritz stated that the criteria guide to the PE-C's decision-making and that the PEC must use the criteria when deciding whether to approve or deny the view corridor encroachment. Greg Arnsden asked for clarification on each PEC member's opinion on the view corridor encroachment. Fie stated that he can accept an encroachment into the view corridor but that he would like to see it minimized as much as possible. He stated that he feels that the view encroachment on the west side needs to be reduced and that the east side is acceptable as proposed. Diana Donovan stated that the eastern end meets the criteria. She stated that the middle portion of the building needs to be completely out of the view corridor and that the west end of the building needs to be minimized and that some compromise may be possible in this area. Bill Anderson stated that he agreed with Diana's comments and that he was mainly concerned with the view corridor encroachment in the west end of the building and the middle of the building. � I I I I I I I I I , I I I I I F 1 11 1 1 1 111 1 1 1 1 1 1 M III Planning and Environmental Commission August 23, 1993 4. A request for a work spslion for propmed text amendments to Chapter 18,38, Greenbelt and Natural Open Space District, and Chapter 18.32 Agricultural end Open Spazce D' Strict, of the Vail Municipal Code. A p p 1iC a n t: Town of Vail Planners: Jim Curnutte and Russ Forrest Jim Curnutte gave a presentation of the staff memo for this worksession and explained whalt the five attachments to the staff memorandurn were. He explained to the PE� mernbers what the general purpose of the two proposed zone districts would be. Jim Curnutte stated that the text changes that staff was proposing did not effect what Joe F Jim Curnutte stated that staff had decided that, rather than proposing ski base operations as a conditional us,, in an open space zone distriCt, it would be better to rezone the property to Ski Base Recreation Zone District but that the Town would not be proposing the rezoning. Kristan Fritz explained that the current zoning (GNOS) does not allow lifts so there really was no impact on Vail Associates from the proposed changes. Joe Macy stated that V.A. was concerned about the future development rights of Vail Ski Resort because he could not foresee what the next ski innovation would be nor how any potential rezoning would effect the potential future land uses. Jeff Bowen sugg-ested that we list "paved" trails in the list of conditional uses Planning and Environmental or 10 August 239 1993 It should be noted that Jeff Bowen left the i—neeting at a.,pproXimately 5:50 p.m. Concerning conditional uses, Russ Forrest stated that "churches, rectories, and related structures" would remain as a conditional use until such time as the Vail Interfaith Chapel and Vail Mountain School can be rezoned to Public Use Zone District. Jim Lamont inquired whether thr: SDD process could be used for these properties. Jim also recommended that the difference between conditional uses and accessory uses should be based on the permanency of the use. Evie Knott stated that she would like to see the conditional uses in the Recreation and Open Space zone district be limited to noncommercial issues. Kathy Langenwalter stalked that the conditional uses in the list are all commercial in nature and the permitted uses in the list are all noncommercial. Ru s Forrest stated that the feeling that he was getting from the PEC was that they were Kristan Pritz stated that several letters have been received from the public. She stated that there seems to be some confusion conc.-Orning what the permitted conditional and accessory uses for the Agricultural and Open Spac-e, district currently are and what we are proposing to change them to. She review(--�d what the proposed changes were for the ACAS zone district. Kathy Langenwalter stated that the idea was to come up with zone districts that would actually fit what the uses of the land are. Greg Amsden asked staff what would happen to properties once the proposed text amendment changes were approved. Jim Curnutte stated that their intention was to not take away existing property rights from landowners. Jeff Bowen stated that he had no comment at this time. Allison Lassoe stated that she did not feel that handgun ranges were an appropriate use in the Public Use zone district. Planning and Environmental Commission February 14, 1994 . 2 Dalton Williams stated 'that when the PEC originally discussed this issue with Larry Eskwith it was determlined that public discussion was needed to determine, what the permittuld, conditional and accessory uses should be for each zone district and then we would rezone the properties, taking into consideration what current property owner's rights are. Kathy Langenwalter stated that the Town needed to assure the public that their property rights would not be lost. She said that verbiage needed to be more fully thought out and explained at the next PEC meeting. Jim Lamont stated that he was concerned with the process involved with the proposed removal of single family residences in the proposed text amendments. He said that he felt that the property right should be continued on even if the property changes hands. He suggested that staff look carefully at how the proposed uses would effect residential areas. Rob Robinson of the Vail Recreation District stated that he felt that staff had done a good job with the proposed text amendments. He asked the staff to clarify the accessory and conditional uses for the proposed Public Service District. He asked Planning and Environmental Commission 0 February 14, 1994 3 staff why golf courses would be a conditional use permit and tennis courts were a Herman Staufer asked where, when and how certain parcels fit into the rezoning. He asked the PEC and the Town to keep in mind that the Town of Vail stands for recreation and that he did not want to see Town of Vail land "shackled" to a particular zoning designation. Dalton Williams stated he had no additional comments. He asked if it is considered to be a taking if sorneone's right to build a single family residence was removed at the time the property was sold. Tom Moorhead stated that the grandfather language would be very specific and that staff was also concerned that property rights not be taken away from property owners as a result of the proposed text amendments. Tom said that he believes that there is case law indicating that it is possible to do what is proposed. Dalton Williams stated that the proposed text amendments were a first step and that future steps could be taken in the future so that effected properties are placed into the most appropriate zoning. q I LIM rA Service District. • 1 ATTACHMENT #4 DISTRICT NATURAL V TI (NAP) 13.33.010 - Purpose. The natural area preservation district is designed to provide areas which, because of their environmentally sensitive nature or natural beauty, shall be protected from encroachment by any building or other improvement, tr than those listed in section 1 .32.02 (Permitted uses) A The natural area preservation district is intended to ensure that designated lands remain in their natural stag, including reclaimed are s, by protecting such re from evel ent and preserving a space. The natural t r ery tin district includes lands having valuable it life habitat, exceptional aesthetic or flood control value, wetlands, riparian areas and r i th significant environmental constraints. Protecting sensitive natural real is important for maintaining water quality and aquatic habitat, preserving wildlife a it t, flood control, protecting vie corridors, ini izi a risk from hazard are , and protecting the natural character c Vail which is vital to the T tourist economy. The intent shall net preclude improvement of the natural environment by the removal of noxious weeds, deadfall where necessary rot ct public safety or similar compatible improvements. 13 CU; (Ord. 19(1976) § 7(part)e ®rd.8(1973) § 26.100.) • 1 ATTACHMENT #5 PUBLIC J499 SERVI (PS) DISTRICT 18.36M0 Permitted uses. The following uses shall be permitted in the PIUD PS district: A. »+4 ?:» w » Passive outdoor recreation areasr-p � � J¥ and open space; & Pedestrian and bike paths. 18.3 6.030 Condonal uses- Generally. The following conditional uses shall be permitted in the P-94)� PS district, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 18.60: � �� \�� °\ \ � ^ \� ©.\ \ \ ^ } § \ \\ � \ \� \�. \\� \�.�\ 18.31030 - Conditional uses. The following conditional uses shall be permitted, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 18.60: A. Public parks and active outdoor recreation areas and uses, excluding buildings; B. Equestrian trails, used only to access National Forest system lands; C. Plant and tree nurseries, and associated structures, excluding the sale of trees or other nursery products grown, produced or made on the premises; D. Ski lifts, tows and runs; E. Cemeteries; F. Well water treatment facilities. G. Accessory buildings (permanent and temporary) and uses customarily incidental and accessory to permitted or conditional outdoor recreational uses, and necessary for the operation thereof, including restrooms, drinking fountains, bleachers, concessions, storage buildings, and similar uses. 13.33.030 - Height. For a flat roof or mansard roof, the height of buildings shall not exceed twenty- one feet. For a sloping roof, the height of buildings shall not exceed twenty -four feet. 13.33.090 - Density. Not applicable in the R ®S district. 13.31110 - Site coverage. Site coverage shall not exceed five percent of the total site area. 13.33.130 - Landscaping and site development Landscape requirements shall be determined by the Design Review Board in accordance with chapter 13.54. 13.31140 - barking. Off-street parking shall be provided in accordance with Chapter 13.52. 13.33.150 - Additional development standards. Additional regulations pertaining to site development standards and the development of land in the outdoor recreation district are found in Chapter 13.58, Supplemental Regulations. 2 R , �i 1 ACS- MI:NT €s Ownership of Zoned Open Lands in Vail a P a%"s ds Acres Ag & Open Space 9 Parcels Acres TOV 8 210 TOV 36 36 501.7 VA 0 VA 17 57.17 LISA 5 71. 87 CDOT 0 C ", 6 40.83 USI°S 0 Individuals 0 0 0 Corp. 0 CST 2 4.07 16 Individuals 39A e`o.s =l 2E 32f,i7 10 E'-4 53.2 -i - -_ 79 658.47! TOV VA USFS Corp. Lndividwls CDOT reenbeat Acres Number oa A S Parcels AOS Acres acv VA. CDOT USES Corp. Individual: PU Dress Z ., db Ownership of Public Use District Lands in Vail Fubllc Use 11 ramcls Acres iOV 15 IQs VA i 20AS School Dist 1 5 °35 USFS 2 30 Corp, 5 8.7 Individuals 0 0 {s51 A� 7R 9 d. (1 C7 PU Dress Z ., db Greenbelt # Parcels Acres TOV 8 210 VA 0 0 USFS 5 72 CORP 6 41 INDIVIDUALS 0 0 CDOT 2 4 - ...am.a 93 '211 ATTACHMENT # 10 Ownership and acreage of Open Space Zoned lands in Vail Ae 3z ®pen Space # Parcels Acres TOV 36 502 VA 17 57 USFS 0 0 CORP 16 39 INDIVIDUALS 10 53 CDOT 0 0 s' zy ACHI ENT_# 11 Ownership and Acreage of Public Use District Zoned Lands in Vail Public Use # Parcels Acres TOV 15 105 VA 1 20 SCHOOL DI 1 5 USFS 2 30 CORP 5 4 INDIVHDUA 0 0 r] • SUBJECT: A request to modify the conditional use permit to extend the hours of operation at Garton's outdoor dining deck (Crossroads Canter), located at 143 East* Meadow Drive /Lot 1, Block 5D, Mail Village First Filing. Applicant: Dave Garton Planner Randy Stouder 114ml- 1 A. Consideration of Factors: Before acting on a conditional use application, the Planning and Environmental Commission shall consider the following factors with respect to the proposed use; 1. Relationship and impact of the use on development objectives of the Town. The Comprehensive Plan outlines the objectives of the Town and guides future development. Several policies of the Plan encourage evening entertainment and outdoor activities, especially on decks in the Village Core. - The applicant is asking to be afforded the same hours of operation as other outdoor decks in the Village. However, the applicant's outdoor deck is somewhat different than other restaurant decks in the Village. Through the conditional use permit process, Carton's has been granted the privilege of using a portion of the top level of the Crossroads parking deck for dining and drinking. The Vail Village Master Plan states that the Town should "encourage the development of a variety of new commercial activity where compatible with existing land uses.BB The key words in this quotation are "where compatible with existing land uses". Staff feels that the outdoor dining deck use is appropriate in this zone district, and in the proposed location if it is conducted so that it as no adverse effects on adjacent land uses. Last year, Mr. Carton's outdoor deck activities had an adverse impact on adjacent properties. Business owners and residents adjacent to the dining deck complained several times of excessive noise and interference with their normal activities. The complaints were substantiated on several occasions by noise readings taken at the property boundary by the Vail Police Department. During this years review of the conditional use permit, staff felt that the outdoor dining deck was an appropriate and desirable use, if noise levels could be properly monitored and controlled. Accordingly, staff recommended that the PFC impose the conditions that all activity on the outdoor deck be curtailed at 10;00 p.m., and that a maximums volume level be established for amplified and live music using noise meters at the property boundaries to ensure compliance with the noise ordinance. By imposing such restrictions, staff felt that many of the noise related problems would be eliminated. The applicant agreed to these conditions and has abided by them, to the best of staff's knowledge. We believe these conditions should remain as originally approved, at least for one summer in order to monitor the situation. . The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public needs. This criteria is not applicable to the current proposal. 3. Theeffect upon traffic with particular reference to congestion, 2 3 automotive and pedestrian safety and convenience, traffic flow an control, access, maneuverability, and removal of snow from street and parking areas. This criteria is not applicable to the currant proposal. 4. Effect upon character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use its relation to the surrounding uses. Staff fads that the ranchyard is a positive entertainment option for visitors and locals during the summer. We also feel that the use would be consistent with the character of the surrounding area, which has retail, restaurant, office and residential uses, if the music and crowd noise can be controlled so that adjacent property owners are not adversely effected. In reviewing the applicant's request for extended hours, staff contacted the Vail Police Department to see if noise complaints had been received this year. Three separate complaints were lodged by at least two different sources (see attached reports). None of the complaints were substantiated by Police noise meter readings. One of the complaints was attributed to P zo's employees who had turned up music and opened doors during clean-up operations after hours. Another complaint may be attributable to noise corning from inside Carton's. In this case the officer asked arton's management to close a door. None of the complaints could be attributed to outdoor activities at Carton's deck. The Ranchyard has only been in operation for 5 weeks. Staff feels that additional time is necessary to determine the applicant's ability to control noise related to music and patrons on the deck. Accordingly, staff feels that the applicant should continue to abide by the 10:00 p.m. curfew for outdoor activities. B. inddnS: The Plannina and Environmental Commission shall make the following f�s before arantina a conditional use hermit: 1. That the proposed location of the use is in accord with the purposes of the conditional use permit section of the zoning code and the purposes of the district in which the site is located. 2. That the proposed location of the use and the conditions under which it would be operated or maintained would not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 3. That the proposed use would comply with each of the applicable to provisions of the conditional use permit section of the zoning code. 3 3. Nature: NOISE COMPLAINT/GARTONS 13. Nature: Apt: 4. Priority: 3 1 Apt: 4. Priority: Loc: 143 E MEADOW DR 15. Loc VF 6. Grid: 6B 143 VILLAGE CENT 1 6. Grid: 22 113 WILLOW BRIDG 1 Notes: EON FOOT IN THE AREA (02BRJ) 17. Notes Lo2: 18. Lo2® GENERAL INCIDENT -° SEE PAGE 2 1 HT I R 23:53 S 23 :53 D 00 :00 A 1 R S D A 9. Tag: St.: Typ: 1 j 9. Tag: St: Typ: 10. DL: St: 110. DL #: St: 11. Descr: 111. Descr: 12. Notes: 112. Notes: 13. Report: 14. Num: 113. Report: 14. Num: 15. Code: 1505 16. Code: 4441 115. Code: 16. Code: 4052332 ENTER: 11:23 I 1 ENTER: Active SNH 1 Waiting: 'RETURN'-exit, 'VR' -View Reports, PRINT, 'N'- notes, 'P' -page 2: POLICE DISPATCH 671 Notes for NOISE COMPLAINT/GARTONS at 143 E MEADOW DR Primary officer: BULELEY, MICHAEL BROWN, AL Time closed: 00 :05 :52 Disposition 1: 1508 NOISE COMPLAINT Disposition 2: 4441 UNFOUNDED GONE ON IVAL(GOA) BELL CODE: GARTONS 23 :53 :07 RP SAYS HER METER IS AT 75 (01LMG) 23 :53 :32 TRANSFERRED TO: 4 RADIO (01LMG) (01LMG) 23 :53 :54 P.D. Response area is 22 23 :59:39 RELINQUISHED CALL 23:59 :52 P.D. Response area is 22 00 :00 :24 226/232 ON SCENE, NO NOISE, THEY WILL BEON FOOT IN THE AREA (02BRJ) 00:00 :43 'RETURN' to proceed, 'A' to acid notes: y ly POLICE DISPATCH 1. Pri: 2. Back: 11. Pri: 207 2. Back: 3. Nature: 13. Nature: NOISE READING Apt: 4. Priority: f Apt: 4. Priority: 4 5. Loc: 15. Loc: 143 E MEADOW DR 6. Grid: ( VF 6. Grid: 6B 143 VILLAGE CENT 1 22 113 WILLOW BRIDG 7. Notes: 17. Notes: G TO MNGT AT CARTONS (02LMG) 6. Lo2: 18. I Lo2: R S D A I 1 R 21 :35 S 21 :35 D 21 :35 A 21 :37 9. Tag: St: Typ: I 1 9. Tag: St: Typ: 10. DL #: St: 110. DL #: St: 11. Descr: 111. Descr: 12. Notes: 112. Notes: 13. Report: 14. Num: 113. Report: 14. Num: 15. Code: 16. Code: 115. Code: 4418 16. Code: ENTER: 11:24 1 1 4050754 ENTER: Active : SNH I Waiting: 'RETURN' -exit, 'VR' ®View Reports® - PRINT, 'N'- notes® 'P' -page 2: POLICE DISPATCH //z 1. Pri: 2. Back: 11. Pri: 221 2. Back: 3. Nature: ► 13. Nature: NOISE COMPLAINT QUESTIONS Apt: 4. Priority: ► Apt: 4. Priority: 3 5. Loc: 15. Loc: 143 E MEADOW DR 6. Grid: ! VF 6.. Grid: 6E 143 VILLAGE CENT ► 22 113 WILLOW ERIDG 7. Notes: 17. Notes: S. Lo2: ►S. I Lo2: R S D A ! I R "21 :25 S 21 :25 D 21:25 A 21:25 9. Tag: St: Typ: ! 9. Tag: St: Typ: 10. DL #: St: 110. DL #: St: 11. Descr: 111. Descr: 12. Notes: 112. Notes: 13. Report: 14. Num: 113. Report: 14. Num: 15. Cade: 16. Code: 115. Code: 1508 16. Code: 4413 ENTER: 11:25 ! ► 4050753 ENTER: Active : SNH ► Waiting: 'RETURN,'-exit, 'VR' -View Reports, PRINT, ' N' - notes® ' P' -page 2: POLICE DISPATCH . Pri: 2. Back: 11. Pr: 232 2. Back: 3® Nature: 1 13. Nature: NOISE Apt: 4. Priority: I Apt: 4. Priority: . Loc: 1. Loc: 143E MEADOW D 6. Grid: 1 VF 6. Grid: 613 143 VILLAGE CENT 1 22 113 WILLOW RRIDG Notes: 17. Notes: CTED STAFF AT PAZZOS ( 1KCS) . Lo2: 18. Lo2: i GENERAL INCIDENT ® SEE PAGE 2 1 HT R S D A 1 R 23:48 S 23:49 D 23:52 A 23:55 9. Tag: St: Typ: 1 1 9. Tag: St: Typ: 0. DL #: St: 110. DL #: St: 1. Descr: 111. Descr: 2. Notes :. 112. Notes: 3. Report: 14. Hum: 113. Report: 14. Hum: 5. Code: 1. Code: 115. Code: 1507 16. Code: 0 1 ENTER: 12 :23 1 4056956 ENTER: Active JKL I Waiting: 'RETURN' -exit, 'V ' -View Reports, PRINT, 'N'- notes, 'P' -page 2: POLICE DISPATCH GENERAL INCIDENT From ALG Nature: NOISE 2. Bldg: CROSSROADS Location: 143E MEADOW DR 4. Apt /Lots Grid: 6B 6. Compl name: AUDREY MCLANE 143 VILLAGE CENTER 7. Address: 113 WILLOW BRIDGE 6. Phone: 4766335 6a. See oc: 3. When occur: 10. H /watch. L. Respond to: GARTONS 2. Persons .. 3. Persons ... 1. Vehicles /dir: Tag: 3. Weapons ... 3. Notes: LOUD MUSIC /SQUEAKING HORNS. (ALG) P. D. Response area is 22 RELINQUISHED CALL 0 P. D. Response area is 22 ENRT TO PAZZOS (KCS) CONTACTED STAFF AT PAZZOS ( 1KC) PRESS 'RETURN' KEY: 10 1 ;r Notes for-NOISE COMPLAINT at 143 E MEADOW D Backup officer: WRIGHT, STEVE Primary officer: WARREN, MICHAEL Time closed: 3 :33 Disposition 1: 1508 NOISE COMPLAINT Disposition 2: 4410 BACKUP/ ASSIST OTHER OFFICER BELL CODE: GARTONS 23:50:01 RP CALLING FROM 122 E MEADOW DR (BT M) 3 :5 :4 RP SAYS THAT NOISE COMES AND GOES AND SAYS THAT IT IS A (BT M) 23:50:59 INGOING PROBLEM AND WANTS US TO ( T ) 23:51:05 )O OUR 'DAMN JOB' (BTM) 23 :51 :1 TRANSFERRED TO: 1 - PHONE ( 2BT ) '(2 T ) 23 :1 :1 )ORRECTION 'DAMN DUTY' (BT M) 23 :51 :29 )OS HOT WANT TO BE CONTACTED ( T) 23 :51 :45 ' ®D® Response area is 22 23:52:1 'ER DAVE MARTINEZ HE SAYS THAT GARTONS HAS BEEN SHUT DOW ( TM) 23:55:05 SINCE 2300 THERE IS NO ONE AROUND... HE THOUGHT WE MIGHT ( TM) 23:55:19 �IKE TO KNOW (BT M) 23 :55: i TINE2 NOW SAYS ITS COMING FROM PA 2OS (BT M) 23 :56:1 YS TOLD TO TURN DOWN MUSIC/ AT PA22OS® ( 1 P) 00:01:37 'RETURN' to proceed, 'A' to add notes, 'T' for top: POLICE DISPATCH 9'0 1 IMIRMIM Jay Peterson, the developer of 44 Willow Place, is proposing changes to the Zoning Code regarding employee housing units. When his project was originally designed, he included three employee housing units. He had used all of the GRFA in the project for the three *,welling units and had proposed using common area for the employee housing units. At the time, the Code did not allow this to be done. The options Jay presented to the Planning and Environmental Commission (P C) at the time of approval included: 1 . Delete the employee housing units and turn the area into common storage; 2. Propose an SDD to allow the employee housing units; or, 3. Propose a Code change to allow a certain percentage of allowed common are, in a multi-family building to be used for employee housing units. The applicant and the PC agreed that the third option was the best. At this time, Jay has 0 2. Attic space with a ceiling height of five feet or less, as measured from the top side of the structural members of the floor to the underside of the structural members of the roof directly above. Attic area created by construction of a roof with truss-type members will be excluded from calculation as GRFA provided the trusses are spaced no greater than thirty inches apart. 3. Crawl spaces accessible through an opening not greater than twelve square feet in area, with five feet or less of ceiling height, as measured from the surface of the earth to the underside of structural floor members of the floor/ceiling assembly above. EN e. Common closet and storage areas, providing access to such areas is from common hallways only; f. Meeting and convention facilitieB 9. Office space, provided such space is used exclusively for t management «, operation of on-site facilities. I z Any square footage which exceeds the thirty-five per maximum shalt be included in the calculation of GRFA. All or part of an airlock within an accommodation or dwelling unit not exceediM a maximum of twenty-five square feet, providing such unit has direct access to the outd« Overlapping stairways wn an accommodation unit or dwelling unit shall only be counted at «.42.:»a< . 0 3 \ \ /� \ /� The common area can only be used for Type III or Type IV employee housing units. 2. Type III and Type IV employee housing units are allowed only as conditional uses. They are allowed in the following zone districts: Residential Cluster, Low Density Multi-Family, Medium Density Multi-Family, High Density Multi-Family, Public Accommodation, Commercial Core 1, Commercial Core 11, Commercial Core III, Commercial Service Center, Arterial Business District, Public Parking District, Public Use District and Ski Base Recreation District. 3. There is no net increase in floor area. The amendment allows for allowed common area to be used not only for standard common area uses (hallways, stairways, lobbies, etc.) but also broadens the use to include Type III and Type IV units. The total allowed common area remains the same. 4. Though the ordinance will allow the use of common area as RFA, it does not allow any additional density for dwelling units on-site beyond what is allowed under the property's zoning. 5. All other zoning standards will be in effect. Standards for height, site coverage, setbacks, parking, etc. could not be amended without a variance. More importantly, the applicant will have to provide all parking required for the units on-site. 6. The concept of the proposed changes is one that staff believes is consistent with the Town's Employee Housing Ordinance, Land Use Plan, and with the Town's effort to add to the employee housing supply. Specifically, the following goals of the Land Use Plan call for the additional supply of Employee Housing: "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. 4 La a 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." Determining the appropriate amount of common area that can be allocated for employee housing has been difficult for staff to calculate. At this time, staff is recommending 60%. At the end of this memo, there is a chart showing what percentage of floor area has been allocated to common area and what area could be used for employee housing units for a variety of projects in the Town. WOMIMMITAI Lot Size: Zone District: GRFA Allowed: Units Allowed- V. CHANGE TO GRFA DEFINITIOV, ..... ..... ..... .... Mg E m I 9 a El 7 CHART A Existing Difference 60% of Allowed Proposed 50°% of Allowed 30% of Allowed Zoning Allowed Allowed GPFA Allowed Common Dwelling (35 %) Common Common Common Common floor area Units for EHU's Sonnenaip PA 50 70,532.4 sq. ft. 24.686.3 sq. ft. 50,523.1 sq. ft. (25,836.8 sq. ft.) 14,811.8 sq. ft. 12,343.15 sq. ft. 7,405.9 sq. ft. Bavaria or 35l House Manor Vail HDMF 136 131,938.2 sq. ft. 46,178.4 sq. ft. 38,821.9 sq. ft. 7,356.5 sq. ft. 27,707 sq. ft. 23,089.2 sq. ft. 13,853.5 sq. ft. or 35 % Garden of SDD 12 17,594 sq. ft. 6,157.9 sq. ft. 5,772 sq. ft. 385.9 sq. ft. 3,694.7 sq. ft. 3,078.9 sq. ft. 1,847.4 sq. ft. the Gods or 35% The Willows HDMF 7 8,258 sq. ft. 2,890.3 sq. ft. 1,818 sq. ft. 1,072.3 sq. ft. 1,734 sq. ft. 1,445 sq. ft. 867.1 sq. ft. or 35% Tivoli PA 10 14,165.7 sq. ft. 4,958 sq. ft. 3,052.8 sq. ft. 1,905.2 sq. ft. 2,974.8 sq. ft. 3,924 sq. ft. 2,354.5 sq. ft. or 35% 44 Willow HDMF 7 7,553 sq, ft. 2,643 sq. ft. 1,919 sq. ft. under 724 sq. ft. 1,585 sq. ft. 1,321 sq. ft. 793 sq. ft. 1,445 sq. ft. Place or 35% construction. 54.6% of Includes 474 sq, ft. common of common area mechanical and proposed EHU's. 7 r] 11 ■ N+f±d #?d Fam l ?; �Mmt+-AM SUBJECT: A request fora worksesion to discuss a proposed addition to the Vail Golf Course Clubhouse and redesign of the parking lot, located at 1778 Vail Valley Drive/Lot 3, Sunburst Subdivision, ?k« » and a portion of the unplatted Vail Golf Course property. Applicant: Vail Metropolitan Recrei aton District, represented by Tom Briner and Bill Pierce Planner: Jim Curnutte IL BACKGROUNDMISTORY OF THE PROPERTY If as it appears, the clubhouse parcel is indeed zoned AO S then most of the development standard requirements (GRFA, site coverage, landscape %, etc.) are insignificant due to the large size of the golf course property (approximately 100 acres). If the clubhouse parcel is zoned PUD then the development standards are established by the PEC in conjunction with the review and approval of the proposed development plan. IV. CRITERIA TO BE USED IN EVALUATING THIS PROPOSAL Although the staff will not specifically address each of the conditional use criteria for this worksession, the criteria are listed below: k Consideration of Factors: 1 Relationship and impact of the use on development objectives of the Town. 5. Such other factors and criteria as they mmis ion deems applicable for the proposed use. Ittl before arantinq a conditional usg_p mit. 1 That the proposed location of the ©s in accord with the purposes of the conditional use permit section of the zoning code and the purposes of the district in which the site is located. 2. That the proposed location of the use and the conditions under which it would be operated «r« z« » »< would not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 3. That the proposed use would comply with each of the applicable 0 provisions of the conditional use permit section of the zoning code. ■ Section 18.32.030 (A) - Any use within public parks, recreation areas, and open spaces which involves assembly of more than two hundred persons together in one building or group of buildings, or in one recreation area or other public recreational facility. It would seem to be more appropriate to have the property zoned PUD due to the public nature of the facility. The purpose statement of the PUD zone district is as follows: Staff would also suggest that the existing lot lines be adjusted, through the minor subdivision process, so that all golf club activities occur on the same lot. This can be accomplished by creating a new lot lines around all of the clubhouse and parking area or simply by vacating the lot 3 lot line so that all of the property is considered golf course property. • 4 Staff would suggest that the ramp be replaced with a lift similar to that used at For the PEC's information the staff is recommending a number of text changes to the PUD zone district, including the removal of this particular section. Staff suggests that the establishment of the parking and loading requirement for a particular project be determined by the PEC only, in conjunction with the review and establishment of all other development standards on the property. 0 5 5. Although not labeled on the site plan, it would appear that the loading area for the building is located in the area labeled cart corral. The applicant should address how loading is proposed to be accomplished with the new parking lot layout. The Vail Municipal Code requires that at least 10% of the interior surface area of unenclosed off-street parking areas containing 15 or mare parking spaces shall be devoted to landscaping. Although the two proposed landscape islands being added to the parking lot improve the existing situation it does not appear that this requirement is being met. • 6 11 1 111 !111 1pi 11 1 Jill 111 pligi Jill I 0=111111 1 1� 11111 1111 11111 8. Desian Review Board comments - On July 20, 1994, the applicants presented the conceptual plans for the building to the Vail Design Review Board (DRB). The DRB made the following general comments with regard to the proposed application: In - The DRB suggested that since the VMRD is proposing to remodel and upgrade the appearance of the building, now would be the time to "do it right", in terms of using richer building materials. The DRB recommended that the applicant ? #»d:® the addition of stone on the building and possibly beams under eaves, etc. is 7 ul Most DRB members liked the idea of adding landscaped i lands within avef p�ir� a e- 6' iCs i) J�i�.}•.h,II'� -; r5f `?�_... 1 t I°!�`Nd3.d'A'•JP. - p d °kPq vex or<k�s �jjJ /Aa°osCl' nvkn equp _. � �JJe.L'u cNC° �s�rnymeyrp- i I 1 • T r • • s RAIO o VAD 1.401-064.0 YAO opw/c;" �NOR,—Ad_ffL�EVATIOIV f /fin MAN Lhvk- , 1 YI 2 t9 33 gSA E1.EVAT101V C,� 5N7?4WCE -. ,id EXIT ALONE OUNBUR6r ,DIVVE lle° l =o ly �bII156:fB dPUCk � , 1 YI 2 t9 33 gSA E1.EVAT101V C,� 5N7?4WCE -. ,id EXIT ALONE OUNBUR6r ,DIVVE lle° l =o