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2003-0922 PEC
1~ ~~V~ STATE OF COLORADO COUNTY OF EAGLE PROOF OF P[1BLICATION SJ. I, Steve Pope, do solemnly swear that I am the Publisher of The Vail Daily, that the same daily newspa- per printed.. in whole or in part and published in the County of Eagle, State of Colorado, and has a genoraf circulation therein; that said newspaper has been published continuously and uninterruptedly in said County of Eagle for a period of more than fifty-two co,.~:..,utive weeks next prior to the first publication of the annexed legal , „~;;,,;. or advertisement; that said newspaper has been admitted to the United States mails as a periodical under the provisions of the Act of March 3, 1879. or any amend- ments thereof, and that said newspaper is a daily newsfral~er duly qualified for publishing legal notices and advertisements within the meaning of the laws of the State of Colorado. 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 .........~..... consecutiv insertions; and that the first publication of said Halite was in the issue of said newspaper dated .... Z~'~~r,r.-~.... A.d.....~,~,~....... and that the last publication of said notice was in khe issue of said newspaper dalel~e4!!4r~d,~,e..~A. D....... In witness wl,~,„~; I have hereunto set my hand this .......f.~... day of .-.~~{.,~;.~ ~~ l ... -......`.S . ............. ... .......................... t,/ ~~'~` Publisher Subscribed and/sworn to before e, a notary public in and for the Gounty of Eagle, State cf Colorado, this ...............L..~....-day of ~~~i~.Q~Q~ My Cn~.,,~„~.,ron expires ! ]] ~~ Notary Pt •"`- YOUR PflOPE.flTY PUBL,IG NOTEGE N~f]TICE IS HEREBY GIVEN that Iho Planning and Environmental Commission of the Town o1 Vail will hold a public hearing in accordance with Section 12-3-6 of the Vail Town Code on Seplembar 22., 2003, a1 2:Q9 P.M. in the Town a1 Vail Municipal Building. In consideration ot: A request far a oandltidnal use permit pursuant to Section 12-7A-3, Vail Town Cade; a ma}or exterior alteration pursuan4 to 12-7A-12, Vail Town Cotle, Lo allow £or modifications to the existing fractional fee club and a mstaurant additiatl'; and a request for a building height variance pursuant to Chapter t7, Vail Town Code, to aglow for tlormer additions., a1 the Vail Mountain Lodge and Spa, located at 352 E. Meadow Drive ! Trac4 8, Vaii Vrllege 1st Fil- ing. AppC~~cant: Vail Mountain Lodge LLC, represent- ed by Braun As-arrcates, Inc. Planner. George Rusher lest !or motor exterior aparafion pursuant to t 12-7h1-7. Vail Totvn Coda. to allow far the ~Cliort of new dwelling units and eccommo- units at VeVI Marriott Mountain Resort, looaT- 7S5 wart Lionshoad Circle f Lels C artd D, Subdivision, and Lot 7, Marriott Subdivi- mL Vekl Mountain Marnotl RBaarE, n by Gwathntey, Pratt. Schultz Arcfsitects. r: George Ruther es[ for a tloodplain modifucaGCn pursue rr 14-6, Grading Standards, Vall to allow for the constrtrcfion of new h ants in thr. Mill Creek Iloddptain at F ark located of Tract E, Vail Village 5th Fil tnl: Vail Resorts, represented by ir. sill Gibson Tuest for a rnapor suodivision pursuant ter 13.3, Major Subdivision, Vail Town Co tw tar the platting or four lots at the Liansh6 court site and a r®zoning pursuant to S 2-3-7, Administration, Vaif Town Code, tr tlture and fapen Space zone tlislricL ' Codo, to PrimarylSecorldary Two-Far dis[ncT, Vail Town Cade. to allow tar the c ion o1 single-fatuity homes on the four r i lots, located at 615 west Forest RoaWl d (Amore complete metes and bounds fe kption Es available a[ the Town of Vail Cc y Development Departmont) ;ant Vail Resorts, represented by Braun . rm r.... 51iCatibn5 grid intormatwn about these pro era av¢ileble 4or public inspection dunng b~inass hours at dre Town of Vail Cotn- Development Department office. 75 South ge Road. The public is irrviled to attend the ~ ~~ orientation helU. in the Town of Vail Cam- a Development Department office and the . ;its Iha! precede the public hearing. Please 79) 479-2138 for additional inlormahan. tnguage interpretation is ova-itabla upon re- with 24-hour noTiticat#on. Please call (979) t56. Telephone for The Hearing Impaired. for notice pub{ished in the Vail Dairy on Septam- THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE IS HEREBY G1VEN that the Planning and Environmental Commission of the Town of Vail will hold a public hearing in accordance with Section 12-3-f of the Vail Town Code on September 22, 2003, at 2:©0 P.M. in the Town of Vail Municipal Building. Inconsideration of: A request for a conditional use permit pursuant to Section 12-7A-3, Vail Town Code; a major exterior alteration pursuant to 12-7A-12, Vail Town Code, to allow for modifications to the existing fractional fee club and a restaurant addition; and a request for a building height variance pursuant to Chapter 17, Vail Town Code, to allow for dormer additions, at the Vail Mountain Lodge and Spa, located at 352 E. Meadow Drive J Tract B, Vail Village 1ST Filing. Applicant: Vail Mountain Lodge LLC, represented by Braun Associates, lnc. Planner: George Ruther A request for major exterior alteration pursuant to Section 12-7H-7, Vail Town Code, to allow for the construction of new dwelling units and accommodation units at Vail Marriott Mountain Resort, located at 715 West Lionshead Circle I Lots C and D, Morcus Subdivision, and Lot 7, Marriott Subdivision Applicant: Vail Mountain Marriott Resort, represented by Gwathmey, Pratt, Schultz Architects. Planner: George Ruther A request for a floodplain modification pursuant to Chapter 14-6, Grading Standards, Vail Town Code, to allow far the construction of new bridge abutments in the Mill Creek floodplain at Pirate Ship Park located at Tract E, Vail Village 5t'' Filing Applicant: Vail Resorts, represented by Town of Vail Planner: BiA Gibson A request for a major subdivision pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the platting of four lots at the Lionshead tennis court site and a rezoning pursuant to Section 12-3-7, Administration, Vail Town Code, from Agriculture and Open Space zone district, Vail Town Code, to Primary/Secondary Two-Family zone district, Vail Town Code, to allow for the construction of single-family homes on the four proposed lots, located at 615 West Forest Road/Unplatted (A mare complete metes and bounds legal description is available at the Town of Vail Gommunity Development Department) Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: Warren Campbell The applications and information about these proposals are available for public inspection during regular business hours at the Town of Vail Community Development Department office, 75 South Frontage Road. The public is invited to attend the project orientation held in the Town of Vail Community Development Department office and the site visits that precede the public hearing. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970} 479- 2356, Telephone for the Hearing Impaired, for additional information.. This notice published in the Vai6 Daily on September 5, 20x3. pUBUSHED • '~ k"~ . ~~ p` TOWNOFYAIL ~ • PLANNING IiivL7 ENWIRONMENTAL COMMISSI~IV PUBLIC MEETING MOrr<lay, Septemtxr 22, 2003 5 8 ~ PRQIECT' ORIENTATION ! - Community pevalap- ~.J lJ men€ Dept. PUBLIC WELCOME 12:00 pm MEMBERS PRESEPfT MEMBERS ABSENT siEe Visits'. PROOF OF PUBLICATION t.PirateenipPark-Tract E.vailviuagesth 2. Lionshead Tennrs Court Sete- fits west Forest Road 3. D'diisio - 4444 Streamsida Circre STATE OF COLORADO - Driver: C}aorge NOTE: 11 the PEC nearing extends unfit 6:00 p.m,, the board may break rot droner from 6:00 - 6:30 SS. Publ€c Hearing -Town Council Chambers 2:40 pm COUNTY OF EAGLE 1. A request for a final review of an aatte- rior al[ara4ion or moditicahnn, pursuant ID SeCPWn t2-78-7, Extariar Alterations nr Modifications, Vall Town Code, to allow tar an addition to the Lodge at VaU: a request far a variance from Section 12-'21- 70, Development Restricted, Vail Town Gode. pur- suant td Chapter 17, Variances, Zoning Reguta- [ions. 1o allow idr [he construction of multiple-(amity dwelling units on slopes in excess Ot 44`0:. and a to Steve Pope, do solemnly swear that I am the Publisher of The Vail Daily, that the ~~,,,,;, daily newspa- request for tl,a astaRNisnment dt an approved de- velapmant plan to facilitate the conslrue[ion of per printed, in whole or in pari and published jn the County of Eagle, S#ate of Colorado, and has a vas's From Door, and caning reran detaas in regard eneral circulation therein; that said news spar has heart ublished continuous! 'and uninterru tedl !Hereto. (A mare complete males and bounds }e- g - p p y p y gal dascripi~on. is available at the Town o1 Vail in said County of Eagle for a period of more than fifty-two consecutive weeks next prior to the first Community Development Department) publication of the annexed legal notate ar advertisement; Ihat said newspaper has been admitted to the Applicant: nail Resorts, United States mails as a periodical under the provisions of the Act of March 3, 1879, or any amend- represented by Jay Petersen menu thereo(, and that said news a er is a Bail news a er dal p g g Planner: George Ruttier p p y p p y qualjtied foe ubtishin le a! notices Motion: Second: Vote: and advertisements within the Rneaning of the laws of the State of Colorado. 2. A request tar a conditional use parmH pursuant t0 Section 12-7A-3. Vail Tnwn Coda; e major exterior alteration pursuant to 12-7A~12. Vail That the annexed legal notice or advertisement was published in the regular and entire issue of every Town cede, ro allow tar modiacanons to me e~dsi- mg fractional tee club and a res€auranl addition; and a reqacct tdr a hudiding hetght variance purv number of said daily newspaper for the period of ......,/.~,....... consecutive inse, ; - -' and that the first .seam la Chapter 77, wail Town Gode.. to al6aw far "' dormer additions. at the Vail Moumain Lodge and ~(} Spa, located at 352 E. Meadow Criva ~ Traci B, publication of said notice was in the issue of sand newspaper dated .. ................~...... va~l village 7sr Ftnng. A.D... .... .and that the last ubiicafion of said ..~.I,.:. was in the issue of said news a er APP+~nI: Va6t Mouma;n Lodge LLG, .~...... ....... t~ ~ epresented by dated. .. A.D. //~~f'.~ Braun A.uoaiates, Inc. • ~.•A. ...... '~~~GCJ~'.......... Planner: George Ruttier Mohan: A Second: Vora' ,., , ~T, ~~' TABLED TO aCTQBER t3, 2003 In witness whereof !have hereunto set my hand this .....~.~... day of ... .....1~ .............~~. 3. A request tilt a floodplain modirica- ~,,~ lion pursuant to Cnaptar 74-6, Grading Siandarda, Vail Town Gade. to allow for the construction ar now bridge abutments in [he MIII Creek llaodplain at Pirate Snip Park located at Trac[ E. Vail V6llage ........., ........ f~L.~ ::...:........................ SfnFi6ng PUbliSher Applicana: Vail Resorts. represented f?y Town yr Vail Planner: Bill Gibson Motion: seoond: Vote: Subscribed and sworn to before me a notary public in and tar the County at Eagle, Stale of Colorado, ,7,~,~~ ~/ ~ ~ 4. A mquest'dor a rriajor subd+vision pur- this . .....~..~..........- day of ...y~!~~N/".:'."'!`'.'-1.~~ suant to Chapter 133, Major Swndavisdon. Vail ••• Town COtle, to allow fpr the platting of Ivor lots at fhe Lionsheatl tennis court sire and a rezoning pur- suant to SeCliorv 12-3-7. Administration. Viii Tdwn Gode. from Agriculture and ripen Space zone dis- trict. Vail Town Gode, to Primaryr5econtlary Two- Fami€y Restdenbal zone distr9cr, VaW Tvwn Code. ro allow for the construction vt single-family homes on the tour proposed Pots. located at 6f 5 west For- ~'v , es! Road'Unplatted (Amore complete males and bounds legal description is oval}ahie al the Town Of Vail Community Development Oeparimenq Applicant: Vail Resorts, represered Ray Braun Notary Public associates. Jnc. Planner: warren Carnphefl My Co. ~,,,,,"-~ expires ..........~ l... Motion: second: Voter. 5. A request lot a variance from SectBOn F2-54-17, Setback from Watercourse, Velt Town: Cade, la allow for a residential addition in the Gor9 Creak setback, lar.alod al 4444 Streamsida C4rpla !' Lot 11, bighorn 4th Addition. Applicant: Thomas fl'Dordsio, represented by John Perkins. -. Planner: Warren Gamptsell Mohan: Secontl: Vote: fi A request fora recommendation t6 t the Vail Town Council for an amendment t0 lf>e Town of Vail Straetscape Master plan. and s®Ilirtg lorlh details in regard thereto. Applicant: To~.vn of Vail, represented 6y Greg Halt Piannar: Warren Campbell Motion: Second: Vote: 7. A request for major exterior altemiion pursuant to Section 12.7H-7. Vail Town Code. l0 allow for the construction of new dwelling units and accommodation units at Va+l Mamott Mountain Re- sort. located a1 715 Wesl Lionshead Circle !Lots C and D, Marcus St.lbdivision, and Lpt 7, Manion Subdivision Applicant: Mountain Marriott Vail Resort, repre- sented by Gwalhrney. Pratt., Schulte Architects Planner: Georgge Rusher Mahon: Second: Vote:. .; § TABLED TQ OCT06£R 13, 2003 8. Approval of September 8th rneering minutes 9- Information Update: GRFA FaurSeasons The applications and information about the propos= als are available for pub?ic inspection during regu- lar office hours ~n the pro}ect planner's oFliec 9ocat- ed at the Town of Vail Cpmmuniry 'Development Department, 75 Saulh Frontage Road. Please call 479-21381pr information. Sign language interpretation avalable upon re- quest with 24 hour rnolilicalion. Please call 479- 235G, Telephone for the Hearing Impaired, for in- formation. Camrnunity Devrolopment Department published September 19. 2003, in the Vall Dally r w PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING Monday, September 22, 2003 PROJECT ORIENTATION 1-Community Development Dept. PUBLIC WELCOME X2:00 pm MEMBERS PRESENT Site Visits: MEMBERS ABSENT 1. Pirateship Park- Tract E, Vail Village 5th 2. Lionshead Tennis Court Site- 615 West Forest Road 3. D'Orisio - 4444 Streamside Circle Driver; George ~~ NOTE: if the PEC hearing extends until 6:00 p.m., the board may break for dinner from 6:00 - 6:30 Public Hearing -Tawn Council Chambers 2:00 pm 1. A request for a final review of an exterior alteration or modifications pursuant to Section 12-7B-7, Exterior Alterations ar Modifications, Vail Town Code, to allow for an addition to the Lodge at Vail; a request far a variance from Section 12-21-10, Development Restricted, Vail Town Code, pursuant to Chapter 17, Variances, Zoning Regulations, to allow for the construction of multiple-family dwelling units on slopes in excess of 40°!°; and a request far the establishment of an approved development plan to facilitate the construction of Veil's Front Door, and setting forth details in regard thereto. (A more complete metes and bounds legal description is available at the Town of Vail Community Development Department) Applicant: Vail Resorts, represented by Jay Petersen Planner: George Rather Motion: Second: Vote: 2. A request far a canditianal use permit pursuant to Section t 2-7A-3, Vail Tawn Code; a major exterior alteration pursuant to 12-7A-12, Vail Tawn Cade, to allow far modifications to the existing fractional fee club and a restaurant addition; and a request far a building height variance pursuant to Chap#er 17, Vail Tawn Code, to allow for dormer additions, at the Vail Mountain Lodge and Spa, located at 352 E. Meadow Drive / Tract B, Vail Village 1$` Filing. Applicant: Vail Mountain Lodge LLG, represented by Braun Associates, Ina. Planner: George Ruttier Motion: Second: Vote: TABLED TO OCTOBER 13, 2003 3. A request for a floodplain modification pursuant to Chapter 14-6, Grading Standards, ~1Y ~nwr~~ n~ va rr.l ~ Vail Town Code, to allow for the construction of new bridge abutments in the Mill Creek floodplain at Pirate Ship Park located at Tract E, Vail Village 5"" Filing Applicant: Vail Resorts, represented by Town of Vail Planner: 13111 Gibson Motion: Second: Vote: 4. A request for a major subdivision pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the platting of four lots at the Lionshead tennis court site and a rezoning pursuant to Section 12-3-7, Administration, Vail Town Code, from Agriculture and Qpen Space zone district, Vail Town Cade, to PrimarylSecondary Two-Family Residential zone district, Vail Town Code, to allow for the construction of single-family homes on the four proposed lots, located at fi15 West Forest RoadllJnplatted (Amore complete metes and bounds legal description is available at the Town of Vail Community Development Department) Applicant: Vail Resorts, represented by Braun Associates, Ina. Planner: Warren Campbell Motion; Second: Vote: 5. A request for a variance from Section 12-14-17, Setback from Watercourse, Vail Town Code, to allow for a residential addition in the Gore Creek setback, located at 4444 Streamside Circle 1 Lot 11, Bighorn 4th Addition. Applicant: Thomas C7'Dorisio, represented by John Perkins. Planner; Warren Campbell Motion: Second: Vote: 6. A request for a recommendation to the Vail Town Council for an amendment to the Town of Vail Streetscape Master Plan, and setting forth details in regard thereto. Applicant: Town of Vail, represented by Greg Hall Planner: Warren Campbell Motion: Second: Vote: 7. A request for major exterior alteration pursuant to Section 12-7H-7, Vail Town Code, to allow for the construction of new dwelling units and accommodation onus at Vail Marriott Mountain Resort, located at 7'1.5 West Lionshead Circle / Lots C and D, Morcus Subdivision, and Lot 7, Marriott Subdivision Applicant: Mountain Marriott Vail Resort, represented by Gwathmey, Pratt, Schultz Architects Planner: George Rather Motion: Second: Vote: TABLED T© QCTOBER 13, 20!03 • • • 8. Approval of September 8`h meeting minutes 9. Information Update: R GRFA Four Seasons The applicati®ns and information about the proposals are available for public inspection during regular office hours in the project planner's office located at the Town of Vail Community Development Department, 75 Sauth Frontage Road. Please call 479-2138 for information. Sign language interpretation available upon request with 24 hour notification. Please call 479- 2356, Telephone for the Hearing Impaired, for information. Community Development Department Published September j 9, 2903, in the Vail Daily. PLANNING AND ENVIRONMENTAL COMMISSION • • PUBLIC MEETING ;~ '~= S uu.~ s Monday, September 22, 2003 PROJECT ORIENTATION / -Community Development Dept. PUBLIC WELCOME 12:00 pm MEMBERS PRESENT Doug Cahill George Lamb Chas Bernhardt John Schofield Site Visits: MEMBERS ABSENT Gary Hartman Erickson Shirley Rollie Kjesbo 1. Pirateship Park- Tract E, Vail Village 5th 2. Lionshead Tennis Court Site- 515 West Forest Road 3. C)'Dorisia - 4444 Streamside Circle Driuer: George ~~ N©TE: If the PEC hearing extends until 6:00 p.m., the board may break for dinner from 6:00 - 6:30 Public liearina -Town Council Chambers 2;00 pm A request for a final review of an exterior alteration ar modification, pursuant to Section 12-7E-?, Exterior Alterations or Modifications, Vail Town Code, to allow for an addition to the Lodge at Vail; a request far a variance from Section 12-21-10, Development Restricted, Vail Town Code, pursuant to Chapter 17, Variances, Zoning Regulations, to allow for the construction of multiple-family dwelling units on slopes in excess of 40°!°; and a rer~uest for the establishment of an approved development plan to facilitate the construction of Vail's Front Door, and setting forth de#ails in regard thereto. (A more complete metes and bounds legal description is available at the Town of Vail Community Development Department) Applicant: Vail Resorts, represented by Jay Peterson Planner: George Ruther Motion; Doug Cahill Second: George Lamb Vote: 4-0-0 APPROVED WITH CONDTIONS Conditions: 1. Standard conditions of approval applicable to all PEC development plan approvals: • That the Developer submits a complete application to the Town of Vail Community Development Department for the review and approval by the Town of Vail Design Review Board of a Comprehensive Sign Program prior to the kssuance of a Temporary Certificate of Approval for any of Vail's Front ~. ~ti ~0'WN OF YAIL Door Project improvements. • That the Developer submits a complete Design Review Board application, including details of ail proposed roof top mechanical systems, to the Tawn of Vail Community Development Department for review and approval by the Town of Vail Design Review Board, prior to making an application far the issuance of a building permit for any of Vail's Front Doar Project improvements. + That the Developer submits a Construction Staging Plan to the Town of Vail Community Development Department for the review and approval of the proposed staging plan by the Town of Vail, prior to the issuance of a building permit for the Vail's Front Daor Project improvements.. 2. The Developer provides deed-restricted employee housing that complies with the Town of Vail Employee Housing requirements (Chapter 12-13) for a minimum of 9 employees, and that said housing shall be made available far occupancy, prior to the issuance of a Temporary Certificate of Occupancy for the Vail's Front Door Project improvements. In addition, the deed-restrictions shall be legally executed by the Developer and duly recorded with the Eagle County Clerk ~& Recorder's Office, prior to the issuance of a Temporary Certificate of Occupancy for the Vail's Front Door Project improvements. 3. That the Developer submits a complete set of civil engineered drawings of the Approved Development Plans including the required off site improvements, to the Tawn of Vail Community Development Department for review and approval of the drawings, prior to making application far the issuance of a building permit for Vail's Front Door Project improvements. 4. That the Developer submits a partial topographic map of the alleyway east of the Lodge at Vail to the Town of Vail Community Development Department. The topographic information shall be used by the Tawn of Vail and the Developer to determine the feasibility of providing improved handtruck delivery access to Gore Creek Drive from Founder's Plaza. If it is determined by the Town of Vail and the Developer that proposed improvements are both feasible and advantageous far providing handtruck delivery access to Gore Creek Drive via the Wildflower alleyway, the Developer shall submit a revised set of Off Site Improvements Plan to the Town of Vail Community Development Department far review and approval and further agrees to construct the improvements as approved. 5. That the Developer submits a development application to the Tawn of Vail Community Development Department requesting approval of a conditional use permit to allow for the operation fora"'private and public club", pursuant to Section 12-$E-3, Conditional Uses, of the Vail Town Code. The application for the conditional use permit shall be reviewed in accordance with the provisions of Chapter 1fi of the Zoning Regulations, prior to making application far the issuance of a building permit for Vail's Front Door Project improvements. fi. That the Developer identifies a "Na Build Area" on the Approved Development Plan indicating that na building ar site disturbance shall occur within thirty feet (30'} of the proposed westernmost and southernmost property lines in the area of the residential unit construction. Subsurface soil nailing for slope stabilization shall be permitted in the "No Build Area". 7. That the Developer legally executes all necessary easements and agreements allowing far public pedestrianlbike access through Tract E and the development site from Mill Creek Circle to Vail Road, public roadway access, drainage, signs, utilities, etc. on and across the development site. Said easements and agreements shall be submitted to the Town of Vail Community Development Department for review and approval by the Town of Vail. Upon approval by the Town, said easements and agreements (if necessary) shall be legally executed by the Developer and duly recorded with the Eagle County Clerk ~ Recorder's Office, prior to the issuance of a Final Certificate of Occupancy for the Vail's Front Door Project improvements. 8. The Developer agrees to provide to the Town of Vail for review and approval by the Vail Town Council a comprehensive Development Agreement for Vail's Front Door Project improvements. Said Agreement shall be submitted to the Town by no later than October 31, 2803. The Development Agreement shall be a legally binding agreement between the Town of Vail and Vail Resorts. The purpose of this agreement is to document, among other things, the manner and timeframes within which the Town and the Developer will complete certain required aspects of the project. The Development Agreement will include, but may not be limited ta, addressing the following aspect of the project: • The conveyance of a deed from the Developer to the Town far a parcel of land under Pirate Ship Park, as depicted in Exhibit A attached. • A written description of all off-site improvements to be provided by the Developer (as generally depicted on the approved development plans), providing additional details on the specific Improvements to be provided, the manner in which developer assurances for completion of said improvements will 6e provided, acknowledgment that design details will conform to the Town's streetscape standards, schedules for completing said improvements, the manner in which the Developer and Town will coordinate streetscape improvement efforts and defining specific terms to determine when and where Checkpoint Charlie will be constructed by the Developer, as maybe amended • The legal mechanisms to be used wherein the Town of Vail will allow the Developer to construct a portion of the proposed parking structure at P38J beneath the Town's road right-of-way (as depicted on approved plans for P384J). • The legal mechanisms to be used wherein the Developer will allow the Town to utilize a portion of its parking and loading structure as a 14-bay public loading and delivery facility (as depicted on the approved development plansy. • An agreement to be prepared which outlines the Developer's responsibilities for funding $1,440,000 in public art to be provided in conjunction with the Project. This agreement is to be prepared with input from the Town of Vail Art in Public Places Board. • A use agreement to be prepared which outlines the terms and conditions for public use of the Vista Bahn Ski Yard. This agreement is to be prepared wi#h input from the Town of Vaii Commission on Special Events. 9. That the Developer submits a copy of the proposed plans and use agreements to the Town of Vail Community Development Department far review by the Art in Public Places Board and the Town of Vail Commission on Special Events at a regularly scheduled meeting. Each of the respective meetings shall be duly noticed to the public, adjacent property owners, and potentially interested parties. Upon review of the proposed plans and use agreements, with input from the public, the Board and Commission shall forward a recommendation on the proposed plans and use agreement to the Vail Town Council, 2. A request for a conditional use permit pursuant to Section 12-7A-3, Vail Town Code; a major exterior alteration pursuant to 12-7A-12, Vail Town Code, to allow for modifications to the existing fractional fee club and a restaurant addition; and a request far a building height variance pursuant to Chapter 17, Vail Town Code, to allow for dormer additions, at the Vail Mountain Lodge and Spa, located at 352 E. Meadow Drive 1 Tract B, Vail Village 1s° Filing. Applicant: Vail Mountain Lodge LLG, represented by Braun Associates, Inc. Planner: George Ruther Motion: George Lamb Second: Doug Cahill Vote:4-0 TABLED TG OCTOBER 73, 2003 3. A request for a floodplain modification pursuant to Chapter 14-6, Grading Standards, Vail Town Code, to allow for the construction of new bridge abutments in the MiN Creek floadplain at Pirate Ship Park lace#ed at Tract E, Vail Village 5`h Filing Applicant: Vail Resorts, represented by Town of Vail Planner: Bill Gibson Motion: Chas Bernhardt Second: George Lamb Vote: 4-0 APPROVED WITH CONDITIONS Conditions: 1. The applicant shall submit proof of US Army Corp of Engineers approval of a Nafianwide Permit T8 -Minor Discharge to the Town of Vail Community Development Department prior to the issuance of building and grading permits, 2. The applicant shall submit a stamped Improvement Location Certificate and "as-built" topographic survey to the Tawn of Vail Community Development Department far review and approval, prior to Town of Vail final construction inspection. 4. A request for a major subdivisiar~ pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow far the platting of four lots at the Lionshead tennis court site and a rezoning pursuant to Section 12-3-7, Administration, Vail Town Code, from Agriculture and Open Space zone district, Vail Town Code, to PrimaryfSecondary Two-Family Residential zone district, Vail Town Cade, to allow far the construction of single-family homes on the four proposed lots, located at 615 West Forest Road/Unplatted (Amore complete metes and bounds legal description is available at the Tawn of Vail Community development Department) Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: Warren Campbell Motion: Doug Gahill Second: George Lamb Vate: 4-0 Tabled to October 13, 2003 5. A request for a variance from Section 12-14-17, Setback from Watercourse, Vail Town Code, to allow for a residential addition in the Gore Creek setback, located at 4444 Streamside Circle /Lot 11, Bighorn 4th Addition. Applicant: Thomas O'Dorisio, represented by John Perkins. Planner: Warren Campbell Motion: Chas Bernhardt Second: George Lamb Vote: 4-0 APPROVED WITH ONE CONDITION: Condition: 1. That the applicant is not permitted to perform an interior conversion of this space at a later date as the dormer additions would not have been constructed prior to August 5, 1997, as required by Section 12-15-4, Interior Conversion, Vail Town Code, 6. A request for a recommendation to the Vail Town Council for an amendment to the Town of Vail Streetscape Master Plan, and setting forth details in regard thereto. Applicant: Town of Vail, represented by Greg Hall Planner: Warren Campbell Motion: John Schofield Second: Doug Cahill Vote: 4-0 RECOMMENDATION OF APPROVED TO COUNCIL WITH CONDITIONS Conditions: 1. That the appliican# shall verify that all materials proposed for use in the streetscape are low maintenance, have a long lifespan, and are durable so as to avoid costly main#enance and upkeep. 2. That the applicant shall explore funding options other than an impact fee such as the use of Tax Increment Financing. In addition, funding models should be explored. which impact residential properties to a lesser extent than commercial properties and include a time frame for which the fee will be collected, such as a sunset provision. ?. A request for major exterior alteration pursuant to Section 12-7H-7, Vail Town Code, to allow for the construction of new dwelling units and accommodation units at Vail Marriott Mountain Resort, located at 715 West Lionshead Circle f Lots C and D, Marcus Subdivision, and Lot 7, Marriott Subdivision Applicant: Mountain Marriott Vail Resod, represented by Gwathmey, Pratt, Schultz Architects Planner: George Ruttier Motion: George Lamb Second: Doug Cahill Vote:4-0 TABLED TO OCTOBER 13, 20p3 8. Approval of September $t~' meeting minutes Mo#ion: George Lamb Second :Doug Cahill Vote:3-d-1 (Chas Bernhard# Abstained} APPR©VED 9. lnforrnation Update; GRFA Four Seasons The applications and information about the proposals are available far public inspection during regular office hours in the project planner's office located at the Town of Vail Community Development Department, 7b South Frontage Road. Please call 479-2138 for information. Sign language interpretation available upon request with 24 hour notification. Please call 479- 2358, Telephone for the Hearing Impaired, far information. Community Development Department Published September 19, 2Q03, in the Vail Daily. • ._ MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE:. September 22, 2003 SUBJECT: A request for a final review of an exterior alteration or modification, pursuant to Section 12-78-7, Exterior Alterations or Madifcations, Vail Town Cade, to allow for an addition to the Lodge at Vail; a request for a variance from Section 12-21-10, Development Restricted, Vail Town Code, pursuant to Chapter 17, Variances, Zoning Regulations, to allow for the construction at multiple-family dwelling units on slopes in excess of 40°r4; and a request for the establishment of an approved development plan to facilitate the construction of 1/ail's Front Daor, and setting forth details in regard thereto. (A more complete metes and bounds legal description is available at the Town of Vail Communi#y Development Department} Applicant: Vail Resorts, represented by Jay Peterson Planner: George Ruther I. SUMMARY The applicant, Vail Resorts Development Company (VRDC7, represented by Jay Petersen, is requesting a final review of three development review applications intended to facilitate the development of Veil's Front door' project. Staff has reviewed the three applications is recommending that the Planning and Environmental Cammission approves with conditions the applicant's requests. Staff recommendation is based upon the review of the applicable criteria, as outlined in the Tawn of Vail Zoning Regulations and the evidence and testimony presented. II. DESCRIPTION OF THE REWUEST The applicant, Vail Resorts Development Company (VRDC), represented by Jay Peterson, is requesting a final review of three development review applications intended to facilitate the development of Veil's Front Door project. The three applications include: 1 } an exterior alteration ar modification, pursuant to Section 12-78-7, Exterior Alterations or Modifications, Vail Town Code, to allow far an addition to the Lodge at Vail; 2) a request for a variance from Section 12-21-10, Development Restricted, VaiC Town Code, pursuant to Chapter 17, Variances, Zoning Regulations, to allow far the construction of multiple-family dwelling units on slopes in excess of 40°/0; and, 3} a request for the establishment of an approved development plan to facilitate the construction of Vail°s Front Door project. A written description of the three applications is described in greater detail below: i 1) Major Exterior Alteration or Modificatiion in the Gommerciaf Core I zone district The applicant is requesting approval of a major exterior alteration or modification to allow for an exterior addition and modification to the Lodge at Vail, pursuant to Section 12-78-7, of the Vaii Town Code. Pursuant to Section 12-TB-7, in part, "The construction of a new building, the alteration of an existing building which adds or removes any enclosed floor area, the alteration of an existing building which modifies exterior r©oflines, the replacement of an existing building, the addition of a new outdoor dining deck ar the modification of an existing outdoor dining deck shall be subject to review by the Planning and Environmental Commission (PEC) The applicant. is proposing to renovate a portion of the Lodge at Vaii. The proposed renovation includes remodeling existing space on the first floor of the Lodge to accommodate a new spa facility. To accommodate the new spa facility, three hotel rooms on the first floor of the Lodge will be removed. The combined area of the rooms to be removed is approximately 1,140 square feet of GFtFA. To replace the cost area of the three roams, the applicant proposes to reconstruct two new hotel rooms on the second floor of the Lodge. The approximate total square footage of the new hotel rooms is roughly 2,004 square feet of GFiFA. As a result of the proposed changes, there will be a net reduction in the number of required parking spaces associated with the hotel room use. In addition to the new hotel room improvements, the applicant proposes the construct a new pool and patio area on the south side of the Lodge. These new recreational amenities will be shared between the Lodge at Vail and the proposed skier's club. The new pool and patio area will be located aop a sub-surface parking and loading facility which serves to replace the existing outdoor gravel surface parking lot and loading and delivery area. A Dopy of the reduced proposed plans and elevations has been attached for reference.. 2) Variance The applicant has requested a variance from Section 12-21-14, Development Restricted, of the Vaii Town Code. According to Section 12-21-14, in part, "IVv structure shall be built in any flood hazard zone or red avalanche hazard area. No structure shall be buift on a slope of forty percent (40f) or greafer except in Single-Family Residential, Two-Family Residential, or Two-Family PrimaryfSecondary Residential Zone Districts. The term "structure" as used in this Section does not include recreational structures that are intended for seasons! use, not including residential use." 2 •- The applicant is requesting a variance to allow the proposed 13 residential dwelling units to be constructed on slopes in excess of 4~%. A copy of the topographic survey depicting the areas of 40% slopes or greater relative to the location of the proposed building footprints has been attached for reference 3} Approved Development Plan The applicant is requesting approval of an Approved Development Plan, pursuant to Section 12-8E-6, Development Plan, of the Vail Town Code. Pursuant to Section 12-8E-6, "Prior to site preparation, building construction, or other improverrrents to land within the Ski Base/Recreation 2 District, there shall be an approved development plan for said District or portion thereof. An approved development plan shall be the principal document in guiding the development, uses and activities of land within the district. A development plan shall be approved by the Planning and Environmental Commission. Development standards including setbacks, site coverage, landscaping, density (GRFA) and parking shall be defermined by the Planning and Environmental Commission as part of the approved development plan. This determination is to be made based on the proposed development plan's compliance with the design criteria outlined in Section 12-8E-9 of this Article. " The request for approval of an Approved Development Plan is intended to facilitate the development of Vail's Front Door project. Vail's Front Door project is the comprehensive redevelopment of one of three primary portals to Vail Mountain and is intended to create aworld-class arrival point and transition between Vail Village and Vail Mountain. Vail's Front Door project incl~rdes the fallowing components: Vista Bahn Park - A comprehensive redesign of the ski yard and ski base area. Lodge at Vail - An addition of a new spa facility and renovations to a number of existing lodge roams. Residence Club - A fractional fee residential project compromised of thirteen new ski-in/ski-out residences at the base of Vail Mountain. Member's Ski Club -Anew ski club that will provide members with a variety of skier-related amenities such as a skier's lounge, changing rooms, ski storage, lockers, outdoor pool and hot tubs, and member's parking at the base of Vail Mountain. Vail Park -The development of a new neighborhood park and private parking structure on Lots P3 and J, in Vail Village. r Skier Services Building -Anew skier-related facilities building designed to provide a variety of guest and mountain employee services at the base of Vail Mountain. Delivery, Laadina and Circulation - An entirely underground parking, loading, and delivery facility that replaces an existing surface parking lot and loading area at the base of Vail Mountain. A copy of the reduced plans has been attached far reference. Upon consideration of the three development review applications, the action requested of the Commission by the applicant and staff is to either, approve, approve with conditions, ordenythe applicant's requests. III. BACKGROUND On January ~, 2003, the Community Development Department received the applicant's submittal of 14 development review applications to facilitate the redevelopment of Vail's Front Door project. On February 10 and 24, 2003, the Planning and Environmental Commission held worksessions to disauss the applicant's proposal and requests to amend various planning documents of the Town of Vail. On March 10, 2003, the Planning and Environmental Commission voted ,~ unanimously to forward a recommendation of approval of the applicant's request to amend the Vail Land Use Plan, Vail Village Master Plan, and the Town of Vail Zoning Regulations to the Vail Town Council. On April 1, 2003, the Vail Town Council approved Resolutions No. 2 and 3, Series of 2003, amending the Vail Land Use Plan and Vail Village Master Plan, and approved Ordinance Na. 4, Series of 2003, amending the Town of Vail Zoning Regulation, upon first reading.. On April 14, 2003, the Planning and Environmental Commission held a worksession to discussed the proposed pions for improvements to Lots P3 and J, Block 5A, Vail Village 5`" Filing (Vail Park}. On April 15, 2003, the Vail Town Council approved Ordinance Na. 4, Series of 2003, amending the Town of Vail Zoning Regulation, upon second reading. On June 9, 2003, the Planning and Environmental Commission held a worksession to continue discussions an the proposed plans far improvements to Lots P3 and J, Block 5A, Vail Village 5'" Filing (Vail Park}. The Commission tabled the final review of the four development review applications directly associated with the Vail Park improvements until the July 14, 2003, public hearing of the Planning and Environmental Commission. On June 23, 2003, the Planning and Environmental Commission held a worksession to discuss the proposed improvements and development applications associated with the Vista Bahn Ski and Vail's Front Door project. Upon presentation of the 4 proposed plans, the Commission accepted public comment and then provided fieedback to the applicant. In providing feedback to the applicant, the Commission raised a number of questions. The applicant and staff agreed to provide answers to those questions at the July 14, 2003 meeting. On July 14, 2003 the Punning and Environmental Commission held a worksession to discuss the proposed improvements and development applications associated with the Vista Bahn Ski and Vail's Front Door project. Upon presentation of the proposed plans, the Commission accepted public comment and then provided feedback to the applicant. In providing feedback to the applicant, the Commission raised a number of questions. The applicant and staff agreed to provide answers to those questions at the July 28, 2003 worksession meeting. The more significant issues raised by the Gommission and public were questions regarding traffic impacts, loading and delivery operations and management, and the summer and winter programming of the Vista Bahn ski yard. On July 28, 2003, the Planning and Environmental Commission held a worksession to discuss the proposed improvements and development applications associated with the Vista Bahn Ski and Vail's Front Door project. Specifically, the Gommission directed their attention to the operational and management issues associated with the proposed loading and delivery facility and the conclusions of the revised traffic impact report. To help understand the impacts of the loading and delivery facility the Commission members visited the centralized loading facility in Beaver Creek. The Gommission also focused their attention on the site plan location and design concepts of the skier services building. On August 6, 2003, the Town of Vail Design Review Board held a hearing to discuss the proposed design concepts of the four major components of Vail's Front Door Project. Following a presentation on the proposed Vail Park, the 13 residences, the member's ski club, and skier services building improvements, the Board provided their initial comments and input. On August 11, 2003, the Planning and Environmental Commission held a public hearing on the proposed improvements to Lots P3 & J and a request to amend the Official Town of Vail Zoning Map. Upon evaluation of the applications, the Gommission voted to approve the requests, with conditions, and to forward a recommendation of approval of the zone district amendments to the Vail Town Council. On August 25, 2003, the Planning and Environmental Commission held a worksession to continue discussions regarding the proposed improvements for Vail's Front Door Project. The main purposes of the meeting were to present the revised plans for the skier services building and to visit the proposed development site to view the staked locations of the improvements. In discussing the~roposal in light of an anticipated final review of the application on September 22" ,the Commission provided the applicant and staff with a list of additional materials and items that would be required for review and consideration by the Commission prior to taking a final vote on the proposed project. On September 2, 2003, the Vail Town Council approved Ordinance No. 21, Series of 2003, amending the Official Zoning Map of the Tawn of Vail to zone Lots 1 and 2, 5 Mill Creek Subdivision Ski Base Recreation - 2 District and Lots P3 & J, Block 5A, Vail Village First Filing Parking District, upon first reading of an amending ordinance. On September $, 2003, the Town of Vail Planning and Environmental Commission held a worksession to continue discussions regarding the proposed improvements for Vail's Front Door Project. The focus of the meeting was to respond to the list of additional materials and items that the Commission identified at their August 25th worksession meeting. Upon consideration of the applicant's and staff`s responses to the identified list of materials and items, the Commission directed the staff and applicant to proceed towards the consideration of a final review of the proposed improvements at the September 22, 20x3, public hearing of the Planning and Environmental Commission. Qn September 16, 2003, the Vail Town Council approved Ordinance No. 21, Series of 2003, amending the Official Zoning Map of the Town of Vail to zone Lots 1 and' 2, Mill Greek Subdivision Ski Base Recreation - 2 District and Lots P3 & J, Block 5A, Vail Vllage First Filing Parking District, upon second reading of an amending ordinance. IV. APPLICABLE PLANNING QOCUMENTS Ttle 12. Zonina Reaulations. Vail Tawn Code According to Sectionl2-7B-1, Purpose, Vail Tawn Code, the purpose of the Commercial Core I zone district is to, `provide sites and to maintain fhe unique character of the Vail Village commercia! area, with its mixture of lodges and commercial establishments in a predominantly pedestrian environment. The Commercial Gore 1 District is intended to ensure adequafe fight, air, open space, and other amenities appropriafe to the permitted types of buildings and uses. The District regulations in accordance with fhe Vail Village Urban Design Guide Plan and Design Considerations prescribe site developmentstandards that are intended to ensure the maintenance and preservation of the Tightly clustered arrangemenfs of buildings fronting on pedestrianways and public greenways, and To ensure continuation of the building scale and architectural qualities that distinguish the Village. " According to Chapter 8, Vail Town Cade, the regulations for development in the Ski Base Recreation - 2 zone district are as outlined below: Chapter 8 Open Space and Recreation Districts ARTICLE E. SKI BASE/RECREATIDN 2 (SBR2) ,DISTRICT SECTIC7N: 12-8~E-1: Purpose • b i2-8E-2: Permitted uses i2-8,~-3: Conditional Uses f2-8E-4: Accessory Uses 12-SE 5: Location of Business Activity i2-8E 6: Developmenf Plan 12-8E 7': Development Review Procedures i2-8E-8: Submittal Requirements 12-8E-9: Design Criteria 12-8E- i 0: L of Area i2-8E-11: Setbacks i2-8E- i2: Height i2-8f-i3: Density Control i2-8F-i4: Site Coverage 72-8E-15: Landscaping and Site Development i2-$E-16: Parking Plan and Pr©gram i2 8E-ir: 1~?itigation of Development Impacts t2-8E-78: Amendment Procedures 72-8E-19: Time Requirements f 2-8E- i : PURPDSE: The Ski Base/Recreation 2 District is intended to provide sites for facilities, activities and uses necessary for and appurtenant to the operation of a ski mountain. A variety of other facilities, uses and activities, including but not limited to residential, public and semi-public Uses and specr"al community events typically associated with a vibrant resort community are also permitted within the District. The Ski Base/Recreation 2 District is intended to ensure adequate light, air, open space and other amenities appropriate t© permitted and conditional uses throughout the District. In order fo achieve thr`s objective and to ensure compatibility with adjacent land uses, all permitted uses, development and 7 activity within the Dlstricf shall be subject to approval of a comprehensive development plan in accordance with the provisions of this Article. Furthermore, due to the likelihood of this District being located at the base of Wail Mountain, and upon some of the most critical and important lands tv the future success and resort character of the Tvwn, development within this District shall be evaluated based upon its ability to meet the specific purposes of this Title and to provide "compelling public benefits which further the public Interests" that go beyond any ecan©mic benefits tv the landowner. 72-5E-2: PERMITTED USES: A. The following uses shall be permitted within the Skl Base! Recreation 2 District: 1. Ski base-oriented uses including the fvllowirrg: Ski trails Ski lifts and tows Ski racing facilities Snowmaking facilities Skier and guest services including but not limited to uses such as basket rental, lockers, ski repair, ski rental, lift ticket sales, public restrvoms, infvrmaflon/activlfy desk Ski school facilities Ski patrol facilities Commercial ski storage on the basement yr garden level of a building Retail stores and establishments Special community events, Including but not limited to ski races, festivals, concerts, and recreational, cultural and educafiana! programs and associated improvements/facilities, subject to the issuance of a Special Fvents License. 2. Fating and drinking establishments including the following: Bakeries and delicatessens with food service, restricted fo preparation of products specifically for sale on the premises Coffee shop Fountains and sandwich shops Restaurants Cocktail lounges and bars 3. Residential Uses including the following. Single-family residential dwelling units Two-family residential dwelling units Multi-family residential dwelling units Accommodation units 4. Lodges 6. Private or public off-street vehicle parking structures 7 Private or public off street loading facilities 8. Public parks and outdoor recreation facilities 12-8E-3: GONaf7lONA,L USES: The following conditional uses steal! be permitted in the Ski Base/Recreation 2 District, subject to the issuance of a conditional use permit in accordance with the provisions of Chapterl6 of this Title: 1. Srew pubs 2. Fractional fee units ,3. Private and public clubs 4. Public utility and public service uses ,5'. C?ufdoor dining decks and patios 6. Type 111 employee housing units as provided r'n chapter 1 ~ of this title 9 7. Additional uses determined to be similar to conditional or permitted uses described in this chapter, in accordance with the provisions of Section 12- 3-4 of this Tifle. i2-$F-4: ACCESSORY USES: The following accessory uses shall be permitted in the Ski Base/Recreation 2 District: Accessory uses customarily incidental fa permitted and conditional uses and necessary for the operation thereof. Ski school offices, sales, and activr""ties Skr' patrol offices Skier and guest service employee offices, locker rooms, and meeting rooms Swimming pools, patios or other recreation facilities customarily incidental to permitted uses. i2-8E-5: L pCATI©N OF BUSINESS ACTIVITY: A. Limitations; Exception: All offices, retail sales, and commercial ski storage conducted in the Ski Base/Recreation 2 (SBR2) district shalt be operated and conducted entirely within a building,. except for approved special community events, outdoor display of goods, and outdoor restaurant seating. 8. Outdoor Displays: The area fo 6e used for outdoor display must be located directly in front of the estabAshmenf displaying the goads and entirely upon the establishment's own property. Sidewalks, building entrances and exits, driveways and streets shall not be obstructed by outdoor display. 12-8E`-fi: DEVELOPMENT PLAN: A. Development Plan Required Prior to site preparation, building construction, or other improvements to land within the Ski Base/Recreation 2 District, there shall be an approved development plan for said Districf or portion thereof. An approved development plan shall be the principal document in guiding the development, uses and activities of land within the district. A ~0 development plan shall be approved by the Planning and Environmental Commission. development standards including setbacks, site coverage, landscaping, density (GrFA) and parking shall be determined by the Planning and Environmental Commission as part of the approved development plan. This determination is to be made based on the proposed development plan's compliance with the design criteria outlined in Section 12- 8E-9 of this Article. B. Application An application for approval of a development plan maybe filed by any owner of property within the Ski Base/recreation 2 district or his (her) agent or authorized representative. The application shall be made on a form provided by the Department of Community Development and shall include: a legal description of the property, a list of names and mailing addresses of all adjacent property owners and written consent of owners of all pr©perty to be included in the development plan, or their agents or authorized representatives. The application shall be accompanied by submittal requirements outlined in Section 12-8E-8 A. of this Article and a development plan as outlined in Section 12-8E-6 C. of Phis Article. C. Contents The development plan shaft be comprised of materials submitted fi accordance with Section 12-8E-8 A. of this Article, The development plan shall contain all relevant material and information necessary to establish the parameters within which land in the district maybe developed. The development plan may consist of, but not be limited fo, the approved site plan, floor plans, building sections and elevations, vicinity plan, off- street parking/loading pfan, off-site improvements plan, preliminary open space/landscape plan, densities and permitted, conditional and accessory uses. 72-8E-7; DEVELOPI~J'ENT REVIEW PROGE~QUI4ES; A. Pre-Application Conference Prior to submittal of a formal application for a development plan, the applicant shall hold a pre-application conference with the Department of Community Development. The purpose of this meeting shall be to discuss the goals of the proposed development plan, 11 the relationship of the proposal to applicable elements of the Vail Comprehensive Plan, and the review procedure that will be followed for the application. B. PEC Conducts Final Review The final review of a proposed development plan shall be by the Planning and Environmental Commission at either a regularly scheduled meeting or a special meeting. Prior to this meeting, and at the discretion of the Administrator, a worksession maybe held with the applicant, staff and the Planning and Environmental Commission to discuss development plan. A report of the Department of Community Development staff's findings and recommendations shall be presented at a public hearing before the Planning and Environmental Commission. The Planning and Environmental Commission shat! review the development plan in accordance with the provisions of Section 12-8E-9 of this Article. 12-8E-8: SUBMITTAL REQUIREMENTS: A. Information and Materials Required The Administrator shall establish the submittal requirements for an approved development plan application. Certain submittal requirements maybe waived or modified by the Administrator or the Planning and Environmental Commission if it is demonstrated by the applicant that the information and maferials required is not relevant to the proposed development or applicable to the Vail Comprehensive Plan. A complete list of the submittal requirements shall be maintained by the Administrator and filed in the Department of Community Development. I2-8E-9: DESIGN CRITERIA: The following design criteria shall be used as the principal criteria in evaluating the merits of a proposed development plan, !t shall be the burden of the applicant to prove by a preponderance of the evidence that the submittal maferial and the proposed development plan comply with each of the following standards, or demonstrate that one or more of Them is not applicable, or that a practical solution consistent with the public interest has been achieved: • I2 A. Compatibility: L?esign compatibility grad sensitivity to the immediate environment, neighborhood and adfacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation.. B. ,Relationship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. C. Parking and Loading; Compliance with parking and loading requirements as outlined in Chapter 10 of this Title. D. Comprehensive Plan: Conformity with Vail Comprehensive Plan, Town policies and urban design plans. E. lVatura! And/Or Geologic Hazard: Identification and mitigation of natural and/or geologic hazards that affect the property on which the development plan is proposed F. Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. G. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation. H. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. f. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the development plan. J. Annexed Lands: Conformity wifh the farms of an annexation agreement and demonstration of a compelling public benefit which furthers the public interest. 1~ 8E-70: LOT AREA: The minimum lot or site area shall be ten thousand (i O,OOC) square feet of buildable site area. 12-8E-71: SETBACKS: ]3 In the Ski Base/Recreation ~ District, front, side and rear setbacks shall be as indicated on the approved development plan. 72-5E-12: HEIGHT: !n the Ski Base/f~ecreation 2 District buildings shall range in height from 0' - 43' and be indicated on the approved development plan. A11 development shall comply with the building height guidelines found in the Vail Village Master Plan Conceptual Building Height Plan. !n no instance, however, shall the maximum building height exceed 43'. 12-5E-13: DENSITY CONTROL (DWELLING UNITS PER ACRE/GRFA): Total density shall not exceed eight (8~ dwelling units per acre of buildable site area. The total allowable Grass Residential Floor Area (GRFA) shall as indicated on the approved development plan. 12-8E-14: S1TE COVERAGE: !n the Ski Base/Fiecreatlon 2 District, site coverage shall be as indicated on the approved development plan. 72-8F-15: LANDSCAPING AND SITE DEVELOPMENT: !n the Ski Base/Recreation 2 District, landscaping requirements shall be as indicated on the approved development plan. i2-8E-16: PARKIN+G/LO~ADING PLAN AND PRCI+GRAM: Off-street parking and loading shall be provided in accordance with Chapter 1 ~ of this Title. At least 95% of the required parking shall be located within the main building or buildings, and as approved by the Planning and Environments! Commission in review of the development plan. The off-street parking and loading plan shall be indicated on and described in the approved development plan. 72-8E-77: MITIGATION OF DEVELOPMENT IMPACTS Property owners/developers shall also be responsible for mitigating direct impacts of ther`r development on public infrastructure and in all eases mitigation shall bear a reasonable relation to the development impacts. Jmpacfs maybe determined based on reports prepared by qualified consultants. The extent of mitigation and public amenity 14 improvements shall be balanced wr`th the goals of redevelopment and will be determined by the Planning and Environmental Commission in review of development protects and conditional use permits. Substantial off-site impacts may include, but are not limited to, the following; deed-restricted employee housing, roadway improvements, pedestrian walkway improvements, loading/delivery, streetscape improvements, stream tract/bank improvements, public art improvements, parking, and similar improvements. The latent of this section is to only require mitigation for large-scale redevelopment/deveJopment projects which produce substantial off-site impacts. 12-8E-18: AMENDMENT PROCEDURES A. Minor Amendments: 1. Minor amendments are modifications to building plans, site or landscape plans that do not alter the basic intent and character of the approved development plan, and are consistent with the design criteria of this Article. Minor amendments may include, but not be limited to, variations of not more than five feet (5') to approved setbacks and/or building footprints; changes to landscape or site plans that do not adversely impact pedestrian or vehicular circulation throughout the development site, yr changes to gross floor area of not more than five percent (5°1) of the approved square footage of residential floor area or retail, office, common areas and other nonresidential floor area. 2. Minor amendments consistent with the design criteria outlined in Section I2-SE-9 of this Article maybe approved by the Department of Community Development. All minor amendments shall be indicated on a completely revised development plan. Approved changes shall be noted, signed, dated and filed by the Department of Community Development. 3. Notification of a proposed minor amendment, and a report of staff action of said request, shalt be provided to all property owners within or adfacerrt to the district that may be affected by the amendment. Affected properties shalt be as determined by the Department of Community Development. Notifications shalt be postmarked no later than five (5) days following staff action on the amendment request and shall include a brief statement describing the amendment and the time and date of when the Planning and Environmental Commission will be informed of the staff decision. In all cases the report to the Planning and Environmental Commission shall 15 be made within twenty (20) days from the date of the staff's decision an the requested amendment. 4. Appeals of staff decisions maybe filed by adjacent property owners, owners of property within the district, the applicant, Planning and Environmental Commission members +or members of the Town Council as outlined in Section 12-3-3 of this Title. &. Major Amendments: 7. Major amendments are any proposal to change uses; increases to residential floor area greater than 5°'0 of the approved square footage; increases to retail, office, or common floor area greater than 5 % of the approved square footage; increases or decreases to the number of dwelling, accommodation, or fractional fee cfub units; any request to modify, enlarge or expand the boundary of an approved development plan and any amendment to the approved development plan that is not a minor amendment as determined by the Administrator and defined in this Article 2. Requests for major amendments to an approved development plan shall be evaluated based upon the degree of deviation of the amendment from the basic intent and character of the approved development plan and j reviewed in accordance with the procedures described in Section 12-8E-7 of this Article. AI! major amendments shall be indicated on a completely revised develapmentplan. Approved changes shall be noted, signed, dated and filed by the Department of Community Development. P 3. Dwners of all property requesting the amendment, or (heir agents or authorized representatives, shall sign the application. Notification of the proposed amendment shall be made to owners of all property adjacent to the property requesting the proposed amendment, owners of all property adjacent to the district, and owners of all property within the distrr'ct That maybe affected by the proposed amendment (as determined by the Department of Community Development). Notification procedures shall be i as outlined in subsection f2-3-6C of this Title. 12-SE T9: T1ME REQUIREMENTS A. Start of Construction; Completion: 16 The developer must begin initial construction of the development plan within Three (3J years from the time of its final approval, and continue diligently toward the completion of the project. !f the development plan is to be developed in phases, the developer must begin construction of subsequent phases within one year of the completion of the previous phase. 8. Approval Voided: If the applicant does not begin and diligently work toward fhe completion of the development plan or any stage of the development plan within the time limits r`mposed by the preceding subsection, the approval of said development plan shall be void. The Planning and Environmental Commission shall review the development plan upon submittal of an application to re-establish the development plan following the procedures outlined in Section i2-8E-7 of this Article. . Vail Land Use Plan The Vail Land Use Plan was initiated in 1.985 and adopted in 1986 by the Vail Town Council. The main purpose of the Land Use Plan is two-fold: 1. To articulate the land use goals of the Town. 2. To serve as a guide for decision making by the Town. The Vail Land Use Plan is intended to serve as a basis from which future land use decisions may be made within the Town of Vail The goals, as articulated within the Land Use Plan, are meant to be used as adapted policy guidelines in the review process for new development proposals. In conjunction with these goals, land use categories are defined to indicate general types of land uses which are then used to develop the Vail Land' Use Map. The Land Use Plan is not intended to be regulatory in nature, but is intended to provide a general firamework to guide decision making. Where the land use categories and zoning conflict, existing zoning controls development on a site. The Vail Land Use Plan contains the following goals: 1.0 General GrowthJDevelopment 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve bath the visitor and the permanent resident. 1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows. 17 1.3 The quality of development should be maintained and upgraded whenever possible. 1.4 The original theme of the old Village Core should be carried into new development in the Village Core through continued implementation of the urban Design Guide Plan. 1.5 Commercial strip development of the Valley should be avoided. 1.6 Development proposals on the hillsides should be evaluated on a case by case basis. Limited development may be permitted for some Iow intensity uses in areas that are not highly visible from the Valley floor. New projects shouid~ be carefully controlled and developed with sensitivity to the environment. 1.7 New subdivisions should not be permitted in high geologic hazard areas. 1,8 Recreational and public facility development on National Forest lands may be permitted where no high hazards exist if: a) Community objectives are met as articulated in the Carnprehensive Rlan. b) The parcel is adjacent to the Town boundaries, with good access. c) The affected neighborhood can be involved in the decision-making process.. 1.9 National Forest land which is exchanged, sold or otherwise falls into private ownership should remain as open space and not be zoned for private development. 1.10 Development of Town owned lands by the Town of Vail bother than parks and open space) may be permitted where no high hazards exist, if such development is for public uae. 1.11 Town owned lands shall not be sold to a private entity, long term leased to a private entity or converted to a private use without a public hearing process. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 1.13 Vail recognizes its stream tract as being a desirable land feature as well as its potential for public use. 2.0 SkierlTourist Concerns 2.1 The community should emphasize its role as a destination resort while accommodating day skiers. 18 2,2 The ski area owner, the business community and the Town leaders should work together closely to make existing facilities and the Town function more efficiently. 2.3 The ski area owner, the business community and the Town leaders should work together to improve facilities for day skiers. 2.4 The community should improve summer recreational and cultural opportunities to encourage summer tourism. 2.5 The community should improve non skier recreational options to improve year-round tourism. 2.8 An additional golf course is needed. The Town should work with the down valley communities to develop a public golf course as well as other sports facilities to serve the regional demand far recreational facilities. 2.7 The Town of Vail should improve the existing park and open space lands while continuing to purchase open space. 2.8 Day thra~ a} b} c} d} skiers need fior parking and access should be accommodated ugh creative solutions such as: Increased busing from out of town. Expanded points of access to the mountain by adding additional base portals. Continuing to provide temporary surface parking. Addition of structured parking. 3.0 Commercial 3,1 The hotel bed base should be preserved and used mare efficiently.. 3.2 The Village and Lionshead areas. are the best location far hotels to serve the future needs of the destination skiers, 3.3 Hotels are important to the continued success of the Town of Vail, therefore conversion to candorrminiums should be discouraged. 3.4 Commercial growth should be concentrated in existing commercial areas to accommodate bath local and visitor needs. 3.5 Entertainment oriented business and cultural activities should be encouraged in the core areas to create diversity. Mare nighttime businesses, on-going events and sanctioned "street happenings" should be encouraged. 4.0 Village Core /Lionshead 19 Goa[ #2 Goal #3 Goal #4 Objective 1.2: Encourage the upgrading and redevelopment of ~: residential and commercial facilities. Objective 1.3: Enhance new develo ment and redevelo went J p p through public improvements done by private developers working in cooperation with the Town. ; To foster a strong tourist industry and promote year-round ~ economic health and viability for the Village and for the community as a whale. Objective 2.1: Recognize the variety of land uses found in the 11 sub-areas throughout the Village and allow development that is , compatible with these established land use patterns. Objective 2.3; Increase the number of residential units available for short term overnight accommodations. Objective 2.4: Encourage the developmen# of a variety of new commercial activity where compatible with existing land uses. Objective 2.5: Encourage the continued upgrading,. renovation and maintenance of existing lodging and commercial facilities to i better serve the needs of our guests. Objective 2.6: Encourage the development of affordable housing units through the efforts of the private sector. Ta recognize as a top priority the enhancement of the walking experience throughout the Village. Objective 3.1: Physically improve the existing pedestrian ways by landscaping and other improvements. Objective 3.2: IVlinimize the amount of vehicular traffic in the Village to the greatest extent possible. Objective 3.3: Encourage a wide variety of activities, events, and street life along pedestrian ways and plazas. Objective 3.4: Develop additional sidewalks, pedestrian-only walkways and accessible green space areas, including pocket parks and stream access. To preserve existing open space areas and expand green.. space opportunities. Objective 4,1: Improve existing open space areas and create new plazas with greenspaces and pocket parks. Recognize the 22 4.1 isuture commercial development should continue to occur primarily in existing commercial areas. Future commercial development in the Core areas needs to be carefully controlled to facilitate access and delivery. 4.2 Increased density in the Core areas is acceptable so long as the existing character of each area is preserved thorough implementation of the Urban Design Guide Plan. 4.3 The ambiance of Vail Village is important to the identity of Vail and should be preserved. scale, alpine character, small town feeling, mountains, natural setting, intimate size, cosmopolitan feeling, environmental quality.} 4.4 The connection between the Village Core and l_ionshead should be enhanced through: a} Installation of a new type of people mover. b} Improving the pedestrian system with a creatively designed connection, oriented toward a nature walk, alpine garden, andlor sculpture plaza. c} New development should be controlled to limit commercial uses. 5.0 Residential 5.1 Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist. 5.2 Quality time-share units should be accommodated to help keep occupancy rates up. ~.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 Residential growth should keep pace with the marketplace demands far 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 Villaoe Master Plan The Vail Village Master Plan is based on the premise that the Village can be planned and designed as a whale. It is intended to guide the Town in developing land use laws and policies tar coordinating development by the public and private sectors in Vail Village and in implementing community goals for public improvements. It is intended to result in ordinances and policies that will preserve and improve the unified and attractive appearance of Vail Village. Mast importantly, this Master Plan shall serve as a guide to the staff, review boards, 20 and Town Council in analyzing future proposals far development in Vail Village and in legislating effective ordinances to deal with such development. Furthermore, the Master Plan provides a clearly stated set of goals and objectives outlining how the Village will grow in the future. The Vaii Village Master Plan is intended to be consistent with the Vail Village Urban Design Guide Plan, and along with the Guide Plan, it underscores the importance of the relationship between the built environment and public spaces. Goals for Vaii Village are summarized in six major goal statements. While there is a certain amount of overlap between these six goals, each focuses on a particular aspect of the Village and the community as a whole. The goal statements are designed to establish a framework, or direction, for the future growth of the Village. A series of objectives outline specific steps that can be taken toward achieving each stated goal. Policy statements have been developed to guide the Town's decision-making in achieving each of the stated objectives, whether it be through the review of private sector development proposals or in implementing capital improvement projects. The Vail Village Master Plan's objectives and policy statements address key issues relative to growth and development. These statements establish much of the context within which future development proposals are evaluated. In implementing the Plan, the objectives and policies are used in conjunction with a number of graphic planning elements that together comprise this Plan. While the objectives and policies establish a general framework, the graphic plans provide more specific direction regarding public improvements or development potential on a particular piece of property. The Vail Village Master Plan is intended to serve as a guide to the staff, review boards and Town Council in analyzing future proposals for development in Vaii Village and in legislating effective ordinances to deal with such development. The most significant elements of the Master Plan are the goals, objec#ives, policies and action steps. They are the working tools of the Master Plan. They establish the broad framework and vision, but also layout the specific policies and action steps that will be used to implement the Plan. As noted an page 35 of the Masser Plan, '7t is important to Hate that the likelihood of prof ect apprQUa! will be greatest for fhose proposals that can fully c©mply with the Vai! Village Master Plan." Staff believes this statement re-emphasizes that the Master Plan is a general document providing advisory guidelines to aid the Town in analyzing development proposals and that full compliance is not required in order for a project to be approved. The stated goals of the Vail Village Master Plan are: Goal #1 Encourage high quality redevelopment while preserving the unique architectural scale of the Village in order to sustain its sense of community and identity. 21 different rotes of each type pf open space in forming the overall fabric of the Village. Objective 4.2 Improve and expand the opportunity #or active and passive recreational activity throughout the Village. Goal #5 Increase and improve the capacity, efficiency and aesthetics of the transportation and circulation system throughout the Village. Objective ~.1: Meet parking demands with public and private parking facilities. Objective 5.2: Encourage the use of public transportation to minimize the use of private automobiles throughout Vail. Goa! #6 To insure the continued improvement of the vital operational elements of the Village. Objective 6.1: Provide service and delivery facilities for existing and new development. Objective 6.2: Provide for the safe and efficient functions of tire, police and public utilities within the context of an aesthetically pleasing res©rt setting.. FRONT DOOR SUB-AREA r'#f 11 The following is Language describes the Front Door Sub-Area: The Front Doar sub-area plays a critical rate in the interface between xhe ski mountain and the fabric of Vail Village. As the premier guest portal to Vail Mountain, the Franc Door area should reflect in bath use and design the world-class stature of the Vail resort and community. The goals for development in this sub-area are as follows: To provide fvr ayear-round, world-class guest experience at the interface between Vail Village and the ski mountain. • Ta provide new and improved guest service facilities at the top of Fridge Street that will not only improve the quality of the entire guest experience, but will increase evening guest retention in Vail Village. • Provide for new below-grade loading and delivery facilities to better serve the Front Daor and upper Bridge Street areas, consistent with the overall "dispersed quadranf°' approach of the Wail loading and delivery master plan. To provide a venue far outdoor cultural/art and sporting events and other similar special community events. • Provide fQr the removal of surface vehicular traffic and parking that currently occurs within the sub-area. 23 • To provide for limited (6-]0 dwelling units/acre) medium density residential development. With the exception of development that maybe approved within Sub-Area Concepts ] ]- ]and ] 1-2, the balance of the Front Door Sub-Area should remain in a predominanfly undevefoped, open space condition. The Frant Door Sub-area includes two Sub-Area Concepts. Please refer to the Vail Village Master Plan Action Plan for a graphic depiction of these concepts. # ] ] -1 Lodge Exchange Parcel limited development of this site provides an opportunity to consolidate and/or remove existing uses and in doing so improve the visual quality of this area. Medr`um density residential development and associated uses respecting and complimenting the adjacent Lodge at Vail; Lodge Tower, and Vista Bahn ski yard are appropriate. Most parking except temporary guesf arrival spaces should be located below grade. ,Existing mountain and LISFS access should be maintained and if feasible placed below grade throughout the parcel. To the extent feasible,. service and delivery facilities, including existing service and delivery facilities for the Lodge Tower, the Lodge at Vail, and surrsunding commercial uses should be located below grade. A pedestrian/bicycle connection between Willow CircleNail Road and the Vista Bahn ski yard should be retained. Development of this sub-area will attract additional traffic and population to this area and may have significant impacts on sub area 1- ]2 (Willow Circle). # ] ]-2 The Vista Bahn Park Redevelopment of ski yard should improve and emphasize the connection between the Vista Rahn lift area (the mountain) and the lower skier plaza area (the village). Opportunities exist to re-grade the ski yard to improve access and usefulness of the site. Existing modular ski storage structures in the ski yard should be replaced with new skier/guest service facilities to improve year-round use of the area and to encourage summer season usage, If developed, the scale of a skierJguest service building should be limited to one-story as viewed from the skier plaza area. Vail Village Urban Design Guide Plan This Guide Plan represents collective ideas about functional and aesthetic objectives for Vail Village. Diagrammatic in nature, the Guide Plan is intended to suggest the nature of improvements desired. It is based on a number of urban design criteria determined to be appropriate for guiding change in the Vail Village. The Guide plan is intended to be a guide for current planning in both the public and private sectors. Vail Village Design Cansideratians The Town of Vail adopted the Vail Village Design Considerations In 1980. The Design Considerations were revised in 1993, The Design Considerations are considered an integral part of the Vail Village Urban Design Plan. Tne Design Considerations are intended to: ?4 • guide growth and change in ways that will enhance and preserve the essential qualities of the Village; and • serve as design guidelines instead of rigid rules of development; and • help influence the form and design of buildings. The Vail Village Design Considerations are divided into two categories (urban design considerations and architectural/landscape considerations): 1. URBAN DESIGN CONSIDERATIONS These considerations relate to general, large-scale land use planning issues, as well as form considerations which affect more than one property or even whole areas. These considerations are primarily the purview of the Planning and Environmental Commission. A. PEDESTRIANIZATION A major objective for Vail Village is to encourage pedestrian circulation through an interconnected network of safe, pleasant pedestrian ways. ~1any of the improvements recognized in the Urban Design Guide Plans, and accompanying Design Considerations, are to reinforce and expand the quality of ,~, pedestrian walkways throughout the Village. Since vehicular traffic cannot be removed from certain streets (bus routes, delivery access), a totally care-free pedestrian system is not achievable throughout the entire Village. Therefore, several levels of pedestrianization have been identified. B, VEHICLE PENETRATION To maximize to the extent possible, all non-resident traffic should be routed along the Frontage Road to Vail Village/Lionshead Parking Structures. In conjunction with pedestrianization objectives, major emphasis is focused upon reducing auto penetration rota the center of the Village. Vail Road and Vail Valley Drive will continue to serve as major routes for service and resident access to the Village. Road constrictions, traffic circles, signage, and other measures are indicated in the Guide Plans to uisually and physically discourage all but essential vehicle penetration upon the Frontage Road. Alternative access points and private parking relocation, where feasible, should be considered to further reduce traffic conflicts in the Village. C. STREETSCAPE FRAMEV"VORK To improve the quality of the walking experience and give continuity to the pedestrian ways, as a continuous system, two ~5 general types of improvements adjacent to the walkways are considered: 1. Open space and landscaping, berms, grass, flowers and tree planting as a soft, colorful framework linkage along pedestrian routes; and plazas and park greenspaces as open Hades and focal points along those routes. 2. Infill commercial storefronts, expansion of existing buildings, or new infill development to create new commercial activity generators to give streetlife and visual interest, as attractions at key locations along pedestrian routes. It is not intended to enclose all Village streets with buildings as in the care areas. Nor is it desirable to leave pedestrian streets in the open in somewhat undefined condition evident in many other areas of Vail. Rather, it is desired to have a variety at open and enclosed spaces, both built and landscaped, which create a strong framework far pedestrian walks, as well as visual interest and activity. D. STREET ENCLOSURE While building facade heights should not be uniform Pram building to building, they should provide a "comfortable" enclosure for the street. Pedestrian streets are outdoor rooms, whale walls are formed by the buildings. The shape and feel of these "rooms" are created by the variety of heights and massing (3-dimensional variations), which give much of the visual interest and pedestrian scale unique to Vail. Very general rules, about the perception of exterior spaces have been developed by designers, based an the characteristics of human vision. They suggest that: "an external enclosure is most comfortable when its walls are approximately 1!2 as hr'gh as the width of the space enclosed; if the ratio falls to 1/4 or less, the space seems unenclosed; and if the height is greater than the width it comes to resemble a canyon': In actual application, facades are seldom uniform in height on both sides of the street, nor is this desired. Thus, same latitude is appropriate in the application of this 1/2 to ~ ratio. Using the average facade height on both sides will generally still be a guide to the comfortableness of the enclosure being created. In some instances, the "canyon" effect is acceptable and even desirable. For example, as a short connecting linkage between larger spaces, to give variety to the walking experience. For sun/shade reasons it is often advantageous to orient any Langer 26 segments in a north/south direction. Long canyon streets in an east~west direction should generally be discouraged. When exceptions to the general height criteria occur, special consideration should be given to create swell-defined ground floor pedestrian emphasis to overcome the "canyon" effect. Canopies, awnings, arcades and building extensions can all create a pedestrian focus and divert attention from the upper building heights and °'canyon° effect. E. STREET EDGE Buildings in the Village core should form a strong but irregular edge to the street. Unlike many American towns, there are no standard setback requirements for buildings in Vail Village. Consistent with the desire for intimate pedestrian scale, placement of portions of a building at ar near the property line is allowed and encouraged to give strong definition to the pedestrian streets. This is not to imply continuous building frontage along the property line. A strong street edge is important for continuity, but perfectly aligned facades over too long a distance tends to be monotonous. With only a few exceptions in the Village, slightly irregular facade Gees, building jogs, and landscaped areas, give the life to the street and visual interest for pedestrian travel, Where buildings jog to create activity pockets, other elements can be used to continue the street edge: low planter walls, tree planting, raised sidewalks, texture changes in ground surface, arcades, raised decks. Plazas, patios, and green areas are important focal points for gathering, resting, orienting and should be distributed throughout the Village with due consideration to spacing, sun access, opportunities for views and pedestrian activity. F. BUILDING HEIGHT Vail Viilage is perceived as a rnix of two and three story facades, although there are also four and five story buildings. The mix of building heights gives variety to the street, which is desirable. The height criteria are intended to encourage height in massing variety and to discourage uniform buiiding heights along the street. G, VIEWS AND F©CAL POINTS Vail's mountainlvalley setting is a fundamental part of its identity. Views of the mountains, ski slopes, creeks and other natural features are reminders to our visitors of the mountain environment and, by repeated visibility, are orientation reference points. Certain building features also provide important orientation 27 references and visual focal points. The most significant view corridors in the Village have been adapted as part of Chapter 18.73 of the Vail Municipal Code. The view corridors adopted should not be considered exhausted. When evaluating a development proposal, priority should be given to an analysis of the impacted project on public views. Views that should be preserved originate from either major pedestrian areas or public spaces, and include views of the ski mountain, the Gore Range, the Clock Tower, the Rucksack Tower and other important man- made and natural elements that contribu#e to the sense of place associated with Vail. These views, which have been adapted by ordinance, were chosen due to their significance, not only from an aesthetic standpoint, but also as orientation reference points for pedestrians. Development in Vail Village shall not encroach into any adopted view corridor, unless approved under Chapter 18.73. Adopted corridors are listed in Chapter 18.73 of the Vail Municipal Code. Whether affecting adapted view corridors or not, the impact of proposed development on views from public ways and public spaces must be identified and considered where appropriate. H. SI=RVICE AID DELIVERY Any building expansion should preserve the functions of existing service alleys. The few service alleys that exist in the Village are extremely important to minimizing vehicle congestion on pedestrian ways. The use af, and vehicular access to, those alleys should not be eliminated except where functional alternatives are not provided. in all new and remodeled construction, delivery which avoids ar reduces impacts an pedestrian ways should be explored; and adopted whenever practical, for immediate or future use. Rear access, basement and below ground delivery corridors reduce congestion. Weather protection increases delivery efficiency substantially. Below grade delivery corridors are found in a few buildings in Vail Village ~SitzmarklGore Creek f laze, Village Center, Vail Village Inn). Consideration should be given to extending these corridors, where feasible, and the creation of new ones.. As buildings are constructed or remodeled, the opportunity may exist to develop segments of a future system. SUN/SHADE Due to Veil's alpine climate, sun is an important comfort factor, especially in winter, fall and spring. Shade areas have ambient temperatures substantially below those of adjacent direct sunlight areas. C7n all but the warmest of summer days, shade can easily lower temperatures below comfortable levels and thereby, negatively impact use of thane areas. 2 t; All new ar expanded buildings should not substantially increase the spring and fall shadow line (March 21 -September 23} on adjacent properties or the public right-of-way. In all building construction, shade shall be considered in massing and overall height consideration. Notwithstanding, sun/shade considerations are not intended to restrict building height allowances, but rather to influence the massing of buildings. Limited height exceptions may be granted to meet this criteria. V. z©N1NG ANALYSIS Address: 145 Vail Fiaad Legal Description: Lots 1 and 2, Mill Creek Subdivision, Tract E, Vail Village First Filing, and Unplatted Zoning: Commercial Core 1 and Ski Base Recreation -- 2 zone districts Land Use Plan Designation: Ski Base and Vail Village Master Plan Hazards: Areas of 40°/p Slope Lot Area: 261,685 square feet16.01 acres • Development Standards Lot Area {min.}: Setbacks: As indicated on the approved development plan Building Height (max.}: Density Control: {du'slac) {~ RFA} 43' and as indicated an the approved development plan (Compliance with the Vail Village Master Plan is required) 48 d u's or $ d u's/ac As indicated on the approved development plan Site Coverage: Allowed 10,000 sq. ft. of buildable area As indicated on the approved development plan Proposed 261,685 sq. ft. of buildable area ~ 20' and as indicated on the approved development plan Varies with all buildings X43° and as indicated on the approved development plan 13 du's or 2.2 du'slac 36,500 sq. ft. As indicated on the approved development plan 29 VI. VII. Landscaping and Site Development: ParkinglLoading Plan and Program: As indicated on the approved development plan As indicated on the approved development plan SURROUNDING LAND USES AND ZONING As indicated on the approved deveioprnent plan See attached spreadsheet ~ 90% of the parking is enclosed per the Cade requirements Land Use Zanina North: Mixed Use Commercial Core 1 South: Open Space Resource {Eagle County East: Residential Two-Family PrimarylSecondary West: Residential Two-Family PrimarylSecondary CRITERIA AND FINDINGS FOR REVIEW 1) Major Exterior Alteration. or Modification in the Cornmercial Core I zone district According to Section 12-78-7 {A){6}, Compliance With Comprehensive Applicable Plans, Va'rl Town Code, "It shall be the burden of the applicant to prove by a preponderance of the evidence before the Planning and Environmental Commission that the proposed exterior alteration is in compliance with the purposes of the CC1 District as specified fn Section 72-78-1 of Phis Article; that the proposal is consistent with applicable elements of the Vail Village Master Plan, the Town of Vail Streetscape Master Plan, and the Vail Comprehensive Plan; and that the proposal does not otherwise negatively alter the character of the neighborhood. Further, that the proposal substantially complies with the Vail Village Urban Design Guide Plan and the Vai! Village Design Considerations, to include, but not be limited to, the following urban design considerations: pedestrianization, vehicular penetration, streefscape framework, street enclosure, street edge, building height, views, service/delivery and sun/shade analysis; and that the proposal substantially complies with afI other elements of the Vail comprehensive plan. " The applicable elements of the comprehensive plans and the relevant planning documents have been summarized and outlined in Section IV of this memorandum. Upon review of the applicable elements of the comprehensive plans and the relevant planning documents of the Town of Vail, the staff has determined that the proposed major exterior alteration or modification to the Lodge at Vail is in substantial compliance with the purposes of the Commercial Core 1 zone district; that the proposal is consistent with applicable elements of the Vail Village Master Plan, the Town of Vail Streetscape Master Plan, and the Vail Comprehensive Plan; and that the proposa! does not otherwise negatively alter the character of the neighborhood. • • 3g Specifically, staff finds that the proposed improvements maintain the unique character of the Vail Village commercial area, with its mixture of lodges and commercial establishments in a predominantly pedestrian environment. The proposed improvements ensure adequate light, air, open space, and other amenities appropriate to the permitted types of buildings and uses in the vicinity. Further, through the removal of the existing surface parking lot and the incorporation of an underground loading and delivery facility, the proposed improvements further the goals and objectives of the Vail Village Master Plan, the Town of Vail Streetscape Master Plan, and the Town of Vail Transportation Master Plan; each of which is an element of the Vail Comprehensive Plan. Additionally, the proposed improvements substantially comply with recommendations outlined in the Vail Village Urban Design Guide Plan and the Vail Village Design Considerations, to include, but not be limited to, the following urban design considerations: pedestrianization, vehicular penetration, streetscape framework, street enclosure, street edge, building height, views, serviceldelivery and sunlshade analysis. Further assurance of such will result through the final review of the proposal by the lawn of Vaii Design Review Board. 2} Variance Section 12-17-6, Criteria and Findings, of the Vail Town Cade, prescribes the criteria to be used by the Planning and Environmental Commission when considering a request for a variance. According. to Section 12-17-6, Criteria and Findings, Before acting on a variance application, the planning and environmental commission shall consider the fallowing factors with respect to the requested variance: 1. The relationship of the requested variance to other existing or potential uses and structures in the uicnity. According to Section 1 ~-21-1, Purpose, Hazard Regulations, Vail Town Code, the purpose of the hazard regulations is, "ta help protect the inhabitants of the lawn from dangers relating to development of flood plains, avalanche paths, steep slopes and geologically sensitive areas; to regulate the use cal land areas which may be subject to flooding and avalanche or which may be geologically sensitive; and further to regulate development an steep slopes; to protect the economic and property values of the Town, to protect the aesthetic and recreational values and natural resources of the Town, which are sometimes associated with flood plains, avalanche areas and areas of geological sensitivity and slopes; to minimize damage to public facilities and' utilities and minimize the need far relief in cleanup operations; to give notice to the public of certain areas within the Tawn where flood plains, avalanche areas and areas of geologic sensitivity exist; and to promote the general public health,. safety and welfare." The proposed development site contains isolated areas of slopes in excess of 40%. According to the stamped, topographic survey information submitted by the applicant and reviewed by staff, the areas of 40% slopes are located primarily in the center of the development site allocated to the 13 residential units. As 31 depicted on the topographic surrey, the areas of 40% slope are randomly distributed about the development site and occupy approximately 4.6 percent, or 4,222 square feet of the fatal development site. If approved, the areas of 40% slope will be removed, or mitigated, resulting in no areas of 40°l° slope on the site upon completion of the construction. Upon review of the purpose statement of the hazard regulations, staff believes that the intent of the hazard regulations as they relate to steep slopes is to both protect the integrity of the resulting slopes after construction and to protect the inhabitants occupying the structures from the potential hazards of steep and unstable slopes. Qs a result of the development, the 4g% slope areas will be completely removed and replaced by professionally designed residential structures. As such, staff believes that the development proposal complies with the intent ofi the hazard regulations and that any possible negative impacts ofi developing on steep slopes will have been successfully mitigated. Mitigation of geologic hazards is an accepted practice as documented in the Town of Vail Hazard Regulations (ie, debris flow, rock fall, snow avalanche). 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. As previously stated above, the purpose of the hazard regulations is to protect and preserve the integrity of steep slopes and the inhabitants of the Town. Through the development of the site, the isolated areas of 4fl% slope will be completely removed and the hazard mitigated. Upon review of the environmental Impact Report, submitted by the applicant, which contains geologic reports, prepared by licensed professionals, the design of the development will mitigate any resulting hazards associated with steep slopes as well as eliminate the possible negative aesthetic impacts associated with the proposed development. Staff believes that the proposed variance will allow the property owner to attain the development objectives and comply with the intent of the zoning regulations without resulting in a grant of special privilege inconsistent with the purposes of the hazard regulations. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. Staff believes the variance request will, have little, if any, negative impacts on the criteria described above. The planning and environmental commission shall make the following findings before granting a variance: 1. That the granting of the variance will not constitute a grant of special ,privilege inconsistent with the limitations on other properties classified in the same district. 32 2. That the granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one or more of the followiing reasons: a. The strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty ar unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptional ar extraordinary circumstances or conditions applicable to the site of the variance that da not apply generally to other properties in the same zone. o. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. 3) Approved development Plan The fa[iowing design criteria shall be used as the principal criteria in evaluating the merits of a proposed development plan. It shall be the burden of the applicant to prove by a preponderance of the evidence that the submittal material and the proposed development plan comply with each of the following standards, or demonstrate that one or more of them is not applicable, or that. a practical solution consistent with the public interest has been achieved: A. Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height., buffer zones, identiity, character, visual integrity and orientation. The proposed redevelopment of Vai!'s Front Door has been redesigned to the highest quality of architecture drawing from Vail's architectural vernacular. Above grade structures have been designed to a bulk and mass consistent with neighboring properties and in compliance with the recommendations and requirements of the Town's master plans. The proposed skier services and ski club building have been designed as law-level structures to respect private agreements and covenants and in direct response to input from the Planning and Environmental Commission and Design Review Board. The residential structures have been benched into the hillside in order to reduce perceived bulk and mass and oriented towards the views to the east. A buffer zone of mare than fifty feet will be provided where the proposed development adjoins residential uses. All of the proposed parking and loading for the project has been provided in a sub-surface structure, thus reducing the visual impacts of these uses on the neighboring uses and the community as a whole. The Design Review Board has requested that the applicant retain a outdoor lighting consultant to design the exterior lighting on the buildings minimize the negative effects of nighttime lighting without compromising the necessary safety needs. 33 The proposed development is consistent in design, character, and mass with the Town's design Guidelines and with neighboring uses and structures. A condition afi approval requires that the Town of Vail Design Review Board approves the final plans which will ensure compliance with the applicable design guidelines and standards. B. Relationship: Uses, activity and density which provide a compatible, effiicient and workable relationship with surrounding uses and activity, The proposed uses, activities, and densities create a compatible and efficient workable relationship with surrounding uses and activities. The Front Daor area is surrounded by a mixture of uses including ski runs and skiing facilities, retail, lodging facilities, and multiple-familyfsiingle-family residential dwellings. The proposed development plan includes many of these same uses strategically lacated to create compatibility with the surrounding environment. A complete zoning analysis has been provided in Section V of this memorandum indicating compliance with the Town's prescribed development standards. C. Parking and Loading: Compliance with parking and loading requirements as outlined in Chapter 10 of this Title. The proposed development plan provides parking and loading facilities which meet or exceed the minimum requirements of Chapter 10 of the Zoning Regulations. The applicant has praposed to construct a centralized loading and delivery facility within the development to accammodate much afi tehloading and delivery needs for these businesses and uses lacated in the southerly portion of Vail Village. A summary of the parking requirement prescribed for the development has been attached for reference. U. Comprehensive Plan: Conformity with Vail Comprehensive Plan, Town policies and urban design plans. The proposed development plan complies with the Town's master planning documents as applicable to the site. The proposed development plan implements numerous Town policies and goals as described in Sections IV and VII of this memo. E. Natural AndfOr Geologic Hazard. identification and mitigation of natural andlor geologic hazards that affect the property on which the development plan is proposed. As documented in the Environmental Impact Report for this project, there are na geologic or other natural hazards existing an the property. A variance is being sought from a Tawn standard that restricts development on areas of 40% slope or greater. The intent of the slope restrictions in the hazard regulations is to prevent development in areas that are potentially unstable and in areas that are of consistently steep slopes. The proposed development site contains isolated areas in excess of 40% slope that occur in the middle of the praposed development site which are areas clearly not intended to be restricted by the hazard regulation. These 40% sloped areas are not contiguous with other vast steep hillside areas. Geological reports submitted with the application indicate that the proposed development site is suitable far the type of development being praposed. The proposed variance will allow the owner to attain the objectives 34 and intent of the zoning reguiations without a grant of special privilege. Mitigation measures recommended by the EIR, if any, will be implemented during the construction process. Staff believes that the proposed development complies with the intent of the prescribed hazard regulations. F. Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural #eatures, vegetation and overall aesthetic quality of the community. The proposed development plan is designed to respond directly to the skier services and activities currently existing in the area and proposed for the site. The proposed plans are responsive and sensitive to natural features, vegetation, and the aesthetic qualities of the community. Vail's Front Door Project site is situated in an area where skiers, shoppers, and residents interface with the Vail Village and the ski mountain, The proposed design responds to this interface to provide order, interest, and vitality, The proposed uses are intended to provide essential services to residents and tourists while at the same time concealing back of house type uses and functions in asub-surface parking and loading area. The proposed residences are designed and located in an area that has little impact on adjoining residential uses and is responsive to the overall site. Open space areas are created and preserved as shown on the proposed development plan. G. Traffic: A circulation system designed for both vehicles and pedestrians addressing an and off-site traffic circulation. The proposed development plan includes a circulation system designed with both vehicles and pedestrians in mind. The on-site circulation system provides for a mostly separated pedestrian and vehicular system. The bulk of cars and trucks enter the site through a subsurface tunnel to parking and loading areas. Pedestrians are provided pathways on the surface of the site in efficient and logical locations. While there is some intermingling of pedestrian and vehicular traffic on the surface of the site, the type of vehicular traffic in very minor and similar to that found in low-density residential areas throughout the Town of Vail. Off-site vehicular traffic is improved with enhancements to the adjoining street system making traffic flow more efficient and orderly. The proposed loading facility located on the site is intended to help reduce the impacts of delivery trucks on the existing pedestrianized areas of the Vail Village as part of a dispersed loading program. The applicant is also proposing significant enhancements to off-site pedestrian areas as part of a mitigation of development impacts and public improvement plan. These improvements will make the pedestrian experience in the Vail Village safer and more enjoyable. H. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. The proposed development plan includes significant open space areas and landscape treatment, The open space areas created will provide for and 35 maintain public views of the ski mountain as well as provide adequate open areas necessary for running a ski base facility and ski lift area. Landscaping and buffering have been generously planned throughout the site to create an aesthetically pleasing environment. The type of landscape materials proposed mirror that treatment found on adjacent lands. I. Vllarkable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the development plan. The development plan does not currently anticipate a phased development approach. The proposed development plan maintains a workable, functional, and efficient relationship among the planned uses. J.Annexed Lands: Conformity with the t@rms of an annexation agreement and demonstration of a compelling public benefit which furthers the public interest. The proposed development project includes lands anticipated to be annexed into the Town of Vail. All provisions of the approved development plan and conditions of approval will be incorporated into an annexation agreement with the Town. The proposed development plan provides a compelling publ'ac benefit and interest by: Providing private land and constructing facilities for a public loading and delivery system for the Village Core area; • Providing pedestrian and streetscape improvements which enhance the citizen's and guest's experience, • Enhancing the overall aesthetics of the Town; • Reducing physical barriers for pedestrians and skiers; • Providing a skier club which includes parking spaces that will help reduce the public's reliance on the Town's public parking structures; and • Providing public and quasi-public facilities such as restrooms on private property. VIII. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Commission approves with conditions the request for a final review of an exterior alteration or modification, pursuant to Section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow far an addition to the Lodge at Vail; the request for a variance from Section ~ 2-2t -10, Development Restricted, Vail Town Code, pursuant to Chapter 77, Variances, honing Regulations, to allow for the construction of multiple-family dwelling units on slopes in excess of 40%; and the request for the establishment of an approved development plan to facilitate the construction of Vaii's Front Door„ and setting forkh details in regard thereto. Staff's 36 reGOmmendatian of approval is based upon the review of the evidence presented and the testimony provided at the public hearings an these requests. Should the Commission choose to approve the applicant's requests, staff recommends that the following findings of fact be made as part of the motion: 1) Illiajor Exterior Alteration „That the applicant has proven by a preponderance of the evidence and testimony presented before the Planning and Environmental Commission at a pubfic hearing, that the proposed exterior alteration to the lodge at Vail is in compliance with the purposes of the CC1 District as specified in Section 12-75-7 of the Zoning Regulations; that the proposal is consistent with applicable elements of the Vail Village Master Plan, the Tvwn of Vaif Streetscape Master Plan, and the Vail Comprehensive Plan; and that the proposal does not otherwise negatively alter the character of the neighbarhaad. Further, the Commission finds that the proposal substantially complies with the Vai! Village urban Design wide Plan and the Vail Village Design Considerafions, to include, but not be limited to, the following urban design considerations: pedestrr'anizatian, vehicular penetration, streetscape framework, street enclosure, street edge, building height, views, service/delivery and sun/shade analysis; and that the proposal substantially complies with all other elements of the Vail comprehensive plan." 2) Variance "The Planning and Environmental Commission finds that based upon the evidence and testimony presented before the Commission at a public hearing, 1. That the granting of the variance to allow development on slopes in excess of 40r will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the Ski Base Recreation -2 zone district as the development will mitigafe the geologic hazard. 2. That the granting of the variance to allow development on slopes in excess of 40% will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity as design of the development mitigates the possible negative impacts associated with the geologic hazard. 3. The strict or literal interpretati®n and enforcement of the specified hazard regulation restricting development on steep slopes would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of the Zoning Regulations." 3) Approved Development Plan "That the applicant has proven by a preponderance of the evidence and testimony presented before the Planning and Environmental Commission at a public hearing, that the submittal material, as presented, and the development plan, as proposed, comply with each of the design criteria outlined in Secfian i2-SE-9 of the Zoning Regulations, or has demonstrated that one or mare of the criteria is not applicable to 37 the proposed development, or has demonstrated that a practical solution consistent i with the public interest has been achieved as a result of the proposed development ~ plan. Furthermore, in keeping with the adopted purpose statement of the Ski Base Recreation - 2 zone district, as prescribed in Section 1.2-8E-1, of the Zoning Regulations, due to the likelihood of the district being located at the base of Vail Mountain, and upon some of the most critical and important (ands to the future success and resort character of the Town, development within the district shelf be evaluated based upon ifs ability to meet the specific purposes of the Zoning Regulations and to provide 'compelling public benefits which further the public interests" that go beyond any economic benefits to the landowner, the Commission finds that the applicant has demonstrated to the satisfaction of the Commission, that the proposed development plan for Veil's Front Door Projecf, shrill provide compelling public benefits which further the public Interests. Specifically, the Commission finds that the proposed development plan far Veil's Front Doar Project furthers the development objectives of the Town as outlined in the applicable elements of the Vail Comprehensive Plan and provides benefits and amenities that will serve the residents, guests ,and community at-large, both now and into the future. " Should the Planning and 'Environments! Commission choose to approve the three i development review applications, as proposed, the staff recommends that the Commission make the following conditions part of the approval: 1. That the Developer provides a deed, at his sale expense, to the Town ofi Vaii, legally transferring that portion of land under Pirate Ship Park, as generally described in Exhibit A (attached), to the Town of Vail, prior to the issuance of a building permit for the construction of Veil's Front Doar Project improvements. The terms and conditions of said transfer shall be reviewed and approved by the Town of Vail ~ 2. That the Developer submits a complete application to the Town of Vaii Community Development Department for the review and approval of a Comprehensive Sign Program by the Town of Vail Design Review Board, prior to the issuance of a Temporary Certificate of Approval far any of Veil's Front Daor Project improvements. 3. That the Developer submits a complete application to the Town of Vail Community Development Department for the final review and approval of the proposed development plan by the Town of Vail Design Review Beard, prior to making an application for the issuance of a building permit for any of Veil's Front Doar Project improvements. 4. That the Developer submits a Construction Staging Plan to the Town of Vail Community Development Department for the review and approve! of the proposed staging plan by the Town of Vail, prior to the issuance of a building permit for the Veil's Front Door Project improvements. 5. That the Developer provides deed-restricted employee housing that complies with the Town of Vail Employee Housing requirements (Chapter 12-13} for a minimum of 9 employees, and that said restrictions shall be made available :i 8 for occupancy, prior to the issuance of a Temporary Certificate of Occupancy for the Vail's Front Door Project improvements. In addition, the deed- restrictions shall be legally executed by the Developer and duly recorded with the Eagle County Clerk & Recorder's Office, prior to the issuance of a Temporary Certificate of Occupancy for the Vaii's Front Door Project improvements. 8, That the Developer prepares a Vail's Front Dor~r Prvlecf Art In Public Places Plan. for review and comment by the Town of Vail Art in Public Places Board, prior to the issuance of a building permit for the Vail's Front Door Project improvements. Said Plan shall including the funding far a minimum of $1,000,000 in public art improvements to be developed in conjunction with Vail's Front Doar Project. The implementation of the Plan shall be completed within two years of the issuance of a Temporary Certificate of Occupancy for the Vail's Front Door Project improvements. 7. That the Developer prepares an easement agreement for the review and approval of the Town of Vail for public access through Tract E and the development site from Mill Creek Circ6e to Vail Raad, and as generally depicted on the Approved Development Plan. The easement agreement shall be legally executed by the Developer and duty recorded with the Eagle County Clerk & Recorder's Ofifice, prior to the issuance of a Final Certificate of Occupancy for the Vail°s Front Door Project improvements. a3. That the Developer prepares a Developer Improvement Agreement for Off- Site Improvements, as depicted on the Approved Development Plan, for review and approval by the Town of Vail Planning and Environmental Commission. Upon approval of the Agreement,. the Developer anal the Town of Vail shall legally execute the Agreement. Upon execution of the Agreement, the Developer shall post a bond as financial surety with the Town of Vail as the beneficiary in the amount of 125% of a bona fide contractor's estimate of the cost to complete the required off-site improvements. Said Agreement shall be in place, prior to the issuance of a building permit for the Vail's Front Door Project improvements. 9. That the Developer submits a roof top mechanical plan to the Tawn of Vail Community Development Department for the review and approval of the Town of Vail Design Review Board, prior to the issuance of a building permit far the Vail's Front Door Project improvements. 10. That the Developer executes a Memorandum of Understanding far the Operation, Maintenance, and Management of the Vail Village Loading and Delivery Facility, to be located on the Developer's property. The Memorandum shall be reviewed and approved by the Vail Town Council, prior to the issuance of a Final Certificate of Occupancy for Vail's Front Door Project improvements. 11. That the Developer submits a complete set of civil engineered drawings of the Approved Development Plans including the required off site impravernents, to the Town of Vail Community Development Department for review and approval of the drawings, prior to making application far the 3y issuance of a building permit for Vail's Front Doar Project improvements. It r shall be noted that the review of the civil engineered drawing may take up to six months to review and approve. 12. That the Developer shall be assessed a transportation impact fee in the amount of $5,000 per increased vehicle trip in the peak hour generated as a result of the new development. The assessment of the impact fee will be offset and addressed by the Developer through the construction of four (4) additional loading berths and the replacement of 260 lineal of Hanson Ranch Road street improvements adjacent to Vail Park. 13. That the Developer agrees to construct the off site improvements, as generally indicated on the Off Site Improvement, with the exception of the improvements to Checkpoint Charlie. Within one year from the date of the issuance of a Temporary Certificate of Occupancy for Val's Front Door Project improvements, the Developer and the Town of Vail Public Works Department shall evaluate and determine the appropriate location for the Checkpoint Charlie improvements based upon traffic circulation and patterns.. Upon determination of the appropriate location for Checkpoint Charlie, the Developer agrees to design, obtain approval, and construct the Checkpoint Charlie improvements. The Checkpoint Charlie improvements shall be constructed in accordance with the provisions outlined in the Developer Improvement Agreement for Off Site Improvements. 14, That the Developer agrees to design and construct the required streetscape improvements, as generally depicted on the Off Site Improvements Plan and as stated in the Town of Vail Streetscape Master Plan. The Developer acknowledges that the final design for the improvements may be subject to change. 15. That the Developer prepares a Vista Rahn Ski Yard Use Agreement outlining the terms and' conditions allowing public use of the ski yard for special events. The Agreement shall be submitted to the Town of Vail Community Development Department for the review and comment of the Town of Vail Commission on Special Events. The Agreement shall be completed prior to the issuance of a Temporary Certificate of Occupancy for the Vail's Front Door Project improvements. 1 B. That the Developer submits a partial topographic map of the alleyway east of the Lodge at Vail to the Town of Vail Community Development Department. The topographic information shall be used to determine the feasibility of providing handtruck delivery access to Gore Creek Drive from Founder's Plaza. The Developer agrees to evaluate the opportunity for reconstructing the alleyway to minimize the grade to provide improved handtruck delivery access to Gore Creek Drive. If it is determined by the Town of Vail to be both feasible and advantageous to provide handtruck delivery access to Gore Creek Drive via the Wildflower alleyway, the Developer shall submit a revised set of Off Site Improvements Plan to the Town of Vail Community Development Department for review and approval and further agrees to construct the improvements as approved.. 40 t 7. That the Developer submits a development application to the Town of Vail Community Development Department requesting approval of a conditional use permit to allow for the operation fora 'private and public club'; pursuant to Section 12-8E-3, Conditional Uses, of the Vail Town Code. The application for the conditional use permit shall be reviewed in accordance with the provisions of Chapter 16 of the Zoning Regulations, prior to making application for the issuance of a building permit for Vail's Front Door Project improvements. t ~. That the Developer identifies a "No Build Area"on the Approved Development Plan indicating that no building or site disturbance shall occur within thirty feet (3CD') of the westernmost and southernmost property lines in the area of the residential unit construction. 19. That the Developer legally executes all necessary easements and agreements allowing for public roadway access, drainage, signs, utilities, etc. on and across the development site. Said easements and agreements shall be submitted to the Town of hail Community Development Department for review and approval by the Town of Vail. All easements and agreements shall be duly recorded with the Eagle County Clerk and Recorder's C)ffice prior to the issuance of a Temporary Certificate of C)ccupancy for the Vail's Front Door Project improvements. n ~~ 41 r ~+ September 22, 20{}3 Mr. George Ruther, Chief of Planning Department of ~omraunity Developn-~ent Tawas of Vail Vail, CO $1632 RE: Front Door UpdatelSeptember 22"d PEC Hearing Dear George: The purpose of this letter is to provide a brief summary of refinements that have been made to plans for the Front Door, These refinements are reflected on the plan set dated September 11, 2003 that was submitted to you last week, 1. A number of very minor refinements have been made (in response to your referral letter) in order to clarify "inconsistencies" in our previous plan set. 2. The proposed project site has been extended an the west and south sides of the residences. The proposed land exchange area is now 4.9 acres_ As we discussed last week, this change was made due to the structural design of the residences. Underground soil nails will be used in the construction of a shoring wall. These nails will extend upwards of 60' horizontally into the ground on the west and south sides of the residences. The USES has indicated that the nails cannot extend into their land. As a result, we leave enlarged the proposed land exchange boundary such that the nails will be on private property. Ta ensure against future development extending further up the hillside, we have depicted a "no build zone" an the south and east sides of the residences as depicted on the Illustrative Site Plan (sheet SD 1.02) of our plan set.. 3. A bike path extension has been added to the south end of the skier service building/skier plaza. This extension will provide a connection for bikes to access the plaza/bike path directly from the Vail Mountain access road. 4. A slight increase has been made to parking provide by the project. The upper level parking garage has been increased to 42 spaces. A detailed parking matrix is attached. This matrix outlines the total parking required as per the zoning code and the total parking required. The total number of parking spaces provided at the Front Door in excess of zoning requirements (not including the 95 spaces dedicated to the ski club) is now 56.81 spaces. We have also provided under separate cover detailed floor plans depicted square footage calculations of specific uses. Among other things, these floor plans identify the uses and square footage used to calculate parking requirements_ A technical memo summarizing how these numbers relate to specific zoning standards is also attached (i.e. site coverage talc for the new building footprint at the Lodge at Vail). 5. The proposed site wall east of the Vista Bahr has been changed to a stone veneer wall. b. I~`Iore detailed grading and spot elevations are provided around the ski club and paIUspa area. 7. Elevations of the ski club and skier service building have been refined in response to preliminary comments of the DRB. 8. As we discussed at the D1tB's conceptual review, Duplex 1 at the residences has been lowered by five feet. 'We look forward to our final review with the PEC an the 22°d. As you know, considerable time and effort has been put forth over the past nine months anal this review process has resulted in a project that we believe will be an incredibly positive asset far `Jail. You have had a significant role in this process and your efforts are very much appreciated. Sincerely, Thamas A. Braun Encl.: Detailed floor plans Existing site coverage calculation of the Lodge at Vail Technical memo, re: zoning standards Parking Matrix Cc: ,Tack Hann Jay Petersan Bob Fitzgerald • \ . ~y 1 $,.~se~, _`~ ~~T ~, `~` ,~° ti~ .. ~ p,l~. ~ 11 • ~.~,. ~',' •~`~'~ ``' f ` ~. ~ ry v \ ~ ~~ , !, L~}T b `~, ~ ~ ~. ~ _ -. ~ ~iG~, pass ~° s ~ ~ ~ '~ ~~~' ~~~ ~ ~ f a~ ~~ '~, C1 . ~ ~~ ~ ~~ I V lj ~.5c`f'lE'R ~ ~~R~RK ~~ 3,F3~5 _ r ~ CA ~ ~ _ _ LK ,:~ .~~ ~ ~ Wd~ ,Mp,,w QQX ~ t sE'+rER'~`KEI ~ ' APP~dX. ~ N ^ # 6 ~c~pK ~ ~~ L ~ ~ `~ ~. t .' • Sri • cd 0 .r • The Vail Town Code identifies employee housing as an impact of development that must be mitigated by developers when proposing new development in the Ski Base Recreation-2 zone district. Historically,. the Town of Vail has relied upon a study completed by Rosall, Remen, & Cares in 1991, on behalf of the Town, to be used in determining the number of new employees expected to be generated by a development, Additionally, the Town has used a multiplier of 15% as a factor tar determining the total number of employees that viii need to be provided deed-restricted housing as a result of the development. The table below summarizes the employee housing requirement for Vai['s Front Door Project based upon the study prepared by Rosall, Remen, & Gores. eloornent ,Coposed New Deg. . Use Skier Services-Commercial Skier Services-©ffice Spa use Ski Club RestaurantlLounge Meeting rooms Lodging Multi-Family Existina Development Use Lodging Net Employees Generated Town's 15% factor Formuia Employees Generated = 4,775 sq. ft. C~{5f1000 sq, ft.} = 23.87 = 1,575 sq. ft. ~{5/1000 sq, ft.} = 7.87 = 11,,554 sq. ft. ~{1.2511000 sq. ft.) = 14.44 = 2,263 sq. ft. ~{1.2511000 sq. ft.) = 2.83 = 293 ~@{5/1000 sq. ft.} = 1.47 = 0 cx { 1 /1000 sq. ft.) = 0 2 units ~{.25/unit} = 0.5 13 units ~{.4lunit} = 5.2 Total Employees = 56.18 or 57 Employees Formula Employees Generated = 3 units cC~{.25/unit} = 0.75 Tota[ Employees Removed = (0.75) or -1 = 56 8,4 or 9 New Employees • • • Lynn Frilzl~n, AI °,,.~+~.leil~•t'[. L~filli;tn~ f=. Pi~rc~, ,~rc:hiti~ca ltialhq 6-ieslin};a, ~tIS117C'55 ~1Aaita~er September 12, X003 Ta: The Town of Vail Design Review Board From: Luanne Well, and the ~,^Jells Team Re: Front Door Project FRITZLEN PIERCE ARCHITECT5 wall, couaRnDo Mrs. Wells and the Wells team have monitored the Front Door Project since its original unveiling. Luanne Wells is a long time Vail homeowner, residing at One Vail Place. Mrs. Wells is committed to making the Front Door Project the best possible development for the Town and the surrounding community. The Frant Door has gone through many design iterations since its inception. The most recent submission to the Town of Vail Planning Commission is dated August 20, 20i]3. The Wells Team has attended public hearings on the project for over a year. As the project has been refined, we have provided specific comments on planning and design issues. Several of the corments and suggestions which we have presented in meetings with Vail Resorts, as well in front of the Planning Commission, have been incorporated in the design. The Wells Team values the opportunity to continue to be part of the review process of such an important development in the Town of Vail, and appreciate past considerations. The Wells. team has provided verbal input during Planning and Environmental Commission hearings as well as submitting suggestions in a written and graphic format. The thrust of the Wells Team PEC comments have been focused on: 7. Overall integrity of the Front Door Project; tca ensure that the Front Door development results with appropriate improvements and creates the formidable presence Vail deserves. Z. The appropriateness of locating the entirety of the truck delivery system in the Front Door location. 3. Integration of skiers/visitorslpedestrians/with the truck loading and delivery system 4. Location and configuration of the hand truck portal, 5. The traffic impact of the loading and delivery system, including routing trucks on Gore Creek Drive. 6. The need for additional retail in the Skier Services building in fight of the conversion of the first level of One VaiP Place from VRI offices to retail and historical vacancy in Vail. 7. Preservation of the Wall Street View Corridor to the Mountain. 8. The size of the Vista Bahn Ski Yard, the configuration of the Skier's Sen,-ices Building, and the relocation of the Vista Bahn Ski Lift. 9. Preservation of the alley4vay between the Lodge at Vail and One Vail Place F RITZZEI~ P I E R C E E'EC Outstanding lss~es - We continue to have concerns regarding the traffic impact of the loading and delivery facility on Vail Road as well on the Front Door neighboring properties. We are concerned that the assumptions used are not accurate. We do not to recreate the traffic problems at Gold Peak . Additionally, we da not believe that the hand truck delivery system has been adequately studied. We are awaiting the detailed management plan for the delivery system which shoo{d highlight the impact. It is our recommendation that these plans be thoroughly reviewed prior to finalizing the location of 1 fi~(J i=a>I Veil b'all~y f~~'ib[:, F~Ifriti e C-l, 1~~~lil, C~ld~.)r;3d~7 til(i5; ~': 4-1).4 -%. G:~ -~ r : `)?f}.1-4;,.1,9(}1 E: ~rtit~(eJt'ailar~'Ilir2x~~~.~uan 4vb4~~4. vat let rC ~l i LAC L5_CUnI FRITZLEN PIERCE ARCHITECTS VAIL, COLClRADO hand truck portals as well as determining the number of truck bays necessary to support a Front Door distribution Center. As the project moves through Design Review the Wells Team would appreciate the opportunity to provide input an design related issues. We share several of the same concerns that the DRB members voiced in the August 18, 2003 and the September 8, 2003 meetings. 'tNe are concerned that the analysis provided to the DRB to date is not commensurate with the magnitude of this project. Our preliminary comments are as follows: Village Character -Vail is known for its viClage atmosphere and web of pedestrian streets and alleys. The spaces between the buildings in Vail are as important or mare important than the buildings themselves. The pedestrian circulation around and to the Front Door edifices is a key to the design success of this project. Relationships between the buildings facades and entrances should be stud'sed carefully. The Wells team envisions sunny, intimately scaled spaces that invite stroNing and casual conversation. We entourage Che integration of alternate pedestrian pathways to reduce conflict at rush hour. 2. Building Elevations -Each facade of the building will be visible to the public and neighboring properties. Each elevation should be studied carefully anal have equal visual appeal. E31ank and unfenestrated walls should be avoided. There should be no bark door to the Front Daor development. 3. itooftop Equipment -Mitigating noise and visual impacts from heating and ventilation equipment is important Architectural screening of rooftop equipment and fan hoods is important for skiers returning to the Front Daor and neighbors looking down on the buildings. 4. Pedestrian and 13%keways Connections - In the current plan pedestrian and bike path interconnections appear to be disjointed and discontinuous. Easy and safe pedestrian access from both the east and the west should be incorporated in the design. We would like to see skiers dispersed through a number of pedestrian pathways rather than funneled au masse dawn Bridge Street 5. Pedestrian and Bikeways Design -Attractively designed pedestrian and bike pathways that include landscape improvements, clear separation between vehicles and pedestrians and a predictable flow are important to the appeal of this key public area. In particular we would like to see landscape and low level lighting improvements throughout, including the alleyway between One Vail Place and the Lodge at Vail. These design goals are also consistent with other adopted Vail [)esign Guidelines. 6. Paving Materials - We encourage the use of durable attractive materials for the Vista Bahn Ski Yard. The existing pavers in the ski yard are showing wear. We encourage the use of materials that develop a patina with age rather than a look of disrepair. In addition we encourage the use of a wider palette of natural materials that introduce a variety of texture and coloration. 7. Landscaping -The August 20, 2003 Front Daor plan does not indicate any significant landscaping in the plaza or in the Ski Yard. We recognize that balancing the need far FRITZLEN i k~S!) ~;7+1 1!dil V.IIC:v Uriw'c. I ollr~:~,C C. 1 , P 4 E R C E l'ai'r, [ ~,Ir.~r,tu~lo t~ 16!, )" !~-: pT1iV~i ~1'~4fIdl rla'li1000f:,+~{;131 _.~_,..~.. ~.;r~,~~;..,ailairltil.erl:,.u.rni FRITZLEN PIERCE ARCHITECTS VAIL, COLQR.4DC! hardscape for skier traffic and saftscape is difficult. On the other hand the unique vegetation of our Alpine c€imate is a signature feature of Vail and should be incorporated in the exterior improvements. We encourage the applicant to incorporate additional landscaping into the design. 8. Site Walls - VJe encourage the integration of site walls and other features that encourage the passive use and enjoyment of the Vista Bahn Ski Yard. 9. Architectural Finishes -Attractive and durable materials far the building exteriors as well as the architectural finishes on the buildings. We encourage the use of stucco, wood, stone and low reflectivity roof shingles. We are not in favor of flat roofs with membrane ar ballasted membrane finishes. 1 C}. Clock Tower - We have concerns about the location and configuration of the clock tower an the Skier Services building. The proper location and configuration should be studied from the perspective of approach from all sides. We are in agreement with the DRB comments that a Ski School Bell ar other low profile focal point be incorporated in the Vista Bahn Ski Yard. ~ 1. Design Critique - At the PEC level, Vail Resorts resisted the concept of having their design reviewed and critiqued by an outside design consultant. Vail Resorts assumes the DRB will provide enough design critique. While we respect the DRB, this project can only become better if alternative design ideas are considered. This is the mast prominent redevelopment project in Vail. We ask this board to not shut out other creative ideas. In order to enhance the review process, we would like to have the most recent submittal critiqued by an outside consultant. 12. Roofiines - We are in agreement with the DRB's assessment that the roof ridge of the Skier Services building should have more variation. We also are not in support of the flat roof area on the Skier Services building. We request that the f{at roof be broken up by varying the roof heights or adding roof gardens or architectural features. This project will forever change Vail. This project has been called our Front Door with a goal of enhancing the experience of those visiting Vail. We believe that due to the long term significance of this project, we should ensure that. the mast creative and talented resources are available and utilized. Based on the status today, it is our opinion that this has not occurred. We believe that it is imperative that resources be made available to the DRB to ensure that the potential of the project is optimized. This could require the utilization of outside consultants with expertise in both building and landscape design. To date, we are not aware that these resources have been available to the DRB. In order to properly evaluate these items more detailed drawings andJor models will be required to be submitted. We request that these additional design documents be submitted in a timely fashion so that the public and the Wells team have adequate time to review and understand the content. Thank you for your consideration. S°incerely, FRSTZLEN Tc;_~[:~ Easl Vail Valle; f~ri•vG, rallrici~e (~-', P I E k C E V°ais, Cc'~iC~racb:~ X1657 C~ i[lC:;(an;;•:+Idr:`F~il::[:IS.~.;m ^""•••t'• 1VY1'\~L'.4'if:S i'l'~11 ~~L~:: L,.vUr~l Ll~anne Wefts and the Wells Team Andy Littman Karen R©meo Tam Boni, Knight Planning Lynn Fritzlen, Fritzlen Pierce architects FRITZ~~N 't6Sr~ E~:>I b'ail Valle i~]rit,;, Fallri~~c C 1, p f E R C E ~'1t~i, (_l1iC~f.3t~~'} 6165: 1 E: it~t~.~!i~+~~~iitrc17il4r.~s.r_~r•~~ ^•.°..~••°•~ E•avw.V iil;lfihilecls. 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I+]I9 LL~~~ ~L Yi/V.~ ~~ 1~ Y S1 11 ~ ~~Y ~~~1~~'~~ 1;`~~~~~~~ ~~~~ S I q^I ETr~ 1J 4~ `I[{{I a~i`.~ py ~ i j y y~~ 1 3i' '~~ ~ ~ ~~ a ~ r I~~ z 0 ~~ r • MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: September 22, 2403 SUBJECT: A request for a floodplain modification pursuant to Chapter 14-fi, Grading Standards, Vail Town Cade, to allow far the construction of new bridge abutments in the Mill Creek floodplain at Pirate Ship Park located at Tract E, Vail Village 5~ Filing. Applicant: Vail Resorts, represented by Town of Vail Planner: Bill Gibson I. SUMMARY The applicant, Vail Resorts, represented by Tawn of Vail, is requesting approval of a floodplain modification pursuant to Chapter 14-6, Grading Standards, Vaii Town Code, to allow far the construction of new bridge abutments in the Mill Creek floodplain. This proposal facilitates both the replacemen# of an existing recreation path bridge and the upgrading of the Town of Vail's storm water sewer system. • Based upon staff's review of the criteria in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends that the Planning and Environmental Commission approve, with conditions, the requested floodplain modification, subject to the findings noted in Section V119 of this memorandum. II. DESCRIPTION OF REC~UEST The applicant is proposing to modify the Mill Creek floodplain to allow fior the construction of replacement bridge abutments for the existing recreation path bridge at Pirate Ship Park. The replacement. abutments will be installed in approximately the same location as the existing abutments, and therefore will have no significant impact on the existing Mill Creek floodplain. The purpose of replacing the existing bridge abutments is two fold: first the existing pedestrian path bridge is structurally failing and is in need of replacement, and second the Town's storm water sewer system is currently inadequate to accommodate the possible future development of the Vista Bahn ski yard area- A more complete description of the applicant's request has been attached for reference (see Attachment C}. Additionally, a floodplain study by J.F. Sato and Associates, a consulting engineering firm; a review by the Town of Vai[ Flaadplain Coordinator and architectural/engineering plans have been attached for reference 4see Attachments D, E, and F). 1 Pursuant to Section 12-12-3, Vai] Town Code, staff has determined that an Environmental Impact Report is not required for this proposal since this proposal is an "alteration, repair and maintenance of existing structures and site improvementsT and "on the basis of a preliminary environmental assessment covering each of the factors prescribed in Section 12-12-2" this project "is found to have an insignificant impact an the environment." III. BACKGROUND The Design Review Board reviewed the design review application associated with this floodplain modification proposal at its August 20, 2003, public hearing. The Design Review Board unanimously approved, wi#h conditions, the design review application for the proposed replacement bridge and abutments. IV. ROLES C)F REVIT=WING BODIES Planning and Environmental Commission: The Planning and Environmental Commission is responsible far final approvallappraval with candtiansldenial of a floodplain modification application. Design Review Board: The Design Review Board has no review authority of a floodplain modification, but must review any accompanying Design Review application. Town Council: Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council. Town Council evaluates whether or not the Design Review Board or Planning and Environmenta6 Commission erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. Staff: The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required oriteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. V. APPLICABLE PLANNING DOCUMENTS Town of Vail Zoning Regulations (Title 12. Vail Town Cods) Section 12-12-3, ENVIRONMENTAL IMPACT REPORTS, EXEMPT PROJECTS (in part) • 2 An environmental impact report shall not be required for the following projects: A. Alteration, repair and maintenance of existing structures and site improvements. 8. A phase of a project for which an environmental impact report previously was submitted and reviewed covering the entire project, provided that the project was approved and not subsequently altered. C. A project which, on the basis of a preliminary environmental assessment covering each of the factors prescribed in Section 92-12-2 of this Chapteris found to have an insignificant r'mpact on the environment The preliminary enviranme~tal assessment and the finding on environmental impact shalt be made by the Administrator. Section 12-21-10E, HAZARD REGULATIONS, DEVELOPMENT RESTRICTED (in pad) E. The Administrator may require any applicant or person desiring to modify the ffaod plain by fill, construction, channeliratian, grading, or other similar changes, to submit far review an environmental impact statement in accordance with Chapter 12 of this Title, to establish that the work will not adversely affect adjacent properties, or increase the quantity ar velocity of flood waters. Town of Vail Devel©prnent Standards F~andbook (Title 14. Vail Town Code? Chapter 14-fi, DEVELOPMENT STANDARDS HANDBOOK, GRADING STANDARDS (in part) Floodplain Standards: No grading is permitted in the 100-year floodplain without Planning and Environmental Commission approval. if an applicant wishes to grade into the 700-year floodplain, an environmental impact report is required. The environmental impact report shall include impacts to vegetation, riparian areas, appropriate hydraulic engineering calculations to shawno increase in water surface profile and velocity, as well as stating that there will be no adverse impacts to adjacentproperties. IVo permanentimprovements shall be constructed within 1' of the flaodplain line, The floodplain line shall be determined by a registered professr'onal land surveyor by plotting the appropriate elevation of the floodplain on a maximum 7 "20' topographic 2' contour map using the adopted Tawn of Vail flood profiles (the Federal Emergency Management Agency Flood Insurance Study). The topographic survey shall reveal the method for determining the starting point and the starting elevation for the floodplain delineatr'on. A site specific study performed by a Professional Engineer per FFMA guidelines and approved by the Tawn of Vail and FEMA may be required. 3 VI. PRELIMINARY ENVIRONMENTAL ASSESSMENT In accordance with Sub-section 12-12-3C, Vail Town Code, staff has conducted a preliminary environmental assessment covering each of the factors prescribed in Section '12-12-2, Vail Town Gode: A. Alters an ecological unit or land form, such as a ridgeline, saddle, draw, ravine, hi{Iside, cliff, slope, creek, marsh, watercourse, or other natural land form feature, Staff response; This proposal will have an insignificant impact on this factor. B. Directly or indirectly affects a wildlife habitat, feeding, or nesting ground. Staff response: This proposal will have an insignificant impact on this factor. G. Alters or removes native grasses, trees, shrubs, ar other vegetative cover. Staff response: This proposal will have an insignificant impact on this factor. D. Affects the appearance or character of a significant scenic area or resource, or involves buildings or other structures that are of a size, bulk, or scale that would be in marked contrast to natural or existing urban features. Staff response: This praposai will have an insignificant impact on this factor. E. Potentially results in avalanche, landslide, siltation, settlement, flood, or other land form ehange or hazard to health and safety. Staff response: This proposal will have an insignificant impact on this factor. F. Discharges toxic or thermally abnormal substances, or involves use of herbicides or pesticides, or emits smoke, gas, s#eam, dust, or other particulate matter. Staff response: This factor to not applicable to this proposal. G. Involves any process which results iin odor that may be objectionable ar damaging. Staff response: This factor to not applicable to this proposal. H. Requires any waste treatment, cooling, or settlement pond, or requires transportatiion of solid or liquid wastes to a treatment or disposal site. 4 Staff response: This factor to not applicable to this proposal. L Discharges significant volumes of solid or liquid wastes. Staff response: This factor to not applicable to this proposal. J. Has the potential to strain the capacity of existing or planned sewage disposal, storm drainage, or other utility systems. Staff response: This factor to not applicable to this proposal. K. Involves any process which generates noise that may be offensive or damaging. Staff response: This factor to not applicable to this proposal. L. Either displaces significant numbers of people or results in a significant increase in population. Staff response: This factor to not applicable to this proposaP. M. Preempts a site with potential recreational or open space value. • Staff response: This factor to not applicable to this proposal. N. Alters local traffic patkerns or causes a significant increase in traffic volume or transit service needs. Staff response: This factor to not applicable to this proposal. fl. Is a ,part of a larger project which, at any future stage, may involve any of the impacts listed in this Section. Staff response: This factor to not applicable to this proposal. V11. CRITERIA AND FINDINGS A. The Planning and Environrnental Commission shall consider the following criteria when reviewing an aaolication for a modification to the floodolain: 1. The proposed floodplain modification will not increase the quantity or velocity of flood waters. Staff response: The technical analysis provided by J_F_ Sato and Associates, dated September 17, 2002, states that this proposal will not increase the quantity or velocity of flood waters (see Attachment D}. The Town of Vail Fioodplain Coordinator has reviewed and confirmed this opinion (see Attachment E). ~. The proposed floodplain modification will not. adversely affect ~ adjacent properties. i Staff response: The technical analysis provided by J.F. Sato and Associates, dated September 17, 2002, states that this proposal will not adversely affect adjacent properties (see Attachment D}. The Town of Vail floodplain Coordinator has reviewed and confirmed this opinion (see Attachment E}. 8. The Planning and Environmental Commission shall make the following findings before aparoving a floodplain modification: 1. The proposed floodplain modification will not increase the quantity ar velocity of flood waters. 2. The proposed floodplain modification wiCl not adversely affect adjacent properties. 11111. 5TAFF RECQMMENDATIQN The Community Development Department recommends that the Planning and Environmental Commission approve, with conditions, the proposed floodplain modification, pursuant to Chapter 14-$, Grading Standards, Vail Town Code, to allow for the construction of new bridge abutments in the Mill Creek floodplain at Pirate Ship Park. Staffs recommendation is based upon the review of the criteria in Section Vll of this memorandum and the evidence presented, subject to the fallowing finding: The proposed floodplain modification wil! not increase the quantity or velocity of hood waters, based upon the technical analysis provided by J.F. Sato and Associates, dated September 17, 2002. 2. The proposed floodplain modification will not adversely affect adjacent properties, based upon the technical analysis provided by J.F. Sato and Associates, dated September 17, 2002. 3. Pursuant to Section 12-12-3, Vail Town Code, submittal of an Environmental Impact Report is not required for this proposal. Should the Planning and Environmental Commission choose to approve this floodplain modification request, the Community Development Department recommends the following conditions: The applicant shall submit proof of US Army Corp of Engineers approval of a Nationwide Permit 18 -Minor Discharge to the Town of Vail Community Development Department prior to the issuance of building and grading permits. • 6 2. The applicant shah submit a stamped Improvement Location Certificate and °as-built" topographic survey to the Town of Vail Community Development Department for review and approval, prior to Town of Vail final construction inspection. iIX. ATTACHMENTS A. Vicinity Map B. Public Notice C. Applicant's letter of request D. J.F. Sato and Associates Flaodplain Study E. Town of Vail Floadplain Coordinator`s review F. Architectural/Engineering Plans 7 i . Attachment: A • • THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE Attachment: B NOTICE IS HERESY GIVEN that the Planning and Environmental Commission of the Town of Vail will hold a public hearing in accordance with Sectian 12-~-6 of the Vail Tawn Code on September 22, 20Q3, at 2:QQ P.M. in the Town of Vail Municipal Building. In consideration of: A request far a conditional use permit pursuant to Section 12-7A-~, Vail Town Cade; a major exterior alteration pursuant to 12-7A-12, Vail Tawn Gade, to allow for modifications to the existing fractional fee club and a restaurant addition; and a request far a building height variance pursuant to Chapter 17, Vail Town Code,. to allow for dormer additions, at the Vail Mountain Lodge and Spa, located at 352 E. Meadow Drive !Tract B, Vail Village 1~t Filing. Applicant: Vail Mountain Lodge LLC, represented by Braun Associates, Inc. Planner: George Ruther A request for major exterior alteration pursuant to Section 12-7H-7, Vail Town Code, to allow for the construction of new dwelling units and accommodation units at Vail Marriott Mountain Resort, located a# 715 West Lionshead Circle ! Lots C and D, Marcus Subdivision, and Lat 7, Marriott Subdivision Applicant; Vail Mountain Marriott Resort, represented by Gwathmey, Pratt, Schultz Architects. Planner: George Ruther A request far a floodplain modification pursuant to Chapter 14-6, Grading Standards, Vail Town Code, to allow for the construction of new bridge abutments in the Mill Creek floodplain at Pirate Ship Park located at Tract E, Vail Village 5`" Filing '~ Applicant: Vail Resorts, represented by Town of Vail Planner: Bill Gibson A request far a major subdivision pursuant to Chapter 13-3, Major Subdivision, Vail Town Code, to allow for the platting of four Cats at the Lionshead tennis court site and a rezoning pursuant to Sectian 12-3-7, Administration, Vail Tawn Code, from Agriculture and Open Space zone district, Vail Town Code, to Primary/Secondary Two-Family zone district, Vail Town Code, to allow for the construction of single-family homes on the four proposed lots, located at 615 West Forest RoadlUnplatted (Amore complete metes and bounds legal description is available at the Town of Vail Community Development Department) Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: Warren Campbell The applications and information about these proposals are available for public inspection during regular business hours at the Town of Vail Community Development Department office, 75 South 1=rootage Road. The public is invited to attend the project orientation held in the Town of Val! Community Development Department office and the site visits that precede the public hearing. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479- 2356, Telephone for the Hearing Impaired, far additional information. This notice published in the Vail Daily on September 5, 24703. ~rb~ • ~~ ~,~ ,. 1 1Y?l~l'N OF 1-AIL ~ Pirateship Park Neighborhood Addresses Locations Parcel # Owners Name Mill Creek Circle I II {adjacents} F21D1-D82-48-DD1 'IMartha Head 'Judith Roth and Howard P. 2101-082-48-D02 ~~, Berkowitz 'I Mary Ann Childers, 2101-082-48-DD3 Jay Levine '.Maurice O 2101-082-48-DD4 Rhinehardt Iouthern lot ', I j adjacent} 2101-082-50-D07 Barbara M Osborne Mill Creek Circle inside loop} 21 0 1-0824 9-001 i Jay A Precourk 210 D82 49 OD2 I d ©B Ri h 1- - - ar ass ~ c 2101-082-49-003 2101-082-49-D04 2101-482-4945 21 D 1-082-49-006 2101-082-49-007 21 D1-D82-49-OD8 2101-082-49-009 2101-D82-49-010 Physical Address 325 Mill Greek Glr 315 Mill Creek Cir 305 Milf Creek Cir 303 Mill Creek Cir 335 Mill Creek Cir 1328 Mill Creek ',Circle 312 Mill Creek Circle Caulkins Residence 1304 Mill Creek Trust j Circle No records available Peter & Patrice Knobel Thomas & Gydney Marsico 392 Mill Creek Circle 362 Mill Greek Circle Stephen J Redding Frances E Gunn Trust W Grant Williams ;Family Partnership LP W Grant Williams, Il Mill Creek Circle ~ H.J. & Ann Becher {southern lots} 12101_082-50-001 Smead i 2101-082-50-D02 2101-082-5D-D03 ~~ ILC Realty LTD l=lizabeth Ross ,Johnson Revocable Trust 342 Mill Creek Circle 332 Mill Creek Circle 302 Mill Creek Circle 302 Mill Creek Circle 395 Mill Creek Circle 1385 Mill Creek ;Circle d i 375 Mill Creek Circle ~ Mailing Address 325 Mill Creek Cir ,Vail, CO 81657 cJo HPB Associates 65 East 55th St 30th Floor Newyork, NY 10022 222 E Chestnut St 19 AFB Chicago iL BDB11 333 Key Palm Raad Boca Ratan, FL 33432 UIT of Barbara. M Osborne 2014 Sea Cove Houston, TX 77058 32$ Milf Creek Circle Vail, CO 81657 PO Box 439 Winnsboro, TX 75494 €Ieanar N Caulltirts 160D .Broadway 14D0 Denver, GO s42D2 392 Mill Creek Circle Vail, CO 81657 12D0 17th St 1304 Denver, CO $0202 Angelina C Trustees PO Box 1640 Goleta, CA 93116 3101 Valley Oak Dr ,Loveland, CO 80538 3145 Palo Drive Gulf Stream, FL 33483 .3145 Polo Drive Gulf Stream, FL 33483 395 Mill Creek Circle Vail, CO 81657 10100 Reunion Place Suite 750 San Antonio, TX 78216-4171 cfo Tag Associates LTD 75 Rockefeller Plaza Suite 94D New York, NY 10019 • • Pirateship Park Neighborhood Addresses 21 fl 1-082-50-004 2101-082-50-005 2101-082-50-006 2101-082-50-007 hristiana2101-D821-66-001 i `2101.-0$21-66-002 f f~ecreation Path Access ITiv41i Lodge ~I 2101-0821-66-003 '2101-0821-43-001 2101-0821-43-002 2101-0821-43-003 2101-0821-43-004 2101-Q821-43-005 Alejandro Burillo P,zcarraga Harley G & Lorraine N Higbie 3B5 Mill Creek Circie 353 Mill Creek Circie 820 Management Trust { Barbara M Osborne Trustee ~- ;Christiania LTD f Chamber Corp 345 Mill Creek Circle 335 Miff Creek Circle 356 Hanson Ranch Rd 356 Hanson Ranch Rd 356 I-Janson Mad Jack Trust ~ Ranch Rd Joseph & Mauro 356 Hanson Collins Ranch Rd j Irving and Janet ~~~Cox, William and 356 Hanson Emily McCoy ;Ranch Rd Jennifer Held Warford ' 356 Hanson al Ranch Rd 1356 Hanson Kaciana Association ~ Ranch Rd 356 Hanson Maury M Collins Ranch Rd !356 Hanson 2101-0821-43-OOfi ,Urbanova, S.A. inc 'Ranch Rd 356 Hanson 2101-0821-43-007 ! Gail S Siegal -,n Ranch Rd ~ ( ~ 356 Hanson k2101-0821-43-008 Gail S Siegal RRanch Rd I I Rappaport Family 386 Hanson 2101-0821-42-003 Trust ,Ranch Rd II278 Hanson 2004 2102-0821-4 Vail Corp (Ranch Rd . Robert and Diane ~ 356 Hanson 2101-0821-42-005 7 Lazier ;Ranch Rd 'I 104 Del Court Laredo, TX 78041 1600 Broadway Ste 1400 Denver, CO 80202 Lee M Bass Trustee 201 Main Street Ft Worth, TX 76102 UIT of Barbara Osborne 2014 Sea Cove I Houston, TX 77058 ;356 Hanson Ranch Road ;Vail, CO 81657 clo Christiania Inc '356 E Hanson Ranch Rd ,Vail, CO 81657 c/o Singer Burke ~ Co, 6345 Balboa Blvd Building 4 Suite 375 Encino, CA 91316 1155 Lang Neck Point Darien, CT 06820 Stonegate 66 4031 Kennett Pike Greenville, DE 19807 800 Prospect Paint Bismarck, ND 58501 'c!o Heywood H Davis 1930 City Ctr Sq 1100 Main .'Kansas City, MO 64105 155 Long Neck Point Darien, CT 06820 c!a Robert C Kenney PC PO Box 1835 Vail, CO 81658 1526 Bay Blvd Atlantic Beach, NY 11509 h 1526 Bay Blvd Atlantic Beach, NY 11509 16379 Skyline Blvd iWoadside, CA 9462 PO Bax 7 Vail, CO 81658 PO Box 1325 Vail, CO 81658 Pirateship Park Neighborhood Addresses 2101-0821-69-37 ;2101-0821-69-38 2101-0821-$ 9-39 2101-0821-69-40 Vail Place Hil! Building 2101-082-51-001 2101-082-51-002 2101-082-51-003 ~ 2101-082-51-004 i 2101-082-51-005 j2101-082-51-006 2101-082-51-007 2101-082-51-008 2101-082-51-009 X2101-082-51-010 2101-082-51-011 2101-082-51-012 I '2101-0$2-79-001 2101-082-79-002 I_ Robert E Cannon R. Howard Cannon Robert H Cannon Bridge Street Investments LLG Jared M & Irene M Drescher Harold Joseph ~ Smead Jared M ~ Irene M Drescher Luanne Weils Luanne Wells ;Intrawest Retail Group, Inc Intrawest Retail GGroup, Inc Intrawest Retail ~Graup, Inc ~ Intrawest Retail Group, Inc lntrawest Retail +Group, Inc ,Intrawest Retail (Group, Inc Vail Corp ~Slanche Hill (Blanche Hill 278 Hanson Ranch Rd 'i278 Hanson Ranch Rd ',276 Hanson Ranch Rd 278 Hanson ~ Ranch Rd I ~ 244 Wall St 244 Wall St 244 Wall St 244 Wall St PO Box 80407 ,Memphis, TN 80407 ,% Buckeye Cellulose Corp 7574 Poplar Ave 'Germantown, TN 38138 482 E Racquet Club PI Memphis, TN 37117 Felix Guzman No 16 Col El Parque 53390 Naucalpan Mexico 1OD Wilson Blvd upper ,Mau aao Arlington, Va 22209 395 Mill Creek Circla Vail, jCO 81657 140 Wilson Blvd Upper Mall 800 ,Arlington, Va 22209 450 Newport Ctr Dr Suite 400 Newport Beach, CA 92660 :450 Newport Ctr Dr ~ Suite 400 244 Wall St !Newport Beach, CA 92tifi0 221 Corporate Cir Suite Q 244 Wafl St Golden, CD 80401 221 Gorporate Cir Suite Q 244 Wall St Golden, CO 80401 '221 Corporate Cir Suite Q 244 Wall St Golden, CD 80401 221 Corporate Cir Suite Q ;244 Wall St Golden, CO 80401 221 Corporate Cir Suite Q 1244 Wall St ,Gallen, CO 80401 1221 Corporate Cir Suite Q 244 Wall St lGolden, CO $0401 PO Box 7 Vail, 244 Wall St C4 81658 311 Bridge Street Vail, 1254 Bridge St CO 81657 ',311 Bridge Street Vail, 311 Bridge St ', CO 81657 • • Pirateship Park Neighborhood Addresses ! i ~ ~30 Madison House, The ;Village 101 ~ 278 Hanson Amies St London 2101-0821-69-02i Georgie LLC Ranch Rd SW11 2JW, England ~ Felix Guzman No 16 Col EI Bridge S#reet 1278 Hanson Parque 53390 2101-0821-69-022 Investments LLC Ranch Rd Naucalpan Mexico Roberk & Nancy Bartels Revocable 276 Hanson 3426 S Twyckenham Dr '2101-0821-69-023 ,Trust Ranch Rd South Bend, IN 46614 i 1,276 Hanson 'Box 80407 2101-0821-69-024 Robert E Cannon Ranch Rd Memphis, TN 38108 i clo Clark Willingham 3878 278 Hanson ~ Qak Lawn Ste 400 Dallas, 2101-0821-69-025 iMBW Realty .Ranch Rd 'TX 75219-4469 'Robert & Nancy Bartels Revocable '278 Hanson 3426 S Twyckenham Dr 2101-0821-69-026 Trust Ranch Rd i South Bend, 1N 48614 I' Bridge Street Assoc 278 Hannan 2719 Ridgewood CT ~2101-0821-69-027 iLLG Ranch Rd .Bloomfield Hill, MI 48302 'Bridge Street Assoc 1278 Hanson ,2719 Ridgewood CT 2101-0821-69-028 LLC Ranch Rd Bloomfield Hi11, MI 48342 12625 S Atlantic Ave 5 NE I~ ,Arnold Bisseger '278 Hanson !,Daytona Beach Shores, FL '2101-0821-69-029 Living Trust Ranch Rd 1,32118 ,/ , iRobert & Natalie ,278 Hanson 5345 Wind Ridge Road \f ,f 2101-0$21-69-030 ~Bissegger Ranch Rd ,Racine, WI 53402 { Revocable Trust Robert E Masterson X278 Hassan ;PC? Box 390186 ,2101-0821-f9-31 Real Estate ;Ranch Rd jDmaha, NE 68139 3021 Garretson Ave 2101-0821-69-32 Peter A. Bissegger 321 Bridge Street Corona, CA 92881 j 30 Madison House, The Village 101 j ;Richard & Maryl 1278 Hanson ,Amies St London ~ 12101-0821-69-33 Georgi Ranch Rd SW11 2JW, England ;2625 S Atlantic Ave 5 NE IArnold iisseger ,278 Hanson Daytona Beach Shores, FL 2101-0821-69-34 ~ Living Trust ~ Ranch Rd i 32118 Cox QPR Trust ly ;12001 Guilford Road Arthur C Cox QPR !,278 Hanson R ~iAnnapolis Junction, MD 120701 2101-0821-69-35 Trust -Emma Jane Ranch d 2625 S Atlantic Ave 5 NE ~ ;Arnold Bisseger ' 278 Hanson h Rd R 'Daytona Beach Shores, FL 32118 2101-0821-69-3fi , Living Trust anc ; Pirateship Park N ighborhood Addresses ail Village Club ,2101-0821,42-001 Bridge S#reef i ~.~ j Lodge 2101-0821-1,9-DD1 2101-0821-69-002 ~! ~ ,~ 2101-0821-fig-003 ~I/ ,2101-0$21-69-004 .` 2101-0821-69-005 2101-0$21-fig-006 2101-0821-69-007 2101-0821-fig-008 / ~ 2101-0621-69-009 ~~ II 2101-0821-65-01 D V 2101-0821-69-011 2101-0821-69-D12 2101-D821-69-013 2101-0821-69-014 ~~ v ~r 2101-0821-69-015 .~/~ j 2101-0821-69-01 fi ~ 2101-082.1-89-017 12101-0821-69-018 210'1-0821-69-019 2101-0821-69-020 i 298 Hanson R h Rd PO Box 1888 Ed CO 81632 d Remanav ~ CO Inc anc ; war j s, ,278 Hanson 1228 Bridge Street Vail, Riley-BSL LLC 'Ranch Rd CO 81657 Colorado Ski 1278 Hanson PO Bax 2796 Vail, I Service, Inc Ranch Rd CD 81558 Calarada Ski .278 Hanson PO Box 2796 Vail, ~ Service, Inc ,Ranch Rd ~ C~O 81658 -278 Hanson 228 Bridge Street Vail, Rad Three LLC Ranch Rd CQ 81657 1 ~ 278 Hanson 11228 Bridge Street Vail, Riley-BSL LLC Ranch Rd ~, CO 81657 ° Karl & Cirsuia 278 Hanson ' 161 S Gaiden Drive Haeveimann ~ Ranch Rd Silt, CO 81652 278 Hanson ~i228 Bridge Street Vail, Riley-BSL LLC ° Ranch Rd I CO 81657 278 Hanson 228 Bridge Street Vail, Riley-BSL. LLC Ranch Rd ~ CO 81 fi57 278 Hanson ',228 Bridge Street Vail, Riley-BSL LLC Ranch Rd ~CO 81657 11278 Hanson PO Box 7 Vail, Vail Carp Ranch Rd ;CO 81658 278 Hanson ; 291 Bridge Street Vail, ;Jahn Kaemmer Ranch Rd Ca 81657 i 278 Hanson ' 291 Bridge Street Vail, I.1ohn Kaemmer Ranch Rd ~ Co 81657 ~cla John Kaemmer X278 Hanson 434 Gore Creek Drive Bolanovich Trust Ranch Rd Vail, CO 81657 clo John Kaemmer ~ 278 Hanson 1434 Gore Creek Drive ~Bolanovich Trust Ranch Rd Vail, CO 81657 clo Ron Rlley ~ 278 Hanson 228 Bridge Street j MBW Realty Ranch Rd I Vaii, CO 81657 j 278 Hanson Box 80407 ~ Robert E Cannon Ranch Rd Memphis, TN 38108 Robert & Natalie 278 Hanson X5345 Wind Ridge Road ~Bissegger Ranch Rd Racine, WI 53402 { i2fi25 S Atlantic Ave 5 NE IArnold Bisseger j278 Hanson Daytona Beach Shares , FL Living Trust Ranch Rd 32118 1 T ;Robert E Masterson :278 Hannan I Revocable Trust !PO Box 3'90186 ;Real Estate Ranch Rd i Omaha, N E 68139 Bridge Street Assoc 278 Hanson 2719 Ridgewood CT LLC Ranch Rd ;Bloomfield Hill, MI 4$302 r~ ~~ ~ZA11~fS ~3CC)RN LODGE C(?~TDOM~~[31V~ ASS~~C,IATIC3N SUITE A.R.H. k-Talctings, l?TY L'fU afaAlf'ecl ~ Shirley Harm CTniie I (~ Lau~ler~lale Ave Fairli~;h~, N.S.W_ 2094 Austz Elsa ~ ~ lriternatianal LTD °r'oGuil~exma & Tiky De~l'ela.SC4 Ville #14{l A~lexica 20 D_F_ 01940 l~lcxicc~ ~ * ~'aur-K ln~Test~.ents °loBob & Mti~naa Schlegel 4835 LBJ Dall~.s I~arl<vray #740 Da11as, TX. 75~~4 1VI~'. and l~~rs.Eric Gzu~del ~, . . . ~w 'kbrk, ~v. r~JJ~l~ 5 ~` l~armJan ~ Haney l~urtz 6 Eton Read S~carscjale, ~1.Y. 1(1.583 & See St~~e 5 7 Sea Suite 3 See Suite l5 9 £ti.~v~e & Caroline Stoec~ly 5168 Vises l~Z~tael La Cana. CA 91011--1858 1 `d ~.J ~ ue~tiZFW auei~ ~~{~ ~~© E0 9T .~d~ Q~NERS R~ST'FR PAGE 2 } ~ sesus & Cecilia Miranda Paseo ~e Las Lilian Na. 92 P.~ ~asc4ues I3e Las Lomas 05120 1vlexica, D.~. 1 I ~` Ronald & Mary Pxessmaz- X305 Sunset Dr. Kansas City, MQ. 54112 12 11+'lo ses Lernez 9879 Santa. Pvioiuca Be~serly Hills, C!~. 90212 14 Frio & Audrey Aciimi 34 VV_ 33~. 2"~_ Flaar New York, T.Y. 1 ~?OOI 1$ ~ameS ~ Anne Pourell ~s73 Yarn P $urizaa oLC, rT.C. 2721 S • Beard Memi~rs Revised I01221f72 • • ~•d ~e~ ~ t y iW ~uetQ etr~b =6ti Ea 9T ,add Attachment: C ~WN OF PAIL Department of Public Works c4r Transportation 1309 Elkhorn Drive Vail, Colorado 81 GS7 970-479-2158 Fax: 970-479-21 b6 wyvw. ci. veil. ca. us Pirateship Park Bridge Replacement Project Planning and Environmental Commission Memorandum Town of flail September 22, 2803 Purpose Recent bridge inspections show that the existing pedestrian bridge over fViill Greek West, near Pirateship Park, is in need of replacement. Much of its wooden support structure is broken or starting to decay. However,. the existing abutments have been determined to be structurally sound. Concurrently, Vail Resorts is in the design process for the Veil's Front Door Project. Part of the Front Door Project requires a new storm sewer system to discharge into Mill Creek West in the area of the bridge. In order to protect two large spruce trees on the western end of the bridge, the Town of Vail and Vail Resorts are coordinating their respective projects. The Town of Vail proposes to remove and replace the western bridge abutment, and in the process to install a sleeve through the center of the abutment. The new storm sewer will daylight through the sleeve. Without removing and replacing the abutment, one of the trees would lee damaged, and likely removed, by the new storm sewer_ Design The proposed bridge is a prefabricated wooden bridge, and. its design has been approved by the Design Review Board. The concrete bridge abutments will have a stone veneer finish. JF Sato and Associates has confirmed that the existing span between abutments is adequate to accommodate 100-year flood waters, with approximately 2 feet of freeboard between the water surface elevation and the bottom of the bridge, The replaced bridge abutment will be constructed in approximately the same location as the existing abutment. The location of the new abutment will be determined by a surveyor in order to ensure precise placement. In addition, an as-built survey will be performed following construction as confirmation and the new cross sections will be included in the new countywide Floodplain Study currently in the review process. Please note on the attached site plan that the proposed construction actually open the bridge span by approximately S" by using a thinner stone veneer. The new storm sewer pipe will be installed through the abutment, however, it will be capped and remain inactive until. the storm sewer system design for the Front Door Project has been approved. ~~~ ftECYG'1.EDPAPER Construction Construction of the project requires approval of the IJ.S, Army Carps of Engineers. The C.C].E. will require Nationwide Permits 18 -Minor Discharge. The Tawn is currently in the process of acquiring this permit, which allows far fill below the ordinary high water mark. ~i.e. once the exis#ing abutment is removed, the proposed abutment will be considered fill even though it is in the same location). During construction, the t]aw in Mill Creek West will be reduced by diverting some of the water to Mill Creelc East. Flow will NOT be entirely turned off. The Colorado Division of Wildlife has agreed to this process in order to reduce the amount of potential sediment while working in the creek. Additionally, in the work area, water will be diverted towards the eastern abutment using sandbags to keep excavations as dry as passible and reduce sedimentation. Finally, a dewatering technique using a "dirtbag" will be used far any water that must be removed from the excavation. Water basically filters into a sump, which is then pumped into a filter bag before flowing back into the creek below the excavation. This is a standard procedure approved of by the Colorado Department of Health. The Town has applied far a Dewatering Permit from the Department of Health. Closing The timeline for this project is critical due to the poor condition of the bridge. Therefore, the Town asks that the Planning and Environments! Commission"s decision should be contingent upon receipt of these permits. This wilt reduce dePays as construction approaches. At this time, the Town hopes to begin construction in mid C}ctober, with completion in early November upon receipt of the bridge. SAP 17 2003 5: 14PM J.F. SRTO 8. RSSOCIRT~S 303--7;37-2 i87 Irtgfnaextm;. Exsatrevp-rsankal, ar+rl4~gr~vh ~,itR€.rttiAltt 9ervic:rr S£i!~Et S:+iitlh [ia~? t • Ltitietp;7, Ct> $Al2£t ~'htanr'?+):,~_]20tf • Fas~a~,?)J.1]87 L r 5115 C7 ~4Ni7 h55C?C:,If1'1~S www:yixato.ctxFi Septernlaer 17, ~O(73 Mr. Gregg Barrie, Landscape Architect Town of Vail E7ept. of Public Works/ Transportation 1309 Elkhorn ©rive Vail, CD 81fi57 Etc: Flaadpiain Study Pirateshlp Park Bridge Replacement Dear Gregg: Attachment: ~ 0375 The existing bridge flaodplain analysis has been completed for the above referenced project as we have discussed. As suspected, the analysis Indicates that inciuslon of the pedestrian bridge to the exlsting 1999 flnadplain study currently under the Fli~lA 90-day appeal process does not create a cand[tian,where flow is aver-tapping the structure, Fn fact, results indicate that the base flood elevation (BFi=) is over two feet below the lowest portion of the bridge structure and that all flaw Is contained within the channel of West Mill Creek. Our office has reviewer the drawings received frAm your office an September 16, ~OQ3 for the proposed replacement bridge and crest atrutment and compared the proposed design to survey data of the existing bridge, abutments and channel of Vest Mill Creek. Given th[s information, we believe that the proposed bridge improvements will meet the requirements of Town of Vail Code 12-27.-1f? E, "...that the work will nvC adversely affect adjacent properties, or increase the quantity or velocity of flood waters." This conclusion has been reached based upon the assumption that the channel of West Mill Creek wiN remain essentially unchanged from existing to proposed conditions, We recommend that an as-built survey be completed following construction of the replacement bridge and associated abutment and the results evaluated for compliance with the above stated Town Code, We appreciate the opportunity to provide engineering services to the Tawn of Vail for this project and lank forward to working with you again. Please let rr~e know if any further assistance ar addit[on~l Information is needed. Sincerely, ~~ Ross llarvath,~,~ Water l~esourc&~sd File: 4375 ~;~ ; ~~350~ ~' ~~,~~ ~ ,rt~~ec Manayg~e~1+~~~~ a~~'~~1111~t{y{yf Attachment; E TOWN 4F YAIL Department of Public Works & Transportation 1309 Elkhorn Drive Yail, Colorado $1657 97x7-479-21 ~ 8 Fax: 970-479-2166 www, ci. vail. co. us To: Bill Gibson, Planner Department of Community Development. From: Greg Hall Town of Vail Flood Plain Goordinator RE: Pirateship Park Bridge Replacement Date: September 17, 2003 Pursuant to Section 12-12-3 to}and (C) of the Town of Vail Code, the Pirateship Park Bridge Replacement Project will not require an Environmental Impact Report (EIR) for the following reasons: • IZ-1~-3: An environmental impact report shall not be required for the fallowing projects: ~ A. Alteration, repair and maintenance of existing structures and site improvements. This project is required maintenance on an existing bridge structure. C. A project which, on the basis of a preliminary environmental assessment covering each of the factors prescribed in Section 12-12-2 of this Chapter is found to have an insignificant impact an the environment. The preliminary environmental assessment and the finding on environmental impact shall be oracle by the Administrator. Through a preliminary environmental assessment of the items in Section 12-12-2, the Administrator has found that this project will have nsignifican# impact an Items A,B,C,D,E, and O. The remaining items are not applicable to this project. Also, after reviewing the floodplain information and the attached letter provided by J.F. Sato and Associates in relation to this project, it is my opinion that the construction of this project wil[ not adversely affect adjacent properties. 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T 4 # ~=s {x p~- ~ ~ ~T b~ Tc [f ~~= s4 TT ~ :. ! §~' ya~ ~4c x FE [ ~ ~€~ t~ TS dx+~ ,~s €[ ' ry r E~E ~~ €x • !T P~T . ajar ~ ea a r€°-; 6.~ Qx ~c G ~c~ 3 +~s`~~d oa9~ ~ r'~ r~ `x-_. ss fix i~~ ~~ ~ ii~~ 6 ~ x~ "~ L o~ ° ' r~ss'_ s~~C ~. ~FF C[ ` yy r a~~ 4e [ 7f ~j <f 6 - ~ ~ ~ 5 ~z ~ ~s~ ~ ~ ~ §~ ~,Y~~ ~ a~ i ~~ ~ ~ ~ -. ~ _ ~ ~~~ t ~3 ~ ~ ~ I =~ I agog ~. 4~i: ~~~ I ~: i ~,~. ~.. np i ~` I U 3 bI dQ~Q~~~ II~~i~~}~ ~~~~ 3~`d"i'tlh 'li`dh 8 ~ ~ ~ 3J(7i219 ~{21Nd diWS 31b'21Md ~ ~ €; 8! ! ~~ s ~' ~~ a ~ I ~ ~ ~! ! ~ _ ~. r .. - ~ ~ ~~~ . ~ • ~: ~i ~ ~ 4 '`t a~ e Z rH V ~~# 4 ~§ • • .¢~ MEMgRANDUM TO: Planning and Environmentak Commission FROM: Community ^evelopment Department DATE: September 22, 2003 SUBJECT: A request for a major subdivision pursuant to Chapter 13-3, Major Subdivision, Vail Town Cade, to allow fior the platting ofi four trots at the Lionshead tennis court site and a rezoning pursuant to Section 12-3-7, Administration, Vail Town Code, from Agriculture and Open Space zone district, to Primary/Secondary Two-Family zone district, to aElow for the construction of single-famiky homes an the four proposed lots, located at 615 West Forest RoadlUnplatted (Amore complete metes and bounds legal description is available at the Town of Vaif Community Development Department Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: Warren Campbell 1, SUMMARY The applicant, Vaif Resorts Development Company (VRDC), represented by Braun Associates, inc., has requested a worksession meeting with the Planning and Environmental Commission to present the .proposed plans for the Lionshead redevelopment. The Lionshead redevelopment project is the comprehensive redevelopment of one of three primary portals to Vail Mountain and is intended to create aworld-class arrival point and transition between Lionshead Village and Vail Mountain. The properties included in this submittal are the following: A. The Lionshead Core Site, which includes the Sunbird Lodge and the Old Gondola Building. B. The West Day Lot, which includes the existing Marriott garage and the West Day Lat. C. The Tennis Court Site, which includes the existing tennis courts at 615 West Forest Road, and the adjacent open space. D. The Norkh Day Lot at the intersection of West North Frontage Road and West Lionshead Circle. This worksession meeting is the first of many to facilitate the review of many different development review applications. As this is a worksession, the Commission is not being asked to take any formal actions at this meeting. [I. DESGRIPTIQN OF THE REQUEST The applicant, Vail Resorts Development Company (VRDC], represented by Braun Associates, Inc., is requesting a worksession meeting with the Planning and Environmental Commission to discuss the proposed plans for the entire Lionshead redevelopment including what is being called the "Lionshead Core, West Day Lot, Tennis Court Site, and the North Day Lat." The purpose of this meeting is to allow the applicant an opportunity to present an overview of the proposed projects, and to provide a brief overview and description of the development review applications that have been submitted to facilitate the deveiopment of the Tennis Court Site into tour proposed Two-Family PrimarylSecondary Residential zoned lots. A vicinity map is attached for reference (attachment A}. The Lionshead redevelopment project is the comprehensive redevelopment of one of three primary portals to Vail Mountain and is intended to create aworld- class arrival point and transition between Lionshead Village and Vail Mountain. The Lionshead redevelopment project includes the following components: Lionshead Core -This project includes a new building on the site of the existing Sunbird Lodge and the OId Gondola Building. Proposed used include a hotel, residential, retail, restaurant, and skier services. Also include is a proposed public outdoor ice skating rink, the redevelopment of the skier bridge, and a public and private Goading and delivery facility West Dav Lot -This project includes a new ho#el and law-densi#y residential structures along Gore Creek at the existing parking lot known as the West Day Lot. This element will also conclude the redeveioprnent of the Marriott Hotel. North Dav Lot -This project includes the redevelopment of the existing surface parking lot into employee housing and an office building. Also included is a transit center on the ground level of the site. Tennis Court Site -This project will include the redevelopment of the existing tennis courts off of West Forest Road. The site is proposed to be platted with four lots serviced by a private road and will be rezoned from Agricultural and Open Space to Two-Family Primary/Secondary Residential zoning. Also include is the removal of the snowcats on West Forrest Road and the development of a new snowcat access bridge and route to Vail Mountain (under separate application} A more complete description of the various components of the project are provided in "Lionshead Redevelopment: Lionshead Care/West ©av Lot/Tennis Gourt SiteJNarth Dav Loot", dated July 7, 20Q3, which has been attached far reference (attachment B}. The Lionshead redevelopment proposal wile be comprised of several different development review applications. The applicant has currently submitted applications for a major subdivision and rezoning of the Tennis Court Site from Agriculture and Open Space to Two-Family PrimaryJSecondary Residential. The staff and applicant recommend the Commission listen to a presentation on the project proposal and provide any direction the 2 Commissioners may have at this time an the proposed major subdivision and rezoning of the Tennis Court Site. III. BACKGROUND This section is intended to provide the background and history of the four proposed redevelopment sites in Lionshead. The applicant will be focusing their presentation on the Tennis Court Site as it is the initial project for which applications have currently been submitted. A. Lionshead Core Site The Lionshead Core Site consists of the Sunbird Lodge, located at 67~ Lionshead Place /Lot ~, Vail Lionshead Filing 3, and the Old Gondola Building, located at X600 Lionshead Plaza /Lot 4, Vail Lionshead Filing 1. The site is zoned Lionshead Mixed Use 1. B. West Day Lot The West Day Lot Site consists of the existing Marriott garage and the West Day Lot, located at 72fl, 724, and 728 West Lionshead Circle and 73fl S. Frontage Rd. West f Lots A, B, C, and D, Morcus Subdivision. The site is zoned Lionshead Mixed Use 1. C, North Day Lot The North Day Lot is located directly to the north of the Landmark Tower and Townhomes, located at 81©West Lionshead Cr. /part of Lot 1, Block 1, Vail Lionshead Filing 3. The site is zoned Lionshead Mixed Use 1. D. The Tennis Court Site The Tennis Court Site includes the existing tennis courts off of Forest Road and the adjacent open space, located at fi15 Forest Rd, l Unplatted. The site is currently zoned Agricultural and Open Space zone district. Any development of the site would require a major subdivision and rezoning. The Town of Vail Comprehensive Open Lands Plan identifies this parcel as "undeveloped parcel (open space zaning~ -action not recommended."' It is included in the Lionshead Redevelopment Master Plan Study Area. However, no recommendations are made for this parcel. A copy of the proposed Tennis Court Site plat is attached for reference (attachment C). Ill. ROLES OF THE REVIEWING BOARDS The purpose of this section of the memorandum is to clarify the responsibilities of the Design Review Board, Planning and Environmental Commission, Town Council, and staff on the current applications submitted an behalf of Vail Resorts Development Company, A. ZoninalRezonina Renuest Planning and Environmental Commission: Action: The Planning and Environmental Comrnissian is advisory to the Town Gouncil. The Planning and Environmental Commission shall review the proposal and make a recommendation to the Town Council on the cornpatibiiity of the proposed zoning with surrounding uses, consistency with the Vail Comprehensive Plans, and impact on the general welfare of the community. Design Review Board: Action: The Design Review Board has no review authority on zoning/rezonings. Staff.• The staff is responsible for ensuring that all submittal requirements are provided. The staff advises the applicant as to compliance with the Zoning Regulations. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial Staff also facilitates the review process. Town Council: Action: The Town Council is responsible for final approval/denial of a zoning/rezoning. The Town Council shall review and approve the proposal based an the compatibility of the proposed zoning with surrounding uses, consistency with the Vail Comprehensive Plans, and impact an the general welfare of the community. B. MaiorlMinor Subdivision Planning and Environmental Commission: Aetion: The Planning and Environmental Commission is responsible for final approval/denial of a miner subdivision. The Planning and Environmental Commission shall review a major subdivision and forward a recommendation to the Tawn Cauncii. Each application shall be reviewed far compatibility of the subdivision with surrounding uses, compliance with the subdivision regulations, consistency with the Vail Comprehensive Plans, and impact on the general welfare of the community. Design Review Board: Action: The Design Review Board has no review authority on major subdivisions. Ste#f: The staff is responsible for ensuring that all submittal requirements are provided, The staff advises the applicant as to compliance with the Zoning and Subdivision Regulations. Staff provides a staff memo containing background on the property and provides a staff evaluation of 4 the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, ar denial. Staff also facilitates the review process. V. APPLICABLE PLANNING DOCUMENTS Title 12. Zoning Regulations. Vail Town Cade 12-8 Agricultural and Open Space (A) District (in part) 12-8A-i: PURPQSE: The Agriculture! and open Space District is intended to preserve agricultural, undeveloped, or open space lands Pram intensive development while permitting agricultural pursuits and low density residential use consistent with agricultural and open space objectives. Parks, schools, and certain types of private recreational facilities and institutions also are suitable uses in the Agricultural and Dpen Space District, provided that the sites of these uses remain predominantly open. Site development standards are intended to preclude intensive urban development and to maintain the agricultural and open space characteristics of the District. 12-6D Two-Family PrimarylSecondary Residential (PSG District (in part) 12-6D-1: PURPOSE: The two-family primary/secondary residential district is intended to provide sites far single-family residential uses or two-family residential uses in which one unit is a larger primary residence and the second unit is a smaller caretaker apartment, together with such public facilities as may appropriately be located in the same district. The two-family primary/secondary residential district is intended to ensure adequate light, air, privacy and open space for each dwelling, commensurate with single-family and two-family occupancy, and to maintain the desirable residential qualities of such sites by establishing appropriate site development standards. 13-2 Definiti©ns (in part) SUBD1 VISION OR SUBDIVIDED LAND: D. Major Subdivision: Any subdivision involving more than four (4) fats, or a subdivision proposal without all lots having frontage an a public ar approved street, ar with a request to extend municipal facilities in a significant manner, or a prapasal which would negatively affect the natural environment as determined under section 12-12-2 of this code "Applicability" or if the proposal would adversely affect the development of the remainder of the parcel ar the adjacent property. 13-3 Major Subdivision (in part) 73-3-3: PRELIMINARY PLAN: A. Preliminary Presentation To Planning And Environmental Gammission: Consideration of a major subdivision proposal shall be formaNy considered with a preliminary plan presentation by the subdivider and/or his/her representative(s) to the Planning and Environmental Commission at a regularly scheduled meeting. This preliminary presentation shall be a public hearing according to Section 12-3- 6 of this Code. The presentation shall reflect the proposed development for an entire same ownership and steal! indicate all adjacent (ands owned or under option to the subdivider at the time of subdivision. B. Submittal Requirements: At leasf thirty (30) days prior to the preliminary plan presentation to the Planning and Environmental Commission, the subdivider shall submit at a scale of one r'nch equals one hundred feet (1 " = 1©©'~ or larger, twelve (12) copies of each of the following (exceptions can be granted an individual items by the Director of Public UVarks or the Administrator) to the C7epartment of Community Development: 1. The environmental impact report required. 2. A topographic survey with a north arrow, graphic scale, dimensioned to nearest foot prepared by a Colorado registered land surveyor, shall be submitted including the following information: a. Boundary lines. b. Preliminary proposed lots and blocks with numbers and sizes. c. Easements: locati©n, width and purpose. d. Proposed streets, their widths of right of way and pavement, approximate grades in percentage and center line radii of curves; areas with cuts and fills exceeding six feet (6') and extent thereof. e. Utilities on and adjacent to the tract, including their type, location, size and invert elevations of sanitary sewers, storm drainage facilities and water mains. If utilities are not found on the tract, distance to, direction of, and size and elevations of the nearest utilities should be indicated. f. Confour intervals of no less than two feet (2) if the site is two (2) acres or less; contour intervals of five feet (5') or less if the tract is mare than two (2) acres, elevations fo be based on USES datum. g. Drainage conditions on and adjacent to the tract including location and extent of watercourses, areas of 100-year flood plain (verified by a registered professional engineer in State of Colorado}, perpetual drainage easements and location of natural springs and ground water. h. Existing conditions on adjacent land: the area within two hundred feet (200') from each subdivision boundary should be included in the preliminary plan to show its land slope percentage, zoning, location of physical improvements and' land uses, owners of said property, division of property into lots or tracts including subdivision names and any significant natural features. The objective of showing how the preliminary plan interfaces with all adjoining properties and uses thereof should be met. i. Existing zoning. j. All areas of forty percent (4(1%'0) slope or greater, and avalanche areas indicated as shaded areas. k. Letters from all applicable utility agencies verifying service. 1. Indications showing that access to the subdivision is via a maintained public road. m. Soil stability analysis. G 13-3-8: REGtUIRED IMPRDVEMENTS: The following improvements shall be required by the subdivider unless otherwise waived by either the Administrator, Director of Public Works, Planning and Environmental Commission or Council. All improvements steal! meet the design standards, Chapter 1 fJ of this Title: A. Paved street and parking lots. B. Bicycle and pedestrian path linked with Town system and within the subdivision itself: C. Traffic-contra! signs, signals or devices. D. Street lights. E. Landscaping, F. Water Gees and fire hydrants. G. Sanitary sewer fines. H. Storm drainage improvements and storm sewers. 1. Bridges and culverts. J. Electrical lines.. K. Telephone lines. L. Natural gas lines. M. Other improvements not specifically mentioned above but found necessary by the Town Engineer due to the nature of the subdivision. (Ord. 2(1983) § 1) i3-3-4: COlVIM1SSION REVIEW OFAPPLICATlON; CRITERIA: The burden of proof shall rest with the applicant to show that the application is in compliance with the intent and purposes of this Chapter, the Zoning Ordinance and other pertinent regulations that the Planning and Environmental Commission deems applicable. Due consideration shall be given to the recommendations made by public agencies, utility companies and other agencies consulted under subsection 13-3-3C above. The Planning and Environmental Commission shall review the application and consider ifs appropriateness in regard to Town policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicable documents, environmental integrity and compatibility with the surrounding land uses and other applicable documents, effects an the aesthetics of the Tawn. (1997 Cade: Drd. 2(]983) § 1) Vail Land Use Rlan The Dail Land Use Plan was initiated in 1985 and adapted in 19$6 by the Vail Town Council. The main purpose of the Land Use Plan is two-fold: 1. Ta articulate the land use goals of the Tawn. 2. To serve as a guide for decision making by the Town. The Vail Land Use Plan is intended to serve as a basis from which future land. use decisions may be made within the Town of Vail. The goals, as articulated within the Land Use Plan, are meant to be used as adopted policy guidelines in the review process for new development proposals. In conjunction with these goals, land use categories are defined to indicate general types of land uses which are then used to develop the Vail Land Use Map. The Land Use Plan is not intended to be regulatory in nature, but is intended to provide a general 7 framework to guide decision making. Where the land use categories and zoning conflict, existing zoning controls development on a site. Lionshead Rede~elooment Master Plan The Lionshead Redevelopment Master Plan was adopted on December 15, 199$ by the Vaii Town Council. "The master plan was initiated by the Tawn of Vail to encourage redevelopment initiatives within the Lionshead study area. Both public and private interests have recognized that Lr`anshead today lacks the economic vitality of Vai! Village, its neighboring commercial district, and fails to offer a world class resort experience. Lianshead's econarnic potential has beer? inhibited by a number of recurrent themes.' lack cif growth in accommodation units ("hat beds'), poor retail quality, the apparent deterioration of existing buildings, an uninteresting and disconnected pedestrian environment, mediocre architectural character, and the absence of incentives far redevelopment, " While the Tennis Court Site does appear in the study area for the Lionshead Redevelopment Master Plan it does not make any recommendations for the site. Town of Vail Comprehensive Oxen Lands Plan In 1994, the Vail Town Council adopted the Comprehensive Open Lands Plan. The purpose of the plan 'rs to identify priorities for open space and recreation needs communicated by the citizens of Vail. The Comprehensive Open Lands Plan -Action Plan map identifies the Tennis Court site "Undeveloped Parcel (Open Space Zoning) Action Not Recommended". The Plan did not reference or recommend any action with the existing Tennis Court Site. However, it does identify that there is an existing bike path along Porrest Road on the southern border of the site. VI. DISCUSSI©N ISSUES Purpose of t>he Meeting As was previously discussed, the purpose of this meeting is for the applicant to present the overal! redevelopment proposal for four areas in Lionshead.. Those four areas include the Lionshead Core, West Day Lot, Tennis Court Site, and the North Day Lot. After a general overview, the applicant will focus on the first area for which applications have been submitted. The applicant currently has filed applications with the Community Development Department for a major subdivision and rezoning of the Tennis Court Site. Staff and the applicant recommend the Commission listen to the presentation by the applicant for the overall Lionshead redevelopment proposal and offer any initial comments and feedback. More importantly, the staff and applicant recommend that a greater level of comment and feedback be provided regarding the proposed major subdivision and rezoning of the Tennis Court Site. fi Next Steps !n The Development Review Process In order to provide mare clarity, the following is a description of the future steps in the review process for the Tennis Court Site. Major Subdivision: 1) Review and approval of a preliminary plat according to the criteria outlined in Section 13-3, Vail Town Code. The applicant is proposing to be on the October 13, 20Q3, agenda of the Planning and Environmental Gommission to continue review of the proposed subdivision. 2) Review and approval of the final plat according to the criteria outlined in Section 13-3, Vail Tawn Code. This portion of the application will be scheduled on a Punning and Environmental Commission agenda after the overall I_ionshead redevelopment proposal has been presented to Tawn Council and the Design Review Board. If the Commission approves the final plat it will then be forwarded onto Town Council. 3) Review and approval of the final plat by Town Council if they determine it meets the criteria. Rezoning: 1) The Planning and Environmental Commission will review the proposal to rezone the Tennis Court Site from Agricultural and ©pen Space to Two- Family Primary/Secondary Residential zone district according to the Criteria outlined in Section 12-3-7. The Commission will then make a recommendation on the proposed rezoning which will be forwarded to the Vail Town Council. 2) The Vail Town Council will then review the proposal tv rezone the Tennis Court Site. If the Vail Town Council approves the proposal it will take two Council hearings to finalize the rezoning request. Staff Comments Staff has distributed copies of revisions of the initial submittal for a proposed plat and rezoning request to the Public Works, Fire, and Community Development Departments for review. In addition, mailings have been sent to the local utility companies informing of the proposed plat #or four to#s so that they may identify any problems or concerns. Additional Information Necessary to Complete the Development Review Application As this is a worksession, staff did not require the applicant to submit all the required items for a rezoning and a major subdivision application prior to being scheduled far Planning and Environmental Commission review. According to Section 13-3, Major • Subdivision; Vail Tawn Code, the applicant must submit the following items prior to being scheduled for a preliminary plat hearing: • Environmental impact report. • Drainage conditions on and adjacent to the tract including location and extent of watercourses, areas of 100-year flood plain (verified by a registered professional engineer in State of Colorado}, perpetual drainage easements and location of natural springs and ground water. • Written approval from all applicable utility agencies verifying service. • Soil stability analysis. • Required improvements found in Section 13-3-5, Vail Town Cade, which are determined by either the Administrator, Director of Public Works, Planning and Environmental Commission, or Council.. VII. ZONING ANALYSIS PQTENTIAL Address/Legal Description: 615 West Forest RaadfUnplatted Parcel Size: 2,529 acres (110,163 sq. ft.) Zoning: Two-Family Primaryl5econdary Residential Land Use Designation: Ski Base Hazard: X40% stapes Article 12-6D, Vail Town Code provides the minimum requirements for Rots zoned Two- Family PrimarylSecondary (PS) District as follows. 12-6D Taro-Family PrimarylSecondary Residential (PS) District 92-GD-5: LOT Af~EA AND SITE Dfl'v1ENS1ONS: The minimum lot or site area shall be fifteen thousand (95,000) square feet of buildable area, and each site shall have a minimum frontage of thirty feet (30'). Each site shall be of a size and shape capable of enclasing a square area, eighty feet (BO') on each side, within ifs boundaries. 12-6D-6.° SETBACKS: In the primary/secondary residential district, the minimum front setback shall be twenty feet (~0), the minimum side setback shall be fifteen feet (95'), and the minimum rear setback shall be fifteen feet {'15). 12-6D-7: HEIGHT: For a flat roof or mansard roof, fhe height of buildings shall nat exceed thirty feet (~'O). Far a sloping roof, the height of buildings shall not exceed thirty three feet (x'0'1• 72-6D-8: DENSITY CONTROL: A. Dwelling Units: Nat mare than a total of two (2J dwelling units shall be permitted on each site with only one dwelling unr't permitted on existing Tats less than fourteen thausand 04,000) square feet. 12-6D-9: S1TE COVERAGE: Site caverage sha11 not exceed twenty percent (20%) of the fatal site area. 12-6D-90: LANDSCAPING AND SITE DEVELOPMENT: • Z fJ At least sixty percent (60l) of each site shall be landscaped. The minimum of any area qualifying as landscaping shall be ten feet (f0) (width and length) with a rrlinimum area not less Char? three hundred (3~C~) square feet. !2-fiD-11: PAFiKWG: Off-street parking sha11 be provided in accordance with Ghapter t U of this Title. Staff performed an analysis of potential development rights according to the proposed plat for Gross Residential Floor Area (GRFA) and Site Coverage. The table below depicts the size of all four proposed lots and the maximum Gross Residential Fioor Area and Site Coverage each lot would receive. 'Lot # Lot Area GRFA Allowed Site Coverage Allowed Lot 1 23,167 s.f. 5,417 s.f. 4,633 s.f. Lot 2 25,477 s.f. 5,648 s.f. 5,09E s.f. Lot 3 29,099 s.f. 6,010 s.f. 5,$20 s.f. Lot 4 25,071 s.f. 5,607 s.f. 5,014 s.f. The applicant is proposing to plat building envelopes on each lot which meets or exceeds the required setbacks. The building envelope lines are proposed to be treated as setback lines for the purpose of the Town's Zoning Regulations. The platted building envelopes will further direct development on the site. VIII. SURROUNDING LAND USES AND ZONING Land Use Zoning North: Open Space Natural Area Preservation District South: Residential Two-Family Primary/secondary District East: Open Space Agriculture and Open Space District 11Vest; Residential Two-Family PrimarylSecondary District IK. CRITERIA AND FINDINGS A. Major 5ubdi~ision A basic premise of subdivision regulations is that the minimum standards for the creation of new lots must be met. This subdivision will be reviewed under Title 13, Subdivision Regulations, of the Town of Vail Code. The first set ^f criteria to be considered by the Planning and Environmental Commission for a Minor Subdivision application is: Lot Area: Frontage: Dimension: 2. The second set of review criteria to be considered with a major subdivision request is outlined in the Subdivision Regulations, 13-3-4, and is as follows: The burden of proof shall rest with the applicant to shave that the application is in compliance with the intent and purposes of Phis Chapter, the Zoning Ordinance and other pertinent regulations that the Planning and Environmental Commission deems applicable.... The Pfanning and Environmental Commission shall review the application and consider its appropriateness in regard to Tawn policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicable documents, environmental integrity acrd compatibility with the surrounding land uses and other applicable documents, effects an the aesthefics of the Tawn. The purpose section of Title 13, Subdivision Regulations, is intended to ensure that the subdivision is promoting the health, safety and welfare of the cammun'sty. The subdivision purpose statements from 13-1-2 (C), Vail Tawn Code, are as follows: 7o inform each subdivider of the standards and criteria by which development proposals will be evaluated and to provide information as fo the type and extent of improvements required." 2. Ta provide for the subdivision of property in fhe future without conflict with development an adjacent land.'" 3. To protect and conserve the value of land throughout the Municipality and the value of buildings and improvements an the land. 4. To ensure that subdivision of property is in compliance with the Town"s zoning ordinances, to achieve a harmonious, convenient, workable relationship among land uses, consistent with Town development objectives. 5. To guide public and private policy and action in order to provide adequate and efficient transportation, water, sewage, schools, parks, playgrounds, recreation, and other public requirements and facilities and generally to provide that public facilities will have sufficient capacity to serve the proposed subdivision. 8. To provide far accurate legal descriptions of newly subdivided land and to establish reasanable and desirable construction design standards and procedures. 7. To prevent the pollution of air, streams and ponds, fo assure adequacy of drainage facilities, to safeguard the water table and to encourage the wise use and management of natural resources throughout fhe Town in order to preserve the integrity, stability, and beauty of the community and fhe value of the land. 12 Findings: The Planning and Environmental Commission shall make the fiollawing findings when reviewing a proposal for a Major Subdivision: 1. That the application is in compliance with the intent and purposes of the Major Subdivision Chapter, t'he Zoning Ordinance and other pertinent regulations that the Planning and Environmental Commission deems applicable. 2. That the application is appropriate in regard to Town policies relating to subdivision control, densities propased, regulations, ordinances and resolutions and other applicable documents, environmental integrity and compatibility with the surrounding land uses and other applicable documents, and effects on the aesthetics of the Town. B. Rezoning The applicant is proposing to rezone the Tennis Court Site firom Agriculture and Open Space to Two~Family Pr'smary/Secondary zone district. Section 12- 3-y, Amendment, Vail Town Code, establishes the criteria and findings which must be met in order for a rezoning request to be granted. Below are the criteria which the Commission and Vail Town Council must review and make findings on in order for a rezoning to occur. As this is a worksession staff has not provided an assessment of the proposed project and its relation to the criteria. 1) The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and 2) The extent to which the zone district amendment is suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the town`s adopted planning documents, and 3) The extent to which the zone district amendment presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; and 4) The extent to which the zone district amendment provides for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests of the community as a whole; and 5) The extent to which the zone district amendment results in adverse or beneficial impacts on the natural environment, including, but not limited to, water duality, air duality, noise, vegetation, riparian corridors, Hillsides and other desirable natural features; and 6) The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district; and 13 7) The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject property was adopted and is no longer appropriate; and 8) Such other factors and criteria as the commission and/or council deem applicable to the proposed rezoning. Findings: The Planning and Environmental Commission shall make the following findings when reviewing a proposal for a rezoning: (1) That the amendment is consistent with the adopted goals, objectives and policies outlined in the Vail comprehensive plan and compatible with the development objectives of the town; and (2) That the amendment is compatible with and suitable to adjacent uses and appropriate for the surrounding areas; and (3) That the amendment promotes the health, safety, morass, 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 c{uality. X. STAFF REG©MMENDATI~ON As this is a worksessian, staff is not providing a recommendation at this time. Staff will provide a staff recommendation at the time of a final review of this application. XI. ATTAGHMEIVTS A, Vicinity Map B. 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IIJ 1 Cdr { ~ ~ i _ ~ '~ 11 ^ ~ ~ \`` ~ ~ ~ i g F 1 - \\ f I 1~ ~ `~~ -r f~~ ~ ~~ ~ ~ o ~ } ~\ ` ~~4~ `\ ri 1 ~~ ~ ~ - ~ ~ ~ f Y 6 rv. ~ i ;i ~fi m ~-~-'~ b I~I ^~ j il fir ,1I111 '~ 1 ;' i J • L~ \i~~1 ~_i`1 1 ~ -.~I i 1} ~ 4 S - 1b `~ 11 _ ~~~ 1~ i/ ~ ~ ~. ~I11151~S1t'1 gad ~~ i 1 ~ ~ ' ~ ~~ :~~~ ~ ~ i fr THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Tawn of Vail will hold a public hearing in accordance with Section 12-3-6 of the Vail Town Code an September 22, 24(13, at 2:Qa P.M. in the Town of Vail Municipal Building. In consideration of: A request for a conditional use permit pursuant to Section 12-7A-3, Vail Town Cade; a major exterior alteration pursuant to 12-7A-1 ~, Vail Town Code, to allow for modifications to the existing fractional fee club and a restaurant addition; and a request for a building height variance pursuant to Chapter 17, Vail Town Code, to allow for dormer additions, at the Vail Mountain Lodge and Spa, located at 352 E. Meadow ®rive J Tract B, Vail Village 1St Filing. Applicant: Vail Mountain Lodge LLC, represented by Braun Associates, Ino. Planner: George Ruther A request far major exterior alteration pursuant to Section 12-7H-7, Vail Town Code, to allow for the construction of new dwelling units and accommodation units at Vail Marriott Mountain Resort, located at 715 West Lionshead Circle ! Lots C and D, Morcus Subdivision, and Lat 7, Marriott Subdivision Applicant: Vail Mountain Marriott Resort, represented by Gwathmey, Pratt, Schultz Architects. Planner: George Ruther A request for a floadplain madificatic~n pursuant to Chapter 1 ~-6, Grading Standards, Vail Town Code, to allow for the construction of new bridge abutments in the Mill Creek floodplain at Pirate Ship Park located at Tract E, Vail Village 5th Filing Applicant: Vai! Resorts, represented by Tawn of Vail Planner: Bill Gibson A request for a major subdivision pursuant to Chapter 13-3, Major Subdivision, Vail Town Cade, to allow for the platting of four lots at the Lionshead tennis court site and a rezoning pursuant to Section 12-3-7, Administration, Vail Town Code, from Agriculture and Open Space zone district, Vail Town Code, to Primary/Secondary Two-Family zone district, Vail Town Code, to allow for the construction of single-family homes an the four proposed lots, located at 615 West Forest Road/Unplatted (Amore complete metes and bounds legal description is available at the Town of Vail Community Development Department} Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: Warren Campbell The applications and information about these proposals are available for public inspection during regular business hours at the Tawn of Vail Community Development Department office, 75 South Frontage Road. The public is invited to attend the project orientation held in the Town of Vail Community Development Department office and the site visits that precede the public hearing.Please call (970} 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970} 479- 235fi, Telephone for the Hearing Impaired, for additional information. This notice published in the Vail Daily an September 5, 2003. s Attachment: D ~1~ ~~. 1 TQ4t',1' OF 4';1IL ~, DEVELOPMENT APPLICATIONS FOR: • Lionshead Core • West Day Lot Forth Day Lot ~ Tennis Court Site Submitted to: The Town of Vail 75 South Frontage Road Vail, CQ 81 b57 Submitted bv: Vail Resorts Development Company 137 Benchmark Road Avon, C4 8 t 62U Revised ~-16-43 • ~r4krc(ir~wl R PROJCCT TEAM Applicant Vail Ttesorts Development Company Desi ~n Architects Hart Ho~verton ClZ Arc}titccture 1Vlaster Planning Hart How~~ert~on Plannin~* and Entitlements Braun Associates, Inc. Jay Peterson Landscape Architects Hart Howertfln DHPv1 Design Civil En~inecrin~ Alpine Engineering, Inc, Land Surveyors Peak Land Con~;ultants, Inc. Traffic Consultant Kimley H©rn c4i Associates, Inc. Envir©tunental Impact Report 4~14fl Architecture Lionshead Redevelopment 'T'ABLE C1F CONTF,N'l'~ Page I. Introduction 1 A. About Lionshead Redevelopment Projects 1 B. Key Elements of Project 3 C. Development Review Process ~ D. (~r~*~~nization of this Report ~ II. Detailed Proiect Description ~ A. Core Sfte '~ 8. West Day Lot 16 C. I~lc~rtll Day Lot ~~ D. Tennis Court Site 32 lIL No Net Lass of Parkin, 36 A. Master Plan Policy 3G >3. Vail ReSnrts Parking Plan 36 IV. Proiect Phasing 37 V, Prrri~cct Review Criteria 38 A. Vail Plaza (Core ;Site) ~~ B. West Day Lot 41 C. North Day Lot 45 D. Tennis Court Site 48 VI. 1M~1<aster Plan Considerations 51 • I. iNTRODUCTiON The planning and development for Lionshead began in the early 1970's in an era when condominium development was exploding nationwide.. Lionshead was developed with condominium buildings with little attention to the bulk and mass of builciing:5 or architectural detail. Now ~0 years after the development of Lionshead, there has 'been little change or reinvestment within the Lionshead area other than mountain operation improvements (Chair 8 and the Eagle Bahn Gondola). This lack of re-investment prompted the Town. of Vail to embark on a redevelapment planning effort in 1996 which resulted in the adoption of the Lionshead Redevelopment Master PIan. The Town Council recognized the need to encourage the private sector to redevelop Lionshead and this recognition is contained in the following policy statement.: Lirrrrshead lacks the charm, c°haracter, appeal and vibrancy -- expected crf a u~nrld class resnrt. It lacks a sense of arr•ivcrl urrd u setrce of pluc:e. The pedestriun~lrr~= tlzrnu~h the mall corn be ccrnfirsin~ acrd disconnected, The urchitec.•tur~e lacks a arnigare identity err- reference to Vail 's ltistnr•ical antecedents and its crlpirre envirvrrment. tlrlcrny c~_t'the lyrrildin~:r are phyricullt~ u~in~ and functicrraally L~rrderutilized, resrrltin~ in rrc~~crtive impacts to property valares, private profits and public reverrtres. Paterrtial hnspitcrlity, retail card recreatic~rtal uses, acrd corrrrrrarnity arrrenrtres are r.rnnret nr trrrrealized. It would de sltart- sighted to agnare these co,rtditians and der rrathrng. The oppartrrrrity exists far the public and private .sectors tv act callalrorutiveiy to rcTneu~ and revitalize this impr~rtunt corrrponent vrotrr community. The Lionshead Redevelopment Master Plan provided the needed incentives to encourage private interests within Lionshead to redevelop. Vail Resorts Development Company is proposing to redevelop a large amount of the land area within the Lionshead area: the Care Site, West Day Lot, North Day Lot, and the Tennis Court Site. The proposed redevelopment plans significantly implement the redevelopment objectives and policies of the Master Plan thus achieving the Town's desire to improve the aesthetics and economy of Lionshead and Vail as a whale. These applications represent the largest. redevelopment effort and investment ever presented in the history of the Town of Vail. A,. about Lionshead Redevelopment Projects The objective of the proposed Lionshead redevelapment projects is to transform Lionshead into a first class destination mountain resort that captures the timeless feel a.nd ambiance of European villages, blending it inter the distinctive character already established in Vail Village. r~ Vail iZesoq~ts -The Redevelcrprnent of Li~anshead ~ While Vail was originally built on small lots at a "village" scale, Lionshead has developed in a larger, more urban pattern. A.s a result, the new Lionshead architecture and street scene proposals draw an the larger scale precedents in the best mountain cities and towns while extendin f; Vail's original Alpine vision. This transformation is intended to create a heart for Lionshead, a center that utilizes time tested principles to create charm, elegance and an exciting, dynamic place {Robert Lamb Hart). The following projects are included in Vail Resort's redevelopment applications: Core Site -Located in the heart of Lionshead, this is a comprehensive redevelopment of the Core Site {olci Gondola Building, ticket offices, and Sunbird. Building). This is the site of a proposed. five-star Rock Resorts hotel with a new outdoor public ice rink. This new hotel and ice rink facility will bring vitality and energy to the Lionshead core retail areas. The redevelopment project also includes skier service facilities, retail and commercial spaces, restaurants, condominiums, a skier club facility, the redevelopment of the skier bridge across Gore Creek, a. public and private loading and delivery facility, anci new streets and plazas as envisioned by the Lionshead Redevelopment Master Plan. West Dav Lot -Located an the west end of Lionshead, this project includes the redevelopment of what is known as the West Day Lot. This project involves the completion of the recently renovated Marriott Hotel as vtfell as the construction of a new hotel and aloes-density residential project along Gore Creek. The project conforms to the Lionshead Redevelopment Master Plan by creatinc structures which comply with the design guidelines for Lionshead and improving the bed base «ithin tl-~e i_.ionsl7ead area. North Dav Lot -Located between the Landmark Condominiums and the Interstate, this project includes the redevelopment of a surface parking Iot it;to atz employee housing and office building. This project includes employee housing for all of Vail Resorts Lionshead arrd Front 1Door projects in addition to replacing the Sunbird dwelling units (currently unrestricted employee housing). This project also includes a location for a transit center to be developed an the ground level of the site by the Town of Vail. Tennis Court Site -Located on Forest Road, this existing tennis court site will be redeveloped with four ski in/ski out luxury residential name sites served by a private road. This project also includes the removal of snaw~cats on West Forest Raad and the development of a new snowcat access bridge and route to Vail Mountain (under separate application). • Vael Resorts - Tht; Reclevelo~meitt of Lionshead B. ley Elements of Project The following provides a brief summary of the key elements of the proposal, particularly with respect to the community benefits that will be realized by the project: + The introduction of a new five-star Rock Resorts hotel in the heart of Lionshead; • The development of a new public ice rink facility to add vitality to the Lionshead retail areas; • Projects conform to all of the Town's goals and zoning policies as documented in the Town's Zoning Code and the Lionshead Redevelopment Master Plan; • Redevelopment of four largo strategic sites within Lionshead which will act as catalysts for future redevelopment of Lionshead by other property owners; • The replacement of surface parking, the introduction of underground loading and delivery facilities, the removal of old and deteriorating structures, and the removal of many other unappealing uses and activities at the most popular portal to Vail Mountain; • The improvement of the pedestrian flow through Lionshead by the creation of new pedestrian streets, the introduction of retail and restaurant uses, and the introduction of life and vitality of the north retail mall area; • The introduction of new residential and lodging uses (new live: beds} encouraged by the Lionshead Mixed Use 1 and 2 zone district which will add life and vitality to the Lionshead core area; • The development of a skier club facility that will provide parking for members, thus reducing the demand on Town parking facilities; + The devel.,N,~~ent of asub-surface public and private loading and delivery facility serving the entire core of Lionshead; • As part of the four lot subdivision an the Tennis Court Site, removal of snowcat access from Forest Raad; and + Development of a new skier bridge across Gore Creek which will help to fiirther improve the character of the Lionshead area.. • Vail Resorts -The Redevelopment of Lionshead C. I3evelopment Review Process The purpose of this report is to present a com rehensive evaluation of the ro ased develo meat p P p p with respect to the Lionshead Redevelopment Masker Plan, zoning regulations, and subdivision ordinances. This evaluation includes a detailed description of each element of the project, response to applicable review criteria for each individual application, and identification of master p]an goals addressed by the projects. Applications that have been submitted include: Core Site • Major Exterior Alteration application for proposed structures • Conditional Use Permit application far meeting rooms • Conditional Use Permit for lodge rooms or dwelling units located on the ground-level of a building • Conditional Use Permit for retail/restaurants located on the second floor of a building • Conditional Use Permit for a private skier club • An environmental impact report of the entire project (the EIR has been submitted under separate cover, but is to be reviewed in conjunction with these applications) West Dav Lot • Major Exterior Alteration application far proposed structures • Conditional Use Permit application for meeting roams • Conditional Use Permit for lodge rooms and dwelling units. located on the ground-level of a building + Conditional Use Permit for retail/restaurants located an the second Hoar of a building • Zoning Code text amendment application to allow single-family and two-family residential dwellings subject to the issuance of a conditional use permit • Conditional Use Permit application to allow single-family dwellings • An environmental impact report of the entire project (the E1R has been submitted under separate cover, but is to he reviewed in conjunction with these applications) North Dav Lot • Major Exterior Alteration application for proposed structures • Conditional Use Permit application to allow offices in a building • Variance application to allow a zero foot setback along the north property line adjacent to Town of Vail property • Variance application to allow afence/wall in excess of six feet in height • An environmental impact report of the entire project (the EIR has been submitted under separate cover, but is to be reviewed in conjunction with these applications) Lionshead Tennis Court Site • Rezoning application to allow Twa-Family Primary Secondary Residential zoning + Major Subdivision application for a four lot subdivision • An environmental impact report of the entire project (the EIR has been submitted under separate cover, but is to be reviewed in conjunction with these applications} Vail Resorts -The Redevelopment of Lionshead 4 Review of these applications will involve both the Tawn Council and the Planning and. Enviranrnental Commission (PEC). In surrunary, the PEC will provide recommendations to the Town Cauncil with regard to the master plan amendment, zoning code text amendments, major subdivision, and the rezoning request. The Town Council will have final decision-making authority on each of these applications. The PEC will have final review authority on the conditional use permits, major exterior alterations, and variances. It is anticipated that the Design Review Board (DRB}will be preliminarily engaged during the review of these applications with formal DRB review to be initiated after approval of the applications listed above, D. C)rganizatian of this Report In order to facilitate the concurrent review of these development applications, this report has been organized in the following seven chapters: Introduction This chapter provides an overview of Lionshead, background related to tlxe Lionshead Redevelopment Master Plan, an averrview of the proposed redevelopment projects, key elements of the project and a summary of the applications that have been subrnittcd, and an overview aI'the review process. II. Detailed Proiect Description r~ detailed description of development proposed for each site is provided in this chapter. III. Igo Net Loss of Parkin The analysis of the "no net loss of parking" policy for all of the redevelopment projects and sites is included in this chapter. IV. Proiect Phasing The anticipated phasing schedule for alI of the redevelopment projects is included in this chapter. V. Proiect Review Criteria A response to applicable review criteria for each development application that has been submitted is provided in this chapter. VI. Master Plan Considerations This chapter includes a summary of goals from the Lianshead Redevelopment Master Plan that will be implemented by the proposed project. In addition to narrative project descriptions found in this report, a variety of site plans, building e]evations and floor plans are also presented. While these graphic elements provide a visual description of the project, they represent only a portion of total plan set that have been submitted to the Town. A comprehensive set of plans prepared in accordance with Tawn of Vail submittal i requirements has been submitted under separated cover. Vail Resorts -The Rede~xelapment of Lionshead Ii. DETAILED PR©JECT DESCRIPTIOI`~i - -.__ ... A. Care Site The redevelopment of the Core Site (Old Gondola Building and Sunbird Lodge} was the most important and most discussed element within the Lionshead Redevelopment Master Plan. This site was identified by the Master Plan as being key to the overall success of the Lionshead redevelopment initiative given its prominent location and the ability of the redevelopment of this site to "spur" additional redevelopment within the core of Lionshead. The Master Plan identified the core site as the priority location of a resort hotel and the proposed project reflects that emphasis. Below is a detailed description of the existing and proposed conditions. • • t- ~- ' f '" ~" a _ ~°~ ~~ 31 . ,. _ 4 ~; 'r ,~ ! ~ ~ ~, t ~~;~ ;, ~r ~'+ ki r;; y 4:. ,. IFi J ~? =S ,^ a -'%., } .-+.-_.~ XJf tll:.vp.. ~;..~.. v1 - ~°'.:~ ~ / -1 . *r Core Site -Aerial Perspective Vail Resorts -The Redevelopment of Lionshead 6 A _ ' . r Y _ ~.. ~ ~~~.. ' J 1. Existing Conditions The existin 7 site includes two structures the Gondola Buildin and the . g g Sunbzrd Lodge Building. The overall site includes approximately 19,00 sq. ft. of offices and skier services facilities, 9,2(10 sq. fi, of retail, 23,2(3 sq. ft. of restaurant area, and 1 DO employee beds (not currently deed restricted). The site also contains employee and public lockers, public ski storage, public restrooms, storage facilities for on-mountain operations, and parking and loading areas. The clock tower element is located on this site. The site is surrounded by pedestrian streets, other lodging. azad retail facilities, and the Eagle $al~n Gondola and ski yard. Overview of Project • Design Concept The Core Site is proposed to be redeveloped as a hotel (a•five star Rock Resorts hotel facility). This hotel will be developed in two stntctures which from the pedestrian level ~~~ill read as four separate structures. The layout of`the site mirrors the design shown in the 1/ianshead Redevelopment Master Plan. The plan creates two new pedestrians streets through the property making the ski slopes and retail areas more accessible to the pedestrian. This building and street layout creates new view corridors as recommended in the Master Plan. The proposed buildings have been designed with strict attention to the design guidelines which include building stepbacks of 16' or greater as the building transitions from the ground floor to the upper stories. The design concept was taken directly from the Master Plan and all buildings have been designed with a sturdy base, quiet middle, anal articulated top/roof: Vehicular access to the 1-lotel and subsurface loading and parking areas is gained from Lionshead Place. Pedestrian access to and through the site occurs on every frontage of the site. • Project Components The hotel includes ~ 1 hotel rooms, 60 of which are hotel lock-off units. Tn addition, there are proposed to be 79 dwelling units of varying sizes and configurations. Owners of condominium units and lock-offs will be encouraged to participate in a rental program operated by the hotel. A variety of incentives and disincentives will be utilized to encourage owners to participate in this program so that the entire property can be operated as a resort hotel facility. The hotel includes a large lobby area, lounge, spa facility, meeting rooms, and other necessary amenities associated with operating a five star hotel property. Vail Resorts -The Redevelopment of Lionshead • i ~~ y~* ~~ ~ ' ~". -" ,~ ~' ~ ~ ,~''' a ~..,'I-, -i _ ..~ r` ~. ..-_~~ - ~``'' _ `~ 4~ L , L,I ~~ I =~:~ Retail Level Internal Streets f : .. - i ~ ~,., ~". ~. y~n.44 4.rY ~,bil1 -. ~.. ' ~~ +LR vI s.o ~ _ :1lI V: ~ I~~ 7 l w INH _ ~ ~n ~. ~ - IP I ~ ~ W ....__ I_ v" _. __-.e ~ ~ _~ I ~ 11 1 I Retail 1_evel -North Retail Mall • Vail Resorts - "f~he Rede~elopmen[ of Liunshead K As shown in the graphics above, tlye restaurant and retail areas have been located to take full advantage of the pedestrian mail areas, the exposure to the ski slopes, and the exposure to the sun. The Core Site project includes approximately 22,140 sq. ft. of retail, x},774 sq. f`t. restaurant area (5,230 sq. fZ, is leased area), and 3,545 sq. fl. of skier services area. Skiver services, restrooms, and other more public elements of the program have been located at convenient locations within the. building so that skiers and shoppers can take full advantage of the ski mountain and the apras ski facilities within Lionshead. • Parking and Loading Une of the more significant features of the proposed development is the creation ofa twa level sub-surface parking and loading facility beneath the proposed buildings. Two- hundred and ninety (29{)) parking spaces have been provided within this facility in addition to the 31 parking spaces that were paid-in-lieu for the Kaltenberg Castle restaurant.. Of the 321 (2{)U t 31) parking spaces provided, 2l 5 are required to support all of the uses proposed on the property except the skier club. The additional 14b parking spaces provided will serve the proposed skier club membership. The loading facility provides ~ loading berths where only 5 are required to support the proposed uses. The excess capacity within the loading facility will be available for public use. A service elevator has been provided to bring deliveries directly into the core of Lionshead from this loading. facility. This loading facility will also support an-mountain operations and facilities via the existing below grade tunnel to the Eagle Bahn Gondola. • North Elevation -Ice ~~nk (a5 viewed from North Li©nshead Mali) • Vail Resorts -The Redevelopment ofLionshead •eet) fall o#'the ~tructed ~lic dentified north iges ing south Gore er than me. This nt of the to .:~ v ~ ~' ~. ~ _ ~~ a ~~ ~`' ~ j \~ ~,t" f ~f f. b :rj,~~ !> 1 s +y~ ~h~ ~~, / _- ~ ~ ~p~ ~'G d ,~ -~ ~ ~` w~ •- :F: r d ~ ^~ ~ _ _ ~ ~ 5 ~- 'w% + { 1 A ~ ~ ~ +U ~1 1 ~ i ~ w 1, r. _ L ~ ~ ~:~ r ~ a- G' 1 - I c- __ -_.._ ~,- ~ ~' .-~ ~' ~' 'd • ~ ~ `~ l zC=~ ~~", ~ ~" i r ~ ~ ~ rf r~ - - i r ,#:~`' ~ ~ ~ ~ 0 i~7j ry ~~ 9 9 ~ ~ ~ <~ ~ .+/ ~~ 1 f ~ ~ ~ p _ u W3, ~ r. ~f n r~ ^ ~ ~ ~ I l ~ cL ~ ~ a ~ ,a r..~ ~ ~ X ~ Jr s~f ~ gyp' 1~ '~ ~ ~ ,~~s :~ ~ rnf ~. ~c {~i - )ref i / ~ ~ r r' ~ ' 1 ~i - ,~ - - `~ ~~ ~ + ~ rP f % ~ ~°" ',> ~ w ~t ~ ~ ~ G C 3, Zol~ing Analysis Below is a summary and :Inalysis of Ta~~rn c~1~ ~Iai I clevelapr~rent standards and regulations. Summary Table: Zoning. Lionshead Mixed Use 1 Lot Area: 4.67 acres ar 203,425 sq. ft. Standard .allo~~eci/Rcpuired Proposed , Density Ifi3 DUs (35iacre} 79 DUs (16.9/acre} AiJ's a.~nlimitecl 21 (+60 hotel lock-offs} GRFA 508,562 sq, ft. (25{)`:'o} 193,439 sq. ft. (95%) Retail Area L1n11Illlted 2.2,1.00 sq. ft. Restaurant Area ulilimitcd 9,770 sq. ft. Skier Serrrices unlimitecl 3,545 sq. ft. (exeliydes lockers and storage) Builciin~ Ht. 71 " averafe 68' avcra~e Site Coverage Landscape Area Setbacks Stream Setback Parkinf; Loading • 82.5" maxitnclm 142,3)7 sq. ft. (70%) Per Master P1~~In 10' or per IViaster C'IaI~ 5 D' 214 spaces 5 b~rtlis $~' r[1aXlmllm 68,745 sq. ft. {33.8"%a) Refer to development plan Refer to development plan 200' + 321 spaces (includes 31 pay-in-lieu) 8 berths Vail Resorts -The Redevelopment of Lionshead 12 Parkin+? Detail: Below is a detailed analysis of the parking requirement for the Care Site. Please note that net areas were used where applicable to calculate the appropriate parking requirement. It sho~lld be noted that when the Kaltenberg Castle restaurant was approved by conditional use permit in 1 t)97, Vail Resorts was required to pay $534,36.63 for 31.61 parking spaces in lieu of providing the parking on-site. Therefore, this site carries with it a parking space credit of 3l .f~ t parking spaces to be used towards any future development of the land. The calculations below reflect this credit, Also below are the tlc~or plans of the two levels of below grade parking and loading. CJses Unit Counts/Sq. 9"t. Farkin~r Ratios Parking Required Vait Plaza Hotel f :i:mdotati~Utu7t ~~uit~ '~7 1. ~ ;la. ?~urut l I ~ ~. r ~~ ~ II if lrt'1 RU[Jr11J '?4 (~(.~ 3L'. JUtllt 14~-~" II lotcl :1lcetu~ Room. -4-460 1 cp,/33E1 .~F. l ~.~ II lotc~l Rcsraurtnt%13ar ;nit .ueai GGl~O 1 sp./'_~U ~I. 'G.^_ IRr~rail _'?,1lNY ''.3/lUOU sf. ~U.ti3 15kvcr `;crc•ic+~ 3,7 t~ ''-3 sp.% 14!1)(1 tif. t~.l z I Sub fatal - 22452 I l.c•s~ ildixcd C'sc ~:r-eciir -Il.f}5"~ir t 1.33 I Sub total 213.29 I 4.e~~ hultcnl}er~Crerllt i1.til Vail Plaza Total Requirement ~ 1t31.G$ Parking is provided at the Core Site as follows: Parking Pay-ln-Lieu: 3 t .61 spaces Second Basement Level: 153 spaces first Basement Levei: 131 spaces Porte Cochere: 6 spaces oti~a 1 - .. .- _. _.._- ~. x. .. frl_=_ tr• j `- I c ' ~ • ~~ - - . ;~'~ I nr - v+r 1 +wa a.ia. ur.r+~m ws Ly I'-i~' i n .r I 1 II P Sllkl V<i 5 P 0.1 P• ~ ~ I .JI u _ ~,. ..~, . ~ _, ~.. ~-. EI ,~ a ___._____ ~- - ___~~-..._______~___-~.. f., ~t /. u Parking Level I (Upper Level) I ~~ a"ail Resorts The Red'evetopment of Lionshead u.sa.cw-~ 7 :E •I i$ ~ ' !~ 13 rt~ m camas wara ~,r+iy •.~ ¢siwlaa~ A,~!'f ~~ J,, WPJY1'd8 lM:i11~ WN[II YY4 - i {i ViFR.~; . r ` :IFN rd ~ ~Wla vV 4t4i1. .: ~ IM8 ' ~ ffiM, rt~iYl1ANN~iY.AL1iM~ ifl~ t ' te " 'Bf~°Y 11HT dxF11r6 MVNtae~ 4 P - . .. i "a S .a i u a A _'__~~li 4 ~ Y,.. ~ ~~ t l rr ~ ~ V ' .~ ~ ~ ' ' ~J m f 5 3 P h R ~I ~9 ! t~ ;i J . ++ 1, M I K ~ • ' `rt . ~l :~ ~l b4 r b4 A ~x,•,~-~~. .p, 1 1 1?'~~1 "il.]T ~ ~.. ~~ __... _.__-._._ -. .~a ~ . N 1 ~ RIp6 i~ ~ ; ~ _ -. ~,~ .... L~-' i -__~-° ---------~ -- ~____. Park~ng/L~ading Level 2 (Lower Level) / rye n~ ~ ~ :wd • LoadinO and D~eliverv detail: The Town of Vai! regulations provide a series of formulas to determine the overall loading berth requirement for a redevelopment project. The regulations also contain a series. of reduction credits for mixed use projects such as the Core Site. The maximum number of loading berths rewired of any mixed-use project in the Town of~ Vail is five loading berths. Vail Resorts Development Company is providing a total of $ loading berths, five of which are required by the development on the site. The excess capacity of the loading facility is being, provided for public access as part of the overall public improvement pac9cage for the Lionshead projects. A corridor and service elevator is also being provided to allow goods to he delivered directly into the heart of Lionshead in the north retail mall area. • Vail Resorts -The Rede4~elopment of Lionshead 14 • Emtrlovee Hcrtt:;in>:: Below is a detailed analysis of t17e net increase in en~plc~yee housing impacts of the Core Site. The calculation is based on the Town's general mt<thodology for determining employee impacts. The formula uses the 15% multiplier since the project is being de~.eloped within tyre density requirements of the Lionshead Mixed Usc 1 zone district as consistently used by the To«•n. Employee housing requirements of all redevelopment sites {%ncluding the front Door) are being nret ~vitlrin the building proposed on the 1~'orth Day Lot. New Development RetaiUSenice Commercial Skier Services Meeting Roams Lodging Multi-Family Unsts Total Exiling Development - Sunbird and Gondola 1Retaill5ervice Comrnerr.ial ~ Skier Services (part ¢~f office) Spa RestaurantJLoungeltCitchen Professionall0ffice Meeting Rooms I Lodgi ng Multi-f=amity Unets ~ Total SQ.FT. -or- ~ UMTS FORMULA 22,1flfl 0.0050 3,545 O, p050 4,350 (? 0013 9,770 ~± iaty50 4, 4GL} 0.0010 t31 ~ 1.250fl 79 ~ D.4000 GROSS EMPLOYEES 15 °l° AAULTIPLIER 111 16.58 1 t3 2.66 5 D.82 49 7.33 4 0.67 101 15.19 32 4.74 319.82 47.97 GROSS SQ.FT. -or- UNITS FORMULA EMPLOYEES 15 %MULTIPLIER 9.217 li.~l(15{) 46 ' 6.91 t) ui.i50 _ - ti.0013 - - 23,263 0 005fl 116 17.45 18,939 t).U050 95 14.20 t").0010 - - 0.4000 - - 257.10 3a.ss • Vail Resorts-The Kctl«~lopmcnt ofI.ionshead lS . B. West Day I,at The West Day Lot is located within an area identified by the 'Lionshead Redevelopment Master Rlan for resort Vodging and residentallmixed use development. '1=his site is being redeveloped as a logical extension of the existing Marriott Motel with lodging and residential uses at a scale that mirrors that of the existing neighborhood. This development project includes both the West Day i.ot and Marriott properties as one overall project site. '['he Master Flan identified this neighborhood as a more quiet residential area providing the greatest opportunity to expand the Town's bed base. E3elow are the north and south elevations of the new hotel facility. • ,'+311; M a ~._ t , ;.a r u _ .i, u. .. .,.. ._ Hate! t3uilding North and South };levations Vail Etesorts -The Red~welupment cat I.ianshe,~d .. ~~ ~ l(~ a+>d~ ~wa..~rr 1. Existing Conditions The project site is currently devclopcd with the Marriott Hotel, an open air parking structure which serves the Marriott Hotel, and an unpaved surface employee parking lot with a capacity at` 160 parking spaces. The site has been re-graded aver the years creating man-made berms and slopes. The Marriott I Iotel currently contains 31 G newly renovated hotel rooms, 16 dwelling units, a 4,SQ0 sq. ft. restaurant, and meeting roams. Site improvements include tennis courts and a swimming pool. 2. Overview of Project • Design Concept The redevelopment, of the West Day Lot builds upon the success of the newly rtdevelaped Marriott Hotel (316 hotel rooms and 16 condominiums} by proposing a new hotel atad residential development on the remainder of the site. The project provides a transition from the high density lodging facilities along West Lianshead Circle to a low- rise and [ow density duplex style development along Gore Creek, as suggested in the Lianshead Redevelopment Master Plan. 'This transition is important due to the low density residential uses that exist an the south side at'Gore Creek. Below are elevations of the law density residential structures proposed along the Gore Creak side of the site. The project includes attention to the design guidelines including the provision of stepbacks and the transition of wall planes and materials as directed by the Lianshead destgn gutdelines. The proposed plan Implements many other goals of the Master Plan including concealing parking in subsurface structures, developing residential and lodging uses in this area of Lianshead, developing pedestrian connections to the care of Lianshead, and meeting all of the design standards and guidelines. - J ~,... r. :. .,` i ~ r 1r. ~_ ~' yam''" ~: '1 ~ ~ . ~. F ".. ~ ~.~. ~.L~ ~~~.y IIti ~t ~. ~ ~ ti ' I Y - ~, • Gore Creek Residences Vail Resclrts -The Redeveleprnent ~f Liu~tsllead l7 • Project C°ornpc~nents The new hotel building includes 9G hotels rooms {44 are hotel lock-offs), l 13 dwelling units, meeting roams, a restaurant, hotel fitness areas, and. subsurface parking to serve both tl~e new development and a portion of the Ma~iott's parking requirements. Additionally, there is aloes-density residential development on the south side of the site containing 12 dwelling units in twa-family structures. These l~orucs are accessed via a subsurface parking area cannccting to West Forest Road_ 7.aning Text ~.tnendmct~t The I.ionsllead Mixed Usc 1 zone district flocs not last single-family or two-famii_y~ resiclential stntctures as a pcrrnittcd ar conditional use. At the time this zone district was drafted, there vas not much thought given !c7 these ]ow density use as there did trot seem to be a logical location in the Liot7sliead area tc7 allow such low-density residential uses. 'C`hrough careful planning of the West Clay C..ot Vail Resorts discovered that low-density residential uses would be advantageous to create a trstnsition fratY~ mare it~tcnsive lodging uses to tl~te law-density residential neigltborliaods adjacent to the site. TherefE~re, Vail Resort's is proposing a text amendtnctit to the Lionshead Mixed Use 1 zone district to allot~~ single-family and twa-family residential structures as a conditional use. "I~his ametZdment will allow the proposed Gorc Crock Residences to be approved by the Planning and Environmental Commission subject to the conditional use criteria found iti theLonit7g Regulations. The approval criteria r,vould allow the PEC to distinguish beri~•een appropriate and inappropriate locations for single-family and twa-family uses within Lionshead. • Vail ]resorts -The Redeveloltmcnt pf L.ionshead 18 ~ ~ .`- 4, l ' "~-.. _- .~ = ~~~ t~~ _ ~___ i , e ~ `til ~ 17 . /F' I ~~ f ~ y ~~~ ~~ j,7 ,~ r~ .-+.~~ j,, LL~ i ~~ ~- ~ ;~`_ ~' ~ -. _ ti'r _ ~+'t` - ~ "~- _ - •- ~=Y - _ _ -_ ~ ~, ._ - `' • y • i ~ y 5 ~~ ~~ .. ~i II 4~ 1 ~;~. t { _. !y i~ ' 1 ~ '~, ~ _ ~'' , \~ Y F ti ,~~ 7 /~~r 1 ` ~ a~ ,~\ 4 i y • ~~ • 3. Zoning Analysis Below is a sumpt~~ry and analysis of'I'own of Vail developrncnt standards and regulations. Surnmarv Table: Zoning: Lot Area: Sta~tdarrl Det~sity, AU's GRFA RetaillRestaurant Ares Building Ht. Site Coverage Landscape Area Setbacks Stream Setback Parking Loading Lionshead Mixcyd t1~;e 1 7.741 acres or 337,1 ~)7 sq. ft. Allowed/Eteauired 270 DUs (35iacre} unlimited 542,992 sq. P. {250°,~°} i urilitnitcd 71 "average 82.5' maxirnurn 236,037 sq. 1~. (70''0} 67,439 sq. ft, {20"%) min 10' or per Master Plan 50' 470 spaces 5 berths (wfMarriott} Vaii Resorts -The Redevelopment of Lionshead Proposed 125 UUs (16lacre) 46 (+44 hotel lock-offs;) 362,179 sq. t~. (10~%) 2,500 tiq. f't. 70' average 50.5' maximutn t"39,70(1 sq. #t. {42%°) 97,037 sq. ft. (29%) Refer to development plan 100' + 520 spaces b berths (wlMarriott) - - 2t)~ 1'arkint~ Detail: F3elov,1 is a detailed analysis of the parking requirement for the West Day Lot/Marriott Site. Please note that ne:t areas were used Where applicable to calculate tl~e appropriate parking requirenxent. Below arty boor plans of the; three; levels of parking provided on the site. ~J 'WFJL llotcl f .cx7~3, sminium C:r~its I t~ 1 ~ 1''crtrhaittsc l~nits - - 2r> _ ~! [e~tel hlcctintr R~xntrs 3,i)$11 ~ E [otcl Restaur;u7t,r liar _ 2.5C1U ~I I<>u~1 Brasil (I lurcl lnhbp s9lianj __ _ 3C}{} Sub total 1 l.l';ti ~rlAl'il I lti(' (;r('S_IIt ~ l'Ks-[3[_. Total I~larriott I i:rmcl~ymsnnun linlt lb 111utcl Rnnsnti '711 -. Il fUtr:l iti{Ct'tlil,k; I{i N. itl7~ I.),-'.;S'~ . ~l(ertr•l licaaursurt,~l3ar ~ 3,51111 ~[ Intrl lictnil _ ~ 4.3~i1t Sub total l.r.~~s ~fiatrcl Cllr (~rc'c1ir~ ~1larriorr T'tiral - Gore (;reek Resitlences I h~s•Ilin~ C'rsil~ 12 Sub total ~ Lcss \li~~d C!sc {;rcclit Gnre Creek Rc~idcnt'es T~,rai Overall Parkin Rectuiremcnt Uses ~ [jnif (founts I'arkirz,a Ratios ~ !'arkirt~ Required 1.-T sp.r'uni[ 1.-{ sp.!unlt C}.7 sta.l~unit 1 ~~./330 sf. 1 .n. j?5o ~f. 2.3 sn.i'loCSO sE. -13.50°'0 1.•4 j,.,/unit fl. i s~,./unir 1 ~P.133i1 ~k. a ,,,.,,^Sr~,t. ?-3 .n-~ 1 {10CI ~ t. -12.50°~~ 1 .-F .n.,"unit -12.50>"`0 l ]'. 9 1 {} ?~. ~' ? 7 . 1 1 fi.. Z.1 The proposed development plans include a total. of 52tj parking spaces. There are ~(} parking spaces in excess of the Tow°n's recluuirel~ient for the uses on this site. However, 37 of these excess spaces are located in the Vore Crock Residences al7d are not fungible '.with the other WDL development. Parking is provided on the site as indicated below: West Dav Lot Hotel Structure: 405 spaces C;r~rc Creek Residences: _54 spaces '~'1arriott llotcl: G1 spaces • Vail Resnrls "[~~te llcdc~vclc~~tzlenr of Liunshead 2~ • I .. ----- -.~. 111 ~~ o s f; '' ' 1 ~ 'S ,ry = ... ,; C~°.. ~ ~~ ~ is '~` v ~~`` , v; /, l lY~, Ir ~. 1 , . i ~.. I .. ~.. jl d r y~~ ~ ~ 4 ~ ! ! - o !., a`` ' ~ /~"~-~j m / _ ~ ~ 5 u", ___ ~ / ~.,. i I~ ~~.n j r `~~ ~°. ,. /, °~ - ' / / . ~ u ~. / /. "~ .an w: u _n *~~ ~rr u vY 1tZt~ t~.1rJ~:,Yt€.\ ~'~~.. 1.` r r 1{11 K1.11 EE` s a _ ~ ~<~. I .~ I \, . `+. i~ ... „ ~~ ~, ~1+:~ ~ t~A ~,~ \4 ..• lr.l. 1.~4 Vail Resorts The Ftzdevelrapmcnt of°Lionshead "~t) 1~.1~p~:Af~~.~T PI..1\ r I~ ~ a.a ~ k' 1:1 1.U? Wrist i?ay Lot - Ra :L~ ~, Levels lr ~'w ~.~r~ ti Y - I .,,,., _ .. ., _. ;~:'-- -,~ ,;~ -~ lid ,~ .. , ~. rry~ IaTfi.1i1:11L\l'I'1..1i ~.z~+•.I~ V4 t I'r ~ ~~ 1 ., f West Day Lot - [Jpper Level Parking and Loading Loading and Delivery Lletail: The Town of Vail regulations provide a series of formulas to determine the overall loading berth requirement tar a redevelopment project. The regulations also contain a series of reduction credits for mixed use projects such as the West Day Lot,'Marriott Site. `[`he maximum number of loading bays required of any mixed-use project in the Town of Vail is Live loading berths.. Vaii Resorts Develaprnent Company is providing a total afG loading berths at various locations on the sate. Two new loading berths are located below the new hotel building, in addition to the 4 berths located at the Marriott hazel. • Vail Resorts -The Redevelonn~~nt of I.ionshead 23 Cniplavcc HousirlL~: Belaw is a detailed ataalysis of the net increase in employee hauling impacts of the proposed West Day Crot recier,~elapment. Tyre calcl_ilation is based on the 'Town's genera] methodal©gy fQr determining emplayt;e impacts. The farmula uses the 1 ~"-o multiplier since the project is being de~~eloped t~~ithin the density requirctncnts of the Liansheaci Mixed Usc i zone district as consistently used by the Town. Employee housing requirements of all redevelopment sites {including the Front Door) are Being met within tlae building proposed an the Narth Day Lat. r 1L West Day Lot C,R455 SQ.FT. -or UNITS FORMULA EMPLOYEES 1~ % MUL pa 6,500 0.0013 8 estaurantlLoungeli4itchen 2,500 0.0050 13 eeting Rooms 3,D80 0.0010 3 odging - 9D 0.2500 23 ulti-Family Units I 124 0.4000 50 S R M M .TIPLIER 1.22 1.88 0.4fi 3.3$ 7.44 Vail Kesorts -The Redevelopment of Lionshead Z4 • • 2 ~WE5T ELEVA7ICNV ., ~' a~ -- _" ~- a i ~'cst and North Elevations • C. tiorth Day Lot The North I)ay Lot is an important parcel in the overall redevelopment of Lionshead. This parcel was identified in the Lionshead Redevelopment Master Plan as a preferred location for al~fice uses, employee housing, and the Town's transit center. Vail Resorts has been working closely with Town staff to develop a plan that will allow the Town to develop its transit center on the ground level of the site and allow Vail Resorts to productively use the site above and below the ground floor. The two images below are the west and north elevations of the building showing the high level of architectural detail provided on this housing and office building. Vail Resorts -'The Recirvelopment of L.ionshead ~~ ~1~ . .st- _..~ 1. Existing Conditions The existing site is developed with IUS surface parking spaces accessed from West Lionsliead Circle. These spaces are uscci by Vail Resorts entployecs. There are several additional parking spaces that are lEtilizcd far guest arri4'al and drop-cuff by the Landmark Condominiums under an agreerncnt ~tirith Vail Resorts. The site contains very little in the way of vegetation or landscaping. 2. Chletview of Project The proposed plan for the North Uay Lot includes 144 employee beds in 3fi ctnployec housing units (four-bedraotnj and approxitnatcly ib,243 sq. ft. (grossy of office space in a G story_ building. The ground level of the building includes l l parking spaces for building visitors and the office component with the remainder of this level reserved for other transit center uses. Additional parking (K4 spaces) is located in asub-surface parking structure below the building and transit center. The second, third, and fourth floors of the building contain the 14=1 employed beds. The fifth. and sixth floors are occupied by the office use;; relocated from the existing Gondola 13uilciing (Core Site). "fhe building is broken into two major ~-~crtical portions. Ot~e-half of'ilte building is a 4- story structure witi~ a sloping roof and the otl~ter half is a fi-story structure with a sloping roof'. The west half of the buiiding reads as a ~-story building from the South Frontage Road due to the change in grades on the site. The proposed building complies with the building I~teight limitation of the I_ionshead Mixed Use I zone district as tivell as the building step-back requirements and LiotyShead design guidelines. There are hvo variances being requested as part of the North Day Lot cic.vcloptticnt. A setback variance is required along the common property line between the Vail Rcsarts parcel and the To«,n owned land along a portion of north property line (TC}V parcel containing the pedestrian bridge stairs anal ramp). Tl}c request would allow portions of the building tc> have a zero setback ~,vlterc the zoning indicates I()' should he provided. This variance is necessary due to the transit center design on the growul level of the building and its impact on traffic circulation on the site. The second variance being requested is to allow a privacy oval) to be constructed between the "T'own's transit center and the Landmark Condominiums. The r~valls are proposed at approximately 8' in height, where the code limits such 4valls to 6' in height. The wall height has been requested by the Landmark Condominiutrts in order to reduce noise and prevent trespass resulting from the development of the transit center. Vail Resorts -The Rede~°elopNnent of Lionshead 26 • x • r ~ ~EA -T EIEVAT7f3N L~ .L . • Vail Resorts -The Redevelopment of Lionst7e~ad East and 5nuth Elevations 27 3. Zoning Analysis Below is a summary and analysis of Town of Vail development standards and regulations. Summary Table: Zoning: Lionshead Mixed Use 1 Lot Area: 1.09 acres or 47,480 sq. f't. ( I Standard Allowed/lteauired Density 313 DUs {35/acre) GRFA 1 I8,700 sq. ft. {25©°f° Office Arca unlimited Building Height 7I' average Site Coverage Landscape Area Setbacks Parking Loading .35 acres with ~'OV parcel) Proposed 0 DUs (!acre} (all are EHUs) - 34,000 sq. ft. (?2%) 16,243 sq, ft. (gross) b5.4' average 82.5' maximum 33,236 sq. ft. (70°fo) 9,496 5q. ft. (20%) I0' or per Master Plan 85 spaces I berth Went of Lionshead 77' maximum 17,645 sq. ft. {37%) 9,609.67 sq. fl. (20.2%) Refer to development plan 95 spaces 1 berth 29 • Parking Detail: Below is a detailed analysis of the parking requirement for the North Day Lot.. Please note that net areas ~~~ere used where applicable to calculate the appropriate parking requirerncnt. The graphic below is the parking garage #~oor plan showing the location of the proposed parking for this structure. Uses Ylsrit Counts/Sq. Ft. T'arkir~#; Ratios I Farkin~ Regtxrect North Da~> Lot _ I 1~n~ployce Hnusin~; Units 3G 1.~t sp,/uiut I 50.0 fficcs ~3e~s meeting roarns) 12,519 ~ 7 sp / t 0©0 yf ~ 33.80 DL Parkin Total ... . The proposed development plans include a total of 95 parking spaces. Parking is provided on the site as indicated below: Surface: I1 spaces Garage: 84 spaces • l . - -' _ ~ - ~ r ~ _,Y -- ~~ .:. ~. ~ -s'Y~ ~~ % w.. ~ ' v _.. ~ .. - --- ~ ~ ym a i ' ~ ~ G 4 ' ll-I~ f y ' -' ' N a ... _- ..L. .__ ~~ 4_ ~ r - i. _i ~ _ .. .. 4 .. _ :- ; - ~ _ _ _~'T ~ ~`il _ ~ L ~1i- T' _`ilJ' ~'~'~"'. ,'~..~_ T w - ~ K M ~w - . .. .. .. .. _. ~ .-__ _ _~-TLY~- _ . if ... ._ _ _ II i _. ~ 1 T i y . f a-+~r--k Y ~~ r f .~ ~-~ ~]~]~]jjj f i I ~ I ~'1' ~• II . 1 ~ 1 K. i . ., N M {__- ' r Q: ~'_ , -_ M] .._ _ __ A ~ ! j ~ a ~~ I- North Day Lot -Parking Garage • Vail Resorts - Tlye Redevelopment of Lianshead 3t} Laadn~ and Delivery Detail: The proposed facility is a mixed use facility with employee housing and office uses. According to the Town's loading requirements amultiple-family use would generate the need 1'or one loading berth and an office use would generate the need for one loading berth i f taken alone as independent uses. Since this is a mixed-use building the Town Code allows a reduction in loading berths to one loading berth for the overall project. One loading berth has been provided on-site. Em~lovec Housing: Belotiv is a detailed analysis of the net increase in employee housing impacts of the proposed Nort}a Day Lot redevelopment. The calculation is based on the Town's general methodology for determining employee impacts. The formula uses the 15% multiplier since the project is being developed within the density requirements of the Lianshead Mixed Use I zone district as consistently used by the Town. Employee housing requirements of all redevelopment sites (including the Front Daar) are being met within tlic building proposed on the North Day Lot. • • SQ.FT. -ar-~ UNITS I FORMULA ~ProfessionallUffices 12,519 ~ 0.0050 Lodging - I p.25QC} Multi-Family Units - 0.4t3i}0 Total Employee E3ed Requirement ,` Vail Resorts -- Tlie Rede~~elopment cif Lionshead GR055 EMPLOYEES 75%MULTIPLIER 83 S. 39 31 D. Tennis C©urt Site The existing teru~%s courts site located along Forest Road is one of the least intensive components of the proposed Vail Resorts redevelap-nent projects. Vail Resorts is proposing to subdivide this 2.529-acre site into four residential lots accessed by a short private road and cul-de-sac. While the overall development of this site is relatively minor in the scope of the overall redevelopment submittals, it is a key to the funding of many public and private components of the larger redevelopment effort. At the Town's request we are also proposing that the subdivision include all of the unplatted land owned by Vail Resorts and a parcel owned by the Tawn (Stream Tract) in order to "clean-up" the parcels in this area. Below is a full description of the project and necessary applications. Existing Conditions The site is currently developed with several tennis courts, a recreation path from Forest load to the skier bridge, and pump house anci maintenance facility. The site is in general disrepair and does not receive any recreational activity. The tennis courts have not been iti use for the last five or so years. 2. Overview of Project The proposed plan is to remove the existing uses and relocate the snow-making pump to the Eagle River Water and Sanitation District site. The site is proposed to be developed with four residential lots with lot sizes of approximately 23,(lt}0 sq. ft. to 29,h0a sq. ft. The tats will. contain building envelopes which direct development to specific areas of each site thus preserving areas with mature vegetation. These building envelopes meet or exceed the `Town's setback requirements. The proposed private road provides adequate access for passenger and emergency vehicles. Private easements are provided to allow skier access to the subdivision from the adjoining ski trail. A prc]iminary plat application has been submitted for this project and is included with this report. As part of the redevelopment of the Ternlis Court Site, Vail Resorts is also relocating the snawcat access route that currently travels up West Forest Road from the maintenance yard. A separate application is being submitted to allotiv snowcats to access the Vail Mountain across the Old Tawn Shops site (under redevelopment by the Water District). This new route will eliminate conflicts with residential traffic and will significantly reduce the noise experienced today by West Forest Road residents. • Vail Resorts -'t'he Redcvelo~rnent of Lionshead 32 3. Rezoning Request The property is currently zoned Agriculture and Open Space which allows for single- family homes, recreation areas, and open space. By conditional use, this zone district «~o~ald also allow churches, cemeteries, ski lifts, and employee housing. The land to the east and north. of the subject property is also zoned Agriculture and Open Space and the land to the west and south are zoned Ttiva-Family Primary/Secondary Residential (PS). The PS zone district allows single-family and two-family structures an lots of 15,D~fl sq. ft. or greater. The proposed application rezones the subject site to PS to be consistent with the adjacent residential properties. The property is currently designated as Ski Base by the Land Use Plan. This land use category includes typical ski base facilities, lodging uses, and residential uses. The land adjacent to the east and north are also designated as Ski Base and the land adjacent to the west and south are designated Low Density Residential (LDR). `1'he proposed rezoning to PS is consistent with the Ski Base designation and the uses on adjacent properties. • Vail Resorts -The Redcvele~~incnt of Lionsheati 33 J ~ ~j - T ~~ ~" t 1~ " . ~ _ 1 ~,, ~6 ~'' 1~ ~A i~'~ r ~. ~ f -;~ ` ,~ ~~ +. x, ~ r ~ ~ ;~ ~~ ~ ! a~ ~ ~ '' ` , ~, w~ ~~ n ~,. -. ~ ~~~h ~ ~~~ - a ~~ '" ~ "*~.. _~{~' y ,. __ - ~- . ~~ `~ * e •~~ j .+Y 10.' W `` ~ M . ~ M.1~ 9. ~ 'y". ~{ ~. ` ~~ d A rd~A~ l,k,.. '~.-~ q.., ~- w., ~' t ~ ~x ~Y V ,~ a., ~~e ~ . ., t _ ¢-~ r ~ ~~ i J f ~,d Q .~.~; { ~ ~,~'~ '~''~' ~ M` :',' f k... ~~'"~ t r~ w ~~~~ 1 _. __ _ _ ~ ~ 4. Zoa~i~~g A~-~alysis Below is a summary and analysis of Town of Vail development standards and regulations. Summarv Tablc tar Tennis Courts Parcel: Farcel Size: 2.529 acres or 110,163.24 sq. fl. Proposed Zoning: Two-Fam ily PrimaryfSecondary Residential Lot ~# Lot Area ~RFA Allowed Sito Coverage Allowed Lot 1 23,167.1 s.f. 5,417.39 s.f. 4,634.78 s.f. Lot 2 25„482.6 s.f. 5,648.26 s.f. 5,096.52 s.f. Lot 3 29,099 s.f: 6,009.90 s.f. 5,819,8(} s.f. Lot 4 25,047 s.f, 5,604.7 s_f. 5,009.4 s_f. Frontage; Each lot has the minimum frontage {30' rninimumj required on a private road. 13uildin~ Enveloncs; • Each Iot contains. a building envelope to further direct development on each site. Envelope linos will be treated as setb7ck lines for the purpose of the Town's Zoning Regulations. • `Jail Resorts - "t'i~e Reeleveli~p~ncn# of Lionshead 35 • III. N[} NET LOSS OF PARKING A. Master Plan P[-]iey A ground-rule was established during the master planning process for Lionshead that states that there will be no net loss of parking (public or private} in the Lionshead redevelopment area. That means that as properties are redeveloped or vacant properties are developed parking must be provided to serve the proposed uses and that employee parking located in Lionshead {the West Day Lat and the North Day Lot) must be replaced if displaced by new development. Section 3.9 "Parking" of the Master Plan provides an "assessment of existing parking conditions." That section goes on to identify the North Day Lot and the West Day Lot as existing etxtployee parking areas containing l QS and 1 f 0 parking spaces, respectively. B. Vail Resorts Parking Plan The parking plans 1'ar all ol'the proposed redevelopment sites address two issues: parking required for the new or redeveloped use and parking displaced from the North Day Lot and the West Day Lot. All proposed development projects {i.e., the North Day Lot, the Core Site, the West Day Lot, and the Tennis Court Sitej provide all of the parking required for the uses proposed. • • Displaced employee parking may be accommodated in the following ways and on the following sites: as surface parking locate- d on the Maintenance Center/Holy Gross Site or in conjunction with a parking program utilizing fail Resorts property located near the Minturn exit of I-70. A specific employee parking replacement plan and program will be provided by 'Vail Resorts prior to approval of the proposed Lionshead redevelopment projects. Vail Resorts -- The Rede~elo~mer~t of Lionshead 36 IV. PR©JECT PHASING - - - Below is a timeline for the phasing/sequencing of the proposed redevelopment projects. "I'he sequencing of these projects is lcey to the overall success of the projects. Issues such as funding/cash flaw, staging, and commercial disruption are all interrelated and inter-dependant and can. have significant impact upon the ability to constnetct the overall redevelopment projects. Timeline/Sequencing: Tennis Courts Site; West Day Lot (Homes); Core Site; North Day Lot; West Day Lot (Hotel): Antieir}ated Praiect Start Spring of 2004 Fall of 2004 ` Spring of 2005 Fall of 2005 Spring of 2006 Arrticinatcd Proiect Comr}letian Fall of 2004 Winter 2005 ar Spring 2006 Winter 2000 or Spring 2007 Fall of 2()Ofi Winter 20(}7 or Spring 2005 • Vail Resorts - Tl~e Redevelopment cif Lionsl~ead 37 V. PRC7JECT REVIEW CRITERIA _.. _... A. Core Site Below is an analysis of the Town's conditional use permit review criteria required for the proposed meeting rooms, lodging rooms and dtiveiling units on the first floor of a building, retail and restaurant uses on the second floor of a building, and a private ski club. Tho proposed conditional uses meet all of the Town's review eritcria as doeun~tented below: Conditional Use -For location of retail. lode rooms, dwelling units, muting rooms. and skier club: Relt~tionship and impact of the use on development objectives of the Town. t~nall?siS: The proposed uses are port of urz overall coordinated development plan for the core site. All of the proposed uses are consistent tivith those uses atzd activities idenlijied by the Lion.sheczd Recleveloptrzerzt Master Plun.%or the Core Site locution. The plan specifically reconznretzds ca resort hotel t~ith those uses which ore custonzar-y and acccssor•v to the operation of a hotel. ~ldditionully, the master plan specifically recommends retail and restaurant fir'rzctivrzs ii~hich will czet to improve the economic vitalitr1 of the core of Lionshead. Due to the .sloping nature o f the Core Site some of these retail and restaurant functions end up being on the second floor of the building. The proposed Ski Club function, similar to that proposed at the Front Door, will provide a meeting area, loeker.~, atzd re.stroom.ti° for members in a subterranean urea ctf~tlze building. Parkintrfor this use will occur in the .sub-surjac:e parking crreu. This use will help reduce the reliance by the public on the To-vn :s public parking structures by providing an alternative private parking area thus implementing one of the Town :s• goals. The proposed uses and Their locations x•ithin the building are consistent with the Tvtivn'.s development objectives for this area of Lionshead. L~ Vail Resorts The Redevelopment of Lionshead 38 2. The effect of the use an light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. Analusi.s: The proposed uses will have little if any effect on these criteria. Except for the meeting rooms and floe skier club, the other uses are conditional, f<rr locational reasons, meaning that they are normally permitted uses on the property but due to the=ir location in the built-ling they are c:anditional. The prcipcx.secl lncutionr,for retail, restaurants, condominiums, rand lodge raanas will tlzerefar-e have na additional effect on the li.stcd criteria. The meeting rooms are accessary to the haul function and therefore clues »ot generate additional traffic, produce additional permanent population, yr have effect nn the Tvtivn '.s infrastraacture. The skier clash tii~ill generate additional traffic to the site rand therefore create the need far additional parking. Parking for this use has been accommodated in the proposed plans far this zase and the impact of the additional traffic. has been addressed in the traffic report provided. 3. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from t11e street and parking areas. Analysis: The proposed meeting rooms and skier claab are the only uses that rewire a conditional u.se,far non-locational reasons (a. e., all other conditional arses are nc,rmally> pernaatted uses on the property but due to their locution in the building they are conditional). The proposers redevelopment project will improve the traffic circulation trr and fYOm the .site and within the pr~per-ty. All of the required parking unrs lauding for the project i.s located 6elaw grade in a two-level .structure. Access to the sate tames directly from Lionshead Place similar to the existing condition but greatly improved by reducing conflicts with multiple driveways elirrzanated by the proposal and removing surface parking areas. All of the driveways, drive aisles, and loading areas meet the Town's development standards.. The proposed plan .separeates pedestrians and vehicles to the greatest degree possible thus creating safe environment for pedestrians, Driveways and parking areas are either heated ar located underground, therefore snow removal will not he necessary. The proposed plan adequately addresses all of the issues raised by this criterion. • Vail Resorts -The RedevclaP~ncnt of Lionshead 39 4. Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation t© surrounding uses. ~nulvsi.s: The proposed uses and structures are being developed in conformance with the development standards established by zoning. The. proposed arses and structures alsv cvnzply with the directive prravided in the Lionshead Redevelapmenf Master Plan. The proposed us°es will Prravicle needed and caastomary services and crccvnznzodadion.s within the cure c:r~mmercial area of I,ionshecad. The Bulk and .scale o~~°structures are consistent with those envisioned by the Lionshead Reclevelnpnzent Master Plan and the design guidelines adopted therein. The proposed arses are cansisterzt with those uses and sta-uctur-es located an adjacent .sites, as adjacent sites are developed titi~ith retail and lodging uses. • • Vail Resorts -The Redevelopment of Lionshead 40 B. West lay Lot Below is an analysis of the Town's canciitional use permit review criteria required for the proposed meeting rooms, retail and restaurant uses on the second floor of a building, and cadging rooms and dwelling snits on the first floor of a building. The analysis also includes the text amendment to allow single and two-family residential in the Lionshead Nixed Use l zone district. Conditional Use Permits a-- Location of retail, lade units. dwelling units. and meetin4 roams and Conditional Use Permit for the Gare Creek Residences: 1. Relationship and unpaet of the use an develut,„gent objectives of the Town. Analvsis: The prc~po,sed tt.ses are hart of an overall coordinated developnent plan for the West L)av L nt_ All vf'the prvposc?d uses are consistent u-~ith those uses and activities identified 1?v the Lt'onsheacl Redevelopment Master Plan fvr this location. The plan specifzcrtlly~ rectlnatazends hotels and other residential develol~rnent in this area ofLionshead. Additionally, the Muster Plan and zoning r'egttlcrtion.s recogrti.°e the need,for ctt.slontary crud accessory uses x1°ithin a Ivdging .fitcility to serve the occttpu~tts thereof us titi~ell as the general public. Since this building is not located in the pri~rtat~v retail area, there is na negative impact assvciated with lodge rvonts and condvnziniunas on the,first level of the building. The proposed single family residences are being located in an area of the site which is adjacent to Gore Creek and the low density homes directl}~ across the creep. The proposed homes will create a transition or buffer front the more intert.sive uses in Lionshead to the less dense uses• on West Forest Road. The proposed uses and their Incativns u°ithin the building are ean.s%stent with the Town 's development objectives for this area of Lionshead. 2. The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. Analysis: The prvpvsed uses will have little if ~an~~ effect on these criteria. Except for the meeting rooms, the other uses are conditional for loccttionul reasons, meaning that tltev are normally permitted uses on the property ht.tt due tv their location in the building they are cvnditivnal, The prvpv.sed Ivcativrzs fur a restaurant, condominiums, and lodge rooms will therefore have nv effect nn the listed • Vail ttesc~rts - Tlie Redevelopment of Li©nsheaci 41 criteria. The meeting rooms are accessor~~ to the hotel function and therefore do not generate additional traffic, produce additional permanent population,, or have ctf feet on the Town °s irz_,frastr-ucture. T'he ne~ti~ condominiums and Core Creek Residences are intended to serve as vacation units and therefore rrre unlikely to create a permanent population creating the need,for .sc•hcaols, parrs, and other recreational uses for full-time r~E<sdents, while .still being compatilale with a residential environment, Recreational amenities have been provadcad to serve the guests and residents orz~site. 3. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow fr©m the street and parking areas. Ancrlvsis: The proposed redevelopment prgject and proposed conditional uses will improve the traffic circulation to and from the site and i~°itliin the property. rill vf`the regz.rirecl parking and loading for the prUject is located below grcrcle in a two-level ,structure. Access to t}ie site comes drectlvfi~onz Wiest Liorzshead Circle and Forrest Road similar to the existing cvnclition hrrt greatly irnprovc~cl by reducing conflicts and renzovrrzg strrfirc~e parking ar•ecr.s. The loading crrea.s are accessed cllrectly from the 5'otrth 1•rorztage Road into a below grading loading area. All of tJre drivewcr~%.s, drive aisles, and loading areas meet t}ze Town 's develop»zent .strrrzdurds_ T}ze proposed plan s~paratos pedestrians crud vehicles to the greatest degree possible thus creating :safe environment for pedestrians. Driveways and laurking areas are either heated or located trnderground,• therefore snow removal will not be necessa~~_ The proposed plan aderluately addresses ull of the i.sstres rc2i.secl by t}zis criterion. ~. Effect upon the character of the area in which the proposed use; is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. r1 rzuhasi.s: The proposed uses and structures are being developed in conformance with the development standurca!s established by zoning. The proposed uses and structures also comply with the direction provided in the Lionshead Redevelopment Master Plan. The proposed uses wild provide needed acconznzodations within the west end of Lionshead. The hulk and scale of strarctxeres is consistent tivith that envisioned lay tJze Lionshead Redevelopment Master Plan and the design guidelines adopted therein. The prvpossed uses are consistent with those uses crud strt~cttrres located on act acent sites, crs adjacent sites are developed with residential and lodging uses. Vail Resorts -The Redeveloprrrent of Lianshead 42 Text Amendment ~ To allow single and two-family residential uses in the LHl'4~IUI District: 1, The extent to which the text arnendn~ent furthers the general and specihc purposes of the zoning regulations; anti Anah-sis: The prrrposecl amendment to the Lionshead Mixed Use 1 zone district will sped fically jirr•ther the goals ~f~the zoning regulations ley providing an opportunity, for ,site specif c review by the Planning trod Fnvironrnental Corrzrnis.sivn oflow-density residential development within the Lionshead area. This anzerzclrnent allows arz applicant and the Tou=n to cr~nsider low-density r°eside-zticrl development ~•vhere it is otherwise consistent with the f_iorzshead Redevelopment Master Plan, is compatible yr~ith adjacent uses, and does not interfere ti~~itlz rhea economic vitality of the Lionshead area. The proposed text amendment wvill promote coordinated and harmonious development tit=ithin the Town to conserve and maintain cnrrznzunity qualities and valuE:s, ensure safe and efficient pedestrian and vehicarlcrr° tr°affic, and prrzvide jot the safety and general welfurE? of the comrnzrnit}~. . 2. The extent tc~ which the text amendment ~vauld better implement and better achieve the applicable elements of the adapted goals, objectives, and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and Anulvss: The proposed text amendment Quill allow single funnily and two-family development to be considered by the Planning and L'nvironnrental Camnai.ssion within the Liorz.shead Mired Use l zone district as a conditional use_ While low- density residential development is not a desirable arse in many areas of Lionshead them are certain areas where it helps to create transition and compatibility with adjacent uses, as in the case with the West Day Lot. The proposed text amendment will better implement the goals and objectives of the Town by alloyving the opportunity,for the Planning and L'nvironmental Commission to consider lore-density residential development in logical areas that promote compatibilit}~ rather that u titi~holesale prohibition of the use. Vail Resorts -The Redevelopment of Lionshead 43 3. The extent to which die text amendment demonstrates how conditions have substantially changed since the adoption of the subject regulation and how the existing regulation is no longer appropnate or is inapplicable; and ,~ ncrl vsis: The pruprased text anaendrnent i.s necess•czry to carrE:ct a wholesale prnlrilrition of a rr.se that has merit in the Lionshead Mixed Use 1 zone district. Cnnditirrns have nrrt raeces.sarily changed ,since the adoptir~n of the regulation, lout rather it has l~ec>n r•ecngnized that there naay have been an oversight r~f'wlaere such cz acse rrtight lie useful crud carrtpatible in the redevelapnaent of Lionshead. 4. The extent to which the text amendment prowides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives; ~lrarrlt~°.si.s: The prvpr~sed anrendrtaent tv the Lionshead Mired Use 1 zone district will sped/icall ~~. further the goals of the zoning r'egulatians vy providing an apportt.znit}~ Jvr s°ite speci~c reviek~~ by tlaE: Planning artd Ertvirrrrtmental C'rlrnnti,ssinra of 1o~1~-density resiclenticrl rlevelQpntent within the L icrn.sheud area. This anaendnaent allrrw.s an applicant and the ToL1~n to consider latir-den.sih- residential development where it r`s othern~is•e consistent titi~ith the Lionshead Redevelnpntent Master Plan, is eompatihle w°ith adjacent us~Js, rzrtd does not interfere ti~~ith the econ©mic vitality vf~the Lionshead urea. The proposed text anzertdnterzt will promote coordinated and harmcrnicrus develr~prnent within the Town to cvnsc~rve and maintain conarrtt,rnity qualities and values, ensure safe and c_f~cient pedestrian and vehicular traffic, and provide fr~r the sufet_y and general wvelfrzre of the cmm~arrnity. • Vai] Resorts -The Redevelopment of Lionshead 44 C. North Day Lot Below is an analysis of the Town's conditional use permit review criteria required for the proposed office users within the building. Additionally, the criteria for a variance to ailo~v a zero setback and privacy walls in excess of six feet in height are addressed in this section. Conditional Use -For pronosed office use: l , Relationship and impact of the use on development objectives of the Town.. Analysis: The Lionshead Redevelopment Master Ylan specifically states that this site should be a priority.for locatitzg nffic~e arsc,s. The Plantzing and L'nvironmental Conzrnission .specifically added a stcatc~ment in the plan to etzcoarra~7e office use tivithin Lintzslzead to fi.rrther rtrtprove the economic vitality oj-ihe area. Therefore, the proposed a.r.se i,s consistent Leith trite development ohjective,s of the Town. 2. The effect of the use on light anti air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. Analysis: The proposed ~ffic~e arse La-ill have little impact on the issues raised by this criterion. The proposed uses LL~ill not create a population heaving an impact upon schools, parrs, or recreational ,{acilitie,s as the office arse replaces the existing office arse on the Core ,Site. The proposed use will he accessed from West Lionshead Circle atzd parking will be provided in a heloLV grave parking .structure. The proposed building is to be constructed within the height and hulk restrictions of the Lionshead Mixed Use 1 zone district and therefore adequate light and air is pravtderl consistent with that envisioned by the zoning regzrlatirrns, 3, Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas. Analvsis.• The proposed redevelopment project and proposed office use will improve the traffic circulation to ancl.from the site and LL~ithin the property. The bulk of the required parking for the prcljeet is located below grade in a tLti~o-level structure. Access to the site comes directly.frvm West Lionshead Circle similar to the existing condition but greatly improved u~y reducing conflicts and removing surface parking ar°ecrs. All of'the driveLVays, drive aisles, and loading areas meet Vail Fzesnrts -The Redevelopment of L:i©i~shead 45 the Town :s development standards. The proposed plan .separates pedestrians and velzieles to the greatest degree possible thus creating safe envirrrnment for pedc.striarzs_ The proposed plan adequately addresses all af~the is.szres raised by this c°ritc~rion. 4. Effect upon the character of the area in which the proposed use is to be located, including the scale and hulk of the proposed use in relation to surrounding uses. Analvsis: The proposed offtce use and strrtcture are bc5ing developed in coef~~rrrzance ti4~ith the development standards estcrhli.shed by zoning. The proposed use and structure also complies with the direction prvvirled in the Livnshead Redevelopment Master Plan. The proposed building ti~ill provide necessary offace .ypace•firr the operative of Vail ,Resorts operations. The hulk anel.sccale ol" .ti7rzrctztre is consistent tivith that envisioned by the I_ivnshead Redevelopment Master flan and the desigzz guidelines adopted therein. The proposed rtffice zcse is consistent with those uses and structures located an adjacent .sites. Variances - Fir setback from TOV parcel and wall height: 1. The relationship of the requested variance to other existing or potential uses and structures r`n the vicinity. Analvsis: The proposed setback variance is created in large part by the To~vzz 's transit center functions and the odd shape of'tlte parcel. The variance is being requested adjacent to Tawn land being utilized as part of the development project far the transit junction. The Town land dons eat contain buildings. The Town parcel is essentially an extension of the CDC~T right-r~f~~vay a portion vf'which contains the pedestrian bridge stairs and bike path. The proposed setback variance i.s consistent with other uses and structures in the vicinity. The -val! height variance is directly related to the Tvwn 's proposed transit center. The wall will provide a physical, visual, and noise barrier to the Landmark Condominiums. The wall hr,=fight. variance is being made at the request of the neighboring properties as a direct resztlt of the transit center use. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. Vail Resozts -The Redevelopment of Lonshead 46 Analysis: Since both crf the variances being requested are the result raf a compelling public purpose, there is no grant of special privilege. No other property in L'ad has the rrnigtre set of transportation related rr,ses anct the irrrpacts c°recrted by larch a use. The proposed cases are consistent with and promoted by the I_ionshead Redevelopment Master plan. No other reasonable design solutions exi,st_ ~. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public; safety. ~rzalvsis: The proposed variances will allow more light and air to the residential properties located to the ,sorrth of the sire (tfue to moving the building as,fcrr to the north as• po.s.sihle) and allows the To~ti•n to improve tlae transportation fcrc•ilitie.s in the Lionshead area, The variances will prrrmote the creation of •a ,safe and well hu~fered development and transit center c~onsi.stent with muraicipul objectives- The proposed project will have little, if~ufzy, impact on the crbovc listed criteria- • Vail Resorts -The Redevelapanent of Lionshead ~7 E. Tennis Court Site Below is an analysis of the criteria required #'or the proposed rezoning request and subdivision proposal. Re-zoning - Agriculture and Ouen Snace to Two-Family Primary/Secondary Residential 1. The extent to which the zone district amendment is consistent with all the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and Analysis: The proposed rezoning and prvposed u,se cif the land implements many of the policies identified in the Land Use Plan. Specifically, the proposed rezoning dtrects development to arr infill area ira the Tau>rz, is lac'ated in an area free of environmental lraLara`,s as defined by the Tcnvn Cade, and i.s ct Iagicrtl extension of an adjacent zone district. The proposed rezoning and lrrrrpo.sed suhclivision are consistent and corrrpatible with the Vail Comprehensive Plun and the Town's development objectives. 2. The extent to which the zone district amendment is suitable with the existing and potential land uses on the site and existing and potential surrounding land uses as set out in the town's adopted planning documents; and Analysis: The proposed rezoning extends an existing zone district (Tina-Family Primary/Secondary Residential) to include the subject parcel. The existing land uses in this neighborhood are twafamilyand single family residential and therefore the proposed rezoning will continace the established land u.se pattern in the area. The proposed coning and rE.siderztial use of the property is c•an,sistent with the existing and potential uses in the circa and i.s con.si.sterzt with the Vail Land Use Plan. 3. The extent to which the zone district amendment presents a harmonious, convenient, workable relationship among land uses consistent with municipal development objectives; and Analysis: The proposed rezoning is consistent with the existing and proposed use of the property (single family residential}. The type and character oj~the development is similar to that of the crc:ljcieE:nt rE:sr'clential properties therefr~re presenting a • V~i1 Resorts -The Redevelopment of Lionshead 48 harnzoniorts relationship among these adjacent uses. The proposed uses present a harrraaniatts, convenient, and w°orkahle relationship with land uses in the area cona•zstent tivitlz the exz.strng and proposed use of the property. 4. The extent to which the zone district amendment provides for the growth of an orderly viable community and does not constitute spot zoning as the amendment serves the best interests ofthe cammtmity as a whale; and .~nalv.si.s: The proposed rezoning i.s art extension of un existing zarze di.stric•t which covers many acres a/`land and therefore does Trot canstitcrte sprat .zoning. Thc~ proposed rezoning and sulaclivi.4°inn prati°ide for the devc~lopnzent of art orderly vicrhle community. 5. The extent to which the zone district amendment results in adverse or beneficial impacts on the natural environment, including, but not limited ta, water quality, air quality, noise, vegetation, riparian corridors, hillsides and other desirable natural features; and Analysis: Given the clevelaped nature of'tlze property and the findings af`the Erzvirnnnrental Impact Report, the proposed project -ti>ill not result in adverse impacts to the envirnnrnent irzeli~dng 11>ater giiulity, air quality, noise, vegetation, riparian corridar.s, 1ri11sicles, or other natiiral.features. Thepraject will result in laeneficicil impacts rescrlting from properly desagnc~c~s•tructures, drainage fiicilities, arzd additional +>e~retatiarz lacing added to the .site. b. The extent to which the zone district amendment is consistent with the purpose statement of the proposed zone district; and Anal4sis: The Twa-Fcznzily Primary/Secondary Lone District is proposed for the strbjec~t prapertk~. 7lie proposed zone district i,s consistent with the intended purpose cif that zone district. The proposed u.se of the property is four single or two family residential homes. All of the proposed uses are listed in the purpose statement and the list of allowable and conditional uses far the prapased zone district. • Vail Resorts -- The Reder•elc~p~nent ofLionsheasl 49 7. The extent to which the zone district amendment demonstrates how conditions have changed since the zoning designation of the subject property vas adopted and is no longer appropr~atc; and ~ nalvsis: The property has beers utilized~iar tennis courts and sno-vn~aking/maintenance .facilities. The tennis facilities are under utilized which resulted in reduced naairrtenarice,for theseLLfacilities. The existing use of the property is no longer an appreeicated arse and therefore the ota~ner is .seeking to introduce an econorarically vicahle use n•Itich is consistent ~a~itlr the srrrrcaunding uses ira the neighborhood. The proposed residential arse is ar: appropriate and viable arse f or the property consistent tivith adjacent residential properties. Maior Subdivision - Ta create four arimarv/seeon~darv residential lots: The burden of proof shall rest with the applicant to show that the application is in compliance with the intent and purposes of this Chapter, the Zoning Ordinance and other pertinent regulations that the Planning anti Environmental Commission deems applicable. Duce consideration shall be given to the recommendations made by public agencies, utility companies and other agencies consulted under subsection 13-3-3C above. The Planning and Environmental Commission shall review the application and consider its appropriateness in regard to Town policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions ailct other applicable documents, environmental integrity and compatibility with the surrounding land uses and other applicable documents, effects on the aesthetics of the Town.. Anal vsis: The prvpnsed subdivision conrplies with Title i3 arrd Title 12 of the Town code. The prrlposecl u.se acrd densities are consistent with the zoning and land use designations proposed for the site as well and with the existing res%dential develcapntent in the neighborhood. The pr®posal will not have adverse impacts on fire environment as evidenced in the Environmental impact Pepor-t submitted with the appliccrtions fear this site. The proposed lot sizes are consistent and compatible with the residential development patterns in the urea and with the Two-Pamily Primary/Seccandary Residential zone district. ~3evelupntenl within the proposed subdivision will be strbjeet to fire TutM•n 's design guidelines and standards and Thus will ~arorrrute the aesthetics desired by the Town. Refer to the sarbdiviston plat and site dc~velnpment dr°art~irrgs rrr supprart ref the subdivision capplicutiflrr. • Vail Resorts -The Redevelopment of I,ianshead 50 V 1. MASTER FLAN CQNSi1~ERATIC)NS The Town of Vail established. six policy objectives to serve as the framework far the Lionshead Redevelopment Master Flan. The proposed Vail Resorts Development Company redevelopment projects itnplemcnt these policies as indicated below. A. Renewal and Redevelopment The proposed redevelopment projects represent a significant renewal of the Lionshead area. With the removal and rcplaccrnent of the existing Sunbird and Gondola buildings in the heart of Lionshead, there will be a wholesale change in the character of the Lionshead core. The redeveloped sites will provide a warmer more pedestrian scale to the buildings and introduce amenities necessary for running aworld-class resort and ski mountain. All of the sites are being redeveloped to the design standards and qualities presented in the Lionshead Redevelopment Master flan. These projects will help Lionshead achieve a personality and identity of its own. B. Vitality and Amenities All of the proposed projects include components which help to improve the overall vitality of the Lionshead Area. The redevelopment projects include afive-star hotel, meeting room facilities, a public ice rink, improved retail and restaurant facilities, office uses, employee housing, and other amenities that will help attract skiers, shoppers, and resort guests. C. Stranger l~,eonomic Base Through Increased Live Seds The proposed redevelopment projects include two new hotel facilities where none exist today. Both hotel facilities include traditional hotel rooms, hotel locl€-off units, and condominiums. The hotel lock-off units and condominiums are to be included in a rental program through a series of incentives and disincentives offered to condominium owners, thus encouraging the entire facility to be operated as a hotel property. These new lodging products are new beds being introduced into Lionshead as na existing lodging facilities exist an these sites today. The proposed projects will improve the economic base of Lionshead with the new beds and lodging products being created. ll. Improved Access and Circulation The access and circulation within Lionshead is somewhat dysfunctional Pedestrians are constrained by frequent grade changes, dead end streets, and confusing corridors. Vehicular access tends to conflict with all other modes of traffic which adds to the confusion and haphazardness of the Lionshead area. The proposed redevelopment projects create new streets and pedestrian-ways to help improve the overall access for pedestrians, skiers, and shoppers.. Aclciitionally, buildings are being redeveloped at more ofpedestrian scale and with uses that will draw pedestrians through the Lionslead area. Vehicular circulation is improved with the aclclition of below grade parking and loading facilities which helps to separate vehicles and Vaii Resorts -The Redevelopment of Lionshead 5l pedestrians. The redevelopt~nent projects will improve access and circulation for all modes of transportation. E. Improved Infrastructure The proposed redevelopment projects will help to improve the overall physical infrastructure of Lionshead. The projects provide for below grade parking and loading areas thus improving capacity and aesthetics of these functions. Streetscape improvements such as sidewalks, walkways, and new streets are included in the amenities being proposed for the redeveloped sites. Vail Resorts has provided the opportunity for the Town of Vail to provide a transit center on the North Day Lot thus improving the Town's transit capabilities. The proposed improvements will help the Town and Vail Resorts meet the service expectations of guests and residences. F. Creatiti-e Financing for Enhanced Private I'roFts and Public RQVenues Vail Resorts is utilizing a series of financing tools in order to redevelop these properties in Lionshead. Capital is being generated from portions of all of the sites including the Tennis Court Site, the proposed Gore Creck Residences on the West Day Lot, and from the condominium components of the proposed hotels. Without these sources of capital, the redevelopment of Lionshead would not be possible. Vail Re~c~rts -The Redevelc~~ment of Lionshead 52 MEMORANDUM. TO: Planning and Environmental Commission FROM: Community Development Department DATE: September 22, 2003 SUBJECT: A request for a variance from Section 12-i4-17, Setback from Watercourse, Vail Town Cade, to allow far a residential addition in the Gore Greek setback, located at 4444 Streamside Circle !Lot 11, Bighorn 4th Addition. Applicant: Thomas O'Dorisio, represented by Jahn Perkins Planner: Warren Campbell SUMMARY The applicant, Mr. Thomas O'Dorisio, represented by John Perkins of JMP Architects, is requesting a variance from Section 12-14-17 (Setback From Watercourse), Vail Town Code, located at 4444 Strearnside Circle / Lat 11, Bighorn 4th Addition. The variance is requested to allow the applicant to construct additional bulk and mass within the required 50-foot Gore Greek setback. Staff is recommending approval of the requested variance as a physical hardship exists on the property and the granting of the variance will not result in a granting of special privilege to this individual property. It. DESGFt1PTION OF REQUEST The applicant, Mr. Thomas O'Dorisio, represented by John Perkins of JMP Architects, is requesting a variance from Section 12-14-17 Setback From Watercourse), Vail Town Gode. The lot located at 4444 Streamside Circle backs up to Gore Greek and therefore is required by Section 12-14-17 (Setback From Watercoursey to have all structures maintain a 5D-foot minimum setback from the centerline of the creek. A vicinity map is attached for reference (attachment A). The applicant proposes to construct two dormers on the south side of the house above existing vaulted areas of the house. The proposed dormers would not increase the Gross Residential Floor Area of the existing unit as the proposed dormers would remain open to below. Proposed floor plans and elevations are attached for reference (attachment B) Ill. BACI4GROUND • This property was annexed into the Town of Vail by Ordinance 20 of 1974 which became effective on November ~, 1974. The property was zoned Two-Family Residential zone district. • According to the files the existing house was appraved by the Design Review Board on January 7, 1975, and construction was completed in 1977. Staff has researched the legal files and is unable to ascertain how the house was approved in its current location. The duplex structure received zoning approval on April 28, 1975. • On September 3, 1986, the Design Review Board approved a 460 square foot addition. • Qn September $, 19$6, a building permit was issued to construct the 460 square foot addition. • In May 12, 1994, a Duplex Subdivision Plat was approved by the Town of VaiC on Lot 11, Bighorn 4'h Addition. The existing residence, a duplex, was appraved January 7, 1975 and therefore subject to the Town's land development regulations. Staff has reviewed the Town's file and found that the existing residence was approved in is current location. Staff was unable to determine the circumstances behind the location of the structure 15 feet into the Gore Creek setback. Staff has determined that the improvements constructed on the property were lawfully approved. IV. ROLES OF REVIEWING BODIES The PEC is responsible for evaluating a proposal for: Action. The PEC is responsibFe far final appravaUdenial of a variance. The PEC is responsible for evaluating a proposal for: 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectiues of this Title without grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. 4. Such other factors and criteria as the Commission deems applicable to the proposed variance. Design Review Board: Action: The DRB has Np review authority on a variance, but must review any accompanying C3FiB application. Town Council; Actions of aF38 or PEC maybe appealed to the Town Council or by the Town Council. Town Council evaluates whether or riot the PEC or flfl8 erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. Staff: The staff is responsr'ble for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines, Staff provides a staff` memo containing background on the praperfy and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. V. APPLICABLE PLANNING DOCUMENTS Town of Vail Zoniina Code Section 12-14 Supplemental Regulations {in part) 12-14-17: SETBACK FROM WATERCOURSE: Minimum setback from a creek or stream shall be not less than thirty feet {30'} tram the center of the established creek or stream channel as defined by the town comprehensive plan base maps; provided, however, that the setback from Gore Creek shall be fifty feet {50'). Natural creek or stream channels may not be rechanneled or changed. {Ord. 19(1970) § 15: Ord. 8{1973} § 17.$00) Section 12-17 Variances (in part) 12-17-1: PURPOSE: A. Reasons For Seeking Variance: In order to prevent or to lessen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this title as would result from strict or literal interpretation and enforcement, variances from certain regulations may be granted. A practical difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the location of existing structures thereon; from topographic or physical conditions on the site or in the immediate vicinity; or from other physical limitations, street locations or conditions in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason far granting a variance. B. Development Standards Excepted: Variances may be granted only with respect to the development standards prescribed for each district, including lot area and site dimensions, setbacks, distances between buildings, height, density control, building bulk control, site coverage, usable open space, landscaping and site development, and parking and loading requirements; or with respect to the provisions of chapter 11 of this title, governing physical development on a site. C. Use Regulations Not Affected: The power to grant variances does not extend to the use regulations prescribed for each district because the flexibility necessary to avoid results inconsistent with the objectives of this title is provided by chapter 16, "Conditional Use Permits", and by section 12-3-7, "Amendment" of this title. (Ord. $1973} § 19.100} 12-17-'S: PLANNING AND ENVIRONMENTAL COMMISSION ACTION: Within twenty (20) days of the closing of a public hearing on a variance application, the planning and environmental commission shall act on the application. The commission may approve the application as submitted or may approve the application subject to such modifications or conditions as it deems necessary to accomplish the purposes of this title, or the commission may deny the application. A variance may be revocable, may be granted for a limited time period, or may be granted subject to such ether conditions as the commission may prescribe. (Ord. 8(1973} § ~ 9.8QQ) 12-17-6: CRITERIA AND FINDINGS: A. Factors Enumerated: Before acting on a variance application, the planning and environmental commission shall consider the following factors with respect to the requested variance: t .The relationship of the requested variance to ether existing or potential uses and structures in the vicinity. ~. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives a# this title without grant of special privilege. 3. The effect of the requested variance an light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. B. Necessary Findings: The planning and environmental commission shall make the following findings before granting a variance: 1. That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations an ether properties classified in the same district. 2. That the granting of the variance will not be detrimental to the pubfrc health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted far one ar more of the following reasons: a. The strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptional ar extraordinary circumstances or conditions applicable to the site of the variance that do not apply generally to other properties in the same zone. c. The strict or literal interpretation and enfiorcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. {Qrd. 8{1973) § 19.60©} 12-i7-7: PERMIT APPROVAL AND EFFECT: Approval of the variance shall lapse and become void if a building permit is not obtained and construction not commenced and diligently pursued toward completion within two {2} years from when the approval becomes final {Qrd. 48 {1991 } § 2: Qrd. 16{1978) § 5(c)) Vl. S1TE ANALYSIS Addressllegal description: 4444 Streamside CircielLot 11, Bighorn 4th Addition Zoning: Two-Family Residential Land Use Plan Designation: Medium Density Residential Current Land Use: Residential Duplex Develaament Standard Allowed Existing Prooosed Lot Area: 15,000 sq. ft. 22,172 sq. ft. No Change Setbacks: Frant: 20' 20' No Change Sides: 15 15'1100' No Change Rear: 50' Gore Cree k 3d' No Change Building Height: 33' 27' No Change Density: 2 units/acre 2 unitslacre No Change GRFA: 5,317.2 sq. ft. 4,184 sq, ft. No Change Site Coverage: 4,434 sq. ft. {20%} 3,878 sq. ft. X17.5%) Na Change Parking: 5 spaces 5 spaces No Change VII. SURRQUN DING LAND USES AND ZQNING Land Use Zoning North: Residential Residential Cluster and Low Density Multiple Family zone districts South: Residential Two-Family Residential zone district East Residential Two-Family Residential zone district West: Residential Twa-Family Residential zone district VIII. CRITERIA AND FINDINGS ~ A. Consideration of Factors Regarding the Setback Variances: 5 1. fihe relationship of the requested variance to other existing or potential uses and structures in the vicinity. Staff believes that the proposed setback variance request is compatible with and comparable to the surrounding development along Streamside Circle. Many of the existing homes in the vicinity of the applicant's property have Gore Creek setbacks of less than 50 feet such as 4542 Streamside Circle. Due to the shape of the lots and the presence of Gore Creek, several of the homes in the Two-l=amity Residential zone district have front yard setback variances which help to reduce or eliminate encroachments into the 5Cl-foot Gore Creek setback. ©n September 8, 1986, a front yard setback variance was approved far the existing home at 4542 Streamside Circle to allow far an encroachment into the front setback. The staff memorandum makes reference to a redesign of the proposal which initially would have required a stream setback variance and ultimately resulted in a front setback variance request and approval. The existing home at 4542 Streamside Circle encroached into the stream setback approximately 5 feet. Staff believes that the applicant's request for relief from the 50-foot Gore Creek setback requirement will not have any negative impacts an the existing or potential uses and structures in the vicinity of the applicant's lot as the proposed dormers are above existing Gross Residential Fioor Area which encroaches into the 50-foot Gore Creek setback 15 feet since its approval in 1975. 2. fihe degree to which. relief from the strict and literal interpretation and en#orcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. Staff believes that the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district. As stated above, staff was unable to identify any granting of stream setback variances in the Two-Family zone district; however, many properties along Gore Greek encroach into the 50-foot stream setback and variance requests have been granted to other properties which prevent further encraachrnent into the required 5D-foot setback. The strict literal interpretation or enforcement of the 5Q-foot Gore Greek setback would result in a practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title as the location of the proposed dormer additions are above existing Gress Residential Floor Area which currently encroaches into the stream setback. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. Staff does not believe there would be any negative impacts associated with this proposal, i# constructed, on the above-referenced criteria. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. The Planning and Environmental Commission shall make the following findings before granting a variance: That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district. 2. That the granting of the variance wiH not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one ar more of the following reasons: a. The strict literal interpretation or enfiorcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that do not apply generally to other properties in the same zone. c. The strict interpretation or enforcement ofi the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. IX. STAFF RECOMMEIVQATION The Community Development Department recommends approval of the request far a variance from Section 12-14-17 (Setback From Watercourse) to allow for the addition of additional bulk and mass within the required 5[l-foot Gore Creek setback above existing Gross Resides#ial Floor Area currently located in the required setback at 4444 Streamside CirclelLot 11, Bighorn 4t~ Addition. Staff's recommendation of approval is based upon the review of the criteria in Section VIII of this memorandum and the evidence and testimony presented, subject to the following findings: 1. That the granting of the watercourse setback variance will not constitute a grant of special privilege inconsistent with the limitations on other properties in the Two-Family Residential zone district as the applicant is proposing compliance with the applicable elements of the Town's planning documents. 2. That the granting of the watercourse setback variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties ar improvements in the vicinity. 3. That the variance is warranted for the fallowing reason: The strict ar literal interpretation and enforcement of the parking Cot surface and landscape area regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the Two-Family zone district given the amount of hardscape area required on the development site to comply with the applicable planning documents of the Town of Vail. Should the Punning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the following condition: 1. That the applicant is not permitted to perform an interior conversion of this space at a uter date as the dormer additions would not have been constructed prior to August 5, 1997, as required by Section 12-15-4, Interior Conversion, Vail Town Cade. X. ATTACHMENTS A. Vicinity Cufap B. Floor plans and elevations C. Publication Notice g' _ .. - ~} '+d v.a pf ~ ~ I:- •Nr11[1.a.r~-.ll.i na,-.,s~m ~."~r - - e QI ~.aiM65.G~a.~yy. G'~'1 a~9c.+-,~3 . . I _ .. ;7 ., .: ~ `G~8 ~M ry,~a"~.+ ~~.~~ I I! 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J a . - . ~~. i - - .I~ ... .1 v _~ _ -~ - a ~~.~ ~ r * ~ -. r ' F .. {7 mT~Pi ..~ ~+''~ ads 1 ~ _. i ;. ~ ~~ I 1 I ` ~: .n-acre 1 I .yioc r .. ~~ 1 '~' ~ 79a1a I ~'.~ ~ 1 0.m ~ ^ ~ ~~ 1 ~~ i I I g• I I :, I ~ I ~~ ~4LJ ~ -===r "' ~ r a` gus L-.aLr~ ~ / 1 +`. 39GIa 1 ~ .4Vtr II-.LL.e -ta ~sa~a+ 1 1 we L-.¢Lrc 1 ~: ply ~/ '`"" :.~ 4 ~~ z -- '.~~~ air.' 1 I 1 I 1 1 E 1 ___! 7iz~~ia • b#o '~kv d4•d.~'.. ,.-~ ~ ~ ;'.^sr ~o t-4C"lo,;d ~. :.:: -~- ~ ~.' ~~' ~I ~~I 1 ~--- ~i ~ ~ Q S ~~~+ -lam -U-~ ~5 III :~ 1 I ~~~ °~- ra, • ~ ~ _~ 4~- ~ _ - O ~ ~: d !~ ~ ~~ i ~ ~ ~~ ~ ~ L ~ -f~ `~r~~-~~~ '-=~~' Q I SCI, zi ~{ i o ~ r ~ `~ TH1S ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE iS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail will hold a pubiic hearing in accordance with Section 12-3-6 of the Vail Town Code on September 8, 20D3, at 2:{?0 P.M. in the Town of Vail Municipal Building. !n consideration of: A request for a variance from Section 12-14-17, Setback from Wa#ercourse, Vail Town Code, to F,~,, allow for a residential addition in the Gore Creek setback, located at 4444 Streamside Circle l Lot 11, Bighorn 4th Addition, Applicant: Thomas O'Dorisio, represented by John Perkins. Planner: Allison Ochs A request for a recommendation to the Vail Town Council of a proposed amendment to the F4R~ PAR,<t" MANAGEMENT PLAN - An Amendment to the Gerald R. Ford/Donovarr Park Master Plan, to allow for the construction of a public parking facility and structure, a request for a variance from Title 14, Chapter 5, Parking Lot and Parking Structure Design Standards for Ail Uses, to allow for a deviation from the minimum landscape area requirement and to construct an unpaved, gravel parking surface, and a request for a conditional use permit to allow the construction of a pubiic parking facility and structure atop the athletic fields at the Gerald R. Ford Park, located at 580 South Frontage Road Eas#/Ford Park Applicant: Town of Vail, represented by Greg Hall Planner: Warren Campbell A request for a variance from Section 12-6D-10, Landscaping and Site Development, Vai[ Town Code, to allow for the construction of a new primarylsecondary residence, located at 2319 Chamonix Rd. !Lot 9, Block A, Vail Das Schone Filing 1, Applicant: Brian Reske Planner: Allison Ochs A request for a variance from Section 12-6D-6, Setbacks, Vail Town Code, to allow for the modification and enlargement of an existing deck, located at 3120 Booth Falls CourtlLot 7, Block 2, Vail Village 12'h Filing. Applicant: Halide Gazioglu, represented by Sheppard Resources Planner: Matt Gannett A request for review of a minor subdivision, which resubdivides part of Lots L and K, Block 5E, Vail Village First Filing, t© create Lots 1 and 2, Block 5E, Vail Village First Filing, resulting in the Sonnenalp and Swiss Chalet on separate parcels. Applicant: Sonnenalp Properties, represented by Braun. and Associates Planner: Warren Campbell • The applications and information about these proposals are available for public inspection during regular business hours at the Town of Vail Community Development Department office, 75 South Fr©ntage Road. The public is invited to attend the project orientation heEd in the Town of Vail Community Development C~epartment office and the site visits that precede the public hearing. Please call (970} 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. 2356, Telephone for the Hearing Impaired, far additional information. This notice published in the Vaii 'Daily on August 22, 2©03. • Attachment: C )r Please call (970} 4(9- ~~ ~ nr ~~ r' r 1 ~ . ~ ~ ~ IUI . ,, ~~ ~ Mi ;?t~i~,~~ ~~ l''~~lJr ~~ MEMORANDUM TD: Planning and Environmental Commission FROM: Community Development Department DATE: September 22, 2003 SUB.fECT: A request for a recommendation to the Vail Town Council to amend the Town of Vail Streetscape Master Plan and setting forth details in regard thereto. Applicant: Town of Vail, represented by Greg Hal[„ Director of Public Works Planner: Warren Campbell I. SUMMARY The applicant, Town of Vail, represented by Greg Hall, Director of Public Works, is requesting a recommendation from the Planning and Environmental Commission to the Vail Town Council to amend the Town of Vail Streetscape Master Plan. The proposal is to discuss the adoption of a proposed addendum to the Town of Vail Streetscape Master Plan which elaborates in greater design detail the sub-areas concerning Vail Village and Meadow Drive streetscapes. C)n June 9, 2003, the Planning and Environmental Commission held a worksession on the applicant's request. At that meeting the Commission responded to multiple questions regarding funding and construction of Streetscape improvements and directed staff to establish scenarios of funding and construction so that they might react to the different funding and construction solutions. The Commission then tabled the item to a future meeting. Qn August 11, 2003, the Planning and Environmental Commission heard a second presentation on the applicants request, At that meeting the Commission gave further direction to staff in developing funding solutions and requested that the Streetscape Maintenance portion of the document be completed. The purpose of this meeting is for the Planning and Environmental Commission to make a recommendation on the proposed addendum that staff can then present to Town Council. The Community Development Department recommends that the Planning and Environmental Commission considers the evidence and testimony presented, provides direction to the applicant and staff, and then forwards a recommendation a# approval to the Vail Town Council for the proposed addendum to the Town of Vail Streetscape Master Pkan. II. DESCRIPTION OF THE REQUEST The applicant, Town of VaiE, represented by Greg Hall, Director of Public Works, is requesting a recommendation to Council from the Planning and Environmental Commission on the adoption of a proposed addendum to the Town of Vail Streetscape Master Plan. The purpose of this meeting is to provide an opportunity for the Planning and Environmental Commission to review the details of the proposed addendum and to discuss implementation scenarios for the plan through future development. The proposed addendum to the Town of Vail Streetscape Master Plan will address the sub-areas identified in the Plan as "West Meadow Drive, East Meadow Drive--- Vall Road to Willow Bridge Raad, East Meadow Drive - iNi11Qw Bridge Raad to Vall Valley Road, and the Village Gare." The addendum is proposed to facilitate the culmination of ideas for updates and refinement which evolved from multiple meetings held aver the past year by a focus group which included several members of the Town Council and business owners, A document from the applicant has been included which further discusses the purpose of the proposed addendum {Attachment A}. Staff requests that the Planning and Environmental Commission forwards a recommendation of approval, approval with modifications, or decrial to the Town Council regarding the proposed addendum to the Streetscape Master Plan. III. BA,CKGRQl1ND The Town of Vail Streetscape Master Plan was adopted on November 20, 1991. The purpose of the plan as stated within the document is to: "... provide a comprehensive acrd coordinated conceptual design for Streetscape Improvement that: 1) Is supported by the community; 21 enriches the aesthetic appearance of the Town; and 3,l emphasizes the Importance of craftsmanship acrd creative design in order to create an excellent pedestrian experience." The Town of Vail Streetscape Master Plan is intended tv serve as a guide for developing detailed Streetscape improvements. The Plan emphasizes that "the report and drawings outline conceotual design Ideas." In order to develop the conceptual design ideas the study area was divided into six sub-areas. Those sub-areas are East 1_ionshead Circle and Libraryllce Arena Plaza, West Meadow Drive, East Meadow Drive .~ Vail Road to Willow Bridge Road, East Meadow Drive -Willow Bridge Road to Slifer Plaza, East Village, and Village Core. Each sub-area of the plan focused on several aspects of Streetscape design and was organized into sections which covered: • Existing Conditions + Character • Circulation -Vehicular/Pedestrian • Paving/Drainage • Site Amenities • Landscaping • UtilitieslLighting • Streetscape Improvements • Preliminary Concepts + The Preferred Streetscape Plan -Pedestrian circulationllandscaping and site amenities • Costs 2 .] In 199$, work began on the detail drawings for West Meadow Drive, East Meadow Drive Vail Road to Willow Bridge Road, East Meadow Drive -Willow Bridge Road to Vail Valley Road sub-areas and ended in 1999 when the addendum was put on hold. due to lack of resources to carry the project forward. In 2001, a focus group was assembled to begin the process of reexamining the detailed streetscape plans for West Meadow Drive, East Meadow Drive-Vail Road to Willow Bridge Road, East Meadow Drive-Willow Bridge Road to Vaii Valley Road. Itwas also determined that the focus group should create detailed plans for The Village Core sub-area. Below is a brief timeline of the process which occurred to develop the proposed East and West Meadow Drive streetscape addendum: • January 9, 2001 January 18, 2001 January 22, 2001 Feb 26 -Mar 2, 2001 Friday, March 2, 2001 Mart-June 1, 2001 Week of July 4, 2001 July 17, 2001 August 13, 2001 August 15, 2001 November 30, 2001 February 6, 2002 April 11, 2fl02 Town Council meeting Design Review Board meeting Planning and Environmental Commi sion meeting Design~ialog Open Houses Concept development (Jpen House Forum Town Council presentation PEC presentation DRB presentation Meeting with Landowner group DRB Presentation Meeting with Business owners office review Project kick-off discussion with Town Council regarding project goals and givens. Project kick-off discussion with DRB regarding design arameters. ~roject kick-of# meeting with PEC to discuss design parameters. 21 two-hour public sessions to gain understanding of community desires, issues, and concerns. Presentation and discussion of conceptual design created during Design Dialog. Concept development of two viable concepts by design team. Developed concepts presented to the community. Comments documented. Town council selected the 2016 Boiution and directed design team to advance to final design. Public session with East Meadow Drive landowners to present and discuss design progress. DRB work session to present and discuss design progress. Public session with East Meadow Drive business owners to present and discuss design progress. Office review of preliminary construction documents with design team. May 9, 2002 July 16, 2002 Meeting with Landowner group Town Council presentation Public session with East Meadow Drive landowners to present and discuss design progress. Presentation of Final Design for East and West Meadow Drive to Town Council. Project placed on indefinite hold due to design and cost concerns. Bellow is a brief timeline of the process which occurred is develop the proposed Vail Village streetscape addendum. June 18, 2002 ~ Town Council Presentation June 26-28, 2002 ~ Community focus groups July 11, 2002 ~ Community Meeting July 25, 2002 ~ Community Meeting August 6, 2002 ~ Town Council presentation August 8, 2002 ~ Community Meeting August 22, 2002 ~ Community Meeting September 3, 2002 ~ Town Council presentation September 6, 2002 ~ Community Meeting C)ctober 10, 2002 Town Gouncil Design Committee Meeting C)ctober 21, 2002. November 7, 2002 Town Council Design Committee Meeting Town Council Design Committee Mee#ing Presentation to authorize design process, establish goals, objectives, and project givens 10 community focus groups to review site issues, opportunities, and constraints Community meeting to review initial site program and opportunities Developed concepts presented to the community. Comments documented. Town Council presentation of snowmelt study and options Developed concepts presented to the community.. Comments documented. Developed concepts presented to the community. Comments documented. Town Council presentation of design concepts, initial costs, and snowmelt report. Project placed on hold due to cost. concerns. Final design concepts presented to the community. Comments documented. iVleeting with Town Council Representatives to review project objectives, issues, and constraints Site visits to the neighboring resort communities of l~eystone, Breckenridge, and Copper Mountain. Comments documented. Revised concepts presented to the committee. Comments documented. • • • 4 November 21, 2002 Town Council Design Revised concepts presented to Committee Meeting the committee. Comments documented. December 12, 2002 Town Council Design Revised concepts presented to Committee Meeting the committee. Comments documented. December 30„ 2002 Homeowner's Association Revised design concepts Meeting presented to the community. January 3, 2003 Town of Vail Community Revised design c©ncepts Meeting displayed for community input. January 34, 2003 Office Review ' Office review of design development documents with design team. On June 9' 2403 the Planning and Environmental Commission held a worksession on the the proposed addendum. At that meeting the Commission responded to multiple questions regarding funding and construction of streetscape improvements and directed staff to establish scenarios of funding and construction so that they might react to the different funding and construction solutions. The Commission then tabled the item to a future meeting. On August 11, 2003 the Planning and Environmental Commission heard a second presentation on the applicant's proposed addendum. At that meeting the Commission gave further direction to staff in developing funding solutions and requested that the Streetscape Maintenance portion of the document be completed. N. ROLES OF REVIEWING B©ARDS Town of Vail Master Plan Uexiates: Order of Review: GeneraiJY, applications will be reviewed first by the PEC for compliance urith the goals and objectives of the existing plan, then by the ,C?RB for compliance of design standards, and final approval by the Town CQUncil. Plannir)a and Environmental Commission: Action: The PEC is advisory to the Tawn Councif. The PEC shall review the proposal for and make a recommendation to the Tawn Council on the compatibility of the proposed text changes for consistency with the Vail Comprehensive Plans and impact on the general welfare of the community. Desian Review Board: Action:., ThP f}RR has NO review authority on Tawn of Vail Master Plan Uodates. The DRB shall review the final plans when decisions on the specific materials have been made prior to the start of construction. Staff: The staff is responsible for ensuring that all submittal requirements are provided. The staff advises the applicant as to compliance with the Zoning Regulations and Master Plans. Staff provides analyses and recommendations to the PEC and Town Council an any master plan update or revision. Town Council; Action: The Town Council is responsible for final aoDro~alJdenial on Town of Vail __ _. Master Plan amendments. The Town Council shall review and approve the proposal based on the compatibility of the proposed text changes for consistency with the Vail Comprehensive Plans and impact on the general welfare of the community. V. ARPLICAI3LE PLANNING DOCUMENTS Town of Vail Streetscaoe Master Plan The original Master Plan is an outgrowth of the Vail Village Urban Design Guide Plan. The Guide Plan was created in 1982 to give guidance to the overall physical development for the Village. In addition to providing broad design guidelines, the Guide Plan suggested specific physical improvements for the Village. Improvements such as new plazas, new landscape area, etc. Along with the construction of these public improvements included proposals to complete numerous private sector improvements. Improvements such as building additions outdoor deck expansions, and fagade improvements. The Streetscape Master Plan was written in part to provide clear design direction for coordinated public/private improvements. According to the Master Plan, the purpose of the plan is to provide a comprehensive and coordinated conceptual design far streetscape improvements that: 1, is supported by the community; ~. enriches the aesthetic appearance of the Town; and 3. emphasizes the importance of craftsmanship and creative design in order to create an excellent pedestrian experience. Vail Villaoe Master Plan The Vail Village Master Plan is based on the premise that the Village can be planned and designed as a whole. It is intended to guide the Town in developing land use laws and policies far coordinating development by the public and private sectors in Vail Village and in implementing community goals for public improvements. It is intended to result in ordinances and policies that will preserve and improve the unified and attractive appearance of Vail Village. Most importantly, this Master Plan shall serve as a guide to the staff, review boards, and Town Council in analyzing future proposals far development in Vail Village and in legislating effective ordinances to deal with such development. Furthermore, the Master Plan provides a clearly stated set of goals and objectives outlining how the Village will grow in the future. 6 Goals for Vail Village are summarized in six major goal statements. While there is a certain amount of overlap between these six goals, each focuses an a particular aspect of the Village and. the community as a whole. The goal statements are designed to establish a framework, ar direction, for the future growth of the Vlllage. A series of objectives outline specific steps that can be taken toward achieving each stated goal. Policy statements have been developed to guide the Town's decision-making in achieving each of the stated objectives, whether it be through the review of private sector development proposals or in implementing capital improvement projects. The Vail Village Master Plan is intended to serve as a guide to the staff, review boards and Town Council in analyzing future proposals for development in Vail Village and in legislating effective ordinances to deal with such development. The most significant elements of the Master Plan are the goals, objectives, policies and action steps. They are the working tools of the Master Plan. They establish the broad framework and vision, but also layout the specific policies and action steps that will be used to implement the Plan. The stated goals of the Vail Village Master Plan which are related to the Streetscape Master Plan are: Goal #1 Encourage high quality redevelopment while preserving the unique architectural scale of the Village in order to sustain its sense of community and identity. Goal #2 To foster a strong tourist industry and promote year-round economic health and viability for the Village and for the community as a whole. Goal #3 To recognize as a top priority the enhancement of the walking experience throughout the Village. Objective 3.1: Physically improve the existing pedestrian ways by landscaping and other improvements. Objective 3.2: Minimize the amount of vehicular traffic in the Village to the greatest extent possible. Objective 3.4: Develop additional sidewalks, pedestrian-on{y walkways and accessible green space areas, including pocket parks and stream access. Goal #4 To preserve existing open space areas and expand green space opportunities. Objective 4.1: Improve existing open space areas and create new plazas with greenspaces and packet parks. Recognize the different roles of each type pf open space in forming the overall fabric of the Village.. Goal #5 Increase and improve the capacity, efficiency and aesthetics of the transportation and circulation system throughout the Village. Objective 5.1: Meet parking demands with public and private parking facilities. Goal #6 To insure the continued improvement of the vital operations! elements of the Village. Vail Village Urban Design Guide Plan This Guide Plan represents collective ideas about functional and aesthetic objectives for Vail Village. Diagrammatic in nature, the Guide Plan is intended to suggest the nature of improvements desired. It is based on a number of urban design criteria determined to be appropriate for guiding change in the Vail Village. The Guide plan is intended to be a guide for current planning in both the public and private sectors. Vail Village Design Considerations The Town of Vail adopted the Vaii Village Design Considerations in 1980. The Design Considerations were revised in 1993. The Design Considerations are considered an integral part of the Vail Village Urban Design Plan. The Design Considerations are intended to: guide growth and change in ways that will enhance and preserve the essential qualities of the Village; • serve as design guidelines instead of rigid rules of development; and help influence the farm and design of buildings. The Vail Village Design Considerations are divided into two categories (urban design considerations and architectural/landscape considerations): 1. URBAN DESIGN CONSIDERATIONS These considerations relate to general, large-scale land use planning issues, as well as form considerations which affect more than one property or even whole areas. These considerations are primarily the purview of the Planning and Environmental Commission. A. PEDESTRIANIZATION A major objective for Vail Village is to encourage pedestrian circulation #hrough an interconnected network of safe, pleasant pedestrian ways. Many of the improvements recognized in the Urban Design Guide Plans, and accompanying Design Considerations, are to reinforce and expand the quality of pedestrian walkways throughout the Village. Since vehicular traffic cannot be removed from certain streets (bus routes, delivery access), a totally care-free pedestrian system is not achievable throughout the entire Village. Therefore, several levels of pedestrianization have been identified. C. STREETSCAPE FRAMEWORK To improve the quality of the walking experience and give continuity to the pedestrian ways, as a continuous system, two general types of improvements adjacent to the walkways are considered: 1. Open space and landscaping, berms, grass, flowers and tree planting as a soft, colorful framework linkage along pedestrian routes; and plazas and park greenspaces as open nodes and focal points along those routes. 2. Infill commercial storefronts, expansion of existing buildings, or new infill development to create new commercial activity generators to give streetlife and visual interest, as attractions at key locations along pedestrian routes. ]t is not intended to enclose all Village streets with bui6dings as in the core areas. Nor is it desirable to leave pedestrian streets in the open in somewhat undefined condition evident in many other areas of Vail. Rather, it is desired to have a variety of open and enclosed spaces, bath built and landscaped, which create a strong framework for pedestrian walks, as well as visual interes# and activity. D. STREET ENCLQSURE While building facade heights should not be uniform from building to building, they should provide a "comfortable" enclosure for the street. Pedestrian streets are outdoor rooms, whose walls are formed by the buildings. The shape and feel of these "rooms" are created by the variety at heights and massing {3-dimensional variations}, which give much of the visual interest and pedestrian scale unique to Vail. Very general rules, about the perception of exterior spaces have been developed by designers, based on the characteristics of human vision. They suggest that: "an external enclosure is most comfortable when its walls are approximately 112 as high as the width of the space enclosed; if the ratio falls to 1/4 or less, the space seems unenclosed; and if the height is greater than the width it comes to resemble a canyon". In actual application, facades are seldom uniform in height on both sides of the street, nor is this desired. Thus, some latitude is appropriate in the application of this 112 to 1 ratio. Using the average facade height on both sides will generally still be a guide to the comfortableness of the enclosure being created. In some instances, the "`canyon" effect is acceptable and even desirable. Far example, as a short connecting linkage between larger spaces, to give variety to the walking experience. For sunlshade reasons it is often advantageous to orient any longer segments in a northlsouth direction. Long canyon streets in an eastlwest direction should generally be discouraged. When exceptions to the general height criteria occur, special consideration should begiven tocreate swell-defined ground floorpedestrian emphasis to overcame the "canyon" effect.. Canopies, awnings, arcades and building extensions can all create a pedestrian focus and divert attention from the upper building heights and "canyon" effect. E. STREET EDGE Buildings in the Village core should form a strong but irregular edge to the street. Unlike many American towns, there are no standard setback requirements for buildings in Vail Village. Gansistent with the desire for intimate pedestrian scale, placement of portions of a building at or near the property line is allowed and encouraged to give strong definition to the pedestrian streets. This is not to imply continuous building frontage along the property line. A strong street edge is important for continuity, but perfectly aligned facades over too long a distance tends to be monotonous. With only a few exceptions in the Village, slightly irregular facade lines, building jogs, and landscaped areas, give the life to the street and visual interest for pedestrian travel. Where buildings jog to create activity pockets, other elements can be used to continue the street edge: low planter walls, tree planting, raised sidewalks, texture changes in ground surface, arcades, raised decks. Plazas, patios, and green areas are important focal paints for gathering, resting, orienting and should be distributed throughout the Village with due consideration to spacing, sun access, opportunities for views and pedestrian activity. VI. PROPOSED TOWN! OF VAIL STREETSCAPE MASTER PLAN ADDENDUM The proposed addendum does not seek to change the intent or concepts presented in the adopted Town of Vail Streetscape Master Plan. The proposed addendum to the Town of Vail Streetscape Master Plan will address the sub-areas identified in the Plan as "West Meadow Drive, Easf Meadow Drive -Vail Road to Willow Bridge Road, Fast Meadow Drive -Willow Bridge Road to Vail Valley Road, and the Village Care." The goal of the addendum is to develop the ideas set forth in the Plan in greater detail die., selecting locations for plantings, public art, and paver treatments). The list below does not include all the details found in the addendum for Meadow Drive and Vail Village streetscape improvements, but is intended to serve as a guide to the outline of the proposed draft. A draft copy of the addendum dated September 2, 2003 is attached for reference Attachment B}. The outline and the key elements of the proposed addendum include: Introduction ---Discusses the purpose of the addendum to take the existing Town of Vail Streetscape Master Plan adopted in 1991 and develop the goals and ideas set forth in that document. Community Development -Lists the groups involved in the development of the addendum and summarizes their comments in several tables which describe "Present Conditions" and "Desired Future Conditions"_ Th'rs section also includes an '"Improvement Matrix" beginning on page 14 which identifies multiple areas of focus and then ranks improvements as "Essential, Basic, Activity Enhancing, and Image and Identity Enhancing". 10 • West Meadow Drive Design improvement - Identifies the Master Plan Recommendations and the "Change under Design" as proposed to be constructed under this proposed addendum. This sub-area plan details roadwaylwalkway design, location of a packet park, creating a "neighborhood entry", and some new opportunities for public art. • East Meadow Drive: Vail Road to Willow Bridge Road - Identifies the Master Plan Recommendations and the "Change under Design" as proposed to be constructed under this proposed addendum. This sub-area plan details the traveC lane for buses, the traffic contra! gate, bus stop locations, and new opportunities with the SonnenalplSwiss Chalet redevelopment, and the Vail Road intersection. • East Meadow Drive: Willow Bridge Raad to Vail 'Valley Drive- Identifies the Master Plan Recommendations and' the "change under Design" as proposed to be constructed under this proposed addendum. This sub-area plan details the travel lane for buses, pedestrian traffic, replacement of the triangular planter in front of Crossroads, and new opportunities with improvements to the south side of the parking structure. • Village Care -Identifies the Master Plan Recommendations and the "Change under Design" as proposed to be constructed under this proposed addendum. This sub- area plan details the removal of loading and delivery zones, paving material, Children's Fountain, improvements in front of the Lodge at Vail, public restrooms, permanent and seasonal planters, lighting, and additional opportunities with changes to Founder's Plaza, Wal[ Street, and Checkpoint Charlie. • Guidelines for Paving, Public Art, Site Furnishing, And Lighting -Discusses more specifics regarding paving systems, site furnishing, Art in Public Places (AIPP}, lighting systems, and mechanical and electrical systems. • streetscape Design Implementation and Maintenance- Discusses funding allocation scenarios for constructing streetscape improvements. The following is a brief synopsis of the chapter which begins on page 71. Private Improvements In general, the plan states that capital and operatinglmaintenance cost for streetscape improvements an private property will be the responsibility of the property owner or developer. The two exceptions to this are public restrooms and public art which would have shared funding for construction and operation/maintenance. Public Improvements In general, capital streetscape improvements, which include pavement systems, storm sewer and drainage systems, snowmelt systems, street lighting, and landscaping and irrigation will be funded by both the private property owner ar developer and the Town. Included on page 75 is table which helps to determine to what extent the Town will request the property owner or developer will be required to fund. The matrix creates three levels for determining private funding levels. The first level is for expansion in square footage less than ~ Ofl square feet. The second level is for expansion 10th square feet or larger. The logic behind the 1 QO square foot break point is that in the Town Zoning Code under the Commercial Core 1 and 2 zone districts the text distinguishes between minor and major exterior alterations based on the proposal being smaller or larger than t 00 square feet. A majority of the area proposed for streetscape improvements fall within areas of the Town which have properties zoned Commercial Core 1 and 2. The third level is for a proposal to create a Special Development District will be required to fund and construct up to ~i 1 QO% of the improvements as determined lay the Planning and Environmental Commission review of the proposed Special Development District. As each development proposal varies in intensity there would' still be some negotiation in the amount and concentration of private and public funding for streetscape improvements. However, this scenario provides a level of expectation to the applicant and staff to estimate the needed level of streetscape design and funding with each project where little to none existed previously. VII. CRITERIA FQR REV11=W: There are several criteria which staff has found successful in reviewing amendments and addendums to existing Town at Vail Master Plans. The criteria provide a logical and rational set of standards for determining the validity and need for an amendment or addendum. The criteria are as follows: y. Have conditions changed since the adoption of the Town of Vail streetscape Master Plan? The Town of Vail streetscape Master Plan was adopted on November 20, 199 , Conditions have changed slightly as development has continued to occur and in many instances portions of the PEan have been implemented. The Plan was created to provide conceptual design ideas. Each time the elements were implemented either by the Town or private development the constructed elements do not always match identically what was called for in the Town of Vail Streetsrape Master Plan but meet the intent and follow the concepts of the plan. Some existing examples include Mayor's Park and the Vail Valley Drive reconstruction. 2. Is the Town of Vail streetscape Master Plan in error? Neither the applicant nor staff believes any portion of the Tawn of Vail streetscape Plan to be in error. Staff believes the concepts and ideas found in the Town of Vail streetscape Master Plan are still valid. The proposed addendum only expands on those concepts in detail and adapts them to the existing conditions. 3. Is the addition, deletion, or change to the Town of Vaiil streetscape Master Plan in concert with the Plan in general? The applicant and staff believe that the proposed addendum is in concert with the Town of Vail streetscape Master Plan. The addendum takes the existing conceptual ideas and drawings from the Plan and provides the necessary information need to create construction drawings. A complaint of private developers when asked to construct all or portions of their site according to the Plan is that there is not enough detail to estimate costs. Several times the Town has. had problems providing a developer with the necessary information to develop construction drawings and cost estimates. This addendum and others to follow, will provide needed information to developers at the initial stages of design and provide a plan by which staff can give guidance to developers. Another purpose of the addendum is an improved and clarified implementation section. The goal being to provide language which better assists Town decision makers in dealing with private development. 12 • VI11. STAFF RECQMMENDATlO~N The Community Development Department recommends that the Planning and Environmental Commission considers the evidence and testimony presented, provides direction to the applicant and staff, and then forwards a recommendation of approval to the Vail Town Council for the proposed addendum to the Town of Vail Streetscape Master Plan as outlined in Section VI of this memorandum. Staff's recommendation of approval is based upon the review of the criteria in Section Vli of this memorandum and the evidence and testimony presented. IX. ATTACHMENTS A. Copy of purpose statement for the addendum from applicant dated June 4, 2003 B. Draft of Meadow Drive Addendum dated September 2, 2003 • 93 Town of Vail Streetscape Master Plan Addendum June 4, 2003 Purpose of tshe Addendum: The Vail Village and Meadow Drive Streetscape projects represent the next steps of a 20 year planning effort to upgrade and enhance the physical character and pedestrian experience of Vail. The Vail Village Urban Design Guide Plan, 1982, began the process of developing quality public/private improvements far tl~e Vail Village. Its purpose was to givre guidance to the overall physical development of the Vail Village and created the existing framework of plazas, landscape areas, building facades. With active conununity involvement, the planning efforts were refined through the Town of Vail Streetscape Master Plan, 1941. The purpose of the Vail Streetscape Master Plan as a guiding document was to give tk,e pedestrian environment the same comprehensive design and quality of materials that the Town's architectural standards had achieved. It provided a comprehensive and coordinated conceptual design for sreetscape improvern~nts to enrich the aesthetic appearance of the Town with an emphasis an craftsmanship and creative design to create an excellent pedestrian experience. An objective of the Streetscape Master Plan included a conceptual design for Streetscape improvements that could be used for phased implementation, privately sponsored improvements an public land associated with an adjacent building redeveloptent, and special development districts and joint publiclprivate projects.. The Vail Village and Meadow Drive Streetscape Design projects, 2003, with additional public involvement, develop the concepts originating in the previous planning efforts into a comprehensive and complete Streetscape design. The purposes and objectives of the planning effort have and will remain consistent throughout these projects. These include phased and cooperative implementation, high levels of quality and character, and beautiful and interesting public spaces, intersections, and focal points which enhance the pedestrian experience. The Town of Vail has undertaken extensive design and public processes to rehabilitate Vail "tillage and Meadow Drive. Driving the Vail Village project is the need to replace utilities and the desire to consolidate construction in the Village for minimal impact to businesses and residents. Meadow Drive rehabilitation is largely driven by the need far a good connection between the Village and Lionshead, needed unprovements to the street infiastructure, grid tlie'anticipatedprlvate redevelopment along the Drive. Attachment: A •i_ 4 • N ~\i _~ A z W • Q Q z a c~ w H Q ~ ~ ~~ w Ou zH W 3W •~, W .,~ x~ p ~ o v ~ ~ ~ a ~ ~ .~ .,~ ~ ~ ~, ~ o ~ '~ 0 0 o ~ ~ ~ ~ ~ ~ o ~ Ri` Q~ '~ ' p ~ V v p O ~ Q ~ a /~~ 4.I V ~ a ~ ~ ~ ~ .~ ~ W ,~ ~ • i ~ • ~;~ ~I + - ~ '~~ ti. pr/ `~ l } ~i i 1 9 i ~ ~~ ~~ ... `' .., . ~. HdV . Attaci~ment: B ~n v c~ ... 0 0 H 1~ ~~I ^L' W GJ s b ~ I . V a 2~ v ~ ~ Q~ i-+ Ci G G ~. ~, ~. tfi ~} *~-. V V~ .~. a E4 r+ cu a ~ ~ ~ iii r,. CJ ~ ~ ~ ~ ~ ''~ a U] ~ ~ ~ ~, ~ ~ ~ ~ ~~+ y~ H T ~~ ~ ~ o H ~ r--- ,. i ~ ff. 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'~ ~ .~ 3 ~u~~ 3 ~ ~ ° ~~~~ r r'" ~,~~D ~, '.i7 rs ~ ~ ~ v~ ~o~o was ~ rs ~ .~ as ~ ~ L ~~+~ p ~ `" ~ o o ~ ~,~ a~ ,~ ^~ ~ c~v O . ~~~~ v ~~~ ~ r~ ~ [!~ ~ p ~ a~ ~ ~ y r r,J flJ ~ ~ ~ M ~, ~ v us U T ;•f 11 ~~ ~ ~ x D ~ ~ v o ~ ~~ ~~ ~ zs ~ ~ ~ ~ .4 ~ ('~ .~ V7 W _~ J '~ Z'J :~ G% i--I i 4 I I t I I i ~ { W I i ~ I y I 9 I V ~ "~G I ~ i _~ '~ r ~b ~ ~ 3 ~~ I w I €rs I I I d ~ q a+ ~ 4, ~ t Gi E~ .~+ W ~? __ SG O Z] d .y .~ .~ 7 Q 'O R1 .r.+ N S~ • • I ^~ u ~o ~ o 'i , G cn ~ c3 ~ '~ ~ o un • ~+ ;~ :~ C~ ~ ~ `° > ~~.~~~, aQ~~Q ~~~~ ~~3~-~ ~~~~ ~~~~ ~ ,S3 41 ~ f~S GJ ~ ~ ~ ~ ~" . ~ ' ""~ Q} v C~ ~ w ~ v cU ~cS p_, ~ v H v ~ ~ ~ a QJ Q <n ~ in y ~ v ~ ''~ v ~ ~+ .~ ~ ~ A" "' p ~, ~ ~ ~ ~ r O ~ ~ '~ r ~ u '-~' a ~: Q c ~ v °~ ~, ~ o _ ~ '~ ~ ~ ~ ~~0;~~~~ o~~~~~,~ -~ ~ ~ r ~ ~ ~ ~ v .~ ~ O ~ ^d r v y ~ ~ ~;~ °~ ~ ~' ` ~ ~ ~~~ Q ~ ~ ~ ~ ~ G p ~C`a ~ 7 'd v G, cu v ~ ~ 'a. ~ cd h N ~ ~ 1~. y ~ ~ v ~ o~~ ~ [~ or ~ v '~ =C ..~''~ ass '~ ~ ~ ~ ~~ ~ ~~~.~~~~ U ~ ~ N-+ ~ ~ .L5 ~ ~ ~ a ~ o-~ s ° ~ '~ ~ ~ ~ _.. ." v ~~~ -d.~~ v ~~ ~~ ~~ ~~ ~~ ~Q 7 d r S~ a ,~... t• I w F-~ d W a w w O ro ~ ~~~, ~,a ~ ~, ~ ~ ° ~ ~ o ;~ ~~ ~ v p v a a~i O ~ ~ p '~ .S5 v o b °' ° ~ ~ .!. ~ ~ ~ ~t `~ v x ~ BS v G ,.~ ~ ~ ~ ~ v a, v v ~,`~ ~ ~ gip. .~ ~ ~ ~ ~ ~ ~ a~ 3 ~~° ~ ~ ~ v .° ~ °; 'M'~''~~ m p., ~ ~ ~ e-. ,9; ~ O qJ Qy °' .~ '~, a. ~ z1. c`"si v ~ °J ~ u cu Ci, ~ p y p raw u ~ '~ ~ cd ~ ~ v ~ u^ ~ +'7 ~ J ~~-+ N L {x3 ~ ~ O ~ ~ ~ ~ ~ ~ .~ v ~ 'd ~ f~l, . ~ ~: ~ ~ rid o ~ ~.~ a-,b~Q r° `' ~ a p ~ v ~ o~ p p.~ ~ a ~ ~ ~ ~: ~ o ~. ~*~Dr ~ V ~ r tC b0 N ~ ~J ~` ~i O w ~ ~ ;~ ~i "3 ~ ~ gyp" ~ ,~ '~ ~ '~ ~' ~ "~ a°'i j avi p, ~ ~ a~ p ~ ~ ~ y ~" O '~ O '" v v~ ~ v ~ [7 ~" ~ v y-. v .~~ ~ ~ ~~ ~ ~ v ~ o ~ ~ Q,.~a ~ '~ ca v ~ W v ~ v ~ ~ ~ '~ ~ ~ U ~~ u o 3 y v o v ~ .~ W ~ ~ '~ V al ~ ~ '~+ ~ ~ ~Qy P ~ 3 N • • • a ~ ~ c ra ro 0 ~~ ~ ~ ~ ~n qo ~ v ~ W d • • • .i ~1 '~ t3 ~ ~~ ,5 m ~ u ^.I~ ~ G ~ ~ . t-0 -~~ ~ ~ o' ^_ ~ ~ ~ m ~ .5 3 a+ ~ ~_~ ~~ _.. .._~j ti -------; ~, E 1 _~ 4 f ~ ~ 1 L I ~i ~ V ~ I Q py I ~ y I ~ • ;~ A S/7 i~ GI °b Y1 E N O :a t+, ~ t1. ra ~ ~ ------- [~ v .~ 3 o 3 1 _~ 0 M~ W Qy ~a` 4 Q Q~ N W O ri i-1 O 1 ';'r a ~ ,~ ~~j ~I i~l, Q p r~-f '~ a G~ ~~ CfJ ~ r+~f ~ ~ ~ ~vx~ ~ ~ ~ .w. p ~ ~5 Q ~ O lL ~ ~'~~~ U~•° ~ by F" W ~ ~ w p o ~~~~~ ^~-~ y a ~ ~ .~ p ~ ors ~ ~ ~ ~ ~ .~ a ~ ~ ~ ~ ~" ~ ~ C+ ~ ~" ~ ~~ v a •~ v ~ ~ ~ air w (~ (IJ O Q ~ ~ ~~ a ~°U ;~ .~ 3 .~ ~~~H ~ ~~~~ a ~~~ v ~ ~ ~ b4 .'~ a~ a ~ ~ ~ ~ ~ ~ ~ ~` ~.~ +G+ ~ V ~ ~ ~ ~ N o ~, ~ ~ ~ ~ ~ ~~~~ ~ ~ ~ .~ ~ ro Q ~ ~ a ~ ~ ~ ~ ~ ~ r~ .~~U ~~ ~ ~ ~ v a; ~ N O a m• ~Gl~' N ~j Q ~ ~ U v ~ ° x ~ `~ ~'~ >a .--~ ~_ ~ ~ ~ ~ W ~ ~ ~ ~ ~ ~ ~:~~~~~ w .., a, ~ ~ ~ ~ ~' ~ t~ ~ vii t~[5 U '~ ~~ v"fl ~ ~ ~ v ar U ~ ~ ~a a~ ~ ~ ~ ~' ~ ~u ~~p ~ ~ ~ c~ ~ ~ '-` w -.--I ,~ .I--o ~1f.I {..~ ~ ~ v ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~~ Gi ,~ • ~ ¢r w `-~ +. d ~ ~ y ~ ~ ~~ ~':d° a ¢'° Q1 `~"~ ~ `*~ y ~~~o.~ ~ ~ y ~ ~ ~ u~ ~ ~ ~ ~ ~ D U O ~~ ~~ s ~ ~ ~~ ©~~ -~o^~~ ~~~'` ~ U ~ ~ ~~'~ y~ ~ ~ ~ DK o `~ ~, W ~' a, o ~ ~ ~ ~°~.~ ~ ~ ~ w ~ W `~ ti., ~ t~. Q ~ ~ O ~, (~ © ~ v ~ D ~ D ~ ~ ~ ~ ~ ~~~~~~ ~~ ~~~ '~ O p .~ r •.~ 'rj cn ~ ~ ~ a o `~ ~ ~, W .~. v ~ ~ ~ ~ ~ G ~ ~~ ~~ ~ ~ © p ~ t~ +}A ~' .d O 41 ~~ ~~ ~ ~ ~ ~. ~t .S_1 ,~ a V w ro !C r~ v v .~ cu O rv H D V .~ d w cep v :J OJ ~. '~ :~ 7 a, .~ (3 a u w D a~ ~, v ~J 0 C-r O v v F-~ V v ~t b.D x N v a~ 6A 0 O Q7 u G 0 :d Ri .~ W w .~ ~, y x vi H 4~ ../.~.yy tV _~ r~ i+l D u 'd ~, U ~ N y~ ~~ °o~ w ~ O ~ ~ o ~ ~ ~ ri ~ cQ .s~~ ~ '[~ .C 0.+ OA P. `'~ ~ ~ v ~ .~_.1' S4 va ~'' ~, a b .~ ~ v r1 }1 R. ~ ~ fl d ~ r-i CV c+7 d L C~ v .,.~ a~ G O G~J a a~ m ~ °' QJ ~ ~ ~ o r ~''+ fl .~ ~ ~ on p a Q-, ~~ ~~ m ~ • ..r ~ ~ o °~ '~ U ~ ~ ~ ~ cv u cC ~, ~, y r ^'~ a w 51D '~ ~ v v .'~ Q., ~' ~, .~ O O ~~ ~ ~ U ~ .~ 0 QJ r~ v b v v--7 GO D ~ ~ o a z ;~ `«]-~ rC r~ O ^~ ~ ~ ~ ~ ~ ro v '~ ~ ~ ~ ~ ~ Q Z A • • ~~ l' V • R ~~ ,~~~ tiry ~4 E! ,u k a :~: 3Af ~~7 ~~5~ 0 ~'~ ~a`g z d a c~ w Q d u~ ae W ~_ A.' ~d V W N W .~ a, ~~~ ~~~ ~~ 'L~ ~ O ~ ~, W .~~~ ~~~ ~~ cn o 3 ~ o o ~ v ~ ~ ~~ ~~ 3~~ w ~ ~ ~ O, ~ .,~ .,... ~ o ,,~ .n .,., v a ~~ y N N' O~-~ ~' ~ ~ .~, ~~°u~ ~~ ~ ~~~~ ~~~ 5-, ~ ~ ^~ ~ v ,, ~, ~~ ~ ~~~ a w ~ ~ ~ o ~ v ~ o CJ H w ~ ~-Oi ~a ~~ o `"~ v ~ c~ ~ ~ ~ ~ a ~ ~ ~ v v ~~ ~ ~ as Q. rp ~ ~ y -~ ~ ~ ~ ~ G ~ ~ ~ ~ ~ ~ " ~ ~ ~ ~ Q ~ ~ ++ t~3 CJ v ~ {~] O ~ ~ c~d .^y a ~, cs '~ O ~ ,~ ~ y . ~ "TJ c~i ~ ~ O ~" ~' ~ ~~.yi (Y ~ / ~ . {r+ ~ Q ~ ~ r3 ` " .L7 ...i ~ d L1J ~' C~ ~ ~ ~ ~ CSI 4~ t`~ a~ ~ ~' ~ ;~ ~ ~ ~' ~ ~ ~ ~ ~ ~ ~ `~ ~" ~ ° ~ ~ ...~ u a ~' ~ o ~ ~ w ~ Y ~ ~ .~ -~~~ ~ ~ ~ a ~ ~ ~ ~ G1. u~ ~ :i ~ ~ p ai 9 ~ .,_, ~j .~ ~ ~ ~ ~ r3 O ~ ~ .L ~ ~ ~ ~ ~ ~ v ~ _ ~ Q ~ ~ pJ ~ 7J ~L 4~1 ~ N ~ ~ r~ 3 . ~., ~'~~.~ w ~ o ~~ y U ~ ~ .~ ~ ~ ~. r~ W ~r .i.i 9J , 4J OJ (~ f3 ~~ ~ ;u ~ fL ~+ ~ ry GJ ~ ~, "'~ ~, o~ ~~~. ~ :~ ~ y "~ ~ '~ p ~~ ~ D '~ v ~ ~ ~ ~~ .a: ~ ~ cd ~ y ~ ~ ~ ~~ ~ U a °' . ~ _~ o c~Q R.~ '~ ~ ~ a ~ o ~ ~ ~' ~~u~ ro _~ ,'~~ ~ N U W Ry ~ v ~ ~ v ~ ~ ~ ~ a L~! t/y tL • • y ~ w ~ ~ . ti+-~ U ~ V1 "'~ ,~ ~ t~ J ~ a ~ ~ i. 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J ~ ~V 1H u ~y "~ ~ a v a b o V~ v~~ 0 0 chi ~ © °~ ~ ~' ~ ~ ~ o ~ ~ ~ ~ ~ a a O ~ O '~ a ~ W O '~' V ~ +~ ,~ ~ `~ ~, a Lei ~ -~ '`~ O c~ "~ ."~.' ~ v a r" ~E y • 3 .,~ ~ gJ a, ~ ~ ~ a ~ Lr v '~ ~' e {~ ~ ~ ~ r y "LY `~ r ~ ~ Cri "~' U + a "'~ ~r~cS` f U ~ id e~ ~, ~ ~ o ~ a; o „ `~ ~ ~ N N ,~ d 7-~ ' cd Oa ~ • ~ ~ a, ~ ~ ~ c~'~ ~ ~ ~ ~ ~ ~ .~ ~ ~ V e~ ~ ~ ~ cv ~ ~ ~ ~ a~ ,,~ ~ . ~ ~ *G y ~ ~ ~ ~" .r~ ~ ~ ~ .~~s~~~w ~•~tio ~ ~ ~c~a ~` G ~ ~ ~ ~ ~ri p, ~ '1~ U ~' `~ c~ Jr ~ a> ~' ~ ~ ~ ~ N ~ ~ c~" N v ~ .~ rya ~ ~ a P~+ ~ ~ N ~ ~ ~ o ~ ~ ~ ~ ~ W u U .,.~ N ,,..~ CJ y ~ ~ ~ .,..~ ~ y 91 N ~ ..~ t-j r'-'' 'n v ~ O `n `3 ?+ `~ ~' t~ „fit y, "~~ p, a (~ ~ ~ ~ ~ ~ ~ ~ ~ ' ~ ~ ~ .~ ~ ~ ~ C7 ~ ~~~ ~ ~~ ~ ~~~ a~ ~ , • • - 2 ~' `_ii ~~ x o~ M _ v [ {, ~ C F _ . ~' a~ w~~ F ~~ p `~ g ,~„ w 3~ v i a L ~~ R l V T ~ ~ ~ ~ ~ ~ 3 ~ W ~ - ._ _ - - ~ ti (J ~ ~ Ppp ~ J ~,~ __ y ~' i 3 E 4~~~~~. ~ ` y e._?I a-~ W ~"~~ v L ~~' \~~. ~( ~~( i ~ ~ ?_ ~ ~E~z C ~ ~ ~ i .2 2 ~ ~~ ~ ~' '_ ~x~- ~~ r .'4....~ ~ ~ ~ S ~ppa ~s a ii~ ` K0. ¢. ~.° ~"Sd~ ".v K c- - ~ ~ ,~, C LL ~! ~ L a k .C ~ Yt' C ~ W 3 9 ~ ~ ~~ tar .~ '_ - € 's ' .~ _ ~ ~ ~ ~ ~ ~ w a a ~~ a 3 s~~ v~ t~ c~e~°t- ~~y~F o ~~yyd`~~~ ~' ?~ 9 y i'F W. 5~ a€ b r C = ~ f II ~ do 'c rr 4 a ~ L' ~ i v ~ a ~ ,~ F ~ ~ J L' c 7 ~ 5 8 b y ~ R G L E E ~.~ ~_ ~~.. t p '3 i i. 8_ 9 Z V { ~ _°O ~ ~ F ~ ~ : ~ ~ ~ ~ ~ E py c a~tA~~-=~~ ~ V- s ~~ .~ L~ E a ~ ~ 6 ~ ~' ~ ~,ryg-?~~En- I~SL 4 ~ ~ ~ ~'~` ~'~'~~ c ~F't C °: 9'w i ~ ~~' °~ S C~ ~' .{~ r k Fd r k ~ 6~ aC p U ~ ~ F _ 2 SF ~ G S 49 ~ ~i ~ -. -. , /~ ,' ...] a, N D ~ @J G ~1. ~ v ~V H Q! ~~+ Mi .b ~ ~z a3 ~, ~--~ ~ '~ a~i ~ ~ ~ ~ `~ ~ ~ ~-~ o ~ ~ ~ ~ ~n u ~ `G ~ ~ ~ ~, a p c~ ~ t~J ~ ~ ~ ~ fi3 c13 tvt~ ~~y ~ '~ H ~ raj ,~t~~~,, • ~ ~ ~ , ~ :"~ v ~~-~1 ~Y ~j SCS ~ ~, "'J .ty~.w ~j ~ rSlsl J ~ ~ F-+ rat w ~ ~ N .A-+ ACS •~ Y ~ .~v Ttj Yy ~ 7-~ ~ ~ ~+ ~ N O ~ ~ N ~ C~~J ~ r~ ,v ~ tC 41~, q! ti? ~ A ~ ~ o ,~ b ~ ~ O ~ °j .~ ~+ H ~i N f~ ~ ni ~ t6 ~3 V U ~' o ~, ~ ~ o ~ w p a O ~ N H 4 V 'dom.. 4 ~ ri.l ' tC~ ~r ~~*r~ N rF.r ` 4 [U .r ~ ~ ~" ~s ~_ ~ ~ .~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ G ~~ a .+~ qy v, ~~ ~ ~ Q ~ ~ ~ ~ ~ ~~ ~~ ~ p) G C~J ~ ~e H .~ .,} ~ .~ ~ •~ H ~~ ~~ crfl ~ ~ '~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ • ~ w ~, ~ U '~ w ~ p ~ ~ b0 rs ~ ~ ~ O `b i ~ ,~ ~ y ~ O ~ ~ ~~ ;9 0 ~ a~ r ~. ~..~ ~' ~ ~ v ~ '~ w ~ 1N U ~ ~ '1i fll 'D ~ ~ .~ ~ v ~ F ~ ~ ~ ~ cn ~ ~ ~ ~ C~t7 ~`r, ~ ~ y ~ y CA co ~ ~,' ~ '~ 4,t ''~ :~ ~~~~~ ~~ .~ ~ ~ ~ ~; ~ ~ '~ C7 o as ~ ~ ~'~~~~ ~~ ~ o ~ •b ~ ~. 'T3 OJ ~ ~ ~4 ~. • a, 5n ,~ a, b ~ v .~ ~ .~ a O v; "-, Q J .a c~4 O 1~ f-i U .~ .~ 0 0 p Q) Q7 U a w C .~ C Q C Q? l~ ~. .~ V ~a G G ~~ ~J 6J ~ ~~ G. ~~ ~h L a~ .."a, ~ y ~" ;~ ~ v v r~ U~? ~.. ~ ~ ~ vi ,S4 ~ ~ ~ A, ar y ~ ~ ' c~ _? ,~ t/a r.~ ~ y ~ bo ~ ~ ~ ; a ~s u '" 'o o c ~ Obi ~D p +~ :~ v ~ d , ~; '~ ~" -~ c ~, a , v o n "d v~ ~ Z p~ O '~ o ~ ~ ~ ~ ~ ~ ~ ~ O y ~ ~~ ~ ~~ov~ ~°~r~~~.~ ry .C~ a~p"i a~a ~ cd ~ 'd ~ G °~ ~ ~ ~ ~ ~ ~ ~ ~ p ~ '~ ,a v ~ ~ w • ~ 9! ~ U e~ ~ ~ 4) ~ w b V ~ •.+ ~. ~ ~ O ~ '~ ~ ~ ~ ~ ~ OH ~ ~ O N Q N ~~ ~ ~' o~ ~ d 4a - Qa ~ ~~ O y v t,0 R. • Q1 p •" .,r tG M X ~ ~--~1 ~y ~I ~ ~~ ' ~..~ ~ •~ ` •/ V 1 ,-] as ~ y v ~ '~ ~ ~ ~ ,j ~ ~ v ~ b ~ ~ w , '~ ~~ ~ ~ b ~ v ~ ~ w r- q~ Wi ,~ ~ ~ ' +~-. ~ ~ ~ ~ ~ ~ `n • ~ b.Z ~ O ~ r-. Q y, ~ ~ a~ v ~ R. ~ ~ ~ a v ~ ~ t3J •~ y ~ cs o ui ~ ~ _ (~ r3 G.~ ~ ~ ~~ v~ p s ~ O ~ ~ rn _ .. ~ y [C r,} ~ ~ Qr ~ U ~f+ uj •~ _O a ~ r~~ s C -p I~fl Qom] ~ L ~ •© ~ U U v ~ 'ry ~ G fll d ~; ~ v b ~ to ,~ v v a~ ~ ~ r ~ v~ a ~ ~ ~` .~, as ~ ~+ ~ :~ ~ ~ +~ bb ai .~~" r c~ N ~ ~ ~ ~ „p v ~ ~ ~ ~ ~ ~ y ~ ~,~ ~ d a~ ~ ~ ~ O .~~ R. O Q, ~ ~ ~ ~ ~ u~i X bk ;? ~ ? y ~ ~ ~ y ca .~ ~ ~ *v cn .,.., '~ d ~ © ~ ~ ~ ~ ,.~ ~ 'vy .s] ~ ~ ..:: 'can '~ ran a v ,~ ~G" . ~ r SC f11 ~ ~ ."5~ • ~ .~ ,r"i ~ a..~ • a 41 '~ ~ a ~ o ~ ~' O v ©~ .~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ V .~ V ~ Q1 D1 ~ en '~ ~ ~, rn r p ~' R5 , ~ 9] O s-. '~ V r3 .~ s-, j ~ O v o "~~ ~ n ~ ~ a' v ~ ~ b0 ~ ~ ~ ~" ~ ~ °~ ~ ~~ GJ U7 ~4 'Cj ~..~ r. G, ~ c4 b .~J ~ u m ~ ~ ~ ro ~~., ~ ~ can v n `~ 1z '>' ~n d1 "~j 'N r> G 41 ry ~ ~ ~. 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'C7 O O O €, ~' ~, Fa ~s v ~a ~..~ 4 ~ 44 ~ CL ~ ~ b.y _~ •~ O ~ }6-J~ ~" RS ~ .~ '°~ :J 3 s. v ~ o ~ '~ ,~ o ^~ ~. ~ o b ~ a y, ~ ,,..~ ~ ~ u O v ~' v `~ b'J '~ G a~ '" o V ~ .~ N ~ .~4 °; "~ „~ ~ ~ ~ ~ O d U U C~5 v O O O 4J • • ~) 0 a or 'y . :. v ;~ 0 y ~, O v ~. v fV ri _O y ~, >, c ~ a ~ ~~ a~ v ~ * ~ O ro O La., ~ ~ .~ ~ .~ f~ O by ~ ~~ ~~ O A u~ "~ a~ ~ ~ ~ ~ ~ ~ p v ~ U ~-" ~ ~ a~ ~ ~ ~ a~ X ~ as ~ ~ ~ V ~ ~ 1-. ~ ~CUy ~ can `•+ O ~ rJ o ~ o ~ ~ ~ -~' ~ ~ ~ ~ ~ ~ v ~ W 'b B ~ ~ ~ ~ ~ ^~ '" •.. ~ ~ c j r ~ Ti ~ ;~ ~ ~ o ~ .~ u ~ u} _ Q 4 ¢+ ~ a J ~ ~ CD • ~ b ~ ~ •- + ~ G ,~ © ~ '~ O ~ u a ~ a ~a ~ ~ p ~ ~ ~ ~ O 4 .~ ~ ~ v z a~ '~ H s a~ v o ~; ° i' ~ 3 ~y ~~ ~ ~ o ~ ~ ~s ~n ~ w V ~~ ti~ ~ ~i ~ ~~ N ~ O '+~ CS C? ~~ ~ ~ ."~~ ~ ~ ay w ~' ~ v~ ~~~ +~ O u ~ ~ Cj Q ~ ~ ~~ ~ ~~~ '~ ~ ~ ~" ~ ~ ~ ~ p7 GJ '~ N cn ~ k' ~ ~t6 ~~ ~° a v ~' 7 v P~ ~ ~ ~~ ~ ° r t~0 tL' o ~ ~~ ~~ o ~ ~ ,~ 3 y ~~ ~~ a a~ '~ v ~ p a~ ~ ~ ~ ~ ~ .~, ~~ ~~~ ~ ~ ~ ~~ H O ~ ' ~ r r ~ J ~ ~ ~ .~ ,~ r O ~ O a ~ .~ y ~ ~ ~ ~ ~ '~ ~-' ~ i ~, -~ ~ ;~ v ~ o~ ~ o R ~ ~ ~ ~ ~ 'C ~ ~ a ~ v ~ ~ ~ :~ ~ H ~ ~ ~~ '~ © ~ o ~ [~ ~.~ o :~ :J _ ~ ;~ ~ ~ © [Ia v~ ~~ '~.~ ~ ~ _ a~ .~ ~i ~ ~ p`~ ~ N ~ '~ ~, W G, v ~ w Ql -+~ ~ ~ rJ ~ ~ ~ ~~ 41 G ,~ u O r ~, ~ u ~ Q, 'b a., , ~ ~ a~ o ~ ~ ~ ~ q ~ ~ ~ ;~ U V ^~ ~ "r" D1 '/~~ ~ ~ ~ ~--r ~ U ~ Ply V CJ ~ U ~ '-~ ~i ~ ~ ~va~~, °~ ° cn ~~ ~~~~c ~o ~~ }~ tty O u5 ''~ a ~ ,~ V N U qVy •~ ~ ~~~yy F4 t~jg J ~w j' 7~.. 7--i '~' ,~~ o J~~ ~ ~~ c ~ ~ Z 0 ~ ~ ~ ~ '~ ~ ~ ~ ~ w '~ ~ ~ tts ~ ,--~ ~ ~ o ~ ~ ~ Q o ~ v F" ~~ ~~ ~~ o w o o ~ ~~ ~ .~ .~ .~ o a ~ a .~ ~ ~ ~ ~ ~~ `~ ~ ~ ,~ .~ .~ ~ y ~ ~ .~ o N ~ ~ ~ ~ .~ ~ ~ ~ v ~ ~ ;n ~ ~ r CJ ~ U ~ ~ ,~ ~ .~ v ~ ~ ~, a ~ twW ,~ ~ ~~ ~ ~ ~ ~ ~ .~ ~ ~ ar ~~ y ~ .~, ~ ~ .+~ w .~ _ ~ V ~ y ~ ~' •~ a ~ E°r R, ~ ~ v '~' ~ vV,~ ~ fl a W 0.1 '~ ~ t]. ~ • ~ [mod td ~ i ~ r ~ r ~' ' ~ A, ^" ~ W ~. ~~ N •.~-~ V ~ CD ~i ~ ~ ~' ~ ~ ~ ~~ .~ ~.. a; bA ~ v v '~~ cn y '~+ rC ~ ~ ~ ~ ~ a -. r c~Li cn ~ ~ ~ .~ ~ O ~ ~ ~ N u , , c> ,'~9 ~ ,bSA ~ ~ ~ ~ ~ ~ ~ v ~ ~ ~ ~ ~ ~ ~~y ~ ,~ OJ ~ U "~ ~ . ~f.+ V ,~ p r ~ v ~ iC w .~ > a ~ ~. ~ ~ ~ ~ o cn ~ ~~~i, ~ ~ w ~ '~ .~ p cr, V O ai ~~ ~ v ~ ~~ Y (~ 01 > ~ ~~' ~ a ~ ~ ~ ±xCS ~ '~ t5 '~ ~ ~ ~ ~ ~ ~ ~t N o~'~ ~ ~ .~ ~ y~ Q Q~ ,~ ~? ~ ~ ~ ~ ~ ~ ~ ~ w ~ ~ '~ ~ ~ ~ ~ ~ ~ ~ ~ ,~ ~ *ei ca ~~ ~ ~ ~ ~ ~ ~+ ~ ~~~ ~ V ~ ~ tf1 ~ ~ r~ ~ ~ :l5 " ~ L^ 4J ~N+ ,~ ~ ~J ? b a' a.~ cB p,. }., ~ ''~ ~ ~ ~ Ua ..~ r y ~ ~ y ~ s`~n w ~ cd O 'L° ~ O ,,~ ~ ~ ~, ~ ~ Q ~ ~ t6 ,~jy u d ~~".., ;I ~ '~, ca ~ '~ y ~' a ,~ r Q u] ~ tPa ~ ~ ~ y ~j "~ ,~ ~ (SJ u [U ~ t7~ ~ N tU G r~ ~ tJ ~ cu G w --; i~ ~? y ~C *~ ~ v ~ ~ ~ ~ ~, ~ Vii, ~ ed ~ ~ ~ ~ µ ~ ~, ~ ~ ,~ ~ ~ u r ~ may, V cry? ~ G ,`~' ~ ~ t.1 ~ G p, ~ ? p • ~ A, ~ ~ ~ ~, ,,, cs .~ W HG p ~ ak ~ ~ Q ~ G ~ u, a ~ ~' y r.n ~ ~ tU ~ ~, .~ c65 V1 ~ w ~ ~ ~ o ~ ~ '~ ~ ~ ~ ~ ~. (~ W ~ ~ .N +, O }~}.~~ v-~ v p., .-r O ~~" ~ CJ ~ '~ ~ R' bQ a1 ~ O ~ ~ iU H ~ ~ ~ p ~ d © ~ x. ~ ~ ~~C~ ~~ CL` ~ ~ "~ can n. ~ ~ ~ ~ ~ ~ ~ ~ 'd o ~ ~ ~` v °' r . ~ c. _s~ as cC 4" ?, fl ~ ~ ~ O as '~ ,~ 3 y ~ ~ o A, y ~, .Q ~ ~ ,-.+ ~ ti o o Q. ~ v ~ ~ :~ C m o ~, R, w ~j +. .u it ~,y •.-~ ~ "~ , Q~+' U i ~--~ ~ 4} ~ air,/) ~ '~L ~. .~., b ~ !59 r ~ ~ r ~ ~ ~ ~ ~ ® ~ ~ 'TG~ ~ O ~ ~ ~ p? ~ u C '~ ~ `~ ca ~ '~ ~ ~ ~ ~ o . ~ ~ a1 ~ +~ ~ ~ cv 5 ~ ~ o .,~ ~ .~' v ~~, ~ ~ ~ sin ~ ~, ~ ~° ~''~ -~ chi ° -v ~ © o un ~ Rte., ~ O ~ C as ~ p ~ ~ G ~ ~ ~" R-r y, ~y ~ fA w i-~ fJ V} t4 O c+J r O w ++ tC ~ r ~- ~ G p~ ra ~ h, to w w ~ ~ [-y '~ ,~ '~ F-+ ~-+ '~ V3 v ~ ~ v ~' w o w ~ ~~ ~ ~ a~ .~ ~ ^~ ~ J 'r~-y ~ RS u Rs ~ ~~ ~ a o .-~ ~ H o .~ ~ .~ u ' P~ ~ ~ ~ o ,~ ~ ~ ~ ~' ~ G p„ o ~~' 3 ~ ~~~~ ~~ ~~ ~~ ~ y -~ .~ ~~~~ ~~~~ ~.~.~ ~ ~+ ~ ~~ ~ ~ o ° °L' ~ .~ ~ ~ u ~ ,~ ~ ~ ~ ~~~~ ~~~ u ~ ~ Q ' ~ v ." ~Q~~ ~ n ~ ~ `~' V ! ~' ~ ~ o •~ v ~ .~ ~ `~ ~ Q ~ ~ ° o ~ v ~ .v ~ bD ~ ~ .~ C~ O ~ N t1J ~ ~' ~--i (1J pq ~ v~ ~ ~~_ .~ hod ~~Q~~ i ~ ~ ~ O ~ '`~ H ~ ~ ~ O ~ ~ ~ ~ ~ ~ ~~ O ~ ~ ;~ ~~ ~' ~ ~ • U rye ~ 41 ~'" ~ ,~ rai ? , ~ ~' ~ 'r-r C~ cp ~ ~ ~ ,~ shy ~ u ~, ~ ~ ~ ~ c~ r tr ~ ~ ~ ~ ~ ~ _ _ cn ccl '~ ~ it ~.,~ ~ ~ ~ ~ ~' ~~'' .~ ,~ v v ~ ~ ~ ~ ~ ~"' ,~ .~ ~`' O ~v w c -~ • ~ y.y r C~J bA ~ •c: ,~ ~ p ~ 4J .~ ;~ ~ a ~ y a~ ~ ~ a~ ~ v ~•N ~~~-a +,a ti ~ ~ ~ v ~ ~ ~ ~ ~ ~ ~y~ ~m av~ 3 ~3~ G ~ ~ •`~ ~ ~ ~ ~ ~ o ~ ~ ~ D ¢! y '~ ~ ~ ~ id ~ ~ ~ ~ ~ ~ ~. ~ N ~• . ~ ~ m ~ iC `~ ,~ ~ C`ni tVa ~ u R, ~ ~ ~ ~ ~ U ~ ~ ~ ~ ~ ~ ~ S11 '~GG y ~ r ~, ~ ~ ,~ •~ L.V., O b0 ~ ~ O ~t v ~ ~ ~ v a ~ ~ ~ O u ~ ~ 4i ~, V +~ ~ ~ v Q ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ cad v ~ '~ ry hA '~ ~ ~" by ~ ~ ~L ~~ ~ ~ v ~ ~ ~ ~ L ,~ ~ ~ ~ ~ '~ ~ ~ y ~ a3 (,rte ~ d ~ ~ 'SC` p '''.~ G h~3 'n y ,~ c9 ~ d .~' y .-~ rs,~"~;° ~ ~ ~~;~ ~~~ ~.c,:~ ~..~ p~ Viz, H "Q :~ v D ~ V r ~ ~ ;xp y .X V ~ GD e.r "'~ co b .`„ a 0 0 'rJ .~ 0 ~, a Q V .~ .5G V e~ ~r a 0 r~ 0 u v 0 a bA • • ~ ~ . ~ w ~, ~ °' ~ ,~ o ~ = ~ ~' ~ ~ ~ ~'~ _ ~ ~ ~ ~ y~ c~ ~ ~ o~ ~ ~ m y ~ ~ ~ ~ ~ ~ 4 tC ~ ~ .~ ~ ~ ~ r eil a ~~~ ~ ~ ~ ~ ~ ~ ~ ~' ~~ ~ .5 ~ ~ G N ~ `~ ~ D '~' ~ '~ °; ~ ~ ~ ~~ ~ ~ .~ ~ ~ ~ rh .v r3' .~.~ b4 rh ~ w ~ ~ .~v O ,~,,~ a-+ n ~ e ~ ~ ~ ~ w ~ ~ ~ ~ ~ ~ .~ ' a.' ~ .~.~ ~~ ~ r~ ~+ ~ ~ ~ m rJ ^~ t4 ~ ~ ~~ ~ ~ ~ ~ a `~ o ° ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ a y ~ ,t ~ ~ ~~ ~ ~ ~ # ~~ r~ -~' ~« ~ -~ ~ ~ ~ ~ ~ 3~~ ,~ G ~ "s` ~ o ° ~ ~ o ~ a v .~ ~A '~ ~ ~ ~ ~ ~ ~ :~ ~ ~ ~ ~ ~ ~°' ;~-. vim.. ..r-~ ~ t~'1 ~ ~ ~ ,~+ r' '~ ~ ~ v ~ ~ ~ ~ ~ ~ ~ ~ ~p ~ ~ '~ '~, 1, °~ ~, ' ~ .: ~ ~1 ~ ~ o ~i ~ ~ N -~ . 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C. , ~ u ~ a ~ G ~ ~ ~ ~ ~ ~ ~ ~ ~ y ~ N -~ ~"' G -~ ~ ~ ~ Q ~ ~ ~ ~ ~ ~ ~ N ~ flJ ~ ~ Ca y O :g ~ ~ ~ ~ o a w ,..~ v ~ '~ ~ ~ ~ ~ ~ •~ ~"" N o ~ ~ ~ ~ ~ ~ v~ ° ~ ~ ~ ~j '~ ~~y~ ~ N ~ ~ ~ H ?'C H Vi rr3 `,'-~ t1 ,~~~, ;~ ~, `+~-~ GA ~ ~ ~ C~~+ '~~, t6 'gyp k ~ ~ ~ t4 ~ ~ ~ ~ ~ bA s+ U ~ ~ '~ ~ U ~~ ~ ~ ~ v .~ ~ ,~ ..~ :~. m v c~ ~ y O ~ ~ ~ ~ ~ ~ ~ ~ Q ~ G ~ O ~~ per, O o y~ `~,, cn ~ ~ ~ ~ ;~, a~1 ~ u ~ ~ ~ 'v} ~ X ~ W ~ ~ W N 'JJ W .~ ~ ~' N ,~ ~ ~ •~ ~ .U ~ ~ ~ ~v ~ o ~ ~ ~` w N ~ ,~' U 131 r+ H "~ .~-+, ~ ~ H ,~ ~ ~ t!] ~' N '~ CJ `~` 4F G"~ ~ ~' ~ ~ ~~ ~~ H ~, ~ o to moo, ~ ,~ by °J ~ ~ as 41 y c~+ ~ ~ ~ o ~ 'J o ~ ""` ~G ~ ~ U u ~ ~ ~ ~ ~ ~ ~ r~ y ~.J ~ ~ ~ ~ ~ ~ ~ H Q W C~j7 o ~ ~ ~ .~ w G ~` u r~ ~ ~ a ~ ~ 3 v ~ ,~ '~ o ~ ~ can •~ G ~` G ~ t~ :~ ~7 ~.. O ~~~~ ~ 'Q -~ H ~.t-~ Nr T-'~ a "~ ~~ ~, ba ~ ~~ ate ~ ~ ,~ ~, ~, '~ ~~ ~ _~ y .~ p ~ ~ ~ y sr~ ~ U ~ ~.. 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PUBLIC WELCOME 12:00 pm MEMBERS PRESENT Gary Hartmann Doug Cahill John Schofield Erickson Shirley George Lamb Rollie Kjesbo Site Visits MEMBERS ABSENT Chas Bernhardt 1. Reske Residence 2319 Chamonix Rd 2. Vista Bahn Building 333 Hanson Ranch Road 3, Gerald R. Ford Park 580 South Frontage Road East/Ford Park 4. Gazioglu Residence 3120 Booth Falls Courk/ Driver: Matt ~o NOTE: If the PEC hearing extends until 6:00 p.m., the board may break for dinner from 6:00 - 6:30 Public Hearing -Town Council Chambers 2:00 pm A request for a variance from Section 12-6D-10, Landscaping and Site Development, Vail Town Code, to allow for the construction of a new primarylsecondary residence, located at 2319 Chamonix Rd. /Lot 9, Block A, Vail Das Schone Filing 1. Applicant: Brian Reske Planner: Allison Ochs Allison Ochs introduced the variance request per the memorandum. Brian Reske, the applicant, passed around several pictures demonstrating home designs with side-loading rear garages, which he intended to emulate an his own property. He mentioned that his primary intention was to shield cars from the road and provide front landscaping. Gary Hartmann thought that the neighbor's driveway encroaching on this lot is considered a physical hardship and a unique circumstance. Doug Cahill agreed with the applicant's desire to keep landscaping close to the road. Rollie Kjesbo had no additional comments. Il ~l# Td~P„!~ Q~ ~r~IL George Lamb had no additional comments. Erickson Shirley had no additional comments. John Schofield summarized the Commission's comments, saying that the neighbor's driveway did indeed constitute a hardship. Motion: Gary Hartmann Second: Rollie Kjesbo Vote: 6-~-0 Approved with conditions: 1. That prior to final Design Review Board approval, the applicant submits a tree preservation plan, indicating that the existing landscaping along the eastern property line of I_ot 9 shall be maintained through construction. A landscaping bond shall also be submitted to the Town of Vail prior to the issuance of a Certificate of Occupancy, guaranteeing the surviival or replacement of the trees for a period of not less than two years. 2. That prior to submittal of a building permit application, the applicant shall receive fiinal Design Review Board approval of the proposal. This may mean that slight modifications are required for the driveway which may increase the amount of landscape area, but in no case shall the modifications decrease the amount of landscape area. 2. A rec{uest for a variance from Section 12-GD-6, Setbacks, Vail Tawn Code, to allow for the modification and enlargement of existing deck columns, located at 3120 Booth Falls CourtlLot 7, 131ock 2, Vail Village 12t" Filing. Applicant: Halide Gazioglu, represented by Sheppard Resources Planner: Matt Gennett Matt Gennett introduced the variance request per the staff memorandum. Mr. Kop, from Sheppard Resources and the representative of Ms. Gazioglu, stated that the owner's primary interest was to improve the appearance of the deck and' to provide better support for the existing deck. No public input was given. Ro11ie Kjesbo asked Mr, Koll if all of the problems were worked out with the neighbors. Mr. Cole answered in the affirmative. George Lamb mentioned that he was one of the neighbors and had already written a letter in support of the variance. He suggested that landscaping needs should eventually be discussed. He stated that he felt comfortable voting on the variance. Erickson Shirley had no additional comment. Gary Hartmann had no additional comment. Doug Cahill suggested that perhaps a condition should be attached to the variance that would provide landscaping. George Lamb commented that that condition was instead the responsibility of the Design Review Board. Matt Gennett verified George Lamb's comment. John Schofield mentioned that the hardship was pre-existing, and therefore justified the variance, but asked if the ILC was necessary. Matt Gennett answered that is standard procedure. Motion: Rollie Kjeshn Second; Doug Cahill Vote: 5-4-1 (Lamb abstained) Approved with the condition as provided in the staff memorandum. 3. A request for review of a minor subdivision, re-subdividing a part of Lots L and K, Block 5E, Vail Village First Filing, to create Lots 1 and 2, Block 5E, Vail Village First Filing, 2D Vail Road, 62 East Meadow Drive, and a~2 East 'Meadow Drive. Applicant: Sonnenalp Properties, represented by Braun Associates Inc. Planner: Warren Campbell Warren Campbell introduced the project per the memorandum. John Schofield asked Warren Campbell to address the issue of the new plat creating non-conforming lots as the Swiss Chalet and Sonnenalp would be on separate lots. Warren Gampbell stated that the lots were linked together far zoning purposes by a note an the plat. Remaining development potential would apply to both as a whale project regardless of the lot line. Dominic Mauriello, the applicant's representative, stated that the primary purpose in re- plotting was to "clean up the lots". OriginaAy, there was an erroe in the Vail Village 1gt Filing plat. It is that error which resulted in porfions of the Sonnenalp Idotel being located on Tawn awned Tract I. He stated that it was neither anon-conforming nor unusual situation as the surveying was incorrect. Russell Fairest mentioned that the project was similar to Vail Village Inn in regards to development potential for multiple buildings being shared on different lots. Jahn Schofield asked if it could be assumed that the declarations for the association on the east lot would require sign off on improvements to the Sonnenalp and vise versa. Dominic Mauriello answered that. as long as the plans conform to zoning, afee-simple ownership applied to Lot 1. He mentioned that it was not analogous to a duplex situation in that two owners was not the same as one hundred forty owners on one side to one owner on the other side. Doug Cahill wanted to verify that there was a note linking development rights. Russell Forrest said that the plat note would link the lots together as a whole. Gary Hartmann asked if joint applications would be required in the future then. Dominic Maurielly asked if that applied across the street as well. Russell Forrest stated that was the case with the Vail Village Inn. Larry Eskwith, legal counsel for the Talisman Condominiums, mentioned that he would be entering into a permanent easemen# with the Sonnenalp and wanted to make sure that his development rights were going to be maintained. Warren Campbell states! that no property lines were moving and that the Talsiman's nonconforming status would remain in place. Gary Hartmann was glad to see that the sight was being "cleaned up". Doug Cahill had na further comment. Rollie Kjesbo stated that it seemed that both lot owners should agree if development was going to occur. Russell Forrest answered that if redevelopment occurred, consent would be needed in situations with possible conflict may arise such as changes in use or square footage increases. George Lamb was "cvmforrtable" with the plat note and stated that tv have ail owners sign off in a time-share situation would be tricky. Erickson Shirley had na comments at that time. John Schofield agreed with the need to re-plat. He asked if it would not be wise to address the potential conflicts that might arise, Dominic Mauriello said that a private document verifying consent and protection of and for the owners would be draf#ed. He thought the note was adequate as it was currently drafted. Doug Cahill said that the Planning and Environmental Commission would not want to hear about conflicts that erase. Any application for a change should be worked out by the Swiss Chalet condominium association and the owner the of the Sonnenalp Hotel. Erickson Shirley asked if anyone's rights were changing. Russell Forrest said that if conflict between property owners arose, it would only be on the premise of redevelopment. He said that the Town was reviewing the project as a single site with the recent proposal far the Sonnenalp Hotel expansion and Swiss Ghalet redevelopment. John Schofield asked if the Town attorney had reviewed the plat. Warren Campbell mentioned that the attorney had not reviewed the proposal. Erickson Shirley wanted to clarify that no person's rights were being changed. Warren Campbell stated that all development rights remained in place; however, the owners of Lots 1 and 2 would need to work out any proposal prior to bringing an application to the Planning and Environmental Commission or Design Review Board. John Schofield mentioned that he was ready to proceed, provided the Town attorney's input could be gained. Motion: Doug Cahill Second: George Lamb Vote: 6-0-~ A,ppraved with the conditions as provided in the staff memorandum with an additional condition that the Town Attorney approve of plat note number 11, prior to Town Council approval of the proposed easement agreements 4. A request for a final review of an exterior alteration or modification, pursuant to Section 12-78-7, Exterior Alterations or Modifications, Vail Town Gode, to allow for an addition to the Lodge at Vail; a request for a variance from Section 12-21-10, Development Restricted, Vail Town Gode, pursuant to Chapter 17, Variances, Zoning Regulations, to allow for the construction of multiple-family dwelling units on slopes in excess of 40°1°; and a request for the establishment of an approved development plan to facilitate the construction of Vail's Front Daor, and setting forth details in regard thereto. (A more complete metes and bounds legal description is available at the Town of Vai6 Community Development Department) Applicant: Vail Resorts, represented by Jay Peterson Planner: George Ruttier Warren Campbell introduced the project, in George Ruther's absence, according to the memorandum. Jay Peterson, from Vail Resorts Development Company, detailed the changes that had been made since the previous meeting and asked for public input. John Schofeld summarized the issues that were being addressed that day, such as the 40% slope, loading and delivery, etc. Jim Lamont, Vail Village Homeowner's, mentioned that he had reviewed the list of Planning and Environmental Commission requests from the last meeting. John Schofield commented that the loading and delivery and similar issues were going to be under the purview of the Town of Vail, not Vail Resorts, and would be determined in the upcoming year. He mentioned that a final parking analysis would be forthcoming and that a traffic analysis from the staff was also expected. Jim Lamont stated that he was attempting to post the pertinent issues on his website. Warren Campbell reminded that Commission of their request to verify what impacts the new development would have on the Town as a whole. John Schofield commented that. the Commission would like to finalize the plan in two weeks, . Rollie Kjesbo asked the applicant how the title of the loading and delivery area was going to work. Jay Peterson stated that a perpetual easement for public use would be granted with Vail Resorts retaining ownership. Vail Resorts would pay far lighting and ventilation, but aspects such as the elevators, facility main#enance, repairs, etc. would be the Tawn's responsibility. Rollie Kjesbo asked if hours of operation would be implemented for aspects of the skier services building. Jack Hunn mentioned that certain areas of the building would be open later at night, such as the skier dray-off area, so that skiers could get their skis back after eating In the Village. The coffee shop would have hours as well. Window-tinting for after-hours light mitigation would also be an option, he said. Rollie Kjesbo asked if sound amplification would be an issue. Erickson Shirley asked how the sound issue would be addressed. Jim Lamont mentioned that this same issue was currently at stake in regard to the Tap Room. He wanted to make sure that some degree of a management plan be put in place,. George Lamb asked about the square footage of the yard, as quoted in Exhibit A. Tom Braun said that the yard had grown to 60,000 square feet. George Lamb suggested a management plan fvr loading and delivery and asked about traffic muting. He thought that the Town should suggest to Vail Resorts what needs should be met. Jay Peterson mentioned that loading and delivery was only one aspect of the project. He stated Vaii Resorts' desire to work with other loading and delivery projects within the Town. George Lamb asked about the lighting in the alley and the police reports that were requested in conjunction therewith. He stated that a second view corridor should be adopted between 1 Vail Place and the building to the east. Warren Campbell referenced the Commission to the attached police report. Jay Peterson said that the building was, indeed, far back from the adopted view corridor at the end of Bridge Street. Erickson Shirley commented that the Wells Team had arrived and asked when their input would be heard, He asked Greg Hal[ how the Town was going to enforce aspects of the project, especially regarding noise and loading/delivery. Greg Hail stated that one of the topics focused on and presented to the Town Council would focus on the improvements being made to the Village streets and the benefits of the loading and delivery that contribute. Council would need to direct the police department to strictly enforce the loadingfdelivery and noise ordinance. Erickson Shirley asked about the traffic study. Tom Braun answered that the traffic numbers reflected the "peak of the peak" seasonal counts. Erickson Shirley asked how the clock tower was going to affect views of Pepi's face. Jay Peterson repfied #hat from the plaza, the line of sight was relatively unobstructed,. and that coming south on Bridge Street, there was no obstruction. Erickson Shirley hoped that the Commission was not over-zealous in thinking that the neighbors were going to be against any sort of drinking establishment whatsoever. He continued that what the Town needs is a lively base such as other resorts had, Gary Hartmann commended Vail Resorts on the progress of the project. From the Town's perspective, what would the hours of operation of the loading/delivery facility be? Jay Peterson mentioned that that information would be in the developer agreement presented to the Town Gouncil, The hours would need to be tweaked as problems or better ideas arose in the operation of the loading and delivery structure. Doug Cahill appreciated the diagrams of the view analysis. He agreed with the implementation of a second view corridor and was glad to see the size of the ski yard was going to be increased. Loading and delivery would require early morning and evening lighting in the hallway between 1 Vail Road and the Lodge. He asked about the traffic counts on Vail Valley Drive. Curtis Rowe, the applicant's traffic consultant, verified that the traffic counts were based on daily, not hourly volumes. Doug Gahill asked about the enlargement of the restroams. Where was that extra space coming from? Jay Peterson mentioned that the size of the r®strooms had been doubled. The vestibule entering the restroom was reduced to give the bathrooms more space. Doug Gahill mentioned that the Lionshead redevelopmen# would push a lot of business to the Front Door site and those impacts should be anticipated. As for the traffic diagram, the red line on the diagram down Gore Greek. Drive should be removed to clarify that increased traffic in the pillage would not result with the loading and delivery facility. Andy Littman, a representative of the Wells Team, gave a presentation addressing several questions and issues that still remained surrounding the project. Should the Town's main delivery center be at the activity center of the Town? Will the centralized loadingldelivery be a problem for the merchants andlor enforcement? He stated that a very strong management plan, and perhaps restrictions, would be needed- Obvious congestion and traffic issues should not be ignored, he said. He stressed the importance of "doing things right" the first time and questioned the placement of the skier services building. Why not put the building closer to t3ridge Street? IMany issues would need to be clarified with the Town and as many groups as possible should agree to the plan. He strongly felt the project should be critiqued by a qualified outside consultant. Would funding be set aside for artwork or "signature improvements"? Pedestrian access from the east and west should be obvious and visually appealing. The project should be lasting and enduring. Tam Boni, Knight Planning Services, apologized far his lateness and handed out a memo summarizing the comments of other members of the Wells Team. He mentioned that truck movements which encroached into oncoming traffic needed to be addressed, as d'od pedestrian movement and snow storage, as it related to maneuverability. How much cargo could be transported by each hand truck and how many hand trucks would be needed for each delivery? More input from delivery companies and the businesses receiving the delivery was desired, he said. Was the traffic count for Vail Road derived from highway statistics or the situation of Vail Road as it Curren#ly existed? Gwen Scapello asked about the data for Hanson Ranch Road. She mentioned that the data seemed to have been based on the traffic of a four way highway. Ron Byrne apologized for his lateness and expressed the importance of taking time to critique the projec# thoroughly. He stated that the building seemed to be undersized for its function as a skier services building. He wanted the ski yard to expand. The new building was a greatly improved solution, but the functionality of this piece of property should be addressed. The tourist should be drawn to the property, regardless of the season. He thought that ingress and egress far One Vail Road could occur above ground, though the Lodge at Vail property; however, the Lodge would not want its guests to crass aver a path in order to go to the pool. Another issue would be fire access. If those two elements were resolved, the skier services building could move significantly to the east without affecting One Vail Place and could probably increase in size as well. He mentioned that other projects within the Town which would be implemented soon should take some responsibility far same of the loadingldelivery issues in the future. Jahn Schofield announced that the Commission would take a ten minute break. John Schofield suggested to Andy Littman and Tom Boni that they re-read previous reports, which would likely answer manylmast of their questions regarding traffic circulation and numbers. Russell Forrest addressed loading and delivery by saying that the Town had already improved the SonnenalplSwiss Chalet, Vail Village Inn, the Chateau, and perhaps Crossroads' facilities. Greg Hall further commented that not every development site is available for loading and delivery. The sites that have been large enough, the Town has taken advantage of already. Russell Forrest reminded the Commission of their trip to Beaver Creek's successful facility, comparing the impacts of the two projects. The Front Door project would not be the only opporkunity far loading and delivery facilities. Doug Cahill requested that delivery persons be notified of the distance that the hand carts would need to travel. Erickson Shirley asked if the merchants had been notified of the distances and the loadingldelivery location and if any negative feedback had been obtained from that meeting. Russell Forrest stated that the merchants felt overall that the facility was positive addition. John Schofield asked that the turning movements anticipated by the trucks be addressed. Greg Hall stated that heavier trucks would be brought in on collector roadways. Three types of turning movements were analyzed, he said. Less than two percent of the vehicles coming into the facility would be oversized and subject to a special delivery permi# from the police department. Greg Hall re-stated that the current design would adequately handle the loading and delivery traffic, Russell Forrest mentioned that a transition in the loading and delivery process was expected and the operation of the facility would be tweaked in order to function most efficiently. Erickson Shirley added that the hand truck traffic in Beaver Creek ended up working better far the truck drivers. Jay Peterson summed up the public comment by stating that delay was always preferred, in the public's mind. He felt it was time to move on and stated that all the questions had been answered. The skier services building has shrunk in size, a consultant had already given input, and an outside design consul#ant was not needed .due to the qualified members of staff, Council, Commission, and Qesign Review Board etc. The pedestrian and bike paths had already been detailed in the report. fine million dollars had been committed by Vail Resorts for artwork, more than any other project. He agreed that the skier services building could be karger, but, due to public input (of the entire neighborhood), the currently proposed size was the result. The building had already been critiqued by the Design Review Board, who liked the building, aside from several technical, design aspects. CUrtlS Rowe, the traffic analyst, clarified that the capacity of a roadway was based on headway behind vehicles. The capacity of a two land roadway, therefore, would be 3$,000. A two land roadway in a town setting could be 20,000 vehicles. That was reduced for winter conditions to 15,000. The V to C ratio was 67%. Roliie Kjesbo had no further comment. George Lamb wished to reiterate that the hand truck traffic to the businesses farther from the loading facility could be an issue. Erickson Shirley asked about the number of bays needed for the Town and what the Wells Team had an issue with. Andy Littman suggested that the bays be built in a more logical place that does not create congestions and "unsightliness". H'rs contention was not with the number of bays. Erickson Shirley stated that the applicant had already offered the Town a tremendous amount. To try to extract more from the applicant would be unreasonable. The Town was getting a great deal of benefit from the applicant. The Town would manage the loading and delivery and would adjust the plan according to the merchants' needs, etc., once the plan was in place. Gary Hartmann had no additional comments, Doug Cahill liked the re-design of the skier services building. He continued to think that the bike path should be moved off of the hard-scope patio in front of the building. Delivery persons should be informed of the distance they will need to travel with their handcarts. Jim Lamont wanted to remind the group that this loading and delivery facility was originally proposed in a 1992 traffic plan. The site had been studied extensively for its practicality and effectiveness. It was the best site of seven others that were studied for the same uses. John Schofield summed up by encouraging the Wells Team to read all the information that the Commission had read over the past nine months. He said that Jeff Winston's input, a design professional, was included in that information, Regarding getting to a final vote, the staff would need to provide resolution of the loading and delivery operation, since Vail Resorts would not be operating that facility. Some type of licensing agreement would need to be concluded specifying operation of the facility. Alighting plan for the alley near One Vail Place would be subject to Design Review Board review. In that review, the Design Review Board should take into account the police report submitted to the Commission. He thought that an additional view corridor, though good, was not necessarily a proposal that should be submitted through this project; it could be added later. Prior to a final vote, all studies and input should be available for the Commission and public. Jay Peterson stated that the radius for the loading and delivery in Beaver Creek was 10x0 ft., which was the same as the area proposed for this facility. He commented that Vail Resorts would be ready for a vote from the Commission on September 22. John Schofield responded that the submittal of an operational management plan would be a condition of approval. Motion: Rollie Kjesbo Second: George t_amb Vo#e: 6-0-p Tabled until September 22, 2003 5. A request for a recommendation to the Vail Town Council of a proposed amendment to the FO.Rfl PARK MAIVAG~MI;NT PLAN - An Amendment tv the Gerald 14. Ford/Donovan Park Master Plan, to allow for the construction of a public parking facility and structure, a request for a variance from Tifle 14, Chapter 5, Parking Lot and Parking Structure Design Standards for All Uses, to allow for a deviation from the minimum landscape area requirement and to construct an unpaved, gravel parking surface, and a request for a conditional use permit to allow the construction of a public parking facility and structure atop the athletic fields at the Gerald R. Ford Park, located at 580 South Frontage Road EastlFard Park Applicant: Town of Vail, represented by Greg Hall Planner: Warren Campbell Warren Campbell gave a presentation per the memorandum. r: Greg Hall elaborated in greater details on the operation of the parking facility. Jonathan Stauffer mentioned that the length of time for which the LLtemporary solution" would be laid out had never been mentioned. He stated tha# the parking task force had only baked at parking, nothing else. Due to the bus system in Vail, the need for more parking should be reduced, He suggested solutions from as far as Boulder to help lessen our need far parking. The costs associated with this parking solution were prohibitive as well,. he commented. The money being spent an this proposa6 would be far better off utilized tv establish a permanent solution. Helen Friteh, fram Betty Fard Alpine Gardens, wanted to make sure that the gardens would be protected and commented that people liked to take shortcuts. She suggested that some sort of fencing be put up to protect the gardens. Jae Stauffer said that due to his and John Donovan's input, Ford Park was currently a park, and not 18Cf0 condominiums. He asked the Commission to think of the massive number of development proposals that were presented to New York City in relation to the Central Park site. He was upset that Vail Resorts wanted to use Town ©f Vail open space for their own profit through parking. He thought that the parking problem was the responsibility of Vail Resorts and any solution should be constructed and paid for by Vail Resorts.. Jim Lamont, Vail Village Homeowner's, mentioned that he was an the task force for the Ford Park master plan. He was confused about the staff's .interpretation of the goals. John Schofield clarified that in 1997, the Town recommended to the Council that structured parking be an allowed use. Eventually, that recommendation was removed from the plan at its fnal adoption by Council. Russell Forrest clarified that under the General Use district, "public parking facilities and structures" are a conditional use. Keeping the same wording is important, he said. If the proposed development plan were approved, that blueprint would be allowed, nothing else. Gwen Scapello was concerned about the proposal dine to the number of tourist visits that are generated during the summer for large sports events, which may be lessened due to the restoration of the field from the winter parking needs. Greg Hall commented that the Town had met with turf specialists to determine the best way of re-sodding, etc. The Vail Recreation District had been consulted as well. A meeting was going to be convened the fallowing day to further discuss these Tissues. Rollie Kjesba mentioned that his comments were related to financial aspects of the plan. The rnflney gained from charging for parking was nowhere near the amount of money that the Town was going to put out to implement the plan. He would not mind the plan for one year, however. George Lamb suggested that the parking lot be open seven days a week. Cars should be kept off of the Frontage Road at all casts, he said, and mentioned that parking was a Town issue as well, not just Vail Resorts. Erickson Shirley mentioned that this was not a "world class solution to the parking problem. He knew that the task force had tried to solve the problem, and could not unders#and why the Council had not been able to secure funding from Vail Resorts. He, too, could agree with the plan for one year, but no more, He thought that Town property should not be used to solve anon-Town problem, Gary Hartmann mentioned that he hated to see Ford Park used as something that it was never intended to be_ As a temporary solution, it should be in place only one year, with a long-term solution directly following. Doug Cahill felt that the parking problem on the streets was a serious safety problem. He was interested in seeing how the proposal would work far one year only. He thought #hat Vail Resorts should pay for the cosUrestoraton of the proposal. Greg HaEI said that on June 7, softball season starts and the field would need to be playable on that date. Doug Cahill wanted to make sure that the surface was safe, regardless. John Schofield mentioned that if a private developer were applying far the same proposal, he would unequivocally be denied. The hazard of delays on South Frontage road due to a pay lot was also a safety issue, he said. He asked what thought had been given to increased bus service in the morning and afternoon hours. Greg Hall responded that the frequency of bus pick-ups has increased during those hours in the past. Rollie Kjesbo mentioned that the East Vail bus was usually full well before reaching the mountain. John Schofield reiterated that this proposal was a "band-aid". What planning had been given to holiday operation Greg Hall responded that the West Day lot was going to be a public lot this year, open seven days a week. John Schofeld commented that a variance was only awarded to exceptional conditions that were applicable to the site. Regarding a conditional use permit, that would not help in finding a permanent solution. The parking lot should be available any time the parking structures became full. Greg Hall said that the west day lot held 200 spaces. The intent would be far this lot tv be open during the week. The valet parking would be eliminated (~25 spaces}. Doug Cahill asked what the average number of cars was on the Frontage Road. Greg Hall said that about 462 cars were parked on the road on 30-45 days a year (estimations). Currently, between X400 and 500 spaces were calculated to be needed to relieve that problem. Russell Forrest said that financia9 issues were being discussed regarding long-term solutions. Variance: Motion: Doug Dahill Second George Lamb Vote: 4-2-0 (Schofield and Shirley opposed) Variance -Approved with the conditions as provided in the staff memorandum George Lamb said that he struggled with the timing of the conditional use permit. He was apparent that with no permanent solution in the wanks that it was likely that the Parking Task Force would request the same proposal next season, Greg Hall responded that he was partially directed by the Council to get approve! on a year-to-year basis. Also, before investing $12-15 million, the right number of spaces needed would have to be determined. This proposal gave the Town opportunity to deliver along-term solution, he said. It would take at least two years for a structure to be completed. John Schofield asked Rollie Kjesbo to clarify the conditions. Doug Cahill asked what other options were pursued. Greg Hall answered that the bus system was critiqued but that the number of cars that needed spaces was too many to solve any other way. Erickson Shirley commented that he was surprised that no Commission members were present on the task force. John Schofield commented that the field parking should only be in place for one year. He mentioned concerns over the amount of time that might elapse before a solution is achieved if one year is allowed. He continued by stating that a conditional use permit to extend the temporary facifoty past one year should not come before the Commission if no action had been taken to develop a permanent solution. Madan: Rollie Kjesbo Second: George Lamb Vote: 5-1-0 (Shirley apposed) Conditional Use ~'ermit -Approved with the conditions as provided in the staff memorandum with the additional conditions that the public parking facility be operated 7 days per week„ as needed for overflow„ and a minimum of a 1Q-car stacking lane for vehicles entering the facility off of the Frontage Road be provided, 6. A request #or a final review ofi a subdivision of the Katsos Ranch property (unplatted), pursuant to Title 13, Subdivision Regulations, Vail Town Code; a conditional use permit, pursuant to Section 12-88-3: Conditional Uses, Vail Town Code, to allow for the construction of a cemetery; and a final recommendation to the Vail Town Council of a proposed rezoning of the property from Natural Area Presentation District to ©utdoor Recreation District, located on an unplatted parcel ofi land located in the southeast quarter of Section 2, Township b South, Range 8+J West of the fig' Principal Meridian, and setting forth details in regards thereto. (A complete metes and bounds description is on file at the Community Development Department). Applicant: Vail Memorial Park,. represented by Mer+t Lapin Planner: Russell Forrest Russell Forrest introduced the three applications according to the memorandum. Sherry Dorward, landscape architect, stated that the flood plain would not be affected by the proposal. Regarding wetland mitigation, no impacts would occur. The boardwalkslbridges that cross the Swale for Phase I would not hold construction vehicles. However, phases II and III would cross the Swale via a bridge for construction and regular use. John Schofield asked if a wetland area currently existed. Sherry respanded that wetlands do no exist currently where the memorial park is located. However, the Eagle River and Water District do want to create wetlands on the site. The only conflict is in the swale that would need to be bridged with a boardwalk into phase 1 of the project. To create wetlands the Dsitrict will need to divert more water onto the site. The topagraphy would not change much, though the wa#er augmentation plan might be amended to get more water during the summer. Doug Cahill asked if a permanent crossing could be established vn nan~wetlands. Sherri responded that Corps of Engineers permission would have to be obtained far a dry crossing. The water district was struggling to get enough wetlands square footage, she added. She commented that the path would be placed in respect of the wetland boundaries. Regarding intensity-of-use, the average number of yearly deaths in the county is ~60 or 70, many of whom are not Vail residents. Fewer than half are Vail residents, and fewer than half of that number would choose to be buried here. She mentioned that, regarding capacity, many educational materials would be provided to convey the message that the site was for in#imate services only. A paid director would be responsible for such communication. She realized that safety on the bike path was an issue. Gary Hartmann asked about the permanence of the proposed signage. Sherry responded that signage had not been talked about in too much detail Mowever, flags/banners would be placed at the #ime of the service for directional help. Gary Hartmann suggested that all signage be temporary in nature in order to guarantee the attention of regular cyclists and pedestrians. Erickson Shirley asked if there was a limit as to the number of people allowed to attend a service. Sherry responded #hat no limit was currently in place since it was impossible to say how many people might attend a ceremony. Erickson Shirley said that it was going to be difficult to have large numbers of people on the path without causing congestion with the bicyclists. Russell Forrest mentioned that Staff was recommending that ceremonies of over 25 people could warrant a shuttle system in order to help alleviate the parking problem. Erickson Shirley even suggested that the Town could widen the path to help alleviate congestion. Rick Sackbouer from the Eagle River Water and Sanitation District commended Sherri's work in the field. Gary Hartmann suggested a condition that allowed only for temporary signage. Doug Cahill added that perhaps a permanent structure with hinges could be an option for signage. He thought that this had the potential to be a popular area. He wanted to clarify whether or not the urns could be placed outside of the flood plain. Sherry responded that. the urns were biodegradable and that the entire site was in a flood plain. Rollie Kjesba thought it was a great idea and commended the efforts of the applicants. George Lamb seconded Rallie's comments. He added that some pathway congestion and signage issues would need to be worked aut, however. Erickson Shirley hoped that a mare direct route to the site could be thought out. The trail system in Town was already lacking, and he hoped this could be an exception to the rule. Parking issues would also need to be worked out, he said. John Schofield reiterated general support of the plan, commenting that three different motions would be needed for approval, however. He suggested approval of Phase I only. Possible future needs far alternative access would need to be assessed. He suggested approval of the site after a full season, not a fu11 year. Erickson asked if the phases were covered in the conditional use section. Motion: [}oug Cahill, to approve subdivision Second: George Lamb Vote: 6-d-0 Approval of subdivision Russell Forrest asked if the applicant for the DRB could be changed to the Vail Memorial Foundation. He also asked if the condition of staff-approved, temporary signage should be added, as well. Also, he suggested the PEC clarify which phases were being approved. Sherri was worried about approval in sections, as apposed to one Phase at a time. Diana Donovan agreed, saying that people would not want to be "buried next to a duplex", in the event that future phases were not approved. Russell Forrest suggested that the PEC approve the site far a conditional use permit, but that each Phase be reviewed for environmental impacts, etc. Erickson Shirley added that the PEC should have the ability to remedy any problems, should they arise along the way. Doug Cahill wanted to clarify that all future developments should be reviewed by the PEC. Motion: Doug Gahill, to approve the conditional use permit per the conditions listed by Russell Forrest 1. All future phases (2-4j of the Vail Memorial Park must be reviewed by the US Army Corps of Engineers prior to construction as appropriate. 2. The Eagle River Water and Sanitation District has taken responsibility for the review of a raised boardwalk to span the 2D-25 foot wide Swale into phase 1. The proposed raised boardwalk will require review by the Army Corps of Engineers and the Town of Vail Design review Board. A Design Review application shall be submitted by Vail Memorial Park Foundation for review and approval of the Design Review Board prior to construction. 3. The applicant shall submit a Design Review application for review and approval by the Design Review Board for all site disturbance and any future phases (phases 2-4) prior to the construction of any future phases. 4. The applicant shall require ail groups aver 2~ people to use a shuttle system to the site. The applicant shall obtain the owners approval for the use of any remote parking used for inumment services. 5. The applicant shall provide signage approved by Tawn staff during memorial events to clearly indicate that a memorial service is in progress and that cyclists should use caution. These signs should be located at the east trail head to Katsas Ranch and 50 feet to the west of the Vail Memorial Park entrance on the Katsas Ranch recreational trail. 6. The applicant shall pay for additional no parking signs along the Frontage Road at the 'Katsas Ranch Tralhead at specific locations approved ~by the Public Works Department. 7. The applicant shall receive approval far a staging plan. from the Tawn of Vail prior i to construction being initiated on the Vail Memorial Park. ~` 8, The applicant shall return to the Planning and Environmental Commission in one years time from the date of approval so that the Conditional Use Permit can be reviewed to evaluate the impacts on circulation along the Frontage Road and to the use of the recreational trail. 9. The applicant shall submit future phases to the Planning and Environmental Commission for review by the Commission to ensure that environmental impacts are adequately addressed in future phases. 1 d. There shall be no maintenance, snow plowing, ar inscriptions of memorial signs in the Vaii Memorial Park between December 15~ and May 1St 11, The operation and maintenance of the Vail Memorial Park shall not inhibit the public use of Lat 1, Katsos Ranch Minor Subdivsion for currently existing passive recreational uses. Second. George Lamb Vote; 6-0-0 Approval of conditional use Motion: Rollie Kjesbo, to forward a recommendation to the Vail Town Council to approve of the re-zoning of Lot 1, Katsas Ranch Minor Subdivision to Outdoor Recreation as per the criteria and findings in Section IX of the staff memorandum. Second: nary Hartmann Vote: 6,.p-0 Approval of re-zoning 7. A request for a recommendation to the Vail Town Council of proposed text amendments to Title 32, Zoning Regulations, Vail Town Code, to amend the Gross Residential Floor Area (GRFA} regulations in the Hillside Residentia! (HR}, Single-Family Residential (SFR}, Two-Family Residential (R}, Two-Family PrimarylSecondary Residential (PS), Residential Cluster (RC}, Low Density Multiple-Family (LDMF}, Medium Density Multiple-Family (MDMF}, High Density Multiple-Family (HDMF}, and Housing (H) districts, and setting forth details in regard thereto.. Applicant: Vicki Pearson, et.al. Planner: Sill Gibson Bill Gibson introduced the propasaJ per the staff memorandum. Larry Eskwith described his concerns and his areas of support for the proposed amendment. He thought that people would still abuse the system. He thought the proposal would make it a better regulation. Larry liked that we were getting rid of the arbitrary aspects of the current interior conversion and 250 GRFA policies. John Schofield stated that the PEC reviewed volumetric controls and found that it could not be effectively implemented.. Vicky Pearson commented on the proposed policy and said this is a huge step forward. It still is more complicated that eliminating GRFA. She thought that a volumetric control would be the best but may not be practical at this time. There was no other public comment. Jahn Schofield closed public input and commented on the one year process that has lead us to this paint. He commented that the PEG has taken a conslderabfe amount of time to understand the implications of this policy. Jahn thanked Sill Gibson far his hard work. Gary Hartmann asked Bill to describe the basement methodology. Bill Gibson described the methodology for excluding basement space. He stated that it is a similar methodology as used in Aspen. Gary Hartmann commented on the parking and stated that Rollie had a good suggestion that a simple standard be created for parking at larger homes. Gary generally liked the final formulas and charts, and believed that with the work that has occurred on the charts and data that homes should not get much bigger. Doug Cahill thanked staff and commented that parking should be increased on larger homes. He liked basement definition and the graphs that were used and that demonstrated that home would not get bigger. Rollie Kjesbo originally believed the Town should eliminate GRFA entirely, but is now convinced we must keep some fior of floor area regulation. He believes the proposed text is simpler and easier to understand. He felt that home will not be bigger. He felt the parking requirement should change so tha# homes over 5,50 square including basements should be 5 parking spaces. George Lamb believes we have come along way. He asked about how we would account far duplexes and basements, and Bill Gibson answered his question. Erickson Shirley hoped that in the future technology will be available to create a volumetric control. He commented on the need to bring residents back to Vail. He felt that not counting basements as GRFA will allow residents to make reasonable improvements #o their homes, He also felt that staff needed to add an amnesty clause. Bil! Gibson reviewed the non-conforming section of the Tawn Code. Erickson Shirley asked about haw staff can address the need to assure people that homes will no# get bigger. bill discussed the assumptions that were made in developing the new formulas. Erickson Shirley again asked about what we would do in term of creating a nonconforming clause. John Schofield stated that we may need an amnesty clause that is clearer. John Schofield had questions about attachment A concerning EHUs, vaulted spaces, and basements for houses with steep lots. Bill Gibson clarified the proposed text. John Schofield also asked additional questions about amnesty and whether the Town should err on the side of not creating non-conforming structures or increasing the formulas. John Schofield thought the Town should not increase bulk and mass, and there should be a transition by creating GRFA. John liked Rollie Kjesbo's idea on increasing parking requirements. He also asked to change the vaulted space plate height from 14 feet to 15 feet. John also asked about rounding up the GhFA equations. Bill Gibson explained the rational in the formulas. John Schofield indicated that the difference between proposed and the existing have a 1 % difference. John Schofield passed the chair to Erickson. Shirley. John Schofield recommended that that the PEG recommends approval for amending GRFA in the zone districts outlined in the staff memo in accordance with the findings in the staff memo with the specific changes. John asked that staff fax the changes to the PEC prior to forwarding the recommendation to Council.. Motion: Jahn Schofield Second: Rollie Kjesbo Vote: 6-0-0 Recommending approval of the request, per the staff memorandum, with the following modifications: 1 } Page 1 of Attachment A should be amended such tha# the parking standards are increased to 3.5 spaces for dwelling units with flaor area of over 4,000 and less than 5,500 sq. ft., and to 4.S spaces far dwelling units with more than 5,500 sq. ft. 2} Page 6 of Attachment A should be amended such that vaulted areas with a ceiling plate height greater than 15 ft. should counted an multiple levels. 3} Gross Residential Floor Area (GRFA} regulations for the residential zone districts shall be repealed and be replaced with Floor Area Ratio {FAR} regulations. 4) An amnesty clause should be adopted in conjunction with the adoption of the Floor Area Ration (FAR} regulations. The amnesty clause should have no time limit, waive Town of Vail application fees, and prevent the creation of non-conforming properties in regard to Floor Area Ratio (FAR), 5} Any lass of development potential currently allowed by the existing Gross Residential Floor Area (GRFA) regulations that is caused by the adoption of the Floor Area Ratio {FAR} regulations shall be considered justification for a variance from the Floor Area Ration (FAR) regulations. 8. A request for a variance from Section 12-14-17, Setback from Watercourse, Vail Town Code, to allow for a residential addition in the Gore Creek setback, located at 4444 Streamside Circle 1 Lot 11, Bighorn 4th Addition. Appiicant: Thomas O"Dorisio, represented by Jahn Perkins.. Planner: Allison Ochs TABLED Ta SEPTEMBER 22, 2003 9. A request far a request far a variance from Section 12-7B-15, Site Coverage, Vail Tawn Code, to allow for awnings over existing second floor deck, located at the Vista Bahn Building, 333 Hanson Ranch RoadlLot C, Black 2, Vail Village 1s° Filing. Applicant; Remonov & Company, Inc., represented by Knight Planning Services Planner: Matt Gennett TABLED TO S1=PTEMBER 22, 2003 10. A request for a conditional use permit, to allow for an outdoor dining deck, in accordance with Section 12-7B~-4B, Condi#ional Uses, Vail Tawn Code, located at the Vista Bahn Building, 333 Hanson Ranch RoadlLot G, Black 2, Vai6 Village 15' Filing. Applicant: Remonov & Company, Inc., represented by Knight Planning Services Planner: Bill Gibson WITHDRAWN 11. A request for a recommendation to the Vail Town Council of an amendment to the Town of Vail Streetscape Master Plan, and setting forth details in regard thereto. Applicant: Town of Vail, represented by Greg Hall Planner: Warren Campbell TABLED TO SEPTEMBER 22, 2[1tf3 12. Approval of August 25, 2p03, meeting minutes 13. Information Update Sign Code Ordinance Outdaar Display Text Amendment Rezoning of Lots 1 & 2, Mill Creek Subdivision and Lots P3 & J, Vail Village First Filing Results of the Economic Impact Study on Guest Accommodations The applications and information about the proposals are available for public inspection during regular office hours in the project planner's office located at the Town of Vail Community Development Department, 75 Sauth Frontage Road. Please call 479-2138 for information. Sign language interpretation available upon request with 24 hour notification. Please cal6 479- 2356, Telephone for the Hearing Impaired, for information. Community Development Department Published September 5, 2©03, in the Vaii Daily. •