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HomeMy WebLinkAbout2004-0510 PEC7oWWNoFvn� PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING Monday, May 10, 2004 PROJECT ORIENTATION - Community Development Dept. PUBLIC WELCOME 1:15 pm MEMBERS PRESENT Doug Cahill George Lamb Rollie Kjesbo David Viele Anne Gunion MEMBERS ABSENT Chas Bernhardt Bill Jewitt Site Visits : 1. Tyrolean — 400 East Meadow Drive 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 1. A request for final review of a variance from Section 12-6H-8, Density Control, Vail Town Code, to allow for a conversion of the existing Tyrolean Restaurant space, Unit 9, into two units located at 400 East Meadow Drive/ Lot 5D, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Maurieilo Planning Group, LLC Planner: Matt Gennettt MOTION: Kjesbo SECOND: Viele VOTE: 5-0 Staff made a presentation on the application. Jay Peterson reviewed the purpose behind the request. Joe Brown asked about parking availability. Rollie asked that they not be able to add GRFA in the future Rollie made the motion, David seconded the motion. A request for a final review of a variance from Section 12-6D-7, Height, Vail Town Code, to allow for a new single family residence to exceed the allowable building height, located at 4916 Juniper Lane/Lot 4, Block 5, Bighorn Subdivision 51h Addition, and setting forth details in regard thereto. Applicant! Vail Viking Limited, represented by Fritzlen Pierce Architects Planner: Matt Gennett MOTION: Kjesbo SECOND: Viele VOTE: 5-0 TABLED TO MAY 24, 2004 3. A request for a variance from Section 12-21-14, Restrictions In Specific Zones On Excessive Slopes, Vail Town Code, to allow for the construction of driveways and surface parking in excess of 10% of the total site area, located at 2388 Garmisch Drive/Lot 9, Block G, Vail das Schone Filing 2, and setting forth details in regard thereto. Applicant: Snow Now, LLC Planner: Warren Campbell MOTION: Kjesbo SECOND: Viele VOTE: 5-0 TABLED TO MAY 24, 2004 4. A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 40 Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Corporation Planner: George Ruther MOTION: Lamb SECOND: Rollie VOTE: 5-0 TABLED TO MAY 24, 2004 The applicant reviewed the traffic related issues and traffic study. This included a presentation by Kimberly — Horn. Jim Lamont asked about how mass transit, conference center, additional pubic parking are being addressed. Geoff Wright asked about trip generation numbers and whether loading and delivery traffic would increase. He questioned whether 7% was correct. He also asked about truck traffic. Jim Lamont asked about why there are only 7 bays at Lionshead and 14 at the Village. Rollie Kjesbo asked Greg Hall about when they would do public improvements on the Frontage Road. Ann Gunion asked more about whether the applicant was providing parking for commercial development and whether parking on the Frontage Road has been accounted for and whether the report addresses that. Also she asked about employee parking and where it would occur. David Viele asked about how they adjusted for Presidents day counts from 1997. David Viele asked how circulation gets impacted by changes on 1-70. He asked to see a study that takes into account the conference center, north day, parking alternatives. David Viele asked about whether the table on page 20 reflects new commercial space. Need a traffic analysis for the entire Lionshead area that includes the forecast of what may foreseeable happen in the future with the 18 conference center and parking. Doug Cahill wants to see a creative solution on the Frontage Road that does not just include more lanes of traffic. We don't need more asphalt to solve the problem. Wants to see existing uses versus new (retail, condominiums, parking spaces, hotels). 5. Approval of minutes MOTION: Lamb SECOND: Kjesbo VOTE: 5-0 6. Information Update Open Space Representative and AIPP Representative — Who are they? Board asked for an update on parking and the "road map". 7. Adjournment MOTION: Lamb SECOND: Kjesbo VOTE: 5-0 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 South 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 40 Published May 7, 2004 in the Vail Daily. T09 OF VE PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING Monday, May 10, 2004 PROJECT ORIENTATION - Community development Dept. PUBLIC WELCOME 1:15 pm MEMBERS PRESENT Doug Cahill George Lamb Rollie Kjesbo David Viele Anne Gunion MEMBERS ABSENT Chas Bernhardt Bill Jewitt Site Visits : 1. Tyrolean -- 400 East Meadow Drive 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 1. A request for final review of a variance from Section 12-6H-8, Density Control, Vail Town Code, to allow for a conversion of the existing Tyrolean Restaurant space, Unit 9, into two units located at 400 East Meadow Drive/ Lot 5D, Block 5, Vail Village Filing 1, and setting forth details in regard thereto_ Applicant: Maudello Planning Group, LLC Planner: Matt Gennett MOTION: SECOND: VOTE: 2. A request for a final review of a variance from Section 12-6D-7, Height, Vail Town Code, to allow for a new single family residence to exceed the allowable building height, located at 4916 Juniper Lane/Lot 4, Bloch 5, Bighorn Subdivision 5'h Addition, and setting forth details in regard thereto. Applicant: Vail Viking Limited, represented by Fritzlen Pierce Architects Planner: Matt Gennett MOTION: SECOND: VOTE: TABLED TO MAY 24, 2004 3. A request for a variance from Section 12-21-14, Restrictions In Specific Zones On Excessive Slopes, Vail Town Code, to allow for the construction of driveways and surface parking in excess of 10% of the total site area, located at 2388 Garmisch Drive/Lot 9, Block G, Vail das Schone Filing 2, and setting forth details in regard thereto. Applicant: Snow Now, LLC Planner: Warren Campbell MOTION: SECOND: VOTE: TABLED TO MAY 24, 2004 40 4, A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 70-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel Is and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Corporation Planner: George Ruther MOTION: SECOND: VOTE: 5. Approval of minutes MOTION: SECOND: VOTE: 6. Information Update Open Space Representative and AIPP Representative — Who are they? 7. Adjournment MOTION: SECOND: VOTE: 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 South 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 May 7, 2004 in the Vail Daily. 2 is MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: May 10, 2004 SUBJECT: A request for final review of a variance from Section 12-6H-8, Density Control, Vail Town Code, to allow for a conversion of the existing Tyrolean Restaurant space, Unit 9, into a dwelling unit located at 400 East Meadow Drive/ Lot 5D, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Josef Langegger, represented by MPG, LLC Planner: Matt Gennett I. SUMMARY The applicant is requesting to convert the existing Tyrolean Restaurant, Unit 9 of the Tyrolean Condominiums, into a residential dwelling unit (Attachment A). The Tyrolean Condominiums site is presently in a state of pre-existing nonconformity with respect to both the restaurant use and the current amount of Gross Residential Floor Area (GRFA). The proposed new residence is to encompass the entire restaurant space that exists today, which is 4,685 square feet. Under the proposed plan, the conversion of the restaurant space into a residence will result in a new total GRFA of 16,985 square feet of GRFA. As the subject space is already existent in the building, there will be no net increase of bulk and mass on the subject property. Based upon the criteria and findings in Section VIII of this memorandum, staff is recommending approval with conditions of the applicant's variance request. II. DESCRIPTION OF REQUEST The applicant is requesting to convert an existing restaurant space into a residential unit, thereby necessitating a variance to further exceed the allowable GRFA onsite. Currently, the existing structure is in a state of nonconformity in terms of the restaurant use itself, as it is not a permitted or conditional use in the High Density Multiple Family (HDMF) zone district, and in regard to the amount of GRFA in excess of what is presently allowed. Today, the Tyrolean Condominiums have 12,300 square feet of GRFA, or 2,677 square feet in excess of the allowed 9,623 square feet of GRFA allowed forthe site (Attachment B). The proposed residence will not require the construction or establishment of any new parking spaces and will actually reduce the number of spaces required onsite as a result of removing the more intensive restaurant use. Other zoning standards including, but not limited to, site coverage, building height, setbacks, and landscape area will remain unchanged with this proposal. 1 TOWN *VAIL III. BACKGROUND 0 In 1988, the Blue Cow Restaurant was constructed on the southern portion of the subject property. In 1989, the property was zoned High Density Multiple Family (HDMF) which allowed restaurants as an accessory use within a multiple -family building. In 1973, the Town of Vail re -adopted the zoning regulations (Ordinance No. 8, 1973) and removed restaurants as an accessory use in the HDMF zone district, thereby making the Tyrolean Restaurant (then the Blue Cow Restaurant) a nonconforming use_ In 1980, the Tyrolean Condominiums were; constructed and attached to the existing "Blue Cow" restaurant structure. The subject property currently contains 8 individual dwelling units, the Tyrolean Restaurant, which includes two additional dwelling units, 20 enclosed parking spaces, and three surface parking spaces. IV, REVIEWING BOARD ROLES A. The Planning and Environmental Commission 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. 0 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this Title without grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. 4. Such other factors and criteria as the Commission deems applicable to the proposed variance. B. The DRB has NO review authority on a variance, but must review any accompanying DRB application. C. 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 Planning and Environmental Commission or Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. 2 D. 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 memorandum 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. V. APPLICABLE PLANNING DOCUMENTS TITLE 12, ZONING REGULATIONS ARTICLE H. HIGH DENSITY MULTIPLE -FAMILY (HDMF) DISTRICT (excerpted) 12-6H-1: PURPOSE: The high density multiple -family district is intended to provide sites for multiple -family dwellings at densities to a maximum of twenty five (25) dwelling units per acre, together with such public and semipublic facilities and lodges, private recreation facilities and related visitor oriented uses as may appropriately be located in the same district. The high density multiple -family district is intended to ensure adequate light, air, open space, and other amenities commensurate with high density apartment, condominium and lodge uses, and to maintain the desirable residential and resort qualities of the district by establishing appropriate site development standards. Certain nonresidential uses are permitted as conditional uses, which relate to the nature of Vail as a winter and summer recreation and vacation community and, where permitted, are intended to blend harmoniously with the residential character of the district. 12-6H-2: PERMITTED USES: The following uses shall be permitted in the HDMF district. Lodges, including accessory eating, drinking, recreational or retail establishments, located within the principal use and not occupying more than ten percent (109/0) of the total gross residential floor area (GRFA) of the main structure or structures on the site; additional accessory dining areas may be located on an outdoor deck, porch, or terrace. Multiple -family residential dwellings, including attached or row dwellings and condominium dwellings. 12-6H-3: CONDITIONAL USES: The following conditional uses shall be permitted in the HDMF district, subject to issuance of a conditional use permit in accordance with the provisions of chapter 16 of this title: Bed and breakfast as further regulated by section 12-14-18 of this title; Churches; Dog kennel; Home child daycare facility as further regulated by section 12-14-12 of this title; Private clubs and civic, cultural and fraternal organizations; Public buildings, grounds and facilities; Public or commercial parking facilities or structures; Public or private schools; Public park and recreation facilities; Public transportation terminals; Public utility and public service uses; Ski lifts and tows; Time share estate units, fractional fee units and time share license units; Type 111 employee housing units (EHU) as provided in chapter 13 of this title. 12-6H-4: ACCESSORY USES: The following accessory uses shall be permitted in the HDMF district. Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of section 12-14-12 of this title; Private greenhouses, tool sheds, playhouses, attached garages or carports, swimming pools, or recreation facilities customarily incidental to permitted residential and lodge uses; Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. 12-6H-8: DENSITY CONTROL: Not more than sixty (60) square feet of gross residential floor area (GRFA) shall be permitted for each one hundred (100) square feet of buildable site area. Not more than sixty (60) square feet of gross residential floor area shall be permitted for each one hundred (100) square feet of buildable site area for any conditional use listed in section 12-6H-3 of this article. Total density shall not exceed twenty five (25) dwelling units per acre of buildable site area. Each accommodation unit shall be counted as one-half (112) of a dwelling unit for purposes of calculating allowable units per acre. is A dwelling unit in a multiple -family building may include one attached accommodation unit no larger than one-third (113) of the total floor area of the dwelling. 12-6H-11: PARKING AND LOADING: Off-street parking and loading shall be provided in accordance with chapter 10 of this title. At least seventy five percent (75%) of the required parking shall be located within the main building or buildings and hidden from public view or shall be completely hidden from public view from adjoining properties within a landscaped berm. No parking shall be located in any required front setback area. CHAPTER 13: EMPLOYEE HOUSING 12-13-4: REQUIREMENTS BY EMPLOYEE HOUSING UNIT (EHU) TYPE: Per section 12-15-3 of this title, type 111 employee housing units are excluded from the calculation of GRFA and do not count toward density. CHAPTER 15, GROSS RESIDENTIAL FLOOR AREA {GRFA} (excerpted) 12-15-3: DEFINITION, CALCULATION, AND EXCLUSIONS: 2. Multiple -Family Structures: Within buildings containing more than two (2) allowable dwellings or accommodation units, the following additional areas shall be excluded from 4 calculation as GRFA. GRFA shall be calculated by measuring the total square footage of a building as set forth herein. Excluded areas as set forth shall then be deducted from the total square footage: (8) Floor area to be used in a type 111 "employee housing unit (EHU)"as defined and restricted by chanter 13 of this title. CHAPTER 17, VARIANCES (excerpted) 12-17-1: PURPOSE: A. Reasons For Seeking Variance: In order to prevent or to lessen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this title as would result from strict or literal interpretation and enforcement, variances from certain regulations may be granted. A practical difficulty or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the location of existing structures thereon, from topographic or physical conditions on the site or in the immediate vicinity, or from other physical limitations, street locations or conditions in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. B. Development Standards Excepted: Variances may be granted only with respect to the development standards prescribed for each 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. 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: 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. 2. The degree to which relief from the strict or literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity, or to attain the objectives of this title without grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. 0 VI. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. 0 B. !Necessary Findings: The planning and environmental commission shall make the following findings before granting a variance: 1. That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district. 2. That the granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one or more of the following reasons: a. The strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptional or extraordinary circumstances or conditions applicable to the site of the variance that do not apply generally to other properties in the same zone. c. The strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. SITE ANALYSIS Lot Size: 16,039 square feet /.368 acres Hazards: None Standard Allowed/Required Existbg Proposed Setbacks: Front: 20 ft. 54' no change Sides: 20 ft. 1-2' no change Rear: 20 ft. 4' no change Height: 48' -48' no change GRFA: 9,623 sq. ft. 12,300 sq. ft. 16,985 sq. ft. Site Coverage: 55% (8,821 sq. ft.) 56% (9,058 sq. ft.) no change Density: 9 DUs 10 DUs 9 DUs Landscape Area: 30% (4,812 sq. ft.) 43% (6,981 sq. ft.) no change Parking: 19 spaces 23 spaces no change A is • Surroundinq land uses and Zonin VII CRITERIA AND FINDINGS Zoning Not Applicable Natural Area Preservation (NAP) High Density Multiple Family (HDMF) General Use (GU) A. Consideration of Factors Regarding the Variances: The relationship of the requested variance to other existing or potential uses and structures in the vicinity. Staff has determined that the requested variance will result in a harmonious relationship between the new residential dwelling unit and the eight other residential condominium units already existent within the structure (Attachment B)_ The new residence will also be compatible with the existing and potential uses, and structures, in the vicinity of the Tyrolean. The restaurant use, which is not a permitted, conditional, or accessory use in the HDMF zone district, is far less compatible with the residential uses in the area due to its concomitant externalities such as noise, odor, and traffic congestion. 2. The degree to which relief from the strict and literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. Staff believes the request may be excessive with respect to the proposed amount of GRFA to be converted from restaurant use, the existing amount of GRFA that is presently out of conformance, and the other alternatives for mitigating the extent of the desired GRFA variance. The applicant has not demonstrated an exhaustive approach to this variance request in terms of establishing the degree to which relief from the strict and literal interpretation of the GRFA standard attains the objectives of Title 12 without a grant of special privilege. There are other options to achieve a change in use for the restaurant, and opportunities to lessen the extent of the variance being sought, such as incorporating a Type III employee housing unit into the plan, which would be staff's suggestion. One Type III employee housing unit of 1,200 square feet, the allowable maximum, would not count toward density or GRFA, would require only two parking spaces, and would serve a specific community need, thereby constituting a community benefit. Creating the new 1,200 square foot Type III employee housing unitwould reduce the new amount of GRFA being requested from 4,685 square feet to 3,485 square feet. The Land Use North: CDOT ROW South: Open Space East: Residential West: Transportation Center VII CRITERIA AND FINDINGS Zoning Not Applicable Natural Area Preservation (NAP) High Density Multiple Family (HDMF) General Use (GU) A. Consideration of Factors Regarding the Variances: The relationship of the requested variance to other existing or potential uses and structures in the vicinity. Staff has determined that the requested variance will result in a harmonious relationship between the new residential dwelling unit and the eight other residential condominium units already existent within the structure (Attachment B)_ The new residence will also be compatible with the existing and potential uses, and structures, in the vicinity of the Tyrolean. The restaurant use, which is not a permitted, conditional, or accessory use in the HDMF zone district, is far less compatible with the residential uses in the area due to its concomitant externalities such as noise, odor, and traffic congestion. 2. The degree to which relief from the strict and literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. Staff believes the request may be excessive with respect to the proposed amount of GRFA to be converted from restaurant use, the existing amount of GRFA that is presently out of conformance, and the other alternatives for mitigating the extent of the desired GRFA variance. The applicant has not demonstrated an exhaustive approach to this variance request in terms of establishing the degree to which relief from the strict and literal interpretation of the GRFA standard attains the objectives of Title 12 without a grant of special privilege. There are other options to achieve a change in use for the restaurant, and opportunities to lessen the extent of the variance being sought, such as incorporating a Type III employee housing unit into the plan, which would be staff's suggestion. One Type III employee housing unit of 1,200 square feet, the allowable maximum, would not count toward density or GRFA, would require only two parking spaces, and would serve a specific community need, thereby constituting a community benefit. Creating the new 1,200 square foot Type III employee housing unitwould reduce the new amount of GRFA being requested from 4,685 square feet to 3,485 square feet. The applicant could propose more than one Type III employee housing unit onsite, but incorporating only one would result in conformance with parking requirements and still leave the property with one surplus parking space. 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. Since the structure and site will remain mostly unchanged in association with this proposal, the variance will not have any effect upon light, air, distribution of population, transportation, traffic facilities, public facilities, utilities, or public safety in comparison to existing conditions. However, pursuant to the parking requirements of the HDMF zone district (Section 12-6H-11, Vail Town Code) the three surface parking spaces must be completely screened from the view of any adjacent properties using appropriate landscaping and planting of vegetation (Attachment D). Obviously, since these spaces can currently be viewed from the South Frontage Road, this criterion must be met in association with any proposal for the Tyrolean property. Staff recommends that the applicant be directed to provide adequate landscaping to screen these surface spaces from the view of passing vehicles along the South Frontage Road, as well as from neighboring properties. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. It has not been established how the Tyrolean reached its present state of nonconformity in terms of the excessive GRFA as there is nothing in the Town of Vail legal files which verifies the processes by which the condominiums amassed 2,677 square feet of GRFA in excess of their allowable maximum. The Tyrolean Condominiums were constructed in 1980 and apparently have not changed in size or configuration since originally developed. The restaurant is a pre-existing, nonconforming use that has existed as such for 35 years and has evidently become obsolete by virtue of its location in town. A fundamental question could be asked about which is the greater nonconformity, the restaurant use or the zoning standard being exceeded, GRFA? From a planning perspective, the permitted uses are the primary elements in the hierarchy of a zone district from which there never can be granted a variance. Zoning standards can be modified through the granting of a variance, and so from this perspective the applicant's proposal is more desirable because it eliminates a use that is not permitted in the HDMF zone district. However, there are other allowable uses, permitted and conditional in the HDMF zone district, which are plausible in the Tyrolean Condominiums structure. Examples of these uses include Type III Employee Housing Units and Bed & Breakfast uses that would be conditional uses compatible with the surrounding uses in the vicinity. Additionally, a portion of the 4,685 square foot space in question could be used for association amenities, such as a spa, gym, office; or meeting room and not count toward GRFA as they would be common area. 0 The purpose of a variance is listed as follows: 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 condition in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. Another factor to be considered with this variance proposal is the mechanism by which the applicant is proposing to increase the allowable GRFA onsite. The application being considered does not exhibit any practical difficulties or unnecessary physical hardships that require a variance as stated in section 12-17-6, Variances, Vail Town Code, excerpted above. Perhaps another mechanism, such as the formation of a Special Development District (SDD), would be better suited to the needs of the applicant. An SDD would allow the applicant to customize zoning standards, such as the allowed GRFA maximum, according to the Approved Development Plan for the SDD_ Another advantage to this approach is that the Approved Development Plan could then be amended, through the Major Amendment to and SDD process, as was done with the Alpenrose Restaurant last year. The Alpenrose received approval for a Major Amendment to SDD No. 6 to convert a portion of their restaurant space into GRFA for a dwelling unit. B. The Planning and Environmental Commission shall make the following findings before orantino 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 will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one or more of the following reasons: a. The strict literal interpretation or enforcement 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. The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. VIII. STAFF RECOMMENDATION The Community Development Department recommends approval with conditions of the request for final review of a variance from Section 12-6H-8, Density Control, Vail Town Code, to allow for a conversion of the existing Tyrolean Restaurant space, Unit 9, into a dwelling unit located at 400 East Meadow Drivel Lot 5D, Block 5, Vail Village Filing 1, subject to the criteria outlined in Section VII of this memorandum and the following findings: 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 will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. I That the variance is warranted for one or more of the following reasons: a. The strict literal interpretation or enforcement 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 of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. Should the Planning and Environmental Commission choose to approve the variance request, the Community Development Department recommends the following condition of approval: The applicant provides a revised landscape plan, as part of a Design Review Appiication, depicting adequate landscape screening of the three surface parking spaces, pursuant to section 12-6H-11, Vail Town Code, and performs said landscaping concurrently with the conversion of the restaurant space in order to be in compliance with zoning. Should the Planning and Environmental Commission choose to deny the variance request, the following findings and conditions must be made: That the strict, literal interpretation or enforcement of the setback regulation does not result in a practical difficulty or unnecessary physical hardship inconsistent with the development objectives of the Town Code or the Primary/Secondary Residential Zone District. • 10 2. That the strict interpretation or enforcement of the specified regulation would not deprive the applicant of privileges enjoyed by the owners of other properties in the same district. 3. That the requested variance deviates from the provisions of the Primary/Secondary Residential Zone District regulations more than is necessary to achieve a practical solution to the applicant's objectives.. 4. There are no exceptions nor extraordinary circumstances or conditions applicable to the site that do not apply generally to ether properties in the same zone 5. That the granting of the variance would be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. IX. ATTACHMENTS A. Vicinity Map B. Applicant's Request C. Reduced Plans D. Photos of surface parking E. List of adjacent property owners E. Public Notice 0 11 TIP Attachment: B Tyrolean Condominiums Variance Application Applicant: Josef Langegger April 12, 2004 J'I ild Maurielln Planning Group I. Introduction and Summary of Request In 19 Cn5 the blue Cow Restaurant was constructed on the Southern portion of the parcel that the Tyrolean Condominiums and Tyrolean Restaurant occupy today. In 1980 the Tyroiean Condominiums were constructed and attached to the existing restaurant Structure. The structure currently contain5 10 dwelling units, the Tyrolean Restaurant, enclosed parking, and three Surface 5pace5. The Town of Vail adopted zoning in 1 %9 a year after the blue Cow Restaurant was cor5tructed. In 1 9G9 the property was zoned high Density Multiple Family (hDMF) which allowed restaurants a5 an accessory use within a multiple -family building (Ordinance No. 7, 1 9G9). in 1 973 the Town of Vail re -adopted the zoning regulations (Ordnance No. 8, 1 973) and removed restaurants a5 an acce55ory use in the MDMF zone district, thus making the Tyrolean Restaurant (Blue Cow Restaurant) a nonconforming use. The restaurant remains a nonconforming use today. The only uses listed a5 permitted uses are multiple family dwelhn6j5 and lodges. The Tyrolean Restaurant Building — Constructed in 1968 Tyrolean Con6ominwm5 Maundio Piannincj Groin, LLC • U C SECTION C While hugely successful In the beginning and middle years of Vail, the restaurant bu51ne55 on this site has started to suffer from its location away from the village core and from the change in the vacation market in Vail in the last 10 years. People used to take longer vacations, staying one and two weeks at a time in Vail. Today vacation Stays are much shorter with 4 and S days being more the norm. The result has been that restaurants, which are located off the beaten path and away from the commercial core, suffer from lost business, as guests are not expanding their dining experience much beyond the core areas. 6u51ne55 has continued to drop for the last ten years and the owner has deeded to close the restaurant. Since the restaurant 15a legal nonconforming use on this property, once it ceases operation it cannot be re-established. Therefore the space currently occupied by the restaurant (Unit 9) can only be used in the future for other permitted or conditional uses. The owner would like to expand two of the existing dwelling units located in the basement to occupy the area currently occupied by the restaurant. There 15 no available GRPA on the property and therefore the owner 15 recjuesting a variance to allow this ex15ting space to be used as residential floor area. Since the space is already present in the building, there will be no increase In bulk and mass. Impacts to neighboring uses such as commercial traffic, commercial loading and delivery, trash removal, and restaurant noise/odor will be greatly reduced due to the proposed change of use. This 15a unique- situation that is not generally present on other properties in the Town. We believe this proposal to convert the Space to residential floor area 15 a logical exten5lon of the permitted uses located on the property and allows the uses on the property to become more conforming with the zoning on the property. Tyrolean Condominiums 2 Maurello Planning Group, LLC Ill. Zoning Analysts Zoning; HDMF Lot area; 0.3682 acres or I G,038.79 s.f. Standard Allowed/Req. Existing Proposed GRFA: 9,G23 s.f. 12,300 s.f. 16,985 5.f_' Density: 9 dus 10 dus 9 dus Restaurant area: 0 s.f. 4,685 5.f. 0 5.f. Parking: 19 spaces 23 5pace5 23 spaces (20 enclosed) Notes: 'Unit 9 will contain 5,597 sq, ft. of GRFA as there are two existing dwelling units in the basement of the restaurant with a total GRFA of 91 2 sg. ft. Ill. Approval Criteria Before acting on a variance application, the planning and environmental commission shall consider the following factors with respect to the requested variance: 49 I . The relationship of the requested variance to other existing or potential u5e5 and Structures in the vicinity. Our Analv515: The Tyrolean Restaurant 15 a nonconforming use on the subject property. The proposal will allow this Space to be converted to a use that is conforming to zoning. Since the physical Space exists within the structure today, any impacts associated with the increase in GRI=A are offset by the removal of a nonconforming use that produces traffic, loading and delivery, and other impacts to adjoining u5e5. The proposal will allow the property to be more conforming to zoning and more compatible with neighboring re5idential properties. This nonconforming condition 15 unique to this property. Tyrolean Condom mums 3 Mauricho Planning Group, LLC 2. The degree to which relief from the 5tnct or literal Interpretation and enforcement of a 5peclfled regulation Is nece55ary to achieve compatibility and uniformity of treatment among 5ite5 In the vicinity, or to attain the objective5 of this title without grant of 5peclal privilege. Our Analy515: The proposal resolves a very unique condition where a nonconforming use 15 being removed from a property and being replaced with a conforming use. In order to occupy the space with a permitted use requlre5 a GUA variance. If the variance were not granted the Space would either have to continue to operate a5 a restaurant or would have to remain vacant. The proposed use as residential space will allow property to be used for the U50 that zoning Intended. The proposed variance 15 not a grant of 5peclal privilege given the unique circumstances on this property Involving a nonconforming use. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic faellltle5, public fac1l1t1e5 and utllltles, and public safety. iOur Analy5l5: L J The proposed variance will have no negative Impacts to these Issues a5 the 5pace 15 currently existing within the building and the re5t0urant use 15 being replaced with a re5ldentlal u5e. The change of use will Improve condltion5 related to these 155ue5. Tyrolean rOnoom.tnIUm5 Maun6lo Plannin,3 Group, LLC 0 1 d.. IN M KA Ull n :� ';: is • a y € l.s:; � � L'` l 4_;;i •I 6 al`a d e c d i ;i" ' ! •�• = sz F Fg a •i r 1 : ci � i �=la 6 � F�• � ����.' =1 Hn kl� ip ,, as ¢1 al ig i ,cell a �a g Ali Cdr� ° �' is;•�� � rh I Y i� lRl 4 e J a 1 • a �� Attachment. C 116 to r. C ' 3 E L =r W wt V ao A C ,0 0 v C. - c +n � v � U al c a = jjj o � b Y E s - c s � e r - I 6,� 0 3 ghry� W P N w I Y i� lRl 4 e J a 1 • a �� Attachment. C 116 • • ur5 C ' 3 L wt • • ur5 C ' 3 L V ao A 3 19 _ - At N y3AD.rl � � v � jjj o � b • - c s � e • • 0 Y + ar �- _ - L > I o -------- ----- J m �Q U. C a w t o a z - y c 7� M � � r N rt �I sl I I Y + ar �- _ - L > I o -------- ----- J m u t M 96 � O O `o 7� N CL 2 IL u 7' --- \ \ 2 & : co g. a© c I LL L LLI � / � j � T • � \{i \� L—Li —4-- 0 0 Y u u 5 3'5 w J O a S r FM Y:m- . ° e a '^ 8 R_ • �. U S Ea Z U _S 6 r U w In - l w u Q i� 5 [• b y L__ Y u u 5 3'5 w J O a S r tL I I 0 v r v W • 0 il I s irl�' d•lE f ,�4E � a ,i r � I� s s i i Mauriello Planning Group Adjacent Property Owners List Tyrolean Inn Variance Application April 2004 Prepared by Mauriello Planning Group, LLC APOLLO PARK AT VAIL ASSOCIATION NELSON, ANNE 8547 E ARAPAHOE RD 0542 ENGLEWOOD, CO 80112 1 APOLLO PARK AT VAIL HOA 8547 E ARAPAHOE RD PMB J542 GREENWOOD VILLAGE, CO 80112-1436 Ke N i f I . 75 S. FRONTAGE ROAD VAIL, CO 81657 VAIL TRAILS CHALET CONDOMINIUM ASSOCIATION DUNN JOHN W PO Box: 7717 AVON, CO 81620 VAIL TRAILS CHALET CONDOMINIUM ASSOC CIO PATRICK GRAMM 695 PROSPECT" WINNETKA, IL 60093 VAIL TRAILS EAST CONDO ASSOC C/O MARK FOSTER 60 S CLERMONT DENVER, CO 80246 VAIL TRAILS EAST CONDO ASSOC BARNES LARRY 143 E MEADOW DR STE 397 VAIL, CO 81657 Attachment: E • 0 HILLARY, JAMES A. & ANNE M. -dT 7 CHURCHILL LN ENGLEWOOD, CO 80110 I PUBLIC SERVICE CO OF COLO 1225 17TH ST STE 2100 DENVER, CO 80202 Q TYROLEAN CONDOMINIUM ASSOCIATION W. THOMAS SAALFELD 62 E MEADOW DR VAIL, CO 81657 I MAURIELLO PLANNING GROUP, LLC PO BOX 1127 AVON, CO 81620 • • Attachment: F TOWN THIS 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 public hearing in accordance with Section 12-3-6, Vail Town Code, on May 10, 2004, at 2:00 PM in the Town of Vail Municipal Building, in consideration of: A request for final review of a variance from Section 12-6H-8, Density Control, Vail Town Code, to allow for a conversion of the existing Tyrolean Restaurant space, Unit 9, into two residential units, located at 400 East Meadow Drive/ Lot 5D, Block 5, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Mauriello Planning Group, LLC Planner: Matt Gennett A request for a final review of a variance from Section 12-6D-7, Height, Vail Town Code, to allow for a new single family residence to exceed the allowable building height, located at 4916 Juniper Lane/Lot 4, Block 5, Bighorn Subdivision 5`n Addition, and setting forth details in regard thereto. Applicant: Vail Viking Limited, represented by Fritzlen Pierce Architects Planner: Matt Gennett The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. Th� public is invited to attend project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department_ 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 information, Published April 23, 2004, in the Vail Daily. 40 MEMORANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: May 10, 2004 SUBJECT: A request for a final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Resorts Development Company Planner: George Ruther I. SUMMARY The applicant, Vail Resorts Development Company (VRDC), represented by Jay Peterson, has requested a meeting with the Planning & Environmental Commission to discuss pedestrian and vehicular traffic circulation in and around the proposed Lionshead Core Site Hotel. A traffic impact study has been prepared by the applicant for the redevelopment of the Core Site Hotel. A copy of the "Vail Resorts' Lionshead Redevelopment Traffic Impact Study_" has been attached for reference. II. DESCRIPTION OF THE REQUEST The purpose of this meeting is to discuss the proposed pedestrian and vehicular traffic pattern and circulation of the Core Site Hotel and to better understand the traffic implications of the redevelopment project. The applicant has submitted a traffic impact study for review and consideration_ Additionally, the staff has reviewed the Town of Vail Master Streetscape Plan and Lionshead Redevelopment Master Plan for recommendations for pedestrian and vehicular traffic circulation. The intended outcome of this meeting is for the Commission to have a greater understanding of the traffic implications associated with the Core Site Hotel redevelopment and to allow the Commission and public an opportunity to comment on the traffic planning issues. While the Commission will not be taking formal action on the development application at this time, the staff and the applicant are requesting that the Commission provides input and direction to the applicant on traffic planning issues. As agreed to during the review of the proposed next steps for the review of the redevelopment applications, the applicant and staff are attempting to gain agreement around the various issues associated with the project (ie, traffic, mass and bulk, streetscape, mitigation of development impacts) as we progress with the review of the development applications. III. BACKGROUND On April 12, 2004, the applicant appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present the design concepts behind the proposed design of the Lionshead Core Site Hotel project. Upon completion of the presentation, the Commission expressed their general support for the concepts behind the design and requested that staff and the applicant return to the Commission on April 26'h with an outline of the next steps for the review of the Lionshead Core Site Hotel project development applications. On April 26, 2004, the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present a detailed overview of the proposed plans for the redevelopment and to gain acceptance of an outline of next steps for the review of the project. Upon presentation of the proposed plans the and recommended outline, the Commission voted unanimously to accept the outlined next steps. IV. APPLICABLE PLANNING DOCUMENTS Town of Vail Transportation Master Plan Both the 1993 Transportation Master Plan and the 2002 Transportation Master Plan Update recommend providing turn lanes and pedestrian/bicycle improvements on the South Frontage Road in the vicinity of the Lionshead project development. Lionshead Redevelopment Master Plant Chapter 4, Master Plan Recommendations -- Overall Study Area, of the Lionshead Redevelopment Master Plan, addresses issues that affect Lionshead as a whole( ie, traffic) These issues, and the recommendations to address them, should be considered in all planning and policy decisions as Lionshead redevelops. Section 4.6, Vehicular and Pedestrian Circulation, and Section 4.7, Loading and Delivery, of the Lionshead Redevelopment Master Plan, prescribe more specific recommendations for traffic and loading and delivery issues associated with development in Lionshead. Please refer to your copy of the Lionshead Redevelopment Master Plan for detailed information. V. DISCUSSION ISSUE'S 1. Traffic Study — Public Works' staff is currently working with the applicant on finalizing the study. This study is related to improvements to the roadway newtwork. 0 2 2. Lionshead Place cul-de-sac -- The current proposal from the applicant on eliminating the cul-de-sac at the end of Lionshead Place is not acceptable to Public Works' staff. In the current proposal, to return to West Lionshead Circle from Lionshead Place a vehicle must continue to the front door of the proposed hotel and turn around in the porte cochere. A turn around on public right-of-way, which accommodates a variety of vehicles, at the end of Lionshead Place should be retained and separate from the hotel's porte cochere. In addition, with the loss of the cul-de-sac, the ability of existing neighbors to have a sense of entry is lost. 3. The development needs to accommodate a charter bus delivering guests to the site. With the current proposal, this would have to occur in the loading dock. 4. West Portal Mall width — The current proposal shows the width of the west portal to be 8 feet, from face of building to face of building. Since this dimension is from the face of building to face of building, the effective width is less than 8 feet due to the fact that you can't walk on the edge of the walk. The effective width of the west portal should be 8 feet minimum. 5. The sidewalk connection from the porte cochere to the ski yard currently is shown ending at a parking stall and terrace. This connection should be improved. 6. The existing Gore Creek bike path connection from near the skier bridge to the east appears to now have to go through the main part of the mall. A connection should be provided outside of the main part of the mall to separate the bicyclists from the mall patrons. i. The north/south walk along the west side of the project should be 10' in width all the way to the Gore Creek bike path. 8. Turning movements for fire in the mall — modifications will need to be made along to the perimeter of the core site to accommodate fire dept access (turning radii). Where are the fire department staging areas/turn grounds. The proposed porte cochere does not accommodate a fire truck turn around. 9. Loading/Delivery — The applicant is proposing to provide 8 loading bays in an underground structure below the hotel. The access to this area is off of Lionshead Place. This loading area provides loading/delivery access for the core site area and removes the conflicts with pedestrians/vehicles with the existing on street loading. 10. Pedestrian circulation from the east is lengthened, however improved. All the pedestrian areas are proposed to be heated and the ADA access to the ski yard is improved. The proposal also opens up a north/south pedestrian connection from the ski yard. V1. STAFF RECOMMENDATION As this is not a final review, the Community Development Department will not be making a recommendation at this time. Staff is recommending, however, that the Commission listens to the presentation and identifies any comments or concerns that the Commission may have at this time. • 0 4 ■ BAIABIRAUIN ASSOCIATES, INC. PLANNING and COMMUNITY DEVELOPMENT MEMORANDUM TO: George Ruther FROM: Tom Braun CC: DATE: May G, 2004 RE: LIONSHEAD CORE SITE1Follow-up from April 26`h PEC Meeting The following are answers to PEC questions raised at the April 26`h meeting. Questions responded to during the meeting have not been included in this summary. How can the community be kept abreast of the review process; items for discussion at upcoming meetings, etc. While not yet implemented, our plan is to work with staff on setting up an email notification system to inform interested parties of upcoming meetings and agenda topics. 2. Why eight loading bays when the Front Door has 14? The Core Site development requires five bays as per town zoning requirements. The Lionshead 40 Master Plan suggests one additional bay. A total of eight bays are proposed. This number is less than the Front Door because there are fewer potential "off-site"/public users of the Core Site loading than there are in Vail Village. This is because many buildings in Lionshead have vehicular access that does not impact the pedestrianized areas of the mall. What is the thought behind the "hierarchy" of pedestrian corridors through the site, re: widths of corridors? This question will be covered during the May 24'b meeting when we focus on the building design and Lionshead Master Plan. 4. What is happening to skier drop off? The Lionshead projects proposed by VR do not directly affect skier drop off, as such current plans for the Core Site do not include drop off facilities. The town's recommended location for skier drop off is the North Day Lot and VR is working with the town on program elements to be included at that location. 5. What happens when Lionshead becomes an "attraction" When this occurs, it will mean we have all done our job. To ensure that "everything works", the PEC's review process will ensure that development impacts from VR projects are mitigated. Edwards Village Center, Suite C-209 Ph.- 970.926.7575 0105 Edwards Village Boulevard Fax - 970.926.7576 Post Office Box 2658 www.braunassoc€ates.com Edwards, Colorado 81632 6. How will impacts on view corridors be assessed, what tools do we need to understand the building? We will be doing visual simulations from the adopted view corridor (near Bart and Yeti's) and from the top of the steps at the North Day Lot. This material will be presented on the 24'' of May. We will also have a massing/study model at this meeting. • ID • • n T R A F F I C I M P A C T S T U D Y Vail Resorts` Lionshead Redevelopment Vail, Colorado Prepared for Vail Resorts Development Company 137 Benchmark Road P.O. Box 959 Avon, CO 81620 Prepared By Kimley-Horn and Associates, Inc. 950 Seventeenth Street Suite 1050 Denver, Colorado 80202 (303) 228-2300 (303) 446-8678 FAX May 2004 This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc. Lionshead Redevelopment Traffic Impact Study is TABLE OF CONTENTS TABLEOF CONTENTS..............................................................................................................2 LISTOF TABLES.......................................................................................................................... 2 LISTOF FIGURES........................................................................................................................ 3 APPENDICES............................................................................................................................... 3 1.0 EXECUTIVE SUMMARY......................................................................................................1 2.0 INTRODUCTION................................................................................................................... 6 3.0 EXISTING AND FUTURE CONDITIONS.......................................................................10 3.1 Existing and Future Roadway Network................................................................,.....................10 3.2 Existing Traffic Volumes...............................................................................................................12 3.3 Future Traffic Conditions without Project..................................................................................14 4.0 PROJECT TRAFFIC CHARACTERISTICS .......................................................................17 4.1 Trip Generation...............................................................................................................................17 4.2 Trip Distribution.............................................................................................................................20 4.3 Traffic Assignment.........................................................................................................................25 4.4 Total Post Development Traffic....................................................................................................25 5.0 TRAFFIC OPERATIONS ANALYSES..............................................................................32 6.0 CONCLUSIONS................................................................................................................... 44 LIST OF TABLES Table 1-Lionshead Redevelopment Net Project Traffic Generation................................................20 Table 2 - South Frontage Road/Parking Structure Access LOS Results..........................................34 Table 3 - South Frontage Road/ West Lionshead Circle (east) LOS Results....................................35 Table 4 - South Frontage Road/West Lionshead Circle (west) LOS Results..................................36 Table 5 - South Frontage Road/ Forest Road LOS Results.................................................................37 Lionshead Redevelopment Traffic Impact Study LIST OF FIGURES Figure1 - Site Location.............................................................................................................................8 Figure2 - Study Area................................................................................................................................9 Figure 3 Existing Laneage and Control..............................................................................................11 Figure 4 - Existing Peak Hour Traffic Volumes...................................................................................13 Figure 5 - 2005 Background Pre Development Traffic Volumes.......................................................15 Figure 6 - 2025 Background Pre Development Traffic Volumes.......................................................16 Figure 7 - Hotel Expansion on West Day Lot Trip Distribution.......................................................21 Figure 8 - Core Area Redevelopment Trip Distribution....................................................................22 Figure 9 - Recreational Homes (Tennis Court Site) Trip Distribution.............................................23 Figure 10 - North Day Lot Trip Distribution.......................................................................................24 Figure 11 - Hotel Expansion on West Day Lot Traffic Assignment..................................................26 Figure 12 - Core Area Redevelopment Traffic Assignment...............................................................27 Figure 13 - Recreational Homes (Tennis Court Site) Traffic Assignment........................................28 Figure 14 - North Day Lot Traffic Assignment....................................................................................29 Figure 15 - 2005 Total Post Development Traffic Volumes...............................................................30 Figure 16 - 2025 Total Post Development Traffic Volumes...............................................................31 Figure 17 - 2005 Level of Service Total Post Development................................................................38 Figure 18 - 2025 Level of Service Total Post Development................................................................39 Figure 19 - Recommended Short Term Intersection Laneage and Control.....................................40 Figure 20 - Recommended Long Term Intersection Laneage and Control.....................................41 Figure 21- South Frontage Road Concept Design - Eastern Section...............................................42 Figure 22 - South Frontage Road Concept Design - Western Section..............................................4.3 APPENDICES Appendix A - Peak Hour Volume Count Sheets and Calculation Worksheets Appendix B - Trip Generation Worksheets Appendix C - HCS Intersection Analysis Worksheets Lionshead Redevelopment Traffic Impact Study :7 1.0 EXECUTIVE SUMMARY Vail Resorts currently plans a redevelopment project within the existing Lionshead Village, in Vail, Colorado. The project is currently proposed to include the development or redevelopment of four separate areas. These areas being redeveloped include the West Day Lot, Lionshead Core Area, Tennis Court Site along Forest Road, and North Day Lot. As of the date of this study, the following project description identifies the current Vail Resorts' Lionshead Development program evaluated within this report: West Day Lot 90 hotel units • 113 condos 16 recreational/ seasonal second homes Core Area • 89 hotel units • . 69 condo units • 35,300 square feet of commercial space (retail and restaurant) 75 parking spaces (to be made available to members of the Ski Club) Tennis Court site 4 recreational/seasonal second home sites (each potentially being constructed as a duplex, creating a total of 8 units) North Day Lot 144 beds of employee housing • 16,000 square feet of Vail Resorts offices (being relocated as part of the Core Area redevelopment) It is assumed that full development of this area is expected to occur around year 2005, and was therefore analyzed with this horizon. The analysis of a long-term 2025 horizon is also included within this study, as required by the Colorado Department of Transportation (CDOT). Lionshead Redevelopment Traffic Impact Study Page 1 Regional access to the proposed redevelopment is expected to continue to be provided by I-70. iPrimary access will be gained from the South Frontage Road. Direct access to the Core Area is to be gained from Uonshead Place/ West Lionshead Circle for hotel guests. Commercial attracted trips are expected to primarily use the Parking Structure. West Lionshead Circle and Forest Road will provide direct access to the hotel expansion on the West Day Lot. Access to the residential development at the tennis court site will be along Forest Road. West Lionshead Circle will provide access to the North Day Lot for the office and employee housing units being relocated. The purpose of this study is to identify traffic generation characteristics, identify potential traffic related impacts on the local street system, and to develop mitigation measures required for identified Vail Resorts development impacts. Additionally, the Town of Vail requested that this report analyze traffic conditions at the following four roadway intersections: • South Frontage Road and Lionshead Village Parking Structure Access • South Frontage Road and West Lionshead Circle (eastern location) • South Frontage Road and West Lionshead Circle (western location) • South Frontage Road and Forest Road Three of these intersections provide direct access to the proposed redevelopment sites and will have an associated increase in traffic. The fourth intersection of South Frontage Road and the Lionshead Parking Structure was included based upon Town of Vail request. This study has been prepared in accordance with the Town of Vail traffic study scope. The entire Vail Resorts' Lionshead Redevelopment Project is expected to generate approximately 166 morning peak hour and 202 afternoon peak hour new vehicle trips added to the surrounding street network. It is important to consider that the Core Area currently contains uses that add to current traffic conditions. In order to provide the most accurate analysis, credit was taken for the existing employee housing, office, and retail trips currently generated by the site. Lionshead Redevelopment Traffic Impact Study Page 2 Distribution of site traffic on the street system was based on the Master Plan's Lionshead Village Transportation Analysis prepared for the Town of Vail by Felsburg Holt & Ullevig (October 1998) and the street system expected to exist in the future. Distributions were prepared separately for the development areas/lots based upon differences in site location and site access. Assignment of project traffic was based upon the trip generation described previously and the distribution developed. Based on the analysis presented in this report, the proposed Vail Resorts Lionshead Development will be successfully incorporated into the future traffic operations. The proposed project development and expected traffic volumes resulted in the following conclusions: • The expected net increase in vehicular traffic for the identified Vail Resorts Lionshead redevelopment combined is 166 morning and 202 afternoon peak hour trips. • Near Term Improvements Needed Today without Vail Resorts' Projects: n Separate northbound left and right turn lanes at the intersection of the Parking Structure with South Frontage Road o Dedicated westbound left turn lane at the intersection of the Parking Structure with South Frontage Road o Dedicated eastbound right turn lane at the intersection of the Parking Structure with South Frontage Road (per CDOT State Highway Access Code) o Dedicated westbound left turn lane at the western intersection of West Lionshead Circle with South Frontage Road © Dedicated eastbound right turn lane at the western intersection of West Lionshead Circle with South Frontage Road (per CDOT State Highway Access Code) o Dedicated eastbound and westbound left turn lanes at the intersection of Forest Road with South Frontage Road . Lionshead Redevelopment Traffic Impact Study Page 3 • Near Term Improvements Needed with All Vail Resorts' Projects: a Dedicated westbound left turn lane at the eastern intersection of West Lionshead Circle with South Frontage Road • Long Term (2025) Improvements Needed Without Vail Resorts' Projects: o Acceleration lane for northbound to eastbound right turning vehicles exiting the Parking Structure at the South Frontage Road • Long Term (2025) Improvements Needed with All Vail Resorts' Projects: o Separate northbound left and right turn lanes at the eastern intersection of West Lionshead Circle with South Frontage Road o Separate northbound left and right turn lanes at the western intersection of West Lionshead Circle with South Frontage Road • No right turn acceleration lanes along the South Frontage Road are necessary due to the 25 -mile per hour speed limit of the roadway, per CDOT State Highway Access Code. However as previously identified, in the long term 2025 horizon a right turn acceleration lane would benefit northbound to eastbound right turning vehicles exiting the parking structure. It is recommended that the Town of Vail monitor volumes at this intersection in the future to determine if and when this improvement may provide benefit to intersection operations. • Left turn deceleration lanes with storage plus taper length (7.5:1) should be provided at locations with a projected left turn peak hour vehicle volume movement greater than 25 vehicles per hour per the CDOT State Highway Access Code. Based upon expected traffic volumes these left turn lanes were found to be warranted at the South Frontage Road intersections with the Lionshead Parking Structure access, eastern West Lionshead Circle location, western West Lionshead Circle location, and Forest Road. It is understood that the Town of Vail has planned that South Frontage Road be designed and constructed with an auxiliary continuous bi-directional center left turn lane at and Lionshead Redevelopment Traffic Impact Study Page 4 through the study area. This center turn lane would provide dedicated left turn deceleration and storage lanes at the key intersections to separate Ieft turn vehicles from the through movements. In addition, this shared center turn lane may further improve operations of the intersections by providing northbound left -turning vehicles a refuge or accelerate zone before entering the main stream of traffic along the frontage road. • Bight turn deceleration lanes with storage length plus taper length should be provided at locations with a projected right tum peak hour vehicle volume movement greater than 50 vehicles per hour per the CDOT State Highway Access Code. Therefore, right turn lanes are expected for the eastbound approaches at the parking structure entrance and the West Lionshead Circle west intersection location. These right turn deceleration lanes should be constructed based upon the recommended storage length plus the 7.5 to 1 taper. This results in a right turn lane of 150 feet at the Parking Structure access and 250 feet at West Lionshead Circle. • 40 Lionshead Redevelopment Traffic Impact Study Page 5 2.0 INTRODUCTION Kimley-Horn and Associates, Inc. (Kimley-Horn) has been retained by Vail Resorts to prepare this report to document the results of a Traffic Impact Study of future traffic conditions associated with the proposed Lionshead Redevelopment project Iocated along the south side of the I-70 South Frontage Road in Lionshead Village in Vail, Colorado. The vicinity map illustrating the project location is shown in Figure 1. The purpose of this study is to identify trip generation characteristics, potential traffic related impacts on the local street system, and to develop mitigation measures required for identified impacts. This study has been prepared in accordance with Town of Vail standards and includes Level of Service (LOS) analysis performed for identified study area intersections_ This study specifically includes evaluation of the following key intersections as shown in Figure 2: • South Frontage Road and Lionshead Village Parking Structure Access • South Frontage Road and West Lionshead Circle (eastern location) • South Frontage Road and West Lionshead Circle (western location) • South Frontage Road and Forest Road The project is currently proposed to include the development and/or redevelopment of four separate parcels: West Day Lai • 90 hotel units • 113 condos 16 recreational/ seasonal second homes Core Area • 89 hotel units 69 condo units • 35,300 square feet of commercial space (retail and restaurant) 75 parking spaces (to be made available to members of the Ski Club) 49 Lionshead Redevelopment Traffic Impact Study Page 6 Tennis Court site 0 • 4 recreational/ seasonal second home sites (each potentially being constructed as a duplex, creating a total of 8 units) North Day Lot 144 beds of employee housing • 16,000 square feet of Vail Resorts offices (being relocated as part of the Core Area redevelopment) It is assumed that full development would occur prior to 2005, and was therefore analyzed with this horizon year. The Town of Vail has also requested a long-term 2025 horizon be analyzed within this study. Lionshead Redevelopment Traffic Impact Study Page 7 LEGEND Study Area Key Intersection k( TENNISGWg7 �"'� SITE ,aax +.v G,. Nf5 067867001 NORTH l v'� e l! ` r EAST uoN HEAD TJ { r UoasrEaDvula Tom' oRn4v���oY PARKING STRUCTURE I t 1.70EA5760UND ` q -7o WESYBUUND FIGURE 2 LIONSHEAD REDEVELOPMENT STUDY AREA IGmley-Ham and Associates, Inc. Lionshead Redevelopment Traffic Impact Study Page 9 • 3.0 EXISTING AND FUTURE CONDITIONS 3.1 Existing and Future Roadway Network Primary access to all four sites is expected to be provided by the existing South Frontage Road. Direct access to the Core Area is to be gained from both Lionshead Place/ West Lionshead Circle for hotel guests. Commercial attracted trips are expected to primarily use the parking structure. West Lionshead Circle and Forest Road will provide direct access to the hotel expansion on the West Day Lot. Access to the residential development at the tennis court site will be along Forest Road. West Lionshead Circle will provide access to the office and employee housing on the North Day Lot. The Town of Vail identified four project intersections along these roadways for evaluation: South Frontage Road and Lionshead Village Parking Structure Access • South Frontage Road and West Lionshead Circle (east) • South Frontage Road and West Lionshead Circle (west) • South Frontage Road and Forest Road • South Frontage Road is a CDOT roadway (classification F -R) with one travel lane in each direction along the south side of Interstate 70. Primarily, the frontage road is located north of Lionshead Village. The roadway has a speed limit of 25 miles per hour through the project area. West Lionshead Circle and Forest Road are collector roadways with one lane of travel in each direction. The intersections of these roadways with the South Frontage Road are stop controlled on the minor street approach with free flow movements along the Frontage Road. Existing lane configurations and traffic control at the key intersections studied are shown in Figure 3. Lionshead Redevelopment Traffic Impact Study Page 10 I LIONEHEAQ V'ILLAnE PARKING 51 AWI UHE W'4 NM 087867001 NORTH SST,:° TENNIS GOURT ,h SITE Qp _ F kF �¢ _ HOTEL EXPANSION ANTLERS ---- THE"PsIor,_ Wr WEST A SP WL j-,, lILL9911 �''j o LANOFMriK_ WAIL LEf}1"�: NSAG�ROA WM NOgTN UAY LUT � �p,U� III!!! % - pS> rA,�yF S� �15 t . 79 EAST80"S"o j.70 W£5TBd11NP FIGURE 3 LIONSHEAD REDEVELOPMENT EXISTING LANEAGE AND CONTROL 12Mn Kimley-Hom Mand Associates, Inc. Mi FAeUT, Lionshead Redevelopment Traffic impact Study Page 11 LEGEND Study Area Key Intersection QRoadway Speed Limit sroP Stop Controlled Approach I LIONEHEAQ V'ILLAnE PARKING 51 AWI UHE W'4 NM 087867001 NORTH SST,:° TENNIS GOURT ,h SITE Qp _ F kF �¢ _ HOTEL EXPANSION ANTLERS ---- THE"PsIor,_ Wr WEST A SP WL j-,, lILL9911 �''j o LANOFMriK_ WAIL LEf}1"�: NSAG�ROA WM NOgTN UAY LUT � �p,U� III!!! % - pS> rA,�yF S� �15 t . 79 EAST80"S"o j.70 W£5TBd11NP FIGURE 3 LIONSHEAD REDEVELOPMENT EXISTING LANEAGE AND CONTROL 12Mn Kimley-Hom Mand Associates, Inc. Mi FAeUT, Lionshead Redevelopment Traffic impact Study Page 11 3.2 Existing Traffic Volumes Existing peak period turning movement counts were conducted at the three intersections adjacent to the redevelopment project site on Friday, July 5th from 8:00 to 11:30 AM and 3:00 to 5:30 PM per Town of Vail's request. These time periods were chosen by the Town to represent the maximum adjacent street peak hour volume as these were believed to vary from the typical 7:00 to 9:00 AM and 4:00 to 6:00 PM time periods. These summer turning movement counts were then compared to counts conducted on President's Day Weekend 1997 from the Lionshead Village Transportation Analysis conducted by Felsburg Holt & Ullevig (October 1998). Comparisons of the traffic volumes conducted during the winter and summer holiday weekends found that the peak wintertime conditions had the higher traffic volume associated with it. These winter morning and afternoon peak hour turning movement counts at the key intersections are shown in Figure 4. Detailed traffic count sheets are available in Appendix B. It is important to note that traffic volumes for the Lionshead Village Parking Structure were taken directly from the wintertime counts due to a majority of the traffic at this intersection being created by skier traffic entering and exiting the parking garage during the winter. Lionshead Redevelopment Traffic Impact Study Page 12 LEGEND Study Area Key Intersection XX(XX) AM(PM) Peak Hour Traffic Volumes UONSHEAO VILLAGE RAAKM STRUCTURE 2W374) 1*99) fir 298(372) --+ T ENN IS COURT $lr�TE, �j...AwLfj j ORE ApEA WEST 1-,_.J NTS 067867001 IV ORTH C ►1 7O EASTBOUNo � - 7fl W-S;p�UND FIGURE 4 LIONSHEAD REDEVELOPMENT EXISTING PEAK HOUR TRAFFIC VOLUMES r © Kaley -Horn and Associates, lne. M2 'Mp1��, FAOIUT Lionshead Redevelopment Traffic Impact Study Page 13 3.3 Future Traffic Conditions without Project To accurately determine the impact of the redevelopment project, traffic volumes expected at the time of project buildout were necessary. These traffic volumes were determined for the future prior to the addition of project traffic from the redevelopment project, called the background condition. The 2005 background pre development traffic volumes were obtained by first applying a 15 percent growth rate to the 1997 traffic volumes to obtain counts comparable to counts conducted along South Frontage Road in 2000. A 2 percent annual growth rate was then applied to the South Frontage Road to obtain 2005 background traffic projections. This growth rate was obtained from the Lionshead Village Transportation Analysis prepared by Felsburg Holt & Ullevig (October 1998). This growth rate was based upon the historical and expected growth in skiers to Vail as provided in the Master Flan. Background traffic volumes for 2005 are shown in Figure 5. The Town of Vail and CDOT guidelines also requested that a long-term 2025 analysis be provided. A 2 percent growth rate was provided and used to represent growth from the short - 10 term 2005 horizon until the long-term 2025 horizon along South Frontage Road. Background pre development traffic volumes for 2025 are shown in Figure 6. 10 Lionshead Redevelopment Traffic Impact Study Page 14 LEGEND Study Area Key intersection XX(XX) AM (PM) Peak Hour Traffic Volumes ---- – .—_-I LIONSHEAD VILLAGE PARKING STRUCTURE 'C,Tc�nj m r'-110(65) +—M(475) 180{915) --M 44D(470) ---> I-70 EIS180UN9 .70 WrpUND -/4 e � aCr NTS 067867001 NORTH vaY� '- ,; HOTEL OH J -"�—� � (WEST DAYAYLOT) f .Jsti-j V FIGURE 5 LIONSHEAD REDEVELOPMENT 2005 BACKGROUND PRE DEVELOPMENT TRAFFIC VOLUMES �© iGfnley-o, and Associates. Inc. FACUS" 400 df10 Lionshead Redevelopment Traffic Impact Study Page 15 LEGEND Study Area Key Intersection XX(XX) AM (PM) Peak Hour Traffic Volumes � LIOMSNEAL7 VILLAGE PARKING sTRUCTUPIE I 180(115) 625(750) `'aCyc �rMs' ORE = r"'4 f WEST, kLANQWARK NTS 667867001 }-7d EA� I.Tq was ys FIGURE 6 LIONSHEAD REDEVELOPMENT 2025 BACKGROUND PRE DEVELOPMENT TRAFFIC VOLUMES ❑�❑ IGmfey-Hom and Associates, Inc. WWTP fGUl" �tNTENANGE FA f Lionshead Redevelopment Traffic Impact Study Page 16 • 4.0 PROJECT TRAFFIC CHARACTERISTICS 4.1 Trip Generation Site -generated traffic estimates are determined through a process known as trip generation. Rates are applied to proposed land uses to estimate traffic generated by developments during a specific time interval. The acknowledged source for trip generation rates is the current edition of the Trip Generation Report' published by Institute of Transportation Engineers (ITE). ITE has established trip rates in nationwide studies of similar land uses. Based upon a request from the Town of Vail for this study, Kinley-Horn used ITE Trip Generation Report trip rates that apply to Apartment (220), General Office Building (710), Resort Hotel (330), Specialty Retail (814), Recreational Homes (260), and Residential Condominium/Townhouse (230) for traffic associated with the development. ITE does not provide trip generation rates for the skier club membership program and the parking spaces provided to ski club members along with the membership. Therefore, it was necessary to develop a specific trip generation rate for this land use apart from, ITE. The following paragraphs describe the project by development area, as well 0 as project traffic volumes associated with the redevelopment project. West Day Lot The West Day Lot located just west of West Lionshead Circle along the South Frontage Road is anticipated to be developed with 90 hotel rooms, 113 condos, and 16 recreational/ seasonal second homes. This development would replace the 160 on -mountain employee parking spaces, already relocated to the Holy Cross/Maintenance Site. Trip generation for the 90 hotel roams was based on ITE Land Use Code: Resort Hotel (330). The 113 condos were estimated for trip generation based upon ITE Land Use Code: Condominium/ Townhouse (230) and the 16 recreational/ seasonal second homes were estimated for trip generation based upon ITE Land Use Code: Recreational Homes (260). These ITE Land Uses are believed to be the most appropriate to estimate trip generation based upon development characteristics. 1 Institute of Transportation Engineers, Trip Generation: An Information Report, Seventh Edition, Washington DC, 2003. 40 Lionshead Redevelopment Traffic Impact Study Page 17 Core Area The Core Area redevelopment located along Lionshead Place is planned to consist of 69 condo units, 89 hotel rooms, and 35,300 square feet of supporting retail uses. This development would replace 32,480 square feet of commercial space (retail and restaurant), 18,000 square feet of offices, and 100 employee beds. All of these existing uses were anticipated to previously generate vehicle trips. Since the existing Core Area consists of development generating vehicle trips, credit was taken for these existing trips previously generated by the site, as the commercial (retail and restaurant) will be redeveloped on the existing site and the employee housing and office uses will be relocated to the North Day Lot. Trip generation for the existing offices was calculated using ITE Land Use Code: Office (710). The proposed hotel rooms were calculated using ITE Land Use Code: Resort Hotel (330). Trip generation was calculated for the retail space using ITE Land Use Code: Specialty Retail (814). The proposed condo trip generation was calculated using ITE Land Use Code: Residential Condominium/ Townhouse (230). The proposed ski club is anticipated to have 75 members who will have parking privileges at the Core Area. These club members will be allocated 75 parking spaces within the parking structure beneath the Core Area building. On a typical busy weekend day, all parking spaces are anticipated to be occupied. Therefore, the parking spaces are expected to attract 75 entering and 75 exiting, or 150 total trips per day. To determine the number of trips that would occur during a common peak hour, information was obtained relative to anticipated club member activity. Eased upon information from Vail Resorts, it is expected that approximately 25 percent of skiers arrive within a common peak hour. Therefore, the resultant trip generation for the Ski, Club would be 19 vehicle trips during the peak hour. These trips would most likely be seen as 19 entering vehicles during the morning peak hour and 19 exiting vehicles during the afternoon peak hour. Applicable assumptions as presented in the Town of Vail's Lionshead Redevelopment Master Plan and Lionshead Village Transportation Analysis were followed with this study. This Lionshead Redevelopment Traffic Impact Study Page 18 included the 75 percent primary internal trip generation reduction within the Lionshead Transportation Analysis. Due to the pedestrian nature of Lionshead Village, a majority of the trips generated by the retail redevelopment in the Core Area are expected to be made by people who are already skiing and/or staying in the Lionshead area. In fact, it is believed that this percentage may even be greater. However, to provide a conservative analysis and to be consistent with the Master Plan Study, the retail generation was reduced 75 percent to eliminate the double counting of trips fallowing the same procedure used within the Lionshead Redevelopment Master Plan. Tennis Court Site The existing Tennis Court site located along Forest Road, just east of the Gondola line, is proposed to be developed with four (4) recreational/ seasonal second home sites. However, each site may be constructed as a duplex. To provide a conservative analysis, trip generation was completed assuming 8 units total on this site. To estimate vehicle trip generation from these future homes, the rM Land Use Code: Recreational Homes (260) was used. 0 North Day Lo# The North Day Lot currently provides parking, for 105 on -mountain employee vehicles being relocated to the Holy Cross/ Maintenance Site. The North Day Lot is proposed to accommodate 144 beds of employee housing and approximately 16,000 square feet of Vail Resorts offices. The proposed development of 144 beds of employee housing on this site actually may not generate any new vehicle trips during the peak hour. Vail Resorts is planning that this housing may be for employees that do not need a vehicle and who will walk to and from work. To provide a conservative analysis, an estimate of vehicle trips per ITE was assigned to the street network. To estimate the trip generation of the proposed office space and employee housing ITE Land Use Code: Office (710) and Apartments (220) were used, respectively. Lionshead Redevelopment Traffic Impact Study Page 19 • • Trip Generation Summary Table 1 summarizes the estimated net traffic generation for the development. The trip generation worksheets are included in Appendix B. These calculations illustrate the rates used, directional distribution of trips, and number of daily trips. The calculations provide for the net development to estimate new vehicle trips (future development minus existing development being removed) generated by Vail Resorts' Lionshead Redevelopment. New trips are vehicles that are attracted to 'Vail by development of additional hotel rooms, dwelling units or retail space. Table 1--Lionshead Redevelopment Net Project Traffic Generation Development Area AM Peak Hour PM Peak Hoar In out Total In Out Total West Day Lot 31 50 81 58 43 101 Core Area 16 24 40 29 27 56 Tennis Court Site 1 0 1 1 1 2 North Day Lot 28 16 44 16 27 43 Total 76 90 166 r-10-4 1 98 202 4.2 Trip Distribution Distribution of site traffic on the street system was based on the Lionshead Village Transportation Analysis prepared for the Town of Vail by Felsburg Holt & Ullevig (October 1998) and the street system expected to exist in the future. The directional distribution of traffic is a means to quantify the percentage of site -generated traffic that approaches a project site from a given direction and departs the site in the same direction. Distributions were prepared separately for the West Day Lot site, Core Area redevelopment site, Tennis Court site, and North Day Lot based upon differences in site location and access. Figures 7 through 10 illustrate the expected project trip distribution for the hotel expansion on the West Day Lot site, Core Area redevelopment, Tennis Court site, and North Day Lot, respectively. Lionshead Redevelopment Traffic Impact Study Page 20 LEGEND Study Area Key Intersection DCX% (XX%) Entering (Exiting) Trip Distribution LIONSHEAD VILLAGE PARKING STRUCTURE j 55% ': TENN19001IPT `'`` SITE NTS 067867001 EV Or RTH R u"rYt9 FACSITC' I -74 EAS-rSmND S y . 70 4VE FIGURE 7 LIONSHEAD REDEVELOPMENT HOTEL EXPANSION ON WEST DAY LOT TRIP DISTRIBUTION IEmn liGmley-Han I and Associates, Inc. A Lionshead Redevelopment Traffic Impact Study Page 21 LEGEND Study Area Key Intersection XX% (XX%) Entering (Exiting) Trip Distribution LIONSHEAD VLLAGE PARKING STRUCTURE 55% h TENNIS CO"F17 SITE V0 I-7 7= FIGURE 8 LIONSHEAD REDEVELOPMENT CORE AREA REDEVELOPMENT TRIP DISTRIBUTION Kmley-Hom and Associates, Inc. j RgttEl NTS 067867001 N <Z> FRTH MWU t) WEST Sf t{jam � > WWTP � "fAC&rr Lionshead Redevelopment Traffic Impact Study Page 22 5,z NTS 067667001 N<:>FRTH LEGEND Study Area Key Intersection XX%n (XX%a) Entering (Exiting) Trip Distribution FIGURE 9 LIONSHEAD REDEVELOPMENT RECREATIONAL HOMES (TENNIS COURT SITE) Lionshead Redevelopment TRIP DISTRIBUTION Traffic Impact Study F= Fj Kimley-Hom Page 23 E71 = and Associates, Inc. NTS 067867001 NGaRTH LEGEND . Study Area Key Intersection XX% (XX%) Entering (Exiting) Trip Distribution FIGURE 10 LIONSHEAD REDEVELOPMENT NORTH DAY LOT TRIP DISTRIBUTION I ©�� andA soda i and 1lssociates, Inc. I Lionshead Redevelopment Traffic Impact Study Page 24 L` L' 4.3 Traffic Assignment Traffic assignment was obtained by applying the above distributions to the estimated traffic generation. Project traffic assignment for the hotel expansion on the West Day Lot, Core Area redevelopment, Tennis Court site, and North Day Lot are shown in Figures 11 through 14, respectively. 4.4 Total Post Development Traffic Site traffic volumes were added to the background volumes to represent estimated traffic conditions for full project development. Total traffic volumes that include the entire planned Lionshead Redevelopment project are illustrated in Figure 15 for the 2005 horizon and Figure if for the 2025 horizon. Lionshead Redevelopment Traffic Impact Study Page 25 LEGEND Study Area Key Intersection XX(XX) AM(PM) Peak HourTratfic Volumes rrrs 067867001 NORTH FIGURE 11 LIONSHEAD REDEVELOPMENT HOTEL EXPANSION ON WEST DAY LOT TRAFFIC ASSIGNMENT C2M Kimley-Hom = F1 and Assodates, Inc. Lionshead Redevelopment Traffic Impact Study Page 26 LEGEND Study Area Key Intersection XX(XX) AM(PM) Peak Flour Traffic Volumes LIQNSRFJ16 VILLAGE PARK[NG STRUCTURE Y TENNIS Cf1UFT %�'��' 91TE �wace�:aox4xrc�ar. 'ILEI 1 3 � �AIIII 1-70 meow 1 - 70 V4ESTT�jU1 FIGURE 12 LIONSHEAD REDEVELOPMENT CORE AREA REDEVELOPMENT TRAFFIC ASSIGNMENT Nmley-Hom lzmnand Assodeles, Inc. NTS 067867001 N t^7 R"7'H TFE���rt'�j A Mt v ,fwr MINwo'LA EfAC1UT Lionshead Redevelopment Traffic Impact Study Page 27 LEGEND 4D Study Area Key Intersection XX(XX) AM(PM) Peak Hour Traffic Volumes NTS 067667001 NC3F=tTH FIGURE 13 LIONSHEAD REDEVELOPMENT RECREATIONAL HOMES (TENNIS COURT SITE) TRAFFIC ASSIGNMENT I Elm" 10miey-Hommand msoaates, Inc. Lionshead Redevelopment Traffic Impact Study Wage 28 LEGEND Study Area Key Intersection XX(XX) AM(PM) Peak Hour Traffic Volumes NYS 067867001 NG3RTH FIGURE 14 LIONSHEAD REDEVELOPMENT NORTH DAY LOT TRAFFIC ASSIGNMENT ©_ © and Asm Ha and saciates, Inc. Lienshead Redevelopment Traffic Impact Study Page 29 LEGEND Study Area Key Intersection XX(XX) AM(PM) Peak Hour Traffic Volumes Nis 067567001 N O 1=;t" r" FIGURE 15 LIONSHEAD REDEVELOPMENT 2005 TOTAL POST DEVELOPMENT PROJECT TRAFFIC VOLUMES Kiimley-Horn and Associates, Inc Lionshead Redevelopment Traffic Impact Study Page 30 LEGEND Study Area Key intersection XX(XX) AM(PM) Peak Hour Traffic Volumes LIONSHEAD REDEVELOPMENT 2425 TOTAL POST DEVELOPMENT PROJECT TRAFFIC VOLUMES NIS 067867001 N C� RTH Lionshead Redevelopment Traffic Impact Study Page 31 0 5.0 TRAFFIC OPERATIONS ANALYSES Kimley-Morn's analyses of traffic operations in the site vicinity were conducted to determine potential capacity deficiencies in the 2005 and 2025 development horizons. The acknowledged source for determining overall capacity is the current edition of the Highway Capacity ManuaR Capacity analysis results are listed in terms of Level of Service (LCIS). LCIS is a qualitative term describing operating conditions a driver will experience while traveling on a particular street during a particular time interval. It ranges from A (very little delay) to F (long delays and congestion). The "Town of Vail recommends LCIS C or better as the measure of desirable level of service and LCIS D as acceptable level of service during the peak hours. The intersection operations for background (prior to the addition of project traffic) and total (with project traffic added) traffic peak -hour conditions at key intersections were analyzed using the unsignalized analysis methodologies found in the Highway Opacity ManuaI2 (HCM) using; the Highway Capacity Software (HCS 2000) program, Release 4.1. The following provides a discussion of the level of service results on an intersection -by -intersection basis (calculations in Appendix C'). 2 "Transportation Research Board, Highway Capacity Manual, Special Report 204, Washington DC, 2000. Lionshead Redevelopment Traffic Impact Study Page 32 0 South Frontage Road and Parking Structure Access It was found that the intersection of South Frontage Road with the parking structure access is expected to operate at a deficient level of service prior to the addition of project in 2005. The northbound movement at this unsignalized intersection is expected to operate at LOS F with extremely long delays during the afternoon peak hour in 2005 before the addition of project traffic. Based upon the results of the analysis and the expected magnitude of turning movements in both short term 2005 and long term 2025 horizons, the northbound approach should be designated with separate left and right turn lanes. 'Sufficient pavement width is believed to exist for this improvement. A westbound left tum lane was also found to be required at this intersection in 2005 prior to project development. In addition, an eastbound right turn lane along South Frontage Road was found to be needed (pre development) based on the State Highway Access Code for category F -R roadways by 2005. These turn lanes are expected to improve operations at this intersection by separating left and right turn traffic from the through movements. The shared center turn lane area would likely further improve operations by providing northbound left -turning vehicles a refuge or acceleration zone before entering the main stream of traffic along the frontage road. It is recommended that the Town of Vail consider implementation of these turn lanes to improve the existing traffic situation at this intersection. With these improvements, the northbound approach level of service improves to LOS C during the afternoon peak hour with or without the addition of project traffic in 2005. All movements are expected to operate with acceptable level of service, with or without the addition of project traffic in the long term horizon year. However, it is believed that northbound to eastbound right turning vehicles exiting the Parking Structure would benefit from an acceleration lane along South Frontage Road in the long term horizon. The Town of Vail and CDOT should consider this improvement in the future as through volumes increase along South Frontage Road. Table 2 provides the results of the level of service capacity analysis. Lionshead Redevelopment Traffic Impact Study Page 33 0 Table 2 - South Frontage Road/Parking Structure Access LOS Results • "Improvements South Frontage Road and Vilest Lionshead Circle (east) This unsignalized east intersection of the Frontage Road with West Lionshead Circle was found to operate with an acceptable level of service in the background condition of 2005. However, with the addition of project traffic in 2005, it is anticipated that a two-way left turn lane is recommended to be installed that will provide a deceleration lane for westbound left turning vehicles turning onto West Lionshead Circle at this location as well as an acceleration lane for northbound left turning vehicles turning onto the Frontage Road. With this improvement, all movements are expected to operate acceptably with the addition of project traffic in the 2005 horizon year. With the addition of project traffic in 2025, separate northbound left and right turn lanes are anticipated to be needed to maintain acceptable level of service along West Lionshead Circle. Table 3 provides the level of service results at this intersection. Lionshead Redevelopment Traffic Impact Study Page 34 AM Peak Hour PM Peak Hour Delay LOS Delay LOS Scenario se eh (sec/veh) 2005 Short Term (without project) Westbound Approach 9.2 A 89 A Northbound Approach 24.9 C 297.6 F 2005 Short Term (without project) Westbound Lam* 9.2 A 8.9 A Northbound Left* 15.7 C 18.9 C Northbound Right* 11.0 B 18.1 C 2005 Short Term (with project) Westbound Leff* 9.4 A 9.1 A Northbound Left* 16.4 C 20.7 C Northbound Right* 11.4 B 20.3 C 2025 Long Term (without project) Westbound Left* 10.3 B 9.8 A Northbound Left* 19.1 C 30.6 D Northbound Right* 13.1 B 31.3 D 2025 Long Term Improved (without project) Westbound Left* 10.3 B 9.8 A Northbound Left* 19.1 C 30.6 D Northbound Right* Free A Free A 2025 Long Term (with project) Westbound Left 10.6 B 10.1 B Northbound Left 20.0 C 34.8 D Northbound Right* Free A Free A "Improvements South Frontage Road and Vilest Lionshead Circle (east) This unsignalized east intersection of the Frontage Road with West Lionshead Circle was found to operate with an acceptable level of service in the background condition of 2005. However, with the addition of project traffic in 2005, it is anticipated that a two-way left turn lane is recommended to be installed that will provide a deceleration lane for westbound left turning vehicles turning onto West Lionshead Circle at this location as well as an acceleration lane for northbound left turning vehicles turning onto the Frontage Road. With this improvement, all movements are expected to operate acceptably with the addition of project traffic in the 2005 horizon year. With the addition of project traffic in 2025, separate northbound left and right turn lanes are anticipated to be needed to maintain acceptable level of service along West Lionshead Circle. Table 3 provides the level of service results at this intersection. Lionshead Redevelopment Traffic Impact Study Page 34 C Table 3 •- South Frontage Road/West Lionshead Circle (east) LOS Results 'improvements South Frontage Road and West Lionshead Circle (west) The northbound shared left turn and right turn movement at this west unsignalized intersection of the Frontage Road with West Lionshead Circle is expected to operate at unacceptable level of service in the future prior to the addition of project traffic in 2005. This is due to the northbound left turning vehicles having difficulty entering the South Frontage Road due to the high through volumes. The northbound approach is expected to benefit from a two-way left turn lane along the Frontage Road. This two-way left turn lane will allow vehicles to enter the Frontage Road more easily by having a designated lane to turn into before merging with through traffic. By 2025, the northbound approach would benefit from separate left and right turn lanes to serve project traffic. With these improvements, all movements are expected to operate acceptably in the near term and long term horizons. Table 4 provides the level of service results at this intersection. Lionshead Redevelopment Traffic Impact Study Page 35 AM Peak Hour PM Peak Hour Scenario Delay se eh LOS Delay se eh LOS 2005 Short Term (without project) Westbound Approach 8.4 A 8.5 A Northbound ±Aroach 16.1 C 22.9 C 2005 Short Term (with project) Westbound Left* 8.6 A 8.7 A Northbound Approach 14.8 B 17.6 C 2025 Long Term (without project) Westbound Left* 9.2 A 9.2 A Northbound Approach 17.4 C 20.8 C 2025 Long Term (with project) Westbound Left* 9.4 A 9.5 A Northbound Left* 15.7 C 22.7 C Northbound Right* 17.2 C 17.1 C 'improvements South Frontage Road and West Lionshead Circle (west) The northbound shared left turn and right turn movement at this west unsignalized intersection of the Frontage Road with West Lionshead Circle is expected to operate at unacceptable level of service in the future prior to the addition of project traffic in 2005. This is due to the northbound left turning vehicles having difficulty entering the South Frontage Road due to the high through volumes. The northbound approach is expected to benefit from a two-way left turn lane along the Frontage Road. This two-way left turn lane will allow vehicles to enter the Frontage Road more easily by having a designated lane to turn into before merging with through traffic. By 2025, the northbound approach would benefit from separate left and right turn lanes to serve project traffic. With these improvements, all movements are expected to operate acceptably in the near term and long term horizons. Table 4 provides the level of service results at this intersection. Lionshead Redevelopment Traffic Impact Study Page 35 . Table 4 - South Frontage Road/West Lionshead Circle (west) LOS Results *Improvements South Frontage Road and Forest Road Background growth along South Frontage is expected to elicit the need for left turn lanes on the eastbound and westbound approaches at this intersection prior to the addition of project traffic in 2005. With this improvement, this intersection is expected to operate with acceptable level of service throughout the long terra horizon with or without the addition of project traffic. Table 5 provides the level of service results at this intersection. Lionshead Redevelopment Traffic Impact Study Page 36 AM Peak Hour PM Peak Hour Delay LDS Delay LOS Scenario (secfveh) (se eh 2005 Short Tern (without project) Westbound Approach 9.0 A 8.5 A Northbound Approach 17.7 C 38.9 E 2005 Short Term (without project) Westbound Left* 9.0 A 8.5 A Northbound Approach 11.3 B 14.8 B 2005 Short Term (with project) Westbound Left* 9.2 A 8.7 A Northbound Approach 12.3 B 17.6 C 2025 Long Term (without project) Westbound Left* 9.9 A 9.2 A Northbound Approach 13.2 B 20.6 C 2025 Long Term (with project) Westbound Left** 10.1 B 9.6 A Northbound Left* 14.3 B 24.9 C Northbound Right* 13.2 B 13.4 B *Improvements South Frontage Road and Forest Road Background growth along South Frontage is expected to elicit the need for left turn lanes on the eastbound and westbound approaches at this intersection prior to the addition of project traffic in 2005. With this improvement, this intersection is expected to operate with acceptable level of service throughout the long terra horizon with or without the addition of project traffic. Table 5 provides the level of service results at this intersection. Lionshead Redevelopment Traffic Impact Study Page 36 0 Table 5 -- South Frontage Road/Forest Road LOS Results • • improvements The HCS analysis results for total traffic are graphically depicted for the study intersections in Figure 17 for the 2005 horizon and Figure 18 for the 2025 horizon. The intersection HCS resulted in the future intersection lanes and control recommendations as shown in Figures 19 and 20 for 2005 and 2025, respectively. In addition, these improvements to the South Frontage Road are schematically shown in Figures 21 and 22 for the long term horizon. Lionshead Redevelopment Traffic Impact Study Page 37 AM Peak Hour PM Peak Hour Scenario Delay (sec/veh) LOS Delay (sec/veh) LOS 2005 Short Term (without project) Eastbound Approach 8.1 A 9.0 A Westbound Approach 8.8 A 8.4 A Northbound Approach 23.6 C 22.2 C Southbound Approach 22.9 C 27.9 D 2005 Short Term (without project) Eastbound Left* 8.1 A 9.0 A Westbound Left* 8..8 A 8.4 A Northbound Approach 15.1 C 14.2 B Southbound Approach 14.7 B 15.6 C 2005 Short Term (with project) Eastbound Left* 8.2 A 9.2 A Westbound Left* 8.9 A 8.5 A Northbound Approach 15.6 C 15.1 C Southbound Approach 15.3 C 16.5 C 2025 Long Term (without project) Eastbound Left* 8.7 A 10.2 B Westbound Left* 9.6 A 9.1 A Northbound Approach 19.0 C 18.4 C Southbound Approach 18.3 C 20.8 C 2025 Long Term (with project) Eastbound Left* 8..8 A 10.3 B Westbound Left* 9.7 A 9.3 A Northbound Approach 19.2 C 19.9 C Southbound Approach 19.5 C 221 C improvements The HCS analysis results for total traffic are graphically depicted for the study intersections in Figure 17 for the 2005 horizon and Figure 18 for the 2025 horizon. The intersection HCS resulted in the future intersection lanes and control recommendations as shown in Figures 19 and 20 for 2005 and 2025, respectively. In addition, these improvements to the South Frontage Road are schematically shown in Figures 21 and 22 for the long term horizon. Lionshead Redevelopment Traffic Impact Study Page 37 LEGEND • Study Area Key Intersection XX(XX) AM(PM) Peak Hour Leel of Service NTS asp 67001 N CZ> RTI --1 FIGURE 17 LIONSHEAD REDEVELOPMENT 2005 LEVEL OF SERVICE TOTAL POST DEVELOPMENT and -Hom I � and Associates, Inc. Lionshead Redevelopment Traffic Impact Study Page 38 LEGEND Study Area Key Intersection XX(XX) AM( PM) Peak Hour Level of Service NTS 067667401 "CZ> F-iT` H DqE AREA �,� EAST LiONSWEA'U n NORTH DAV LLIONSOT _ PARKIEADNG VILLAGE PAHiTMG STflUOTVRE I_TO EASTBOUND I .70 WESTBOUND C{C?1 �-- FIGURE 18 LIONSHEAD REDEVELOPMENT 2025 LEVEL OF SERVICE TOTAL POST DEVELOPMENT 16ndey-Hom and Associates, Inc. YB� wwTP MA1 HTENA�EfAC�� Lionshead Redevelopment Traffic Impact Study Page 39 NTS 067667001 IVC3RTH • Study Area Key intersection I Improvement Needed Pre Development 2 Improvement Needed Post Development FIGURE 19 LIONSHEAD REDEVELOPMENT RECOMMENDED 2005 SHORT TERM INTERSECTION LANES AND CONTROL a.❑ lC"y-Flom and Associates, Inc_ Lionshead Redevelopment Traffic Impact Study Page 40 LEGEND 10 Study Area Key Intersection I Improvement Needed pre Development 2 Improvement Needed Past Development NTS 06786700t "<Z> FiTH Corgi FIGURE 20 LIONSHEAD REDEVELOPMENT RECOMMENDED 2025 LONG TERM INTERSECTION LANES AND CONTROL IGmley-Horn I and Asmcdates, Inc. Lionshead Redevelopment Traffic Impact Study Page 41 70 cz 0 rr 0 rr ,L- LL L1 0 U) '` �' aat� � � ��� e 0 � �1 �� D _, ; 6.0 CONCLUSIONS Based on the analysis presented in this report, Kimley-Horn believes the proposed Vail Resorts Lionshead Redevelopment will be successfully incorporated into the future traffic operations. The proposed project development and expected traffic volumes resulted in the following conclusions: • The expected net increase in vehicular traffic for the identified Vail Resorts Lionshead redevelopment combined is 166 morning and 202 afternoon peak hour trips. • Near Term Improvements Needed Today without Vail Resorts' Projects: o Separate northbound left and right turn lanes at the intersection of the Parking Structure with South Frontage Road Q Dedicated westbound left turn lane at the intersection of the Parking Structure with South Frontage Road o Dedicated eastbound right turn lane at the intersection of the Parking Structure with South Frontage Road (per MOT State Highway Access Code) o Dedicated westbound left turn lane at the western intersection of West Lionshead Circle with South Frontage Road o Dedicated eastbound right turn lane at the western intersection of West Lionshead Circle with South Frontage Road (per CDOT State Highway Access Code) o Dedicated eastbound and westbound left turn lanes at the intersection of Forest Road with South Frontage Road * Near Term Improvements Needed with All Vail Resorts' Projects: o Dedicated westbound left turn lane at the eastern intersection of West Lionshead Circle with South Frontage Road Lionshead Redevelopment Traffic Impact Study Page 44 ~ • Long Term (2025) Improvements Needed Without Vail Resorts' Projects: o Acceleration lane for northbound to eastbound right turning vehicles exiting the Parking Structure at the South Frontage Road • Long Term, (2025) Improvements Needed with All Vail Resorts' Projects: 0 Separate northbound left and right turn lanes at the eastern intersection of West Lionshead Circle with South Frontage Road o Separate northbound left and right turn lanes at the western intersection of West Lionshead Circle with South Frontage Road No right turn acceleration lanes along the South Frontage Road are necessary due to the 25 -mile per hour speed limit of the roadway, per CDOT State Highway Access Code. However as previously identified, in the long term 2025 horizon a right turn acceleration lane would benefit northbound to eastbound right turning vehicles exiting the parking structure. It is recommended that the Town of Vail monitor volumes at this intersection in the future to determine if and when this improvement may provide benefit _to intersection operations. • Left turn deceleration lanes with storage plus taper length (7.5:1) should be provided at locations with a projected left turn peak hour vehicle volume movement greater than 25 vehicles per hour per the CDOT State Highway Access Code. Based upon expected traffic volumes these Ieft turn lanes were found to be warranted at the South Frontage Road intersections with the Lionshead Parking Structure access, eastern West Lionshead Circle location, western West Lionshead Circle location, and Forest Road. It is understood that the Town of Vail has planned that South Frontage Road be designed and constructed with an auxiliary continuous bi-directional center left turn lane at and through the study area. This center turn lane would provide dedicated left turn deceleration and storage lanes at the key intersections to separate left turn vehicles from the through movements. In addition, this shared center turn lane may further improve Lionshead Redevelopment Traffic Impact Study Page 45 . operations of the intersections by providing northbound left -turning vehicles a refuge or accelerate zone before entering the main stream of traffic along the frontage road. • Right turn deceleration lanes with storage length plus taper length should be provided at locations with a projected right turn peak hour vehicle volume movement greater than 50 vehicles per hour per the CDOT State Highway Access Code. Therefore, right turn lanes are expected for the eastbound approaches at the parking structure entrance and the West Lionshead Circle west intersection location. These right turn deceleration lanes should be constructed based upon the recommended storage length plus the 7.5 to 1 taper. This results in a right turn lane of 150 feet at the Parking Structure access and 250 feet at West Lionshead Circle. Lionshead Redevelopment Traffic Impact Study Page 46 PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING Monday, April 26, 2004 PROJECT ORIENTATION - Community Development Dept. PUBLIC WELCOME MEMBERS PRESENT Doug Cahill Chas Bernhardt Rollie Kjesbo David Viele Ann Fehlner-Gunion Bill Jewitt Site Visits: 1. Devaney - 2565 Cortina Lane Driver: George MEMBERS ABSENT George Lamb 12:00 pm 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 1. A request for final review of a variance from Section 12-6D-6, Setbacks, Vail Town Code, to allow for a residential addition to encroach into the rear setback, located at 2565 Cortina 410 Lane/Lot 2, Block F, Vail das Shone Filing 1, and setting forth details in regard thereto. Applicant: Elfriede Devaney Planner: Warren Campbell MOTION: Bernhardt SECOND: Viele VOTE: 6-0 APPROVED WITH ONE (1) CONDITION: I. The applicant shall submit an application to amend the condominium map for Cortina Lane Condominiums, A Resubdivision of Lot 2, Block F, to staff for review and approval prior to requesting either a Temporary Certificate of Occupancy or Certificate of Occupancy. This variance approval is contingent upon the construction of the two new rooms above the garage. Warren Campbell made a presentation per the staff memorandum. The applicant had no new information to add. There was no public comment. The Commissions expressed there support for the proposal as submitted as they believed the proposal complied with the applicable criteria. The Commission found that pursuant to the variance criteria, an extraordinary circumstance exists that warrants approval of the requested variance. 2. A request for a variance from Section 12-21-14, Restrictions In Specific Zones On Excessive Slopes, Vail Town Code, to allow for the construction of driveways and surface parking in excess of 10% of the total site area, located at 2388 Garmisch Drive/Lot 9, Block G, Vail das Schone Filing 2, and setting forth details in regard thereto. Applicant: Snow Now, LLC Planner: Warren Campbell MOTION: Bernhardt SECOND: Kjesbo VOTE: 6-0 TABLED TO MAY 10, 2004 TO l,` OF YJJL 3. A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 71-1-7, Vail Town Code, and a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation on a new private skier club, new lodge dwelling units and conference facilities and meeting rooms on the first floor or street level floor of a structure, located at 675 Lionshead Place/(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request). Applicant: Vail Corporation Planner: George Ruther MOTION: Bernhardt SECOND: Kjesbo 'VOTE: 6-0 George Ruther made a presentation per the staff memo. The applicant presented the proposed plans for the Core Site hotel. Jim Lamont questioned how children would be dropped off for the Lionshead Ski School? He also questioned if DEVO would be relocated to Lionshead? The Commission, applicant, and members of the public discussed skier drop and traffic circulation. The Chairman then closed public comment. Upon discussion, the Commissioners generally agreed that traffic circulation and skier drop was needed in the Lionshead area and must be addressed by the applicant. The Commission members questioned the mix of uses in the hotel and questioned how the hotel would be operated during the off season. With regard to the proposed development review process, the Commission members expressed their support for the next steps outlined in the staff memorandum. The applicant will prepared a number of different illustrations, including a massing model and photo simulations, to represent the proposed final design of the building. 4. A request for a recommendation to the Vail Town Council for the establishment of Special Development District No. 38, Manor Vail Lodge, to allow for the redevelopment of the Manor Vail Lodge, and a request for a conditional use permit to allow for the construction of Type 111 Employee Housing Units, pursuant to Section 12-6H-3, Vail Town Code, located at 595 Vail Valley Drive/Lots A, B, & C, Vail Village 7th Filing, and setting forth details in regard thereto. Applicant: Manor Vail, represented by Melick and Associates Planner: Warren Campbell MOTION: Bernhardt SECOND: Kjesbo VOTE: 6-0 TABLED TO MAY 24, 2004 5. Approval of minutes MOTION: Viele SECOND: Kjesbo VOTE: 6-0 6. Information Update • The May 10, 2004 PEC meeting will begin at 11;30 am. 7. Adjournment MOTION: Jewitt SECOND: Viele VOTE. 6-0 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 South 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. 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