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2004-0927 PEC
PLANNING AN13 ENVIRONMENTAL G4MMfSSION 1. ~E 1tlirf'l~~'~~, • PUBLIC MEETING September 27, 2004 PRaJEGT ORIENTATI~DN - Cvmmuni#y I)e~elopment Cfept. PUBLIC WELCOME '[2:00 pm MEMBERS PRESENT 13oug Gahill aavid Viele Chas Bernhardt George Lamb Bill Jewitt Ann Gunion Site Visits MEMBERS ABSENT Rollie Kjesbv Lionshead Core Site Hotel 675 Lionshead Place Driver: NOTE: If the PEC hearing extends until 6:00 p.m., the Commission may break for dinner from 6:00 - 6:30 p.m. Public Hearing -Town Council Chambers 2:00 pm A request for a final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Vail Town Cade, 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 #irst 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 Qevelopment Department upon request). Applicant: Vail Corporation Planner: George Ruther George Ruther made a presentation to the Commission per the staff memorandum, dated September 27, 2004. The applicant made a presentation an their development applications to the Commission. Upon completion of their presentation, the applicant questioned the wording of Condition #5 on page 2 of the Amended Conditions of Approval, September 27, 2004. Staff and the Commission agreed to strike the last sentence in Condition #5 in its entirety. The applicant then provided the Commission with a summary of the Rental Program Proposal for the 70 condominiums and 49 lock-off units in the Lionshead Core Site Hotel. The Commissioner opened the public hearing to public. Geoff Wright, Rob Levine, Bob Lazier„ Bill Anderson, and Keith Odza all spoke in favor of the applications and urged the Commission to approve the applications as submitted. The Commissioner closed public comment. The Commissioners each spoke in favor of the applications. Invoicing their support for the project, the Commissioners expressed their thanks to the applicant for listening to the numerous concerns stated over the course of the review process and amending the plans accordingly. Commissioners Jewitt, Viele, Lamb, and Gunion each indicated their insis#ence that the data%Is and architecture of the project not be lost in the continued design development stages of the application. The Commissioners agreed unanimously that a significant amount of attention should be paid to the details by the DRB and that any reduction in final detail may require that the applicant re-appear before the Commission for cansideratlon of an amended application. The Commissioners further expressed their desire to see that the Vail Town Council and the appfcant resolve any differences with regard to the Developer Improvement Agreement and ensure that the major components of the agreement as stated in the staff memorandum not be removed from the final DIA. With the exception of the three minor revisions made to the staff's recommended conditions of approval, the Commissioners were in favor of the staff's recommendations, findings, and proposed conditions of approval. The Cornmissian did acknowledge that while several of the conditions appeared to be resolvable at this point in time, they understood that in the seguence of project development and approval that certain conditions were appropriate and necessary. The Commissioners agreed with staff's recommendation to table the final review of the preliminary to a later date. Major Subdivision ACTION: Tabled to October 11, 2404 MOTION: Viele SECOND: Jewitt VOTE: 6-0 Major Exterior AlteratianlConditional Use Permits ACTION: Approved with Conditions MOTION: Viele SECOND: Jewitt VOTE: 6-0 CONDITIONS: The Developer shall address the following conditions of approval prior tv final review of the development applications by the Town of Vail Design Review Board; 1 } That the Developer identifies a new location for publicly accessible restrvoms on ar near the development site: The new location shall be identified on a revised set of floor plans which shall be submitted by the applicant to the Town of Vail Community Development Department for review and approval. 2) That the Developer submits a complete Design Review Board application to the Town of Vail Community Development Department. The Developer shall address the following conditions of approval prior to applying for a building permit for the improvements from the Town of Vail Community Development Department: (Note: a grading plan shall constitute a building permit.) 1 } That the Developer addresses the red-lined corrections on the proposed grading and drainage plans and submits a revised final grading and drainage plan for final review and approval by the Town of Vail Public Works Department. 2) That the Developer submits a complete set of civil engineered drawings of the Approved Development Plans including the required off site improvements, to the Town of Vail Community Development Department for review and approval of the drawings. 1t shall be Hated that the review of the civil engineered drawing may take up to six months to review and approve. 3} That the Developer submits written letters of editl approval from all adjacent and/or affected property owners whose property is being physicalEy impacted or altered tie, Montauk, Lionshead Arcade, Antler's, Lions Square Lodge, Landmark, etc.} as a result of the construction of the Lionshead Gore Site Hotel, as depicted on the Approved Development Plan, to the Town of Vail Community Development Department far review and approval. 4) That the Developer receives final approval from the Vai[ Town Council for the conveyance of Tawn-awned land to the Developer as generally depicted on the application for a major subdivision accompanying the Lionshead Core Site Hotel development applications. 5) That the Developer receives final approval from the Vail Town Council for the conveyance of the public right of way existing beneath Lionshead Place. Should the Developer be unable to secure a final approval far the conveyance of the public right of way, the Develaper may submit a revised major exterior alteration application to the Town of Vail Community Development Department for review and approval by the Town of Vail Planning and Environmental Commission. 6) That the Developer submits revised plans to the Town of Vail Community Development Department far final review and approval of the Town of Vail Public Works Department addressing each of the comments summarized in the letter from Greg Hall, Public Works Director, to George Rather, Ghief of Planning, dated September 23, 2004. A copy of the letter has been attached far reference (Attachment E}. The Develaper shall address the following conditions of approval prior to the issuance of a building permit by the Town of Vail Community Development Department: {Note: a grading permit shall constitute a building permit.) 1 } That the Developer finalizes the Rental Program Proposal and then enters into a written agreement with the Town of Vail that is recorded with the Eagle County Clerk & Recorder°s Office, which requires that the Rental Program Proposal is implemented and fully adhered to by the applicant and its assigned successors far a period of not less then 20 years from the date of the issuance of a temporary certificate of occupancy. The final Rental Program Proposal shall be reviewed and approved by the Vail Town Council following a recommendation on the proposal from the Town of Vail Planning and Environmental Commission. 2) That the Developer submits a Construction Staging Plan to tike Town of Vail Community Development Department for the review and approval of the proposed staging plan by the Town of Vail Public Works Department. ~) That the Developer prepares a Lionshead Core Site Hotel Art In Public Places Plan. for review and comment by the Town of Vail Art in Public Places Board. Said Plan shall include the funding for a minimum of $1,000,000 in public art improvements to be developed in conjunction with Lionshead Core Site Hotel, The implementation of the Plan shall be completed within two years of the date of the issuance of a temporary certificate of occupancy far the Lionshead Core Site Hotel improvements. 4} That the Developer shat! be assessed a transportation impact fee in the amount of $5,000 per increased vehicle trip in the peak hour generated {41~ 61 trips), ar $29b;998 $30S,OOD, as a result of the Lionshead Core Site Hotel improvements. The fee shall be paid by the Developer. At the sole discretion of the Town of Vail Public Works Director, said fee may be waived in full, or part, based upon the completion at certain off-site improvements. 5) That the Developer prepares a Developer Improvement Agreement for ©ff-Site Improvements, as depicted on the Approved Development Plan, for review and approval by the Vail Town Council. Upon approval of the Agreement, the Developer and the Town of Vail shall legally execute the Agreement. keep-e~~'.~n :4 }hd Clnrnor~-~n7ii, th^ ^^~'~~ chw't~r~.t ~, ae-#+narc~i~r. ~n ci ~'~ the h°~r~i~~; in the rmc~` 1'_'~°C cf c~a ..tr~r~n rani: }n of !hn r.nc+ 4n nmm~lota 4hn rangy lire!'; ~+ ~~ #ide-se:~t; ate,-s~.;m~r. ..fif c~:e-imams. The Developer shall address the following conditions of approval prior to the issuance of a temporary certificate of occupancy (TCO) far any of the Lionshead Core Site Hotel improvements: 1 } That the Develaper provides deed-restricted employee housing that complies with the Town of Vail Employee Housing requirements {Chapter 12-13) for a minimum of 35 employees, and that said restrictions shall be made available far occupancy. In addition, the deed-restrictions shall be legally executed by the Developer and duly recorded with the Eagle County Clerk & Recorder's Office. 2} That the Developer submits an application for the es#ablishment of View Corridors #4 and #5 as contemplated by the Lionshead Redevelopment Master Plan to the Tawn of Vail Community Development Department for review and approval by the Vail Town Council, The Developer shall address the following conditions of approval prior to the issuance of a final certificate of occupancy (CO) for any of the Lionshead Gore Site Hotel improvements: 1 } That the Developer prepares easement agreements for the review and approvai of the Town of Vail for all necessary easements (ie, utilities, pedestrian access, ingresslegress, drainage, maintenance, emergency vehicle access, fire lane, signage, etc.} in and around the development site as generally depicted on the Approved Development Plans and major subdivision plat. The easement agreements shall be legally executed by the Developer and duly recorded with the Eagle County Clerk & Recorder's C-ffice. 2) That the Developer executes a Memorandum of Understanding far the Operation, Maintenance, and Management of the Lionshead Gore Loading and Delivery Facility, to be located on the development site beneath the Lionshead Gore Site Hotel. The Memorandum shall be reviewed and approved by the Vail Town Council following a recommendation on the proposal from the Town of Vail Planning and Environmental Commission. 3} That the Developer agrees to design and construct all required streetscape improvements within the defined area of work, as generally depicted an the Off-Site Improvements Plan. The Developer acknowledges that the final design of the improvements has not yet been approved by the Town of Vail Design Review Eoard and that the proposed plan may be subject #o change. The following condition of approval shall be placed upon the operation of the Private Skier Glub in the Lionshead Care Site Hotel: 1) That the maximum number of Private Skier Club members shall not exceed 100 full members and 16 partial members and the maximum number of private parking spaces dedicated to the full members use shall not exceed 100 spaces. A full member shall be defined as a ski club member entitled to full parking, spa, and members club services.. A partial member shall be defined as a ski club member entitled to full spa and members club services with no rights to on-site parking. The applications and information about the proposals are available fior public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. 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. Community Development Department Published, September 24, 2004 in the Vail Daily. • 4 • • • PLANNING AND ENVIRONMENTAL COMMISSION ~ ,~1 ~~ ~~- ~~~,~. . ~~ ~' PUBLIC MEETING °~v September 27, 2404 PROJECT ORIENTATION - Community Development Dept. PUBLIC WELCOME 12:00 pm MEMBERS PRESENT Site Visits 1. Driver: MEMBERS ABSENT NOTE: If the PEC hearing extends un#il 6:40 p.m., the Commission may break far dinner from 6:00 - 6:34 p.m. u is Hearing -Town Council Chamb ers 2:00 pm A request for a final review of a major exterior alteration or modification, pursuant to Section 12-7H-7, Vail Town Cade, and a request for a final review of a conditional use permit, pursuant to Chapter 12-i 6, Vail Town Code, to allow for the construction of the Lionshead Core Site Hotel and the operation an 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 fi75 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 ACTION: MOTION: SECOND: VOTE: The applications and information about the proposals are available tar public inspection during regular office hours at the Town of Vail Community Development Department, 75 South 'Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (974) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call X974) 479-2356, Telephone for the Nearing Impaired, far information. Community Development Department Published, September 24, 2044 in the Vail Daily. • ~1~' C ~--~ ~J ©_ E~ U w 0 O Z W QZZ$ Z N W N W N rF p zg7 qOm t7 z z z c E W O Qp Q OJ W ~03 U_ O ~ m a ~ a ¢ ~ ~ o G E ~~~ A a © C7 ~ ~ CG W v o W F ~ ~ H w m a Q m z ~ r (II 7 ~ ~ W .- ~ N~ Le d '~ "~ Rs 0 'fl .~ a~ ~ ~' ~ X y ~ ~ ~ iii _ ~ ~ ,~ C) E"" O 'O ~ ~ OG. 7, ~ 3 ~' ~ .~ " , ; 3 0 ~ ;.;, ~: N ~ c~ ~ O ~ ~ 'C ~ ~ ~ ;~ ..U.'i L ~ W ~ O a' O w C) v O ~, ~ ~, 3 ~ C U i 'y 4. ~ ~ G ~ +~ ~ ~ ~ ..fl ~ ~ O W~~~~,~~ ~; -d .~ o ''~ ~ zs v~~~~~~ ~~~~ -~ a ~, . v ~ +=~ ~~~~Q~~~ ~~~~~ ~ r }'L...~ub~s~ ~ O t w ~ U ~i' >,3~L:~ a ~~~~~ ~~ ~ c~ o~o~°~~ ©.i ~~.o~`~x a~ ~ o ~ ~.~~ m~ `~ :~s H v s i~J `~ C fU a N A N tr 4~ a ~. a 2 a~ c :~ w a a~ ~_ v .~ G il! o O oo ~ ~ N W a U' G7 b c~~ c4"Zo - m°-O >~a~ 0 i-. N G ~aa c ~' ~'m a m"~ ma.` itl m ~cS amt 0 a 0 0 0 R" ~ ~ N ,..j r' O ~--1 .a rd ° z ~ CL ~ fl 3 O . ~ O U `~ .. _ :-'~ ~~ w c.~ • ~d ua • ~~ p. Q' ~•...~•. .1 .. P~LI~ THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE ~~~~~,'~ N©TICE 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 Cade, on September 27, 2404, at 1:00 PM in the Town of Vail Municipal Building, in consideration af: A request for a final review of a major exterior alteration or modification, pursuant to Section 12- 7H-7, Vail Town Code; a request for a final review of a conditional use permit, pursuant to Chapter 12-16, Vaii Town Cade, to allow far 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 ar street level floor of a structure; and a request far a major subdivision, pursuant to Chapter 13-3, Subdivision Regulations, Vail Town Cade, located at 675 Lionshead Place ~a complete legal description is available far inspection at the Town of Vail Community Development Department upon request}. Applicant; Vail Corporation Planner: George Ruther • The applications and information about the proposals are available #or public inspection during regular office hours in the project planner's office, located at the Town of Vail Community Development Department, 75 South f=rontage Road. The 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 479-2138 for information. Sign language interpretation available upon request with 24-hour notification. Please call 479- 2356, Telephone far the Hearing Impaired, for information. Community Development Department Published September 10, 2004, in the Vail Daily. ate ~ m,'~..~ ~'~-~ t~~ $. y rY C~C"~ Q ~ t6 yy' 7 L -1- #~~ o`3`r~° °~ocotm W E~~r-~ zom~'Qm~E~c~E^mz O ~G;;N a. @yme"cN~aa2vuvoi d mF~~~ E°m°°L~~,saac,a ¢Ll ~mcdci.~ ~ococa~aQEaa.4.mc 7 U m ~'~ w~ m .- s G atom a ~ ,- `~'° w 3 a a .~' `~ `~ ~~ C itl O "' (C 4m wEQQievo ~~°'O'~msu°'~~~nt L O O ~/ h G 6''~y cJ ri 2~Yk`c.~ oEt't°3vmm°4N .. m ~ ~A-m~ pom cti>:b.-cia zW LTIV~ CAI. CQS~JC[6 .... ~.~ Z '"' .- d a c a ~T_ ._~ GG ~~ ~ ~_ d I p®~ iC aVvv ~90~~~~~ ~~Q ~~ I nvG~~~-mEi~ ~C~~ ~ o~y, ~q~oVjCC3N ~.°ce mZ"i A~ c~m3nm~°sEc Rya ~~ 7 ~~j.~c~~-t&s ~~m~ em ~e ~muro~~=gym ~'"~~ ~° e ~ m.~- ~ Qc`Y'v a U4 4s- a.+ rn d~7 © ^~' ~ N d ~ Q .~ °~ ~ O ~ b v ~ °~~' ~ ~ ~ s N a~ v, ~ , r ,,, ~ d Q ~ ~ 0•~.. ~ ~ C ~`' v ~ ~ ~+ O ~ u N ~ ~ ~ ~ +~ O ~ O ~ G r ~ 4+ G+ d> `, ^~ y ~ 7s t~iJ ~ i ~ »`° ~ '~ ICJ C '~ U Q+ ~ C!] ~ ~ '~ C n~.Y ~ ~ ~ to ,b u-, can ~ ¢' cd ~ tp ~` u~ ~ ~ ~ ~. C3 ~ +' ~ ~ ~ ~ ,~ ~ t y71 'C7 Gl` c~c5 Fi e~ 3 s~.y ~ to ~ «d ~ a~ ~ ~ w- s CJ 'U ~ .-. V1 ~ ~ ~ r3 C? ~ ~ ~ "~ y„ ~ N ~t~jy ~ `~ cd ~ .~-r a~ fs.' ~ ~+ ~,~._ ~ ~ ~ ~ C. ~ ~ i7 Fi ~ cA ' ~ ~ r V ~ '~ ~ ~ ~ ~ ~~ ~ ~ ~ O N ~ ~ 4 ~i u O ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ Cam. „r 4 ':r ~ U d ^ ~ ~ ~ ~ Q !`~ O V3 ~ ~ , ~ Tr ~ „ , 7 U c° ° a ~' ~ ''' ~ o ~ ~ v c C ~ ? C ~ in ' ~ 1 .._ ~ C7 0 ~ ~ '~ t ~ ~` ~ a U 7-. -p .~ a ti~ ~ ~`,J; ~ ~• • ,r • ~~-. ^a1' ~ S , ~ p O ~ ~ ~O ~ p ~ t ~}} ~ sh ~~ • MEMORANDUM TO: Planning and Environmental Commission FRQN1: Community Development Depaelment. DATE: September 27, 20Q4 SUSJEGT: A request for a final review of a major exterior alteration or modification, pursuant to Section 92-7H-7, Vail Town Code; a request for a final review of a conditional use permit, pursuant to Chapter 12~1fi, Vail Tawn Code, to allow for the construction of the Lionshead Care 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; and a request for a major subdivision, pursuant to Chapter 13-3, Subdivision Regulations, Vail Town Code, located at X675 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 Ruttier SUMMARY The applioant, Vail Resorts Development Company (VRDC), is requesting a final review of six ('b) development applications intended to facilitate the construction of the Lionshead Core Site Hotel. A more complete description of the development applications is outlined in Section it of this memorandum, Sections III, IV, and V of this memorandum provide an overview of the background of the development review process, the roles and responsibilities of the reviewing boards, and a summary of the applicable planning documents that relate to this review. A zoning analysis of the development applications has been provided in Section VI. The zoning analysis compares the proposed development standards for the Lionshead Core Site Hotel to those allowed by zoning. Sections VIII, IX, and X contain a written summary of staff's response to the established review criteria for each of the development applications. Finally, Section XI of this memorandum contains staff's recommendations for each of the development applications, proposed Endings for decision-making, and a list of recommended conditions of approval, Upon review of the various requests, staff is recommending that the Planning and Environmental Commission approves with conditions the major exterior alteration and conditional use permit applications and tables the request for a major subdivision to a future public hearing date. IL DESCRiPTIf)IV QF THE REQUEST The purpose of this public hearing is to present the final plans and development review applications far the redevelopment of the Lionshead Core Site Hotel project to the Town of Vail Planning and I~nvironmental Commission fiat final review. The ~ applicant is requesting a final vote from the Planning and Environmental Commission on the various development applications, The Lionshead Core Site Hotel project is the comprehensive redevelopment of the Gondola Building, ticket offices, and Sunbird Lodge which are located at the base of Vail Mountain in Lionshead. The redevelopment site is proposed to be the location of a five-star Rock Resorts hotel with a new outdoor public ice rink as amain attraction. This new five-star hotel and outdoor ice rink is intended to renew the vitality and energy of the Lionshead. An improved skier services facility, new retail and comrnercia[ spaces, restaurants, condominiums, a skier club facility, a new skier bridge Grassing Gore Creek, a public and private loading and delivery facility, and the reconstruction of the Lionshead streetscape are all envisioned in the redevelopment plan for the Lionshead Care Site Hotel. A Vicinity Map illustrating the location of the development site has been attached for reference (Attachment A). The Lionshead Core Site Hotel project is the comprehensive redevelopment of one of three primary portals to Vail Mountain and like VaiPs Front door, is intended to create aworld-class arrival point and transition between Lionshead and Vail Mountain. The Lionshead Core Site Hotel project includes the following components: Five-Star Hote9 - A comprehensive redesign to construct a new core hotel comprising 81 hotel rooms, 70 dwelling units, large lobby area, lounge, spa facility, meeting rooms, and other amenities necessary to operate a world-class, five-star hotel. A complete set of reduced plans have been attached far reference (Attachment B). New Pedestrian Mall -The Core Site project includes roughly 25,000 square feet of new retail space and 13,000 square feet of new res#aurant area located along the street level of the hotel. Public Outdoor Ice Rink - An outdoor public ice rink is proposed and will provide a significant public benefit. The ice rink is a major component of the Lionshead Redevelopment Master Plan which is in#ended to inject new life back into Lionshead and create a pedestrian magnet for all of Lionshead. Skier Services -Anew skier services facilities totaling more than 3,500 square feet in size is proposed and conveniently locafied at the base of Vail Mountain. Delivery. Loading and Circulation - An entirely underground parking, loading, and delivery facility comprised of 321 parking spaces and 8 loading and delivery bays. The Lionshead Core Site Hotel project proposal is comprised of six (8) different development review applications. Each of these applications is intended to facilitate the redevelopment proposal. The development applications include: A major exterior alteration application for the new hotel and structures; • A conditional use permit for "conference facififies and meeting rooms" loco#ed on the basement or garden level of a building; • A conditional use permit for "lodge rooms or dwelling units" located on the first floor ar street level of a building; • A conditional use permit for "retaf!/restaurants" located on the second floor of the building; and A conditional use permit fora ;orivate skier cfu6/privafe ,narking fat°' ;and • A major subdivision application to replat the development site. III. BACKGROUND The development site is generally located in the center of the Lionshead Commercial Core Area south of the Lifthouse Lodge and Landmark Condornuiniurns, east of Lionshead Center Condominiums and west of the Montaneros and Lians Square North Condominiums. The combined total area of the Lionshead Core Site Hotel development site is approximately 4.67 acres in Size. On April 12, 2004, the applicant appeared before the Town of Vail Planning and Environmental Comrrrnissian at a public hearing to present the concepts behind the proposed design of the Lionshead Core Site Hotel project. Llpon completion of the presentation, the Commission expressed their general suppork for the concepts behind the design and requested that staff and the appfcant return to the Commission on April 26r'' 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 accep#ance of an outline of next steps for the review of the project. Upon presentation of the proposed plans and the recommended outline, the Commission voted unanimously to accept the outlined next steps. On May 10, 2004, the applicant and staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to present the proposed pedestrian and vehicle circulation plans for the project. Upon presentation of the proposed circulation plans, the Commission generally found the information provided in the traffic study to be adequate and supported the conclusions of the report. There was, however, significant discussion regarding the overall circulation of vehicular traffic in Lionshead. The Commission asked that the applicant compares the potential circula#ion and traffic impacfs of the proposal to existing levels and to the anticipated maximum loads projected in the Lionshead Redevelopment Master Plan. The applicant is required to follow-up to the10 issues raised in the staff memorandum, dated May 10, and from the Planning and Environmental Commission.. On May 24, 20{}4, the applican# and, staff appeared before the Town of Vail Planning and Environmental Commission at a public hearing to discuss the proposed bulk and mass of the Lionshead Core Site Hotel and to better understand the overall design of the redevelopment project. On June 28, 2004, the staff discussed the merits of amending the Lionshead Redevelopment Master Plan to clarify the implementation policies of the Master Plan as they relate to the architectural design guidelines prescribed in Chapter 8 of the Master Plan with the Planning & Environmental Commission. Following the discussion, the Commission directed staff to prepare a proposed text amendment to the Master Plan for the Commission's consideration an July 26, 2004. On July 26, 2004, the Planning and Environmental Commission held a public hearing to evaluate the merits of a proposal to clarify and amend the architectural design guideline implementation policies of the Master Plan. Upon consideration of the proposed amendment, the Commission voted 6-0 to forward a recommendation of approval with modifications of the amendment to the Vail Town Council. On August 3, 2004, the Town of Vail Community Development Department facilitated a joint meeting of the Vail Town Council, Tawn of Vail Planning and Environmental Commission, and the Town of Vail Design Review Board. The purpose of the meeting was to assemble each of the various decision-makers in a meeting room to share in an informational presentation on the Lionshead Redevelopment Master Plan and the Lionshead Core Site Hotel project proposal. As a result of the meeting, consensus was reached with regard to the architectural style of the hotel and the next steps in the development review process. In discussing the project, however, the various decision-makers informed the staff and the applicant that the following issues needed to be addressed through the course of the development review process: • The proposed variations to the architectural design guidelines • The impacts of the hotel project on sunlshade on the public spaces • The blending of the "old" to the new in Lionshead The proposed bulk and mass of the building relative to other structures in Lionshead • Compliance with the goals, objectives and policies outlined in the Master Plan • A condominium rental program which ensures occupancy of the building • The proposed development agreement between Vail Resorts and the Town of Vail On August 3, 2004, the Vail Town Council held a public hearing to consider Resolution No. 18, Series of 2004, which was a resolution amending certain sections of the Lionshead Redevelopment Master Plan clarifying and affording all types of development projects, "new' and redevelopment", flexibility in the application of the architectural design guidelines, as prescribed in Chapter 8 of the Lionshead Redevelopment Master Plan, and setting forth details in regard thereto. Thy Council voted 7-0 in approving Resolution No. 18, Series of 2004, On August 18, 2004, the applicant appeared before the Tawn of Vail Design 4 Review Board for a public hearing to discuss the variations proposed in the Lianshead Core Site Hotel major exterior alteration application from the design guidelines prescribed in Chapter $ of the Lionshead Redevelopment Master Plan. Upon consideration 4f the proposed variations the Board expressed their desire to have additional information an the variations provided by the staff and Jeff Winston. The date of the final review of the variations and recommendation from the Board was tabled until September 1, 2x04. 4n August 23, 2004, the applicant and staff requested a meeting with the Planning and Environmental Commission to discuss how the Lionshead Core Site Hotel proposal compares to the zoning regulations prescribed for development within the Lionshead Mixed Use 1 zone district, the plan recommendations, and site design guidelines outlined in the Lionshead Redevelopment Master Plan. To that end, staff prepared a written analysis summarizing the proposed project's compliance with the multitude of requirements and guidelines outlined in the Lionshead Redevelopment Master Plan and the Town's Zoning Regulations. Upon discuss of the proposal, the Commission expressed their general support for the project's compliance with the zoning regulations and the goals and objectives of the Lionshead Redevelopment Master Plan. On September 1, 2004, the applicant appeared before the Town of Vail Design Review Board far a public hearing to discuss the variations proposed in the Lionshead Core Site Hotel major exterior alteration application from the design guidelines prescribed in Chapter 8 of the Lionshead Redevelopment Master Plan. Upon consideration of the proposed variations the Board expressed their desire to have additional information on the variations provided by the staff and Jeff Winston. The Board's concerns were: Plat roof area --The Board recommended that additional study be taken on how the proposed amount of flat roof area could be lessened. The Board also requested that a view analysis be presented at the public hearing on September 1 ~cn to better understand the visual impacts of the flat roof as seen from Vail Mountain and as contemplated in the Lianshead Redevelopment Master Plan. In addressing this issue special attention should also be given to the placement and screening of roof-top mechanical equipment. 2. Horizontal wail spans -The architectural design guidelines regulate the amount of horizontal wall spans and requires variations in massing or height, material, fenestration, or color. Upon considering your request to vary from this guideline along the base level of the building adjacent to the Lions Square Lodge, the Board recommended that the proposed variation should not be approved. Therefore, please review the guideline as stated in Section 8.4.2.4 and make revisions as necessary to fully comply with the guidelines. 3. Stepbacks and initial eave heights ~ The Board recommended that further revisions to the west elevation and the portion of the east elevation adjacent to Garfinkel"s be made to address vertical variety and articulation of mass on the building. With the exception of these two elevations, the Board approved of the stepbacks and initia! eave height variations proposed for all other 5 elevations. To comply with this recommendation, the Board suggested that additional square footage be added to the building. The date of the final review of the variations and recommendation from the Board was tabled until September 15, 2004. On September 15, 2004, the Town of Vail Design Review Board held a public hearing on the final review of the proposed variations to the architectural guidelines prescribed in the Master Plan and the zoning regulations. Upon listening to a presentation by the staff and applicant an the revisions made to the plans based open input provided by the Design Review Board at the previous meeting, the Board voted unanimously to forward a recommendation of approval of the request, with conditions, to the Town of Vail Planning and Environmental Commission. Specifically, the Beard found that, pursuant to Section 8.3.3_A, of the Lianshead Redevelopment Master Plan, "the design deviations meet or exceed the intent of the specific design standards as prescribed in 5ectior~ 8.4 {of the master planJ,~ a public benefit is achieved as a result of the design deviation; and that the design deviations further the goals, objecfives, and purposes as stated in sections 2.3, 2.5, and 8.2 of the Lionshead Redevelopment Master Plan. In making stating their finding, however, the Board stated that, "this finding is conditioned upon fhe applicant revising the ground-level south wall of the hotel adjacent to the Lions Square Lodge to fully comply with the horizontal wall span criteria prescribed in the Master Plan and that the applicant continues to study and revise the roof-top mechanical equipment plan to farther reduce the negative visual impaots that the equipment which extends above fhe height of the parapet wail has on the view from adjoining properties. " IV. R+~LES OF THE REVIEWING Bi~ARDS The purpose of this section of the mernorandum is to clarify the responsibilities of the Design Review Board, Planning and Environmental Commission, Town Council, and staff on the various applications submitted on behalf of Vail Resorts Development Company. A. Exterior AlterationlModification in the Lianshead Mixed-Use zone district Order of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission far impacts of useidevelopment and then by the Design Review Board for compliance of proposed buildings and site planning. Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for final approvaVdenial of a. Major/Minor Exterior Alteration. The Planning and Environmental Commission shall review the proposal fior compliance 6 with the adopted criteria. The Planning and Environmental Commission's approvalshall constitute approval of the basic form and location of improvements including siting, building setbacks, height, building bulk and mass, site improvements and landscaping." Design f~euiew Board: Action: The Design Review Board has na review authority on a Major or Minor Exterior Alteration, but must review any accompanying Design Review Board application. Staff. The staff is responsible far ensuring that al[ submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval wifh conditions, or denial. Staff also facilitates the review process. Town CaUnerl: Actions of Design Review Board ar 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. B. Conditional Use Permit {CURL girder of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission far acceptability of use and then by the Design Review Board for compliance of proposed buildings and site planning. Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible far final approval/denial of CUP. The Planning and Environmental Commission shall review the reguest for compliance with the adapted conditional use permit criteria and make findings of fact with regard to the project's compliance. Design Review Board:• Action: The Design Review Board has no review authority an a CUP, but must review any accompanying Design Review Board application. Staff.• The s#aff is responsible for ensuring that alE submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing 7 background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. Town Council: Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council, Town CounciC evaluates whether ar not the Planning and Environmen#al Commission ar Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. C, lillaior Subdivision Planning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for final approval, approval with conditions, or denial of a major subdivision. Specifically the code states in Section 13-3-4, Commission Review of Application; Criteria: The burden of proof shall rest with the applicant fa show that the application is in compliance with fhe intent and purposes of this Chapter, the Zoning Ordinance and other pertinent regulations that the Planning and Environmental Commission deems applicable. Due consideration shall be given to fhe recommendations made by public agencies, utilify companies and other agencies consulted under subsection ~3-3-3C above. The Planning and Environments! Commission shall review fhe application and consider ifs appropriateness in regard fo Town policies relating fo subdivision control, densities proposed, regulations, ordinances and resafutions and ether applicable documents, environmental infegrity and carnpafibilify with the surrounding land uses and other applicable documents, effects on the aesthetics of the Town." Design Review Board: Action: The Design Review Board has na review authority on a major subdivision, but must review any accompanying Design Review Board application. Town Council: The Town Council is the final decision making authority far a major subdivision and adoption of easements between a private property owner and the Town_ Final actions of Design Review Board or Planning and Environmental Commission maybe appealed to the Tawn Council ar by the Town Council, Town Council evaluates whether or net the Planning and Environmental Commission ar Design Review Board erred with approvals or denials and can uphold, uphold with modifications, or overturn the board's decision. StafF: The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The' staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff memo containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, ar denial Staff also facilitates the review process. V. APPLIGABLE PLANNING DOCUMENTS Lionshead Redevelooment Master Plan Chapter 2, Introduction 2.1 Purpose of the Master Plan (in part} °This master plan was initiated by the Town of Vail to encourage redevelopment and new development initiafives in the Lionshead study area. 8afh public and private interests have recognized that Lionshead today lacks the economic vitality of Vail and fails to offer a world class resort experience. Lionshead's economic potential has been inhibited by a number of recurrent themes: • Lack of growth in accommodation units ("hof beds'); • Poor retail quality; • Deterioration of existing buildings; • Uninteresting and disconnected pedestrian envirnnment~ • ,Mediocre architectural character; and the • Absence of incentives for redevelopment. This master is a comprehensive guide for property owners proposing fo undertake development or redevelopment of their properties and the municipal officials responsible for planning public improvements, The plan outlines fhe Town's objectives and goals for the enhancement of Lionshead and proposes recommendation, incentives, and requiremenfs for redevelopment and new development." 2,2 Definition of a Master Plan In the development of the Lionshead Master Plan, the following definition has been used as the basis for this work: A master plan is a guide, a flexible framework for future action. It articulates a community's fundamental land use policies, principles, and goals in a broad and general way. It plans for the future physical development or redevelopment of an area of the 9 community, including its functional and circulation systems and its public facilities. The land use policies in a master plan are generally implemented through zoning ordinances. Existing zoning and land use codes may be modified and new provisions enacted in order to conform to the master plan and carry out the plan's objectives. A master plan does not convey approval for particular development proposals or concepts, nor can it be implemented in a short time frame. After adoption of the Lionshead Master Plan, every development proposal will have to go through the applicable development review and approval process, with i#s attendant public notices and public hearings. A proposal's adherence to the policies contained in the adopted master plan will be one of the factors analyzed by staff, the Planning and Environmental Commission (PEC}, the Design Review Board ~[]RB}, and the Town Council (as applicable} in determining whether to approve or disapprove the specific proposal. 2.3 Policy Qbjectives The Town Council adop#ed six policy objectives on November 4, 1996 to outline the important issues to be addressed in the master plan and to provide a policy framework for the master planning process. 2.3..1 Renewal and Redevelopment Lionshead can and should be renewed and redeveloped to become a warmer, more vibrant environment for guests and residents. Lionshead needs an appealing and coherent identity, a sense of place, a personality, a purpose, and an improved aesthetic character. 2.3.2 Vitality and Amenities We must seize the opportunity to enhance guest experience and community interaction through expanded and additional activities and amenities such as performing arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. 2.3.3 Stronger Economic Base Through Increased Live Beds In order to enhance the vitality and viability of Vail, renews[ and redevelopment in Lionshead must promote improved occupancy rates and the creation of additional bed base ("five beds" or "warm beds"} through new lodging products. 2.3.4 Improved Access and Circulation 10 The flow of pedestrian, vehicular,. bicycle and mass transit. traffic must be improved within and through Lionshead. 2.3.5 Improved Infrastructure The infrastructure of Lionshead (streets, walkways, transportation systems, parking, utilities, loading and delivery systems, snow removal and storage capacity} and its public and private services must be upgraded to support redevelopment and revitaiization efforts and to meet the service expectations of our guests and residents. . 2.3.5 Creative Financing far Enhanced Private Profits and Public Revenues Financially creative and fiscally realis#ic strategies must be identified so that adequate capital may be raised from all possible sources to fund desired private and public improvements. Chapter 4, Master Plan Recommendations - ©verall Study Area This section of the master plan addresses issues that affect Lionshead as a whale. These issues, and recommendations to address them, should be considered in all planning and policy decisions as Lionshead develops. 4.1 Underlying Physical Framework of Lionshead The Lionshead resort area (that portion of the study area north of Dare Greek} is a mixed-use urban environment with several discernible land-use sub-areas, or "hubs" (see Map N). Although the hubs overlap somewhat, there is no consistent and comprehensive pedestrian co~~nection between them. The primary goal of the master plan is to create a visually interesting and functionally efficient pedestrian environment that connects the hubs to create a cohesive and memorable resort environment. 4.1.1 Lionshead Master Plan Concept Two primary pedestrian streets form the backbone of Lionshead's physical plan: an east-west corridor connecting Dobson Ice Arena with the west end of Lionshead and anorth-south corridor connecting the proposed north day lot transportation center with the ski yard. The circulation system and new retail and lodging components will follow the underlying pattern set by these corridors (see Map T} and the entry portals associated with them. `. 4.1.3 Resort Retail and Commercial Hub 11 This area, also known as the Lionshead pedestrian core, is the heart of Lionshead and the epicenter of pedestrian and retail activity. A mined-use environment, this area is comprised of retail shops, skier services, ofFces, residential units, and restaurants, but it has no coherent identity. More people access the mountain from here than from Vail village, yet the area experiences low retail sales and weak evening activity. Nan-retail businesses in what should be a high volume retail environment further erode its retail potential. The priority for this area is to reinforce anc! enhance the identify of a premier destination resod. This requires higher quality retail activity, an active pedestrian environment, greater diversity of public spaces, and a focus on lodgings that reinforce activity. All planning and design decisions should further this goal. A priority need identified by the master plan is a high quality resort hotel in the Lionshead core to provide the dynamic infusion of people that will support a vibrant retail dis#rict_ A corollary need is a more identifiable pedestrian portal into the Lionshead core from the west; the absence of a well designed gateway from this side is a significant obstacle to the capture of the west Lionshead bed base by core area retailers. 4.3 Connections to the Natural Environment One of the outstanding characteristics of Vail Village is its spectacular visual connection to Vail Mountain, particularly the protected view corridors up Bridge Street from the village parking structure and toward the Dare Range from fast Meadow Drive. Over the years the village has also strengthened its physical connections to the natural environment by improving creekside parks and trails and by integrating landscape into the built environment at every opportunity. Lionshead has no similarly strong connection to the natural environment even though it is situated even closer to the base of the mountain. To remedy this critical deficiency, the following recommendations are made: 4.3.1 Visual Connections As development and redevelopment occur in Lionshead, it will be vital~to protect visual connections to the ski mountain. These visua! relationships streng#hen the identity of Lionshead as an alpine resort and provide a visual reference that helps Lionshead visitors to find their I2 way through the core. Visual connections to the natural environment should be established utilizing the following techniques: 4.3.1.1 View Corridors Creating and establishing view corridors is an effective way to ]ink the urban core of Lionshead visually to the natural environment of gore Creek and the mountain, The master plan is recommending the creation of several dedicated public view corridors. In addition, all private development and redeveioprnent should endeavor to create visual connections from and through their properties. View corridors do not have to be expansive to be effective. 1n many cases, a slender but well targeted view corridor can be just as effective as a broad view. Nor do visual connections have to be continuous; they can reoccur, providing intermittent views from different angles. 4.3.1.2 North-south ©rientatian of Buildings The predominant east-west orientation of buildings in Lionshead acts as a visual and physical barrier, interrupting the connection to the natural environment. li should be a priority in future development and redevelopment to orient vertical building masses along a north-south axis whenever passible. This will help to accomplish the following objectives: a. Sun Access During the winter months, the sun is low in the southern sky, providing the greatest solar exposure to the south faces of buildings and to streets and spaces open to the south. A north-south orientation of building masses will increase the amount of sun reaching the Lionshead pedestrian core and the buildings to the north. b. Views from lVew Buildings In double loaded buildings oriented on an east-west axis, units an the south side of the building get great views of the mountain, but units on the north side do not. C3rienting the building mass on a north-south line creates angled southern views far both sides of the building, and units on both sides will get direct sun sometime during the day. c. Views fr©m Existing Builrlings Bublic input throughout the master planning process indicated that existing property owners in Lionshead are concerned that new development will block their private views to the mountain. By orienting new buildings on a l3 north-south axis, the potential visual impact an existing buildings is reduced, d. Creation of Sfreefs A strong view corridor in the Vail Village is Bridge Street.. The orientation of the street toward the mountain provides a constant sense of direction and draws people to the destination a# the top of the street. Likewise, the proposed north-south orientation of buildings in Lionshead will help to create streets oriented to the views, something that is almost completely lacking today. 4.4 F"ublic View Corridors On May 2Q, 1 g97, recognizing the importance of visual connections, the Vail Town Council approved the use of the existing Tawn of Vail view corridor ordinance to designate the first protected public view corridors in Lionshead. In order to qualify for protection under the Town's ordinance, a view corridor must meet the following criteria; a. Is the view critical to the identity, civic pride, and sense of place of Lionshead? A nice view is not sufficient. b. is the view seen from a widely used, publicly accessible viewpoint Views from private property cannot be recognized or protected by this ordinance. c. Is the view threatened? is there a possibility that development on nearby property would block the view? It is critical to note that the following recommended public view corridors will create a development constraint that will work wifh all other applicable development and regulatory guidelines and standards. The suggested location and outline of any view corridor is not intended to create a "build-to" fine for a vertical architectural edge that would not be allowed under other applicable guidelines and standards. According to these criteria and following an intensive public input process, protection of the following public view corridors is recommended (see Map O}: 4.4.1 Public View Corridors Protected under the Tawn of Vail View Corridor Ordinance I# is proposed that two legally protected view corridors be established according to existing Tawn of Vail code: 4.4.2 Public View Corridors Where Redevelopment of the Viewpoint or the Foreground is likely 14 It is proposed that the fallowing three views be established as crifical design parameters, but not as benchmarked and surveyed corridors. The extent to which an applicant for redevelopmenf creates ar maintains these views will be a consideration for approval or disapproval by the reviewing board. Prior to approval of a redevelopment application by the Tawn Council the new view corridor should be surveyed and formally adopted in accordance with existing Town code. 4.4.2.2 View Corridor Four This view, seen from the southeast corner of the north day Eat, looks south over the Vail Associates core site toward the ski slopes (see figure 4-4). In designating this view, the intent is to ensure that future development on the Vaii Associates core site retains an upper-level visual connection to the mountain and the gondola lift line. Protection of this view corridor ensures that visitors will be able to see the Dare Creek corridor and the mountain when they arrive at the new transit center, much as one sees Pepi's Face from the bottom of Bridge Street. 4.4.2.3 View Corridor Five The intent of this view (see figure 4-~) is to provide both a visual and physical pedestrian connection through the Vail Associates core life to the ski yard, As seen from the main Lionshead plaza, this view will be framed by the architecture of the retail environment, not a panorama of the ski mountain. 4.6 Vehicular and Pedestrian Circulation 4.6.4 Visuallmprovements It is essential that improvements for better traffic flaw be accompanied with aesthetic improvements in order to break up the perceived width. of the improved roadway and to give a stronger image to this north edge of Lionshead (see figure 6-5}. Improvements could include landscaped medians and a consistent landscape treatment between the South Frontage Road and the eastbound lane of I-70. Fragile understory plantings should be avoided in favor of street trees and hardy ground covers that can survive winter snowplowing activities. This corridor should also include new directional signage, described in section 4.10.1.1 • 15 4,5.4.1 East Intersec#ion of W. Lionshead Circle and S. Frontage Road This intersection will experience the greatest increase in traffic volume due to the projected increase in lodging units and the proposed north. day Ivt transit center. Mitigation measures may be required, as outlined in the traffic study (see appendix A}. 4.6.4.2 Intersection of Lionshead Place and West Lionshead Circle Due to the projected volume of lodging traffic that will be accessing Lionshead Place (Manteneros, Antlers, Lionsquare Lodge, and the Vail Associates core site}, it is recommended that this intersection be realigned so the primary through-traffic axis is north-south (see figure 4-1 a}. West Lionshead Circle would form a T-intersection at the northeast corner of the Marriott. In addition to facilitating traffic flow, this realignment will create a much safer, logical pedestrian crossing from West Lionshead Circle into the Lionshead pedestrian core. 4.6.4.3 Pedestrian Sidewalks and Crossings A series of primary and secondary pedestrian walks should. be created connecting the West Lionshead area with the Lionshead core, the frontage road, and the ski yard. These walks and crosswalks are identified on Map Q and Map T. 4.6,4.4 Visual Improvements As the road systems and adjacent lodging properties in west Lionshead are upgraded it is critical that a consistent visual character be developed through the design of new pedestrian walkways, landscaping, retaining walls, lighting, and site furnishings. For further information on these systems, see chapter six, Site Design Guidelines. 4.7 Loading and Delivery 4.7.1 Properties with Direct Service Access As a general rule, properties that can provide for their own service and delivery needs should comply with the following guidelines: a. Loading and delivery facilities should be located deep enough into the property that the estimated peak Ili • volume of service vehicles does not back up into or block the access road or pedestrian areas. b. Service drives and loading docks must be screened with landscaping, fencing, retaining walls or other appropriate design techniques. c. All reasonable measures shall be taken to prevent noise and exhaust impacts on adjacent properties. d. In no case shall a property utilize the public roadway or pedestrian area to s#age service and delivery vehicles. 4.7.3 Potential Sites for Centralized Service and [7elivery Facilities The potential facilities described below would be designed to provide unloading and staging space for deliveries into the Lianshead core. Transport from the delivery truck to the retail destination will most likely be made by hand- trucks, although the use of small golf cart-like delivery vehicles could be considered. The goods delivery system should be as quick and efficient as possible and should no# cause rlaise, pollution, or congestion in the pedestrian core. 4.7.3.4 Vail Associates Core Site As the single largest service traffic generator in Lianshead, the Vail Associates core site redevelopment will provide for its own service and delivery needs. In addition, the preliminary plans presented to the Vail Town Council by Vail Associates during the master planning process indicated that one additional public use loading dock could be designed into the project. Parking Parking is a critical component in a mixed-use resort environment such as Lionshead, and any efforts to enhance this component should adhere to the following goals and guidelines: a. Parking musf be sufficient fo meet d'smarrd. Correctly assessing parking demand in an environment such as Lionshead is difficult but extremely important. ©verestimating parking demand can be as damaging as underestimating demand due to the extreme expense of " parking space (especially if structured) in a real estate environment such as the Vail Valley. Likewise, parking is a large consumer of ground and should be designed to occupy as little real estate as possible. !n tight margin developments such as mid-range hotels and locals/employee housing, the expense of parking can be the deciding factor as to the ]7 economic viability of the project. Due to these attributes of parking, it is important that true demand, or desired demand, be distinguished from actual usage. For example, the "free after three" program currently in place for the Town of Vail parking structures has undoubtedly increased the usage of these structures during the evening hours (the Lionshead structure filled in the evening for the first time in 1998), However, there has not been a corresponding increase in sales tax revenue, which was the original intent of "free after ' three", (Note- concrete studies regarding the utilization of the free after three" program have not been conducted and it is strongly recommended that this occur if the program is to continue). It is hypothesized that a significant portion of ' people utilizing the free parking program are in fact employees or people that would have used transif ar other means of access if the parking were not as readily available. In other words, parking usage often will rise to fill the available space, but the profile of the user may not be who the parking was intended for. To be concise, the parking supply in Lionshead and the Town of Vail needs to not only meet the demand, it needs to meet the desired demand and should be structured or programmed in such as way to do so. Parking is important, but too expensive and land consuming to be provided without solid reasoning. d. Parking should be visually inconspicuous. Parking should be structured below ground whenever possible. Surface parking areas should be heavily screened with landscaping, berms, and walls. Expanses of asphalt should be interrupted with islands of landscaping or replaced with pedestrian quality ~I paving materials. Surface parking areas should be avoided in or near the retail pedestrian core area. Although structured parking may be more desirable visually, it must be properly designed sa as not to detract from the guest's arrival experience. 4.8.2 Residential Properties As a policy, all residential properties should provide their own parking within their property according to existing Town of Vail regulations and the parameters described above. 4.9 Housing Recent community surveys and grass-teats planning efforts such as Vail Tomorrow have identified the lack of locals housing as the most critics! issue facing the Vail community. Early in the Lionshead master planning process, west Lionshead was identified as an opportunity area to implement some of the community's housing goals, particularly relating to employee 1S housing. These opportunities and associated issues are outlined below. 4.9.1 h9o Net Lass of Employee Housing Ground rule number five ofi the master plan states that there shaCl be no net Coss of employee housing in Lionshead as redevelopment occurs. 4.9.3 Policy i3ased Housing Opportunities The first means of implementing housing goats in Lionshead is through policy based requirements such as the employee generation ordinance currently being pursued by the Vail Town Council, As required by a future ordinance, all development and redevelopment projects, as a prerequisite to project approval, should provide housing for employees generated and to the extent possible this housing should be located in the Lionshead area. 4.1© Gateways, Landmarks, and Portals The Cask of spatial hierarchy or organizational clarity is a fundaments[ problem in the Lionshead pedestrian and vehicular network today, This section discusses the need to create a series of gateways, portals, landmarks and useful public spaces that wilC increase and enhance the character and identity of the pedestrian environment. 4.10.1 Gateways and Portals Gateways and portals are elements that signifiy important paints of entry and fransition and serve to reinforce the identity and functionality of both. They are announcements of direction and relative importance. Gateways can be created using building forms, landscaping, paving patterns, or signage. Portals and gateways are discussed in the- architectural design guidelines (see chapter 8). The creation of gateways and portals is encouraged as a basic component of redevelopment, especially in transition areas between different domains, or public, semi-public, and private areas. A change in the hierarchy of the surrounding environment should be announced and well delineated. Thera are several critical locations where gateway and portals need to occur {see Map R). 4.10.1.2 Pedestrian. Partalsl Gateways • t9 Four primary pedestrian portals are critical to establishing the character and identity of Lionshead see Map T): 1) the pedestrian entry on the west end of the parking structure; 2) the top of the grade transition from the north day lot into the retail mall; 3} the intersection of West Lionshead Circle and Lionshead Place at the western end of the retail mall; and 4) the transition between the ski yard and the retail mall. 4.102 Landmarks A landmark is a significant architectural element that all the visitors to Lionshead can identify and remember. Landmarks signify important points of entry, turning paints and critical intersections in the pedestrian network, as well as destinations and visual reference points. The single landmark in Lionshead today is the Gondola clack tower, which will be replaced with the Vaii Associates care site redevelopment. Appropriate locations for new landmarks in Lionshead are the east pedestrian portal, the central retail mall adjacent to the main pedestrian plaza, and the west pedestrian portal adjacent to the intersection of West Lionshead Circle and Lionshead Place. In addition, the potential civic center complex at the east end of the parking structure should function as a significant architectural landmark for the east end of Lionshead. 4.11 Public Art Through the Art in Public Places Board, the Town of Vail has long recognized the importance of public art in pedestrian environments, Future development and redevelopment projects in Lionshead, especially projects impacting the retail mall and primary pedestrian environments, should seek to incorporate public art according to the Town of Vail Art in Public Places Master Plan (not adopted as of the writing of this document). Pedestrian circulation systems, portals and gateways, landmarks, pedestrian plazas and architecture all present opportunities to incorporate public ark, Chapter 5, Detailed Plan Recommendations This section of the Lionshead Master plan examines individual parcels and groups of parcels within the Lionshead study area, excluding the residential properties an the south side of Gare Creek. The intent of this chapter -and the Master plan as a whale - is to identify important functional relationships and visual objectives within the district and to propose a framework for the long-term redevelopment of Lionshead. The document does not intend to limit or eliminate ideas relating to specific parcels; any proposals consistent with this framework ~, should be considered even if they are not anticipated in this document. The 20 parcels addressed here are organized generally from easf to west, starting with the civic hub on the eastern end of the parking structure. 5.8 Lionshead Retail Core The Lionshead retail core (see figure ~-8) is comprised of the Vail Associates core site, the surrounding pedestrian mall environment, and the retail faces of adjacent buildings. This central area is the heart and soul of Lionshead and constitutes the most critical area for public and private improvements. The Vail Associates core site represents the most likely near-term redevelopment project, but it is essential that the Town of Vail take al! available steps to encourage and facilitate other efforts to enhance and redevelop the retail core. Specific recommendations are as follows: 5.8.1 Build-To Lines A significant problem in the retail mall today is the excessive distance between opposing retail faces, which causes pedestrians to interact with only one side of the street. To remedy this, build-to lines are recommended (see Map S} to create a continuous, well-defined retail experience in which all ground floor spaces drectly address the pedestrian street. Of special note, the corridor defined by the build-to lines between the existing Landmark retail and Sunbird Lodge is centered on Tract C. In other words, the build-to lines in this east-west corridor will impact both the Vail Associates property and the Landmark Retail property equally. 5.8.2 Ground Level Retail Expansion Opportunities Ground floor retail expansion should be encouraged on existing structures that d^ not currently extend to their designated build-to lines and are not likely to be completely redeveloped. The most significant places for ground floor retail expansion are the east face of the Vail 21 building and the south and west faces of the Lionshead Arcade building. 5.8.3 Pedestrian Connections Through the Core Site There is a critical north-south pedestrian connection between the ski yard and the proposed transit center on the north day lot. This connection will require at feast one north-south penetration through the Vail Associates core site, and there is an opportunity to create a second one, as shown in figure 5-9. The east-west pedestrian corridor originating at the east Lionshead pedestrian portal should 21 also be extended into the Vail Associates core site, connecting with the north-south corridors. These connections should be part of the "primary retail mall" see site design guidelines, chapter 6} to reinforce the village character of the core. It is not necessary that flanking architectural forms be completely separated in order to define pedestrian corridors. instead, opportunities to create significant architectural portals are encouraged to highlight the transition from one public space into another. It is not necessary that flanking architectural forms be completely separated in order to define pedestrian corridors. Instead, opportunities to create significant architectural portals are encouraged to highlight the transition from one public space into another. !, 5.8.3 Hierarchy of Pedestrian Space The Lonshead retail core is composed of a hierarchy of primary and secondary pedestrian corridors and spaces see site design guidelines, chapter 6}, shown in figure 5-9. While both are important to the total retail environment, .the primary should read as the dominant pedestrian flow pattern. Transitions between these different domains should be wet[ defined. 5.8.5 Retai] Space Allocation A primary goal of the Lionshead Master plan is to increase both the amount and the quality of retail space in the pedestrian care. The sunny south-facing sides of buildings (far example, at the Lifthouse Lodge and the creek side of the VA core site} are ideal for restaurants. The shadier north-facing sides are more appropriate far retail uses that do not benefit as much from a direct relationship with the outdoors. Use of ground floor commercial space for offices is not recommended an the primary pedestrian mall; these businesses should be located instead on the second story or outside the main pedestrian corridor. 5.8.6 Plazas and Nodes Qynamic pedestrian plazas and nodes are encouraged at each significant intersection in the retail core. Successful plazas are those that have good sun exposure, that are located on primary pedestrian corridors, and that are properly proportioned to encourage sea#ing, eating, gathering and events. Successful nodes are concentrations of activities, landmarks and spaces where people want to congregate. focal elements such as fountains, landscaping, and public art help to give each 77 node a unique identify and serve as visual reference points. A fundamental objective ofi the master plan is to introduce these qualities in the Lionshead care. The central Lionshead public plaza, for example (shown in figure 5-10), presents an opportunity to create a vibrant center of activity surrounded by active retail and restaurant spaces and animated with an ice rink. The development of a small infill building at the north edge of the plaza is recommended to define the space and introduce additional retail opportunities. The building could incorporate an underground service and delivery corridor to the north day lot transportation center. A food and beverage operation on a rooftop deck over this strut#ure could provide a unique vantage point marking the new north Lionshead pedestrian portal and opening views into the central Lionshead plaza and up to fhe mountain. Because the Lionshead pedestrian mall is also an emergency vehicle access corridor, its proportions and the design of the elements within it must accommodate the turning movements and clearance requirements of fre trucks and other large vehicles. 5.8.7 The Core Site as a Priority Location for a Resort Hotel The Vail Associates care site has been identifed as a priority location for ahigh-end resort hotel. Although the hotel would be a private development, the Tawn of Vail should take all reasonable measures to encourage and facilitate this Baal. The benefits of a hotel in th,e Lionshead core, discussed throughout this document, include a significant increase in the Lionshead "`IiveU bed base, an increase in the number of visitors in the retail core, and a stronger identity as a resort destination.. 5.8.8 Pedestrianl Retail Connection to West Lionshead Circle The Trost important missing link in the Lionshead retail mall is a direct connection between the east end of the Montaneros condominiums and the intersection of West Lionshead Circle and Lionshead Place. This connection would connect the Lionshead mall to West Lionshead Circle and would remove the awkward grade transition at Concert Hall Plaza. Figure 5-11 suggests that, at the least, a connection could occur between the north side of the Montaneros and the south side of a redeveloped Concert Hall Plaza. The optimum solution would entail the redevelopment of Montaneros, enabling a direct connection with retail frontage on both sides .(see figure 5- 12). 23 5.11 Ski Yard Improvements recommended for the Lionshead ski yard are as follows::. 5.11.1 Relationship to the Lionshead Pedestrian Mall There is a significant grade change between the ski yard and the retail mall. As suggested in figure 5-15, a befter grade transition could be designed at the north edge of the ski yard to make it a more usable public space and to articulate a strong linkage between the urban environment of the retail mall and the open environment of.the ski yard. 5.11.2 Skier Bridge The existing skier bridge is a landmark but needs to be replaced. The new bridge should be visually compatible with the desired character of Lionshead and wide enough to separate skiers and pedestrians. 5.11.3 Connections As depicted in figure 5-15, pedestrian path connections should be provided from the north end of ski yard and the gondola terminal to the Gore Creek recreation path, the skier bridge, and the southeast corner of the Lion Square Lodge (location of the KB Ranch Restaurant}. 5.11.4 Screening and Landscaping Lion Square Lodge should be involved in planning enhancements in the ski yard. Landscaping is desirable to screen the building at the west edge of the yard, but in the central area would conflict with skier operations and the yard's potential to function as a village green for community gathering and summer recreation. 5.12 Lion Square Lodge The Lion Square Lodge, located at the end of Lionshead Place,. occupies two parcels. The main parcel (phases 1, 2, and 3} borders the ski yard and the Gore Creek recreation path. The north parcel (phase 4} is located north of the Lionshead Place cui- de-sac. Several issues arise because of this split configuration. 5.12.1 Traffic Concerns r `.. 24 The primary concern of the Lion Square Lodge property owners is the existing and potential volume of traffic (both lodging vehicles and delivery vehicles) that accesses the Vail Associates core site. The current access into the care site passes between Lion Square's main and north properties, resulting in an unsafe and poorly defined connection between the buildings. When the Vail Associates core site is redeveloped, the mitigation of lodging and service vehicle impacts on the Lion Square Lodge will be essential. Service vehicles should not be allowed to stage outside of the core site or to cause visual,. audible, or air pollution impacts, 6.12.2 Ski Yard Pedestrian Access The pedestrian path around the north end ofi the Lian Square Lodge should be upgraded to provide an attractive and safe pedestrian connection firom Lionshead Piave into the ski yard. Because the path is close to the residential units in the northern end of the Lion Square building, landscaping and other screening methods will he needed. It is nvt recommended that this pedestrian access be emphasized, but only that it be of better quality. The west Lionshead pedestrian portal is more important as the western point of entry into the care area. Chapter 6, Site Design Guidelines Chapters faun and five identified important public spaces and pedestrian corridors that together define the underlying structure of Lionshead and form essentia[ connections between the district's primary destinations. This chapter an site design guidelines describes the detailed elements that lend character and quality to the overall fabric of public spaces. The master plan envisions a hierarchy of pedestrian spaces and, as outlined in this chapter, demands increasing a#tention to detailing in areas where public use will be mare intense. Any projects or situations that do not fall within the framework described below shall conform to the existing Town of Vail regulations. B.1 Primary Pedestrian Mall The primary pedestrian mall is a heavily utilized pedestrian street or corridor characterized by ground level retail frontage on both sides. In Lionshead today, the pedestrian) retail core area meets this definition. Areas within the primary mall (see Map P) shall conform to the Architectural Design Guidelines regarding building setbacks and build-to lines on a primary retail) pedestrian street. 6.1.1 Spatial Proportions i The appropriate dimensions of pedestrian nodes, plazas ! and corridors will vary depending upon the intended 25 function and character of the space, the proportions of buildings at the edge, and exposure to views and sun. On double sided retail streets, it is generally desirable that pedestrians are able to see storefronts on both sides of the s#reet. 6.1.2 Pedestrian Surfaces Pavement in the primary pedestrian mall should be snawmelted. Consistency in paving materials is recommended, but variations in paving patterns are encouraged to define spaces, transitions, and predominant traffic flow patterns. Refer to the Uail Streetscape Master Plan for recommended materials and design. 6.1,3 Site Furnishings Site furnishings such as benches, seat walls, trash receptacles and bicycle racks are essential to increase the level of activity in the primary pedestrian mall. Seating areas should be located where there are interesting view relationships with adjacent activities, people passing by, or special scenery. Seating should be concentrated at the edges of activity areas, slightly set back from the flow of pedestrian traffic. North facing walls and consistently shady areas are generally less desirable than sunny places for seating, although it is important to give people places to sit in the shade if they desire. The design and appearance of site furnishings should be consistent throughout the primary pedestrian environment. 6.1.4 Lighting Site lighting is encouraged in the primary pedestrian environment to make evening use safe and comfortable. Lighting must be shielded so as not to create a nuisance for upper level residential units_ Where possible, site lighting should be incorporated into the adjacent architecture that defines the space. Variation in the light level to create pools of light. is encouraged. Accent lighting (such as bollards, uplights, and tree-mounted Bights} is encouraged at seating areas, grade transition areas, and other focal points. The design of fixtures and the color of light they emit (lamp type) should be consistent throughout. the pedestrian environment. Fixtures should avoid cold or blue light; warmer or yellow light, such as from incandescenf lamps, is preferred. The standard village fixture specified in the Streetscape Master Plan is recommended. 26 fi.1.fi Signage Creativity is encouraged in individual retail business signage. ©rdinary stock or prefabricated Signage should be avoided in fauor of custom designed and fabricated artisan signage. Consistent directional and identity signage installed by the Town of Vail is recommended at all intersections, portals and gateways in the retail environment and at all pedestrian paints of entry to the core. Pedestrian directional signage should be attractive and understated, visually accessible and clear. 6.1.6 Landscaping Because the primary pedestrian! retail mall is a more urban environment, landscaping will be less intensive than in more open pedestrian areas. Landscape areas should be used to provide accent, shade, and spatial definition around activity areas, decks, and the edges of plazas,. Transparent landscape materials such as aspens and other deciduous trees are preferred. Dense screening trees such as spruce should be used only in accent situations; landscape screening should not be necessary in a cohesive, well designed retail environment. Great care must be taken not to create barriers between the pedestrian flow and the retail storefronts. Landscaping also can be used to create niches and qui#e areas out of the main flaw of pedestrian traffic, as well as to focus views and provide focal paints. To the extent possible, development and redevelopment projects should endeavor to relocate existing trees on site that otherwise would be cut down. fi.1.7 Artwork An objective of the community is to enhance the beauty of our environment by inc©rporating quality visual art in highly accessible and visible places, bath privately and publicly owned, for the enjoyment of residents and guests. The master plan encourages art installations as permanent elements integral to the design of exterior spaces, architectural components, site furnishings, and paving. Artistic site furnishings and accessories could include, but are not limited to, benches, railings, bike racks, ski racks, signage, trash receptacles, lighting and utilitiesa Art is particularly effective in activity areas, at entrances, at the intersections of pedestrian corridors, and where views terminate. Art that is interesting and specific to the regional context of the valley is encouraged. lnferactive artwork 27 that can be enjoyed by both children and adults, such as found in the Boulder pedestrian retail mall, is highly encouraged. Artwork accessible to the public must be constructed of durable materials and be easy to maintain. The Design Review Board reviews artwork that is integral to structures or is displayed on private property. The Art in Public Places Board reviews proposals for art installations on public rights-of-way. Refer to the Vail Art in Public Places program Policies and Guidelines and the Vail Art Master Plan for further information. 6.1.8 Diversification of Activity in the Public Right-of-Way It is a fundamental goal of the master plan to intensify the level of activity in Lionshead's primary pedestrian mail area. Activities such as outdoor eating, childrens' play, and special event merchandising are encouraged to diversify the opportunities for recreation and enjoyment in the mall, Proposals by private businesses to use the public right-of-way for these activities are reviewed by the Town's Planning and Environmental Commission and Design Review Board. 6.2 Secondary Pedestrian Mall The secondary pedestrr`an mall area, like the primary, occurs adjacent to ground float retail frontage. Unlike the primary mall, however, these areas are not located where pedestrian flow is most intense; they tend instead to be alcoves and smaller, more intimate spaces slightly removed from the primary pedestrian environment. 5.2.1 Pedestrian Surfaces Snowmelting is optional in secondary areas; the choice depends upon the anticipated intensity of use and the area's solar exposure. A higher degree of flexibility in the choice of paving type, color and design is permitted to allow these more intimate areas to develop their own unique character and sense of place. Creativity is encouraged, but quality of materials is as essential here as it is in the primary mall. 5.2.2 Site Furnishings Site furnishings such as benches, seat walls, trash receptacles and bicycle racks are as important in secondary areas as they are in the primary pedestrian`. malE. Furnishings can be placed wherever warranted by exposure to views and sun and where they will not obstruct 2g pedestrian traffic or emergency access. North facing walls and consistently shady areas should generally be avoided as seating areas. Greater flexibility in design and appearance of site furnishings is permitted in secondary mall areas. 6.2.3 Lighting The lighting of a secondary pedestrian mall area should conform to the same guidelines that apply to the primary pedestrian mall. 6.2.4 Signage The signage in a secondary pedestrian mall area should conform to the same guidelines that apply to the primary pedestrian mall. , 6.2.5 Landscaping In the secondary pedestrian mall areas, there is a greater opportunity for landscaping and for more intricate planting composition. Qtherwise, the same guidelines outlined far the primary mall area also apply in secondary areas. 6.3 Primary Pedestrian 'Walk A primary pedestrian walk is a heavily utilized, linear pedestrian corridor, most often associated with a street edge (see figure 6-2). Uutside the pedestrian! retail care, the overall east-west pedestrian connection between Dobson Ice Arena and west L[onshead falls into this category. 6.3. t Pedestrian Surfaces Under most conditions, snowmelting of pavements in these areas should not be necessary. Consistent with the Town of Vail Streetscape Master Plan, paverstones are preferred over poured concrete walks for durability and aesthetics. 6.3.2 Width Primary pedestrian walks should be a minimum of eight feet wide, potentially wider at street intersections and extremely high volume pedestrian areas. 6.3.3 Site Furnishings Site furnishings such as benches, seat walls, and trash receptacles are encouraged on an intermittent basis along 29 these corridors, concentrated primarily at intersections, in view corridors, and other logical gathering or resting areas. Site furnishings should be placed out of the flow of pedestrian traffic, creating comfortable but easily accessible opportunities to sit and rest. Site furnishings should be consistent along primary pedestrian walks. 6.3,4 Lighting Lighting should comply with the parameters of the Vail Streetscape Master Plan. 6.3.5 Landscaping Street trees and understory plantings are strongly encouraged along primary pedestrian walks. The 9andscape treatment need not be homogeneous. A rnix of deciduous and evergreen trees is desirable, although deciduous trees are favored to protect views or sun exposure. Ornamentals, perennials, and annual flowers are encouraged to provide a wide variety of textures and seasonal color. Landscaping material should not interfere with the pedestrian walk. ar snow starage requirements at mature growth. 6.4 Secondary Pedestrian Walk Secondary pedestrian walks (see figure 6-3) are similar to primary pedestrian walks except that they are not located on primary pedestrian corridors and thus carry a lower volume of pedestrian traffic. The suggested minimum width. for these secondary walks is six feet, although wider walkways may be required where anticipated pedestrian traffic volumes are greater. Poured concrete may be used as a paving material. All other design parameters that apply to primary pedestrian walks also apply here. 6.9 Compliance with Town of Vail Streetscape Master Plan A goal of the Lionshead master plan is to improve the connections and relationships between Lianshead and Vail Village. Towards that end, it is recommended that all site design issues not dealt with in this chapter, including but not limited to site furnishings, site lighting, landscape principles, paving types, and signage conform to the intent of the Town of Vail Streetscape Master Plan. An exception is the opportunity to create a distinct character of site furnishings, lighting, and other site design elements for the Lianshead pedestrian and retail core. Consistent with section 6..7.7 above, artr~ork, the creative use of otherwise standard site elements (benches, trash receptacles, phones, light standards, 3fl grate inlets, etc.) is encouraged to help establish a strong, vibrant, and distinct character and sense of place for the Lionshead core area. Zonin4 Regulations Lionshead Mixed Use -1 Zone District 12-7H-1: PURPOSE: The Lionshead Mixed Use 1 zone district is intended to provide sites for a mixture of multiple-family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge dwelling units, restaurants, offices, skier services, and commercial establishments in a clustered, unified development. Lionshead Mixed Use 1 zone district, in accordance with the Lionshead Redevelopment Master Plan, is intended to ensure adequate light, air, open space and other amenities appropriate to the permitted types of buildings and uses and #o maintain the desirable qualities of the District by establishing appropriate site development s#andards. This District is meant to encourage and provide incentives for redevelopment in accordance with the Lionshead Redevelopment Master Plan. This Zone District was specifically developed to provide incentives far properties to redevelop, The ultimate goal of these incentives is to create an eoonomicalfy vibrant lodging, housing, and commercial care area. The incentives in this Zone District include increases in allowable gross residential floor area, building height, and density over the previously established zoning in the Lionshead Redevelopment Master Plan study area. The primary goal of the incentives is to create economic conditions favorable to inducing private redevelopment consistent with the Lionshead Redevelopment Master Plan. Additionally, the . incentives are created to help finance public off-site improvements adjacent to redevelopment projects. With any develapmentlredevelopment proposal taking advantage of the incentives created herein, the following amenities will be evaluated; streetscape improvements, pedestrian/bicycle access, public plaza redevelopment, public art, roadway improvements, and similar improvements. Ord. 3(1999) § 1) 12-7H-2: PERMITTED AND CONDITIONAL USES; BASEMENT OR GARDEN LEVEL.: A. Definition: The "basement" or "garden level" shall be defined as that floor of a building that is entirely or substantially below grade. B. Permitted Uses: The following uses shall be permitted in basement or garden levels within a structure: Banks and financial institutions. Commercial ski storage. Eating and drinking establishments. Personal services and repair shops. Professional offices, business offices and studios. Public or private lockers and storage. ~, Recreation facilities. Retail establishments, 31 Skier ticketing, ski school, skier services, and daycare. Travel agencies. Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. C. Conditional Uses: The following uses shall be permitted in basement or garden levels within a structure, subject to issuance of a conditional use permit in accordance wi#h the provisions of Chapter 16 of this Title: Conference facilities and meeting rooms, Liquor stores. Lodges and accommodation units. Major arcade. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III (EHU} as provided in Chapter 13 of this Title}. Radio, TV stores, and repair shops. Theaters. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title.. (Ord. 6(2QO~Q} § 2: Ord. 3(1999) ~ 1} ' 12-7H-3: PERMITTED AND CONDITIONAL USES; FIRST FLOOR OR STREET LEVEL: A. Definition: The ""first floor" or '"street level'° shall be defined as that float of the building that is located at grade or street 9evel along a pedestrianway. B. Permitted Uses: The following uses shall be permitted on the first floor or street level within a structure: Banks, with walk-up teller facilities. Eating and drinking establishments- Recreation facilities. Retail stores and establishments. Skier ticketing, ski school, skier services, and daycare. Travel agencies. Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. C. Conditional Uses: The following uses shall be permitted on the first floor or street level floor within a structure, subject to issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title; Barbershops, beauty shops and beauty parlors. . Conference facilities and meeting rooms. Financial institutions, other than banks. Liquor stores. Lodges and accommodation units. Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type 111 (EHU) as provided in Chap#er 13 of this Title. 32 Radio, TV stares, and repair shops. Additional uses determined to be similar #o conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. (Ord. 6(2000} § 2: Ord. 3(1999} ~ 1) 12-7H-4: PERMITTED AND CONDITIONAL USJ=S; SECOND FLOOR AND ABOVE: A. Permitted Uses; Exception: The fallowing uses shall be permitted an those floors above the first floor within a structure: Lodges and accommodation units. 'Multiple-family residential dwelling units, time-share units, fractional fee clubs, lodge dwelling units, and employee housing units (Type III ~EHU} as provided in Chapter 13 of this Title}. Additional uses determined to be similar to permitted uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. B. Conditional Uses: The following uses shall be permitted on second floors and higher above grade, subject to the issuance of a conditional use permit in accordance with the provisions of Chapter 16 of this Title: Banks and financial institutions. Conference facilities and meeting rooms. Eating and drinking establishments. Liquor stores. Personal services and repair shops. Professional offices, business offices and studios. Radio, TV stares, and repair shops. Recreation facilities. Retail establishments. Skier ticketing, ski school, skier services, and daycare. Theaters. Time-share units and fractional fee clubs. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. (Ord. 6(20(]0} ~ 2: Ord. 3(1999} § 1 } 12-7H-5: CONDITIONAL US1=S; GENERALLY (ON ALL LEVELS OF A BUILDING OR OUTSIDE OF A BUILDING}: The fallowing conditional uses shall be permitted, 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. Brew pubs. Cain-operated laundries. `. Commercial storage. r Private outdoor recreation facilities, as a primary use. Public buildings, grounds, and facilities. ~, , ~J Public or private parking lots. Public park and recreation facilities. Public utility and public service uses. Ski lifts and tows. Television stations. Additional uses determined to be similar to conditional uses described in this subsection, in accordance with the provisions of Section 12-3-4 of this Title. {Ord. 3{1999} § 1} 12-7H-6: ACCESSORY USES: The following accessary uses shall be permitted in the Lianshead Mixed Use 1 zone district: Horne occupations, subject to issuance of a home occupation permit in accordance with the provisions of Section 12-14-12 of this Title. Loading and delivery and parking facilities customarily incidental and accessory to permitted and conditional uses. Minor arcade.. Offices, lobbies, laundry, and other facilities customarily incidental and accessory to hotels, lodges, and multiple-family uses, Outdoor dining areas operated in conjunction with permitted eating and drinking establishments. Swimming pools, tennis courts, patios or other recreation facilities customarily incidental to permitted residential or lodge uses. Other uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. (Ord. 3(1999) § 1} 12-7H-7: EXTERIOR ALTERATIONS OR M0171FICATIONS: A, Review Required: The construction of a new building ar the alteration of an existing building that is not a major exterior alteration as described in subsection B of this section shall be reviewed by the design review board in accordance with chapter 11 of this title. 1. Submittal items Required: The submittal items required for a project that is not a major exterior alteration shalC be provided in accordance with section 12-11-4 of this title. B. Major Exterior Alteration: The construction of a new building ar the alteration ofi an existing building which adds additional dwelling units, accommodation units,. fractional fee club units, timeshare units, any project which adds more than one thousand (1,OQp} square feet of commercial floor area or common space, or any project. which has substantial off site impacts {as determined by the administrator} shall be reviewed by the planning and environmental commission as a major exterior alteration in accordance with this chapter and section 12-3-6 of this title. Any project which requires a conditional use permit shall also obtain approval of the planning and environmental commission in accordance with chapter 16 of this title. Complete applications for major exterior alterations shall be submitted in accordance with administrative schedules developed by the department of community development for planning and environmental commission and design review beard review. 34 1. Submittal Sterns Required, Mayor Exterior Alteration: The following submittal items are required: a. Application: An application shall be made by the owner of the building or the building owner's authorized agent or representative on a form provided by fibs administrator. Any application for condominiumized buildings shall be authorized by the condominium association in conformity with all pertinent requirements of the condominium association's declarations. b. Application; Contents: The administrator shall establish the submittal requirements for an exterior alteration ar modification application. A complete list of the submittal requirements shall be maintained by the administrator and filed in the department of community development. Certain submittal requirements may be waived andlor modified by the administrator and/or the reviewing body if it is demonstrated by the applicant that the information and materials required are not relevant to the proposed development or applicable to the planning documents that comprise the Vail comprehensive plan. The administrator andlor the reviewing body may require the submission of additional plans, drawings, specifications, samples and other materials if deemed necessary to properly evaluate the proposal. C. Work SessianslConceptual Review: If requested by ei#her the applicant or the administrator, submittals may proceed to a work session with the planning and environmental commission, a conceptual review with the design review board, or a wank session with the town council. D. Hearing: The public hearing before the planning and environmental commission shall be held in accordance with section 12-3-6 of this title. The planning and environmental commission may approve the application as submitted, approve the application with conditions or modifications, or deny the application. The decision of the planning and environmental commission may be appealed to the town council in accordance with section 12-3-3 of this title. E, Lapse Of Approval: Approval of an exterior alteration as prescribed by this article shall lapse and became void two (2) years fallowing the date of approval by the design review board unless, prior to the expiration, a building permit is issued and construction is commenced and diligently pursued to completion. Administrative extensions shall be allowed for reasonable and unexpected delays as long as code provisions affecting the proposal have not changed. (Ord. 5(2003} ~ 11: Card. 8(2001) § 2: Ord. 3(1999} § 1 } 12-7H-8: COMPLIANCE BURDEN: It shall be the burden of the applicant to prove by a preponderance of the evidence before the Planning and Environments! Commission and the Design Review Board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead Mixed Use 1 zone district, that the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, `and that the proposal substantiaPly complies with other applicable elements of the Vai[ comprehensive plan. (Ord. 3(1999} § 1} 3~ 12-7H-9: LOT AREA AN^ SITE DIMENSIONS: The minimum lat or site area shall be ten thousand (10,000) square feet of buildable area. (Ord. 311999) § 1) 12-7H-10: SETBACKS: The minimum building setbacks shall be ten feet (10') unless otherwise specified in the Lionshead Redevelopment Master Plan as a build-to line. (Ord. 3(1999) § 1) 12-7H-11: HEIGHT AND BULK: Buildings shall have a maximum average building height of seventy one feet (71'} with a maximum height of 82.9 feet, as further defined by the Lionshead Redevelopment Master Plan, All developrrment shall comply with the design guidelines and s#andards found in the Lionshead Redevelopment Master Plan. Flexibility with the standard, as incorporated in the Lionshead Redevelopment Master Plan, shall be afforded to redevelopment projects which meet the intent of design guidelines, as reviewed and approved by the Design Review Board. (Ord. 3(1999} ~ 1) 12-7H-12: DENSITY (DWELLING UNITS PER ACRE): Up to a thirty three percent (33%) increase aver the existing number of dwelling units on a property or thirty five (35) dwelling units per acre, whichever is greater shall be allowed. For the purpose of calculating density, employee housing units, accommodation units, time share units, and fractional fee club units shall not be counted as dwelling units. Additionally, a °'lodge dwelling unit'", as defined herein, shall be counted as twenty five percent (25°f°) of a dwelling unit for the purpose of calculating density. A dwelling unit in a multiple-family building may include one attached accommodation unit no larger than one-third {113) of the total fiaor area of the dwelling. {Ord. 31(2001) § 5: Ord. 3(1999} § 1 } 12-7H-13: GROSS RESIDENTIAL FLOOR AREA {GRFA}: Up to two hundred fifty (250) square feet of grass residential flooe area shall be allowed for each one hundred (100) square feet of buildable site area, or an increase of thirty three percent (33%) over the existing GRFA found on the property, whichever is greater. Multiple-family dwelling units in this zone district shall not be entitled to add'ctional gross residential floor area under the 250 ordinance, section 12-15-5 of this title. (Ord. 3(1999} § 1) 12-7H-14: SITE COVERAGE: Site coverage shall nat exceed seventy percent (70%) of the total site area, unless otherwise specified in the Lionshead Redevelopment Master Plan. (Ord. 3(1999} § 1) 12-7H-15: LANDSCAPING AND SITE DEVELOPMENT: At least twenty percent (20%°) of the tots! site area shall be landscaped, unless otherwise specified in the Lionshead Redevelopment Master Plan, (Ord. 3(1999) 1) 36 12-7H-16: PARKING AND LOADING: Off street parking and loading shall be provided in accordance with chapter 1fl of this title, At least one-half (112) the required parking shall be located within the main building or buildings. (Ord. 31999} § 1 } 12-7H-17: LQCATION OF BUSINESS ACTIVITY: A. Limitations; Exception: All offices, businesses and services permitted by zone district, shall be operated and conducted entirely within a building, except for permitted unenclosed parking or loading areas, the outdoor display of goods, or outdoor restaurant seating. B. Outdoor Displays: The area to be used for outdoor display must be located directly in front of the establishment displaying the goods and entirely upon the establishment's awn property. Sidewalks, building entrances and exits, driveways and streets shall not be obstructed by outdoor display. (Ord. 3(1999) § 1} 12-7H-18: MITIGATION OF DEVELOPMENT IMPf~CTS: Property ownersJdevelopers shall also be responsible for mitigating direct impacts of their development on ,public infrastructure and in all cases mitigation shall bear a reasonable relation to the development impacts. Impacts may be determined based on reports prepared by qualified consultants. The extent of mitigation and public amenity improvements shall be balanced with the goals of redevelopment and will be determined by the planning and environmental commission in review of development projects and conditional use permits. Mitigation of impacts may include, but is not limited fo, the following: roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank improvements, public ark improvements, and similar improvements. The intent of this section is to only require mitigation far large scale redevelopmentldevelopment projects which produce substantial off site impacts. (ord. 3(1999) § 1 } VI. ZC3NiNG ANALYSIS Staff has completed a zoning analysis of the proposal in relation to the land use regulations outlined in Title 12, Zoning Regulations of the Vail Town Code. A summary of the analysis is provided below: Street Address: 675 Lionshead Place Parcel Number: 210107207(lfl9 Zoning: Lionshead Mixed Use -1 zone district Land Use Plan Designation: Tourist Commercial Current Land Use: Mixed Use Development • Development Standard Allowed Protaosed Buildable Lot Area: 1 fl,OflO sq.ft. 2(]3,425 sq.ft. minimum Setbacks: 10' or unless specified 10'1'Varies* otherwise in the LRMP Building Height: 71' average 69.75' average 37 and Bulk 82.5' maximum 82.5 maximum Density: DU's- 35 dwelling unitslacre or 14.9 dwelling unitslacre or 163 dwelling units 70 dwelling units AU's- Unlimited 85 accommodation units** GRFA: 508,562 sq.ft. or X250°J°) 176,786 sq.ft. or (87%) Site Coverage: 70% maximum or 34.4% or 142,397 sq.ft. 70,103 sq.ft*** Landscape Area: 20% minimum or 29.7% ar 40,685 sq.ft. 60,553 sq.ft. Parking: 238 spaces 320 spaces*'"'~* (50% valet or 119 spaces) (36% or 116 spaces) Loading: 5 berths minimum 8 berths'"**"* - tV ates: * Setbacks vary around the development site depending on the location of the "build-fo-line" specified in the Lionshead Redevelopment Master Plan. ""` 49 of the $5 accommodation units in the hote9 are lock-off units attached to dwellings. as permitted by Section 12-7H-12 of the Vail Town Cade. #"` Site coverage includes above and below ground spaces of the Gondola, Eagle 8ahn and Chair 8 buildings. ""*' 31 a# the 32o parking spaces have been provided via a payment to the Town of Vail Parking Fund in 1997. "~'~~~` Five of the eight laad`tng berths are available far public use. VII.. SURROUNDING LAND USES , Land Use Zoning North: Mixed Use Development Lionshead Mixed Use 1 South: OpenspacelRecreation Outdoor Recreation East: High Density Residential Lionshead Mixed Use 1 West: High Density Residential Lionshead Mixed Use 1 Vlll. MA.tOR EXTERIOR ALTERATION REVIEWU CRITERIA Section 12-7H-8, Compliance Burden, Vail Town Code, outlines the review criteria for major exterior alteration applications proposed within the Lionshead Mixed Use 1 ~LMU-1) zone district. According to Section 12-7H-8, Vail Town Code, a major exterior alteration shall be reviewed far compliance with the following criteria: 1 } That the proposed major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use 1 zone district; ;~ 3~ Staff Response: The purposes of the L'+onshead Mixed Use 1 zone district are stated in Section 12-7H-1, Purpose, Vail Town Code and reiterated in Section V of this memorandum. As stated, the Lionshead Mixed Use 1 zone district is intended to provide 5ftes within the area of Lionshead far a mixture of multiple-family dwellings, hates, fractional fee clubs, restaurants, skier services and commerciaE/retail establishments. The development standards prescribed for the district were established to provide incentives for development in accordance with the goals and objectives of the Lionshead Redevelopment Master Plan. In reviewing the proposed Lionshead Core Site HoteC project for compliance with the expressed purposes of the Lionshead Mixed Use 1 zone district, staff finds that the major exterior alteration application complies with the intent of the zone district. The applicant is proposing to develop amixed-use multipie- family/hotel project which includes skier services, restaurants and other commerciallretail uses. l=och of these proposed uses comply with the stated purpose of the Lionshead Mixed Use 1 zone district. Staff believes that the proposed major exterior alteration is in compliance with the purposes of the Lionshead Mixed Use 1 zone district as demonstrated by the discussion above. 2} That the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan; Staff Response: On August 23, 2aQ4, the Planning and Environmental Commission held a public hearing to discuss the implementation policies of the Lionshead Redevelopment Master Plan and to review the proposed project's compCiance with goals and objectives stated in the Lionshead Redevelopment Master Plan. Following discussion of the goals and objectives of the Master Plan, the Commission generally believed that the proposed major exterior alteration was consistent with the applicable elements of the Lionshead Redevelopment Master Pfan. However, there were also several issues which required additional study and consideration by the applicant that were identified by a majority of the Commissioners, Those issues included the width of pedestrian access between the proposed Lionshead Core Site Hotel and Garfinkel's (Lionshead Center Building, the size of the ski yard, the scope of work and details of the proposed streetscape improvements, the location of the building rely#ive to the build to lines and the resulting need to amend the Master Plan, and the contents of the draft Developer Improvement Agreement to be executed between Vail Resorts and the Town of Vail. The applicant has responded to each of the issues identified by the Commission.. For example, the width of the pedestrian walkway between the hotel project and Garfinkel's has been increased to 15 feet and additional retail area has been added along the walkway. This change, however, has resulted in the loss of the publicly accessible restraams. In ~9 this instance, staff recommends that the applicant identifies a new location for publicly accessible restrooms on or near the development site. The new location shall be identified on a revised floor set of plans which shall be submit by the applicant to the Town of Vail Community Development Deparkmen# for review and approval prior to final Design Review Board approval ofi the development applications. In addition, the applicant and the Vail Town Council have been actively preparing a Developer Improvement Agreement (the "DlA") for the construction of the Lionshead Core Site Hotel. Among other things, the faurpose of the DIA is to outlines the roles, responsibilities and obligations of the two parties in the implementation and construction of the off-site improvements which are required to mitigate the development impacts directly associated with the construction of the Lionshead Care Site Hotel project. While not yet finalized: a draft copy of the DIA is currently under consideration by the parties. Since the DIA is still under considers#ion it remains privileged and confidential information and therefore, not yet available for public distribution. The major elements of the DIA as it relates to the review of the major exterior alteration application includes, • A $1 million dollar oontrbution to the Ark in Public Places program; • A $4.3 million dollar c©ntribution to the Town of Vail for the construction of additional public parking in Lionshead; • The design and construction of the streetscape improvements illustrated on the proposed off-site improvements plan; • The prevision of a minimum of 35 employee beds an the North Day Lot, prior to the issuance of a temporary certificate of occupancy for the Lionshead Core Site Hotel. • A $2{15,0(]0 dollar contribution to the Town of Vail for roadway and intersection improvements to the South Frontage Road and West Lionshead Circle abased upon a fee of $5,0{}0 per additional vehicle trip}; • The construction and operation of public restrooms in Lionshead; • The construction and operation of a minimum of five (5) loading and delivery bays in a centralized underground location beneath the Lionshead Core Site Hotel; Pursuant to Resolution No. 18, Series of 2004, the applicant has proposed various deviations to the Architectural Design Guidelines as prescribed in Chapter 8 of the Lionshead Redevelopment Master Plan. In accordance with the prescribed procedures, the applicant appeared before the Town of Vail Design Review Board on September ~ 5, 2004, for the final review of the proposed variations to the architectural guidelines prescribed in the Master Plan and the zoning regulations. Upon listening to a presentation by the staff and applicant on the revisions made to the plans based upon input provided by the L]esign Review Board at the previous meeting, the Board voted unanimously to forward a ~ recommendation of approval of the request, with conditions, to the Town of Vail Planning and Environmental Comm'sssion. Specifically, the Board 40 found that, pursuant to Section 8.3.3.A, of the Lionshead Redevelopment Master Pian, "the design deviations meet or exceed the intent of the specific design standards as prescribed in Section 8.4 (of the Master Plan]; a public benefit is achieved as a result of the design deviation; and that the design deviations further the goals, objectives, and purposes as stated in sections 2.3, 2.5, and 8,2 of the Lionshead Redevelopment Master Plan." in stating their finding, however, the Soard stated that, "this finding is conditioned upon the applicant revising the ground- level south wall of the hotel adjacent to the Lions Square Lodge to fully comply with the horizontal wall span criteria prescribed in the Master Plan and that the applicant continues to study and revise the roof-top mechanical equipment plan to further reduce fhe negative visual impacts that the equipment which extends above the height of the parapet wall has an the view from adjoining properties. " Additionally, Section 12-7H-18, Mitigation of Development Impacts, Vail Town Code, requires that developers mitigate the direct impacts that proposed development has an the Town. Section 12-7H-18, Vail Town Code, States, "Property owners/developers shall also be responsible for mitigating direct impacts of their development an public infrastructure and in a!1 cases mitigation shall bear a reasonable relation to the development impacts. impacts may be determined. based on reports prepared by qualified consultants. The extent of mifigation and public amenity improvements shall be balanced wifh the goals of redevelopment and will be determined by the planning and environmental commission in review of development projects and conditional use permits. Mitigation of impacts may include, but is not limited fo, the following: roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tractfbank improvements, public art improvements, and similar improvements. The intent of this section is to onfy require mifigation for large scale redevelopment/development protects which produce substantial off site impacts." Chapter 2 of the Lionshead Redevelopment Master Plan outlines the six Policy Objectives of the Plan. According to Section 2.3, in part, one of the six objectives of the Plan is to provide a "sfronger economic base through increased live beds". To this end, the plan states, "ln order to enhance fhe vitality and viability of Vail, renewal and redevelopment in Lionshead must promote improved occupancy rates and fhe creation of addifiona! bed base ("five beds" or "warm beds") through new lodging products.,' 41 The applican# has prepared a "Vail Resarts/Lianshcad Core Site Hotel CondominiumlLock-off Rental Program Pranosal" dated September 16, 2x04. The proposal describes. the applicant's plan far ensuring that the above-described policy objective is met. In summary, the applicant has created a list of "owner incentives" with the expressed goal of increasing the likelihood of higher rates of occupancy (`"warm beds") than traditionally seen for wholly-owned, condominium dwelling units. Among other things, the list of incentives includes a preferential purchase system that grants preference to potential purchasers who agree to puce their dwelling unit and lock-off unit into a rental pool. In addition, under certain circumstances, an owner may receive a reduction in initial purchase price or a reduction in annual condominium association dues if they agree to place their unit into a rental pool. Staff recommends that the applicant finalizes the Rental Program Proposal and then enters into a written agreement with the Town of Vail which requires that the Rental Program Proposal is implemented and fully adhered to by the applicant and its assigned and successors for a period of not less than 20 years from the date of the issuance of a temporary certificate of occupancy. The final Rental Program Proposal shall be reviewed and approved by the Vail Town Council following a recommendation from the Town of Vail Planning & Environmental Commission, prior to the issuance of a building permit for the project. A copy of the "Vail Resartsl Zonshead Core Site Hotel Condomin;EUmJl,ock-off Rental Prarrram Pranasal" has been attached for reference (Attachment C~ Staff believes that the proposed major exterior alteration for the Lionshead Core Site Hotel is consistent with the applicable elements of the Lronshead Redevelopment Master Plan. 3) That the proposal does not otherwise have a significant negative effect on the character of the neighborhood; and, Staff Response; Staff has reviewed the proposed Lionshead Core Site Ho#el project in an attempt to identify any significant negative effects that may tae created an the character of the neighborhood as a result of the construction of the hotel project. While staff was able to identify several significant negative effects that the original proposal would have had (ie, sun/shade, impacts to views, pedestrian circulation, loss of landscaping, grading & drainage, etc.} on the character of the neighborhood during our initial review of the development application, the applicant has made revisions to the proposal to effectively eliminate those negative effects. For example, pedestrian circulation routes have been widen and improved, various elements of building mass have been redesigned to improved solar access to public areas, and the building location has been adjusted to improve views from adjacent private property to the ski mountain and other areas of visual ~ significance. 42 One area, however, that. remains of concern is the final grading around the site. Upon review of the proposed final grading and drainage pans, staff has identified several areas where the resulting grades along the pedestrian way are in excess of 10% or create conflicts with the existing conditions on adjacent properties. Staff recommends that the Planning and Environmental Commission requires the applicant to address the red- . lined corrections on the proposed grading and drainage plans and submits a revised final grading and drainage plan for fnal review and approval by the Town of Vail Public Works ©epartment. Staff believes that the proposed major exterior alteration will not result in any significant negative effects on the character of the neighborhood. 4} That the proposal substantially complies with other applicable elements of the Va`sl Comprehensive Plan, Staff Response: Staff has reviewed the Vail Comprehensive Plan to determine which elements of the Plan apply to the review of the Lionshead Core Site Hotel project. Upon review of the Plan, staff has determined that the following elements of the Plan apply: • Transportation Master Plan {adopted 1993) • Comprehensive Open Lands Plan (adopted 1994) • Lionshead Redevelopment Master Plan (adopted i998) • Art in Public Places Strategic Plan (adopted 2001} The applicant has agreed to make a financial contribution to the Town of Vail as welt as to construction physical improvements in accordance with the recommendations of the Transportation Master Plan and the Art in Public Places Strategic Plan. A review of the Comprehensive C]pen Lands Plan affirms that the recommended actions outlined in the Plan have already been fully implemented within the Lionshead Care area, and therefore, no further action is required at this time. And lastly, as discussed under Criteria #3 above, the applicant is implementing the numerous actions and recommendations as stated in the Lionshead Redevelopment Master Plan. For these reasons, staff believes that the applicant has complied with the above criteria. Overall, staff believes that the applicant has proven by a preponderance of the evidence before the Planning and Environmental Commission and the Design Review Board that the proposed exterior alteration or new development is in compliance with the purposes of the Lionshead Mixed Use 1 zone district, that the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan and that the proposal does not otherwise have a significant negative effect on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vail Comprehensive Plan. r 43 IX. CONDITIONAL tJSE PERMIT REVIEW CRITERIA, As previously discussed in Section II of this memorandum, the applicant is requesting approval of four conditional use permits to allow for the operation of 1 } "conference facilities and meeting roams" located on the basement or garden level of a building; 2} lodge rooms or dwelling units" located on the firs# floor or street level of a building; 3} "retaillresfaurants" located on the second floor of the building; and 4} a "private skier club/private ,parking lot" . Pursuant to Sections 12-7H-,2, 12-7H-3, 12-7H-4, and 12-7H-5 of the Vail Town Code, each of the above-described uses is allowed in the Lionshead Mixed Use 1 zone district, subject to the issuance of a conditional use permit In accordance with the previsions outlined in Chapter 16, Conditional Use Permits, Vail Town Code. Section 12-16-6, Criteria; Findings, Vail Town Code, outlines the review criteria far conditional uses permit requests proposed within the Lionshead Mixed Use 1 (LMU-1} zone district. According to Section 12-16-~, Vail Town Cade, the Planning and Environmental Commission shall consider the fallowing factors with respect to the proposed use: 1.} Relationship and impact of the use on development objectives of the town. Staff Response: According to the applicant, the proposed uses are part of an overall development plan for the Core Site. Upon review of the Lionshead Redevelopment Master Plan, each of the proposed uses is consistent with those uses and activities anticipated by the Plan. Chapter 5 of the Lionshead Redevelopment Master Plan specifically recommends the construction of a "resort hotel" on the proposed development site. Uses such as conference facilities and meeting roams, restaurantslretail and lodging units are all uses which are customarily associated with a "resort hotel"' and add to the vitality and vibrancy of the pedestrian environment of the Lionshead Core. Due to the sloping nature of the site and constantly changing grades, same of the restaurant/retail uses by nature of their location and size end up on the second floor of the building. Other areas of second floor use were selected due to their premium location on the site. The second floor great room restaurant and bar far example was likely selected to capture the extraordinary views to Vail Mountain and the superior solar access it provides. The proposed ski club is intended to provide meeting areas, locker rooms, ski storage, restrooms, and other skier-related amenities far members in a below ground area of the building. In addition to these skier-related amenities, members will have access to 100 reserved valet parking spaces. The maximum number of club members shall be limited to 116 members X100 full membersll6 partial members} ~4 2.) Effect of the use an light and air, distribu#ion of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public facilities n@eds. The proposed uses will have little, if any, negative impact on the above-described criteria. Each of the proposed uses are allowed with the zone district and by their very nature, (ie, meeting roams, restaurants, etc) are not likely to significantly effect the distribution of population, negatively impact schools, utilities, parks, etc, or put a strain on existing public facilities. Instead, these uses are ordinarily customary and incidental to the primary use of the development site, which is a "resort hoteln at a major ski mountain portal. 3.) Effect upon traffc, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the streets and parking areas. Regardless of the proposed uses, the proposed development of the Lionshead Care Site Hotel will more likely result in significant positive improvements to the above-described criteria rather than result in negative effects. For example, automotive and pedestrian safety will be improved due to the construction of streetscape improvements to Lionshead Place and removal of snow from streets and parking areas will be improved due to the proposed snowmelt systems and the construction of the underground parking structure. 4.) Effect upon the character of the area in which the proposed use is to be located, including the scale and bulk of the proposed use in relation to surrounding uses. The proposed uses and accompanying structures are being constructed in conformance with the development standards and design guidelines established for the Lionshead Mixed Use 1 zone district. That said, a considerable amount of time has been spent to date to ensure that the development as a whale will have a positive overall effect upon the character of the area. As previously mentioned, the sloping grades and ever changing topography of the development site largely dictates the location of the various uses. Also, as discussed in Section VIII of this memorandum, the overall development of the Lionshead Core Site Hotel complies with the goals and objectives specifically stated in the Lionshead Redevelopment Master Plan. X. MAJOR SUBDIVISION R)=VIEW CRITERIA As previously stated in Section II of this memorandum, the applicant has submitted a major subdivision application to allow for the replotting of the development site. Specifically, the major subdivision application is a request to create the Lionshead Sixth Filing Subdivision, a resubdivision of Lot 4, Block 1, Tract Q, Tract H, and a part of Tract C, VaillLionshead First Filing and a resubdivision of Lot 2, Block 1, Tract H, Tract G, and a part of Tract C, VaillLionshead Third Filing, Town of Vail, County of Eagle, State of Colorado. The purpose of this application is to facilitate the Town's conveyance of certain parcels of Land to the applicant and to allow for the creation and vacation of certain easements which affect the Lionshead Core Site Hotel development. In 4S summary, the applicant is requesting the conveyance of approximately +/-7,946 square feet of Town-awned land. A copy of the preliminary plat has been aftached for reference (Attachment D). Pursuant to Section 13-3-4, Commission Review of Application; Criteria, Vail Town Code, "The burden ot` proof shall rest with the applicanf fa show thaf fhe appficafian is in compliance with fhe infent and purposes of this Chapter, the Zoning Qrdinance and other pertinent regulations that the Planning and Environmental Commission deems applicable. Due consideration shall be given to fhe recommendations made by public agencies, utility companies and other agencies consulted under subsection 13-3-3C above. The Planning and Environmental Commission shah review the application and consider ifs appropriateness in regard to Town policies relating fa subdivision confrof, densities proposed, regulations, ordinances and resolutions and other applicable documents, environmental integrity and compatibility wifh the surrounding land uses and other applicable documents, effects on fhe aesthefics of fhe Town. According to Section 13-3-4, Vail Town Code, the Planning and Environmental Commission shall consider the following factors with respect to the proposed major subdivision: 1) The application is in compliance with the intent and purposes of this Chapter, the Zoning Ordinance and other pertinent regulations that the Planning and Environmental Commission deems applicable. Staff Response: The intent and purposes of the Subdivision Regulations are outlined in Section 13-1-2, Purpose, Vail Tawn Code. Similarly, the intent and purposes of the Zoning Ordinance are outlined in Section 12-1-2, Purpose, Vail Town Code. Upon review of the intent and purpose statements of bath the Subdivision Regulations and the Zoning Qrdinance, staff believes that the propose major subdivision of the Lionshead Core Site Hotel development is consistent with intent of the regulations and furthers the purposes of the regulations, respectively. 2} The application is appropriate with regard to Town policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicable documents, environmental integrity and compatibility with the surrounding land uses and other applicable documents, effects on the aesthetics of the Town. Staff Response: Staff has comple#ed an initial- review of the proposed major subdivision application to allow for the replotting of the Lionshead Core Site Hotel development site. Upon review of the application staff has determined that additional technical information is required before a formal 4G recommendation can be forwarded to the Commission. That said, the mast important aspect to understand about this application at this time is that in order for the Lionshead Gore Site Hotel development to be constructed as proposed, a major subdivision that includes a conveyance of land and vacation and creation of easements is required. XI. STAFI" RECOMMENQATION Maior Exterior Alteration The Community Development Department recommends that the Planning and Environmental Gommission approves with conditions the request for a major exterior alteration to allow for the construction of the Lionshead Gore Site Hotel, located at C~T5 Lionshead Place. Staff's recommendation is based upon the review of the major exterior alteration review criteria outlined in Section Vlll of this memorandum and the evidence and testimony presented at the public hearing. Should the Planning and Environmental Commission choose to approve the application as recommended, staff recommends that the Commission makes the following finding as part of the motion: "Pursuant fo Section 92-7H-S, Compliance Burden, Vail Town Code, the applicant has proven by a preponderance of fhe evidence before the Planning and Environmental Commission and the Design Review Board That the proposed major exterior alterafion is in compliance with the purposes of the Lionshead Mixed Use 1 zone district fhaf the proposal is consistent with applicable elements of the Lionshead Redevelopment Master Plan and that the proposal does not otherwise have a signif<cant negative effecf on the character of the neighborhood, and that the proposal substantially complies with other applicable elements of the Vai! Comprehensive Plan. " Condition Use Permits The Community Development Depar#ment recommends that the Planning and Environmental Gommission approves with conditions the request far four {~) conditional use permits to allow for the operation of 1} "conference facilities and meeting rooms" located on the basement or ground level of a building; 2} "lodge rooms or dwelling units" located on the ground-level of a building; 3} "refail,/resfaurants" located an the second floor of a building; and 4} a "private skier club". located at 575 Lionshead Place. Staff's recommendation is based upon the review of the conditional use permit review criteria outlined in Section IX. of this memorandum and the evidence and testimony presented at the public hearing. Should the Planning and Environmental Gommission choose to approve the applications as recommended by staff, the Gommission must make the following findings before granting the conditional use permits:. 1. That the proposed locaticin of the use is in accordance with the purposes of the Zoning Regulations and the purposes of the Lionshead CUlixed Use 1 zone district. 47 2. That the proposed location of the use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, ar materially injurious to properties or improvements in the vicinity. 3, That the proposed use complies with each of the applicable provisions of the Zoning Regulations. Maiar Subdivision The Community Development Department recommends that the Planning and Environmental tables the final review of the proposed major subdivision application until October 17, 2x04. Staff's recommendation is based upon our review of the major subdivision review criteria outlined in Section X of this memorandum and the evidence and testimony presented at this public hearing, Should the Planning and Environmental Commission choose to approve the major subdivision application request, the Commission must make the following findings, "That the appticanf has proven fo the satisfaction of the Commission fhaf the application is in compliance with the intent and purposes of this Chapfer, the Zoning Ordinance and other pertinent regulations that the Planning and Environmental Commission deems applicabte. Due consideration shall be given to the recommendations made by public agencies, utility companies and other agencies consulted under subsection ~3-3-3C above. The Planning and Environmental Commission shat! review the application and consider its appropriateness in regard to Town policies relating ~ to subdivision control, densities proposed, regulations, c-rdinanees and resolutions and other applicabte documents, environmental integrity and compatibility with the surrounding land uses and ether applicable documents, effects on fhe aesthetics of the Town. u Conditions of Aonrova_I Should the Planning and Environmental Commission choose to approve the development applications (ie, conditional use permitslmajor exterior alteration) as submitted by the applicant, staff recommends that the following conditions be placed on the approval: 1) That the Developer addresses the red-lined corrections on the proposed grading and drainage plans and submits a revised final grading and drainage plan for final review and approval by the Town of Vail Public 1Norlcs Department, prior to making application for a building permit for the Lionshead Core Si#e Hotel improvements. 2) Thaf the Developer identifies a new location for publicly accessible restrooms on or near the development site. The new location shall be identified on a revised set of floor plans which shall be submit by the applicant to the Town of Vail Community Development Department for review and approval, prior to final Design Review Board approval of the development applications. ~$ J 3} That the Developer finalizes the Rental Program Proposal and then enters into a written agreement with the Town of Vail that is recorded with the Eagle County Clerk & Recorder's Office, which requires that the Rental Program Proposal is implemented and fully adhered to by the applicant and its assigned and successors far a period of not less then 20 years from the date of the issuance of a temporary certificate of occupancy. The final Rental Program Proposal shall be reviewed and approved by the VaiC Town Council following a recommendation on the proposal from the Town of Vail Planning and Environmental Commission, prior to the issuance of a building permit for the Lionshead Core Site Hotel improvements. 4} That the Developer submits a complete application to the Tawn of Vail Community Development Department for the review and approval of a Comprehensive Sign Program by the Town of Vail Design Review Board, prior to the issuance of a temporary certificate of occupancy for any of the Lionshead Core Site Hotel improvements. 5} That the Developer submits a complete application to the Town of Vail Community Development Department far the final review and approval of the proposed development plan by the Town of Vail Design Review Board, prior to making an application for the issuance of a building permit for any of the Lionshead Core Site Hotel improvements. 6} That the Developer submits a Construction Staging Plan to the Town of Vail Community Development Department for the review and approval of the proposed staging plan by the Town of Vail Public Works Department, prior to the issuance of a building permit for the Lionshead Gore Site Hotel improvements. 7} That the Developer provides deed-restricted employee housing that complies with the Town of Vail Employee Housing requirements Chapter 12-13} far a minimum of 35 employees, and that said restrictions shall be made available far occupancy, prior to the issuance of a temporary certificate of occupancy for the Lionshead Care Site Hotel improvements. In addition, the deed- restrictions shall be legally executed by the Developer and duly recorded with the Eagle County Clerk & Recorder's Office, prior to the issuance of a temporary certificate of occupancy far the Lionshead Core Site Hotel improvements. 8} That the Developer prepares a fionshead Core Sife Hofel Art in Pu61ic Places Plan, for review and comment by the Town of Vail Art in Public Places Board, prior to the issuance of a building permit for the Lionshead Core Site Hotel improvements. Said Plan shall include the funding fora minimum of $1,000,000 in public ark improvements to be developed in conjunction with Lionshead Core Site Hotel. The implementation of the Plan shall be completed within two years of the date of the issuance of a temporary certificate of occupancy for the Lionshead Gore Site Hotel improvements. r 9} That the Developer prepares easement agreements for the review and approval of the Town of Vail far all necessary easements (ie, utilities, 49 L pedestrian access, ingress/egress, drainage, maintenance, emergency vehicle access, fire lane, signage, etc.) in and around the development site as generally depicted on the Approved Development Plans and major subdivision plat. The easement agreements shat! be legally executed by the Developer and duly recorded with the Eagle County Clerk & Recorder's Office, prior to the issuance of a final certificate of occupancy for the Lionshead Core Site Hotel improvements. 1 t7) That the Developer' prepares a Developer Improvement Agreement for Off- Site Improvements, as depicted on the Approved Development Plan, for review and approval by the Vail Town Council. Upon approval of the Agreement, the Developer and the Town of Vaii shall legally execute the Agreement. Upon execution of the Agreement, the Developer shall past a bond as financial surety with the Town of Vail as the beneficiary in the amount of 125% of a bona fide contractor's estimate of the cost to complete the required off-site improvements. Said Agreement shall be in place, prior to the issuance of a building permit for the Lionshead Core Site Hotel improvements, 11} That the Developer executes a Memorandum of Understanding for the Operation, Maintenance, and Management of the Lionshead Core Loading and Delivery Facility, to be located on the development site beneath the Lionshead Core Site Hotel. The Memorandum shall be reviewed and approved by the Vail Town Council following a recommendation on the proposal from the Town of Vail Planning and Environmental Commission, prior to the issuance of a final certificate of occupancy for Lionshead Core Site Hotel improvements. 12) That the Developer submits a complete set of civil engineered drawings of the Approved Development Plans including the required off site improvements, to the Town of Vail Community Development Department for review and approval ofi the drawings, prior to making application for the issuance ofi a building permit for the Lionshead Core Site Hotel improvements. It shop be noted that the review of the civil engineered drawing may take up to six months to review and approve. 3 3) That the Developer shall be assessed a transportation impact fee in the amount of $5,g5Q per increased vehicle trip in the peak hour generated (41 trips), or $205,DOD, as a result of the Lionshead Core Site Hotel improvements, The fee shall be paid in full by the Developer prior to the issuance of a building permit for the Lionshead Core Site Hotel improvements. At the sole discretion of the Town ofi Vail Publio Works Director, said fee may be waived in full, or part, based upon the completion of certain off-site improvemen#s. 14} That the Developer agrees to design and construct all required streetscape improvements within the defined area of work, as generally depicted on the Off Site Improvements Plan. The Developer acknowledges that the final design of the improvements has not yet;been approved by the Town of Vail Design Review Board and that the proposed plan may be'subject to change. 50 .+ 15) That the Developer submits written letters of unconditional approval from all adjacent andlor affected property owners whose property is being physically impacted ar altered die, Montauk, Lionshead Arcade, Antler's, Lions Square Lodge, Landmark, etc,) as a result of the construction of the Lionshead Gore Site Hotel, as depicted an the Approved Development Pian, to fhe Town of Vail Community Development Department for review and approval, prior to the making application for a building permit for the Lionshead Core Site Hotel improvements. 16) That the Developer the receives,final approval from the Vail Town Council for the conveyance of Town-awned land to the Developer as generally depicted an the application for a major subdivision accompanying the Lionshead Core Site Hotel development applications. 17) That the Developer receives final approval from the Vail Town Council far the conveyance of the public right of way existing beneath Lionshead Place, prior to making application far a building permit. Should the Developer be unable to secure a final approval for the conveyance of the public right of way, the Developer may submit a revised major exterior alteration application to the Town of Vail Community Development Department far review and approval by the Town of Vail Planning and Environmental Commission. 18) That the maximum number of Private Skier Club members shall not exceed 100 full members and 1f partial members and the maximum number of private parking spaces dedicated to the full members use shall not exceed 104 spaces. A full member shall be defined as a ski club member entitled to full parking, spa, and members club services, A partial member shall be defined as a ski club member entitled to full spa and members club services with no rights to on-site parking. 19) That the Developer submits revised plans to the Town of Vail Community Development Department for final review and approval of the Tawn of Vail Public Works Department addressing each of the comments summarized in the letter from Greg-Hall, Public Works Director, to George Ruther, Chief of Planning, dated September 23, 200, prior to making application far a building permit. A copy of the letter has been attached for reference (Attachment E). 20} That the Developer submits an application far the establishment of View Corridors #4 and #5 as contemplated by the Lionshead Redevelapmen# Master Plan to the Town of Vail Community Development Department for review and approval by the Vail Tawn Gouncil,. prior to the issuance of a temporary certificate of occupancy for the Lionshead Gore Site Hotel improvements. XII. ATTACHMENTS Attachment A -Vicinity Map Attachment 8 -Reduced set of plans F Attachment G -~"Vail Resorts/ Liionshcad Cure Site Hotel Candomi:niuzxz/Lock ofl' Rental Pr®~ram Pronosal" Attachment D - A copy of the preliminary plat S1 Att~.chmertt E -Letter from Greg Hall, Public Works Director, to George Rather, Chief of Planning, dated September 23, 2C}04. • 52 O .~- ~. ~i ~3 ~' 8 ~ ~~~ 3 ~cn'~ ~ ~ 4r "LC~ 'c a~ ~ ~ ~ ~~~~ ~ m ~o ~0 5 L" I.% 4.s n ~` .-. .t. v; ~n Z Z n cr (n C. 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I ~I ~. ~~~ ~ E I j ~~ ~ -~ I I 0. ~F III ~ ~C ~ ~ .°`1 I „ram I[ ~, __ ~ a= ~ I_ - a ~~ ~ ~~ ~ ~ I ~ ~, ~ ~ ~ I ~ ~~ ~I~ ~y tl~ yy~~ I o?°~ ~ F Y~ ~ fa ~3~~ ~F ~ N3 ~~~~~~I t ~~ ~~ X93 '~~ >r~ ~ Q~ ~G~ K~ ~~ ~ ~~~ z ~~ ~~~~ ~ - f~ F J ~^ S- Y ~ ~ 6 fi. v Lz r` \: $ ~ ~, "~~~ ~' .c ~ _ _ `I`~~ P ~ ~ r1 ~ yr ( ~ ~ ~ ~~~ I ~ ~ ', o , l~ ~~ g ~' I Q. i ~~ ~F ~x ~ e ~~ ~~ ~_ ~x ~ ~~ ~ t~ s a~~z ~GQ '~ IJ~a ~F-- i~ dx 8I, ~H ~ e~_ ~ - C [ ~~ Z', - Ip I' I I ~I ~ ~ ~ .~ 1 a r, , ~ ~ i` F _.'~ - f a~ s ~ ~~ ~ ~~ I i i ~~ ~ i `~ ~4 ~~ ~~~~ ~~ ~~~ ~~ ~~ i I~ ~ ~~ j I ~ -a, w~ I' -- ~ . i ~ , ~I ~~~~ C~ ~~- ~~~ ~ ~~f I ~~ ~~ ~ ~ I T ~ ~ ~aN 5` 1 ' ~_~ J- ~ ~ ~ ~ 1 _. ~~~ lI ,~ ffi y I ' 1 ~~ ~~ 11 ,I I i ~~ ~I ~~ 1 1 ~ ~ ,~ _ v E^' W A ~~ ~ 9 x ~'. ~'; e 1 II I an v _ ~~ ~ , ~' i~ I ~~ Z ~' I ~d ~'' R ' A CJ m ~- ~ ~ ~ ~ ~ /^,ti V s rn I ~ ,~ ~ ~ I u ~~ ~ 1 ~ I ~ 1 ~ ~ ~- O u~ I ~ r~ I ~ ~ ~ ~ ~', __ __ ~ ~, U ~`1 ~~ ~s I i ,. ~ ~ V i ~ ~~ I~ ;~ I ` ~I~~~`°, la,~. `i ~ , ~, ,bl ~ ~, 1 I 1 1 1 1 1 1 ~ ~ N I 1 J~_T ~ I 9 I 1 O Q ' ~ ~ u ~ `a II .x II ~~ ~ ~~ I ,~ ` ~~ I ~~~ i ~ II i ~2 x Q U w C7 _~ a Ra Attachment: C Vail ResortslLionshead Core Site Hotel Condominium/Loch-off mental Probram Proposal September 16, 20Q4 ; The Care Site Hotel includes 36 hotel roams, 7D condominium and 49 Iock.-off units for a total of 155 ``keys". Vail Resorts shares the Town's interest in having as many of the condominium units and lock-off units as possible participate in the Hotel's rental program. As an indication of Vail resort's motivation, it is notev~~oi-thy to consider how the hotel has been designed -- the size of the meeting rooms, spa, lobbylgreatroom, administrative offices, room service kitchen and hotel restaurant have all been designed to support 1 DD+ "rental" units. It is not legally possible to require condominium owners to put their condominium units or lock-offs into a rental pool. In order to get as many units as possible into the rental program Vail Resorts has developed a number of ideas designed encourage owners to do so. ~s currently envisioned the rental program is based on providing "owner incentives" that address both the lock-off units and the main condominium units. While the program is not finalized, the following outlines the range and type of incentives being considered: Condominium Unit lncentives (applicable to 56 of the 7D condos -penthouse units are excluded) ^ Condo units will be sold using athree-tiered selection system. The first tier gets to select units. first, second tier selects second, third tier selects third. Potential owners who agree to put their condominium and lack-off unit into the rental pool qualify for tier one, potential owners who agree to put their lock-off unit into the rental pool qualify for tier two and potential owners who chose to not participate in the rental pool will have the last selections in the sales process. ^ Owners urho agree to put their condominium into the rental pool will qualify for either a reduction in condominium association dues far each year the unit is in the rental program, or a lump surn cash discount on the purchase price of the condominium. ^ Cando owners who participate in the rental program will receive up to 3d days per year of free maid service that may be used when the owner is occupying their unit.. Lock-off Unit Incentives ^ The "value" of the lock-off unit will be a major element of the sales/marketing program. For example, the lock-off unit is essentially designed as a 2"d master suite with 5-piece bath, fire place, balconies (in most cases), etc,. ^ To qualify for incentives, afive-year commitment to the rental pool will be required. This compares an industry standard of annual commitments. ^ Vail Resorts will provide the furnishings (this is valued at $35,ODD} for the lock-off unit for owners who agree to participate in the rental pool. ^ With a second five year commitment by the owner, Vail Resorts will share {SD/SD) in the cost of refurnishing the Iock-oft unit. ^ Owners who agree to put their lock-off unit into the rental pool will qualify for a '~ reduction in condominium association dues each year the unit is in the rental program. ^ Subject to confirmation that from a legal standpoint it can be done, owner commitments to participate in the rental program will be established as same from of deed restriction, meaning the c©mxnitment will "run with the unit" and be enforceable even if a unit is sold. • • • • Q as {,1 _~ V a y .. ~: -v w _ ~_ r- 'li l ~.~~ i ' a 5 x = i 9 i s? .~ - I~ !~ l y ] ~ a ~ c w - I~I` ~ R i - I = +II I~ ~ I I i ~ IY I r ~ ~ ,, 3 ~ Y~ I e~ `~ _ 1- i5 ~~ ~ ~ as IY ,: ~~ ~ 'n I I1. i ~ I i ~ e I I ~ ~~ ~ ' ~' , # +s „. z ~1 !'~ '~;~ ~ _' d xs . ~ ~ ~ :II e ~ c ~s ~ p~ y ` i II~~~ I r~i fp i,l~ it I i i sa ~ ~ 1' a 3. x 3 ; 3 - €! I Is I I _ z" g'. S I i } E i __ I I i 1 j t t E ~' .~ z; . 5 r ~ F .1 • ~ t '4 ~ ` ~ II~~ l~ - fit: t ~r y ~ t ~~ n it i l i r~ S 6 _ .a I. ;; l i i3 ~ Ei E t ~ ~ L L` ~ ~ C y S. ~ ~ '~'+ . ~ r 9 ~rcy // a.~~ ~~ c ' 1 ` r ' ~ ~ ''' ` . ~ ~ , }~ ~ 5 R om ~ ~ `\ ~ ,~ F, r_, ~ : : -' `n ~. _ ~. ~ _ ~ ~~ ~ ~ I l__~ t~~ `G ~~ r 3 ,Y jr ~ A ~ `F n, ti r' ~ \" _ ~ .. ,-.. .'. r. t ' ~% t m 9~ __ ` 1 I i __ 3 t~ ~ I ~: yksi i -. ~.. - ' ~ ~ ~ t f . ~ ,~, _ i J }a t f* ~~q e-:~ ~~ a F : ~:;y :;~s _ _ ~ t'': __ 1 M1 ~ t- 1 , } ! 5 - ~! ~~ ~. g 1t II ;3 _ , - ' Imo Y Y ' - _ i .a -_ ~ Y t . . ~ 1 , . I t ~ v. -. Y ~ :f 1 le 4 . __. ._.. _.. _. - _ ' a ~ _ - ._,....- .J ~ .. . _.._ ~ i .~ I ~ r; ll ' ~1 I f k , ~' ~` Y 1 ~',I Attachment: E MBMORA1VUl1M To: George Ruttier, Chief of Planning From: Greg Hall, Public Works Director bate: September 23, 2004 • Subject: Vail Resorts" Lionshead Core Redevelopment --Review Comments 1. Civil drawings need to be final and approved prior to building permit submittal. 2. How will Lionsquare Lodge deliveries actor? Turning movements were provided, but where do they stage? Prom the taming movement provided it appears that the vehicle encroaches into tl-e ports-cochere planter. 3. The loading dock study #2 & 3, the vehicle appears to encroach iota the foundation wall, fenced area and parking area. ~, Easements will be required for fire hydrants, st<3ging areas, utilities, storm drainage system, street lights, public roadv4°ays and sidewalks and any other public amenity outside of public right of way. 5, The underground streetscape utility corridors will need to have space to adequately handle a utility trench similar to Vail Village. 6. Show hydrant locations in the mall. 7. A complete Auto-turn drive thru (in both directions) of an adjusted streetscape plan far the mall far both the Vail fire truck and a W13-40 (parade vehicle) was provided, but didn't not include the eastbound movement for a WB-40. A 2' buffer on either side for an acceptable clearance was not provided in many locations, A verification of existing awnings/projects needs to be done. It appears the swept path goes through some of these, 8. An $' wide path needs to be maintained from the bike path at the south end ofthe Lionshead Pl col-de-sac east to the proposed cross-walk. 9. Remove the proposed gate at the entrance to the west portal, or it should be designed in a matter that it is fxed open and can not be closed so egress from the mall out ofthe west portal is not impeded, ] 0, A final drainage study is required, ] 1. Easements will be required where the new storm drain system encroaches onto private property. 12. All roof and planter drains should be tied into the storm drain system. 13. Show the location of garage drainage outfalls/tie-ins with sand/oil separator locations. 14. Traffic impact fee of $5,(100 per net pm peak increase. 15. The proposed grading/drainage plan don't match up with elevations provided on the site plans (0.5' difference atNW building} 16. The grading plan shows storm inlets on Landmark property, while the site plan shows them in track C. Coordinate civols with architecturals. l7. The proposed grading in the mall does not appear to be ADA compliant,. up 6%cross-slopes, the grading plan will need to be adjusted to accommodate existing building elevations. 1$. The proposed grading near Lionshead Center increases the slope from the building to over i0%_ 19. Lionshead PI and the access to the pone-cochere should be normal crowned with curb inlets and not area drains in the middle of the roadway.. 20. The walk along the west side of the pone-cochere, is this separated with curb&gutter, pan, at grade with the pane-cochere? 21. `fhe path north of the Eagle-Hahn running east-west should be standard bike path width of 10'. 22, Clearly identify which streetlights you are proposing to replace on the off-site improvements plan, L