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HomeMy WebLinkAbout2004-1213 PECPLANNING AND ENVIRONMENTAL COMMISSION • • PUBLIC MEETING ,_ December 13, 2004 iC}l~(7f' VAiI,`' PROJECT ORIENTATION -Community Development Dept. PUBLIC WELCOME 12:OQ pm MEMBERS PRESENT Chas Bernhardt Doug Cahill Anne Gunion BiH Jewitt Rollie Kjesbo George Lamb David Viele MEMBERS ABSENT Site Visits: 1. Crossroads - 141 and 143 Meadow Drive 2. Lighthall Residence - 483 Gore Creek Drive Driver: George NOTE: If the PEC hearing extends until 4:40p.m., the Commission may break for dinner from 6:04- 6:30p.m. Public Hearing -Tawn Council Chambers 2.00 pm A request for a final review ofi a variance from Section 12-6H-6, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a residential addition, located at 483 Gore Creek Drive/Unit 8 (Texas Tawnhomes)/Lots 8 & 9, Vail Village 4'h 1=fling and setting forth details in regard thereto. Applicant: Diane Lighthall, represented by Michael Suman Architect, LLC Planner: Elisabeth Eckel ACTION: Approved with no conditions MOTION: Lamb SECOND: Jewitt VOTE: 6-a-1 (Kjesbo recused) Mike Suman, of Michael Suman Architect, further explained the request. Mr. Jewitt commented that a precedent had been set that justified passing the current proposal. The Commissioners had no further comments. 2. A request far final review of a variance, from Section 12-6G-6, Setbacks, Vail Town Cade, pursuant to Chapter i2-17, Variances, Vai9 Tawn Code, to allow for a variance to allow for a residential addition, located at 4242 East Columbine Way/Lot 8, Bighorn Terrace, and setting forth details in regard thereto. Applicant: Kathryn Benysh Planner: Bill Gibson ACTION: Approved with condition(s) MOTION: Kjesbo SECOND: Viele VOTE: 7-0-0 1. This variance approval shall be contingent upon the applicant receiving Town of Vail design review approval for this proposal. Bill Gibson introduced the project according to the memorandum. The Commissioners had no comment and there was no additional public comment. 3. A request for a final review of a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses; Generally {On All Levels of a Building or Outside of a Building), Vail Town Code, to allow for a temporary seasonal structure within the Lionshead Mixed Use 1 zone district, located at 714 West Lionshead Circle/Parcel 3, Lionshead Penthouses and Lot C, Morcus Subdivision, and setting forth details in regard thereto. Applicant: Vail Corporation, represented by Maurieilo Planning Group Planner: Warren Campbell ACTION: Approved with condition(sy MOTION: Kjesbo SECOND: Viele VOTE: 7-1-0 (Dewitt opposed 1. That the applicant shall not erect the tent prior to May 1, 2005 and that the applicant shall remove the tent by no later than October 1, 2005, or within 5 days of the issuance of a temporary certificate of occupancy or final certificate of occupancy for the new conference space replacing the racquetball courts. This conditional use permit will expire on October 1, 2005. 2. That the hours of operation shall be from no earlier than 7:00 am to na later than 13:00 pm, seven days a week. 3. That the applicant"s operation of the temporary seasonal structure comply with all Town of Vai! regulations regarding noise levels. 4. That the applicant install a minimum of six, 50-gallon planting pots, containing a combination of evergreen trees and flower plants in each pot, in association with the seasonal structure location. 5. That the applicant receives a Town of Vail building permit prior to erecting the tent. Warren Campbell introduced the project according to the memorandum. Dominic Mauriello, the applicant's representative, re-stated the applicant's request. Bill Dewitt commented that. he was opposed to the request due to the visual aspects of the tent. 4. A request for review of a minor subdivision, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to allow for a resubdivision of the West Day Lot, Vail Marriott Mountain Resort, and Gore Creek Residences properties, located at 720, 724, 728 West Lionshead Circle, 730 South Frontage Road West, and 825 West Forest RoadlLots A-D, Morcus Subdivision and Parcel 3 Lionshead Penthouses, and setting forth detail in regard thereto. Applicant: Vail Corporation, represented by Braun Associates, Inc. Planner. Warren Campbell ACTION: Approved with no condition(s~ MOTION; Kjesbo SECOND: Lamb VOTE: 7-0-0 Warren Campbell introduced the project according to the memorandum. In the applicant°s absence, neither the public nor the Commissioners had further input, other than Doug Cahill's statement that the subdivision would result in "cleaner" lot lines. 5. A request for a recommendation to the Vail Town Council on a proposal to establish Special Development District No. 39, pursuant to Article 12-g{A}, Special Development aistr'rct, Vail Town Cade, to allow for the redevelopment of Crossroads, a mixed use development; a request for a text amendment to Section 12-2-2, Definitions, Vail Tawn Cade, pursuant to Section 12-3- 7, Amendment, to add a definition for bowling alley; a request far a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Cade, pursuant to Section 12-3r7, Amendment, to add bowling alleys as a conditional use; and requests for conditional use permits to allow far the construction of an outdoor operation of the accessory uses as set forth in Section 12-7E-5 {ice skating rink}; a major arcade to include indoor entertainment; a theater, meeting rooms, and convention facilities; multiple-family dwellings and lodges; and a private club to allow far the establishment of a for sale parking club, pursuant to Section i2-7E-4, Vail Town Cade, located at 141 and 143 Meadow DrivelLot P, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Crossroads East one, LLC, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: 1=onward of a recommends#ion of denial MQTIQN: K}esbo SECOND: Viele VOTE: 5-2-0 {Gunion and Jewitt opposed) Warren Campbell introduced the project according to the memorandum. He stressed staffs' concerns with the bulk and mass and repeatedly emphasized the importance of "precedence- setting" in relation to height, hulk and mass, and other development standards. ,Jeff Winston of Winston and Associates and Town consultant, began by stating that the applicant had made efforts to revise the building according to the Planning and Environmental Commission's requests. The reduction in building height on the southwest side career of the building and the architectural expressionlstyle changes were deemed positive amendments as well. The overall question remained_ were the impacts of the building going to be offset by the public benefit? Dominic Mauriello, the applicant's representative, explained some of the revised graphical representations which had been drafted since previous meetings. He continued to say that the applicant's team had met with the neighboring homeowners within Vail Village Inn Phase III and attempted to make changes that were sensitive to their location. Much attention had been paid to the facade of the building, with architectural accents that better fit the "alpine" look often replicated within the Town. Some height had been reduced from the building due to the reduction of floor height at multiple levels within the building. He stated that according to a recent topographic survey, the height difference between the proposed building and the neighbor to the west was 13 feet difference. Mr. Mauriello continued, stating that the Commercial Service Center zone district had not really changed since its 'reception in the late sixties. The building height regulation was one of the most restrictive within the Town, he continued. He commented that density had been calculated differently for some of the projects previously approved within the Town. He commented that the public benefits of the project would be manifest in the plaza and ice rink, the heated pavers, and the median to be constructed on the Frontage Road. Mr. Mauriello stressed that the "public" uses being proposed, such as movie theaters, a bowling alley and a club, were badly needed by the Tawn of Vail and would probably not be prodded by any other developer, ever. He stated that the examples being set by Crossroads were ones of huge public benefit. Tom Carpenter, president of the Vail Village Center Association and a longtime property owner within the Village, expressed his support of the project. Doug Cahill then asked for a show of hands to represent support of the project. An overwhelming majority of persons within the full room raised their hands. Joe Stauffer, a business owner within the Town, stated that if bowling alleys were needed to "bring people back to Vail", Vai[ was in poor shape. Parking was a commercial enterprise, and therefore had been provided for, with ease, by the developer. He stated the benefits of accommodation units and hotel beds, which prompted visitors to feed money back into the Town economy, were far different from the proposal under discussion, which incorporated only for-sale units. He finished by saying that for every person that was in support of the project, there was a person who was not in support of the project. Doug Cahill then asked for a show of hand to represent disapproval of the project. Several hands were raised. Dean Hall, president of the Village Inn Plaza Phase Ili Association, expressed concerns thaf Staff had not addressed, in its conditions, i.e. the vegetation that existed an the property to the west of the proposal. He finished, saying that he concurred with the staff's recommendation. Jim Lamont, Vail Village Homeowner's Association, commented that many of the arguments regarding public benefit would not need to be addressed if the project were not being considered as a Special Development District {SDD}. A brief comparison was made between the Core Site, Vail Plaza Hotel, and the Crossroads project, in relation to density, height, and other standards. Staff presented some information which was obtained from the approved projects and how they all compared to each other. The biggest question at hand was whether the public benefits of the project outweighed the deviations of the project. It was stated by Russell Forrest that "a threshold" would indeed, be passed with the passagelapproval of this project. In response to Mr. Lamont's concerns about the operation of the units, Mr. Mauriello stated that the condominium units would operate much as a hotel would, at a very high level. Mr. Lamont commented that though the Town could not require that the project incorporate hotel units, the Town did have some leverage in ensuring that the developer provided hotel-type amenities within the building. He continued, saying that the provision of parking and the possibility of a round-about should be defined as public benefits to the Town. He finished by stating that the Association had no particular position an the proposal. Deborah Whitman, a resident and real estate broker within the Town, stated that many of her clients had been migrating to the west due to the fact that the Town was deteriorating. She felt that the PEC should continue to work with the developer to improve/approve the project. Bill Jewitt commented that because Crossroads is not within the smaller scale area of the Village, the project could be approached with "different eyes". He agreed that around-about should be strongly considered as a part of the project #o address the traffic impacts. He added that a public benefit could be defined as "something that causes you and I to choose to live here". Consequently, just as Vail Resorts makes money from skiers, a developer who profits from a project can, at the same time, be providing a public benefit. Rollie Kjesbo asked for clarification on the traffic impact fee. Mr. Mauriello clarified that the proposal was to pay the impact fees exactly as every other approved development within the Tawn had. Tom Kassmel, Town Engineer, commented that a final traffic study had not been conducted from which to assess impact fees and draw final conclusions. Mr. Kjesbo's two concerns included the existence of warm beds and the issue of bulk and mass. He d'id not want to allow this project a height greater than what Four Seasons had been granted. In sum, he commented that he would like the applicant to work further with neighboring property owners. George Lamb complimented the staff an the work and research that had transpired prior to this presentation. He suggested that the parking allocation remain flexible. Ne was not in favor of a strict rental program, but felt that some lock-off potential be encouraged within the building, Rejuvenation within the Tawn was definitely a necessity. Additionally, the changes which had been made thus far to the aesthetics of the building were an improvement from the initial proposal. He looked forward to hearing about the plans for public art an the site. The largest issue, he finished, was that of bulk and mass, particularly an the west side of the building. Anne Gunion summed up her thoughts by agreeing with both staff and the applicant. There is na doubt that the building °would change the character of Vail". As a member of the PEC, she did not feel that it was within her purview to dictate the future direction of the Vail aesthetic. She agreed with the comments regarding rejuvenation, but was hesitant to speak in favor ar against a project that would definitely change the nature of the Tawn. She finished by stating that Vail did need to address the future and maintain public benefits as such in the process. David Viele agreed that Town Council should be the body making these types of decisions. He commented that the tallest building in Aspen was four stories tall, a fact which he noticed upon a visit there last weekend. He stressed the importance of setbacks, particularly when dealing with tall structures. The encroachment into the setback on the northwest side would preclude the neighboring property owner from expanding, should helshe ever decide to da so. The Town should have perpetual access to the plaza, if it was to be truly considered a public benefit. Regarding traffic, the impact fees should be exponential in nature. The round-about was a gaud idea and should continue to be considered. The project was getting closer to the approval phase, with the exception of the west end of the building, he finished. Chas Bernhardt commented on the lack of compliance with the Town's Master Plans. However, he felt that this project was not in disagreement with the Master Plan but rather furthered the goals of the plans, such as increasing skier numbers, providing vitality as a destination resort, etc. He stated that the applicant had done significant research to decipher what the desires of the community are. He commented that the materials being proposed were all natural and of a high quality and should be encouraged. Employee housing, market demands, and other issues were already being thoroughly addressed by the applicant. Twa options existed to make certain businesses viable; mill tax levies, ar a developer who will subsidize such businesses. The Master Plans should serve as a guide and did not necessarily need to be strictly followed, he added. Mr. Bernhardt's main concern was the setback on the west side of the building. The neighbor on that side of the building was the anly neighbor that the applicant needed to deal with. He stated that the only two issues to keep him from voting in approval of the project were the traffic study and the northwest corner. Doug Cahill agreed that this project could dictate the future of Vail. Bulk and mass was the • primary concern. The progress that had already been made on this project was commendable and the Board would continue to critique the project in order to make it the best passible proposal. Keeping warm beds "warm" should continue to be discussed. He felt fine with the density, the landscape, and the open plaza, which he thought would be a substantial addition to the Town.. Parking should never revert to afor-sale system. This project would bring some excitement and a new generation to the area. However, the bulk and mass needed to be revised for the project to be feasible and approvable by the Planning and Environmental Commission. The proposed round-about would be a positive addition to the Town. Good neighborliness would be demanded between the northwest property owners, he continued. Mr. Cahill finished by saying that the project still needed some work and then asked the applicant how he would like to proceed. Mr. Mauriello stated that the applicant was ready for the PEC to vote on the project. Mr. Jewitt moved to approve the project but his motion was not seconded, thereby the motion failed. Mr, Kjesba moved to deny the project and some discussion ensued regarding a recommendation to Council to discuss same policy changes that might make this and future projects within this district more viable. A moratorium on height and the antiquity of the Commercial Service Center zone district were brought up as passible issues to address with the Town Council. 6. A request for a final review of a variance, from Section 12-6G-S, Density Control, Vail Town Code, pursuant to Chapter 12-7, Variances, Vail Town Code, to allow for additional gross residential floor area and dwelling unit, located at 4690 Vail Racquet Club DriveNail Racquet Club Condos, and setting forth detail in regard thereto. Applicant: Racquet Club Qwners Association, represented by TRD Architects Planner: Matt Gennett ACTION: Tabled to January 10, 2005 MOTION: Viele SECOND: Lamb VOTE: 7-0-0 7. A request for revision to the final plat, pursuant to Chapter 13-4, Minor Subdivision, Vail Town Code, to allow for additional gross residential floor area, located at 1094 Riva Glen/Lot 4, Spraddle Creek Estates, and setting forth details in regard thereto. Applicant: W8~13 Development, LLC, represented by Tim Losa, Zehren and Associates, Inc. Planner: Matt Gennett WITHDRAWN $. Approval of November 22, 2004 minutes ACTION: Approved MOTION: Viele SECOND: Lamb VOTE: 7-0-0 9. Information Update 10. Adjournment - 5:25 pm MOTION: Jewitt SECOND: Viefe VOTE: 7-0-0 The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (970} 479-213$ for additional information. Sign language interpretation 'rs available upon request with 24-hour notification. Please tail (970) 479-2356, Telephone for the Hearing Impaired, for information. ~~ MEM©RANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: December 13, 2004 SUBJECT; A request for a recommendation to the Vail Town Council on a proposal to establish Special Development District No. 39, pursuant #o Article 12-9(A}, Special Development District, Vail Town Code, to allow for the redevelopment of Crossroads, a mixed use development; a request for a text amendment to Section 12-2-2, Definitions, Vail Town Cade, pursuant to Section 12-3-7, Amendment, to add a definition for bowling alley; a request for a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Code, pursuant to Section 12-3-7, Amendment, to add bowling alleys as a conditional use; and requests for conditional use permits to allow for the construction of an outdoor operation of the accessary uses as set forth in Section 1 ~-7E-5 (ice skating rink}; a major arcade to include indoor entertainment; a theater, meeting rooms, and convention facilities; multiple-family dwellings and lodges; and a private club to allow for the establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Code, located at 141 and 143 Meadow DriveJLot P, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Crossroads East One: LLC, represented by Mauriello Planning Group, LLC Planner: Warren Campbell SUMMARY The applicant,. Crossroads East One, LLC, represented by Mauriello Planning Group, LLC, is requesting a recommendation from the Planning and Environmental Commission to the Vail Town Council regarding a development application to establish Special Development District No. 39, Crossroads, to allow far the proposed redevelopment of the Crossroads building. Upon review of the applicable elements of the Town's planning documents and adopted criteria far review, the Community Development Department is recommending the Planning and Environmental Commission forward a recommendation of denial of the applicant's request to the Vail Town Council. A complete summary of our review is provided in Section VIII of this memorandum.. i11. DESGRIPTEON OF THE REQUEST The applicant, Crossroads East Qne, LLC, represented by Mauriello Planning Group, LLC, is requesting a recommendation from the Town of Vail Planning and Environmental Commission to the Vail Town Council of a development application to establish Special Development District Na. 39, Crossroads, to allow far the redevelopment of the Crossroads building. The establishment of Special Development District No. 39, Crossroads, is intended to facilitate the redevelopment of Crossroads, located at 141 and 143 Meadow DriveJLot P, Block 5D, Vail Village Filing 1. A vicinity map has been attached for reference {Attachment A}. The applicant is proposing #o remove the existing improvements on the site and construct a new structure. According to the Gfficial Town of Vail Zoning Map, the proposed development site is located in the Commercial Service Center (CSC) zone district. As such, development on the site shall be governed 6y the regulations outlined in Article 7E, Commercial Service Center (CSC} District, Title 12, Zoning Regulations, Vail Town Code. The key elements of the Crossroads proposal include: • The construction of a total of 76 residential dwelling units. A proposed deviation from the allowable number of dwelling units; • A proposed deviation from the allowable amount of Grass Residential Floor Area; • A proposed deviation from the allowable building height of up to 1 D7.5 feet. The development of structures which consist of 2 floors of retail and 7 stories of structure above grade; • Provision for employee housing units located off-site to accomm©date the net increase in employees generated by this redevelopment; • The location of the buildings within setbacks in several locations above grade. Two subterranean levels of the building extend out into the Village Center Road and East Meadow Drive right-af-ways; • The establishment of the extension of the Town of Vail Streetscape Master Plan by creating a plan and installing streetscape improvemen#s for the in#ersections of Meadow Drive and Village Center Road and Meadow Drive and Willow Bridge Road and the Soufh Frontage Road; • 5Q4 subsurface parking spaces {172 in excess of Town Code}; • A 4screen movie theater with stadium seating; • A 1 g-lane bowling alley and sports barlnight club; • A family arcade which includes a restaurant facility; • An indoor climbing wall of 24" in height; • An outdoor ice skating rink for public skating in winter/water-recreation feature in the spring and summer months; • A public plaza of approxima#ely 24,OQ0 square feet at the intersection of Willow Bridge Raad and Meadow Drive for public gatherings and events; • Public accessible restrooms at the pedestrian level; • 60,OQ0 square feet of new retail and restaurant space at the pedestrian level and one floor above surrounding the public plaza; • Potential reduction of skier parking from South Frontage Road on busy days by allowing use of Crossroads parking facility; and • Establishment of a enclosed 5 bay loading and delivery facility with access off of the South Frontage Road which will be made available to adjacent properties. In conjunction with the requested establishment of a new SDD, the applicant will be requesting a text amendmentto the zoning regulations and multiple conditional use permits. The specifics of those requests are identified below: • A request for a teat amendment to Section 12-2-2, Definitions, Vail Town Cade, pursuant to Section 12-3-7, Amendment, to add a definition for "bawling alley"'. • A request for a text amendment to Section 12-7E-4, Conditional lJses, Vail Town Code, pursuant to Section 12-3-7, Amendment, to add bowling alleys as a conditional use. I a ~ • Requests for conditional use permits to allow for the construction of an outdoor operation under the accessory uses as set forth in Section 12-7E-5 (ice skating rink}; a major arcade to include indoor entertainment; a theater, meeting rooms, and convention facilities; multiple-family dwellings and lodges; and a private club to allow for the establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Code. In the following Sections of this memorandum staff identifies several concerns. Those concerns include: • In several areas the project does not comply with the master plans and underlying zoning. The proposed deviations from the underlying zoning and master plans do not outweigh the public benefi#. • The lack of landscapinglexcess of pavement in front of the port-cochere along the South Frontage Road. • The lack of greenspace in the proposed plaza such as low flower beds. • The need to resolve haw private parking will be claimed as a public benefit. • The need to develop a plan for insuring that the proposed plaza will be available and will function for public events, • The overall scale of the building is not harmonious with Vail Village and fails to break up the mass ofi the proposed structure. • The fact that the project is 76 condominiums with no fractional fees units or accommodation units. Concern that there needs to be a program established which encourages owners to include their units in a rental pool for the project. The applicant has proposed program for incentivizing inclusion of the dwelling units in a rental pool.. A copy of the Crossroads Redevelopment report from the applicant has been attached for reference (Attachment B}. A reduced copy of the floor plans and elevations have been attached for reference (Attachment C}. Pursuant to Section 12-9A-9, Development Standards, Vail Town Code, the applicant is requesting deviations from the prescribed development standards forbuilding height, density (number of units}, Gross Residential Floor Area (GRFA}, additional bulk and mass in required setbacks, site coverage, landscape area, and parking in the right-af-way and subterranean improvements within the Town right-of-way. III.. BACKGROl1ND • This property was annexed into the Town of Vast by Court order on August 26, 1966, as a part of the Original Town of Vail. • The existing Crossroads was developed in the 1970's as a mixed use development which has changed little since. • The Crossroads property is one of three properties zoned Commercial Service Center. The other two properties are the Gateway Building and the WestStar Bank Building, both of which are Special Development Districts.. • On September 7, 2004, the Town Council granted unanimous approval for the applicant to proceed through the review process. Several members expressed concern over the extent of the encroachments into the right-of-way, • On September 13, 2004, the Planning and Environmental Commission held a public ,~ work session with the applicant. At that meeting the applicant gave a presentation which generally discussed the project goals and objectives. The Commission generally expressed support. However, it was identifed that there were some issues to be resolved. The meeting minutes are attached for reference (Attachment D} On October 6 and 20, 2004, the Design Review Board held a conceptual public meeting with the applicant. At that meeting the applicant gave a presentation which generally discussed the project goats and objectives. The Board generally ~ expressed support. However, it was identified that there were some issues and ~ concerns to be addressed. ~ On October 25, 2004, the Planning and Environmental Commission held a public work session with the applicant. At that meeting the applicant gave a presentation which generally discussed the project goals and objectives. The Commission generally expressed support. However, it was identifed by the Planning and Environmental Commission that there were some issues to be resolved such as the height of the building along the western property line. Staff identified height in the southwest corner, Eandscaping, setback encroachments, right-of-way encroachments, mechanical venting, and the retail design as concerns. The meeting minutes are attached for reference (Attachment E} On November 8, 20014, the Planning and Environmental Commission reviewed and tabled the proposal. In general, concerns were expressed about the scale of the structure and in particular the heights of the structure along the western property line. Several members expressed satisfaction regarding the mix of uses and the ability of the retail and public space to create an activity center in the heart of Town. The meeting minutes are attached for reference (Attachment F}_ l IV. ROLES OF REVIEWING BOARDS A. Special L]eveloQment District Order of Review: Generafly, applications will be reviewed first by the PEC for impacts of use/development, then by the QRB forcornpliance of proposed buildings and site planning, and final approval by the Town Council. Plannina and Environmental Commission: Action: The PEC is advisorv to the Town Council. The PEC shall review the proposal for and make a recommendation to the Town Council on the following: • Permitted, accessory, and conditional uses • Evaluation of design criteria as follows {as applicable): A. Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. B. Relationship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. r C. Parking And Loading: Gompliancewth parking and loading requirements as outlined in Chapter 10 of this Title. 4 D. Comprehensive Plan: Conformity with applicable elements of the Vail Comprehensive Plan, Town policies and urban design plans. . E, Natural and/ar Geologic Hazard: identification and mitigation of natural andlor geologic hazards that affect the property an which the special development district is proposed. F. Design Features: Site plan, building design and location and apes space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. G. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation. H. Landscaping: Functional and aesthetic landscaping and open space in order to op#imize and preserve natural features, recreation, views and function. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. Design Review Board: Action: The DRB has NO revie_ w a~~thority on a SDD oronosal. but must review any accomganvina DRB aQClicatian The DRB review of an SDD Qrior to Town Council aporoval is purely advisory in nature. The DRB is responsible far evaluating the DRB proposal • Architectural compatibility with other structures, the land and. surroundings • Fitting buildings into landscape • Configuration of building and grading of a site which respects the topography • RemovallPreservatian of trees and native vegetation • Adequate provision for snow storage an-site • Acceptability of building materials and colors • Acceptability of roof elements, eaves, overhangs, and other building farms • Provision of landscape and drainage • Provision of fencing, walls, and accessory structures • Circulation and access to a site including parking, and site distances • Location and design of satellite dishes • Provision of outdaar lighting • Compliance with the architectural design guidelines of applicable master plans. 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 recammendation.on approval, approval with conditions, or denial. Staff also facilitates the review process. 5 Town Council: Action: The Town Council is responsible far final appravalldenial of an SDD. The Tawn Council shall review the proposal for the fallowing: Permitted, accessory, and conditional uses Evaluation of design criteria as follows (as applicable}: A. Compatibility: Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. B, Relationship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. C_ Parking and Loading: Compliance with parking and loading requirements as outlined in Chapter 10 of this Title.. D. Comprehensive Plan; Conformity with applicable elements of the Uail Comprehensive Plan, Town policies and urban design plans. E. Natural andlar Geologic Hazard: Identification and mitigation of natural andlor geologic hazards that affect the property on which the special development district is proposed. F. Design Features: Site plan, building design and location and open space provisions designed t4 produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. G. Traffic: A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation. H. Landscaping: Functional and aesthetic landscaping and open space in orderto optimize and preserve natural features, recreation, views and function. !. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficien# relationship throughout. the development of the special development district. B. Conditional Use Permit order of Review: Generally, applications will be reviewed first by the PEC for acceptability of use and then by the DRB for compliance of proposed buildings and site planning. Planning and Environmental Gommission: Action: The PEC is responsible for final approval/denial of CUP. The PEC is responsible for evaluating a proposal for: ~ 1. Relationship and impact of the use an development objectives of the Town. ~. Effect of the use an light and air, distribution of population, transportation facilities, utilities, schools,. parks and recreation facilities, and other public facilities and public i facilities needs. `~' 3. Effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the streets and parking areas. 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. 5. Such other factors and criteria as the Commission deems applicable to the proposed use. ~. The environmental impact report concerning the proposed use, if an environmental impact report is required by Chapter 12 of this Title. Conformance with development standards of zone district Lat area Setbacks Building Height density GRFA Site coverage Landscape area Parking and loading Mitigation of development impacts Design Review hoard: Action: The DR8 has NO review authority on a CUP: but must review any accompanying DRB applr'cation. Town Council: Actions of DRB or PEC maybe appealed to the Tawn Council or by the Town Council. Town Council evaluates whether ar not the PEC or DRB 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, appraval with conditions, or denial. Staff also facilitates the review process.. C. Text Amendment ©rder of Review: Generally; applications will be reviewed first by the PEC for acceptability of use and then by the DRB for compliance of proposed buildings .and site planning • Planning and Environmental Commission: Action: The PEC is advisory to the Town Council. The PEC shall review the proposal for and make a recommendation to the Town Council on the compatibility of the proposed text changes for consistency with the Vail Comprehensive Plans and impact on the general welfare of the community. Design Review Board: Action: The DRB has NO review authority on code amendments. Staff: The staff is responsible for ensuring that all submittal requirements are provided. The staff advises the applicant as to compliance with the honing Regulations. Staff provides analyses and recommendations to the PEC and Town Council on any text proposal. Town Council: Action: The Town Council is responsible for final approvalldenial on code amendments. The Town Council shall review and approve the proposal based an the compatibility pf the proposed text changes for consistency with the Vail Comprehensive Plans and impact on the general welfare of the community. V. APPLICABLE PLANNING DOCUMENTS Vail Land Use Plan The Vail Land Use Plan was adopted by the Vail Town Council on November 18, 1986. The plan is intended to serve as a basis from which future decisions may be made regarding land use within the valley. The primary focus of the Vail Land Use Plan is to address the long-term needs and desires of the Town as it matures. The Town of Vail has evolved from a small ski resort founded in 7962 with approximately 19U,Q0(? annual skier visits and virtually no permanent residents to a communitywith 4,60a permanent residents. The Town is faced with the challenge of creatively accommodating the increase in permanent residency as well as the increase in skier visits, while preserving the important qualities that have made Vail successful. This is a considerable challenge, given the fact that land within the Valley is swell-defined finite resource, with much of the land already developed at this juncture. The Vail Land Use Plan was undertaken with the goal of addressing this challenge in mind. A secondary purpose of the Vail Land Use Plan was to analyze a series of properties owned by the Town of Vail, to determine their suitability for various types at community facilities, The goats articulated in the plan reflect the desires of the citizenry. The goal ~ statements that were developed reflect a general consensus of the comments ~ shared at public meetings. The goals contained in the Vail Land Use Plan are tp be used as the Town's adopted policy guidelines in the review process for new development proposals. Staff has reviewed the Vail Land Use Plan and believes the following policies are relevant to the review of this proposal: 1.0 General GrowthfDevelopment 1.1 Vai6 should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows. 1.3 The quality of development should be maintained and upgraded whenever possible.. 1.12 Vail should accommodate most of the additional growth in existing developed areas (infill areas). 2,0 Skier/Tourist Concerns 2.1 The community should emphasize its role as a destination resort while accommodating day skiers. 2.2 The ski area owner, the business community and the Town leaders should work together closely to make existing facilities and the Town function more efficiently. 2,3 The ski area owner, the business community and the Town leaders should work together to improve facilities for day skiers. 2.4 The community should improve summer recreational and cultural opportunities to encourage summer tourism. 4.0 Village Core / I.ionshead 4,1 Future commercial development should continue to occur primarily in existing commercial areas. Future.commercial development in the Core areas needs to be carefully controlled to fiacilitate access and delivery. 4.2 Increased density in the Care areas is acceptable so long as the existing character of each area is preserved thorough implementation of the Urban Design Guide Plan. 4.3 The ambiance of Vail Village is important to the identity of Vail and should be preserved. (scale, alpine character, small town feeling, mountains,, natural setting, intimate size, cosmopolitan feeling, environmental quality.) 5.0 Residential ~.1 Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high s i hazards do not exist. 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail with appropriate restrictions. 5.4 Residential growth should keep pace with the marketplace demands for a full range of housing types. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. According to the Official Town of Vail Land Use Plan map, the applicant's proposed redevelopment site is located with the "Vail V!!lage MasterPlan''land use category. Pursuant to the Plan, the "Vail Village Master Plan" land use category description, "Vail Village has been designated separately as a mr`xed use area acrd accounfs for 77 acres or about 2°l of the Plan area. This area has not been analyzed in this Plan document because the Vai! Village Master Plan study addressed' this area specifically in more detail." Town of Vail Streetscape Master Plan The Town of Vail is in the process of preparing a revision to the adopted Town of Vail Streetscape Master Plan. The original Master Plan is an outgrowth of the Vail Village Urban Design Guide Plan. The Guide Plan was created in 1982 to give guidance to the overall physical development for the Village. In addition to providing broad design guidelines, the Guide Plan suggested specific physical improvements for the Village. Improvements such as new plazas, new landscape area, etc Along with the construction of these public improvements included proposals to complete numerous private sector improvements. Improvements such as building additions outdoor deck expansions, and fapade improvements. The Streetscape Master Plan was written in part to provide clear design direction for coordinated public/private improvements. According to the Master Plan, the purpose of the plan is to provide a comprehensive and coordinated conceptual design for Streetscape improvements that: 1. is supported by the community; 2. enriches the aesthetic appearance of the Town; and 3. emphasizes the importance of craftsmanship and creative design in order to create an excellent pedestrian experience. Vail Village Master Plan The Vail Village Master Plan is based on the premise that the Village can be planned and designed as a whole. It is intended to guide the Town in developing land use laws and policies for coordinating development by the public and private sectors in Vail Village and in implementing community goals for public improvements. It is intended to result in ordinances and policies that will preserve and improve the unified and attractive appearance of Vail Vi!Ilage. Most importantly, this Master Plan shall serve as a guide to the staff, review 10 • boards, and Town Council in analyzing future proposals for devefopment in Vail Village and in legislating effective ordinances to deal with such development. Furthermore, the Master Plan provides a clearly stated set of goals and objectives outlining how the Village will grow in the future. The Vail Village Master Plan is intended to be consistent with the Vail Village Urban Design Guide Plan, and along with the Guide Plan, it underscores the importance of the relationship between the built environment and public spaces. Goals for Vail Village are summarized in six major goal statements. While there is a certain amount of overlap between these six goals, each focuses on a particular aspect of the Village and the community as a whole. The goal statements are designed to establish a framework, or direction, for the future growth of the Village. A series of objectives outline specific steps that can betaken toward achieving each stated goal. Policy statements have been developed to guide the Town's decision-making in achieving each of the stated objectives, whether it be through the review of private sector development proposals or in implementing capital improvement projects. The Vail Village Master Plan's objectives and policy statements address key issues relative to growth and development. These statements establish much of the context within which future development proposals are evaluated, fn implementing the Plan, the objectives and policies are used in conjunction with a number of graphic planning elements that together comprise this Plan.. While the objectives and policies establish a general framework, the graphic plans provide more specific direction regarding public improvements ordevelopment potential an a particular piece of property, The Vail Village Master Plan is intended to serve as a guide to the staff, review boards and Town Council in analyzing future proposals for development in Vail Village and in legislating effective ordinances to deal with such devefopment. The most significant elements of the Master Plan are the goals, objectives, policies and action steps. They are the working tools of the Master Plan. They establish the broad framework and vision, but also layout the specific policies and action steps that will be used to implement the Plan. As noted on page 3S of the Master Plan, "!t is rmportar~t tp mote that the llkellhood of project approval wll! be greatest for those proposals that can fully comply wifh fhe War! L~r!lage Hasler Plan." Staff believes this statement re-emphasizes that the Master Plan is a general document providing advisory guidelines to aid the Town in analyzing development proposals and that full compliance is not required in order for a project to be approved. The stated goals of the Vail Village Master Plan are: Goal #1 Encourage high quality redevelopment while preserving the unique architectural scale of the Village in order to sustain its sense of community and identity. Qbjective ~ .2; encourage the upgrading and redevelopment of residential and commercial facilities. • 11 Objective 1.3: Enhance new development and redevelopmen# through public improvements done by private developers working in cooperation with the Town, Goal #2 To foster a strong tourist industry and promote year-round economic health and viability for the Village and for the community as a whole. Objective 2.3: Increase the number of residential units available for short term overnight accommodations. Objective 2.4: Encourage the development of a variety of new commercial activity where compatible with existing land uses. Objective 2.5: Encourage the continued upgrading„ renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests. Objective 2.6: Encourage the development of affordable housing units through the efforts of the private sector.. Goal #3 To recognize as a top priority the enhancement of the walking experience throughout the Village. Objective 3.1: Physically improve the existing pedestrian ways by landscaping and other improvements. Objective 3.2: Minimize the amounf of vehicular traffic in the Village to the grey#est extent possible. Objective 3.4: Develop additional sidewalks, pedestrian-only walkways and accessible green space areas, including pocket parks and stream access. Goal #4 To preserve existing open space areas and expand green space opportunities. Objective 4.1: Improve existing open space areas and create new plazas with greenspaces and pocket parks. Recognize the different roles of each type pf open space in forming the overall fabric of the Village. Goal #5 increase and improve the capacity, efficiency and aesthetics of the transportation and circulation system throughout the Village. Objective 5.1: Mee# parking demands with public and private parking facilities. Goal #3 To insure the continued improvement of the vital operational elements of the Village. Objective 6.1: Provide service and delivery facilities for existing and new development. 12 i I • ~I C}bjective C.2: Provide for the safe and efficient functions of fire, police and public utilities within the context of an aesthetically pleasing resork setting. Specific. Sub- Area Details found in the Vail Village Master Plan Mixed Use Sub Area {#1) The Mixed-Use sub-area is a prominent activity center far Vail Village, ft is distinguished from the Village care by the larger scale buildings and by the Limited auto traffic along East Meadow Drive. Comprised of true major develapment projects; this sub-area is characterized by a mixture of residential/lodging and commercial activity. There is a great deal ofpotential forimprovements to both public and private facilities in the area. Among these is the opportunity to develop gateway entries fo the Village at the 4-way stop and of the intersection of Vail Road and Meadaw Drive. !t is also a fang term goal to strengthen the connection between this area and the Village care area by reinforcing the esfablished pedestrian linkages. Pedestrianization in Phis area may benefit from the develapment of retail infill with associated pedestrian improvements along East Meadow Drive and the development of public access to Gore Creek. A significant increase in the Village's overnight bed base will occur in this sub-area with the development of the final phase of the Vail Village !nn project. In additiarr, commercial and residentalllodging development poter7fial is identified in sub-area concepts 3, 4, 6, and 8. The camplefion of these projects will essentially leave the sub-area "built out" #7-6 Crossroads lnfill Commercial infrJl over new underground parking lot in conjunction with a large public plaza wifh greenspace area (existing and new parking demand to be provided on site). While configuration of infil! may be done a numberaf ways, it is the overall intent to replace existing surface parking with pedestrian corridors into a cornrnerciaJ area, as well as to provide a strong building edge on Meadaw Drive and streetscape improvements. Improvements of the planted buffer adjacent to the Frontage Road is also important. Relocation of the loading and delivery functions and entry to parking structure is strongly encouraged to reduce traffic on Meadow Drive. Potenfial to improve fire access also exists in the redevelopment scheme. Special emphasis of 2.4, 2.5, 2.8, 3. ?,, 4.9, 5.9, 6. f, and 6.2. Vail Village Design Considerations The Town of Vail adopted the Vail Village Design Considerations in 1980. The Design Considerations were revised in 1993. The Design Considerations are considered an integral part of the Vail Village Urban Design Plan. The Design Considerations are intended to: guide growth and change in ways that will enhance and preserve the essential qualities of the Village; and. • serve as design guidelines instead of rigid rules of development; and 13 + help influence the form and design of buildings. The Vail Village Design Considerations are divided into two categories (urban design considerations and architecturalllandscape considerations): 1. URBAN DESIGN C©NSIDERATIONS These considerations relate to general, large-scale land use planning issues, as well as form considerations which affect more than one property or even whole areas. These considerations are primarily the purview of the Planning and Environmental Commission. A, PEDESTRiANIZ,ATI{:-N A major objective for Vail Village is to encourage pedestrian circulation through an interconnected network of safe, pleasant pedestrian ways. Many of the improvements recognized in the Urban Design Guide Plans, and accompanying Design Considerations, are to reinforce and expand the quality of pedestrian walkways throughout the Village. Since vehicular traffic cannot be removed from certain streets {bus rou#es, delivery access), a totally care-free pedestrian system is not achievable throughout the entire Village, Therefore, several levels of pedestrianization have been iden#ified. 8. VEHICLE PENETRATION To maximize to the extent possible, all non-resident traffic should be routed along the Frontage Road to Vail VillagelLionshead Parking Structures. In conjunction with pedestrianization objectives, major emphasis is focused upon reducing auto penetration into the center of the Village_ Vail Road and Vail Valley Drive will continue to serve as major routes far service and resident access to the Village. Road constrictions, traffic circles, signage, and other measures are indicated in the Guide Plans to visually and physically discourage all but essential vehicle penetration upon the Frontage Road, Alternative access points and private parking relocation, where feasible, should be considered to further reduce traffic conflicts in the Village. C. STREETSCAPE FRAMEWORK To improve the quality of the walking experience and give con#inuity to the pedestrian ways, as a continuous system, two general types of improvements adjacent to the walkways are considered: 1. Open space and landscaping, berms, grass, flowers and tree planting as a soft, colorful framework linkage along ;pedestrian routes; and plazas and park greenspaces as open nodes and focal points along those routes. 2. Infill commercia9 storefronts, expansion of existing buildings, or new ` infill development to create new commercial activity generators to give streetlife and visual interest, as attractions at key locations along pedestrian routes. 14 It is not intended to enclose all Village streets with buildings as in the core areas. Nor is it desirable to leave pedestrian streets in the open in somewhat undefined condition evident in many other areas of Vail. Rather, it is desired to have a variety of open and enclosed spaces, both built and landscaped, which create a strong framework for pedestrian walks, as well as visual interest and activity. D. STREET ENCLOSURE While building facade heights should not be uniform Pram building to building, they should provide a "comfortable" enclosure for the street. Pedestrian streets are outdoor rooms, whose walls are formed by the buildings. The shape and feel of these "rooms" are created by the variety of heights and massing {3-dimensional variations), which give much of the visual interest and pedestrian scale unique to Vail. Very general rules, about the perception of exterior spaces have been developed by designers, based on the characteristics of human vision. They suggest that: "an external enclosure is most comfortable when its walls are approximately 112 as high as the width of the space enclosed; if the ratio falls to 114 or less, the space seems unenclosed; and if the height is greater than the width it comes to resemble a canyon". In actual application, facades are seldom uniform in height on both sides of the street, nor is this desired. Thus, some latitude is appropriate in the application of this 112 to 1 ratio. Using the average facade height on both sides will generally still be a guide to the comfar#ableness of the enclosure being created. In some instances, the "canyon" effect is acceptable and even desirable. Far example, as a short connecting linkage between larger spaces, to give variety to the walking experience. For sun/shade reasons it is often advantageous to orient any longer segments in a northlsauth direction. Long canyon streets in an eastlwest direction should generally be discouraged, When exceptions to the general height criteria occur, special consideration should be given to create swell-defined ground floor pedestrian emphasis to overcome the "canyon" effect. Canopies, awnings, arcades and building extensions can all create a pedestrian focus and divert attention from the upper building heights and '`canyon" effect. E. STREET EDGE Buildings in the Village core should fiorm a strong but irregular edge to the street. Unlike many American tawny, there are no standard setback requirements for buildings in Vail Village. Consistent with the desire for intimate pedestrian scale, placement of portions of a building at or near the property line is ~s allowed and encouraged to give strong definition to the pedestrian streets. This is not to imply continuous building frontage along the property fine. A strong street edge is important for continuity, but perfectly aligned facades over too long a distance tends to be monotonous. With only a few exceptions in the Village, slightly irregular facade lines, building jogs, and landscaped areas, give the life to the street and visual interest for pedestrian travel. Where buildings jog to create activity pockets, other elements can be used to continue the street edge: low planter walls, tree planting, raised sidewalks, texture changes in ground surface, arcades, raised decks. Plazas, patios, and green areas are important focal paints far gathering, resting, orienting and should be distributed throughout the Village with due consideration to spacing, sun access, opportunities for views and pedestrian activity. F. BUILDING HEIGHT Vail Village is perceived as a mix of two and three story facades, although there are also four and five story buildings. The mix of building heights gives variety to the street, which is desirable. The height criteria are intended to encourage height in massing variety and to discourage uniform building heights along the street, G. VIEWS AND FOCAL POINTS Vail's mountain/valley setting is a fundamental part of its identity. Views of the mountains, ski slopes, creeks and other natural features are reminders to our visitors of the mountain environment and, by repeated visibility, are I orientation reference points. Certain building features also provide important orientation references and visual focal points. The most significant view corridors in the Village have been adopted as part of Chapter 18.73 of the Vail Municipal Code. The view corridors adopted should not be considered exhausted. When evaluating a development proposal, priority should be given to an analysis of the impacted project on public views. Views that should be preserved originate from either major pedestrian areas or public spaces, and include views of the ski mountain, the Gore Range, the Clock Tower, the Rucksack Tower and other important man-made and natural elements that contribute to the sense of place associated with Vail. These views, which have been adopted by ordinance, were chosen due to their ' significance, not only from an aesthetic standpoint, but also as orientation reference points for pedestrians. Development in Vail Village shall not encroach into any adopted view corridor, unless approved under Chapter 18.73, Adopted corridors are listed in Chapter 18,73 of the Vail Municipal Code. Whether affecting adopted view corridors or not, the impact of proposed development on views from public ways and public spaces must be identified and considered where appropriate. H. SERVICE ANa ©ELIVERY Any building expansion should preserve the functions of existing service alleys. The few service alleys that exist in the Village are extremely important ~s to minimizing vehicle congestion on pedestrian ways. The use of, and vehicular access to, those alleys should not be eliminated except where functional alternatives are not provided. !n all new and remodeled construction, delivery which avoids or reduces impacts on pedestrian ways should be explored; and adopted whenever practical, for immediate or future use. Rear access, basement and below ground delivery corridors reduce congestion. Weather protection increases delivery efficiency substantially. Below grade delivery corridors are found in a few buildings in Vail Village (Sitzmark/Gore Creek Plaza, Village Center, Vail Village Inn). Consideration should be given to extending these corridors, where feasible, and the creation of new ones. As buildings are cons#ructed or remodeled, the opportunity may exist to develop segments of a future system. SUNISHADE Due to Vail°s alpine climate, sun is an important comfort factor, especially in winter, fall and spring. Shade areas have ambient temperatures substantially below those of adjacent direct sunlight areas, C?n all but the warmest of summer days, shade can easily lower temperatures below comfortable levels and thereby, negatively impact use of those areas. All new or expanded buildings should not substantially increase the spring and fall shadow line (March 21 -September 23) on adjacent properties or the public right-of-way. In all building construction, shade shall be considered in massing and overall height consideration. Notwithstanding, sunlshade considerations are not intended to restrict building height allowances, but rather to influence the massing of buildings. Limited height exceptions may be granted to meet this criteria. Town of Vail Zonina Reoulations Staff has reviewed the Town of Vaif Zoning Regulations (Title 12, Vain Town Code). Vve believe the following code sections are relevant to the review of the applicant's request: Article E. C©mmercial Service Center CSC} District 1 ~ 7F-1: Purpose: The Commercial Service Center District is intended to provide sites far general shopping and commercial facilities serving the Town, together with limited multiple-family dwelling and lodge uses as may 6e appropriate without interfering with the basic commercial funcfions of the district. The Commercial Service Center District is intended to ensure adequate light, air, open space, and other amenities appropriate fo permitted types of buildings and uses, and to maintain a convenient shopping center environmenf for permitted commercial uses. r • ~7 12-78-2: Requirements For Establishment For Establishment; Development Plan: A. Review Required: Prior fo the establishment of any commercial service center distrief or etlargemenf of district boundaries, the town counci! shalt by resolution adopt a general development plan for the proposed district. The developmenf plan maybe prepared by an applicant for the esfablishmett of fhe district or may tae prepared fay fhe town. The development plan sha11 be submitted fo fhe planning and environmental commission for review, and fhe p{arming and environmental commission shall submit ifs findings and recommendations on the plan fo fhe town council. B. Plan Content: The administrator shall establish the submittal requirements for a development plan application, A complete list of the submittal requirements shall be mair7taited by fhe administrator and filed in the department of community developmenf. Certain submittal requirements maybe waived and/or modified by the administrator and/ar the reviewing body if it is demonstrated by fhe applicant that the information and materials required are mot relevant to the proposed development or applicable to the planting documents that comprise the Vail comprehensive plat. The administrator atd/or the reviewing body may require the submission of additional plans, drawings, specifications, samples and other materials if deemed necessary to properly evaluate fhe proposal. C. Plat To Be Guide: The development plan shaft be used as a guide for the subsequent development of sites and the design and location of builditgs and groutds within the district. AN plans subsequently approved by the design review board it accordance with chapter 71 of this title shall substantially conform with the development plan adopted by the town council. 12-7E-3: Permitted Uses: The following uses shall be permitted in fhe GSC District: Banks and financial instifufiors. Eating and drinking establishments, including the following: Bakeries and delicatessens with food service. Cocktail lounges, taverns, and bars. Coffee shops. Fountains and sandwich shops. Restaurants. Persotal services and repair shops, including fhe fallowing: Barbershops. Beauty shops. Business and office services. Cleaning and laundry pick up agencies without bulk cleaning or dyeing. Coin operated or self-service laundries. Smal! appliance repair shops, excluding furniture repair. Tailors and dressmakers. Travel and ticket agencies. 1$ Professional offices, business offices, and studios. Retail sfores and esfablishments without limit as to floorarea including fhe following: Apparel stores. Arf supply stores and galleries. Bakeries and confectioneries, including preparation of products for sale on the premises. Bookstores. Building materials stores without outdoor storage. Camera stores and photographic studios. Candy stores. Chinaware and glassware stores. Delicatessens and specialty food sfores. Department and general merchandise sfores. Drugstores and pharmacies. Florists. Food stores. Furniture stores. Gift stores. Hardware sfores. Hobby stores. Household appliance stores. Jewelry stores. Leather goods stores. Liquor stores. Luggage stores. Music and record stores. Newssfands and tobacco stores. Pet shops. Photographic studios. Radio and television broadcasting studios. Radio and television stores and repair shops. Sporting goods stores. Stationery stores. Supermarkets. Tay stores. 1lariety stores. Yardage and dry goods stores. Additional offices, businesses, orservices determined to be similarto permitted uses r'n accordance wifh the provisions of sectr`on 72-7~-2 of this article. 92-7E-4: Conditr'onal Uses: The following conditional uses shall be permitted in fhe GSG district subject to issuance of a conditional use permit in accordance with the provisions of chapter 76 of this title: Any use permitted by section 12-7E-3 of this article, which is not conducted entirely within a building. 19 Bed and breakfast as further regulated by section 72-14-18 of this title. Brew pubs. Ghild daycare center. Commercial laundry and cleaning services. Dog kennel. Mafor arcade, Multiple-family dwellings and lodges. Outdoor operation of the accessory uses as set forth in section 12-7E-5 of this article. Private clubs. Public buildings, grounds and facilities. Public park and recreation facilities. Public utility and public service uses. Ski lifts and tows. Theaters, meetings rooms, and convention facilities. , Type Ill employee housing units (EHU) as provided r`n chapter 93 of this title. 12-7E-5: Accessary Uses: The foflpwing accessary uses shall be permitted in tl~e CSC district: Home occupations, subject to issuance of a home occupation permit in accordance with the provisions of section 12-14-12 of this title. Minor arcade. Swimming pools, tennis courts, patios, or other recreation facilities customarily incidental to conditional residential or lodge uses. Dther uses cusfomarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof 12-7E-6: Lot Area and Site Dimensions: The minimum bt or site area shall be twenty thousand (20,000) square feet of buildable area, and each site shall have a minimum fronfage of one hundred feet (100°). zo 12-7E-T.• Setbacks: In the CSC district, the minimum fronf setback shall be twenty feet (20 ), the minimum side setback steal! be twenty feet (20 ), and the minimum rearsetback shall be twenty feet (20). 12-7E-8: Height: Far a flat or mansard roof, the height of buildings shall not exceed thirty five feet (35). For a sloping roof. the height of buildings shall not exceed thirty eight feet (38). T 2-7E-9: Density Control: Nat mare than forty (40} square feet of gross residential Haar area (GRFA} steal! be permitted for each one hundred (100} square feet of buildable sife area, and grass residential float area shall not exceed fifty percent (50%) of total building floor area an any site. Tofal density shalt not exceed eighteen (18} dwelling units per acre of buildable sife area. A dwelling unit in a multiple-family building may include one attached accommodation unif na larger than one-third (1/3} of the total Haar area of the dwelling. 12-7E-10,- Site Coverage: Site coverage shall not exceed seventy five percent (751} of the total site area. 12-7E-11: Landscaping and Sife Development: At least twenty percent (20%} of the total site shall be landscaped. The minimum width and length of any area qualifying as landscaping steal! be fifteen feet (15) with a minimum area not less than three hundred (30(7} square feet. 12-7E-12: Parking and Loading: Off-street parking and loading shall be provided in accordance with chapter 1 Q of this Title. At least one-half (1f2} of the required parkr'ng shall be located within the main building or buildings. No parking or loading area shall be located in any required front setback area. 12-7E-13: Location of Business Acirivity: A, f.imitatians; Exception: Alt permitted and conditional uses by sections 12-7F-3 and 12- 7E-4 of this article, shall be operated and conducted entirely within a building except far permitted parking and loading areas and such activities as maybe specifically authorized to be unenctosed by a conditional use permit and the outdoor display of goods. B, Outdoarpisplay.~ The area to be used foroutdaordisplaymusf belacateddirectlyin front of the establishment displaying the goads and entirely upon the establishment's own property. Sidewalks, building entrances and exits, driveways and streets shat! not be obstructed by autdaor display. 21 Article 12-9A: Special Development (SDD) District (i:n part) Section ~2-9A-1: Purpose: The purpose of the special development district is to encourage flexibility and creativity in the development ofland in orderfo promote ifs mast appropriate use; to improve the design characfer and quality of the new development with the town, to facilitate the adequate and ~ economical provision of streets and ufllities; to presence the nafural and scenic features of open space areas; and fo further the overall goals of the community as stated in the Vail comprehensive plan, An approved development plan for a special development disfricf, in conjunction with fhe property's underlying zone district, shall establish the requiremenfs for guiding development and uses of property included in the special development disfrict. The special development district does not apply fo and is not available in the following zone districts: Hillside residential, single-family, duplex, primary/'secondary. The elements of the development plan shall be as outlined in section 12-9A-6 of this article. Chapter 12-16: Conditional Uses Permits {in part) Section 72-9fi-7: Purpose; Limitations In order fo provide the flexilailify necessary to achieve the objectives of this title, specified uses are permitted in certain districts subject to the granting of a conditional use permit. Because of their unusual or special characteristics, conditional uses require review so that they may be located properly with respect to fhe purposes of this title and with respect to their effects on surrounding properties. The review process prescribed in this chapter is intended fo assure compatibility and harmonious developmentbefween conditional uses and surrounding properties in fhe Town at large. Uses listed as conditional uses in the various districts may be permitted subject to such conditions and limitations as the Town may prescribe fo insure that fhe Iocafion and operation of the conditional uses will be in accordance wifh fhe development objectives of fhe Town and will not be detrimental fo other uses or properties. Where conditions cannot be devised, to achieve these objectives, applications for conditional use permits shalt be denied. VI. ZONING ANALYSIS According to the application information provided by the applicant, staff has performed an analysis of the proposal in relation to the requirements of the Vail Code. The deviations to the prescribed development standards are shown in i~ald text in the table below.. Zoning: Commercial Service Center Land Use Plan Designation: Vail Village Master Plan Study Area (High Density ResidentiallMixed Use) Current Land Use: Mixed Use/Residential Development Standard Allowed Proposed Lat Area: 2a,OQ(7 sq. ft. 115,129 sq, ft. (2.64 acres) Buildable Area: 115,129 sq. ft. Setbacks: Front: 20' ©ft. Sides: 20' 0 ft. Rear: 20' Q ft. 22 • Building Height: 3$' 107.5 ft, density: 18 units/acre 28.8 units !acre 47,.5 D.U.s 76 D.Us GRFA: 46,0'51.6 sq. ft. 219,00{} sq. ft. X40°Iv} (190°/v) Site Coverage: 86,346,8 sq. ft. 114,971 sq. ft. (Without improvements in ROW} (75°/v} (99.7%~ (Included subsurface improvements) Landscape Area: 23,025.8 sq. ft. 11,882 sq. ft. (20°/v minimum} (10.3%) Parking: 332 spaces 504 spaces (172 surplus spaces proposed to be in private parking club} ~(}LD indicates deviations from the prescribed development standards. VII. SURR~ North: South: East: West: DUNDING LAND USE Land Use CDOT ROW Mixed Use Public Parking Mixed Use S AND ZONING Zoning None Commercial Core II District/Public Accommodation General Use District SDD Na. 6 VIII. THE SPECIAL DEVELC}PMENT DISTRICT ESTABLISHMENT AND REVIEW PROCESS Chapter 12-9 of the Town Code provides for the establishment of special development districts in the Town of Vail. According to Section 12-9A-1, the purpose of a special development distric# is, ~J "To encourage flexibility and creativity in the development of land, in order to promote its most appropriate use; to improve the design character and quality of the new development within the Town; to facilitate the adequate and economical provision of streets and utilities; to preserve the natural acrd scenic features of capers space areas; and to further tl~e overall goats of the community as stated in the Vail Comprehensive Plan. An approved development plan for a Special Development District, in conjunction with the property's underlying zone district, shall establish the requirements for guiding development and uses of property included in the Special Development District.,, An approved development plan is the principal document in guiding the development, uses, and activities of the special development district. The development plan shall contain all relevant material and information necessary to establish the parameters to which the special development district shall adhere. The development plan may consist of, but not be limited to: the approved site plan; floor plans, building sections, and elevations: vicinity plan; parking 23 plan; preliminary open spacellandscape plan; densities; and permitted, conditional, and accessory uses_ The determination of permitted, conditional and accessory uses shall be made by the ' Planning and Environmental Commission and Town Council as part of the formal review of the proposed development plan. Unless further restricted through the review of the proposed special development district, permitted, conditional and accessory uses shall be limited to those permitted, conditional and accessory uses in the property's underlying zone district. A The Town Code provides nine design criteria which shall be used as the principal criteria in evaluating the merits of the proposed special development district. It shall be the burden of the applicant to demonstrate that submittal material and the proposed development plan comply with each of the following standards, or demonstrate that one or more of them is not applicable, or that a practical solution consistent with the public interest has been achieved, The following is a staff analysis of the project's compliance with the nine SDD review criteria: Consideration of Factors Reaardina Soecial Development Districts: A. f]esign compatfbifity and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. The Crossroads development site is located along the north side of East Meadow Drive across from Village Center. An attached vicinity map has been provided far reference {Attachment A). The development site is adjoined on the north by the South Frontage Road, on the east by Village Center Road and the Vail Village Parking Structure, on the south by East Meadow Drive and Village Center, and to the west by Vail Village Inn Phase III. All of these surrounding properties have different zoning designations and thus must comply with differing development standards. Although the neighboring properties must adhere to different zoning requirements, the buildings constructed on the neighboring properties are all two to seven story tall buildings. According to research of Town files, the surrounding properties have varying building heights. For instance, the new One Willow Bridge project (Swiss Chalet) will be 50 feet tall, and the Vail Village Inn Phase IEI varies in height from 68 feet along the Frontage Road to 25 feet along East Meadow Drive, The applicant is proposing heights of 95 feet along the Frontage Road and 5Fi feet on the portion of the building located in the southwest corner of the property along East Meadow Drive. This has been reduced from 92 feet previously. The heights listed previously are from historic grade as that is the worst case scenario versus the finished grades. The proposed heights of the structure along the western property line range from 91 to 56 feet. The tallest point on the structure is 107.5 feet above his#oric grade on the southern end of the main ridge above the entry to the building. Since the November 8, 20~D4, Planning and Environmental Commission meeting the applicant has lowered the entire building by six feet. In selected areas the reduction has been much greater, between 12 and 28 feet, as is the case along the western property line. Please see the sheets provided in the attached plans which depict the lowering of the structure. Staff believes that the height of the structure should be reduced further in order for the building to relate better to surrounding structures. The proposed structure staff believes will set a new precedence for bulk, mass, and height within the Town. Staff would offer tha# the heights proposed would be mare in keeping with the bulk, scale, and mass of the Village if the structure 24 respected the setbacks or incorporated design elements in which lower portions of the structure (2 to 3 stories) were within the setbacks and then the building stepped back before increasing in height. In regard to setbacks the One Wi61ow Bridge project varies between 5 and 20 feet. Setbacks along the east property line for Vail Village Inn Phase III vary between 15 and 55 feet. The proposed Crossroads development has setbacks along the north and east property lines which vary from zero and twenty feet. Along East Meadow Drive the setbacks vary from 140 feet along the plaza to zero setback in the southeast and southwest corners. Staff previously had concerns with the setback of the building along East Meadow Drive and the structure located in the southwest corner. Staff believed that it may be appropriate to have zero setback along East Meadow Drive for two stories not including a roof and then the structure would step back 15 to 20 feet before continuing up. The applicant has worked extensively on the portion. of the structure located in the southwest portion of the site. The ridge is now 56 feet above grade which is six {6) feet taller than the One Willow Bridge project once it is constructed. The height of 56 feet is still located at a zero setback from the property line for a distance of 54 feet along East Meadow Drive. Staff and Jeff Winston believe that the height of 56 feet over a span of 54 feet is an acceptable design as it creates a "neck down effect" between to more open public spaces, the proposed Crossroads plaza and the Vail Village inn plaza. The architectural design of the Crossroads development, like it's neighbors, is governed by the design guidelines prescribed in Chapter 11, Design Review, of the Vail Town Code and by the recommendations Vail Village Master Plan. As such, the architectural design of the proposed development is intended to be compatible with the unique European alpine village character prescribed for Vail Village. The exterior desig n of the development is a mixture of stone, metal and wood. Many of the finer details have not been resolved in the two presentations made to the Design Review Board. Previously the Town's consultant, Jeff Winston, assisting the various review boards and staff identified concerns with the proposed architecture and the architectural character and theme of the Village not being compatible. Please see the memorandum from Jeff Winston dated October 6, 2004 (Attachment H). Since the November 8, 2004, Punning and Environmental Commission meeting the applicant has worked a great deal on the architectural design of the structure. Both the staff and Jeff Winston agree that the applicant has made positive changes to the architecture. The concerns of staff and Jeff Winston are the extensive use of large window systems especially in the upper portions of the structure and the placement of various materials on the fagade. There is also the thought that some amounts of stucco should be used to help further the connection between this structure and the Village if the project is approved. Staff will also address this project's conformance with the Urban Design Guidelines in Criteria D of this section. Staff believes the architecture of the structure is beginning to incorporate further "Bavarian" elements so as to fit in more harmoniously with the community. The Vail Village Master Plan addresses the Crossroads development site throughout the Plan. In regard to building height, the Plan includes a conceptual map identifying potential heights of existing and future structures and states: "The building heights expressed on this !1lustratlve Plan are intended to provide genera! guidelines. Additional study should be made during specific project revie4v relative to a building's height` impact on the streetscape and relationship to surrounding structures." • 25 The Plan identifies the northern portion of the Crossroads development site along the Frontage Road as being 5 to 6 stories in height and the southern portion as being 3 to 4 stories in height (The Plan identifies a story as being 9 feet in height and the Plan does not include roof structure). A copy of Conceptual Building Height Plan is attached for reference (Attachment [}. Most recently the Tivoli Lodge, identified as being 3 to 4 stories tall in the Plan, established SDD #37 in order to achieve a 56-foot height {imitation. Although the Tivoli Lodge is not zoned Commercial Service Center, it is addressed within the Vail Village Master Plan. The Tivoli Lodge contended that the 48-foot limitation did not adequately address current ho#el accommodation building trends. A 48-foot height limitation permits 9-footfloor to floor sections with an additional 12 feet for sloping roofs as recommended in the various town master plans (9° X 4 floors +12' = 48'). According to the applicants, the proposal has achieved the heights of 107.5 feet at its highest point, dawn to 56 feet along Fast Meadow Drive as the floor plates they are proposing are 11 feet 8 inches from floor to floor. The applicant states that consistent 11 foot 8 inch floor plates, are due to the need to provide the air conditioning duct work and other mechanical equipment. once the units are dry-walled, the ceiling heights in the units will be 9 feet. The height of the floor plates and the steep pitch roofs explain the proposed heights on the building. Staff believes the height of the building in general is too tall especially in regards to extensive encroachments into the setbacks, The applicant is proposing 5 stories along the South Frontage Road with an additional 2 stories ioeated within the roof far a total of 7 stories including the roof. From the intersection of Willow Bridge Road and Fast Meadow Drive, the opposite side of the portion of building facing the South Frontage Road, has a total of 5 stories with an additional 2 stories located in the roof structure far a total of 7 stories including the roof on top of 2 stories of retail. This is the portion of the site identified as having 5-6 stories acceptable not including a roof structure. The south portion of the site is identified for 3-4 stories of structure. The applicant is proposing between 2 and 6 stories with two additional stories in the roof structure for totals of 4-8 stories. Staff has generally accepted an 11-foot floor-to- floorbuilding plate on previous projects such as the Tivoli Lodge and the Manor Vail Lodge. In addition, it has been prewiausly determined that a roof structure is at an appropriate size i when it is 12 feet form eave to ridge, as identified above. This particular project„ according to the applicant, because of its proximity to the Interstate and large window areas (heat gain} will need to have climate control equipment which the two previous projects did not. If a floor-to-floor plate of 11 feet 8 inches and a 12-foot tall roof structure is acceptable the maximum height of structure, according to the Vail Village Allaster Plan should be 84 feet along the northern portion of the site and 60 feet along the southern portion of the site. Staff believes the applicant's efforts to lower the structure need to go further in terms of lowering the structure, with emphasis placed upon these portions of the building located in the northwest and northeast corners sa the structure will relate to the neighboring properties. Within the Town there are three properties zoned Commercial Service Center. Those properties are Crossroads, the Gateway building, and the Wests#ar Bank building. All of the properties zoned Commercial Service Center except Crossroads have utilized the special development district process an order to redevelop. Staff feels that the requested deviations in terms of increased bulk and mass within setbacks and height would be uncharacteristic of neighboring properties such as the Qne Willow Bridge project and Vail Village lnn Phase lll. It is passible that a future development such as one fior, Vail Village lnn Phase Ill could propose a major amendment to their special development district and propane taller structures which encroach into setbacks like the Crossroads development is proposing today. Staff does not feel the proposal complies with this criterion. 26 B. Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. The uses, activities and densities for the Crossroads development site are prescribed by the underlying zoning. According to the Officio! Town of Vail Zoning Map, the underlying zoning for the proposed special development district is Commercial Service Center zone district The Commercial Service Center zone district encourages the development of commercial facilities serving the Town with limited multiple-family dwellings at a density of eighteen (18) dwelling units per acre. However, the Vail Village Master Plan, adopted in 1990, identifies the site as being approximately three quarters mediumlhigh density residential and one quarter mixed use. See attached copy of the land Use Plan from the Vail Village Master Plan (Attachment O}. The applicant's proposal is to construct permitted uses such retail shops, restaurants and bars, offices, on-site accessory uses such as the ice skating rink, and conditional uses such as a major arcade, bowling alley, movie theaters, 7~6 multiple- family dwelling units, and a private parking club. The applicant has requested the appropriate conditional use permits which will be addressed in later sections of this memorandum. The applicant has suggested that the proposed bowling alley, 4-screen theater, and sports bar /arcade activity center are public benefits as they bring life and vitality to the Town. Staff does not disagree that the uses will likely fill a niche which is missing in Tawn. However, it is difficult for staff to quantify the uses as a public benefit as the uses could change very easily depending on the market ar the owner's desire. If the Comrni5sian does find that the uses listed previously are public benefits staff would suggest that a condition be placed upfln the approval which guarantees the perpetual operation of uses within those spaces which are • viewed as public benefits by the community. The proposed application has two levels of at-grade or above-grade retail surrounding the proposed plaza. Staff has expressed concerns in previous meetings regarding the continuous arc shaped frontage of the retail. Staff's concerns were two-fold; first, does such a design allure visitors and locals to shop in the environment and; second, the geometric properties of an arc will not allow for material changes to the fagade's of the individual tenant spaces. Jeff Winston addressed these concerns in his memorandum, dated October 6, 2004. The Design Review Board in their meetings had also expressed a concern about the limited ability to individualize a tenant space store front. In response to the concern expressed by staff, the Design Review Board, and the Planning and Environmental Commission, staff contacted Ian Thomas, a retail specialist, to have a review of the proposed retail performed so that we could have greater input. That repar~ states that the current market place for retail demands the ability to have individualized retail storefront. Since the last meeting the applicant has prepared several drawings which exhibit how the retail storefronts could be individualized. The staff and Jeff Winston believe the changes made by the applicant were a tremendous step in alleviating our concerns regarding the design. However, staff and Jeff Winston believes tha# more work needs to be done on the second floor of retail spaces to crea#e more interest. The above criterion specifically identifies the proposed density of a project as needing to be compatible with surrounding properties. This property is restricted to 18 dwelling unitslacre per the underlying zoning. The applicant is proposing a density of 28.8 dwelling unitslacre with 219,00© square feet of GRFA. The neighboring property to the south, the One Willow Bridge/Sannenalp Hotel development, is limited to 2~ dwelling unitslacre; which the new development has proposed 8 dwelling units for a density of 2.9 dwelling unitslacre with 27 135,184 square feet of GRFA. ©ne Willow BridgelSonnenaip Hotel was substantially accommodation units (123 units) and fractional fee units (14 units) which do not count towards density. The adjacent property to the west, Vai[ Village Inn Phase III, is limited to 25 dwelling unitslacre with the underlying zoning. Vail Village Inn Phase III is a part of Special Development District #6. In the Ordinance adopting SDD #6 it is not clear the number of i dwelling units allowed; however, it identifies a minimum of 148 accommodation units and 64,267 square feet of GRFA shall be bcated in Phase IV of the project. As can be seen the proposed Crossroads ,project has a greater density than the constructed or proposed neighboring properties and substan#iaHy more GRFA. There have been comparisons made between the recently approved Four Seasons hotel and the proposed Crossroads redevelopment. The Faur Seasons hotel is located on a 2.73 acre site and the Crossroads development is an a 2.64 acre site. The Four Seasons encroached into setbacks below grade and meets the 20-foot setbacks above grade except along the shared property line of 9 Vail Road where the structure encroaches 2 feet. Thee proposed Crossroads encroaches into the setbacks below grade and into the right-of-way under East Meadow Drive and Village Center Road. Above grade the proposed Crossroads encroaches into the 2{~-foot setback along all property lines, There is a large portion of the building which is framing the public plaza which is set substantially back from the road. Along the western property line the proposed Crossroads encroaches slightly in the southwest corner and to a greater extent in the northwest corner. The Four Seasons was allowed a maximum of 6$ dwelling units by zoning and has been approved to construct 18 while Crossroads is allowed 47.5 dwelling units by zoning and is proposing to construct 76. In addition, the Four Seasons is approved to construct 118 accommodation units, 22 fractional fee units, and 34 employee housing units. The fatal square footage of the dwelling units, fractional fee units, accommodation units, and employee housing units is 188,193 square feet and the total square footage of the Crossroads proposed dwelling units is 219,000 square feet. The approved maximum height of the Four Seasons was 89 fee# along the Frontage Road and 104 feet above the recessed pool along East Meadow Drive. The proposed maximum height of Crossroads is 107.5 feet. In conclusion the Four Seasons motel was granted increased sight coverage, increased height, and a 2-foot encroachment into the setback along one property line. Crossroads has reques#ed encroachments into the setbacks along all property lines, increased GRFA and density, increased site coverage, reduced landscaping area, increased height, and encroachments into the right-of-way. With the exception of requested deviations from the maximum allowable building height, encroachments into required setbacks, encroachments into the right-of-way,. minimum landscaped area, maximum amount of site coverage, maximum aliowable GRFA, parking within the setback, and maximum amount of dwelling units, the proposed development conforms to the development. standards prescribed for the development site and the surrounding properties. Like ail other Commercial Service Center zoned properties, the applicant is proposing #a utilize the special development district process to facilitate the successful redevelopment of Crossroads.. Staff does not believe the proposed Crossroads redevelopment complies with this portion of the criterion. Employee F~ousinq Requirements As indicated in a number of the goals and objectives of the Town's Master Plans, providing affordable housing for employees is a critical issue which should be addressed through the zs planning process for special development district proposals. In reviewing the proposal for employee housing needs, staff relied an the Town of Vail Employee Housing Report. This report has been used by the staff in the past to evaluate employee housing needs. The guidelines contained within the report were used mast recently in the review of the Austria Haul, Marriott, Four Season, Manor Vail Lodge, and Special Development District No. 6 - Vail Village Inn development proposals. CJ The Employee Hauling Report was prepared far the Town by the consulting firm Rosall, Remmen and Cares_ The report pravides the recommended ranges of employee housing units needed based an the type of use and the amount of floor area dedicated to each use. Utilizing the guidelines prescribed in the Employee Housing Report, staff analyzed the incremental increase of employees (square footage per use) that results from the redevelopment. The figures identified in the report are based on surveys of the commercial-use employment needs of the Town of Vail and other mountain resort communities. As of the drafting of the report, Telluride, Aspen and Whistler, B.C. had "employment generation" ordinances requiring developers to provide affordable housing for a percentage of the new employees resulting from commercial development. "New" employees are defined as the incremental increase in employment needs resulting from commercial redevelopment. Each of the communities assesses a different percentage of affordable housing a developer must provide far the new employees. For example, Telluride requires developers to provide housing for 40% {0.44) of the new employees, Aspen requires that 6D% {D.60} of the new employees are provided housing, and Whistler requires that 140% {1.DD} of the new employees be provided housing by the developer. In comparison, Vail has conservatively determined that developers shall provide housing for 15°l0 {0.15) or 34% (0.34) of the new employees resulting from commercial development. When a project is proposed to exceed the density allowed by the underlying zone district, the 30% {0.34} figure is used in the calculation. If a project is proposed at, or below, the density allowed by the underlying zone district, the 15% (0.15) figure is used. The Crossroads special development district does exceed the density permitted by the underlying zone district in both number of dwelling units and GRFA. Proposed Project Emolovee Generation Calculations -Middle of Ranae a} Multi-Family (t7welling Units) 76 new units proposed @ {D.4/unit} = 3Q.4 employees b) Retail and Service Commercial 44,181 sq. ft. @ {6.5/1444 sq. ft.) c} BarlFtestaurant 27,888 sq. ft. @ {6.511444 sq. ft.) = 287.18 employees 181.27 employees 498.85 new employees • 29 Existing Crossroads Project Emnlovee Generation Calculations -Middle of Ranae a) Multi-Familiy (Dwelling Units) 22 units existing @ (0.4funit) - 8.8 employees b) Retail and Service Commercial 29,356 sq. ft. @ {6.511000 sq. ft.) c) office: Professional/other 22,748 sq. ft. @ {6.4f1000 sq. ft.) d) BarlRestaurant '! 2,549 sq. ft. @ ~6.5I1000 sq. ft.) 19[}.81 employees - 145.59 employees - 51.57 employees 426.77 new employees 495.85 new employees - 426.77 exisitinq emolovees 72.08 net new employees x30 21,62 new employees According to the calculations above, the applicant must establish 22 new deed-restricted employee beds. The applicant's submittal calculated the number of new employee beds to be required by this project to be 22. The applicants are proposing to provide the required deed'-restricted employee pausing units off-site through. the purchase of units throughout Town prior to requesting a Temporary Certificate of occupancy. The applicant will deed restrict the units under the appropriate deed restrictions depending upon which zone district is located within the community under the appropriate review process. In the previous meeting tpe Commission asked far greater detail on how a °'bed" will be defined in regards to the deed restricting of units. For example if the applicant purchased a structure containing three bedrooms this could potentially count as six employee "beds". As expressed by tpe Commission a unit as described previously may likely be rented by a family and would still count as six employee beds. Staff believes that the proposal does comply with this portion of the criterion. C. Compliance with parking and loading requirements as outlined in Chapter 12-10 of the Vail Town Gode. As indicated in the Zoning Analysis outlined in Section UI of this memorandum, the total number of required parking spaces for the Crossroads project is 332 spaces. The applicants are proposing to provide a total of 504 spaces, all of which are to be provided in the underground parking structure. The 172 additionpl parking spaces proposed to be constructed above and beyond teat which is required are proposed to be placed in a private parking club. The proposed subterranean parking structure permits a public plaza on the surface wpich contains a proposed ice skating rink. 3D In order to establish a private parking club offering parking spaces, the Town Code requires the review and approval of a conditional use permit by the Commission. The applicant is proposing to establish a 172 stall private parking club. Staff addresses the criteria for the establishment of a private parking club later in this section. The applicant is proposing to utilize aA of the 172 surplus parking spaces in a private parking club in which par#icipants would lease a space. The applicant does not intend to sell any of the parking spaces through condaminiumizatian. The proposal is to create a pass system similar to the Town's pass system. Much of this parking would be made available to skiers which the applicant believes will help to alleviate the amount of parking on the Frontage Road. The applicant desires to maintain ownership of the parking spaces to avoid not having enough parking far his retail, restaurant, and office uses if the project becomes as successful as anticipated. There is a possibility that as various tenants begin to design and occupy their spaces that additional surplus parking may become available. When calculating the required parking staff and the applicant were conservative in estimating what percentage of retail and restaurant spaces will became areas not assessed parking. An analysis will need to be run as each tenant goes in for building permit and as tenants change out in the future. Staff suggests that the applicant can return before the Commission at a later date if additional parking is created based on tenant make-up for a revision to the requested canditanal use permit. The applicant is suggesting that the excess parking is a public benefit as it will alleviate parking on the Frontage Road or increase capacity in the Town°s parking structure. Staff has concerns that parking spaces proposed to be leased for private use may not always be available to the general skiing public and may have minimal public benefit value. Staffdoes not disagree that the subterranean parking lot of 504 spaces will alleviate parking needs in general, however, it is difficult to evaluate the parking proposal as a public benefit. If the Commission finds tha# the 172 additional parking spaces are a public benefit staff would suggest that a condition prohibiting the candaminiumization and fee-simple sale of the spaces. Staff would also suggest that a time period be placed on the length of the lease period. If in the future the applicant did choose to condominiumize the spaces and sell them fee-simple the appropriate review boards would need to assess what the loss to the public benefit regarding this proposal would be. The applicant has proposed a five bay loading and delivery facility which. is the maximum required for this project. The proposed facility will be accessed off of the Frontage Road and made available to neighboring properties for their loading and delivery needs as well. The proposed loading and delivery facility is entirely enclosed and large vehicles can make all turning movements inside the structure. Staff believes that the application complies with this criterion. D. Conformity with the applicable elements of the Vail Comprehensive Plan, Town policies and Urban Design Plan. The goals contained in the Vail Land Use Plan are to be used as the Town's policy guidelines during the review process for the establishment of a special development district. r Staff has reviewed the Vail Land Use Rlan and believes the following policies are relevant to the review of this proposal: • 31 1.C1 General GrowthlDevelopment 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident.. 1.2 The quality of the environment including air, water and other natural resources should be protected as the Tawn grows. 1.3 The quality of development should be maintained and upgraded whenever possible. 1.12 Vail should accommodate mast of the additional growth in existing developed areas {infill areas). 2.0 Skier/Tourist Concerns 2.1 The community should emphasize its role as a destination resort while accommodating day skiers. 2.2 The ski area owner, the business community and the Town headers should work together closely to make existing facilities and the Tawn function mare efficiently. 2.3 The ski area owner, the business community and the Town leaders should work together to improve facilities far day skiers. 2.4 The community should improve summer recreational and cultural opportunities to encourage summer tourism. I 3.0 Commercial 3,1 The hotel bed base should be preserved and used more efficiently. 3.2 The Village and 1_ionshead areas are the best location for hotels to serve fhe future needs of the destination skiers. 3.3 Hotels are important to the continued success of the Town of Vail, therefore conversion to candominiurns should be discouraged. 3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 4.D Village Core / Lionshead 4.1 Future commercial development should continue to occur primarily in existing commercial areas. Future commercial development in the Core areas needs to be carefully controlled to facilitate access and delivery. 4.2 Increased density in the Core areas is acceptable so long as the ~' 32 j existing character of each area is preserved thorough implementation of the Urban Design Guide Plan. 4.3 The ambiance of Vail Village is important to the identity of Vail and should be preserved. {scale, alpine character, small town feeling, mountains, natural setting, intimate size, cosmopolitan feeling, environmental quality.} 5.0 Residential 5.1 Additional residential growth should continue to occur primarily in existing, platted areas and as appropriate in new areas where high hazards do not exist. 5.3 Affordable employee housing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail with appropriate restrictions, 5.4 Residential growth should keep pace with the marketplace demands for a full range of housing types. 5.5 The existing employee housing base should be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community. According to the Official Town of Vail Land Use Plan map, the applicant's proposed redevelopment site is located with the "Vail Village Master Plan" land use category. Pursuant to the Plan, the "Vail Village Masfer Plan" land use category description, "Vail Village has been designated separately as a mixed' use area and accounts forT7 acres ar about 2~~ of fhe Plan area. This area has not been analyzed' in this Plan dacumenf because fhe Vail Village Master Plan study addressed this area specifically in mare detail: " Staff believes that the application complies with many of the goals and objectives identified above, with the exception of Objectives 4.2 and 4.3. Vail Village Master Plan Staff believes that the following stated goals of the Vail Village Mas#er Plan are applicable to this application: Goal #1 Encourage high quality redevelopment while preserving the unique architectural scale of the Village in order to sustain its sense of community and identity. Objective ~ .2: Encourage the upgrading and redevelopment of residential and commercial facilities. Objective 1.3: Enhance new development and redevelopment through public r improvements done by privafe developers working in cooperation with the Town. 33 Goal #2 To foster a strong tourist industry and promote year-round economic health '~' and viability for the Village and for the community as a whole. { Objective 2.3: Increase the number of residential units available for short term overnight accommodations. Objective 2.5: Erncourage the continued upgrading, renovation and maintenance of existing lodging and commercial facilities to better serve the needs of our guests. Objective 2.6: Encourage the development of affordable housing units through the efforts of the private sector. Goal #3 To recognize as a top priority the enhancement of the walking experience throughout the Village. Objective 3.1: Physically improve the existing pedestrian ways by landscaping and other improvements. Objective 3.2: Minimize the amount of vehicular traffic in the Village to the greatest extent possible. Objective 3.4. Develop additional sidewalks, pedestrian-only walkways and accessible green space areas, including pocket parks and stream access. Goal #4 To preserve existing open space areas and .expand green space opportunities. Objective 4.1: Improve existing open space areas and create new plazas with greenspaces and pocket parks. Recognize the different roles of each type pf open space in farming the overall fabric of the Village. Goal #5 Increase and improve the capacity, efficiency and aesthetics of the transportation and circulation system throughout the Village, Objective 5.1: Meet parking demands with public and private parking faCBlltles. Goal #6 To insure the continued improvement of the vital operational elements of the Village. Objective 6.1: Provide service and delivery facilities for existing and new development. Objective ~.2: Provide for the safe and efficient functions of fire,. police and public u#ilities within the context of an aesthetically pleasing resort setting. Staff believes that the application complies with many of the goals af~d objectives identified above, with the exception of Gaal #1 and Objective 2.3. Staff believes the architecture of the building needs to be in greater conformance with the architectural character of the 34 Village and a program established to encourage the inclusion of units in a rental pool. Staff believes the applicant has made great progress in the architectural design and believes that through the Design Review process that the architecture can be resolved. However, as expressed previously in this Section staff has concerns about the scale of the structure and its relationship to neight7oring properties. Town of Vail Stree#scage Master Plan The Town's Streetscape Master Plan does identify East Meadow Drive and Village Center Road within the East Meadow Drive -~ Willow Bridge Road fo Vail Valley Drive portion of the Town of Vail Streetscape Master Plan. The Plan identifies the following problems with the existing conditions within this sub-area: • The need to separate buses from pedestrians; • The need to provide a more comfortable shopping experience; • The need to restrict unnecessary vehicular traffic; • The need to maintain access to existing lodge units; and • The need to screen parking and accommodate loading and delivery vehicles. The Plan also identifies several key elements, landscaping, and site amenities for the East Meadow Drive -~ Willow Bridge Road to Vail Valley Drive sub-area which include: • The asphalt road surface would be replaced by concrete unif pavers in most areas where pedestrians share the street with vehicles. llll the restricted access zone south of the Village parking structure, the pedestrian path would be paved with concrete unit pavers. However, fhe bus lane would remain asphalt. ,~ddifionally, the Willow Bridge Road sfreef sun`ace, from the north side of Willow Bridge fo the intersection of East Meadow Drive, would also remain asphalt. • Replacing the triangular planter at the intersection of East Meadow Drive and Willow Bridge Road with a larger circular planter that is centered in the intersection. In addition, fhe intersection will be accented with a special paving treatment and will act as a focal poinf. • Village Center Road would be narrowed to a minimum width of 28' (curb-fo- curb) to discourage unnecessary traffic. Fix to six foot wide concrete sidewalks on each side of the street are planned to connect Easf Meadow Drive to the Frontage Road. • The railroad-tie planters along the parking lots for Crossroads and the Sonnenalp-Swiss House should be replaced with at-grade planfr'ng beds, similar to the planting beds along the south side of East Meadow Drive near the Vail Village lnn. • Landscaping is needed along Urllage Center Road, especially near the Frontage Road, so as to further inhibit vehicular traffic info the pedestrianized areas. r • Landscaping, benches and a trash receptacle should be placed at the Crossroad's bus stop as shown on fhe Master Plan graphic. 35 Expanding the planter on the south side of the intersection of Village Center Road and East Meadow Drive has been suggested. This would provide better definition fo fhe roadway as wel! as increasing the landscaped area. Staff believes the proposal meets the requirements of the Streetscape Master Plan with the exception of the "at-grade planting beds" identified by the Plan #o replace the railroad-#ie beds. The applicant has stated that through the Design Review process the inclusion of additions! low planting beds will be incorporated, however, none are shown on the plans. The applicant has also proposed a small cul-de-sac feature at the in#ersection of Village Center Road and East Meadow Drive. This feature provides an opportunity for a lost vehicle to turn around and head backup Village Center Road in the event they realize that they are in a vehicular restricted area. However, this feature has created the elimination of the landscaping area along the south edge of the Village Center Road and East Meadow Drive intersection identified in the last bullet above. Vail Villaoe Urban Design Guide Plan and Desion Considerations Portions of the Crossroads development site fall within the prevue of the Vail Village Urban Design Guide Plan and Design Considerations URBAN DESIGN CONSIDERATIONS These considerations relate to general, large-scale land use planning issues, as well as form considerations which affect more than one property ar even whole areas. These considerations are primarily the purview of the Planning and Environmental Commission. A. PEDESTRIANIZATION A major objective for Vail Village is to encourage pedestrian circulation through an interconnected network of safe, pleasant pedestrian ways. Many of the improvements recognized in the Urban Design Guide Plans, and accompanying Design Considerations, are to. reinforce and expand the quality of pedestrian walkways throughout the Village. Since vehicular traffic cannot be removed from certain streets (bus routes, delivery access}, a totally care-free pedestrian system is not achievable throughout the entire Village. Therefore, several levels of pedestrianization have been identified. Staff Response: The Crossroads development site is bordered by East Meadow Drive on the south and Village Center Road to the east, Both East Meadow Drive and Village Center Road Ranch Road are designated as streets intended to accommodate pedestrian and vehicle traffic, East Meadow Drive is also a designated Town of Vail bus route. The applicants are proposing to implement the recommendations of the Town of Vail Streetscape Master Plan. According to the Plan, the Crossroads development site is located in the East Meadow Drive - Willow Bridge Road to Vail Valley Drive Sub Area. The details of the goals in this 36 sub area are identified earlier in this section. The primary goal of the East Meadow Drive -Willow Bridge Road to Vail Valley Drive Sub Area is to provide an effective and safe pedestrian system, while accommodating vehicle and bicycle traffic. The applicant has proposed install pavers and heat tubing in the right-of-way of Village Center Road and East Meadow Drive. The proposed heat tubing could eventually be connected to the Town's boilers in the parking structure. The applicant has proposed the narrowing of Village Center Road as the Streetscape Master Plan identified to discourage vehicular traffic and make the pedestrian more pleasant and safer. In addition, the applicant has proposed a large plaza with an ice skating ring located within it which would be coordinated in design with the intersection of l=ast Meadow Drive and Willow Bridge Road. The proposed plaza would be heated as well and connected to boilers in the Crossroads development. As identified earlier in this section the applicant has proposed a portion of the building in the southwest corner to be at a zero setback with a height of 56 feet. Staff believes the changes made since the November 8, 20a~4, meeting have addressed the concerns regarding height along East Meadow Drive. Staff believes that the proposed application does comply with this criterion. B. VEHICLE PEIVETRATiON To maximize to the extent passible, all non-resident traffic should be routed along the Frontage Road to Vail Village/Lionshead Parking Structures. In conjunction with pedestrianization objectives,. major emphasis is focused upon reducing auto penetration into the center of the Village. Vail Road and Vail Valley Drive wip continue to serve as major routes for service and resident access to the Village. Road constrictions, traffic circles, signage, and other measures are indicated in the Guide Plans to visually and physically discourage all but essential vehicle penetration upon the Frontage Road. Alternative access points and private parking relocation, where feasible, should be considered to further reduce traffic conflicts in the Village. Staff Response: The Crossroads development has proposed a 5-bay loading and delivery facility with access off of the South Frontage Road. The applicant has stated that they are willing to participate in the overall loading and delivery scheme of the Village. All vehicles utilizing the Crossroads develapmentwill park in a subterranean structure which has access of the narrowed Village Center Road. The proposal includes several items which will help make East Meadow Drive and Willow Bridge Raad more pedestrian friendly such as paver colors and treatments and narrowed roads. Neither street is intended to be pedestrian-only. Staff believes that the proposed application complies with this criterion. • 37 C. STREETSCAPE FRAfVIEWORK To improve the quality of the walking experience and give continuity to the pedestrian ways, as a continuous system, two general types of improvements adjacent to the walkways are considered: 1. ©pen space and landscaping, berms, grass, flowers and tree planting as a soft, colorful framework linkage along pedestrian routes; and plazas and park greenspaces as open nodes and focal points along those routes. 2. InfiN commercial storefronts, expansion of existing buildings, or new infiil development to create new commercial activity generators to give streetlife and visual interest, as attractions at key locations along pedestrian routes. It is not intended to enclose all Village streets with buildings as in the core areas. Nor is it desirable to leave pedestrian streets in the open in somewhat undefined condition evident in many other areas of Vail. Rather, it is desired to have a variety of open and enclosed spaces, both built and landscaped, which create a strong framework for pedestrian walks, as well as visual interest and activity. Staff Response: The applicants are proposing to improve and enhance the streetscape framework along Village Center Road and East Meadow Drive. To this end, a plan has been proposed that incorporates narrowed streets, pavers with differing colors and patterns and a large plaza within the proposed development. Staff believes the proposed plaza could be very positive for the community. However, staff believes that a lot of work needs to be done to insure that the plaza is active and does not become a vast open space with no activity. The applicant as also proposed to install heated sidewalks along the perimeter of the site. Staff believes that the proposed application generally complies with this criterion. The addition of low planting beds throughout the site should be incorporated to bring the proposal into greater conformance with this criterion. '~. STREET ENCLOSURE While building facade heights should not be uniform from binding to building, they should provide a "comfortable" enclosure for the street. Pedestrian streets are outdoor rooms, whose walls are formed by the buildings. The shape and feel of these "rooms" are created by the variety at heights and massing (3~dimensional variations), which give much of the visual interest and pedestrian scale unique to Vail. Very general rules, about the perception of exterior spaces have been developed by designers, based on the characteristics of human vision. They suggest that: "an external enclosure is most comfortable when its walls are approximately 112 as high as the width of the space enclosed;,` if the ratio falls to 1!4 or less, the space seems unenclosed; and if the height is greater than the width it comes to resemble a canyon". 38 In actual application, facades are seldom uniform in height on both sides of the street, nor is this desired. Thus, same latitude is appropriate in the application of this 1f2 to 1 ratio. Using the average facade height on both sides will generally still be a guide to the comfortableness of the enclosure being created. In some instances, the "canyon" effec# is acceptable and even desirable. For example, as a short connecting linkage between larger spaces, to give variety to the walking experience. For sunlshade reasons it is often advantageous to orient any longer segments in a northfsouth direction. Long canyon streets in an east/west direction should generally be discouraged. When exceptions to the general height criteria occur, special consideration should be given t^ create swell-defined ground floor pedestrian emphasis to overcome the "canyon" effect. Canopies, awnings, arcades and building extensions can all create a pedestrian focus and divert attention from the upper building heights and "canyon" effect. Staff Response: The configuration of the Crossroads development site and the desire to create a large plaza in the interior largely dictates the orientation of the building and the impacts that result regarding street enclosure. The two street facades of the lodge are articulated and varied, horizontally and vertically, along the lengths of the building. The applicant has chosen to utilize a very steeply pitched roof which is able to contain two levels of units (typically the upper floor of the lower unit}. The net effect of this is that the building is taller. Staff believes that the building should step down as the wings on the east and west sides of the properties approach East Meadow Drive. Currently the building in the southwest corner is 56 feet tall for approximately ~4 feet of frontage on East Meadow Drive. Staff believes more stepping in the height of the building needs to occur along the eastern line, similar to what was required of the Four Seasons building. The stepping along the eastern property line could occur at a lesser degree as the neighboring property is the parking structure. Staff believes that the application needs to be revised to comply with this criterion. E_ STREET EDGE Buildings in the Village core should form a strong but irregular edge to the street.. Unlike many American towns, there are no standard setback requirements for buildings in Vail Village. Consistent with the desire for intimate pedestrian scale, placement of portions of a building at or near the property line is allowed and encouraged to give strong definition to the pedestrian streets. r This is not to imply continuous building frontage along the property line. A strong street edge is important for continuity, but perfectly aligned facades 39 over too long a distance tends to be monotonous. With only a few exceptions in the Village, slightly irregular facade lines, building jags, and landscaped areas, give the life to the street and visual interest for pedestrian travel. Where buildings jog to create activity pockets, other elements can be used to continue the street edge: law planter walls, tree planting, raised sidewalks, texture changes in ground surface, arcades, raised decks. Plazas, patios, and green areas are important focal paints far gathering, resting, orienting and should be distributed throughout the Village with due consideration to spacing, sun access, opportunities for views and pedestrian activity. Staff Rest~onse; The Crossroads proposal, as stated previously, includes a large plaza which opens up the pedestrian area at the intersection of Willow Bridge Road and East Meadow Drive. It has been stated by the applicant that it is the intention to make the plaza available to the public and Town for events such as "Street Beat" concerts. Staff believes that the plaza is a great idea. However, staff would like to see a public easement recorded for the space and agreements on the Town's rights to schedule events in the space. The proposed plaza would compliment the eventual construction of the public venue space associated with the construction of the Vail's E=ront Door project. Staff believes the proposal substantially complies with this criterion. However, details of the public easement need to be clarified. F_ BUILDING HEIGHT Vail Village is perceived as a mix of two and three story facades, although there are also four and five story buildings. The mix of building heights gives variety to the street, which is desirable. The height criteria are intended to encourage height in massing variety and to discourage uniform building heights along the street. Staff RESnonse: The applicant is proposing to construct a four to nine story tall structure. As s#ated previously in this section staff believes the building should be redesigned to better compliment and respect the neighboring properties. A redesigned structure which included steps in the mass of the building would articulate the building's form both vertically and horizontally and would be a positive change. Staff believes that the application does not comply with this criterion. G. VIEWS AND FOCAL PAINTS Vail's mountain/vapey setting is a fundamental part of its identity. Views of the mountains, ski slopes, creeks and other natural features are reminders to our visitors of the mountain environment and, by repeated visibility, are orientation reference points. Certain building features also provide important orientation references and visual focal points. The mast significant view • 40 corridors in the Village have been adopted as part of Chapter 18.73 of the Vail Municipal Code. The view corridors adopted should not be considered exhausted.. When evaluating a development proposal, priority should be given to an analysis of the impacted project on public views.. Views that should be preserved originate from either major pedestrian areas or public spaces, and include views of the ski mountain, the Gore Range, the Clock Tower, the Rucksack Tower and other important man-made and natural elements that contribute to the sense of place associated with Vail. These views, which have been adopted by ordinance, were chosen due to their significance, not only from an aesthetic standpoint, but also as orientation reference points for pedestrians. Development in Vail Village shall not encroach into any adopted view corridor, unless approved under Chapter 18.73. Adopted corridors are listed in Chapter 18.73 of the Vail Municipal Code. Whether affecting adopted view corridors or not, the impact of proposed development on views from public ways and public spaces must be identified and considered where appropriate. Staff Response: The Crossroads development site is not located within any of the Town of Vail adopted view corridors. The projects iocafion adjacent to the South Frontage Road lends the project to potentially affecting only the views of residential unit owners in Phase III of the Vail Village Inn towards the Gore Range, not an adopted view corridor. It is important to Hate, however, that many of the units in Phase III of the Vail Village Inn currently do not have views of the Gare Range except for potentially the top two floors. The primary views of both the Crossroads development site and Vail Village inn Phase III is to the south towards Vail Mountain. Staff believes that the application complies with this criterion. H. SERVICE Af~D DELIVERY Any building expansion should preserve the functions of existing service alleys. The few service alleys that exist in the Village are extremely important to minimizing vehicle congestion on pedestrian ways. The use of, and vehicular access to, those alleys should not be eliminated except where functional alternatives are not provided. In all new and remodeled construction, delivery which avoids or reduces impacts on pedestrian ways should be explored; and adopted whenever practical, for immediate or future use. Rear access, basement and below ground delivery corridors reduce congestion. Weather protection increases delivery efficiency substantially. Below grade delivery corridors are found in a few buildings in Vail Village (SitzmarkfGore Creek Plaza, Village Center, Vail Village Inn). Consideration should be given to extending these corridors, where feasible, and the creation of new ones. As buildings are constructed or remodeled, the opportunity may exist to develop segments of a future system. • 41 Staff Response: The applicant has designed a service and delivery system which will avoid and reduce the negative impacts on the pedestrian ways adjacent #o the lodge. As stated previously the applicant. has proposed an enclosed 5-bay loading and delivery system which has access off of the South Frontage Road. The proposed design allows for neighboring properties to utilize the facility and eliminates truck traffic on Village Center Road and on East Meadow Drive. The applicant shall be required to participate in the overall loading and delivery plan for Vai! Village in a similar fashion as the Willow Bridge project and the Vail's Front Doar project. Staff believes that the application complies with this criterion. SUNlSHADE Due to Vail's alpine climate, sun is an important comfort factor, especially in winter, fall and spring. Shade areas have ambient temperatures substantially below those of adjacent direct sunlight areas. on all but the warmest of summer days, shade can easily lowertemperatures below comfortable levels and thereby, negatively impact use of those areas. All new or expanded buildings should not substantially increase the spring and fall shadow line (March 21 -September 23j on adjacent properties arthe public right-of-way. In all building construction, shade shat! be considered in massing and overall height consideration. Notwithstanding; sunlshade considerations are not intended to restrict building height allowances, but rather to influence the massing of buildings. Limited height. exceptions may be granted to meet this criteria. Staff Response: The proposal does shade the South Frontage Road to a great extent and for short periods of the late morning it shades Vail Village Inn Phase I I [, In order to eliminate the shading of Vail Village Inn Phase III the project would have to be pulled much further back from the property line than even just the setback. Staff believes that the extent of the shading and the duration of shade on Vail Village Inn Phase III is minimal and acceptable. A copy of the sunlshade study has been attached for reference {Attachment C). Staff believes that the application complies with this criterion. As previously discussed in this section of the memorandum, staff believes that the application complies with the several of the goals and objectives of the Vai! Comprehensive plan. Staff believes that further work needs to be done to have a building which fits the bulk, mass, and scale of the Village and the immediate neighboring properties. E. Identification and mitigation of natural andlor geologic hazards that affect the property on which the special development district is proposed. ~ According to the Official Town of Vail Geologic Mazard Maps, the Crossroads development site is not located in any geologically sensitive areas. Staff believes that the application 42 complies with this criterion. . F. Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. The proposed site plan shows the building encroaching into the setbacks surrounding the property. The applicant states tha# the primary reason for this is the proposed creation of a large plaza which will have an ice skating rink during the winter and a shallow water feature in the summer. Staff believes the design will function well, but does have concerns regarding the °farward looking expression of European alpine heritage and mare contemporary farms" {#aken from the applicant's proposal document). The Design Review Board has reviewed this project on two occasions and has identified that there are elements of the proposal which tie it to the existing architecture in the Village. The applicant has made progress in the architectural design from the perspective of staff and Jeff Winston. The Design Review Board has not seen the revised building elevation. However, staff and Jeff Winston have identified that there will need to be some continued work on the building elevations. As discussed previously the applicant has proposed an ice skating rinklwater feature within the proposed plaza. Staff agrees that there is public benefit to this proposed use. However, staff believes that in order for the plaza to achieve the maximum value as a public benefit and to off-set the below grade encroachments into the right-of-way staff believes that a pedestrian access easement and usage agreement should be placed upon the plaza, The easement and agreements would establish rights for the Town to utilize the plaza far various special events. Previously in this Section, staff identified concerns regarding the general bulk, mass, and height (scale) of the structure. In previously approved developments, the applicant has been required to step development back from property lines and setbacks as a structure increases in height. Staff detailed the Four 5easan approved proposal previously in the memorandum and the differences between this project. In general staff believes the proposal complies with this criterion, with the exception of the scale of the structure in relation to neighboring properties along the western and eastern property lines. G. A circulation system designed far bath vehicles and pedestrians addressing on and off-site traffic circulation. The Town of Vail Public Works Department has reviewed the proposed plans for circulation to ensure that it is designed well for both vehicles and pedestrians on and off the site. Following the review of the plans, the Public Works Department forwarded their written final comments in a memorandum, dated December 9, 2004. Many of the final comments are time sensitive actions that can only be accomplished at a later date or are only necessary to address if the applican#s receive approval of this request, To require full compliance at this time would thus be inappropriate. A copy of the memorandum with the final written comments from the Public Works Department has been attached for reference {Attachment. J). 43 The traffic report.. submitted by the applicant depicts a drop in the level of service created by the traffic the proposed uses generate. Staff believes that i# will be imperative to assess the applicant a fee of $S;DOD per additional peak PM trip generated by this project should it be granted approval. The traffic report submitted by the applicant identifies peak trips on weekdays, whereas the Town has consistently calculated the impact fee based upon weekend trip generation. Staff calculated the impact of peak weekend trips to be 341 trips. Staff can agree with the applicants study identifying an increase of 217 peak trips generated, after staff would deduct from the staff calculated 341 trip count those uses which could be deemed public benefit. An increase in the trip generation to 217 would require a fee of $1,D85,IJg0. For more detail on the how the traffic generation was calculated and assessed please see the attached memorandum from the Public Works Department To address the concerns of circulation of pedestrians and vehicles and the conflicts that are present between the two, the applicant has proposed improvements to Village Center Road and East Meadow Drive which make the area feel more pedestrian oriented and restricts errant vehicular traffic from finding its way into the pedestrian area by narrowing the rands. The proposal will also improve loading and delivery traffic in the area. The proposal also includes a fully enclosed 5-bay loading and delivery facility with access off of the Frontage Road. Currently, there is a fairly high volume of loading and delivery vehicles on Village Center Raad and East Meadow Drive. The applicant has expressed that they are willing to be a member of the overall loading and delivery system which currently has participation from the eventual Vail's Front Door facility and the One Willow Bridge project facility. H. Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and functions. The applicant has proposed a large plaza along East Meadow Drive which contains an ice skating rink in the winter and a shallow water feature in the warmer months. The propased plaza has minimal landscaping as the applicant believes that in order for the retail to be successful there must be highly visible retail shopping opportunities. Staff believes there may be opportunities for low landscaping beds in which shrubs and perennials could be planted as identified in the Streetscape Master Plan. The applicant has increased width of the landscaping bed along the South Frontage Road at the entry of the part-cochere. Staff' believes that was an improvement, however, {here are still concerns over the amount of paving and parking in the right-of-way, I. Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. The applicant is proposing to construct the projec# in one phase and a subdivision of the property will be necessary to facilitate the development of the Crossroads project, B. Consideration of Factors Reaardino Text Amendments Before acting on an application for an amendment to the regulations prescribed in this title, the Planning and Environmental Commission and Town Council steal! consider the fallowing factors with respect to the requested text amendments: 1. The extent to which the text amendments further the general and specific purposes of the mooning regulations; and 44 The proposal to add "bowling alley" as a definition within Section ~2-2, Definitions, Vail Town Code: and as a conditional use within the Commercial Service Center zone district furthers the general and specific purposes of the zoning regulations by providing a restricted opportunity to introduce a land use which, when appropriate, makes Vail a mare vibrant location for nisi ors and guests. The applicant is proposing the fallowing 9anguage be included as the definition of bowling alley: BC?WLlNG ALLEY A recreation and entertainment facility where the sport of bowling fakes place. A bawling a!!ey also Includes accessory entertainment facilities and uses such as eating and drinking facilities, refai! shops, night clubs, arcade facilities, billiards, plug pong, darts, meeting rooms, and sr'm!!ar uses. Staff suggests the definition be modified to state: Br`7WLING ALLEY: A recreation and entertainment facility where the sport of bawling fakes place. A bowling alley may also include accessory entertainment facilities and uses such as: eating and drinking facilities, retail shops, night clubs, arcade facilities, billiards, ping pang, darts, meeting roams, and similar uses. 2. The extent to which the text amendment would better implement and better achieve the applicable elements of the adapted goals, objectives, and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and Staff believes that the proposed text amendments to Section 12-2, Definitions, and Section 12-7E-4, Conditional Uses, Vail Town Code, will further the goals and objectives outlined in the Vail Comprehensive Plan which are found in Section V of this memorandum. 3. The extent to which the text amendment demonstrates how conditions have substantially changed since the adoption of the subject regulation and how the existing regulation is no longer appropriate or is inapplicable; and The proposed amendments demonstrate that the code has many uses which are not defined nor identified as being permitted or conditional uses. Staff believes that a bowling alley is a use which is becoming more popular and one in which makes Vail a mare year-round, active place for locals and tourists. 4. The extent to which the text amendment provides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives; and The proposed text amendments to the Code allow the proposed development to include a land use which could bring year round activity to the Village which will be a draw far bath locals and visitors. The addition of "bawling alley" as a sanditional use wil6 allow applicants to propose the use as part of a coordinated mixed-use development which will relate more harmoniously with adjacent properties and land uses, Staff believes that the proposed text amendments give the Planning and Environmental Commission the control necessary to regulate a use which could potentially be negative if not properly regulated. 4~ C. 5. Such other factors and criteria the commission andlor council deem applicable to the proposed text amendment. Before recommending and/ar granting an approval of an application for a text amendment, the Planning and Environmental Commission and the Town Council shall make the following findings with respect to the requested amendment: (1) That the amendments are consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and (2) That the amendments further the general and specific purposes of the zoning regulations; and {3) That the amendments promote the health, safety, morals, and general welfare of the town and promote the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and 'sts established character as a resort and residential community of the highest quality. Consideration of Factors Reaardna Conditional Use Permits: 1. Relationship and impact of the use on the development objectives of the Tcrwn. Multi-family Dwelling Units: The pcaposed project has seven levels of condominiums comprising a total of 76 dwelling units. It is the number of levels which give this project its large bulk and mass. 1,/llithin Section 12-7E-1, Purpose, Vail Town Code, states: The Commercial Service Center District is intended fo provide sites for general shopping and commercial facilities serving the Town, together with limited multiple- family dwelling and lodge uses as may be approprr`afe without interfering with the basic commercial functions ofthe District, The Commercial Service Cer7terDistrictis ir~fended fo ensure adequate light, air, open space, and ofheramenities appropriate to permitted types of buildings and uses., and to maintain a convenient shopping center environment for permitted commercial uses. The purpose statement anticipates that multiple-family uses could be located on properties zoned Commercial Service Center zone district as long as they do not interfere with fihe primary commercial functions of the district. Staff believes the number of proposed dwelling units does not comply with the purpose statement identified above. This is apparent in the Commercial Service Zone District requirement limiting GRFA to 50% of the total floor area of a development, Section 12-7E-9, Density Control, Vail Town Code. Staff would point out that the land use plan for this site as contained in the Vail Village Master Plan does identify this site as being substantially high density multiple-family. The applicant has provided a plan which they believe encourages owners of condominiums to be involved in the rental pool. Please see Attachment B for greater detail. Staff has also provided a retail analysis of both Vail Village and Lionshead which they believe demonstrates that the amount of commercial space proposed to be constructed on the site does meet the purpose statement of the CSC zone district. The new Crossroads development would be potentially 29°l0 of the total commercial square footage. in .the two villages. The report is attached for reference • 4s (Attachment L}. Private Parking Glub: Staff believes that the proposal to establish a private parking club wilB address several of the goals and objectives established in the Vail Village Master Plan. Those goals are Goal #5 and Objective 5.1 as identified in Section V of this memorandum. Staff believes the parking club could have a very positive effect an the parking issues the Town faces through out the year. Staff would suggest that the parking be made available for lease not c©ndaminiumization and sale. If it is believed by the Commission that khis is a public benefit staff would suggest that a condition restricting the fee simple sale of the parking spaces and if the applicant desires in the future to ell the spaces he must return to modify the conditional use permit if approved. Meeting Rooms, Movie Theaters, Major Arcade, outdoor operation of an accessory use (ice skating rink},and Bowling Alley: The Vail Comprehensive Plan identifies the need make the Village a more vibrant and economically viable location. Goal #2 of the Vail Village Master Plan, which is detailed in Section V of this rnernorandum, is positively addressed by these requested uses. 2. The effect of the use an light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and Other public facilities needs. Multi-family Dwelling units: A great majority of the bulk, mass, and height of the proposed structure is generated by the seven floors of condominium units. Staff believes that there could be same negative impacts on the neighboring residential portion of Vail Village Inn Phase III in terms of light and air. The height and minimal setback of the structure on the western property line places the Vail Village Inn Phase III in the shade and reduces the buffer between the properties. Staff believes the overall bulk, mass, and height should be reduced. As identified earlier the residential portions of structures in this district are to be secondary to the commercial purpose. This is apparent in the Commercial Service Zone ©istrict requirement limiting GRFA to 50% of the total floor area of a development, Section 12- 7~-9, ©ensity Control, Vail Tawn Gode. Private Parking Club: Staff believes that the proposal to establish a private parking club will address several of the goals established in the Vaii Village Master Plan. Those goals are Goal #5 and Objective 5.1 as identified in Section V of this memorandum. The private parking club, which is subterranean, will not have any negative impacts an the above listed criteria. Meeting Rooms, Movie Theaters„ Major Arcade, outdoor operation of an accessary use (ice skating rink), and Bowling Alley: The proposed uses will add to the recreation choices of locals and guests alike. The uses will also provide year entertainment choices. All of the uses proposed will be located in the subterranean portions of the structure except for the ice skating rink. The surface ice skating rink and the associated plaza is identified by the applicant as one reason why the building encroaches;, into the setbacks on a majority of the site. Reducing the size of the ice skating rink would potentially allow the building to pull in from the property fines which could improve the impacts on Eight and air of the current 47 structure. 3. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas. Multi-family Dwelling Units: The proposed 7fi dwelling units will generate increased vehicular traffic. The payment of the traffic impact fee andlor the construction of roadway traffic improvements to the South Frontage Road and Village Genter Road will off-set any negative impacts. Private Parking Club: The proposed 172 space parking club will generate additional vehicular traffic in the area. The payment of the traffic impact fee andlor the construction of roadway traffic 6mprovements to the South Frontage Road and Village Center Road will off-set any negative impacts. Meeting Rooms, Movie Theaters, Major Arcade, outdoor operation of an accessary use (ice skating rink}, and Bowling Alley: These proposed uses will generate increased vehicular traffic. The payment of the traffic impact fee andlor the construction of roadway traffic improvements to the South Frontage Road and Village Center Road will off-set any negative impacts. 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. Multi-family Dwelling Units: The Purpose statement of the Commercial Service Center zone district identifies multiple-family dwelling units as a conditional use because the primary function of the district is commercial. It is primarily the impact of seven floors of residential which give this project its bulk, mass, and height. Staff believes there are some negative impacts to surrounding uses created by this structure. The Vail Village Master Plan identified that the northern portion of the site would be conceptually 5-fi stories tall. Staff has identified the need to reduce the height of the structure to come in greater conformance with the Vail Village Master Plan conceptual plan for building heights and to respect and relate to neighboring properties to a greater extent. Private Parking Club: The proposed parking club is located within a completely subterranean structure. The subterranean nature of the parking club has no negative impacts on neighboring uses. Meeting Roams, Movie Theaters, Major Arcade, outdoor operation of an accessory use {ice skating rink), and Bowling Alley: These proposed uses are located in the subterranean, except for the ice skating rink, portions of the structure and have little impact on the visible portions of the upper ~ portinns of the structure. Staff does have one concern with the portion of the 1 subterranean level becoming exposed in the southwest corner approximately 4 feet. Staff would like the applicant to explore options for reworking this corner of the ~ subterranean levels so that grade can flow more gently through the pedestrian areas versus having walls and stairs. 48 The surface ice skating rink and the associated plaza is identified by the applicant as one reason why the building encroaches into the setbacks on a majority of the site, Reducing the size of the ice skating rink would potentially allow the building to pull in from the property lines. B. The Planning and Environmenta! Commission shall make the following findings before granting a conditional use oermit: That the proposed location of the use is in accordance with the purposes of the conditional use permit section of the zoning code and the purposes of the Commercial Service Center Zone District. 2. That the proposed location of the use and the conditions under which it will be operated ar maintained will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 3. That the proposed use will comply with each of the applicable provisions of the conditional use permit section of the zoning code. I~. STAFF RECC7MMENDATIC}N The Community Development Department recommends that the Planning and Environmental Commission forward a recommendation of denial to the Mail Town Council of the development application to establish Special Development District Na. 39, Crossroads, located at 141 and 143 Meadow DrivelLot P, Block 5D, Vail Village Filing 1. Staff's recommendation is based upon a review of the criteria and findings as outlined in this memorandum and from the evidence and testimony presented. Should the Planning and Environmental Commission choose to forward a recommendation of denial of the applicants' request, staff recommends that the following findings be made as park of the matign: Spec%al Development District No. 39. Crossroads "That the proposal fo establish Special Developmenf District No, 39, Crossroads, does not comply with fhe nine design criteria outlined in Section 72-9A-8 of fhe Vail Town Code. Furthermore, the applicant has not demonstrated to the satisfaction of the Commission, based upon the testimony and evidence presented during the public hearing, that any adverse effects of the requested deviations from the development standards of fhe underlying zoning are outweighed by fhe public benefits provided. Lastly, the Commission finds that fhe request is not consistent with the development goals and objectives of fhe Town. With regards to proposed building setbacks, thaf: a. Proposed bullding setbacks do not provide necessary separation between buildings and riparian areas, geologically sensifive areas and other environrnenfaflysensibve areas. b. Proposed building sefbacks do not comply with applicable elements of fhe Vail Village Urban Design Guide Plan and Design Considerafions. 49 c. Proposed building setbacks will not provide adequate availability of light, air and open space. d. Proposed building setbacks will not provide a compatible relationship with buildings and uses on adjacent properties. e. Proposed building setbacks will not result in creative design solutions or other public benefits that could not otherwise be achieved by conformance with prescribed setback sfandards. With regards to proposed building height, fhaf: a. Proposed building heights do not comply with applicable elements of the Vail Village Master Plan. b. Proposed building height will not provide adequately preserve views ofthe Gore Range from Vail Valley drive. c. Proposed building height will not provide a compatible relationship with buildings and uses on adjacent properties. d. Proposed building height will not result in creative design solutions or ofher public benefits that could not otherwise be achieved by conformance with prescribed setback standards. That the proposed gross residential floor area of 19(?%, additional twenty-nine dwelling unifs over allowable, site coverage of 99.7%, and landscape area of 10.3f in the Commercial Service Centerzone district is not in conformance ~rrith applicable elements of the Vail Comprehensive Master Plan. That the development is not in compliance with fhe purposes of fhe Commercial Service Center zone district, that the proposal is not consistent with applicable elements of the Vail ViNage Master Plan, the Vail Land Use Plan, and fhe Vail Streetscape Master Plan, and that the proposal does have a significant negative effect an fhe character of fhe neighborhood, and that the proposal substantially does not complies with other applicable elements of fhe Vail Comprehensive Plan." Should the Planning and Environmental Commission choose to forward a recommendation of approval with conditions of the applicants' request, staff recommends that the following findings be made as part of the motion: St~ecial Development District No. 39. Crossroads That the proposal to establish Special Development District No. 39, Crossroads, complies with the nine design criteria outlined in Section 92-9A-8 of fhe Vail Town Code. Furthermore, the applicant has demonstrated to the satisfaction of the Commission, based upon the testimony and evidence presented during the public hearing, that any adverse effects of the requested deviations from the development standards of the underlying zoning are outweighed by the public benefits provided. Lastly, the Commission frnds that the requesf is consistent with fhe development goals and objecfives of fhe Town. With regards to proposed building setbacks, that: f. Proposed building setbacks provide necessary separation between buildings and riparian areas, geologically sensitive areas and ether environmenfally sensitive 50 areas. g. Proposed building setbacks comply with applicable elemenfs of the VaN Village Urban Design Guide Plan and Design Considerations. h. Proposed building setbacks will provide adequate availabilify of light, air and open space. I. Proposed building setbacks will provide a compatible relationship with buildings and uses on adjacent properties. j. Proposed building setbacks will result in creative design solutions oratherpublic benefits that could not otherwise be achieved by conformance with prescribed setback standards. With regards to proposed buildr'ng height, that: a. Proposed building heights comply with applicable elements of the Vail Village Master Plan,. b. Proposed building height will provide adequately preserve views of the Gore Range from Vail Valley Drive. c. Proposed building height will provide a compatible relationship with buildings and uses on adjacent properties. d. Proposed building heighf will result in creative design solufions or other public benefits thaf could not otherwise be achieved 6y conformance wifh prescribed setback standards. That the proposed gross residential floor area of 190%, addifional fhirty-eight dwelling units over allowable, site coverage of 99.7%, and landscape area of 10.3/ in the Commercial Service Cenferzone district is in conformance with applicable elements of the Vail Comprehensive Master Plan. That the development is in compliance with the purposes of the Commercial Service Center zone district, that the proposal is consistent with applicable elemenfs of the Vail Village MasterPlar~, the Vai! Land Use Plan, and the Vai! Streetscape Master Plan, and that the proposal does not otherwise have a significant negative effect an the character of the neighborhood, and that the proposal substantially complies with otherapplicable elements of the Vail Comprehensive Plan." Should the Planning and Environmental Commission choose to approve the applicant's requests, staff recommends that the following candi#ions: That the developer meets with the Town staff and prepares a memorandum of understanding outlining the responsibilities and requirements of the required off-site improvements, prior to second reading of the ordinance approving the establishment of Special Develaprnent District No 39, Crossroads. This memarandum of understanding shall include, but not be limited to, all streetscape improvements along Village Center Road and east Meadow Drive, details for the operatian of the plaza for public use and the establishment of a public easement over the plaza area, inclusion of the loading and delivery facility in the overall loading and delivery system, parking club operatian, payment of traffic impact fees, establishment of an easement for the encroachments into the right-of-way, and details for funding public art. 2. That the developer submits a final exterior 9uilding materials list, typical wall section, 51 architectural specifications, and a complete color rendering far review and approval of the Design Review Board, prior to submittal of an application for a building permit. 3. That the developer submits a rooftop mechanical equipment plan for review and approval by the Design Review Board prior to the issuance of a building permit. All rooftop mechanical equipment shall be incorporated into the overall design of the lodge and enclosed and visually screened from public view. 4. That the developer posts a bond to provide financial security far the 125°lo of the total cost of the required off-site public improvements. The bond shall be in place with the Town prior #o the issuance of a temporary certificate of occupancy. This includes but is not limited to the proposed streetscape improvements. 5. That the developer shall be assessed an impact fee of $5,x00 for the net increase in p.m. traffic generation as determined by the Town of Vail Public Works Department, as addressed in Attachment J of this memorandum. Ttie Public Works department has calculated the fee to be $1,05,000 far the additional 217 trips generated by the project due to the impact on the level of service on the adjacent road network- This impact fee shall be applied to South Frontage Road improvements and may be offset by other traffic improvements. 6. The applicant shall receive all the required permits from the Colorado Department of Transportation prior to submitting for a building permit. 7. That the approval of the conditional use permits and text amendments are not walid unless an ordinance approving the associated special development district amendment request is approved on second reading. 8. That the developer shall commence initial construction of the Crossroads improvements within three years from the time of its final approval at second reading of the ordinance establishing Special Development District No. 39, and continue diligently toward the completion of the project. If the developer does not begin and diligently work toward the completion of the special development district or any stage of the special development district within the time limits imposed, the approval of said specie[ development district shall be void. The Planning and Environmental Commission and Town Council shall review the special development district upon submittal of an application to reestablish the special development district following the procedures outlined in Section 12-9A-4, Vail Town Code. 9. That the developer addresses the written final comments of the Town of Vail Public Works Department outlined in the memorandum from the Town of Vail Public Works Department, dated December 9, 2004, prior to submitting an application to the Town of Vail Community Department for the issuance of a building permit for this project. 10. That the developer receives an easement from the Town for those improvements which would be located within Town of Vaii property along East Meadow Drive an Village Center Road. 11. That the developer provides a public easement and plan for insuring the usage of the plaza for public events to the Town prior to first reading of an ordinance to adapt the proposed Special Development District. 52 12. That the developer participates in the overall loading and delivery system with the 5- bay loading and delivery system which. is being established by the Town with participation of several other private property owners. 13. That the developer provides deed-restricted housing that complies with the Town of Vail Employee Housing requirements (Chapter 12-13} for a minimum of twenty-two (22}employees generated by the redevelopment of Crossroads, and that said deed- restricted employee housing shall be made available for occupancy, and that the deed restrictions shall be recorded with the Eagle County Clerk & Recorder, priorto issuance of a Temporary Certificate of Qccupancy for the Crossroads project. The required Type I! or Ili deed-restricted employee housing units will be regulated by the Town of Vail Employee Housing requirements (Chapter 12-13}. The applicant shall purchase and deed restrict the employee housing beds prior to requesting a temporary certificate of occupancy. The units purchased must be approved as acceptable by Town staff and deed restricted as Type I I or III units depending on the zone district in which they are located and by the appropriate review process. 14. The movie theaters, bowling alleys, and other entertainment. facilities located below grade on the Crossroads site shall not be changed substantially in use without an amendment to the SDD. This condition ensures the uses remain a public benefit and is not intended to restrict the operation and modification of uses over time. 15. The first floor retail space boated at plaza level shall not be utilized for general office uses. The second floor retaiB space may be utilized for any allowable or conditional use as listed in the CSC zone district. No space noted as retail space shall be converted to a residential dwelling unit. Temporary real estate sales offices may be allowed on the first floor during the first two years following the issuance of a certificate of occupancy in order to allow effective sales of dwelling units on-site. Text Amendments: The Community Development Department recommends that the Planning and Environmental Commission forwards a rec©rnrnendation of approval with a condition for the text amendments to.Town Council based upon the criteria in Section Vlli of this memorandum and the findings below, Should the Planning and Environmental Commission choose to approve the applicant's requests, staff recommends that the following condition: That the proposed definition of the term "bowling alley" be revised to state the following: 80WL1lVG ALLEY.° A recreation and entertainment facility where fhe sport of bowling takes place. A bowling alley may also include accessory entertainment facilities acrd uses such as.' eating and drinking faciliPies, retail shops, night clubs, arcade facilities, billiards, ping gong, darts, meeting rQOms, and similar uses. Should the Planning and Environmental Commission choose to approve the applicant's request, staff recommends that the following findings be made as part of a motion: 53 1. That the amendments are consistent with the applicable elements of the adopted goals, objectives and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town; and 2. That the amendments further the general and specific purposes of the zoning regulations; and 3. That the amendments promote the health, safety, morals, and general welfare of the town and promote the coordinated and harmonious development of the town in a manner that conserves and enhances its natural environment and its established character as a resort and residential community of the highest quality. Conditional Use Permits The Community Development Department recommends that the Planning and Environmental Commission approves with conditions the applicant's requests for a conditional use permit to allow for the construction of an outdoor operation of the accessory uses as set forth in Section 12-7E-5 (ice skating rink); a major arcade to include indoor entertainment; a theater, meeting rooms, and convention facilities; multiple-family dwellings and lodges; and a private club to allow for the establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Code, located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Viilage Filing 1. Staff's recommendation of approval is based upon the review of the criteria described in Section VIII of this memo and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve the applicant's requests, staff recommends that the following conditions: That the parking club be limited to 172 spaces and that the parking spaces within the club shall be leased not sold fee simple. The maximum period of a lease shall be one year. The applicant shall return through the appropriate review process if it is desired to condominiumize the parking and sell the excess spaces. Should the Planning and Environmental Commission choose to approve the applicant's request, staff recommends that the following findings be made as part of a motion: That the proposed bcations of the use is in accordance with the purposes of the conditional use permit section of the zoning code and the purposes of the district in which the site is located. X, 2. That the proposed locations of the use and the conditions under which it would be operated or maintained would not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 3. That the proposed use would comply with each of the applicable provisions of the conditional use permit section of the zoning code. ATTACHMENTS A. Vicinity Map B. Bringing People Back To Vail: Crossroads Redevelopment Dated December 13, 2004 54 I D. E. F. G. H. I. J. K. L. • Reduce plans of the proposal dated December 8, 2004 Planning and Environmental Commission Minu#es September 13, 2004 Planning and Environmental Commission Minutes October 25, 2004 Planning and l=nvironrrmental Commission Minutes November 8, 2004 Vail Village Master Plan: Land Use Plan Memorandum from Jeff Winston dated October 6, 2004 Vail Village Master Plan: Conceptual Building Height Plan Public Works memo dated November 4, 2004 Public Notification Commercial square footage analysis prepared by the applicant r • 55 Ata~lysis .. ................ ..e.,............ ComAlex Retail SF A&D Tower 4,b3(} ~ Bell Tower 6,950 Casino Building 3,749 Christiania 1,000 Covered Bridge 8,803 P;o(~stc~ ' Creekside 9,136 j~p,car~+D Crossroad's West 40,531 ~,~~rtnc~ Cyron's 5,434 Fitz. Scott Building 900 Gallery Building 5,247 Gastof Grams 14,011 Golden Peak House 6,581 ~ Crore Creek Plaza 7,146 Hill Building 8,056 Lodge at Vail 17,982 Manor Vail 4,200 1 McBride Building 22,640 Mill Creel{ Court 3,553 ()ne Vail Place 2,691 Plaza Lodge 14,000 Red Lion Building I3,b43 ~ Rucksack 4,52$ Sitzmark. 11,929 ~ Slifer Building 638 ~ Sonnenalp 9,506 Vail Village lnn 44,361 Village Center 14,127 tiVaf l Street 7,37I Total 293,343 • Shopping and Dining are the 2~`~ most attractive features of Vail for visitors • Range of retail sales in Vail Village - $165/sf to $1,4501sf, Average retail sales in Vail Village - $224,~sf • Range of retail space in Vail Village - 250sf to 8,057sf; Average retail space - 1,858sf. • Art Galleries -Average Sales of S400sf • Gift Stores --Sales Range of $250sf to $400sf • ,Iewclry Store-,Average Sales of $1000s#~ • Sports Retail -Average Sales of $230sF • Apparel Retail -Sales Range of $800 to $1,400sf • Mast Leases are Five-Year Leases with only a ldandful of Stores Reporting Tcn-Year Leases. • Retailers report that the biggest threat to Vail is a "stale" retail envirotunent. Retail & Restaurant Space by Use "Type SF • The Bavarian and Tyrolean architectural styles of buildings along with the "public-space" r envirotnnent created by public art and monLUnents positively impacts the shopping experience for visitors. Retail -Food ~ 11,350 Retail -Apparel 32,682 Retail -Sport 60,135 Retail - .Tewelry 8,951 Retail -Gallery 1 24,032 Retail - ©ther 18, t 95 Food & Beverages ~ 64,092 Nightclubs ~ 8,563 of Total 4.6% 13.4"/ 24.644 3.6b%a 9.040 7.4% 26.2/4 3.5°to I ~J Attachment: L • • • Mauriello Planning Group December 13, 200+ Planning and 1=nvironmental Commission c/a Warren Campbell, AICP Senior Planner Town of Vall 75 South Frontage Road Vatl, Cp 8 I C20 Re: Crossroads k~edevelapment Project Dear Col~missianers: The Crossroads design team has spent the past five weeks working with the Town staff, Jeff Winston, and neighbors to respond to the Issues raised by the PFC at the last hearing on November 8. We have made significant changes to the height and mass of the building as well as the architectural theme of the building, which we believe addresses the concerns of the PAC, At the end of our worksesslons with staff and Jeff Winston we believed we had addressed ail issues to their satisfaction. In your review of the pra~ect we ask that you consider the following bulleted Issues: i CSC Zone District The CSC zone district was created In I ~6`~ and has changed little since. The Vall Village Master PEan (VVMP) was adopted in 199© and identifies the Crossroads property as High Density Residential (3/4 of site) and Mixed Use (I /4 of Site) and building heights of 6 stories on north half or site and 4 stories an south half. It is obvious from the Town's master plan that the zoning is out of pace with the master plan. Nate that the Vail Plaza hotel exceeded the VVMP recommended number of stories by 2 stories. PO BQx 1127^Avon, CC) 81fi20.Office: 970-748.4920^Fax: 970-748-0377^Cel[: 970-376-3318^mauziell~ u~comcast.net • [7ens~ty The CSC zoning d~str~ct I~mits density to I ~ units per acre. 'however, all adjacent zone districts and zonting throughout the Vail Village allows 25 units per acre. Crossroads +s proposed at 28 units per acre which ~s con5~stent with the Vail Village Master Plan direction of high density residential. • Peaked Roof Forms The Crossroads project has been designed with north/south gable roof forms rather than a steady and cont~nuaus east/west roof ridge, When ridges are run north/south ~n this fashion on a sloping site there will be some peaks that are tall. The pos~teve aspect of the Crossroads roof farms ~s that they are more like architectural projections that fall away c~u~ckly to eaves that are 20' lower than the peaks. If you consider the peaks and valleys of the roof design, the bu~ld~ng height on the north elevation of the bu~ldmg averages less than the ridge of the Four Seasons. • 6u~lding 1leight Reduced The peaks of the structure were reduced in height by 6' ~n the center portion of the building, i ~' on the east and west sides of the building, and 28' along Fast Meadow Dave. The eave I]ne along Meadow Drive ~s now 35' ~n height (versus 45" today). The northwest corner of the building was cut back ~0' from the west property I~ne at the 5th and 6th stories to create a better relationship to VVI Phase 3. The ridge at the northwest corner is now only 19' taller than the VVI Phase 3 building. It should be noted that the Frontage f~oad rises 6' from the VVI to the northwest corner of Crossroads. • Arch~tecturaf Character The architectural character and retail character have been modified to be more Bavarian and Alpine. The staff and Jeff Winston believe the architecture is now appropriate and will be refined by the DRB. • Public Benefits t]utwe~gh Deviat~on5 The public benefits of the Crossroads project are s,gnif~cant and unparalleled by any other project. We believe the precedent being set by this project is the level of attention to public benefits and ~mplementat~on of the Vail Village Master Plan. It has been suggested that some of our uses are not public benefits but commercial profit centers yet hotels ~n and of themselves are considered a public benef7t. As we all know, hotels charge to stay the naght_ It is a fact that the commercial uses being provided at Crossroads cannot pay back the costs necessary to create them and therefore will not otherwise be developed on their own. If 2 Crossroads doesn't build these needed uses, who well? here ~s our list of public benefits: o f~ acre public plaza with an ice rink. This land could otherwise be developed with building mass, but we thought ~t more important to let the Town's publFC space to spill over (or "encroach") on the Crossroads site to create a significant public gathering Space. o Increase in the Town's annual revenues of $2 m111fon. Compare this to l=our SeaSOn's with an increase of $ I .2 million and Vail Plaza w7th an increase of $ I . 18 million. 0 6Q,Qa0 sq. ft. of retail and restaurant space sn heart of Town. 0 4 large movie theaters below grade. 0 20,flOQ sr~. ft. famFly arcade and banquet facility below grade, 0 20,000 sq. ft. bowling alley (I fl-lanes) and sports bar below grade. a 504 parking spaces, l 5D of whech will be annually leased. These parking spaces will create excess capacity in the Town's parking structure thus allowing mare of the public to park within a parking structure. o >=nclosed loading and delivery facility which removes trucks from the Town's pedestrian streets, o Reconstructed streets adjacent to site which include high quality pavers, heating, and landscaping bung constructed and funded I DD`3/o by Crossroads. o New landscape medians and heated 5~dewalk on South Frontage road. o New publlGly acce55~ble restrooms at pedestrian level. © 8u~ld~ng will buffer new public plaza and other areas of Vail Village from traffic noise produced by the interstate • 3 We believe this protect along vuith the public benefits being proposed outweigh any deviations from zoning being cited by staff, It ~s clear from the Town's planning documents and the uses and densities allowed by zoning on adtacent properties that the GSG zoning district as applied to the Crossroads site is outdated. The proposed SDD for this site reflects the intensity of use as promoted by the Vail V~Ilage Master Plan. The protect implements nearly every goal set by the Vail Village Master Plan and therefore alCows you to recommend approval of this protect. Sincerely, ~~~~ Domintic F, Maunelio, AICP Principal • 4 ~'~A~~FiLMFESTNAL ^eu~ 4'ork 217 L1sl 2~'"d Street ~tiii~ ?.i. derv `t"c~rlc, N4' 1[tt110 Vail f .C}, i3c~x 7~7 Vail. CCl ~f b57 Ph: 97Cz. 33.~)t~~:~5 I7:~y~Ja~r 1., 2~i~~ ~'~ter ~r~sa~~~~ c0'~ ~c~x~~irYi+c 1~w~~~rn~~lo ~~~~uie~~a ~'~~irs~ ~~ ~' bow 1:~2~ _~wars, ~ p6Zt~ R~: V~e6 Fil~atl Feriv~.,I J~~,ar Ise€~a Thy y~-~i $ar .~~ c~pg~a~u-ti~ rt3 rr~vi~~.T € ~-~ropos~ tevc. ~a~~~~o t gm~~.€ for assra.~ac~s. T"htis ~~ve~~o~~~~s s~.~e~ic$ ~erfl~~~ €~ `~~ ~>~r~~ exc.F~=rr~ Ear fi.~~ ~Jt"~rcarE ~f. ~'.-~a~. e -r 6 9~is ~~a~. yarn a.~>~aa~, ~~~e r-a.~-~a~~ ~-:~ ~ ~~cts~~~~d rl ~t~ V~~ii Fi, 9r-~ ~°.~ r~~ ~~.~ ~ ~~~.r ;~. tur~~ ~~.~t ~; 9 ~ ~: ~. 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Group, LLC Fox Higgins Transportation PCj Box 1127 PO Box 19768 Avon,. CO 81624 Boulder, CO 84348-276$ 970-748-49.20 343-559-9411 Design Architect Revenue Consultant Barnes Coy Architects Steve Thompson PO Box 763 Innovative Financial Strategies Bridgehampton, NY 11932 34215 Highway 6, Suite 205 631-537-3555 Edwards, Colorado 51631 970-926-OS 18 Production Architect Davis Partnership Construction 1Vlana~ennent 0225 Main Street, Unit C101 English & Associates, Inc. Edwards, CO 51632 12 Vail Road, Suite 700 970-926-89b0 Vail, CO 51657 970-479-7500 Table of Contents Chapter Pale I. Introduction 1 II. Existing Conditions ~' III. Detailed Project Description and Zoning Analysis 9 A. Project Site and C3wnership 9 B. Proposed Uses `~ C. Building Design 14 D. Commercial Floor Areas l6 E. Residential Floor Areas 16 F. Parking 16 G. Parking Leasing 17 H. Access and Circulation 17 I. Loading and Delivery 19 J. Density 20 K. Building Height 2~ L. Setbacks vera e Sit C M ~1 ~~ g e o . N. Landscape ArealStreetscape 23 O. Employee Housing 24 P. Text Amendment for Bowling Alley 25 Q. C?ff--Site Public Improvement Plan 25 R. Condominium Rental I'rograx» ~~ N. Public Benefits of Project 30 V. Special Development District -Standards and Criteria 32 VI. Conditional Use Permit -- Review Criteria 37 VII., Text Amendment for Bowling Alley -Review Criteria 4~ VIII. Comprehertsive Plan Goals and Direction `~~ Appendix; Revenue Analysis Retail Analysis ~. Yntt-oduction A. Summary of Request "Bringing people back to Vail" is a slogan the project team developed early during the brainstorming of the program and design of the Crossroads redevelopment plan. That statement truly reflects what this plan will achieve for the Town of Vail. In considering the numerous development scenarios for this site, the owner envisioned a project that gives back to the community by providing uses, spaces,. and facilities that are needed to spark the economy of the Town and which might nat otherwise ever be developed unless funded by the Town government. This exceptional project will act as an anchor within the Vail Village and will attract locals and guests year-round resulting in a vibrant retail experience throughout the East Meadow Drive area and the village as a whole. The proposed project will generate millions of dollars in property and sales tax revenues for the Town coffers. We believe the nld saying "if you build it they will come" describes exactly what this project will do for Vail. This proposed reinvestment in the Vail Village will also help Vail compete with other local and regional resorts that are spending tens of millions of dollars to update and redevelop. These significant improvemenu to the economy and infraseructure of Vail will help Vail and the ski area maintain its #1 ranking as a ski destination. The Crossroads redevelopment project is being submitted as a Special Development . District {SI}D) to implement "creativity and flexibility" as stated in the purpose of an Sf7D. The proposal removes ane of the Town's largest eyesores and replaces it with world-class architecture and a list of public amenities and benefits that is not rivaled by any other project in the Town. The public amenities and benefits include: • An increase in annual sales and property tax revenue from the current of $179,;200 to the proposed figure of $2.1 million (not to mention RETT tax contributions of $2.3 million plus)(see revenue report in appendix); • 504 subsurface parking spaces (in excess of Town Code per TOV staff ; Underground Entertainment Complex including: 0 4-Screen a~aovie theater with stadium seating (largest capacity and highest quality on Western Slope); 0 10- lane bowling alley and sports barfnight club; o Family arcade of 20,000 sq. ft. including a restaurant facility; o Indoor climbing walls of 24' in height; • Outdoor Ice Skating Rink for public skating in winter/water-recreation feature in the spring and summer months; ...... Crossroads Redevelopment Mauriello Planning group, LLC * New public plaza of t/s-acre (24,000 sq, ft.) in the heart of Town far public gatherings and events that occupies approximately 20% of the property; + Public accessible restrooms at the pedestrian level; • 60,000 sq, ft. of new high duality retail and restaurant space at the pedestrian level and one floor above; • Theaters, entertainment caznplex, and condominiums will be marketed to ' large corporations for retreats, seminars, and corporate outings; + Removal of skier parking from South Frontage Road on busy days by allowing use of Crossroads parking facility surplus parking spaces); • Relocated loading and delivery docks (Frontage Rcad access) available to adjacent properties; • New streetscape and pedestrian irnprovernents on all sides of site including landscape medians in the South Frontage Road; • Buffering of I-74 highway noise from the pedestrian areas south of the project. The project also includes the construction of 7b residential dwelling units (down from SS units in the original proposal) in a world-class structure where the building mass and height is concentrated along the South Frontage Road in what appears as a series of buildings. This project is giving the Town the opportunity to reverse the downvalley trend and bring locals and guests back to Vail. This can. be achieved without the Town spending a dime. This is the first project in Vail that truly gives back to the community more than it takes. The fallowing elevations have been revised to reflect the change to the architectural theme and reduced building height. Crossroads Redevelopment lvlauriello Planning Group, LLC •i • i ....;.:. r; '~,»~ ~_ ((~~ ~1 soon r.•AUee ^.~~ .envy soar evw weune ~, ...,.. ~, ~~ C13Oa~R,(IA~iS ~, ~' ~~~ ~~ ~.L= .~ °« ~... Feat Yeeae~ Or~.• ~3F z ~~ ~~ ~" -~ -- ll -- _~4 ~ . j .. .~.. nom asr~ soon neeeeae ^e.a .... • e~ ~.os Crossroads Redevelopment Mauriella Planning Groin, I.I_C ~~.~ .,~,. ..,,.- „~,_ .,~..- .~_, .,~.. .. ..~._,_. .,.- ,~_ .'"'- ,,,_ .,.,,._ ,.- .~~... aaanes for ARQ,.~ctil~ 4 • ~ ~ ~~ ~-~i. ~ r ._C-,j ,~~~'. Cr-v-, 3-._ . ;ice.. .. .-.:«r-^ 4..:'.-...~"L_.. ~~, _ Height Comparison cif Previous Proposal to Current North Elevation I Previous Height • ~, •. _ _ _ "•t " s _ ~ RRR777 'r i VIk4AGE INN PLA7J~ VNL PL.A2A F{p~ (3ATEINAY RbUNpJIBOUt Frontage Road Elevation Comparison (Road Rises 16' from Gateway to Crossroads} • Crossroads Redevelopenent Maurello Planning Group, LLC 5 Height Comparison of Previous Proposal to Current West Elevation II. Existing Conditions A. Zone District The Crossroads property is zoned Commercial Service Center (CSC). The Crossroads property is the only site in Town that was originally zoned CSC in 19b9 (Later the Gaxeway Building and the West Star Bank Building were rezoned CSC, bath are SI7D's). The CSC zone district was created in 1969 (©rdinance No. 7) and was amended in 1973 to read as it does today. The zone district, as with the property itself, has not been updated in over 30 years. Subsequent to the zoning of the Crossroads property in 1990 the Town adopted the Vail Village Master Plan. The master plan recommended uses and intensity of uses exceeding that of the zoning on the property. For example, the cx~aster plan recommended that three-quarters of the Crossroads property be developed as High Density Residential and one-quarter of the property be developed as Mixed Use commercial. The plan also recommended buildings heights at 5-6 stories along the South Frontage Road and 3-4 stories along Meadow Drive. The CSC zone district was never amended to reflect these recommendations of the Master Plan. The proposed Crossroads project implements these policies rather than blindly following the outdated development parameters of the CSC zone district. The proposed project maintains the underlying zoning but utilizes the creativity and flexibility vested in the Special Development District to encourage and permit deviations from the underlying district in light of the public benefits being proposed and in light of the direction provided in the Vail Village Master Plan. ,~. Existing Development and Uses The Crossroads property was originally developed in the 1970's as a mixed use comrrkercial and residential development. The current uses on the site generate a total of $180,000 in annual property tax and sales tax compared to the conservative estimate by Steve Thompson of approximately $1 to $1.5 million in Town revenues with the proposed redevelopment. The following, is breakdown of the current uses on-site: • Retail and Restaurant 43,650 sq. ft. « Theater « office « Storage « Candominiums « Surface Parking Structured Parking 6,300 sq. ft. 13,SO0 sq. ft. ~,ooa sq. ft. 22 units 106 spaces 92 spaces Crossroads Redeve~oprnent 6 Mauriello Planning Group, LLC • Existing Eave Line at 4F' ~.J -. ' f ' 'vs`~.~„'~4'~r;~~'?!?t 3~1. ti~ F4 v ~ ! ~ ?"«~' ~..... s ~ ~,. '` ..<a r t ~,' ~P~i~4-'~u^°'~, ,.~~~ ~.,~-. ;. ~ F Crassroads Redevelopment 7 Mauriello Planning Graup, LLC Existing West Building. Fronting Meadow Drive Existing North Buiiding and Parking Lot • M1 1 t.~' ,. r.. ~. ,.. _. .,,... _. Existing Frontage Road Elevation x • III. Detailed Project Description and Zoning analysis A. Project Site and Ownership The Crossroads property, located at 143 East Meadow Drive, contains 2.643 acres of land. The site is bounded an the north by the South Frontage Road and I-?(}, on the east by Village Center Road, on the south by East Meadow Drive, and on the west by .. the Vail Village Inn. The site is now awned by two LLC's managed by Peter Knabel. All of the condominiums are either awned by the applicant ar are under contract for sale to the applicant. B. Proposed Uses The Crossroads redevelopment project will more than double the amount of retail and entertainment uses an the property. The plan was developed as a package that provides substantial benefits and revenues to the Town, needed outdoor plaza and gathering spaces, and entertainment uses that create excitement and activity within the village. The following is a breakdown of uses by location in the property: 504 below grade panting spaces. There are 14y parking spaces provided in excess of Town requirements far the uses proposed an-site and which may be used by the public (as calculated by Town Staff}. A lease parking program is being proposed for some portion of the eess parking spaces which will alleviate parking demands on the Town's public parking structures. • Level minus 2 (below grade - 4-screen movie theater with stadium seating. 'I'he largest of the four is twice the size of the largest theater in Edwards and the smallest is 2Q seats less than the largest one in Edwards. ~ Level minus 2 (below grade -Entertainment complex with billiards, video games, restaurant/bar, meeting roams, etc.. similar in concept to a Dave and Buster's facility. Crossroads Redevelopment Mauriella Funning Group, LLC • Family Arcade l,~acility CS{t)SSRpl1p5 „+a n:a.+oo~ ~ww ~wma~+u~ers.ro~rrm o .. ... caws rma.x n..+a9 An su yeG~S y ~-._-~ Two Story Atrium Movie Theater Complex Crossroads Redevelaprneeit Mauriello f'lannin~ Group, LLC Lowest Level of Project - 45'+helow S, Frontage Road 10 C 1 a-Lane Bawling Alley • ~ROSSROA$$ _i Sparts BarlNight Club .-._ ~paspo owao Our f.uaar ptiuy ~R- AR{7iCTEC75 Level Minus 3 Below Grade Level minus i (below grade) - 10-lane bowling alley and large sports bar. The sports bar becomes a night club later in the evening and includes a dance floor and stage fc~r a band. Crossroads Redevelopment Mauriello Planning Group, LLC 11 • Retail Shops and Restaurants Acccss to rJVI ~: ~,~ ~~~ . ~~ ~ - aauns ~~ ~ ._ ~:~,~~~~ Public Restrooms Open Plaza of'iz-Acre ~''~ ~ .. g~ Plaza Level -Meadow Drive Level • Street Level (Meadow Drive) ~z6,320 sq. ft. of high quality retail and restaurant space facing south to a new plaza with, great solar access including space for a grocery store. • Street Level {Meadow Drive) -New Tee rink/summer' water feature/f©untain within a new 1 /2-acre plaza. This plaza has been designed to work. together with the T'own's right-of-way to form a new large gathering place for events. A new bus stop is proposed on the west end of the plaza lelow the cantilevered portion of huildin~. Crossroads Redevelopment Mauriello Planning Group, LLC -- Example of Retail Character i2 Level 2 (one level above Meadow Drive) - 34,644 sq. ft. of :retail, restaurant, and office space. This space is connected by a wide exterior walkway with a series of stairs to and from the street level. • Leve13 (2~"~ level above Meadow Drive and at Frontage Road elevation) - Condominiurn units, lobby area, landscaped residential terraces, and pool. Alpine Bank is also located on tlaiis level and within the parking structure on the level below. • Level 4 and above -Condominium Units. ,~ I ...., r ,..~... ~"" :~°`~'~ Retail S1~ops ~ , ;~:- -~ And Restaurants _,_: ,` ~`~ - ~~ ~ ..,. ~- ~~ _ 4 W ~~+ ~~ • l (, w` . Ice Rink ~, -:. e_. _ .._ . n f~ i• .~.,.~..v~os ~~ ~~ i Escalator Access to Entertainment Complex Crossroads Redevelopment Mauriello PlarAning Group, I.I.C Revised Access to Site One level above Meadow Drive 13 The following is the list of uses as characterized by the CSC zone district: • Retail Shops • Restaurants • Bars and Nightclubs • PrafessionalOffices * Financiallnstitution • Outdoor Skating Rink • Indoor Entertainment (Major Arcade} • Bowling Alley (text amendment} • Movie 'T'heaters • Meeting Roams • Multiple Family Residential • Private Parking Club Use by Right Use by Right Use by Right Use by Right Use by Right Accessory Use Conditional Use Canditional Use Conditianal Use Conditional Use Conditional Use Conditional Use C. Building Design The praposed architectural theme of the building has been re-designed based on comments received through the planning process. We believe the changes have improved the overall project design. The proposed building design and materials were developed with careful consideration of the alpine mountain environment, location of the property on the periphery of the village and bordering Interstate 70, and the high quality of architectural treatment that the town strives for. `l"he design is characterized as a forward looking expression of European alpine heritage and more contemporary forms. Images of lodges, ski chalets and village centers of Austria and Switzerland, that hold such timeless beauty and charm, gave inspiration to the appearance of the project. The vernacular of the project reflects features of craftsman revival style. Architectural details yield the look of handcraftsmanship, exposed beams, rafter tails, log columns, and braces turn construction details into built-in ornamentation that tie the design back to the earth and to the history of the log and timber architecture of the west. • (Jne important aspect of this building includes simple roof forms that are oriented north south, thus breaking the overall massing into a collection of smaller forms. The continuous movement and undulations of the ground plane and facade create visual appeal and are sympathetic to the scale of a mountain village. Crossroads Redevelopment lq Mauriello Planning Group, LLC The building is composed of a rich mixture of high quality building materials including: • Partial South Elevation Crossroads Redevelopment Mauriello Planning Group, LLC Stacked stone base; `load siding (non-flammable material); heavy steel and wood bracing; Large turned lag elements; Dark zinc accent siding; Prarninent decks; and Standing seam zinc roof. Partial West Elevation 15 D. Commercial Floor Areas 'I'he commercial floor area can be divided into six categories: retail, restaurant, service, office, entertainment (including bowling}, and theater. We have placed the restaurant, office, and retail floor area together because until the final leasing is complete, we are unsure of the final mix. In the parking section we made an assumption as to the potential Unix. The gross floor areas are approximately: Retail (above grade, promenade): 32,071 sq. ft. Retail/Restaurant (above grade, plaza): 27,715 sq. ft. Sub-total 59,786 sq. ft. Theaters (including concessions, restrooms, $OH): 13,149 sq. ft. Retail (below grade w/theaters): 1,209 sq. ft. I~ntertainment (below grade w/Atrium): 42,448 sq. ft. Sub-total 56,$4b sq. ft. Total Cross Floor Area (excluding circulation) 116,b32 sq. ft. E. Residential Floor Areas The grass residential floor area of the site which does not include common areas such as circulation, parking, and pool areas is approximately 219,830 sq. ft. (down from .235,500 sq. ft. in the original plan). Residential floor area is an area of deviation from the underlying zoning however is consistent with the designation of High Density Residential per the Vail Village Master Plan adopted 20 years after the zone district was established. F, Parking Below is a table documenting the parking requirements for the proposed Crossroads redevelopment. The proposed development plan includes a total o$ 504 parking spaces which is in excess of Town requirements by approximately 150 parking spaces. Refer to the Town staff memo for the final parking requirement and number of excess spaces. As tenants occupy the Crossroads project and net floor areas are used to document parking the number of excess spaces will likely increase. Any excess spaces will be used by the owner for a leased parking program. The parking lot will be operated with a fee structure that will allow the public to park on-site. This private parking facility will essentially free up parking within the municipal parking structures thus. improving the Town's ability to accommodate skier and Vail Village parking. The owner will work with the Town to remove skier Crossroads Redevelopment 16 1Vlauriello Planning Group, LLC parking from the South Frontage Road on busy days by alloying skier parking on- site. It should be noted that several parking spaces were eliminated in order to accommodate public restroom facilities on-site. G. Parking Leasing Overview: The owner of Crossroads will utilize the surplus parking spaces provided on-site as part of a parking club where parking spaces will be leased on a yearly basis. As currently planned the parking lease program will utilize all of the surplus parking provided on the site- Leasing Concept: The leasing program club will be operated as a right to use leasing club with all of the parking spaces remaining in the ownership of Crossroads. No parking spaces within the program will be sold. The parking program will be managed and operated by the owner/applicant ar owner's designee. The owner may delineate specific spaces for program as necessary to manage the leasing program. The owner may designate space in the building for locker rooms ar other facilities for lease holders. Use of Leased Spaces: In order to allow successful operation of the parking facilities at Crossroads and to also benefit the Town's overall parking supply, leased parking spaces when not in use may be used by customers of and visitors to Crossroads. Therefore, the owner will be able to maximize the use of the parking facilities on the property and avoid large numbers of unusable parking spaces.. 1Y. Access and Circulation The primary vehicular access paint for the project is located along Village Center Road near the current curb-cut. The street alignment, grades, and stacking space are drastically improved over the existing condition. There is a Porte cochere far the residential condominiums accessed from the South Frontage Road for dropping off and picking up of guests. According to the traffic report provided, the adjacent roads ways will still operate within acceptable levels of service. Crossroads Redevelopment Mauriello planning Group, LLC 17 • Fire Truck Staging ~; ..... _.. _ 1 ~~. >~..,. .:: ~~ ~ _. ..` ~ `~ rr . E i i , ~ _ A I ~ y ~ ~i . i ~ ~-~~ , . l I _.._ ___.._ 'IY~ ttC4[~0 c5 k o ~-"r t~ f f9 ~ '~ S i~ ~ Porte Cochere -- Residential Use Qnly __.. Crossroads Redevelopment. Mauriello PPanning Group, LLC V q v ~ i ~CGeSS t0 All Parking ...... 9pRf1E5 CC1Y ARQis i [s.3.~ 1S s..~.....,.~..... Porte Cochere • DCIIVEI"Y Fc1(;Illty _.____~ '"~ , ..-~ ~ ~~ ~~ / i ~ ~~k ~+: ~ :~-.... ~~ ~, I Qe mss ws ~,, .- •°. %Y I. Loading and Delivery 's~,~ .i ..• ° The Zoning Regulations require a certain number of loading berths be provided based on the uses being proposed. For a mixed-use facility such as the Crossroads redevelopment project, the maximum number of loading spaces that the regulations require is five loading berths. The proposed plan provides five formal loading berths and opportunity for ladditional UPS style loading spaces within the Porte cochere. All of the loading for the site is accessed directly from the South Frontage Road per the Vail Village Master Plan direction. The entire loading facility is enclosed thus reducing the noise of trucks being unloaded and eliminating any visual concerns. The desire to enclose the loading facility has generated much of the need to encroach upon setbacks in this area of the site. The loading and delivery facility will operate as part of the overall Vail Village dispersed loading pragram. Crossroads Redevelopment Mauriello Planning Group, LLC 19 J. Density Density is expressed as the number of residential dwelling units per acre of land. The proposed development plan includes 76 residential units {down from 85 in the original submittal). That results in a proposed density of 28.7b dwelling units/acre. `1'he CSC zone as currently codified district allows 18 dwelling units/acre (the Vail Village Master Plan suggests the site should be developed at high density residential). By way of comparison, the CC2 zone district (across the street at Village Center} allows 25 dwelling uniu per acre, the PA zone district (Sonnenalp) allows 25 dwelling units per acre, the Vail Village Inn underlying zoning allows 25 dwelling units per acre, and the density allowed in I.ionshead is 35 dwelling units/acre. The Vail Village Master Plan indicates the Crossroads site as being suitable for high density. This is an area where the proposed plan deviates from the underlying zoning however meets the intent of the Vail Village Master Plan. K. Building Height Tlie Crossroads redevelopment plan was developed around the idea of creating a large urban plaza in the center of East Meadow Drive. The concept was to extend the intersection of East Meadow Drive and Willow $ridge Road into the Crossroads site in order to provide a venue for community events and gathering spaces for the general public. Additionally, the project was conceived as a retail center and a family entertainment complex. These community aspects of the project have required that the mass of the buildings be forced to the edges of the property on the north, east, and west. The result of creating this large urban plaza is the buildings are taller on the edges of the property. The proposed Crossroads building varies in height on the lower end from 58' at the peak of the building along Meadow Drive (35' from the save ' line). By way of comparison, the existing peak along Meadow Drive is approximately 50' and the cave line is approximately 45'. The perceived height along Meadow Drive will be less than the existing building due to the revised pitch of the roof. The height of the north west corner of the building closest to the VVI Phase 3 building is proposed at approximately 83' from. finished grade. Sy way of comparison, the elevation of the uppermost ridge an the VVI building is 8,251' whereas the ridge of the proposed Crossroads structure closest to VVI is at 8,270.17' for a difference of 18.97'. Vra'hen you consider that there is an increase of 6' in the based grade along the South Frontage Road from the west side of the Crossroads building and the upper mast ridge of the VVI Phase 3 building the actual difference in building height is only 12.97'. The difference in building height is equivalent to approximately one story. If you consider that the VVI Phase 3 building has 7.5' ceiling heights and that if that building were redeveloped today without adding a single dwelling unit, the building would likely add 12' in building height just to break the building to today's quality standards. Crossroads Redevelopment Mauriello Planning Group, LLC z0 The highest peak of the building (the central peak of the building) as measure from finished grade along the South. Frontage Road is proposed at approximately 94.81' and the eave line is at G1'. As one moves along the frontage of the building the peaks drop down to a height on the 45 degree roof forms on the east and west ends of the building ~-ith roof peak heights of 84' and an eave height of 53' to finished grade along the S. Frontage Road. The Vail Village Master flan supports the concept of allowing taller buildings along the periphery of the Village adjacent to the South Frontage Road. The Town has implemented this concept with its approval of the Vail Plaza Hotel and the Faur Season's project with buildings in the 89' to 99' height range. This is an area where the proposed plan deviates from the underlying zoning but complies with intent of the Vail Village Master Plan. The Vail Plaza Hotel is developed in an area. designated by the Vail Village Master flan for 3-4 story buildings and yet was approved with a 6 story structure. The Master Plan designates the north half of the Crossroads site as appropriate for 5-b stories. If you extend the logic used on the Vail. Plaza Hotel the Crossroads site is appropriate for 7-8 stories. The portion of the Crossroads structure on the north half of the site is b '/z stories. L. Setbacks The building setbacks, as proposed, vary greatly over the site. Setbacks range from 140' along Meadow Drive to 0' in other areas. In order to develop a creative design for this site that responds to the topography and to the adjacent uses and to „ . implement the Vail Village Master flan policies, the standard 20' was used as a guideline. What emerged from the design is amulti-faceted building without continuous flax or straight walls along any property line. The only portion of the site where there is an adjacent property owner is along the west property line. Great care was taken in this area to provide generous setbacks where adjacent buildings eatist especially at upper levels of the building. The other approach that was used on this project was to vary setbacks as the building moves up in height similar to the step- backs found in the 1'=.ionshead guidelines. • in the underground portions of the building, the proposed building is being constructed near or over the property line in order to maximize parking and proposed community uses. The subsurface portions of the building that encroach on the Town's right-of-way are located along Fast Meadow Drive and Village Center Road. The proposed encroachments have no impact on the actual paved street. We believe that given the need for the encroachments {parking and community uses) these encroachments can be allowed by the Town by easement or other legal instrument. Setbacks are an area of deviation from the underlying zoning. Crossroads ftedevelapment Mauriello Planning Group, LLC 21 • • ,Single 'Story Encroachment Na Encroachment on 5'~' and 6th Stories .. :----- .. ...~ _ W. ~ -~ . ~ ~f- '~ r~ ~ \ ~i E i ~,~ ,, ~ q ~ _. ~F f ~. ' ~... ,., _ ~ ' f ,_ a _~ ' ~ l.,p'; tl i "'.~ ~ ~,: -' __ ,~ C("~ g~ i i ~ ~ !~ ~, ~ ~, '~ ~ ~ .•` f. -- -.,, ~~ .. _ `~J. // .. _.. ~, t µ - ~l_~. - cp`- ~[~s'' "~`, ,`~~ ~'BUL[D1NG DIAGRaW { fa1eR d BuWUy Beyad 20' Set~edcr BARNES CI)Y' rr: i•.ieer /ARC}u.evra o. d.aaevar.+~a~atrs Setback Encroaehmeztts oz~ West Side of Site Since the 1'`~Tovember 8, 204 hearing the portion of the Crossroads building on the north west corner of the site adjacent to the VVI Phase 3 building was cut back 20' at the 5`h and 6`h stories further improving the setbacks between the two buildings and how the building relate to one another (see graphic above}. M. Site Coverage Site coverage is a measure of building footprint to total lot area, A strict interpretation of the definition of site coverage would also include improvements located below grade such as structured parking. Under the strict interpretation of site coverage the proposed plan is at 100/o building coverage due to the subsurface improvements. If subsurface improvements are excluded and the site is looked at from the pedestrian's perspective the site development is proposed at 65'°fo. '1"he CSC zone district limits site coverage to 75"/0 of the fatal site area so the project is well below the standard {due to the extensive plaza space provided onsite}. Crossroads Redevelopment Mauriello Planning Group, LLC i2 N. Landscape Area/Streetseape The Crossroads redevelopment project is located within the urbanized area of the Town. The site today contains only a minimal level of landscape treatment. The proposed plan was developed with the Town's pedestrianized character in .mind and the Town's desire for a large public plaza as expressed in the Streetseape Master flan and the Vail Village Master Plan. As such the bulk of the open areas on the site are high quality hardscape areas rather than landscaped areas. The proposed plan meets the requirenment for total landscape area but varies from the percentage required to be softscape. The plan includes strategically locates planters and pots with trees and other vegetation to create a soft feel within the plaza area. • ",.;~ ,: C9 ~' F -- - I~~,N~avcmcnts Landscape Plan • Crossroads Redevelopment 23 Mauriello Planning Group, LLC • ©. Employee Housing The Town.. of Vail has required the owners of new and redeveloped projects to provide employee housing far the incremental increase in the number of e,nnplayees generated by a project. The 'f'awn, to-date, has never codified this requirement or the formula used by staff to determine the requirement. We have applied the formula traditionally used by the Town staff to this pr©ject while taking a credit far the existing uses located on the property. The formula below generates the need for 22 employee beds. The applicant will provide deed restrictions for dwelling units located within the Towzt of Vail reflecting the required number of beds prior to the issuance of a TCO an the project. • • Employee Housing Analysis Exisfing Crossroads Development RetaillService Commercial Grace ry Restaurant Night Glut} ProfessionalfOffice Bank Multiple-Family Units Theater Proposed Crossroads Development RetallService Cammerc'raUQfiiee Grocery Restaurant Night ClublBar Bank Multiple-Family Units Arcarle* Theater* Bawiing* Sq. Ft. 22116 6240 5549 7000 20000 2748 or TOV Formula Units 22 1000 Total Sa. Ft. or Units 48, 684 3,275 10,238 8,290 3,250 7E 1000 1000 1000 Tote 1 Formula 0.0050 0.0015 0.0050 0.0015 0.0050 0.0025 0.1000 0.0050 Formula 0.0050 0.0015 0.0050 0.0015 0.0025 0.1000 0,0050 0.0050 0.0050 Gross Employees 110.58 9,3f 27.75 10.50 100.OD s.87 2.20 5.00 272.26 Gross Employees 243.42 4.91 51.19 12.44 8.13 7.60 5.00 5.00 5, 00 342.68 Net Increase in Gross Employees 70.43 34°1o Reduction FactorlTotal to provide housing for 21.1 Note: #I)ue to the extensive floor areas required for the bawling alley, arcade, and movie theaters, the area used for the generation of employee housing was reduced to 3,Oa0 sq, ft. total (1,0700 sq. ft. per use). These numbers were verified in discussions with potential operators. Crossroads Redevelopment Mauriello Planning Group, I..I.C 24 • P. Text Amendment for Bowling Alley The zoning code does not currently define a bowling alley or list it as a permitted. or conditional use in any zone district. The proposal includes an amendment to the Zoning Regulations to provide a definition of a bowling alley and list a bow ling alley as a conditional use in the CSC zone district. The proposed definition is as follows: BOWLING ALLEY: A recreation and entertainment facility where the sport of bowling takes place. 11 bowling alley inay also include accessory entertainment facilities and uses such as eating and drinking facilities, retail shops, night clubs, arcade facilities, billiards, ping pong, darts, meeting rooms, and similar uses. Q. Off Site Public Improvement Plan In addition to the public benefits presented in the following section, a public improvement plan has been provided. This plan clearly delineates the offsite innprovements being proposed by the applicant and the financial responsibility for each area shown on the plan. MF{49YOv R .~a,. ~~.V' wu.awwiax _~ .... ~ vx 6ARNES l9Y s Off Site Public Improvement Plan • Crossroads T~.edevelopment Mauriello Plannir<g Group, LLC 25 Purpose and Intent: In addition to all of the other public benefits (i.e., theater, bowling alley, parking, loading and delivery, ice rink, public plaza, restrooms, improved TOV revenues, etc.) resulting from the redevelopment of the Crossroads property, this document identifies all of the physical public improvements and financial contributions being proposed with the project in its proposed form. Proposed Improvements: Frontage Road Medians -The applicant proposes to design, construct, plant, and install irrigation in the proposed South Frontage Road medians as shown on the proposed Public Improvement Plan, subject to CDOT approval. Once completed and accepted by the `T'own of Vail, the Town of Vail will be responsible for maintaining the medians and supplying water for irrigation. 2. Roadway Improvements -The applicant proposes to remove the existing turn- lane to Village Center Road and provide curb and gutter along the Crossroads frontage of S. Frontage Road, Additiaztally, the applicant proposes to narrow Village Center Road, install curb and gutter along the entire Crossroads frontage, provide streetscape pavers, and snowmelt the entire street as shown on the public improvement plan. The heating system will be installed by the applicant but the Town of Vail will provide the heat source and fund the operation of this snowmelt system. See plan for details. 3. Sidewall;s - The a licant ro ose pp p p s to design and construct sidewalks (with snowmelt along the Crossroads frontage of Village Center Road and S. Frontage Road as shown on the proposed plan. The applicant will assume the operating cost of snow melting these sidewalks. All sidewalk maintenance will be the responsibility of the Town, 4. streetscape Improvements -The applicant proposes to design and construct the streetscape improvements located outside of the Crossroads property as shown on the public improvement plan. The applicant also proposes to design and install the snowmelt system within the public right-of--way. The Town of Vail will be responsible for the ongoing operation of the snowmelt system and shall provide its own heat source for the system- A portion of the streetscape improvenrfents are within an area of responsibility of the Swiss Chalet/One Willow Place project. The One Willow Place project shall be responsible for paying its required share of these streetscape improvements. Some areas of streetscape improvements encroach upon adjacent properties. If the Town olatains permission for these streetscape improvements on these properties, Crossroads will fund and construct these improvements as indicated in the plan. s S. Crossroads Plaza -The applicant will construct all of the plaza and streetscape improvements shown on the Crossroads property. This plaza will contain a Crossroads Redevelopment Mauriello planning Group, LLG 26 !~ snowmelt system operated and maintained by the applicant. The plaza and ice rink will be open to public access. 6. Art In Public Places -Upon approval of the Crossroads project by the Tawn of Vail, the applicant will work with the AIPI~ board to establish a public art program for the Crossroads project. Some of the public art improvements may be in the form of other streetscape improvements already indicated in the public. improvement plan (i.e., paver material and design, benches, water features, light fixtures, etc.). The applicant proposes to fund at least X250,000 in public art improvements. R. Condominia~m Rental Program Intent: The condominium rental program is being developed by input and direction from Stan Cope who has mare than 30 years of experience with successful rental programs. The rental program is focused on three main goals, which have proven successful for Stan at the Lodge Tower, as well as numerous other high. quality, tourist oriented properties: 1. Owner asset management; 2. Owner rental income; and • 3. Owner's personal usage and satisfaction. When these three goals can be achieved, Cando owners in a large condominium projects will rent units voluntarily. Currently, 75% of the units in the Lodge Tower rent. and the renting owners yield 63% of the gross rental revenue. In summary, the key to achieving the above goals is to emulate the management of a fine, high quality, luxury hotel. The management program is a hospitality program above all else. On-site management and management offices are a necessity. Top level services need to be provided to renting guests and owners alike. Great service and a first class property will attract the kind of clientele that not only can afford a fine resort but will respect the property of others. Owners become proud of being part of the resort and have confidence that their asset is being well cared for while producing a painless, welcome income to off-set their ownership expenses. The level of service to be offered includes daily or twice daily maid service, 24-hour desk and concierge, bell and valet staff, local transportation service, pre-arrival activity, ski and grocery service and premium rental equipment. An in-house maintenance staff not only quickly provides for guests needs but corrects problems in units before they become a major problem and expense to the renting owner. Owners become confident that their arrival will be hassle free and as enjoyable as a vacationing guest in spite of a renting guest occupying their unit the night before. Crossroads Redevelopment 27 Mauriella Planning Groug, LLC • The final piece to encourage owners to rent is creating a financial structure that strongly re~.vards owners that rent. The cost sharing structure between the Homeourners' Association and the Rental Program needs to be an integrated program that equitably balances all of the services being offered to owners and renters alike. Properly and efficiently designed, owners will be financially rewarded for renting instead of carrying the service costs for all owners, as is the case in many condominium hospitality programs. Strategies for successful asset and rental management: Client asset management. Condo owners are reluctant to rent their homes if they perceive that their asset is at risk from damage, theft, or other property degradation. When there is proper staffing to allow for daily inspections of property and proper assurance of damage replacement, condo owners feel more comfortable renting their homes. Crossroads will employ an adequate staff to insure proper property supervision and inspection to _• the highest level of quality. Daily maid service is made available to owners and automatically provided for guests in order to provide convenient service to the guests as well as a supervision mechanism far the management of the property. If the property is managed at the highest level of quality then owners feel comfortable allowing their asset to be utilix.ed. Crossroads plans to manage the property at the highest level of quality with 2~-hour on-site management, security, and client services, 2. Client rental income. Condominium management can be an expensive non-deductible expense for condo owners. The Crossroads rental program will be structured similar to that of the Lodge 'd`ower where the overall condominium ownership expense can easily be offset by the income generated by the rental program. Additionally, condominium owners can expect net rental income reaching b3°/r, of the total revenues from renting one's condominium. Personal. usage and satisfaction. Probably the most important aspect of a rental program is flexibility. Some owners will purchase a condominium in Vail far personal use as a higher priority to rental income. Having ones home available when one wants to use it is extremely important to the success of a rental program. An owner does not want to feel trapped by committing to certain days or weeks. To create flexibility owners are asked to set aside dates they think they may be in Vail and dates they know they will not. Owners are able to check back frequently with changes to schedules. Additionally, Crossroads Redevelopment Mauriello Planning Group, I.I.C 28 management staff stays in close contact with owners when bookings are being made to make sure the owners usage is not being infringed. upon. Based on Stan's experience working at the Lodge Tower, we believe that at least 50 of the 76 proposed condominiums will be successfully rented. This exceeds the predictions utilized in the revenue analysis prepared by Steve Thompson who assumed only 30% of the units would be rented. Amore detailed management program will be developed in the coming months. Key Elements of Rental Program: • 24 hour front desk and concierge • High level of service to unit owners • Fee structure allowing those participating in rental program to offset management and maintenance fees and obtain rental ir_come • Daily .maid service available/required. • Full-time management/rerxtal staff located on-site • Food service delivery available from on-site restaurants • Full-time on-site. security • Active marketing program for rental units locally and nationally • Participation in national condo rental/exchange club • Crossroads Redevelopment ~9 Mauriello Planning, Group, LLC IV. Public ~3enefits of Project As stated in the introduction, the list of public benefits. being proposed by this project is extensive. Not only are the direct community benefits such as the ice rink and tl-ie entertainment complex included in the list, but also the more indirect benefits of redevelopment in and of itself. "I'he list below includes all of the direct and indirect public and community benefits this project has to offer the Town of Vail; • An increase in annual sales and property tax revenue from the current collection $18Q,Ofl0 to the proposed figure of $2.1 million (not to mention RETT tax contributions of $2.3 million plus}; • 504 subsurface parking spaces (in excess of Town Code}; + Removal of skier parking from South Frontage Road on busy days by allowing use of Crossroads parking facility (surplus parking spaces); • Underground Entertainment Complex including: © 4-Screen movie theater with stadium seating (largest capacity and highest quality on 'W'estern Slope); 0 10- lane bowling alley and sports bar/night club; o Family arcade of 20,0[}0 sq. ft. including a restaurant facility; o Indoor climbing walls of 24' in height; • Outdoor Ice Skating Rink for public skating in winter/water-recreation feature in the spring and summer months; • New 1/2-acre public plaza space in the heart of Town for public gatherings and events that occupies approximately 20% of the ~...,yerty; • Public. accessible restroorns at the pedestrian level.; • 60,000 sq. ft. of new high quality retail and restaurant space at the pedestrian level and one floor above with reasonable rents; • Theaters, entertainment complex, and condominiums will be marketed regional residents and to large corporations for retreats, seminars, and corporate outings; • Relocated and enclosed loading and delivery docks (Frontage Road access} available to adjacent properties; Crossroads Redevelopment Mauriello Plarirrirrg Group, L.LC 30 • New streetscape and pedestrian improvements on all sides of site and within the public right-of--way including landscape medians in the South Frontage Road; • Buffering of I-7D highway noise from the pedestrian areas south of the project; Spin-off economic impacts from visitors of the entertainment complex spending dollars at area restaurants and shops; • New and improved architecture raises property values in surrounding area; • The creation of a new "attraction" within the heart of the village that complements skiing and summer outdoor activities without competing with these activities; • Avenue that will compliment the proposed conference center in Lionshead by providing accommodations and amenities far conference goers. • r; Crossroads Redevelopment 31 Materiello Planning Group, LLC V. Special Development District ~ Standards and Criteria "The purpose of the special development district is to encourage flexibility and creativity in the development of land in order to promote its most appropriate use; to improve the design character and quality of the new development with the Town; to facilitate the adequate and economical provision of streets and utilities; to preserve the natural and scenic features of open space areas; and to further the overall goals of the community as stated in the Vail comprehensive plan.' The following design criteria are used by the Town in the evaluation of a Special Development District. The proposed Crossroads redevelopment plan adequately addresses each of these criteria. Below is a summary of how the project implements each of these criteria. .Please note that the entire application and submittal materials for the Crossroads Redevelopment address the criteria below in addition to the summary provided. A. Compatibility; Design compatibility and sensitivity to the immediate environment, neighborhood and adjacent properties relative to architectural design, scale, Bulk, building height, buffer zones, identity, character, visual integrity and orientation. Our Analysis: 1'he proposed Crossroads redevelopment plan was designed to be compatible with the mountadn environment and the new trends alpine architecture. While the site is not located in the area regulated by the Vail Village Urban Design Guide Plan, most of the recommendations and goals of that plan are implemented by the proposed development plan. 'The site is located on the periphery of the village adjacent to the South Frontage Road. The Vail Village Master Plan recommends taller buildings be concentrated along the Frontage Road and step down toward the village care. The proposed structures follow this guideline. The site is also being redeveloped in the context of recent approvals made by the Town on adjacent sites. The Vail Plaza Hotel and the Four Season projects have both been approved following the same general concept of taller buildings along the Frontage Road.. However, the Crossroads project, unlike the other two, focuses more of the building bulk and mass along the Frontage Road in order to maintain a large public plaza (1/2-acre in area) along the south side of the site. The proposed plan provides generous setbacks to adjacent development located to the west of the site and the buildings are oriented. to help maintain views in the area. The building was also designed to appear as several building forms. The roof ridges were turned north south to prevent a long continuous roof ridge running Crossroads Redevelopment Mauriello Planning Group, LLC 32 east west across the site which. has been fairly common on other redevelopment projects. There are no major flat roofs proposed on this structure. The materials are of the highest quality and include Telluride Gold stacked stone, strip sandstone (laid on side), wood-like siding, dark zinc roof and siding elements, timber arches and bracing, rolled logs, heavy deck rails, planter boxes, and proportional glazing. The proposed materials are such high duality that maintenance is minimally required. The building was designed to stand the test of time and to respond to the Rocky Mountain climate and harsh conditions. A statement from the Lionshead Master Plan sums up our belief about new Vail architecture: "the architectural language...should strive Co reinterpret its heritage and look to the future, instead of simply mimicking the past." The design of the building also creates an identity to stimulate visual interest and help anchor the East Meadow Drive area of Vail as a sought after destination. The design will help draw people to back to Vail and. East Meadow Drive in particular. The proposed development plan is compatible with the area. The site is located across the street from the Sannenalp redevelopment project and adjacent to the Vail Plaza Hotel redevelopment project. While the proposed building will not be the same scale as the existing three to six-story structures that make up the remainder of the Vail Village Inn (VVIj, the plan recognizes the long-term need to redevelop the remarmng portions of the VVI to a scale and quality reflective of current trends. S. Relationship: Uses, activity anti density which provide a compatible, efficient and workable relationship with surrounding uses and activity. Our Analysis: The East Meadow Drive area is characterized by residential, lodging, and commercial development. The Vail Village Master Plan recognizes this area of Town as mixed-use commercial and high density residential The proposed redevelopment plan responds to the uses already developed in the neighborhood and also provides a high duality mix of uses along East Meadow Drive. The proposed project provides an increase in retail and restaurant space, a new entertainment and recreation complex which does not exist in Vail, new public plaza spaces and amenities, and high quality residential development. The proposed uses will anchor this portion of the Vail Village and generate activity` that will not only benefit the retail shops at Crossroads but all of the businesses in the surrounding area. The parking provided on this site will generate pedestrian traffic to all areas of East Meadow Drive and the village core. CrassroarLs Redevelopment 33 Mauriello Planning Group, LLC The proposed project creates a compatible, efficient, and workable relationship with surrounding uses and activities. C. Parking and Loading: Compliance with parking and loading requirements as outlined in Chapter 10 a6 this Title, Our Analysis: The proposed redevelopment plan meets or exceeds all of the parking and loading standards found in Chapter 10 of the Zoning Regulations. Please refer to other sections of this report and the proposed development plan for details an parking and loading. D. Comprehensive Plan.: Conformity with applicable elements of the Vail Comprehensive Plan, Town policies and urban design glans. Our Analysis: '1"he proposed Crossroads redevelopment plan complies with all relevant master planning documents and `T'own policies. The plan also complies with relevant sections of the Urban Design Guide Plan; however, this plan is not applicable to this site. Please refer to section VII of this report for a comprehensive review of the Town's master planning documents and policies that are implemented by this plan. E. Natural andlor Geologic Hazard: Identification and mitigation of natural and/or geologic hazards that affect the property on which the special development district is proposed. ~Jur Analysis: There are no natural or geologic hazards existing or mapped by the Town an the Crossroads site, F. Design Features: Site plan, building design and location and open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. Our Analysis: The Crossroads site has been developed for more than 34 years and therefore there are na natural features on the site and little in terms of vegetation. The proposed project was designed to reflect mountain alpine architecture, the alpine climate, and quality demanded by the Town. The project was also developed around the master plan direction and the community desire to extend a public plaza into the site. The proposed plan includes a large opera plaza (nearly 20% of the area of the entire site}. 'T'his I/2-acre plaza will Crossroads Recievelopm°nt 34 Maurtello Planning Croup, LLC improve the Town's ability to accommodate outdoor gatherings and events. The proposed landscape plan introduces additional trees and vegetation in meaningfuA locations throughout the site to improve the aesthetics of the site and the surrounding. area. G. Traffic; A circulation system designed for both vehicles and pedestrians addressing on and off-site traffic circulation. C?ur Anal~rsis: The Crossroads project has been designed to address three major issues within the Town: availability and adequacy of parking; pedestrian circulation and gathering; and loading and delivery. Along-standing goal of the Town is to remove loading and delivery entering the Crossroads site through E. Meadow Drive and require access directly to the South Frontage Road. The proposed plan includes a new, enclosed loading dock facility that is accessed directly front the South Frontage Road. The loading facility includes five loading berths, the maximum required by the Town Code for amixed-use facility. The loading dock also includes a trash facility for the project. The loading dock provides access to grade on the west side of the site to allow for use by merchants an adjacent sites. All of the parking for the site is accessed from Village Center Raad, All of the parking is located below grade with S04 fatal parking spaces. The control gate for the site is located deep within the garage to prevent cars from stacking into Village Center Road. Cars exiting the facility cue within the parking structure, thus preventing any blocking of traffic on Village Center Road. Additionally, there is a ports ca~chere along the South Frontage Road for residential guests arriving at the size. T'he pone cochere will provide temporary pickup for guests and valet parking. A traffic report is included in the Environmental Impact Report (EIR) for this project. This report indicates that all roadways adjacent to the site have excess capacity upon completion of this redevelopment project. There is no need for major roadway improvements due to the traffic generated far the proposed uses on-site. There is na vehicular access proposed to the East Meadow Drive frontage of the site. The pedestrian improvements associated with this site are extensive. Pedestrian access is provided on all adjacent roadways and between the VVI project and the Crossroads site. The applicant is proposing a significant public. plaza on the site that will allow for pedestrian traffic and public gatherings. Crossroads Kedevelopment Mauriello Planning Group, LLC 35 I-i. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features, recreation, views and function. Cur Analysis: The Crossroads project is currently developed with buildings, structured parking, and surface parking. There is very little existing landscaping on the property. The site is located within an urban setting which presents challenges in terms of providing landscape areas and materials. Retail, plaza areas and gathering places, and pedestrian walks all compete with landscape improvements. However, the proposed redevelopment plan for Crossroads provides significant landscape materials in strategic locations which do not interfere with retail store fronts or needed gathering spaces. The proposed hadscape areas of the site provide an aesthetic quality not currently existing in the area. The proposed development plan and landscape plan optimize the site as a gathering space, a recreation complex, and as a place to sit and view the surrounding urban fabric. I. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development district. Our Analysis: The project is proposed to be developed in ane phase, Permits for demolition and excavation will be pursued prior to a full building permit being issued for the project. A condominium plat will be required prior to C© of the project. Crossroads Redevelopment 1Vlauriello Planning Group, LLC 3b 'VI. Conditional Use Permit -Review Criteria Before acting on a conditional use permit application, the Planning and Environmental Commission (PEC} shall consider the factors with respect to the proposed conditional uses of a major arcade (family entertainment and bowling alley}, movie theaters, meeting rooms, and multiple-family dwellings: A. The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. Our Analysis: The proposed conditional uses will have little, if any, negative impact on the above referenced issues. The proposed redevelopment plan provides residential density within the urban core of Vail adjacent to the Town's transportation center, along the in-town shuttle route, and adjacent to the South Frontage Road (the major vehicular traffic route through the town}. Adequate parking is 'being provided on the site to serve the uses proposed and Help relieve the Town's parking storage at key times of the year. Given the types of uses being proposed there is no impact on the need for schools and parks within the . Town. The proposed site for which the conditional uses are being proposed provides extensive recreational amenities including a large public plaza, an outdoor ice rink, a bowling alley, and a recreation and entertainment complex. All of the necessary public facilities are already in place to serve the proposed project as the project is a redevelopment of an urban in-fill site. Any naadificatians to public utilities or facilities are 'being accommodated in the proposed development plan. B. Effect upon traffic with particular reference to congestion, autornotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the street and parking areas. Our Analysis: The proposed redevelopment plan will improve the overall traffic and circulation around and on the site. Loading and delivery is being located along the South Frontage Road where it will have the least impact to the pedestrianized areas surrounding the site. Pedestrian safety is being improved with the addition of sidewalks and public plaza spaces. All parking is being located underground and all pedestrian areas are being heated so there is no need far traditional snow removal from the site. The parking areas and access • Crossroads Redevelopment 37 Mauriello Planning Group, LLC ways are all being developed within the 'I"oven's standards to allow for sufficient flow and maneuverability. C. Effect open the character of the area in which the praposed use is to be located, including the scale and bulls of the proposed use in relation to surrounding uses. ©ur Analysis:. The praposed Crossroads redevelopment plan. was designed to be compatible with the mountain environment and the new trends in alpine architecture. While the site is not located in the area regulated by the Vail Village Urban Design Guide Plan, most of the recommendations and goals of that plan are implemented by the proposed development plan. The site is located on the periphery of the village adjacent to the South Frontage Road. The Vail Village Master Plan recommends taller buildings be concentrated along the Frontage Road and step down toward the village core. The proposed structures follow this.. guideline. The site is also being redeveloped in the context of recent approvals made by the Town on adjacent sites. The Vail Plaza Hotel and the , Four Season projects. have both been approved following the same general concept of taller buildings along the Frontage Road. However, the Crossroads project, unlike the other two, focuses more of the building bulk and mass along the Frontage Raad leaving a large public plaza (1/2-acre) along the south side of the site. The proposed plan provides generous setbacks to adjacent development located to the west of the site and the buildings are oriented to help maintain views in the area. The building was also designed to appear as several building forms. The roof ridges were turned north south to prevent a long continuous roof ridge running east west across the site which has been fairly common on other redevelopment projects. There are no major flat roofs praposed on this structure. The materials are of the highest quality and include Telluride Gold stacked stone, strip sandstone (laid on side}, wood-like siding, dark zinc roof and siding elements, timber arches and bracing, rolled lags, heavy deck rails, planter boxes, and proportional glazing. The proposed materials are such high quality that maintenance is minimally required. The building was designed to stand the test of time and to respond to the Rocky IVlountain climate and harsh conditions. A statement from the Lionshead Master Plan sums trp our belief about new Vail architecture: "the architectural language...should strive to reinterpret its heritage and look to the future, instead of simply rnirnicking the past." .7 Crossroads Redevelopment 38 Mauriello Planning. Group, LLC The design of the building also creates an identity to stimulate visual interest and help anchor the East Meadovr Drive area of Vail. '1'he design will help draw people to back to Vail and specifically East Meadow Drive. The proposed development plan is compatible with the area. The site is located across the street from the Sonnenalp redevelopment project and adjacent to the Vail Plaza Hotel redevelopment project. While the proposed building will not be the same scale as the existing two-story structures that make up the remainder of the Vail Village Inn (VVI), the plan recognizes the long-term need to redevelop the remaining portions of the VVI to a scale and quality that reflects current trends. • Crossroads Redevelopment 39 Mauriello Planning Groin, LLC VII. Text Amendment for Bowling Alley -Review Criteria Before acting on a text amendment to the honing Regl~lations, the Planning and Environmental Commission shall evaluate the following criteria: 1. The extent to which the text amendment furthers the general and specific purposes of the zoning regulations. Our Analysis: The proposed amendment will allow bowling alleys to exist within the Town of Vail. Bawling alleys are common within most communities and should be accornmadated within the Town of Vail. 2. The extent to which the text amendment would better implement and better achieve the applicable elements of the adopted goals, objectives, and policies outlined in the Vail comprehensive plan and is compatible with the development objectives of the town.. Our Analysis: The proposed amendment will allow bowling alleys to be considered subject to a conditional use permit within the CSC zone district. The Vail Land Use plan specifically recommends the establishment of °`entertainment facilities" within the Vail Village to promote evening activities. The proposed amendment is consistent and compatible v~~ith the caning Regulations and the Land Use flan. 3. The extent to which the text amendment demonstrates haw conditions have substantially changed since the adoption of the subject regulation and how the existing regulation is no longer appropriate or is inapplicable. Our Analysis: This criterion is not applicable to the proposed amendment. The extent to which the text amendment provides a harmonious, convenient, workable relationship among land use regulations consistent with municipal development objectives. Our Analysis: The proposed amendment will allow bowling alleys to be considered subject to a conditional use permit. I'he text amendment will allow the PEG to evaluate the i Crossroads Redevelopment Mauriello Planning Group, LLC 90 '~ relationship of the proposed bowling alley with respect to adjacent uses and the Town's development standards. The proposed amendment will allow for a harmonious, convenient, and workable relationship among land use regulations. L~ Crossr©ads Redevelopment 41 Mauriello Planning Group, LLC V~~I. Comprehensive Plan Goals and Direction The Town's master planning documents have been analyzed with respect to the proposed redevelopment project, $elow is a list of the Town's guiding documents followed by a Iist of goals and objectives that are consistent with. the proposed redevelopment plan. Items listed in italics are of particular importance to the proposed redevelopment plan. A. Vail Land Use Plan 1. General Growth/Development. 1.1 Vail should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. 1.2 The quality of the environment including air, water and other natural resources should be protected as the Town grows. 1.3 77~e quality of development should be maintained and upgraded whenever possible. 1.4 The original theme of the old Village Core should he carried into nezzr development in the Village Core through continued implementation of the irlrban Design Guide Flan. 1.5 Commercial strip development of the Valley should be avoided. 1.12 Vail should accommodate most of the additional growth in existing developed areas ~infill areas,. 2. SkierfTourist Concerns 2.1 The community should emphasize its role as a destination, resort while accommodating day visitors. 2.2 The ski area oTUner, the business corrzmunity and the `own leaders should work together closely to make existing facilities and the Town function more effectively. 23 The ski area owner, the business community and the Town leaders should work together to improve facilities for day skiers, 2.4 7?~e community should improve summer recreational and cultural opportunities to encourage summer tourism. Crossroads Rer)!evelopment 42 Mauriello Planning Group, LLC • Z.5 The rnmmunity should improve non-skier recreational options to improve year- round tourism. 3. Commercial 3.4 Commercial growth should be concentrated in existing commercial areas to accommodate both local and visitor needs. 3. S Entertainment oriented businesses and cultural activities should be encouraged in the core areas to create diversity. More night time businesses, on-going events and sanctioned "street happenings"should fie encouraged. 4. ''Village CorelLionshead 4.1 Future commercial development should continue to occur primarily in existing commercial areas. Future commercial development in the Core areas needs to be carefully controlled to facilitate access and delivery. 4.2 Increased density in the Core areas is acceptable so long as the existing character of each area is preserved through implementation of the Urban Design Guide flan and the Vail Village Master Plan. 4.3 The ambiance of the Village is important to the identity o£ Vail and should be preserved. (Scale, alpine character, small town feeling, mountains, natural setting, intimate size, costn©politan feeling, environmental quality). 5. Residential 5.1 Additional residential growth should continue to occur primarily in existing, plotted areas and as appropriate in new areas where high hazards do not exist. 5.3 Affordable employee Dousing should be made available through private efforts, assisted by limited incentives, provided by the Town of Vail, with appropriate restrictions. 5.4 Residential growth should keep pace with the market place demands for a full range of hauling types. 5.5 The existing employee-housing base should. be preserved and upgraded. Additional employee housing needs should be accommodated at varied sites throughout the community.. Crossroads Redevelopment 43 Mauriello Planning Group, LLC b. Community Services b,1 Services should keep pace with increased growth. b.~ The Town of Vail should play a r©le in future development through balancing growth with services. 6.3 Services should be adjusted to keep pace with the needs of peak periods. • Crossroads Aeder~~elopment 44 Mauriella Planning Group, LLC • B. Urban Design Guide Plan -Limited Atanlicability The VVMP designates those areas that are subject to the Urban Design Guide Plan. As shown on the znap below, only the frontage (first 10' or so) of the Crossroads property is subject to the Urban Design Guide Plan policies. ~~~ ~~ F Area Included in Urban Design Guide Plan Master Plan Terms • Crossroads Redevelopment Mauriella Planning Group, LLC 45 C. Vail Village Master Plan (VVMP') The Vail Village Master Plan was adapted in 1990. The plan is intended to guide the 'T'own in developing land use regulations and policies far coordinating development by the public and private sectors. The Master Plan taken as a whole is a general guide for development and redevelopment activities in the Vail area. 1. Land Use Plan '1'he Land Use Plan found in the VVMP recommends mixed-use commercial and znediumlhigh density residential uses for the Crossroads site. The high density residential development is recommended along the South Frontage Road, along a portion the Village Center Road, and adjacent to the Vail Village inn project. The proposed Crossroads redevelopment plan matches this recommended development pattern. The proposed plan is consistent with these designations. See map below. • Crossroads Redevelopment Mauriello Planning Group, LI.C ti - _ '-°-~ 46 VVMP -Land Use Plan 2. Open Space Plan The Open Space flan recommends that a plaza space be created in the current parking lot of the Crossroads site. The proposed redevelopment includes a plaza that is larger than that proposed by the VVMP. See map below. • Recommcndcd Plaza Space 3. Parking and Circulation Flan ~. ; The Parking and Circulation Plan indicates the need for a pedestrian connection to the WVI project and to the Town's parking structure. Additionally, the plan recommends a sidewalk along the Crossroads frontage of the South Frontage Road. The proposed Crossroads redevelopment plan provides for all of these pedestrian connections as well as pedestrian improvements to E. Meadow Drive and Village Center Road, The proposed redevelopment plan implements this plan. 4. Building height Flan The Building Height Plan recpmrnends taller buildings along the South Frontage Road and lower buildings along East Meadow Drive. The building height plan is a guiding plan and does not canstitute a zoning liunitation, 'The proposed plan concentrates the taller portians of the buildings along the South Frontage Road and has. limited building mass elsewhere on the site due to the proposed pedestrian plaza which takes up nearly 40% of the site. The proposed building heights are cansistent with the approvals granted to the Vail Plaza Hotel and the Four Season Hotel site. The proposed. redevelopment plan is consistent with the intent anal guidance provided by the building height plan. Crossroads Redevelopment MaurieLlo Planning Group, LLC 47 VVMP -Open Space Plan 1 5. Action Plan Policy 1-6 states that the Crossroads property should be improved with the addition of a new pedestrian plaza where the current parking area is located today. The policy also requires that all parking requirements be met on-site and loading and delivery to the site be accessed from the South Frontage Road. The policy recommends a strong building edge on ,l~,ast Meadow Drive with the necessary and customary streetscape improvements. The proposed Crossroads redevelopment plan implements this policy to the fullest extent. All of the required parking is located below grade, a new pedestrian plaza is being created, the loading and delivery functions are accessed from the South Frontage Road, and the streetscape around the entire project is being improved. Policy 1-7 states that Village Center Road should he redeveloped in order to help prevent cars from accessing the pedestrian areas of Vail. The policy also requires that pedestrian access improvements be made to this road. Thee. proposed redevelopment plan for Crossroads implements this plan by narrowing the roadway and providing sidewalks for pedestrians, A significant landscape buffer is also being provided. 6. Goals Goals for the Vail Village area are summarized in six major goal statements. The goal statements are designed to establish a framework, or direction, for future development of the Village. The goals, along with the established objectives and policies are to be used in evaluating a proposal during the development review process. The following goals, objectives, and policies are consistent with the proposed redevelopment plan: Goal ~1 Encourage high quality redevelopment while preserving the unique architectural scale of the Village in order to sustain its sense of comtr-unity and identity. 1.1.1 Policy: Development and i:nn.provement projects approved in the Village shall be consistent with the goals, objectives, policies and design considerations as outlined in the Vail Village Master Plan and Urban Design Guide Plan. 1.2 Obrective: Encourage the upgrading and redevelopment of residential and commercial facilities. 1.2.1 Policy: Additional development may be allowed as identified by the action plan as is consistent with the Vail Village Master Plan and Urban Design Guide Plan. Crossroads Redevelopment 48 Mauriello Planning Group, LLG 1.3 Objective: Enhance new development and redevelopment through public improvements done by private developers working in cooperation with the Town. 1.3.1 Policy: Public improvements shall. be developed with the participation of the private sector working with the Tawn. Goal #2 ~'o foster a strong tourist industry and promote year-round ecanotxxic health and viability for the Village and for the community as a whole. 2.1 Objective: Recognize the variety of land uses found in the 10 sub-areas throughout the Village and allow fnr development that is compatible with these established Iand use patterns. 2.1.1 Policy: The zoning code and development review criteria shall be consistent with the overall goals and objectives of the Vail Village Master Plan. 2.3 Qbjective: Increase the number of residential units available for short-term, overnight accommodations. 2..3.1 Policy: The development of short-term accommodation units is strongly encouraged. Residential units that are developed above existing denszty levels are required to be designed or managed in a manner that makes them available for short-term overnight rental. 2.4 Qbjectve: Encourage the development of a variety of new commercial activity where compatible with existing land uses. 2.4.1 Policy: Commercial infill development consistent with established horizontal-zoning regulations shall be encouraged to provide activity generators, accessible green spaces, public plazas, and streetscape improvements to the pedestrian network throughout the Village. 2.5 ©bjective: Encourage the continued upgrading, renovation. and maintenance of existing lodging and commercial facilities to better serve the needs of our guests. 2,5,1 Policy: Recreation amenities, common areas, meeting facilities and other amenities shall be preserved and enhanced as a part of any redevelopment of lodging properties. Crossroads Redevelopment IVlauriello Planning Group, LLC 49 2.5.2 Policy:, The Town will use the maximum flexibility possible in the interpretation of building and fire codes in order to facilitate building renovations without compromising life, health and safety considerations. 2.6 Objective: Encourage the development of affordable housing units through the efforts of the private sector.. 2.6.2 Policy: Employee housing shall be developed with appropriate restrictions so as to insure their availability and affordability to the local work force. Goal #f3 To recognize as a top priority the enhaxxcenaent of the walking experience throughout the Village. 3.1 Objective: Physically improve the existing pedestrian ways by landscaping and other improvements, 3.1.1 Policy: Private development projects shall incorporate streetscape improvements (such as paver treatments, landscaping, lighting and seating areas}, along adjacent pedestrian ways. 3.1.2 Policy: Public art shall be encouraged at appropriate locations throughout the Town.. 3.1.3 Policy: Flowers, trees, water features and other landscaping shall be encouraged throughout the Town in locations adjacent to, or visible from, public areas. 3.2 Objective: Minimize the amount of vehicular traf#ic in the Village to the greatest extent possible. 3.2.1 Policy: Vehicular traffic will be eliminated ar reduced to absolutely minimal necessary levels in the pedestrianized areas of the Village. 3.3 Objective: Encourage a wide variety of activities, events and street life along pedestrian ways and plazas. 3.3.1 Policy: The Town encourages a regulated grogram of outdoor street activity in predetermined locations throughout the Village. 3.3,2 Policy: outdoor dining is an important streetscape feature and shall be encouraged in commercial infill or redevelopment projects. Crossroads Redevelopment Mauriello Planning Gr©up, LLC 50 3.4 Objective: Develop additional sidewalks, pedestrian-only walkways and accessible green space areas, including pocket parks and stream access. 3.4.2 Policy: Private development projects shall be required to incorporate new sidewalks along streets adjacent to the project as designated in the Vail Village Master Plan and/or Recreation Trails Master Plan. Goal #4 To preserve existing open space areas and expand green space opportunities. 4.1 Objective: Improve existing open space areas and create new plazas with green space and pocket parks. Recognize the different roles of each type of open space in forming the overall fabric of the Village, 4.1.1 Policy: Active recreation facilities shall be preserved (or relocated to accessible locations elsewhere in the Village) in any development or redevelopment of property in Vail Village. 4.1.2 Policy: The development of new public plazas, and improvements to existing plazas {public art, streetscape features, seating areas, etc.), shall be strongly encouraged to reinforce their roles as attractive people places. '~ 4.1.4 Policy: Open space improvements including the addition of accessible green space as described or graphically shown in the Vail Village Master Plan andfor TJrban Design Guide Plan, will be required in conjunction with private infill or redevelopment projects. 4.2 Objective: Improve and expand the opportunity for active and passive recreational activity throughout the Village. Goal #5 Increase and improve the capacity, efficiency and aesthetics of the transportation and circulation system throughout the Village. 5.1 Objective: Meet parking demands with public and private parking facilities. 5.1.1 Policy: For new development that is located outside of the Commercial Core 1 Zone District, on-site parking shall be provided (rather than paying into the parking fund) to meet any additional parking demand. as required by the Zoning Code. 5.1.3 Policy: Seek locations for additional structured public and private parking spaces. Crossroads Redevelopment Mauriello Planning Group, LLC 51 5.1.5 Policy: Redevelopment projects shall be strongly encouraged to provide undergraund ar visually concealed parking. 5.2 Objective: Encourage the use of public transportation to minimize the use of private automobiles throughout Vail. 5.2.2 Policy: The Town shall facilitate and encourage the operation of private shuttle vans outside of the pedestrianized core area. 5.4 Objective: Improve the streetscape of circulation corridors throughout the Village. 5.4.1 Policy; The Town shall work with the Colorado Division of Highways toward. the iinplenaentation of a landscaped boulevard and parkway along. the South Frontage Road. Goal #6 1"o insure the continued improvement of the vital operational elements of the Village. 6.1 Objective: Provide service and delivery facilities for existing and new development. 6.2 Objective: Provide for the safe and efficient functions of fire, police and public utilities within the context of an aesthetically pleasing resort setting. 6.2.1 Policy: Development projects and other iinprove~zents in Vail Village shall be reviewed by respective Town departments to identify both the impacts of the proposal and potential mitigating measures. 6.2.2 Policy: Minor improvements (laztdscaping, decorative paving, open dining decks, etc.) may be permitted on Town of Vail land or right-of--way (with review and approval by the Town Council and Planning and Environmental Commission when applicable) provided that Town operations such as snow removal, street maintenance and fire department access and operation are able to be maintained at current levels. Special design (i.e. heated pavement), maintenance fees, or other considerations may be required to offset impacts on Town services. Crossroads liedeveloprnent MaurieIl~ Planning t~raup, LLC 52 • LD, Vail Village Urban Design Guide Plan and Design Considerations (UDGP) As discussed in ~B„ above, only the extreme periphery of the Crossroads project is located within the area covered 6y the UDGP. Therefore, only the edges of the project along East Meadow Drive and Village Center Road are to be considered. Below is the list of Urban Design Considerations found in the Vail Village Urban Design Guide Plan. Each. of these criteria is being implemented in same form by the proposed redevelopment plan. 1. Pedestriani.zatianlVehicle Penetration The Design Considerations recommend differing levels o£ pedestrianization within the Vail Village. The goal of the plan is to create a pedestrian circulation system that is interconnected and pleasant for the pedestrian. The design plan recognizes that "vehicular traffic cannot be removed from certain streets" and therefore a "totall3- car-free pedestrian system is not achievable throughout the entire Village.." Many streets within the Village have car, delivery, and bus traffic. For instance, Gore Creek Drive is used for access to the Gasthoff Gramshammer and the Sitzmark Lodge by delivery vehicles and guest vehicles and Bridge Street and Hanson Ranch Road are used for access by delivery vehicles and guest cars to the Bridge Street Lodge and other residential properties.. All of the guest or visitor parking for the Crossroads project enters the site from Village Center Road at a location which, does not interfere with. the movement of pedestrians slang East Meadow Drive. All of the loading and delivery for the project is accessed directly from the South Frontage Road as suggested by the VVMP. The redevelopment of this site allows for new pedestrian access and plazas that will help to improve the life and energy along this important retail corridor. 2. Streetscape Frarnewortt The design plan recommends that streets be framed by buildings, storefronts, and landscape/open space improvements. The proposed redevelopment plan provides £ar a street framework with a mixture of arcades, pedestrian walks, plazas, and storefronts. The proposed plan implements many of the goals of the proposed and adopted Streetscape Master Plan and the Vail Village Master Plan including the redevelopment of the intersection of East. Meadow Drive and Willow Bridge Road. 3. Street Enclosure The Urban Design Plan recommends that streets in the Vail Village be framed by buildings to create a comfortable and safe experience far pedestrians and shoppers. Enclosing street with buildings, as with Bridge Street, creates visual interest and stimulates the retail experience. The proposed redevelopment plan for Crossroads Crossroads Redevelopment 53 Mauriella Planning Group, LLC balances the needs for enclosure with the Towels desire for a large plaza area for events. 4. Street Edge The Design Plan recommends that buildings within the village form. a strong but irregular edge to the street. The plan encourages buildings to be located at or near property lines in order to give strong definition to the pedestrian corridors. The plan also recommends breaks in buildings along a street to create visual interest. The proposed redevelopment plan provides an irregular edge to the street and creates a new pedestrian plaza and gathering place. The proposed buildings are set back in certain areas to create new plaza spaces and essentially expand the pedestrian corridor. 5. Views No adopted view corridors exist in the area on or adjacent to the Crossroads property. 6. Service and Delivery The design plan recommends that service and delivery areas be located in areas where they have the least impact on pedestrian ways. The plan also recomnraends that these service areas be located underground where feasible. The proposed redevelopment plan provides loading and delivery areas within the building with direct access to the South Frontage Road as recommended by the Vail Village Master Plan. 7. SunlSlaade A sun/shade analysis has been provided with the application materials. The parameters and standards found in the design. plan are generally applicable to the Village Core area (areas zoned CC1} and is less applicable to other areas, such as areas zoned CSG. Given the location of the Crossroads property on the north side of East Meadow Drive, the impacts of shade are minimal to the neighborhood. The proposed plan was laid out to capture sun and therefore the proposed retail and restaurant areas are located with great solar access. E. Streetscape Master Plan The adopted Town of Vail Streetscape Master Plan recommends the development of pedestrian improvements along the north side of East Meadow Drive and to the intersection with willow Bridge Road, Additionally, the plan recommends changes. to Village Center Road to reduce traffic from wandering into the pedestrianized areas of • Crossroads Redevelopment 5q Mauriello Planning Group, LLC town. The primary recommendation cif the plan is to create a "special events venue" at the intersection of Willow Bridge road and Meadow Drive. The proposed Crossroads redevelopment plan implements the recommendations of the newly adopted changes to the streetscape plan. In support of the Town's recommendation to create a special event venue, the Crossroads project proposes to nearly triple the size of the plaza with the development of a pedestrian plaza on the Crossroad property. The Crossroads project will significantly enhance the streetscape of Vail. Crossroads redevelopment 55 MaurielI© Planning Group, LLC • • Crossroads Redevelopment Mauriell© Planning Group, LLC Appendix; Revenue Analysis 56 Innovative Financial Strategies 34215 Highway 6, Suite 205 Edwards, Colorado 81631 Mailing Addre:5s: PO Rox FT3~ Avnn, Cohyrado S31G20 October 19, 2004 Pvlauriello Planning Group, LLC PO Box 1127 Avon, Co 81620 Dear; Dominic I havc estimated the amount of sales tax, property tax and other revenues that may be generated from redeveloping Crossroads, I havc used information from the Town of Vail sales tax department, Eagle County property tax records and other studies that have been clone. My projections assume full occupancy and completion of project unless stated otherwise in the assumptions. Tl~e purpose of these projections is to give an estimate of what the financial opportunities arc far the Town of Vail after redevelopment. Sincerely Steve Thompson CPA CFP Property Tax Revenue from Residential and Commercial Development The current development is made up of 22 individually awned condominiums with a total square footage of appraximately 27,491 and assessed value of 913,240. Property tax revenue currently paid to the Town of Vail, using the base assessment rate of 4.69 mills is $4,283. The assessment rate used for residential propertyts 7.69% of actual value. The proposed developtlaent will be made up of 84 condominiums with a total square footage of 235,500. Using an average sales price of $769 - $1,000 a square foot the proposed condos would generate in the range of $65,300 - $85,000 in Town of Vail N~u~,erty tax revenue. The commercial portion of crossroads is currently 65,092 square feet and generates $24,085 in property tax far Vail. Commercial space is assessed lay Eagle County based upon the value of the lease with the tenant. The new development will include 123,625 square feet of commercial space. The estimated property tax revenue far Vail from this space is estimated to tae between $35,000 and $65,000, which is based upon a mixed use lease rate of $ l0 per sq. ft. far underground space and. between $30 and $64 per sq. Ft. far above ground space. The average rate per square foot assessed by Eagle County in 2004 far all Crossroads properties was $29 per square foot. Sales Tax 12.evenue from Retail, Food and beverage, and Lodging The current retail establishments in crossroads generate approximately $111,004 in sales tax revenue for the Town of Vail. Total existing retail square footage is appraximately 25,$14 square feet including 6,240 far the market. The balance of the retail square footage is made up of 3,712 vacant space, 11,702 is leased to galleries and the balance, 4,.160 to other types of shops. The present retail establishments in crossroads is generating on average $4.14 per square foot in sales tax for the Town. Galleries of the type in crossroads generally da not generate much sales tax for the Town of Vail since mast of the art sold is shipped out of Town, thus avoiding application of the local sales tax. The proposed development would include approximately 21 retail stores totaling 55,649 square feet and a 3,275 square foot convenience grocery market. Based upon a survey (using sales tax data from the Town of Vail of what Vail Village retail stores currently generate in sales tax per sq_ ft., we estimated that stores in the new development could generate between $13 t and $20 in sales tax per sq. ft. There must be a good mix of retail stores to generate the estimated sales tax. The estimated sales tax from the 2I retail stores, the market and concession sales at the theaters arc between $774,044 and $l,l 82,000. t Crossroads is currently generating $13 per sq. ft. in sales tax from retail stores excluding the present galleries. • The restaurant and bar/night clubs in crossroads make up 12,549 sq. ft. in the present development and generate $40,000 in sales tax. There are 188 seats in the two crossroads restaurants. The new development would include 3 restaurants with a total of 500 seats, a bar and restaurant associated with the arcade with I36 seats and a bar serving the nightclub and bowling alley with 110 seats. The estimated annual sales tax revenue II.,z~, restaurants and bars in the new development is estimated to be between $223,804 - $298,400 or $300 - $400 per seat. The $300 - $400 per seat in sales tax revenue is based upon a survey of what similar restaurants and bars with a liquor license arc currently generating in Vail Village. The 22 condominiums that exist today are owned individually. If a condo owner in the past rented out their unit it was not part of a formal on-site rental program. The owners of the proposed 84 condominiums will have an opportunity to rent out their units on a short-term basis. A front desk will be provided to accommodate this function.. Therefore, we estimate that there will be sales tax generated for the Town from the rental of the condominiums. The assumptions used to estimate sales tax generated has been adapted over time from the Lionshead ~edeveloprnent flan done in 2000. The assumptions are as follows: average daily rental rate of $800, occupancy rate of between 15% and 25"/0 (generates between 4,380 and 7,300 room nights}, and a 7.4% sales tax on lodging revenue. Based on these assumptions this generates sales tax from lodging ranging from $272,300 453,800. The guests staying in the 84 condos will generate sales tax from retail purchases and restaurant and bar use. The assumptions used to estimate the amount of sales tax generated from the condos include. average spending per person a day, $100 -$140 (excluding lodging}, 4 people per room at a 30% occupancy {generates 35,040 visitor nights}, a 4.5°lo sales tax rate, 20°10 ofnon-lodging expenses are spent out of the Town of Vail. Based upon the above assumptions annual sales tax generated from guests in the condos generates between $132,500 and I85,400 using $100 and $140 per day spending, respectively. To account for possible duplication in our estimates this number has been cut in half since these revenues may be counted twice, in the estimate of what specific retail and restaurants may generate and in what the guests staying in the condos may generate from retail and restaurant spending. The guest-spending rate of $100 a day on all but lodging is made up of $125 in winter and $70 in summer. Approximately, 70% of the Towns sales tax is generated in the winter, months of November through April. The. winter rate includes the value of a lift ticket, which the Town gets 4% on all sales of lift tickets used on Vail mountain. The Vail Valley Tourism and convention bureau estimates that the average guest spends $171 in winter and $92 in summer per day on non-lodging expenses, this averages out to be $147 per day. RRC Associates estimates that $127 in winter and $C6 in summer is spent per day, per person, averaging $I00 a day. RRC's winter estimate is made up of $41 spent on retail, $2b on food & beverage, and $60 for a lift ticket. 'The Town of Vait sales tax departit~ent calculates what restaurants and bars yietd in sales tax per seat. • Other Commercial Amenities The proposed development includes a new theatre complex with 4 screens with 6~0 seats and a bowling alley and arcade. This projection does not try to project the financial opportunities these amenities may bring to the Town. These amenities should help to support the other commercial activities, and buitd synergy within the arcs. Real Estate Transfer Tax & Other Revenues The other revenues that will be generated from the redevcloprnent of cross roads include heal Estate Transfer Tax and building revenues. The amount of one time transfer tax generated from the sale ufthe condominiums ranges from X1,811,000 to $2,355,4x0. There will be ongoing transfer tax revenue when units are sold. • • • r~ ~n N t~ r r (+'j ~ _7 f~ O iD C] ~ O O a0 ~t N T ~) Q • V1 I1~ Q i, a N N > r ~ ~ Q O i4 ~° ~ _- ~ t0 M ~ (/} C Q O Q O C7 O Q ~ L£7 L1'7 C7 '~ QO t0 ~ V7 r N Q 4~ O 7 ~ O l!7 Lf) cp [C'~7 t17 N C O U M ~ ~ ~ N O v v N x ro T N C1. 0 a ~ ,~ o .~ ~ ~ _ L ,d E o w E ~ ~~U a ~ ~ ~ v ~, m ~ O N O N C7 P ~ ~0 r 00 C~ ~ ~ N Q N ~ '~°- O Q O O O ;- tp c`'7 O ~ N ~G3 1~ h- CC~ N Q O O C5 O O O O o d' M O N IX? M f~'9 oP Os ~? CA r (1p [j' O O Q ip ~ C? O O O t0 M O C7 C7 CJ (A h-- N fe cn ~ N N o co ~ ~ as rn O cT+ ~ ~ a7 c .~ a x J F- E m ~ o ~ m ~ ~ ~ Cfl E `~ ofS O ~ ~ °~ ~a - cya - p as m ~° a~ ~ • _ ~ Q~ 0 L ~ U~? 0 ~' Q a o G (~} 7 rn ua cq O a, 0 0 o rs ~ ~tr.cn rn~t~no oopoo • Cif N N N r [`J lfi ~ oo ~ LL L(") (r7 O o0 [+J M tf~ O 07 Sal l~ r ~ C'7 ~- 6 N cn w rn (0 ffl [0 N 41 N to ~ (/) .4 O O (L7 r t O r~ r~ ~ P S''a N ~ ~ ~f5 ff) r ~ L ~ t .~ .~ .3 ['7 'cr r f~ ~ `~ CL1 O l~ ~ d] O C'D U3 N~ ti O N fem O N ~ . 7 N O c_s ff] ~ N ~ ~ r ~ N oc7 N ~ ~ L L_ ~ .~ ~ N N C71 G W ,Q f6 LS m ~ 3 Q Y6 C (/J 'C US Q C t~. a~ o ~ c ?, a7 ~ o ~ ~ ? ~ ~ ~ ~ ~ ~ ~ cu ~ as ~ ~ ~ m ©$ o ca ~C~~QmF~mUu}[L1~~ Revenue Analysis for Four Seasons and Vail Plaza Hotel • • Revenues by Type and Use for Proposed Four seasons Development Incremental Incremental Revenue Revenue Conservative Aggressive • Property Tax Residential &Gommercial 11,712 25,3D6 Total from Property Tax 11,712 25,3fl6 Sales Tax. Retail 14,664 22,560 Restaurants & Bars 18,978 25,304 Lodging 925,OD0 957,000 Re#ail 8. F8 B From Lodging 169,000 236,440 Total from Safes Tax 1,127,642 1,240,864 1,139,354 1,266,17D Revenues by Type and Use for Proposed Vail Plaza C7evelopment Incremental Incremental Revenue Revenue Conservative Aq~,gressive Property Tax Residential &Gommercial Total from Property Tax 19,498 32,805 19,498 32,805 Sales Tax Retail Restaurants 8 Bars Lodging Retail 8, F& B From Lodging Total from Sales Tax Revenue Summary Four Seasons Vail P[aza.xls 38,766 59,640 33,133 44,178 815,000 817,000 163,000 229,000 1,049,899 1,149,818 i ,069, 397 1,182,623 12!812004 10:12 PM L' • Appendix. Retail Analysis 57 r ~ Thp l'tF`ttZtPft COtt1pa1~YQS~ ~,.P. o'?J ~S8fSl9i)Ii i~V'f.lIIIC `Cµ' S is:~li, !~i~7x_• York I{?l1?2-tR(!1 I ~ !?`YLt'.~}J.~iJ 1'~X `~t..''.7J~-.)IT1 4etabtr 1 ~, ~~0~ ~Ir. 1~~arren Catrrpbeli, AICP ~cr~ior Pl~nrtcr To~~•n cif ~'ai4 ~`~ South Pranta~e load Wcst tail, ~`oli)r..Lio ~1G~7 1Earlin fi, Bur~rr t:XCL'lJlLVC VICC Y~tCSSdti17[ Re: Detail Analysis far Crossroads Shopping anal Eatertainrnent, Vail, Crsloradn Dear ti•lr. Campbell: I h{~i•e beCn asked by Peter Kn4be1 to prepare this report on the viability of the proposed rctai l and resi.turant uses and spaces being propuscd an th~c plans for the Crossroads Rcdevclapmet~t. 'vti'e ha~~e been cansulting «ith Mr. Knobcl an the Crossroads project ut~cr the; last year anti arc ~rery ~ttrniliar with the proposed pea}act and its eontcxt in Vatl along least Me;ador~~~ DritiJtr. ~~'e hati~t. ertensivc experience in the planning and layout ui' retail spaces in urban, subttrl7~tti, and resort settings. The Related C4>irlpanies, L.Y. has been involved 4vith the de~~eiuptnLnt of manly mixed-use prnjeets ti~~hcre the "angina'" of the overall project is the r4tai[ at the b~isc. It is the retail/restutsrnttt camp©nealt that hecomcs the public expcricnc.e and clra~vs pcaple Eo thr± dc~reloptnent. This fortnat has been accomplished bath in urban .•crtical pic>jects such as nut Time Warner Center building in New York City, and in mare suburhart and resort locations such as our CityPlace project in West Palm beach, Florida. 4i~'e h3ti•e again rcviet3ed the revised plans that have been submitted for review to the Toe n and ha~~~ reviewed the memorandum subtrtiited to the Town by Jeff Winston cif 1ti'inston ~1s::o~~iatcs_ h~ the planning and der~elopn>ient of retail areas and town centers, there are several ~~erti• important factors to he cortsidered; visibility of retail spaces to potential shoppers; acecssibilitr c~f~rctail spaces to shoppers; the adt;quacy of retail spaces and storefronts far patential retailers; the aetivity and flow going on around the retail shops; and the ri~sht tenant ntix. Retail sltiQns and restaurants need visibility from tl~e primary flaw of pedestrian tratiic. In the case of thL Crossroads project, visibility from the main flow of pedestrian teat"lit l along East Meadow Drive is very important. The retail and restaurant areas shown on the proposed Crossroads plans are laid out on art arc around the proposed plaza space and lee skating facility, This is appropriate as all of the retail spaces are visible to the street and to the plaza space therefore eliminating or preventing hidden retail storefronts. The memorandum from Winton Associates suggests that the retail shops should be discovered and that there should be intrigue to draw one in. Successful retail facilities in malls and Town Centers have one thing in Gammon; visibility to potentia! custonners. In our view, the Crossroads project will be one retail experience within a greater retail experience of Mail Village. The existing streets of 'Vail Village act as a mall where potential shoppers rraeander and discover what Vail has io offer. We believe the retail approach on Crossroads has been well planned to maximize the retail success of the project. As we Dave experienced in our CityPlace project, retail stores that are not in the mainstream flow of the project and need to be discoverer) experience the lowest sales volume and the highest turnover rate. Accessibility of retail shops is extremely irrtportant in any shopping environment, The easier the approach for a pedestrian, the mare successful the commercia! space. That said, commercial projects have spaces that will be mare successful than Qthers. The second retail level of this project is atavi©usly not as accessible as the first level and therefore will likely result in lower rents. The second level retail an this project has several qualities that will allow it to perform. well. The spaces are heated an an arc and visible to the public street atYd the plaza. With all of the excitement being created within the pr+n}cct (e.g,, the public plaza.,, the icy skating rink, the movie theaters, the bowling alleys, and the other recreational opportunities) pedestrians will take notice of tlae second level of retail and engage it. Given the wide walkway on the second level, we believe this level will be sought after as a viewing spot to the activities below and thus resulting in mpre exposure for the retail spaces. Any retail space that is not on the ground level needs to have an anchor or draw to get people up in the project, and needs to be easily accessible. As planned, the visibility anal view wit] draw people up, and its various points of entry 4vill al Ivw for easy access. It has been suggested in the memorandum from Winston Associates that if the second level retail were laid out more like the lobby level of the building, it would be a more successful approach to retail due t© the, irregular footprint and facade, little courtyards for discovery and variety, and Netter transparency. We disagree with this concept. By creating these "courtyard" spaces and by framing the retail far~ade, dead spaces are being created. Only those spaces that would he "out in front" would tae successful and the remaining hidden storefronts would be at an extreme disadvantage and not operate as we11. This idea would also move the retail &ant further away from the activity and excitement of the plaza area which will again reduce its appeal to the consumer- 1f you think about the last time you weee in a well planned shopping tool), how much attention did you pay to those retail spaces located in the nooks and crannies of the mall? The experience nationwide in the design of malls and town centers is that those spaces should be minimized ar avoided whenever possible. Like our Time Warner Center retail component and our CityPlace project, eve are not trying to emulate the mall experience in Vail -but wG need the retail tenants to be viable. 2 .~ r1 U Given the context of the second Level, its cxpostu~e to the plaza and street, and multiple points of access we believe the project as planned will be highly successful. 1=3autique retailers as you would lend in Vail are typically looking for a space that is roughly 1,2U© sq. ft, (20' storefront and 6a' internal depth}. That was the advice given by us to the developer and designers of the Crossroads project %n order to maximize stare Front exposure and maxirrtize the nurrtber of potential retail store fronts. Restaurant spaces require mare frontage due to the increased area required to operate a quality ri;staurant and to maximize the "table with a view" opportunities. Given the "retail on an arc" layout of the Crossroads project, many of the retail spaces are somewhat deeper than b0'. This additional space will likely not generate the wine rents as the first 60' but will laravide additional storage opportunities to retailers. We believe the proposed size of stQrcfrorrts and the transparency of the storefronts to ire well planned on this project. f1s stated previously, one of the ether key factors in the success of retail shops is the activity that is going on around it. The Crossroads project includes public plaza space that is energized. with an ice rink ar fountains in the summer and the entertainment facilities being provided below grade which will act as attractors to the site and the vicinity. Any tithe there is an attraction within a shopping urea, retailers adjacent to that activity will benctit enarntously. '1`h~e tenant tr~ix and location within a prajecl is extremely important to the ovt;rall success of the retail cnviranzrtent. Ttte developer plans to control all of the retail space under one oyvnership in order to provide the type of tenant mix necessary to create a synergistic enviranmet~t on birth the ground level and second level of the project. We tivill continue to w~arl~ with the developer to create the best passible retail mix for this project. We understand that there has been some criticism of the "consistent facade" of the retail and that it should be mare individualized. We like the consistent nature of the retail facade in this project. One must remember the scale in which we are operating. This is one commercial fa~.ade within the greater context of the Veit Village shopping experience. We believe the consistent facade will create an identity for the project and a notion of quality to the consumer. The actual glazing and storefronts can be individualized within the stone facade of the building much the way it has been approached with architecturally significant structures in large cities or in historic European lawns. 1h~'e hope that you wilt find this infartnation useful. Since ly, arty Burger 3 0 0 r e PLANNING AND ENVIRONMENTAL COMMISSION ~' ~~'~~J~'y'~,;~ PUBLIC MEETING Monday, September 13, 2x04 PROJECT ORIENTATION -Community Development Dept. PUBLIC WELCOME MEMBERS PRESENT Chas Bernhardt Doug Cahill Anne Gunion Bill Dewitt Rollie Kjesbo George Lamb David Viele MEMBERS ABSENT Site Visits : 1. Vista Bahn Building - 333 Hanson Ranch Road 2. Sitzmark Building - 183 Gore Creek Drive 3. Sonnenalp Resort of Vail - 20 Vail Road 4. Cascade Village - 1325 Westhaven Drive 5. Crossroads East - 141 and 143 Meadow Drive 6. Forstl Residence - 2714 Larkspur Lane 7. Manor Vail Lodge - 595 Vail Valley Drive 8. Briar Patch - 1390 Buffehr Creek Road Driver: George 12:00 pm NOME: 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 5. A request for a recommendation to the Vail Town Council on a proposal to establish Special Development District No. 39, pursuant to Article 12-9(A}, Speciaf Development District,. Vail Town Code, to allow for the redevelopment of Crossroads, a mixed use development; a reques# for a text amendment to Section 12-2-2, Definitions, Vail Town Code, pursuant to Section 12-3- 7, Amendment, to add a definition for bowling alley; a request for a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Code, pursuant to Section 12-3-7, Amendment, to add bowling alleys as a conditional use; and requests far conditional use permits to allow for the construction of an outdoor operation of the accessory uses as set forth in Section 12-7E-5 {ice skating rink}; a major arcade to include indoor entertainment; a theater, meeting rooms, and convention facilities; multiple-family dwellings and lodges; and a private club to allow for the establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Code, locafed at 141 and 143 Meadow DriuefLot P, Block 5D, Vaii Village Filing 1, and setting forth details in regard thereto. Applicant: Crossroads East one, LLC, represented by Mauriello Planning Group Planner; Warren Campbell ACTION: Tabled to October 11, 2004 MOTION: Viele SECOND: Kjesbo VOTE: 7-0 Staff gave a presentation per the memorandum. Peter Knobel, the owner and applicant stated he was excited to get the process started and that he looks forward to going through the process. Dominic Mauriello, representing the applicant, gave a presentation providing an. .." .a 'I I Attachment: D overview of the project. Chris Coy, the architect, gave a presentation on the architecture. Ann Bishop, representing dean Hall from Vail Village Inn Phase III, voiced concerns about several of the uses, such as barslnightclubs and bowling alleys that would affect the neighborhood, which would eventually have tv be addressed. Gwen Scafpelly, a resident of Vail, mentioned the problems related to approving developments which encroach into setbacks and Town owned right-of-way. She continued that once approved they would become permanent. Waldir Prado expressed his strong support of the project, commenting that the proposal would help contribute to "the new Vail". Luc Meyer, a Vail resident, expressed support for the project, saying that the proposed uses would help to draw and keep the younger generation in Vail. Kevin Engstrom, a resident of Vail, overwhelmingly agreed with the proposal. Johannes Faesller, owner of the Sonnenaip, offered unqualified support of the project and expressed the hope that the PEC could evaluate the ,project based upon its future contribution to the Town of Vail. Rick Almous, owner of Haagen-Dazs ice cream shop, stated concern over the recent drop in tourism and hoped that a project like the one proposed would bring much-needed visitors back to the Village. Rick Scalpello, a resident of Vail, communicated vast support from the business owners on Meadow Drive. He expressed particular excitement in the inviting fapade of the proposal, as compared to the parking lot that currently exists in the center of Crossroads, and the increases in sales tax revenue for the Town of Vai4 which would come with redevelopment. Kaye Ferry, resident of Vail, communicated s#rong support of the proposal, stating that this project would be the one to bring the excitement back to the Village. Jim Lamont, representing the Vail Village Homeowner's Association, equated this project's benefit to the Village as the Gore Site's benefit to Lionshead. Paul Feraacca, from La Tour,. stated that the level of quality,. security, and fun, could be the highest of any ski industry in the world, and encouraged the PEC to aid in its expedition. Steve Lindsrom, movie theater owner, mentioned that this was nonce-in-a-lifetime opportunity to develop some ailing parts of the Tvwn. The Commission was generally very favorable towards the project. Several of the Commissioners expressed that there were same issues to work through. I~LANIVING AND ENVfRGNMENTAi. COMMISSION ~` PUBLIC MEETING ,~ Monday, October 2~, 2404 ~?tl•~d~r ~~~~,~ . PROJECT ORIENTATION -Community Development Dept. PUBLIC WELCOME 12:UU pm MEMBERS PRESENT Bill Jewitt David Viele Chas Bernhardt Rollie Kjesbo George Lamb Doug Cahill MEMBERS ABSENT Ann Gunion Site Visits: 1. Crossroads East One, LLC - 141 and 143 Meadow Drive 2. Vail Parking, LLC - 1004 South Frontage Raad, #3 Driver: George NOTE:. !f the PEC hearing extends until 6:OOp.m., the Commission may break for dinner from 6:00- 6:34p.m. 'Public Hearing -Tawn Council Chambers 2:flf1 pm 2. A request for a recommendation to the Vail Town Council on a proposal to establish Special Development District No. 39, pursuant to Article 12-9(A), Special Developmen# district, Vail Tawn Code, to allow for the redevelopment of Crossroads, a mixed use development; a request for a text amendment to Section 12-2-2, pefinitions, Vail Town Cade, pursuant to Section 12-3- 7, Amendment, to add a definition for bowling alley; a request for a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Code, pursuant to Section 12-3-7, Amendment, to add bawling alleys as a conditi~onaJ use; and requests for conditional use permits to allow for the construction of an outdoor operation of the accessory uses as set forth in Section 12-7E-5 lice skating rink}; a major arcade to include indoor entertainment; a theater, meeting rooms, and convention facilities; multiple-family dwellings and ledges; and a private club to allow for the establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Cade, located at 141 and 143 Meadow DrivelL.ot P, Block 5D, Vail Village Filling 1, and setting forth details in regard thereto. Applicant: Crossroads East One, LLC, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: Tabled tv November 8, 2DU4 MOTION: Jewitt SECOND: Kjesbo VOTE: ~-0-d Staff gave a presentation per the memorandum and reviewed the primary staff concerns. Dominic Mauriello, representing the applicant, reviewed changes made since the last meeting, proposed deviations, and responded to staff concerns. Chris Coy, the applicant's architect, then reviewed the elevations and architecture for the project. Jeff Winston, staff's consultant on the project, reviewed his comments and powerpoint presentation with the PEC. Kaye Ferry, resident and farmer business owner, stated that the retail design is exactly what is needed and the Town should not require the retail area to be broken up into nooks and crannies. Attachment: E She believes the height is fine as it will act as a noise barrier. She continued by referencing the Tawn of Aspen retail report and thought this retail design would be successful. She concluded that the amenities of the proposal would be very beneficial. Johannes Faessler, owner of the Sannenalp Hotel, believes that this project is a bold statement and a large building, but that is appropriate for the site. He asked the Tawn and the Planning and Environmental Commission to Dave the "guts°' to approve the building. Dan Lever, Lourdes Verzacca, and John Rymers, residents of Vail, spoke in favor of the project in regards to having activities in Town to which they could take their families. Dean Hall, President of the Vaii Village Phase III homeowners association, stated that Peter Knobel has worked constructively with the homeowners, Mr. Hall stated that Jeff Winston made some pertinent points regarding the bulk and mass an the west side of the building. He was also concerned about the exhaust system. of the building for the garage and its proximity to the residential units in Phase Ill, He was concerned about the noise of the exhaust system at night. He was also concerned about the loading and delivery system of the building and its proximity to their building and the noise generated by loading and delivery. He also asked about where trucks would wait to load. He was also concerned about views being impacted. He wondered whether this building looked too much like Manhattan. He clearly supports many aspects of the project and believes the property needs to be redeveloped. Linn Schor, Eagle River Water and Sanitation District, thanked the developer for coming to the district early in the process. She was concerned about encroachments in the public right-of-way and the impacts those encroachments have on future repair and replacement of utilities. The result of encroachments in the right-af-way increases costs of utility projects and extends the time of utility projects. 'Linn believed we may be abCe to mitigate the impacts with this project but she is concerned about building into the right-of-way in general- li Gwen Scapello, resident of Vail, believes the amenities are needed in the Town and it is an exciting project. It's a project that will be very comfortable with our guests from urban areas. She then reviewed the deviations the applicant was requesting. She believes that we are creating Manhattan in Vail Village. She went onto say that we should throw au# zoning ifi we approve of this. The size is too big for the site. Jim Lamont asked that the project be shown in context with other projects around the site.. He wondered if a Grand Plaza could be appropriate for the site, He stated that the Town desperately needs a place for big events. He expressed generally his concerns regarding guaranteeing the plaza could function as a public venue lacatian. Expressed support for the loading and deCivery facility and noted that it is important to further explore how these loading and delivery faciCties interrelate to each other and operate with each other. Mr. Lamont made the point that developers and the Town should work on the Frontage Road and the creation of a grand entry. Mr. Lamont believes we are turning into the city and as a city needs a grand boulevard, i.e. the Frontage Road. Rick Scalpello, representing the merchants an Meadow Drive, believes that this project will be extremely positive and the uses proposed by the applicant are critical. He continued that the architecture is well lane and this project wil9 become an icon. He believes the deviations are appropriate and that the similarity of the retail spaces is positive based on his experience working with the Farmers Market. Chad Taylor of the VaiC Mountain Lodge believes that this is a very positive project and agreed with all the positive comments made previously. He concluded that the Town needs to move forward with the times and approve this project. Bill Jewitt hoped that the applicant could do something with a vault and make the utilities work within the right-af-way. Mr. Jewitt liked the way the applicant had addressed the height of the building in the southwest corner and was fine with the height on Meadow Drive. He sees a benefit to the parking club and likes the retail design. Mr. Jewitt stated that this is a big building. However, the benefit of the project and its unique uses make this project worth the deviations. He agreed with Jim Lamont that this building works with the other approved buildings on the Frontage Road, Mr. Jewitt concluded by stating that he believes that the architecture of the proposed building works in that this is not Bridge Street. Rollie Kjesbo agrees with the concerns expressed by the Vail Village Inn Phase III residents. He felt additional stepping back of the building along the west property line is important and requested to see the scale of the proposed Crossroads compared to the approved projects along the Frontage Road. Mr. Kjesbo expressed the importance of establishing an agreement on the plaza and its use for public events as was created for the Front Door project. He continued by stating that the proposed streetscape design looks great, Mr. Kjesbo concluded that an agreement with the utility companies is important. George Lamb mirrors comments made by Bill Jewitt and Rollie Kjesbo, He believes the proposal will add vitality for the area. He continued, that the design of the commercial area has been created by commercial experts. However, he was concerned about the symmetry of each storefront and some additional variation is needed. He agreed that the building along the west property line should step down to better relate to the neighboring property. Mr. Lamb concluded that the project is very much needed and believes the benefits outweigh the deviations. David Viele stated that there is a preceden# set with other projects such as the Core Site and the Four Seasons and that this is by far the best design he has seen. He believes the bulk and mass is appropriate given what has been approved. Mr. Viele concluded that the bulk and mass is big and he encouraged the applicant to continue to work with the Vail Village Inn Phase III owners. Chas Bernhardt stated that the applicant's visioning team has done a very good job. Jeff • Winston had same very good comments. This is a big building, not a cute and tacky project. He continued by mentioning that the Sonnenalp is also a modern building and this project will work well with that project. Mr. Bernhardt stated that he does not believe the sun-shade analysis will change significantly unless bulk and mass was located an the eastern side of the property. Mr. Bernhardt concluded that benefits of the overall. project out weigh the deviations and he ' encouraged the applicant to work with the utility companies. DougCahill believes that the applicant needs to work on the scale of the building along the western property line. He continued by stating that this is a huge building. From the peak of the ridge over the entry it is t ~b feet tail from the elevation of the ice rink. He liked the way the applicant separated the building's mass with materials and building shape. He believes the size is appropriate for the site and we need to look at bulk. and mass of other projects. Mr. Cahill stated he would like to see more landscaping on the site and asked how the applicant could make the first floor of the retail "warmer". Mr. Cahill agrees that the retail should not be nooks and crannies and believes the proposed retail will be an amenity of the project. Mr. Cahill concluded that the public plaza was a large benefit and Jinn Lamont had some good comments on the need for the Frontage Road to become a grand boulevard. r PLANNING AND ENVIRONMENTAL COMMISSION ..~~ PUBLIC MEETING `~)~~' Monday, November 8, 2004 ~C}lt~ I~ 4'r~.iI, PROJECT ORIENTATION ~ Community Development Dept. PUBLIC WELCOME 12:00 pm MEMBERS PRESENT Doug Cahill Chas Bernhardt George Lamb Rollie Kjesbo David Vieie Anne Gunion Bill Jewitt MEMBERS ABSENT Site Visits: 1. Crossroads - 141 and 143 Meadow Drive Driver: Warren NOTE: !f the PEC hearing extends until 6:OOp.m., the Commission may break for dinner from fi:00- 6:3op.m. Public Hearing -- Tawn Council Chambers 2:00 pm 2. A request for a recommendation to the Vail Town Council on a proposal to establish Special Development District No. 39, pursuant to Article 12-9{A), Special Development District, Vail Town Code, to allow for the redevelopment of Crossroads, a mixed use development; a request for a text amendment to Section 12x2-2, Definitions, Vail Town Code, pursuant to Section 12-3- 7, Amendment, to add a definition for bawling alley; a request for a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Code, pursuant to Section 12-3-7, Amendment, to add bowling alleys as a conditional use; and requests for conditional use permits to allow far the construction of an outdoor operation of the accessory uses as set forth in Section 12-7E-~ {ice skating rink); a major arcade to include indoor entertainment; a theater; meeting rooms, and convention facilities; multiple-family dwellings and lodges; and a private club to allow for the establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Code, located at 141 and 143 Meadow DrivelLot P, Block 5D, Vail Village Filing 1, and setting Earth details in regard #hereto. Applicant: Crossroads East One, LLC, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: Tabled to November 22, 2004 MOTION: Vieie SECOND: Kjesbo VOTE: 6-1-0 (Jewitt apposed) Warren Campbe[I gave a presentation per the staff memorandum. Jeff Winston,. staff's consultant, provided a digital presentation of the design of the building and the relationship between the propose! and neighboring properties. Dominic Mauriello, the applicant's representative, commented that the project was designed with respect to the Town's goals and requirements for an SDD and master planning documents. He added that the types of benefits resulting from the proposal would far outweigh the deviations Attachment: F from the standards that were enumerated in Staff's memorandum. He then gave a lengthy presentation detailing the merits of the proposal and the changes that had occurred in the course of previous meetings with the Planning and Environmental Commission. Chris Coy, the project's lead architect from Barnes Coy Architects, followed with a presentation that detailed the architectural strategy of the proposal. He distributed a copy of a proposed change to the retail spaces which was being developed. Jeff Winston continued his presentation, challenging the PEC to decipher, from an initial observation, where the buildings being shown were located: were they typical of the types of architecture that one finds most often in Vail Village? He reiterated that multiple opportunities existed for the buildings to step down in height in sensitive areas. Bob McNichols, the owner and developer of the One Willow Bridge Road project, communicated his surprise at the staff recommendation of denial. He mentioned that the comparisons between this and other highly-publicized projects within the Town were inappropriate due to the fact that many aspects of the proposal at hand were likely to be very beneficial to the community. Russ Forest, Director of Community Development, reminded the PEC that three options existed for them today. They could deny, approve, or table the application. Waldir Prado, the developer of the Vail Plaza Hotel, seconded Mr. McNichols comments, adding that the Village's need for an entertainment center was obvious. Regarding bulk and mass, he hoped that the Planning and Environment Commission would consider the future and not always compare proposed projects to what existed today. He felt that this project exemplified what the Village should be, making the highest and best use of the site. He finished by saying that the only thing that precluded him from proposing a similar plan was the constraints of the Vail Village Inn site, Ron Byrne, along-time developer in the Town, described some of the plans that had been previously drafted for the site. A great deal of thought and research had been devoted to deciphering what types of development projects are successful, this being one of them. He agreed that the bulk and mass were appropriate for the site and that the project would bring back a much-needed vitality to the Village. Jason Perez, a resident and business owner in the Valley, expressed pleasure at the thought of raising his children in an area with a center such as the one proposed. Mark LaBonne, Vail Fine Art Gallery owner, reminded the PEC that the negative impacts upon the Town of the current structure, were substantial. Paul Verzacea, owner of La Tour Restaurant, expressed concern over the parking issue the Town faces each winter season. This project among other things would be beneficial to solving the parking problem. He stated that if Vail was hesitant to build upward, there were few other options for much_needed expansion opportunities (referencing the need for additional parking levels on the Vail parking structure}. Patrick Cassidy, an employee of Vail Fine Art Gallery, agreed that the project's merits warranted approval. Doug Cahill asked the public if there specific comments regarding bulk and mass. i i Jeanne Grissofi commented that the size of the project would help diminish some of the noise that is currently generated by I-70. Jonathan Staufer, resident and owner of property on adjacent parcel, spoke in favor of the need to re-development, yet agreed with the Staff's recommendation that there were many outstanding issues that remained to be addressed. No one in the Town has been give ten and one-half stories of height, he continued. The project was not sensitive to the surrounding areas, °'blotted out" the sun, and the comparisons made to terms describing the project, such as "alpine" and "bavarian" were not appropriate. He urged the Planning and Environmental Commission to strongly consider following the Staff's recommendation. Jae Staufer, resident and owner of property on adjacent parcel, began by saying that his comments were likely against his personal and financial interests. Vail's status as a unique and charming place was due to its appeal as a small village. Though the developer may not like the "alpine architecture", Vail's guests come for that, among other, reasons. He added that the eighty-five condominiums would be occupied at Christmas and vacated by January 10th. Mr. Stauffer continued that economic viability was often promised as a result of a requested deviation from the Town's development standards. He felt that the building should not be approved, based on its size in comparison with surrounding structures. Gwen Scalpello mentioned that she is not personally ready to see "the city of Vailn and compared the project to 30 Rockefeller Center in New York City. Robb Swimm, owner of Scotch on the Rockies, expressed concern over 60,000 square feet of retail being built within the Village. His concern was that large national retailers would locate in the new retail spaces and take away form the charm of smaller Focal shops. He was adamant that a project of this scale needed to work with the Community to intertwine and mesh with the unique existing retail spaces which interested visitors and locals alike. Dean Hall, president of Village Inn Plaza, Phase III, had many concerns about the scale of the project and urged the PEC to further study and refne the proposal. Andrew Carroll, with Alpine Bank in Crossroads, stated that the applicant had complied with the requests of staff. Therefore, the application was consistent with similar approvals and should be approved as well. Dan Leever, resident of Vail, stated that he respected Staff's recommendation. However, it was the Planning and Environmental Commission's job to make decisions and be bold, particularly in light of the overwhelming public support of the project. Tom Steinberg, resident of Vail, did not agree with the comment regarding "overwhelming public support°'. The bulk and mass typifed what large developers usually request. He suggested that the Planning and Environmenta9 Commission "sit back and relax", waiting to more thoroughly grasp how fibs project could metamorphose. Flo Steinberg, resident of Vail, agreed with her husband. She requested to see models of this and the surrounding buildings and stated that it was impassible to see haw the building would interact with other uses until a model was constructed. r Dan Barry, a business owner in the Town, was anxious to see something happen in the Crossroads location. The amenities to the Community seemed to overshadow the physical height. He requested that the Planning and Environmental Commission allow the project to break ground as quickly as possible. Jim Lamont, Vail Village Homeowners Association, reminded the Planning and Environmental Commission that his homeowners associations has consistently oppose Special Development District's. However, fair, consistent and equal treatment of properties in similar conditions must occur. He did not think that Staff accurately compared the proposal at hand with previous approvals within the Town. Russ Forrest pointed out to the Planning and Environmental Commission that comparisons had been made by Staff and were included for review in the back of the room. Kevin Deighan, president of the Vail Gateway Homeowners Association, mentioned that in his experience as Planning Commission member, he learned that not much was generally gained by the public as a result a Special Development District. However, he said that this project was a definite exception, bringing much needed entertainment options to the Village. He disagreed that additional retail square footage would be bad for the Village, but rather, would provide healthy competition, bringing retail rental rates dawn. Bill Ray, a local Gallery owner, would like to see something happen on the site, but felt that the scale was much too large. He felt the proposal would do a great deal to homogenize Vail, as Avon has done. Vai[ could not cater to all types of visitors and argued that the project as proposed was "arrogant and irresponsible". Tom Braun, a local resident and primary participant in the drafting of the Vail Village Master Plan, stated that redevelopment was absolutely needed in this location. However, the proposal was nowhere close to Planning and Environmental Commission approval The scale and massing of the building is significant. He commented that the Design Review Board and Planning and Environmental Commission needed to work an the compatibly on this project. The Town's embracing of "Bavarian style" architecture is a key part of the Town and has been a key since the Town's inception forty years ago. Chad Sigler, manager of Vail Mountain Lodge, commented that the shopping in Vail Village was in need of much improvement. He stated that many times he has sent guests and visitors to Aspen for shopping. Dominic Maurello mentioned that areas dawn valley were currently outpacing Vail in sales tax revenues and maintained that the proposal would bring some of that business back to the Town. Anne Gunion commented that this was only the third time that the Planning and Environmental Commission had seen the project. She continued, saying that the bulk and mass was excessive. The Planning and Environmental Commission's responsibility was to evaluate a project based on the Town's development standards and the economic aspects of the project fall more aptly under the Town Council's purview. In her informal study of the Town, she was hard-pressed to find eight and nine story elevations. This building's opportunity to be a "crown jewel" within the Town, was amazing. ,David Viele commented that Staff's overall support of the project was being overlooked. He mentioned that he thought the proposed structure was more in keeping with the Four Seasons. After seeing the graphic representations showing~the two projects he found the scale of the building remained unacceptable. He remained in support of the project, but felt that much work remained to be done. i • Chas Bernhardt agreed with Mr. Viele's comments that Staff was supportive of the project. He felt that the deviations from the Town's standards would be necessary in order to make this proposal viable. He thought that the roofline was interesting ("light and airy") but still too high. The western neighbors would definitely be affected adversely if the building were not lowered on that comer. Qther similar proposals within the Town granted the public much benefit: but this project did even more in terms of public benefits. He finished by stating that this project was ideal for this type of property, and would perhaps add to the retail viability within the Town. Bill Jewitt began by reading some aspects of the Town's development guidelines and plans. He stated that this area was likely the only one within the Town that would be able to incorporate a public plaza, He expressed interest in not "losing the plaza" at the expense of adding a couple of trees and meeting a landscaping requirement. The area being discussed was in a unique mixed use sub area, and the guidelines that applied to the Village should not necessarily be applied to this project. There was some merit to keeping an open mind in regard to architecture: "bavarian" style was not the only option within the Town. Regarding retail viability, the bottom line was whe#her or not a critical mass existed for retail. He felt that this project would generate its own "critical mass". The height and bulk issue was mitigated by the fact that some public plaza space was being introduced. The public benefits from this proposal would be "unbelievable", providing excitement not seen for some time in Vail. Rollie Kjesbo stated that the biggest issue of the project remained the bulk and mass. In spite of the huge number of public benefits, the b0% increase in size of this building was enormous. The eighty five units that would be dark for most of the year was a concern and a concept that would insure the beds were warm needed to be intricately studied. George t.amb stated that Staff had done an incredible job in researching and presenting the project. He felt that the benefits would be extraordinary. The parking should be flexible, as should the retail. He encouraged the applicant to provide some family duplex-type units in purchasing units for the 22 employees generated by the project. Attention should be paid to flexibility within the dwelling unit design such as lock-offs. The plaza may be too symmetrical and excessive bulk and mass were a problem, but the project wasn't "too far off' from becoming a reality Doug Cahill agreed with the comments made about the overall viability and hopeful success of the project. The question that should be asked regarded the future: where are we moving? Where are there locations appropriate for this type of height? Currently, the project's bulk and mass was too dramatic considering local character. The project was moving in the right direction, as he hoped it would continue to do. Traffic impact fees deserved more discussion, as did parking, the renta6 plan, and several other issues. Dominic Mauriello stated that the Planning and Environmental Commission was helpful in giving instruction regarding the project. Peter Noble, the developer of the property, was initially interested in the area due to its potential as a project which would bring people back to Vail. However, he was not interested in pursuing the project for the next three years of his life, The economic viability of the project for the Community could be huge, he finished. • ...-~ ., ~~, 'i'I ,~;. ~~„~_ __~~j,1 M ~ C [J W F C ~{ ~_ t W ~ ~ O ,,~ • Attacfiment: G ~E51GN FTEVI1=V11 MEMURAhIDUN1 To: George Auther From: Jeff Winston Date: October b, 2004 Re: Proposed Crossroads Redevelopment GC: Pursuant to our brief work session with got: and Warren, the following are my preluninary thougltts about the proposed design for Crossroads: The program for the build'ang is exiraordinarw and will bring an exceptional range of activities to the core area of the Village. All in all a quac~tum jump in the type and size of activities that will add to the life of the Village. In genera[ form and mass, the building tends to follo4v many of the recommendations in the Vail Village Master flan (taller element near the frontage road, stepping dawn toward the south, etc.). The architectural design is quite accomplished-it has el~:aant forms, a rich palate ofmaterials and a striking appearance. Having said all that, the buildinv does not appear to comp€y with; or even acknowledge, the architectural character, and urban design directions of the Vail Village Design Guidelines. I understand that the property is actually zoned Commercial Service Center and is technically not subJect to the CCI guidelines, except for the portion of the property that fronts on )vast Meadow I?rive (per the diagram in VV Master Plan), Is it important that the building have a `Vail' character? I fee] it is. Let nie explain. In 19$2, the Town was experiencing one of its first growth pressures and faced a crossroads (no pun intended) -tivhether tv try to freeze development as it was then (create aquasi-historic district), to allow change. if it was going to allow change, how much? Should it allow modern vernacular architectural styles in the fledging Bavarian style of the Village? After extensive deliberation the Town the Town reached several important conclusions: a) the whole was greater than the sum of its parts, There really wasn't a sirtglc piece of `great' architecture, but somehow the Town as a whole had a unique character that was memorable and distinct in the rvorld of l~lorth American mounta€n resorts. b) that the individual buildings should be allowed to grow and upgrade, but in a way that still preserved the essential character of the V illage. Out of this came the Vail Village Design Guidelines. Today, even with virtually every building in Town having been redeveloped, the whale is still greater than the sum of its parts. There are no architectural monuments-every building has subordinated itself to the overall fabric of the r community. Attachment: H Vail Village's unique character, which corals€s ofboth the architectural style and the cumulative ttri;~an design fi'atnctvork, continues to be unique, is part of its appeal and identit;', and is at least pcrr•r of ~~.l1at has Helped make Vail the # 1 slci resort in North .r'ti.merica for maany years. The proposed Crossroads design breaks from this laattem and tradition, aced in nay opinion, sets a precedent that will have far reacltutg effects ott the future character of the Village, Cane could argtte that one departttre isn't the end of the world. Tlais would be n-ue, if` it were relatively' small. This is riot a small project. it will be a dominant project, visible from many arias of fire Village as well as fratti the Frontage Road. [n addition. to the general character of fire Uuilding, there are a number of otiaer contents, i V4rhile 1 appreciate the dramatic sweep of the commercial levels, the stare fronts have a rel}etitiv~~_ a mall-like quality. Because they face inward to the curve, they have relatively small facade t:xpourv ~ relative to flee volume of interior space. In my observatiott, the Vail Village con~tnercial experience is about discover;', about finding unexpected shops around the corner, down art alley.llae Crossroads ~ commercial is all visible fratn afar, with relatively little discavety or intrigue to draw one. unto it, especially an the second level. True, fire overlook from the ksalk~vay do~~~n onto the panel wil l be dramatic.; but the stairs appear to be a harrier. I don't china to he a marketing expert, but the Crossroads commercial design seems to be contrary to the what we've heard over the years ta-am n2sc_3}' that are expet~s. It might be interestitag to get second and third opinions on dais aspect of the design. The 3r° level, (first residentiaE level) strikes me as having a number of characteristics that ~;•oulG na_l~: it appropriate far a commercial level-the higher ceiling hei3hts, t]te irregular footprint that provider extensive far~ade eeposure, the little courtyards for discovery and variety, the transparency, If thv tlt?r:d level 4vere brought da4tion to, and tonabined with, the broad curving ~s~alkway of the second level i~. would be an extraordinar}~ commercial area that would he very much in keeputg with the 1~'iilage Urban Design Guidelines ("irregular street edge", etc.). As mentioned above, the stairs to flee second level strske me as a barrier to easy access, IFsatne, m~~t~._. gradual transition. could be found, sianil<tr to lice gradual climb art the VVI, ii rnit~ht be naaare inviting.. Tlae VVI does net appear in the elevations, only in the small sun/shade diagrams. I-lowever, I suspati.t that the west wing oCthe proposed Crossroads will be higher than the t:xisti~tg, and has the p~~tentiui tc:: overpower the scale of adjacent VV1 near Bast Meadow llrive. In sum; the program and gerrerrrl form caf dte buiidina sirilce me as bein~~ appropriate. with sataae j exceptions here and there as rnentianed above. The space created of graunci level, thz port], fire activities below ground-all portend to make a valuabl:, cotan'ihut.ion lcb the Village, ,hs much as the ~ proposed design is aF]aiglt quality, it is really not Vail, as 1'rn sure the architects wattld agree, But jr.st because its passifile to impart materials and styles front. aiaytie~here, is oat a reason to do it the let art .,f Vail Village. 7 suggest that there is an oven-iding consideration of the context that is impanant, ~:o preserve tl~e character and setting that have trade this an atn-active, valualale propertvy to develof~. think the character of the building could be made consistent with the Vi11aRe Guidelines and much would be gained, and little lost. L' • n~y~ ldl ~. L'J ~~ ~~ ( l.. ~+/ .~,,,.n -w-~l- ' . ~ ~- .~'_ ~ '~ -~ .~ ~ r,<<~ x ~!.~2 .~ p ~ -~1 ~ ~ ~~ ~5 e 5'v E c S 3k ti¢¢ U? mV OU w~ 1~ d` e '~ c ter' ~~~ w=r c~ z~T 6 T .{ ~~ Attachm~r+t; I MEMO Ta: Wan en Campbell, Senior Planner 1~rozn: Tom Kassmel, Town Engineer Re: Crossroads Redevelopment-Public Works Conditions ofPEC Approval Date: 12-Oy-04 After a review of the most current Crossroad redevelopment plans, the Public Works Departments finds the following issues that will need to be addressed prior to final approval. If the PEC grants approval for this project we request the following be added as conditions of the approval. 1. Civil Engineering drawing must be approved prior to Building permit submittal and meet all Town codes and standards. 2. Most of the previous comments (10113104) have not been addressed and all shall have to be addressed and resolved prior to approval. 3. Any deviations from the current submitted plans shall be reviewed and inay generate additional commentsfrequire~nents. 4. The Traffic impact fee of X5000 per additional pm peak trip generation shall be assessed and put forward directly to mitigate traffic impacts. These fees may not be deferred to indirect public improvements (i.e. streetscape, ]andscape) that are otherufise required for approval. 5. The Current civil plans will need to be updated to reflect the most recent Architectural drawings submitted and must match to the pending approved civil improvement plans of the One Willow Bridge Road Development and the Last Meadow Drive Streetscape plan. ~5. The current South Frontage Rd. median design will have to accommodate a left turn lane for the VVI east entrance and a harbor lane for traffic making a left from Village Center Rd. onto the S. Frontage Rd. 7. The Revised island design at the S. Frontage Rd. main entrance will need to be enlarged to accommodate a continuous public Heated sidewalk as vas shown previously in earlier versions.. 8. All necessary easements and agreements must be in place prior to building permit submittal. (i.e. construction easements on adjacent properties, utility easements, pedestrian easements, drainage easements, access easements, revocable ROW permit; etc...} 9. An excavation sharing plan shall he required to be approved prior to Building permit submittal. 10. CDDT access permit shall be appraved pricer to building permit submittal. 11. Public Works also requests that if the Crossroads redevelopment. is approved as proposed, that the developer be responsible for mitigating any additional costs incurred by the ERWSD due to the substantial ROW encroachment with regards to the replacement of their water and sanitary sewer lines. 12. Developer shall mitigate anal. eliminate any i°oofi:op snow from sliding and falling into any part of the public RQW. Attacbm~nt: d 13. The developer shall be responsible to construct all necessary storm. water improvements, as shown on the civil improvement flans, to convey al] contributing cm-site and adjacent off-site drainage to gore creek. 14, The open plaza should be dedicated, similar to the Lionshead Core Site Pedestrian Plaza as a public access easement. 15. The developer should incorporate Art in Public Places. 16. The proposed iunits of public improvements shall include tl~e limits as shown but shall also be expanded as follows: South Fr-orxta~E~ Rd. -expand limits west to the western most property line, to include a heated walk snatching the proposed Vai] Plaza Hotel heated walk. East llrfeadow Ih•ive -expand limits cast to include the westenl parking structure portal and crossing as shown on the Public hnprovements plan. Also expand the limits ~:~rest along East Meadow to match the public improvements (heat and streetscape) being completed by the C)ne Willot~r Bridge Rd. Redevelopment.. l~illo~ti~ B~-id~~ Rc~. -Expand the limits to include the entire Willo~~~ Bridge corridor within the R4W, matching tl~e improvements being completed by Qne Willow Bridge Rd. 1Redevelopment. I illarre Ct~•. Rel. - As shown 17. The loading and delivery facility should be made available to provide capacity to other sites. This will require easy access from the delivery facility, down a service elevator, then direct access to the plaza level. I S. During construction the developer will be required to maintain. a minimum of a 2(}' clear unproved surface roadway along East Meadow Drive for two way bus traffic during peak months (Nov thru April, and July and Aug). A minimum of 14' clear shall be required during shoulder season (May, June, Sept, Oet} to maintain delivery, emergency and residential access. Adequate Flaggers and 'T'raffic Control evil] be required at all times during construction. r • MEMO To: Planning & Environmental Cotnmision From: Greg Hall, Public Works Director Tom Kassmel, Town Engineer Re: Crossroads Redevelopment Traffic Study and lrnpact Fees Date: 12-10-04 Traffic Imr~act Fee for Cr©ssroads Redevelopment In the case of the proposed redevelopment by Crossraads the net pm peak hazer vehicular trips generated directly affect Village Center Rd., the South Frontage Rd., and the Main Vail roundabout. The traffic in:zpact fee assessed will be determined by an approved Traff c Study. This fee maybe offset by direct mitigation of the increased trip generation by constructing traffic improvements to those roads directly affected as noted abo~re. These improvements may include; - South Frontage Rd. rmedans - S. Frontage Rd. Curb and Gutter and Drainage hmprovements - S. Frontage Rd. heated sidewalk Village Ctr. Rd. heated sidewalk - Village Ctr. Rd. Curb and Gutter and Drainage lmpravements - Village Ctr. Rd. Reconstruction, not to include heated street portion All other improvements to the Crossroads development on and off--site are deemed as public benefits to offset the development of the project within an SDD that does not meet the existing zoning requirements, offset additiana] pedestrian impacts, and to offset the large encroachment into the RQW. These public benefits will include the construction of an approved heated streetscape along East Ivleada~v Dr., Willow >3ridge Rd. and Village Ctr. Rd. {see Public Works conditions memo dated l 2-9-04). The Traffic Impact Fee will be assessed based on an approved Traffic impact Study completed by the developer and approved by the Town. The current traffic study submitted by> the developer and completed by Fax Higgins dated November 3'`~, 2004 suggests that the expected net peak hour trips generated by this development will be 262 trips. After a thorough review by the Town and a third party engineer, the fawn has come to the conclusion that the submitted study will be required to be modified. in the following rmanner. 1. The traffic study shall be updated to refiect the current and final approved ~ development submittal 2. The trip generations used shall reflect those of a PM Saturday peak hour traffic where available, not the P'M weekday trip generation that has been submitted. This is consistent with all required Traffic Studies in the past. 3. Level of Service calculations for the intersections of Village Ctr. Rd. and S. Frontage Rd. shall be updated using an updated Traffic count to eliminate the disparity between the Waslzingtan Group Traffic numbers and the FHU traffic counts. The Town is aware of the traffic number disparity between the Washington Group fzeld count and the FHU tube count at the Village Ctr, Rd. and S. Frontage Rd. intersection. The Town will be undertaking. an overall traffic count program to be used to prepare a Frontage Rd. Masterplan as requested by council and to formerly adapt a cadifzed traffic iznpac:t fee. The counts will also be used by developers (i,e, Crossroads and Conference Center) far their CDOT Access Permit applications. With respect to the Traffic lznpact Fee, the Town believes the fee assessment could waz-rant an evaluation on a case by case basis. In this particular development it cannot be i,~~z~ared that the primary traffic generators in this development az-e public in nature and therefore a public benefit and an amenity the Town itself would like to see canstnzeted. However it has been the staffs p©sitian to in2pase the fee fairly and consistently. Staff believes the publicly leased parking spaces that generate 47 trips per the Crossroads study c;an be eliminated for the purpose of the Traffic Impact Fee. Staff believes the addition of these spaces will not necessarily generate new traffic trips to the Village/Lonshead area, but merely displace them from both the Vail Parking Structure and the Lianshead Parking Sti°ucturc, I--Iawcver these trips shall ba counted far the purpose of the traffic model; as they will impact the LOS at the Village Ctr, Rdl South Frontage Rd. intersection. These spaces are assumed to be open to the public and leased on a monthly basis. if in the future these parking spaces become a parking club, ar are sold as private parking, or used to meet another develapznents parking requirements a traffic impact fee will be imposed at time of future planning action. The applicant has requested we use the net PM weekday tzip generation number of 217. Ta remain consistent the net PM peak weekend traffic trip generatian number should be used which is 341. 1--lo~lever we could allow for a reduction of the total net PM peak trips by 126 trips due to public amenities. This would then impose a traffic impact fee of $1,U85,000 (~SUUO x 217 trips). This fee will then be offset by South Frontage Rd. andlor Village Ctr. Rd. iztzpravements a5 defined above. • ~E~7~ To: Planning & Environmental Commision From: Greg Hall, Director of Public Warks Tarn Kassmel, "fawn Engineer Re: Traffic Impact Fees Date: 12-10-04 Bacfc~round oz~ the Town of Vail Traffic imnact Fee In 1993 the Tawn of Vail completed a Transportation Master Plan to identify existing transpartation deficiencies and future needs. This study was also used as a reference in the Eagle County 1999 Road Impact Fee Study as prepared by Duncan Associates (See Attached}_ The Vail Transportation master Plan {VTMP} estimated that in 1993, based I on the traffic levels at that time, the town needed to invest $2.25 millian to increase traffic capacity to acceptable levels throughout the fawn. Based on projected growth the VTMP estimated that the town would need to imFest an additional $30 millian dollars to ~ accommodate develapPnent traffic growth through the year 2.010, and an additional $19 millian dollars to accommodate non-development gro'w'th through the year 2010. These estimated dollar figures do not include the mlaravements made with the Main and West i Vail roundabouts and are 1995 dollar values. # The study identified that a large portion of the deficiencies were located within the Vail ~ Village and Lianshead areas along the South Frontage Rd. from the east end of Ford Park to Cascade Village, where an estimated $1 S million of traffic improvements were expected to be needed by the year 2010. These needed improvements were based an the projected growth of the Vail Village and Lianshead areas and were driven by the increase in new develaprnent generated vehicular trips. In 1999 after the Lianshead masterplan was completed it was evident that future development would be the driving force behincd the need for Frontage Rd. lmproveinents especially within the Vail Village and Lionshead areas. The town then decided to develap Traff c Impact Fees to help offset the enoxmous costs. The Impact fee far the Lianshead and Vail Village Areas was set at $5000 per net PM peak hour vehicular trip generated by any new development. This fee was based on the assumption that the cost of future improvements would be split equally between the Town, CDOT and future developments, thus ultirnatcly each contributing $5 million each. The developments costs of $S million was then split by the number of expected net peak hour vehicular trips generated, which at that tune was approximately 1000 trips, thus concluding SS000 per net trip was fair. This Traffic impact fee has been assessed to every major development within the Lionshead and Vail Village areas since its inception in 1919, beginning with the Antlers, and including, Vail Plaza Hotel, Four Seasons, Vail Front Door, Sonnonalp, One Willow Bridge Road (Swiss House), Tivoli, Manor Vail, Lionsl-lead Core Site, Gore Creek To~°nhomes, Tennis Court Site homes, etc... Each development has provided traffic studies with net Saturday PM peals trips to determine the traffic impact fee. Attached you will find a chart shotiving the development, trips and fee imposed. In most cases the traffic fee impact is expected to be offset by road improvements approved by the Town. As shown on the chart the expected newly generated trips has increased frorx~ the 1'~~3i199~ studies of 1000 to 125$. The Traffic Impact Fee is assessed to directly mitigate increased Traffic in the Village and Lionshead Areas. This includes but is not limited to improvements to the South Frontage Rd. and other directly impacted streets.. With the creation of the Lionshead Mixed Use District and the Public Accomrnoctcition Zone District the PEC inay determine appropriate mitigation of offi site trafficitransportation immpacts as specified in 12-7A-14, 12-7H-18, 12-7I-18. (See attached) "...t~u~3te~:s/developers shall alsa be respansible for mitigating direct impacts of their dcvelopjytent an paiblic ijl~~astt~xr.cture....tl~e extent of nu.'tlgation aiad public amenity it~zprovements shall be balat~cea' 1ti3itla the goals of ~•edevelopme~at and 11-i11 be determined bi•~ the planning arad envi~°ontner~tal commission... " • Development Amlers (First Impact Fee Assessed) Vail Plaza Motel Four Seasons Vail Front Door Sonnenal~ & One Willow Bridge Ftd Tivoli Qevelopment Impact F~ Year Zoning p-pproved Action LMU-"i 1y9y PA 2001 to SSD PA to SSD CC-1 PA PA to SSQ SDD LMU-1 2003 2003 2ao3 2003 ~e Assessment Traffic Impact I impact Fee Assessed (+Pealc Pm Trips} ($5UDfl per Trip) ~r~ ~ 5,uuu.uu :~ r~,uuu.w Split 80120 97 $ 5,000,00 $ 485,000.00 40 99 24 11 2004 2004 Page 1 of 2 17 61 $ 5,000.00 ~ $ 5,000.00 $ 5,000.00 $ 5,000..00 $ 5,ooo.a0 r $ 5,000.00 $ 200,000.00 ~ $ 495,000.00 ~ $ 120,000.00 $ 55,000.00 $ 85,000.00 $ 305,000.00 Creek TownHomes st Day Lot} is Court Site i Day Lot sroads Center Zoning Action LM U-1 SF LMU-1 CSC to SSD GU Year Approved 2ooa 2004 2aa4 Future Future Evergreen SDd Future 100 I sa Impact Fee ($5000 per Trip) 5,000.00 $ 5,aoo.oo $ 5,a00.00 $ 5,Oaa.00 Assessed ~ 5c~5,o0a.o© ~ ao,aoo.oa $ 215,aD0.00 $ 1,085,000.00 $ 5,000.00 $ 500,x00.00 $ 5,000.00 ~ $ 400,000.00 Lionshead Redevelpmen# t_MU-1 Future 230 $ 5,000.00 $ 1,150,000.00 (Includes all future development outside of 1/Ftl developments) Totals • ~ 1264 ~ ~ $ 5,682,000.00 Current costs far required Improvements for Increased Traffic Flow in VillagelLonshead Area: $ 18,853,972.51 Cost per 1~1et Peak Hour Trip generated: $ 14,916.12 Cost per net peak trip assuming a split of thirds (Town, CD4T, Developer}: $ 4,972.04 Traffic Impact (+I'eak Pm Trips) 101 2 43 217 347 (generated) Page 2 of 2 12-7A-1~: MI"T'1GAT10I~ OF D~V~LOPMEi~T 1MPACTS: ~2-7A-14: MITiGATI©N OF DEVELQPMENT IMPACTS: Page 1 of 1 ~ c~ ~~,~. Property ownersldevelopers 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 enviranmentaf commission in review of development projects and conditional use permits. Substantial off site impacts may include, but are not limited to, the following: deed restricted employee housing, roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tractlbank restoration, loading/delivery, public art improvements, and similar improvements. The intent of this section is to only require mitigation for large scale redevelopmentldevelopmen# projects which produce substantial off site impacts. (Qrd. 23 (1998) § 1} r l1tt~~:f';'fi6.113.195_?3~lCO/~+jai1/160970010000140fl0.htin i~iior~oa~ I2-7H-1.~: MI`i'1GAT1pV OF ]:7EVEL©FMENT IMPACTS: Page 1 of 1 J~ '12-7H-18: MITIGATION OF DEVELOPMENT IMPACTS: 11`~'1'`~ Property ownersldevelopers shall also be responsible for mitigating direct impacts of their development on public infrastructure and in a!l 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 to, the following: roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tract/bank improvements, public art improvements, and similar improvements_ The intent of this section is to only require mitigation for large scale redevelopmentldevelopment projects which produce substantial off site impacts. (Ord. 3(1999) § 1) • ~1 1._J http;iiC6.113. i ~}5.234iCpi~,aili I G©0700$~Ot}001 SOOO.htm 121I 0/20f~4 12-7I-I8::VIITIGATTON OF DEVLL~OPMEI~IT IMPACTS: 12-71-18: MITIGATION OF DEVELOPMENT IMPAGTS: ~ }~ Pale I of I Property ownersldevelopers shall also be responsible for mitigating direct impacts of their development an 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 to, the following: roadway improvements, pedestrian walkway improvements, streetscape improvements, stream tractlbank improvements, public art improvements, and similar improvements. The intent of this section is to only require mitigation for large scale redevelopmentldevelopment projects which produce substantial off site impacts. (Ord. 3(1899) § 2} htt~;~'.~66.I I~. I ~~.~~~;rcolv~~I,~I ~oa~aa~aaoal saaa.Ixtzn I2~~ a~2ao4 • a f~oad Impact Fee and School Fe°-in-Lieu Study EAGLE ~~~~~~, C~~~i~A~~ preG'ared ray t~'I,.E["~~c~C'~ C1S$OCIC9~'~S 9 IY4 ~550G[~3~'.iC?rl YN'i v~B Beth F,, 1ly'hittier, Ern, J u iy ~ 999 .` ~,. ~Ci(itBi~~S INTRODl1CT1aN ...................................................................] GROWTH TREN aS ................................................................ 2 R{~ADIM PACT FEES ..................................... ..........................3 Design ofiRflad1mpactFees ......................... .......................... 3 Read Service Area ................................ .......................... 5 fVlajorRoad Systern ............................... ..........................7 Traffic F©recasts .................................. .........................]I} Road Level-e#-Service Analysis ............ . ....... . . ......... . . . ............. 1 ] Road Cost per Service Unit ............ . ............. . ........................ ] 3 Read N°t CQSt per Service Unit ..................... .......................... i 6 Trip Generption .................................. ..........................]$ RoadlVetCostSchedule ........................... .......................... 2] SCHtCOL LAND DEDICATION AND FEES-IN-L9E=U ......................................... Z3 Legal Authority #or Schoel Exactions ......... . ................................. 23 Existing SchoolExactions .................................................... 23 School Level of Service ...................................................... 24 ~ r Student Generation Rates .......... . ............ , ....................... , ... , 2l School Dedication/Fee per Unit .... . ........ ~ ..... , .............. , .......... 29 i Eagle Ca~anty/ Road Impact Fee and School Fee-in-Lieu study July 22, 1999, page i • The purpase of this project is to assist Eagle County in updating its system of road impact fees and school land dedication fee-in-lieu requirements. Road irngact fePS. Eagle County has for znanywars chi wed a road impact fee of $1,G~~~ per dwelling unit. The basis for the road impact fee is unclear, and the circumstances under u=hich a developer gets credit against the irxtpact fee for required road improvements have never been ver;~ dear. This report will provide a sound basis for a revised road impact fee that could also be adopted by participating towns, The updated road impact fees are needed to fund improvemenu of count}F ~~ide benefit to the major road system, ~-hich primarily consists of state mads. In addition to this study, the consultants w~Il draft a road impact fee ardinance for the County and a model ordinance for potential adoption by the toes. The consultants w=ill also prepare model interaovernmer~tal abreem~ents that gill allow- the County and tow=ns to pool impact fee revenues if desired on projects. of mutual benefit and to cost-participate on state projects azth Colorado DST. School dedication/fees-zn-lieu. Eagla Courtt}~~ has also for many years required residential subdivisions. to dedicate land for school sites or pay a fee in-lieu of dedication. The original methodology used to compute the school site area to be dedicated perduselling unit has been lost. The amount of school site area to be dedicated per dwellir:g unit has not been updated since subdivision regulations were adopted in the 197~s, although the County periodically adjusts the average value per acre on ~c•hich the fees-in-lies are based. The pri.~nar5=reason. forthis srudyis to provide a firm legal basis forthe County's school land dedication requirerrzents. A secondary reason is that the amount of the dedication fee has not been changed in many years and should probably be increased. In addition to preparing this report, tine consultants will draft an ordinance amendment for the County to implement the study recommendations. • Eagles County/ Road Impact Fee and SchQOI Fee-gin-Lieu Study July 2~, 1°09, gage 1 Ft~AD gI~P~~T SEES Counties in Colarada have il-nplied powers through the state"s planning, zoning, and subdivision statutes to impose road exactions on development to pay for new capital facilities demanded by that development. In addition, acounty- and towzas and cities within the county have broad authority to cooperate izt the design anal implementation of development exaction programs for roads. Eagle Count}- currently charges a road impact fee of ~i,COa per dwelling unit. The County recently completed a count~~-wide road in~provemvnt plan that provides a solid found~t~on forupdating the road impact fees. The £a~ ~crrnv 2QIQ Rand ~ I~~v,~~,~~ Plan, completed in October 1'997, clearly identifies the road impravement costs attributable to grov.'[.l'i, versus costs attributable to existing ser~~rce deficiencies. The vast majority of the needed improvements are to the state road system. Both the County and the towns have an interest in improving the state road system in Eagle Couxaty. Currently, the towns of Eagle and Basalt cha be road impact fees, but these do not cover the cost of improvements to the state highv,ay s}stem. The Count's road improvement plan identifies needed state road improvements in all of the toa-ns as well as in unincorporated areas, as well as Bonne needed irrrprovernenu to CaunnT and to~avri-maintained roads. The towns Dave reviewed and commented on the county-~zde road improvement plan. if all jurisdictions par`~icipate, a regional approach ~~iil a~~•oid competitive concerns and alla~•poolisrg of resources to expedite state road improvements in the county. Qesign of Road imFact Fees The proposed road impact fee methodology i$ based on the "improvements-driven" model. The improvements-driven approach essentially divides the cost of gra~~tlr-related improvements required over a fixed plarrrr.'urg horizon bythe number neivservice uniu (e.g., average daily trips) projected to be generated by groom ~h over the same planning horizan in order to determine a cost per service unit. The improvement-driven approach must be based an sound transportation planning that clearly distinguishes between improvements required to remedyexistnng deficiencies and improvements needed to accommodate the traffic ~,enerai:ed byfutZare growth. The Ea~ieC~mtyZ4lDRcad'Ca~atall~X~.,~~~~~~~: Plan, eorrpleted in Cktober 1997, meets this requirement. It provides a solid basis forthe development of an improvements-driven s}stem of road impact fees for Eagle County. The road imtaact fees calculated in this report are designed to fund gra~2h-related, capacity-e~:panding improvements to the major road s}'stem in the county. The major road system includes all state and federal highways, as well as Count, and town roadrva~5 that were identified and modeled in the Eagle C~ 2DIQ Raid C~rpatirl I„y~,~~~,~:,~ Plan. The road impact fees can be used to fund any capaert= expanding improvements to the major road s}stem, except for improvements, or portions thereof, identified as remedying existing deficiencies. • The road irr~pact fees represent the local cost to fund grov.~th-related improwemerrts. The local cost is the total cost, less the amount of state and federal liiahu~ayf fundin; anticipated to be available to help fund Chase improvements. Accounting. for available state and federal highway Banding is done in two ways. First, the amount of direct funding likel}- to be availably for state-initiated projects aver the Eagle ~~~n~/Road Impact Fee and School Fee-in-Lieu Study July Z2, l X99, page 3 • Figure 3 REDOMME~DED ROAD IMPACT FEE FORMUEA Impact Fee = TRIPS X NrTCOS7ITRfP Where: TR[PS . = TRIPRATE x °~ NEW NETCOST/TRIP - COST{TRIP -FUN©ING,~fRIP CpST/TRIP = ~ GROWTf-ICOST -- NEW-fR1PS FUNgINGfTRIP = FUNDING -:~ EXISTTRIPS x PVF GROW I HC05T = COST - DEFICIENCY - CBOT Where TRfPRATF = Average daily trip ends an a weekday (ADT} per unit of development (e.g., • • dwelling unit or 1,000 square feet} °foNEW = 9m of Af)T that are primary as opposed to passby ar diverted-fink trips COST = Total cost of grativth-related improvements required to maintain LOS over planning horizon DEFICIENCY - The cost of remedying existing level-af-service deficiencies CDOT - Anticipated staleJfederal project funding for growth-related improvements over the planning horizon NEWTRIPS = Projected increase in average of v~~inter and summer average daily trip ends in Eagle County over the planning horizon FUNDING Average annual historic expenditures by local governments in 1=agle County on capacity-expanding road improvements, including debt service payments EXISTTRIPS = Average of winter and summer average daily trip ends in Eagle County generated by existing development PUF - Present value fatter for converting an annual funding stream for the next 2O years (fife of read #acility) into equivalent lump sum payment based on a discount rate representing a typical rate of return on inuesiment (e.g., ~J.~~o} F~oaci Ser'ui~e ~ar-e~ Eagle Cou_nt~~encotrspasses 1,65 square miles of teri-ltoi;', most of which ~ unde~~elopable land in the White RiYerl'dauonalForesc. Most of the de~~elopnaent has been confilned to the Eagle River~~alley/I- 7Q/LJ5 ~ corridor that runs east-R•est throug,~i the center of tike cot~t~, and in the town of Basalt in the Roaring Forkl~alleyin the south~~est comer of the county. Eagfe CcaUnty/ Raad Impaat Fee and School Fee-in-Lieu Study ,fuly 22, 1999, Page 5 IV{ajor [~cxae~ System: The proposed road impact fee is designed to address the cast of expanding the system of arterial and collector rands in order to accommodate the traffic generated by new development. Since many: of the most significant roads in the cauntyare state and federal high~~.y~s that are unlil~lyto be improved r~ith outside funding, These are included in the major roadR~aynetworlk that is eligible to be funded with road impact fees. The major road system is illustrated in Figure 5. A detailed inventory of the rraajor road system is presented in Table 1. The inventory includes segment lengths, pavement type, and ekisring (1990 and future ("?~10} daiiytraffic volumes and vehicle-miles of travel (~~3~ITj. Fagure ~ fU~AJOR RDA ~1ETW~~tK • ~,o ~: Source: Leigh,. Scott €~ Cleary and Transportation Planning Services, Eagle County2a70 Raad Caprta!lmpravement Progran3, October 31, 1°37, Figure 11-1: Fagle County iVlajor Roadway PJetwork. Eagle Gounty/ Road Impact 'Tee and School Fee-in-Lieu Study ,luly 22, 1998, page 7 Dist Surface ADT r;Winter~ €lehicle-Miles (VMT} Facifit~ Segment {m€•} Type 1855 2010 1935 21.11 Q Beaver Crk Dr I-7D to end 1.0 Paved 200 3D7 2DD- 3D7 Bellyache Ridge Rd I-7D to end r 5.5 Paved 200 3D7 110D 1689 Bighorn Rd I-70 to end of paving 1,7 Paved 200 307 340 522 Bruce Crk Rd Brush Crk Rd to end 2.1 Unpaved 100 153 210 321 Brush Crk Rd I-70 to E Brush Crk Rd . 9.9 Paved 782 1,683 7742 16662 Brush Crk rid E Brush Crk Rd to Sylvan Lake 4.7 Unpaved 100 153 470 739 3rush Crk Rd Sylvan take to County L'sne 11.0 Iva Plow 50 77 550 847 Buck Crk Rd I-70 to end 1.4 Faved 200 20D 280 280 Cclarado River Rd ~ I-70 to Deep Crk Rd 1.7 Paved 477 939 811 1596 Colorado River Rd Deep Grk Rd to'Sweetwater Rd 5.3 Paved 320 512 1696 Z71 A Colorado River Rd 5weetvvater Rd to end of paving 9.5 Paved 2D0 307 1900 2917 Colorado River Rd End of paving to Derby Mesa 6.4 Unpaved 1 DD 153 640 979 Colorado River Rd Derby Mesa Loap to Poppy Crk 6.5 Unpaved 1 DO 153 650 995 Colorado River Rd Poppy Crk Rd to SR 131 5.3 Unpaved 1 DD 153 530 811 Cooley fviesa Rd Gypsum Crk Rd to L1S 6 4.0 Paved 200 307 800 1228 Capper Spur Rd SR 131 to County Line 2.5 Unpaved 100 153 25D 383 Cottonwood Crk Rd Sheepharn Crk Rd to end 1.9 Unpaved 1D0 153 190 291 Cottonwood Pass Rd Gypsum Crk Rd to Gypsum Crk 0.8 Paved 200 3D7 1E0 246 Cottonwood Pass Rd Gypsurn Crk to no ploy 2.0 Unpaved 100 153 20D 306 Cottonwood Pass Rd loo plow to Co. Line 11.4 No Plow 50 77 57D 878 Deep Crk Rd Colorado River Rd to no plow 1.0 Unpaved 157 427 157 427 Deep Crk Rd No pfaw to County Line 6.5 Na Piow 50 77 325 501 Derby Mesa Loop Colorado River Rd to Derby Mesa 15.0 Unpaved 1D0 153 150D 2295 E Brush Crk Rd Brush Crk Rd to no plow 5.9 Unpaved 3D0 153 590 903 Eby Crk Rd I-7D to end of paving D.9 Paved 200 3D7 180 276 Eby Crk Rd End of paving to priv gate 1.3 Unpaved l OD 153 13D 199 Fender Ln . Upper Cattle Crk Rd ~a surf chg 0.2 Paved 200 3D7 40 61 Fender Ln Surface change to Ca. Line D.9 Unpaved 200 307 180 276 ', Frying Pan Rd SR 82 to Co. Line 10.4 Paved 200 307 2D80 3193 Frying Pan Rd Ca. Line to Ca. Line (reservair~ 4.7 Paved 2D0 3D7 94D 1443 Gypsum Crk Rd US 6 to end of paving 5.0 Paved 200 3D7 1000 1535 Gypsum Crk Rd end of paving to end of plowing 8.2 Unpaved 100 153 820 1255 Landfill Rd SR 131 to end 1,5 Unpaved 100 153 150 230 Piney Lake Rd 1-70 to E Meadow Crk Rd 6.6 Unpaved l OD 153 660 1010 Poppy Crk Rd Colorado River Rd to Co. tine 1.6 Unpaved 100 153 160 245 Salt Crk Rd Brush Crk Rd io end ~ 2.9 Unpaved lOD 153 290 444 Sheephom Crk Rd County Line to end 7.2 Unpaved 1DD €53 720 11D2 Shrine Pass Rd US 24 to 0.8 miles east 0.8 Paved 200 3D7 160 246 Shrine Pass Rd D,8 miles east to Ca. Line 8.0 Unpaved €00 153 8D0 1224 Simba Run Underpass N to S i-70 Frontage Roads 0.1 na 0 0 0 0 Singlatree Loop Rd I-70 to i-70 2.0 Faved ~ 2D0 307 400 614 Squaw Crk Rd End of paving to end of road 2.1 Unpaved ~ 1 OD 153 210 321 Squavr Crk Rd Hwy 5 to end of paving 3.1 Paved 200 3D7 620 °c2 Sweetwater Rd Colorado River Rd to Co. Line 6.7 Unpaved 135 184 9D5 1233 Trough Rd SR 131 to County Line 9.1 Unpaved 167 226 152D 2D57 Upper Cattle Crk Rd SR 82 to end c# paving 2.3 Paved 2DD 307 4fi0 7D6 ~ Upper Cattle Crk Rd End of paving to Ca. Line 4.6 Unpaved 100 € 53 460 704 l~V Lake Crk Rd US o to end 3.6 Paved 2D0 307 72D 1,1D5 ~ Total Vehicle-Miles a# Travel {VMT} • - - 1,1D3,fi73 1,839,291 Total Vehicle-Mites of Travel iVMT}, excluding 4-7D 426,170 E53,576 Eagle Ccsttn't: y/ Road Impact Fee and School Fee-in-Lieu Study ,7uly 22, 1939, page 9 on the more conservative projections used in the transportation a~-zalysis should still be reasonabl}- accurate, even if the total cost of needed improvements is Iow. Fable 3 PflPULI~lTIL}~ ANE? 7RAVEl. RRflJEC71Qh1S, 1995-2020 1995 2(110 Increase Permanent Population, 1998 est. {1) 28,641 47.829 67`~ Permanent Population, 1995 est. {2) 27,993 4D,034 43°© Average Daily Trips, 1995 est. (3b 388,094 ~ 575,289 48°k Vehicle-Miles of Travel, 1995 est. +41 426,17SJ 653,576 5'~°~0 Source: {1) Calorada Department of Local Affairs website, f+lovember 1998; {2} Transpor#atian Planning Services, Inc., Eagle County 139a and 201 D Population and Employment Estimates: Methodology and results, ~°art !, July 1995, Tables 15 and 21; {3} average of winter and summer daily trips from Table 2; {4) winter VMT on major road system, excluding I.70, from Table 1. Read Leve{-af-Service Analysis eagle Count}-has established the following level-of-service standards forthe county roadvti~aynet~~ork Level of sen=ice is the qualitative measure of traffic sen=ice provided by a road. under a particular volume condition, and prevailing roadw=ay conditions as described in the current edition of the Hidaz~}~ Crp~czly .~1u3nnrc~c', published Ly the Transponatton I~.esearch Board. ~ adequate level of service in Eagle Counrye~:ists uFhen the roadRay system operates at Level ofSerb-ice C, and intersections Lath si ;realized and unsi~naliz,~d operate at Level of Sere-ice D or better during peak houz~. t"~ri adequate level of service sl,.aL be provided during both a~nter and summer peak traffic seasons ~-id3 the `winter capacity analysis being adjusted for winter road conditions. One of the principles of impact fees is that new development should not be charged, ti~xough impact fees, for ahither Ievel-of-service than is provided to existing development. Another way of putting it is chat impact fees should not be used to payfor the "sins of the past."' In the contex~ of road impact fees, this has often been interpreted to mean that no impact fee monies should be spent on road~~y~ that were over-capacity a=hen the fees were adopted. This approach, however, has the perverse effect of prohibiting the e:~penditure of road impact fees on roads most in need of improvement, while at the same time failing to give credit to new development far the revenues it will generate that will help pay to rerx~dythe deficiencies. A superior approach is to subtract tl~e cost of remedying deficiencies from the gro~rth-related costs, thus not charging new development for remedying defieiencies, while at the same time allov.~ng road Lmpact fee revenues to be spent on roads currently in need of improvement. The existing deficiencies identified in the I~crzd ~ IP, plus an additional improvement identified by the Town of Vail, are summarized in the following table. • iragle Caur-ty/Road Impact Pee and School FeF-in-Lieu Study July 22, 1999, page 11 Road Cost per Service Unit The gro~-th-related costs identified in the Rrxr~l C1P, excluding those €-n the Town of Vail, are shove in Table S. TIZe Town of Vail has subsequently pcrFormed more in-depth analysis of needed road improvements in its jurisdiction, and thu is described below. Table 5 GRE}ItVTH-F'rELfiTEa It~IPiTflV~6~lElUTS, 1©g5-2Q10 Area Jurisdiction lmorovesnent Cost Gypsum CDOT Va'iden US 6 from I-79 to airpoR to 5 lanes [urban) 54,791,366 Gypsum CD9T Widen US 6 from 1-70 to airport to 4 lanes [rural) 51,549,713 Gypsum CDOT New 1-70 interchange with bridge 6 RR tracks 525,DDO,ODD Eagle CDOT Widening US 6 to I-70 spur to 5 lanes 5833,699 Eagle CDOT 2 bridges alone spur for highway/RR overpasses $2,0DD,ODO Eagle CDOT Widening US 6 between Eagle and airport $5,280,000 Eagle CDOT Construct raised median on US 6 through town $316,800 Eacle CDOT Spur road/US 6 intersection roundabout 560,000 Wolcott C00T Widen US 6 to add passing lanes $1,D28,G91 Edwards/Avon/Eagfe Vail CDOT Widen US 6 to 5 lanes [Squaw Crk-Edwards) 52,674,283 Edwards/Avon/Eagle Vail CDOT Widen US o to ?lanes [Edwards-Avon) $4,114.287 Edwards/Avorr/Eagle Vail CDOT Widen Edwards Spur Road 52,536.481 EdwardslAvo~agle Vail CDOT 2 bridges aloud Edwards Spur Road $3,382,000 Edwards/Auor~agle Vail CDOT Traffic signals at Edwards Spur Rd {exc ramps} $200,000 Edwards!AuonlEagle Vaid COOT Traffic signals at Edwards Spur Rd [i-70/US 6 ramps) $225,D00 EdwardsfAvon/EagleVeil CDOT Avan Road roundabouts [5J $5,991.173 Edwards/Avan,rEagle Vail CDOT Traffic signal at ArrowheadNS 6 $1 D0,000 Minturn/Dowd Junction CDOT Widen U'S 24 (Dowd Junction-Minturn] 52,399.°9B MinturNDawd Junction CDOT Geometric imp to US 6, Dowd Junction to i-7t3 f Eagle Vail} 51,750,ODD NlinturrvDowd Junction CDOT US 6/I-70 interchange at Eagle-Vail $3,200,DDD Basalt County Improve Upper Cattle Creek Road $1,877,660 Edwards/AuonrEa~le Vail County Widen Stone. Creek to i•eur lanes $192,000 Total Future Needs. 1995-2910 569,802.847 Source: Leigh, Scott Er Cleary and Transportation Planning Services, Eagle County 20iD Road Capirallmprovement Program, October 31, 1997, Table N-2: Estimated Project Costs-highway Projects Correcting Future Deficiencies. The analysis in the Eagie GountyRazd C1P appears to be inadequate for the roads in the Town of Veil's jurisdiction. ~~ figure in the repon shows sections of the T-70 frontage roads operating at LOS D, yet aio improverr~nts are listed in the table containung deficiencyirnprovernents and onlya single low=cost item is listed in the table containing future improvement needs. The more detailed analysis performed bythe Town of 'Fail was based on information rrom the net~-'ork modeling used in the Eagle CountyRazd CtrP. Pe~al~ volumes were estimated from average dailyvol~-nes ustng a peak hour factor of G.1. The pasted speed w•as used as the corresponding free flo~° speed and Eagle Co~nt~rl Road Impact Fee and School Fee-in-Lieu Study July 22, 199°, page 13 attributable to gro~~th within the planning period, and are classified as "future" needs. C7veraL, of the $51 million in planned road improvement pro}acts identified by the Town's transportation plan, S3O million are attributable togrowth-related capacity expansions aver the 1935-2010 planninb horizon, as summarized in Table 7. Fable T ~OVII'N OF VAII` IMPROVir~49ENT COSTS Road Facility Section Deficiency Growth Future Bighorn Road Bighorn Road ~ $0 $4 $3,75D,D00 E Vail Interchange E Vail lnterehange $0 SD $2,ODD,D40 I-70 Frontage Rd E Vail to E end of Ford Park $0 SD $5,25D,OD0 I-70 Frontage Rd E end of Fcrd Park tti Vail Valley Dr SO 53,7DQODD 50 I-70 Frontage Rd Vail Valley Dr io Main. Roundabout $D $7DO,OD0 50 I-7D N Frpntaoe Rd Arosa Dr to W Vail Roundabout $D $D $0 I-70 N Frontage Rd W Vail Roundabout to Buffer Crk $0 $1,250,QOD 5D I-70 N Frontage Rd Buffer Crk to Red Sandstone $0 $S,OOD,ODD $0 I-70 N Frontage Rd Red Sandstone to Main Round $0 $D $o,40D,DD0 I-7D S Frontage Rd Main Raundabou~t_to Flospital SD $750,OD0 SD I-70 S Frontage Rd Hospital to Lionshead Parking Str $2,25D,000 SO $D I-7D S Frontage Rd Lionshead Parking to l=atest Rd 50 53',850,ODD $0 I-7D S Frontage Rd Forest Rd to Cascade Vill $0 $3,550,D00 $4 I-70 S Frontage Rd Cascade Village to Gore Crk Dr 50 $2,2D0,40D SD Tara I 53,750,000 52,OOO,DOD $5,250,OOD $3,70D,ODD ~7D4,44D SD 51,250,000 56,ODQ,DDD $6,4DD,DDD $750,4DD 52,250,D04 S3,RSD,DOD 53,550,004 $2,2DD,ODD I-74 S Frontage Rd W Vail Roundabout to End 50 SD $750,DDD 5750,404 Main Vail Roundabout. $D SD $1,DD0,40D 51,000,000 Simba Run Underpass _ 50 SS.OOD,DOD SO SB.DDO,DDO Total 52.250.OOD 53D,440,D00 $19,150,DOD 551,400.DDD ~; y 5~ Source' Improvements and estimated costs from Town of Vail, Varl Transportatl"tin Master Pli3n, adopted 1993; deficiency projects of.tfaose where 1995 volumes are in excess af, existing capacity from Table 6, growth projects are non-deficiency projects with needed capacity expansion from Table 6, future projects are all other projects.. The cost per service urur is determined by dividing the total cost of planned improvements required to accommodate gro~~th over the 15-year planning horizon 1995-200), less the cost of existing deficiencies and anucipated outside funding, by the projected gro~~th in vehicular trips over the same period. According to local officials, relatively=little state highv.ky funding is lil~:el}r to be available far road improvements in Eagle bounty. For example, no state fundszng is programrrYed for Eagle Counsy road improvements in the current reional Transportation Impravemertt Plan. However, same state funds lrlsel}~ will be available. CDOT a~ be reimbursing the Town of Vail, for example, for one-half of the 50.35 million the To~~n spent on the Chamonix Lane at I-~0 roundabouts and the traffic signal at the South >~rontage Road and Fahey Vail Drive by the }mar 2007. Assuming that this amount of funding is provided every five years, CDOT funding aTauld amount to 59.525 million aver the 15-jar plannin; horizon. eagle Couraf~lf Road Impact Fee and School Fee-in-Lieu Study July 22, 1949, page 15 ~~ - Table 9 l h ~ RDAD CAPACITY EXPENDITURES, 1493-1997 ~.1 i 1933 1534 1995 1996 7997 Average ~ ~ ~' _ Avon $18,245 S1fl3,361 55D6,211 5335,726 $1,611,1D3 553D,941 Basalt $224,09'6 SD SD $0 $424,438 $129,707 Eagle $62,786 565,237 $471,729 3i 75,291 5146,884 $184,385 Gypsum 5126,832 515,859 591,664 Si 37,365 5692,528 $212,956 Minturn 5100,069 $11,218 543,879 S1D,058 59,668 534,578 Red Gliff $37,2D3 50 SD $0 50 57,441 Vail 51,017,265 $813,850 $4,457,221 $2,882,D88 $6,D15,625 53,037,210 •- p~.Q Eagle Gounty 5334 $31,020 517,542 513,1D7 $D $i2,4D1 ~ Total 51,586.83D 51.120.555 55,588.306 '53,553,655 58,900,246 54.149.919 Source: Cnuntiss, Cities and TnwnsAnnual Statement of Receipts and Expenditures forRnads, Bridges and Streets, 1993 through 1997 calendar years (includes right-ofi-way, engineering, construction and debt serv'sce expenditures, less privat? contributions and expenditures of band proceeds; all figures in 1998 fi dollars loosed on GPI-U). ~ The annual expenditure of S~. ~ million bar local gt~vernments in ~ ogle County oncapacity-expanding . ~ road ir.~provements amounts to a little over ~ 10 per trip generated i_n the county, Assuming that local , '-~ gavemments maintain this pattern of expenditures, new development mill generate revenues that rill be sper7t on capacity-expanding road improvements over the neat 20 years-the useful I:fe of road I~ ~ improvements--equivalent to about ~1~~ for everydailytrip generated, as shorn in Table 14. Table 10 REVENUE CREDIT PER TRIP Annual Capacity Expenditures $4,149,919 Average gaily Trips, 1995 388,D94 ' ~~' Annual Gapaciry Expenditures per Trip 310.69 Revenue Credit oer Trio 5128 . Source:Annual capacity expenditures from Table 9; average daily trips (average of winter and summery from Table 2; revenue credit per trip based on 20 years at 5,5°fo discoun± rate. ~' G~~ ~ ~ ~~`~ ~~' ~~ ~ ~4 ~ ~~ ~~ ~~~ +~ ~ ~ ~~ Eagles County/Road Vmpact Fee and School >=ee-in-Eieu Study _,~+ P~ _ ~-' ~ .~~ ~~~ ~ ~ ,~~~ ~~ ~ ~~ July 22, 1999, page 17 Table 1 TRIP GENERATEON RAT1=S ©aify percen# Primary Land Else Type Unit Trips Primary Trigs Single-Family Detached Dwelling 4.79 100°I° 4-79 Single-Family Attached Dwelling 2.93 100°,'° 2.93 Multi-Family Dwelling 3.32 100°~m 3.32 Congregate Care Facility Dwelling 1.08 100°~6 1.08 Mobile Home Park ~ Site 2.-40 100°r~ 2.40 HoteVMotel Room 2.$2 100°ro 2.82 RetaiVCommercial Shnp Ctr/Gen Retail ~ l OD,000 sf 1000 sq. ft. 34.08 55°/° 18.74 Shop Ctr/Gen Retail c250,00D sf 1000 sq. ft. 24.57 67°b 16.40 Shop CtrlGen Retail <500,OD0 sf 1000 sq. ft. 19.19 74°/° 14,20 Shop Ctr/Gen Retai] 500,000 sf~ 1000 sq. ft. 14.98 80°ro 11.9$ Automobile Parts Sales 1000 sq. ft. 30.96 90% 27.86 Automobile Sales 100D sq. ft. 18.75 49% 9.19 Automobile Service/RepairJTire Store 1000 sq. ft. 12.44 5l% 6.34 Sank 1000 sq. ft. 132.60 25°I° 33.15 $uilding Materials 8 Lumber Store 1000 sq. ft. 19.86 90°0 17.87 Car Wash, Self-Service Stall 54.D0 90mQ 4$.60 Convenience Store 1000 sq. tr. 369.00 13% 47.97 Discount Club 1000 sq. ft. 20.90 90°/° 18.81 Discount Store 1 D00 sq. ft. 28.32 90°0 25.49 Discount Superstore 1000 sq. ft- 23.48 90°f° 21.13 Electronics Superstore 3000 sq. ft. 22.52 9D°%° 20.21 Furniture Store 1000 sq. ft. 2.53 90°/° 2.28 Gasoline Service Station !`ueling Position 81.39 25°ro 20.35 Hardware/Paint Store 1D00 sq. ft. 25.65 90°b 23.09 Home Improvement Superstore 1000 sq. ft. 17,53 90°ro 15.78 Nursery/Garden Center 1000 sq. ft. 18.04 90°/° 16.24 PharmacyJprug Store 1000 sq. ft. 44,D8 90°4 39.67 V V Quick Lubrication Vehicle Shop Service Position 20.00 5l°~a 1D.20 Restaurant, Fast Food 1000 sq, fi. 248,06 15°0 37-21 Restaurant, Sit-Down 1000 sq. ft. 44.98 52°4 23.39 V'dholesale Market 1000 sq. ft, 3.37 90°/° 3.03 Wholesale lire Store 1000 sq. ft. 10.18 90°~0 9,16 Video Rental Store 1000 sq. ft. 6.80 90°~b .6.12 Office/fastitutional Cemetery Acre 2.31 1 DO% 2.37 Church 1000 sq. ft. 4.56 1003`0 4.56 E~gfe~ ~o~r,tyJ Road Impact Fee and Schaal Fee-in-Lieu Study .#uly 22, 1999, page 19 Road h!e# C©s# Schedule Based on trip generation by land use and the net cost per trip, the net eosu to provide road capaat}-per unit of de velopment are shown in Table 13.. i Table i3 ' ROAD NET COST SCHEDULE 'primary Net Cost/ Net Cost/ Lane Use Type Unit Trips Trin Unit Single-Family Detached Dwelling 4.79 5334 51,600 Single-Family Attached Dwelling 2.93 5334 $97'9 Multi-Family Dwelling 3.3'2 5334 51,109 Congregate Care Facility Dwelling 1.D8 5334 5369 Mobile Horne Park Site 2.40 82 2 5334 $334 $802 ~` 5942 ~~O+~O HoteVMotel Room . y RetailfCommercal Shope Ctr/Gerr Retail <100,000 sf 1000 sq. ft. 18.74 5334 56,259 Shop Ctr/Gen Retai! <250,000 sf 1000 sq. ft. 16.46 5334 55,498 Shop Ctr/Gen Retail <500,000 sf 1000 sq. ft. 14.20 5334 54,743 Shop Ctr/Gen Retail 500,000 sf~ 1000 sq. ft. 11.98 5334 54,D01 Automobile Parts Safes 1.000 sq. ft. 27.86 5334 59,3D5 Automobile Sales 1000 sq. ft. 9.19 5.;34 53,069 Automobile SprvicelRepairJTire Stare 1000 sq. ft. 6.34 5334 52,118 Bank 1000 sq. ft. 33.15 5334 511,072 Building f~laterials Fr Lumber Store 1000 sq. fi. 17.87 5334 55,969 Car Wash, Self-Service Stall 48.60 5334 516,232 Convenience Store 1000 sq. ft. 47.97 5334 $16,022 Discount Club 1000 sq. ft. 18.81 5334 56,283 Discount Stare 1 D00 sq. ft. 25.49 $334 $8,514 Discount Superstore 1000 sq. ft. 21.13 5334 $7,057 Electronics Superstore 1000 sq. ft. 20.27 5334 56,77;0 Furniture Store ~ 1000 sq, ft. 2.28 5334 5762 Gasoline Service Station Fueling Position 20.35 S334 56,797 Hardware/Paint Store 1000 sq. ft. 23.09 5334 57,712 Home Improvement Superstore 10D0 sq. ft. 15.78 5334 55,271 iVurseryiGarden Center 1000 sq. ft. 16.24 5334 55,424 Pharmacy/Drug Store 1000 sq. fit. 39.67 5334 513,250 Quick Lubrication Vehicle Shop Service Position 10.2D 5334 53,407 Restaurant, Fast Food 1000 sq. ft. 37.21 5334 512,428 Restaurant, Sit-Down 1000 sq. ft. 23.39 ~ $334 57,812 1NholesaEe f~iarket 1000 sq. ft. 3.03 5334 $1,012 Wholesale Tire Store 1000 sq. ft. 9.16 5334 53,059 Eagle Gaurtty/ Road l~~~pact Fce and School Fee-in-Lieu Study July 22, 1499, page 21 5~~~~~. '~A.l~~] ~E~]~C~~t~JPV ~.R4D ~EES~ER~-L~EUf Eagle County' is ser<Ted by r~~o school districts. The Eagle County School District RE~OJ serves rnosr of the county, while tide Roaring Fark School District RE-1 serves the Basalt area in the south~•est comer of the county. About 15 percent of all public school studenu residing in Eagle County attend schools in the Roaring F©riti School District. ` Legal Authority 'For SchooE Exactions State law authorizes counties to require rae~t residential subdi~,~isions to dedicate land far schools and parlts in Section ~fl-28-133(~)(a)(II), C.RS., as follows; .~~icatiarz g~tlae sip and larfd areas to the ~ to a srr'xn' diszri¢, ~r to the pui/,~ac or, in lza{ ~ g~a sarm cf ,t~~~r rxx ex~rrt~ the fair rmr#et ualare gs't1~ sites arxtr 1aa~i' aa~rs or a corr~iinatirma ~sar~a d~a'icatzc>f-a ark suds ~ayn~; ~ cept that tl~ ,lxlsre g{~' a~~~tiaa slxzll' rttx exca~tl~fair,~u,lr:~ ;arlaregal~sitesara~lar~ar~as. Arzysarrra, z~za~asira.~ ar„~.,,~~.~ tol~paLd tccr ~ ~,u c~crxarty ~fLrvsszk~:,~ pacrsararzt ur thzs paragraph (a~ mx}; 1~upyrcr+~ ~y ~xzard g~' aacrrrty ~,u>ussicx~rs, ~ paid dira2ty to a sdac~ district If t1~ sites aax~ larzt' areas are d~icat~l ui thn crx~y; to a sd~a~ distai~: oar the pzrla'.i4 t1~ lxazrd grctaurzty ~,~,xssis arx.~ at the r~rrst gf' td~ affertti~; se~'f tl~land ,,. Fxceptas prtrtic~inszrl~sa(4.3~ grthis s~iar~ arrysacd~szrrrs, Z xtz~arl]~, 07' it~c~r~ ~ ~5 IJa2d t011r?° ~.ZZJ'L~ C~LTxGl7T~}! ~v~r a rc551(J~aS f!"D7?2 f~7° Sa~ CJf ~° d~dlCat~ 51I~ arfd laax~ areas 51'.t~u ~ .~R~d ~' tJr7~: ~:i27t~ C~Q]Cll~ w~~~iu55E,~re~~; (AJ For t1~ acgzezcitiaon g~reasar~'y r,>~ssary sib ark 1ara~ arms ar far at~`aer Capital r~zrtfcry parrpases for sdxx~s or parrs; (a~3) FG7 the (.~L°t£~+ ytiirce~. ~d`~° 51~ al~ 127' a7Lf' S f(71' `~,JICZTI: C."!"'"~, ~ (~) For rern~' plarming~ar~z`rna by sca~ool distrir~s for ~rrati~al pzcrpase~; Existing School Exacticyrts Pursuant to this authority, Eagle Counry-currentlyrequires residential subdividers to dedicate ]and for schools or pay a fee in-lieu of dedication. The school land dedication requirements are codified in Section 4700 of the Eagle County Land Use Regulations. As shown in Table 14, the dedication requirements range fror~n 0.003 acres per rnulti-family unit to 0..014 acres per single-famiiyunit to 0.02 acres per mobile home unit, r Eagic. County/ Rand 6tnpact Fee and School Fee-in-Lieu Study July 22, 1999, pale 23 Ta61e 15 CLiRRENT SCHOOL LAND, EAGLE C©UC~TY 5CHC3OL5 Sites Buildings f?ev'd Undev'd Tatai Gypsum Eagle Valley High, Gypsum Elem, Vflc. Ed. 17,0 0.0 17.0 Eagle Eagle Valley EIem/Middle, Admin. Offices 19_Z 0.0 15.2 Edwards Edwards Eiem 8.5 0.0 8.9 Miller Ranch Barry Creek Middle 13.0 89.0 1 D2.0 Avon Avan Elem ~ ~ 6.0 0.0 6.0 ~ Eagle-Vail Battle Mountain High,~Meadow Mtn Elem 3D.0 D.0 30.D Vail Red Sandstone Elem 5.D O.D ~.0 it Minturn Minturn Middle, Employee Housing Z5.D 80.0 105.0 I-K Bar Ranch Undeveloped 0.0 7D.0 70.0 ~~ Total Acres 124.1 239.0 363.1 , Source: Eagle County School District, "Eagle County School District Properties," July Z, 159$. Table 16 CURRENT SCHOOL LAND, ROARit~G EO~ilC SCH OOLS ' ' Facili ~' Dev d ~fndev d Total 5opris Elementary 18.0 0.0 18.D Glenwood Springs Elementary 10.2 0.0 10.2 Carbondale Elementary 5.2 0.0 5.2 Crystal River Elementary 17.0 0.0 17.0 Basalt Elers~entary 7.2 D.0 7.2 Glenwood Middle 15.3 0.0 15.3 Carbondale Middle 8.3 0.0 8.3 Basalt Middle 10.0 0.0 14.0 Glenwood Springs High 14.6 0.0 14.6 Roaring Fork High 12.0 0.0 12.0 Basalt High 37.0 0.0 37.0 Outdoor Ed 10.0 0.0 10.0 Vocational Genter 3.0 0.0 3.0 Undevelaoed Site 0.0 8,5 8.5 Total Acres 167.8 8.5 176,3 Source: Roaring Fork School District, "Land Available for School Activities," July 15, 1998. • E~g1~ ~~usrt:~~; Raad Impact Fee and School Fee-in-Lieu Study July ZZ, 1999, page 25 Sti.adent ~ener~tior- Fates 1=7eternaini.ng the overall average nturiber of students per d~vellang unit for Eagle County can be accomplished bysimplydividing the number of public school students bythe number of dwelling units. However, different types of hauling have different student generation characteristics. Deterr,-~,n;ng appropriate student generation multipliers by housing type is the focus of this section of the report. Student generation -data is available from the 1990 U.S. Census. Student generation data is not published by the Census Bureau, but can be derived from one percent sample data. These dzta are repaned for geographic areas of at least 1~C~,Q00 residents. Consequently, they are not available far Eagle County alone. Instead, Eagle Cc~untydata is included ~zth data fromten other "u=estem slope" Colorado counties, including Delta, Grand, C;unnison, Hnsdale, Jackson, Montrose, Pitl4in, Route, San Miguel and Sununu Counties, The student generation characteristics of the western slope Counties should be reasonabl~Trepresentative of Eagle County, ~~luch makes up about 17 percent of the total population of the ll counties. H©~rever, Eagle County does have somewhat larger average household sizes than the stem slope counties, as shou-n in Table 19. Consequentl;~-, orxe might es;pect somewhat higher student generation rates in Fable County compared to the average of the western slope counties. Table 19 AVERAGE NOUSEfEaLD SIZE BY Fii3tlSlNG TYPE Cag{~ W, Slope i~dllSing Type County Countl6$ llatlfl Single-Family Detached 2.8a 2.64 1.08 Single-Family Attached 2.66 2.50 7.01 PJlulti-Family 7.17 7.81 7.20 Mobile Home 2.85 2.53 1.13 , Source: U.S. Census $ureau, 1990 Census Summary gape File 1 1100ao count far basic dernagraphic variables}, 5TF1A: Detailed Geography, a;.cessed through 19°0 Census Lookup wedsite (htto:i!versus.cerisus.c~avr''cdromflockup} on April 3, 1999; western slope counties include Delta, Eagle, Grand, Gunnison, Hinsdale, Jackson, Montrose, Pitkin, Roust, San Miguel and Summit counties, Based an student generation data far the 11 n-estem slope counties and the relative size of households in Eagle Count}-, an estimate of the number of public school studenu that would. be generated by occupied dwelling units. of various types is presented in Table 20. Eagle Cot.rn;y/ Road Impact Fee and School Fee-'sn-'Lieu Study July Z2, 1999, pogo 27 estimates are reasonably accurate is attested to by the fact that the Eagle C'ountn' School District°s comparison of enrollment and estimated housing units in, 1996 yielded exactly the same oaerall generation rate of 0.21 students per unit. 7abie 22 STUp1=fVTS PiwR UNIT - 1480 1990 Students/ E3dusing liype Students Units Unit Single-Family Detached 1,452 3,495 0.42 Single-Family Attached 383 2,593 0.15 Multi-Family 544 7,237 0,07 Mobile Dome 804 1,901 0.42 i Total 3,143 15,226 0.21 Source: 1990 students from Table 21; 1990 total housing units from U.S. Census. School C3e~i~etiert/Fee per Unit Based on tre student beneration rates identified in tabs previous section, the amount of land that would need be dedicated per dwelling unit to maintain the current level of service of school land pPr student u presented is-t Table 23. Tabie 23 SCFIUUL LAl1fD [}EDiGATIQN >'ER UNIT Students/ Acres/ Acresl Housing Type Unit Student Unit Single-Family Detached 0.42 0.036 O.Di51 Single-Family Attached 0.15 0-036 D,0054 Multi-Family 0.07 O.D36 O.OD25 Mobile Home 0.42 0.036 O.O151 Source: Students per unit from `fable 22: acres per student frorra Table 18. • r Eugla au^~1 11oad Impact Fee and School Fee-in-1`ieu Study J~sly 22, 1999, Page 29 The proposed changes from Eagle ~aunry's current school exactions are s>>~marized in Table 24. The II changes are most significant for single-family attached (townhouse} anal duplex un~.ts. Townhouses, which are currentlyclassified with multi-familyunts, have significantlyhibher student generation rates than othermulti-family housing types. Duplexes are currently classified u-ith single-family detached units, but have considerably lower student generation potential and are proposed to be classified with multi-family units. The net result of all of the recommended changes is that the fees-in-lieu would increase fai° single-family detached and attached units, and decrease far duplexes, apartments and rxiabile Names. Table 24 StlGV1MARY OF PROPOSED GHANG'ES TO SCHOOL EXACTtO[~S - i Acres/i3nit Percent Housing Type Current Proposed Change Single-Family Detached 0,0145 0.0151 4.1°~fl Single-Family Attached 0,0027 0.0054 100.0°!0 Duplex 0.0145 0.0025 -82.8°b Multi-Family 0,0027 0.0025 -7.4°0 Me~bile Name 0.0223 0.4151 -32.3°p Source: Current units per acre from Table 14; proposed units p°r acre from Table Z3. Eagle County/ Road Impact Fee and Sci~ool Fee-in-Lieu Study July 22, 1999, page 31 PUBLIS'~ED THIS ITEM MAY Af=FECT YOUR RROPERTY PUBLIC Na-rlcE ~'~'1~v `zi , ~i(JTICE lS HEREBY GIVEN that the Planning and Environmental Commission of the TcL'~i°? cf Vail will hold a public hearing in accordance with Section ~ 2-3-fi, Vail Town GodP, nn September 13, 204, at 2:OQ PM in the Town of Vail lvtunicipal Building, in cansider~xiis~n cif: A request for final review of a sign variance, pursuant to Section 11-14-1, Variances, V~z.il ~~ aV+:n Code, to allow for a variance Pram Section 1 ~-6-3(1 al for a new business identifir;atior7 Linn, lacated at 100 East Meadow DrivelLot a, Block 5D, Vail Village Fling 1, and settir~c for,i-. r3,~taiia in regard thereto. Applicant: Robert Aikens and 'Barbara Ruh (Verbatim Booksellers) Planner: Matt Gannett A request for final review ofi a conditional use permit, pursuant to Section 1 ~-76-4, Fier; Witte=~~ rr~::t Conditional Uses, Second Floor, Vail Town Code, to allow for an outdoor patio, Focatec` at `~wu Hanson Ranch Road (Vista Bahn Building)ILat C, Block 2, Vail Village Filing 1, and settirg °crrl.,1 details in regard thereto. Applicant: Remonov & Company, inc., represented by Terrill l<hir~ht Planner. Bill Gibson A request far final review of a variance, pursuant to Chapter 12-17, variar-ces, VaIF To4~.~' ~ ~:,r;,c~i~, to allow for a variance from Section 12-78-12, Height, Vail Tawn Cede, and a regr~est irr major exterior alteration, pursuant to Section 12-7F3~7, Exterior Alterations ar Modefica.t ~^ a-'~i. ~-- Town Gade, to allow for a new residential addition, located at 183 Gare Creek Drove {~,~z~~~;rk. Building)ILat A, Black 5F3, Vai6 Village Filing 1, and setting faith details in regard ti~ereta. Applicant: Bob Fritch, represented by Fritzlen Pierce Architects Planner: Bill Gibson A request for final review of a major exterior alteration, pursuant to Sectien 12-7A-i2, E;;terinr Alterations ar Modifications, and a request for a caR~ditianal use permit, pursuant to ae:;ti::;°-.: w- 7A-3, Conditional Use Permits, Vail Town Cade, to allow for a lodge, including accessc~r}r e=~tir~g, drinking or retail establishments located within the principal use and occupying betwee~7 ti:n percent (10%) and fifteen percent (154/8} of the fatal gross residential floor are of the m?i~1 structure or structures an the site, lacated at 20 Vail Road (Sonnenaip Resort of Vaiij,~Lc„ C ~;~ :~i L, Black 5E, Vaii Village Filing 1, and setting forth details in regard thereto. Applicant: Sonnenalp Resort of Vail, represented by Resort Design Associates Planner. Elisabeth Eckel A request for a work session to discuss a major amendment to Sp.scial Development Cis~i='„ too. 4, Cascade Village, pursuant to Saction 12-9A-10, Vail Town Gode; to allow an amendyd approved development plan, located at 1325 Westhaven Drive/Development Area A, G~,~s;, de Village, and setting forth details in regard thereto. Applicant: V~Jright & CompanylPlA Land Planning Planner: Russ Forrest A request for a recommendation to the Vail Town Council an a pr©posal to establish 5fscr:i.:{ ` Clevelopment District N©. 39, pursuant to Article 12-9(A}, Special Geve[opment District,'-J~?il ;'~,, Town Code, to a11ow for the redevelopment of Crossroads, a mixed use devElopm°nt; ~; r~..;u st f,«~{' for a text amendment to Section 12-2-2, Defini#ians, Vail Town Cade, pursuant to Sect~~.r°~ 1 ~~_;;_ ~~ 7, Amendment, to add a definition for bawling alley; a request fr~r a text amendment to ; ~~.>~ ,i~,i, 12-7E-4, Conditional Uses, Vail Town Code, pursuant to Section 12-3-7, Amendment, t=~? _~~_ bowling aNeys as a conditiana! use; and requests for conditional use permits to allUVU fc~r tl~~e Attachment: K construction of an outdcsor operation of thc~ accessory uses as set fr~rti~ in Section 12-e ~-~~ i~: - slating rink); a major arcade to include indoor entertair~rnEnt; ~t tf,e~ater, meeting ror~r:i~~5, .~.r:; convention facilities; multiple-family dwellings and lodr~e~s; and a pri~.:~te ciul~ to ailo~v f=r- ~~~~,~ establishment of a for sage parking club, pursuant to section 12-7E-~, Vaii Town C=~rJL, I=_~:_;:~Ee 4 at 14~i and 1=t3 Meadow ©rive;Lot P, t3lock 5D, Vail Village Filing 'I, Arid setting for-t!~ ,^~,.='si~ an regard thereto. Applicant: Crossroads East C)ne, LLC, represented by Mauriello Planning Group Planner: Warren Campbell A request for a final review of a variance, pr~rsuant to Chapter 12- 17, Variances, Vail Tca~,~~r~ Code, to allow for a variance from Section 12-6N-6, Setbacks ,Vail Town Code, to alrovl fs~r a residential addition to encroach into the side setback, located at 3C3 Gore Creek Drivelt_ct t~, Block ~, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Erickson S. Shirley Planner: Bitl Gibson A request for final review of a variance, pursuant to Chapter 12- 17, Variances, Vail To~~~~n t~,or;er to allow for a variance from Section 12-6f9-6, Setbacks, Section 12D-9, Site Coveraq€;. af;i~' 5ectic~n 12-6D-~ t~, Landscaping and Site Development, Vail Town C:or1p, to alls~ta fir a residential addition, located at 2714 Larkspur LanelLot 4, 81ock 3, Vail l,ZtermourZtair=,, s~"i:g forth details in regard thereto. Applicant; Andrew and Margaret Forstl Planner: BiII Gibson An appeal of staff interpretation, pursuant to Section 12-3-3, Administration acrd Enfcrce;~;e^t. Vail Town Code, of an administrative interpretation of Section 1~-11-4, Materials tc~ be --- Submikted, Procedures, located at 1445A Vail Valley Drive/Lot i 8, Vail Valley Filing 1. ar;w setting forth details in regard thereto. Applicant: Ftobert Kossman Planner: Russ Forrest The applications and information about the proposals are available for public inspectit~n duri:~fa regular office hours at the Town of Vait Community 9evclopment Departrnerat, 75 South Fron~ag~: i_~a{a. ;'he public is invited to attend project orientation and the site visits that precede the public: he~1r;, ~ it the Town of Vail Community Development Department. Please call (97!,7) 479-2135 for adr!i}icr'~ni information. Sign language interpretation is available upon regcrest with 24-hour notification. Pleas4 r:t~'s (970) 479-2350, Telephone for the Nearing Impaired, for infc~rt~ation. Published, Augus# 27, 2004, in the Vail Daily. i • • • Adjacent Property Owner I~~st Crossroads Redevelopment August 2(.X74 TOVi~'N OF VAIL FINAI`v~CE DEPARTMENT 75 s. FRONTAGE ROAD VAIL, CO 81 657 CROSSROADS of VAIL coNDO~I1~tIUI~r AssoCIATIO,,~ 143 EAST MEADO1~l- I~R 5TE 3C0 VAIL, CQ 81 657 VIT LADE ,INN PLAZA CONI7O~r1II'~rll.}~:1.~.sSc~CIA~I'IC~ COLUI~ADO REGIS`I'IZATION INC. Pf7 B©X X66 v AIL, Co s i s5 ~ SOIv-NENALP PROPERTIES INC 2Ii VAII., ItD VAIL , CO 81657 VAIL DOVER ASSOCIATES LLC 4148 N AItCADIA DR PHOENIX, AZ 850 i 8 VILLAGE CENTER ASSOCI.~.TION HELM CAItEY GUNK 953 S FRONTAGE, RD ti~~ STE 223 FAIL, CO 81 657 AUSTRIA IiAUS CUNDO ASSC}C i?w`f 2~ VAIL RD VAIL, CO 3157 COLORADO DEPT OF 'TR.<~I~iSI'QRTA'I'IC7N 42Iy1 E ARKANSA'S AVE DEIVVER, CO 8+Q22? . 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Lighthall Residence - 483 Gore Greek Drive Driver: George NOTE: If the PEC hearing extends until 6:OOp.m., the Commission may break for dinner from 6:00- 6:30p.m. Public Hearing -- Town Council Chambers 2:00 pm 1. A request for a final review of a variance from Section 12-6H-6, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a residential addition, located at 4$3 Gore Creek DrivefUnit $ (Texas Townhomes)lLots 8 & 9, Vail Village 4t~ Filing and setting forth details in regard thereto. Applicant: Diane Lighthall, represented by Michael Suman Architect, LLC Planner: Elisabeth Eckel ACTION: MOTION: SECOND: VOTE: 2. A request for final review of a variance, from Section 12-6G-8, Setbacks, Vail Town Code, pursuant #o Chapter 12-17, Variances, Vail Town Code, to allow for a variance to allow for a residential addition, located at 4242 East Columbine Way/Lt~t 8, Bighorn Terrace, and setting forth details in regard thereto. Applicant: Kathryn Benysh Planner: Bill Gibson ACTION: MOTION: SECOND: VOTE: 3. A request for a final review of a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses; Generally (On All Levels of a Building or Outside of a Building), Vail Town Code, to allow for a temporary seasonal structure within the Lionshead Nlixed Use 1 zone district, located at 714 West Lianshead Circle/Parcel 3, Lianshead Penthouses and Lot C, Morcus Subdivision, and setting forth details in regard thereto. Applicant: Vail Corporation, represented by Mauriello Planning Group Planner: Warren Campbell ACTION; MOTION: SECOND: VOTE: 4. A request for review of a minor subdivision, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to allow for a resubdivision of the West Day Lot, Vail Marriott Mountain Resort, and Gore Creek Residences properties, located at 720, 724, 728 West Lionshead Circle, 730 South Frontage Road West, and 825 West Forest Road/Lots A-D, Morcus Subdivision and Parcel 3 Lionshead Penthouses, and setting forth detail in regard thereto. Applicant: Vail Corporation, represented by Braun Associates, Inc. Planner: Warren Campbell ACTION: MOTION: SECOND: VOTE: 5. A request for a recommendation to the Vail Tawn Council on a proposal to establish Special Development District No. 39, pursuant to Article 12-9(A}, Special Development District, Vail Town Code, to allow for the redevelopment of Crossroads, a mixed use development; a request for a text amendment to Section 12-2-2, Definitions, Vail Tawn Code, pursuant to Section 12-3- 7, Amendment, to add a definition for bowling alley; a request for a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Code, pursuant to Section 12-3-7, Amendment, to add bowling alleys as a conditional use; and requests for conditional use permits to allow for the ... CrlnStrlJ~;tlC~n ~f ~r~ ntitrfr)nr nnpra.tion of the aC(:P,SSarU used as.SP,t forth in Se(:tlan 12-7F-5 lire , _ skating rink}; a major arcade to include indoor entertainmer7t; a theater, meeting rooms, and convention. facilities, multiple-family dwellings and lodges; and a private club to allow for the establishment of a far sale parking club, pursuant to Section 12-7E-4, Vail Town Code, located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Crossroads East One, LLC, represented by Mauriello Planning Group Planner: Warren Campbell ACTION: MOTION: SECOND: VOTE: 6. A request for a final review of a variance, from Section 12-6G-8, Density Control, Vail Tawn Cade, pursuant to Chapter 12-7, Variances, Vail Town Code, to aClow for additional grass residential floor area and dwelling unit, located at 4690 Vail Racquet Club DriveNail Racquet Club Condos, and setting forth detail in regard thereto. Applicant: Racquet Club ®wners Association, represented by TRD Architects Planner: Matt Gennett ACTION: Tabled to January 10, 2'005 MOT10N: SECOND: VOTE 7. A request far revision to the final plat, pursuant to Chapter 13-4, Minor Subdivision, Vail Town Code, to allow for additional gross residential floor area, located at 1094 Riva Glen/Lot 4, Spraddle Creek Estates, and setting forth details in regard thereto. Applicant: W&B Development, LLC, represented by Tim Losa, Zehren and' Associates, Inc. Planner: Matt Gennett WITHDRAWN 8. Approval of November 22, 2004 minutes MpTI©N: SECOND: VOTE: 9. Information Update MOTION: SECOND: VOTE: 10. Adjournment MOTION: SECOND: VOTE: i • The applications and information about the proposals are available for public inspection during regular office hours at the Town of wail Community Development Department, 75 South Frontage F{oad. 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 calf (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published December 10, 2004, in the Vail Daily. • . ~~~srco~~ MEMORANDUM TQ: Planning and Environmental Commission FRAM: Community Development Department DATE: December 13, 2004 SUBJECT: A request for a final review of a variance from Section 12-8H-8, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Gode, to allow for a dormer addition located at 483 Gore Creek DrivelUnit $ (Texas Townhomes)/Lots 8 & 9, Vail Vallage 4'" Filing and setting forth details in regard thereto. Applicant: Diane Lighthall, represented by Michael Suman Architect, LLC Planner: Elisabeth Eckel _.__. ._._..-~.. _ _~..._, _._ ~.~ ~. _....,.....a..,.-.,........_.._....... ~ ..r _...... ,~..~ I. SUMMARY The applicant, Michael Suman Architect LLC, is requesting a variance from Section i 2-6H-6, Setbacks, Vail Town Cade, to allow far the addition of a roof dormer to the top level of a residence located at Texas TownhomeslUnit 8, 483 Gore Creek Drive. The proposed dormer addition will result in an increase in the amount of bulk and mass existing within the side setbacks. Based upon Staff's review of the criteria in Section VIII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval of a variance to allow far the proposed construction, subject to the findings Hated in Section IX of this memorandum. Il. DESCRfRT1ON OF REQUEST The applicant is proposing a dormer addition to an existing residence, at 483 Gore Greek Drive, Texas Townhomes Unit 8. The proposed change includes a new shed dormer on the upper floor to the north side of the residence. The applicant wishes to increase the head height and maximize the usable space on the upper level of the residence. The dormer will be positioned within the existing building footprint and will result in no additional Gross Residential Floor Area. The proposed dormer will no# encroach into the rear or stream setbacks. A vicinity map, the applicant's request, proposed architectural plans, and photos of the site have been attached for reference see Attachments A, B, C, and D}. The provisions of Chapter 12-17 Variance), Vail Town Code, determine the review criteria and review procedures for a variance request. Ili. BACKGROUND The Texas Townhomes were originally constructed in 1985. Due to their location on twenty-five foot X25'} wide lots with twenty foot (2Q') side setbacks, the Townhomes are configured in such a way so as to make new construction, renovation, or structural changes impossible without the granting of a variance from the side setback regulations. All of the existing units are already encroaching into the side setbacks and are therefore legally non-conforming in regard to that requirement of the High Density Multiply Family (HOME) district. Many variances of this nature have been granted to units within the Texas Townhomes. Borne of the requests have included additional square footage (2B and 5B) and others have included only dormer additions (1 A, 1 B, OA, and 6B). The applicant is requesting a dormer addition in the interest of increasing the head height and maximizing the usable space on the upper level of the residence. The applicant's proposal was conceptually reviewed by the Design Review Board at its December 1, 2004, public hearing. The Design Review Board was supportive of the aesthetics of the proposal and directed Staff to administratively approve the design review application should the requested variance be approved by the I'EC. Y ., s ~..~.. ..j ~.:.. N.'. ~: :.. ... IV. RULES 4F l`iEVIEiNIIVG B~7DIE5 ~ _ ~ .. . Order of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission for acceptability of use and then by the Design Review Board for compliance of proposed buildings and site planning. Rlanning and Environmental Commission: Action: The Planning and Environmental Commission is responsible for final approvalldenialfapproval with conditions of a variance. The Planning and Environmental Commission is responsible for evaluating a proposal for: 1. Relationship and impact of the use on development objectives of the Town. 2. Effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public facilities needs. ~. Effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the streets and parking areas. 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.. 5. Such other factors and criteria as the Commission deems applicable to the proposed use. r 6. The environmental impact report concerning the proposed use, if an environmental impact report is required by Chapter 12 of this Title. Conformance with development standards of zone district Lot area 2 Setbacks Building Height Density GRFA Site coverage Landscape area Parking and loading Mitigation of development impacts Design Review Board: Action: The Design Review Board has NO review authority on a variance, but must review any accompanying Design Review Board appkicatian. Town Council: Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Tawn Council ar by the Town Council. Town Council +~~Y+np t. L. hl .,~ - _.._. -r~.`Jca ~at£3~-w~'..,, r.:. ,,i'-;~f~t°t, ~ ~ ,anr.lrg anti-irn~°Fronrr4ntal Camrr:~ s!on-or Da og!1 ,. ~.,,,.. - -.,._..~.. _.•...,.~ Review Board erred with approvals ar denials and can uphold, uphold with modifications, ar overturn the board`s decision. Staff: The staff is responsible far ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning 'Regulations. The staff also advises the applicant as to compliance with the design guidelines. • Staff provides a staff memorandum containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation an approval, approval with conditions, or denial, Staff also facilitates the review process, V. APPLICABLE PLANNING 130CUIUIENTS Staff believes that the fallowing provisions of the Vail Town Code are relevant to the review of this proposal: TITLE 12: ZONING REGULATIONS • Chapter 12-6H: High Density Multiple Family District 12-6H-! :Purpose: The high density multiple-family district is intended to provide sites for multiple-family dwellings at densities to a maximum of twenty five (~5) dwelling units per acre, Together with such public and semipublic facilities and lodges, private recreation facilities and related visitor oriented uses as may appropriately be Located in the same district. The high density multiple-family district is intended to ensure adequate light, air, open space, and other amenities commensurate with high density apartment, condominium and lodge uses, and to maintain the desirable residential and resort qualities of the district by establishing appropriate site development standards. Certain nonresidential uses are permitted as conditional uses, which relate to the nature of Vail as ~ winter and summer recreation and vacation community and, where permitted, are intended to blend harmoniously with the residential character of the district, 12-6N-6: Setbacks: The minimum front setback shat! be twenty feet (20'), the minimum side setback shat! be twenty feet (2(1 }, and the minimum rear setback shall be twenty feet (20'). Chapter 12-17: Variances i2-17-1: Purpose: A_ Reasons far Seeking Variance: !n order to prevent or to lessen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this title as would result from strict or literal interpretation and enforcement, variances from certain regulations may be granted. A practical difficulty or unnecessary physical hardship may result from the size, shape,. or dimensions of a site ar the location of existing structures thereon; from topographic or physica! conditions on the site or in the immediate vicinity, or from other physical limitations, street locations or conditions in the immediate vicinity. Cost or inconvenience to the applicant of strict or literal compliance with a regulation shall not be a reason for granting a variance. NAIL VILLAGE MASTER PLAN Staff believes that the following goals of the Vail Village Master Plan are relevant to the review of this proposal: #1 Encourage high quality redevelopment while preserving the unique architectural scale of the Village in order to sustain its sense of community and identity, #3 To recognize as a top priority the enhancement of the walking experience throughout the Village, VL SITI= ANALYSIS Address: Legal Description: Zoning: Land Use Plan Designation Current Land Use: Lot Area {$ and 9} Development Standard Setbacks (min}: Front: West Side: East Side: Rear: Density (max): GRFA (max): Building Height (max} Site Coverage {max): Landscape Area (min) Parking (min): 483 Gore Creek Drive, Texas Townhomes Unit 8 Lots 8 and 9/Nail Village 4"' Filing High Density Multiple Family Vail Village Master Plan Residential 3,139 sq. ft. {.672 acres} AllowedlReauired 20 ft. 2© ft. 20 ft, 20 ft. 2 units 2,385.64 sq. ft. 48 ft. 1,726.45 sq. ft. {55%) 941,7 sq. ft. {30°!°} 3 spaces Proposed 25.1 ft. (no change} 0 ft. {no change) U ft. {no change) ~33 ft. (no change) 1 unit (no change} 2,385.64 sq. ft. (na change} 30 ft. {no change) 1,726.45 sq. ft~ {no change) 941.7 sq. ft. {no change) 3 spaces (no change} 4 • Vll. SURROUNDING LAND USES AND BONING Land Use Zoning North: Residential High Density Multiple-Family South: Qpen Space C7utdoor Recreation, Parking East; Residential High Density Multiple-Family West: Residential High Density Multiple-Family VIII. CRITERIA AND FINDINGS The review criteria for a request of this nature are established by Chapter 12-17, Vail Town Gode. A. Consideration of Factors Regarding the Setback Variances: 1. The relationship of the requested variance to other existing ar ~,...~:, ~ :..., .,,... -..~_,. _. _. . pL`tnr~ti~l L,~G& a.!'!r? S!rllCtureS in t~L,..l~i~ilp4it,,,. ~. The applicant has received written approval from the Texas Townhorne Association for the proposed exterior change. Staff does not believe this proposal will negatively affect the existing or potential uses and structures in the vicinity in comparison to the existing conditions. The dormer additions at the Texas Townhomes that have occurred prior to this applicat'son have caused no remarkable impacts on other structures in the vicinity. Additionally, because of the Townhomes' location adjacent to the Greek, the visual impacts of the dormer on the north side will be minimal. 2. The degree to which relief from the strict and literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. Given the previous approvals of side setback variances for other Townhomes within this development, Staffi believes this proposal requests an equally appropriate degreE of relief from the strict and literal interpretation and enforcement of a specified regulation and is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity and to attain the objectives of the Town's development without granting a special privilege. Staff has made the finding, pursuant to Section 12-t7-1, that a practical difficulty or unnecessary physical hardship exists from "the size, shape, or dimensions of a site" due to the narrow proportions of each of the Texas Townhomes lots. 3. The reflect of the requested variance an light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. 5 Staff does not believe that the further encroachment into the side setbacks will have a significant impact on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. The applicant's proposal was conceptually reviewed by the Design Review Board at its December 1, 2Q04, public hearing, which was supportive of the proposal. The applicant has represented to the Town of Vail that this proposal will not significantly alter the structures or grounds of the lots or units. S. The Planning and Environmental Commission shall make the following findjn~as before arap~~ina a variance: ~. That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district. 2. That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one or mare of the fallowing reasons: a, The strict literal interpretation or enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that do not apply generally to other properties in the same zone. c. The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. IX. STAFF RECOMMENDATION The Community Development Department recommends approval of a variance from Section 12-8H-6, Setbacks, Vail Town Code, to allow for a dormer addifion located at 483 Core Creek DrivelUnit 8 (Texas Townhomes}ILots 8 and 9, Vail Village 4'~` Filing. Staff's recommendation is based upon the review of the criteria in Section VIII of this memorandum and the evidence and testimony presented, subject to the following findings: 1. That the granting of the variance wll not constitute a granting of special privilege inconsistent with the limitations on other properties classified in the same district. ~. That the granting of the variance wilt not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for the following reasons: a. The strict literal interpretation or enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. . h There,.are.,~xL:~nti~rlS er._?xtraOrdJl~al'y,~CiCOUmStanCeS or conditions applicable to the same site of the variance that do not apply generally to other properties in the same zone. c. The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. X. ATTACHhAENTS A. Vicinity Map B. Applicant's Request C. Architectural Plans D. Photos of the Site E. Public Notice 7 :hment ,; ~~ €.€ ~~ ~t~ _r~ R~ a ~m ~~ 4~ ~, ~~ ~~ E ~o Co +n (~ ~ 'a~ ~y ~~ g3 E E T ~~ T m LLp 6 4 N ~.^ ~~ Z Attachment S ~~ A R C H I T~ C r November 15, 2004 Lighthall Residence Addition Texas Townhomes Lats 8 ~ 4 Vail Village qin Filing Variance Application far Side Setback RE: Section 12-bH-b, Setbacks. Vail Town Code 1. Description of Variance Requested The variance being requested will allow a roof dormer that increases bulk and mass to be constructed within the side setback. fihe proposed shed dormer addition will be located on the north side of the existing roof within the existing building footprint. The proposed shed roof slopes down firom the existing roof ridge to minimize fihe impact on bulk and mass. 2. Precedence The requested variance is similar to other variances that have been granted in the Texas Townhomes (Units 1 A, 1 B, 2A, dA, ~tB, and 6B} and will allow Phis structure to be treated equally. Therefore, the proposed variance in not a granf of special privilege. 3. Hardship The Texas Townhomes were constructed prior to zoning and were rendered non-conforming the day they were zoned. Because the lots are only 25'-0" wide and the required side setbacks for High Density Multiple-Family District are 20'-0", it is impossible #o make any exterior or structural change wifhout a variance. 4. Effect an light and air, distribution of pa{~ulation, transportation and trat~fic facilities, etc. The proposed variance will have no negative impacts an these items. rnichael~~sumanarcllitect.com ] 4.i East Meadow Drive Suite 344 Vail, CU 83657 974.478.7502 f 974.479.7511 m 974.471.6122 s .•• OCYN6xaa~"'lI4A BlBf101M.M01y41[31 ,R. ~.7~~N~~R^~~ 1~ Y ~~~~~1 ~ a a1z ~ e~ q ~d\+'Wfl~-A a~nu ius ao4'rnn lmn'e awv a 1a1 ~ a ~ ~~ ~ ~ ~~ ~~ l ~~ Ja wp ar ~ ~ua~uy~~~~~ W~ W ~, ~ ~. 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Z J a~ V ~.~ - - N u~ 0 I ~~~ ~ ~- '- ~ I ~~~ --- - -- W~ -- -- S"/Tu L -m LC Z y ~ ~ X 4.1 f - -- ~ __ 3. i• i ~. 00ptlOp0.l `I Kl1 ~7YI~QXXM01 SYY3S ~ .-~.~~~- ~ .- -~ 3 S P1~HNM01 l'Id''H1M J11 x ~"~V~''~~5_~ oxn~~ur ~trmin~rcn'ear(peiai s~S ~z g s 4 9`a~ ~ ~ ~ ~p ~ ~~Q ~~ ,.. ,, o ~ __- ._~ _ _--- - - ~~n Q - - ~ .. . d i, ~€ 2-. gs ~~ ~~ ~> iY ~~~6 s4 gz ~ ~ $~ ~' .~,, a _ _ _ N h d U RR g ~~II'' O I,U S LJ ~~LJ ~ e§ a~~ L~ ate. ~ h~ •i Att~cl~ment D A PICH IX FCT .. N i • 10.11.04 1'C,V REVIEV~ L I G H T hI A L L R E S I D E N C E R E All 4 D E l soutf~ side image ARCH ! T E C T • ~~:.~: • L I G H T H A L L R E S I D E N C E • R E M O D E L ngrth side images . -•Wwe.. ti .,~-, 10..11,x4 TOV REVIEW A R~ H 1 T~ C i ~. M: .~. A. ~ r _. L[ G H T H A L L R E S I D E N C E R E M O D E L `. north context images 10.11.04 T4V REV[EW ! r A g G K i T E C T • ?' n,} 1Q.11.04 TC31/ RE~lIEW L I G d•i T H A L L R E S I D E N C E R E M Q D E L siding and window design example images • • ~a,~~.o4 Tov ~EVIEw A a~ N I T~~ T L I G H T H A L L R E S I Q E hl C E R E l~l O~ E L north ca~text images ATTACHI~ti~NT E THlS ITEtU1 MAY AFFECT YOUR PROPERTY ~ ~~'~ PUBLIC N©TECE 1`G~~NGFV,~:~.~" N©TICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail on December 13, 2004, at 2:00 PM in the Town of Vail Municipal Building, in consideration of: A request for a final review of a Conditional use permit, pursuant t0 Section 12-7H-5, Conditional Uses; Generally (On All Levels of a Building or ©utside of a Building), Vail Town Code,. to a[1ow" far a temporary seasonal structure within the Lionshead Mixed Use 1 zone district, located at 714 West Lionshead CirclelParcel 3, Lionshead Penthouses and Lot G, Morcus Subdivision, and setting forth details in regard thereto. Applicant: Vail Corporation, represented by Maurie[lo Planning Group Planner: Warren Campbell A request for a final review of a variance from Section 12-6H-$, Setbacks, Vail Town Gode, ' purs~~u-..ant to Chapter 12-17, Variances, Vail Town Code, to allow for a residential addition, located at a.>+~c~.r d3'. .:.~}:~y ~.,V'R~r(~.•~>~.,~.I~ r1 Y,,y l6 A it_~ /T i._T ~rr• I". ~~'.'.i ~rll ~~.+t 9, l~ l ice`.. 4ih 1 n. '~ G3 ~ a fr ~ _.. ... ~• ~_. ~~ ., ..~,.. r~,n ~., ~ exu:; o Yn ,om s $~& 1, i Vitl ge Fi €r•.~ .,nd-s,.tt;rg" .rtf,-, . _. . ~_. '` " details in regard thereto. ~ Applicant: Diane Lighthall, represented by Michael Suman Architect, LLC Planner: Elisabeth Eckel C A request for review of a minor subdivision, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to allow for a resubdivsion of the West Day Lot, Vail Marriott Mountain Resort, and Gore Greek Residences properties, located at 7201, 724, 728 West Lionshead Circle, 739 South Frontage Road West, and $25 West Forest RoadlLots A-D, Morcus Subdivision and Parcel 3 Lionshead Penthouses, and setting forth detail in regard thereto. Applicant: Vail Corporation, represented by Braun Associates, Inc, Planner: Warren Campbell A request for final review of a variance, from Section 12-6G-6, Setbacks, Vail Town Cade, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a variance to allow for a residential addition, located at 4242 East Columbine WaylLot 8, Bighorn Terrace, and setting forth details in regard thereto. Applicant: Kathryn Benysh Planner: Bill Gibson The applications and information about the proposals are available far public inspection during regular office hours at the Town of Vaii Community Development Department, 75 South Frontage 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 cal] (97C}) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification, Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Published, November 26, 20(?4, in the Vai[ Daily. r ~~ST CC~Y MEMVRArvauM ~~~~ TC3: Planning and Environmental Commission FROM: Community Development Department GATE: December i 3, 26014 SUBJECT: A request for final review of a variance,. from Section 12-6G-6, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a variance to allow for a residential addition, located at 4242 East Columbine Way/Lot 8, Bighorn Terrace, and setting forth details in regard thereto. Applicant: Kathryn Benysh Planner: Bill Gibson I. SUMMARY The applicant, Kathryn Benysh is requesting a variance from Section 12-6G-6, Setbacks, Vail Town Code, to allow for a residential addition at 4242 East Columbine Way, #8. Based upon Staffs review of the criteria in Section VIII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval, wi#h conditions, of the variances subject to the findings and conditions noted in Section IX of ibis memorandum. II. DESCRIPTION OF REQUEST The applicant is the owner of Lat 7 and Lot 8, Bighorn Terrace. Lots 7 and 8 comprise the west and east halves of an existing duplex which was originally constructed under Eagle County jurisdiction in 1967. The applicant is proposing to convert a portion of the Rawer level of the east unit (Lot 8) into asingle-car garage. To comply with the Town of Vail's minimum interior parking space size standards (9'x18'), the applicant is proposing to construct a 45.5 sq.ft. expansion to the east unit. The existing residence currently encroaches 4.5 feet into the required 2(7 foot front setback requirement, and approximately 8 feet as proposed. The applicant°s proposed architectural plans have been attached for reference (see Attachments B). The provisions of Section 12-17, Variance, Vail Town Code, determine the review criteria and review procedures for a variance request. III. BACKGROUND The existing residence located at 4242 East Columbine Way, #8 was originally constructed under Eagle County jurisdiction in 1967 and later annexed into the Town of Vail in 1974. The existing lot and structure are bath non-canforcning in regard to numerous provisions of the Town`s zoning regulations. The Planning and Environmental Commission has consistently held that construction of a structure prior to annexation or the adoption of the current zoning regulatians may be a basis for granting a variance from the Town's current zoning regulations. IV. Several similar setback variance requests have previously been approued within the Bighorn Terrace Subdivision, including Lots 5, 7, 9, 11, 17, 2g, 22, and 23. ROLES OF REVIEWING BODIES Order of Review: Generally, applications will be reviewed first by the Planning and Environmental Commission for acceptability of use and then by the Design Review Board for compliance of proposed buildings and site planning. Planning and i;nvirorimental Commission: Action: The Planning and Environmental Commission is responsible for final approval/denial{approval with conditions of a variance. ~~ ~„ ~ ~~~he~ ~ l'lannirig aril ~ i=rivironmental Commission is responsible for evaluating a proposal for: 1. Relationship and impact of the use on development objectives of the Town, 2. 'Effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public facilities needs. 3. Effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic f#ow and control, access, maneuverability, and removal of snow from the streets and parking areas. 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. ~. Such other factors and criteria as the Commission deems applicable to the proposed use, 6. The environmental impact report concerning the proposed use, if an environmental impact report is required by Chapter 12 of this Title. Conformance with development standards of zone district Lot area Setbacks Building Height Density GRFA Site Coverage Landscape area Parking and loading Mitigation of development impacts -~ Design Review Board: Action: The Design Review Board has NO review authority on a variance, but must review any accompanying Design Review Board application. Town Council: Actions of Design Review Board or Planning and Environmental Commission may be appealed to the Town Council or by the Town Council Town Council evaluates whether or not the 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. Staff: The staff is responsible for ensuring that ail 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 pro~.rides a..st~ff memo~andurr rnntainin~ hackgroijnr! nn th? property ~nst ... ,_ provides a staff evaluation of the project with respect to the .required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. V. APt'LICABLE PLANNING DOCUMENTS Staff believes that the following provisions of the Vail Town Code are relevant to the review of this proposal; TITLE 12; ZONING REGULATIONS Article 12-6G: Medium Density Multiple-Family (NOME) District 12-6G-1: PUf?POSE.~ The medium density multiple-family district is intended to provide sites for multiple-famNy dwellings at densities fo a maximum of eighteen (18) dwelling units per acre, together with such public facifities as may appropriately be located in the same district. The medium density multiple-famify district is intended to ensure adequate Light, air, open space, and other amenities commensurate with multiple-family occupancy, and to maintain the desirable residential qualities of the district by establishing appropriate site development standards. Certain nonresidential uses are permitted as conditional uses, and where permitted, are intended to blend harmoniously with the residential character of the dr'strict. 12-~6G-6: SETBACKS: In tl~e MDMF district, the minimum front setback shall be twenty feet (2t1), the minimum side setback shall be twenty feet (2g'~, and the minimum rear setback shall be twenty feet (2d'), Chapter 12-17: Variances • 3 12-77-7: Purpose: A. Reasons For Seeking Variance: in order to prevent ar to lessen such practical difficulties and unnecessary physical hardships inconsistent with the objectives of this title as would result from strict ar iiferaJ interpretation and enforcement, variances from certain regulations may be granted. A practical difficulty or unnecessary physicai hardship may result from the size, shape, or dimensions of a site or the location of existing structures thereon; from topographic or physics! conditions on the site or in the immediate vicinity; or from other physical limitations, street locations or conditions in the immediate vicinity. Cyst or inconvenience fa the applicant of strict ar literal compliance with a regulation shall not be a reason far granting a variance. VI. 51TE ANALYSIS Address: 4242 East Columbine Way, #8 Legal Description: Lot 8, Bighorn Terrace Zoning_ Medium Density Multiple~Family Residential Land Use Plan Designation: Medium tensity Residential- Current Land Use: Residential Standard Lot Area {min}: Setbacks {max): Front: b'+d'est Side: East Side: Rear: Density (max): GRFA {max}: Allowed/Required Existing Proposed 1 t7,ODQ sq. ft. 1,568 sq. ft. no change 20' 15.4' 11.9' 20' 0' no change 25' 9.5' no change 20' 14' no change 1 unit 878 sq.ft. 1 unit 813 sq.ft. 432 sq.ft. {28%) 1,136 sq.ft. (72%) no change 582 sq.ft."" 478 sq.ft. (3{]%) 837 sq.ft. {53%) 1 space (enclosed) Site Coverage (max): 765 sq.ft. {45%) Landscape Area (min}:470 sq.ft. {3D%) Parking {min): 2 spaces Q spaces " The proposed garage area is deducted from the GRFA calculations. VIL. SURROUNDING LAND USES AND Z©NING Land Use Zoning North: Residential High Density Multiple-Family Residential South: Residential Medium Density Multiple-Family Residential East: Residentiai Medium Density Multiple-Family Residential West: Residentiai Medium Density Multiple-Family Residentiai 4 Vlll. CRITERIA AND FINDIM~S The review criteria for a request of this nature are established by Chapter 12-1 fi, Vail Town Cade. A. Consideration of Factors Repardinq Variances: The relationship of the requested variance to other existing or potential uses and structures in the vicinity. This proposed addition is associated with a remodel of an existing residence originally constructed in 1967. Both the existing lot and the existing residence are non-conforming in regard to several the provisions of the Town's zoning regulations, The Planning and Environmental Commission has consistently held that construction of a structure prior to annexation or the adoption of the current wx.n ~ , zc~ninn regulations may he a basis fnr c~rantinn a variance frnm the Town's current zoning regulations. Staff believes the applicant is proposing to upgrade an existing non-conforming parking situation in a manner that is in keeping with the general character and architectural style of the neighbarhoad. Staff does not believe this proposal will have any significant negative impacts on nearby existing or potential uses and structures in comparison to the existing conditions. 2, The degree to which relief from the strict and literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. Again, both. the existing lot and the existing residence are non- conforming in regard to provisions of the Town's zoning regulations, The Bighorn Terrace subdivision was platted under Eagle County Jurisdiction in a manner which is not consistent with the Town of Vail's regulations. When originally platted, each half of a duplex at Bighorn Terrace was divided as a single lat. Theses single lots are now treated as individual non-conforming lots which do not conform to setbacks, lot sizes, parking, etc. Under today's regulations, the Bighorn Terrace would be platted as a single lot for zoning purposes and subdivided into condominiums or single-family subdivisions for ownership purposes, thus eliminating many of the current non_conforming ISSUes, This proposal improves an existing non-conforming parking si#uation; however, it does increase the discrepancy of non- conformity in regard to setbacks. Due to the degree of non- conformity in regard to setbacks for all of Bighorn Terrace, the r Planning and Environmental Commission has previously approved similar setback variances for eight other Bighorn Terrace lots. Staff believes the applicant has proposed the minimum necessary amount of deviation from the setback requirements to faclitate the construction of a single-car garage space that conforms to the Town of Vail's parking space dimensions standards. Therefore, Staff believes this proposal will provide the minimum relief Pram the strict and literal interpretation and enforcement of the setback regulations necessary to achieve compatibility and uniformity among sites in the vicinity and within the Medium Density Multiple-Famiiy district. Additionally, the Planning and Environmental Commission has consistently held that construction of a structure prior to a~7nexa#ior~ ar file ado~uan ar [lie current zanir7g reguativr~s may be a basis for granting a variance from the Town's current zoning regulations. Therefore, Staff does not believe this proposal wilt constitute a grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. Staff does not believe this proposal will have a significant impact on the public health, safety or welfare, public facilities, utilities, or Eight and air in comparison to existing conditions of the site. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. B. The Planning and Environmental Commission shall make the following findings before granting a variance: That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same district. 2. That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for one ar more of the following rL'as4nS: a. The strict literal interpretation or enforcement of the specified regulation would resu6t in practical difficulty ar unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that do not apply generally to other properties in the same zone. c. The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. IX. STAPP RECOMMENDATIUIV The Community Development Department recommends approval, with conditions, of a variance from Section 12-fiG-6, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a residential addition, located a# 4242 East Columbine 1NaylLot 8, Bighorn Terrace, and setting forth details in regard thereto. Staffs recamrnendation is based upon the _. _ .. rPvi?w of the criteria gin. Section VIII of this .memorandum and.. the eydenre end testimony presented, subject to the following findings: That the granting of the variance will not constitute a granting of special privilege inconsistent with the limitations on other properties classified in the same district. 2. That. the granting of the variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. That the variance is warranted for the following reasons: a. The strict literal interpretation or enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. b. There are exceptions or extraordinary circumstances ar conditions applicable to the same site of the variance fhat do not apply generally to other properties ~in the same zone. c. The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. Should the Planning and Environmental Co.mrnissian choose to approve this variance request, the Community Development Department recommends the fallowing condition: 1. This variance approval shall be contingent upon the applicant receiving Town of Vail design review approval for this proposal. X. ATTACHMENTS A. Vacinity Map B. Architectural Plans C. Public Hearing Notice 2~4 ~ 6 ~~. ~~ C H ~.~e ~µ C 4 ~~m ~~ ry~ G ~_ ~~ q m 3 E F ~~ N '~, ~y =a '€, ~~ ~_ 6 E ,d! ~.1 J `'"" F C ~3 ~ n`i .~ ~ ~° c ~_ a J1 ~ T •L a o L ~ ~ ~ ~i (w L 0 C_ ~ ~ a1 ~m ~ '~f ~ c`J ~ ~ • ..... ,, ,. ,_ .. ..>. .re • ~ :~UBLUI.I~L'~~d ~„ :;;;. u! ~. ~. ~z ~- ~- T ~~ o - ~~ ~t .~ 5 ~~ ~~ ~~ o_ s xa 3 .u ~- ~- a is~P~u~;n (_}C~'2I~'I0~ 1t,I.i~TC],V~~r~'u}~V~`I n=, h,-~Z~ti ~ a ~ I 6Ur s® ~a...s. i h'. 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I ~ry _ S ~ to s,ra !~~ ~ ~ ~ r- ~$ ~ . or~J ~h ~~ a 7 '_' °t r '_~ cL ~ y. ~- r ~ t" ~S,tiPq ~~ S Y ~! ~~ ~u d_ z; Z3-, ~.~ ~~ 1st ~ O~.ul~~- ~ ',j~c o w~ ~' ~ S- - r ~ ~ .'~ 'S F u ~ ~4- J ~~Z~L ~=~~ u~ K ~uy~~4 i~ _ I • • O "~ ql ~ ~ .ar ~ ~ ~, ~~ ~c,.~ Z ~ ~~~' ~ ~ 1 ~, t ~ c` .~ -~ ' s ~ ry `i ~ k`" ~ ~ ~, !~I ~ J~ a o .sr °` Z ~ 1 ~~ Ilf of fl o. ~ ~ ~ ~ 4 S a n1 ~ 1 -s, ' ~ , ~ ` ~~ ~~ `° -j sip ._--~- r ~~ I r _~ 1 ~ :...~- ~... ~~- I 1 ~~ '~ ' ~,~ '~ ~~. 1 ~, ,, ~ ~~ - ~, ~_ f` ~ %a ~~~ i ~ ~ ~ ~ ~ ~ t~ -- - ~~, till `'~ !~ s°~ 3s v1u~ ~ ~~ 4,'~ ~~ z a - ~ ,-, m ' ~~~ it .~ _ ~, . _- U ~ 3; ~ ~ • ~ --- II _ -~ ~ ~ S j _~~_ ~~ ~~ ~ i. 1 ~- - ~ -~, _ ~ ' r ~ ~~ _ ~~~ ~ s ,~ ;~, ,~ '~ -- I ;~---- -, ~ ~r- _~-- ~'". - Attachment: C ~'~., THIS ITEM MAY AFFECT YOUR PROPERTY '' ~ `~ PUBLIC NOTICE ~~~~~~`; NOTICE IS HEREBY GIVEN that the Plannin and Environmental Commission of the Town of g Vail on 13ecembe~ 13, 2004, at 2:04 PM in the Town of Vail Municipal Building, in consideration of: A request for a final review of a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses; Generally (On All Levels of a Building or Outside of a Building}, Vail Town Code, to allow for a temporary seasonal structure within the Lionshead Mixed Use 1 zone district, located at 714 West Lionshead CirclelParcel 3, Lionshead Penthouses and Lot C, Morcus Subdivision, and setting forth details in regard thereto. Applicant: Vail Corporation, represented by MaurieUo Planning Group Planner: Warren Campbell A request for a final review of a variance from Section 12-6H-6, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to aNaw for a residential addition, located at ,,,,~,,..~ 483 Gore Creek Drive/Unit 8 (Texas Townhomes)/Lofs 8 ~ 9. Vail Village 4~" Filingand setting forth details in regard thereto. Applicant: Diane Lighthall, represented by Michael Suman Architect, LLC Planner: Elisabeth Eckel A request for review of a minor subdivision, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to allow for a resubdivision of the West Day Lot, Vail Marriott Mountain Resort, and Gore Creek Residences properties, located at 720, 724, 728 West Lionshead Circle, 730 South Frontage Road West, and 825 West Forest Road/Lots A-D, Morcus Subdivision and Parcel 3 Lionshead Penthouses, and setting forth detail in regard thereto. Applicant: Vail Corporation, represented by Braun Associates, Inc. Planner: Warren Campbell A request for final review of a variance, from Section 12-6G-6, Setbacks, Vail Town Code, pursuant to Chapter 12-1 i, Variances, Vail Town Code, to allow for a variance to allow for a :`~_:: residential addition, located at 4242 East Columbine Way/Lot 8, Bighorn Terrace, and setting forth details in regard thereto. Applicant: Kathryn Benysh Planner: Bill Gibson The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend project orientation anal the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (979) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call {970) 479-2356, Telephone for the Hearing Impaired, for information. Published, November 26, 2004, in the Vail Daily. • ~,. ? e..~ ~~~ t C C' ~~ I J~ r . . , _ r.. ~. ..... _. ..... _.._ _. .._ _ . _ .._ ..~ .._ _... CCCCCC~~~~~~~''" '~ ~~ ~~ ~~~C~ G`.C,. _ f% ~icn~~~- r 4 ~/ ~ • MEMORANDUM • TC): Planning and Environmental Commission FROM: Department of Community Development DATE. December 13, 2flD4 SUB.lECT: A request for a final review of a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses; Generally (On All Levels of a Building or Outside of a Building), Vail Town Code, to allow for a temporary seasonal structure within the Lionshead Mixed Use 1 zone district. Eocated at 714 West Lionshead CirclelParcel 3, Lionshead Penthouses and Lot C, Morcus Subdivision, and setting forth details in regard thereto. Applicant: Vail Corporation, represented by Mauriello Planning Group Planner: Warren Campbell ,.r;r.~.... . ~. i i I I.. p SUMMARY • The applicant, Vail Corporation, represented by Mauriello Planning Group, LLC. is requesting a conditional use permit as outlined in Section 12-7H-5, Conditional Uses; Generally (On All Levels of a Building or Outside of a Building), Vail Town Code, to allow far a temporary seasonal structure within the Lionshead Mixed Use 1 zone district, located at 714 West Lionshead CirclelParcel ~, Lionshead Penthouses and Lat C; Marcus Subdivision. The canditional use permit is requested #o allow the applicant to erect an 8C1-foat~ by 9fl-foot temporary seasonal structure an the Marriott parking structure from May 1 through October 1, 20fl5, or until the converted racquetball courts are released for occupancy through a temporary certificate of occupancy. Based upon Staff's review of the criteria outlined in Section VIII of this memorandum and the evidence and testimony presented, the Community Development Department recommends apprflval of this request subject to the findings and conditions noted in Section IX of this memorandum. II. DESCRIPTION OF THE REQI~EST The Vail Marriott Mountain Resort is requesting a canditional use permit to allow for a temporary seasonal structure to be erected on the existing Marriott parking structure from May 1 through October 1, 20Q5, or until the converted racquetball are released for occupancy through a temporary certificate of occupancy. This temporary seasonal structure is a tent which will be used by the Marriott to host conference groups and other large groups utilizing the hotel facilities. A vicinity map is attached for reference (Attachment A). This proposal differs from the Vail Marriott's previous conditional use permit requests far a seasonal structure in that it proposes to use the upper deck of the parking structure solely as the location of the temporary structure. The operation of the structure will be as it has been in the past. The reason far requesting approval of the structure is #hat the conversion of the racquetball courts within the Marriott have been delayed and will not be finished until some point in the summer or fall of 24D5. There is proposed to be a pedestrian canopy leading from the west end of the Marriott building to the parking structure. The height of the canopy will be approximately 15 feet in height. The location of the seasonal structure on top of the parking deck displaces 3b parking spaces, which is almost half of the 73 parking spaces which exist an the upper parking decl~. As the 35 spaces are part of the required parking for the Marriott, the applicant has proposed a plan utilizing valet parking service for guests of the hotel. Vehicles to be parked by the valet service wiN be placed on the Holy Cross Lot where Vail Resorts seasonal employees park, A copy of the site plan identifying the location of the proposed structure is attached far reference {Attachment B}. The proposed structure is to be used by hoted guests participating in conferences. lVo outside visitors will be arriving at the Marriott to utilize the structure. The structure is proposed to be a white 80 foot by 90 foot "Genesis Pavilion" with a marquis walkway leading from the hotel to the structure in both proposed locations. The structure will have a portable amplified speaking system, lighting, and two propane heaters. The propose hours of operation are from 0:00 am to 6:00 pm, seven days a week. The applicant's letter of request {Attachment C) and specifications for the structure (Attachment ©} are attached for further detail. III. BAGKGROUIVD • Qn .#une 20, 2001 the Planning and EnvironmentaE Commission approved a conditional +ase permit for a one wear period for a temporary tent an the Marriott tennis courts. + an August 22, 2002. the Planning and Environmental Commission again approved a conditional use permit for a one year period for a temporary tent on the Marriott tennis courts. + ©n April 12, 2004 the Planning and Environmental Commission again approved a conditional use permit far a one year period for a temporary tent an the Marriott tennis courts. N. REVIEWING B{3aRD ROLES Qrder of F?eview: Generally, appficatio.ns will be reviewed first by the PEC for' . accepfabifify of use arTd fhen by fhe D1;8 for compliarree of proposed 6uifdings and site planr~ir~g. I'Ianrtinp anti Environmental Commission: Action: The PEC is responsible for final approval/denial of CUP. The PEC is responsible for evaluating a proposal for: 1. Relationship and impact of the use on development objectives of the Town. 2. Effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities and public facilities needs. 3. Effect upon traffic, with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flow and control, access, maneuverability, and removal of snow from the streets and parking areas. 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. 5. Such other factors and criteria as the Commission deems applicable to the proposed +~ Use. 2 6. The environmental impact report concerning the proposed use, if an environmental impact report is required by Chapter 12 of this Title- Canformance with development standards of zone district Lot area Setbacks Building Height Density GRFA Site coverage Landscape area Parking and loading Mitigation of development impacts aesic~n Revie~av Board: Action: The DRB has N(7 review authority on a CUP,. but must review any accompanying DRB application. Town Council: .- - - ~ -,- - ~ - - ~ ,,_ _ T - ,. .~ AUiiuri~ Ui /Rc~ Dui Pal. iticr i.~t cl' `Cdi~:u iG i+iG T '~ - v - - ' - GiiiiCi. . , ,- y [Ji} - ~ vvVt e ~Vui il.io ul ZJ~ ti ie, s JJ'Yi i .. Town Council evaluates whether or not the PEC or DRB 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 pans 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 baci~ground on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process, V. APPLfGABLE PLANNING DQCUI~JiENTS A. Tawn of Vail Zoning Regulations In the past, the tent has been approved in conjunction with a special event under the definition of a "seasonal use or structure." However, this tent is proposed to be in service for more than a month which is much more temporary. The Town Cade defines a "seasonal use or structure" as: A temporary covering erected fo accommodate or extend educational, recreational, and cultural activities. Such temporary coverings may not be in place for more than seven (7} consecutive months of aray twelve (72) month period. For the purposes of this Title, a seasonal use or structure shall not constitute site coverage and shall not be subject to building bulk control standards. Any seasonal use or structure is subject to design review. For the Planning and Environmental Commission's reference, Section 12-16-1, Vail Town Code, identifies the purpose for a conditions! use permit as follows: `. In order to provide the flexibility necessary to achieve the objectives of this title, specified uses are permitted in cerfain districts subject to the granting of a 3 conditional use permit. Because of their unusual or special characteristics, conditional uses require review so that they maybe located properly with respect to the purposes of this title and with respect to (heir effects on surrounding properties. The review process prescribed in this chapfer is intended to assure compatibility and harmonious development between conditional uses and surrounding properties in the Town at farge. Uses listed as conditional uses in the various districts may be permitted subject to such conditions and limitations as the Town may prescribe to insure thaf the location and operation of the conditions} uses will be in accordance with the development objectives of the Town and will not be detrimental to other uses ar properties Where conditions cannot be devised, to achieve these objectives, applications for conditional use permits shall be denied. The Marriott is located within the Lionshead Mixed Use I zone district. The purpose of LMU1 is: The Lionshead Mixed Use ~' Disfrict is intended fo provide sites for a mixture of multiple-family dwellings, lodges, hotels, fractional fee clubs, time shares, lodge rrRn~iolljnn rrr5itc r"r#ar,ra+i+c liff+rpc c~jor CF?nairc~n~, anr! rQrT~JrnArClal establishmenfs in a clustered., unified development. Lionshead Mixed Use 9 Disfrict, in accordance with the Lionshead Redevelopment Master Plan, is intended to ensure adequafe light, air, open space and other amenities appropriate to the permitted types of buildings and uses and to maintain the desirable qualities of the Disfrict by establishing appropriate site development standards. This District is meanf to encourage and provide incentives for redevelopment in accordance with the Lionshead Redevelopment Master Plan. This Zone District was specifically developed to provide incentives for properties to redevelop. The ultimate goal of these Incentives is to create an economically 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 fo 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 developmentlredevelopmenf 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, ar~d similar improvements. B. Li©nshead Redevelopment Master Plan The Marriott is also governed by the development objectives as stated in the Lionshead Redevelopment Master Plan. Qf the six Policy Qbjectives outlined in the Lionshead Redevelopment Master Plan, staff has identified the following objectives as applicable to this proposal: 2.3.9 Renewal and Redevelopment Lionshead can and should be renewed and redevelopment 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. 4 " 2.3.2 Vitality and Amenities We must seize the opportunity fo enhance guest experience and community interaction through expanded and additional activities and amenities such as performh~g arts venues, conference facilities, ice rinks, streetscape, parks and other recreational improvements. The Lionshead Redevelopment Master Plan specifically identifes the tennis courts as an infill opportunity: There are several tennis courts on the south side of the Marriott. This area presents and opportunity for tow-rise infr'll development that eases the visual and physical transition from the existing structure to the Gore Creek recreation path. G. Vail Land Use Plan Staff believes the following goals and objectives from the Town of Vail Land Use Plan, apply to this proposal: 2. ~ The community should improve summer recreational and cultural opportun~tres to encourage summer rour~sm. ~ ` 3.5 Entertainment oriented business and cultural activities should be encouraged in the core areas to create diversify. More nighttime businesses, on-going events and sanctioned "street happenings" should be encouraged. VI. ZONING ANALYSIS Zoning: Lionshead Mixed Use 1 District Land Use Pian Designation: Resort Accommodations and Services Current Land Use: Mixed Use VII. SURROUNDING LAND USES AND ZONING Land Use North: Residentiai South: Open Space East: Mixed Use West: Mixed Use VIII. CRITERIA AND FINDINGS Zoning Lionshead Mixed Use-1 District Natural Area Preservation District Lionshead Mixed Use-1 District Lionshead Mixed Use-1 District The review criteria for a request of this nature are established by the Town Code. The proposed temporary seasonal structure is located within the Lionshead Mixed Use 1 Zone District. Therefore, this proposal is subject to the issuance of a conditional use permit in accordance with the provisions of Chapter 12-16, Vail Town Code. A. Consideration of Factors Reoarding Conditional Use Permits: • 1. Relationship and impact of the use on the development objectives of the Town. Staff believes the proposed seasonal structure is consistent with the purpose of the Lionshead Mixed Use I zone district. The tent provides additional 5 facilities far the hotel, while ensuring adequate light and air. The location of the tent on the parking structure may have minimal impacts on the residential uses to the nor#h. However, staff believes that the hours of operation and the limited exterior lighting will reduce any negative impacts associated with having the tent on the parking structure. Staff believes that because the use is temporary, there will be no effects on future development of the West Day Lot and Marriott parking structure. ":, Therefore, staff believes that the proposal is consistent with the Lionshead Redevelopment Master Plan. 2. The effect of the use on light and air, distribution of population, transportation facilities, utilities, schools, parks and recreation facilities, and other public facilities needs. Staff believes the proposed structure will have negligible effects on the above-mentioned criteria. Because of the temporary nature of the structure and the manner in which it is to be operated:. staff believes that there is no Pffect on the use of light and air..,. 3. Effect upon traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flaw and control, access, maneuverability, and removal of snow from the street and parkiing areas. Staff believes that the proposed structure will have negligible effects on the above-mentioned criteria. The proposed plan to utilize a valet service to park • guest's cars on the Holy Cross Lot will adequately address the temporary displacement of 35 parking spaces on the upper deck of the parking structure. The Holy Cross Lot is mostly vacant during the summer months which eliminates any potential conflict between Marriott's parking needs and Vail Resort's parking needs. ; 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. As a seasonal structure, the proposed tent is not subject to bulk and mass standards of the Lionshead Mixed Use 1 zone district. Because it is temporary in nature staff believes there will be no effect an the character of the neighborhood. There are na exterior lights proposed in conjunction with the tent. Staff believes the addition of landscape planting pats around the perimeter of the seasonal structure will help to mitigate any potential negative visual impacts of the tent being located on top of the Marriott parking structure. B. The Planning and Environmental Commission shall make the following findings before granting a conditional use permit: That the proposed location of the use is in accordance with the purposes of the conditional use permit section of the zoning Cade and the purposes of the Lionshead Mixed Use-1 Zone District. 6 2. That the proposed location of the use and the conditions under which it will be operated or maintained will not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 3. That the proposed use will comply with each of the applicable provisions of the conditional use permit section of the zoning code. IX. STAFF RECOMMENDATION The Community Development ©epartment recommends that the Planning and Environmental Commission approves the applicant's request for a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses; Generally (On All Levels of a Building or Outside of a Building), Vail Town Code, to allow for a temporary seasonal structure within the Lionshead Mixed Use 1 zone district, located at 714 West Lionshead CirclelParcel 3, Lionshead Penthouses and Lot C, Morcus Subdivision_ Staff's recommendation of approval is based upon the review of the criteria described in Section VIII of this memo and the evidence and testimony presented. ..__, . - Should the Planning and Environmental GommiSSEOn choose to approve ,the applicant's request, staff recommends that the following findings be made as part of a motion: That the proposed location of the use is in accordance with the purposes of the conditional use permit section of the zoning code and the purposes of the district in which the site is located. 2. That the proposed location of the use and the conditions under which it would be operated or maintained would not be detrimental to the public health, safety, or welfare or materially injurious to properties or improvements in the vicinity. 3. That the proposed use would comply with each of the applicable provisions of the conditional use permit section of the zoning code. Should the Planning and Environmental Commission choose to approve this request, staff recommends the following conditions of approval: That the applicant shall not erect the tent prior to May 1, 2005 and that the applicant shall remove the tent by no later than October 1, 200, or within 5 days of the issuance of a temporary certificate of occupancy or final certificate of occupancy for the new conference space replacing the racquetball courts. This conditional use permit will expire on October 1, 2005. 2. That the hours of operation shall be from no earlier than 7:010 am to no later than 8:00 pm; seven days a week. 3. That the applicant's operation of the temporary seasonal structure comply with all Town of Vail regulations regarding noise levels. 4. That the applicant install a minimum of six, 50-gallon planting pots, containing a combination of evergreen trees and flower plants in each pot, in association with t the seasonal structure location. 5. That the applicant receives a Town of Vail building permit prior to erecting the tent. 7 X. ATTACHMENTS A. Vicinity Map B. Site pEan showing proposed structure iocation C. fetter frorri applicant 4ctaber 201.74 D. Tent specifications and photographs E. Publication Notice F. Affidavit of Publication r 8 ::i, U J02Dfl91dw~IlNestpaylotttes°~1Rlan.dwg. 42124!04 05,18;00 PM. dlt+iGLE9 e~ S {3 ~~ ~ ~,rs ~ ~~ ~ ~ ~ ~~~ ~ ,, r ~ - 1 -~ ~ ~ 4 t i r r[r`fj 4 ~ fd f/ ~' 4 i ~ t ~; ~E. ~ c~ ~ ~ 4 r i ~`i i i »-R° IIc~yy - ~ {~ r ?j.. V 7 - s ~ ~-~ 5; 1 -, ~' ~ ~~ ~ ~ ` ,-' ~ ~ I a 1 ~ ~ ~ f.. ,~ ~, ~ till ~ . ~r _~~~~- ~~ i ~ ~ . a ~ tj ~ t y, '~ a LLLL .~` } y ~ t I _`___ ._~. i~ _ f xis w.. II ~ ~ _ z A __ ~¢$$` its'`. c ~~{ 1 i rr ~ `Wµ i~ ~~ 's~:~ i {~ F 1~~ f 'V tY ~_ ~~, ~ r 1~. r 1 ,~ ~ a ~` $ ,~ ~ -. ~. ~~ ,,. ~~ ,, ,,-. e F5 ~'; ~ 1 A ~- ;. ~ \ SF Y ~ a } ~. ' ~.,"~; t ~ '~1 1 RAF ,r" .r r,~F .,. r '~ ~ ,mss ~}~ '4 ~ S '~ ~ ~ ~ 5 ~ ~ s 1 d- LL ~ d 9 ~ ~~ Attachment: B N ~ ~' ~~ ~~f~i>, ~ ~ ~MP~~~Y ~ ~1'rIT PE.~I~ I~ ~~ ~I:~ . T . ~ ~ ,~ sd. t v ~ ~ MARRIDI'T NiDl1tJ'~Ali~ 1ZE~30fiT • .w't!hl!...uJ~~u'~~1LLS..}rI:L!.A.!~dl~!.!!a!!_..R~~leS L' .,.-,,,.r.aa_~!._.-_3...14!!R~S.lL4~llL, L.~I'n~!!IIYb~i ~i,~ esiunlr ~.. ~.:~~c...~4'.~'~!~~w.vf'~~~.l.~R."T."'~.q..'kaMl:!1~L9...~.' Marriott Mountain Resort Temporary Special Event Tent .. _..~..Yy .. ^.fi, ..,M. .. _...~~. .. 4.. f a P Amendment to ~c~nc~~t~c~nal Use Permit r~~t~b~~ ~~o~- ~ppl~cant: Marriott Mauntarn RP~nrt ~_ .. 'y Attachment: C Introduction and Background Earlier this year the Marriott Mounta,n Resort rece,ved approval for a temporary 5pec,al events tent to be located an the upper level of the Marriott parking structure. The Marriott also received approval to convert the existing racr~uetball courts to additwonal conference space. This new conference space ,s ,mended to el,m,nate the need for the temporary tent that has been used far the bast 15 years. Due to permitting delays, construction of the nevd conference space has not begun and must now be discontinued until next spring. The Marriott has already booked several conferences that had ,mended to util,ze the new conference Spaces next spring and summer. 5,nce the conference space ,s now not ava,lable, the Marrpatt ,s rec~ue5t~ng that the tent be allowed again next spring and summer U,1G,i tr,e r~ew GU,IIc,'cnC~ Sf~dC:es d,'c: dvaiidbc:. ri~ia fcc.~~"~, 1~ ari ailic~r~rl+riiCfli. i.© tf"ie conditional use permit which restricted the t,meframe on the temporary tent to October of 2004. The applicant ,s rec~uest,ng that the tent be allowed on the parking structure next year from May D to October I or until the conference space ,s ava,fable to be occu p,ed . II, Conditional Use Review Cr,tertia The follow,ng is a list of the criteria that the Planning and Zoning COmml55ion is required to consider in the review of a Conditional Use permit. Ih"'e have included our analysis of the proposed use relative to the criteria. Relationship and impact of the use on the development objectives of the Town. Our Llnafvsis: the propased seaso~~al structure ~s c~nsrstent wrth the purpose of the L~onshead Mrxed Use I mane destruct., the L~onshead Pedever"opment ,Master Plan, and the foals of the Va~f Land Use Plart, TI-"7e tent ,ter owtdes addrt~onaf faceletees for the hotel, whole ensuren~ adequate l,~vht and air to ner~hboreng propertres and uses. Sence the use es temporary en nature, there will be rid ner~ateue empacts to the future developme, rt potenteal ~f the tenr~rs cc3urt area or a"ny permanent rmpacts to the Marrrott park~ng structure. The tent wrll allnw the Mar-r°intt to retaen scheduled ca,~ferences thrau~hr?ut tf?e summer. • ~. The effect of the use on light and air, d~str~but~on of population, transportation facilities, ut~litees, schools, parks and recreation facilities, and other public facilities needs. Dur Analysis: The proposed use will have ner~lrcarble effects nn the above-mentioned criteria. The proposed locatran of the tent on the Marriott parking structure v/ill have no ,~e~atrve impact or7 the futur e use of those facilities .(the parking spaces rr/rll be ternpc~rarrly relocated;. Due to the temporary nature of the tent structure and the manner rn wrrc;7 rt rs to be operated, staff believes that there rs nn effect on Irght and arr. dr5trr6utron r,~f pnpulatron, transpnrtaGron facrlrtres, utilities, schnnls, parks, recreation _ facilities, or ofhRr ,~u!~Irc facrlrtres. ,3. effect open traffic with particular reference to congestion, automotive and pedestrian safety and convenience, traffic flaw and control, access, maneuverability, and removal of snow from the street and parking areas. fur Analysis: The proposed structure will have neglrg16le et~ects or~a the above- mentrnned criteria. Automotive and pedestrian traffic rn the area will maintained to the Marriott via newly established srderr~alks and the existing crrculatron system of©n~ West Lronshead Circle, Impacted parkrn~ Spaces will be provided on the rloly Cross f arcer`, which has been used for employee parking this winter, .~rnce the tent will only rernarn up dLrrnr~ the sumrrrer rrrnnths, there rs no effect on snow rerrroval from the street and parkrr7g areas. 4. Effect upon the character of the area ~n which the proposed use is to be located, including the scale and bulk of the proposed use m relation to surrounding uses. C7ur Analysis: A5 a seasonal structure, the prnpnsed tent rs not subject to bulk and mass standards of the Lronshead Mixed Llse /zone drstrrct. Since rt terrrporary rn nature there will be nn perr;~anent effect err tfae character of tl-ie neighborhood, III. Applscable F'lann!nc~ Documents L~onshead P,edevelopment Master Plan: The Marriott ~s governed by the development objectives of the L!onshead Redevelopment Master Plan. Of the s!x Pol!cy Object!ves outl!ned in the L!onshead Redevel©pment Master Plan, the follow!nr~ object!ves are appl!cable to th!s proposal; 2.3.1 Renewal and Redevelopment L!onshead can and should be renewed and redevelopment to become a warmer, more v!brant env!ronment for Guests and res!dents. L!onshead needs an appeal!ng and coherent !dent!ty, a sense of place, a personalty, a purpose, and an improved aesthet!c character. ,~.... , , ... .a. -~ .. ~ .. . 2.3.2 V!tal!ty and Amen!t!es We must se!ze the opportun€ty to enhance guest experience and commun!ty !nteract!on through expanded and add!t!onal activ!ties and amenit!e5 such as performing arts venue~~, conference fac!i!t!es, Ice rinks, streetscape, parks and other recreat!onal Improvements. The Llonshead Redevelopment Master Plan spec!flcaly Identsf~es the tennis courts as an rnf!II opportunity: There are several tennis courts on the south side of the Marriott. This area presents and. opportunity for low-rise infill development that eases the v!sual and physical transrt!on from the existing structure to the Core Creek recreat!on path. Vail Land Use Plan: The follo~,rW!ng goals arld eb,ectives from t;he To~.~,-n of Vail Land Use Plan support the proposed use: 2.~+ The community should improve summer recreat!cr:al and cultural appartunities to encourage summer tourism. 3.5 f=nterta!nment oriented ausiness and cultural activities should be encouraged in the core areas to create d,versity. Mare n!ghttime businesses, on-going events and sanctioi-~ed "street happenings" should be encouraged. • 3 FRi ~4~32 PM s• 80' 11~ l i l l l l l l l l l l sI~~ vzEw 80'x~Q' Z-28' CENTt~ POLES 28--7' SIDE POLFS ~c Zip 5?A:~ES AND ROPES ____ ~-28 ` cEr~ER ?OLES ~~ 7' SIDE POLES 34~ES AN{} ROPES 5--28' CENTER POLES 40_j' Si~7E Ft7LE5 40 STAKES AND ROPES 8~`x~50' 3-28' CENTER POLES 46-7' SIDE POLES 4fi STAKES AND ROPES D' ~, ~. P, 01 GENESIS PAVILION ~~_ ~~ ~a"M~~ l :sJ`MID 3Q"MAD :?0'END 6 ~ --~ FO' T I I i I 1 TYPICAL PLAN z$~ ~~~ ~ OC 20 3C t _ Attachment; D ~, ,~ ~ ~ ]] P ~... ~~ .~~,~~~~,~ ~~~ T ~~,~ .~ ~~~1 s Inc. .__ _ _._ . __. _ _ _r~ _- ___ . .J ~_ THIS IITE~r1 MAY AI=PELT YOUR PROPERTY ~- '~ PUBLIC NOTICE ~~~~~ t°~`' NOTICE IS HERESY GIVEN that the Planning and Environmental Commission of the Town of Vail an December 13, 2044, at 2:00 PM in the Town of Vail Municipal Building, in consideration of: A request for a final review of a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses; Generally (On All Levels of a Building or Outside of a Building), Vail Town Code, to allow for a temporary seasonal structure within the Lionshead Mixed Use 1 zone district, located at 714 West Lionshead CirclelParcel 3, Lionshead Penthouses and Lot C, Morcus Subdivision, and setting forth details in regard thereto. '~ Applicant: Vail Gorporatian, represented by Mauriello Plannirg Group Planner: Warren Campbell A request for a final review of a variance from Sect'san 12-6H-5, Setbacks, Vail Town Code, pursuant to Chapter 12-t 7, Variances, Vail Town Code, to allow for a residential addition, located at _ ~R.3 ~i f?rP f', Y(1 ~i 11 r-1 Cil r~+ll Inj+ C2 !T'nv;.,n Tr, y. ,nrnm.~cl! 1t_c S_~ q Cl 1~~11 ill°tnn /l.th ~Ilinry n`'{ C '; ti+~n f,~rt}'i ._ ._ _ details in regard thereto. uV Applicant:. Diane Lighthall, represented by Michael Suman Architect, LLC Planner: Elisabeth Eckel A request for review of a minor subdivision, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to allow for a resubdivision of the West C}ay Lot, Vail Marriott Mountain Resort, and Gore Creek Residences properties, located at 720, 724, 728 West Lionshead Circle, 730 South Frontage Road West, and 825 West Forest Road/Lots A-D, Morcus Subdivision and Parcel 3 Lionshead Penthouses, and setting forth detail in regard thereto.. Applicant: Vail Corporation, represented by Braun Associates. Inc. Planner: Warren Campbell A request far final review of a variance, from Section 12-6G-6, Setbacks, Vail Town Code, pursuant to Chapter 12-t 7, Variances, Vail Town Code, to allow for a variance to allow for a residential addition, located at 4242 East Columbine Way/Lot 8, Bighorn Terrace, and setting forth details in regard thereto. Applicant: Kathryn Benysh Planner: Bill Gibson The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The pudlic is invited to attend project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Published, November 2£, 2004, in the Vail Daily. • Attachment: F Mauriello Rlanning Group Marriott Termg~orary Tent Ap~licafion -Amendment to timef'rame Adjacent Properties Owners List `I'OW1~ OF VAIL f II~ANCE DEPARTMENT I 75 S. FRONTAGE ROAD ~ VAIL, CO 81657 l COLORADO DEPT OF TRANSPORTATIQN ~_ n?flt F. A1.?_Ka.?~?Sn,S n`rF ...,.. _ L3ENVrR, CO 80222 VAIL CORP PO I30X 7 VAIL., GO 81657 ENZIAN CONDOMINILFM ASSOCIATION C/O GEOFF '~r'RIGHT 610 W LIONSHEAD CIR VAIL, CO 8I 657 LION SQUARE CONDO A550C 660 W LIONS HEAD PL VAIL, CO 81657 E LION SQUARE NORTH CONDO ASSOC 660 W LIONS HE,4D PL VAIL, CO 81657 f. MOt~fTANEROS CONDOMII~IIUM ASSOCIATIOI~1 OUZA KEITH 641 W LIONSHEAD CIR VAIL, CO $1657 C `T'EXAS TELEVISION Ii~,TC Pa BOX 16290 HOUSTON, TX 77222 r THEA J. RUMFORD LIVING TRUST - RI_IMFORD, HEATI-TER A. & FRCDERICK C. 67~ FORI/ST RD VAIL, CO 81657 Attachment; E PARSONS FAMILY LLC PO I3OX 497 EDWARDS, CO 81632-4497 ADAM, NANCY SH,4PIRO 4975 E PRESERVE GREENWOOD VILLAGE, CO 80124 MILLERS LIONSI 1lAD i~I.C 1277() MER1T DR STE 400 DALLAS, TX 75251 CADOL, ROGER U. & SALLY M. -JT 9850 E PROGRESS CIR GREEN~~'OOD VILLAGE, CO 801 I 1 ~ _ _ ^., CCLivi;.r. LLB 251 FOWLER~RD FAR HILLS, NJ 07931 MAHER, J)JRARD F. & JOAN S. -JT' 251 FOWLER RD FAR HILLS, NJ 0793 f ENGLEMAN, JOHN 5. & STEPHEN B. - HATHORN MARY M. C,rO MARY M HATHORN 541 ELY RD ELY, VT 05045 GENERAL COMMUNICATIONS INC ATTN: A. EMMET STEPHENSON, JR 100 GARFIELD ST 4TH FL DENVER, CO 80206-5550 NANETTE S. ELENEAAS LIVING TRUST - NANE 1 ~ ~ S. ELENBAAS TRUSTEE 332$ OAKDALE HICKORY CORNERS, MI 49060 ANTLERS CONDOMINIUM ASSOC 684 W LIONSHEAD PL VAIL, COS 1657 VAIL SPA CONDOI'471NIUM ASSOC 710 W LIONSHEAD CIR VAIL. CO 81657 VAIL SPA CONDOMINIUM ASSOC SI IUGHART THOMSON & ILROY PC 1050 17TH ST STE 2300 DENVER, CO 80265 EAGLE RIVER WATER & SANITATION DISTRICT 846 FOREST ROAD VAIL, CO $ I b57 MAURIELLO PLANNING GROUP, LI~C i'O BOX 4058 ED WARDS, CO $ I b32 r • 1+~ • MEMQRANDUM TO: Planning and Environmental Commission FROM: Community Development Department DATE: December 13, 2084 SUBJECT: A request tar review of a minor subdivisian, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to allow for a resubdivision of the West Day Lot, Vail Marriott Mountain Resor#, and Gore Creek Residences properties, located at 720, 724, 728 West Lionshead Circle, 730 South Frontage Road West, and 825 West Forest RoadlLots A-D, Morcus Subdivision and Parcel 3 Lionshead Penthouses, and setting forth detail in regard thereto. Applicant: Vail Corporation, represented by Braun Associates, Inc. Planner. Warren Campbell SUMMARY The applicant, Vail Corporation, represented by Braun Associates Inc., is requesting approval of a minor subdivisian, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to allow for a resubdivision of the West Day Lot, Vail Marriott Mountain Resort, and Gore Creek Residences properties, loco#ed at 720, 724, 728 West Lionshead Circle, 730 South Frontage Road West, and 825 West Forest Road. The miner subdivision if approved would result in the Vail Marriott Mountain Resort, Gore Creek Residences and the West Day Lot being located on three separate parcels. Staff is recommending approval of this application subject to the findings and conditions outlined in Section lX of this memorandum. IL DE'SCRIPTEON QF REQUEST The applicant, Vail Corporation, represented by Braun Associates Inc., have recently gone through the Town of Vail Planning and Environmental Commission review process for approval of the Gore Greek Residences. A vicinity map is a#tached depicting the Vail Marriott Mountain Resort, Gore Creek Residences, and West Day Lot properties (Attachment A}. Through that process it was discovered #hat there are multiple parcels over which physical improvements extend. This created unnecessary clutter and confusion when reviewing the surveys of the development site. In addition, one of the final steps in the completion of the Gore Creek Residences development is the creation of a lot which encompasses the southern portion of the site. The proposed minor subdivision will create three (3) lots out of five (5} allowing for constructed physical improvements to be located all upon single lots and creating lots for the future condominiumization of the Gore Creek Residences and the development of the West Day Lot. This application proposes to clean up and re-plat the properties upon which the Vaii ' Marriott Mountain Resort, Gore Creek Residence, and West Day Lot are constructed or will be constructed (attachment B). The minor subdivision, if approved, would result in the Vaii Marriott Mountain Resort, Gore Creek Residences, and West Day Lot being located on three separate properties and would tie the three parcels together for zoning requirement purposes, III. BACKGROUND These five properties were platted in two separate instances- The existing parcels do not fallow the annexation boundaries in which they were annexed, The properties were annexed as a part of the original Town of Vail under Vail Village First Filing, which became effective by election on August 23, 1966, and court order of August 26, 1966 and by Ordinance 8, Series of 1969 which became effective on August 23, 1969. IV. ROLES C}F REVIEWING BOARDS Planning and Environmental Commission:. Action: The Planning and Environmental Commission is responsible for final apprQVal, approval with conditions, or denial of a minor subdivision. Specifically the the code states in Section 13-3-4, Commission Review of Application; Criteria: The burden of proof shall rest with fhe applicant to show that fhe application is in compliance with the intent and purposes of this Chapter, fhe honing Ordinance and other pertinent regulations that fhe Planning and Environmental Commission deems applicable. Due consideration steal! 6e given to the recommendations made by public agencies, utility companies and other agencies consulted under subsection Z3-3-3C above. The Planning and Environmental Commission shall review the applicafion and consider its appropriateness in regard to Town policies relating to strbdiuision control, densities proposed, regulations, ordinances and resolutions and other applicable documents, envtronmental integrity and compatibility with fhe surrounding land uses and other applicable documents, effects on the aesthetics of the Town." ~ Design Review Board: Action: The Design Review Board has NO review authority on a minor subdivision, but must review any accompanying Design Review Board application. Town Council: The Town Council is the final decision making authority for a miner subdivision and adoption of easements between a private property owner and the Town. Final actions of Design Review Board or Planning and Environmental Cr~mmissian maybe 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 ar denials and can uphold, uphold with modifications, or overturn the board's decision. Staff: ` The staff is responsible for ensuring that elf 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.. L~ • • V. VI. VII. Staff provides a staff memo containing background on the ,property and provides a staff evaluation of the project with respect to the required criteria and findings., and a recommendation on approval, approval with. conditions, or denial. Staff also facilitates the review process, APPLICABLE PLANNING DOClJMENTS Town of Vail Janina Code: Title 13: Subdi~rision Regulations (partial) 13-2-2 Definitions Mirror Subdivision: Any subdivision containing not more than four (4) lots fronting on an existing street, not involving any new street or road or the extension of municipal facilities and not adversely affecting the development of the remainder of fhe parcel or adjoining property. 13-4 Minor Subdivisions 13-4-~: IEXEMPTI©!VS IN PROCEDUREAlVD SUBMITTALS: "Minor subdivisions", as defined in Section 13-2-2 of this Title, shall be exempt from requirements related to preliminary plan procedures and submittals. Minor subdivisions may be required to strbrnit an environmental impact report if required by Title 12, Chapfer 12 of this Code. (Ord. 2(1983) § 1) SUROUNDING LAND USES AND ZONING Land Use North: Residential East: Residential West: Industrial South: Open Space Zoning Lionshead Mixed Use "I Lionshead Mixed Use 'I Lionshead Mixed use 2 Natural Area Preservation SITE ANALYSIS Proposed Lot 1 Vail Mountain Marriott* Zoning: Lionshead Mixed Use 1 Land Use Plan E]esignation: Resort Accommodation and Service C€arrent Land Use: HoteilLodge Development Standard Allowed Proposed Lot Area: 10,000 sq. ft. 85,900 sq. ft. Dimension: 80'X80' min. exceeds 80'X80' Frontage: 3©' min. Approximately 330 feet along West Lionshead Circle Access: Access to the site will be via West Lionshead Circle and Lionshead Place through the existing curb cuts. An access easement between Lots 1 and 2 is depicted on the plat. ~ Proposed Lot 2 West Day Lot* Zoning: Lionshead Mixed Use 1 Land Use Plan Designation: Resort Accommodation and Service Current Land Use: Parking structure and surface parking Development Standard Allowed Proposed Lot Area: 10,000 sq. ft. 104,500 sq. ft. Dimension: 80'X80' min, exceeds 80'X80' min. Frontage: 30' min. Approximately 225 feet along West Lionshead Circle , 320 feet along the South Frontage Road, and 65 feet along Forest Road Access; Access to the site will be via West Lionshead Circle through the existing curb cut. Proposed Lot 3 Gare Greek Residertces* Zoning: Lionshead Mixed Use 1 Land Use Plan Designation: Resort Accommodation and Service Current Land Use: Residential Development Standard Allowed Proposed Lot Area: 10,000 sq. ft. 106,765 sq. ft. Dimension: 80'X80' min. exceeds 80'X$0" min. Frontage: 30' min. Approximately 125 feet along Forest Road. Access: Access to the site will be via Forest Road through the approved curb cut, * This proposed minor subdivision wilB not make any existing or proposed lot non- conforming in regards to the zoning code. A note on the plat ties the three new proposed lots together for zoning analysis and remaining development potential. Note 12 on the plat states: "For the pzirpases of~onitTg, Lots T, 2, and 3 creased by this subdivision are to be treated as one developnre~at site. Devclvpmerat standards shall be based upon tl7e improvements and larxd area nfLots 1, ~, and 3. " 4 VIII. APPLICATION CRITERIA AND FINDINGS Minor Subdivision A basic premise of subdivision regulations is that the minimum standards for the creation of new lots must be met. This subdivision will be reviewed under Title 13, Subdivision Regulations, of the Town of Vail Code_ The first set of criteria to be considered by the Planning and Environmental Commission for a Minor Subdivision application is: Lot Area: The minimum lot area for the Lionshead Mixed Use 1 District is 10,000 square feet. All three proposed lots exceed 10,000 square feet with Lot 1 measuring 80,900 square feet, Lat 2 measuring 104,500 square feet, and Lot 3 measuring 106,765 square feet. Frontage: The Lionshead Mixed Use 1 District does not identify any minimum frontage requirement. However, Lot 1 has approximately 330 feet slang West Lionshead Gircle. Lot 2 has approximately 225 feet along West Lionshead Circle, 320 feet along the South Frontage Road, and 65 feet along Forest Road. Lot 3 has 125 feet of frontage slang Forest Road. 'Dimension: The Lionshead Mixed Use 1 District requires lots to be able to enclose a square with a minimum dimension of 80 feet by SO feet. All three proposed lots meet this requirement 2 The second set of review criteria to be considered with a minor subdivision request is outlined in the Subdivision Regulations, 13-3-4, and is as follows: "The burden of proof shall rest with the applicanf to show fhat 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....The Planning and Environmental Commission shat! review fhe application and consider its appropriateness in regard fa Tawn policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicable documents, environmental integrity and compatibility with the surrounding land uses and other applicable documents; effects an the aesthetics of the Town." The purpose section of Title 13, Subdivision Regulations, is intended to insure that the subdivision is promoting the health, safety and welfare of the community. The subdivision purpose statements from 13-1-2 (C) are as follows: To inform each subdivider of the standards and criteria by which developmenf proposals will be evaluafed and to provide information as to the type and extent of improvements required. " S#aff Response: No parties outside the Town of Vail were notified of this application for a minor subdivision as it was determined by staff that the nature of the request posed no impact to outside parties- Section 13-4-2 gran#s the Zoning Code Administrator the right to waive certain requirements required for a minor subdivision. 2. To provide for the subdivision of property in the future without conflict with development on adjacent land. " Staff Response: This proposed minor subdivision establishes three separate lots which will not adversely affect adjacent land. The creation of the three new lots will allow far future subdivision of the newly created lots. fn the near future the applicant will be submitting a condominium plat for the new Gore Creek Place Residences which would be located on Lot 3 of West Day Subdivision. 3. To protect and conserve the value of land throughout the Municipality and the value of buildings and improvements on the land. Staff Response: The proposed minor subdivision will have no detrimental affect on the value of land within the Town, 4. To ensure that subdivision of property is in compliance wifh the Town's zoning ordinances, to achieve a harmonious, convenient, workable relationship among land uses, consistent with Town development objectives. Staff Response: The proposed creation of Lots 1, 2, and 3 meets all the criteria listed above. 5. To guide public and private policy and action in order fo provide adequafe and efficr'ent transportation, water, sewage, schools, parks, playgrounds, recreation, and other public requirements and facilities and generally to provide fhaf public facilities will have sufficient capacity to serve the proposed subdivision. Staff Response: The proposed minor subdivision meets all the requirements listed above. 6. To provide for accurate legal descriptions of newly subdivided land and to establish reasonable and desirable construction design standards and procedures. Staff Response: The proposed minor subdivision will clean up the existing plats for the properties. This plat will also record easement agreements between all the properties listed above and the Town of Vail. 7. To prevent the poflution ref air, streams and ponds,. to assure adequacy of drainage facilities, to safeguard the water table and to encourage .the wise use and management of natural resources throughout the Town in order to preserve fhe integrity, stability, and beauty of tl~e community and the value of the land. Staff Respanse: The proposed minor subdivision wil! have no negative affect on the criteria listed above. Findings: The following findings are used far a Minor Subdivision: 1. That the application is in compliance with the intent and purposes of the Minor Subdivision Chapter, the Zoning Ordinance and other pertinent regulations that the Planning and Environmental Commission deems applicable. 2. That the application is appropriate in regard to Town policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicable documents, environmental integrity and compatibility with the surrounding land uses and other applicable documents, and effects an the aesthetics of the Town, IX. STAFF RECOMMENDATION The Community Development Department recommends that the Planning and Environmental Commission approves the fine! plat for the West Day Subdivision, pursuant to Chapter 13-4„ Minor Subdivisions, Vail Town Code, to allow for the resubdivision of the West Day Lot, Vail Marriott Mountain Resort, and Gore Creek Residences properties, located at 72Q, 724, 728 West Lionshead Circle, 73a South Frontage Road West, and 825 West Forest Road/Lots A-D, Morcus Subdivision and Parcel 3 Lionshead Penthouses based upon the criteria evaluated in this memorandum. The recommendation of approval includes the findings mentioned above. X. 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C =' ~:~°i `z i~i`st8:'~1 i e e / 1 w I ~ , _ I I P9 $ a ~ z° F. ~ ~ y S ~~ G -~y~2, ax.- II II II I ~ 1 _ 1 I I 1 f I j i= §g I Y j ~ I I ' ~ I 4 iF: ! 1 [ Kd I y~ ex ; ~ ,a z~A I _ y i 1 ~ ; L; Yw~ M 5 R ~ } ~~ WsV O 7 J 1 tl I e Y w ~~ Y 11 ~ I y,~y F. -., 7 5 }1Y j4 ~ 4 1 ~ II , Y J` 3 _~~4 I 1 1 4 !~ ~~ g 5d Sy 1.. KW ~~ ~~ a3 ~ F. 3ti of i~ i ne I 5 1 n I __'._ ~ I~ - _~_J --'----~ -~-~j _~- n ~q ~ z; o ?~ J k :~ `_ __ __.~ 'aY Un1Tr [.fin ~~~~a, .. ,y.,a -- as I c~ ti ~ ~ " Y Y m i ~ Y 5 Y c`= } 4 E s 111 Y n K~ ~a } Y I i~ F- I I D t I Y I - .¢ 6 1 °` RI I ;d ~~ ~ I I ` sa 4 ' 1 ~~ Y A I o~ y~t I _^ 1~,6 i y~,= " ~'j I ~' MF _ ~ I tl 1313 I I 6 5 I I I I I I ~ L- I O Y ~ ~ 1J^r 'Md 1c :Zv~cG r~E}Z/A!':i ZY 'b"'a'1 ~' l\-d 4 k 9 r . g THIS ITEi'v1 MAY AFFECT YC~IJR PRC7PERTY PUBLIC NOTICE ~i[itF~I ~Flif~ NOTICE IS HCREBY GIVE~J that the Planning and Environmental Commission of the Town of Vail on Qecember 13, 2004, at 2:00 PM in the Town of Vail Municipal Building, in consideration o#: A request for a final review of a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses; Generally (On Ail Levels of a Building or Outside of a Building), Vail Town Cade, to allow` for a temporary seasonal structure within the Lionshead Mixed Use 1 zone district, located at 7i4 West Lionshead Circle/Parcel 3, Lionshead Penthouses and Lot C, Morcus Subdivision; and setting forth details in regard thereto. Applicant: Vail Corporation, represented by Mauriello Planning Group Planner: Warren Campbell A request for a final review of a variance from Section 12-6H-6, Setbacks, Vai] Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a residential addition, located at 483 Gore Creek Drive/Unit $ (Texas Townhomes)ILots 8 & 9, Vail Village 4'h Filing and setting forth details in regard thereto. Applicant: Diane Lighthall, represented by Michael Suman Architect, LLC Planner: Elisabeth Eckel A request for review of a minor subdivision, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to allow for a resubdivision of the West Day Lot, Vail Marriott Mountain Resort, and Gore Creek Residences properties, lacated at 720, 724, 728 West Lionshead Circle, 730 South '' Frontage Road West, and 825 West Forest RoadlLats A-D, Marcus Subdivision and Parcel 3 ~ Lionshead Penthouses, and setting forth detail in regard thereto. Applicant: Vail Corporation, represented by Braun Associates, Inc. Planner: Warren Campbell A request for final review of a variance, from Section 12-6G-6, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a variance to allow far a residential addition, located at 4242 East Columbine Way/Lot 8, Bighorn Terrace, and setting forth details in regard thereto. Applicant: Kathryn Benysh Planner: Bill Gibson The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Published, November 26, 2004, in the Vail Daily. • • Attachment: C Contact Q~rectc~ry 1~1~11~r~~~z~ er of Contacts: 15 Company Contact Ran Artinian Ait Phone Ext. User 1 Mark Lodge 4-D Company Contact Joseph & Patricia Billotti Att Phone Ext. User 1 Mark Lodge 5-E Company Contact Tomas & Judith Gapla Alt Phone Ext. User 7 Mark Lodge 3-F Cflmpany Contact David Fink Att Phone Ext. User 1 Mark Lodge 3-D Company Contact Fred Kekhaefer Alt Phone Ext. User 1 Ltonshead Penkouse 1 Company Contact Morgan W. Neilds AJt Phone Ext. User 1 Lionshead Penthouse 2 Company Contact Paul ~ Madeleine Schnell Att Phony Ext. User 1 ,: Mark Lodge 5-H Company Baselii Famib'y Investments, LLG Alt Phone Ext. User 1 Mark Lodge 2-E, i• IsafJel Thompso , VRDG PO Box 959 Avar , CO 81620 Address 1 5 Bristol Dr. Address 2 City Manhasset 5tafe NY Address 1 18 Powder Hill Address 2 City Saddle River State 1JJ Address 1 2500 Johnson Ave. Address 2 City Riverdale State NY Address 7 2900 Lakewe©ds Gt. Address 2 City W Bloomfield State MI Address 1 N 7480 County Rd UU Address 2 City Fond Du Lac State Wl Address i 4 Sunrise Dr. Address 2 City Englewood State CO Address 1 225 Central Park Address 2 City New Yark State NY Address 7 3195 Lafayette Dr. City Boulder State CO r Zip 11030 Zip 0745$ Zip 10463 Zip 48324 Zip 54935 Zip 50110 Zip 10024 Zip 80303 Created 1 012 512 0 0 4 at 2:02 PM 1 Contact D i rectory VRDC Isabel Thampso , PO Box 959 Avor, C081620 r. Company Havens Separate Property Living Trust Address i 226 14th St. Contact Gary Havens Trustee Address 2 Att Phone Ext. City Santa Monica User 1 Mark Lodge 4-F State CA Zip 90402 Company Infinity Holdings at Vail LLC Address t 7400 E Crestline Cir 125 Alt Phone Ext. City Greenwood vilage User 1 Mark. Lodge 5-G State CO Zip 801 i 1 ~~ . Company Intervest 8183 LLC Address 1 15 E 5th St, 2700 Alf Phone Ext. City Tulsa User 1 Lionshead Penthouse 3 State OK Zip 74103 ' Company Robert 8 Gail 8 Ronald Ida Address 7 PQ Box 20156 Contact Paul 8 Janet Sasa Address 2 Alt Phone Ext. City Boulder User 1 Mark Lodge 5-F ,: State ` CO Zip 80308-3156 Company Rothman Gordon Foreman ~ Groudine Address 1 Third Floor Grant Building Confect Sandra Kushner & Judy Kasdan Address 2 Ait Phone Ext. City Pittsburgh User 1 Mark Lodge 2-© State PA Zip 15219 Company Vail Valley Rentals LLC Address 1 140 Fairfax St. Alt Phone Ext. City Denver User 1 Mark Lodge 3-E, 2-F State Cf7 Zip &0220 Company VAMHC Inc. Address 1 PO Bax 7 Alt Phone Exf. City Vail User i Mark Lodge State CD Zip 81658 ;real@d 10125/2004 at 2:02 PM 2 ~~- Contact Directory Isabel Thompso , URDC ~.-t ~ ~ ~~, ^^~~~~" PO Box 959 Avor , CO 81620 er of Contacts: 89 Company Address Z 495fl Birch 5k. Confacf George Adam, Jr. Address 2 Alt Phone Ext. Gify Littleton User i Antlers Conda 1D3, 104 r Stale CO Zip 84121 Company Address f 1354 Bruce Ct. Cantacf Frank & Flavia Bencina Address 2 A!t Phone ,Ext. City Merrick User 1 Antlers Condo 443 r r State NY Zip 19566 . ~ Company Address 1 2440 E. 3Dth Contact Nancy Trainor aettya Tipsword Address 2 Alt Phone Exf. City Tuisa User 1 Antlers Condo 344 r State OK Zip 74114 Company Address 9 2423 Wandering Rd. Contact Ronald C. & Dawn May Bobuk Address 2 Alf Phone Ext. City Encinitas User 1 Antlers Condo 607 State CA Zip 92D24 ~ Company Address 1 92 Webster Pk ~ Contact Lawrence & Rica Bressler Address 2 Alt Phone Ext. Cify Newton User 1 Antlers Conda 2flfi State MA Zip 024fi5 ~. Company Address 4 1111 Keystone Ave. Confect Lynn M. Builer Bukard M. Schmitt Address 2 Alf Phone Ext. Gify 93iver Forest User 1 Antlers Cando 515 Sfafe IL Zip fi430a I ' Company Address 1 864 Homestake Ct. Contact G. Garo Chalian Address 2 Ait Phone Ext. City Castle Rack User 1 Antlers Condo 3'18 Slate CO Zip 8D104 .~»: ~ Company Address 7 PO Bax 280706 Contact Richard S. Jackson Cheryl K. Moskal Address 2 Alf Phone Ext. City Lakewood User 1 Antlers Conde 32D State CC7 Zip SD228-0706 r Created 10125/2044 at 10:92 AM 1 Contact ~ i rectory l fih VRDC ompso , Isabe PO Box 959 Avor , ca si s2a Company Address 7 247 Cook Si. Contact Kay Dorothea Christensen Address 2 Alt Phone ExT. City Denver llser 1 Antlers Cando 748 State CSC? Zip 8a206 ~~ Company Address i 3947 Excelsior Blvd. Ste. 111 Contact Wiiliarn R. & Karen C. Christopherson Address 2 Alt Phone Ext. City St. Louis Park User 1 Antlers Condo 42a State MN Zip 55416 Company Address 9 401 E. 84th St. Apt. 1 i F Contact Joseph C. & Edwina A. Daley Address 2 Atf Phone Ext. Gity New York User 1 Antlers Condo 41a . State NY Zip 10021 r Company Address 9 614 Brainard Cir. Contact Jerome C. Darnell Address 2 Alt Phone Ext. City Lafayette User 1 Antlers Condo 412 State CQ Zip $a026 .r ~' Company Address i 11464 Lippleman Rd, #2aa Contact Leslie M. Dow, Jr. Address 2 Att Phone Ext. City Cincinnati User 1 Antlers Condo 418 Stale dH Zip 45246 Company Address 7 15a Taymill Rd. Cpntaci Arlene Elkind Address 2 Alt Phone Ext. City New Rochelle User 1 Antlers Condo 202 State NY Zip 1 o$o4 Company Address 7 3 Long Marsh Ln Contact Gerhard C. 8 Erika H. Endler Address 2 Alt Phone Ext. City Hilton Head User 1 Antlers Condo 7a7 State SC .Zrp 29928-71(70 Company Address 1 19660 Bainter Way Contact Jacqueline Flynn Address 2 Alt Phone Ext. City Las Gatos 'User 1 Antlers Condo 212 Sf2te CA Zrp 95D3a i • • treated 1 a?25r2a04 at 10:12 AM 2 -~~~- Contact D~recfory ,r Company Contacf Emanuel & Hermione Fthenakis Alt Phone Ext. User 1 Antlers Condo 404 Company Contact Bryan & Cynthia ~unai Alt Phnne Ext. User 1 Antlers Cando 321 f Company Contact Lowell & Carol Geikhman Alt Phone Ext. User 1 Antlers Cando 106 ' ! Company Contact Laura Glazier Alt Phone Ext. User 1 Antlers Condo 705 Company Contacf Joseph Greene & Janina Szpotko Greene Ait Phone Ext. User 1 Antlers Condo 110 ~ Company Confact Roberk & Sibyllie Grossman Alt Phone Ext. User 1 Antlers Cando 208 r Company Contact Stephen & Lee Gutotta Alt Phnne User 1 Antlers Condo 311 Ext. Company 1 Contact W. & A. Miller, J. t3rooks Newbill J.A. Haljun Alt Phone Ext. User 1 Antlers Condo 109 Isabel Thampsa , VRDC PD Box 959 , Avo r , CD 81624 Address 9 10905 Riverwaad Dr. Address 2 City Potomac State MD Address i 6727 N. Lockwood Address 2 City Lincolnwood State IL Address 7 526 Greenwood Ct. Address 2 City Pewaukee Slate WI Address Z 15 Gaskill Rd. Address 2 City Worcester State MA Address t 505 Oppenheimer Dr. 1305 Address 2 City Los Alamos State NM Address 1 '1625 Kings Rd. Address 2 Gity Petersburg State VA Address t 20 Beeehcrofk Rd. Address 2 City Greenwich State CT Address 7 443 N. New Ballas Rd. Address 2 City St Louis State MD Zip 20854 Zip 64712 Zip 53072 Zip 01602 Zip 87544 Zip 23805 Zip 06880 Zip 63141 r Created 10f25i2004 at 10:12 AM 3 Contact ©irectory ,: Company ~ Contact Lynne Harrison Art Phone Ext. User 1 Antlers Cando 306 . r Company '~ Contact Daniel & Christopher Havekost Alt Phone Ext. User 1 Antlers Conda 514 .~~ i Company I Contact Jeffrey D. & Michelle K. Hettinger Att Phone Ext. User 1 Antlers Cando 520, 521 r Cornpany Contaet Susan Hagy Humphrey Arr Phone Ext, User 1 Antlers Condo 608 Company Contact James Taylor & Nancy Phillips A!t Phone Ext. User 1 Antlers Conda 205 Carnpany Contact John Katopodis & Marilyn Cox A!t Phone Ext. User 1 Antlers Cando 207 . : Company ~/ Contact Stella basko John Reynolds Alt Phone Ext. User 1 Anders Gondo 507 Pager Company Contact Antan B. Kaczor A!t Phone Ext. User 1 Antlers Ganda 601 Isabel Thompso , VRDC PO Box 959 - Avor , CO 81620 Address '! 2497 Vauxhall Rd. Address 2 City Union State NJ Zip 07083 Address 9 1121 Grant St. Address 2 City Denver State CO Zip 80203 Address t 8 Woods Way Address 2 Gity Wyomissing Slate PA Zip 1961D-1199 Address ? 13499 Sawpit Rd. Address 2 Black Hammock Island City Jacksonville State FL Zip 32226 Address T 325 S. York St. Address 2 City Denver State CO Zip 80209 Address 1 3842 E. Millers Bridge Rd. Address 2 Cdy Tallahassee State FL Zip 32312 Address 7 58 Chine Dr. Address 2 C+ty Scarborough State Zip M1M2K7 Gauntry Ontaria Canada ~ Address 4 326 Kenmore Rd. Address 2 City Gauncil Bluffs State IA Zip 51501 •I created 10/25/2004 at 10:12 AM 4 Contact Directory Campany ~ Gantact Michael & Ann Kennedy A!t Phone Ext. . User 1 Antlers Condo 108 ~ ; Company ~ Contact Ann Lorraine Kirkham A!t Phone Ext. ' User 1 Antlers Conda 702 Company Contact Jennifer Leeds A!t Phone Ext. User 1 Antlers Condo 620 E~ Company Contac# Cynthia Mable Ait Phar~e Ext. User 1 Antlers Condo 408 .~.: ~~ c'" Company Contact Rober! S. 8 Wendy Maclean A!t Phone Ext. User 1 Antlers Condo 417 „ Campany { Confact Rosette J. Mare AJt Phone Ext. User 1 Antlers Condo 249 _ Campany ~ Cantaef Paruez Para ~ Kathleen Maria A!t Phone Ext. . r User 1 Antlers Condo 112. i Company Confact Georgia Wralstad Mark Ulmschneider Alt Phone Ext. User 1 Antlers Condo 517 r Created 10f25/2044 at 10:12 AM Isabel 7hompso , VRDC PO Box 959 Avor . CO 3162D Address 1 89fi Boardwalk Ct. Address 2 City Palatine State IL Address 7 5$ Willow Ave, Address 2 City Larchrnont 5#ate N Y Address 1 405 EI Camina Real 614 Address 2 City Menlo Park State CA Address 1 11345 Morning Gate Dr. Address 2 City Roekvlle State M[l Address 1 2945 Huntsfard Cir Address 2 City Highlands Ranch Sfafe CO Address 1 3134 Cluhtrouse Rd. Address 2 City Merrick State NY Address 1 527 Fielders Ln Address 2 Gift' Toms River State NJ Address 1 4741 S. Wayne Ave. Address 2 City Fort Wayne State IN Zip 64067 Zip 10538 Zip 94025 Zip 24852 Zip 80126 Zip 11566 Zip 08755 Zip 46$07 5 ~ Contact Directory VRDC Isabe€ Thompso , PO Box 959 Avor , CO 81620 Company Address 1 101 Spindle t.n Contact David P. Martin Trustee Address 2 ~ Ait Phone Ext. City Chadds Ford ~ I User 1 Antlers Condo 504 State PA Zip 18317 Company Address 1 PO Box 43? Contact James C. Morakis Trust Address 2 Alt Phone Ext. City Glenndale ~ User 1 Antlers Condo 401 r State MD Zip 20769 ' I Company Address 7 3313 S W l=airmaun# Blvd. Gonfact 111 & Jame C. Packard Robert G. Address 2 Ait Phone Ext. Clty Portland i User 1 Antlers Condo 312 State OR Zip 9?239 i Company Address 1 4020 Old Ct. Rd. Gonfact David M. & Nancy E. Paige Address 2 Alt Phone Ext. City Baltimore User 1 Antlers Condo 210, 105 State MD Zrp 21208 ~ r Company Address 1 7505 Memorial Woods Dr. 6 Gonfact Dorothy Parsons Revocable Trust Address 2 Alt Ptaane Exf. City Wouston User 1 Antlers Condo 603 s State TX Zip 77024-3738 Company Address 1 218 W. Tenth i ~ Contacf Joseph C. Parsons Address 2 ' Alt Pfaone Ext. City Dallas User 1 An#lers Condo 414 State TX Zip 75208 ., . Company Address 7 4 Prairie Falcon Ln ~ Gonfact Alan Fishman Paul Brunner Address 2 Alt Phone Ext. City Littleton User 1 Antlers Condo 316 State CO Zip 80127 . , _. r! Company Address 1 2973 Techny Rd. Contact Frank & Agnese Pierotti Address 2 Alt Phone Ext. City Northbrook User 1 Antlers Condo 307 State IEw Zip 60062 ~~ k ~~ ;sealed 10125/2004 at 10:12 AM 6 -~:~~- Dontact Directory Company Contact Carolyn S. Ramsay Ait Phone Ex#. ~ User 1 Antlers Conda 203 r Company ~ Contact William T. & Shirley K. Router Alt Phone Ext. User 1 Antlers Condo 5D6 Company Contact Thomas E. Riedel Trust Ait Phone Ext. User 1 Antlers Condo 501 Company Contact Alexander H. Ringsby Alt Phone Ext. User 1 Antlers Condo 317 .~.: Company Gonlact Earl E. & Morita H. Rossman Rif Phone Exf. User 1 Antlers Condo 503 ~ i Y . Company Contact Ken Ziejewski Sara Vegh Alt Phone Ext. User 1 Antlers Condo 111 r Company '~ Contact Michae9 Kelly Scott Brinkman Alt Phone Ext. User 1 Antlers Condo 406 / Company Contact Stephen & 1Vancy Snyder Att Phone Ext. User 1 Antlers Condo 308, 309 Isatael Thornpso , VRDC PD Box 959 Rvor , CD 81620 Address ? 11 Midiand Rd. Address 2 City Colorado Springs State CO Address ? 680 W. Lianshead PI Address 2 City Vail State CO Address i PO Box 3006 Address 2 City Edwards State CO Address i 1123 Auraria Pkwy Ste. 200 Address 2 City Denver State CO Address ~ 15630 Whitewater Ln Address 2 City Houston State TX Address 7 400 E. Witchwood Ln Address 2 City Lake Bluff State IL Address 1 7900 S. Cass Ste. 26fl Address 2 Cify Clarien State IL Address 1 1 Brickyard Qr. Address 2 City Bloomington State IL Zip 80906 Zip 81657 Zip 81632 Zip 84204 Zip 77079e2534 Zip 60044 Zip 60561 Zip 61701 r • Created 10/25/2044 at 10:12 AM 7 Contact Directory Cpmpar7y Contact Les9ie Sokol Alf Phone Ext. User 1 Antlers Condo 303 Company Contact Robert T. & Janice N. Spalding Alt Phone Ext. User 1 Antlers Condo Sfl$ Company ZrOntaCt Jrll Sterling Adt Phone Ext. User 1 .. Antlers Condo 107 . Company Contac4 Jahn H. Taylor, Jr. Alt Phone Ext. User 1 .~.- Antlers Gonda 314 Company Contact Wallace & Bettye Tipsword Alt Phone Ext. User 1 Antlers Cando 301 Company Contact Bettye Tipsword Nancy Trainor Alf Phone Ext. User 1 Antlers Condo 604 Gampany Contact Alexander Ill & Laura Webb Alt Phone Ext. User 1 r Antlers Condo 407 . Company Contact Donald Wiethuechter Alt Phone Ext. ~ User 1 Antlers Condo 305 Isabel Thompso , VRDC Pc7 Box 959 Avor , ca $1 sea Address 1 13530 Chamber Oaks Address 2 City San Antonio State TX Address t 6306 Forest Park Dr. Address 2 City Signal Mtn. State TN Address 7 204 Vandenberg Dr. Address 2 Cily Bilox State MS Address 1 12 W 72nd St. 5E Address 2 City New York State IVY Address 1 2440 E. 30th St. Address 2 City Tulsa State OK Address 1 1932E 34th P[ Address 2 City Tulsa State 4t< Address 1 91 Pickney St. Address 2 City Boston State MA Address 1 13fl1 South 70th Address 2 City Tacoma State WA r Zip 78231 Zip 37377 Zip 39531 Zip 10023 Zip 74114 Zip 74114 Zip 02114 Zip 98408 3reated 10!25!2404 ai 10.12 AM contact Directory Company budget Leasing Inc. f Alt Phone Ext. User 1 Antlers Cando 415 ~.. Company Charl~;s Wheeler Smedley Trust Contact clo Margaret Jane Smedley Alt Phone Ext. ~ User 1 Antlers Condo 310 Company CMM Partners Gontacf cio Marie Millman Alt Phone Ext. User 1 Antlers Condo 211 Company Cox Family Trust Alt Phone Ext. '~ User 1 Antlers Gondo 204 Company E. W. Oakes Testamentary Trust Contact W.E. Oakes Trustee f Alt Phone Ext. User 1 Antlers Condo 704 Company FIVE TiMMS PTNSHIPP Contact c!o Bill Timmermann ~ Att Phone Ext. User 1 Antlers Condo 602 .~ . Company Comer W. Roberts Trustee i Contact cio Julia Jane Lewald Alt Phone Ext. User 1 Antlers Condo 402 Company Great Reflections At Lakeside LLG Contact cio Nancy Scott Ali Phone Ext. User 1 Antlers Condo 502 r • Isabel Thompso , VRDC PO Box 959 Auor , CO81620 Address 1 6375 Hwy 290E City Austin State TX Address 7 6100 S. Gilpin Address 2 City Littleton State CO Address f 3505 Saint Susan PI Address 2 City Los Angeles State GA Address T 516 Sherborn Ln City Springfield State VA Address 9 2900 Regency Dr. Address 2 City Independence State KS Address 1 1225 N. Harrison Address 2 City Litchfield State IL Address 1 1724 Hillside Dr. Address 2 City Glendale State GA Address 1 106 Berkeley Rd. Address 2 City Elyria State OH Zip 78723 Zip 80121 Zip 90066 Zip 22152 Zip 67301 Zip 62056 Zip 91208 Zip 44035 Created 10125!2004 at 10:12 AM 9 Contact Directory . ~ r, . Company Havekost Assoc PC Prpfii Sharing Alt Phone Ext. User 1 Antlers Condo 315 r r, Company HWH Venture Contact c1o Dan l~Iavekosr ,/ AIt Phone Ext. User 1 Antlers Cando 708 Company LT.S. ConsCruction, Inc. Alt Phone Ext. User 1 Antlers Condo 201 ' Company J. E. Nygren, Eugene Jensen Contact R.P. Abramson, R.A. Jacob Ait Phone Ext. User 1 Antlers Condo 302 ' Company Lionshead Condo Ptnshp Contact Altn: Gary Thalhuber Aft Phone Ext. User 1 Antlers Condo 701 r Company Marianne H. Mainz Trust Contact Marianne Mainz Trustee Alt Phone Ext. User 1 Antlers Condo 606 Company Michael Leeds 1957 Grat Alt Phone Ext. User 1 Antlers Condo 621 ,~ . Gompany R. L. Buckley Enterprises LLLP Alt Phone Ext. User 1 Antlers Condo 516 ,.: Company Robert J. Michels Trust Alt Phone Ext. User 1 Antlers Condo 518 ~reated 10125!2004 at 10.12 AM Isabel Thompso , VRDC PC3 Box 959 Avor , CO 81620 Address 1 1121 Grant St. City Denver State C4 Zip 80203 Address t 1121 Grant St. Address 2 City Denver Stafe Cb Zip 80203-2301 Address 4 4705 MoKinley Dr. City Boulder State CO Zip 80303 Address 1 11 S W. 2nd St. Address 2 City Kimball State 6JE Zip 69145 Address 1 225 S. 6th St. Ste 1400 Address 2 City Minneapolis State MN Zip 55402 Address 7 239 N Hwy 59 Address 2 City North Barrington State IL Zip 60010 Address 7 460 Split Rock Rd. City Syosset State NY Zip 11791 Address i 4550 E. Perry Pkwy City Greenwood Village State CQ Zip 60121 Address 1 47589 Griffith PI. City Potomac Falls State VA Zip 20165-5111 10 • .I ---~~-~-__----~~ Cmn~act ~recfory Company 5ecarity Title Company lnc. Aft Phone Ext. ~ User 1 Rntlers Condo 416 `iiiiii~Z~- Company Stephen A. Hersee Living Trust Contact Stephen & Helen Hersee Co Trustees ~ Ait Phone Ext. User 1 Antlers Condo 411 Company Swim Line Corp,. Contact Larry ,!. 5chwimmer / A!t Phone User 1 Antlers Cando 703 Company Vail Lionshead Corporation ' Ait Phone ~~ User 1 Antlers Condo 1D1, 102 Company VPP NO. 16 CORP !~ Ait Phone User 1 Antlers Condo 519 Company VRDC Contact Isabel Thompson Phone 970-845-2537 Alt Plaono user 1 Pager .~ . Company Wachendorfer LLC ~ A1t Phone user 1 Antlers Condo 505 Company Woodburn Cockrum Trust Contaef Garol Cockrum Trustee Aft Phone User 1 Antlers Cnodo 605 • Ext. Ext. Ext. Ext. Ext. Ext. Isabel Thompso ,VRDC PO Box 959 Avor , GD 81620 Address i 5865 Ridgeway Center Parkway Sts 104 city Memphis State TN Zip 38120 Address 1 1342 Avalon Gt. Address 2 City Wheaton State IL Zip 60187 Address 1 300 E. 85th St. Apt. 2705 Address 2 Crty tJew York State NY Zip 10028 Address 1 680 W. Lionshead PI City Vaii State CO Zip 81657 Address 1 680 W. Lianshead PI City Vail State CO Zip 81657 Address 1 P© Box 959 Address 2 Address 3 ciry Avon State CO Zip 81620 Country United States Address 9 1745 Lombardy Dr. Cify Boulder 5fafe CO Zip 80304 Address 1 5398 Night Heron Dr, Address 2 Ext. Cify Blaine 5tafe WA Zip 98230 Greased 10!25!2'004 at 10:12. AM 11 ---_-~--_-__~__- c~nt~-~t a~~e~ta~y ~ (~ i Jumber of Contacts. 72 ~~ . Company Contact Sherrie Deal Alt Phone Ext. User 1 Enzian B-3 .~ . Company Contact David Leo Fundarek Att Phone 1=xt. User 1 Enzian B-1 " Company Contact Joseph Jenkins Att Phone Ext. ' User 1 Enzian B-4 Company Contact F. J. Kelly User 1 Enzian A-5 Pager Company Contact John & Patricia Matthews Att Phone Ext. User 1 Enzian B-2 r Company Coniact Jahn Peck Jr. Alt Phone Ext. User 1 Enzian i3-6 ~: Cor~ipany Coniact Charlie Puckett Att Phane Ext. User 1 Enzian A-2 Company Contact W. Arthur Stimpson Att Phone Ext. User 1 Enzian A-3 Isabel Thompso , VRDC PO Box 9S9 Avar , GC> 81620 Address 7 2227 Spencers Way Address 2 Gity Stone Mtn. State GA Zip 30087 Address l 6740 W. 99th St. Address 2 Crty Chicago Ridge Stale IL Zip 60415 Address Z 4200 E Plum Ct Address 2 Crty Greenwood Village State Ct? Zip 80121 Address ? Red Hill - Bowning Address 2 State Zip 2582 Country Australia Address 1 7004 Mountain Gate Dr. Address 2 City Bethesda State MD Zip 20817 Address 1 PC? Box 829 Address 2 City Rancho Santa Fe State CA Zip 92067 Address 1 14605 5. Wren School Rd. Address 2 City Ashland stare MO Zip t`i5010 Address t 22222 Makah Rd. Address 2 City Woodway State WA Zip 98020 r ;reatrd 10i2S.r2404 at 10:43 AM 1 C 0 n~~Ct V ~ i"@C~A~ ~ Isabe9 Thompso , VRDG . PO Bax 959 Avor , CD 81624 Company Address 9 3139 Briarwood Blvd. Gontac# Marilyn t-ee Albers Revocable Living Trust Address 2 Alt Phone Ex#. City Grand ]stand User 1 Enzian A-4 Stafe NE Zip 68841-7224 • Company Enzian at Vail Address i 7721 N. Kostner Ave. Gontac# Claktan-Kostner Gorp. Address 2 Alf Phone Ext. City Skokie User 1 Enzian A-1 Stafe 1~l_ Zip 60076 .; Company Pamela Snavely Revocable Trust Address 1 306 Eagle Dr. Contact Pamela Snavely Trustee Address 2 Alt Phone Ext. City Jupiter User 1 Enzian B-5 Stafe FL Zip 33477 company Peck Family Trust Address l PQ Bax 829 Contact John & Vera Peck Trustees Address 2 _ A#t Phone ~xf. Ci#y Rancho Santa Fe User 1 Enzian A-6 Sta#e CA Zip 92467 r • Created 10.25!2444 at 14:43 AM ~~ ~ ~ 2 Contact Qirectary ~~~ ~- Dumber of Contacts: 57 . . Company Contact Susan Ludlow Edward Abramson Aft Phone Ext. User 1 Vail Spa Condo 7DD Company Contact Luba Becker Isaac Backer aft Phone Ext. User 1 Vail Spa Condo 322 Company Contact Jose Gomez Canibe Aft Phone Ext. User 1 Vail Spa Condo 1D9 ..Y Company Contact Charles R. Cantor -Kinder Trust Aft Phone Ext. User 1 Vai! Spa Condo 5D6 Company Contact Aiberto Adissi Cohen aft Phone Ext. User 1 •, Vail Spa Condo 304 .Company Contact Bruce 5. & Eileen R. Cook Aft Phone Ext. User 1 .~ Vail Spa Condo 306 Company Contact Morton & Norrna Lee Funger aft Phone .Ext. User 1 .~ Vail Spa Condo 512 Company Contact Deborah Weiss Michael Gruenstein aJt Phone Ext. User 1 Vail Spa Condo 518 r Isabel Thompso , VRDC F'O Bax 959 Avor , CO 8162f} Address ~ 7 Kensington Terrace Address 2 City Bronxville State NY address ? cio Vail Spa address 2 7i 0 W Lionshead Cir tarty Vail State CO address 1 c/o Vai[ Spa Address 2 710 W Lionshead Cir City Vail State CQ address 1 c!o Arnon Adar address 2 1901 Ave. ofthe Stars Ste 1600 City Las Angeles State CA. address 1 710 W. Lionshead Cir #304 address 2 Cify Vail State CO Address 1 10117 Sorrel Ave. address 2 City Potomac State MD address 1 9004 Durham Dr. address 2 City Potomac State MD address 7 25 b Village Ln address 2 City Santa Fe State NM Zip 1 D708 Zip 81657 Zip 81657 Zip 90067 Zip 81657 Zip 20854 Zip 20854 Zip 875fl5 • :rented 10125'2004 at 12:49 PM 1 Car~tact Directory Company Contact Neil & Nancy Grunberg Eleanor A!t Phone Ext. User 1 Vail Spa Gando 204 Company Contact Timothy J & Helen G Healy Alt Phone Ext. Usee 1 Vaif Spa Gando 307 Company Contact Robert 8~ Elizabeth Kidd Alt Phone Ext. User 1 Vail Spa Cando 318 Pager Company Contact Walter J. Kohler Art Phone Ext. User 1 ., Val Spa Condo 316 ~. Company Contact Robert J. & Danaid E. Latham Aft Phone Ext, User 1 Vail Spa Condo 315 Company Contact Rosa Elva A. Lopez Ait Phone Ext. User 1 Vail Spa Condo 105 Pager ' .Company Contact Stephen Hoffman Haroid Margolis Alt Phone Ext. i User 1 Vail Spa Condo 317 • Greated 10/25/2004 at 12:49 PM Isabel Thompso , VRDC PO Dox 959 Avar , GQ 81620 Address 4 7805 Fairfax Rd. Address 2 City Bethesda State MD Zip 20814-1317 Address T 5704 IWewpart Dr. Address 2 City Edina S#a#e INN Zip 55436 Address ? 1496 Pinetree Cres Address 2 City Mississauga Ontario 5rate Zip L5G258 Country Canada Address 1 u'a Vail Spa Address 2 710 W Lionshead Cir #316 City Vaif State CQ Zip 81657 Address 1 356 Park Terrace SE Address 2 City Cedar Rapids State IA Zip 52443 Address 1 81ud Capellania 345 Calc Capallania Address 2 City Saltillo Coahuila ware zip 252as Country Mexico Address ~ 27301 Dequindro Ste. 314 Address 2 City Madison Heights State MI Zip 48071 2 Contact Directory VRDC Th - - ampsa , Isabel 1'O Bax 959 Avar , Cf) $1620 r Company Address 1 5880 Southwest 97 St. Contact Veraniaa V. ~ Gary Matzner Address 2 Alt Phone Ext. Cify Pinecrest User 1 Vail Spa Condo 510 State FL Zip 33156 'Company Address 1 PO Box 101 Contact Robert May Address 2 Alt Phone Ext. City 'Beeville User 1 Vail Spa Condo 329, 375 State TX Zip 78104-0101 Company Address 1 2990 Riveria Rd. Contact Thomas R. Barbara M. Miller Address 2 Alt Phone Ext. City 5artell User 1 Vail Spa Cando 320 State MN Zip 56377 Company Address ? 6119 N. Drake Contacf Albert Milstein Address 2 Alt Phone Ext. City Chicago User 1 Vail Spa Condo 1fl2 State IL Zip 60659 ~~ . Company Address 1 71fl W Lionishead Cir #312 Contact Jose S. Muller Address 2 Alt Phone Ext. City Vail User 1 Vail Spa Condo 312 • State CD Zip $1657 Company Address 1 2775 Sunny Isles Blvd 188N Contact Judith Nelson Address 2 Aft Phone Ext. City Miami User 1 Vail Spa Gando 501 • Slate FL Zip 33160 Company Address i clo Vail Spa Attn: Lorna Contacf Francisco Perez Gil Address 2 710 W Lionshead Cir #309 Alt Phone Exf. City Vail User 1 Vail Spa Condo 309 .~ State CU Zip 81657 Corrzpany Address ? 710 W Lionshead Cir Contact Andrew J. ~ Joanne M. Rafuse Address 2 Alt Phone Ext. City Vail User 1 Vail Spa Condo 319 State CO Zip $1657 3reated 1012512004 at 12.:49 PM 3 Contact Directory Company Contact George & Edith Rosencranz Att Phone Ext. User 1 Vail Spa Condo 526 Pager .~ Company Contact Meryl A. & Ronald G. Rougeaux Alt Phone Ext. User 1 Vail Spa Condo Unit C Company Contact Elizabeth Q. Rudolph Alt Phone Ext. User 1 Veil Spa Condo 302 Company Contact Mary ~ Helmut Schneider Ait Phone Ext. User 1 Vail Spa Condo 103 -- Company Gontact Charles & Judith Stoopack Alt Phone Ext. r User 1 Vail Spa Condo 308 Company Contact Gary F. & Carolyn A. Terry Alt Phone Ext. User 1 Vail Spa Condo 104 Company Contact Konrad C. 8 Mary 5. Testwuide Alt Phone Ext. ' User 1 Vail Spa Condo 514 ~~ .~ Company Gontact Gelia, Guillermo & Juan Teusche r Gabriella Alt Phone Ext. User 1 Vail Spa Condo 321 Pager • Isabel Thompso , VRDC PO Box 959 Avor , CO 81620 Address i Parque VIA Reforms 1730 Address 2 City Col Lomas De Chapultepee State Country Mexico D.F. Mexico 11000 Address 7 7469 Shoreham Dr. Address 2 City Castle Rack State CU Address 9 2119 Malvern Rd. Address 2 City Charlotte State tJC Address 1 19123 Hickory Bay ct. Address 2 City Baton Rouge State LA Address 1 3240 Venado St. Address 2 City Carlsbad State CA Address 9 59 village Ln Address 2 City Hanover State MA Address 1 1236 Riverview Dr. Address 2 City Sheboygan State W I Address ? Sierra Ventana 405 Address 2 City Larnas State Country Mexico D.F. 11000 Zip Zip 80108 Zip 28207 Zip 70817 Zip 92009 Zip 02339-1376 Zip 53083 Zrp Greafed 1 012 512 0 04 at 12:49 f M 4 ~------ Contact Directory Company Alejandro Lela DeLarrea Con#act Claudia Gaudiano Alt Phone Ext. User 1 Vail Spa Condo 111 Company Alexis Elias Rabinovitz Con#acf Carlos Rabinowitz Fainstein Alt Phone Ext. User 1 Vail Spa Condo 310 Company Andero Properties NV Trustee Contact c1o Alfredo ~ Elizabeth Franco A!t Phane Exf. User 1 Vail Spa Cando 106 Company Andres Pons C, Arceli G. De Pons Contact c!o Vail Spa -Lorna Alt Phone Ext. User 1 Vail Spa Condo 242 Company C. F. Damon .!r Trustee Alt Phone Exi. User 1 Vail Spa Condo 508 Company Carbogen Gorp Alf Phone Ext. User 1 Vail Spa Conda 206 Company Clarkgrove Contact cfa Gabriela Alaman Alt Phane Ext. User 1 Vail Spa Condo 51 B Company Clearwoad Corp.. Alt Phone Ext. User ~ Vail Spa Condo 520 Isabel Thomps4 , VRDC PO Box 959 Avor , CO 81620 Address 1 710 VSf. Lionshead Cir Address 2 City Vail State CO Zip $1657 Address 1 13$2 Stanislaus Tr. Address 2 City Chula Vista State CA Zip 91913 Address 1 710 W. Lionshead Cir Address 2 City Vail State CO Zip 81657 Address f 710 W Lionshead Cir Address 2 City Vail State C© Zrp 81657 Address 1 841 Pueo 5t. Ci#y Wonolulu ' State HI Zip 96816 Address 1 1641 SE 17 St. City Forl Lauderdale State FL Zip 33316 Address 1 710 W Lionshead Cir X516 Address 2 City Vail State CO Zip 81 ti57 Address 1 710 W Lionshead Cir it520 City Vail Stale CQ Zip 81657 created 10!25!2044 at 12.49 PM 5 Ca~ntact Directory Company Dalijor Carp NV Alt Phone Ext. User 1 Vail Spa Gonda 314 Company Essy Management Corp. R!t Phone Ext. User 1 Vail Spa Gondo 113 .~.: Company Galus CommerGral Corp. Att Phone Ext. User 1 Vail Spa Ganda 326 Pager ~ r . Company Garibaldi A!t Phone Ext. User 1 Vail Spa Gondo 542 Company Guerin Family Trust A!t Phone Ext. User 1 Vail Spa Condo 101 Company Herrested lnvestmeni NV Truske e Att Phone Ext. User 1 Vail Spa Conda 31 ~ •., Company Larragain Ladge LLG Alt Phone Ext. User 1 VaiC Spa Ganda 3D3 Company MANPA Corp NV Gontacf Alf Phone Exf. User 1 Vail Spa Conda 522 ~~ Company Matt Greek Family LP LTD LLP A!f Phone Exf. User 1 Vail Spa Condo 341 • Csabel Thompso , VRDC PO Box 959 Avor , CO 81620 Address 1 71D W Lionshead Cir City Vail State CO Zip 81657 Address 1 16D5 W 42nd St. City West Des Moines State IA Zip 5D265 Address 1 Vanter Pool Plaza 2nd FI Wickhams Cay I City Roadtown Tortola State Zip Country British Virgin Islands Address 1 71D W Lionshead Cir #502 City Vail State GO Zip 81657 Address 1 9D16 Brokenarrow Ln City Dallas State TX Zip 752D9 Address 1 PO Box 309 City Olmita State TX Zip 78575 Address 1 71D W Lionshead Cir City Vail State CO Zip 87657 Address 1 cal Vail Spa Address 2 710 W Lionshead Cir City Vail State CO Zip 81657 Address 1 45 Shadow Creek Way Cify Ormond Beach Stafe FL Zip 32174 Created 1Dl25120D4 at 12:49 PM 6 ~ -----~--_-~- Contact Directory Gonapany pn-Air Famiky LLC Alt Phone Ext. User 1 Vail Spa Condo 203 • Company Paterson Investments Inc. Contact Att Phone Ext. User 1 Vail Spa Condo 324 .., .: Company Peachtree Holdings LTD Contact Aft Phone Ext. User 1 Vail Spa Condo 313 ., Company Properties LTD Contact Bruce E. 8, Tracy A. Rhode Att Phone Ext. User 1 VaiO Spa Condo 524 ., i Company RDSA Properties Inc. Alt Phone Ext. User 1 Vail Spa Cando 504 r Company Sand 8 Snow Properties Alt Phone Ext. User 1 Vail Spa Condo 305 .~ . Company Trieste Financial Inc. Contact cio Guevara ~ Assoc. PC Aft Phone Ext. User 1 Vail Spa Condo 107 Company Tunkin Investments tJV Contact cio Vail Bookkeeping & Accounting lnc. A!t Phone Ext. User 1 Vail Spa Cando 503 Isabel Thompso , VRDC PO Box 959 Avor , CC7 81620 Address 1 1776 E. Tufts Ave. City Cherry Hills Village State Cd Address i Go Vail Spa Address 2 710 W Lianshead Cir City Vail State CO Address i clo Vail Spa. Address Z 710 W Lionshead Cir Gky Vail State CO Address i $8 w Irvington PI Address 2 City Denver State CO Address 1 1 Riverway Ste 1000 City Houston State TX Address 1 2626 tJ V4' 2 Awe City Miami State FL Address i 1420 Kenner St. Ste 600 Address 2 City San Diego State CA Address 1 PO Box 5940 Address 2 City Avon State GO Zip 80110 Zip 81657 Zip 81657 Zip 80223 Zip 77056 Zip 33127 Zip 92101 Zip 81620 treated 10f2512004 at 12:49 PM 7 CQn#act Directory Company Vail Spa Condominium Association AIt ~1~one Ext. User 1 • r • Isabel Thornpso , VRDC PO Box 959 A~or , C®81520 Address 7 710 Lionshead Circle City Vail State CO Zip 81657 Created 1 412 512 0 04 at 12:49 PM g PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING x, ~fi;:~(~'f;~,'~` Monday, November 22, 2004 PROJECT ORIENTATION -Community Development Dept. PUBLIC WELCOME 12:130 pm MEMBERS PRESENT Doug Cahill Chas Bernhardt George Lamb Rollie Kjesba David Viele Anne Gunian Bili Jewitt MEMBERS ABSENT Site Visits: 1. One Willow Bridge - 104 Willow Bridge Road Driver: George NOTE: If the PEC hearing extends until 6:OOp.m,, the Commission may break for dinner from 6:00- 6:34p.rn. Public Hearing -Tawn Council Chambers 2:Q0 pm A request for final review of a major exterior alteration, pursuant to Section 12-7A-2, Exterior Alterations or Modifications, Vail Town Code, and a variance from Section 12-7A-7, Height, Vail Tawn Code, to allow for revisions to the previously approved development plan for C)ne Willow Bridge Road (previously Swiss Chalet, located at 1Q(? Willow Bridge Road/Tracts K & L, Block 5E, Vail Village First Filing, and setting forth details in regard thereto. Applicant: One Willow Bridge Road, represented by Resort Design, Inc. Planner: George Ruther ACTION: Approved MOTION: Kjesbo SECOND: Lamb VOTE: 7-0-0 George Ruther presented an overview of the proposal and the staff memorandum. The applicant, Mike Foster, stated that he was available for questions or comments. Chad Salli and Tom Kassmel, Town of Vail Public Works Department, were also available for questions and comments. The PEC questioned why the elevations of the various floor heights changed. Mike Foster explained the design rational for the proposed changes. The Commission noted that this proposal proactively addressed streetscape and drainage issues that were raised by the Town of Vail offer the original approval of this project. There was no public comment. r 2. A request for a recommendation to the Vail Town Council of proposed text amendments to Section 12-3-3(E), Appeal of Town Council laecisions, and setting forth details in regard thereto. Applicant: Town of Vail, represented by Matt Mire Planner: George Ruther ACTION: Approved MOTION: Kjesbo SECOND: Dewitt VOTE:7-fa-0 George Ruther presented an overview of the proposal and the staff memorandum. The Commission had no comment or discussion. There was no public comment. 3. A request for final review of a conditional use permit, pursuant to Section 12-6D-3, Conditional Uses, Vail Town Code, to allow for a Type II Employee Housing Unit, located at 4812 Meadow LanefLot 8, Block 7, Bighorn Fi#th Addition, and setting forth details in regard thereto. Applicant: Bighorn LLC and the Duane F. Rogers Revocable Trust, represented by Larry Benway Planner; Bill Gibson ACTION: Approved, with conditions MOTION: Kjesbo SECOND: Lamb VOTE: 7-p-Q CONDITIONS: - . 1) This conditional use permit approval shall be contingent upon the applicant receiving Town of Vaiil approval of the related design review application. 2) Prior to final design review approval, the applicant shalt revise the plans to illustrate a minimum of 75 sq.ft. of additional storage. 3) Prior to the issuance of a building permit, the applicant shall execute a Type II EHU deed restriction with the Town of Vail Department of Community Development to permanently restrict the use of the EHU for employee housing. Bill Gibson presented an overview of the proposaP and the staff memorandum. Larry Benway, applicant's representative, presented the revised floor plans showing the required additional storage for the proposed Type II EHU. There was no public comment. The Commission emphasized the Town's need to address the current EHU enforcement issues and allow Type 11 EHUs as permitted uses, rather than conditional uses. 4. A request for a final review of a variance, from Section 12-6D-9, Site Coverage, Vail Town Code, pursuant to Chapter 12-7, Variances, Vail Town Code, to allow for a residential addition located at 2339 Chamonix Lane/Lot 11, Block A, Vail Das Sehone Filing 1, and setting forth details in regard. thereto. Applicant. Robert Stephanoff, represented by Mack Snow, RKD Architects Planner: Rill Gibson ACTION: Approve with conditions MOTION: Kjesbo SECOND: Lamb VOTE:7-0-fl CONDITIONS: 1) This variance request approval shall be contingent upon the applicant receiving Tawn of Vail approval of the related design review application. Bill Gibson presen#ed an overview of the proposal and the staff memorandum. Jack Snow, architect, and Bob Stephanoff, applicant, presented an overview of the existing conditions of property and the details of the proposal. i There was no public comment. Commissioner Kjesbo discPosed his former business relationship with the applicant, but noted that he had no conflict of interest in reviewing this application. The Commission was complimentary of the design and architecture of the proposal. The Commission recognized that this proposal is an addition #o an existing non-confiorming house and was not new construction or a demo-rebuild. The Commission noted the existing conditions and circumstances associated with this proposal which justify a variance and do not create a grant of special privilege. The Commission questioned the applicant about the degree of the variance requested and any alternatives which were explored. The applicant explained the design options they had considered and the option ofi maximizing the allowable site coverage with GRFA and then requesting a larger site coverage variance for a future garage addition. The Commission Hated that this request was comparable to other site coverage variances previously approved by the Town. The Commission did not believe approval of this request ,.~..~w .,. w .: .,. would `create a~p~ecedent. 1-he Commission comrrieilted that the approva[~iif variarices simi~ar to~ this request provide flexibility and incentives for redevelopment of existing properties that are difficult to renovate. The Commission noted that approving this request as proposed created a more attractive design than could be achieved by making minor reductions to the amount of site coverage being requested. The Commission commented that the site coverage variance being requested was for a garage and small cantilevered elements. The Commission believed that while this request allows for a deviation from the allowable site coverage numbers, it does meet the intent of the site coverage regulations. 5. A request for revision to the final plat, pursuant to Chapter 13-h, Minor Subdivision, Vail Town Gode, to allow for additional gross residential floor area, located at 1094 Riva Glen/Lot 4, Spraddle Creek Estates, and setting forth details in regard thereto. Applicant: W~&B Development, LLC, represented by Tim Losa, Zehren and Associates, Inc. Planner: Matt Gennett ACTION: Tabled tv December 13, 2fl04 MOTION: Bernhardt SECOND: Kjesbo VOTE: ?-Q-O ~. A request for a recommendation to the Vail Town Council on a proposal to establish Special Development District No. 39, pursuant to Article 12-9{A), Special Development District, Vail Town Code, to allow for the redevelopment of Crossroads, a mixed use development; a request for a text amendment to Section 12-2-2, Definitions, Vail Town Code, pursuant to Section 1 ~-3- 7, Amendment, to add a definition for bowling alley; a request for a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Code, pursuant to Section 12-3-7, Amendment, to add bowling alleys as a conditional use; and requests for conditional use permits to allow far the construction of an outdoor operation of the accessory uses as set forth in Section 12-7E-5 {ice skating rink}; a major arcade to include indoor entertainment; a theater, meeting rooms, and convention facilities; multiple-family dwellings and lodges and a private club to allow for the establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Code, located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Crossroads l=ast One, LLC, represented by Mauriello Planning Croup r Planner: Warren Campbell ACTION: Tabled to December 13, 2fl04 MOTION: Bernhardt SECOND: Kjesbo VOTE:7-fl-fl 7. A request for a final review of a variance, from Section 12-6G-8, Density Control, Vail Town Code, pursuant to Chapter 12-7, Variances, Vail Town Code, to allow for additional gross residential floor area and dwelling unit, located at 4690 Vail Racquet Club Drive/Vai1 Racquet Club Condos, and setting forth detail in regard thereto. Applicant: Racquet Club Owners Association, represented by TRD Architects Planner: Matt Gennett ACTION: Tabled to December 13, 2Qt34 MOTION: Bernhardt SECOND: Kjesbo VOTE:7-D-0 8. Approval of November 8, 2004 minutes MOTION: Bernhardt SECOND: Kjesbo VOTE:7-0-0 9. Information Update 13. Adjournment MOTION: Lamb SECOND: Viele VflTE:7-d-0 The applications and information about the proposals are available for public inspection during regular offiice hours at the Town of Vail Community Development Department, 75 South Frontage Road.. The public is invited to attend pro}ect orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call {973) 479-2138 fior 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. S I Published, November 19, 2004, in the Vail Daily. PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MBETING ,• December 13, 2004 PROJECT ORIENTATION -Community Development Dept. PUBLIC WELCOME 12:OQ pm ME=M~3ERS PRESENT MEMBERS ABSENT Site Visits: 1. Crossroads - 141 and 143 Meadow Drive 2. Lighthall Residence -- 483 Gore Creek Drive Driver: George NOTE: If the PEC hearing extends until 6:QOp.m., the Commission may break for dinner from 6:00- 6:30p.m. Public Hearing -Town Council Chambers 2:00 pm 1. A request for a final review ofi a variance from Section 12-6H-6, Setbacks, Vai9 Tawn Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a residential addition, located at 483 Gare Creek Drive/Unit 8 (Texas Townhames)/Lots 8 & 9, Vail Village 4th Filing and setting forth details in regard thereto. Applicant: Diane Lighthall, represented by Michael Suman Architect., LLC Planner. Elisabeth Eckel ACTION: IUIOTiON: SECOND: VOTE: 2. A request for final review of a variance, from Section 12-6G-6, Setbacks, Vail Town Code, pursuant to Chapter 12-17, Variances, Vail Town Code, to allow for a variance to allow for a residential addition, located at 4242 East Columbine Way/Lot 8, Bighorn Terrace, and setting forth details in regard thereto. Applicant: Kathryn Benysh Planner: Bill Gibson ACTION: MOTION: SECOND: VOTE: 3. A request far a fiinal review of a conditional use permit, pursuant to Section 12-7H-5, Conditional Uses; Generally (fln All Levels of a Building or Outside of a Building}, Vail Town Code, to allow for a temporary seasonal structure within the Lionshead Mixed Use 1 zone district, located at 714 West Lionshead CirclelParcel 3, Lionshead Penthouses and Lot C, Morcus Subdivision, and setting far#h details in regard thereto. Applicant: Vail Corporation, represented by Mauriello Planning Group planner: Warren Campbell ACTION: MOTION: SECOND: VOTE: 4. A request for review of a minor subdivision, pursuant to Chapter 13-4, Minor Subdivisions, Vail Town Code, to allow for a resubdivisian of the West Day Lot, Vail Marriott Mountain Resort, and Gore Creek Residences properties, located at 720, 724, 728 West Lionshead Circle, 730 South Frontage Raad West, and 825 West Forest Road/Lots A-D, Morcus Subdivision and Parcel 3 Lionshead Penthouses, and setting fiorth detail in regard thereto. Applicant: Vail Corporation, represented by Braun Associates, Inc. Planner: Warren Campbell ACTION: MOTION: SECOND: VOTE: 5. A request far a recommendation to the Vail Town Council on a proposal to establish Special Development District N'o. 39, pursuant to Article 12-9(A), Special Development District, Vail Town Code, to allow for the redevelopment of Crossroads, a mixed use development; a request far a text amendment to Section 12-2-2, Definitions, Vail Town Code, pursuant to Section 12-3- 7, Amendment, to add a definition far bawling alley; a request far a text amendment to Section 12-7E-4, Conditional Uses, Vail Town Cade, pursuant to Section 12-3-7, Amendment, to add bowling alleys as a conditional use; and requests far conditional use permits to allow far the constr~uctien ~?f ?n outdoor oNeration ni the accesG~ry uses as s?t forth in Sect~nn 12-7E-5 !ice . skating rink); a major arcade to include indoor entertainment; a theater, meeting roams, and convention facilities; multiple-family dwellings and lodges; and a private club to allow far the establishment of a for sale parking club, pursuant to Section 12-7E-4, Vail Town Cade, located at 141 and 143 Meadow Drive/Lot P, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Crossroads East One, LLC, represented by Mauriella Planning Group Planner: Warren Campbell ACTION: MOTION: SECOND: VOTE: 6. A request for a final review of a variance, from Section i2-6G-8, Density Control, Vail Tawn Cade, pursuant to Chapter 12-7, Variances, Vail Town Cade, to allow far additional grass residential floor area and dwelling unit, located at 4690 Vail Racquet Club DriveNail Racquet Club Condos, and setting forth detail in regard thereto. Applicant: Racquet Club ©wners Association, represented by TRD Architects Planner: Matt Gannett ACTION: Tabled to January 10, 2005 MOTION: SECOND: VOTE 7. A request far revision to the final plat, pursuant to Chapter 13-4, Minor Subdivision, Vail Tawn Code, to allow far additional gross residential floor area, located at 1094 Riva GIenlLat 4, Spraddle Creek Estates, and setting forth details in regard thereto. Applicant: W&B Development, LLC, represented by Tim Losa, Zehren and Associates, Inc. Planner: Matt Gannett ACTION: Tabled to January 10, 2005 MOTION: SECOND: VOTE 8. Approval of November 22, 2004 minutes MOTION: SECOND: VOTE: 9. Information Update MOTION: SECOND: VOTE: 1 i 10. Ad;iournment MOTION: SECOND: VOTE: The applications and information about the proposals are available far 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 reques# with 24-hour notification. Please call (970) 479-235fi, Telephone for the Hearing Impaired, for information. Community Development Department Published December 10, 2004, in the Vail Daily. n C~^r 0 C/} .-+~ ~ ~ F~6 '+ 1 . ~ ~ a ~ O W ~ ~ ~ w ~, O ~ W F ~' a o z ru ~ e ~ ~ ~i Z~,~ ~~ I w`? 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