HomeMy WebLinkAbout2005-0124 PEC
PLANNING AND ENVlRONMENTAL CCIMMISSION
PUBLIC MEETING
~ l~ January 24, 2005
OF V~
PROJECT QRIENTATION - Community Devefaprnent Dept. PUBLIC WELCQN'IE 12:00 pm
MEIVI'BERS PF2ESENT MEAABERS ABSENT
Chas Bernhardt
Doug Gahill
Anne Gunion
Bill Jewitt
FiQllie Kjesbo
George Lamb
David Viele
Site Visits;
I 1. Vail Village Inn - 100 East Meadow Drive
2. Reiss Residence - 2672 Cortina Lane
3. Concert Hall F'laza Building - 616 West Lionshead Circle
4. Treetops - 450 East Lionshead Circle
5. Vaii Mountain Schaol - 3000 Booth Falls Court
6. Chamonix, Tract D
7. Spraddle Creek Estates - 1094 Riva Glen
~ Driver: George
N(}TE: !f the PEC hearing extends untif 6;00p.m., the Commission may break far clinner from
6:00-6:30p.m.
Public Hearing - Town Cauncil Chambers: 2:00 pm
1. A request far a recarnmendation ta #he Vail Tawn Council far a major amendment to a
special develQpment district (SDD), pursuant ta Section 12-9A-1 Q, Amendment Pracedures, Vail
Town Code, to allow for an amendment to Special Development Clistrict No. 6, Vil{age Inn Plaza,
ta increase the tatal allowable gross residentiak floor area (GRFA) within the district, loeated at
100 East Meadow Drive (Vail Village Inn), Lats M and O, Block 5Q, Vaif Village 1 ' Filing, and
setting forth details in regard thereto.
Applicant: Luc Meyer, represented by Fritzlen Pierce Architects
Planner: gill Gibson
ACTI(7N: Approved with conditions
MOTION: Kjesbo SECUND; Viele VOTE; 7-0-0
C4NDITIONS:
1. Aqproval of this rrrajor amendment to Specia! Dewelopment Districf (SDD) No. 6, Vail
Viltage Plaaa, shall be contingent upon Town a# Vail approrral of the related design
review application.
2. Prior to #he issuance af a building permit for this major amendment to Special
Devefopment District (SDD) Mo. 8, Vail Village Rlaza, the applicant shall submit a
~ construction staging plan to the Town of Vail Public Warks Department far review and
approval.
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3. Prior to the issuance af a temporary or final Certifieate af Occupancy far this major
amendment ta Special Development District (SaD) No. 6, Vail Village Plaza, the
~ applicant shalf amend the Condominium Map for the Vail Village Plaza Condominiums,
pursuant to Chapter 13-6, Condorninium and Townhouse Plats, Vail Town Code. A
note shall be placed on the plat identifying the parking spaces dedicated to Units 16,
17, and 29, Vail Viilage Plaza Condominiums.
4. Prior to the issuance af a temparary or final Certificate af Qccupancy #or this major
amendment ta Special Development District (SDD) No. 6, Vail Village Plaza, the
applicant shall construct andlor fund that portion of the East Meadow Drive
Streetscape improvements #o be constructed in accordance with #he Town of Vail
Streetscape Master Plan (see At#achment E).
Bilf Gibson presented the praject accarding to #he memorandum.
Bill Pierce, fram Fritzlen Pierce Architects, remarked upon the similarity of #his application with
the proposal which was previpusly approved at the Alpenrose.
Qoug Cahilf asked about landscaping which was a necessary part of the approval. Bill Pierce
commented that all streetscape irnprovements and landscaping wauld be completed in front of
the store and tv fihe steps at the north portion afi the site.
The Commission asked if th€;re were any guarantees that parking was heing provided for these
uses, Bill Gibson finished by stating that one of the conditions of appraval included the
amendment af the plat to reflect the dedicated use of parking for this proposed unit.
2. A request for a final review of a conditional use permit, pursuant to Section 12-71-1-3,
Perrnitted and Canditional l9ses; First Floor or Street Lewel, Vail Tawn Code, ta allor,+r for a
~ temporary business affiee, located at 450 East Lionshead Circle (7reetops Building), Lot 6,
Lionshead Filing 1, and setting forth details in regard thereto.
ApplGCan#: Vail resorts, represented by Braun Assaciates, Inc.
Planner: Bill Gibson
ACTIpN: Approved with conditions
IUIQTION: Kjesbo SECOND: Lamta VOTE: 7-0-0 ~
G4NDITIOfVS: ~
1. This conditional use permit for a temparary business Qffice, located at 450 East i
Lianshead Circle (Treetops cammercial building), shall become ualid on April 1, 2005.
2. This conditional use permit for a temporary business afftce, located at 450 East
Lionshead Gircle (Treetops commercial building), shall be valid until January 24, 2008,
subject to an annual review, on or befare January 1g` o# eacM year, by the Planning and
Env'rranmental Commission to verify compliance with the conditions of approval. Vail
Resorts shall submit applica#ions to the Tawn of Vail Department of Comrnunity
Development in accordance with the Department of Cammunity Development's
submittal deadiiraes for each annual review.
3. On any ciate prior to January 24, 2008, this cvnditional use permit #ar a temporary
business affice, located at 450 East Lianshead Circle (Treetops comrnercial building),
shalt expire upon the issuance of a temporary or final Certificate of Uccupancy for the
Lionshead Core Site (The Arrabelle at Vail S+quare) or the Nor#h Day Lot afEice building,
whicherrer accurs first.
4. 1'his canditional use permit for a temporary business office, focated at 450 East
Lianshead Circle (Treetaps camrnerclal building), shall only allow far a temporary
~ business office use as defined by Ordinance No. 26, Series of 2004."
Bil! Gibson introduced the project accarding to the memarandum.
~ BiPI Jewiff inquirecf about plans to screen the offices which will now be quite visible to the
bystanderlpedestrian.
Jay Peterson responded that blinds or another sort of visual mitigation would be instafled.
The Commissioners made the decision to simultaneously discuss and apprave item numbers
two and three.
3. A request for a#inal review of a conditianal use permit, pursuant ta Section 12-7H-3,
Perrnitted and Conditionai Uses; First Floor or Street Level, Vail Town Code, to allow for a
temporary business office located at 616 W. Lionshead Circle (Ccancert Hall Plaza Building),
Lionshead Filing 4, and setting forth details in regard thereto.
Applicant: Vail Resorts, represented by Braun Associates, Inc.
Planner: Elisabeth Eckel
ACTION. Approved arnended conditions
NlOTION: Kjesbo SEC4IVD: Lamb VOTE: 7-0-0
CONDITIONS:
1. This canditional use permit for a temporary business ofrice, located at 616 W.
Lianshead Circle {Concert Hatl Plaza Building}, shall become valid on April 1, 2005.
2. This conditional use permit for a temporary business office, located at 676 W.
Lianshead Circle (Concert Hall Plaza 6uilding) shall be valid unti! January 24, 2008,
subject to an annual review, on or before January 1" of each year, by the Planning and
Enrrironmental Gommission to verify compliance with the conditions of approval. Vail
Resorts shall submit applications to the Town o# Vail Department of Community
Development in accordance with the Department of Community DevelopmenYs
~ submittal deadlines for each annual review.
On any da#e prior ta January 24, 2008, this conditional use permit for a temporary
business affice, located at 616 W. Lionshead Circie (Gvncert Hall Plaza Building) shall
expire upon the issuance of a temporary or final Certificate o# Occupancy for the
Lianshead Care Site (The ArraheICe at Vail Square) or the North Day Lat office building,
whichever accurs first.
3. This conditional use permit for a temporary 6usiness office, located at 616 W.
Lionshead Circle (Concert Hall Plaxa Building), shall only allow for a temporary
business office use as defined by Ordinance No. 26, Sertes of 2004.
4. Fhe appiicant {or associa#ed users of the Cancert Hall office spaces} shall ensure that
the parking access and availability for Landmark Townhomes is never irnpecletl.
Discon#ent related to parking on behalf of Landrnark shall be reasDn for the applicant
to erect a gate to discontinue such impediment, subject ta apprvval of a design review
application.
George Lamb suggested that an additional candi~tion be added to the applicatitin that reflected
respect of parkirtg far the Landmark Tawnhomes,
Geaff V1lright, the manager of the Landmark Townhomes, mentianed that some discussion had
occurred with Vail Resarts regarding #he provision of adequate paeking and that Vail Resorts had
assured hirn that a gate could be installed which would deter illegal parking on his property.
Dcrug Cahill finished by stating his concsrns abaut illegal parking and keeping the loading zones
free of parking for the duration of the eonditional use permit.
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4. A request for a site coverage variance, pursuant to Chapter 12-17, Variances, Vail Town
Code, to allow for a variance from Section 12-21-14, Hazard Regufatiorts, Vail Town Code, to
~ allow fior site coverage in excess af 15% of the total site area on a lot with excessive slopes,
Iocated at 2672 Cortena Larae, Lot S, Block B, Uail Ridge Subdiwision and setting forth details in
regard thereto.
Applicant: Helmut Reiss, represented by Isam and Assvciates
Planner: Elisabeth Eckel
ACT10N; D+enied
MOTION: Kjesbo SECOND: Jewitt VOTE: 5-2-0 {Viele, Bernhardt apposed}
EGsabeth Eckel presented an ovenrievv of the staff memorandum.
7odd, from fsom and Associates, and Melrnut Reiss, the applicant, further presented the
proposal.
Bili Pierce, 1/ail resident and local architect, commented that allawable site coverage shauPd not
be reduced for lots with steep slopes. He recommended that the Town's regulations shQUCd be
revised and amended,
Anne Gunion also recammended possibfe revisions to the code, buf stated that she cauid not
now find a hardshbp ar special circumstance to just`fy the proposed variance,
David Viele expressed his support for this and other similar varEances.
Chas Bernhardt believeti the intent of the pravision limiting site coverage on steep slopes was to
preaent unnecessary si#e disturbaruce and did not believe that the granting of this variance wrQUlcf
resulf in unnecessary disturbance.
~ Connmissioners Jewitt, Kjesba, Larnb, and Cahill agreed with Cammissioner Gunian.
Helmuf Reiss commented that these homes were a signature design wi#hin Vlfest Vai1 and re-
stated his desire to expand Inis home.
5. Arequest for final review of a minor amendment to an approved development plan, pursuanf
to Section 12-9C-5, Development Standards, Vail Town Code, for the Vail Mountain School,
located at 3000 Boath Fal!'s Court, Lot 1, Vail Mauntain School SubdivisEan, and setting forth
dEtails in regartl thereto.
Applicant: Vail Mountain 5chaol, represented by N4auriello P9anning Graup, LL.C
Rlanner: Matt Gennett
ACTION: Approved with condition(s)
MOTIQN: Kjesbo SECOND: Lamb VOTE: 7-0-0
1. That the appticant subrnits a design rerriew application to staff for the new landscape
plan which adequately screens the parking area fram all sides with appropriate vegetation
and that appraval is granted for the new landscape plan pEEOr to #he issuance af a TCO.
Matt Gennett presented the project accarding to the mem4rand€am,
Bill Jewitt commented that the proposal rnust assure screening of the parking for the benefit of
the neighbors to the north. He wanted to clarify that the intent of the landscapirrg regulations
were maintained thr+ough this propasal.
~ Doug Cahill asked if Staff had cmmmunicated tFteir concerns to the applicant, which Matt +Gennett
answered affirmatively.
Dorxrinic Mauriello, the applicant`s representatEVe, explained some of the problems vwith the
~ prsviaus landscaping plan. He commented on the improved automobiie circulatian and snvw
removal capabilities that wauld resuJf from the proposal.
Alan Scott, a resident on Baoth FaIls Court, communicated his concerns regarding the visuaP
irnpact of the parking lot. The lighting praposed for the parking lot should not unduly reflect on
neighboring property awners and he sncouraged the CammissFan to address the issue.
Dorninic Mauriello clarified that some of the lighting wauld be moved closer ta the berm and the
remaining light fixtures would nat remain lit into the night. In sum, he requested that the
applicant be provided the treedom to arrange the landscaping essewhere on the site as IDng as
the development standards remain satisfied.
Bili Jewitt requested that the Design Review Board be given the authority to approve an
appropriate landscaping plan.
Rolfie Kjesbo sfated that this plan was superior to the original proposaL
George Lamb requested that Staff review with neighboring property ownecs` issues such as
lighting.
David Viele suggested that the GoYs exi# be made bigger. Rollie Kjesba answered that exiting
anto the Frontage Road wasn't the rmain prablem.
Doug Cahill requasted that further attentiora be paid ta lighting, with respect to the neighboring
property owners.
~ 6. A request for a final review of an amendment to an approved develapment plan, pursuant i4
Section 12-71-1-7, Exter~ior Alteratians or Modification, Vail Tawn Cade, fQr the Lionshead Core
Site Hotel, lacated at 616 Lionshead CircIeILot 4, BFnck 1, Tracts D, H, and C, Lionshead Filing 1
-and Lot 2, Block 1, Tracts M, G, and C, Lionshead Filing 3, and settrng forth details irt regard
therefo.
App[icant: Vail Resorts, represented by Braun Ass+ociates, Inc.
Pfanner: George Ruther
AGTfON: Approved with conditions
MOTION: Kjesba SECOND: Lamb VC3TE: 7-0-0
The Developer shall address the following conditions of appraval prior to final review of the
develapment applications by the Tawn of Vail Design Review Soard:
1) That th+e Develaper identifies a new location fiar publicly aecessible restrooms on or near
the development site. The new location shall be iden#ified on a revised set o# floor plans
which shall be submitted by the applicant ta the Town of Vail Communify Develvpment
Department for review and approwal.
2} That the Developer submits a compleie Design Review Board applicatian ta the Town of
Vail Community Develvpment Department.
The DeWeloper shal9 address the following eonditions of appr4val prioT to applying for a
building permil far the improvements from the Town of VaiE Community Development
Department: (note: A grading plan shaPl canstitute a building permit.)
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1) That the Developer addresses the red-lined corrections on the praposed grading and
drainage plans and submits a revised final gradirtg and drainage plan for final review and
. approval by the Town of Vaal Public'JVarks Department.
2) That the aeve6oper submits a complete set of civiE engineered drawings of the Approvecf
Development Pfans incCucfing the required aff site improvements, to the Town of Vail
Community Development Depar#ment for review and appraval of the drawings. It is
acknawledged tha# final DRB approval of streetscape improvements is not
required prior to VR making application far building permit. It shall be noted that the
ceview of the civil engineered drawing may take up to six months to review and approva.
3) That the Developer submits written ietters of approval from afl adjacent andlor affected
property owners whose properky is being physically impacted or altered (ie, Mon#auk,
Lionshead Arcade, Antler's, Lions Square Lodge, Landmark, etc.) as a result of the
construction of #he Lionshead Core Site Hatel, as depicted an the Approved Qevelapment
Plan, to the Town of Uail Cammunity Development Department fior review and appraval.
4}
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v 1 vY71~ Vi1110O l'TA r1 ~ T~ 9T~ I~lp •~a 'iIV~7Si~T~l
deVelepF%Rt . The appraved Development Agreement befinreen the
Tornrn of Vail and'VR has approVed in concept the conveyance of Town-owned land
to VFt and s#ipulates #hat the conveyance of this land shall 8ccur concurrent with
the issuance at' a building permit. VR shall submit a majar subdivisian application
as necessary to create the parcels ta be conveyed, privr to making application for
6uiiding permit and such majar subdivision application shall be reviewed and
appraved by the Town prior tv issuance of a building permit. 5) That the Developer receives finaf appraval from the Vail Town Council far how the
ownership, maintenance and o#her aspects of improaements proposed within the
~ Lionshead Place public right-a#-way will be handled. Said approvals may invalve
the conveyance of the pubfic right of way existing berteath Lionshead Place or in some
other maraner as approved by the Town Council. ShQU1d the Develcsper be unable
to secure a final approval from the Town Council, the Developer may submit a
revised major exterior alteration appiication ta the Town of Vail Community
Development Department for review and appraval by the Town of Yail Planning and
Environmental Commission.
fi) That the Developer submits revised plans ta the Tawn of Uail Corrimunity Qevelopment
Department far final review and approval of the Tawn of Vail Public Warks Departmen#
addressing each of the comments summarized in the letter fram Greg Hall, Public Works
?irector, to George Ruther, Chief of Planning, dated September 23, 2004. A copy of the
letter has been attached for re#erence.
7) That the Developer submi#s a complete application for a variance from the adapted
public streets design standards outlined in Title 13, 5ubdivision Regulations, Vail
Tow?n Gode, to allow #or the construction of a nevv street which deviates from the
minimum design stanclards, for reaiew and approvai by the Tawn of Vail Planning
and Enwironmental Commission.
The Qevelaper shall aridress the following conditions of approrral priar #o the issuance of a
building permit by the Town of Vail Cammunity Development Department: (note: Agrading
permit shall constitute a building permit.)
1) Tha# the Devefoper finalizes the Rental Program P'roposal and then enters inta a wriften
agreement with the Town of Vail that ds recorded with the Eagle County Clerk &
Recorder's C7ffice, which requires that the Rental Program Proposal is irnplementeti and
~ fully adhered to by the appiicant and its assigned and successors for a period of not less
then 20 years from the date of the issuance of a temporary certificate of occupancy. The
final Rental Program Proposal shall be reviewed and approved by the Vail Town Council
following a recommendatian on the proposal fram the Touvn of Vaif Planning and
~ EnWironmental Commission.
2) That the DeveEoper submits a Construction Staging Plan to the Town of Vail Cammunity
Development Department for the review and approval af the proposed staging plan by
the Town of Vail Public WorkS Department.
3) That khe Developer prepares a Lionshead Core Site Hotel Art in Publie P/aces Plan for
review and comment by the Town of Vail Art in Public Places Board. Said Plan shall
include the funding for a minimum of $1,004,000 in public art improvements to be
developed in eanjunction with Lionshead Core Site Hotel. The implementation of #he
Plan shall be campleted wi#hin two years of the date af the issuance af a temporary
certificate of oceupancy far the Lionshead Care Site Hotel impravements.
4} That the Developer shall be assessed a transpartation impact fee in the amount af
$5,000 per increased vehicle trip in the peak hour generated (61 tnps), or $305,000, as a
result of the Lionshead Care Si#e Hatel improvements. The fee shall be paid by the
Developer. At the sole discretion af the Town of Vail Pubfic Works Directar, said fee may
be waived in fuil, or part, based upon the completion of certain off-site improvements.
5) That the Develaper prepares a Developer Impravement Agreement for Qff-Site
Improvements, as depicted on the Approved Derrelopment Plan, for review and approval
by the Vail Tawn Council. Upon approval af the Agreement, the Deveioper and the Town
af Vaif sha91 legally execu#e #he Agreement.
fi) That the Developer receives final approval of the majvr subdivision application and ;
recards the final plat with the Eagle Coun#y Clerk & Recorder's Uffice as ~
contemplated a6ove. ~
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The Developer shall address the faflawing conditions of approval prior to the issuance of a ~
temporary certificate of occupancy {TCO} for any of the Lionshead Core Site Hotel
~ impravements:
1) That the Developer provides deed-restricted employee housing that cnmplies with the
Town of Vail Ernplayee Housing requiremenrs (Chapter 12-13) far a minimurn of 35 20
emplvyees, and that said restrictions shall be made available for occupancy. In addition,
the deed-restrictions shal[ be legalfy executed by the Dewelaper and duly recarded with
the Eagle Gounty Glerk & Recorder`s Qffice.
2) That the Devsloper submits an app9ication for the establishment of View Corridors #4 and
#5 as contemplated by the Lionshead Redevelopment Master Plan to the Town af Vail
Community aevelopment Qepartment for review and appravaf by the Vail Town Council.
The Developer shall address the following conditions o# approval prior to the issuance of a
final certificate of dccupancy (CO) for any af the Lionshead Core Site Hotel improvements:
1) That the Qeveloper prepares easement agreements for the review and approval of the
Tawn of Vai6 for all necessary easements (ie, utilities, pedestrian access, ingress/egress,
drainage, maintenance, emergeracy vehicle acGess, fire lane, signage, etc.) in and around
the development site as generally depicted on the Apprvved Development Pkans and
major subdivision plat. The easement agreements shall be legafly executed by the
Developer and duly recorded with the Eagle County Clerk & Recorder's Qffice.
2) Thaf the Deveioper executes a Memarandum of Understanding for the Operation,
Maintenance, and Management of the Lionshead Core Loading and Deiivery Faciiity, ta
be located on the deuelapmen# site beneath the Lionshead Care Site Hotel. The
Memorandum shall be revieuved and approved by the Vail Town Councif f4llowing a
~ recornmendatian on the proposal from the Town of Vail Planning and Environmental
Corrjmission.
3) That the Developer agrees to design and eonstruc# all required StCG'etSCapE:
impravements within the defined area of woric, as generally depicted on the aff Site
Improvem,enks Plan. The Develaper acknowledges that the final design of the
~ impravemen#s has not yet been apprvved by the Town of Vaif Design Review Board and
that the proposed plan rnay be subJect to change.
The following condition of approval shall be placed upon the operation of tFae Private Skaer
Club in the Lionshead Core Site Hotel:
1) 7hat the maximum number af Private Skier Club rnembers shall nat exceed 104 full
members and 16 partiai members and the maximurr7 nurriber of private parking spaces
dedicated to the full members use shall not exeeed 100 spaces. A full member shalf be
defined as a ski club member entitled to full parking, spa, and members club services. A
partial member shall be defined as a ski club membeT entitled to fu11 spa and members
club services with no rights to on-site paRking.
George Ruther presented the project accarding to the memorandum.
The Commissioners asked about the differences between a private versus a pubiic road. fiam
Kassmel, the Town Engineer, s#ated tha# the Town's Dewelopment Standards for a public
roadvuay would not be abpe to be met at this focatian. Essues such as grade, turn araund radii,
and vertical and hvrizontal curves wauld not be in compliance if the prQposal remained for the
street to be apub6c, instead of a private, roadway.
George Ruther suggested that Staff and the appVicant spend mare time with the plans, clarifying
the remaining issues.
~ .1ay P'eterson reiterated the problems that had arisen with neighboring property owners,
particularly the worry about the loss af public access should the street become privately owned
and maintaineci.
Tom E3raun commented that space in that area was at a premium due to the combynation a#
loadingfdelivery access and porte-cachere access.
Anne Gunion added that more concerns must exist #rr,m Public Works' perspective tMan were
currently being discussed. The applicant agreed that more discussians with Staff and related
departments must occur abaut public versus private street ownership.
Torn Kassmel clarified that public roadways were nat anticipated #o be heated due to expense
and ather lasting ramifications.
Doug Cahill asked abaut the ramifcatians of the proposal on employee housing units. Gearge
Ruther responded that research had been canducted regarding fhe multiplying factar of EHU's
for this development site. He stated that the confusion presented a need for the Town to clarify
the multiplier for Emplayee Housing Units.
Tam Braun, the appdicant's representatiae, cornmunicated his initial surprise at Staff's use of the
employee hausing multiplier, since Staff had used a stricfer multiplier than he had expected. He
requested fair and equaf treatment from the Planrring and Environmental Commission as other
applicanYs with simiiar proposals had been granted.
~ George Ruther requested that some recammendation be made to the Town Gouncil regarding a
codified employee housing requirement.
Anne Gunion asked the applicant what #ype of employee hausing was being proposed and
~ George Ruther responderi that discussions wer2 ongoing between Staff and the applicant an this
issue.
David V'rele asked if all of the far sale units had been sold, which the appficant answered
affirrnatively.
Bill JewNtt askea what the prampted the move from two and three bedroom units to five bedroom
units.
Jay Peterson responded that there was a huge demand far every type of unit. Adddtianally,
some thought was being given to providing more lock-offs within each condominium unit.
Rollie Kjesbo asked haw soan a tentative plan cguid be presented to Council. ,lay F'eterson
responded that fhe major delay would occur in cieaBings with the neighboring peoperty owners.
George Lamb expressed no eoncerns with the change in configuratwon and stressed the
uniqueness of these pubficlprivafie negotiatians. He added that the ability #o ofFset same of the
expenses af an Association through the creation and flexibility of more lock-aff opportuni#ies was
a goad idea.
Doug Cahill encouraged the applECant's further collaboration with Staff, particularly in regard to
condi#ion number five.
7. A request far a rrvark sessioro to discuss the propased Chamonix Paresl Master Land Use
Plan pursuant to Chapter VIII, Section 3, Tovun of Vail Land Use Pfan, for the Chamonix 6'arcel
~ located at Tract D, Vail Das 5chone Filing 1, and setting fiorth details in regard thereto.
Applicant: Town of Vail
Pla;nner: Matt Gennett
Worksession: no vote
AAatt Gennett intrfldueed the uvorksessivn according to the memorandum.
Hank a Bocal homeowner, suggested that a self-storage faGility of some sort be considered in
the form af a conditional use for #he site. He affirmatively answered David Viele's question
eegarding whetlaer he held a business interest irt the site.
Matt Gennett commented that retaii and commerciai uses had been discauraged due ta impacts
on the site and increased traffic. The site had been intended for medium derasity residential
uses, he cafltinued. Doug Cahill said that Hank's suggestion would be taken into consideration.
Bill Jewitt asked about the access ta the recreational space. Matt Gennett responded that the
recreationaG space wauld be accessed internally and woufd likefy be used mostly by residents
within the development. BiIA also askecf about the possibiCifiy of housing for the fremen who
migh# be employed on the site and abaut the possibility of lacating new Tcrwn offices there. Maft
responded that site constraints, particularly in the form of st+eep slopes, would be the mast
limitAng factors atr this site.
Rollie Kjesbo agreed that this wou6d be the perfecfi locatian far a fire stati+on. Regarding
resirientfal uses, the slopes would definitely d'urect the development, and a good integration of
~ affardab[e and market housirag on the site would be preferred. He wanted to ensure that the fire
departmen# ernplvyees were well supplied for onsite as weN.
George Lamb felt encauraged that the site was being discussed and given input.
~ Anne Gunian expressed some concern aver the easement at the Sheli station, particuiarly in
regard to circulation. The West recreational space did not look particularfy feasible as a
recreational space due to #he slopes, she finished.
Mitch from Qavis Partnership, replied that the aptional access easement had been studied as
an option for the fire trucks. 5ome attentian had been paid to creating an optional cul-de-sac as
welL The reasoning behind the two areas of recreational spaces resulted frorrr the steep slopes I
on the site and weren't necessarily defined yet as passive or active recreational spaces.
David Viele stated that his impression was one of crvwding, with too rnany uses proposed for too
small a site. The recreation that already existed behind Chamonix Lane (the North Trail system)
was rnore than enough for the area. He added that additional ingress/egress points to Chamanix
Raad might be problematic, especially during inclement weather. Furthermvre, additional
emplayee housing may not be necessary in the Town.
Chas Bernhardt agreed with Mr. Vieie regarding the seemingly "crowded" prop4saL He asked
Pam Brandmeyer if the funds whieh were earmarked for a West Vail Fire Station, were still in
place.
Ram Brandmeyer replied that they were never actually
Kim Ruotolo commented that eighteen dwelling units per acre was the maximum amount allawed on the site, but it was likely that the density would not be tha# high. Throughout numerous
summer meetings, much input had been garnered frorri neighbors and concerned resicfents
~ within the Town.
Doug Cahill agreecf that the praject was proceeding in the right direct'ron. If the access easement
was utilized, the lack of landscaping thaf would result would nat be visually beneficial. The open
space buffers neae Chamonix Lane would be a positive addition, however. He asked Russ
Forrest about the zoning at Ellefson Park, which was guessed to be Residential Cluster. He
encouraged further participation and input frorn the neighbors. Commercial uses, even as
conditional uses, were likefy not appropriate for this site. He finished by stating the priority af
erecting a fire statian on this site.
A request for a revisian to a final plat, pursuant to Sect9an 13-12, Exemptian Pfat Review
Procedures, Vail Town Cade, to amend a plat restrictiort to allow for additional gross residential
floae area, Iocated at 1094 Riva GIenlLot 4, Spraddle Creek Estates, and setting forth details in
regard thereto. Applicant: W&B aevelapmen#, LLC, represented by Tim Losa, Zehren ansi
Associates, Inc.
Planner: Matt Gennett
ACTION: TABLED TO FEBRUARY 14, 2005
MOTION: Lamb SECCIND. Jewitt VQTE: 7-0-0
9. Appraval of January 10, 2005 minutes ,
ACTION: ApproWed
MOTION: Lamb SECOND: Jewitt VOTE: 7-0-0
10. Intormatian Update
~ • Crassroads Update
+ Training Needs?
11. Adjournment: 4:50pm
~ M4T10h1: Lamb SECOND: Kjesbo VOTE: 7-0-0 ~
i
The applications and information abflut the proposaQs are available for public inspection during regular !
office haUrs at the Tflwn Qf Vafl Community Develapment Department, 75 South Frantage Road. The
public is invited to attend the praject 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 requesf with 24-hour notificatian. Please call
{970} 479-2356, Telephone for the Hearing Impaired, for infarmation.
Communify Develapment Department
Published January 21, 2005, in the Vail IQaiiy.
~
I
~
~ *VAIL
TOY~N THIS fTEM MAY AFFECT YOUR PROPERTY
PUBLIC NOTICE
NOTfCE IS HEREBY G1VEN that the Planning and Environmental Cvmmission of the
Town of Vail will hold a public hearing in accordance with sectian 12-3-6, Vail Town
Code, on January 24, 2005, at 2:00 pm in the Town of Vail Municipal Buifding, in
consideration of:
A request for a recorramendation to the Vail Town Council for a major amendment to a
special development district (SDD), pursuant to Sectian 12-9A-10, Amendment
Procedures, Vail Town Code, to allow for an amendment ta Speciaf Development Districf
Na. fi, Village lnn Pfaza, ta increase the total a4lowable grcass residential floar area
(GRFA) within the district, located at 100 East IVleadovv Drive (Vail Village Enn), Lots M
and O, Block 5D, Vail Viflage 15t Filing, and setting forth detai6s in regard thereto.
Applicant: Luc Meyer, represented by Fritzfen Pierce Architects
Planner: Bill Gibson
A request for a site coverage variance, pursuant to Chapter 12-17, Variances, Vail Town
Cade, #o allow for a variance fram Section 12-21-14, Hazard Regulations, Vail Town
Code, ta aIlaw for site coverage in excess of 15% of the tatal site area on a lot with
~ excessive slopes, located at 2672 Cortina Lane, Lot 8, Blcack B, Vaii Ridge Subdivision
and setting fiortn details in regard there#o.
Applicanf: HeYmut Reiss, represented by Isom and Assaciates
Planner: Elisabeth Eckel
A request for a final review of an amendment to an approved development plan,
pursuant to Section 12-7H-7, Exterior Alterations or Modification, Vaii Town Code, for
the Lsonshead Core Site Hotel, located at 616 Lionshead CirclefLot 4, Block 1, Tracts D,
H, and C, Lionshead Filing 1 and Lot 2, Block 1, Tracts H, G, and C, Lionshead Filing 3,
and setting forth details in regard thereto.
Applicant: Vail Resorts, represented by Braun Assaciates, Inc.
Planner: George Ruther
A request for a final review af a canditianal use permit, pursuant to Section 12-7H-3,
Permitted and Canditional Uses; First Floor or Street Level, Vail Town Code, to alfow for
a ternporary business offiee lacated a# 6161N. Lianshead Circle (Concert Hall Plaza
Building), Lionshead Filing 4, and setting forth details in regard thereta.
AppEicant: Vail Resorts, represented by Braun Assoc'rates, Inc.
Planner: Elisaheth Eckel
A request for a final review af a conditional use permit, pursuant to Section 12-7H-3,
Permitted and Conditional Uses; First Floor or Street Leuel, Vail Town Code, to a[low for
a temporary business offce, lacated a# 450 Eas# Lionshead Circle (Treetops Building),
Lot fi, Uaif Lionshead Filing 1, and setting farth details in regard thereto.
~ Applicant: llail Resorts, represented by Braun Assaciates, lnc.
Planner: Bill Gibson
A request for a final review of a minar amendment to an approved development plan,
pursuant to Section 12-9C-5, Develapmen# Starodards, Vail Tawn Cac4e, for the Vail
Mountain School, located at 3000 Booth Fal[s Court, Lot 1, Vail Mountain School
Subdivision, and setting forth details in regard thereto.
Applicant: Vail Moun#ain Schaol, represented by Mauriella i'lanning Group, LLC
Planner: Matt Gennet#
A request for a work session ta discuss the praposed Chamonix Parcel AAaster Land Use
Plan pursuant to Chapter V[II, Section 3, Tawn of Vail Land Use Plan, for the Chamonix
Parcel located at Tract D, Vail Das Schone Filing 1, and sefting forth details in regard
thereto.
Applicant: Town of Vail
Planner: Matt Genneit
The applications and informa#ion abou# the proposals are available far public inspection
during office hours at ttae Town of Vail Communi#y Development Department, 75 Sauth
Frontage Road. The publEC is invited to attend project orientation and the site visits that
precede the public hearing in the Town vf Vail Community Development DEpartrnent.
Please call 970-479-2138 for additianal informatiQn.
Sign language interpretation is available upon request, with 24-hour natification. Please
calf 970-479-2356, Telephone for the Hearing Impaired, for information.
~ Published January 7, 2005, in the Vail Daily.
~
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PLANNlNG AND ENVIRONMENTAL CC?MMISSION
~ pUBLIG MEETING
January 24, 2005
PROJECT ORIENTATION - Camrnunity Developtttent Dept. PUBLIC WELCaME 12:00 pm
MEAAE3ERS PRESENT MEPJIBERS ABSENT
Site Visits°
1. Vail Village Inn - 100 East Meadow Drive
2. Reiss Residence - 2672 Cortina Lane
3. Concert Hall Plaza 8uilding - 616 West Lionshead Circle
4. Treetops - 450 East Liarrshead Girele
5. Vail Mountain SchoQl - 3400 Boath Falls Court
6. Chamonix, Tract D
7. Spraddle Greek Estates - 1094 Riva Glen i
~ Driaer: Gearge
NOTE: If the P'EC hearing extends until 6:00p.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 recammendation to the Vail Tawn Cvuncil for a majar amendment ta a special
development district (SDD), pursuan# to Section 12-9A-10, Amendment Procedures, Vail Tawn
Code, ta allow fQr an amendment to Special Development Distric# No. 6, Village Inn Plaza, to
inerease the total allowable gross residential floor area (GRFA) within the drstrict, located at 100
East Meadovv Driue (Vail Viflage Inn), Lots M and O, Block 5D, Vail'Village 151 Filing, and setting
focth details in ragard thereto.
Applicant: Luc Meyer, represented by Fritzlen F'ierce Architects
Planner: Bill Gibson
ACTION:
MOTiON: SECC?ND: VC}TE:
2. A request for a final review of a canditional use permit, pursuant to Section 12-71-1-3, Permitted
and Canditional Uses; First Floor ar Street Level, Vail Town Code, to al6ow fiar a temporary
business office, Ioeated at 450 East Lionshead Circle (7reetops Building), Lot 6, Lionshead Filing
1, and setting forth details in regard #hereto.
Applicant: Vail resorks, represented by Braun Associates, Inc.
Pkanner: Bill Gibson
ACTtON:
40 MOTlOhl: SECOND: VOTE;
3. A request for afinal review of a cranditional use permit, pursuant to Sectian 'f 2-7H-3, Permitted
and Conttitianal Uses; First Floor ar Street Level, Vail Town Code, to allaw far a temparary
~ business office located-at 616 W. Lionshead Circle (Concert Hall Plaza Building), Lionshead
Filing 4, and setting forth details in regard thereta. .
Applicant: Vail Resarts, represented by Braun Associates, Inc.
Planner: Elisabeth Eckel
AGTfON:
IIAOTI4N: SECOND: VdTE:
4. A request for a site coverage variance, pursuant to Chapter 12-17, Variances, Vail Town Code,
to allow for a variance from Section 12-21-14, Hazard Regulations, Vail Town Code, to al9ow for
site caverage in excess vf 15% of the total site area on a lot with excessive slopes, located at
2672 Cartina Lane, Lot 8, Block B, Vail Ridge Subdivisi9n and setting forth detaiEs in regard
thereto.
Applicant: Helmut Reiss, represented by Isom and Associates
F'fanner: Elisabeth Eckel
ACTION:
I4'IOTION: SEGOND: VQTE:
5. A request fvr a final review of a minar amendment to an approved deuelopment plan, pursuant to
Section 12-9C-5, Development Standards, Vail Town Cade, far the Vail Mauntain School,
located at 3000 Boath Falls Court, Lot 1, Vail Mountain Schaol Subdivision, and setting forth
detaifs in regard thereta.
Applicant: Vail Mountain School, represented by Mauriello Planning Group, LLC
Planner: Matt Gennatt
• ACTlON:
MOTI4N: SECOND: VOTE:
6. A request for a final review of an amendment to an approved devekopment plan, pursuant to
Sectian 12-71-1-7, Exteriar Alteraticans or Mc+d6fication, Vail Town Code, for the Lionshead Core
Site Hotel, loeated at 616 Lianshead CirclelLot 4, Block 1, Traets D, H, and C, Lianshead Fifing 1
and Lat 2, Block 1, Tracts H, G, and C, Lionshead Filing 3, and setting farth details in regard
there#o,
Appiicant: Vail Resarts, represented by Braun Assaciates, Inc.
Planner: George Ruther
ACTION:
MOTION: SECQND: VOTE:
7. A request for a work sessian ta discuss the proposed Chamanix Parcel IVlaster Land Use Plan
pursuant to Chapter Vlll, Section 3, Town af Vail Land Use Plan, for the Chamonix Parcel
located at Tract D, Vail Qas Schone Filing 1, and setting forth details in regard thereta.
Applicant: Town of Vail
PlannEr: Matt Genrrett
ACTION:
MC)TION: SECOND: VOTE:
~
8. A request far a revision to a final plat, pursuant ta Section 13-12, Exemption Ptat Review
Procedures, Vail Town Code, to amend a plat restriction ta a61ow fQr additional gross residential
~ floor area, located at 1094 Riva GIen/Lot 4, Spraddle Creek Estates, and setting forth details in
regard thereto.
AppPicant: W&B Development, LLC, represented by Tim Losa, Zehren and
Associates, Inc.
Planner; Matt Gennett
ACTIDN: TABLED TO FEBRUARY 14, 2005
M4TION: SECOND: VOTE:
9. Approval of January 10, 2005 minutes
MQTION: SEGQND: VUTE:
10. Information Update
+ Crassroads Update
• Training Needs ?
11. Adjournment
MOTI(7N: SEC4ND: V4TE:
The applications and information about #he propasals are available for public inspection during regular
office haurs at the Town of Vail Cammunity Development Department, 75 South Frantage Road. The
public is invited ta attend the project orientat,ion and the site visits that precede #he public hearing in the
Tovun af Vail Community Development Department. Please call (970} 479-2138 far additional
information.
~ Sign fanguage interpretatian is available upon requesf with 24-hour notificat9on. Pfease call (970)
479-2356, Telephone for the Hearing lmpaired, for information.
Comrnunity Development Department
Published January 21, 2005, in the Vaif Daily.
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~ MEMORANDUM
Ta: Planning and Environmenta4 Commissian
FROM: Corr'munity Develapment Department
DATE: January 24, 2005
SUBJECT: A request far a recommendation to #ne Vail Town Cauncil for a major amendment
to a special development district (SDD), pursuant ta Sectian 12-9A-1 0,
Amendment Procedures, Vail Tawn Code, to aflaw for an amendment t0 5pecial
Development Distr%ct Na. 6, Vail Village Inn, to increase the total allowable gross
residentiai flo4r area (GRFA) urithin the district, localed at 100 East Nbadaw
Qrive (Vail '+Jillage Enn), L.ats M and 0, Block 5Q, Vail Uiflage 1" Fi[ing, and setting
forth detai[s in regard thereto.
Applicant: Luc Meyer, represented by Fritzlen Pierce Architects
Planner; Bill Gibson
1. SUMMARY
The appficant's proposal is to convert portions of the existing Units 17 and 29 of the Vail
Village Plaza Condamoniums, Phase I, (generarly located at the forrner Phoenix Rising and
~ Steven Reeve Art Gallery IQCations) from retail uses to a residential dwelling unit. This
proposal wilf add 2,104 sq.ft. af gross residential floor area (GRFA) to SDD No. 6, Vail
Village Inn. SDD No. E is comprised of 3.45 acres and consists of five phases of
development in the form of the Vai! Uillage Inn. StafF is recommenciing approval, with
conditipns, of the applicant's proposal, based an the criteria established in SeGtion IX of
this memorandum.
II. DESGRIP71dN OF THE REQUEST
The applicant, Luc Meyer, represented by Fritzlen Pierce Architects, is requesting a major
amendment ta SDD No. 6, Vail Village lnn, Phase I, to allow #'or a 2,104 sq f# increase in
GRFA for a new residence located in the existing Units 17 and 29. The prapQSal cafls for
conWerting a partion of existing retail space an the nartheast corner caf Urrit 17 on the first-
floor, the secflnd ffoflr of Units 17 and 29, and the existing #hird-floor of Unit 29, and making
ii part of the new proposed residence. The app[icant is proposing an increase in dvtielling
units (DU) per acre ibr SD'D No. 6 from the existing 13 QU per acre to 13.25 DU per acre.
If appraved, the tatal GRFA of SaD No. 6 would increase 2,104 sq ft, fracn 184,457 sq. ft. #o
186,561 sq. ft. The total GRFA for Phase I, with the apprmvaf of this propcsal, would
increase from 6,059 sq ft ta 8,163 sq ft. All otherzoning standards, such as setbacks and
site couerage, are praposed to remain the same as existing. With the reduction af
appraximately 1,158 sq ft of retail space and adding a new residence, the minimum required
parking demand will decrease by 3.2 parking spaces.
r
~
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111. BACKGRQUND ~
In 1976, the Vail Tawn Counci7 adopted Ordinarece No. 7, Series of 1976, establishing
Special Development District No. fi, Vaii Village Inn. The purpose of SDQ No. 6 is to assure
fhe cornprehensive develQpment arrd use of an area of land in a manner that would be
harmonious with the general character of the town, provide adequate open space and
recreation amenities, and promote the objectives of the zoning ardinance of the tawn.
Ordinarily, a special development district will be created anly when the develapment is
regarded as cam,plementary#a the Town by the Tawn Councii, Planning and Environmenta6
Commission, and Design Review Board, and there are significant aspects of the
devefapment which cannot be satisfied under the exisfing zaning.
Project Nistory
The follawing is a summary of the existing phases and der+elopment far the Vail
Village Inn Special Develapment Districf (SDD IVa. 6):
Phase I-This phase consists of the buildings Iocated at the southeast corner of the
District. Phase I includes one residential dwelling uni# approximately 3,927 square "
feet in size and nine cQmrnerciallretail spaces. The original developrnent plan for
Phase I called for 16,128 square feet of commercial space, and na GRFA. The
Alpenrose Restaurant is part of Phase I.
Phase II This phase consists of three residential dwelling units totaling
. appraximately 3,492 sq,uare feet in size ancl three commereiaUretail spaces. Phase
II is geraerally 14cated in the center of the District. ~
i
Phase IlI - This Phase consists of twenty-r,ine residential dwelling units totaling
appraxirriately44,830 square feet in size and six commercial/retail spaces. Phase !II
is located at the northeast comer of the District.
Phase IV - This is the original and oldest Phase in the District. This Phase consis#s ~
of ane residential dwe[ling unit approximately5,000 square feet in size and seventy- !
two accommodation units comprising approxirnately 16,585 square feet of flaor area.
Phase Ill is generally located ire the northmst corner of the ?istrict.
Phase V- This Pnase consists of eleven residential dweliing units and three
accommodation units totaling approximately 9,972 square feet of floor area and faur
com mercialfretail spaces. Phase V is lacated in the sauthwest corner of the Districf
at the intersectian of Vail Road and East Meadow Drive.
Qrdinance Nca. 1, Series of 1985 (March, 1985) granted 120,600 square feet of GRFA to ~
SDD Na. 6. This ordinance also required a rninimum of 175 accommodation units (AUs)
and 72,400 square fee# of GRFA, devoted entirely #n AUs in Phase IV.
Ordinance No. 14, Series of 1987 (May, 1987), amended Phase IV of SDG1 No. 6. The
amendrnent allowed Phase IV to be broken intp two distinct and separate phases, which
were calleti Phase IV ancE Phase V. This ordinance also set the maximurn GRFA far the
l SDD at 120,600 square feet. Further, #he ordinance required a rninirnum of 148 AUs and
67,367 square feet of GRFA devoted ta AUs in Phases IV and V.
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~ Qrdinance No. 24, 5eries of 1989 (November, 1989) amended the density section of SGa
No. 6. This crrdinance modified the SDD by increasing the allowable GRFA to a total af
124,527 square feet. This allowed Unit IVo. 30 (originally Good's retaik) in the Vaif Village
Piaza Condominiuens to be conWerted from commercial to residential use. The space
consists of 3,927 square feet of GRFA, and the conversion to residenfial use has beera
campleted. This ardinance alsa maintained the approval for a minimum ofi 148 AUs and
67,367 square feet of GRFA, devoted to AUs, in Phases IV and V ofSDD No. 6.
Ordinance No. 1 and No. 4, Series of 2000, a major amendment to Special Development
District No. G was approved to allow for construction of the Vail Plaza Hotef.
G+rdinance No. 15, Series of 2001 adopted a revised Approved Development Plan for Phase
11, whFCh broughf the tatal a'lowable GRFA for the entire SDD CJo. 6 to 121°,l0, vr 182,325
sc{uare fee#.
Ordinance No. 21, Series of 2001 adopted a revised Appraved aeuelopment Plan for Phase
11/(i.e. Vail PCaza Hote[), and did not specify, in the farm of a revised Approved Development
Plan, the total allowable GRFA for the en#irety af SDD No. 6.
Ordinance No. 32, Series of 2003, adop#ed a rnajar amendment to SDQ hJa. fi, allowing for
ihe construction of a new dwelling unit above the Alpenrase Restaurant lacation, which
increase the amount of a[lowable GRFA far the entire SDC} to 184,708 sq, ft. and increase
the density to 13 DU's per acre.
On January 19, 2005, the Town of Vail Design Review Board conceptually reviewed this
~ proposal. The Board was generally supportive of #he design and commented that they
believed the prop4sed architecture was in keeping with the character of the neighbarhaad
and adjacent buildings.
IV. RDLES C3F REVIEWING BOARDS
Order of Review:
Generally, appfications will be reviewed first by the FEC for impacts of useldevelopment,
therr by the DRB for compliance of propased buildings and site planning, and final approval
by the Town Council.
Plannkn and Envnronmenta6 Cornmrssian:
The PEC shall review the propcasal for and make a recammendation to the Town Cauncif on
the final approval, approval wrth modifications, or denial of majar amendment to a
special development distric#, pursuant to Article 12-9A, Special Developrnent Districts,lfail
Touvn Code.
Desiqn Review 8oard:
The DRB has no review au#hority on a rrzajar amendment to a special deWefopmen#
district, buf is responsible for the review any accompanying DRB appldcation.
Staff:
The staff is responsib[e for ensuring thaf all submiftal requirements are provided and pians
conform to the technical requirements of the Zoning Regulations. The staff also advises the
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applicant as #v compliance with the design guidef3nes. i
Staff provides a sfaff rnemo containirag background on the property and provides a staff
evafuation of the project with respect to the required eriteria and findings, and a
recarnmendation on appraval, appraval with canditians, ar deniaL Staff also facilitates the
review prQCess.
Town Gouncil:
The 7ouwn Council responsible #or final approval, approval with modificatians, or
denial of major amendment to a special cieveloprnent district, pursuant tca Article 12-9A, R
Special Development Districts, Vail Town Cade,
Aetiaras of DRS or f'EC rnaybe appeaied to the Town Council or by the Town Councii. Town
Council evaluates whether or nat the PEC or DRB erred with approvals or denials and can
uphold, uphold wiih modifications, or overturn the board's decision.
V. APPLICABLE PLANNING DOCUMENTS
A. Vail Land Use Plan
The Vail Land Use Plan was adopted by #he Vail Town Council on November 18,
1986. The plan is intended #o serve as a basis from which future decisions may be
made regarding land use within the valRey. The primaryfocus of the Vail Land Use
P{an is to address the long-term needs and desires of the Town as it matures. The
Tawn of Vail has evolved from a smali ski resortfauncied in 1962 uvith approximately ~
190,000 annual skier visits and virtually no permanent residents to a cornmunitywith
4,500 permanent residents. The Town is faced with the challenge c+f creatively
accommodating the increase in permanent residency as well as #he increase in skier
visits, while preserving the important qualities that have made Vail successful. This is
a cansiderable chaElenge, given the fact that land within the valley is a we91-defined
fini#e re5ource, with much of the fand already deWeloped at this jurtcture. The Vail
Land Use Plan was under#aken with the goal of adcEressing #his 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 deterrrtine #heir suitability for various #ypes Qf
cornmunity facdlities.
The goals articu9ated in the plan reflect the desires of the citizenry. The goal
statements thai were developed retlect a general consensus of the comments
shared at pubEic meetings. The goals contained in the Vail Land Use F'lan are fo be
used as the TowR's adopted policy guidelines in the review process fae new
development proposals. Staff has reviewed the Vail Land Use Plan ancf bEfieves the
following policies are relevant to the review of this proposal:
1.0 Generaf GrowthlDevelopment
1.1 Vail should continue t4 grow in a controlled environment, maintaining
a balsnce 6etween residential, commercial and recreational uses to
serve both the visitor arad the permanent resident. ~
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~ 1.2 The quality of the environrnent including air, water and other natural
resources shouEd be protected as the Town grows.
1.3 The quality af devefopment should be maintainecf and upgraded
whenever possible.
1.4 The originaf theme af the old Ui!]age Core should be carried into new
development in the Village Care through cantinued implernentatian af
the Urban Design Guicle Plan.
1.12 Vail should accomrnodate most of the additional grawth in existing
developed areas (infiN areas).
2.0 SkierJTourist Goncerns
2.1 The community should emphasize its role as a destination resort
while accomrnDdating day skiers.
2.2 The ski area owner, the business communityand the Town leaders
should work together clasely to make existing facilities and the Town
function mare efficiently.
2.3 The ski area owner, the business community and the Town leaders
should work #ogether to improtie facilities for day skiers.
2.4 The community should irnprave sumrner recreationa{ and cultural
~ opportunities ta encaurage summer tourism.
3.0 Commerciat
3.1 The hotel bed base sh4uld be preserved and used more efficientfy.
3.2 The Vi61age and Lionshead areas are the best lacation for ho#els to
serve the future needs of the destination skiers.
3.3 Hotels are irnportant to the coratinued success of the Town of Vail,
therefore conversion to candominiums should be discouraged.
3.4 Commercial growth should be concentrated in exis#ing commercial
areas to accommodate both local and visitor needs.
4.0 Viflage 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 earefully controlled to facolita#e access and
delivery.
4,2 Increased densaty in the Core areas is acceptable so long as the
existing chgractero#'each area is preserved thorough implementation
of the Urban Design Guide Plan.
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4.3 The arnbiance of Vail ViClage is impartant to the identity of Vail and ~
should be preser+red. (scale, alpine character, small town feeling,
mauntains, natural setting, intimate size, cosmQpoli#an feeling,
environmental quality.)
4.4 The connection between the Village Core and Lionshead should be
enhanced through;
a. lnstallation of a raew type of people mover
b. Improving the pedestrian system with a creatively designed
connection, orien#ed toward a nature walk, alpine garden, andlor
sculpture plaza,
c. New development should be controlled to iimit commercial uses.
5.0 Residential
5.1 Additaonal residential growth should continue ta occur primarily in
existing, platted areas and as appropriate in new areas where nigh
hazards do not exds#.
5.2 QUality time-share uni#s should be accommfldatecf ta he{p keep
occupancy rates up.
5.3 Affordable empGoyee housing should 6e made available through
private efforks, assis#ed by limited incentives, provided by the Town caf ~
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 ernployee housing base should be preserved and
upgraded. Additianal empfoyee housing needs should be
accarnmodated at varied sites #hroughaut th€: community.
B. Town of Vail 5treetscape Master Plan
The Town of Vail is in the process of pre,paTing a revision to the adapted Town of
Vail Streetscape Master Plan. The original N9as#er Plan is an outgrowth of the Vail
' Village Urban Design Guide Plan. The Guide Plan was created in 1982 to give
guidance #o the overall physical development for the Village. En atidition to proviciing
broad design guidelines, the Guide P{an suggested specific physical improvements
for the 1/illage. Improvements such as new plazas, new landscape area, etc. Along
with the construction of these public rrnprovements included proposals to compfefe
numerous private sectar improvements. Improvements such as building additions
outdoor deck expansions, and facade improvemenfs. The Streetscape Master Plan
was written in par# #o provide clear design direcfian for coordinated publiclprivate
irriprovements. Accarding #o the Master Plan, the purpase offhe plan is to provide a
~ comprehensive and coardinated eanceptual design far stree#scape impravements
that:
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~ 1. is supported by the community,
2. errriches the aesthetic appearance afthe Town; and
3. emphasizes the importance of craftsmanship and creatiae design in arder
ta create an excellent pedestrian experience.
The Tawn of Vail Streetscape Master Plan also includes prQVisions for
implernentation af the p1an. These implementatiorr provisions address the
construction of streetscape imprQVements Iocated ort private praperty.
"As private properfy in Vail is being redeveJoped and/or upgraded, an
oppotfunrty exr`sfs formany of the proposed MasferPlan irn,provements to be
done rn canjunction wlth orenfirelybyprivafe property owners. Forexam,ple,
fhe im{amvements in the Gore Creek Promenade were funded in this manner.
There is no way to p,redict which proper°t`y wtlf be redeveloped, therefore, each
appfr'cafion fo redeveloprrrent wrll need fo be reviewed to determine what
streefscape improvements can be completeo' as part of the privafe
C4RSfI"UCfIoli."
C. 7itle 12, Vail Zoning Regulations, Vail 7own Gade
Chapter 12-1, Title, Purpose And Applicability (in part)
Secfion 12-1-2: PurpQSe:
A. General.° These regulations are enacted for the purpose of pramotrng the health,
safefy, morafs, and general welfare of the Town, and to promate the covrdinated and
~ harrrronious development of the Town in a maraner that wrH conserve and enhance its
natural envirorrment and its established character as a resarf and residential
communrty of high quality.
B. Specifrc: These regulations are intended to achieve the following more specific
purposes:
1. To,provide foradequate light, air, sanitation, drar"nage, andpublicfacilitres.
2. To secure safety from frre, panic, flnod, avalanche, accumulation ofsnow,
and other dangerous conditrons.
3. To promote safe arrd efficient pedestrian and vehicular traffrc circulation
and 20 lessen congestiora irr the streets.
4. To promate adequate and approprrately locafed off-street parking and
lvading facilitles.
5. To conserve and mairrtain establr'shed communify qualrties and ecanomic
values.
6. To encQUrage a harmorrious, convenient, workable relatiQnship amnng
land uses, consistent with Municipal development objectrves.
7. Ta preverrt excessive populatron densitres arrd overcrawdrng af the land
wifh structures.
8. To safeguard arrd enhance the appearance of fhe Tom.
9. To coraserve and protect wildldfe, streams, woads, hi!lsides, and ather
desrrable nafural features.
90. To assure adequate open space, recreafian opparfunitres, and other
amenities and faeilities conducive to desired livirrg quarters.
17. To otherwise provrde for the growth of ara orderly and viable eammuraity.
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ARTIGLE 12-71-1: PUBLIC ACCOMODATIOfV (PA) DlSTRICT (in part) 12-7A-1: PURPOSE:
The Publr'e Accommodation District is rntended to provrde sites for Iodges arrd
resrdenfiaJ acco,mmodations for visffors, togefher with such publrc and serrripublic
facilrtfes and limited prcafessional offices, medical facflities, private recreafion, ,
commercial/retarl and related visitor-orrented uses as rnay a,aprapriately be located
within the same district and compatrble with adjaeent land uses. The Public
Accornmodafrort Distrrct is intended fo ensure adequate light, air, open space, and
mtheramenlties cammensurate uvith lodge uses, and fo maintarrr the desirable resort
qualities of the Dlstricf by estabJfshing approprfafe slte devefoprrrent standards.
Additianalraonresidenfla! uses are permitted as conditronal uses which enhance the
nature of Vail as a vacafian community, arrd where permitted uses are intended to
function compati6ly with the high density Iodging characfer of fhe District.
ARTIGLE 12-9A: SPECIAL DEVELOPMENT (SDD) DISTRICT (in part)
12-9A-1; PURPOSE:
The purpose of the Specia! DeveIopment District is to encourage flexi,bility and
creativrtyin the development ofland !n order to promote its mastappropriate use; #o
irrrprove the design characterand quality of the new develapment wrth the 7own; to
facilitafe fhe adequafe and econQmical provision of streets and utrlities; #o preserve
the nafuraf and scenic features ofopen.space areas; and to furtherthe overall goafs
of the comrrtunity as stated in the Varl Camprehensrve Plan. An approved
develapmenf plan for a Special Development Llistrict, rn conjunctian witfr the ~
property's underlyi,ng zone drsfrrct, shall es#ablrsh the requirements far guidrrtg
developmenf and uses of property included rn the Speciaf Development District. The
Specra! Develapment Qlstrict does not apply to and r`s not available ln the fofiowing
znne districts: Hillsrde Resr"dentral, Srrrgle-Famrly, Duplex, Prrmary/Secondary. The
elements of the developrrrent plan shall be as ouflrned irr Sectiorr 12-9,A-6 of thrs
Artrcle.
12-9A-9: DE1/ELOPMEfVT ,STANDARDS:
Development starrdards including lotarea, site dimensrons, setbacks, Height, density
control, srte coverages, lanrlscaping and parking s,haN be deternined by fhe Town
Caurrcil as part of the a,pproved development plan with considerafion of the
recammendatiorrs of the Planning and Environmenfal Gommassion. Before the Town
Ccauncrl approves development standards thaf deviate from fhe underlying zone
disfrict, it should ,be determined that such deviatian provrdes benefits fa the Towrr
that outweigh the adverse effects of such deviation. 7'his deferminafion rs to 6e made
based on evaluatian ofthe,proposed special development district's compliance wifh
the design criteria outlined in Secfion 92-9A-8 nf this Article.
12-9A-10; AMEJVDIv1ENT PROCEDURES:
A. Minor Arnendments:
1. Mrnor R70dlfiCafIOf75 consistent with the design criferia outlined in
subsectran 72-9A-2 (definition of "minoramendment") of this Artr'cle, may be '
approved by the Departmenf of Cammunity DeveFaprrrent. All mtnar ~
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~ modificatrons shall be indicafed on a compfetely revised develo,pmenf plan.
Approved changes shall be n+ated, signed, dafedarrd filecl by the Department
of Cammunity C+evelopment.
2. Notifrcation ofa proposed minoramendmenf, arid a repvrtofstaffaction af
said request, shall be provided to a!1 prcaperty owners within or adjacent to
the special developmenf clisfrict thaf may be affecfed by the amendment.
Atfected properties shall be as determined by the De,partment of Community
Clevelapmerrf. Notifications shalf be posfmarked na later than five (5) days
folCowing staff action on the amendment request and shall include a 6rief
sfafement describrng the amendmen[' and the tirne and date of when the
Plannirrg and Environmenfal Commission will be irrformed of the sfaff
decisron. !n a!l cases the report ta the Planning and Envrronmerttal
CQmmission shall be made withirr #wenty (20) days from the date of the
sfaffs decisr°on on the requested arrenc{merrt.
3_ Appeals of sfaff decisions may ,be filed by adjacent property owners,
owners of ,property within the special developmenf district, ffie applicant,
Pranning and Environmental Commission members ormembers offhe Town
Council as ouflrned in Secfion 12-3-3 of this Title.
B. Major Amena'ments:
1. Requests for ma,jor amendrnents to an approved special development
~ disfrict shatl be revrewed in eceardance wlth the pracedures described in
Sectron 92-9A-4 of fhis Artr`cle.
2. Owners of all property requestrng the amendmerrt, or fheir agents or
autho.rized represenfatives, shaN sign the application. Notification of the
proposed amendment shall be made fa owners of all properfy adjacertt to the
praperty requesting the proposed amendment, owners of all property
adjacenf ta the special develapment district, and owners ofal! pra,aerty within
the specral development distrlct fhat may be affec~ed by the ,nroposed
amerrdment (as determined by the ,Department of Comrnunrty Development).
Natrfication procedures shall be as outlined 1n subsection 12-3-6C of thls
Title.
VI. TIiE SPECIAL QEVELOPMEh1T DISTRICT ESTABLlSHMENT AND REVIEW
PRC?CESS
Chapter 12-9 of the Town Code provides for the amendment of existing Special
Development Districts in the Tawn of Vail. According to Section 12-9A-1, the purpase of
a Special Developmerrt District is,
"To encourage flexlbilrty artd creatrvity in the devefoprrenf af fand, irr order to
promote its most appropriate use; to irrprove the design character and qualify of
the new development within the Town; to facifitafe the adequate and econom'cal
provisian of streets ano' utilities; to preserve the nafural arrd scenfc features of
open space areas; and fa further the overall goals of the carrmunity as stafed tn
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the UaiJ Comprehensive Plan. An approved develaprreraf plan for a Specfal ~
Development Distrret, rn conjunction with the praperties urrderlying mne district,
sha1f establrsh fhe requirements for guiding d'eveloprrrent and uses of property
rncluded irr the Specral Development District."
An apprQVed development plan is the principal docurnent in guiding the de\elopment,
uses, and activities of the Speciae Development District. The deveEopment plan shall
eontain all relevant matenal and infarmatian necessary to estabiish the parameters Wth
which the Special Development District shall adhere. The dEVelopmerat p(an may consist
of, but nQt be firnited to: the appro\ed site pfan; floor plans, building ssctions, and
elevations: vicinity plan; parking plan; preliminaryopen space/landscape plan; densi#ies;
and permittecf, conditional, and accessaryuses.
The defermination of permitted, conditional and accessory uses shall be made bythe
PCanning and Environmenta! Commission and Town Council as part af the formal reuiew
af the proposed developrnent plan. Unless further restriGted through the re\iew of the
proposed Special Development District, permitted, conditional and accessaryuses shall
be limited to those permitted, conditiortal and accessaryuses in the property"s underlying
zone district,
The Town Gode provides.nine design criteria, which shall be used as the principal criteria
in evaluating the merits of the proPosed majar arnendment to a Special Development
District. It shall be the burden ofthe applicant to demans#rate that submittal material and
the proposed development plan comp9ywith each o##he fallawing standarcfs, or
demonstrate that ane or more ofthem is not applicable, c+r thata practical so(ution ~
consistent with the public iraterest has been achFeved.
V1L SURROUNDIN{G LAND USES AND ZONING
Land Use Zaninq
North: Mixed Use Special Development District No. 6
5outh: Mixed IJse Public Accommadatian (PA)
. East: Mixed Use Special Development Qistrict hlo. 6
West: Mixed Use Speeial Development Distric# Na. 6
V111, ZUNENG ANALYSIS
Legaf aescription: Lats M& 0, Black 5E, Vail Village lSt Filing
Zoning: SDD No. 6, Public Acconnmoda#ion (PA) District
Lot Size: 3.45 acres / 150,282 sq. ft.
Development Standard Allowed Proposed Net Chan..qe
Density (dwelling unitslacre): 13 DUslacre 13.25 DUs/acre + 0.25 DUs/acre
Gross ResidentiaE Floor Area:182,325 sq. ft. 186,561 sq. ft. + 4,236 sq.f#.
Retail Area(25% af GRFA): 45,228 sq. ft. (25%) 43,566 sq. ft. (23%) - 1,662 sq. ft.
Site Coverage (max.): 92,036 sq. ft. (61%) no change no change ~
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~ Landscape Area (min.): 36,433 sq. ft. (30`"/0) no change ana change
Setbacks;
Front - 0.4" na change na change
Side - 5' no change no change
Rear- 5' no change no change
Parking: 291 spaces no change + 1.2 spaces
Loading: 5berths no change no change
Height: 77.25' no change no change
IX. REVIEW CRITERIA
A. Design compatibility and sensitivity to the immediate enrrironment,
neighborhood and adjacent properties relative to architectural design, scal+e,
bulk, building height, buffer zanes, identitx character, visual inEegri#yand
orientafion.
(3n January 19, 2005, the Town of Vail Design Review Board conceptually
reviewed this propasaL The Baard was generally supportive of the desFgn and
cornmented that they believed #he proposed architecture was in keeping Wth the
character af the neighborhood and adjacent buildings.
~ B. Uses, activity and density v+rhieh provide a compa#ible, efficient and vwrka'ble
relationship with surrounding uses and activity.
Special Develapment District No. 6 was appraved by the Tawn of Vail in 1976,
pursuant to Ordinance No. 7, Series of 1976. AGCOrding to the Ofricial Zaning Nfap
of the Town of Vai1, the underlying zoning of the Vail Vil6age Inn development site is
Public Accammadation. Fursuant to Title 12, Chapter T of the Vail Tawn Code, the
purpose of the Public Accommodation Zone District is:
"...ta praurde sites for lodges and residential accomnodations for visitors,
teagether wrth such public arrd semrpublic facilrties and limifed prafessional
offices, medical faciJitles, private recreation, c4rrmerciallrefail and related visitor-orrented uses as rnay appropriafefy be locaterl within the same
district and compatible with adjacent land uses. 7he Publrc
Aecommadatian District is rntended fo ensure adequate light, air, apen
space, and other arxrenities eommensurafe with lodge uses, and to
maintairr the desira,ble resort qualities of the Disfrict by esfablishing
ap,aropriats sife develapment sfandards. Addrtl'anal nonresidential uses
are perrnrtted as conclitional uses whrch enhance the nature of Vail as a
vacation community, and where permrtted uses are fntendeaf fo furrcfiorr
campafibly wifh the hrgh density fodging character of the Dtstrict"
FurEhee, Sectioeo 92-7A-2, Permatted Uses, of the Vail Tawn Cade states, the
- following uses shalf be perrnitted in the Pp District:
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"Lodges, including accessory eating, drinking, ar retail esfa6lishrrents ~
located within the prrncipal use arrd not accupying nxrre fhan ten percenf
(90%) of the total gross resldentiaf flQar area of the rrain structure ar
structures can the sife; addfffanal accessory dinrng areas rray be Iocated on
an outdoor deck, ,porch, or terrace."
7h,e applicant is not praposing any changes of use that deviate from the intentions of
the Special Development District ar the PA zone district. The slight increase in density
with this proposal will not have a signifiicant negative impact on the functians af the
surrounding uses and activities. While this site is not Iocated within the Commercial
Care I(CC1) zone district {i.e. the Vail Village} it is commonly perceived as part of the
Village. The preservationlincrease in dwelling units is encouraged by the Vail ViNage
Master Plan and the CC1 requirement that any eliminatian of dwelGng units requires
Planning and Environmental Commissiorc approval of a conditiQnal use permit.
C. Corrrpliance with parking and loading requirements as outlined in Chapter 12
10, Vail Town Code.
The canstructian af this dwelEing unit will require 1.4 parking spaces; however, the
elimination of approximately 1,158 sq. ft. at existing retail space w611 reduce the parking
requirement by 2.6 parkeng spaces. Thus adequate parking exists to accommadate
#his propasal. The applicanf has submitted verjficatiorr that the sufficier+t numbers af
parking spaces are being a9located to this proposal. According to Institufe af
Transparkatian Engineer's standards, thps proposai will result in a reduction in the "trip ~
generation°" nurnbers for Special peveIopment District No. 6, Vail VilEage Inn.
D. Canforrrtity with the applicable eCements of the Vail Comprehensiw Plan,
Town policies and Urban Design Ptan.
The goals conkained in the Vail Land Use Plan are to be used as the Town's pvlicy
guwdelines during the review process for khe establishment af a special
development distric#. Staff has reviewed the Vail Land Use Plan anci believes the
foliowing policies are relevant to the review of this proposal:
1, General GrowthlDevelopment
1.1 Vail shauld continue #o grow in a contrniled environment, maintaining
a balance between residential, commercial and recreationaf uses ta sene
both the visitor and the permanent resident.
1.3 The quality of devefopment should be maintained and upgraded
whenever possible.
1.12 Vail shauld accommodate most of the additiona{ grawth in existing
developed areas (infill),
3. Camrnercial
3.4 Commercial growth should be concentrated in e>isting commercial • ~
areas to accammodate bo#h focal and visitor neecfs.
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~ PuTSUant to the Town of Vail Streetscape Master Plan, the applicant is should be
responsible for construction andfor funding a portion of the improvements to the
East Nleadaw L?rive streetscape. The Town of Vail Public Works Department
recornmends that the applieant construct andlar find the construction of the
streetscape impravemenks generally facated between #his building and the north
edge of the street right-of-way and the stairs located to the vest of this biaiEding. A
visual depiction of this area has been attached far reference (see ,Attachment E~
Staff believes the uses and activities praposed are in compliance with the policies,
goals, and objectives identified in the Vail Land Use Plan.
E. Identification and cnitigation of natural andlvr geologic hazards thzi affect the
property on which the speciaf cfevelopment district is proposed.
According ta the Qffcial Town of Vai! Geologic Hazard Maps, the Vail Village iran
devefepment site is not Iocated in anygealogically sensitive areas or within the
100-year floadpiain.
F. Site plan, building design and fecatian and open space prousions designed
to produce a funetional dev+elvpment respcsnsive and sensitive to natural
features, vegetation and vyerall aesthetic qualityof the cammUnity.
The proposal does not call for any modifications that would impact natural features
~ or vegetation. Sfaif believes #hat the rsverall aesthetic quality of the community
wauld iae enhanced by the proposed exteTior changes.
G. A circulation system designed fot bath vehicles and pedestrians addressing
on and off-site traffic circulation.
Staff believes this proposal improves the existing vehicular and pedestrian on and
off-site circulatian, as this propasal reduees the parking demarrdfor Special
Develapment District No, fi by 1.2 parking spaces.
H. Functional and aesthetic landscaping and open space in order to optirnize
and presenre natural features, recreation, Vews and functions.
Staff does not believe that this criferion is relevant #a #hES application since no
changes ta the site itself or khe building's footprint are praposed.
I. Phasing plan or subdivisifln pfan that will maintain a wQrkable, functianal and
efficient relatianship throughout the dexelopment at the special development
district.
Staff does not beiieve that this cri#erian is relevant to this applicatien as the
praposal will anly affect a portian of Phase I of the Vail VilEage Inn development
plan and does not rec}uire anyfurther phasing or subdividing.
r
~
13
X. STAFF RECC.IMMENDATIC]N ~
Staff recommends the Pfanning and Environmental Commission forward a
recommendation of approwal, with conditians, to the Vail Town Council for the
applicanYs request of a major amendment ta a special development district (5DD),
pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, ta allow for an
amendment to Speciai Develaprnent District No, 6, Village (nn Plaza, ta increase the total
alfowable gross residential floor area (GRFA) within the district, located at 300 East
Meadow Qrive (Vail Village Inn), Lots M and O, Block 5a, Vail Village 1" Filing, and
setting forth deiaiis in regard fhereta Staff's reeommendation is based upon the re\iew
Qf the cri#eria described in Section IX of this mernorandur-n and the evidence and
testimony presented.
Should the Planning and Enviranmental Commission choose to forward a recommencfatian
for approval, with concfitions, for this rnajar amendrnent to a special development district, the
Qepartment of Community De+relapment recommends the Commission pass the following
rnatpon:
"The Planning and Environmental Commission forwarofs a recammendafron of
approval, with conditrans, to the Vail 7'awn Council far the applicant's request of a
major amendment ta a speciaf development distriet (SDD), pursuanf to Seetian 12-
9A-1 D, Amendment Procedures, Vail Town Code, to allow far an amendment fa
Specfal Development Disfrict IVo. 6! Uillage lrrn Plaza, #o inerease the tofal allowable
gross residential ffopr area (GRFA) withirr the district located at 100 East Meadow
Drive (Vai! Village Inn), Lots M artd Q, Black 5D, Vail Village 9" Filrng, arad setfing ~
forth details fn regard fheretq subject to the following eonditions:
1. Approval of this mafor amendmenf to Specia! Development District (SDD) Na.
fi, Vail Vlllage Plaza, shall be contingent upan Touvrr of Vail approval of the
related design revrewappllcatian.
2. Priar to the rssuance of a building perrrrf far this rnajor amendment fa Special
Develo,amerrt L?rstrict (SDD) No. 6, Vail Village Plara, the applicant shall
submrt a consfruetion sfaging plan ta the Tawrr of Vail Public Works
Department farrevrew arrd approval.
3. Prlor to fhe issuance ofa temparary or frnal Certifrcafe of C?ccupancyfor this
major amendment to 5pecia! L7eveloprrtent District (SDD) No. 6, Vail Village
Plaza, the applicarat shall amend the Condominium Map for the Vail Village
Plaza Condaminiums, pursuant to Cha,pfer 13-6, Condominiurn and
Townhouse Pfats, Vail Tawn Cade. A nofe shall be placed on fhe plaf
icferrtifying the parkirrg spaces ded'rcated to Unts 16, 17, and 29, Vail Viflage
Pfaza Condominiu,ms.
4. Prior to the issuarrce Qfa temporary or frnal Certificate of Occupancyfor fhis
majQr amendment to Special 1]evelopment Districf (SDD) No. 6, Vail Viflage
Plaza, the applicant shall canstruct and/or fund that portion of the East
Nfeadow Dritre S'treefscape lmprovemenfs fo be cvnsfrucfed in accordarrce
wrth the 7own of Vail Streefscape Masfer Plan (see Aftachment E)." ~
14
~ Should the PEanning and EnWironmental Commission forward a recommendation of
appraval, with conditions, to the Vaii Tawn Council for the applicant's requestfor a major
amendrrient to a special development district (SDD), the Department of Carnrnunity
QeWelopment recammends the Cammissi4n makes the iDilowing fanc£ings;
"Based upon the review of the criteria ouflined in Section IK this Staff inemorandum
to the Planning and E'nvironmenta! Cammrssion dafed January 24, 2005, and the
I evidence arrd tesfimany presented, the Planrring and Environmenfal Commissian
finds:
That the proposed majar amer?dment to Specia! Developrraent Distrrct No. 6,
Village Inn Plaza, ta increase the total allowabPe gross resrdenfial floor area
(GRFA) wrthin the district, and setfing forth details in regard therefo, cor2plies with
the nine design criteria outlined in SectiQn 12-9A-8, Var! Town Code.
_ Furthermore, the applicant has derronsfrated to the satisfaction of the
Commission, based upon the testimarry and evidence presented, that any
adverse effects of the requested devratrons from the development standards of
the unaferlying zonrrrg are outweighed 6y the public benefits proviafed.
Lastly, the Commissian flnds fhaf the request is cortsistenf vaith the develapment
goals anaf objectives of the TQwrr."
XI. ATTACHMENTS
~ A. Vicinity Map
B. Applicant's Request
C. Archi#ecturaf Plans
D. Photographs
E. Required Streetscape Master Pian Improvement Area
F. Preliminary East Meaclow Drive Streetscape Design
G. Public iVotice
~
15
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Attachment: B
FRITZLEN PIERCE ARCHITEC~..
VAIL, CQLURADD
~
November 5, 2004
Unit 76, 17, 29
Vail Vil[age Plaza ConrJominiums
Parcel #210108256029
L7escriptian of Request
This Proposal involves exterior irnprcavements to street level eoaiirnei-cizl spaces in Units 16 aiid 17 and
conversion Of Lipper level spaces (primarily Ur3it 29) ta a residential Dwellirog U3iit. Approximately 74
sqttare feet of Uiiit 17, in thc nortlieast carner of the norih pIaza level will be cQnvertec{ to ai1 Entry foc
ihe Dwelliiig Unit ApFaroxirr'ately 161 square feet of Unit 17 will rcmain commcrcial on the narth
pIaza. Uiiit 17 currently contains a"Loft" of 1pproxirnately 153 square feet. This "Loft" will be
removed. llni[ 29 will lae canuerted to a two story residentia'I Dwelling Unit that coiztains
approxii-nately 2104 square feel of GRFA (74 at entry, 853 on level 2, 1177 oat lerrel 3) s Unit 29
curreeitly, is apIaroximately 939 square feet (714 on Ievel 2, 225 on Ievel 3).
The Proposal daes not devi7te from thc deveEopment standards of the underlying zone dis[rict.
~ NEEDS TC} 6E CDMPLETED
ZQn'rn. Anal sis (basecl on Sbd #G and OrcJinance No. 15 Series of 2041 (Uniks 1 6,17,29))
,
Ex i sti ri g ('roposed
Lot Area 150,282 sq. ft. Nn change
Total GRFA 184,457sq. fl. 186,561 sq. ft
Ulllf 17, 29 GRFA None 2104 sy. ft.
DU per aare 12.75 13.25
5ite Caverage 610/o or 92,036 sq. ft. ho change
Setlaacks:
Front ,8' Nca change
Sicies 5' Na chiinge
Rcar 5' No change
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FRITZLEN PIERCE ARCHITECTS -
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Unit 5 Vail Vifla e Canclominium Zonin Anal sis Continued
Height 77.25' (site r1iax)
33.5' (existing Unit 29) No change
Parking 291 spaces
No change in number nf spaces but
conversian of retail space stiould reduce
parkii7g requirerYient (2.4 spaces required
for retail, personal services, 1.4 spaces
reyuared for DLl)
Loading 5 bertlis Nlo change
Commercial Area 25% of GRFA, or 43,096 sq, ft_ 42,740 sy. ft. (43,096 - 1,166)
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TOI~N (~F 1~i~IL ~
THES ITEM MAY AFFECT YOUR PROPERTY
PUBLPC NQTICE
NOTICE 6S HEREBY GIVEN fhat thePpanning and Enviranmenial Commission of the
Town of Vai3 will ho€d a public hearing in accordance wi#h section 12-3-6, Vail Town
Code, on January 24, 2005, at 2:00 pm in the Town of Vail Municipaf Building, in
consideration of:
A request for a recommerrdation to the Vail Town Council for a major amendment to a
special development district (SDD), pursuant to Section 12-9A-1(], Amendment
Procedures, Vail 7nwn Cade, to atlowv for an amendment ta Special aevelopment Qistrict
No. 6, Uillage Inn Plaza, to dncrease the total allowable gross res€dential floor area
(GRFA) within the distriet, loca#ed at 100 East Meadaw Drive (Vail Village 3nn), Lats M
and Q, 8lock 5D, Vail Village 1s` Filing, and setting forth details in regard there#o.
Applicant: Luc Meyer, represented by Fritzlen Pierce Architects
PEanner. Bill Gibson
A request far a site coverage variance, pursuan# to Ghapter 12-17, Variances, Vail Town
Code, to allow for a uariance frorn Seciion 12-21-14, Hazard Regulations, VaiC Town
Code, to allow for site coverage in excess of 15% of the total sote area an a lat with ~
excessive slapes, [ocated at 2672 Cortina Lane, Lrt Block B, Vail Ridge Subdivisian
and setting forth details in regard thereto.
Applicant: Helmut Reiss, represented by Isom and Associates
Planner: E[isabeth Eekel
A reqUes# far a finaf review of an amendment to an approved development plan,
pursuant t4 Sectian 12-7H-7, Exterior Altera#ions or Modification, Vail Town Code, for
the L.ionshead Core Site Hotel, focated at 616 Lianshead CirclelLot 4, Black 1, Tracts D,
H. and G, Lionshead Fifing 1 and Lot 2, Block 1, 7racts H, G, and C, Lionshead Fifing 3,
and setting forth details in regard thereta.
Applicant: Vail Resorts, represented by Braun Assdciates, Inc.
Planner; George Ruther
A reques# for a finaC review of a conditianaE use permit, pursuant tca Section 12-71-1-3,
Permitted and Conditional Uses; First FI4or or Street Level, Vail Town Cocie, to allow for
a temporary business ofFice located at 616 W. Lionshead GircEe (Concert Hall Plaza
Building), Lionshead Filing 4, and setting for#h detaals in regard ihereta_
Applicant: Vail Resorts, represented by Braun Associates, {nc.
Planner: Elisabe#h Eckel
A request for a f€nai review of a canditional vse permit, pursuant ta Section 12-71-1-3,
Permitted and Conditional Uses; Fiest Floor ar 5treet Level, Vail Town Code, to allcaw for
a temporary business office, ]flcated at 450 East Lionshead Circle (Treetops Building),
Lot 6, Lionshead Filing 1, and settsng I`orkh details in regard thereto. ~
Applicant: Vail resQrts, represented by Braun Associates, Inc.
Planner: Bill Gibson
~ A request far a final review af a minor arnendment ta an approved development p6an,
pursuan# ta Section 12-9C-5, Deveiopment Sfiandards, VaEI Town Code, far the Vail
Mountain School, locafed at 3000 Booth FalEs Caurf, Lot 1, Vail Mcauntain School
Subdivisipn, and setting #orth details in regard thereto.
Applican#: Vaii Mauntair, Schvnl, represented by Mauriello Planning Group, LLC
Planner: Matt Gennett
A request for a work sessian to discuss the proposed Chamonix Parcel Master Land Use
Plan pursuant fa Chapter VIII, Section 3, Town of Vail Land Use F'lan, for the Chamonix
Parcel located at Tract D, Vail aas Schane Filing 1, and setting forth details in regard
thereto.
Applicant: Tawn of Vail
Planner: Matt Gennett
The applications and information about [he proposais are available far public inspection
during office haurs at the Town of Vaii Comrnuniky Develapment aepartment, 75 South
Frontage Raad. The public is invited to atfiend project Qrientation and the site visits that
prececJe the public hearing in the Town af Vail Cammunity Developrnent Department.
Please call 970-479-2138 for additkQnal information.
_ Sign ianguage interpretation is availabfe upon request, with 24-hour notification. Please
call 970-479,2356, Telephone for the Hearing Impaired, for informakion.
~ Published January 7, 2005, in the Vail I3aiBy.
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FRITZLEN PI ERCE ARCHITECTS
vAiL, CoLORAoO
• ' Lut, hAE'{
V01L 0usra~E katJ
Town of Vail Re uests Addresses of the foflowin :
9 Vail Road
9 vail Rd
Vail, CO 81657
Attn: Frant Desk
AAMICQ -
Lon Moellentine ~
461 Fiftl) Avenue
New York, NY 10017
1i` E3ank af Vail
17 Vzil Rd
Vail, CO $1657 10
Cnlcrracla Department af Yrinsportation
4201 E. Arkansas Avenue
~ Denver, CO 80222
303-757-9[}11
Crossroads -
Cr•ail~ Cohn
Crossr•oads Management
143 East Me,-~dow Drwe, SuitP 300
Vail, CO 8 I E57
Gateway -
Kevin Deighan
12 l/ail Rd. Suite 600
Vail, CO 81657
Swiss Chalet -
Johanas Faessler
$2 E. Nieadaw Dr,
Vail, CO 81657
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~ FRITZLEN, ' f , I .
PIERCE
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rit)~~;~1+•3.iiie3fC~1i3F,,,~j, I: ~ ~ ~ . . ~ , , t. , R ~ ~ ` , . . , . . i
~ MEMaRANDUM
TO: Planning and Environmental Commission
FROM: Departmen# of Corrimunity Development
DATE: January 24, 2005
SUBJECT. A request for a fEna] rewiew of a conditional use permit, pursuant to Section 92-
7H-3, Permitted and Conditional Uses; First Flaor or Street Level, Vail 7own
Gode, to alfow for a temporary business office, located at 450 East Lionshead
Circle (Treetaps Building)/Lot 6, Va[i Lionshead FiEing 1, and setting forth aetails
in regard thereto.
Applicant: Vail Resarts, represented by Braun Associates, Inc.
Planner: Bi11 Gibson
1. SUMMARY
The applicant, Vail Resorts, represented by Braun P+ssociates, Inc., is requesting a
conditional use permit pursuant to Section 12-7N-3, Permitted and Conditional Uses;
First FEoor or Street Level, Vail Town Code, tQ aflow for a"tertrporary busirress affice"
located at 450 East Lionshead Circle (Treetops commercial building)/Lot 6, Vaii
~ Lionshead Filing 1. This condi#ional use permit requss# will aflovtir #or the relocafiorr of
Vail Resort's exESting mvuntain operations offiees from the Gondola Building, vvhich vuill
be displaced by the construc#ion of the Lionshead Core Site devel+aprnent, to the
currentfy unoccupied retail spaces an the first-floor of the Treetops cQmmercial building
(former Verbatum and VBS, Vail Qike Service, locations). Based upon Staff's review of
the criteria autlined in Section VIII of this memorandum and the eWidence and testimony
presented, the Carnmunity Development Deparkment recommends approvat, with
conditicans, of this request sulaject to the findings and conditions noted in Section IX of
this memorandum.
11. DESCRIPTIOA! OF 7FiE REQ'UEST
Vail Resarts is reques#ing a conditionaE use permit ta allow for the conversian of existing
vacant retail space within the Treetops cQmmercial building into a"temporary business
offiee" for empfoyees directly related ta Vail Resorts' operatian of Vail Mauntain;
administration, snowmaking, mountain opera#ions, ski schoof, marketing, and vfher
similar positions. The existing empty retail spacES will be remode9ed as a"tem,porary
business office" "Temporary business offices" are allowed as conditianal uses an the
first-floor or street level of a buileling in the Lionshead Mixed Use i(LMU-1 ) 17istrict
pursuant to Qrdinance No. 26, Series of 2004.
This conversion, if approved, uvill be alCowed for up to three years from the date of
appraval and wi81 require annual review by the Planning and Environmental Corrmmission.
These "femparary office uses" are intended to be permane'ptly relacated to the new Core
~ 5ite Hotel andlor iVorth Day Lat office building. Therefore, this conditional use permit uviN
expire upon the issuance of a temporary or final Certificate of Occupancy for the
Lionshead Core Site Hatel or the North Day Lot office building.
i
There is na Design Review Board proposal related to the request. A viciraity map ~
(Attachment A), the applicant's request (Attachrrient B), and architectural floor plans
(Attachment C) haWe been attached for reference.
III. BACKGROUND
Qn Navember 16, 2404, the Vail Tewn Councii adapted Ordinance Nr. 26, Series of
2004, to allow "Temporary Business C}ff6ces" on the first-ffoor af buildings within the
- Lionshead Mixed lJse 1 zone district, The purpose of this ordinance is to aflow existing
Lionshead area office uses, which are displaced by the canstruction af redevelopment
projects, to be temporarily relocated within the Lionshead area.
IV. FxEViEVIT1IVG BC]ARD ROLES
Order of Revaew: GenerallY, applicafions wi!l be reYiewed frrst by the f'EC for
accepfability of use and then by the DRB for compfiance of praposed buildings and slte
~ ,plarrnrng.
Planninq and Environmental Commission:
The PEC is responsible for final approval, approval with modifications, or denial of
C(.IF'.
Design Review Board.
The DR8 has NO review authority on a CUP, but must review any 'accompanying DR8
a,n,plication. ~
Town Gouncil•
Aetions af DRB or PEG maybe appealed to fhe Town Council ar by the Town Council.
TQwn Ceuncif evaluates whether ar not the PEC or DRB erred with appravals or denials
, and can uphold, uphold with modifications, or a+rerturn the board's decision.
Staff:
The stafF is responsible for ensuring that alf submittal requirements are provicied and
plans conform to the technical requirements of the Zoning Regulaticans. The staff also
acfvises the applicant as ta cornpliance avith the design guidelines.
Staff prouides a staff rnemo containing background an the property and pr4vides a staff
evaluatian of the project with respect to the required criteria and findings, and a ~
recommendation on approvaf, approval with conditions, or denial. Staff alsa facilitates ;
the review process. d
V. APPLICABLE PLANNING DOCUMEN7S
A. Title 12, Zoning Regulations, Vail Town Code
CHARTER 12-1, 71TLE, PURPOSE AND APPLICABILIT`f (in part)
,
Seefion 92-1-2: Purpose:
A. General: These regulafions are enacted far the purpase of promating the ~
health, safety, morals, and general welfare of the Town, and to prorrrote the
coardinafed and harmonious development af the Town in a manner that wi11
consenre and enhance ifs natural environment and its established character as a
resort and residential community af high quality.
2
~ B. Specifrc: These regulations are intended fca achreve the follawing more specific
purposes:
1. Ter provide far adequate light, air, santtation, drainage, arrd public
faciJffies.
2. 7"o secure safety from fire, panrc, flood, aualanche, accumulation of
snow, and other dangerous conditions.
3. To promate safe and efficrent pedestrian artd vehicular traffic
crrculatr`an and fo lessen cor?gestivn r'rr the streets.
4. To promate adequafe and appropriately located off-street parking and
loading facilifies.
5. To conserve and marrrtain established community qualities and
eeonomic values.
6. Tv encourage a harmonious, canverrient, workable relativnship among
land uses, consistent wr'th Municrpal develo,pment objectives.
7. To prevenf excessive ,populatian densities and c+vercrowding of the
land wrth structures.
8. To safeguard and enhance the appearance of the TQwn.
9. To conserve and ,pratect wildlife, streams, woods, hillsides, and other
desirable naturaf features.
90. Ta assure adequate o{aen space, recreation opportunitres, and other-
arnenifies and facillties conducive to desired living quarters.
11. To tatherwise provide for fhe growth of an orderly and viable
~ commurrity.
CHAPTER 12-2, E3EFINITI'ONS (in part)
Sectian 12-2-2: Definitions
OFFfCE, TEMPORARY SUS1fVESS: An offrce for the cQnduct of generaf
business ana' service actrvities for a duratidn of time not to exceed three (3)
years, subject fa an annual review by the Pfanning and Environmental
Commission to verify the applacant's cornpliance with the cQndrfions of approvaf,
fo accommodate the displacement of an existirag office rn the Tawn of Varl due to
rsdevelapment for fnsuranee agents, brakers, secretarial or sterrographic
senvlces, or offices far general business acti+vifies and transactions, where
strrage, sale, or display of merchandise on the ,premises occupie$ less than ten
percent (1 p%) of the ffoar area. A temporary 6usiness office shall not include
offrces of real estates agents. The applicant shall demansfrate fo fhe Planning
and Environmental Gommission fhaf an ex+sting retarf business is nat
irrvolunfarily displaced 6y a Temporary Business Offrce.
ARTICLE 12-7H: LICDNSHEAD MIXED USE 1(LMU-1) DISTRICT (in part)
Section 12-7H-1; Purpose:
The Lionshead Mixed Use 1 District rs infended fo provide sifes fvr a mixture of
rnultrpfe-family dwellings, lodges, hofels, fractie?nal fee clu,bs, trme shares, Iodge ~
dWerring units, resfaurants, affices, skier services, and commercia! .
establr"shments rn a clustsred, unrfied development. Lronshead Nlixed Use 1
~ Distrrcf, in accordance wifh the Lionshead Redevelo,pment Master Plan, is
rntended fo ensure adequafe lrghf; afr, open space and other amerrities
appropriate fo the permitfed #ypes of buildings and uses and to maintain the
desrra,ble qualities of the Dr'sfrict by establrshing appropriate site devefopment
3
standards. This Drstricf is meanf to encourage and provide incentives far ~
redevelopment in accordanee with the Liorrshead Redevela,p,menf Master Plan.
This Zone District was specifically developed fo provide incentives for properties
to redevelap. The ulfimafe gaal of these incentives is to create an economically
vi6rant lodgr`ng, hausing, and cammercr"aI core area. The incentives in fhis ZQne
Disfrict include lncreases rn allowable gross residential tToor area, building height,
and derrsity over the previausly established zaning in the Lianshead
,4edevelapment Master Plan study area. The prrmary goal of the fncentlves ls to
creafe economrc conditrons favorable to inducing private redevelopment
cnnsistent with fhe Liorrshead Redevelopment Master Pfan. Addrtionally, fhe
incerrtiues are created to hel,p finance public off-site improvements adfacent tv
redevelopment projects. Wlth any d'evelopment/redevelopmerrt proposal taking
advantage of the incentlves creafed herein, fhe following amenrfies will be
evaluafed: streetscape improvements, pedesfrian/,biGycle access, public plaza
redevelapment, public art, roadway improvernents, and similar rmprovements.
5ection 12-7H-3: Permitteaf and Conditional Uses; First Floor or Sfreet L.evel:
A. ~efj'nition: 7he "flrst floor" or "street Ievel" sha!l be defirred as that flaor of the
builcling that is focafed at grade or street level aJong a pedestrianway.
C. Corrditional Uses: The followrng uses shall lae permittea' on fhe frrst f1oor or
street Ievef floor wifhrn a sfructure, subject to issuance of a ccrnditional use permit
rn accardance with fhe ,prauisions of chapter 16 of tiais tifle:
Barbershops, beauty shops and 6eauty parlors. ~
Canference facrlitres and meeting rooms.
Financral mstifutlons, other than banks.
Liquor stores.
Lodges ana' accornmodation units.
Multiple-famrly resrdential dwelling units, timeshare unrts, fractiorral fee
clubs, lodge dwelling unrts, and employee housing units (type !!1(EHU) as
,vrovided in chapfer 73 of this trfle).
Radra, T1/ st'ores, and repair shaps.
Temporary Business Office
I Addifianal uses determined fo be similar to cortditfonal uses described in
~ ttais subsecfian, in aceordance wifh the pravisions of section 12-3-4 of thrs
~ title.
I
Chap#er 12-16: CONaITIONAI. US~S PERMfTS (in part)
5ectron 92-18-1: Purpose; Limitations
!n order fo provrde the flexibrlrty necessary ta achieve the objectives of thrs trfle,
specified uses are permitfed in certain drstricts sub1ect to the grantrrrg of a
candrtranal use permit. Because of fheir unusual or speciaJ characteristres,
condrtional uses require review so that they may be loeafed praperly with respect i
to fhe purposes af fhrs title and with respecf to therr efiecfs on surraundirrg
praperties. The review process prescribed rn this chapter is intended to assure
compafibflify and harmonious development between conditionaf uses and
surroundrng properties in the Town at large. Uses listed as condifiorral uses in
fhe various disfricts may be permitfed subjecf to such condrfions and limifatians ~
as the Town may prescribe to insure that the beation anaf operation of the
conditional uses will ,be rn accordance with the develapmenf objectives of the
Town and will not be detrimerrtal to other uses or properties. Where corrditions
4
~ eannot 6e devrsed, to achieve these objeetives, applrcations fQr candlfronaJ use
permits shall be denied.
B. Liansheacf Redevelopment Master Plan
The Treetop buitlding is also governed by the develapmenf objectives as s#ated in
fhe Lionshead Redevelopment Master Plan. Of tfiae six Policy Objectives outloned
in the Lionshead Redevelopment Nlaster Pfan, stafF has identified the following
objective as applicable to this proposal:
2.3. 1 Renewal and Redevelo mEnt
Lionshead can and should ,be renewed and redevefopment to 6ecorrre a warmer,
more vr6rant environment for guests and residerrts. Lionsheaaf needs an
appea{rng arrd coherent iderrtity, a sense af place, a personalify, a purpose, and
arr improved aesthetic character.
2.3.2 Vifality and Amer+ities
We must seize fhe opportunify ta enhance guesf experience and eomrnunity
interacfion thraugh expanded and addrtlanal activifies and amenrties such as
performirrg art venues, canferenee facilifies, ace rinksf streetscape, parks arad
other recreafional improvements,
VI. ZONIfVG ANALYSIS
~ Zoning: Lionshead Mixed Use 1 District
Land Use PIaR Designation: Tourist CQmmercial
Current Land Use: Vacant retail
Devela rnent Standard Required, Praposed
Parking 14.6 spaces 21,13 spaces (no change)
As this condi#uonal use permit request tanly afFects the use of an ex'rs#ing tenant space
and does not prapase any exterior changes to the existing building; this condifional use
permi# proposal does not after the existing lat area and site dimensians, setbacks,
building height and buBk, density, gross residential floor area (GRF'A), site coverage, or
landscaping and site development. 7he onfy deueloprner,t standard affected, other than
use, is parking. This proposal increases the parking demand for this tenant space fram
12.5 to 14.6 parking spaces. The existing Treetops cammercial buifdrng currently has
surplus parking, and if this proposal is approved, the Treetops commerciai building wilf
still exceed its minimum parking requirement by 6.53 parking spaces.
VII. SURROUNDING LAFJD USES AND ZONING
Land Uses Zoninq
North: Mixed Use General Use District
Sauth: Qpen Spaee Natural Area Presenrafian District
East: Residentiai Lionshead Mixed Use 1 District
West: Mixed Use Lionshead Mixed Use 1 District `
~
5
Viii. REViEW eRIrERiA ~
Before acting an a conditianal use permit application, the Planning and Environmental
Commission shall cansider the following factors with respect to the proposed use:
1. Relationship and impact of the use on the development objectives af
the Tawn.
StafF believes the proposed conversian of existing vacant retail space ta
"temporary busirress offrce" use is consistent with fhe development objectives
of the Town. This conversion from empty retaiC spaces fa "temporary
business office" uses will ensure that Uail Resorts' employees are working
near the ski mauntain and will fill currently vacant space in the Treetops
builc4ing with activity. Staff also befieves this proposal is consistent with the
in#ent, purpose, and standards of Urdinance No, 26, Series of 2004, which
al(ows far this temporary relocation flf office uses within Lionshead.
2. The effect of the use on light and air, distribution of population,
transportatifln facifities, utilities, schools, parks and recreation
facilities, and other public facilities needs.
Staff does nat believe this proposal will have a significant negative effect on
the above criteria in cornparison to existing conditions.
3. Effect upon traffic with particular reference to congestion, automative ~
and pedestrian safety and convenience, traffic flbw and control, access,
maneuverabili#y, and remorral of snow fram the street and parking
areas.
As this proposal exceeds the minimurrt parking standards of the Vaii Town
Cade, Staff does not beiieve this proposal will have a significant negative
effec# on the above criteria in comparisan ta existing conditians. '
4. Effect upan the character of the area in which the proposed use is to be
lacated, including the seale and hulk of the propnsed use in relation ta
surraunding uses.
As this proposal daes not invalve any exterior change to the existing Treetops
cornmercial building, Staff does not believe this proposal will have a
signifiicant negative effect on the above criteria in comparison to existing
corwditians. StafF believes this proposed "#emporary business office" uses will
bring vitality to this currently vacarat tenant space. StafF beliewes that the
temporary nature of this request wilt ensure that the TreetQps commercial
building will be returned to its retaillshopping eharacter (as recommended by
the Lianshead Redevelopment Master Plan and the Lionshead Mixed Use 1
zone dis#ricf) once the construction of the Lionshead Care Hotel construction
has been compieted. ,
~
6
- - - .e
~
~ iK. STAFF RECOMMENDATION
The Department af CommtanFty Development recomrnends the Planning and
Environmental Commission approves, with conditions, this canditional use permit
request to a11ow for the proposed "temporary busrness vffices", located at 450 East
Lionshead Circle (Treetops commerciaM building). Staff's rscommendatian is based
upon the review of the criteria described in Sectian VIII of this memorandum and the
evFdence and testimony presented.
5hould the Planning anc! Environmental Commission choose to approve, with conditians,
this condifional use permit request, the Department of Community Development
recommends the Commission pass the fallawing mation:
"The Planning arrd Enuironmental Cammission approves, with conditions, a
conditfonal use permi#, pursuant to Sectiorr 92-7N-3, Permitted and Canditronal
Uses; Flrst Floor or Street Level, Vaif Town Code, to allovv for a temporary
buslness office, lacated at 450 ,Easf Lronshead Clrcle (Treefaps eammercial
building)/Lot 6, Vail L1ansfiead F!ling 9, and settrng forth details irr regard thereta,
subject ta the following concy'itions:
1. Th1s candifianal use permrt for a temporary business office, located at 450
East Lionshead Gircle (Treetaps cornmercial building), sha!l became valid on
.4pril 1, 2005.
2. This condr'tional use permit for a temporary 6usrness office, lacated at 450
~ East Lionshead Crrcle (TreEtops comrrrercial buiJding), shafl be valid untif
January 24, 2008, subject ta an annual review, on or before January 15€ af
each year, by the Planning and Environmental Commission to verify
compliance wlth fhe conditians of approval. Vail Resarts shall submit
applicatiorrs to the Tovain of Vail Department of Gommunif}r Devefopment in
accardance vvith fhe De,par-tment of Commurtity Development's su6miital
deadlines fQr each annual review.
On any date prior fo January 24, 2008, this conditional use permit for a
ternporary busirress ofiice, located af 450 East Lianshead Circfe (7`reetaps
commercial burlding), shall expire upon the issuance of a temporary or final
Cerfificafe of Occupancy for fhe L1`onshead Gore Site (The Arrabelle at VaiI
Square) or the 111arth Day Lat office building.
3_ This conditional crse permit for a temporary business otfrce, Ioeatea' at 450
East Lranshead Circle (Treefops comrnercial ,building), shalf only aflow for a
temporary business Dff1CB use as defined by C}rdinance NQ. 26, Series of
2004. „
5hould the Planning and EnviTanmenta{ Cornmission choose to approve, with conditions,
this conditional use permi# request, the Department of Community Deveiopment
recamrnends the Commissian makes the following findings:
~
~ "Basea` upon the review of the criteria outlirred in Sectiora Vlll this Staff
memorandurrr to the Pfanning and Envrronmerrtal Commrssron dated January 24,
2005, arrd the evidence and testimany presented, the Planning and
Envrranmenta! Commission finds:
7
!
1. Th@ praposed temporary business office, located at 450 East Lianshead ~
Gircle (Treetops commereial buildrng), rs in accordance with the purpases of
fhe Zonrng Regulations and the Lionshead Mixed-Use 1 District as
referenced by Section V of fhis Sta{f inemorandum to the Planning and
EnvrronmentaC Commissiort dated January 24, 2005.
2. The praposed femporary business office, lacated at 450 Easf Lionshead
Cirele (Treetops commercial burlding), and the conditions under whrch it will
be operated or maintained are nvt detrimental fo fhe pubfic health, safety, or
welfare or mat'erially infurious to properties or impravements in the vicr"nity.
3. The proposcd temporany business offrce, located af 450 Easf Lionshead
Circle (Treeto,ps commercial 6uilding), complies with each of the appGcable
provisions of Chapter 12-96, Gonditiona! Use Perrrrrt, Vail Tawn Code, as
referenced by Secfion V af this Staff inemorandum to the Planning arrd
Enviranmental Commission dafed January 24, 2005."
X. ATTACHMENTS
A. Vicinity Map
B. Applicant's request
C. Architectural Floar Plans
D. Public Notice
~
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Attachment: B .
C.U.P. for Temporary Office Space on 5treet Leve1
Treetops Coiilmercial Buiidin~ ~
I]eceinber 27, 2004 ~
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Descri tion of Pro osed Use
Vail Resort's re-development of the Care Site will necessitate the remaval of the
Gondala I3uBldin~ and in doing so the reYiioval of approximately xx,xxx square feet o#'
office spacc. This eaisting office space is utilized by VR employees directly related to
the trperaiitan of `'ail Mountain (admin, snawmaking, niauntain operations, ski sclhool, ~
znarketing, etc.) and as such tlleiz- affices iieed to be located proximate to the nlountain.
I
This C.U.P. is for "temporary business offices" in aceordance with the recemtly approved ~
amendmcilt to the Lionshead Mixed Use 1 zone district. The proposed officc space is to I
be localeci within the existing street leue] of the Treetops Cainmercial Builditig. This I
space is currently vacant. Tlze tokal sqtaare foQtage of the teznporary office spacc is 5,425 i
square feet. ~
Zaning Consicieratians
The proposed use will nat involtire any changes to the exterior of the building. A.s sucli
there are no changes to square footage, sitc coverage, buildiiag height, etc.
The proposed use represents a cllange in use from previously existing retail use to offiee ~
use. Retail parking requirements are 2.3 spaces per 1,000 sq. ft. and office requirements
are 2.7 spaces per 1,040 sq. ft. This cllange in use techiiiCally results in an increase in
parking rec7uireznen# from 12.5 spaces ta 14.6 spaces, a net iizcrease of 2_1 spaces. The
bulk of the pax-king requirei-neT3t for existiilg office uses in the Candoia Building is
currently being nlet at the North Day lot. Tliis lot will canfiiiue to provide parking for the
pi-oposed temporary flffices at Trectops.
C.U.P. Review Criteria
The fallowing criteria are to be iiscd in eval«ating a conditional use request:
1. Relationsiup and impact of the use on development objectzves of the town.
Response
Tl3e prapased use is directly related to what is argUably the Town's most
impartant development objeetive - the reclevelopinent afthe Care Site_ While the
proposed office use on street level does conflict with the Town's developzx-ient
objective to have retail ancl restaurant uses oci ground floor, tl~e office use is
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teinWorary in iiature. .
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2. Effect of the iise on light and air, ciistrihution of population, #ranspoitation
~ facilities, utilities, schools, paiks and recreatic?n facilities, and ot]-ter public
facililies a?iei public facilities nceds.
ReWanse
The proposed tenzporary use will not affect any of the cotlsiderations dutlined
abave.
3. E#'fect upor+ lraffie, with garticular rei'erence tca can~cstian, aut+~motive and
pedestrian safety ai-id convenieilce, traffic flow atid controI, access,
maneuverability, and remaval of snow frflzn the streets an.d parking areas.
Response
The proposed temporary use involves the relocation of office uses that presently
exist in L,ionshead_ As such, this use will not affect any of the considerations
listed above.
4. EfFect upon the ellaracter vf thc arca in wllicli the proposed use is to bc located,
incjucling the scalc and bulk af the proposed use in relation to surrounciing areas.
Response
Tllere are no exterior ehanges proposed ta the vuilding and as such na change ta
~ scale, bulk or mass.
5. Sucti otller factflrs and criteria as the comniission deems applicable to the
proposed use.
Response
None
6, The enviran niental impacl report concerning tllc proposed use, if an
environiiaenta3 znipact report is i°equired by Chapier 12 of this title,
Respflnse
Na envirvIUxien#al impact rcport is required for this proposed use.
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At!tachment: D
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TO~'N OF VAIL
;
THIS ITEM MAY AFFECT Yt7UR PROPERTY
PUBLIC N(JTlCE
NOTICE iS HEREBY GE1/EN that the Planning and Environmental Comrnission af the
Town of Vail will hold a publie hearing in accordance +rvith section 12-3-6, Vail Town
Code, on January 24, 2005, at 2:00 pm in the Town af Vail Municipal Building, in
consideration of_
A request for a recarnmendation to the Vail Town Council for a major arnendment #o a
special development district (SDD), pursuant to Sectian 12-9A-10: Amendment
Proeedures, Vail Tovun Code, #o allow far an arnendment to Special Develapment District
No. 6, VilFage Inn Plaza, to increase the total allowable gross residential ffoor area
(GRFA) within the district, located at 100 East Meadaw Drive (Vail Vil{age Inn), Lots M
and O, Block 5D, Vail Village 1 st Filing, and setting farth detarls in regard thereto.
Applicant: Luc Meyer, represented by FritzEen Pierce Architeets
Planner: Bill Gibson
A request for a site coverage variance, pursuant to Chapter 12-17, Variances, Vail Tcawn
Code, to allflw for a variance from Sectdon 12-21-14, Hazard Regulations, Vail Town
~ Code, to afiaw for site coverage in excess of 15a/o of the #otal site area on a lat with
excessive slopes, located at 2672 Cotna Lane, Lot 8, Blnck B, Vail Ridge Subdivision
and setting forth details in regard thereto.
Applicant: Helmut Reiss, repre5ented by Isom and Associates
Pianner. Elisabeth Eckel
A request for a fiinal review of an amendmsnt to an appraved develapment plan,
pursuant to Section 12-7H-7, Exterior Alterat'rons ar Modification, Vail Town Code, fior
the Lionshead Core 5ite Hotel, Incated a# 616 Lionshead Circle/Lot 4, 81ock 1, Tracts D,
H, and C, Linnshead Filing 1 and Lat 2, BlacEc 1, Tracts H, G, and C, Lionshead Filing 3,
and setting forth details in regard thereto. '
Applicant: Vail Resorts, represented by Braun Assaciates, Inc.
Planner: George R.uther
A request for a final review of a conditional use permit, pursuant to Section 12-7H-3,
Permitted and Conditional Uses; First Floor or Street Level, Vail Town Code, to aElow for
a temporary business office located at 616 W. Lianshead Circle (Cancert HaII Plaza
Building), Lionshead Filing 4, arrd setting forth details in regard thereto.
Applicant: Vail Resorts, represented by Braun Associates, 1rsc.
Planner: Elisabeth Eekel
A request for a fina1 reviewr of a conditianal use permit, pursuant to Sectian 12-7H-3,
Permitted and Conditional Uses; First F{oor or Street Level, Vail Town Code, to allow for
~ a ternparary business offiGe, located at 450 East Lianshead Circle (Treetops Building),
Lo# 6, Lionshead Filing 1, and setting forth c4etails in regard thereta.
AppZicant: Vail resarts, represented by 6raurr Assaciates, Inc.
P9anner: Bill Gibson
Ar ~
equest for a fmal review of a minor amendment to an approved development plan,
pursuant to Section 12-9C-5, Developrnent Standards, Uail Tawn Code, for the Vail
Mauntain School, lacated at 3000 Booth Falls Courk, Lat 1, Vail Mountain SchOol
Subdivision, and setting farth details in regard therefia.
Applicant: Vaif Mountain School, represented by Maurie3lo Planning Group„ LLC
Planner: Matt Genne#t
A request for a work session to discuss the proposed Chamonix F'arcel Master Lartd Use
Plan pursuant ta Ghapter V161, Section 3, Town nf Vail Land Use Plan, for the Chamonix
Parcel located atTract D, Vafl Das Schrne Filing.1, and setting farth details in regard
thereto_
Applicant: Town of Vail
Planner: Matt Gennett
The applications and infarmatian about #he proposals are available for public ir;spection
during office hours at the Town af Vail Camrrrunity Deweiopment Department, 75 5auth
Frontage Road. The public is invited to attend projecl orientation and the site Wisits that
precede the public hearing in the Tawn ot Vail Community Development Department.
Please call 970-479-2138 far additional information.
Sign Eanguage interpretation is available upon request, with 24-hour notification. Please
call 970-479-2356, Telephone for the Hearing Impaired, for iraformation.
Published January 7, 2005, in the Vail Qaily. ~
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TreetopsfCUI' for 7'caitporary Qffices
Adjacent Progci•tie+; (1wners List
TOWN OF VA.IL
FINANCE DEPAR'FMENT
75 S. FRONTAGE ROAD
VA1L, CO 81657
~
VAiL 21 CflNDOM1NIUM ASSOCIATIQN
CIO GEOFF WRiGHT
610 W LIONSIIEAD CiR
VAIL; CO 8 1657
1
TREETOl'S C0NDOivI1TFILFM ASSOC
% GREAT WEST MGMT & IZF,ALTY CO -
3201 S TAlviARAC 200
DENVrR., CC? 80231
[
LODGE AT LIONSIiEt1D PIIASE 1
360 F. LIONSNrAD CIR
VAII.; CO 81657
[
LODGE AT LIONSHEAD PHASE LII
~ 350 E LIONSHEAD GIR
VAIL, CO 8 i 657
{
LIONSHEAD PIIASI: IC C4NI)O ASSOC
380 L ]LIONSHEAD CR
VAiL; CO $1657
1
VAIL LIONSHEAll CEN'1'IZE CONDONfiNILJM ASSOC;IA`I'ION
520 LIONSHLAD CIR
VAIL. CO 81657
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~ MEMORAIVDUM
~ T4: PEanning and Environmental Commission
FRaM; Department of Ccamrnunity Qevelopment
DATE: January 24, 2005
SUBJECT: A request for finaf review of a conditional use permit, pursuant to Section
12-71-1-3, Permitted and Conditional Uses, Firs# Floar ar Street Level, Vail
Town Code, to allow for a temporary business office located at 616 W.
Lionshead Circle (Concert Hall Plaza Bui1d'ang), Lionshead Filing 4, and
setting forth details in regard thereto.
Applicant: Vaii Resorts, represented by Braun Associates, Inc.
Planner: Elisabeth Eckel
1, SUMMARY
The applicant, Vail Resoris, represented by Braun Associates, is requesting a
conditional use permtt pursuant to Section 112-71-1-3, Permitted and Conditional Uses;
First Floor or Street Level, Vail Town Code, to allow ferr temporary business oftices
located at 616 W. Lianshead Circle (Concert Hall Plaza Building), Leonshead Filing 4.
The conditional use permit is being reqraested #a convert existing, unaccupied retail
space at the Concert Hall Plaza BuiEding into offiee space which is propose far relocation
~ from wEthin the Gondala Building as a result of #he Core Site redevelopment. Based
upan Staff's review of the criteria autlined in Sectian VIII of this rnemorandum and fhe
evidence arod testimany presented, the Community Deveiopment Department
recommencfs approvaf, with conditions, of the request subject to the findings arrd
conditians noted in 5ection IX of this memorandurn.
II. DESCRIPTION OF THE REQUEST
Vail Resorts, representec[ by Braun Associates, is requesting a conditional use permit ta
allow for the conversion of existing wacant retail space within the Concert Hall Plaza
Building into temporary offce space for employees who are being displaced from the
Gondola Building as a result of the Core Site redeveloprnent. The employees being
relocated are directiy refated to Vail Resorts' operafion of Vaii Mountain; therefore, their
presence near the mountain is necessary. The positions being relocated include, but
are not limited to adrrtin9stration, snowmaking, maun#ain aperations, and ski schoal
marketing.
The existing empty retail units proposed for conversifln witnin the Concert Hall Plaza
Building are units 200, 201, 202, and 203. Construction wauld be limited to remcideling
of the interiar spaces, w'rth na exterior changes to the building occurring as a result of the
proposal. The amount of space currently used far offices within the Gondola Building is
approximately 15,000 square feet; 2,512 square feet is being proposed for relocatian
within the Concert Hall PCaza Building and 5,425 square feet is simuEtaneously being
prQposed (alsa 'thraugh a Planning and Environrrrental Commissian conditional use
~ permit application) for relocation within the Treetops BeaiCding.
Accordirag to the Parking and Loading requirements of the Vail Town Coder the chartge
in use from retail to office space will generate an increase of spaces in the parking
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requirement far this space within the Goncert Hall Plaza Builtfing. However, thirty orae (31) of the required spaces for the Gondo1a Building were paid-in-lieu to the Tawn by
Vail Associates in 1997. Because the Gondola Building will be torn down and most of
the uses relocated outside of the LiQnshead area during construction, those "spaces" will
be available to provide parking far the emplayees wha will remain working in the Lionshead area (i.e. office employees relacated ta the Concert Hall Plaza Building).
This conversion, if approved, will be allowed for up to three years frorra the date of
approval and will require annua] review by the Planning ancE Environmental Commission.
These "terrrporary office uses"are intended to be permanently relocated to the new Core
Site Hotel andlor North Day Lot office building. There#ore, this canditional use permit will
expire upon the issuance of a temporary or final Certificate of Occupancy for the
Lionshead Core Site Hotel or the North Day Lat office building.
There is nca associated Design Review 8oard praposaa for this request due ta the fact
that no exteriar changes are being praposed. A vicinity map (Attachment A) and the
public notpce (Attachment B) are attacheti for reference. The applicant's letter of request
(Attachrnent C) and reduced floor p{ans of the praposed spaces (Attachment D) are also
attached for further detail.
III, BACKG'ROUND
On 1Vovernber 16, 2404, the Vail Town Council adopted Ordinance No. 26, Series of
2044, to ailaw "Temporary Business Offices" on the first-flaor of buildings within the
L'qonshead tUlixed Use 1 zone district. The purpase of this Ordinance is to aflorv existing
Lionshead area office uses, which are displacecE by the construction of redevelapment ~
projects, to be temporarily relocated wifhin the Lionshead area.
IV. REVIEWtNG BOARD ROLES
Order of Revr'ew: Generally, applicatlons will be revrewed frrst by the PEC for
acceptabilrty of use and therr by the DRB for compliance of proposed buildings and site
pfanrring.
Planninq and Envirflnmental Commission:
Action: 7he PEC fs respanslble for final approval, approval with modifications, ar
denial of CUP, i
Desi n RevEew Baard:
Actron: The DRB has NO review aufhoriiy on a CUP, buf musf review any
accQmpanying DRB appJication.
Town Council:
Actions of DRB or PEG nnay be appealed ta the Town Council ar by the Town Council.
Town Council evaluates whether or not the DRB ar PEC erred with appravals or denials
and can uphafd, uphold with rnodifications, or averturn the board's decision.
Staff:
r\ The staff is respQnsible for ensuring that all submittal requirements are provided and
plans conform ta thre technical requirements of the Zoning Regulations. The staff alsa
advises the appiicant as to compliance with thre design guidelines. ~
Staff provides a staff inema containeng background on ihe property and provicies a staff
e+ralua#ion of the praject with respect to the requirecE criteria and findings, and a
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, recommendation on approval, approvai with conditions, or denial. Staff also facifitates the
review process.
~ V. APPLICABLE PLANNING DQCUMENTS
A. Title 12, Zoning Regulations, Vail Tawn Cade
CHAPTER 12-1, 71TLE, RURP05E AND APPLICABILITY (in part)
Sectian 12-1-2: Purpose:
A. General: These reguJaticarrs are enacted for the purpose of promoting the
health, safefy, morals, and general welfare of the Tawn, and to prornote the
cpordinated and harmonieus development of the Town in a manner that will
consen?e and enhance its natural environmenr and rts estabJished character as a
resort and residential community of hrgh quality.
B. Speciflc: These regulations are inrended fo achieve the fQllawing more specific
purposes:
7. To pravide for adequafe light, afr, sanrtation, drainage, and pu,6lrc
facilrtles.
2. To secure safefy from fire, panic, flovd, aualanche, accumulation of
srrow, and ofher dangerous conditians.
3. 7o promofe safe and effrcr'enf pedestrian and vehicular traffrc
circuJation and to lessen congestion rn fhe streets.
4. Ta pramafe adequate and appropriately lacafed off-street parkirrg and
~ Joading facilities.
5. To conserve and maintain established cornmunity qualities and
economic values.
6. To encaurage a harmdninus, canvenrent, workable refafionship arrrong
land uses, consistent with Municipal development objectives,
7. To prevent excessive populafion densities arrd overcrvwding of the
lartd vvrth structures.
8. To safeguard and enhance fhe appearance of the Town.
9. To conserve and protect wildlife, streams, waod's, hilfsides, and other
desira6le natural features.
70. 7`o assure adequate open space, recreation npportunitles, and ofher
amenifies and faciEities conducive fo desired living quarters.
11. To afherwise pravide fQr the gro+,vth of an arderly and viable
communify.
GHAPTER 12-2, aEFINITIONS (in par#)
Sectr'On 12-2-2: Defi,7itlonS
(7FF1CE, TEMPORARY BUSINESS: An otfice for the canduct of general
busrness and service aetivrties for a duratron of trme ncrt to exeeed three (3)
years, subject to an anrrual review by the Planrring and EnvironmentaJ
Comrnrssron fo verify the appfrcanf's compliance wtfh fhe cQndrtions of approvaJ,
to accomrnodate the displacement of arr existrng office in the Town of Varl due to
redevelopment for insurance agents, brakers, seeretarral or stenographrc
servrces„ or otfices for general business activrtres and transactions, where
~ srorage, sa1e, or dr`splay of inerchandise on the premrses oecupres less tharr ten
percent (1 p%) of the floor area. A temporary business office shall nof inelude
offices of real estates agents. The applicant shadl demorrsfrate to the Planning
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aRd Environmental Commissr'crn rhat an existing refafl busrness is not involuntarily displaced 6y a Temporary Business Office. ~
Article 12-7H: LIONSHEAD M1XED USE 1(LMU-1) DtSTR[CT (in part)
Sectron 72-7i-f-1: Purpose:
The Lionshead IVlixed Use I Drstrict is iRtended to provrde sifes for a mixture of
mulfipfe-farrr!!y dwellings, lodges, hofels, fractional fee clubs, time shares, lodge
dweIling unrts, resfaurants, offices, skrer services, and cvmmercfaf
establishments in a clustered, unified developmenf. Lionshead Mixed Use I ;
District, in accvrdance wifh the Lionshead Redevebpment Master Plan, is ~
inferrded to ensure adequate light, air, open space and ather amerrities
appropriafe ta the permitted fypes of 6uildings and uses and to maintaan the
desirable qualitres of the Distract by esCabfishing appropriate site development
standards. Thrs District is mearrt to enccrurage and proVide fncentives for
redevelaprr7ent fn accordance with the Lronshead Redevelo,pment Master Plan.
This Zorre District was speciffcally develaped to provide ineentrves for properfles
io redevelop. The ultimate goaf of these incentives is to create an ecanomrcally
vibran[ lodging, housing, and cornmerclal core area. The 1ncentlves in rhrs Zone
Drstricf fncJude tncreases in allowable gross residenfial floor area, butlding her'ghf,
and density aver the prevlously establrshed zaning 1rr the Liarashead
Redevelopment Master Plan study area. The prrmary goal of the incentives is to
create ecanomrc candrtions favorable fo inducing prlvate redevelopment
consistent with ihe Liarrshead 14edevefopment Masfer P1an. Additianally, the
irrcentives are created to help finance public aff-site improvements adjacent io
redevelopmenf projects. With any development/redevelopmenf praposal taking ~
advantage of the incentives created herein, the following amenities wilf be
evaluafed: streetscape tmprovements, pedestrian/bicycle access, public plaza
redevelopmerrt, ,public art, roadway improvements, and similar improvements.
Sectron 12-7H-3: PERMITTED AIICD CONDITfU1VAL USES; FIRST FLODR OR
STREE7 I.EVEL:
A. Deflnitron: 7he "first floor" or "sfreet level" shafl be defined as that flQOr of the
buifding that is Jocated at grade or street level along a pedesfrianway.
C. Corrditronal Uses: 7`he fcrllowing uses shall be perrnitted on the firsf ffaor or
street level floflr wifhr'n a structure, subject to lssuance of a conditronal use permit
in accordance with the provrsions of chapter 16 of thls title:
Barbershops, beauty shops and beauty parlars.
Conferenee facilities and mee[ing rooms.
Financial lnstitutions, ather fhan banks.
Ltquor stares.
Ladges and accommodatiar+ unrts.
Multiple-famr'!y residentral dwe!ling units, timeshare units, fraetionaJ fee
clubs, lodge davellrng urrits, and emplayee housing units (fype l11(ENU) as
provided in chapter 73 of fhis title).
Radr'o, 7'V stores, and repatr shops.
Temporary Business Office ~
Addr'tional uses determined to ae similar to conditional uses described in ~
this subsection, in aceordance vvith the prvvlsions of section 72-3-4 of this
title.
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Chapter 12-16: CON[}1TIONAL USES PERMITS (in part)
~ SectioR 12-16-7: PurpQSe; Limitations
!n order to provide the flexibi(ity necessary to achieve the o6Jectives of this title,
specified uses are permitted in certain districts subject to fhe grantfng Qi a
canditianal use permit gecause af their urausuaf or special characteristies,
canditional uses require review so that they may 6e located praperly wifh respect
to the purposes Qf thr`s title and wrth respect to fheir effects on surrounding
praperties. The review ,process prescribed in this chapter is intended fv assure
compatibilrty and harrnoniQUS develaprrrent between conditional uses and
surrnunding praperties in the TQwn at large. Uses lisfed as conditr'orral uses rn
the various distrlcts may be permitfed su6ject to such condr'tions and lirrritafions
as the Town rrray prescribe to insure that the locatron and operatian of the
conditional uses will be rn accordance with the develapmenf ob,iectives of the
Town and will not 6e defrimenfal to ather uses ar properties. Where conditiorrs
canncrt be devised, to achieve these o6jectives, applicatiorrs for conditional use
permits shall be denfed.
B. Lionshead Rec3evelopment Master Plan
The Treetop building is also governed by the develQpment objectives as stated in
the Liansnead Redevelopment NYaster P1an. Of the six Policy Objectives autVined
in the Lionshead Redevelopment Master Plan, staff has identified the follawing
abjectives as applicable to this propasal:
2.3.1 Renewal and Redevelopment
~ Liorrshead can and should be renewed and redevefopment to become a warmer,
more vrbrant environrnerrt for guests arrd resrtfents. LiQnshead needs arr
appealing ana' coherent identity, a sense of place, a persanality, a purpose, and
an rmproved aesthetic character.
2.3.2 Vifality and Arnenities
We rnust seize fhe opporfunity to enhance guest experience and community
inferaction through expanded and additional activities and amenities such as
perfarming art venues, conference facilr'ties, ice rinks, streetscape, parks and
other recreafianal improvements.
VI. ZdNING ANALYSIS
i
Zoning: Lionshead Mixed Use 1 District
Land Use Plan Designation: Tourist Commercial Current Land LJse: Vacant retaillNlixed Use
The subject eonditional use permit request oniy affects the use af an existing tenant
space and does not propase any exteriar changes to the existing bualding. Therefore,
the cQnditional use perrnit proposal daes not alter the existing !ot area and site
dimensions, setbacks, buiEding height and buCk, density, grass residential floor area
(GRFA), site coverage, ar landscaping and site development. The onEy develapment
standard affected is parking. Zhe change in use frarrn 2,512 square feet of retail space
to 2,512 square feet of office space generates a park6ng increase fram five spaces to six
~ spaces (5,7776 spaces to 6.7824 spaces). Cansec}uently, the parking demand is
increased by one (1.0048) additional parking space. However, in 1997, Vail Associates
paid-in-lieu for thirty one (31) parking spaces at the Gondola BuiEding. In spite of its
demalition, that amount wiEl remain paid-in-lieu and one (1.0048) space wilf be
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subtracted from the total number of spaces paid for {leaving 29.0052 spaces paid for '
and urrused} arad thereby wil] be available to employees whose office space is being ~
relocatecf into the Concert Ha11 Plaza Building.
V11. SURROUNDING LA1VD USES AND ZONING
Land Use Zoninq
North: Residentia! Lionshead Mixed Use-1 District
South: Residential Lionshead Mixed Use-1 Distrsct
East: Mixed Use Lionshead Mixed Use-1 Distrfct
West: Residential Lionshead Mixed Use-1 Qistrict
Vfll, REVIEW CRITERIA
Before acting on a canc{itional use permit application, the Planning and Environmental
Comrriission shall cflnsider the following factors with respect to the proposed use:
1. Relationship and impact of the use on the development objectives of
the Town.
5taff believas the propased conversion af existing vacant retail space to
temparary business affices is consistent with the deuelopment objectives of
the Town. This consistency i5 based upon the emphasis which the
Lionshead Redevelopment Master Plan and the Town Code place on
redevelapmerrt, which is prompting the propased conversion. The coRVersion
from empty retail spaces to temporary business offices will ensure that Vail ~
Resorts employees are warking near the mountain and will fil] currently
vacant space in the Concert Hail Piaza Building with life and activity.
2. The effeet af the use on Iight and air, distribution of population,
transportat'ron faciiities, utilities, schools, parks and recreation
facil's#ies, and other pubpic facilities needs.
Staff believes that the proposed conversion will have na effect on the above
criteria efue to the IacEc of proposed exterior changes. 3. Effect upon traffic with particular reference to cvngestion, automotive
and pectestrian safety and canvenience, traffic flow and control, access,
maneuverabiltty, and rem6val of snaw from the streei and parking
areas.
Staff believes that the proposeti conversion wilf not negativeiy impac# the
above criteria. Furthermore, Staff believes that the temporary infill af
current[y vacant space by business o#fices will add same vitality and
movement to the pedestrian enuironment within Cancert Hall Plaza. The
pravisian of parking will remain due to the paid-in-lieu spacss pravided for the
Gondola Building.
{ 4. Effect upon the character of the area in which the proposed use is to 6e
located, including the scale and bulk of the proposed use in relation to
starrounding uses. ~
Staff believes thaf the character of the area in which the proposal is ta be
Iocated will be affected in a positive way thraugh the additian of some vitality
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in ara otherwise stagnant area. The scale and bulk of the preposect use is
irrelative to the above criteria.
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IX. STAFF RECQMMENDATIClN
The Cammunity Development Department recommends that the Planning and Environmental
Commissian approves, with conditions, the applicant's request for a conditional use permit,
pursuant #o Section 12-7H-3, Permitted and Conditional Uses; First Floar or Street Levef, Vail
Town Code, to allow for a temporary business office iacated at 616 W. Lionshead Circle
(Concert Ha61 Plaza Building), Lionsnead F6ling 4. Staff's recomrnendation is based upon the
review of the criteria tfescribed in Sec#ian UI1I of this memorandum and the evidence and
testimany presented.
Should the Planning and Environmental Commission choose ta approve, with conditions, this
conditional use permit request, the Department of Community Development recommends the
Cornmission pass the following motion:
"7he Plarrning and Errvironmenta! Commrssian approves, wfth conditions, a
eartditranal use permif, pursuant to Section 12-7h1-3, Perrnitted and Canditional
Uses; Firsf Flaor or Street Level, Vail Town Gode, to allow for a temporary
busrness aftice, lacated ar 616 W. Lionshead Gircle (Concerf Hall Plaza
Buildrrrg), Lionshead Filing 4, arrd settirrg farth detarls in regard thereto, subject to
the fo!lowing condifions:
1. This cvnditional use permit for a temporary business office, loeated af 616 W.
~ Lionshead Circle (Concert Ha11 Plaza Buflding), shall become walid on Apri! 1,
2005.
2. This conditional use permit far a temporary 6usiness office, focated af 616 W.
Lianshead Circle (Concert Hal! Plaza Burlding) shalf be ualid until January 24,
2008, subject fo an annual review, orr nr 6efare January IS' of each year, by
the PCanning and Environmental Commrssion fo verify compliance with the
corrditions of approval. Var! Resorts shall submit applications to fhe Town at
Vail Department of Camrnunity Geveloprnenf in accordance with the
Department of Communiry Develapment's submittal deadlines for each
annual reuiew.
On any date prior fo January 24, 2008, this conditionaf use permit for a
temporary business office, located at 616 W. Lionshead Circle (Concert HaJ!
Pfaza Buildrng) sha11 expire upon fhe issuance of a temporary or fina!
Gertfficafe of Occupancy for ihe Lianshead Cnre Srte (The Arrabelle at 1?ar!
Square) ar the North L?ay Lot offrce buildirag.
3. This conditronal use permrt for a temporary busrness office, located af 616 W.
Lronshead Gircle (Concert Nal! Plaza Building), shall only a11ow for a
temporary busrness office use as defined by Ordrnance lVQ. 26, Serres o#
2004. f,
Should the planning and Environmental Commission choose fa approve, with conditions,
~ this conditional use permit request, the Departrnent flf Gomfnunity Deweiopmeni
recommends the Commission makes the following findings:
7
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`Based upan the review of the criteria outlined in Section VlII of this Staft '
memorandum to the Planning and Environrrrenta! Commission dated January 24, ~
2005, and the evidence and testirnony presented, the Planning and
Environrnental Gommission finds:
1. The proposed femporary 6usiness otfices, lacated at 616 W. Lionshead
Circle (Concert Haff Plaza Bulldfng), are in accordance with the pUrpQSes Qt
fhe Zonirtg RegUlatians artd the Liorrshead Mrxed-Use i flistrict as
referenced by Section Vof this Staff inemorandum tQ the Pfanning and
Environmentaf Commissiorr dated January 24, 2005.
2, The proposed temporary business offices, lacated at 616 UV. Lionshead
Circfe (Goncert NaN Plaza Building) and the conditions under vvhich they wiJl
be operated or maintained are not detrimental to the public health, safety, or
welfare or maferlafly injuriaus to properties or rmprovements rn the vicinity.
3. The proposed temporary business offices, locafed af 616 W. Lionshead
Circfe (Goncert Hall P1aza Building), comply wrth each of fhe applicable
provisions af Chapfer 12-16, CondrtionaJ Use Permit, Varf Town Cade, as
refererrced by Sectron V of this Staff inerrrorandum ta the Planning aRd
EnviroRmenta! Commrssiorr dafied Jancrary 24, 2005. „
X. ATTACHMENTS
A. Vicinity Map
B. Public Notice ~
C. Applicant's Request
Q. Reduced Fiaor Pfans
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, T'DWN 4P IL ~
THIS ITEM MAY AFFEC7 YOllR PR4PERTY
PUBLIC N07[CE
NOTICE IS HEREBY GIVEN that the Planning and Enviranmental Cammission of the
' Town of Vail wili hald a public hearing in accordance with section 12-3-6, Vail Town
Cade, an January 24, 2005, at 2:00 pm in the Town of Vail Municipal Buiiding, in
consideration of;
A request for a recommenc4ation to the Uail Town Council for a major amendment to a
special development distric# (SDp), pursuant to SectiQn 12-9A-10, Amendment
Procedures, Vail Town Code, to allow for an amendment to Special DeveRopment District
No. 6, Village Inn Plaza, to irrcrease the total allowable gross residential floor area
(GRFA) wEthin the district, lacated at 100 East Meadow Drive (VsiE Village Inn), Lots M
and O, Block 5D, Uaii Viflage 1-" Filing, and setting forth details in regard thsreto.
Applicant: Luc Meyer, represented by Fritzlen Pierce Architects
Pianner Bill Gibsan
A reques# for a site coverage variance, pursuant to Chapter 12-17, 11ariancES, `Jai! Town
Code, to allow for a variance from Sectian 12-21-14, Hazard Regulations, Vail Town
Code, ta allow far site coverage in exces5 of 15% af the tota'I site area an a lot with ~
excessive slopes, located at 2672 Ccartina Lane, Lat 8, Black B, Vail Ridge Subdivision
and setting forth details in regard thereto.
Applicant: Helmut Reiss, represented by Isom and Associates
Planner: Elisabeth Eckel
I
A request for a final review of an amendment to an approved development plan,
pursuant to Section 12-7H-7, Exterior Alterations or Madification, Vail Town Code, for
the Liansheacf Core Site Hatel, located at 616 Lionshead CirGlelLot 4, Block 1, Tracts D,
H, and C, LiQnshead Filing 1 and Lot 2, Block 'E, Tracts H, G, and C, Lionshead Filing 3,
and setting forth details in regard thereta.
' Applicant: Vail Resorts, represented by Braun Associates, Inc.
Planner: George Ruther
A request for a final review af a conditional use permit, pursuant to Section 12-7H-3,
Perrnitteti and Conditional Uses; First FloQr or Street Level, Vaal Town Code, to allow for
a temporary busmness office located at 616 W. Lionshead Circle {Cancert Hall Plaza
Building), Lionshead Filing 4, and setting forth de#ails Fn regard thereto.
Applicant: Vail Resorts, represented by Braun Associates, Inc_
Planner: Elisabeth Eckel
A request for a final revieuv of a conditional use permit, pursuant to Section 12-7H-3,
F'ercnitted and Conditional Uses; First Floor or Street Level, Vail Town Code, to allow for
a temporary business office, located at 450 East Lionshead Circle (Treetops 8uilding),
Lat 6, Lionshead Filing 1, and setting forth details in regard thereto. ~
Applicant: Vail resor#s, represented by Braun Associates, Inc.
Planner. Bifl Gibson
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~ A request for a final review of a minor amendment to an approved development plan,
pursuant to Section 12-9G7-5, Development Standards, Vail Town Code, for the Vail
Mountain School, located at 3000 Booth Falls Court, Lot 1, Uail Mountain School
Subdivisfon, and setting farth details in regard thereto.
,4pplicant: Uaii Moun#ain Schaol, represented by Mauriello Planning Group, LLC
Planner: Matt Gennett
A request for a work session #o discuss the proposed Chamanrx Parcel Master Land Use
Plan pursuant #o Ghapter VI[I, Sectifln 3, TQwn of Vaii Land Use Plan, for the Charnonix
Parcel located at Tract D, Vail Das Scfi4ne Filing 1, and setting forth details in regard
thereta.
Applicant: 7awn of Vail
Planner: Ma#t Gennett
The app3ications and inforrnation abaut the proposals are ava0able for public inspecfion
during office hours at the Town of Vail Community Developrnent Deparkment, 75 South
Frontage Raad. The public is Envited ta attend project orientation and the site visits that
precede the public hearing in the Ti own of Vail Community Development Deparkment.
Piease call 970-479-2135 for additional information.
Sign language interpretation is available upon requesi, with 24-hour notification. Please
call 970-479-2356, Telephone for the Hearing Irnpaired, far information.
~ Published January 7, 2005, in the Vail Daily.
~
Atkachrnent
i
C.U.P. forTemporary Office Space on Street Levcl ~
Concert Ha11 Plaza
Dccembcr 27, 2004
Descri tian of Pro osed Use
Vail Resort's re-clevelopmei1t of the Care Site will necessitate the reinoval oftlae
Gondola Building and in cioizig so tlae reziioval of approximately xx,xxx square feet of
office space. This existii7g office space is utilired by VR einployees directiy related to
the operatioil of Vail Motzntain (adniin, silaw»iaking, i-nountain Qperatioiis, ski school,
marketing, etc.) and as such theiz off ces need to be located proxzmate ta the mountain.
Tiiis C.U.P. fs for "temporary husiness offices" in accordance wbth the recentIy approved
ainendment to the Liomshead 1Vlixed Use l a.one ciistrict. The proposed offiee space is ta
be located witlliri four existing caniinercial spaces at street level of the Concert Hall Plaza
Building. These spaces are currently vacant. The total square footage of the ternporary
oCfice space is 2,512 square feet.
'Loning Consideraticans ~
The proposed trse will not involve any changes to thc exterior of the builcling. As such
there are no changes to square foofage, site coverage, building height, etc.
The praposed usc represents a change in tise from previously existing rctail use to office •
use. Retail parking requirements are 2.3 spaces per 1,000 sq. ft. and office requirerra.ents
are 2.7 spaces per 1,000 sq. ft. Tliis chazage in use technically results in an increase in
parking requiremcnt from 6.0 spaces to 6.8 spaces, a net increase of .S spaces. Thc bulk
of the parking requireiileait for existing., e?ffice tises in the Gondola Btiilding is curre:ntly
being met at t]Ie I*lorth Day lat, This lat will corltinue ta provide parltiug for ihe proposed
temporary offices at Cancert Hall Piaza.
C_L7.P. Review Critena
The following criteria are ta lae used r» evaluatiiig a conditionat use request:
1. Relationship anci impact of the use an dcvelQpirient objectives af the town.
Response The proposed use is directly related to wliat is arguably the Town's most
importat3t dctirclopnient abjective - the rcdevelogment of the C.ore Site. VJhile the
proposed of(ice tise on street level cioes conflict witll the Towa1's devefopnient
oUjective tc, have retail and restaurant uses on 2round floor, the affice Li5e is
temporary i17 nattirc. ~t
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' 2. Effeci of the use aii liglit aiid air, disti•ibution of papulation, transportatioii •
~ facilities, utilities, scllools, parlts and t°ecreation Facilities, and Qtlier pub3ic
facilities and puvlic facilifiies aleeds.
Response
The proposed temparary use will not affect any of the considerations outIined
abnve,
3. Effect upon traffic, with particular reference to congestion, autonaative al1d
pedestnan safety axid convenience, traffic flow and cantrol, access,
maneuverability, and reniaval of snow firom the streets and parking areas.
Respanse
Tlze proposed temporary use involves the relocation of office uses that presently
exist in Lionshead. As such, this tise will not affect any of tl-le cansicierations
lis#ed above.
4. Cffect upan the chaz-acter• of tiie area iiZ wliicli the proptised use is to be ]ocatetl,
incluciing the scale and bulk of the proposed use zn relatian to surrounding areas.
Response
There are nca ektez-zor changes prapased to i17e building and as such no change tv
~ seale, bulk ar mass.
5. Such other factars aiid criteria as the comniission cieerns applicable to the
proposed use,
Response
None
6, The environmental iYalpact report conceniing the proposed use, if an
environmental impacf repart is required by Chapter 12 of tilis title.
Response
Na enviroiunetifal inipact repor# is reqtiircd for this proposed use.
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MEMQRANDUM
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TO: PEanning and EnWironmentaE Commission
FRC)M: Cammunity Develapment Department
DATE: January 24, 2005
SUBJECT: A request for a site coverage variance, pursuant to Chapter 12-17, Variances,
Vail Town Code, to allow for a variance frarn Section 12-21-14, Hazard
Regufations, Vail Town Cocle, ta allaw for site cowerage in excess af 15% of the
total site area on a lot with excessive sfopes, located a# 2672 Gortina Lane, Lot 8,
Block B, Vail Ridge Subdiwision and setting forth details in regard thereta.
Applicant: Helmut Reiss, represented by Isom & Assaciates
Planner; Elisabeth Eckel
1. SUMMARY
The applicant, Helmut Reiss, represenied by Isom & Associates, is requesting a variance frQm
Section 12-21-14, Hazard Regulations, Vail Towra Code, to allow for sitE coverage in excess of 15%
of the tcatal site area an a lat with excessive slopes, Iocated at 2672 Cortina Lane, Lot 8, Black B, Ilail
Ridge Subdivisson. The requested variance is the result ot a proposal to ex#end the dining area af
• the residence, which is 1ocated on a 13,651 square foot lot with sloPes greater than thirty percent
(30°Io). St2;ff is recommending denial of the requested variar,ce because a practicaf difficully or
harciship does not exist and approval of the varcanee would cons#itute a grarrting of special priuilege
to ihis property owner.
11. DESCRIPTIQN OF REQUEST
The applicant is requesting a site coverage variance in orcier to ackd a bay window and additional
Gross Residential Flaor Area (GRFA) to the dining area of his residence, which is Iocated in the Vail
Ridge Subdivision in West Vail. The [at k5 zoned PrEmary/Secondary Two Family Residential, which
limits the allowabie site caverage to 15% on a lot with excessive slopes (slopes greater than 30%).
The applicant is requesting an additiprtal 111 square feet caf a comfortable margin of remaining
GFCFA. However, the addition of the requested GRFA would cause the 15% site coverage
regulation ta be exeeeded by .9°!a, raising the tatal site coverage on #he Io# ta 15.9%a. The applicant
belaeves that a hardship exists due to the excessive slopes an the lot. A vicinity map depicting the
location of the residenee is attached for reference (attachmeni A). Reduced copies of the proposed
site plan and elevations are attached far reference (attachment B) as is th€: written request from the
applicant's representative (attachment C) and the public natice which preceded the request
(attachment D).
III. BACKGRDUND
Qn Decernber 7, 1992, the Planning and Envirpnmental Comrnission approved variances to aflow for
the development of three single-family residences at Lots 7, and 9, Vail Ridge Subdivisian. . The
~ Planning and EnvirQnmental Cornmission approval granted the Chalets variances fram walE neight
standards in excess of three feet within the front setbacks and in exeess rf six feet
~ *wt
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~
V. APPL.ICABLE PLANNING DOCUMENTS
Zoning Regulafions ~
;
Sectian 12-2 Definlfions SITE COVERAGE: The ratio of fhe tofal building area on a site to the tcatal area of a site, expressed
as a percentage. Far thepurpcase of calculatrrag site caverage, ,"building area" shall mean the tatal
horizontal area of any burfding, carport, porte cochere, arcade, and covered or roofed walkway as
rneasured from the ea;erior face nfperimeter walls or supparting columrrs above grade oratground
level, whichever is the greater area. For the purposes of fhis definrtlon, a balcony or deek projecting
fram a hrgher elevafiorr rnay extend over a lower bafcony, deck or walkway, and in sucfr case the
higher balcony or deck shall nat be deemed a roof or coverpng for the lower balcany, deck or
walkway. In addrtion to the above, burldirrg area sha!l also include any portion of a roof overhang,
eaves, or covered stair, covered deck, coveredporch, covered terrace orcovered patio that extends
mare than four feet (4) frnm the exterror face of the perrmeterburlding walls or supparttng columns.
Secticrn 72-6D-9 Primary/SecQndary Districi (rR part) ~
12-6D-5: LC7T AREA AND 51TE DIMEJ11S1ONS: The mr'nimum lot or srte area shaJf be frfteen
thousand (15,000) square feet of burJdable area, aRd each srte shafl have a mrnimum froncage of
thrrty feer (30). Fach srte shall be of a size and shape capabfe of eraclosi'rr,g a square area,
eighty feet (80) on each side, vvrfhiR its bourtdaries. (Ord. 12(1978) § 3; Qrd. 30(1977) § 2) •
12-6D-9: SlTE CC?VERAGE: Srte coverage sha11 not exceed twenty percerrf (2401o) of the fotal
si[e area. (C)rd. 41(1990) 5: Ord. 30(1977) § 2)
~
Secfian 12-17 Variances (in part)
12-17-1: PuRPasF:
A. Reasons Far Seeking Variance: fn order fo prevent or [o lessen such practical diffPCUlties arrd
urrnecessary physlcal hardships inconsistent with !he objectives of thls title as would resc~ft from
sfr'ict or lrteral interpretation and enforcement, uarrances from eertarn regulatlons may be granted. A
practicaf difficulty nr unnecessary physical hardship rnay result from the size, shape, or dimensions
of a site or the locatiorr of existing structures thereon,- from topographrc or physicaf conditions on
fhe site ar in the imrnediate vieinity; or from other physrcallimitations, streetlocatians or cvnditions in the rmmediate vicinrty. Cos[ or inconvenience to the applicarrt of sfrict or dlteral compliance with a
regulation shalf noi 6e a reason fargranting a variance.
12-17-5: PLAlVNING AND ENVfRONMENTAL COMMtSSION pGTlC)N: "
Withr`n 1wenty (20) days of the clasing of a public hearing on a variance application, the plannrng and
environmental commfssion shall ac( on the appllcation. The cammrssfon may apprave the
applicatiQn as submitted ar may apprave the ap,plrcation subject ro such rraadrfications or conditions
as it deems necessary to accomplish the purposes of this trtle, ar the cornrr7is,sr'on may a'eny the
applieation. A varrance may be revocable, may be granted far a lrmifed trme periad, or may 6e
grarr[ed subject to such other condrtr"orrs as the corrrmrssion may prescrrbe.
,
12-17-7.- PERMITAPPRQVAL AIVD EFFECT:
Ap,vroval of the variance shalf lapse and becorne void if a buildirrg permit rs not abfairred and ~
3
GRFA: 5,973 sq. ft. 3;842 sq. ft." 3,853 sq. ft.*
! Site Caverage: 2,042 sq_ ft. (15°fa) 2,042 sq. ft. (15%) 2,162 sq. ft. (15.9%)
Landscape Area: 8,169 sq. tt. (60%) 8,985 sq. ft. (661/o) 8,865 sq. ft. (65a1o)
Parking: 3 spaces 3 spaces no change
; The Exlsting and Pro,aosed GRFA calculations reflect no basement deduction. Because a
comfortable margln of square foo[age remains unused, thaf deductlan was deemed
unnecessary at this time.
VIf. SURROiJNDING LAND USES AND ZONING
. Land Use Zoning
fVorth: ResidEntial Primary/5econdary
South: Residential Primary/Secandary
East: Residential Primary/Secondary
West: Residential Primary/Secondary
VIII. CR9TERIA ATJD FINDINGS
A. Consideration af Factors Regardinq the Site Cflveraqe Variance:
1. The relationship of the requested variance to other existing or patential
uses anci struc#ures in the vicinity.
! With the exception of a possible visual disturbance to the neighbor to the
east, the requested varianee would have fittle to no effeet on other
structures in the wicinity.
2. The degree to which relief from the strict and litera[ interpretation and
enforcement of a specified regulation is necessary to achaeve
compa#ibility and uniform9ty of treatment arnong sites in the ?rieinity or
to attain the objectiues of this title withaut a grant of special privilege. ~
Staff believes that the relief from the struct and literal interpretation of the
site coverage regulation would con5titute a grant of special privilege. The
restrictian af 15% site coverage on lots with s2eep slopes within the
primary/secondary zane district (vs. the 20°Jo site caverage regulation for
normally-sloped lots) was designed to help protect and lirnit the effect of
developmeni of such lots and is enforced in Qrder "fo help profect the
inhabitants of the Town frorn dangers rclating fo developrrten[ af ...steep
slopes and geQlogically seRSitive areas".
Though the applicant is reques#ing less than a 1% increase in site
couerage and the residence is located on a lot on steep slopes, the
structure was able to be designed and built in 1993 in complkanGe with the
site coverage parameiers far a lot on steep slopes. This is the first request
from any of the Cortina Chalets, since cQnstruction, for a site eaverage
variance_ Therefore, a variance from the Planning and Environmental
~ Commission would be viewred by Staff as unnecessary to aehieve
corripatibility and unifarmity o€ treatment at this site.
5
3. That the variance is nat warranted ior one or more of the following reasons: ~
a. The strict literaf interpretation car enforcement of ihe specified regulatian would
not result in practical difficulty or unnecessary physical hardship irrconsistent
with the objectives of this title.
b. There are no exceptions or extraordinary eircumstances ar conditions
applicable to the same site of the variance that do not appky generally to ather
properties in the same zane.
C. The strict interpretatian 4r enforcement of the specified regulation wauld not
depri+re the applicant of privileges enjayetl by the owners of ather properties in
the same district.
X. ATTACNMENTS
A. Vicinity Map
B. Reduced Plans
C. Appficant's Request
D. PublicatiQn Natice
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, Attachment G
~ ISOM & ASSOCIAT
~ArGhiteckUre Lapd Planring - Project Marageinent
December 23, 2004
'I'own of Vail
Departinent of Community DeveiopmenC
Elizabeth Eckel
75 Soutil rrontaae Road
Vail, CCl 81657
Rc: Lot 8, BIock B, V aii Ridge Subciivision, 2672 Cortina Lane, Parcel
#21(}314203(}34 Variance Request.
Dear Elizabeth:
~ The foilawin~ is an application for a~,Iariance in accordance with Section 12-17-2 of thc:
`I`oNyn af VaiX Land Use Regulations. The following infornation is provided:
~ A. Qrvner is Helmut ReisS, 1401 Lavender Lane, Laguna Beach, CA. 92651.
Attached is autlaorization frorri Mr. Reiss for Isom & Associates to make the
application.
B. Legal Descriptian is Lot 8, Block L3, Vail Ridge Subdivision, 2672 Cortina
Lane.
C. The Varia.nee requcsted is an aciditionai ii1aximlum of 120 square feet to the
site coverage. The site coverage is currently 15% of 13,764.96 square feet ar
2,064,74 square feet. The current residence is approximately 2,444 square
feet_ `rhe owner wauld Iike to build a dinning room on the riorth east corner df
lais residence which is approximately 9' 9" x] 1' 6`/2" plus a bay wzndow
approximately 6' x 2' 6". The dinning room is approximately I 11 square feet
and the bay window is approximately 15 square feet. There is approximately
2000 square feet available in GRFA for this site but it wauld be a hardship tc)
build vertically on tliis site. The varianee requested would not im.pact any uF
ihe adj acent property.
D. A site plan is attaclned showing the existing and proposed addition with site
~ bQUndary, required se# backs, and building location. The floor pIans and
elevations for the addition are attached.
!'.0Box Y, Ea0!2, C01kurado 8163, (97U) 32£3-2388
1=,V (970)328-6268
~
Attachment D
. i~'~'~i•
TOW?V OF VAIL
THIS CTEM MAY AFFECT YOUR PROPERT'(
PUBLIC NO7ECE
NOTICE IS HEREBY GIVEN that the Planning and Enuiranrnentai Commission of the
Town of Vail wilf h4id a pvblic hearing in accordance with seckion 12-3-6, Vail Town
Code, on January 24, 2005, at 2:00 prrz in the Town of Vail Municipal Building, in
consideration of:
A requESt for a recarr7mendation to the Vail Tawn Gouncil for a major amendment to a
spacial deueloprnent district (SDD), pursuant to Sectaon 12-9A-10, Amendmerrt
Procedures, Vail Tawn Code, to allow for an amendment to Special Development Distr'sct
No. 6, Vilfage Enn Plaza, ta increase #he tatal aflawable gross residential floor area
(GRFA) within the district, Iocated 2t 100 East Meadow arive-(Vail Vil~age Inn), Lots M ;
and Q, Block 5D, Vail Viilage 1s` Filing, and setting farth detaifs in regard thereto. I
ApplFCant: Luc Meyer, represented by Fritzlen iPierce Architects
Planner: Bill Gibson
A request for a site coverage variance, pursuant to Chap#er 12-17, Variances, Vail Tawn
Gade, tcs allow for a variance from Section 12-21-14, Hazard Regula#ions, Vail Tawn
~ Code, to a41c+w for site coverage in excess of 15% of the total sEte area on a lot wifh .
y4` "
excessive slopes, located at 2672 Cortina Lane, Lat 8, BIock B, Vail Ridge Subdivisian
and setting forth details in regard thereto.
Applicant: Hefmut Reiss, represented by Isom and Assaciates
Planner: Elisabeth Eckel
A request for a final review of an arnendment to ara approved dev'elopment plan,
pursuant to Section 12-7N-7, Exieriar Alterations or Modification, Va"sl Tawn Code, far
the Lionshead Core Site Hotel, located at 616 Lionshead CircfelLot 4, Block 1, 7'racts D,
H, and C, Libnshead Filing 1 and Lot 2, Bloek 1, Tracts H, G, and C, Lionshead Filing 3,
and setting forth details in regard thereto.
I Applicant: Vail Resarts, represented by Braun Associates, Inc.
PSanner: George Ruther
A request for a final rEVietv of aconditional LPSe permit, pursuant to Section 12-7H-3,
Permitted and Conditional Uses; Firs# Floor or Street Level, Vail Town Code, to aIlow for
a temporary business office lacated at 616 W. Lionshead Circle (Goncert Hall Plaza
Building), Lionshead Filing 4, and setting forth detaiis in regard thereta.
Applicant: Vaif Resorts, represented by Braun Associates, Inc.
Planner: Elisabeth Eckel
A requesk for a final review of a conditianal use perrnit, pursuant to Section 12-7H-3,
Permitted and Conditional Uses; First FIQOr or Street Level, VaiV Town Code, to ellow for
a temparary business office, locaked at 450 East Lionshead Circle {Treetops Building},
Lot 6, Lionshead Filing 1, and setting forth details in regard thereto. ~
Applicant: Vail resorts, represented by Braun Associates, Inc.
Planner: Bill Gibsan
~ MEMORANDUM
TO: Planning and EnWironrnental Commissian
FROM: Cornmunity Develapment Department
DATE: January 24, 2005
SUBJECT: A request'far a final review of a minor amendment to an approved devefopment
plan, pursuant to Sect+on 12-9C-5, Development Standards, Vai1 Town Code, for
the Vail Mountain Schvol, lacated at 3000 Boath Falls Court, Lflt 1, Vaie Nbun#ain
School Subciivisian, and setting forth details in regard thereto.
Applicant: VaiK Mountain School, representecf by Mauriello Planning Group
(MPG), LLC
Planner: EVIa#t Gennett
1. SUMIVIAfiY
The appliean#, Vail Mountain Schaol, represented by Mauriello Planning Group, is reque5ting a minor arnendment tQ an approvec# deuelapment plan ta aIlo?rv far an improved parking lot
and traffic circuiation an the si#e, located at 3000 Booth Falls Court, Lot 1, Uail Mauntain
Schaa6 Subdivision. (Attachment A) The reques# is considered minor as it amounts to the
~ additton of one paeking space and a reconfigurativn of landscape areas.
Based vpan stafFs revievtir of the criteria in Section VIEI of this memorandum and the Town's
previous approwals of the Vail Mountain Schaol project, the Comrnuni#y Development
Department recommends that the Planning and Environmenfal CommissiQn approves the
requested minor amendment to an approued development plan.
II. DESCRiPTIUN OF REQUEST
The applicant is asking ta reconfigure the parking lot area on the sauthwestern portion of the
praperty in arder to impraWe the faaw of trafFic on site, improve parking alignment and
accessibility, and make fhe parking lot easier to plow. The request involves deviating from
#he Parking Lot Landscaping Requirements listed in Chapter 5, page 16 of the Town of Vail
Developrrtent Stanctards Handbaok, which is referenced in Sectian V of this rnemorandum.
Since the subject property is situated in the General Use (GU) zone district, the Planning
and EnvirnnrF-iental Gommissian has the discretion to prescribe fhe development standards
far the Vail Mountain School in accordance with section 12-9C-5, Development Standards,
Vail Town Code. CJn the originally approved plan for the site (Attachment B), landscaped
islands are interspersed within the par1cing lot, anei the majority of the parking spaces are
aligned at a slight angle. On the proposed revisions fio the parking Eot site plan (AtEachment
C), the parking spaces are aligned at more of an angle to make them easier to pufl in and
out af, and the lanckscape islands are remaved fram the lot in order to increase the speed
and ef#iciency of snow plawing the lot. The true crux of this proposal will reach fruition
during the design review process as the landscaping #a be removed will need to be replaced
~ elsewhere on the site where it is deemed mast appropriate.
1
111. BACKGROUND ~
C3n April 24, 2000, the Vaif Mountain School received approval for a development plan and a
conditional use permit for the expansion of the schoal facilities, including eight 7ype IIl
empfoyee housing units. C?n August 12, 2002, a conditional use permitfordeWeiopmentof
the ernployee housing units on Trac# C af the Vail Moun#ain School was one of nine
applications approved by the Planning and Environmental Commission as part of the Vail
MouRtain School Development Plan.
The Vail Mountain Schaol Master Plan involwed significant improvements constructed in
three separate phases. Phase I improvements included the soccer field construction and
the cabin rePacation, both of rnrhich have already been completed. Phase II included the
construction of eight faculty housing units and the construction of the eastem half of fhe nev+r
school building, both of which reached Gompfetion in the Summer of 2004. Phase III
construction includes demolition of the exis#ing schaol and gymnasium and removal of the
temporary classraam buiidings to accomrr,odate the western half of the school. Final
landscaping and the construc#ion af the parking lot will a[so be included in Phase III, which is
scheduled for completion byAugaast of 2005.
fV. R(3LES OF REVIE1MNG BODIES
PlanRinq and Environmental Commission:
Action: The Planning and Environmental Commissian is responsible for final ~
appravallapproval with conditionsldenial of a conditional use permft
~ Qesiqn Rev4ew Boarcf:
Aetian: Yhe Design Review Boarci has no review aufhority of a conditional use permit, but
must review any accompanying Design Re+riew application.
Tawn Council:
Actions af Design Re+riew Board or Planning and Environmental Gommission may be
appealed to the Town Cauncil or by the Tawn +Councif. Town Gouncil evaluates whether or
not the Design Review Board or Planning and Environmental Corrtmissivn erred r,vith
approvals ar denials and can uphold, vphold with madifications, or a+rerturn the board°s
decision.
Staff:
The staff is respansible for ensuring that all submittal requirements ace provided and pCans
canform to the technical requiremenfs of the Zoning Regulatians. The staffalso advESes the
applicant as to campliance with #he design guidelines.
Staff pro+rides astaff meEno containing background on the property and provides a staff
. evaluatian of the project with respect to the reqUired criteria and fincfings, and a
recommendatton on approval, approval with conditions, or denial. Staff also facilitates the
review process.
~
2
i V. APPLICABLE PLANNING DOGUMENTS
Tawn of Vail Develo rn6nt Standards Handbook, Chapter 5, pg 16
Landscaping
Not [ess than 10% of the interior surface area of unenclosed off-street parking areas
containing 15 or more parking spaces s'hall be devoted to landscaping. !n addition,
landscape borders not less than 10' in depth shall be provicfed at aIl edges af parkirtg lots
containing 30 or rnore parking spaces. A landscape berm, wa11, or fence of nc,# less than 4'
in height, of the same architectural style as the building, in combination with landscaping
may be substitUted far the landscape barder. In developments with cross-access or shared
parking facilities, the landscape border betv+een the developments shall not be required.
Title 12, Zoninq Requlations, Vail Town Code (in part)
12-9C-5; pEVELDPMENT STANDp?RDS:
A. Prescribed by the Pfanning and Environmental Commissian: In the General L9se
district, devElopment standards in each 4f the followirag categories shail be as prescribed
by the Planning and Environmental Commission:
1. Lot area and site dimensinns.
~ 2. Setbacks_
3. 8uilding height.
4. Density cantrol.
5. Site coverage_
6. Landscaping and site development.
7. Parking and loading.
B. Revievved bythe PIanning and Enviranmental Commission: Development standards shall
be praposed by the applicant as a part of a conditional use permit applicatian. Site specific
development standards shall then be deterrnined by the Planning and Environmental
Commissian during the review af the canditional use request in accordance with the pravisions
of chapter 16 of this title.
VI. SITE Ah1ALYSIS
Zoning: Genera! Use (GU) district
"Afl developrnent standards in the GU zone district are prescrrbed by the Planning
and Environmental Commission
Lot Size: 7,98 acres (347,826 sq, ft.)
~
3
Existin Proposed ~
Parking: 87 spaces 88 spaces
Landscape Area: 71 % No change
Vllt. CRITERIA ANQ FINDINGS
The review criteria fQr a development plan assaciated with a canditional use permit are
established by the Town Gode.
Cansideratiian of Factors Reqardinq a Development Plan for a Cc+nditionai Use Permit
1. Relationship and impact of the use an the developrnent objectives of the
Town.
StafF does nat befieve #he changes proposed by thES request will have any
negative impact an the development objectives of the tawn, provided the
applECant follaws through with a landscape plan which is approved bythe Design
Review Board. Dnce the large, paved area is praperly screened with
landscaping, the applicant's proposal will mare closely align this project with the ;
develapment objectives of the tovm. 0
2. The effect of the use an light and air, distribution of populatian,
transportatibn facili#ies, u#i[ities, schools, parks and recreation facilities,
and other public facitities needs. ~
Staff believes this proposal will have a positive effect on the schoal and its
functionaEity.
3. E#fect upon traffic mnth particular reference to congestion, automotare
and pedestrian safety and convenience, traffic flow and controf, aecess,
maneuverability, and removal of snow from the street and parking areas.
The sole purpose of this proposal is to directly address this criterion and improve
all of the elements can#emplated in its irriplernen#atian.
4. Effect upon the character o# the area in which the proposed use is ta be
located, including the scale and bulk of the propased use in relation to
ssarraunding vses.
The proposed amendment to the approved development plan rrri{I have nQ impact
upon the characteraf the area, provided the Iandscaping requirements related to
parking lots in the Town Qf Vail Development Standards Handbook are met, and
the applicant has a landscape plan approved by the Design Review Bc?ard.
~
4
~ IX. STAFF RECOMMENDATiON
The Community Deuelopment Department recommends approwal with conditions of a
minor arnendment to an approved development plan based upon #he cnteria and findings
It5t8CI in 5ection 1II11 of this memorandum; pursuant to Section 12-9G-5, Development
S#andards, Vail Town Code; and with the findFng tnat #he amended development plan
praposed by the applicant rr7eets the deueloprnent objectives of the Town of Vail, with the
following finding:
1 . That the applicant provides a 9andscape plan to be reviewed by the Design
Review Board and receives approval by the Board to proceed with their
amended develaprnent plan as it re]ates to minimum landscaped area,
X. ATTAGHIUIENTS
A. Vicinity Map
B. Existing VMS Parking Area Rlan
G. Proposed Revisians to VMS Parking Area Plan
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MEMQRANDUM
~
Tfl: Planning and Environmental Cornrnission
FROM: Cammunity Devefopment Department
DATE_ January 24, 2005
SUBJECT; A request for a final review of a majar exterior alteratian ar madifica#ian,
pursuant fo Section 12,7H-7, Vail Town Code, to alla+nr for an increase in
total grass residential fioor area and commercial flaor area, a decrease in
the tatal number of dwelling units, and revisians to the list of approved
conditions, located at 675 Lionshead Place (a complete legai description
is available #or inspec#ian a# the Tawn of Vail Community Development
Department upon request).
Applicant: Vaif Resarts Develapment Gompany
Planner; George Ruther
1. SUMMARY
The applicant, Vail Resorks Development Company (VRDC), is requesting a final
review of a reques# to amend the approved develapment plan for the Lionshead
S Core Site Hote[. The propased amendment includes an increase in grass
residential floor area and commerciaf area, a decrease in the tataf number of
dwelling units, and revisions to the list of conditions of appraval for the prajec#.
llpon review of the variaus requests, staff is recommending that the Planning
and Enwironmental Commission apprbues, with conditions, the applicant's
request.
ll. OESCRIPTZDN DF TNE REQUEST
The applicant, Vail Resarts Development Company (VRDC), is requesting a final
review of a request to amend #he approved deveiopment plan for the Lionshead
Care Si#e Hotel. The proposed amendment inc[udes an increase in grass
residential floor area (+1,275 sq. ft.) and cammercial area (+80 sq. ft.), a
decrease in the total number of dwelling units (-3 units), and revisions to the jist
of conditions of approval for the project. An €ncrease in the sizes of two tower
elernenfs and the cambinatian of three 2& 3 bedroorn condominiums an#o three 5
bedroom condorniniums results in the proposed increases and decrease.
Ifl. ZONING ANALYSIS
S#aff has completed a zoning analysis of the proposal in relation to the land use
regu1ations outlined in Titfe 12, Zoning Regu9ations of the Vail Town Cade. A
, summary of the analysis is provided below:
~ Street Address: 675 Lionshead Place
Parcal Number: 210107207049
1
y
Zoning: Lionshead Mixed Use -1 zane district ~
Land Use Plan Designation: Tourist Commercial
Current Land Use: Mixed Use DEVelopmene
Deve3opment Standard Allawed Approved Prnposed
Buildable LotArea: 10,000 sq.ft. 2€33,425 sq.ft. NIC
minimum
Seibacks: 1 0° or unless speciFed 10'IVariest NIC
otherwise in the LRMP
Building Height: 71' auerage 69.75' average N/C
antl Bulk 82.5' maximum 82.5 maximum
Density: DU's- 35 dwelling units/acre or 14.9 dwel#ing units/acre or 14.3 (-0.6 du's)
163 dweliing units 70 dweliing units E7 dwe4ling units
AU's- Uniimited 85 acGOmrnoda#ion units"* NiC
GRFA: 508,562 5q.ft. 0r (250°/a) 176,786 sq.H. or ($7%0) 178,081 sq.ff, or (88%)
5ite Coverage: 70% maxirnurri or 34.4°/fl or N/C
142,397 sq.ft. 70,143 sq.ft**`
Landscape Area: 20% minimum or 29.7% or N!C
40,685 sq.ft. 60.553 sq.ft.
Parking: 238 spaces 320 spaces N!C
(50°/4 valek or 119 spaces) (36% or 116 spaces)
Loading: 5 berths minimum $ berths'*'" NIC
, Nc+tes:
' Setbacks vary around the development site depending on the location of the build-to-lirre"specified in ~
the Lionshead Redevefoprnent Master Plar+.
AJ of the 85 accommadation units in the hotsl are ]ock-oi# units attached to dwellings as perrnitted 6y
I Sectipn 12-7H-12 0f the Vail Town Code.
5ite coverage includes aboue and helow ground spaces o# the Condoia, Eagle Bahn and Chair 8
buildings.
31 of the 320 parking spaces have been provided via a payment to the 7'owr, of Vail Parking Fund in
1997. j
Five of the eight loading berths are available far publio use,
IV. REVIEW CRITERIA
Staff has reviewed the app1icatian far compliance with Section 12-7H-8,
Campliance Burden, Vail Town Code. Upon review of the request ta increase
the total GRFA by appraximately 1,275 square feet, to increase the eommercial
square footage by roughly $0 square feet, and to decrease the totaC number of
dwellings fram 70 - 67, staff finds that the basic intent and character of the
previously approwed development remains unchanged and that the appiication
complies wi#h the appiicable develapment standards prescribed in Title 12,
Zoning Regulatians, Vail Town Gade.
Owerall, staff believes that the applicant has proven by aprepanderance of the
evidence before the Planning and Enviranmental Commission that the praposed
amendment to the approved develapment plan is in compliance with the
purposes of the Lionshead Mixed Use 1 z4ne district, that the proposal is
consistent with applicable elements of the Lionshead Redavelopment Master ~
Plan and that the praposal does nok athenlvise have a significant negative effect ~
on the character of the neighborhaod, and #hat the proposal substantially
complies with other applicable elements af the Vail Camprehensive Pfan.
2
~ V. STAFF RECOMMENDAT3flN
The Community Dewelopment Department recommends that the Planning and
Environmentaf Commission approves, with conditians, the request to amend
the approved development plan, pursuant to Sectian 12-71-1-7, Vail Town Code,
to allaw for an increase in total gross residential flQOr area and commercial floor
area, a decrease in the total number of dwelling units, and revisions to the fist of
approved conditions, located at 675 Lionshead Placs. Staff's recommendation is
based upon the review of tne criteria outlined in Section IV of tYris memorandum
and the evidence and testimany presentecE at the public hearing. Should the
Planning and Errvironrnental Comrnission choose to approve #he appfcadion as
recommenefed, staff recommeratis that the Gornmission makes the fallowing
finding be made as part of the motion:
"Pursuant fo 5ection 12-7H-8, Compliarace Burderr, 1/aif Tnwn Code, fhe
appfrcanf has proverr by a preponderance of the evidence before the
Planning and Envrronmenfal Commission fhat the proposed major exterfor
alterafiora is in compliance wrfh fhe purposes of fhe Lionshead Mixed Use 9
zone disfrict, that fhe proposal is consrstent with applicable elemenfs of ffre
Lronshead Redevelcapment Master Plan and fhaf the proposal does rrot
otherwise have a signfficant negative effect an the character of the
neighborhood, and that the prapasaf subsfantially complies with other
applicable elements of the Vail Comprehensive Plan. "
~ Coraditions of Approval:
The Develaper shall address the fallowing conditions of approval priar ta #inal
review of the deveiapment appiications by the Town of Vail Design R,euiew
Board:
1) That the Deueloper identifies a new loca#ion for pubiicly accessible restrooms
on or near the deuelopment si#e. The new location shall be iden#ified on a
revised set of floor plans which shall be submitted by the applicant to the
Town of Vail Community aevelopment Department for review and approval.
2) That the Qeveloper submits a complete Design Review Board application ta
the Town of Vail Cammunity Development Qepartment.
The peveloper shall address the follouving canditions of appraval Rrior to applying
fvr a building permit for the irt`7provements frorn the Town of VaiB Community
!DeWelopmenfi Department: (note: A grading plan shall constitute a building
permit.)
1) That the DeWeloper addressES the red-lined correefions on the proposed
grading and drainage plans and submits a rewised final grading and drainage
plan far finaf review and approval by the Town of VaiE Public Works
Departrnent.
2) That the Develaper submits a corraplete sef of civil engineered drawings of ~
the Appraved Development Plans including the required ofF site
~ improvements, to the Town of Vail Gomrriunity Development Department far
review and appraval of the drawings. 1t is acknowledged that final DRB
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approval of s€reetscape improvements is nat required prior ta VR ~
rnaking applicatian far building permit. It shall ae noted that the review of
the civil engineered drawing may take up to six months to review and
approve.
3} That #Yre Developer submits written letters of approval frorn all edjacent
and/or affected property owners whose property is being physically irnpacted
or altered (ie, Montauk, Lionshead Arcade, Antler's, Lions Square Ladge,
Landmark, etc.) as a result of the constructian of the Lionshead Core Site
Hotel, as depicted on the Approved Developrnent Plan, to the Tawn of Vail
Community Deuefopment Lepartment for re+riew and approval.
4] Tho+ ~ F~n . ~'Ie~~rele~r fl~o raraixioc ferioi nnnnntenl frnm 4hi I
i . . ,
nn thn w++nnlirotirtn fnr o mainr ci ~r~ificirtn Arnr.mn-n5iinn tF~e I inncFioanl f'r~ro
v~. .e~v
. 7he approved I}evelopmerat
Agreement between the Town of Vail and VR has approved in concept
the conveyance of Town-owned land to VR and sfipulates that the canveyance of this land shall oGCUr concurrent with the issuance of a
builciing permit. VR shall submit a major subdivision application as
necessary to create the parcels to be canveyed. prior ta making
applicatian for building permit and such rnajor subdivision applica#ion
shall be reviewed and approrred by the Town priar ta issuance of a ~
building permit.
5) That the Developer receives final appraval from the Vail Town Councii for
how the ownership, maintenance and other aspects of irnprovernents
propasetl within the Lionshead Place public right-csf-way will be ~
- handled. Said appravals may involve the conveyance of the public right of
way existing beneath Lianshead Place or in same other manner as
approved by the Town Cauncil. Should the DevelQper be unable ta
secure a final approval from the Tawn Councii, the Developer may
• sutamit a revised major exteribr alteration application ta the Town of Vail
Community Develapment Department far review and approrral by the
Tawn of Vail Planning and Environmental Cornmission.
6) That the Developer submits revised plans to the Tawn of Vail Cornmunify
Developrnent Department for final review and approWal of #he Town of Vail
Public Works Qepartment addressing each of the comments summarized in
the letter frrm Gceg Hall, F'ublic Works Director, to George Ruther, Chief of
Planning, dated September 23, 2044. A copy of the Ietter has been attached
for reference.
The Developer shall address the following conditions of appraval priot to the
rssuance of a building permit by the Town of Vail Community aevelopment
Department: (nate: A grading permit shall canstitufe abuilding permit.)
1} That the Deueloper finakizes the Rental Program Pr4posal and then enters
into a written agreement witfi the Town of Vail that is recorded wi#h the Eagle
County Clerk & Recorder`s Office, which requires that fhe Rental Program
Praposal is implemented and fully adhered to by the applicant and its
assigned and successors for a periad of not less then 2Q years from the date
of the issuance of a temporary certyficate of occupancy. T'he final Rental
Program Proposal shalf be reviewed and approved by tFre Vail Town Cauncil
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fol{owing a recommendation an the propvsal frpm the Town of Vail P[anning
~ and Environmental Gornmission.
2} Tha# the Developer submits a Construction Staging P{an to the Town of Vail
Gommunity Deveiopment Departrnent for the review and approval of the
proposed staging plan by the Town of Vail Pubiic Works Departrnent.
3} That the neveloper prepares a Lionshead Gore Srte Hote! Art in Public
Places Plan, far review and comrnent by the Town of Vail Art in PubCic PEaces
Board. Said Plan shal1 inciude the funding for a minimum of $1,000,000 in
public art improvements to be dewelaped in canjunetion with Lionshead Core
Site Hotel. The implementation of the Plan shali be completed vuithin two
years of the date af the issuance ot a temporary certificate of occupancy for
the Lionshead Core Site Hotel improvements.
4) That the Developer shall be assessed a transpartation impaG# fee in the ~
amaunt of $5,000 per increased vehicle trip in the peak hour generated (61
trFps), or $305,000, as a result of the Lionshead Core Site Hotel
impravements. The fee shall be paid by the Developer. At the sole diseretion
of the 7own of Vail Public Works Directar, said fee may be waiWed in fu{i, or
part, based upon the completion of certain off-site improvemenfs.
5} That the Developer prepares a Developer Irnprovernent Agreement for C}ff-
Site Impravements, as depicted on the Appro+red Develaprrrent Plan, for review and approval by the Vail 7own Cauncil. Upon approval of the
Agreement, the Developer and the Town of Vail shall legaily execute the
Agreement.
. 6) Tha# the Deve[oper receives final approval of the major subdiVisian
application and records the €inal plat with the Eagle County Clerk &
~ Recorder's Office as contemplated above.
The Developer sha91 address the following canditions af approval prior to the
issuance of a temporary certificate of accupancy (TCC)} for any of the Lionshead
Care Site Hatel improvements:
1) That the Developer provides deed-restricted employee h9using that complies
with the Town of Vail Employee Housing requirements (Ch;apter 12-13) for a
minimum of 35 20 emplayees, and that said restrictions shall be made
avaiEable for occupancy. In addition, the deed-restrictions shall be legally
executed by the Developer and duly recarded wi#h the Eagie Caunty Cierk &
Recorder's Office.
2) That the Developer subrnits an application for the establishment af View
Garridors #4 and #5 as canternplated by the Lionshead Redevelapment
Master Plan ta the Tawn of Vail Community aevelopment department for
reUiew and approval by the Vail Tawn Council.
The Devefoper shall address the following conditions of approval prior #a the
issuance of a final eertificate 4f occupancy (CO) for any of the Lionshead Core
Site Hotel improvements:
1) Tha# the Derreloper prepares easement agreements for the review and
,approval of the Town af Vail for all necessary easements (ie, utiEities,
pedestrian access, ingresslegress, drainage, rnaintenance, ernergency
~ vehicle access, fire lane, signage, etc.) in and around the development sife
as generally depicted on the Approved Developmenf Plans and rnajor
5
subdivision plat. The easement agreements shall be legally executed by the ~
aevefoper and duly recorded with the Eagle County Clerk & Recorder's
Office.
2) That the Qeveloper executes a Memorandum of lJnderstanding far the
Operation, Maintenance, and Management of the Lionshead CQre Loading
and De6very Facifity, to be Iocated on the develapment si#e beneath the
Lionshead Core 5ite Hotel. The Memorandum shall be reviewed and
appraved by the Vail Tawn Council fallowing a recommendation an the
proposaf from the Town of Vaii Planning and Environmental Gomrriission.
3) That the Developer agrees to design and construct all requGred streetscape
improvements within the defined area of wark, as generally depicted an the
Off Site Improvements Plan. The Developer acknowiedges that the final
design of the improwements has not yet been approved by the Town of Vail
Design Review Board and that fhe proposed plan may be subject to change.
The foliawing condition of appraval sha6i be paaced upon the operation af the
Private Skier Club in the Lionshead Core Site Hotel:
1} That the maximum number af Private Skier Club members shall not exceed
100 full members and 16 partial members arod the maximum nurnber of
private ,parking spaces dedicated to the full members use shall not exceed
100 spaces. A full member shall be defined as a ski club member en#itled ta
full parking, spa, and members club services. A partial member shall be
defined as a ski club member entitled to #u(I spa and members club services
with no raghts to on-site parking. ~
VI. ATTACHNIENTS
A. Applicant's Request
B. Public Natice
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~ BAll/ITRAU N ASSOCllATIES. IfNC.
aroc C:vMMLPNITY DEVELOPMENT
Decelnber 27, 2004
Mr. Gearge Ruiher, Chief of Plazuaing
Deparimezat of Cammunity Developmeiit
Town of Vail
75 Soutli Frontage Rc+ad West
Vail, CD 81657
RE: Core Site Redeveiapment
Aineradment to Approved Exterior Altea-ation
Dear Gegrge:
Ejicloseci you will find an application far propased amendnients to the appraved
devclopmci7t plans for klie Care Site. Itafom7afion prnvicieci incluties;
1. Application fvrrn,
2. Filing fee ($250),
~ 3. Adjacent property owners list and envelopes,
4. Written statenient describing amendments (below), and
5. 11"x17" plans (complete set of full-sized plans wili be provided toniorrow,
12/2 8/04)
Descriptiori of Proposed Amenciineizts
As yau arE provably aware, design work on i]Ze Care 5ite 1ias coiitinued since the PEC
approved the project on Septernber 27, 2004, Tllis design work has resulted iti morc
refijled archifectural eIevations (that l1ave beeii presented ta the DRB over the past tcw
wecks) arid to very minor refinemeiats to floor plans (wllich have not triggered tlle iieed tn
pz-escnt an1ciiciiilents #o the 1'EC). Based oii your convcrsation with Tay Petersan, atlier
dcsigal chaiiffes liave pronlpted the nced to present aiiiei7cled plar7s to the P'EC. These
chan-es incltidc:
A sliglit increase iji the size af tawerIcLipola eleinenEs located at the soiithwest
comer of both the southeast and notlheast buildings. Isi both cases the diameter of
the towers has been ialcreascd by apprnxinlately 4' oii the ground leael and 11le
resideiitial levels located above. The tntal increase in coinmercial square footage
frozn this change is approxiniately 80 sq. ft. and the tQtal iiierease iii residentiat
square footage is approxaiziately 1,275 sq. ft.
2. A decrease in the numbea- of condoi-nbniums from 70 to 67. This reduction was
doiie by coinbining 2 azld 3 bedraom units into 5-1-,4droom units on the secoiici,
third and faurlh flaors of the builciiiig. The ijuniber of lock-off units (49) and
~ arrn~~~~wiitc (36) hac rflnZaiiled iinr liattg?d,
~ Edwards VilEage Center, Suite C-209 Ph. 970.926,7575
U I 05 ErJwards b'illage Bouleva,rd Fax - 970926.7576
PosT Office Bax 2558 www.braunassociat:es.com
i=cswards, Coloi-ada 8 1632
R- "
In conjtznction with these two ameiidnzents to the approved developmenL plails, we woulti ~
a]sQ Iike to discuss poleiitial refincmentslclariFicltioizs to a nutnber of conciitions of
appraval that were establislled by tiie PFC approval. We do not atiticipatc any significant
ctiange to the intent of appi-ovcd conditions af approval, rather refiiiemenls or
elarit-icatians wou]d pertain to wvhen azld how such conditions are satisfied. In lieu of
proposizig alteniative coiiciitions at this tirne, we would like to disc«ss with you the
conditions listed below and then detertiline if it is necessary to present alternative
language to the PEC. Ifit is determincd that clarifications are nceded, we would work
witli you on niutually agreeable language. Again, our intention is to clarify the manner in
which the cotlditiotls will be satisfied and noi clian-c the intention of tlie conditian. As
sueh, the thirci proposeel amendmer3t to tl7e Core Site approval is:
3. Clarif catiaji to tl7e following approved condi#ions of approval:
¦#2 Prior to Subznittal of Building Permit - clarifieatian oEextent/level of
design of "required off-site irnprovements"
'#4 Prior to Submi#tal of Building Pennit - clarii~icatioii of "~nal approval"'
from Towj1 Cfluttcil far convcyance of tawn-owned land
a #5 Prior to Siibniitta] of Builciing Perniit - clarificatian of "conveyance"
of public right-of-way at Licrnsliead Piace. :
9 41 Priar to issuance of TCO - clarification of the number of employees to
be liaused as a result ofthe Core Site develapment.
.As you will see from coniparing the proposed elevataons to the approved elevations, the ~
difFerences are nearly indisceznible. As such, we have nat provided any evaluatican of
lzow the ai-nended plans correspond to the Liansheaci RedeWelopment MasEer Plan. Please
let i-ne know if this evaluation is w-arranted.
P'lease do ixot hesita#e to eontact lne with any questions yau may havc.
Siiicerely,
Tliornas A. Braun
Enci,
CC: Jack Hunzi
Todd Goulding
Jay Aeterson '
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~ NrR Care Site
Adjacerit Properties Owners List-12104
, "FOWN C1F VAIL
1'IIVANCI: DEP11.It'I'MENT
75 S, FRQNTAGE RO,A,L7
VAIL, CO 81657 '
[
, LANDMARIC-VAIL CONDQMINNM ASSOC
C/O VACA1'10N RESORT'S 1NC
610 W LIONSHEAD CIR
VA7L, CO 8 165 7
1
LANDMARK TQWNHC)MES ASSOC
C/Q VAC11`I,ION RESORTS INC
610 W LIONSHEAL7 CIR
VAIL, CO 81657
1
Vr'1IL 21 C(]TJ17pMINIUI4i ASSC?CIATION
CI'G GEQFF WRICjHT
610 1'V LTON,SHEr117 CIR
VAIL, CO 81657
1
~ FrusT wEsTwINDs eorrpaMINIuM Assoc
548 S FR(3NTAGE RI3 VAIL
VAIL_ CO 81657
1
LIC)NSHEAD ARCAIaE CC)NDOMINIUM ASSOC
C/0 LAZIER, ROBERT T. & DIANI: J.
PQ BOX 1325
VAIL, CO 51658
1
LIF"THOUSE CQNDQMINTLIM ASSOCIATION
C!'0 LA7_iI;R, ROBERT 'F. cYz I7IANI; J.
PC BOX 1325
VAIL, CQ $1 6 5 8
1
RQSLNQUIST & BROWN
GIO CI-IaRLLS ROSE.IvTQUIST
Pa BOX 686
VAIL. C'O 81658
L
LI4N SQUnItE CONI}O ASSOC
660 W L,I(7NS HEAD I'L
VAIL. CO 81657
~ ~
LION SQ[7ARE iVORTE-I C'..C?NDC) ASSOC
~ 660 W LlONS I IEAD PT
. 1
,
VAIL, CO 81657 ~
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MONTANEROS CC3NI?OMINIUM ASSC}CIATION
984 W LIONSHEAD C1fZ
VAIL, CCl $1657
1
STC}NE, CHARLES fF. FAIVIiLY LP
PO BC]X 1392
VIaIL, CO 87G58
I
BEIGEViFA1' HpLDlNGS LIMITED
Pa sox 519
v AiL, ca 81658
[
vArL r•rvESTMErrr ca
3729 [TNION ST
BC31 523
I1-1IN-ERAI_. RIDGE, C?I-I 44440
1
VAIL GEAR CORP
641 W LIONSHEAD C1R
VAIL, CO 8165 7
1
VAII_ LIONSHEAD CENZ'RE CONI70MlNlUM ASSQCIATIfJN
520 LIONSHEAD CIR ~
VAIL, C(J 81657
1
ANTLGRS G4iVDaMINIUivi ASSQC
680 W LIONSHEAD PL
VAIL, CO 81657
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~ MEnnoRANDUM
TU: Pianning and Enviranmental Gommission "
FROM: Commurrity [}evelopmenk Qepartment
DATE: January 24, 2005
SUBJECT: A work session to discuss the propased Charnonix Parcel Master Land Use ~
Plan pursuant to Chapter VIll, Section 3, Town of Vail Land Use Plan, for the
Chamonix Parcel located at Tract a, Vail Das Schone Filing 1, and setting I
forth details in regard therefo. ~
Applicant: Town of Vail
Planner: Matt Gennet#
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1. SUMMARY
Staff is reques#ing a work session with the Planning and Environmental Commissian
(PEC) to introduce ideas and concepts for a master plan far the 3.6 acre, town
owned lot in West Vail commonly referred to as the "ChaE-nonix Parcel". (Attachmerrt
A) The plan is rr3eant to be utilized by the Town of Vail and its residents as a toaE for
~ prioritizing and implementing land uses on the Gharnanix Parcel.
StafF woulcE like to receive comments and insights from the PEanning and
Environmental Commission and interested citizens of Vail on how to proceed vuith
#he proposed master planning prmcess outlined in this memorandum to the
eommission.
1[. gACKGROUNL}
i
Numerous meetings have been held aver the past year between the Town vf Vail, its ~
consultants, and a neignborhood carnmittee representing #he interests of the Wes# I
Vail neighborhood which surrounds the subject property. During the course af the I
committee meetings and as a result of the preliminary s#ages of this master planning '
process, a number of site plans and c4evelopment scenarios were presented and
discussed. From this discourse, a basic site plan identifying the primary, fire station,
and other desired, secondary uses in colQr coded polygons was created as the
fundamental founda#ion for a master plan which designates permissibie, general
uses on a geographic basis. (Attachment B)
On July 20, 2004, upon the recommendation of a counci]-citizen-staff reUiew
committee, the Vail Tawn Cauneil authorized the Town Manager to hire the planning
tearn af Qavis Partnership/Michael Hazard Associates to facilita#e a rnastea- land use
plan for the tawn-owned Cham4nix property at 2310 Charnonix Road. Tne town
inifiatecf the planning prcacess to determine how best to acecrrr3modate a tuture fire
station on the 3.6 acre parcel, as well as other desired and compatibfe uses. The
# #own purchased the land for $2.6 miliion in 2002. At the time, a fire station,
affardable housing and land banking were icPentified as possibie future uses. The
land is eurrently zaned Two-Famgly Priman,r-Secondary Residential (PS). ln
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authorizing the plann'sng study, the Town Council acknouvledged that a master
planlland use plan would serve wel9 to guide future decisions on the design, funding ~
and constructian of a third fire station for the town, as wefl as other future uses on
the property. Mernbers af the citizen review team were assembled to help manage ,
this interactive, community input process. Tne members of the commi#te are Dick
Cleveland and Kim Ruotolo from the Town Cauncil; Bob Armour, Tricia Hutchinson
and Bruce Norring from the West Varil neighborhood; and representatiWes from the
Fire & Emergency Services Department and other Town ofVail staff.
III. RECQMMENDED PROCESS
Based on the findings in the study cflmmissioned by the Town Council, input fram
the neighborhaod, and staff's analysis, the recommended initial step in the process is
to rezone the Chamonix parcei to aMedium Density Multipfe-Famiiy Residential
(MDMF) zone district, which wauld be harmonious with the Tawn of Vail Lartd Use
Plan as it designates the subject property as Mediurn Density Residential. The
Medium Density Residential lanti use designation as detailed in the existing, adopted
Land Use P1an lists a fire station as apreviously contemplated desired use an the
subject praperty. The recomrrTended zoning change would enable the town to move
forward with the design and construction of residential optians on the property nat to
exceed 18 dwelling units per acre. The fre station woulci be allowed as a conditional
use rn the MDMF zane district, just a5 lt is under PS zaning, and the proposed
master plan uvould serue as the guiding poliey dacument which designates the fre
station as the primary use on the site. No commercial or retaal uses would be
al'9owed within the recnmrnended zone district in accordance with the existing master
pEan and sentiments expressed during the neighborhaad meetings: however the ~
recornmended zane change would allow the oppartunity for home accupations to
accur upon the issuance of a home occupation permit.
Pursuant to Chapter VlI1, Section 3, Town of Vail Land Use Plan, the recommended
process will likewise entail amending the Town of 1/ail Land Use Plan to include as
an addendum the proposed ChamQnix Parcel d'v3aster Plan to senie as the updated,
mare detailed consensus on how the subject property is to be best used in the
interests of the Town of 1/ail.
!V. THE PLAN
The foClowing bulVeted paints summarize some af the critical elements identified
throughorat this pracess thus far which are to be encompassed within the rnaster
plan:
• The fire station shall be located at the 5outn end of the site near the
existing Heavy Service (HS) zane district and s'hall be designed with a
feeder raad tha# accesses drive-throGgh engine bays.
• The primary site access shall be located aff Chamonix Raad.
• Any additional access to the North Frontage Road through the Shell
or Wendy's properties (Tract B, Vaif Das Schone Fiiing 1) will need ta
be studied and additional agreements with the other property owners
will need to occur. The existing easement that allows access to the
North Frontage Road currently has a poor alignment wifh the existing ~
prQperties and a new access agreemen€ befween the existing
properties would better serve the Champnix property.
2
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• Any proposed development an the Chamonix property shall be
accessed off a feeder road.
• C}riveway access off Chamanix Lane shalf only be used to access
accessible units and uses.
• An open space buffer shall be established between the exis#ing
neighborhood and any new development on the Chamanix property.
• The neighborhood does not want any commercial or retail uses on the
Chamon'rx property. The neighborhood's gaal is to protect the
residential character of the neighborhdocE.
- If aresideratial development is prapased on the Chamonix praperty, it
should include 3 tra 4 bedroom afFardab[e housing units.
• Recreatconal open space should he incfuded on the Chamonix
property. A skate-baarding park has been considered as an aption for
an active recreational use.
• The proposed 6Uilding architecfure along Chamonix Lane shall be
residential in character.
Based upan these initial findings, afinal lanc[ use site plan was completed. Tne land
use site pEan defines four specific land use areas on the Chamonix property as the
basis for a written rnas#er plan for this property. The recommended land uses are to r
be outlined as follqv+rs (see Attachment B):
• Fire Statian area and feeder road (1.1 acres). The fire station and feeder road are
_ proposed to be located on the southernmost portion af the site so they will have the
lowest impact to the existing residential neighborhoc?d. The uses are similar to the
~ existing heavy service uses along the North Frontage Road.
• A second area defines a development zone (1.4 acres) that would be used as a
transition zone between the heavy serviae district ta the south and the residential
neighborhood to the narth. This development zone could include multi-family
residential uses.
• A third area defines abuffer zone (.5 acres) that would use apen space to separate
the development zone and fire statior+ from the existing neighborhovd.
• A fourth area, encornpassing the east and west edges ofi the pro,periy {.6 acres}
wauld be designated active or passive recreational spaces as amenEties to further
blend the development zone and the fire station into the existing n@ighbarhood.
V. PRQRQSED OUTLINE OF CHAMONIX MASTER PLAN
l. Sumrnary
ll. Histary
I lf. Process
IV. Purpose
V. Goals - most important
Vk. Objectives - most important (uses)
VIL Policies - most important
VIII, Actian Steps - rr3ost important
IX. Plansllllustrated plans
X. Sub Areas
Xf. IrnpCementation
4D XlI. Amendments
XII1. Appendix
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VI. SITE AfVALYSIS
The purpose ot a site evaluation in the eontext of a rnaster plan is to invenfory and ~
a analyze the natuTal and human-imposed conditidns of the site to determine the
deveiopment constraints and opportunities.
Existinq Site Conditions:
- The property is 3.6 acres of undeveloped land in the Two-Famiiy
Primary/Secondary (PS) zone district and any proposed uses and structures
must conform to the zoning standards of PS zoning.
~ The existing vegetation on the site consists of indigenous grasses and
shrubbery with no trees.
• Topography is sloping from the narth #o the sauth at approximately 45% at
the west side of the site and 10% at the east side of the site. The fall over the
site is approximately 66 feet.
- The best views are of the Gore Range to the east, visible from most of the
site.
• The sautheast carner of the site has public sErvice lines and transformers
that will need to be relocated or protecteti during development.
i Tiae majority af the traffie araund the site is residential with some scheduled
bus traffic.
• The current Town of Vail l.and Use Plan defines the praperty as medium
density residentiaE.
Surroundinq Land Uses and Zoninq:
Land Use Zoninq •
North: Residential Two-Farnily Prirnary/Secondary (PS)
South: Service Heavy Service (HS)
East: Camrnercial Corr=,mercial Core 3(CCIII)
West: Residential Two-Family Primary/Seconc[ary (PS)
VII. APPLICABLE PLANNING DOCUMENTS
The Tawn of Vail Land Use Plan (excerpted below)
Medium Density Residential
The medium density resider?tial category includes housing whrch wauld typicalIy ,be
designed as atfached units wrth common walls. Densities irt this category would
range from 3 fo 94 dwelling units per buildable acre. Additional types of uses in this
category woulaf include private recreation faeilities, private parking faeilities and
institutranal/public uses sueh as parks, apen space, ehurches, and fire statrons.
(Chapter VI, pg 32, Town of Vail Land Use Flan)
Title 12, Zoning Regulations, Vail Tawn Code (excerpted below)
ARTICLE G. ME'DIUM DFlV51TYMULTIPLE-FAMILY(MDMF) DlSTRlCT
92-6G-1: PIIRPUSE:
The medium density multrple-family district is intended t-o provide sites for multiple-
family dwellings at densitr'es to a maximum of eighteen (18) dwelling units per acre,
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.
.
~ together with such pu6Cic faciliries as may appropriately be located in the same
district. The rrredium dertsity multiple-family a'istrict is rntended to ensure adequate
light, air, open space, and other amenities eommenscrrate wifh multiple-fa,mily
occupancy, and to maintain the d'esira,ble residential qualities of the drstrief by
esfablishirrg appropriate site develo,pment standards. Certain mmnresidentiaf uses are
permitted as condirional uses, and where permitted, are intended to blerrd
harrrroniously ?nrith the residential character af the district.
72-6G-3: CQIYDITfONAL USES:
The fnlfowiRg concfitional uses shall be permitted in fhe MDN1F clisfrict, sub1eet to
issuance of a condifional use permlt in accardance wlth the provrsivns of chapter 18
of this tifle:
Bed and 6reakfast as further regulated 6y sectron 12-94-1 8 of this fitle.
Dog kennel.
Funieulars, and other similar conueyances.
Hame child daycare facilrty as further regulated by secfion 12-14-12 of this title.
Private clu6s and civic, cultural and fraternal arganizations.
Public buildings, grounds, and facilities.
~ Public ar private schools.
Pubfic park and rscreation facilifies.
Public ufllity and public service uses.
Ski lifts and tows,
Type !11 employee housing units (EHU) as provided irr chapter 13 of this title.
VIII. STAFF RECOMMENDATION
Staf€ would like to receive corriments and insights from the Pfanning and
Environmental Commission (PEC) and interested citizens of Vail on haw to proceed
with the propased master pfanning process outlined on #his memarandum to the
commission. The neact steps recommencfed by staff include arafting a master plan
for the Charnanix P'arcel to be preSenked to the PEC for a recommendation to Tavyn
Cauncil, taking it to Council for approval, and proceeding with the zone change
request outlined in Section ill of this memorandurn.
IX. ATTACHMENTS
A. Vicinity Map
B. Prapased Master Land Use Site Plan
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