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HomeMy WebLinkAbout2005-0228 PECPLANNING AND ENVIRONMENTAL COMMISSION ~' PUBLIC MEETING ~lli! !1~ ~,yn ~ ~ February 28, 2005 PROJECT ORIENTATION -Community Development Dept, PUBLIC WELCOME 12:00 pm MEMBERS PRESENT Anne Gunion Bill Jewitt David Viele Doug Cahill George Lamb Rollie Kjesbo Site Visits: MEMBERS ABSENT Chas Bernhardt VVesthaven Condominiums -1325 Westhaven Drive Driver: Matt Public Hearing -Town Council Chambers 2:00 pm 1. A request for final review of a variance, pursuant to Chapter 12-17, Variances,. Vail Town Code, to allow for a variance from Section 12-7B-12, Height, Vail Town Code, and a request for a major exterior alteration, pursuant to Section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for a new residential addition, located at 183 Gore Creek Drive (Sitzmark Building}ILot A, Block 5B, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Bab Fritch, represented by Fritzlen Pierce Architects Planner: Bill Gibson ACTION: Approved with conditions MOTION: Kjesbo SECOND:. Lamb VOTE: 5-0-1 (Viele recused) 1. This. approval shall be contingent upon the applicant receiving Town of Vail approval of the design reviiew application associated with this variance request. Bill Gibson presented an overview of the staff memorandum. Bill Pierce, representing the applicant, was available for questions. Christian Cavonaugh, representing Village Center Condominium Association, requested that the application be tabled for one month to allow their association to meet and discuss the application. Bill Pierce, representing the applicant, stated his willingness to discuss the proposal with Village Center Association, but did not wish to table this proposal. The Commission noted the similarity of this proposal to the one approved in September of 2004, and stated that this proposal complies with the variance and exterior alteration review criteria. The Commission recommended that the applicant present the proposed plans to the Village Center representatives. i 2. A request for a recommendation to the Vail Town Council of a major amendment. to a special development district (SDD}, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow fior an amendment to Special Development District No. 4, Cascade Village, for an approved development plan of a new condominium building, located at 1325 Westhaven Drive (Westhaven Condominiums, aka, "The Ruins"}/Area A, Cascade Village, and setting forth details in regard thereto.. Applicant: Minis LLC and Wright & Company, represented by Pylman & Associates Planner. Matt Gannett ACTION: Tabled #o March 14, 2005 MOTION: Lamb SECOND: Kjesbo VOTE: 5-0-1 i;Viele recused) Matt Gannett presented an overview of the staff memorandum Rick Pylman and Jim Mortar, representing the applicants, presented an overview of the proposal and were available for questions. Jen Wright, the ownerfapplicant, was also available for questions. Gary Brookes, Alpine Engineering, was available for questions. Anne Gunion: recommended realigning the bike-path at the street to soften the interface with the carnet of the building and to improve site lines, re-grade the I-70 cut and re-landscape; don't be too complimentary to the existing architecture, parking and loading will work well. Bill Dewitt: recommended working with Cascade to narrow the driveway on the east side of the property and to add landscaping along the building. i Rollie Kjesbo: massy height, & two buildings are appropriate; recommended connecting the sidewalk to the Cascade Club entry; ok with 8 EHU requirement, but would like staff to ensure a policy is codified and any pay-in-lieu be put in a "dedicated" account; the pay-in-lieu should be paid prior to building permit approval. George Lamb: supports pay-in-lieu for 8 EHUs; recommends working with utilities to re-grade and relocate electric switch gear; evaluate relocating sidewalk to the east side of road to the bridge Doug Cahill: recommended adding landscaping to the east side of building and continuing sidewalk to the Cascade Club; evaluate realignment of bike path; likes front entry; evaluate landscaping in CDOT right-of-way; asked about exterior lighting; questioned if two of the units at Liftside are deed restricted EHUs? 3. A request far final review of a final plat for a major subdivision, pursuant to Chapter 13-3, Major Subdivisions, Vail Town Code, to allow for a resubdivision of the Lionshead Core Site, located at 616 Lionshead Placel(a complete legal description is available for inspection a# the Town of Vail Community Development Department upon request}, and setting far details in regard thereto, Applicant: Vail Resorts,. represented by Braun Associates, lnc. Planner: George Ruttier ACTION: Tabled to March 14, 2005 MOTION: Lamb SECOND: Gur~ion VOTE: 5-0-1 (Viele recused} 4. Report to the Planning and Environmental Commission of an administrative action approving a request for a minor amendment to SDD # 6, Vail Village Inn, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for modifications to the approved building plans for the Vail Plaza Hotel, 100 East Meadow Drive/Lots M, N and O, Block 5D, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Waldir Prado, represented by Daymer Corporation Planner: George Ruther ACTION: Tabled to March 14, 2005 MOTION: Lamb SECOND: Gunion VOTE: 5-0-1 {Niels recused) 5. A request for a final review of a variance from Section 12-6D-$, density; Chapter 12-10, Off- Street Parking and Loading; and Title 14, Development Standards Handbook, Vail Town Code, pursuant to Chapter 12-17, Variances, to allow for a residential addition, located at 2854 Snowberry DrivelLot 19, Block 9, Vail Intermountain Subdivision, and setting forth details in regard thereto. Applicant: Mike and Marla Haley, represented by RAL Architects, Inc. Planner: Elisabeth Eckel ACTION: Tabled to March 14, 2005 MOTION: Lamb SECOND: Gunion VOTE: 5-0-1 {Niels recused) 6. Approval of February 14, 2005 minutes MOTION: Lamb SECOND: Kjesba VOTE: 5-0-1 {Niels recused? 7. Information lJpdate 8. Adjournment MOTION: Lamb SECOND: Kjesba VOTE: 5-0-1 (Niels recused) The applications and information about the proposals are available far public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage Raad. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call (970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published February 25, 2005, in the Vail Daily. PLANNING AND ENVIRONMENTAL COMMISSION ~' PUBLIC MEETING ~r ~ February 2$, 20D5 PROJECT ORIENTATION -Community Development Dept. PUSLfC WELCOME 12:00 pm MEMBERS PRESENT MEMBERS ABSENT Chas Bernhardt Site Visits: 1. Haley Residence - 2854 Snowberry Drive 2. Westhaven Condominiums - 1325 Driver: George • Public Hearing -Town Council Chambers 2:0t} pm 1. A request for final review of a variance, pursuant to Chapter 12-17, Variances, Vai] Town Code, to allow for a variance from Section 12-7B-12, Height, Vail Town Code, and a request for a majar exterior alteration, pursuant to Section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for a new residential addition, located at 183 Gore Creek Drive (Sitzmark Building)ILot A, Block 58, Vail Village Filing 1, and setting forth details in regard thereto. Applicant= Bab Fritch, represented by Fritzlen Pierce Architects Planner: Bill Gibson ACTION: MOTION: SECOND: VOTE: 2. A request for a recommendation to the Vail Town Council of a major amendment to a special development district (SDD), pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District No. 4, Cascade Village, for an approved development plan of a new condominium building, located at 1325 Westhaven Drive (Westhaven Condominiums, aka, "The Ruins"}!Area A, Cascade Village, and setting forth details in regard thereto. Applicant: Mires LLC and Wright & Company, represented by Pylrnan & Associates Planner: Matt Gennett ACTION: MOTION: SECOND: VOTE: 3. A request far final review of a final plat for a majar subdivision, pursuant to Chapter 13-3, Major Subdivisions, Vail Town Cade, to al[ow far a resubdivision of the Lionshead Care Site, located at 616 Lionshead PlaceJ(a complete legal description is available far inspection at the Town of Vail Community Development Department upon request), and setting far details in regard thereto. Applican#: Vai] Resorts, represented by Braun Associates, Inc. Planner: George Ruttier ACTION: MOTION: SECOND: VOTE: 4. Report to the Planning and Environmental Commission of an administrative action approving a request for a minor amendment to SDQ # 6, Vail Village Inn, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for modifications to the approved building plans for the Vail Plaza Hotel, 100 East Meadow DrivelLots M, N and O, Black 5D, Vail Village Filing 1, arld setting forth details in regard thereto. Applicant: 1Naldir Prado, represented by Daymer Corporation Planner: George Ruttier ACTION: MOTION: SECOND: VOTE: 5. A request for a final review of a variance from Section 12-6^-8, Density; Chapter 12-10, Off- Street Parking and L.oadingr and Title 14, Development Standards Handbook, Vail Town Code, pursuant to Chapter 12-17, Variances, to allow far a residential addition, located at 2854 Snowberry Drivefl,ot 19, Block 9, Vail Intermountain Subdivision, and setting forth details in regard thereto, Applicant: Mike and Marla Haley, represented by RAL Architects, Inc. Planner. Elisabeth Eckel ACTION: Tabled to March 14, 2005 MOTION: SECOND: VOTE: 6. Approval of February 14, 2005 minutes MOTION: SECOND: VOTE: 7. {nformation Update 8. Adjournment • MOTION: SECOND: VOTE: The applications and information about the proposals are available for public inspection during regular office hours at the Town of Vai! Community Development Department, 75 South Frantage Road. The pubiic is invited to attend the project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. Please call (970) 479-2138 for additional information. Sign language interpretation is available upon request with 24-hour notification. Please call {970) 479-2356, Telephone for the Hearing Impaired, for information. Community Development Department Published February 25, 2005, in the Vail Daiiy. ~. Tf14~V €1F YAIL ~~ THIS ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NC}TICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town Code, on February 28, 2005, at 2:00 pm in the Town of Vail Municipal Building, in consideration of: A request for a final review of a variance from Section 12-6D-8, Density; Chapter 12-10, Off-Street Parking and Loading; and Title 14, Development Standards Handbook, Vail Town Code, pursuant to Chapter 12-17, Variances, to allow for a residential addition, located at 2854 Snowberry Drive/Lot 19, Block 9, Vail Intermountain Subdivision, and setting forth details in regard thereto. Applicant: Mike and Marla Haley, represented by RAL Architects, Inc. Planner: Elisabeth Eckel Report to the Planning and Environmental Commission of an administrative action approving a request for a minor amendment to SDD # 6, Vail Village inn, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for modifications to the approved building plans for the Vail Plaza Hotel, 100 East Meadow DrivelLots M, Nand O, Block 5D, Vaii Village Filing 1, and setting forth details in regard thereto. Applicant: Waldir Prado, represented by Daymer Corporation Planner: George Rather A request for final review of a variance, pursuant to Chapter 12-17, Variances, Vail Town Cade, to allow for a variance from Section 12-7B-12, Height, Vail Town Code, and a request for a major exterior alteration, pursuant to Section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for a new residential addition, located at 183 Gore Creek Drive {Sitzmark Building}ILat A, Block 5B, Vail Village Filing 1, and setting forth details in regard thereto. Applicant: Bob Fritch, represented by Fritzlen Pierce Architects Planner: Bill Gibson A request far final review of a fnal plat for a major subdivision, pursuant to Chapter 13-3, Major Subdivisions, Vail Town Code, to allow far a resubdivision of the Lionshead Core Site, located at 616 Lionshead Placel{a complete legal description is available for inspection at the Town of Vail Community Development Department upon request}, and setting for details in regard thereto. Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: George Rather A request for a recommendation to the Vail Town Council far a major amendment to a special development district {SDD}, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to aNow for an amendment to Special Development District No. 4, Cascade Village, for an approved development plan of a new condominium building, located at 1325 Westhaven Drive {Westhaven Condominiums, aka, "The Ruins"}IArea A, Cascade Village, and setting forth details in regard thereto, Applicant: Mires LLC and Wright & Company, represented by Pylman & Associates Planner: Matt Gennett The applications and information about the proposals are available for public inspection during office hours at the Town of Vail Community Development Department, T5 South Frontage Road. The public is invited to atkend project orientation and the site visits that precede the public hearing in the Town of Vail Community Development Department. 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Uom~a._o °r ~z ~'® a~dc pq°~. pC; Ada o,~Ue OeQNOp ~p N~m'ap0~[°~'~t m. °~~pl®O'~~~495N 2WL.-NU C«.arnL7~cm~_4~'a ffEo•!~E€«`•Z'r.QEa d +n °o w co U ry ~~ .f i U ~ ~ ,~ O ~` 0 Z x v 0 .~ .~ 0 U ~-, 7~~ '!Y g~ ~~;. i ~ ~~' a :,k,~f ,, ~s~~~~~ MEM©RAN©UM TO: Planning and Environmental Commission FROM; Community Development Department DATE: February 28, 2x05 SUBJECT: A request for final review of a request for a variance, pursuant to Chapter 12-17, Variances, Vail Town Cade, from Section 12-7B-12, Height, Vail Town Code, and a request for a major exterior alteration, pursuant to Section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow far a new residential addition, located at 183 Gore Creek Drive (Sitzmark Building}1Lot A, Block 5B, Vail Village Filing 1, and setting forth details in regard thereto. (PRJ04-0291) Applicant: Bob Fritch, represented by Fritzlen Pierce Architects Planner: Bill Gibson SUMMARY The applicant, Bob Fritch, represented by Fritzlen Pierce Architects, is requesting a variance from Section 12-7B-12, Height, Vail. Town Code, and a major exterior alteration, pursuant to Section 12-78-7, Exterior Alterations or Modifications, Vail Town Code, to allow for changes to an approved residential addition at the Sitzmark Building. Based upon Staff's review of the criteria in Section Vlll of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval, with cflnditiflri5, of the variance and major exterior alteration subject to the findings and conditions noted in Section 1X of this memorandum. ©ESCRIPTI(JN OF REQUEST The applicant is requesting aptroval of an exterior alteration and variance to alle~w for changes to an approved dwelling unit addition at the Sitzmark Lodge, which was approved by the Planning and Environmental Commission on September 13, 2004. The applicant is proposing to increase the size of the previously approved residential addition to the west side of the existing condominium, located on the top floor of the Sitzmark Buiiding, from 167 sq. ft. to 246 sq. ft. This addition would be accomplished by extending an existing down-sloping roof line. A mare detailed description of the applicant's request and the proposed architectural plans have been attached for reference (see Attachments B and C). Due to its scope of work, this proposal requires Planning and Environmental Cammission review and approval of a "major exterior alteration or modification" pursuant to Section 12-78-7, Vail Town Code. Pursuant to Section 12-7B-12, Height, Vail Town Code, the maximum allowable building height in the Commercial Core 1 district is determined by the Vail Village Urban Design Guide Plan. The Vail Village Urban Design Guide Plan states that: "...Building height restrictions in fhe Commercial Core 1 shall be as follows: 1. Up fa 60% of building (building coverage area) may be built to a height of 33 feet of Jess. 2, No more than 4(1% of the building (building coverage area) may be higher than 33 feef, buf not higher Phan 43 feef 3. Towers, spires, cupolas, chimneys, flagpoles, and similar architectural features not useable as Grass Residential Floor Area may extend above the height limit a disfance of not more ffran twenty-five percent of fhe height limit nor more than fifteen feet. 4. The above her'ghts are based on an assumed 3 feef in ?2 feef or 4 feet in 12 feet roof pifches. To accommodate and encourage sleeper roof pitches (up to 6 feet in 92 feef), slight, proportionate height increases could be granted so long as the height of the building side walls is not increased." The existing Sitzmark Building exceeds both the average and maximum building height limits with the highest point of the existing building at a height of 57.1 ft. The proposed dormer additions and chimney extensions also exceed these building height limitations. Therefore, this proposal requires Planning and Environmental Commission approval of a variance from the Town's building height limitations. 111. BACKGROl1ND The Sitmark 'Building was originally constructed in 1969, prior to the Town of Vail's ' adoption of zoning regulations, and is currenfly zoned Commercial Core 1 and is non- conforming in regard to several provisions of the Town's current zoning regulations. On July 1©, 2000, the Planning and Environmental Commission approved a similar building height variance and a major exterior alteration for an addition on the east. side of the applicant's condominium at the Sitzmark Building. On September 13, 2004, the Planning and Environmental Commission approved a similar building height variance and a major exterior alteration fora 167 sq. ft. addition on the west side of the applicant's sandominium at the Sitzmark Building. On September 15, 2x04, the ®esign Review Board approved the design review application associated with this variance and a major exterior alteration request. IV. RQLES OF RE~fIEWING BODIES ©rder cif Review; Generally, variance applications and exterior alteration ar modification applications will be reviewed by the Planning and Environmental Commission, and then any accompanying design review application will be reviewed by the Design Review Board. ' Planning and Environmental Commission: The Planning and Environmental Commission is responsible for final approval, approval with modifications, or denial aF a variance application, in accordance with Chapter 12-17, Variances, Vail Town Code; and a major exterior alteration or modification application, in accordance with Section 12-7B-7, Exterior Alterations ar Modifications, Vail Town Code. Design Review Beard: The Design Review Board has no review authority over a variance application or major exterior alteration or modification application. However, the Design Review Board is responsible for the final approval,. approval with modifications„ or denial of any accompanying design review application. Town Council: The Town Council has the authority to hear and decide appeals from any decision, determination, or interpretation by the Planning and Environmental Commission andlor Design Review Board. The Town Council may also call up a decision of the Planning and Environmental Commission andlor Design Review Board, Staff: The Town Staff facilitates the application review pracess. Staff reviews the submitted application materials for completeness and general compliance with the appropriate requirements of the Town Code. Staff also provides the Planning and Environmental Commission a memorandum containing a description and background of the application, an evaluation of the application in regard to the criteria and findings outlined by the Town Code; and a recommendation of approval, approval with modifications, or denial. V. APPLICABLE PLANNING DOCtJIVIENTS Staff believes that the following provisions of the Vail Town Code are relevant to the review of this proposal: TITLE 12: ZONING REGULATIONS Article 12-78: Commercial Core 1 ~CC1 }District (in part} 42-7B-~: Purpose: The Commercial Core 9 Distn`ct is intended to provide sites and to maintain the unique character of the Vail Village commercia! area, with its mixture of lodges and commercial establishments in a predominantly pedestrian enviranment_ The Commercial Core 1 District is intended fo ensure adequate Gght, air, open space, and other amenities appropriate to the permitted types of buildings and uses. The District regulations in accordance with the Vail Village Urban Design Guide Plan and Design Gonsiderations prescribe site development standards that are intended to ensure the maintenance and preservation of the tightly clusfered arrangements of buildings fronting on pedesfrianways and public greenways, and to ensure continuation of the building scale and architectural qualities that distinguish the Village. 92-78-7: PxteriarAlterations and Modifications: din part) A-6. Compliance With Comprehensive Applicable Plans: It shall be the burden of the applicant to prove by a preponderance of the evidence before the planning and enviranmental commission that the proposed exterior alteration is in compliance with the purposes of the CC1 dastrict as specified in section 72-7B-7 of this article; that the proposal is consistent with applicable elements of the Vail village master plan, the town of Vail streetscape master plan, and the Vail comprehensrve plan; • and that the proposal does not otherwise negatively alter the character of S the neighborhood. Further, that the proposal substantially complies with the Vail village urban design guide plan and the Vail village design considerations, to include, but not be limited to, fhe following urban design considerations: pedestrianizafion, vehicular penetration, sfreetscape framework, street enclosure, street edge, building height, views, servicefdelivery and sun/shade analysis; and that fhe proposal substantially complies with all other elements of the Vail comprehensive plan. 12-78-12: Height: Height shall be as regulsfed in the Vail Village Urban Design Guide Plan and Design Considerations. Chapter 12-17: Variances (in part} 12-17-1,- Purpose: A. Reasons for ~eekirrg Variance: In order to prevent or to ]essen such practical difficulties and unnecessary physical hardships inconsistent with fhe ob1ectives of this title as would result from Strict or literal interpretation and enforcement, variances from certain regulations may be granted. A practica! di'fficulfy or unnecessary physical hardship may result from the size, shape, or dimensions of a site or the location of exr`sfing structures thereon; from topographic or physical conditions on the sife or in fhe immediate vicinity; or from other physical limitations, street locations or conditions in fhe immediate vicinity. Cost or inconvenience fa the applicant of strict or liters! compliance with a regulation shat! not be a reason for granting a variance. VA1L VILLAGE URBAN DESIGN GUIDE PLAN fin Qartl Urban Design Considerations {in part} F. Building Height Basica!!y, the Village Core is perceived as a mix of two and three story facades, although there are also four and five story buildings. The mix of building heights gives variety fa the street -which is desirable. The height criteria are intended fo encourage height and massing varr'ety and to discourage uniform building heights along fhe street. The definition of height shall be as it is in the Vail Municipal Code. Building height restrictions in the Commercial Core 1 shall be as follows: 1. Up to 60l of building (building coverage area) may be built to a height of 33 feet of less. 2. No more than 4Ci% of the building (building coverage area) may be higher than 33 feet, but not higher than 43 feet, 3. Towers, spires, cupolas, chimneys, flagpoles, and similar architectural features not useable as Gross Residenfiaf Floor Area may extend above the height limit a distance of not more than t}wenfy-ltve percent of the height limit nor more than fifteen feet. 4. The above heights are based on an assumed 3 feet in 12 feet or 4 feet in 12 feet roof pitches. To accomrrrodate and encourage steeper roof pitches (up to 6 feef in 12 feet), slight, praporfionate height increases could be granted sa long as the height of fhe building side walls is not increased." VAIL VILLAGE MASTER PLAN lin Dart) V. Goals, Objectives, Policies and Action Steps Goaf #1. Encourage high quality rEdeveloprnenf while preserving the unique architectural scale of the Village in arder to sustain ifs sense of community and idenfity. Objective 9.2~ Encourage the upgrading and redevelopment of residential and corrrmereial facilities. Policy 9.2,1: Additional development may be allowed as identr'fred 6y the Action Plan and as is consisfenf with the Vail Village Master Plan and Urban Design Guide Plan. VI. SITE ANALYSIS Address: 183 Gore Creek Drive {Sitzmark Building} Legal Description: Part of Lot A, Black 5B, Vail Village 1St Filing Zoning: Commercial Core 1 {CC1 } Land Use Plan Designation: Village Master Plan Current Land Use; Mixed Use Standard AllowedlRe4uired Existing. Proposed Lot Area: 5,000 sq. ft. estimated no change 17,680 sq. ft. Setbacks: Front: Per Vail Village 1 ft. no change Sides Urban Design Guide 0 ft.1 3 ft. no change Rear: Plan and Design 0 ft. no change Considerations Height: Per Vail Village 56' 54' sloping downward Urban Design Guide Plan and Design Considerations {max. 43') Density (max): 9 units 1 unit no change GRFA {max}: 13,888 sq.it.(approx} 2,758 sq. ft. 3,005 sq. ft. VI1. SURR~UNQING LAND USES AND ZONING Land Use Zoning ~Narth: Gore Creek Outdoor Recreation South: Mixed Use Commercial Core 1 East: Mixed Use Commercial Core 1 West: Residential High Density Multiple-Family Residential 5 VIII. CRITERIA AND FINDINGS The review criteria for a request of this nature are established by Chapter 12-16, Vail Town Code,. A. Consideration of Factors Reoardinq Variances: The relationship of the requested variance to other existing or potential uses and structures in the vicinity. This proposed addition is associated with a remodel of an existing residence at the Sitzmark Building which was originally constructed in 1g6g. The existing building is non-conforming in regard to the building height provisions of the Town's zoning regulations. The Planning and Environmental Commission has consistently held that construction of a structure prior to annexation or the adoption of the current zoning regulations may be a basis for granting a variance from the Town's current zoning regulations. The existing Si#zmark Lodge building, although non-conforming with regard to building height, is surrounded by buildings that are as large or larger in scale, Additionally, the use of the subject property (mufti-family residential) is consistent with the uses outlined for Vail Village and the Commercial Core i district. On September 13, 2f](74, the Planning and Environmental Commission found that the previously proposed 1fi7 sq. ft. addition complied with this criterion;: and Staff believes the proposed 246 sq. ft. addition also complies with this cri~terian. 2. The degree to which relief from the strict and literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. The applicant is proposing to construct a 24ra sq. ft. addition to this unit by extending an existing shed-type roof approximately 20 feet to the west from an approximate elevation of 54 feet sloping down. Staff believes that most any expansion to this dwelling unit would require the approval of a building height variance; therefore, Staff believes this proposal will provide the minimum relief from the strict and literal interpretation and. enforcement of the building height regulations necessary to achieve compatibility and uniformity among sites in the vicinity and within the Commercial Core 1 district. The Planning and Environmental Commission has consistently held that construction of a structure prior to the adoption of the current zoning regulations may be a basis for granting a variance from the Town's current zoning regulations. Therefore, S#aff does not believe this proposal will constitute a grant of special privilege. 6 Qn September 13, 2004, the Planning and Environmental Commission found that the previously proposed 107 sq. ft. addition complied with this criterion; and Staff believes the proposed 246 sq. ft. addition also complies with this criterion. 3. The effect of the requested variance on tight and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. Staff does not believe this proposal will have a significant impact on the public health, safety or welfare, public facilities, utilities, or light and air in comparison to existing conditions of the site. On September 13, 2044, the Planning and Environmental Commission found that the previously proposed 167 sq. ft. addition complied with this criterion; and Staff believes the proposed 246 sq. ft. addition also complies with this criterion. 4. Such other factors and criteria as the commission deems applicable to the proposed variance. On July 10, 2000, the Planning and Environmental Commission approved a similar building height variance and a major exterior alteration far a dormer addition on the east side of the applicant's condominium at the Sitzmark Building. Qn September 13, 2004, the Planning and Environmental Commission found that the previously proposed 167 sq, ft. addition complied with this criterion; and StafF believes the proposed 246 sq. ft. addition also complies with this criterion. The design review application associated with this proposal is tentatively scheduled for review by the Town of Vail Design F~eview Board at its March 2, 2005, public hearing. B. The Planning and Environmental Commission shall make the following findings before grantino a variance: That the granting of the variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the carne district. 2. That the granting of the variance will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. That the variance is warranted for one or more of the following reasons; r a, The strict literal interprefation or enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this title. . b_ There are exceptions or ex#raordinary circumstances or conditions applicable to the same site of the variance that do not apply generally to other properties in the same zone. c. The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district. C. Consideration of Factors Reaardina Maior Exterior Alteration or Modification: The review criteria for a request of this nature additions of >100 square feet of floor area) are established by the Vail Town Code. The emphasis of this review is on the proposal's compatibility with the zoning code, the Town of Vail Streetscape Master Plan, the Vail Village Urban Design Guide Plan, the Vail Village laesign Considerations and the Vail Comprehensive Plan. 1. Compliance with the Tflwn of Vail Zoning Code. Staff believes this proposal is consistent with the purpose of the Commercial Core 1 districk as outlined in Section 12-7B-1, Vail Town Gode, as follows: "To provide sites and maintain the unique character of the Vail Village commercial area, with its mixture of Jodges and commercial establishments in a predominantly pedestrian environment. The Commercial Core 1' Zone District is intended to ensure adequate light, air, open space, and other amenr'ties appropriate to fhe permifted types of buildings and uses. The district regulations in accordance with the Vail Village Urban Design Guide Plan and Design Considerations prescribe site development standards that are intended to ensure the mainfenance and preservation of the tightly clustered arrangements of buildings fronting on pedestrian ways and public greenways, and to ensure continuation of the building scale and architectural qualities fhaf distinguish the Village_ " On September 13, 2004, the Planning and Environmental Commission found that the previously proposed 167 sq, ft. addition complied with this criterions and Staff believes the proposed 246 sq. ft. addition also carnplies with this criterion. 2. Compliance with the Vail Village Urban Design Guide Plan. StafF believes this proposal is consistent with the "Gore Creek DrivelBridge Street Sub-Area" objectives outlined in the Vail Village Urban design Guide Plan. {7n September 13, .20x4, the Planning and Environmental Commission found that the previously proposed 167 sq. ft, addition complied with this criterion; and Staff believes the proposed 246 sq. ft. addition also complies with this criterion. 3. Compliance with the Urban Design Gonsiderations for Vaii Village and the Exterior Alteration Griteria. Urban design considerations. a. Pedestrianization b. Traffic penetration c. Streetscape framework d. Street enclosure e. Street edge f. Building height g. Views Building height regulations in the CC1 zone district are addressed specifically in the Vail Village Design Considera#ions. The plan requires that 6fl% of the building may be built to a height of 33 feet or less while 40% of the building may be built to a height of up to 4~ feet. Currently, the Sitzmark Lodge exceeds allowable height per both ratios and this proposal will continue that nonconformity. However, do to the nonconforming nature of the existing building and the scale and character of the neighboring buildings; Staff believes this proposal conforms to these considerations. Additionally, a sunlshade analysis shaves the proposed addition will not cast shadows any further off the site than the existing Sitmark building. Therefore, Staff does not believe this proposal will have a significant impact any of the other above-listed objectives. i 2. Architectural/Landscaoe considerations. a. Roofs b. Facades c. Balconies d. Decks and Pakios e. Accent elements f. Landscape elements g. Service The Vail Village Urban Design Considerations state that °'for any single building a varied but simple composition of roof planes is preferred to either a single or a complex arrangement of many roofs." Staff believes this proposal complies with this element of the design guide plan. Staff does not believe this proposal will impact any of the other objectives outlined in the Vail Village Urban Qesign Considerations. On September 13, 204, the Planning and Environmental Commission found that the previously proposed 167 sq. ft. addition complied with this criterion; and Staff believes the proposed 246 sq. ft. addition also complies with this criterion. 4. Compliance with the Town of Vail Streetscape Master Plan. Upon review of the Town of Vail Streetscape Master Plan, staff has determined that na recommended improvements or opportunities are directly related to the applicant's proposal. ~. Cn September 13, 2004, the Planning and Environmental Commission found that the previously proposed 167 sq. ft. addition complied with this criterion; and Staff believes the proposed 246 sq. ft. addition also complies with this criterion. 5. Compliance with the Vail Comprehensive Plan. VAIL VILLAGE MASTER Pt_AN The Vail Village Master Plan has been adapted as an element of the Vail Comprehensive Plan. The Vail Village Master Plan is Intended to guide the Town in developing land use laws and policies far coordinating development by the public and private sectors in Vail Village and in implementing community goals for public improvements. Most impartantiy, the Vail Village Master Plan shall serve as a guide to the staff, review boards, and Town Council in analyzing future proposals far development in Vail Village and in legislating effective ordinances to deal with such development. For the citizens and guests of Vail, the Master Plan provides a clearly stated set of goals and objectives outlining how the Village will grow in the future. Upon review of the Vail Village Master Plan, the staff believes the following goals, objectives and policies are relevant to the applicant's request: Goal #9: Encourage high quality redevelopment while preserving the unique architectural scale of the Village in order to sustain ifs sense of community and identity. objective 9.2: Encourage the upgrading and redevelopment of residential and commercial facilities. Policy 9.2.9: Additional development may be allowed as identified by the Actican Plan and as is consistent with the Vail Village Master Plan and Urban Design Guide Plan. Staff believes this proposal is consistent with the above listed goal, objective, and policy. On September 13, 2004, the Planning and Environmental Commission found that the previously proposed 167 sq. ft. addition complied with this criterion; and Staff believes the proposed 246 sq. ft, addition also complies with this criterion. B The Plannina and Environmental Commission shall make the following findings before arantinp aQproval of an exterior alteration or modification: 1. That the proposed exterior alteration is in compliance with the purposes of the CC1 district as specified in section 12-7B-1 of this article; that the proposal is consistent with applicable elements of the Vail Village Master Plan, the Town of Vail Streetscape Master Plan, and the Vail Comprehensive Plan; and that the proposal does not. otherwise negatively after the character of the neighborhood. 10 Further, that the proposal substantially complies with the Vail Village Urban Design Guide Plan and the Vail Village Design Considerations, to include, but not be limited to, the following urban design considerations: pedestrianization, vehicular penetration, streetscape framework, street enclosure, street edge, building height, views, service/delivery and sunlshade analysis; and #hat the proposal substantially complies with all other elements of the Vail Comprehensive Flan. IX. 5TAF1= RECC3IVIMENDATIO~! The Community Development Department recommends approval, with conditions, of a variance, pursuant to Chapter 12-17, Variances, Vail Tawn Code, from Section 1~-7B- 12, Height, Vail Tawn Cade, to allow for a new residential addition, located at 183 Gore Creek Drive {Sitzmark Building)/Lot A, Black 5B, Vafl Village Filing 1, and setting forth details in regard thereto. This recommendation is based upon the review of the criteria in Section VIII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Gommissian approves, with a condition, the applicant's request for a variance, pursuant to Chapter 72- 17, Variances, Vai! Town Code, from Section 72-7B-92, Height, Vail Town Gode, to allow for a new residential addition, located at 783 Gore Creek Drive (Sitzrnark Building)/Lot A, Block 5B, Vail Village Filing 1, and setting Earth details in regard thereto, su6jecf to the folfowing condition: 7. This approval she!! be contingent open the appficant receiving Town of Vail approval of the design review application associated with this variance request. " Should the Planning and Environmental Commission choose #o approve this variance request, the Community Development Department recommends the Commission makes the following findings: "The Planning and Environmental Commission finds: 1. The granting of this variance wilt not constitute a granting of special privilege inconsistent with the limitations an other properties classified in the same district. 2. The granting of this variance wit! not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. This variance is warranted for the following reasons: a. The strict literal interpretation or enforcement of the specified regulation would result in practical difficulty or unnecessary physieal hardship inconsistent with the objectives of Title 72, Zoning Regulations, Vail Town Code. 1.1 b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of fhe variance that do not apply generally to other praperties in the same district. c. The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same district " The Community Development Department recommends approval, with conditions, of a major exterior alteration or modification, pursuant to Section 12-7B-7, 'Exterior Alterations or Modifications, Vail Town Gode, to allow for a new residential addition, located at 183 Gore Creek Drive (Sitzmark Building)ll_ot A, Block 5B, Vail Village Filing 1, and setting forth details in regard thereto. This recommendation is based upon the review of the criteria ~in Section VIII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this major exterior alteration ar modification request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves, with a condition, fhe applicant's request for a major exterior alteration or modificafion, pursuant to Section 12-7B-7, Exterior Alterations ar Modifications, Vail Tawn Code, fo allow for a new residential addition, located at 183 Gore Creek Drive (Sitzmark Building)/Lot A, Block 58, Vail Village Filing 1, and setting forth details in regard thereto, subject fa the following condition: 1. This approval shall be contingent upon the applicant receiving Town of Vail approval of the design review application associated with this major exterior alteration or modification request. °' Should the Planning and Environments! Commission choose to approve this major exterior alteration or madification request, the Community Development Department recommends the Commission makes the following findings: "The Planning and Environmental Commission finds fhat the proposed exterior alteration is !n compliance with the purposes of the CC1 district as specified in section 12-78-1 of this article; that the proposal is consistent with applicable elements of the Vai! Village Master Plan, the Town of Vail Streetscape Master PJan, and the Vail Comprehensive Plan; and that the proposal does not otherwise negatively alter the character of the neighborhood. Further, that the proposal substantially complies with the Vail Village Urban Design Guide Plan and the Vail Village Design Considerations, to include, but not be limited to, the following urban design considerations: pedestrianization, vehicular penetration, streetscape framework, street enclosure, street edge, building height, views, service/delivery and sun/shade analysis; and that the proposal substantially complies with all other elements of the Vail Comprehensive Plan. " l2 X. ATTA+ A. B. C_ Q, • • ~HMENTS Vicinity Map Applicant's Request Architectural Plans Public Hearing Notice 17 ~_~ ~mA ~° c° E v ~W a_~ ~~~ pS~ S `gym bt ~~ ~` 3 ~~ [y > ~~¢¢ ~S 0 ~~ d r Attachment: B f FRITZLEN PICE ARC1-IITEC ;' ~ VAIL, COL(7RADD VARIANCE FOR RESIDENTIAL ADDITION, SITZMARK LODGE DESCRIPTION The Property Owner desires to add space to the existing Dwelling Unit on the Site. The existing structure exceeds the Height Regulations (Section 12-7B-12 of the Zoning Regulations). The site currently has Retail and Restaurant uses, Accommodation Units and related accessory uses, as well as a single Dwelling Unit. TI7e structure was built a considerable number of years before the current Zoning Restrictions were developed. There is a considerable amount of GRFA that can be added to the structure. The D~velGng Unit. is on the top floor of the structure. The only location for the addition of residential space to the existing Dwelling Unit is an tl~e top floor. The proposed addition is created by the expansion of tJze descending roof save on the west side of the structure making the addition visually compatible and minimizing the volume needed far the new space. RELATIONSHIP TO OTHER STRUCTURES IN THE VICINITY Adjacent structures exceed current height limits therefore there the addition would not constitute the granting of special privilege. Due to the minimal uolume being created, the addition tnlill have little impact on adjacent structures, Tl~e height of the proposed addition is considerably lower than the current ridgeline of the structure. A similar variance was granted in September of 2fl04 for an addition on the east side of the structure. Adjacent structures were granted Variances, similar ~to this request, aver the years. Due to the limited size of the add"rtion and its location an the site, the effect on light and air, distribution of population, transportation, traffic facilities, utilities, and public safety will be non- existent. COMPLIANCE WITH PLANNING AND DEVELOPMENT OBJECTIVES It is clear that it is desirable to maintain mixed uses in the CCl zone district. The proposed addition will extend the livability of the existing Dwelling Unit. The existing site does not approach its capacity in to+'ms of D~~elling Unit GRI=A. If the Property Owner were to locate the proposed uses elsewhere on the site it is most likely it would require the loss of Accommodation Unit uses or7 the site. FRITZLEhJ ~ :'asp all'. dl r',:~;•. +v;:;:~:, i PIERCE ; s'.i , ~...+I~:,.;u'.Ir! ~~~ iv~i. =r:.i, ~' ,i ~:. E.: i19,. ,ril,. ~',i'~i,,:.ri,.t, rt --~- I -y--- i ~. ':~ On ~~ _ . ~ ~_ _I_ ~, ~~~ ~ _~ U ~~ ~ ~~~~ 1 ~~ l~~~~ _r ~~ ~ ;, ~~~ r' ~ ,i ,• __~ i ' I ~~~Iti.~, 4' ', ." _l ~~ ~~ E r ~• _ ~ ~ _ 6 _. _ __. _ __ ~----- --F- r " ~,~ .~ ~ J ~ ~ ~ ~~ a _ , i Attachment: C • r ~ ill ~! 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' ~ r-- ' - - ~ 1 ~~ ~ ~Ir ~'M~ . - - j -~ ~1 .. ;-~ I r+ ;; ~~. ~s ~~,,,~ 4 ~ ~~~~ -~; ~~~ ~ ~~ ~ 1 .` Y .~; _ . ~. ~{~` - IIII~ ~' i,, ~~~~I -~1~I~,-~i~ ! ~~~ t ~. ~?a~ .._~ ~~ - '~ CQ ~~~ I \/ •,~ v ~~1 ~' ~ ,~ ~, ~~ ! ~ ~ ~ ~-'~ ~ ~ ~. nay ~ "" ~; ~ Y-~ ~ Jk ~ ~ ~~ F Y .r 7k ~, `)f~ 'Y' - i:I• N --- - .f ~m~ei'M -,.-1 ~5 A4 4 ~ ~~'~ v ~ f ty,.. § ,~ } } y ~; } ~tj ~ __ j: F.. d t~K ~'~ ~w r f _ L ' f 1 { 3 // , , 1 i ~j. ¢'- a.i _ ~ lA;i' ~, ~. w ~S ~.'..~.' 1 • • Attachment: D ~t T013'ri~' 4F UAIL Imo` THf~ ITEM MAY AFFECT YOUR PROPERTY PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning and Environmental Commission of the Town of Vail will hold a public hearing in accordance with section 12-3-6, Vail Town Code, on February 28, 2005, at 2:00 pm in the Town of Vail Municipal Building, in consideration of: A request for a final review of a variance from Section 12-6D-8, Density; Chapter 12-10, Off-Street Parking and Loading; and Title 14, Development Standards Handbook, VaiC Town Code, pursuant to Chapter 12-17, Varianoes, to allow for a residential addition, located at 2$54 Snowberry Drive{Lot 19, Block 9, Vail Intermountain Subdivision, and setting forth details in regard thereto. Applicant: Mike and Marla Haley, represented by RAL Architects, Inc. Planner; Elisabeth Eckel Report to the Planning and Environmental Commission of an administrative action approving a request far a minor amendment to SDD # 6, Vail Village Inn, pursuant to Section 12-9A-10, Amendment Procedures, Vail Tawn Code, to allow for modifications to the approved building plans for the Vail Plaza Hotel, 100 East Meadow Derive{Lots M, Nand O, Block 5D, Vail Village Filing 1, and setting forth details in regard tFiereto. Applicant: Waldir Prado, represented by Daymer Corporation Planner: George Rather A request for final review of a variance, pursuant to Chap#er 12-17, Variances, Vail Town Code, to allow for a variance from Section 12-7B-12, Height, Vail Town Code, and a request for a major exterior alteration, pursuant to Section 12-7B-7, Exterior Alterations or Modifications, Vail Town Code, to allow for a new residential addition, located at 183 Gore Creek Drive (Sitzmark Building){Lot A, Block 5B, Vail Village t=iling 1, and setting forth details in regard thereto- Applicant: Bob Fritch, represented by Fritzlen Pierce Architects Planner: Bill Gibson A request for final review of a final plat for a major subdivision, pursuant to Chapter 13-3, Major Subdivisions, Vail Town Code, to allow for a resubdfvision of the Lionshead Core Site, located at 616 Lionshead Place{(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request}, and setting for details in regard thereto. Applicant: Vail Resorts, represented by Braun Associates, Inc. Planner: George Ruttier A request for a recommendation to the Vail Town Council for a major amendment to a special development district (SDD}, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Special Development District No. 4, Cascade Village, for an approved development plan of a new condominium. building, located at 1325 Westhaven Drive (Westhaven Condominiums, aka, "The Ruins"}{Area A, Cascade Village, and setting forth details in regard thereto. Applicant: Minis LLC and Wright & Company, represented by Pyiman & Associates '`''' Planner: Matt Gennett The applications and information about the proposals are available far public inspection during office hours at the Town of Vail Community Development Department, 75 South Frontage Road. The public is invited to attend project orientation and the site visits that precede the public hearing in the Town of Vail Communi#y Development Department. Please call 970-479-2138 for additional information. Sign language interpretation is available upon request, with 24-hour notification. Please call 970-479-2356, Telephone for the Hearing Impaired, for information. Published February 11, 2005, in the Vail Daily. n f~ MEM©RANaUM TO: Planning and Environmental Commission FRAM: Department of Community Development DATE: February 28, 20©5 SUBJECT: A request for a recommendation to the Vail Town Council of a major amendment to a special development district (SDD}, pursuant to Section 12-9A-10, Amendment Procedures, Vail Town Code, to allow for an amendment to Specia! Development District No. 4, Cascade Village, for an approved development plan of a new condominium building, located at 1325 Westhaven Drive (Westhaven Condominiums, aka, "The Ruins"}IArea A, Cascade Village, and setting forth details in regard thereto. (PEC05-0(~1 Q) Applicant: Mirus LLC and Wright & Company, represented by Pylman & Associates Planner: Matt Gennett I. SUMMARY The purpose of this work session meeting is to allow the applicant an opportunity to introduce the proposed development plan for the Westhaven Condominiums to the Planning and Environmental Commission and to provide the applicant, public, staff, and the Commission an opportunity to identify issues for the applicant to address at a future meeting. The Commission is not being asked to take any formal action on this application at this time. As such, staff will not be providing a formal recommendation at this time. II, DESGR6f'TIC}N OF THE REGtUEST The applicants, Mirus LLC and Wright & Company, represented by Pylman and Associates, have requested a work session meeting with the Planning and Environmental Commission to present a proposed development plan and request for an amendment to Area A of Special Development District (SDD) No. 4 to develop the Westhaven Condominiums, located at 1325 Westhaven Drive (Westhaven Condominiums, aka, "The Ruins"}fArea A, Cascade Village. A vicinity map has been attached for reference (Attachment A). The proposal includes the development of 13.free-market dwelling units and 29 enclosed parking spaces, with provisions made for spay-in-lieu program for employee housing. A copy of the Westhaven Condominiums written proposal from the applicant is attached for reference (Attachment 13), A reduced copy of the proposed floor plans and elevations has been attached for reference (Attachment C}. • 1 III. BACKGROUNI} (The Background section of this memorandum is focused primarily upon the relevant history of what is known as Area A in SDD # 4.) • In 1978, Special Development District hlo. 4 was created from 97.52 acres of land without known zoning in the area of Vail known as Lions Ridge and includes the Westhaven Condominiums site. • In 1982, a building permit was issued for the 0.85 acre Westhaven Condominiums site. Construction was then halted following a partial completion of the foundation and laver level ,parking garage. While there has been several different ownership groups involved in the site during the intervening years, this partially constructed building remains today. • In 1985, the Town of Vail approved C7rdinance # 8, Series of 1985, which specified that Area A of Cascade Village should include ten employee- housing units with a total area of 8,400 square feet. • In 1993, the Town of Vail approved ©rdinance #1, Series of 1993, which clarified how many employee housing units should be directly associated with the Westhaven site. The ordinance state (in part): "The developer(s) of Area A shall build a minimum of eight employee dwelling units within Area A Westhaven Condominium Building." Subsequent to these amendments there have been three separate approvals granted for development on the Westhaven site, each proposing varying arrays of employee housing in mixed-use residential, accommodation unit, and fractional fee development concepts. • In 1995, an approval was granted to construct fourteen free-market condominiums and seventeen employee-housing units. • In 1998, a proposal for finrenty-one employee-housing units, fifteen accommodation units, and eleven fractional fee units was approved. • In 7999, an ordinance was approved which allowed for twenty-one employee-housing units, seventeen accommodation units, and eleven fractional fee condominium units. All of the aforementioned development proposals have expired and there currently is na valid, approved development plan for the Westhaven Condominiums site. 2 • IV. RQLES Q1= THE REVIEWING BOARDS Special Develor~ment District and Maior Amendment Order of Review: Generally, applicafions will be reviewed first by the PEC far impacfs of use/development, then by the DRB for compliance of proposed buildings and site planning, and final approval by the Town Council. Planning and Environmental Commission: Aaron: The PBC is advisory to the Town Council. The PEC shall review the proposal for and maEce a recommendation to the Town Council based on the Criteria and Findings Fisted in Section IX of this memorandum. Design Review Board: Action: The DRB has NO review authority an a SDD proposal, but must review any accompanying DRB application The DRB review of an SDD prior to Town Council approval is purely advisory in nature. Staff: The staff is responsible for ensuring that all submittal requirements are provided and plans conform to the technical requirements of the Zoning Regulations. The staff also advises the applicant as to compliance with the design guidelines. Staff provides a staff mama containing background on the property and provides a staff evaluation of the project with respect to the required criteria and findings, and a recommendation on approval, approval with conditions, or denial. Staff also facilitates the review process. Town Council: Action: The Town Council is responsible far final approve!/denial of an SDD. The Town Council shall review the proposal using the Criteria and Findings listed in Section IX of this memorandum. V. APPLICABLE PLANNING DOCUMENTS Article 12-9A: Special Development (SDD) District (in part) f 2-9A-1: PURPOSE.° The purpose of the special development district is fo encourage flexibility and creativity in the development of land in order to promote its most appropriate use; fo improve the design character and qualify of the new development with the town; fo facilitate the adequate and economical provision of streets and utilities; 3 to preserve fhe natural and scenic features of open space areas; and to further the overall goals of the community as sfated in fhe Vail comprehensive plan VI. SITi E ANALYSIS Legal Description: Westhaven Condominiums Site, Cascade Village Address; 1325 Westhaven Drive Lot Size: .85 acres (37,426 sq ft) Zoning: Special Development District No. 4 {no underlying zone district) Land Use Plan Designation. Resort Accommodations and Services Current Land Use: Mixed Use Residential and Resort I Spa Develooment Standard Allowed Existing Prot~osed Lot Area: NIA 37,026 sq ft no change Buildable Area: 37,026 sq ft no change Setbacks: Front: NJA 4' 4' Sides: NIA 67'(W)/1~ 1'(E) 44'(W)/5'(E) Rear: NlA 36' 14' Building Height; NlA NIA 55 Density: NIA NIA 15.2 DU per acre GRFA: NIA NIA 32,000 sq ft Site Coverage: NIA NIA 51°/©(18,883 sq ft} Landscape Area: NIA NIA X49% (18,143 sq ft)'" Parking: 24.5 spaces NIA 29 Spaces Nate: Includes lands caping area atop the parking garage. VII. SURROUNDING LAND USES AND ZONING Land Use Zaninq North: CDOT ROW Nat zoned South: Resort Accommodations and Services SDD No. 4 East: Resork Accommodations and Services SDD No. 4 West: Resort Accommodations and Services SDD No. 4 VIII. DISCUSSION ISSUES The purpose of this work session meeting is to allow the applicant an opportunity • to present the redevelopment plans for the Westhaven Condominiums to the Planning and Environmental Commission and to provide the applicant, public, staff, and the Commission an opportunity to identify issues for discussion. The Commission is not being asked to take any formal positions on this application at this time. However, staff has identified several issues which merit discussion. The issues are: Proposed Setbacks As listed in Section VI of this memorandum, the proposed front setback of the building from the front property line is four feet {4'}; the side setback to the east is approximately five feet (5'} from the easterly property line and western side setback is forty-four feet (44'}; and the proposed rear setback is fourteen feet {14'}. The applicable criteria on this issue, found in Section IX of this memorandum, are A, B, F, and H. The criteria referenced above address compatibility, the relationship of the proposed design with surrounding uses, design features, and landscaping. Staff believes the proposed setback of four feet (4'} on the east could be offset or mitigated by asking the neighboring property to the east to remove the part of the driveway which encroaches onto the applicant°s property and replace the asphalt with landscaping. The landscape buffer will help mitigate the impact of having a relatively small side setback. Are the proposed setbacks in compliance with what the Commission finds appropriate for this site? Are there changes the Commission would like to see made on the plans? Provased Undercrround Parking Structures and Traffic lmaacts As specified in Section VI of this memorandum, the applicant is proposing to build 29 enclosed parking spaces in a subterranean garage, and the requirement calls for 29.5 parking spaces. The criteria applicable to this issue are C, F, and G, which address parking and loading; design features; and traffic. Staff is confident the applicant will find a way to accommodate an additional space within their proposed floor plan for the enclosed parking as they could reconfigure the spaces in a manner which could produce at least one additional space. Does the Commission find the proposed parking plan suitable for this proposed development? What suggestions does the Commission have regarding mitigation of the impacts? What information would the Commission like to see to alleviate any concerns regarding traffic on Westhaven Qrive? 5 Public Benefits Staff has identified numerous public benefits which will be realized by the Town of Vail as part of this development proposal and they address all of the criteria listed in Section IX of this memorandum. These benefits include the follawing: • Public roadway and pedestrian circulation improvements; • Landscaping, grading, and vegetation improvements, especially along the northern hillside of the property; • The removal of an unfinished, unused structure widely regarded as a public nuisance to be replaced by a compatible, aesthetically pleasing structure; • Drainage improvements for the subject site and its immediate vicinity; • Burying and rerouting public utilities such as overhead electricity lines; • A Pay-in-lieu employee housing plan; and • Improved traffic circulation far Vllesthaven Drive and fire access for the site. L?oes the Commission see any other opportunities for public benefits in regard to this proposal? Develooment Standards • Given the fact there is no underlying zoning on the subject site and all previous approved development plans have expired, the applicant is proposing development standards in keeping with the remainder ofi SDD # 4 and what has been approved for the site in the past. The development standards proposed by the applicant can be found in Section VI of this memorandum. Staff has identified the eastern side setback as a potentia9 issue earlier in this memorandum in terms of its adequacy for providing light and air, as weN as a buffer kretween uses. Clues the Commission find the development standards proposed for the subject site appropriate and sufficient? Agglication Materials In reference to design criteria A, B, and I--i, found in Section IX of this memorandum, additional materials may be helpful far the Commission in rendering a decision at a future meeting. AdditionaC application materials may include the follawing: a physical model of the proposed structure(s); a lighting plan; information on proposed signs; a traffic study; and an Environmental Impact Study (EIS). (Staff does not believe an EIS is necessary far this site considering the existing improvements.) Are there any additiional materials or information the Planning and Environmental Commission finds necessary for review and consideration prior to acting upon the request of the applicant? Emolovee Housing In awork-session with the Planning and Environmental Gommission last fall, the Commission expressed suppork far an Employee Housing pay-in- lieu program for the 1Nesthaven Condominiums site which is directly connected to a dedicated fund specifically set aside far building employee housing. Is there any specific information the PEC would like to have in reference to Employee Housing prior to making a decision? IX. CRITERIA AND FINDINGS The following section of this memorandum is included to provide the applicant, community, staff, and Commission with an advanced understanding ofi the criteria and findings that will be used by the reviewing boards in making a final decision on the proposed application. Speer"a! I]evelopment Drsfrlcf 72-gA-8: DESIGN CRITERIA: The following design criteria steal! be used as the principal criteria in evaluating the merifs of the proposed special development district. !t shall be the burden of the applicant fo demonstrate that submittal material and the proposed development plan comply with each of fhe following standards, or demanstrate that one or more of them is not applicable, or that a practical solution consistent with the public interest has been achieved: A. Compatibility: Design compatibilify and sensitivity fo the immediate environment, neighborhood and adfacent properties relative to architectural design, scale, bulk, building heighf, buffer zones, idenfity; character, visual integrity and orientatian B. Relafianship: Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses acrd activity. C. Parking And Loading: Compliance with parking and loading requirements as outlined in Chapfer ~ 0 of this Tifle. D. Comprehensive Plan: Canformify with applicable elements of the Vail Comprehensive Plan, Town policies and urban design plans. E. Nafural And/Or Geofogic Hazard: Idenfificatian and mr"tigation of natural and/ar geologic hazards that affect fhe property on which the special development district is proposed. F. Design Features: Site plan, building design and location and open space provisions designed fo produce a , functional developmenf responsive and sensitive to natural feafures, vegetation and overall aesthetic quality of fhe community. G. Traffic: A circulafion system designed for both vehicles and pedestrians addressing on and aff--site traffic circulation. H. Landscaping: Functional and aesthetic landscaping and open space in order to optimize and preserve natural features,. recreation, views end function. 1. Workable Plan: Phasing plan or subdivision plan that will maintain a workable, functional and efficient relationship throughout the development of the special development districf. X. STAFF RECOMMENDATION As this is a work session, staff will not be providing a staff recommendation at this time. Staff wall provide a staff recommendation at the time of a final review for this applicafion. XI. ATTACHMENTS A_ Vicinity h/lap B. Applicant's Proposal C. Reduced Floor Plans and Elevations • c • 8 E`= ~~o a$ m ~~~ ~~~ a ~t~ ~t~ ~o_ E ~ ~ ~ s`~ ~~ 9 Eyy~ ~a y _ :7> ~~ $44~ S ti T f e • • AN AI~~IENL3MENT T'Q T4Wi~ (~~' VAIL SFEC~AL ?~EVELt~PR~I~:i~IT I~~STRI~T m4, AREA A, CA~CA~r: ~f~LLA~E ~~t C~~~4~ j ~ `~~T ~ j ~° ~_ ,_. I WE~THAVEI'~ ~~~I~~TVIII'~IUNT~ AN AMENDIvIENT TO TOWN OF VAIL SPECYAL DEVELOPMENT DISTRICT #4, AREA A, CASCADE VILLAGE Owner Mires LLC Represented by Wright c~ Company Architect orter Architects Engineer Alpine Engineering, Inc. Landscape Architect Dennis Anderson Associates, Inc. Land Planning Pylman & Associates, Inc. • • W esth~ven Condominiums SDD Amendment 2 • • TABLE ()F ~CiJNTENTS 1.0 Introduction 4 1.1 Purpose o~ Report 4 2.{1 Cascade Village SDD #4 5 2.1 Cascade Village History S 2.2 Westhaven Condorniniums Site History 7 3.D Proposed PIan 9 3.1 Site Description 9 3.2 Description of Proposed Building 10 3.3 Development Statistics 12 3.4 Utilities 15 3,5 Parking Needs Assessment 15 3.6 Housing 16 3.7 Other Site Issues 17 3.$ Additional Approval Agreement for SDD #4 18 4.0 Special Development District Review Criteria 19 S.U Key Features and Findings 23 5.1 Key Features 23 5.2 Key Findings 24 Westhaven Condominiums. SDD Arnendn~~:nt 3 i ~ 1.U INTRODUCTION 1.1 Pur,pase of Report The purpose of this report is to provide information relative to an application for an amendment to Area A of Town of Vail Special Development District # 4, Cascade Village. The application requests development plan approval for re- development of the Westhaven Condominiums site located tivithin the Cascade Village Special Development District. This application includes a description of the history of the Cascade Village SDD and mare specifically, a thorough description of the history of this particular site within the SDD, The application also includes a comprehensive description of existing conditions and of the proposed improvements. Submittal requirements far a formal Amendment to an SDD are set forth in the Town of Vail development regulations, This application complies with all of the submittal requirements as outlined in the Town of Vail SDD Application Form packet. n U Westhaven Condominiums SDD Amendment 4 2.U CASCADE VILLAGE S1]D #4 2.1 Cascade Village History Cascade Village was approved by the Town of Vail as Special Development District # 4 in 1976. The overall SDD consists of 77.955 acres and includes four different components identified by areas. Area A, known as Cascade Village, includes the Cascade Hotel and conference facility, the Colorado Mountain College building, the Aria Athletic Club anal Spa and a parking garage to serve all the above listed uses. The Liftside and IVtillrace residential complexes, two single fan~ilyfpritnary secondary homes and the Westhavcn Condominiums site are also within Area A. Area B consists ofthe 65 unit Coldstream Condotrtinium complex. Area C consists of the Glcn Lyon neighborhood, which is approved for iC14 units in a single fatnily~iprimary secondary lot configuration. Area D is the Glen Lyon Office Building located along the South Frontage Road on the east edge of the Cascade Village SDD. Westhaven Condominiums SDD Amendn--ent • i The following table delineates each area, the acreage and the approved residential density. This information was gathered from previously approved Town of Vail Ordinances regarding Cascade Village. SDD # 4 CASCADE VILLAGE Site Size in Acres Approved Residential Density Area A, Cascade Village 17.955 352 accommodation units 94 du's Area B, Caldstre:am Condominiums 4.0 65 d.u.'s Area C, Glen Lyan 9.1 104 d.u.'s Area D, Glen Lyon Office Building 1.$ 3 d.u.'s Qpen Space 40.4 Roads 4.7 Totals 77.955 266 d.u.'s 352 a.u.'s Over the course of years fallowing the 1976 approval of the Cascade Village SDD many of the areas and individual sites have been developed. The Coldstream Condominiums are completed, there is an office building located on Area D and single family and primary/secondary homes have been built in the Glen Lyon Subdivision. The Cascade Village area is almost completely built out, with the Westhaven Condominiums representing one of the few remaining parcels, Westhaven Condominiums SDD Amendment 6 2.2 Westhaven Condaminiurns Site IiistQry In 1982 a building permit vas issued for the 0.85 acre Westhaven Condominiums site. Construction was halted after a partial completion of the foundation and lower level parking garage. Although there Dave been several different ownership groups involved in the site over the intervening years the site remains in this partially constructed condition today, twenty-tv~~o years later. Since the original 1976 SDD approval there have been several amendments to the Cascade Village SDD that affect the Westhaven Condominiums property. In 1985 the Town of Vail approved Qrdznance # 8, Series of 1985. This ordinance clarified that Area A of Cascade Village should include ten employee-housing units with a total area of 6,400 square feet. This translates to an average size of b40 square feet per unit. Ordinance #~ 1, Series of 1993 then clarified how many employees housing units should be associated specifically with the Westhaven site. The ordinance states, "The developer(s) of Area A shall build a minimum of eight employee dwelling units within Area A Westhaven Condotninium Building" Subsequent tv these amendments there have been three approvals granted for development of the 'V~Jesthaven site. Each of these applications proposed varying amounts of employee housing in mixed-use residential, aceom~nodation unit and fractional fee development concepts. The number of employee-housing units in these three proposals ranged from seventeen to ttiventy-one in an apparent attempt to gain favorable review and approval from the Town. The first of those three approvals was in April of 1995. This approval granted the applicant the ability to construct fourteen free-market condominiums and seventeen employee-housing units. In 1998 an approval was granted for twenty-one employee housing units, fifteen accommodation units and eleven fractional fee units. In 1999, an ordinance was approved which allowed for twenty-one employee housing units, seventeen accommodation units and eleven fractional fee condominium units. All of these development proposals have expired and. the formal position of the Town of Vail is that there is no valid, approved development plan for the; Westhaven Condominiums site. The development statistics far the past three approved proposals are summarized in a table on the following page. Westhaven Condominiums SDD Amendment ~ DEVELOPMENT STATISTICS FOR PREVIOUS APPROVALS Lat Area; 0.85 acres or 37,026 sq. ft. Zoning; SDD # 4 (Cascade Village} --~ No underlying zoning 1995 Aovroval 1998 Aonraval 1999 Aparoval height: SS' SS' S5' GRFA; Free Market 25,644 sq. ft. 0 sq. ft. 0 sq, ft. Acc©mmodation 0 sq. ft. 9,550 sq. ft. 11,071 sq, ft. Fractional fee: 0 sq. ft. 13,860 sq. ft. 16,090 sq. ft. EHUs: 8.246 sct. ft. 10.731 sa. ft, 11,528 sa. ft. Total: 33,430 sq. ft. 34,141 sq. ft. 38,684 sq. f# Conn~non area: 3,417 sq. ft. 7,054 sq. ft. 8,769 sq. ft. Density: Free Market: 14 du's 0 du's 0 du's Accomtnodatiart; 0 au's 15 au's I7 au's Fractional Fee: 0 ffu's 11 ffu's 1 I fu's EHUs: 17 EHU's 21 EHU's 21 EHU's 31 total units 47 total units 49 fatal units { 16.71 du's/ac) (21.25 du's/ac} {22..52 du's/ac} C *This information was gathered from Town of Vail files and tray or may not be accurate. Westhaven Condominiums SDD Amendment 8 • 3.0 PR(}POSED PLAN 3.I Site Description The Westhaven Condominium. site is an 0.85-acre site (37,026 sq. ft,) lacated clang the earth side of Westhaven Drive just west of the Aria Spa & Athletic Club and the Cascade Village Parking structure. The outdoor pool of the athletic club and a secondary vehicular exit from the parking structure are the uses lacated within the west etad of t11e building that is adjacent to the Westhaven site, The site backs up to the South Frontage Road on the north side. Thera is a grade differential of approximately 3b feet across the site from Westhaven Drive to the South Frontage Road and there is na direct access to the property from the Frontage Road. The highway right of way encompassing the South Frontage Road is fairly wide in this area. The distance tram the rear property line of the V4'esthaven site to the edge of the South Frontage Road pavement ranges from 45 to 75 feet. Along the western portiorr of the site the grade rises up to a large ridge that peaks approximately 18 feet above the South Frontage Road. The Town of Vail Recreation Path cuts across the southwest earner of the site as it accesses Donovan Park and a pair of primary/secondary residential buildings are located across the path just down the street. The Cascade Hotel, the CMC Building and Millrace Condominiums are located along the south side of Westhaven Drive, Access to the site is from Westhaven Drive. Westhaven Drive intersects with the South Frontage Road and includes improved turn lanes far all approach directions. A Town of Vail bus stop is lacated at the east end of the Aria Athletic Club within easy walking distance of the site. A chairlift serving Vail Mountain is lacated within easy walking distance of the site. The existing foundation on the site consists of a 200 foot long} GO foot wide garage floor slab with partially constructed foundation walls. Previously disturbed portions of the site have not been properly re-vegetated and consist of weed patches. In general the site is considered an eyesore and a nuisance. Westhaven Condominiums SDD Amendment 9 3.2 Description of proposed building The first step in the design process for the current proposal was to conduct a comprehensive evaluation of the existing concrete foundation on the site. The existing foundation is set back a minimum of 5 to a nzaximurn of 13 feet from the front property live and is designed as one long straight unbroken facade. After evaluating the opportunities and constraints created by the existing foundation a conclusion was reached that to create an appropriate design solution for this site the existing foundation must be removed. The concrete foundation and pier structures will be demolished and removed from the site. The current design proposed for this site is based upon an entirely new foundation and parking garage design. The proposed development program for the Westhaven site consists of thirteen. residential units in two separate buildings sited over a common parking garage. There are seven 3-bedroom units, ore 4-bedroom unit plus loft and five 4- bedrooin units with a total building gross residential floor area of approximately 31,(}40 square feet. The existing foundation and. the associated building designs resulted in a building design that was located very close to the street and included surface parking and the primary building entrance at the rear of the site. The current proposed design represents a significant departure from this previous concept. The new parking garage and buildings are sited towards the rear of the property at the base of the existing slope up to the South h'rontage Road. This results in a building setback of up to 43 feet from the front property line. Tlzis allows for a more graceful presence along the street and creates a gore desirable transition from the linear form of the Aria Club and parking structure to the residential neighborhood of Westhaven, Millrace and to the residential properties beyond the site. The building setback and an angle change that has been designed into the. parking garage creates ample room for a vehicular drop off/pick up courtyard and allows for the placement of significant landscape plantings, The location of tlae front entrance lobbies allows for a pleasing residential scale street presence and creates a pleasant streetscape environment that is much more compatible with the existing neighborhood. The two residential buildings are physically separate above the parking level. This break in the buildings allows for a more interesting articulation of the vertical and horizontal mass of the building. The top deck of the parking garage between the buildings will be designed as an additional landscape area. Westhaven Condominiums SDD Amendment I p Entry to the parking garage will occur at the western end of the site and the garage floor slab will slope slightly upwards to the east to accommodate the grade change across the site. Tlie garage will be fully enclosed with a mechanical heating and ventilation system. Access will be controlled by an automatic garage. Boar system, The parking level acco~l~n~adates twentynine parking spaces, a mechanical room, two entrance and elevatar lobbies, two ski storage morns and a trash dumpster room that can be accessed by residents from the interior and will have its awn exterior garage door for trash pick up. Ail of the parking spaces are designed to a rxtinimum size of 9' x 18'. One space has laeen designed as a 13'x18' handicap accessible space. By keeping the density of the site to only 13 units all required parking is accommodated within the proposed parking garage. The Last few approved designs that utilized the existing foundation included surface parking at the rear of the building. This was necessary to accommodate the required parking due to the number of units in these proposals. This design constraint dictated that the main entrance to these buildings was at the back of the site. This created a rather poor urban design al7pearance, as the building(s) did not present a "front door" to the street. The change in building siting creates the ability to design an appropriate facade that presents a front char to the street, Each building includes a front door entrance lobby that is aesthetically pleasing to the streetscape and the neighborhood. The east building lobby entrance is located appraxirnately 4 feet above the garage level and an ulterior set of stairs will lead down to the garage level. A ski locker and elevatar lobby are located at the garage level. The west building enters on the same grade as the parking. garage and also includes a ski locker and an elevator lobby that provides access to the residentia! units. The cast residential building includes seven units. With the elevator lobby and exiting staircases forming the core of the structure the building can be described as two "halves". The eastenl half of the building consists of four levels with a three bedroom unit an each level. The west half of the building steps down one story and consists of one four bedroom unit on each of the three residential levels. This four to three stagy transition within the building alla~vs for articulation of the bulk and mass of the building and allows the roof ridge to step down as the site transitions downhill to the west. Westhaven Condominiums SDD Amendment 11 The western residential building includes a total of six units on three levels, `T'here are three 3-bedroom units, two 4-bedroom units and a 4 bedroom unit with a loft space. By creating rivo separate buildings and with the ridgeline transitions as designed the overall bulls, mass, height and scale of the buildings are nicely proportioned and fit nicely into the context of the existing neighborhood. The building meets or is below 55 feet in height, which was the height standard applied to the three previous approved plans. 3.3 Development Statistics The following information outlines the development statistics speciTie to the Westhavcn Condominiums site as proposed and, as appropriate, compares those to the development statistics for Area A of tl~e Cascade Village SDL7 as outlined in Town of Vail Ordinance #11 of 1999. This ordinance has expired and the development standards outlined in that ordinance do not specif sally regulate the Westhavcn Condominiums site. Permitted Uses: Multi-Family dwellings Area A of the Cascade Village SDD, as a mixed use commercial, lodgin g recreation and residential area includes a lengthy list of permitted uses. Multi- Family dwellings are included within this list. The most recent approved plan for the Westhavcn Condominiums site included Multi_Family dwellings, accommodation units, fractional fee units and employee housing units as permitted uses. Conditional Uses: None ©ther than Fractional Fee ownership, none of the uses listed as Conditional Uses in Area A are applicable to the Westhavcn Condominiums site. Fractional Fee ownership is not currently contemplated for the site. r1 ~J VL'estl7aven Condominiums SDD Amendment I? Accessory lUses 1. Home occupations, subject to issuance of a home occupation pern~it in Accordance with the provisions of Title I2, Zoning Regulations, Town of Vail lvlunicipal Code. 2. Attached garages or carports, private greezrliouses, swimznizlg pools, tennis Courts, patios, ar other recreational facilities customarily incidental to permitted residential uses. 3. ether uses customarily incidental and accessory to permitted or conditional uses, and necessary for the operation thereof. The above listed accessory uses are common to many of the SDD's and standard. Town of Vail residential zone districts. Density: Dwelling units Thiz~een dwelling units. The original approval of the Cascade Village SDD and the various aznendrnents to the SDD over the course of years approved an overall density of three hundred ffty-two {352) accommodation units and ninety-four {94) dwelling. units far Area A. In accordance with development. statistics obtained from the Town of Vail there appears to be an existing built out density of two hundred eight-eight {28$) accommodations units and seventy-six {76) dwelling units within Area A of the SDD. The proposed thirteen unit density of the Westhaven Condominiums falls within this density allowance. The thirteen units on the .85 acre Westhaven site results in an average density of 15.2 units per acre. Density -GRFA The Cross Residential Floor Area sha11 not exceed 32,04 square feet. The GRFA for the buildings has been calculated in accordance with Section 13B of Ordinance ] 4, Series of 2444. The original GRFA approved 1'or Area A of the Cascade Village 5DD appears to be 289,145 square feet and the existing build out information states that the existing GRFA in Area A is currently 239,680 square feet. The Westhaven Condominiums as proposed fits within the allowable GRFA for Area A, Westha~°en Condominiums SDD Amendment 13 Setbacks The building setbacks shall be as proposed on the development plan. As proposed, the minimum setback distance to from the building/parking garage is four (4) feet to the Westhaven Drive property line. This condition occurs at only one small area at the entrance lobby to the west building. The front setback ranges up to approximately fatty-three (43) feet is some areas. The minimum setback on the east side is five (5) feet to the property line and on the west side is forty-four {4~) feet to the property line. The rear building minimum setback is fourteen {14) feet to the South Frontage Road right of way line. Heiuht: Maximum of 55 feet. Previous development statistics for Area A of the Cascade Village SDD specified afifty-five foot maximulxl. height limit for the Westhaven C~ondO]IIIII]unls Slte. Site Coverage: The site coverage, including building area, driveways, sidewalks and other il~Ipervious surfaces is approximately fifty-one percent of the site area. Landscanina: The proposed plan currently proposes forty-nine percent of the site in landscaping or in a natural landscape condition. Parkins and Loading: Twentynine fully enclosed parking spaces Previous deve]oplllent statistics required that seventy-flue percent of the required parking on the Westhaven Condominiums site be located within a building or hidden from public view by a beml. One hundred percent of the required parking for the proposed developlnetlt plan is located within a fully enclosed heated parking garage. r Nestllaven C©ndominiums SDI7 Amendment 14 3.4 Utilities Water and. sanitary sewer mains are located within Westhaven Drive. Water and sewer taps were made during the initial 1982 construction and service lines extend to the partial foundation. Further design work will be necessary to deterEnine if these existing service lines may be refurbished and utilized. Behind the Westhaven site, located within the road right of way, there is a remnant piece of overhead p©wer line approximately 110 feet in length. The power line gees underground behind the site and extends to an existing switchgear box on the southwest corner of the existing foundation. This project will relocate this switchbox to a new location in the southwest corner of the site. The existing electric easement will be abandoned and a new easement will be put in place. As part of ldoly Cross Electric's ongoing pr®gram to bury all overhead power lines within the Town the short section of overhead line behind the site has been scheduled for burial during the su~r~~ner of 2005. Gas, cable television and telephone services are all available at the site. 3.5 P1rl:ing Needs Assessment Parking. demand for this project has been calculated in accordance with Parking Schedule B of Chapter 10, Off Street Parking and I.aading, of the Town of Vail Zoning Code: Residential units between 500-2,000 sq. ft. of GRFA require 2 parking spaces per unit Residential units greater than 2,000 sq. ft. of GRFA require 2.5 parking spaces per unit 7 units at 500-2,000 sq. ft. GRFA = 14 required parking spaces G units ,;neater that 2,000 sq. ft. GRFA = 15 required narking st~aces Parking Summary TOTAL 29 required parking spaces 29 spaces provided in enclosed heated garage 29 spaces required per Town of Vail Zoning Cade Loading Summary 1 loading berth provided exterior in building auto court 1 loading berth required per Town of Vail Zoning Code Westhaven Condo-niniurns SLED Amendment 15 3.6 Housing Town of Vail C)rdinance #1 of 19I3, which addressed various overall amendments to the Cascade Village SSD, required that the Westhaven Condominium site provide eight employee units as part of the overall housing requirement for the Cascade Village SDD. Since that time three different development proposals for the Westhaven site have received Town of Vail approval. Each of these three proposals included a mix of etployee housing units, accommodation units, fractional fee ownership or free market condominiums. The number of employee housing units (EMU's} in the three proposals ranged from seventeen to tt~venry-one, in an apparent attempt to Bain a favorable review and approval from the Town. In those zoning approvals the average size of the proposed empIayee housing units ranked from 4~8 to 548 square feet per unit. The current ownership of the property has analyzed these previous proposals and believes that a major contributing factor to the failure of this property is the inclusion of EHU's onto the site. The incorporation of EHU's, free market units, accommodation units andlor fractional fee ownership under one roof has created very difficult project economics and dynamics. Qur analysis indicates the following issues have contributed to the current failed status of the previous proposals. • The site is very stnall (0.85 acre) and is constrained by existing utility corridors. • The number of EHU's results in a high parking derriand which creates a very difficult site development constraint. • The building area allocated to EHC~'s is disproportionate to t11e area of free market space and creates a very difficult financial burden on the free market units. • The monthly common expense and maintenance assessments for this type of mixed use building are too high for affordability on the EHU's. This places a disproportionate burden on the free market units. • A 5t}0 square foot housing. unit does not allow far an appropriate family Living environment. The use pattern and occupancy characteristics of a 500 square foot EHU are not compatible in such close proximity to the free market units. This creates a very difficult market far each product. VVesthaven Condominiums SDD Amendment 16 • The current owners of the Westhaven Condominiums site believe that the key to moving forward into a successful approval, construction and sales program is to simplify the scale and intensity of the uses an the property. The proposed thirteen unit free market condominium project is of a size and architectural quality that is consistent with the design and character of the neighborhood. The parking and circulation requirements for thirteen units is more appropriate to the size and scale of the building and can be met within the interior of the building. The applicant proposes to fulfill the 1993 employee-housing requirement by making a payment in lieu of actual housing development based on eight beds. This is consistent with the work session discussions with the Planning Conitnission and Vail Town Council that were held several months ago regarding this application. The paytrtent in lieu will allow the Town of Vail ar the Vail Housing Authority to utilize these funds in a flexible manner to provide family appropriate housing as opportunities arise, It is our understatading that the Vail Housing Authority is currently working on a standardized pay in iieu program that will be presented to the Town Council for formal review and adoption. It is our desire and intention to participate in this program. 3.7 Other site issues A to o ra hical ma and surve of the site re ared b InterMountain p g P p y p p Y Engineering, Inc. indicates that a portion of the paved exit drive from the west end of the Cascade Village parking garage encroaches onto the Westhaven site. The proposed design does trot impact this driveway and the existing improvements will remain in place. The Town of Vail Recreation path crosses the southwest comer of the site and the adjoining.horne has landscaped onto a portion of the Westhaven site on the far side of the recreation path. The proposed design does not impact the path and there will be no change to either the path location or the existing landscape improvements. There is currently no easement across the VVesthaven site for the recreation path. The home located just beyond. the recreation path has landscaped up to tl~te edge of the path. A portion of this improved landscaping is located on the Westhaven Condominium property. The proposed plan does not impact this landscaping. S Westhaven Condominiums SDD Amendment 17 3.8 Adcliti©nal Approval ,Agreements for SDD#4 Previous Town of Vail Ordinances far the Westhaven Condan~iniurns site have reeluired the development of a sidewalk frorn the Cascade Club (now known as The applicant does not awn or control the property adjacent to the Aria Club but vs willing to work with this awner and the Town of Vail to achieve this goal. There is a 5' wide sidewalk proposed across the Westhaven Condominiums site that will tie into the recreation path. The applicant does not awn or control the property adjacent to the Aria Club but is willing to work with this awner and the Town of Vail to achieve this Baal. There is a 5' aide sidewalk proposed across the Westhaven Condan~iniums site that will tie into the recreation path. • Westhaven Car~daminiurns SDL7 Amendment 1$ 4.0 SPECIAL DEVELOPMENT DI.STI~ICT REVIEW C1~ITERIA Title 12, Chapter 9 of the Town of Vail Municipal Code provides f©r the establishment of Special Development Districts in the Town of Vail. According to Section 12-9A~1, the purpose of a Special Developrr~ent District is, "To encourage flexibility and creativity in the development of land, in order to promote its most appropriate use; to improve tl~e design character and quality of the new development within the Town; to facilitate the adequate and economical provision of streets and utilities; to preserve the natural and scenic features of open space areas; and to further the overall goals of the community as stated in the Vail Comprehensive flan. An approved dcvelapzr~ent plan for a Special Developxx~ent District, in conjunction with the properties underlying zone district, shall establish the requirements for guiding development and uses of property included in the Special Development .District." The Municipal Code provides nine design criteria, which slyall be used as the principal Criteria in evaluating the merits of the proposed Special Development District, It shall be the burden of the applicant to demonstrate that submittal material and the proposed development plan comply with each of the following standards, or demonstrate that one or more of deem is not applicable, or that a practical solution consistent with the public interest has been achieved. The applicant has addressed each of the nine SDD review criteria below: • A. Design compatibility and sensitivity t© the immediate environment, neighborhood and adjacent properties relative to architecture[ design, scale, bulk, building height, buffer zones, identity, character, visual integrity and orientation. Anuficar~t response: The proposed design relates well to the site and to the surrounding neighborhood. The architectural design, bulk and building height complements the V'v'esthaven Condominiums context within the existing neighborhood. The massing and detailing of the two building forms are residential in character and provide an appropriate transition from the bulk and mass of the Aria CIub and CMC buildings. The architectural design utilizes similar exterior materials and expresses a residential scale that is compatible with the neighboring residential projects, All required parking is located within an enclosed heated garage and significant landscaping has been proposed. ~'~esthaven Condominiums SDD Amendment 19 B, Uses, activity and density which provide a compatible, efficient and workable relationship with surrounding uses and activity. Applicant response: The proposed use of thirteen residential dwel-ing units is compatible with the surrounding uses. Area A of Cascade Village contains residential, lodging, athletic club and spa, restaurant and theatre uses. A chairlift accessing Vail Mountain is located within easy walking distance. C. Compliance with parking and loading requirements as outlined in "lI'itle l2, Chapter 10, of the Town of Vail Municipal Code. Applicant response: The parking requirement for the thirteen residential units is 29 parking spaces. The proposed development plan incorporates all 2q spaces within an enclosed heated garage. An auto court has been designed into the site plan and will function as the required loading berth. • L?. Conformity with the applicable elements of the Vail {Comprehensive Plan, Town policies and Urban Design Plan. Applicant restonse: The goals contained in the Vail Land Use Plan are to be used as the Totivn's Policy guidelines during the review process of establishing or amending ~peeial Development Districts. The folIo4ving policies are relevant to the review of this proposal: Genera] Grawth/Develooment 1.1 Vai! should continue to grow in a controlled environment, maintaining a balance between residential, commercial and recreational uses to serve both the visitor and the permanent resident. • Westhaven Condominiums SDD Amendment 2fl 1.2 The quality of the environment including air, water, and other natural resources should be protected as the Town grows. 1.3 The quality of the environment including air, water, and other natural resources should be protected as the Town grows. 1.4 The quality of development should be maintained and upgraded whenever possible. 1, l 2 Vail should. accommodate most of the additional growth in existing developed areas (infiil). The proposed development plan is in compliance with these applicable elements of The Vail Land Use Plan. The development of the Westhaven Condominiums will elirninate an eyesore and transition a nuisance properly into a residential use the is compatible with the neighborhood. E. Identification and mitigation of natural andfor geologic hazards that affect the property on which the special development district is proposed. Annlicant resunnse: There are no natural andfor geologic hazards, including the Gore Creek floodplain, that affect the property. F. Site plan, building design and location and Open space provisions designed to produce a functional development responsive and sensitive to natural features, vegetation and overall aesthetic quality of the community. Arrnlirant response: The site plan of the current proposal represents a significant change from the previously approved development plans that attempted to utilize the existing foundation. The proposed design creates a significant building setback from V1Vestlaaven Drive and allows for the creation of a true front door to the building(s). This setback also allows for a functional loading and auto court area and creates opportunity for significant landscape areas. ~~~'csthaven Condominiums SDD An~endinent 21 The applicant believes that this proposed design represents a significant improvement over previously approved designs relative to responsiveness and sensitivity to natural features, vegetation and overall aestl~ctic quality. G. A circulation system designed for both vehicles and pedestrians addressing on off-site traffic circulation. Analieant resnanse: The proposed plan addresses vehicular circulation, parking and loading in a positive manner. Previous approvals for this site have included a sidewalk connection from the Aria Club entrance to the Town of Vail Recreation Path and it is the intent of the applicant to work with the Town of Vail and the adjacent property owner to camplete this sidewalk connection. The proposed plans indicate a 5' wide sidewalk across the esthaven site, The Town of Vail recreation Path crosses the southwest corner of the site. The proposed development plan does not impact the location or design of this path. The applicant is willing to establish an easement on the property far the bike path. ~. Functional and esthetic landscaping and open space in order to optinnize and preserve natural features, recreation, views and functions. Applicant response: The proposed landscape plan is in compliance with this criteria. I. Phasing plan or subdivision plan that will maintain a wort able, functional and efficient relationship throughout the development of the special development district. Ant~licant resnonse: The project will be constnicted in a single phase. A construction management and staging plan will be submitted for review with any request for a building permit. r Westhaven Condo3niniums SDD Amendment ~~ 5.0 Key Features and Findings 5.1 Key Features This proposed aenendTtient to the Cascade Village Special Development District features: • An elimination of an eyesore and a nuisance property that has been widely referred to as "The Ruins" and has existed as a partially completed foundation since 19$2. • A development plan that consists of uses and densities that fit well within the confines of a small and constrained development site. • An architectural design and scale that fits well within the context of the existing neighborhood. • A proposal. to address the previous employee housing requirement in a manner that allows for the creation of family appropriate housing units that are in line with current Town of Vail housing goals. • r Wcsthaven Condominiwi~s SD1~ AKnendment 23 ~.~ ~C~' 1''lt]iillllg5 This proposed amendment to the Cascade Village Specia117evelopinent District may be found to be in compliance with: • The original purpose section of Special Development District #4, Cascade Village, which reads as fallo~vs: Purpose Special Development Distract No. 4 as established to ensure comprehensive development and rsse of an area in a manner that will be harmonious with the general character of the Town, provide adequate open space arzd recreational amenities, and promote the objectives of the Town of k'ail Cornprelzensive Plan. Special Development District Nc~, 9 as c,°eated to ensure that the development density will be relatively low and suitable for the area and the vicinity in tivhich it is situated, the tleveloprrzent as regarded as complementary to the Totivn by the Town Council and the Planning & Environmental Commission, and because there are significant aspects of the Special Development District which cannot be satisfied tlarotrgh the irrzposation of standard zoning dastr-acts on the area. • The Town of Vail Comprehensive Land Use Plan and tlae associated goals and policies The Design Criteria outlined in Section 12-9A-8 of the Town of Vail Zoning Code to be utilized in evaluating the merits of a proposed Special Development District. ~Vesthaven Condominiums SDD Amend~~fent 2~ _ _.. 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V dl .I ~ I S ~ I ` _ ti ii I it t _ ~ I ~ ~ ~ 1. ~ - 1 1 ~ ~ 1 f ! ~ ~ II - ! ~ + ! t ~ ° ' r i~i~ ~, ~~~~~ ,~ yEF~B e ~$~~~ ~~ ~ Y fa ~~ :r ~~~ ~"~ ~a ~~~~ ~~~ ~~~~5 ~~ [$ 3 ~~ ~ ~~ $~ ~~ ~_ pk 49 ~ ~ £` & y q • ~~ ~ t M s ~i §3 b~~ ~ § § 9 n a+ rrrrrrsrre 5 ~ ~c'ars ~ s s~ ~ ~ ~ aa~~~t~ ~ ; 9 w r ~ 4~~ ~~~ s r y e P 4 s€€ ` 7G CC[ y R ~99 yy~7~~~ A ~ S 0 ~.~ ~' ~133[2~F~R,kA ~$ ~ P. . ~~ ~ ~ ~ ~ I, ~~. k I ~ -I i w a Q ~ 0 ,~Ili~s s' ~`~ ~ G r~ R ~- 6 -~ I ~~ ~: s oavaano~ 11vn ~e I ~~ ' 3 ~' 41~ :~J'd'1'ilA ~CiV.75'd~ i,, € , ~e+ I - - - ~~~ MEMORANDLIM TO: Planning and Environmental Commission FROM: Community Development Department DATE: February 28, 2005 SUBJECT: A request for final review of a final plat far a major subdivision, pursuant to Chapter 13-3, Major Subdivisions, Vail Town Code, to allow fora re- subdivision of the Lionshead Core Site, located at 616 Lionshead Placel(a complete legal description is available for inspection at the Town of Vail Community Development Department upon request}, and setting for details in regard thereto. (PEC05-0008} Applicant: Vail Resorts, represented by Braun .Associates, Inc. Planner. George Ruther SUMMARY The applicant, Vail Resorts, represented by Braun Associates, Inc., is requesting a final review of a major subdivision application to create the "Final Plat. Lionshead Sixth Filing. a resubdivision of Tracts C and D. Lot 4. Block 1. VaillLionshead First Filing. and Lot 2. Block 1. Tracts G. H, and a portion of Tract C, VaillLionshead Third Filing. Sections 6 and 7. Township 5 South, Range 80 . West of the 6t" P.M.. Town of Vail. County of Eaaie. S#ate of Colorado". As a __ result of the subdivision, Lots 1 & 2 and Tract C will be created. Staff is recommending approval of the applicant's development review application with the conditions as listed in Section VI of this memorandum. Il. DESCRIPTION OF REQUEST The applicant, Vail Resorts, represented by Braun Associates, Inc., is requesting final review of a major subdivision application to creafe the "Final Plat. Lionshead Sixth Filing. a resubdivision of Tracts C and D. Lot 4. Black 1, VaillLionshead First Filing. and Lot 2, Block 1.. Tracts G, H. and a portion of Tract C, a~ _ West of the 6" P M.~ Town of Vailons fi and _7. Township fi South, Rance 80 County of Eagle, State of Colorado". As a result of the subdivision, Lots 1 ~ 2 and Tract C will be created. The purpose of the final p1a# is to subdivide Tracts C and D, Block 1 VaillLionshead First Filing and Lot 2, Black 1, Tracts G, H, and a portion of Tract C, VaillLionshead Third Filing, Sections 6 and 7, Township 5 South, Range $0 West of the 6th P.M., to create Lots 7 & 2, and Tract C, Lionshead Sixth Filing. Once completed this final subdivision plat will allow for the transference of property as contemplated in the "Core Site Development Agreement" f"Agreement"l, effective November 8, 2004, Section 4, b, (ii} and as discussed during the review of the Lionshead Core Site Hotel major exterior alteration. According to Section 4, b, (ii} of the "Agreement", • "The Town will convey to Vail Associates fee fide to those portions of Tract C, Vail /Lionshead First l=ding,. and Tract C, VaillLianshead Third Fifing that are presently owned `by the Town and ultimately will be encroached by the Core Site Project improvements, as set forth in the development plans far the Gore Site Protect approved by the Town's Planning and Environmental Commission and Design Review Board." III. BACKGROUND On September 27, 2gg4, the Tawn of Vail Planning & Environmental Commission approved a request for a major exterior alteration and approved development plan for the Lionshead Core Site Hotel. Upon approving the request, the Commission placed the following conditions upon the approved development plan, IV. SURR+ North: South: East: West: "The Developer shall address the following conditions of approval prior to the issuance of a building permif by the Town of Vail Community Development Department: (nofe: A grading permif shall constitute a building permit.) ~') That the Developer prepares a Developer Impravernenf Agreement far ©ff-5ife Improvements, as depicfed on the Approved Development Plan, for review and approvaf by the UaiP Tawn Council, Upon approval of the Agreement, the Developer and fhe Tawn of Vail shalf legally execute the Agreement. 2) Thaf the Developer receives final approval of the major subdivision application and records the final plat with the Eagle Gounty Glerk & Recorder's Office as contemplated above." L~UNDING LAND USES AND ZC Land Use Mixed Use Development RecreationlSki Yard Mixed Use Development Residentia9 NING Zanino Lionshead Mixed Use I Lionshead Mixed Use Lionshead Mixed Use l Lionshead_Mixed Use V. CRITERIA AND FINDINGS Chapter 3, Major Subdivision, Title 13 Subdivision Regulations, of the Vail Town Code prescribes the review criteria for a request for a major subdivision. Pursuant to Section 13-3-8, Final Plat.,. Vail Town Cade, the criteria for reviewing the final plat shall be as contained in Section 13-4-2 of the Subdivision Regulations. According to Section 13-4-2C, Review And Action On Piat, "The Planning and Environmental Commission shall review the plat and associated materials and shall approve, approve with modifications or disapprove the plaf within twenty one (21) days of the first public hearing an the minor subdivision or the minor subdivision will be deemed approved. A longer time period far rendering a decision maybe granted subject fa mutual agreement between the Planning and Eravironmenfal Commission and subdivider" ~' The purpose of the final plat is tc~ resubdivide Tracts C and D, Block 1 VaillLionshead First Filing and Lot 2, Block 1, Tracts G, H, and a portion of Tract C, VaillLionshead ~, Third Filing, Sections fi and 7, Township 5 South, Range 80 West of the 6'" P.M., to create Lots 1 & ~, and Tract C, Lionshead Sixth Filing. Once completed this final subdivision plat will allow far the transference of property as contemplated in the "Core Site I]eweloornent Agreement" f"Agreement"1, effective November 8, 20D4, Section ~, b, (ii} and as discussed during the review of the Lionshead Core Site Hotel major exterior alteration. According to Section 13-3-4, Commission Review of Application; Criteria, Vail Town Code, `The burden of proof shall rest with the applicant to shave that the application is in compliance with the intenf and purposes of the Chapter, Zoning Ordinance and other pertinent regulations that the Planning and Environmental Commission deems applicable. C3ue consideration shall be given to the recommendations made by public agencies, utility companies and other agencies consufted under subsection 13-3-3C above. The Planning and Environmental Commission steal! review the application and consider its appropriateness in regard to Tawn policies relating to subdivision control, densities proposed, regulations, ordinances and resolutions and other applicable documents, environmental infegrity and compatibilify with surrounding land uses and other applicable documents, effects on the aesthetics of the Town. " ' One of the basic premises of subdivision regulations is that minimum standards for the creation of a new lot must be me#. This project will be reviewed under the Major Subdivision Criteria, pursuant to Section 13-3-4, Subdivision Regulations, Vail Town Code. The first criterion to be considered by the Planning and Environmental Commission for a Major Subdivision application is: Lot Area -The Zoning Code requires that the minimum lot ar site area for a lot located in the Lionshead Mixed Use I (LMU-I) zone district shall be 10,000 square feet of buildable area, Staff Response -Alf parcels created by the major subdivision meets this requirement. The second set of criteria to be considered by the Planning and Environmental Commission for a Major Subdivision application is the subdivision purpose statements- The subdivision purpose statements are as follows: 1. To inform each subdivider of the standards and criteria by which development and proposals will be evaluated and to provide information. as to the type and extent of improvements required. Staff Response -The review of this request has followed the regulations prescribed for maJor subdivisions of land. 2. To provide for the subdivision of property in the future without conflict with development an adjacent properties. Staff Response -The subdivision will not conflict with future development on adjacent properties. 3, To protect and conserve the value of land throughout the municipality and the value of buildings and improvements on the land. Staff Response -Staff does not believe That fhe proposed subdivision request will have any negative impacts on the value of land or fhe value of buildings and improvements on the land. 4. To insure that subdivision of property is in compliance with the Town Zoning Ordinance, to achieve a harmonious, convenient, workable relationship among land. uses, consistent with municipal development objectives,. Staff Response -The proposed subdivision meets the intent and purpose of the Zoning Regulations for the parcel of land and wiN not prevent the harmonious, convenient or workable relationship of arses consistent with the Town's municipal objectives. 5. To guide public and private policy and action in order to provide adequate and efficient transportation, water, sewage, schools, parks, playgrounds, recreational and other public requirements and facilities and generally to provide that pubic facilities will have sufficient capacity to serve the proposed subdivision. Staff Response -Staff does not believe the requesfed major subdivision will have any adverse impacts on fhe above-described criterid. 6. To provide for accurate legal descriptions of newly subdivided land and to establish reasonable and desirable constructions design standards and procedures. Staff Response -The proposal will result in an accurate legal description of fhe subdivided land. 7. To prevent the pollution of air, streams, and ponds, to insure adequacy of drainage facilities, to safeguard the water table and to encourage the wise use and management of natural resources throughout the municipality in order to preserve the integrity, stability and beauty of the community and the value of land. Staff Response -Staff does not believe the proposed major subdivision will have any negafive impacts on fhe above-described criteria. Staff has reviewed the application for the major subdivision. Upon review of the proposed final plat, staff finds that the proposal complies with the criteria prescribed. far a major subdivision application. A reduced copy of the proposed final plat has been attached for reference (Attachment B). 4 VI. STAFF RECOMMENDATIQN .. The Community Development Department recommends that the Planning and Environmental Commission approves the major subdivision, pursuant to Chapter 3, Title 13, Subdivision Regulafiions, Vail Town Code, to allow for a major subdivision to create the Final Plat, Lionshead Sixth Filing, a resubdivision of Tracts C and D, Lot 4, Block ~ , VaillLionshead First Filing, and Lot ~, Block 1, Tracts G, M, and a portion of Tract C, VaillLionshead Third Filing, Sections 6 and 7, Township 5 South, Range 8Q Vllest of the 6'~ P.M., Town of Vail, County of 7=ogle, State of Colorado. Staff's recommendation is based upon the review of the criteria outlined in Section V of this memorandum and the evidence and testimony presented, subject to the following findings: - "Upon review of the request for a major subdivision to create the Final Plat. Lionshead Sixfh Filina. a resubdivision of Tracts C and D. Lot 4. Block 7. Vail/Lionshead First Filinu, and Lot 2. 8iock. 1, Tracfs G. N. and a portion of Traci G. Vail/Lionshead Third Fifino. Sections 6 acid 7. Townshio 5 South. Range 80 Wesf of the ern P.M.. Town of Uail. County of Eagle. Stafe of Colorado the Planning and Environmenfal Commission finds that the request complies with subdivision regulations and standards as adopted by the Town of Vail" Should the Planning and Environmental Commission choose to approve the major subdivision application, staff recommends that the following conditions be placed upon the approval: The Subdivider shall address the following conditions} of approval prior to the issuance of a building permit by the Town of Vail Community Development Department: (note: A grading permit shall constitute a building permit.) The Subdivider shall revise the proposed Final Plat to include a note describing the purpose of the plat, as reviewed and approved by the Town of Vail Community Development Department, and duly record the Fina[ Plat upon approval with the Eagle County Clerk & Recorder's Office. VII, ATTACHMENTS A. Vicinity Map B. A reduced copy of the proposed subdivision final plat • ~'~~NT ~` ~-~T~,C 0 C'.l I! T it.~: ~ ~ ~. .r3 ... '_ 3i ~~ .5~ gib ?'~ I ,_~ ~.`? 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N03'S6'4t"W - 30.57" '8' - luo -_{1 f,[1 Nth ~ J I 1 1 to ~~ J - ~ _ 1 .q ~a J I ~I __.. ~ l x ~ 1 ~ ~ - ~ I~ ~ ~~ _- -> ~ ~x ~'`~ 1•, S 1 ~~ III ° ° I W ~ ~~`' y ` r° ~ 31 1 N ' ~ Cti p I :~ `, ~ I ! :~' ~ i~'~ ti ~ ~ ~] C,a ff ` ~ Yc1 ~/ W ~j } i ,v O ! I ~ ~ Q7 ~ 1.1 cx i ln~s~rero :7aa.e ,P \ ~ ~ 1- ~ - ~~ ~ ~ ~ ... Y, ~ sp~' ti ~ ~ ii N ~~1 \ ~ ~ a ~ ~ N ~~ ~\ ~~~ ~ ~ ~ f~~ ~ ~~ `~ ~ '~ ~ ~ '~ ~ ~ ~~ O ~, ~~ Please nr~te: There are no materials far item #4, Vail Plaza Hotel. r1 LJ • PLANNING AND ENVIRONMENTAL COMMISSION PUBLIC MEETING _ ,~ February 1 ~, 2D(15 T~'~4~; r"~F t';~:fv~ PROJECT ORIENTATION -Community Development Dept. PUBLIC WELCOME X2:00 pm MEMBERS PRESENT MEMBERS ABSENT Chas Bernhardt Doug Cahill Anne Gunion Bill Jewitf Rollie Kjesbo George Lamb David Viele Site Visits: None Driver: Public Hearing -Town Council Chambers 2:04 pm 1. A request far final review of a major exterior alteration, pursuant to Section 12-7H-6, Exterior Alterations ar Modifications, Vail Town Code, a final review of a variance from Section 12-7H-11, Height and Bulk, Vail Town Cade, pursuant to Chapter 12-17, Variances, Vail Town Code, and a variance from Section 12-7H-16, Parking and Loading, Vail Town Code, pursuant to Chapter 12- 17, Variances, Vail Town Code, to allow for the addition of an elevator tower, located at 610 West Lionshead Circle (Landmark Building)1Lot 1, BEock 1, Vail Lionshead Filing 3, and setting for details in regard thereto. Applicant: Landmark Condominium Association, represented by Fritzlen Pierce Architects Planner: Bill Gibson ACTION: Approved, with conditions MOTION: Kjesbo SECOND: Lamb VOTE: 7-©-0 CONDITION: 1. Approval afi this major exterior alteration shall be contingent upon Tawn of Vail approval of the related design review application. Sill Gibson presented an overview of the staff memorandum. Bill Pierce from Fritzlen-Pierce Architects gave an overview of their client's proposal. The Commission asked about signage and pedestrian circulation; and Bill Pierce responded that no additional signage, or change in signage, is being requested at this time. Cahill opened up the hearing to public comment, closed public comment, and asked for PEC deliberation. Dewitt stated his only comment is the DRB will be vital in this proposal. • The Commission noted the desire that the remainder of the Landmark Buildings a[so be upgrade and asked about the Landmark's future plans and intentions. Geoff Wright of the Landmark responded that no specific timeline will be set until Vail Resort's plans for the redevelopment of the North Day Lot are finalized„ but their desire is to redevelopment the existing buildings as soon as possible. 2. A request for a fina6 review of a conditional use permit, pursuant to Special Development District No. 4, Cascade Village, to allow foe the temporary use of the tennis facility far conferences and conventions, located at ~ 300 Westhaven Drive {Val! Cascade Resort and Spa}/Area A, Cascade Village, and setting forth details in regard thereto. Applicant: Vail Cascade Resort and Spa Planner. Matt Gennett ACTION: Approved, with conditions MOTION: IC~esbo SECOND: Viele VOTE: 7-0-0 CONDITIONS: 1. That there will be no parking allowed along the South Frontage Road, Donovan Park, or Westhaven Drive during any conference or convention events held in association with this Conditional Use Kermit approval. 2. This conditional use permit approval shall expire on 12f31105. 3. Additional conventions may be held during 20(}5, if in compliance with the criteria and findings within the staff memorandum for this CUP dated February 14, 2005. Matt Gennett presented an overview of the staff memorandum. Dan MacLachlan and Douglas Brooks from the Vail Cascade Resort and Spa were available for comments and questions. There was no public comment. Commissioner Bernhardt recommended the applicant work with the Town of Vail Public Works and Police Departments to manage traffic during peak days, such as snow days during the winter. He suggested it be an employee of the Cascade. Douglas Brooks apologized to the PEC and agreed to address the situation. Commissioner Jewitt asked what the existing conference capacity is today for the existent, permanent conference facilities an site at the Cascade. Douglas Brooks Hated that it was around 300 people and the tennis courts provide conference display areas and overflow dinner seating. Commissioner Jewitt asked what arrangements are made with the tennis playing membership. Don MacLachlan noted that no additional fees are charged for tennis players or court times. Commissioner Cahill questioned the one proposed "ta be determined" (TBD) conference. Douglas Brooks commented fhat most of their conventions are booked far enough in advance to establish the proposed schedule; however, same events are booked with shorter advance notice. Commissioner Kjesbo recommended that the Commission not limit the specific number of events which can be booked as the applicant will have to renew this Conditional Use Permit on an annual basis in any case. • 3. A request for a revision to a final plat, pursuant to Section 13-~ 2, Exemption Plat Review Procedures, Vail Tawn Code, to amend a plat restriction to allow far additional gross residential floor area, located at 1094 Riva GlenlLot 4, Spraddle Creek. Estates, and setting forth details in regard thereta Applicant: Vl!&B Development, LLC, represented by Tim. Losa, Zehren and Associates, Inc. Planner: Matt Gennett WITHDRAWN 4. A request far a final review of a conditional use permit, pursuant to Seetian 12-9C-3, Conditional Uses, Vail Town Code, to allow for a public convention facility and public parking facilities and structures, located at 395 East Lionshead Circle/Lot 1, Block 2, Vail Lionshead Filing 1, and setting forth details in regard thereta. Applicant: Town of Vail Planner. Bill Gibson WITHDRAWN 5. Appraval of January 24, 2005 minutes MOTION: Lamb SECOND: Lamb VOTE: 7-U fi. Information Update 7. Adjournment MOTION: Dewitt SECOND: Kjesbo VOTE: 7-0 The applications and infarmatian about the proposals are available far public inspection during regular office hours at the Town of Vail Community Development Department, 75 South Frontage E~oad. The public is invited to attend the project orientation and the site visits that precede the public hearing in the Tawn of Vail Community Development Department. Please call (970) 479-2138 for additional information. • Sign language interpretation is available upon request with 24-hour notification. Please call (97©} 479-235~i, Telephone far the Hearing Impaired, for informatian. Community Development Department Published February 11, 2045, in the Vail Daily. •